HomeMy WebLinkAbout05/15/2020 - Planning And Zoning Board - Agenda - P&Z Work Session Packet* Work session times are approximate and are subject to change without notice.
Jeff Hansen, Chair Virtual Meeting
Michelle Haefele, Vice Chair 281 N. College Avenue
Michael Hobbs Fort Collins, Colorado
Per Hogestad 80524
David Katz
Jeffrey Schneider
William Whitley
Planning and Zoning Hearing will be held on Thursday, May 21, 2020, in City Hall Chambers.
Regular Work Session
May 15, 2020
Virtual Hearing
Noon – 1:10 pm
Planning and Zoning Board
Work Session Agenda
Participation for this remote Planning and Zoning Board work session will be available online or by phone. No one
will be allowed to attend in person.
Public Attendance (Online): Individuals who wish to attend the Planning and Zoning work session via remote
public participation can do so through Zoom at https://zoom.us/j/97038319812 . Individuals participating in the
Zoom session should also watch the meeting through that site.
The meeting will be available to join beginning at 11:45 a.m. on May 15, 2020. Attendees should try to sign in prior
to 12:00 p.m. if possible.
In order to attend:
Use a laptop, computer, or internet-enabled smartphone. (Using earphones with a microphone will greatly
improve your audio).
You need to have access to the internet.
Keep yourself on muted status.
If you have any technical difficulties during the hearing, please email smanno@fcgov.com.
Public Attendance (Phone): If you do not have access to the internet, you can call into the work session via phone.
Please dial: 1 253 215 8782 or +1 346 248 7799, with Webinar ID: 970 3831 9812 .
(Continued on next page)
City of Fort Collins Page 2
TOPICS: PROJECTED TIMES:
Consent:
1. Trail Head Neighborhood Park (Mapes)
2. Funshine Early Childhood Project (Beals)
12:00 – 12:10
Discussion:
3. Mulberry Connection (Kleer)
4. Apex-Haven Apartments (Wray)
12:10 – 1:10
Policy and Legislation:
• (None)
Board Topics:
• (None)
The meeting will be available beginning at 11:45 a.m. Please call in to the meeting prior to 12:00 p.m., if
possible. Once you join the meeting: keep yourself on muted status. If you have any technical difficulties during
the meeting, please email smanno@fcgov.com.
The May 21 Planning and Zoning Board regular meeting will be held remotely and not in-person. Information on
remotely participating in the May 21 Planning and Zoning regular meeting is contained in the agenda for the
May 21 meeting available at https://www.fcgov.com/cityclerk/planning-zoning.php. Members of the public
wishing to submit documents, visual presentations, or written comments for the Board to consider regarding
any item on the agenda must be emailed to smanno@fcgov.com at least 24 hours prior to the May 21 meeting.
As required by City Council Ordinance 061, 2020, a determination has been made that holding an in-person
hearing would not be prudent and that the matters to be heard are pressing and require prompt
consideration. The written determination is contained in the agenda materials.
Development Review Staff Report Agenda Item 1
Planning Services Fort Collins, Colorado 80521 p. 970-416-4311 f. 970.224.6134 www.fcgov.com
Planning and Zoning Board Hearing: May 21, 2020
Trail Head Park
Summary of Request
This is a Project Development Plan for a City of Fort Collins
Neighborhood Park. The 5.6-acre site was dedicated to the City in
2005 by the developer of the original Trail Head Project
Development Plan (#43-02A) following approval of that plan in 2004.
In the years since the original project approval, funding has
accumulated in the City’s neighborhood park funding program to
enable the park to proceed to design and construction. The design
is based on a sequence of three neighborhood meetings, consistent
with standard practice for City neighborhood parks.
Zoning Map
Next Steps
If approved by the Planning and Zoning Board, the applicant will be
eligible to have final plans signed and proceed to construction
permits.
46TSite Location
775 Greenfields Drive, off of East Vine Drive
approximately ¼ mile west of I-25.
46TZoning
Low Density Mixed Use Neighborhood (LMN)
46TProperty Owner
City of Fort Collins
Parks Planning and Development
215 N. Mason St.
Fort Collins, CO 80524
46TApplicant/Representative
Greg Oakes
Same as above
46TStaff
Clark Mapes, City Planner
46TContents
34T1.34T 34TProject Introduction34T ................................... 2
34T2.34T 34TPublic Outreach34T ........................................ 4
34T3.34T 34TArticle 2 – Applicable Standards34T............... 5
34T4.34T 34TArticle 3 - Applicable Standards34T ............... 6
34T5.34T 34TFindings of Fact/Conclusion34T ................... 10
34T6.34T 34TRecommendation34T ................................... 10
34T7.34T 34TAttachments Trail Head Park PDP20000234T
10
46TStaff Recommendation
Approval.
Planning and Zoning Board Hearing - Agenda Item 1
PDP200002 | Trail Head Neighborhood Park
Thursday, May 21, 2020 | Page 2 of 10
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1. Project Introduction
A. PROJECT DESCRIPTION
• The park plan includes restrooms, a covered picnic shelter, concrete and soft surface walks/trails, a turf
recreational field, a playground, extensive landscaping, a community garden, and a maintenance shed.
An existing belt of mature pine and spruce trees will remain to run through the central portion of the park.
The illustrations below convey the character of the park and its features, with adjacent homes indicated
as simple blocks.
Planning and Zoning Board Hearing - Agenda Item 1
PDP200002 | Trail Head Neighborhood Park
Thursday, May 21, 2020 | Page 3 of 10
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1. Development Status/Background
The park location was planned for development as part of the original Trail Head development plan, which
was approved in 2004. That approved plan generally indicated future development of a ‘Neighborhood
Center’ with adjacent open space in the land area that now includes the park.
In 2005, the City accepted dedication of the park parcel from the developer of Trail Head as an
implementation action of the City Parks Master Plan.
In 2018, a second filing of Trail Head was approved, which designated the park site on the plan and adjusted
the boundary in collaboration with the Parks department.
2. Surrounding Zoning and Land Use
North South East West
Zoning Low Density Mixed Use
Neighborhood (LMN)
Low Density Mixed Use
Neighborhood (LMN)
Low Density Mixed Use
Neighborhood (LMN)
Low Density Mixed Use
Neighborhood (LMN)
Land
Use
Trail Head First Filing
houses
Trail Head Filing Two
Townhomes
Trail Head First Filing
houses
Trail Head First Filing
houses
B. OVERVIEW OF MAIN CONSIDERATIONS
Staff review of the project was straightforward with no significant issues, largely because the park site was
approved with the original Trail Head plans, which provided infrastructure for utilities, transportation, and
parking. Also, because the park was programmed and designed in full collaboration with the neighborhood
through three neighborhood meetings, public outreach has been non-controversial, with general excitement
for the new park to be built.
Two minor issues required the most work by staff through two rounds of review to prepare for hearing, and
these were resolved by development review staff working closely with the applicant. The issues were: 1)
careful protection of the existing belt of pine and spruce trees, and 2) careful location of utility services
(electric, water, and sewer services; and stormwater runoff quality treatment.
C. PARKS AND RECREATION POLICY PLAN
The Parks and Recreation Policy Plan is the guiding document for build-out of the City’s system of parks and
recreation facilities. It was first adopted in 1996, and updated in 2008, with thorough analysis and explanation
of all issues. A Master Plan map on p. 74 of the 2008 update shows the location of Trail Head Park, to fulfill
the identified need for a Neighborhood Park in this area of the city.
Planning and Zoning Board Hearing - Agenda Item 1
PDP200002 | Trail Head Neighborhood Park
Thursday, May 21, 2020 | Page 4 of 10
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Excerpted Map Image from 2008 Parks and Recreation Master Plan p. 76
2. Public Outreach
A. NEIGHBORHOOD MEETING
Pursuant to 17TSection 217T.2.2 – Step 2: Neighborhood Meetings, a neighborhood meeting was not required for
this land use, which requires ‘Basic Development Review’. However, Parks staff conducted a sequence of
three meetings to develop the park programming and design from concepts to the complete development
plan.
B. PUBLIC COMMENTS:
No public contact has been received since submittal.
Planning and Zoning Board Hearing - Agenda Item 1
PDP200002 | Trail Head Neighborhood Park
Thursday, May 21, 2020 | Page 5 of 10
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3. Land Use Code Article 2 – Procedural Standards
A. BACKGROUND
Land Use Code Division 2.17, CITY PROJECTS, requires all projects for which the City is the applicant to be
reviewed and decided by the Planning and Zoning Board regardless of any other review process listed in the
Permitted Uses section of the pertinent zoning district (LMN in this case).
This use, ‘Neighborhood parks as defined by the Parks and Recreation Policy Plan’, is listed in the LMN zone
as being subject to ‘Basic Development Review’ in which staff would otherwise make the decision.
B. PROJECT DEVELOPMENT PLAN PROCEDURAL OVERVIEW
1. Conceptual Review - CDR190012
A conceptual review meeting was held on June 13, 2019.
2. First Submittal – PDP200002
The first submittal of this project was completed on January 21, 2020.
3. Neighborhood Meetings
December 2018, April and September 2019. 3,978 addresses mailed.
4. Notice (Posted, Written and Published)
Posted Notice: January 28, 2020, Sign #529
Written Hearing Notice: April 2, 2020, 274 addresses mailed.
Published Hearing Notice: April 2, 2020
Planning and Zoning Board Hearing - Agenda Item 1
PDP200002 | Trail Head Neighborhood Park
Thursday, May 21, 2020 | Page 6 of 10
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4. Land Use Code Article 3 - Applicable Citywide Standards
A. DIVISION 3.2 - SITE PLANNING AND DESIGN STANDARDS
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
3.2.1 –
Landscaping
and Tree
Protection
This Code Section requires a fully developed landscape plan that addresses
relationships of landscaping to the circulation system, the buildings and park
features, surrounding streets and the neighborhood, and various users of the
site in a manner appropriate to the neighborhood context.
The plan provides the following main components:
• Careful protection of the belt of existing pine and spruce trees on the
site as the first priority in programming and design.
• Additional tree plantings that meet applicable standards for street trees
and species diversity.
• A naturalistic perimeter landscape of primarily native grasses and
evergreen trees.
• Planting beds to define spaces and complement the various features in
the plan.
• An irrigated turf ‘central green’ for multi-purpose recreation and
enjoyment.
• A community garden.
Complies
3.2.2 –
Access,
Circulation
and Parking
This Code Section requires secure, convenient, efficient parking and
circulation improvements that add to the attractiveness of the development.
The plan provides the following main components:
• Convenient, direct walkway access from the sidewalks on surrounding
streets, which include on-street parking.
• A walkway system as the organizing framework of the park that
reinforces the diagonal orientation of the existing belt of evergreen
trees.
• Extension of a walkway spine stubbed to the south property line, which
directly connects the park to the townhome development to the south.
Complies
3.2.2(C)(4)(b) –
Bicycle
Parking Space
Requirements
This Code Section requires bike parking is required at a ratio of 1 fixed rack
space per 2,000 square feet of ‘Active Recreational Use’.
• The plan provides 10 rack spaces, in a convenient central location,
based on a measurement of 19,500 square feet of active use.
Complies
Planning and Zoning Board Hearing - Agenda Item 1
PDP200002 | Trail Head Neighborhood Park
Thursday, May 21, 2020 | Page 7 of 10
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3.2.2(K)(2) –
Nonresidential
Parking
Requirements
This Code subsection contains standard requirements for off-street parking,
listed by use. There is no stated standard for neighborhood parks.
Staff has no concern about parking because:
• The property has 1,480 feet of local street frontage that is designed to
include street parking. With a generous assumption of about 30 feet for
a parking space, that would allow for 50 parking spaces.
• The available on-street parking includes recent restriping of
Greenfields Drive as part of the recently approved development plan to
the south, to delineate a parking lane along the eastern side of the
park.
• As part of the park design, 2 ADA van accessible parking spaces are
provided with curb insets along Greenfields Drive.
• The park is intended primarily for use by the neighborhood, with much
of the usage expected and hoped to be accessed by people walking
and bicycling.
• In the event of an occasion with demand for more parking, the local
public street network extends throughout the Trail Head development,
of which the park is a part, and the entire street network is designed to
include street parking.
Strictly for the record, but intended not for consideration of approval or denial
of this development plan, staff notes that in cases like this where a use is not
listed with parking requirements, and staff has concerns about undue impacts
of parking, there is a history of established practice of mitigating impacts
considering the most similar use that is listed.
In this case, the staff noted that the most similar use with parking
requirements listed in the pertinent Code Section 3.2.2(K) was Outdoor
Recreation, which requires .1 space per person capacity.
A neighborhood park does not have a particular capacity; and the definition of
Outdoor Recreation is “an area devoted to active sports or recreation such as
go-cart tracks, miniature golf, archery ranges, sport stadiums or the like, and
may or may not feature stadium-type seating”. This reflects a different type of
use than this park embedded within the neighborhood.
Complies
3.2.4 – Site
Lighting
This Code Section contains standards to ensure that the functional and
security needs of the project are met in a way that does not adversely affect
the adjacent properties or neighborhood.
• The plan provides lighting on and within the buildings for extended
evening use, with timers to enable shutoff at a certain time of night.
• The photometric plan demonstrates compliance with lighting level limits.
Lighting fixtures are fully shielded and down-directional, meeting color
temperature requirements of 3,000K or less.
Complies
3.2.5 – Trash
and Recycling
Enclosures
This Code Section requires the provision of areas, compatible with the land
use, for the collection, separation, storage, loading and pickup of trash and
recyclable materials.
• The plan provides standard City of Fort Collins receptacles for parks.
Complies
Planning and Zoning Board Hearing - Agenda Item 1
PDP200002 | Trail Head Neighborhood Park
Thursday, May 21, 2020 | Page 8 of 10
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B. DIVISION 3.3 – ENGINEERING STANDARDS
Code
Standard
Noted for the
Record
Summary of Code Requirement and Analysis Staff
Findings
3.3.1(C) –
Public Sites,
Reservations
and
Dedications
This Code Section contains requirements for subdivision plats including
dedications of public rights-of-way and easements, and also includes
requirements for public improvements.
For the record, staff notes that because the park fulfills the previously approved
plan for Trail Head, there are no such dedications or public improvements
required.
NA
C. 3.4 ENVIRONMENTAL, NATURAL AREA, RECREATIONAL AND CULTURAL
RESOURCE PROTECTION STANDARDS
Code
Standard
Noted for
the Record
Summary of Code Requirement and Analysis Staff
Findings
3.4.1 –
Natural
Habitats
The purpose of this Section is to ensure that when property is developed
consistent with its zoning designation, the way in which the proposed physical
elements of the development plan are designed and arranged on the site will
protect the natural habitats and features both on the site and in the vicinity of the
site.
This section applies if any portion of the development site is within five hundred
feet of an area or feature identified as a natural habitat on the City’s Natural
Habitats and Features Inventory Map. There is no such feature on the site,
although the belt of existing evergreen trees may potentially involve a standard
for protection of nesting songbirds, which will be addressed during construction.
NA
Planning and Zoning Board Hearing - Agenda Item 1
PDP200002 | Trail Head Neighborhood Park
Thursday, May 21, 2020 | Page 9 of 10
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D. 3.5 – BUILDING STANDARDS
Applicable
Code Standard
Summary of Code Requirement and Analysis Staff
Findings
3.5.1(B)(C)(E)(F)
– Building
Project and
Compatibility
The purpose of this Section is to ensure that the physical and operational
characteristics of proposed buildings and uses are compatible when
considered within the context of the surrounding area. It includes standards
for compatibility of the mass, scale, materials, and colors of buildings.
• The three small park buildings in the plan are designed to reflect a
contemporary interpretation of simple agricultural character reflecting
the former use of the land near the edge of the city.
• The buildings are oriented to the angle of the belt of existing trees as
an organizing element, lining an “activity spine” along the trees.
• All of the buildings are one story with simple shed roof forms and
corrugated natural patina metal roofing.
• Design and materials relate to the park landscape rather than
surrounding houses. Materials are board-formed concrete; concrete
panels with a light texture finish, exposed beams and columns of
weathering steel, and the metal roofing.
• The use of concrete in building walls reinforces a design theme
throughout the buildings, site walls, and paving, as an aspect of
relating the buildings to the landscape.
• Wood is juxtaposed with concrete as board siding and inserts in
concrete panels. Wood is also used as exposed roof supports and
ceilings, finished with a light gray stain consistent with the theme of
weathered finishes.
Complies
E. 3.6 TRANSPORTATION AND CIRCULATION
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
3.6.4 –
Transportation
Level of
Service
Requirements
This Section is intended to ensure that the transportation network of streets,
alleys, roadways and trails is in conformance with adopted transportation
plans and policies established by the City.
• The transportation level of service requirements were evaluated and
shown to be met in the approval of the original Trail Head PDP in 2004.
The location and programming of the park, and the infrastructure
already built, are such that mobility for all modes of transportation
related to park uses are accommodated by the existing transportation
system.
Complies
3.6.6 –
Emergency
Access
Planning and Zoning Board Hearing - Agenda Item 1
PDP200002 | Trail Head Neighborhood Park
Thursday, May 21, 2020 | Page 10 of 10
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A. DIVISION 4.5 LOW DENSITY MIXED-USE NEIGHBORHOOD (LMN) ZONE DISTRICT
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.
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
4.21(B)(1) _
Permitted
Uses
The proposed use, ‘Neighborhood parks as defined by the Parks and Recreation
Policy Plan’, is permitted subject to Basic Development Review (BDR). As noted
previously, a special requirement for review by the Planning and Zoning Board is
required under Code Division 2.17 because the City is the applicant.
Complies
6. Findings of Fact/Conclusion
In evaluating the request for the Trail Head Park BDR200002, staff makes the following findings of fact:
• The Project Development Plan complies with process located in Division 2.2 – Common Development
Review Procedures for Development Applications of Article 2 – Administration.
• The Project Development Plan complies with pertinent standards located in Article 3 – General
Development Standards.
• The Project Development Plan complies with a pertinent standard located in Division 4.5, Low
Density Mixed Use Neighborhood (LMN) Zone District.
7. Recommendation
Staff recommends that the Planning and Zoning Board approve Trail Head Park BDR200002 based on the
analysis and Findings of Fact in this Staff Report.
8. Attachments Trail Head Park BDR200002
1. Applicants’ Narrative
2. Renderings
3. Architectural Illustrations
4. Architectural Elevations
5. Site Plan
6. Landscape Plan
7. Lighting Plan
8. Civil Plans
1
Trail Head Park
BDR 200002
1
Clark Mapes, City Planner | May 21, 2020
SITE
Mountain Vista Area
Waterglen
Location North
Trail Head
East Mulberry Corridor Area
2
East Vine Dr.
1
2
ITEM 1, ATTACHMENT 9
2
SITE
Trail Head Townhomes
North 3
Project Overview
4
• Neighborhood Park
• Implements Parks & Rec
Master Plan
• Coordinated with 2018 Trail
Head townhomes PDP
3
4
ITEM 1, ATTACHMENT 9
3
Parks &
Recreation
Policy Plan
2018 Trail
Head Filing 2
Townhomes
PDP
5
6
ITEM 1, ATTACHMENT 9
4
7
8
ITEM 1, ATTACHMENT 9
5
9
10
9
10
ITEM 1, ATTACHMENT 9
6
11
11
12
ITEM 1, ATTACHMENT 9
Development Review Staff Report Agenda Item 2
Planning Services Fort Collins, Colorado 80521 p. 970-416-4311 f. 970.224.6134 www.fcgov.com
Planning and Zoning Board: May 21, 2020
Funshine Early Childhood, PDP200002
Summary of Request
This is a request for a Project Development Plan to convert an
existing building from the last known use of a place of worship to a
child care center (parcel #9602406006). The project proposes the
removal of two parking spots to accommodate trash enclosure and
new parking configuration with a total of ten parking spaces
remaining. Access is taken from Cameron Dr. to the south. The
property is within the General Commercial (CG) zone district and is
subject to Planning and Zoning Board (Type 2) Review.
Zoning Map
Next Steps
If approved by the decision maker, the applicant will be eligible to
submit a Final Development Plan. Subsequent rounds of review will
be required to finalize site engineering and corrections to the plan
before the applicant can apply for a site permit.
45TSite Location
Located in the existing building at the northwest
corner of S College Ave and Cameron Drive
and addressed as 5137 S College Ave.
45TZoning
General Commercial (C-G)
45TProperty Owner
Meldrum Properties INC
215 W Magnolia Street Suite 200
Fort Collins, CO 80521-2811
45TApplicant/Representative
Kate Penning, Associate AIA
The Clark Enersen Partners
123 N College Ave, Suite 370
Fort Colllins, CO 80524
45TStaff
Noah Beals, Senior City Planner-Zoning
45TContents
34T1.34T 34TProject Introduction34T ................................... 2
34T2.34T Public Outreach…………………………….
4
34T3.34T 34TArticle 2 – Applicable Standards34T............... 4
34T4.34T 34TArticle 3 - Applicable Standards34T ............... 7
34T5.34T 34TArticle 4 – Applicable Standards:34T.......... 111
34T6.34T 34TFindings of Fact/Conclusion34T ................. 122
34T7.34T 34TRecommendation34T ................................. 133
34T8.34T 34TAttachments34T .......................................... 133
45TStaff Recommendation
Approval of Modifications and Project
Development Plan
RL
CG
POL
UE
S College Ave
site
P&Z - Agenda Item 2
PDP200002 | Funshine Early Childhood– Child Care Center
Thursday, May 21, 2020 | Page 2 of 13
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1. Project Introduction
A. PROJECT DESCRIPTION
• This is a request for a Project Development Plan (PDP) to redevelop an existing building into a child care
center with a capacity of 52 children located at 5137 S College Ave. The two existing driveway
connections take access from Cameron Drive. One will be designated as an entrance only and the other
as an exit only.
• The existing lot is approximately .32-acres and is bounded by public right-of-way on three sides.
• The existing building is 3,010 sf, one-story building that faces the east towards College Ave frontage
road. The primary entrance faces the parking lot on the west side of the property.
• Two outdoor spaces will be fenced to create required play areas.
• The parking lot will consist of 10 parking spaces. These spaces will be realigned to be 60-degree angled
spaces to fit the new one-way drive circulation.
• The existing parking lot is UnotU proposed to be demolished to accommodate the circulation changes. As
such, the existing parking lot does not meet current standards and this application includes 3 modification
requests to parking lot standards.
• Modification of Standard is required for section 3.2.2(J) – Landscape Setback of 10ft for a parking area
containing more than 6 spaces along a non-arterial street. The project is not changing the parking lot
location and will be adding wheel stops to prevent vehicle overhang onto the public sidewalk.
• Modification of Standard is required for section 3.2.2.(L)(1) – Parking lot stall dimensional requirement for
a one-way drive aisle to be 20ft in width. The project is not widening the parking area but is changing the
drive-aisle to a one-way circulation. To fit within the existing parking area the project is designed with a
17ft in width drive aisle.
• Modification of Standard is required for section 3.2.2(L)(2) – Compact Vehicle spaces are limited to 40-
percent of the parking spaces. To meet the desired number of parking spaces and fit within the existing
parking area the project has been designed with 60-percent compact spaces.
• Modification of Standard is required for section 3.2.4(C) – Lighting levels for a playground are required a
minimum of 5 foot candles. The project does include two play areas, however neither play area will be
open to the public and are used only during daylight hours.
B. SITE CHARACTERISTICS
1. Development Status/Background
The property is part of the 1978 Cameron Park subdivision which was platted and developed in Larimer
County. The building was built in 1981 and later the entire property was annexed as part of the 1992
Cameron Park Annexation. This Project Development Plan is to repurpose the existing building into a child
care center.
2. Surrounding Zoning and Land Use
North South East West
Zoning General Commercial
(C-G)
General Commercial (C-G) General Commercial
(C-G)
General Commercial
(C-G)
P&Z - Agenda Item 2
PDP200002 | Funshine Early Childhood– Child Care Center
Thursday, May 21, 2020 | Page 3 of 13
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Land
Use
Office Building:
Spanjer Homes
Public Right-of-Way
(Cameron Drive)
Across Cameron Drive:
Office Building (Insurance
Office and Printer shop)
Public Right-of-Way
(Frontage Road and
South College Ave)
Across South College
Ave:
Vacant Lot currently
under development
review for a mini-
storage use
Public Right-of-Way
(Cameron Drive)
Across Cameron Drive:
Office Buildings
C. OVERVIEW OF MAIN CONSIDERATIONS
Childe Care Centers continue to be a need in the community. The applicant has been searching for a new
location and found this existing building in a zone district that permits child care centers as a use. The site
itself does have an existing building, parking lot and yard area that made it attractive to being converted to a
Child Care Center. However, current parking lot design standards made it necessary to request
modifications.
During the review process, staff found that a unique set of circumstances warrants support of these
modification. Circumstances include:
• The parking lot has existed in the same location since the building was originally constructed in 1981.
• The proposed design includes wheel stops to prevent vehicles from overhanging the sidewalk.
• The circulation pattern is being converted to one-way to increase safety in the parking area.
• The proposed design allows for the required number of parking spaces for the Child Care Center use.
2. Comprehensive Plan
A. CITY PLAN (2019)
The recently adopted City Plan update includes the following policies in regards to child care:
Policy LIV 8.3 - PARTNER ORGANIZATIONS
Partner, fund and collaborate with local service providers to ensure adequate levels of assistance for human-
services needs, including affordable childcare; homelessness services; mental illness and substance use
disorders; food access; workforce development; and education.
Policy LIV 8.4 - CITY REAL ESTATE
Continue leveraging underutilized City facilities and real estate assets for use by local nonprofit and partner
agencies providing community benefits such as childcare, supportive housing, food access and other
services. Consider competitive short- and long-term lease or sale opportunities while balancing the City’s
financial responsibilities.
Policy 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.
Policy HI 2.3 - LIFELONG LEARNING
Work with educational institutions, nonprofit organizations and others who provide educational classes or
programs to ensure that lifelong learning opportunities are available and accessible to residents.
P&Z - Agenda Item 2
PDP200002 | Funshine Early Childhood– Child Care Center
Thursday, May 21, 2020 | Page 4 of 13
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3. Public Outreach
A. NEIGHBORHOOD MEETING
Pursuant to 17TSection 217T.2.2 – Step 2: Neighborhood Meetings, a neighborhood meeting is required for all
projects to be reviewed by the Planning and Zoning Board. Therefore, a neighborhood meeting was
scheduled and held after the conceptual review was conducted and before the formal submittal of the project.
B. PUBLIC COMMENTS:
On the night of the neighborhood meeting the applicant and their team were present and members of City
staff. No, other public were in attendance. The PowerPoint presentation that was scheduled to be presented
was posted on the City’s webpage for general public review. The City has only received one communication
from the general public.
The north neighboring property owner had communicated through email a concern about the use of the east
door for pick-up and drop-off. In response to this email it was shared that the interior design required children
to be signed in and out at a counter that is accessed at the west doors. Additionally, the east door is only
designed for emergency exiting purposes.
4. Article 2 – Applicable Standards
A. BACKGROUND
This project was submitted on January 17, 2020. The project required two rounds of staff review, including
site visit with city from the Engineering, Forestry and Planning departments.
B. PROJECT DEVELOPMENT PLAN PROCEDURAL OVERVIEW
1. Conceptual Review - CDR190012
A conceptual review meeting was held on August 15, 2019.
2. First Submittal – PDP200002
The first submittal of this project was completed on January 17, 2020.
3. Neighborhood Meeting
Was held on October 9P
th
P, 2019 pursuant to 2.2.2 – Step 2: Neighborhood Meetings.
4. Notice (Posted, Written and Published)
Posted Notice: January 27, 2019, Sign # 602
Written Hearing Notice: May 7, 2020 71 addresses mailed.
Published Hearing Notice: May 10th, 2020
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C. DIVISION 2.8 – MODIFICATION OF STANDARDS
The applicant requests four modification of standard as noted previously in this report.
The Land Use Code is adopted with the recognition that there will be instances where a project would support
the implementation of City Plan, but due to unique and unforeseen circumstances would not meet a specific
standard of the Land Use Code as stated. The modification process and criteria in Land Use Code Division
2.8.2(H) provide for evaluation of these instances on a case-by-case basis, as follows:
45TLand Use Code Modification Criteria:
“The decision maker may grant a modification of standards only if it finds that the granting of the
modification would not be detrimental to the public good, and that:
(1) the plan as submitted will promote the general purpose of the standard for which the modification is
requested equally well or better than would a plan which complies with the standard for which a
modification is requested; or
(2) the granting of a modification from the strict application of any standard would, without impairing the
intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described
problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the
proposed project would substantially address an important community need specifically and expressly
defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of
the City Council, and the strict application of such a standard would render the project practically infeasible;
or
(3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to
such property, including, but not limited to, physical conditions such as exceptional narrowness,
shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy
system, the strict application of the standard sought to be modified would result in unusual and exceptional
practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such
difficulties or hardship are not caused by the act or omission of the applicant; or
(4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by
this Division to be modified except in a nominal, inconsequential way when considered from the
perspective of the entire development plan, and will continue to advance the purposes of the Land Use
Code as contained in Section 1.2.2.
Any finding made under subparagraph (1), (2), (3) or (4) above shall be supported by specific findings
showing how the plan, as submitted, meets the requirements and criteria of said subparagraph (1), (2), (3)
or (4).
1. Request for Modification
The applicant’s justification for these modifications are based on practical difficulties as result of existing
physical conditions of the site. Additionally, the request from the lighting standard is being requested based
on it being nominal, inconsequential when considered in the context of the neighborhood.
UModification #1
Section 3.2.2(J) – Landscape Setback of 10ft for a parking area containing more than 6 spaces along a non-
arterial street.
Applicant’s Justification
“…The existing parking lot was built with a 6” setback off of the East lot line. Per the requirements of Land
Use Code, there are required to be a maximum of 10 off street parking spaces. It is necessary to provide all
10 parking spaces to allow a safe route for multiple families to access and drop off at the daycare during peak
hours. To provide 10 spaces with the lot length, they will need to occupy both sides of the parking lot,
requiring all 56 feet of the lot width to be utilized for parking and drive aisle. Per the Department of Human
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Services, a 750 sf outdoor play space is required to be accessed directly from the North classrooms. This
space is between the building and the parking, reducing the allowable width of the lot. With the existing size of
the site and the location of the existing building, there is not enough area to add a 5’-0” landscape buffer
along the East edge of the property. Adding the 5’-0” landscape buffer would result in practical difficulties.”
UModification #2
Section 3.2.2.(L)(1) – Parking lot stall dimensional requirement for a one-way drive aisle to be 20ft in width.
Applicant’s Justification
“…The LUC requires a maximum 10 off street parking spaces (3 parking spaces per 1000 sf for child care
centers). During peak drop off hours, most of the parking spaces will be utilized for family drop off. To provide
all 10 spaces, both sides of the parking lot need to be utilized for parking. Movement through the lot has been
designated as one direction with 60 degree parking spaces, requiring a 20 foot drive aisle. The current
parking lot is 6” from the East lot line, with limited ability to move closer to the lot line. Department of Human
Services requires a 750 sf outdoor play space directly accessible from the North classrooms, which sits
between the existing building and parking lot. The existing parking lot is 56 feet wide. With the limited lot area
available due to the position of the existing building and requirements of DHS, adding an additional 3 feet to
the parking lot drive aisle would render the project practically infeasible, as there would not be area for drive
aisle increase, parking spaces and play area. This requirement is an undue hardship based on practical
difficulties with the existing lot area and expected requirements.”
UModification #3
Section 3.2.2(L)(2) – Compact Vehicle spaces are limited to 40-percent of the parking spaces.
Applicant’s Justification
“…The LUC requires a maximum of 40% compact vehicles for long term parking. We are
requesting that 60% of our parking be compact due to practical difficulties. Currently the parking lot and
available space for parking is 56 feet wide. The existing lot is 6” from the east property line, with limited ability
to move. The Department of Human Services (DHS) requires a 750 sf outdoor play space directly accessible
from the North classrooms, which sits between the existing building and parking lot. Due to site constraints
and DHS requirements, we are limited to the existing parking lot width. The 56 feet can accommodate one
side of compact parking, one side of standard and a modified drive aisle. Due to accessible requirements
(spaces must be standard size) the standard parking spaces must be on the west side of the lot, closest to
the entrance of the building. The west side of the parking lot can accommodate (4) parking spaces with the
existing lot length and site constraints. The east side of the parking lot can accommodate (6) parking spaces.
Due to practical difficulties and site constraints a proposed modification to the percentage of compact parking
is requested.”
UModification #4
Section 3.2.4(C) – Lighting levels for a playground are required a minimum of 5 foot candles.
Applicant’s Justification
“…The land use code requires that the lighting of a playground have an average of 5.0 foot-candles. We are
showing two designated play areas. These are not public playgrounds and will not have any permanent
playground equipment. Access to these play areas is strictly controlled, with the child care center to utilize the
spaces only during daylight hours. It would be nominal an inconsequential to deviate from this Land Use
requirement as the spaces do not meet the standards of a public playground and therefore do not need the
same levels of lighting.”
UStaff’s Analysis of the Modification Requests
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Staff finds that the requested Modification of Standards would not be detrimental to the public good and is
justified by criteria 2 and 3 in Land Use Code Section 2.8.2 and criteria 4 in reference to the Lighting
standard.
• Staff finds the existing conditions of the site create an undue hardship not created by the applicant
resulting in practical difficulty in meeting the standards.
• Staff finds by complying with the competing standard to provide a minimum number of off-street
parking spaces the project will better serve the public good and the success of the project.
• Staff finds the 0ft setback from the public right-of-way has existed for nearly 40 years and the
proposed design will improve this condition with additional wheel stops to prevent vehicle overhang
onto the sidewalk.
• Staff finds the increase from 40% allowed compact spaces to 60% compact spaces still provides the
minimum number of required spaces (4) at the standard space dimensions.
• Staff finds the reduced drive-aisle width is acceptable as an emergency access easement is not
required on the site.
• Staff finds that child care is defined need as stated in the policy goals of the adopted City Plan and
the strict application of the standard would result in the infeasibility of the site for this use.
• Staff finds the proposed light levels are suitable based on the daytime use of the play areas and the
restricted access to the public.
5. Article 3 - Applicable Standards
A. DIVISION 3.2 - SITE PLANNING AND DESIGN STANDARDS
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
3.2.1 –
Landscaping
and Tree
Protection
This Code Section requires a fully developed landscape plan that addresses
relationships of landscaping to the circulation system and parking, the building, abutting
properties, and users of the site in a manner appropriate to the neighborhood context.
The plan provides the following main components:
• The site has an existing six trees that will remain
• An additional six trees will be planted
• Existing shrubs and turf grass will remain
• Two trees are will be removed to provide adequate space for a new public sidewalk
and mitigated with the new trees
• The outdoor play areas will remain turf grass.
Complies
provided the
modification
request is
approved for
the required
landscape
setback.
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3.2.2 –
Access,
Circulation
and Parking
This Code Section requires secure, convenient, efficient parking and circulation
improvements that add to the attractiveness of the development.
• The plan provides new public sidewalk along the east property line.
• Sidewalk connections from the public sidewalk to the main door will remain
• Parking lot circulation will be restricted to one-way and 60-degree angled
parking spaces are being incorporated to reinforce this new drive pattern.
• Wheel stops are being added to the parking spaces along the west property to
prevent vehicle overhang onto the public sidewalk.
• Pick-up and drop-off will occur at the west entrance of the building
Complies
provided the
modification
requests are
approved for
the parking
lot
standards.
3.2.2(C)(4)(b) –
Bicycle
Parking Space
Requirements
A minimum of 4 fixed bike parking spaces are required. The proposed design includes 1
fixed bike rack that provides 5 spaces. This rack is located conveniently near the
entrance of the building.
Complies
3.2.2(K)(2) –
Nonresidential
Parking
Requirements
A child care center is required to provide off-street parking spaces based on the amount
of square footage of the building. The building is 3,010 sf the maximum number of
parking spaces is 3 per 1,000 square feet. This equates to 10 spaces. The proposed
layout reduces the number of parking spaces that existed and still meets the maximum
parking requirement.
Complies
3.2.4 – Site
Lighting
Project lighting is primarily located attached to the building and within the parking lot.
The photometric plan demonstrates compliance with minimum lighting levels meeting or
exceeding code requirements for a commercial building. Additionally, all proposed
lighting is fully shielded and down-directional, meeting color temperature requirements
of 3,000K or less.
Complies
3.2.5 – Trash
and Recycling
Enclosures
All commercial structures must provide adequately sized, conveniently located and
easily accessible area for the waste disposal needs of the development.
One of limited number of changes to the site includes the addition of a trash/recycling
enclosure. This enclosure is conveniently located in the existing parking area and will
include a separate walk-in access.
Complies
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B. DIVISION 3.3 – ENGINEERING STANDARDS
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
3.3.1(C) –
Public Sites,
Reservations
and
Dedications
An applicant is required to dedicate rights-of-way for public streets, drainage easements
and utility easements as needed to serve the area being developed.
In this case the property has added an additional public sidewalk along the east property
line. This sidewalk area will be dedicated as public right-of-way. A part of the public
sidewalks along the south and west property lines are not completely in public right-of-
way. These areas of sidewalk that are within the property will be dedicated as public
right-of-way as well.
No additional utility or emergency easements are necessary for this project.
Complies
C. 3.4 ENVIRONMENTAL, NATURAL AREA, RECREATIONAL AND CULTURAL
RESOURCE PROTECTION STANDARDS
The purpose of this Section is to ensure that when property is developed consistent with its zoning
designation, the way in which the proposed physical elements of the development plan are designed and
arranged on the site will protect the natural habitats and features both on the site and in the vicinity of the site.
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
3.4.1 –
Natural
Habitats
This section applies if any portion of the development site is within five hundred feet of an
area or feature identified as a natural habitat on the City’s Natural Habitats and Features
Inventory Map.
Yes, there is natural feature nearby, however, as there is an intervening road between the
feature and this property, and the standard buffer would not extend to this proposed
project’s parcel, the Ecological Characterization Study was waived and no there were no
further requirements for this site.
Complies
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D. 3.5 – BUILDING STANDARDS
The purpose of this Section is to ensure that the physical and operational characteristics of proposed
buildings and uses are compatible when considered within the context of the surrounding area.
Applicable
Code Standard
Summary of Code Requirement and Analysis Staff
Findings
3.5.1– Building
Project and
Compatibility
3.5.3 -Mixed-
Use,
Institutional
and
Commercial
Buildings
These standards are designed to ensure compatibility of new buildings with the
surrounding context and are intended to promote the design of an urban
environment that is built to human scale.
The proposed use will be within the existing building and yard. Changes to the
building are limited to a window being converted to a door to provide separate access
to the north play area.
Complies
E. 3.6 TRANSPORTATION AND CIRCULATION
This Section is intended to ensure that the transportation network of streets, alleys, roadways and trails is in
conformance with adopted transportation plans and policies established by the City.
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
3.6.4 –
Transportation
Level of
Service
Requirements
Applicant provided the following analysis:
“…an analyses to determine our peak traffic times and how traffic will impact mornings
and afternoon. Our peak hours or busiest hours are between 9am and noon. Between
7am and 9 am we average 4 kids or 4 families dropping their children off. Between the
hours or 4 and 6 pm we average 3 families dropping off or picking up.”
Traffic Operations and Engineering Departments have reviewed the analyses based on
these details, the need for a Traffic Impact Study was waived due to nominal impact.
Note with the one-way drive aisle it is a requirement to provide appropriate signage at
the entrance and exit to the street.
Complies
3.6.6 – This section is intended to ensure that emergency vehicles can gain access to, and
maneuver within, the project so that emergency personnel can provide fire protection
and emergency services without delays.
The existing building is within a safe distance to the public right-of-way and existing fire-
hydrant . No, additional emergency easements on site are required.
Complies
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F. 3.7 COMPACT URBAN GROWTH
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
3.7.3 –
Adequate
Public
Facilities
This section requires that any approval of a development is conditioned on the provision
of all services necessary to serve the new development. This includes transportation,
water, wastewater, storm drainage, fire and emergency services, electrical power and any
other public facilities and services as required.
The project remains in the Fort Collins Loveland Water District and the South Fort Collins
Sanitation District , Fort Collins Light and Power, and Poudre Fire Authority. Each party
has commented on the project and have demonstrated existing infrastructure capable of
serving the proposed project at the developer’s expense.
Complies
E. 3.8.4 CHILD CARE CENTERS
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
3.8.4(A) –
Minimum
Outdoor
Play Area
This section requires a minimum of 1,287 sf of outdoor play area.
The project is providing 2,070sf of outdoor play area.
Note that the city standards do not require the space to be broken into two play areas.
However, state requirement certain age groups to be separated.
Complies
6. Article 4 – Applicable Standards:
A. DIVISION 4.21 – GENERAL COMMERCIAL (C-G)
The General Commercial District is intended to be a setting for development, redevelopment and infill of a
wide range of community and regional retail uses, offices and personal and business services. Secondarily, it
can accommodate a wide range of other uses including creative forms of housing.
While some General Commercial District areas may continue to meet the need for auto-related and other
auto-oriented uses, it is the City's intent that the General Commercial District emphasize safe and convenient
personal mobility in many forms, with planning and design that accommodates pedestrians.
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
4.21(B)(2) _
Permitted
Uses
The proposed ‘Child Care Center’ land use is a permitted use subject to Type 2 review.
Child Care Center is defined in Article.
Complies
4.21(E) –
Land Use
Standards
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7. Findings of Fact/Conclusion
In evaluating the request for the Funshine Early Childhood – Child Care Center Project Development Plan,
PDP200002, staff makes the following findings of fact:
• The Modification of Standard to Section 3.2.2(J) – Landscape Setback proposed with this Project
Development Plan meets the application requirements of Section 2.8.2(H)(2) and (3), and the
granting of the modification would not be detrimental to the public good.
• The Modification of Standard to Section 3.2.2.(L)(1) – Parking lot stall dimensional requirement for a
one-way drive aisle to be 20ft in width with this Project Development Plan meets the application
requirements of Section 2.8.2(H)(2) and (3), and the granting of the modification would not be
detrimental to the public good.
• The Modification of Standard to Section 3.2.2(L)(2) – Compact Vehicle spaces are limited to 40-
percent of the parking spaces proposed with this Project Development Plan meets the application
requirements of Section 2.8.2(H)(2) and (3), and the granting of the modification would not be
detrimental to the public good.
• The Modification of Standard to section 3.2.4(C) – Lighting levels for a playground are required a
minimum of 5 foot candles proposed with this Project Development Plan meets the application
requirements of Section 2.8.2(H)(2), (3) and (4), and the granting of the modification would not be
detrimental to the public good.
• The Project Development Plan complies with process located in Division 2.2 – Common Development
Review Procedures for Development Applications of Article 2 – Administration.
• The Project Development Plan complies with relevant standards located in Article 3 – General
Development Standards, provided the Modification of Standards as mentioned above are approved.
• The Project Development Plan complies with relevant standards located in Division 4.21, General
Commercial (C-G) of Article 4.
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8. Recommendation
Staff recommends approval of Modification of Standard to Sections 3.2.2(J), 3.2.2.(L)(1), 3.2.2(L)(2), 3.2.4(C)
and approval of Funshine Early Childhood – Child Care Center, PDP200002 based on the aforementioned
Findings of Fact.
9. Attachments
1. Design Narrative
2. Cover/Signature Sheet
3. Site & Landscape Plan
4. Elevations
5. Floor Plan
6. Lighting Plan
7. Modification Request
8. Email from Neighbor
9. Neighborhood MTG Applicant’s PowerPoint Presentation
1
Planning and Zoning Board
Funshine Early Childhood
Funshine Early Childhood
PDP200002
Applicant: Kate Penning, Associate AIA
City Staff: Senior City Planner Noah Beals 2
1
2
ITEM 2, ATTACHMENT 10
2
Funshine Early Childhood
3
Funshine Early Childhood
4
3
4
ITEM 2, ATTACHMENT 10
3
Funshine Early Childhood
5
Funshine Early Childhood
6
5
6
ITEM 2, ATTACHMENT 10
4
Funshine Early Childhood
7
Modification
LUC 3.2.2(J)
Requires10 ft parking lot
landscape setback
Landscape Setback
Required 10ft
Proposed 0ft
Funshine Early Childhood
8
Modification
LUC 3.2.2(L)(1)
Requires 20ft one-way
drive aisle width.
Drive Aisle Width
Required 20ft
Proposed 17ft
7
8
ITEM 2, ATTACHMENT 10
5
Funshine Early Childhood
9
Modification
LUC 3.2.2(L)(2)
Requires a maximum of
40% of the parking
spaces to be compact.
Allowed Compact
Required 40%
Proposed 60%
Funshine Early Childhood
10
Modification
LUC 3.2.4(C)
Requires a minimum of
5 foot candles for
Playgrounds
Foot Candle Minimum
Required 5 FC
Proposed lowest point .2 FC
9
10
ITEM 2, ATTACHMENT 10
6
Funshine Early Childhood
11
Staff recommends approval of PDP200002, Funshine Early Childhood
and each modification request:
LUC 3.2.2(J) - Parking lot Landscape setback
LUC 3.2.2(L)(1) - Drive aisle width
LUC 3.2.2(L)(2) - Percentage of compact spaces
LUC 3.2.4(C) - Playground lighting levels
Zoning Board of Appeals
12
Thank You
11
12
ITEM 2, ATTACHMENT 10
Development Review Staff Report Agenda Item 3
Planning Services Fort Collins, Colorado 80521 p. 970-416-4311 f. 970.224.6134 www.fcgov.com
Planning & Zoning Board May 21, 2020
Mulberry Connection – Industrial Building
Summary of Request
This is a Project Development Plan (P.D.P.) to develop two industrial
buildings on a portion of land abutting the north side of Redman Dr
(parcel#8709000042). The proposal includes landscaping, a 238-
space parking lot, 12 bike parking spaces, outdoor amenity areas,
frontage road improvements, and internal sidewalks. The request
includes a Modification of Standard and is located within the
Industrial (I) zone district, which requires Planning & Zoning Board
(Type 2) review.
Zoning Map (ctrl + click map to follow link)
Next Steps
If approved by the decision maker, the applicant will be eligible to
submit a Final Development Plan. Subsequent rounds of review will
be required to finalize site engineering and any remaining
corrections to the plan before the applicant can apply for
construction permits.
45TSite Location
Located in the East Mulberry Corridor Planning
area and approximately 1/4 mile southwest from
the Vine Drive and I-25 overpass, near the 3800
block of Redman Drive and 200 block of NW
Frontage Road (parcel #8709000042).
45TZoning
Industrial (I)
45TProperty Owner
Poudre Valley Cooperative
225 NW Frontage Road
Fort Collins, CO 80524
45TApplicant/Representative
Josh Heiney
Communal Properties
1855 S Pearl Street, STE 20
Denver, CO 80210
45TStaff
Kai Kleer, City Planner
45TContents
34T1.34T 34TProject Introduction34T ................................... 2
34T2.34T 34TComprehensive Plan Background34T ............ 3
34T3.34T 34TPublic Outreach34T ........................................ 6
34T4.34T 34TArticle 2 – Applicable Standards34T............... 6
34T5.34T 34TArticle 3 - Applicable Standards34T ............. 12
34T6.34T 34TArticle 4 – Applicable Standards:34T............ 18
34T7.34T 34TFindings of Fact/Conclusion34T ................... 19
34T8.34T 34TRecommendation34T ................................... 19
34T9.34T 34TAttachments34T ............................................ 19
45TStaff Recommendation
Approval of Modification and Project
Development Plan
SITE
(I)
Planning & Zoning Board - Agenda Item 3
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1. Project Introduction
A. PROJECT DESCRIPTION
• The project proposes two industrial spec buildings. Building 1, on the east side of the site, is
approximately 71,000 square feet. Building 2, on the west side of the site, is 93,000 square feet.
• The proposed construction material is tilt-up concrete that features architectural projections and recesses,
backlit translucent accent features, and architectural store front entrances.
• The plan creates two lots. Lot 1 of this project is approximately 13 acres, and Lot 2 is approximately 7
acres. Lot 2 is dedicated for the sole purpose of preserving and protecting the Cooper Slough drainage
corridor through a 300-foot natural resource buffer. No development activity will occur on Lot 2, except for
the removal of one Siberian Elm tree.
• The two 37-foot tall, one-story buildings are placed in a north-south orientation, which positions a truck
service court between the two buildings in the center of the site.
• The plan provides several outdoor amenity spaces for employees and guests by providing tables,
benches and pergolas in several locations near front entryways, at the north and south edge of the truck
court and near the detention pond on the west side of the site.
• The parking lot consists of 238 spaces that are located around the perimeter of the site.
• A Modification of Standard is required for Land Use Code Section 3.9.3(C) – Building Placement
Standards. The project proposes a building that occupies 78% of the lot’s frontage. Section 3.9.3(C)
requires that not more than 60% of the lot frontage be occupied by a building.
B. SITE CHARACTERISTICS
1. Development Status/Background
The property is currently undeveloped and has historically been used as agricultural land. The westernmost
portion of the site contains the Cooper Slough, which is a defined Natural Habitat Feature and has been
buffered and protected as part of this project development plan.
The property was annexed as part of the Frontage Road Industrial Associates, LTD. Annexation in 1990.
2. Surrounding Zoning and Land Use
North South East West
Zoning Industrial (I) Industrial (I) – County Industrial (I) Industrial (I)
Land
Use
Unimproved Fuel Station, Automotive
Repair, Retail, (Poudre
Valley Cooperative).
Manufacturing (Super-
Vacuum, Command
Light)
Interstate 25 Unimproved
Planning & Zoning Board - Agenda Item 3
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C. OVERVIEW OF MAIN CONSIDERATIONS
A primary consideration of the plan has been the applicant’s request for a Modification of Standard to
17T3.9.3(C) – Building Placement Standards17T. This standard requires that any building located more than 245
feet from the centerline of I-25 be limited so that no more than 60% of the lot’s frontage be occupied by the
building.
During the review process, staff found that a unique set of circumstances warrants support of this
modification. Circumstances include:
• The change in I-25 roadway grade between the Vine Drive underpass and Burlington Northern Santa Fe
(BNSF) railway overpass in relationship to this site.
• Providing an increased setback from the I-25 centerline (from the required 245 feet to between 313 and
338 feet as proposed).
• A view corridor to the mountains will be maintained through the existing 80-foot Redman Drive and the
abutting 30-foot building setback on the south side of the site.
The main site planning issues requiring multiple design iterations prior to Planning & Zoning Board review
have been building placement and orientation on site, parking lot screening, parking lot landscaping,
pedestrian circulation and amenities, protection of the Cooper Slough, and stormwater management.
2. Comprehensive Plan Background
A. CITY PLAN (2019)
The Structure Plan Map in City Plan provides a framework for the ultimate buildout of Fort Collins. It focuses
on the physical form and development pattern of the community, illustrating areas where new greenfield
development, infill, and redevelopment is likely to occur, as well as the types of land uses and intensities to
encourage. The Structure Plan:
• Guides future growth and reinvestment and serves as official Land Use Plan for the City;
• Informs planning for infrastructure and services;
• Fosters coordinated land use and transportation decisions within the city and region; and
• Helps implement principles and policies.
The site’s zoning of Industrial (I) is consistent with the 2019 update of the Structure Plan Map which identifies
the site as an Industrial place type. Further, on p. 104 the plan states the following:
“Principal Land Use
Industrial land uses such as manufacturing, assembly plants, primary metal and related industries;
vehicle-related commercial uses; warehouses, outdoor storage yards and distribution facilities; and flex
space for small, local startups as well as large national or regional enterprises
Supporting Land Use
Restaurants, convenience retail and other supporting services
Density
Varies
Key Characteristics/Considerations
Areas dedicated for a variety of more-intensive work processes and other uses of similar character;
typically located away from or buffered from residential neighborhoods.
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Transportation facilities in Industrial Districts should promote the efficient movement of commercial truck
traffic and/or access to rail.
Supported by direct pedestrian and bicycle linkages from surrounding areas, as well as transit in some
locations.
Typical Types of Transit
Limited due to low population and low employment densities; however, fixed-route service at frequencies
of between 30 and 60 minutes may exist in some locations.”
The proposed Industrial development aligns with the character and land use described by the City Plan for the
Industrial place type.
B. EAST MULBERRY CORRIDOR PLAN (2003)
The East Mulberry Corridor Plan covers a 2,500-acre area bounded by Interstate 25 to the east, East Vine
Drive to the north, Lemay Avenue to the west and the Poudre River to the south. Adopted in 2003 in
partnership with Larimer County, the plan established a land use framework map for this area. The property’s
current zoning designation is consistent with the East Mulberry Corridor Plan Industrial designation for this
property. The most pertinent findings of the Subarea Plan as related to this project are:
p.72 “The Industrial designation is intended to provide a location for a variety of workplaces, such as
manufacturing, warehousing and distributing; indoor and outdoor storage; and a wide range of
commercial and industrial operations. A total of 268 acres in and around the existing industrial park(s)
and the airport, as well as land adjacent to I-25 north of SH 14, have been identified as areas for
expansion for this land use. Expansion of industrial uses should be provided adjacent to existing industrial
uses including the airport area and west of I-25.”
17Tp. 129 “Policy EMC.LU – 4.1 Existing and future industrial uses will be supported and focused along I-25
frontage and around the Fort Collins Downtown Airport area.”
The plan provides additional guidance related to the Cooper Slough, which is preserved and protected as part
of this development:
pp. 104-105 “The Cooper Slough Drainage Basin encompasses a larger area beyond the study area
boundaries from Douglas Road to the north and Poudre River to the south. The actual Cooper Slough
wetlands begin just north of Vine Drive and extend to just south of SH 14. The City is in the process of
updating the Cooper Slough drainage basin master plan, which should be completed by the end of 2002.
The natural area buffer standards also differ between the City and County. Larimer County has a buffer
standard of a 100- foot setback from the edge of the wetland boundary. The City standard is a 300-foot
setback. Both jurisdictions allow for modifications to the setback requirements based on specific
conditions and findings associated with development review. This is another issue where developing a
consistent standard between each jurisdiction will not be resolved as part of this planning process.
The US 287/SH 14 Access Management Report recommends the existing Weicker Drive alignment
extend westward across Cooper Slough. Based on the travel demand modeling findings and
environmental concerns on wetland impacts, the East Mulberry Corridor Plan is not recommending this
alignment across the Slough.
Existing City natural habitats and features standards are based on findings from the Colorado Division of
Wildlife (CDOW). A future re-evaluation of Cooper Slough conditions by the CDOW and other
collaborative scientific analysis would help the City in providing an update to existing regulations.”
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C. NORTHERN COLORADO I-25 CORRIDOR PLAN – REGIONAL COMMUNITIES (2001)
AND I-25 SUBAREA PLAN (2003)
In 2001 the City of Fort Collins adopted the Northern Colorado I-25 Corridor Plan in partnership with Larimer
County, Weld County, Town of Berthoud, Town of Timnath, Town of Johnstown, Town of Windsor, City of
Loveland and the Colorado Department of Transportation. This joint planning effort encompassed an area of
60 square miles, measuring roughly one-mile on either side of I-25 for 32 miles. The basic elements of this
Plan were for the jurisdictions to collaborate on a unified vision for the Corridor, particularly regarding the
visual and physical community separation; retaining individual characteristics and identities; and addressing
aspects of the built and natural environment.
After adoption of the regional plan in 2001, the City of Fort Collins followed up with its own I-25 Subarea Plan
in 2003, covering the area along I-25 between Larimer County Road 54 (Richards Lake Road) and CR 32
(aka Carpenter Road and Colorado State Highway 392).
The most pertinent findings of the Subarea Plan related to this project are:
17Tp. vi “Adjacent to I-25, employment and industrial districts are to be designed in such a manner as to
maintain a perception of openness through the corridor. This will be achieved through the use of design
standards, including setback requirements, maximum building frontage allowances, minimizing building
heights, and proper management of floodplain areas”
17TThe above excerpt of from the I-25 subarea plan relates specifically to the requested Modification of Standard
to 3.9.3 Building Placement Standards and succinctly defines the intent of the standard.
17Tp.25 “17TA zone for the location of manufacturing, warehousing and distribution, indoor and outdoor storage,
and a wide range of commercial and industrial operations. Supporting uses such as convenience
shopping, child care and housing are also permitted. Supporting uses will not be allowed within 1/4- mile
of I-25.17T”
The proposed development aligns with the wide range of uses listed in this plan.
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3. Public Outreach
A. NEIGHBORHOOD MEETING
Though a neighborhood meeting would typically be required pursuant to 17TSection 217T.2.2 – Step 2:
Neighborhood Meetings, a neighborhood meeting was waived by the Director because this proposal would
not have significant neighborhood impacts due to the industrial nature of the surrounding area.
Notice has been posted, and to-date no comments have been received.
4. Article 2 – Applicable Standards
A. SUBMITTAL
This project was submitted on September 27, 2019. The project required three rounds of staff review prior to
hearing.
B. PROJECT DEVELOPMENT PLAN PROCEDURAL OVERVIEW
1. Conceptual Review - CDR190021
A conceptual review meeting was held on March 14, 2019.
2. Neighborhood Meeting
Waived by the Director
3. Notice (Posted, Written and Published)
Posted Notice: October 08, 2019, Sign # 605
Written Hearing Notice: March 12, 2020, 12 addresses mailed.
Published Hearing Notice: March 15, 2020
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C. DIVISION 2.8 – MODIFICATION OF STANDARDS
The applicant requests one modification of a standard as noted previously in this report.
The Land Use Code is adopted with the recognition that there will be instances where a project would support
the implementation of City Plan, but due to unique and unforeseen circumstances would not meet a specific
standard of the Land Use Code as stated. The modification process and criteria in Land Use Code Division
2.8.2(H) provide for evaluation of these instances on a case-by-case basis, as follows:
45TLand Use Code Modification Criteria:
“The decision maker may grant a modification of standards only if it finds that the granting of the
modification would not be detrimental to the public good, and that:
(1) the plan as submitted will promote the general purpose of the standard for which the modification is
requested equally well or better than would a plan which complies with the standard for which a
modification is requested; or
(2) the granting of a modification from the strict application of any standard would, without impairing the
intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described
problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the
proposed project would substantially address an important community need specifically and expressly
defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of
the City Council, and the strict application of such a standard would render the project practically infeasible;
or
(3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to
such property, including, but not limited to, physical conditions such as exceptional narrowness,
shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy
system, the strict application of the standard sought to be modified would result in unusual and exceptional
practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such
difficulties or hardship are not caused by the act or omission of the applicant; or
(4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by
this Division to be modified except in a nominal, inconsequential way when considered from the
perspective of the entire development plan, and will continue to advance the purposes of the Land Use
Code as contained in Section 1.2.2.
Any finding made under subparagraph (1), (2), (3) or (4) above shall be supported by specific findings
showing how the plan, as submitted, meets the requirements and criteria of said subparagraph (1), (2), (3)
or (4).
1. Applicant’s Justification
The applicant’s request provides justification based upon numbered criteria 2.8.2H(1) and (4), along with lack
of detriment to the public good. The request is attached and thoroughly explains the proposed justifications.
Key points are:
• The applicant states that the plan contributes to the screening of the truck court which would otherwise be
visible from the I-25 roadway.
• The applicant states that due to site being in a low spot between the immediate north and south of the of
the site’s I-25 frontage, that the view corridor will be impacted in a nominal way.
• The applicant states that the proposed plan strengthens the pedestrian relationship to the building by
screening all truck court areas from public view.
• The applicant states that the project exceeds Land Use Code requirements by providing additional bike
parking spaces at each building entry and enhanced building design.
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2. Staff’s Analysis of Modification Request
Staff finds that the requested Modification of Standard to increase the maximum building frontage allowance
from 60% to 78% would not be detrimental to the public good and is justified by criteria 1 and 4 in Land Use
Code Section 2.8.2(H).
Staff finds that the plan addresses Criterion 1, “as good or better” by providing the following:
1. An increased 30-foot building setback from Redman Drive which provides additional, unobstructed
view corridor towards the mountains.
Pictured Above: Looking West Down Redman Drive
Pictured Above: Rendering of Proposed Buildings
VIEW WEST ALONG REDMAN DRIVE
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2. An additional 68-93 feet of building setback (beyond the 245 feet required) from the centerline of I-25,
which helps reduce the sense of overall building mass when looking to the west from I-25.
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3. Two equal-length buildings that eliminate visibility into the truck court. A plan complying with the
standard would reveal a portion of Building 2’s loading dock which would then be subject to a
standard requiring the loading dock to be placed out of view from I-25. This reorientation of the
loading dock would require visitor/employee parking to be placed on the east side of the building, in
turn, creating a less efficient access and circulation layout contrary to the stated purposes of the
Industrial zone district in the Land Use Code and City Plan.
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Staff finds that the Modification request satisfies Criterion 4 “nominal and inconsequential,” due to the unique
topographical relationship of the site and I-25 travel as described and depicted below.
1. The location of the site sits between the Vine Drive underpass and the BNSF Railway overpass
creates a unique topographical situation where the site sits between 6 and 22 feet lower than the
interstate travel lanes (see image below).
Pictured Above: Aerial image of site in relation to I-25 travel lanes and frontage roads. Blue lines represent 2-
foot contours.
Recommendation: Staff recommends approval of modification to 3.9.3(C) Building Placement.
Highway 6ft higher than site.
Highway 22 ft higher than site.
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5. Article 3 - Applicable Standards
A. DIVISION 3.2 - SITE PLANNING AND DESIGN STANDARDS
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
3.2.1 –
Landscaping
and Tree
Protection
This Code Section requires a fully developed landscape plan that addresses
relationships of landscaping to the circulation system and parking, the building, abutting
properties, and users of the site in a manner appropriate to the neighborhood context.
The plan provides the following main components:
• Berming and landscaping along the entire north property boundary with emphasis
on additional screening for the truck court.
• 80-foot I-25 landscape buffer designed with a combination of shrubs, grasses,
evergreen and deciduous trees.
• Enhanced landscaping along the south side of the building with pockets landscape
beds of deciduous shrubs and continuous landscape bed located closer to the
building that consists of deciduous and evergreen shrubs. Note that trees are not
incorporated into this area due to utility separation requirements.
• Detention pond with appropriate landscaping around the perimeter of the pond.
Complies
3.2.2 –
Access,
Circulation
and Parking
This Code Section requires secure, convenient, efficient parking and circulation
improvements that add to the attractiveness of the development.
The plan provides on-site walkways, curbcuts, sidewalk ramps, and a clearly delineated
parking lot layout in compliance with standards. Locating truck traffic in the center of the
site helps contain headlight spill and noise internal to the site.
Complies
3.2.2(C)(4)(b) –
Bicycle
Parking Space
Requirements
A minimum of 4 employee bicycle parking spaces are required for all industrial projects,
regardless of size and occupancy.
The plan exceeds the minimum requirements by providing 12 bicycle parking spaces
near both customer and employee entrances around the building.
Complies
3.2.2(K)(2) –
Nonresidential
Parking
Requirements
Nonresidential uses must provide a minimum number of parking spaces and are limited
to a maximum depending on the land use. In the case of industrial uses, standards
require a minimum of .5/employee and maximum of .75/employee. Additionally, seven
(7) handicap accessible spaces are required.
The plan provides 238 spaces proposed, 10 of which are handicap accessible. It is not
currently known how many employees due to the speculative nature of the building;
however, using the Project Traffic Characteristic found on page 14 of the Traffic Impact
Study, it is estimated that the project will generate 279 entering and 279 exiting trips
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B. DIVISION 3.3 – ENGINEERING STANDARDS
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
3.3.1(C) –
Public Sites,
Reservations
and
Dedications
An applicant is required to dedicate rights-of-way for public streets, drainage easements
and utility easements as needed to serve the area being developed. In cases where any
part of an existing street is abutting or within the tract being developed, the applicant
must dedicate such additional rights-of-way as may be necessary to increase such street
to the minimum width required by Larimer County Urban Area Street Standards and the
City of Fort Collins Land Use Code.
The project will dedicate both onsite and offsite easements prior to final plan approval
and as required by the City’s Engineering Services department. Approximately 25 feet
along the eastern property line will be dedicated as right-of-way to accommodate the
overall improvements required along the frontage road.
Due to Redman Drive being a private road, engineering required and received a signed
access and utility easement will be recorded as part of the Final Development Plan
process.
Complies
C. 3.4 ENVIRONMENTAL, NATURAL AREA, RECREATIONAL AND CULTURAL
RESOURCE PROTECTION STANDARDS
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
3.4 The purpose of this Section is to ensure that when property is developed consistent with
its zoning designation, the way in which the proposed physical elements of the
development plan are designed and arranged on the site will protect the natural habitats
and features both on the site and in the vicinity of the site
Complies
3.4.1 –
Natural
Habitats
This section applies if any portion of the development site is within five hundred feet of an
area or feature identified as a natural habitat on the City’s Natural Habitats and Features
Inventory Map. The western portion of this property contains an identified Natural Feature
(Cooper Slough) which required the completion of an Ecological Characterization Study
(ECS).
The Study determined wetland boundaries, ecological character, function and habitat
value of the Cooper Slough. The conclusions of the study resulted in the subdivision of
the property into two lots. Lot 1 comprises the limits of development for the buildings and
paving, and Lot 2 is mostly exclusive to preservation and protection of the Cooper Slough.
The subdivision plat includes notes related to the intent of the subdivision, protection
standards for the Cooper Slough, and acknowledgement that the resulting area is limited
in its developability.
Complies
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D. 3.5 – BUILDING STANDARDS
Applicable
Code Standard
Summary of Code Requirement and Analysis Staff
Findings
3.5.1(B)(C)(E)
(F) – Building
Project and
Compatibility
The purpose of this Section is to ensure that the physical and operational
characteristics of proposed buildings and uses are compatible when considered within
the context of the surrounding area. In this case, there are a variety of buildings in the
immediate vicinity including a farm store, fuel station, vehicle repair center, and
manufacturing/industrial facility.
Pictured Above: Poudre Valley Cooperative/Ace Hardware
Pictured Above: Poudre Valley Cooperative Accessory Building
Pictured Above: Super Vacuum/Command Light
Complies
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Applicable
Code Standard
Summary of Code Requirement and Analysis Staff
Findings
The images above are of neighboring buildings that front on Redman Drive or NW
Frontage Road to the south. Predominate character is pre-engineered steel buildings,
apart from Poudre Valley Cooperative/Ace Hardware. The Coop building consists of a
pre-engineered metal building with stucco façade applied to the street facing walls.
Because the architectural character is not definitively established in this area, the
standard requires that new buildings set an enhanced standard of quality for future
projects or redevelopment in the area.
The building represents an enhanced standard of quality, relative to the context, with
the combination of the following features:
• Durable concrete construction.
• Bronze storefront windows with blue glass.
• Entryway and architectural accent elements featuring a pop-out translucent panel
system.
• Projecting front façade accent panels
• Illuminated 3-dimensional accents along the front façade of each building
• Warm gray and brown color palette.
E. 3.6 TRANSPORTATION AND CIRCULATION
This Section is intended to ensure that the transportation network of streets, alleys, roadways and trails is in
conformance with adopted transportation plans and policies established by the City.
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
3.6.4 –
Transportation
Level of
Service
Requirements
This Section is intended to ensure that the transportation network of streets, alleys,
roadways and trails is in conformance with adopted transportation plans and policies
established by the City.
The applicant completed a traffic impact study that was routed, reviewed, and the
conclusions accepted by both the City and Colorado Department of Transportation (the
jurisdiction for the Frontage Road). For vehicular traffic, a northbound left turn lane will
be constructed on the Frontage Road into the site as required by the standards. The
proposal meets Level of Service standards.
For pedestrians, installation of a sidewalk along the frontage of this site will be required
in anticipation of future frontage road realignment and connection into the existing
neighborhoods to the north. For bicycles, the Frontage Road along the front of the site
is being constructed with buffered bike lanes. For all modes, the proposal is complying
with the standards in those areas where the applicant has control.
Complies
3.6.6 –
Emergency
Access
This section is intended to ensure that emergency vehicles can gain access to, and
maneuver within, the project so that emergency personnel can provide fire protection
and emergency services without delays.
The plan demonstrates the appropriate on-site emergency access easement in
compliance with the 2018 International Fire Code. The drive aisle that circulates through
the parking lot provides for a 26-foot emergency access easement around the perimeter
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F. 3.7 COMPACT URBAN GROWTH
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
3.7.3 –
Adequate
Public
Facilities
This section requires that any approval of a development is conditioned on the provision
of all services necessary to serve the new development. This includes transportation,
water, wastewater, storm drainage, fire and emergency services, electrical power and any
other public facilities and services as required.
The project is located in the Boxelder Sanitation district, East Larimer County Water
District (ELCO), Fort Collins Light and Power, Poudre Fire Authority and Fort Collins
Stormwater Districts. Each party has commented on the project and found existing
infrastructure capable of serving the proposed project.
Complies
G. 3.9 DEVELOPMENT STANDARDS FOR THE I-25 CORRIDOR
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
3.9.3(A),(C)–
Building
Placement
Standards
The purpose of this Section is to provide standards to implement the model standards
outlined in the "Development Standards for the I-25 Corridor" and the "Fort Collins I-25
Corridor Subarea Plan."
The minimum setback of any building on a lot, tract or parcel of land adjoining the I-25
right-of-way must be at least 245 feet for a 60% frontage limitation from the centerline of
I-25
The building is currently placed approximately 313-338 feet away from the centerline of I-
25, exceeding the minimum setback distance.
When buildings are place more than 245 feet from the centerline, no more than 60% of
the total frontage of the lot may be occupied by the building. The applicant is requesting a
Modification of Standard and is proposing 78% of the frontage to be occupied by the
building. Analysis of this standard and modification request can be found on pages 5-10
of this staff report.
Modification
Requested
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3.9.4(A) –
Parking Lot
Perimeter
Landscaping
At least 75% of the perimeter of all parking areas must be screened from nearby streets
(NW Frontage Road), Interstate 25, and neighboring properties (Poudre Valley
Cooperative) by using at least one of the following methods:
1. A berm at least three (3) feet high with a maximum slope of 3:1 in combination with
evergreen and deciduous trees and shrubs;
2. A hedge at least three (3) feet high, consisting of a double row of shrubs readily
capable of growing to form a hedge, planted three (3) feet on center in a triangular
pattern;
3. A decorative fence or wall between three (3) and four (4) feet in height in combination
with landscaping including, without limitation, evergreen and deciduous trees and shrubs.
The plan demonstrates compliance with the first method by providing a three-foot berm
along the site’s entire northern boundary paired with deciduous trees and an increased
landscape area adjacent to the truck court that contains evergreen and deciduous trees
and shrubs.
Three-foot berming is provided along the I-25 Frontage Road with clusters of evergreen
trees, grasses and deciduous shrubs.
Complies
3.9.4(B) –
Site
Perimeter
Landscaping
Abutting the
I-25 Right-of-
Way
Developments with a site perimeter that adjoins the I-25 right-of-way must provide a
landscape buffer of at least 80 feet between the parking lot edge and I-25 right-of-way.
The buffer requires informal clusters of deciduous and evergreen trees and shrubs
planted in an offset pattern consisting of one tree and ten shrubs per twenty-five lineal
feet of frontage.
The site perimeter abutting I-25 right-of-way is 568 feet long. This would require the plan
to provide approximately 23 trees and 227 shrubs.
The plan provides an 80 foot landscape area with 25 trees (excluding street trees) and
239 shrubs and grasses along the buffer-yard perimeter abutting I-25, meeting the I-25
perimeter landscaping requirements.
Complies
3.9.7 –
Service
Areas,
Outdoor
Storage and
Mechanical
Equipment
Loading docks, outdoor storage yards and all other service areas are required to be
located to the sides of the building that do not face I-25.
The purpose is to minimize visibility. These areas are located behind the eastern building
consistent with the standard.
The highest visibility into the truck court and outdoor storage area will come primarily from
the north (e.g., Vine Drive and NW Frontage Road. The plan provides several screening
methods, that in combination, provide adequate screening for the service area of the site.
Screening elements include:
1. 3-foot berm
2. Increased landscape area from 20 feet to 40 feet with 26 shrubs and three trees
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3.9.10 –
Height
Outside the I-25 activity centers, nonresidential and residential building heights shall not
exceed forty (40) feet between two hundred twenty-six (226) feet and seven hundred
twenty-five (725) feet of the centerline of I-25.
Building one is between 313 and 338 feet from the I-25 centerline consists of a proposed
maximum height of 37 feet.
Complies
6. Article 4 – Applicable Standards:
A. DIVISION 4.28 – INDUSTRIAL (I)
The Industrial District is intended to provide a location for a variety of work processes and workplaces such as
manufacturing, warehousing and distributing, indoor and outdoor storage, and a wide range of commercial
and industrial operations. The Industrial District also accommodates complementary and supporting uses
such as convenience shopping, childcare centers and housing. While these Districts will be linked to the City's
transportation system for multiple modes of travel, some may emphasize efficient commercial trucking and rail
traffic as needed. Industrial and manufacturing processes used in this District may, by necessity, be
characteristically incompatible with residential uses.
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
4.28(B)(2) _
Permitted
Uses
All proposed Industrial land uses are permitted subject to Type 1 review; however,
because this project proposes new structures greater than fifty thousand square feet in
gross leasable area, it is subject to review by the Planning and Zoning Board.
Complies
4.28(D) –
Land Use
Standards
The maximum building height permitted within this district is 4 stories. The proposed
buildings are one story and a maximum of 37 feet. Further, the proposed building does not
exceed the I-25 corridor standard limit of 40-feet.
Complies
4.28(E)(c) Building character and color. New building color shades shall be neutral, with a medium or
dark color range, and not white, bright or reflective.
The proposed color palette is that of warm and neutral grays and browns and do not
feature white, bright or reflective characteristics.
Complies
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7. Findings of Fact/Conclusion
In evaluating the request for the Mulberry Connection Project Development Plan, PDP190015, staff makes the
following findings of fact:
• The Modification of Standard to Section 3.9.3(C) proposed with this Project Development Plan meets the
application requirements of Section 2.8.2(H)(1) and (4), and the granting of the modification would not be
detrimental to the public good.
• The Project Development Plan complies with the process located in Division 2.2 – Common Development
Review Procedures for Development Applications of Article 2 – Administration.
• The Project Development Plan complies with relevant standards located in Article 3 – General
Development Standards, provided that Modification of Standard to 3.9.3(C) is approved.
• The Project Development Plan complies with relevant standards located in Division 4.28, Industrial (I) of
Article 4.
8. Recommendation
Staff recommends approval of Modification of Standard to Section 3.9.3(C) and approval of Mulberry Connection,
PDP190015, based on the aforementioned Findings of Fact.
9. Attachments
1. Vicinity & Zoning Map
2. Project Narrative
3. Planning Set
4. Modification Request
5. Plat
6. Utility Plans
7. Traffic Study
8. Drainage Report
9. Drainage Updates
10. Ecological Characterization Study
11. Phase 1 Environmental Site Assessment
12. Redman Drive Easement – Draft
13. Frontage Road Realignment
14. Boxelder Sanitation Inclusion Letter
1
Mulberry Connection – Work Session
Kai Kleer, AICP
04/08/2020
ITEM 3, ATTACHMENT 15
Overview
• Zoning: Industrial (I)
• Lot Size: 12.94 Acres
• Two Buildings
• 238 Parking Spaces
• One Modification Request
- 3.9.3(C) Building
Placement
2
Vine Drive
Trailhead Waterglen
Site
ITEM 3, ATTACHMENT 15
Overview
Two single-story tilt-up
concrete buildings.
• East: 71,200 SF
• West: 93,000 SF
3
West East
ITEM 3, ATTACHMENT 15
Architecture
4
• Tilt-up concrete
• Translucent
backlight panels
above entryways
• Storefront
window system
• Architectural
feature wall along
front façade.
• 37-foot tall
ITEM 3, ATTACHMENT 15
Landscaping
5
East side of site
West Building
East Building
West side of site
ITEM 3, ATTACHMENT 15
Landscaping
6
• 80’ Landscape Buffer • 3’ Berm @ North Property Line • 80’ Landscape Buffer
ITEM 3, ATTACHMENT 15
Site Circulation
7
Redman Drive (Private)
NW Frontage Road
Off-site circulation
Vehicle circulation
Truck Circulation
Ped circulation
ITEM 3, ATTACHMENT 15
Parking
8
Vehicle Parking Quantity
Standard Space 228
Accessible 10
238
Bicycle Parking Quantity
Fixed Racks 12
ITEM 3, ATTACHMENT 15
Natural Habitats & Features
9
300’ Buffer
Cooper Slough
Lot 2 (7-Acres) Lot 1 (13-Acres)
ITEM 3, ATTACHMENT 15
Modification Process
Four Modification Criterion:
1. Equally well or better than would a plan which complies, or
2. Substantially alleviate an existing, defined and described problem of city-wide
concern, or
3. Exceptional physical conditions or other extraordinary and exceptional
situations, unique to such property, including, but not limited to, physical
conditions such as exceptional narrowness, shallowness or topography, or
4. Will not diverge from the standards except in a nominal, inconsequential way.
10
and
Not detrimental to the public good
ITEM 3, ATTACHMENT 15
Modified Standard
11
3.9.3(C) requires that any building
located more than 245 feet from the
centerline of I-25 be limited so that no
more than 60% of the lot’s frontage be
occupied by the building.
ITEM 3, ATTACHMENT 15
“as good or better”
12
Setback Building Placement
Required 245’ 60%
Proposed 313’ – 338’ 78%
ITEM 3, ATTACHMENT 15
“as good or better”
13
Setback Building
Placement
Required 245’ 60%
Proposed 313’ – 338’ 78%
ITEM 3, ATTACHMENT 15
“Nominal and Inconsequential”
14
Highway 6ft higher than site.
Highway 22 ft higher than
site.
The location of the site sits
between the Vine Drive
underpass and the BNSF
Railway overpass creates a
unique topographical situation
where the site sits between 6
and 22 feet lower than the
interstate travel lanes (see
image below).
ITEM 3, ATTACHMENT 15
“Nominal and Inconsequential”
15
VIEW WEST ALONG REDMAN DRIVE
ITEM 3, ATTACHMENT 15
Recommendation
Staff recommends approval of Modification of Standard to Section
3.9.3(C) and approval of Mulberry Connection, PDP190015.
16
ITEM 3, ATTACHMENT 15
Development Review Staff Report Agenda Item 4
Planning Services Fort Collins, Colorado 80521 p. 970-416-4311 f. 970.224.6134 www.fcgov.com
Planning and Zoning Board Hearing: May 21, 2020
Apex-Haven Apartments, PDP190017
Summary of Request
This is a request for a Project Development Plan (PDP) to
develop a three-story multi-family building, adaptive re-use of
the two existing homes, and replat of Parcel 9714321001 and
Parcel 9714321002 into a single lot. The project is located within
the High Density Mixed-Use Neighborhoods (H-M-N) zone
district and requires a (Type 2) review.
Zoning Map (ctrl + click map to follow link)
Next Steps
If approved by the decision maker, the applicant will be eligible to
submit a Final Development Plan. Subsequent rounds of review will
be required to finalize site engineering and corrections to the plan
before the applicant can apply for a site permit.
45TSite Location
The Site is located at 730 and 808 W Prospect
Road in Fort Collins.
45TZoning
High Density Mixed-Use Neighborhoods
(H-M-N) zone district.
45TProperty Owner
CSU Research Foundation (CSURF)
Rick Callan
Maximo Development
Christian & Robin Bachelet
601 Howes Street, Ste. 410
Fort Collins, CO 80521
45TApplicant/Representative
Shelley LaMastra
Russell + Mills Studios
506 S College Ave
Fort Collins, CO 80524
45TStaff
Pete Wray, Senior City Planner
45TContents
34T1.34T 34TProject Introduction34T ................................... 2
34T2.34T 34TComprehensive Plan34T ................................ 3
34T3.34T 34TPublic Outreach34T ........................................ 4
34T4.34T 34TLand Use Code Article 2 – Applicable
Standards34T ......................................................... 5
34T5.34T 34TLand Use Code Article 3 – Applicable
Standards34T ......................................................... 9
34T6.34T 34TLand Use Code Article 4 – Applicable
Standards:34T ...................................................... 17
34T7.34T 34TFindings of Fact/Conclusion34T ................... 18
34T8.34T 34TRecommendation34T ................................... 19
45TStaff Recommendation
Approval of Project Development Plan
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1. Project Introduction
A. PROJECT DESCRIPTION
• This is a request for a Project Development Plan (PDP) to develop student-oriented housing, combining a
three-story multi-family building, adaptive re-use of the two existing homes, and the existing Apex
Apartments into a single project.
• The existing Apex Apartments at 808 W Prospect Road has 61 studio and 1-bedroom units. The existing
parking lot contains 87 vehicular parking spaces, and 67 bike parking spaces. There are no proposed
changes to the existing Apex Apartments. This request will integrate the two sites.
• The site at 730 W Prospect Road (Haven site) consists of two existing single-family residential homes,
one has been landmarked and the other is eligible for the designation. The proposed three-story multi-
family Building 1 includes 50 studio and 1-bedroom units. Building 2 includes a 2-bedroom unit and 3-
bedroom unit. Building 3 includes two 1-bedroom units. The Haven site includes 8 vehicular parking
spaces, and 73 bike parking spaces located in breezeways and outside plaza areas.
• The existing Apex Apartments (808 W Prospect, Parcel 9714321001, plated as The Slab) lot and the lot
to the east (730 W Prospect, Parcel 9714321002) will be re-platted as a single lot of 2.6 acres.
• Access to the site is provided from West Prospect Road to the south, with two driveway entrances and
pedestrian walkways.
• Request for Modification of Standard for Section 3.8.30 (F) (1) – Orientation to Buffer Yards.
• The P.D.P. is within the Transit-Oriented Development Overlay Zone and the West Central Area Plan.
• The project is located within the High Density Mixed-Use Neighborhoods (H-M-N) zone district and is
subject to Planning and Zoning Board (Type 2) review.
B. SITE CHARACTERISTICS
1. Development Status/Background
In 2007, under new ownership by the CSU Research Foundation, Observatory Park Subdivision re-platted the
Frazier Subdivision to combine the Apex (Slab) lot at 808 West Prospect Road with the lot at 730 West
Prospect Road. The Slab property, PDP#150016 was approved on November 12, 2015.
2. Surrounding Zoning and Land Use
North South East West
Zoning High Density Mixed-Use
Neighborhoods (H-M-N)
Residential Low Density
(R-L)
High Density Mixed-Use
Neighborhoods (H-M-N)
High Density Mixed-Use
Neighborhoods (H-M-N)
Land
Use
Existing Apartments and
Existing Fraternity House
Existing Single Family
Detached Dwelling Units
Existing Single Family
Detached Dwelling Units
The Standard, Multi-
Family Dwelling Units
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C. OVERVIEW OF MAIN CONSIDERATIONS
• A primary consideration of the plan has been the applicant’s request for a Modification of Standard to 17T3.17T
8.30 (F) (1) – Orientation to Buffer Yards. The intent of this standard is to provide a 25-foot landscape
buffer area along the property line of abutting existing single and two-family dwellings. The proposed plan
includes a buffer yard ranging from 10’-7” to 12’-10” along the east property line adjacent to the existing
single-family lot on the east.
During the review process, staff found that a unique set of circumstances warrants support of this
modification. Circumstances include:
- The potential developable area on the Haven site is limited by required setbacks, utility and access
easements, existing homes on site, storm drainage detention, and mature trees.
- The existing single-family homes to the east are zoned H-M-N, consistent with the West Central Area
Plan for future higher density student-oriented housing.
• The main site planning issues requiring multiple iterations to get to the Type 2 hearing have been building
placement on site; adaptive re-use of existing two homes, project compatibility; amenity space
configuration; access between both lots; and pedestrian circulation to public streets.
2. Comprehensive Plan
A. WEST CENTRAL AREA PLAN (2015)
The West Central Area Plan (W.C.A.P.) was adopted in March of 2015 and reaffirmed the validity of both the existing
geography and development parameters of the H-M-N zone. This is the area south of the C.S.U. campus bounded by
West Prospect Road, Shields Street, Lake Street and Whitcomb Street. With regard to the H-M-N zone, the W.C.A.P.
states:
“Given the numerous parcels that comprise this area, new development will likely occur through multiple small or
medium scale projects. Sensitivity to historic structures will require careful design solutions and collaboration with the
Landmark Preservation Commission.”
“This area is expected to build out in accordance with the existing zoning, with residential density at a minimum of 20
dwelling units per acre. While five-story buildings are allowed, the height, mass and scale of buildings will be critically
evaluated to achieve compatibility with adjacent development and to positively impact the neighborhood and
community. The allowable density and proximity to campus create opportunities for mixed-use buildings and campus-
related uses as well.”
“Land Use Policy 1.9 - Neighborhood Character: The height, mass and scale of new development in the High Density
Mixed-Use Neighborhood (HMN) zone district…should be compatible with adjacent development and sensitive to the
context of the area.”
“Land Use Policy 1.10 - Emphasize and respect the existing heritage and character of neighborhoods through a
collaborative design process that allows for neighborhood dialogue. The neighborhoods are generally characterized
by Craftsman, Prairie and Mid-Century Modern architectural styles (and their various derivations). These styles are
well-accepted and should serve as a starting point for achieving neighborhood compatibility.”
Staff finds that the Apex-Haven Apartments Property P.D.P. fulfills the vision of the Plan in the following manner:
• The P.D.P. demonstrates sensitivity to the historic houses on site.
• The P.D.P. exceeds the minimum required density of 20 dwelling units per acre.
• The building is three stories, not five, to achieve compatibility.
• The building is influenced by the Craftsman style and the height, mass and scale are mitigated by a variety of
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architectural elements and details.
• The placement of multi-family housing at the south edge of campus will promote alternative modes of transportation to
and from the main campus.
The H-M-N zoning in the Land Use Code - Section 4.10 was established to implement the Subarea Plan.
3. Public Outreach
A. NEIGHBORHOOD MEETING
Pursuant to 17TSection 217T.2.2 – Step 2: Neighborhood Meetings, a neighborhood meeting is required for
Planning and Zoning Board (Type 2) projects. Two neighborhood meetings were held for this project on
August 26, 2019, and February 24, 2020.
B. PUBLIC COMMENTS:
Any communication received between the public notice period and hearing will be forwarded to the Planning
and Zoning Board to be considered when making a decision on the project. Staff prepared a summary of
comments from the two neighborhood meetings attached to this report. The following key comments are
highlighted below:
Concern of compatibility of proposed multi-family building with existing single-family homes to east
including building design, noise, privacy, lighting and transition and buffer.
Impacts of construction with existing homes in area including noise, dust, traffic.
Required parking for both sites
Impacts of storm drainage in area
Traffic and access to site from West Prospect Road.
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4. Land Use Code Article 2 – Applicable Standards
A. BACKGROUND
This project was submitted on October 30, 2019. The project required three rounds of staff review, following
the initial plan submittal.
B. PROJECT DEVELOPMENT PLAN PROCEDURAL OVERVIEW
1. Conceptual Review - PDR190005
A preliminary design review meeting was held on June 26, 2019.
2. First Submittal - PDP190019
The first submittal of this project was completed on October 30, 2019.
3. Neighborhood Meeting
Applicable pursuant to 2.2.2 – Step 2: Neighborhood Meetings.
A neighborhood meeting was held on August 26, 2029, and February 24, 2020. A second neighborhood
meeting was held on February 24, 2020.
4. Notice (Posted, Written and Published)
Posted Notice: July 22, 2019, and December 6, 2019, Sign # 506
Written Hearing Notice: May 7, 2020, 746 addresses mailed (See Map Below for Notice Area).
Published Hearing Notice: May 10, 2020, Coloradoan.
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C. DIVISION 2.8 – MODIFICATION OF STANDARDS
The applicant requests a modification to Standard 3.8.30 (F) (1) – Yards Along Single and Two-Family
Residential Development.
The Land Use Code is adopted with the recognition that there will be instances where a project would support
the implementation of City Plan, but due to unique and unforeseen circumstances would not meet a specific
standard of the Land Use Code as stated. The modification process and criteria in Land Use Code Division
2.8.2(H) provide for evaluation of these instances on a case-by-case basis, as follows:
Land Use Code Modification Criteria:
“The decision maker may grant a modification of standards only if it finds that the granting of the
modification would not be detrimental to the public good, and that:
(1) the plan as submitted will promote the general purpose of the standard for which the modification is
requested equally well or better than would a plan which complies with the standard for which a
modification is requested; or
(2) the granting of a modification from the strict application of any standard would, without impairing the
intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described
problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the
proposed project would substantially address an important community need specifically and expressly
defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of
the City Council, and the strict application of such a standard would render the project practically infeasible;
or
(3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to
such property, including, but not limited to, physical conditions such as exceptional narrowness,
shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy
system, the strict application of the standard sought to be modified would result in unusual and exceptional
practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such
difficulties or hardship are not caused by the act or omission of the applicant; or
(4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by
this Division to be modified except in a nominal, inconsequential way when considered from the
perspective of the entire development plan, and will continue to advance the purposes of the Land Use
Code as contained in Section 1.2.2.
Any finding made under subparagraph (1), (2), (3) or (4) above shall be supported by specific findings
showing how the plan, as submitted, meets the requirements and criteria of said subparagraph (1), (2), (3)
or (4).
1. APPLICANT’S JUSTIFICATION
The applicant’s justification addresses Criteria 1 and 3. The applicant’s justification is attached. Salient points
are highlighted below:
Justification 1 equally well explanation:
• The existing vegetative areas on the residential lots to the east provide more than an adequate amount of
vegetation and providing another 15’ of vegetation would be redundant and unnecessary.
• The existing historic home (building 3) cannot be moved and the proposed multi-family (building 1) does not
overlap with the resident at 714 W Prospect.
• The existing 2-story house at 638 W Prospect is located 114’ from the property line and an increase in the
buffer yard of 13-15’ would be negligible based on this distance. Within this distance is 100’ of tree canopy
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between the home and the proposed building. The existing detached garage provides and additional buffer
between the proposed apartment building 1 and the existing 2-story house.
• The proposed design is equal to or better than a plan which complies with the standard in that if the 25’ buffer
yard were provided, the project would have to go to 4 stories in order to achieve a similar amount of density
due to the physical hardships on the site (see below). This approach, as allowed within the HMM zone district,
would have a greater impact to the existing properties to the east. The project goal is to use a 3-story
maximum height in conjunction with 2-story step backs on the south and west side of the project in order to
provide a clear transition from 1 and 2-story existing houses to the east from the larger and more intense 5-
story apartment complexes to the west and 120’ tall Canvas Stadium directly to the north.
Justification 3 Exceptional physical conditions explanation:
• The existing historic landmark and landmark eligible homes on the Apex-Haven Apartments property are
located centrally in the property and greatly impact the developable area that can accommodate a multi-family
building.
• The existing Emergency Access Easement Drive to Lake Street is needed for PFA requirements.
• The Landmark Preservation Committee (LPC) requested a larger separation from the designated home
(building 3) and any proposed new structure and has thus further constrained usable site are for infill.
• LPC wanted to maintain the hobby farm feel along Prospect Road with these homes continuing to give a
historic feel for what the frontage originally was, thus the new building must be located behind the existing
homes.
• An existing detention pond is located south of one of the existing buildings (building 2).
2. Staff’s Analysis of Modification Request
Staff finds that the requested Modification of Standard to Section 3.8.30 (F)(1), to reduce the required
landscape buffer area along the property line of abutting existing single and two-family dwellings, from 25 feet
to a varying width of 10’-7” to 12’-10” feet, would not be detrimental to the public good, and is justified by
criteria 1 and 3 in Land Use Code Section 2.8.2.
The granting of the Modification would not be a detriment to the public good. This is because the plan, as
submitted including building 1 is well-designed at a combination of two and three stories (versus five stories
permitted under zoning) in a manner that promotes neighborhood compatibility. The landscaping and buffering on
the east side of building 1 will mitigate the impacts associated with a taller building wall. The east elevation is
further articulated and detailed with façade step backs, window and door treatments, gable roof, and dormer
elements. The adjoining properties to the east are similarly zoned H-M-N and the West Central Area Plan creates
an expectation that this area will undergo significant redevelopment.
Staff finds that the plan addresses Criterion 1. This is because the proposed design is equal to or better than
a plan which complies with the standard in that if the 25’ buffer yard were provided, the project would have to
go to 4-stories in order to achieve a similar amount of density due to the physical hardships on the site. A
four-story building would have a greater impact on homes to east. The proposed three-story building with a
step down to two stories, provides a recognizable transition and buffer to the existing single-family homes on
site and to the east. The proposed building one south façade does not overlap with the north façade of home
at 714 West Prospect. The landscape buffer on site is approximately 10-12 feet, including tall evergreen
screen planting and a solid six-foot fence. The landscape area including existing mature trees between this
fence and home to east at 714 West Prospect is approximately 22 feet. The combined landscape separation
is over 33 feet. The two-story home at 638 West Prospect Road also to the east is approximately 114 feet
from the property boundary to the west. There are two detached garages and an extensive mature tree
canopy between the existing house and this site. The proposed landscape screening along the east edge of
site and six-foot fence, in combination with existing vegetation on two lots to the east meet or exceed the
required 25-foot landscape buffer standard.
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Staff finds that the Modification request satisfies Criterion 3 “unusual and practical difficulties”. This is
because the amount of developable area on the Haven site for a multi-family building is limited, due to
required setbacks, easements, emergency access, storm drainage detention, and two existing homes on site.
The resulting smaller rear lot area behind building two and three, creates unusual and practical difficulties for
multi-family development to be located on the site and meet the H-M-N density. The proposed building one
footprint is located closer to the east property boundary to meet the density requirements and reduced overall
building height. The Landmark Preservation Commission (LPC) requested a larger separation from the
designated home (building 3) and any proposed new structure and has thus further constrained usable site
area for infill. The LPC recommendation supports the location, design and height of the Proposed building 1,
compatible with the existing two homes on site and adjacent two homes to the east. Any changes to the
footprint or design of building one would require a new review by LPC.
In conclusion, the modification of a standard to subsection 3.8.30 (F)(1) to provide an east perimeter
landscape buffer of approximately 10-12 feet in depth rather than 25 feet per standard would not be
detrimental to the public good. This is because the plan, as submitted, is well-designed at three stories
(versus five stories permitted under zoning) in a manner that promotes neighborhood compatibility. The
Modification meets the applicable requirements of subsections 2.8.2(H)(1) and (3). This is because the
proposed combination of evergreen screen planting, solid six-foot fence, combined with existing mature
vegetation and tree canopy on lots to east, provide a landscape buffer and image that mitigates the visual
impacts of the development to an adequate degree in the particular context of the area. This creates a
landscape appearance that is as good as that of a plan with a deeper landscape setback area in meeting the
purposes of the standards. Because the amount of developable area on the Haven site is limited to a portion
of the rear lot, the proposed building one footprint is located closer to the east property boundary to meet the
density requirements and reduced overall building height. The 25-foot landscape buffer would result in an
unusual practical hardship that would make the project less compatible with the existing neighborhood.
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5. Land Use Code Article 3 – Applicable Standards
A. DIVISION 3.2 - SITE PLANNING AND DESIGN STANDARDS
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
3.2.1 –
Landscaping
and Tree
Protection
This Code Section requires a fully developed landscape plan that addresses
relationships of landscaping to the circulation system and parking, the building, abutting
properties, and users of the site in a manner appropriate to the neighborhood context.
Full tree stocking should be provided in all landscape areas within fifty (50) feet of any
building or structure along all high use or high visibility sides of any building or structure,
in accordance with the spacing standards outlined in this section.
This standard is met through a combination of existing and proposed trees on-site and
along the street right-of-way parkway planting strips.
The plan provides the following main landscape planting components:
• 42 trees consisting of deciduous and coniferous species, distributed within the site
parking areas, trees in building foundation planting, and streetscape.
• Mulched planting beds with ornamental grasses, coniferous and deciduous shrubs,
and perennials.
• Six existing mature trees protected, 11 removed with 21 mitigation trees provided.
Complies
3.2.1 (D) (2) –
Street Trees
Wherever the sidewalk is separated from the street by a parkway, canopy shade trees
must be planted at thirty-foot to forty-foot spacing (averaged along the entire front and
sides of the block face) in the center of all such parkway areas. Such street trees shall
be placed at least eight (8) feet away from the edges of driveways and alleys.
• The plan provides seven existing street parkway trees on Apex site, and 1 tree on
Haven site14 along the West Prospect Road frontage. (30’ – 40’ spacing).
Complies
3.2.1(D)(3)
Minimum
Species
Diversity
The intent of this standard is to avoid extensive monocultures and prevent uniform
insect and disease susceptibility on a development site, based on the number of trees
on the site.
• The plan provides nine tree species in addition to the two existing species, and
none exceed 30% of the 42-total number of new trees.
Complies
3.2.1(D)(4)
Tree Species
and Minimum
Sizes
This standard requires minimum tree and shrub sizes included in the landscape plan.
The minimum sizes are:
Canopy shade tree - 2” caliper
Evergreen tree – 8’ height
Ornamental tree – 1.5” caliper
Shrubs – 5 gal.
• All minimum required tree and shrub sizes are met.
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3.2.1(E)(4) (5) -
Parking Lot
Landscaping
The Haven parking lot is located to rear of the existing two homes and mature trees and
generally obscured from view from Prospect Road. The existing Apex parking lot is
located behind the building.
• The existing parking lot on the Apex site is fully landscaped. Since the parking lot
contains less than 100 spaces, 6% is required to be in the form of landscaping in
the form of islands and along the entrance drive.
• The landscape plan on the Haven site includes a total of 15 trees in these areas.
In addition to street trees along streets, this subsection also requires that parking lots be
screened from the street and from the parking lot perimeter abutting lots. The screening
needs to include a wall, fence, planter, earthen berm, plant material or a combination of
such elements, each of which shall have a minimum height of thirty (30) inches.
• The plan provides continuous plant material coverage along the parking setback
that fronts the street, with continuous shrub and tree planting areas.
• The parking lot behind the two existing homes that abuts the lots to the east
includes a combination of continuous screen planting and 6’ cedar fence.
Complies
3.2.2 –
Access,
Circulation
and Parking
This Code Section requires secure, convenient, efficient parking and circulation
improvements that add to the attractiveness of the development.
• The plan provides on-site walkways, curb-cuts, sidewalk ramps, emergency
access, and a clearly delineated parking lot layout in compliance with standards.
Complies
3.2.2(C)(4)(b) –
Bicycle
Parking Space
Requirements
Bike parking is required based on one space per the number of bedrooms per unit (60%
enclosed/40% fixed racks). The minimum required total is 118 spaces (71 enclosed/47
fixed).
• The existing Apex Plan provides 67 bicycle spaces (61 enclosed, 6 fixed racks).
• The Haven Plan provides 73 bicycle spaces (29 enclosed, 44 fixed racks).
• Both Plans provides a total of 140 bike parking spaces, exceeding the minimum
requirement.
Complies
3.2.2(K)(2) –
Residential
Parking
Requirements
Residential uses must provide a minimum number of parking spaces based on the
number of bedrooms per unit. This project is within the TOD overlay area, with a
reduction of parking. The required minimum parking within the TOD is 87 spaces for
both sites based on 115 units and 118 bedrooms.
• The original approved Apex project with 61 units in the TOD overlay required a
minimum 46 spaces (61 x .75/bedroom). The Pan provided 87 spaces, with 41
extra spaces.
• The Haven site requires a minimum 42 spaces (52 x .75) (1 x 1) 1 x 1.25) and
provides 6 spaces, with 36 spaces on Apex site.
• The Apex and Haven combined Plans requires a minimum of 87 spaces, and
provides 93 spaces, including 49 standard spaces, 39 compact spaces, and 5
handi-cap accessible spaces.
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3.2.5 – Trash
and Recycling
Enclosures
All multi-family developments must provide adequately sized, conveniently located and
easily accessible facilities for the waste disposal and recycling needs of the
development.
• The Haven Plan provides a centrally located enclosure to contain dumpsters and
bins, adequately sized for the residential buildings and number of units. The three
buildings provide easy access from the entrances to the enclosure. The dual metal
gate includes a larger hauler door and a separate person door. The enclosure
design includes durable wall materials, interior metal wall protection strip, bollards
and concrete pad. The enclosure materials and colors complement the building
materials used.
• The Apex site provides a trash and recycling enclosure in the rear of the existing
parking lot with easy access for the trash hauler. The Apex enclosure complies with
latest design standards.
Complies
B. DIVISION 3.3 – ENGINEERING STANDARDS
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
3.3.1(C) –
Public Sites,
Reservations
and
Dedications
This standard requires the applicant dedicate rights-of-way for public streets, drainage
easements and utility easements as needed to serve the area being developed. In
cases where any part of an existing street is abutting or within the property being
developed, the applicant must dedicate such additional rights-of-way as may be
necessary to increase such rights-of-way to the minimum width required by Larimer
County Urban Area Street Standards and the City of Fort Collins Land Use Code.
• The plat for both lots will be updated to include a single lot for Apex and Haven
sites.
• The project will dedicate both onsite and offsite easements prior to final plan
approval.
Complies
3.3.2 –
Development
Improvements
Approval of final plat by the City Engineer is completed at Final Development Plan. NA
3.3.3 – Water
Hazards
NA NA
3.3.4 -
Hazards
NA NA
3.3.5 –
Engineering
Design
NA NA
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C. DIVISION 3.4 – ENVIRONMENTAL, NATURAL AREA, RECREATIONAL AND
CULTURAL RESOURCE PROTECTION STANDARDSGINEERING STANDARDS
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
3.4.1 – Natural
Habitats and
Features
NA NA
3.4.2 – Air
Quality
NA NA
3.4.3 – Water
Quality
The Project is designed so that precipitation runoff flowing from the site is treated in
accordance with the criteria set forth in the Stormwater Criteria Manual.
Complies
3.4.4 – Noise
& Vibration
NA NA
3.4.5 –
Hazardous
Materials
NA NA
3.4.6 – Glare
and Heat
NA NA
3.4.7 –
Historic and
Cultural
Resources
This proposed project includes the adaptive reuse of Building 3, which is a designated
local historical landmark 1-story house at 720 W. Prospect; and Building 2, which is a
historically eligible 2-story house at 730 W. Prospect, to convert them into two duplex
apartment units.
As provided for in Land Use Code Section 3.4.7(F), 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.
A conceptual review meeting with the Landmark Preservation meeting was held on April
17, 2019. At its February 19, 2020 Regular Meeting, the Landmark Preservation
Commission conducted a review of this development project. The Landmark
Preservation Commission adopted the following motion on a vote of 6-0: That the
Landmark Preservation Commission recommend to the Decision Maker approval of The
Apex-Haven Apartments, finding it is in compliance with the standards contained in Land
Use Code section 3.4.7 for the following reasons:
• The project meets the Secretary of Interior’s Standards for the Treatment of
Historic Properties
• The project design reflects massing, building materials, and façade details that
are compatible with the historic context, creates a visual relationship between
the historic architecture and the new construction, and meets the requirements
outlined in Table 1 of Section 3.4.7.
• The proposed design protects the visibility of nearby historic resources.
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3.4.9 – Health
Risks
NA NA
D. 3.5 – BUILDING STANDARDS
Applicable
Code Standard
Summary of Code Requirement and Analysis Staff
Findings
3.5.1– Building
Project and
Compatibility
(B)(C)(E)(F) (G)
These subsections require new developments in or adjacent to existing developed
areas are compatible, when considered within the context of the surrounding area, by
using a design that is complimentary. They should be read in conjunction with the
more specific building standards contained in the zone district standards contained in
Article 4.
• This proposed project includes the adaptive reuse of Building 3, which is a
designated local historical landmark 1-story house; and Building 2, which is a
historically eligible 2-story house.
• The architectural design of Building 1 has been developed to relate to the
surrounding context including the use of 1- and 2-story massing, and roof
elements with simple gable and shed roof forms that complement the existing 1-
and 2-story Buildings 2 and 3. The overall use of massing, step backs and roof
forms have been used to create a transition from the existing 1- and 2-story single
family residences to the east and southeast, as well as the historic 1-1/2 story
Buildings 2 and 3, to the larger 5-story apartment buildings and parking structure
directly to the west and northwest of this site, along with the 120’ tall Canvas
Stadium to the north. Use of stucco, brick and lap siding materials are being
proposed, with a stronger emphasis of stucco at the south wing and south
elevation, to respond to the existing stucco clad Buildings 2 and 3.
The proposed building 1 is 45.4 feet in height, requiring a light and shadow analysis
for buildings over 40 feet. See Section 3.2.3 for TOD exception.
• The shadow analysis for the haven site and building 1 does not show a
substantial adverse impact on the adjacent lots to the east. The shadow
portrayed a winter solstice do not preclude the functional use of solar energy
technology, creating glare such as reflecting sunlight or artificial lighting at night,
contributing to the accumulation of snow and ice during the winter on adjacent
property and shading of windows or gardens for more than three (3) months of the
year.
Complies
3.5.2 –
Residential
Building
Standards
See Multi-family design standards in Section 3.8.30. NA
3.5.3 – Mixed –
Use,
Institutional
and
Commercial
Buildings
NA NA
3.5.4 – Large
Retail
Establishments
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3.5.5 –
Convenience
Shopping
Center
NA Na
E. 3.6 TRANSPORTATION AND CIRCULATION
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
3.6.1 – Master
Street Plan
This criterion requires the P.D.P. to conform to the Master Street Plan. The following
streets, and their classification, are included on the Master Street Plan:
• West Prospect Road - four lane arterial
The P.D.P. shows Prospect Road consistent with the adopted West Central Area Plan
and improvements (including a 10 ft wide ped/bike detached facility) that are aligned
with what has been done on adjacent properties. The P.D.P. demonstrates overall
compliance with Master Street Plan and provides safe and convenient access.
Complies
3.6.2 (K) –
Streets,
Streetscapes,
Alleys and
Easements
The streetscape parkway design along the West Prospect Road frontage needs to
conform with the Larimer County Urban Area Street standards.
• The Plan provides two controlled drive access points from West Prospect Road for
both the Apex and Haven sites, a detached 10-foot sidewalk with ADA accessible
sidewalk ramps.
• The parkway landscape strip includes irrigated turf grass and street trees located at
40’ spacing.
Complies
3.6.3 – Street
Pattern and
Connectivity
NA NA
3.6.4 –
Transportation
Level of
Service
Requirements
This standard requires the transportation needs of a proposed development can be
safely accommodated by the existing transportation system, or including appropriate
mitigation of impacts, for all travel modes.
• Traffic Operations and Engineering Departments have reviewed the plan’s
Transportation Impact Study (TIS) and follow up memo that addressed revised
parking location.
• The proposal has nominal impact on the adjacent roadway system, and access
type and location have been designed to meet City standards. Internal connectivity
is provided. The proposed sidewalk/trail along Prospect supports the adopted
West Central Area Plan. Additional bike/pedestrian connections are provided to
the west and north.
• Regarding transportation, the proposal complies with Section 3.6.4 as well as
Larimer County Urban Area Street Standards and the City of Fort Collins Multi-
Planning and Zoning Board Hearing - Agenda Item 4
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3.6.6 –
Emergency
Access
This Section is intended to ensure that emergency vehicles can gain access to, and
maneuver within, the project so that emergency personnel can provide fire protection
and emergency services without delays.
• The Apex plan includes a 26’ and 30’ on-site emergency access.
• The Haven plan provides a 26’ and 16’ on-site emergency access.
• The proposed plan includes an extension to the existing 16’ emergency access
drive that connects to Lake Street to the north.
Complies
F. 3.7 COMPACT URBAN GROWTH
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
3.7.1 -
General
NA NA
3.7.2 -
Contiguity
NA NA
3.7.3 –
Adequate
Public
Facilities
The purpose of the adequate public facilities (APF) management system is to establish an
ongoing mechanism which ensures that public facilities and services needed to support
development are available concurrently with the impacts of such development.
This section requires that any approval of a development be conditioned on the provision
of all services necessary to serve the new development. This includes transportation,
water, wastewater, storm drainage, fire and emergency services, electrical power and any
other public facilities and services as required.
• The project is located within the City of Fort Collins Water and Sanitation Districts,
Fort Collins Light and Power, Poudre Fire Authority and Fort Collins Stormwater
Districts. Each entity has commented on the project and has found that the existing
infrastructure can serve the proposed project. The Apex Apartment project completed
all public infrastructure prior to this PDP.
Complies
Planning and Zoning Board Hearing - Agenda Item 4
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G. 3.8 SUPLEMENTARY REGULATIONS
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
3.8.30 –
Multi-Family
Dwelling
Development
Standards
(C) - Access to a central feature or gathering place.
• The existing Apex site includes two patio gathering spaces with pergola and
seating areas.
• The Haven site includes a central atrium plaza gathering area and small pocket
park. The two existing homes include front patio seating areas.
(F) - Yards Along Single- and Two-Family Residential Development. Buffer yards shall be
provided along the property line of abutting existing single- and two-family dwellings.
Minimum depth shall be twenty-five (25) feet.
• Request for Modification
Complies
Complies
with
Modification
H. 3.10 DEVELOPMENT STANDARDS FOR THE TRANSIT-ORIENTED DEVELOPMENT
(TOD) OVERLAY ZONE
The purpose of this Section is to modify the underlying zone districts south of Prospect Road to encourage
land uses, densities and design that enhance and support transit stations along the Mason Corridor. These
provisions allow for a mix of goods and services within convenient walking distance of transit stations;
encourage the creation of stable and attractive residential and commercial environments within the TOD
Overlay Zone south of Prospect Road; and provide for a desirable transition to the surrounding existing
neighborhoods.
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
3.10.1 –
Applicability
The TOD standards apply to applications for development within the boundary of the TOD
Overlay Zone, south of Prospect Road, except for the parking standards, and design of
parking structures.
• This project is located north of West Prospect Road.
• See Section 3.2.2 (K) above for parking requirements.
NA
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6. Land Use Code Article 4 – Applicable Standards:
A. DIVISION 4.10 – HIGH DENSITY MIXED-USE NEIGHBORHOOD (H-M-N) ZONING
DISTRICT
The High Density Mixed-Use Neighborhood District is intended to be a setting for higher density multi-family
housing and group quarter residential uses (dormitories, fraternities, sororities, etc.) closely associated with,
and in close proximity to, the Colorado State University Main Campus, provided that such areas have been
given this designation in accordance with an adopted subarea plan. Multistory buildings (greater than one [1]
story and up to five [5] stories) are encouraged in order to promote efficient utilization of the land and the use
of alternative modes of travel.
Applicable
Code
Standard
Summary of Code Requirement and Analysis Staff
Findings
4.28(B)(2) _
Permitted
Uses
The proposed uses include multi-family dwellings, and single-family detached dwellings.
Multi-family dwellings of more than 50 dwellings units are permitted uses subject to Type 2
review.
The two existing single-family dwellings on site were a permitted use for this property
pursuant to the zone district regulations in effect for such parcel on June 10, 1999; and
which physically existed upon such parcel on June 10, 1999; provided, however, that such
existing uses shall constitute a permitted use only on such parcel of property.
Complies
4.28(D) –
Land Use
Standards
The minimum overall average residential density is twenty dwelling units per net acre.
• The net density is 46.56 dwelling units per net acre of land.
The maximum building height permitted within this district is five-stories.
• The proposed multi-family building 1 is three-stories.
Building walls over thirty-five (35) feet in height shall be set back an additional one (1) foot
beyond the minimum required, for each two (2) feet or fraction thereof of wall or building
that exceeds thirty-five (35) feet in height at the setback line.
• The Building one north elevation at the 8’ setback line includes a wall height of 35
feet in compliance with this standard.
Complies
4.28 (E) (2)
(a) (b) –
Building
Design
The proposed architectural design of Building 1 has been developed to relate to the
surrounding context including the use of 1- and 2-story massing, and roof elements with
simple gable and shed roof forms that complement the existing 1- and 2-story Buildings 2
and 3. The overall use of massing, step backs and roof forms have been used to create a
transition from the existing 1- and 2-story single family residences to the east and south
east, as well as the historic 1-1/2 story Buildings 2 and 3, to the larger 5-story apartment
buildings and parking structure directly to the west and northwest of this site. The building
is designed to form outdoor spaces including balconies, patios, and courtyards.
Parking for buildings 2 and 3 are located to the sides and rear, with no paring between
these two buildings and the street. Parking for building 1 is located behind the existing
Apex building.
Complies
Planning and Zoning Board Hearing - Agenda Item 4
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7. Findings of Fact/Conclusion
In evaluating the request for the Apex-Haven Apartments Project Development Plan, PDP190017, staff
makes the following findings of fact:
A. The Project Development Plan complies with the policy direction of the West Central Area Plan.
B. The Project Development Plan complies with process located in Division 2.2 – Common Development
Review Procedures for Development Applications of Article 2 – Administration.
C. The Project Development Plan complies with relevant standards located in Division 4.10, High
Density Mixed-Use Neighborhoods (H-M-N) of Article 4.
D. The Project Development Plan complies with relevant standards located in Article 3 – General
Development Standards, with one exception.
E. A request for a Modification of Standard to Section 3.8.30(F)(1) - Orientation to Buffer Yards - has
been submitted and evaluated. This standard requires that along the east property line, a 25-foot
buffer yard is required. The P.D.P. indicates that the buffer yard ranges from 10-12 feet in width.
Staff recommends approval of this request and makes the following findings:
(1.) Staff finds that the requested Modification of Standard to Section 3.3.30 (F)(1), to reduce the
required landscape buffer area along the property line of abutting existing single and two-family
dwellings, from 25 feet to a varying width of 10’-7” to 12’-10” feet, would not be detrimental to the
public good, and is justified by criteria 1 and 3 in Land Use Code Section 2.8.2.
(2) The granting of the Modification would not be a detriment to the public good. This is because the
plan, as submitted including building 1 is well-designed at a combination of two and three stories
(versus five stories permitted under zoning) in a manner that promotes neighborhood compatibility.
The landscaping and buffering on the east side of building 1 will mitigate the impacts associated with
a taller building wall. The east elevation is further articulated and detailed with façade step backs,
window and door treatments, gable roof, and dormer elements. The adjoining properties to the east
are similarly zoned H-M-N and the West Central Area Plan creates an expectation that this area will
undergo significant redevelopment.
(3) Staff finds that the plan addresses Criterion 1. This is because the proposed design is equal to or
better than a plan which complies with the standard in that if the 25’ buffer yard were provided, the
project would have to go to 4-stories in order to achieve a similar amount of density due to the
physical hardships on the site. A four-story building would have a greater impact on homes to east.
The proposed three-story building with a step down to two stories, provides a recognizable transition
and buffer to the existing single-family homes on site and to the east. The proposed landscape
screening along the east edge of site and six-foot fence, in combination with existing vegetation on
two lots to the east meet or exceed the required 25-foot landscape buffer standard.
(4) Staff finds that the Modification request satisfies Criterion 3 “unusual and practical difficulties”. This is
because the amount of developable area on the Haven site for a multi-family building is limited, due
to required setbacks, easements, emergency access, and two existing homes on site. The resulting
smaller rear lot area behind building two and three, creates unusual and practical difficulties for multi-
family development to be located on the site and meet the H-M-N density. The proposed building one
footprint is located closer to the east property boundary to meet the density requirements and
reduced overall building height.
Planning and Zoning Board Hearing - Agenda Item 4
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8. Recommendation
Staff recommends approval of the Apex-Haven Apartments Project Development Plan, PDP190017 based on staff
report information and the aforementioned Findings of Fact.
ATTACHMENTS:
1 Vicinity Map
2 Applicant Project Narrative
3 Applicant Hearing Item Justification
4 Request for Modification of Standards
5 LPC Findings of Fact
6 Planning Set
7 Utility Plans
8 Plat
9 Drainage Report
10 Traffic Memo
11 Supplemental Traffic Memo
12 Stormwater Variance
13 Fire Truck Turning Exhibit
14 Trash Hauler Truck Turning Exhibit
15 Delivery Turning Exhibit
16 Neighborhood Meeting Summary (8-26-2019)
17 Neighborhood Meeting Summary (2-24-2020)
18 Staff Presentation
1
May 21, 2020
Apex-Haven Apartments PDP
Pete Wray, Senior City Planner, AICP
Area Context
2
SITE
1
2
ITEM 4, ATTACHMENT 18
2
Area Context
3
The Standard Apex Apex The Standard
Area Context
4
Apex Building The Standard
Garage/Building
Emergency Access to
Lake St.
3
4
ITEM 4, ATTACHMENT 18
3
5
Apex-Haven Apartments PDP – Overall Plan
Rosen Dr
Replat of Apex and Haven Parcels into a single lot
Proposed: three-story multi-family building, adaptive re-use of
the two existing homes
Three-story multi-family Building 1 includes 50 units. Buildings
2 and 3 include two units each
93 vehicular parking spaces and 140 bicycle spaces
2.6-acre site in High Density Mixed-Use Neighborhoods
H-M-N zone
One Modification to LUC proposed – p.p. 6-8 of Staff Report
Wetland/Buffer
Area
Area Context
6
Apex and Haven Sites
5
6
ITEM 4, ATTACHMENT 18
4
Site Area
7
Apex Site Haven Site
West Central Area Plan (2015)
• PDP demonstrates sensitivity to the
historic houses on site.
• Exceeds minimum required density of
20 dwelling units per acre
• Building is three stories, not five, to
achieve compatibility
• Promotes alternative modes of
transportation to and from the main
campus
• The designation in the Area Plan is
consistent with current zoning.
8
Site
7
8
ITEM 4, ATTACHMENT 18
5
Apex-Haven Apartments PDP
9
Zoning:
High Density Mixed-Use
Neighborhoods (H-M-N)
MMN
HMN Zoning
Section 4.10
Single-family dwellings (two existing homes), multi-family dwellings (more
than 50 dwelling units) - permitted uses, subject to Type II Review
Maximum Building Height – 5-Stories, Proposed Bldg. 1 (3-stories, with 2-
story stepdown)
Building design incorporates surrounding residential context
Parking located to side and rear of street fronting buildings
10
9
10
ITEM 4, ATTACHMENT 18
6
Article Three - General Development Standards
Section 3.2.2(K)(1)(a) – Parking:
87 total minimum required based on 115 units/118 bedrooms in TOD Overlay District
Plan provides 93 spaces (Apex 87 spaces/Haven 6 spaces)
Section 3.2.2(C)(4)(b) – Bicycle Parking
Minimum 118 spaces required – Plan provides 140 spaces (50 fixed/90 enclosed)
11
12
Apex Site-Parking:
46 Min. Req.
(TOD)
Provided 87
spaces
41 extra spaces
Haven Site-Parking:
42 Min. Req. (TOD)
Provided 6 spaces
36 spaces used on
Apex site
93 Total Parking Spaces
11
12
ITEM 4, ATTACHMENT 18
7
Article Three - General Development Standards
Section 3.5.1(B-G) – Building and Project Compatibility:
Project includes the adaptive reuse of Building 3, which is a designated local historical
landmark 1-story house; and Building 2, which is a historically eligible 2-story house
Architectural design of Building 1 has been developed to relate to the surrounding
context
Creates a transition from the existing adjacent development to west and homes to east
13
14
Project Transition Context
13
14
ITEM 4, ATTACHMENT 18
8
15
16
15
16
ITEM 4, ATTACHMENT 18
9
17
Article Three - General Development Standards
Section 3.4.7 – Historic and Cultural Resources:
Project includes the adaptive reuse of Building 3, which is a designated local historical
landmark 1-story house; and Building 2, which is a historically eligible 2-story house
LPC recommend to the Decision Maker approval of PDP with findings:
- Project meets the Secretary of Interior’s Standards for the Treatment of
Historic Properties
- Project design reflects massing, building materials, and façade details that are
compatible with the historic context
- The proposed design protects the visibility of nearby historic resources
-
18
17
18
ITEM 4, ATTACHMENT 18
10
19
20
19
20
ITEM 4, ATTACHMENT 18
11
Modification Request
Modification Request to Standard 3.8.30 (F) (1) – Yards Along Single and Two-Family Residential
Development.
Buffer yards shall be provided along the property line of abutting existing single- and two-family
dwellings. Minimum depth shall be twenty-five (25) feet.
Modification Requested:
A buffer yard ranging from 10’-7” to 12’-10” has been provided along the east property line adjacent to the
existing single-family lots on the east.
21
Criterion 2.8.2(H)(1)
Abutting lots to east zoned H-M-N, not R-L
Building1 height reduced to 3-stories with 2-story stepdown to
enhance compatibility
25’ landscape setback would require taller 4-story building to meet
HMN density
Plaza gathering area moved away from southeast edge
The existing landscape with mature tree canopy on lots to east
provide a buffer of 22’-114’ from property line.
Proposed 10-12’ landscape screen planting and solid 6’ fence
provides a buffer and image that mitigates the visual impacts of the
development to an adequate degree in the context of the area.
“as good or better”
21
22
ITEM 4, ATTACHMENT 18
12
23
Zoning: High Density Mixed-Use
Neighborhoods (H-M-N)
Site
W Prospect St
Shields St
24
114’
22’
10’-12’
Landscape Buffer Area
23
24
ITEM 4, ATTACHMENT 18
13
714 West Prospect Road
25
Rear/Side View Front View
House
720 W Prospect
26
638 West Prospect Road
Front View (2.5-3-stories) Rear View
House
25
26
ITEM 4, ATTACHMENT 18
14
27
Criterion 2.8.2(H)(3)
• Haven site for a multi-family building limited due
to other LUC requirements
• Footprint located closer to the east property
boundary to meet the density requirements and
reduced overall building height
• LPC supports location, design and height of
building 1
• Any changes to the footprint or design of building
would require a new review by LPC.
28
“unusual and practical difficulties”
27
28
ITEM 4, ATTACHMENT 18
15
29
Building footprint with 25’ landscape setback
Relocated Building
Footprint
25’
Staff Findings
In evaluating the request for the Apex-Haven Apartments Project Development Plan,
PDP190017, staff makes the following findings of fact:
A. The Project Development Plan complies with the policy direction of the West
Central Area Plan.
B. The Project Development Plan complies with process located in Division 2.2 –
Common Development Review Procedures for Development Applications of Article
2 – Administration.
C. The Project Development Plan complies with relevant standards located in Division
4.10, High Density Mixed-Use Neighborhoods (H-M-N) of Article 4.
D. The Project Development Plan complies with relevant standards located in Article 3
– General Development Standards, with one exception.
29
30
ITEM 4, ATTACHMENT 18
16
Staff Findings
E. A request for a Modification of Standard to Section 3.8.30(F)(1) -
Orientation to Buffer Yards - has been submitted and evaluated. This
standard requires that along the east property line, a 25-foot buffer yard is
required. The P.D.P. indicates that the buffer yard ranges from 10-12 feet
in width. Staff recommends approval of this request and makes the
following findings included in the Staff Report:
1. Staff finds that the requested Modification of Standard to Section 3.3.30
(F)(1), to reduce the required landscape buffer area along the property
line of abutting existing single and two-family dwellings, from 25 feet to a
varying width of 10’-7” to 12’-10” feet, would not be detrimental to the
public good, and is justified by criteria 1 and 3 in Land Use Code Section
2.8.2.
Staff Recommendation
Staff recommends approval of the Apex-Haven Apartments Project
Development Plan, PDP190017 based on staff report information and
the aforementioned Findings of Fact.
32
31
32
ITEM 4, ATTACHMENT 18
17
Resource Slides
33
34
33
34
ITEM 4, ATTACHMENT 18
18
35
36
Building Wall Height
below 30’
35
36
ITEM 4, ATTACHMENT 18
19
37
37
ITEM 4, ATTACHMENT 18
Modal Transportation Level of Service Manual.
Complies
3.6.5 – Bus
Stop Design
NA NA
NA NA
Complies
3.4.8 – Parks
and Trails
NA NA
• 5 spaces will be by permit only spaces on the haven portion for buildings 2 and 3.
One space will be designated for deliveries only.
Complies
3.2.3 - Solar
Access,
Orientation
and Shading
Impacts of shading on adjacent lots not applicable for projects in the TOD overlay
district.
NA
3.2.4 – Site
Lighting
This code section requires a lighting plan with full cut-off, down-directional fixtures,
minimum and maximum light levels, and limits on light spillover off the site.
• The plan includes lighting fixtures attached to the building, site areas, and within
the parking lot. The photometric plan demonstrates compliance with minimum and
maximum lighting levels. All proposed lighting is fully shielded and down-
directional, meeting color temperature requirements of 3,000K or less for both
sites.
Complies
Complies
directly north of the truck court.
Complies
3.9.8 –
Fencing and
Walls
Any proposed fencing within the I-25 corridor must be constructed of high-quality
materials such as tinted, textured blocks; brick, stone, treated wood; or ornamental metal
and must complement the design of the overall development and its surroundings.
Additionally, the maximum length of continuous, unbroken and uninterrupted fence or wall
plane shall be forty (40) feet. Breaks shall be provided through the use of columns,
landscaping pockets, transparent sections and/or a change to different materials.
The plan proposes approximately 620 feet of wood fencing along the western boundary of
Lot 1. The 6 foot fence features a 5-foot offset in plane every 40 feet, with placement of
deciduous and evergreen trees on the east side of the fence at an average interval of 25
feet.
Complies
of the buildings and in varying width through the truck court.
Complies
daily. Using the estimated daily trip volume and considering the inability for any overflow
parking to utilize Redman Drive or the NW Frontage Road, staff finds that the proposed
238 spaces adequate represents an estimation of parking needs for the site.
Complies
3.2.4 – Site
Lighting
All development, except those containing single-family residential uses, must provide a
lighting plan that meets the functional security needs of the proposed use without
adversely affecting neighboring properties.
The project proposes lighting primarily attached to the building and within the parking
lot. The photometric plan demonstrates compliance with minimum lighting levels
meeting or exceeding code requirements for area/activity requirements. Additionally, all
proposed lighting is fully shielded and down-directional, meeting color temperature
requirements of 3,000K or less. It should be noted that with the project’s proximity to the
Cooper Slough, special attention was given to reduce lighting levels on the west side of
the site.
Complies
Development standards in this section require pedestrian outdoor spaces.
This project does include pedestrian spaces near and visible from the public right-or-way.
However, the outdoor play areas are also required to be fenced.
On the east side of the property along the new public sidewalk the six new trees provide
visual interest and will not be fenced.
Complies
This section is intended to ensure that emergency vehicles can gain access
to, and maneuver within, the project so that emergency personnel can
provide fire protection and emergency services without delays.
• Poudre Fire Authority has had no comments or issues with the plan due
to the access provided by surrounding streets.
Complies
5. Article 4 – Applicable Standards: