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HomeMy WebLinkAboutLAKE STREET APARTMENTS - PDP - PDP160007 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSAttachment 11 TABLE 3 Short Range (2020) Background Peak Hour Operation Intersection Movement Level of Service AM PM Propect/Whitcomb (signal) EB LT A (A) C (B) EB T A (A) B (B) EB T/RT A (A) B (B) EB APPROACH A (A) B (B) WB LT A (A) B (A) WB T A (A) B (B) WB T/RT A (A) B (B) WB APPROACH A (A) B (B) NB LT/T/RT D (D) C (C) SB LT/T D (D) F (E) SB RT A (D) C (D) SB APPROACH D (D) F (D) OVERALL A (A) D (B) Shields/Lake (signal) WB LT E E WB RT A D WB APPROACH E E NB T A A NB T/RT A A NB APPROACH A A SB LT A A SB T A A SB APPROACH A A OVERALL A A (2000HCM) —// I—DELICH 821 West Lake Street TIS, February 2016 -71 I -ASSOCIATES Page 16 Attachment 11 N N L U) rl N LD R N T T CV) I^ T 51/179 1 � � 24/135 291/150 —� 6/48 —y f 48/285 9/60 Lake N (O 04 � N Cl) Ul N U Q a� Cl) -�*— AM/PM N Co o �103/148 `I" Io r f 417/1096 J i � 11/45 Prospect t ,/ 65/37 Ir 1055/793 LO CO v 13/5 '� C%j LO N E 0 _U ?L SHORT RANGE (2020) TOTAL PEAK HOUR TRAFFIC Figure 8 _--// t—DELICH 821 West Lake Street TIS, February 2015 7,1 [—ASSOCIATES Page 15 Attachment 11 N N Co -aAM/PM SITE GENERATED N PEAK HOUR TRAFFIC Figure 7 —/I LDELICH 821 West Lake Street TIS, February 2015 -7,1 f=ASSOCIATES Page 14 Attachment 11 Trip Assignment Trip assignment is how the generated and distributed trips are expected to be loaded on the street system. The assigned trips are the resultant of the trip distribution process. Using the trip distribution shown in Figure 5, Figure 7 shows the assignment of the site generated peak hour vehicle traffic. The site generated vehicle traffic was combined with the background traffic to determine the total forecasted vehicle traffic at the key intersections. Figure 8 shows the short range (2020) total peak hour vehicle traffic at the key intersections. Signal Warrants As a matter of policy, traffic signals are not installed at any location unless warrants are met according to the Manual on Uniform Traffic Control Devices (MUTCD). None of the stop sign controlled intersections are expected to meet peak hour signal warrants. Operation Analysis Operation analyses were performed at the key intersections. The operation analyses were conducted for the short range analysis, reflecting a year 2020 condition. As mentioned earlier, the Prospect/Whitcomb intersection has shared left-turn/through lanes on the Whitcomb Street legs. Therefore, the Prospect/Whitcomb intersection was analyzed using both the 2010 Highway Capacity Manual (2010HCM) and the 2000 Highway Capacity Manual (2000HCM) software. Using the short range (2020) background peak hour traffic volumes, the Prospect/Whitcomb and Shields/Lake intersections operate as indicated in Table 3. Calculation forms for these analyses are provided in Appendix D. The key intersections operate acceptably with existing control, geometry, and signal timing in the morning and afternoon peak hours. Using the traffic volumes shown in Figure 8, the key intersections operate in the short range (2020) total condition as indicated in Table 4. Calculation forms for these analyses are provided in Appendix E. The key intersections operate similar to the background operation with existing control, geometry, and signal timing in the morning and afternoon peak hours. Geometry The short range (2020) geometry is shown in Figure 9. The geometry at the Prospect/Whitcomb and Shields/Lake intersections is the existing geometry. As mentioned earlier, according to LCUASS, a northbound right -turn lane at the Shields/Lake intersection and a westbound right -turn lane at the Prospect/Whitcomb —/7 '—DELICH 821 West Lake Street TIS, February 2016 -7,1 [-ASSOCIATES Page 13 Attachment 11 N N L N C7 -T Cl Q CV Im � 39/167 12/123 LO 04 1 N M co -�*— AM/PM Lake 04 rn N O M Prospect 65/37 1055/793 13/5 SHORT RANGE (2020) BACKGROUND PEAK HOUR TRAFFIC 195/94 f 417/1096 11/45 LO co a N u4 N E O U t Figure 6 —// L—DELICH 821 West Lake Street TIS, February 2015 -71 j=ASSOCIATES Page 12 Attachment 11 c CD m N South fA d O L z 0 O N Pitkin 5% Lake n E z 5% 50% H � � Prospect O z CD N N SCALE: 1 "=500' TRIP DISTRIBUTION Figure 5 _--// LDELICH -71 rASSOCIATES 821 West Lake Street TIS, February 2016 Page 11 Attachment 11 W. LAKE STREET SITE PLAN Figure 4 --/I LDELICH -71 r=ASSOCIATES 821 West Lake Street TIS, February 2016 Page 10 Attachment 11 III. PROPOSED DEVELOPMENT The 821 West Lake Street development is a proposed residential redevelopment with approximately 400 beds. Figure 4 shows a site plan of the 821 West Lake Street development. The site plan shows access to/from Lake Street. he 821 West Lake Street development will replace the Beebe Christian School building. The short range analysis (Year 2020) includes development of the 821 West Lake Street site and an appropriate increase in background traffic, due to normal growth, and other approved developments in the area. Trip Generation Trip generation is important in considering the impact of a development such as this upon the existing and proposed street system. A compilation of trip generation information contained in Trip Generation, 9th Edition, ITE is customarily used to estimate trips that would be generated by the proposed/expected use at a site. However, the City of Fort Collins has developed trip generation rates for apartment projects similar to 821 West Lake Street. The Fort Collins trip generation rates are specifically applied to student housing projects. Table 2 shows the daily and peak hour trip generation for the 821 West Lake Street site. It is assumed that alternative modes (pedestrian, bicycle, and transit) have been compensated for with the City of Fort Collins' rates for apartments. TABLE 2 Trip Generation Code Use Size AWDTE Rah Trips AM Peak Hour PM Peak Hour Rah In Rats Out Rah In Rate Out 220 Apartment 400 Beds i 2.65 1060 0.04 15 0.15 61 0.27 108 0.15 60 Trip Distribution Directional distribution of the generated trips was determined for the 821 West Lake Street site. Figure 5 shows the vehicle trip distribution used for the 821 West Lake Street site. Background Traffic Projections Figure 6 shows the short range (2020) background peak hour traffic projections at the key intersections. Traffic at the key intersections was increased at a rate of one percent per year for the short range (2020) background traffic forecasts. In addition to this, site generated traffic from the 808 W. Prospect development (The Slab) was included in the traffic forecasts. --// LDELICH 821 West Lake Street TIS, February 2016 -7,1 [—ASSOCIATES Page 9 Attachment 11 Bicycle Facilities Bicycle lanes exist on Shields Street and Lake Street. Prospect Road has no bicycle lanes. Bike lanes are not required on local streets. Transit Facilities Currently, Transfort serves this area of Fort Collins with Routes 2, 7, 19, and 32. There are transit stops very close to this site. --007 '—DELICH 821 West Lake Street TIS, February 2016 -7 1 [—ASSOCIATES Page 8 Attachment 11 TABLE 1 Current Peak Hour Operation Intersection Movement Level of Service AM PM Prospect/Whitcomb (signal) EB LT A (A) C (A) EB T A (A) B (A) EB T/RT A (A) B (A) EB APPROACH A (A) B (A) WB LT A (A) B (A) WB T A (A) B (B) WB T/RT A (A) B (B) WB APPROACH A (A) B (B) NB LTIT/RT D (D) C (C) SB LT/T D (D) F (D) SB RT A (D) C (D) SB APPROACH D (D) F (D) OVERALL A (A) C (B) Shields/Lake (signal) WS LT E E WB RT D D WB APPROACH E E NB T A A NB T/RT A A NB APPROACH A A SB LT A A SB T A A SB APPROACH A A OVERALL A A (2000HCM) —// t—DELICH 821 West Lake Street TIS, February 2016 -71 rASSOCIATES Page 7 Attachment 11 fr o00 v o --a*— AM/PM RECENT PEAK HOUR TRAFFIC Lake Prospect N coU) ^ - 184/89 j L N o M f 391/1019 11/45 61/35 994/747 u') (D v 13/5 n N N E 0 U L Figure 3 _--//_I DELICH 821 West Lake Street TIS, February 2015 % ,1 [—ASSOCIATES Page 6 Attachment 11 Lake Street is an east -west street designated as a collector street on the Fort Collins Master Street Plan. Currently, Lake Street has a two-lane cross section with parking on both sides of the street. At the Shields/Lake intersection, Lake Street has separate westbound left -turn and right -turn lanes. The existing speed limit in this area is 25 mph. Existing Traffic Figure 3 shows the recent peak hour traffic counts at the Prospect/Whitcomb and Shields/Lake intersections. Recent count data at the Prospect/Whitcomb intersection was obtained in November 2014 by the City of Fort Collins. Recent count data at the Shields/Lake intersection was obtained in May 2014 by the City of Fort Collins. Raw count data is provided in Appendix B. Existing Operation The Prospect/Whitcomb and Shields/Lake intersections were evaluated and the peak hour operation is displayed in Table 1. Calculation forms are provided in Appendix C. The Prospect/Whitcomb and Shields/Lake intersections are currently operating acceptably with existing signal control, geometry, and signal timing in the morning and afternoon peak hours. The intersections were evaluated using techniques provided in the 2010 Highway Capacity Manual (2010HCM). A description of level of service for signalized and unsignalized intersections from the 2010 Highway Capacity Manual and a table showing the Fort Collins Motor Vehicle LOS Standards (Intersections) are also provided in Appendix C. The Prospect/Shields intersection is in an area termed "mixed - use district." In areas termed "mixed -use districts," acceptable operation at signalized intersections during the peak hours is defined as level of service E or better for the overall intersection, and level of service E or better for any leg or movement. It is important to note that, since the Prospect/Whitcomb intersection has shared left- turn/through lanes on the Whitcomb Street legs, the signalized analysis, using the 2010HCM software, has anomalies using shared lanes. The anomalies have been recognized by the City of Fort Collins Traffic Engineer also. Therefore, the Prospect/Whitcomb intersection was analyzed using the 2000 Highway Capacity Manual (2000HCM) software and the operation is also shown in Table 1. Subsequent analyses for the Prospect/Whitcomb intersection use the 2000HCM software. Pedestrian Facilities There are sidewalks along Prospect Road, Shields Street, Whitcomb Street, and Lake Street. -/-' '--DELICH 821 West Lake Street TIS, February 2016 -71 [—ASSOCIATES Page 5 Attachment 11 N --w-Denotes Lane EXISTING INTERSECTION GEOMETRY Figure 2 --// L— D E LI C H 821 West Lake Street TIS, February 2015 -7,1 [—ASSOCIATES Page 4 Attnrhmant 11 tNLaurel Plum � 'v L E c �0 = University South w 821 West Lake Street Pitkin Lake Prospect a o U L Rolland Moore SCALE: 1 "=1000' SITE LOCATION Figure 1 �/ I DELICH 821 West Lake Street TIS, February 2016 _ [-ASSOCIATES Page 3 Attachment 11 II. EXISTING CONDITIONS The location of the 821 West Lake Street site is shown in Figure 1. It is important that a thorough understanding of the existing conditions be presented. Land Use Land uses in the area are primarily institutional (CSU) or residential. Land adjacent to the site is flat (<2% grade) from a traffic operations perspective. This site is near the center of Fort Collins. Colorado State University and the Fort Collins CBD are north of the proposed 821 West Lake Street site. This site is adjacent to the CSU Campus. Roads The primary streets near the 821 West Lake Street site are Prospect Road, Shields Street, Whitcomb Street, and Lake Street. The existing geometry at the key intersections is shown in Figure 2. Prospect Road is to the south of the 821 West Lake Street site. It is classified as a four -lane arterial street on the Fort Collins Master Street Plan. Currently, Prospect Road has a four -lane cross section in this area. At the Prospect/Whitcomb intersection, Prospect Road has eastbound and westbound left -turn lanes and two travel lanes in each direction. According to LCUASS, a westbound right -turn lane is required with the existing traffic volumes at the Prospect/Whitcomb intersection. Typically with constrained conditions, when turn lanes are shown to be required based on volumes, they are not built unless the operation at the subject intersection is determined to be unacceptable. The Prospect/Whitcomb intersection has signal control. The existing speed limit in this area is 35 mph. Shields Street is to the west of the 821 West Lake Street site. In this area, it is a north -south street designated as a four -lane arterial street on the Fort Collins Master Street Plan. Currently, it has a four -lane cross section with a center median lane. At the Shields/Lake intersection, Shields Street has a southbound left -turn lane and two through lanes in each direction. According to LCUASS, a northbound right -turn lane is required with the existing traffic volumes at the Shields/Lake intersection. The Shields/Lake intersection has signal control. The existing speed limit in this area is 30 mph. Whitcomb Street is a north -south street designated as a local street on the Fort Collins Master Street Plan. Currently, Whitcomb Street has a two-lane cross section with parking on both sides of the street. At the Prospect/Whitcomb intersection, Whitcomb Street has the northbound movements combined in a single lane, a combined southbound left-turn/through lane, and a southbound right -turn lane. The existing speed limit in this area is 25 mph. —/y t—DELICH 821 West Lake Street TIS, February 2016 -7 1 [-ASSOCIATES Page 2 Attachment 11 I. INTRODUCTION This intermediate transportation impact study (ITIS) addresses the capacity, geometric, and control requirements at and near the proposed 821 West Lake Street. The proposed 821 West Lake Street site is located north of (adjacent to) Lake Street and east of Shields Street in Fort Collins, Colorado. During the course of the analysis, numerous contacts were made with the project developer (Student Housing CSU, LLC), the project planning consultant (Ripley Design), and the Fort Collins Traffic Engineering staff. This study generally conforms to the format set forth in the Fort Collins transportation impact study guidelines contained in the "Larimer County Urban Area Street Standards" (LCUASS). The study involved the following steps: • Collect physical, traffic, and development data; • Perform trip generation, trip distribution, and trip assignment; • Determine peak hour traffic volumes; • Conduct capacity and operational level of service analyses on key intersections; • Analyze signal warrants; • Conduct level of service evaluation of pedestrian, bicycle, and transit modes of transportation. —/y t—DELICH 821 West Lake Street TIS, February 2016 -71 [—ASSOCIATES Page 1 Attachment 11 LIST OF FIGURES 1. Site Location............................................................................................................. 3 2. Existing Intersection Geometry ..................................................................................4 3. Recent Peak Hour Traffic..........................................................................................6 4. Site Plan.................................................................................................................. 10 5. Trip Distribution....................................................................................................... 11 6. Short Range (2020) Background Peak Hour Traffic ................................................ 