HomeMy WebLinkAboutCENTRE AVE. RESIDENCES - PDP - 17-09 - REPORTS - RECOMMENDATION/REPORTPlanning, Development and Transportation Services
Current Planning
City of Fort Collins
NEIGHBORHOOD INFORMATION MEETING
PROJECT: Centre Avenue Residences, Modification of
Standard for Residential Building Height
DATE: January 6, 2009
APPLICANT: VFR Design/Linda Ripley & Jennifer
Almstead
DEVELOPER: Stan Everitt
CITY PLANNER: Steve Olt, 4
Current Planning
The applicant/developer request is to allow residential building
heights of four (4) stories on the property at the northeast corner of
Centre Avenue and Worthington Street. The allowable height on this
property is three (3) stories, and the building height standard is set
forth in Section 4.27(D)(4)(a) of the City's Land Use Code. The
property is in the E, Employment Zone District.
* Ultimately the applicant is proposing to submit a Project
Development Plan (PDP) for three (3) buildings, each containing
10 dwelling units, on the 2.4 acre site. The target market is for
seniors wanting to live in an upscale condominium project in a
convenient location close to a variety of services. This PDP, when
submitted, will be subject to the City's standard development
review process.
Present at the meeting were 11 neighbors & interested parties, the
applicant & developer, and the City's Project Planner. There were 35
notification letters sent to Affected Property Owners within 800 feet
of the property.
281 North College Avenue — P.O. Box 580 — Fort Collins, CO 80522-0580 — (970) 221-6750 — FAX (970) 224-6134
T T' • ,
®ELICH ASSO IATES Traffic & Transportation Engineering
2272 Glen Haven Drive Loveland, Colorado 80538
Phone: (970) 669-2061 Fax: (970) 669-5034 �71/,/Ar
MEMORANDUM
TO: Stan Everitt, Everitt Companies
Russell Lee, Vaught Frye Ripley Design Inc.
City of Fort Collins
FROM: Joe/Matt Delich
DATE: April 9, 2009
SUBJECT: Centre Avenue Residences Transportation Impact Study
(File: 0916ME01)
This memorandum addresses the transportation impacts of the
proposed Centre Avenue Residences. The Centre Avenue Residences is
located in the northeast quadrant of the Centre/Worthington
intersection, in Fort Collins. The site location is shown in Figure
1. This site is currently vacant, except for a parking lot. The
Centre Avenue Residences will consist of 30 apartment dwelling units.
The scope of this study was discussed with the Fort Collins Traffic
Operations Engineer. A brief memorandum was requested. The Base
Assumptions form is provided in Appendix A. There are sidewalks along
developed parcels of land within 0.25 miles of the site. There are
bicycle lanes along Centre Avenue and Worthington Circle.
The primary streets near the Centre Avenue Residences site are
Centre Avenue and Worthington Circle. Centre Avenue is adjacent (south)
to the Centre Avenue Residences site. It is an east -west street
designated as a two-lane collector street on the Fort Collins Master
Street Plan. Currently, it has a two-lane cross section with
appropriate auxiliary lanes. At the Centre/Worthington intersection,
Centre Avenue has eastbound and westbound left -turn lanes and a
through/right-turn lane in each direction. At the Centre/Tolmar Site
Access intersection, Centre Avenue has a two-way left -turn lane and a
through lane in each direction. The Centre/Worthington and
Centre/Tolmar Site Access intersections have stop sign control on
Worthington Circle and the Tolmar Site Access, respectively. The posted
speed on this section of Centre Avenue is 40 mph.
Worthington Circle is adjacent (west) to the Centre Avenue
Residences. It has a two-lane cross section and is designated as a
local street on the Fort Collins Master Street Plan. At the
Centre/Worthington intersection, Worthington Circle has all movements
combined into a single lane. However, during traffic counting it was
observed that the northbound right -turning vehicles bypassed the
northbound left-turn/through vehicles. This intersection was analyzed
accordingly. The posted speed on this section of Worthington Circle is
30 mph.
Division 3.4, Environmental, Natural and Cultural Standards Section 3.4.1(E)
(e) The project shall be designed so that the character of the proposed
development in terms of use, density, traffic generation, quality of
runoff water, noise, lighting and similar potential development
impacts shall minimize the degradation of the ecological character
or wildlife use of the affected natural habitats or features.
(f) The project shall be designed to integrate with and otherwise
preserve existing site topography, including but not limited to such
characteristics as steepness of slopes, existing drainage features,
rock outcroppings, river .and stream terraces, valley walls,
ridgelines:and scenic topographic features.
