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HomeMy WebLinkAboutMS-24-02 - Supplemental - 0112 Garden Street (5)MISCELLANEOUS APPLICATION NARRATIVE 112 Garden Street August 21, 2024 BACKGROUND: Site Plan Application #22-050 approved construction of a mixed use building consisting of 120 dwelling units, 1,800 square feet of commercial space, and 5,000 square feet of childcare use at 112 Garden Street. Zoning Permit ZP-24-171 was issued for the interior fit-up of the space for the childcare use. The dwelling units at 112 Garden Street are currently occupied. The exterior of the building, including landscaping and open spaces, are completed. The pedestrian route and fence around the perimeter of the outdoor play area at the south end of the building is also complete. BUILDING ACCESS: Two doors off Garden Street and two doors from the parking lot (an unregulated) side of the building provide access to the childcare space. The primary access will be located on the parking lot side of the building. This single point of access will allow staff to manage children and adults entering and exiting. The three remaining doors will be available for emergency access only. LAND DEVELOPMENT REGULATIONS LDR 8.13 requires an average frequency of 36 feet for Public Entrances, with a maximum distance of 46 feet between Public Entrances of non-residential first story uses on the primary building façade. A Public Entrance is defined as: An entrance to a building that is useable and open to the public during business hours. Any such door must, at a minimum, be useable and open to the public for entry. Distances between and average frequency of public entrances shall be measured per building. Eliminating either of the two existing Public Entrances into the childcare space from Garden Street would result in nonconformance with the requirements of LDR 8.13. LDR 8.06.H Alternate Compliance for Entrances in T4 offers relief from the strict entrance requirements by creating a pedestrian environment where the user has reason and interest to walk the entire length of a building and engage with the next building rather than have an uninviting and unengaging environment where a user would turn around. A mini-parklet is proposed at the east of the building at 112 Garden Street to meet the requirements of LDR 8.06.H. This mini-parklet meets the following standards for review: (a) The Board finds that the alterative design advances the specific objectives of the Central District of the Comprehensive Plan in a manner that is equal or greater than the standard contained within the BES. The vision for City Center is to create a true downtown including an integrated mix of civic space, housing, retail/services, and employment that is a primary focus point for compact, walkable development. The proposed childcare use is an important support service for other employment opportunities within the City Center. The alternate design is necessary for the logistics of managing child and adult access to the building. A mini-parklet is proposed to engage pedestrians along Garden Street, creating a link between adjacent buildings and reducing the emphasis on the shared driveway serving 112 & 200 Garden Street. (b) The Board finds that the alternative design advances the Purpose of the Transect Zone as stated in these Land Development Regulations in a manner that is equal to or greater than the standard contained within the BES. T-4 Urban Multi-Use Building Envelope Standards Purpose: Generally a multi-use, mixed use dense downtown built environment, typical of areas adjacent to and supportive of main street(s). Housing, retail, and other commercial uses are typical; parking facilities are also allowed. The built environment can be a mix of freestanding buildings and shared wall buildings. T-4 is multimodal oriented with an emphasis on medium foot traffic pedestrianism. Parking (not including on-street parking) shall be away (or hidden) from the street. The proposed mini-parklet will be an amenity to pedestrians along Garden Street, reducing the unengaged space between the buildings at 112 & 200 Garden Street. (c) The Board finds that the alterative design advances the Intent of the standard as stated in this Section in a manner that is equal to or greater than the standard contained within the BES. It is the intent of Section 8.13(C)(6)(a-e), in concert with other standards of Section 8.13, to establish a regular, consistently pedestrian-friendly environment in the applicable district. A mini-parklet is proposed to engage pedestrians along Garden Street, creating a link between adjacent buildings and reducing the emphasis on the shared driveway serving 112 & 200 Garden Street. (d) Any proposed alternative shall be incorporated along all facades of a building for which alternate compliance is being sought and shall be distributed along the entire façade in a manner which meets or exceeds the average frequency and maximum spacing as required by the BES. Alternate compliance is only requested for the Garden Street façade. The building at 112 Garden Street only has one regulated façade. The mini- parklet is proposed at the end of the building closest to where relief from the Public Entrance requirement is sought. (e) Any proposed alternative shall be not be counted or calculated as meeting or contributing to any other required element or financial obligation of these Regulations. The proposed mini-parklet is not counted or calculated as part of the required open space for any existing or proposed building. (f) Any proposed alternative shall fulfill its function in all seasons. The proposed mini-parklet will be available for use in all seasons. (g) Creative alternatives are encouraged. Any proposed alternatives, however, shall consist of original design elements. In the case of artwork, only Commissioned artwork shall be considered. No commissioned artwork is proposed.