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HomeMy WebLinkAboutSPRING CREEK PLACE (FORMERLY STATION, 2105 S. COLLEGE AVE.) - PDP - PDP160020 - DECISION - MINUTES/NOTESPlanning & Zoning Board June 15, 2017 Page 5 showing parking lot usage. Mr. Berland confirmed that there is some data indicating one parking space per apartment with a reduction in parking requirements as time goes on and residents continue to age in place. Vice Chair Hansen also asked whether the fire easement at the rear of site plan will afford PFA the necessary space required; Mr. Hess confirmed that an arrangement has been made with PFA ("alternative compliance means") to implement alternate measures in lieu of meeting standard requirements. He also clarified that there will be a stop sign exclusively for a fire lane. Member Hobbs asked about the plan to administer parking spaces for the building. Mr. Berland responded that the parking garage will have a barrier to separate various parking areas, and each unit will have parking rights via a sticker on their car and a device to open the parking gates. Member Carpenter asked to review non -emergency access points; Mr. Hess showed a slide of the proposed traffic flow pattern, which will include travel through the Whole Foods parking lot, and he also clarified the location of visitor parking spots. Public Input (3 minutes per person) Brad March, 1312 S. College Avenue, stated his support of this project. He provided some history of the project location's origins, and he complimented the development team. Bob Cooper, 2209 Mathews, has a concern with the residential parking zones and their tendency to creep into surrounding neighborhoods. Board Questions and Deliberation Member Hobbs asked whether a maximum number of parking passes will be issued (no more than 154 total passes); Mr. Berland confirmed that, due to the finite amount of parking, only 154 will be issued in order to avoid over -leasing the parking spaces. Member Carpenter asked if anything in the future would change the age restriction; Chair Schneider clarified that this criteria is not being used as a justification for a modification, so this point is moot. Vice Chair Hansen questioned the adequacy of offering only 6 visitor spots; Mr. Berland responded that, once leasing begins, they will be able to better determine the specific parking needs. Member Hobbs made a motion that the Planning and Zoning Board approve the Spring Creek Place Apartments PDP#160020, based upon the findings of fact presented at the work session, the materials contained in the staff report, and the board discussion on this item. Member Whitley seconded. Vote: 5:0. Project: Blehm-Homestead Enclave Annexation Project Description: This is a City -initiated request to annex and zone an approximately 109-acre, 28- parcel enclave into the City of Fort Collins. The parcels became an enclave with the annexation of the Kechter Farm Annexation on May 16, 2014. As of May 17, 2017, the City became authorized to annex the enclave in accordance with State Statue 31-12-106. The enclaved parcels are located to the north and south of Kechter Road between S. Timberline and Ziegler Roads. During and after outreach efforts, city staff has not received objections from residents of the Blehm-Homestead Enclave Annexation. The City of Fort Collins recommends placing the enclaved property into the Urban Estate (UE), zone district. Recommendation: Approval Secretary Cosmas reported that one citizen letter was received representing 6 families that are opposed to the proposed stormwater fees to be charged; this group is aware that this topic is not under the purview of the Planning and Zoning Board. Planning & Zoning Board June 15, 2017 Page 4 Member Carpenter rejoined the Board at 6:43pm. Project: Spring Creek Place Apartments PDP#160020 Project Description: This is a request for a five -story, 168-unit apartment building on 2.2 acres. The site is located at 2105 South College Avenue, immediately north of Whole Foods, and presently contains two commercial buildings which would be demolished. There would be a mix of studio, one and two - bedroom units for a total of 236 bedrooms. There are 160 parking spaces and 236 bicycle spaces. The applicant has indicated that the project would be oriented to active adults age 55 and older and leasing is by the unit, not the bedroom. The parcel is zoned C-G, General Commercial and located within the Midtown Plan and the Transit -Oriented Development (TOD) Overlay Zone. Recommendation: Approval Staff and Applicant Presentations Secretary Cosmas reported that Chief Planner Shepard had made a minor wording change to the Condition of Approval since the work session. Chief Planner Shepard gave a brief overview of this project, discussing the history of the site, the parking requirements based on number of bedrooms, the various zoning areas, and the parking ratios for recently -completed projects similar to this one. Secretary Cosmas reported that Chief Planner Shepard had made a minor wording change to the Condition of Approval since the work session and had also provided a parking comparison to the Board in response to a work session question, and a citizen email has been received with concerns related to traffic impacts, building size, and the number of parking spaces allotted to each bedroom rented. Don Berland, Principal with Berland Development Group, gave some background on his company and how it specializes in multi -family developments, adding that the target market is specifically for individuals in the 60-80s age -range who are healthy, mentally fit, and choose independent living because of amenities and community features. He explained why this particular location is ideal for this age group (proximity to the MAX, nearby cultural activities, etc.). City Staff required his company to obtain a letter of intent from Whole Foods and Wilbur's Fine Beverages to ensure the proposed traffic flow will be acceptable. Mitchell Hess, Project Engineer with Kimley Horn, discussed the easement and the private drive access, showing the site plan for the proposal on several slides. Jeff Van Sambeek, Principal Architect with Lodestone Design Group, reviewed the perspectives and floor plans of the building, including the design of the building footprint, interior room access to windows and light, various views of the building (including 3D), building facades and character, and renderings from various angles. Mr. Hess also discussed the landscape plans and demonstrated emergency access enhancements using less landscaping. Andy Luft, Financial Analyst with Berland Development Group, discussed the comparison between bedrooms and parking spaces and calculated specific ratios; the average is 4 spaces per unit, and .75 for space to bedroom. Therefore, he believes the parking space count exceeds the city requirements and also matches the needs that have been demonstrated by other similar communities. Staff Analysis and Board Questions Chief Planner Shepard stated that this PDP is in compliance with the various codes and the Midtown Plan, focusing on density along the MAX. Member Hobbs asked if there was discrimination imposed on what the minimum age is on this property versus other properties; Mr. Luft confirmed that all of his company's properties are age -qualified (55+). Vice Chair Hansen asked if there was any actual data Planning & Zoning Board June 15, 2017 Page 2 Planning Director Gloss reviewed the items on the Consent and Discussion agendas, stating that all items will be heard as advertised. Public Input on Items Not on the Hearing Agenda: None noted. Consent Agenda: 1. Draft Minutes from May 25, 2017, P&Z Hearing 2. Blehm-Homestead Enclave Annexation 3. 6020 S. College Storage PDP Public Input on Consent Agenda: Citizens requested that both the Blehm-Homestead Enclave Annexation and the 6020 S. College Storage PDP be pulled from the Consent agenda and reviewed during the Discussion agenda. Member Hobbs made a motion that the Planning and Zoning Board approve the draft minutes from the June 15, 2017, Planning and Zoning Board hearing; Vice Chair Hansen seconded the motion. Vote:5:0. Discussion Agenda: 4. Crowne at Old Town North PDP 5. Spring Creek Place Apartments PDP #160020 Project: Crowne at Old Town North PDP Project Description: This is a request for a Project Development Plan to construct 9 multi -family buildings consisting of 304 units (studio, 1-bedroom, 2-bedroom, and 3-bedroom), townhomes, and clubhouse/leasing office. The proposed development will include 527 parking spaces. This site is located in the Community Commercial - North College (CCN) zone district. Recommendation: Approval Member Carpenter recused herself at 6:06pm due to a conflict of interest. Secretary Cosmas reported that a citizen email was received with a concern related to code compliance for bicycle parking spaces. Staff and Applicant Presentations Planner Frickey gave a brief introduction of the project. Alan Levo, Principal of Crowne Partners, gave a presentation, including background of his company, past sales, and goals. He showed pictures of the proposed development and discussed various amenities, interior designs, materials used, and layouts. Terrence Hoaglund, Principal at Vignette Studios, also gave a presentation highlighting site proximity to shops, parks, and recreation. He believes that this project will provide a good contribution to the community, when considering the enhanced connectivity between streets, amenities, and commercial. A 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 June 15, 2017 Member Schneider called the meeting to order at 6:00 p.m. Roll Call: Carpenter, Hansen, Hobbs, Schneider, and Whitley Absent: Heinz and Rollins Staff Present: Gloss, Yatabe, Shepard, Wray, Frickey, Blochowiak, Kleer, Hahn, Stephens, Tatman-Burruss, Ragasa, Virata and Cosmas 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: • 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.