HomeMy WebLinkAbout023 DeparturesDEPARTURES REQUESTED
DEPARTURE #1
Comment from Staff:
Gateway block frontage requires a minimum setback of 25-feet per BMC 38.510.030.E. A
departure is available and staff suggests a departure from this standard be provided with
resubmittal.
The departure criteria in BMC 38.510.030.C "requires the alternative proposal to meet the intent
of the standards." The intent of the Gateway block frontage is: "The gateway block frontage
designation serves strategic areas fronted by highways or other high visibility arterials that
feature heavy vehicular traffic, but there is a desire to provide attractive landscaped frontages,
limit the extent of visible surface parking, and accommodate the needs of pedestrians.” Give
the infill nature of this development and existing site constraints,” staff would most likely
support a departure when requested”. With the departure request you are required to provide a
narrative addressing these criteria and pay the departure fee.
Response:
We are requesting this departure as the site is composed of 3 lots, two of which set back
substantially more than is typical or normal from the street fronting property line along North
19th Avenue, and the remaining lot sets back even further (approximately 26’ further). The site
plan as proposed, provides more than the required 25’ setback (27feet+) from the adjacent
front lot lines and results in a 39’ setback from the sidewalk even tho the width sidewalk has
been increased to meet requirements of a potential trail.
As a result of the difference in the lot line set-backs from the street, the amount of open space
provided between the street and the building, as proposed, far exceeds that which exists nearly
anywhere along 19th Avenue. This site plan as proposed is certainly in keeping with the
character of the area by addressing and responding to the “desire to provide attractive
landscaped frontages, limit the extent of visible surface parking, and accommodate the needs
of pedestrians.”
DEPARTURE #2
Comment from Staff:
BMC 38.530.070. Blank walls are present in several places on the west, south, and north
elevations. The applicant must provide in the narrative and drawings solutions listed in this
code section to mitigate blank walls and/or request a departure from this standard with
resubmittal.
We are requesting a departure for this requirement which we have discussed with the
planning staff and found general agreement with the request. The worship area and gymnasium
uses within the building are not compatible with full compliance with this section. The Crucifix
which identifies that worship component justifies the considerable space on each side of its
position and the location of the mass-to-window wall transitions cannot be any closer to the
corner without causing glare into the eyes of the congregation (viewer).
We have provided significant break-up of the massing, with compliant material/mass
changes on all exterior walls where it is functionally acceptable. As drawn, the building is in full
compliance with the transparency requirement. We have provided significant massing
modulation with varied roof forms related to functional areas, and significant entrance
statements to add further interest and to visually identify those entrances and varied use
components of the building.
We believe that the changes in material, strong identification of entrances and functional
spaces, with the spacing of the transparency components meet the intent of section BMC
38.530.070 while respecting the functionality requirements of the individual spaces.