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HomeMy WebLinkAboutTHE HUB ON CAMPUS - PDP - PDP160038 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTland planning g landscape architecture g urban design g entitlement Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com November 16, 2016 Modification Request DIVISION 3.2 Site Planning and Design Standards (2) Access, Circulation and Parking (L) Parking Stall Dimensions (1) Standard Spaces Parking spaces for standard vehicles shall conform with the standard car dimensions shown on Table A. Table A Standard Vehicle Dimensions in feet A B C D E F G 90º 9 19 19 9 24 20 Reason for the Request A portion of the site for The Hub on Campus is currently being proposed for a three story parking garage to serve the mixed-use portion of the project. The parking structure for The Hub on Campus is located on a portion of the project site that is encumbered with unusual circumstances. It is constrained by the following: • While the mixed-use project faces West Elizabeth Street, the access to the parking structure on this site is from a private drive located to the west. The site is long and narrow with very little street frontage which makes it difficult to utilize the property for commercial purposes and the property is too narrow to efficiently accommodate residential units. • The narrow portion of the site (75 feet x 331 feet) is located to the interior of the block, between a multi-family building and a commercial parking lot with limited access. • Multiple existing public utilities occupy this portion of the site. These utilities are required to be relocated for any redevelopment to occur and have minimum separation distances from the foundation of the parking structure. • After relocating public utilities to the north and south sides of this portion of the site, there only remains enough width for one bay of parking. The Hub on Campus Modification Request – Parking Drive Aisle Width November 16, 2016 Page 2 of 7 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com These constraints create a design problem to develop a single bay of parking due to the lack of width of the site. To solve this design problem the applicant is proposing a twenty-two (22) foot wide drive aisle in the parking structure instead of the standard twenty-four (24) foot wide drive aisle. Justifications The Land Use Code states that 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 the decision-maker must also find that the Modification meets one of the following four criteria described in the LUC. Granting this modification creates the opportunity for parking and therefore development on this site. The Hub on Campus will benefit the economic viability of the proposed Uptown Plaza and other commercial uses along West Elizabeth Street by providing student rental apartments in the immediate vicinity. This project and the proposed parking structure utilize the constrained property efficiently, are contextually compatible with existing and proposed building heights in the area. Therefore, we believe granting the Modification would not be detrimental to the public good and furthermore believe the proposed project satisfies criteria 1, 3 and 4 below. (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; There is another parking design that is possible for this narrow portion of this site; however it involves creating nearly half of the parking structure’s parking spaces to compact stalls. This would make 33% of all residential spaces compact and 40% is allowed by any residential project. Compact stalls are only required to be 15 feet deep compared to the long term parking stalls provided that are 18 feet deep. This conversion could save three feet in width and allow the drive aisle to be the standard 24 feet wide. However, it is the belief of the applicant that this many compact spaces would not serve the student population appropriately. While compact spaces can help to create more parking in tight spaces and are a more efficient design, they come with their unique set of challenges and issues as well. Many people disregard the compact parking signage and park large trucks in Furthermore, a typical drive lane width on major roadways is 11 feet. If that is doubled for two-way traffic, 22 feet is a reasonably standard dimension. Given that the parking garage is predominately used for long-term parking, there will be less frequent movements in and out of the garage. Also, a slightly smaller drive aaisle will reduce speeds through the garage which helps increase pedestrian safety. The Hub on Campus Modification Request – Parking Drive Aisle Width November 16, 2016 Page 3 of 7 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com For these reasons we believe a 22 foot wide drive aaisle promotes the general purpose of the standard equally well or better than a plan that complies with the code by providing more compact parking. (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant; The site proposed for the parking structure is very long and narrow (75 feet x 331 feet) posing a challenging design problem and creating hardship for the developer. It is also located to the interior of the block, between a multi-family building and a commercial parking lot limiting access and visibility. With very little street frontage, it is difficult to utilize the property for commercial purposes. Similarly, the property is too narrow to accommodate an access drive and residential units efficiently. Therefore, we believe the most effective use of the property, given the dimensions and the interior block location, is to utilize it to build a parking structure to serve the mixed-use project. The dimensions of the site are not sufficient for a single bay of standard or long term parking when adequate setback, landscaping and public utilities are included. (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 portion of the site that the proposed parking structure fits on is 75 feet wide. The proposed parking structure is 65 feet wide to accommodate one double loaded drive aisle of parking. This structure utilizes 18 foot deep long term stalls and a 22 foot wide drive aisle. To allow the parking this narrow portion of the site, the parking structure was reduced by two feet in width in the drive aisle. That is only a 3% reduction in width of the structure and 2.6% in comparison to the width of the property. Therefore we believe that The Hub on Campus Modification Request – Parking Drive Aisle Width November 16, 2016 Page 4 of 7 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com the difference of a 22 foot wide drive aisle and a 24 foot wide drive aisle is nominal and inconsequential. And upon reviewing the purposes of the Land Use Code in Section 1.2.2., we believe the project as a whole is strongly supported by the majority of the purpose statements listed below: Land Use Code Section 1.2.2 – Purpose The purpose of this Code is to improve and protect the public health, safety and welfare by: (A) ensuring that all growth and development which occurs is consistent with this Code, City Plan and its adopted components, including, but not limited to, the Structure Plan, Principles and Policies and associated sub-area plans. Parking structures are specifically outlined in City Plan in the policies listed below. (B) encouraging innovations in land development and renewal. This infill development is renewing a vacant parking lot using innovative design to fit the site constraints. (C) fostering the safe, efficient and economic use of the land, the city's transportation infrastructure, and other public facilities and services. Parking structures are inherently efficient uses of land because they reduce urban sprawl and promote density in development. City Plan says “density fosters efficient land use, increases efficiency of public utilities, streets, facilities, and services and accommodates multiple modes of travel.” (D) facilitating and ensuring the provision of adequate public facilities and services such as transportation (streets, bicycle routes, sidewalks and mass transit), water, wastewater, storm drainage, fire and emergency services, police, electricity, open space, recreation, and public parks. The Hub on Campus provides access to bicycle, pedestrian, mass transit and vehicular connections and will be enhanced by the newly adopted West Elizabeth Enhanced Travel Corridor Plan. All utilities and storm drainage meet local codes and are consistent with the needs of the development. Perimeter access for fire and emergency services is provided via a 20 foot wide loop around the main building. The project also provides over 22,000 square feet of open plazas and courtyard space, fitness center, clubhouse and rooftop amenity area. (E) avoiding the inappropriate development of lands and providing for adequate drainage and reduction of flood damage. The Hub on Campus Modification Request – Parking Drive Aisle Width November 16, 2016 Page 5 of 7 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com This project meets is providing water quality treatment on site and is meeting all local drainage codes. (F) encouraging patterns of land use which decrease trip length of automobile travel and encourage trip consolidation. Apart from CSU’s main campus being one block to the east, the Hub is located in the Campus West shopping center which provides a myriad of employment, shopping entertainment and recreation opportunities suited for the student population. (G) increasing public access to mass transit, sidewalks, trails, bicycle routes and other alternative modes of transportation. The City recently approved the West Elizabeth Enhanced Travel Corridor Plan, an ambitious plan for West Elizabeth Street improvements. These improvements are directed at enhancing the corridor for pedestrians, bicycles, public transportation and private vehicles. The City’s Street Oversizing (SOS) funds are utilized to help pay for such improvements. SOS funds are paid by developers based on commercial square footages and dwelling unit counts. A project this size will add a substantial amount of revenue to the SOS funds. (H) reducing energy consumption and demand. Data obtained from Conservice, a nationwide utility billing service that analyzes information from many properties and thousands of units, indicates that electricity usage is an average of 21.25% more efficient when comparing a 4-bedroom unit to two 2-bedroom units. By providing four bedroom units The Hub reduces energy consumption and demand compared to a project that solely consists of one and two bedroom units. (I) minimizing the adverse environmental impacts of development. The project as a whole minimizes environmental impacts that can come from a student oriented housing project because it is located one block away from the university it serves. This allows for students to walk, bike or bus to school and have minimal need for their personal vehicles, reducing pollution, congestion and minimizing impact on public facilities. The Hub also provides on-site water quality treatment facilities. (J) improving the design, quality and character of new development. Core Spaces, the developer on this project, is a national developer who specializes in student housing. They are committed to providing a quality product with innovative and attractive design that appeals to the younger student population. This is exemplified through the enhanced Elizabeth The Hub on Campus Modification Request – Parking Drive Aisle Width November 16, 2016 Page 6 of 7 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com streetscape, pedestrian plazas, rooftop amenities, fitness center, clubhouse and courtyards provided at The Hub. (K) fostering a more rational pattern of relationship among residential, business and industrial uses for the mutual benefit of all. The site is within the Campus West commercial shopping area that includes many retail and personal service shops as well as a variety of restaurants and entertainment venues that are geared towards the student population. Providing residential units on Elizabeth Street will continue to increase the economic viability for commercial and retail uses in the area by providing more foot traffic and potential customers. (L) encouraging the development of vacant properties within established areas. While this site is not currently vacant, nor are many properties near this project, infill development does promote the redevelopment of adjacent properties and help an already established area continue to grow. (M) ensuring that development proposals are sensitive to the character of existing neighborhoods. In this case the parking structure is located to the interior of the block to lessen it’s visibility as promoted in City Plan Policy LIV 30.4 and LIV 30.5. The height fits in contextually with the surrounding environment. The mixed-use building located in front of the east end of the parking structure is 75 feet tall and the multi-family building that exists behind the site is 40 feet tall. The parking structure at 36 feet fits in between creating a transitional height blend. Transitional height is encouraged in City Plan LIV 29.5. The parking structure is also thoroughly screened by trees on the south side where it is adjacent to a neighboring multifamily residence. (N) ensuring that development proposals are sensitive to natural areas and features. This is not applicable since there are no designated natural areas or features near this project. (O) encouraging a wide variety of housing opportunities at various densities that are well-served by public transportation for people of all ages and abilities. The Hub adds a large number of housing opportunities for students to the greater context of the Campus West area. It is part of the WEETCP and encourages multimodal transportation for its residents and customers. City Plan Policies that support this Modification Request include: Policy LIV 5.1 – Encourage Targeted Redevelopment and Infill The Hub on Campus Modification Request – Parking Drive Aisle Width November 16, 2016 Page 7 of 7 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com Encourage redevelopment and infill in Activity Centers and Targeted Infill and Redevelopment Areas identified on the Targeted Infill and Redevelopment Areas Map The purpose of these areas is to: • Promote the revitalization of existing, underutilized commercial and industrial areas. • Concentrate higher density housing and mixed-use development in locations that are currently or will be served by high frequency transit in the future and that can support higher levels of activity. • Channel development where it will be beneficial and can best improve access to jobs, housing, and services with fewer and shorter auto trips. • Promote reinvestment in areas where infrastructure already exists. • Increase economic activity in the area to benefit existing residents and businesses and, where necessary, provide the stimulus to redevelop. Policy LIV 29.5 – Transitions Encourage non-residential uses and larger buildings of attached and multiple-family housing near the commercial core, with a transition to smaller buildings, such as duplex and detached houses, closer to surrounding lower density neighborhoods Policy LIV 30.4 – Reduce Visual Impacts of Parking Reduce the visual impacts of parking lots from primary pedestrian streets, plazas, and public spaces and promote a more pedestrian-friendly environment by: • Locating lots behind buildings, in side yards, or in the interior of blocks. • Softening and screening their visual impacts with a perimeter landscape buffer. • Breaking large lots into smaller blocks of parking separated by landscaped islands. • Allowing appropriate small businesses (e.g., carts, kiosks) to foster human activity. All parking must provide for visibility, personal safety, and security. Policy LIV 30.5 – Parking Structures Do not allow parking structures to dominate the street frontage. Other parking structure considerations include the following: a. Minimize interruptions in pedestrian interest and activity for parking structures fronting primary pedestrian streets with retail or other uses with a high level of walk-in clientele along the ground-level frontage. b. On other streets where a parking structure’s ground level will be occupied by cars, require a landscaped setback to soften the visual impact on the street and sidewalk. c. Use architectural elements to establish human scale at the street level along the frontage of primary pedestrian streets, plazas, and public spaces where practical. d. Incorporate architectural design that is compatible with adjacent buildings. e. Locate auto entrances so as to minimize pedestrian and traffic conflicts. f. Provide a safe and secure environment for both pedestrians and vehicular traffic. Policy LIV 30.6 – Reduce Land Devoted to Surface Parking Lots To support transit use and a more pedestrian-friendly environment, reduce land devoted to surface parking lots as infill and redevelopment occur. Adhere to maximum parking ratios for commercial uses and reduce or eliminate minimum parking requirements for transit-supportive uses. Encourage alternatives such as structured parking, angled or parallel on-street parking, shared parking, and others as appropriate. Policy LIV 35.4 – Transform through Infill and Redevelopment Support the transformation of existing, underutilized Community Commercial Districts through infill and redevelopment over time to more intense centers of activity that include a mixture of land uses and activities, an enhanced appearance, and access to all transportation modes.