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HomeMy WebLinkAboutLAKEVIEW ON THE RISE, AFFORDABLE HOUSING - PDP - PDP170014 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (14)Staff Report — Lakeview on the Rise, PDP170014 Planning & Zoning Board 7-14-2017 Page 27 ATTACHMENTS: 1. Zoning & Site Vicinity Map 2. Statement of Planning Objectives 3. Applicant's Modification of Standard Requests 4. Lakeview on the Rise Plat 5. Lakeview on the Rise Planning Document Set (Site Plan, Landscape Plan, Elevations, & Photometric Plan) 6. Lakeview on the Rise Ecological Characterization Study 7. Lakeview on the Rise Traffic Impact Study 8. Neighborhood Meeting Summary 9. Excerpt from the 2015-2019 Affordable Housing Strategic Plan 10. Lakeview on the Rise Buffer Performance Standard Compliance Letter 11. Enclosed Bicycle Parking Exhibit Staff Report —Lakeview on the Rise, PDP170014 Planning & Zoning Board 7-14-2017 Page 26 E. The Modification of Standard to Section 4.5(E)(4)(i) 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 will substantially alleviate an existing, defined and described problem of city-wide concern and the strict application of this standard would render the project practically infeasible. F. The Project Development Plan complies with relevant standards of Article 3 - General Development Standards, if the Modification of Standard to Sections 3.6.2(E) and 3.8.30(F)(2) are approved. G. The Project Development Plan complies with relevant standards located in Division 4.5 Low Density Mixed -Use Neighborhood (LMN), if the Modification of Standard to Sections 4.5(D)(2) and 4.5(E)(4)(i) are approved. RECOMMENDATION: Staff recommends that the Planning & Zoning Board approve Lakeview on the Rise, PDP170014. Staff Report — Lakeview on the Rise, PDP170014 Planning & Zoning Board 7-14-2017 Page 25 applicant held a neighborhood meeting on March 24, 2016 at Ashley Estates in Loveland. 39 neighbors attended the meeting. Comments from the evening centered on the following issues: • Concern with increased traffic as a result of Stoney Brook Rd. eventually connecting to College Ave. • Safety issues with traffic coming through the site when and if Stoney Brook Rd. and Debra Dr. connect • No left out of the site onto College Ave. creates traffic and safety issues • Not enough amenities nearby for an affordable housing project • Ensure project adequately addresses impacts to wildlife • Concern about concentration of affordable housing 6. Findings of FacVConclusion: In evaluating the request for the Lakeview on the Rise 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. C. The Modification of Standard to Section 3.8.30(F)(2) 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. D. The Modification of Standard to Section 4.5(D)(2) 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 will substantially alleviate an existing, defined and described problem of city-wide concern and the strict application of this standard would render the project practically infeasible. Staff Report — Lakeview on the Rise, PDP170014 Planning & Zoning Board 7-14-2017 Page 24 The maximum building height for a multi -family building is three stories. None of the proposed buildings exceed two stories, which meets this standard. G. Section 4.5(E)(4)(e) — Entrances Entrances to each multi -family building shall be clearly identifiable from the street and public areas through landscaping or architectural features. The proposed building elevations show prominent front porches that identify the entrances for each unit, satisfying this standard. H. Section 4.5(E)(4)(f) — Roofs Rooflines must have two architectural elements to provide articulation and pedestrian interest. The proposed buildings use secondary roofs over porches and balconies in conjunction with changes in plane to break up the mass of the buildings and provide pedestrian interest. As such, the proposed roofs meet this standard. I. Section 4.5(E)(4)(g) — Facades and Walls Multi -family buildings shall be articulated and not have repetitive, monotonous wall planes with no blank walls in excess of 40 feet. Each proposed building has a distinct base, middle, and top through changes in materials and the use of gables. The porches and balconies project out from the building to further break down the mass of each building. None of the walls are blank. All walls contain windows that establish a human scale. All of these features contribute to each building meeting this standard. J. Section 4.5(E)(4)(h) — Colors and Materials Colors of nonmasonry materials shall be varied from structure to structure to differentiate between buildings and provide variety and individuality. The applicant proposes three different color schemes of buildings to provide individuality to structures while retaining a coherent visual theme for the development. This proposal meets this code standard. 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 Staff Report — Lakeview on the Rise, PDP170014 Planning & Zoning Board 7-14-2017 Page 23 4. Compliance with Article 4 of the Land Use Code — Low Density Mixed -Use Neighborhood (LMN), Division 4.5: The project complies with all applicable Article 4 standards as follows: A. Section 4.5(B)(3)(a) — Permitted Uses 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 4.5(D)(1) — Density The minimum density for this zone district is three dwelling units per net acre for projects less than 20 acres in size. The maximum density for affordable housing projects is 12 dwelling units per gross acre. The proposed development is 8.96 dwelling units per acre, which is within the range of density permitted. C. Section 4.5(E)(1) — Street System Block Size The local street system provided by the development shall provide an interconnected network of streets that results in blocks of developable land no greater than 12 acres in size. The proposed development meets this requirement with the largest block being approximately three acres in size. D. Section 4.5(E)(4)(a) — Maximum Number The maximum number of units in a multi -family building is 12 units. None of the proposed buildings contains more than 12 units. E. Section 4.5(E)(4)(b) — Orientation and Setbacks For multi -family buildings with more than eight units, the setback from the abutting property containing single- and two-family dwellings shall be 25 feet. The proposed buildings along the north and east property lines are setback more than 25 feet in accordance with this standard. F. Section 4.5(E)(4)(d) — Building Height Staff Report —Lakeview on the Rise, PDP170014 Planning & Zoning Board 7-14-2017 Page 22 In development projects greater than 10 gross acres in area, private parks must be a minimum of 10,000 square feet. The proposed private park is 33,710 square feet, which exceeds the 10,000 square feet minimum required. FF. Section 3.8.30(D) — Block Requirements 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. Public streets and street - like private drives bound the proposed development, 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. GG. 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. HH. 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 three 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. Staff Report — Lakeview on the Rise, PDP170014 Planning & Zoning Board 7-14-2017 Page 21 will be constructing improvements along US 287 including an 8 ft-wide sidewalk, bike lanes, and widening of US287 along thesite frontage. Connectivity to other areas to the north and east is planned, but not yet possible due to undeveloped private property. The project will be providing stubbed streets to the east and to the north to provide for future access locations should the surrounding area ever develop. All improvements along US 287, internal to the development and in expectation of connections to the north and east include full multi -modal components. The City of Fort Collins was successful in receiving federal funds to make improvements to the intersection of College and Trilby. While the project's traffic study indicated an overall nominal impact at College and Trilby, the project is impacting a right turn movement that is expected to be constructed with the upcoming capital project. Therefore,the Lakeview on the Rise development will contribute a proportional share to the installation of this lane to be completed with the City's overall project. CC. Section 3.8.30(B) — Mix of Housing Types Section 4.5(D)(2) of the Land Use Code contains a more stringent requirement for mix of housing types that applies to this development. Per Section 3.1.2, if there is a conflict between a standard contained in both Articles 3 and 4, the Article 4 standard shall prevail. Due to this, Section 3.8.30(B) does not apply to this development. DD. 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 '/4 mile of each building, which satisfies this code requirement. EE. Section 3.8.30(C)(2)(a) — Access to a Park, Central Feature or Gathering Place — Size Staff Report —Lakeview on the Rise, PDP170014 Planning & Zoning Board 7-14-2017 Page 20 Every front fagade 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. Y. 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 has a building entry or doorway that faces the adjacent public street or private drive in accordance with this standard. Z. 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. AA. Section 3.5.2(G) — Rear Walls of Multi -Family Garages Garage doors within 65 feet of the property line cannot exceed 60 feet in length and must have articulation to prevent a blank mass. The proposed garages contain a change in materials and roof plane to prevent a blank wall. The garages are less than 60 feet in length. These features result in compliance with this standard. BB. 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. The project is constructing a single three quarter access location off US 287, which is consistent with the adopted South College Access Control plan. The project is constructing their access with physical features to limit turns to the required three quarter movement. The project Staff Report — Lakeview on the Rise, PDP170014 Planning & Zoning Board 7-14-2017 Page 19 size, height, bulk, mass, scale, mechanical equipment screening and operational/physical compatibility. Size, Height, Bulk, Mass and Scale The context of this site is limited in terms of nearby structures. The parcel is abutted by legacy farm properties to the north and east, a natural area and lake to the south, and a state highway on the west. Beyond the immediately adjacent properties, the area is characterized predominantly by single-family detached homes. The subdivisions to the north and east contain one and two-story single-family detached homes. Provincetown, also to the east, contains two-story multi -family buildings similar in scale to the Lakeview on the Rise proposal. All of the nearby homes feature pitched roofs. The frontage opposite Lakeview on the Rise on College Ave. contains a plant nursery. Beyond the plant nursery further west, the Shenandoah subdivision contains mainly single-family detached homes one and two -stories in height. The southeast corner of Trilby Rd. and College Ave. also contains a gas station and a two-story commercial building. The commercial buildings have flats roofs. Lakeview on the Rise fits this context. Each of the proposed buildings contains pitched roofs and gables typical of residential buildings nearby. All of the buildings with the exception of the clubhouse are two -stories, which is in scale with this context. The main building materials include brick and fiber cement siding, consistent with surrounding developments. Each building features a fenestration and door pattern that reflects the surrounding developments. Through these features, the proposal meets this code standard. 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. OperationaVPhysical 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. X. Section 3.5.2(D)(1) — Orientation to a Connecting Walkway Staff Report — Lakeview on the Rise, PDP170014 Planning & Zoning Board 7-14-2017 Page 18 reduce or enlarge the size of these buffers in order to better meet the performance standards outlined in this code section. Both natural habitat buffer zones on the site are shallower than the standard buffers outlined by the code but have denser plantings, fencing, and other protective features to better meet the intent of the code. The plantings proposed in both buffer zones provide improved wildlife habitat and screening. The proposed gazebo at the south end of the site will allow residents of the development to enjoy views of Robert Benson Lake without disturbing the wetlands or habitat. The plans also show a split rail fence running along the south end of the site that will discourage residents from entering the buffer zone but still allow wildlife to pass through the site safely. All areas that will be disturbed will be re -planted with a native grass and wildflower seed mix that will improve the diversity of habitat within the buffers. These factors provide an adequate buffer and satisfy this code standard. U. Section 3.4.1(J) — Stormwater Drainage/Erosion Control All sites must meet the City's stormwater drainage and erosion control standards. The applicant's proposed plans meet all pertinent code requirements. V. Section 3.4.1(L) and 3.4.1(M) — Compatibility with and Access to Public Natural Areas or Conserved Land If a project abuts a public natural area, the project shall be designed to be compatible with the management of such natural area and appropriate access (or access restrictions) shall be provided. Given the proximity of this development to Pelican Marsh Natural Area, the City Natural Areas department requested a split rail fence to keep residents out of the natural area but still allow wildlife connectivity through the site. A maintenance easement will also be provided to allow access to Robert Benson Lake and Pelican Marsh Natural Area for City staff and contractors. The grading, utility, fencing, and landscaping activity that will occur adjacent to the natural area has been deemed compatible with the conservation goals for that site and is therefore compliant with this standard. W. 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 Staff Report — Lakeview on the Rise, PDP170014 Planning & Zoning Board 7-14-2017 Page 17 During conceptual review, Environmental Planning staff found that the development site was within 500 feet of a lake, wetlands and wet meadows, which necessitated an Ecological Characterization Study. The applicant submitted an Ecological Characterization Study in accordance with this standard. The study provided the following recommendations: • Preserve existing cottonwood trees in the northeast portion of the site • Planting of plains cottonwood trees, boxelder trees, and American plum shrubs along the eastern, and western ditches if they remain • Incorporation of native trees, shrubs, and pollinator -attractant plants in the landscape of the development, to offset removal of any significant trees • Preservation of a band of herbaceous vegetation to filter stormwater runoff before it reaches the lake • Implementation of low impact development/green infrastructure to manage stormwater. The applicant incorporated nearly all of the recommendations from the Ecological Characterization Study. The landscape plan shows the existing cottonwood trees in the northeast portion of the site as being retained. The landscape plan shows cottonwood and plum trees planted in the natural habitat buffer zones at the north and south end of the site. Native trees, shrubs, and pollinator-attractor plants comprise the majority of the plantings shown on the landscape plan. The enhanced level of plantings in the southern natural habitat buffer zone provide a filter for stormwater runoff before it reaches Robert Benson Lake. Per City requirements, the applicant will also use low impact development methods to manage stormwater. As such, the proposed landscape plan satisfies this code section. T . Section 3.4.1(E) — Establishment of Buffer Zones The site contains multiple natural features that require buffer zones to mitigate the impact