HomeMy WebLinkAboutNEW PROSPECT - PDP - 4-10 - REPORTS - RECOMMENDATION/REPORTthe adopted transportation Level of Service standards as contained in Part
II of the City of Fort Collins Multi -modal Transportation Level of Service
Manual. The T.I.S. concludes that the future Level of Service at the key
intersections will be acceptable.
5. Neighborhood Information Meeting
A neighborhood information meeting was held on December 7, 2009. A
summary of the meeting is attached.
6. Findings of Fact / Conclusion
In evaluating New Prospect P.D.P., Staff makes the following findings:
A. The P.D.P. complies with the conclusions of the East Prospect Spring
Creek Design Charrette of 2004.
B. The P.D.P. complies with the land use and development standards of
the Low Density Mixed -Use Neighborhood zone district.
C. The P.D.P. complies with the applicable General Development
Standards.
D. A neighborhood meeting was held in December of 2009. With the
design restrictions on Lot 25, the P.D.P. is found to be compatible with
the surrounding area.
RECOMMENDATION:
Staff recommends approval of New Prospect P.D.P, #4-10.
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Commons. With respect to architectural character, there is a wide range of
buildings styles among the three surrounding projects such that an existing
architectural character is not definitively established. Proposed houses will not
exceed two stories in height.
L. Section 3.5.1(D) — Privacy Considerations
There are five lots on the east where the backyards will adjoin Pinnacle
Townhomes. There is only one house across the east property line which would
be impacted. As mentioned, along the west property line, there is only one lot,
Lot 25, which will adjoin Prospect Commons. Lot 25 will be subject to further
restrictions to comply with privacy considerations. For example, the western
portion of this house will restricted to being a one-story garage.
M. Section 3.5.2(C)(1) — Relationship of Dwellings to Streets and Parking
The interior loop road is a private drive. Lots 3 — 17 will face an internal central
green, not the private drive. These lots are referred to as "rear -loaded" as the
garages will face the private drive. As mentioned, the central green is served by
a network of walkways. All other lots will be "front -loaded" and served by either
Apex Drive (public) or the private drive.
N. Section 3.5.2(E) — Garage Doors
The interior loop road is a private drive not a public street. Therefore, the garage
standards do not apply.
O. Section 3.6.2(L) — Private Drives
The proposed private drive will not attract through traffic and is only connected to
one street. (Ellis/Apex is considered one street but is required to have two
names by Poudre Fire Authority due to the ninety degree directional change.)
The design complies with the Emergency Access criteria of Section 3.6.6.
P. Section 3.6.3 — Utilization and. Provision of Sub -Arterial Street
Connections to and From Adjacent Developments
The P.D.P. provides for the extension of Apex Drive from Pinnacle Townhomes.
This connects the two projects and allows each two access points to Prospect
Road — Robertson Street and Ellis Street.
Q. Section 3.6.4 — Transportation Level of Service
The Transportation Impact Study has been reviewed and evaluated by the
Traffic Operations and Transportation Planning Departments. The project
provides vehicular, pedestrian and bicycle facilities necessary to maintain
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shadow which would be cast by a twenty-five foot hypothetical wall located along
the property lines between the hours of 9:00 a.m. and 3:00 p.m. MST on
December 21st. The west property line of Lot 25 shares 32 feet with the adjacent
lot to the west in Prospect Commons. The applicant has committed that the
house on Lot 25 will be restricted to one-story in height and setback at least five
feet from the shared property line. With these parameters, a new house on Lot
25 will not cast a shadow greater than a twenty-five hypothetical wall.
I. Section 3.4.1(E) — Establishment of Buffer Zones
The site is bordered on the south by Mallards Rest Natural Area and Spring
Creek. This standard requires a buffer of 100 feet from the top of bank of Spring
Creek. This buffer is provided and demarcated on the plat, site plan and
landscape plan. A portion of the stormwater detention pond is located within the
buffer which is allowable.
J. Section 3.4.1(1) — Design and Aesthetics
As mentioned, Lots 23 — 25 adjoin Mallards Rest Natural Area. This area is
located between New Prospect and Spring Creek and is the former site of the
Brookhaven Townhomes tennis courts. The land has been restored with native
grass and riparian shrubs. This standard requires that development in the
vicinity of the Spring Creek Corridor be designed to complement the visual
context of the natural habitat.
Lots 23 — 25 have been restricted to seven additional design parameters as
noted on the Cover Sheet of the P.D.P. These design considerations address:
• Massing
• Four-sided architecture
• Building height
• -Exterior materials and finishes
• Color
• Roof materials
• Fences and landscaping.
The design requirements will contribute to New Prospect blending in with the
natural visual character of the area.
K. Section 3.5.1— Building and Project Compatibility
New Prospect is bounded by Prospect Commons on the west and Pinnacle
Townhomes on the east. Across Spring Creek to the south is Brookhaven
Townhomes. All projects are zoned L-M-N. In terms of density, all projects are
within the allowable density range for L-M-N with New Prospect being slightly
lower in density than Pinnacle Townhomes and slightly higher than Prospect
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E. Section 3.2.2(C)(7) — Off -site Access to Pedestrian and Bicycle
Destinations
A five foot wide walkway is will connect the project across Mallards Rest Natural
Area to the Spring Creek Trail. This walkway ties into the walkway network
within the central green.
F. Section 3.2.2(K)(1) — Residential Parking Requirements
The project consists of both single family detached on lots ranging in frontage
between 34 and 60 feet. For single family detached lots 40 feet or less in width,
two off-street parking spaces are required. For single family detached lots
greater than 40 feet, one space is required. In addition, for the two-family
dwellings, 1.75 spaces are required per two bedroom unit. In all cases, two off-
street parking spaces are provided.
G. Section 3.2.3(B) — Solar -Oriented Residential Lots and Section
3.2.3(E) Alternative Compliance.
The standard requires that 65% of the lots be oriented to within 30 degrees of an
east -west line. Since only 44.4% of the lots comply, the applicant has requested
that the Alternative Compliance provision be considered. The Alternative
Compliance request is attached. Staff has evaluated the request and finds that
with only 4.78 acres and with a site that is oriented north -to -south, that
compliance with 65% is practically infeasible. The P.D.P. however, establishes
the following:
• The P.D.P. promotes enhanced neighborhood continuity by being
an infill site in close proximity to a public school (Lesher Junior
High) and neighborhood center (Park Central).
• The P.D.P. ties directly into Pinnacle Townhomes.
• The P.D.P. provides direct non -vehicular access to the Spring
Creek Trail.
• The P.D.P. buffers Spring Creek to the maximum extent.
Staff finds that the P.D.P. complies with the criteria for Alternative Compliance.
H. Section 3.2.3(D) — Shading
This standard requires that the new houses associated with New Prospect
P.D.P., not cast a shadow onto structures on adjacent property greater than the
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B. Mix of Housing
Since the site is less than 30 acres, there is no requirement for a mix of housing.
C. Neighborhood Centers
Since the site is less than 40 acres, there is no requirement for access to a
neighborhood center.
D. Small Neighborhood Parks
Since the site is less than 10 acres, there is no requirement for access to a
neighborhood park.
4. Compliance with Applicable General Development Standards
A. Section 3.2.1— Landscaping
The site is served by a combination of public streets and private drives. The two
public streets, Ellis Street and Apex Drive, feature street trees in the parkway.
While there is no requirement for street trees on private drives, street trees are
provided on five of the eight lots where the houses front on the private drive.
B. Section 3.2.1(E)(2) — Landscape Area Treatment
The central green is a common area measuring 50 feet by 205 feet for a total of
10,250 square feet. This area will include turf, shrubs and trees. Lots 3 — 17 will
front onto this green and back onto the private drive. Consequently, the green
will be the focal point of the project.
C: Section 3.2.2 — Access, Circulation and Parking
As a residential project, there are two off-street parking spaces per lot. The
combination of public streets and private drives provides for access to Prospect
Road from two points — Ellis Street and Robertson Street. Apex Drive will
connect east to Pinnacle Townhomes. There are no opportunities to connect
west to Prospect Commons.
D. Section 3.2.2(C)(5)(6) — Walkways and Direct Connections
The central green includes a network for five-foot wide walkways. The private
drive includes an attached on one side along the front of Lots 18 — 25.
Connectivity is provided north to Prospect Road, east to Pinnacle Townhomes
and south to the Spring Creek Trail.
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COMMENTS:
Background
The surrounding zoning and land uses are as follows:
N: R-L; First Baptist Church
S: L-M-N; Mallards Rest Natural Area and Spring Creek
E: L-M-N; Pinnacle Townhomes (existing single family attached)
W: L-M-N; Prospect Commons (existing single family detached)
The parcel has not been part of any subdivision or development plan.
2. East Prospect — Spring Creek Design Charrette:
In 2004, the Current Planning Department conducted a design exercise for the
area bounded Prospect Road on the north, Lemay Avenue on the east, Spring
Creek on the south, and the east property line of Prospect Commons on the
west. The purpose was to discuss opportunities and constraints with regard to
coordinating development in the area.
The key findings of the study were:
• Apex Drive should connect Pinnacle Townhomes to the vacant
property to the west (now identified as New Prospect, the subject
site.).
• Spring Creek is an important natural resource that needs to be
buffered.
• Access to Prospect Road needs to consolidated.
• Floodway and floodplain regulations must be respected.
New Prospect P.D.P. accomplishes these objectives.
3. Compliance with L-M-N Zone District Standards
A. Density
The P.D.P. contains a density of 7.4 dwelling units per net acre and 6.5 per gross
acre. The net density exceeds the required minimum of 5.00 and the gross
density is below the allowed maximum of 8.00.
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Ft Collins
i i EM NO -2
MEETING DATE MhP /o, 420/0
STAFF AD
HEARING OFFICER
PROJECT: New Prospect P.D.P., #4-10
APPLICANT: Mr. Dan Tweeton
c/o Vignette Studios
P.O. Box 1889
Fort Collins, CO 80522
OWNER: Mr. Dan Tweeton
New Prospect LLC
123 North College Avenue, #200
Fort Collins, CO 80524
PROJECT DESCRIPTION:
This is a request for 25 single family homes on individual lots that may be either
detached or attached. In addition, there would be four duplex units. The total
number of dwelling units would be 29. The site contains 4.78 acres. The density
would be 6.5 dwelling units per acre. The parcel is located on the south side of
East Prospect Road. The site is primarily located at 805 East Prospect Road.
The project also includes the southerly portions of 807 and 811 East Prospect
Road. The two existing houses on 807 and 811 East Prospect Road will remain
and not be a part of the project. The zoning is L-M-N, Low Density Mixed -Use
Neighborhood.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The P.D.P. complies with the East Prospect Spring Creek Design Charrette of
2004. In addition, the P.D.P. complies with the applicable L-M-N zone district
standards of Article Four and the General Development standards Article Three.
A neighborhood information meeting was held and the design revisions were
made to the P.D.P. to promote neighborhood compatibility.
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750