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.