(g) The project shall be designed to enhance the natural ecological
characteristics of the site. If existing landscaping within the buffer
zone is determined by the decision maker to be incompatible with
the purposes of the buffer zone, then the, applicant shall undertake
restoration and mitigation measures such as regrading and/or the
replanting of native vegetation.
(h) The project may be designed to provide appropriate human access
to natural habitats and features and their associated buffer zones in
order, to. serve,,recreation purposes, provided that such access is
compatible with the ecological character or wildlife use of the
natural habitat or feature:
(i) Fencing associated with the project shall be designed to be
compatible with the ecological character and wildlife use of the
natural habitat or feature.
(2) Development Activities Within the Buffer Zone.
(a) No disturbance shall occur within any buffer zone and no person
shall. engage. in any activity that will disturb, remove, fill, dredge,
clear, destroy or alter any area, including vegetation within natural
habitats or features including 'without limitation lakes, ponds,
stream corridors and wetlands, except as provided in subsection (c)
below.
(b) If the development causes any disturbance within the buffer zone,
whether by approval of the decision maker or otherwise, the
applicant shall undertake restoration and mitigation measures
within the buffer zone such as regrading and/or the replanting of
native vegetation. The applicant shall undertake mitigation
Article 3, Page 68
Supp. 21
Division 3.4, Environmental, Natural and Cultural Standards
Section 3.4.1(E)
(1)' Buffer Zone Performance. Standards. The decision maker shall determine
the buffer zones for each natural habitat or feature contained in the
project site. The buffer zones maybe multiple and noncontiguous. The
general buffer zone distance is established according to the buffer zone
table below, but the decision maker shall reduce or enlarge any portion of
the general buffer zone distance, if necessary in order to ensure that the
performance standards set forth below are achieved. The buffer zone
performance standards are as follows:
(a) The project shall be designed to preserve or enhance the ecological
character or function and wildlife use of the natural habitat or
feature and to minimize or adequately mitigate the foreseeable
impacts of development.
(b) The project, including, by way of example and not by way of
limitation, its fencing, pedestrian/bicycle paths and roadways, shall
be designed to preserve or enhance the existence of wildlife
movement corridors between natural features, both within and
adjacent to the site.
(c) The project shall be designed to preserve significant existing trees
and other significant existing vegetation on the site.
(d) The project shall be designed to protect from adverse impact
species utilizing special habitat features such as key raptor habitat
features, including nest sites, night roosts and key feeding areas as
identified by the Colorado Division of Wildlife or in the Fort
Collins Natural Areas Policy Plan (NAPP); key production areas,
wintering areas and migratory feeding areas for waterfowl; key use
areas for wading birds and shorebirds; key use areas for migrant
songbirds; key nesting areas for grassland birds; fox and coyote
dens; mule deer winter concentration areas as identified by the
Colorado Division of Wildlife or NAPP;'prairie dog colonies over
fifty (50) acres in size as included on the Natural Habitats and
Features Inventory Map; key areas for rare, migrant or resident
butterflies as, identified in the NAPP; areas of high terrestrial or
aquatic insect diversity as identified in the NAPP; remnant native
prairie habitat; mixed foothill shrubland; foothill ponderosa pine
forest; plains cottonwood riparian woodlands; and any wetland
greater than one -quarter ('/) acre in size.
Article 3, Page 67
Supp. 21
Division 3.4, Environmental, Natural and Cultural Standards
Section 3.4.1(D)
(e) the:bank, shoreline and.high water mark of any perennial stream or
body of water on the site;
(f) areas inhabited by. or frequently utilized by Sensitive and Specially
Valued.Species;.
..
special habitat features;
wildlife movement corridors;
(i) the general .ecologi1.cal functions provided by the site and its
s w.
feature;
(j) any issues regarding the timing of development -related activities
stemming from the ecological character of the area; and
(k) any measures needed -to mitigate the projected adverse impacts of
th&developinent project on natural habitats and features.
(2) Wetland Boundary Delineation. '' In establishing the boundaries of a
wetland, the applicant and the Director shall use soil samples, ecological
characterization and hydrological evidence, 'to the extent that such are in
existence or are regiiested: of and provided by the applicant. The Director
may "also utilize the 'standards and guidelines and/or the professional
recommendations of the U.S. Army Corps of Engineers, the U.S. Fish and
Wildlife 'Service, the Colorado Natural Heritage Program, and/or the
Colorado' Division of Wildlife in establishing such boundaries. Wetland
boundary'S'elineations shall -be established in accordance with the U.S.
Fish and Wildlife Service wetland classification system and shall be
identified' in °the submittal documents for the review of the project
development plan (if applicable; "or if not"applicable, the most similar
development: review) acid prior tocommencement of any construction
activities. The U.S. Army Corps of Engineers standards and guidelines
'shall be`used to identify'tlie boundaries of any "jurisdictional wetland."
(E) Establishment' of Buffer Zones Buffer zones surrounding natural habitats and
features 'shall be shown on the project development plan for any development
that is subject to this Division. The purpose of the buffer zones is to protect the
ecological character of the natural habitat or natural feature from the impacts of
the ongoing activity associated with the development'.
Article 3, Page 66
Supp. 21
Policy ENV-3.3: Water Demand Management
The landscape plan for the project will utilize the following xeriscape principles:
Plant material with low to moderate water requirements
Limited turf areas
Effective use of soil amendments
An efficient irrigation system
Appropriate maintenance
PRINCIPLE ED-1: Employment districts will be major employment centers in the
community. These districts will also include a variety of complimentary uses to
meet the needs of employees, such as business services, convenience retail,
lodging, child care, recreation, housing and restaurants. By design, they will
encourage non -auto travel, car and van pooling, telecommuting and transit use.
Their attractive appearance should allow them to locate adjacent to residential
neighborhoods and along primary entryways into the community.
Policy ED-1.3 Secondary and supporting uses (f.) Multi family Housing
Centre Avenue Residences provides a high density multi family use within the heart of
this primary employment district. Allowing residences the ability to walk or bike to work
and services.
Policy ED-1.5 Walkable Destinations
As stated above, the location of the project provides easy access to employment and
commercial services.
Centre Avenue residences embodies the City's vision for development by locating near
many employment opportunities and commercial services.
Thank you for your time and consideration. I look forward to working with you during the
development review process.
Sincerely,
Russell Lee
VFR Design, Inc.
3
than 2 tenths of a mile from the Market Centre retail area. The project has easily
accessible sidewalks internally and along the streets making pedestrian travel a viable
alternative to the automobile.
PRINCIPLE T-1: The physical organization of the city will be supported by a
framework of transportation alternatives that maximizes access and mobility
throughout the city, while reducing dependence upon the private automobile.
Policy T-1.1 Land Use Patterns
The nearest transit stop is at the corner of Research and Centre Avenue. The close
proximity to a transit stop permits public transit to become a viable alternative to the
automobile.
PRINCIPLE T-4: Bicycling will serve as a viable alternative to automobile use for all
trip purposes.
Policy T-4.1 Bicycle Facilities
There are bike lanes in Centre Avenue making biking a viable alternative to the
automobile.
PRINCIPLE T-5: The City will acknowledge pedestrian travel as a viable
transportation mode and elevate it in importance to be in balance with all other
modes. Direct pedestrian connections will be provided and encouraged from place
of residence to transit, schools, activity centers, work and public facilities.
Policy T-5.1 Land Use
Policy T-5.2 Connections
Centre Ave Residences is adjacent to primary employment and they are less than 2
tenths of a mile from the Market Centre retail area. The project has easily accessible
sidewalks internally and along the streets making pedestrian travel a viable alternative to
the automobile.
PRINCIPLE HSG-1: A variety of housing types and densities will be available
throughout the urban area for all income levels.
Policy HSG-1.1 Land Use Pattern.
Although not intended to be deed restricted, Centre Avenue Residences provides a place
designed around the needs of mature individuals. The project is located in an active
centrally located area of the City adjacent to many services.
PRINCIPLE ENV-2: The City will reduce total motor vehicle emissions of high
priority pollutants by focusing on both technology and behavior.
Policy ENV-2.1: Actions on Vehicle Miles Traveled.
The project is located within walking distance to recreation, shopping and transit stops.
PRINCIPLE ENV-3: Drinking water provided by the City's Water Utility will meet or
exceed customer expectations for quality, quantity and reliability. Water
Conservation will be strongly encouraged.
2
architecture ■ land planning ■ landscape architecture ■ interior design
April 15, 2009
Mr. Steve Olt
City of Fort Collins
Planning Department
281 North College Avenue
Fort Collins, CO 80522
RE: Planning Objectives for Centre Avenue Residences PDP
Proiect Description
Centre Avenue Residences is located in the Center for Advanced Technology (CAT)
master planned development. The 2.4-acre site is located on the northeast corner of
Centre Avenue and Worthington Drive. The proposed multi -family development has three
(3) four-story buildings consisting of 10 dwelling units per building, 30 dwelling units total
and a density of 12.5 d.u. per acre. The target market is for mature adults desiring to live
in an upscale condominium project designed specifically with these residents in mind,
located in a convenient location close to a variety of services.
The site is located adjacent to Mercer Ditch. The project provides an ample wildlife
corridor along the ditch utilizing native shrub species and native grasses.
Parking is provided in underground garages and surface parking. The site is accessed
from existing curb cuts along Centre Avenue and Worthington Circle.
City Plan Principles and Policies achieved by The Centre Avenue
Residences project
PRINCIPLE LU-1: Growth within the city will promote a compact development
pattern within a well-defined boundary.
Policy LU-1.1 Compact Urban Form
Centre Ave Residences is located in the heart of the Centre for Advanced Technology.
The residences will have immediate access to primary employment and they are less
VAUGHT FRYE RIPLEY DESIGN INC.
401 W. Mountain Ave., Suite 200 ■ Fort Collins, CO 80521 ■ tel. 970.224.1191 ■ fax 970.224.1662 ■
www.vfrdesigninc.com
Centre Avenue Residences, Project Development Plan:
In exploring the fire access plaza doubling as a 'pick-up drop-off only' route, we
feel a better design for the plaza was created in the process. Therefore the
rendering reflects the revised central space, which works well regardless of what
uses will be acceptable on it.
Option A would keep it exclusively as a fire access route, same
as before, while Option B would also allow occasional 'pick-up drop off
uses, a beneficial service in a community targeted toward an older
population.
Option B was designed with safety considerations in
mind, referencing elements suggested in Section 3.2.2(C) of the Fort
Collins Land Use Code. While the daily traffic through this one-way lane
should be minimal, steps were taken to minimize potential hazards for the
pedestrian. The entire plaza is concrete paving, distinguishing it from the
asphalt parking lot so that it is clear that this isn't a drive lane for thru
traffic. In addition, the concrete plaza will be made of 2 different shades of
colored concrete. A 4' band will be the same grey color as all pedestrian
walks in the site, while an 8' colored concrete band would guide the
occasional automobile.
A pull of area near the center of the plaza not only creates an area of
refuge for pedestrians, but it provides an area for a car to pull off to pick
someone up near all main entrances without blocking the 12' fire access
lane. Additionally, signage will indicate the lane is to only be used for
'pick-up drop-off' purposes and emergency access.
I hope this explains our design intent clearly. Please let us know if there are
further questions, and whether Option B looks like something that can be
supported by staff.
Thanks,
brent cooper
VAUGHT FRYE RIPLEY
Design Inc.
401 W. Mountain Ave., Suite 200
Fort Collins, CO 80521
let. 970.224.1191, ext. 122
fax. 970.224.1662
brent.cooper@vfrdesigninc.com
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N #17-09 Centre Avenue Residences PDP
A1 inch equals 300 feet 4121109
As proposed, the plaza extending for approximately 150' between 2 internal surface
parking areas would be 12' wide, with a semi -circular pull -off area near the center of the
plaza that would add about 10' of width as a refuge for pedestrians and a place for an
occasional vehicle to park while picking up or dropping off residents of the project. This
would allow for someone to drive through the site from Centre Avenue to Worthington
Circle to pick up and drop off residents at a central location to all 3 buildings. As
previously stated by the applicant, the entire plaza will be concrete paving, distinguishing it
from the asphalt parking areas so that it is clear that this isn't a drive lane for thru traffic. In
addition, the concrete plaza will be made of 2 different shades of colored concrete. A 4'
wide band will be the same grey color as all pedestrian walks in the site, while an 8' wide
concrete band of a different color would guide the occasional automobile through the plaza
from one parking area to the other. Additionally, signage will indicate the lane is to only be
used for limited 'pick-up, drop-off purposes and emergency access. Sufficient lighting will
be provided to ensure that the plaza will be a safe environment for pedestrians, bicyclists,
and drivers both day and night.
Therefore, based on the design of the plaza that includes:
* special paving/pavement markings and color;
* refuge area;
* signage; and
* lighting;
staff has determined that Section 3.2.2(C)(1) Safety Considerations of the Land Use Code
has been satisfied as it relates to the proposed pedestrian/emergency access/vehicle plaza as
part of the Centre Avenue Residences, Project Development Plan.
PC
mcity of
Fort Collml ns
MEMORANDUM
Date: June 18, 2009
To: Planning & Zoning Board Members
Planning, Development and
Transportation Services
Current Planning
281 North College Ave.
P.O. Box 580
Fort Collins, CO 80522-0580
970.221.6750
970.224.6134 - fax
fcgov. com/currentplanning
From: Stephen Olt, Current Planning
Re: Centre Avenue Residences, Project Development Plan - #17-09, as it relates
to the requirements set forth in Section 3.2.2(C)(1) Safety Considerations of
the Land Use Code.
This memorandum becomes part of the City staff recommendation to the Planning &
Zoning Board for the Board's deliberation of the Centre Avenue Residences, Project
Development Plan on Thursday, June 18, 2009.
The applicant is requesting that the internal pedestrian/fire access plaza between the 3
buildings double as a'pick-up, drop-off only' route, which would be a beneficial service in
a residential community targeted toward an older population.
The plaza has been designed with safety considerations in
mind, referencing elements suggested in Section 3.2.2(C) of the Fort Collins
Land Use Code. While the daily traffic through this one-way lane should be
minimal, steps were taken to minimize potential hazards for the pedestrian. The
entire plaza is concrete paving, distinguishing it from the asphalt parking lot so
that it is clear that this isn't a drive lane for thru traffic. In addition, the concrete
plaza will be made of 2 different shades of colored concrete. A 4' band will be
the same grey color as all pedestrian walks in the site, while an 8' colored
concrete band would guide the occasional automobile.
A pull -off area near the center of the plaza not only creates an area of refuge for
pedestrians, but it provides an area for a car to pull off to pick someone up near
all main entrances without blocking the 12' fire access lane. Additionally,
signage.will indicate the lane is to only be used for'pick-up, drop-off purposes
and emergency access.
Section 3.2.2(C)(1) Safety Considerations states that "To the maximum extent feasible,
pedestrians shall be separated from vehicles and bicycles". Where complete separation of
pedestrians and vehicles and bicycles is not possible, potential hazards shall be minimized
by the use of techniques such as special paving, raised surfaces, pavement markings, signs
or striping, bollards, median refuge areas, traffic calming measures, landscaping, lighting
or other means to clearly delineate pedestrian areas, for both day and night use.
Centre Avenue Residences, Project Development Plan - #17-09
June 18, 2009 Planning and Zoning Board Hearing
Page 10
2. The Project Development Plan complies with applicable General
Development Standards contained in ARTICLE 3 of the Land Use Code.
3. The Project Development Plan complies with applicable Land Use and
Development Standards contained in ARTICLE 4, Division 4.27 of the
Land Use Code, with the following exception:
the standard located in Section 4.27.3(D)(4)(a), which limits the
height of residential buildings in the E District to 3 stories. The
Planning & Zoning Board reviewed and approved a modification to
the standard on January 15, 2009, to allow the buildings to be 4
stories in height.
RECOMMENDATION:
Staff recommends approval of the Centre Avenue Residences, Project
Development Plan - #17-09.
Centre Avenue Residences, Project Development Plan - #17-09
June 18, 2009 Planning and Zoning Board Hearing
Page 9
Transportation Level of Service manual for the following modes of
travel: motor vehicle, bicycle and pedestrian. The PDP provides
adequate facilities for these modes of travel and, therefore, this
section is satisfied.
2. Section 3.6.4(C), Transportation Impact Study
This section states that in order to identify those facilities that are
necessary in order to comply with these standards, development
plans may be required to include the submittal of a Transportation
Impact Study, to be approved by the Traffic Engineer, consistent
with the Transportation Impact Study guidelines as established in
Chapter 4 of the Larimer County Urban Area Street Standards
(LCUASS). A Traffic Impact Study for the Centre Avenue
Residences, PDP was submitted to the City for review. The Traffic
Engineer has reviewed the study and determined that it is
consistent with and satisfies the guidelines established in LCUASS.
4. NEIGHBORHOOD INFORMATION MEETING
The Centre Avenue Residences, Project Development Plan contains a
proposed land use that is permitted as Type 2 use, subject to a Planning &
Zoning Board review, in the E, Employment District. The proposal is for
three (3) 4-story residential buildings on a 2.4 acre site located at the
northeast corner of Centre Avenue and Worthington Circle. A
neighborhood meeting is required for a Type 2 use and a meeting was
held on January 6, 2009. There were 11 affected property owners and
interested parties present at the meeting, along with the developer, the
developer's consultants, and the City's project planner. There were no
significant concerns expressed regarding the proposed addition of a 4m
story to each of the buildings. The notes taken at the neighborhood
meeting are attached to the staff report.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Centre Avenue Residences, Project Development Plan, staff
makes the following findings of fact and conclusions:
1. The proposed land use is permitted in the E, Employment District.
Centre Avenue Residences, Project Development Plan - #17-09
June 18, 2009 Planning and Zoning Board Hearing
Page 8
buildings, which was ultimately approved by the Planning &
Zoning Board on January 15, 2009.
2. Section 3.5.2, Residential Building Standards
a. Section 3.5.2(C) Relationship of Dwellings to Streets and
Parking, Subsection 3.5.2(C)(1) Orientation to a Connecting
Walkway sets forth the requirement that every front fagade with
a primary entrance to a dwelling unit shall face the adjacent to
the extent reasonably feasible. Every front fagade with a primary
entrance to a dwelling unit shall face a connecting walkway with
no primary entrance more than 200' from a street sidewalk.
Subsection 3.5.2(C)(2) Street -Facing Facades sets forth the
requirement that every building containing 4 or more dwelling
units shall have at least 1 building entry or doorway facing any
adjacent street that is smaller than a full arterial of has on -street
parking. All 3 new residential buildings in this PDP have front
facades and/or primary entrances that face either Centre
Avenue, a collector street, or Worthington Circle, a local street.
Each building has multiple building entrances within 150' of
either street that provide direct pedestrian access to the public
sidewalks without having to cross any driveways or parking
areas. The PDP complies with the requirements set forth in this
section.
b. Section 3.5.2(D), Residential Building Setbacks, Lot Width
and Size, Subsection 3.5.2(D)(2) Setback from Nonarterial
Streets sets forth every residential building be set back a
minimum of 15' from the right-of-way of a nonarterial street.
Both Centre Avenue and Worthington Circle are nonarterial
streets and all 3 buildings will be set back a distance of 20' to
85' from either street. The PDP complies with the requirement
set forth in this section.
E. Division 3.6, Transportation and Circulation
1. Section 3.6.4(B), General Standard
This section states that all development plans shall adequately
provide vehicular, pedestrian and bicycle facilities necessary to
maintain the adopted transportation Level of Service standards
contained in Part 11 of the City of Fort Collins Multi -modal
Centre Avenue Residences, Project Development Plan - #17-09
June 18, 2009 Planning and Zoning Board Hearing
Page 7
similar proportions in building mass, similar relationships to
streets, and the use of building materials and colors that
currently exist in the Centre for Advanced Technology.
b. The proposal satisfies the criteria set forth in Section 3.5.1(C)
Building Size, Height, Bulk, Mass, Scale. The new residential
buildings in this PDP will generally have a smaller building
footprint than many surrounding buildings, although they will be
1 story higher than many. There is significant building
articulation to the massing, both in height and how the buildings
are to be compartmentalized. These elements of the plan were
considered at the time the requested modification of standard to
allow the one additional story was reviewed by staff and
approved by the Planning & Zoning Board.
c. The proposal satisfies Section 3.5.1(D) Privacy
Considerations. These buildings are separated from existing
buildings on the west and south by streets and from the existing
office building to the east by a distance of 40' to 75'. There are
no privacy issues associated with this new residential
development.
d. The proposal satisfies the criteria set forth in Section 3.5.1(E)
Building Materials. The materials for the new residential
buildings in this PDP will be predominantly synthetic stone
veneer and synthetic stucco for siding materials, and asphalt
shingles as a roofing material. These are consistent with
materials used on existing buildings in the surrounding area.
e. The proposal satisfies the criteria set forth in Section 3.5.1(F)
Building Color. The colors of the stone veneer and stucco
siding and asphalt shingles will be fully determined with the
Final Plan review. They will be consistent with colors used on
existing buildings in the surrounding area.
e. Section 3.5.1(G) Building Height Review sets forth the
requirement that all buildings or structures in excess of 40' in
height shall be subject to special review for impacts on views,
light & shadow, privacy, and neighborhood scale as they relate
to the surrounding neighborhood. This review was done with the
request for the one additional story on the proposed residential
Centre Avenue Residences, Project Development Plan - #17-09
June 18, 2009 Planning and Zoning Board Hearing
Page 6
The proposal complies with the general plat requirements as set
forth in this section.
2. Section 3.3.5, Engineering Design Standards
The proposal complies with the design standards, requirements,
and specifications for the services as set forth in this section.
C. Division 3.4, Environmental
1. Section 3.4.1, Natural Habitats and Features
The proposal satisfies the buffer zone requirements set forth in
Section 3.4.1(E). A relatively small portion of Building One will
encroach into the 50' ditch setback from the New Mercer Canal.
