HomeMy WebLinkAboutTHE LOFTS AT PARK CENTRAL - PDP - 28-02A - REPORTS - RECOMMENDATION/REPORT6. Findings of Fact/Conclusion:
In reviewing the request for The Lofts at Park Central P.D.P., Staff makes the following
findings of fact:
A. Single family attached dwelling units are permitted in the N-C,
Neighborhood Center, zone district, subject to Administrative review.
B. The P.D.P. complies with the land use and development standards of the
N-C zone district.
C. The P.D.P. complies with the applicable General Development Standards
of Article Three.
D. A Modification of Standard to Section 3.5.2(C)(I) — Orientation to
Connecting Walkway was approved on August 1, 2002.
E. Two neighborhood information meetings were held to inform the
surrounding neighborhood and property owners and to modify the design
of the project based on neighborhood input.
RECOMMENDATION:
Staff recommends approval of The Lofts at Park Central P.D.P., #28-02A.
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F. Section 3.4.1(E) — Establishment of Buffer Zones
The project is setback from Spring Creek by the required buffer distance of 100
feet as measured from the top of bank. In addition, a heavy emphasis on native
plants and shrubs are indicated between the buildings and the Spring Creek Trail
to enhance the transition between the naturalistic area and the buildings. The
building closest to Spring Creek features a staggered south elevation to visually
soften the fagade for those using the bike trail.
G. Section 3.5. 1 (C)(E)(F) — Building Project and Compatibility
The buildings are thee -stories in height. The first floor features the garage with
two living stories above. The architectural character is modernistic in order to
blend in with the flat-roof/parapet-wall character of Park Central. This
modernistic character is emphasized by a sloping roof element. Each unit
contains a first floor patio and a second floor balcony. The colors will be muted
to match the center and blend in with Spring Creek.
H. Section 3.6.4 — Transportation Level of Service Requirements
Park Central is a neighborhood center that is considered an Activity Center where
the level of service for vehicles is allowed to drop down to LOS F under certain
conditions and time frames. The introduction of 21 single family attached
dwelling units does not impact the intersection of Prospect Road and Lemay
Avenue to cause a drop in present Level of Service. The site is within one -quarter
mile of Lemay which is served by Transit Route Number five. There is excellent
bicycle connectivity by virtue of being located adjacent to the Spring Creek Trail.
Pedestrians are within walking distance of retail, restaurants, health club, general
and medical office buildings, auto related services, two schools and a
neighborhood park.
5. Neighborhood Compatibility:
Two neighborhood meetings were held. The first one was held on July 23, 2002 to
introduce the project, discuss the Modification of Standard and to process citizen input.
The second meeting was held on October 29, 2002 after the Modification of Standard
was granted by the Planning and Zoning Board on August 1, 2202. Based on input from
the residential neighborhood and the adjacent business owners, the P.D.P. was
significantly reduced in scale from 34 to 21 dwelling units.
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C. Section 4.19(E)(2)(d) — Building Height — All buildings shall have a minimum
height of 20 feet. All buildings shall be limited to five stories.
The four buildings will be three stories and achieve an overall height of 34 feet
from grade.
4. Compliance with Applicable General Development Standards:
A. Section 3.2.1(C)(D) — Landscaping and Tree Protection
The P.D.P. provides full tree stocking and foundation shrubs around the perimeter
of the buildings that do not face the driveways. Generous landscaping is provided
on the south edge between the buildings and the Spring Creek Trail. Low
courtyard walls are treated with shrub beds.
B. Section 3.2. 1 (E)(4)(a) — Parking Lot Perimeter Landscaping
Most of the parking lot is located internal to the buildings, forming an interior
court. The western edge of the parking abuts the property line and is screened
with a continuous row of shrubs and two trees.
C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
Most of the parking is provided in individual private driveways. The parking lot
drive aisle mitigated by two landscaped islands which exceed 6% of the total.
D. Section 3.2.2(B) — Access Circulation and Parking
The site is an infill location surrounded by existing development and Spring
Creek. Connections for vehicles, bikes and pedestrians are provided. Sidewalks
are provided in all four directions to link the dwelling units to adjacent
development and the Spring Creek Trail. A ten -foot wide walk is provided along
the private east -west drive. Bike racks and enhanced crosswalks are provided as
well.
E. Section 3.2.2(K)(1) — Parking Lots — Required Number of Spaces
There are a total of 21 two -bedroom units requiring 37 parking spaces. Forty two
spaces are provided.
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The Modification allows the four buildings to be further back from Prospect Road than
normally required and was granted primarily based upon the fact that there are no
opportunities to construct a public street within Park Central.
3. Compliance with the Neighborhood Center Zone District:
The following applicable standards pertain to residential development in the N-C zone:
A. Section 4.19(D)(2) Land Use Standards — Secondary Uses. If the project contains
less than ten acres, the development plan must demonstrate how it contributes to
the overall mix of land uses within the surrounding area, but shall not be required
to provide a mix of land uses within the development.
The site is 6.35 gross acres. The single family attached dwellings contribute to the mix
within the center by bringing the only opportunity for residential within Park Central.
Residential dwellings will complement the existing retail, restaurant, medical office,
commercial services and indoor recreational land uses as envisioned by the purpose
statement for the N-C zone district.
B. Section 4.19(E)(a-c) Development Standards — Site Planning
There are five elements of design required of development in a Neighborhood
Center. These are:
• integrated street/sidewalk system
• building siting/character
• site design
• central feature/gathering place
• integration with transit stops.
As mentioned, this particular Neighborhood Center began developing in the early -
to -mid 1980's prior to adoption of the Land Use Code. The street pattern, both
public and private, is established. The proposed building siting, back from
Prospect Road, is consistent with the street relationship established by the existing
Fort Collins Club. The character of the buildings is urban and modern in order to
avoid a stark contrast with the flat -roofed existing commercial structures.
The central feature or gathering place is provided by an outdoor courtyard that
faces Spring Creek. The courtyard includes seat walls, bike rack and landscaping
and represents a transitional area between the public Spring Creek Trail and the
private individual dwelling units.
There are sidewalks connecting to Prospect Road, the commercial center and
Spring Creek Trail. The Trail connects directly to Lemay Avenue which is on
Transit Route Number Five.
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COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: R-L; Existing Single Family Neighborhood
N: N-C; Existing Medical Office Park
S: M-M-N; Existing Multi -Family
E: N-C; Existing Medical Office Park
W: N-C; Existing Retail Center
The Park Central area is bounded by Lemay Avenue, Prospect Road, Welch Street and
Spring Creek. The first area to be developed was the retail portion in 1982. In 1983, the
Fort Collins Club was approved. In 1985, 7-Eleven was approved and in 1988, the Fort
Collins Club Office Park was approved. The subject parcel, between the retail portion
and the health club, is the last remaining vacant lot within Park Central.
2. Modification Granted:
On August 1, 2002, the Planning and Zoning Board granted a stand-alone Modification.
The Modification was based on a preliminary plan that indicated 34 attached single
family dwelling units divided among six buildings. The P.D.P. has since been scaled
back to 21 units divided among four buildings. Even with the reduction in units, the
Modification remains applicable. Briefly, the Modification is summarized as follows:
"Section 3.5.2(C) Relationship of Dwellings to Streets and Parking.
(1) Orientation to a Connecting Walkway. Every front facade with a primary entrance to
a dwelling unit shall face the adjacent street to the extent reasonably feasible. Every front
facade with a primary entrance to a dwelling unit shall face a connecting walkway with
no primary entrance more than two hundred (200) feet from a street sidewalk. The
following exceptions to this standard are permitted:
(b) A primary entrance may be up to three hundred fifty (350) feet from a street sidewalk
if the primary entrance faces and opens directly onto a connecting walkway that qualifies
as a major walkway spine."
"Major walkway spine shall mean a tree -lined connecting walkway that is at least five (5)
feet wide, with landscaping along both sides, located in an outdoor space that is at least
thirty-five (35) feet in its smallest dimension, with all parts of such outdoor space directly
visible from a public street."
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ITEM NO.
MEETING DATE 1 -.28 - 03
` STAFF Tf'0 ShFPAR.D
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: The Lofts at Park Central, P.D.P., #28-02A
APPLICANT: Mr. Doug Dohn
c/o V-F Ripley and Associates
401 West Mountain Avenue
Fort Collins, CO 80521
OWNER: Mr. Doug Dohn
2642 Midpoint Drive, Unit A
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is request for a P.D.P. for 21 attached single-family dwelling units divided among
four buildings on 6.35 gross acres. Each unit would have two parking spaces per unit on
the ground level and two living stories above. There would be additional surface parking
as well. The four buildings are all located south of the east -west internal private drive
that connects the Park Central retail center with the Fort Collins Club. The site is located
on the south side of Prospect Road, east of Lemay Avenue, west of Welch Street and
north of Spring Creek. The parcel is zoned N-C, Neighborhood Center.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
Single family attached dwelling units are permitted in the N-C, Neighborhood Center,
zone district, subject to Administrative review. The P.D.P. complies with the land use
and development standards of the N-C zone district. The P.D.P. complies with the
applicable General Development Standards of Article Three. A Modification of Standard
to Section 3.5.2(C)(1) — Orientation to Connecting Walkway was approved on August 1,
2002. Two'neighborhood information meetings were held to inform the surrounding
neighborhood and property owners and to modify the design of the project based on
neighborhood input.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT