HomeMy WebLinkAboutFORT COLLINS SUPPORTIVE HOUSING - PDP - 08-07 - REPORTS - RECOMMENDATION/REPORTFort Collins Supportive Housing P.D.P., #8-07
May 17, 2007 P & Z Meeting
Page 14
because of the additional land area space gained by for separation from the nearest
residence to the southeast and additional land area for the Mail Creek buffer, the
plan is equal to or better than a plan that would otherwise comply with the standard.
7. In addition, Staff finds that the granting of the Modification to Section 3.5.2(D)(1)
would, without impairing the intent and purpose of this Land Use Code, substantially
alleviate an existing, defined and described problem of city-wide concern or would
result in a substantial benefit to the city by reason of the fact that the proposed
project would substantially address an important community need specifically and
expressly defined and described in the city's Comprehensive Plan or in an adopted
policy, ordinance or resolution of the City Council, and the strict application of such
a standard would render the project practically infeasible.
RECOMMENDATION:
Staff recommends:
1. Approval of the Request for Modification to Section 3.2.2(K)(1)(a).
2. Approval of the Request for Modification to Section 3.5.2(D)(1).
3. Approval of Fort Collins Supportive Housing P.D.P., #8-07, subject to the following
two conditions:
A. At the time of submittal for Final Compliance, the Landscape Plan shall
demonstrate compliance with Section 3.2.1(F) — Tree Protection and
Replacement in accordance with the specifications of the City Forester.
B. At the time of submittal for Final Compliance, the Lighting Plan shall
demonstrate compliance with Section 3.2.4 — Site Lighting and Section
3.5.1(J)(5) — Operational/Physical Compatibility Standards — Light
Intensity and Hours of Full Illumination.
Fort Collins Supportive Housing P.D.P., #8-07
May 17, 2007 P & Z Meeting
Page 13
RECOMMENDATION
FINDINGS OF FACT/CONCLUSIONS
In reviewing the request for Fort Collins Supportive Housing P.D.P., Staff
makes the following conclusions and findings of fact:
1. The land use, multi -family housing, is permitted in the Harmony Corridor zone
district subject to Planning and Zoning Board Review.
2. The P.D.P. complies with the Land Use and Development Standards of the
Harmony Corridor Plan and H-C zone district.
3. The P.D.P. complies with the applicable General Development Standards with two
exceptions.
4. A Request for Modification to Section 3.2.2(K)(1)(a) — Minimum Required Parking
for Multi -family Housing — has been evaluated. Staff concludes that the Modification
Request results in a plan that would not be detrimental to the public good. Further,
because full compliance with the standard would result in an excessive number of
unused parking spaces (36) due to the disabilities of the occupants, the plan as
submitted, with fewer spaces (24), is found to be equal to or better than a plan that
would otherwise comply with the standard.
5. In addition, Staff finds that the granting of the Modification to Section 3.2.2(K)(1)(a)
would, without impairing the intent and purpose of this Land Use Code, substantially
alleviate an existing, defined and described problem of city-wide concern or would
result in a substantial benefit to the city by reason of the fact that the proposed
project would substantially address an important community need specifically and
expressly defined and described in the city's Comprehensive Plan or in an adopted
policy, ordinance or resolution of the City Council, and the strict application of such
a standard would render the project practically infeasible.
6. A Request for Modification to Section 3.5.2(D)(1) — Residential Building Setback
from Arterial Streets — has been evaluated. Staff concludes that the Modification
Request results in a plan that would not be detrimental to the public good, and that
Fort Collins Supportive Housing P.D.P., #8-07
May 17, 2007 P & Z Meeting
Page 12
arguably greater natural resource value in protecting the riparian zone along
Mail Creek than meeting the 30-foot setback line along East Harmony Road.
D. The front setback will continue to be landscaped with street trees, turf and
foundation shrubs.
4. Staff Evaluation and Analysis:
Staff finds that the plan revision to move the building ten feet closer to Harmony Road in
response to input from the neighborhood validates the citizen input process. This is
exactly the purpose of holding neighborhood information meetings. There is no loss in
urban design as there is no established or contextual setback along this segment of the
road. Modern construction techniques and building products can effectively mitigate the
additional road noise resulting from moving the building ten feet closer to the front property
line.
5. 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)(4) Staff makes the following findings of fact:
A. There is no established or contextual setback along Harmony Road between
South College Avenue and Hogan Drive.
B. The reduction in front setback results in a plan that is equal to or better than
a plan that would otherwise comply because there would be greater
separation from the nearest single family detached home to the southeast.
C. The reduction in front setback is equal to or better than a plan that would
otherwise comply because there would be a greater buffer for Mail Creek
which is considered a natural habitat and feature.
D. The Modification would not be detrimental to the public good.
E. The granting of a modification from the strict application of any standard
would, without impairing the intent and purpose of this Land Use Code,
substantially alleviate an existing, defined and described problem of city-wide
concern or would result in a substantial benefit to the city by reason of the
fact that the proposed project would substantially address an important
community need specifically and expressly defined and described in the
city's Comprehensive Plan or in an adopted policy, ordinance or resolution of
the City Council, and the strict application of such a standard would render
the project practically infeasible.
Fort Collins Supportive Housing P.D.P., #8-07
May 17, 2007 P & Z Meeting
Page 11
SECOND MODIFICATION - RESIDENTIAL BUILDING SETBACKS
FROM ARTERIAL STREETS
SECTION 3.5.2(D)(1)
1. The Standard at Issue:
The standard addresses a minimum required front setback from a public arterial street.
This is the opposite of the build -to line standard for commercial buildings.
The standard reads as follows:
(1) Setback from Arterial Streets. The minimum setback of every residential
building and of every detached accessory building that is incidental to the
residential building from any arterial street right-of-way shall be thirty (30) feet.
2. Description of the Modification:
The standard requires a 30-foot setback from Harmony Road. The building is located 20
feet from Harmony Road, a difference of 10 feet.
3. Summary of the Applicant's Justification:
The applicant has submitted justification for this Modification and states that the
Modification will serve the standard equally well or better than would a plan which complies
with the standard. Briefly, the applicant contends:
A. There is no established or contextual setback along East Harmony Road
between South College Avenue and Hogan Drive. The strip center is
separated from Harmony by a parking lot and the fire station fronts onto
Hogan Drive.
B. The building could meet the setback but has been pulled north based on the
specific request from the abutting residence to the east to preserve as much
westerly view as possible. In consideration of this request, and to promote
neighborhood compatibility, the building has been placed 20 feet instead of
30 feet back from the front property line.
C. Another benefit of the 20-foot setback is that it results in a greater than
required buffer zone for Mail Creek on the south of the property. There is
Fort Collins Supportive Housing P.D.P., #8-07
May 17, 2007 P & Z Meeting
Page 10
this population does not own or operate vehicles on a daily basis at the same level as the
general population.
One of the fundamental purposes of the standard is to prevent or minimize impacts on the
adjacent neighborhood. The neighborhood is protected from any spillover parking by the
impossibility of any street connection.
There are nearby opportunities for multi -modal travel. As stated in the Transportation
Impact Study, there will be a sidewalk constructed to the Harmony and Hogan intersection.
In addition, there are bike lanes on the shoulder of Harmony Road and public transit within
one -quarter mile.
5. 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)(4) Staff makes the following findings of fact:
A. The number of parking spaces is appropriate for the targeted population of
residents.
B. The neighborhood is protected from any potential impacts associated with
spillover parking.
C. Multi -modal forms of travel are available within one -quarter mile.
D. The Modification would not be detrimental to the public good.
E. The Modification would result in a plan that is equal to or better than a plan
that would otherwise comply with the two standards.
F. The granting of a modification from the strict application of any standard
would, without impairing the intent and purpose of this Land Use Code,
substantially alleviate an existing, defined and described problem of city-wide
concern or would result in a substantial benefit to the city by reason of the
fact that the proposed project would substantially address an important
community need specifically and expressly defined and described in the
city's Comprehensive Plan or in an adopted policy, ordinance or resolution of
the City Council, and the strict application of such a standard would render
the project practically infeasible.
Fort Collins Supportive Housing P.D.P., #8-07
May 17, 2007 P & Z Meeting
Page 9
FIRST MODIFICATION — REQUIRED MINIMUM NUMBER OF PARKING
SPACES
36 SPACES REQUIRED — 24 PROVIDED
SECTION 3.2.2(K)(1)(a)
The Standard at Issue:
For multi -family housing, one -bedroom units are required to provide a minimum of 1.5
spaces per unit. Two -bedroom units are required to provide 1.75 spaces per unit.
2. Description of the Modification:
With 18 one -bedroom units (27 spaces) and five two -bedroom units (8.75 spaces), a total
of 36 spaces are required as the minimum number. Only 24 are provided, a difference of
12 spaces.
3. Summary of Applicant's Justification:
The applicant has submitted written justification for this Modification. The applicant states
that the Modification will serve the standard equally well or better than would a plan which
complies with the standard. The applicant contends:
"The developer has constructed nearly 120 similar housing projects across the
country. Their experiences shows that due to the nature of the occupants and their
disabilities, parking needs for supportive housing developments do not exceed a
.ratio of 1 space per dwelling unit. The building has 23 dwelling units. Typically,
only about 40 percent of the occupants will own a vehicle. The vast majority of the
residents will avail themselves of alternative public and private modes of
transportation."
4. Staff Evaluation and Analysis:
This will be a specialized housing type that, due to funding contracts, will be 100%
occupied by persons with disabilities for the long term. It is a compelling argument that
Fort Collins Supportive Housing P.D.P., #8-07
May 17, 2007 P & Z Meeting
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As mentioned under Building and Project Compatibility, the shifting of the building as far
north as possible creates an effective separation from the nearest residence. The
landscape plan provides screening from the parking lot ana private drive. The buffer zone
protects the naturalistic qualities associated with Mail Creek. There are no traffic impacts
on the neighborhood streets. The project, while not the same as single family detached
homes, is sensitive to and maintains the character of Fairway Estates.
Fort Collins Supportive Housing P.D.P., #8-07
May 17, 2007 P & Z Meeting
Page 7
O. Section 3.6.4 — Transportation Level of Service Requirements
A Transportation Impact Study was submitted and included a hypothetical
developed condition for the vacant property to the west since the two properties will
share an access onto Harmony Road. The T.I.S. makes the following conclusions:
For Vehicles:
• The access is limited to right-in/right-out only and protected by an
existing raised median in Harmony Road.
• Level of Service at the Harmony/Driveway intersection is C.
• The length of the right turn auxiliary lane is slightly below standard but
will function efficiently for the posted design speed.
For Pedestrians:
• A detached sidewalk will connect the site to the intersection of
Harmony and Hogan Drive. Cooperation with the two intervening
property owners to complete this walk has been obtained.
For Bicycles:
• The shoulders on Harmony Road and the bike lanes on J.F.K.
Parkway will provide acceptable bicycle level of service.
For Transit:
• Transit service has been restored to Harmony Road between J.F.K.
Parkway and Ziegler Road. A bus stop is located on the north side of
Harmony Road (westbound) east of J.F.K. Parkway. The route turns
north onto J.F.K. Parkway at this intersection. As measured along
sidewalks and crosswalks, this stop is 1,129 feet from the project.
The P.D.P., therefore, adequately provides vehicular, pedestrian, bicycle and transit
facilities necessary to maintain the adopted transportation Level of Service
standards.
5. Neighborhood Compatibility:
A neighborhood information meeting was held on September 20, 2006. A summary of the
meeting is attached.
Fort Collins Supportive Housing P.D.P., #8-07
May 17, 2007 P & Z Meeting
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"In areas where the existing architectural character is not definitively
established, or is not consistent with the purposes of this Land Use Code, the
architecture of new development shall set an enhanced standard of quality
for future projects or redevelopment in the area."
The building is compatible with the aspect of activity associated with East Harmony
Road, a major arterial street. With respect to Fairway Estates, the building is
situated north and west of the nearest residential property approximately 105 feet
from building to building. The building does not present a long side to the nearest
residence, but rather a corner so there is no disproportionate intrusion due to
height, mass, bulk, scale and privacy.
Staff finds that the distance, combined with the attractive residential size and scale
of the building, creates an acceptable condition that while not similar, effectively
mitigates any perceived impacts.
K. Section 3.5.1(G) — Building Height Review
This standard establishes a special review process for buildings that exceed 40 feet
in height. It is important to re-emphasize that the proposed apartment building
reaches a height of only 38 feet at the top of the ridgeline. Therefore, the special
building height review is not applicable.
L. Section 3.5.2(C)(1) — Relationship of Dwellings to Streets and Parking
As indicated, the building entrance faces south. There is a direct connecting
walkway to the public sidewalk along Harmony Road that does not cross a drive
and is less than 200 feet in length.
M. Section 3.5.2(D)(1) — Setback from Arterial Streets
The standard requires that a residential building along an arterial street be setback
a minimum of 30 feet. The building is setback 20 feet. A Request for Modification
to this standard has been evaluated and discussed in a separate section.
N. Section 3.6.1(C) — Compliance with Access Control Plans
East Harmony Road is governed by an Access Control Plan. By providing a single
point of access, that will also provide access to the vacant property to the west, the
P.D.P. is in compliance with the adopted Access Control Plan.
Fort Collins Supportive Housing P.D.P., #8-07
May 17, 2007 P & Z Meeting
Page 5
H. Section 3.2.4 — Site Lighting
A Preliminary Lighting Plan has been submitted and is not in final form at this time.
As is our custom, the Lighting Plan will be further evaluated and revised during Final
Compliance. In order to emphasize the importance of resolving site lighting design,
Staff recommends the following condition of approval:.
At the time of submittal for Final Compliance, the Lighting Plan shall
demonstrate compliance with Section 3.2.4 — Site Lighting and Section
3.5.1(J)(5) — Operational/Physical Compatibility Standards — Light
Intensity and Hours of Full Illumination.
Section 3.4.1(E) — Buffer Zone Performance Standards
The site is adjacent to Mail Creek which calls for a 100-foot buffer as measured
from the top of bank. The P.D.P. provides an undisturbed area that exceeds this
distance. (Note that stormwater detention facilities are an allowable feature within a
buffer zone.)
J. Section 3.5. 1 (C)(E)(F) — Building Project and Compatibility
As mentioned, the building will have three -stories achieving a height of 38 feet to
the top of the ridgeline. The first story is mostly brick with shake and lap siding on
the upper two floors. The pitched roofs provide varying rooflines and consist of
asphalt -fiberglass shingles. The south -facing entrance is protected by a portico
topped by a small pitched roof. Colors are a mix of subdued earth -tones. All sides
include windows.
Determining compatibility in the area is challenging due to the variety of land uses
that have developed over wide range of time. For example, within one half mile
along Harmony Road the mix of land uses includes:
• Regional shopping center constructed in the last ten years;
• County residential subdivision constructed in the 1960's;
• Strip center at College/Harmony intersection;
• Fire station;
• Small church;
• Duplexes (behind Home Depot);
• New three story office building (under construction); and
• Large church with private school.
The Land Use Code anticipated these conditions and states:
Fort Collins Supportive Housing P.D.P., #8-07
May 17, 2007 P & Z Meeting
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C. Section 3.2.1(E)(4)(a) — Parking Lot Perimeter Landscaping
The parking lot is screened from Harmony Road by the building and from the east
and south by the aforementioned plant material.
D. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
The parking lot exceeds 6% interior landscaping in the form of islands which exceed
the required minimum for lots with less than 100 spaces.
E. Section 3.2.1(F) — Tree Protection and Replacement
A Preliminary Landscape Plan has been submitted and is not in final form at this
time. As is our custom, the Landscape Plan will be further evaluated and revised
during Final Compliance. In order to emphasize the importance of resolving tree
mitigation compliance, Staff recommends the following condition of approval:
At the time of submittal for Final Compliance, the Landscape Plan shall
demonstrate compliance with Section 3.2.1(F) — Tree Protection and
Replacement in accordance with the specifications of the City Forester.
F. Section 3.2.2(B) — Access Circulation and Parking
Harmony Road is classified as a major arterial street which is now under the
jurisdiction of the City of Fort Collins (formerly a State Highway). There will be only
one point of access on Harmony Road in accordance with the Harmony Road
Access Management Plan. A sidewalk will be constructed along Harmony along the
subject property frontage as well as an off -site extension to Hogan Drive across the
frontage of the dental clinic and via an access easement along Fire Station Number
Five. In addition, the driveway is specifically designed with a 30-foot width so that it
can be shared with future development to the west thus eliminating one potential
driveway along Harmony Road.
G. Section 3.2.2(K)(1) — Parking Lots — Maximum Number of Spaces
There are 23 dwelling units divided between 18 one -bedroom and five two -bedroom
units. This mix requires a minimum of 36 parking spaces and 24 are provided. A
Request for Modification to this standard has been evaluated and discussed in
separate section.
Fort Collins Supportive Housing P.D.P., #8-07
May 17, 2007 P & Z Meeting
Page 3
B. Section 4.21(E) — Harmony Corridor Development Standards
The 80-foot setback, landscape berms and meandering sidewalk do not apply to
properties west of Boardwalk Drive. The sidewalk is seven feet wide and features a
15-foot wide parkway.
With only 192 feet of Harmony frontage and a 30-foot wide shared driveway, there
remains only 162 feet to implement the overall landscape design envisioned for the
Harmony Corridor. Despite this limitation, the street frontage features four oak trees
in the parkway in order to comply with design intent to the maximum extent feasible.
4. General Development Standards:
The P.D.P. complies with the following applicable development standards of Article Three:
A. Section 3.2.1(C)(D) — Landscaping and Tree Protection
The P.D.P. provides full tree stocking and foundation shrubs around the building.
Street trees are provided along Harmony. Landscaping is provided along both side
property lines and shrubs are planted in a hedge to block headlights.
B. Section 3.2.1(E)(1) — Buffering Between Incompatible Uses and Activities
The site borders a future dental clinic and Fairway Estates, a large -lot County
subdivision to the east and south. A portion of the east property line is shared with
three houses. While both uses are considered residential, an apartment building
and semi -rural single family detached housing represents different ends of the
spectrum within the residential category. Landscape buffering includes the
following:
• Five Colorado Blue Spruce are provided between the parking lot and
two houses to the east.
• Eleven Colorado Blue Spruce are provided along the south edge of
the parking lot.
• A continuous shrub bed is planted along the south edge of the parking
lot block headlights.
• The building and parking lot have been shifted as far north as possible
to contribute to the separation between the two uses.
Fort Collins Supportive Housing P.D.P., #8-07
May 17, 2007 P & Z Meeting
Page 2
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N: H-C; Existing Regional Shopping Center (Harmony Center)
S: FA (County); Existing Residential (Fairway Estates)
E: H-C; Vacant (approved for Dental Clinic)
E: FA (County); Existing Fire Station (P.F.A. #5)
W: H-C; Vacant
The parcel was originally platted in the County as part of the Fairway Estates subdivision.
In 1981, the property was annexed into the City. Since 1981, there have been several
zonings on the property with the most recent being H-C, Harmony Corridor. (Note that
although Fairway Estates is included in the Southwest Annexation, its actual annexation
into the City will occur in the future as Phase Two, and is not annexed at this time.)
2. Harmony Corridor Plan:
The property is included in the Harmony Corridor plan and designated as 'Basic Industrial
Non Retail Employment Activity Center." Compared with the size of most parcels in the
Harmony Corridor, this property is relatively small as are the two adjoining properties on
either side. Together the three parcels have been granted some relief from this Harmony
Corridor land use designation and are allowed to have secondary uses without the benefit
of any primary uses or a business park. The proposed land use, multi -family housing, is
an allowable secondary use in the Basic Industrial Non Retail Employment Activity Center.
Thus the P.D.P. complies with the Harmony Corridor Plan.
3. Harmony Corridor Zone District:
The P.D.P. complies with the following land use and development standards of the H-C
zone district:
A. Multi -family housing is a permitted, secondary use, subject to review by the
Planning and Zoning Board.
ITEM NO. 2
MEETING DATE 5 / 17 / 07
STAFF Ted Shepard
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Fort Collins Supportive Housing P.D.P., #8-07
APPLICANT: Accessible Space, Inc.
c/o Distyle Design
620 Mendelssohn Avenue, Suite 116
Golden Valley, MN 55427
OWNERS: Mr. Larry Glass and Mr. Bruce Keenan
c/o Mr. Larry Glass
4207 Kingsbury Drive
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request for three-story apartment building containing 23 dwelling units located on
the south side of Harmony Road between College Avenue and Hogan Drive. The site is
2.06 acres in size and zoned H-C, Harmony Corridor. This is a specialized housing
opportunity as each unit would be barrier -free and reserved for persons with physical
disabilities.
The project includes two Requests for Modification. The first would reduce the minimum
required number of parking spaces from 36 to 24. The second would reduce the front
setback from Harmony Road from 30 feet to 20 feet.
RECOMMENDATION: Approval of the P.D.P. with two conditions and Approval of the
Two Modifications
EXECUTIVE SUMMARY:
The P.D.P. complies with the Harmony Corridor Plan and the development standards of
the Harmony Corridor zone. The P.D.P. also complies with the General Development
Standards with two exceptions. Two Requests for Modification for parking and building
front setback have been evaluated and recommended for approval. A neighborhood
meeting has been held and the project is sensitive to and maintains the character of
Fairway Estates.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box5S0 Fort Collins, CO80522-0580 (970)221-6750
PLANNING DEPARTMENT