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HomeMy WebLinkAboutCARIBOU APARTMENTS (RESUBMITTED) - PDP - 18-02C - P&Z PACKET - RECOMMENDATION/REPORTCaribou Apartments, Project Development Plan #18-02C August 17, 2006 - Planning and Zoning Board Hearing Page 16 states the need for the continued support of efforts to add affordable housing stock to the City of Fort Collins. Based on the criteria in Section 2.8.2(H)(1) and 2.8.2(H)(2), the applicant has demonstrated the general purpose of the Employment Zone will be maintained and that granting the modification promotes an important community need that has been specifically expressed in the City's Comprehensive Plan and adopted policy. 3. The Project Development Plan complies with all applicable development standards contained within Article 3 of the Land Use Code. RECOMMENDATION: Staff recommends approval of the modification request to Section 4.22(D)(2) of the LUC for the Caribou Apartments, Project Development Plan - #18-02C. Staff recommends approval of the Caribou Apartments, Project Development Plan - #18-02C. Caribou Apartments, Project Development Plan #18-02C August 17, 2006 - Planning and Zoning Board Hearing Page 15 The proposed residential land use is permitted in the Employment zone district. 2. The Project Development Plan complies with all applicable district standards of Section 4.22 of the Land Use Code, Employment Zone District, with exception of Section 4.22(D)(2). The development request is for multi -family and mixed -use residential dwellings to comprise 100% of the current PDP. All residential uses are identified as secondary uses in the E zone district. As set forth in this section, secondary uses together shall occupy no more than 25% of the total gross area of the development plan (ODP's, PDP's, or Final Plans). However, as part of the approved Collindale Business Park, Overall Development Plan (ODP), the Caribou Apartments, PDP would bring the total amount of secondary uses in the ODP to 30%, exceeding the limit by 5% (3.5 acres in the 69 acre ODP). Another perspective is that the land areas included within the contiguous Horsetooth East and Collindale Business Parks, which this property is a part of, are zoned E - Employment and total approximately 113 acres, bounded by East Horsetooth Road to the north, South Timberline Road to the east, railroad tracks to the west, and Urban Estate District (existing single-family residential) to the south. Together they appear to be and function as one business park (or development plan) in the E District. Secondary uses within this area zoned Employment include a mini -storage facility, two indoor recreation facilities, and a convenience shopping center. The secondary uses that are built comprise 14.8% of this Employment zone. The additional 10.8 acres of land in the Caribou Apartments, PDP will increase this percentage to 24.4, just under the maximum for the district. The policies within City Plan do promote the addition of affordable housing stock within the City of Fort Collins. The plan also recommends that if there are specific regulations which are hindering the implementation of these policies that the City consider granting such modifications necessary to fulfill the intent of City Plan. The Priority Affordable Housing Needs and Strategies report adopted by the City Council identifies a number of affordable housing needs for all segments of the population. This report also Caribou Apartments, Project Development Plan #18-02C August 17, 2006 - Planning and Zoning Board Hearing Page 14 F. Division 3.7, Compact Urban Growth Standards 1. Section 3.7.2, Contiguity The project is located within the Infill Area of the City of Fort Collins. 2. Section 3.7.3, Adequate Public Facilities The provision of adequate public facilities for transportation, water, wastewater, storm drainage, fire and emergency services, and electrical power will be in place prior to the issuance of a building permit, or adequate security posted for any such improvement not in place prior to the issuance of a building permit. 4. Neighborhood Information Meetinq A neighborhood meeting was not held for this current development request. However, a neighborhood meeting was held on July 24, 2002, at Kruse Elementary School, for the previous review of the Caribou Apartments, PDP. There were approximately 7 neighbors in attendance at this meeting. Particular items of concern expressed by the neighbors are: Concern over development impacting the adjacent wetlands within the Timberline Stormwater Wetland. Would like to see as little disturbance as possible adjacent to wetlands. Concern with the increased traffic onto Timberline Road. An increase in traffic may ultimately require a median, limiting access onto Harmony Drive. Traffic has increased significantly on Timberline, creating additional safety concerns. Neighbors within the Suntown Townhomes to the east of Timberline Road had concerns with the potential loss of views to the west due to the scale of the buildings. These issues were ultimately resolved with the previous approval of the project and it was determined that another neighborhood meeting was not necessary. FINDINGS OF FACT/CONCLUSIONS After reviewing the Caribou Apartments, Project Development Plan, staff makes the following findings of fact and conclusions: Caribou Apartments, Project Development Plan #18-02C August 17, 2006 - Planning and Zoning Board Hearing Page 13 stories in height. The Caribou Apartments buildings will have similar building materials, forms and height with existing residential in the immediate vicinity. The proposed buildings are less than 40 feet in height and do not warrant special height review considerations. The PDP is not proposing any outdoor storage or loading areas, all trash collection areas are greater than 20 feet from public transportation facilities. 2. Section 3.5.2, Residential Building Standards Every front fagade with a primary entrance to a dwelling unit shall face the adjacent street, or face onto a 'major walkway spine' that connects to a public street sidewalk. Buildings with four units or greater shall also have at least one building entrance face onto the adjacent street that is smaller than an arterial, or has on street parking. All of the buildings have been designed to provide direct access to the front public sidewalk. Each building provides several entrances onto the adjacent street sidewalk. Building setbacks are consistent with the minimum distance required within the Land Use Code. E. Division 3.6, Transportation and Circulation 1. Section 3.6.1, Master Street Plan This PDP is in substantial compliance with the City of Fort Collins Streets Master Plan. 2. Section 3.6.4, Transportation Level of Service Requirements The applicant for this project conducted a Transportation Impact Study. The study concluded that the Caribou Apartments PDP will generate 98 morning peak hour trips, 122 evening peak hour trips, and 1284 total daily trips. These additional trips will fall within the accepted ranges of the City's Level of Service Standards. The report concluded that all intersections impacted by the project will continue to operate acceptably, and the pedestrian, bicycle and transit levels of service will operate at acceptable levels of service. 3. Section 3.6.6, Emergency Access The buildings will be located within 150 feet of the internal street. The individual residential units will include fire sprinklers. Caribou Apartments, Project Development Plan #18-02C August 17, 2006 - Planning and Zoning Board Hearing Page 12 4. Section 3.3.5, Engineering Design Standards The PDP has been reviewed pursuant to the adopted design standards in place for water, sewer, storm drainage, electric, walkways and streets which will serve this development. C. Division 3.4, Environmental, Natural Area, Recreational and Cultural Resource Protection Standards Section 3.4.1, Natural Habitats and Features The property is adjacent to the Timberline Stormsewer Wetland. This wetland is south of the site, and is part of the Foothills Drainage Basin. Since this wetland is greater than 1/3 acre in size, the Land Use Code requires a minimum 100-foot buffer from the perimeter of the wetland be established. The site plan includes a 100-foot buffer from the wetland; however, two of the garages and a portion of the parking lot encroach within this buffer. This encroachment is permissible, since it is less than 20 percent of the buffer distance. Thirteen of the relocated evergreen trees from the site will be replanted in this buffer area as part of the mitigation measures for this encroachment. Storm run-off from the site will be contained in a water quality pond before entering into the public storm drainage system. 2. Section 3.4.7 Historic and Cultural Resources. The existing house on the site is not eligible for local landmark designation. This building will be razed prior to development. D. Division 3.5, Building Standards 1. Section 3.5.1, Building and Project Compatibility Any new development next to existing developed areas must be designed to be complimentary with those structures. The use of repetitive building elements such as building mass, windows, roof lines, must have a similar relation to the street and materials. Buildings should also be similar in size and height, or, if larger, be articulated and subdivided into massing that is proportional to the mass and scale of other structures on the same block. The project is adjacent to an existing mini -storage facility to the west. The residential area to the east of the project, east of Timberline Road, consists of attached -single family residential, two Caribou Apartments, Project Development Plan #18-02C August 17, 2006 - Planning and Zoning Board Hearing Page 11 internal private streets. It is the intent of the developer that these garage spaces not be included with the basic unit rental price, rather at an additional charge. The project is not subject to the requirements of Section 3.2.2(K), since it was submitted on June 14, 2002. This date is before the effectuation period of the fall land use code changes which adopted this new parking standard. These garages are distributed throughout the project. Each individual garage building will be limited to 5 stalls in length. Ten of the total off-street spaces are designated for handicapped persons, exceeding the required number of 8 spaces. . 3. Section 3.2.3, Solar Access, Orientation, Shading Due to the location of the buildings within the property, and the location of other structures adjacent to the property, the proposed buildings will not cast a shadow during the times specified in the LUC. 4. Section 3.2.4, Site Lighting - A photometric plan has been submitted in conjunction with the PDP. This plan shows compliance with both on and off -site lighting standards within the LUC. All site lighting within this project must meet City standards for exterior lighting. B. Division 3.3, Engineering Standards 1. Section 3.3.1, Plat Standards The subdivision plat has been reviewed against the standards included within the LUC and found to be in substantial compliance with those standards. 2. Section 3.3.2, Development Improvements Prior to the approval of the final compliance plans, a development agreement will be drafted detailing the improvements required by the applicant as part of the building permit process, and the timing of installation of such improvements. 3. Section 3.3.3, Water Hazards This property is not located within a designated floodplain or natural drainage swale. There are no irrigation ditches within the vicinity to cause a significant impact upon the drainage pattern of the property. Caribou Apartments, Project Development Plan #18-02C August 17, 2006 - Planning and Zoning Board Hearing Page 10 There are a number of existing trees on this lot. Approximately five trees are shown to be removed by the development of the project. Four of these trees are considered to have significant community value, as determined by the City Forester. Additional trees will be planted within the project, pursuant to the mitigation measures within Section 3.2.1(F) of the LUC to offset the impacts from removing these trees. Fifteen remaining Spruce and Pine trees will be relocated within the site. Sight distance easements are shown on the subdivision plat and Landscape Plan. Buildings, Ievergreen trees and large shrubs will not be located within these easements. Four trash enclosures will provide screening of trash collection areas within the project. 2. Section 3.2.2, Access, Circulation and Parking Walkways within the site are aligned to take direct access from the adjacent public sidewalks along Caribou Drive and South Timberline Road. An internal sidewalk system is provided that will follow the internal private streets. Sidewalks from building entrances will provide direct connection to the internal sidewalk system and to the walks along Caribou Drive and South Timberline Road. Bicycle parking will be provided in bike racks located near each of the residential buildings. All walkways are of the minimum width necessary to serve their function. The parking lot has been broken down into smaller, landscaped lots. Landscape islands are designed to distribute the parking areas and define the entrances to individual lots. All off-street parking areas will be located within the property served by the parking. Parking areas will be paved and striped in conformance with City standards. The number of off-street parking stalls will be based on the number of bedrooms for each unit within the project. The project will provide 72 - one bedroom units and 121 - two bedroom units. With a ratio of 1.5 spaces for each one room unit and 1.75 spaces for each two - bedroom unit, a total of 320 spaces are required. The site plan shows a total of 324 off-street spaces. A total of 279 spaces will be provided in surface lots, where the remaining 45 will be provided in covered garage parking. There will be 43 parking spaces on the Caribou Apartments, Project Development Plan #18-02C August 17, 2006 - Planning and Zoning Board Hearing Page 9 and Urban Estate District (existing single-family residential) to the south. Together they appear to be and function as one business park (or development plan) in the E District. Secondary uses within this area zoned Employment include a mini -storage facility, two indoor recreation facilities, and a convenience shopping center. The secondary uses that are built comprise 14.8% of this Employment zone. The additional 10.8 acres of land in the Caribou Apartments, PDP (there is an existing house on a portion of the property) will increase this percentage to 24.4, just under the maximum for the district. Based on the criteria in Section 2.8.2(H)(1) and 2.8.2(H)(2), the applicant has demonstrated the general purpose of the Employment Zone will be maintained and that granting the modification promotes an important community need that has been specifically expressed in the City's Comprehensive Plan and adopted policy. The granting of this modification in no way grants approval for the multi- family residential project, which must be approved through the Project Development Plan review process. 3. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards as follows: A. Division 3.2,1 Site Planning and Design Standards 1. Section 3.2.1, Landscaping and Tree Protection Landscaping has been provided in all areas which will not be included in parking areas, drives or building footprints. The landscape plan provides a variety of canopy trees, ornamental trees, shrubs and ground covers. The landscape plan has been designed to use plants to enhance building design, soften walls and building mass and visually break up parking areas. All plant materials are of adequate size and diversity as required by this section. The landscape plan is in compliance with the City's water conservation standards. Street canopy trees have been located at 40' on -center within the parkway of the detached sidewalks along South Timberline Road and Caribou Drive. Street trees will also be provided at 40' on - center along the internal private streets. Caribou Apartments, Project Development Plan #18-02C August 17, 2006 - Planning and Zoning Board Hearing Page 8 housing. It also is evident that the City's goal is to set priorities that encourage affordable housing and to revise regulations so that affordable housing is possible. In summary, approving a modification to the 25% rule would not jeopardize the intent of the E District, since the land area as a whole will still be developed with 75% or more primary uses. Secondly, the development of an affordable housing project in this location accomplishes several City policy goals as outlined above. Staffs evaluation of the request for a modification to Section 4.22(D)(2) of the LUC (1) Substantial Benefit to the City. Staff has reviewed the materials submitted as part of the modification request. The policies within City Plan do promote the addition of affordable housing stock within the City of Fort Collins. The plan also recommends that if there are specific regulations which are hindering the implementation of these policies that the City consider granting such modifications necessary to fulfill the intent of City Plan. The Priority Affordable Housing Needs and Strategies report adopted by the City Council identifies a number of affordable housing needs for all segments of the population. This report also states the need for the continued support of efforts to add affordable housing stock to the City of Fort Collins. (2) Promote the General Purpose of the Standard; A modification may be granted if a "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". The purpose of the Employment zone district is to provide locations for a variety of workplaces including light industrial, research and development activities, offices and institutions. This District is also is intended to accommodate secondary uses that complement or support the primary workplace, such as hotels, restaurants, convenience shopping and housing. In order to preserve the purpose of the Employment zone district, secondary uses are limited to 25 percent of the gross area of a development plan. Land areas included within the contiguous Horsetooth East and Collindale Business Parks are zoned E - Employment and total approximately 113 acres, bounded by East Horsetooth Road to the north, South Timberline Road to the east, railroad tracks to the west, Caribou Apartments, Project Development Plan #18-02C August 17, 2006 - Planning and Zoning Board Hearing Page 7 • Community Vision and Goals 2015: Housing. The community should be a place where all people have access to affordable housing and the "City will encourage the production of housing that meets the needs of all household incomes in the community. • City Plan Principles & Policies: PRINCIPLE HSG-1: A variety of housing types and densities will be available throughout the urban area for all income levels. Policy HSG-1.2 Housing Supply. The City will encourage public and private, for -profit and non- profit sectors to take actions to develop and maintain an adequate supply of single -and multiple -family housing... that is proportionately balanced to the wages of our labor force. Policy HSG-1.4 Land for Residential Development. The City will permit residential development in all neighborhoods and districts in order to maximize the potential land available for development of housing and thereby positively influence housing affordability. PRINCIPLE HSG-2: The City will encourage the creation and expansion of affordable housing opportunities. Policy HSG-2.2 Incentives. The City will support and encourage the private development of affordable housing by offering incentives and reducing local government barriers to the construction of additional units. Policy HSG-2.3 Development Practices. The City will seek opportunities to modify land use regulations and permit processes that make project approval timelines, achievable densities, and mitigation costs more predictable. • Priority Affordable Housing Needs and Strategies Report: This report identifies and analyzes the affordable housing needs in our community. It clearly prioritizes affordable housing, particularly rental housing and indicates policies that increase the supply of affordable rental Caribou Apartments, Project Development Plan #18-02C August 17, 2006 - Planning and Zoning Board Hearing Page 6 Applicant's request This request is for a modification to the "Secondary Uses" requirement as outlined in Division 4.22 Employment District of the Fort Collins Land Use Code, The modification being requested is from section 4.22 (D)(2) Secondary Uses. This regulation reads that: "All secondary uses shall be integrated both in function and appearance into a larger employment district development plan that emphasizes primary uses. A secondary use shall be subject to administrative review or Planning and Zoning Board review as required for such use in Section 4.22(B). The following permitted uses shall be considered secondary uses in this zone district and together shall occupy no more that twenty-five (25) percent of the total gross area of the development plan." The applicant is proposing a multi -family residential development of 192 units on approximately 10 acres. The developer's mission is to provide a combination of income restricted and market -rate units and qualifies as 45% affordable. The site is located at the southwest intersection of South Timberline Road and Caribou Drive in the E - Employment District. Residential is considered a `secondary use' within the E District. The LUC states that secondary uses shall occupy no more than 25% of the gross area of the development plan. This proposed site, if evaluated alone, would be considered 100% secondary uses. However, if we evaluate this property within the context of the approximately 166 acres of land zoned E in this area, this project would represent 6% of the land area. The area is approximately 99% developed. Of the developed properties only six or seven existing uses are considered secondary. These six uses represent approximately 10% of the land area. Combining these uses with the proposed housing development would bring the per cent of secondary uses to 15%. So the City's goal of 75% primary uses within this area can easily be achieved. In addition, the area has changed in the last three years, with virtually all of the land developed as primary uses. It makes sense to encourage a complementary, affordable residential component to the mix of office and commercial uses in the area. By allowing residential, many of City Plan's Principles and Policies are achieved, such as providing a convenient place for people who may live and work in the area, promoting non -auto travel, and encouraging infill development. A justification for this proposal relating to the Modification Criteria (Section 2.8.2(H)(2) is the fact that this project meets the affordable housing needs of the citizens of Fort Collins and is supported by the following policies: Caribou Apartments, Project Development Plan #18-02C August 17, 2006 - Planning and Zoning Board Hearing Page 5 Division 2.8 MODIFICATION OF STANDARDS As specified in the LUC, Section 2.8.2 Modification Review Procedures (H) (Standards), the Planning and Zoning Board (decision maker) shall review, consider, and approve, approve with conditions, or deny an application for a modification based upon: "... granting of the modification would not be detrimental to the public good, and that.* 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 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 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 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." Caribou Apartments, Project Development Plan #18-02C August 17, 2006 - Planning and Zoning Board Hearing Page 4 D. Section 4.22(D)(7) Access to Park, Central Feature or Gathering Place A 10,000 sq.ft. open area is provided in front of Building 4 which will provide a functional gathering place for residences of the project. Additional recreation & activity amenities are included within the clubhouse, which includes an outdoor pool, patio and seating areas. The PDP does not meet the applicable Land Use Standard as follows: A. Section 4.22(D)(2) Secondary Uses The development request is for multi -family and mixed -use residential dwellings to comprise 100% of the current PDP. All residential uses are identified as secondary uses in the E zone district. As set forth in this section, secondary uses together shall occupy no more than 25% of the total gross area of the development plan (ODP's, PDP's, or Final Plans). However, as part of the approved Collindale Business Park, ODP, the Caribou Apartments, PDP would bring the total amount of secondary uses in the ODP to 30%, exceeding the limit by 5% (3.5 acres in the 69 acre ODP). The applicant has submitted a request for a modification of this standard. Another perspective considered by staff is that the land areas included within the contiguous Horsetooth East and Collindale Business Parks, which this property is a part of, are zoned E - Employment and total approximately 113 acres, bounded by East Horsetooth Road to the north, South Timberline Road to the east, railroad tracks to the west, and Urban Estate District (existing single-family residential) to the south. Together they appear to be and function as one business park (or development plan) in the E District. Secondary uses within this area zoned Employment include a mini -storage facility, two indoor recreation facilities, and a convenience shopping center. The secondary uses that are built comprise 14.8% of this Employment zone. The additional 10.8 acres of land in the Caribou Apartments, PDP (there is an existing house on a portion of the property) will increase this percentage to 24.4, just under the maximum for the district. Granted, the Planning and Zoning Board has approved the loss of some Employment zoned or designated land in the southeast portion of the City in recent years (i.e.: Summit Lifestyle Center, Oakridge Business Park Senior Campus, several small parcels along South Timberline Road); however, taken in the context of the land use percentages and distribution in the approved Collindale/Horsetooth East Business Parks, with the addition of this secondary use the overall amount of secondary uses will not exceed the allowable 25%. Caribou Apartments, Project Development Plan #18-02C August 17, 2006 - Planning and Zoning Board Hearing Page 3 the LUC to allow the Caribou Apartments development plan to contain 100% residential uses. This section of the code limits the amount of secondary uses on a development plan to 25%. On January 16, 2003, the Planning and Zoning Board approved the Caribou