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HomeMy WebLinkAboutTHE HUB ON CAMPUS - PDP - PDP160038 - SUBMITTAL DOCUMENTS - ROUND 3 - MODIFICATION REQUESTland planning g landscape architecture g urban design g entitlement May 31, 2017 The Hub - Modification Request - Nonresidential Parking Land Use Code Requirements 3.2.2 Access, Circulation and Parking (K) Parking Lot - Required Number of Off-Street Spaces for type of Use (2) Nonresidential Parking Requirements: Nonresidential uses shall provide a minimum number of parking spaces, and will be limited to a maximum number of parking spaces as defined by the standards defined below. (a) The table below sets forth the number of minimum required and maximum allowed parking spaces based on the square footage of the gross leasable area and of the occupancy of specified uses. In the event that on-street or shared parking is not available on land adjacent to the use, then the maximum parking allowed may be increased by twenty (20) percent. Use Minimum Parking Spaces Maximum Parking Spaces General Retail 2/1000 sq. ft. 4/1000 sq. ft. LUC 3.2.2(K)(2)(a) provides the minimum and maximum amount of required parking based on the square footage of the use. In order to comply with this standard and its proposed general retail use, The Hub would need to provide a minimum of 36 nonresidential parking spaces as calculated below: General Retail square footage Minimum Parking Spaces 2/1000 sq.ft. Maximum Parking Spaces 4/1000 sq.ft. 18,237 sq. ft. 36 72 Request for Modification The Applicant proposes to provide 27 nonresidential parking spaces all in structured parking for 18,327 square feet of general retail space. This number is less than the 36 spaces required by the LUC section cited above but is equal to the number of spaces that would be required for an equivalent amount of general retail space in the Transit-Oriented Development (TOD) Overlay district, where 25% of the square footage would be exempt from the parking requirements pursuant to LUC 3.2.2(K)(2)(c), which reads as follows: (c) TOD Overlay Zone Exemption: If new development is proposed within the Transit-Oriented Development (TOD) Overlay zone, twenty-five (25) percent of the square footage of gross leaseable area of such new development, but not to exceed five thousand (5,000) square feet in the aggregate, shall be exempt from minimum parking requirements. The exemption shall be distributed proportionally among the uses contained in a mixed-use development. Reason for the Request Overall, The Hub is providing a total of 305 parking spaces consisting of the amount of residential and nonresidential parking required in the TOD, plus an additional 5 parking spaces to be utilized for guests. The Applicant seeks to use the TOD parking requirements for the nonresidential parking for the following reasons. The HUB is located on West Elizabeth Street approximately 388 feet east of the TOD boundary in a high density mixed use area which functions as an extension of the TOD. The Hub is also in the CC zone where high density mixed-use is encouraged and it is directly adjacent to the West Elizabeth Enhanced Travel Corridor. The nonresidential parking requirements applicable to The Hub, being just outside the boundary of the TOD, are designed for more suburban areas where reliance on automobile travel is more pronounced. Parking requirements for all nonresidential uses in the TOD are lower, however, because 25% of the gross leasable area is exempt from the minimum parking requirements, supporting the fact that higher density mixed- use areas focusing on multi-modal transportation are less automobile oriented. The location of The Hub is very similar to the TOD so use of the TOD parking requirements should provide adequate parking. Justifications In support of its request, the Applicant asserts that this modification request complies with two of the four alternate standards: (1) the plan promotes the purpose of the standard equally well or better than a plan that meets the standard, and (4) the plan as submitted will not diverge from the standards of the LUC except in a nominal, inconsequential way and will continue to advance the purposes of the LUC. (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 purpose of all of the City’s parking standards is to ensure that development is well designed with regard to safety, efficiency and convenience for vehicles, bicycles, pedestrians and transit. As already stated, the City allows nonresidential development in the TOD to exempt 25% of its square footage from the parking requirements. It is logical to conclude that nonresidential development in the TOD that meets this standard is considered to be in compliance with the standard’s purpose. The Applicant believes that the location of The Hub is so similar to the TOD that meeting the TOD parking standards for nonresidential development results in a project that promotes the purpose of the standard. Kimley Horn analyzed TOD parking needs and recommended appropriate parking ratios to the City when it was developing new TOD standards. Useful information gleaned from Kimley Horn’s analysis includes the following: • The purpose of the TOD 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. The Hub is technically located outside of the hard boundary of the TOD (i.e. 388 feet west), however, its location shares the foundational characteristics of the TOD: the area is transit-supported, walkable, dense and compact; there is a rich mix of diverse land uses; the West Elizabeth corridor is active and lively; there is an abundance of pedestrians, bicycles and bus ridership; and the corridor is redeveloping with great public places, plazas and pedestrian-oriented buildings. The project itself is in many respects identical to multi-use projects located within the TOD: • The project is located on a busy arterial street surrounded by student-oriented housing and businesses. • The project provides higher density housing with student-oriented amenities. • The project rents by the bedroom. • The project provides mixed-use for the convenience of its residents and the neighborhood. • 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. Furthermore, West Elizabeth Street is designated as an Enhanced Travel Corridor which is to share many of the qualities seen in the TOD: protected bike lanes, numerous public transit stops, and enhanced pedestrian improvements. The combination of this area’s close proximity to CSU and its direct adjacency to the Enhanced Travel Corridor also make it very similar to areas within the TOD. Utilizing the City’s parking requirement for general retail located inside the TOD, The Hub would need to provide 27 nonresidential parking spaces, while outside of the TOD, and for the exact amount of general retail space, The Hub is required to provide 36 spaces or 25% more parking. We struggle to understand what is different about The Hub’s location that would require 9 more parking spaces than if it were located just 388 feet to the east inside the boundary of the TOD, particularly since this location is likely to have a significant number of customers arriving on foot or by bicycle. It is also reasonable to assume that the residents of The Hub will make up a portion of the commercial patrons because of the convenience of having the commercial uses on- site. Since residential parking is already being provided for these patrons, there would likely be less demand for the commercial space. In summary, the Applicant is confident that if The Hub meets the TOD nonresidential parking standard by providing 27 nonresidential spaces in a parking structure, it will promote the purpose of the parking standards (safety, efficiency and convenience) equally or better than a project with 36 parking spaces. Locating all of the spaces in an onsite parking structure is safe and convenient for the patrons, and providing the amount of parking determined to be sufficient for a similarly located general retail uses eliminates the inefficiency of excess parking not likely to be utilized. (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 Applicant believes that the location of The Hub 388 feet outside the TOD boundary is inconsequential, as compared to other retail uses along the West Elizabeth corridor and in the TOD, and that it does not affect parking demand in any way that would require The Hub to provide the full amount of suburban-level parking (36 spaces) for patrons of its retail space. In addition to providing adequate nonresidential parking and parking for the residences that complies with the TOD requirements, there are an additional 5 parking spaces within the project that can be used by guests or visitors to either the apartments or the retail use. The Hub will also incorporate elements into its plan that will encourage other modes of transportation to the project and will discourage patrons from driving automobiles to the retail uses. Such elements include 24 bike parking spaces located on the West Elizabeth Street streetscape, 12 spaces in the podium parking of the mixed-use building, and 48 spaces in the parking structure. Also note that the project as submitted will continue to advance the following purposes of the LUC: 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 where it 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. Emergency access for fire and emergency services is acceptable to PFA. 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. (E) encouraging patterns of land use which decrease trip length of automobile travel and encourage trip consolidation. Providing retail opportunities on-site and in close proximity to CSU, other student-oriented housing and the Campus West shopping center encourages patrons to walk, bike and ride the bus and, if using an automobile, those patrons’ trips can be shorter and consolidated with trips to other uses close by. (F) 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. The Hub will add a substantial amount of revenue to the SOS funds. (G) minimizing the adverse environmental impacts of development. The project as a whole minimizes environmental impacts that can result from a mixed use development because of the on-site retail and its proximity to the Campus West shopping center. This allows students to walk, bike or bus to shopping resulting in a minimal need for their personal vehicles, reducing pollution, congestion and minimizing impact on public facilities. (H) improving the design, quality and character of new development. The Applicant is committed to providing a quality project with innovative and attractive design that appeals to the younger student population. This will be exemplified through the enhanced West Elizabeth Street streetscape, pedestrian plazas, and retail opportunities provided at The Hub. (I) 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 West 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. (J) encouraging the development of vacant properties within established areas. While this site is not currently vacant, infill redevelopment can promote the continued improvement and upgrading o f t h e adjacent established areas. (K) ensuring that development proposals are sensitive to the character of existing neighborhoods. The Hub fits in with the surrounding high density mixed-use neighborhood and will utilize a design that is sensitive to and complements the character of neighboring uses. (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 housing and retail 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. Finally, approval of this modification will not be detrimental to the public good. The Hub provides the amount of nonresidential parking that has been determined by the City to be sufficient for projects located in higher density, mixed use areas like the TOD, plus an additional five parking spaces that can be used by guests or visitors to either the apartments or the retail use. In addition, the neighborhoods surrounding The Hub are identified in the West Elizabeth Enhanced Travel Corridor Plan (WEETCP) as Parking Management District Focus Areas and Residential Parking Permit Programs Focus Areas in order to “help discourage undesired park-n-ride activity.” These measures are anticipated to be effective in addressing the possibility of overflow parking however unlikely. The Applicant also believes that providing additional retail opportunities in close proximity to the Campus West shopping center will encourage more residents to shop, dine and recreate close to their homes, reducing vehicle trips, pollution and congestion, which is a definite benefit to the community.