HomeMy WebLinkAboutRIGDEN FARM, 12TH FILING - PDP - 56-98AN - REPORTS - RECOMMENDATION/REPORTRigden Farm 121h Filing, Brooklyn Park Rowhouses, Phase 2, Project Development
Plan, #56-98AN
February 12, 2007 Administrative Public Hearing
Page 9
RECOMMENDATION:
Staff recommends approval of the Rigden Farm 12th Filing, Brooklyn Park Rowhouses,
Phase 2, Project Development Plan - #56-98AN.
Rigden Farm 12th Filing, Brooklyn Park Rowhouses, Phase 2, Project Development
Plan, #56-98AN
February 12, 2007 Administrative Public Hearing
Page 8
existing school to the east, existing multi -family residential to the south, an approved
long-term care facility (assisted living) to the north, and a planned commercial center (in
the City's development review process) to the west.
Section 4.6(D) Land Use Standards
The proposal satisfies the applicable land use standards in the MMN — Medium Density
Mixed -Use Neighborhood Zoning District as follows:
Section 4.6(D)(1) Density. The Rigden Farm 12th Filing, Brooklyn Park
Rowhouses, Phase 2, PDP development proposal is for 63 residential dwelling
units on a property that is 2.6 acres (gross & net) in size. The gross & net
residential density is 24.2 dwelling units per acre. The MMN District has a
minimum density requirement of 12 dwelling units per net acre of residential
land. The project is considered to be in compliance with this standard.
Section 4.6(E) Development Standards
The proposal satisfies the applicable development standards in the MMN - Medium
Density Mixed -Use Neighborhood Zoning District.
5. Findings of Fact/Conclusion:
A. The Rigden Farm 12th Filing, Brooklyn Park Rowhouses, Phase 2, PDP contains
uses permitted in the MMN - Medium Density Mixed -Use Neighborhood Zoning
District, subject to Administrative Review and public hearing.
B. The Rigden Farm 12th Filing, Brooklyn Park Rowhouses, Phase 2, PDP meets all
applicable standards as put forth in 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 Rigden Farm 12th Filing, Brooklyn Park Rowhouses, Phase 2, PDP complies
with all applicable Land Use and Development Standards contained in Article 4,
Division 4.6 of the LUC.
D. The Rigden Farm 12th Filing, Brooklyn Park Rowhouses, Phase 2, PDP is
compatible with the surrounding land uses.
Rigden Farm 12th Filing, Brooklyn Park Rowhouses, Phase 2, Project Development
Plan,#56-98AN
February 12, 2007 Administrative Public Hearing
Page 7
D. 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(8), 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 4.6 - Medium Density Mixed -Use Neighborhood District
Multi -family dwellings (residential uses) 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.
This proposal complies with the purpose of the MMN - District as it is an infill project
that provides multi -family dwellings (each containing 7, 8, or 9 units) on a property that
is surrounded by both developed and currently undeveloped properties. There is an
Rigden Farm 121h Filing, Brooklyn Park Rowhouses, Phase 2, Project Development
Plan, #56-98AN
February 12, 2007 Administrative Public Hearing
Page 6
Section 3.5.2. Residential Building Standards
The Rigden Farm 12th Filing, Brooklyn Park Rowhouses, Phase 2, PDP satisfies all
Relationship of Dwellings to Streets and Parking standards, more specifically:
Orientation to a Connecting Walkway. Every front facade with a primary
entrance to a dwelling unit shall face the adjacent street to the extent reasonably
feasible. Every front facade with a primary entrance to a dwelling unit shall face a
connecting walkway with no primary entrance more than 200' from a street
sidewalk.
• Buildings 1 & 2 do not directly face the adjacent streets (Iowa Drive and
Kansas Drive); however, primary entrances to all the dwelling units face a
connecting "major walkway spine", to the north, and are located distances
of 170' to 197' from the street sidewalks.
• Buildings 3 - 6 do not directly face the adjacent streets (Iowa Drive and
Kansas Drive); however, primary entrances to all the dwelling units face a
connecting "major walkway spine", internal to the cluster of 4 buildings,
and are located distances of 153' to 170' from the street sidewalks.
• Buildings 7 & 8 face directly onto Custer Drive, to the south, with primary
entrances to all the dwelling units having direct sidewalk connections to
the street sidewalk.
Street -Facing Facades. Every building containing 4 or more dwelling units shall
have at least 1 building entry or doorway facing any adjacent street that is
smaller than a full arterial or has on -street parking.
• Buildings 1 & 2 (containing 8 & 9 units, respectively) each have end
dwelling units with a building entry/doorway facing the adjacent street
(Iowa Drive or Kansas Drive).
• Buildings 3 & 4 (containing 8 & 8 units, respectively) each have end
dwelling units with a building entry/doorway facing the adjacent street
(Iowa Drive or Kansas Drive).
• Buildings 5 & 6 (containing 8 & 7 units, respectively) each have end
dwelling units with a building entry/doorway facing the adjacent street
(Iowa Drive or Kansas Drive).
• Buildings 7 & 8 (containing 8 & 7 units, respectively) each have end
dwelling units with a building entry/doorway facing the adjacent street
(Iowa Drive or Kansas Drive).
Rigden Farm 12t' Filing, Brooklyn Park Rowhouses, Phase 2, Project Development
Plan, #56-98AN
February 12, 2007 Administrative Public Hearing
Page 5
The proposal satisfies all applicable Building and Project Compatibility standards,
more specifically:
Architectural Character. The proposed residential buildings will be similar in
height (ranging from 24' to 39') to the existing residential buildings in areas in
close proximity to this development. They will reflect the proportions and roofline
articulation of those existing buildings, especially the existing Brooklyn Park
Rowhouses to the south. The roofs will be a combination of sloped and flat, with
significant cornice features on the flat roofs. The actual living spaces will be on 2
stories, with a 2-car garage below each dwelling unit. The apparent 3-story
elevations with garages, on the rear of the buildings, will all be internal to the
site. The buildings will all have a 2-story appearance to Custer Drive to the south
and to the long-term care facility to the north, with varying heights of 24' to 35'.
Building Size, Height, Bulk, Mass, Scale. The proposed buildings will be
similar in height and massing to the existing residential buildings in the area,
especially the existing Brooklyn Park Rowhouses to the south. The massing of
the building fronts will be broken up with substantial wall plane variations,
windows, and varying roofline directions and heights.
Building materials. The proposed structures will consist of the following
building materials:
• The materials for the buildings will consist of brick siding, stucco (EIFS)
siding, and asphalt composition roof shingles.
• The colors for the main bodies of the buildings are:
red, brown, and tan brick
brown, tan, beige, and cream stucco (EIFS)
• The asphalt shingles will be grey -brown in color.
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.
Rigden Farm 12th Filing, Brooklyn Park Rowhouses, Phase 2, Project Development
Plan, #56-98AN
February 12, 2007 Administrative Public Hearing
Page 4
25' to 35' on -center in the parkway along Custer Drive. Several new street trees
will be planted in this parkway.
Section 3.2.2. Access, Circulation and Parking
The proposal satisfies the 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 126 proposed parking spaces on -site. They will all be
garage parking spaces in the dwelling unit structures.
• Section 3.2.2(K)(1) sets forth minimum parking requirements for
residential land uses. The minimum parking required for the project (118
spaces) is as follows:
60 spaces for the proposed 34 2-bedroom dwelling units, at 1.75
spaces per 2-bedroom unit.
58 spaces for the proposed 29 3-bedroom dwelling units, at 2.00
spaces per 3-bedroom unit.
Staff finds that the on -site parking to be provided meets, and exceeds, the
minimum requirements of the LUC for the proposed residential use in the
development.
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.
C. Division 3.5 - Building Standards
Section 3.5.1. Building and Project Compatibility
Rigden Farm 12th Filing, Brooklyn Park Rowhouses, Phase 2, Project Development
Plan, #56-98AN
February 12, 2007 Administrative Public Hearing
Page 3
The property is part of Parcel C of the Rigden Farm Overall Development Plan (ODP)
that was approved by the Planning and Zoning Board in April, 1999. Parcel C was
approved for multi -family dwelling units.
The property is part of Parcel C of the Rigden Farm, Amended ODP that was approved
by Minor Amendment in November, 2002. Parcel C is approved for multi -family dwelling
units.
The property has not previously been subdivided.
2. ARTICLE 2 - ADMINISTRATION
Section 2.2.2. Step 2: Neighborhood Meetings
The proposed development is for multi -family dwellings, which are permitted uses in the
MMN - Medium 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 2) review. Therefore, a City -sponsored and facilitated
neighborhood information meeting was not held for the Rigden Farm 12th Filing,
Brooklyn Park Rowhouses, Phase 2, PDP development proposal.
3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS
The Rigden Farm 12th Filing, Brooklyn Park Rowhouses, Phase 2, PDP development
proposal meets all of 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
3.5 - 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:
Street trees. The proposed street tree planting is in accordance with Section
3.2.1(D)(2)(a), providing trees at 35' to 40' on -center in the 6' wide parkways
(between curb and sidewalk) on the east side of Iowa Drive, a local street, and
on the west side of Kansas Drive, a local street. There are existing street trees at
Rigden Farm 12th Filing, Brooklyn Park Rowhouses, Phase 2, Project Development
Plan, #56-98AN
February 12, 2007 Administrative Public Hearing
Page 2
and the applicable district standards located in ARTICLE 4 - DISTRICT
STANDARDS of the LUC (Division 4.6 MMN - Medium Density Mixed -Use
Neighborhood Zoning District).
Multi -family dwellings (residential uses) 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.
This proposal complies with the purpose of the MMN - District as it is an infill project
that provides multi -family dwellings (each containing 7, 8, or 9 units) on a property that
is surrounded by both developed and currently undeveloped properties. There is an
existing school to the east, existing multi -family residential to the south, an approved
long-term care facility (assisted living) to the north, and a planned commercial center (in
the City's development review process) to the west.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: MMN; undeveloped (approved New Dawn Assisted Living)
E: MMN; existing school (Pioneer Charter)
S: MMN; existing multi -family residential (Brooklyn Park Rowhouses)
W: MMN; undeveloped (planned Center at Rigden Farm)
The property was annexed as part of the Timberline Annexation in November, 1997.
ITEM NO.
MEETING DATE 2 l Z 7
STAFF_ }.}S:bA DLT'
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Rigden Farm 12th Filing, Brooklyn Park Rowhouses, Phase 2,
Project Development Plan (PDP) - #56-98AN
APPLICANT: M. Torgerson Archtitects
c/o Troy Jones
204 Walnut Street, Suite D
Fort Collins, Colorado 80524
OWNER: Longmeadow Holdings, LLC
P.O. Box 273462
Fort Collins, CO. 80527
PROJECT DESCRIPTION:
This is a request is for a total of 63 dwelling units on 2.6 acres, for a gross/net
residential density of 24.2 dwelling units per acre. There will be 8 buildings (each
containing 7, 8, or 9 units) with a mix of 2-bedroom and 3-bedroom dwelling units. The
building heights will be 2 stories with walkout (3 stories internally, on the garage sides),
with varying roof heights ranging from 24' to 39'. The proposed project is located at the
northeast corner of Custer Drive and Iowa Drive in the Rigden Farm mixed -use
development. Kansas Drive forms the east boundary to the site. Proposed access to
the development site is from 2 points on Iowa Drive and 2 points on Kansas Drive. The
property is zoned MMN, Medium Density Mixed -Use Residential.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The Rigden Farm 12th Filing, Brooklyn Park Rowhouses, Phase 2, PDP development
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,
r= R Division 3.3 - Engineering Standards, 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