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53. This is not in context.
[We realize that we're not going to arrive at a mutual agreement on this tonight.]
54. We don't put oversized books next to regular sized books in the library, they are separated even if
they have the same ISBN number.
[We look at the massing and we feel the buildings aren't large. We believe in the project.]
41. I ask, what are the benefits to me? What I expect to hear, improvements in Horsetooth, they will
be contributing to our HOA, there will be noise abatement for Spindrift for noise off the buildings
from Horsetooth. I have heard nothing. A 63 foot building is a dramatic difference. The Marriott
Hotel is comparable? It sits many yards behind Horsetooth Road. You are picking on a
commercial building down the road? I don't welcome it.
[Denying this project isn't going to change the population in Fort Collins. They will go somewhere
else. We have a disagreement with this. City Staff has letters for you to look at with residents that
are in support of this project.]
42. I know someone living on the lake that is getting kind of old and who'd like to live here for less
maintenance reasons.
43. I know this is designed for someone to make money off of it. How much less money is made if
everything is dropped by one story?
[I don't know if we know enough to answer this. Dropping it one story will not make it a project
and will get rid of the structured parking most likely. This is the lowest intensity that the applicant
can develop, otherwise it doesn't make sense financially.]
44. Why isn't the project proposed in downtown?
[We're aren't looking to develop downtown.]
45. Is this the first use of the contextual height section in the Land Use Code?
[City: It's the first that I'm aware of.]
46. What is the height of the Marriott Hotel?
[Our surveyors calculated it at 65 feet.]
47. I calculated it with a tape measure as 60'.
48. Is the Marriott Hotel adjacent to this?
[City: Yes, by the language in the Contextual Height section. It is a part of Lot 3 of the Strachan
Subdivision.]
49. So, from a legal standpoint, the Marriott Hotel is adjacent to this site.
[City: Yes, City staff has made this detemination. The Land Use Code section stipulates this as
correct.]
50. If the height is above 40' than there is a special review?
[City: Yes, and this is being done.]
51. I have an issue with the height of the Marriott Hotel and the difference of 65 feet.
52. Don't get me wrong I would welcome a nice development, but I don't see a nice development at
65' in height. Horsetooth Road becomes a canyon.
[We see it is nice. A canyon is both side of street, I drive around the Marriott everyday and I don't
have a canyon feel.]
31. It doesn't fit. It's too tall, it doesn't look right with the rest of the neighborhood. It's too tall, the
images are misleading. You can see the Marriot Hotel across the lake. It's about the view of the
lake that you're trying to achieve.
[You can't do 3 stories here with a parking garage and get it to work. The site could be developed
as the same old "stuff' that is in the neighborhood. However, we think it's a missed opportunity
not to do something different. Our applicant wants to do something that is better.]
32. Quoting City Plan Policy EXN-1-4(?) These are obtrusive to the street. There is no articulation
[The Code wants the buildings close to the street. We don't feel there is a lack of articulation.]
33. What changes have you made to the site and building since the last meeting?
[The site has gotten into much intricate design for public spaces, terracing, water quality pond.
Mostly it's the level of detail with hardscape and landscaping.]
34. My preference has always been a church but that's not going to happen, or office buildings so at
nights and weekends little traffic and this isn't that way. The Developer can propose whatever he
wants?
[City: As long as it is permitted in the code, yes. The land uses are not subjective and the City
cannot deny strictly based on use if it is allowed in the Zoning District.]
35. What role do the local homeowners play into it? Ultimately a decision is made?
[City: We're here, at this second neighborhood meeting, for your input. The project will go to a
public hearing, where your input is also allowed and encouraged. Any decision made is
appealable to City Council. City Council can overturn the decision, uphold the decision, or remand
the decision back to the decision maker.]
36. There a re a whole hell of a lot of worse things that could go in here. One time there was a hotel
proposed. I'd like to see something else. This has the potential to raise property values and it
could be worse.
37. The success of the project is the selling of units. What are the phasing plans?
[Buildings A & B will be first, containing 36 units. If it doesn't turn out, we'll try to amend the
plan.]
38. Why not build the commercial first?
[Any commercial requires a certain number of residents there first. These will be smaller non -
national commercial that needs residents.]
39. When will they start digging up, doing the roads, etc?
[If we can get to a public hearing in December or the first of the year (2003), March or April is the
earliest. May is likely. Dirt work will be first and utilities that are on Horsetooth Road will soon
follow.]
40. Does your developer know that there is no lake to look at anymore?
8. Are people already signed up to live here?
[The owners don't know if they have a project as it has not been approved by the City. Half a
dozen people, I think, are interested.]
Dwelling units of 3/4 to a million dollars is considered a transition?
[The transition is in terms of land use, not housing price.]
10. Has the land been purchased yet?
[Yes, it has.]
11. I don't mind this project and I'd rather see something high end in my neighborhood.
[We'd rather that, as well.]
12. Is this a neighborhood center'?
[We aren't calling this a neighborhood center as defined in the City Plan's LMN District. A
specific goal of City Plan is to have an identifiable neighborhood center and we want to provide a
mix of uses in the project as a neighborhood center to provide a destination.]
13. Are there no Type II uses proposed in this development?
[City: The applicant chooses not to do so.]
14. What is allowed by Type I?
[City: Other than residential uses, permitted Commercial/Retail uses are bed and breakfast
establishments with no more than 6 beds, convenience stores with no fuel sales, artisan galleries,
and child care centers.]
15. So you can have a 7-Eleven?
[Yes, a convenience store without fuel sales is permitted.]
16. What about Type II?
[City: Commercial/Retail uses permitted are personal and business service shops, offices, financial
services, clinics and small veterinary clinics.]
17. Would these businesses have fronts to East Horsetooth Road or the parking lot?
[The businesses are on the ground floor of building C. The retail types of business are on the
south part of C, with primary access from the public sidewalks along Horsetooth Road and
Stanford Road.]
18. What about Buildings A & B?
[They are entirely residential with a multi -purpose room in a quarter of Building B]
19. What about lighting that will emanate?
[The City has pretty strict standards for light pollution. We are not allowed to exceed 1 foot-candle
off the site. The short answer is precious little light is allowed to emanate.]
