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

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Site Image

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Google Street View

PUD -- Background

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• 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.

Background

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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,
• ffice, 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.

Site Standards

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The project proposes:

Building height just under 60-ft. Zero lot line building and landscape setbacks Parking – 49 on-site parking stalls

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.

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10 spaces 12 spaces 15 on-street spaces 6 on-street spaces

27 garage level spaces

49 on-site stalls

(21 adjacent on-street)

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• N. Spruce St.

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Conformance with Comprehensive Plan

Area designated Mature Redevelopment Corridor (“significant infill and redevelopment

• pportunities”). 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

Investments

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Project Site

Transit Map

Recommendation

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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:

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.

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