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HomeMy WebLinkAboutTHE GROVE AT FORT COLLINS - PDP - 16-10B - REPORTS - RECOMMENDATION/REPORTE'Slr,.BENNETT -7cs -W cSu —T— I17z HF i n -� 2 JW, PROSPECT RD --Uffl _LLigilt r— I -7- Z L 71F Il LN— BAY DR W B91T STP —, 7. u P� 4 -SHE j zt� X lel.iif i.-r umml 01 11 vf Ti p"Ol,40 14 U) U) ul Rolland.) 0Ej ROLLAND MOORE PARK U) <WALEENBERGID � ... I. R 1.4 m I ��,ARk LK if �A CRO' GILGAL.AD WAY C F LQ 7` W Alf E]III-SPRING PARK r I/ I.-,ARmo TRH � -AVE TGERS' SITE ,J1-Lr, dJ 1 u L7jA- -C ELfj -A r-A U11- L tp r.-..UJ cSu 41 DEA EEEMENTA LL -0 IC rm : kE, D 0 HIP---=EED - W15u v WAGONWHEELID K11 GLEN-HAVEN'DR Z1 mFVi'6����`DAVIDS'-,NHATNGS-DR �DR S f TL—JI 45 1- -74 -TJ Ca Lu ir F-11 P The Grove at Fort -Collins .Vicinity Map A 1 inch = 1,000 feet The Grove at Fort Collins, PDP, #16-10B June 16, 2011 P & Z Meeting Page 23 7 The Project Development Plan complies with applicable district standards of Article 4, Division 4.6 MMN, Medium Density Mixed -Use Neighborhood District of the Land Use Code. - It is infeasible for the structure of potential Blocks 1 and 3 to be defined by features set forth in Section 4.6(E)(1)(a) of the LUC because of existing development. 8 The Project Development Plan complies with applicable district standards of Article 4, Division 4.27 E, Employment District of the Land Use Code. RECOMMENDATION: Staff recommends approval of The Grove at Fort Collins, Project Development Plan - #16-10B based on the preceding Findings of Fact/Conclusions. The Grove at Fort Collins, PDP, #16-10B June 16, 2011 P & Z Meeting Page 22 2. The proposed land use is permitted in the MMN, Medium Density Mixed -Use Neighborhood District. 3. The proposed land use is permitted in the E, Employment District as a Secondary use. 4. The proposal complies with the requirement set forth in Section 3.3.3(A)(4) in that all measures proposed to eliminate, mitigate or control water hazards related to flooding or drainageways have been reviewed and approved by the Water Utilities General Manager, 5 The Project Development Plan complies with applicable General Development Standards, with the following exception: - Section 3.6.3(F) Utilization and Provision of Sub -Arterial Street Connections to and From Adjacent Developments and Developable Parcels. This section requires that development plans provide for future public street connections to adjacent developable or redevelopable lands at intervals not to exceed 660 feet. The applicant 4" submitted an Alternative Compliance Plan request that does not include street connections to adjacent properties to the north or the south due to existing wetlands and the Larimer Canal No. 2 posing obstacles to possible connections. The request is to be considered by the Planning & Zoning Board based on criteria set forth in Section 3.6.3(H) Alternative Compliance. Staff finds that the Alternative Development Plan accomplishes the purposes of Section 3.6.3(F) equally well or better than a plan that would meet the standard and that any reduction in access and circulation for vehicles maintains facilities for bicycle, pedestrian and transit, to the maximum extent feasible for the following reasons: The Alternative Development Plan will provide enhanced bicycle and pedestrian connectivity within the Amended ODP, The pedestrian and bicyclist will be able to access parks. recreational opportunities, schools, commercial uses. and employment uses within the mile section. The streets that are being proposed in the Alternative Development Plan will distribute traffic without exceeding Level of Service (LOS) standards. Lastly. the Alternative Development Plan eliminates negative impacts to high quality wetlands, avoids constricting an important drainage way, eliminates impacts to the FEMA floodway and avoids negative impacts to natural habitats and features associated with the designated wildlife corridor along the Larimer Canal No. 2. 6. The Project Development Plan satisfies Section 3.8.16(E)(2) in that the applicable criteria of the Land Use Code have been satisfied and that the project provides adequate open space and recreational opportunities with a large clubhouse facility, pool complex, basketball court, volleyball court, parking areas and public facilities as necessary to support the proposed 18 4-bedroom units and protect the occupants of the development and the adjacent neighborhoods. The Grove at Fort Collins, PDP, #16-10B June 16, 2011 P & Z Meeting Page 21 gross area of the development plan. The Grove, PDP is proposing multi -family residential and mixed -use dwellings on approximately 3 acres in the E District, which represents approximately 3% of the 96 acres in this district on the Amended CSURF Centre for Advanced Technology, ODP. The residential use would be the only "secondary" use in the E District on the Amended ODP and, therefore, would not exceed the allowable limit of 25% of the total gross area of the development plan. B. The maximum height of the residential and mixed -use buildings on the development plan is 3 stories (maximum 39'-6") and, therefore, satisfies the maximum height allowed in Section 4.27(D)(4) Dimensional Standards, Subsection 4.27(D)(4)(a) that allows up to 3 stories for residential buildings and up to 4 stories for mixed -use dwelling units (buildings). C. The development plan satisfies Section 4.27(D)(6)(a) Mix of Housing Types in that there are to be 2 housing types (multi -family dwellings and mixed -use dwellings) in The Grove at Fort Collins, PDP. D. The development plan satisfies Section 4.27(D)(7) Access to a Park, Central Feature or Gathering Place in that it contains the amenity area featuring both indoor and outdoor gathering places for the residents. The site design requirements set forth in Section 4.27(E) Development Standards do not apply to this residential PDP. Neighborhood Information Meetings The Grove at Fort Collins, PDP contains a land use that is permitted in the MMN, Medium Density Mixed -Use Neighborhood and E, Employment Districts subject to a Planning and Zoning Board (Type 2) review. The proposed use is multi -family residential. The LUC requires that a neighborhood meeting be held for a Type 2 development proposal. There was a City -facilitated neighborhood meeting held on December 7, 2010 to present and discuss this proposal. There was a second meeting held on May 23, 2011 to present and discuss revised development plans based on Staff comments of January 4, 2011 and a working relationship between the Developer and the Institute for the Built Environment. Approximately 60 residents/interested parties were in attendance at the first meeting and approximately 45 residents/interested parties were in attendance at the second meeting. Copies of the Neighborhood Meeting Notes are attached to this staff report. FINDINGS OF FACT/CONCLUSIONS: After reviewing The Grove at Fort Collins, Project Development Plan, staff makes the following findings of fact and conclusions: The PDP is in conformance with the Amended CSURF Centre for Advanced Technology, ODP. The Grove at Fort Collins, PDP, #16-10B June 16, 2011 P & Z Meeting Page 20 A. Section 4.6(E)(1) Block Requirements. This section sets forth the requirements for "block structure" and "block size" in the MMN District. All blocks shall be limited to a maximum of 7 acres in size. per Section 4.6(E)(1)(a). Blocks shall be bounded by streets (public or private), although natural areas and irrigation ditches may form up to 2 sides of a block per Section 4.6(E)(1)(b). i€esis There are three (3) potential "blocks" within the development plan, each defined by the following features: Block 1: This block is on the north side of Rolland Moore Drive and is 6.79 acres in size. It is bounded by public streets and a natural area or feature (wetland). The remaining two (2) sides of this block structure are formed by the property lines. Existing adjacent development makes it infeasible for such sides to be formed by any of the elements listed in Section 4.6(E)(1)(a). Block 2: This block is 4.67 acres in size and contains Buildings 8 - 12. It is bounded on all sides by public streets. The block structure, size, building frontage and building height satisfy the requirements set forth in Section 4.6(E)(1). Block 3: This block is on the south side of Rolland Moore Drive and is 5.35 acres in size. It is bounded on three (3) sides by public streets and an irrigation ditch. The remaining side (west) of the block structure is formed by the property line. Existing adjacent development makes it infeasible for such side to be formed by any of the elements listed in Section 4.6(E)(1)(a). B. The PDP satisfies Section 4.6(E)(1)(c) requiring that 40% of each block side or 50% of the block face of the total block shall consist of either building frontage, plazas or other functional open space (see the Block Requirements illustration). C The maximum height of the residential buildings on the development plan is 3 stories (maximum 39'-6") and, therefore, satisfies Section 4.6(E)(1)(d) that allows a maximum of 3 stories for residential buildings (see the Block Requirements illustration). Article 4 Division 4.27 of the Land Use Code: Employment District The proposed multi -family residential use is permitted in the E Zoning District subject to a Planning & Zoning Board review because residential uses are defined as Secondary in the District. The PDP satisfies Section 4.27(D)(2) Land Use Standards. A. Section 4.27(D)(2) Secondary Uses states that residential uses in the E District are considered secondary uses and together shall occupy no more than 25% of the total The Grove at Fort Collins, PDP, #16-10B June 16, 2011 P & Z Meeting Page 19 volleyball court, parking areas and public facilities as necessary to support the proposed 18 4-bedroom units and protect the occupants of the development and the adjacent neighborhoods The on -site parking areas contain 69 spaces more than the required minimum for the proposed mix of 2-, 3-, and 4-bedroom dwelling units. Public facilities (Rolland Moore Community Park, the City's public bicycle/pedestrian trail system, and The Gardens on Spring Creek) are adjacent to or close to the development. There are commercial/retail centers in close proximity to the east, west, and south of the development and a medical complex to the west across South Shields Street. The CSU Ropes Course is just to the north of The Gardens on Spring Creek. Lastly, this development is located approximately 3/4 mile south of the CSU main campus. 5. Article 4, Division 4.6 of the Land Use Code: Medium Density Mixed -Use Neighborhood District The proposed multi -family residential use is permitted in the MMN Zoning District subject to an Administrative review. However, because residential uses are Secondary in the Employment District this development request is subject to a Planning & Zoning Board review. The PDP satisfies Section 4.6(D) Land Use Standards. A. Section 4.6(D)(1) Density. The gross acreage for The Grove at Fort Collins, PDP is 27.5 acres and the net acreage (minus Outlot A and Outlot B) is 17.5 acres. There are 218 dwelling units proposed resulting in a Gross Residential Density of 7.9 dwelling units per acre and a Net Residential Density of 12.5 dwelling units per acre. This section requires that residential developments in the MMN District shall have an overall minimum average density of 12 dwelling units per net acre of residential land. An exception to this rule states that residential developments containing 20 acres or less and located in the Infill Area shall have an overall minimum average density of 7 dwelling units per net acre of residential land. The property is located in the City's defined Infill Area; however, being 27.5 acres it is larger than 20 acres in size. B. The development plan satisfies Section 4.6(D)(2)(a) Mix of Housing Types in that there are to be 2 housing types (multi -family dwellings and mixed -use dwellings) in The Grove at Fort Collins, PDP. C. The development plan satisfies Section 4.6(D)(3) Access to a Park, Central Feature or Gathering Place in that it contains the amenity area featuring both indoor and outdoor gathering places for the residents. The PDP satisfies Section 4.6(E) Development Standards, more specifically: The Grove at Fort Collins, PDP, #16-10B June 16, 2011 P & Z Meeting Page 18 well or better than a plan that would meet the standard and that any reduction in access and circulation for vehicles maintains facilities for bicycle, pedestrian and transit, to the maximum extent feasible for the following reasons: The Alternative Development Plan will provide enhanced bicycle and pedestrian connectivity within the Amended ODP. The pedestrian and bicyclist will be able to access parks, recreational opportunities, schools, commercial uses, and employment uses within the mile section. The streets that are being proposed in the Alternative Development Plan will distribute traffic without exceeding Level of Service (LOS) standards. Lastly, the Alternative Development Plan eliminates negative impacts to high quality wetlands, avoids constricting an important drainage way, eliminates impacts to the FEMA floodway and avoids negative impacts to natural habitats and features associated with the designated wildlife corridor along the Larimer Canal No. 2. 2. Section 3.6.4, Transportation Level of Service Requirements The proposal complies with the requirements set forth in Section 3.6.4(C) Transportation Impact Study. The applicant provided a Transportation Impact Study (TIS) to the City with the PDP submittal documentation. The Traffic Operations Department and the Transportation Planning Department have reviewed and evaluated the TIS for The Grove at Fort Collins, Project Development Plan and found that the development plan adequately provides vehicular, pedestrian and bicycle facilities necessary to maintain an acceptable level of service for all modes. F. Division 3.8, Supplementary Regulations 1. Section 3.8.16(E) Increasing the Occupancy Limit a. Section 3.8.16(E)(2) authorizes the Planning & Zoning Board to increase the number of unrelated persons who may reside in individual dwelling units. The decision maker shall not increase said number unless satisfied that the applicant has provided such additional open space, recreational areas, parking areas and public facilities as are necessary to adequately serve the occupants of the development and to protect the adjacent neighborhood. The applicant is proposing 18 4-bedroom dwelling units in the development. Within the total of 218 dwelling units there would be 6 4-bedroom units in each of Buildings 8, 9 and 10. These buildings are centrally located and within close proximity to the amenity area (pool, volleyball court, open space, and clubhouse) within the development. Staff finds that Beier area the project provides adequate open space and recreational opportunities with a large clubhouse facility, pool complex, basketball court, The Grove at Fort Collins, PDP, #16-10B June 16, 2011 P & Z Meeting Page 17 (2) Review Criteria. To approve an alternative plan, the Planning & Zoning Board must first find that the proposed alternative plan accomplishes the purposes of this Division equally well or better than would a plan and design which complies with the standards of this Division, and that any reduction in access and circulation for vehicles maintains facilities for bicycle, pedestrian and transit, the maximum extent feasible. In reviewing the proposed alternative plan, the Planning & Zoning Board shall take into account whether the alternative design minimizes the impacts on natural areas and features, fosters nonvehicular access, provides for distribution of the development's traffic without exceeding level of service standards, enhances neighborhood continuity and connectivity and provides direct, sub -arterial street access to any parks, schools, neighborhood centers, commercial uses, employment uses and Neighborhood Commercial Districts within or adjacent to the development from existing or future adjacent development within the same section mile. With regards to Section 3.6.3(F), the development plan provides direct public and private street connectivity to Centre Avenue in 2 locations and to South Shields Street to the west via Rolland Moore Drive. The Larimer No. 2 Canal, a major irrigation ditch, separates the proposed development from undeveloped land to the south. The ditch is 15' — 20' higher than the subject property. There is one opportunity for a street connection to existing development to the north, that being connecting to Northerland Drive. That short street section exists; however, there is a significant wetland in the area at the street's south terminus that should be and is intended to be preserved. There will to be good vehicular, pedestrian and bicycle connections to the residential neighborhoods, commercial centers, employment centers, schools, parks and recreation in the area. Therefore, staff recommends approval of the alternative plan for the utilization and provision of sub -arterial street connections to and from adjacent developments and developable parcels. Staffs Analysis of the Alternative Compliance Plan: In order to meet the standard set forth in Section 3.6.3(F), Northerland Drive would need to be extended into Parcel C of the Amended CDP. In addition, the development proposed for Parcel C would be required to provide local street connections spaced at intervals not to exceed six hundred sixty (660) feet along the southern edge of Parcel C adjacent to the Larimer Canal No. 2 because it abuts potentially developable land. The southern edge of the property is approximately 1,650 feet long and. therefore. two streets crossings of the canal would be required. The Alternative Development Plan proposed in this Amended CDP does not extend Northerland Drive to the south into Parcel C and does not propose crossing the Larimer Canal No. 2 with streets. However, the Alternative Development Plan accomplishes the purposes of Section 3.6.3(F) equally i The Grove at Fort Collins, PDP, #16-10B June 16, 2011 P & Z Meeting Page 16 The Alternative Development Plan provides for striped bicycle lanes on Rolland Moore Drive and provides appropriate width for bicycle travel on the local streets proposed in Parcel C. * In addition, the current development plan for Parcel C includes an off- street bicycle trail through the proposed student housing project increasing the convenience and safety of riding bicycles through the project as a student resident or as a member of the larger neighborhood and community. * The ODP allows for bicycle and pedestrian connections to the existing Spring Creek bicycle and pedestrian trail system within the ODP. The Spring Creek Trail is one of three main urban regional trail systems serving Fort Collins. The trail system provides extensive recreational opportunities as well as access to a variety of activity centers. The Alternative Development Plan places equal, if not greater emphasis on alternative forms of transportation. Pedestrian and bicycle connections are emphasized due to the proposed use of Parcel C for student housing and its proximity to the main CSU campus. The site is located near an existing Transfort bus stop, and near the Mason Corridor BRT. Providing pedestrian and bicycle connections to the mass transit stations further encourages the use of alternative modes of transportation. In Summary The Alternate Development Plan will provide enhanced bicycle and pedestrian connectivity within the ODP. The pedestrian and bicyclist will be able to access parks, recreational opportunities, schools, commercial uses, and employment uses, within the section mile The streets that are being proposed in the Alternative Development Plan will distribute traffic without exceeding Level of Service (LOS) standards. Lastly, the Alternative Development Plan eliminates negative impacts to high quality wetlands, avoids constricting an important drainage way, eliminates impacts to the FEMA floodway and avoids negative impacts to natural habitats and features associated with the designated wildlife corridor along the Larimer Canal No 2 b. Section 3.6.3(H) Alternative Compliance. Upon request by an applicant, the Planning & Zoning Board may approve an alternative development plan that may be substituted in whole or in part for a plan meeting the standards of this Section. (1) Procedure. Alternative compliance development plans shall be prepared and submitted in accordance with submittal requirements for plans as set forth in this Section. The plan and design shall clearly identify and discuss the alternatives proposed and the ways in which the plan will better accomplish the purpose of this Section than would a plan which complies with the standards of this Section. The Grove at Fort Collins, PDP, #16-10B June 16, 2011 P & Z Meeting Page 15 Neighborhood residents attending the neighborhood meetings have supported the elimination of any vehicular connection between their neighborhood and Parcel C. Crossing the Larimer Canal No. 2 The Larimer Canal No. 2 along the southern border of Parcel C has been identified as a wildlife corridor by the City's Natural Resource Department. Building streets across a wildlife corridor violates City standards designed to protect and enhance the natural habitat and features of this unique natural area. LUC 3.4.1 Natural Habitats and Features (C) General Standard states; To the maximum extent feasible, the development plan shall be designed and arranged to be compatible with and to protect natural habitats and features and the plants and animals that inhabit them and integrate them within the developed landscape of the community by: (1) directing development away from sensitive resources, (2) minimizing impacts and disturbance through the use of buffer zones, (3) enhancing existing conditions. or (4) restoring or replacing the resource value lost to the community when a development proposal will result in the disturbance of natural habitats or features. Building streets would disrupt the flow of wildlife through the corridor and potentially endanger the lives of animals living in it. Furthermore, the streets would degrade the quality of the enhanced buffers zones proposed adjacent to the canal. Given the elevation of the canal, the extensive grading required to do so would further alter the natural topography and cause additional impact to the wildlife corridor, habitat, and overall aesthetic. The ditch company is not likely to support street crossings of the canal if an Alternative Development Plan can work. The agricultural purpose of the canal would conflict with the urbanization caused by street crossings. The introduction of cars, bicycles and pedestrians serves to increase conflicts such as trash accumulation. maintenance challenges and safety concerns. The Alternative Development Plan * The Alternative Development Plan provides vehicular street connectivity to Centre Avenue in two locations on the east and to Shields Street on the west via Rolland Moore Drive. The resulting extension of Rolland Moore Drive provides vehicular connectivity with neighborhoods to the west that currently does not exist. With the extension of Rolland Moore Drive, Bridgefield Lane provides vehicular connectivity between the neighborhoods north of Parcel C and the other land uses in the square mile. The Grove at Fort Collins, PDP, #16-10B June 16, 2011 P & Z Meeting Page 14 of Centre Avenue and south of the City's Horticulture Center. Parcel C is bordered on the north and west by existing wetlands. Centre Avenue is the eastern boundary of the property and the Larimer Canal No. 2 is the boundary on the south. Since a Project Development Plan (PDP) for a portion of Parcel C is currently in the development review process and proposed street connections are known, we are requesting approval of an Alternative Development Plan as part of the Amended ODP. Other Parcels in the ODP will need to meet the requirements of LUC 3.6.3 or request approval of an Alternative Development Plan when development proposals for those Parcels are submitted for development review in the future. Northerland Drive located north of Parcel C is stubbed to the edge of the CSURF ODP. In order to meet the standard, Northerland Drive would need to be extended into Parcel C. In addition, the development proposed for Parcel C would be required to provide local street connections spaced at intervals not to exceed six hundred sixty (660) feet along the southern edge of Parcel C adjacent to the Larimer Canal No. 2 because it abuts potentially developable land. The southern edge of the property is approximately 1,650 feet long and, therefore, would require two streets crossings of the canal. The Alternative Development Plan proposed in this ODP does not extend Northerland Drive to the south and does not propose crossing the Larimer Canal No. 2 with streets. The Alternative Development Plan is better than a plan that would meet the standard for the following reasons: Extension of Northerland Drive High quality wetlands are located immediately south of the Northerland Drive stubbed street. Extending the street would require filling in the wetlands causing disruption to the existing wildlife habitat and ecosystem. In addition to the temporary construction disturbance and permanently placed fill material, the increased vehicular activity, headlights, etc, would further compromise the habitat beyond the constructed limits of disturbance. The street extension would also cross a drainage way that carries storm water from the Windtrail neighborhood and other adjacent subdivisions to Hill Pond and Spring Creek. This drainage way has not functioned as originally planned for complex reasons having to do with sediment deposition. vegetation, unclear maintenance responsibility, property ownerships, floodway issues. etc. Crossing this important drainage with a street would make proper drainage even more difficult and could potentially increase the risk of flooding for the adjacent neighborhood. Extending the street to the south would require crossing the FEMA 100- year floodplain and the floodway. Sound environmental planning would advise against building a street in a floodway for health and safety as well as environmental reasons. The Grove at Fort Collins, PDP, #16-10B June 16, 2011 P & Z Meeting Page 13 wetlands, containing extensive landscaping, that separates these buildings from the neighbors. Section 3.5.2, Residential Building Standards The proposal satisfies the Relationship of Dwellings to Streets and Parking standards set forth in Section 3.5.2(C). a. The proposal complies with Section 3.5.2(C)(1) Orientation to a Connecting Walkway for the proposed multi -family residential buildings. Every front building fagade faces a public street and sidewalk in a public right-of-way. All primary entrances to the buildings will be within 25 feet of a street sidewalk. b. The proposal complies with Section 3.5.2(C)(2) Street -Facing Facades, which states: 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 or has on -street parking. All of the buildings will have multiple entries or doorways directly facing Rolland Moore Drive, the Public Commercial Street, or the Public Local Street. E. Division 3.6, Transportation and Circulation 1. Section 3.6.3 Street Pattern and Connectivity Standards a. Section 3.6.3(F) Utilization and Provision of Sub -Arterial Street Connections to and From Adjacent Developments and Developable Parcels. This section requires that development plans provide for future public street connections to adjacent developable or redevelopable lands at intervals not to exceed 660 feet. The applicant has submitted an Alternative Compliance request that does not include street connections to adjacent properties to the north or the south due to existing wetlands and the Larimer Canal No. 2 posing obstacles to possible connections. The request, , is to be considered by the Planning & Zoning Board. Applicant's Request for an Alternative Compliance Plan: This is a request for Alternative Compliance for sub -arterial street connections to and from Parcel C of the CSURF Centre for Advanced Technology Overall Development Plan (ODP). The land is owned by Colorado State University Research Foundation (CSURF) and is located west The Grove at Fort Collins, PDP, #16-10B June 16, 2011 P & Z Meeting Page 12 proposed buffer zone also satisfies the intent of the applicable performance standards set forth Section 3.4.1(E)(1). In addition, based on the mitigation measures to minimize wildlife conflicts on the site and to alter construction timing to protect wildlife species using the site, staff has determined that this proposed plan satisfies the intent of Section 3.4.1(F)(3) and Section 3.4.1(N)(4) of the Land Use Code. Finally, in conjunction with the proposed monitoring plan and groundwater diversion pipeline to ensure the wetlands are retained in their existing, functional condition, staff has determined the proposal satisfies the applicable standards set forth in this section of the LUC. D. Division 3.5, Building Standards 1. Section 3.5.1, Building and Project Compatibility a. Section 3.5.1(B) Architectural Character. The development plan satisfies this section by ensuring that the architectural character of the surrounding area is maintained by using a site and building design that is compatible with the multi -family residential developments to the west (Windtrail Park and Care Housing at Windtrail Park) and the Natural Resources Research Center to the east. The Grove at Fort Collins, PDP contains buildings of no more than 3 stories in height clustered around a common, amenity area. The proposed building materials consist of brick masonry and horizontal and vertical vinyl siding. With the exception of vinyl siding the materials can be found on existing buildings in the area. b. Section 3.5.1(C) Building Size, Height, Bulk, Mass, Scale. The development plan buildings with 12 to 24 dwelling units that are articulated such to provide relatively short horizontal sections of walls that will recessed into several different wall planes 25' — 50' in length. The buildings are to be 3 stories in height with flat roofs. The purely residential buildings will be predominantly 32'-6" in height with tower / column elements extending to 35'-7" in height. The clubhouse / residential building will be predominantly 37'-0" in height with tower / column elements extending to 39'-6" in height. The buildings will be divided into proportional masses and scales relative to existing buildings in the surrounding area. The developer has worked with the Institute for the Build Environment to consider and develop ways that could help incorporate sustainability and green build principles into the project, potentially reaching a level of LEED certification. The current architecture makes a departure from a more formal, neoclassical version and seeks to present a cleaner, more functional aesthetic appearance. c. Section 3.5.1(D) Privacy Considerations. The development plan is arranged to maximize the opportunity for privacy by residents of the project and minimize infringement on the privacy of adjoining land uses. The buildings are oriented to the street or to the centrally located amenity area in the development. There is a distance of 200' — 350' of distance over the existing The Grove at Fort Collins, PDP, #16-10B June 16, 2011 P & Z Meeting Page 11 compliance with Section 3.4.1(E)(g) of the Land Use Code. Additionally, based on discussions with staff from the Natural Areas department, the retaining wall's surface will be "roughened" to allow for fox and other species to scramble up the surface, should they need to escape from predators. Fox dens: In the development proposal, all but one of the fourteen fox dens will removed. To comply with the sections of the Land Use Code (Section 3.4.1(F)(3) "Wildlife Conflicts" and Section 3.4.1(N)(4) "Construction Timing"), the applicant, City Staff, and representatives from the Division of Wildlife have determined mitigation measures appropriate for the closing of the 13 fox burrows. These measures are as follows: 1. Existing fox burrows within the Grove development footprint would be permanently closed and plugged with non- excavatable material outside of the breeding season (January through April) to discourage their use of the project area prior to development.. A field survey would be competed to ensure non - occupation of den burrows prior to back -filling. 2. If field surveys indicate recent fox use of a burrow between April and the following January, fox deterrents (coyote urine, mothballs, etc.) will be placed in the active burrow to discourage fox use, and once the burrow is vacated, it will be backfilled. 3. If initially site clearing and excavation activities would occur between January and April, a field survey will be conducted to identify any active dens within the development footprint. If an active den is identified, a 50' Limits -to -Development buffer will be maintained around the den until the completion of the kit - rearing season (end of April) to preclude the potential loss of fox kits. After April, when the kits are able to leave the den, fox deterrents. (coyote urine, mothballs, etc.) will be placed in the active burrow to discourage fox use, and once the burrow is vacated, it will be backfilled as described above. These mitigation measures to minimize impacts to wildlife conflicts have been determined by recommendations of the Division of Wildlife. Summary: After evaluating the wetland and its relationship to the development plan, which provides an average buffer zone that varies from 17' to 235' and provides for an additional 0.25 acres of high quality habitat ( with a total of 4.88 acres), minimizes human access but maximizes wildlife movement through fencing, and re-routes Rolland Moore Drive to lessen impacts while enhancing natural areas landscaping, staff has determined that the proposed buffer zone satisfies the intent of the applicable performance standards set forth Section 3.4.1(E)(1). After evaluating the wildlife corridor associated with Larimer Canal No. 2, which provides for a 2.28 acre buffer zone (0.25 acres greater than the standard) and significant additional landscaping, staff has determined that this The Grove at Fort Collins, PDP, #16-10B June 16, 2011 P & Z Meeting Page 10 buffer zone along the north and west portions of the development plan generally varies from 17' to 235' along the wetland boundary. There are two "pinch points" within this north and west portion of the development (see wetlands adjacent to Building 1 and the parking lot north of Building 7) where the developed areas offer little buffer between the wetlands and the site; in these areas, the buffer zone distances varies from just 1' to under 10'. These areas represent about 80 linear feet of the entire development (approx. 2100 linear feet from east to west) and will be vegetatively and materially screened to ensure protection of these sensitive areas. Overall, the applicant is providing a 5.13 acre Natural Habitats Buffer Zone, 0.25 acres greater than would have been provided given a straight application of the buffer zone standard metrics. Additionally, extensive landscaping will be provided to increase the habitat value of these wetlands in compliance with Section 3.4.1(E)(1)(g) of the Land Use Code; the landscaping emphasizes native plants, a diverse vegetation structure to enhance opportunities for species' nesting, breeding, and, and, where needed, screening to buffer the surrounding areas visually and from noise. In addition to landscaping, the metal -picket fencing style proposed through the project has been modified to accommodate wildlife movement heading north -south through the site, by varying the height from 3' to 6' and allowing the pickets to be flush with the lower, horizontal cross brace approximately every 1 00'to allow for fox to move under the fence in compliance with Section 3.4.1(E)(1)(b) and Section 3.4.1(E)(1)(i) of the Land Use Code. This decrease in height will also allow for increased visual access into the site's amenities by the residents and those passing through the site. Ultimately, the lowering of the fence balances the need for wildlife movement and visual access, while limiting human access into the Natural Habitat Buffer Zones and providing increased, functional protection for wildlife species. Finally, a wetland monitoring plan has been developed in conjunction with City Staff to ensure that the development does not negatively impact the protected wetlands. This monitoring plan has already been put in place, allowing for pre - construction data to be collected, and consists of a combination of hydrological and vegetation monitoring. This combination allows for short-term (hydrology) and long-term (vegetation) changes to be observed. Should negative impacts be determined to have resulted from the development, the project's groundwater diversion pipeline is engineered such that the groundwater it carries can be diverted to any portion of the wetland that experiences a negative impact. Larimer Canal No. 2: As noted above, applying the metrics set forth in Section 3.4.1(E) of the Land Use Code would require 2.03 acres of Natural Habitats Buffer Zones for this wildlife corridor. In this proposal, the applicant is providing a 2.28 acre Natural Habitats Buffer Zone, 0.25 acres greater than would have been provided given a straight application of the buffer zone standard metrics. As with the Natural Habitats Buffer Zone surrounding the wetland areas, the wildlife corridor will be enhanced by significant amounts of native landscaping, increased structural diversity, and screening of the corridor from the development in The Grove at Fort Collins, PDP, #16-10B June 16, 2011 P & Z Meeting Page 9 according to the buffer zone table in the LUC, but the Board shall reduce or enlarge any portion of the general buffer zone distance, if necessary, in order to ensure that the performance standards set forth are achieved. Background Wetlands: The development project is approximately 23.0 acres in size. There are existing wetlands on the north portion of the property that are 4.97 acres in size. The primary functions associated with these wetlands are wildlife habitat and groundwater discharge (seepage from an adjacent irrigation ditch). As these wetlands do not provide significant use by waterfowl and/or shorebirds, buffer standards are applied by the size of the wetland. According to the Land Use Code (Section 3.4.1(E)), for wetlands greater than 1 /3 of an acre in size, a 100' buffer zone standard is applied; for those wetlands less than 1/3 of an acre in size, a 50' buffer zone standard is applied. Wetlands on the property consist of a single wetland 0.12 acres in size (to which the 50' buffer zone standard is applied), a 4.84 acre wetland (to which the 100' buffer zone standard is applied), and a 0.01 acre non -jurisdictional wetland, which will be developed under the current proposal. This wetland is not considered jurisdictional (as regulated by the Army Corps of Engineers) as it does not have the requisite hydrology to support a wetland. If the buffer zone standards were to be applied to the site's wetlands, 4.88 acres of Natural Habitats Buffer Zones would be required. Larimer Canal No. 2: Located at the southern end of the property, Larimer Canal No. 2 was determined to serve as a wildlife corridor in the project's Ecological Characterization Study for species such as red fox, red-tailed hawk, Swainson's hawk, and northern harrier. While no raptors nests have been located within or near the canal to date a pre -construction survey along the canal shall be conducted and, according to Section 3.4.1(N)(5) of the Land Use Code, if any active nests are found, a buffer zone setback shall be maintained during the breeding, nesting, and nestling rearing period. The buffer zone standard for a wildlife corridor is 50'. If this standard were applied to the site's wildlife corridor (Larimer Canal No. 2), 2.03 acres of Natural Habitat Buffer Zones would be required. Fox dens: As of the most recent ecological survey of the parcel, 14 fox dens have been identified. Two of these dens, or burrows, have been abandoned, and one den is considered to be the natal den by the applicant's biologists. Development proposal The project as currently planned is for 218 multi -family dwelling units in 12 buildings, parking areas for 499 vehicles, and open space/recreation areas Wetlands. As noted above, applying the metrics set forth in Section 3.4.1(E) of the Land Use Code would require 4.88 acres of Natural Habitats Buffer Zones surrounding the site's wetlands. In this PDP proposal, the site has been redesigned to minimize impacts to wetlands, with all jurisdictional wetlands being protected through the revised design. In the proposal, the natural area/wetland The Grove at Fort Collins, PDP, #16-10B June 16, 2011 P & Z Meeting Page 8 The proposal complies with the design standards, requirements, and specifications for the services as set forth in this section, more specifically: The Grove proposes to utilize the installation of an underdrain system, with the intent of dewatering areas of the site that exhibit high groundwater. Among the areas that would be dewatered through the installation of an underdrain system is the new extension of Rolland Moore Drive. Mitigating groundwater in a manner that reduces the likelihood of saturation for both the pavement and pavement subgrade of Rolland Moore Drive is viewed as a benefit to the City in terms of reducing street maintenance and repair expense. A report was submitted to the City entitled "Supplemental Subsurface Water Investigation — The Grove at Fort Collins, Larimer County Colorado" dated September 2010, and revised on September 21, 2010. The findings of the report and subsequent revision demonstrate that an underdrain system could function on the site, providing dewatering capabilities to Rolland Moore Drive with a suitable outfall design that maintains positive flow and remains within the development boundary. City staff has made the determination that the findings in the report are in general compliance with section 5.6.2 of the Larimer County Urban Area Street Standards (LCUASS) pertaining to subsurface water investigation report requirements. The report shows an acceptable outfall design for the underdrain system. C. Division 3.4, Environmental, Natural Area, Recreational and Cultural Resource Protections Standards 1. Section 3.4.1, Natural Habitats and Features a. Section 3.4.1(C) General Standard states: "To the maximum extent feasible, the development plan shall be designed and arranged to be compatible with and to protect natural habitats and features and the plants and animals that inhabit them and integrate them within the developed landscape of the community by: (1) directing development away from sensitive resources, (2) minimizing impacts and disturbance through the use of buffer zones, (3) enhancing existing conditions, or (4) restoring or replacing the resource value lost to the community (either on -site or off -site) when a development proposal will result in the disturbance of natural habitats or features." b. Section 3.4.1(E) Buffer Zone Performance Standards. The decision maker (Planning & Zoning Board) shall determine the buffer zones for each natural habitat or feature contained in the project site. The buffer zones may be multiple and noncontiguous. The general buffer zone distance is established The Grove at Fort Collins, PDP, #16-10B June 16, 2011 P & Z Meeting Page 7 a. The lighting levels satisfy those defined in the Area/Activity and Foot-candle chart in Section 3.2.4(C). The majority of the spot lighting levels in the parking areas are in the 0.1 — 0.5 foot-candle range. b. Maximum on -site lighting levels will not exceed 10 foot-candles and there will not be off -site spillage or glare into the surrounding neighborhoods, thereby satisfying Section 3.2.4(D) Design Standards. 4. Section 3.2.5, Trash and Recycling Enclosures The proposed trash collection / recycling enclosures satisfy the requirements set forth in this section of the LUC. There will be six (6) enclosures, 6'-8" in height, constructed of an 8' thick CMU core wall with a brick masonry exterior. The gates will be a reinforced and supported frame with rough sawn cedar boards as the finish material. The masonry enclosure will completely screen the trash / recycling collection bins, further mitigating off -site noise disturbance. The enclosures will be distributed throughout the development site. The proposed locations satisfy the intent of this section by providing significant 6'-8" high solid structures around the trash collection / recycling enclosures near Building 1, Building 3, Building 6, Building 7, Building 8 and Building 10. The enclosures are all internal to the development site. The natural buffer, in the form of the wetlands approximately 200' — 350' wide between the development boundary and significant landscaping, will help mitigate trash collection disturbance. B. Division 3.3, Engineering Standards 1. Section 3.3.3, Water Hazards a. The proposal complies with the requirement set forth in Section 3.3.3(A)(4) in that all measures proposed to eliminate, mitigate or control water hazards related to flooding or drainageways have been reviewed and approved by the Water Utilities General Manager. b. The proposal complies with the standards and requirements set forth in Section 3.3.3(C). The developer is placing Note 8 on the Subdivision Plat prohibiting basement construction for residential structures within the development plan. 2. Section 3.3.4, Hazards The proposal complies with the standards and requirements set forth in this section. 3. Section 3.3.5, Engineering Design Standards The Grove at Fort Collins, PDP, #16-10B June 16, 2011 P & Z Meeting Page 6 fences. Significant landscaping in the form of deciduous and evergreen shrubs and trees will be located on the neighborhood side of the fences to provide added visual screening of the parking and the fences. d. The proposal complies with Section 3.2.1(E)(5) in that it provides more than 10% interior landscaping in the parking areas containing more than 100 parking spaces, satisfying the minimum requirement of 10%. 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 adequate, secure, and convenient bicycle parking located near the entrance to the buildings. There will be a total of 294 spaces (58.9% of the 499 vehicle spaces) provided, which exceeds the minimum of 25 spaces (5%) required. b. The proposal complies with Section 3.2.2(C)(5)(a) 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 Sections 3.2.2(D)(1) & (2) in that it provides for pedestrian and vehicle separation, to the maximum extent feasible, via walkways from the proposed public street sidewalks to the building entrances and protected pedestrian walkways. It provides unobstructed vehicular access between the public streets and the off-street parking spaces. d. The proposal complies with Section 3.2.2(K)(1)(a) in that the project will provide 499 on -site and on -street (Public Local Street) parking spaces for the mix of 2-, 3-, and 4-bedroom residential dwelling units. Based on the 60 2- bedroom units, 140 3-bedroom units, and 18 4-bedroom units in the project the required number of parking spaces is 430. Additionally, there will be a total of 128 parallel parking spaces on Rolland Moore Drive and the Public Commercial Street within the development. e. The proposal complies with Section 3.2.2(K)(5) in that it provides 15 handicapped parking spaces (of the total of 499 spaces) conveniently located with accessible ramps directly in front of the buildings. A minimum of 9 handicapped spaces is required by the LUC. 3. Section 3.2.4, Site Lighting The proposed site lighting complies with the requirements set forth in this section of the LUC. The light source will be 70 watt High Pressure Sodium bulbs encased in down -directional fixtures on top of 12' high round steel poles within the parking areas and the common/recreational areas. The Grove at Fort Collins, PDP, #16-10B June 16, 2011 P & Z Meeting Page 5 2. Conformance with the CDP The Grove at Fort Collins, PDP is the majority of Parcel C on the CSURF Centre for Advanced Technology, CDP that was approved by the Planning and Zoning Board in February, 2003. Parcel C is identified as MMN, Medium Density Mixed -Use Neighborhood District and E, Employment District on the CDP. However, due to the proposed realignment of Rolland Moore Drive as it runs west — east through the parcel and the proposal to eliminate a local street connection from Rolland Moore Drive to the stubbed Northerland Drive in the Windtrail on Spring Creek PUD, it is necessary for an amended CDP to be reviewed and approved prior to this PDP being approved. An Amended CSURF Centre for Advanced Technology CDP was submitted to the City on March 30, 2011 and is being reviewed concurrent with the PDP. The proposed multi- family use is consistent with the permitted uses in the MMN and the E Districts; and, the Amended CDP indicates the revised Rolland Moore Drive alignment and the elimination of the Northerland Drive connection. Therefore, the PDP and the Amended CDP are consistent with one another. 3 Article 2 of the Land Use Code: Administration The Project Development Plan satisfies the applicable requirements of Article 2 — Administration as required by Section 2.2,8 of the LUC. 4. Article 3 of the Land Use Code: General Development Standards The Project Development Plan complies with applicable General Development Standards, more specifically 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 buildings in accordance with 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 40' spacing in the 8' wide landscape parkways along Rolland Moore Drive within the development, at 35' — 40' spacings in the 6' wide parkway along the west side of the Public Commercial Street, and at 35' — 40' spacings in the parkways along the Public Local Street. c. The proposal complies with Section 3.2.1(E)(4)(b) in that the on -site parking areas will be screened from Rolland Moore Drive with deciduous and evergreen shrub plantings, 3' - 4' in height, that extend along at least 70% of the street frontage along the parking areas. Also, the parking areas will be screened from the residential neighborhoods 200' -350' to the north and west, across the adjacent wetlands and undeveloped area, with 6' high solid wood The Grove at Fort Collins, PDP, #16-10B June 16, 2011 P & Z Meeting Page 4 The subject property was annexed as part of the Fourth College Annexation in July, 1965. Prior to 1997 a portion of the subject property was zoned RP, Residential Planned; and, a portion was zoned rp, Residential Planned with a Planned Unit Development condition. The subject property was divided and placed into the E, Employment and MMN, Medium Density Mixed -Use Neighborhood zoning districts with the adoption of City Plan and the Land Use Code in March, 1997. The subject property has not been previously planned (site specific development) or platted. The Planning & Zoning Board, on September 23, 1985, approved the Centre for Advanced Technology, Master Plan. The southern portion of The Grove property was part of Parcel E, then identified as Transitional. The Planning & Zoning Board, on January 25, 1988, approved the Centre for Advanced Technology, Amended Master Plan. The southern portion of The Grove property was in Parcel J and identified as Elderly Housing/Health Care/Multi-Family. The Planning & Zoning Board, on March 28, 1988, approved the Centre for Advanced Technology - CSURF Parcel J, Master Plan. Phase 2 of the plan identified Retirement Center and Phase 3 of the plan identified Elderly Housing/Health Care/Multi-Family. The Planning & Zoning Board, on June 27, 1994, approved the Amended ODP for the Centre for Advanced Technology. The Grove property is Parcel H, identified as Industrial/Office/R&D and Parcel Ja, identified as Mixed Residential. There is a note on the ODP stating "Residential uses to be allowed in all parcels". A Minor Amendment to the Amended ODP for the Centre for Advanced Technology was approved on January 21, 1999. The Grove property is Parcel H, identified as Industrial/Office/R&D, and Parcel Ja, identified as Mixed Residential. There is a note on the CDP stating "Residential uses to be allowed in all parcels". The Planning & Zoning Board, on February 20, 2003, approved the CSURF Centre for Advanced Technology, ODP. The applicant has submitted an Amended CSURF Centre for Advanced Technology ODP for review. The purpose of the Amended ODP is to realign the Rolland Moore future street connection through Parcel C between Centre Avenue and South Shields Street; and, to eliminate the Northerland Drive future street connection from Parcel C to Gilgalad Way in the Windtrail on Spring Creek PUD to the north. The Planning & Zoning Board will be considering the Amended ODP at the June 16, 2011 public hearing. The Grove at Fort Collins, PDP, #16-10B June 16, 2011 P & Z Meeting Page 3 This proposal complies with the purpose of the MMN District as it provides a concentrated housing development that focuses on student residents in an area that is part of a larger ODP for commercial, employment, residential, and public uses. The development would be 3/4 mile from the Colorado State University (CSU) campus, with good street and bicycle/pedestrian connections between the two. This development will be served by existing commercial/retail, medical and recreational uses to the south and west; and, the existing South College commercial corridor to the east. Multi -family dwellings are permitted in the E, Employment District, subject to a Planning & Zoning Board review. This residential use is considered to be a Secondary Use in the E District and shall occupy no more than 25% of the total gross area of a development plan. 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." The Grove at Fort Collins, PDP is proposing multi -family residential and mixed -use dwellings on approximately 3 acres in the E District, which represents approximately 3% of the 96 acres in this district on the Amended CSURF Centre for Advanced Technology, ODP. The residential use would be the only "secondary" use in the E District on the Amended ODP and, therefore, would not exceed the allowable limit of 25% of the total gross area of the development plan. This proposed new development will be on a vacant parcel of land and will tie into and utilize existing roadways, utilities, and services in the area. COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: RL, E; Existing residential, community horticulture center S: E; Vacant land E: E, CSU; Existing Federal office complex W: MMN; Existing residential The Grove at Fort Collins, PDP, #16-10B June 16, 2011 P & Z Meeting Page 2 The Grove at Fort Collins, PDP complies with the applicable requirements of the Land Use Code (LUC), 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 3.5 - Building Standards, Division 3.4 - Environmental, Natural Area, Recreational and Cultural Resource Protection Standards, and Division 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS, with the following exception: Section 3.6.3(F) Utilization and Provision of Sub -Arterial Street Connections to and From Adjacent Developments and Developable Parcels. This section requires that development plans provide for future public street connections to adjacent developable or redevelopable lands at intervals not to exceed 660 feet. The applicant has submitted an Alternative Compliance request that does not include street connections to adjacent properties to the north or the south due to existing wetlands and the Larimer Canal No. 2 posing obstacles to possible connections. The request is to be considered by the Planning & Zoning Board based on criteria set forth in Section 3.6.3(H) Alternative Compliance. permitted uses and standards located in Division 4.6 Medium Density Mixed -Use Neighborhood District (MMN); and, * permitted uses and standards located in Division 4.27 Employment District (E) of ARTICLE 4 — DISTRICTS. Multi -family dwellings are permitted in the MMN, Medium Density Mixed -Use Neighborhood District, subject to an Administrative review. The purpose of the MMN District is: "intended to be a setting for concentrated housing within easy walking distance of transit and a commercial district. Secondarily, a neighborhood may also contain other moderate -intensity complementary and supporting land uses that serve the neighborhood. These neighborhoods will form a transition and a link between surrounding neighborhoods and the commercial core with a unifying pattern of streets and blocks. Buildings, streets, bike and walking paths, open spaces and parks will be configured to create an inviting and convenient living environment. This District is intended to function together with surrounding low density neighborhoods (typically the L-M-N zone district) and a central commercial core (typically an N-C or C-C zone district). The intent is for the component zone districts to form an integral, town -like pattern of development, and not merely a series of individual development projects in separate zone districts." City of F6rt Collins I I qi' di5at d--- J'EM NO 4 MEETING DATE G /b // STAFF PLANNING & ZONING BOARD PROJECT: The Grove at Fort Collins, Project Development Plan (PDP) - #16-10B APPLICANT: Ripley Design, Inc. c/o Linda Ripley 401 West Mountain Avenue Fort Collins, CO. 80521 OWNER: CSU Research Foundation 601 South Howes Street Fort Collins, CO. 80521 DEVELOPER: Campus Crest Development 2100 Rexford Road, Suite 414 Charlotte. NC. 28211 PROJECT DESCRIPTION: This is a request for a multi -family residential, student housing project containing a total of 218 dwelling units (210 units in 11 residential buildings + 8 units in a clubhouse building). The site is located at the southwest corner of Centre Avenue and existing Rolland Moore Drive, directly south of the Gardens on Spring Creek, in the Centre for Advanced Technology. Rolland Moore Drive would be realigned onto the southerly portion of the subject property and extended east, from the existing terminus approximately 800 feet east of South Shields Street, to connect with Centre Avenue just to the north of the Larimer Canal No. 2. There would be 403 parking spaces on -site, 96 parallel parking spaces on the proposed Public Local Street, and 128 parallel parking spaces on the Public Commercial Street and Rolland Moore Drive. The property is 27.5 acres in size. It is located in the MMN, Medium Density Mixed -Use Neighborhood and E, Employment Zoning Districts. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The Grove at Fort Collins, PDP consists of the majority of Parcel C on the CSURF (Colorado State University Research Foundation) Centre for Advanced Technology, Overall Development Plan (ODP) that was approved by the Planning and Zoning Board in February, 2003. Parcel C is identified as MMN, Medium Density Mixed -Use Neighborhood and E, Employment on the ODP. The proposed multi -family use is consistent with the permitted uses in the MMN and E Districts. Therefore, the PDP is consistent with the ODP. Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580 fcgov.com/currentplanning 970.221.6750