The URL can be used to link to this page

Home My WebLink AboutCROWNE AT SUNIGA - PDP230007 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUESTCrowne at Suniga Modiﬁcation of Standards Request Crowne Partners is requesting the following modiﬁcations of standards in support of a PDP applica- tion currently under consideration. The applicant is requesting Modiﬁcations of Standards for the following: 3.8.30(E)(3) Multi-Family and Single Family Attached Dwelling Development Standards - Setbacks Land Use Code Requirement 3.8.30(E)(3) Multi-Family and Single Family Attached Dwelling Development Standards -Set- backs (E)(3) Minimum setback from the right-of-way along an arterial street shall be ﬁfteen (15) feet and along a nonarterial street shall be nine (9) feet. Discussion The Crowne at Suniga site is ideally situated at the Northeast corner of the newly realigned Lemay Ave and Suniga Drive. The site is triangular in shape, with Lindenmeier Road as the western bound- ary, which is also eastern edge of the Northﬁelds development. This property is a little over 11 acres in size which necessitated us to include a private street, Crowne Lane, that bisects the property from east to west connecting Lindenmeier Road to Lemay Avenue. This was done to meet the block stan- dards as also required by 3.8.30 (D). Section 3.8.30(E)(3) requires all buildings to be setback a minimum of 9 feet from all non arterial pub- lic and private streets. We have complied with this, with the exception of one building, building 3000. This building is located at the corner of Lindenmeier Road and Crowne Lane. This building primarily faces Lindenmeier Road, with the north elevation of the building facing Crowne Lane. At the closest point, the building is 5.5 feet from the back of sidewalk, with other portions of the building at 6.6 feet. There are some restrictions with the placement of this building, as this site is encumbered with a larg- er than usual utility easements on the south side of the site along Suniga Avenue. This has necessi- tated us to shift the site improvements approximately 15 feet further north of Suniga than would be typical. Also, between buildings 1000 and 3000 is a 30 foot sanitary sewer easement. This is the best location to place the sewer line to provide service to the property. Sewer service is fairly shallow around this property, and this location served as the best point to provide service and maintain ade- quate cover over the lines. Without this location, we would be forced to raise the site several feet to place the sewer line in a different location and still provide adequate cover over the sewer line. All this has caused us to place the north side of building 3000 a few feet closer to Crowne Lane than what the code allows. In order to mitigate the setback requirement, we have looked at the exceptions to the setbacks and offer up some alternatives Crowne at Suniga Modification of Standards 1 1)In lieu of a 6 foot deep porch that faces Crowne Lane, we placed Juliet balconies on the ground ﬂoor units. There simply is not enough room to place a 6 foot patio, which both units do have pa- tios that face either Lindenmeier Road or the internal parking garage. 2)The exterior of the building that faces Crowne Lane is anything but a blank facade. The building is highly animated with changes in planes, a variety of building materials, including stone, and has a large number of windows. 3)In the northwest corner of the building, on the second and third ﬂoors, there is wrap around bal- conies that free ﬂoat from the building. 4)We have enhanced the landscaping along the north side of the.building to create gardens that have a variety of perennials and ornamental grasses that are suited to the north side of a building and that will provide substantial color and interest to the streetscape. Building 3000 North Elevation showing material variety, Juliette balconies windows, and upper story balconies JUSTIFICATION Crowne Partners requests, as outlined in 2.8.2(H)(1), that this modiﬁcation of standards request re- garding 3.8.30(E)(3) Multi-Family and Single Family Attached Dwelling Development Standards be approved as our request will promote the general purpose of the standard equally well or better than would a plan which complies with the standard. The inclusion of Juliette balconies, an animated build- ing elevation, gardens, and second story wrap around balconies meets the purpose of the standard (to provide minimum building setbacks) which promotes the purpose of creating a lively streetscape. In addition, pursuant to 2.8.2(H)(4), the plan as submitted will not diverge from the standard of the Land Use Code except in a nominal, inconsequential way when considered from the perspective of the entire development plan. Since the alternative building and landscape treatments provide an ani- mation to the streetscape that the minimum 9 foot setback attempts to provide. In addition, Crowne Crowne at Suniga Modification of Standards 2 Lane is an internal private street, and not a full public street, there is only a nominal and inconsequen- tial divergence from the standard that would require a larger setback, the plan will continue to ad- vance the following purposes of the Land Use Code as contained in Section 1.2.2. 1.2.2 Purpose The purpose of this Code is to improve and protect the public health, safety and welfare by: (A) ensuring that all growth and development which occurs is consistent with this Code, City Plan and its adopted components, including, but not limited to, the Structure Plan, Principles and Policies and associated sub-area plans. (B) encouraging innovations in land development and renewal. (C) fostering the safe, efﬁcient and economic use of the land, the city's transportation infrastructure, and other public facilities and services. (D) facilitating and ensuring the provision of adequate public facilities and services such as transporta- tion (streets, bicycle routes, sidewalks and mass transit), water, wastewater, storm drainage, ﬁre and emergency services, police, electricity, open space, recreation, and public parks. (J) improving the design, quality and character of new development. (K) fostering a more rational pattern of relationship among residential, business and industrial uses for the mutual beneﬁt of all. (L) encouraging the development of vacant properties within established areas. (O) encouraging a wide variety of housing opportunities at various densities that are well-served by public transportation for people of all ages and abilities. As has been demonstrated, a reduced setback along Crowne Lane for building 3000-would not be detrimental to the public good. Crowne at Suniga Modification of Standards 3 SITE PLAN Crowne at Suniga Modification of Standards 4 W E E E24" W24" W24" W10" W10" WFOFOFOFOFOFOD D D D D D D D D D15" SS15" SS15" SS15" SS15" SS15" SS15" SS18" SS18" SS18" SS18" SS18" SS12'' W 60'' W T42'' W 42'' W 42'' W 4'' UD 10'' SS 8'' SS 8'' SS 8'' W8'' W8'' W 8'' W 8'' W F F F8'' SS8'' SS8'' SS UGE UGE UGEUGEUGEUGE UGE UGE UGE 8'' UD 8'' U D 8'' UD8'' UD8'' UD8'' UD8'' UD8'' UD8'' UD8'' UD8'' UD8'' UD15'' SSFDCFDC FDCFDC FDC FDC EAST SUNIGA ROAD LEMAY AVENUE LINDENMEIER ROADCROWNE LANE BUILDING 3000 BUILDING 1000 AREA OF MODIFICATION SEWER EASEMENT EXISTING EASEMENT