HomeMy WebLinkAbout800, 808 & 814 W. PROSPECT RD. MIXED-USE (OBSERVATORY PARK) - PDP - 41-02A - REPORTS - RECOMMENDATION/REPORTr L-
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• The parking is screened from Prospect Road.
• There is convenient alternative mode access to C.S.U.
The dwelling i roofs ere ropdomm'ni, ims With -a homenWn2rS
association and monthly dues for maintenance. The building
is not managed as a rental apartment complex.
Staff finds that many of the neighborhood compatibility issues are lifestyle
oriented and beyond the scope of the Land Use Code. Where the Land Use
Code can make a difference, the appropriate measures have been taken. Long-
term residents are encouraged to take advantage of the free services offered by
the City's Neighborhood Resources Office which offers mediation in case of
disputes.
The P.D.P. indeed represents significant change for the north side of Prospec
Road, between College Avenue and Shields Street. This project could be the Ist
of a series for the H-M-N zone. While this change is dramatic and unwelcome,
the P.D.P. fulfills the vision of the sub -area plan and is in compliance with the
Land Use Code. Perhaps this project can be viewed as the first of several yet to
come and that in the future, the degree of change will not seem so abrupt.
6. Findings of Fact/Conclusion:
A. The P.D.P. is in compliance with the West Central Neighborhoods Plan.
B. The P.D.P. is in compliance with the applicable standards of the High
Density Mixed -Use zone district.
C. The P.D.P. is in compliance with the applicable General Development
Standards.
RECOMMENDATION:
Staff recommends approval of Frazier Subdivision Mixed -Use and Condominium
Project at 800. 808 and /814 TTW'� est Prospect Road, P.D.P. #41-02A. ,t
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5. Neighborhood Compatibility:
Three neighborhood meetings have been held representing two versions of the
project. Minutes to these meetings are attached.
September 10, 2002 — This was the first neighborhood
• meeting that preceded the original submittal. The scope of
the initial P.D.P. was just 808 and 814 West Prospect Road.
• January 21, 2003 — This was the second neighborhood
meeting. The scope, at this time, was still limited to 808 and
814 West Prospect Road. This meeting occurred after one
round of Staff review and provided responses to the
neighborhood's concerns raised at the first meeting.
• January 13, 2004 — The third neighborhood meeting
described the expanded scope of the project which now
includes 800 West Prospect Road, a re -orientation of the
building, re -location of the parking to the rear of the parcel
and the emergency connection north to Lake Street.
Briefly summarized, the neighborhood opposition has softened with evolution of
the project. The acquisition of 800 West Prospect allowed the parking to be
placed in the rear. Input from residents south of Prospect contributed
significantly to a more sensitive, and less modernistic, design of the structure.
Bicycle and pedestrian access north to Lake Street and the campus is seen as
an improvement.
There remains, however, neighborhood concern over additional traffic on
Prospect Road. In addition, there is opposition, in general, toward a
concentration of college -age residents who are perceived as behaving in a
manner that does not respect the long-term habitants of the Prospect — Shields
neighborhood.
Staff has worked with numerous neighborhoods over the years regarding the
design and impact mitigation of multi -family housing. This issue is made more
acute with the recent public discussion over rental licensing and enforcing three -
unrelated per household Ordinance.
While Staff remains empathetic to the various lifestyle concerns surrounding
young adults, there are several factors that need to be considered regarding this
project:
• The project conforms to a recently -adopted sub -area plan.
• The height remains at 40 feet.
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hip roof that is accented by a vertical projection that breaks the roof
line. This combination of materials and design provides the
recognizable base and top treatment as required by the standard.
N. Section 3__6.4 — Transportafion Level of Service Requirements
The project is located along West Prospect Road, approximately
one block south of the C.S.U. campus. The campus is considered
an Activity Center where the level of service for vehicles is allowed
to drop down to LOS F under certain conditions and time frames.
According to the Traffic Operations Department, there are no
planned improvements to Prospect Road. There is insufficient
right-of-way to install a median in Prospect Road that would control
left turn movements. There is insufficient right-of-way to the east to
create a separate, westbound deceleration lane. Rather, according
to the Traffic Operations Department, the rational approach is to
rely on proximity to campus and alternative modes to the practical
extent feasible.
The Traffic Operations Department has determined that the due to
the proximity to campus, the trip generation rate for this project will
actually be below standard rates as per the Institute of Traffic
Engineers Trip Generation Manual. Consequently, the
Transportation Impact Study was waived. The development of this
parcel with the proposed density represents infill urbanization near
the campus activity center.
Alternative modes are provided by the following:
• Access to Lake Street via the HiLan Apartments shared
emergency access drive will allow pedestrians and bicyclists
to gain access to Lake Street to the north. Lake Street is the
southern border of the C.S.U. main campus.
• The site is 1,320 feet (one -quarter mile) from Shields Street
and Transfort Route Six. This route connects to the Transit
Center on the north side of the C.S.U. student center, close
to the heart of campus.
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H. Section 3.5.3(B)(1) — Relationship of Buildings to Streets,
Walkways, Parking — Orientation to a Connecting Walkway
The main entrance to the building faces and opens directly onto a
connecting walkway with nedestrian frontage. This walks connects
to Prospect Road without crossing an intervening drive. This
complies with the standard for mixed -use buildings.
Section 3.5.3 (B)(2) — Relationship of Buildings to Streets,
Walkways, Parking — Orientation to Build -To Lines for Streetfront
Buildings
The building is setback from the edge of the to -be -dedicated right-
of-way for Prospect Road by 15 feet. This complies with the
standard that mixed -use buildings be located between 15 and 25
feet of an arterial street. (The Frazier Subdivision will dedicate an
additional 21 feet of right-of-way along Prospect Road.)
J. Section 3.5.3(C]— Variation in Massing
The height -to -width ratio of the building exceeds the maximum ratio
of 1:3. The building is three -stories, plus a garden level, for an
overall height of 40 feet. With the variation in massing offered by
the entry plaza and the projecting balconies, the building mass is
appropriately mitigated as allowed for in the standard.
K. Section 3.5.3(D)(2) — Character and Image — Fagade Treatment
The residential structure exceeds minimum wall articulation by
window and balcony projections. There are no single, long massive
walls. All sides of the building include materials and design
characteristics consistent with the front.
L. Section 3.5.3(D)(3)(4) — Facades and Entrances
The south, west and north walls face either Prospect Road or a
connecting walkway. These walls are proportioned using the
aforementioned features of windows and doors. The primary
entrance is clearly defined by the plaza.
M. Section 3.5.3(D)(6) — Base and Top Treatments
All four sides of the building include a mix of three exterior
materials. At the base, there is a mix of cultured stone and
horizontal lap siding. In the middle, there is lap siding followed by
vertical board -and -bat siding up to the eave. The top is a pitched
western and eastern edges of the parking lot abut residential
properties. Accordingly, these edges are screened with a six-foot,
solid privacy fence. Internal to this fence will be a combination of
trees and shrubs.
C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
Since the parking lot contains less than 100 spaces, 6% is required
to be in the form of landscaping. The P.D.P. meets this minimum
standard by providing landscaping in the form of islands and along
the entrance drive.
D. Section 3.2.2(B) — Access Circulation and Parking
The site is an infill location surrounded by existing development and
Prospect Road. Connections for vehicles, bikes and pedestrians
are provided. Sidewalks will be constructed in three directions to
link the dwelling units to adjacent development and the Colorado
State University campus. A six-foot wide walk is provided along the
private north -south emergency access that connects north to Lake
Street. The emergency access lane will double as a bike lane.
Bike racks are provided as well at the northeast corner of the
building, next to the emergency access lane.
E. Section 3.2.2(K)(1) — Parking Lots — Required Number of Spaces
There are 52 two -bedroom units and three one -bedroom units for a
total of 55 dwelling units. This number of units, at the proposed mix
of bedrooms, requires a total of 96 parking spaces. Ninety eight
spaces are provided. There is no parking minimum requirement for
the non-residential mixed -use space.
F. Section 3.4.7 — Historic and Cultural Resources
The three existing single family detached dwellings are not
considered historically significant.
G. Section 3.5.1(B)(C)(D)(E)(F) — Building and Project Compatibility
This section of the General Development Standards are
superseded by more specific standards in Article Four. The
standards in Article Four are considered more specific and,
therefore, in accordance with Section 1.7.2, prevail over the
standards in Article Three.
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balconies that face Prospect thus providing articulation at the human scale
versus just a wall with windows.
The building includes a structured element that marks the transition from
the P, bloc street to the doonuay This is On the form of a sun deck balcony
over the entrance plaza that connects the main building to the utility
building. Since this feature occurs only at the main entrance, it is
sufficient to distinguish the entrance as the building relates to Prospect
Road.
The hip roof of the building is sloped and includes two vertical features
along Prospect Road that exceed the roof height. There are a series of
gables that, while not exceeding the roof height, are sufficient to break the
horizontal plane of the roof line.
The fagade of the building is varied. This is primarily accomplished with
balconies that project outward from the main wall. This provides the walls
with sufficient articulation to avoid a repetitive and undifferentiated wall
plane.
The outdoor active area is located at the entry plaza at the southwest
corner of the building. This area is partially covered and, as mentioned,
includes landscaping and seat walls. The sun deck is the upper level of
the common area.
E. Land Use Development Standards — Site Design
A new six-foot wide sidewalk will be constructed along the property's
entire frontage along Prospect Road. Ten parking spaces are located on
the west side of the building and the balance is located at the rear of the
building.
4. Compliance with Applicable General Development Standards:
A. Section 3.2.1(C)(D) — Landscaping and Tree Protection
The P.D.P. provides full tree stocking and foundation shrubs
around the perimeter of the building that does not face the driveway
or parking lot. The entry plaza features perennial beds and three
ornamental trees.
B. Section 3.2. 1 (E) (4) (a) — Parking Lot Perimeter Landscaping
All but ten spaces of the parking lot is located to rear of the building
in order to be obscured from view from Prospect Road. The
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3. Compliance with H-M-N Zone District:
A. Land Use
_ M.ulti=famiLy_dw.ellingm_r_e-ermilted-in tbe�l_M_U-zone ubiect to review _
and approval by the Hearing Officer. The 812 square feet of non-
residential use is limited to only those land uses permitted by
administrative review (Type One) in the H-M-N zone. A General Note
stating this restriction will be placed on the P.D.P.
B. Land Use Density Standards
The P.D.P. contains 55 dwelling units on 1.68 acres for a density of 32.74
dwelling units per gross acre. With a net acreage of 1.44 acres, the
density is 38.19 dwelling units per net acre. The H-M-N zone requires an
overall minimum average density of 20 dwelling units per net acre of
residential land. The P.D.P., therefore, exceeds the required minimum
density as calculated on a net acreage basis.
C. Land Use Dimensional Standards
Height: The proposed building is four stories in height (one at garden
level and three floors above) for a total height of 40 feet. This is below the
maximum allowable height of five stories.
Front Yard Setback: Since the building is considered "mixed use," the
front building setback from Prospect Road (arterial) is governed by the
build -to line of Section 3.5.3 (between 15 and 25 feet) and not the
standard (45-feet) found in the H-M-N zone. Section 3.5.3 is a General
Development standard which is discussed in the next section of this
report.
D. Land Use Development Standards — Buildings
The primary entrance is located on the garden level in the southwest
corner of the building. This entrance includes steps leading down to a
plaza. The stormwater detention pond retaining wall includes seat walls
facing this common area. A ramp meeting the requirements for handicap
accessibility is also provided.
The standard requires that doorways face the public street. While the
actual doorway faces west instead of south toward the arterial street, the
combination of entry features is sufficient to highlight the fact that the
building entrance is oriented towards Prospect Road. Since Prospect
Road is an arterial, individual units are not required to have doorways
facing the street. The P.D.P. does provide secondary doorways for
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• "And finally, the area east of Shields Street and extending to
Whitcomb Street between Prospect Road and the CSU Main
Campus should redevelop with high density multi -family residential
uses to provide student housing in close proximity to Colorado
-- _ State-University.._In-order_to-achieve-this_goal,_red.e.elopmant-of
this area would require demolition of some structures to be
replaced with higher intensity structures up to five stories in height.
This area should be viewed as an area which will eventually be
incorporated into Colorado State University's Main Campus, as its
inclusion is depicted as part of the Campus District in City Plan's
City Structure Plan map. While care needs to be taken so that
taller structures up to five stories in height have adequate setbacks
from Shields Street and Prospect Road, modifications to
compatibility requirements in the City's Land Use Code with
existing uses should be granted so that the area can intensify as
envisioned in this Plan.
• "Campus District — This is a portion of the much larger activity
center, the Main Campus of Colorado State University, designated
as "Campus District" in City Plan. The Main Campus is the largest
activity center in the. city, consisting of an employment center with
8,000 jobs and an educational institution for over 22,000 students.
The portion of this activity center within the West Central
Neighborhoods Plan boundaries would provide locations for
residential and commercial, business, and service establishments
closely related to the university. Residential uses should be higher
density uses, such as large apartment complexes, dormitories,
fraternities, sororities, etc. Greater height in structures (up to 5
stories) should be allowed in this area provided adequate setbacks
are maintained from Prospect Road and Shields Street."
• "High Density Mixed -Use Neighborhood District (H-M-N). The
High Density Mixed -Use Neighborhood District is intended to be the
location for higher density multi -family apartment and group quarter
(dormitories, fraternity, sororities, etc.) residential uses closely
associated with, and in close proximity to, the Colorado State
University Main Campus. Multi -story buildings (up to 5 stories) are
encouraged in order to promote efficient utilization of the land and
the use of alternative modes of travel.'
Staff finds that the P.D.P. complies with this adopted sub -area plan.
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RECOMMENDATION: Approval I;!( G 6 W c ! T1 6 N
EXECUTIVE SUMMARY:
The P.D.P. is in compliance with the West Central Neighborhoods Plan. The
P.D.P. is in compliance with the applicable standards of the High Density Mixed -
Use zone district. The P.D.P. is in compliance with the applicable General
Development Standards. The P.D.P. has evolved since its original submittal in
September of 2002. With each new version of the plan, a neighborhood meeting
has been conducted.
COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
N: H-M-N; Existing Apartments and Existing Fraternity House
S: R-L; Existing Single Family Detached Dwelling Units
E: H-M-N; Existing Single Family Detached Dwelling Unit
W: H-M-N; Existing Single Family Detached Dwelling Unit
The three lots presently contain three single family detached houses. There has
been no planning or re -development activity on these lots.
The P.D.P. represents an expansion of an earlier version. The project has
evolved as follows:
• September 23, 2002 — original submittal on 808 and 814 West
Prospect Road.
• April 28, 2004 — new submittal of an expanded P.D.P. now
including the parcel at 800 West Prospect Road. The expanded
parcel allows for the orientation of the building to rotate 90 degrees
and allows the parking to be screened from Prospect Road.
2. West Central Neighborhoods Plan:
The parcel is contained within a sub -area plan known as the West Central
Neighborhoods Plan. This plan was adopted by City Council in March of 1999.
The implementation of the plan resulted in the creation of the High Density Mixed
Use Neighborhood zone district. Specifically, the Plan states the following:
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ITEM NO. 1
a 4y j•
MEETING DATE &`/`05
r=A` STAFF TfD fyFPARO
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Frazier Subdivision Mixed -Use and Condominium Project at
800, 808 and 814 West Prospect Road, P.D.P., 41-02A
APPLICANT: Mr. Kevin Frazier
c/o Mr. Don Brookshire
Eastpoint Studio
3207 Kittery Court
Fort Collins, CO 80526
OWNER: Mr. Kevin Frazier
Frazier and Company Ventures, LLC
141 South College Avenue, Suite 103
Fort Collins, CO 80524
PROJECT DESCRIPTION:
This is a request for a Project Development Plan for a mixed -use and multi -family
structure that would contain a total of 55 dwelling units. The units would be
divided between 52 two -bedroom units and three one -bedroom units. There
would also be 812 square feet devoted to mixed -use (non-residential) which
would be limited to the administrative permitted uses found in the H-M-N zone.
A bicycle and pedestrian path would connect north to Lake Street and double as
a secondary emergency access lane.
The site is 1.68 acres in size and located on the north side of West Prospect
Road between Whitcomb Street and Shields Street. These are lots that
presently contain single family detached homes and are addressed as 800, 808
and 814 West Prospect Road. The parcels are zoned H-M-N, High Density
Mixed -Use Neighborhood.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO80522-0580 (970) 221-6750
PLANNING DEPARTMENT