TO: Downtown Commission Members and Applicant DATE: April 10 2015 (meeting date) APPLICANT: Collier Properties, LLC SUBJECT: Design Review for Collier Avenue Apartments

Summary The applicant is requesting review of site plans to construct a new building containing 48 residential units including a parking structure on a parcel located in the Central Business District (CBD). This project is considered a Level II review pursuant to Section 7-5-9.1 of the UDO. Proposal Site: The project site consists of a single parcel with an area of .85 acre that has never been developed. There is primary frontage on Collier Avenue which is not designated as a key pedestrian street. The street will be improved to accommodate this new use. Buildings: The developers are proposing a 37,000 square feet building, four stories tall over two levels of parking. The parking levels along with the primary pedestrian entrance forms the base of the building. This is a residential-only project. Access, parking and sidewalks: Primary pedestrian access will be from Collier Avenue as was previously stated.. Vehicles will access the parking structure via two entrances that are placed using the natural slope of the site to access two parking levels. The parking structure will provide a total of 61 spaces. Sidewalks will be constructed along Collier Avenue and will meet downtown standards. Landscaping: Street trees are required for this project for the Collier frontage. The plans show compliance with the minimum standards with an alternative compliance request regarding spacing for a street tree. Additional landscaping will be provided behind the sidewalk area adjacent to the base of the building. UDO Compliance Fenestration and primary pedestrian entrance- This proposal complies with the CBD standards, for both ground level and upper floors. The ground level amount is 50% windows doors and other openings. Upper floors must meet a 20% standard and all facades meet the requirements for openings. Base middle cap orientation- The design has a distinct base at the main entrance and made up of of the parking level of the project. The base is designated by a change of materials. The middle section of the building is made up of the four floors of residential units. The middle section will use brick. The cap is delineated by a taller brick parapet wall and variation in building height and an architectural detail at the front of the building. These details seem to be in scale with the smaller size of this project. Streetscape- The proposed streetscape follows the pattern established in downtown with concrete sidewalks. The sidewalk will be scored in a downtown running bond pattern. Street trees will be a part of this simple streetscape.

Variance Recommendation Regarding Street Wall Standards- The proposal will be seeking a variance from street wall step back standards. A streetwall or one of a number of alternatives is required for this project. The development is proposing create a front courtyard space by providing a setback an area at the sidewalk. The area described by the ordinance would normally be 10 feet deep for two-thirds of the length of the building. Due to some constraints of

the site the proposal is to provide a courtyard just over 50% of the length and 6’-11” deep. Staff is supportive of this request and feels that with the irregularly shaped lot and the lack of building context in this area, the proposed courtyard area will provide interest to the streetscape and building. Staff would recommend that some additional streetscape elements such as a bench or other features be added to the site plan. Materials The project is proposing brick for the lower pedestrian and parking entrances level and for upper building levels and the cap. The size of the masonry material will vary with the larger scale being used at the lower levels of the structure. Windows will be provided and the frames will be vinyl clad. Some metal awnings will be provided and the structural element near the top will be metal. The project is a simple proposal and the material pallet has also been kept simple. Design Guidelines The proposal aligns with most aspects of the Design Guidelines: The façade provides some variation in scale and detailing. Other detailing is provided by railings, the awning over the front entrance and the front courtyard. The guidelines would recommend that a parking structure along any street frontage should be covered by a habitable building and active uses will be a part of the front space. Other design guidelines include:

Granite curbs are encouraged for new or rehabilitated sidewalk areas

Doors should provide large areas of glass and garage openings should use a more open material rather than solid.

Awnings are encouraged for shade and rain shelter.

Building caps should express unique character and maintain variety among downtown buildings. The proposed metal roof feature awning will bring interest to the top of the building.

For new buildings a change in the façade may mimic traditional widths at intervals of between 50 and 100 feet by adding architectural details and providing height variations. A setback for 50% of the length of the façade is being proposed.

Brick material is a recommended material for new construction.

New sidewalks will follow the Asheville running bond pattern.

Staff Recommendation: Staff recommends approval of the design for the building and site as shown because the project meets the goals of the large number of UDO requirements and the intent of the design guidelines; the variance request for the size of the courtyard as an alternative to other stepback options is reasonable and the alternative compliance request for tree spacing is supported. Suggested Motion: I move to recommend approval of the Collier Avenue Apartments project as presented based on site plans, elevations and materials submitted during this review and support

the Variance request for the size of the courtyard as proposed

the Alternative Compliance request for street tree spacing.

(Based on the following conditions if any)