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HomeMy WebLinkAbout2620 W. ELIZABETH ST., SINGLE-FAMILY DETACHED - PDP - PDP160037 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESPage 1 November 2, 2016 2620 Elizabeth Subdivision / Elizabeth Street Farms Statement of Planning Objectives The intent is to develop the property into 11 single-family detached living units with the objective of creating vehicular and pedestrian connectivity to and from the existing neighborhood. The lots will range range in size from 6,169 sq. ft. to 7,976 sq. ft. The homes will be targeted towards xx year olds consisting of 2 and 3 bedrooms with attached 2 car garages. A neighborhood open space is planned with possible community garden spaces and turf grass. This area will be accessible by walkable pathways throughout the development with connectivity to Elizabeth and surrounding neighborhoods. The 2.34-acre site is Tract A of the West Plum Street PUD, north of West Elizabeth Street. The site is zoned Low Density Residential (RL) and the project will be subject to a Type I Administrative review with no neighborhood meeting required. Vehicular access for the project will be from Pear Street via a private drive that provides access into the neighborhood. The site design will incorporate pedestrian access and connectivity utilizing sidewalks, open space and possible community gardens to enhance the neighborhood. Uses surrounding the property consist of the following: South: West Elizabeth Street – Residential Neighborhood (RL Zone) West: Residential Neighborhood (RL Zone) North: Residential Neighborhood (RL Zone) East: Residential Neighborhood (RL Zone) The project will be designed to be compatible with the surrounding neighborhoods as required by the City Code. Architectural compatibility will be achieved by incorporating design elements from the surrounding neighborhood such as building materials, horizontal lap siding, shingle siding and board and batten siding in contrasting colors. In addition, there will be brick and stone veneer accents. The roofs will consist of asphalt shingles and / or standing seam metal. (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan: The development of Tract A of the West Plum Street PUD meets the following applicable City Plan Principles and Policies: Page 2 Economic Health Principle EH 4.1: The City will encourage the redevelopment of strategic areas within the community as defined in the Community and Neighborhood Livability and Neighborhood Principles and Policies. AND Policy EH 4.2 – Reduce Barriers to Infill Development and Redevelopment The project, although not in a Targeted Redevelopment Area, will provide a compact suburban redevelopment project that is an ideal infill project and is within walking distance to many destinations including other targeted ‘areas of activity’ per the Map LIV I Environmental Health Policy ENV 4.5 – Support Community Horticulture Encourage and support the establishment of community gardens and other horticultural projects throughout the City to provide food, beautification, education, and other social benefits. Support the development of community led horticulture projects and agricultural activities on appropriate City-owned lands (e.g., Homeowner Association-run garden plots in neighborhood parks, ongoing leasing for agricultural purposes, and farmers’ markets in public plazas and parking lots). Area is planned for a potential Community Garden located in the neighborhood open space. Community and Neighborhood Livability Principle LIV 6: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Policy LIV 6.1 – Types of Infill and Redevelopment in Residential Areas Policy LIV 6.2 – Seek Compatibility with Neighborhoods The project provides an opportunity for development of an existing vacant site and the design of the buildings will be compatible with the surrounding neighborhood and setting. Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Policy LIV 7.1 – Encourage Variety in Housing Types and Locations Policy LIV 7.4 – Maximize Land for Residential Development Page 3 The development of Tract A of the West Plum Street PUD provides housing targeted towards all age groups. The 2620 Elizabeth Subdivision has the opportunity and ability to incorporate different housing types to provide variety along the streetscape. This can be accomplished with the use of different facades and/or materials even if similar models are adjacent to each other Principle LIV 10: The city’s streetscapes will be designed with consideration to the visual character and the experience of users and adjacent properties. Together, the layout of the street network and the streets themselves will contribute to the character, form, and scale of the city. Policy LIV 10.2 – Incorporate Street Trees The project will provide an attractive streetscape with street trees and detached sidewalks along the main drive. Principle LIV22: The design of residential neighborhoods should emphasize creativity, diversity, and individuality, be responsive to its context, and contribute to a comfortable, interesting community. Policy LIV 22.1 – Vary Housing Models and Types The 2620 Elizabeth Subdivision has the opportunity and ability to incorporate different housing types to provide variety along the streetscape. This can be accomplished with the use of different facades and/or materials even if similar models are adjacent to each other. Safety and Wellness Policy SW 3.3 – Encourage Private Community Gardens in Neighborhood Design Encourage community and private gardens to be integrated in the design of new neighborhoods (single and multi-family), and encourage rooftop gardens where appropriate (e.g., roofs of commercial or office buildings, apartment buildings in higher-density areas, etc.). AND Policy SW 3.4 – Include Garden Plots in Neighborhood Park Development Suggest garden plots as an option (in addition to other park facilities such as playgrounds, trails, picnic facilities, etc.) in the development of neighborhood parks, with maintenance responsibilities to be coordinated with Homeowner’s Associations. Area is planned for a potential Community Garden located in the neighborhood open space. Page 4 Culture, Parks and Recreation Policy CPR 4.3 – Adhere to Best Management Practices Follow Environmental Best Management Practices for the maintenance of parks and recreation facilities, such as water conservation and the use of untreated water for irrigation purposes in appropriate areas, managing turf and adhering to policies for weed and pest control, utilizing low emission equipment and providing renewal energy opportunities, reducing solid waste through composting and recycling, and certifying sanctuary areas through Audubon International. Water conservation and the use of low water consuming plants and grasses will be encouraged through the HOA Covenants High Performing Community N/A Transportation Principle T 8: Transportation that provides opportunities for residents to lead healthy and active lifestyles will be promoted. Policy T 8.1 – Support Active Transportation Policy T 8.2 – Design for Active Living Principle T10: Using transit will be a safe, affordable, easy, and convenient mobility option for all ages and abilities. Policy T 10.1 – Transit Stops Policy T 10.6 – High Frequency Transit Service Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities The location of this project with quick access to the Elizabeth Street Corridor will promote and support the idea of a predominance of the daily trips of the residents of this project utilizing alternative modes of transportation (walking/biking) or public transportation which includes a Transfort Route 2 stop right across Elizabeth Street at Timber Lane. (ii) Description of proposed open space, wetlands, natural habitats and features, landscaping, circulation, transition areas, and associated buffering on site and in the general vicinity of the project. A shallow detention area will be the location of useable open space for the neighborhood. Turf grass, trees, walking path and possible community gardens are planned within this area. The walking path will connect this neighborhood to West Elizabeth Corridor as well as providing a connection to the existing neighborhood to the north. Page 5 (iii) Statement of proposed ownership and maintenance of public and private open space areas; applicant's intentions with regard to future ownership of all or portions of the project development plan. Each single family detached residential Lot will be privately owned. Common open space will be owned and maintained by the HOA. (iv) Estimate of number of employees for business, commercial, and industrial uses. n/a (v) Description of rationale behind the assumptions and choices made by the applicant. The rationale behind the project is to provide single family detached housing units in a market that is currently in need for more of this type of housing. (vi) The applicant shall submit as evidence of successful completion of the applicable criteria, the completed documents pursuant to these regulations for each proposed use. The planning Director may require, or the applicant may choose to submit, evidence that is beyond what is required in that section. Any variance from the criteria shall be described. The submitted documents reflect the applicable criteria for the proposed apartment use. There are no variances proposed at this time. (vii) Narrative description of how conflicts between land uses or disturbances to wetlands, natural habitats and features and or wildlife are being avoided to the maximum extent feasible or are mitigated. No existing ecological significance or native habitat was found on site. For more detailed information, please see the Ecological Characterization Study prepared by Cedar Creek Associates, Inc. (viii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. No neighborhood meeting is required. (ix) Name of the project as well as any previous name the project may have had during Conceptual Review. The project will be called Elizabeth Street Farms. The project has been referred to as 2620 Elizabeth Subdivision or – Tract A of the West Plum Street PUD. (x) Parking narrative describing the parking demand generated with consideration of: the number of employees, tenants, and/or patrons; the amount and location of parking provided; where anticipated spill-over parking will occur; and, any other considerations regarding vehicle parking. The single family units will consist of 2 car attached garages providing the parking needs for this development.