HomeMy WebLinkAboutRETREAT AT 1200 PLUM ST. - PDP - 34-08 - REPORTS - RECOMMENDATION/REPORTThe Retreat at 1200 Plum Street, PDP is proposed to be on a property that is
included in the TOD Overlay Zone.
RECOMMENDATION:
Staff recommends:
1. Approval of The Retreat @ 1200 Plum Street, Project Development
Plan - #34-08 with the following condition: Applicant shall
incorporate a base feature and the use of varying material or
scoring accents for the Parking Structure.
2. Approval of the requested Modification of Standards to Section 3.5.1(1)(1)
reducing the Trash Dumpster from 20 feet to 6 feet; and
3. Approval of the requested Modification of Standards to Section 3.5.2(C)(2)
permitting an Alternative Street Facing Fagade.
4. Approval of the Alternative Compliance request to Section 3.5.2(D)(2)(a) to allow:
i. Front yards facing Plum Street (Buildings A, B & D) at 6 feet
ii. Front yards facing Bluebell Street (Buildings A and B) at 11 feet
iii. Front yards facing Columbine Street (Building C only) at 12 feet
5. Approval of the Exception to Section 3.8.16 to permit 4 persons in 38 units.
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The Retreat at 1200 Plum Street complies with applicable General Development
Standards of Article 3, with the exception of two (2) Modification Requests, one
(1) Alternative Compliance Request, and one (1) Exception Request for the
following Sections:
• 3.5.1(1)(1) Outdoor Storage Areas/Mechanical Equipment (Trash
Enclosures) (Modification of Standards) Whereas staff finds that the
design of the trash enclosure into the building mitigates the need for the
entire 20 feet of setback and results in a modification that is
inconsequential from the perspective of the entire development plan.
• 3.5.2(C)(2) Street Facing Facades (Modification of Standards) Whereas
Staff finds that the design of the entries for building C meet the standard
"equally well or better than would a plan that complies with the standard"
and the variation between the proposed design and the standard is
nominal and inconsequential to the overall development plan.
• 3.5.2(D)(2)(a) Residential Building Setbacks, Lot Width and Size
(Alternative Compliance) Whereas staff finds the property is located in the
CC zoning district and the TOD Overlay Zone, which are designed to
promote infill and compact urban development. A critical component of
achieving the aforementioned design components is the streetscape. The
streetscape in this proposed development places the buildings up to the
street and creates a pedestrian realm that forwards the TOD Overlay Zone
and CC zoning. Additionally, the criteria for alternative compliance are
designed primarily for multifamily, yet the analytical elements are achieved
through the incorporation of private courtyards for residents, provision of
on -street parking, and strengthening the streetscape.
Section 3.8.16 — Occupancy Limits; Increasing the Number of
Persons Allowed (Exception) Whereas Staff finds that the recreational
areas and open space provided for this type of urban development
coupled with the fact that 314 parking stalls are provided where none in
the TOD Overlay Zone are required satisfies the protections for the
adjacent neighborhood. Furthermore, there is not a density limitation in
the CC zone district. Therefore, staff recommends that that the Hearing
Officer grant the request for an increase in the number of unrelated
persons who may reside in individual dwelling units from the allowable 3
persons to 4 persons for 38 units only.
The Retreat @ 1200 Plum Street, PDP complies with the land use and
development standards of the Division 4.18 CC, Community Commercial District.
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(E) Increasing the Occupancy Limit.
(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.
Applicant's Request as stated in the Applicants Narrative or Planning
Objectives:
Since the development is proposing four bedroom units, the issue of
unrelated occupants arises. The developer would like to propose an
increase in the occupancy limit per LUC Section 3.8.16(E)(2). The
project will provide approximately 30' x 60' courtyard amenity areas
within buildings A and B. The areas are approximately 1, 800 sq. ft.
each and will contain a large hot tub, seating, and landscaping in each
courtyard. In addition, there will be approximately 7,000 square feet of
interior amenity space in Building B, where the community services
described above will be available for use by the building's occupants.
Staff Analysis of Exception Request
Staff has reviewed the request in accordance with the review criteria
outlined in Section 3.8.16(E)(2) and finds that the recreational areas and
open space provided for this type of urban development coupled with the
fact that 314 parking stalls are provided where none in the TOD Overlay
Zone are required satisfies the protections for the adjacent neighborhood.
Furthermore, there is not a density limitation in the CC zone district.
Therefore, staff recommends that the Hearing Officer grant the request for
an increase in the number of unrelated persons who may reside in
individual dwelling units from the allowable 3 persons to 4 persons for 38
units only.
5. Findings of Fact/Conclusion:
In reviewing the request for the Retreat at 1200 Plum Street, PDP, Staff makes the
following findings of fact:
Multi -family dwellings are permitted in the CC, Community Commercial District,
subject to an administrative review.
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• The buildings will have off-street parking located in a parking structure.
• The buildings will have private amenity areas. Buildings A & B will have
interior courtyards (30' x 60) and there will be approximately 7,000 square
feet of interior amenity space in Building B.
• The buildings feature ground level patios with walk -out doors, and
balconies at the upper stories, giving the building a quality residential
appearance. The closer setbacks give the building more of the urban feel
that typically occurs with higher density housing.
• The project provides street enhanced sidewalks that exceed the
standards, reinforcing the streetscape as a comfortable pedestrian route
and gathering area with an urban residential character that exemplifies the
urban intill goals of the City.
Staff Analysis of Alternative Compliance Request
The property is located in the CC zoning district and the TOD Overlay Zone,
which are designed to promote infill and compact urban development. A critical
component of achieving the aforementioned design components is the
streetscape. The streetscape in this proposed development places the buildings
up to the street and creates a pedestrian realm that forwards the TOD Overlay
Zone and CC zoning. Additionally, the criteria for alternative compliance are.
designed primarily for multifamily, yet the analytical elements are achieved
through the incorporation of private courtyards for residents, provision of on -
street parking, and strengthening the streetscape.
Therefore, based upon the criteria set forth in Section 3.5.2(D), staff
recommends approval of the alternative compliance setback request.
EXCEPTIONS
Section 3.8.16 — Occupancy Limits; Increasing the Number of Persons Allowed
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 LUC allows an owner to petition the appropriate decision
maker for an increase in the number of unrelated parties allowed within an
individual unit by:
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Review of the Modification Criteria — Section 2.8.2(H):
The citation for the applicable review criteria for a Modification is as follows:
"(H) Step 8 (Standards): Applicable, and the decision maker may grant a
modification of standards only if it finds that the granting of the modification would
not be detrimental to the public good, and that:
(1) the plan as submitted will promote the general purpose of the standard
for which the modification is requested equally well or better than would a
plan which complies with the standard for which a modification is
requested;
(4) The plan as submitted will not diverge from the standards of the Land
Use Code that are authorized by this Division to be modified except in a
nominal, inconsequential way when considered from the perspective of
the entire development plan, and will continue to advance the purposes of
the Land Use Code as contained in Section 1.2.2. "
Staff Evaluation of Applicant's request
Staff has evaluated the applicant's request against the criteria provided in
Section 2.8.2(H) of the Land Use Code. Specifically, Staff finds that the design
of the entries for building C meet the standard "equally well or better than would
a plan that complies with the standard" and the variation between the proposed
design and the standard is nominal and inconsequential to the overall
development plan. Therefore, Staff recommends approval of this request.
ALTERNATIVE COMPLIANCE
Section 3.5.2(D) — Residential Building Standards
The code requires the minimum setback of every residential building from any public
street right-of-way be fifteen (15) feet. The applicant is requesting Alternative
Compliance set forth in Section 3.5.3(D)(2)(a).
Applicant's Summary of Alternative Compliance Request
We are proposing the following street setbacks:
• Front yards facing Plum Street (Buildings A, B & D) - 6 feet
• Front yards facing Bluebell Street (Buildings A and B) — 11 feet
• Front yards facing Columbine Street (Building C only)- 12 feet
We are requesting approval for an alternative site layout that we feel meets the
standard equally well or better than a plan that complies with the standards per
Review Criteria 3.5.2(D)(2)(a) 2b. and c. in the following ways:
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modification of the standard would not be detrimental to the public good and that the
current design with entries facing north and south, meets the requirements for a
modification set forth in Sections 2.8.2(H)(1) & (4) of the LUC.
The Applicants iustification is as follows:
We are requesting approval for this modification that we feel complies with the
standards per Review Criteria 2.8.2(H)(1) and (4) in the following ways:
Criteria (1): the plan as submitted will promote the general purpose of the
standard for which the modification is requested equally well or better than would
a plan which complies with the standard for which a modification is requested.
• A goal of this City Standard is to have building facades that allow a quality
street presentation, where entrances are generally designed with
pedestrian -scale porches and massing that allow the building to have an
attractive appearance from the street. As a response to these goals,
Building C is designed with "four sided" architecture, where all of the faces
of the building are highly articulated and feature fagade bump -outs, and a
hierarchy of material coursing that reduces the overall massing of the
structure. As a result, the proposed west elevation of Building C has an
attractive street presentation, and provides a "street facing fagade" equal
to the standard. Overall, the proposed building is more attractive than a
strict interpretation of the standard- in which the front is highly articulated
and the other building sides are less articulated.
• Two sidewalk connections are provided for Building C that are clearly
illuminated, and are identifiable from Columbine Street. The entrances
are only 42 feet from Columbine Street and serve only eight units with
each sidewalk connection. We feel that this configuration is "equal to"
providing only one entrance that faces Columbine Street directly.
• A shade arbor is proposed along the street -facing fagade of Building C,
which further enhances the fagade and overall massing of the structure
and provides additional pedestrian -scale interest.
Criteria(4): The plan as submitted will not diverge from the standards of the Land
Use Code that are authorized by this Division to be modified except in a nominal,
inconsequential way when considered from the perspective of the entire
development plan, and will continue to advance the purposes of the Land Use
Code as contained in Section 1.2.2.
• Columbine is a dead end street with little vehicular traffic, and in functional
terms, the street frontage at Building C remains "public" mainly to be used
by this development. Even though Columbine Street is a public street,
and therefore requires a street -facing fagade, the benefit of having a
street -facing fagade in this context is inconsequential. There does not
appear to be any benefit to the general public with having the Building C
entrance face Columbine Street.
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We are providing wider sidewalks at both Aster and Columbine Streets and the
trash enclosures are integrated into an overall streetscape that enhances
pedestrian circulation. Both Aster Street and Columbine are essentially dead-
end streets, and locations of the enclosures at the end of these streets are at
portions of the site where impact on pedestrians and adjacent properties are
minimal.
The walls of the trash enclosures have been designed to be eight feet six inches
in height, and additionally the trash containers within the enclosures are fully
covered. These factors are sufficient to mitigate the possibility of odors or trash
from escaping from the enclosures.
Given the location and design of the trash enclosures, and the treatment of a
functional pedestrian streetscape around the enclosures, we feel that the 6 foot
setback is equal to the 20 foot setback in this circumstance.
Review of the Modification Criteria — Section 2.8.2(H):
The citation for the applicable review criteria for a Modification is as follows:
"(H) Step 8 (Standards): Applicable, and the decision maker may grant a
modification of standards only if it finds that the granting of the modification would
not be detrimental to the public good, and that:
(4) The plan as submitted will not diverge from the standards of the Land
Use Code that are authorized by this Division to be modified except in a
nominal, inconsequential way when considered from the perspective of
the entire development plan, and will continue to advance the purposes of
the Land Use Code as contained in Section 1.2.2."
Staff Evaluation of Applicant's request:
Staff has evaluated the applicant's request against the criteria provided in
Section 2.8.2(H) of the Land Use Code. Specifically, Staff finds that the design
of the trash enclosure into the building mitigates the need for the entire 20 feet of
setback and results in a modification that is inconsequential from the perspective
of the entire development plan. Therefore, Staff recommends approval of this
request.
Modification #2: Section 3.5.2(C)(2): street -facing front facade
The code requires that every building containing four (4) or more dwelling units shall
have at least one (1) building entry or doorway facing any adjacent street that is
smaller than a full arterial or has on -street parking.
The applicant is proposing that the entrance of building C, not face directly on to
Columbine, but rather face north and south. The applicant has proposed that the
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4. Modifications to Applicable General Development Standards; Exceptions and
Alternative Compliance
MODIFICATIONS
(1) As specified in Section 2.8.2 Modification Review Procedures, (H)
(Standards), the Administrative Hearing Officer may grant a modification of
standards only if he/she finds that the granting of the modification would not
be detrimental to the public good.
The Applicant has proposed the following Modifications:
Modification #1: Section 3.5.1(1) — Outdoor Storage Areas/Mechanical Equipment
The applicant is proposing trash facilities at Aster Street and Columbine Street be
located a minimum of 6 feet from the Right of Way (ROW) where a minimum of 20
feet are required.
The Applicants justification is as follows:
We are requesting approval for this modification that we feel complies with the
standards per Review Criteria 2.8.2(H)(1) and (4) in the following ways:
Criteria (1): the plan as submitted will promote the general purpose of the
standard for which the modification is requested equally well or better than would
a plan which complies with the standard for which a modification is requested.
And,
Criteria(4): The plan as submitted will not diverge from the standards of the Land
Use Code that are authorized by this Division to be modified except in a nominal,
inconsequential way when considered from the perspective of the entire
development plan, and will continue to advance the purposes of the Land Use
Code as contained in Section 1.2.2.
The proposed 6 foot setback is adequate for the trash enclosures at both Aster
and Columbine Street to operate without impeding pedestrian flow at the
adjacent sidewalk. The main service doors will not encroach into the R.O.W.
when fully open.
The wall enclosures have been designed to be fully integrated into the main
architectural fagade, using a precast base course material, and a stone veneer
material for the top course. The main service doors are fully opaque painted
steel. Each door panel is framed with a wide steel band, with vertical banding
accents on the interior portion of each panel. The intent of this design is to
provide pleasing aesthetics that are appealing to pedestrians in close proximity to
the enclosures.
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artificial light on adjacent public and private property. Adverse impacts
include, but are not limited to, casting shadows on adjacent property
sufficient to preclude the functional use of solar energy technology,
creating glare such as reflecting sunlight or artificial lighting at night,
contributing to the accumulation of snow and ice during the winter on
adjacent property, and shading of windows or gardens for more than 3
months of the year. While the applicant conducted a shadow analysis that
demonstrated negligible impacts, this property is located within the CC
zoning and as such, a shadow analysis is not necessary in accordance
with Section 3.2.3(D) (1).
3. Privacy.
Buildings or structures greater than 40' in height shall be designed to avoid
infringing on the privacy of adjacent public and private property, particularly
adjacent residential areas and public parks. While there may be instances of
nominal privacy infringement, staff finds that this will be temporary as the area
redevelops and achieves the intent of the CC zone district.
4. Neighborhood Scale.
Buildings or structures greater than 40' in height shall be compatible with the
scale of the neighborhoods in which they are situated in terms of relative
height, height to mass, length to mass, and building or structure scale to
human scale. This application proposes buildings that meet the minimum
height requirements and do not exceed the maximums of the CC zone
district. Additionally, this property is located in an area that will undoubtedly
with this project provide an opportunity for additional redevelopment. This
proposed development anticipates the desired Neighborhood Scale and is not
incompatible with respect to the neighborhood context and desired
development pattern.
