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HomeMy WebLinkAboutTHE HUB ON CAMPUS - PDP - PDP160038 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUEST (5)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 Modification Request DIVISION 4.18 Community Commercial District (CC) (D) Development Standards (2) Block Structure (d) Building Height. All buildings shall have a minimum height of twenty (20) feet, measured to the dominant roof line of a flat-roofed building, or the mean height between the eave and ridge on a sloped-roof building. In the case of a complex roof with different co-dominant portions, the measurement shall apply to the highest portion. All buildings shall be limited to five (5) stories. Reason for the Request The mixed-use building facing West Elizabeth Street is proposed to be five stories as allowed in the CC District. The restaurant/retail space is 22 feet tall measured from floor to floor. This is a typical and necessary height to attract and accommodate the type of commercial uses desired. Since parking levels and residential space require approximately one-half of that floor-to-floor height, two levels of residential use are able to occur on the less visible sides of the building. The residential use can be thought of as a mezzanine that occupies 42% of the main floor space. Because the residential units may appear as an extra story on the east and west sides of the building a Modification Request has been submitted for a small portion of the building to be six stories. City Plan Policy LIV 35.3 supports five to six stories of mixed use within the CC District. 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 mixed use building is proposed to be 75 feet tall. As explained below, if this project were to comply with the five story standard for the CC District, the building would still be 75 feet tall. The additional units provided by the mezzanine level are subject to the same parking requirements as the rest of the development and those spaces have been provided. Therefore we believe granting the Modification would not The Hub on Campus Modification Request – Six Stories in CC District November 16, 2016 Page 2 of 8 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 be detrimental to the public good and furthermore believe the proposed project satisfies criteria 1 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; The Hub on Campus mixed use building is proposed to be 75 feet tall. If this project were to comply with the five story standard for the CC District, the building would still be 75 feet tall. That is due to the ground level retail use measuring 22 feet tall from floor-to- floor. A 22-foot tall retail space is a typical requirement for many retail users and tall ceilings at ground level make retail spaces more inviting to pedestrians. This retail use fronts Elizabeth Street and has four stories of residential use above it making the building five stories on Elizabeth Street. Since a residential story is approximately 11 feet tall, the retail space enables a residential mezzanine floor to occupy the space behind the retail use. On the rear and sides of the building may appear to be six stories. If the residential mezzanine were to be eliminated the only thing that would be affected is the first floor residential units’ ceiling height would be taller. The applicant is creating an efficient and innovative use of space by adding a mezzanine level of residential use between the tall retail level. The first exhibit below is a section of the proposed building. It demonstrates how the residential mezzanine compares to the retail portion of the building. The second exhibit below shows what the building would look like from the exterior with and without the residential mezzanine level. The Hub on Campus Modification Request – Six Stories in CC District November 16, 2016 Page 3 of 8 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 Adding a mezzanine of residential units helps create density and therefore efficiency within the project. Density is specifically outlined in a number City Plan policies and is addressed in the purpose statement of CC Districts. (See applicable City Plan policies at the end of this document). City Plan outlines the purpose of Community Commercial Districts as follows. “Community Commercial Districts are higher intensity, mixed-use activity centers intended to serve as destinations for surrounding neighborhoods and the community. Community Commercial Districts offer a mix of retail, restaurants, offices, small civic uses, and higher density housing… Higher density development is encouraged in Community Commercial Districts to support their role as hubs of the City’s high frequency transit system and to promote an active, pedestrian-friendly environment.” Since this plan as submitted meets the general purpose of the CC District, has five stories front Elizabeth Street and would have the same building height with or without this modification, we believe it is equal to or better than a plan which complies with the five story standard. The Hub on Campus Modification Request – Six Stories in CC District November 16, 2016 Page 4 of 8 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 (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; (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 residential mezzanine provided on the sides and rear of The Hub is only considered a story because it does not fully meet the requirements set forth in LUC 3.8.17(A)(2)(a) “A balcony or mezzanine shall be counted as a full story when its floor area is in excess of one-third ( 1 /3) of the total area of the nearest full floor directly below it.” The mezzanine provided is 42% of the total area of the nearest full floor directly below it. Thus making it count as a full story instead of a mezzanine. The 9% difference in a mezzanine floor area between this plan and one that meets the standard equates to approximately 3,373 square feet. The total floor area of the building is 313,425 square feet. That means the difference of meeting LUC 3.8.17(A)(2)(a) comes down to 1% of the total building floor area. For that reason we believe the plan as submitted only diverges from the standard in a nominal and inconsequential way. 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. The Hub on Campus Modification Request – Six Stories in CC District November 16, 2016 Page 5 of 8 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 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. The addition of a residential mezzanine level 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 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 The Hub on Campus Modification Request – Six Stories in CC District November 16, 2016 Page 6 of 8 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 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 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’-8” feet fits in between creating a transitional height blend. Transitional height is encouraged in City Plan LIV 29.5. The Hub on Campus Modification Request – Six Stories in CC District November 16, 2016 Page 7 of 8 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 (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 29.3 – Neighborhood or Community Commercial District Integrate the design of a Medium Density Mixed-Use neighborhood with a Neighborhood Commercial District or Community Commercial District. Residents should be able to easily get to the Commercial District without the need to use an arterial street. Policy LIV 29.4 – Mix of Housing Types Include a variety of housing types suitable to a Medium Density Mixed-Use Neighborhood’s transitional, higheractivity location. Mix and distribute housing types at the neighborhood and block level, rather than creating isolated pockets of a particular housing type. Incorporate lowand medium-cost housing with higher-cost housing and non-residential uses. 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 31.7 – Housing Incorporate a variety of housing options in Commercial Districts as infill and redevelopment occur over time: · Residential units may be incorporated on upper floors of mixed-use buildings at the core of the Commercial District or in freestanding residential buildings along district edges. · Residential housing types along district edges should be compatible with the scale and massing of surrounding neighborhoods. · Incorporate residential amenities such as convenient parking, parks, plazas or other open spaces, gathering places, and recreation facilities to enhance the living experience in the district. · Concentrate high-density residential within onequarter (1/4) mile of existing and planned transit stops to provide ease of access and to promote increased ridership over time. Principle LIV 35: Community Commercial Districts will be communitywide destinations and hubs for a high-frequency transit system. They will be quality mixed-use urban activity centers that offer retail, offices, services, small civic uses, and higher density housing, in an environment that promotes walking, bicycling, transit and ridesharing. Policy LIV 35.1 –Location Community Commercial Districts are located along Enhanced Travel Corridors where they may be more readily served by existing or future transit. Policy LIV 35.2 – Mix of Uses Community Commercial Districts may include a mix of uses, as follows: • Principal uses: Retail, restaurants, offices, and other community services. • Supporting uses: Higher density housing, day care (adult and child), civic and institutional uses, pocket The Hub on Campus Modification Request – Six Stories in CC District November 16, 2016 Page 8 of 8 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 parks and other outdoor gathering spaces, and other supporting uses. Discourage drive-through facilities. Where such facilities are allowed, they should be secondary in emphasis to outdoor spaces for people, and relegated to secondary locations. Policy LIV 35.3 –Scale Encourage higher intensity infill and redevelopment in Community Commercial Districts to promote the creation of active destinations for surrounding neighborhoods and the community and to create concentrations of housing and employment sufficient to support high-frequency transit. Encourage vertical mixed-use; however, limit maximum building height to five (5) to six (6) stories. 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. Policy LIV 35.5 – High-Frequency Transit Many of the city’s Community Commercial Districts are located along Enhanced Travel Corridors and are intended to serve as primary hubs of the city’s high-frequency transit system. Locate transit stops centrally and adjacent to the commercial core of the District. Retail, restaurants, and other active uses should be visible and accessible from the transit stop. Provide for transfers to feeder buses (local bus network) in the design and location of these stops. Provide comfortable waiting areas, appropriate for year-round weather conditions, at all transit stops. Passenger loading zones should be close to the stop, but should not interfere with pedestrian access.