DRAFT TRC STAFF REPORT
(***A final TRC staff report will be provided to the applicant after the TRC meeting to include any additional conditions that may have been added during the meeting.***)
TO: TRC Members and Project Applicant
DATE: May 21, 2007
Prepared by:Alan M. Glines
APPLICANT:Athens Asheville Partners, LLC
SUBJECT:100 Park Avenue
Conditional Use Permit
Summary Statement:
The project under review is known as 100 Park Avenue. The developers are Athens Asheville Partners, LLC. They are seeking a conditional use permit to develop 39 residential units using the Development Standards Bonus for residential projects. Under the Developers Standard Bonus the developer can apply for a density bonus of 50 % over the underlying zoning of RM-8 for exceptional site design measures that preserves critical environmental features and enhance community character.
Review:
The project is reviewed under a conditional use permit process. The project is reviewed by the Technical Review Committee (TRC) who review technical and code matters associated with conceptual plans for the project. If the project is approved by the TRC the project then continues on to the Planning and Zoning Commission (P&Z). The Planning and Zoning Commission reviews the merits of the site plan and how it meets the goals of the CUP requirements. The P&Z also considers the compatibility of the project in the community and with the comprehensive plan and makes a recommendation to City Council. City Council reviews the merits of the plan, compatibility with community goals and the comprehensive plan and considers the recommendation of P&Z. If the project is approved by City Council, then the final development plans are reviewed by the TRC
Conditional Use Permits (CUP) reviewed under the Development Standards Bonus and Conditional Use permits each have special requirements for project approval. Projects seeking Development Standards Bonus must meet a minimum of three items from the Exceptional Development Checklist. All projects that are CUP must also be evaluated under the seven conditional use standards found in Article 16 of the UDO. The seven CUP standards evaluate compatibility of the proposal with adopted plans and policies, suitable infrastructure and harmony with the site and surrounding community.
These standards are included in the evaluation of the project by staff and review bodies.
“Please note: as a Conditional Use Permit (or Conditional Zoning) additional measures that exceed the minimum technical requirements evaluated in this report may be recommended in subsequent analyses and review of the project.”
PLANNING:
Development Standards Bonus for Exceptional Development: Since the project is seeking a density bonus for exceptional development the following suggestions are noted. Although these items are not technical in nature the project will have to be considered in relation to these items to justify the bonus. The Planning and Zoning Commission and City Council will consider the merits of the project.
The following items for consideration are already noted on the plan or could be considered to strengthen the project.:
1. Provide a tree survey for the existing tree areas including location of trunks for the twin oaks and other tree located on Jefferson and the large grouping of trees also located along the slope above Jefferson. The survey should include all trees with a 12” dbh.
2. Relocate the pedestrian steps along Jefferson Drive to the west side of the site to avoid the natural stand of trees to be saved for the environment design.
3. Consider a pavilion structure as a center piece of the open space to the west of the site above Jefferson.
4. The kudzu bank should be repaired as a part of the environmental design to include kudzu removal and slope coverage.
5. Protect the stone wall along Park Avenue and limit removal of the wall; historic fabric of the neighborhood is reflected in the wall.
6. Project is attempting to provide a welcome edge with the neighborhood through the sidewalk connection into the project from Jefferson Drive and placement of the units along and addressing the street at Park Avenue.
7. The project proposes healthy built homes designation and dismantled the existing building in a way that recycled the materials.
8. Building 3 along Park Avenue should be shifted closer to Park Avenue to offer greater protection to the two large oaks behind it. Front setbacks may be modified by City Council as apart of the adoption of the masterplan if required.
9. On Building 6 the end unit nearest to Park Avenue should be turned or designed to interact with the street. This may be done with a porch feature with a similar note for front setbacks as Building 3.
10. Need details to the reviewed and accepted by the Engineering Department for the bio -retention facilities.
11. Consider making the western side of buildings 4 and 5 with simpler more traditional roof forms to fit in with the neighborhood character as viewed from a distance and surrounding streets and hillsides.
12. Provide elevations for all structures as the project proceeds to Planning and Zoning Commission.
Landscape Plan: The project is seeking to use the landscape ordinance that is currently being considered by City Council. The approval of the project by the TRC will be contingent on the adoption of the landscape ordinance by City Council. If the amendment is not adopted, the developer has the option of either seeking a modification for landscaping as a part of the masterplan. The amended landscape code eliminates the need for buffers between this project and non-residential uses.
13. The parking lot landscaping has been expanded in the amendment and so the parking areas will be reviewed to comply with the code.
14. Street trees will be required along both Park Avenue and Jefferson Drive to comply with the ordinance. Existing trees are recommended to be saved to help meet this requirement and can be included on the survey this is noted earlier.
15. The tree checklist notes ten trees as credits on the plan. These will need to be verified on the plan and tree survey.
16. Parking lot plantings may be in conflict with proposed utility lines. Trees will need to be located away from the easement
17. Retaining wall along the north property line need be reflected on the landscape plan to ensure planning areas and width.
18. Landscape plans will receive a more thorough review after project approval from City Council.
Site Plan:
19. Project needs a building setback modification from City Council for the rear setback area for Building 5. The setback is minor at no greater than 5’ and can be considered with the adoption of the masterplan.
20. A sidewalk may be required along Park Ave.
21. Open space needs to be calculated on the plan, verify that the open space provided is allowable on the ordinance (no more than 50% may be steeper slope areas)
TREE COMMISSION:
No comments regarding conceptual plan
BUILDING INSPECTIONS: Mark Case – 259-5628
Project is subject to State Building Code.
If approved a site permit and a building permit for each structure issued by Building Safety is also required before any work related to State Building Code can start.
1. Provide location and type of each HC accessible unit.
2. Provide HC visitor parking in each parking lot.
3. Provide location of HC parking of building residence.
4. Provide Type of construction and if building are equipped with sprinkler system.
5. Minimum site information not provide on sidewalk system to show compliance with State Accessibility Code.
WATER RESOURCES: Mike Brookshire – 259-5961
The Letter of Commitment for this project directed the applicant to the existing 6-inch waterline on Jefferson Street. This was done because of a flow test on Park Avenue which indicated that the water supply on Park was not sufficient to serve the project, particularly with fire flow.
I have requested a new flow test on Park. Depending on the results of that test, the proposed point of connection for this project may need to be shifted to Jefferson.
When the point of connection has been determined, plans of the proposed water system extension must be submitted to the City Engineer’s Office for review, approval and permitting. This water plan review is independent of the TRC process.
FIRE DEPARTMENT: Wayne Hamilton – 259-5641
1. Internal one way street to be posted as a Fire Lane. Width is required to be 16 ft.
2. Sheet C-5: Fire hydrant must be installed at the entrance road to the project, not the exit road. Move the fire hydrant to between building 2 and 3.
3. All three story buildings to be sprinklered.
4. There will need to be a meeting to determine if the needed fire flow can be met.
PUBLIC WORKS: Richard Grant – 259-5937
Show parking area lighting per COA specifications.
ENGINEERING: Traffic- Ken Putnam – 259-5415
Action: Approve with conditions
Traffic and Transportation
1. Please depict the required sight triangles for the driveway entrances.
2. Must dimension all radii driveway entrances.
3. All driveway connections to public streets must conform to City of Asheville Std. Detail 3.15 and shall have 3.5’ corner radii. Please include the detail on the plans. ADA accessibility must be maintained through driveway. (Please eliminate the deceleration lane).
4. Sidewalk construction or fee in lieu of sidewalk construction will be required for property frontage along Jefferson Drive. If sidewalk is constructed it must be 5’ wide with a 5’ wide buffer strip between street and sidewalk. A 10’ wide easement/right of way area, centered on the center of the sidewalk is required for sidewalk maintenance. For any portion of this area that falls on private property, outside the right-of-way, a sidewalk easement will be required. On the revised plans depict the sidewalk or indicate if fee-in lieu of will be paid and depict the easement.
5. All sidewalk should be 5’ wide with at 5’ buffer between the street and sidewalk.
6. Access ramps will be required at all proposed pedestrian drive and street crossing locations. On the revised plans depict the crossing locations and required ramps. These access ramps must be ADA compliant and meet City specifications. Note that the ramps at street crossings are required to have truncated dome warning devices. The truncated domes shall be constructed with cast iron plats. Provide detail on plan.
7. Maintain proper cross-slope across the driveways for ADA accessibility.
8. Extend sidewalk between buildings 6 and 7 to provide connection with other sidewalk.
Grading, Erosion & Stormwater
9. The developer/owner or a representative must make application for a separate grading, erosion and drainage permit by final TRC plans are submitted. All required plans, information and calculations must be submitted with the application for the review and approval of required permits.
10. Minimum drainage line size is 15” outside of ROW and 18” inside ROW.
11. It appears drainage infrastructure will be required along interior road, please revise.
Water Line Extension
12. After applying for and receiving a Water Availability Letter of Commitment from the City of Asheville, Water Resources Department, the developer/owner or a representative must submit all required plans, information and calculations for review and approval of the water extension.
13. 20’ waterline easement must be clear of all above ground obstructions, it appears some conflicts exist and waterline will need to be revised.
14. All water lines should be placed outside of streets 2’-3’ from back of curb.
15. Minimum waterline size is 6”, please revise.
MSD: Kevin Johnson – 225-8289
A wastewater allocation has been submitted for this project. Approval is conditioned on the applicant following MSD procedures for extension, construction and acceptance of service lines and complying with the conditions outlined in the wastewater allocation approval letter for this project.
***Additional TRC Conditions added from Meeting***
§ When resubmitting revised plans, the applicant shall provide a letter to the City addressing the TRC staff report conditions. It should state how and where the items have been addressed on the revised plans.
§ The revised plans shall clearly identify the revisions noted in the staff report.
WECAN board and community members met with Hank Joiner and Smith Wilson of Athens Asheville, LLC on Tuesday, July 24, 2007 to hear response to concerns voiced on June 25, 2007 about the 100 Park Avenue development. The new drawings that you see below and the list of issues were covered with mostly heads bobbing up and down rather than swinging side to side. There will still be neighbors who will go to voice specific concerns to Planning and Zoning on September 5, 2007 but the WECAN board will discuss a possible letter of support to be drafted at our August 2, 2007 meeting. Please show up at 6:30pm if you have an opinion you wish to share.
