HomeMy WebLinkAboutBELLA VIRA - PDP - 36-05A - REPORTS - RECOMMENDATION/REPORTBella Vira, Project Development Plan, #36-05A
May 18, 2006 Planning and Zoning Board Meeting
Page 17
slight increase in the gross overall residential density on the RF portion of
the property, is not detrimental to the public good and will promote the
general purpose of the standard for which the modification is requested
equally well than would a plan which complies with the standard for which
a modification is requested because:
• it would more than satisfy the open space preservation
requirement; and,
it would bring the gross residential density on the developable
portion of the property closer to the required minimum.
E. The Bella Vira, PDP is compatible with the surrounding land uses.
RECOMMENDATION:
Staff recommends approval of the request for a modification of the standard set forth in
Section 4.2(E)(2) Development Standards, Site Design for Residential Cluster
Development of the LUC.
Staff recommends approval of the Bella Vira - Project Development Plan - #36-05A.
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May 18, 2006 Planning and Zoning Board Meeting
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property designated for residential use, to 2.89 dwelling units per acre while preserving
greater than 50% of the total land as private open space, per Section 4.2(E)(2)(c) of the
LUC. Staff has determined that this request, for a slight increase in the gross overall
residential density on the RF portion of the property, is not detrimental to the public
good and will promote the general purpose of the standard for which the modification is
requested equally well than would a plan which complies with the standard for which a
modification is requested because:
• it would more than satisfy the open space preservation requirement; and,
it would bring the gross residential density on the developable portion of
the property closer to the required minimum.
This satisfies the criterion set forth in Section 2.8.2(H)(1) of the LUC.
7. Findings of Fact/Conclusion:
A. The Bella Vira, PDP contains uses permitted in the RF - Residential Foothills and
LMN - Low Density Mixed -Use Neighborhood Zoning Districts, subject to
Planning and Zoning Board'review and public hearing.
B. The Bella Vira, 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 3.4 - Environmental, Natural
Area, Recreational and Cultural Resource Protection Standards,
Division 3.5 - Building Standards, and Section 3.6 - Transportation
and Circulation.
C. The Bella Vira, 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.
D. The Bella Vira, PDP complies with all applicable Land Use and Development
Standards contained in ARTICLE 4 - DISTRICTS, Division 4.2 - Residential
Foothills of the LUC, with the following exception:
The standard located in Section 4.2(E) Development Standards, more
specifically Subsection 4.2(E)(2) Site Design for Residential Cluster
Development, allowing lot sizes to be reduced from a minimum of 2.29
acres in order to cluster dwellings together and preserve public or private
open space. A request for a modification of this standard has been
submitted by the applicant. Staff has determined that this request, for a
Bella Vira, Project Development Plan, #36-05A
May 18, 2006 Planning and Zoning Board Meeting
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zones within the site and with The Ponds neighborhood. The variety of lots and uses are laid
out in a compact urban form that evolves from higher density, to the east to the low density to
the west, affording a smooth transition in accord with the adjacent and adjoining
neighborhood's clustering.
There are also several physical constraints that make this site difficult. It is rather narrow,
limiting the lot layout and street configuration possibilities. The regional pond bisecting the
middle of the property, and located in the low area, requires this development to design
additional water quality ponds in the remaining developable LMN area thereby reducing the
acreage set aside for higher densities. Although the regional pond, water quality ponds, and the
RF open spaces are amenities, it allows only 57% of the site to be developed. Since the parcel
is only 35+/- acres this equates to approximately 20 acres available for development. In
keeping with the adjacent land use patterns we feel that granting this modification would help
alleviate these constraints.
We appreciate your consideration regarding our Modification of Standards request for the RF
district to increase our density from 1 unit per acre to 1.32 units per acre, and to increase from
15 units to 20 units while maintaining at least 50 % dedicated open space.
Staffs Evaluation
The Bella Vira, PDP as proposed contains a total of 20 single-family detached dwelling
units (lots) on 15.13 acres in the RF District. This would result in a gross residential
density of 1.32 dwelling units per acre. Also, the development plan preserves 8.22
acres of private open space and clusters the 20 lots on 6.91 acres, resulting in a
residential density of 2.89 dwelling units per acre. Section 4.2(E)(2) Development
Standards, Site Design for Residential Cluster Development states:
Minimum lot sizes may be waived by the Planning and Zoning Board, provided
that the overall density of the cluster development is not greater than one (1) unit
per gross acre, and the units are clustered together in the portion of the property
designated on the plan for residential use at a density of three (3) to five (5) units
per gross acre.
If the PDP were to satisfy this section of the LUC then a total of only 15 dwelling units
would be allowed. With the preservation of 8.22 acres of private open space, being
approximately 54% of the acreage in the RF District, the ultimate residential density in
the developable portion of the district would be 2.17 dwelling units per gross acre,
substantially less that the required 3 units per gross acre. The developer is attempting
to provide a single-family detached residential plan that reflects the character of the
existing single-family neighborhood, Ponds at Overland Trail, to the south. The lot sizes
will be comparable to or slightly larger than the lots in that existing development. At the
same time this request will bring the gross residential density in the RF District, on the
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May 18, 2006 Planning and Zoning Board Meeting
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(F) encouraging patterns of land use which decrease trip length of automobile travel
and encourage trip consolidation.
a. The development is within the City's GMA and is designated as an infill
project. The project is within a mile of a commercial center at Taft Hill
and W. Elizabeth that is easily accessed by a public transit stop at the
corner of Overland Trail and West Elizabeth Street.
(G) increasing public access to mass transit, sidewalks, trails, bicycle routes and other
alternative modes of transportation.
a. This development is conveniently located adjacent to an existing
Transfort stop at the corner of Overland Trail and West Elizabeth
Street.
(1) minimizing the adverse environmental impacts of development.
a. This development minimizes the adverse environmental impacts by
sensitively respecting setbacks and minimizing site disturbance to
those areas specifically slated for development.
(J) improving the design, quality and character of new development.
a. This project achieves this goal by providing a mix of densities and
housing types across the property, thereby creating a neighborhood
that is rich in character.
(L) encouraging the development of vacant properties within established areas.
a. This property is identified as an infill parcel by the City of Fort Collins.
Existing developments virtually surround the property and it is an
apparent extension of the adjacent Ponds Subdivision.
(M) ensuring that development proposals are sensitive to the character of existing
neighborhoods.
a. This development is a direct extension of the Ponds Subdivision due to
the close proximity, continuation of the predetermined street network,
and similar zoning districts. The proposed layout plan directly relates to
the existing adjacent neighborhood by providing a similar street
pattern, similar lot sizes, and combined open space areas.
(N) ensuring that development proposals are sensitive to natural areas and features.
a. This development proposal attempts to be sensitive to natural areas
and features by consolidating the proposed open space areas
adjacent to existing open space areas, and limiting development to the
lower/easterly portions of the site to minimize impacts to the foothills.
Furthermore, we feel that the overall site layout we are proposing and the RF zone in
particular is an attractive design that provides a complimentary transition between the different
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May 18, 2006 Planning and Zoning Board Meeting
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lost to the pond. However, to maintain compatibility with the adjacent properties, we feel
that it would be better to distribute the units throughout the project and maintain lot
sizes that are substantially similar to those within the Ponds Subdivision. Especially
since this project is an apparent extension of that development.
