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HomeMy WebLinkAboutNotes, Work PLANNER 4/30/2013 • • PRE13-00012—Patel /Candlewood Suites Development Phasing: The Site Plan indicates future development to the west on Tax Lot 100, as well as a Phase II proposed hotel on Tax Lot 700. • Springfield Development Code section 3.4-240 describes requirements for submitting either a phased development plan or master plan depending on the timeframe of project phasing. • Also, please note that Springfield Development Code section 3.4-245 describes permitted uses and configuration of uses given this development is in Subarea C—Office Mixed-Use. Springfield Development Code Section 3.4-270—Public& Private Development Standards A. Public Streets,Alleys and Sidewalks • The Glenwood Refinement Plan articulates the vision for Franklin Boulevard, including policies and implementation strategies codified in Appendix 3. See Glenwood Refinement Plan pp. 56-63. See also Springfield Development Code Appendix 3, B.1.—Franklin Boulevard and, specifically, streetscape strategies described in B.1.d. o The section of Franklin Boulevard abutting the subject property is planned as a 'modern urban arterial,'which is not how the right-of-way is developed today. The frontage of the proposed development must be upgraded to comply with Franklin Boulevard modern urban arterial design policies of Appendix 3 and Engineering Design Standards and Procedures Manual (EDSPM). B. Street Trees and Curbside Planter Strips • This section articulates specific standards above and beyond those that apply citywide for street trees and curbside planter strips. C. Lighting • This section identifies the need for decorative public street lighting and pedestrian level lighting as described in the EDSPM. • This section also includes specific requirements for private on-site lighting above and beyond those applicable citywide. D. Bicycle Facilities • See bicycle parking comments under(G) below. F. Private Property Landscape Standards • Note that there are both 'General Landscaping Standards' as referenced in applicant's narrative, as well as specific standards articulated throughout this section. FYI, Ll landscape standards apply to setbacks, and L2 & L3 will apply to proposed surface parking and screening of utilities. Drawings accompany text in this part of the Code. • Note that City has IGA with SUB regarding the updated Glenwood Refinement Plan. G. Vehicle/Bicycle Parking and Loading Standards • Note that 3.4-270 G.S. states that surface parking facilities are permitted in interior courts. As currently proposed, the surface parking does not meet the intent of this Code language. A phased development plan may document how the proposed surface parking behind the building will ultimately become'an interior nterior court. Date Receiver]: J%i3_ Page 1 of 3 Planner AL • • However, even with phased future development, parking may not be constructed on the side of the building nor on Lot 100 without the L2 and L3 landscaping screening. • Additional surface parking design standards are articulated in 3.4-270 G.9. I do not see compliance with the lighting, landscaping, and parking lot design standards. • • See also Michael Liebler's comments re: design of driveway access. • Bicycle Parking Location and Security standards of 3.4-275 G.14. must be met- Specifically, location and design of long-term and short-term bicycle parking (G.14.a., b. and d.). I. Stormwater Facilities and Services • See Clayton McEachern's comments regarding private stormwater management. N. Historic and Cultural Resources • The Glenwood Refinement.Plan identifies 3007 Franklin Boulevard as being potentially eligible for listing on the National Register of Historic Places. All proposed developments that contain a building like this must, at the time of Site Plan Review application submittal, comply with the standards of 3.4-270 N.S. Springfield Development Code Section 3.4-275—Building Design Standards A. General • Please read this general statement. It highlights the role Glenwood plays as a gateway to the region. The subject property is the western gateway to Glenwood. The sentiment of what is discussed in A. is of utmost importance. We are open to an iterative back and forth discussion with your design team regarding how your development can meet the objectives of 3.4-275. B. Design Team • Please read the language related to a desire for sites and buildings in Glenwood to utilize sustainable guidelines. C. Building Facades • I do not see full application of ground floor requirements on all elevations (particularly facing street). Similarly, I do not see full application of upper story details. Please enhance and/or articulate more clearly in the narrative how what is proposed meets the intent of the Code. D. Height • The 'L' configuration alone does not meet the intent of the step-backs—articulated in the introduction to this sub-section. • Floor to floor requirements are applicable for the ground floor of this development. The intent of the Code language was to clarify that non-residential ground floor requirements are applicable to all non-residential ground floor uses. E. Massing/Building Articulation • I do not see full application of these standards. Please refer to the example illustrations included in 3.4-275 for more guidance on the intent of these regulations. F. Windows and Doors • The ground floor window requirements do apply to this development. The intent of the Code language is to clarify the differences in ground floor window applications for residential, manufacturing, and all other uses. This development is in the Office Mixed-Use Subarea and thus buildings shall comply with the standards for office/commercial. Date Received: p Page 2 of 3 Planner: AL • • G. Orientation/Entrances • Given this development is adjacent to Franklin Boulevard, the intent is for the building to be oriented to the public street realm of Franklin Boulevard. This intent is supported by the standards articulated in Subsection 4 regarding secondary entrances facing the side or rear of all new buildings. See the Planned Parenthood entryway to the east for an example of how that development met both the needs of its driving customers and the City's desire for engagement with the street. H. Building Setbacks • Please note the Exception language of this Subsection. Ground floor entrances to buildings on Franklin Boulevard may be set back a maximum of 4 feet and windows and walls 1.5 feet. I. Pedestrian Amenities • This Subsection states that when the developer chooses to set the building back from the property line, two additional pedestrian amenities are required above and beyond the ones required per 3.4-275.l.2.a. Please note that pedestrian-scale wall- mounted lights are required in a., so they may not count towards the requirements in b. It is likely that with the needed changes to the entrance and short-term bicycle parking may satisfy b. The requirements of a. must be included. • Date, Received: `1/4070'; Planner: AL Page 3 of 3