Page 198 CITY PLANNING COMMISSION AGENDA ITEM NO: 7 STAFF: RYAN TEFERTILLER FILE NO: CPC CU 13-00022 QUASI-JUDICIAL PROJECT: APPLICANT: OWNER: GABION APARTMENTS SPRINGS ENGINEERING C & A PROPERTIES, LLC SITE
Page 199 PROJECT SUMMARY: 1. Project Description: This project consists of a conditional use development plan. Approval of this project would allow the 1.83-acre site to be developed with a 20 unit, three-story apartment building. The building includes 10 single-vehicle garage stalls, with 25 additional external parking stalls available immediately north and south of the building. The site is zoned OR (Office Residential) which allows multi-family residential land uses with approval of a conditional use. 2. Applicant s Project Statements: (FIGURE 1) 3. Planning and Development Team s Recommendation: Approval of the conditional use application with technical modifications. BACKGROUND: 1. Site Address: 676 W. Monument Street 2. Existing Zoning/Land Use: OR/CU (Office Residential with a prior Conditional Use for multi-family residential) / vacant (FIGURE 2) 3. Surrounding Zoning/Land Use: North: PUD/HS (Planned Unit Development single-family attached townhomes, maximum density four dwelling units per acre with the Hillside Overlay zone) / vacant South: OR (Office Residential) and R2 (Two-Family Residential) / office and single- and two-family residential East: PUD/cr (Planned Unit Development townhome, condo, single-family residential, maximum density of 8.2 dwelling units per acre with conditions of record) / multi-family residential apartments. West: OR (Office Residential) / general business office 4. Comprehensive Plan/Designated 2020 Land Use: General Residential 5. Annexation: Town of Colorado Springs (September 1872) 6. Master Plan/Designated Master Plan Land Use: Westside Plan (1980) / Public 7. Subdivision: North Monument Subdivision (September 1997) 8. Zoning Enforcement Action: none 9. Physical Characteristics: The property is vacant and includes mostly scrub oak and other lowgrowing vegetation. The site includes mostly moderate to steep slopes but does include a relatively flat area near the north/central portion of the site. The majority of the site includes unconsolidated fill that must be mitigated during the construction process. STAKEHOLDER PROCESS AND INVOLVEMENT: The standard City notification and posting process was used with 87 property owners within 500 feet of the project notified at the time of submittal. The submittal postcard also invited neighboring property owners to the April board meeting for the Organization of Westside Neighbors (OWN) where the item was presented to the board for their input. Approximately seven neighbors attended the OWN meeting expressing minor concern regarding density, traffic and building height. Additionally, staff received one email from a neighboring property owner (FIGURE 3) and exchanged voicemails with another. All applicable City agencies and departments were asked to review and comment; the vast majority of departmental comments were addressed within the applicant s revised plans. Those issues that are still not completely resolved appear below as technical and informational modifications to the conditional use development plan. Prior to the City Planning Commission hearing, the site will be posted and postcards mailed once again.
Page 200 ANALYSIS OF REVIEW CRITERIA/MAJOR ISSUES/COMPREHENSIVE PLAN & MASTER PLAN CONFORMANCE: 1. Review Criteria / Design & Development Issues: The subject property has seen a number of different proposals in recent years. In 1997, a development plan was approved for a 6,500 square foot medical office with a 33-stall accessory parking lot (FIGURE 4). That plan expired after four years of inactivity. In 2004, the City approved a minor amendment to the medical office plan to grant an additional four years of entitlement; still the site remained vacant. In 2007, a conditional use development plan was approved allowing the site to be developed with 14 units of attached single-family residential units (i.e. townhomes) (FIGURE 5). That approval expired in 2011. The current proposal (FIGURE 6) increases the number of residential units from 14 to 20 but the proposed three-story building consumes a significantly smaller portion of the site allowing the steeper sloped areas to remain intact and undisturbed. The site has two primary challenges as well as some notable assets. The first challenge is that the site must serve as a transition between the office use to the west, the multi-family uses to the north and east, and the single-family uses to the south. Careful consideration is needed to ensure that the proper land use, density and bulk/scale are utilized to avoid negative impacts to any of the surrounding properties. The second challenge present is the site s environmental constraints specifically steep slopes, unconsolidated fill, and slope stability concerns. The City is carefully reviewing the geohazard report with the help of the Colorado Geological Survey to ensure that adequate site, foundation, and retaining wall designs are employed to allow for successful development of the property. While the current geohazard report specific for this application has not yet been approved, the applicant, their consultants, and the City are confident that the report can be updated to address these issues. Approval of the geohazard report and modification of the development plan for consistency with the geohazard report are both listed at the conclusion of this report as modifications required prior to plan approval. Lastly, the site s primary assets must also be noted. The property is in close proximity to Downtown Colorado Springs, Monument Valley Park, and the Colorado College campus, making it a desirable infill location for young professionals, college staff and others who want to live within walking or biking distance from downtown. Furthermore, the near-360 degree views from the property are a significant selling point to potential residents. As a conditional use development plan, both the conditional use criteria and the development plan review criteria are considered. After review of the original submittal and receipt of the applicant s revised plans, staff has determined that once the remaining technical issues are resolved, the required criteria are met and the project should be approved. 2. Conformance with the City Comprehensive Plan: This project is consistent with the City s Comprehensive Plan objectives, policies and strategies. Those statements that support the proposed project include: Objective LU4: Encourage Infill and Redevelopment: Encourage infill and redevelopment projects that are in character and context with existing, surrounding development. Infill and redevelopment projects in existing neighborhoods make good use of the City s infrastructure. If properly designed, these projects can serve an important role in achieving quality, mixeduse neighborhoods. In some instances, sensitively designed, high quality infill and redevelopment projects can help stabilize and revitalize existing older neighborhoods. Policy LU 401: Encourage Appropriate Uses and Designs for Redevelopment and Infill Projects: Work with property owners in neighborhoods, the downtown, and other existing activity centers and corridors to determine appropriate uses and criteria for redevelopment and infill projects to ensure compatibility with the surrounding area.
Page 201 Objective LU 5: Develop Cohesive Residential Area: Neighborhoods are the fundamental building block for developing and redeveloping residential areas of the city. Likewise, residential areas provide a structure for bringing together individual neighborhoods to support and benefit from schools, community activity centers, commercial centers, community parks, recreation centers, employment centers, open space networks, and the city s transportation system. Residential areas also form the basis for broader residential land use designations on the citywide land use map. Those designations distinguish general types of residential areas by their average densities, environmental features, diversity of housing types, and mix of uses. Residential areas of the city should be developed, redeveloped and revitalized as cohesive sets of neighborhoods, sharing an interconnected network of streets, schools, parks, trails, open spaces, activity centers, and public facilities and services. Policy LU 501: Plan Residential Areas to Integrate Neighborhoods into the Wider Subarea and Citywide Pattern: Plan, design, develop, and redevelop residential areas to integrate several neighborhoods into the citywide pattern of activity centers, street networks, environmental constraints, parks and open space, school locations and other public facilities and services. Strategy LU 502e: Locate Higher Density Housing as a Transition and Buffer to Residential Areas: Locate higher density housing in relation to activity centers and gradually decrease the density of that housing as a transition and buffer to the surrounding residential areas. It is the finding of the Planning Staff that this request complies with these specified City Comprehensive Plan goals, objectives and policies. 3. Conformance with the Area s Master Plan: The proposed project falls within the 1980 Westside Plan where the plan s land use map labels the site as public. It is unclear why the site was given the public designation as no specific text regarding this site, this subarea of the plan, or the public land use type is included in the plan. Furthermore, there is no obvious record of public ownership of the site. While master plan designations can help evaluate land use proposals, and conformance is a required criteria for change of zone applications, there is no formal requirement or criteria relevant to this application that requires conformance to the master plan. STAFF RECOMMENDATIONS: Item No: 7 CPC CU 13-00022 Conditional Use Development Plan Approve the proposed conditional use development plan based upon the finding that the plan complies with the criteria in City Code Sections 7.5.704 and 7.5.502.E and is subject to compliance with the following technical and informational plan modifications: Technical and Informational Modifications to the Conditional Use Development Plan: 1. Revise the geo-hazard report to reflect comments and concerns from the Colorado Geological Survey and the City of Colorado Springs. 2. Revise the conditional use development plan to include the necessary notes, details or other modifications described in the final geo-hazard report. 3. Correct the minor grading issues described in staff s June 4, 2013 review letter. 4. Correct the rear and front setbacks as illustrated on the plan. 5. Add the required utility general notes to the utility sheet. 6. Correct the notation for the existing wastewater main in Monument Street. 7. Modify the plan to illustrate the required 15-foot separation between the private water main and on-site structures such as monument walls or signage. 8. Add the required landscape note regarding landscape materials around the stormwater quality feature.
