22 Spruce Application for a Planned Unit Development (PUD) Zone and - PowerPoint PPT Presentation

22 Spruce Application for a Planned Unit Development (PUD) Zone and PUD Concept Plan February 23, 2016 Michael Turisk, Planner II

2

Site Image Google Street View 3

PUD -- Background  Planned Unit Developments (PUDs) are self-contained and provide for more development flexibility than conventional zoning (typically by, in part, modifying and/or waiving development standards).  Intended for large-scale development with a mixture of land uses and on smaller properties where site characteristics might merit and benefit from flexible development standards.  Encourages more efficient resource use and planning and building innovation.  Concept plan or development plan required for proposed change of zone district boundaries. 4

Background 22 Spruce:  Project site (two properties) located at between E Kiowa St. and W Pikes Peak Ave. at the SW corner of N Spruce St. and W Kiowa St.  Properties zoned C-6 (General Business); mix of commercial, office, single-family and multi-family.  48 units – one and two bedroom; studio apartments (450 sq. ft. - 950 sq. ft.)  Below-grade and on-grade parking would be provided.  Unimproved alley separates two properties and connects N Spruce St. and N Walnut St.  Amenities include gym, café and patio.  Neighborhood meeting on November 3. 5

Site Standards The project proposes: Building height just under 60-ft. Zero lot line building and landscape setbacks Parking – 49 on-site parking stalls 6

Parking  The unit breakdown and minimum parking requirements are as follows:  15 studio units at 1.1 stalls per unit = 16.5 stalls  29, one bedroom units at 1.5 stalls per unit = 43.5 stalls  4, two bedrooms units at 1.7 per unit = 6.8 stalls = 67 on-site stalls required  Staff has proposed parking the project at a one stall per unit ratio.  Reverse angle parking; creates situation whereby local streets could better handle overflow. 7

49 on-site stalls (21 adjacent on-street) 12 spaces 6 on-street 10 spaces spaces 27 garage level spaces 15 on-street spaces 8

9

N. Spruce St. 10

11

12

13

Conformance with Comprehensive Plan Area designated Mature Redevelopment Corridor (“ significant infill and redevelopment opportunities”). Objectives, policies and strategies that support the applications: Objective LU 2: Develop a Land Use Pattern That Preserves the City's Natural  Environment, Livability, and Sense of Community Objective LU 3: Develop a Mix of Interdependent, Compatible, and Mutually Supportive  Land Uses Objective LU 4: Encourage Infill and Redevelopment  Policy LU 201: Promote a Focused, Consolidated Land Use Pattern  Policy LU 301: Promote a Mixed Land Use Pattern  Policy LU 401: Encourage Appropriate Uses and Designs for Redevelopment and Infill  Projects Strategy LU 203a: Locate the Places that People Use for Their Daily Needs and Activities  Close to Each Other Strategy LU 301a: Support Mixed-use Development in Neighborhoods  Strategy LU 401a: Identify Infill and Redevelopment Opportunities and Target Public  14 Investments

Transit Map Project Site 15

Recommendation Staff recommends approval of the zone change from C-6 to PUD, the PUD Concept Plan and the associated Development Plan and Final Plat with the following technical modifications: 16

Technical Modifications 1. Callout the type of City Standard public improvements (sidewalk, cross-pans and pedestrian ramps) along N. Spruce St. and W. Kiowa Ave. Show modified bump-outs to allow storm runoff through and into the inlet next to the driveway and the radial inlet at the corner of W. Kiowa St. and N. Spruce St.; 2. Show 335 feet line-of-sight for the alley located off of N. Spruce St.; 3. Indicate that the project is to be parked at a 1 stall: 1 unit ratio; and 4. Amplified music shall be prohibited after 10p.m. on the rooftop patio. 17