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Home My WebLink AboutBRICK STONE APARTMENTS ON HARMONY - PDP - PDP160019 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (37)1 Planning and Zoning Board Hearing – October 13, 2016 Brick Stone Apartments on Harmony PDP160019 Brick Stone Apartments on Harmony PDP160019 2  Request for PDP for 3-story multi-family apartment building with lower level parking located at 201 E. Harmony Road  116 dwelling units (176 bedrooms) on 5 acres  Providing 197 parking spaces  Limited access to site from Harmony (shared access drive) Background 3 View looking East View looking West View looking South View looking South Brick Stone Apartments on Harmony PDP160019 4 View looking East – Harmony Road Apartments View looking West – Harmony Center Brick Stone Apartments on Harmony PDP160019 5 Site Harmony Corridor Plan/ Harmony Corridor Standards and Guidelines 6 Harmony Corridor Land Use Map Site Zoning Map 7 Site - Harmony Corridor (H-C) Zoning LUC Article Four Districts Division 4.26 – Harmony Corridor (H-C):  Provides higher density multi-family housing within walking distance to commercial/transit along Harmony Road  Provides transition between existing neighborhood and commercial areas  Minimum required residential density 7 dwelling units per net acre – Project providing residential density 27.98 dwelling units net per acre  Maximum residential building height not exceed 3 stories – proposed building is 3 stories with below grade parking level 8 Brick Stone Apartments on Harmony PDP160019 9 Neighborhood Meetings and Other Input:  Neighborhood Meeting #1 held on March 10, 2016  Neighborhood Meeting #2 held on May 11, 2016  Several additional meetings with Fairway Estates residents and city staff and applicant  Additional public correspondence and staff responses included in packet, or delivered separately for the record Key Feedback/Issues from Neighbors 10  Transportation impacts on surrounding neighborhoods  Building and project compatibility  Natural Habitats and features buffer  Stormwater runoff and erosion control impacts on Mail Creek Drainage Transportation Level of Service 11  Traffic Impact Study completed per City standards Proposed Transportation Improvements:  No new accesses - shared access with Harmony Apartments (East Side)  Project adds additional lane for eastbound Harmony along frontage  New transit bus stop on Harmony  Project completes missing sidewalk gap on Harmony  Direct connecting walkways from building and site to Harmony sidewalk Transportation Improvements 12 Site New Transit Stop Site New 3rd Travel/Turn Lane New Sidewalk Shared Access Drive Transportation Level of Service 13  Additional memo provided to address neighborhood concerns  Project meets transportation requirements of LUC Palmer Drive Hogan Drive Site Outbound Inbound from to west east 14 Section 3.5.1 – Building and Project Compatibility Residential Character Commercial Character 15 Section 3.5.1 – Building and Project Compatibility Views from Harmony 16 Section 3.5.1 – Building and Project Compatibility Views from South 17 Section 3.5.1 – Building and Project Compatibility Site Nearest Home Appx. 250’ Mail Creek Drainage Area 18 Discouraging Access to Mail Creek and HOA Ponds Landscape Screening 3’ (3-Rail) Fence 3’ Solid Picket Fence 6’ Solid Picket Fence Landscape Planting in Buffer Area LUC Article Three – General Development Standards Section 3.4.1 – Natural Habitats and Features:  Site contains .037 acres of fringe low value wetlands as part of Mail Creek Impoundment and stormwater drainage (per Ecological Characterization Study/Wetland Delineation Report)  Buffer distance for wetlands less than 1/3 acre is 50 feet – requiring 1.25 acres of habitat buffer zone  Project providing 1.58 acres on approx. 36% of site (Av. buffer width 68 feet)  Project providing enhanced landscaping for highest value habitat with native planting materials in buffer area of site  Proposed building and parking moved from highest ecological value and remaining impacts mitigated 19 Fringe Wetlands and Buffer Area 20 50’ Buffer Area Fringe Wetlands Site Fringe Wetlands and Buffer Area 21 Required/Provided Extended Buffer Buffer 50’ Buffer Mail Creek Impoundment Area and Fringe Wetlands Storm Drainage/Erosion Control Improvements 22  Project meets/exceeds Stormwater Criteria for water quality treatment, Low Impact Development (LID) and detention for larger storms  Project utilizes StormTech underground chambers beneath paving areas  Improves water quality leaving site with 100% LID treatments  Reduces runoff from the site in major storm events by on-site detention  Releases developed runoff at a 2-year historical undeveloped release rate  No impact to floodplain/floodway or downstream flooding 23 Fringe Wetlands/Buffer Area Storm Drainage Facilities Storm Drainage, Water Quality, LID Facilities Storm Drainage, Water Quality, LID Facilities Mail Creek Impoundment Area Mail Creek Floodway Brick Stone Apartments on Harmony PDP160019 24 Findings of Fact:  The P.D.P. complies with the Harmony Corridor Plan and the Harmony Corridor Standards and Guidelines  The P.D.P. complies with process located in Article 2 – Administration  The proposed land use, multi-family dwellings, is a permitted land use in the Harmony Corridor (H-C) zone, subject to Planning and Zoning Board review  The P.D.P. complies with the applicable criteria of the H-C zone district standards of Article Four  The P.D.P. complies with the applicable General Development Standards of Article Three Brick Stone Apartments on Harmony PDP160019 25 Staff Recommendation: Staff recommends that the Planning and Zoning Board make a motion to approve the Brick Stone Apartments on Harmony P.D.P. #160019, based on the Findings of Fact. Resource Slides 26 Context of Area 27 Site Context of Area 28 Site IBC Calculation – Stories Above Grade Plane 29 Vicinity Map LUC Article Three – General Development Standards Section 3.2.2 – Access Circulation and Parking, and Section 3.2.2 (K) (1) – Off-street Parking Spaces: Off Street Parking Requirement:  56 1-bedroom units x (1.5/unit)= 84 spaces  60 2-bedroom units x (1.75/unit)= 105 spaces  Project providing 198 spaces (Required 189 spaces) Required Bicycle Facilities:  176 bedrooms (1 bike space per bedroom) = 176  Project providing 176 bicycle racks (106 enclosed racks and 70 fixed racks) 30 31 Section 3.5.1 – Building and Project Compatibility LUC Article Three – General Development Standards 32 Transportation Improvements on Harmony LUC Article Three – General Development Standards 33 Transportation Improvements on Harmony LUC Article Three – General Development Standards 34 Section 3.5.1 – Building and Project Compatibility:  Compatible with established architectural character in area  Or set enhanced standard of quality for new development in area  Building size, height, mass, and scale  Compatible building materials  Residential in character 35 Section 3.5.1 – Building and Project Compatibility  Compatible with commercial architectural character in area  Using similar building design such as size, height, mass, scale, building materials, and landscaping  Multi-family residential providing transition from more intense commercial development along Harmony and existing single-family neighborhood to the south 36 Section 3.5.1 – Building and Project Compatibility  Compatible with existing residential in in area incorporating similar and enhanced architectural design elements such as:  Pitched roofs, building wall articulation, horizontal siding, brick, masonry, window/door treatments, porches, and building colors  Three story apartment building with lower level parking on hill has a looming effect depending on direction of view  Project separated from existing homes to south by Mail Creek and buffered with existing trees and extensive new landscaping to mitigate potential impacts LUC Article Three – General Development Standards 37 Section 3.8.30 - Multi-Family Dwelling Development Standards:  Access to park, central feature or gathering place – Project provides two exterior courtyards and central club house and pool area  Required building setback from arterial street is 15 feet  Multi-family building incorporates design elements: - Variation of walls - Street facing building entrances - Sloped roof lines and articulated terracing of secondary roofs - Variety of building materials