Page 202 Date: April 01, 2013 AR ITECTURE To: Attn: Project: Location: City Of Colorado Springs Land Use Review Division Planning ft Community Development Department Ryan Tefertiller, Senior Planner Gabion Apartments 676 West Monument Colorado Springs, CO Project Statement Project Description: The following is a proposal for a new 3-story, 20 Unit Apartment Building at 676 West Monument on a vacant 1.83 acre site. This proposal includes site improvements including site access, driveway, off-street parking, new landscaping, and stormwater management. Project Justification: 1. Will the project design be harmonious with the surrounding land uses and neighborhood? Yes. The surrounding land uses and neighborhood are quite varied. The properties immediately adjacent to 676 West Monument are Office Buildings, single story to the East, and 1 to 2 story to the West. These office buildings are both built in a mid-century modern style, featuring angled brick forms and large expanses of glass, with low-slope, single pitch roof forms. The majority of the buildings across the street, and below the property, are 2 story single-family and multi plex residential. These residential buildings are a non-descript 1990's style with gabled roof and painted fiber cement panel siding and/or stucco. Architecturally our proposed Apartment building design takes cues from its mid-century neighbors, and from the natural topography, vegetation, and incredible views of the site. The materials: brick, wood, stucco, and metal; are consistent with the neighborhood, while the building forms are congruent with classic mid-century modern design. The window sizes and placement, sunscreens, and deck enclosures are all designed to maximize views and passive heating and cooling. The bulk of the building has been reduced by breaking the building into 3 distinct forms reducing the scale of the building to better fit in the multi-plex style of architecture neighboring the site. 2. Will the proposed land uses be compatible with the surrounding neighborhood? Will the proposed development overburden the capacities of existing streets, utilities, parks, schools and other public facilities? The majority of this area is residential in use. The zoning on site allows for Multi-Family Residential as a Conditional Use. The proposed density of 11 units/acre is less than the potential density of duplexes permitted by the OR zone or the R2 zone across the street. Twenty residential units will have little impact on the adjacent public infrastructure, and much less impact on traffic than the potential business uses allowed by the OR Zone. Echo Architecture. LLC 202 Echo Lane 719.322.1022 Colorado Springs, CO echo-arch.com 80904 FIGURE 1
Page 203 c 3. Will the structures be located to minimize the Impact of their use and bulk on adjacent properties? Yes. Our proposed Apartment building is located on an existing flat spot on an otherwise hilly site. Its placement is such that the building has very little impact on the neighbors. The building coverage is only 12% and it sits nearly 200' from the street and over 100' from the nearest building. The height is less than that allowed by zoning code, and similar to the adjacent 2-story + gabled roof buildings across the street. The bulk of the building has been broken into three distinct forms to minimize its visual impact on the neighborhood. 4. Will landscaping, berms, fences andlor walls be provided to buffer the site from undesirable views, noise, lighting or other off-site negative influences and to buffer adjacent properties from the negative influences that may be created by the proposed development? No, we feel the influences of our project on the neighborhood, and the influences of the neighborhood on our project, are desirable. The site has an existing berm at the top of the hill that will be retained to help shield the neighborhood from the off-street parking. Landscape screening will be utilized to hide the parking per City Zoning Code. Landscape walls and retaining walls will be used to retain earth to allow for the driveway. 5. Will vehicular access from the project to the streets outside the project be combined, limited, located, designed and controlled to channel traffic to and from such areas conveniently and safely and in such a manner which minimizes traffic friction, noise and pollution and promotes free traffic flow without excessive interruption? Yes. The existing driveway access to 720 West Monument will be widened to allow for shared access to 720 and 676 West Monument. This was approved in a prior Development Plan for this site. This will leave the number of curb-cuts on Monument unchanged. 6. Will all streets and drives provide logical, safe and convenient vehicular access to the facilities within the project? Yes, we are proposing one driveway on site, the design of which is logical, safe and convenient. 7. Will streets and drives within the project area be connected to streets outside the project area in such a way that discourages their use by through traffic? NIA 8. Will adequately sized parking areas be located throughout the project to provide safe and convenient access to specific facilities? Yes. We are proposing sufficient parking on site for the apartment residents and guests. 9. Will safe and convenient provision for the access and movement of handicapped persons and parking of vehicles for the handicapped be accommodated in the project design? Yes. 10. Will the design of streets, drives and parking areas within the project result in a minimum of area devoted to asphalt? Yes. Great care has been taken to limit the amount of asphalt, to maintain the views and pristine nature of the site. Echo Architecture, LLC 202 Echo Lane 719.322.1022 Colorado Springs, CO echo arch.com 80904 FIGURE 1
Page 204 c c 11. Will pedestrian walkways be functionally separated from vehicular traffic and landscaped to accomplish this? Will pedestrian walkways be designed and located in combination with other easements that are not used by motor vehicles? Yes, where necessary. The majority of pedestrian ways will be combined with the driveways due to the short distance from parking to building and the relatively light amount of traffic on site. We will be adding a curb and sidewalk at Monument Street to increase pedestrian safety for our residents as well as the surrounding neighborhood. 12. Does the design encourage the preservation of significant natural features such as healthy vegetation, drainage channels, steep slopes and rock outcroppings? Are these significant natural features incorporated in the project design? Yes. Great care has been taken to preserve and highlight the natural landscaping on site, and avoid building on the steep sloping portions of the site. Conditional Use Review Criteria: A. Surrounding Neighborhood: That the value and qualities of the neighborhood surrounding the conditional use are not substantially injured. We feel the proposed Apartment building enhances the quality of the surrounding neighborhood. The impact on the site is minimal. This vacant site has been used for social trails which will be maintained and now be safer due to the additional "eyes on the trails". We will be adding a curb and sidewalk at Monument Street to increase pedestrian safety for our residents as well as the surrounding neighborhood. B. Intent of Zoning Code: That the conditional use is consistent with the intent and purpose of this Zoning Code to promote public health, safety and general welfare. The OR zone allows for much higher residential and/or office densities than we are proposing. Our small footprint coverage is less than 14 of that allowed, our height is less than that allowed, and we have significantly exceeded the setbacks on all sides. We believe our proposal meets the intent of the zoning code and our design promotes the public health, safety and general welfare of not only the building residents but the entire neighborhood. C. Comprehensive Plan: That the conditional use is consistent with the Comprehensive Plan of the City. This project lies in the 'General Residential' section of the Comprehensive Plan. Our proposal is consistent with this. Colorado Springs has been promoting infill development and increased density in the City core. We are hoping to meet both of these goals with this project. Project Issues: The following issues in 'italics' were raised during our LDTC meeting on February 13, 2013: DRAINAGE: The drainage design will incorporate a rain garden water quality feature for the parking lot as well as a sedimentation removal manhole for the roof discharge. Storm water discharge between the roof and the remainder of the site will be segregated and directed to Monument Street gutter controlling the discharge so that the peak storm water flow will not exceed the historic discharge. In addition the grading design will reduce storm water discharge to the Echo Architecture, LLC 202 Echo Lane 719.322.1022 Colorado Springs, CO echo arch. com 80904 FIGURE 1
Page 205 neighbors including the Dale Street properties, property to the north and the adjacent office building to the southeast. SPRINGS ENGINEERING, LLC, Project Engineer UTILITIES: Utilities will be extended to the property from existing mains in Monument Street. Water and sewer connections will be made near the easterly Monument Street property boundary where both utilities can easily be accessed with reduced Monument Street Roadway disturbance. The sanitary sewer will connect to an existing manhole in Monument Street and extend north westerly to a manhole in the site parking lot. A 6-inch service line will connect from the building to just downstream of the parking lot manhole. The water connection will be made about 10-ft west of the sanitary sewer extension to the Monument Street 6-inch main. Although the Monument Street Main is only 6-inch, the site main extension will be 8-inch pvc. The site main will extend to just west of the building where the building sprinkler fire line and domestic service line will extend to the building and a fire hydrant will be located. This single line extension and fire hydrant is similar to the utility service to the property west of the subject property. A utility easement can be provided as required by CSU. SPRINGS ENGINEERING, LLC, Project Engineer TRAFFIC: The proposed access is as platted; sharing of the existing driveway on Monument Street with the lot to the west. The design shown meets requirements of the plat for this lot. FIRE: Show turning radii on Monument. Show No Parking signage on Monument if necessary. Mark 'Fire Lane' striping and/or signage on site as necessary. Show 150' hose length on site plan. Verify Fire hydrant Water Pressure. The site plan and landscape plan show the fire truck turning radius and turn around on site. No parking signs and striping have been added on Monument Street as required and fire lanes have been identified on site. The fire hose lay length is shown on the site plan. Water utility plans have been submitted to CSU for fire flow calculations. SPRINGS ENGINEERING, LLC, Project Engineer LANDSCAPING: Improve disturbed areas, improve entry point. Screen motor vehicle areas from Right of Way. The landscape design provides for the standard city requirements by utilizing a palette of native and adaptive species. The use of these species shall create a sustainable, xeric landscape that allows for the conservation of irrigation water. The landscape design shall preserve the majority of the existing native shrubs, grasses, and trees. Areas disturbed by the construction process will be formally landscaped or be treated as native re-vegetation. A transition from native to a formal landscape coupled with site signage at the point of entry will clearly identify site access. Echo Architecture, LLC 202 Echo Lane 719.322.1022 Colorado Springs, CO echo-arch.com 80904 FIGURE 1
Page 206 c.. o Although not adjacent to street frontage, motor vehicle lots are screened by a combination of deciduous and evergreen plantings and a significant separation in grade from street level to parking level. Soil Analysis deferral: We wish to request a deferral of soils analysis, as required by the City of Colorado Springs, until the construction phase of the project. Due to the nature of the site grading and construction the design team request soil analysis deferral. At the time of construction the landscape contractor shall collect soil samples for analysis, post site grading. NINE DESIGN, Ltd. Landscape Architects Please feel free to contact me anytime with questions and/or comments on this Project Statement. Respectfully, Echo Architecture, LLC. Ryan Lloyd Architect Echo Architecture, LLC 202 Echo Lane 719.322.1022 Colorado Springs, CO echo-arch. com 80904 FIGURE 1
Page 207 FIGURE 2
Page 208 FIGURE 3
Page 209 FIGURE 4
Page 210 FIGURE 5
Page 211 FIGURE 6
Page 212 FIGURE 6
Page 213 FIGURE 6
Page 214 FIGURE 6
Page 215 FIGURE 6
Page 216 FIGURE 6
Page 217 FIGURE 6
Page 218 FIGURE 6
Page 219 FIGURE 6
Page 220 FIGURE 6