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Home My WebLink About003 Site Plan Narrative Gran Cielo Phase II KUL Condos 5 & 6 Blk 15, Lot 8 Site Plan Narrative Project Summary The Gran Cielo KUL Condos project proposes new development residential rowhouses on Lot 8, Block 15 in Phase II of the Gran Cielo subdivision located off of South 27th Avenue and Bennett Boulevard in the R-3 zoning district. The development consists of six separate 2 or 3 story buildings or “clusters” containing 21 three or four-bedroom residential rowhouse units. Construction is anticipated to begin in the spring of 2022. Adjacent land use is residential. There are existing water and sewer mains in Bennett Blvd and S. 28th Ave. There is an existing water main in S. 27th Ave. Water service will be provided via the existing mains in S. 28th and S. 27th Ave. A proposed sewer main extension from Bennett Blvd. into the development will provide sanitary service. Site Design Access, Vehicle Circulation, and Parking The development is accessed by three drive accesses: One to the north accessed from Bennett Blvd; One to the west accessed off of S. 28th Ave. and one to the south which ties into the platted alley running along the south property line. All of these accesses directly tie into an internal drive aisle which runs N-S. The internal drive isle will contain a 30-ft. sanitary sewer easement for a sewer main that will run down the center of the aisle. All vehicular circulation and parking is accessed from this internal drive. Main unit entries are oriented towards the street (either 27th or 28th Avenues) and are connected to a continuous network of sidewalk. The applicant proposes a 30-ft. mutual access easement along the internal drive aisle. Parking is provided with a mix of private garage parking, surface driveway parking, and on- street parking. Each individual rowhouse unit contains a garage including one (KUL 6) or two (KUL 5) parking spaces and a driveway providing 2 additional parking spaces in a “stacked” arrangement with garage parking. Additionally, a significant length of uninterrupted street frontage along S. 28th Ave. provides eleven additional street parking spaces. No parking will be allowed on S. 27th Ave. There is a total of nine (9) four-bedroom units and twelve (12) three- bedroom units for a total requirement of 72 parking spaces. There are a total of 72 parking spaces provided on site, plus eleven street parking spaces for a total of 83 parking spaces provided. Please refer to the cover sheet of the civil plans for required and provided parking calculations. Based on the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Ed., a value of 0.44 trips per unit was used (Multi-family Housing (Mid-Rise)). This results in a peak- hour trip generation of 9 trips per hour (21 units * 0.44 trips/unit/hr. = 9 trips/hr). A traffic study was completed for the entire subdivision at the start of construction. The traffic study has been included with the site plan submittal. Landscaping and Open Space All site area not covered by building footprint or hardscape will be landscaped. The landscape design includes a mix of ornamental trees, grass turf areas, and landscape beds of various plantings and mulch ground covering. A landscape plan has been included in this application. There are two separate building types: KUL 6 (east side of the site along S. 27th Ave. and KUL 5 (west side of site along S. 28th Ave. KUL 6 unit types provide 236 sf of open space per unit while KUL 5 building types provide 262 sf of open space per unit. These open space areas satisfy the open space requirements per BMC 38.360.250.E. Some of these spaces will be located in the front yard setback as allowed by BMC. Please refer to the cover sheet of the civil plans for open space calculations. Stormwater Stormwater from the proposed development has been accounted for in the overall subdivision stormwater design. The stormwater design report for Gran Cielo Subdivision Ph. I has been included with this application. The proposed development lies within Basin 3. Stormwater from Basin 3 flows into the existing detention pond located at the intersection of Bennett Blvd and 29th Ave. (Detention Pond #2 as referenced in the stormwater design report). To ensure the existing detention pond has the required capacity to handle any increased flows from the development, updated stormwater calculations were completed. A C-value of 0.70 (Residential multi-units, attached) was used for Gran Cielo KUL Condos. This increased the required volume of the detention pond from 8,753 cf to 9,878 cf. This is still considerably less than the design volume of the detention pond, which is 13,385 cf (see Detention Pond 2 calculations). Therefore, this pond has adequate capacity to handle the flows from the proposed development and no additional stormwater features are necessary at this time. Parkland Requirements A public park was constructed during Phase I of construction that accounts for all parkland for the entire development. Improvements-in-lieu were provided in the amount of $838,791.89, which exceeds the cash-in-lieu requirement for Ph. II of $234,439.92. Therefore, no additional parkland is required as part of this development. A parkland tracking table illustrates this concept on p. 4 of the attached Gran Cielo Ph. II final plat. Trash & Recycling The applicant proposes all individual dwelling units manage their own refuse with individual trash and recycling totes. Totes will be placed along the internal N-S drive for ease of pickup. Tote storage locations have been shown on floor plans. Building Design 1 - Concept Use & Massing Diagram (Blue: 2- Story Type A Units ; Green: 3-Story Type B Units) Building Composition and Use This development proposes 6 buildings or “clusters” of rowhouse units. Two building “types” are proposed: KUL 5 and KUL 6. Buildings are proposed to be either two or three stories in height. Buildings A, B, and C along west side (along S. 28th Ave.) are 2 stories (plus a small loft) in height and contain three 3 4-bedroom KUL 5 rowhouse units per cluster. Buildings D, E, and F along the east side (along S. 27th Ave.) are 2 stories plus a small loft in height and contain four 3-bedroom KUL 6 rowhouse units per cluster. There are a total of nine 4-bedroom (KUL 5) units and twelve 3-bedroom (KUL 6) units. Architectural Design Buildings A, B & C containing KUL 5 units are 2 stories + loft and ~33’-6” in height. Buildings D, E, & F containing KUL 6 units are 3 stories and will be ~40 feet in height. All buildings have similar gable roof forms with a 9:12 and borrow proportions and formal design from the surrounding neighborhood context. While both the two and three story buildings will be unique from one another, they will share similar form, proportions, and materials in order to promote a consistent design aesthetic throughout the development. Furthermore, certain design elements and styling relate to adjacent development within the subdivision to integrate into a cohesive neighborhood. The primary massing and articulation concept entails breaking each individual townhome unit into a one-story portion and a multi-story portion. The one-story portion serves as a physical and visual break in between the taller portions allowing each unit to read as smaller individual forms in scale with the surrounding context rather than a single larger mass of attached units. When possible due to site constraints, individual rowhouse units are staggered in the E-W direction. This design strategy helps to differentiate the form of similar buildings and to break up the mass of the buildings into smaller, more appropriately scaled elements. Additionally, this allows more light and air for individual tenants. Furthermore, window patterns are varied to satisfy building design requirements per BMC 38.360.250.F.2. These varied façade types are illustrated on Sheet A30 – Overall Elevations. Buildings will be composed of a material palate of board and batten cementitious siding, natural wood siding, and steel fascia and accent elements consistent throughout the development. These materials have been chosen in consideration with residential precedent throughout the city and the immediate context of the surrounding neighborhood. Departures This project proposes a departure to BMC table 38.510.030.C: specifically, the facade transparency requirement, for the north facades of buildings A and E located along the Bennett Blvd. street frontage. Instead of meeting the 15% façade transparency, the applicant proposes enhanced landscaping along these frontages. The enhanced landscaping consists of larger and higher-quantity trees and plantings in an effort to screen the façade from the street frontage and soften the relationship between the facades and the pedestrian sidewalk. The enhanced landscaping also serves as screening for the service equipment located on these facades. There are no primary building entrances along this frontage and the interior spaces located along these facades do not warrant a high degree of transparency. Therefore, the applicant feels enhanced landscaping in lieu of more transparency creates a more pedestrian appropriate environment along this frontage; as stated in the “purpose” of the block frontage standards and the “intent” of the landscape block frontage standards. See Landscape drawings for specific plantings and details in these areas. Façade transparency calculations are shown on sheet A30 – Overall Elevations. END OF NARRATIVE