HomeMy WebLinkAboutTHE STANDARD AT FORT COLLINS - PDP - PDP160035 - REPORTS - RECOMMENDATION/REPORT•
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PROJECT NAME
THE STANDARD APARTMENTS PDP160035
STAFF
Ted Shepard, Chief Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: This is a request for two five-story, multi-family apartment buildings, plus a
parking structure, consisting of a total of 239 dwelling units and 776
bedrooms. The project site includes re-developing five parcels along the
north side of West Prospect Road addressed as 820, 828, 832, 836 and
900 West Prospect Road for Building A. In addition, the existing Blue
Ridge Apartments at 775 West Lake Street would also be redeveloped for
� Building B and the parking structure. Together the assembled parcels
contain 4.23 acres. There would be a mix of units ranging in size from one
bedroom to five bedrooms per unit and leasing would be by the bedroom.
There would be 571 parking spaces all of which would be contained within
a five level parking garage. There would be .73 spaces per bedroom. All
existing buildings would be demolished. In Building B, along Lake Street,
there would be 1,500 square feet of non-residential floor area. Access
would be gained from West Lake Street. Access on Prospect Road would
be limited to emergency vehicles only. Amenities include a rooftop
clubroom, outdoor pool and terrace as well as an indoor rec and fitness
room.
APPLICANT: LCD Acquisitions, LLC
c/o Ripley Design
419 Canyon Avenue, Suite 20
Fort Collins, CO 80521
OWNER: LCD Acquisitions, LLC
c/o Wes Rogers and Andrew Young
455 Epps Bridge Parkway
Athens, GA 30606
RECOMMENDATION: Approval
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EXECUTIVE SUMMARY
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The P.D.P. complies with the West Central Area Plan. The P.D.P. complies with the land use and
development standards of the High Density Mixed-Use Neighborhood zone district of Article Four. The
P.D.P. complies with the applicable General Development Standards of Article Three.
1 �nch = 1,000 feet
The Standard
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Vicinity Map
1. Backqround:
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The surrounding zoning and land uses are as follows:
N: H-M-N Stadium Apartments (formerly known as Lake Street Apartments)
N: Not Zoned C.S.U. Main Campus (Arboretum)
S: R-L Existing Single Family Detached
E: H-M-N The Slab Apartments
E: H-M-N Two Houses, 720 and 730 W. Prospect Road
W: H-M-N Place of Worship (Plymouth Congregational Church and Rectory)
The five existing houses on the subject parcel along Prospect Road (Building A) were platted as part of
College Heights Subdivision, approved in 1926. Blue Ridge Apartments on W. Lake Street (Building B)
were developed in 1972.
2. Compliance with the West Central Area Plan:
The West Central Area Plan was adopted in March of 2015 as an update to the 1999 Plan. The WCAP
provides a vision and policy direction for the neighborhoods generally bounded by Mulberry Street and
Lake Street on the north, Shields Street and the Mason Corridor to the east, Drake Road to the south
and Taft Hill Road to the west. One of the primary visions of the Plan relates to Land Use and
Neighborhood Characterand that the Plan promotes:
"LU: Vibrant and diverse neighborhoods that provide a high quality of life."
In addition, the Plan acknowledges that with close proximity to CSU there is an ongoing demand for
student-oriented housing. Consequently, the Plan promotes:
"LU3: New development that is compatible with existing development."
The P.D.P. is located in the High Density Mixed-Use Neighborhood zone district. This area is described
by the Plan as follows:
"This area is expected to build out in accordance with the existing zoning, with residential density
at a minimum of 20 dwelling units per acre. While five-story buildings are allowed, the height,
mass and scale of buildings will be critically evaluated to achieve compatibility with adjacent
development and to positively impact the neighborhood and community. The allowable density
and proximity to campus create opportunities for mixed-use buildings and campus-related uses
as well."
"Significant new developmenUredevelopment is anticipated on vacant parcels, potentially
resulting in change of use or intensity."
Under the Neighborhood Charactersection, the Plan states:
"The height, mass and scale of new development in the HMN zone district should be compatible
with adjacent development and sensitive to the context of the area. Additionally, new
development should be pedestrian-oriented, mixed-use and contribute to a vibrant streetscape to
support and integrate with surrounding neighborhoods."
With regard to multi-family units near campus, the Plan states:
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"Multi-family redevelopment and infill should emphasize compatibility with adjacent
neighborhoods and relate to a dominant residential character. The guidelines emphasize means
of articulation or modulation to reduce large, monotonous masses and feel more residential in
scale. In addition, consistent yet varied rooflines, front porches, human-scale detail (such as
brackets/corbels and consistent fenestration patterns) are encouraged. Commercial-type multi-
family structures lacking these elements are discouraged.
"Land Use Policy 1.9 - Neighborhood Character: The height, mass and scale of new
development in the High Density Mixed-Use Neighborhood (HMN) zone district...should be
compatible with adjacent development and sensitive to the context of the area."
"Land Use Policy 1.10 - Emphasize and respect the existing heritage and character of
neighborhoods through a collaborative design process that allows for neighborhood dialogue.
The neighborhoods are generally characterized by Craftsman, Prairie and Mid-Century Modern
architectural styles (and their various derivations). These styles are well-accepted and should
serve as a starting point for achieving neighborhood compatibility."
In general, the P.D.P. complies with the broad parameters of the policies of the WCAP. More
specifically, however, the design guidelines of the WCAP will be considered in the evaluation of the
P.D.P. by the standards of Articles Three and Four of the Land Use Code.
3. Compliance with the Applicable Standards of the H-M-N Zone:
A. Section 4. i0(B)(3) — Land Use:
As a residential use consisting of more than 50 multi-family dwellings, the P.D.P. is permitted in the H-
M-N zone district subject to review by the Planning and Zoning Board.
B. Section 4.10(D)(1) — Density:
The P.D.P. contains 239 dwelling units on 4.23 acres for a density of 56.5 dwelling units per acre which
exceeds the required minimum of 20 dwelling units per acre.
C. Section 4.10(D)(2)(a) — Dimensional Standards — Maximum Height:
The P.D.P. is five stories which is the maximum allowable height.
D. Section 4.10(D)(2)(b) — Dimensional Standards — Setbacks:
This standard requires that for all setbacks, building walls over 35 feet in height musf be setback an
addifional one foot beyond the minimum required, for each two feef of wall that exceeds 35 feet.
There are two buildings, Building A facing Prospect Road and Building B facing Lake Street. The key to
interpreting this standard is to first establish the minimum required setback at which point a flush
building wall can achieve a maximum height of 35 feet. But, the H-M-N zoned does not contain any
setback standards. Therefore, the standards of 3.8.30 — Multi-Family Development Standards would
apply. But note, this standard states:
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
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compatibility with surrounding neighborhoods. Multi-familv developments in the Transit-
Oriented Develoqment (TOD) Overlav Zone are exempt from subsections (C) and (E) of this
Section.
(E)(3)(a) Buildings
(1) The portion of a building located within a radius of seventy-five (75) feet of the right-of-
way of an intersection of two (2) arterial streets may contain an additional fourth story.
(2) The portion of a building within a radius of fifty (50) feet of the right-of-way of any street
intersection (except an arterial/arterial intersection) may contain an additional fourth story.
(3) Minimum setback from the right-of-way alonq an arterial street shall be fifteen (15) feet
and alonq a non-arterial street shall be nine (9) feet.
Since the subject parcels are within the T.O.D., there are no minimum required setbacks as would
otherwise be required under 3.8.30(E)(3)(a)3. Therefore, setbacks are measured from the property line.
There are two options by which the two buildings may achieve compliance. One is to locate the entire
building, without any building setbacks, far enough behind the minimum required setback. The other is
to move the buildings closer to the property line but provide terracing after 35 feet of flush wall height
one horizontal foot for every two feet of wall height.
All four elevations of the two buildings comply with this standard using both options. Please refer to the
graphic depictions for Building A on plan sheet page 11, and for Building B on plan sheet 18.
Compliance is achieved in the following manner:
(1.) Building A, South Elevation Along Prospect Road
The new front property line will be established based on dedication of 21 feet of additional right-
of-way per the requirements for a constrained arterial street. But, due to the requirement for a
15-foot wide utility easement, the building is setback in a defacto manner a distance of 16 to 18
feet from the new property line. In addition, for terracing purposes, the south elevation is
stepped back after a flush wall height of 35 feet one additional foot for every two feet of wall
height. This defacto setback and 1:2 step back after 35 feet allows the south elevation of
Building A to comply with the standard.
(2.) Building A, West Elevation Facing Plymouth Congregational Church
Along the west property line (side yard), the required minimum setback is five feet. The building
is placed such that there is a 37.75 foot setback. This setback allows the west elevation to
comply with the standard without needing to step the building back after 35 feet of sheer wall
height. Consequently, the west elevation wall is 51.75 feet in flush wall height.
(3.) Building A, North Elevation Facing Stadium Apartments
Along the north property line (rear yard), the required minimum setback is eight feet. The
building is placed such that the north elevation ranges in setback between 17.5 and 27.5 feet.
These setbacks allow the north elevation to comply with the standard without needing to step the
building back after 35 feet of sheer wall height. Consequently, the north elevation wall is 51.66
feet in flush wall height.
(4.) Building A, East Elevation Facing The Slab Apartments
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Along the east property line (side yard), the required minimum setback is five feet. The building
is setback 43 feet from the east property line. This setback allows the east elevation to comply
with the standard without needing to step the building back after 35 feet of sheer wall height.
Consequently, the east elevation wall is 51.75 feet in flush wall height.
(5.) Building B, North Elevation Facing Lake Street
Along Lake Street, no additional right-of-way is required and the existing front property line will
act as the point of ineasurement for this standard. But, due to the requirement for a 9-foot wide
utility easement, the building is setback in a defacto manner a distance 9 feet plus 5 feet to
accommodate site amenities for a total of 14 feet from the existing property line. This setback
allows the north elevation to comply with the standard without needing to step the building back
after 35 feet of sheer wall height. In addition, for terracing purposes, the fourth and fifth floors
are setback four feet from the lower floors. The defacto setback and terracing after the third floor
allows the north elevation of Building B to comply with the standard along Lake Street.
(6.) Building B, East Elevation, Residential Portion, Facing the Colorado Farmhouse Fraternity
Along the east property line (side yard), the required minimum setback is five feet. The
residential portion of the building is setback between 12 and 13 feet from the east property line.
This setback allows the east elevation to comply with the standard without needing to step the
building back after 35 feet of sheer wall height. In addition, for terracing purposes, the fourth and
fifth floors are setback seven feet from the lower floors. The defacto setback and terracing after
the third floor allows the north elevation of Building B to comply with the standard along the east
property line.