12 7. Site Generated Peak Hour Traffic...........................................................................14 8. Short Range (2020) Total Veicle Peak Hour Traffic ................................................ 15 9. Short Range (2020) Geometry ................................................................................ 18 APPENDICES A. Base Assumptions form and related information B. Recent Peak Hour Traffic C. Current Peak Hour Operation/Level of Service Descriptions/Fort Collins LOS Standards D. Short Range (2020) Background Peak Hour Operation E. Short Range (2020) Total Peak Hour Operation F. Pedestrian/Bicycle Level of Service —// LDELICH 821 West Lake Street TIS, February 2016 -7,1 [—ASSOCIATES Attachment 11 TABLE OF CONTENTS I. INTRODUCTION........................................................................................................1 II. EXISTING CONDITIONS.......................................................................................... 2 LandUse.........................................................................................................................2 Roads.............................................................................................................................. 2 ExistingTraffic................................................................................................................. 5 ExistingOperation...........................................................................................................5 PedestriansFacilities...................................................................................................... 5 BicycleFacilities..............................................................................................................8 TransitFacilities.............................................................................................................. 8 III. PROPOSED DEVELOPMENT.................................................................................9 TripGeneration............................................................................................................... 9 TripDistribution............................................................................................................... 9 Background Traffic Projections....................................................................................... 9 TripAssignment............................................................................................................13 SignalWarrants............................................................................................................. 13 OperationAnalysis........................................................................................................ 13 Geometry......................................................................................................................13 Pedestrian Level of Service...........................................................................................19 Bicycle Level of Service................................................................................................ 19 Transit Level of Service................................................................................................. 19 IV. CONCLUSIONS/RECOMMENDATIONS..............................................................20 LIST OF TABLES 1. Current Peak Hour Operation.................................................................................... 7 2. Trip Generation......................................................................................................... 9 3. Short Range (2020) Background Peak Hour Operation .......................................... 16 4. Short Range (2020) Total Peak Hour Operation..................................................... 17 --// LDELICH 821 West Lake Street TIS, February 2016 -71 I -ASSOCIATES Attachment 11 821 WEST LAKE STREET TRANSPORTATION IMPACT STUDY FORT COLLINS, COLORADO FEBRUARY 2016 Prepared for: Student Housing CSU, LLC 2249 Pinehurst Drive Middleton, WI 53562 Prepared by: DELICH ASSOCIATES 2272 Glen Haven Drive Loveland, CO 80538 Phone:970-669-2061 FAX: 970-669-5034 AW�, sir Project #1593 Attachment 10 A. Yes, on the fifth floor, in the northwest corner, we have proposed a common activity room that connects to an outdoor deck. 22.1 think with your mix of four and five bedrooms, that you will find that there is potential for rowdy parties, large gatherings, and unwanted behavior. How do you plan on controlling out of control parties, vandalism, loud music, etc.? A. We have an on -site resident manager who is on -hand 24/7 to monitor parties. As to vandalism, we have cameras in the hallways and common areas to deter property damage. Our experience in other projects, such as in Iowa City, is that the cameras are an effective deterrent. In addition, we have parents co-sign the leases and we inform parents when there are violations with the lease. 23.As property owners to the west, we are concerned about the overall aesthetics of the property particularly with the potential for the west facing balconies to become cluttered with junk and unattractive miscellaneous items. Students are known for storing bikes and other objects that don't fit into the unit and we are worried about the impact on how we enjoy our property. A. Thank you for this comment. Again, our experience in Iowa City is that this is not a problem. We have confidence in our onsite management to control balcony clutter. 24. It would help us if you prepared a perspective of the west elevation. A. We plan on providing a perspective of all sides as we move forward. 25. What about trash and recycling? Will this be enclosed or exterior? A. This will all be enclosed. 26. Do you have a loading zone for move -in and move -out days? A. We will be looking at providing a loading zone and guest parking spaces. 27. Are you providing any pedestrian / bike access to the south to Prospect Road? A. No, there is no access to the south at this time. 5 Attachment 10 A. Our traffic engineer has not yet completed the Transportation Impact Study. This will help us with the data on the number of cars that will be entering and exiting the site during the peak times. The City's Traffic Operation Department will then evaluate this Study and make their findings. 15. The church representatives will want to meet with your team outside this meeting to discuss various impacts associated with the proposed project, not the least of which is cars not only cutting through our parking lot between Prospect and Lake but illegally parking overnight as well. A. We look forward to meeting with the church to discuss all aspects of our project. 16. Your project will be unique in that you are proposing four and five bedroom units and not renting by the bedroom. What is your policy if only three out of four or four out of five tenants within a single unit come up with the rent? A. Our lease establishes that the unit as a whole is responsible for the full month's rent. We are comfortable with this approach. 17.1 think this project will have a hard time complying with the compatibility standards of the Land Use Code, particularly the standards in Section 3.5. 18. What about emergency access for the Poudre Fire Authority? A. We have met with P.F.A. and we are aware of the access issues. There are a variety of methods by which to comply with access that are under consideration. At this stage, we are investigating a combination of building and site designs that would resolve the issues. One approach would be to treat the building as if it were a high rise where the building itself provides for fire access and life safety. 19. What are the proposed Lake Street improvements? A. Lake Street will be improved per the design agreed to between the City and the C.S.U. in the Intergovernmental Agreement that addresses the impacts associated with the new stadium. This includes two travel lanes, on -street bike lanes, and eight -foot wide attached sidewalk. These improvements will be constructed by whatever entity goes first, with the other entity then reimbursing for the expenses. 20. Back to stormwater detention, will you be matching existing grades or do you need retaining walls? A. We intend to match existing grades. 21.You mentioned that there would be some rooftop activities? -19 Attachment 10 8. 1 see where you have four ground -floor units with exterior entrances along the north elevation facing Lake Street. Will there be similar units facing east? A. No, the ground floor units on the east elevation will have individual balconies but no exterior entrances like on the north elevation. 9. I'm concerned about your proposed parking ratio. It looks like that on a per bedroom basis (400) you are providing only 50% (200) parking spaces. Are you sure this is enough parking? A. Our approach to parking is that with our close proximity to campus, our parking demand will be less that what would otherwise be typically needed. In addition to one bike parking space per bedroom, we plan on providing a car for sharing much like a Zip Car. We are also considering providing a van that tenants can check out for various activities such as excursions to the mountains or other destinations. 10. Where will you be putting the 400 bike parking spaces? A. We have not yet finalized this aspect of the design but our thinking is that there would be about 50 — 60 spaces in the southeast corner of the at -grade, under - structure parking area. We are thinking there would also be parking below -grade as well. And, in addition, there would be some bike parking located in exterior bike racks. 11. Where is the stormwater detention? A. Based on our preliminary design, the stormwater detention will be placed along the south end of the parcel. Depending on how much volume we need, some of this detention may wrap around a portion of the east and west sides. Detained flows will then be released and conveyed to Lake Street as the outfall. 12.The structure looks massive. It needs articulation. A. Thank you for this comment. We are in preliminary design and expect the architecture to be refined as the project moves forward. 13.The project is too dense. A five story building is too high. 14. I'm concerned about the number of cars having only one outlet to Lake Street. I know you are counting on most tenants heading over to campus but I have observed cars exiting Rams Crossing every morning on a daily basis just like typical commuters. I think you are going to be loading up Lake Street to the point where your tenants will want to cut through the church parking lot over to Prospect Road. K Attachment 10 2. Will all the units have balconies? F.LWM 3. Could you elaborate on the setback from Lake Street? A. The setback from the front property line will be 30 feet at the main entrance in the middle which is then flanked on either side by ground floor units 15 feet setback from the front property line. In the case of Lake Street, the front property line will be at the back of the proposed eight -foot wide attached sidewalk. 4. What about the side yard setback along the east side? A. The east side yard setback is about 12 feet. 5. Will there be landscaping along the east and west sides? A. Yes, we plan on providing foundation shrubs and we intend on planting trees where there are no conflicts with stormwater detention or utilities. 6. As adjoining property owners to the west, we are concerned about how the building, and its parking and activity areas, impacts our property. Presently, we have a solid wood fence which may not be sufficient to buffer our property. Could you describe your approach to buffering our property? A. As mentioned, the west elevation will be articulated and feature the same mix of materials as the front elevation. The courtyard wall is the at -grade parking structure and it will only be one story in height. With the courtyard, the full height of the building is reduced along the west. At this time, the landscape plan is conceptual but we will make an effort to place as much landscaping as feasible along the west property line. We would like to work with the church on a mutual solution to fencing along the shared property line. 7. How much outdoor activities will there be outside the courtyard? Are there walkways around the building? Are there multiple entries along the sides and rear? What can we expect in terms of your tenants congregating and socializing outside near our properties? A. There are two stair towers on each side of the building. But, we expect most residents will choose to enter and leave the building from the front because that is where the elevators are and the north side of the building is in the direction of campus. Other than walkways for the stair towers, we are not planning on providing any outdoor amenities other than within the enclosed courtyard. 2 Attachment 10 NEIGHBORHOOD INFORMATION MEETING PROJECT: 821 West Lake Street Multi -Family Apartments LOCATION: 821 West Lake Street (Currently the Beebe Christian School) DATE: December 9, 2015 APPLICANT: CONSULTANTS: Randy Bruce, KNB Architects Linda Ripley, Ripley Design Nick Hawes, Northern Engineering Matt Delich, Delich and Associates CITY PLANNER: Ted Shepard, Chief Planner As proposed, the project consists of demolition and re -development of the Beebe Christian School at 821 West Lake Street. There would be approximately 100 multi- family units located in one five -story building. There would be about 400 total bedrooms arranged in a mix of bedrooms per unit. Some units would feature four and five bedrooms. Leasing is by the unit, not by the bedroom. Approximately 200 parking spaces are proposed with roughly 140 spaces located below grade. In addition, parking would also be provided at -grade under the structure. There would be one bike parking space per unit. The project includes a clubhouse, pool and indoor amenities and an outdoor courtyard. The site is 1.8 acres and zoned High Density Mixed Use Neighborhood (H-M-N). Unless otherwise noted, all responses are from the applicant or consulting team. Questions, Concerns, Comments 1. We represent the adjoining property to the west and could you further describe the west elevation and how the courtyard relates to the building? A. The courtyard is at -grade and fully enclosed by the building so outdoor activity area will be completely screened from the west. Along the west elevation, the courtyard is formed by the one-story, at -grade parking garage. We have not yet finalized the design of the exterior wall of the parking garage but we know it will some openings for air circulation. We intend to carry the architecture around to all four sides so the west elevation will not look inferior to the balance of the building. LAKE STREET APARTMENTS BEING A REPLAT OF LOTS 8, 9, 10, AND PORTIONS OF LOTS 7, 11, 16, 17 & 18. BLOCK 2, COLLEGE HEIGHTS, LOCATED IN THE SOUTHWEST QUARTER OF SECTION 14, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH P.M., CITY OF FORT COLLINS, COUNTY OF LARIMER. STATE OF COLORADO PF� LAKE STREET IN PUBLIC ..PEP PUT OF COLLEGE HEIGXTSI 1 INIBW']4'6TE H)6T r OlL�inK LJr r caLtEE r[canP Iw 11 I NPtlr�W,JP.YI 'u.ra.�e. n,.. 8 FE or n E PROSPECT ROAD FGPVPEP 1 / PLPL IPO'OE;CIXIFGE XEIGNT31 f _ IX RIIF IW.! o®mm® LEGEND NORTH 1 MI LAKE STREET APARTMENTS BEING A REPLAT OF LOTS 8, 9, 10. 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"D�LIGHT FIXTURES' "B, C, & E" .1MMM L}WI.�L tF r...s � SI IF uoHrir,�L ill V LAKE STREET APARTMENTS PDP SUBMITTAL ® iY6M�l PHOTOMETRIC PLAN m n�.me MWINO NIIIBER'. 