of development on these features. These features include the irrigation channel at the north end of the site, wetlands surrounding Robert Benson Lake, and Robert Benson Lake itself. Generally, the standard buffer from irrigation ditches that serve as wildlife movement corridors is 50 feet, the standard buffer from wetlands more than 1/3 acre in size with significant use by water fowl is 300 feet, and the standard buffer from lakes or reservoirs is 100 feet. The Director may Staff Report — Lakeview on the Rise, PDP170014 Planning & Zoning Board 7-14-2017 Page 16 Projects with 301-400 parking spaces are required to provide 8 handicap parking spaces with at least one van accessible space. The site plan shows 12 handicap parking spaces. All of these spaces are in close proximity to front doors and all are van accessible spaces. O. 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. P. 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. Q. 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. R. 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 walk-in access without having to open the main service gate, are screened from public view and are built on concrete pads. S. Section 3.4.1(D) — Ecological Characterization and Natural Habitat or Feature Boundary Definition Staff Report — Lakeview on the Rise, PDP170014 Planning & Zoning Board 7-14-2017 Page 15 Stoney Brook Rd. These streets, however, will not connect to the existing Debra Dr. or Stoney Brook Rd. until adjacent parcels re -develop. Based on the Traffic Impact Study, Traffic Operations does not require any off - site pedestrian and bicycle facilities. J. Section 3.2.2(D)(1) — Access and Parking Lot Requirements — PedestrianNehicle 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. K. 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. L. 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. M. 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 312 spaces. The site plan shows 338 parking spaces to serve the proposed development. Table 1 - Parking Requirements Min. Parking Parking Provided Studio and One bedroom units 72 spaces (48 units ' 1.5) 78 Two bedroom units 168 spaces 96 units " 1.75 178 Three bedroom units 72 spaces 36 units " 2 82 Total 312 spaces 338 spaces N. Section 3.2.2(K)(5) — Handicap Parking Staff Report —Lakeview on the Rise, PDP170014 Planning & Zoning Board 7-14-2017 Page 14 pedestrians separated by curb, gutter, and landscaping from parking areas and rights -of -way. G. 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 338 bedrooms the development must provide at least 338 bike parking spaces with 209 provided in an enclosed location and 139 via fixed racks. The site plan shows 360 bike parking spaces with 216 in enclosed locations and 144 on fixed bike racks, which exceeds this code standard. The site plan and enclosed bicycle parking exhibit (attachment 11) further clarify the location of all enclosed bicycle parking. Each garage has one bicycle parking space within it, totaling 24 spaces. The ends of three of the garages will contain an overhang with bicycle parking underneath it, totaling 36 spaces. Each ground floor, one -bedroom unit will contain one enclosed bicycle parking space in the storage shed while each two- and three -bedroom unit will contain two enclosed bicycle parking spaces in the storage shed. These patio sheds in all will contribute 156 enclosed bicycle parking spaces. H. 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 public and private streets within the development. I. 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 ofSection 3.6.4 of the Land Use Code. Section 3.6.4 requires that developments maintain acceptable levels of service for vehicles, pedestrians, and bicycles. As part of this development, the applicant will be installing extensions of Debra Dr. and Staff Report — Lakeview on the Rise, PDP170014 Planning & Zoning Board 7-14-2017 Page 13 uses low water use plants and has an overall annual water budget of 3.72- 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. Most of the proposed parking areas are oriented internally to not impact abutting uses. The parking areas facing abutting uses are screened through either a low wall or shrubs that will block the shine of headlights, which meets this standard. 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 3.2.1(F) — Tree Protection and Replacement Existing significant trees shall be preserved to the extent reasonably feasible. If the applicant proposes to remove a tree, it shall be mitigated on the development site or closest available and suitable planting site. 23 significant trees currently exist on -site. The applicant proposes removing 21 of these trees. Many of the trees are Green Ash trees, which have a mitigation value of 1-2 trees, depending on its size and condition. The other trees proposed for removal are Russian Olives, which are a nuisance species and have no mitigation value. Based on a site visit conducted by the City Forester, the mitigation value of the trees slated for removal is 16 trees. The applicant proposes upsizing 16 trees from 2" caliper to 3" caliper to meet the mitigation requirements in accordance with this standard. The landscape plan clearly identifies the 3" caliper mitigation trees. F. 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 Staff Report —Lakeview on the Rise, PDP170014 Planning & Zoning Board 7-14-2017 Page 12 policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible The purpose of this standard is to prevent large buildings that are out of scale with surrounding, lower density neighborhoods. The applicant is seeking relief for three of the proposed 17 buildings on the site. The site plan shows the buildings larger than 14,000 square feet with the long portion of the building fronting either parking lots or a private drive. This minimizes the impact of the larger buildings on the public. Relief from this standard allows the developer to have better access to affordable housing funds. As stated in the justification for a previous modification, this development will help meet the goals of the Affordable Housing Strategic Plan. Staff finds this modification is justified since relief from this standard will allow the development to substantially alleviate an existing, defined and described problem of city-wide concern and that without this relief, the strict application of the standard would render the project practically infeasible. 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 259 new trees with none of the species making up more than 10.9% 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. All of the trees meet the minimum 2.0" caliper size as well. 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 Staff Report —Lakeview on the Rise, PDP170014 Planning & Zoning Board 7-14-2017 Page 11 concern and that the strict application of this standard would render the project practically infeasible. Modification #4 Description: The applicant requests a Modification to Section 4.5(E)(4)(i) — Maximum Floor Area to have buildings exceed the maximum floor area of 14,000 square feet. Land Use Code Standard Proposed to be Modified: Land Use Code 4.5(E)(4)(i): The maximum gross floor area (excluding garages) shall be fourteen thousand (14,000) square feet. Summary of Applicant's Justification: The applicant requests that the Modification be approved and provides the following justification based upon Criterion 2 (proposal submitted will substantially alleviate an existing, defined and described problem of city-wide concern and strict application of such standard will render the project practically infeasible): Applicant's Justification Modification #4: In short, it is too expensive for this type of affordable housing development to comply with these sections of the Code. Other types of affordable housing developments can likely support the cost of complying because they have access to more tax credits, but this is not the case for Lakeview on the Rise. Assuming that the City's goal of supporting affordable housing includes even the 60% AMl affordable category and 3-bedroom units, and given that there are unique budget challenges to 60% AMI developments, we hope that this request for a modification to standard will be granted. Staff Finding: Staff finds that the request for a Modification of Standard to Section 4.5(E)(4)(i) is justified by the applicable standards in 2.8.2(H)(2). C. The granting of the Modification would not be detrimental to the public good D. The project design satisfies 2.8.2(H)(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 Staff Report — Lakeview on the Rise, PDP170014 Planning & Zoning Board 7-14-2017 Page 10 A. The granting of the Modification would not be detrimental to the public good B. The project design satisfies 2.8.2(H)(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 The purpose of this standard is for developments to have a range of housing types that prevent a monotonous neighborhood. The applicant is proposing one housing type for the entire development. By limiting the variation in housing, the applicant is able to offer all of their units for rent affordable to houses earning 60% of Area Median Income (AMI). Per the City's Affordable Housing Strategic Plan, the City endeavors to have 6% of the overall housing stock of Fort Collins to be deed restricted affordable by 2020. To meet this goal, 188 deed restricted affordable units need to be built every year between now and 2020 (Attachment 9). City Plan, the comprehensive plan for the City of Fort Collins, also identifies affordable housing as a priority. Some of the City Plan policies that pertain to affordable housing include: Principle LIV 8: The City will encourage the creation and expansion of affordable housing opportunities and preservation of the existing affordable housing supply. Policy LIV 8.1 — Support Affordable Housing Programs - Support the development and provision of affordable housing in the community by maintaining and allocating funding for affordable housing services and program including management of a competitive process for federal and local funding, development incentives, homebuyer assistance, and the Land Bank program. Policy LIV 8.5 — Integrate and Distribute Affordable Housing - Encourage the integration and distribution of affordable housing as part of individual neighborhoods and the larger community rather than creating larger concentrations of affordable units in isolated areas. This proposed plan would substantially address this community -wide goal. Without the efficiencies of building similar buildings, the developer would not be able to offer these units for rent for households earning 60% AMI. Staff, therefore, finds this proposal will substantially alleviate an issue of city-wide Staff Report — Lakeview on the Rise, PDP170014 Planning & Zoning Board 7-14-2017 Page 9 The applicant requests a Modification to Section 4.5(D)(2) — Mix of Housing to provide less than three housing types. Land Use Code Standard Proposed to be Modified (areas underlined and bolded for emphasis): Land Use Code 4.50)(2): LaJ A minimum of three (3) housing types shall be required on any project development plan containing twenty (20) acres or more, including such plans that are part of a phased overall development; and a minimum of four (4) housing types shall be required on any such project development plan containing thirty (30) acres or more. Lcj The followinq list of housing types shall be used to satisfy this requirement 10. Multi -family dwellings containinq more than seven (7) units per building (limited to twelve [121 dwelling units per buildin . Summary of Applicant's Justification: The applicant requests that the Modification be approved and provides the following justification based upon Criterion 2 (proposal submitted will substantially alleviate an existing, defined and described problem of city-wide concern and strict application of such standard will render the project practically infeasible): Applicant's Justification Modification #3: In short, it is too expensive for this type of affordable housing development to comply with these sections of the Code. Other types of affordable housing developments can likely support the cost of complying because they have access to more tax credits, but this is not the case for Lakeview on the Rise. Assuming that the City's goal of supporting affordable housing includes even the 60% AN affordable category and 3-bedroom units, and given that there are unique budget challenges to 60% AN developments, we hope that this request for a modification to standard will be granted. Staff Finding: Staff finds that the request for a Modification of Standard to Section 4.5(D)(2) is justified by the applicable standards in 2.8.2(H)(2). Staff Report — Lakeview on the Rise, PDP170014 Planning & Zoning Board 7-14-2017 Page 8 explore alternative placements early on in the design phase, however, we concluded that this was the optimal placement of the buildings The three bedroom units are the most likely to be rented to families and to house children. CHFA, HUD, and our institutional tax credit investors are all in agreement that their location on the same side of the street as the playground and clubhouse is ideal. Furthermore, it could be more difficult to convince families to rent one of these units if they know that their children would have to cross a street -like private drive (or public street) in order to get to the playground or clubhouse. The 3-bedroom units in the two similar buildings next to one another provide a necessary financial buoy to the overall development. All of these buildings have direct sidewalk pedestrian connections to the playground and clubhouse. Complying with this Code section would negatively impact our ability to realize the rental income from these units which do the most to offset the cost of developing affordable housing and could have an adverse effect on the safety of some of our residents. Staff Finding: Staff finds that the request for a Modification of Standard to Section 3.8.30(F)(2) 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 equally well or better than would a plan which complies with the standard for which a modification is requested. The purpose of this standard is to provide architectural variation within neighborhoods and prevent monotony. Three of the buildings nearest to the park are the same building as well as two buildings on the east side of Rohan Rise. As the applicant stated in their narrative, these buildings will be the most likely to contain residents with children. The proposed site plan provides these residents with the safest way to get to and from the park. The visual impact of the buildings being placed next to one another is minimized since the park is the focal point of the block containing these buildings. Rohan Rise will be impacted the most by this proposal but this drive will mainly be used by residents and will have little impact on the public. Staff finds that this site plan is equal to or better than a compliant plan by providing enhanced safety to many of its residents. Modification #3 Description: Staff Report — Lakeview on the Rise, PDP170014 Planning & Zoning Board 7-14-2017 Page 7 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. Rohan Rise will have a public and emergency access easement and will act like a public street. Rohan Rise will allow vehicles to turnaround and return to College Ave. without having to add a paved turnaround. 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. Modification #2 Description: The applicant requests a Modification to Section 3.8.30(F)(2) — Variation Among Buildings to place two of the same building next to one another. Land Use Code Standard Proposed to be Modified (areas underlined and bolded for emphasis): Land Use Code 3.8.30(F)(2): For any development containing at least three (3) and not more than five (5) buildings (excluding clubhouses/leasing offices), there shall be at least two (2) distinctly different building designs. For any such development containing more than five (5) buildings (excluding clubhousesdeasing offices), there shall be at least three (3) distinctly different building designs. For all developments, there shall be no similar buildings placed next to each other along a street, street -like private drive or major walkway spine. Building designs shall be considered similar unless they vary significantly in footprint size and shape. Building designs shall be further distinguished by including unique architectural elevations and unique entrance features within a coordinated overall theme of roof forms, massing proportions and other characteristics. Such variation among buildings shall not consist solely of different combinations of the same building features. 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 #2: In our case, we placed the 3 bedroom buildings (building type 12c) closest to the recreation center and park. There are two buildings facing Rohan Rise, and one building on Debra Drive, but all are visible from Stoney Brook Road. We did Staff Report —Lakeview on the Rise, PDP170014 Planning & Zoning Board 7-14-2017 Page 6 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: Stoney Brook Drive terminates 145 feet west of Rohan Rise, a street like private drive, which provides public access as well as emergency access and provides circulation through the site back to public streets. With the short distance from the intersection of Rohan Rise, drivers could easily see that the road ends and could safely turn onto Rohan Rise to continue their travels. The same is true of emergency vehicles. With an emergency access on Rohan Rise, and no buildings fronting on this short stretch of Stoney Brook, emergency vehicles have no need for a turnaround in this location. 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 equally well or better than would a plan which complies with the standard for which a modification is requested. Staff Report — Lakeview on the Rise, PDP170014 Planning & Zoning Board 7-14-2017 Page 5 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 Stoney Brook Rd. 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 —Lakeview on the Rise, PDP170014 Planning & Zoning Board 7-14-2017 Page 4 t immure l: LaK@view On Tne mise Loninq & zme vicin 1 inch = 667 feet Lakeview on the Rise Vicinity Map — �" Staff Report — Lakeview on the Rise, PDP170014 Planning & Zoning Board 7-14-2017 Page 3 The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses Low Density Mixed -Use Neighborhood North (LMN), Low Density Residential (RL), Residential, retail, commercial General Commercial CG Pelican Marsh Natural Area, Robert Benson South Public Open Lands (POL) Lake East Low Density Mixed -Use Neighborhood Residential Medium Density Mixed -Use West Neighborhood (MMN), Low Density Plant nursery, residential Mixed -Use Neighborhood (LMN) Below is a zoning and site vicinity map. Staff Report —Lakeview on the Rise, PDP170014 Planning & Zoning Board 7-14-2017 Page 2 public good and the proposal submitted promotes the general purpose of the code standard equal to or better than would a compliant plan. • The Modification of Standard to Section 3.8.30(F)(2) 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. • The Modification of Standard to Section 4.5(D)(2) 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 will substantially alleviate an existing, defined and described problem of city-wide concern and the strict application of this standard would render the project practically infeasible. • The Modification of Standard to Section 4.5(E)(4)(i) 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 will substantially alleviate an existing, defined and described problem of city-wide concern and the strict application of this standard would render the project practically infeasible. • The Project Development Plan complies with relevant standards of Article 3 - General Development Standards, if the Modification of Standard to Sections 3.6.2(E) and 3.8.30(F)(2) are approved. • The Project Development Plan complies with relevant standards located in Division 4.5 Low Density Mixed -Use Neighborhood (LMN), if the Modification of Standard to Sections 4.5(D)(2) and 4.5(E)(4)(i) are approved. COMMENTS: 1. Background The property was annexed into the City as part of the Dueck Colorado Properties Ltd Annexation on July 21, 1987. The property contains a small retail building that has sat vacant for many years. �,F�t of MEETING DATE STAFF July 14"', 2017 Clay FrickeV PLANNING & ZONING BOARD PROJECT: Lakeview on the Rise, PDP170014 APPLICANT: Terence Hoaglund Vignette Studios PO Box 1889 Fort Collins, CO 80522 OWNERS: Murr Alma B Living Trust 37659 Highway 6 New Castle, CO 81647 PROJECT DESCRIPTION: This is a request for a Project Development Plan to construct 180 multi -family units in a mix of one, two, and three bedroom configurations in 17 buildings. The proposed development will include 338 parking spaces. The development will also feature a community building, pool, and playground. This site is located in the Low Density Mixed - Use Neighborhood (LMN) zone district. RECOMMENDATION: Staff recommends that the Planning & Zoning Board approve Lakeview on the Rise, PDP170014. EXECUTIVE SUMMARY: Staff finds the proposed Lakeview on the Rise 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 2.8.2(H), in that the granting of the Modification would not be detrimental to the Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580 fcgov_com/developmentreview/ 970.221.6750