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HomeMy WebLinkAboutTHE OVERLOOK STAND ALONE MODIFICATION - MOD190001 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTThe Overlook Modification Request DIVISION 4.27 Employment District (E) (D) Land Use Standards. (2) Secondary Uses. All secondary uses shall be integrated both in function and appearance into a larger employment district development plan that emphasizes primary uses. A secondary use shall be subject to administrative review or Planning and Zoning Board review as required for such use in Section 4.27(B). The following permitted uses shall be considered secondary uses in this zone district and together shall occupy no more than twenty-five (25) percent of the total gross area of the development plan. Residential uses are considered “secondary uses” in the E Employment District Reason for the request: The purpose statement for the Employment District states: “Purpose. The Employment District is intended to provide locations for a variety of workplaces including light industrial uses, research and development activities, offices and institutions. This District also is intended to accommodate secondary uses that complement or support the primary workplace uses, such as hotels, restaurants, convenience shopping, child care and housing.” The nature of the workplace has changed since the Land Use Code was adopted over twenty years ago. Office complexes and business parks are giving way to shared work spaces and live/work opportunities. This modification is requesting to modify the 25% maximum secondary use standard in 4.27(D)(2) for the property at 3710 JFK Parkway. The applicant is requesting live work as a primary use within the E district. And that the 100% of the project be residences with live/ work opportunities and facilities provided within the development. Based on the latest trends in employment, the applicant believes a live/work product meets the purpose of the E zone district equally well or better than a plan that would comply. Justification: The nature of the work place is changing. According to the article “In order to attract the top talent”, employers need to allow flexibility in the work environment. According to a survey from Up Works, a freelance work outlet, 80% of HR manager feel that hiring has gotten harder. A survey done by Gartner, a leading research and advisory business for executives, states only 11% of employees surveyed were satisfied with the traditional work place environment. This is leading companies to rethink the work place in order to attract and keep top talent. The same Up Works survey mentioned above showed that 62% of human resource departments cited talent shortages as a driver for creating more flexible hours and work environments. What does that mean for the traditional office building and environment? Companies are turning to free lance talent and flexible work environments as their new norm. With broad band availability and conferencing technology, employees can literally work from any place at any time with limited reduction in productivity. Live/work facilities with shared work space is one answer to the employment needs of individuals and companies. According to the Forbes article “10 Remote Work Trends That Will Dominate 2019”, Generation Z will compromise 36% of the workforce. Growing up “digital” they are more likely to seek nontraditional and more flexible work environments such as live/work facilities. This is already being addressed in the marketplace. Lennar Multi-Family Communities has created a new product called Satellite. Instead of traditional multi family amenities such as demo-kitchens and lobby theaters, Lennar’s facilities have common work spaces and small offices for residents to use. With fully functioning office amenities such as large monitors for presentations and conferencing along with printers and both private and communal work spaces, the new work force can work from home or go down the hall or stairs and interact with other professionals. In the article “Live-Work by Design” JJ Abraham from Lennar Multifamily Communities states “We give them a real offering. Somewhere they can actively get work done and save $1000-$1500 a month on office space rent. Holding a meeting at Starbucks just doesn’t cut it for everyone because it’s too loud. This is a real workspace.” The closest definition to the employment trend of live/work within the Land Use Code is Home Occupation. The Land Use defines Home Occupation as the “occupation or business activity which results in a product or service and is conducted in whole or in part in a dwelling unit, and is subordinate to the residential use of the dwelling unit”. The applicant is proposing to not only encourage home occupation, but they will provide common work spaces that can accommodate up to 10% of the residents at any given moment. Research has shown that for the live/work concept to be the most successful, employees need a place to “be alone together” with other people. These common areas will have work spaces, small conference rooms and work place equipment like scanners, printers and copiers. Live/work as a viable primary use within the Employment Zone is further justified through the newly adopted City Plan’s Principles and Policies. LIV 2.1 REVITALIZATION OF UNDERUTILIZED PROPERTIES Support the use of creative strategies to revitalize vacant, blighted or otherwise underutilized structures and buildings, LIV 2.2 PRIORITY LOCATIONS FOR INFILL AND REDEVELOPMENT Ensure appropriate use of the City’s public investments in infrastructure/improvements in the following areas to achieve the City’s strategic goals: Downtown District; Urban Mixed-Use Districts; Mixed-Employment Districts; and Metro Districts. Make regulatory and other incentives, within the City’s control, available only to projects that are consistent with the long-term vision for these districts in terms of density, intensity, overall mix of uses and affordability Policies L2.1 and L2.2 promote utilization of un-developed infill property. This piece of ground has remained un-developed. Part of this is due to changing work environment mentioned above. By allowing live work to exceed the 25% secondary use metric, the modification will revitalize a underutilized property LIV 5.1 HOUSING OPTIONS To enhance community health and livability, encourage a variety of housing types and densities, including mixed-used developments that are well served by public transportation and close to employment centers, shopping, services and amenities. Live work housing is a newer concept that adds variety to the traditional multi-family housing adjacent to the property LIV 5.3 LAND FOR RESIDENTIAL DEVELOPMENT Use density requirements to maximize the use of land for residential development to positively influence housing supply and expand housing choice. By maximizes the site for housing and introducing a live work environment, the project (with the modification) would expand housing choices in the area and the City as a whole. EH 2.2 ASSETS TO SUPPORT ENTREPRENEURSHIP Support and invest in the expansion of research and development institutions, business incubators, entrepreneurial networks, business development programs and other physical assets necessary to support entrepreneurship. These assets should also include financial tools and capital to support innovation and entrepreneurship by leveraging local, state and national grant programs and lending tools. Continue and grow partnerships with CSU and other institutions to identify research activities and associated needs that can be leveraged into business creation. EH 3.1 BUSINESS PROGRAMS Work with the local business community to ensure that economic health strategies and plans are identified to improve the local economy. Collectively identify programs and support efforts that will help existing businesses and new-business creation. Analyze barriers to the retention of businesses and employees, including access to affordable childcare and attainable housing. EH 3.2 LOCAL AND CREATIVE ENTREPRENEURSHIP Identify and work with local entrepreneurs and creative enterprises to strengthen existing businesses and incubate new businesses. This will result in job creation, improved cultural awareness and growth in the creative economy. EH 3.3STRENGTHEN UNIQUE AND LOCAL INDUSTRY Identify businesses and professions that are unique to Fort Collins and highlight those opportunities to drive economic development in the city. Showcase these local businesses, such as the local brewing industry, in promotional efforts to increase local and national awareness and recognition of the locally grown businesses. As stated earlier in the request, the nature of the work force is changing. In order to attract top talent, companies are allowing flexible work environments like live work residences. In particular, start up companies with limited capital for real-estate are coming to rely on the ability of their work force to function outside of the traditional office. Policy EH4.2 INFILL AND REDEVELOPMENT BARRIERS IN MIXED-USE EMPLOYMENT DISTRICTS Develop new and modify current policies, procedures and practices to reduce and resolve barriers to infill development and redevelopment in mixed-use employment districts. Utilize and support public funding and financing tools that facilitate redevelopment, reduce costs associated with redevelopment, increase access to amenities and services and address feasibility gaps. By approving this modification, the City will open up this vacant parcel for the development of a desirable land use that will not only fill a community housing need but be on the cutting edge of employment needs. The site was recently designated as a Mixed Employment District on the City’s new Structure Plan. Key characteristics/considerations of this zone are: Provide dedicated opportunities for a range of employment and other supportive uses in a walkable campus or mixed-use setting. The integration of supporting uses, including high-density residential, is supported in Employment Districts to improve access to services. Supported by direct pedestrian and bicycle linkages from surrounding districts and neighborhoods, as well as high-frequency bus and/or BRT. Live/work will provide a new range of employment opportunities for companies that rely on flexible work environments and entrepreneurs who are not ready for a traditional office space. By combing common work spaces and residences, the project fulfills the E zone’s goal of employment as well as providing the supporting use of high density residential. In conclusion, the nature of the office is changing, newer generations are demanding flexible work environments such as live/work. Developers such as Lennar Multi-family Communities are changing their products to accommodate the new demands of the work force. By allowing this development to proceed with a live work use, it will fill a community need and meet the purpose of the zone district equally well or better than a project with a mix of traditional commercial and residential uses would.