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HomeMy WebLinkAboutAgenda 06_Hillside Multi-Family PPTO’Brien Brothers Hillside at O’Brien Farm, Multi-Family Preliminary Plat July 7, 2020 Footnote Two Locations Trees at this location will be removed to expand stormwater and to create amenity deck Open Space Standard (from Staff Comments): Approved Findings of Fact from DRB for Master Plan: Approved Findings of Fact from DRB For PUD In Which These Lots are Located: Existing and Constructed Open Spaces, Easements to Open Land/Future Dev. Planned Open Spaces Within the Multi-Family Project Area, Final Programing to Be Determined, Draft Programing Included: Significant Additional Open Spaces and Community Amenities Currently Proposed, One Immediately Adjacent to this Project Existing Planned Open Space Continued:•We are evaluating the use of suspended decks and boardwalks to enhance the Kennedy Drive elevation on Lot 15. •This includes a large amenity deck grilling area, benches. •Other similar pocket amenities are being evaluated on every lot, to ensure each lot has a special exterior feature/area for easy resident access. •Applicant does not believe there is an issue complying. Applicant will seek to meet with the stormwater superintendent prior to the closing of this hearing to confirm. •The images from Lincoln made a mistake. The architect renderings provided show the plan accurately, though the details are not yet finalized. •Stair towers at corners facing street will be extended to garage level. •Entrance doors at garage level can be added. •Windows can be added •Plants and landscape screening •Seating walls •The topography of the site requires an exposed side due to grading challenges. •We are committed to making this attractive and engaging, but there is no opportunity to remove the parking or bury it fully on this site. Underground Parking •There are a number of locations where underground parking is exposed due to grade in our area. Many different treatments are available and will be explored. Parking Lot Screening Types •Access to the underground garage has been examined on all sides of the building and this is the only point where it can be achieved. •After discussing with Public works that a direct connection was not necessarily problematic from a traffic perspective, we looked at how to create a plaza of types here and really capitalize on this space. •This plan added a structured space and reoriented the entrance. A food truck parking space and dining/amenity pavilion is added with a fire pit. We believe this will offer a significant community amenity and community engagement. There is an entrance on Two Brothers and sidewalk shown in the plans for Lot 15. •The entrance sketch provided showed a stone wall, a sign, flush mount granite curbs, a colored concrete accent. •The newly designed boardwalks, patios and food truck hub accentuate and compliment this further. •Entrances and Exits in the original submission are shown in blue. In response to this request applicant is looking to add additional access points at the street level at the red stars. •The applicant is not proposing balconies for the apartments proposed or direct street connections. Schematic of Door Treatments at Garage Level Harmonious Relationship With Existing Structures: •This project is part of a master planned community and these structures as well as the neighboring structures have been proposed within the context of that development. •The applicant believes that these structures are very much harmonious with the neighboring development and the transition is well designed. •Renderings of the development and its neighbors are provided. Street View Looking at Lots 10 and 12 Street View Looking at Lot 10 Harmonious Relationship With Existing Structures: •The applicant does not believe that balconies will enhance the design provided. •Juliet balconies are provided to allow residents full access to fresh air and light as well as architectural interest. •The applicant feels such an inclusion will detract from the design intent. •The applicant does not feel that this inclusion would create more harmony between structures, but has placed emphasis on communal exterior amenities as shown on previous slides. •The project includes an office space at the corner of Lot 13. •Lot 13 has some commercial style indoor amenities such as a coworking space, a ski/bike shop, a pet wash. Access to these amenities can be looked at creatively to help foster a sense of commercial engagement. City Comments 6/26/20 Setbacks Height Waiver: Inclusionary Housing •Our recollection was that the board opinion expressed supported the location of the inclusionary units in one building, which is expressly allowed by the text of the draft regulation. •Champlain Housing Trust is available to speak to what they have done in the past. •Champlain Housing Trust would provide some form of surety to the City of their intent and capacity. Fostering Community, Outdoor Common Spaces Fostering Community, Outdoor Common Spaces Fostering Community, Existing Parks and Open Space Fostering Community, Significant Future Potential Existing Planned Fostering Community Engaging Architecture and Street Presence Fostering Community, Common Themes, Glass Stair Tower with Public Art and Lighting Fostering Community Interior Common Areas of Sufficient Size for Conversation Fostering Community Exterior Architecture: Common Elements and Accents •The sketch plan mentioned included 322 residential dwellings. •Since that time an inclusionary requirement and bonus density provision has been passed. •The current plan includes 390 dwelling units and 48 affordable dwelling units. •Significant parking constraints are present in this project with so many additional units within the original master plan, originally contemplating 343. Lot 17 Parking •Applicant has proposed an expansion of the Master Plan to include the expanded building areas, but not to include parking areas. Lot 17 Parking •The reason behind not adding the parking areas to the existing Master Plan, is that the density of that underlying land has no place in the existing master plan. •For this reason, parking on Lot 17 is being applied for as a conditional use, permitted in the C1-LR zoning district, where the applicable land is located. Lot 17 Parking •The applicant would request that the Parking proposed on Lot 17 be reviewed as a conditional use request contemporaneously with this application. •The applicant will look to the DRB for feedback or needed modifications to comply with Article 14 conditional use review. •The parking proposed in this location is integral to the success of the project. •The applicant is also happy to provide the Lot 17 development as temporary access and parking, as suggested. We are happy to have this be something easily altered in the future, but the parking and egress are both requirements of the project. Parking •We apologize for our mis-reading of the City standard in our cover letter. •Applicant has used a long standing industry standard for parking. •As indicated in the comments, over 50% of the parking provided is covered and not exposed. •Approx. 7% of Parking is On-Street, an amenity to the broader community and guests, and a feature that enables future retrofit with commercial components should that be appropriate. •The Applicant is not able to significantly reduce the proposed parking while comfortably proceeding with an investment of this size and longevity. Parking •Applicant is unsure which spaces are in question? •The pull-off located at the entrance is designed to ensure that easy access is always available, and that tenants dropping of rent at the office have a quick place to pull off. •This space is also needed to ensure the ability of food trucks and pedestrians to operate in the newly planned plaza across the street. •These are not planned to be dedicated parking spaces. If they were included in the parking count it will be adjusted down accordingly. Parking •These spaces would be 18’x8’. •There are benefits to slightly smaller spaces, these may be a good location for electric vehicle charging stations. •We can also fit full size spaces if this is an issue. •Signage would be installed indicating compact only. Parking •Applicant is unsure where these doors are shown, but will ensure that no doors are opening into parking spaces. •This comment is in context to only one lot, Lot 14. •Applicant believes that the placement and proximity effect a nice transition. •See Comments Slide 34 •Applicant is open to opportunities for clearer pedestrian access to this location and will propose alternatives at the next stage of review. •Applicant will provide this suggestion to its Landscape Architect. •Any specific suggestions are welcome. •Applicant would be interested in specific suggestions. The roads bend, which makes even setbacks challenging. Also grading requirements are pushing buildings back. •In some cases there is grade change between sidewalk and foundation. •Applicant does not feel these spaces are wasted, as they will be landscaped and in some cases programmed with new amenities detailed previously. •Please provide more details as to the issue with minimum landscaping in the parking area. •Meadow: See slide 33 •There will be no foot traffic in the stormwater areas. •Applicant is interested in better understanding this requirement and how it might be achieved. •Applicant would like more information on how this is calculated. Are perimeter planting areas calculated? •Why would we restrict the analysis on a lot by lot basis when parking is shared by multiple lots and interconnected? Roadways Roadways •Applicants road network was fully approved in Final Plat SD-17-17. •The sidewalk locations, bike lanes, recreation paths, etc., were fully approved for all roads, including the connections in the area of the multi-family. •Specifically Plan Sheets C-9 and C-6 •In those sheets, the board approved: •8’ Wide Recreation Path; •No greenbelt between sidewalk and parallel parking. •Bike lane on uphill travel side of Two Brothers. No Recreation Path on Two Brothers. •As shown in this side by side comparison, the road network proposed for Two Brothers to O’Brien Farm Road is substantially identical to previous approved plan in SD-17-17. •Applicant has added 3 parallel spaces and moved curb cuts to account for new building configurations. •Section 15.12(M) allows for deviations from the standards. •We hope that the deviations previously allowed, and assumptions therefore relied upon in this new plan can be considered for the three new spaces. Previously Approved Current Proposal •Approved Plan from SD-17-17 •Includes no green belt between sidewalk and parallel parking. •Includes 8’ Recreation Path. •The current plan extends O’Brien Farm Road to push the access for Lot 13 further north. •It adds parallel parking on the east side to facilitate a more urban feel. Roadways •In designing the neighborhood applicant felt that the plan would benefit from additional parallel parking on the east side of O’Brien Farm Road and so it was added. •Benefits of this parking include: Visitor parking that is easily accessible on main roads. Easy facilitation of deliveries for packages to hundreds of apartment units. Urban street configuration that helps transition the project to a more built environment. Availability of future commercial use. Should it be desirable, the buildings could easily convert to include small scale coffee shops or cafes where apartments are now planned. Easy parking for customers would be readily available. Roadways •The Recreation Path is continued at the full 8’ width, but will be narrowed with tree plantings in tree-wells in the purple area. •This is to facilitate a slow-down of rec-path traffic at a busy intersection and resident area. The material of the path would also be changed to concrete in this area, to create a more urban feel. •Applicant does not feel it is desirable to have unimpeded speedy recreation in this area for safety reasons and due to pedestrian and resident volumes. •Applicant believes this style of hardscape will be more urban Images of both “Green Belts” and Hardscaped building front follow for review Roadways Urban feeling tree wells and hardscape add a nice character. Roadways No green belt is included at parallel parking in many places in the City. This too enhances the urban feel. This highly structured urban frontage is the most relevant example of project goals. While the commercial use ads to this, the hardscape and structure is perhaps a more important element. In contrast, these rec paths and green belts while attractive and no doubt useful are much more suburban feeling and less in character with the Project goals. •The Two Brothers Road connection was previously approved. •Applicant does not recall the bike and pedestrian committee requesting this road have a bike path. •The Bike and Pedestrian Committee reviewed and approved the current fully permitted configuration. •Our recollection is that a recreation path connection was requested from Kennedy Drive, connecting Kennedy Drive’s path with the newly proposed project recreation path. •This requested path is incorporated in our current draft Phase II plan, shown in red. Lighting •OK •Applicant provided 40 spaces in racks compliant with Appendix G. •The requirement appears to be rounding up in the chart above. Applicant had assumed one space for every ten units would mean a 44 unit building provided four spaces only. •Applicant would like guidance regarding the required number, and will rearrange the racks in line with the newly proposed entrances for review at the next stage. •Applicant is happy to provide the required number of bike parking spaces. •A bike storage room is included in Lot 13 building. •Bike storage is provided in the trash compactor facility building •Vertical bike storage will be provided in front of parking areas where there is space. •The interior bike parking requirement is fairly extensive. Applicant would look for guidance from the City and Board as to specifically what is required to best design these storage areas.