HomeMy WebLinkAboutOLD TOWN NORTH SUNTERRACE TOWNHOMES - MAJOR AMEND./REPLAT - 16-09 - REPORTS - RECOMMENDATION/REPORTE. A condition of approval is recommended to ensure the proper sequence of
vacating the necessary public right-of-way by two readings of a City
Council Ordinance prior to recording of final documents.
RECOMMENDATION:
Staff recommends approval of Old Town North Sunterrace Townhomes Replat
and Major Amendment, #16-09, subject to the following condition:
Old Town North — Sunterrace Townhomes, Major Amendment is
approved subject to the condition that the recording of final
documents shall not occur until after First and Second Reading of
the City Council Ordinance relating to the vacation of the necessary
public right-of-way.
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H. Section 3.6.4 — Transportation Level of Service Requirements:
The requirement for a Transportation Impact Study was waived by the City of
Fort Collins Traffic Engineer on the basis that single family detached dwellings
tend to generate more'traffic than townhomes. Although the actual number of
units may be increasing slightly, the actual trip generation would not be expected
to change noticeably.
5. Vacation of Public Right-of-way, Condition of Approval:
A portion of Redwood Street and two public alleys will be vacated as a result of
the Replat and Major Amendment. The Redwood Street vacation is due to an
improved re -alignment so that it aligns with Linden Street to the south. The
existing right-of-way reflects a dedication by a previous developer that created an
undesirable offset in relation to Linden Street.
Since the vacation of public right-of-way can only be granted by two readings of a
City Council Ordinance, and since the timing of the vacation must be properly
sequenced with the recording of the final documents of the Major Amendment,
Staff recommends the following condition of approval:
Old Town North — Sunterrace Townhomes, Major Amendment is
approved subject to the condition that the recording of final
documents shall not occur until after First and Second Reading of
the City Council Ordinance relating to the vacation of the necessary
public right-of-way.
6. Findings of Fact/Conclusion:
A. The Replat results in an increase of 13 dwellings which exceeds one -
percent of the total which triggers the Major Amendment process.
B. The Replat and Major Amendment represent a change in housing model
from single family detached to zero lot line, single family detached
dwellings on individual lots (townhomes).
C. The overall Old Town North development continues to comply with the
Overall Development Plan and the standards of the C-C-N zone district as
a result of the Replat and Major Amendment
D. The project complies with the applicable General Development Standards
of Article Three.
parking spaces accessed from the alley. While on -street parking will be
available, these spaces are not counted toward the required minimum. The
Major Amendment, therefore, continues to comply with the minimum parking
requirements.
D. Section 3.4.1(E) — Natural Habitats and Features Buffer Zone:
There is an existing wetland area formed by the Dry Creek channel near the
location of the proposed stormwater detention pond. This wetland requires a 50-
foot buffer. The detention pond is separated from the wetlands by the requisite
50 feet. A Limit of Development line has been delineated on the both the Replat
and Major Amendment that identifies and calls for protection of the wetlands.
E. Section 3.5.1— Building and Project Compatibility.,
The Major Amendment represents a significant departure in architectural
character from that which is approved. For example, the approved dwellings
feature a pitched roof with one dormer per unit and lap siding in a traditional
architectural style. The Amendment, however, features a flat roof, with metal
accents with board and batten siding in a distinctively contemporary style.
The new architectural style of the Major Amendment, while different from the
existing plan, remains within the context established by the overall Old Town
North development. The project currently features a lively mix of contemporary
styles and the proposed style will not set a new precedent. The Major
Amendment, therefore, is found to be compatible with the overall plan.
F. Section 3.5.2(B) — Housing Model Variety:
The conversion of 11 single family detached dwellings to 24 zero lot line, single
family attached dwellings does not jeopardize the overall Old Town North project
with compliance of providing four different types of housing models (single family
detached, single family attached, mixed -use dwellings and multi -family). (Note
that the multi -family model would be provided in a future phase.)
G. Section 3.5.2(D) — Setbacks, Lot Width and Size:
The original Final Plan was granted Modifications for the following:
Front setbacks for units with alley -loaded garages were reduced
from 15 feet to nine feet.
Sideyard setbacks were reduced from five feet to four feet.
The Major Amendment continues to comply with the front and side setbacks as
established by the existing Final Plan.
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3. C-C-N - Community Commercial — North College District:
A. Permitted Use
Single family attached dwellings are permitted in the C-C-N district subject to
administrative review. The increase of 13 dwellings further contributes to
compliance with this standard.
B. Section 4.19(D)(1) — Land Use Standards
This section requires that single family housing shall have a minimum density of
five dwelling units per net acre calculated on a gross residential acreage basis for
any development project. The increase of 13 dwellings further contributes to
compliance with this standard
This section also requires that single family housing shall be limited to a
maximum of 40% of the geographically distinct district area. The Replat and
Final Plan Amendment does not increase or decrease the land area associated
with Old Town North. Rather, the project is located within the existing
boundaries of the approved Final Plan.
4. Compliance with Applicable General Development Standards:
A. Section 3.2.1— Landscaping
The Major Amendment continues to comply with applicable landscaping
standards. Street trees are provided in the parkway along Cajetan, Baum
Osiander and Redwood Streets. Ornamental trees are placed strategically next
to public street lights. Shrub beds are provided between the buildings and the
sidewalks.
B. Section 3.2.2 — Access, Circulation and Parking
The Major Amendment continues to provide alley access for rear -loaded
garages. All entrances are connected to the public street sidewalks with
walkways.
C. Section 3.2.2(K) — Parking
There will be two off-street parking spaces per dwelling unit on Block Nine where
the number of dwellings increases from 11 to 24. This will result in 48 spaces
which are all accessed from an alley. In addition, there will be six off-street
common parking spaces for overflow and guests also alley -loaded. On Block
Seven, which is subject to the Major Amendment but not the Replat, there will be
no increase in the number of dwelling units but an increase in two off-street
M
EXECUTIVE SUMMARY:
The reason this project is a Major Amendment is because there is greater than a
one percent increase in the number of dwelling units. The housing model
changes to zero lot line single family attached. The Amendment continues to
comply with the O.D.P. and the standards of the C-C-N district. The Amendment
continues to comply with the applicable General Development Standards. A
condition of approval is recommended to ensure the proper sequencing of
obtaining the necessary Vacation of Public Right -Of -Way from City Council prior
to recording final documents.
COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
N:C-C-N — Vacant
S: C-C-N — Single Family Detached — Old Town North
E: I — Larimer County Equipment Storage and Maintenance Facility
W: C-C-N — Vacant - Old Town North
Old Town North Overall Development Plan was approved in 2004 and consisted
of a potential mix of land uses allowed by C-C-N zoning on 45 acres.
The original Old Town North Final Plan was approved in 2004 and consisted of
215 single family detached dwellings on 30.3 acres for a gross residential density
of 7.15 dwelling units per acre. (Options were provided to allow an increase in
the number of units in accessory dwelling units above garages on 105 lots which
would increase the density.)
Old Town North, North Flats Final Plan was approved in 2007 and consisted of
eight five-plex buildings for a total of 40 multi -family dwellings on 1.55 acres
located on Blondel Street between Pascal Street and Osiander Street.
2. Overall Development Plan:
The area of the Major Amendment is located on Parcel A of the O.D.P. which is
designated for a mix of land uses, including single family detached, single family
attached and mixed -use dwelling units. The Major Amendment, therefore,
remains in compliance with the Overall Development Plan.
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City of
ort Collins
i i"EM NO 2
MEETING DATE #+u& us r id, a?od9
STAFF T6-o %f &ceA.aD
HEARING OFFICER
PROJECT: Old Town North Sunterrace Townhomes, Major Amendment
#16-09
APPLICANT: Old Town North LLC
c/o BHA Design, Inc
1603 Oak Ridge Drive
Fort Collins, CO 80525
OWNER: Ms Monica Sweere
Old Town North LLC
P.O. Box 270053
Fort Collins, CO 80527
PROJECT DESCRIPTION:
This is a request to replat Blocks Six and Nine of Old Town North and amend the
Final Plan to increase the number of dwelling units by 13 dwelling units from 43
to 56. In addition, 16 new, alley -loaded, garage parking spaces are added to
replace surface parking in Alley O.
The primary area of change is on Block Nine which would increase from 11
single family detached dwellings to 24 zero lot line, single family, attached
dwellings for a gain of 13 units.
The amended plan would consist of placing four six-plex structures (24 units) in
the portion of Block Nine that is currently platted for 11 single family lots.
The changes to Blocks Two and Seven would adjust the side lot lines and
change the architectural style. Block Six would be changed by a reconfigured
stormwater detention pond. The site is located north of East Vine Drive and west
of Redwood Drive. The Replat and Amendment contains 8.84 acres. The
zoning remains C-C-N, Community Commercial North College.
RECOMMENDATION: ApprorLwith one condition.
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750