HomeMy WebLinkAboutTIMBERVINE PDP - PDP140002 - REPORTS - RECOMMENDATION/REPORTStaff Report - Timbervine, PDP #140002
Administrative Hearing 07-7-2014
Page 10
ATTACHMENTS:
1. Zoning Map
2. Site Plans
3. Plat Plans
4. Landscape Plans
5. Building Elevations
6. Utility Plans
7. Traffic Study
8. Summary of Neighborhood Meeting Public Comments
PowerPoint presentation
Staff Report - Timbervine, PDP #140002
Administrative Hearing 07-7-2014
Page 9
4. Neiahborhood Meetin
A neighborhood meeting was not required since this project is a Type I review.
However, because this proposed development is adjacent to and connects directly to
the existing Dry Creek neighborhood, staff determined a neighborhood meeting would
be beneficial to inform and coordinate this project with existing neighbors.
A voluntary neighborhood meeting was held on May 28, 2014. In general, there were a
majority of questions and concerns about traffic related impacts and about how this
proposed development will be compatible with existing surrounding neighborhoods. A
summary of the meeting is attached.
Key issues heard at meeting:
(1.) Traffic: Impacts from proposed project on International Boulevard and
Timberline Road. Timing of future traffic signal at this intersection and other
traffic control measures.
(2.) Information on proposed project: Questions on design, pedestrian
connections to Dry Creek, Park access, extent of landscaping, and timing of
development.
5. Findings of Fact:
In evaluating the request for the Timbervine P.D.P., staff makes the following
findings of fact:
A. The P.D.P. complies with the applicable procedural and administrative
requirements of Article 2 of the Land Use Code.
B. The P.D.P. complies with the land use and the applicable development
standards of the L-M-N zone district as found in Article 4 of the Land Use
Code.
C. The PDP complies with the applicable General Development Standards of
Article 3 of the Land Use Code.
RECOMMENDATION:
Staff recommends approval of Timbervine P.D.P., #PDP140002
Staff Report - Timbervine, PDP #140002
Administrative Hearing 07-7-2014
Page 8
Timberline/Lincoln intersections in the short range (2018) future. Using the long
range (2035) total peak hour traffic forecasts, the peak hour signal warrant will
likely be met in the morning and afternoon peak hours at the Timberline/Vine and
Timberline/International intersections. Based on the peak hour signal warrant, it
is likely that other volume based signal warrants would be met at these
intersections in the long range (2035) future.
■ In the short range (2018) future, given development of the TimberVine and an
increase in background traffic, the Timberline/Vine, Timberline/International, and
Timberline/Mulberry intersections will operate acceptably with existing control
and geometry. The Timberline/Lincoln intersection will operate at level of service
F for the minor street movements: At the Timberline/Vine intersection, the
calculated delay for the afternoon peak hour northbound approach will
experience delays that are commensurate with level of service F. This is
considered to be normal during the peak hours at stop sign controlled
intersections along arterial streets. This will be a temporary condition.
■ In the long-range (2035) future, given development of the TimberVine and an
increase in background traffic, the Timberline/New Vine, Timberline/International,
and Timberline/Mulberry intersections will operate acceptably. The
Timberline/Lincoln intersection will operate at level of service F for minor street
movements.
■ The short range (2018) geometry is shown in Figure 16. The long range (2035)
geometry is shown in Figure 17.
■ Acceptable level of service is achieved for pedestrian, bicycle, and transit modes
based upon the measures in'the multi -modal transportation guidelines and future
improvements to the street system in the area. The short range (2016) geometry
is shown in Figure 14. The long range (2030) geometry is shown in Figure 15.
■ Acceptable level of service is achieved for bicycle and transit modes based upon
the measures in the multi -modal transportation guidelines and future
improvements to the street system in the area. Pedestrian level of service B is
not achieved for all pedestrian destinations with regard to continuity. The
practical limits of pedestrian improvements would be on the TimberVine site
itself.
In general, Timbervine P.D.P. is served by a network of public streets which provide an
adequate level of both internal and external connectivity, given the existing constraints
within the area for potential street connections.
Staff Report - Timbervine, PDP #140002
Administrative Hearing 07-7-2014
Page 7
existing Collins Aire Mobile Home Park, and to the south is a vacant and developing
industrial park. A landscape detention area and landscape buffer is provided along the
south edge of the project to screen between the two uses in anticipation of pending
development.
G. Section 3.5.2(C) — Housing Model Variety
For developments of 100 or more single family dwelling units, four different types of
housing models are required. The housing models have not yet. been selected at the
P.D.P. stage. The standard acknowledges that for a P.D.P., such level of detail is not
finalized and allows the enforcement to be at the building permit review stage in
accordance with Section 3.8.15.
H. Section 3.5.2(F)(1) — Street Facing Garage Doors
This standard requires that street -facing garage doors must be recessed behind either
the front faoade of the ground floor living area portion of the dwelling or a covered porch
that measures at least 6' x 8' by at least four (4) feet. For individual lots, compliance will
be evaluated at the time of building permit application.
1. Section 3.6.4 — Transportation Level of Service (LOS) Requirements
A Transportation Impact Study (T.I.S.) has been prepared based on Timbervine P.D.P.,
containing 167 single family dwellings. The P.D.P. will construct, widen or extend the
following streets in compliance with the Master Street Plan and in accordance with the
Larimer County Urban Area Street Standards:
• Mexico Way — Off -site local street (parkway improvements — east side only)
• All other internal streets — local street
The T.I.S. concludes:
■ The development of the TimberVine is feasible from a traffic engineering
standpoint. At full development, the TimberVine will generate approximately 1692
daily trip ends, 127 morning peak hour trip ends, and 168 afternoon peak hour
trip ends.
■ Current operation at the TimberlineNine, Timberline/International, and
Timberline/Mulberry intersections is acceptable. Current operation at the
Timberline/Lincoln intersection is at level of service F for the minor street
movements.
■ The TimberlineNine, Timberline/International, and Timberline/Lincoln
intersections are currently unsignalized. It is not likely that volume based signal
warrants would be met at the TimberlineNine, Timberline/International, and
Staff Report - Timbervine, PDP #140002
Administrative Hearing 07-7-2014
Page 6
In compliance with provision of Section 3.2.3(F), Timbervine P.D.P. is designed in an
alternative manner and meets the applicable review criteria:
• The subdivision enhances neighborhood continuity and connectivity by linking
to a future City's Parks and Recreation Department regional trail. All
connecting walkways linking to this regional trail are to be dedicated as public
access easements.
• The subdivision fosters non -vehicular access and preserves existing natural
conditions by the aforementioned walkways and continues to respect the
established topography by preservation of the Lake Canal buffer and 1 acre
park.
D. Section 3.3.1(t3)(C) —Plat Standards— Lots and Public Dedications
All lots gain access to a public street. The general layout of lots, roads, driveways,
utilities, drainage facilities and other services are designed in a way that enhances an
interconnected street system within and between future neighborhoods and preserves
natural features. Dedications are platted for drainage and utility easements as well as
public access easements for the off-street walkways.
E. Section 3.4.1 —Natural Habitats and Features
To meet the standards associated with Section 3.4.1, the project has proposed to apply
the quantitative (50' buffer) and qualitative standards contained in Section 3.4.1(E) of
the Land Use Code. The proposed buffer is 50' in width, meeting the quantitative
standard.
The project meets the qualitative performance standards in Section 3.4.1 by
incorporating the following elements into the design:
1, No fencing is proposed between the ditch and the development, which will
allow for wildlife movement across the site (Section 3.4.1(E)(1)(b)).