or
2.8.2 (H) (4) "the plan as submitted will not diverge from the standards of the Land Use
Code that are authorized by this Division to be modified except in a nominal, inconsequential
way when considered from the perspective of the entire development plan, and will continue to
advance the purposes of the Land Use Code as contained in Section 1.2.2. "
We feel that the plan proposed meets this clause because it does diverge from the
standards of the Land Use Code in a nominal inconsequential way. The entire project is
35 acres and when totally constructed (inclusive of the LMN and RF zones) would
contain only 85 units at a gross density of 2.43 units per acre. Within the RF district
alone we are maintaining at least 50% open space and increasing the gross density
from 1 unit per acre to 1.32 units per acre. The proposed plan attempts to advance the
purposes of the Land Use Code as contained in Section 1.2.2. as follows (select
applicable purposes):
(A) ensuring that all growth and development which occurs is consistent with this Land
Use Code, City Plan and its adopted components, including but not limited to the
Structure Plan, Principles and Policies and associated sub -area plans.
a. The proposed development meets all other requirements of the Land
Use Code, fosters the City Plan components and the Principles and
Policies (Please see the narrative submitted with this PDP).
(D) facilitating and ensuring the provision of adequate public facilities and services such
as transportation (streets, bicycle routes, sidewalks and mass transit), water,
wastewater, storm drainage, fire and emergency services, police, electricity, open
space, recreation, and public parks.
a. Adequate public facilities are available or will be constructed with this
development.
(E) avoiding the inappropriate development of lands and providing for adequate
drainage and reduction of flood damage.
a. This development is key to the reduction of flood damage within the
western portion of the City. The proposed developed portions of the
project have adequate drainage and assist the City with conveyance of
stormwater through the property.
Bella Vira, Project Development Plan, #36-05A
May 18, 2006 Planning and Zoning Board Meeting
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Foothills Zoning (R-F) standards as they apply to the 15 acre portion at the west half of our
property.
This request will not be detrimental to the public good in that we feel that the greatest benefit
to the public (as deemed by the RF District Cluster Development Standards) is the preservation
of open space along the foothills. The plan as submitted meets the minimum standard of 50%
(7.56acres), by proposing 54% (8.22acres) of dedicated open space within the RF district. In
addition, of the 35+/- total project acres, 14.64 acres (43 %) will be dedicated open space
(including the City Detention Pond).
The following excerpts are taken from the City of Fort Collins Land Use Code and are
followed up with our corresponding rationale for the modification:
2.8.2 (H) (1) "the plan as submitted will promote the general purpose of the standard for
which the modification is requested equally well or better than would a plan which complies
with the standard for which a modification is requested"
The design of the cluster development preserves open space by consolidating the open
space adjacent to the neighboring subdivision's open space. We have also provided a
trail amenity within the open space. The plan minimizes visual intrusion by keeping the
dwellings on the lower portion of the RF district. The plan also protects the adjacent
residential development by providing an open space, landscape buffer between the
developments. The lot layout was designed to conform to the terrain and cut and fill
has been minimized. A plan that complies with the standard would have the same
amount of open space and would cluster the units in the area proposed, therefore we
feel this design meets the "equally well" clause.
; or
2.8.2 (H) (2) "the granting of a modification from the strict application of any standard
would, without impairing the intent and purpose of this Land Use Code, substantially alleviate
an existing, defined and described problem of city-wide concern or would result in a
substantial benefit to the city by reason of the fact that the proposed project would substantially
address an important community need specifically and expressly defined and described in the
city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City
Council, and the strict application of such a standard would render the project practically
infeasible."
We feel that this project as a whole alleviates and existing problem of city-wide
concern. This problem is the need of an additional regional storm water detention pond
required to mitigate flooding in and around the west side of the City. We acknowledge
that the impact of the regional pond is within the LMN district, and that the developer
has the ability to increase the density within the LMN district to accommodate the land
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May 18, 2006 Planning and Zoning Board Meeting
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(4) the plan as submitted will not diverge from the standards of the Land Use
Code that are authorized by this Division to be modified except in a
nominal, inconsequential way when considered from the perspective of
the entire development, and will continue to advance the purposes of the
Land Use Code as contained in Section 1.2.2.
The applicant has proposed that modification of standard would not be detrimental to
the public good and that it meets the requirements of Sections 2.8.2(H)(1), (2), and (4)
of the LUC.
Applicant's Request -Section 4.2(E)(2) Site Design for Residential Cluster
Development
Jim Sell Design, Inc. (JSD) represents John Minatta of the OFP Development Company, the
owner and developer of the Bella Vira PDP. This letter is to request a modification of
standards of the Residential Foothills District (RF) related to the project.
The project is located at the west end of West Elizabeth Street, south of CSU Foothills Campus
and north of the Ponds Subdivision and west of Overland Trail. The site is approximately 35
acres, the western 15-acres are zoned RF, and the eastern 20-acres are zoned Low Density
Mixed Use (LMN). The City of Fort Collins is currently negotiating with the developer to
acquire ground for a City regional detention pond. The area being considered for the pond is
approximately 3.7 acres and is located within the LMN portion of the site. The project
proposes extending West Elizabeth Street into the development as well as connecting to two
existing local streets within the Ponds Subdivision.
Per the RF district standards to meet the Site Design for Residential Cluster Development this
project would be required to cluster at one unit per gross acre on the portion of the project
designated for residential use at a density of 3 to 5 units per gross acre, as long as the project
sets aside 50% of the total land area of the proposed development as private or public open
space. This would yield up to 15 units on about 7.5 acres and would leave 7.5 acres for private
or public open space (50%).
The PDP as submitted proposes 8.22 acres of dedicated open space (approximately 54 %)
within the RF district and 20 single-family units. The lots range in size from 15,118sf (largest)
to 9,561sf (smallest) and average 11,847sf. The gross density for the 15.133 acres as proposed
is 1.32 units/acre. The units are clustered toward the eastern half of the RF district and
transition from larger lots on the west to smaller lots on the east. This was done to be
compatible with the adjacent Ponds Subdivision. We have also proposed soft trails that connect
to the trail system already developed in the Ponds and throughout the development.
Since the proposed plan does not meet the standards of the RF district, we are providing
justification in compliance with DIVISION 2.8 MODIFICATION OF STANDARDS, Section
2.8.2 (H) Modification Review Procedures, to request a modification to the Residential
Bella Vira, Project Development Plan, #36-05A
May 18, 2006 Planning and Zoning Board Meeting
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6. MODIFICATION OF STANDARD:
The request is for a modification of standard in the following section of the LUC:
Section 4.2(E) Development Standards, Subsection 4.2(E)(2) Site Design for
Residential Cluster Development, subsection (b) states:
Minimum lot sizes may be waived by the Planning and Zoning Board, provided
that the overall density of the cluster development is not greater than one (1) unit
per gross acre, and the units are clustered together in the portion of the property
designated on the plan for residential use at a density of three (3) to five (5) units
per gross acre.
As specified in Section 2.8.2 Modification Review Procedures, (H) (Standards), the
Planning and Zoning Board may grant a modification of standards only if the Board
finds that the granting of the modification would not be detrimental to the public good,
and that:
(1) the plan as submitted will promote the general purpose of the standard for
which the modification is requested equally well or better than would a
plan which complies with the standard for which a modification is
requested; or
(2) the granting of a modification from the strict application of any standard
would, without impairing the intent and purpose of this Land Use Code,
substantially alleviate an existing, defined and described problem of city-
wide concern or would result in a substantial benefit to the city by reason
of the fact that the proposed project would substantially address an
important community need specifically and expressly defined and
described in the City's Comprehensive Plan or in an adopted policy,
ordinance or resolution of the City Council, and the strict application of
such a standard would render the project practically infeasible; or
(3) by reason of exceptional physical conditions or other extraordinary and
exceptional situations, unique to such property, including, but not limited
to, physical conditions such as exceptional narrowness, shallowness or
topography, or physical conditions which hinder the owner's ability to
install a solar energy system, the strict application of the standard sought
to be modified would result in unusual and exceptional practical
difficulties, or exceptional or undue hardship upon the owner of such
property, provided that such difficulties or hardship are not caused by the
act or omission of the applicant."
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May 18, 2006 Planning and Zoning Board Meeting
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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 a project that
provides single-family and multi -family dwellings on a property that is surrounded by
developed properties containing residential and institutional uses. There is existing
single-family and multi -family residential to the east. There is existing single-family
residential to the west and south. Property to the north is owned by Colorado State
University and is partially developed.
Section 4.4(D) Land Use Standards
The proposal satisfies the applicable land use standards in the LMN District. Section
4.4(D)(1)(a) of the LUC states:
Residential developments in the LMN District shall have an overall minimum
average density of 5 dwelling units per net acre of residential land, except that
residential developments containing 20 acres or less and located in the area
defined as "infill area" need not comply with the requirement of this
subparagraph.
The LMN District portion of the property is 19.58 gross acres in size. The net acreage is
15.23 acres containing 65 dwelling units, resulting in a residential density of 4.27
dwelling units per net acre. However, the LMN portion of the Bella Vira, PDP (Minatta
property) is located in the defined "infill area" and is less than 20 acres in size;
therefore, it is not subject to the minimum density requirement.
Section 4.4(E) Development Standards
The proposal satisfies the applicable development standards in the LMN District.
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May 18, 2006 Planning and Zoning Board Meeting
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5. ARTICLE 4 - DISTRICTS
A. Division 4.2 - Residential Foothills
Single-family detached dwellings and residential cluster developments are permitted in
the RF District, subject to a Planning and Zoning Board (Type 2) review. The RF District
designation is:
For low density residential areas located near the foothills.
This proposal complies with the purpose of the RF District as it is a project that provides
single-family detached dwellings on a property that is at the eastern base of the foothills
and is surrounded by developed properties containing residential and institutional uses.
The LMN District portion of the Bella Vira, PDP is to the east. There is existing single-
family residential to the west and south. Property to the north is owned by Colorado
State University and is partially developed.
Section 4.2(E) Development Standards
The proposal satisfies the applicable development standards in the RF District, with the
exception of Section 4.2(E)(2) Site Design for Residential Cluster Development,
subsection (b), which states:
Minimum lot sizes may be waived by the Planning and Zoning Board, provided
that the overall density of the cluster development is not greater than one (1) unit
per gross acre, and the units are clustered together in the portion of the property
designated on the plan for residential use at a density of three (3) to five (5) units
per gross acre.
The developer is proposing a total of 20 single-family detached dwelling units (lots) on
15.13 acres in the RF District. This would result in a gross residential density of 1.32
dwelling units per acre. Also, the development plan preserves 8.22 acres of private
open space and clusters the 20 lots on 6.91 acres, resulting in a residential density of
2.89 dwelling units per acre. The applicant has submitted a request for a modification of
this standard for review. See Section 6 - MODIFICATION OF STANDARD of this Staff
Report for the applicant's request and staff evaluation.
B. Division 4.4 - Low Density Mixed -Use Neighborhood
Single-family detached dwellings and multi -family dwellings (limited to 8 or less units
per building) are permitted in the LMN District, subject to an administrative (Type 1)
review. The LMN District is:
Bella Vira, Project Development Plan, #36-05A
May 18, 2006 Planning and Zoning Board Meeting
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Building materials. The proposed multi -family structures will consist of the
following building materials that are considered compatible with the foothills area:
• Siding - wood lap siding (earth tones)
- buff stone wainscot on foundations
- accent shingles on the gables (earth tone)
• Trim around doors and windows - wood (white)
Roofing - fiberglass shingles (weathered wood look)
- metal roofs over porches and patios (deep green, reds and
silvers).
The colors will be further 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.
E. 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.
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
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.
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May 18, 2006 Planning and Zoning Board Meeting
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A total of 48 parking spaces are required for the multi -family portion of the
development.
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.
C. Division 3.4 - Environmental, Natural Area, Recreational and Cultural
Resource Protection Standards
Section 3.4.1. Natural Habitats and Features
The project satisfies the applicable requirements and standards set forth in this section.
D. Division 3.5 - Building Standards
Section 3.5.1. Building and Project Compatibility
The proposal satisfies the applicable Building and Project Compatibility standards,
more specifically:
Architectural Character. The proposed multi -family residential buildings will be
similar in character to the existing single-family and multi -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 (2-story up to 31'-9" on the rear portions) and massing to the
existing residential buildings in the area. The massing of the building fronts will
be broken up with substantial wall plane variations, windows, and varying roofline
directions and heights.
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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 7' wide parkways
(between curb and sidewalk) along all public streets in the development.
Minimum Species Diversity. The Landscape Plan as proposed satisfies the
Section 3.2.1(D)(3) with regards to the maximum percentage of any one species
of tree allowed in the development. The purpose of this limitation is to prevent
uniform insect or disease susceptibility.
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.
• The parking for the single-family detached dwelling units will be provided
in garages and driveways on each lot.
• There will be 2 off-street parking spaces for each of the 25 multi -family
dwelling units. They will be contained in attached 2-car garages for each
unit. There will be 11 surface parking spaces on Vira Drive, a private
drive, for resident and guest parking. A total of 61 parking spaces will be
provided in the multi -family portion of the development.
• Section 3.2.2(K)(1) sets forth minimum parking requirements for
residential land uses. The minimum parking required for the multi -family
portion of the development is as follows:
14 spaces for the proposed 8 2-bedroom dwelling units, at 1.75
spaces per 2-bedroom unit.
34 spaces for the proposed 17 3-bedroom dwelling units, at 2.00
spaces per 3-bedroom unit.
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May 18, 2006 Planning and Zoning Board Meeting
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3. GENERAL PROJECT DESCRIPTION
The proposed development is for sixty (60) single-family detached dwelling units (lots)
and twenty-five (25) multi -family dwelling units on 34.71 acres. The property is located
at the southwest corner of South Overland Trail and West Elizabeth Street (extended).
• 25 multi -family units in 6 buildings directly at the southwest corner of South
Overland Road and West Elizabeth Street, in the LMN District.
• 40 single-family units (lots) in the middle portion of the property, in the LMN
District.
Tract C, being a City -owned regional stormwater detention facility, in the LMN
District.
• The LMN District portion of the property is 19.58 gross acres in size. The net
acreage is 15.23 acres containing 65 dwelling units, resulting in a net residential
density of 4.27 dwelling units per acre.
• 20 single-family units (lots), clustered, in the westerly portion of the property, in
the RF District.
• Preserved open space (8.22 acres, approximately 54%) in the RF District.
• The RF District portion of the property is 15.13 gross acres in size. The (to be)
developed residential portion of the RF District is 6.91 acres in size containing 20
dwelling units, resulting in a residential density of 2.89 dwelling units per acre.
The overall residential density in the RF District is 1.32 dwelling units per acre.
Proposed accesses to the development site are from South Overland Trail, to the east;
and, from extensions of Banyan Drive and Sunflower Drive in the Ponds at Overland
Trail development to the south.
4. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS
The Bella Vira, 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 a modification of the standard that is not being
met. Of specific note are Division 3.2 - Site Planning and Design Standards,
Division 3.3 - Engineering Standards, Division 3.4 - Environmental, Natural Area,
Recreational and Cultural Resource Protection Standards, Division 3.5 - Building
Standards, and Division 3.6 - Transportation and Circulation. Further discussions of
these particular standards follow.
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May 18, 2006 Planning and Zoning Board Meeting
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and is surrounded by developed properties containing residential and institutional uses.
The LMN District portion of the Bella Vira, PDP is to the east.
The Bella Vira, PDP is subject to a Planning and Zoning Board (Type 2) review
because, as stated in Section 2.1.2(D) of the LUC, when a development application
contains both Type 1 and Type 2 uses, it will be processed as a Type 2 review. This
PDP application contains single-family detached dwellings and multi -family dwellings in
the LMN District, subject to a Type 1 review; and, residential cluster development in the
-RF District, subject to a Type 2 review. Therefore, the entire application is subject to a
Type 2 review.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: FA1 in Larimer County; Colorado State University -owned property
E: LMN, RL in the City; existing single-family and multi -family residential
S: RL, RF in the City; existing single-family residential (Ponds at Overland)
W: RF in the City; existing single-family residential (Ponds at Overland)
The property was annexed as the Minatta Annexation in November, 2005.
The property has not been previously planned or platted.
2. ARTICLE 2 - ADMINISTRATION
Section 2.2.2. Step 2: Neighborhood Meetings
The proposed development is for single-family and multi -family dwellings, permitted
uses in the LMN - Low Density Mixed -Use Neighborhood District, subject to an
administrative (Type 1) review; and, residential cluster development, a permitted use in
the RF - Residential Foothills District, subject to a Planning and Zoning Board (Type 2)
review. Section 2.2.2(B) of the LUC does require that a neighborhood meeting be held
for development proposals that are subject to a Planning and Zoning Board (Type 2)
review. A City -sponsored and facilitated neighborhood information meeting was held on
November 22, 2005, for the Minatta Property annexation and development proposal. A
copy of the Questions, Concerns, Comments, Responses that were recorded at the
meeting is attached to this Staff Report.
Bella Vira, Project Development Plan, #36-05A
May 18, 2006 Planning and Zoning Board Meeting
Page 2
The Bella Vira, PDP proposal does not comply with the following requirements /
standards of the LUC:
The standards located in Section 4.2(E) Development Standards, more
specifically Subsection 4.2(E)(2) Site Design for Residential Cluster
Development, allowing lot sizes to be reduced from a minimum of 2.29 acres in
order to cluster dwellings together and preserve public or private open space, of
ARTICLE 4 - DISTRICTS.
Single-family detached dwellings and multi -family dwellings (limited to 8 or less units
per building) 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 a project that
provides single-family and multi -family dwellings on a property that is surrounded by
developed properties containing residential and institutional uses. There is existing
single-family and multi -family residential to the east. There is existing single-family
residential to the west and south. Property to the north is owned by Colorado State
University and is partially developed.
Single-family detached dwellings and residential cluster developments are permitted in
the RF - Residential Foothills Zoning District, subject to a Planning and Zoning Board
(Type 2) review. The RF District designation is:
For low density residential areas located near the foothills.
This proposal complies with the purpose of the RF District as it is a project that provides
single-family detached dwellings on a property that is at the eastern base of the foothills
STAFF REPORT
PROJECT: Bella Vira, Project Development Plan (PDP) - #36-05A
APPLICANT: John Minatta
c/o Jim Sell Design / Matt Blakely
153 West Mountain Avenue
Fort Collins, CO 80526
OWNER: John Minatta
2037 Lexington Court
Fort Collins, CO 80526
PROJECT DESCRIPTION:
This is a request for sixty (60) single-family detached dwelling units (lots) and twenty-
five (25) multi -family dwelling units on 34.71 acres. This proposed project is located at
the southwest corner of South Overland Trail and West Elizabeth Street (extended).
Proposed accesses to the development site are from South Overland Trail, Banyan
Drive, and Sunflower Drive. The property is zoned LMN - Low Density Mixed -Use
Neighborhood and RF - Residential Foothills.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The Bella Vira, PDP proposal complies with the majority of the following applicable
requirements / standards 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 3.4 - Environmental, Natural
Area, Recreational and Cultural Resource Protection Standards, Division
3.5 - Building Standards, and Division 3.6 - Transportation and Circulation
of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS;
and the applicable district standards located in ARTICLE 4 - DISTRICTS of the
LUC (Division 4.2 RF - Residential Foothills and Division 4.4 LMN - Low
Density Mixed -Use Neighborhood Districts).
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box580 Fort Collins, CO80522-0580 (970)221-6750
PLANNING DEPARTMENT