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HomeMy WebLinkAboutRIGDEN FARM, TENTH FILING - PDP - 56-98AB - P&Z PACKET - RECOMMENDATION/REPORTRigden Farm, Tenth Filing (Spectrum), PDP, #56-98AB May 19, 2005 P & Z Meeting Page 16 would be located within the required minimum 15' setback represents 17% of the total of 222' of building that faces Iowa Drive. The applicant's justification for the building setback in this location is based on the context it is in, which is a street intersection that has a Neighborhood Commercial District designation at all four corners. The development plan as submitted would comply with the "build -to" line standards for mixed -use, institutional, and commercial buildings set forth in Section 3.5.3(B)(2). A reduced setback for a small portion of the main building in this senior independent living residential development, being somewhat of an institutional nature, would be in character with probable building setbacks associated with potential, future non-residential developments to the west and south in the NC - Neighborhood Commercial District. 5. The Project Development Plan complies with applicable district standards of Section 4.5 of the Land Use Code, MMN Zoning District. 6. The Project Development Plan complies with applicable district standards of Section 4.19 of the Land Use Code, NC Zoning District. RECOMMENDATION: Staff recommends approval of the request for a modification of the standard set forth is Section 3.5.2(D)(2) Setback from Nonarterial Streets in the Land Use Code. Staff recommends approval of the Rigden Farm, Tenth Filing (Spectrum Independent Living), Project Development Plan - #56-98AB. Rigden Farm, Tenth Filing (Spectrum), PDP, #56-98AB May 19, 2005 P & Z Meeting Page 15 number of dwelling units' and density in Parcel C. Residential developments containing two-family dwellings and multi -family dwellings are permitted in both parcels. 7. Neighborhood Information Meeting Rigden Farm, Tenth Filing (Spectrum Senior Housing) - PDP contains a proposed land use that is permitted in the NC — Neighborhood Commercial and MMN - Medium Density Mixed -Use Neighborhood Zoning Districts subject to a Planning and Zoning Board (Type 2) review. The proposed use is a senior independent living residential community containing two-family and multi -family dwelling units. The LUC requires that a neighborhood meeting be held for a Type 2 development proposal and a City -facilitated neighborhood meeting was held on November 17, 2004, to discuss this proposal. Approximately 3 residents were in attendance. A copy of the Neighborhood Meeting Notes is attached to this staff report. FINDINGS OF FACT/CONCLUSIONS After reviewing the Rigden Farm, Tenth Filing (Spectrum Independent Living), Project Development Plan, staff makes the following findings of fact and conclusions: 1. The PDP is in conformance with the approved Rigden Farm ODP. 2. The proposed land use is permitted in the MMN - Medium Density Mixed -Use Neighborhood District. 3. The proposed land use is permitted in the NC — Neighborhood Commercial District. 4. The Project Development Plan complies with applicable General Development Standards contained in Article 3 of the Land Use Code, with the exception of Section 3.5.2(D)(2). The applicant has submitted a request for a Modification of Standard of the standard. Staff has determined that: - Granting the requested modification would not be detrimental to the public good and would not impair the intent and purposes of the LUC. - The plan as submitted will promote the general purpose of the standard for which the modification is requested equally as well as a plan which complies with the standard for which a modification is requested, as set forth in Section 2.8.2(H)(1) of the LUC. The 37' of building and porch that Rigden Farm, Tenth Filing (Spectrum), PDP, #56-98AB May 19, 2005 P & Z Meeting Page 14 The 37' of building and porch that would be located within the required minimum 15' setback represents 17% of the total of 222' of building that faces Iowa Drive. The applicant's justification for the building setback in this location is based on the context it is in, which is a street intersection that has a Neighborhood Commercial District designation at all four corners. The development plan as submitted would comply with the "build -to" line standards for mixed -use, institutional, and commercial buildings set forth in Section 3.5.3(B)(2). Staff has determined that a reduced setback for a small portion of the main building in this senior independent living residential development, being somewhat of an institutional nature, would be in character with probable building setbacks associated with potential, future non-residential developments to the west and south in the NC - Neighborhood Commercial District. Staff recommends approval of the request for a modification of the standard set forth in Section 3.5.2(D)(2) Setback from Nonarterial Streets as it relates to the Rigden Farm, Tenth Filing (Spectrum Independent Living) - PDP as submitted. D. Division 3.6, Transportation and Circulation Section 3.6.4, Transportation Level of Service Requirements The proposal complies with the requirements set forth in Section 3.6.4(C) Transportation Impact Study. The applicant provided a Transportation Impact Study (TIS) to the City with the PDP submittal documentation. The City's Traffic Engineer has reviewed the TIS and has determined it to be acceptable. 6. Conformance with the ODP The 4.22 acre property is included on the original Rigden Farm ODP that was approved by the Planning and Zoning Board in April, 1999. It is located in portions of two parcels on the CDP, Parcel A that is designated as Neighborhood Commercial (uses permitted in the NC zoning district) and Parcel C that is designated as Medium Density Mixed -Use (multi -family dwelling units). There was a major amendment to the Rigden Farm ODP approved in November, 2002 that changed the permitted uses in Parcel A and the minimum / maximum Rigden Farm, Tenth Filing (Spectrum), PDP, #56-98AB May 19, 2005 P & Z Meeting Page 13 2. Requirement: If a parcel is bounded by at least 2 streets then the building shall be built to at least 2 build -to lines. Conformance: The building is built to 2 build -to lines located along Iowa Drive and Limon Drive. 3. Requirement: Buildings shall be located no more than 15' from the right-of-way of an adjoining street if the street is smaller than a full arterial. Conformance: The proposed build -to lines are located 12' from the Iowa Drive R.O.W. and 15' from the Limon Drive R.O.W. STAFF'S ANALYSIS OF MODIFICATION REQUEST Section 3.5.2(D)(2) Setback from Nonarterial Streets sets forth the requirement that a residential building be set back a minimum of 15' from an adjacent street right-of-way. In the case of the main building for the Spectrum Independent Living community, there is approximately 37' of building face and porch that would be setback a distance of 9' to 12' from the right-of-way for Iowa Drive. A 21' section of the building face would be set back 12' from the right-of-way and a 16' section of the porch and roof would be set back 9' from the right-of-way. This is right at the northeast corner of Iowa Drive and Limon Drive. This portion of the PDP is in the NC - Neighborhood Commercial District and the properties to the west and south are also in the NC District. In reviewing the proposed alternative plan for purposes of determining whether it accomplishes the purposes of this section as required, Staff has determined that: Granting the requested modification would not be detrimental to the public good and would not impair the intent and purposes of the LUC. The Rigden Farm, Tenth Filing (Spectrum Independent Living) plan as submitted will promote the general purpose of the standard for which the modification is requested equally as well as a plan which complies with the standard for which a modification is requested, as set forth in Section 2.8.2(H)(1) of the LUC. Rigden Farm, Tenth Filing (Spectrum), PDP, #56-98AB May 19, 2005 P & Z Meeting Page 12 incidental to the residential building from any public street right-of- way other than an arterial street right-of-way shall be fifteen (15) feet." To comply with this standard, the portion of the proposed 3- Story Independent Living Facility building located at the corner of Iowa and Limon Drives would be required to be setback from the street at a distance of 15'. We would like to propose that this portion of the proposed building instead be required to follow the setback requirements for mixed -use, institutional and commercial buildings, as set forth in Section 3.5.3(13)(2). This section states that buildings are to be oriented to build -to lines "in order to form visually continuous, pedestrian - oriented streetfronts" with surrounding development. The parcels located to the west, southwest, and south of our property are all zoned N-C and would likely be mixed -use, institutional or commercial developments. We feel that such a modification in standards will promote the general purpose of the Land Use Code better than would a proposal that complies with the residential setback standard. The portion of building located at the corner of Iowa Drive and Limon Drive will contribute to a cohesive, continuous, visually related and functionally linked pattern within the greater context of the surrounding development. Such a relationship will also provide for an overall better pedestrian experience in terms of interest, comfort, and visual continuity. The proposed building would conform to the standards set forth in Section 3.5.3(13)(2) as follows: 1. Requirement: At least 30% of the total length of the building is to be aligned with the build -to line. Conformance: The proposed building has 40% of the building face aligned along the Iowa Drive build -to line and 78% aligned along the Limon Drive build -to line. Rigden Farm, Tenth Filing (Spectrum), PDP, #56-98AB May 19, 2005 P & Z Meeting Page 11 (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the City's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; or (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant; or (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2." The applicant has proposed that the modification of the standard would not be detrimental to the public good and that it meets the requirements of Section 2.8.2(H)(1) of the LUC. APPLICANT'S REQUEST (in Comic Sans M5 font) This letter is to request a modification to the General Development Standards contained in Section 3 of the Land Use Code, specifically as it applies to building setbacks from streets. Section 3.5.2(1))(2), which describes setback requirements for residential buildings, states that the "minimum setback of every residential building and of every detached accessory building that is Rigden Farm, Tenth Filing (Spectrum), PDP, #56-98AB May 19, 2005 P & Z Meeting Page 10 Staff has determined that the additional 6'-4" (with an element up to 16') of building height over 40' will not create adverse impacts on the surrounding area and is in character with existing 2-story and 3-story buildings in the existing development i n Rigden Farm that a re in close proximity to this development. 2. Section 3.5.2, Residential Building Standards The proposal satisfies the Relationship of Dwellings to Streets and Parking standards set forth in Section 3.5.2(C). The proposal satisfies the Residential Building Setbacks, Lot Width and Size standards set forth in Section 3.5.2(D), with the exception of a small portion of the building at the corner of Iowa Drive and Limon Drive. Section 3.5.2(D)(2) states: "Minimum setback of every residential building and of every detached accessory building that is incidental to the residential building from any public street right-of-way other than an arterial street right-of-way shall be fifteen (15) feet. Setbacks from garage doors to the nearest portion of any public sidewalk that intersects with the driveway shall be at least twenty (20) feet." The applicant has submitted a PDP request for the Rigden Farm, Tenth Filing (Spectrum Independent Living). It contains 125 two-family and multi- family dwellings units. There is a small portion of the main building along Iowa Drive that is set back a distance of 9' to 12' from the street right-of- way line. The applicant has submitted a request for a Modification of Standard to Section 3.5.2(D)(2) and the request is attached to this Staff Report. As specified in Section 2.8.2 Modification Review Procedures, (H) (Standards), the Planning and Zoning Board may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good, and that: (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; or Rigden Farm, Tenth Filing (Spectrum), PDP, #56-98AB May 19, 2005 P & Z Meeting Page 9 Views. The taller building shall not substantially alter the opportunity for and quality of desirable views from streets and residential developments within the area. In this instance, the footprint of the 3-story building is 38,945 square feet in size. The additional 6'-4" to 16' of height will not dramatically hinder primary views to the foothills from the existing property immediately to the east that is most affected. The building is o riented primarily east - west, with that overall length being approximately 500'. The accumulative length of the 46'-4" building height is approximately 220' north - south, and the 56' height is approximately 100' in the middle of this expanse. 2. Light and Shadow. The taller building will cast shadows for short periods of time, in the morning and afternoon in the Winter, on portions of the south side of East Drake Road to the north. It will cast a shadow on a small portion of Iowa Drive due west of the building in the early morning. The shadows will have no adverse impact on the distribution of natural and artificial light on the adjacent public and private properties. 3. Privacy. The building is located where it will not infringe on the privacy of adjacent public and private property in the area. Other existing buildings in the immediate surrounding area contain primarily residential uses; and, are from one to four stories in height. The east end of this building is approximately 200' from the closest residential building to the east. Properties to the south and west are currently undeveloped. 4. Neighborhood Scale. The building is compatible with the scale of the buildings in the existing shopping center, multi -family residential neighborhoods, and schools that are in close proximity to the property. The "relative" height, mass, and human scale of the building is complementary to existing buildings in the area. Rigden Farm, Tenth Filing (Spectrum), PDP, #56-98AB May 19, 2005 P & Z Meeting Page 8 Rigden Farm, Spectrum Retirement Facility. The PDP is satisfying the stipulations set forth with the granting of the modification. Also, as permitted in Section 3.2.2(K)(1)(b), there will be a total of 28 on -street parking spaces on Iowa Drive, Limon Drive, and Kansas Drive that are adjacent to this development. e. The proposal complies with Section 3.2.2(K)(5) in that it provides 4 handicapped parking spaces (of the total of 74 spaces on -site) with accessible ramps directly in front of the buildings. A minimum of 3 handicapped spaces is required by the LUC. B. Division 3.3, Engineering Standards 1. Section 3.3.5, Engineering Design Standards The proposal complies with the design standards, requirements, and specifications for the services as set forth in this section. C. Division 3.5, Building Standards 1. Section 3.5.1, Building and Project Compatibility The proposal ensures that the physical and operational characteristics of the proposed building and use are compatible when considered within the context of the surrounding area. It complies with the standards and requirements as set forth in this section of the LUC. Building Height Review. Section 3.5.1(G) states that: All buildings or structures in excess of 40' in height shall be subject to special review pursuant to this subsection (G). The 3-story independent living residential building will be predominantly 46'-4" high, with an element of the building at the core/main entry being 56' -0" high. The applicant has submitted a shadow analysis and visual analysis based on Section 3.5.1(G) Building Height Review in the LUC. Copies of the shadow analysis and visual analysis are attached to this staff memo. Staff has evaluated the criteria for a special review of buildings in excess of 40' in height: Rigden Farm, Tenth Filing (Spectrum), PDP, #56-98AB May 19, 2005 P & Z Meeting Page 7 b. The proposal complies with Section 3.2.1(D)(2)(a) in that canopy shade (street) trees are provided at a 30' - 40' spacing in the parkways along East Drake Road, Iowa Drive, Kansas Drive, and Limon Drive. c. The proposal complies with Section 3.2.1(D)(3) in that no one species of the proposed 137 new trees on the development plan exceeds 15% of the total trees on -site, or 20 trees. The most of any one species is 10 trees. d. The proposal complies with Section 3.2.1(E)(4)(b) in that the on -site parking areas will be screened from Iowa Drive to the west and Limon Drive to the south with deciduous and evergreen shrub plantings that will block at least 75% of the vehicle headlights and extend along at least 70% of the street frontage along the parking areas. e. The proposal complies with Section 3.2.1(E)(5) in that it provides approximately 10% interior landscaping in the parking areas (containing less than 100 parking spaces), satisfying the minimum requirement of 6%. 2. Section 3.2.2, Access, Circulation and Parking a. The proposal complies with Section 3.2.2(C)(4)(a) in that it provides adequate, secure, and convenient bicycle parking located near the entrance to the buildings. Each of the 4 racks will accommodate 2 bicycles, equaling a total of 8 spaces, which exceeds the minimum of 4 spaces required. b. The proposal complies with Section 3.2.2(C)(5)(a) in that it provides direct, safe, and continuous walkways and bicycle connections to major pedestrian and bicycle destinations in the surrounding area. c. The proposal complies with Sections 3.2.2(D)(1) & (2) in that it provides for pedestrian and vehicle separation, to the maximum extent feasible, via direct walkways from East Drake Road to the north, Iowa Drive to the west, and Limon Drive to the south. d. The proposal does not comply with Section 3.2.2(K)(1)(a) in that the project will provide a total of 74 parking spaces on -site. This does not satisfy the minimum on -site parking requirements for the proposed residential development; however, the Planning and Zoning Board approved a modification of this standard on October 21, 2004 for the Rigden Farm, Tenth Filing (Spectrum), PDP, #56-98AB May 19, 2005 P & Z Meeting Page 6 a. Overall Plan. This development proposal complies with Section 4.19(E)(1)(a) in that the development plan does contribute to a cohesive, visually related, and functionally linked pattern within existing and planned developments within the contiguous Neighborhood Commercial District area in terms of street and sidewalk layout, building siting, and character of design. b. Central Feature of Gathering Place. The development proposal contains an outdoor garden courtyard, seating, and dining area at the northwest corner of the building (approximately 6,000 square feet in size) that provides an accessible gathering place for the residents and guests of this senior independent living community. The development site is about 1,400 feet to 1,500 feet from the existing park and community building for the overall Rigden Farm development. Access to a park and gathering place is considered to be satisfied with this development request. 2. Section 4.19(E)(2) Block Requirements. a. Block Structure. This development plan complies with Section 4.19(E)(2)(a) in that it is surrounded by dedicated public streets on all four sides. b. Block Size. This development plan contains a senior independent living community on 4.22 acres, which is less than the maximum of 10 acres in a block as permitted in Section 4.19(E)(2)(b). 5. Article 3 of the LUC — General Development Standards The PDP complies with all applicable General Development Standards, more specifically as follows: A. Division 3.2, Site Planning and Design Standards 1. Section 3.2.1, Landscaping and.Tree Protection a. The proposal complies with Section 3.2.1(D)(1)(c) in that it provides "full tree stocking" within 50' of the buildings, according to the standards set forth in this section. Rigden Farm, Tenth Filing (Spectrum), PDP, #56-98AB May 19, 2005 P & Z Meeting Page 5 The PDP meets the applicable Development Standards, more specifically: 1. Section 4.5(E)(1)(a) Block Structure. The proposal complies with this section because the total 4.22 acre site is bounded streets on all 4 sides. 2. Section 4.5(E)(1)(b) Block Size. The proposal complies with this section because the block is 4.22 acres in size, less than the maximum size limitation of 7 acres. 3. Section 4.5(E)(1)(c) Minimum Building Frontage. The building frontage on all 4 streets surrounding this development exceeds the required 40% of each block side or 50% of the block faces of the total block. 4. Section 4.5(E)(1)(d) Building Height. The building is proposed to be 3 stories in height, thus satisfying the maximum height limitation of 3 stories. 4. Division 4.19 of the LUC — Neighborhood Commercial District The proposed multi -family dwellings are permitted in the NC Zoning District subject to a Planning and Zoning Board (Type 2) review. The PDP meets the applicable Land Use Standards, more specifically: 1. Section 4.19(D)(2) Secondary Uses. The development proposal is for a senior independent living facility containing 125 dwelling units on 4.22 acres. It provides a specialized two- family and multi -family residential community between conventional residential developments and planned/constructed neighborhood uses in the overall Rigden Farm development. There are also existing schools in the immediate area. The PDP meets the applicable Development Standards, more specifically: 1. Section 4.19(E)(1) Site Planning. Rigden Farm, Tenth Filing (Spectrum), PDP, #56-98AB May 19, 2005 P & Z Meeting Page 4 October 21, 2004. This standard requires that a minimum amount of parking for residential uses be provided on -site, based on the number of bedrooms in each dwelling unit. The applicant was granted a ratio of 0.56 spaces per dwelling unit in the large, main residential building. 2. The Project The proposed Rigden Farm, Tenth Filing (Spectrum Independent Living) will contain a total of 125 dwelling units in 5 separate buildings. The main 3-story building will contain 116 units, one triplex cottage building will contain 3 units, and three duplex cottage buildings will contain 6 units. A total of 74 parking spaces (freestanding garage structures, garages attached to the cottages, and open, surface spaces) will be provided on the site and 28 parking spaces will be available on Limon, Kansas, and Iowa Drives adjacent to the site. 3. Division 4.5 of the LUC - Medium Density Mixed -Use Neighborhood District The proposed two-family dwellings and multi -family dwellings are permitted in the MMN District subject to an administrative (Type 1) review. However, since this overall PDP contains a Type II use in the NC District portion of the project the entire development proposal must be processed as a Type 2 review. The PDP meets the applicable Land Use Standards, more specifically: 1. Section 4.5(D)(1) Density. The development proposal satisfies this section because the net density, being 29.6 dwelling units per acre, exceeds the minimum requirement of 12 dwelling units per acre. 2. Section 4.5(D)(3) Access to a park, central feature or gathering place. The development proposal contains an outdoor garden courtyard, seating, and dining area at the northwest corner of the building (approximately 6,000 square feet in size) that provides an accessible gathering place for the residents and guests of this senior independent living community. The development site is about 1,400 feet to 1,500 feet from the existing park and community building for the overall Rigden Farm development. Access to a park and gathering place is considered to be satisfied with this development request. Rigden Farm, Tenth Filing (Spectrum), PDP, #56-98AB May 19, 2005 P & Z Meeting Page 3 center and focal point; not merely a series of individual development projects in separate zone districts." This proposal complies with the purpose of the MMN and NC Districts as it provides a senior independent living community that is part of a large overall development plan (ODP) for commercial and residential uses. The ODP links together the NC District with MMN -Medium Density Mixed -Use and LMN - Low Density Mixed -Use Districts by a planned network of streets and trails. The proposal is subject to a Planning and Zoning Board (Type 2) review because a portion of this PDP is a Type 2 use (multi -family dwellings) in the NC District. This proposed new development will be on a vacant parcel of land that is in both the MMN and NC Districts. It will tie into and utilize existing roadways, utilities, and services in the area. COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: T, MMN; existing commercial and approved mixed -use development (Cargill, Inc. and Sidehill) E: MMN; planned multi -family (Parkside Commons) S: NC; vacant, undeveloped ground (Rigden Farm) W: NC; vacant, undeveloped ground (Rigden Farm) The property was annexed into the City in November, 1997 as part of the Timberline Annexation. The property is included on the original Rigden Farm ODP that was approved by the Planning and Zoning Board in April, 1999. It is located in portions of two parcels on the ODP, Parcel A that is designated as Neighborhood Commercial (uses permitted in the NC zoning district) and Parcel C that is designated as Medium Density Mixed -Use (multi -family dwelling units). There was a major amendment to the Rigden Farm ODP approved in November, 2002 that changed the permitted uses in Parcel A and the minimum / maximum number of dwelling units and density in Parcel C. The Planning and Zoning Board approved a modification of the parking requirement standard set forth in Section 3.2.2(K)(1)(a) - Attached Dwellings on Rigden Farm, Tenth Filing (Spectrum), PDP, #56-98AB May 19, 2005 P & Z Meeting Page 2 DEVELOPMENT STANDARDS, with the exception of Section 3.5.2(D)(2). The applicant has requested a modification of the standard; standards located in Division 4.5 Medium Density Mixed -Use Neighborhood (MMN) of ARTICLE 4 - DISTRICTS; and standards located in Division 4.19 Neighborhood Commercial (NC) of ARTICLE 4 — DISTRICTS. Two-family dwellings and multi -family dwellings are permitted in the MMN - Medium Density Mixed -Use Neighborhood Zoning 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. Multi -family dwellings are permitted in the NC — Neighborhood Commercial Zoning District, subject to a Planning and Zoning Board (Type 2) review. The NC District is: Intended to be a mixed -use commercial core area anchored by a supermarket or grocery store and a transit stop. The main purpose of this District is to meet consumer demands for frequently needed goods and services, with an emphasis on servicing the surrounding residential neighborhoods typically including a Medium Density Mixed -Use Neighborhood. In addition to retail and service uses, the District may include neighborhood -oriented uses such as schools, employment, day care, parks, small civic facilities, as well as residential uses. This District is intended to function together with a surrounding Medium Density Mixed -Use Neighborhood, which in turn serves as a transition and a link to larger surrounding low -density neighborhoods. The intent is for the component zone districts to form an integral town -like pattern of development with this District as a ITEM NO. 4 MEETING DATE 5/19/05 STAFF steveo t Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Rigden Farm, Tenth Filing (Spectrum Independent Living), Project Development Plan - #56-98AB APPLICANT: Davis Partnership, Architects c/o Lynn Moore 2301 Blake Street, Suite 100 Denver, CO. 80205 OWNER: Rigden Farm, LLC 1027 West Horsetooth Road, #200 Fort Collins, CO. 80526 PROJECT DESCRIPTION: This is a request for senior independent living in a two-family dwelling and multi -family dwelling residential community on 4.22 acres. There will be a total of 125 dwelling units in 5 buildings. A main building will contain 116 units, one triplex cottage building will contain 3 units, and three duplex cottage buildings will contain 6 units. A total of 74 parking spaces will be provided on the site. The property is located at the southeast corner of East Drake Road and Iowa Drive. Limon Drive will form the south property line and Kansas Drive will form the east property line. The property is in the NC — Neighborhood Commercial and MMN - Medium Density Mixed -Use Neighborhood Zoning Districts. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This Project Development Plan (PDP) 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 3.5 - Building Standards, and Division 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO80522-0580 (970) 221-6750 PLANNING DEPARTMENT