HomeMy WebLinkAboutBOARDWALK CROSSING @ MASON STREET - PDP/FDP - FDP130003 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (10)1
Katie Aurigemma
From: Steve Steinbicker
Sent: Tuesday, April 16, 2013 5:04 PM
To: Katie Aurigemma
Subject: FW: Lots 2 &3, Boardwalk Crossing FDP 130003 _ Modification Requests
Attachments: E1.01 Site Photometric 13016 Updated 4-16-13.pdf; Boardwalk Response_4.15.13.docx
BOARDWALK CROSSING PDP & FDP
FDP #130003
LOTS 2 & 3 , MODIFICATION REQUESTS
(REFERENCE SUBMITTED 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.’
REQUEST NO. 1 – LUC SECTION 3.10.4;
The TOD requires that parking not be located between the street and the front or side of a building.
Parking spaces along Mason Street extend beyond Building Two, (north) closer to the street, by several feet.
REQUEST # 2 – LUC SECTION 3.2.2 (J);
The east side of the N‐S drive aisle along the east property, requires a 5’ landscape area between vehicle use areas
and Lot line.
REQUEST # 3 – LUC SECTION 3.2.2 (J);
South Mason Street (an arterial street) requires a 15’ setback for parking along the ROW. .
STATEMENT OF ISSUES;
SO. MASON IS CLASSIFIED AS AN ARTERIAL AT THIS SECTION OF THIS PROJECT, IN ALL OTHER AREAS OF THE CITY
IT IS A LOCAL COLLECTOR EXCEPT AT THIS ONE‐MILE SECTION. THE COLLECTOR STANDARD FOR PARKING
SETBACK WOULD TYPICALLY BE 10’ IN WIDTH AND THEREFOR COMPLIANT, ELSEWHERE.
AS AN IN‐FILL SITE THAT HAS CERTAIN DESIGN CONSTRAINTS, INCLUDING EXISTING CONTIGUOUS DEVELOPMENT
AND PUBLIC ROADS, ON ALL SIDES, ETC..
THIS IS ONE OF THE LAST REMAINING SITES, UNDEVELOPED IN THIS AREA. NO OTHER EXISTING BUILDINGS
ALONG SO. MASON NOR IN THIS CORRIDOR AREA COMPLY WITH THE SAME PARKING SETBACK STANDARD.
BASED ON OTHER DESIGN STANDARDS THAT REQUIRE BUILDING FRONTAGES ALONG STREET FRONTAGES, THE
EXISTING CURBCUT/ACCESS LOCATIONS, NO ACCESS GRANTED FROM EITHER BOARDWALK OR MASON, THIS SITE
IS HIGHLY RESTRICTED TO BUILDING AND PARKING LAYOUTS AND ORIENTATION.
THE PROJECT IS PROPOSING 2 BUILDINGS, LOCATED @ THE SEC OF SO. MASON STREET & BOARDWALK DRIVE.
THE PARKING SETBACK MATCHES/COMPLIES WITH THE SAME SOUTH BUILDING THREE SETBACK. THE NORTH
BUILDING IS SET BACK APPROX. 3’ FROM THE SOUTH PARKING LINE TO ALLOW ADDITIONAL SETBACK & BUFFER
FROM THE CORNER/INTERSECTION, TRAFFIC, VISIBILITY AT THE INTERSECTION, LANDSCAPING CONSIDERATIONS,
ETC. .
THIS REQUEST IS A MINOR DEVIATION OF THE STANDARD BY ONLY 3’ +‐.
2
THE SITE HAS A LIMITED WIDTH DIMENSION, THAT ALLOWS FOR ONE DOUBLE AND ONE SINGLE‐LOADED
PARKING LOT LAYOUT, WHICH IS NOT OPTIMAL. THE PROPOSED DESIGN DOES NOT PROVIDE THE MINIMUM
PARKING FOR OFFICE AND RETAIL USES, NORMALLY PROVIDED IN OTHER MIXED‐USE CENTERS. ANY CHANGE IN
THE WEST PARKING LOT LOCATION COULD LOSE BETWEEN 5 & 12 PARKING SPACES, WHICH WOULD BE
SERIOUSLY DETRIMENTAL TO USERS, CLIENTS, DEVELOPER AND THE GENERAL PUBLIC.
