HomeMy WebLinkAboutBRICK STONE APARTMENTS ON HARMONY - PDP - PDP160019 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSAgenda Item 6
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STAFF REPORT October 13, 2016
Planning and Zoning Board
PROJECT NAME
BRICK STONE APARTMENTS ON HARMONY PDP #160019
STAFF
Pete Wray, Senior City Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: This is a request to development of a 3 story multi-family apartment building
and ground level parking on approximately 5 acres of existing vacant land,
located at 201 E. Harmony Road (parcel #9601200004). The 116 market rate
residential units will be a mix of 1 bedroom, 1 bathroom and 2 bedrooms, 2
bathroom units. The building includes 56,700 SF parking garage with197
parking spaces. Access to this site will be from Harmony Road on a shared
entry drive. The site is located in the Harmony Corridor (HC) zone district.
APPLICANT: Mr. Sam Coutts
c/o Ripley Design, Inc.
419 Canyon Avenue, Suite 200
Fort Collins, CO 80521
OWNER: Ben Massimino, SEEC Enterprises
P.O. Box 680513
Park City, UT 84068
RECOMMENDATION: Staff recommends that the Planning and Zoning Board make a motion to
approve the Brick Stone Apartments on Harmony P.D.P. #160019.
EXECUTIVE SUMMARY
The Brick Stone Apartments on Harmony Project Development Plan (P.D.P.) complies with the
applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically:
• The P.D.P. complies with process located in Division 2.2 - Common Development Review
Procedures for Development Applications of Article 2 - Administration.
• The P.D.P. complies with relevant standards located in Division 4.26, Harmony Corridor (H-C)
zone district.
• The P.D.P. complies with the relevant standards located in Article 3 - General Development
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Standards.
• The P.D.P. complies with the related Harmony Corridor Plan and the Harmony Corridor
Standards and Guidelines.
COMMENTS:
1. Background:
Project Vicinity Map
The surrounding zoning and land uses are as follows:
Direction Zone District Existing Land Use
North Harmony Corridor (H-C) Shopping Center (Harmony
Marketplace) Retail Stores, Sit-down
Restaurants, Grocery Store, Banks
South Urban Estate (U-E) Existing Single-family neighborhood
(Fairway Estates)
East Harmony Corridor (H-C) Fort Collins Supportive Housing
(Harmony Road Apartments)
West General Commercial (C-G) Shopping Center (Harmony Center)
Retail, Clinic, Office
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2. Zoning Context of the Surrounding Area:
Zoning History (most recent to past)
In 1995, the Harmony Road/Fairway Estates property was rezoned from (B-L) to Planned Business
District (B-P).
In 1980, the area within the south west corner of Harmony and College was part of the Fairway Estates
Business Annexation and zoned Limited Business (B-L).
In March of 1997, the City of Fort Collins implemented the newly adopted Comprehensive Plan called
City Plan. This implementation involved re-zoning the entire City into new zone districts with certain
exceptions for developed properties that were not anticipated to re-develop. The zoning for this property
was changed to Harmony Corridor Zone District (H-C).
The property has remained vacant during this period to the present time.
3. Harmony Corridor Plan and Harmony Corridor Standards and Guidelines:
The Harmony Corridor Plan, first adopted in 1991 and last amended in 2006, provides the policy
guidance for land use in the area. H-C Harmony Corridor zoning then implements the policy guidance.
Within the H-C zone, much of the land has the designation of ‘Basic Industrial Non-Retail Employment
Activity Center’ (referred to as employment use or employment-based use throughout this report).
However, east of Boardwalk Drive to College Avenue, including the subject property, the Plan allows
secondary uses without the requirement for a minimum of 75% primary employment with a maximum of
25% secondary uses. The Harmony Corridor zoning allows Multi-family dwellings subject to Planning
and Zoning Board review.
Related Plan Policies:
LU-6 Recognize the importance of the continued livability and stability of existing residential
neighborhoods as a means to expanding future economic opportunities in the corridor.
LU-7 Preserve a transition or cushion of lower intensity uses or open space between existing
residential neighborhoods and the more intense industrial/commercial areas. Appropriate
transitional land uses include low-intensity professional offices, multi-family housing, and
churches, retirement homes etc. Open space, setbacks, and landscaping can be effective in
providing a cushion between different uses.
The Harmony Corridor Standards and Guidelines (2006) act as implementation of the Harmony Corridor
Plan. The following standards are applicable for properties between College Avenue and Boardwalk
Drive, including the subject property.
Boardwalk Drive to College Avenue:
• Developments located along the Harmony Road frontage, east of Boardwalk Drive, shall provide
a minimum 80 foot setback from the future edge of pavement, as determined by the City.
Properties west of Boardwalk Drive will not be required to provide an 80 foot setback. The
appropriate setback dimension for individual properties in this area will be determined during the
development review process, when more site development variables are known.
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• Properties west of Boardwalk Drive are not required to plant trees in groves, however, these
properties are required to plant trees in naturalistic clusters as opposed to straight lines and
formal patterns.
• Properties west of Boardwalk Drive shall not be required to provide meandering sidewalks;
however, minimum 7 feet wide concrete sidewalks parallel to Harmony Road are required.
Site Relationship to Surrounding Neighborhoods and Mitigation of Adverse Impacts:
The purpose of these Standards and Guidelines is to provide a harmonious relationship between land
uses; to achieve the benefits of having goods and services convenient to neighborhoods and work
places while minimizing any negative aspects of retail and commercial development.
• Where possible, retail uses should be tied to the surrounding neighborhoods and uses by
extending streets, sidewalks and paths directly into and through the center, thereby allowing
residents and workers to conveniently walk, bike or drive to the center. Such connections
highlight the importance of having an attractive, inviting appearance on the sides and back of the
center.
• The street access system must be designed in such a way that no “short cut” is created that
attracts non-neighborhood traffic through local neighborhood streets.
• A mix of uses and services is encouraged in centers. The variety of uses should be used to help
shape the transitions into centers from nearby residential areas and reinforce the integration of
centers and their neighborhoods.
The proposed P.D.P. is in compliance with the Harmony Corridor Plan and Harmony Corridor Standards
and Guidelines. The proposed project includes a multi-family residential building, reflecting a transitional
land use, a fifteen foot building setback from the street right-of-way, and 7 foot sidewalk along Harmony
Road with streetscape landscaping. The building is setback and buffered from the existing Mail Creek
drainage area, incorporating landscape planting and screening to mitigate and minimize potential
impacts on existing natural habitat and the Fairway Estates neighborhood to the south of the project.
4. Compliance with Article 4.26 - Harmony Corridor (H-C) District Standards:
A) Purpose. The Harmony Corridor District is intended to implement the design concepts and
land use vision of the Harmony Corridor Plan - that of creating an attractive and complete
mixed-use area with a major employment base.
Section (B) (3) (a) Permitted Uses
Multi-family dwellings are a permitted use in the Harmony Corridor zone, subject to Planning and Zoning
Board Review. The P.D.P. is consistent with the stated purpose of the zone district, in that it includes
higher density housing within walking distance to nearby commercial and transit service along Harmony
Road. The project also provides an appropriate land use transition between the existing neighborhood
to the south and commercial to the west and north.
C) Prohibited Uses (Not Applicable)
D) Land Use Standards (3, 4, 6)
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(3) Dimensional standards.
(a) Maximum height for all nonresidential buildings, including those containing mixed-use
dwelling units, shall be six (6) stories. Maximum height for residential buildings shall be three
(3) stories.
The P.D.P. includes three stories of multi-family dwellings above defined grade plane and a basement
level of covered parking, in compliance with International Building Code standards.
(4) Density/Intensity. All residential development in the H-C Harmony Corridor District shall
have an overall minimum average density of seven (7) dwelling units per net acre of residential
land.
The P.D.P. has an overall minimum average density of 28.47 dwelling units per net acre of residential
land.
(6) Access to a park, central feature or gathering place. Within any development proposal that
contains a residential component, at least ninety (90) percent of the dwellings shall be located
within one thousand three hundred twenty (1,320) feet (one-quarter [¼] mile) of either a
neighborhood park, a privately owned park or a central feature or gathering place that is located
either within the project or within adjacent development, which distance shall be measured along
street frontage without crossing an arterial street.
The P.D.P. includes three central features or gathering places, as active recreational courtyards and
clubhouse pool area on the first level of the building.
5. Compliance with Article Three - Applicable General Development Standards:
The P.D.P. is in compliance with all applicable General Development Standards with the following
relevant comments provided:
A. Section 3.2.1(C) (D) - Landscaping and Tree Protection
1) Section 3.2.1(D) (1) (c) Full tree stocking. Canopy shade trees, evergreen trees and
ornamental trees are provided around the perimeter of the proposed residential building
in accordance with the minimum standards of this section.
2) Section 3.2.1(D) (2) Street trees. Canopy shade trees are provided at approximately 40-
foot intervals along the Harmony Road street frontage parkway planting strip, in
accordance with the standards of this section.
3) Section 3.2.1(D) (3) Minimum Species Diversity. The project provides not more than 15%
of any one tree species in compliance with this standard.
4) Section 3.2.1(E) (2) (d) Foundation Plantings. The project complies with this section by
providing building foundation wall landscape planting along all high-use and high-visibility
areas at least 5 feet in width along at least 50% of such walls.
5) Sections 3.2.1(E) (4) Parking Lot Perimeter Landscaping and 3.2.1(E) (5) Parking Lot
Interior Landscaping. The P.D.P. includes a majority of tenant parking on the below grade
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covered parking level of the building. Additional surface parking is provided adjacent to
the building on the south east side. The parking lot perimeter is landscaped with shade
trees. There is a mix of shade and evergreen trees along the south edge of this parking
lot extending down slope. The parking landscape bays and perimeter landscape beds
are planted with a variety of deciduous and evergreen shrubs. A solid wood screen fence
is provided along the east side of the parking area and rail fence along the south and
west perimeter of the parking lot.
6) Section 3.2.1(F) - Tree Protection and Replacement. The construction of the site will
necessitate the removal of select existing trees. These trees will be replaced as part of
the proposed mitigation within the overall landscape planting area (see below for
separate mitigation section.
7) Section 3.2.1(E) (6) - Screening. The surface parking lot and south façade of the building
will be screened with landscape planting and fencing along the west and south perimeter.
Trash and recycling containers are located within the covered parking level of the building
and will be screened from view outside of this building.
B. Section 3.2.2 - Access Circulation and Parking
In conformance with the Purpose, General Standard, and Development Standards described in
this section, the access, parking and circulation system provided with the project is adequately
designed with regard to safety, efficiency and convenience for vehicles, bicycles, pedestrians
and transit, both within the development and to and from surrounding areas.
1) Section 3.2.2 (C) (5) - Walkways
The proposed parking and circulation system for the movement of vehicles, pedestrians,
bicycles, and transit on-site and to and from surrounding areas is designed in a safe and
convenient, and attractive manner. Direct pedestrian access is provided by connecting
walkways from building entrances facing Harmony Road, including parking lot locations.
A detached sidewalk system is provided along the Harmony Road frontage connecting to
College Avenue, including a new transit stop and shelter. A direct sidewalk connection is
provided from the site to the intersection of Harmony/College to the west, and to the
intersection of Harmony/J.F.K. Parkway to the east.
2) Section 3.2.2(C)(4) - Bicycle Facilities
The minimum bicycle parking space requirement is one bike space per bedroom for multi-
family residential. The P.D.P. includes 176 bedrooms, with a total of 60 fixed-bike
parking and 116 covered bike parking, for a total of 176 bike parking spaces provided.
Within the below grade parking level, 10 additional fixed bike racks are included in the
enclosed total bike parking calculation.
3) Section 3.2.2(K)(1) - Required Number of Off-street Parking Spaces
Minimum off-street parking quantities required for the project are based on the number of
bedrooms per dwelling unit for the multi-family dwellings. The project includes 1-bedroom
units and 60 2-bedroom units, with a total of 189 off-street parking spaces, including a
minimum of 6 handicap spaces required. The project provides a total of 197 parking
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spaces (38 surface/153 covered spaces/6 handicap stalls), exceeding the minimum
requirements.
G. Section 3.2.4 - Site Lighting
A) Purpose. The intent of this Section is to focus on the actual physical effects of lighting, as
well as the effect that lighting may have on the surrounding neighborhood. Exterior
lighting shall be evaluated in the development review process to ensure that the
functional and security needs of the project are met in a way that does not adversely
affect the adjacent properties or neighborhood.
The P.D.P. provides building-mounted exterior lighting and parking lot lighting that feature down-
directional and sharp cut-off fixtures.
H. Section 3.2.5 - Trash and Recycling Enclosures
The P.D.P. provides building trash and recycling facilities within the below grade parking level
that are enclosed and fully screened from the outside area.
I. Section 3.4.1(D) (E) - Natural Habitats and Features
The project site is located within 500 feet of a known natural habitat feature: an existing wetland
(less than one-third of an acre) and Mail Creek Impoundment on the southwest portion of the
development parcel. The wetland, which is associated with the Mail Creek Impoundment,
continues to the southeast, outside of and adjacent to the development parcel; this area serves
as a wildlife corridor. Additional detail on the project’s compliance with subsections of LUC 3.4.1
is provided below:
3.4.1(D) - Ecological Characterization and Natural Habitat or Feature Boundary Definition
An Ecological Characterization Study was completed by Cardno Environmental
Consulting prior to project submittal and is included as an attachment to this staff report.
The Ecological Characterization Study reported onsite wildlife habitat and overall
ecological value as low given the project’s lack of native habitats and location to other
development. As a whole, the project site is vegetated by: non-native and disturbance
tolerant grasses; native and non-native trees; flowering forbs, the majority of which are
classified as weed species. There is a stormwater drainage feature running north to south
on the western portion of the parcel that supports willows and other woody vegetation. An
abandoned irrigation ditch (former Larimer Canal #2) running west to east on the northern
portion of the parcel is in disrepair and does not serve as a wildlife corridor. The grasses
onsite are regularly mowed, thus discouraging habitation by grassland avian species.
Wildlife use on the project site is concentrated around the Mail Creek Impoundment and
its shoreline. Urban-adapted species expected to use the site include: striped skunk,
raccoons, red fox, deer, coyote, small rodents, rabbits, ravens, jays, crows, urbanized
raptor species (red-tailed hawks, Swainson’s hawks, small falcons) woodpeckers,
flickers, great blue herons, Canada geese, kingfishers, swifts and swallows. No raptor
nests or other stick nests were observed. Onsite shrubs include native yucca and native
yellow rabbitbrush. No known occurrences of habitat for sensitive or specially valued
species were found on the project site.
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3.4.1(E) - Establishment of Buffer Zones
The Land Use Code requires the establishment of natural habitat buffer zones
surrounding natural habitats and features. General buffer zone distances for specific
resources may be increased or decreased to ensure buffer zone performance standards
are met.
The general buffer distance for wetlands less than one-third of an acre is 50 feet as
measured from the outer edge of the habitat. On the project site, the 50-foot general
buffer was measured from the 0.037-acre fringe wetlands associated with the Mail Creek
Impoundment. Application of the standard buffer results in approximately 1.25 acres of
habitat buffer zone.
This development project is proposing a natural habitat buffer zone of 1.58 acres
covering approximately 36% of the site area; the average buffer width is 68 feet. As the
plan will impact some vegetation, enhancements are required to maintain and improve
site ecological value and to meet natural habitat buffer zone performance standards. The
proposed enhancements include dense plantings and weed management, as described
below in the specific performance standard sub-criteria:
3.4.1(E)(1)(a) - The project will preserve existing highest value habitat and ecological
value onsite as the buffer zone includes the Mail Creek Impoundment and its fringe
wetlands as well as the stormwater drainage feature on the western portion of the parcel.
The project will further enhance existing site and buffer zone conditions by planting a
large assortment of new native trees and shrubs, reseeding with a dryland seed mix
comprising native grass and wildflower seeds, performing weed management practices,
and improving the quality of stormwater entering the nearby fringe wetlands and Mail
Creek Impoundment.
3.4.1(E)(1)(b) - The proposal will maintain and enhance the Mail Creek Impoundment and
its shoreline as a wildlife movement corridor through the planting of new native vegetation
and the stormwater drainage feature will remain vegetated and not piped.
3.4.1(E)(1)(c) - Significant existing trees to be impacted by the proposal will be mitigated
in addition to shrubs. Within the natural habitat buffer zone, approximately 150 shrubs will
be removed and approximately 390 shrubs will be planted, in addition to 37 trees.
3.4.1(E)(1)(d) - Site visits and the Ecological Characterization Study discovered no known
occurrences of habitat for sensitive or specially valued species. Protection of nesting,
migratory birds will be required to ensure compliance with the federal Migratory Bird
Treaty Act. A note is included on the landscape plan that states that all tree removal will
occur outside the songbird nesting season (February 1 to July 31) unless a survey
demonstrates there are no active nests in the vicinity. In addition, if the project is
approved, a survey of nearby trees will be required during nesting season to minimize
impacts or disturbances on wildlife related to construction activities. If any raptor nests
are found to be present on the site, consultation with Colorado Parks and Wildlife and
additional protection standards may be necessary.
3.4.1(E)(1)(e) - As proposed, development has been moved away from highest value
ecological value onsite and remaining impacts will be mitigated. The addition of dense
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plantings including fruit-bearing deciduous shrubs and wildflower forbs will provide habitat
cover and nutritional resources for a variety of wildlife including songbirds and pollinators.
3.4.1(E)(1)(f) - Limited changes are proposed to existing site grading. The highest impact
from the development will be on the flattest portion of the parcel. The existing stormwater
drainage feature will remain in place and the majority of the Mail Creek Impoundment
vegetation and topography will remain in place.
3.4.1(E)(1)(g) - As proposed the planting plan will increase the overall vegetative
biodiversity onsite and increase diverse structure that provides opportunities for species’
nesting and that enhances overall natural ecological character. Weed management
practices will also be utilized to improve the composition of native and non-native species
already found onsite.
3.4.1(E)(1)(h) - The addition of the walkway behind the buildings and the pedestrian
bridge to the open space on the western portion of the property provides resident access
to nature and nature viewing opportunities, in alignment with goals in the Nature in the
City Strategic Plan.
3.4.1(E)(1)(i) - The solid fence around the parking area blocks light streams from vehicle
headlights and discourages wildlife from entering that area. The three-rail fence with
mesh along the remainder of the natural habitat buffer zone allows for movement of small
wildlife through the fence, while discouraging domestic pets from entering and disturbing
wildlife. The mesh allows resident views of the habitat buffer zone aesthetics and
provides nature viewing opportunities. The proposed design balances the need for wildlife
movement and visual access, while limiting human and domestic pet access, in
accordance with the protection of wildlife habitat and ecological character standards [LUC
3.4.1(F)].
J. Section 3.5.1(B) (C) (E) (F) - Building Project and Compatibility
A) Purpose. The purpose of this Section is to ensure that the physical and operational
characteristics of proposed buildings and uses are compatible when considered within
the context of the surrounding area.
This standard requires that new projects be compatible with the established architectural character in
the general area. The standard also states that, where the architectural character is not definitively
established, new projects should establish an enhanced standard of quality.
The site is located within the Harmony Road commercial frontage. The site is bordered on the west by
an existing commercial shopping center with two levels of tenants and front parking area. The site is
bordered to the east by the existing Fort Collins Supportive Housing development referred to as
Harmony Road Apartments. This existing building is three stories in height with parking in the rear of
the building. Across Harmony Road the Harmony Market Place shopping center is located with a mix of
commercial office, retail and grocery store formats. The established character of the commercial
development along Harmony reflects a variety of contemporary architecture and building materials such
as articulation of building facades, use of brick and stone masonry and other building materials,
repetition of roof lines, building massing, orientation to the street, and landscaping.
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The proposed three story multi-family building is compatible with adjacent existing commercial and
residential development within the Harmony Corridor by incorporating similar, and in some cases
enhanced, architectural and site design elements mentioned above. The proposed three-story multi-
family building matches the height of the existing Harmony Apartments building to the east.
The site is bordered to the south across Mail Creek by the existing Fairway Estates subdivision, but is
buffered by Mail Creek, not a hard edge. This older neighborhood has predominantly single-story ranch
houses, and two-story houses with large lots. The distance between the proposed building and nearest
home to the south is approximately 250 feet.
The P.D.P. includes multi-family residential, providing a transition and buffer between the more intense
commercial development along Harmony, and the existing single-family neighborhood to the south. The
project achieves building and project compatibility with the existing neighborhood to the south by
incorporating similar residential architectural design features such as pitched roofs, horizontal lap siding,
brick masonry, window and door patterns, porches, and building colors. The multi-family building will be
set-back and buffered from the Mail Creek and ditch drainage area, including full landscaping and
screening between the building and drainage area.
K. Section 3.6.4 - Transportation Level of Service Requirements
(A) Purpose. In order to ensure that the transportation needs of a proposed development can be
safely accommodated by the existing transportation system, or that appropriate mitigation of
impacts will be provided by the development, the project shall demonstrate that all adopted
Level of Service (LOS) standards will be achieved for all modes of transportation.
A Transportation Impact Study (TIS) has been prepared dated June 15, 2016 by ELB Engineering, LLC.
The studies assessed the short and long range impacts of the P.D.P. on the street system in the vicinity
of the proposed development. A TIS Addendum Memo dated September 12, 2016 was also provided by
ELB Engineering, LLC.
Access to the property will be limited. Based on the Harmony Corridor Plan, the major arterial
classification of Harmony Road, and current standards, the only permitted access will be a shared
access driveway with the property to the east, and that access will be limited to a right-in, right-out
configuration.
The proposed trip generation for the project includes 63 trip ends during the AM peak hour and 77 trip
ends during the PM peak hour. With the limited access, all trips into the site must come from the west,
and all trips leaving the site will head to the east. This is typical of all right-in, right-out accesses on
arterials, which are further controlled by continuous medians.
The TIS reviewed the Level of Service for vehicles at the adjacent intersections. At the JFK intersection,
LOS remains good both with and without the development. For the Harmony Road / College
intersection this is a fully built out intersection, without any further mitigation anticipated. The impact of
this development on the function of that intersection is <1%. The project does not generate enough
traffic to warrant an Adequate Public Facilities review, and the minimal operational impact meets the
qualification for ‘nominal impact’ in the Larimer County Urban Area Street Standards. At the access into
the property from Harmony, the development does warrant the construction of an eastbound right turn
auxiliary lane from Harmony into the development’s access. This is included in their plans.
The project meets the standard of B for bicycle LOS. There are bike lanes on Harmony Road as well as
JFK Parkway, and bike connectivity is complete. For pedestrians, the project is completing a missing
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gap of sidewalk along Harmony. The sidewalk is a full standard and detached walk which connects the
pedestrian crossing at JFK to the crossings at College. This provides easy walking distance to the south
transit center. For transit, the site is directly served by Route 19 and is a short walking distance to routes
6, 12, 19 and the FLEX service via the South Transit Center Transit. The project is working with
Transfort to provide any needed amenities (access and/or bus stops) on the property.
The additional TIS memorandum that was provided is not required by code or standard, but addresses a
number of concerns raised by adjacent neighbors. This includes discussion of the currently legal U turn
at Harmony / College, potential routing of trips if operational changes are made at Harmony/College and
the potential for pedestrians crossing Harmony.
Based on the analyses, investigations, and findings documented in the TIS submittals, the development
meets the transportation requirements in the Land Use Code and LCUASS. No new signals or
modifications will be required with the construction of the project, an eastbound right turn lane is
required into the access, sidewalk must be constructed to fill an existing gap, and collaboration with
Transfort will be done for on-site transit requirements.
L. Section 3.6.5(B) - Transit Facilities
The proposed P.D.P. is located on Route 19, serving Harmony Road and the existing bus stop is less
than ¼ mile walking distance from the site. The site is also served within a short walking distance to
Routes 6, 12, 19, and the FLEX Service via the South Transit Center. This standard requires that:
“All development located on an existing or planned transit route shall accommodate a transit stop
and other associated facilities as prescribed by the City of Fort Collins Transit Design Standards
and Guidelines, unless the Director of Community Services determines that adequate transit
facilities consistent with the Transit Design Standards already exist to serve the needs of the
development. All development located on existing transit routes will accommodate the transit
facilities by providing the same at the time of construction. All development located on planned
routes will accommodate said facilities by including the same in the development plan and
escrowing funds in order to enable the city or its agents to construct the transit facilities at the
time transit service is provided to the development.”
Transfort is requesting a bus stop on Harmony Road in front of this project. The applicant has agreed to
provide a bus shelter at this location.
M. Section 3.8.30 - Multi-Family Dwelling Development Standards
(A) Purpose/Applicability. The following standards apply to all multi-family development projects
that contain at least four (4) dwelling units. These standards are intended to promote variety
in building form and product, visual interest, access to parks, pedestrian-oriented streets and
compatibility with surrounding neighborhoods.
Section 3.8.30 (C) - Access to a Park, Central Feature or Gathering Place.
The P.D.P. multi-family building includes two exterior courtyards above the parking level for
residents for gathering or active recreation. The building also includes a central clubhouse and
pool area on the same level.
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Section 3.8.30 (E) (3) - Buildings
The minimum building setback from the right-of-way along an arterial street is fifteen feet to
provide space for utilities. The proposed building is sited with a setback of fifteen feet. The
building entry walks and central street facing plaza extend within the setback area, as permitted
by this standard.
Section 3.8.30 (F) (3-7) - Design Standards for Multi-Family Dwellings
The proposed multi-family building incorporates the following design elements:
• Variation of building wall colors
• Street facing building entrances at the ground level
• Sloped roof lines with articulated terracing in height and secondary roofs over
entrances, porches and towers, or other architectural projections
• Articulation of facades and walls including projections, recesses, covered balconies
and similar features
• Use of a variety of building materials such as horizontal lap siding, brick, stucco and
other masonry finishes.
6. Neighborhood Meeting:
Two neighborhood meetings were held for the proposed project. The first neighborhood meeting was
held on March 10, 2016, with a proposed 101 unit, 5-story building and mixed-use project. A summary
of this meeting is attached. Those attending the meeting were for the most part from the existing
Fairway Estates neighborhood to the south of the proposed project and expressed the following primary
concerns:
• Traffic impacts on nearby streets
• U-turn movements at Harmony/College intersection
• Tenant access to private common open space along Mail Creek as part of HOA
• Building height is too tall
• Compatibility with surrounding area and neighborhood
The second neighborhood meeting was held on May 11, 2016, with a proposed 114 unit, 3-story building
and multi-family project, based on feedback from the first meeting. A summary of this meeting is
attached. Those attending the meeting were also mostly from the existing Fairway Estates
neighborhood to the south of the proposed project and expressed the following primary concerns:
• Impacts on drainage into ponds maintained by HOA
• How to stop renters from accessing our common area, walking dogs etc.
• Traffic related impacts
• Extent of landscaping and screening between parking lot and Mail Creek to buffer lighting,
sound etc.
Additional correspondences from neighbors and staff response to questions are also provided for the
record.
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7. Findings of Fact/Conclusion:
In evaluating the request for the Brick Stone Apartments on Harmony P.D.P, Staff makes the following
findings of fact:
A. The P.D.P. complies with the Harmony Corridor Plan and the Harmony Corridor Standards and
Guidelines.
B. The P.D.P. complies with process located in Division 2.2 - Common Development Review
Procedures for Development Applications of Article 2 - Administration.
C. The proposed land use, multi-family dwellings, is a permitted land use in the Harmony Corridor
(H-C) zone, subject to Planning and Zoning Board review.
D. The P.D.P. complies with the applicable criteria of the H-C zone district standards of Article Four.
E. The P.D.P. complies with the applicable General Development Standards of Article Three.
ATTACHMENTS
1. Planning Objectives (PDF)
2. Plat (PDF)
3. Site Plan (PDF)
4. Landscape Plans (PDF)
5. Lighting Plan (PDF)
6. Building Elevations (PDF)
7. Utility Plans (PDF)
8. Traffic Impact Study (PDF)
9. Traffic Impact Study - Addendum (PDF)
10. Ecological Characterization Study (PDF)
11. ECS Addendum - Buffer and Wildlife Memo (PDF)
12. Neighborhood Meeting #1 Notes (3-10-16) (PDF)
13. Neighborhood Meeting #2 Notes (5-11-16) (PDF)
14. Email from Neighbor (2-29-16) (PDF)
15. Email from Neighbor (3-10-16) (PDF)
16. Fairway Estates HOA Letter (6-25-16) (PDF)
17. Staff Response to HOA (7-11-16) (PDF)
18. Staff Response to HOA (9-16-16) (PDF)
19. Staff Response to HOA (9-19-16) (PDF)
20. Staff Response to Neighbor (9-14-16) (PDF)