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HomeMy WebLinkAboutGATEWAY AT PROSPECT AMENDED ODP / ADDITION OF PERMITTED USE - ODP160001 - SUBMITTAL DOCUMENTS - ROUND 1 - ADDITION OF PERMITTED USEMay 3, 2016 Petition for Addition of Permitted Use In conjunction with its application for approval of the amended Gateway at Prospect Overall Development Plan (‘ODP’), Fort Collins/I-25 Interchange Corner, LLC (“Applicant”) petitions the Planning and Zoning Board pursuant to Land Use Code Section 1.3.4(B) to add a use (multi- family housing) to the permitted uses in the Low Density Mixed-Use Residential Neighborhood (L-M-N) specifically for the specified portion of the ODP and not for consideration of a text amendment to the Land Use Code to permanently add the use to the L-M-N zone district. Compliance with Requirements of Section 1.3.4 1.3.4 Addition of Permitted Use (A) Required Findings. In conjunction with an application for approval of an overall development plan, and upon the petition of the applicant, the City Council after a Planning and Zoning Board recommendation may add to the uses specified in a particular zone district any other similar use which conforms to all of the following conditions: (1) Such use is appropriate in the zone district to which it is added; As an additional housing product type, the addition of multi-family will allow for diversity of housing types within the development which is appropriate in the L-M-N zone district. The multi-family is located in an area which provides benefit without minimizing the value of adjacent L-M-N parcels. (2) Such use conforms to the basic characteristics of the zone district and the other permitted uses in the zone district to which it is added; The addition of this proposed residential land use and its associated density will help support the desired neighborhood commercial uses including retail and restaurant uses. It will also provide a housing type that does not exist in this part of the city of Fort Collins. The Applicant has collaborated with City Staff to develop a carefully planned site/building sketch plan. Quality architecture and landscaping will be used in a manner that are sensitive to the surrounding development. The specified area within the L-M-N zone district, in addition to the parcel to the south (Employment (E) zone district), will provide a parcel of approximately 20.8 acres with a developable lot of approximately 12.4 acres for multi-family development. Multi-family development within the E portion of the site is a permitted secondary use and is therefore not included in this APU request. Buildings have been oriented in a manner to create a neighborhood ‘feel’ with parking dispersed throughout the site rather than in one large lot and buildings located adjacent to either another building, amenity features or pedestrian areas. A strong pedestrian/bicycle connection is centrally located which will be aligned along the primary entrance drive, connecting to the neighborhood commercial located on the east side of the Boxelder Creek. The Boxelder Creek on the east side, Prospect Road on the south side and an east-west street to the north serves as a natural separator from adjacent land uses. (3) The location, size and design of such use is compatible with and has minimal negative impact on the use of nearby properties; The location, size and design of the proposed multi-family is ideally located with development for both the residents of the multi-family and nearby properties. Negative impacts due to location, size and design are not anticipated. We believe the multi-family will be a benefit to the overall development. (4) Such use does not create any more offensive noise, vibration, dust, heat, smoke, odor, glare or other objectionable influences or any more traffic hazards, traffic generation or attraction, adverse environmental impacts, adverse impacts on public or quasi-public facilities, utilities or services, adverse effect on public health, safety, morals or aesthetics, or other adverse impacts of development, than the amount normally resulting from the other permitted uses listed in the zone district to which it is added; This multi-family development would not add any more offensive or objectionable influences or any more adverse impacts that would normally result from other permitted uses in the L-M-N zone district. The multi-family housing has been strategically located adjacent to Prospect Road, with two access points into the parcel which will isolate traffic generated by residents. In addition, the adjacency to Prospect Road will provide the most accessible opportunities to any mass transit options. (5) Such use will not change the predominant character of the surrounding area. Multi-family will not change the predominant character of the surrounding area. The surrounding area is zoned and/or has an existing mix of land-uses including; single- family housing, employment and commercial. The L-M-N, E and C zone districts each allow for different types of residential development with varying densities. The proposed multi-family will compliment both the existing and potential future development. (6) Such use is compatible with the other listed permitted uses in the zone district to which it is added; Multi-family is compatible with the other permitted uses in the L-M-N zone district, providing diversity of housing types for the community. Multi-family within the L-M-N zone district is also compatible with the same permitted secondary use in the E zone district located in this area. (7) Such use, if located within or adjacent to an existing residential neighborhood, shall be subject to two neighborhood meetings, unless the Director determines, from information derived from the conceptual review process, that the development proposal would not have any significant neighborhood impacts; Acknowledged. . (8) Such use is not a medical marijuana dispensary or a medical marijuana cultivation facility; The use requested is not a medical marijuana dispensary or cultivation facility. (B) Planning and Zoning Board Authority and Limitation. In conjunction with an application for approval of an overall development plan, a project development plan, a final plan or any amendment of the foregoing, the Planning and Zoning Board may add a proposed use if the Board specifically finds that such use would not be detrimental to the public good and would be in compliance with the requirements and criteria contained in Section 3.5.1, provided that such addition of a proposed use by the Planning and Zoning Board must be specific to the proposed site and shall not be considered for a text amendment under subsection (C) below and provided further that such use is not specifically listed as a "Prohibited Use" in the zone district in which the proposed site is located. The addition of multi-family on this specific site would not be detrimental to the public good. Potential negative impacts to the neighborhoods in the vicinity are mitigated by the carefully designed site/building layout and orientation, quality architecture and landscaping. Specific building design is not a component of the ODP submittal and will be provided at PDP/FDP. It is anticipated that these future documents will comply with the compatibility and transition standards contained in Section 3.5.1 (Building Standards) of the Land Use Code as follows: 3.5.1 (A) Purpose. The Applicant has partnered with Staff specifically related to the site layout through a series of iterations to achieve project compatible with the vision for the rest of the overall development as well as sensitivity to adjacent developments. The site layout was developed to orient the buildings towards common areas, amenities or the primary pedestrian spine connecting the multi-family parcel with neighborhood commercial development. 3.5.1 (B) Architectural Character. The architecture will be designed to complement adjacent residential and employment development. Features could include but not limited to architectural materials, building projections, varying roof lines and glazing. 3.5.1 (C) Building Size, Height, Bulk, Mass, Scale. To further mitigate any potential concerns about the bulk, mass or scale of the building, the architecture will be designed to include building projections, varying roof lines, building façade articulation and varying overhangs to achieve the architectural intent, massing and scale. 3.5.1 (D) Privacy Consideration. Buildings will be located to minimize exposure to Prospect Road and surrounding development. Buildings will primarily face open space or common areas. We will use landscape planting to provide visual buffers from adjacent development and streets. 3.5.1 (E) Building Materials. Building materials will meet the requirements of the Land Use Code and overall intent of the development. Additional information will be provided with future PDP/FDP submittals. 3.5.1(F) Building Color. The multi-family buildings will consist of varying shades of appropriate colors which will compliment future lower density residential and adjacent employment. Additional information will be provided with future PDP/FDP submittals. 3.5.1(G) Building Height Review. The buildings will not exceed 40’ in height. 3.5.1 (H) Land Use Transition. Multi-family housing helps to provide a gradual transition from lower density residential to both employment and commercial zones. In addition to the location and layout of the multi-family, open space and the proposed road network serve as natural transition features. 3.5.1 (I) Outdoor Storage Area / Mechanical Equipment Outdoor storage and/or mechanical equipment is not envisioned for this area. Any building specific equipment such as meters, cooling units etc will be painted to match the adjacent building or screened. Additional information will be provided with future PDP/FDP submittals. 3.5.1 (J) Operational / Physical Compatibility Standards. The Multi-family land-use at Gateway at Prospect incorporates a number of features that will serve to ensure compatibility with the existing neighborhoods and uses. (1) Standard hours of operation and delivery - not applicable. (2) The service bays – not applicable. (3) Trash receptacles will be located in accordance with the Land Use Code requirements. (4) Delivery and loading zones – not applicable. (5) The intensity and hours of the site lighting – not applicable. (6) Outside vending machines – not applicable. (7) The number and location of off-street parking spaces proposed will be in compliance with the Land Use Code. (C) Codification of New Use. When any use has been added by the Director to the list of permitted uses in any zone district in accordance with subsection (A) above, such use shall be promptly considered for an amendment to the text of this Land Use Code under Division 2.9. If the text amendment is approved, such use shall be deemed to be permanently listed in the appropriate permitted use list of the appropriate zone district and shall be added to the published text of this Land Use Code at the first convenient opportunity, by ordinance of City Council pursuant to Division 2.9. If the text amendment is not approved, such use shall not be deemed permanently listed in the zone district, except that such use shall continue to be deemed a permitted use in such zone district for only the development proposal for which it was originally approved under subsection (A) above. Applicant does not request consideration for a text amendment to the Land Use Code to permanently add the use to the L-M-N zone district. MF IN LMN AND E ZONE DISTRICT MATRIX The proposed site plan for the multi-family development complies with the standards contained in Section 3.8.30 (Multi-Family Dwelling Development Standards) of the Land Use Code as follows: 3.8.30 (A) Purpose/Applicability. The site layout promotes variety in building form and provides access to parks as well as neighborhood commercial. The design is pedestrian-oriented and compatible with adjacent development. 