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
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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
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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
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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
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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.