Agenda - Planning Commission - 04/09/2015

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Review File: Parkview East Preliminary and Final Plat and Site Plan Review April 3, 2015 Page 2 of 4 The site plan indicates a patio along the north side of the building for outdoor grills. Due to the required maximum five (5) build to line this patio will should be relocated. It may be possible to use space immediately adjacent to the west side of the building, which would create an excellent community space to be shared between Phase I and Phase II. Access. The site will gain access via Rhinestone Street NW on the east side of the site and from Sapphire Street NW at the southwest corner of the site. Vehicular access shall not be granted to Ramsey Parkway. Parking: The COR Design Framework includes guidelines on how to manage parking. This is particularly important in COR -1 sub -district, being the most intense and pedestrian oriented. Surface lots shall be located either behind or to the side of building, not located along major street frontages. A variety of parking options are proposed for the site. The building will include forty-four (44) tuck under garages with garage door entries on the south elevation internal to the site. An additional ninety-one (91) garage spaces are provided within five (5) detached garage structures. Finally, 148 surface parking spaces are planned south of the building internal to the south for a total of 283 spaces. No surface parking areas are abutting a street. Typically the spaces internal to the building would not be counted dropping the total to 239 spaces. The COR Design Framework sets a maximum parking allotment of two (2) spaces per unit for multi -family structures. The development incudes 121 units requiring 242 parking spaces. The site meets and even slightly exceeds the maximum allowed with the internal garage spaces. The additional spaces are not in a response to building code but rather based on perceived need by the Developer due to the number of two (2) and three (3) bedroom units in the building which could result in more parking demand. The proposed break down in units is forty-one (41) percent one (1) bedroom; forty-five (45) percent two (2) bedroom and fourteen (14) percent three bedroom. The additional spaces will also prevent potential use of on -street parking which is particularly important during summer months when the adjacent park is programmed. However, Staff would encourage the Developer to utilize available on -street parking availability on Sapphire Street and 145th Avenue, which is not directly impacted by events in The Draw Park and Amphitheater. The intent of the maximum surface parking is to encourage developments to better manage their parking. In this case, parking is managed to a degree by create 44 stalls within the building in lieu of surface parking stalls Similar to if stalls are provided in a park ramp/structure, the City does not calculate these stalls in the maximum parking calculation. As the surface parking lot is well screened by either the apartment building or the detached garage structures, and therefore not visible from the roadways, staff supports the additional parking. If concern exists the Planning Commission could recommend that some excess parking be included as a proof of parking area until the need for additional spaces is evident. This topic was also addressed by the City's Environmental Policy Board, who suggested at looking at ways to reduce the amount of surface parking area and enhancing the internal landscaping for the benefit of future residents. Details on the EPB discussion are covered in the Landscape Technical Report. Architectural Standards. High quality architecture and building materials is an essential component in fulfilling the objectives of the COR Design Framework. Roof design, materials, amount of windows, and overall design that breaks up the different floors and walls are all important elements to the overall building design. In the COR -1 sub -district buildings are placed closer to the street so greater emphasis is placed on materials and design features at the street level.