Approved - Unanimously approved.

Discretionary Use Application for Horace Street Apartments

Case: 811-21-000196-TYP3
Applicant seeks approval of the Multi-unit Design Standards – Alternative Design Discretionary Criteria for the proposed multi-unit residential developments on the south side of Horace Street in accordance with the Springfield Development Code (SDC) Section 3.2-240.D.2. Specifically, the applicant is proposing shed roofs for the residential buildings, which is not currently permitted without Discretionary Use approval.
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Files

AIS DU Horace St Apartments ( 0.08 MB )
ATT1 Planning Commission Order with Attachments ( 1.11 MB )
ATT2 Applicant Submittal with Attachments ( 8.85 MB )
Discretionary Use & Alternative Discretionary Design Criteria
Springfield Development Code (SDC) 5.9-120 Discretionary Use Criteria
 
A Discretionary Use may be approved only if the Planning Commission or Hearings Official finds that the proposal conforms with the Site Plan Review approval criteria specified in Section 5.17-125, where applicable, and the following approval criteria:
 
A.        The proposed use conforms with applicable:
 
   1.         Provisions of the Metro Plan;
 
   2.         Refinement plans;
 
   3.         Plan District standards;
 
   4.         Conceptual Development Plans or
 
   5.         Specific Development Standards in this Code;
 
B.        The site under consideration is suitable for the proposed use, considering:
 
   1.         The location, size, design and operating characteristics of the use (operating characteristics include but are not limited to parking, traffic, noise, vibration, emissions, light, glare, odor, dust, visibility, safety, and aesthetic considerations, where applicable);
 
   2.         Adequate and safe circulation exists for vehicular access to and from the proposed site, and on-site circulation and emergency response as well as pedestrian, bicycle and transit circulation;
 
   3.         The natural and physical features of the site, including but not limited to, riparian areas, regulated wetlands, natural stormwater management/drainage areas and wooded areas shall be adequately considered in the project design; and
 
   4.         Adequate public facilities and services are available, including but not limited to, utilities, streets, storm drainage facilities, sanitary sewer and other public infrastructure.
 
C.        Any adverse effects of the proposed use on adjacent properties and on the public can be mitigated through the:
 
   1.         Application of other Code standards (including, but not limited to: buffering from less intensive uses and increased setbacks);
 
   2.         Site Plan Review approval conditions, where applicable;
   
   3.         Other approval conditions that may be required by the Approval Authority; and/or
 
   4.         A proposal by the applicant that meets or exceeds the cited Code standards and/or approval conditions.
 
D.        Applicable Discretionary Use criteria in other Sections of this Code:
 
   1.         Wireless telecommunications systems facilities requiring Discretionary Use approval are exempt from Subsections A.—C., above but shall comply with the approval criteria specified in Section 4.3-145.
 
   2.         Alternative design standards for multifamily development are exempt from Subsections A.—C., above but shall comply with the approval criteria specified in Section 3.2-245.
 
   3.         Fences requiring Discretionary Use approval are exempt from Subsections A.—C., above but shall comply with the approval criteria specified in Section 4.4-115C.
 
   4.         The siting of public elementary, middle and high schools requiring Discretionary Use approval is exempt from Subsections A.—C., above but shall comply with the approval criteria specified in Section 4.7-195.


SDC 3.2-245 Multi-unit Design Standards—Alternative Design Discretionary Criteria

A.        Description. The Planning Commission may approve adjustments to the multifamily design standards listed in Section 3.2-240 that preclude compliance under Section 3.2-250. In addition, the applicant may chose this Type III Discretionary Use procedure when proposing an innovative design that may preclude compliance with one or more of the design standards under Section 3.2-240. The multifamily design standards are: Building Orientation; Building Form; Storage; Transition and Compatibility Between Multi-unit and LDR Development; Open Space; Landscaping; Pedestrian Circulation; Parking; and Vehicular Circulation. The Planning Commission shall find that the application complies with or exceeds the criteria for each applicable design standard. Criteria for design standards not relevant to the application shall not require a finding by the Planning Commission, unless the guidelines in Subsections B. through I. are implemented.

B.        Building Orientation. The Planning Commission shall find that the proposed design contributes positively to the neighborhood and overall streetscape by carefully relating building mass, frontages, entries, and yards to streets and to adjacent properties. This criterion may be met by complying with the Section 3.2-240D.1., Section 3.2-250 or by considering the following guidelines:
 
   1.         Orient buildings to an internal circulation system that mimics a public street in appearance (including, but not limited to sidewalks, landscaping, cross-walks, lighting, parallel parking), and does not diminish the appearance and safety of abutting primary public streets. Examples of “diminished appearance” include a fence along the sidewalk that isolates pedestrians between it and the street; the location of trash receptacles, utility vaults, etc. in the “rear” yard (abutting a public street); and similar impacts on the streetscape.
 
   2.         Other design elements that provide exceptional design, and on balance, justify approval of the development with less than full compliance with the building orientation standard. Examples of such design elements include protection of natural and cultural resources; minimization of slope and tree cutting impacts; provision of pedestrian amenities along the public street; and similar public benefits that effectively accomplish the intent of the standard.
 
C.        Building Form. The Planning Commission shall find that the proposed design promotes building forms that contribute positively to a sense of neighborhood and to the overall streetscape. This criterion may be met by complying with the Section 3.2-240D.2., Section 3.2-250 or by considering the following guidelines:
 
   1.         Design exterior building elevations to avoid large expanses of uninterrupted building surfaces.
 
   2.         Depict building scale consistent with nearby buildings; “scale” relates to the size of various features (including, but not limited to entries, roof surfaces, façades, windows and materials) as compared to those features on nearby buildings.
   
   3.         Provide transitions to nearby buildings by massing; “mass” relates to the overall size or bulk of a building or its principal parts.
 
   4.         Provide porches, bays, and balconies that compliment nearby buildings.
 
   5.         Provide roof variations through offsets, breaks and/or extensions.
 
   6.         Provide transition between the multi-unit site and LDR areas.
 
   7.         Enhance solar access protection and/or energy conservation.
 
   8.         Protect on-site and off-site natural and designated historic features.
 
   9.         Provide human-scaled architectural detail.
 
   10.       Provide visual variety in elevations, architectural details, colors, and materials, compatible with existing development.


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