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HomeMy WebLinkAboutRIDGEWOOD HILLS RESIDENCES (4TH FILING) - PDP - 33-10 - REPORTS - RECOMMENDATION/REPORTRidgewood Hills Residences (4th Filing), Project Development Plan, #33-10 April 25, 2011 Administrative Public Hearing Page 15 Section 4:6(D) Land Use Standards The proposal satisfies the applicable land use standards in the MMN District. Section 4.6(E) Development Standards The proposal satisfies the applicable development standards in the MMN — Medium Density Mixed -Use Neighborhood Zoning District. 6. Findings of Fact/Conclusion: A. The Ridgewood Hills Residences (4th Filing), PDP contains uses permitted in the LMN, Low Density Mixed -Use Neighborhood and MMN, Medium Density Mixed - Use Neighborhood Zoning Districts, subject to Administrative Review and public hearing. B. The Ridgewood Hills Residences (4th Filing), PDP complies with applicable standards contained in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS the LUC, including Division 3.2 - Site Planning and Design Standards, Division 3.3 - Engineering Standards, Division 3.5 - Building Standards, and Section 3.6 - Transportation and Circulation. C. The Ridgewood Hills Residences (4th Filing), PDP complies with applicable Land Use and Development Standards contained in ARTICLE 4 - DISTRICTS, Division 4.5 - Low Density Mixed -Use Neighborhood of the LUC. ' D. The Ridgewood Hills Residences (4th Filing), PDP complies with applicable Land Use and Development Standards contained in ARTICLE 4 - DISTRICTS, Division 4.6 - Medium Density Mixed -Use Neighborhood of the LUC. E. The Ridgewood Hills Residences (4th Filing), PDP is compatible with the surrounding land uses. RECOMMENDATION: Staff recommends approval of the Ridgewood Hills Residences (4th Filing), Project Development Plan - #33-10. Ridgewood Hills Residences (4th Filing), Project Development Plan, #33-10 April 25, 2011 Administrative Public Hearing Page 14 Typically, Low Density Neighborhoods will be clustered around and integral with a Medium Density Mixed -Use Neighborhood with a Neighborhood Commercial Center at its core. This proposal complies with the purpose of the LMN District as it is an infill project within Ridgewood Hills, 3rd Filing that provides multi -family dwellings on a property that is surrounded by developed and undeveloped properties containing residential uses. There is existing single-family residential to the west and north. Properties to the south and east are undeveloped. Section 4.5(D) Land Use Standards The proposal satisfies the applicable land use standards in the LMN District. Section 4.5(E) Development Standards The proposal satisfies the applicable development standards in the LMN District. B. Division 4.6 — Medium Density Mixed -Use Neighborhood District Multi -family dwellings are permitted in the MMN, Medium Density Mixed -Use Neighborhood District, subject to an administrative (Type 1) review. The MMN 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 LMN zone district) and a central commercial core (typically a NC or CC 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. This proposal complies with the purpose of the MMN District as it is an infill project that provides multi -family dwellings on a property that is surrounded by developed properties and undeveloped properties containing residential uses. There is an existing single- family residential to the south and west. Properties to the north and east are undeveloped and unplanned. Ridgewood Hills Residences (4t' Filing), Project Development Plan, #33-10 April 25, 2011 Administrative Public Hearing Page 13 vehicles per day means that, at a minimum, a collector should be able to handle that many vehicles. Despite that, Traffic Operations has interpreted that as a maximum volume in the context of neighborhood streets -- recognizing the impacts of traffic volume on residents. Thus, we do try to limit the volume to 3,500 vehicles per day on minor collectors. Traffic Operations utilized existing 24 hour traffic volume counts on Avondale Road and on Triangle Drive as the baseline for existing conditions. With the addition of this development it is expected that both streets will still have volumes below 3,500 vehicles per day. The Level of Service (LOS) analysis looks primarily at intersection operations. Intersections tend to be bottlenecks where capacity is most limited so it makes sense that if they work acceptably from a traffic carrying perspective that the rest of the street will work. That's mainly what a TIS is assessing. LOS does not measure the negative impact of traffic on the quality of life in a neighborhood. As noted, the City does try to use the volume criteria in LCUASS as a way to quantify traffic impacts beyond LOS. However, when a development proposal meets that general criteria City staff does not arbitrarily restrict developments. As an alternative, Traffic Operations can offer traffic mitigation options that, hopefully, can be based on a consensus opinion of affected neighbors and that will minimize the negative effects of neighborhood traffic. 5. ARTICLE 4 - DISTRICTS A-. Division 4.5 - Low Density Mixed -Use Neighborhood 1 1. Multi -family dwellings are permitted in the LMN, Low Density Mixed -Use Neighborhood District, subject to an administrative (Type 1) review. The LMN District is: Intended to be a setting for a predominance of low density housing combined with complementary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood. The main purpose of the District is to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community by pattern of streets, blocks, and other linkages. A neighborhood center provides a focal point, and attractive walking and biking paths invite residents to enjoy the center as well as the small neighborhood parks. Any new development in this district shall be arranged to form part of an individual neighborhood. Ridgewood Hills Residences (4t' Filing), Project Development Plan, #33-10 April 25, 2011 Administrative Public Hearing Page 12 developments that are shown on the Master Street Plan. Using Avondale Road as an example, this development would be required to construct a new portion of Avondale adjacent to their property south of Triangle Drive because it is shown on the Master Street Plan. As additional development occurs south of Triangle those future developers would likely be required to eventually connect Avondale down to Carpenter Road providing another point of access to the neighborhood. To summarize, the Master Street Plan designates which streets are collectors. The LCUASS standards define how new collectors are built. * The LCUASS standards represent the standards used today for construction of new facilities. However, standards change over time. There may be a day when today's standards change and streets that are built according to those standards no longer meet future standards. That does not mean that the function of the street changes. Triangle Drive is shown on the Master Street Plan as a collector street from South College Avenue to Avondale Road. It currently functions in that manner (i.e. collecting traffic in the neighborhood and channeling it out to an arterial i.e. College Avenue). The different design features do not change how the street functions to serve the neighborhood. * Single family homes are allowed to access directly from a collector street or a local street. * The need for left turn lanes is determined using Section 8.2.5 along with Figure 8-1 in LCUASS. The forecast volumes on Triangle do not warrant dedicated left turn lanes. This is pretty typical on neighborhood collectors. It is not unusual for all movements to occur from one lane on these streets. * Triangle Drive was built to the design standards that were used at the time the street was built. If it was being built new today we would require bike lanes. Since that isn't the case, Traffic Operations has talked about the possibility of using traffic calming measures to help mitigate existing and expected traffic impacts to make the street as user friendly as possible. Since traffic calming itself can be controversial the City has committed to working with the neighborhood to establish consensus on how to proceed with acceptable measures. * Per the Master Street Plan Avondale Road and Triangle Drive are collector streets. With regards to traffic volumes, the LCUASS standards speak of traffic volume capacity for different classes of streets. Technically, these capacities represent a minimum car carrying capacity rather than a maximum allowed traffic volume. A capacity of 3,500 Ridgewood Hills Residences (4t' Filing), Project Development Plan, #33-10 April 25, 2011 Administrative Public Hearing Page 11 E. Division 3.6 - Transportation and Circulation Section 3.6.2. Streets, Streetscapes, Alleys and Easements The proposal satisfies the applicable standards located in this section of the LUC. Section 3.6.4. Transportation Level of Service Requirements The proposal satisfies the applicable Transportation Level of Service standards (see the attached Traffic Impact Study), including the following: General Standard. This development proposal satisfies Section 3.6.4(B) that requires that all development plans adequately provide vehicular, pedestrian and bicycle facilities necessary to maintain the adopted transportation Level of Service standards contained in Part II of the City of Fort Collins Multi -Modal Transportation Level of Service Manual for the following modes of travel: Motor vehicle, bicycle and pedestrian. Transportation Impact Study. This development satisfies Section 3.6.4(C) that states: "In order to identify those facilities that are necessary in order to comply with these standards, development plans may be required to include the submittal of a Transportation Impact Study, to be approved by the Traffic Engineer, consistent with the Transportation Impact Study guidelines as established in Chapter 4 of the Larimer County Urban Area Street Standards." The City's Traffic Operations Department did receive and review a Traffic Impact Study (TIS) as part of the development review process and have made the following comments and determinations: * The Larimer County Urban Area Street Standards (LCUASS) provide the design standards for any new installation of public infrastructure including streets. For example, the new portion of Avondale Road that would be built with the proposed development would need to be built to LCUASS standards. * The LCUASS standards are not used to determine the designation of a street. They only serve as design standards for improvements. The City's Master Street Plan is where street functional classification (for arterials and collectors) is