Apartments, PDP for 193 multi -family dwelling units on 10.8 acres. On July 31, 2003, the applicant/developer submitted the Caribou Apartments, Final Plans for 193 multi -family dwelling units on 10.8 acres. The final plans have never been approved and recorded; therefore, no construction has taken place. The Caribou Apartments, PDP has expired because the Term of Vested Right, set forth in Section 2.2.11(C) of the LUC, has not been satisfied in a timely manner. Within a maximum of 3 years following approval of a PDP, the applicant must proceed by obtaining the Director's approval of a final plan for all or part of the PDP. If such approval is not timely obtained, the PDP shall automatically lapse and become null and void. 2. Division 4.22 of the Land Use Code, Employment Zone District The use of multi -family residential is permitted in the E zone district subject to Planning and Zoning Board Review (Type 2). Multi -family residential is included as a secondary use within the E zone district. The PDP meets the applicable Land Use Standards as follows: A. Section 4.22(D)(4) Dimensional Standards The proposed buildings are up to three stories in height, which is the maximum height permitted for residential buildings within the E zone district. B. Section 4.22(D)(5) Density/Intensity The minimum overall residential density within the E zone district is 7 units per net acre of land. Caribou Apartments proposes 193 units on 9.4 acres of net land area for an overall density of 20.5 units/acre. C. Section 4.22(D)(6) Mix of Housing Types A minimum of two housing types shall be included in all residential developments greater than 10 acres in size. The proposed PDP includes 192 multi -family residential units and a mixed —use dwelling unit (caretaker's residence in clubhouse building). These two unit types are consistent with the criteria in this Section. Caribou Apartments, Project Development Plan #18-02C August 17, 2006 - Planning and Zoning Board Hearing Page 2 EXECUTIVE SUMMARY: This project has been reviewed in accordance with the applicable requirements of the Land Use Code (LUC) and was found to be in substantial compliance with the following: 1. The proposed land uses are permitted in the E - Employment District. 2. The Project Development Plan complies with all applicable district standards of Division 4.22, E - Employment District, of the LUC with the exception of Section 4.22(D)(2) Secondary Uses. The applicant has submitted a request for a modification of this standard. 3. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the LUC. FINDINGS and ANLYSIS: Background The surrounding zoning and land uses are as follows: N: E - existing office park S: E - existing storm drainage detention, wetland E: RL - existing multi -family and single-family residential W: E - existing enclosed mini -storage The propertny was annexed in September 1977 and June 1986 as part of the Harmony 2" Annexation and Chadwick Annexation. The subject property was included on the Collindale Business Park, Overall Development Plan (ODP), approved by the Planning and Zoning Board in April, 1993, as part of Phase Seven and all of Phase Eight. The anticipated land uses for the ODP were office, manufacturing, and warehousing. Part of the subject property was approved by the Planning and Zoning Board, in May, 1994, as Lot 1 of the Collindale Business Park, Fourth Filing. Part of the subject property was approved by the Planning and Zoning Board, in September, 1995, as Tracts A & B of the Collindale Business Park, Fifth Filing. On May 2, 2002, the Planning and Zoning Board approved a request for a modification to the standard set forth in Section 4.22(D)(2) Secondary Uses of ITEM NO. 3 MEETING DATE8/17/06 STAFF Steve Olt City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Caribou Apartments, Project Development Plan - #18-02C (Re -submitted) OWNER: FC Caribou L.P. c/o Marc Hendricks 1165 South Pennsylvania Street, Suite 100 Denver, CO 80210 APPLICANT VF Ripley Associates c/o Cathy Mathis 401 West Mountain Avenue, Suite 201 Fort Collins, CO 80521 PROJECT DESCRIPTION: Caribou Apartments is a Project Development Plan (PDP) for a 193 dwelling unit residential complex located at the southwest corner of South Timberline Road and Caribou Drive. The project is located on 10.8 acres of land and will yield a gross residential density of 17.9 units/acre. The six multi -family buildings will be arranged into two - 20 unit buildings, two - 32 unit buildings and two - 44 unit buildings. A clubhouse building, with 1 dwelling unit and recreation amenities, is also included with the project. The buildings will range from two to three stories in height. Off-street parking will be provided in both surface parking stalls and detached garage structures. There currently is a single-family residence on the property. This house is not incorporated into the site plan and will be razed. The property is zoned E — Employment District. This is a qualified affordable housing project, with 45% of the dwelling units affordable to households at 50% to 60% of the Area Medium Income (AMI). A subdivision plat is accompanying the PDP. This plat will create a tract upon which the project will be developed and dedicate all necessary rights -of -way and easements to support the project. RECOMMENDATION: Approval COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT