Agenda Date: 02/12/19
Subject:
Title
Preliminary Project Plan process for "Delaware and Powers Development" located on the 8.8-acre property at the northeast corner of S. Delaware Street and W. Powers Ave., Littleton, CO
Body
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Presented By: |
Michael Sutherland, Planning Manager and Rob Haigh, Planner II |
REQUESTED COUNCIL ACTION:
The Preliminary Project Plan Process (P4) provides the opportunity for city council to give informal and non-binding input on a development concept during a study session. Staff provides a general overview of the P4 to council, and applicants are allowed to be in the audience, but do not present their concept.
Redland submitted this P4 application for a development concept for the 8.8-acre property bound to the south by W. Powers Ave., to the west by S. Delaware St., and to the east by S. Bannock St. The proposed development includes a rezoning of the property from I-P to PD-R to establish a single-family housing development.
BACKGROUND:
The applicant, along with Richmond American Homes, met with city staff for a pre-application meeting on April 26, 2018 to discuss the proposed project. Following that meeting, the applicant selected to submit a P4 application to obtain input on its proposal from planning commission and city council.
The property is zoned I-P Industrial Park, with a portion within a planned development overlay that was approved in June 2017 to permit a self-storage/mini-warehousing use. The property owner abandoned the SDP for the proposed mini-warehousing use in mid-2018.
P4 CONCEPT
The “Delaware and Powers Development” P4 is a single-family housing concept that utilizes Richmond American Homes’ “CityScape” housing product. The proposed PD-R district would establish a maximum height of 43’ to accommodate the fourth story stairway to the rooftop decks. The concept design includes a private street that intersects with S. Bannock St. and W. Powers Ave. that provides access to alleyways for vehicular access to the dwellings. A third entrance to the property is located on S. Delaware St., directly onto an alley. The development concept includes common open space areas to provide for the majority of unobstructed open space requirements, create an amenity for the residents, and provide separations from adjacent uses and rights-of-way. The property is approximately 8.8 acres in size and as proposed, would contain 11.25 dwelling units per acre.
The applicant’s narrative of the Delaware and Powers Development P4 concept is attached to this staff communication.
PLANNING COMMISSION STUDY SESSION
On January 28, 2019, the planning commission discussed this P4 application at a study session. The comments below are a summary of the discussion:
1. The proposed development would be more intense development than the existing conditions but would result in less intense development than what is currently permitted in the I-P zoning district.
2. The open space provided in the conceptual drawing should contain usable amenities for the neighborhood.
3. Relocating the access and private drive to the south could create more useable open space in the project, rather than having the drive split the open space areas.
4. The applicant should explore xeriscaping to minimize turf usage.
5. Single-family residential development is preferable to multi-family, but the dense rows of small lots would benefit from additional spacing to break up the long rows that face S. Delaware St. and W. Powers Ave.
6. Dividing the long rows of dwellings with an open space/trail corridor would provide better pedestrian access through the site and break the monotony of a long building.
7. The applicant should consider reducing the height.
8. The City Scape product is “cookie cutter.” It is not unique to Littleton and the materials do not fit with the surrounding brick buildings - the applicant should consider revising the architecture to fit Littleton’s architectural character.
9. The applicant should consider additional landscaping or buffer area at the northern property line.
10. The plans should provide performance standards for the maintenance of each home.
11. Due to surrounding residential zoning, the property might not be a viable industrial or commercial property as currently zoned.
12. Open space layout helps mitigate concerns related to the small lots and dense configuration of the dwellings.
FISCAL IMPACTS:
N/A