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Home My WebLink About01/18/2024 - Planning and Zoning Commission - SUPPLEMENTAL DOCUMENTS -19 January 2024 Presentation titlePage 1 VESTED RIGHTS EXTENSION REQUEST PLANNING & ZONING COMMISSION JANUARY 18, 2024 THE HUB ON CAMPUS 19 January 2024 Presentation titlePage 2 Approval Criteria 19 January 2024 The Hub on Campus – Extension RequestPage 2 •“The plan complies with all applicable general development standards” AND •“the applicant has been diligent in constructing the engineering improvements” OR •“due to other extraordinary and exceptional situations unique to the property, completing all engineering improvements would result in unusual and exceptional practical difficulties or undue hardship upon the applicant” AND •“not be detrimental to the public good.” 19 January 2024 Presentation titlePage 3 General Development Standards 1.Gather all code amendments since FDP approval in 2018 2.Evaluate which code updates apply to the project 3.Analyze the approved FDP to determine if the project meets the new code 19 January 2024 The Hub on Campus – Extension RequestPage 3 Gather Evaluate Determine 19 January 2024 Presentation titlePage 4 Results - General Development Standards •24 ordinances with applicable code amendments •Water conservation •Landscape materials •Mitigation for not meeting LCUASS standards, •Trash and recycling standards •Tree preservation/protection/mitigation processes •Lighting updates do not apply •The plan complies with all applicable general development standards 19 January 2024 The Hub on Campus – Extension RequestPage 4 19 January 2024 Presentation titlePage 5 Diligence in Constructing Improvements 19 January 2024 The Hub on Campus – Extension RequestPage 5 What has been completed so far: •$527k spent in existing site improvements •Existing building demolition and asbestos abatement •Utility & Storm removal •Installed erosion control •Installed fire and water service •Install perforated pipe •Installed storm drainage piping What still needs to be completed: •Full installation of sewer system •Full installation of sanitary system •Completion of storm drainage facilities •12-foot sidewalk along frontage •Access drives •Fire hydrant •Installation of light pole 19 January 2024 Presentation titlePage 6 Diligence in Constructing Improvements 19 January 2024 The Hub on Campus – Extension RequestPage 6 19 January 2024 Presentation titlePage 7 Exceptional Practical Difficulties 19 January 2024 The Hub on Campus – Extension RequestPage 7 Unforeseen Circumstances •Construction cost boom (starting 2018) •Materials and labor •COVID •Inflation •High-interest rate environment Undue Hardship •Constructing improvements without building the entire project incurs cost without any opportunity to recoup through rent revenue 2024 Projection: Interest rates are anticipated to decrease, construction costs have been slowing 19 January 2024 Presentation titlePage 8 No Detriment to the Public Good 19 January 2024 The Hub on Campus – Extension RequestPage 8 •Property has been professionally maintained by management company •Pedestrian and bike facilities exist currently across frontage •Without an extension, it could be many years for public infrastructure to be completed, depending on if/when another project is approved. •Beneficial to the public good -no downside to extending vested rights. 19 January 2024 Presentation titlePage 1 VESTED RIGHTS EXTENSION REQUEST PLANNING & ZONING COMMISSION JANUARY 18, 2024 Brick Stone Apartments on Harmony 19 January 2024 Presentation titlePage 2 Approval Criteria 19 January 2024 Brick Stone Apartments on Harmony – Extension RequestPage 2 •“The plan complies with all applicable general development standards” AND •“the applicant has been diligent in constructing the engineering improvements” OR •“due to other extraordinary and exceptional situations unique to the property, completing all engineering improvements would result in unusual and exceptional practical difficulties or undue hardship upon the applicant” AND •“not be detrimental to the public good.” 19 January 2024 Presentation titlePage 3 General Development Standards 1.Gather all code amendments since FDP approval in 2017 2.Evaluate which code updates apply to the project 3.Analyze the approved FDP to determine if the project meets the new code 19 January 2024 Brick Stone Apartments on Harmony – Extension RequestPage 3 Gather Evaluate Determine 19 January 2024 Presentation titlePage 4 Results - General Development Standards •35 ordinances with applicable code amendments •Pedestrian and bicycle access •Access to parks and trails •Multifamily standards (access to park or gathering space) •Water conservation •Landscape materials •Mitigation for not meeting LCUASS standards, •Trash and recycling standards •Tree preservation/protection/mitigation processes •Natural habitat buffer zone design requirements •Lighting updates do not apply •The plan complies with all applicable general development standards 19 January 2024 Brick Stone Apartments on Harmony – Extension RequestPage 4 19 January 2024 Presentation titlePage 5 Public Improvements 19 January 2024 Brick Stone Apartments on Harmony – Extension RequestPage 5 What has been completed so far: •Temporary 6’ wide sidewalk along Harmony What still needs to be completed: •Turn lane extension on Harmony with curb and gutter •Concrete pad for bus stop •Ditch culvert extension •Expanded sidewalk bridge over ditch culvert •Extension of sanitary services •Extension of water services •Electrical lines and streetlights •Remaining 2’ width of sidewalk along Harmony •Offsite ADA curb ramps 19 January 2024 Presentation titlePage 6 Public Improvements 19 January 2024 Brick Stone Apartments on Harmony – Extension RequestPage 6 19 January 2024 Presentation titlePage 7 Unique Public Improvements 19 January 2024 Brick Stone Apartments on Harmony – Extension RequestPage 7 •Turn lane extension on Harmony with curb and gutter •Concrete pad for bus stop •Ditch culvert extension •Expanded sidewalk bridge over ditch culvert •Offsite ADA curb ramps 19 January 2024 Presentation titlePage 8 Exceptional Practical Difficulties 19 January 2024 Brick Stone Apartments on Harmony – Extension RequestPage 8 Unforeseen Circumstances: •Construction cost boom (starting 2018) •Materials and labor •COVID •Inflation •High-interest rate environment Undue Hardship: •Numerous unique infrastructure requirements along Harmony Road •~ $400,000 investment for ditch infrastructure alone •Improvements to Harmony Road must be completed while the irrigation ditch is not in use, limiting construction to October 15th -April 1st. •Limits the opportunity for all financing conditions to line up perfectly •Constructing improvements without building the entire project incurs cost without any opportunity to recoup through rent revenue 19 January 2024 Presentation titlePage 9 No Detriment to the Public Good 19 January 2024 Brick Stone Apartments on Harmony – Extension RequestPage 9 •Property has always been vacant and undeveloped, no change to status quo •Property has been properly maintained and not a nuisance •Pedestrian and bike facilities exist currently across frontage •Project has a greater chance to construct Harmony improvements in 2024 •Would provide much needed housing in the community •Beneficial to the public good -no downside to extending vested rights.