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HomeMy WebLinkAboutVILLAGE COOPERATIVE FORT COLLINS - PDP - PDP160036 - DECISION - MINUTES/NOTESPlanning & Zoning Board February 16, 2017 Page 5 included in the agenda materials for this hearing and the board discussion on this item. Member Whitley seconded. Vote: 5:0. Vice Chair Hansen recused himself at 6:48pm for the next 2 projects due to a conflict of interest. Project: The Standard Apartments PDP160035 Proiect Description: This is a request for two five -story, multi -family apartment buildings, plus a parking structure, consisting of a total of 239 dwelling units and 776 bedrooms. The project site includes re- developing five parcels along the north side of West Prospect Road addressed as 820, 828, 832, 836 and 900 West Prospect Road for Building A. In addition, the existing Blue Ridge Apartments at 775 West Lake Street would also be redeveloped for Building B and the parking structure. Together the assembled parcels contain 4.23 acres. There would be a mix of units ranging in size from one bedroom to five bedrooms per unit and leasing would be by the bedroom. There would be 571 parking spaces all of which would be contained within a five level parking garage. There would be .73 spaces per bedroom. All existing buildings would be demolished. In Building B, along Lake Street, there would be 1,500 square feet of non-residential floor area. Access would be gained from West Lake Street. Access on Prospect Road would be limited to emergency vehicles only. Amenities include a rooftop clubroom, outdoor pool and terrace as well as an indoor rec and fitness room_ Recommendation: Approval Staff and Applicant Presentations Chief Planner Shepard gave a brief overview of this project, noting that there is a condition of approval regarding the number of parking spaces required. Secretary Cosmas reported that the condition of approval was just received prior to the hearing. Linda Ripley, representing the applicant, requested that the project be continued to the March hearing, based on the condition of approval that was just received from Staff. Member Hobbs made a motion to continue The Standard Apartments PDP 160035 to the March hearing. No public input was requested. Member Whitley seconded. Vote: 4:0. Assistant City Attorney Yatabe noted that the materials that were previously struck from the record will be allowed back into the record for the March hearing. Project: Harmony 23 PDP160031 Proiect Description: This development plan proposes 366 apartment units on a 24.9-acre site at the southwest corner of the Harmony Road/Strauss Cabin Road intersection. Buildings comprise ten 24- and 36-plexes, two 4-plexes, and four 4- and 6-unit groupings stacked above garages. Units are a mix of 1-, 2-, and 3-bedrooms for a total of 570 bedrooms. The site is triangular in shape with steep topography and the large Fossil Creek Reservoir Inlet Ditch forming the long western side of the triangle. The site extends approximately 1/2 mile south from Harmony Road along Strauss Cabin Road. A Modification of a standard is requested to the standard requirement that all residences be placed directly in relation to street sidewalks, for 22 of the units along the western edge, on top of garages. Recommendation: Approval Planning & Zoning Board February 16, 2017 Page 4 Member Hobbs asked how many bicycle spaces are required per the LUC; Planner Frickey confirmed that the code would require 91 spaces, which is 1 space per bedroom. Member Rollins asked if the porch could be increased in size; Mr. Wright responded that, due to the grading, the porch is as large as possible at present. Public Input (3 minutes per person) Linda Vrooman, 912 Cheyenne Drive, is in favor of this project, saying that there is nothing comparable to this project in Fort Collins, and she is looking forward to downsizing her current home while remaining independent. Board Questions Member Hobbs asked whether the available bicycle areas in other similar projects are consumed by electric mobility devices; Mr. Wright responded that generally there may be a maximum of 1-3 electric mobility devices. Member Rollins asked if the 1 parking space per unit is guaranteed; Mr. Wright responded that this parking is guaranteed, although garage stalls will be selected based on a priority number. Chair Schneider asked about using Minnesota as the demographic for Fort Collins bicycle needs; Mr. Wright stated that there are many communities being used as models, even though Fort Collins has one of the highest per capita bicycle ridership. Staff looked into the possibility of a Bike Share program, but it wasn't pursued in conjunction with this project. Board Deliberation Vice Chair Hansen acknowledged that the modification for open space is common, and he is satisfied that the parking modification is for a minimal amount; however, he is concerned with the modification for bike parking, saying he feels that a backup plan would be useful in case the bicycle usage increases. Mr. Wright stated that there is room for more surface and racks if needed. Member Rollins is in favor of this project, saying she feels confident that the residents would be able to work together as a cooperative. Member Whitley agreed, saying he would feel better if a firm backup plan for bicycle spaces were in place. Mr. Wright stated that residents could decide how to handle this going forward. Such changes could be funded through the resident reserve accounts. Member Whitley confirmed that he will support this project. Member Hansen made a motion that the Planning and Zoning Board approve modification 1 to the Village Senior Coop PDP (section 3.2.2(C)(4)(b)) regarding bike parking, based upon the findings of fact contained in the staff report that is included in the agenda materials for this hearing and the board discussion on this item. Member Whitley seconded. Vote: 5:0. Member Hansen made a motion that the Planning and Zoning Board approve modification 2 to the Village Senior Coop PDP (section 3.2.2 (IQ(1)(a)) regarding off-street parking, based upon the findings of fact contained in the staff report that is included in the agenda materials for this hearing and the board discussion on this item. Member Hobbs seconded. Vote: 5:0. Member Hobbs made a motion that the Planning and Zoning Board approve modification 3 to the Village Senior Coop PDP (section 3.8.30(C)) regarding open space requirements, based upon the findings of fact contained in the staff report that is included in the agenda materials for this hearing and the board discussion on this item. Member Rollins seconded. Vote: 5:0. Member Hobbs made a motion that the Planning and Zoning Board approve the Village Senior Cooperative PDP 160036, based upon the findings of fact contained in the staff report that is Planning & Zoning Board February 16, 2017 Page 3 Discussion Agenda: 8. Village Senior Cooperative PDP 9. The Standard Apartments 10. Harmony 23 PDP 11. Whitman Outdoor Storage APU 12. Old Town Neighborhoods Plan - Recommendation to City Council 13. Old Town Design Guidelines - Recommendation to City Council Project: Village Senior Cooperative PDP Protect Description for Rezoning: This is a request for a Project Development Plan for 52 multi -family apartments located in one building. The multi -family units are targeted towards active seniors aged 55 and older. The proposed ownership model is a cooperative. Cooperative housing combines the financial advantages of home ownership with the convenience of community living. Members of the cooperative jointly own the property. To that end, a cooperative is a community of active adults who own a share- not just a unit - in the entire community through a non- profit Cooperative Corporation. Each share is held through an official Membership Certificate upon purchase. All of the units have 2- or 3-bedrooms. The overall density of this proposal is 19.04 dwelling units per acre. The site is located on a 2.73-acre parcel in the Medium Density Mixed -Use Neighborhood (MMN). Recommendation: Approval Staff and Applicant Presentations Planner Frickey gave a brief overview of this project, noting there are 3 modifications being requested. Secretary Cosmas reported that an email string between a citizen and Nicole Hahn, Traffic Operations, was received after the work session regarding several traffic concerns. Chair Schneider also disclosed for the record that he leases an office space in the mailing area for this project. Shane Wright, with the Village Senior Cooperative, explained how his company specializes in senior cooperatives all over the country, all in various stages of construction. He noted that three rounds of review occur during project development, including significant neighborhood outreach. He explained what a cooperative is and how it fills a need for seniors who are active but prefer less home maintenance. He stated that the response in Fort Collins has been outstanding, and the location is considered to be excellent. While the units will be cooperatively owned by each residence, his company will continue to manage them in the future. Staff Analysis Planner Frickey provided some visual slides of the project plot, landscape plan, buffering, architectural elevations, shadow analysis, and the modification requests. For modification 1, the applicant is requesting reduction in required bicycle parking (proposing to provide 1 space per unit, rather than 1 per bedroom). For modification 2, the applicant is requesting a reduction in the number of vehicular parking spaces required (Staff found that parking at other similar developments has been underutilized, indicating the recommended parking ratio maybe too high). For modification 3, the applicant is seeking a reduction to park, central feature or gathering space provided (must provide 10,000 feet, which was actually written for larger sites, and the project complies with the alternate compliance option). This modification is not uncommon and is slated to be reviewed in conjunction with the upcoming LUC revisions. Planning & Zoning Board February 16, 2017 Page 2 • While the City staff provides comprehensive information about each project under consideration, citizen input is valued and appreciated. • The Board is here to listen to citizen comments. Each citizen may address the Board once for each item. • Decisions on development projects are based on judgment of compliance or non-compliance with city Land Use Code. • Should a citizen wish to address the Board on items other than what is on the agenda, time will be allowed for that as well. • This is a legal hearing, and the Chair will moderate for the usual civility and fairness to ensure that everyone who wishes to speak can be heard. Planning Director Gloss reviewed the items on the Consent and Discussion agendas, noting that all advertised projects will be heard, with the exception of the Whitman Outdoor Storage APU, which was requested to be continued to the March hearing. He also noted that the Village Senior Cooperative PDP, which was originally on the consent agenda, was transferred to the discussion agenda by the P&Z Board members at the work session. Member Rollins posed a question to the Board regarding the large volume of information received on the Harmony 23 PDP and The Standard Apartments after the work session; she feels that she has not had adequate opportunity to review this information, and she suggested these projects be continued. Linda Ripley, representing the Landmark properties, stated that the reason this large volume of material was submitted was in the event of an appeal. She opted to strike the extra documents from the record, rather than continue the item. As a result, the Board members agreed to go forward with this item. Assistant City Attorney Yatabe clarified that the late materials received would be stricken from the record. Member Hobbs made a motion to continue the Whitman Outdoor Storage APU to the March hearing; Member Whitley seconded. Vote: 5:0. Public Input on Items Not on the Hearing Agenda: None noted. Consent Agenda: 1. Draft Minutes from January 12, 2017, P&Z Hearing 2. Colorado Early Colleges SPAR 3. Beebe Christian School PDP 4. Talon Estates PDP 1-Year Extension 5. Lehman -Timberline Annexation and Initial Zoning 6. Mail Creek Crossing Second Annexation and Initial Zoning 7. Blue Ribbon Auto Body Paint Shop — Minor Amendment and Change of Use Public Input on Consent Agenda: None noted. Member Hobbs made a motion that the Planning and Zoning Board approve the February 16, 2017, Consent agenda as presented; Member Hansen seconded the motion. Vote: 5:0. Jeff Schneider, Chair Jeff Hansen, Vice Chair Jennifer Carpenter Emily Heinz Michael Hobbs Ruth Rollins William Whitley City Council Chambers City Hall West 300 Laporte Avenue Fort Collins, Colorado Cablecast on FCTV Channel 14 & Channel 881 on Comcast The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224-6001) for assistance. Regular Hearing February 16, 2017 Member Schneider called the meeting to order at 6:00 p.m. Roll Call: Hansen, Hobbs, Rollins, Schneider, and Whitley Absent: Carpenter and Heinz Staff Present: Gloss, Yatabe, Shepard, Frickey, Langenberger, Blochowiak, Mapes, Wray, Kleer, Overton, Mounce, Hahn, Wilkinson, Andrews, Ragasa, Virata, Iverson, and Cosmas Election of Officers Member Hobbs made a motion that the Planning and Zoning Board elect Member Schneider as Chair for the 2017 term; Member Whitley seconded. Vote: 5:0. Member Hobbs made a motion that the Planning and Zoning Board elect Member Hansen as Vice Chair for the 2017 term; Member Rollins seconded. Vote: 5:0. Agenda Review Chair Schneider provided background on the board's role and what the audience could expect as to the order of business. He described the following procedures: