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HomeMy WebLinkAboutCHOICE CENTER FILING 3 (FORMERLY 1721 S. COLLEGE TOWNHOMES) - PDP - PDP160042 - SUBMITTAL DOCUMENTS - ROUND 3 - LUC REQUIREMENTSFebruary 8, 2017 Choice Center Filing 3 Request for Increased Occupancy Limit Core Spaces is proposing a new residential development on South College Ave on an infill site presently covered by surface parking. The 15,447 sf (+/-) [0.35 acres] parcel is currently undeveloped and is partially surfaced with asphalt, concrete paving and gravel. The proposed infill development places ten (10) apartment units on this parcel, which will be expanded to 17,332 sf (+/-) [0.40 acres]. Two blocks of five (5) residences are separated by an internal drive, which connects to the retail parking to the north and to South College Ave. to the south. Each building is two stories tall with rooftop terraces and contains an enclosed garage. The State on Campus - Phase 2 development is located directly adjacent to the State on Campus student housing facilities which are also owned and operated by the Applicant. State on Campus features many amenities (exterior landscaped courtyards, fitness facilities, study rooms, covered parking structure, etc.) which will all be made available to residents of State on Campus – Phase 2. In the City of Fort Collins, the maximum occupancy allowed per multi-family dwelling unit is three unrelated persons, unless the decision maker increases the number of individuals allowed to reside together. In order to provide 5-bedroom units intended to be occupied by five (5) unrelated persons, the City’s Land Use Code requires the Applicant to provide a written request as follows: 3.8.16 Occupancy Limits; Increasing the Number of Persons Allowed (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 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 the applicant has provided sufficient additional amenities, either public or private, to sustain the activities associated with multi-family residential development, to adequately serve the occupants of the development and to protect the adjacent neighborhood. Such amenities may include, without limitation, passive open space, buffer yards, on-site management, recreational areas, plazas, courtyards, outdoor cafes, limited mixed-use restaurants, parking areas, sidewalks, bikeways, bus shelters, shuttle services or other facilities and services. Justification From its prior experience building student housing communities across the county, the Applicant has found that 5-bedroom units are a popular lifestyle alternative for many students. It allows the students residing in these units to share an apartment in a well- managed environment. It is more secure than most single-family home rentals and, because higher occupancy units typically rent for less per bedroom, they offer a more affordable alternative to students on a budget. State on Campus – Phase 2 Project Development Plan Submission December 7, 2016/Page 2 In order to increase the number of unrelated persons who may reside in individual dwelling units, the Applicant must provide sufficient additional amenities to sustain the activities associated with the project, adequately serve the occupants, and protect the adjacent neighborhood. Justification for increasing the occupancy of certain residential units includes the following: Open Space and Amenities: Security - Replacing existing surface parking lots with new residential developments creates more pedestrian activity along the College Avenue and removes dark, inactive ‘dead zones’ that reduce the perceived safety of an area. New, vibrant residences attracts new residents and creates more ‘eyes on the street’ that strengthens the surrounding community. - The adjacent State on Campus student housing development operated by the Applicant features 24-hour, on-site management services which will extend to the Phase 2 development. This allows residents to have noise, maintenance, or safety concerns addressed at any time of day. Safe Pedestrian Spaces - The streetscape along South College Avenue will add to the pedestrian experience by providing street trees, built-up planters, grass parkway, lighted bollards, and convenient bike parking. Recreation & Contextual Amenities - Located immediately south east of Colorado State University’s campus, residents can easily access CSU’s numerous recreation facilities. The phase 2 development is adjacent to numerous restaurants and retail stores along South College Avenue as well as Spring Park to the south east of the project site. - Recreational facilities will also be made available to residents at the adjacent State on Campus student housing development. These include the use of exterior landscape courtyards, pool, hot tub, fire pit seating areas, climbing boulders, and volleyball courts. Interior study lounges, media lounge, fitness rooms, and game rooms will also be made available to Phase 2 residents. Transportation - The project is located within the Transit-Oriented Development (TOD) Overlay Zone and walking distance from the MAX Rapid Transit’s Prospect Station. Parking for each residence is located within internal enclosed garages. Bicycle parking is also located within each residence as well as an exterior bike rack within the project boundary. Services - The proposed site is adequately served with standard public infrastructure including water, wastewater, police and fire facilities. The existing street network has adequate capacity to absorb the additional traffic within the level of service standards. Architectural Design State on Campus – Phase 2 Project Development Plan Submission December 7, 2016/Page 3 - High occupancy residences have positive effects related to architectural design and sustainability. Five bedroom dwelling units are more efficient in the utilization of space, allowing more flexibility for residents. Sustainability - Locating higher-density housing for students where they can access the campus, shopping and recreational opportunities without using an automobile is a key component of being an environmentally responsible community. The proposed development will house 29 students in a location where having a vehicle is not necessary to have access to necessary amenities. This is highly desirable from an environmental perspective and makes attending college more affordable to students on a budget. Units with increased occupancy are an essential component of the proposed development that allows higher density to work in this location. Higher density housing protects the adjacent neighborhood by providing appropriate housing for students in one location, discouraging them from living in single family neighborhoods. - Units with increased occupancy are also more efficient in terms of material usage and are also more energy efficient. Data obtained from Conservice, a nationwide utility billing service that analyzes information from many properties and thousands of units, indicates that electricity usage in an average of 21.25% more efficient when comparing a 5-bedroom unit to two 2-bedroom units. In other words, the same five people use less electricity when housed in a 4-bedroom unit vs. being split up into two 2-bedroom units. Likewise, natural gas is estimated to be 55.12% more efficient. Additionally, less construction materials translates into less environmental impact from a construction standpoint. In summary, the Applicant requests the Hearing Officer to approve occupancy by five (5) unrelated individuals within the State on Campus – Phase 2 apartment units. We believe the 5-bedroom units will serve the students by providing an attractive, secure and affordable lifestyle alternative with sufficient amenities to sustain the activities of the student population without impacting adjacent neighbors. Adequate parking for both cars and bicycles is conveniently provided within each residence and a wide variety of shopping, dining, recreation and entertainment opportunities are located within walking distance to satisfy the student living and recreational needs.