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Home My WebLink AboutCAMBRIDGE LOFTS APARTMENTS - PDP - 6-03C - REPORTS - RECOMMENDATION/REPORTCambridge Lofts Apartments P.D.P., File # 6-03C February 3, 2004 Type 1 Hearing Page 6 RECOMMENDATION: Staff recommends approval of the Cambridge Lofts Apartments P.D.P., File # 6-03C. Cambridge Lofts Apartments P.D.P., File # 6-03C February 3, 2004 Type 1 Hearing Page 5 B. Division 3.3, Engineering Standards Plat Standards [3.3.1] — The application provides an additional 18 feet of right-of- way along Plum Street, however no additional utility easements along Plum will be required. The emergency access lane is being dedicated in accordance with Poudre Fire Authority requirements. Shields Street and Scott Street do not need additional right-of-way dedicated at this time. 2. Water Hazards [3.3.3] — The Stormwater Department has reviewed the application and has indicated that the application satisfies the requirements of this standard. C. Division, Building Standards [3.5] 1. Residential Building Standards [3.5.2] a. Orientation to a Connecting Walkway [3.5.2(C)(1)] — The new building has internal hallways, the doorway leading to the elevators, and the stairway both face the Shields Street sidewalk. The existing pool house is being converted to 5 new dwelling units. The entries to these new units face a connecting walkway that leads to Plum Street. This standard is therefore satisfied. D. Division 3.6, Transportation and Circulation 1. Master Street Plan [3.6.1 ] — The proposed project treats the adjacent streets consistent with their designations on the Master Street Plan. FINDINGS OF FACT/CONCLUSIONS After reviewing the Cambridge Lofts Apartments P.D.P., File # 6-03C, staff makes the following findings of fact and conclusions: 1. The Project Development Plan is subject to Type 1 review. 2. The Project Development Plan complies with all applicable district standards of Section 4.14 of the Land Use Code, CC zone district. 3. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code except where a modification to Section 3.2.2(K)(1)(a) was granted by the Planning and Zoning Board. Cambridge Lofts Apartments P.D.P., File # 6-03C February 3, 2004 Type 1 Hearing Page 4 parking lot. It is not reasonably feasible to plant trees on top of this water main. This standard is therefore satisfied. f. Tree Protection and Replacement — [3.2.1(F)] — As required, existing significant trees within the site are preserved to the extent reasonably feasible. 2. Access, Circulation and Parking [3.2.2] a. Off -Site Access to Pedestrian and Bicycle Destinations [3.2.2(C)(7)] — The on -site pedestrian/bicycle network connects directly to the street sidewalks. The street sidewalks lead to nearby destinations such as CSU and the retail along West Elizabeth. b. Transportation Impact Study [3.2.2(C)(8)] —The City Traffic Engineer and the Transportation Planning Department have reviewed the Project Development Plan and have found that it meets the required vehicular, pedestrian, bicycle, and transit Level of Service requirements. c. Access and Parking Lot Requirements [3.2.2(D)] — Pedestrian areas are clearly differentiated from vehicular areas. All off-street parking spaces have unobstructed vehicular access to and from the public streets. This standard is therefore satisfied. d. Parking Lots — Required Number of Off -Street Spaces for Type of Use [3.2.2(K)] - On October 16, 2003, the Planning and Zoning Board granted the owner of the Cambridge House Apartments a modification to Section 3.2.2(K)(1)(a) of the Land Use Code to reduce the required number of off-street parking spaces that would be required for an anticipated building expansion of an additional 18 dwelling units and 1,900 square feet of non-residential space. With the existing 102 apartments and the proposed expansion, the amount of required parking was reduced from a minimum of 213 spaces to a minimum of 170 spaces. As actually proposed, the applicant has reduced the requested number of new dwelling units down from 18 to 17, which reduces the required number of parking spaces by 2 spaces. Therefore the 169 parking spaces that are provided in the PDP, does in fact honor the modification that was granted. Cambridge Lofts Apartments P.D.P., File # 6-03C February 3, 2004 Type 1 Hearing Page 3 building is over 20 feet and does not exceed 5 stories. This standard is therefore satisfied. 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 1. Landscaping and Tree Protection [3.2.1 ] a. Full Tree Stocking [3.2.1(D)(1)(c)] — To the extent reasonably feasible, the landscape plan provides formal and informal groupings of trees in 20 to 40 foot spacing in all landscaped areas within 50 feet of all buildings. b. Street Trees [3.2.1(D)(2)] — New street trees are being provided along Shields Street. Street trees exist along Plum Street. It has been deemed not reasonably feasible to plan street trees along Scott Street because the street will be widened at some point in the future, however the City isn't certain the location street trees will be needed as part of that street design. This standard is therefore satisfied. c. Minimum Species Diversity [3.2.1(D)(3)] —The landscape plan does not exceed the maximum allowable percentage of 15% of a single species of trees, thereby it satisfies this standard. d. Foundation Plantings [3.2.1(E)(2)(d)] — As required, all exposed sections of building walls that are in high -use or high -visibility areas of the building exterior have landscape areas or planting beds at least 5 feet wide along at least 50% of such walls. e. Parking Lot Landscaping [3.2.1(E)(4)&(5)] — To the extent reasonably feasible, the existing parking lot is required to be brought up to current landscaping standards. Instead of full sized landscape islands, it was determined by the Current Planning Director that because such upgrades would cause existing parking spaces to be lost, that modified tree islands that don't cause the need for parking spaces to be lost, satisfies the standard to the extent reasonably feasible. Additionally, an existing water main runs along the south property line at the edge of the existing Cambridge Lofts Apartments P.D.P., File # 6-03C February 3, 2004 Type 1 Hearing Page 2 COMMENTS 1. BACKGROUND The surrounding zoning and land uses are as follows: N: CC — Existing neighborhood comprising mainly of multi -family housing, fraternities, and sororities, NE: CC — Existing Church, existing residential four-plex, existing group home at the southwest corner of W. Plum and Shields, E: CSU (not zoned) — Colorado State University main campus, S: CC — Existing Commercial businesses abutting Shields Street and West Elizabeth Street, Existing Church, W: CC — Existing neighborhood comprising mainly of multi -family housing, and single family detached housing. The property is west of Shields Street, east of Scott Street, south of W. Plum Street, and was annexed into the City as part of the Twelfth South Shields Street Annexation in July of 1965. 2. Division 4.14 of the Land Use Code, Community Commercial Zone District The proposed uses of multi -family dwellings, mixed -use dwellings, retail establishments and offices are permitted in the CC zone district subject to administrative review. A. The PDP meets the applicable Land Use Standards [4.14(D)] as follows: Secondary Uses [4.14(D)(2)] — The project is under 10 acres, therefore the project must demonstrate how it contributes to the overall mix of land uses within the surrounding area. There is a mixture of residential, retail, and institutional uses in the surrounding area. The proposed uses of multi -family dwellings, mixed -use dwellings, retail establishments and offices contribute to the diversity of the established mix. This standard is therefore satisfied. B. The PDP meets the applicable Development Standards [4.14(E)] as follows: 1. Site Planning [4.14(E)(1)] — The non-residential spaces on the ground floor of the new 5 story building face and open onto a proposed pedestrian oriented sidewalk area along Shields Street. This standard is therefore satisfied. 2. Block Requirements [4.4(E)(2)] — The PDP is bounded by Shields Street on the east, Plum Street on the north, and Scott Street on the south. Buildings front on over 50% of the total of all block sides, and the proposed new ITEM NO. MEETING DATE Z/;�,f� W STAFF Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Cambridge Lofts Apartments PDP, File # 6-03C OWNER: Chris Ray Cambridge House LLC 1113 W. Plum Street Fort Collins, CO 80521 APPLICANT: Don Brookshire Eastpoint Studio 3207 Kittery Court Fort Collins, CO 80526 PROJECT DESCRIPTION: The owner of the existing Cambridge House Apartments (currently 102 two -bedroom units) is requesting to construct 17 additional dwelling units and 1,900 square feet of non- residential space. The project includes two separate buildings. The existing pool house will be converted to 5 two -bedroom units. Additionally, a new 5-story building will be constructed on the east edge of the property, abutting South Shields Street, with ground floor non-residential space and 12 three -bedroom apartment units on the second through fifth stories. H RECOMMENDATION: Staff recommends approval. EXECUTIVE SUMMARY: The Project Development Plan is subject to Type 1 review, and complies with all applicable district standards of Section 4.14 of the Land Use Code, CC zone district. The Project Development Plan also complies with all applicable General Development Standards contained in Article 3 of the Land Use Code except where a modification to Section 3.2.2(K)(1)(a) was granted by the Planning and Zoning Board. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT