HomeMy WebLinkAboutZIEGLER - HARVEST PARK PDP - PDP120033 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUEST1
Katie Aurigemma
From: Steve Steinbicker
Sent: Wednesday, April 03, 2013 4:41 PM
To: Lindsay Ex
Cc: Sherry Albertson-Clark; Katie Aurigemma
Subject: Lot 2, Harvest Park - Ziegler Mixed Use _ Modification Request
Attachments: ModificationReq_4.3.130001.pdf
Categories: Ziegler
MODIFICATION REQUEST
LOT 2, HARVEST PARK – ZIEGLER MIXED USE PDP
(REFERENCE SUBMITTED PDP SITE PLAN, ARCHITECTURE WEST LLC)
REQUEST FOR MODIFICATION OF STANDARDS , SECTION 2.8.2.H.4. ;
‘ the plan as submitted will not diverge from the standards of the Land Use Code.... except in a nominal,
inconsequential way when considered from the perspective of the entire development plan.’
THIS IS SPECIFIC TO THE LMN DEVELOPMENT STANDARD FOR A MINIMUM OF A 15’ BUILDING SETBACK ALONG A LOCAL
STREET FOR MULTI‐FAMILY RESIDENTIAL HOUSING PROJECT.
STATEMENT OF ISSUES;
THE PROJECT HAS 4 BUILDINGS TOTAL, OF WHICH, 3 OF THE 4 HAVE FRONTAGE ALONG STREETS. 2 OF THE 3
BUILDINGS COMPLY WITH THE REQUIRED SETBACKS. BUILDING ‘A’ IN THE NWC OF THE SITE, FACING NORTH TO
COUNTY FAIR LANE HAS LESS THAN A 15’ SETBACK.
THERE ARE CONFLICTING DEVELOPMENT STANDARDS THAT ALLOW FOR NO SETBACK REQUIREMENTS FOR
MULTI‐FAMILY BUILDINGS, WHILE ANOTHER SECTION OF THE STANDARDS IS DIFFERENT, REQUIRING A 15’
SETBACK.
THE FRONTING STREET IS COUNTY FAIR LANE. AS PROPOSED, IT WILL BE CONSTRUCTED WITH UP TO 7
DIFFERENT PROPERTY LINE DIMENSIONS, METES & BOUNDS LINES, THAT IS 2 STRAIGHT LINE TANGENTS AND 5
OFFSETTING RADII. THAT IS THE STREET WILL NOT BE CONSTRUCTED IN A STRAIGHT LINE, IT WILL NOT HAVE A
LINEAR/PARALLEL PROPERTY LINE, RELATIVE TO THE STRAIGHT BUILDING WALLS.
THE NORTHWEST BUILDING ‘A’ HAS A VARYING ELEVATION/FAÇADE OFFSET, AS REQUIRED BY OTHER DESIGN
STANDARDS IN THE CODE. THIS VARIATION PROVIDES FOR A SEPARATION OF A MAXIMUM OF 14’‐7” (WEST
CORNER), TO A MINIMUM OF 10’‐ 4”, (EAST CORNER). THE EAST BUILDING ‘D’, ALONG THE SAME COUNTY FAIR
LANE FRONTAGE VARIES FROM A MINIMUM OF 17’‐4” TO A MAXIMUM OF 42’‐6”. THIS ALLOWS FOR AN
OVERALL AVERAGE SETBACK OF OVER 23’, FROM COUNTY FAIR LANE FOR BOTH BUILDINGS, EXCEEDING THE
MINIMUM REQUIRED SIGNIFICANTLY.
WHILE SHOWN ON THE SITE PLAN AS A SINGLE WALL LINE, THERE ARE OFFSETS IN THE UPPER 2ND FLOOR WALL
LINES THAT WOULD ADD TO THE OFFSET SETBACK LINE AVERAGE, BEYOND THE MINIMUMS LISTED.
THERE WOULD BE NO HARM OR DETRIMENT TO THE GENERAL PUBLIC NOR SURROUNDING DEVELOPMENT.
THERE WOULD BE NO COMPROMISE TO THE DESIGN STANDARDS THAT WOULD NOT BE MET OR PROVIDED
ELSEWHERE WITHIN THIS DEVELOPMENT.
THIS PROJECT IS AN IN‐FILL SITE THAT HAD CERTAIN DESIGN CONSTRAINTS, INCLUDING THE NEW COUNTY FAIR
LANE ALIGNMENT, SENSITIVE NATURAL AREAS, HABITAT BUFFER AREAS, CONTIGUOUS DEVELOPMENT ON ALL
SIDES, ETC..
THE SHIFTING OF THE NWC BUILDING ‘A’ WOULD RESULT IN A REDUCTION OF THE SOUTH SIDE NATURAL AREAS
BUFFER ZONE.
WE RESPECTFULLY REQUEST THE PLAN BE APPROVED WITH THE MODIFICATION REQUEST, AS NOTED. PLEASE CONTACT
IF FURTHER CLARIFICATION IS REQUIRED OR NEEDED.
2
REGARDS,
STEVE
STEINBICKER
APRIL 3, 2013
(Attachments)
Stephen J. Steinbicker, AIA, NCARB
LEED Accredited Professional BD+C
970‐207‐0424