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HomeMy WebLinkAboutEASTGATE PDP - 10-04 - REPORTS - RECOMMENDATION/REPORTEastgate 2nd Filing, Project Development Plan #10-04 Type I Administrative Review Page 8 of 8 4. The granting of the modification to Section 3.2.2(D)(2) will promote the general purpose of the standard as would a plan that provided all parking within the site. 5. The Project Development Plan complies with all applicable development standards contained within Article 3 of the Land Use Code. RECOMMENDATION: Staff recommends approval of the Eastgate 2"d Filing Project Development Plan, #10- 04. Eastgate 2"d Filing, Project Development Plan #10-04 Type I Administrative Review Page 7 of 8 2. Section 3.7.3, Adequate Public Facilities The provision of adequate public facilities for transportation, water, wastewater, storm drainage, fire and emergency services, and electrical power will be in place prior to the issuance of a building permit, or adequate security posted for any such improvement not in place prior to the issuance of a building permit. 5. Neighborhood Information Meeting A neighborhood meeting was held on January 8, 2004 at Laurel Elementary School. There were approximately 12 neighbors in attendance at this meeting. Particular items of concern expressed by the neighbors are: The project is proposed on a site which was previously shown to be open space. The existing pond will need to be graded deeper to accommodate additional storm water, may pose a safety risk. Concern with the addition of more affordable housing in the neighborhood. Other units in the area already house very low income families. Would like to see additional landscaping, landscaping must be maintained. Given the location, it is highly unlikely the units will be owner occupied, will still be add renters to the area. FINDINGS OF FACT/CONCLUSIONS After reviewing the Eastgate 2"d Filing Project Development Plan #10-04, staff makes the following findings of fact and conclusions: The proposed land uses are permitted in the LMN — Low Density Mixed - Use Neighborhood district. 2. The Project Development Plan complies with all applicable district standards of Section 4.4 of the Land Use Code, Low Density Mixed -Use Neighborhood zone district. 3. The granting of the modification to Section 3.2.2(D)(2) will not be detrimental to the public good. Eastgate 2"d Filing, Project Development Plan #10-04 Type I Administrative Review Page 6 of 8 The PDP is not proposing any outdoor storage or loading areas, all trash collection areas are greater than 20 feet from public transportation facilities. 2. Section 3.5.2, Residential Building Standards Every front fagade with a primary entrance to a dwelling unit shall face the adjacent street, or face onto a 'major walkway spine' that connects to a public street sidewalk. Buildings with four units or greater shall also have at least one building entrance face onto the adjacent street that is smaller than an arterial, or has on street parking. The proposed multi -family building has been designed to provide direct access to the front public sidewalk. Each residential unit has individual access to the sidewalk along Montgomery Street. The individual garages area included on the front of the building, however, they are recessed behind a front porch which is included for each unit. The building is setback 35 feet from the adjacent street right-of-way. This is due to an existing storm drainage easement along Montgomery Street. Since this easement exists elsewhere along the street, adjacent buildings have a similar setback. E. Division 3.6, Transportation and Circulation 1. Section 3.6.1, Master Street Plan This PDP is in substantial compliance with the City of Fort Collins Streets Master Plan. 2. Section 3.6.4, Transportation Level of Service Requirements Due to the limited number of units within the project, a Transportation Impact Study was not completed. It is estimated that the project will generate less than 50 trips per day. This additional traffic will not exceed the accepted ranges of the City's Level of Service Standards on any of the adjacent streets. Pedestrian and bicycle and facilities will be incorporated into the site plan will also operate at acceptable levels of service. 3. Section 3.6.6, Emergency Access The building will be within emergency access from Cowan Street. F. Division 3.7, Compact Urban Growth Standards Section 3.7.2, Contiguity The project is located within the Infill Area of the City of Fort Collins. Eastgate 2"d Filing, Project Development Plan #10-04 Type I Administrative Review Page 5 of 8 This property is not located within a designated floodplain or natural drainage swale. There are no irrigation ditches within the vicinity to cause a significant impact upon the drainage pattern of the property. The existing detention pond will be reconfigured to accommodate additional run-off from this site, as well as from the undeveloped parcels remaining along Riverside Avenue. 3. Section 3.3.5, Engineering Design Standards The PDP has been reviewed pursuant to the adopted design standards in place for water, sewer, storm drainage, electric, walkways and streets which will serve this development. C. Division 3.4, Environmental, Natural Area, Recreational and Cultural Resource Protection Standards 1. Section 3.4.1, Natural Habitats and Features The property does not include, nor is it adjacent to a natural area as identified by the Natural Resources Inventory Study, nor does the property contain any natural features which will warrant preservation. Storm run-off from the site will be contained in a water quality pond before entering into the public storm drainage system. 2. Section 3.4.7 Historic and Cultural Resources. There are no existing structures on the property. The adjacent buildings do not qualify as historic structures. D. Division 3.5, Building Standards Section 3.5.1, Building and Project Compatibility Any new development next to existing developed areas must be designed to be complimentary with those structures. The use of repetitive building elements such as building mass, windows, roof lines, must have a similar relation to the street and materials. Buildings should also be similar in size and height, or, if larger, be articulated and subdivided into massing that is proportional to the mass and scale of other structures on the same block. The project is adjacent to an existing single family residential to the north and multi -family to the west of the site. The building is similar in height to existing buildings adjacent to the site. Roof forms, window treatments and building materials are all consistent with the surrounding buildings. Eastgate 2"d Filing, Project Development Plan #10-04 Type I Administrative Review Page 4 of 8 off-street parking. The modification request would permit the remaining three spaces to be counted along Montgomery Street. The number of off-street parking stalls will be based on the number of bedrooms for each unit within the project. The project will provide four — two bedroom units with a ratio of 1.75 space/unit. A total of 7 spaces are required for the multi -family building. The site plan includes 4 spaces within attached garages and the remaining three spaces along Montgomery Street. While each individual driveway could hold two additional vehicles (8 total) in a tandem arrangement, the LUC will not permit these spaces to be counted. Tandem parking arrangements are common in the Old Town area of Fort Collins, and do provide additional parking for short term residence and visitor parking. An alternative to permitting the extra parking to occur on Montgomery Street would be to include additional parking `bump -outs' and bays along the driveways. This option would put additional paving and parked cars in the front of the residential building which already has a fair amount of paving and parking in front of the building. This option would significantly reduce the appearance of the front of the building. Without the option of providing vehicle access to the rear of the building, on - street parking will serve as an ideal alternative. 3. Section 3.2.3, Solar Access, Orientation, Shading Due to the location of the buildings within the property, and the location of other structures adjacent to the property, the proposed buildings will not cast a shadow during the times specified in the LUC. 4. Section 3.2.4, Site Lighting The site plan shows all exterior lighting proposed with the project to be down directed to avoid direct glare from leaving the property. The project does not propose any pole mounted exterior lighting, only wall mounted exterior lighting is proposed. B. Division 3.3, Engineering Standards Section 3.3.2, Development Improvements Prior to the approval of the final compliance plans, a development agreement will be drafted detailing the improvements required by the applicant as part of the building permit process, and the timing of installation of such improvements. 2. Section 3.3.3, Water Hazards Eastgate 2"d Filing, Project Development Plan #10-04 Type I Administrative Review Page 3 of 8 The maximum building height within the LMN zone district is two and half stories. The proposed multi -family residential building is two stories in height. 4. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards as follows: A. Division 3.2,1 Site Planning and Design Standards Section 3.2.1, Landscaping and Tree Protection Landscaping has been provided in all areas which will not be included in parking areas, drives or building footprints. The landscape plan provides a variety of canopy trees, ornamental trees, shrubs and ground covers. The landscape plan has been designed to use plants to enhance building design, soften walls and building mass and visually break up driveways. All plant materials are of adequate size and diversity as required by this section. The landscape plan is in compliance with the City's water conservation standards. Street canopy trees have been located adjacent to Montgomery Street. There are several existing trees on this lot. Most of these trees will be preserved. Several of the trees adjacent to Montgomery Street will be relocated into the detention pond once it has been re- graded. One of the existing Green Ash trees along Montgomery Street will be removed. This tree will be replaced with additional canopy trees along Montgomery Street. 2. Section 3.2.2, Access, Circulation and Parking Walkways within the site are aligned to take direct access from the adjacent public sidewalks along Montgomery Street. Each residential unit will have a sidewalk from the front door to the adjacent street sidewalk. Parking is provided within a single car garage attached to each multi -family unit. This will provide for a total of four spaces. The attached driveways that access each garage are nearly forty feet in length, and are capable of parking two vehicles in a tandem arrangement. However, the Land Use Code does not permit tandem parking spaces to be counted towards fulfilling minimum Eastgate 2"d Filing, Project Development Plan #10-04 Type I Administrative Review Page 2 of 8 EXECUTIVE SUMMARY: This project has been reviewed in accordance with the applicable requirements of the Land Use Code (LUC) and was found to be in substantial compliance with the following: 1. The proposed land uses are permitted in the (LMN) Low Density Mixed -Use Neighborhood District. 2. The Project Development Plan complies with all applicable district standards of Section 4.4 of the Land Use Code, (LMN) Low Density Mixed -Use Neighborhood District. 3. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. FINDINGS and ANLYSIS: 1. Background The surrounding zoning and land uses are as follows: N: E — undeveloped S: LMN — multi -family residential E: LMN — storm drainage detention pond W: RL — single family residential The property was annexed in October 1967 as part of the Burch Fourth Annexation. 2. Division 4.4 of the Land Use Code Low Density Mixed -Use Neighborhood District The use of multi -family residential (up to six units per building) is permitted in the LMN zone district subject to Administrative Review (Type 1). The PDP meets the applicable Land Use Standards as follows: A. Section 4.7(D)(1) Density The maximum density of any development plan taken as a whole shall be eight units/gross acre of land. The Eastgate PDPD proposes 4 units on .8 acres of land. This results in a gross density of 5 units/acre. This project is not subject to the minimum density requirements of 5 units/acres. B. Section 4.4(E)(3) Building Height ITEM NO. MEETING DATE STAFF Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Eastgate 2nd Filing Project Development Plan - #10-04 [Type I Administrative Review] OWNER: Dave Phillips 1420 Blue Spruce Drive Ft Collins, CO 80524 APPLICANT Hattman Associates 145 West Swallow Road Ft Collins, CO 80525 PROJECT DESCRIPTION: Eastgate 2nd Filing is a project development plan for a four unit multi -family building located on an existing tract of land at the southwest corner of Riverside Avenue and Montgomery Street. The site is 33,600 sq.ft. in area and is currently used for storm drainage detention and open space. A subdivision plat is accompanying the PDP. This plat will vacate a portion of the existing storm drainage detention pond to accommodate a 5,900 sq.ft. building envelope. This will provide the location for a four -unit multi -family building. This building is two stories in height and will gain vehicular access from the front of the lot off Montgomery Street. The remainder of the lot will continue to be used for storm drainage detention. A modification of standards request is accompanying the PDP. This request is to allow three on -street parking spaces to be counted towards the minimum off-street parking spaces for multi -family residential. The remainder of the parking would be provided in individual garages with each unit. The property is zoned LMN — Low Density Mixed -Use Neighborhood District. RECOMMENDATION: Approval COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO80522-0580 (970) 221-6750 PLANNING DEPARTMENT