HomeMy WebLinkAboutCROWNE ON TIMBERLINE - PDP - PDP130009 - REPORTS - RECOMMENDATION/REPORTCrowne on Timberline, PDP #130009
Planning & Zoning Hearing 07-18-2013
Page 13
7. Findings of Fact/Conclusion
In evaluating Crowne on Timberline (6111 S. Timberline Rd.), #PDP130009, Staff makes
the following findings of fact:
A. The proposed alternative compliance plan for meeting the bicycle facility
standards, found in LUC Sec. 3.2.2(C)(4), accomplishes the purposes of this
Section equally well or better than would a plan that complies with the standards
in that the location of the proposed development being far from the city's central
bike infrastructure creates a low propensity for visitor bike parking that would
utilize the fixed parking spaces and that the proposed amount of total bike parking
exceeds the minimum required for this project.
B. The PDP contains permitted uses and complies with the applicable land
development standards of the Medium Density Mixed -Use Neighborhood District
in accordance with Article 4 of the Land Use Code.
C. The PDP complies with the applicable General Development Standards of Article
3 of the Land Use Code.
D. The PDP complies with the applicable procedural and administrative
requirements of Article 2 of the Land Use Code.
RECOMMENDATION:
Staff recommends approval of Crowne on Timberline (6111 S. Timberline Rd.), #PDP130009,
with the following condition of approval:
1. The project is responsible for the design and construction of the southbound right turn
lane at Kechter Road and Timberline Road to City standards in order to address
transportation level of service requirements.
ATTACHMENTS:
1 — PDP Plan Set
2 — Applicant Narrative
3 — Bicycle Parking Alternative Compliance Request
4 — Traffic Study
5 — Master Street Plan Amendment
6 — Public Comments
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The City is currently in the design process for construction of a northbound right
turn lane at Timberline and Kechter. The Crowne on Timberline development will
be required to provide the funds for constructing the southbound right turn lane
and the City will construct both right turn lanes in the Spring of 2014.
The project's primary access, Rosen Drive, will be a full movement access to
Timberline on the north side of the site. The full movement will be restricted to a
three-quarter movement (right-in/right-out, left -in) once the future connection to
Timberline and Zephyr is constructed. The Zephyr intersection, which is expected
to be signalized, will provide access to all the developments east and west of
Timberline and south to Trilby. The Rosen Drive access meets onsite
requirements for a southbound right turn lane from Timberline into their site. This
right turn lane will be required to be constructed by the development with their
other onsite public improvements.
The project is planned to have street connections to the Linden Park neighborhood
to the south and to the future developments to the west and north. The
interconnectivity follows City Land Use Code 3.6.3, Street Patterns and
Connectivity.
With the above outlined improvements, the Crowne on Timberline development
will meet or exceed the City's Motor Vehicle Transportation LOS standards.
Additionally, an acceptable level of service is achieved for pedestrian, bicycle,
and transit modes based upon the measures in the multi -modal transportation
guidelines and future improvements to the street system in the area.
Amendment to the Master Street Plan
On June 29, at the applicant's request, the City's Transportation Board
unanimously passed a motion to support the addition of a proposed collector street
to the Master Street Plan. The proposed amendment to the Master Street Plan is to
add a collector street, which would be an extension of Zephyr Road west of
Timberline Road. This road is proposed to curve south and connect to the Linden
Park Neighborhood to an existing street stub at Fossil Creek Circle. This will
contribute to the interconnected "local street system" as required in LUC Section
3.6.3 Street Pattern and Connectivity Standards. (Please see attached memos and
map.)
Crowne on Timberline, PDP #130009
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elements, change in materials and/or change in contrasting colors.
Projections shall fall within setback requirements.
The proposed buildings are highly articulated along the long axis of each building
and include features such as protruding verandas that wrap corners with a length
of 43 feet and vertical balcony towers. No horizontal section of a building is
longer than 28 feet without a building protrusion, secondary roofs above second
story windows, and protruding balconies and verandas.
(7) Colors and Materials. Colors of nonmasonry materials shall be varied from
structure to structure to differentiate between buildings and provide variety
and individuality. Colors and materials shall be integrated to visually reduce
the scale of the buildings by contrasting trim, by contrasting shades or by
distinguishing one (1) section or architectural element from another. Bright
colors, if used, shall be reserved for accent and trim.
The proposed colors are subdued and used tastefully in human scale proportions.
The material pallet is faux stone along the entire height of the ground floor and
second floor in places, board and batten, cementitious shake and siding, and metal
roofs.
E. Traffic
The Transportation Impact Study (TIS) has been reviewed and evaluated by the
City's Traffic Operations Department. The study is drafted and reviewed per
Larimer County Urban Area Street Standards Section Four - Transportation
Impact Study, and Appendix H, the Fort Collins Multimodal Transportation Level
of Service Manual. The area is termed a Medium Density Mixed Use area per the
City Structure plan and requires intersections to meet an overall Level of Service
(LOS) of E and any movement must be LOS E or better.
The study reviewed the current conditions at the Timberline and Kechter,
Timberline and Fossil Creek, Timberline and Zephyr and Timberline and Trilby
intersections. The TIS also reviewed the 5 year (short term) and 20 year (long
term) projected conditions at the stated intersections. Each location is expected to
meet the City's Transportation Level of Service (LOS) standards with the
exception of the southbound through movement at Timberline and Kechter. The
project traffic added to the expected background traffic will cause the southbound
through movement to fall below LOS E. Reviewing options to mitigate the failure
it was determined that a southbound right turn lane constructed at Timberline and
Kechter would relieve enough traffic pressure on the southbound through
movement to allow it to return to acceptable LOS conditions.
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color schemes used on structures throughout the development. For all
developments, there shall be no more than two (2) similarly colored structures
placed next to each other along a street or major walkway spine.
The proposed project contains more than 56 dwelling units and more than 3
distinct color schemes. (Please see color renderings.)
(4) Entrances. Entrances shall be made clearly visible from the streets andpublic
areas through the use of architectural elements and landscaping.
The entrances are made visible by use of landscaped walkways leading to access
gate features matching the design of the buildings.
(5) Roofs. Roof lines may be either sloped, flat or curved, but must include at
least two (2) of the following elements:
(a) The primary roof line shall be articulated through a variation or terracing
in height, detailing anchor change in massing.
(b) Secondary roofs shall transition over entrances, porches, garages,
dormers, towers or other architectural projections.
(c) Offsets in roofplanes shall be a minimum of two (2) feet in the vertical
plane.
(d) Termination at the top of flat roof parapets shall be articulated by design
details and/or changes in materials and color.
(e) Rooftop equipment shall be hidden from view by incorporating equipment
screens of compatible design and materials.
The roof design has multiple roof lines that vary along the building and match
building wall articulation. Additionally, architectural features such as tower
elements and verandas include separate roof features and some windows have
secondary roofs above.
(5) Facades and Walls. Each multi family dwelling shall be articulated with
projections, recesses, covered doorways, balconies, covered box or bay
windows and/or other similar features, dividing large facades and walls into
human -scaled proportions similar to the adjacent single- or two-family
dwellings, and shall not have repetitive, undifferentiated wall planes. Building
facades shall be articulated with horizontal and/or vertical elements that
break up blank walls of forty (40) feet or longer. Facade articulation may be
accomplished by offsetting the floor plan, recessing or projection of design
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(E) Buildings.
(3) Minimum setback from street right-of-way: none.
The proposed setbacks from the street right-of-way range from 12.7 feet
(Building 5 from Red Willow Drive) to 23 feet (Building 2 from Timberline
Road).
(1) Design Standards for Multi -Family Dwellings.
(1) Orientation and Buffer Yards. Buffer yards along the property line of abutting
property containing single- and two-family dwellings shall be twenty-five (25)
feet.
The proposed project does not have a property line abutting single- or two-family
dwellings.
(2) Variation Among Repeated Buildings. For any development containing at
least three (3) and not more than five (5) buildings (excluding clubhouses/
leasing offices), there shall be at least two (2) distinctly different building
designs. For any such development containing more than five (5) buildings
(excluding clubhouses/leasing offices), there shall be at least three (3)
distinctly different building designs. For all developments, there shall be no
more than two (2) similar buildings placed next to each other along a street,
street -like private drive or major walkway spine. Buildings shall be
considered similar unless they vary significantly in footprint size and shape,
architectural elevations and entrance features, within a coordinated overall
theme of roof forms, massing proportions and other characteristics. To meet
this standard, such variation shall not consist solely of different combinations
of the same building features.
The proposed project contains 13 buildings: 6 multi -family and 7 single-family
attached. There are 3 different multi -family building designs and 4 different
single-family attached building designs for a total of 7 different designs. (Please
see color renderings.)
(3) Variation of Color. Each multi family building shall feature a palette of muted
colors, earth tone colors, natural colors found in surrounding landscape or
colors consistent with the adjacent neighborhood. For a multiple structure
development containing at least forty (40) and not more than fifty-six (56)
dwelling units, there shall be at least two (2) distinct color schemes used on
structures throughout the development. For any such development containing
more than fifty-six (56) dwelling units, there shall be at least three (3) distinct
Crowne on Timberline, PDP #130009
Planning & Zoning Hearing 07-18-2013
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(B) Mix of Housing Types. (1) A minimum of two (2) housing types shall be
required on any development parcel sixteen (16) acres or larger.
The proposed site is 16.97 gross acres and is providing two housing types in the
form of multi -family dwellings and single-family attached dwellings.
(C) Access to a Park, Central Feature or Gathering Place. At least ninety (90)
percent of the dwellings in all development projects shall be located within one
thousand three hundred twenty (1,320) feet (one -quarter [1141 mile) of either a
neighborhood parr 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 project is proposing 61,766 square feet of "active open space" as a privately
owned park (3.8.30(C)(2) that is directly abutting the proposed pool and
clubhouse. The area is central to the site and highly visible, surrounded by
sidewalks with a meandering walkway through the center, and contains seating
boulders, shade structures, and picnic tables.
(D) Block Requirements. All development shall comply with the applicable
standards set forth below, unless the decision maker determines that compliance
with a specific element of the standard is infeasible due to unusual topographic
features, existing development, safetyfactors or a natural area or feature:
(1) Block Structure. Each multi family project shall be developed as a series of
complete blocks bounded by streets (public or private). (See Figures 16A
through 16F below). Natural areas, irrigation ditches, high -voltage power
lines, operating railroad tracks and other similar substantial physical features
may form up to two (2) sides of a block.
(2) Block Size. All blocks shall be limited to a maximum size of seven (7) acres.
(3) Minimum Building Frontage. Forty (40) percent of each block side or fifty
(50) percent of the block faces of the total block shall consist of either
building frontage, plazas or other functional open space.
The project proposes to meet the block requirements by bounding three blocks
with four public streets (Timberline Road, Prairie Hill Drive, Red Willow Drive,
and Rosen Drive.) and four internal street -like private drives (Corona Drive,
Buchstane Place, Willine Way, and Nimmie Drive.). Each block complies with
the minimum building frontage by siting the residential buildings and parking
garages along the block faces as shown in the attached exhibit. No block exceeds
the 7 acre maximum size.
Crowne on Timberline, PDP #130009
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S. doorways,
6. false door or window openings defined by frames, sills and lintels, and/or
7. an equivalent vertical element that subdivides the wall into proportions
related to human scale and/or the internal divisions within the building.
The applicant has provided articulation in the garage bays in the form of changes
in material, changes in the roof plane, false windows, and vertical elements that
divide the wall into human scale proportions at 24 foot intervals. The garages
range in length from 60 feet to 83 feet but none of the rear walls are along the
perimeter of the site. (Please see attached)
C. Transportation and Circulation [Division 3.61
3.6.2 Streets, Streetscapes, Alleys and Easements
Private Drives and Street -Like Private Drives [Section 3.6.2(N)]
(c) Street -Like Private Drives. A street -like private drive shall be allowed as
primary access to facing buildings or to parcels internal to a larger, cohesive
development plan, or for the purposes of meeting other requirements for streets.
Street -like private drives shall be designed to include travel lanes, on -street
parking, tree -lined border(s), detached sidewalk(s) and crosswalks. Other
features such as bikeways, landscaped medians, corner plazas and pedestrian
lighting may be provided to afford an appropriate alternative to a street in the
context of the development plan.
On -street parking for abutting buildings may be parallel or angled. Head -in
parking may only be used in isolated parking situations.
Such street -like private drives must be similar to public or private streets in
overall function and buildings shall front on and offer primary orientation to the
street -like private drive.
Street -like private drives may be used in conjunction with other standards, such
as block configuration, orientation to connecting walkways, build -to -lines, or
street pattern and connectivity.
The project is proposing street -like private drives for internal circulation and to
access the site. Proposed street -like private drives are Corona Drive, Buchstane
Place, Willine Way, and Nimmie Drive. These drives are providing parallel and
angled parking and detached sidewalks with street trees on both sides and being
used to meet the block configuration standards in 3.8.30 (discussed below).
D. Multi -Family Dwelling Development Standards [Section 3.8.301
Crowne on Timberline. PDP #130009
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The project is proposing 523 parking spaces and an additional 34 rentable garage
spaces (rentable garage spaces do not count toward the minimum requirement) for
a total of 557 parking spaces.
B. Building Standards [Division 3.51
3.5.1 Building and Project Compatibility.
Architectural Character, Building Size, Mass and Scale, Building Materials, and
Building Color [Section 3.5.1 (B), (C), (E), and (F)]
The proposed project specifically designed the site plan to be compatible with
the single-family neighborhood to the south (Linden Park). The southern portion
of the proposed project contains the two-story, single-family attached product.
The single-family attached dwellings are broken into modules of each unit that
emulate the size of the two-story single-family houses across Prairie Hill Drive.
The front doors face onto the street with the garages in back creating a pedestrian
oriented environment abutting the existing neighborhood which face onto the
street. The larger multi -family product is sited further north effectively creating a
transition to the future commercial area.
3.5.2 Residential Building Standards:
Relationship of Dwellings to Streets and Parking. [Section 3.5.2 (D)]
(1) Street -Facing Facades. Every building containing four (4) or more dwelling
units shall have at least one (1) building entry or doorway facing any
adjacent street that is smaller than a full arterial or has on -street parking.
Every proposed building has a building entry where it faces onto the public
streets or the street -like private drives as indicated by the triangles on the site
plan.
Rear Walls of Multi -Family Garages. [Section 3.5.2 (G)]
(b) Articulation. No rear garage wall that faces a street or adjacent development
shall exceed thirty (30) feet in length without including at least one (1) of the
following in at least two (2) locations:
1. change in wall plane of at least six (6) inches,
2. change in material or masonry pattern,
3. change in roof plane,
4. windows,
Crowne on Timberline, PDP #130009
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planned bicycle facilities or infrastructure; and (iii) its proximity to natural
features that make the use of bicycles for access to the project infeasible.
Attached to this staff report is the applicant's request for alternative compliance.
Staff has found that the request meets the review criteria for alternative
compliance in that the project is providing more bike parking overall with a 6%
increase in enclosed spaces. The location of the proposed development lends to
having less bicycle traffic from visitors and thus reduces the demand for fixed
bike parking.
3.2.2(K)(1) Residential and Institutional Parking Requirements:
(a) Attached Dwellings: For each two-family and multi family dwelling there
shall be parking spaces provided as indicated by the following table:
Number of Bedrooms/Dwelling Unit
Parking Spaces Per Dwelling Unit*
One or less
1.5
Two
1.75
Three
2.0
Four and above
2.5
Proposed bedrooms per unit and required parking are as follows:
Bedrooms/Unit
Quantity
Required Parking
Total
1 Bedroom
115
1.5
173
2 Bedroom
158
1.75
276
3 Bedroom
37
2
74
Total
310
523
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3.2.1(E)(5) Parking Lot Interior Landscaping:
Six (6) percent of the interior space of all parking lots with less than one hundred
(100) spaces, and ten (10) percent of the interior space of all parking lots with
one hundred (100) spaces or more shall be landscape areas.
The project proposes 243,939 square feet of parking lot area, of which 35,340
square feet is interior landscape area. This is a total of 14.5% of interior space in
parking lots proposed as landscape areas.
3.2.2(C)(4) Bicycle Facilities:
The project is required to provide one bike parking space per bedroom; 60% shall
be enclosed parking, and 40% shall be fixed. The project proposes 542 bedrooms
and therefor is required to provide 325 enclosed spaces (600/6), and 217 fixed
spaces (40%). The project proposes to provide 363 enclosed spaces (66.8%) and
180 fixed spaces (33.2%) for a total of 543 bike parking spaces.
The applicant is proposing to meet this standard through alternative compliance
as permitted in Sec. 3.2.2(C)(4)(c):
(c) Alternative Compliance. Upon written request by the applicant, the decision
maker may approve an alternative number of bicycle parking spaces that may be
substituted in whole or in part for the number that would meet the standards of
this Section.
1. Procedure. The alternative bicycle parking plan shall be prepared and
submitted in accordance with the submittal requirements for bicycle parking
plans. Each such plan shall clearly identify and discuss the modifications and
alternatives proposed and the ways in which the plan will better accomplish
the purposes of this Section than would a plan that complies with the
standards of this Section.
2. Review Criteria To approve an alternative plan, the decision maker must
first find that the proposed alterative plan accomplishes the purposes of this
Section equally well or better than would a plan that complies with the
standards of this Section.
In reviewing a request for an alternative number of bicycle parking spaces, the
decision maker must consider whether the proposed land use will likely
experience a lower than normal amount of bicycle traffic. Factors to be taken into
consideration in making this determination may include, but need not be limited
to: (i) the nature of the proposed use; (ii) its location in relation to existing or
Crowne on Timberline, PDP #130009
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The proposed project is consistent with the stated purpose of the zone district as
the project proposes concentrated housing in walking distance from a commercial
district. Directly to the north, a Neighborhood Commercial (N-C) district was
recently annexed (Hansen Farm) and zoned; and directly to the south is an
existing single-family (L-M-N district) neighborhood. The proposed multi -family
development serves as a transition and link between the low density residential
uses and the future commercial uses.
B. Permitted Land Uses: [Section 4.6 (B)] The proposed use of Any residential use
consisting in whole or in part of multi family dwellings that contain more than
fifty (50) dwelling units, or more than seventy-five (75) bedrooms is subject to
review by the Planning and Zoning Board (Type 2).
C. Land Use Standards: [Section 4.6 (D)]
(1) Density. Residential developments containing twenty (20) acres or less shall
have an overall minimum average density of seven (7) dwelling units per net
acre of residential land.
The proposed development contains 14.76 net acres of residential land and is
proposing 310 dwelling units for a total density of 21 dwelling units per acre.
(3) Building Height. Buildings shall be limited to a maximum of three (3) stories.
All proposed multi -family buildings are three stories in height and all
townhomes are two stories in height.
3. Compliance with Applicable General Development Standards — Article 3
A. Site Planning and Design Standards [Division 3.21
3.2.1(D)(2) Street Trees:
The proposed development is providing street trees at 30 to 40 foot intervals of a
variety that has been approved by the City Forrester along the public right-of-way
which includes Red Willow Drive (west edge), Rosen Drive (north edge), and
Timberline Road (east edge). Prairie Hill Drive to the south already has street
trees on both sides of the street.
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COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
Direction
Zone District
Existing Land Uses
North
Neighborhood Commercial
Vacant
(N-C) and unincorporated
Larimer County
South
Low Density Mixed -use
Single-family residential (Linden Park)
Neighborhood (L-M-N)
East
Low Density Mixed -use
Multi- and Single-family residential (Westchase)
Neighborhood (L-M-N)
West
Low Density Mixed -use
Vacant
Neighborhood (L-M-N)
2. Compliance with Applicable Medium Density Mixed -Use Neighborhood (M-M-N)
District Standards [Division 4.61
A. Purpose: The purpose of the M-M-N District is as follows:
The Medium Density Mixed -Use Neighborhood District is intended to be a setting
for concentrated housing within easy walking distance of transit and a
commercial district. Secondarily, a neighborhood may also contain other
moderate -intensity complementary and supporting land uses that serve the
neighborhood. These neighborhoods will form a transition and a link between
surrounding neighborhoods and the commercial core with a unifying pattern of
streets and blocks. Buildings, streets, bike and walking paths, open spaces and
parks will be configured to create an inviting and convenient living environment.
This District is intended to function together with surrounding low density
neighborhoods (typically the L-M-N zone district) and a central commercial core
(typically an N-C or C-C zone district). The intent is for the component zone
districts to form an integral, town -like pattern of development, and not merely a
series of individual development projects in separate zone districts.
of
Frt Collins
ITEM NO
MEETING DATE July 18, 2013
STAFF Seth Lorson
PLANNING & ZONING BOARD
PROJECT: Crowne on Timberline (6111 S. Timberline Rd.), 4PDP130009
APPLICANVOWNER: Crowne Partners
508 N. 20`° Street
Birmingham, AL 35203
PROJECT DESCRIPTION:
This project proposes to develop 285 multi -family dwelling units (467 bedrooms) and 25 single-
family attached units (75 bedrooms) on a 12 acre undeveloped site at 6111 South Timberline
Road. The site is adjacent to existing neighborhoods; directly to the south is Linden Park and
east across Timberline is Westchase. The land to the north (recently annexed as Hansen Farm
Annexation) and west is currently vacant. The property is zoned Medium Density Mixed -Use
Neighborhood (M-M-N) in which multi -family dwellings with more than 50 dwelling units are
permitted subject to review by the Planning and Zoning Board (Type 2).
RECOMMENDATION: Approval with one condition
EXECUTIVE SUMMARY:
The proposed Crowne on Timberline PDP has been reviewed by staff and has been found to be
in compliance with all applicable Land Use Code (LUC) standards. In order for the proposed
addition of 310 dwelling units to comply with the City's transportation level of service, it is
required to design and construct a southbound right turn lane at Kechter and Timberline. Thus,
the following condition of approval has been applied to the recommendation:
"The project is responsible for the design and construction of the southbound right turn lane at
Kechter Road and Timberline Road to City standards in order to address transportation level of
service requirements."
Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580
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