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HomeMy WebLinkAboutRAVEN VIEW - PDP - 12-05 - REPORTS - RECOMMENDATION/REPORT. ; . Raven View PDP and Modification of Standard, Type I, #12-05 and 12-05A December 13, 2005 Administrative Hearing Page 6 4. Findings Of Fact / Conclusion: A. Single family detached and attached dwellings are permitted in the Low Density Mixed -Use (LMN) District subject to a Type I (Administrative) review. B. This PDP complies with the General Development Standards as well as the applicable District Standards with one exception, the pedestrian level of service requirements. C. The applicant has submitted a concurrent request for modification of the above pedestrian level of service requirement. STAFF RECOMMENDATION: Staff recommends approval of the Raven View Project Development Plan and Modification of Standard, Type I, #12-05 and 12-05A. ATTACHMENTS: Full sized plan set Applicant's Request for Modification TIS and TIS amendment Raven View PDP and Modification of Standard, Type I, #12-05 and 12-05A December 13, 2005 Administrative Hearing Page 5 Building materials and colors blend adequately with existing materials and colors. 2) Residential Building Standards: Developments containing fewer than 100 single-family detached or attached units must have at least three housing model varieties. According to the elevations, there are 6 distinct housing models available for the single-family detached and attached units. All units have connecting walkways to the public sidewalk system. All units are set back from the street by a minimum of 15 feet. All minimum side yard setbacks are met. The garage setback standards are met in this project. D. 3.6 Transportation and Circulation 1) Master Street Plan: There are no streets on the Master Street Plan in the proposed development area. 2) Streets, Streetscapes, Alleys and Easements: Streets are at right angles. Future roadways have been indicated and stubbed out to the south of the project to allow for future development. The offsite cul-de-sac is less than 660 feet. Street right-of-way widths and streetscape designs conform to the Larimer County Urban Area Street Standards. 3) Street Pattern and Connectivity Standards: The local street system is well designed with regard to safety, convenience and efficiency for cars, pedestrians and bikes. The site is a constrained infill site, so the applicant is unable to provide multiple direct connections to and between local destinations. The City's traffic and transportation staff have reviewed and.approved the placement of the entry on Taft Hill Road. 4) Transportation Level of Service Requirements: Due to the site's constrained infill nature, adopted level -of -service standards are not achieved. The applicant has submitted a concurrent request for modification of standard based on Section 2.8.2 (H)(3), by reason of exceptional (existing) conditions, the rectification of which would cause a substantial hardship to the applicant. Transportation Planning and Planning staff concur that correcting this deviation from standard would be a substantial hardship for the developer of this infill site. Raven View PDP and Modification of Standard, Type I, #12-05 and 12-05A December 13, 2005 Administrative Hearing Page 4 foot cedar fence. Required Number of Off-street Parking Spaces: The single-family attached units require 1.75 spaces per two -bedroom unit for a subtotal of 58 spaces; the detached units require 2 spaces per unit for a subtotal of 36 spaces. The grand total of parking spaces required is 94, which are provided in garages, in surface lots and to a limited degree on street as allowed in Section 3.2.2 (K)(1)(b). Handicap Parking: Van accessible spaces are provided in the center lot. Other handicap parking is available in the single-family garages according to a note on the plans. Parking Stall Dimensions: All parking stall dimensions meet code requirements. The parking in the center lot overhangs the landscape area and has curbs. 3) Solar Access [Section 3.2.3] Solar -Oriented Residential Lots: Seventy percent of the lots proposed are solar lots as described in Section 3.2.3. Therefore, the proposed project meets the standards. 4) Site Lighting [Section 3.2.4] Levels: Lighting levels have been reviewed by staff. Fine-tuning will take place during Final Plan review. Design Standards: Parking spaces are unobtrusively lit with appropriate lumen readings from the proposed fixture. However, offsite light levels are still too high. This issue needs to be addressed in Final Plan Review. Another fixture with sharper cutoff may need to be used. B. 3.3 Engineering Standards 1) Plat Standards [Section 3.3.1 ] General Provisions: A plat is not required and was not submitted with this development. All lots have vehicular access to a public street and interconnectivity of streets was achieved to the best of this developer's ability given the constraints of this infill site. Rights -of -way and easements have been properly dedicated. 2) Development Improvements [Section 3.3.2] All required improvements have been described in at least a preliminary manner. Letters of intent have been provided to the City for offsite improvements. Details of design and construction will be reviewed by staff in Final Plan Review. C. 3.5 Building Standards 1) Building and Project Compatibility. The architecture of this project is compatible with the existing buildings to the extent possible —there is a diversity of existing housing types in the area but wood siding is prevalent as are small to moderate sized homes with pitched roofs and gable ends. Raven View PDP and Modification of Standard, Type I, #12-05 and 12-05A December 13, 2005 Administrative Hearing Page 3 acres, the proposal includes three distinct housing types including single family attached units, single family detached units on standard lots and single family detached units on small lots. 2) Development Standards [Section 4.4 (E)]: Maximum Residential Building Height: All proposed buildings are either 2 1h stories tall or shorter and thus comply with this standard. 3. Compliance with General Development Standards Applicable General Development Standards: A. 3.2 Site Planning and Design Standards 1) Landscaping and Tree Protection [Section 3.2.1 ] Landscaping and Tree Protection: The PDP provides full tree stocking on the street frontages and landscaping throughout the project. Street trees are planted according to code, with the proper separations for parkways. Selected shade trees exceed minimum caliper size. Landscape Buffering between Incompatible Uses and Activities: Six-foot cedar fences are proposed at the perimeters of the property where the adjacent uses are not similar or where a road abuts the property line. Where possible, plant materials have been added to this edge to soften it. Trees along the east section of Raven View Road are staggered on each side of the road to minimize the visual impacts of the project. Landscape area treatment. All areas are planted with turf or shrub plantings. Landscape notes on the plan indicate proper edge treatment and mulching. Code compliant foundation plantings will need to be confirmed during Final Plan Review. Parking Lot Landscaping: Proper shade trees and planting beds have been provided in the Project Development Plan. There are no trash enclosures or outdoor storage areas that need screening. 2) Access, Circulation and Parking [Section 3.2.2] Safety Considerations: There is a continuous sidewalk network throughout the proposed development. Curbcuts and ramps: Adequate curb cuts and ramps are provided in the proposed plan. Access: Unobstructed access to all offsite parking has been provided. Lighting: Adequate parking lot lighting has been provided with a full cutoff fixture. Lighting levels will be adjusted to limit offsite spill in Final Plan Review. Parking lot setbacks: All parking spaces proposed meet the required setbacks: there are no parking spaces that are within 15 feet of the arterial and all parking near lot lines is separated from the lot line by a five-foot shrub planting area and a six- Raven View PDP and Modification of Standard, Type I, #12-05 and 12-05A December 13, 2005 Administrative Hearing Page 2 EXECUTIVE SUMMARY: New single family residential uses are permitted in the LMN zone district, subject to an administrative hearing. This PDP complies with the applicable General Development standards and the standards of the LMN—Low Density Mixed -Use Neighborhood District, with one exception, the pedestrian level -of -service, for which the modification is sought. Since the project is subject a Type I review and since there was no known controversy, a neighborhood meeting was not held for this project. COMMENTS 1. Background The surrounding zoning and land used are as follows: N: LMN—Low Density Mixed -use Neighborhood District —Existing residential with POL—Public Open Lands (City Park Nine Golf Course) beyond; W: RL—Low Density Residential District —Existing, residential with LMN beyond; S: RL—Low Density Residential District —Existing residential with MMN— Medium Density Mixed -Use Neighborhood beyond; E: RL—Low Density Residential District —Existing residential. The property proposed for development is 8.18 acres. The developer proposes a total of 51 single-family units: 33 single-family attached units, 16 single-family detached units on small lots and 2 single-family detached units on standard lots. The net residential density proposed is 6.23 dwelling units per acre. 2. Compliance with Applicable Low Density Mixed -Use (LMN) District Standards A. Permitted Land Use: Single family detached and attached dwellings are permitted in the Low Density Mixed -Use (LMN) District subject to a Type I (Administrative) review. B. Applicable Standards of the Low Density Mixed -Use (LMN) District: 1) Land Use Standards [Section 4.4 (D)]: Density: At 6.23 dwelling units per net acre, the project falls between the minimum and maximum allowable residential densities of five and eight dwelling units, respectively. The development is proposed as a single phase so phasing requirements for density do not apply. Mix of Housing: Though this project is under 30 ITEM NO. t i MEETING DATE N113106 STAFF City of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Raven View Project Development Plan and Modification of Standard, Type I, #12-05 and 12-05A APPLICANT: Tom Peterson, AICP Stanford Real Estate 3555 Stanford Rd. #204 Fort Collins, CO 80525 OWNER: and Betty Patterson 2009 W. Mulberry Fort Collins, CO 80521 Val Gray 614 South Taft Hill Road Fort Collins, CO 80521 PROJECT DESCRIPTION: This is a request to develop an 8.18-acre site into a 51-unit residential development with 18 single-family detached units and 33 single-family attached units. The applicant is concurrently requesting a modification of standard regarding the pedestrian level of service. The property is located on the south side of Mulberry Street just east of Taft Hill Road. The property is located within the LMN—Low Density Mixed -use Neighborhood Zone District. RECOMMENDATION: Staff recommends approval of the PDP and the modification. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO.80522-0580 (970) 221-6750 PLANNING DEPARTMENT