HomeMy WebLinkAboutPRESIDIO APARTMENTS - PDP - 25-09 - REPORTS - RECOMMENDATION/REPORTPresidio Apartments P.D.P., #25-09
September 17, 2009 P & Z Hearing
Page 15
G. Two neighborhood meetings were held in October and December of 2008.
There is opposition to the project based on traffic, neighborhood
compatibility and occupancy by tenants versus owners.
RECOMMENDATION:
Staff recommends approval of the Modification of Standard to Section
3.5.2(C)(1)(2). Staff also recommends approval of Presidio Apartments P.D.P.,
#25-09.
Presidio Apartments P.D.P., #25-09
September 17, 2009 P & Z Hearing
Page 14
The three story buildings are an abrupt transition to single
family homes. The buildings are too big and incompatible
with Observatory Village and Morningside Townhomes.
Tenants of rental housing are not long term residents of the
neighborhood and will not be vested in maintaining the
quality of the neighborhood.
In response, the Transportation Impact Study indicates that while traffic will
increase, the surrounding streets can accommodate the expected trip generation
and comply with levels of service standards. And, between the two meetings, the
applicant improved the architecture of the buildings but did not decrease the
number of units or lower the height. Finally, the Land Use Code is silent on
whether dwelling unit occupancy is by a tenant or an owner.
8. Findings of Fact/Conclusion:
A. The P.D.P. is located within the Harmony Corridor Plan and complies with
the applicable Harmony Corridor Plan standards.
C. The P.D.P. complies with the Harmony Corridor zone district standards for
land use, site design, height, density, mix of housing and access to a
central feature.
D. The P.D.P. complies with the applicable General Development Standards
with one exception.
E. A Modification of Standard is required for Section 3.5.2(C)(1)(2) to allow
Buildings 7,8,9 and 10 to have entrances that do not face the street and
for Building 8 to have two entrances that are slightly further than 200 feet
from the sidewalk along Lady Moon Drive.
F. This Modification complies with the criteria of Section 2.8.2(H) in that:
(1.) The granting of the Modification would not be detrimental to the
public good.
(2.) The P.D.P., as proposed, will not diverge from the standards of the
Land Use Code except in a nominal, inconsequential way when
considered from the perspective of the entire development plan,
and will continue to advance the Purpose Statement of the Land
Use Code as contained in Section 1.2.2.
Presidio Apartments P.D.P., #25-09
September 17, 2009 P & Z Hearing
Page 13
(4). At maturity, the berms and massing of the plant material along Lady
Moon Drive will create an effective screen and present an attractive
streetscape for the entire neighborhood.
(5.) Where buildings face residential, east and south, there are
entrances and direct connecting walkways out to the street. This
orientation will reinforce Rock Creek Drive as a neighborhood
street. For buildings 7,8,9 and 10, however, these face primary
uses in the Harmony Corridor district where there is less of a
burden to contribute to the neighborhood development pattern.
E. Staff Recommendation:
Staff finds that the purpose of the standard is to discourage multi -family
development from becoming an enclosed, inwardly -focused apartment
complex surrounded by surface parking and garages. Instead, the
standard requires multi -family buildings to be integrated into the public
street pattern by providing street -fronting buildings in the traditional
manner of homes along neighborhood streets.
Staff finds that Presidio Apartments accomplishes this vision and
reinforces the system of streets and blocks. Staff, therefore finds that:
The granting of the Modification would not be detrimental to
the public good.
The P.D.P., as proposed, will not diverge from the standards
of the Land Use Code 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 purpose statement of the Land Use Code.
7. Neighborhood Meetings:
Two neighborhood information meetings were held on October 27, 2008 and
December 16, 2008. There is opposition to the project based on the following:
• Introducing new traffic into the neighborhood will have a
negative impact.
Presidio Apartments P.D.P., #25-09
September 17, 2009 P & Z Hearing
Page 12
primary uses. Enhanced landscaping will contribute to the effectiveness
of transitioning from Harmony Corridor primary uses on the north side of
Rock Creek Drive to L-M-N uses on the south side of Rock Creek Drive.
In addition, with regard to the west -facing Buildings 7,8 and 9, attendees
at the neighborhood meetings emphasized the desire to mitigate the size
and height of the buildings with as much landscaping as possible. The
applicant has responded by placing earthen berms and a generous
amount of plant material between the public sidewalk and the buildings.
Additional landscaping is gained instead of providing six connecting
walkways allowing a variety of trees to be clustered for maximum
screening. This landscaping is in addition to the street trees and exceeds
the requirements of full -tree stocking.
Regarding the two entrances to Building Eight, the proposed distances
from the public sidewalk are found to be only slightly out of compliance
with the standard of 200 feet especially considering the mid -block location.
D. Staff Evaluation
The site planning for these four buildings considered the competing
objectives of providing entrances and walkways along the two public
streets versus providing berms landscaping in clusters to promote
neighborhood compatibility. While not necessarily mutually exclusive,
Staff finds that the design solution meets the overall purpose of the Land
Use Code for the following reasons:
(1.) The project benefits from the overall design of bringing all ten
buildings up to the street and placing all parking internal to the site.
There are no driveways or parking spaces located between the
buildings and the streets. All surface parking is screened from
public view. Such orientation is a fundamental aspect of City Plan.
(2.) All street -facing elevations are detailed and articulated. There are
no blank or uninteresting walls facing the streets.
(3.) The internal network of walkways is generous. Walkways link all
buildings to the central green, clubhouse and pool as well as out to
all four streets. In total, there are 14 walkway connections to the
four public sidewalks spread out over 13.5 acres.
Presidio Apartments P.D.P., #25-09
September 17, 2009 P & Z Hearing
Page 11
Section 3.5.2(C) Relationship of Dwellings to Streets and Parking.
(1) Orientation to a Connecting Walkway. Every front facade with a primary
entrance to a dwelling unit shall face the adjacent street to the
extent reasonably feasible. Every front facade with a primary
entrance to a dwelling unit shall face a connecting walkway with
no primary entrance more than two hundred (200) feet from a
street sidewalk.
(2) Street -Facing Facades. Every building containing four (4) or more dwelling
units shall have at least one (1) building entry or doorway facing
any adjacent street that is smaller than a full arterial or has on -
street parking.
B. Description of Modification:
Regarding Orientation to a Connecting Walkway, Building Eight, fronting
on Lady Moon Drive, has two entrances that are greater than 200 feet
from the public sidewalks. The north entrance is 240 feet from Precision
Drive. The south entrance is 260 feet from Rock Creek Drive.
Regarding Street -Facing Facades, Buildings 7, 8, 9 and 10 all have
entrances that face the internal parking lot versus the adjacent public
street.
C. Applicant's Justification:
Buildings 7,8 and 9 face west onto Harmony Technology Park Third Filing
which is zoned H-C and designated for primary uses. For example, this
filing includes Custom Blending, a light manufacturing operation
containing 35,000 square feet, with a potential expansion up to 50,000
square feet, on three acres. This type of facility is typical of the land uses
that are expected on the remaining three lots located directly across Lady
Moon Drive.
Similarly, Building 10 faces north onto Harmony Technology Park O.D.P.
Parcel I which is zoned H-C and designated for primary uses on 11.7
acres.
The applicant contends that from an urban design perspective, the land
area between the street and these four buildings would benefit from as
much landscaping as possible in order to mitigate the impacts of facing
Presidio Apartments P.D.P., #25-09
September 17, 2009 P & Z Hearing
Page 10
As mentioned previously in this report, the site is located in the H-C zone
but adjoins the L-M-N zone to the south.
Presidio, with its three-story buildings (33 feet in eave height with pitched
roofs) becomes a logical transition in land use intensity from north to south
between Harmony Road and Rock Creek Drive. In addition, the human
scale is respected with the orientation of all buildings to the adjoining
public street.
