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HomeMy WebLinkAboutSP-22-060 - Supplemental - 0339 Garden Street (11)Qualifying Open Space Narrative: Lot B – Market Street & Garden Street December 9, 2022 Introduction This application involves construction of: - Building B1 – a mixed use building comprised of 73 dwelling units and 11,322 square feet of commercial tenant space - Building B2 – a mixed use building comprised of 62 dwelling units and 11,353 square feet of commercial tenant space - Building B3 – a multi-family building with 26 dwelling units The open space requirement will be met using a combination of onsite and offsite open space elements. Open Space Requirement (per LDR Table 8-1) Transect Zone Residential / Non-Residential Parcel Size Qualifying Open Space Required Additional Restrictions, Requirements, or Allowances Public Realm Requirement 5 Non-Residential All 5% of non- residential building gross floor area May locate qualifying open space off-site or purchase credits Whether on or off site, 75% must be part of the public realm 5 Residential, 20 or more Units All 60 Square Feet Per Unit May locate off-site pursuant to BES or purchase credits No public realm requirement for residential component 4 Residential, 20 or more Units All 60 Square Feet Per Unit Must be located on site or within 150’ of the site and directly accessible from the site; 50% or more must be commonly accessible to all tenants/residents No public realm requirement for residential component Open Space Summary Building Dwelling Units Non- Residential Space Open Space Required Proposed Open Space LDA O/S Credit1 Onsite Total B1 73 11,322 sf 4,946 sf (4,380 + 566) 2,473 sf (50% max.) 3,500 sf rain garden + 2,375 sf pocket plaza + 1160 sf garden space + 1190 sf snippet/parklet 13,622 sfB26211,353 sf 4,288 sf (3,720 + 568) 2,144 sf (50% max.) B3 26 none 1,560 sf 780 sf (50% max.) Total 10,794 sf 5,397 sf 8,225 sf 1 Large Development Area open space credit The Large Development Area open space credit is located entirely within the public realm. The proposed pocket plaza is also located in the public realm. Collectively, 57.3% of the open space proposed is within the public realm [(5,397 sf + 2,375 sf) / 13,555 sf] An excess of 2,828 sf of open space is proposed. As allowed by LDR 8.08.E(1)(d), the applicant requests that the excess open space with this application be held in reserve, to be applied toward the required open space for a future building. Rain Garden: (3,500 square feet) A rain garden (bio-retention area) is proposed along the northerly parcel boundary. The rain garden will receive rooftop runoff from Building B3 and runoff from the adjacent paved parking areas. While the rain garden and adjacent area is larger than 3,500 sf, the maximum allowable open space size is limited to 3,500 sf in LDR Article 11B. The rain garden meets the following minimum requirements of LDR Article 11B: Rain Garden Required Elements Elements Provided Applicability All FBC districts Complies – the project is located in the T-4 & T-5 Description & Service Intent A shallow depression planted with native plants that captures rainwater runoff from impervious urban areas. Complies – the rain garden has a depth of about 2 feet and receives stormwater runoff from the adjacent building rooftop and parking areas. See Landscape Plans for proposed plantings. Size Maximum size of 3,500 sf; shall not count as more than 50% of minimum required qualifying open space. Complies – the open space area is limited to the maximum of 3,500 sf; and the rain garden comprises only 21% of the total open space proposed. Location & Access The garden should be positioned near a runoff source like a downspout, driveway or sump pump to capture rainwater runoff and stop the water from reaching the sewer system. Complies – the rain garden is located adjacent to, and receives runoff from, the building rooftop and paved parking. Seating, Tables, Etc.The space must serve as a visual amenity which can be enjoyed through paths or seating. Adjacent seating, proportionate with the size of the garden and number of users, intended to enhance the garden is required and can be counted as part of the required open space. Complies – the space will provide a buffer along the north and east edges of the parking area. A grass path is proposed along the northerly berm, parallel with the parcel boundary. Seating is proposed at the northwesterly end of the rain garden, within a fenced area for pets. The seating area overlooks the rain garden, as well as the School play space on the adjacent parcel. Landscaping, Design Deep rooted native plants and grasses. Complies – see Landscape Plans for proposed plantings Commercial Services, Food Not permitted Complies Sunlight & Wind Appropriate to the plant species selection. Complies – see Landscape Plans for proposed plantings Other See LID language for additional standards. Complies – the rain garden provides treatment for the water quality volume runoff and also allow stormwater to infiltrate, provide groundwater recharge. Pocket Plaza: (2,375 square feet) A pocket plaza is proposed along Market Street, between Building B1 & Building B2. The pocket plaza will extend to the face of each building, and from the sidewalk along Market Street over the bottom of the ramp / entrances to the parking garage under each building. The pocket plaza will be connected to the parking areas and sidewalks behind each building with an elevated walkway that spans the parking garage entry. The pocket plaza meets the following minimum requirements of LDR Article 11B: Pocket Plaza Required Elements Elements Provided Applicability All FBC districts Complies – the project is located in the T-4 & T-5 Description A small, landscaped green space, designed and managed as an outdoor Living "room" for more limited passive recreation and social interaction. Complies – designed to accommodate seating to complement potential food service uses within the end unit of each building, as well as provide for general public seating and social interaction Service Area More urban version of a pocket park; intended to serve the immediate area (street, block) within walking distance (1/4 mile), including adjoining residences and businesses. Typically located mid-block, or on a street corner. Complies – located mid-block and intended to serve both residents and businesses within the adjacent buildings. The design integrates pedestrian connections to the spaces behind the buildings, expanding those served and providing a larger feeling space. Typical features Seating area, vendor area, public art, fountain, ornamental trees, planters, small accessory structures; no onsite parking Complies – includes seating, planters, and art. No onsite parking proposed. Lot Size Minimum: 2,000 SF Maximum: 20,000 SF Complies – 2,375 sf Lot Coverage 60% min, 100% max Complies – although there are movable planters, the coverage is 100% Frontage Typically has frontage on one or two streets, and is defined and enclosed by adjacent building facades, with compatible architectural elements, such as low walls, screening, or fencing and landscaping that define the space. Complies – has frontage on Market Street Other Shared Garden Space: (1,160 square feet) Shared garden space will be located behind Building B2. A sidewalk will provide accessible access to the raised beds. A hose bib will be located on the exterior of Building B2. The shared garden space meets the following minimum requirements of LDR Article 11B: Shared Garden Space Required Elements Elements Provided Applicability All FBC districts Complies – the project is located in the T-4 & T-5 Description & Service Intent Land set aside and maintained for production of food to be used primarily for participating gardeners. Complies – the raised beds will be available to the residents of Buildings B1 & B2 Size Minimum 400 square feet. Encouraged to serve at least 20% of units in multifamily developments. Complies – proposed area is 1160 sf. The number of residents to be served will depend on the bed size allocated to each resident. Location & Access May not be located in any class wetland or wetland buffer. Shall have proper drainage. Complies – not located in a wetland or buffer. Adequate drainage provided – adjacent rooftop runoff to be collected in gutter. Seating, Tables, Etc.None required.N/A Landscaping, Design Must have adequate planting soils, tested for pH balance, drainage, nutrients, etc. (proof provided prior to Certificate of Occupancy). Where they are inadequate, soils shall be amended for more suitable farming. Shall have water service directly to gardens. Raised planters or other semi- permanent infrastructure encouraged. Complies – the raised beds will be filled with planting soil. A hose bib will be located on the exterior of Building B2, directly adjacent to the planting beds. Commercial Services, Food Not permitted N/A Sunlight & Wind Full sunlight Complies – the raised beds have southerly exposure. The adjacent trash structure has a height of less than 11 feet. Other Plan shall be established and submitted to ensure continual use and maintenance of the gardens, whether by residents, association, property owner or property manager. Complies - property manager to maintain garden area prior to, and following, the growing season. See attached narrative Snippet / Parklet: (1,190 square feet) A snippet / parklet will be located behind Building B1. A sidewalk will provide accessible access from the building and the pocket plaza. This landscaped space will include benches and a play structure. The snippet / parklet meets the following minimum requirements of LDR Article 11B: Snippet / Parklet Required Elements Elements Provided Applicability All FBC districts Complies – the project is located in the T-4 & T-5 Description & Service Intent Small sitting area clearly intended to provide welcoming respite between or adjacent to buildings. May serve general public, employees, residents, or customers. Complies – this small sitting area is located adjacent to, and intended to serve the residents of Building B1. Size 600-4,000 sq. ft.Complies – proposed area is 1190 sf. Location & Access Must be directly adjacent to public right of way and sidewalk or operable building entry. Applicants are encouraged to consider lighting and safety in design. The space is directly adjacent to the pocket plaza along Market Street and near the lobby entrance on the north side of Building B1. Seating, Tables, Etc.Seating must be the main focus of the space. Seating must be present year- round and composed of high quality materials. Fixed seating is required unless the applicant demonstrates that moveable seating will meet the stated goals of the type. Two fixed benches are proposed. A crawl tunnel is also proposed – providing an opportunity for play or informal sitting. Landscaping, Design Landscaping shall also be a primary component of the space. Because the space is inherently small, it shall be carefully landscaped in a higher proportion than larger spaces. Landscaping should not interfere with seating, but instead complement it. Spaces should appear warm and inviting and permanent rather than temporary. Complies – see Landscaping Plan. Plantings are used to frame the space, provide seasonal shade, and complement the bench seating. Commercial Services, Food Permitted N/A Sunlight & Wind No requirements N/A Other Bicycle parking may be permitted within these areas; however, the space dedicated to bicycle parking shall not count towards meeting the open space requirements. No bike parking is proposed within the snippet / parklet. OPEN SPACE ATTACHMENTDECEMBER 9, 2022RAIN GARDEN = 3,500 SF(ACTUAL SIZE = 5,000 SF)POCKET PLAZA = 2,375 SFSNIPPET/PARKLETAREA = 1,190 SFGARDEN SPACEAREA = 1,160 SFNOTE:THIS PLAN IS INTENDED ONLY TO SHOW THE LOCATION AND SIZE OFTHE PROPOSED OPEN SPACE AREAS. REFER TO THE LANDSCAPEPLANS AND CIVIL PLANS FOR DESIGN INFORMATION RELATED TOGRADING, PLANTINGS, SITE FURNITURE AND AMENITIES.