6OF8 Ag ISM', is. ■N 1 qF 'R�F7`p IF�f /\t � _ v ii IY'lliliiililfll�l.ii �i/i, i�I ■/I� a■q? i IFT i'. /■ qua �?"Nns iM iN !M _... �� .{Wi��f '-0.i, /N. ■!'_ /6 'P N� G/i6 e_ NH I 01 IRV SOUTH ELEVATION Exterior Elevations Lake Street Apartments f Fort Collins, CO March 28, 2016 "othePbruce LAKE STREET ELEVATION Exterior Elevations Lake Street Apartments Fort Collins, CO IMTO March 28, 2016 knotbelbruce "Bali aMmwmmo- IS WOON UPS TREE PROTECTION NOTES GENERAL LANDSCAPE NOTES r. NONm«.w.wMN t,r�rgxum Na NETwmwwureealr¢dxo.ldYe. epeebYrm�rnTe. „N, ... �Ym.wnmwmFMwweQMOQua.].xr .e111ppeyapyx NpE YrtLRJM4NFpirdn9F.rM rO.MW VK bIpNEYA.IEOM.YY mY1n NLbwMM]IVM16m MIMNY wiw�MNlR)w1Y.lQ.TYNbFVNwlr4M'a n.14.1E1 .Y 111IDFL4L z wmwMwure bNry N.oTecnomenxo Me MY wwrexawTdnu rrla wJ0'Y°Re°w]L� ......E.s. 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Al A Mn .Fn o=I.w m-11111 fI NL ..1 wEAVflCYB .denrl IM. nos+eL:nnoy xenMrcY-EE N uvurN�rwm Naasomsow xdnTwmNN acneee I x. wiN gdoeaotla ro elowlNtlE and ErelrtlNrlr YI imNUTaliplarcacwFc+�mlFtl l`�mva�wl�n ooa '"L'avwvs ..QTxE TO. OF A MI Oi ieYavYNrM vnxlnw Qu➢iMOnwcrw�i. i u�xxExFx W wa-Y.BE WNYENYLEeq]®YEYIFIedM MPLI x..F ExF.NrY,Y.ww e,,.Eraww.laYoanE]przrT.uM roxuiTaLE.a TNFn.F i"N°o'xu°i"wBOuzwlnax'v�Tw'�sbrnE'�vnEmlen�r`m`Y mans w r.xoecN+o.xNF re wmwarlrrwEloxE..mE..o.o wmuCEUN.'lu[fM[i eudYEONEIMIIFYLEIOb®NO Rv./LN..n IAxMM11YMmOlIJr. ,X\ , . TREE PLANTING DETAIL - STEEL POSTS vM. q�]ap]�N�uNJ]u•eFaENFx..xnm�xsmlEFrtl6xeFlv.Eo.wuE _®� TM�WN .,I.E.e:Lo..xoY.....lew.w.eF..a.xo.etws.TmwEwe.revminec .:I�Eiw.:r��•rIG w...l... Wiiee.iwN[e.Npw�ywrTREEEtwYi9�'.laNl! .wrnwln -aw�0 sw.r ww.wru IX Tn reTYlNMe9M.ulLICwT4YNfln YEeIwEETTlwe9MRul26 .m 'eira.wl ----e WMN! WJ.WLK.1 N9YXrtYrYaI YCExNG IIE6, MIO law xlFlIn Ere.r2lx FIEFF e MKMM0FNL4WFGNrICYW sIEN.gdOMAWIINMYdTYT.xQ I,OlM, tliFO11En MOTYQ On CM.Ne NO1TM'�IAdLWbI' FrEYxli iExIpETWIfMYLE..�CdEecnwl-II N.Tdrt.1411xFW{Ed Fw.BBIe! � EMMATIb QN61c0m.i MLPEtTixrwwn.ileYT• TM' / .nsm..uaa.eso� 1YYNM. NIr PINCe.. earRpnNTL1RIMg1Ed OF nK nYlEn YO.ENaf ERTw QINMpMYedYdFN QYIX � gaWlY a.wrbllbMW MOWN' EnEIprtQMn.eTlle.11WI0.N0 n..pe Ecn Yumlr ro mwd oxEx E.Qllptl ]!p ®.I]ro ro E wvnYuo wnliw iEuow0A116Wrrlutl0�w�ii EEEEl�oawuo�Nome'�xwY�wmeEa.d nw�vlxowTxxwoxrorww, my*NEVL']axEMsrcQmaYF]�rm NrrNTNLLon Ye Yaixeoror NNxn«YEMddEmvdubM EWFIINrC. MMiM%9TYOMiT1YlAlydelCIIIBMNdILL YwcEx..Me. pxrxLtl. I1MO Lp.l LEMWx!MiMNx4 WeDIM NMp WYIE1l.M WIx All OFFI GlblaETlP.x'LrMM1Bl1edMTmal.OfwlNEldlb6ld OIrF/alwENrIIXMOTNOn wvTd.EF Q uYr..tl Eer.n d.xs NAIL It. arNx 1 E.EQOMONNFF ICGnpllwrEYliE WleNadlw1NQ101-Y RirdnYn mallAldMxf..VN.WIIY.OWWltl1EE1MY. Ott,", o Ew�rx�ie P�NNMnM�I ��aTxTEPYiLYfiEwNo�aEwirneeiuQl uTEorEu rylllMC® ILLQMMrIPMN. beuEE.vF11LCEnd WSTruH vwmxrnllWN E OIr.IOIIYO WFnY1Tb. ..w.ltl.narrpvurwlLwnm..w.nnmMQ raw Fau 'It...TORr MMLI E lelW FWEw.FnQN YUFNPYFItrFMoxE)@IFd Fa RTRdaMFFNeIOwNEW Fw3lE fwrflxll{FalQ etFFF E. r£vOnM tE.W QKO dIMxOrEU FO1Y1 (, CONIFER TREE PLANTING DETAIL- STEEL POSTS x�pN mwr.rN� .Isr�w TM�w - hV x' 'w.aa. wiN.w w TM �a�ExN.� w..,...m..r.e F....�...ol�,,.o. Noa rrmroNow mulpd.mtlJienrup oar. SHRUB PLANTING DETAIL $ METAL FENCE DETAIL v wns w+. .IXem Inca LAKE STREET APARTMENTS POP SUBMITTAL LANDSCAPE NOTES d DETAILS O�MP dxE duwr±a nuE6EM1 5OF8 A PLANT SCHEDULE Q..a..�.o.. r �wu ... OY . I.•.!•Y.NIVONM KW%Pv ..Wxppv,w.en 0 • ......� .o.. F iT. RI wM• O�w a r.xn.rmrawwua e.n ie.e.eure e.ee e.w¢ (��e / ec. a ne.,emw.ouaxrw.r r.erwav+w �a wu � ms.e.ww�rnwawn•.r OA e.0 . we�•.waameuuu,•urvrnsE arne� mu � ��rxwev er avr�ir9.uE Oas , aaw.eeena•ensrtw.a+.w ®L J we uwx..xr amcE�.xa �r�•cum LEOEND o�m Oee•MaW.W O.®WeFae�.Vl•�er6 nw�p 61 TREE SPECIES DIVERSITY SgEsm== moo moo moa 0oa moo moa moo wool moo moo mom WATER USE TABLE 0000 LAKE STREET APARTMENTS PDP SUBMITTAL 16 YY r rr.•=Frr.M�..w.. ••• yr .�.�. ^L�:�.Ss�_�.__ w .r ew•r � m Ads 40F8 TREE MITIGATION SUMMARY PROVIDED TREE MITIGATION moo �00 �00 �ntifmawa�ommwxneavn ro ripnnammnnoa�mwwxnma�+m no n..�nnnwNa.rw.sn� u rorr �wsore.uxra�wmma � ��vra.rem...iv �wie.e oenr�mww.a.sre.»rman ranrox �vna sa+.-�..oxr.wrmava..0 ra.+.se.w�ecno..orm LAKE STREET TREE MMGATION LEGEND APARTMENTS � � evr�om iy� ®anaros � nrecw.u¢ was PUP SUBMITTAL c.rwews� COIW fl14lYII�M QIfY®OVMMfMN.IOO.ILYIIOOlM4111 fXMAP01 .giwuN.w �I1LLI�C1e.I�YlOY10f�P.l U©©©®® o©oeom o©Doom omeeo� o®0000 io®©eom omeaa� omm©mm m®oeo� omeeo� omoo0m sam0000 m®0000 ©m©eon mmaa0� iomo�o� to®0000 om000� i©®moos omo©omo �om000m iv®©Dom omo®©m �00000m omoao� om©eon �oo�®mm 0000©om ©©©Dom om®Dom 000©am omo®om ommo© ©m©o© omo©omo o©Doom omo®mm oa©Dom 000�om omo®om omo�om o®mm0m omm�m� 0m00o� Om©00�uI�:. omsee� 00000� 0®000- a.. j FOUR gg�� Rpppp F�420 S.F.ROOM _ 1 STAIR; FOUREp�pp � SF M FW 1452 452DS.F.M S.F. �- COMMONS - 24 BIKE STALLS TRASH _ THREE BEDROOM FOURATIS?1M S . ELEV.. 62 BIKE STALLS 7I ELEV. -- COMMONS � � I 1 i I rJ � HOT TUB L'"' ' < THR�IOM FOUR M9�O4ERO POOL .LOT AREA: 78,710 S.F. GROSS BLDG. AREA: - TOTAL GROSS BLDG. AREA. 170,120 S.F. L:":2 -- - .UNIT MIX: 5STORY H T TU'"" TWO BEDROOMS - 2 THREE BEDROOMS - 35 FOUR BEDROOMS - 46 FIVE BEDROOMS - 19 (/ UNITS: 102 BEDROOMS: 36B i I ✓ I FOUR4BE�ROOM IMECH. 9 f - FIVE 1745 S0 i 43 PARKING STALLS IMFPGENCY GEN_ $TAI4 r- -r -�i 114 BIKE STALLS �I STAIR FOUR 4BED( M 70 Sr MAIN FLOOR PARKING DIAGRAM NET AREA: 15,736 S.F. NETGROAREA. 215,736S. GARAGE: 19,629 S.F. MEOl ELEV. CAS METERS . 33 BIKE STALLS 90 BIKE STALLS 131 PARKING STALLS ELEV. MECH Aire STAIR .SO BIKE STALLS 3D 61KF STALLS BASEMENT PARKING DIAGRAM +' �1b, ," �Ism T16, hmt land planning landscape architecture urban design entitlement -a NOR rr I■ � ■ f SCALE:1 "=40' Attachment 1 Planning Objectives - PDP Lake Street Apartments Page 2 of 2 purchased the adjacent land to the east and moved the entire building east. They have also worked with the Church to mitigate visual impacts and parking concerns. The current parking ratio is .65 spaces per unit. This exceeds the required minimum of .37 spaces per unit. In addition, on -street parking is allowed along Lake Street and there is a loading zone space within the site. This site is adjacent to the CSU campus and a block away from the proposed stadium. It is anticipated that the majority of the vehicles are parked long term and only moved occasionally. Current negotiations with the adjacent church include the installation of a gate on their property to prevent students from parking in their lot. Owners: Student Housing CSU, LLC 2249 Pinehurst Dr. Middleton, WI 53562 Partners: Mike Fisher Jim Corcoran Jeff Stentz Don Schroeder Tim Stracka 0'4�� - Tc-� Attachment 1 land planning landscape architecture urban design entitlement Lake Street Apartments (821 West Lake Street) Project Development Plan Narrative: The site is adjacent to the CSU campus and the proposed development is a high -quality apartment community designed for a predominantly student population. Two, three, four, and five bedroom units make up a total of 102 units which will be rented by the unit. There are 253 parking spaces included in the development divided between surface parking and an underground parking structure. The site design places the active spaces on Lake Street, parking to the rear of the site and residential apartments around a generous landscaped courtyard and outdoor amenity center. Pedestrian circulation is convenient with the main building entry located on the Lake Street facade leading directly to a well-appointed lobby and community facilities. Private, direct - access apartment entries will be provided to the first floor apartments that front Lake Street to provide an engaging pedestrian -scale facade. The vehicular circulation is minimized and will enter from Lake Street along the east property line and provide access to the under -building parking. The majority of the parking will be located underground with the balance of the parking located under the building on the first floor level and screened from view with architectural and landscape elements. The impacts of the cars and parking on the surrounding properties are minimized. An intensively designed hardscape and landscape environment is planned for the Lake Street frontage and courtyard space. The landscaped courtyard will provide a social gathering space for the residents and include an outdoor cooking station, fire pit, pool, hot -tubs and seating for casual dining and conversation. Care was taken to preserve large existing trees around the perimeter of the site. The site drainage patterns that exist now will be maintained with storm water generally flowing to Lake Street. Storm water from the new development will be collected and detained underground at the rear of the site, treated and released as required by ordinance to the Lake Street right-of-way. The building is designed using a craftsman -style architecture that is chosen for compatibility with the adjacent CSU campus and as suggested in the West Central Area Plan. A locally sourced stone veneer, wood and steel trim details will be used in combination with a synthetic stucco and fiber -cement siding for an attractive and durable exterior. Using the Craftsman styling, the five -story building will have articulated facades and step-downs to mitigate the size of the building and to provide a transition to the adjoining neighbors. During the neighborhood meeting the Plymouth Congregational Church raised concerns about the proximity of the building to the shared property line. In response, Student Housing, LLC has Agenda Item 6 6. Findings of Fact/Conclusion: A. The P.D.P. is in compliance with the West Central Area Plan. (1.) This is because, in a broad sense, the P.D.P. complies with the land use and density expected for the H-M-N zone district. Since the Plan confirmed the purpose, density, height and development standards of the H-M-N zone, the P.D.P. complies with this aspect of the West Central Area Plan. (2.) The Plan, however, also provides considerable guidance to ensure that development in the H- M-N zone is compatible with the surrounding area. As noted, the site is located between an existing apartment building on the east and a place of worship on the west. And, it's across the street from the CSU Main Campus. The two residential properties to the south are buffered by landscaping and an 87-foot setback. Given this context, the P.D.P. is found to be compatible with the surrounding area. (3.) The P.D.P complies with the Plan by employing features reminiscent of the Craftsman architectural style. The perspective views indicate that the extent of articulation and modulation reduces the large mass and scale of the building and meets the expectation of the Plan. B. The P.D.P. is in compliance with the applicable standards of the High Density Mixed -Use zone district of Article Four. C. The P.D.P. is in compliance with the applicable General Development Standards of Article Three. RECOMMENDATION: Staff recommends that the Planning and Zoning Board make a motion to approve the Lake Street Apartments P.D.P. #PDP160007, based on the Findings of Fact found on page 10 of the Staff Report. ATTACHMENTS 1. Applicant's Planning Objectives (PDF) 2. SITE PLAN (PDF) 3. Basement Floorplan (PDF) 4. Main Floorplan (PDF) 5. Landscape Plan (PDF) 6. Rendered Elevations (PDF) 7. East View Perspective (PDF) 8. Lighting Plan (PDF) 9. Plat (PDF) 10. Neighborhood Meeting Summary (DOCX) 11. Transportation Impact Study (PDF) 12. Email from Citizen (PDF) Item # 6 Page 9 Agenda Item 6 protect the adjacent neighborhood. Such amenities may include passive open space, buffer yards, on - site management, recreational areas, plazas, courtyards, outdoor cafes, limited mixed -use restaurants, parking areas, sidewalks bikeways, bus shelters, shuttle services or other facilities and services. In compliance with the standard, the P.D.P. includes: • Parking at a rate that exceeds the required minimum • Car -share service • Outdoor courtyard, pool and second level deck • Indoor amenities • Passive open space Combined, these features mitigate the impact on the surrounding neighborhood due to the increased number of persons per unit in compliance with the standard. K. Section 3.8.30(D) - Multi -Family Dwelling Development Standards — Block Requirements: (As mentioned, since the P.D.P. is within the T.O.D., Section 3.8.30 subsections (C) Access to a Park, Central Feature or Gathering Place, and (E) Buildings do not apply.) This standard requires that multi -family development be arranged in a pattern of blocks with each block not to exceed seven acres. At least 40% of the block face must be a building, plaza or other functional open space. In response, the subject site represents the redevelopment of two parcels that are confined by existing development such that there is no established block pattern along Lake Street. The building frontage along Lake Street represents 72% of the lot total. 5. Neighborhood Information Meeting: A neighborhood information meeting was held on December 9, 2015. A summary of this meeting is attached. A wide range of topics were discussed. Representatives of the Plymouth Congregational Church expressed concern about the level of quality of the west elevation of the building and about the potential for tenants to cut through their parking lot as a short cut between Prospect Road and Lake Street. Other more general concerns centered on increased traffic, sufficient parking, adequacy of stormwater quality and detention and the quality of the architecture. Finally, issues related to property management and various operational aspects related to student behavior were raised although not a purview of the Land Use Code. Overall, the various issues have been addressed in a satisfactory manner. In particular, the west elevation of the building has been upgraded and the applicant has agreed to install an operational gate at the driveway entrance to Lake Street on the Plymouth Congregational Church parking lot. With regard to fencing, the applicant has agreed to remove the existing church fence and replace it with a six foot high se64weed fence with masonry columns. With regard to parking, since the neighborhood meeting, the project has been reduced in the number of bedrooms from 400 to 388 and increased the number of parking spaces from 200 to 253. This raises the ratio of parking spaces to bedrooms from .50 to .65. Item # 6 Page 8 Agenda Item 6 Parking is distributed in the following manner • 73 surface spaces 43 at -grade, under -structure spaces • 137 below grade spaces There will be 38 compact spaces, 15% of the total, well below the 40% allowed. G. Section 3.4.7 - Historic and Cultural Resources: There are no structures adjacent to the site that are designated, found to be eligible or potentially eligible as having any historic significance. H. Section 3.5. 1 (B) (C) (D) (E) (F) - Building and Project Compatibility This section of the General Development Standards is superseded by more specific standards in Article Four. The standards in Article Four are considered more specific and, therefore, in accordance with Section 1.7.2, prevail over the standards in Article Three. I. Section 3.6.4 - Transportation Level of Service A Transportation Impact Study (TIS) was completed for this P.D.P. The evaluation utilized Fort Collins specific trip generation rates for apartment projects (calculated by the bed, not by the unit) in the vicinity of Colorado State University. The Study assumed that there would be 400 beds and the final plan is showing 388 bedrooms — as such the TIS is conservative. The following conclusions can be drawn from the study: • At full development, the project will generate approximately 1,060 daily vehicle trip ends, 76 morning peak hour vehicle trip ends and 168 afternoon vehicle trip ends. • The operation of the intersections at Prospect/Whitcomb and Shields/Lake intersection as well as the proposed driveway entrance is acceptable both in the current condition and upon full buildout of this development. No improvements are required. • Acceptable level of service is achieved for pedestrian, bicycle, and transit modes based upon the measures in the multi -modal transportation guidelines. • A pedestrian connection will be provided to the adjoining apartment complex (Blue Ridge Apartments) and the P.D.P. provides for a future walkway connection to the south if and when the adjoining property redevelops. • Currently, Transfort serves this area with Routes 2,7,19 and 32. The site is also within one- half mile of the Around the Horn transit service which is the free on campus shuttle with a stop at Prospect and Center Avenue. J. Section 3.8.16(E) — Increasing the Occupancy Limit: This section requires that with respect to multiple -family dwellings that propose more than three bedrooms per unit, additional amenities are provided in order to adequately serve the occupants and to Item # 6 Page 7 Agenda Item 6 L. Section 4.10(E)(2)(b) —Parking Lots: The surface parking lot is located to the west side and rear of the site. Landscaping will be provided to help screen this parking lot from Lake Street. 4. Compliance with Applicable General Development Standards: A. Section 3.2.1(C)(D) -Landscaping and Tree Protection The P.D.P. provides for a variety of trees and shrubs behind the attached sidewalk on Lake Street and on all four sides of the building. Foundation shrubs are provided around the perimeter of the building that does not face the driveway or parking lot- B. Section 3.2.1(E)(4)(a) - Parking Lot Perimeter Landscaping As mentioned, the surface parking lot is located to the west side and rear of the building in order to minimize the view from Lake Street. The western edge of the parking lot directly adjoins the Plymouth Congregational Church. Accordingly, the west property line is screened by a six-foot high solid wood fence accented by masonry columns. The applicant has agreed to remove the existing fence owned by the church. A continuous row of plant material will be located between the fence and the parking stalls. C. Section 3.2.1(E)(5) -Parking Lot Interior Landscaping Since the surface parking lot contains less than 100 spaces (73), 6% of the lot is required to be in the form of landscaping. The P.D.P. meets this minimum standard by providing landscaping in the form of islands and along the entrance drive. D. Section 3.2.2(B) - Access Circulation and Parking The site is an infill location surrounded by existing development and Lake Street. A pedestrian connection will be provided in cooperation with the Blue Ridge Apartments to the east. A future connection to the south is provided for in the event that the adjoining property re -develops. Both of these pedestrian connections are placed in access easements. There will be only one driveway access from Lake Street. There are no other opportunities for any future driveways to adjoining properties. E. Section 3.2.2(C)(4) - Bicycle Facilities: With a total of 388 bedrooms, 403 bicycle parking spaces are required with 95% (383) to be enclosed and 5% (20) in fixed outdoor racks. The number of bike spaces, and their allocation to enclosed spaces, exceeds the minimum requirements. Bike racks are distributed throughout the site but mostly within the at -grade under -structure parking lot. F. Section 3.2.2(K)(1) and (L)(2) - Parking Lots - Required Number of Spaces and Compact Spaces The project is located in the Transit -Oriented Development Overlay Zone. There are 2 two -bedroom units, 35 three -bedroom units, 46 four -bedroom units and 19 five -bedroom units. This number of units, at the proposed mix of bedrooms, requires a total of 144 parking spaces. The P.D.P. provides 253 spaces thus exceeding the standard by 109 spaces. In addition, the project provides for one car -sharing vehicle for use by all tenants Item # 6 Page 6 Agenda Item 6 As mentioned, the north -facing doorways along Lake Street allow the building to establish a connection to the public street as well as to the larger neighborhood. The fact that the apartments are student - oriented and that the building faces the Main Campus further connects the building to the surrounding area. G. Section 4.10(E)(1)(c) — Front Yards: The front yard between the street and the building ranges from 20 to 37 feet (with the primary wall plane at 23 feet). This area is landscaped with a variety of trees and shrubs. The main entrance and the four individual unit entrances are all accented with architectural details. H. Section 4.10(E)(1)(d) —Roof Form: The building features a symmetrical series of sloped overhangs and dormers at the top of the fourth floor. The overhangs are supported by decorative brackets evocative of the Craftsman style. The fifth floor features a flat roof. The use of the two roof forms is balanced. Neither the sloped or flat roofs dominate the architectural character of the building. I. Section 4.10(E)(1)(e) — Fagade Variation: The facades are articulated with a series of repeating modules that are separated by changes in the wall plane. Windows and balconies are repeated in a common pattern. Variety is achieved by a mix of exterior materials that includes stone veneer, board and batten siding (vertical pattern), lap siding (horizontal) and standing seam metal accent roofs. J. Section 4.10(E)(1)(0 —Outdoor Activity. As mentioned, the street -facing elevation includes five entries, each with its own accent features. On all four sides, balconies are provided. In addition, there is an outdoor, south -facing courtyard that is framed on three sides by the building. This area includes a pool. On the second level, a south -facing deck is provided over the surface parking lot. K. Section 4.10(E)(2)(a) — Site Design — Street Sidewalks: A new sidewalk will be constructed along Lake Street. In compliance with the WCAP, this sidewalk will be eight feet wide and attached to the curb. Normally, new sidewalks are five feet wide and detached. But, as part of a future capital project, this walk will be separated from the travel lane by an on -street bike lane. This bike lane, in turn, is protected from the travel lane by a raised landscape planter bed. This feature is similar to a landscape median except that it will not be in the middle of the road. With eight feet of width, the attached sidewalk is expected to accommodate a high volume of pedestrians providing a high level of access to south campus destinations including the stadium. As noted, the future capital project acknowledges that Lake Street will carry an increased level of bikes and pedestrians due to its location at the south edge of the Main Campus and as the only public street serving the new CSU Stadium. The right-of-way will be widened to 75 feet from the existing 60 feet. The additional right-of-way will be on the north side of the road. There will still be a two-lane cross- section with on -street parking on both sides. The new concept of installing a planted buffer between the east -bound travel lane and the on -street bike lane is designed to implement a low stress bicycle network on the public streets around the Main Campus. It is expected that CSU will install the new cross-section as part of the Stadium mitigation. Item # 6 Page 5 Agenda Item 6 architectural styles (and their various derivations). These styles are well -accepted and should serve as a starting point for achieving neighborhood compatibility." In general, the P.D.P. complies with the broad parameters of the policies of the WCAP. More specifically, however, the design guidelines of the WCAP will be considered in the evaluation of the P.D.P. by the standards of Articles Three and Four of the Land Use Code. 3. Compliance with the Applicable Standards of the H-M-N Zone: A. Section 4.10(B)(3) —Land Use: As a residential use consisting of more than 50 multi -family dwellings, the P.D.P. is permitted in the H- M-N zone district subject to review by the Planning and Zoning Board. B. Section 4.10(D)(1) —Density: The P.D.P. contains 102 dwelling units on 2.45 acres for a density of 41.6 dwelling units per acre which exceeds the required minimum of 20 dwelling units per acre. C. Section 4.10(D)(2)(a) —Dimensional Standards— Maximum Height: The P.D.P. is five stories which is the maximum allowable height. D. Section 4.10(D)(2)(b) —Dimensional Standards— Setbacks: This standard requires that for all setbacks, building walls over 35 feet in height must be setback an additional one foot beyond the minimum required, for each two feet of wall that exceeds 35 feet. Since West Lake Street is classified as a collector street, not an arterial street, the minimum required setback is 15 feet per Section 3.5.2(E)(2). (Since the front elevation is well -articulated with various recesses and projections, the setback is measured from the primary wall plane.) The building is 50 feet high for floors one through four. The standard requires these floors to be setback from Lake Street by the minimum required 15 feet, plus the eight additional feet, for a total of 23 feet. (50'-35' = 15) (15' / 2 = 8') (8'+15' = 23'). In compliance, the first four floors are setback from Lake Street by 23 feet. The building is 60 feet high at the fifth floor. The standard requires that this floor be setback from Lake Street by the minimum required 15 feet, plus 13 additional feet, for a total of 28 feet. (60'-35' = 25) (25' / 2 = 13') (13' + 8' = 28'). In compliance, the fifth floor is stepped back from the fourth floor by a range by five to nine feet resulting in a setback from Lake Street ranging between 28 and 37 feet. E. Section 4.10(E)(1)(a) — Buildings— Doorways Facing Streets: The main doorway is located in the middle of the north elevation and faces Lake Street. This entrance is prominently featured with architectural details. In addition, in order to further activate the street, four additional entrances to individual ground -floor units, two on each side of the main entrance, also face Lake Street. These four entries are highlighted by stoops, railings and overhangs that are subordinate to the main entry- F. Section 4.10(E)(1)(b) —Relationship of Doorways to Streets: Item # 6 Page 4 Agenda Item 6 2. Compliance with the West Central Area Plan: The West Central Area Plan was adopted in March of 2015 as an update to the 1999 Plan. The WCAP provides a vision and policy direction for the neighborhoods generally bounded by Mulberry Street and Lake Street on the north, Shields Street and the Mason Corridor to the east, Drake Road to the south and Taft Hill Road to the west. One of the primary visions of the Plan relates to Land Use and Neighborhood Character and that the Plan promotes: "LU: Vibrant and diverse neighborhoods that provide a high quality of life." In addition, the Plan acknowledges that with close proximity to CSU there is an ongoing demand for student -oriented housing. Consequently, the Plan promotes: "LU3: New development that is compatible with existing development." The P.D.P. is located in the High Density Mixed -Use Neighborhood zone district. This area is described by the Plan as follows: "This area is expected to build out in accordance with the existing zoning, with residential density at a minimum of 20 dwelling units per acre. While five -story buildings are allowed, the height, mass and scale of buildings will be critically evaluated to achieve compatibility with adjacent development and to positively impact the neighborhood and community. The allowable density and proximity to campus create opportunities for mixed -use buildings and campus -related uses as well." "Significant new development/redevelopment anticipated on vacant parcels, potentially resulting in change of use or intensity." Under the Neighborhood Character section, the Plan states: "The height, mass and scale of new development in the HMN zone district should be compatible with adjacent development and sensitive to the context of the area. Additionally, new development should be pedestrian -oriented, mixed -use and contribute to a vibrant streetscape to support and integrate with surrounding neighborhoods." With regard to multi -family near campus, the Plan states: "Multi -family redevelopment and infill should emphasize compatibility with adjacent neighborhoods and relate to a dominant residential character. The guidelines emphasize means of articulation or modulation to reduce large, monotonous masses and feel more residential in scale. In addition, consistent yet varied rooflines, front porches, human -scale detail (such as brackets/corbels and consistent fenestration patterns) are encouraged. Commercial -type multi- family structures lacking these elements are discouraged. "Land Use Policy 1.9 - Neighborhood Character: The height, mass and scale of new development in the High Density Mixed -Use Neighborhood (HMN) zone district...should be compatible with adjacent development and sensitive to the context of the area." "Land Use Policy 1.10 - Emphasize and respect the existing heritage and character of neighborhoods through a collaborative design process that allows for neighborhood dialogue. The neighborhoods are generally characterized by Craftsman, Prairie and Mid -Century Modern Item # 6 Page 3 Agenda Item 6 1 mch = 1.000 Feet Lake Street Apartments 1. Background The surrounding zoning and land uses are as follows: N: Not Zoned CSU Main Campus -Arboretum S: H-M-N Existing Single Family Detached E: H-M-N Existing Multi -Family (Blue Ridge Apartments) W: H-M-N Place of Worship (Plymouth Congregational Church) The two subject parcels were platted as part of College Heights Subdivision, approved in 1926. The existing single family house and the Beebe Christian School have been established for decades. Item # 6 Page 2 Agenda Item 6 PROJECT NAME LAKE STREET APARTMENTS PDP#160007 STAFF Ted Shepard, Chief Planner PROJECT INFORMATION PROJECT DESCRIPTION: This is a request for a five -story, multi -family apartment building consisting of 102 dwelling units. The project consists of demolition and re- development of an existing house at 801 West Lake Street and the Beebe Christian School at 821 West Lake Street. There would be 388 total bedrooms arranged in a mix of bedrooms ranging from two to five bedrooms per unit. Leasing would be by the unit, not by the bedroom. There would be 253 parking spaces divided among surface, under - structure at -grade and under -structure below -grade. The project includes 403 bicycle parking spaces, clubhouse, indoor amenities, pool and an outdoor courtyard and deck. The site is 2.45 acres and zoned High Density Mixed Use Neighborhood (H-M-N). APPLICANT: Student Housing CSU, LLC c/o Ripley Design 419 Canyon Avenue, Suite 20 Fort Collins, CO 80521 OWNER: Student Housing CSU, LLC c/o Mr. Mike Fisher 2249 Pinehurst Drive Middleton, WI 53562 RECOMMENDATION: Approval EXECUTIVE SUMMARY The P.D.P. complies with the West Central Area Plan. The P.D.P. complies with the land use and development standards of the High Density Mixed -Use Neighborhood zone district of Article Four. The P.D.P. complies with the applicable General Development Standards of Article Three. Item # 6 Page 1