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HomeMy WebLinkAboutLANDMARK APARTMENTS EXPANSION - PDP - PDP120031 - SUBMITTAL DOCUMENTS - ROUND 1 -Comment s from Concept Review Feb 27, 2012 Comments from Planning and relavent sections: 1. Per the Medium Density Mixed Use Neighborhoods (M-M-N) District land use code requirements, proposed project must have access to a park, central feature or gathering space. Please refer to thealternatives in Division 4.6(D)(3) to satisfy this requirement. 2. If the proposed three-story buildings are greater than 40 feet in height, the building height review standardsshall apply as described in 3.5.1(G). 3. Please be aware per the M-M-N Division 4.6 standards, setbacks from the property line of abuttingproperty containing single-family dwellings is 25 feet. 4. Please consider the Street-Like Private Drives standards for the layout of the parking and circulation of the site listed in 3.6.2 (L)(c), as this may be part of a solution to bring the site plan into conformance with many of these comments. Additionally, per 3.6.2(L)(2)(b) please be aware that private drives are limited to 660 feet in length. 5. Article 4.6(D)(2)(1) requires that the layout pattern for Medium Density Mixed Use Neighborhoods be designed to allow buildings to face towards a street. 6. Please be advised that all building entrances need to be made clearly visible from streets through the useof architectural elements and landscaping per Article 4.6(E)(3)(d). 7. The proposed concept plan is not in conformance with the Residential Building Standards. As described in3.5.2(C), orientation to a Connecting Walkway is required. Every front building facade with a primary entrance to a dwelling unit shall face the adjacent street. Every front facade with a primary entrance to a dwelling unit shall face a connecting walkway with no primary entrance more than two hundred (200) feet from a street sidewalk. The following exceptions to this standard are permitted: A primary entrance may be up to three hundred fifty (350) feet from a street sidewalk if the primary entrance faces and opens directly onto a connecting walkway that qualifies as a major walkway spine. If a multi-family building has more than one front facade, and if one of the front facades faces and opens directly onto a street sidewalk, the primary entrances located on the other front facade(s) need not face a street sidewalk or connecting walkway. Connecting walkway is defined as: (1) any street sidewalk, or (2) any walkway that directly connects a main entrance of a building to the street sidewalk without requiring pedestrians to walk across parking lots or driveways, around buildings or around parking lot outlines which are not aligned to a logical route. Major walkway spine shall mean a tree-lined connecting walkway that is at least five (5) feet wide, with landscaping along both sides, located in an outdoor space that is at least thirty-five (35) feet in its smallest dimension, with all parts of such outdoor space directly visible from a public street. 8. The proposed concept plan is not in conformance with 3.5.2(C)(2) which requires that every building containing four or more dwelling units shall have at least one building entry or doorway facing any adjacent street that is smaller than a full arterial or has on- street parking. 9. The block standards described in 4.6(E)(1) require that each development in the M-M-N district utilize a series of complete blocks surrounded by streets (public or private). This standard is illustrated in Figure 17C in 4.6(E), and is a standard that is intended to work in conjunction with other requirements such as street-facing facades and proximity of building entrances to streets or connecting walkways. Typically deviations from these standards are not supported. 10. Per 3.5.1(H) regarding land use transition, the proposed project must satisfy a compatible transition with surrounding land uses to the maximum extent feasible. 11. In addition to the general layout of proposed buildings and site plan elements, be advised that the determination of compliance with the landscape standards described in Section 3.2.1(E)(1 through 6) and 3.2.1(G) regarding buffering between incompatible uses, landscape area, water conservation, parking landscaping, and screening are a key component of this project’s review. 12. Any Project Development Plan submittal will need to address 3.2.2(C)(4) regarding the location and number of bicycle parking spaces.