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HomeMy WebLinkAboutRAM'S CROSSING - PDP - 22-03 - REPORTS - RECOMMENDATION/REPORTRams Crossing, Project Development Plan #23-03 Type I Administrative Review Page 7 3. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. RECOMMENDATION: Staff recommends approval of the Rams Crossing Project Development Plan, #23-03. Rams Crossing, Project Development Plan #23-03 Type I Administrative Review Page 6 2. Section 3.6.4, Transportation Level of Service Requirements The project was deemed to have a nominal impact on the transportation system supporting the project. The project was determined to have less than 50 peak hour trips. Based on this, the traffic study was waived by the Transportation Department. 3. Section 3.6.6, Emergency Access This project will allow for adequate emergency access to the building within the site. All of the building walls are within 150 feet of an accessible fire lane. The site plan provides two points of access to the new building, allowing for a through circulation pattern. F. Division 3.7, Compact Urban Growth Standards Section 3.7.2, Contiguity The overall site is 100 percent contiguous to existing urban development. 2. Section 3.7.3, Adequate Public Facilities The provision of adequate public facilities for transportation, water, wastewater, storm drainage, fire and emergency services, and electrical power will be in place prior to the issuance of a building permit, or adequate security posted for any such improvement not in place prior to the issuance of a building permit. 5. Neighborhood Information Meeting Neighborhood Meetings are not required with an Administrative (Type 1) Review. Due to the location and size of the proposed PDP, a neighborhood meeting was not held for this application. FINDINGS OF FACT/CONCLUSIONS After reviewing the Rams Crossing Project Development Plan #23-03, staff makes the following findings of fact and conclusions: The proposed land uses are permitted in the Medium Density Mixed -Use Neighborhood zone district. 2. The Project Development Plan complies with all applicable district standards of Section 4.4 of the Land Use Code, Medium Density Mixed -Use Neighborhood zone district. Rams Crossing, Project Development Plan #23-03 Type I Administrative Review - Page 5 The project is adjacent to existing multi -family residential to the south and east of the site, and attached single family residential to the west of the site. The existing residential buildings are two stories in height. To help maintain privacy on the adjacent off -site residential, outdoor decks are limited to the west elevation to two. The remainder of the decks are on the north and south elevation. Two large canopy trees will be planted along the western edge of the project, to help provide additional screening. The new building will include an exterior finish of painted siding and brick veneer. This will complement the existing apartment buildings that are faced with brick, and include materials similar to the residential to the west of the site. The roof includes both flat and pitched portions. The existing apartments have flat roofs, while the adjacent residential are designed with steep pitched roofs. The roof has been designed to compliment both architectural styles found adjacent to this new building. The building colors will include those from the existing apartment buildings as well as from the adjacent attached single family. The PDP is not proposing any outdoor storage or loading areas, all trash collection areas are greater than 20 feet from public transportation facilities. 2. Section 3.5.2, Residential Building Standards There will be two entrances, each on opposite sides of the building. These entrances are provided with sidewalk connections to the parking lots and the sidewalk system. Due to the location of the lot and the existing development pattern surrounding the lot, it is not reasonably feasible to provide a direct pedestrian connection to the nearest public sidewalk without crossing a vehicular path. The applicant will provide sidewalks to the sidewalk in the parking lot of CB Potts, north of this site, as well as connected to the existing sidewalks within the apartment complex. These walks eventually lead to West Elizabeth Street and City Park Avenue. E. Division 3.6, Transportation and Circulation Section 3.6.1, Master Street Plan This PDP is in substantial compliance with the City of Fort Collins Master Street Plan. Rams Crossing, Project Development Plan #23-03 Type I Administrative Review Page 4 the east, between two other apartment buildings. Additional parallel parking will be provided along the new drive aisle along the western property boundary, however this will mainly serve adjacent buildings to the south. Landscape islands define the parking lot entrance. Landscaping is provided within these islands to help soften the appearance of the lots. All off-street parking areas will be located within the property served by the parking. Parking areas will be paved and striped in conformance with City standards. The new apartment building will consist of 30, one -bedroom units. With a ratio of 1.5 spaces for each one -room unit, this will yield a total off-street parking requirement of 45 spaces. The site plan provides 46 new spaces to be provided in three surface lots south and east of the new building. Two of the surface parking spaces will be designated for handicapped parking. The remaining apartment buildings will have sufficient parking pursuant to the requirements within the LUC. 3. Section 3.2.3, Solar Access, Orientation, Shading With the CB Potts parking lot located north of the building, there are no adjacent buildings to cast a shadow on during the times specified in the LUC. 4. Section 3.2.4, Site Lighting No additional outdoor lighting is proposed with this application. The individual building will have patio lighting and entry lighting. Any exterior lighting must meet the illumination requirements within the LUC. C. Division 3.4, Environmental, Natural Area, Recreational and Cultural Resource Protection Standards Section 3.4.1, Natural Habitats and Features The property is not included or adjacent to a mapped natural area as identified on the City of Fort Collins Identification of Natural Areas, nor does the property contain any natural wetlands or wet meadows. Storm run-off from the site will be routed over turf areas prior to entering the public storm drain. D. Division 3.5, Building Standards Section 3.5.1, Building and Project Compatibility Rams Crossing, Project Development Plan #23-03 Type I Administrative Review Page 3 The building is three stories in height, the maximum height permitted within the MMN zone district. 4. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards as follows: A. Division 3.2, Site Planning and Design Standards Section 3.2.1, Landscaping and Tree Protection Landscaping has been provided in all areas which will not be included in parking areas, drives or building footprints. The landscape plan provides a variety of canopy trees, ornamental trees, shrubs and ground covers. The landscape plan has been designed to use plants to enhance building design, soften walls and building mass and visually break up parking areas. All plant materials are of adequate size and diversity as required by this section. While there are no existing trees within the development lot, there are several large cottonwood trees within the existing apartment complex that will need to be removed to provide vehicle access to the new building. These trees have been determined to have significant value by the City Forester and will require additional `mitigation' trees to be planted to offset the impacts from removal of these trees. Site distance at the entrance on City Park will be maintained. 2. Section 3.2.2, Access, Circulation and Parking Due to the isolated nature of the lot, it is not possible to provide direct pedestrian access to a public sidewalk. Walkways will be provided to allow access from the new building to the adjacent parking areas and to the existing sidewalks within the apartment complex, eventually providing access to City Park Avenue. A sidewalk connection will be provided north to the sidewalk in the overflow parking of CB Potts. This will provide pedestrian access to the convenience store, fast food restaurants, and other destinations along West Elizabeth Street. Parking areas have been separated from pedestrian sidewalks to avoid conflicts. Off street parking s provided in three smaller lots located south of the new building, between an existing apartment building, and to Rams Crossing, Project Development Plan #23-03 Type I Administrative Review - Page 2 COMMENTS: Background The surrounding zoning and land uses are as follows: N: CC — convenience store, bar S: MMN — Multi -Family Residential E: MMN — Multi -Family Residential W: MMN — Attached Single Family The property was annexed in 1965 as part of the Fairview 6th Annexation. 2. Division 4.4 of the Land Use Code Medium Density Mixed -Use Neighborhood Zone District The use of multi -family residential is permitted in the MMN zone district subject to Administrative (Type 1) Review. The PDP meets the applicable Land Use Standards as follows: A. Section 4.4(D)(1) Density The minimum residential density within the MMN zone district is 12 units/acre. With this building, the total number of residential units for the Rams Crossing Apartments (including this PDP) is 176. This yields a gross density of 23.3 units acre. B. Section 4.4(D)(2) Mix of Housing Types Residential projects greater than 16 acres must provide a minimum of two housing types. The Rams Crossing site is 7.56 acres in size, and only provides multi -family residential housing. C. Section 4.4(D)(3) Access to Park, Central Gathering Space. The existing facilities within the apartment complex will provide recreational and open space amenities for the new building. The PDP meets the applicable Development standards as follows: A. Section 4.4(E)(1) Block Requirements The proposed building is located within an existing apartment complex and is surrounded by established development. It would be infeasible to require future buildings face directly onto a street, since this lot does not take direct access from a street. The lot is accessed by City Park Avenue, through an internal drive system. ITEM NO. MEETING DATE &1 3 iiA STAFF '� f/f� Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Rams Crossing, 7-7- Project Development Plan - #?�03 [Type I Administrative Review] APPLICANT: OWNERS: PROJECT DESCRIPTION: The Architect's Studio C/o Carr Bieker 151 Mountain Avenue Fort Collins, CO 80524 Charyl J. DiPanfilo Charles J. Gower 4787 Valhalla Drive Boulder, CO 80301 The Rams Crossing is a Project Development Plan for a thirty -unit multi -family building located at the northwest corner of the existing Rams Apartments complex. The apartment building will be three stories in height and is located on a remaining lot just south of the convenience store on Elizabeth Street. Access to the new building will remain off of City Park Avenue. This will bring the existing residential buildings in the Rams Apartment complex from 10 to 11. Additional off-street parking will be provided for the new building. The property is zoned MMN - Medium Density Mixed -Use Neighborhood District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This project has been reviewed in accordance with the applicable requirements of the Land Use Code (LUC) and was found to be in substantial compliance with the following: The process located in Division 2.1 - General Procedural Requirements, Division 2.2 - Common Development Review Procedures for Development Applications, and Division 2.4 - Project Development Plan located within Article 2 - Administration; and the design standards located within Article 3 - General Development Standards; and the standards located in Section 4.5, Medium Density Mixed Use Neighborhood District (MMN) of Article 4 - Districts. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT