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HomeMy WebLinkAboutMOUNTAIN'S EDGE (FORMERLY 2430 OVERLAND TRAIL - RESIDENTIAL) - PDP - PDP160045 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESPage 1 December 22, 2016 Mountain’s Edge Statement of Planning Objectives The proposed Mountain’s Edge project is approximately 18.5-acre and is bounded by Drake Road to the south, South Overland Trail to the west, the Holiday Twin Drive-In to the north and existing and the Brown Farm Subdivision to the east. The intent of this PDP application is to create a for-sale single family attached townhome project along with single family residential lots. There are 19 buildings proposed, with a total of 111 units as well as 17 single family lots. All of the units have 2 or 3-bedrooms. Overall density 6.9 dwelling units per acre. The site is currently vacant and is zoned LMN- Low Density Mixed-Use Neighborhood and the project will be subject to a Type I Administrative hearing. The buildings will be two stories in height and will contain from five to seven units per building. 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. The building materials and finishes will consist of a combination of painted lap and board and batten siding and brick veneer base. The roofs will have asphalt composition shingles. Meter banks and mechanical equipment will be screened with a solid screen wall. The project will provide 41 off-street parallel parking spaces and 184 garage spaces. Vehicular access for the project will be from the extension of Blue Grass Drive, which will be constructed from its current termination point to Overland Trail. There will be a new connector that connects Blue Grass Drive to the north, providing a future connection when the adjacent, northern property develops. Private alleys accesses into both Blue Grass Drive and Hillock Street. The garages for the units will face the internal private alleys. The fronts of the units either face Overland Trail, open space or Hillock Street. Each building entrance has a distinct covered front entry porch and fenced private front courtyards. The site design incorporates pedestrian access and connectivity throughout the project. Each unit has a connecting walkway from the front door to the public streets. The development will also utilize landscaping to enhance the buffers between buildings and the surrounding neighborhoods. The project will also construct a new 6’ detached concrete sidewalk along the Overland Trail street frontage and 4.5’ sidewalks on either side of Hillock Street. (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan: Mountain’s Edge meets the following applicable City Plan Principles and Policies: Economic Health Principle EH 4: 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. Page 2 Policy EH 4.2 – Reduce Barriers to Infill Development and Redevelopment The project, although not in a Targeted Redevelopment Area, will provide a compact urban redevelopment project that is in an ideal location and is within walking distance to other neighborhoods and a regional park. 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 redevelopment of an existing underutilized site and the design of the buildings will be compatible with the surrounding neighborhood. 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 Mountain’s Edge provides a single family attached townhome product as well as a single family detached product, which provides a variety of housing types and densities in a neighborhood that is well-served by public transportation and close to shopping, schools, services, and amenities. 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, detached sidewalks and berming where the grading allows for it. Principle LIV 21: New neighborhoods will be integral parts of the broader community structure, connected through shared facilities such as streets, schools, parks, transit stops, trails, civic facilities, and a Neighborhood Commercial Center or Community Commercial District. Policy LIV 21.2 – Establish an Interconnected Street and Pedestrian Network The Mountain’s Edge project will provide a connection from existing neighborhoods to the east and Overland Trail, an arterial located to the west. In addition, it will provide a future connection to the property located on the northern boundary. Page 3 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 Policy LIV 22.5 – Create Visually Interesting Streetscapes Policy LIV 22.8 – Reduce the Visual Prominence of Garages and Driveways The Mountain’s Edge project incorporates 3 different unit types for variety in the streetscape. The project is designed to reflect the characteristics of the existing established residential neighborhood. The buildings have entrances orienting to the sidewalks, and individual identities. The garages are rear- loaded and visibility from the public streets will be minimized. Principle LIV 28: Low Density Mixed- Use Neighborhoods will provide opportunities for a mix of low density housing types in a setting that is conducive to walking and in close proximity to a range of neighborhood-serving uses. The Mountain’s Edge project offers a variety of housing options within the L- M-N district and contributes to the healthy mix of uses in the area. 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 T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities The site is conveniently located near open areas, Cottonwood Glen Park, nearby schools and shopping. (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. Dixon Creek runs through the site. An ECS has been submitted and the project complies with the 50’ buffer zone. (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. The developer will develop and sell to a builder to then either own or sell to first time buyers. There will be a homeowners association. Page 4 (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 is to provide for-sale product that will target first time home buyers. (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. Not applicable. (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. See (ii) above. (viii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. There was no neighborhood meeting held for the PDP application. (ix) Name of the project as well as any previous name the project may have had during Conceptual Review. The project is called Mountain’s Edge. The project was referred to as 2403 Overland Trail.