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HomeMy WebLinkAboutRIVER MODERN - PDP - PDP150005 - REPORTS - PLANNING OBJECTIVESStatement of Planning Objectives River Modern March 3, 201S Following the neighborhood meeting the site plan was modified to accommodate 2 parking spaces in every driveway, and on -street parking is available in close proximity to each unit. • Building Height — some expressed concerns about building height. Proposed residential dwellings will comply with the 2.5 story max height requirements, which is compatible with the 2 story residences surrounding the site. • Perimeter Fencing — concerns were raised about privacy and asked if fencing could be added along the east and west boundaries of the site. Privacy fences are included on the proposed site plan in these area. • Impacts on Spring Creek flooding —the proposed development will not create a rise in the Spring Creek Base Flood Elevation. • View of Development from Spring Creek Trail — Concerns were voiced about the visibility of garage doors from the Spring Creek Trail. The site plan was modified following the neighborhood meeting so that garage doors face away from Spring Creek, which also eliminated the need for a paved alley on the north edge of the site. Views of the development will be further enhanced by additional landscaping/native planting within the Spring Creek buffer. ■ Impacts on Wildlife — concerns were raised about impacts to wildlife along Spring Creek. The proposed development meets the intent Division 3.4 Environmental, Natural Area, Recreational and Cultural Resource Protection Standards. An Ecological Characterization Study was prepared for the site. The site and landscape plan details are based on the results and recommendations of this study including implementation of a landscape buffer along the creek, habitat enhancements, and native plant species. (ix) Name of the project as well as any previous name the project may have had during Conceptual Review. Project name on current PDP application — River Modern Project name used during the Concept Review and Neighborhood Meeting — 900 E. Stuart Street 10 Statement of Planning Objectives River Modern March 3, 2015 School hours are 8:00 am to 5:30 pm Monday through Friday and closed on Saturday and Sunday. (i) Drive-in Uses. Drive-in uses shall he prohibited. The proposed development does not include Drive-in Uses. (3) Maximum Kemdentiul Building Hight The maximum height of one-, two- and three-family dwellings shall be two and one-half (2.5) stories. The existing single family home that will be converted to a Child Care Center is 1.5 stories in height and will remain 1.5 stories. (vi) The applicant shall submit as evidence of successful completion of the applicable criteria, the completed documents pursuant to these regulations for each proposed use. The Planning Director may require, or the applicant may choose to submit, evidence that is beyond what is required in that section. Any variance from the criteria shall be described. The submittal includes items required for Project Development Plan submittal as well as other items requested from the Planning staff. (vii) Narrative description of how conflicts between land uses or disturbances to wetlands, natural habitats and features and or wildlife are being avoided to the maximum extent feasible or are mitigated. The River Modern property is zoned L-M-N. There are no conflicts between land uses, and no disturbance of natural features. Natural habitats within the Spring Creek buffer are proposed to be enhanced with the project development. (viii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. As a Type I Review, a neighborhood meeting is not required. However, a neighborhood meeting was held on December 18`h, and the Planning staff is hosting a second neighborhood meeting sometime in March or April. During the first Neighborhood Meeting concerns were raised regarding the following: ■ Density — proposed residential density is similar to many of the adjacent developments, and is less that the gross density allowed within the L-M-N zone district. ■ Adequate Parking —people expressed concerns about the limited quantity of parking available on site and worried that visitors may hove to park on streets adjacent to the development. E Statement of Planning Objectives River Modern March 3, 2015 The area of the Child Care Center building footprint is 3,668 including future additions and the existing garage, and is therefore in compliance. (c) Height. In order to cncuura"c runt lurins, durmos. \%indow". baICUnIe-S and ,uiilar Icatures associated with occupied space, to the extent reasonably feasible, buildings or parts of buildings shall be at least one and one-half (1.5) stories in height (with functional and occupied space under the roof). The maximum height shall be two and one-half (2.5) stories. The proposed Child Care Center will occupy the existing single family home, which will remain a 1.5 story building. (d) Roof Form. Buildings shall have either: I ) sloped roofs, 2) combined flat and sloped roofs, provided that the sloped portion(s) forms a substantial part of the building and is related to the integral structure, entries and activity areas, or 3) flat roofs with building massing stepped or terraced back to form usable roof terrace area(s). The minimum pitch of any sloped roof shall be 6:12. Buildings containing more than four thousand (4.000) square feet of gross floor area shall have at least three (3) roof planes that are directly related to building facade articulations. The proposed Child Care Center will occupy the existing single family home, which will continue as a structure with a variety of pitched roofs. Such existing roofs are at 3:12, 4:12 and 8:12 pitches and additions to the structure will make use of similar pitches. (e) Building Massing. No building permitted by this Section shall have a single undifferentiated mass with a footprint over ten thousand (10,000) square feet. For any building with a footprint in excess of ten thousand (10.000) square feet, walls that are greater than seventy-five (75) feet in length shall incorporate recesses or prgjections created by wall plane returns of at least thirty (30) feet; any such building shall be differentiated into multiple sections of mass in order to achieve proportions that are compatible in scale with adjacent residential neighborhoods. The proposed Child Care Center will occupy the existing single family home, which will continue as a structure substantially smaller than ten thousand square feet and yet contains many differentiated wall planes. (f) Orientation. Building entrances shall face and open directly onto the adjoining local street with parking and any service functions located in side or rear yards and incorporated into the development according to the provisions of this Code. The Child Care Center will have two entries. One of them is the existing front door to the home which faces south towards Stuart Street, and the second will be located on the northeast corner of the building closely associated with the pick-up/drop-off area. (g) Outdoor Storage. Outdoor storage shall be prohibited. The Child Care Center does not include outdoor storage, but the site improvements will include a small stoarage shed, playground equipment, and other play features. (h) Hours of Operation. The decision maker may limit hours of operation, hours when trucking and deliveries may occur, and other characteristics of the nonresidential uses in order to enhance the compatibility with residential uses. 8 Statement of Planning Objectives River Modern March 3, 2015 a focal point for such activities as outdoor gatherings, neighborhood events, picnicking, sitting and passive and active recreation. Surrounding public facilities include the Spring Creek Trail, Indian Hills Park, Spring Creek Park and Edora Park which accommodate many types of outdoor gatherings and activities. (S) Facing Uses. To the extent reasonably feasible, land use boundaries in neighborhoods shall occur at mid -block locations rather than at streets, so that similar buildings face each other. In this instance the proposed Child Care Center will occupy the existing single family residence, so similar buildings will face each other even as the land use changes (6) Small Neighborhood Parkv. Either a neighborhood park or a privately owned park, that is at least one (I ) acre in size, shall be located within a maximum of one-third (1 /3) mile of at least ninety (90) percent of the dwellings in any development proiect of ten (10) acres or larger as measured along street frontarze. Such parks shall meet the following criteria: Indian Hills Park, a 2-acre public park, is located within 250 feet of River Modern's primary access point on E Stuart Street, and all of the proposed residential dwellings within River Modern are located within 850 feet of the park. (E) Development Standards. ( I ) Streets and Blocks. (a) Street System Block Size. The local street system provided by the development shall provide an interconnected network of streets in a manner that results in blocks of developed land bounded by connecting streets no greater than twelve (12) acres in size. The proposed development incorporates a network of interconnected private streets and alleys. Blocks sizes are much smaller than 12 acres in size. (b) Mid -Block Pedestrian Connections. If any block face is over seven hundred (700) feet long, then walkways connecting to other streets shall be provided at approximately mid -block or at intervals of at least every six hundred fifty (650) feet. whicheter is less. Proposed block lengths are much shorter than 700 feet, so mid -block pedestrian crossing are not required. (2) Nonresidential arul Nfixed-Use Buddirlgs. (a) All nonresidential buildings permitted under this Section, including industrial buildings, shall meet the standards for Mixed -Use and Commercial Buildings in Section 3.5.3. Acknowledged. Please refer to the Architectural Elevations included with the PDP submittal. (b) Maximum Size. No building footprint shall exceed a total of twenty thousand (20,000) square feet, with the exception of schools and places of worship or assembly. 7 Statement of Planning Objectives River Modern March 3, 2015 support/recreation facilities; schools; child care centers; places of worship or assembly; convenience retail stores: retail stores; offices, financial services and clinics with less than five thousand (5,000) square feet of building footprint area; personal or business service shops; standard or fast food restaurants (without drive-in or drive -through facilities). small animal veterinary clinics; convenience retail stores with fuel sales that are at least three-quarters (3/4) mile from any other such use and from any gasoline station; and artisan or photography studios or galleries. No drive-in facilities shall be permitted. A neighborhood center shall not exceed (5) acres in size, excluding such portion of the neighborhood center which is composed of a school, park, place of worship or assembly and/or outdoor space as defined in subparagraph (e) of this Section. Surrounding developments meeting the Neighborhood Center requirements regarding access, location, and land use include: • Riversong Waldorf School (Child Care Center) — included within River Modern development ■ Park Central, SE corner of Prospect and Lemay — within 2,500 feet ■ Trinity Lutheran Church, 301 E. Stuart Street — within 3,000 feet ■ Mountain Center, 419 E. Stuart Street — within 2400 feet • Indian Hills Park —within 250feet • Spring Creek Park — within 2,800 feet • Ridgeview Classical School, 1800 S. Lemay Ave — within 1,400 feet • Riffenburgh Elementary School, 1320 E. Stuart Street — within 2,500 feet • Edora Park — within 3,300 feet (d) Design and Access. "The design of neighborhood centers shall be integrated with surrounding residential areas by matching the scale of nearby residential buildings: providing direct access from surrounding residential areas; creating usable outdoor spaces; orienting building entrances to connecting walkways; and, to the extent reasonably feasible, maintaining/continuing the architectural themes or character of nearby neighborhoods. The proposed Child Care Center will occupy the existing single family home, which closely matches the scale of nearby residential buildings, has direct access from the surrounding residential areas, and incorporates private outdoor play areas for the children. The existing structure will largely remain intact and thus remain consistent with the surrounding properties. However, the structure is showing its age and is need of improvement. Namely, the structure will be repainted. As well, the exterior fagades will be enhanced in phases to create a stronger sense of entry at the new drop-off area on the northeast corner of the building and eventually at the southeast existing entry. As well, the building will be expanded to the north in a fashion that will unify the massing that is currently a series of additions. Future improvements to the existing garage are also planned that will convert the function to another classroom. Again those improvements will make use of the existing structure and maintain the small residential scale presently established. (e) Outdoor Spaces. A publicly accessible outdoor space such a'� a hark. plaza., pavilion or courtyard shall be included within or adjacent to every neighborhood center to provide 6 Statement of Planning Objectives River Modern March 3, 2015 development; and a minimum of four (4) housing types shall be required on any such project development plan containing thirty (0) acres or more. The subject site is 4.36 acres, so this standard is not applicable. However, taken in aggregate with surrounding developments the larger "neighborhood" meets the intent of this standard. The River Modern development is comprised of single family attached dwellings with rear loaded garages and front loaded garages, while the abutting developments include large lot single family detached homes with front loaded garages and various forms of multi -family housing. (b) To the maximum extent feasible, housing types, block dimensions, garage placement, lot sizes and lot dimensions shall be significantly and substantially varied to avoid repetitive rows of housing and monotonous streetscapes. For example. providing distinct single-family detached dwellings or two-family dwellings on larger lots and on corners and providing small lot single- family dwellings on smaller lots abutting common open spaces fronting on streets are methods that accomplish this requirement. The proposed development will include a variety of architectural elevations, rear loaded garage where appropriate, staggered front setbacks, front porches, and tree lined streets to create visual appeal. (d) A single housing type shall not constitute more than eighty (80) percent or less than. five (5) percent of the total number of dwelling units. The subject site is 4.36 acres, so this standard is not applicable. However, taken in aggregate with surrounding developments the larger "neighborhood" meets the intent of this standard. The River Modern development is comprised of single family attached dwellings with rear loaded garages and front loaded garages, while the abutting developments include large lots single family detached homes with front loaded garages and various forms of multi -family housing. (3) Neighborhood Centers. (a) Access to Neighborhood Center. At least ninety (90) percent of the dwellings in all development projects greater than forty (40) acres shall be located within three thousand nine hundred sixty (3,960) feet (three-quarter ['/4] mile) of either a neighborhood center contained within the project, or an existing neighborhood center located in an adjacent development, or an existing or planned Neighborhood Commercial District commercial project, which distance shall be measured along street frontage, and without crossing an arterial street. Neighborhood centers shall meet the requirements contained in subparagraphs (b) through (e) below. (b) Location. A neighborhood center shall be planned as an integral part of surrounding residential development and located where the network of local streets provides direct access to the center. Neighborhood centers that are located on arterial streets and that include retail uses or restaurants shall be spaced at least three thousand nine hundred sixty (3,960) feet (three-quarters ['/4] mile) apart (c) Land Use Requirements. A neighborhood center shall include two (2) or more of the following uses: mixed -use dwelling units; community facilities, neighborhood 5 Statement of Planning Objectives River Modern March 3, 2015 purposes of'this Division, a neighborhood shall be considered to consist of approximately eighty (80) to one hundred sixty (160) acres, with its edges typically consisting of major streets, drainageways, irrigation ditches, railroad tracks and other major physical features. The River Modern development meets this purpose by creating a low density, walkable, residential community combined with a proposed child care center as a supporting land use. The proposed density is compatible with surrounding uses, and the new homes being offered will provide another distinct lifestyle and housing choice within this established neighborhood. The proposed site plan maximizes the use of detached sidewalks along private streets, and incorporates a series of trails linking this neighborhood and surrounding neighborhoods to the Spring Creek trail. Development is concentrated in the southern portion of the property, leaving the north portion of the site undeveloped in order to protect and enhance the Spring Creek buffer. In addition, the proposed development is closely associated with Indian Hills Park which adds to the quality of life within this existing neighborhood. Key land use and design standards in the L-M-N district include: (1) Dens it (a) Residential developments in the Low Density Mixed -Use Neighborhood District shall have an overall minimum average density of four (4) dwelling units per net acre of residential land, except that residential developments (whether overall development plans or project development plans) containing twenty (20) acres or less shall have an overall minimum average density of three (3) dwelling units per net acre of residential land. The net density of the proposed residential development is 7.63 dwelling units per acre, which complies with this requirement, and is compatible with many of the surrounding developments. (b) I he maximum density ol'any development plan talon as a whole shall be nine (9) dwelling units per gross acre of residential land, except that affordable housing projects (whether approved pursuant to overall development plans or project development plans) containing ten (10) acres or less may attain a maximum density, taken as a whole, of twelve (12) dwellings units per gross acre of residential bind. The gross density of the proposed residential development is 6.88 dwelling units per acre, which complies with this requirement, and is compatible with many of the surrounding developments. (c) The maximum density of any phase in a multiple -phase development plan shall be twelve (12) dwelling units per gross acre of residential land, and the maximum density of any portion of a phase containing a grouping of two (2) or more multi -family structures shall be twelve (12) d\selling twits per gross acre ol're,idential land. Development of the property is envisioned to occur as a single phase, and the maximum gross density of the proposed development is 7.63 dwelling units per acre, which complies with this requirement. (2) Mix of t1ousing. A mix of permitted housing types shall be included in any individual development plan, to the extent reasonably feasible, depending on the size of the parcel. In order to promote such variety, the following minimum standards shall be met: (a) A minirnum of three (3) housing types shall be required on any project development plan containing twent} (20) acres or more, including such plans that are part ofa phased overall 4 Statement of Planning Objectives River Modern March 3, 2015 (ii) Description of proposed open space, wetlands, natural habitats and features, landscaping, circulation, transition areas, and associated buffering on site and in the general vicinity of the project. The site is positioned on the south side of Spring Creek and is currently developed with one single family residence, a few out -buildings, horse pasture/non-native grassland, and a scattering of native and non- native trees. An Ecological Characterization Study was prepared for the site. The site and landscape plan details are based on the results and recommendations of this study including implementation of a landscape buffer along the creek, habitat enhancements, and native plant species. Located within the Low Density Mixed -Use Neighborhoods (L-M-N) district, the site plan, natural features, and public connections are based on the standards of this zone district. For more detail see section (v) below. (iii) Statement of proposed ownership and maintenance of public and private open space areas, applicant's intentions with regard to future ownership of all or portions of the project development plan. The developed property and outdoor use spaces will be maintained privately by the property owners and a property owners association. The landscape buffer area along Spring Creek will be maintained by a property owner association. (iv) Estimate of number of employees for business, commercial, and industrial uses. The proposed child care center will employ 6 to 7 employees in the short term, and as many as 9 in the future. (v) Description of rationale behind the assumptions and choices made by the applicant. Located within the Low Density Mixed -Use Neighborhoods (L-M-N) zone district, this project exemplifies the purpose and standards envisioned for this district in the Land Use Code. The owner and design team used the zone district standards as the key resource in guiding the site and building design. The purpose of the L-M-N zone district is stated as follows: Purpose. The Low Density Mixed -Use Neighborhood District is intended to be a settingfor a predominance gj'low density housing combined with complementary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood. The main purpose of the District is to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices, that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community by the pattern of streets, blocks, and other linkages. A neighborhood center provides a focal point, and attractive walking and biking paths invite residents to enjoy the center as well as the small neighborhood parks. Any new development in this District shall be arranged to form part of an individual neighborhood. Typically, Low Density Neighborhoods will be clustered around and integral with a Medium Density Mixed -Use Neighborhood with a Neighborhood Commercial Center at its core. For the 3 Statement of Planning Objectives River Modern March 3, 2015 Policy ENV 20.4 — Develop Public/Private Partnerships Community and Neighborhood Livability Policy LIV 5.1— Encourage Targeted Redevelopment and Infill Policy LIV 5.4 — Contribute to Public Amenities Policy LIV 6.1—Types of Infill and Redevelopment in Residential Areas Policy LIV 6.2—Seek Compatibility with Neighborhoods Policy LIV 6.3 — Encourage Introduction of Neighborhood -Related, Non -Residential Development Housing Policy LIV 7.1— Encourage Variety in Housing Types and Locations Policy LIV 7.2 — Develop an Adequate Supply of Housing Streetscapes Policy LIV 10.1— Design Safe, Functional, and Visually Appealing Streets Policy LIV 10.2 — Incorporate Street Trees Landscape Design Policy LIV 14.1— Encourage Unique Landscape Features Policy LIV 14.2 — Promote Functional Landscape Policy LIV 14.3 — Design Low Maintenance Landscapes Commercial Development Policy LIV 15.2 —Seek Compatibility with Surrounding Development Neighborhoods Policy LIV 21.2 — Establish an Interconnected Street and Pedestrian Network Policy LIV 21.2 — Design Walkable Blocks Policy LIV 21.3 — Calm Traffic Policy LIV 22.3—Offer Multi -Family Building Variation Policy LIV 22.4— Orient Buildings to Public Streets or Spaces Policy LIV 22.5 — Create Visually Interesting Streetscapes Policy LIV 22.6 — Enhance Street Design and Image Policy LIV 22.7 — Consider Landmarks and Views Policy LIV 22.8 — Reduce the Visual Prominence of Garages and Driveways Policy LIV 22.9 — Form Neighborhood Edges Policy LIV 23.1— Provide Neighborhood Parks and Outdoor Spaces Policy LIV 23.2 — Integrate Natural Features Low Density Mixed -Use Neighborhoods (LMN) Policy LIV 28.1— Density Policy LIV 28.2 — Mix of Uses Open Lands, Parks and Water Corridors Policy LIV 44.4— Utilize Buffers Policy LIV 44.5 — Interconnect Trails/Paths 2 Statement of Planning Objectives River Modern March 3, 2015 Project Overview This proposed River Modern project embodies the character and vision of City Plan, as well as the L-M-N zone district. Characteristics of the proposed plan include: ■ A high quality built environment • A compact pattern of development • Cohesive, distinct, vibrant, safe, and attractive neighborhood • Quality housing options • Distinctive and attractive community image, design, and identity • Nature is accessible and visible • Infill project that is compatible with the established character of the neighborhood • Adds to the availability and variety of housing types and densities. • Promotes resource conservation and efficiency in the construction of new houses as well as upgrades to existing houses. • Streetscapes are designed with consideration to the visual character and the experience of users and adjacent properties. • Outdoor spaces, such as trails and open space are integrated into the community and designed to be functional, accessible, attractive, safe, and comfortable. • Landscape design incorporates quality and ecologically sound practices (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan. Many principles and policies outlined in City Plan are achieved with this project. The most significant are listed here: Economic Health Principles and Policies Policy EH 4.2 — Reduce Barriers to Infill Development and Redevelopment Environmental Health Policy ENV 1.1— Protect and Enhance Natural Features Policy ENV 1.2 — Regulate Development along Waterways Policy ENV 2.6— Manage Conflicts Policy ENV 2.9 — Provide Access Policy ENV 4.1— Improve Connectivity Policy ENV 4.6 — Utilize Corridors Stormwater and Flood Management Policy ENV 18.2 — Manage Risks Policy ENV 18.6 — Modify Detention Requirements for Redevelopment Policy ENV 19.2 — Pursue Low Impact Development 1