HomeMy WebLinkAboutCHOICE CENTER MIXED-USE REDEVELOPMENT - PDP - PDP110006 (15-08) - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESChoice Center Mixed -Use Redevelopment PDP
July 1, 2008
FEATURES AND OR WILDLIFE ARE BEING AVOIDED TO THE MAXIMUM
EXTENT FEASIBLE OR ARE MITIGATED:
The applicant is aware of two natural areas near the project. The first lies to the west of
the railroad right-of-way and is separated by the raised railroad track. The second is
Spring Creek, which runs through Spring Creek Park. The park is adjacent and south of
the site.
Capstone has no intention of disturbing the natural area lying west of the railroad tracks.
The tracks act as a significant barrier which will preclude any disturbance of the area.
Concurrently with this application, Capstone is processing a plan to modify storm water
drainage. Appropriate city staff should be aware of these plans. The plans may require
some disturbance of a limited area of Spring Creek and Spring Creek Park. The
developer is working with the City to minimize the impact of this project and, if
necessary, to mitigate any disturbance.
WRITTEN NARRATIVE ADDRESSING EACH CONCERN/ISSUE RAISED AT
THE NEIGHBORHOOD MEETING(S), IF A MEETING HAS BEEN HELD:
A neighborhood meeting was not required for this project.
NAME OF THE PROJECT AS WELL AS ANY PREVIOUS NAME THE
PROJECT MAY HAVE HAD DURING THE CONCEPTUAL REVIEW:
Project Name: Choice Center Mixed -Use Redevelopment
Other Names Used: Choice Center
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Fort Collins as a market that they would like to serve. They put the property under
contract because of its close proximity to CSU.
Capstone is committed to building and owning quality projects. They believe in good
land planning in order to optimize the land use. The property currently includes sub -par
retail space and open ground. Capstone desires to convert the open ground to student
housing and update the retail space to not only make it more attractive, but also to derive
increased rents.
The proposed site plan is a result of a lot of time spent in the planning process.
Representatives of the developer have met with CSU and City Staff on many occasions.
Caps#one is making every attempt to design a project which will be a show piece for the
city and hopes that it will act as a catalyst to trigger further redevelopment in the area.
The project is designed to provide College Avenue frontage for the commercial space.
The residential space is removed from the bustle of College by situating it farther to the
west. Given the nature of the property, the parking associated with the student housing
should be screened to a large extent by the buildings. Pedestrian, bike and auto
circulation have been designed with an eye towards safety. Because Capstone plans to
own the property, livability and sustainability are important. The proposed design
incorporates all of the factors which the developer believes are important for the long-
term viability of the project.
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:
The applicant anticipates the following variance requests:
1) A variance request to the standard for bicycle level of service. Please see
page 23 of the Traffic h4pact Study dated April 2008.
2) A variance request to the."Three•Unrelated Ordinance" is included in this
document.
NARRATIVE DESCRIPTION OF HOW CONFLICTS BETWEEN LAND USES
OR DISTURBANCES TO WETLANDS, NATURAL HABITATS AND
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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:
Choice Center Mixed -Use Redevelopment is an urban in -fill project. The developer
envisions a vital urban setting for the street that fronts the east side of the Phase 1
building. To the west of the Phase 1 building is a drainage swale. It is anticipated that
this area will not have flowing water on an on -going basis. Rather, the broad flat area
will provide an open feel which can be landscaped to provide a buffer to the railroad
right-of-way.
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 open space. 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:
When completed, the project will have 58,252 square feet of commercial space. As can
be seen on the site plan, the space is configured to be in -line retail space in three
buildings. As such, the developer anticipates small retail and office users, restaurants 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 78 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 �,to 10 people will be working at any one time.
DESCRIPTION OF THE RATIONALE BEHIND THE ASSUMPTIONS AND
CHOICES MADE BY THE APPLICANT:
The applicant, Capstone Development Corporation, constructs and owns student housing
throughout the country. Please take a look at its web site at
www.canstonecompanies.com. Capstone has identified Colorado State University and
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V Principle ECON-1: The City will pursue a balanced and sustainable economic
Vdevelopment program.
The project seeks to revitalize an area which currently contains subpar retail space. The
mixed -use nature of the project will enhance the businesses in the area by providing
additional customers. The project's design and location will hopefully draw CSU
students who may not be residents.
Principle ECON-2: Economic Sustainability: The City will strive to develop an
economy which will be self-sustaining within the limits of its GAM (including possible
modificationsfor CSU Foothills Campus, Wildflower and Fossil Creek Areas).
As a redevelopment project, Choice Center Mixed -Use Redevelopment hopes to not only
revitalize a subpar retail area, but also act as a catalyst to other redevelopment in the area.
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.
p ,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 ENV-8: The City will minimize potentially hazardous conditions associated
with flooding, recognize and manage for the preservation offloodplain values, adhere to
all City mandated codes, policies, and goals, and comply with all State and Federally
mandated laws and regulations related to the management of activities in flood prone
areas.
The developers are working closely with City staff in the CLOMR/LOMR process for
FEMA. ,
'Principle GM-8: The City will promote compatible infill and redevelopment in areas
within the Growth Management Arert'boundary.
The project is an infill redevelopment within the Mason Street Corridor as depicted on
Figure GM-8 of the City of Fort Collins City Plan.
JIM SELL DESIGN
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The project is located near the Spring Creek Trail and services. 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. The site
design attempts to integrate street crossings which will be safe, attractive and easy to
navigate.
Principle T-7: The City will encourage the development of attractive and easy to
navigate pedestrian facilities to create an interesting pedestrian network.
The proposed development hopes to create an attractive and easy to navigate pedestrian
environment. When completed, the new street located to the east of the Phase 1 building
is hoped to have a vibrant urban feel which will cater to residents and other customers.
The narrow road and limited parking should allow for easy pedestrian movement.
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 be urban in nature. The hope is that since CSU and services
are located so close to the development, the primary modes of transportation will be foot
and bikes.
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,plaiped for the development. It is also anticipated that some residents will
utilize off -site parking.
Principle CAD-3: Commercial dei elopments 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 commercial buildings will be mixed -use with residential over retail/office.
JIM SELL GESIGN
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The redevelopment is an infill project. The collaborative efforts of the City and the
developer will produce a project which is fully integrated to the existing facilities as well
as the proposed Mason Street Corridor. Both the developer's project as well as the
Mason Street Corridor will be enhanced by the efforts being put forth.
Mcinle T-1: The physical organization of the city will be supported by a
Vframework 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. The location is proximal to CSU and is
close enough that using automobiles is impractical. The developer anticipates that
residents will walk, bike or utilize mass transit. The site has been designed around these
modes of transportation.
VP�rmciple T-2: Mass transit will be an integral part of the City's overall
transportation system.
The development will have access to existing bus service along College Avenue and
Prospect Road. The project is adjacent to the Mason Street Corridor.
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.
VAPrincinle T-4: Bicycling will serve as a practical alternative to automobile use for
all trip purposes.
The project is located adjacent to the Spring Creek Trail and the Mason Street Corridor,
as well as near many services. As sµch, it is anticipated that bike travel will be the main
mode of transportation for the project's residents. Adequate bike parking facilities will
be 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.
Direct pedestrian connections will be provided from places of residence to transit,
schools, activity centers, work and public facilities.
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PHASE 2:
The project's second phase will include the rehab and expansion of the existing retail
space on Lots 3 and 4. The current buildings have a 60-foot depth. The developer plans
to mcrease the depth o80 feet by adding 20 feet to the east side`of the building. Other
Phase 2 improvements will include:
1. Rehab and expansion of retail building on Lot 3
2. Construction of parking lot on Lot 3.
3; All landscaping on Lot 3
4. Rehab and expansion of retail building on Lot 4.
5. Construction of parking lot on Lot 4.
6. All landscaping on Lot 4.
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
pedestrian/bike trails, existing bus service and related services. The western boundary of
the development is adjacent to the proposed Mason Street Corridor which will provide
additional mass transit.
