HomeMy WebLinkAboutSERRANO TOWNHOMES - PDP - 41-04 - REPORTS - RECOMMENDATION/REPORTSerrano Townhomes, Project Development Plan, #41-04
March 31, 2005 Administrative Public Hearing
Page 10
RECOMMENDATION:
Staff recommends approval of the Serrano Project Development Plan - #41-04, with the
following conditions:
1. The applicant shall provide City Staff with copies of any documentation he
may discover that supports his claim that the existing sidewalk along the
south side of Boardwalk Drive (varying in design and construction from a
5.5' wide attached section, approximately 140' in length, west from the
intersection of Boardwalk Drive and South Lemay Avenue to a detached
4' wide sidewalk extending to the western boundary of the project) was
installed at the expense of a previous landowner. Also, the City of Fort
Collins Transportation Planning staff has agreed to search their archives
for any record of this being the case.
2. If it cannot be proven that the sidewalk in question was installed at the
expense of a previous landowner, the applicant, at his expense, shall
design and construct sidewalk consistent with that described in the current
Larimer County Urban Area Street Standards (LCUASS) for a collector
level facility with this project, Serrano PDP - #41-04.
IN
Serrano Townhomes, Project Development Plan, #41-04
March 31, 2005 Administrative Public Hearing
Page 9
This proposal complies with the purpose of the LMN District as it is an infill project
(approximately 2.3 acres in size) that provides multi -family dwellings on a property that
is surrounded by developed properties containing residential uses. There is existing
single-family and multi -family residential to the west, existing single-family residential to
the south, existing multi -family residential to the north, and existing single-family
residential to the east. The property is within easy walking distance of a community park
(Fossil Creek), a school (Werner Elementary), and commercial uses in the Harmony
Market and Oakridge Business Park centers
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.
The residential density requirements are set forth in Section 4.4(D)(1), being a
minimum of 5 dwelling units per net acre and a maximum of 8 dwelling units per
gross acre. The Serrano PDP will have a gross residential density of 7.9 dwelling
units per acre (18 units divided by 2.29 acres) and a net residential density of 8.0
dwelling units per acre (18 units divided by 2.24 acres) on the property.
Section 4.4(E) Development Standards
The proposal satisfies applicable development standards in the LMN — Low Density
Mixed -Use Neighborhood Zoning District.
5. Findings of Fact/Conclusion:.
A. The Serrano PDP contains uses permitted in the LMN — Low Density Mixed -Use
Neighborhood Zoning District, subject to administrative review and public
hearing.
B. The Serrano PDP meets all applicable standards as put forth in ARTICLE 3 -
GENERAL DEVELOPMENT STANDARDS of the LUC, including Division 3.2 -
Site Planning and Design Standards; Division 3.3 - Engineering Standards;
Division 3.4 - Environmental, Natural, and Cultural; Division 3.5 - Building
Standards; and, Section 3.6 -Transportation and Circulation.
C. The Serrano PDP complies with applicable Land Use and Development
Standards contained in ARTICLE 4 - DISTRICTS, DIVISION 4.5 Medium
Density Mixed -Use Neighborhood.
0
Serrano Townhomes, Project Development Plan, #41-04
March 31, 2005 Administrative Public Hearing
Page 8
The applicant shall perform due diligence in discovering any
documentation that supports his claim that the sidewalk in question was
installed at the expense of a previous landowner. The applicant shall
provide City Staff with copies of any documentation he may discover that
supports his claim as stated above. Likewise, City Staff has agreed to
search our archives for any record of this being the case.
2. If it cannot be proven that the sidewalk in question was installed at the
expense of a previous landowner, the applicant, at his expense, shall
design and construct sidewalk consistent with that described in the current
Larimer County Urban Area Street Standards (LCUASS) for a collector
level facility with this project, Serrano PDP - #41-04.
Transportation Planning staff is confident that this approach will allow suitable
resolution of this outstanding issue before the final plans for this project are approved.
4. ARTICLE 4 - DISTRICTS
A. Division 4.4 — Low Density Mixed -Use Neighborhood District
Multi -family dwellings (up to 8 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.
a
Serrano Townhomes, Project Development Plan, #41-04
March 31, 2005 Administrative Public Hearing
Page 7
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.
However, there is one outstanding transportation related issue at this time is the status
of the existing sidewalk along Boardwalk Drive and whether or not it will be improved as
part of this project. The existing sidewalk varies in design from a 5.5' attached section
(approximately 140' in length, west from the intersection of Boardwalk Drive and South
Lemay Avenue) to a detached 4' wide sidewalk extending to the western boundary of
the project. No portion of the existing sidewalk at this location is built to current
standards.
The City's.Transportation Planning staff wishes to see a new sidewalk built to current
standards at this location, with this project. The applicant maintains that the sidewalk
that currently exists at this location was installed at the expense of a previous property
owner, thus he should not have to pay out of pocket to install a new sidewalk with this
project. However, City staff maintains that the existing sidewalk on -site was built as an
interim condition at City expense as a "Safe Routes to School" measure for children on
their way to Werner Elementary, which is located southwest of this project site.
Therefore, at this time, it is staff's position that this project should be responsible for
improving the frontage to current standards.
Obviously, if the existing sidewalk was indeed paid for by a previous landowner and the
cost of said sidewalk was presumably incorporated into the price of the land when it
was sold to the applicant, it would not be reasonable to require the applicant to build a
new sidewalk as a part of this project. However, the applicant (to date) has not provided
any evidence that supports his claim. Understanding that it is at times difficult to recover
evidence of past transactions and agreements undertaken by previous landowners,
Transportation Planning staff does not want this issue to keep the project from going to
hearing and gaining approval from the Administrative Hearing Officer. Therefore,
Transportation Planning staff will support the project at this time with the following
conditions of approval:
Serrano Townhomes, Project Development Plan, #41-04
March 31, 2005 Administrative Public Hearing
Page 6
Building Size, Height, Bulk, Mass, Scale. The proposed buildings will be
similar in height to the existing single family and multi -family buildings in the
area. The building massing will be similar to the existing residential structures in
the area. They will be broken up with substantial wall plane variations and
varying roofline directions and heights.
Building materials. The siding materials for the buildings will be a combination
of brick and stucco, with Spanish tile as a roofing material. The actual colors will
be determined with the Final Compliance plans.
Section 3.5.2. Residential Building Standards
The proposal satisfies all Residential Building Setbacks, Lot Width and Size
standards, more specifically:
Section 3.5.2(D)(1) - Setback from Arterial Streets.
The plan as submitted satisfies this section of the LUC. The buildings will be set back
30' to 35' from the right-of-way for South Lemay Avenue, an arterial street, which meets
or exceeds the minimum setback of 30' that is required.
Section 3.5.2(D)(2) - Setback from Nonarterial Streets.
The plan as submitted satisfies this section of the LUC. The buildings will be set back
24' from the right-of-way for Boardwalk Drive, a collector street, which exceeds the
minimum setback of 15' that is required.
D. Division 3.6 - Transportation and Circulation
Section 3.6.3. Street Pattern and Connectivity Standards
The proposal satisfies the applicable standards set forth in this section. Access to the
Serrano PDP will be from Boardwalk Drive via one private driveway into the parking
areas and garages on the site. The property dimensions are only 375' east - west and
270' north - south. It is bounded on the north and east by streets, on the south by an
irrigation ditch, and on the west by a private driveway into the Hamlet at Miramont multi-
family project. Due to minimum driveway and street separation requirements on the
north and east sides, and physical constraints on the south and west sides, there will be
no "street" connections to and from this development.
3
Serrano Townhomes, Project Development Plan, #41-04
March 31, 2005 Administrative Public Hearing
Page 5
Attached Dwellings: For each two-family and multi -family dwelling there shall be
parking spaces provided as indicated by the following table:
Number of Bedrooms/Dwelling
Parking Spaces Per Dwelling
Unit
Unit*
IOne or less
I 1.5
Two
1.75
Three
2.0
Four and above
2.5
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 Serrano PDP satisfies all applicable Building and Project Compatibility
standards, more specifically:
Architectural Character. The proposed buildings are 2 stories in height, which
will be identical to the heights of some of the single family and multi -family
buildings in the existing residential developments in all four directions. The
existing residential structures in the area are 1, 2, and 3 stories in height, almost
all with pitched/sloped roofs. These new buildings will reflect the proportions and
roofline articulation of the existing single-family and multi -family residential
buildings.
5
Serrano Townhomes, Project Development Plan, #41-04
March 31, 2005 Administrative Public Hearing
Page 4
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 30' to 35' on -center in the parkways (between
curb and sidewalk) along South Lemay Avenue, an arterial street, and along
Boardwalk Drive, a collector street, where the sidewalk is detached. Also, in
accordance with Section 3.2.1(D)(2)(b), There will be street trees at 35' on -center
a distance of 3' from back of the existing sidewalk where it is attached to
Boardwalk Drive.
Section 3.2.2. Access, Circulation and Parking
The proposal satisfies the applicable Access, Circulation and Parking standards,
including the following:
Direct On -site Access to Pedestrian and Bicycle Destinations. The
development proposal satisfies the standard set forth in Section 3.2.2(C)(6) in
that the on -site pedestrian and bicycle circulation system is designed to provide
for direct connections to major pedestrian and bicycle destinations such as the
commercial centers to the north and east, an elementary school to the
southwest, and a neighborhood park to the south.
Required number of parking spaces. Section 3.2.2(K)(1) sets forth minimum
parking requirements for residential land uses. The development proposal
satisfies the parking requirements set forth in the LUC for the residential uses in
this project.
• There are a total of 41 on -site parking spaces, 36 in attached garages and
5 outside surface spaces. This satisfies the minimum requirements for the
18 new townhomes, all proposed to be 2-bedroom units.
4
Serrano Townhomes, Project Development Plan, #41-04
March 31, 2005 Administrative Public Hearing
Page 3
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: MMN; existing multi -family residential (The Lodge at Miramont)
S: RL; existing single-family residential (Miramont)
E: RL, POL; existing single-family residential, golf course(Oakridge Village,
Southridge)
W: LMN; existing multi -family residential (The Hamlet at Miramont)
The property was annexed into the City as part of the Keenland Annexation in August,
1980.
The property has not previously been subdivided.
2. ARTICLE 2 - ADMINISTRATION
Section 2.2.2. Step 2: Neighborhood Meetings
The proposed development is for multi -family dwellings, which are permitted uses in the
LMN - Low Density Mixed -Use Neighborhood Zoning District, subject to an
administrative (Type 1) review and public hearing. The LUC does not require that a
neighborhood meeting be held for development proposals that are not subject to a
Planning and Zoning Board (Type II) review. A neighborhood meeting was not held for
this development proposal.
3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS
The Serrano PDP development proposal meets all of the applicable standards in
ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC. Of specific note
are Division 3.2 - Site Planning and Design Standards; Division 3.3 - Engineering
Standards; Division 3.4 - Environmental, Natural, and Cultural; Division 3.5 -
Building Standards; and, Division 3.6 - Transportation and Circulation. Further
discussions of these particular standards follow.
3
Serrano Townhomes, Project Development Plan, #41-04
March 31, 2005 Administrative Public Hearing
Page 2
• and applicable district standards located in Division 4.4 LMN - Low Density
Mixed -Use Neighborhood Zoning District of ARTICLE 4 - DISTRICT
STANDARDS.
Multi -family dwellings (up to 8 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 an infill project
(approximately 2.3 acres in size) that provides multi -family dwellings on a property that
is surrounded by developed properties containing residential uses. There is existing
single-family and multi -family residential to the west, existing single-family residential to
the south, existing multi -family residential to the north, and existing single-family
residential to the east. The property is within easy walking distance of a community park
(Fossil Creek), a school (Werner Elementary), and commercial uses in the Harmony
Market and Oakridge Business Park centers.
2
ITEM NO.
MEETING DATE AAP
A$
1
STAFF�� C�
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Serrano Project Development Plan (PDP) - #41 -04
APPLICANT: Treadstone Development LLC
c/o Steve Slezak
231 South Howes Street
Fort Collins, CO. 80521
OWNERSHIP: Same As Applicant
PROJECT DESCRIPTION:
This is a request for 18 new dwelling units (all townhomes in 6 separate, detached
buildings) on a parcel of land that is 2.29 acres in size. The new buildings will be 2
stories and 26'-0" in height, with third story tower elements being 30'-4" in height.
Access to the project will be from one private driveway connection to Boardwalk Drive,
a collector street along the north boundary of the property. This project is located at the
southwest corner of South Lemay Avenue and Boardwalk Drive. The property is zoned
LMN - Low Density Mixed -Use Neighborhood.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The Serrano PDP development proposal complies with applicable requirements 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,
and Cultural; Division 3.5 - Building Standards; and, Division 3.6 -
Transportation and Circulation of ARTICLE 3 - GENERAL DEVELOPMENT
STANDARDS;
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT