HomeMy WebLinkAboutRIDGEWOOD HILLS 4TH FILING, TRACTS N & T - PDP - 55-84N - REPORTS - RECOMMENDATION/REPORTRidgewood Hills 4th Filing, Tracts N & T, Project Development Plan, #55-84N
December 19, 2005 Administrative Public Hearing
Page 11
D. The Ridgewood Hills 4th Filing, Tracts N & T - PDP complies with all applicable
Land Use and Development Standards contained in ARTICLE 4 - DISTRICTS,
Division 4.5 - Medium Density Mixed -Use Neighborhood of the LUC, with the
following exceptions:
The standard located in Section 4.5(D) Land Use Standards, more
specifically Subsection 4.5(D)(1) Density, requiring that residential
developments in the MMN District have an overall minimum average
density of 12 dwelling units per net acre of residential land, of ARTICLE 4
- DISTRICTS. A modification of this standard was approved by an
Administrative Hearing Officer on July 8, 2004.
Section 4.5(D) Land Use Standards, more specifically Subsection
4.5(D)(2)(d) Lot Pattern, requiring that the lot size and layout pattern shall
be designed to allow buildings to face toward the street, of ARTICLE 4 -
DISTRICTS. A modification of this standard was approved by an
Administrative Hearing Officer on July 8, 2004.
E. The Ridgewood Hills 4th Filing, Tracts N & T - PDP is compatible with the
surrounding land uses.
RECOMMENDATION:
Staff recommends approval of the Ridgewood Hills 41h Filing, Tracts N & T - Project
Development Plan - #55-84N.
Ridgewood Hills 4th Filing, Tracts N & T, Project Development Plan, #55-84N
December 19, 2005 Administrative Public Hearing
Page 10
Section 4.5(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 4th Filing, Tracts N & T - 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 4th Filing, Tracts N & T - PDP complies with all 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, with the following exceptions:
* The standard located in Section 3.5.2(C) Relationship of Dwellings to
Streets and Parking, more specifically Subsection 3.5.2(C)(2) Street -
Facing Facades, requiring every building containing 4 or more dwelling
units to have at least 1 building entry or doorway facing any adjacent
street that is smaller than a full arterial or has on -street parking, of
ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS. A modification
of this standard was approved by an Administrative Hearing Officer on
July 8, 2004.
* The standard located in Section 3.6.2(L) Private Drives, more specifically
Subsection 3.6.2(L)(1)(a) When Allowed, requiring that private drives
provide access only within the development property or additional cross -
access between developments connected by streets, of ARTICLE 3 -
GENERAL DEVELOPMENT STANDARDS. A modification of this
standard was approved by an Administrative Hearing Officer on July 8,
2004.
C. The Ridgewood Hills 4th Filing, Tracts N & T - PDP complies with all applicable
Land Use and Development Standards contained in ARTICLE 4 - DISTRICTS,
Division 4.4 - Low Density Mixed -Use Neighborhood of the LUC.
Ridgewood Hills 4th Filing, Tracts N & T, Project Development Plan, #55-84N
December 19, 2005 Administrative Public Hearing
Page 9
B. . Division 4.5 — Medium Density Mixed -Use Neighborhood District
Single-family attached dwellings (multi -family 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 single-family attached dwellings (multi -family residential) 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.
Section 4.5(D) Land Use Standards
The proposal satisfies the applicable land use standards in the MMN District, with the
following exceptions:
Section 4.5(D)(1) Density. The MMN District requires that residential
developments have an overall minimum average density of 12 dwelling units per
net acre of residential land. The net residential density for Tract T is 10.2
dwelling units per acre. A modification of this standard was approved by an
Administrative Hearing Officer on July 8, 2004.
Section 4.5(D)(2)(d) Lot Pattern. This section requires that the lot size and
layout pattern shall be designed to allow buildings to face toward the street. Only
3 of the 11 buildings in Tract T actually face Avondale Road, the only adjacent
street. A modification of this standard was approved by an Administrative
Hearing Officer on July 8, 2004.
Ridgewood Hills 4ch Filing, Tracts N & T, Project Development Plan, #55-84N
December 19, 2005 Administrative Public Hearing
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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.
5. ARTICLE 4 - DISTRICTS
A. Division 4.4 - Low Density Mixed -Use Neighborhood
Two-family dwellings (duplexes) 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 an infill project
within Ridgewood Hills, 3`d Filing that provides two-family dwellings (duplexes) 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 4.4(D) Land Use Standards
The proposal satisfies the applicable land use standards in the LMN District.
Section 4.4(E) Development Standards
The proposal satisfies the applicable development standards in the LMN District.
Ridgewood Hills 41h Filing, Tracts N & T, Project Development Plan, #55-84N
December 19, 2005 Administrative Public Hearing
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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 lap siding, board & batten
siding, a stone masonry as a foundation material, and asphalt
composition roof shingles.
•_ 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 all Relationship of Dwellings to Streets and Parking
standards, with the exception of Section 3.5.2(C)(2) Street -Facing Facades. A
modification of this standard was approved by an Administrative Hearing Officer on July
8, 2004.
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, with
the exception of Section 3.6.2(L)(1)(a) Private Drives, When Allowed. A modification of
this standard was approved by an Administrative Hearing Officer on July 8, 2004.
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
Ridgewood Hills 4th Filing, Tracts N & T, Project Development Plan, #55-84N
December 19, 2005 Administrative Public Hearing
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• There are a total of 109 proposed parking spaces on -site for Tract T.
There will be 46 surface parking spaces and 63 garage parking spaces in
the dwelling unit structures. There will be 2 handicapped parking spaces
as part of the total of 46 spaces outside surface spaces.
• Section 3.2.2(K)(1) sets forth minimum parking requirements for
residential land uses. The minimum parking required for the project is as
follows:
90 spaces for the proposed 45 3-bedroom dwelling units, at 2.00
spaces per 3-bedroom unit.
The minimum handicapped parking required for the 46 outside
surface parking spaces is 2 spaces, at 1 space for 26 to 50 spaces.
Staff finds that the parking to be provided meets the minimum requirements of
the LUC for the proposed residential uses 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
The proposal satisfies all applicable Building and Project Compatibility standards,
more specifically:
Architectural Character. The proposed two-family and multi -family residential
buildings will be similar in height (1-story and 2-story up to 28'-9") to the existing
single-family residential buildings in areas in close proximity to this development.
They will reflect the proportions and roofline articulation of those existing
buildings. The roofs will be sloped.
Building Size, Height, Bulk, Mass, Scale. The proposed buildings will be
similar in height and massing to the existing residential buildings in the area. The
Ridgewood Hills 4ch Filing, Tracts N & T, Project Development Plan, #55-84N
December 19, 2005 Administrative Public Hearing
Page 5
3. GENERAL PROJECT DESCRIPTION
The proposed development is for twenty-eight (28) 2-family dwelling units (duplexes) on
Tract N, being 5.2 gross/net acres in size; and, forty-five (45) single-family attached
dwelling units (multi -family) on Tract T, being 4.4 net acres in size. There will be 14
buildings, each containing 2 dwelling units, on Tract N; and, there will be 11 buildings,
each containing 2, 4, or 5 dwelling units, on Tract T. The two-family dwellings on Tract
N will be a mix of 1-story and 2-story buildings. The multi -family buildings on Tract T will
be 2 stories, 28'-9", in height. All of the dwelling units in Tract T will contain 3 bedrooms.
4. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS
The Ridgewood Hills 41h Filing, Tracts N & T - PDP development proposal does not
meet all of the applicable standards in ARTICLE 3 - GENERAL DEVELOPMENT
STANDARDS of the LUC. The applicant has submitted a request for modifications of
the standards that are not being met. 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 25' to 40' on -center in the 5' - 7' wide parkways
(between curb and sidewalk) along Avondale Road, a collector street, and along
Woodrow Drive, a local street. There are existing street trees at 25' to 40' on -
center behind the attached sidewalk along Triangle Drive.
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.
• Off-street parking for the two-family dwellings in Tract N will be contained
in the attached 2-car garages for each dwelling unit. There will be 9
surface parking spaces for guest parking.
Ridgewood Hills 4th Filing, Tracts N & T, Project Development Plan, #55-84N
December 19, 2005 Administrative Public Hearing
Page 4
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.
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 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 two-family and multi -family dwellings, which are
permitted uses in the LMN - Low Density Mixed -Use Neighborhood and MMN - Medium
Density Mixed -Use Neighborhood Zoning 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 March 22, 2004, for the Ridgewood Hills 4th Filing, Tracts N & T -
PDP development proposal. A copy of the Questions, Concerns, Comments,
Responses that were recorded at the meeting is attached to this Staff Report.
Ridgewood Hills 4th Filing, Tracts N & T, Project Development Plan, #55-84N
December 19, 2005 Administrative Public Hearing
Page 3
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 two-family dwellings (duplexes) 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.
Single-family attached dwellings (multi -family 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 single-family attached dwellings (multi -family residential) 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 4th Filing, Tracts N & T, Project Development Plan, #55-84N
December 19, 2005 Administrative Public Hearing
Page 2
and the applicable district standards located in ARTICLE 4 - DISTRICTS of the
LUC (Division 4.4 LMN - Low Density Mixed -Use Neighborhood and Division
4.5 MMN — Medium Density Mixed -Use Neighborhood Zoning District).
The Ridgewood Hills 41h Filing, Tracts N & T - PDP proposal does not comply with the
following requirements of the LUC:
The standard located in Section 3.5.2(C) Relationship of Dwellings to Streets
and Parking, more specifically Subsection 3.5.2(C)(2) Street -Facing Facades,
requiring every building containing 4 or more dwelling units to have at least 1
building entry or doorway facing any adjacent street that is smaller than a full
arterial or has on -street parking, of ARTICLE 3 - GENERAL DEVELOPMENT
STANDARDS. A modification of this standard was approved by an
Administrative Hearing Officer on July 8, 2004.
The standard located in Section 3.6.2(L) Private Drives, more specifically
Subsection 3.6.2(L)(1)(a) When Allowed, requiring that private drives provide
access only within the development property or additional cross -access between
developments connected by streets, of ARTICLE 3 - GENERAL
DEVELOPMENT STANDARDS. A modification of this standard was approved by
an Administrative Hearing Officer on July 8, 2004.
The standard located in Section 4.5(D) Land Use Standards, more specifically
Subsection 4.5(D)(1) Density, requiring that residential developments in the
MMN District have an overall minimum average density of 12 dwelling units per
net acre of residential land, of ARTICLE 4 - DISTRICTS. A modification of this
standard was approved by an Administrative Hearing Officer on July 8, 2004.
Section 4.5(D) Land Use Standards, more specifically Subsection 4.5(D)(2)(d)
Lot Pattern, requiring that the lot size and layout pattern shall be designed to
allow buildings to face toward the street, of ARTICLE 4 - DISTRICTS. A
modification of this standard was approved by an Administrative Hearing Officer
on July 8, 2004.
Two-family dwellings (duplexes) 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
ITEM NO. _
MEETING DATE 12
STAFF. f->IX
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Ridgewood Hills 4th Filing, Tracts N & T,
Project Development Plan (PDP) - #55-84N
APPLICANT: Vignette Studios
c/o Terence Hoaglund or Randy Rogers
144 North Mason Street, Suite #2
Fort Collins, CO 80524
OWNER: Heyne - Schuster, Inc.
4190 North Garfield
Loveland, CO 80538
PROJECT DESCRIPTION:
This is a request for twenty-eight (28) two-family dwelling units (duplexes) on Tract N,
being 5.2 gross/net acres in size; and, forty-five (45) single-family attached dwelling
units (multi -family) on Tract T, being 4.4 net acres in size. This proposed project is
located on the north and south sides of Avondale Road (extended), southeast of
Triangle Drive, and north of Peyton Drive at the intersection of Avondale Road and
Triangle Drive in the Ridgewood Hills development. Proposed accesses to the
development sites are from Triangle Drive and Avondale Road. The property is zoned
LMN, Low Density Mixed -Use Neighborhood and MMN, Medium Density Mixed -Use
Residential.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The Ridgewood Hills 41h Filing, Tracts N & T - 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 3.5 - 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