HomeMy WebLinkAboutWILLOW STREET LOFTS - PDP - 24-04 - DECISION - FINDINGS, CONCLUSIONS & DECISIONADMINISTRATIVE HEARING
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Willow Street Lofts
Administrative Hearing
Findings, Conclusions, and Decision
February 22, 2007
Page 5 of 5
surrounding area), for the review, and subject to the approval, of the Current. Planning
Department no later than the time of Final Plan application.
Dated this 23rd day of February 2007, per authority granted by Sections
1.4.9(E) and 2.1 of the Land Use Code.
I C%
ameron Gloss'
Current Plannir4'g Director
R
Willow Street Lofts
Administrative Hearing
Findings, Conclusions, and Decision
February 22, 2007
Page 4 of 5
3. Compliance with Article 3 of the Land Use Code — General Development
Standards
Except for the lack of detail to evaluate compliance of the Project relative to
Section 3.3.5.3(D), as addressed in condition of approval and reflected above,
the Project Development Plan complies with all other applicable sections of
Article 3 of the LUC.
The Staff Report summarizes the PDP's compliance with the applicable site
planning and design, access, circulation, parking, solar access, engineering,
building and project compatibility, building design (except as noted), and
transportation standards and there was no evidence submitted at the hearing to
contradict the statements and conclusion of the Staff Report concerning
compliance or to otherwise refute compliance with the Article 3 Standards.
SUMMARY OF CONCLUSIONS
A. The Willow Street Lofts Project Development Plan is subject to administrative
review and the requirements of the Land Use Code (LUC).
B. The Willow Street Lofts Project Development Plan complies with all applicable
district standards of Section 4.17 of the Land Use Code, (RDR) River Downtown
Redevelopment District except where a condition of approval has been added to
this approval to ensure design compatibility.
C. The Willow Street Lofts Project Development Plan complies with all applicable
General Development Standards contained in Article 3 of the Land Use Code,
except where a condition of approval has been added to this approval to ensure
design compatibility.
DECISION
The Willow Street Lofts Project Development Plan #24-04, is hereby approved
by the Hearing Officer subject to the following condition:
The Applicant shall submit Final architectural plans, including materials and colors, to
assure compliance with the intent of this approval (and compatibility with the
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Willow Street Lofts
Administrative Hearing
Findings, Conclusions, and Decision
February 22, 2007
Page 3 of 5
FACTS AND FINDINGS
1. Background
The surrounding zoning and land uses are as follows:
NW: POL—Public Open Lands (Existing Northside Aztlan Community
Center and recently approved new Aztlan Center, currently under
construction) with CCR—Community Commercial— Poudre River
District (existing power plant building with CSU Engine lab) beyond;
N and NE: RDR—River Downtown Redevelopment District (existing United
Way complex) with POL—Public Open Lands (existing Legacy
Park) beyond;
E: RDR—River Downtown Redevelopment District (existing
residences and businesses)
SW and SE: RDR—River Downtown Redevelopment District (existing
commercial, vacant land, and indoor performing arts facility-Bas
Bleau Theatre) with existing commercial and vacant land beyond.
The property contains dilapidated residences with no historical significance.
No neighborhood meeting was required for this project and none was held.
2. Compliance with Article 4 and the RDR— River Downtown Redevelopment
District Standards:
The Project Development Plan generally complies with all applicable
requirements of Article 4 and the RDR zone district except where specifically
noted. The Staff Report summarizes the PDP's compliance with these
standards. In particular, the proposed mixed use dwelling units are permitted
within the zone district and there is no prescribed minimum or maximum density.
The Project is also in conformance with land use standards relating to building
height, calling for buildings to be five stories or less, and with an accompanying
"step back" or "terracing" to 3 stories or less abutting a street frontage. Parking
lots have been sited at the interior of the site, respecting the importance of the
Willow Street and Pine Street street frontages.
Illustrative building elevations submitted as part of this request to address
applicable Building and Design standards found in Section 4.17 (D), do not
provide the degree of specificity to ensure code compliance. Given the lack of
public opposition to the development plan, the Hearing Officer has elected to add
a condition to the Administrative decision, rather than continuing the hearing, and
will require the applicant provide the detailed information regarding building
massing, placement, architectural character and building materials.
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Willow Street Lofts
Administrative Hearing
Findings, Conclusions, and Decision
February 22, 2007
Page 2 of 5
NOTICE OF PUBLIC HEARING: Evidence presented to the Hearing Officer established
no controversy or facts to refute that the hearing was
properly posted, legal notices mailed and notice
published.
PUBLIC HEARING
The Hearing Officer, presiding pursuant to the Fort Collins Land Use Code, opened the
hearing at approximately 4:00 p.m. on February 22, 2007 in Conference Room A, 281
N. College Avenue, Fort Collins, Colorado.
HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE:
The Hearing Officer accepted during the hearing the following evidence: (1) Planning
Department Staff Report; (2) application, plans, maps and other supporting documents
submitted by the applicant and the applicant's representatives to the City of Fort Collins;
and (3) a tape recording of public testimony provided during the hearing. The LUC, the
City's Comprehensive Plan (City Plan), and the formally promulgated policies of the City
are all considered part of the evidence considered by the Hearing Officer.
The following is a list of those who attended the meeting:
From the City:
Anne Aspen, City Planner
From the Applicant:
Jon Prouty, Applicant
Kaye Vincent, Lagunitas
Patricia Kroetsch, North Star Design
From the Public:
None
Written Comments:
None
P4
City of Fort Collins
Commur, , Planning and Environmental S ices
Current Planning
CITY OF FORT COLLINS
ADMINISTRATIVE HEARING OFFICER
TYPE I ADMINISTRATIVE HEARING
FINDINGS, CONCLUSIONS AND DECISION
ADMINISTRATIVE HEARING DATE:
PROJECT NAME:
CASE NUMBER:
APPLICANT:
OWNER:
HEARING OFFICER:
PROJECT DESCRIPTION:
February 22, 2007
Willow Street Lofts Project Development
Plan
#24-04
Jon Prouty
Lagunitas Companies
3944 JFK Parkway, Suite 12E
Fort Collins, CO80525
Lagunitas Giddings, Inc.
3944 JFK Parkway, Suite 12E
Fort Collins, CO 80525
Cameron Gloss
Current Planning Director
The Applicant has submitted a Project Development Plan (referred to herein as the
"Project" or the "PDP") proposing a 20-unit residential development, all attached, two -
bedroom units, and 9,280 square feet of commercial space. The property is located on
the northeast side of Willow Street, east of the College Avenue.
SUMMARY OF HEARING OFFICER DECISION: Conditional Approval
ZONING DISTRICT: RDR — River Downtown Redevelopment.
STAFF RECOMMENDATION: Approval
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020