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HomeMy WebLinkAboutTHE HUB ON CAMPUS - PDP - PDP160038 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUEST (3)land 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 The Hub - Modification Request 3.2.2 Access, Circulation and Parking (K) Parking Lot - Required Number of Off-Street Spaces for type of Use (1) Residential and Institutional Parking Requirements. Residential and institutional uses shall provide a minimum number of parking spaces as defined by the standards below. (a) Attached Dwellings: For each two-family and multi-family dwelling there shall be parking spaces provided as indicated by the following table: Number of Bedrooms/Dwelling Unit Parking Spaces Per Dwelling Unit * One or less 1.5 Two 1.75 Three 2.0 Four and above 3.0 Reason for the Request The project is located on West Elizabeth Street approximately 388 feet east of the Transit Oriented Development (TOD) overlay district. The Applicant is requesting a Modification to be allowed to use the TOD parking requirement of .75 spaces per bed instead of the parking requirement utilized for multi-family projects. The standards for multifamily outside of the TOD are designed for projects located in suburban areas where reliance on owning and storing automobiles is more pronounced. Fortunately, the City recently updated the TOD parking requirements to insure that new student-oriented multi-family housing projects close to the CSU campus provided adequate parking in order to avoid impacting adjacent neighborhoods. The result of that study concluded that for projects that rented by the bedroom, .75 spaces per bedroom was the appropriate amount of parking to require. In addition, the City provides the option to incorporate demand mitigation strategies that developers may use to further reduce the amount of required parking for projects within the TOD. The Hub on Campus Modification Request – Parking 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 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. The Hub on Campus project is very similar to recently approved student-oriented multi- family projects including The District, Lokal, Stadium Apartments and others that are parked at or below the .75 per bedroom requirement. Since the City’s own in-depth analysis (prepared by Kimley Horn) showed that .75 spaces per bedroom was a reasonable goal for projects rented by the bedroom, we believe it would not be detrimental to the public good for The Hub, a student-oriented multi-family project located just outside the TOD, to use the same parking standard. There is nothing to indicate that this project would require more parking than if it were proposed 388 feet further to the east. Some neighborhoods near Colorado State University have recently opted for residential parking permits regulated by the City to ensure parking space availability on local streets. The neighborhood(s) closest to the proposed project are identified in the West Elizabeth Enhanced Travel Corridor Plan (WEETCP) as Parking Management District Focus Areas and Residential Parking Permit Programs Focus Areas. The WEETCP outlined these focus areas to “help discourage undesired park-n-ride activity.” Since these neighborhoods are already designated as areas where increased parking management will be provided, the population from this project will be more discouraged to park in these neighborhoods. Furthermore, the Transit Oriented Development Overlay District was conceptualized in effort to provide areas in Fort Collins where denser development could occur with access to multiple transportation opportunities. Elizabeth Street is designated as an Enhanced Travel Corridor and because of that many of the qualities that are seen in the TOD are encouraged on Elizabeth Street as well such as protected bike lanes, numerous public transit stops, and enhanced pedestrian improvements. The combination of this site’s close proximity to CSU and the recommendations set forth by the WEETCP set the stage for an argument that this site should have been included in the TOD upon its creation. For the above reasons, we don’t believe the approval of this Modification would be detrimental to the public good and furthermore we believe the project parked at TOD standards meets criteria 1 and 4 below. The Hub on Campus Modification Request – Parking 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 (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; At the City’s request, the Applicant investigated how much parking was provided at The District and how much was actually being utilized. The results of this analysis prepared by Kimley Horn is attached. The District houses 658 beds and provides 467 parking spaces. The results showed that the peak parking demand was 366 spaces, equal to .56 spaces per occupied bed. Kimley Horn was also contracted by the City in June of 2014 to analyze appropriate parking standards in the TOD. Prior to that analysis, no off-street parking was required if the project was located within the TOD. Useful information gleaned from that analysis includes the following: • The purpose of the TOD Overlay Zone is to encourage transit-supported, compact, walkable infill and redevelopment projects. • Transit Oriented Development includes four foundational elements: o Development around transit that is dense and compact, at least relative to its surroundings o A rich mix of land uses—housing, work, and other destinations, creating a lively place and balancing peak transit flows o A great public realm—sidewalks, plazas, bike paths, a street grid that fits, and buildings that address the street at ground level o A new deal on parking—less of it; shared wherever possible; energy efficient and designed properly. • Market driven parking requirements could allow Fort Collins to achieve its density vision as outlined in City Plan Similar projects owned and managed by CORE Spaces are parked at an average of .22 spaces/bedroom. However, their other Fort Collins project, State Fort Collins (formerly The Summit) is parked at .57 spaces/bedroom including the newly built parking structure. The Applicant believes that ratio is adequate based on project performance. The District (located at 1308 W. Plum Street) is parked at .71 spaces/bedroom and Lokal (located at 1201 W. Plum Street) is parked at .54 spaces/bedroom. According to the attached parking study, The District appears to have excess parking available. Utilizing the City’s parking requirement for multi-family located inside the TOD (.75/bedroom) the parking requirement would be 291 spaces, while outside of the TOD, The Hub would be required to provide 398 parking spaces for the same unit mix, representing a 37% increase in required parking. While the Applicant believes the actual parking demand is less than .75 per bedroom, they are committed to providing the .75 spaces per bedroom as required by the TOD standards. The Hub on Campus Modification Request – Parking 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 Similarly, the restaurant and retail portion of the project located inside the TOD the parking requirement would be 31 spaces; while outside of the TOD The Hub would be required to provide 41 parking spaces representing a 32% increase in required parking. We believe it is fair to assume that this location along West Elizabeth Street will have more customers that arrive on foot or by bicycle than a project located in less pedestrian oriented environments. Finally, it is reasonable to believe that shared parking conditions will exist at The Hub. The residents of The Hub will likely make up a portion of the expected retail traffic. Since parking is already being provided for these residents, in theory, that opens up more parking spaces for retail customers arriving from off-site. Therefore, we feel confident that this project meeting the TOD standard is equal to or better than a project that would provide excess parking not needed or utilized by the residents of the project. To further demonstrate their commitment to discouraging the use of the automobile the Applicant is proposing to incorporate a car share program on site and is also providing bike parking inside each bedroom. This is combined with 17 additional bike parking spaces located directly on the Elizabeth Street frontage. (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 Hub is located outside of the TOD overlay, however, in every other respect the project is identical to projects located within it. • The project is located on West Elizabeth Street surrounded by student housing and student-oriented businesses. • It is a mixed-use project that includes student-oriented housing. • Students living here can easily ride their bike or walk to the CSU campus. • Students living here can also easily walk or ride bikes to shopping, employment, entertainment, recreational opportunities and other services. The Hub can also be described as meeting the four foundational elements of Transit Oriented Development listed above, making it a project that is best suited for the TOD Overlay District. Even though the project sits 388 feet outside of the TOD, it demonstrates the values of Fort Collins transit oriented development. When those values are considered, the fact that the property is 388 feet outside of the TOD is 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: The Hub on Campus Modification Request – Parking 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 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. High density, mixed use buildings in the CC District 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 prominent piece of property along a major arterial road and enhanced travel corridor. (C) fostering the safe, efficient and economic use of the land, the city's transportation infrastructure, and other public facilities and services. This project exemplifies efficient and economic use of this land by creating more density in a District that is appropriate. 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. This project 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 Hub on Campus Modification Request – Parking 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 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 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. The Hub on Campus Modification Request – Parking 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 The height of this development 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. (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.