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HomeMy WebLinkAboutTHE SLAB - PDP - PDP150016 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESEarthwork/Grading/Utilities Drive And Sidewalk Construction Parks, Amenities And Landscaping Residential Construction May 2016 July 2016 September 2016 October 2016 — July 2017 A modification request is submitted for a variance to the width of the parking lot island within the parking lot. Due to existing site constraints, a 4' wide bioswale is provided with 2' overhang on each side verses the 7' minimum width required per Section 3.2.2L.4. A modification to the building overhang into the 15' ROW setback is submitted. This modification will allow for a more interesting fagade to the public side of the building. A modification request is submitted for the allowable number of compact parking. A maximum of 40% compact parking is allowed (section 3.2.2L.2), 42.8% is provided. This plan works well because of its proximity to CSU and the MAX, the current percentage is negligible. 6. EVIDENCE OF COMPLETION FOR APPLICABLE CRITERIA. N/A. 7. 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. The primary land use conflict is between the multi -family attached use on -site and the adjacent single family detached residential uses to the south and west respectively. Transitioning/buffering is accomplished with privacy fencing and columnar deciduous and evergreen trees, providing a buffer between the on -site uses and adjacencies. 8. WRITTEN NARRATIVE ADDRESSING EACH CONCERWISSUE RAISED AT THE NEIGHBORHOOD MEETING(S), IF A MEETING HAS BEEN HELD. Concerns about protecting the Spruce tree to the east of property were raised (shown as tree #14 on the tree protection plans). Following direction from the City Forester the retaining wall will be 16' from the spruce to to protect the root system and preserve the tree. Additionally, concerns were raised about the architectural character of the building within the surrounding single-family neighborhoods. This is addressed with step backs and architectural modulation. 9. NAME OF THE PROJECT AS WELL AS ANY PREVIOUS NAME THE PROJECT MAY HAVE HAD DURING CONCEPTUAL REVIEW. This project shall be titled The Slab Property. 10. DEVELOPMENT SCHEDULE Phase I Finalize Demolition March 2016 Open space enhancements are provided along the pedestrian and bike access on the east side of the property and within the proposed detention area at the northeast corner of the property. These include a picnic table, native seeding, and low-water use plantings and trees. Visual buffering and transitional landscapes on the north and west property edges are accomplished with 6' privacy fencing and columnar evergreen and deciduous trees, providing a buffer between the single-family to the west and multi -family attached residential uses to the north. 3. MAINTENANCE OF PUBLIC AND PRIVATE OPEN SPACE AREAS The property owner or property manager shall perform all maintenance on private residential lots. In addition, the property manager shall maintain all sidewalks and landscaped common areas, and any other non -private amenity and or feature. The City of For Collins shall only be responsible for typical ROW maintenance of infrastructure and snow removal within the roadway. Storm water infrastructure Landscape maintenance and trash removal within storm water infrastructure including detention areas, swales, culverts, inlets, etc. shall be the responsibility of the property manager. This maintenance shall include all required mowing, weeding, cleanout, removal of trash and debris and other typical maintenance required in order to ensure storm water infrastructure and features function according to their designed intent. Landscape - All landscape maintenance within the lot other than ROW adjacent to residential lots shall be the responsibility of and performed by the property manager. Snow Removal - The property manager shall perform snow removal within all common areas, trails, private drives and parks. Trash - All trash removal on private lots or within the sidewalk/parkway areas adjacent to private lots shall be performed by property owner or tenant. The HOA shall perform trash removal within common areas and other non -private lots. 4. ESTIMATE OF NUMBER OF EMPLOYEES FOR BUSINESS, COMMERCIAL, AND INDUSTRIAL USES. N/A. 5. DESCRIPTION OF RATIONALE BEHIND THE ASSUMPTIONS AND CHOICES MADE BY THE APPLICANT. LIV 14.2 — Promote Functional Landscape All planting will be designed with native/adaptive plants, emphasizing foundation planting. LIV 14.3 — Design Low Maintenance Landscapes Native and adaptive planting and a minimized turf area, reserved for functional1multi-use lawns will allow a minimum of maintenance. Shrub beds will be maintained without excessive pruning or 'snow-bal ling' of shrubs. LIV 21.2 — Establish an Interconnected Street and Pedestrian Network The street and pedestrian network will allow access from Prospect Road through to CSU's campus at Lake street by utilizing the proposed pedestrian walkway and emergency access easement. LIV 21.4 — Provide Access to Transit The sidewalk connection from Prospect Road to Lake Street provides connection to the Mason Street Corridor to the east. LIV 22.5 — Create Visually Interesting Streetscapes With native landscape and street trees the streetscape on Prospect Road will be visually interesting and will provide foundation planting, anchoring the building to the site. LIV 22.6 — Enhance Street Design and Image Prospect Road sidewalk and R.O.W. will conform to future conditions outlined in the West Central Area Plan. A 10' wide sidewalk with a 10' wide tree lawn will provide safety and comfort for pedestrians and cyclists. LIV 23.1— Provide Neighborhood Parks and Outdoor Spaces With the limited space on Prospect the development will have a combination of lawn and native landscape combined with a seating plaza and picnic area. LIV 26.3 — Promote Compatibility of Uses The multi -family attached building provides a compatibility with the adjacent single-family residential uses to the east and west in through building step backs, massing and residential scale elements. The landscaping at the west edge of the site also establishes effective buffering and transitioning between the site and existing single-family home. LIV 30.2 —Connect to Surrounding Neighborhoods Sidewalk connections enhance pedestrian connectivity and bicycle connectivity on Prospect and Lake street frontages in front of the site and to the north. 2. 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. The site plan works to preserves several existing cottonwood, hackberry and spruce trees along the east side of the site with walkways meandering around trees and structurally engineered walls protecting existing trees at detention areas. Several dead trees on the north boundary and SE corner will be removed. Stormwater/Detention The Slab Project was previously designed and approved in 2007. Within the current design, it is proposed to maintain the previously approved drainage patterns. The site is broken into two major basins, Basin N1 and Basin S1. Basin N1 routes stormwater to the northeast corner of the site into a proposed detention pond. The detention pond releases into a swale and discharges directly into W. Lake St. Basin S1 routes stormwater to the southeast corner of the site into another proposed detention pond. The detention pond releases directly into W. Prospect Road. 1. CITY PLAN PRINCIPLES AND POLICIES ACHIEVED BY THE PROPOSED PLAN City Plan LIV 4: Development will provide and pay its share of the cost of providing needed public facilities and services concurrent with development. Access points, sidewalks and street trees/roadway landscaping within the project will be paid for by the developer. LIV 5: The City will promote redevelopment and infill in areas identified on the Targeted Infill and Redevelopment Areas Map. This site is within Figure LIV1, Targeted Infill and Redevelopment Areas of the City Plan and meet this policy. The HMN Zone district emphasizes infill and increased density. LIV 5.1— Encourage Targeted Redevelopment and Infill This site is within Figure LIV1, Targeted Infill and Redevelopment Areas of the City Plan and meet this policy. LIV 5.4 — Contribute to Public Amenities This site will provide pedestrian connection from Prospect to Lake Street for flow in and out of CSU's campus and residential areas to the south of the site. LIV 6.1— Types of Infill and Redevelopment in Residential Areas Adjacent to CSU campus this site will add additional needed residential living space. LIV 6.2 — Seek Compatibility with Neighborhoods Located in the HMN district, the architectural design shall be in context of its surroundings. Compatibility shall be achieved through techniques such as the repetition of roof lines, the use of similar proportions in building mass, similar window pattern, use of materials that have similarity on color shade and texture. LIV 7.1— Encourage Variety in Housing Types and Locations Multi -family attached housing will provide an additional housing type along the south end of CSU's campus in a primarily single-family detached area. LIV 10.1— Design Safe, Functional, and Visually Appealing Streets Well lit private drives and pedestrian plazas and walkways with low-water use planting and pedestrian amenities such as tables and benches are included within the development. LIV 10.2 — Incorporate Street Trees Five additional street trees will be added to the Prospect Road R.O.W. at 40' o.c. A previous project on this site was originally designed and approved as a 4-story apartment building with a basement and included 61 total units with (7) 1 bedroom units and (54) 2 bedrooms units for a total of 115 beds. The basement foundation was installed in 2008, but the project came to a stop shortly thereafter for various financially - related issues with the previous developer. The current proposed project has been reduced to a 3-story apartment building, utilizing the same existing basement and overall building footprint. This change will help in reducing the overall scale and visual impact to the neighborhood which has been encouraged by the Planning Department, Landmark Preservation Commission and surrounding neighborhood residents. The proposed project now consists of (27) studio units, (21) 1 bedroom units and (11) 2 bedroom units with a total of 70 beds. This represents nearly a 40% reduction in density over the previously approved plan. The architectural design and use of building materials, massing and fenestration has also been completely redesigned since the original project. The building has been broken into a series of 3 larger masses on both the north and south elevations, with prominent side gabled roof elements utilizing shed dormers at the 3rd story, 1 bedroom loft spaces. The gable roof forms have extensive overhangs with large supporting brackets that are designed to be in scale with the building, yet relate to the historic craftsman style structures in close proximity to the site. The masses include extensive use of brick veneer with stucco at the third level. Other materials being utilized are synthetic stone veneer, and lap siding. The window fenestration has also been designed to relate to the surrounding neighborhood with use of single hung windows that are placed in single and double window unit configurations. Adjacencies The project site is currently a vacant parcel with an existing foundation slab located to the north of the Sheely Neighborhood on the Prospect Road. Single-family detached residential land uses are located to the west and south and CSU campus to the north. Access. Vehicular/Pedestrian Circulation and Parkina Primary vehicular and pedestrian circulation is provided from Prospect Road and a 16' wide emergency access (EAE) alley connecting the property and pedestrian flow from Prospect to Lake Street. • A 24' drive aisle from Prospect Road provides access to a parking lot with 87 spaces. • Pedestrian access is provided from the southeast corner of the property via a 10' wide sidewalk, this connects into the 16' EAE to Lake Street. • 77 bike parking spaces are provided with 63 (81%) covered on the NE corner of the building and by the main entrance and 14 (19%) uncovered on the NE corner and west side of the building. • A total of 66 parking spaces are required for the project. 87 parking spaces are provided. 47 spaces are standard, 36 spaces are compact (42.8%), and 4 spaces are handi-cap. The Slab Propertv PDP 808 West Prospect Road Statement of Proposed Planning Objectives August 5, 2015 This project shall be titled The Slab Property - consisting of the following components: • Multi -Family Attached (54 units) This project includes development within the High Density Mixed -Use Neighborhood Zone District. Site Area Information Parcel Size: 62,564 SF (1.44 AC) Right -of -Way Improvement Area: 6,629 SF (0.15 AC) Parking and Drive Area: 28,075 SF (0.645 AC) Landscape Area (turf & shrub areas): 11,875 SF (0.27 AC) Dwelling Units: 59 Gross Density: 40.9 DU/AC (min. 20 DU/AC) Net Density: 43.3 DU/AC Project Description The Slab Property is located on the north side of Prospect Road, approximately halfway between Shields St. and College Ave. and in the High Density Mixed -Use (HMN) zone district. Colorado State University's campus in to the north of the property while single- family detached homes surround the property to the east, south and west. Tenant access is provided from Prospect Road. Emergency access is provided through an easement to and from Lake Street. A patio area with tables and chairs will be located on the west side of the building at the main entrance. A low wall and planting to the north will screen the parking lot from neighboring apartment buildings to the north. Screen planting and a privacy fence on the east and west side of the property will screen from the existing single-family home to the west and the property to the east. The West Central Area Plan outlines goals and visions for redevelopment in this area. The property is within the HMN zone district where taller building and higher densities are encouraged to provide for the residential needs of the university. The development includes fifty-nine (59) multi -family attached units, within one building. Basement: (12) studio units, (3) 2-bedroom units First Floor: (5) studio units, (6) 1-bedroom units, (3) 2-bedroom units Second Floor: (5) studio units, (7) 1-bedroom units, (3) 2-bedroom units Third Floor: (5) studio units, (8) 1-bedroom units, (2) 2-bedroom units