Loading...
HomeMy WebLinkAboutCOPPERLEAF (FORMERLY 3425 SOUTH SHIELDS) - PDP - PDP160026 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUEST• The project provides adequate off-street parking, which is desirable and necessary for the residents. The off-street spaces help reduce on -street parking demand, therefore reducing potential impacts to the adjacent neighborhoods. • The intent of the required 55 foot maximum length is to add visual interest and avoid long blank walls. The rear walls of the garages will be articulated with a band of vertical 2 x 6 lap siding painted in a contrasting color. Modification to Section 3.8.30(C)(2)(a Code Language: Section 3.8.30(C) Access to a Park, Central Feature or Gathering Place. At least ninety (90) percent of the dwellings in all development projects shall be located within one thousand three hundred twenty (1,320) feet (one -quarter [%] mile) of either a neighborhood park, a privately owned park or a central feature or gathering place that is located either within the project or within adjacent development, which distance shall be measured along street frontage without crossing an arterial street. Such parks, central features or gathering places shall contain one (1) or more of the following uses: (1) Public parks, recreation areas or other open lands. (2) Privately owned parks, meeting the following criteria: (a) Size. In development projects greater than two (2) acres in gross area, such private parks must be a minimum of ten thousand (10,000) square feet. In development projects with a gross area of two (2) acres or less, such private parks must be a minimum of six (6) percent of the gross site area. (b) Location. Such parks shall be highly visible, secure settings formed by the street layout and pattern of lots and easily observed from streets. Rear facades and rear yards of dwellings shall not abut more than two (2) sides or more than fifty (50) percent of the perimeter frontage of the park. (c) Accessibility. All parts of such parks shall be safely and easily accessible by pedestrians and open to the public. (d) Facilities. Such parks shall consist of multiple -use turf areas, walking paths, plazas, pavilions, picnic tables, benches or other features for various age groups to utilize. (e) Ownership and Maintenance. Such parks may, in the discretion of the City, be acquired by the City (through dedication or purchase) or be privately owned and maintained by the developer or property owners' association. (f) Storm Drainage. When integrating storm drainage and detention functions to satisfy this requirement, the design of such facilities shall not result in slopes or gradients that conflict with other recreational and civic purposes of the park. Requested Modification: The property is located within an infill site, surrounded on three sides by existing residential development and a major arterial street on one side,. Due to unique challenges with the shape of the site, meeting the requirement for 10,000 square feet of park, central feature or gathering areas is infeasible. Therefore, the applicant is requesting a modification. Justification 3 • The 1-story garages with pitched roofs are 20' wide and are set back 5', de facto creating the 25' buffer. • Full tree stocking has been added to the south side of Building C using and combination of ornemental trees, columnar spruce and shrubs. In addition, there will be a 6' solid privacy fence. • The project is maintaining the 25' buffer yard on the north property line abutting the single family homes and is providing enhanced shrub and tree screening to mitigate the impacts to the neighbors. • The intent of the required 25' buffer yard us ro protect single family dwellings from potentially large multi -family buildings towering over properties, blocking views, etc. However, in this case, the single family attached homes are 35' from the proposed Building C, almost twice the required buffer distance. Modification to Section 3.5.2(G)(1)(a) Code Language: 3.5.2(G)(1)(a) Rear Walls of Multi -Family Garages To add visual interest and avoid the effect of a long blank wall with no relation to human size, accessibility needs or internal divisions within the building, the following standards for minimum wall articulation shall apply: (1) Perimeter Garages. (a) Length. Any garage located with its rear wall along the perimeter of a development and within sixty-five (65) feet of a public right-of-way or the property line of the development site shall not exceed fifty-five (55) feet in length. A minimum of seven (7) feet of landscaping must be provided between any two (2) such perimeter garages. Requested Modification: The applicant requests that the rear walls of all garages be longer than 55 feet Justification The granting of this modification of standards would not be detrimental to the public good, and the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified and the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested for the following reasons: 1' = GROUP landscapearchBedure I planning I illustration October 25, 2016 Re: Copperleaf Please accept this request for a Modification of Standards to Section 3.8.30(F)(1), Section 3.5.2(G)(1)(a) and Section 3.8.30(C)(2)(a) of the Land Use Code. Background The 2.987-acre site is located at 3425 South Shields. The proposed use is for the construction of three multi -family apartment buildings containing 93 units in one and two bedroom configurations. The site is zoned MMN and the project will be subject to a Type 11 Planning and Zoning Board review. This modification requested is in accordance with the review procedures set forth in Section 2.8.2(H) of the Land Use Code as follows: Modification to Section 3.8.30(F)(1) Code Language: 3.8.30(F) Design Standards for Multi -Family Dwellings. (1) Orientation and Buffer Yards. Buffer yards along the property line of abutting property containing single- and two-family dwellings shall be twenty-five (25) feet. This provision shall not apply to structures within the Neighborhood Conservation Buffer (NCB) district and the Neighborhood Conservation Medium Density (NCM) district. Requested Modification: The property is located within an infill site, surrounded on two sides by existing single family homes and townhomes. Due to unique challenges with the narrow site, there is scarcely sufficient room for the required 25' buffer to the north, drive aisle widths, parking stall depths and buildings. Because of these factors, the landscape buffer yard along the south property line is 17.9' wide south of Building C and 5' wide south of the proposed Garage 5. Further, Garages 1 and 2 on the north property line, are also within 5' of the property line. Given the above, the applicant requests that Building C and Garages 1, 2 and 5 be located closer than 25' to the existing single family attached property to the south and closer than 25' to the existing single family property to the north. Justification The granting of this modification of standards would not be detrimental to the public good, and the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified and the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested for the following reasons: 444 Mountain Ave. TEL 970.532.5891 Be&oA,C080513 I wee TBGroup.us The granting of this modification of standards would not be detrimental to the public good, and the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified and the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested for the following reasons: • Although the project technically does not have 10,000 square feet of highly visible park space formed by streets, the plan achieves the following: - An outdoor plaza containing a pergola with picnic tables and bbq grills nad seating areas - A centralized dog park with outdoor seating and shade structure - Connecting walkway and pathways throughout the site • Rossborough Park is located'/z- mile away, however other single family homes in the area are the same distance away • The project size of 2.9 acres barely meets the threshold of needing to meet the code standard. • The project provides 2,600 sq. ft. of qualitative outdoor passive space.