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HomeMy WebLinkAboutINNOVATION ISLAND, FIRST FILING - PDP - 40-05A - REPORTS - RECOMMENDATION/REPORTInnovation Island, Project Development Plan, #40-05A November 17, 2005 P & Z Meeting Page 22 standard for which a modification is requested (the project is designed to provide good access to schools, parks, and shopping. Good, safe pedestrian connections from the entries to the dwelling units will be provided while maintaining the minimum building setbacks, or greater, from the adjoining streets), and that the development plan would, without impairing the intent and purpose of this Land Use Code, 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 (affordable housing). D. The Innovation Island, PDP complies with all applicable Land Use and Development Standards contained in ARTICLE 4 - DISTRICTS, Division 4.4 - Low Density Mixed -Use Neighborhood District. E. The Innovation Island, PDP compatible with the surrounding land uses. RECOMMENDATION: Staff recommends approval of the modification of the standard set forth in Section 3.5.2(C)(1)(b). Staff recommends approval of the modification of the standard set forth in Section 3.5.2(C)(2). Staff recommends approval of the modification of the standard set forth in Section 3.5.2(D)(1). Staff recommends approval of the Innovation Island, Project Development Plan - #40- 05A. Innovation Island, Project Development Plan, #40-05A November 17, 2005 P & Z Meeting Page 21 5. Findings of Fact/Conclusion: A The Innovation Island, PDP is in conformance with the Innovation Island, Overall Development Plan (ODP). B. The Innovation Island, PDP contains uses permitted in the LMN — Low Density Mixed -Use Neighborhood Zoning District, subject to administrative review. However, the applicant has chosen to bring this request to the Planning and Zoning Board for review. C. The Innovation Island, PDP meets all applicable standards as put forth in the LUC, including Division 3.2 - Site Planning and Design Standards, Division 3.3 — Engineering Standards, Division 3.5 - Building Standards, and Section 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS, with the following exceptions: * The standard located in Section 3.5.2(C)(1)(b). This section allows primary entrances to a residential building to be up to 350' from a street sidewalk if the primary entrance faces and opens directly onto a connecting walkway that qualifies as a major walkway spine. Buildings B & C have primary entrances that are greater than 200' but less than 350' from street sidewalks on West Harmony road and South Taft Hill Road. However, their primary entrances do not face and open directly onto connecting walkways that qualify as major walkway spines. * The standard located in Section 3.5.2(C)(2). This section requires that every residential building containing 4 or more dwelling units have at least one building entry or doorway facing any adjacent street that is smaller than a full arterial or has on -street parking. Buildings B & C, both 5-plexes, do not have at least one building entry facing an adjacent street that is smaller than a full arterial. There will be no public streets adjacent to or within this development other than the existing South Taft Hill Road, to the west, and West Harmony Road, to the north, along the perimeters of the property. They are both full, 4-lane arterial streets. * The standard located in Section 3.5.2(D)(1). This section requires that every residential building be set back a minimum of 30' from any arterial street right-of-way (ROW). Buildings D & E will be setback from the South Taft Hill Road ROW a distance of 20.3' and 20.5', respectively. Staff has determined that the development proposal is not detrimental to the public good, that the development plan as submitted will advance or protect the public interests and purposes of the standards for which the modifications are requested equally well or better than would a plan which complies with the Innovation Island, Project Development Plan, #40-05A November 17, 2005 P & Z Meeting Page 20 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 an infill project (within the City of Fort Collins defined Infill Area) that provides multi -family dwellings on a property that is surrounded by developed properties containing various uses. There is existing residential to the north, existing single-family residential to the east and to the south, existing residential to the west, and existing commercial to the northwest. Section 4.4(D) Land Use Standards The proposal satisfies the applicable land use standards in the LMN — Low Density Mixed -Use Neighborhood Zoning District as follows: Section 4.4(D)(1) Density. The Innovation Island, PDP proposal is for 27 residential dwelling units on a property that is 3.16 gross acres in size. The gross residential density is 8.5 dwelling units per acre. The LMN District does not have a minimum density requirement for development proposals of less than 20 acres in size in the defined "infill area" of Fort Collins; however, this request is subject to the maximum density requirement of 8 dwelling units per gross acre of residential land unless the proposal is an affordable housing project containing 10 acres or less. In that case the project can attain a maximum density of 12 units per gross acre. The Innovation Island, PDP is a qualified affordable housing project (Habitat for Humanity) and is considered to be in compliance with this standard. Section 4.4(E) Development Standards The proposal satisfies the applicable development standards in the LMN — Low Density Mixed -Use Neighborhood Zoning District. Innovation Island, Project Development Plan, #40-05A November 17, 2005 P & Z Meeting Page 19 than would a plan which complies with the standard for which a modification is requested. The proposed development will provide a total of 27 new affordable dwelling units in a project that is designed to provide good access to schools, parks, and shopping. Good, safe pedestrian connections from the entries to the dwelling units will be provided while maintaining the minimum building setbacks, or greater, from the adjoining streets. The granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, 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. The proposed development is a 100% affordable housing project and will satisfy a City-wide need as identified in City Plan. The requested modifications of standards for the Innovation Island, PDP are supported by the criteria set forth in Sections 2.8.2(H)(1) & (3) of the LUC. D. Division 3.6 - Transportation and Circulation 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. 4. ARTICLE 4 - DISTRICTS A. Division 4.4 — Low Density Mixed -Use Neighborhood District Multi -family dwellings (residential uses) are permitted in the LMN — Low Density Mixed - Use Neighborhood Zoning District, subject to an administrative (Type 1) review. However, the applicant has chosen to bring this development request to the Planning and Zoning Board for review. The LMN - District is: Innovation Island, Project Development Plan, #40-05A November 17, 2005 P & Z Meeting Page 18 Section 3.5.2(C)(2). This section requires that every residential building containing 4 or more dwelling units have at least 1 building entry or doorway facing any adjacent street that is smaller than a full arterial or has on -street parking. Buildings B & C, both 5-plexes, do not have at least one building entry facing an adjacent street that is smaller than a full arterial. There will be no public streets adjacent to or within this development other than the existing South Taft Hill Road, to the west, and West Harmony Road, to the north. The entries for Building C do face South Taft Hill Road, which is approximately 290' from the building. However, it is a full arterial. Neither Building B or C face a smaller street. The site is too small to introduce public streets into it. Both buildings face the internal private drives and have direct pedestrian access from the entries to the public street sidewalks with only one enhanced drive crossing per building. Section 3.5.2(D)(1). This section requires that every residential building be set back a minimum of 30' from any arterial street right-of-way (ROW). Buildings D & E will be setback from the South Taft Hill Road ROW a distance of 20.3' and 20.5', respectively. South Taft Hill Road is defined as a 4-lane arterial street. Under normal circumstances the residential buildings must be set back 30' from the ROW for South Taft Hill Road. If the roadway were placed within the ROW as the 4-lane arterial street standard would require, the buildings could be 46' from the edge of the roadway (10' parkway + 6' sidewalk + 30' setback from ROW = 46' from edge of roadway to building). As proposed, Buildings D & E will be set back 77' from edge of existing roadway. If the buildings were to be set back the required 30' from the ROW they would be 87' from the edge of roadway. Ultimately South Taft Hill Road could be improved and widened in this location. With the addition of 2 northbound left -turn lanes, 2 northbound thru-lanes, an 8' wide bicycle lane, and a new northbound right -turn lane onto West Harmony Road, the proposed Buildings D & E would still be 50' from the edge of the roadway. This exceeds the minimum setback from the arterial street, which is the true physical impact to residential building for which the setback is required. Staff has determined that: Granting the requested modifications would not be detrimental to the public good. The plan as submitted will advance or protect the public interests and purposes of the standards for which the modifications are requested equally well or better Innovation Island, Project Development Plan, #40-05A November 17, 2005 P & Z Meeting Page 17 We recommend approval of the Innovation Island Modification Request. Staffs Evaluation and Determination: In reviewing the proposed alternative plan for purposes of determining whether it accomplishes the purposes of this section as required, the Planning and Zoning Board shall take into account whether the proposed plan demonstrates innovative design and best meets the intent of the Land Use Code. Section 2.8.2(H) of the LUC specifies that the Planning and Zoning Board shall only grant a modification for the following reasons: a. granting a modification of standard would neither be detrimental to the public good; and b. the modification would result in the project addressing the purposes of the standard equally well or better than a plan that complies with the standard; or c. the modification would result in a substantial benefit to the city; or d. 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 the property. e. 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. Section 3.5.2(C)(1)(b). This section allows primary entrances to a residential building to be up to 350' from a street sidewalk if the primary entrance faces and opens directly onto a connecting walkway that qualifies as a major walkway spine. Buildings B & C have primary entrances that are greater than 200' but less than 350' from street sidewalks on West Harmony Road and South Taft Hill Road. However, their primary entrances do not face and open directly onto connecting walkways that qualify as major walkway spines. - There are detached sidewalks (from the internal drives) in front of the primary entries to Buildings B & C that connect to enhanced pedestrian crosswalks (one for each building) and sidewalks that connect directly to public sidewalks along both West Harmony Road and South Taft Hill Road. Innovation Island, Project Development Plan, #40-05A November 17, 2005 P & Z Meeting Page 16 Findings of Fact/Conclusion We understand that in order to approve the Modification Request the Planning and Zoning Board must make the following findings: A. The request for a modification to Land Use Code Sections 3.5.2(C)(1)(b), 3.5.2(C)(2), and 3.5.2(D)(1) is subject to review by the Planning and Zoning Board. B. Granting the requested modification would neither be detrimental to the public good nor impair the intent and purposes of this Land Use Code. C. Granting the requested modification would allow the project to advance the public interests and purposes of the standard equally well or better than a plan that satisfies the standard as follows: • The site is physically limited in size and is not conducive to creating a public street that loops through the site. • Less use of pavement is required to provide private drives for access to garages rather than a public street. • The proposed plan provides essential attributes of a major walkway spine to serve the units over two hundred feet from a street sidewalk. • The proposed plan meets density standards and affordable housing cost goals while providing significant open space and playground area. • The proposed plan optimizes visual presentation to surrounding neighbors • The proposed plan provides the essential attributes of a connecting walkway spine serving the units in buildings B and C. While the applicant could meet this requirement by the elimination of at least 4 units, granting this modification supports the affordable housing goals for this development. • Buildings B and C would not be required to face a public street. While the applicant could meet this requirement, it would require removal of a total of four units (two per building) from the site plan. To meet the affordable housing cost goals, this would require elimination of the playground area to add an additional building. • In reviewing the Taft Hill ultimate expansion plans, it was determined the R.O.W. extends further than required to the east, supporting the proposed site plan R.O.W. reduction to 20 feet for buildings D and E. While the applicant could meet this requirement, it would require removal of a total of two units (one per building) from the site plan. To meet the affordable housing cost goals, this would require elimination of the playground area to add an additional building. Innovation Island, Project Development Plan, #40-05A November 17, 2005 P & Z Meeting Page 15 We feel that the proposed plan promotes the general purpose of the standard equally well or better than a plan that satisfies the standard as follows: • The two five unit buildings (B and C) would not be required to face a public street. While the applicant could meet this requirement, it would require removal of a total of four units (two per building) from the site plan. To meet the affordable housing cost goals, this would require elimination of the playground area to add an additional building. • The site is physically limited in size and is not conducive to creating a public street that loops through the site. • The proposed plan meets density standards and affordable housing cost goals while providing significant open space and playground area. • The proposed plan optimizes visual presentation to surrounding neighbors • No adjacent street is smaller than a full arterial The purpose of the LUC code section 3.5.2(D)(1) Setback from Arterial Street. "The minimum setback of every residential building and of every detached accessory building that is incidental to the residential building from any arterial street right-of-way shall be thirty (30) feet." We feel that the proposed plan promotes the general purpose of the standard equally well or better than a plan that satisfies the standard as follows: • In reviewing the Taft Hill ultimate expansion plans, it was determined the R.O.W. extends further than required to the east, supporting the proposed site plan R.O.W. reduction to 20 feet for buildings D and E. • While the applicant could meet this requirement, it would require removal of a total of two units (one per building) from the site plan. To meet the affordable housing cost goals, this would require elimination of the playground area to add an additional building. • The proposed plan meets density standards and affordable housing cost goals while providing significant open space and playground area. • The proposed plan optimizes visual presentation to surrounding neighbors. Innovation Island, Project Development Plan, #40-05A November 17, 2005 P & Z Meeting Page 14 We feel that the proposed plan allows the developer to achieve the affordable housing cost goals, optimizes the development's visual presentation to the adjacent neighborhood, and is not detrimental to the public good. B) 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 purpose of the LUC code section 3.5.2(C)(1)(b) Orientation to a Connecting Walkway. "Every front facade with a primary entrance to a dwelling unit shall face the adjacent street to the extent reasonably feasible. Every front facade with a primary entrance to a dwelling unit shall face a connecting walkway with no primary entrance more than two hundred (200) feet from a street sidewalk. " We feel that the proposed plan promotes the general purpose of the standard equally well or better than a plan that satisfies the standard as follows: • The site is physically limited in size and is not conducive to creating a public street that loops through the site. • The proposed plan provides essential attributes of a major walkway spine to serve the units in buildings B and C that are more than two hundred feet from a street sidewalk. • The proposed plan meets density standards and affordable housing cost goals while providing significant open space and playground area. • The proposed plan optimizes visual presentation to surrounding neighbors The purpose of the LUC code section 3.5.2(C)(2) Street -Facing Facades. "Every building containing four (4) or more dwelling units shall have at least one (1) building entry or doorway facing any adjacent street that is smaller than a full arterial or has on -street parking. " Innovation Island, Project Development Plan, #40-05A November 17, 2005 P & Z Meeting Page 13 be met by eliminating one of the buildings and rotating the remaining building 90 degrees to achieve the requirements of a major walkway spine serving these units. Doing so would eliminate at least 4 units, resulting in an inability to meet the affordable housing cost goals. Code Section: 3.5.2(C)(2) Street -Facing Facades. Every building containing four (4) or more dwelling units shall have at least one (1) building entry or doorway facing any adjacent street that is smaller than a full arterial or has on -street parking. Discussion: In the proposed site plan, two of the proposed five unit buildings (B and C) do not meet this requirement. This requirement could be met by changing these buildings to three unit building types. By doing this, the affordable housing cost goals will not be met and the site does not support additional units unless the applicant eliminates the playground area. Code Section: 3.5.2(D)(1) Setback from Arterial Street. The minimum setback of every residential building and of every detached accessory building that is incidental to the residential building from any arterial street right-of-way shall be thirty (30) feet. Discussion: The setback to Taft Hill is 20 feet for the two five -unit buildings (D and E) on the west side of the site. In reviewing this setback with city transportation engineering, it was discovered that the expansion of Taft Hill to ultimate configuration will be primarily to the west and not require the full R.O.W. on the east. This requirement could be met by reducing the two buildings by one unit. This would not meet the affordable housing cost goals and given the plans for Taft Hill expansion is not an absolute requirement. Justification We understand that in order to approve the Modification Request the Planning and Zoning Board must make the following findings: A) The Planning and Zoning Board may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good; Innovation Island, Project Development Plan, #40-05A November 17, 2005 P & Z Meeting Page 12 Connecting Walkway, 3.5.2(C)(2) Street Facing Facades, and 3.5.2(D)(1) Setback from Arterial Streets. Modifications to development requirements Code Section: 3.5.2(C)(1)(b) Orientation to a Connecting Walkway. Every front facade with a primary entrance to a dwelling unit shall face the adjacent street to the extent reasonably feasible. Every front facade with a primary entrance to a dwelling unit shall face a connecting walkway with no primary entrance more than two hundred (200),feet from a street sidewalk. The following exceptions to this standard are permitted: (a) Up to two (2) single-family detached dwellings on an individual lot that has frontage on either a public or private street. (b) A primary entrance may be up to three hundred fifty (350) feet from a street sidewalk if the primary entrance faces and opens directly onto a connecting walkway that qualifies as a major walkway spine. (c) If a multi -family building has more than one (1) front facade, and if one (1) of the front facades faces and opens directly onto a street sidewalk, the primary entrances located on the other front facade(s) need not face a street sidewalk or connecting walkway. Discussion: As discussed in the background information, this parcel is severely constrained in size and shape. Placing a public street within the parcel is not feasible and would impact the fit with the neighborhood and prohibit the achievement of sufficient density to meet the affordable housing cost goals. The two five unit buildings (B and C) are oriented to a connecting walkway. However, the primary entrance to each unit is more than two hundred feet from a street sidewalk. Additionally, the site is not of adequate size to support a compliant major walkway spine serving these units, specifically one that is thirty-five feet in its smallest dimension, both sides landscaped, with all parts visible from a public street. The proposed site plan does meet a portion of the requirements of a major walkway spine serving these units, including provision of trees along one side of the five foot wide sidewalk. This requirement could Innovation Island, Project Development Plan, #40-05A November 17, 2005 P & Z Meeting Page 11 This particular parcel is constrained as a result of its size and being roughly triangular shaped, with a rectangular section at the intersection of Taft Hill and Harmony not being part of this parcel. Due to these constraints combined with the project objectives, placement of buildings meeting the LUC requirements is not feasible and the applicant feels other design options are more viable on this parcel of land. The preferred plan being proposed by the applicant proposes twenty-seven (27) single family attached units on the site placed in five separate buildings. The front of each unit has access to a public street via a connecting walkway. A private drive, meeting private drive standards, provides access to all units, with no public streets within the project. Each building is adjacent to landscaped open space. During the design of this parcel, careful attention was paid to emergency access. Each building and unit is accessible from the private drive, which will be dedicated as an emergency access easement. All private drives have been designed to accommodate the emergency vehicles. The applicant has also agreed to incorporate the following elements into the site plan after meetings with the Poudre Fire Authority: • Each unit will have a "man door" on the private drive to provide additional access to the units. • Above each "man door" will be the address of each unit, to help emergency personnel in distinguishing one unit from another. • Provide an address kiosk at the entrance to the private drive on Harmony Road showing location of each building and unit.. The kiosk will be lighted. Five multifamily buildings are proposed, identified as buildings A-E. Of the five buildings being proposed, four buildings (B, C, D and E) contain five units, one building (A) contains seven units. The two of the five unit buildings (D and E) are adjacent to Taft Hill, the seven unit building (A) faces Harmony Road. Buildings B and C are internal to the site and do not have direct frontage onto any public street. Further, buildings D and E are within 30 feet of the Taft Hill ultimate R.O.W. These buildings are the reason for this modification request. The applicant feels that the proposed design best achieves the project objectives of meeting the affordable housing cost goals while optimizing fit of development with the adjacent residential neighborhood. We have explored with staff alternatives to the proposed site plan and have modified the plan to incorporate their guidance. This has not resulted in a plan that meets the code requirements and as a result the applicant is requesting a modification to 3.5.2(C)(1)(b) Orientation to a Innovation Island, Project Development Plan, #40-05A November 17, 2005 P & Z Meeting Page 10 the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. The applicant has proposed that the modification of the standard would not be detrimental to the public good and that it meets the requirements of Section 2.8.2(H)(1) of the LUC. Applicant's Request (in CG Times font): MODIFICATION REQUEST INNOVATION ISLAND We are submitting this request for modification of standards for the Innovation Island infill project to address the following items: Modification of standards to Section 3.5.2(C)(1)(b) of the LUC, accepting proposed connecting walkway for buildings B and C. A. Modification of standards to Section 3.5.2(C)(2) of the LUC, accepting proposed site plan in which two five unit buildings (buildings B and C) do not have at least one building entry or doorway facing an adjacent street. B. Modification of standards to Section 3.5.2(D)(1) of the LUC, accepting a reduction in buildings D and E setback to Taft Hill ROW. PROJECT BACKGROUND Innovation Island is a 4.4 acre site affordable housing project located south and adjacent to Harmony Road and east and adjacent to Taft Hill Road in southwest Fort Collins. The site is zoned LMN. The Project Development Plan includes only the ±3.2 acre residential usage, with the other usage(s) to be defined in a separate Project Development Plan. The primary purpose of this modification request is to optimize the placement of multi -family buildings to effectively utilize the limited space available, accomplishing the following objectives: • Satisfy the Principles and Policies for Low Density Mixed Use Neighborhoods • Achieve sufficient density to meet affordable housing cost goals • Optimize fit of development with residential neighborhood to south within constraints of affordable housing cost goals Innovation Island, Project Development Plan, #40-05A November 17, 2005 P & Z Meeting Page 9 no public streets adjacent to or within this development other than the existing South Taft Hill Road, to the west, and West Harmony Road, to the north. Section 3.5.2(D)(1). This section requires that every residential building be set back a minimum of 30' from any arterial street right-of-way (ROW). Buildings D & E will be setback from the South Taft Hill Road ROW a distance of 20.3' and 20.5', respectively. The applicant has submitted a request for modifications of these standards. 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 it 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; or (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 Innovation Island, Project Development Plan, #40-05A November 17, 2005 P & Z Meeting Page 8 plex will be 50' to 53' wide and 186' long. The building massing, although the units are attached, will be broken up with substantial wall plane variations, gables -dormers -windows on all four sides, and varying roofline directions and heights. This is especially true of the fronts of the buildings, which will be the most visible elevations from the surrounding streets and neighborhoods. Building materials. The proposed structures will consist of the following building materials: * The materials and (colors) for the five buildings will consist of board & batten and simulated shake shingle wood siding (combinations of gold, tan, brown, and green) and 30-year asphalt shingles (rustic redwood). 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. Section 3.5.2. Residential Building Standards The proposal does not satisfy all Relationship of Dwellings to Streets and Parking standards, more specifically: Section 3.5.2(C)(1)(b). This section allows primary entrances to a residential building to be up to 350' from a street sidewalk if the primary entrance faces and opens directly onto a connecting walkway that qualifies as a major walkway spine. Buildings B & C have primary entrances that are greater than 200' but less than 350' from street sidewalks on West Harmony road and South Taft Hill Road. However, their primary entrances do not face and open directly onto connecting walkways that qualify as major walkway spines. Section 3.5.2(C)(2). This section requires that every residential building containing 4 or more dwelling units have at least 1 building entry or doorway facing any adjacent street that is smaller than a full arterial or has on -street parking. Buildings B & C, both 5-plexes, do not have at least one building entry facing an adjacent street that is smaller than a full arterial. There will be Innovation Island, Project Development Plan, #40-05A November 17, 2005 P & Z Meeting Page 7 Required number of parking spaces. The development proposal satisfies the parking requirements set forth in the LUC for the residential use in this project. • There are a total of 61 proposed parking spaces on -site. There will be 34 surface parking spaces and 27 garage parking spaces attached to the dwelling units (1 per unit). Section 3.2.2(K)(1) sets forth minimum parking requirements for residential land uses. • The minimum parking required for the proposed thirteen (13) 3-bedroom dwelling units and fourteen (14) 4-bedroom dwelling units is 61 spaces, at 2 spaces per 3-bedroom unit and 2.5 spaces per 4-bedroom unit. Staff finds that the parking to be provided meets the minimum requirements of the LUC for the proposed residential use 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 of the LUC. C. Division 3.5 - Building Standards Section 3.5.1. Building and Project Compatibility The Riverbend PDP satisfies all applicable Building and Project Compatibility standards, more specifically: Architectural Character. The proposed buildings will be similar in height (26' maximum) to the existing single-family in the area to the east and south. They will reflect the proportions and roofline articulation of those existing buildings. The roofs will be sloped to ridgelines running both north - south and east - west, with gables and dormers on all four sides. Building Size, Height, Bulk, Mass, Scale. The proposed buildings will be similar in height and massing to the existing single-family and commercial buildings in the area. The heights will vary from 20' for the 1-story portions to 26' for the 2-story portions. The 5-plexes will be 50' to 56' wide and 138' long. The 7- Innovation Island, Project Development Plan, #40-05A November 17, 2005 P & Z Meeting Page 6 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 40' on -center in the 10' wide parkway (between curb and sidewalk) on the east side of South Taft Hill Road, a 4-lane arterial street; and, at 40' on -center in the 16' wide parkway on the south side of West Harmony Road, a 4-lane arterial street. Parking lot landscaping - interior. Parking lot landscaping for this project is in accordance with the standards, including those related to Parking Lot Interior Landscaping (Section 3.2.1(E)(5)]. The standard referenced (Section 3.2.1(E)(5)] states that: Six (6) percent of the interior space of all parking lots with less than 100 spaces, and ten (10) percent of the interior space of all parking lots with 100 spaces or more shall be landscape areas. This development proposal meets the standard for Parking Lot Interior Landscaping, providing 6% interior landscaping in the surface parking areas and driveway (vehicular use) areas containing a total of 34 parking spaces. Section 3.2.2. Access, Circulation and Parking The proposal satisfies the applicable Access, Circulation and Parking standards, including the following: Directness and continuity of walkways. The development proposal satisfies the standard (Section 3.2.2(C)(5)(a)] that walkways shall link street sidewalks with building entries through parking lots. Such walkways shall be raised or enhanced with a paved surface not less than 6' in width. The Innovation Island, PDP development proposal provides for enhanced pedestrian crosswalks across internal drives in 2 locations, thereby providing direct pedestrian connectivity from the entries of Buildings B & C to the street sidewalks along West Harmony Road and South Taft Hill Road. Innovation Island, Project Development Plan, #40-05A November 17, 2005 P & Z Meeting Page 5 On the Final Site & Landscape Plan (Sheet 1 of 2) for the Woodridge 4th Filing: The Overlook development that was approved by the Planning and Zoning Board in September, 1994, this off -site parcel of land (to the north) was identified as vacant, zoned RLP, and planned for Business Services uses. The entire 4.4 acre property was zoned LMN - Low Density Mixed -Use Neighborhood in March, 1997 with the adoption by City Council of the City of Fort Collins Land Use Code. The subject property has not previously been subdivided or platted. The Innovation Island, ODP, a request for 27 affordable multi -family dwelling units (Habitat for Humanity) on Parcel A and 20,000 square feet of commercial uses or 10 multi -family dwelling units on Parcel B, is currently in the City's development review process. 2. ARTICLE 2 - ADMINISTRATION Section 2.2.2. Step 2: Neighborhood Meetings Section 2.2.2(B) sets forth the requirement that a neighborhood meeting shall be held for any development proposal subject to Planning and Zoning Board review. An ODP is defined as a development application (proposal) and will be processed as a Planning and Zoning Board review, as set forth in Section 2.3.2(G). A neighborhood meeting was held on September 28, 2005, to discuss the Innovation Island development proposal and at that meeting the applicants stated that they were planning on subdividing and initially developing only a portion of the entire Innovation Island property. Therefore, they indicated that they would be submitting an ODP for the entire property showing proposed land uses and phasing of development; and, a PDP for the affordable housing (Habitat for Humanity), multi -family residential portion of the ODP. Further discussion of the proposed ODP and PDP took place at the meeting. A copy of the notes taken at the neighborhood meeting is attached to this staff report. 3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS The Innovation Island, 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 modifications of the standards that are not being met. Of specific note are Division 3.2 - Site Planning and Design Standards, Division 3.3 — Engineering Standards, Division 3.5 - Building Standards, and Division 3.6 - Transportation and Circulation. Further discussions of these particular standards follow. Innovation Island, Project Development Plan, #40-05A November 17, 2005 P & Z Meeting Page 4 The subject property was annexed as part of the Horsetooth - Harmony West Annexation in June, 1980. It was zoned RLP - Residential Low -Density Planned (with a Planned Unit Development condition). The subject property was part of Parcel 1-G of the Arapahoe / Mountainridge Farm ODP (Master Plan) that was approved by the Planning and Zoning Board in October, 1987. Parcel 1-G was 12 acres in size and approved for Business Services land uses, as follows: • Retail Shops • Offices • Indoor Theaters • Restaurants • Health Clubs • Hotels • Medical Clinics • Similar Uses • Residential uses are to be allowed as alternative land uses in all parcels. The subject property is part of Parcel 1-H of the Amended Arapahoe / Mountainridge Farm ODP (Master Plan) that was approved by the Planning and Zoning Board in April, 1991. Parcel 1-H is 5 acres in size and approved for Business Services (Alternating: Multi -Family) land uses, as follows: • Uses as described under "Business Services Uses" (Point Chart'E') of the current - March, 1991 - Land Development Guidance System. See the following definition. Definition: Those a ctivities w hich a re p redominantly r etail, o ffice, a nd s ervice u ses which would not qualify as or be a part of a neighborhood or community/regional shopping center. Uses include: retail shops; offices; personal service shops; financial institutions; hotels/motels; medical clinics; health clubs; membership clubs; standard and fast-food restaurants; hospitals; mortuaries; indoor theaters; retail laundry and dry cleaning outlets; limited indoor recreation uses; small animal veterinary clinics; printing and newspaper offices; and, other uses which are of the same general character. • Residential uses are to be allowed as alternative land uses in all parcels. Innovation Island, Project Development Plan, #40-05A November 17, 2005 P & Z Meeting Page 3 Multi -family dwellings (residential uses) are permitted in the LMN — Low Density Mixed - Use Neighborhood Zoning District, subject to an administrative (Type 1) review. The applicant has chosen to bring this development proposal to the Planning and Zoning Board for 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 an infill project (within the City of Fort Collins defined Infill Area) that provides multi -family dwellings on a property that is surrounded by developed properties containing various uses. There is existing residential to the north, existing single-family residential to the east and to the south, existing residential to the west, and existing commercial to the northwest. COMMENTS: Background: The surrounding zoning and land uses are as follows: N: LMN in City of Fort Collins; FA in Larimer County; E: RL in City of Fort Collins; S: RL in City of Fort Collins; W: R in Larimer County; platted for single-family residential (Gates @ Woodridge, 4t Filing) existing residential existing single-family residential (Gates @ Woodridge, 4th Filing) existing single-family residential (Woodridge 4th Filing: The Overlook) existing residential Innovation Island, Project Development Plan, #40-05A November 17, 2005 P & Z Meeting Page 2 " Standards located in Division 3.2 - Site Planning and Design Standards, Division 3.3 — Engineering 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 - DISTRICT STANDARDS, Division 4.4 LMN — Low Density Mixed -Use Neighborhood Zoning District. The Innovation Island, PDP development proposal does not comply with the following requirements of the LUC: The standard located in Section 3.5.2(C)(1)(b) of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS. This section allows primary entrances to a residential building to be up to 350' from a street sidewalk if the primary entrance faces and opens directly onto a connecting walkway that qualifies as a major walkway spine. Buildings B & C have primary entrances that are greater than 200' but less than 350' from street sidewalks on West Harmony road and South Taft Hill Road. However, their primary entrances do not face and open directly onto connecting walkways that qualify as major walkway spines. The standard located in Section 3.5.2(C)(2) of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS. This section requires that every residential building containing 4 or more dwelling units have at least one building entry or doorway facing any adjacent street that is smaller than a full arterial or has on - street parking. Buildings B & C, both 5-plexes, do not have at least one building entry facing an adjacent street that is smaller than a full arterial. There will be no public streets adjacent to or within this development other than the existing South Taft Hill Road, to the west, and West Harmony Road, to the north, along the perimeters of the property. They are both full, 4-lane arterial streets. The standard located in Section 3.5.2(D)(1) of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS. This section requires that every residential building be set back a minimum of 30' from any arterial street right-of-way (ROW). Buildings D & E are proposed to be set back from the South Taft Hill Road ROW a distance of 20.3' and 20.5', respectively. ITEM NO. 3 MEETING DATE11/17/05 STAFF Steven 1L Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Innovation Island, Project Development Plan (PDP) - #40-05A APPLICANT: Fort Collins Habitat for Humanity, Inc. c/o Vignette Studios / Don Tiller 144 North Mason Street, Suite 2 Fort Collins, Colorado 80524 OWNER: Western VII Investment, LLC c/o Western Property Advisors, Inc. 3555 Stanford Road, Suite 107 Fort Collins, CO. 80525 PROJECT DESCRIPTION: This is a request for twenty-seven (27) dwelling units in five (5) buildings (one 7-plex and four 5-plexes) on 3.16 acres. The buildings will be two and one-half stories in height (maximum of 26'-00") and will contain 3-bedroom and 4-bedroom units. The project will also contain a small outdoor playground. This project is located at the southeast corner of West Harmony Road and South Taft Hill Road. The access to the project will be via 2 drives from West Harmony Road. There will be an emergency access drive on South Taft Hill Road. This is a qualified 100% affordable housing rp oject. The property is zoned LMN, Low Density Mixed -Use Neighborhood. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The Innovation Island, PDP development proposal complies with applicable requirements of the Land Use Code (LUC), more specifically: . The PDP is in conformance with the Innovation Island, Overall Development Plan (ODP). The process located in Division 2.2 - Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO80522-0580 (970) 221-6750 PLANNING DEPARTMENT