However, the average setback is greater than 50' and allows for the
wildlife corridor to continue functioning efficiently. The quantitative
50' buffer yields a total buffer area of approximately 23,500 square
feet. By applying the quantitative 50' buffer zone there would be a
loss of 2% (450 square feet) of the buffer zone. Redefining the
buffer zone to an Available Wildlife Corridor line around a portion of
Building One yields a buffer zone with an average of 50' width and
approximately 26,200 square feet, which provides for an additional
10% of buffer zone. This satisfies the criteria set forth in Section
3.4.1(E)(1) Buffer Zone Performance Standards that authorizes the
decision maker to reduce or enlarge any portion of the general
buffer zone distance, if necessary in order to ensure that the
performance standards set forth in this section are achieved. A
copy of the performance standards is attached to this staff report.
D. Division 3.5, Building Standards
1. Section 3.5.1, Building and Project Compatibility
a. The proposal satisfies the criteria set forth in Section 3.5.1(B)
Architectural Character. This new development will occur
within a developed office, industrial, retail, and residential
community. There are existing 1, 2, and 3-story buildings
surrounding this site, which is proposing 4-story residential
buildings. The footprints for these new buildings will be smaller
than the footprints for the majority of the existing buildings.
Compatibility will be achieved through comparable roof lines,
Centre Avenue Residences, Project Development Plan - #17-09
June 18, 2009 Planning and Zoning Board Hearing
Page 5
in the parkways along Centre Avenue and Worthington Circle;
and, in one location, ornamental trees are provided at a 15'
spacing in the parkway along Centre Avenue.
c. The proposal complies with Section 3.2.1(E)(4)(a) in that trees
are provided at a ratio of at least 1 tree per 25 lineal feet along
Centre Avenue and Worthington Circle, being public streets.
d. The proposal complies with Section 3.2.1(E)(4)(b) in that the on -
site parking areas will be screened from Worthington Circle to
the west and Centre Avenue to the south with shrub plantings
that will block at least 75% of the vehicle headlights and extend
along at least 70% of the street frontage along the parking
areas.
e. The proposal complies with Section 3.2.1(E)(5) in that it
provides at least 6% interior landscaping in the parking areas
(containing less than 100 parking spaces), satisfying the
minimum requirement.
2. Section 3.2.2, Access, Circulation and Parking
a. The proposal complies with Section 3.2.2(C)(4)(a) in that it
provides secure and conveniently located bicycle parking in the
amount of 7.8% of the total number of automobile parking
spaces on -site, satisfying the minimum requirement of 5%.
b. The proposal complies with Section 3.2.2(C)(5) in that it
provides direct, safe, and continuous walkways and bicycle
connections to major pedestrian and bicycle destinations in the
surrounding area.
c. The proposal complies with Section 3.2.2(D) in that it provides
for safe, convenient, and efficient bicycle, pedestrian, and
vehicular movement to and through the site. Vehicular access
will occur via a curb cut from Centre Avenue to the parking
areas and a curb cut from Worthington Circle to the parking
areas.
B. Division 3.3, Engineering Standards
1. Section 3.3.1, Plat Standards
Centre Avenue Residences, Project Development Plan - #17-09
June 18, 2009 Planning and Zoning Board Hearing
Page 4
A. Section 4.27(D) Land Use Standards
1. Section 4.27(D)(2) Secondary Uses
a. Section 4.27(D)(2)(d) identifies residential uses (except mixed -
use dwellings) as Secondary Uses in the E District. As such
they shall occupy no more than 25% of the total gross area of
the development plan. In this case the Centre Avenue
Residences, PDP is being evaluated as part of the Centre for
Advanced Technology, Overall Development Plan (ODP). This
PDP, being one of several secondary use plans (existing and
proposed) within the ODP, does not cause the amount of
secondary uses on development plan to exceed the allowable
25%. Therefore, the PDP is in compliance with this section.
2. Section 4.27(D)(4) Dimensional Standards
a. Section 4.27(D)(4)(a) sets forth the requirement that the
maximum height for residential buildings shall be three (3)
stories. The applicant previously submitted a request for a
modification of this standard to allow the residential buildings in
the Centre Avenue Residences, PDP to be four (4) stories in
height. On January 15, 2009 the Planning & Zoning Board
approved the request. Therefore, the PDP is in compliance with
this section.
3. ARTICLE 3 GENERAL DEVELOPMENT STANDARDS of the Land Use
Code
The Project Development Plan complies with all applicable General
Development Standards as follows:
A. Division 3.2, Site Planning and Design Standards
1. Section 3.2.1, Landscaping and Tree Protection
a. The proposal complies with Section 3.2.1(D)(1)(c) in that it
provides "full tree stocking" within 50' of the proposed residential
buildings, according to the standards set forth in this section.
b. The proposal complies with Section 3.2.1(D)(2)(a) in that
canopy shade (street) trees are provided at a 35' - 40' spacing
Centre Avenue Residences, Project Development Plan - #17-09
June 18, 2009 Planning and Zoning Board Hearing
Page 3
"Residential uses, and public or private community services,
including day care centers, are to be allowed as alternative land
uses in all parcels."
The Planning & Zoning Board, on January 15, 2009, approved a request
for a modification of the standard located in Section 4.27.3(D)(4)(a),
which limits the height of residential buildings in the E, Employment
District to 3 stories. The approval allows the buildings to be 4 stories in
height.
The property has not, to date, been subdivided and platted.
2. DIVISION 4.27 EMPLOYMENT DISTRICT of the Land Use Code
Multi -family dwellings are permitted in the E, Employment District, subject
to a Planning & Zoning Board review. The purpose of the E District is:
Intended to provide locations for a variety of workplaces including
light industrial uses, research and development activities, offices
and institutions. This District also is intended to accommodate
secondary uses that complement or support the primary workplace
uses, such as hotels, restaurants, convenience shopping, child care
and housing.
Additionally, the Employment District is intended to encourage the
development of planned office and business parks; to promote
excellence in the design and construction of buildings, outdoor
spaces, transportation facilities and streetscapes; to direct the
development of workplaces consistent with the availability of public
facilities and services; and to continue the vitality and quality of life
in adjacent residential neighborhoods.
This proposal complies with the purpose of the E District as it is a
secondary use (residential) that complements the primary workplace uses
in the Centre for Advanced Technology, a planned and developed
business, office, research, and retail park.
Centre Avenue Residences, Project Development Plan - #17-09
June 18, 2009 Planning and Zoning Board Hearing
Page 2
Environmental, Natural Area, Recreational and Cultural Resource
Protection Standards, Division 3.5 - Building Standards, and Division
3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL
DEVELOPMENT STANDARDS; and
district standards located in ARTICLE 4 - DISTRICT STANDARDS,
Division 4.27 E, Employment Zoning District, with the following
exception:
the standard located in Section 4.27.3(13)(4)(a), which limits the
height of residential buildings in the E District to 3 stories. The
Planning & Zoning Board reviewed and approved a modification to
the standard on January 15, 2009, to allow the buildings to be 4
stories in height.
Multi -family dwellings are permitted in the E, Employment District, subject
to a Planning & Zoning Board review.
COMMENTS:
BACKGROUND
The surrounding zoning and land uses are as follows
N: E; New Mercer Ditch; vacant land
E: E; existing office building (Pawnee Leasing Corp.)
S: E, NC;existing office/industrial (Tolmar); health care facilities
(Columbine Health Systems)
W: E, NC;existing health care facilities (Columbine Health Systems)
The property was annexed as part of the Fourth College Annexation in
September, 1965.
The property has been included on 5 different Overall Development
Plans/Master Plans for the Centre for Advanced Technology between
1985 and 1999. The most current Overall Development Plan (ODP) of
record is the Minor Amendment to the Amended ODP for the Centre for
Advanced Technology, dated January 21, 1999. The subject property is
part of Parcel Q, a 4.1 acre parcel shown for Industrial/Office uses.
However, General Note #9 on this plan states:
F Collins
-ITEM NO
MEETING DATE
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STAFF
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PLANNING & ZONING BOARD
PROJECT: Centre Avenue Residences, Project Development Plan -
#17-09
APPLICANT: VFR Design, Inc.
c/o Linda Ripley
401 West Mountain Avenue, Suite 200
Fort Collins, CO. 80521
OWNER: Everitt Companies
c/o Stan Everitt
3003 East Harmony Road
Fort Collins, CO. 80528
PROJECT DESCRIPTION:
This is a request for a multi -family residential project containing 30 dwelling units
in 3 buildings on 2.4 acres. There will be 10 units per building and each building
will be 4 stories (60'-5") in height. The resulting density is 12.5 dwelling units per
acre. A total of 64 on -site parking spaces will be provided in underground
garages (48) and on surface parking areas (16). The New Mercer Ditch runs
along the north side of the property, providing a wildlife corridor in that location.
The property is located at the northeast corner of Centre Avenue and
Worthington Circle in the 7th Filing of the Centre for Advanced Technology.
Vehicular access to the site will be from both streets. The property is in the E,
Employment Zoning District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This Project Development Plan (PDP) complies with the following applicable
requirements of the Land Use Code L( UC), more specifically:
the process located in Division 2.2 - Common Development Review
Procedures for Development Applications of ARTICLE 2 -
ADMINISTRATION;
standards located in Division 3.2 - Site Planning and Design
Standards, Division 3.3 - Engineering Standards, Division 3.4 -
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750