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HomeMy WebLinkAboutPN_Statement_Addressing_Project_Compliance_221209_v1 800 GARDEN Statement Addressing Project’s Compliance with each of the following Decision Criteria: Please provide a statement describing City Code provisions to be modified and address the following criteria: 1. Demonstration of Compliance and Superiority Required: Applicants must demonstrate that a proposed development is in compliance with the purposes of this Section and with the Comprehensive Plan, that the proposed development will be superior to that which would result without a planned urban development, and that the development will not be unduly detrimental to surrounding properties. The project plans, narratives, and supporting reports illustrate the design proposal and benefits to the community that would result from a Planned Urban Development approach for this development. Please refer to the submittal documents. 2. Public Benefit Required: In addition, applicants shall demonstrate that a proposed development will provide specifically identified benefits that clearly outweigh any adverse impacts or undesirable effects of the proposed planned urban development, particularly those adverse and undesirable impacts to surrounding properties, and that the proposed development will provide one or more of the following benefits than would result from the development of the subject site without the proposed planned urban development: Please refer to the Public Benefits PUD Phasing Plan included as a separate document with this submittal. a. Critical Areas: Protects critical areas that would not be protected otherwise to the same degree as without a planned urban development; There are no environmentally critical areas on the property. High seismic hazard area is mapped on the property. A geotechnical report has been provided with the submittal. The building foundations will be designed per the geotechnical recommendations to ensure that the development can be safely accommodated on the site without any adverse impact to surrounding developments. The report addresses soil conditions and measures to assure building stability. b. Natural Features: Preserves, enhances, or rehabilitates natural features of the subject property, such as significant woodlands, native vegetation, topography, or noncritical area wildlife habitats, not otherwise required by other City regulations; The existing site does not have any significant natural features or wildlife habitats that need to be preserved. The property includes an existing 1 story retail building (former Fry’s electronic store) and surface parking, which will be demolished to allow for the new proposed buildings. The proposed development will significantly improve the condition of the property by providing new street frontage ROW improvements along Garden Ave N and N 8th Street that would include continuous planting strips and street trees. A variety of on-site landscaped pedestrian open spaces will also be provided at grade which will also include trees, shrubs, ground cover. The Page 2 of 10 public plaza at the corner street intersection and smaller plaza space at the NW corner retail will provide a focal point for the development and activate the site frontage. Additional pedestrian open spaces will provide amenities such as a green leisure space and dog parks. Planting areas will also be provided around the perimeter of the buildings along the walkways and access road to the north and east of the buildings as well as along the building façade on the N. 8th Street frontage. A detailed landscape planting plan will be provided with the building permit submittal. c. Public Facilities: Provides public facilities that could not be required by the City for development of the subject property without a planned urban development; N/A d. Use of Sustainable Development Techniques: Design which results in a sustainable development; such as LEED certification, energy efficiency, use of alternative energy resources, low impact development techniques beyond that required by the Surface Water Design Manual, etc.; Although, no specific green building certifications are planned, the project will comply with any necessary energy code requirements or low impact development techniques required by the jurisdiction. e. Overall Design: Provides a planned urban development design that is superior to the design that would result from development of the subject property without a planned urban development. A superior design may include the following: i. Open Space/ Recreation: Provides increased open space or recreational facilities beyond standard code requirements and considered equivalent to features that would offset park mitigation fees in Resolution 3082; and Provides a quality environment through either passive or active recreation facilities and attractive common areas, including accessibility to buildings from parking areas and public walkways; The proposed development will provide considerable open space/recreation areas at the ground level. The large public plaza at the corner street intersection and smaller plaza space at the NW corner retail will provide a focal point for the development. The plaza areas will include green planted areas along with durable seating, special paving and lighting, all of which are carefully designed to not impede pedestrian access to the public areas or building entrances. The NW corner retail plaza will provide spill over space for the retail use and also include a public art element enhancing the street intersection of Garden Ave N and N 10th Street. Additional pedestrian open spaces between the buildings will provide recreational amenities such as a green leisure space and dog parks. Ground level amenity and lobby spaces with transparent glazing are also located along these pedestrian zones to reduce the parking use at ground level and encourage indoor/outdoor connections. Selection and arrangement of the site furnishings will be further refined for the building permit submittal. In order to provide ample usable space for passive recreation, continuous walkways will be provided around the buildings and in the pedestrian spaces between the buildings, which connect to access to building entries and on-site amenities. Moreover, each building will have an elevated courtyard with green planted areas as well as residential amenities such as pool/spa and private patios. Page 3 of 10 ii. Circulation/ Screening: Provides superior circulation patterns or location or screening of parking facilities; The proposed development will significantly improve the pedestrian connectivity of the property by providing new street frontage ROW improvements along Garden Ave N and N 8th Street that would include a public sidewalks (min. 16 feet on Garden Ave N and min. 8 feet on N 8th Street) continuous planting strips and street trees. The location of the Phase 1 and Phase 2 buildings along the sidewalk edge will create active urban street frontage that will continue into the public plaza areas. The internal walkways will provide pedestrian connections to the sidewalk. Structured parking is provided within the buildings, screened from view from Garden Ave N by the street-facing, pedestrian-oriented uses. Retail vehicular access is provided from both streets while additional residential vehicular access is provided from the access road along the north and eastern portion of the site. Vehicular access driveways are completely separated from the pedestrian areas and walkways leading up to pedestrian entries. One combined vehicular access from Garden Ave N is provided for the retail and visitor parking in Phase 1 & 2 and from N 8th Street for Phase 3 to minimize driveway entrances interrupting the pedestrian sidewalk along Garden Ave N. Additional residential vehicular access to the parking garage is provided from the access road along the north for Phase 1/Building A and eastern portion of the site for Phase 2/Building B and Phase 3/Building C. The retail driveway access from Garden Ave N and N 8th Street is essential to the success of retail on this site. Garden Ave N is the main frontage for the retail uses including the proposed grocery use in Phase 1, which makes it crucial for the retail access driveway to be provided along Garden Ave for Phase 1 & 2 and N 8th Street for Phase 3 in close proximity to the retail uses and easy access to retail parking behind the retail uses. Access to parking from the rear of the site will diminish the viability and operation of the retail uses. Phase 1/Building A (north facade) and Phase 3/Building C (south facade) are setback to allow for ground level landscaping as a buffer between the parking use building and sidewalk along the street. Landscaping in the pedestrian paseos between the buildings will offer the same advantage to the parking use facing those areas. Landscaping/planting areas at grade along the building edge combined with the continuous planting strip and street trees will further soften the building facade along N 8th Street. Additionally, metal screening will be used as special detailing for the openings in the parking garage to further minimize the visibility of parking from the streets and pedestrian spaces for the north and south facades of all building. The combination of these elements will create interest at the ground level along the public sidewalk. Last but not the least, it is unlikely that the N 8th Street frontage will be used for much pedestrian activity due to the industrial properties to the east and the future HOV connection to I-405 planned from this street, which will take up some portion of the site frontage. iii. Landscaping/ Screening: Provides superior landscaping, buffering, or screening in or around the proposed planned urban development; provided, common open space containing natural features may be left unimproved; Page 4 of 10 The proposed development will significantly improve the condition of the property by providing new street frontage ROW improvements along Garden Ave N and N 8th Street that would include continuous planting strips and street trees. A variety of on-site landscaped pedestrian open spaces will also be provided at grade which will also include trees, shrubs, ground cover. The public plaza at the corner street intersection and smaller plaza space at the NW corner retail will provide a focal point for the development and activate the site frontage. The NW corner retail plaza will provide spill over space for the retail use and also include a public art element enhancing the street intersection of Garden Ave N and N 10th Street. Additional pedestrian open spaces will provide amenities such as a green leisure space and dog parks. Ground level amenity and lobby spaces with transparent glazing are also located along these pedestrian zones to reduce the parking use at ground level and encourage indoor/outdoor connections. Planting areas will also be provided around the perimeter of the buildings along the walkways and access road to the north and east of the buildings as well as along the building façade on the N. 8th Street frontage to soften the building edge. Phase 1/Building A (north facade) and Phase 3/Building C (south facade) are setback to allow for ground level landscaping as a buffer between the parking use building and sidewalk along the street. Landscaping in the pedestrian paseos between the buildings will offer the same advantage to the parking use facing those areas. Additionally, metal screening will be used as special detailing for the openings in the parking garage to further minimize the visibility of parking from the streets and pedestrian spaces for the north and south facades of all buildings. A detailed landscape planting plan will be provided with the building permit submittal. The landscaping is designed to meet several objectives: · Help reduce the overall scale of the buildings through trees and plants along the street and building perimeter. · Soften the facades with structured parking with perimeter landscape zones. · Define private from public space through an orderly, attractively designed plaza areas. · Help define circulation routes to building entries. · Provide year-round ornamental interest with carefully selected vegetation. iv. Site and Building Design: Provides superior architectural design, placement, relationship or orientation of structures, or use of solar energy; All three buildings have sun exposure on all sides due to adjacent ROWs (Garden Ave N and N 8th Street), access road (north and east side) and wide common open space areas between the buildings. The exterior open area around the buildings and interior upper level courtyards provide natural light and ventilation to all dwelling units. Phase 2/Building B also has a min. 30 feet setback for the upper residential levels creating an additional courtyard for the units and amenity spaces facing Garden Ave N. There are no residential units at grade which eliminates any security or privacy concerns for residents. All three buildings have street facing primary entries directly accessed from the sidewalk or plaza spaces along Garden Ave N. Pedestrian uses such as commercial retail and residential lobby and amenity spaces are all oriented towards Garden Ave N. They are designed to be double height spaces with transparent glazing to help bring in natural light, activate the street frontage and enhance the pedestrian experience. Canopies will be provided for weather protection will be provided along the façade. Moreover, a pedestrian plaza at the intersection of Garden Ave N and Page 5 of 10 N 8th Street provides an inviting public space at the main corner of the development. There is an additional smaller plaza space at the NW corner of Phase 1/Building A to allow for some spill over space from the retail use at that location and incorporate a public art element. Zero setback locations along Garden Ave N are compensated by the considerable setback at the main plaza space and upper level setback for Phase2/Building B. Phase 3/Building C is also setback from N 8th Street to allow for ground level landscaping as a buffer between the parking use in the building and sidewalk. Structured parking is provided within the buildings, screened from view from Garden Ave N by the street-facing, pedestrian-oriented uses. Retail vehicular access is provided from both streets while additional residential vehicular access is provided from the access road along the north and eastern portion of the site. The retail driveway access from Garden Ave N and N 8th Street is essential to the success of retail on this site. Garden Ave N is the main frontage for the retail uses including the proposed grocery use in Phase 1, which makes it crucial for the retail access driveway to be provided along Garden Ave for Phase 1 & 2 and N 8th Street for Phase 3 in close proximity to the retail uses and easy access to retail parking behind the retail uses. Access to parking from the rear of the site will diminish the viability and operation of the retail uses. v. Alleys: Provides alleys for proposed detached or attached units with individual, private ground related entries. N/A. There are no residential units at grade which eliminates any security or privacy concerns for residents. 3. Additional Review Criteria: A proposed planned urban development shall also be reviewed for consistency with all of the following criteria: a. Building and Site Design: i. Perimeter: Size, scale, mass, character and architectural design along the planned urban development perimeter provide a suitable transition to adjacent or abutting lower density/ intensity zones. Materials shall reduce the potential for light and glare. Adjacent zoning to the north and west is also UC-2 while properties to the east and south fall in IH- Industrial Heavy zones. The corner location of the site at the intersection of Garden Ave N and N 8th Street along with the interior access road towards the north & east side of the site offer ample separation from surrounding properties. Zero setback locations along Garden Ave N are compensated by the considerable setback at the main public plaza space and upper level setback for Phase2/Building B, which creates a significant massing variation in the Garden Ave frontage between the three buildings. Phase 1/Building A (north facade) and Phase 3/Building C (south facade) are setback to allow for ground level landscaping as a buffer between the parking use building and sidewalk along the street. Landscaping in the pedestrian paseos between the buildings will offer the same advantage to the parking use facing those areas. There are no required rear and side setbacks. The public plaza creates a nice transition at the Garden/8th street intersection across from the Target store to the west. The NW corner retail activates the Garden/10th street intersection with an urban frontage and building scale comparable to the multifamily property diagonally across the Page 6 of 10 intersection. Industrial properties to the east are further separated by the rail track. The overall intent is to create an active urban frontage along Garden Ave with pedestrian oriented commercial retail uses and residential lobby/amenity spaces. Storefront glazing will provide eyes on the street and canopies will provide weather protection. Primary exterior materials such as concrete, metal panels, ceramic coated or similar accent panels and fiber cement siding panels will not cause any glare. ii. Interior Design: Promotes a coordinated site and building design. Buildings in groups should be related by coordinated materials and roof styles, but contrast should be provided throughout a site by the use of varied materials, architectural detailing, building orientation or housing type; e.g., single family, detached, attached, townhouses, etc. The interior layout at the ground level of the buildings is well integrated into the overall site design. Active spaces with primary entries are located along Garden Ave while parking is located behind with garage entries from the interior access road. Ground level amenity and lobby spaces with transparent glazing are also located along the pedestrian zones between the buildings to reduce the parking use at ground level and encourage indoor/outdoor connections. The loading area in Phase 1/Building A is completely screened from view from the street frontage and is located behind the retail use with access from the on-site road to the north. All solid waste storage and back of house service uses are located within the buildings. Phase 1/Building A (north facade) and Phase 3/Building C (south facade) are setback to allow for ground level landscaping as a buffer between the parking use building and sidewalk along the street. Landscaping in the pedestrian paseos between the buildings will offer the same advantage to the parking use facing those areas. Additionally, metal screening will be used as special detailing for the openings in the parking garage to further minimize the visibility of parking from the streets and pedestrian spaces for the north and south facades of all buildings. Landscaping/planting areas along the building edge along with the continuous planting strip and street trees will further soften the building edge along the N 8th Street public sidewalk. Further, it is unlikely that the N 8th Street frontage will be used for much pedestrian activity due to the future HOV connection to I-405 planned from this street and the industrial properties to the east. Residential units on the upper levels have ample sun exposure due to street frontage, access roads with setbacks and pedestrian open space between the buildings. Elevated courtyard spaces in each building offer the added advantage of providing light and ventilation to interior facing units. Enclosed upper level amenity areas are also located towards the west overlooking Garden Ave N. All three buildings share a cohesive exterior design strategy using exterior materials, roof design features and architectural elements such as balconies, windows, railings and canopies. However, there is also significant variation in massing, accent colors/materials and facade treatment to add variety along the Garden Ave frontage for all three buildings. b. Circulation: i. Provides sufficient streets and pedestrian facilities. The planned urban development shall have sufficient pedestrian and vehicle access commensurate with the location, size and density of the proposed development. All public and private streets shall accommodate emergency vehicle access and the traffic demand created by the development as documented in a traffic and circulation report approved by the City. Vehicle access shall not be unduly detrimental to adjacent areas. Page 7 of 10 ii. Promotes safety through sufficient sight distance, separation of vehicles from pedestrians, limited driveways on busy streets, avoidance of difficult turning patterns, and minimization of steep gradients. iii. Provision of a system of walkways which tie residential areas to recreational areas, transit, public walkways, schools, and commercial activities. iv. Provides safe, efficient access for emergency vehicles. The proposed development has sufficient vehicular and emergency access with frontage on two streets and an interior access road towards the north and east forming a loop around the buildings. Pedestrian open space between the buildings provide adequate fire separation. Existing connections at the north-west corner with an access easement will be maintained. Driveway connections to both streets do not conflict with driveway access to surrounding properties. A traffic impact analysis is provided along with the submittal. The proposed development will significantly improve the pedestrian connectivity of the property by providing new street frontage ROW improvements along Garden Ave N and N 8th Street that would include a public sidewalks (min. 16 feet on Garden Ave N and min. 8 feet on N 8th Street) continuous planting strips and street trees. The location of the Phase 1 and Phase 2 buildings along the sidewalk edge will create active urban street frontage that will continue into the public plaza areas. The internal walkways will provide pedestrian connections to the sidewalk. Structured parking is provided within the buildings, screened from view from Garden Ave N by the street-facing, pedestrian-oriented uses. Retail vehicular access is provided from both streets while additional residential vehicular access is provided from the access road along the north and eastern portion of the site. Vehicular access driveways are completely separated from the pedestrian areas and walkways leading up to pedestrian entries. One combined vehicular access from Garden Ave N is provided for the retail and visitor parking in Phase 1 & 2 and from N 8th Street for Phase 3 to minimize driveway entrances interrupting the pedestrian sidewalk along garden Ave N. Additional residential vehicular access to the parking garage is provided from the access road along the north for Phase 1/Building A and eastern portion of the site for Phase 2/Building B and Phase 3/Building C. There are no difficult turning patterns or steep gradients at the access points to streets or within the site. c. Infrastructure and Services: Provides utility services, emergency services, and other improvements, existing and proposed, which are sufficient to serve the development. All of the utilities services, including water, sewer, gas, power, and data services will be provided. Required emergency services and systems including fire sprinkler and fire alarm systems will be provided. d. Clusters or Building Groups and Open Space: An appearance of openness created by clustering, separation of building groups, and through the use of well-designed open space and landscaping, or a reduction in amount of impervious surfaces not otherwise required. The proposed planned urban development orients all three buildings with primary frontage along Garden Ave N with parking screened from view. The pedestrian open space between the buildings offer useful common amenities for residents creating an interactive community Page 8 of 10 experience within the development. These zones along with the public plaza spaces include ample pervious green areas to further beautify the site and mitigate storm water run-off. e. Privacy and Building Separation: Provides internal privacy between dwelling units, and external privacy for adjacent dwelling units. Each residential or mixed use development shall provide visual and acoustical privacy for dwelling units and surrounding properties. Fences, insulation, walks, barriers, and landscaping are used, as appropriate, for the protection and aesthetic enhancement of the property, the privacy of site occupants and surrounding properties, and for screening of storage, mechanical or other appropriate areas, and for the reduction of noise. Windows are placed at such a height or location or screened to provide sufficient privacy. Sufficient light and air are provided to each dwelling unit. There are no residential units at grade which eliminates any security or privacy concerns for residents. Residential units on the upper levels have ample sun exposure and separation due to street frontage, access roads with setbacks and pedestrian open space between the buildings. Elevated courtyard spaces in each building offer the added advantage of providing light, ventilation and an aesthetic enhancement to interior facing units. Phase 2/Building B also has a min. 30 feet setback for the upper residential levels creating an additional courtyard for the units and amenity spaces facing Garden Ave N. Phase 1/Building A (north facade) and Phase 3/Building C (south facade) are setback to allow for ground level landscaping as a buffer between the parking use building and sidewalk along the street. Landscaping in the pedestrian paseos between the buildings will offer the same advantage to the parking use facing those areas. Additionally, metal screening will be used as special detailing for the openings in the parking garage to further minimize the visibility of parking from the streets and pedestrian spaces for the north and south facades of all buildings. f. Building Orientation: Provides buildings oriented to enhance views from within the site by taking advantage of topography, building location and style. The buildings are placed on site considering multiple factors such as access, connections to the street and open space. All three buildings have ample sun exposure on all sides due to adjacent ROWs (Garden Ave N and N 8th Street), access road (north and east side) and wide pedestrian open space in between the buildings. The exterior open area around the buildings and interior upper level courtyards provide natural light and ventilation to all dwelling units. Elevated courtyard spaces in each building offer the added advantage of providing light, ventilation and an aesthetic enhancement to interior facing units. Building are oriented towards frontage along Garden Ave N with pedestrian uses, entries and plazas activating the street. Vehicular entries are situated away from the main pedestrian access points by locating them at the “back” of the building. g. Parking Area Design: i. Design: Provides parking areas that are complemented by landscaping and not designed in long rows. The size of parking areas is minimized in comparison to typical designs, and each area related to the group of buildings served. The design provides for efficient use of parking, and shared parking facilities where appropriate. Structured parking is provided within the buildings multiple levels, screened from view from Garden Ave N by the street-facing, pedestrian-oriented uses. This allows the development to completely eliminate any exterior surface parking areas. Page 9 of 10 Phase 1/Building A (north facade) and Phase 3/Building C (south facade) are setback to allow for ground level landscaping as a buffer between the building and sidewalk for the parking use facing the street. Landscaping in the pedestrian paseos between the buildings will offer the same advantage to the parking use facing those areas. Landscaping/planting areas at grade along the building edge combined with the continuous planting strip and street trees will further soften the building facade along N 8th Street. Additionally, metal screening will be used as special detailing for the openings in the parking garage, to further minimize the visibility of parking from the streets and pedestrian spaces for the north and south facades of all buildings. h. Phasing: Each phase of the proposed development contains the required parking spaces, open space, recreation spaces, landscaping and utilities necessary for creating and sustaining a desirable and stable environment, so that each phase, together with previous phases, can stand alone. Each phase will comprise the required parking and utilities for the uses in the building. The pedestrian zones along with the elevated courtyards and balconies will offer required common and private open space to sustain each phase independently as well integrate harmoniously with the previous phase. 4. Compliance with Development Standards: Each planned urban development shall demonstrate compliance with the development standards contained in subsection E of this Section, the underlying zone, and any overlay districts; unless a modification for a specific development standard has been requested pursuant to subsection B2 of this Section. E.1. Common Open Space Standard: 4-9-150.E.1.a Residential: – N/A 4.9.150. E.1.b - Mixed Use – Residential Portions: Common open space standards for the residential portions of mixed use developments. i. Mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide a minimum area of common space or recreation area equal to fifty (50) square feet per unit. The larger public plaza space at the intersection of both streets at the SW corner and the smaller public plaza space at the NW corner retail use are both intended to be welcoming gateways to the development. Plaza features will include special paving materials, landscaping and lighting. In addition to the public plazas, secured exterior recreational space for residents will be provided in the pedestrian ‘paseos’ between the buildings. These areas will include amenities such as a green leisure space and dog parks. Ground level amenity and lobby spaces with transparent glazing are also located along these pedestrian zones to reduce the parking use at ground level and encourage indoor/outdoor connections. Upper level courtyards in all buildings will add further variety to the common open space via amenities like the pool and spa. Phase 2/Building B also has a min. 30 feet setback for the upper residential levels creating an additional courtyard for the units and amenity spaces facing Garden Ave N. All of these areas provide ample common open space for the development. Page 10 of 10 4.9.150. E.1.c - Mixed Use Nonresidential Portions, or Commercial, or Industrial Uses: Common open space requirements applicable to nonresidential portions of mixed use developments or to single use commercial or industrial developments: i. All buildings and developments with over thirty thousand (30,000) square feet of nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-oriented space according to the following formula: 1% of the lot area + 1% of the building area = Minimum amount of pedestrian-oriented space The larger public plaza space at the intersection of both streets at the SW corner and the smaller public plaza space at the NW corner retail use are both intended to be welcoming gateways to the development. Plaza features will include special paving materials, landscaping and lighting, all of which are carefully designed to not impede pedestrian access to the public areas or building entrances. These public plaza areas provide the required pedestrian oriented space for the development. The smaller plaza space at the NW corner of Phase 1/Building A allows for some spill over space from the retail use at that location and incorporates a public art element at the intersection of Garden Ave N and N 10th Street. 4.9.150. E.2. Private Open Space: Each residential unit in a planned urban development shall have usable private open space (in addition to parking, storage space, lobbies, and corridors) for the exclusive use of the occupants of that unit. Each ground floor unit, whether attached or detached, shall have private open space contiguous to the unit. The private open space shall be well demarcated and at least fifteen feet (15') in every dimension (decks on upper floors can substitute for the required private open space). For dwelling units that are exclusively upper story units, there shall be deck areas totaling at least sixty (60) square feet in size with no dimension less than five feet (5'). For dwelling units located above the sixth story, private open space may be provided by a shallow balcony accessed by a door with at least fifty percent (50%) glazing; any required private open space not provided by the balcony shall be added to the required common open space, pursuant to subsection E1 of this Section. The minimum dimensional standards of this Section may be modified through the planned urban development review process; provided, that the minimum area requirement is maintained. There are no residential units at grade which eliminates any security or privacy concerns for residents. Private open space will be provided by balconies in the individual units and private patios for units in the upper level courtyards. Private balconies/patios are not provided in the interior corner units to maximize the amount of natural light and ventilation to those units. While the balcony dimensions do not meet the min. dimensions, they are proportioned to work well the unit types and layouts and integrate cohesively with the overall façade modulation of the buildings. Any deficiencies in the private open space area is compensated by the provision of large common space areas at grade and in the upper level courtyards in each building. Please refer to the submittal plan set for further information regarding compliance with the development standards.