HomeMy WebLinkAbout2022CV30661 - Sanctuary Field Neighborhood Network, et al, v. Council of the City of Fort Collins - 008.2 - Exhibit A to Pls' Resp Mot InterveneATTACHMENT 3
Staff Report
(with attachments)
Presented to the
Administrative Hearing Officer
May 2, 2022
EXHIBIT A
DATE FILED: November 17, 2022 8:37 AM
FILING ID: 60F355F211C94
CASE NUMBER: 2022CV30661
Development Review Staff Report Agenda Item 1
Planning Services Fort Collins, Colorado 80521 p. 970-416-4311 f. 970.224.6134 www.fcgov.com
Administrative Hearing: May 2, 2022
Sanctuary on the Green, PDP210018
Summary of Request
This is a request to develop 41.34 acres for residential uses. A total
of 212 dwelling units are proposed with an overall maximum density
of 5.13 dwelling units per gross acre. Three housing types are
proposed, including alley-loaded single family, two-family, and
single-family attached. The proposal includes 453 off-street parking
spaces. Outdoor amenity areas, open space, natural habitat
buffering, a neighborhood center and small neighborhood park are
provided. Bicycle and pedestrian connections are provided
throughout the project to connect to existing neighborhood streets
and the Soldier Creek Trail. The property is zoned L-M-N, Low
Density Mixed-Use Neighborhood. Modifications of Standards are
proposed to address walkway requirements and number of housing
types.
Zoning Map (ctrl + click map to follow link)
Next Steps
If approved by the decision maker, the applicant will be eligible to
apply for a Final Development Plan (FDP). Subsequent rounds of
review would be required to finalize site, landscape, and utility plans
before recording. Once recorded, the applicant can apply for site
and building permits.
Site Location
Located near the northwest corner of N. Taft Hill
Road and Laporte Avenue
Zoning
Low Density Mixed-Use Neighborhood (L-M-N)
Property Owner
Solitaire Fort Collins, LLC
6645 E Heritage Place South
Centennial, CO 80524
Applicant/Representative
Sam Coutts
Ripley Design, Inc.
419 Canyon Avenue, Suite 200
Fort Collins, CO 80521
Staff
Jenny Axmacher, Senior City Planner
Contents
1. Project Introduction .................................... 2
2. Comprehensive Plans ................................ 6
3. Public Outreach ..................................... 133
4. Article 2 – Applicable Standards .............. 15
5. Article 3 - Applicable Standards ............... 24
6. Article 4 – Applicable Standards: ............. 44
7. Findings of Fact/Conclusion .................... 49
8. Recommendation ..................................... 50
9. Attachments ............................................. 51
Staff Recommendation
Approval of two Modifications of Standards,
Alternative Compliance, and approval of the
PDP, with two conditions.
Administrative Hearing - Agenda Item 1
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1. Project Introduction
A. PROJECT DESCRIPTION
• This is a request to develop 41.34 acres for residential uses. A total of 212 dwelling units are proposed with an
overall maximum density of 5.13 dwelling units per gross acre. The property is zoned L-M-N, Low Density Mixed-
Use Neighborhood.
• Three housing types are proposed, including 32 alley-loaded single-family units, 14 two-family units, and 166
single-family attached units. A modification is requested for the fourth required housing type.
• The New Mercer Ditch runs through the eastern portion of the site. 10.48 acres of the site are reserved as natural
habitat buffer, one acre of park space is provided, and 0.14 acre of right-of-way is proposed to be dedicated. This
results in a net density of 7.13 dwelling units per acre.
• Proposed architecture for the site includes 75 residential buildings. This includes:
o 7 two-family buildings; all two-story.
o 36 single-family attached buildings; 8 are two-story, 28 are three-story.
o 32 single-family detached buildings with rear-loaded garages.
• The street and sidewalk pattern within the site is designed to fit within the site’s constraints, including several
existing floodway channels, the New Mercer Ditch corridor and the existing neighborhood pattern around the
property. A public street system is proposed through the property, with a new connection planned to Laporte
Avenue and N. Taft Hill Road. An additional future public street connection is planned to Laporte Avenue, for a
total of three public street connections. No other local street connections are proposed, and Alternative
Compliance is proposed to allow connections to the neighborhood to the north to be limited to bicycles,
pedestrians, and emergency access.
• The proposal includes a total of 453 off-street parking spaces. This includes 47 off-street surface parking spaces
and 400 garage spaces. All unit types have two garage spaces. The proposed Neighborhood Center has 6
parking spaces, based on 2 spaces/1000 square foot average parking space demand. Additionally, 41 on-street
parking spaces are planned along portions of the new street system.
• A network of bicycle and pedestrian greenspace corridors and gathering areas are provided throughout the
project to connect to existing neighborhood streets and the Soldier Creek Trail. Other outdoor amenities include a
small privately-owned neighborhood park fronting on N. Taft Hill Road, which contains a neighborhood center,
playground and landscape areas.
• City staff are working on additional sidewalk, bicycle lane and bridge improvements through a separate capital
project, which are proposed along Laporte Avenue between Fishback Avenue and Sunset Street. Funding is
anticipated to be provided through local municipal programs and State of Colorado grants. Bridge improvements
are currently funded, and roadway improvements are tentatively planned for the Fall of 2022 (dependent on
funding). Here is a link to the program.
• All turning movements and intersection levels of service continue to comply with City standards. The short-range
and long-range total peak hour traffic volumes continue to operate acceptably and do not cause any movements
to fail to meet the Fort Collins operational criteria. A center turn lane will be constructed on Taft Hill Road to
mitigate turning impacts by the additional cars, and a westbound right turn lane is proposed on Laporte Avenue.
• 10.36 acres of Natural Habitat Buffer Zone (NHBZ) are proposed along the New Mercer Ditch and wetland areas.
13.72 acres of additional open space area and landscaping are also proposed, with the detention and flood
channel portions of the open space area to be restored to native grasses. The result is 24.08 acres of landscaped
area that will be of higher habitat value than what exists today. Restoration will include weed mitigation and
enhancement plantings, wetland restoration, pocket pollinator gardens, berming and dense plantings –
particularly near more developed areas to mitigate impacts to adjacent properties, such as noise and lighting.
Mitigation also covers vegetation being removed to replace habitat loss and includes 88 trees and 410 shrubs.
Administrative Hearing - Agenda Item 1
PDP210018 | Sanctuary on the Green
Monday, May 2, 2022 | Page 3 of 51
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• Modifications of Standards are proposed to address housing type variation and connecting walkway
requirements:
o Modification to Section 3.5.2(D)(1) Orientation to a Connecting Walkway, requesting that building
entrances to dwellings be oriented to a walkway that is longer than 350 feet, and within walkway open
space that is narrower than 35 feet.
o Modification to Section 4.5(D)(2)(a)3. Housing Types, requesting approval of three housing types instead
of four.
• Stormwater improvements and floodplain mapping information are provided below in the “Overview of Main
Considerations” section of the staff report.
B. SITE CHARACTERISTICS
1. Current Conditions
The Sanctuary on the Green development area is located just west of North Taft Hill Road and just north of
Laporte Avenue and includes approximately 41 acres of property. The site generally slopes from south to
north, and the New Mercer Ditch runs through the eastern portion of the site. Existing ground cover on the site
is comprised mostly of non-native grass species. An overhead electric powerline crosses the southeast
portion of the site.
2. Surrounding Zoning and Land Use
North South East West
Zoning City of Fort Collins
Low Density Mixed-Use
Neighborhood District (LMN)
City of Fort Collins
Low Density Mixed-Use
Neighborhood District
(LMN)
Larimer County RR-2
Rural Residential
Larimer County RR-2
Rural Residential
Land
Use
City Open Space;
Single-family detached
(Bellwether Farm
Subdivision)
Single-family detached
lots;
Multifamily (Ramblewood
Apartments)
Single-family detached
lots on either side of N.
Taft Hill Road;
East side also includes
Commercial uses and
Laporte Outreach
Ministry
Green Acres Subdivision
– single-family detached
Rostek Subdivision
County Zoning Information:
Administrative Hearing - Agenda Item 1
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Rural Residential (RR-2): The RR-2 district is intended to accommodate rural residential uses, along with
compatible agricultural and civic uses. It serves as a transition between rural and urban areas. Development
options include conservation development or subdivision depending on the size of property being developed.
Minimum lot sizes are based on the availability of public water and sewer serving the property. Lot Area
(Minimum) 21,780 SF; 100,000 SF if on well/septic. Setbacks: front: 25 feet; side: 5 feet; rear 10 feet. Maximum
building height: 40 feet.
C. OVERVIEW OF MAIN CONSIDERATIONS
Main considerations with the project review include architectural design variation for the proposed housing types,
neighborhood compatibility and compliance with the Northwest Subarea Plan guidelines, habitat buffering,
stormwater design and floodplain remapping. These subjects are discussed in subsequent sections of the staff
report.
The following provides an overview of the stormwater and floodplain considerations.
Existing Stormwater Conditions:
Existing offsite stormwater flow enters the site from the west and south sides of the property. The New Mercer
Canal traverses the site and receives a portion of the existing historic flow from a portion of the site. Additionally,
the Larimer No. 2 Canal is located just to the east of the site and receives existing flows from the site via an
existing culvert under Taft Hill Road.
Overview of Proposed Stormwater Improvements:
Stormwater flow from the offsite basins and the property are conveyed through the site by the regional channel
running through the center of the site and then along the northern portion of the site. These channels provide
large open space tracts running through the central and northern portions of the site. New grading is proposed to
create new detention areas and improve these conveyance channels throughout the project site, also improving
the natural habitat characteristics of these existing channel areas. The grading and stormwater improvements are
proposed for the site per City criteria, including five surface detention areas, rain gardens, and underground
detention to improve stormwater quality and reduce the rate of stormwater discharge from the site. The proposed
drainage plan routes existing and additional stormwater flows under the New Mercer Canal and directs all
developed flows from the site into the Larimer No. 2 Canal.
As part of the West Vine Basin Stormwater Master Plan, a future City-funded regional improvement project will
construct the Forney regional detention pond and regional channel located east of N. Taft Hill Road.
The open space tracts/conveyance channels on the Sanctuary on the Green site, and to the north of the site
within the Bellwether Farm City Open Space, will be improved and used for stormwater detention in the interim
period between now and when the remaining regional City improvements are completed. Once these future City
improvements are in place, they will serve as the outfall for the project site, and on-site stormwater detention will
not be necessary. The detention volume for the proposed site can be shifted to the proposed Forney regional
detention pond, with the on-site channels then limited to only stormwater conveyance, while still providing habitat
and open space. Once this shift occurs, the temporary detention ponds will function as the regional drainage
channel and will not be freed up for potential future development.
As part of the future anticipated regional channel improvements, two box culverts will be put in place with the
proposed Sanctuary on the Green project under “Street A”. Just upstream of the box culvert, the interim
stormwater detention is proposed by partially blocking the box culvert with a concrete wall. When the City regional
channel and Forney pond is completed in the future, the concrete wall will be removed to allow full regional flow
through the box culvert, and the regional channel will have capacity for master planned discharges.
Overview of Floodplain Mapping Requirements:
Much of the project area is impacted by the current effective and draft City of Fort Collins’ West Vine Basin
floodplain boundaries. There is no federally designated (FEMA) floodplain on the site. Currently, a Stormwater
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master plan is in progress for the City’s West Vine Basin. Ultimately, this City master plan proposes an open
channel to remain through the project site to convey stormwater, and these channels are incorporated into the
Sanctuary on the Green grading and landscaping improvements. A City floodplain map adoption process is
underway to remap the portions of the project that are currently shown in floodway and flood fringe. Fill with the
proposed Sanctuary on the Green project will move and revise flood boundaries, via a Conditional Letter of Map
Revision (CLOMR) and a Letter of Map Revision (LOMR) process which must be per City requirements. As a
function of this process, the development must show no adverse impacts with respect to base flood elevations to
any surrounding public or private property. A floodplain use permit will be required for each site construction
element (detention ponds, bike paths, parking lots, utilities, structures, etc.) in the floodplain. Ultimately upon
completion of construction, a Letter of Map Revision (LOMR) will be submitted for city review and approval to
revise the floodplain. ICON Engineering is conducting all floodplain modeling and has submitted a floodplain
modeling report (see Attachment 15).
Flooding Impact Conclusions from the ICON Floodplain Report (see Attachment 15): “There are no
adverse impacts to existing or proposed structures, or adjacent private property as a result of the
Sanctuary on the Green proposed project. Additional rainfall runoff created by the change in impervious
surfaces within the project area will be detained on-site until such time as regional detention
improvements downstream are fully constructed … The project follows the recommended alternatives of
the West Vine Master Plan by incorporating conveyance channels to the west and north of the Sanctuary
site, crossings with the existing irrigation canals, regional detention east of Taft Hill Road, and connection
to the existing outfall channel to the Cache La Poudre River. Proposed grades and concepts from this
plan were integrated into the current design for the Sanctuary channel system.”