3.8.30 (B) Mix of Housing Types. (1) This parcel is less than (16) acres and therefore does not have a mix of housing type requirement. Two different building sizes have been provided in order to provide a more dynamic development. In addition, when evaluated with adjacent LMN parcels a minimum of four distinct housing products will be provided in the residential portion of the overall development. (2) Lot sizes and dimensions within the multi-family housing parcel and the adjacent LMN parcel will be varied based on different housing types. (3) The following list of housing types are provided to satisfy this requirement:  Multi-family dwellings containing more than seven (7) units per building. When evaluating the remainder of the LMN parcel in conjunction with the MF portion, the following additional housing types area anticipated to satisfy this requirement:  Small lot single-family detached dwellings on lots containing less than six thousand (6,000) square feet.  Two-family dwellings.  Single-family attached dwellings. 3.8.30 (C) Access to a Park, Central Feature, or Gathering Space (100) percent of the dwellings within the multi-family parcel are located adjacent to several amenities including: a central pedestrian spine, a clubhouse and pool, and the Boxelder Creek/open space. In addition, pocket parks and a larger neighborhood park will be located within the remainder of the LMN parcel. The exact location has not yet been determined but it is anticipated that the majority of the multi-family dwellings will be located within ¼ miles of them and all will have direct pedestrian connections to these areas. 3.8.30 (D) Block Requirements (1) This site will be developed as a series of complete blocks bounded by streets or natural areas. (2) We will be including a major walkway spine, amenities and landscape areas in the multi- family layout in order to keep each block under (7) acres. (3) Minimum Building Frontage. (40) percent of each block side consists of either building frontage, plazas or other functional open space. 3.8.30 (E) Buildings. Not applicable. 3.8.30 (F) Design Standards for Multi-Family Dwellings. (1) Orientation and Buffer Yards. All buffer yard requirements shall be met. In addition, the multi-family is further buffered from adjacent uses by roads and natural areas. (2) Variation Among Buildings. Building design has not been finalized at this time, but 3 distinct building designs will be provided within this development in order to meet the intent of this section. (3) Variation of Color. Building design has not been finalized at this time but will be designed to meet the requirements of the Land Use Code. (4) Entrances. Landscaping and architectural elements will be used to ensure entrances are clearly visible from the streets and public areas. (5) Roofs. Roof lines will meet the requirements of the Land Use Code. Building design has not been finalized at this time. (6) Facades and Walls. Building design has not been finalized at this time but will be designed to meet the requirements of the Land Use Code. (7) Colors and Materials. Building design has not been finalized at this time but will be designed to meet the requirements of the Land Use Code. 3.5.1 (B) Architectural Character. The architecture will be designed to complement adjacent residential and employment development. Compatible features will include materials, colors, building proportions, and roof lines. The architectural character will take its cues from the neighboring context. 3.5.1 (C) Building Size, Height, Bulk, Mass, Scale. The buildings will be designed to include projections, varying roof lines, façade articulation and overhangs in an effort to meet the intent of this section. 3.5.1 (D) Privacy Consideration. Buildings will be located in order to minimize exposure to Prospect Road and surrounding development. The buildings will primarily face open space and/or common areas. We will use landscape planting to provide visual buffers from adjacent development and streets. 3.5.1 (E) Building Materials. Building materials will meet the requirements of the Land Use Code and overall intent of the development. Additional information will be provided with future PDP/FDP submittals. 3.5.1(F) Building Color. The multi-family buildings will consist of varying shades of appropriate colors which will compliment future lower density residential and adjacent employment. Additional information will be provided with future PDP/FDP submittals. 3.5.1(G) Building Height Review. The buildings will not exceed 40’ in height. 3.5.1 (H) Land Use Transition. Multi-family housing will help to provide a transition from lower density residential to both employment and commercial zones. In addition to the location and layout of the multi-family, open space and the proposed road network serve as transition features. 3.5.1 (I) Outdoor Storage Area / Mechanical Equipment Outdoor storage and/or mechanical equipment is not envisioned for this area. Any building specific equipment such as meters, cooling units etc. will be painted to match the adjacent building or screened. Additional information will be provided with future PDP/FDP submittals. 3.5.1 (J) Operational / Physical Compatibility Standards. The site plan for the multi-family parcel incorporates a number of features that will serve to ensure compatibility with the existing neighborhoods and uses. (1) Standard hours of operation and delivery - not applicable. (2) The service bays – not applicable. (3) Trash receptacles will be located in accordance with the Land Use Code requirements. (4) Delivery and loading zones – not applicable. (5) The intensity and hours of the site lighting – not applicable. (6) Outside vending machines – not applicable. (7) The number and location of off-street parking spaces proposed will be in compliance with the Land Use Code.