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d. Active open space is provided in close proximity to the project at the west
end of the CSU campus and at City Park, located less than'/ mile away.
e. All public facilities needed for this project have been provided.
DECISION
Based on the findings and conclusions, the request to approve file #28-97 is
APPROVED which includes approval of the multifamily residential project consisting of
18, four -bedroom units and approval of the request to increase the number of unrelated
persons allowed to occupy a dwelling unit from 3 to 4.
Dated this 13th day of January, 1999, per authority granted by Sections 1.4.9(E) and
2.1 of the Land Use Code.
Z�'7 L414
Ken Waido, Chief Planner
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.
g. Transportation Level of Service Requirements
The Transportation Impact Study was conducted based on the initial
submittal of the proposed project that 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.
3. The availability and proximity to 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 to support the
request for increasing the number of unrelated persons that can occupy
individual dwelling units. Including the following:
a. The project is located close to the CSU campus which is a market for
increased numbers of unrelated persons to occupy individual dwelling
units.
b. The project is within easy pedestrian access to the campus, and the
entertainment, retail, and services offered at the Campus West shopping
area.
C. On -site parking is provided in excess of that required by the Land Use
Code for dwelling units with 4 or more bedrooms.
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%.
C. Site Lighting
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 that 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.
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,
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 131h South Shields Street
annexation.
The proposed use of multifamily residential is permitted in the Community Commercial
zone district subject to administrative review and will include 18, four -bedroom units.
The application also includes a request to increase the number of unrelated persons
allowed to occupy a dwelling unit from 3 to 4.
FINDINGS, CONCLUSIONS AND DECISION
FINDINGS AND CONCLUSIONS
After reviewing the staff report and the record of the public hearing, the Hearing Officer
makes the following findings and conclusions:
The proposed use of multifamily residential is permitted in the Community
Commercial zone district and the PDP complies with all applicable district
standards of Section 4.14 of the Land Use Code.
2. The Project Development Plan complies with all applicable General
Development Standards in Article 3 of the Land Use Code 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.
The standard requirement for bicycle parking will be exceeded with 3
areas of bicycle parking being provided with multiple spaces each.
The onsite pedestrian system provides directness, continuity and safety.
5. Construction timeline.
City Response:
Notification: Notification of adjacent property -owners was accomplished through
three means: a sign was posted on the property, letters were mailed to all
owners within 500 feet of the project, and notice was published in the
Coloradoan newspaper.
2. Parking: A total of 49 parking spaces are being provided (the Land Use Code
requires 45 spaces based on the ratio of 2.5 spaces per dwelling unit.
3. Height: The height of the buildings is 39 feet (3 stories).
4. Noise/management: City codes are in effect to handle noise complaints. The
City's Neighborhood Resources Office is currently working with neighborhood
groups, property -managers, etc. to determine the most appropriate way to
handle the common negative impacts of rental housing throughout the
community, such as parking problems, noise, trash, etc.
5. Construction timeline: This issue is best answered by the applicant.
Applicant Response:
1. Notification: This issue is best answered by the City staff.
2. Parking: The 49 spaces are in excess of City Code. Several other potential
spaces were eliminated in order to save some existing tree on the site. Cross
parking agreements have been made with the commercial properties to the
south and the multi -family housing project to the east.
3. Height: The building will be 39 feet high (3 stories), but from the back, due to
the change in elevation they will look to be 2'/2 stories high.
4. Noise/management: The Timberline Property Management company will own
and manage the buildings.
5. Construction timeline: Construction will begin this spring with the plan to have
the units available for occupancy by August.
BACKGROUND
The surrounding zoning and land uses are as follows:
N: CC; City Park condominiums, single family
ZONING DISTRICT:
CC, Community Commercial
NOTICE OF PUBLIC HEARING: Notice of public hearing was made on December 28,
1998, by mailing to property owners within 500 feet of
the subject property.
The public hearing was advertised in the Coloradoan
on January 6, 1999.
PUBLIC HEARING
After reviewing the Staff Report and recommendation, a public hearing was held on the
subject application at 1:40 PM on January 12, 1999. The hearing was held in
Conference Room C, 281 N. College Avenue, Fort Collins, Colorado.
HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE:
The following is a list of those who spoke at the meeting:
From the City:
From the applicant:
From the Community:
Written Comments:
Community Concerns:
Bob Blanchard, Current Planning Director/Project Planner
Dana Lockwood
Evelyn Kiel, 2433 Tamarac Drive
Kristen Deatric, 108 S. College Avenue
None.
1. Notification of the development plan to surrounding property -owners.
2. Parking, number of spaces and access to lot.
3. Height of buildings.
4. Noise/management of the property.
ITEM NO.
MEETING DATE l2
STAFF
City of Fort Collins HEARING OFFICER
STAFF REPORTCITYOF FORT COLLINS
ADMINISTRATIVE HEARING OFFICER
TYPE I ADMINISTRATIVE HEARING
FINDINGS, CONCLUSIONS AND DECISION
HEARING OFFICER:
PROJECT NAME:
CASE NUMBER:
APPLICANT:
PROJECT DESCRIPTION:
Ken Waido, Chief Planner
Advance Planning Department
The Lofts at Campus West PDP
28-97
Dana Lockwood
Lockwood Architects
420 South Howes
Suite 101 B
Fort Collins, CO
This is a request for a Project Development Plan approval for 18 multifamily units in 3
buildings located on 1.5 acres for a density of 14.5 units per net acre and a request to
increase the number of unrelated person consistent with Section 3.8.16 of the Land
Use Code. The site is located at 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.
SUMMARY OF RECOMMENDATION AND DECISION:
Staff recommendation: Approval
Hearing Officer Decision: Approval
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box580 Fort Collins, CO80522-0580 (970)221-6750
PLANNING DEPARTMENT