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HomeMy WebLinkAboutCLOCK TOWER APARTMENTS - REPLAT - 37-02B - REPORTS - RECOMMENDATION/REPORTsurrounding buildings, and is designed to take on a "Colorado Lodge" look. (ii) This project is within blocks of the CSU athletic fields and our target tenant is the CSU student. Therefore we have opted to reduce open space on the site. All existing mature street trees are being maintained in this development proposal, as is the surrounding turf grass. We are also proposing shrubs between the parking lot and the neighbor in order to reduce the conflict generated by car lights and to buffer the parking lot from their property. (iii) The project is intended to be privately owned by Jupiter -Bar LLC. This owner will manage and maintain the property. (v) The project is designed to utilize as much of the existing fraternity house as possible as well as to maintain a positive relationship between the street and the new building. We also designed the building to offer a strong landmark feature to the corner of Birch and Wagner. Parking was tucked behind the building with a private alley access. This minimizes the unsightly aspects of the parking lot for the public. (vii) There are no known wetlands or natural areas either on or adjacent to the site. Landscaping is provided between the proposed project and the adjacent neighbors in an effort to provide a transition between land uses. (ix) The project is being called "The Clock Tower Apartments". (1) The developer wishes to commence development as soon as possible following approval of the project. Because of the student rental cycle it is imperative that construction be completed at least two weeks before the 2003 Fall Semester begins. (9) We contacted Eric Brackie of the City of Fort Collins Traffic Department about whether a transportation impact analysis would be required on this project. He felt that since we were minimally increasing the number of residents, the new impact was negligible and did not require a TIS. (10) A modification to the required parking standard 3.2.2(K)(1)(a) was requested and approved by the Planning and Zoning Board. The P&Z board approved an overall reduction of the required on -site parking requirement by 15 parking stalls. (14) A title search was conducted by Security Title Guaranty Company, and a policy was issued which has no exceptions for mineral rights holders other than the surface right owner. See attached. Sincerely, Mikal Torgerson M. Torgerson Architects December 3, 2002 Bob Barkeen Planner City of Fort Collins 281 North College Fort Collins, CO 80522-0580 Dear Bob: Attached is a PDP application for a 35 unit designated affordable apartment project we propose at 701 Wagner Drive. The property is owned by Jupiter -Bar LLC, which is entirely owned by Barbara Seik. Statement of Planning Objectives: (i) The project as proposed furthers the following goals and policies of City Plan. Section 1.2.2 C states that one purpose of the code is to "foster safe, efficient and economic use of the land, the city's transportation infrastructure, and other public facilities and services". The project as proposed is clearly an efficient use of the land and because it is a relatively dense affordable housing project on a major bus route, it will also promote the efficient use of the city's transportation infrastructure. Section 1.2.2 F "encouraging patterns of land use which decrease trip length of automobile travel and encourage trip consolidation" is furthered by this project because the development has a high density, and as an infill project near the city's core, it will likely decrease VMT. Section 1.2.2'G "increasing public access to mass transit, sidewalks, trails, bicycle routes and other alternative modes of transportation." This project furthers this goal by providing affordable housing on a major bus route, therefore increasing public access to mass transit. Section 1.2.2 (H) "reducing energy consumption and demand." Attached multi -family construction is an inherently energy efficient housing type, and therefore furthers this goal. Section 1.2.2 (L) "encouraging the development of vacant properties within established areas." As this project is an infill type development replacing a building that has stood vacant for over a year, it clearly furthers this goal. Section 1.2.2 (M) "ensuring that development proposals are sensitive to the character of existing neighborhoods". The architecture we are proposing is similar in massing and scale to 223 North College Fort Collim, C0 80524 970.416.7431 1.888.416.7431 Fox: 970.416.7435 [mail: mikol@archifex.com hflp://wwworchilex.com No Text Clocktower Apartments, Project Development Plan, File #37-02A March 24, 2003 Administrative Hearing Page 7 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 Meetinq A neighborhood meeting was held on December 12, 2002 at Moore Elementary School. There were approximately 5 neighbors in attendance at this meeting. While there was no particular items of concern expressed by the neighbors, several discussion items included: Will the existing building remain? Where will the proposed building be located, setbacks from the street? Type of landscaping within the project? Will there be screening within the rear of the parking lot? Will there be balconies? Concern over privacy issues with the adjacent sororities if balconies are provided. How many parking spaces will be provided on site? Will the project comply with the modification granted by the P&Z Board? FINDINGS OF FACT/CONCLUSIONS After reviewing the Clocktower Apartments Project Development Plan #37-02A, staff makes the following findings of fact and conclusions: The proposed land uses are permitted in the Medium Density Mixed — Mixed Use Neighborhood Zone District. 2. The Project Development Plan complies with all applicable district standards of Section 4.5 of the Land Use Code, Medium Density Mixed — Use Neighborhood Zone District. 3. The Project Development Plan complies with all applicable development standards contained within Article 3 of the Land Use Code. RECOMMENDATION: Approval Clocktower Apartments, Project Development Plan, File #37-02A March 24, 2003 Administrative Hearing Page 6 articulated and subdivided into massing that is proportional to the mass and scale of other structures on the same block. The project is adjacent to several multi -story buildings to the north, south and west of the site. These existing buildings include a variety of materials and building design. The materials and forms proposed by the Clocktower Apartments will be similar to the existing buildings in the area. The proposed building is less than 40 feet in height, and does not warrant special height review considerations. 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 Every front fapade with a primary entrance to a dwelling unit shall face the adjacent street, or face onto a `major walkway spine' that connects to a public street sidewalk. This building will face and provide direct access to Birch Street. These access points will allow pedestrians to access the building as well as the parking area in the rear of the building. E. Division 3.6, Transportation and Circulation 1. Section 3.6.1, Master Street Plan This PDP is in substantial compliance with the City of Fort Collins Streets Master Plan. 2. Section 3.6.4, Transportation Level of Service Requirements Due to the nature of the use, and the preceding fraternity which was located on the site prior to the application, A Transportation Impact Study was not submitted. The traffic generated by the project will be very similar to that generated by the previous use. 3. Section 3.6.6, Emergency Access The buildings will be located within 150 feet of Birch Drive and Wagner Drive. The rear parking lot access drive will be dedicated as an emergency easement as well. F. Division 3.7, Compact Urban Growth Standards 1. Section 3.7.2, Contiguity The project is located within the Infill Area of the City of Fort Collins. Clocktower Apartments, Project Development Plan, File #37-02A March 24, 2003 Administrative Hearing Page 5 B. Division 3.3, Engineering Standards Section 3.3.1, Plat Standards The subdivision plat has been reviewed against the standards included within the LUC and found to be in substantial compliance with those standards. 2. Section 3.3.2, Development Improvements Prior to the approval of the final compliance plans, a development agreement will be drafted detailing the improvements required by the applicant as part of the building permit process, and the timing of installation of such improvements. 3. Section 3.3.3, Water Hazards This property is not located within a designated floodplain or natural drainage swale. There are no irrigation ditches within the vicinity to cause a significant impact upon the drainage pattern of the property. 4. Section 3.3.5, Engineering Design Standards The PDP has been reviewed pursuant to the adopted design standards in place for water, sewer, storm drainage, electric, walkways and streets which will serve this development. C. Division 3.4, Environmental, Natural Area, Recreational and Cultural Resource Protection Standards 1. Section 3.4.1, Natural Habitats and Features The property not located within a mapped natural area, nor does the site contain any wetlands or natural features which will warrant study or preservation. 2. Section 3.4.7 Historic and Cultural Resources. The existing building on the site is not eligible for local landmark designation. This building will be razed prior to development. D. Division 3.5, Building Standards 1. Section 3.5.1, Building and Project Compatibility Any new development next to existing developed areas must be designed to be complimentary with those structures. The use of repetitive building elements such as building mass, windows, rooflines, must have a similar relation to the street and materials. Buildings should also be similar in size and height, or, if larger, be Clocktower Apartments, Project Development Plan, File #37-02A March 24, 2003 Administrative Hearing Page 4 The trash enclosure will be located at the south side of the parking lot. This will be constructed out of masonry, painted to match the masonry proposed on the building, and will provide screening of trash collection areas within the project. 2. Section 3.2.2, Access, Circulation and Parking Walkways within the site are aligned to take direct access from the adjacent public sidewalks along Birch Drive and Wagner Drive. An internal sidewalk system is provided that will provide pedestrian access from the parking area to the building and adjacent streets. Bicycle parking will be provided in bike racks located adjacent to the rear entrances of the building. All walkways are of the minimum width necessary to serve their function. The parking lot is located behind the building. Several landscape islands are included within the lot. Landscaping has been provided to screen this facility from adjacent residential uses. All off-street parking areas within the lot will be located within the property served by the parking. Parking areas will be paved and striped in conformance with City standards. The number of off-street parking stalls will be based on the number of bedrooms for each unit within the project. The project will provide 36 - two bedroom units. With a ratio of 1.75 spaces for each two -bedroom unit, a total of 63 spaces are required. The site plan shows a total of 48 off-street spaces provided on this lot. An additional 15 spaces are provided in a lot immediately southwest of this site, which the applicant is a partial owner of. The remaining 6 spaces will be provided on -street. The Planning and Zoning Board approved this parking arrangement as a modification to the -off-street parking standards. Two of the spaces are designated for handicapped persons. 3. Section 3.2.3, Solar Access, Orientation, Shading Due to the location of the buildings within the property, and the location of other structures adjacent to the property, the proposed buildings will not cast a shadow during the times specified in the LUC. 4. Section 3.2.4, Site Lighting Due to the nature of the project, a photometric plan was not submitted. Any exterior site lighting within this project must meet City standards for exterior lighting. Clocktower Apartments, Project Development Plan, File #37-02A March 24, 2003 Administrative Hearing Page 3 B. Section 4.5(D)(3) Access to Park, Central Feature or Gathering Place A minimum of 6% of the site must be designed for multi -use areas that will provide facilities for gathering or recreation. The project includes a multi -use area adjacent to Wagner Drive, which provides various seating and turf areas. While this is part of the detention pond, it has been designed without any steep slopes or gradients which would limit the use as a recreation area. C. Section 4.5(E)(2)(c) Buildings There is no. minimum setback from the adjacent street right-of-way within the MMN zone district. The project proposes an 11-foot setback along Birch Drive and a 35-foot setback along Wagner Drive. 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 3.2,1 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. The landscape plan is in compliance with the City's water conservation standards. Street canopy trees have been located within the parkway of the detached sidewalks along Wagner Drive. Street trees will also be planted 5 feet behind the sidewalk along Birch Drive. There are a number of existing trees on this lot. Approximately five trees are shown to be removed by the development of the project. These trees are considered to have significant community value, as determined by the City Forester. Additional trees will be planted within the project, pursuant to the mitigation measures within Section 3.2.1(F) of the LUC to offset the impacts from removing these trees. The remaining trees will be incorporated into the site plan. Sight distance easements are shown on the subdivision plat and landscape plan. Buildings, evergreen trees and large shrubs will not be located within these easements. Clocktower Apartments, Project Development Plan, File #37-02A March 24, 2003 Administrative Hearing Page 2 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 proposed land uses are permitted in the (MMN) Medium Density -Mixed Use Neighborhood District. 2. The Project Development Plan complies with all applicable district standards of Section 4.5 of the Land Use Code, (MMN) Medium Density Mixed Use Neighborhood District. 3. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. FINDINGS and ANLYSIS: 1. BACKGROUND The surrounding zoning and land uses are as follows: N: LMN — Chi Omega Sorority; E: MMN — vacant (CSU); S: MMN — Lambda Chi Alpha Fraternity W: MMN — Delta Delta Delta Sorority. The property was annexed into the City as part of the College Addition First Annexation in June, 1956. 1. Division 4.5 of the Land Use Code, Medium Density Mixed -Use Neighborhood District The use of multi -family residential is permitted in the E zone district subject to Administrative Review (Type 1). The PDP meets the applicable Land Use Standards as follows: A. Section 4.5(D)(1) Density The minimum overall residential density within the MMN zone district is 12 units per.net acre of land, except for projects within the Infill Area of Fort Collins on less than 20 acres of land, the minimum density shall be 7 units per acre. The Clocktower Apartments proposes 36 units on 1.02 acres of net land area for an overall density of 35 units/acre. ITEM NO. MEETING DATE k1 _ ia STAFF4p(aj�� Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Clocktower Apartments, Project Development Plan, File #37-02A Type I Administrative Review OWNER: Jupiter -Bar, LLC P.O. Box 1613 Fort Collins, CO 80522 APPLICANT Jupiter -Bar, LLC P.O. Box 1613 Fort Collins, CO 80522 PROJECT DESCRIPTION: The Clocktower Apartments is a project development plan for a 36-unit multi -family residential project located at the southwest corner of Wagner Drive and Birch Drive. This is the site of the former Sigma -Nu fraternity house. The existing building would be razed and be replaced with a three-story structure which will front onto Birch Drive. Parking will be provided within the rear of the lot, and take access from an adjacent private drive to the west and Wagner Drive. An adjacent parking lot to the southwest of this lot will provide additional parking. The Planning and Zoning Board approved this parking modification as a modification on October 17, 2002. The property is zoned MMN — Medium Density Mixed - Use Neighborhood District. A subdivision plat is accompanying the project. This plat will dedicate necessary easements and remove a note which limited the setback along Birch Drive to 25 feet. This previous setback is inconsistent with the purpose statements in the MMN zone district. RECOMMENDATION: Approval COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT