HomeMy WebLinkAboutCAPSTONE COTTAGES - PDP - PDP140004 - REPORTS - RECOMMENDATION/REPORTCapstone Cottages, P.D.P., #140004
Type 1 Administrative Hearing December 3, 2015
Page 22
28. Resolution 2015-005 Amending the East Mulberry Corridor Plan
29.Ordinance No. 007, 2015 for the Capstone Cottages Rezoning
30. Resolution 2015-043 regarding Lincoln Avenue/International Boulevard Roundabout
Capstone Cottages, P.D.P., #140004
Type 1 Administrative Hearing December 3, 2015
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RECOMMENDATION:
Staff recommends approval of Capstone Cottages, P.D.P., #140004, and request for
modification, subject to the following condition:
At time of Final Plan review, the applicant shall provide a complete final design of the
roundabout intersection acceptable to the City, and obtain all rights -of -way and/or easements
necessary for the applicant's construction of the roundabout. The applicant acknowledges the
responsibility of mitigating impacts to any other plan requirement caused by the final design of
the roundabout.
ATTACHMENTS:
1. Neighborhood Meetings Summary
2. Input from citizens
3. Environmental Characterization Study Report dated 9/3/13
4. Geotechnical Engineering Report dated 3/28/14
5. Existing Tree Plan dated 12/2/14
6. Preliminary Drainage and Erosion Control Report dated 12/ 10/ 14
7. Utility Plans dated 12/10/14
8. Photometric Plan dated 12/10/14
9. Traffic Impact Study by Delich and Associates dated March 2015
10. Development Review and Transportation Development Review Application dated
8/28/15
11. Statement of Planning Objectives dated 8/28/15
12. Traffic Impact Study Memorandum by Delich and Associates dated 8/28/15
13.Traffic Memorandum by Delich and Associates dated 11/09/15
14.Proposal addressing individual lots submitted 11/19/15
15. Revegetation, Management, Maintenance, Weed Control and Monitoring Plan
submitted 11/19115
16.Color Elevation Tear sheets submitted 11/19/15
17.Color Elevations Site Plan Matrix submitted 11/19/15
18.Color Palette Master Color Plan submitted 11/19/15
19.Elevations submitted 11/19/15
20. Exterior Color Swatches submitted 11/19/15
21. Landscape Plan set submitted 11/19/15
22.Site Plan/Plat Overlay submitted 11/19/15
23. Subdivision Plat dated 11/19/15
24.Site Plan set dated 11/19/15
25. Water Quality/LID Exhibit submitted 11/19/15
26. Request for Modification of Standards dated 11/19/15
27. Resolution 2015-004 Amending the City's Structure Plan Map
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Type 1 Administrative Hearing December 3, 2015
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7. Neighborhood Meeting:
Neighborhood meetings were held on February 25, 2014, July 24, 2014, December 10, 2014,
and October 5, 2015. A detailed summary of these meetings is attached. As would be
expected for a project of this scale, the issues raised were far-ranging. At the risk of over-
simplification, the primary issues centered on traffic impacts, project compatibility and the
behaviors that may be attributed to a large concentration of college students, and impact on
housing affordability.
Since the hearing notice was distributed, a few correspondences in the form of emails, phone
calls, or letters in opposition to the project have been received. These letters are attached.
8. Findings of Fact and Conclusions:
A. The P.D.P. complies with the East Mulberry Corridor Sub -area Plan.
B. The P.D.P. complies with the applicable criteria of the M-M-N zone district, provided
that the Modification of Standard to Section 4.6(D)(1)(b) is approved.
C. The three residential housing types are permitted in the M-M-N, subject to
Administrative Review.
D. The site is served by four public streets: Lemay Avenue, Lincoln Avenue, New minor
arterial (not named), and Duff Drive. All dwellings adjoining these streets face the
streets and feature direct connecting walkways. All others face a street like private
drive, or a connecting walkway.
E. Wetlands will be mitigated at a one-to-one ratio and the loss of the habitat will be
mitigated on -site in accordance with Section 3.4.1.
F. The project is feasible from a traffic engineering standpoint and bicycle and
pedestrian facilities are provided.
G. With regard to compliance with Section 3.6.5 — Transit Facilities, the developer will
provide a new bus shelter on Lincoln Avenue, east of the south project entrance.
H. The future conversions of the single family detached dwellings to
Extra Occupancy Rental Houses are permitted after issuance of final certificates of
occupancy and subject to Basic Development Review. Such conversions have been
factored into the adequate provision of off-street parking spaces.
The P.D.P. complies with all other applicable General Development Standards of
Article Three.
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Type 1 Administrative Hearing December 3, 2015
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neighborhood and will create a transition of residential density from the higher density Buffalo
Run Apartments (16.78 dwelling units per acre) to a project with smaller buildings (single-
family and two-family dwellings), located closer to single-family neighborhoods
(Andersonville/San Cristo/Alta Vista) northwest of the project site.
C. The request satisfies Criteria (2.8.2(H)(4):
The plan as submitted will not diverge from the standards of the Land Use Code that are
authorized by this Division to be modified except in a nominal, inconsequential way when
considered from the perspective of the entire development plan, and will continue to advance
the purposes of the Land Use Code as contained in Section 1.2.2.
This is because the project contains 24.6 net acres of developable land. For projects
containing 20 acres or less are only required to have an overall minimum average density of
seven (7) dwelling units per net acre. The proposed project includes a minimum density of 8.17
dwelling units per net acre, with a nominal and inconsequential modification to this project size
and density standard. The proposed project includes the conversion of the single family
cottages and single-family attached dwelling units to Extra Occupancy Rental Houses which
would allow the addition of one or two tenants to each dwelling unit for a maximum of five per
dwelling unit. As a result, there would be a total of 888 bedrooms on -site. This is an
equivalent of a density of approximately 15 dwelling units per acre, well within the minimum
density requirement.
The project will continue to advance the purposes of the Land Use Code as contained in
Section 1.2.2 including:
1.2.2 (F) Encouraging patterns of land use which decrease trip length of automobile travel and
encourage trip consolidation;
1.2.2 G) Increasing public access to mass transit, sidewalks, trails, bicycle routes and other
alternative modes of transportation;
1.2.2 (K) Fostering a more rational pattern of relationship among residential, business and
industrial uses for the mutual benefit of all;
1.2.2 (L) encouraging the development of vacant properties within established areas;
1.2.2 (M) Ensuring that development proposals are sensitive to the character of existing
neighborhoods; and
1.2.2 (0) encouraging a wide variety of housing opportunities at various densities that are well -
served by public transportation for people of all ages and abilities.
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cottages and single-family attached dwelling units to Extra Occupancy Rental Houses which
would allow the addition of one or two tenants to each dwelling unit for a maximum of five per
dwelling unit. As a result, there would be a total of 888 bedrooms on -site. This is an
equivalent of a density of approximately 15 dwelling units per acre, well within the minimum
density requirement.
Staff Findings
Staff finds that the request for a Modification of Standard to Section 4.6(D)(1)(b) M-M-N Land
Use Standards — Density is justified by the applicable standards in 2.8.2(H)(1) and (4).
A. The granting of the Modification would not be detrimental to the public good;
This is because the proposed project will provide a logical and orderly pattern of development
within close proximity to a commercial center and transit, while allowing for an appropriate
transition between the existing single-family neighborhoods to the north and the higher density
multi -family development to the south.
B. The request satisfies Criteria (2.8.2(H)(1):
The plan as submitted will promote the general purpose of the standard for which the
modification is requested equally well or better than would a plan which complies with the
standard for which a modification is requested.
This is because the proposed project at 8.17 dwelling units per acre will promote the general
purpose of the density requirement for the M-M-N District equally well or better than a plan with
twelve (12) dwelling units per acre. The proposed project creates an area of concentrated
housing within easy walking distance of nearby commercial uses and public transit. The
project establishes a transition and link between surrounding neighborhoods and the
commercial center. By including extra occupancy rental houses that result in a total of 888
bedrooms, an equivalent density of approximately 15 dwelling units per acre is achieved.
Transit facilities will be provided on -site with connections to other transit routes connecting to
the Downtown Max Station. The project will also provide a private shuttle for students to take
to and from the CSU campus on a regular schedule.
The housing project will provide needed rental units for the growing student population in Fort
Collins within a managed setting with recreational opportunities on -site. The low -profile design
of the project allows it to easily blend with nearby single-family housing and is a good design fit
for the neighborhood.
Lower density enables the project to be sensitive to neighborhood compatibility by providing
small-scale buildings and lower building heights that blend visually with the existing
neighborhoods. The proposed lower density also allows for more open space and ensures
adequate on -site parking The project as proposed will allow for a mix of housing types in the
Capstone Cottages, P.D.P., #140004
Type 1 Administrative Hearing December 3, 2015
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equally well or better than would a plan which complies with the standard for which a
modification is requested.
This is because the proposed project at 8.17 dwelling units per acre will promote the general
purpose of the density requirement for the M-M-N District equally well or better than a plan with
the twelve (12) dwelling unit per acre. The proposed project creates an area of concentrated
housing within easy walking distance of the Mulberry and Lemay Crossings shopping center
and transit. The project establishes a transition and link between surrounding neighborhoods
and the commercial center. By including extra occupancy rental houses that result in a total of
888 bedrooms, an equivalent density of approximately 15 dwelling units per acre is achieved.
Transit facilities will be provided on site with connections to other transit routes connecting to
the Downtown Max Station. The project will also provide a private shuttle for students to take
to and from the CSU campus on a regular schedule.
The proposed residential project will provide needed rental units for the growing student
population in Fort Collins within a managed setting with recreational opportunities on -site. The
low -profile design of the project allows it to more easily blend with nearby single family housing
and is a good design fit for the neighborhood. Lower residential density enables the project to
be sensitive to neighborhood compatibility by providing small-scale buildings and lower
building heights that blend visually with the surrounding context. The proposed lower density
also allows for more open space and ensures adequate on -site parking The project as
proposed will allow for a mix of housing types in the neighborhood and will create a transition
of residential density from the higher density Buffalo Run Apartments (16.78 dwelling units per
acre) to a project with smaller buildings (single-family and two-family dwellings), located closer
to single-family neighborhoods (Andersonville/San Cristo/Alta Vista) northwest of the project
site.
The proposed P.D.P. also satisfies Criteria 4 (2.8.2(H)(4): The plan as submitted will not
diverge from the standards of the Land Use Code that are authorized by this Division to be
modified except in a nominal, inconsequential way when considered from the perspective of
the entire development plan, and will continue to advance the purposes of the Land Use Code
as contained in Section 1.2.2.
An M-M-N potential project is required to have a minimum of 12 dwelling units per net acre for
projects over 20 acres in size. The net developable land for this site is 24.6 acres, multiplied
by 12, resulting in a minimum of 296 total dwelling units on -site. If a typical calculation is used
of average persons per dwelling unit of 2.4 (U. S. Census data), this would result in
approximately 710 people living on -site.
This is because the project contains 24.6 net acres of developable land. For projects
containing 20 acres or less are only required to have an overall minimum average density of
seven (7) dwelling units per net acre. The proposed project includes a minimum density of 8.17
dwelling units per net acre, with a nominal and inconsequential modification to this project size
and density standard. The proposed project includes the conversion of the single family
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the development parcel. Twelve (12) dwelling units per net acre are required for projects
containing over twenty (20) acres. Projects containing (20) acres or less are only required to
have an overall minimum average density of seven (7) dwelling units per net acre. Because
the proposed project (22.6 net acres) is only slightly larger than the 20-acre threshold for
higher density, and will provide a density in excess of the minimum (minimum 7 du/ac), we
believe that the modification is nominal and inconsequential when considered from the
perspective of the whole plan, particularly when the lower density allows the use of a
cottage -style product that appears to be much like a single family home and further helps
with the ability to be able to provide onsite recreation, open areas and landscaping that
contribute to the project's similarity in appearance to that of a single family neighborhood.
Finally, the plan as submitted will continue to advance the purpose of the Land Use Code to
improve and protect the public health, safety and welfare as contained in in the following
subsections of Section 1.2.2:
(F) encouraging patterns of land use which decrease trip length of automobile
travel and encourage trip consolidation.
(G) increasing public access to mass transit, sidewalks, trails, bicycle routes and
other alternative modes of transportation.
(J) improving the design, quality and character of new development.
(K) fostering a more rational pattern of relationship among residential, business
and industrial uses for the mutual benefit of all.
(L) encouraging the development of vacant properties within established areas.
(M) ensuring that development proposals are sensitive to the character of existing
neighborhoods.
(0) encouraging a wide variety of housing opportunities at various densities that
are well -served by public transportation for people of all ages and abilities
Staff Evaluation of the Modification:
Staff finds that the request for a Modification of Standard to Section 4.6 (D) (1) (b) is justified
by the applicable standards in 2.8.2(H) (1) and (4).
A. The granting of the Modification would not be detrimental to the public good and;
B. The project design satisfies Criteria 1 (2.8.2(H)(1): The plan as submitted will
promote the general purpose of the standard for which the modification is requested
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to CSU (See West Central Neighborhoods Plan Implementation Actions).
...the decision -maker must also find that the Modification meets one of the following four
criteria described in the LUC.
(1) the plan as submitted will promote the general purpose of the standard for which the
modification is requested equally well or better than would a plan which complies with
the standard for which a modification is requested,
We believe the proposed project at eight (8) dwelling units per acre will promote the general
purpose of the density requirement for the M-M-N District equally well or better than a plan
with the twelve (12) dwelling unit per acre, by fulfilling the purposes of the M-M-N district as
set forth both in City Plan and in the following statements of the Land Use Code:
(A) Purpose. The Medium Density Mixed -Use Neighborhood District is intended to be a
setting for concentrated housing within easy walking distance of transit and a
commercial district. Secondarily, a neighborhood may also contain other moderate -
intensity complementary and supporting land uses that serve the neighborhood.
These neighborhoods will form a transition and a link between surrounding
neighborhoods and the commercial core with a unifying pattern of streets and blocks.
Buildings, streets, bike and walking paths, open spaces and parks will be configured
to create an inviting and convenient living environment.
This District is intended to function together with surrounding low density neighborhoods
(typically the L-M-N zone district) and a central commercial core (typically an N-C or C- C
zone district). The intent is for the component zone districts to form an integral, town- like
pattern of development, and not merely a series of individual development projects in separate
zone districts.
The proposed project at 8 dwelling units per acre achieves the purpose of the M-M-N District
by creating an area of concentrated housing within easy walking distance of transit and a
commercial district (Mulberry and Lemay Crossings) that forms a transition and a link
between surrounding neighborhoods and the commercial area to the south with a unifying
pattern of streets and blocks. Buildings, streets, pedestrian paths, and open spaces are
configured to create an inviting and convenient living environment which appears much like a
single family neighborhood and is compatible with the single-family neighborhoods to the
northwest.
(4) the plan as submitted will not diverge from the standards of the Land Use Code that are
authorized by this Division to be modified except in a nominal, inconsequential way when
considered from the perspective of the entire development plan, and will continue to advance
the purposes of the Land Use Code as contained in Section 1.2.2.
The density standard in the M-M-N District allows for lower density in relation to the size of
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exceptional narrowness, shallowness or topography, or physical conditions which hinder the
owner's ability to install a solar energy system, the strict application of the standard sought to
be modified would result in unusual and exceptional practical difficulties, or exceptional or
undue hardship upon the owner of such property, provided that such difficulties or hardship are
not caused by the act or omission of the applicant, or
(4) the plan as submitted will not diverge from the standards of the Land Use Code that are
authorized by this Division to be modified except in a nominal, inconsequential way when
considered from the perspective of the entire development plan, and will continue to advance
the purposes of the Land Use Code as contained in Section 1.2.2.
Any finding made under subparagraph (1), (2), (3) or (4) above shall be supported by specific
findings showing how the plan, as submitted, meets the requirements and criteria of said
subparagraph (1), (2), (3) or (4).
Modification of Standard Request to Section 4.6(D)(1)(b) M-M-N Land Use Standards —
Density
Modification Description:
The applicant has submitted a request for approval of a Modification of Standard to Section
4.6(D)(1)(b) Land Use Standards — Density requesting that the Capstone Cottages project be
allowed to have an overall minimum average density of 8.17 units per net acre to
accommodate a total of 201 dwellings on 24.6 acres.
Land Use Code Standard Proposed to be Modified:
Section 4.6(D)(1)(b) M-M-N District Land Use Standards — Density states the following:
"The Medium Density Mixed -Use Neighborhood District shall have an overall minimum
average density of twelve (12) dwelling units per net acre of residential land,..."
Applicant's Justification:
The Land Use Code states that the decision -maker may grant a modification of standards
only if it finds that the granting of the modification would not be detrimental to the public
good,
Granting of the request for modification of the density requirement would be beneficial to the
public good in that it will provide a logical and orderly pattern of development and allow for an
appropriate transition between the existing single family neighborhoods to the north and the
higher density multi -family development immediately to the south (see City Plan Policy LIV
29.5). In addition, the public is benefitted by the distribution of student housing throughout
the community, instead of such uses being concentrated in neighborhoods directly adjacent
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"All development located on an existing or planned transit route shall accommodate a transit
stop and other associated facilities as prescribed by the City of Fort Collins Transit Design
Standards and Guidelines, unless the Director of Community Services determines that
adequate transit facilities consistent with the Transit Design Standards already exist to serve
the needs of the development. All development located on existing transit routes will
accommodate the transit facilities by providing the same at the time of construction. All
development located on planned routes will accommodate said facilities by including the same
in the development plan and escrowing funds in order to enable the city or its agents to
construct the transit facilities at the time transit service is provided to the development."
With the anticipated student population and density of Capstone Cottages, Transfort is
requesting a bus stop on Lincoln Avenue near the south project entrance. The applicant has
agreed to provide a bus shelter at this location.
O. Section 3.8.28 — Extra Occupancy Rental House Regulations
As indicated, after issuance of certificates of occupancy, the single-family detached dwellings
will convert to Extra Occupancy Rental Houses to allow four to five tenants per unit. This
section allows such conversion to proceed subject to Basic Development Review. In
anticipation, however, the minimum required parking ratio for such units (0.75 spaces per
tenant) has been utilized in accordance with Section 3.2.2(K).
6. Modification of Standard
Land Use Code Modification Criteria:
"The decision maker may grant a modification of standards only if it finds that the granting of
the modification would not be detrimental to the public good, and that:
(1) the plan as submitted will promote the general purpose of the standard for which the
modification is requested equally well or better than would a plan which complies with the
standard for which a modification is requested; or
(2) the granting of a modification from the strict application of any standard would, without
impairing the intent and purpose of this Land Use Code, substantially alleviate an existing,
defined and described problem of city-wide concern or would result in a substantial benefit to
the city by reason of the fact that the proposed project would substantially address an
important community need specifically and expressly defined and described in the city's
Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and
the strict application of such a standard would render the project practically infeasible; or
(3) by reason of exceptional physical conditions or other extraordinary and exceptional
situations, unique to such property, including, but not limited to, physical conditions such as
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The P.D.P. will also be constructing a single lane modern roundabout at the new
arterial/arterial intersection of Lincoln and the new street to the north.
In terms of planning, the P.D.P. has planned for, and anticipated the future changes in the
street system which includes the future connection of Buckingham Street, and the ultimate
realignment and widening of Lemay.
Because of the strong public sensitivity to any additional traffic onto the current Lemay north of
Lincoln, the Capstone Development has eliminated all accesses (except a right -in only with an
auxiliary turn lane) from the existing Lemay to the development.
Finally, the development is offering construction of an auxiliary exit from the Andersonville /
San Cristo neighborhood to the new arterial. This new exit offers an alternative to the difficult
westbound left turn movement that exists today for the neighborhood.
In terms of other modes, the development is constructing full bicycle and pedestrian facilities
internal and along its borders, and is providing for a transit stop per Transfort's request on
Lincoln.
With these improvements, the function of the area roadway network studied for this
development will meet the City's Multi -modal Transportation Level of Service Requirements.
Adequate Public Facilities Review at Lemay and Vine
Proposed developments in Northeast Fort Collins are required to address the operation at the
Lemay/Vine intersection. This intersection has operational and geometric constraints that may
create an adequate public facilities (APF) issue. Succinctly, if this intersection does not meet
the overall level of service (LOS) criteria, then a development may add traffic such that the
overall intersection delay is not increased by more than 2 percent over the base condition. The
intersection falls under the operational criteria of "commercial corridor." In this area, acceptable
operation at signalized intersections during the peak hours is defined as level of service D or
better overall for the intersection. The traffic review completed by the development's traffic
consultant indicates that the Lemay/Vine intersection meets the overall level of service criteria.
A further review of the sensitivity of this conclusion (provided in the November memo)
indicates that the conclusions that APF is not triggered remains even if the trip distribution to
the north was doubled.
In general, the P.D.P. is served by a network of public streets which provide an adequate level
of both internal and external connectivity, given the existing constraints within the area for
potential street connections.
N. Section 3.6.5(B) — Transit Facilities
Capstone Cottages is located on Route 5, serving Lemay Avenue, and Route 14, which serves
Lincoln Avenue in both directions. This standard requires that:
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L. Section 3.6.3 — Street Pattern and Connectivity
This Section is intended to ensure that the local street system is well designed with regard to
safety, efficiency and convenience for automobile, bicycle, pedestrian and transit modes of
travel.
As discussed, this project has access to five public streets including Lincoln Avenue, Duff
Drive, Webster Avenue, a new minor arterial street (not named yet), and future extension of
Lemay Avenue. Two existing public streets will be extended to internally serve the project — a
new minor arterial street (not named yet) and Duff Drive — thus providing both intra- and inter -
neighborhood connections. An interim connection of Duff Drive to existing 10`h Street to the
north will allow access from the Andersonville Neighborhood to Lincoln Avenue.
The internal private drives will connect to the public street network on all four sides of the
project with direct access to transit.
M. Section 3.6.4 — Transportation Level of Service (LOS) Requirements
A Transportation Impact Study (TIS) has been prepared dated March, 2014, updated
December 2014, and updated again March 2015. The studies assessed the short and long
range impacts of the P.D.P. on the street system in the vicinity of the proposed development.
A TIS Addendum dated August 28, 2015 was provided by Delich Associates addressing a
slight change in the number of bedrooms proposed by the development. An additional memo
dated November 9, 2015 was submitted addressing the sensitivity of the conclusions to the
assumed trip distribution. Overall, Capstone Cottages provides for vehicular, pedestrian and
bicycle facilities necessary to maintain the City's adopted Level of Service Standards.
The development of the Capstone Cottages P.D.P. is estimated to generate 2,354 daily trips
with approximately 169 trips in the morning peak hour and 373 trips in the pm peak hour. In
order to be conservative in the vehicular assessment, no reduction in trip generation was
assumed for alternate mode travel such as students using bikes or a bus to get to Colorado
State University.
Based on the City standards, The P.D.P. will construct, widen or extend the following streets in
compliance with the Master Street Plan and in accordance with the Larimer County Urban
Area Street Standards:
■ 800 ft. of an all new minor arterial street, north of Lincoln Avenue (not named yet)
■ 1,200 ft. of an extension of Duff Drive
• 200 ft. of an extension of Webster Avenue
■ All other internal private drives
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include cementious horizontal lap siding, cementious vertical panel board and cementious
shingle siding. The roofs will feature asphalt composition shingles. For the single and two-
family dwellings, small front porches are provided. Porches are also provided on the single-
family attached models.
In summary, the height, mass, bulk and scale, materials, and architectural design of the
buildings are residential in character. The project will contribute to the transition of land use
intensity from the commercial center and Buffalo Run Apartments to the south and existing
single-family neighborhoods to the north.
J. Section 3.5.2 (C) — Housing Model Variety
For developments of 100 or more single-family dwelling units, four different types of housing
models are required. This P.D.P. includes 201 dwelling units.
The project provides a number of distinct elements to achieve building variation among
repeated buildings. In addition to variations in footprint size and shape, the building designs
are further distinguished with architectural details specific to each building, including distinct
masonry styles, variation in front door styles, different porch column and porch roof treatments,
and variation in lap and vertical siding treatments. Building color themes also contribute to the
overall variation. Overall, the building designs provided noticeably unique architectural
elevations within a coordinated overall theme of roof forms, massing, proportions and other
characteristics.
In conformance with the general standard of this section, the project places a high priority on
building entryways and their relationship to the street by providing distinctive, street -facing
porches with unique architectural elements within the building designs provided. All building
entrances and front facades are oriented towards the street with connecting walkways
providing access from the street to each dwelling.
The standard acknowledges that for a P.D.P., such level of detail is not finalized and allows the
enforcement to be at the building permit review stage in accordance with Section 3.8.15.
K. Section 3.5.2(D) — Relationship of Dwellings to Streets and Parking
This standard requires that every front fagade with a primary entrance shall face the public
street, or be with 200 feet of a connecting walkway, or within 350 feet of a major walkway
spine.
As mentioned, to the maximum extent, dwellings face the five public streets. Where they do
not, they front on a street -like private drive, or a connecting walkway and are within 200 feet of
a public street. In general, the project faces outward with fronts of buildings on streets and
with parking lots located to the sides and rear of buildings.
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enclosures each containing a three -yard dumpster and two 96-gallon containers for recyclable
materials.
F. Section 3.3.1 — Plat Standards.
The lot's orientation provides direct access to all public streets. The layout of roads,
driveways, utilities, drainage facilities, and other services are designed in accordance with the
City's engineering standards. The plat demonstrates proper dedication of public rights -of -way,
drainage and utility easements that are needed to serve the area being developed.
G. Section 3.4. 1 (A)(1)(b and j), (C) — Natural Habitats and Features
The parcel contains three small wetlands totaling 0.22 acres in size as confirmed by an
Ecological Characterization Study and wetland delineation report. The larger wetland, W-1, is
0.18 acres and is located in the narrow borrow ditch abutting Lincoln Avenue. The existing
Lincoln Avenue ditch will be buried underground for utility requirements, and the two small
wetlands, W-2 and W-3, each 0.02 acres, will be removed to accommodate additional parking.
All three wetlands will be mitigated on -site, at a ratio of one-to-one, as per LUC Section
3.4.1(C), with the 0.22 acre mitigation wetland located within the site's stormwater detention
area. Water entering the stormwater detention area will be treated to improve water quality
prior to entering the wetland.
H. Section 3.4.1(N)(6) — Standards for Protection During Construction
This standard requires humane eradication of the prairie dogs, prior to any grading or other
construction of the development site. As the subject property contains prairie dogs, the Land
Use Code requires that these prairie dogs be humanely eradicated per Section 3.4.1(N)(6).
This issue will be addressed prior to the issuance of Development Construction Permit.
Section 3.5.1 — Building and Project Compatibility
This standard requires that new projects be compatible with the established architectural
character in the general area. The standard also states that, where the architectural character
is not definitively established, new projects should establish an enhanced standard of quality.
The site is bordered on the west by vacant land and an existing bank that is also zoned M-M-
N. The site is bordered on the north by vacant land and existing residential Andersonville, Via
Lopez and San Cristo neighborhoods. To the south are the existing Buffalo Run Apartments
and Mulberry and Lemay Crossings commercial center. Along the east is the existing
industrial development.
Capstone Cottages will feature single-family detached and attached dwellings, and two-family
dwellings ranging in size from single cottages, two family, and from three-plex to seven-plex.
All structures will be two or three -stories in height and feature pitched roofs. Exterior materials
Capstone Cottages, P.D.P., #140004
Type 1 Administrative Hearing December 3, 2015
Page 8
C. Section 3.2.2 (C)(6) and (7) — Direct On -Site Access to Pedestrian and Bicycle
Connections; Off -Site Access to Pedestrian and Bicycle Connections
These sections are significant in that the project provides required on -site sidewalk and street
connections for pedestrian and bicycle travel to all public streets, and an off -site sidewalk
connection linking Duff Drive to the existing 10t" Street in the Andersonville Neighborhood.
The 3.2.2(C)(6) and (7) LUC requirement reads as follows:
(6) Direct On -Site Access to Pedestrian and Bicycle Destinations. The on -site pedestrian and
bicycle circulation system must be designed to provide, or allow for, direct connections to
major pedestrian and bicycle destinations including, but not limited to, parks, schools,
Neighborhood Centers, Neighborhood Commercial Districts and transit stops that are located
either within the development or adjacent to the development as required, to the maximum
extent feasible. The on -site pedestrian and bicycle circulation system must also provide, or
allow for, on -site connections to existing or planned off -site pedestrian and bicycle facilities at
points necessary to provide direct pedestrian and bicycle travel from the development to major
pedestrian destinations located within the neighborhood. In order to provide direct pedestrian
connections to these destinations, additional sidewalks or walkways not associated with a
street, or the extension of a sidewalk from the end of a cul-de-sac to another street or
walkway, may be required.
(7) Off -Site Access to Pedestrian and Bicycle Destinations. Off -site pedestrian or bicycle
facility improvements may be required in order to comply with the requirements of Section
3.2.2(E)(1) (Parking Lot Layout) and Section 3.6.4 (Transportation Level of Service
Requirements).
D. Section 3.2.2(K)(1) — Required Number of Off-street Parking Spaces
The number of off-street parking spaces has been evaluated based on the applicant's request
that 201 single-family detached, single-family attached, and two-family dwellings will convert to
Extra Occupancy Rental Houses, requiring the four to five bedrooms per dwelling to provide a
minimum of 0.75 spaces per tenant. Based on this ratio, the total minimum number of spaces
required would be 666 and the number provided is 738, which exceeds the standard by 72
parking spaces. Additional on -street parking is allowed on Duff Drive and 14 parallel spaces
are provided on Webster Avenue, thus allowing for sufficient guest parking and addressing the
concern of spillover parking to surrounding off -site areas.
E. Section 3.2.5 — Trash and Recycling Enclosures
The trash enclosures are made of split -face concrete block. Truck access is provided but
screened by a metal gate. Walk-in access is not gated. Enclosures meet the setback
requirement of 20 feet minimum from public sidewalks. As currently proposed, there will be 4
Capstone Cottages, P.D.P., #140004
Type 1 Administrative Hearing December 3, 2015
Page 7
result, perimeter parking is limited to a single lot adjacent to the detention pond.
This perimeter lot features landscaping on all four sides and includes landscape
planting islands.
Parking lot interior landscaping is provided in accordance with the minimum standards of this
section. The views of the parking lot and perimeter trash enclosures are adequately screened.
Interior parking islands are provided at the ends of all parking bays. There are no rows of
parking that exceed 15 spaces. Parking lots are compartmentalized and distributed so that no
single lot exceeds 200 spaces. The landscape islands provided comply with the six percent
minimum landscape requirement.
6) Section 3.2.1(F) — Tree Protection and Replacement.
The construction of the parking lot located southeast of site will necessitate the removal of a
grove of existing trees and impact to existing wetland habitat. These trees will be replaced as
part of the wetland habitat mitigation within the proposed stormwater detention pond area (see
below for separate mitigation section.
B. Section 3.2.2 — Access, Circulation and Parking - Vehicles
In conformance with the Purpose, General Standard, and Development Standards described in
this section, the parking and circulation system provided with the project is adequately
designed with regard to safety, efficiency and convenience for vehicles, bicycles, pedestrians
and transit, both within the development and to and from surrounding areas.
Minimum off-street parking quantities required for the project are based on the number of
bedrooms for the single-family attached and detached dwellings. The project includes 117 4-
bedroom units and 84 5-bedroom units, with a total of 666 off-street parking spaces required,
factoring in extra occupancy. The project provides a total of 738 parking spaces, exceeding the
minimum requirements.
The five public streets provide access, circulation and parking that is superior to a project that
relies on a network of private drives. Where private drives sere parking lots, the drives are
designed as loops that feature head -in parking. These loops sere only one parking lot each
and cannot act in lieu of public streets.
As mentioned, dwellings that do not face a public street are served by either a street -like
private drive, or connecting walkways to these private drives. Ramps are provided at parking
lots and streets. In addition to each street -facing building having a connecting walkway, the
Clubhouse is connected to the primary private drive. There is one bike space per bedroom and
five for the clubhouse. The total includes 357 fixed -bike parking and 536 covered bike parking,
for a total of 893 bike parking spaces provided.
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Page 6
C. Section 4.6(D)(1) — Land Use Standards — Minimum Density
This standard requires an overall minimum average density of 12 dwelling units per net acre.
Capstone Cottages contains 201 dwelling units on 28.3 acres for a gross density of 7.11
dwelling units per acre. Under Section 3.8.18, the land area that is allowed to be subtracted
from the gross acreage is the land to be dedicated for the new minor arterial street, Lemay
Ave, and Lincoln Ave, since they are all classified as arterial streets. Approximately 3.69 acres
will be so dedicated resulting in a net density of 8.17 dwelling units per acre.
The project proposes a modification to this standard which is discussed on subsequent pages
of this staff report.
D. Section 4.6(D)(3) — Land Use Standards — Maximum Height
This standard requires that the maximum height not exceed three stories. All buildings in the
project are proposed to be either two or three stories.
5. Compliance with Applicable General Development Standards:
The project is compliance with all applicable General Development Standards with the
following relevant comments provided:
A. Section 3.2.1 — Landscaping and Tree Protection
1) Section 3.2.1(D)(1)(c) Full tree stocking. Canopy shade trees, evergreen trees
and ornamental trees are provided around the perimeter of the proposed
residential buildings in accordance with the minimum standards of this section.
2) Section 3.2. l (D)(2) Street trees. Canopy shade trees are provided at
approximately 40-foot intervals along the project's five public street frontages, in
accordance with the standards of this section.
3) Section 3.2. l(D)(3) Minimum Species Diversity. The project provides not more
than 15% of any one tree species in compliance with this standard.
4) Section 3.2.1(E)(2)(d) Foundation Plantings. The project complies with this
section by providing building foundation wall landscape planting along all high -
use and high -visibility areas at least 5 feet in width along at least 50% of such
walls.
5) Sections 3.2. l (E)(4) Parking Lot Perimeter Landscaping and 3.2.1(E)(5) Parking
Lot Interior Landscaping. The project has been specifically designed to place the
parking lots internal to the project so the dwellings face the public streets. As a
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Type 1 Administrative Hearing December 3, 2015
Page 5
■ Recommend that existing residential areas continue to provide a greater variety of
housing choices.
The Medium Density Mixed -Use Neighborhoods designation is intended to
accommodate more concentrated housing within easy walking distance of commercial
areas.
■ The East Mulberry Corridor study area will support a mix of housing by both maintaining
existing housing stock and encouraging new development of a variety of housing types
and choices.
The Capstone Cottages P.D.P. fulfills the vision of the EMCP by adding higher density housing
units within close proximity to commercial services and transit. With the extensions of a new
minor arterial street, Webster Street, and Duff Drive, as public streets, the P.D.P. contributes to
building a more complete street network in the area.
4. Compliance with Article 4.6 Medium Density Mixed -Use Neighborhoods (M-M-N)
District Standards:
A. Purpose: The Medium Density Mixed -Use Neighborhood District is intended to be a
setting for concentrated housing within easy walking distance of transit and a
commercial district. Secondarily, a neighborhood may also contain other moderate -
intensity complementary and supporting land uses that serve the neighborhood. These
neighborhoods will form a transition and a link between surrounding neighborhoods and
the commercial core with a unifying pattern of streets and blocks. Buildings, streets,
bike and walking paths, open spaces and parks will be configured to create an inviting
and convenient living environment.
The proposed project is consistent with the stated purpose of the zone district, in that it
includes higher density housing within walking distance to the commercial center and transit
service. The project also provides an appropriate land use transition and link between the
surrounding neighborhoods and commercial center to the south and north.
B. Section 4.6(B)(2)(a) — Permitted Uses
The three proposed uses, single family detached dwellings, single-family attached dwellings,
and two-family dwellings, are all permitted in the M-M-N district, subject to Administrative
Review.
Capstone Cottages proposes to convert all 201 single-family detached, single-family attached
and two-family dwellings into Extra Occupancy Rental Houses featuring a mix of four and five
bedroom units. This conversion is authorized under Section 3.8.28 and will be processed as a
Basic Development Review after the issuance of a certificate of occupancy for each dwelling.
Capstone Cottages, P.D.P., #140004
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Page 4
2. Zonina Context of the Surroundinq Area:
Zonina History (most recent to past):
In 2003 the City initiated a re -zone for three parcels consisting of approximately 24 acres at the
northeast corner of Lincoln and Lemay from Industrial (1) to the Employment District (E) to
bring the City Structure Plan Map and Zoning Map into conformance with the East Mulberry
Corridor Plan that was adopted in 2002. The owner of approximately 15.79 acres included in
staff's request, and at the northeast corner thereof, requested that its property be rezoned
from Employment (E) to Medium -density Mixed -Use Neighborhood (M-M-N)). The Planning
and Zoning Board agreed with the property owner and voted to rezone the property at the
corner from I to M-M-N, commenting that the site was appropriate for M-M-N because of its
accessibility and proximity to the Wal-Mart development, which effectively acts as a
neighborhood center. The City Council subsequently approved the rezoning to M-M-N.
In March of 1997, the City of Fort Collins implemented the newly adopted Comprehensive Plan
called City Plan. This implementation involved re -zoning the entire City into new zone districts
with certain exceptions for developed properties that were not anticipated to re -develop. The
primary exception was existing neighborhoods which retained their underlying pre -City Plan
zone of R-L, Low Density Residential.
In 1994 the larger parcel consisting of 17.1 acres was annexed and zoned Industrial (1) as part
of the East Lincoln Third Annexation.
In 1986, the two smaller parcels (East) were annexed and zoned Industrial as part of the Fort
Collins Business Center First Annexation.
3. East Mulberry Corridor Sub -area Plan:
The East Mulberry Corridor Plan (EMCP) was adopted in 2002 and formed the basis of the
subject site's Medium Density Mixed -Use Neighborhood zone district designation. The Plan
was updated in 2003 and 2005 to reflect the changes in the Airpark area and this site. The
EMCP is an element of City Plan and is consistent with the policies for designating future land
use and ultimate zoning. The zoning of the site remains consistent across both plans.
Highlights of the EMCP, as it relates to Capstone Cottages, are summarized as follows:
■ Support a mix of housing types and balance between residential and non-residential
uses.
• Identify locations for new mixed -use residential neighborhoods, supporting local
adjacent land uses and providing additional homes for the community -at -large.
Capstone Cottages, P.D.P., #140004
Type 1 Administrative Hearing December 3, 2015
Page 3
Direction
Zone District
Existing Land Use
North
Industrial (1)
Vacant industrial land
Low Density Residential R-L
Ex. Neighborhood
Andersonville/San Cristo/Via Lopez
South
General Commercial C
Mulberry/Lemay Crossing, Multi -
Family Buffalo Run Apts.)
East
Industrial I
Existing industrial businesses
West
Industrial I
Existing industrial businesses
Project vicinity Map:
Capstone Cottages, P.D.P., #140004
Type 1 Administrative Hearing December 3, 2015
Page 2
spaces. The project includes a clubhouse and leasing office, pool, outdoor recreation area,
and maintenance building.
The project will take vehicular access from East Lincoln Avenue on the south, an extension of
a new minor arterial street and Webster Avenue on the east, an extension of Duff Drive and
interim one-way connection from 10th Street on the north, and an interim one-way connection
on the west. A proposed new roundabout is planned for the intersection of East Lincoln
Avenue and the new minor arterial extension adjacent to the southeast corner of the project.
The applicant is requesting one Modification of Standard to LUC Section 4.6(D)(1)(b) Land
Use Standards — Density, for a decrease in the minimum density permitted in the M-M-N zone
from 12 units per acre to 8.17 units per acre.
RECOMMENDATION: Approval of the P.D.P. and Modification of Standard, with one
condition.
EXECUTIVE SUMMARY:
The Capstone Cottages P.D.P. complies with the applicable requirements of the City of Fort
Collins Land Use Code (LUC), more specifically:
• The P.D.P. complies with process located in Division 2.2 —Common Development
Review Procedures for Development Applications of Article 2 — Administration.
• The Modification of Standard to Section 4.6 (D)(1)(b) Land Use Standards —Density,
meets the applicable requirements of Section 2.8.2(H), and the granting of this
Modification would not be detrimental to the public good.
• The P.D.P. complies with relevant standards located in Division 4.6, Medium Density
Mixed -Use Neighborhood (M-M-N) zone district, provided that the Modification of
Standard is approved.
• The P.D.P. complies with the relevant standards located in Article 3 — General
Development Standards.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows on the next page:
F6rt of
ITEM NO
MEETING DATE December 3. 2015
STAFF Pete Wra
ADMINISTRATIVE HEARING OFFICER
PROJECT: Capstone Cottages, P.D.P., #140004 and Modification of Standard of
Sections 4.6 (D) (1) (b) Land Use Standards - Density
APPLICANT: Ripley Design, Inc.
401 West Mountain Ave
Fort Collins, CO 80521
OWNER: Capstone Collegiate Communities, LLC
431 Office Park Drive
Birmingham, AL 35223
PROJECT DESCRIPTION:
This is a request for the development of a proposed cottage -style student -oriented residential
housing project located at the northeast corner of the intersection of E. Lincoln and N. Lemay
Avenues. The proposed Capstone Cottages Project Development Plan (P.D.P.) includes 201
single-family dwelling units on 24.6 net acres of developable land. The proposed single-family
attached and detached, and two-family uses are permitted in the M-M-N zone district, subject to a Type
One Administrative Review.
The proposed project includes the conversion of the single-family cottages and single-family
attached dwelling units to Extra Occupancy Rental Houses which would allow the addition of
one or two tenants to each dwelling unit for a maximum of five tenants per dwelling unit. Extra
Occupancy Rental Houses are allowed in the M-M-N zone district, subject to constructing and
obtaining Certificates of Occupancy for the residential units, and then requesting the extra
occupancy designation for each building through a Basic Development Review process.
The dwellings and the number of bedrooms would be divided in the following manner:
• 117 Single Family Attached —Extra Occupancy Rental Houses (4 bedrooms/unit);
• 75 Single -Family Attached — Extra Occupancy Rental Houses (5 bedrooms/unit);
• 2 Two -Family — Extra Occupancy Rental Houses (5 bedrooms/unit); and
• 7 Single -Family Detached - Extra Occupancy Rental Houses (5 bedrooms/unit).
With the Extra Occupancy designation, there would be a total of 888 bedrooms, each of which
would be leased individually. All of the 5-bedroom dwellings would be two-story in height; the
4-bedroom dwellings would be three-story in height. There would be 738 off-street parking
Planning Services 281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580
fcgov.com/developmentreview/ 970.221.6750