H. Section 3.6.4 — Transportation Level of Service Requirements
The Transportation Impact Study that was submitted as part of the Retreat at 1200
Plum Street, PDP has been reviewed by City staff. The project represents infill re-
development that will generate a significant increase in the number of trips to and
from the area. The trip generation was discussed and agreed to in a scoping
meeting between the Applicant and City staff and the project will comply with the
Transportation Level of Service Requirements.
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the northwest comer of Plum and Columbine; a Sorority to the east across Aster on
the North side of Plum; the Cambridge House Apartments to the east on the south
side of Plum and the Sunstone Condominiums and a Fraternity to the North. The
building materials include stone, stucco and the residential buildings are well
articulated. The parking structure is a combination of concrete materials with metal
trellis for "living walls", which are designed to soften the streetscape with greenery
and also serve to break up the mass of the building. However, the parking structure
lacks some of the architectural appointments of the residential buildings such has a
defined base and use of stone that would unify with the balance of the project and
help mitigate the concerns expressed by the property owner to the east. Staff
recommends the following Condition:
Applicant shall incorporate a base feature and the use of
varying material or scoring accents for the Parking
Structure.
The buildings as proposed are either 4 or 5 stories (55' — 70') in height. Of note is
that the CC district has a minimum height requirement, which creates an expectation
for vertical urban development, which this development proposes. A concern
expressed by the property owner of the rental home located at the northwest corner
of Columbine and Plum was that a four story is not compatible. However, Staff finds
that the intent of the zoning district, the requirements of the zoning district and the
vision for this area are achieved by this development application and would also
submit that the low intensity uses in this area will eventually redevelop in accordance
with the intent of the zoning.
G. Section 3.5.1(G) — Building Height Review- Special Height Review
The purpose of this section is to establish a special process to review buildings or
structures that exceed 40' in height and define and reinforce downtown and
designated activity centers.
1. Views.
A building or structure shall not substantially alter the opportunity for, and
quality of, desirable views from the public places, streets and parks within the
community. Desirable views are views by the community of the foothills,
mountains and/or significant local landmarks. Staff finds that the
requirements of the CC zone district relative to minimum height requirements,
the existing trees, required landscaping and existing development in the
immediate vicinity render this standard not applicable.
2. Light and Shadow.
Buildings or structures greater than 40' in height shall be designed so as
not to have a substantial adverse impact on the distribution of natural and
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The existing circulation network provides 3' attached walks along all streets, but only
offers bike lanes along Plum Street. The proposal includes planters, detached
walks, trees, bike lanes and auto travel lanes on all streets included in the proposal.
The addition of detached walks and bike lanes provides for a safer route for students
traveling to and from C.S.U.
C. Section 3.2.2(K) - Parking Lots — Required Number of Off -Street Spaces for
Type of Use
The property is located in the City's defined Transit -Oriented Development Overlay
Zone. Section 3.2.2(K)(1)(a)l states:
"Multi -family dwellings and mixed -use dwellings within the Transit -Oriented
Development (TOD) Overlay Zone shall have no minimum parking
requirements."
Since the Retreat at 1200 Plum Street, PDP contains only multi -family dwellings as
the proposed land use, there are no minimum on -site parking requirements
associated with the project. However, the applicant is proposing an on -site parking.
structure, with access from Plum Street, that contains 314 parking spaces (compact,
long-term, handicap). For reference only, and based on the minimum parking
requirements for the mix of 1-, 2-, 3-, and 4-bedroom dwelling units, a total of 369
parking spaces would be required if the project were not in the TOD Overlay Zone.
D. Section 3.2.3(C) — Access to Sunshine
This standard is intended to ensure, to the maximum extent feasible, the protection
to sunshine for planned solar energy systems or for solar -oriented rooftop surfaces
that can support solar collectors or collectors capable of providing for the anticipated
hot water needs of the buildings in the project between the hours of 9:00 am and
3:00 pm MST, on December 21. This development can meet the standards as
outlined in this code section.
E. Section 3.2.3(D) (1) and (2) — Shading
These standards are designed so as not to cast a shadow onto structures on
adjacent property using specific parameters and the evaluation of the impact of trees
on an individual basis. However, Section 3.2.3(D) (1) is not applicable since the
property is located within the CC zoning district and the trees that will be planted as
part of this proposed development will not have a significant adverse impact upon
the surrounding properties.
F. Section 3.5.1— Building and Project Compatibility
This standard is designed to ensure compatibility of new buildings with the
surrounding context. In this case, the context includes a 1 story rental unit located at
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B. Permitted Land Use: The land use is permitted in the CC District, subject to an
Administrative review and public hearing in front of a Hearing Officer.
C. Development Standards:
Building Orientation, set forth in Section 4.18(E)(1)(a), does not apply to this
development as the ground floor will not be used commercially.
Central Feature or Gathering Place set forth in Section 4.18(E)(1)(b) is
achieved by the two interior courtyards for Buildings A and B and niches along
the streetscape adjacent to the buildings that provide casual gathering areas that
include seating opportunities and welcoming landscaping. Of note are the
combined stormwater detention facilities that include landscaping and additional
opportunities for seating. These unique and cutting edge stormwater retention
facilities may be considered. a central feature.
Minimum Building Frontage set forth in Section 4.18(E)(2)(c), requires 40% of
each block side or 50% of the total of all block sides to consist of either building
frontage, plazas or other functional open space. The proposed buildings included
in this development front the entirety of all adjacent streets. The subject blocks
are bounded by West Plum Street to the south, Aster Street and Scott Avenue to
the east, Bluebell Street in the center, and Columbine Street to the west.
Building Height set forth in Section 4.18(E)(2)(d) requires a minimum height of
20'. The proposed buildings are to be either 4 or 5 stories in height, which
exceeds the minimum height while not exceeding the 5 stories height limit.
3. Compliance with Applicable General Development Standards:
As can be seen by the previous section, the CC zone contains numerous specific
standards. Where CC District standards of Article 4 are more specific or stringent,
they prevail over the less specific or stringent standard that may be found in the
General Development standards of Article 3. The PDP complies with the applicable
General Development standards as follows:
A. Section 3.2.1— Landscaping and Tree Protection
The PDP satisfies the applicable standards set forth in this section of the LUC.
Existing and proposed street trees are being provided, foundation plantings will be
provided in the parkway along all adjacent streets. Some existing trees on -site are
to be removed and will be replaced with the required number of mitigation trees.
B. Section 3.2.2 — Access, Circulation and Parking
The site is an infill project surrounded by existing development. Connections for
vehicles, bikes and pedestrians are existing in the area, but not along all streets.
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COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: CC; Existing multi -family dwelling units (Sunstone Condos)
S: CC; Existing multi -family dwelling units (Cambridge House, Town Square Condo)
E: CC; Existing sorority house (Tau of Gamma Phi Beta)
W: CC; Existing single family detached dwelling units
This site was annexed in three separate annexations: First South Shields
Consolidated Annexation in 1958, Second South Shields Annexation in 1959, and
Thirteenth South Shields Street Annexation in 1966.
The site contains several single-family homes that were built in the 1950s and are
currently used as student rentals.
A Neighborhood Meeting was not required yet the applicant held one on March 24,
2009. The topics from the neighborhood meeting included the design of the parking
structure; the compatibility of a four story structure adjacent to the existing single
story rental home at the NW corner of Plum and Columbine and the use of Scott
Avenue (meeting notes are attached to this report). One of the neighboring
property owners has also submitted written comments that are included as an
attachment to this report.
2. Compliance with Division 4.18 CC, Community Commercial District:
A. Purpose: The purpose of the Community Commercial District is as follows:
"The Community Commercial District provides a combination of
retail, offices, services, cultural facilities, civic uses and higher
density housing. Multi -story buildings are encouraged to provide a
mix of residential and nonresidential uses. Offices and dwellings
are encouraged to locate above ground -floor retail and services."
The land use proposed includes multi -family dwellings containing 197 dwelling
units in 4 buildings and a separate building containing 314 parking spaces. The
4 multi -family buildings contain 451 bedrooms. There is not a minimum off-street
parking requirement for this development because it is located in the Transit -
Oriented Development (TOD) Overlay Zone. Buildings A and B are proposed to
be 5 stories tall, approximately 70 feet in height. Buildings C, D and the parking
structure are proposed to be 4 stories tall, approximately 55 feet in height.
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Approval of the requested Modification of Standard to
Section 3.5.2(C)(2) permitting an Alternative Street Facing
Facade.
Approval of the Alternative Compliance, per Section
3.5.2(D), request to allow:
Front yard setbacks facing Plum Street (Buildings A,
B&D)at6feet
Front yard setbacks facing Bluebell Street (Buildings
A and B) at 11 feet
Front yard setbacks facing Columbine Street (Building
C only) at 12 feet
Approval of the Exception, per Section 3.8.16(E), to permit 4
persons in 38 units.
EXECUTIVE SUMMARY:
The Retreat at 1200 Plum Street, PDP complies with the applicable requirements of the
Land Use Code (LUC), more specifically:
* Multi -family dwellings are permitted in the CC, Community Commercial District,
subject to an administrative review.
* The Retreat at 1200 Plum Street complies with applicable General Development
Standards of Article 3, with the exception of two (2) Modification Requests, one
(1) Alternative Compliance Request, and one (1) Exception request per Sections:
• 3.5.1(1)(1) Outdoor Storage Areas/Mechanical Equipment (Trash
Enclosures) (Modification of Standard)
• 3.5.2(C)(2) Street Facing Facades (Modification of Standard)
• 3.5.2(D)(2)(a) Residential Building Setbacks, Lot Width and Size
(Alternative Compliance)
• Section 3.8.16 — Occupancy Limits; Increasing the Number of
Persons Allowed (Exception)
* The Retreat at 1200 Plum Street, PDP complies with the land use and
development standards of the Division 4.18 CC, Community Commercial District.
* The Retreat at 1200 Plum Street, PDP is proposed to be on a property that is
included in the Transit -Oriented Development (TOD) overlay zone.
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of
� Fort Collins
I r �M NO a
MEETING DATE 4— 93— 0 9
STAFF vs�
HEARING OFFICER
PROJECT: Retreat at 1200 Plum Street, Project Development Plan (PDP) -
#34-08
APPLICANT: Northern Engineering
C/O Nick Haws
200 South College Avenue, Suite 100
Fort Collins, CO 80524
OWNER: Glenwood Intermountain Properties
1425 N. University Ave.
Provo, Utah 87604
PROJECT DESCRIPTION:
This is a request for a luxury student housing project containing 197 units, located on
2.63 acres in the 700 block of West Plum Street. The site is approximately 350 feet
from the West edge of the Colorado State University campus. The property is zoned
Community Commercial District (CC) and currently contains several single-family
homes built in the 1950's that are being used as rental properties for students. The
proposal consists of four (4) multi -family housing structures and a parking structure that
contains 314 spaces. The two larger buildings contain 90 and 83 units and are
proposed to be 70 feet in height. The smaller buildings contain 16 and 8 units and are
proposed to be 55 feet in height. The parking structure is proposed to be 55' in height.
The application also proposes two modifications.
1. From Section 3.5.1(1)(1) Outdoor Storage Areas/Mechanical
Equipment (Trash Enclosures); and
2. From Section 3.5.2(C)(2) Street Facing Facades.
RECOMMENDATION: Approval of the PDP with Condition.
Approval of the requested Modification of Standard to
Section 3.5.1(1)(1) reducing the Trash Dumpster setback
from street right-of-way from 20 feet to 6 feet; and
Current Planning 281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750