Loading...
HomeMy WebLinkAbout800, 808 & 814 W. PROSPECT RD. MIXED-USE (OBSERVATORY PARK) - PDP - 41-02A - REPORTS - PLANNING OBJECTIVESWest Central Neighborhoods Plan neighborhood and are developed and operated in harmony with the residential characteristics of the neighborhood. Medium Density Mixed -Use Neighborhood District (M-M-N). The Medium Density Mixed -Use Neighborhood District is intended to be a setting for concentrated housing within easy walking distance of transit and a commercial district. These neighborhoods form a transition and link between surrounding neighborhoods and commercial areas. �� 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. Community Commercial District (C-C). The Community Commercial District provides a combination of retail, office, services, cultural facilities, civic uses and higher density housing. Multi -story buildings are encouraged to provide a mix of residential and non-residential uses with offices and dwellings locating above ground -floor retail and service uses. Neighborhood Commercial District (N-C). The Neighborhood Commercial District is intended to be a mixed -use commercial core area anchored by a grocery store and a primary transit stop. The main purpose of this District is to meet consumer demands for frequently needed goods and services. Employment District (E). The Employment District is intended to provide locations for a variety of workplaces including light industry, research and development activities, offices and institutions, with secondary uses such as hotels, restaurants, convenience shopping, childcare and housing. Public Open Lands (P-O-L). The Public Open Lands District is for large publicly owned parks and open lands which have a community -wide emphasis. D. Parks, Natural Areas, and Public Facilities and Services Plan Policy D1 Acceptable Levels of Service from public facilities and services should be maintained as development and redevelopment activities add increased population and commercial uses into Chapter 3 o Policies and Plans Page 13 West Central Neighborhoods Plan whole including restaurants, clothing stores, music stores, entertainment and nightlife businesses, etc. The Campus West Community Commercial Area is the only area within this designation and the existing C-C, Community Commercial, Zoning District applied during the City Plan community -wide rezoning effort in March 1997, should be retained. 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. A new zoning district should be developed and applied to this area to allow for the redevelopment of the area into the high intensity of uses envisioned in this Plan. Employment Center - This area would research and development activities, offices, etc., and support uses such as hotels, restaurants, convenience shopping, childcare and housing. The Centre for Advanced Technology is the other major employment area located within the West Central Neighborhoods Plan boundaries. The Centre for Advanced Technology is anticipated to be a major employment center in Fort Collins. This mixed -use area currently contains the Colorado State University Veterinary Hospital, research firms, offices, financial services, group quarter residential uses (congregate care and nursing home), and commercial uses. This area should retain its existing E, Employment, Zoning District applied during the City Plan community -wide rezoning effort in March 1997. Policy B2 The residents of the West Central Neighborhoods, through proper planning and strategic utilization of the City's Land Use Code, specifically the listing of permitted uses within zoning districts and the placement of zoning district boundaries, have a legitimate interest in assisting Chapter 3 o Policies and Plans Page 9 ::P West Central Neighborhoods Plan The areas along the west side of Shields Street, including the area south of Campus West to Prospect Road and the area north of Campus West to Mulberry Street, are candidates for redevelopment in a manner that allows conversion from residential to multi -family residential and lower intensity commercial uses (offices, clinics, etc.) with a strong encouragement to utilize existing structures to maintain the residential "feel" of the areas. These areas would buffer the single- family residential neighborhoods to the west from Shields Street. The area northwest of the Prospect/Shields intersection is similar to the area located southeast of the Mulberry/Taft Hill intersection in that it currently contains single-family residential uses on relatively large parcels. This area has been officially subdivided as the Maxfield Subdivision and offers opportunities for intensification of residential densities and the provision of additional neighborhood related commercial uses. 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, redevelopment of this area would require demolition of some existing 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. B. Land Use and Housing Densities Plan Policy B 1 A variety of land use classifications are planned within the West Central Neighborhoods. These areas -refine the designated conservation, development, and redevelopment areas of Policy Al above, for specific land uses and housing densities, and are shown on Map 3 and described below. Estate Lot Single -Family Residential Areas (up to 2 units per acre) - Areas where the exclusive use is detached single-family residential structures on larger lots. Chapter 3 o Policies and Plans Page 4 8-20-02 Overriding concerns and comments of the Subcommittee on Character of the Neighborhoods: ➢ Selectively promoting high -density development in order to maintain the character of the neighborhood.' ➢ Meeting the growing demand for off -campus student housing, while maintaining the character of the neighborhood 2 ➢ Making owners and renters of properties accountable' ➢ Integrating and redeveloping existing service facilities to provide a more definable, serviceable, and attractive neighborhood ' ➢ Utilizing land resources more fully to effectively serve the area's needs 2 ➢ Being able to effectively monitor the management of rental housing' ➢ The reducing, or at least minimizing traffic congestion ➢ Giving high priority to the current problems of multi -modal travel ➢ Clarifying and further defining the area's land use in the spirit of City Plan and the Land Use Code ➢ Insufficient commercial services: groceries, banking and personal services3 ➢ Failing to distinguish between density (# of housing units per acre) and intensity ("# of people expected to occupy the housing units and their individual and collective lifestyles" )2 ➢ . Storm drainage protection ➢ Visual Character 4 Example: hidden parking ➢ Diversity2 ➢ CommunitylCohesion 1 A planned HOA (with money escrowed) for the 808 West Prospect building will ensure timely and proper maintenance and repairs. This will not only contribute to the overall integrity of the development and the character of the neighborhood, but will reflect a positive, and hence, safe area as deemed desirable in Appendix A, Streetscape Design, section 1. 2 The development at 808 West Prospect will include approximately 33 studio loft apartments, intended for student double occupancy. 3 The development will also include a small amount of retail space with the intended use being that of services to serve the immediate building and neighborhood. Examples: convenient store, coffee shop 4 The preliminary design of the development includes garden level or first level parking, screened by attractive architectural arches and foliage. M- 010) 808 West Prospect Street The following listed chapters/page numbers/policy items are taken from the City of Fort Collins West Central Neighborhoods Plan. These items in particular are most relevant to, and fully support, the currently proposed development plans at 808 W. Prospect Street. Chapter Page Item Description Chapter 2 Page 3-Land Use LU 12 Affordable rental housing Chapter 2 Page 4-Private Sector PV 1 Commercial and Service facilities Chapter 2 Page 5 PV 5 Serve the neighborhood Chapter 2 Page 6-Sense of community SC 6 Accept land uses and diversity Chapter 2 Page 7-Housing Goals HO 4 Create development opportunities Chapter 2 Page 7 HO 5 Creative Redevelopment Chapter 2 Page 7 HO 8 Differentiate btwn densities/intensities Chapter 2 Page 7 HO 9 Wide range of housing opportunities Chapter 2 Page 7 HO 10 Support home -ownership Chapter 2 Page 7 HO 13 Foster CSU/neighbors relationship Chapter 2 Page 8 HO 17 Sustain increases Chapter 2 Page10-Auto Traffic AT 6 Alternative travel modes Chapter 2 Page 11-Parking PK 1 Adequate Parking Chapter 2 Page 11-Parking PK 4 Parking Aesthetics Chapter 3 Page 4-Redevelopment Areas; Large last paragraph Chapter 3 Page 5-Land use and housing Densities Plan MAP Chapter 3 Page 9-Land Use/Housing Densities Campus District- definition Chapter 3 Page 13-Zoning District Plan High -Density Mixed -Use Neighborhood :. (HMN) definition Chapter 3 Page 16-Design & E4 Encouragement for development that Compatibility Policy meets the goals and policies of this plan Chapter 3 Page 17-Housing Policies F 5 Innovation encouraged And Plans F 7 Student housing should be encouraged Chapter 4 Page 1- Land Use A. Resolving inconsistencies Chapter 4 Page 6- Sense of Community F. Accommodate diversity Chapter 4 Page 9- Student Housing Needs A Co-operation Chapter 4 Page 9 B Compatibility Chapter 4 Page 9 D. Encouragement to develop Chapter 4 Page 10-FUTURE housing needs D. Incentives policy to encourage developers PRINCIPLE ECON-1: The City will pursue a balanced and sustainable economic development program. Policy ECON-1.2 Economic Development Policy The use of condominium units on the site for intended for student housing and are intended to be affordable. The office space will help provide diversity, and meet the needs for retail and services in demand by the universities population. The office / retail spaces are envisioned to provide services that can be used and operated by students. Some of the possible uses may include a copy shop, coffee shop, convenience store, leasing / property management office. No signage will be displayed for the commercial uses, or advertisement attracting drive -up customers. 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 Policy HSG-1.4 Land for Residential Development The 808 West Prospect project provides affordable housing intended to meet the growing demand for student housing. PRINCIPLE ENV-1: Continually improve Fort Collins' air quality as the city grows. Policy'ENV-1.21 Land -Use The project proposes a higher density residential development, strategically located in close proximity to the main CSU Campus, allowing the student residents to commute to campus via bicycle and foot. The office spaces provide the opportunity for residents to work in the same building where they reside. PRINCIPLE GM-8: The City will promote compatible infill development in targeted areas within the Community Growth Management Area boundary. Policy GM-8.2 Incentives Policy GM-8.3 Development Review System Since this is an infill project the client and consultants hope that the City would give this treatment to this project. PRINCIPLE T-1: The physical organization of the city will be supported by a framework of transportation alternative that maximizes access and mobility throughout the city, while reducing dependence upon the private automobile. Policy T-1.1 Land Use Patterns Policy T-1.3 Street Design Criteria 808 West Prospect has close proximity to stops along Transfort routes, major traffic spines, as well as convenient access to the CSU Main Campus via pedestrian and Bicycle modes of transportation. 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-5.2 Connections 808 West Prospect includes direct connections for pedestrians to Prospect Road and an access to the north, with hopes of connection to the CSU Campus. PRINCIPLE T-7: The City will encourage the development of comfortable and attractive pedestrian facilities and settings to create an interesting pedestrian network. Policy ,T-7.1 Pedestrian facilities 808 West Prospect project will enhance the urban pedestrian atmosphere along Prospect Road with clear walks, direct connection to the building entry, and streetscape and landscaping. PRINCIPLE CAD-2: Public spaces such as plazas, civic buildings, outdoor spaces, parks, and gateway landscapes should be designed to be functional, accessible, attractive, safe, and comfortable. Policy CAD-2.2 Public Space Design The project will have an entry courtyard at the buildings front doors with direct access to Prospect Road. PRINCIPLE CAD-4: Security and crime prevention will continue to be important factors in urban design. Policy CAD-4.2 Lighting and Landscaping Lighting and landscaping will be designed to promote security and comfortable area -wide visibility. The building will be 3 stories with parking in the basement level and the offices and condominium loft style residential units above. Each residential unit will have large bay windows, two balconies and two bathrooms. Additional amenities include secure bicycle parking, an entry plaza, and a large variety of exterior finishes. The history of the site and the builders of the older home that is being relocated from this site inspire the architecture for the project. As the story goes, an elderly couple built the house themselves while living in an old railroad car in the back yard. This history inspired the railroad "trestle bridge" style exposed steel framework and the "water tower" style of the elevator and stair towers. The goal of this project is to create an urban feeling, mixed -use project at an affordable price and convenient location. This is a great infill project for the structure of the City of Fort Collins and master plans for this neighborhood. The building has been designed two stories below the maximum allowable height to ease the transition from single family residential to high -density apartments and mixed use. The design objectives of the landscape plan are to provide an attractive planting design for buffering to adjacent properties and to enhance the streetscape adjacent to Prospect Street. Deciduous trees, evergreen trees, and foundation plantings will be used to compliment the architectural character, provide seasonal interest, and define a common gathering area. City Plan Principles and Policies achieved by the proposed plan include: 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 The project will be developed within a high density and mixed use zone of H-M-N, serving to redevelop an area of existing residential land. The proposed plan will have a higher density, and help serve the growing demand for student housing adjacent to the CSU Campus. Redevelopment and changing the current land use within this area is a goal for the City and CSU to meet future demands, as outlined in The West Central Neighborhoods Plan PRINCIPLE LU-2: The city willmaintain and enhance its character and sense of place as defined by its neighborhoods, districts, corridors, and edges. Policy LU-2.1 City -Wide Structure Policy LU-2.2 Urban Design With the corridor of Prospect Road growing in activity, this project will enhance the urban character of this area, adding mixed use residential to the surrounding University's identity, and therefore fitting into the City Structure Plan. August 20, 2002 City of Fort Collins Planning Department 281 North College Avenue Fort Collins, CO 80524 RE: Planning Objectives for 808 West Prospect Mixed Use Project Dear Ted Shepard, 808 West Prospect is a Mixed Use Project that includes residential units and office spaces available for lease. The project is located at 808 West Prospect Road, approximately'/2 mile east of the Shields Street and Prospect Road intersection. The site is located on the north side of Prospect Road and south of the CSU Campus. The adjacent land uses surrounding the site include student housing to the north and single-family residences on the east, west and south. The gross site area is .76 acres in size, and zoned H-M-N, High Density Mixed Use Neighborhood. The H-M-N zoning allows for multi -family dwelling units and commercial office spaces. The minimum density requirement is 20 dwelling units per acre. The project proposes 33 —2 bedroom condominium units'and 3 office spaces. The gross density is 43.4 dwelling units per acre. The project will have vehicular access to the parking area from Prospect Street. The main entry lobby of the building will have a small courtyard area and direct pedestrian connection to Prospect Road. Additionally, all residents shall have access to public street sidewalks, bike lanes, extra bicycle parking and storage. A pedestrian and bicycle access north to the CSU Campus is being proposed and approval is being requested by a neighboring property owner. The project is located within an area defined as the West Central Neighborhoods. The West Central Neighborhoods Plan, initially adopted March 16, 1999, by the City Council, outlines the goals and visions for redevelopment in this area. Chapter 3 of the City Plan — Policies and Plans, identifies this site as being in the Campus District. Development of higher densities and taller buildings to concentrate the needs of the University is encouraged. This project will provide for the residential needs and promote alternative modes of transportation. The plan explicitly defines the area east of Shields, between Prospect and the CSU Main Campus, as being redeveloped with high -density multi- family uses. The plan recognizes that "in order to achieve this goal, redevelopment of this area would require demolition of some existing structures to be replaced with higher intensity structures up to five stories in height." The zoning requirements and the goals for this area conflict with section 3.5.1, Project Compatibility of the Fort Collins Land Use Code. Chapter 3 of the neighborhood plan recognizes this conflict and states ".. . modification to the compatibility requirements in the City's Land Use Code with existing uses should be granted so that the area can intensify as envisioned ...... Further support and analysis of the West Central Neighborhood Plan in relevance to this project is outlined later in this report.