HomeMy WebLinkAboutBROWNS ON HOWES - PDP/FDP - FDP140019 - SUBMITTAL DOCUMENTS - ROUND 3 - MODIFICATION REQUESTBrownes on Howes Final Development Plan Page 1 of 2
MODIFICATION REQUEST – DOWNTOWN/CIVIC CENTER ZONE DISTRICT ALLOWABLE MATERIALS
AND 5’ DRIVE AISLE SETBACK
Russell + Mills Studios | 17 Dec 2014
Brownes on Howes Final Development Plan
Modification Request – Downtown/Civic Center zone district allowable materials
Modification Request – 5’ Drive aisle setback
12.17.2014
MODIFICATION REQUEST –
Cement fiber lap siding as an allowable material on upper floor building façade in
Downtown/Civic Center zone district
The applicant requests a modification of standard for allowable exterior façade materials outlined
in 4.16(D)(5)(e).
Relevant LUC section 4.16(D)(5)(e) Canyon Avenue and Civic Center: Exterior facade materials.
All street-facing facades shall be constructed of high quality exterior materials for the full height of
the building. Such materials, with the exception of glazing, shall include stone, brick, clay units,
terra cotta, architectural pre-cast concrete, cast stone, prefabricated brick panels, architectural
metals or any combination thereof.
The applicant requests a modification under the following rationale:
1. Due to the project’s contextual setting, the use of cement fiber lap siding as a
complementary material is nominal and inconsequential and is appropriate when used to
complement allowable materials such as brick, architectural pre-cast concrete and
architectural metals. The project site is located near the northern edge of the Civic Center
Zone District, with a dominant surrounding land use consisting of single family detached
residential. Lap siding of various types is used throughout this residential area.
2. The use of cement fiber lap siding is equal to or better than any of the allowable materials
due to the contextual setting of the project, where it is desirable to utilize materials found on
neighboring residential structures, thereby responding to the existing neighborhood
character while still utilizing brick as the dominant material on the ground and main floor in
conformance with the Downtown/Civic Center zone district standard for allowable materials.
MODIFICATION REQUEST –
Reduction of 5’ landscape area buffer from lot line to parking drive aisle from 5’ to a range
between 2’4” and 1’4”
Relevant LUC section 3.2.2(J) Setbacks: Any vehicular use area containing six (6) or more parking
spaces or one thousand eight hundred (1,800) or more square feet shall be set back from the
street right-of-way and the side and rear yard lot line (except a lot line between buildings or uses
with collective parking) consistent with the provisions of this Section, according to the following
table:
Minimum average of
entire landscaped
setback
area (feet)
Minimum width of
setback
at any point (feet)
Along an arterial street 15 5
Along a nonarterial
street
10 5
Along a lot line 1 5 5
Brownes on Howes Final Development Plan Page 2 of 2
MODIFICATION REQUEST – DOWNTOWN/CIVIC CENTER ZONE DISTRICT ALLOWABLE MATERIALS
AND 5’ DRIVE AISLE SETBACK
Russell + Mills Studios | 17 Dec 2014
The applicant requests a modification from the setback standard of 5’ of landscape area from the
lot line to parking drive aisle exceeding 1,800 square feet, as outlined in 3.2.2(J). It is requested
that this standard be modified on the North lot line to a setback varying from 2’4” to 1’4” to account
for a 24’ drive aisle from face of curb to building face/garage access points along the north side of
the building. The lot line does not run parallel to the building and drive aisle, resulting in the
variation from 2’4” to 1’4” of the landscaped area. This modification is requested for the North edge
of lot 5 of the project under the following rationale:
1. The proposed plan is nominal and inconsequential in that regardless of the loss of a
small amount of buffer distance with the proposed modification, a landscaped buffer is still
established through the addition of a vine-covered fence, as well as small trees, shrubs and
grasses in the buffer area, providing a sufficient landscape buffer and screen. The North
edge of the lot borders a single-family residential property. The addition of the proposed
vegetation provides a necessary buffer and transition to the adjacent lot.
The minimum setbacks of 5’ (South edge), 15’ (East edge along alley), and 15’ (West edge
along N Howes St) are achieved on all other property edges to follow a similar setback and
street character along N Howes St. Direct entry and frontage are provided along N Howes
St. The modification also allows for a landscaped Southern edge to achieve an inviting and
accessible entry to the dwelling units. The size and quality of this area is critical to
achieving the desired qualities of a Brownstone building entry while providing functional
open space on a constrained lot.