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Home My WebLink AboutCAPSTONE COTTAGES - PDP - PDP140004 - REPORTS - APPLICANT COMMUNICATIONCAPSTONE COTTAGES Type 1 Public Hearing December 3, 2015 APPLICANT: CAPSTONE COLLEGIATE COMMUNITIES CONSULTANTS: CAPSTONE COTTAGES Fort Collins, CO SITE CONTEXT CAPSTONE COTTAGES Fort Collins, CO SITE PLAN – 12-3-2015 CAPSTONE COTTAGES Fort Collins, CO 117 Single-family attached (4-Bed/unit) 75 Single-family attached (5-Bed/unit) 2 Two-family (5-Bed/unit) 7 Single-family detached (5-Bed/unit) 201 Total Dwelling Units CAPSTONE COTTAGES Fort Collins, CO SITE PLAN – 12-3-2015 CAPSTONE COTTAGES Fort Collins, CO DUFF DRIVE STREETSCAPE CAPSTONE COTTAGES Fort Collins, CO COURTYARD CAPSTONE COTTAGES Fort Collins, CO DUFF DRIVE STREETSCAPE CAPSTONE COTTAGES Fort Collins, CO SITE PLAN – 12-3-2015 CAPSTONE COTTAGES Fort Collins, CO CLUBHOUSE STREETSCAPE VIEW CAPSTONE COTTAGES Fort Collins, CO AMENITIES CAPSTONE COTTAGES Fort Collins, CO AMENITIES CAPSTONE COTTAGES Fort Collins, CO SITE PLAN – 12-3-2015 CAPSTONE COTTAGES Fort Collins, CO “BACKDOOR” CONNECTION TO DUFF DRIVE CAPSTONE COTTAGES Fort Collins, CO CAPSTONE COTTAGES Fort Collins, CO SITE PLAN – 12-3-2015 CAPSTONE COTTAGES Fort Collins, CO DUFF DRIVE STREETSCAPE CAPSTONE COTTAGES Fort Collins, CO CAPSTONE COTTAGES Fort Collins, CO CAPSTONE COTTAGES Fort Collins, CO CAPSTONE COTTAGES Fort Collins, CO SITE CONTEXT CAPSTONE COTTAGES Fort Collins, CO MASTER STREET PLAN CAPSTONE COTTAGES Fort Collins, CO CAPSTONE COTTAGES Fort Collins, CO CAPSTONE COTTAGES Fort Collins, CO SITE PLAN – 12-3-2015 CAPSTONE COTTAGES Fort Collins, CO CAPSTONE COTTAGES Fort Collins, CO SITE PLAN – 12-3-2015 MODIFICATION - DENSITY Land Use Code Standard: LUC 4.6(D)(1): Residential developments in the Medium Density Mixed-Use Neighborhood District shall have an overall minimum average density of twelve (12) dwelling units per net acre of residential land . . . residential developments containing twenty (20) acres or less shall have an overall minimum average density of seven (7) dwelling units per net acre . . . Applicant’s Request: Project has 24.60 net acres Density of 8.17 dwelling units per net acre MODIFICATION - DENSITY Applicant’s Request: 8.17 du/ac x 24.60 net acres = 201 dwelling units 117 units x 4 persons (EORH proposed) = 468 residents 84 units x 5 persons (EORH proposed) = 420 residents 201 total units (all with EORH proposed) = 888 residents Compare to: LUC standard: 12 du/ac x 24.60 net acres = 296 dwelling units with 3 unrelated persons per unit = 888 residents 15 du/ac x 24.60 net acres = 370 units with 2.4 persons per unit (average per US Census) = 888 residents MODIFICATION - DENSITY Standards for approval: ▪ Modified plan promotes general purpose of standard equally well or better than a plan that complies with standard Purposes of standard: ▪ “concentrated housing within easy walking distance of transit and a commercial district” and ▪ “form a transition and a link between surrounding neighborhoods and the commercial core” MODIFICATION - DENSITY Justification: ▪ Concentrated housing achieved - 8.17 du/ac with EORH (4 and 5 bedroom units) is equal to or better because it translates into intensity equivalent to 12 du/ac ▪ 8.17 du/ac with EORH (4 and 5 bedroom units) is equal to or better because it results in more area for open space, recreation and landscaping ▪ Transfort Routes 5 and 14 run adjacent to project ▪ Applicant will construct bus stop shelter ▪ Mulberry and Lemay Crossings commercial area within a block ▪ Located between lower density, smaller single-family neighborhood (Andersonville/San Cristo/Via Lopez) and higher density multi-family/commercial (Buffalo Run/Mulberry and Lemay Crossings ) MODIFICATION - DENSITY And: ▪ Modified plan does not diverge from standard except in a nominal and inconsequential way and continues to advance purposes of Land Use Code Justification: ▪ Density of 8.17 du/ac plus EORH results in equivalent number of residents as density of 12 du/ac ▪ Lower density looks like single-family: cottage-style units with more open space, recreation and landscaping ▪ 20-acre development would have lower minimum density of 7 du/ac – Project at 24.60 net acres is only slightly over ▪ Numerous LUC purposes advanced MODIFICATION - DENSITY Standards for approval: No detriment to public good Justification: Public good from: ▪ Logical and orderly pattern of development ▪ Better transition between established single-family neighborhood and higher density multi-family and commercial ▪ Distribution of student housing throughout the community CAPSTONE COTTAGES Fort Collins, CO THE END LUC Requirement Adopted Criteria Compliance § 3.6.4(B): All development plans shall adequately provide . . . facilities to maintain the adopted transportation Level of Service standards contained in Part II of the City of Fort Collins Multi-modal Transportation Level of Service Manual . . . See Part II, City of Fort Collins Multi-modal Transportation Level of Service Manual, Figure 8: Signalized intersections in All Other Areas must overall meet LOS D See March 2015 TIS pages 21- 23, 26, 29 and 34: Vine/Lemay meets overall level of service criteria in short range § 3.7.3(D)(1)(b): All development shall meet or exceed the transportation Level of service standards contained in Part II of the City of Fort Collins Multi-modal Transportation Level of Service Manual . . . Transportation LOS and APF Issues – Requirements/Compliance LUC Requirement Adopted Criteria Compliance § 3.6.1(B): The transportation network of any proposed development shall be in conformance with the . . . Larimer County Urban Area Street Standards. LCUASS § 4.5.3, Table 4-3 (page 4-24): overall intersection must be LOS D and legs and movements must be LOS E but, per § 4.5.2.A.2, when background traffic conditions (without project traffic) causes an intersection to fail the minimum acceptable level of service standards, there is no significant negative impact if the project traffic causes less than a 2 percent increase in the intersection delay See March 2015 TIS pages 23 and 33: Vine/Lemay intersection does not meet LOS criteria without project traffic (one movement fails with a LOS F) and the increase in delay caused by project traffic is less than 2%; per Tables 3 and 5 of March 2015 TIS, no traffic is added to the failing movement by this project, so there is no increase in delay at that movement due to project traffic Transportation LOS and APF Issues – Requirements/Compliance CAPSTONE COTTAGES Fort Collins, CO CAPSTONE COTTAGES Fort Collins, CO CAPSTONE COTTAGES Fort Collins, CO CAPSTONE COTTAGES Fort Collins, CO SITE PLAN – 12-3-2015 CAPSTONE COTTAGES Fort Collins, CO LANDSCAPE PLAN – 12-3-2015 CAPSTONE COTTAGES Fort Collins, CO 3 AND 4 PLEX BUILDINGS CAPSTONE COTTAGES Fort Collins, CO CAPSTONE COTTAGES Fort Collins, CO