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HomeMy WebLinkAbout3_FORMAL RESPONSE_2017-01-04 (SP1) BLACK OLIVE – BLACK OLIVE SITE PLAN APPLICATION 16432 - RESPONSE DATE: January 04, 2017, Comments from: December 14, 2016 Building change overview: - Garage door, access point into parking lot added at the west elevation of S. Black Ave. - Balconies enlarged and dimensioned to face of finish to provide a min. 100 or 150 sqft. of open space. - Building awning at 2nd level entry along E. Olive St., does not cross property line. - COMPACT CAR PARKING ONLY signage has been indicated to be permanently affixed in front of compact parking stalls. - Car share program to be open to neighborhood members up to 150 people. - 20 parking spaces within the Bridger Park Downtown parking garage, 26 E. Mendenhall, will be rented at a (50%) reduced rate to BLACK OLIVE residents to entice them to park within a parking garage. This allows 56 total garage parking spaces for 56 units. 36 in BLACK OLIVE parking garage + 20 in the Bridger Park Downtown parking garage. - A non-required, self-imposed transitional setback, for properties transitioning from B-3/R-2 is shown on east/west elevations, at the south of the property. A 45 degree angled setback at 44’-0” above level 1 to respect the neighbors to the south, although setback is not required. Property design to respect properties to the south. Required Code Corrections: Section 38.10.050. C Yards. Minimum yards required for the B-3 district. The project does not meet yard requirements with the underlying lot configurations. The lots must be aggregated or otherwise configured through the applicable subdivision exemption review process in order to meet requirements. The final signed mylars must be provided to our office to satisfy this code requirement. The amendment plat may be filed following the Commission decision. a. Response: A lot aggregation survey has been submitted to the City. Final recording of the underlying lot aggregation survey will be filed upon City approval of this application. A draft of the aggregation survey has been provided previously. 2. Section 38.10.050.C Yards Minimum yards required for the B-3 district are: 1. No minimum yards prescribed for the B-3 district except a seven-foot front yard shall be required on Mendenhall and Babcock Streets. A building awning extends across the property line and does not meet yard requirements. No encroachment permit is provided. a. Response: Building awning held within Property Line. RE: Level 2 floor plan, 1/A01.02. 3. Section 38.23.060B Easements. Private utility easements. Private utilities include, but are not limited to, natural gas, electricity, telephone, cable and fiber optic lines. The developer shall provide private utility easements necessary to extend private utilities to the development, and to provide for the construction and maintenance of private utilities within the development. No signed utility easements are provided to accommodate the utility layout. The final signed utility easement must be provided to our office to satisfy this code requirement. Confirm that the private utility and storm drainage can exist in the same easement. There does not appear to be any consideration of the overhanging shed eave easement in the utility easement. Provide clarification from the easement holders that the two can coexist in the same space. Easements may be filed following the Commission decision. a. Response: Executed utility easements will be filed upon City approval of this application. A draft utility easement has been provided previously. 4. Sec. 38.24.100.C Street Vision triangle. Driveways and Alleys. Driveways and alleys. At the intersection of each driveway or alley with a street, no fence, wall or planting in excess of 30 inches above the street centerline grade shall be permitted within a triangular area where corners are defined by two points on the right-of-way line, 15 feet on each side of the centerline of the driveway or alley and a point on centerline ten feet outside the right-of-way. Any driveway or alley wider than 30 feet curb to curb at the right-of-way line shall use the vision triangle standard for local streets when intersecting local, collector, or arterial streets. A local street vision triangle must be used for the East olive Street driveway access as it exceeds 30 feet curb to curb. The vision triangle is shown incorrectly on plans. One on street parking space and a transformer encroaches into the vision triangle if applies per code. a. Response: The proposed garage driveway is 24’ wide. An 11’ wide trash access is located adjacent to the driveway. A vision triangle should not apply to a trash access since it is not a point of ingress or egress from the site, but only used to move trash bins in and out of building manually. A standard driveway/alley vision triangle is sufficient for the proposed driveway. 5. Sec. 38.25.020.A Parking stall, aisle and driveway design. In any parking facility containing 20 or more parking spaces, a maximum of 25 percent of the provided parking spaces may be reduced in size for small cars, provided these spaces shall be clearly identified with a sign permanently affixed immediately in front of each space containing the notation, "Compacts Only." Compact sign locations and details provided for compact spaces do not meet code. Signs must be affixed immediately in front of each parking space. Plans show painted floor signs only. a. Response: COMPACT PARKING ONLY, signs located at compact stalls will be permanently affixed in front of each stall. RE: A00.44, A01.01. Keynote: 10.2, ‘CONPACT CARE PARKING ONLY’ SIGN. PERMANENTLY AFFIXED IN FRONT OF COMPACT PARKING STALL. PROVIDE POST WHERE APPLICABLE. 6. Sec. 38.25.040.A.1.a (1) Number of parking spaces required. Residential Uses. One parking space for each 24 uninterrupted linear feet of available street frontage usable for on-street parking directly adjacent to a lot may be deducted from the total parking spaces required for a development. The number of on street spaces calculated shall not exceed the number of dwellings on the lot. The width of drive accesses, designated non parking areas, vision triangles, and similar circumstances shall not be considered to be available for the purpose of on-street parking space. One on street parking space is proposed within a vision triangle and is not allowed. a. Response: The on-street parking has been moved to the west 4’ to provide additional site distance. 7. Sec. 38.25.040.A.1.b (3)-Car Sharing. A car-sharing agreement meeting the criteria established by the planning director may be used to meet the required number of parking spaces. A car sharing agreement meeting the criteria established by the planning director is not provided. See and respond to each criteria in Administrative Policy No. 2016-01. a. Response: Car sharing policy No. 2016-01 and car titles will be provided after acceptance of this application, but prior to CO of the building. Car share signage to indicate parking spots added. RE: A00.44 & A01.01. The car sharing agreement has been previously provided. BLACK OLIVE is working with the City Legal Staff to create a long term agreement that meets the requirements set in the code. 8. Sec. 38.27.020.E Residential site plans open space requirement. Site plans containing five or more dwelling units shall provide on-site open space for the use of the residents. The area to be provided is calculated only for those dwellings which do not have ground floor access to a landscaped rear yard. Open space shall be provided at a rate of 150 square feet per dwelling unit for dwellings with two or more bedrooms, and 100 square feet per dwelling unit for studio and one bedroom dwellings. All landscaped areas, public plazas or common green roof decks shall be considered a "commons" and be accessible to all residents of the site. The requirement may be met through the use of any of the following options. Options may be combined to satisfy the area requirement. The balcony dimensions do not meet standards as presented. Many dimensions are shown extending into the wall structure. a. Response: Enlarged plans with dimensions from face of finish, for balconies have been provided along with balcony section indicating railing location. RE: A01.02 A01.05, 3/A04.01. All balconies have been dimensioned from face of finish on all floor plans. Confirmed all balconies are a minimum of 100 and 150 sqft. 9. Sec. 38.27.030 Cash donation in-lieu of land dedication. C. Cash donation in-lieu of land dedication shall be equal to the fair market value of the amount of land that would have been dedicated. For the purpose of these regulations, the fair market value is the value of the unsubdivided, unimproved land after it has been annexed and given an urban zoning designation. The city intends to obtain the highest value for cash-in-lieu of park land that is allowable under state law. 1. It shall be the responsibility of the developer to provide an appraisal of the fair market value by a certified real estate appraiser of their choosing. The appraisal fee shall be the responsibility of the developer. 2. When a land value must be established for cash-in-lieu of land dedication to satisfy the requirements of section 38.27.020, and the value of the land in an unsubdivided, unimproved, but annexed and zoned condition can not reasonably be determined, the developer may provide an appraisal of residentially zoned property with a zoning designation that allows the density of dwellings proposed for development. 3. The appraisal provided for the purpose of section 38.27.030 shall be conducted not sooner than 90 days prior to the submittal of an application for final plat or final site plan approval. D. Where a cash donation has been accepted in-lieu of land dedication, the amount of cash donation shall be stated on the final plat or plan as appropriate. E. Where a cash donation has been accepted in-lieu of land dedication, the city shall record in the meeting minutes or other written decision why the dedication of land for parks and playgrounds was undesirable. No notation of the amount paid on the site plan has been provided. The payment may be provided following the Commission decision. a. Response A park land appraisal has been provided. Parkland valuation: $1.23 / sqft. Project site required open space: 6912 sqft. The cash-in-lieu payment is determined to be $8,501.76. Valuation indicated on project matrix, submitted, and on SITE PLAN/ A01.00. Cash payment will be provided upon City approval of this application. Cash in lieu appraisal provided. 10. Sec. 38.41.080.A.2.G.7 Requires that utility easements and their locations be shown on the site plan/ Per ORD. 896 and site plan submittal requirements provide utility easement location in the vacated alley on the utility plan. a. Response: The utility easement created per ORD 896 is shown on the Civil site plan. 11. Section 38.25.025 applies to this project as the project includes ground floor structured parking. Section 38.25.025.B.1.b required that parking garages that front onto street shall provide a lining of retail, office, or residential use at the street level along the entire street frontage. The South Black Avenue frontage of the parking garage does not provide a lining of retail, office or residential use at the street level along the entire street frontage. a. Response: As an alternative to a lining of retail space, a new parking garage access has been added on the South Black Avenue frontage. This improves circulation through the parking garage and reduces traffic from the Olive Street entrance. All other building frontages have a retail, office, or service area lining the street frontage. Engineering Comments: Code Requirements Requiring Plan Corrections 12. The finalized traffic impact study has a conclusion: “it is recommended that garage access be designed to allow sufficient sight distance on Olive Street similar to requirements for mi-block alley approaches.” The applicant’s engineer must provide a statement that the current design meets that recommendation. a. Response: The traffic engineer has reviewed the access and their response will be provided. 13. The applicant will need to pay cash in-lieu (CIL) of water rights requirement for the project. Brian Heaston analyzed that requirement, and a CIL payment of $35,640 must be paid by the applicant prior to site plan approval. a. Response: The CIL payment amount is acceptable and will be paid upon City approval of this project. 14. We are still waiting on an appropriate storm event to obtain flow monitoring data in the downstream sewer main. At his point of the winter, it is unlikely we will obtain that data until spring unless we have a rain-on-snow event with warm weather conditions in the winter. I will discuss this item with the City Engineer and Public Works Director with respect to timing of this application. a. Response: The applicant will continue to work with Public Works to verify that adequate sewer capacity exists for the Black Olive building. Solid Waste recommended Conditions: General comments 1. Owner is responsible for placing full trash dumpster from the bottom of the trash chute to the streel level holding room located at the Olive Street side of the building. Dumpsters in the holding room will then be serviced by the waste provider. b. Response: Acknowledged. 2. There will be a roll-up door to access the trash holding room from the sidewalk off Olive Street. a. Response: Confirmed.