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HomeMy WebLinkAboutOASIS ON OLIVE - PDP - PDP180003 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESPage 1 March 14, 2018 Oasis on Olive Statement of Planning Objectives The Oasis on Olive is a condominium, covenant controlled community consisting of seven (7) residential units. The site is situated on Olive Street between Howes Street and Canyon Avenue at 312 W. Olive. This property is being developed on the westerly half of the historic Humphries-Davis House located at 231 S. Howes by Oasis Development, a subsidiary of Amshel Corporation. Formerly the location of a couple of old yet non historic garages, the complex will utilize their footprints while maintaining the gardens for which this property has become famous. Amshel Corporation was formed in 1984 and has built numerous townhome, condominium and apartment properties along the Front Range of Colorado. Additionally, Amshel Corporation was the 1987 recipient of the cities Friends of Preservation award. The Oasis will take full advantage of the historic character of surrounding landmarks as well as the extensive landscaping existing on the properties. The most significant amenity of the Oasis is the outdoor space along with ample balcony space, designed for the individual units, to take advantage of the wonderful vistas available in this part of the downtown. The .223-acre site is located at 312 West Olive Street. The proposed multi-family structure will be three stories and will contain 8,468 of living sq. ft. There are 7 parking spaces located in a covered parking garage on the ground level, plus 1 single-car garage for a total of 8 spaces. 7 units are proposed with 11 bedrooms. Four units are 2-bedrooms and three units will have one-bedroom. Overall density is 31.4 dwelling units per acre. The site is currently vacant and is zoned D-Downtown and is also within the Transit Overlay District (TOD). Units will vary in size from an 850 square foot one bedroom to a 1370 square foot two bedroom. The units will be sold individually with a target market toward professionals living in the immediate area to CSU professors who wish to take advantage of the university experience while living in a comfortable, secure, lock & leave, controlled community. Each condominium unit will have a single, assigned, secured parking space confidently “tucked” under the second level living space. Access to the controlled garage will be from Olive Street on the south side of the complex. Exiting will be out to Canyon Avenue to the west along a one way private drive. An area within the garage will be designated for bicycle storage. Access to the garage will be controlled by individual key “fobs” that will also access the enclosed & heated stair tower as well as their personal front doors. The architect has artfully utilized many of the architectural features seen in adjacent historic properties without seeming to copy any particular style. By setting a single garage unit outside the parking structure, the leading face of the project exhibits the hip roof consistent with three of the adjacent historic buildings along with window size and spacing, frieze & soffit details, stone base and a mixture of brick or stucco wall covering materials. Window placement is sensitive to existing structures in size and groupings. Multiple balconies break up massing and the stone base anchors the property giving the sense of permanence and Page 2 endurance. The architect has excelled in fitting this design into the developers objective that the building wants to look as if its’ been there for decades. This desire can also be seen in the historic renovations owned by this same developer. The architect skillfully mixes the building materials of the adjacent buildings into a seamless blend on the new while picking up the dominant elements of the old. Stone, brick and real, old fashion cement based stucco, with all its inconsistencies, gives way to the craftsman’s art that has the irregular texture rather than the mono-chromatic, perfectly consistent coat of modern day synthetic stucco. Wrought iron fences, ½ round gutters and a mix of lintels and window sills, combined with scale and proportion, are thoughtfully repeated and the workmanship is assured by the years of construction experience of the owner/developer. This exciting project will add a dimension to the currently, under-represented quadrant of the downtown. Residents can walk to the many dining establishments and entertainment venues nearby. They may enjoy a short stroll to work in one the many towers or offices or city & county facilities, CSU campus or the Otterbox campus just a block away. Work is expected to begin in the spring of 2018 with occupancy in the summer of 2019. (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan: Oasis on Olive meets the following applicable City Plan Principles and Policies: Economic Health Principle EH 4: The City will encourage the redevelopment of strategic areas within the community as defined in the Community and Neighborhood Livability and Neighborhood Principles and Policies. Policy EH 4.2 – Reduce Barriers to Infill Development and Redevelopment The project is located within a Targeted Redevelopment Area, and will provide a compact urban redevelopment project that is in an ideal location and is within walking distance to many destinations. Community and Neighborhood Livability Principle LIV 6: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Policy LIV 6.1 – Types of Infill and Redevelopment in Residential Areas Policy LIV 6.2 – Seek Compatibility with Neighborhoods The project provides an opportunity for redevelopment of an existing underutilized site and the design of the building will be compatible with the surrounding neighborhood. Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Policy LIV 7.1 – Encourage Variety in Housing Types and Locations Page 3 Policy LIV 7.4 – Maximize Land for Residential Development Oasis on Olive provides a multi-family product, which provides a much- needed housing type in the downtown area. It is well-served by public transportation and close to shopping, schools, services, and amenities. Principle LIV 10: The city’s streetscapes will be designed with consideration to the visual character and the experience of users and adjacent properties. Together, the layout of the street network and the streets themselves will contribute to the character, form, and scale of the city. Policy LIV 10.2 – Incorporate Street Trees The project will provide an attractive streetscape with existing mature street trees and detached sidewalks. Principle LIV17: Historically and architecturally significant buildings Downtown and throughout the community will be valued and preserved. Policy LIV 17.1 –Preserve Historic Buildings Oasis on Olive will ensure that the building design respects the existing historic and architectural character of the surrounding buildings by using compatible building materials, colors, scale, mass, and design detailing. The building fits a compatible property in an otherwise eclectic neighborhood, actually enhancing the historic nature by downplaying those buildings that detract from that character. Principle LIV 21: New neighborhoods will be integral parts of the broader community structure, connected through shared facilities such as streets, schools, parks, transit stops, trails, civic facilities, and a Neighborhood Commercial Center or Community Commercial District. Policy LIV 21.2 – Design Walkable Blocks Policy LIV 21.4 – Provide Access to Transit The Oasis on Olive project is located within walking distance to transit, shopping, neighborhood services, banks, schools and parks. Principle LIV22: The design of residential neighborhoods should emphasize creativity, diversity, and individuality, be responsive to its context, and contribute to a comfortable, interesting community. Policy LIV 22.1 – Vary Housing Models and Types Policy LIV 22.5 – Create Visually Interesting Streetscapes Policy LIV 22.8 – Reduce the Visual Prominence of Garages and Driveways The Oasis on Olive project is designed to reflect the characteristics of the existing established neighborhood. The building has entrances orienting to the street, sidewalks, and private outdoor space. The garage is located under the building and visibility from the public street is minimized. Page 4 Principle LIV 32: The Downtown will serve as a focal point and primary destination and activity center for the community, with the design of buildings, streets, parking areas, and public spaces reinforcing the area’s unique and distinctive character. Policy LIV 32.1 –Mix of Uses Policy LIV 32.2 – Provide Land Uses Buffers Policy LIV 32.5– Maintain Visual Character Oasis on Olive embodies this goal by providing a multi-family residential transitional land use and housing type that is needed in the area. The visual character of the new building will provide continuity and a sense of place through the use of building materials and design features that are complimentary and sensitive to the surrounding downtown neighborhoods. Principle LIV 33: The Downtown is comprised of three sub-districts: the (1) Old City Center, (2) Civic Center, and (3) Canyon Avenue areas, which collectively establish the overall commercial core area (see Figure LIV 4). These individual sub-districts will reflect unique characters, land use mixes, and design considerations. Policy LIV 33.6 – Encourage Other Supporting Uses Multi-family housing adds diversity to the downtown area and provides a housing type that is needed. Transportation Principle T 8: Transportation that provides opportunities for residents to lead healthy and active lifestyles will be promoted. Policy T 8.1 – Support Active Transportation Policy T 8.2 – Design for Active Living Principle T10: Using transit will be a safe, affordable, easy, and convenient mobility option for all ages and abilities. Policy T 10.1 – Transit Stops Policy T 10.6 – High Frequency Transit Service Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities The location of this project is conducive to an active lifestyle. There are numerous on-street sidewalks in the downtown area. The project is within walking distance to a MAX Transit stop. (ii) Description of proposed open space, wetlands, natural habitats and features, landscaping, circulation, transition areas, and associated buffering on site and in the general vicinity of the project. There are no known natural features on the site. There are several mature trees in the tree lawn along Olive Street that will be preserved. Page 5 (iii) Statement of proposed ownership and maintenance of public and private open space areas; applicant's intentions with regard to future ownership of all or portions of the project development plan. The units will sold individually. (iv) Estimate of number of employees for business, commercial, and industrial uses. n/a (v) Description of rationale behind the assumptions and choices made by the applicant. The rationale is to provide a for-sale product that will provide a housing choice. (vi) The applicant shall submit as evidence of successful completion of the applicable criteria, the completed documents pursuant to these regulations for each proposed use. The planning Director may require, or the applicant may choose to submit, evidence that is beyond what is required in that section. Any variance from the criteria shall be described. Modifications and variances will be vetted and identified through the review process. (vii) Narrative description of how conflicts between land uses or disturbances to wetlands, natural habitats and features and or wildlife are being avoided to the maximum extent feasible or are mitigated. See (ii) above. (viii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. There was a neighborhood meeting on February 22, 2018. The City has the notes from the meeting in the project file. (ix) Name of the project as well as any previous name the project may have had during Conceptual Review. The project is called Oasis on Olive. The project was referred to as 227 & 231 S Howes St-Multi Family at Conceptual Review.