HomeMy WebLinkAboutSPRING CREEK FARMS NORTH SECOND FILING (TRAILS @ TIMBERLINE) - PDP - PDP120004 - REPORTS - RECOMMENDATION/REPORTSring Creek Farms North Second Filing P.D.P. Staff Report May 29, 2012
Over the past two years, several neighborhood meetings were held for similar projects
on this parcel and the Land Use Code does not require a neighborhood meeting for
Administrative (Type 1) P.D.P.'s, and the applicant chose not to hold one.
6. Findings of Fact / Conclusion:
In reviewing and evaluating Spring Creek Farms North, Second Filing, Project
Development Plan, Staff makes the following findings of fact and conclusions:
A. Spring Creek Farms North, Second Filing, Project Development Plan, complies
with the applicable standards of Article Four— Medium Density Mixed -Use
Neighborhood (M-M-N) zone district.
B. The P.D.P. complies with the applicable Article Three General Development
Standards.
RECOMMENDATION
Staff recommends approval of Spring Creek Farms North Second Filing Project
Development Plan, #120004.
ATTACHMENTS
1. Spring Creek Farms North Amended Overall Development Plan
2. Spring Creek Farms North Second Filing Site Plan
3. Spring Creek Farms North Second Filing Landscape Plan
4. Spring Creek Farms North Second Filing Architectural Elevations
5. Color Elevations
6. Block Compliance Diagram
7. Drake Median Design
8. Joseph Allen Drive Alignment
9. Welcome Center Entry
10. Shadow Analysis
11. Modification of Standard Request
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Spina Creek Farms North Second Filing, P.D.P. Staff Report May 29 2012
promoting the general purpose of the parking standard equally well or better than a plan
which complies with the footnote to Sec. 3.2.2(K)(1)(a).
(4) the plan as submitted will not diverge from the standards of the Land Use Code that
are authorized by this Division to be modified except in a nominal, inconsequential way
when considered from the perspective of the entire development plan, and will continue
to advance the purposes of the Land Use Code as contained in Section 1.2.2.
The Project provides more than the required number of parking spaces. Charging a
tenant a higher rent for a garage parking space assigned to a unit does not affect the
number of spaces provided overall, nor does it have any impact on the development
plan or cause the Project to diverge in any way from compliance with the other
standards of the Land Use Code. In fact, the Project will continue to meet all other
applicable standards of the Land Use Code.
All in all, the Applicant contends that regardless of whether additional rent is charged on
units with garages, will continue to advance the following purposes of the Land Use
Code as contained in Section 1.2.2.
D. Staff Evaluation and Analysis:
Through the Applicants lease provisions requiring garages' primary use to be for vehicle
parking and prohibiting the use of the garages primarily for storage, the intent of the
parking garage stipulation can be achieved. In addition, if adjacent property spillover
parking issues arise, the note on the site plan and a condition to the development
agreement that requires the garages to be used primarily for vehicle parking and not for
storage also assists in the project meeting the intent of the standard.
E. Staff Recommendation and Findings of Fact:
Staff recommends approval of the Modification. In evaluating the request, and in
fulfillment of the requirements of Section 2.8.2(H)(1) Staff makes the following findings
of fact:
(1.) The granting of the Modification would not be detrimental to the public
good; and
(2.) The plan as submitted will promote the general purpose of the standard
for which the Modification is requested equally well or better than would a
plan which complies with the standard for which the Modification is
requested.
5. Neighborhood Meeting:
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Spring Creek Farms North Second Filing, P.D.P. Staff Report May 29. 2012
applicant providing 22 spaces more than the required number, there will be a sufficient
number of standard parking spaces available for all tenants and their guests. To ensure
that all tenants with garage spaces actually utilize their garage for parking and to
prevent tenants from using other standard parking spaces which should be available to
other tenants, the Applicant will include a provision. in its leases which requires the
garages' primary use to be for vehicle parking and prohibits use of the garages primarily
for storage. This provision of the lease will be enforceable in the same manner as any
other lease provision. In addition to the lease provision, the Applicant agrees to add a
note to the site plan and a condition to the development agreement that requires the
garages to be used primarily for vehicle parking and not for storage.
Additionally, the Applicant asserts that the location of the project will make it very
inconvenient for tenants to park in the adjacent neighborhoods, therefore, spillover
parking issues are not expected to occur. Note that the Project is separated from the
adjacent Meadows East neighborhood to the south by a 4-lane arterial (East Drake
Road) and is separated from the Sidehill neighborhood to the east by a major arterial
(South Timberline Road). Thee Parkwood East neighborhood to the west is separated
from the Project by a vacant tract where a public park will be improved by others, the
Union Pacific Railroad Company tracks. To the north of the Project is the City's Police
Services Building for which all public parking is located on the north side of the building.
The residents of the Project are not likely to park their vehicles in these adjacent
neighborhoods because of the distance and inconvenience.
(1) the plan as submitted will promote the general purpose of the standard for which the
modification is requested equally well or better than would a plan which complies with
the standard for which a modification is requested, or
The general purpose of the parking requirements is:
"intended to ensure that the parking and circulation aspects of all developments
are well designed with regard to safety, efficiency and convenience for vehicles,
bicycles, pedestrians and transit, both within the development and to and from
surrounding areas. Sidewalk or bikeway extensions off -site may be required
based on needs created by the proposed development. This Section sets forth
parking requirements in terms of numbers and dimensions of parking stalls,
landscaping and shared parking. It also addresses the placement of drive-in
facilities and loading zones."
The ability to charge additional rent for units with garages, among other factors, while
also counting such garage spaces toward the minimum parking requirements, does not
have any negative impact on the safety, efficiency or convenience of the parking or
circulation within the Project, since the Project must continue to meet all other
applicable Land Use Code standards for parking and circulation both within the
development and to and from surrounding areas. In fact, the safety, efficiency and
convenience of parking is enhanced for those tenants that have garage parking, thus
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Spring Creek Farms North Second Filing, P.D.P. Staff Report May 29, 2012
B. Description of the Modification:
The project proposes a total of 314 individual dwelling units and 485 bedrooms on
MMN-zoned property in Parcel 131 of the Amended Overall Development Plan for Spring
Creek Farms North. The Project complies with Section 3.2.2(K)(1)(a) in that it provides
536 parking spaces, which number is greater than the minimum required number of
parking spaces (514). Of the 536 spaces, 418 will be standard surface parking spaces,
114 will be in detached residential garages and 4 in attached garages. The applicant
requests that credit toward the minimum parking requirements be given for all 118
garage parking spaces however, would like to charge an additional fee associated with
providing an occupant a garage.
C. Summary of Applicant's Justification:
The Applicant proposes to differentiate rents among the units in the Project based on
market factors including, but not limited to, location, square footage, number of
bedrooms (i.e. studio, one -bedroom, two -bedroom and three -bedroom), views, finishes,
amenities, current market rates and whether or not there is a garage parking space
assigned to the unit.
In support of its request, the Applicant submits the following explanation of how its
request complies with the standards for approval of its modification request contained in
Land Use Code Sections 2.8.2(H), 2.8.2(H)(1) and 2.8.2(H)(4):
(H) Step 8 (Standards): Applicable, and the decision maker may grant a modification of
standards only if it finds that the granting of the modification would not be detrimental to
the public good, and that:
The Applicant asserts that there is no harm to the public in allowing the garage parking
spaces to count toward the minimum parking requirements and allowing the Applicant to
charge a higher rent for those units to which a garage parking space is assigned.
The Applicant's plan to provide multi -family units with higher -end amenities, including
garage parking, is market driven. There is demand for such units by a sector of the
public; filling this need benefits the public. Market statistics indicate a high demand for
garage parking in higher -end multi -family developments similar to the Project, resulting
in essentially no garages being left empty or unused. Currently, McWhinney's Lake
Vista community in Loveland is 100% leased with detached garages and has had high
demand ever since the property opened and the Eagle Ridge community in Loveland
was 94% leased for detached garages this last week. However, - not allowing the
Applicant to realize additional rents for providing this amenity puts the applicant at a
competitive disadvantage.
Since Sec. 3.2.2(K)(1)(a) requires the Project to provide a range of 1.5 to 2.0 parking
spaces per dwelling unit based on the number of bedrooms per unit, and with the
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Spring Creek Farms North Second Filing, P.D.P. Staff Report May 29, 2012
The Traffic Department is planning on restriping in the near future to a second south
bound left turn lane at Drake Road and Timberline Road. This additional south bound
left turn lane will assist in providing relief from the proposed projects traffic impacts.
All in all, the P.D.P. adequately provides vehicular, pedestrian and bicycle facilities
necessary to maintain the adopted transportation Level of Service standards contained
in Part II of the City of Fort Collins Multi -modal Transportation Level of Service Manual
for the following modes of travel: motor vehicle, bicycle and pedestrian.
The project will be required to construct Joseph Allen Drive to the west including all
public sidewalks along existing public streets.
Section 3.6.5(B) — Transit Facilities
As proposed, the project provides a 12 by 18 foot concrete pad for a future bus shelter
on East Drake Road, approximately 55 — 75 feet back from the intersection.
4. Request for Modification — Section 3.2.2(K)(1)(a) — Parking Spaces for Multi -
Family Dwellings:
A. The Standard At Issue
Section 3.2.2(K)(1)(a) reads as follows:
(a) Attached Dwellings: For each two-family and multi -family dwelling there shall be
parking spaces provided as indicated by the following table:
Number of Bedrooms/Dwelling
Unit
Parking Spaces Per Dwelling Unit*
One or less
1.5
Two
1.75
Three
2.0
Four and above
2.5
* Spaces that are located in detached residential garages (but not including parking
structures) or in attached residential garages, which attached garages do not provide
direct entry into an individual dwelling unit, may be credited toward the minimum
requirements contained herein only if such spaces are made available to dwelling unit
occupants at no additional rental or purchase cost (beyond the dwelling unit rental rate
or purchase price).
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Spring Creek Farms North Second Filing, P.D.P. Staff Report May 29 2012
As mentioned, to the extent feasible, dwellings face the public streets. In the case of
Building 1.1, the building is oriented to Loop North Drive, a street -like private drive. In
general, the majority of the project faces outward with fronts of buildings on streets and
parking lots are located to the sides and rears of buildings.
M. Section 3.6.2(L) — Street -Like Private Drives
This section assists in providing parameters around when a street -like drive is allowed
and the design features of a street -like private drive. Section 3.6.2(L) states that, "a
street -like private drive shall be allowed as primary access to facing buildings or to
parcels internal to a larger, cohesive development plan, or for the purposes of meeting
other requirements for streets. Street -like private drives shall be designed to include
travel lanes, on -street parking, tree -lined border(s), detached sidewalk(s) and
crosswalks. Other features such as bikeways, landscaped medians, corner plazas and
pedestrian lighting may be provided to afford an appropriate alternative to a street in the
context of the development plan." As discussed, two street -like private drives, Loop
Drive and Entry Drive, are utilized to internally serve the project and both street -like
private drives satisfy the standard.
P. Section 3.6.4 — Transportation Level of Service
A Transportation Impact Study was submitted, reviewed and evaluated by the City's
Traffic Department. Access will be via a new street -like private drive that intersects with
South Timberline Road. Two additional access points will be gained via Loop South and
Loop North Drive that intersect with to Joseph Allen Drive.
As previously mentioned, South Timberline Road is designated as a six -lane arterial
street on the Fort Collins Master Street Plan. Currently, South Timberline Road has a
four -lane cross section. At the Drake/Timberline intersection, Timberline Road has dual
northbound left -turn lanes, a southbound left -turn lane, two through lanes in each
direction, and a northbound and southbound right -turn lane.
The Study makes the following conclusions:
• The key intersections will operate acceptably with the recommended
geometry.
• According to the Manual of Uniform Traffic Control Devices, a traffic signal
is not warranted at the East Drake Road and Joseph Allen Drive
intersection. Moreover, no new traffic signals or.signal modifications will
be required with the construction of the project.
• Multi -modal Level of Service Standards can be achieved.
• Overall, the project is feasible from a traffic engineering standpoint.
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Spring Creek Farms North Second Filing, P.D.P. Staff Report May 29. 2012
array of muted earth tones. The arrangement of these materials and color, in tandem
with the articulation and other complementing architectural accents, create interesting
buildings for the surrounding area.
N. Section 3.5.1(G) — Building Height Review
These standards require that buildings over 40 feet in height be analyzed to ensure
access to sunshine and protection from adverse impacts associated with shading. In
addition, the architecture and site design are to be within the context of the
neighborhood and to protect access to sunlight, preserve desirable views, protect
privacy and be compatible with the scale of the neighborhood.
(1.) Views and Neighborhood Scale
With regard to views, the new buildings do not substantially alter the opportunity for,
quality of, desirable views from public places, streets, and parks within the community.
In terms of neighborhood scale, Spring Creek Farms North Second Filing, with its three-
story buildings (maximum height of 45 feet with pitched roofs) becomes a logical
transition in land use intensity from east to west. In addition, the human scale is
respected with the orientation of all buildings to the adjoining public street.
(2.) Light and Shadow
The applicant has provided a shadow analysis. LUC Section 3.5.1(G)(1)(a)2. states that
adverse impacts include, but are not limited to, the casting of shadows on adjacent
property sufficient to preclude the functional use of solar energy technology, creating
glare such as reflecting sunlight or artificial lighting at night, contributing to the
accumulation of snow and ice during the winter on adjacent property, and the shading of
window or gardens for more than three months of the years.
The shadow analysis indicates that there is slight shadowing only on Joseph Allen Drive
and Charles Brockman Drive from buildings 1.1, 2.1, 2.5 and 3.4 during the 90 day
winter shadow. Staff concludes that shadows cast by these buildings would not have a
substantial adverse impact on the distribution of natural and artificial light on adjacent
private property for more than three months over and above that which is the present
condition.
O. Section 3.5.2(C) — Relationship of Dwellings to Streets and Parking
This standard requires that every front facade with a primary entrance shall face the
public street and be with 200 feet of a connecting walkway, to the extent reasonably
feasible. A connecting walkway, as defined in Article 5, 'means "any street sidewalk, or
any walkway that directly connects a main entrance of a building to the street sidewalk
without requiring pedestrians to walk across parking lots or driveways, around buildings
or around parking lot outlines which are not aligned to a logical route."
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Spring Creek Farms North Second Filing, P.D.P. Staff Report Mav 29, 2012
size distributed internally throughout the development site. Approximately 6 - 8 feet in
height, constructed of CMU with a masonry veneer exterior.
M. Section 3.5.1 — Building and Project Compatibility
(1.) Architectural Character
This standard requires that new projects be compatible with the established
architectural character and context of the general area. The standard also states that
where the architectural character is not definitively established, new projects should
establish an enhanced standard of quality.
For this location, the context is a mix of L-M-N and M-M-N residential densities and
vacant land with L-M-N zoning. Contextually speaking, the vacant L-M-N parcels to the
west, Parcel Al and A2 (18 acres combined), are anticipated to be residential in nature
with a mix of single family detached and single family attached (townhomes) with
sufficient densities to provide transition and compatibility with the Parkwood East
neighborhood to the west. As illustrated, the primary intent of the Spring Creek Farms
North O.D.P. was to place the more intense land uses closer to South Timberline Road
and then feather the density and transition moving west along East Drake Road.
In terms of architectural character, this P.D.P. sets an enhanced standard with a high
level of articulation and mix of exterior materials. Balconies add interest to the fagade
and rooflines provide appropriate variation on a larger, coordinated theme. Additionally,
all buildings contain architectural features, such as overhangs and entry features
providing both horizontal and vertical relief.
(2.) Building Size, Height, Bulk, Mass, Scale
The proposed buildings are similar in size, bulk, mass and scale to the existing Side Hill
Condominium buildings across South Timberline Road. The project does not abut any
existing single family neighborhoods, as the undeveloped, Low Density Mixed -Use
Neighborhood (L-M-N) zoned Parcel A, provides a buffer between the established
Parkwood East neighborhood to the east. In addition, the lengthier 36 unit buildings are
sub -divided into distinct expressions, defined by their articulation and recessed
components.
(3.) Building Materials and Color
This standard requires that building materials shall either be similar to the materials
already being used in the neighborhood or, if dissimilar materials are being proposed,
other characteristics such as scale, and proportions, form, architectural detailing, color,
texture shall be utilized to ensure compatibility.
The proposed buildings use a combination of stucco, masonry veneer and
cementedious board and batten siding as the primary exterior materials and feature an
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Spring Creek Farms North Second Filing, P.D.P. Staff Report May 29, 2012
H. Section 3.2.2(E) — Parking Lot Layout
The fundamental design is to relegate the parking to the interior and reserve the
perimeter for street -facing buildings. The mixed -use clubhouse is located directly on
Entry Drive, the primary street -like private drive connecting to South Timberline Road.
The interior sidewalks connect the buildings to the central common area.
Section 3.2.2(K)(1) - Parking
This standard requires projects to provide a minimum number of residential parking
spaces based on the number of bedrooms per dwelling unit. This standard also
stipulates that "spaces that are located in detached residential garages ... may be
credited toward the minimum requirements contained herein only if such spaces are
made available to dwelling unit occupants at no additional rental or purchase cost
(beyond the dwelling unit rental rate or purchase price)."
The project proposes 18 studio, 144 one -bedroom, 133 two -bedroom and 19 three -
bedroom units for a total of 485 bedrooms. The Land Use Code requires 1.5 parking
spaces for studio and one -bedroom units; 1.75 parking spaces for two bedroom units
and 2 parking spaces per three -bedroom unit. The project is required to provide 514
parking spaces total. The P.D.P. provides 407 standard vehicle parking spaces and 118
garage parking spaces for a total of 525 parking spaces, exceeding the minimum
parking requirements for vehicles by 11 spaces. The applicant has requested a
Modification of Standard regarding the ability to credit garages towards the minimum
parking requirements only if the garages are not at additional cost to residents (please
see Modification of Standards section below).
J. Section 3.2.2(K)(5) — Handicap Parking
The proposed site plan will satisfy this requirement in terms of the number of handicap
parking stalls, their location and configuration. The site plan shows 11 handicap spaces,
meeting the 2% of total automobile parking spaces requirement.
K. Section 3.2.4 — Site Lighting
The proposed site lighting generally complies with the requirements set forth in this
section of the LUC. Parking lot lighting will feature down -directional and sharp cut-off
fixtures. The public street lighting has been factored into the Lighting Plan to avoid
redundancy.
L. 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 7 enclosures, approximately 308 square feet in
Spring Creek Farms North Second Filing, P.D.P. Staff Report May 29, 2012
Water conservationtechniques and materials are incorporated into the Spring Creek
Farms North Second Filing P.D.P. landscape plan by the use of mostly drought tolerant
trees . and moderate water use plant materials where practical. An automatic,
underground irrigation system will be designed to address specific needs of different
plan species, soil conditions as well as the slope and aspect of the different hydrozones.
Regular and attentive maintenance is stipulated in the landscape notes. The project
meets the water conservation standards.
D. Section 3.2.1(E)(4) — Parking Lot Perimeter Landscaping
The project has been intentionally designed to place the parking lots internal to the
project so the dwellings the public streets. As a result, there is not standard "perimeter
parking" that this section would apply to.
E. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
Parking lot areas dedicated on the site plan are required to devote at least 6% of the
area of the parking lot to landscaped areas. There are no rows of parking that exceed
15 spaces. As illustrated on the landscape plan and compliance chart on page L-2,
proposed parking areas allocate greater than 6% to landscaped areas, including trees
within all of the parking area islands, and at the ends of parking aisles, when such areas
can physically accommodate a tree.
F. Section 3.2.2 — Access, Circulation and Parking
The access and circulation system provides one vehicular connection to Joseph Allen
Drive and one to South Timberline Road. The site is bounded by four public streets and
includes sidewalks with connecting walkways to building frontage. Internally, the site
features a tree lined street -like private drive, with 5 and 6 foot walkways providing
internal pedestrian circulation. Moreover, a 6 foot attached sidewalk with tightly spaced
ornamental trees line Entry Drive off of South Timberline Road. The project provides a
raised entry with scored concrete at the internal intersection of Loop Drive East and
Entry Drive providing an enhanced crosswalk. A 12 foot by 18 foot concrete pad is
included directly adjacent to the curb on East Drake Road for a future Transfort bus
shelter. Additionally, a pedestrian easement will be provided for a future bumpout.
G. Section 3.2.2(C)(4) — Bicycle Facilities
This section requires bicycle parking spaces equal to 5 percent of the total number of
automobile parking spaces provided by the development. As proposed, the project
includes 536 vehicular parking spaces. The project provides 52 exterior bicycle parking
spaces via 9 "u-shaped" racks distributed throughout the development in convenient
and logical locations, exceeding the,5 percent minimum requirement.
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Spring Creek Farms North Second Filing P.D.P. Staff Report May 29, 2012
This standard requires colors of non -masonry materials shall be varied from structure to
structure to differentiate between buildings and provide variety and individuality. Colors
and materials shall be integrated to visually reduce the scale of the buildings by
contrasting trim, by contrasting shades or by distinguishing one section or architectural
element from another.
In terms of non -masonry material colors, the P.D.P. provides a range of appropriate,
earth tone colors for the cementedious board and batten siding and stucco. The color
expressions vary in terms of a cream siding on the 36 unit "traditional craftsman" to a
caramel stucco on the prairie craftsman to a muted sage features on the smaller 12 unit
"rustic" building. Light colored trim work highlights the horizontal nature and theme of
the "prairie craftsman".
3. Compliance with Article Three General Development Standards:
The following General Development Standards are applicable to Spring Creek Farms
North Second Filing P.D.P.
A. Section 3.2.1 — Landscaping and Tree Protection
Street trees are provided at 40 feet on center in the 10 foot parkway strip along East
Drake Road, Joseph Allen Drive and Charles Brockman Drive. Existing water utilities
preclude street trees in the parkway along South Timberline Road, however a number
of large canopy trees are placed between the sidewalk and buildings to provide some
relief. The wishbone -shaped internal walkway spine is landscaped to frame the
walkways. The stormwater detention pond in the southeast corner is well landscaped
with both deciduous and coniferous trees. Foundation shrubs are included for each
building. In general, the proposed landscaping is appropriate for scope of the project
and satisfies the applicable LUC standards.
B. Section 3.2.1(D)(3) — Minimum Species Diversity
This standard, as it applies to this project, requires that no one species of tree
(deciduous or evergreen) will exceed the allowable 15% of the total number of trees on
the landscape plan. While the proposed landscape plan does not provide specific
details regarding plant quantities in the plant schedule, nor call out specific species
location on the landscape plan, the plan provides a note specifying that no more than
15% of the total number of trees provided will be of the same species. At time of final
landscape plan submittal, the applicant intends to provide specific documentation
regarding plant quantities as well as label all plant species locations on the landscape
plan.
C. Section 3.2.1(E)(3) — Water Conservation Standards
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Spring Creek Farms North Second Filing, P.D.P. Staff Report May 29, 2012
earth tone color palate. The eye is drawn to the windows, assisting in highlighting the
vertical line of the structure.
The 24 unit buildings have a prairie style horizontal architecture including punched
windows and a more solidified balcony expression. The contiguous roof massing and
single eave line create a more singular building appearance. The prairie style and
horizontality is strengthened with the inclusion of a masonry veneer plinth that
effectively negotiates between the structure and ground.
The larger, 36 unit "traditional craftsman" building features a more segmented roof
massing, punctuating the roof into four sectors. In contrast to the "prairie craftsman"
buildings, the eaves on the 36 unit "traditional craftsman" building are a more staccato
in nature. The building reads as four separate masses, vertically, and the bay windows
assist in solidifying this expression.
Section 4.6(E)(3)(c) - Variation of Color
This standard requires each multi -family building to feature a palette of muted colors,
earth tone colors, natural colors found in surrounding landscape or colors consistent
with the adjacent neighborhood. Developments containing more than 56 dwelling units
are required to provide 3 distinct color schemes, with no more than 2 similarly colored
structures placed next to each other along a street or major walkway spine.
The P.D.P. complies with the variation of color standard by providing two earth tone
color schemes for both the "prairie craftsman" style (24 unit buildings) building and the
"traditional craftsman" (36 unit) buildings. The 12 unit "rustic" building keeps with the
architectural theme with a slightly darker, muted earth tone color palate that primarily
features a sage cementedious board and batten siding.
J. Section 4.6(E)(3)(f) - Facades and Walls
This standard requires that each multi -family building to be articulated with projections,
recesses, covered doorways, balconies, covered box or bay windows, dividing large
facades and walls into human -scaled proportions similar in order to prevent repetitive,
undifferentiated wall planes.
The Spring Creek Farms North Second Filing P.D.P. satisfies the standard by providing
adequate articulation while adding interest to each fagade through the different balcony
expressions. Although the "traditional craftsman". (e.g. Building 3.1) is long at over 215
feet in length, its length is mitigated by the emphasis on the vertically via recesses and
projections that create defined shadow lines. All buildings contain sufficient architectural
features, such as balconies, overhangs and entry features creating both horizontal and
vertical relief.
K. Section 4.6(E)(3)(g) - Colors and Materials
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Spring Creek Farms North Second Filing, P.D.P. Staff Report May 29, 2012
This standard requires that 40% of each block side or 50% of the total of all block sides
must consist of building frontage, plazas or other functional open space.
For Block 1, there are 584 feet along East Drake Road, 726 feet along South Timberline
Road, 245 feet along Entry Drive, 469 feet along Loop East Drive, 341 feet along Loop
South Drive and 241 feet along Joseph Allen Drive for a total block length of 2,606 feet.
Building and garage frontage combined with the detention pond open space provides
for 1,718 feet or 65% total Block 1 sides, meeting the 50% minimum requirement.
For Block 2, there is 455 feet along South Timberline Road, 608 feet along Charles
Brockman Drive, 281 feet along Joseph Allen Drive, 363 feet along Loop North Drive,
661 feet along Loop East Drive and 344 feet along Loop South Drive for a total block
length of 2,034 feet. Building and garage frontage combined provides for 1,109 feet or
52% total Block 2 sides, meeting the 50% minimum requirement.
For Block 3, there is 686 feet along Joseph Allen Drive, 343 feet along Loop North
Drive, 661 feet along Loop East Drive and 241 feet along Entry Drive for a total block
length of 2,034 feet. Building, garage frontage and functional open space combined
provides for 1,077 feet or 53% total Block 3 sides, meeting the 50% minimum
requirement. .
Spring Creek Farms North P.D.P. satisfies the required minimum of 50% of the total of
all block sides to feature building frontage, plazas or functional open space as described
above.
G. Section 4.6(E)(1)(d) — Building Height
This standard requires that all buildings limited to a maximum of three stories. The
P.D.P. features 12 three-story buildings with a maximum height of 46 feet, thus
complying with the standard.
H. Section 4.6(E)(3)(b) - Variation Among Repeated Buildings
This standard requires developments containing more than 7 buildings (excluding
clubhouses/ leasing offices) to provide 3 distinctly different building designs and no
more than 2 similar buildings placed next to each other along a street, street -like private
drive or major walkway spine.
The project meets this standard by providing a smaller, square shaped, 90-by-75 foot
building, such as Building 1.1; a medium sized, 153-by-76 foot building, such as
Building 2.1 and a larger, 216-by-75 foot building such as Building 3.2. No more than
two of each type are located next to each other.
The smaller, 12 unit "rustic" building features stick framed open balconies, open gable
roofs and heavier textured materials and is complemented by slightly darker, muted
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Spring Creek Farms North Second Filing, P.D.P. Staff Report May 29, 2012
D. Section 4.6(D)(3) — Access to a Park, Central Feature or Gathering Place
The Spring Creek Farms North Overall Development Plan calls out a 1 acre park on the
west side of Joseph Allen Drive. This 1 acre park was recently submitted and under
review by the City. Once the 1 acre private park is built, 90 percent of the project's
dwellings will be located within '/ mile of a private park, central feature or gathering
place. As proposed, The park will be open to the public and accessible to all by means
of sidewalks, ramps and striping. Access from Spring Creek Farms North 2nd Filing
project to and through the park will be provided at convenient and safe locations.
E. Section 4.6(E)(1)(a), (b) — Block Structure and Size
These two closely related standards require development in the M-M-N zone to feature
a series of blocks, made up of public streets, private streets or street -like private drives,
no more than 7 acres in size. Spring Creek Farms North P.D.P. features 2.67 acres of
street -like private drives (Loop Street and Entry Drive), assisting in satisfying this
standard. There are 3 potential "blocks" within the development plan, each defined by
the following features:
• Block 1: This block is the largest block and is 4.79 acres in size. It is bounded
East Drake Road, South Timberline Road, Entry Drive, Loop East Drive and
Loop South Drive. This block contains residential buildings 2.5, 2.4, 3.3, 3.2 in
addition to garages 8 — 12.
• Block 2: This block is 4.095 acres in size and contains residential buildings 2.3,
3.1, 2.2, 2.1 in addition to garages 1 — 7. It is bounded by public streets, South
Timberline Road, Joseph Allen Drive, Charles Brockman Drive to the east, west
and north (respectively) and by two street -like private drives, Loop North Drive
and Entry Drive to the south.
• Block 3: This block is on the east side of Joseph Allen Drive and is 4.46 acres in
size. Block 3 contains the mixed -use welcome center and club house, Buildings
1.1, 3.4, 3.5 and garages 13 — 15. The block is bounded by Joseph Allen Drive
(public street) to the west, Loop North Drive to the north, Loop East Drive to the
east and Loop South Drive to the south (all street -like private drives).
Land Use Code Section 3.6.2(L) pertaining to private drives and street -like private
drives notes that, "street -like private drives may be used in conjunction with other
standards, such as block configuration, orientation to connecting walkways, build -to -
lines, or street pattern and connectivity." Given the utilization of a street -like private
drive, the P.D.P. complies with the block size and structure standards.
F. Section 4.6(E)(1)(c) — Minimum Building Frontage
4
Spring Creek Farms North Second Filing, P.D.P. Staff Report May 29, 2012
The site is presently vacant, never being part of a site specific development project. The
property was annexed in November 1997 as part of the Timberline Annexation and was
originally zoned T — Transition. A request to amend the Structure Plan and rezone the
property to L-M-N, M-M-N, and E was approved on 2nd reading by City Council on
January 16, 2001. The parcel is part of the 55 acre Spring Creek Farms North Overall
Development Plan (O.D.P.), first approved in February of 2001. In 2004, there was a
minor amendment that added a plan note to M-M-N portion of the O.D.P. allowing
additional permitted M-M-N uses. The 2004 minor amendment also removed the plan
note showing a potential bicycle and pedestrian connection across the railroad. In April
2011, the L-M-N portion of the O.D.P. (to the west of the subject parcel) was amended
to allow all Low Density Mixed -Use Neighborhood Zone District (L-M-N) uses. The
previously O.D.P. (2001) specifically called out single family residential: attached and
detached, as well as two family dwellings as the L-M-N uses for the adjacent Parcel A.
The Spring Creek Farms North Overall Development Plan is attached.
2. Compliance with Article Four, Medium Density Mixed -Use Neighborhood
(M-M-N) Zone District Standards:
A. Section 4.6(B)(2)(a) - Permitted Uses
As previously mentioned, multi -family dwellings are a permitted use in the M-M-N zone,
subject to Administrative Review and Public Hearing.
B. Section 4.6(D)(1) — Density
Spring Creek Farms North Second Filing P.D.P. proposes 314 dwelling units located on
approximately 16 acres of land for a density of 19.6 dwelling units per net acre. This
density satisfies the Land Use Code requirement of a minimum average density of 7
dwelling units per acre for 20 acre or less projects. The M-M-N zone district does not
have maximum density requirements, only minimum density requirements.
C. Section 4.6(D)(2) — Mix of Housing Types
To the extent reasonably feasible, based on the project size, the Land Use Code
requires two housing types on projects 16 acres and larger. As proposed, the P.D.P. is
comprised of two housing types: multi -family and mixed -use. The Land Use Code, in
Section 5.2.1, defines Mixed -Use as:
"Mixed use shall mean the development of a lot, tract or parcel of land, building
or structure with two (2) or more different uses including, but not limited to,
residential, office, retail, public uses, personal service or entertainment uses,
designed, planned and constructed as a unit."
The development plan, although primarily comprised of multifamily dwellings, does
comply with this standard due to the two dwelling units located on the north end of the
welcome center and clubhouse building, qualifying the building as mixed -use.
K
Spring Creek Farms North Second Filing, P.D.P. Staff Report May 29, 2012
northwest intersection of a 4 lane arterial street (East Drake Road) and a major 6 lane
arterial (South Timberline Road). The proposed land use, multi -family, is permitted in
the M-M-N zone district subject to an Administrative Review (Type 1) and Public
Hearing. The Land Use Code states the purpose of the M-M-N District as follows:
"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 (LUC 4.6(A))."
This project complies with the purpose of the M-M-N District as it provides a
concentrated housing development in an area that is part of the larger Spring Creek
Farms North Overall Development Plan. The project provides a transition to the
surrounding Low Density Mixed -Use Neighborhood (L-M-N) District. Spring Creek
Farms North P.D.P. supports and implements City Plan policies by increasing density
within an identified Activity Center (City Plan, Figure LIV 1) as well as providing multi-
family housing well served by public transportation in close proximity to shopping,
services and amenities. In addition, with the extensions of Joseph Allen Drive as a
public street, Spring Creek Farms North Second Filing contributes to building a more
complete street network.
Overall, the Project Development Plan generally complies with the applicable standards
of the M-M-N zone district and the applicable General Development Standards of the
Land Use Code. A Modification of Standard to Section 3.2.1(K)(1)(a) regarding the use
of counting garages toward multi -family parking space requirements was requested and
found to be justified by the criteria of Section 2.8.2(H)(1) of the Land Use Code.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: M-M-N, E;
Existing Police Services Building, vacant E parcel
S: R-L;
Existing single-family residential neighborhood
E: M-M-N;
Existing Side Hill Filing Two development with multi -family
W: L-M-N
Undeveloped parcel with railroad tracks to the west
2
PROJECT: Spring Creek Farms North Second Filing,
Project Development Plan, #120004
APPLICANT: McWhinney, LLC
c/o Wendi Birchler
Norris Design, Inc.
1101 Bannock Street
Denver, CO 80204
OWNER: McWhinney, LLC
2725 Rocky Mountain Avenue, Suite 200
Loveland, CO 80538
PROJECT DESCRIPTION:
This is a request for a 3 story multi -family project consisting of 314 dwelling units
distributed amongst 12 buildings on 16 acres located on the northwest corner of South
Timberline Road and East Drake Road. The parcel is located in the Medium Density
Mixed Use (M-M-N) zone district and also identified as Parcel 61 of the Spring Creek
Farms North Amended Overall Development Plan.
The 314 dwelling units would be distributed among twelve buildings and include a mix of .
studio, one, two, and three -bedroom units, and would be divided in the following
manner: 18 studio (6%); 144 one -bedroom (46%); 133 two -bedroom (42%) and 19
three -bedroom (6%) for a total of 485 bedrooms leased by the unit rather than
individually. There would be 536 on -site parking spaces. In addition, 52 exterior bicycle
parking spaces are proposed. The project takes access off of South Timberline Road as
well as Joseph Allen Drive. The project includes amenities such as a pool, fitness
center, outdoor yoga room and community and kitchen gardens.
RECOMMENDATION: Approval of the Project Development Plan and Modification
EXECUTIVE SUMMARY:
Spring Creek Farms North Second Filing Project Development Plan is a multifamily
residential development in a City Plan recognized "activity center' located at the