HomeMy WebLinkAboutTHE HUB ON CAMPUS - PDP - PDP160038 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS • •
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PROJECT NAME
THE HUB ON CAMPUS FORT COLLINS, PROJECT DEVELOPMENT PLAN, PDP 160038
STAFF
Jason Holland, City Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: This is a request for a Project Development Plan to construct two
buildings at 1415 West Elizabeth Street. The site includes a total of
1.93 acres and is within the Community Commercial (C-C) zone
district and Medium Density Mixed-Use Neighborhood (M-M-N) zone
district. The site currently contains buildings from the CB Potts
business, and these buildings and parking areas are proposed to be
demolished. Two separate buildings are proposed. The main building
fronts on Elizabeth Street and includes five-stories in the Community
Commercial (C-C) zone district. The main building proposed is mixed-
use and includes 12,404 gross square feet of commercial space on
the ground level facing West Elizabeth Street. The second building to
the south includes three stories of multi-family dwellings located in the
Medium Density Mixed-Use Neighborhood (M-M-N) zone district.
The project proposes a total of 142 units of student-oriented housing.
This includes 14 one-bedroom studio units, 48 two-bedroom units, 53
three bedroom units, 23 four-bedroom units and 4 five-bedroom units
for a total of 381 bedrooms. A total of 337 off-street parking spaces
are proposed within a parking structure integrated within the main
building. Amenity space is provided on the ground level of the main
building and on the rooftop of the main building.
APPLICANT: Sam Coutts
Ripley Design
419 Canyon Avenue. Suite 200
Fort Collins, CO 80521
OWNER: Core Campus Investment Partners, LLC.
2234 W North Avenue
Glenview, IL 60025
RECOMMENDATION: Approval, with one condition
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Agenda I#em #4
EXECU7IVE SUMMARY
The Hub on Campus Fort Collins Project Development Plan (PDP) complies with the applicable I
requirements of the City of Fort Collins Land Use Code (LUC), more specifically:
• The PDP complies with process located in Division 2.2—Common Development Review
Procedures for Development Applications of Article 2—Administration.
• The PDP complies with relevant standards located in Division 4.6, Medium Density
Mixed-Use Neighborhood (M-M-N) of Article 4— Districts.
• The PDP complies with relevant standards located in Division 4.18, Community �
Commercial District (C-C) of Article 4— Districts.
• The request to increase the occupancy limit complies with all applicable Land Use Code
criteria including Section 3.8.16(E)(2).
• The PDP complies with all relevant standards located in Article 3—General Development
Standards, with one condition.
COMMENTS: �
1. Background: I
The surrounding zoning and land uses are as follows:
Direction Zone District Existing Land Uses
North (M-M-N) Medium Density Existing Multi-family housing
Mixed-Use Neighborhood and
Colorado State University
property
South (M-M-N) Medium Density Existing Multi-family housing
Mixed-Use Neighborhood
East (C-C) Community Commercial Existing Multi-family housing
West (C-C) Community Commercial Existing Commercial Uses (Uptown Plaza)
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Agenda Item #4
Land Use Historv:
The site was annexed in 1965 as a part of the Fairview 6th Annexation. The property was
initially developed as part of the Fairview Shopping Center in 1978 and included the initial
site and landscape plan approval for the CB Potts site as well as a commercial building to the
east (now Fairview Apartments) and the Wendy's parcel to the east.
2. Compliance with Medium Densitv Mixed-Use Neiqhborhood (M-M-N) Standards:
The project complies with all applicable M-M-N district standards with the following comments
provided:
A. Section 4.6(A)— Purpose
The proposed multi-family land use is consistent with the M-M-N purpose, which is intended
to be a setting for concentrated housing within easy walking distance of transit and a
commercial district. M-M-N neighborhoods are intended to provide a transition and a link
between surrounding neighborhoods and commercial areas.
B. Section 4.6(B)(3)(a)(3)— Permitted Uses
Multi-family dwellings are a permitted use in the M-M-N District, in this case subject to a Type
2 Planning and Zoning Board review, due to the overall number of bedrooms proposed being
greater than 75 bedrooms and 50 dwellings.
C. Section 4.6(D)(1)— Density
The M-M-N portion of the development which includes the three-story building is in
compliance with this standard, which requires that residential density on parcels less than 20
acres have a density not less than 7 dwelling units per net acre of land. Additionally, there is
no maximum density requirement in the M-M-N zone.
3. Compliance with Community Commercial (C-C) Standards:
The project complies with all applicable C-C standards with the following comments provided:
A. Section 4.18(A)— Purpose
The projecYs main building is located in the C-C zone and is proposed as a mixed-use
building, consistent with the purpose of the Community Commercial District, which is
described as follows:
The Community Commercial District provides a combinafion of retail, offices, services,
cultural facilities, civic uses and higher density housing. Multi-story buildings are
encouraged to provide a mix of residential and nonresidential uses. Offices and dwellings
are encouraged to locate above ground-floor refail and services.
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B. Section 4.18(B)—Permitted Uses
The proposed mixed-use building is typically permitted as a Type 1 use; however, the
application is subject to Planning and Zoning Board Approval as a Type 2 use due to the
residential use consisting of more than 75 bedrooms.
C. Section 4.18(E)— Building Height
The 5-story height for the project's main building is in compliance with this section which
limits the height of buildings to a maximum of 5 stories.
4. Compliance with Article 3 of the Land Use Code—General Development Standards
The project complies with all applicable General Development Standards with the following
relevant comments provided:
A. Section— 3.2.1 Landscaping
1) The applicant has consulted with the City Forester to evaluate the existing trees on
the site. The project area contains 39 existing trees within the property. A total of 2
trees are proposed to be preserved. Upsized mitigation trees are provided in
compliance with the requirements and are accommodated on-site with the proposed
landscape plan.
2) Section 3.2.9(D)(1)(c) Full tree stocking. Canopy shade trees, evergreen trees and
ornamental trees are provided around the perimeter of the proposed buildings in
accordance with the minimum planting quantities of this section, with some
adjustments made to the tree locations due to existing utilities, which is permitted by
the standard as long as the minimum tree planting requirement is met.
3) Section 3.2.1(D)(2) Street trees. Shade trees are provided at approximately 35-foot
intervals along the projecYs Elizabeth Street frontage, in accordance with the
standards of this section.
4) Section 3.2.1(D)(3) Minimum Species Diversity. The project provides not more than
15% of any one tree species in compliance with this standard.
B. Section 3.2.2— Access, Circu/ation and Parking
In conformance with the Purpose, General Standard, and Development Standards described
in this section, the parking and circulation system provided with the project is adequately
designed with regard to safety, efficiency and convenience for vehicles, bicycles, pedestrians
and transit, both within the development and to and from surrounding areas.
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Minimum required off-street parking for the project is provided in excess of the Land Use
Code requirements. Parking is provided for the residential units using required non-TOD
ratios on a per-bedroom basis as follows:
One bedroom or less: 1.5 spaces per dwelling unit
Two bedrooms: 1.75 spaces per dwelling unit
Three bedrooms: 2.0 spaces per dwelling unit
Four or more
bedrooms: 3.0 spaces per dwelling unit
Breakdown of parking provided by unit using the above ratios:
DWELLING UNIT BREAKDOWN
UNIT TYPE: DWELLING UNITS TOTAL BEDS %{DU) �REQ'D PARKING
STUDIO BEDROOM 14 �14 10 I 21
ONE BEDROOM 0 �0 0 10
TWO BEDROOM 48 96 34 84
THREE BEDROOM 53 159 37 106
FOUR BEDROOM 23 92 16 69
FIVE BEDROOM 4 ;20 3 12
ITOTAL __ .. - _ . __. 142 __ --___ i 381 --.. �100 '292
Residential Parking Provided:
A total of 305 residential parking spaces are provided in accordance with the parking
standards which require a minimum of 292 parking spaces.
Non-Residential Parking Provided:
An additional 32 parking spaces are available for the proposed 12,404 square feet of
commercial space. The commercial parking requirement anticipates that 50% of the total
space will be a general retail use which requires a minimum parking ratio of 2 spaces per
1,000 square feet and 50% will be a grocery use which requires a minimum parking ratio of 3
spaces per 1,000 square feet.
Total parking provided:
In total, the project provides 337 parking spaces, exceeding the minimum required 323
parking spaces by 14 spaces.
Additionally, parking on a per-bed basis is also not proposed. As a matter of comparison, if
the project provided parking using the rent-by-the bedroom ratio of 0.75 spaces per bed the
total required baseline parking would be 286 residential parking spaces. Additionally, while
the location of the development generally shares the benefits of being adjacent to transit and
close to the University, no transit-oriented parking mitigations are proposed through
alternative compliance or land use code modification requests. Lastly, TOD parking ratios
also allow parking to be provided per the dwelling unit:
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One bedroom or less:0.75 spaces per dwelling unit
Two bedrooms: 1 space per dwelling unit
Three bedrooms: 1.25 spaces per dwelling unit
Four or more
bedrooms: 1.5 spaces per dwelling unit
As a point of comparison, parking provided on a per-dwelling unit basis using these ratios
would require a baseline minimum of 166 parking spaces per TOD parking standards.
Bicycle Parking Provided:
➢ Bicycle parking is provided in excess of the minimum requirements. One space is
required per bedroom, for a total of 381 bicycle spaces, plus an additional 4 bicycle
parking spaces required for the commercial uses.
➢ A total of 394 bicycle parking spaces are provided, with 14 of the spaces anticipated
to be available for the commercial uses.
➢ Additionally, the applicant has agreed to participate in the City's bike share program
which is currently provided by Zagster and funded by the development on an annual
basis.
C. Section 3.2.3(E)— Shading �i
This section requires that the development plan be designed to mitigate shadow effects on
adjacent buildings, and applies to the M-M-N building only. The standard reads as follows:
The physical elements of fhe development plan shall be, to the maximum extent feasible,
located and designed so as not to cast a shadow onto structures on adjacent property
greater than the shadow which would be cast by a twenty-five-foot hypothetical wall located
along fhe property lines of the project between the hours of 9:00 am and 3:00 pm, MST, on
December 21. This provision shall not apply to strucfures within the following high-density
zone districts: Downtown, Community Commercial, and Transit-Oriented Overlay District.
➢ The applicant has provided a detailed shadow analysis. Based on this analysis, some
shading does occur that is greater than the 25-foot hypothetical wall, however this
shading does not fall onto the structure on the adjacent Uptown Plaza property, and is
therefore in compliance with this standard. For the 5-story building located in the GC II
zone, a separate shading analysis is required as part of the Special Height Review
criteria in Section 3.5.1 and is discussed further in subsequent pages of this staff
report.
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D. Section 3.2.4— Site Lighting
A photometric plan was submitted for the project. As proposed, the project complies with the
lighting design standards in Section 3.2.4. All walkway and exterior building lighting is
provided by down-directional and sharp cut-off fixtures.
E. Section 3.2.5— Trash and Recycling Enclosures
It is anticipated that the trash and recycling enclosure area will be further refined with the final
plan submittal, and design plans may need to be adjusted to accommodate the proposed
uses and accommodate trash/recycling service in a manner that does not provide significant
disruption to residents entering and exiting the property. Staff is recommending a condition of
approval to address this concern.
F. Section 3.3.1— Plat Standards
The lot's orientation provides direct access to the adjacent public streets. The layout of street
improvements, driveways locations, utilities, drainage facilities, and other services are
designed in accordance with the City's engineering standards. The plat demonstrates proper
dedication of public rights-of-way, drainage easements and utility easements that are needed
to serve the area being developed.
G. Section 3.4.7— Historic and Cultural Resources
The existing buildings on the site that are part of the CB Potts business were constructed in
1974 and are not more than 50 years old. Because of this, the historic preservation standards
contained in LUC 3.4.7 are not applicable.
H. Section 3.5.1— Building and Project Compatibility.
1) Section 3.5.1(C) Building Size, Height, Bu/k, Mass, Sca/e. Buildings shall either be
similar in size and height, or, if larger, be articulated and subdivided into massing fhat
is proportional to the mass and scale of other st�uctures, if any, on fhe same block
face, abutting or adjacent fo the subject property, opposing block face or cater-comer
block face at the nearest intersection.
y In terms of size, height, bulk, mass, and scale, the main building in the GC
zone provides a reduction in building mass at the south end of the building
envelope at the parking structure. This step-back significantly reduces the
mass and height effects of the building in this area where the building is closer
to existing uses to the south in the M-M-N zone.
> The M-M-N portion of the project provides a lower, three-story building that
provides a transition to the existing multi-family buildings to the south.
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�igenda Item #4
➢ West Central Area Plan (WCAP). The proposed building design meets the
mixed-use design guidelines outlined in the WCAP. Building step-backs are
provided at the first and fourth stories to further articulate overall building mass
as recommended in the West Central Area Plan. Although the Land Use
Code and WCAP do not mandate conformance to a particular building style,
the building's proposed massing, scale and materials appropriately reflect the
Elizabeth corridor's architectural character. The fa�ade step-backs utilized
along West Elizabeth Street to help reduce the apparent bulk of the building
and provide a recognizable, contextually relatable building character that
contributes to the established character in the area.
➢ Window placement, the extent of glazing used and the use of high-quality �
recessed windows is a significant feature that breaks down the overall building
scale and contributes to the cohesive quality of the building.
➢ Multi-story bay windows project outward from the wall planes on the east and
west sides of the main building and north side of the three-story building,
providing visual interest.
2) Section 3.5.1(G)(1)—Building Height Review and Specia/Height Review.
This section is applicable to the main building which is located in the C-C zone district.
The building proposed in the M-M-N zone is less than 40 feet in height.
The purpose of this Section is to establish a specia/process to review buildings or
structures that exceed forty(40) feef in heighf. lts intent is to encourage creativity and
diversity of architecture and site design within a context of harmonious neighborhood
planning and coherent environmental design, fo protect access to sunlight, to preserve
desirable views and to define and reinforce downtown and designated activity centers. All
buildings or structures in excess of forty(40) feef in height shall be subject to special
review pursuant to this subsection (G).
(a) Review Standards. If any building or structure is proposed to be greater than forty(40)
feet in height above grade, fhe building or structure must meet the following special
review criteria:
1. Light and Shadow. Buildings or structures greater than forty(40) feet in height shall be
designed so as not to have a substantial adverse impact on the distribution of natural and
artificial light on adjacent public and private property. Adverse impacts include, but are
not limited to, casting shadows on adjacent property sufficient to preclude the functional
use of solar energy technology, creating glare such as reflecfing sunlight or artificial
lighting at night, contributing to the accumulation of snow and ice during the winter on
adjacent property and shading of windows or gardens for more than fhree (3) months of
the year. Techniques to reduce the shadow impacfs of a building may include, but are not
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limifed to, repositioning of a structure on the lot, increasing the setbacks, reducing
building mass or redesigning a building shape.
2. Privacy. Development plans with buildings or structures greater fhan forty(40) feet in
height shall be designed to address privacy impacts on adjacenf property by providing
landscaping, fencing, open space, window size, window heighf and window placement,
orientation of balconies, and orientation of buildings away from adjacenf residential
development, or other effective techniques.
3. Neighborhood Scale. Buildings o�structures greater than forty (40) feet in height shall
be compatible with the scale of the neighborhoods in which they are situated in terms of
relative height, height to mass, lengfh to mass and building or structure scale to human
scale.
(b) Submittal Requirements. All developmenf plans proposing building or structure
heights in excess of forty(40) feet shall, at a minimum, include the following information:
1. a shadow analysis that indicates, on the project development site plan, the location of
all shadows casf by the building or structure (with associated dates of the year);
2. a summary of the key conclusions of the shadow analysis, and steps fo be taken to
comply with the review standards set forth above.
Staff analysis:
Both the shadow analysis and applicanYs summary of key conclusions are attached with
this staff report. This height analysis section requires a higher level of review for projects
that propose buildings greater than forty feet in height. While the bulk of staff's analysis is
included in the compatibility and shadowing comments on previous pages of this staff
report, some additional comments based on the height criteria above may be helpful for
the Board's review.
Shadowing:
With buildings taller than 40 feet, further review is required based on the criteria
described above. The criteria require that buildings or structures greater than forty (40)
feet in height shall be designed so as not to have a substantial adverse impact on the
distribution of natural and artificial light on adjacent public and private property. Adverse
impacts include, but are not limited to, casting shadows on adjacent property sufficient to
preclude the functional use of solar enerqv technoloqv, creatinq qlare such as reflectinq
sunliqht or artificial liqhtinq at niqht, contributinq to the accumulation of snow and ice
durinq the winter on adlacent propertv and shadinq of windows or Qardens for more than
three (3) months of the year. Techniques to reduce the shadow impacts of a building may
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include, but are not limited to, repositioning of a structure on the lot, increasing the
setbacks, reducing building mass or redesigning a building shape.
➢ Shadow study exhibits are provided and are attached with fihis staff report (page
17 of 19 of the PDP documents). As can be seen on the shadow study exhibits,
shadows are cast onto the roof of the adjacent Uptown Plaza building during
portions of the winter months, however only a portion of this building roof is
affected, and there appears to be sufficient space remaining on the Uptown Plaza
roof to install an adequate solar system if the owner(s) elect to do so.
➢ The effects of shadowing are limified to the winter months and should not have
substantial adverse effect on the adjacent property's landscaping for more than
three months during the year. The majority of shadowing on the adjacent property
is during the winter months when plants are dormant, and shading impacts during
the growing season are not substantial due to the higher sun angle which allows
full sunlight on the property during afternoon and evening hours.
➢ The applicant has provided a written shadow study summary on page 17 of 19 of
the site plan documents. The summary explains that the applicant has offered the
adjacent Uptown Plaza property owner a maintenance agreement that could
mitigate potential impacts from accumulation of snow and ice during the winter;
however, staffs perspective is that shadowing impacts from the taller main
building are limited to the morning hours, as seen in the shadowing study, and
shadowing from the 3-story building is not required to address accumulation of
snow and ice due to shadowing.
➢ The additional shadowing of the adjacent property could contribute to the
accumulation of snow and ice on portions of the adjacent property. While this
represents a change in current conditions for the adjacent property, both
properties are in the same Community Commercial zone district. When
considering together the two land use code sections that address shadowing, the
provision in Secfion 3.2.3(E) — Shading does not apply to structures within the
Community Commercial zone district. This suggests that some shading impacts
are unavoidable on similarty zoned adjacent properties within the C-C corridor
where multiple story buildings are anticipated due to the established zoning
designation. Because of this, staff's perspective is that additional shadowing
mitigation is not warranted and that the potential for a maintenance agreement
could be a private matter that would not need to be addressed with the land use
approval.
Privacy:
There are no unusual or significant privacy concerns given the zoning and surrounding
context of the site. The proposed building is set back from the adjacent properties to
accommodate trees and taller shrubs that provide separation and soften views from
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adjacent properties. A wood privacy fence is provided along the south property line to
screen the projecYs vehicular access.
Neighborhood Scale:
The project provides appropriate design elements to address neighborhood scale within
the surrounding context. This is achieved through a combination of design elements:
:> Building step-backs and balconies at the 2"d and 4th building levels;
� An appropriate use of masonry and street-facing canopies at the street level;
y Outdoor plaza space is provided along West Elizabeth Street;
➢ The material palette uses a gabion masonry system combined with stained wood-
grain siding and panted lapped siding to provide warmth and texture, reinforcing a
relatable residential design that is a positive contribution to the overall
architectural character in the West Central subarea.
l. Section 3.5.2 Residential Building Standards
This section applies to the 3-story building located in the M-M-N zone.
• 3.5.2(8) General Standard. The proposed building in the M-M-N zone is in
compliance with the general standard of this section, which requires that buildings
include human-scaled elements, architectural articulation and shall place a high
priority on building entries and their relationship to the street. Fa�ade recesses and
projections are utilized along all street facing facades to help reduce the apparent
bulk of the building and provide a recognizable, contextually relatable building
character.
• 3.5.2(D) Orientation to a Connecting Walkway. The building in the M-M-N zone
complies with this standard by providing a direct connecting walkway west of the
building, connecting the building's primary entrance to the sidewalk at the private
drive west of the building.
• 3.5.2(E)(2) and(3) Residential Building Setbacks. All minimum building setbacks are
met. This includes a minimum 8-foot rear setback to the east and 5-foot side setbacks
to the north and south. No specific building setback applies to the west fa�ade
adjacent to the existing private drive, and in this area a 5-foot landscape setback is
provided from the back of the existing sidewalk to the building face.
J. Section 3.6.4— Transportation Level of Service Requirements
A Traffic Impact Study was completed and reviewed for the project. City staff worked closely
with the applicant to ensure that the transportation elements of the project for all modes
(vehicles, bikes, pedestrians, and transit) are consistent with City standards and adopted
plans such as the West Elizabeth Enhanced Travel Corridor.
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The development is meeting transportation Level of Service requirements. Careful
consideration and refinement was given to pedestrian and transit elements along the
development frontage to support mobility and safety (such as sight distance at the driveway
entrance from Elizabeth). The West Elizabeth Enhanced Travel Corridor Plan shows a
possible future Bus Rapid Transit (BRT) route on Elizabeth in this location, which can be
accommodated if/when it is implemented.
No off-site intersection or street improvements are required.
K. Section 3.8.16— Occupancy Limits; Increasing the Number of Persons Allowed.
This requirement is triggered by the 4 and 5-bedroom units, of which there are 27 units (23
four-bedroom units and 4 five-bedroom units).
This section limits the maximum occupancy allowed per dwelling unit in a single-family, two-
family or multi-family dwelling to either:
(1) one (1) family as defined in Section 5.1.2 and not more than one (1) additional
person; or
(2) two (2) adults and their dependents, if any, and not more than one (1) additional
person.
The above limitation requires that any units with more than 3 bedrooms address an increase
in occupancy based on the following code provision (underlined for emphasis):
Increasing the Occupancy Limit.
With respect to multiple-family dwellings, the decision maker(depending on fhe type
of review, Type 1 or Type 2) may, upon receipt of a written request from the applicant
and upon a finding thaf 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 safisfied that the applicant
has provided sufficient additional amenities, either public or private, to sustain the
activities associated with multi-family residenfial 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, parlcing areas, sidewalks, bikeways, bus shelters, shuttle services or
other facilities and services.
Staff Analysis:
The standards of this section are addressed through the provision of an on-site manager,
through the design of the 4 and 5-bedroom units, and the inclusion of on-site amenities.
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.
Although a majority of the apartments (115 or 81%) are either studio, two or three-bedroom
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units that house three or fewer unrelated persons, the applicant desires to include a small
percentage (27 or 19%) of higher occupancy four- and five-bedroom units.
On-site Mana4ement Services:
Given the scope of the development and the increase in occupancy, staff is recommending
the inclusion of an on-site manager as an appropriate, reasonable measure to adequately
serve the occupants and address the standards of this section. The on-site manager is
recommended to help address operational and neighborhood issues that may occur. The
intent of the on-site manager would be to proactively manage and address operational issues
as an initial point of contact for residents of the development, and to be promptly available as
a designated, primary point of contact to communicate with the residents, the public and City
staff in order to help resolve issues related to the development in a timely manner.
Dwellinq unit desiQn:
Because multi-family is broadly defined and could include 4-bedroom rental buildings in a
number of contexts, this code provision can be a significant project consideration. However,
in terms of added impacts relevant to this development, additional impacts of the units are
more limited.
The remaining impacts of the occupancy are addressed with the unit designs. Detailed unit
designs are attached with this staff report. Within the units, each occupant has an individual
private bedroom, study area and storage closet. Sufficient common area space is also
provided within the units. This unit layout provides sufficient private and shared amenity
space to serve the additional occupants.
Other amenitv Space:
In addition to accommodations provided in the dwelling units, an appropriate amount of
common amenity space is provided. The applicant's request for increased occupancy is
attached and includes more discussion of off-site amenities available in the area.
On-site recreational facilities at The Hub will include:
• a ±9,000 square foot rooftop amenity area with an outdoor pool and recreation areas,
outdoor kitchen, tables and chairs for relaxation, conversation, meals and games.
• a ±1,030 square foot club room.
• a ±1,270 square foot fitness center.
• ±480 square foot spa and ±400 square foot computer lab.
• ±2,000 square feet on the ground floor for the lobby/managemenUleasing office.
• ±12,400 square feet of retail space is intended to allow for a flexible group of users
that range from grocers to boutique shops.
Conclusion:
Impacts of the occupancy are addressed appropriately through a combination of unit designs,
common amenity space, and on-site management. These measures are also sufficient to
address related 3.5.1(J) Operafional/Physical Compafibility Sfandards.
All bedroom unit types (1, 2, 3, 4 and 5), provide an appropriate amount of space within the
units for the occupants. The amount of amenity and private space provided with the 4 and 5
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bedroom units is not inferior, and there does not appear to be any difference in impact
befinreen the four and five-bedroom unit types and other unit types. An equivalent overall
building occupancy could be accommodated with a different mix of units, such as an increase
in 2 and 3 bedroom units. Because of these factors, staff is not recommending a need for
additional common areas above and beyond what is provided on the main level of the
building and the rooftop amenity space provided that is intended to address the increase in
unit occupancy.
5. Neiqhborhood Meetinq
A neighborhood meeting was held on October 27, 2016 at Plymouth Congregational Church.
The meeting was held as an open house format. The meeting was attended by approximately
five residents.
Three concerns were discussed by residents attending the meeting:
1) Building height, mass and scale concerns;
2) Parking impacts;
3) Traffic congestion concerns in the Elizabeth corridor and West Central area;
Through the course of the development review process prior to hearing, the applicant has
revised the plans to address these concerns by reducing the overall building mass of the
project by including a height and massing reduction along the south portion of the five story
building, eliminating the parking garage originally proposed in the M-M-N portion of the
project and replacing this garage with a three story residential building, providing additional
architectural design elements including multi-story bay windows, adding rooftop amenities to
the main building, and ensuring that all land use code provisions are met or exceeded without
land use code modification requests.
6. Findinqs of FactlConclusion I
The Hub on Campus Fort Collins Project Development Plan (PDP) complies with the applicable
requirements of the City of Fort Collins Land Use Code (LUC):
A. The PDP complies with the process located in Division 2.2 —Common Development
Review Procedures for Development Applications of Article 2—Administration.
B. The PDP complies with relevant standards located in Division 4.6, Medium Density
Mixed-Use Neighborhood (M-M-N) of Article 4— Districts.
C. The PDP complies with relevant standards located in Division 4.18, Community
Commercial District (C-C) of Article 4— Districts.
D. The request to increase the occupancy limit complies with all applicable Land Use
Code criteria including Section 3.8.16(E)(2).
Item 4 Page 14
• #
�gre��a rte� #�
E. The PDP complies with relevant standards located in Article 3-General
Development Standards, subject to one condition of approval.
RECOMMENDATION:
Staff recommends that the Planning and Zoning Board approve the Hub on Campus Fort Collins
Project Development Plan PDP160038 based on the findings of fact subject to the following
condition of approval:
1) The applicant shall provide, no later than Final Plan approval, a detailed trash and
recycling enclosure design, including truck access and circulation, compactor and/or
dumpster locations, in a manner substantially compliant with the Planning and Zoning
Board approval and in accordance with adopted Engineering Standards and Trash
and Recycling Standards in Section 3.2.5 of the Land Use Code.
ATTACHMENTS
1. Vicinity Map (PDF)
2. ApplicanYs Planning Narrative (PDF)
3. Applicant's City Plan Principles and Policies (PDF)
4. Request for Increased Occupancy (PDF)
5. Site Plan and Parking Level Plans (PDF)
6. Landscape and Tree Mitigation Plans (PDF)
7. Building Elevations and Perspectives (PDF)
8. Shadow Study Plans (PDF)
9. Lighting Plans (PDF)
10. Bike Parking Unit Plans (PDF)
11. Plat (PDF)
12. Utility Plans (PDF)
13. Offsite Stormwater Memo (PDF)
14. Traffic Impact Study (PDF)
15. Turning Template-Car
16. Turning Template- Firetruck
17. Turning Template-Truck
18. Building Code Analysis
19. Letter of Intent
20. Drainage Report
21. Soils Report
22. The Hub Grade Plane Exhibit
23. Building Floor Ratio Plan
24. High-Rise Compliance Analysis - Building 1
25. High-Rise Compliance Analysis - Building 2
26. APO Boundary Notice Area Map
27. Neighborhood meeting letter
28. Development Application
29. Transportation Development Review Fee Application
30. PDR Application I
31. PDR Comment Responses
32. Letter from Resident
33. Letter of Concern from Co-Bank ,
Item 4 Page 15
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