THERE IS NO OFF‐STREET PARKING THAT WOULD SUPPORT THE LOSS IN PARKING STALLS WITH A RE‐DESIGN
THIS LOSS OF PARKING COULD FORCE ADJACENT PROPERTIES TO SHARE UN‐WANTED VEHICLES PARKED ON
THEIR PROPERTIES, (IE.; THE NEARBY OLIVE GARDEN, REI, BARNES & NOBLE AND/OR OTHERS).
THERE ARE OVERLAPPING DEVELOPMENT STANDARDS REGARDING PARKING LOT SCREENING, THAT MITIGATE
THIS MINIMAL DISTANCE DISCREPANCY. LUC REQUIRES A 70% OPACITY SCREENING, WHICH HAS BEEN
PROVIDED. THE DISTANCE OF THE LANDSCAPE YARD IS NOT DETRIMENTAL TO THE FRONT VEHICLE DISTANCE.
THE LIMITED PARKING DISTANCE VARIATON IS NOT SIGNIFICANT, CONSIDERING THE LANDSCAPE SCREENING
PROVIDED.
THE EAST & WEST PROPERTY LINES ARE NOT PARALLEL, WHICH PROVIDES FOR SOME OF THE DEVIATION IN THE
PARKING AND DRIVE AISLE LAYOUTS.
BOTH BUILDINGS TWO & THREE, HAVE MULTIPLE, VARYING ELEVATION/FAÇADE OFFSETS, INCLUDING SOME
UPPER 2ND FLOOR WALL LINES, AS REQUIRED BY OTHER DESIGN STANDARDS IN THE CODE. THIS PROVIDES
ADDITIONAL ARCHITECTURAL INTEREST FOR THE DEVELOPMENT, BEYOND THE MINIMUMS REQUIRED.
WHILE SHOWN ON THE SITE PLAN AS A SINGLE WALL LINE, THERE ARE BUILDING OFFSETS. BUILDING TWO IS SET
BACK 15’ AND BUILDING THREE AND PARKING, 12’ FROM MASON.
SHIFTING THE WEST LINE OF PARKING STALLS CLOSEST TO SO. MASON, WOULD FORCE THOSE STALLS TO
BECOME COMPACT PARKING BASED ON THEIR SHORTER LENGTH. THIS WOULD EXCEED THE PERMITTED
MAXIMUM COMPACT STALL RATIO NUMBERS ESTABLISHED IN THE LUC.
THE ADJACENT REI PROPERTY TO THE EAST, HAS AN EXISTING LANDSCAPE ISLAND PARALLELING THE PROPERTY
LINE WITH VERY MATURE, ESTABLISHED LANDSCAPING. THESE PLANTINGS PROVIDE ADEQUATE SCREENING AND
SEPARATION OF BOTH DEVELOPMENTS.
THIS SITE PLAN DESIGN IS COMPATIBLE WITH EXISTING DEVELOPMENT AND CHARACTER OF THE SO. MASON
CORRIDOR.
THERE WOULD BE NO HARM OR DETRIMENT TO THE GENERAL PUBLIC, NOR SURROUNDING DEVELOPMENT.
THERE ARE NO COMPROMISE TO THE DESIGN STANDARDS THAT WOULD NOT BE MET OR PROVIDED
ELSEWHERE WITHIN THIS DEVELOPMENT.
THE SHIFT IN PARKING AND DRIVEWAY LOCATIONS WOULD HAVE A SIGNIFICANT IMPACT ON THE
FUNCTIONALITY OF THIS DEVELOPMENT. THERE ARE NO SIGINFICANT CONCERNS WITH THE APPROVAL OF
THESE 3 MODIFICATIONS, ON THIS PROJECT.
WE RESPECTFULLY REQUEST THE PLAN BE APPROVED WITH THE MODIFICATIONS AS REQUESTED AND NOTED. PLEASE
CONTACT US WITH ANY FURTHER CLARIFICATIONS OR INFORMATION IS REQUIRED.
REGARDS,
STEVE
STEINBICKER
APRIL 16, 2013
Stephen J. Steinbicker, AIA, NCARB
LEED Accredited Professional BD+C
970‐207‐0424