HomeMy WebLinkAbout09/20/2018 - Planning And Zoning Board - Supplemental Documents - Regular MeetingITEM 7, APPROVED JD
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ITEM 7, APPROVED JD
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Utilities
electric • stormwater • wastewater • water
700 Wood St.
PO Box 580
Fort Collins, CO 80522
970.221.6700
970.221.6619 fax • 970.224.6003 TDD
utilities@fcgov.com • fcgov.com/utilities
August 31, 2018
LETTER OF INTENT
Dear The Retreat at Ft. Collins, LLC,
This letter is to confirm the intent of the City of Fort Collins Stormwater Department to sell a
parcel of land, across a portion of Parcel Number 9701400931 for the purposes of dedicating right-
of-way and installing a public roadway for the proposed development known as The Retreat. The
parcel is approximately 2.04 acres and the requested right-of-way parcel is approximately 0.10
acres (4,507 square feet) in size. See the attached Exhibit A showing the requested parcel and
location. The exact form of the parcel and its terms will be determined during the Final
Development Plan process.
The sale or conveyance of the parcel is subject to a majority vote of the City Council to approve
such conveyance by ordinance; and will be conveyed upon approval of the Final Development
Plans for The Retreat. See City Code Sections 23-111 and 23-114.
Please contact Heather McDowell at (970) 224-6065 with any questions. The City looks forward
to working on a successful outcome for the City and the proposed development.
Sincerely,
Heather McDowell, P.E.
Water Utilities Engineering
City of Fort Collins
ITEM 7, LETTER OF INTENT FOR EASEMENT
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2
Exhibit A
Larimer County Parcel Map
ITEM 7, LETTER OF INTENT FOR EASEMENT
Page 2 of 3
RIGHT OF WAY
4,507 sq.ft.
0.10 ac
EVERGREEN PARK
3rd FILING
S89°16'52"E (BASIS OF BEARING)
TRACT A
EVERGREEN PARK
SECOND FILING
TRACT A
THE RETREAT @ FORT COLLINS
UNPLATTED
CITY OF FORT COLLINS PER REC. NO.
19900039473
CONIFER STREET
NORTH LINE OF TRACT A,
THE RETREAT @ FORT COLLINS
SOUTH LINE OF
EVERGREEN PARK,
3RD FILING
POINT OF
COMMENCEMENT
(FND #5 REBAR W/
ALUMINUM CAP
LS No. 32822)
POINT OF
BEGINNING
N89°16'52"W
10.05'
S41°18'58"E
16.63'
R=247.15' L=70.72'
Δ=16°23'37"
Chord Bearing=S49°31'24"E
Chord Length=70.47'
N89°16'52"W
90.09'
R=303.50' L=9.43'
Δ=1°46'49"
Chord Bearing=N42°12'22"W
Chord Length=9.43'
N41°18'58"W
34.58'
N30°12'55"W
29.21'
S89°06'14"E
69.37'
EXHIBIT A
A PUBLIC ACCESS EASEMENT BEING A PORTION OF LAND LOCATED IN NORTHWEST
QUARTER OF THE SOUTHEAST QUARTER OF SECTION 1, TOWNSHIP 7 NORTH,
RANGE 69 WEST OF THE 6TH P.M., CITY OF FORT COLLINS, COUNTY OF LARIMER,
STATE OF COLORADO.
D:\PROJECTS\1290-002\DWG\EXHIBITS\1290-002 CONIFER LOI_2018-08-16\1290-002 CONIFER LOI.DWG
THE RETREAT @ FORT COLLINS
FORT COLLINS
COLORADO
FORT COLLINS: 301 North Howes Street, Suite 100, 80521
GREELEY: 820 8th Street, 80631
E NGINEER ING
N O R T H E RN
MEMORANDUM
TO: Linda Ripley, Ripley Design Inc.
FROM: Lucia A. Liley, Liley Law Offices, LLC
RE: Redwood Street Multi-Family Project (“Project”)
DATE: September 11, 2017
You have asked me to review Preliminary Design Review (“PDR”) comments on the Project
from Planning Services dated July 28, 2017 as they relate to the request that you provide a
written justification and to address those particular comments which appear to treat student–
oriented housing differently from other residential uses and suggests that a project must provide
more than one type of use. This memorandum will be limited to the legal implications of these
statements and not address any potential planning responses which I understand you are
providing.
Appropriateness of Student Housing/Rent by the Bedroom in LMN Zone
Comment Number 1 from Planning Services (see page 14, PDR comments) questions the
appropriateness of a 29-acre student-oriented housing project within the Low Density Mixed Use
Neighborhood (“LMN”) Zone District generally, or at this location in particular, based on certain
City Plan Principles and Policies.
The Project includes multi-family dwellings and two-family dwellings which are defined in Land
Use Code (“LUC”) Section 5.1.2 as:
“Dwelling, multi-family shall mean a dwelling containing three (3) or more dwelling units,
not including hotels, motels, fraternity houses and sorority houses and similar group
accommodations.”
“Dwelling, two-family shall mean a dwelling containing two (2) dwelling units.”
The LMN Zone District specifically permits these uses:
“LUC Sec. 4.5(B)(2) The following uses are permitted in the L-M-N District, subject to
administrative review:
(a) Residential Uses:
. . .
2. Two-family dwellings
“LUC Sec. 4.5(C)(3) The following uses are permitted in the L-M-N District, subject to
Planning and Zoning Board review:
(a) Residential Uses:
. . .
Item 7, Liley LMN Memo
Page 1 of 3
3. Any residential use consisting in whole or in part of multi-family dwellings that
contain more than eight (8) units per building, or more than fifty (50) dwelling
units, or more than seventy-five (75) bedrooms.”
The LMN Zone District – and, for that matter, the rest of the LUC or Municipal Code –
does not differentiate student-oriented housing from any other type of housing for the
paramount reason that land use is focused on the use itself and within any particular
category of land use (e.g. multi-family, two-family) does not then permit or deny the
use based upon who the particular user may be within that category of use or the
potentially differing characteristics of that user.
For example, the City does not provide different zoning regulations for two-family or
multi-family users who are renters versus those who are owners. Even with the City’s
“you plus 2” regulations, which are pretty clearly aimed at addressing the student
population issues, it applies to all users, whether students or not.
It is indisputable that the proposed use is a residential project containing both two-
family units and multi-family units and that both uses are permitted in the LMN Zone
District. Whether the users are generally intended to be students is legally irrelevant.
Thus, as a matter of law, the proposed uses within this Project are appropriate in the
LMN Zone District.
Planning Services justifies its statement by citing several City Plan Principles and
Policies. However, City Plan is a guide and not a zoning regulation. Assistant City
Attorney, Brad Yatabe, has referred to City Plan documents as being “aspirational”
while zoning regulations govern the development of property. In the event that a
particular zoning regulation is subjective or ambiguous, principles and policies of an
applicable master plan document may be used to aide in interpretation of the regulation
but they may not be used to contradict clear and direct provisions of the LUC. Here, it
is indisputable that the zoning district regulations permit the proposed uses.
The density of the Project is regulated in LUC Section 4.5(D)(1) which permits an
overall minimum average density of 4 dwelling units per net acre and a maximum
density of 9 dwelling units per gross acre, with this Project proposed to be within that
range at 5.6 dwelling units per acre. Even if the intensity of the Project increases by
increasing the occupancy limits (which does not legally affect a Project’s compliance
with the LUC required density), the Project is still below the LUC maximum density.
Citing a City Plan policy generally addresses density in Low Density Mixed-Use
Neighborhoods (Policy LIV 28.1) does not trump a specific LUC density provision
applicable to the Project.
The same analysis applies to a mix of housing types. The LMN Zone District requires
a certain number of housing types, depending on the acreage of a project, which the
developer will either comply with or seek a modification from.
Item 7, Liley LMN Memo
Page 2 of 3
Single Use Aspect of Project
The fact that the Project is comprised of a single use (referenced on page 14 of the PDR
Comments in both Comment Numbers 1 and 4 and characterized in Comment Number
4 as “student-oriented housing, Extra Occupancy Rental Houses, rent by the bedroom”)
is suggested to be a sufficient grounds alone for a conclusion that the Project is not
appropriate in the LMN Zone District nor could it be made compatible with the existing
neighborhood. Comment Number 1 cites City Plan Policy LIV 28.2 – Mix of Uses.
Policies such as this one obviously speak to overall aspirational goals for LMN zoned
property as a whole. It is not intended to be a requirement that each individual project
within the LMN Zone District must contain a mix of uses. Certainly there is no such
requirement in the applicable provisions of the LUC , nor has the City applied this kind
of interpretation to past projects. If so, there would rarely, if ever, be a project in the
LMN Zone District which contained only one type of land use. We know this routinely
happens throughout the District.
This same “single use” argument was attempted to be applied to the King Soopers
redevelopment project at the College Avenue/Drake Road intersection based on similar
Midtown policies desiring a mix of uses throughout the Midtown area. Our office, on
behalf of that developer, sent the City a letter detailing the developer’s legal objections
to the requirement of adding a second principal use that it did not need, desire or
believe to be marketable (see attached letter). The project was allowed to proceed with
one principal use as permitted under the LUC. That situation was very similar legally
to the issues described in this Memorandum.
Item 7, Liley LMN Memo
Page 3 of 3
LILEY LAW OFFICES, LLC
LUCIA A. LILEY, ESQ. JOSHUA C. LILEY, ESQ.
JANELLE KECHTER, CLA
419 CANYON AVENUE, SUITE 220, FORT COLLINS, COLORADO 80521
TELEPHONE (970)449- 8720
September 19, 2018
Jeffrey Schneider, Chairman
and Planning and Zoning Board Members
c/o Rebecca Everette, Via email to:
Development Review Manager reverette@fcgov.com
City of Fort Collins
300 LaPorte Avenue
Fort Collins, CO 80521
Re: The Retreat at Fort Collins, PDP #180002
Alternative Mitigation Strategy
Dear Chairman Schneider and Board Members:
This firm represents Landmark Properties, Inc., the applicant (the “Applicant”) for The
Retreat at Fort Collins PDP (the “Project”).
During Friday’s work session discussion on the Project, Chairman Schneider asked about
Condition E requiring the Alternative Mitigation Strategy for the Project to be approved as part
of the Final Plan process (note that in the revised Staff Report, this is now Condition D). A
specific concern was that, by not resolving the Alternative Mitigation Strategy prior to the Board
hearing on the Project, the Board might be creating cause for an appeal of the Board’s decision to
City Council. It was suggested that a continuance of the Board’s hearing may be appropriate as
it would allow time for the Alternative Mitigation Strategy to be finalized and thus part of the
Board’s overall decision on the Project.
The Applicant respectfully request that the Board hear and make a decision on the Project
on September 20
th
. The reasons for this are two-fold: (i) the Alternative Mitigation Strategy
process in the City’s recently-adopted Adequate Public Facilities ordinance (“APF Ordinance”)
is an administrative one occurring outside of the Board public hearing on the Project and with
any appeal limited to the Applicant pursuant to a Vested Rights and Takings Determinations
process; and (ii) the delay required to finalize the Alternative Mitigation Strategy puts the Project
in jeopardy.
APF Ordinance
The APF Ordinance establishes criteria and a procedure for an Alternative Mitigation
Strategy when typical roadway improvements are not proportional to impact. Since providing
funds to fully complete the unfunded portions of the needed Lemay grade-separated realignment
ITEM 7, LETTER FROM LUCIA LILEY
Page 1 of 3
Planning and Zoning Board
September 19, 2018
Page 2
(to eliminate the railroad crossing and provide road widening and auxiliary turn lanes) is not
proportional to the Project’s impact, City staff has decided that an Alternative Mitigation
Strategy determination is needed.
Section 3.7.3 of the Land Use Code (the APF Ordinance) has the following relevant
provisions:
Sec. 3.7.3(C)(2) General Requirements. The approval of all development shall
be conditioned upon the provision of adequate public facilities and services
necessary to serve new development. No Building Permit shall be issued unless
such public facilities and services are in place, or the commitments described in
subparagraph (E)(1)(a)(2) below have been made, or with respect to
transportation facilities, a variance under LCUASS Section 4.6.7 or an alternative
mitigation strategy under LCUASS Section 4.6.8 has been approved. . . .
After describing the administrative process for determining Alternative Mitigation
Strategies, LCUASS Section 4.6.8 concludes:
4. Implementation of an identified Alternative Mitigation Strategy serves as
fulfillment of intersection level of service requirements. The administrative
determination with regard to an Alternative Mitigation Strategy is final and may
only be appealed pursuant to City of Fort Collins Land Use Code Division 2.13.
The Alternative Mitigation Strategy process is very similar to the current process for
engineering variances which are approved administratively and can be processed prior to or after
the Board public hearing on a project. Alternative Mitigation Strategy administrative decisions,
just as with engineering variances, are not subject to Board review and approval.
The Applicant understands Condition D and fully accepts its consequences. In fact, the
Applicant has been discussing with City staff the Alternative Mitigation Strategy for the Project
for some time, is confident that a mutually agreeable strategy can be reached and acknowledges
that that has to happen before Final Plan approval.
In terms of an appeal of an Alternative Mitigation Strategy administrative determination,
that can only be filed by the Applicant and would then be processed through the City’s Vested
Rights and Takings Determinations process which is ultimately a Council decision based on
constitutional law principles.
ITEM 7, LETTER FROM LUCIA LILEY
Page 2 of 3
Planning and Zoning Board
September 19, 2018
Page 3
Effects of Delay
The Retreat is a student-oriented multi-family housing project. As such, the timing of
development construction is critical, as the Project must be online prior to Colorado State
University’s school year: in this case, by Fall 2020. The Alternative Mitigation Strategy process
could take an additional one to three months to finalize, not allowing a Fall 2020 opening and
jeopardizing the Project.
Conclusion
The Alternative Mitigation Strategy determination is appropriately conditioned in the
language of Condition D, which the Applicant agrees to.
The Alternative Mitigation Strategy is outside of the Board’s decision on the Project and
can occur either prior to or after such decision.
The only appeal of the Alternative Mitigation Strategy determination is by the Applicant
and involves a completely different process than that associated with an appeal of the Board’s
decision on the Project.
A delay would seriously jeopardize the Project.
For all of these reasons, the Applicant respectfully requests that the Board make a
decision on the Project at its September 20
th
hearing.
Sincerely,
LILEY LAW OFFICES, LLC
/s/ Lucia A. Liley
By: ______________________________
Lucia A. Liley
LAL/jpk
Pc: Landmark Properties. Inc.
Linda Ripley, Ripley Design Inc.
Ted Shepard, Chief Planner
Brad Yatabe, Assistant City Attorney
Joe Olsen, Traffic Operations
Martina Wilkinson, Traffic Operations
ITEM 7, LETTER FROM LUCIA LILEY
Page 3 of 3
From: Kelly Evans <kevans@n2n.org>
Sent: Thursday, September 20, 2018 2:19 PM
To: Rebecca Everette <reverette@fcgov.com>
Subject: LCD Acquisitions development
Hello Rebecca and Planning & Zoning,
This letter is in reference to the proposed development by LCD Acquisitions LLC near Conifer and
Lemay in Fort Collins. Neighbor to Neighbor has agreed to sell a portion of our land, Parcel 1095714, to
the developer to allow access to Conifer from the development. In exchange, the developer will provide
N2N with funds to fully renovate one of our nearby affordable units on Conifer. The developer has also
agreed to set aside one unit in their development for affordable housing in perpetuity. While our
“dream” new development would include additional affordability, affordable units are unlikely in this
location due to the cost of the land, and affordability is currently not a requirement of new
development in Fort Collins. We believe a higher level of density is needed in our community and is
warranted by the local housing crisis. We believe development of additional rental units will have a
positive impact on the local housing market for individuals and families in need of rental housing
options. LCD Acquisitions/Landmark Properties Inc. has been a professional, considerate partner with
Neighbor to Neighbor. Please let me know of any questions. Thank you!
Kelly Evans, Executive Director, N2N
1550 Blue Spruce Drive | Fort Collins, CO 80524
970-488-2363 Direct | 970-484-7498 Main | 970-690-0416 Cell
opening doors. advancing lives.
ITEM 7, PUBLIC COMMENT, K. EVANS
Planning and Zoning Board Public Hearing for PDP#180002
City of Fort Collins
Dear Mr. Shepard, Ms. Everette and P&Z Board Members;
Please accept the following submittal of citizen comments that I intend to read at the public hearing on
September 20, 2018 regarding The Retreat Development (PDP#180002) and Vehicular Traffic
Connection at Lupine Drive through the Meadows at Redwood Neighborhood.
As a resident homeowner in the Meadows at Redwood neighborhood I would like to briefly explain my
opposition to the vehicular connection of Lupine Drive to the Retreat development and to voice my
support for the alternative compliance plan submitted by Ripley Design.
The alternative compliance plan was developed with exceptional coordination between the developer,
designer and the Meadows at Redwood HOA. I commend the development team for their efforts to
work with us to mitigate the threat posed to our neighborhood by connecting Lupine Drive to the new
Student development for public vehicular traffic.
After reviewing the P&Z Staff Report (#PDP180002 dated September 20, 2018) I would like to request
that the Staff recommended note to be added to the site plan (part 4 section 3.6.2 &3.6.3 on page 21 "
“Establishing an interconnected network of neighborhood streets via a vehicular connection to Lupine Drive, in the future, may
be considered a viable alternative should the benefits be found to warrant the connection by the interested parties and decision-
makers, consistent with comprehensive plan policies for connectivity.") allowing possible future vehicular connection
at Lupine Drive be omitted entirely or at the very least clarified. As it stands the language seems
intentionally vague. Ideally I request that the note be left off the plan entirely as full vehicular
connection of Lupine drive does not serve to benefit anyone, least of all the residents of our small
neighborhood.
I understand the intent of the connectivity initiative but the specific circumstances here do not align.
This is a connection between 2 drastically different neighborhood types and residents. Given the
limitations of the other access points to this development, lack of full movement at 2 of 3 entrances, to
this site, a connection at Lupine drive would most definitely result in a "cut through" access for the over
700 students living at this facility. The city master plan has specific provisions (T4.3) to minimize and
prevent Cut Through Traffic and also explicitly states that streets should be designed to minimize
"through traffic" in neighborhoods (T13.2), which is exactly what we will have here if vehicular
connection is made in the future.
I fully support connection for Bicycles, pedestrians and emergency services between these
neighborhoods but must protest the addition of a vaguely worded note to the site plans that may allow
full vehicular connection at Lupine drive by anyone for seemingly any reason in the future.
ITEM 7, PUBLIC COMMENT, S. METZ
Page 1 of 2
Please remove the recommendation for the addition of the vague site plan note or provide language
that more clearly identifies criteria to be met for a vehicular connection.
Thank you,
Scott Metz
1013 Mullein Dr.
Fort Collins, CO 80524
ITEM 7, PUBLIC COMMENT, S. METZ
Page 2 of 2
land planning landscape architecture urban design entitlement
Thinking outside of the box for over two decades.
419 Canyon Ave. Suite 200 Fort Collins, CO 80521 tel. 970.224.5828 fax 970.224.1662
www.ripleydesigninc.com
September 11, 2017
Redwood Street Multi-Family
Landmark Properties submitted Redwood Street Multi-Family for Preliminary Design
Review (PDR) July 12th
and attended the PDR Staff Review Meeting on July 26th
to
receive comments from various City departments. While there were comments from 15
departments, the comments from Planning Services were the most onerous. This
“white paper” is intended to respond to the most serious concerns raised in the planning
comments. Comment Number 1 suggests that the project as proposed may not be
appropriate in the LMN zone district, citing City Plan Livability Policy LIV 28.
Comments Number 2-22 address site plan issues related to orienting buildings to public
streets or street-like private drives, integration into the public street system, land use
buffers and transitions, canal crossings, building types, square footages, mid-block
crossings, parking requirements, bike parking, pet stations and the need for a bus stop.
It is the Applicant’s intent to meet Land Use Code requirements in regard to these
specific site plan issues. Many were already addressed with the site plan presented at
the PDR Meeting and the most current site plan rendition attached to this paper
addresses all of them. Furthermore, we believe the current site plan conforms to the
applicable General Development Standards contained in LUC 3.1-3.8. A memo from
Lucia Liley addressing legal aspects of policy versus regulatory requirements
accompanies this letter and should be reviewed as well.
The focus of this paper is to demonstrate that the proposed project is supported by City
Plan Principles and Policies and achieves goals and objectives included in the
Northside Neighborhoods Plan. Also to show that it is consistent with the Purpose of
the LMN District, is a permitted land use, and meets the applicable land use standards
in regard to density, mix of housing types, facing uses and small neighborhood parks
per Division 4.5 in the Land Use Code.
City Plan Policies under LIV 28 cited in the PDR planning comments are included
below:
Policy LIV 28.1 – Density
Low Density Mixed-Use Neighborhoods will have an overall minimum average density of four (4)
dwelling units per acre, excluding undevelopable areas. This minimum density for parcels 20
acres or less will be three (3) dwelling units per acre.
ITEM 7, RIPLEY WHITE PAPER
Page 1 of 7
Thinking outside of the box for over two decades.
419 Canyon Ave. Suite 200 Fort Collins, CO 80521 tel. 970.224.5828 fax 970.224.1662
www.ripleydesigninc.com
Policy LIV 28.2 – Mix of Uses
Include other neighborhood-serving uses in addition to residential uses. Although the actual mix
of uses in each neighborhood will vary, Low Density Mixed-Use Neighborhoods may include the
following:
• Principal uses: Predominantly detached single family homes; however, may include a range
of
duplexes, townhomes, and small scale multi-family dwellings (twelve or less units per
building).
• Supporting uses: Places of worship, day care (adult and child), parks and recreation facilities,
schools,
and small civic facilities. In addition to these uses, a mix of other complementary uses is
permitted
within a designated Neighborhood Center, including the following: neighborhood-serving market,
shops,
small professional offices or live-work units, clinics, or other small businesses in addition to the
list of
secondary uses listed above. Retail uses will be permitted only in a designated Neighborhood
Center. Home occupations are permitted provided they do not generate excessive traffic and
parking or have signage that is not consistent with the residential character of the neighborhood.
Policy LIV 28.3 – Mix of Housing Types
Distribute a variety of housing types to make an attractive, marketable neighborhood with housing
for a diversity of people. Include a minimum of four (4) distinct housing types in any residential
project containing more than thirty (30) acres. As the acreage of the residential project increases,
so should the number of housing types.
At 5.6 DU/AC the proposed density of the project is above the minimum average
densities established in this policy and the principal uses proposed in the project are
consistent with the principal uses described in LIV 28.2 (underlined and bolded). The
project contains 30.16 acres and will provide 4 distinct housing types or seek a
Modification. We believe the above City Plan Policies together with the Purpose
statement of the LMN District contained in the Land Use Code and inserted below
support the proposed project.
Purpose. The Low Density Mixed-Use Neighborhood District is intended to be a setting for a
predominance of low density housing combined with complementary and supporting land uses
that serve a neighborhood and are developed and operated in harmony with the residential
characteristics of a neighborhood. The main purpose of the District is to meet a wide range of
needs of everyday living in neighborhoods that include a variety of housing choices, that invite
walking to gathering places, services and conveniences, and that are fully integrated into the
larger community by the pattern of streets, blocks, and other linkages. A neighborhood center
provides a focal point, and attractive walking and biking paths invite residents to enjoy the
center as well as the small neighborhood parks. Any new development in this District shall be
arranged to form part of an individual neighborhood.
Typically, Low Density Neighborhoods will be clustered around and integral with a Medium
Density Mixed-Use Neighborhood with a Neighborhood Commercial Center at its core. For the
purposes of this Division, a neighborhood shall be considered to consist of approximately
eighty (80) to one hundred sixty (160) acres, with its edges typically consisting of major streets,
drainageways, irrigation ditches, railroad tracks and other major physical features.
The Purpose states that the LMN District is intended to be a setting for a predominance
of low density housing. The zone district as outlined in Article 5, Division 4.5 of the
Land Use Code defines densities appropriate for the LMN District as follows. The
ITEM 7, RIPLEY WHITE PAPER
Page 2 of 7
Thinking outside of the box for over two decades.
419 Canyon Ave. Suite 200 Fort Collins, CO 80521 tel. 970.224.5828 fax 970.224.1662
www.ripleydesigninc.com
overall average density range allowed in the LMN District is 3-9 dwelling units per gross
acre depending on the size of the development. For affordable housing projects the
maximum density is 12 dwelling units per gross acre. Redwood Street MF proposes 5.6
dwelling units per acre, close to the middle of the allowable range. Some of the
proposed units have four and in some cases five bedrooms. We recognize that this
increases the intensity of the development without increasing the number of dwelling
units. To remedy this difference, we divide the number of bedrooms by three (as if 3-
bedroom apartments were being proposed), and the resulting density is 8.0 dwelling
units per acre which is still within the allowable density range. The proposed Northfield
residential development to the southeast by contrast proposes 8.7 dwelling units per
acre.
The Purpose goes on to indicate that developments should operate in harmony with the
residential characteristics of the neighborhood. The site is located in a unique
neighborhood that includes residential, commercial and industrial zone districts (LMN,
RL, CCN, I, MMN and CS) adjacent to the project site or within one quarter of a mile.
Single family housing is located to the north with a 45-50 feet wide regional drainage
way in between. The Lake Canal borders the property on the eastern edge with
medium density multi-family housing (Northfield) planned for the site on the other side of
the canal. An industrial area owned by Larimer County is located to the south adjacent
to Vine Drive and Old Town North, a residential community with a variety of housing
including mixed-use, apartments, condos and single family, is located to the southwest.
A small single-family residential project, Redwood Meadows and a City-owned regional
detention area border the site on the west side with Aspen Heights, cottage style
student oriented housing, located west of Redwood Street.
ITEM 7, RIPLEY WHITE PAPER
Page 3 of 7
Thinking outside of the box for over two decades.
419 Canyon Ave. Suite 200 Fort Collins, CO 80521 tel. 970.224.5828 fax 970.224.1662
www.ripleydesigninc.com
We believe the Redwood Street MF project as proposed utilizes the odd shaped site
effectively and is well suited to the diverse mix of land uses that exist in the
neighborhood. The project site is well buffered from existing single-family
neighborhoods that exist to the north and to the southwest by open space and natural
areas. The site plan respects the Redwood Meadows single family development by
placing a major walkway spine along the shared property line that ranges from 35 to 75
feet wide and will be planted with deciduous canopy trees along with conifers and
ornamental trees for year around interest. This walkway spine exceeds the 25-foot
wide required buffer and will provide an excellent transition between the one-story
single family homes and the mostly two-story multi-family product. Redwood Meadows
residents will be invited to utilize the walkway, adding a new amenity to their
neighborhood as well as fostering neighborhood social interaction. While existing
residential streets in the neighborhood will extend and connect into the project site as
required by the City, access to the project site is designed to minimize trips through the
existing residential area. The primary ingress and egress to the project site will be from
Suniga Drive and Redwood Street.
The LMN District is intended to have a mix of uses that meet the needs of everyday
living in neighborhoods that include a variety of housing choices, and that invite
walking to gathering places, services and conveniences. Redwood Street multi-family
is a cottage-style student oriented housing project that offers students an opportunity
to live in a low density neighborhood and share a house with 2-4 other students. This
arrangement has proven to be a popular choice for many students who prefer to live in
a quiet neighborhood rather than more densely populated student housing projects
closer to campus. The community benefits from having cottage-style apartments
because students can satisfy their desire to live in quiet neighborhoods while living in
a managed housing project where buildings and landscapes are well maintained. It
also has the benefit of freeing up more affordable housing in residential
neighborhoods currently rented to students.
Students living in the project will be within a mile of a large variety of gathering places,
conveniences and services, including a King Soopers mega store, Jax Mercantile,
restaurants, auto service shops, banks, Lyric Cinema, as well as New Belgium and
Odell’s breweries. It’s also located within a mile of a variety of recreational opportunities
including Redwing Marsh open space and nature trails, Greenbriar Park, the proposed
Whitewater Park, as well as the Poudre River and associated bike trail. Old Town and
the Downtown CBD also lie within a mile radius of the site and offer many goods and
services along with restaurants and entertainment venues.
The ideal LMN District will integrate all these uses into the larger community with a
pattern of streets, blocks, and other linkages. The LMN District in this area of Fort
Collins is combined with RL Districts (low density residential existing prior to City Plan)
to create an area of low density residential approximately ½ mile east of North College
Avenue. The proposed site plan continues the street pattern created when Redwood
Meadows was built. The applicant has oriented buildings so that they face public
streets or a street-like private drive. In addition, the project incorporates a community
ITEM 7, RIPLEY WHITE PAPER
Page 4 of 7
Thinking outside of the box for over two decades.
419 Canyon Ave. Suite 200 Fort Collins, CO 80521 tel. 970.224.5828 fax 970.224.1662
www.ripleydesigninc.com
trail along the canal and a private trail system surrounds the project, effectively
utilizing neighborhood and natural area buffers. The trails combined with the network
of public and private sidewalks create a wide variety of walkable blocks within the
project. The proposed pedestrian and bike paths link to existing sidewalks and bike
lanes along Redwood Street and Suniga Street which connect residents to the
plethora of goods and services located along North College Avenue and at the King
Soopers store on Willox Street to the north.
The project will provide pocket parks and natural areas for residents to enjoy. While the
pool/clubhouse complex is for residents only, the trail system and pocket parks are
intended to be shared with the larger neighborhood.
The proposed site plan includes 176 dwelling units with 729 total bedrooms distributed
in 2, 3, 4 and 5 bedroom configurations. The Land Use Code requires multi-family
projects with 4 and 5 bedroom units to provide sufficient amenities to sustain the
activities associated with the development and to protect the adjacent neighborhood.
Approximately 749 parking spaces are provided through parallel on-street, angled on-
street, off-street, and structure parking. The applicant plans to run a private shuttle bus
to campus and other locations on a regular basis in order to discourage residents from
driving their cars. As the project moves forward they will coordinate with Transfort to
see how best to serve the transportation needs of the resident population.
Bicycle parking will be provided in the quantities required by the Land Use Code.
Site amenities include a clubhouse-pool complex with study rooms, fitness center, on
site management and leasing offices, and computer lab, along with grilling stations and
social gathering spaces.
Open space areas totaling approximately 365,650 square feet along with approximately
5,700 lineal feet of trails provide opportunities to get out, take walks and meet other
people living in the project or in the neighborhood. The project provides more
amenities, trails and open space than mid-rise student housing projects in more urban
areas such as Plum Street, West Elizabeth and Lake Street closer to campus with
larger student populations.
After thoroughly reviewing City Plan Principles and Policies, studying the Northside
Neighborhoods Plan and re-examining the LMN District permitted uses and
performance standards we conclude that the proposed multi-family project is clearly
consistent with the requirements and purpose of the LMN District. Furthermore, the
project would have many positive effects on the existing neighborhood and would
benefit the larger community in the following ways:
• Providing needed student housing in a managed setting where students can use
transit and other alternative modes of transportation to access the CSU campus,
shopping, services, employment and recreational opportunities.
ITEM 7, RIPLEY WHITE PAPER
Page 5 of 7
Thinking outside of the box for over two decades.
419 Canyon Ave. Suite 200 Fort Collins, CO 80521 tel. 970.224.5828 fax 970.224.1662
www.ripleydesigninc.com
• Increasing the number of students living in managed multi-family developments
will make existing rental houses in neighborhoods available for families.
• Vehicular and pedestrian connectivity will be improved by extending Suniga
Street to the east.
• Increasing the number of people living in the neighborhood walking and riding
bikes to Old Town via the Redwood/Linden connection will increase both real and
perceived safety in the existing neighborhood which has been a concern for
existing residential areas.
• The project will provide open spaces and trails that can be utilized by the larger
neighborhood. Periodic doggie stations will be an added benefit and help to
insure responsible pet ownership.
• The project will preserve and integrate natural areas adjacent to the Lake Canal
and south of Suniga Street where they provide wildlife habitat and have other
community benefits.
• The consistent and high quality landscape and building maintenance will
enhance the image and identity of the larger neighborhood, one of the specific
goals of the Northside Neighborhoods Plan.
• Increasing the population in the area will benefit the commercial uses along
North College Avenue, one of the City’s primary Targeted Infill and
Redevelopment Areas as well as Downtown businesses.
Lastly, in the interest of consistent plan review, we reviewed staff comments for
Northfield, the multi-family project proposed adjacent to our site, southeast of the Lake
Canal. The applicant for Northfield presented their conceptual site plan at a PDR
Meeting in July and City Staff comments were provided on July 7th
. The Northfield
project has many similarities to the Redwood Street multi-family project. The project
proposes 479 dwelling units on 55 acres resulting in a density of 8.71 DU/AC. The
project includes products ranging from 4-plex cottages to 12-unit buildings. Both
projects are in the LMN District, both provide the requisite mix of housing types and the
proposed densities are similar with Northfield’s being higher. Both projects have
adequate parking, a centrally located clubhouse and small packet parks for residents to
enjoy.
Northfield received staff comments reflecting a variety of site plan issues, but rather
than a comment saying the project was not appropriate in the LMN District or at this
particular location, comment number 6 reads as follows:
.
Comment Number: 6 Comment Originated: 06/30/2017 06/30/2017:
ITEM 7, RIPLEY WHITE PAPER
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Thinking outside of the box for over two decades.
419 Canyon Ave. Suite 200 Fort Collins, CO 80521 tel. 970.224.5828 fax 970.224.1662
www.ripleydesigninc.com
The plan complies with being within the L-M-N allowable range of density. The plan complies with the
required mix of housing types. Please note that the “Cottage” product – 10 buildings (40 units) is
classified in the Land Use Code as “Two Family Attached.” And, the “Cottage” product – 3 buildings (6
units) is classified as “Two Family Dwelling” (a.k.a. Duplex) which actually represents a fifth housing
type.
If the Northfield project is considered suitable in the LMN District and in this particular
neighborhood, then Redwood Street multi-family is also appropriate.
ITEM 7, RIPLEY WHITE PAPER
Page 7 of 7
Community Development & Neighborhood Services
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.416.2740
970.224.6134- fax
fcgov.com
Planning, Development & Transportation
MEMORANDUM
DATE: September 20, 2018
TO: Planning and Zoning Board
TH: Tom Leeson, Director of Community Development & Neighborhood Services
Jason Holland, City Planner
FR: Maren Bzdek, Senior Historic Preservation Planner
RE: Landmark Preservation Commission (LPC) Findings of Fact and Conclusions
Pertaining to Willow Street Residences (PDP180006)
At its September 19, 2018 meeting, the Landmark Preservation Commission (LPC) conducted a review of
the development project known as Willow Street Residences (PDP180006). As provided for in Land Use
Code Section 3.4.7(F)(6), in its consideration of the approval of plans for properties containing or adjacent
to designated, eligible or potentially eligible sites, structure, objects or districts, the Decision Maker shall
receive, and consider in making its decision, a written recommendation from the Landmark Preservation
Commission.
The LPC adopted the following motion on a vote of 7-0:
“That the Landmark Preservation Commission recommend to the Decision Maker approval of the
proposal for 223 Willow Street (PDP180006), finding it is in compliance with the standards contained in
Land Use Code section 3.4.7 in regard to compatibility with the character of the project’s area of
adjacency for the following reasons:
• The project design uses mass mitigation strategies that achieve the basic goals of the code
regarding similarity of height, setback, and width.
• The project includes building materials and detailing that reflect or are visually compatible with the
dominant materials of adjacent historic properties.
• The project uses window patterning and material techniques to create the appearance of
proportions that reflect the window character of adjacent historic buildings.
• The proposed design improves visual and pedestrian connections to the adjacent neighborhood
focal points.
The motion for approval contained no conditions.
ITEM 8, LPC FINDINGS OF FACT MEMO
970.221.4158
northernengineering.com
DESCRIPTION
EXHIBIT A
RIGHT OF WAY
DRAWN BY
C. Snowdon
DATE
August 16, 2018
PROJECT
1290-002 A
SCALE EXHIBIT
1" = 50'
( IN FEET )
0
1 INCH = 50 FEET
50 50
ITEM 7, LETTER OF INTENT FOR EASEMENT
Page 3 of 3