(7.) Building B, East Elevation, Garage Portion, Facing the Colorado Farmhouse Fraternity
Along the east property line, the garage portion of Building B is setback 14 feet from the east
property line. This setback allows the east elevation to comply with the standard for floors one
through four. But, the fifth floor is stepped back from the fourth floor by five feet in order to
comply. Consequently, the east elevation of the garage wall is 48 feet in flush wall height.
(8.) Building B, South Elevation, Facing The Slab Apartments
Along the south property line (rear yard), the required minimum setback is eight feet. The
building is placed such that the south elevation is setback from the property line between 15.33
and 17.66 feet. These setbacks allow the south elevation to comply with the standard without
needing to step the building back after 35 feet of sheer wall height. In addition, for terracing
purposes, the fifth floor amenity area is stepped back from the fourth floor by eight feet.
Consequently, the south elevation wall is 50 feet in flush wall height.
(9.) Building B, West Elevation, Facing the Stadium Apartments
Along the west property line (side yard), the required minimum setback is five feet. The building
is placed such that there is a 37.7 foot setback. This setback allows the west elevation to comply
with the standard without needing to step the building back after 35 feet of sheer wall height.
Consequently, the west elevation wall is 58.66 feet in flush wall height.
E. Section 4.10(E)(1)(a) — Doorways Facing Streets:
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This standard requires that new buildings provide doorways facing the street, at grade, or slightly
elevated.
For Building A, along the south elevation, there are four doorways, with stoops, canopies and
connecting walkways facing south to Prospect Road. For Building B, there are five doorways for the
ground floor units and doorways for the non-residential area and leasing office facing Lake Street.
F. Section 4.10(E)(1)(b) - Relationship of Doorways to Streets:
This standard requires that along Lake Street, as a non-arterial street, for Building B, the doorways
required in the preceding standard must be principal enfrances with sidewalk access to the street.
All doorways facing Lake Street are principal doorways to individual units, leasing office and the non-
residential accessory space.
G. Section 4.10(E)(1)(c) — Front Yards:
This standard requires that front yards must include structured elements to mark the transition from
public street to doorways.
For Building A, the front yard between the street and the building ranges between 16 and 18 feet. This
area is landscaped with a variety of trees and shrubs as well as bike racks. As noted, there are four
entrances that connect four internal building corridors to Prospect Road. Each entrance is accented
with architectural details. The three courtyards have a 42-inch high, open-picket fence for security.
For Building B, the front yard is 14 feet in depth and will include landscaping, low retaining walls and
bike racks.
H. Section 4.10(E)(1)(d) - Roof Form:
This sfandard requires that buildings shall have eifher sloped roofs, or combined flat and sloped roofs as
long as fhe sloped portion forms a substantial part of the building and is related to the street, the integral
sfrucfure and the building entries.
Both buildings feature a combination of sloped and flat roofs. Sloped roofs are accented with eaves and
decorative brackets evocative of the Craftsman style. Flat roofs feature a series of attached sloped
overhangs. Dormers are placed to break up long horizontal rooflines. The use of the two roof forms is
balanced. Neither the sloped or flat roofs dominate the architectural character of the buildings.
Section 4.10(E)(1)(e) - Fa�ade Variafion:
This standard requires thaf buildings be articulated with a variety of features that divide large facades
into human-scaled proportions that reflect single-family nearby and avoiding repetitive monotonous,
undifferentiated wall planes.
For Building A, the three courtyards facing south provide the most significant amount of relief. As noted,
there is an eight-foot building wall step back between floors three and four. Facades are articulated with
a series of repeating modules that are separated by changes in the wall plane. Windows and balconies
are symmetrically arranged. There is a variety of stone, brick, fiber cement siding in both board and
batten (vertical pattern), lap siding (horizontal) and standing seam metal accent roofs. Portions of the
west elevation are brick for variety and as an expression to Plymouth Church.
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For Building B, on the Lake Street frontage and portions of the west elevation, there is storefront glazing
on the ground floor and overhangs supported by brackets. As with Building A, the windows and
balconies are symmetrical and provide relief.
For the parking garage portion of Building B, along the south and east elevations, the following
treatments are provided:
• A six-foot solid fence, along the south property line, screens the first level;
• Between fence and garage, 15 feet of planting area will include shade trees;
• Stone veneer on the south elevation columns up to the top of the second level;
• Stone veneer on the east elevation to top level;
• Darker paint on lower two levels for differentiation on south elevation;
• Pilasters on the columns that extend over the top level; and
• Horizontal reveals (3"-wide, 3/a" deep) integral to the pre-cast concrete.
J. Section 4.10(E)(1)(f) — Outdoor Activity:
This standard requires that buildings be designed to form outdoor spaces such as balconies, ferraces,
patios, decks or courtyards.
For Building A, as mentioned, the three street-facing courtyards provide outdoor areas.
For Building B, there are two internal courtyards as well as the Lake Street frontage is activated with
seat walls and a plaza on the northwest corner. This plaza serves the 1,500 square foot non-residential
floor area as well as the leasing office and helps activate the street. The rooftop amenity area includes
a pool and outdoor gathering area. For both buildings, balconies; where provided, offer a measure of
outdoor space on select units.
K. Section 4.10(E)(2)(a) — Site Design — Street Sidewalks:
This standard requires thaf new sidewalks along public streefs be construcfed to current standards.
In compliance, sidewalks along both Prospect Road and Lake Street will comply with the
recommendation of the West Central Area Plan. Along Prospect Road, this will be a ten-foot-wide
detached sidewalk. Along Lake Street, the new walk will be eight feet wide and attached to the curb.
Normally, new sidewalks are six feet wide (Prospect) and five feet wide (Lake Street) and detached.
But, as part of a future capital project, this walk will be separated from the travel lane by an on-street
bike lane. This bike lane, in turn, is protected from the travel lane by a raised landscape planter bed.
This feature is similar to a landscape median except that it will not be in the middle of the road. With
eight feet of width, the attached sidewalk is expected to accommodate a high volume of pedestrians
providing a high level of access to south campus destinations including the stadium.
As noted, the future capital project acknowledges that Lake Street will carry an increased level of bikes
and pedestrians due to its location at the south edge of the Main Campus and as the only public street
serving the new CSU Stadium. The right-of-way will be widened to 75 feet from the existing 60 feet.
The additional right-of-way will be dedicated on the north side of the road, not along the subject site.
There will still be a two-lane cross-section with on-street parking on both sides. This new concept of
installing a planted buffer between the east-bound travel lane and the on-street bike lane is designed to
implement a low stress bicycle network on the public streets around the Main Campus. It is expected
that CSU will install the new cross-section as part of the Stadium mitigation.
L. Section 4.10(E)(2)(b) — Parking Lots:
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This sfandard requires that new parking lots be located to the side or rear but not in front yards.
In compliance, all parking will be provided within the parking structure.
4. Compliance with Article Three General Development Standards:
A. Secfion 3.2.1(C)(D) - Landscaping and Tree Protection
For Building A, in order to mitigate the mass and height of the building, there would be a double row of
street trees along Prospect Road flanking the detached sidewalk. Along Lake Street, with the eight foot
wide attached sidewalk, all street trees would be placed between the building and sidewalk. Future
landscaping in the bike lane median would be by a future capital project in conjunction with C.S.U. and
as part of the stadium mitigation plan. In addition, landscaping is provided along the west property line
next to Plymouth Church and along the east and south sides of the parking structure.
B. Section 3.2.1(F) — Tree Mifigation
There are 65 existing trees on the assembled parcels mostly on the site of Building A. These trees have
been inspected by the City Forester and a Tree Mitigation Plan has been submitted and approved (sheet
5). All 65 trees would be removed and replaced by 109 new mitigation trees. Mitigation is accomplished
on-site by both quantity and up-sizing the calipers.
C. Section 3.2.2(B) - Access Circulation and Parking
The assembled parcels are designated by Citv Plan as the C.S.U. Targeted infill and Redevelopment
Area. As such, an emphasis has been placed on constructing bicycle and pedestrian improvements.
For example, the north-south alley connects Lake Street to Prospect Road and the transit routes. In
addition, connections are made to the adjoining Stadium Apartments and The Slab Apartments such
that all four buildings are interconnected without pedestrians having to use external public streets.
D. Section 322(C)(4) - Bicycle Facilities:
With a total of 776 bedrooms, 776 bicycle parking spaces are required with a minimum of 60% to be
covered while the remainder may be placed in exterior fixed racks. The P.D.P. provides 776 spaces
which are divided between 489 (60%) enclosed and 287 (40%) in fixed outdoor racks. The number of
bike spaces, and their allocation, satisfies the minimum requirements. Most of the enclosed racks are in
the parking garage with the outdoor racks being placed in front of each building.
E. Section 3.2.2(C)(5) - Walkways:
As noted, the sidewalks along both Prospect Road and Lake Street will be over-sized based on the
adopted specifications of the West Central Area Plan. The north-south alley will be range in width
between 36 and 43 feet which offers a generous amount of area to accommodate all modes. This
connection is the only opportunity to bisect the long rectangular block bounded by Shields Street, Lake
Street, Whitcomb Street and Prospect Road. The connections to the adjoining buildings will improve
circulation internal to the block.
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F. Section 3.2.2(C)(6)(7) - Bicycle Facilities:
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The internal circulation system is designed to offer convenient access to the C.S.U. campus via the
existing north-south trail on the north side of Lake Street through the arboretum. In addition, the
applicant has agreed to pay cash-in-lieu for the proposed High Intensity Activated Crosswalk ("HAWK")
signal on Prospect Road. This beacon will allow for a safe, mid-block crossing in order to gain access to
the Spring Creek Trail without having to go to either the Shields or Whitcomb signalized intersections.
G. Secfion 3.2.2(K)(1)(a) - Parking Lofs - Required Number of Spaces:
The project is located in the Transit-Oriented Development Overlay Zone where if leasing is by the
bedroom, then a minimum of .75 spaces-per-bed is required. With 776 bedrooms, there must be at
least 582 spaces (776 / .75 = 582).
The P.D.P. provides 571 spaces all of which are located in the parking garage. The decrease of 15
spaces is allowed by the implementation of a demand mitigation strategy which allows five spaces to be
deducted from the required minimum with the provision of one shared car. The applicant has committed
to providing three shared cars for an allowable deduction of 15 spaces.
H. Section 3.2.2(E) — Solar Access, Orientafion, Shading:
Projects in the T.O.D. are exempt from this standard.
Section 3.2.4 — Site Lighting:
All pole and building-mounted lighting will feature down-directional and fully-shielded fixtures. Foot-
candles do not exceed 0.1 as measured from the property lines.
J. Section 3.2.5 —Trash and Recycling Enclosures:
Both buildings will feature interior chutes for trash and recycling materials. Enclosures are not
necessary as these collection facilities will be integral to the buildings and will be rolled out on collection
day.
K. Section 3.4.7 - Historic and Cultural Resources:
There are no structures on the assembled parcels that are designated, found to be eligible or potentially
eligible as having any local, state or national historic significance. There are, however, five adjacent
historic assets that are adjacent to the P.D.P.
For Building A, the adjacent historic assets are:
• South: 1600 & 1601 Sheely Drive designated as historic properties.
• West: Plymouth Church — potentially eligible for local historic designation
• West: Plymouth Church Rectory— potentially eligible for local historic designation
For Building B, there are two adjacent houses to the east that have the following designations:
• 720 W. Prospect Road — designated as a historic property.
• 730 W. Prospect Road — potentially eligible for local historic designation.
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The P.D.P. has been reviewed by the Landmark Preservation Commission. The commission found that
both Buildings A and B, as designed, sufficiently protect the attributes of the historic assets in
accordance with the standard. Its recommendation is attached.
L. Section 3.5.1(B)(C)(D)(E)(F) - Building and Project Compatibility:
This section of the General Development Standards is intended to complement the Land Use and
Developmenf standards in Article Four, Sections 4.10(D) and (E).
(1.) Section 3.5.1(B) - General Standard:
"New developments in or adjacent to existing deve/oped areas shall be compatib/e with the
established architectural character of such areas by using a design that is complementary. In
areas where the existing architectura! character is not definitively established or is not consistent
with the purposes of this Code, the architecture of new development shall set an enhanced
standard of quality for future projects or redeve(opment in the area. Compatibility shall be
achieved through techniques such as the repetition of roof lines, the use of similar proporfions in
building mass and outdoor spaces, similar relationships to the street, similar window and door
patterns and/or the use of building materials that have color shades and fextures simrlar to those
existing rn the immediate area of the proposed infill development. Brick and stone masonry shall
be considered compatible with wood framing and other materials. Architectura! compatibility
(including, withouf limitation, building heighf) shal/ be derived from the neighboring confext. "
The P.D.P. is challenged by juxtaposition of two distinct zone districts. To the south is the Sheely
Addition, zoned R-L, Low Density Residential, and yet the P.D.P. is zoned H-M-N, High Density
Mixed-Use Neighborhood. In terms of zoning intensity, this relationship jumps over the L-M-N and
M-M-N zone districts which, in sequence, would otherwise act as gradual land use transitions. But,
the location of the C.S.U. main campus to the north and Prospect Road to the south creates a
logical justification for H-M-N zoning which was reaffirmed in the recently adopted West Central
Area Plan.
Staff finds that it is unrealistic for multi-family development in the H-M-N to offer an architectural
design that is compatible with the Sheely Addition which is characterized by the mid-century
modern style. Instead, the P.D.P. must set an enhanced standard of quality. Toward this end,
Building A includes:
• Accent features that are derived from the Craftsman style as exhibited by the sloped roofs and
supporting brackets.
• The use of locally-sourced stone veneer matches the stone work found on campus.
• Brick is used on the west elevation.
• Building setbacks on the upper two floors.
• Three courtyards and four building entrances.
• Use of horizontal lap siding.
Based on these and other architectural attributes, staff finds that Building A sets an enhanced standard
of quality.
(2.) Section 3.5.1(C) — Building Size, Height, Bulk, Mass, Scale:
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"Buildings shall either be similar in size and height, or, if larger, be articulated and subdivided
into massing that is proportiona! to the mass and scale of other structures, if any, on the same
block face, abutting or adjacent to the subject property, opposing block face or cater-corner
block face at the nearest intersection. "
Building A has an exposure along Prospect Road of 352 feet with a height of 61.33 feet (west)
and 63.33 feet (east). Within the surrounding context, there are few examples to compare this to
except for The Slab Apartments next door which has 170 feet exposure along Prospect Road
with a height of 46.5 feet. It appears incumbent, therefore, that Building A be designed in such a
way as to break down and mitigate its mass (height and length) in relationship to Prospect Road
to the maximum extent feasible. Building A includes the following treatments:
South Elevation:
• Eight-foot building wall step back between floors three and four;
• Four modules, divided by three courtyards, feature projecting overhangs;
• Four modules each include a building entrance;
• Stone veneer base to the top of the first floor;
West Elevation:
• Brick is added to portions of the west elevation;
• The first three floors use darker materials and color than the upper two floors;
• Cornices are used to further separate the lower three floors;
• Wall is recessed four feet for 68 feet of wall length. �
(3.) Section 3.5.1(D) — Privacy Considerations:
"Elements of the development plan shall be arranged to maximize the opportunity for privacy
by the residents of the project and minimize infringement on the privacy of adjoining land uses.
Additionally, the development plan shall create opportunities for interactions among neighbors
without sacrificing privacy or security. "
The three south-facing courtyards are fenced off with wrought-iron or equivalent fencing. This
fencing occurs three times in sequence across the 352 feet of Prospect Road frontage and will
be limited in height to 42 inches.
(4.) Section 3.5.1(E) — Building Materials:
"Building materials shall either be similar to the materia/s a/ready being used in the
neighborhood or, if dissimilar materials are being proposed, other characteristics such as
scale and proportions, form, architectural detailing, color and texture, shall be utilized fo
ensure that enough similarity exists for the building to be compatible, despite the differences
in materials."
The base of Building A is "Colorado Stacked Ashlar Stone" which is heavily used on the C.S.U.
campus as a primary exterior material that unifies various buildings built during different eras.
This stone wraps around a portion of the west elevation. Other materials include fiber cement
horizontal lap siding which is also found in residential construction. Brick is placed on the west
elevation up to the bottom of the third floor. Other components, whether used as part of the
primary building field or as accents, are also found to be residential in character.
Item # 3 Page 12
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(5.) Windows:
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(a) Mirror glass with a reflectivity or opacity of greater than sixty (60) percent is prohibited.
(b) Clear glass shall be used for commercial storefront display windows and doors.
(c) Windows shall be individually defined with detail elements such as frames, sills and lintels,
and placed to visua/ly establish and define the building stories and establish human scale and
proportion.
Where windows meet the masonry (stone and brick), sills are created which provide relief.
Balconies are provided on various building bays for variety. Generally speaking, a greater
emphasis on window details is placed on the lower three levels to help break down the mass at
the human scale.
M. Section 3.5.3(G) — Building Height Review:
This standard requires a review for buildings over 40 feet in height. The purpose of this section:
"...is to estabfish a special process to review buildings or structures that exceed forty (40) feet
in height. Its intent is to encourage creativity and diversity of archifecture and site design within
a context of harmonious neighborhood planning and coherent environmental design, to protect
access fo surilight, to preserve desirable views and to define and reinforce downtown and
designated activity centers. A!1 buildings or structures in excess of forty (40) feet in height shall
be subject to specral review pursuant to this subsection (G).
(1.) Light and Shadow:
"Buildings or structures greafer than forty (40) feet in height shaN be designed so as nof to
have a substantial adverse impact on the distribution of natural and artificial light on adjacent
pub/ic and privafe property. Adverse impacts include, but are not limited to, casting shadows
on adjacenf property sufficient to preclude the functional use of solar energy technology,
creating glare such as reflecting sunlight or artificial lighting at night, contributing to the
accumulation of snow and ice during the winter on adjacent property and shading of windows
or gardens for more than three (3) months of the year. Techniques to reduce the shadow
impacts of a building may include, but are not limited to, repositioning of a structure on the lot,
increasing the setbacks, reducing building mass or redesigning a building shape. "
The applicant has provided a simulation that depicts the shadowing caused by the Building A at
9:00 a.m. and 3:00 p.m. on winter solstice and at the same times 45 days before (November 6tn)
and after (February 4th). This represents a 90-day period by which to evaluate impacts related to
building height. There are no buildings impacted by the shadows caused by Building B.
Staff has reviewed this simulation and it will be presented to the P& Z Board and a hard copy is
attached. The impacts are limited to the south elevation of the Stadium Apartments directly north
of Building A. It is important to note that the south elevation of the Stadium Apartments includes
their parking structure on the first floor, units on floors 2- 5 and the outdoor courtyard. The
results are as follows:
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• Nov. 6'h 9:00 a.m.
• Nov. 6'h 3:00 p.m.
• Solstice 9:00 a.m.
• Solstice 3:00 p.m.
• Feb. 4'h 9:00 a.m.
• Feb. 4th 3:00 p.m.
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shadowing up to floors 3 and 4;
shadowing on the first floor;
shadowing up to floors 3 and 4;
shadowing up to 3`d and portion of 4`h floor
shadowing up to portions of floors 3 and 4;
shadowing on the first floor.
,�genc�a ttem 3
As a result, staff finds that the shadows cast by the two buildings do not have a substantial
adverse impact on the distribution of natural and artificial light on adjacent public and private
property.
(2.) Privacy:
"Development plans with buildings or structures greater than forty (40) feet in height shall be
designed to address privacy impacts on adjacent property by providing landscaping, fencing,
open space, window size, window height and window placement, orientation of balconies, and
orientation of buildrngs away from adjacent residenfial development, or other effecfive
techniques. "
The south-facing balconies for the first three floors will be separated from the south right-of-
way of Prospect Road by approximately 97 to 99 feet as follows:
Existing Prospect R-O-W
Additional R-O-W Dedication
Utility Easement
Additional Building Setback
Total
60 feet
21 feet
15 feet
1 — 3 feet
97 — 99 feet
The upper two floors are stepped back an additional 8 feet. Staff finds that these distances,
combined with existing and proposed landscaping, and does not create a negative impact on
the residents within the Sheely Addition.
N. Section 3.5.1(G)(1)(a)3. — Neighborhood Scale and Section 3.5.1(H) — Land Use Transition:
"Neighborhood Sca/e. Buildings or structures greater than forty (40) feet in height shall be compatible
with fhe scale of the neighborhoods in which they are situated in terms of relative height, height-to-
mass, length-to-mass, and building or structure scale-to-human scale. "
"Land Use Transition. When land uses with significantly different visual character are proposed
a6utting each other and where gradual transifions are not possible or not in the best interest of the
community, the development plan shall, to the maximum extent feasible, achieve compatibility through
the provision of buffer yards and passive open space in order to enhance the separation between
uses. "
As noted, Prospect Road is the dividing line between two zone districts that have significantly different
characteristics. This makes Prospect Road a hard edge where the usual complement of techniques in
the compatibility toolbox would be impossible to employ. In a perfect world, there would be a series of
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zone districts, arranged in ascending order of intensity, between the R-L and the H-M-N. But, the
advantages of the H-M-N zone, created to serve multi-family housing because of its close proximity to
C.S.U., are impossible to ignore.
Given the existing zoning, the Land Use Code provides two other methods by which to evaluate issues
related to land use transition, compatibility and scale. First are the quantitative standards that give us a
variety of inetrics by which to review a development proposal. Second are the qualitative standards that
speak to issues that are more subjective and less precisely defined. Both types of standards are of
equal importance and must be engaged and blended in order to complete the review process from a big
picture perspective that meets the overall objectives of Citv Plan.
Staff is further guided by the following Land Use Code provisions:
Section 1.2.5 states that:
"The provisions of fhis Land use Code are the minimum standards necessary to accomplish the
purpose of this Land Use Code."
Section 3.1.2 states that:.
`7n the event of a conflict between a standard requirement contained in Article 3 and Article 4, the
standard in Article 4 shall prevail."
In addition, Section 5.1.2 offers the following definition:
"Maximum Extent Feasible shall mean that no feasible and prudent alternative exists, and all
possible efforts to comply with the regulation or minimize potential harm or adverse impacfs have
been undertaken."
Staff acknowledges that that there is a fundamental dichotomy between the two zone districts that flank
Prospect Road. The Neighborhood Scale and Land Use Transition standards do not typically address
such a dramatic contrast in scale and character. The test, therefore, is Building A, at the proposed size,
sufficiently mitigated in compliance with the overall intent, or purpose, of the standards?
From the applicanYs perspective, Building A complies with the quantitative metrics of Articles 3 and 4.
Also, by virtue of its zoning and the hard edge of Prospect Road, Building A does not abut, and is not
contained within, the Sheely neighborhood and, therefore, does not carry a burden of proof on achieving
compatible height-to-mass, length-to-mass and human scale ratios with existing single family detached
homes. From the neighborhood's perspective, however, the overall objective of compatibility standards
within a geographic context cannot be ignored and the radical difference between Building A and the
existing neighborhood is obvious.
Staff finds that, with regard to Neighborhood Scale and Land Use Transition, per the more specific
standards of Article 4, H-M-N zone district, the P.D.P. has complied with the applicable standards to the
maximum extent feasible. Staff has offered conditions of approval that contribute to compliance with the
qualitative compatibility standards. If, after receiving additional citizen input, the Planning and Zoning
Board has the authority to add other conditions as may be found necessary to comply with the
applicable standards.
O. Section 3.6.4 — Transportation Level of Service:
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A Transportation Impact Study was completed and analyzed the traffic impacts and level of service
(LOS) review for all travel modes related to `�he Standard" project. The site is bordered by Prospect
Road on the South, and Lake Street on the North, with the only vehicular access to/from Lake Street
(no direct access to Prospect Road). The following summarizes the findings of the study.
Since the land use is multi-family housing close to CSU, it is anticipated that many trips to/from the
development will be by foot or bike to Colorado State University. Using City of Fort Collins
generated data for this type of housing, it is also anticipated that there will be a number of vehicular
trips to/from the development, especially in the evening peak hour (336 vehicular trips in the PM
peak hour).
The study reviewed level of service requirements for vehicles, bikes, and pedestrians as required by
the Urban Area Street Standards and the Multi-Modal Level of Service Manual. (Transit Levels of
Service are reviewed, but individual applicants are not required to meet Transit LOS standards or
recommend operational changes.)
• Bicycles: Upon completion of the project, level of service requirements are met for bicycles
based primarily upon bike lanes along Lake.
Vehicles: Upon completion of the project, level of service requirements are met for vehicles.
In addition to the LOS requirements, there are auxiliary turn lanes where volume warrants are
met at two intersections: a westbound right turn lane at Prospect / Whitcomb, and a
northbound right turn lane at Shields / Lake. While these lanes are currently required with
existing volumes, the size and scope of the proposed development will add enough additional
vehicles to warrant the ianes by themselves. These improvements are off-site from the
proposed development and it can be difficult for private developers to make off-site
improvements especially if right-of-way (ROW) is not available.
The northbound right turn lane at Shields / Lake is not currently feasible due to constrained
ROW and existing buildings. The applicant has provided a variance request to not construct
the lane due to the constraints. If and when the property at that intersection re-develops, a
right turn lane would be required to be built. The westbound right turn lane at Prospect /
Whitcomb is feasible and is proposed to be constructed prior to occupancy of the
development. The applicant is working with the City to determine a cost share approach for
this work that is proportional to their impact.
Pedestrians: The project will be constructing a number of normally required pedestrian
facilities within their property. This includes sidewalk along Lake, and a 10-foot detached
sidewalk/trail along Prospect as shown in the adopted West Central Area Plan. They are
also constructing two north/south pedestrian connections between Prospect and Lake
Street. The pedestrian level of service requirements are however not met for directness and
continuity due to the substandard off-site sidewalks along Prospect.
The applicant has submitted a variance request for that LOS requirement with the following
mitigation proposed: The sidewalks noted above, residents receive Transfort passes, bike
parking on site, management staff will offer education programming for non-vehicular travel,
three parking spaces for car sharing, and an electric vehicle parking station. The applicant
will also provide a monetary contribution to the City to be used towards a pedestrian crossing
of Prospect west of Whitcomb. The crossing would be installed by the City when it is
warranted.
Item # 3 Page 16
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P. Section 3.8.16(E) — Increasing fhe Occupancy Limit:
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Agenola Item 3
This section requires that with respect to multiple-family dwellings that propose more than three
bedrooms per unit, additional amenities are provided in order to adequately serve the occupants and to
protect the adjacent neighborhood. Such amenities may include passive open space, buffer yards, on-
site management, recreational areas, plazas, courtyards, outdoor cafes, limited mixed-use restaurants,
parking areas, sidewalks bikeways, bus shelters, shuttle services or other facilities and services.
The applicant has provided a justification with respect to this standard (attached). In compliance with the
standard, the P.D.P. includes:
• 24-hour, on-site management to address safety or nuisance issues;
• Car-share service in the form of three cars parked on-site;
• Three outdoor and two indoor courtyards;
• Outdoor pool and amenity deck;
• Indoor common areas and recreational amenities; and
• 1,500 square feet of non-residential floor area along Lake Street (mixed-use).
Combined, these features mitigate the impact on the surrounding neighborhood due to the increased
number of persons per unit in compliance with the standard.
Q. Section 3.8.30(C) - Multi-Family Dwelling Development Standards — Access to a Park, Central
Feature or Gathering Place:
This standard requires that 90% of the units be within one-quarter mile of a public or private park. For
projects that are greater than two acres, if a private park is the basis for compliance, then such park
must be no less than 10,000 square feet.
The site is 4.23 acres and not within one-quarter mile of a public park. Outdoor spaces are provided as
follows:
• Building A, three outdoor courtyards 11,000 sq. ft.
• Building B, two interior courtyards 5,300 sq. ft.
• Building B, rooftop amenity pool and deck 5,230 sq. ft.
• Total 21,530 sq. ft.
R. Section 3.8.30(D) - Multi-Family Dwelling Development Standards — Block Requirements:
(As mentioned, since the P.D.P. is within the T.O.D., Section 3.8.30 subsections (C) Access to a Park,
Central Feature or Gathering Place, and (E) Buildings do not apply.)
This standard requires that multi-family development be arranged in a pattern of blocks with each block
not to exceed seven acres. At least 40% of the block face must be a building, plaza or other functional
open space. In response, there is no typical block face along either Prospect Road or Lake Street.
Building A is 82% and Building B is 80% of their respective street frontages thus exceeding the
standard.
5. Neiqhborhood Meetinqs:
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Two neighborhood meetings were held and both were conducted using the open house format.
Summaries and comment cards are attached. At the risk of over simplification, it appears that those
living north of Prospect Road are in support of the project while those living south are opposed. Those
in favor point out that the number of units and bedrooms will help alleviate the rental housing shortage
and the proximity to C.S.U. will allow for students to use their bikes. The primary focus for those
opposed is that the project represents a level of land use intensity that will create negative impacts
related to traffic and visual intrusion.
6. Conclusions and Findinqs of Fact:
In evaluating the request for The Standard P.D.P., staff makes the following findings of fact:
A. The P.D.P. complies with the overall intent of the West Central Area Plan.
B. The P.D.P. complies with the applicable General Development Standards of Article Three.
C. The P.D.P. complies with the applicable standards of the High Density Mixed-Use Neighborhood zone
district.
RECOMMENDATION:
Staff recommends approval of The Standard Apartments P.D.P., #PDP160035, based on the Findings
of Fact in this staff report and subject to one condition that addresses compliance with Section
3.5.1(E)(3) of the Land Use Code.
ATTACHMENTS
1. H-M-N Zone Aerial Map (PDF)
2. Site Plan Rendering (PDF)
3. Landscape Plan (PDF)
4. Architecturallmages (PDF)
5. Lighting Plan (PDF)
6. Plat (PDF)
7. LPC Recommendation (DOCX)
8. Applicant's Planning Objectives (PDF)
9. Parking Mitigation Request (DOCX)
10. Increased Occupancy Request (PDF)
11. Height & Shadow Analysis Part One (PDF)
12. Shadow Analysis Part Two (PDF)
13. Open House Comments (DOCX)
14. Open House Comments and Applicant's Response (DOCX)
15. Open House Comment Cards (PDF)
16. Plymouth Church Letter of Recommendation (PDF)
17. T.I.S. Revised Jan. 19 2017 (PDF)
18. Applicant Info for the Record
Item # 3 Page 18
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Ci�yof
Fort Collins
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MEMORANDUM
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TO:
Planning and Zoning Board
THROUGH: Tom Leeson, C.D.N.S. Director
Cameron Gloss, Planning Manag ��`V .
FROM: Ted Shepard, Chief Planner�
DATE:
RE:
March 10, 2017
The Standard P.D.P. — Condition of Approval
Planning, Development and
Transportation Services
Current Planning
281 N. College Ave.
PO Box 580
Fort Collins, CO 80522-0580
970.221.6750
970.224.6134 - fax
fcgov. com/currentplanning
Section 3.2.2(K)(1)(a)1.a. requires a minimum number of parking spaces for multi-family
projects in the Transit-Oriented Development (TOD) Overlay Zone that lease by the
bedroom. This code provision also allows for a reduction in the minimum required
number but only if certain demand mitigation elements are provided. One of these
demand mitigation elements is providing a common, shared car for use by all the
tenants. Rather than purchasing and maintaining a fleet, the applicant has chosen to
contract for the services of a third party shared car provider. For example, at Aggie
Village North, C.S.U. has contracted with Zip Car to provide this service.
In the case of The Standard, the required minimum number of spaces is being reduced
by 15 requiring three shared cars. In order to memorialize this arrangement, Staff
recommends the adoption of the following condition of approval:
Prior to the issuance of a Certificate of Occupancy for Building B, the applicant
shall provide to the City of Fort Collins a copy of a fully executed contract made
befinreen the applicant and a bona fide shared car service that serves the Fort
Collins region, to the extent that such a shared car service is available and willing
to serve the project. Such contract shall stipulate that no less than three shared
cars must be parked in the parking garage, at grade level, near the entrance, for a
cumulative period of seven years. Further, the parking spaces for the shared
cars shall be provided at no charge to the shared car service. In the event that no
shared car service i� available and willing to serve the project as provided above,
the applicant may satisfy this condition by procuring fifteen off-site parking
spaces for use by residents of the project. Any changes to this s-�i�u+a#iommust
be administered as a Minor Amendment. ., �-
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