J. Section 3.6.4 — Transportation Level of Service Requirements
The Transportation Impact Study has been reviewed and evaluated by the Traffic
Operations and Transportation Planning Departments. Primary access will be
via a new private drive that intersects with Precision Drive. Secondary access is
gained via a drive that intersects with Rock Creek Drive.
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.
Currently, and in the short range future (2014), the key intersections will operate
acceptably with the recommended geometry. (The short range projections
include an increase in the background traffic and trip generation from existing
vacant parcels.) None of the stop sign controlled intersections are expected to
meet peak hour signal warrants.
Acceptable level of service is achieved for pedestrian, bicycle and transit modes
are attained.
The project will be required to construct Precision Drive to the north along with all
public sidewalks along existing public streets.
6. Modification of Standard to Section 3.5.2(C)(1)(2) — Relationship of
Dwellings to Streets and Parking:
A. The standard at issue:
Presidio Apartments P.D.P., #25-09
September 17, 2009 P & Z Hearing
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Views:
Presently there are desirable views to the southwest from the four
westerly buildings in Morningside Village. The Presidio detention pond
creates a view corridor at the intersection of Rock Creek Drive that will
benefit two of the buildings. The other two buildings will have their view
impacted yet these views would be impacted by buildings that do not
exceed 40 feet in height. Furthermore, the proposed use was a primary
use, then buildings could be six stories. There are no views from public
property that are impacted.
Light and Shadow.
Buildings Two is setback from Cinquefoil Lane by 19 to 25 feet and
Building Three is setback by 34 to 40 feet. The two Morningside buildings
are setback 15 feet. Combined with the 69 feet of right-of-way for
Cinquefoil Lane, the total separation between buildings ranges from 103 to
124 feet. The two Presidio buildings do not have a substantial adverse
impact on the distribution of natural and artificial light on adjacent private
property in that:
The buildings do not cast shadows that would preclude the
functional use of solar technology;
The buildings do not create glare such as reflecting sunlight
or artificial lighting at night;
• The buildings do not contribute to the accumulation of snow
and ice on the adjacent property;
The buildings do not shade the windows or gardens for more
than three months out of the year.
Privacy.
As mentioned, the distance between proposed Buildings Two and Three
along Cinquefoil Lane and the buildings in Morningside Village ranges
from 103 to 124 feet. This separation avoids infringement on privacy.
Neighborhood Scale:
Presidio Apartments P.D.P., #25-09
September 17, 2009 P & Z Hearing
Page 8
Finally, the buildings are residential in character with low profile pitched
roofs and attractive exterior materials. Buildings feature a combination of
masonry and lap siding. Colors will be earth -tone. A distinctive entrance,
with an accent roof, help break up the horizontal plane. The architectural
character, building size, materials and color are appropriate and fulfill the
transitional function of a secondary use in the Harmony Corridor district.
I. Section 3.2.3(C)(D) — Access to Sunshine and 3.5.1(G) — Special
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.
Ten buildings are three -stories in height and feature two distinctive roof
lines. The buildings have an,eave/fascia height of 33 feet above grade.
The highest ridge on any building is 42.5 feet above grade. All roofs are
sloped at 5/12 pitch. There are no flat roofs and no rooftop mechanical
equipment.
Access to Sunshine:
All buildings, except the clubhouse, slightly exceed 40 feet at the top of
the ridgeline. Only buildings Two and Three, along Cinquefoil Lane, cast
a shadow onto private property on the east side of the street at 3:00 p.m.
on December 215t. This shadow line extends slightly onto Morningside
Village in two locations ranging from 10 to 15 feet behind the sidewalk
impacting the yards but no buildings.
Shading.
The analysis also reveals that neither the buildings nor garages of
Presidio Apartments will cast a shadow greater than a shadow that would
be cast by a 25-foot hypothetical wall located along the property line
between the hours of 9:00 a.m. and 3:00 p.m. on December 21st
Presidio Apartments P.D.P., #25-09
September 17, 2009 P & Z Hearing
Page 7
zone. At full build -out, this project will consist of 298 units on 33
gross acres for a density of 9.00 dwelling units per acre.
Along Cinquefoil Lane, in Morningside, there are two eight-plexes
that face the street and two six-plexes that side on to the street.
The buildings are two-story with pitched roofs achieve a height
ranging from 25 to 34 feet.
• To the south are two vacant parcels within Observatory Village
zoned L-M-N. Parcel A is five acres and reserved as the
neighborhood center. Parcel B is 6.78 acres and anticipated to be
single family attached (townhomes) with sufficient density (7.5 — 8.0
dwelling units per net acre) to bring the overall Observatory Village
project up to the required 5.00 dwelling units per net acre.
• To the west is Lot 4 of Harmony Technology Park, Third Filing and
a regional stormwater detention pond. This area is zoned H-C and
vacant but designated on the O.D.P. as primary use. (Custom
Blending is part of this filing located on Lot 2, to the west.)
To the north is Parcel I of the O.D.P. This area is zoned H-C,
vacant and designated as primary use.
As can be seen, the context is mixed with Rock Creek Drive (collector
street with parking on 76 feet of r.o.w.) the dividing line between H-C and
L-M-N zoning. The primary intent of the Harmony Technology O.D.P. was
to place the more intense land uses closer to Harmony Road and then
transition to the south with secondary uses. South of Rock Creek Drive,
one-half mile south of Harmony Road, the character of the area is
distinctly residential.
Presidio Apartments fulfills the transition function. For example,
residential buildings in the H-C are capped at three stories in height. A
primary use, however, could be as high as six stories.
Another contributing factor to neighborhood compatibility is the location of
the stormwater detention pond at the northwest corner of Rock Creek
Drive and Cinquefoil Lane. This allows for open space instead of
buildings to directly face the two neighborhoods at the intersection. As
proposed, only two buildings front on Rock Creek Drive and only two front
on Cinquefoil Lane.
Presidio Apartments P.D.P., #25-09
September 17, 2009 P & Z Hearing
Page 6
D. Section 3.2.2(B) — Access Circulation and Parking
The access and circulation system provides one vehicular connection to
Rock Creek Drive and one to Precision Drive. There are internal
walkways out to all four perimeter streets. The eight mixed -use dwellings
(live -work units) are located along the south elevation of Rock Creek Drive
for visibility and connected to the public sidewalk with walkways.
E. 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 leasing office and
clubhouse are located directly on the primary driveway connecting to
Precision Drive. The interior sidewalks connect the buildings to the central
common area.
F. Section 3.2.2(K) (1) (2) — Parking — Minimum Number of Spaces
There are 120 two -bedroom units and 120 one -bedroom units which
require 1.75 and 1.5 spaces per unit respectively for a total requirement of
390 spaces. The project provides 436 spaces which exceeds the required
minimum. This total assigns the residential required minimum parking to
the eight mixed -use dwelling units. Bike racks for eight bicycles per
building will be provided for a total of 88.
G. Section 3.2.4 — Site Lighting
Parking lot lighting will feature down -directional and sharp cut-off fixtures.
There are no foot-candles that exceed the maximum allowable. The
public street lighting has been factored into the Lighting Plan to avoid
redundancy.
H. Section 3.5.1(B)(C)(E)(F) — Building Project and Compatibility
This standard is designed to ensure compatibility of new buildings with the
surrounding context. For this location, the context is a mix of residential
densities and vacant land with H-C and L-M-N zoning. The surrounding
context is further described as follows:
To the east are the Morningstar (Brookfield) Townhomes. These
are two story buildings with mix of four, six and eight-plexes. This
project was approved as a secondary use in the Harmony Corridor
Presidio Apartments P.D.P., #25-09
September 17, 2009 P & Z Hearing
Page 5
The project includes a pool and a 4,500 square foot clubhouse which is
centrally located on 35,960 square feet (.82 acre). The site is also located
slightly more than one -quarter mile from a the future Southeast
Community Park located on 54 acres between Fossil Ridge High School
and Kechter Road. Joint development with Poudre School District to date
includes water storage, irrigation, one ball field and two tennis courts.
This park is scheduled to be completed in 2014 at the earliest.
5. Compliance with Harmony Technology Park Overall Development Plan:
As mentioned, the site is 13.5 acres designated as Tract J of the 270-acre
Harmony Technology O.D.P., Third Amendment which was approved in April of
2008. The O.D.P. indicates that this parcel is for secondary uses, multi -family,
with an estimated 240 dwelling units with a density of 18 dwelling units per acre.
Presidio Apartments P.D.P complies with the O.D.P.
6. Compliance with Applicable General Development Standards:
A. Section 3.2.1(C)(D) — Landscaping and Tree Protection
The P.D.P. provides full tree stocking around all buildings. Street trees
are provided along all four public streets. Foundation shrubs are provided
around all buildings. The stormwater detention, at the corner of Rock
Creek Drive and Cinquefoil Lane, will be highly visible and will feature a
double row of street trees along each street.
B. Section 3.2.1(E)(4)(a) — Parking Lot Perimeter Landscaping
The parking consists of both surface and garage spaces, and is located
internal to site and screened from public view by buildings.
C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
The project has 188 surface parking spaces which requires a minimum of
10% interior landscaping in the form of islands. The parking lot is
landscaped in a manner that exceeds the required minimum.
Presidio Apartments P.D.P., #25-09
September 17, 2009 P & Z Hearing
Page 4
B. Section 4.21(E)(2)(a) — Site Design
This standard requires that, in the case of multiple ownership, to the
extent reasonably feasible, an applicant shall enter into cooperative
agreements with adjacent property owners to create a comprehensive
development plan that establishes an integrated pattern of streets, outdoor
spaces, building styles and uses.
In compliance with this standard, the parcel is surrounded by public
streets that conform to the approved O.D.P. Connectivity is gained on all
four sides by the public sidewalks.
C. Section 4.21(D)(3)(a) — Maximum Height
This standard requires that Buildings Five and Six, which contain the
mixed -use dwellings (live -work units), shall not exceed six stories and that
all other buildings not exceed three stories. All proposed buildings are
three stories in height except of the clubhouse which is two stories.
D. Section 4.21(D)(4) — Density
This standard requires that the project shall have an overall average
density of no less than seven dwelling units per net acre. The project has
a density of 17.7 dwelling units per net acre which complies with the
standard. There is no maximum density.
E. Section 4.21(D)(5) — Mix of Housing Types
This standard requires that there be a minimum of two housing types on
any residential project that is between 10 and 30 acres. The project
provides multi -family and mixed -use dwellings to comply with the
standard. The eight mixed -use dwellings are on the first floor in Buildings
5 and 6 facing Rock Creek Drive.
F. Section 4.21(D)(6) — Access to Park, Central Feature or Gathering
Place
This standard requires that 90% of all the dwelling units be within 1,320
feet (one -quarter mile) of a neighborhood park, a privately owned park or
central feature or gathering place that is located within the project or within
adjacent development.
Presidio Apartments P.D.P., #25-09
September 17, 2009 P & Z Hearing
Page 3
2. Harmony Corridor Plan:
As mentioned, the site is located within the Harmony Corridor Plan and within a
specifically defined area designated as "Basic Industrial Non -retail Employment
Activity Center." Multi -family and mixed use dwelling units are permitted,
secondary uses as per the H.C.P. The project is surrounded by public streets
and is fully integrated and designed to function in coordination with the Harmony
Corridor district.
3. Compliance with Harmony Corridor Plan Standards:
Since the project does not front on Harmony Road, nor located in shopping
center, there are very few applicable Harmony Corridor Plan Standards. In
addition, there are very few applicable Harmony Corridor Plan standards (1995)
that remain valid that have not been superseded by the Land Use Code (1997).