designated. The Master Street Plan provides a framework to ensure an interconnected roadway network that will accommodate existing and future traffic as development occurs. Developers are required to construct collector streets adjacent to their Ridgewood Hills Residences (4t' Filing), Project Development Plan, #33-10 April 25, 2011 Administrative Public Hearing Page 10 D. Division 3.5 - Building Standards Section 3.5.1. Building and Project Compatibility The proposal satisfies applicable Building and Project Compatibility standards, more specifically: Architectural Character. The proposed multi -family residential buildings will be 2 stories and 3 stories in height (between 28'-9" & 39'-9") and contain between 3 — 7 different rooflines at various heights (depending on the building), with gabled ends on all four sides. The roofs will be sloped. Building Size, Height, Bulk, Mass, Scale. The massing of the building facades will be broken up with substantial wall plane variations, windows, and varying roofline directions and heights. The 3 largest buildings (A, C and D in Tract A) will have mid -structure breezeways that will help break up the horizontal massing of the buildings. Building materials. The proposed structures will consist of the following building materials: The materials on all 4 sides of the buildings will consist of horizontal cementitious fiberboard siding, brick as a foundation material, brick columns that will vary in height from the first floor to the third floor, 30-year composition shingles, and vinyl windows. • The colors will be defined with the Final`development plans. These materials comply with the standard in Section 3.5.1(E)(1), which states: Building materials shall either be similar to the materials already 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 to ensure that enough similarity exists for the building to be compatible, despite the differences in materials. Section 3.5.2. Residential Building Standards The proposal satisfies applicable Relationship of Dwellings to Streets and Parking standards. Ridgewood Hills Residences (4t' Filing), Project Development Plan, #33-10 April 25, 2011 Administrative Public Hearing Page 9 (f) areas inhabited by or frequently utilized by Sensitive and Specially Valued Species; (g) special habitat features; (h) wildlife movement corridors; (i) the general ecological functions provided by the site and its features; (j) any issues regarding the timing of development -related activities stemming from the ecological character of the area; and (k) any.measures needed to mitigate the projected adverse impacts of the development project on natural habitats and features. In response to the City's requirement, an ECS was submitted to the City on January 19th, 2011. Key findings within the ECS include the following: 1. The closest confirmed population for a Preble's Meadow Jumping Mouse is over four miles northwest of the project site. 2. No suitable habitat for listed special status species exists within or immediately adjacent to the project site. 3. Some suitable nesting sites for raptors were identified in the larger cottonwoods adjacent to the project site, but no nests, old or new, were located within 500 feet of either Tract during the consultant's site visit. 4. Wetlands surrounding the project area included an irrigation ditch approximately 250' southeast of Tract A and within Pond 2. Please see section 3.3.5 (above) for a discussion on the site's storm water drainage. 5. Noxious weeds, including Canada thistle, field bindweed, and diffuse knapweed were identified on site. The City will work with the applicant to determine best practices for these species during the Development Agreement and throughout construction. As no areas of natural features or habitats were found to be on the site and the project will not affect those natural habitats or features within proximity to the site (surrounding features varied in their distance from the southeast corner of the parcel boundary from 250' to over 500'), staff has determined the proposal satisfies the applicable standards set forth in this section of the LUC. Ridgewood Hills Residences (4th Filing), Project Development Plan, #33-10 April 25, 2011 Administrative Public Hearing Page 8 be shared with the Ridgewood Hills, 3rd Filing HOA. Stormwater has recommended that the cost share be proportionate to the percentage of 100 year runoff volume from these tracts that would be captured by the detention pond. C. Division 3.4 - Environmental, Natural Area, Recreational and Cultural Resource Protection Standards In December of 2010, staff made multiple site visits (including one visit with the applicant, a representative from the neighborhood council, and the applicant's representatives) to assess the site's environmental features. Based on the site's proximity to mapped natural habitats and features and concerns from the surrounding neighbors, the applicants were asked to complete an Ecological Characterization Study for their project area. Section 3.4.1(D)(1) Ecological Characterization Study states: If the development site contains, or is within five hundred (500) feet of, a natural habitat or feature, or if it is determined by the Director, upon information or from inspection, that the site likely includes areas with wildlife, plant life and/or other natural characteristics in need of protection, then the developer shall provide to the city an ecological characterization report prepared by a professional qualified in the areas of ecology, wildlife biology or other relevant discipline. The Director may waive any or all of the following elements of this requirement if the city already possesses adequate information required by this subsection to establish the buffer zone(s) and the limits of development ("LOD"). The ecological characterization study shall describe, without limitation, the following: (a) the wildlife use of the area showing the species of wildlife using the area, the times or seasons that the area is used by those species and the "value" (meaning feeding, watering, cover, nesting, roosting, perching) that the area provides for such wildlife species; (b) the boundary of wetlands in the area and a description of the ecological functions and characteristics provided by those wetlands; (c) any prominent views from or across the site; (d) the pattern, species and location of any significant native trees and other native site vegetation; (e) the bank, shoreline and high water mark of any perennial stream or body of water on the site; Ridgewood Hills Residences (4th Filing), Project Development Plan, #33-10 April 25, 2011 Administrative Public Hearing Page 7 • Section 3.2.2(K)(1) sets forth minimum parking requirements for residential land uses. The minimum parking required for the overall project is as follows: 30 spaces for the proposed 20 one -bedroom dwelling units, at 1.50 spaces per unit. 221 spaces for the proposed 126 two -bedroom dwelling units, at 1.75 spaces per unit. The minimum handicapped parking required is 7 spaces for the total of 282 parking spaces in the development. There will be a total of 282 parking spaces in the development, with 13 of them being handicapped spaces. Staff finds that the parking to be provided exceeds the minimum requirements of the LUC for the proposed residential uses in the development. Section 3.2.4. Sight Lighting The proposed site lighting falls within the parameters of the allowable lighting levels set forth in Section 3.2.4(C) and the design standards set forth in Section 3.2.4(D), thereby satisfying the applicable standards in this section of the LUC. B. Division 3.3 - Engineering Standards Section 3.3.1. Plat Standards The proposal complies with the general plat requirements as set forth in this section of the LUC. Section 3.3.5. Engineering Design Standards The project complies with applicable design standards, requirements and specifications for services as stated in this section of the LUC. Storm Drainage. The storm drainage outfall for this development will be at the southeast comer of the site. The storm water will be piped south, ultimately entering into the existing detention pond to the south in Ridgewood Hills, 3rd Filing. This is to be a shared detention pond between the Ridgewood Hills Residences Homeowner's Association (HOA) and the Ridgewood Hills, 3rd Filing HOA. This is consistent with the approved Overall Ridgewood Hills drainage plan. Now that Tracts A & B of the Ridgewood Hills Residences will be contributing developed runoff to the pond in the 3rd Filing the maintenance is to Ridgewood Hills Residences (4t' Filing), Project Development Plan, #33-10 April 25, 2011 Administrative Public Hearing Page 6 separation distances of 100' to 125' between the single-family homes and the proposed multi -family buildings. The buildings, or portions thereof, that will be closest to the single-family homes will be 2 stories (28'-9") in height, which is similar in height to the single-family homes. Also, the development site is to be lower than the surrounding area, so the multi -family buildings closest to the single-family homes will be no taller than those homes. Landscape Area Treatment. The Landscape Plan satisfies the requirements set forth in Section 3.2.1(E)(2) in that the landscape area treatment, especially related to the foundation plantings, is being met. Parking Lot Perimeter Landscaping. The Landscape Plan satisfies the requirement set forth in Section 3.2.1(E)(4) in that trees are being provided at a ratio of 1 tree/25 lineal feet along the public streets and 1 tree/40 lineal feet along the side lot line. Screening from the surrounding residential uses consists of the existing 6' high solid wood fences along the rear lot lines for the single- family homes adjacent to Tract A and plant material that is 30' or higher. Parking Lot Interior Landscaping. The Landscape Plan satisfies the requirement set forth in Section 3.2.1(E)(5) in that there is a minimum of 6% interior landscaping provided in the parking areas that are broken up into a number of smaller lots containing 50 or fewer spaces. Section 3.2.2. Access, Circulation and Parking The proposal. satisfies the a applicable Access, Circulation and Parking standards, including the following: Required number of parking spaces. The development proposal satisfies the parking requirements set forth in the LUC for the residential uses in this project. There are a total of 153 proposed parking spaces on -site for Tract A. They will all be surface parking spaces. There will be 6 handicapped parking spaces as part of the total spaces. • There are a total of 129 proposed parking spaces on -site for Tract B. There will be 67 surface parking spaces and 62 garage parking spaces in the detached garages. There will be 7 handicapped parking spaces as part of the total spaces. Ridgewood Hills Residences (4th Filing), Project Development Plan, #33-10 April 25, 2011 Administrative Public Hearing Page 5 4. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS The Ridgewood Hills Residences (4t' Filing), PDP development proposal meets the applicable standards in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC. Of specific note are Division 3.2 - Site Planning and Design Standards; Division 3.3 - Engineering Standards, Division 3.4 - Environmental, Natural Area, recreational and Cultural Resource Protection Standards; Division 3.5 - Building Standards; and, Division 3.6 - Transportation and Circulation. Further discussions of these particular standards follow. A. Division 3.2 - Site Planning and Design Standards Section 3.2.1. Landscaping and Tree Protection The proposal satisfies the applicable Landscaping and Tree Protection standards, including the following: Full Tree Stocking. The Landscape Plan satisfies the requirement set forth in Section 3.2.1(D)((1)(c) in that landscaped areas are provided in adequate numbers, locations and dimensions to allow full tree stocking along all high use or high visibility sides of the buildings. Street trees. The proposed street tree planting is in accordance with Section 3.2.1(D)(2)(a), providing trees at 30' to 40' on -center in the T wide parkways (between curb and sidewalk) along Avondale Road, a collector street; and, street trees at 30' to 40'.on-center in the.5' wide parkway along Triangle Ddve, .a collector street. Minimum Species Diversity. The Landscape Plan satisfies the requirement set forth in Section 3.2.1(D)(3) in that no one species of tree (deciduous or evergreen) will exceed the allowable 15% of the total number of trees (45 trees) on the plan. Buffering Between Incompatible Uses and Activities. In accordance with Section 3.2.1(E)(1), the placement and design of the buildings do adequately mitigate potential conflicts between the existing single-family homes to the west and south of the multi -family buildings on Tract A (south of Avondale Road) by providing sufficient distance separation and plant material screening between the uses. Separation distances between the rear lot lines for the existing single- family homes to the south and west and the drive aisles and parking areas in this development range from 15' to 50'. These setback areas contain sufficient deciduous and evergreen trees and shrubs that will provide visual buffers between the developments. The multi -family buildings in this development will be set back from the property lines between 80' to 100', thereby creating Ridgewood Hills Residences (4th Filing), Project Development Plan, #33-10 April 25, 2011 Administrative Public Hearing Page 4 Neighborhood Districts, subject to an administrative (Type 1) review and public hearing. The LUC does not require that a neighborhood meeting be held for development proposals that are not subject to a Planning and Zoning Board (Type 2) review. However, a City -sponsored and facilitated neighborhood information meeting was held on September 20, 2010, for the Ridgewood Hills Residences (4th Filing), PDP development proposal. The project as presented at that meeting contained 180 dwelling units in buildings that were mostly 3 stories in height. The landscape buffer setbacks from the existing single-family homes to the south and west were minimal based on the requirements in the LUC. Based on comments expressed at the neighborhood meeting and subsequent staff review of the project, the number of dwelling units has decreased to a total of 146, thereby decreasing the density of the project. The landscape buffer setbacks and the plant material included have increased from the original PDP submittal. The height and massing of the buildings have decreased in the primary areas of concern as they relate to the existing single-family homes. A copy of the Questions, Concerns, Comments, Responses that were recorded at the meeting is attached to this Staff Report. 3. GENERAL PROJECT DESCRIPTION The proposed development is for 146 qualified affordable multi -family dwelling units on 10.4 acres located on the north and south side of Avondale Road (future extension), southeast of Triangle Drive, and north of Peyton Drive. The property is zoned LMN, Low.Density Mixed -Use Neighborhood and MMN, Medium Density Mixed -Use Neighborhood in the City of Fort Collins. The proposed project consists of: Tract A: - zoned MMN ... south side of Avondale Road, contains 84 dwelling units in 4 residential buildings (plus parking and a clubhouse) on 5.2 acres. The multi -family buildings on this tract will be 2 stories and 3 stories in height (between 28'-9" & 39'-9"). They will contain from 8 to 32 dwelling units per building. There will be a total of 153 vehicle parking spaces for the proposed mix of one - bedroom (20) and two -bedroom (64) units. Tract B: zoned LMN ... north side of Avondale Road, contains 62 dwelling units in 8 residential buildings (plus parking, a swimming pool and cabana building) on 5.2 acres. The multi -family buildings on this tract will be 2 stories (34'-0") in height. Seven of the buildings will contain from 8 dwelling units and one building will contain 6 units. There will be a total of 109 vehicle parking spaces for the proposed 62 two -bedroom units. Ridgewood Hills Residences (4th Filing), Project Development Plan, #33-10 April 25, 2011 Administrative Public Hearing Page 3 This proposal complies with the purpose of the MMN District as it is an infill project that provides multi -family dwellings on a property that is surrounded by developed properties and undeveloped properties containing residential uses. There is an existing single- family residential to the south and west. Properties to the north and east are undeveloped. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: LMN; existing single-family residential (Ridgewood Hills) E: MMN; undeveloped (Shenandoah Property) S: MMN; existing single-family residential (Ridgewood Hills) W: LMN; existing single-family residential (Ridgewood Hills) The property was annexed as part of the Trilby Heights Second Annexation in June, 1981. The property is part of Parcel J - Office/Research & Development, and Parcel K - Office/Research & Development of the Del Webb Property Master Land Plan that was approved by the Planning & Zoning Board in October, 1984. The property is part of Parcel A-12 - Cottage Homes and Parcel A-13 - Multi -Family of the Ridgewood Hills, Overall Development Plan (ODP) that was approved by the ,Planning & Zoning Board in June, 1994. 1 The property is part of Parcel A-12 - Cottage Homes, Parcel A-13 - Multi -Family, and Parcel A-14 - Business Services of the Amendment to the Ridgewood Hills, ODP that was approved by the Planning & Zoning Board in July, 1996. The property was zoned LMN and MMN with the adoption of the Land Use Code in March, 1997. The property was subdivided and platted as Tracts N & T of the Ridgewood Hills PUD, Third Filing in March, 2000. 2. ARTICLE 2 - ADMINISTRATION Section 2.2.2. Step 2: Neighborhood Meetings The proposed development is for multi -family dwellings, which is a permitted use in the LMN, Low Density Mixed -Use Neighborhood and MMN, Medium Density Mixed -Use Ridgewood Hills Residences (4th Filing), Project Development Plan, #33-10 April 25, 2011 Administrative Public Hearing Page 2 Multi -family dwellings are permitted in the LMN, Low Density Mixed -Use Neighborhood District, subject to an administrative (Type 1) review. The LMN District is: Intended to be a setting for a predominance of low density housing combined with complementary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood. The main purpose of the District is to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community by pattern of streets, blocks, and other linkages. A neighborhood center provides a focal point, and attractive walking and biking paths invite residents to enjoy the center as well as the small neighborhood parks. Any new development in this district shall be arranged to form part of an individual neighborhood. Typically, Low Density Neighborhoods will be clustered around and integral with a Medium Density Mixed -Use Neighborhood with a Neighborhood Commercial Center at its core. This proposal complies with the purpose of the LMN District as it is an infill project within Ridgewood Hills, 3`d Filing that provides multi -family dwellings on a property that is surrounded by developed and undeveloped properties containing residential uses. There is existing single-family residential to the west and north. Properties to the south and east are undeveloped. Multi -family dwellings are permitted in the MMN, Medium Density Mixed -Use Neighborhood District, subject to an administrative (Type 1) review. The MMN 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 LMN zone district) and a central commercial core (typically a NC or CC 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 projects0n separate zone districts. P City of Fort Collins ITEM NO MEETING DATE GJ DI ) STAFF HEARING OFFICER PROJECT: Ridgewood Hills Residences (4th Filing), Project Development Plan (PDP) - #33-10 APPLICANT: Hendricks Communities c/o J. Marc Hendricks 7350 East Progress Place, #208 Greenwood Village, CO. 80111 OWNER: Loren R. Snyder 7747 Promontory Drive Windsor, CO. 80550 PROJECT DESCRIPTION: This is a request for 146 qualified affordable multi -family dwelling units on 10.4 acres located on the north and south side of Avondale Road (future extension), southeast of Triangle Drive, and north of Peyton Drive. The property is zoned LMN, Low Density Mixed -Use Neighborhood and MMN, Medium Density Mixed -Use Neighborhood in the City of Fort Collins. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The Ridgewood Hills Residences (4th Filing), PDP proposal complies with the applicable requirements of the Land Use Code (LUC), more specifically: the process located in Division 2.2 - Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; Standards located in Division 3.2 - Site Planning and Design Standards; Division 3.3 - Engineering Standards; Division 3.4 - Environmental, Natural Area, recreational and Cultural Resource Protection Standards; Division 3.5 - Building Standards; and, Division 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and the applicable district standards located in ARTICLE 4 — DISTRICTS, Division 4.5 LMN, Low Density Mixed -Use Neighborhood and Division 4.6 MMN, Medium Density Mixed -Use Neighborhood Zoning District of the LUC. Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580 fcgov.com/currentplanning 970.221.6750 t