2. The project enhances the vegetation by providing additional trees, shrubs,
and native grasses to enhance the value of the ditch as a wildlife corridor. A
mix of deciduous and evergreen species will provide cover for wildlife in all
seasons (Section 3.4.1(E)(1)(g)).
F. Section 3.5.1 —Project Compatibility
Timbervine P.D.P. zoned L-M-N, will adjoin the existing Dry Creek L-M-N subdivision to
the west. The proposed Timbervine P.D.P. will provide direct street and pedestrian
connections to Dry Creek and reflect a similar residential character. To the east is the
Staff Report - Timbervine, PDP #140002
Administrative Hearing 07-7-2014
Page 5
This standard requires that if any block face is over 700 feet long, then walkways
connecting to other streets must be provided at approximately mid -block or at intervals
of at least every 650 feet, whichever is less.
The Timbervine P.D.P. complies with this standard. For each block face that is longer
than 700 feet long, a mid -block bicycle and pedestrian connection is provided at
intervals that do not exceed 650 feet.
3. Compliance with Applicable Article Three General Development
Standards:
A. Section 3.2.1 — Landscaping
All public streets will be landscaped with street trees, including the external streets,
consistent with the Larimer County Urban Area Street Standards. The P.D.P. provides
canopy street trees at 30-40 foot spacing along all street parkway landscaping areas
and separated from street light locations.
The P.D.P. provides landscape area treatments for all open areas, buffers, detention
areas and park locations with turf grass, planting beds and trees.
B. Section 3.2.2 — Access, Circulation and Parking
The P.D.P. provides for an off-street pedestrian and bicycle circulation system primarily
by constructing a site perimeter loop trail and series of internal paths and mid -block
connections. A trail stub -out is provided to connect to the City's future regional trail
along the Lake Canal. A path connects to the existing Dry Creek subdivision to the west
and an off -site sidewalk is provided along the parkway of Mexico Way connecting to
International Boulevard to the south.
C. Sections 3.2.3(C) and (F) — Solar Orientation
This standard requires that at least 65% of the lots (108) be oriented to within 30
degrees of an east -west line. Timbervine provides 61 % (101 lots) at this orientation
thus short by 7 lots.
This standard allows for alternative compliance. Timbervine P.D.P. reflects an irregular,
triangular shaped parcel. This orientation governs the number of east -west streets
which would normally allow for full compliance with the standard. The site constraints
include limited street access from existing development dictating street alignment, and
sharing a boundary with the existing Lake Canal along the eastern edge and
associated buffer area.
Staff Report - Timbervine, PDP #140002
Administrative Hearing 07-7-2014
Page 4
The gross density is well under the maximum allowed (9.00 d.u./acre) and
exceeds the required minimum net density (4.00 d.u./acre) thus complying
with the standard.
D. Section 4.5(D)(2) — Mix of Housing
The P.D.P. features the following three housing types:
Housing Type:
# of Dwelling Units
Percent of Total
Single Family Detached Front Loaded Garage)
121
72.5%
Single Family Detached(Alley)
24
14.3%
Single Family —Attached
22
13.2%
Total:
167
100%
The standard calls for three housing types on projects containing 20 acres or more and
four housing types on projects containing 30 acres of more of developable land. The
net developable land area is 30.37 acres, reflecting a nominal increase over 30 acres.
As such, staff has determined a fourth housing type is not required.
The standard also requires that a single housing type not constitute more than 80% or
less than 5% of the total number of dwelling units. As can be seen, the P.D.P. complies
with these parameters.
E. Section 4.5(D)(6) — Small Neighborhood Parks
This standard requires that either a public neighborhood park or a private park, at least
one acre in size, be located within one-third of a mile (1,760 feet), as measured along
street frontage, of 90% of the dwellings, for development projects ten acres or larger.
The proposed project includes an approximate one acre private neighborhood park.
This park will connect to a 1.5 mile perimeter trail system and open space, and link to a
future regional trail off site.
All of the dwellings are within one-third of a mile of the future neighborhood park.