Commuirity Planning and Environmental _ _rvices
Current Planning
City of Fort Collins
Bella Vista Neighborhood Meeting
Questions & Concerns Notes
11/13/2002
Introduction: Steve Olt, City Current Planning Department
Applicant presentation: Eldon Ward, Cityscape Urban Design
Questions & Concerns, with responses by both [the Developer and/or the City]
What does fairly high density tell us?
[One of the basic understandings of City Plan is a higher urban density, thereby reducing sprawl.
We meet the minimum density and there is no maximum density for the MMN district. Upper
end, high end luxury development needs a higher density product.]
2. Will you be talking about what is shown there with regards to East Horsetooth Road, dividers,
traffic patterns, etc?
[Frontage on this site fills in the gap between the east and the west on Horsetooth Road. There
isn't a continuous left turn lane to southbound Landings Drive, and there's a right -in, right -out
from the project.]
3. There are to be no raised medians on East Horsetooth Road?
[The medians will be painted, not raised.]
4. Is there to be a bike lane on East Horsetooth Road?
[There is a bike lane on the north side. A bike lane on the south side could not be accommodated.]
5. Are they planning on putting a right tam lane to northbound Stanford Road?
[Not at this time.]
6. Will anyone here express the benefits to the community with this project?
[One of the City's adopted goals is to achieve a full range of housing in the neighborhood, which
this creates. The amount of water consumed by these residents is much less than those who can
also buy multi -acre lots for the same price.]
7. Where would they work?
[There are numerous offices and retail uses around and in the area. If you accept that people will
walk a half mile, then there are places nearby, banks, stores, etc.]
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
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40. Question: Is $400,000 the average price of the residential units?
Answer: That is yet to be determined.
41. Comment: These buildings will be too tall in the neighborhood context,
especially being right on the road.
Response: We will be doing a massing model of this entire area,
showing the relativity of these buildings to others.
42. Comment: The construction phase of this development will be
overwhelming, especially since I live right across the street.
43. Question: Where do you go from here? Will you take these comments
and possibly incorporate them into your final design? Is this
design etched in stone?
Answer: We will have to regroup and discuss this.
44. Question: The genre of the neighborhood is very contemporary, both
the residential and office uses. Your proposed buildings look
very traditional and massive. How can you make them more
compatible with the surrounding development?
Answer: We can and will look into this.
45. Question: How can you enhance these 1-story, 1,600 - 1,800 square
foot residential units to command your stated prices?
Answer: The nature of the target market for this development wants
more than just square footage. Quality counts here.
46. Comment: Most people here think that the proposed building heights
are the major concern.
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32. Comment: The proposed 70 residential units will not support the
proposed retail, personal service, and convenience store
uses.
Response: We have never said that the commercial uses would service
only the residents of this development.
33. Comment: I am concerned about the service vehicles that will be
generated here with the commercial uses.
34. Comment: I would like to see in writing just what the sizes of the
commercial uses will be and what kind of convenience store
could occur here.
35. Question: Will the density, open space, and amenities be similar to
surrounding developments?
Answer: The density will be similar to other multi -family residential
developments in the area.
36. Question: What kind of lighting is proposed with this development?
Answer: The lighting will be subdued, low intensive, down -directional,
and shielded.
37. Comment: There are a lot of things that could be worse than these
proposed uses for this site. The residential and supporting
services are good. I am most concerned about the proposed
heights of the buildings and the effects on my "bella vistas".
38. Question: This project could be stair -stepped back, but would you lose
parking in the process?
Answer: Not necessarily. The Marriott Hotel is much larger in mass
and scale than these buildings will be.
39. Comment: The planners impose the infill, walkable community theory
on us. Compare this proposed development to the Harmony
Center, where King Soopers and Home Depot are. That is a
premier vehicle -oriented development. It is not at all
walkable. This proposed development is a classic downtown,
new urban development.
24. Question: Would you consider a westbound, right -turn lane onto
Stanford Road?
Answer: Utilities in the area could make that very difficult.
25. Comment: Getting in and out of Cove Island is already very difficult and
dangerous.
26. Question: Does your access point on Stanford Road line up with the
access point to the office building to the west?
Answer: The northbound right -in, southbound left -in access does line
up with that access to the west.
27. Question: Who makes the final decision about the size and length of
the proposed island (center median) in East Horsetooth
Road?
Answer: The City will make that decision.
28. Question: Will there be a westbound, left -turn lane into Cove Island?
Answer: Yes, there will be.
29. Question: Can the access into Cove Island be improved?
Answer: That has not, to date, been looked at.
30. Comment: Has there been any study done by an air quality person
because of the density and intensity of this proposed
project?
Answer: No, a study has not been done and the City probably will not
require that a study be done.
31. Comment: The potential half million dollar residential units will draw
low intensive, high end retail uses.
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9. Question: Was this property not zoned T - Transition as a buffer
between residential and commercial uses?
Answer: No, the T - Transition Zoning District is a "holding zone" for
properties that, when annexed into the City, are put into
that District until more is known about what type of
development wants to occur. Development cannot occur in
the T - Transition District.
10. Comment: This project feels like a high intensive, downtown urban
project that is out of place in this location. It is way too
massive and dense.
11. Comment: The mixed -use proposed here will generate more traffic than
72 multi -family dwelling units that might go here.
12. Comment: We live at the east end of Cove Island and this project will
have a dramatic impact, visually, from our home. We will be
looking at traffic going in and out of the development.
Response: There could be advantages to a well -designed project here
versus a large parking lot for multi -family residences.
13. Question: Ballpark wise, what will be the cost of these units?
Answer: At a minimum, probably about $250,000.
14. Question: Do you have people already interested in these units?
Answer: Yes, we do. These units could be $400,000 and up. Some of
the people interested now live in single family homes in the
Landings.
15. Question: Are you taking into consideration the large amount of traffic
in the area and the associated noise as they impact the
residences?
Answer: Yes, and to some degree that is part of the chosen lifestyle
living here.
16. Comment: An alternative would be to put in 3-story buildings with only
office space as the commercial use. No retail would be
allowed.
3
3. Question: Could you be more specific about what the small general
store will look like?
Answer: It will be a small store, maybe with a liquor license, but will
not have or sell gas for automobiles.
4. Question: Then it may be like a convenience store?
Answer: Yes, something like that.
5. Question: How many vehicles will this development generate on a daily
basis?
Answer: The peak hours are what matters. In the short term there
would be about 1 - 1.5% of what traffic is on East
Horsetooth Road now, and about 8 - 10% of what traffic is
on Stanford Road now. This mixed -use project will encourage
live & work situations here, on the site.
6. Question: What consideration have you given to the Cove Island
residents, from a traffic standpoint, on East Horsetooth
Road?
Answer: There is not much that this development, or any
development on this property, can do to make a left turn out
of Cove Island any better.
7. Question: Will people be able to make a left turn (eastbound) out of this
development onto East Horsetooth Road?
Answer: No, that access will be right-in/right-out only. A center
median in East Horsetooth Road will assure this.
8. Question: This property is currently zoned T- Transition. Are you
asking for LMN - Low Density Mixed -Use Neighborhood?.
Answer: No, we are asking for MMN - Medium Density Mixed -Use
Neighborhood.
2
Community Planning and Environmental ..-rvices
Current Planning
City of Fort Collins
PROJECT:
DATE:
APPLICANT:
CONSULTANT:
NEIGHBORHOOD INFORMATION MEETING
Bella Vista
November 14, 2001
Chuck McNeal 8r, Javier Martinez
Cityscape Urban Design
c/o Eldon Ward
CITY PLANNER: Steve Olt_,,
The developers are proposing a new mixed -use residential, office, and retail
project (Bella Vista) on a property at the northeast corner of East Horsetooth
Road and Stanford Road. The project could consist of 4 buildings (potentially 5
or 6 stories high) and associated parking. The site is presently a vacant piece of
land approximately 3 acres in size. The Aspen Leaf Apartments are adjacent to
the north and east of this site. A "vicinity map" identifying and locating the
proposed project site is attached. The property is in the T - Transition Zoning
District. Development on this site will require a rezoning of the property.
................. QUESTIONS, CONCERNS, COMMENTS, RESPONSES .................
1. Question: What is the total square footage of commercial uses in the
development?
Answer: There will be about 22,000 square feet of non-residential
uses, about 7,500 square feet of this being retail.
2. Question: What percentage of the overall square footage of the project
would the commercial uses represent?
Answer: About 16%.
1
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
No Text
supported by City Plan or the Land Use Code.
10) Project Name.
a) The applicants for Bella Vista are not aware of any previous names assigned or any previous
development applications made to the City of Fort Collins for this property. An early concept
for Bella Vista was presented at a Conceptual Review Meeting on April 3, 2000.
11) Anticipated Development Schedule.
a) Construction at Bella Vista is expected to begin in June of 2002. Construction of Buildings A
and B should be completed by early or mid-2003; with total site build -out by sometime in 2005.
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b) This site represents an opportunity to create a more complete neighborhood by adding an
element of higher -end multi -family residential uses, bolstering the adjacent "Community
Commercial" area, and demonstrating the "urban ambience" sought by City Plan.
c) Parking should be largely hidden from public view; and resident parking should be covered,
safe, and clearly distinguished from guest/patron parking.
d) While the development is primarily residential, non-residential uses that may help reduce the
number (and/or length) of automobile trips by residents of the site and surrounding area - and
uses that foster social gathering - should be included.
7) Applicable LUC Criteria.
a) Article 3 criteria — as applicable — are met to the best of the applicant's knowledge.
b) MMN District criteria are addressed as follows:
i) Purpose. Bella Vista provides concentrated housing within easy walking distance of
transit, and a commercial district; proposes supporting land uses that serve the
neighborhood; and is configured to create an inviting and convenient living environment.
ii) Uses. "Type 1" uses as per the L.U.C. are proposed.
iii) Land Use Standards.
(1) The density proposed exceeds the minimum code requirement of 12 d.u./ac.
(2) The site is less than 16 acres, so there is no requirement for a mix of housing types.
(3) Over 90% of the dwellings are within '/4 mile of an existing Community Facility (the
Youth Activities Center at Stanford and Monroe).
(4) The plan comprises less than 10 acres, but contributes to the overall mix of land use
within the surrounding area as described above.
iv) Development Standards
(1) The block configuration, size, and structure have been pre -determined by existing
streets and adjacent development.
(2) Over 50% of the block faces consist of building frontage, plazas, and other functional
open space.
(3) Building Height is governed by L.U.C. Section 3.8.17 (A) (3).
(4) No minimum setback from street rights -of -way is required.
8) Conflict Mitigation.
a) Proposed buildings are oriented so that windows look away from the adjacent apartment units,
and toward mountain and lake views. Adjacent Cove Island Townhome buildings are oriented
toward Warren Lake, and away from the Bella Vista site.
b) Ground floor non-residential uses are placed in the locations most impacted by traffic.
c) Terraced landscape treatment along perimeter streets creates a pedestrian scale environment
while providing enhanced privacy for residents.
9) Primary Neighborhood Meeting Issues included:
a) Building Height.
i) The buildings are decreased in height as the distance from the commercial area increases,
and to complement the "stair step" design of the Marriott.
ii) Architectural articulation (breaking up facades, roof forms, balconies, first floor patios and
plazas) has been increased to provide additional visual relief.
b) Land Use Mix.
i) The proposed non-residential uses are limited, and are of low intensity. The provision of
these uses is clearly consistent with the intent of City Plan.
c) Horsetooth Road Access.
i) The proposed right-in/right-out access is located to allow the Stanford intersection to
function as needed, and to allow continued full movement into the Cove Island townhomes.
d) Pedestrian vs. Automobile Orientation.
i) The argument that, "All of the surrounding area is totally automobile oriented, and therefore
a pedestrian friendly urban environment is therefore inappropriate." Simply cannot be
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architectural standards......
d) Districts Principles and Policies
i) Policy RD-1.4 Landmarks and Views. View corridors to the mountains or other
landmarks should be a basic consideration in the arrangement of streets, Neighborhood
Commercial Centers and other shared spaces within a Residential District.
ii) Principle CCD-1: Community Commercial Districts will be community -wide
destinations... offering retail, offices, services, and higher density housing. The
physical environment will promote walking, bicycling, transit and ridesharing, as
well as provide a high quality urban life for residents. Vertical mixed -use will be
encouraged.
(1) Bella Vista represents an opportunity to make up for many of the shortcomings of the
adjacent Community Commercial area.
iii) Policy CCD-1.1 Primary Activity Centers. Community Commercial Districts will be
uniquely distinct and identifiable places. These Districts are primary activity centers within
the community and should act as important destinations for living, working, and shopping...
e) Corridors Principles and Policies
i) Policy TC-1.1 Locating Transportation Corridors. Transportation Corridors will
include... Horsetooth Road...
ii) Policy TC-4.4 Density of Development. A compact land use pattern will guide
development of Transportation Corridors by providing densities necessary to
support alternative modes of travel, such as walking and bicycling...
iii) Policy TC-4.5 Infill and Redevelopment. The City will encourage infill and
redevelopment in corridors that complement and support the efficiency of the
Transportation Corridor.
3) Site Design Elements.
a) Open areas at Bella Vista comprise an intricate system of terraced walkways, urban character
plazas, courtyards, formal streetscape treatment, perimeter landscape buffering, and a more
passive open area in the easterly portion of the site.
b) Access, circulation, and parking are designed according to Code requirements, balanced with
direction from City Staff. Full movement access is located at the northerly end of the site
frontage on Stanford Road; a right-in/right-out access is provided on Horsetooth Road at a
location that allows the needed left turn lanes at Stanford/Landings while allowing the existing
full -movement access into the Cove Island Townhomes to remain; An "in only, access to the
underground residential parking is provided on Stanford Road across from the existing
driveway access serving the Stanford Plaza office building.
c) Buildings are designed with respect to the NEIGHBORHOOD CHARACTER elements listed
above. The proposed buildings will provide a visual focus and an improved mix of housing and
other uses to help create a more complete neighborhood.
4) Ownership and Maintenance.
a) All common areas at Bella Vista are anticipated to be owned and maintained by a property
owner" association.
b) Dwelling units and non-residential building spaces are anticipated to be held in condominium
ownership.
5) Estimated Employment.
a) Employment for 40 to 60 persons —a number of who maybe residents of the site —is expected
at Bella Vista.
6) Planning Rationale and Assumptions that have shaped the plan for Bella Vista include:
a) The basic premise of City Plan —the promotion of quality, urban, infill at higher intensity— is
appropriate at this site located at the juncture of one of Fort Collins' key activity centers, with
existing surrounding employment and residential uses.
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if they are designed to enhance the use of alternatives to single -occupant motor vehicle
transportation....
viii) Policy NOL-3.2 Urban Public Space. Small pocket parks, public plazas, and sidewalk
gathering places should include "street furniture" such as benches, and be incorporated
into urban designs for... Community Commercial Districts, and Residential Districts
throughout the City.
ix) Policy GM-5.1 Phasing of Development...... Preferential consideration will be given to
the extension and augmentation of public services and facilities to accommodate infill and
redevelopment...
x) Principle GM-8: The City will promote compatible infill development in targeted areas
within the Community Growth Management Area Boundary.
c) Neighborhoods Principles and Policies achieved by the Bella Vista Plan include:
i) Policy MMN-1.3 Non -Residential Uses. Secondary uses can fit this transitional higher -
activity location including the following:
(1) Offices and clinics
(2) Small businesses with low traffic and visibility needs such as service shops, studios,
workshops, bed -and -breakfasts, and uses of similar intensity
(3) Neighborhood serving retail uses.
ii) Principle MMN-2: The layout and design of a medium density Mixed -Use
Neighborhood will form a transition and a link between surrounding neighborhoods
and the... Community Commercial District.
iii) Policy MMN-2.2 Relationships and Transitions at Edges. Non-residential uses and
larger buildings of multi -family housing should be encouraged to be near the commercial
core...
iv) Policy MMN-2.3 Building Orientation. Buildings will face public sidewalks or other public
outdoor spaces that connect to streets... Parking lots must not be the primary focus of
buildings. Examples of public outdoor spaces include... squares, gardens with walkways,
and courtyards.
v) Principle MMN-3: A Neighborhood Commercial Center will provide uses to meet
consumer demands from surrounding Residential Districts for everyday goods and
services, and will be a pedestrian oriented place that serves as a focal point for the
surrounding neighborhoods.
vi) Policy MMN-3.2 Surrounding Neighborhoods. The Neighborhood Commercial Center
should be integrated into the surrounding Medium Density Mixed -Use Neighborhood,
contributing to the neighborhoods positive identity and image...
vii) Policy MMN-3.3 Urban Design Character. Buildings will be placed to form active
commercial street fronts and other connecting pedestrian spaces. The visual dominance
of parking should be reduced by ... forming interior -block locations for parking...
viii) Policy MMN-3.6 Central Feature or Gathering Place. A Neighborhood Commercial
Center will include a comfortable, prominently located plaza or other public gathering place
with amenities such as benches, kiosks,..... Other recreation uses could be combined with
the public gathering space.
ix) Policy EXN-1.4 Infill Development and Redevelopment. Infill/redevelopment policies...
will apply to proposals for such activity in designated areas.... For parcels under 20 acres,
infill activity will be supported if designed to complement and extend the positive qualities
of surrounding development and adjacent buildings... Compatibility with existing
elements does not mean uniformity.
x) Policy EXN-1.5 Introduction of Neighborhood -Related, Non -Residential
Development. New services, conveniences, and/or gathering places will be supported in
an existing neighborhood that lacks such facilities, provided they meet performance and
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2) City Plan Principles and Policies achieved by the plan are outlined and paraphrased below:
a) The City Plan Community Vision document emphasizes the need for a compact land use
pattern (more intense infill is preferable to low density sprawl), variety in housing, pedestrian
friendly plans, "...and the creation of a distinct urban ambience."
i) Infill and redevelopment will build on the unique and positive qualities of the neighborhood
in dynamic and creative ways.
ii) Housing distribution throughout the community should serve every income.
i) Community Commercial areas (i.e. the area designated adjacent to Bella Vista) combine
moderate density residential, employment, service, retail, and other uses. The environment
will be conducive to walking bicycling and other modes; Vertical mixed -use is to
be encouraged. Bella Vista represents an opportunity to remedy some of the
shortcomings of the designated Community Commercial area adjacent to the site.
ii) Community growth will be structured in a compact pattern that facilitates pedestrian,
bicycle, and transit travel.
iii) The City is to encourage the private sector to help reduce the number (and length) of daily
trips made by single -occupant vehicles. Vertical mixed -use and higher density near jobs
and services facilitates that goal.
iv) Walking is to be a practical and enjoyable means of travel.
v) The viability of cycling as a transportation choice is to be enhanced.
vi) Housing in many different forms is to be provided in attractive, safe neighborhoods that
encourage walking and social interaction.
vii) Fort Collins will promote the development of high quality multi -family throughout the
community.
viii) The community system of open spaces will include urban streetscapes.
ix) Preferential consideration is to be given to infill and
redevelopment with adequate public utilities and services.
b) Community -wide Principles and Policies achieved by the Bella Vista plan include:
i) Policy LU-1.1 Compact Urban Form. The desired urban form will be achieved by
directing future development to mixed -use neighborhoods...
ii) Policy T-5.1 Land Use. The City will promote a mix of land use and activities that will
maximize the potential for pedestrian mobility throughout the community.
iii) Policy T-7.1 Pedestrian Facilities. The City will encourage the provision of pedestrian
scale improvements that fit the context of the area. This is to include attractive
improvements which enhance the character and pedestrian scale of the urban
environment, and encouraging outdoor cafes and activity areas that contribute to the
character and human scale of the sidewalk environment.
iv) Policy CAD-1.4 Street Tree Design. Street trees should be used in a formal architectural
fashion to reinforce, define and connect the spaces and corridors created by buildings and
other features along a street....
v) Policy CAD-2.2 Public Space Design. Mixed -use commercial proposals should
incorporate pedestrian circulation, plazas, sitting areas, and the like.
vi) Policy HSG-1.1 Land Use Patterns. The City will encourage a variety of housing types
and densities, including mixed -use developments, that are well -served by public
transportation and close to employment centers, services, and amenities. In particular, the
City will promote the siting of higher density housing near public transportation, shopping,
and in designated neighborhoods and districts.
vii) Policy ENV-1.21 Land Use. The City will support proposals for higher density residential
development and mixed land use development in appropriate neighborhoods and districts,
C:\Documents and Settings\soft\Local settings\Temp\9601ob)t.doc
BELLA VISTA
Statement of Plannin_g Objectives
November 28, 2001 — Updated April 3, 2003
Bella Vista embodies the basic philosophy of City Plan — that higher quality,
pedestrian oriented, higher intensity mixed -use infill development is to be encouraged
as a positive alternative to low density, automobile oriented sprawl.
1) Site Description.
a) Bella Vista is located on a ±3 acre site at the northeast corner of East Horsetooth Road and
Stanford Road in Fort Collins.
b) The City of Fort Collins Structure Plan indicates this property is a part of a Medium Density
Mixed Use Neighborhood Area; and this specific site is located at the confluence of
Employment, Community Commercial, and Residential districts.
c) The Structure Plan also indicates that Medium Density Mixed Use Neighborhoods should be
located next to Community Commercial Districts and along existing or future transit routes, and
should have higher densities. The plan further assumes that about 10% of the new housing
built in the early 21 st Century will be in the form of infill development, indicating that infill sites
will necessarily be developed at a higher level of intensity.
d) An important goal of the Structure Plan is, ,...to work towards more complete
neighborhoods... so more of our daily needs are met closer to home.
This will reduce dependence on driving..... [These] changes [will be]
occurring in existing neighborhoods over time, as opportunity allows.,,
e) Key NEIGHBORHOOD CHARACTER elements of the existing area surrounding
Bella Vista include:
i) A definable pattern of increase in building height, mix of uses, and
development intensity centered on the lot including the Marriott Hotel and
the Marriott expansion site adjacent to Bella Vista.
ii) A mix of sloped and flat roof forms; with generally more flat roofs to the
north and west of the site, and more sloped roofs to the south and east.
iii) A wide variety of building finish materials including stucco, wood, brick and
other masonry.
iv) A "stair step" architectural approach to the highest buildings.
v) A "saw -tooth" building pattern along the Horsetooth Road frontage adjacent
to the corner of Horsetooth and Stanford.
vi) A mix of contemporary and more traditional architectural forms.
vii)The lack of an identifiable neighborhood center.
viii) A generally good variety of housing types, but a lack of "higher -end" multi-
family units.
ix) The confluence of land uses at the intersection of Horsetooth and Stanford
is also located at one of only two signalized four-way intersections between
College Avenue and Lemay Avenue.
x) While Horsetooth Road features a formal vista of Horsetooth Mountain, no
other strong visual landmarks exist as termini for street vistas. The
alignment of Stanford Road and Landings Drive create the opportunity for
a strong visual landmark at the northeast corner of Horsetooth and Stanford.
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Bella Vista - Project Development Plan, #45-01A
April 10, 2003 Administrative Hearing
Page 10
Copies of the questions, concerns, and responses recorded at both
neighborhood meetings are attached to this staff report.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Bella Vista, PDP, staff makes the following findings of fact
and conclusions:
1. The proposed land uses are permitted in the MMN — Medium Density
Mixed -Use Neighborhood Zone District of the LUC.
2. The PDP complies with all applicable General Development Standards
contained in Article 3 of the LUC.
3. The PDP complies with all applicable Land Use and Development
Standards contained in Article 4, Division 4.5 of the LUC.
4. The PDP addresses the allowed "contextual" building height located in
Section 3.8.17(A)(3) - Contextual Height of the LUC, which states:
"Regardless of the maximum building height limit imposed by the
zone district standards of this Land Use Code, applicants shall be
allowed to use a "contextual" height limit. The allowed "contextual'
height may fall at any point between the zone district maximum
height limit and the height of a building that exists on a lot that is
adjacent to the subject lot. This provision shall not be interpreted as
requiring greater minimum heights or lower maximum heights than
imposed by the underlying zone district."
RECOMMENDATION:
Staff recommends approval of the Bella Vista, Project Development Plan - #45-
01 A.
Bella Vista - Project Development Plan, #45-01A
April 10, 2003 Administrative Hearing
Page 9
4. Article 4 of the Land Use Code - Districts
The Bella Vista PDP complies with the applicable Land Use and
Development Standards of Division 4.5 - Medium Density Mixed -Use
Neighborhood Zoning District.
5. Neighborhood Information Meeting
The Bella Vista, PDP contains proposed land uses that are permitted in
the MMN — Medium Density Mixed -Use Neighborhood Zoning District
subject to an administrative (Type 1) review. The proposed land uses
include a total of 81 residential dwelling units in the proposed three
buildings on the site and 16,000 square feet of limited non-residential uses
on the lower two floors of the building at the intersection of East
Horsetooth Road and Stanford Road. The non-residential uses may
include artisan/photography studios and/or galleries, short-term lodging
(such as bed & breakfasts), convenience retail without fuel sales, home
occupations, and small food service spaces. The LUC does not require
that a neighborhood meeting be held for a Type I development proposal;
however, because of the potential neighborhood and community concerns
regarding this proposed development, two (2) separate City -facilitated
neighborhood meetings were held to discuss this proposal. The meeting
dates were November 14, 2001 and November 13, 2002.
The primary concerns expressed at both neighborhood meetings were the
height and mass of the proposed buildings and the increased traffic,
primarily on East Horsetooth Road, associated with this development.
Based on the City Traffic Operations Department's evaluation of the
Transportation Impact Study it was determined that the amount of
increased traffic generated by this proposed development would be
insignificant over the traffic currently on the streets in the surrounding
area. The surrounding streets and intersections will continue to operate at
an acceptable level of service. Also, the applicants have decreased the
height of the buildings through 4 rounds of development review. The first
round included buildings 4, 5, and 7 stories high (ranging from 56' to 80' in
height), with taller sloped roofs. An intermediate round included buildings
5 and 6 stories high (ranging from 65' to 67' in height), with taller sloped
roofs. The most recent round of review includes buildings that are 4, 5,
and 6 stories high (ranging from 48.5' to 61.6' in height), based on the
criteria used to measure building height in feet, as set forth in Section
3.8.17(A)(1) of the LUC).
Bella Vista - Project Development Plan, #45-01A
April 10, 2003 Administrative Hearing
Page 8
at least 10' and no more than 25' behind the street right-of-way of
the adjoining street; and, the collector street (Stanford Road), being
no more than 15' from the right-of-way of the adjoining street.
D. Division 3.8, Supplementary Regulations
1. Section 3.8.17, Building Height
The Bella Vista PDP is proposing three buildings that will contain 4,
5, and 6 stories and will range from 48'-6" to 61'-8" in height.
Section 4.5(E)(1)(d) of the LUC states that buildings shall be limited
to a maximum of three (3) stories. However, Section 3.8.17(A)(3) -
Contextual Height states:
Regardless of the maximum building height limit imposed by
the zone district standards of this Land Use Code, applicants
shall be allowed to use a "contextual" height limit. The
allowed "contextual" height may fall at any point between the
zone district maximum height limit and the height of a
building that exists on a lot that is adjacent to the subject lot.
This provision shall not be interpreted as requiring greater
minimum heights or lower maximum heights than imposed
by the underlying zone district.
The Current Planning Director has issued Administrative
Interpretations #2-02 (dated April 12, 2002) and #4-02 (dated June
14, 2002) regarding the application of Section 3.8.17(A)(3) to the
Bella Vista project. Copies of the interpretations are attached to this
staff report. City staff has determined that the proposal addresses
and satisfies the requirements located in this section of the LUC.
There are 2-story, 3-story, and 6-story buildings in the surrounding
area, ranging from approximately 30'-0" to 60'-6" (the Marriott
Hotel) in height. One office building just west of Stanford Road is 3
stories and about 40' in height. The Bella Vista buildings will fall into
the established range of height of existing taller buildings in the
area, being 40"-0" to 60'-6". The building footprints and masses will
not create a dramatic change from that of the existing buildings on
surrounding properties.
Bella Vista - Project Development Plan, #45-01A
April 10, 2003 Administrative Hearing
Page 7
3. Privacy.
The buildings in the Bella Vista project are located where
they will not have an adverse impact to privacy on the
existing residential or business and office buildings in the
surrounding. The buildings are separated from surrounding
land uses by arterial and collector streets to the west and
south, and by distances of 160' to 250', with parking lots in
these areas, to the Aspen Leaf apartments to the north and
east.
4. Neighborhood Scale.
A building greater than 40' in height should be located in
either of two areas: in the downtown area or in an
established or developing activity center. An activity center is
defined as a neighborhood, community, or regional shopping
center, or an employment center with over 300 employees.
These building will be located on a site that is on the east
edge of the South College Avenue business and commercial
corridor and will provide transition to the existing multi -family
and single family neighborhoods to the south and east.
Staff has determined that the additional 8' to 22' of building height
over 40' will not create adverse impacts on the surrounding area
and is in character with the overall intent of the LUC regarding infill
development in transition areas, such as a mixed -use project at the
intersection of arterial and collector streets.
2. Section 3.5.3, Mixed Use, Institutional and Commercial Buildings
The Bella Vista PDP is a mixed -use, residential and non-residential
(in the form of limited, low intensive, commercial and personal
service uses) project that is subject to the requirements set forth in
Sections 3.5.3(B)(1) Orientation to a Connecting Walkway and
3.5.3(B)(2) Orientation to Build -to Lines for Streetfront Buildings.
The proposal satisfies the relationship of buildings to streets,
walkways and parking standards as set forth in this section. The
buildings all have one or more entrances facing and opening onto
public sidewalks or connecting walkways without having to cross
driveways or drive aisles. The buildings meet the "build -to" line
standards on both the arterial street (East Horsetooth Road), being
Bella Vista - Project Development Plan, #45-01A
April 10, 2003 Administrative Hearing
Page 6
This requires a Building Height Review, as set forth in Section
3.5.1(G), which states that:
All buildings or structures in excess of 40' in height shall be
subject to special review pursuant to this subsection (G).
The applicant has submitted a Shadow Analysis Plan based on
Section 3.5.1(G) Building Height Review in the LUC. A copy of
the shadow analysis is attached to this staff memo.
Staff has evaluated the criteria for a special review of buildings in
excess of 40' in height:
1. Views.
The taller buildings should not substantially alter the
opportunity and quality of desirable views within the area.
The desirable views in this area are of the foothills to the
west, with Horsetooth Rock and Long's Peak being the most
recognizable features. Because of the significant earthen
berm and dense mature landscaping in front of the Cove
Island homes on the south side of East Horsetooth Road,
views for only 2 or 3 homes will be adversely affected by the
new 4 to 6 story high buildings in the Bella Vista project.
Views from several dwelling units in two of the buildings in
the Aspen Leaf Apartments will be affected. However,
because the new buildings in the Bella Vista project will be
on ground at a lower elevation than those in the apartment
complex, and because of the separation distance between
buildings in the two projects (160' to 250'), and because of
the existing large mature trees in the area, interruption of the
views will be minimal.
2. Light and Shadow.
The taller buildings will cast shadows on small portions of
adjacent properties but the shadows will not preclude the
functional use of solar energy and will not shade buildings,
windows, or gardens on the adjacent properties. The impact
of contributing to the accumulation of snow and ice on
adjacent properties during the winter months is minimal.
Bella Vista - Project Development Plan, #45-01A
April 10, 2003 Administrative Hearing
Page 5
d. The proposal does not provide landscaping coverage in the
upper parking garage deck over the underground parking
garage, as required in Section 3.2.2(M)(1). However, the
Current Planning Director issued Administrative Interpretation
#3-02 (dated June 12, 2002) regarding this section, with the
conclusion that parking spaces on top of the upper parking
garage deck of the Bella Vista PDP would be considered part of
a "parking garage", in that they are located on top of a "building"
as defined under the LUC. Therefore, the Landscaping
Coverage standards of Section 3.2.2(M)(1) do not apply. This
interpretation is consistent with the City's actions on other
recently approved public and private parking garages where
interior landscaping was not required.
B. Division 3.3, Engineering Standards
1. Section 3.3.1, Plat Standards
The proposal complies with the general plat requirements as set
forth in this section.
2. Section 3.3.5, Engineering Design Standards
The proposal complies with the design standards, requirements,
and specifications for the services as set forth in this section.
C. Division 3.5, Building Standards
1. Section 3.5.1, Building and Project Compatibility
The proposal satisfies the architectural, building scale and mass,
building materials, and building colors standards as set forth in this
section. The building footprints will be comparable to those of the
existing buildings in the Aspen leaf Apartments. All three buildings
will contain a mix of sandstone veneer, stucco, and concrete tile
roofs. All of these materials are similar to and compatible with
materials used on existing buildings in the surrounding area. The
proposed colors will be consistent with the colors present in the
surrounding residential and business & commercial neighborhoods.
Buildings A, B, and C will range in heights from 48'-6" to 61'-8" at
the top of the parapet walls at the top of the roofs of the buildings.
Bella Vista - Project Development Plan, #45-01A
April 10, 2003 Administrative Hearing
Page 4
1. Section 3.2.1, Landscaping and Tree Protection
a. The proposal complies with Section 3.2.1(D)(2)(a) in that
canopy shade (street) trees are provided at a 25' to 40' spacing
in the parkway along East Horsetooth Road and at a 40' spacing
in the parkway along Stanford Road.
b. The proposal complies with Section 3.2.1(D)(3) in that no one
species of the proposed 95 new trees on the development plan
exceeds 15% of the total trees on -site.
c. The proposal complies with Section 3.2.1(E)(4)(b) in that the on -
site parking areas (both the underground parking garage and
the parking area above the garage) will be screened from East
Horsetooth Road to the south and Stanford Road to the west by
the buildings. The parking area above the underground parking
garage will be screened from the Aspen Leaf apartments to the
north with walls and deciduous and evergreen trees and shrubs.
2. Section 3.2.2, Access, Circulation and Parking
a. The proposal complies with Section 3.2.2(C)(4)(a) in that it
provides secure and conveniently located bicycle parking in the
amount of 8% of the total number of automobile parking spaces
on -site, satisfying the minimum requirement of 5%.
b. The proposal complies with Section 3.2.2(C)(5) in that it
provides direct, safe, and continuous walkways and bicycle
connections to major pedestrian and bicycle destinations in the
surrounding area. There will be direct sidewalk connections
from all three buildings to East Horsetooth Road and Stanford
Road.
c. The proposal complies with Section 3.2.2(D) in that it provides
for safe, convenient, and efficient bicycle, pedestrian, and
vehicular movement to and through the site. Vehicular access
will occur via new curb cuts from East Horsetooth Road and
Stanford Road to the underground parking garage and the
parking area above the garage.
Bella Vista - Project Development Plan, #45-01A
April 10, 2003 Administrative Hearing
Page 3
The property has not been platted (or planned) to date.
2. Division 4.5 of the Land Use Code, Medium Density Mixed -Use
Neighborhood Zone District
Multi -family dwellings, mixed -use dwellings, bed and breakfast
establishments, convenience retail stores without fuel sales, artisan and
photography studios and galleries, and small food service uses contained
within convenience retail are permitted in the MMN — Medium Density
Mixed -Use Neighborhood Zoning District, subject to administrative review.
The purpose of the MMN District is:
Intended to be a setting for concentrated housing within easy
walking distance of transit and a commercial district. Secondarily, a
neighborhood may also contain other moderate -intensity
complementary and supporting land uses that serve the
neighborhood. These neighborhoods will form a transition and a
link between surrounding neighborhoods and the commercial core
with a unifying pattern of streets and blocks. Buildings, streets, bike
and walking paths, open space and parks will be configured to
create an inviting and convenient living environment.
This proposal complies with the purpose of the MMN District as it is a
mixed -use development, containing 81 residential dwelling units and
16,000 square feet of limited, low intensive, non-residential uses on a 3
acre site. It would provide transition from single family, medium density
single family and multi -family, and high density multi -family residential to
business uses and the commercial corridor along South College Avenue.
The site is at the northeast corner of East Horsetooth Road and Stanford
Road, which are existing arterial and collector streets. The buildings are
placed to provide convenient pedestrian access and connectivity to the
adjacent public sidewalk system and surrounding land uses.
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. Division 3.2, Site Planning and Design Standards
Bella Vista - Project Development Plan, #45-01A
April 10, 2003 Administrative Hearing
Page 2
standards located in Division 3.2 - Site Planning and Design
Standards, Division 3.3 — Engineering Standards, and Division 3.5 -
Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT
STANDARDS; and
" the allowed "contextual" building height located in Section 3.8.17(A)(3) -
Contextual Height of the LUC, which states:
"Regardless of the maximum building height limit imposed by the
zone district standards of this Land Use Code, applicants shall be
allowed to use a "contextual" height limit. The allowed "contextual"
height may fall at any point between the zone district maximum
height limit and the height of a building that exists on a lot that is
adjacent to the subject lot. This provision shall not be interpreted as
requiring greater minimum heights or lower maximum heights than
imposed by the underlying zone district."
the proposed uses of multi -family dwellings, mixed -use dwellings, bed and
breakfast establishments, convenience retail stores without fuel sales,
artisan and photography studios and galleries, and small food service
uses contained within convenience retail are permitted in Division 4.5
Medium Density Mixed -Use Neighborhood District (MMN) of ARTICLE
4 — DISTRICTS, subject to an administrative review.
COMMENTS:
Background
The surrounding zoning and land uses are as follows:
N: MMN; Existing multi -family residential (Aspen Leaf Apartments)
S. MMN; Existing residential (Cove Island)
E: MMN; Existing multi -family residential (Aspen Leaf Apartments)
W: C; Existing business, commercial, office uses (South College
Avenue Corridor)
The property was annexed as part of the Brune Annexation in March,
1977. It was zoned T — Transition.
The property was rezoned from T - Transition to MMN - Medium Density
Mixed -Use Neighborhood in March, 2002.
ITEM NO.
MEETING DATE 4 i 0 6-3
_r 6iA rSTAFF Gf�f E+Et� C`iLT
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Bella Vista, Project Development Plan (PDP) -
#45-01 A
APPLICANT: Stanford Development, LLC
c/o Cityscape Urban Design, Inc.
3555 Stanford Road, Suite 105
Fort Collins, CO. 80525
OWNER: Stanford Development, LLC
419 Canyon Avenue
Fort Collins, CO. 80521
PROJECT DESCRIPTION:
This is a request for a mixed -use (residential and commercial) project on 3.0
acres located at the northeast corner of East Horsetooth Road and Stanford
Road. There would be a total of 81 residential dwelling units in the proposed
three buildings on the site and 16,000 square feet of limited non-residential uses
on the lower two floors of the building at the intersection of East Horsetooth Road
and Stanford Road. The non-residential uses may include artisan/photography
studios and/or galleries, short-term lodging (such as bed & breakfasts),
convenience retail without fuel sales, home occupations, and small food service
spaces. The property is in the MMN — Medium Density Mixed -Use Neighborhood
Zoning District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This PDP complies with the following applicable requirements of the Land Use
Code L( UC), more specifically:
the process located in Division 2.2 - Common Development Review
Procedures for Development Applications of ARTICLE 2 -
ADMINISTRATION;
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT
20. What are the homeowners responsibilities? Are there covenants?
[I don't know about a condo HOA.]
21. We'd like to see a restriction of lighting off the balconies.
[The City does not allow anyone to exceed 10 foot-candles. The City can enforce lighting levels.]
22. It seems it would be appropriate to put this in covenants.
[We will, and we also want you to know that the City will aid in this.]
23. What is the access to the businesses?
[There is pedestrian access, as well as car entrances, off of Stanford Road and East Horsetooth
Road.]
24. We live on Spindrift Court and making lefts out of our development is dangerous. Are they going
to do something to make it easier for us to get out? This development is only going to compound
problems on Horsetooth Road.
[160 cars from this development is less than 1 % of the current peak hour traffic on East
Horsetooth Road. The impact will be minimal.]
25. What is the City's argument on not putting a raised median in Horsetooth Road?
[City: The City's Traffic Engineer has concerns about the creation of raised medians for short
distances, such as "token medians".]
26. Why not a barrier for the median that can also serve as a protective pocket for turns onto
westbound Horsetooth?
[City: We will check with Traffic Engineering.]
27. What is the setback of the building from the street?
[There are comers of Buildings A & B that are as close as 12 feet from street right-of-way, and as
far away as 46 to 57 feet. The buildings are at oblique angles, not parallel, to the streets.]
28. What is the value of these units to pay close to a million?
[Typical is 1600 to 2000 sq ft. Don't have final sales costs.]
29. These kinds of buildings are proposed for downtown. Where is it?
(City: The Steele's Market downtown site is 166 dwelling units, 8 to 10 stories in height. It is
delayed at the applicant's requests.]
30. What is the maximum stories in height allowed?
[City: The maximum stories in the MMN District is 3. However, there are ways to determine the
height proposed per Code and it is still being evaluated.]
17. Comment: The properties surrounding the mall were not designed to b
pedestrian -oriented uses. This proposed project is a bad fit
here. It fits in downtown Fort Collins.
18. Question: Can the buildings be stair -stepped back or moved back from
the street?
Answer: Stair -stepping is a possibility; however, the City Code
regulates how far from the street a building can be placed.
19. Question: Could the proposed food service use include something like a
Taco Bell Express?
Answer: No, that would not be permitted and we will certainly
exclude this type of use.
20. Question: As an interested party I think this concept is good. Why
could you not have 1,100 - 1,200 square foot residential
units?
Answer: The larger, more expensive units will help pay for the site
amenities, such as the underground parking.
21. Question: Have you looked at reducing the number of residential units
and eliminating the underground parking garage?
Answer: No, not really. That is not the product type that the
developers want to do.
22. Question: Have you looked at reducing the heights of the buildings?
Answer: We think that the varied heights and stair -stepped design of
the buildings provides a better project, visually.
23. Question: Will the proposed widening of East Horsetooth Road be to
the north, thereby not affecting our properties on the south
side?
Answer: Yes, that is the case.
4