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Home My WebLink AboutRIDGEWOOD HILLS RESIDENCES 4TH FILING - MAJOR AMENDMENT - MJA130003 - REPORTS - RECOMMENDATION/REPORTRidgewood Hills Apartments, 4`" Filing, Major Amendment, #MJA130003 Administrative Hearing July 8, 2013 Page 16 ATTACHMENTS: 1. Site & Landscape Plans 2. Architectural Elevations 3. Section View A 4. Section View B 5. Matt Delich Response 6. Neighborhood Meeting Summary Ridgewood Hills Apartments, 4th Filing, Major Amendment, #MJA130003 Administrative Hearing July 8, 2013 Page 15 D. Landscaping There is concern that there is insufficient landscaping along the streets and adjacent to the neighbors to the south and west. In response, the amount of landscaping has been increased, particularly along the south and west buffer yards in Tract A. 9. Findings of Fact / Conclusion: In evaluating the request for Ridgeview Hills Apartments, 4th Filing, Major Amendment, Staff makes the following findings of fact: A. The request represents a Major Amendment of Project Development Plan that was approved on May 11, 2011. This P.D.P. is valid to May 11, 2014. If the subject Major Amendment is approved, it will supersede the Project Development Plan. B. The Major Amendment is being processed as an Administrative Review in the same manner as the Project Development Plan per Section 2.2.10(B). C. Tract A is zoned M-M-N, Medium Density Mixed -Use Neighborhood and for this Tract, the Major Amendment complies with the applicable development standards in the M-M-M zone district. D. Tract B is zoned L-M-N, Low Density Mixed -Use Neighborhood and for this tract, the Major Amendment complies with the development standards in L-M-N zone. E. The Major Amendment complies with the applicable General Development Standards of Article Three. F. A neighborhood meeting was held on February 25, 2013 allowing the affected property owners to become fully informed and to add comments and suggestions to further neighborhood compatibility. RECOMMENDATION: Staff recommends approval of Ridgewood Hills Apartments, 4th Filing, Major Amendment, #MJA130003. Ridgewood Hills Apartments, 4`h Filing, Major Amendment, #MJA130003 Administrative Hearing July 8, 2013 Page 14 (9.)Section 3.8.30(F)(6) — Facades and Walls All buildings feature articulation in the form of projecting entries, facade modules that are offset from the wall and balconies, thus breaking up the mass particularly for the three-story 24-plex buildings. Horizontal relief is provided by projecting covered entries. Vertical relief is provided by a change in exterior material from cultured stone on the lower one-third to lap cementious siding on the upper two-thirds, and gabled roof ends. 8. Neighborhood Information Meeting: A neighborhood information meeting was held on February 25, 2013. A summary of this meeting is attached. The primary concerns, and their resolution, are briefly summarized as follows: A. Traffic Concerns were expressed about the safety and capability of the existing round -about, future traffic signalization at South College Avenue and West Trilby Road, and amount of cars parking on the public streets. In terms of resolution, the Transportation Impact Study indicates that the round -about is functioning adequately and will continue to do so with development of the proposed Major Amendment. The City's Traffic Operations Engineer has met with the neighbors and has agreed to limit parking near the round -about to improve sight distance. The City will investigate the possibility of adding raised splitter islands ahead of the round- about. Future signalization at West Trilby Road and Avondale Road and at South College Avenue and Triangle Drive is not warranted at this time, nor with this project. Monitoring will continue in case signal warrants are met in the future. B. More Than Three Unrelated Adults Per Unit The City's cap on three unrelated adults per unit is intended to mitigate the impacts of a high concentration of tenants in close proximity to existing neighborhoods. In response, there are no four -bedroom apartments in the project. The applicant will own and operate the apartment complex and will abide by the three -unrelated regulations. Any violation would be enforceable by standard eviction procedures and by the City's Neighborhood Resources Department. C. Vinyl Siding The neighbors expressed a concern about the proposed use of vinyl siding. In response, vinyl siding has been eliminated in favor of cementious lap siding. Ridgewood Hills Apartments, 4`h Filing, Major Amendment, #MJA130003 Administrative Hearing July 8, 2013 Page 13 " (4.)Section 3.8.30(F)(1) — Orientation and Buffer Yards This standard requires that buffer yards abutting single family dwellings be at least 25 feet wide. As mentioned the southerly buffer yard is 25 feet wide and the westerly buffer yard is 35 feet wide. (5.)Section 3.8.30(F)92) — Variation Among Repeated Buildings This standard requires that for projects containing more than five buildings, there be at least three distinctly different building designs. Of the 11 total buildings, the project provides four building designs: • Two-story 6-plex (3) • Two-story 8-plex (3) • Two-story 16-plex (2) " • Three-story 24-plex (3) (6.)Section 3.8.30(F)(3) — Variation of Color This standard requires that for multi -family projects containing more than 56 units, there shall be at least three distinct color schemes and no more than two similarly colored structures placed next to each other along a street or major walkway spine. Final color selections have not been made at this stage. The applicant, however, has committed to compliance at the time of Final Plan by placing a note on the Architectural Elevations, sheets 1 — 6 stating the following: "Exterior Finish General Notes: Different combinations of exterior finishes will be unique with each building. Each building will have masonry consisting of either 4" brick veneer or synthetic stone veneer. Siding and roof shingle colors will also vary with each building." (7.) Section 3.8.30(F)(4) — Entrances Entrances to each building are clearly visible from the two pubic streets and framed by street trees in the parkway. (8.)Section 3.8.30(F)(5) — Roofs For all buildings, the roofs are sloped and include at least two of the five features: • The primary roof line is articulated through a variation in height; • Secondary roofs provide a transition over entrances and architectural projections. Ridgewood Hills Apartments, 4t" Filing, Major Amendment, #MJA130003 Administrative Hearing July 8, 2013 Page 12 installation of a traffic signal would be met. However, this warrant is not applicable according to the Manual on Uniform Traffic Control Devices and it is not likely that other signal warrants would be met. • The Transportation Impact Study recommends that the City of Fort Collins Traffic Operations Department conduct a comprehensive study to determine if a traffic signal is warranted at the intersection of South College Avenue and Triangle Drive. • The future connection of Avondale Road south to College Avenue is off -site and would have to be constructed in conjunction with development of the vacant property to the south and east or by a City of Fort Collins capital project for which there is no funding at this time. • The on -street parking in close proximity to the round -about is recommended to be removed in order to provide a safer and more highly visible environment for pedestrians and elementary school students using bicycles. X. Section 3.8.30 — Multi -Family Dwellings Development Standards (1.)Section 3.8.30(C)(3) — Access to Park, Central Feature or Gathering Place This standard requires that at least 90% of the dwellings be located within one -quarter mile of a park, central feature or gathering place. In compliance, the Major Amendment is providing a neighborhood recreational facility consisting of a clubhouse, pool and sport court. Combined, this facility contains 11,832 square feet thus exceeding the requirement that the area contain at least 10,000 square feet. (2.)Section 3.8.30(D)(2) — Block Requirements This standard requires that multi -family development be contained within blocks that do not exceed seven acres in size. Tract A is 5.23 acres and Tract B is 5.19 acres thus complying with the standard. (3.)Section 3.8.30(D)(3) — Minimum Building Frontage This standard requires that at least 40% or each block side shall consist of building frontage, plazas, or other open space. Along the three block sides, 100% of the block sides feature buildings fronting on streets. Ridgewood Hills Apartments, 4'h Filing, Major Amendment, #MJA130003 Administrative Hearing July 8, 2013 Page 11 Of the five buildings on Tract A, three directly connect Avondale Road with a walkway. Two buildings connect to Avondale via a major walkway spine that meets the requirement of being at least five feet wide, with landscaping on both sides and located within an open space that is at least 35 feet in its smallest dimension. Of the six buildings on Tract B, all directly connect to either Avondale Road or Triangle Drive. None of the connecting walkways cross an intervening parking lot or drive aisle. W. Section 3.6.4(C) — Transportation Impact Study A Transportation Impact Study was submitted and evaluated by the City's Traffic Engineering Department for both the originally approved P.D.P. (May 11, 2013) and the current Major Amendment. Both Avondale Road and Triangle Drive are classified as collector roadways by the Master Street Plan. Driveways along the two streets comply with spacing requirements. The emergency access drive will be available to emergency providers only and controlled with an operable gate. The Study makes the following conclusions: • The primary change between the two plans is the access drive on to Triangle Drive across from Woodrow Drive has now been eliminated. As mentioned, this drive is reserved for emergency equipment only. Elimination will reduce the likelihood of the new residents impacting Woodrow Drive. • The round -about intersection of Avondale Road and Triangle Drive will continue to operate acceptably. The subject site and round -about are in close proximity to the Coyote Ridge Elementary School. In order to add a measure of safety, The City's Traffic Operations Engineer should consider installing raised splitter islands to allow for a pedestrian refuge and help demarcate the cross -walks. • The proposed apartments will introduce new traffic into the round -about. In addition, new elementary school students are anticipated to be added to the neighborhood per the student generation rate of the Thompson School District. These new students are factored into the increased number of bicyclists and pedestrians. Additional vehicular trips and an increase in bicycle and pedestrian trips will be introduced into the system during the school peak period. All new traffic is expected to be accommodated by the existing streets with round -about control. • Pedestrians will be safe using the crosswalks at the round -about. The traffic consulting engineer observed vehicles yielding to pedestrians in the crosswalks. • At the Trilby Road / Avondale intersection, approximately three-quarters of one mile north of the round -about, it is likely that the peak hour warrant for Ridgewood Hills Apartments, 4th Filing, Major Amendment, #MJA130003 Administrative Hearing July 8, 2013 Page 10 S. Section 3.5.1 —Building and Project Compatibility —Architectural Character This standard requires that new developments adjacent to existing developed areas shall be compatible with the established architectural character by using a design that is complementary. The proposed buildings are a mix of two and three story structures all with pitched roofs. Exterior materials include cultured stone horizontally across all elevations up to the full height of the first floor as well as with columns rising to the second and third floors. The balance of the building exteriors will feature horizontal cementious lap siding. The roofs will be asphalt shingles. These exterior materials are typically found in neighborhoods and exhibit a residential character. All buildings are articulated with projecting entry features and multiple roof lines. For the 24-unit, three-story buildings, there are projecting modules that help break up the mass and scale. Rooflines are varied and feature gabled ends. Mid -structure entrances and breezeways contribute to the articulation. T. Section 3.5.1(D) — Privacy Considerations There is one three-story building in Tract A along the west property line. This building is 35 feet from the property line. A cross -sectional view is provided and indicates that due to the lower grade on the subject site, the height of the third floor of the three-story building is approximately at the same elevation as the second floor of the existing two story home on the west side of the property line. Based on the topography, the multi- family building does not loom over the adjoining residences and the privacy of the affected neighboring properties is mitigated. U. Section 3.5.1(H) — Land Use Transition This standard requires a transition when land uses with significantly different visual character are proposed adjacent to each other. This standard applies to Tract A only; as Tract B does not adjoin any existing development. As mentioned, there is a 25-foot wide buffer yard along the entire southern property line of Tract A and a 35-foot wide buffer yard along the west property line. V. Section 3.5.2(C) — Relationship of Dwellings to Streets and Parking This standard requires that buildings relate to streets by one of three methods: • Directly connecting to the street by a walkway. • Connecting to the street by a sidewalk no greater than 200 feet in length. • Connecting to a street by a major walkway spine, as specifically defined. Ridgewood Hills Apartments, 41h Filing, Major Amendment, #MJA130003 Administrative Hearing July 8, 2013 Page 9 allow a bicycle and pedestrian connection between Peyton Drive on the south and Avondale Road on the north. N. Section 3.2.2(J) — Parking Lot Setbacks This standard requires that parking lots be setback from non -arterial streets by 10 feet and from side property lines by five feet. There are no parking lots along the two streets. The southerly parking lot is setback from Ridgewood Hills Third Filing by 25 feet. O. Section 3.2.2(K)(1)(a) — Number of Off -Street Parking Spaces This standard requires a minimum number of parking spaces based on the number of bedrooms per unit and the number of units. Based on the mix of one, two and three - bedroom units, and the number of units, the minimum required number of parking spaces is 248. The P.D.P. provides 256 spaces thus exceeding the required minimum. The minimum required number of spaces per bedroom per unit compared to the number of spaces provided is as follows: 46 One Bedroom Units x 1.5 spaces = 69 spaces 84 Two Bedroom Units x 1.75 spaces = 147 spaces 16 Three Bedroom Units x 2.00 spaces = 32 spaces Total Required 248 Total Provided 256 P. Section 3.2.4 — Site Lighting The Lighting Plan indicates that both pole and building mounted light fixtures will feature fully shielded and down -directional luminaires. In addition, there will be no illumination exceeding 0.1 (one -tenth) foot-candle as measured 20 feet from the property line. Q. Section 3.2.5 — Trash Enclosures Trash enclosures are provided in sufficient quantity to serve the project. As required, enclosures will be properly sized to accommodate both trash and recycling containers. Exterior materials will match the buildings. Both an opaque gate and door are provided. R. Section 3.4.1 — Natural Habitats and Features In conjunction with the original P.D.P., approved on May 9, 2011, an Ecological Characterization Study was submitted and evaluated. Based on the study, Staff found that there are no natural habitats or features on the site or within 500 feet of the site. Ridgewood Hills Apartments, 4th Filing, Major Amendment, #MJA130003 Administrative Hearing July 8, 2013 Page 8 H. Section 3.2..1(L) — Visual Clearance / Sight Distance Triangle A sight distance triangle will be dedicated as an easement on the plat on the south side of Tract B along the curve in Avondale Road. Plant material in this easement will not exceed the maximum prescribed heights in order to preserve visibility around the bend. 1. Section 3.2.2(B) —Access, Circulation and Parking - General Standard The P.D.P. demonstrates that the parking and circulation system accommodates the movement of vehicles and pedestrians throughout the project and to and from the surrounding neighborhood safely and conveniently and in an attractive manner. Both tracts are formed by public streets which include detached sidewalks and street trees. The driveways to the two tracts are flanked by private walkways. On Tract B, there are three connecting walkways leading out to the two public streets in between buildings. For the buildings fronting on the two streets, there are walkways connecting the public sidewalk to the building entrances. The use of garages reduces the amount of asphalt surface. As mentioned, the circulation system features landscaped areas. J. Section 3.2.2(C)(4) — Bicycle Parking This standard requires one bike parking space per bedroom and that a minimum of 60% of these spaces be covered while the remainder may be in outside fixed racks. There are 262 bedrooms and 266 bike spaces are provided. Of this total, 192 (72%) are enclosed and 74 (28%) are fixed thus complying with the standard, K. Section 3.2.2(C)(5) — Walkways Internal walkways within the site directly connect buildings, including the clubhouse, to the public sidewalks. Walkways are not circuitous and provide multiple points of access. L. Section 3.2.2(C)(6) — Direct On -site Access to Pedestrian and Bicycle Destinations The internal sidewalk system accommodates both pedestrians and bicycles. All walkways connect to the public sidewalks on either Avondale Road or Triangle Drive. These sidewalks, in turn, connect to the Coyote Ridge Elementary School and Homestead Neighborhood Park, which are approximately one-third of a mile to the north along Avondale Road. M. Section 3.2.2(C)(7) — Off -site Access to Pedestrian and Bicycle Destinations The P.D.P. will improve Tract Z in Ridgewood Hills Third Filing located in the southwest corner of the site. Tract Z is off -site and was platted as a public access easement for the purpose of connecting the neighborhood with a network of paths and trails. This tract will be improved with a five foot wide, concrete walkway and landscaping and will Ridgewood Hills Apartments, 4'h Filing, Major Amendment, #MJA130003 Administrative Hearing July 8, 2013 Page 7 C. Section 3.2.1(D)(3) — Minimum Species Diversity The Landscape Plan complies with the requirement that no one species of tree will exceed the allowable 15% of the total number of trees (272). D. Section 3.2. l (E)(1) — Buffering Between Incompatible Uses This standard requires that dissimilar land uses (single family and multi -family) that are next to each other provide landscape buffering. This condition exists along the western and southern property lines of Tract A, south of Avondale Road. At these two edges, there are a significant number and variety of evergreen trees, as well as deciduous trees, to promote buffering. For example, along the southern edge, 29 evergreen trees are provided and along the western edge. Along the western edge, 15 evergreen trees are provided. Nine of these trees are up -sized to eight feet beyond the minimum requirement of six feet. These trees, by their species, size, location and quantity, create a buffer yard that mitigates the impact of the proposed buildings, parking lot and lighting of Tract A. E. Section 3.2.1(E)(4) —Parking Lot Perimeter Landscaping This standard requires that parking lots be screened along the perimeter along public streets and along property lines. There are no parking lots along the public streets. The only area where there is a parking lot along a property line is on Tract A where the southerly access drive is setback from the property line by a range of 24 to 28 feet. Within this setback area is the aforementioned buffer yard. The southern edge of this access is drive is intentionally not fenced as this would create a double row of fencing as a result of the existing privacy fences along the rear property lines of the existing homes to the south. A double row of fencing would have the effect of creating an undesirable tract of land. The emphasis on landscaping versus fencing allows for easier maintenance and higher visibility for safety. F. Section 3.2.1(E)(5) —Parking Lot Interior Landscaping This standard requires that for parking lots that exceed 100 spaces, 10% of the interior shall be landscaped. Both parking lots exceed 100 spaces. The minimum required amount of landscaping is provided in the form of landscape islands meeting the minimum size requirements. G. Section 3.2.1(E)(6) — Screening This standard requires that areas of low visual interest be screened from view. The trash and recycling areas are enclosed with solid walls and gate. Ridgewood Hills Apartments, 4`h Filing, Major Amendment, #MJA130003 Administrative Hearing July 8, 2013 Page 6 D. Section 4.5(E)(1)(a) — Street System Block Size This standard requires that the local street system provided by the development provide a network of streets in a manner that results in blocks of developed land no greater than 12 acres in size. The Major Amendment does not provide for any public streets. The project is served by two existing public streets on the perimeter. All internal drives are private. Tract A is 5.23 acres and Tract B is 5.19 acres. E. Section 4.5(E)(1)(b) — Mid -Block Pedestrian Connection This standard requires that if any block face is over 700 feet long, then walkways connecting to other streets shall be provided at approximately mid -block or at intervals of at least every 650 feet, whichever is less. The length of the three block faces are all under 700 feet described as follows: Tract A — Avondale Tract B — Avondale Tract B — Triangle 561.44 linear feet 446.38 linear feet 672.04 linear feet F. Section 4.5(E)(3)(4) — Height The maximum height in the L-M-N zone for buildings containing one, two and three- family dwellings is 2.5 stories. The maximum height for multi -family dwellings containing more than eight dwelling units is three stories. The L-M-N Development Standards are silent as to a maximum allowable height for buildings containing more than three and up to eight dwelling units. The six buildings in the L-M-N zone are all two stories, thus complying with the more stringent of the two standards. 7. Compliance with Applicable Article Three General Development Standards: A. Section 3.2.1(D)(1)(c) — Landscaping and Tree Protection — Full Tree Stocking The Landscape Plan complies with the standard in that landscape areas are provided in adequate numbers, locations, and dimensions to allow full tree stocking along all high use or high visibility sides of buildings. B. Section 3.2.1(D)(2)(a) — Landscaping and Tree Protection — Street Trees Deciduous shade trees are provided in the parkways along both Avondale Road and Triangle Drive and spaced at intervals ranging between 30 and 40 feet in compliance with the standard. Ridgewood Hills Apartments, 4'h Filing, Major Amendment, #MJA130003 Administrative Hearing July 8, 2013 Page 5 B. Section 4.6(D)(1) —Density The minimum required density for parcels containing less than 20 acres is 7.00 dwelling units per net acre. Tract A, south of Avondale Road, is zoned M-M-N and includes 104 dwelling units on 5.23 net acres achieving a density of 19.9 dwelling units per net acre, thus exceeding the required minimum. C. Section 4.6(D)(3) — Building Height The maximum allowable building height in the M-M-N zone is three stories. All five buildings in Tract A are three stories thus in compliance with the standard. 6. Compliance with Article Four — L-M-N Applicable Standards: A. Section 4.5(B)(3)(a)3. — Permitted Use Multi -family dwelling units are permitted in the L-M-N. For projects that contain more than 50 dwelling units or more than 75 bedrooms, such a development application would normally be subject to Planning and Zoning Board review. As noted in a preceding section, this application is a Major Amendment, and per Section 2.2.10(B), is allowed to be processed in the same manner as the original approved Project Development Plan, which is vested to May 9, 2014. Since the underlying P.D.P. was permitted and processed subject Administrative Review, so too is the Major Amendment. B. Section 4.5(D)(1)(a) — Minimum Density The minimum required density in the L-M-N zone is 4.00 dwelling units per net acre except that projects on less than 20 acres shall have a minimum of 3.00 dwelling units per acre. Tract B north of Avondale Road is zoned L-M-N and includes 42 dwelling units on 5.19 acres achieving a density of 8.09 dwelling units per acre, thus complying with the standard. C. Section 4.5(D)(1)(b) — Maximum Density The maximum allowable density in the L-M-N zone is 9.00 dwelling units per gross acre. Tract B, north of Avondale Road is zoned L-M-N and includes 42 dwelling units on 5.19 gross acres achieving a density of 8.09 dwelling units per gross acre, thus complying with the standard. Ridgewood Hills Apartments, 41h Filing, Major Amendment, #MJA130003 Administrative Hearing July S, 2013 Page 4 In this case, since the original governing P.D.P.(May, 2011) was processed as a Type One permitted use, the Major Amendment is being similarly processed in the same manner. 4. Overall Development Plan: The governing O.D.P., as amended, was approved in 1996, prior to the adoption of City Plan and the Land Use Code. Since that time, in March of 1997, the parcels were zoned M-M-N (Tract A — south of Avondale) and L-M-N (Tract B — north of Avondale). Also since 1996, the streets, parcel sizes and shapes have changed. The purpose of the O.D.P. allowed the Ridgewood Hills development to be phased in over time with multiple submittals while allowing sufficient flexibility to permit future detailed planning. As described in a preceding section, the 1996 O.D.P. designates the subject parcels as follows: South of Avondale, the parcel is designated as: • "36 ac. +/- Gross, Business Services, (300,000 — 400,000 sq. ft. G.L.A.)" North of Avondale, the parcel is designated as: • "12 ac. +/- Gross, Multi -Family, 12 — 20 d.u./ac. +/- (180 d.u. +/-)." The proposed Major Amendment conforms to the general pattern of streets and parcels and, therefore, is in accordance with the general planning and development control parameters of the amended Overall Development Plan. 5. Compliance with Article Four — M-M-N Applicable Standards: A. Section 4.6(B)(3)(a)3. — Permitted Use Multi -family dwelling units are permitted in the M-M-N. For projects that contain more than 50 dwelling units or more than 75 bedrooms, such a development application would normally be subject to Planning and Zoning Board review. As noted in a preceding section, this application is a Major Amendment, and per Section 2.2.10(B), is allowed to be processed in the same manner as the original approved Project Development Plan, which is vested to May 9, 2014. Since the underlying P.D.P. was permitted and processed subject Administrative Review, so too is the Major Amendment. Ridgewood Hills Apartments, 4`h Filing, Major Amendment, #MJA130003 Administrative Hearing July 8, 2013 Page 3 2. Section 2.2.10(B) — Maor Amendment: The request includes several minor changes, the cumulative effect of which causes a change in character thus warranting a Major Amendment versus a Minor Amendment. The following table summarizes the differences between the governing P.D.P. and the proposed Major Amendment: Existing P.D.P. Proposed Major Amendment Buildings 12 11 Units 146 146 Bedrooms 272 262 Req. Parking 251 249 Provided Parking 282 256 Garage Parking 62 33 Bike Parking 27 262 Affordable Housing Yes No Component 3. Ordinance 130, 2012 — Greater Than 50 Units or 75 Bedrooms: Ordinance 130, 2012 was adopted November 20, 2012 which states that if a multi- family project contains more than 50 units or more than 75 bedrooms, then such use is permitted subject to Planning and Zoning Board review. The. proposed Major Amendment proposes 146 dwelling units and 262 bedrooms. The conflict of laws rule in Section 1.7.2 states that the specific controls over the general. Ordinance 130, 2012 covers the way that the City generally processes applications under the various zone districts. Section 2.2.10(B) — Major Amendments — is specific as to how to handle amendments. This section states: "Major amendments to development plans or site specific development plans approved under this Code shall be reviewed and processed in the same manner as required for the original development plan for which amendment is sought. " Ridgewood Hills Apartments, 4th Filing, Major Amendment, #MJA130003 Administrative Hearing July 8, 2013 Page 2 COMMENTS: 1. The surrounding zoning and land uses are as follows: N: L-M-N; Existing Residential, Ridgewood Hills P.U.D., 3`d Filing S: M-M-N; Existing Residential, Ridgewood Hills P.U.D., 3`d Filing E: M-M-N; Existing Residential, Shenandoah P.U.D., 1st Filing E: M-M-N; Vacant W: L-M-N; Existing Residential, Ridgewood Hills P.U.D., 3'd Filing The subject parcel was part of the larger Trilby Heights Second Annexation (296 acres) annexed in 1981. Ridgewood Hills Overall Development Plan was approved in 1994 (530 acres). On this plan, Avondale Road does not yet divide the parcel which is designated as: • "10 ac. +/-,Cottage Homes, 5 — 8 d.u./ac, (70 d.u.'s +/-)." The amended Ridgewood Hills O.D.P. (96 acres) was approved in 1996 showing Avondale Road bisecting the parcel. South of Avondale, the parcel is designated as: • "36 ac. +/- Gross, Business Services, (300,000 — 400,000 sq. ft. G.L.A.)" North of Avondale, the parcel is designated as: • 12 ac. +/- Gross, Multi -Family, 12 — 20 d.u./ac. +/- (180 d.u. +/-)." In March of 1997, the Land Use Code was adopted. The parcel south of Avondale was zoned M-M-N and the parcel north of Avondale was zoned L-M-N. The parcel was originally platted as Tracts N and T of Ridgewood Hills P.U.D. Third Filing, approved in 2000. On this plat: • Tract A, zoned M-M-N, is designated as "Future Commercial Site." • Tract B, zoned L-M-N, is designated as "Future Multi -Family Site." Ridgewood Hills Residences, Fourth Filing, P.D.P. (being a replat of the Third Filing) was approved on May 9, 2011 for 146 dwelling units divided among 12 buildings on 10.42 acres and included a designated affordable housing component. (This P.D.P. has vesting to May 9, 2014 or until such time as it may be superseded by the approval of a new plan.) of Ft Collins ITEM NO MJA130001 MEETING DATE July 8, 2013 STAFF Ted Shepard ADMINISTRATIVE HEARING Project: Ridgewood Hills Residences, 4th Filing, Major Amendment, #MJA130003 Applicant: M. Timm Development, Inc. 233 East Carrillo Street Santa Barbara, CA 93101 Owner: Mr. Loren Snyder 7747 Promontory Drive Windsor, CO 80550 Project Description: This is a request to amend the original Ridgewood Hills Residences, 4th Filing, Project Development Plan, which was approved by the Hearing Officer on May 9, 2011. As proposed, the current project consists of 146 dwelling units, divided among 11 buildings on 10.42 acres. There would be 262 bedrooms and 256 parking spaces. There would be 33 garage spaces. The site is divided by the future extension of Avondale Road. The parcel south. of Avondale Road, Tract A, is zoned M-M-N, Medium Density Mixed - Use Neighborhood. The parcel north of Avondale Road, Tract B, is zoned L-M-N, Low Density Mixed Use Neighborhood. There would be no access onto Triangle Drive except for a second point of access for emergency vehicles only. Recommendation: Approval Executive Summary: The Major Amendment is being processed in the same manner as the currently approved Project Development Plan. The, request complies with the applicable development standards of both the M-M-N (Tract A) and L-M-N (Tract B) zone districts. The Major Amendment complies with the applicable General Development Standards of Article Three. A neighborhood information meeting was held on February 25, 2013 allowing for citizen participation and for concerns to be addressed. Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750