Loading...
HomeMy WebLinkAboutHOWES/CANYON MIXED-USE (CORTINA) - PDP - 45-02 - REPORTS - RECOMMENDATION/REPORTThe Canyon/Howes PDP proposes a zero foot setback along Howes Street and Canyon Avenue. The block on Howes Street includes the three existing houses, two of which have been converted to commercial use. Each of these buildings has a front yard setback of around 20 feet. Compliance with Section 4.12(E)(1)(a), Building Setback, would require the PDP to have a front setback of 20 feet. The applicant has submitted a modification request to reduce this setback to zero feet, to be more consistent with the goals of the Downtown district. The building has been designed with a staggered setback at the southeast corner of the building, adjacent to the existing historic structures on Howes Street, creating a transition from the historic properties to the commercial character of downtown, and preventing an abrupt change. The building materials will consist of stone, stucco and glass, with a tile roof. The building has been designed to visually break up the height and mass of the building. At the top of the first two stories is a horizontal projection and change of materials. The top of the fifth story includes another projection. The sixth story is partially setback from the face of the building, and includes a variety of roof forms and gable treatments. Each elevation includes a variety of wall articulations and projections. LANDMARK PRESERVATION COMMISSION May 14, 2003 STAFF REPORT REQUEST: Complimentary Review of Canyon/Howes Mixed Use Project STAFF CONTACT: Karen McWilliams, Preservation Planner APPLICANT: Bill Coulson, Developer BACKGROUND: The Canyon/Howes Mixed Use Project is located in the vicinity of several historic properties in the downtown area, including three historic dwellings and the Masonic Temple. Section 3.4.7 of the Land Use Code protects individually eligible properties by ensuring that (1) historic sites, structures or objects are preserved and incorporated into the proposed development and any undertaking that may potentially alter the characteristics of the historic property is done in a way that does not adversely affect the integrity of the historic resource; and (2) new construction is designed to respect the historic character of the site and any historic properties in the surrounding neighborhood. This project is a Type II Review, requiring Planning and Zoning Board review. It will be presented before the Planning and Zoning Board at their May 15`h meeting. Historic Preservation staff has reviewed the Canyon/Howes Project, and believes that it does substantially comply with the applicable requirements of section 3.4.7. The project is compatible in a mixed use commercial downtown; the height of the project is complimentary to the surrounding commercial structures; the applicant is incorporating compatible materials into his project, including the use of stone for building details; and the building is well articulated. The applicant, Bill Coulson, is soliciting comments from the Landmark Preservation Commission. This is a complimentary review only; the Commission's comments will be provided to the project planner. Staff's comments and recommendations are then forwarded on to the Planning and Zoning Board. PROJECT DESCRIPTION: Canyon/Howes is a mixed -use project development plan, located at the southwest corner of Howes Street and Canyon Avenue. The property is zoned D- Downtown District, and is within the Canyon Avenue sub -district. The maximum building height allowed within the Canyon Avenue sub -district is 168 feet. The proposed building has a total height of 81 feet. The building is six stories in height. The lower two floor will be for retain/office space, and the four upper floors for residential use. A total of 20 loft -style multi- family units will occupy the upper four floors. Off street parking is provided within the lower level of the building. Access to this underground parking will be off of Canyon Avenue. Additional parking is also provided in a small surface lot south of the building, also accessed off of Canyon Avenue, as well as potential parking on Canyon and Howes.