F. Section 4.5(E)(1)(a) — Streets and Blocks — Street System Block Size
This standard requires that the local street system provide an interconnected network of
streets such that blocks do not exceed 12 acres.
The P.D.P. features a network of streets, that result in no block exceeding 12 acres.
G. Section 4.5(E)(1)(b) — Streets and Blocks — Mid -Block Pedestrian
Connections
Staff Report - Timbervine, PDP #140002
Administrative Hearing 07-7-2014
Page 3
The East Mulberry Corridor Plan (EMCP), adopted in 2003 established the land use
framework for this area. The proposed Timbervine P.D.P. is consistent with the EMCP
for L-M-N designation.
2. Compliance with Applicable L-M-N District Standards (Division 4.51
A. Purpose. -
The purpose of the L-M-N District is as follows:
The Low Density Mixed -Use Neighborhood 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 the pattern of streets, blocks, and other linkages.
The proposed project is consistent with the stated purpose of the zone
district as the uses proposed integrate with the existing L-M-N Dry Creek
neighborhood to the west and mobile home park to the east.
B. Section 4.5(8)(2) — Permitted Uses
The P.D.P. includes two land uses — single family detached and single
family attached. Both are permitted in the L-M-N zone subject to
Administrative (Type One) Review.
C. Section 4.5(D)(1) — Density
The P.D.P. features 167 dwelling units on 39.19 acres for a gross density
of 4.26 dwelling units per gross acre. There are several parcels that are
deducted from the gross acreage in accordance with Section 3.8.18
(Residential Density Calculation). This includes landscape bufferyards
and stormwater detention ponds resulting in a net acreage of 30.37 acres
and a net density of 5.5 dwelling units per acre.
Staff Report - Timbervine, PDP #140002
Administrative Hearing 07-7-2014
Page 2
COMMENTS:
1. Background
i s i imDervine rur aite Location
Fay.
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8'o 'w
A.1
VuT
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wnor
The property was annexed in 1998 as part of the RDC annexation and zoned Low
Density Mixed -use Neighborhood (L-M-N). The surrounding zoning and land uses are
as follows:
Direction
Zone District
Existing Land Uses
North
Larimer County Industrial (1)
BBNSF Railroad switching yard
South
Larimer County Industrial (1)
Vacant land
East
Larimer County Industrial (1)
Residential (mobile home park)
West
Low Density Mixed -Use
Neighborhood (L-M-N)
Dry Creek subdivision
art Collins
ITEM NO 1
MEETING DATE July 7, 2014
STAFF Pete Wray
ADMINISTRATIVE HEARING OFFICER
PROJECT: Timbervine PDP Type I, #PDP140002
APPLICANT: Russell + Mills Studios
Craig Russell, RLA Planner
141 S. College Ave
Fort Collins, CO 80525
OWNER: Hartford Companies
1218 W. Ash St., Suite A
Windsor, CO 80550
PROJECT DESCRIPTION:
This is a request for a Project Development Plan (P.D.P.) for a parcel of land located
generally at the southwest corner of East Vine Drive and North Timberline Road. The
request is for 167 dwelling units on 39.19 acres. Access via Mexico Way will be
improved and extended to International Boulevard, and connection to existing Makinac
Street will both serve the site. As proposed, there would be 121 single family detached
(front load) houses, 24 single family detached (rear load) houses served by an alley,
and 22 single family attached townhouses. A one acre neighborhood park and one and
one-half mile trail system is also included. The parcel is zoned Low Density Mixed -Use
Neighborhood, L-M-N.
RECOMMENDATION: Approval of the P.D.P.
EXECUTIVE SUMMARY:
The proposed PDP has been reviewed by staff and is in compliance with the East
Mulberry Corridor Plan, Land Use Code (LUC) applicable General Development
Standards of Article Three, and the L-M-N standards in Article Four.
Planning Services 281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580
fcgov.com/developmentreview/ 970.221.6750