HomeMy WebLinkAboutOASIS ON OLIVE - PDP - PDP180003 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSU
PROJECT NAME
OASIS ON OLIVE PDP #180003
STAFF
Pete Wray, Senior City Planner
47
PROJECT INFORMATION
PROJECT DESCRIPTION:
This is a request for development of a 3 story multi -family, condominium building and
ground level parking on approximately .223 acres of existing vacant land, located at
310 W. Olive Street. The 7-market rate residential units will be a mix of 3 1-bedroom
units, and 4 2-bedroom units. The building includes 8,468 of living space, and 8
parking spaces provided at the ground level in an enclosed parking garage. Access to
this site will be from W. Olive Street by means of a one-way private entry drive into the
garage, and one-way exit to Canyon Avenue from a private drive. The site is located in
the Downtown (D) zone district, subject to a Type II Planning and Zoning Board
Review.
APPLICANT:
Steve Slezak
Oasis Development
231 S. Howes Street
Fort Collins, CO 80521
OWNER:
The Old Howes LLC
561 York Street
Denver, CO 80209
RECOMMENDATION: Staff recommends that the Planning and Zoning Board make a motion to
approve the Oasis on Olive P.D.P. #180003.
EXECUTIVE SUMMARY
The Oasis on Olive Project Development Plan (P.D.P.) complies with the applicable requirements of the City of
Fort Collins Land Use Code (LUC), more specifically:
• The P.D.P. complies with the related Downtown Plan.
• The P.D.P. complies with process located in Division 2.2 - Common Development Review Procedures
for Development Applications of Article 2 - Administration.
• The P.D.P. complies with relevant standards located in Division 4.16, Downtown (D) zone district.
0 The P.D.P. complies with the relevant standards located in Article 3 - General Development Standards.
COMMENTS:
1. Background:
LaporteAve
MINES
Is
Millis
Project Vicinity Map
�IIII I
E
05
S
H
0
z
W Mountain Ave
q 1` :Lill
W Oak St
ire
YY Okve St
4
Site
E
E
0
U
r
3
H W Maigedia St
nc Center
W Mulberry St
IN 1=1
m oil
M ;F m I
NINE=
Oasis on Olive
f�.
Qr�
E Mountain Av
� �� q FIT:-
1 inch = 400 feet
•
•
Ll
The surrounding zoning and land uses are as follows:
Direction
Zone District
Existing Land Use
North
Downtown (D)
223 S. Howes St. Offices, and Cortina
Mixed -Use Building at 224 Canyon Ave
South
Downtown (D)
Federal Building and Post Office at 301 S.
Howes St.
East
Downtown (D)
231 S. Howes St. Offices, and 227 S.
Howes St. Offices
West
Downtown (D)
316 W. Olive St. Office, and 320 W. Olive
St. Offices
2. Zoning Context of the Surrounding Area:
Zoning History (most recent to past)
In March of 1997, the City of Fort Collins implemented the newly adopted Comprehensive Plan called City Plan.
This implementation involved re -zoning the entire City into new zone districts with certain exceptions for
developed properties that were not anticipated to re -develop. The zoning for this property continued to be in the
Downtown Zone District (D).
The area surrounding this property was part of the original Town Site Annexation.
• 3. Downtown Plan:
The Downtown Plan update adopted in 2017, provides the policy guidance for land use in the area. The
Downtown Plan identifies this property and nearby blocks as part of the Canyon Avenue Sub -district.
The design of new buildings will reinforce positive existing characteristics of the area to clarify its identity. The
massing on new taller buildings will depend on a combination of landscape setbacks and upper floor step -backs
to mitigate impacts of height upon neighborhood character and any historically significant smaller structures.
Related Plan Policies:
Principle LID 2: Allow taller buildings (over three stories) in appropriate character sub -districts while
maximizing compatibility through appropriate design.
Policy UD 4a: New Buildings/Additions to Designated and Significant Buildings. Design new
construction adjacent to historic buildings and additions to be consistent with the Secretary of the
Interior's standards and local preservation standards.
The P.D.P. 3-story multi -family building is well below the maximum building height requirement of 5-6 stories.
The design of the building includes high quality materials and finishes, architectural articulation and other
compatible design components, similar with abutting existing buildings on block.
4. Compliance with Article 4.16 — Downtown (D) District Standards:
A) Purpose. The Downtown District is intended to provide a concentration of retail, civic, office and
cultural uses in addition to complementary uses such as hotels, entertainment and housing. It is
divided into three (3) sub -districts. The development standards for the Downtown District are intended
to encourage a mix of activity in the area while providing for quality development that maintains a
sense of history, human scale and pedestrian -oriented character.
Section (B) (2) Permitted Uses
Multi -family dwellings are a permitted use in the Downtown zone, subject to Planning and Zoning Board Type II
Review. The P.D.P. is consistent with the stated purpose of the zone district, in that it includes higher density
housing within walking distance to nearby commercial and transit service along Mason Street MAX Line and
Downtown. 0
Prohibited Uses (Not Applicable)
(D) Land Use Standards
(1) Setback from Streets. This standard requires a landscaped setback for all block faces west of
Mason Street.
The P.D.P. provides an approximate 20.6 landscape setback from face of street curb to right-of-way and
property line, and additional 7.2 feet setback from property line to proposed building front wall. The contextual
front setback for the W. Olive block face is not consistent. From the right-of-way/property line to existing
buildings along this block face, the dimension ranges from 0-9 feet. The existing parkway tree lawn with large
Oak trees is maintained fronting this property. The existing landscaping is enhanced with new plantings
between back of sidewalk and proposed building.
These landscaped setbacks for this block face demonstrate a generous landscaped edge along the street,
consistent with standards and enhancing the transition between the west side neighborhood and downtown.
!21 Dimensional standards.
(a) Maximum height of buildings in the Canyon Avenue sub -district shall not exceed 5-6 stories,
or 85 feet in height.
The P.D.P. multi -family building is 3-stories, or approximately 39 feet in height, including an at grade parking
garage.
Section 4.16 (D) (5) Building Character and Facades
(b) Outdoor Activity
Buildings shall promote and accommodate outdoor activity with balconies, arcades, terraces, decks and
courtyards for residents' and workers' use and interaction, to the extent reasonably feasible.
The P.D.P. multi -family building includes individual balconies for each unit and common landscaped yard
space on site.
(c) Exterior Faqade Materials
All street -facing facades shall be constructed of high quality exterior materials for the full height of the
building. Such materials, with the exception of glazing, shall include stone, brick, clay units, terra cotta,
architectural pre -cast concrete, cast stone, prefabricated brick panels, architectural metals, architectural fiber
cement siding or any combination thereof.
The P.D.P. street facing building facade includes brick and cut -stone veneer, architectural metal panel, and
three -coat cement stucco siding (to match existing houses at 223, 227, and 231 Howes St.).
5. Compliance with Article Three - Applicable General Development Standards:
The P.D.P. is in compliance with all applicable General Development Standards with the following relevant
comments provided:
A. Section 3.2.1(C) (D) - Landscaping and Tree Protection
Standards in this section require a fully developed landscape plan that addresses relationships of landscaping
to the street, the building, abutting properties, and users on site.
The PDP protects existing street trees along Olive Street.
• New sections of turfgrass parkway will be added where new driveway is being constructed.
■ All areas of the site not paved for pedestrian use and vehicular access are to be landscaped per a fully
developed landscape plan. Key components are generous streetscape areas along Olive Street, in
compliance with standards for street trees in parkways, landscaped setback areas, and landscape
courtyard on site.
Section 3.2.1(E) (6) - Screening.
The south fagade of the building will be screened with landscape planting and fencing. The south and north
building facades will be screened at ground level with planting areas and solid 6' wood fencing. Trash and
recycling containers are located within the covered parking level of the building and will be screened from view
outside of this building.
B. Section 3.2.2 - Access Circulation and Parking
In conformance with the Purpose, General Standard, and Development Standards described in this section, the
access, parking and circulation system provided with the project is adequately designed with regard to safety,
efficiency and convenience for vehicles, bicycles, and pedestrians, both within the development and to and from
surrounding areas and transit.
Section 3.2.2(C)(4) - Bicycle Facilities
The minimum bicycle parking space requirement is one bike space per bedroom for multi -family residential.
The P.D.P. includes 11 bedrooms, with a total of 4 fixed -bike parking and 7 covered bike parking required, for a
total of 12 bike parking spaces provided (4-fixed, 8-enclosed).
0 Section 3.2.2(K)(1) - Required Number of Off-street Parking Spaces
Minimum off-street parking quantities required for the project are based on the number of bedrooms per
dwelling unit for the multi -family dwellings. A slight reduction in the number of required parking spaces is
permitted in the Transit Oriented Development Overlay Zone, which this project is located in. The project
includes 3 1-bedroom units and 4 2-bedroom units, with a total of 6 off-street parking spaces, including a
minimum of 1 handicap spaces required. The project provides a total of 8 parking spaces (7 covered spaces/1
handicap stall), exceeding the minimum requirements.
G. Section 3.2.4 - Site Lighting
A) Purpose. The intent of this Section is to focus on the actual physical effects of lighting, as well
as the effect that lighting may have on the surrounding neighborhood. Exterior lighting shall be
evaluated in the development review process to ensure that the functional and security needs
of the project are met in a way that does not adversely affect the adjacent properties or
neighborhood.
The P.D.P. provides only outside building lighting. All fixtures will be down- directional, full cutoff, residential
scale fixtures. No foot candle levels will exceed one -tenth as measured 20 feet from property lines as required
under this standard.
H. Section 3.2.5 - Trash and Recycling Enclosures
The P.D.P. provides building trash and recycling facilities within the at grade parking level that are
enclosed and fully screened from the outside area.
Section 3.4.7 — Historic and Cultural Resources
Code Section 3.4.7, Historic and Cultural Resources, contains standards for new building construction where
the surrounding neighborhood context includes designated or eligible historic landmarks or historic districts are
part of. The proposed project is adjacent or in close proximity to several such historic properties. Therefore, the
project must comply with Section 3.4.7.
Section 3.4.7(A) Purpose, states:
"This Section is intended to ensure that, to the maximum extent feasible: ... new construction is designed to •
respect the historic character of...any historic properties in the surrounding neighborhood. This Section is
intended to protect designated or individually eligible historic sites, structures or objects as well as sites,
structures or objects in designated historic districts, whether on or adjacent to the development site. "
• Staff finds that the project is designed to respect the character of the historic properties in the
surrounding neighborhood because of building modulation, setbacks, upper floor step backs and
recessed portions, brick and stone siding, window and doorway patterns, and streetscape
improvements.
Section 3.4.7(B) General Standard reinforces the Purpose discussed above. It states
"The development plan and building design shall protect and enhance the historical and architectural value of
any historic property that is ... located on property adjacent to the development site and... is determined to be
individually eligible for local landmark designation. New structures must be compatible with the historic
character of any such historic property, whether on the development site or adjacent thereto. "
Staff finds that the project is designed to protect and enhance the historical and architectural value of the
adjacent historic properties as required, and is compatible with the historic character of the historic properties
for the reasons stated previously.
Section 3.4.7(F)(1) states:
"(1) To the maximum extent feasible, the height, setback and width of new structures shall be similar to: (a)
those of existing historic structures on any block face on which the new structure is located and on any portion
of a block face across a local or collector street from the block face on which the new structure is located....
Notwithstanding the foregoing, this requirement shall not apply if, in the judgment of the decision maker, such .
historic structures would not be negatively impacted with respect to their historic exterior integrity and
significance by reason of the new structure being constructed at a dissimilar height, setback and width. Where
building setbacks cannot be maintained, elements such as walls, columns, hedges or other screens shall be
used to define the edge of the site and maintain alignment. Taller structures or portions
of structures shall be located interior to the site."
Staff finds that the project is designed to protect and enhance the historical and architectural value of the
adjacent historic properties as required, and is compatible with the historic character of the historic properties for
the reasons stated previously. The existing historic buildings on W. Olive and S. Howes are one-story and two-
story wood frame structures with brick and stucco siding. The new building is proposed to be three stories with
attention to established building elevation lines and design features. Taller portions are located interior to the
site, away from streets.
3.4.7(F)(2) states: "New structures shall be designed to be in character with such existing historic structures.
Horizontal elements, such as cornices, windows, moldings and sign bands, shall be aligned with those of such
existing historic structures to strengthen the visual ties among buildings. Window patterns of such existing
structures (size, height, number) shall be repeated in new construction, and the pattern of the primary building
entrance facing the street shall be maintained to the maximum extent feasible."
During the design review process, several aspects of the design were developed to create compatibility with
adjacent historic residential buildings along S. Howes and W. Olive Streets. These include: extensive use of
brick, stone, and concrete stucco siding, window treatments and roof form.
LUC 3.4.7(F)(3) states: "The dominant building material of such existing historic structures adjacent to or in the
immediate vicinity of the proposed structure shall be used as the primary material for new construction. Variety
in materials can be appropriate, but shall maintain the existing distribution of materials in the same block. " 0
Brick and stone veneer, and concrete stucco are the predominant design materials used in the new building to
match adjacent historic buildings on block, providing an important material connection to the surrounding
neighborhood.
•
Section 3.4.7 (F)(6) states: "In its consideration of the approval of plans for properties containing or adjacent to
sites, structure, objects or districts that: (a) have been deter- mined to be or potentially be individually eligible
for local landmark designation or for individual listing in the National Register of Historic Places or the State
Register of Historic Properties, or (b) are officially designated as a local or state landmark or are listed on the
National Register of Historic Places or (c) are located within a officially designated national, state or local
historic district or area, the decision maker shall receive and consider a written recommendation from the
Landmark Preservation Commission unless the Director has issued a written determination that the plans
would not have a significant impact on the individual eligibility or potential individual eligibility of the site,
structure, object or district. "
■ The LPC will review the PDP and forward a recommendation to the Planning and Zoning Board on May
16, 2018. The Board, finding the project in compliance with Section 3.4.7 and "that the project is
compatible and respectful to the character of the surrounding historic context for the following reasons:
o The project design uses massing and scale that is compatible with adjacent historic buildings.
o The project uses appropriate step -backs to mitigate height relative to the historic context.
o The project relies on building materials that are compatible with adjacent historic properties.
o The project uses window patterning and proportions that are typical of the adjacent historic
context.
o The pedestrian scale of the main floor of the proposed project is compatible with the historic
context.
Section 3.5.1(B) (C) (E) (F) - Building Project and Compatibility
• A) Purpose. The purpose of this Section is to ensure that the physical and operational
characteristics of proposed buildings and uses are compatible when considered within the
context of the surrounding area.
This standard requires that new projects be compatible with the established architectural character in the
general area. The standard also states that, where the architectural character is not definitively established,
new projects should establish an enhanced standard of quality.
Staff finds no predominant architectural character in the area. Buildings vary from older single -story buildings
used primarily for offices along S. Howes Street and W. Olive Street, to the 5-6 story Cortina residential
building to the north and Federal building to the south. The Downtown zone envisions potential long- term
redevelopment with mixed -use multi -story buildings emphasizing pedestrian interest to establish an enhanced
standard of quality. This is evident in the specific height limits set for the block at 5-6 stories.
The P.D.P. incorporates similar architectural design elements and building form as adjacent buildings and
provides to a certain extent a transition from the taller Cortina project to existing one story buildings on the
same block.
Section 3.5.1(B) requires that new developments have a design that is complementary to the existing
developed area.
•
Agenda Item
0
The project includes brick and stone veneer on the ground floor as a defining feature, with other building materials
such as cement stucco and wood trim. The remainder of the building includes significant modulation and detail
features to create visual interest and break down the massing proportions and outdoor spaces into compatible
scale. Upper stories use a combination of brick, metal panels and cement stucco materials similar to existing
buildings in the adjacent area.
Section 3.5.1(C) requires that buildings shall either be similar in size and height, or, if larger, be articulated and
subdivided into massing that is proportional to the mass and scale of other structures on the block face. The other
structures are single -story houses, with the exception of the 6-story mixed use Cortina building at the north end of
the block face.
The proposed building is three stories and incorporates extensive modulation, terracing, and recessed portions to
reduce the sheer mass. These aspects include a strong change in material from the heavier brick base portion to
lighter metal panel and cement stucco siding.
K. Section 3.6.4 - Transportation Level of Service Requirements
(A) Purpose. In order to ensure that the transportation needs of a proposed development can be safely
accommodated by the existing transportation system, or that appropriate mitigation of impacts will be
provided by the development, the project shall demonstrate that all adopted Level of Service (LOS)
standards will be achieved for all modes of transportation.
The anticipated change in traffic volume is considered to be nominal. The intersections near the site operate at an
acceptable level of service and the sidewalks around the site are built to the current design standard.
Section 3.8.30 (F) (3-7) - Design Standards for Multi -Family Dwellings
Roofs
The P.D.P. provides primary sloped roofs that are articulated through a variation of in height and massing. The
secondary roofs provide transitions over entrances, porches, dormers, stair tower and other architectural
projections.
The proposed multi -family building incorporates the following design elements for facades and walls:
• Variation of building wall colors
■ Street facing building entrances at the ground level
■ Articulation of facades and walls including projections, recesses, covered balconies and similar features
■ Use of a variety of building materials such as brick and stone veneer, architectural grade metal panels,
cement stucco and wood trim finishes.
6. Neighborhood Meeting:
A neighborhood meeting was held for the proposed project on February 22, 2018. A summary of this meeting is
attached. Those attending the meeting were from the general area surrounding the project and expressed the
following primary concerns:
■ Off-street parking provisions and potential spill -over parking in neighborhood
• Compatibility with adjacent historic homes
■ Access changes on Canyon Ave
7. Findings of Fact/Conclusion: ,
Item # Page 8
Agenda Item
In evaluating the request for the Oasis on Olive P.D.P, Staff makes the following findings of fact:
A. The P.D.P. complies with the Downtown Plan.
B. The P.D.P. complies with process located in Division 2.2 - Common Development Review Procedures for
Development Applications of Article 2 - Administration.
C. The proposed land use, multi -family dwellings, is a permitted land use in the Downtown (D) zone, subject
to Planning and Zoning Board review.
D. The P.D.P. complies with the applicable criteria of the D zone district standards of Article Four.
E. The P.D.P. complies with the applicable General Development Standards of Article Three.
ATTACHMENTS
Item # Page 9
GROUP
pearchitechue I planning I illushatior
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 1 444 Mountain Ave. Ta 970.532.5891
Berthoud,C080513 weB TBGroup.us
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,'/z 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.
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 2
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 3
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.
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 4
(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.
Page 5