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HomeMy WebLinkAboutCROWNE AT OLD TOWNE NORTH - PDP - PDP170007 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (13)Staff Report — Crowne at Old Town North, PDP170007 Planning & Zoning Board 6-15-2017 Page 17 ATTACHMENTS: 1. Zoning & Site Vicinity Map 2. Statement of Planning Objectives 3. Applicant's Modification of Standard Requests 4. Crowne at Old Town North Plat 5. Crowne at Old Town North Planning Document Set (Site Plan, Landscape Plan, Elevations, Building Height Study & Photometric Plan) 6. Crowne at Old Town North Ecological Characterization Study 7. Crowne at Old Town North Traffic Impact Study Staff Report — Crowne at Old Town North, PDP170007 Planning & Zoning Board 6-15-2017 Page 16 D. The Project Development Plan complies with relevant standards located in Division 4.19 Community Commercial, North College (CCN). RECOMMENDATION: Staff recommends that the Planning & Zoning Board approve Crowne at Old Town North, PDP170007. Staff Report — Crowne at Old Town North, PDP170007 Planning & Zoning Board 6-15-2017 Page 15 The proposed use, multi -family dwellings in excess of 50 dwelling units, is a permitted use subject to review by the Planning & Zoning Board. B. Section 4.19(D) — Land Use Standards The minimum density for multi -family projects shall be five dwelling units per net acre and the maximum building height shall be five stories. The proposed development has a density of 22.07 dwelling units per net acre and none of the buildings exceed four stories in height. 5. Public Outreach Per Land Use Code Section 2.2.2, all projects subject to Planning & Zoning board review require a neighborhood meeting at least 10 days prior to submittal of a Project Development Plan. In compliance with this code section, the applicant held a neighborhood meeting on December 14, 2016 at the Northside Aztlan Center. Three neighbors attended the meeting and none of the three neighbors provided comments at this meeting. 6. Findings of FacVConclusion: In evaluating the request for the Crowne at Old Town North Project Development Plan, Staff makes the following findings of fact: A. The Project Development Plan complies with the process located in Division 2.2 — Common Development Review Procedures for Development Applications of Article 2 — Administration. B. The Modification of Standard to Section 3.6.2(E) that is proposed with this Project Development Plan meets the applicable requirements of Section 2.8.2(H), in that the granting of the Modification would not be detrimental to the public good and the proposal submitted promotes the general purpose of the code standard equal to or better than would a compliant plan by providing a safe turnaround and minimizing impervious surface. C. The Project Development Plan complies with relevant standards of Article 3 - General Development Standards, if the Modification of Standard to Section 3.6.2(E) is approved. Staff Report — Crowne at Old Town North, PDP170007 Planning & Zoning Board 6-15-2017 Page 14 Each multi -family project shall be developed into a series of complete blocks bounded by streets. No block may be larger than 7 acres. 40% of each block side or 50% of the block faces shall consist of building frontage, plazas or other functional open space. The proposed development is bounded by public streets, no block is greater than 7 acres, and each block face consists predominantly of building frontage and functional open space in accordance with this standard. CC. Section 3.8.30(E)(3) — Buildings — Setbacks The minimum setback from arterial and non -arterial streets shall be 15 feet and 9 feet, respectively. All of the proposed buildings comply with this standard. DD. Section 3.8.30(F) — Design Standards for Multi -family Buildings Developments with more than five buildings shall have three distinctly different building designs. No two similar buildings shall be placed next to one another. Each multi -family building shall feature a palette of colors consistent with the adjacent neighborhood. There shall be 3 distinct color schemes used throughout developments with more than 56 units. Entry features shall be clearly identified through the use of architectural elements or landscaping. Roofs shall be designed to incorporate two distinct elements. Building facades shall be articulated with horizontal and/or vertical elements that break up blank walls of 40 feet or longer. The proposed development is consistent with all of these standards. The proposed development contains three distinctly different building designs. The color palette is consistent with and compatible with adjacent developments. Each unique building design also contains its own color scheme. All of the building entrances are clearly defined architecturally. The roofs feature changes in plane and variations in height. The long walls of each building feature changes in plane, projections, and recesses to break down the mass of the buildings. 4. Compliance with Article 4 of the Land Use Code — Community Commercial — North College (CCN), Division 4.19: The project complies with all applicable Article 4 standards as follows: A. Section 4.19(B)(3)(a) — Permitted Uses Staff Report — Crowne at Old Town North, PDP170007 Planning & Zoning Board 6-15-2017 Page 13 Y. Section 3.6.4 — Transportation Level of Service Requirements All developments must meet acceptable level of service requirements for motor vehicles, bicycles, and pedestrians. Developments may need to submit a Traffic Impact Study to establish how the proposed plan meets these level of service requirements. The applicant submitted a Traffic Impact Study in accordance with City standards. By building out the streets stubbed to the property line, the development is constructing all required bicycle, and pedestrian improvements. The City of Fort Collins, furthermore, has a funded project to complete Suniga from this development to College Avenue. With this connection, Suniga will be complete from College to Redwood. The ultimate transportation layout anticipates signalization at Suniga / College in lieu of the signal at College / Vine. The timing for signalization is expected to occur once Suniga is connected to Lemay (likely several years away). Therefore, staff will work with the applicant to identify a proportional contribution towards the signal cost. In the meantime, the applicant's traffic study analyzed vehicular operations without the signal at Suniga, and with direct connectivity to Conifer, acceptable levels of service are maintained. Z. Section 3.8.30(C) — Access to a Park, Central Feature or Gathering Place At least 90% of the dwellings in a development project shall be within 1/4 mile of a neighborhood park, privately -owned park or central feature or gathering place that is located either within the project or an adjacent development. The proposed park feature is within 1/a mile of each building, which satisfies this code requirement. AA. Section 3.8.30(C)(2)(a) — Access to a Park, Central Feature or Gathering Place — Size In development projects greater than 2 gross acres in area, private parks must be a minimum of 10,000 square feet. The proposed private park is 11,300 square feet, which exceeds the 10,000 square feet minimum required. BB. Section 3.8.30(D) — Block Requirements Staff Report — Crowne at Old Town North, PDP170007 Planning & Zoning Board 6-15-2017 Page 12 buildings will minimize the casting of shadows on adjacent property. The proposed buildings will cast a shadow onto the adjacent Aspen Heights development in the afternoon during the winter months. The buildings are sited in such a way to minimize the number of buildings that will be impacted. All of the balconies are oriented away from adjacent developments so there are few privacy concerns. With respect to the scale of the buildings, the tallest buildings are located in the middle of the proposed development. The shortest buildings are located along Conifer St. to establish continuity with Aspen Heights and on the northwest corner of Jerome St. and Suniga Dr. to provide a transition to the lower slung buildings located along College Ave. These factors ensure compliance with this Land Use Code section. U. Section 3.5.2(D)(1) — Orientation to a Connecting Walkway Every front fapade with a primary entrance to a dwelling unit shall face the adjacent street to the extent reasonably feasible. Each building contains a series of walkways leading directly from the entrance to each unit to the sidewalk. V. Section 3.5.2(D)(2) — Street -Facing Facades Every building containing four or more dwelling units shall have one building entry of doorway facing any adjacent street smaller than a full arterial or has on -street parking. Each proposed building along Jerome St. and Lupine Dr. contains multiple entryways that face the street. W. Section 3.5.2(E) — Residential Building Setbacks, Lot Width and Size Since all of the buildings proposed are multi -family buildings, the more specific setback requirements in Section 3.8.30 apply. X. Section 3.6.3(H) — Street Pattern and Connectivity Standards — Alternative Compliance Per Land Use Code section 3.6.3(F), if a street is stubbed to the property line of a vacant parcel, the street shall be continued upon development of the vacant parcel. The proposed development will continue Jerome St., Lupine Dr., and Suniga Dr. in accordance with this standard. Staff Report — Crowne at Old Town North, PDP170007 Planning & Zoning Board 6-15-2017 Page 11 fitting character which relates to the north downtown setting," (Page 36). The plan also acknowledges larger buildings as a welcome addition to the corridor. From this plan, Planning staff developed the Community Commercial - North College (CCN) zone district, of which the parcels in question are a part. The proposed buildings fit this vision of the North College Corridor. Each building is broken down into distinct modules reminiscent of a more downtown like development pattern. These modules are formed through changes in plane on buildings 2-6 and by incorporating different entry features throughout the development. Buildings 1, 79 8, and 9 use changes in materials and roof plane to define each unit. While buildings 2- 6 are taller than other surrounding structures, the height is mitigated through varying setbacks along the street. Buildings 2-6 have a distinct base, middle, and top defined by changes in materials. The fenestration pattern on the lower levels of these buildings consists of soldier and rowlock courses that add pedestrian interest and break up the mass of each building. All of the materials chosen throughout the development (brick, corrugated metal, cementitious siding) are high quality and reinforce the vision for contemporary, semi -industrial buildings in the North College corridor. Staff finds the proposed buildings, thus, meet the general compatibility requirements found in this Land Use Code section. Outdoor Storage Areas/Mechanical Equipment The proposed plan is consistent with the requirements of the Land Use Code in regards to the location of outdoor storage, screening of storage areas, and screening of rooftop mechanical equipment from public view. Operational/Physical Compatibility The proposed plan is consistent with the requirements of the Land Use Code in regards to hours of operation, placement of trash receptacles and location and number of off-street parking spaces. T. Section 3.5.1(G) — Building Height Review Buildings more than 40 feet in height must minimize the casting of shadows on adjacent property, address privacy impacts on adjacent property, and be compatible with the scale of the neighborhood. The applicant submitted a shadow analysis that demonstrates the proposed Staff Report — Crowne at Old Town North, PDP170007 Planning & Zoning Board 6-15-2017 Page 10 walk-in access without having to open the main service gate, are screened from public view and are built on concrete pads. R. Section 3.4.1(D) — Ecological Characterization and Natural Habitat or Feature Boundary Definition During conceptual review, Environmental Planning staff found that the development site was within 500 feet of a riparian forest, which necessitated an Ecological Characterization Study. The applicant submitted an Ecological Characterization Study in accordance with this standard. The study concludes the proposed development would have no adverse impacts on significant ecological resources. Staff agrees with the findings of the Ecological Characterization Study, which means the proposed development meets this code standard. S. Section 3.5.1 - Building and Project Compatibility The proposed plan is consistent with the requirements of the Land Use Code in regards to building and project compatibility including building size, height, bulk, mass, scale, mechanical equipment screening and operational/physical compatibility. Size, Height, Bulk, Mass and Scale The context of this site is varied with respect to architecture. Properties along College Ave. to the west of the property are predominantly non- descript one-story commercial buildings. Properties north of the development contain a mix of industrial and office buildings ranging in height from one to two stories. Old Town North, the residential development to the south, contains an eclectic mix of single-family detached homes, townhomes, and multi -family. All of the buildings in Old Town North are one or two stories and contain a wide range of architectural styles. Two-story, multi -family buildings characterize Aspen Heights, the residential development to the east. Each building in Aspen Heights has a pitched roof, porches, and gables. Given the wide range of building types and styles, there is not an established building pattern in this part of Fort Collins. The North College Corridor Plan, however, provides guidance with respect to building design. The North College Corridor Plan envisions, "Contemporary, semi -industrial building styles and materials offer particular opportunities to build up a Staff Report — Crowne at Old Town North, PDP170007 Planning & Zoning Board 6-15-2017 Page 9 Two bedroom units 265 spaces (151 units 1.75 265 Three bedroom units 74 spaces 37 units * 2 88 Total 513 spaces 527 spaces M. Section 3.2.2(K)(5) — Handicap Parking Projects with 501-1,000 parking spaces are required to provide 11 handicap parking spaces with at least one van accessible space. The site plan shows 11 handicap parking spaces. All of these spaces are in close proximity to front doors with nine van accessible spaces. N. Section 3.2.2(L) — Parking Stall Dimensions Parking stalls must be at least nine feet in width and 19 feet deep. For parking stalls along a landscaped area, parking stalls may be 17 feet deep if the stalls have wheel stops and abut a six-foot deep landscape area or walkway in which cars may overhang. All of the parking stalls are consistent with these standards. O. Section 3.2.3 — Solar access, orientation, shading All developments must be designed to accommodate active and/or passive solar installations and must not deny adjacent properties access to sunshine. The proposed buildings are designed and located to minimize the casting of shadows on adjacent properties and could accommodate future active and/or passive solar installations. P. Section 3.2.4 — Site Lighting The proposed lighting plan is consistent with the requirements of the Land Use Code in regards to the general standard, lighting levels and design standards. Q. Section 3.2.5 - Trash and Recycling Enclosures Trash and recycling enclosures must be provided in locations abutting refuse collection or storage areas, shall be designed to allow walk-in access without having to open the main service gate, shall be screened from public view and shall be constructed on a concrete pad. The proposed trash and recycling enclosures abut the parking area, allow Staff Report — Crowne at Old Town North, PDP170007 Planning & Zoning Board 6-15-2017 Page 8 H. Section 3.2.2(C)(7) — Off -Site Access to Pedestrian and Bicycle Destinations Off -site pedestrian or bicycle facility improvements may be required in order to comply with the requirements of section 3.6.4 of the Land Use Code. Section 3.6.4 requires developments maintain acceptable levels of service for vehicles, pedestrians, and bicycles. As part of this development, the applicant will be installing extensions of three public streets: Lupine Dr., Jerome St., and Suniga Dr. The proposed development will maintain acceptable levels of service for all travel modes per the Traffic Study submitted. I. Section 3.2.2(D)(1) — Access and Parking Lot Requirements — Pedestrian/Vehicle Separation To the maximum extent feasible, pedestrians and vehicles shall be separated through provisions of a sidewalk or walkway. The site complies with this standard by providing an extensive sidewalk network throughout the site. J. Section 3.2.2(E) — Parking Lot Layout The proposed parking lot layout is consistent with requirements of the Land Use Code in regards to circulation routes, orientation, and points of conflict. K. Section 3.2.2(J) — Setbacks The proposed parking lot is setback further than the 10-foot minimum from non -arterial streets and 5-foot minimum along a lot line required per the Land Use Code. L. Section 3.2.2(K) — Off -Street Parking Requirements Based on the standards for multi -family developments, the minimum amount of parking for this development is 513 spaces. The site plan shows 527 parking spaces to serve the proposed development. Table 1 - Parking Requirements Min. Parking Parking Provided Studio and One bedroom units 174 spaces (116 units' 1.5) 174 Staff Report — Crowne at Old Town North, PDP170007 Planning & Zoning Board 6-15-2017 Page 7 The landscape plan shows a combination of shrubs and trees that will provide screening in accordance with this code section. Shrub beds and ornamental trees line each parking area to minimize the shine of headlights on adjacent residential properties. Many of the proposed trees and shrubs are evergreens, which will provide year-round screening. D. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping For parking lots with more than 100 spaces, at least 10% of the parking lot interior shall be landscaped areas. For parking lots with less than 100 spaces, at least 6% of the parking lot interior shall be landscaped areas. Each proposed parking area exceeds these standards. All of the parking areas contain a combination of landscape islands and bulb outs with trees, shrubs, and grass in accordance with this standard. E. Section 3.2.2(C)(1) — Safety Considerations To the maximum extent feasible, pedestrians shall be separated from vehicles and bicycles. The site plan shows a series of walkways for pedestrians separated by curb, gutter, and landscaping from parking areas and rights -of -way. F. Section 3.2.2(C)(4)(b) - Bicycle Parking Space Requirements For multi -family residential, one bike parking space is required per bedroom with at least 60% provided in an enclosed space. Since there will be 529 bedrooms the development must provide at least 529 bike parking spaces with 318 provided in an enclosed location. The site plan shows 539 bike parking spaces with 323 in enclosed locations (60%) and 216 (40%) on fixed bike racks, which meets this code standard. G. Section 3.2.2(C)(5) - Walkways Walkways must be provided to link sidewalks with building entries through parking lots. These walkways must also provide direct connections to off - site pedestrian and bicycle destinations. The proposed walkways connect to all of the front doors for each building. All of the walkways connect to the sidewalks and bike lanes along Conifer St., Lupine Dr., Jerome St., and Suniga Dr. Staff Report — Crowne at Old Town North, PDP170007 Planning & Zoning Board 6-15-2017 Page 6 equally well or better than would a plan which complies with the standard for which a modification is requested. The purpose of a temporary turnaround is to allow vehicles a safe spot to turnaround in case they reach a 'dead end' street that has yet to connect to the nearby street network. The applicant's proposal to place a public access easement in their westerly parking lot provides an opportunity for vehicles to get back onto Jerome St. without having to pave a large cul-de-sac at the end of Lupine Dr. This minimizes the amount of impervious surface associated with this development and provides vehicles with a safe, convenient method to turnaround. Staff finds that this plan is equal to or better than a compliant plan. 3. Compliance with Article 3 of the Land Use Code — General Development Standards: The project complies with all applicable General Development Standards as follows: A. Section 3.2.1(D) — Tree Planting Standards The proposed landscape plan is consistent with the requirements of this code section including full tree stocking, the amount and placement of street trees, and minimum species diversity. The proposal calls for planting 287 new trees with none of the species making up more than 9.4% of the overall total. The trees are shown at adequate spacing along the public right-of-way and will screen low interest portions of the proposed buildings. B. Section 3.2.1(E)(3) — Water Conservation All proposed landscaping should be designed to incorporate water conservation materials and techniques. The annual water use should not exceed 15 gallons/square foot over the site. The proposed landscaping uses low water use plants and has an overall annual water budget of 9.45- gallons/square foot. C. Section 3.2.1(E)(4) - Parking Lot Perimeter Landscaping Parking lots with six or more spaces must be screened from abutting uses and the street through fences or walls in combination with plant material. Staff Report — Crowne at Old Town North, PDP170007 Planning & Zoning Board 6-15-2017 Page 5 or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant; or (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. Any finding made under subparagraph (1), (2), (3) or (4) above shall be supported by specific findings showing how the plan, as submitted, meets the requirements and criteria of said subparagraph (1), (2), (3) or (4). Summary of Applicant's Justification: The applicant requests that the Modification be approved and provides the following justification based upon Criterion 1 (proposal submitted promotes the standard equal or better than a compliant plan): Applicant's Justification Modification #1: The intent of providing temporary turn arounds is to provide a turn around space for the traveling public that may happen down the street, as well as turn around space for emergency vehicles. In this case, emergency vehicles would simply go south through our access point and parking and could simply circle around to Jerome Street. The same scenariois available to the traveling public. At only 300 feet from Jerome Street, the temporary terminus of Lupine is visible to drivers which should minimize the amount of traffic from inadvertently heading down this street. The provided access point would provide the same avenue to return to Jerome Street as for the emergency vehicles. In addition, the finished paved width of Lupine in this location is 50 feet. Most passenger vehicles can turn around with this dimension. It is the emergency vehicles that need more room. Staff Finding: Staff finds that the request for a Modification of Standard to Section 3.6.2(E) is justified by the applicable standards in 2.8.2(H)(1). A. The granting of the Modification would not be detrimental to the public good B. The project design satisfies 2.8.2(H)(1): the plan as submitted will promote the general purpose of the standard for which the modification is requested Staff Report — Crowne at Old Town North, PDP170007 Planning & Zoning Board 6-15-2017 Page 4 2. Compliance with Section 2.8.2(H) of the Land Use Code - Modification of Standards Modification #1 Description: The applicant requests a Modification to Section 3.6.2(E) — Streets, Streetscapes, Alleys and Easements to not provide a temporary turnaround at the terminus of Lupine Dr. Land Use Code Standard Proposed to be Modified (areas underlined and bolded for emphasis): Land Use Code 3.6.2(E): Except as provided in subsection (D) above for cul-de-sacs, no dead-end streets shall be permitted except in cases where such streets are designed to connect with future streets on abutting land, in which case a temporary turnaround easement at the end of the street with a diameter of at least one hundred (100) feet must be dedicated and constructed. Such turnaround easement shall not be required if no lots in the subdivision are dependent upon such street for access. Land Use Code Modification Criteria: "The decision maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good, and that. (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; or (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; or (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, Staff Report - Crowne at Old Town North, PDP170007 Planning & Zoning Board 6-15-2017 Page 3 Figure 1: Growne at Ula 1 own Nortn coning & tiae vicin MMN Drnllecone Dr I Ir-------- -- Hibdon Ct I �l 14 CS Hrckory St Con ifm! m a 0 Hemlock St U — 1 ��Z —', _Site' N o I. 2 Pinon St Alpine St I ; 00 _ 10 h. 00 �� 1 POU ^ Lee Pdertin ez n I Per ' Cache le P Or CC Crowne at Old Town North Zoning & Vicinity Map LMN 1 inch = 500 feet Staff Report — Crowne at Old Town North, PDP170007 Planning & Zoning Board 6-15-2017 Page 2 2.8.2(H), in that the granting of the Modification would not be detrimental to the public good and the proposal submitted promotes the general purpose of the code standard equal to or better than would a compliant plan. • The Project Development Plan complies with relevant standards of Article 3 - General Development Standards, if the Modification of Standard to Section 3.6.2(E) is approved. • The Project Development Plan complies with relevant standards located in Division 4.19 Community Commercial, North College (CCN). COMMENTS: 1. Background The property was annexed into the City as part of the Dreher Annexation on May 16, 1978. The property has since sat vacant. The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses North Industrial I Industrial, storage, office South CCCommunity Commercial, North College Residential East CCN Community Commercial, North College Residential West Service Commercial (CS) Retail, auto repair Below is a zoning and site vicinity map. City of Fort,Collins MEETING DATE STAFF June 151", 2017 ClaV FrickeV PLANNING & ZONING BOARD PROJECT: Crowne at Old Town North, PDP170007 APPLICANT: Terence Hoaglund Vignette Studios PO Box 1889 Fort Collins, CO 80522 OWNERS: Akbary Ali Fahima Kamandy Moe Kamandy 1710 Linden Way Fort Collins, CO 80524 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: Staff recommends approval of Crowne at Old Town North, P D P 170007. EXECUTIVE SUMMARY: Staff finds the proposed Crowne at Old Town North Project Development Plan complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically: • The Project Development Plan complies with the process located in Division 2.2 — Common Development Review Procedures for Development Applications of Article 2 — Administration. • The Modification of Standard to Section 3.6.2(E) that is proposed with this Project Development Plan meets the applicable requirements of Section Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750