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Home My WebLink AboutSOLAR VILLAGE MAPLE - PDP - 23-07 - DECISION - MINUTES/NOTESADMINISTRATIVE HEARING PROJECT 501ciL Villas IrrLLlQ R- DATE NOy R, oW6 T 31�td rn wm fl� 1� ',hill cc�lU fie. Cu�-I 1 se "(<- S 3 104 6:1.s 0�c- ��, 7- �-O Lrl /a s p►- 1,3 e, t ��r G,��-�-�v 3�s �✓ Si-�e-�t�cr�o vsli 2�/-ss�i� r7e�� 'c�c�•c�� . e ,_ `i I1 NA/1. 1 CO �: 04;� 00 0 S X01 t oo- O 5 9 G 7 O �L Bo52 q o 7 �a. kkol lk all r,,.,Li- Solar Village Maple PDP Administrative Hearing Findings, Conclusions, and Decision Nobember 8, 2007 Page 6 of 6 DECISION The Solar Village Maple Project Development Plan #23-07, is hereby approved by the Hearing Officer subject to the following condition: The Applicant shall provide final building colors and materials that reduce the apparent mass and scale of the development and ensure compatibility with the character of the surrounding neighborhood. Final color and material selection is to be confirmed by Planning staff prior to installation. Dated this 16th day of November 2007, per authority granted by Sections 1.4.9(E) and 2.1 of the Land Use Code. eron Gloss ning and Zoni g Director Solar Village Maple PDP Administrative Hearing Findings, Conclusions, and Decision Nobember 8, 2007 Page 5 of 6 signed van -accessible space, according to the LUC and consistent with Federal regulations. The Hearing Officer acknowledges and appreciates that neighboring property owners have provided careful thought in the framing of their concerns about parking supply; however, the weight of evidence presented by the Applicant and corroborated by the City staff, supports a finding of compliance with the applicable standards. The Hearing Officer also respectfully requests that the applicant carefully evaluate the balance between the architectural program and parking allocation when finalizing the Project design so that the Project can both be successful in the marketplace and not create spillover parking impacts to the adjacent area. SUMMARY OF CONCLUSIONS A. The Solar Village Maple Project Development Plan is subject to administrative review and the requirements of the Land Use Code (LUC). B. The Solar Village Maple Project Development Plan complies with all applicable district standards of Section 4.16 of the Land Use Code, (D) Downtown District, Civic Center Sub -district. C. The Solar Village Maple Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code except where a modification to Section 3.5.2 (C)(1) has been granted. D. With respect to the Modification to Section 3.5.2 (C)(1), the connecting walkway standard: 1. Granting the requested modification would not be detrimental to the public good and would not impair the intent and purposes of the Land Use Code. 2. The modification will advance or protect the public interests and purposes of the standard for which the modification is requested equally well as a plan which complies with the standard for which the modification is requested. The proposed pedestrian walkway near the north building will be served by a small number of the total site users. The development as a whole provides strong pedestrian connectivity across and within the site, and the design of the interior courtyard and parking area will promote controlled speeds that will help to ensure pedestrian safety. Solar Village Maple PDP Administrative Hearing Findings, Conclusions, and Decision Nobember 8, 2007 Page 4 of 6 Illustrative building elevations submitted as part of this request to address applicable Building and Design standards found in Section 4.16 (D) generally show how the fagade and building scale is an appropriate match to that required within the district. The Hearing Officer has added a condition of approval requiring building colors and materials that are more compatible with existing housing in the area, promote visual interest, and help to reduce the apparent mass and bulk of the buildings. Further, on -site parking has been appropriately sited behind the buildings and internal to the site, with pedestrian -oriented building facades provided along the street. A sidewalk system has been provided at the width necessary for safe pedestrian movements. 3. Compliance with Article 3 of the Land Use Code — General Development Standards The Staff Report summarizes the PDP's compliance with the applicable site planning and design, access, circulation, parking, engineering, building design, and transportation standards, including those standards specific to mixed -use buildings. There was no evidence submitted at the hearing to contradict the statements and conclusion of the Staff Report concerning compliance or to otherwise refute compliance with the Article 3 Standards. Testimony was offered at the hearing by neighboring landowners concerning the anticipated or feared impacts of the proposed development and its design upon the adjacent lot and to parking availability within the immediately surrounding area. These impacts included those to nearby trees, and adequate provision of both on- and off-street parking. Based on the staff and applicant response to questions about tree impacts posed by the public, the Hearing Officer is convinced that the applicant has taken tree impacts into account when siting and orienting buildings on the development plan and no evidence was provided that would indicate that potential tree impacts will arise as a result of the development. Further, the issue of parking availability is a potentially valid one. Since the Project is within the Transit -Oriented Development (TOD) Overlay Zone, no parking minimums apply to the residential portion of the project. The property was included within the Overlay Zone due to its proximity to the Mason Corridor, Downtown Transit Center and the Downtown area as a whole. Like the rest of the community, the commercial parking is limited to a maximum number of spaces. There are 27 residential units proposed and 5,366 square feet of commercial space. Thirty new diagonal, on -street parking spaces are provided on Maple and Meldrum Streets. Ten off-street surface parking spaces are provided, along with 9 garages and 4 carports for a total parking count of 53 spaces, two of which are handicap accessible spaces. There is at least one Solar Village Maple PDP Administrative Hearing Findings, Conclusions, and Decision Nobember 8, 2007 Page 3 of 6 Written Comments: None FACTS AND FINDINGS 1. Background The surrounding zoning and land uses are as follows: N: D—Downtown (Existing single-family and multi -family residential) with NCB —Neighborhood Conservation, Buffer District (existing single-family residential) beyond; E: D—Downtown (Existing office, existing single-family residential and multi- family residential under construction beyond); S: D—Downtown (Existing City Hall offices and Washington Park with St. Joseph Parish beyond ); and W: NCB —Neighborhood Conservation, Buffer District (Existing single-family residential) with NCM—Neighborhood Conservation, Medium Density District (Existing single-family residential) and one C—Commercial property (Existing auto body shop) beyond. The subject property was zoned D—Downtown, Civic Center Subdistrict in 1997 with the adoption of City Plan and the Land Use Code. Prior to that time, this area was zoned C—Commercial since at least 1976. The subject property currently contains the Hefner Dean print shop, warehouses and one residence with no historical significance. An optional neighborhood meeting was held on July 19, 2007 and was attended by approximately 6 residents and property owners. 2. Compliance with Article 4 and the D— Downtown District, Civic Center Sub- district Standards: The Project Development Plan generally complies with all applicable requirements of Article 4 and the Civic Center Sub -district standards of the D zone district. The Staff Report summarizes the PDP's compliance with these standards. In particular, the proposed mixed use dwelling units are permitted within the zone district and there is no prescribed minimum or maximum density. The Project is also in conformance with land use standards relating to building height, calling for buildings to be six stories, and 85 feet, or less. Solar Village Maple PDP Administrative Hearing Findings, Conclusions, and Decision Nobember 8, 2007 Page 2 of 6 STAFF RECOMMENDATION: Approval NOTICE OF PUBLIC HEARING: Evidence presented to the Hearing Officer established no controversy or facts to refute that the hearing was properly posted, legal notices mailed and notice published. PUBLIC HEARING The Hearing Officer, presiding pursuant to the Fort Collins Land Use Code, opened the hearing at approximately 5:30 p.m. on November, 2007 in Conference Room A, 281 N. College Avenue, Fort Collins, Colorado. HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE: The Hearing Officer accepted during the hearing the following evidence: (1) Planning Department Staff Report; (2) application, plans, maps and other supporting documents submitted by the applicant and the applicant's representatives to the City of Fort Collins; and (3) a tape recording of public testimony provided during the hearing. The LUC, the City's Comprehensive Plan (City Plan), and the formally promulgated policies of the City are all considered part of the evidence considered by the Hearing Officer. The following is a list of those who attended the meeting: From the City: Anne Aspen, City Planner From the Applicant: Justin Larson, JCL Architects Alex Platt, Solar Village Matt Evans From the Public: Ashley Hill, 312 N. Meldrum Street Kristi Schwicksath, 2548 Romeldale Lane Carl and Jill Glaser, 215 Jefferson Street Derf Green, 318 N. Sherwood Street Heather, 411 N. Meldrum Street Sam Eliason, 529 Crestmore Place Planning, evelopment and Transportatio. ervices Planning and Zoning CITY OF FORT COLLINS ADMINISTRATIVE HEARING OFFICER TYPE I ADMINISTRATIVE HEARING FINDINGS, CONCLUSIONS AND DECISION ADMINISTRATIVE HEARING DATE: PROJECT NAME: CASE NUMBER: APPLICANT: OWNERS: HEARING OFFICER: PROJECT DESCRIPTION: November 8, 2007 Solar Village Maple Project Development Plan #23-07 Justin Larson JCL Architecture 401 S. Mason Street Fort Collins, CO 80524 Alex Platt, et al Solar Village 2795 Pearl Street Boulder, CO 80302 Cameron Gloss Planning and Zoning Director The Applicant has submitted a Project Development Plan (referred to herein as the "Project" or the "PDP") replacing the existing buildings at 302 N. Meldrum Street and 320 Maple Street with a mixed -use project. The project includes a total of 5,366 square feet of commercial uses and 27 dwelling units within two three-story buildings and one two-story building. SUMMARY OF HEARING OFFICER DECISION: Conditional Approval ZONING DISTRICT: D— Downtown, Civic Center Sub -district 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020