2005-161 Council Resolution - Laserfiche WebLink

Home Search

Lakewood Apartment, page 3 *Building Massing & Placement The proposed building is within a portion of the development that requires build -to lines; specifically for this site a maximum 5 foot setback is prescribed. This standard requires a minimum of 70% of the block to meet the build -to lines, with up to 20% can be plaza/park areas. Though the build -to line is not technically being met, the developer has followed the spirit and intent of the guidelines to the best of their abilities and has delivered what staff feels is the best possible compromise on this site. The central element of the proposed building is shown right at the 5 foot setback line, and then the building tapers out as it proceeds both to the west and the north. The west wing of the building must be stepped back due to the grade differences between the site and the streetscape, as well as the provision of underground parking. The developer has effectively mitigated this situation by providing a plaza that runs the entire length of the west wing of the building which provides a separate walkway to access the buildings with periodic stairways and landscaped planters to break up the monotony of the sidewalk area. On the north wing of the building the step back is necessary because of the residential use along the first floor. Within residential districts buildings are allowed a 15 foot setback meeting build -to lines. Since the apartments are a residential use, and the residential project across the street will be allowed to be setback to the 15 feet, staff supports this minor deviation as an effort to create continuity along the streetscape. The developer has included a `pocket park' that will be accessible to the occupants of the residential units within the entire building. The proposed building will be built at an overall height ranging from 49 to 51 feet, including the grade differential between the streetscape and the site. This exceeds the maximum height of 45 feet; however the additional height is in the form of parapet walls which are allowed to exceed the 45 foot height standard up to *10 additional feet. Architectural Standards The relationship between the building and the street is required to be accentuated by expressive wall faces, with a minimum of 60% of the wall face being windows, doors, or arcades. The proposed elevations meet or exceed all of those requirements. The streetscape relationship is also accentuated by the use of landscaping planters within the plaza area attached to the west wing of the building. This will act as a clear separation between those using the public streetscape for transportation purposes versus those using the private sidewalk to gain access to the building itself. The primary entrances for all of the commercial uses, and secondary entrances for the residential uses will be provided along the front of the building. Secondary access for the commercial and the primary access for the residential portion of the building will be located on the rear of the building adjacent to the parking area. As previously mentioned above, the Regulating Plan identifies an architectural feature at the southeast comer of this site near the roundabout. The standards do not specifically define what format an architectural feature is supposed to take, but it does identify clock towers, bell towers, cupolas, trellises, and ornamental portions of parapet walls as architectural features in other portions of the text. The purpose of the architectural feature at this location is to attract the eye of pedestrians and create a point of visual interest. The central portion of the apartment building attempts to accomplish this by being stepped closer to the streetscape and with its height differentiation from the surrounding portions of the building. Staff is including a condition requiring the *developer to further accentuate the corner with some additional architectural element.