Loading...
HomeMy WebLinkAboutLOFTS AT CAMPUS WEST (THE) - PDP/FDP - 28-97 - REPORTS - RECOMMENDATION/REPORTCSU CC lffliwi� • �: :■ � ��111 IIIIII 1�111 „ i = n� ■ �1111 �IIII IIIIII INiiiiiiiii: moll I ME FORT RAM VILLAGE Moll lumul WEST LAUREL ST VICINITY MAP 11/04/97 #28-97 The Lofts at Campus West j Type I (LUC) PDP 1"= 600' On -site parking is provided in excess of that required by the Land Use Code for dwelling units with 4 or more bedrooms. While the project does not provide on -site active recreation areas, on -site passive recreation is provided in the courtyard located at the entry to the project. Active open space is provided in close proximity to the project. All public facilities needed for this project have been provided. FINDINGS OF FACT/CONCLUSIONS After reviewing the Lofts At Campus West PDP, #28-97, staff makes the following findings of fact and conclusions: 1. The proposed land use, multifamily residential, is permitted in the CC — Community Commercial zone district. 2. The Project Development Plan complies with all applicable district standards of Section 4.14 of the Land Use Code, the CC — Community Commercial zone district. 3. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. 4. The Project Development Plan complies with Section 3.8.16, Supplementary Regulations, Increasing the Number of Unrelated Persons. RECOMMENDATION: Staff recommends approval of the request to increase the number of unrelated persons to allow 4 bedroom units and approval of the Lofts At Campus West PDP. #28-97 g. Transportation Level of Service Requirements The Transportation Impact Study (attached) was conducted based on the initial submittal of the proposed project which included 5 buildings with 26 units and analyzed the impact at the access point with City Park Avenue and the intersection of City Park Avenue and West Elizabeth Street. The current Levels of Service are LOS A in the AM and B in the PM for the intersection of City Park Avenue and West Elizabeth, and, LOS A for both AM and PM for the site entrance. Both short range and long range projections anticipate that the intersection of City Park Avenue and West Elizabeth Street will operate at LOS B in both the AM and PM. The LOS for the project entrance will remain at A. The minimum acceptable level of service for pedestrians will be achieved for all categories. The bicycle level of service will also remain acceptable. h. Compact Urban Growth Standards This PDP meets both the contiguity and the adequate public facilities requirements of the Land Use Code. 4. Article 3 of the Land Use Code — Supplementary Regulations, Increasing the Number of Unrelated Persons All residential development must conform to the definition of "family" which limits the number of unrelated persons living together as a single housekeeping unit to 3 persons. However, multifamily projects may increase this number provided the project is found to have met all applicable criteria in the Land Use Code. In addition, the decision maker must find that additional open space, recreational areas, parking areas and public facilities have been provided to meet the needs of the occupants of the development and to protect the adjacent neighborhood. As shown in Section2 and 3 of this staff report, the project has met all applicable criteria of the Land Use Code. In addition, the following points support the request for increasing the number of unrelated persons that can occupy individual dwelling units: The project is located close to the CSU campus which is a market for increased numbers of unrelated persons to occupy individual dwelling units. The project is within easy pedestrian access to the campus, entertainment and services. C. Site Lighting The Land Use Code establishes minimum lighting levels for residential areas, including parking lots. The PDP complies with all site lighting requirements. d. Building and Project Compatibility As required by the Land Use Code, building materials are generally similar to materials already being used in the neighborhood. Building materials are proposed t be lap siding in chestnut, linen and slate gray colors. Vertical siding will be provided in the peak areas of the roofline on the east and west elevations. Two large attic vents, in the form of peaked dormers, will be provided to break up the large expanse of roof on the south elevation. The building height is 39 feet (3 stories). This elevation is comparable with the perceived elevation of the buildings to the north due to the difference in elevation of the lots. e. Residential Building Standards While the front facades with primary entrances to the buildings do not face the adjacent street due to the orientation of the lot, each front fagade does face a walkway which connects to City Park Avenue without crossing any drive aisle. The western -most building, which faces City Park Avenue, includes a building entry consistent with Code requirements. Minimum setbacks have been met. f. Street Pattern and Connectivity Standards The purpose of the street pattern and connectivity standards is 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. While this project does not have the frontage to address potential intersections with City Park Avenue, it has met the requirement to provide access to adjoining parcels when appropriate. Access is provided from the drive/parking area of the proposed project both south to the Town Square commercial plaza and east to the parking area and drive aisles of the Campus West Condominiums. 3. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards as follows: a. Landscaping and Tree Protection The PDP provides significant canopy shading to reduce glare and heat build-up. Visual quality and continuity within and between developments are addressed by provision of street trees along City Park Avenue and canopy trees along the common boundary with McDonalds to the south and parking lot islands, foundation plantings and trash enclosure screening. b. Access, Circulation and Parking The parking and circulation system will accommodate the movement of vehicles, bicycles, pedestrians and transit safely and conveniently throughout the site and to and from surrounding areas. Bicycle parking is provided central to the entries of each building. Only 3 bicycle parking spaces are required to meet the standard of 5% of the total automobile parking spaces (49). This standard will be exceeded with 3 areas of bicycle parking being provided with multiple spaces each. The onsite pedestrian system provides directness, continuity and safety. Crossings of the entrance at City Park Avenue and of the parking area are all enhanced to emphasize the pedestrian. The parking areas have no more than 15 consecutive spaces without intervening landscaping meeting the requirements of the Land Use Code. Parking areas exceed the required setback from the adjacent streets. Allowed parking was calculated at 2.5 spaces for 4 and more bedrooms per dwelling unit. This would require a minimum of 45 spaces. 49 automobile spaces are being provided, including 7 compact spaces and 3 handicapped spaces (exceeding the minimum of 2). Because of the size of the parking area, a minimum of 6% of the interior parking lot space must be devoted to landscaping. The PDP exceeds this requirement with a total of 28%. COMMENTS: 1. Background The surrounding zoning and land uses are as follows N: CC; City Park condominiums, single family S: CC; Town Square commercial plaza, McDonalds, in -line retail E: CC; Campus West condominiums W: Unzoned (CSU); International House The property was annexed in May, 1966 as part of the 13`h South Shields Street annexation. 2. Division 4.14 of the Land Use Code, CC — Community Commercial Zone District The proposed use of multifamily residential is permitted in the Community Commercial zone district subject to administrative review. The PDP meets the applicable Development Standards of the Community Commercial zone district as follows: • Block Requirements — This criteria allows that if a development is smaller than 10 acres, the development plan must demonstrate how it contributes to the overall mix of block types within the surrounding area, but shall not be required to provide a mix of block types within the development. The CC zone district requires 4 block types: Mixed Use Blocks Office Blocks Residential Blocks Civic Blocks The major block types in the surrounding area are Mixed Use and Residential. In the immediate vicinity, there are no blocks that meet the definitions of office or civic blocks. In fact, given that the maximum block size for any of the 4 required blocks is 7 acres, there are no definable blocks in this area (maximum sizes are mixed use block — 7 acres; office, residential and civic blocks — 4 acres). Assuming block definitions could be met, this project would contribute to a mixed use block that includes the commercial uses of the Town Square commercial plaza and the residential uses to the north and east of the project. ITEM NO. p MEETING DATE �" l iiA STAFF lt%j 2 �? Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: The Lofts At Campus West PDP, #28-97 APPLICANT: Dana Lockwood Lockwood Architects 420 South Howes Suite 101 B Fort Collins. CO OWNER: Timberline Property Management 4529 South Stover Street Fort Collins, CO PROJECT DESCRIPTION: This is a request for a Project Development Plan for 18 multifamily units in 3 buildings located on 1.5 acres for a density of 14.5 units per net acre. The site is 816 City Park Avenue, north of West Elizabeth Street, just north of the McDonalds drive-thru restaurant located in the Town Square commercial plaza, just south of the City Park condominiums and east of the CSU International House. The property is zoned CC — Community Commercial. RECOMMENDATION: Approval EXECUTIVE SUMMARY: Multifamily residential is a permitted use in the Community Commercial zone district subject to administrative review. The PDP complies with the District Standards contained in Section 4.14 of the Land Use Code (the CC — Community Commercial zone district) and Article 3 of the Land Use Code (the General Development Standards). The project proposes 18 4 bedroom units which requires a request for increasing the number of unrelated persons consistent with Section 3.8.16 of the Land Use Code. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT