HomeMy WebLinkAboutSTORYBOOK 2ND FILING - PDP - 49-98B - REPORTS - RECOMMENDATION/REPORTStorybook, 2"d Filing, Project Development Plan, #49-986
March 24, 2005 Administrative Public Hearing
Page 8
C. The Storybook, 2"d Filing, PDP complies with applicable Land Use and
Development Standards contained in ARTICLE 4 - DISTRICTS, DIVISION 4.4
Low Density Mixed -Use Neighborhood.
RECOMMENDATION:
Staff recommends approval of the Storybook, 2"d Filing, Project Development Plan
(PDP) - #49.-98B.
Storybook, 2"d Filing, Project Development Plan, #49-98B
March 24, 2005 Administrative Public Hearing
Page 7
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 a residential project
(approximately 14 acres in size) that provides single-family and two-family dwellings on
a property that is partially by developed properties containing residential uses. There is
existing single-family residential to the west and north, and vacant properties zoned
LMN to the east and south.
Section 4.4(D) Land Use Standards
The proposal satisfies applicable land use standards in the LMN — Low Density Mixed -
Use Neighborhood Zoning District.
Section 4.4(E) Development Standards
The proposal satisfies applicable development standards in the LMN — Low Density
Mixed -Use Neighborhood Zoning District.
5. Findings of Fact/Conclusion:
A. The Storybook, 2nd Filing, PDP contains uses permitted in the LMN — Low
Density Mixed -Use Neighborhood Zoning District, subject to administrative
review and public hearing.
B. The Storybook, 2nd Filing, PDP meets the applicable standards as put forth in
ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC, including
Division 3.2 - Site Planning and Design Standards; Division 3.3 -
Engineering Standards; Division 3.4 - Environmental, Natural, and Cultural;
Division 3.5 - Building Standards; and, Section 3.6 - Transportation and
Circulation, with the following exceptions:
The standards set forth in Subsection 3.6.3(D) and Subsection 3.6.3(F) of
the LUC. A request for modifications of these standards was approved on
January 14, 2005.
Storybook, 2nd Filing, Project Development Plan, #49-98B
March 24, 2005 Administrative Public Hearing
Page 6
D. Division 3.6 - Transportation and Circulation
The Storybook, 2"d Filing, PDP development proposal does not comply with the
following requirements:
The standard set forth in Subsection 3.6.3(D) Spacing of Limited Collector or
Local Street Intersections With Arterial Streets.
The standard set forth in Subsection 3.6.3(F) Utilization and Provision of Sub -
Arterial Connections to and From Adjacent Developments and Developable
Parcels.
A request for modifications of these standards was approved on January 14, 2005.
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), which
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.
4. ARTICLE 4 - DISTRICTS
A. Division 4.4 — Low Density Mixed -Use Neighborhood District
Single-family and two-family dwellings are permitted in the LMN — Low Density Mixed -
Use Neighborhood Zoning 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
Storybook, 2"d Filing, Project Development Plan, #49-9813
March 24, 2005 Administrative Public Hearing
Page 5
C. Division 3.5 - Building Standards
Section 3.5.1. Building and Project Compatibility
The Storybook, 2"d Filing, PDP satisfies all applicable Building and Project
Compatibility standards, more specifically:
Architectural Character. The proposed buildings are 1-story and 2-story in
height, which will be similar but not identical, to the heights of the existing single
family and two-family buildings in the existing Storybook development to the
west. Te existing residential structures in the area are 1 and 2 stories in height,
with pitched/sloped roofs. These new buildings will reflect the proportions and
roofline articulation of the existing single-family and two-family residential
buildings.
Building Size, Height, Bulk, Mass, Scale. The proposed buildings will be
similar in height to the existing single-family and two-family buildings in the area.
The building massing will be similar to the existing residential structures in the
area. They will be broken up with substantial wall plane variations and varying
roofline directions and heights.
Building materials. The siding materials for the buildings will be predominantly
brick, with horizontal panels of wood lap siding. The buildings will have
composite shingles as a roofing material. The actual colors will be determined
with the Final Compliance plans.
Section 3.5.2. Residential Building Standards
The proposal satisfies all Residential Building Setbacks, Lot Width and Size
standards, more specifically:
Section 3.5.2(D)(2) - Setback from Nonarterial Streets
The plan as submitted satisfies this section of the LUC. The buildings will be set back
20' from the rights -of -way for internal local streets, which exceeds the minimum setback
of 15' that is required. No homes will front on Mountain Vista Drive, the arterial street
along the south side of the development.
Storybook, 2"d Filing, Project Development Plan, #49-986
March 24, 2005 Administrative Public Hearing
Page 4
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:
Street trees. The proposed street tree planting is in accordance with Section
3.2.1(D)(2)(a), providing trees at 25' to 40' on -center in the parkways (between
curb and sidewalk) along Little John Lane, Deep Woods Lane, Maid Marion
Court, Friar Tuck Court, Chesapeake Drive, and Sherwood Forest Court, all local
streets. Street trees will be provided at 40' on -center in the parkway along
Mountain Vista Drive, an arterial street.
Section 3.2.2. Access, Circulation and Parking
The proposal satisfies the applicable Access, Circulation and Parking standards,
including the following:
Direct On -site Access to Pedestrian and Bicycle Destinations. The
development proposal satisfies the standard set forth in Section 3.2.2(C)(6) in
that the on -site pedestrian and bicycle circulation system is designed to provide
for direct connections to future pedestrian and bicycle destinations.
Required number of parking spaces. Section 3.2.2(K)(1) sets forth minimum
parking requirements for residential land uses. The development proposal
satisfies the parking requirements set forth in the LUC for the residential uses in
this project in that there will be an attached two -car garage for each dwelling unit
(all 76 being 2-bedroom units).
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.
Section 3.3.5. Engineering Design Standards
The project complies with all design standards, requirements and specifications for
services as stated in this section of the LUC.
Storybook, 2"d Filing, Project Development Plan, #49-98B
March 24, 2005 Administrative Public Hearing
Page 3
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: LMN in the City of Fort Collins; undeveloped land (Poudre R-1 School District)
E: LMN in the City of Fort Collins; undeveloped land (Poudre R-1 School District)
S: LMN in the City of Fort Collins; undeveloped land
W: LMN in the City of Fort Collins; existing residential (Storybook)
The property was annexed as part of the Country Club East Annexation in August,
1983, and part of the East Vine Drive 7th Annexation in August, 1983.
On August 11, 1999, the Director of Planning approved the Storybook PDP (Type I,
LUC) development request for 66 dwelling units (4 single-family detached and 62 two-
family dwellings) on 16.6 acres.
On January 14, 2005, the Administrative Hearing Officer approved, with one condition,
a request for modifications of standards set forth in Subsection 3.6.3(D) and Subsection
3.6.3(F) of the LUC.
2. ARTICLE 2- ADMINISTRATION
Section 2.2.2. Step 2: Neighborhood Meetings
The proposed development is for single-family and two-family dwellings, which are
permitted uses in the LMN - Low Density Mixed -Use Neighborhood Zoning District,
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 II) review. A neighborhood meeting was
not held for this development proposal.
3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS
The Storybook, 2nd Filing, PDP development proposal satisfies 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, and Cultural; Division 3.5 -
Building Standards; and Division 3.6 - Transportation and Circulation. Further
discussions of these particular standards follow.
Storybook, 2"d Filing, Project Development Plan, #49-98B
March 24, 2005 Administrative Public Hearing
Page 2
• and district standards located in Division 4.4 LMN - Low Density Mixed -Use
Neighborhood Zoning District of ARTICLE 4 - DISTRICT STANDARDS.
The Storybook, 2'd Filing, PDP development proposal does not comply with the
following requirements in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS,
Section 3.6.3 of the LUC:
• The standards set forth in Subsection 3.6.3(D) Spacing of Limited Collector or
Local Street Intersections With Arterial Streets and Subsection 3.6.3(F)
Utilization and Provision of Sub -Arterial Connections to and From Adjacent
Developments and Developable Parcels of the LUC. A request for modifications
of these standards was approved on January 14, 2005.
Single-family and two-family dwellings are permitted in the LMN — Low Density Mixed -
Use Neighborhood Zoning 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 a residential project
(approximately 14 acres in size) that provides single-family and two-family dwellings on
a property that is partially by developed properties containing residential uses. There is
existing single-family residential to the west and north, and vacant properties zoned
LMN to the east and south.
ITEM NO.
f MEETING DATE 1�11_41b*
STAFF_6e.VtL DL-t-
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Storybook, 2nd Filing, Project Development Plan (PDP) - #49 -98B
APPLICANT: Stewart & Associates
c/o Jack Blake
103 South Meldrum Street
Fort Collins, Colorado 80521
OWNER: Nebarado Construction, Inc.
c/o Gary Mackey
6804 Aaron Drive
Fort Collins, CO. 80524
PROJECT DESCRIPTION:
This is a request for 76 single-family detached and two-family dwelling units (patio
homes and duplexes) on 13.9 acres. The buildings will be up to 29' in height and each
dwelling unit will contain two bedrooms. Access to the development will be from Little
John Lane via Mountain Vista Drive. It is located on the north side of Mountain Vista
Drive just east of the existing Storybook development. The property is zoned LMN - Low
Density Mixed -Use Neighborhood.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The Storybook, 2nd Filing, PDP development proposal complies with 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,
and Cultural; Division 3.5 - Building Standards; and, Division 3.6 -
Transportation and Circulation of ARTICLE 3 - GENERAL DEVELOPMENT
STANDARDS; - -
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT