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HomeMy WebLinkAboutPROSPECT STATION II - FDP - FDP160014 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESPage 1 March 23, 2016 Prospect Station II PDP Statement of Planning Objectives The Prospect Station II PDP is located at 303 West Prospect Road. The project consists of a three story multi-family building containing 36 units and 54 bedrooms. The site currently contains the Griffin Office Building, associated parking and mature landscape. Uses surrounding the property consist of the following: South: vacant land owned by CSURF West: The Colorado Division of Wildlife building North: Prospect Road and retail uses East: The existing Prospect Station building The proposed project would replace the existing office building and asphalt parking area with a three-story 100% residential building with a surface parking lot. The building will contain multi-family dwelling units. The site is in the E - Employment zoning district, the TOD Overlay district and the West Central Neighborhoods Plan area. According to the Purpose Statement contained within Article 4.27 of the Land Use Code, “The Employment District is intended to provide locations for a variety of workplaces including light industrial uses, research and development activities, offices and institutions. This District also is intended to accommodate secondary uses that complement or support the primary workplace uses, such as hotels, restaurants, convenience shopping, child care and housing.” The area surrounding the Prospect Station II PDP contains a mix of student housing, office, commercial, and retail. The site is ideal for this type of use as it provides a multi-story residential building in a location that is targeted towards young professionals. The proposed project is located within walking and biking distance to the CSU campus, the Prospect MAX station, the Mason Street trail and a Transfort Bus stop located in front of the existing Prospect Station building. Main access to the site will utilize the existing Tamasag Drive entrance off of Prospect Road. The existing drive is 30’ wide to accommodate Poudre Fire Authority requirements for a fire lane. The current curb cut into the Griffin Building parking lot will be closed. It is anticipated that reciprocal access and parking agreements will be negotiated. Portions of the Tamasag right-of-way have been previously vacated and replaced with an access, emergency access, utility and drainage easement. The building is sited to be in alignment with the existing Prospect Station building. While the existing building is L-shaped, this proposed building is rectangular to better fit the site. The building is located parallel to the Prospect street frontage with the surface parking lot placed to the rear. 43 parking spaces will be provided within the site boundary, 11 of which are Page 2 reserved for Prospect Station I. 54 bike spaces are provided with 18 spaces in fixed bike racks and 36 spaces located within each breezeway. The architecture and building type will be different than the existing Prospect Station building. The proposed building will have breezeways for unit access and the parking is surface as opposed to tuck-under. The material and colors are similar and complimentary between the two buildings. Per Section 3.10.3 TOD Overlay District, there are several central gathering spaces located within boulder seating areas on both the north and south sides of the building. In addition there is a gathering area located in the south corner of the site that contains a pergola, BBQ and boulder seating. (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan: The Prospect Station II PDP meets the following applicable City Plan Principles and Policies: Economic Health Principle EH 4: The City will encourage the redevelopment of strategic areas within the community as defined in the Community and Neighborhood Livability and Neighborhood Principles and Policies. Policy EH 4.1 –Prioritize Targeted Redevelopment Areas Policy EH 4.2 – Reduce Barriers to Infill Development and Redevelopment The Prospect Station II PDP will provide a compact urban redevelopment project that is in an ideal location, is within walking distance to many destinations and is within a targeted infill area Environmental Health Principle ENV 8: Continually improve Fort Collins’ air quality The residents of Prospect Station II PDP are expected to utilize alternative transportation and public transportation for the majority of their daily trips. Community and Neighborhood Livability Principle LIV 5: The City will promote redevelopment and infill in areas identified on the Targeted Infill and Redevelopment Areas Map. Policy LIV 5.1 – Encourage Targeted Redevelopment and Infill Principle LIV 6: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Policy LIV 6.1 – Types of Infill and Redevelopment in Residential Areas Policy LIV 6.2 – Seek Compatibility with Neighborhoods Page 3 The Prospect Station II PDP provides an opportunity for redevelopment of an existing underutilized site and the design of the building will be compatible with the surrounding neighborhood. Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Policy LIV 7.1 – Encourage Variety in Housing Types and Locations Policy LIV 7.4 – Maximize Land for Residential Development Policy LIV 7.7 – Accommodate the Student Population Prospect Station II PDP provides housing targeted towards young professionals. The residents of this project will utilize the existing bus system and the Mason Street Corridor/MAX for transportation to and from destinations in the City. In addition, the City promotes higher density housing near public transportation, shopping, and in designated neighborhood and districts. Principle LIV 10: The city’s streetscapes will be designed with consideration to the visual character and the experience of users and adjacent properties. Together, the layout of the street network and the streets themselves will contribute to the character, form, and scale of the city. Policy LIV 10.2 – Incorporate Street Trees Prospect Station II PDP will provide an attractive streetscape with street trees, and detached sidewalks. Principle LIV 38: Employment Districts will be the major employment centers in the community, and will also include a variety of complementary uses to meet the needs of employees. By design, they will be accessible to the City’s multimodal transportation system and encourage walking, bicycling, car and van pooling, and transit use. Policy LIV 38.1 - Mix of Uses Policy LIV 38.7– Address Parking Policy LIV 38.10 – Link to Transit The Employment District also encourages a mix of uses and residential provides. Parking is encouraged to be located behind the buildings, interior to the lot. Prospect Station II PDP will provide a compact urban redevelopment project that is in an ideal location, is within walking distance to many destinations and is within a targeted infill area. The project is designed to be complimentary in style, character, and scale to the existing redevelopment within the surrounding C-C and E Zoning Districts. Transportation Principle T 8: Transportation that provides opportunities for residents to lead healthy and active lifestyles will be promoted. Policy T 8.1 – Support Active Transportation Policy T 8.2 – Design for Active Living Page 4 Principle T 9: Enhanced Travel Corridors will contain amenities and designs that specifically promote walking, the use of mass transit, and bicycling. Policy T 9.1 – Locating Enhanced Travel Corridors Principle T10: Using transit will be a safe, affordable, easy, and convenient mobility option for all ages and abilities. Policy T 10.1 – Transit Stops Policy T 10.6 – High Frequency Transit Service Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities The location of this project at the south end of campus, near Midtown and its proximity to the Mason Street Corridor will promote and support the idea of a predominance of the daily trips of the residents of this project utilizing alternative modes of transportation (walking/biking) or public transportation. The Mason Street Corridor bike path will help to encourage safe cycling. It is visualized that residents of this project could sustain a lifestyle without the use of an automobile. In addition, there will be a MAX transit station located across Prospect, and a new Transfort stop adjacent to the site. Prospect Road is designated as an enhanced travel corridor. (ii) Description of proposed open space, wetlands, natural habitats and features, landscaping, circulation, transition areas, and associated buffering on site and in the general vicinity of the project. There are no wetlands or significant natural habitats within the boundaries of the site. There are several existing mature trees on the site that will have to be removed and mitigated. The team has met with the City Forester to assess the existing trees and landscaping. (iii) Statement of proposed ownership and maintenance of public and private open space areas; applicant's intentions with regard to future ownership of all or portions of the project development plan. The residential units will be owned by the building developer/owner and will be for rent units. (iv) Estimate of number of employees for business, commercial, and industrial uses. n/a (v) Description of rationale behind the assumptions and choices made by the applicant. At this time the Prospect Station PDP project is not proposing any variance from the City of Fort Collins criteria. (vi) The applicant shall submit as evidence of successful completion of the applicable criteria, the completed documents pursuant to these regulations for each proposed use. The planning Director may require, or the applicant may choose to submit, evidence that is beyond what is Page 5 required in that section. Any variance from the criteria shall be described. The rationale behind the project is to prove a for-rent project that the market desires. (vii) Narrative description of how conflicts between land uses or disturbances to wetlands, natural habitats and features and or wildlife are being avoided to the maximum extent feasible or are mitigated. There are not existing wetlands, natural habitats or features currently located on site. There are existing trees within the site which would be preserved and/or mitigated with this proposed PDP. There are some trees within the interior of the site which would be removed with this proposed PDP. We met with Tim Buchanan, City Forester to have an assessment of the existing trees completed. (viii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. The neighborhood meeting was held on October 6, 2015. (ix) Name of the project as well as any previous name the project may have had during Conceptual Review. The project is called Prospect Station II PDP. The project was referred to as Prospect Station Phase 2 at the PDR.