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HomeMy WebLinkAbout215 MATHEWS OFFICE BUILDING - PDP - PDP150020 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUESTModifications of Standards Requests 215 Mathews Street Offices December 4, 2015 Furthermore, it seems as if this standard was intended to apply more to single-family residential projects, like those found further to the east of this project. Most two story or taller office buildings, other than those in former houses, would not comply with this standard. This is demonstrated by most office uses in the adjacent Downtown zone district. Since this zone district is intended as a transition area and since this particular block is more adjacent to and more closely resembles the intensity of the Downtown district, this standard does not seem as appropriate as it might elsewhere within the district. Summary The proposed modifications are all nominal when compared to the entire development that provides high quality, high performing architecture that is sensitive to the character of the surrounding neighborhood, and as such is consistent with the policies of the Land Use Code described in Section 1.2.2 as follows: (B) Encouraging= innovations in land developmeu and renewol. (F) Encouraging patterns of land use which decrease trip length of automobile trawl and encoturct(,re trip consolidation. (J) brtprovi kg the design, quality and character of new developmem. (A) Fostering a more rational pattern of rclutionship among residential, business and industrial uses for the mutual benefit of ull. (L) Encouraging the development of vucuw properties within established areas. (M) Ensuring that development proposals are sensitive to the character of existing neighborhoods. Approval of these requests for Modifications would facilitate a positive infill development adding much needed quality office space to the Old Town area. Furthermore, granting these requests would not be detrimental to the public good but would provide for a substantial improvement over the existing conditions of the property. 3a Modifications of Standards Requests 215 Mathews Street Offices December 4, 2015 the block face, a nice undulation pattern of facades is developing in a mild in and out fashion. It is argued that the proposed solution is minimal and inconsequential given the surrounding context. Furthermore, the front building elevation is further mitigated by the inclusion of a high grade building material palette similar to the surrounding buildings. This elevation is proposed to be constructed predominantly of masonry (brick and stone) with the exception of the windows, which are similar in character to the apartments and an upper band of stucco. As well, the ground plane is treated with extensive landscaping all serving to further mitigate the issue. Lastly, the proposed project will greatly improve the streetscape and pedestrian experience through the removal of the existing driveway which presently disrupts the pedestrian flow across the site. Modification 4- 4.9(D)(6)(d) Dimensional Standards. Minimum side yard width. tldinimran side vord width shall he five (5) feet for all h7lerior side yards. N�henever anv portion of a 11-all or buildnrg exceeds eighteen (1 S')feel in height. such portion of the ivoll o • building shall be set hack from the interior side lot line an additional one (1) foot. beyond the minintunt required, for eoch two (2).feel or fraction thereof of wall or building height that exceeds eighteen feet in height. Proposal: This standard has two components. The proposed project complies with the first component of providing a five (5) foot building setback. The second component requires the building height that exceeds eighteen (18) feet to be stepped back. The proposed building will be approximately 1 3 '• I : 7 thirty (30) feet high at the eave line and approximately thirty-one (31') high at the property line without stepping back 1-Y16 NrrccJJPr'f "), — 1 � r eF 13� J kT F-" A Justification: The N-C-B zone district, the subject property is located within, is intended as a transitional district between more intense downtown commercial uses and the surrounding single-family residential neighborhoods. The subject property happens to fall on edge of the Downtown District and in many ways the subject block more closely resembles the character and intensity of the Downtown District more so than the surrounding single-family neighborhoods. The existing single-family home is the last remaining on the block face and is sandwiched between two much more intense and dense multi -family residences with an approved even more intense attached -dwelling project, the Townhomes at Library Park, on the wayfurther south on the block. The existing adjacent buildings, and certainly the approved Townhome project, exceed many of the zone district standards but do so in what seems to be an appropriate manner given the proximity to downtown and the lack of immediate proximity to single-family homes. 1Veither of the adjacent projects comply with this standard as like stated previously, the general character of this block is more like the Downtown District in this regard. It should be noted that the setback for the project to south varies with the easternmost portion at the required setback and the western portions setting back significantly further, which helps provide further buffer. And, it should also be noted that the project fa4ade to the north contains no windows that would be impacted. Given this surrounding context, it is argued that the proposed solution is minimal and inconsequential. Modifications of Standards Requests 215 Mathews Street Offices December 4, 2015 more intense attached -dwelling project, the Townhomes at Library Park, about to begin construction further south on the block. The existing adjacent buildings, and certainly the approved Townhome project, exceed many of the zone district standards but do so in what seems to be an appropriate manner given the closer proximity to downtown and the lack of immediate proximity to single-family homes. While this proposed increase in area is significant, the public record shows that the Townhomes at Library Park project was granted a Modification which exceeds this criteria by a greater amount and it appears that the adjacent Park View Apartments may also exceed this criteria. It is argued that the proposed solution is minimal and inconsequential given the surrounding context. Furthermore, it seems as if this standard was intended to apply more to single-family residential projects allowing them to have a back yard area and also to maintain the quality of the adjacent back yard areas. Since the Apartment project to the south does not have a back yard area and likely exceeds this criteria and since the apartment project to the north places a parking lot at the rear half of its lot, it would seem that there would be no benefit to the adjacent projects in holding the subject property to the standard. Modification 3 - 4.9(D)(6)(b) Dimensional Standards. Minimum front yard setback. Standard: Mininrunr fi•ant i-ard setback shall be fific en (15) feet. Proposal: The majority of the proposed building is setback nine feet eight inches (9' — 8") feet with a 5• ow minority portion at the main entry setback nine (9) feet. Justification: The N-C-13 zone district, the subject property is located within, is intended as a transitional district between more intense downtown commercial uses and the surrounding single-family residential neighborhoods. The subject property happens to abut the Downtown District and in many ways the subject block more closely resembles the character and intensity of the Downtown District than the surrounding single-family neighborhoods. The existing single-family home, on the subject property, is the last remaining on the block face and is sandwiched between two much more intense and dense multi -family residences with an approved even more intense attached -dwelling project, the Townhomes at Library Park, about to begin construction further south on the block. The existing adjacent buildings, and certainly the approved Townhome project, exceed many of the zone district standards but do so in what seems to be an appropriate manner given the closer proximity to downtown and the lack of immediate proximity to single-family homes. Neither of the adjacent buildings meet this standard. The building to the north of the subject property is setback approximately fourteen (14) feet. The building to the south of the subject property is setback approximately two (2) feet at the eastern -most masonry piers of the main entry, approximately eight (8) feet at the main entry wall and approximately eleven (11) feet for the remainder of the building and the Townhomes at Library Park project, further to the south, has a virtual zero setback for the full width of the two buildings. Viewing the four properties of Modifications of Standards Requests 215 Mathews Street Offices December 4, 2015 one-halj (7'/) feet located within anv.cneh accessoi-v hidlding located on the lot. ('Open balconies anil hasenuetus shall not he counted os floor area for purposes of"calculating densih.). Proposal: The proposed total floor area is 8,550 square feet and the lot area is 7,000 squarj feet thus the proposed building exceeds the standard by 1,550 square feet. V = j T Yb T Justification: The N-C-B zone district, the subject property is located within, is intended as a transitional district between more intense downtown commercial uses and the surrounding single-family residential neighborhoods. The subject property happens to abut the Downtown District and in many ways the subject block more closely resembles the character and intensity of the Downtown District than the surrounding single-family neighborhoods. The existing single-family home, on the subject property, is the last remaining on the block face and is sandwiched between two much more intense and dense multi -family residences with an approved even more intense attached -dwelling project, the Townhomes at Library Park, about to begin construction further south on the block. The existing adjacent buildings, and certainly the approved Townhome project, exceed many of the zone district standards but do so in what seems to be an appropriate manner given the closer proximity to downtown and the lack of immediate proximity to single-family homes. Given the requested increase is just a 22% increase beyond the standard and given that the adjacent properties exceed this criteria significantly more, it is argued that the proposed solution is minimal and inconsequential. Furthermore, the building massing is mitigated by the inclusion of a high grade building material palette similar to the surrounding buildings. The front elevation is proposed to be constructed entirely of masonry (brick and stone) with the exception of the windows, which are similar in character to the apartments. Modification 2 - 4.9(D)(5) Allowable Floor Area on Rear Half of Lots. Standard: The allocable flour area on the rear half of a lot shall not exceed dtirrn-three 03) percent of the urea ofthe rear f{fiV (50) percent of the lot. oop �Sbo Proposal: f The proposed total floor area on the rear half of the lot is 3,108 square feet on a 3,500 square y feet equating to eighty nine (89) percent of the rear half of the lot. 5 `7. 89 5 00 a a� Justification: I ass The N-C-B zone district, the subject property is located within, is intended as a transitional district between more intense downtown commercial uses and the surrounding single-family 3,( D residential neighborhoods. The subject property happens to abut the Downtown District and in 1 i 5 s many ways the subject block more closely resembles the character and intensity of the � Downtown District than the surrounding single-family neighborhoods. The existing single-family V - I q 5 j4' home, on the subject property, is the last remaining on the block face and is sandwiched between two much more intense and dense multi -family residences with an approved even Modifications of Standards Requests 215 Mathews Street Offices December 4, 2015 Land Use Code Modification Criteria: "The decision maker nncm grant o modification ofstandarcls only if ii finds that the granting of the modification would not be detrimental to the public good, and that: (1) the plan as submitted Brill promoe the general purpose of the standard for• which the modification is requested ecquullr well or belter than iroulcl a plan which complies with the standard for• which a modification is requested: or (2) the granting of a modification fi•orn the strict application of any standard a°add, without impairing the intent cutd purpose ofthis Land Use ('ode. substanlialh- adlericue an existhtg. defined and cescribeciproblem of cite -wide cancerw or would result in a substantial benefit to the city br reason of the fact that the proposed projc ct srordd substantially address an important commIIunih- need specifically and espressh- defined and described in the city's Conrprchensive Plait air in an adopted policy, ordinal ice air re.solutiolI of the ('ity Cucil a onnd the Sudan application ofsuch a standcircl would render the project practically infeasible: or (3) by reason of exceptional physical conditions or other extroorclinarY and exceptional situations. unique to such propertll., including, bill not limited to, physical conditions such us exceptional narrowness, shallowness or topography.. or plmsical conditions which hinder the rnrner's ability to install a Bolen energy sVsrenn, the sn-ict applicmiot of the starndard sortght to be modified would result in unusntcd and exceptiorrctl practical difficulties, or exceptional or undue hardship upon the owner of such property-. provided that such thfficu hies or hardship ore not caused by the act or omission of the applicant; or (4) the plan as submitted will not diverge front the.standards of ilne Land Use Code that are authorized Ur this Division ro be modified except in a nominal, inconsequential nzrn when considered fron due perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as conkrhted in Sa'Ctiorn 1.2.2. ,elm- firtditt,� made under subparagraph (1), (1). (3) or (4) above .shall be supported by specific findings showing how the plan, as .submitted. meets flue rexluirennents and criteria of said subparagraph (1), (2). (3) or (4). Modification Criteria and Support Findings Modification 1— 4.9(D)(1) Density Standard: Vinimum lot area shall be. equivalent to the total floor area ofihe building(s). but not less dtarn fire daousand (5,000) square feet_ For the proposes of calculutnt, densilV. 'total floor area"shall neon fine total gross floor area of all principal buildings as meastned along the outside walls of such buildings, inchtdintg each finished or unfinished floc' le -el, plus tlti' total gross floor area of the ground floor of am- occessor.i- buildirna larger than orate hundred iwenty (120) .square feet, phis that portion of the floor area of any See .ond store having a ceilhn; height of at least .severe and Modifications of Standards Requests — 4,CVi PEp 215 Mathews Street Offices December 4, 2015 Project Description FL vc This is a request for four Mo ations in conjunction with a pending Project Development Plan (PDP) for 215 Mathews Street. fou Modifications relate to development standards in the Neighborhood Conservation Buffer, N-C-B, ne district. Ll N L _ 3. P, a (K) The pending PDP request is a request for redevelopment that results in a new three story office building of approximately 8,550 square feet. The existing home would be razed in order to accomplish this. Site plan, architectural, landscape, lighting and utility plans have been provided for the project that provide visual tools to understand the scope of the modifications proposed. Context The subject property is a 7,000 square foot lot with a small dilapidated home currently on it. The property faces the City Creative Center (former museum) and Library Park to the east. Immediately to the south is the Parkview Apartments. To the west is an existing alley and to the north is the Library Park Apartments. The surrounding land uses are as follows: E: N-C-M; Existing City Creative Center and Library Park S: N-C-B; Existing Parkview Apartments W: D; Existing commercial and residential N: N-C-B; Existing Parkview Apartments Parking /N INIMUA The current standards for parking in the N-C-B zone district for an office use require one space per 1,000 square feet of gross leasable area. This results in a requirement of nine spaces for the proposed facility. Nine spaces will be provided on site and four new spaces will be provided on Mathews Street in lieu of the existing curb cut serving the existing driveway that will be removed. One of these new street parking spaces will be a van accessible space and a new ramp will be provided for the space to the walkway paralleling Mathews Street. Neighborhood Impact Redevelopment of this property will add much needed quality office space to the Old Town area and clean up the current unsightly and dilapidated existing home and site. Since parking is being provided on site, as required, plus additional spaces will be provided on the street, this project should have no adverse effect on the neighborhood. Land Use Code Standards Relating to the Four Modification Requests Modification 1-4.9(D)(1)Density 1PAI_ E^rT,I.E LbY Modification 2 - 4.9(D)(5) Allowable Floor Area on Rear Half of Lots. Modification 3 - 4.9(D)(6)(b) Dimensional Standards. Minimum front yard setback. Modification 4 - 4.9(D)(6)(d) Dimensional Standards. Minimum side yard width. - Be'rh We s ? S. -3-2 •1((,) W-SfItL : L6LAY,o,i