JPrinciple.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 should enhance the adjacent_rommercial uses and hopefully will be the catalyst to
begin a redevelopment of the entire area.
RPrinciple 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.
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Choice Center Mixeu-Use Redevelopment PDP
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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 dev p ent and to protect the adjacent neighborhood.
PER SECTION 3.8.16(E) OF THE LAND USE CODE, THE APPLICANT HEREBY
REQUESTS THAT THE NUMBER OF UNRELATED PERSONS WHO MAY
RESIDE 17V INDIVIUAL DWELLING UNITS BE INCREASED TO ONE
I"ITI DUAL PER BEDROOMFOR EACH UNIT.
Phase 1 improvements will include:
1. Construction the residential building on Lot 1
2. Construction of the parking lots lying north and south of the
building on Lot 1
3. All landscaping on Lot 1
4. Demolition of the existing building at the northwest corner of
College and Stuart
5. Construction of the new mixed -use building on Lot 2
6. Construction of the parking lot lying south of the building on Lot 2
7. All landscaping on Lot 2
8. Construction of the Stuart Street improvements
9. Construction of the new road between Lot 1 and Lots 2 & 3
"I
10. Construction of the pedestriaiAike path connection to the Spring
Creek Trail
11. Construction of all College Avenue improvements adjacent to Lots
2,3and 4.
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Choice Center Mixt,.: Use Redevelopment PDP
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9 — 2 bedroom / 2 bath units
17 — 3 bedroom / 3 bath units
27 — 4 bedroom / 4 bath units
The owner is aware of the occupancy limits specified by Section 3.8.16 of the Land Use
Code, and further understands that this project does not meet the letter of the code.
However, the primary reason that the code was adopted by Council is to limit the number
of unrelated people, primarily students, living in single family homes in neighborhoods.
The Choice Center Mixed -Use Redevelopment project anticipates that unrelated students
will occupy bedrooms within each unit. Because the owner is planning to construct 3
and 4 bedroom units, they need approval for increased occupancy. Given that the project
is being designed to provide student housing, completion of the units should, in fact, help
alleviate the problem which prompted Council to adopt the code in the first place.
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:
(E) Increasing the Occupancy Limit.
(1) With respect to single-family and two-family dwellings, the number of
persons allowpd 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,
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Choice Center Mix. _ -Use Redevelopment PDP
July 1, 2008
CHOICE CENTER MIXED -USE REDEVELOPMENT PDP
STATEMENT OF PLANNING OBJECTIVES
PROJECT OVERVIEW:
The Choice Center Mixed -Use Redevelopment is generally located south of Prospect
Road and west of College Avenue (see Exhibit 1). The project encompasses 10.49 acres
and is a mixed -use development. When complete, the development anticipates a total of
270,434 Auare feet of residential space and 58,252 square feet of retail space.
Residential space is targeting undergraduate and graduate CSU students and will have
670 beds in 219 units. Individual units will be a mix of 1, 2, 3 and 4 bedrooms. The
Choice Center Mixed -Use Redevelopment project anticipates construction of new
residential and retail buildings, and rehab of existing retail buildings i%pvo pbmw of
construction.
Concurrent with the city approval process for this project, the developer is seeking
CLOMR/LOMR approval from FEMA to mitigate the current FEMA Floodplain issues
covering the property. The developer and its consultants are working closely with city
staff and the city's consultant to allow for mitigation construction prior to site work
associated with the development. The goal is to submit a CLOMR plan to FEMA on or
about July I".
PHASE l:
Phase 1 will include the construction of new buildings on Lots 1 and 2. The building on
will be four stories with a total of 200,120 �F (see Exhibit 2). This building will
contain 166 units with the following configuration:
187- 1.bgdroom / 1 bath units
4S — i bedroom / 2 bath units
31— 3 bedroom / 3 bath unit
71 — 4 bedroom / 4 bath units,
3 — 4 bedroom / 3 bath units..
The building on Lot 2 will also be four stories, but will have a total of 70,314 SF. This
building will contain 53 units with the following configuration:
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