HomeMy WebLinkAboutCAPSTONE COTTAGES - PDP - PDP140004 - REPORTS - CITY STAFF (3)12/3/2015
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• P.D.P. complies with the East Mulberry Corridor Plan
• P.D.P. complies with Division 2.2 of Article Two
• P.D.P. complies with applicable criteria of the M-M-N
Zone District of Article Four, provided Modification of
Standard to Section 4.6 (D) (1) (b) is approved
■ P.D.P. complies with all applicable General Development
Standards of Article Three
■ Extra Occupancy Rental Houses are permitted after
issuance of final certificates of occupancy, subject to
Basic Development Review
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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.
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Meets Criteria 2.8.2 (H) (1):
(1): Promote general purposes of M-M-N Standard
equally well or better than would a plan that
complies with standard...
• Providing concentrated housing within walking
distance to commercial center and transit
• Establishes transition of uses
■ Provides unifying pattern of streets, blocks, buildings,
bike and pedestrian paths, and open space
■ Extra occupancy rental houses equivalent density of
15 dwelling units per acre
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Meets Criteria 2.8.2 (H) (4):
(4): Will not diverge from standards except in a nominal,
inconsequential way when considered from the
perspective of the entire development plan...
• Projects over 20 acres — minimum density is 12
■ Projects less than 20 acres — minimum density is 7
• Project has 24.6 net acres of developable land
■ Proposed density of 8.17 is more than minimum of 7
■ With number of bedrooms — equivalent density is 15
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■ Applicant submitted request for modification of standard
to Section 4.6 (D) (1) (b) M-M-N Land Use Standards —
Density and justification for compliance with criteria for
Section 2.8.2 (H) (1)
M-M-N Standard: Overall minimum average density of 12
dwellings units per net acre
■ Applicant request for modification of M-M-N density
standard for project to have an overall minimum average
density of 8.17 units per net acre
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Staff evaluation of request for modification of standard
to Section 2.8.2 (H):
Granting the modification not detrimental to the public good,
and that;
■ Granting modification beneficial to public good in
providing logical and orderly development pattern
■ Appropriate transition of land uses
■ Providing needed student housing with shuttle service
and transit connections to CSU
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City of
COIIInS
Section 3.6.4 — Transportation Level of Service:
■ Project provides for vehicular, transit, pedestrian and
bicycle facilities necessary to maintain City's adopted
Level of Service Standards
■ Project will construct, widen or extend the following
streets:
- 800 ft. of new minor arterial
- Single lane modern roundabout
- 1,200 ft. of an extension of Duff Drive
- 200 ft. of an extension of Webster Ave
- All other internal private drives
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Section 3.6.4 — Transportation Level of Service:
• Project eliminated all accesses to Lemay, except right -in
only with auxiliary turn lane
■ New auxiliary exit from Andersonville, San Cristo and Via
Lopez neighborhoods to new arterial
■ New transit stop on Lincoln
■ Bicycle and pedestrian facilities on and off -site
• Vine/Lemay intersection meets overall level of service
criteria and APF is not triggered
• Project served by adequate level of both internal/external
connectivity
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Section 3.5.2 - Relationship of Dwellings to
Streets/Parking:
Section 3.5.3 - Street Pattern and Conectivity:
Front facade of primary entrance to face public street. or 200
feet of connecting walkway, or 350 feet of major walkway spine
Local street system designed for safety. efficiency, and
convenience for all modes of travel
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Section 3.5.2 (C)— Housing Model Variety:
■ 4 different types of housing models required for
developments of 100 or more single-family dwelling units
RESIDENTIAL UNIT SUMMARY
TOTAL UNITS
TOTAL BEDS
BUILDING
HEIGHT
SINGLE-FAMILY ATTACHED (4-BED/UNIT)
117
468
3-STORY
SINGLE-FAMILY ATTACHED (5-BED/UNIT)
75
375
2-STORY
TWO-FAMILY I5-SEO/UNIT)
2
35
2-STORY
SINGLE-FAMILY DETACHED (5-BED/UNIT)
7
10
2-STORY
TOTALS.
201
888
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Ex. Wetland Areas (Pink)
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Proposed Wetland Mitigation/
Detention area
Section 3.5.1 — Building and Project Compatibility:
■ Compatible with established architectural character in
area
■ Or set enhanced standard of quality for new development
in area
■ Building size, height, mass, and scale
■ Compatible building materials
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City of
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Site Access:
• Lemay Ave
• Lincoln Ave
• New Minor Arterial St.
• Webster Ave
• Duff Drive
• Internal Private Drives
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Section 3.4.1 — Natural Habitats and Features:
• Site contains 3 small wetlands total of .22 acres (per
Ecological Characterization Study/Wetland Delineation
Report)
• The .22 acres of wetlands proposed to be removed and
mitigated on -site at ratio of one-to-one
■ Mitigation wetland located in stormwater detention area
■ Site drainage treated to improve water quality prior to
entering wetland area
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Section 3.2.2 - Access Circulation and Parking, and
Section 3.2.2 (K) (1) - Off-street Parking Spaces:
Parking Requirement for 888 bedrooms (.75/bed)= 666
spaces
• Project providing 738 spaces
• On -street parking not factored into calculation (14 spaces
on Webster St. and Approx. 34 spaces on Duff Dr.)
Required bike parking= 893 bike spaces
■ Project providing 893 bike spaces
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Division 4.6 — (M-M-N):
■ Provides three land uses: single-family
detached/attached, and two-family
■ Request to convert all 201 dwelling units to extra
occupancy rental houses (4-5 bedroom units) processed
separately per Section 3.8.28
• M-M-N minimum required residential density 12 dwelling
units per net acre — Project providing net residential
density 8.17 dwelling units per acre (Modification)
■ Maximum building height not exceed 3 stories — all
project buildings are 2 or 3 stories
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Section 3.2.1 — Landscaping and Tree Protection:
■ Full tree stocking
• Street trees
• Species diversity
• Foundation plantings
■ Parking lot landscaping
■ Tree protection and replacement
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City of
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Industrial (I) Vacant industrial land
Ex Neighborhood
Andersonolle/San CrlstoNia
Low Densdy Residential (R-L) Lopez
Mulberty/Lemay Crossing, Multi -
General Commercal(C) Family (Buffalo Run Apts )
Industrial (1) Existing Industrial businesses
Industrial 11) Existing industrial businesses
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■ Request for PDP for 201 dwelling units on 28.29 acres
(Type I Administrative Review)
■ Net residential density 8.17 dwelling units per acre
■ 888 Bedrooms (Extra Occupancy)
• 738 parking spaces
• Club house and pool/recreation center
• Interim street connections to Lemay and 1 01hStreet
■ Proposed round -a -bout intersection on E. Lincoln
• Site zoned Medium Density Mixed -Use Neighborhood
■ Request for modification of standard for the M-M-N
density
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