Compliance with the applicable remaining standard is as follows:
Land Use and Locational Standards and Guidelines: Secondary and
supporting uses will also be permitted in the Basic Industrial Non -retail
Employment Activity Center, but shall occupy no more than 25% of the
total gross area of the Office, (or Business) Park, Overall Development
Plan or Planned Unit Development, as applicable. Multi -family shall mean
attached single family, 2-family or multi -family dwellings.
As mentioned, Presidio Apartments is located on Tract J of the 270-acre
Harmony Technology Park O.D.P. Tract J is 13.5 acres and represents only 5%
of the O.D.P. which was approved with 25% (67.5 acres) of secondary uses.
4. Compliance with Harmony Corridor Zone District Standards:
A. Land Use
Mixed -use dwellings are permitted subject to administrative review. Multi-
family dwellings are permitted subject to Planning and Zoning Board review.
Further, multi -family dwellings are defined as a secondary use subject to not
occupying more than 25% of the development plan. (When a development
application contains both Type One and Type Two uses, it will be processed as a
Type Two review.)
Presidio Apartments P.D.P., #25-09
September 17, 2009 P & Z Hearing
Page 2
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N: H-C; Vacant
S: L-M-N; Vacant (Willow Brook Parcel B)
E: H-C; Townhomes (Brookfield)
W:H-C; Vacant (Harmony Tech Park Third Filing and Custom Blending)
The site is presently vacant and has never been a part of a site specific project.
The parcel, however, is designated by the Harmony Corridor Plan as being part
of the Basic Industrial Non -retail Employment Activity Center.
The site is part of the 270-acre Harmony Technology Park Overall Development
Plan, Third Amendment. The following approvals have been granted:
Harmony Farm Annexation - 1984.
Harmony Technology Park O.D.P. (155 acres) — August, 1997.
Celestica P.D.P., - November, 1997.
• Brookfield Annexation — December, 1999.
Kendall -Harmony Annexation — June, 2000.
• Johnson -Harmony Annexation — July, 2000.
Harmony Tech. Park, First Amended O.D.P. (267 acres) —
September, 2000.
• Harmony Technology Park P.D.P. (61 acres) — May, 2001
• Brookfield P.D.P., November, 2001.
Harmony Technology Park, Second Amendment — May, 2004.
Harmony Technology Park, Third Amendment — April, 2008.
City Of i i EM NO
Fort Collins MEETING DATE 11 Oq
STAFF er( �
PLANNING & ZONING BOARD
PROJECT: Presidio Apartments P.D.P., #25-09
APPLICANT: Imago Enterprises and Milestone Development
c/o Kephart
2555 Walnut Street
Denver, CO 80205
OWNER: Imago Enterprises, Inc.
140 Palmer Drive
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request for 240 multi -family dwelling units divided among ten three-
story buildings, located on 13.6 acres. A 4,500 square foot two-story clubhouse
with pool is also included along with eight mixed -use dwelling units. The site is
located north of Rock Creek Drive, between Lady Moon Drive on the west and
Cinquefoil Lane on the East. The site is zoned H-C, Harmony Corridor. A
Modification of Standard to Section 3.5.2(C)(1)(2) — Relationship of Dwellings to
Streets and Parking / Orientation to a Connecting Walkway — is proposed for
Buildings 7, 8, 9 and 10.
RECOMMENDATION: Approval of the Modification of Standard and the P.D.P.
EXECUTIVE SUMMARY:
Multi -family and mixed -use dwelling units are permitted within the Basic Industrial
Non -Retail Employment Activity Center of the Harmony Corridor. The P.D.P.
complies with the applicable standards of the H.C.P. and the H-C zone. Further,
the P.D.P. complies with the applicable General Development Standards with
one exception. A Modification of Standard to Section 3.5.2(C)(1)(2) is
recommended to allow the two entrances on Building Eight building to be located
greater than 200 feet from a public sidewalk and to allow Buildings 7,8,9 and 10
to have entrances that do not face the street as a design consideration resulting
from neighborhood input.
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750