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corner of County Road D and Lake Johanna Boulevard and would be integrated into a <br /> landscape element for a softer presentation. <br /> PUD Flexibility <br /> Although careful consideration has been given to each element of the <br /> redevelopment plan we are requesting the city to exercise the flexibility allowed within <br /> the Planned Use Development ordinance. In order to best serve residents, create _ <br /> investment in community,build future tax base we are requesting flexibility in a few <br /> areas in trade for consideration of some of the additional elements and goals that we have <br /> been able to achieve. <br /> The part of campus east of Lake Johanna Boulevard meets the R-2 overlay <br /> zoning requirements with the exception of building height. The highest portion of the <br /> proposed roof is 44 feet above the average grade while the R-2 zone allows a maximum <br /> building height of 35 feet. However, the average building roof height above grade is 37 <br /> feet. In order to mitigate the height, the building has been set back from the lake <br /> significantly and adjacent streets and properties farther than required, in some cases, <br /> much farther. In addition, the main building is set on the lower part of the site so the <br /> height appears to be much less than if the 35 feet were to be located at the standard <br /> setback of 40' from the property line. <br /> On the west side of Lake Johanna Boulevard, the proposed development meets <br /> the R-2 and N-B overlay zoning requirements with the exception of setbacks and number <br /> of dwellings per acre. The N-B front yard setback requirement is 20' while the R-2 is <br /> 40'. The proposed building is set back 10'. The N-B has no requirement for dwelling <br /> units per acre, but the R-2 allows 5.5 units per acre. The proposed site has a density of 14 <br /> dwelling units per acre. The addition of extensive landscape amenities on the northeast <br /> quadrant of the intersection and at the south end of this location will help to mitigate the <br /> shortcomings of this site. Due to the size and shape of this property, a development that <br /> meets all zoning requirements will be quite difficult; the proposed design makes the best <br /> of a difficult property and turns it into an asset to the city. <br /> As you have read, the tree replacement on this site is significant. Tree <br /> replacement in the inches contemplated in the ordinance is unable to be met on site. <br /> However, the landscape plan for the campus is extensive and will result in an incredible <br /> outdoor experience. The extra amenities in hardscape and landscaping will be enjoyed by <br /> all. The Landscape Management Plan that will be in place will ensure care and <br /> preservation of the natural resources on the site. We are asking for flexibility in meeting <br /> the replacement requirement taking into account the other elements that we are adding to <br /> the site and long term management plan of the resources that will be present. <br /> The City has an additional requirement that the deadline for landscape completion <br /> is within 6 months of issuance of building permit or 6 months of issuance of Certificate <br /> of Occupancy. Due to the phasing and constructability of this site some consideration will <br /> need to be given to the timeframe under which the landscaping will actually be able to be <br />