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HomeMy WebLinkAboutTHE OVAL FLATS - PDP - 26-08 - REPORTS - PLANNING OBJECTIVESTHE OVAL PDP - August 12, 2008 A neighborhood meeting was held on August 5, 2008. Please see Addendum A for comments and responses. NAME OF THE PROJECT AS WELL AS ANY PREVIOUS NAME THE PROJECT MAY HAVE HAD DURING THE CONCEPTUAL REVIEW: Project Name: The Oval Other Names Used: Oval Oaks SAE Mixed -Use Redevelopment 1(419 JoE'SIGN Page 9 THE OVAL PDP - August 12, 2008 When completed, the project will have 4,896 square feet of commercial space. As can be seen on the site plan, the space is configured to be in -line retail space along West Laurel. As such, the developer anticipates small retail and office users, and student -related businesses. Sizes of individual units will vary, but will probably average approximately 1,500 SF per unit. Assuming that each unit has 2 employees at any one time, the project will have approximately 6 to 8 employees. Because of the proximity to the student housing, it is hoped that many of the employees will be students who can walk to work. Additional people will be employed as part of the student housing. Although difficult to quantify, it is anticipated that from 1 to 2 people will be working at any one time. DESCRIPTION OF THE RATIONALE BEHIND THE ASSUMPTIONS AND CHOICES MADE BY THE APPLICANT: City Council recently passed an ordinance which limits the number of unrelated parties allowed within a single unit. The ordinance was primarily a response to CSU students living in single family houses surrounding the CSU campus. With the passage of that ordinance, the student housing demand dynamic was changed. The Oval project is a response to this change. The project will provide additional housing to make up for the loss of the previously rentable single family homes. THE APPLICANT SHALL SUBMIT AS EVIDENCE OF SUCCESSFUL COMPLETION OF THE APPLICABLE CRITERIA, THE COMPLETED DOCUMENTS PURSUANT TO THESE REGULATIONS FOR EACH PROPOSED USE. THE PLANNING DIRECTOR MAY REQUIRE, OR THE APPLICANT MAY CHOOSE TO SUBMIT, EVIDENCE THAT IS BEYOND WHAT IS REQUIRED IN THAT SECTION. ANY VARIANCE FROM THE CRITERIA SHALL BE DESCRIBED: No variances are expected. NARRATIVE DESCRIPTION OF HOW CONFLICTS BETWEEN LAND USES OR DISTURBANCES TO WETLANDS, NATURAL HABITATS AND FEATURES AND OR WILDLIFE ARE BEING AVOIDED TO THE MAXIMUM EXTENT FEASIBLE OR ARE MITIGATED: The applicant does not believe that the proposed project will cause any conflicts or disturbances to wetlands, natural habitats and features or wildlife. WRITTEN NARRATIVE ADDRESSING EACH CONCERNASSUE RAISED AT THE NEIGHBORHOOD MEETING(S), IF A MEETING HAS BEEN HELD: Page 8 THE OVAL PDP - August 12, 2008 Principle HSG-3: Neighborhood stability must be maintained and enhanced. The project is a continuation of redevelopment and urbanization of the region around CSU. It is a natural progression of land use and is similar to other recent projects adjacent to the campus. Principle ENV-1: Continually improve Fort Collins' air quality as the City grows. The project is located such that use of automobiles as the primary mode of transportation is impractical. As such, auto emissions should be decreased. Principle GM-8: The City will promote compatible infill and redevelopment in areas within the Growth Management Area boundary. The project is an infill redevelopment within the City of Fort Collins. DESCRIPTION OF PROPOSED OPEN SPACE, WETLANDS, NATURAL HABITATS AND FEATURES, LANDSCAPING, CIRCULATION, TRANSITION AREAS, AND ASSOCIATED BUFFERING ON SITE AND IN THE GENERAL VICINITY OF THE PROJECT: The Oval is a small mixed -use redevelopment adjacent to CSU. The site is too small to have open space, wetlands, natural habitats and features. The site will be bounded on three sides by public streets and an alley. The north boundary has vegetation which will be retained by the development. New vegetation will be installed per the Landscape Plan. STATEMENT OF PROPOSED OWNERSHIP AND MAINTENANCE OF PUBLIC AND PRIVATE OPEN SPACE AREAS; APPLICANT'S INTENTIONS WITH REGARD TO FUTURE OWNERSHIP OF ALL OR PORTIONS OF THE PROJECT DEVELOPMENT PLAN: The developer plans to own and operate the residential and commercial units, as well as all on -site landscaping. Currently there is no anticipation of selling any portion of the development, and as such, the developer, or its affiliated company, will own and maintain the entire project. There is no public open space area. ESTIMATE OF NUMBER OF EMPLOYEES FOR BUSINESS, COMMERCIAL AND INDUSTRIAL USES: JIM SELL DESIGN Page 7 THE OVAL PDP August 12, 2008 and buildings tenants. The plaza space is flanked on either side by small retail spaces and the corner element of the building provides both a covered entry for the residences and a protected seating area for the retail space users. The brick massing of the main level retail on the east elevation of the building extents to the north and transitions into a colonnade element that helps transition from public retail realm to private residential and provides privacy to 1 of the 2 dwelling units on the main level. The retail and meeting spaces on the ground level of the south elevation on Laurel set up a rhythm with its fenestration of large expanses of storefront glazing and recessed entries with canopy elements to enhance the pedestrian experience. The three levels of residential units above have been designed to provide articulated massing at the balcony and bedroom areas that extend vertically to either horizontal roof overhangs or corniced elements with more detailed corbelled overhanging elements at the upper level living room spaces. Exterior materials of the residential unit massing have been selected to further break up the overall fagade of the overall building. Principle CAD-4: Security and crime prevention will continue to be important factors in urban design. The project is expected to increase pedestrian traffic in the area. The developer is very sensitive to safety and has taken it into account in the building design. Principle ECON-1: The City will pursue a balanced and sustainable economic development program. The project seeks to add a mixed use project to a property that does not currently have any commercial uses. Principle ECON-2: Economic Sustainability: The City will strive to develop an economy which will be self-sustaining within the limits of its GMA (including possible modifications for CSU Foothills Campus, Wildflower and Fossil Creek Areas). As a redevelopment project, The Oval seeks to provide pedestrian and bicycle oriented commercial development. It is anticipated that the retail users will cater to CSU students, faculty, staff and visitors. Principle HSG-1: A variety of housing types and densities will be available throughout the urban area for all income levels. The project will provide Fort Collins with additional student housing for CSU. The diverse unit mix, ranging from one bedroom to four bedroom units, will provide students with a variety of housing options and rental rates. JIM SELL DESIGN Page 6 THE OVAL PDP • August 12, 2008 Direct pedestrian connections will be provided from places of residence to transit, schools, activity centers, work and public facilities. As an infill urban development it is anticipated that many services, as well as CSU, will be within walking distance. Principle T-6: Street crossings will be developed to be safe, attractive, and easy to navigate. The proposed development is sensitive to the safety of the student residents. Being on the corner of Laurel and Howes, pedestrians will be able to cross both roads at an established signalized intersection. Principle T-7: The City will encourage the development of attractive and easy to navigate pedestrian facilities to create an interesting pedestrian network. As a small infill project, the plan is to try to focus pedestrian traffic onto City sidewalks. Pedestrian traffic behind the development is anticipated to be limited to accessing vehicles in the parking lot. Principle T-8: The City will develop secure pedestrian settings by developing a well -lit inhabited pedestrian network and by mitigating the impacts of vehicles. The project is designed to utilize City sidewalks along Howes and Laurel. Principle T-9: Private automobiles will continue to be an important means of transportation. Although the developers believe and hope that the primary means of transportation will be by walking and bikes, they also believe that many students will have cars. On site parking is planned for the development. Principle CAD-3: Commercial developments create a powerful impression of the City, both individually and taken together as a whole. While corporate franchises and chain stores will remain vital and recognizable, commercial developments will be designed to contribute to Fort Collins' distinct visual quality and uniqueness. The proposed commercial building will be mixed -use including 3 - 4 small retail spaces at main level fronting both Howes and Laurel, a meeting space on main level of Laurel, adjacent to the alley, and 3 levels of residential units above. The retail spaces at this time will be occupied by locally owned, distinct retail businesses. The corner of Howes and Laurel was inset with a plaza to create an activity center for both the users of the retail ' JIM SELL DESIGN Page 5 THE OVAL PDP August 12, 2008 Principle LU-4: More specific subarea planning efforts will follow the adoption of these City Plan Principles and Policies which tailor City Plan's city-wide perspective to individual neighborhoods, districts, corridors, and edges. Although not large in scale, the project is an infill redevelopment which continues the urbanization of property development around CSU. Principle T-1: The physical organization of the city will be supported by a framework of transportation alternatives that balances access, mobility, safety, and emergency response throughout the city, while working toward reducing vehicle miles traveled and dependence upon the private automobile. The proposed project anticipates student housing and student -oriented retail uses. The location is directly adjacent to CSU and is close enough that using automobiles is impractical. The developer anticipates that residents will walk or bike to most destinations. The site has been designed around these modes of transportation. Principle T-2: Mass transit will be an integral part of the City's overall transportation system. The development will have easy access to existing bus service along College Avenue and at CSU. Principle T-3: City transportation programs will promote the reduction of vehicle miles traveled through strategies that reduce trip generation and length and increase automobile occupancy. As previously state, the project anticipates CSU students will be the primary residents. Since the site is located so near the CSU campus, auto travel to campus is not practical. Students will find it easier to walk or bike. Principle T-4: Bicycling will serve as a practical alternative to automobile use for all trip purposes. The project is located adjacent to CSU and City bike paths. As such, it is anticipated that bike travel will be the main mode of transportation for the project's residents. Adequate bike parking facilities have been designed into the project. Principle T5: The City will acknowledge pedestrian travel as a practical transportation mode and elevate it in importance to be in balance with all other modes. "(V wib_� JIM SELL DESIGN'i Page 4 THE OVAL PDP • August 12, 2008 (E) Increasing the Occupancy Limit. (1) With respect to single-family and two-family dwellings, the number of persons allowed under this Section may be increase by the issuance of a certificate of occupancy for use as an extra occupancy rental house in zones allowing such use. (2) With respect to multiple -family dwellings, the decision maker (depending on the type of review, Type 1 or Type 2) may, upon receipt of a written request from the applicant and upon a finding that all applicable criteria of this Land Use Code have been satisfied, increase the number of unrelated persons who may reside in individual dwelling units. The decision maker shall not increase said number unless satisfied that that the applicant has provided such additional open space, recreational areas, parking areas and public facilities as are necessary to adequately serve the occupants of the development and to protect the adjacent neighborhood. BECAUSE THE PROPOSED PROJECT IS FOCUSED ON HOUSING CSU STUDENTS, PER SECTION 3.8.16(E) OF THE LAND USE CODE, THE APPLICANT HEREBY REQUESTS A MODIFICATION SUCH THAT THE PROVISIONS OF THE LAND USE CODE RESTRICTING THE NUMBER OF UNRELATED PARTIES BE WAIVED. STATEMENT OF APPROPRIATE CITY PLAN PRINCIPLES AND POLICIES ACHIEVED BY THE PROPOSED PLAN: Principle LU-1: Growth within the City will promote a compact development pattern within a well-defined boundary. The project will be a high density mixed -use development with excellent access to CSU, pedestrian/bike trails, existing bus service and related services. The project is adjacent to the CSU campus. Principle LU-2: The City will maintain and enhance its character and sense of place as defined by its neighborhoods, districts, corridors, and edges. The proposed project will create an identifiable area with a vibrant urban culture. The project is an infill redevelopment which promotes pedestrian and bicycle transportation over automobile traffic. Page 3 ��m THE OVAL PDP • August 12, 2008 THE OVAL PDP STATEMENT OF PLANNING OBJECTIVES PROJECT OVERVIEW: The Oval is located on the northwest corner of Laurel Street and Howes Street (see Exhibit #1) and is currently zoned C-C (Community Commercial). The project encompasses 36,066 square feet of land area, and is anticipated to be a mixed -use development. When complete, the development anticipates a total of 47,040 square feet of residential space, 4,896 square feet of commercial space and 3,018 square feet to be utilized as a common meeting space. Residential, space is targeting undergraduate and graduate CSU students and will have 98 bedrooms in 41 units. Individual units will be a mix of bedrooms as follows: 1 bedroom - 6 units 2 bedroom — 16 units 3 bedroom — 16 units 4 bedroom — 3 units Commercial space is focusing on pedestrian users from CSU. The project will be constructed in a single phase. Section 3.8.16(A) specifies: (A) Except as provided in subsection (B) below, or pursuant to a certificate of occupancy issued by the city to the owner of the property, the maximum occupancy allowed per dwelling unit in a single-family, two-family or multi -family dwelling shall be: (1) one (1) family as defined in Section 5.1.2 and not more than one (1) additional person; or (2) two (2) adults and their dependents, if any, and not more than one (1) additional person. Section 3.8.16(E) of the Land Use Code allows an owner to petition the appropriate decision maker for an increase in the number of unrelated parties allowed within an individual unit: Page /