Floodplain Background Information per the ICON Floodplain Report:
“The West Vine Basin, located in northwest Fort Collins, extends east from Horsetooth Reservoir to the
Cache La Poudre River and south from West Vine Drive to Mulberry Street and Laporte Avenue. The total
area of the basin is approximately 2,252 acres, with the eastern half of the basin largely developed as
residential, including several schools. The western half of the basin, west of Overland Trail, includes open
space, Colorado State Forest nurseries, and the Colorado State University Foothills Campus. In general,
the basin drains from west to east along five flowpaths that are not well defined as development and
agricultural practices have changed these historical paths.
The West Vine Basin has had a history of flooding problems over the years. Problems have included
damage to homes and property, roadway overtopping and spills from the canal systems. Based on
reports from residents, there have been major flooding events at the following years/locations:
• 1990, 1992, 1994-Irish Drive
• 1997-Sunset, Hollywood, North Hollywood, Webb Avenue, Hillcrest, West Vine
• 1999-North Hollywood
These events and issues led to a series of stormwater improvements provided by both the City of Fort
Collins and Larimer County to mitigate localized flooding. While these improvements have decreased
flood damages in portions of the basin, concerns remain, and the City is currently in the process of
selecting alternatives for future drainage improvements within the basin. ICON Engineering is in the
process of preparing the West Vine Basin Stormwater Master Plan Alternatives Report, and the
subsequent Selected Plan Report, which will provide data to support the City in their decision-making
process.
Floodplain mapping shown on the City of Fort Collins “FC Maps” website is considered Current Effective;
however, a study is currently underway and will revise floodplain mapping through the project site
significantly. Because of this the City of Fort Collins has discussed with the project developer that if they
choose to move forward, they must utilize draft study information at their own risk as this study undergoes
adoption. A draft HEC-RAS model and work map are the basis for the Pre-Project conditions modeling
used for this project. Per the City of Fort Collins, this draft floodplain information is to be treated as the
Current Effective conditions.”
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The following images from the ICON report provide pre-project and post project floodplain
mapping for the PDP:
Pre-Project Floodplains: Attachment 16
Post-Project Floodplains: Attachment 17
The complete ICON report and above attachments are provided with Attachment 15.
2. Comprehensive Plans
A. CITY PLAN
Staff Summary Comments -- overall, the PDP meets the objectives of City Plan:
The plan layout adequately responds to the site’s specific topography, features, and shape.
The plan provides a diversity of housing types while maintaining open space buffering around the majority of
the site perimeter, which provides a transition where larger building mass is proposed.
Proposed building types and their corresponding mass/bulk are arranged on the site to provide a massing and
density transition from east to west.
N. Taft Hill Road and landscape frontage improvements buffer building mass and provide a spatial transition
along the east side of the development.
The project helps implement regional stormwater improvements while providing landscape and grading
enhancements that improve the visual character and habitat quality of these areas.
Highly varied architectural design is provided through the use of distinctive changes in building forms,
massing, styles, window and door details, materials, and colors.
The PDP appropriately and creatively responds to the unique area context by providing a high level of bicycle
and pedestrian connectively while eliminating local street vehicular connections, which would change the
long-standing existing “quiet cul-de-sac” condition of the surrounding neighborhoods.
Notable principles and policies from City Plan:
OUTCOME AREA “LIV” -- NEIGHBORHOOD LIVABILITY AND SOCIAL HEALTH – Managing Growth: These
principles help the City to manage growth by encouraging infill and redevelopment, ensuring this development is
compatible with the character of the surrounding neighborhood or area.
PRINCIPLE LIV 2: Promote Infill and Redevelopment:
POLICY LIV 2.1 - REVITALIZATION OF UNDERUTILIZED PROPERTIES
Support the use of creative strategies to revitalize vacant, blighted or otherwise underutilized structures and
buildings, including, but not limited to: Infill of existing surface parking lots—particularly in areas that are currently,
or will be, served by bus rapid transit (BRT) and/or high-frequency transit in the future.
PRINCIPLE LIV 3: Maintain and enhance our unique character and sense of place as the
community grows:
POLICY LIV 3.1 - PUBLIC AMENITIES
Design streets and other public spaces with the comfort and enjoyment of pedestrians in mind …such as plazas,
pocket parks, patios, children’s play areas, sidewalks, pathways…