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HomeMy WebLinkAboutGATEWAY AT PROSPECT AMENDED ODP / ADDITION OF PERMITTED USE - ODP160001 - SUBMITTAL DOCUMENTS - ROUND 2 - ADDITION OF PERMITTED USEMay 3, 2016 Revised August 11, 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) Purpose Statement This request for an additional of permitted use to allow for multi-family housing within the LMN zone district. This proposed land use provides a much needed housing type, additional housing diversity, a transitional land use, as well as project density that supports the commercial area, helping to promote a more neighborhood commercial character, avoiding an only highway oriented commercial character. The multi-family is proposed within an E zone district parcel and a portion of a LMN zone district parcel. While this is already a permitted use within the LMN zone district, the multi-family will be arranged in an MMN like development patter with the following intensity attributes: 1. Greater than 12 DU per buildings 2. Greater than 14,000 SF per building 3. Great than 12 DU/gross acre of residential land This request is for an increased level of residential intensity within a portion of the LMN parcel on this site. The site is current vacant land. This parcel, within an existing ODP, is located approximately 75 feet – 154 feet from the proposed eastern right-of-way (in the LMN parcel) to the property boundary. In addition, there is an additional 35 feet - 843 feet from the property boundary to the nearest house in Boxelder Estates, an existing County subdivision. The applicant for the ODP will not be the end-user developer of this property. This APU will obligate the future developer to the terms of this petition. Any future changes to an approved APU will be subject to Section 1.3.4(F). Refer to accompanying exhibits for additional information on compatibility/ impact mitigation of the relationship of the multi-family to Boxelder Estates. The multi-family is proposed within an E zone district parcel and a portion of a LMN zone district parcel. The multi-family conforms to the code for residential development within the E zone district. The multi-family is comprised of +/- 12.4 gross acres within the LMN zone district. The overall acreage for the LMN zone district (parcels b, f & j) is +/- 67.6 acres with an overall density of 5.3 du/ac - 8.3 du/ac which is in conformance with the LMN density range of 4-9 units/acre. This APU is focused on two primary performance standards: 1. The relationship between the APU and Boxelder Estates 2. The overall performance of the APU exceeds all applicable standards Relationship between the APU and Boxelder Estates Boxelder Estates, a County subdivision with platted lots, is located to the west of Gateway at Prospect. This neighborhood consists of semi-rural ranchettes which were platted in the 1960’s. The zoning for the majority of the neighborhood is R – Residential with a few lots zoned FA- Farming. Streets in this neighborhood are paved and lot sizes range from 0.41 acres – 5.41 acres. There is an existing strip of land which separates Boxelder Estates from Gateway at Prospect which is owned by the Boxelder HOA. This land was purchased approximately 20 years ago, is roughly 110 feet wide and 1,880 feet long. This land was purchased by the Boxelder HOA to ensure that street connections could not be made with any future adjacent development. There is a significant, existing buffer between the houses in Boxelder Estates that area located to the west of the APU parcel. The Boxelder Estate houses are currently located 35 feet – 787 feet from the Gateway at Prospect property boundary. In addition to the existing buffer, a transitional landscape is planned which will range from 22 feet – 88 feet. A collector road is planned adjacent to the transitional landscape which will have a 66-foot right-of-way. We anticipate some additional space on the east side of the collector road which will be determined at the time of PDP/FDP applications. In total, this provides a buffer that ranges from 110 feet – 875 feet between Boxelder Estates houses and the nearest possible building within the multi- family parcel. Please refer to APU Exhibit 1. The multi-family parcel also serves as a transition between the County subdivision and high intensity commercial development to the east of the multi-family parcel. I-25 is located to the east of the commercial zone district with overall intensity in zoning planned, per City of Fort Collins zoning maps, increasing as you move from Boxelder Estates to the east. For these reasons, we believe the relationship between Boxelder Estates and the multi-family does not change the predominant character of Boxelder Estates. Overall Performance Standards Which Exceed Applicable Standards The following performance standards will be applied to the multi-family development, all of which exceed applicable performance standards: 1. Five (5) housing types shall be used within the overall LMN zone district. 2. Four (4) distinct building designs shall be used within the multi-family parcel. 3. Where buildings face public streets and/or street like private drives, there shall be individual unit entrances facing the street with connection walkways and front porches or stoops. 4. Parking is located on the sides or back of buildings. 5. Buildings that cannot front on a public street or street like private drive due to site constraints will be located within 200’ of a connecting walkway or 350’ of a major walkway spine. With the current schematic design only three buildings do not front on a public street or street like private drive. Two of the three buildings are located less than 200’ from a connecting walkway. The third building is located 260’ from a connecting walkway but will be adjacent to a major walkway with a tree lined walk. 6. Units located on the ground floor will have individual entrances. 7. The regional trail is located on the west side of the Boxelder Creek which lends itself to more soft surface connections from the multi-family parcel. This in turn will allow for a more natural/native environment adjacent to the Boxelder Creek with easy access from nearby residents. (C) Procedures and Required Findings. The following procedures and required findings shall apply to addition of permitted use determinations made by the Director, Planning and Zoning Board, and City Council respectively: (1) Director Approval. In conjunction with an application for approval of an overall development plan, a project development plan, or any amendment of the foregoing (the "primary application" for purposes of this Section only), for property not located in any zone district listed in subsection (G), the applicant may apply for the approval of an Addition of Permitted Use for uses described in subsection (B)(1) to be determined by the Director. If the applicant does not apply for such an addition of permitted use in conjunction with the primary application, the Director in his or her sole discretion may initiate the addition of permitted use process. The Director may add to the uses specified in a particular zone district any other use which conforms to all of the following criteria: (a) Such use is appropriate in the zone district to which it is added; Multi-family is a permitted use within the LMN zone district. The request is to allow for the multi-family to be arranged in an MMN like development pattern. The multi-family would serve as one of the five housing product type to be included within the larger LMN parcel in the development, providing additional diversity of housing types. The multi- family is located in an area which provides benefit without minimizing the value of adjacent L-M-N parcels. (b) 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; Multi-family is a permitted use within the LMN zone district. The request is to allow for the multi-family to be arranged in an MMN like development pattern. The configuration and 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, at this density, within the E portion of the site is a permitted secondary use and is therefore not included in this APU request. Buildings will be 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. (c) 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. Boxelder Estates, a County subdivision, is located to the west of this development parcel. Zoning within Boxelder Estates consists of R-Residential and FA- Farming. The houses were generally built in the 1960’s and have lot sizes that generally range from 0.41 acres – 5.41 acres. The LMN parcel within this development is currently vacant. A buffer of approximately 110 feet currently exists between houses within Boxelder Estates and the Gateway at Prospect property line. A transitional landscape (width varies) is proposed from the property boundary to the east. An access road is also proposed along the property boundary which will provide additional 76’ of buffer between the development and the County subdivision. Additional buffer and landscape is anticipated to the east of the proposed road with exact dimensions to be determined at the time of PDP/FDP applications. The location of the multi-family parcel will serve as a transition from the Boxelder Estates to the commercial development and I-25 located to the east as well as serving as a higher intensity land use adjacent to Prospect Road which is a major arterial. (d) 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. (e) 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 LMN, 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. (f) Such use is compatible with the other listed permitted uses in the zone district to which it is added; Multi-family is a permitted use in the LMN zone district and is compatible with the other permitted uses in the zone district, providing diversity of housing types for the community. Multi-family within the LMN zone district is also compatible with the same permitted secondary use in the E zone district located in this area. (g) 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. Two neighborhood meetings have been held, both in conformance with the Land Use Code. . (h) 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. (2) Planning and Zoning Board Approval. In conjunction with a primary application for a project not located, in whole or in part, in any zone district listed in subsection (G), the applicant may apply for approval of an addition of permitted use for uses described in subsection (B)(2) to be determined by the Planning and Zoning Board. The Planning and Zoning Board may add a proposed use if the Board specifically finds that such use: (1) conforms to all of the eight (8) criteria listed in subsection (C)(1); (2) would not be detrimental to the public good; (3) would be in compliance with the requirements and criteria contained in Section 3.5.1; and (4) is not specifically listed as a "prohibited use" in the zone district in which the proposed site is located. The addition of a permitted use by the Board shall be specific to the proposed project and shall not be considered for a text amendment under subsection (D) below. The APU is appropriate in part because this portion of the LMN (+/- 12.4 acres) is part of a larger LMN zone district (+/- 61.7 acres) that is being master planned as part of a 177 acre ODP. This allows for the APU to be fully integrated into a larger mixed-use, cohesive, master planned neighborhood, similar to existing developments in Fort Collins, such as Bucking Horse, Rigden Farm, Oak Ridge and Miramont. This is not an isolated LMN parcel. 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.