HomeMy WebLinkAboutSANCTUARY WEST - PDP - 30-07 - REPORTS - RECOMMENDATION/REPORTSanctuary West, Project Development Plan, #30-07
June 26, 2008 Administrative Public Hearing
Page 17
C. The Sanctuary West, PDP complies with all applicable Land Use and
Development Standards contained in ARTICLE 4 - DISTRICTS, Division 4.5
Low Density Mixed -Use Neighborhood of the LUC.
RECOMMENDATION:
Staff recommends approval of the request for a modification of the standard in Section
3.5.2(C)(1) of the Land Use Code.
Staff recommends approval of the alternative compliance plan to the standard in
Section 3.6.3(F) of the Land Use Code.
Staff recommends approval of the Sanctuary West, Project Development Plan - #30-07.
Sanctuary West, Project Development Plan, #30-07
June 26, 2008 Administrative Public Hearing
Page 16
" The standard located in Section 3.5.2(C)(1) - Orientation to a Connecting
Walkway. The plan as submitted does not fully satisfy the standard set
forth in this section that requires every front fagade with a primary
entrance to a dwelling unit to face a connecting walkway with no primary
entrance more than 200' from a street sidewalk. Several two-family
dwelling units on both sides of Barton Drive at the west end of the
development face connecting walkways but are a distance of 270' to 400'
from a street sidewalk and, therefore, do not satisfy this requirement. Staff
finds that the layout of the lots in blocks 6 and 7 is functionally a result of
the providing the necessary local street alignment for Barton Drive from
LaPorte Avenue into the development; satisfying, to the maximum extent
possible, the solar -oriented lot requirement; and, creatively incorporating
the "complex" of two-family dwelling lots into the spaces created by
LaPorte Avenue, surrounding development, and the existing storm
drainage facilities. The preferred plan as submitted would not be
detrimental to the public good and would promote the general purpose of
the standard for which the modification is requested equally well as a plan
that would comply with the standard, as set forth in Section 2.8.2(H)(1) of
the LUC.
The standard located in Section 3.6.3(F) - Utilization and Provision of
Sub -Arterial Street Connections to and From Adjacent Developments and
Developable Parcels. The PDP as submitted does not satisfy the standard
set forth in this standard that requires development plans to provide for
future public street connections to adjacent developable parcels by
providing a local street connection spaced at intervals not to exceed 660'
along each development plan boundary that abuts potentially developable
or redevelopable land. The ability to provide vehicular access from Barton
Drive north to any or all of 3 streets in the Green Acres Subdivision is
restricted by the existence of a regional storm water detention pond
between the streets. This pond is 970' long (east to west), 100' wide, and
13' deep. City staff has determined that street connections through or over
this pond are infeasible. Staff finds that the proposed alternative plan
accomplishes the purposes of this Section equally well or better than
would a plan which complies with the standards of this Section, and that
the reduction in access and circulation for vehicles still maintains
enhanced facilities for bicycles and pedestrians. The alternative design
enhances neighborhood continuity and connectivity, especially fosters
nonvehicular access, while preserving the existing natural or topographic
conditions on the site. The alternative compliance request is supported by
the criteria set forth in Section 3.6.3(H) of the LUC.
Sanctuary West, Project Development Plan, #30-07
June 26, 2008 Administrative Public Hearing
Page 15
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 26 acres in size) that provides single-family detached and two-family
dwellings on a property that is almost entirely surrounded by developed properties
containing residential uses. There is existing single-family residential to the north, west
and east; somewhat undeveloped (large parcel) properties to the east; and, existing
Poudre R-1 School District facilities and multi -family residential to the south.
Section 4.5(D) Land Use Standards
The proposal satisfies the applicable land use standards in the LMN — Low Density
Mixed -Use Neighborhood District, including the allowable overall minimum density of 5
dwelling units per net acre and the maximum density of 8 dwelling units per gross acre.
The Sanctuary West, PDP contains a net density of 6.1 dwelling units per acre and a
gross density of 4.2 dwelling units per acre.
Section 4.5(E) Development Standards
The proposal satisfies the applicable development standards in the LMN — Low Density
Mixed -Use Neighborhood District.
5. Findings of Fact/Conclusion:
A. The Sanctuary West, PDP contains uses permitted in the LMN — Low Density
Mixed -Use Neighborhood District, subject to an administrative review and public
hearing.
B. The Sanctuary West, 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, with the following exceptions:
_Sanctuary West, Project Development Plan, #30-07
June 26, 2008 Administrative Public Hearing
Page 14
future public street connections to adjacent developable parcels by providing a local
street connection spaced at intervals not to exceed 660' along each development plan
boundary that abuts potentially developable or redevelopable land. The ability to
provide vehicular access from Barton Drive north to any or all of 3 streets in the Green
Acres Subdivision is restricted by the existence of a regional storm water detention
pond between the streets. This pond is 970' long (east to west), 100' wide, and 13'
deep. City staff has determined that street connections through or over this pond are
infeasible. Staff finds that the proposed alternative plan accomplishes the purposes of
this Section equally well or better than would a plan which complies with the standards
of this Section, and that the reduction in access and circulation for vehicles still
maintains enhanced facilities for bicycles and pedestrians. The alternative design
enhances neighborhood continuity and connectivity, especially fosters nonvehicular
access, while preserving the existing natural or topographic conditions on the site. The
alternative compliance request is supported by the criteria set forth in Section 3.6.3(H)
of the LUC.
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 4.5 - Low Density Mixed -Use Neighborhood District
Single-family detached and two-family dwellings are permitted in the LMN — Low
Density Mixed -Use Neighborhood 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
Sanctuary West, Project Development Plan, #30-07
June 26, 2008 Administrative Public Hearing
Page 13
Proposed Alternative Plan: The developer and design team met on site with City of Fort Collins
Planning and Engineering staff. Based on the staff recommendations from the site visit, the
proposed alternative plan does not extend connection to Impala Drive, Irish Drive or Webb
Avenue. A pedestrian connection is provided to each of these public streets, routed along the
north side of the drainage channel, connecting to the proposed extension of the Soldier Creek
trail.
Other Alternatives: Two alternatives to the proposed plan were reviewed with the staff during
the site visit. One alternative would be to provide street connections to Impala Drive, Irish Drive
and Webb Avenue. This would require building three bridge crossings. This alternative has a
number of drawbacks, including the encroachment on the drainage channel impacting the flows,
and significant re -grading that would severely impact existing residents. Another alternative plan
that was discussed would have provided a cul-de-sac be built at the southern most point of each
street. This alternative was eliminated due to the potential impact to the home owners in the
immediate vicinity of the cul-de-sac.
Considerations for Proposed Alternative Plan Approval: The developer would like to request
approval of the proposed alternative plan based on the following merits:
1. The alternative design minimizes the impact on natural areas and features.
Providing a connection to the three streets would significantly encroach upon
what has become an open space feature valued by the existing neighbors, as
expressed at the neighborhood meeting.
2. The alternative design fosters non -vehicular access by formalizing existing
informal footpaths that most likely are used by school age children attending
either Irish Elementary or Poudre High Schools.
3. The alternative design does not result in development's traffic exceeding level of
service standards, as shown by the traffic study submitted with the Project
Development Plan.
4. The alternative design does enhance neighborhood continuity and connectivity by
providing ADA compatible pedestrian connections that have been established by
years of pedestrian traffic.
Thank you for your consideration of this alternative compliance. Please include in your
comments to this submittal reference to and your decision pertaining to this request.
Staffs Evaluation:
The PDP as submitted does not satisfy the standard set forth in Section 3.6.3(F)
Utilization and Provision of Sub -Arterial Street Connections to and From Adjacent
Developments and Developable Parcels that requires development plans to provide for
Sanctuary West, Project Development Plan, #30-07
June 26, 2008 Administrative Public Hearing
Page 12
Section 3.6.3. Street Pattern and Connectivity Standards
The proposal does not fully satisfy the requirement set forth in Section 3.6.3(F) dealing
with utilization and provision of sub -arterial street connections to and from adjacent
developments and developable parcels. The Sanctuary West, PDP does contain 2 local
street connections to LaPorte Avenue (to the south) as access into the development,
right-of-way for a future local street (Webb Avenue) from Barton Drive south to LaPorte
Avenue through the Calvary Baptist Temple property, and right-of-way for a future local
street extension of Kruse Drive connecting into undeveloped property to the east. The
applicant is proposing multiple pedestrian connections from Barton Drive to the 3
existing local streets in the Green Acres Subdivision (Impala Drive, Irish Drive, and
Webb Avenue) in lieu of local street connections. The applicant has submitted an
alternative compliance request for review. The Decision Maker is authorized to approve
an alternative site layout that may be substituted in whole or in part for a plan meeting
the standards in this Section. The Review Criteria is as follows:
In approving an alternative plan, the Decision Maker shall find that the proposed
alternative plan accomplishes the purposes of this Section equally well or better
than a plan which complies with the standards of this Section.
In reviewing the proposed alternative plan, the Decision Maker shall take into account
whether the alternative design enhances neighborhood continuity and connectivity,
fosters nonvehicular access, and preserves existing natural or topographic conditions
on the site.
Applicant's Request:
The purpose of this request is to propose an alternative compliance to Fort Collins Land Use
Code 3.6.3 Street Pattern and Connectivity Requirements, (F) Utilization and Provision of Sub -
Arterial Street Connections to and From Adjacent Developments and Developable Parcels, as
permitted by LUC 3.6.3(H) Alternative Compliance.
Situation: Sanctuary West is an infill project located on the north side of LaPorte Avenue in the
2200 — 2400 block. There is a storm water drainage channel and easement adjacent to the Green
Acres Subdivision on the north side of the site (see attached site plan). This east -west channel is
over 100 feet wide by 970 feet long and up to 13 feet deep, while the north -south channel is 110
feet by 800 feet long. A new third stormwater channel will extend from LaPorte Avenue and will
connect to the existing north -south channel as a City required improvement in the West Vine
Basin Master Plan. Typically, a connection to Impala Drive, Irish Drive and Webb Avenue
would be provided. There are a number of informal footpaths crossing the drainage channel,
most likely used by school age children attending either Irish Elementary or Poudre High
Schools.
SanctuaryWest, Project Development Plan, #30-07
June 26, 2008 Administrative Public Hearing
Page 11
* The preferred plan provides the ability to address the internal buildings
using the named private drives per request of Poudre Fire Authority.
* The preferred plan provides for optimization of open space, provides
better buffering to adjacent residents, and provides for a more cohesive
neighborhood design.
* We believe the preferred plan presents a modification that is
inconsequential to and in fact advances the purposes of the Land Use Code
as contained in Section 1.2.2. Specifically, the preferred plan optimizes
the design, quality and character of the development in relation with the
adjacent developments and maximizes the number of solar -oriented lots in
the area constrained by the physical characteristics and property
boundaries present in this development.
Based on the review of alternative plans and the justification presented for the preferred plan, we
request approval of this Sanctuary West Modification Request.
STAFFS EVALUATION:
The PDP as submitted does not fully satisfy the standard set forth in Section 3.5.2(C)(1)
Orientation to a Connecting Walkway that requires every front fagade with a primary
entrance to a dwelling unit to face a connecting walkway with no primary entrance more
than 200' from a street sidewalk. Several two-family dwelling units on both sides of
Barton Drive at the west end of the development face connecting walkways but are a
distance of 270' to 400' from a street sidewalk and, therefore, do not satisfy this
requirement. Staff finds that the layout of the lots in blocks 6 and 7 is functionally a
result of the providing the necessary local street alignment for Barton Drive from
LaPorte Avenue into the development; satisfying, to the maximum extent possible, the
solar -oriented lot requirement; and, creatively incorporating the "complex" of two-family
dwelling lots into the spaces created by LaPorte Avenue, surrounding development,
and the existing storm drainage facilities. The preferred plan as submitted would not be
detrimental to the public good and would promote the general purpose of the standard
for which the modification is requested equally well as a plan that would comply with the
standard, as set forth in Section 2.8.2(H)(1) of the LUC.
E. Division 3.6 - Transportation and Circulation
Section 3.6.2. Streets, Streetscapes, Alleys and Easements
The proposal satisfies the requirements set forth in this section of the LUC.
Sanctuary West, Project Development Plan, #30-07
June 26, 2008 Administrative Public Hearing
Page 10
An alternative (see attached alternative A) was considered in which this portion of the site
design is rotated 90 degrees. This alternative is not preferred in that:
(1) The sense of entry is lost with the addition of private drives serving the duplexes
connecting to the street
(2) A turn conflict between the northern most private drive with the private drive on
the west side of the street;
(3) The economic loss of 2 duplex lots.
As a result, the applicant believes approval of the preferred plan with the requested
modification to standards is appropriate and justified.
(Note: This alternative was created before the agreement to realign Barton Drive)
Justification
We understand that in order to approve the Modification Request the Decision Maker must make
the following findings:
A) The Decision Maker may grant a modification of standards only if it finds
that the granting of the modification would not be detrimental to the public
good.
We believe the preferred plan is not detrimental to the public good. The preferred
plan does provide for adequate access to all duplex lots, maximizes number of
solar oriented lots, and encourages pedestrian movement throughout the
development.
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.
We feel that the preferred plan promotes the general purpose of the standards
equally well or better than a plan that satisfies the standard as follows:
* The preferred plan maximizes the number of solar -oriented lots.
* The preferred plan optimizes visual presentation to the surrounding
neighbors and public streets, with garages located off of rear drives, for a
pedestrian and visually friendly streetscape.
* The preferred plan provides an internal pedestrian walkway between the
front fagades of the internal buildings for the residents
Sanctuary West, Project Development Plan, #30-07
June 26, 2008 Administrative Public Hearing
Page 9
this block there are 4 duplex lots. Lot 4 is within 200 feet of a public street, however, lots
1-3 are not, with lot 1 being about 400 feet from a public street. These lots have a front
yard and green belt that is approximately 31 feet in width which overlooks a 15-acre open
space containing a regional detention facility. The preferred site plan provides for a 5 foot
wide walk that connects all these lots to the public street and to off-street parking.
Block 6, Lots 5 & 9
The duplex lots served by Beattie Lane have been designed to optimize solar orientation
and provide the best utilization of the west most parcel which is constrained by the
property boundary geometries of this site. The preferred design provides for all duplex
lots in this area to face a generous open space area. Lots 6-8 and 10-11 of Block 6 are all
within 200 feet of a public street walkway. Lots 5 and 9 of block 6 are approximately 270
feet from a public street walkway. All of these lots also have access to overflow parking
located adjacent to lots 1 of both blocks.
An alternative (see attached alternative A) was considered in which blocks were
reoriented 90 degrees. This alternative is not preferred in that:
(1) During the neighborhood meeting the neighbors to the west were concerned that
this orientation would not provide adequate buffering to their lower density
neighborhood;
(2) The lots affected no longer conform to the requirement for solar orientation;
(3) Lot 31 does not meet LUC 3.5.2(E)(3) requiring garage doors not comprise more
than 50% of the ground floor street -facing linear building frontage;
(4) Lots 25 through 29 do not meet LUC 3.5.2(C)(1) Orientation to Connecting
Walkway, and;
(5) The preferred plan provides better utilization of open space and provides for a
more cohesive neighborhood design.
Block 7, Lot 9
The duplex lots on block 7 with the rear load garage configuration are designed to face
Barton Drive, encouraging a sense of neighborhood. This results in the duplexes on block
7 lots 9-12 not being adjacent to a public sidewalk. Lots 10-12 are within 200 feet of a
public sidewalk, facing the church property on the east, and the future Webb Avenue. Lot
9 has a connecting walkway with the entrance over 200 feet from a street sidewalk at
approximately 286 feet. All the other lots in block 7 meet the connecting walkway
criteria. In addition, with the cooperation of the school district, we have relocated Barton
Drive off -site to align with the school district access to the south. This has allowed us to
redesign this duplex area as described here, with a better connection of walkways for all
the units.
Sanctuary West, Project Development Plan, #30-07
June 26, 2008 Administrative Public Hearing
Page 8
Modification of standards to Section 3.5.2(C)(1) Orientation to a Connecting Walkway of the
Land Use Code, accepting a preferred plan in which 6 of the duplex lots face a connecting
walkway with primary entrances more than 200 feet from a public sidewalk.
Project Background'
Sanctuary West, zoned L-M-N, is a 26.6 acre infill project located on the north side of LaPorte
Avenue in the 2200 — 2400 block. This east -west channel is over 100 feet wide by 970 feet long
and up to 13 feet deep, while the north -south channel is 110 feet by 800 feet long. A new third
stormwater channel will extend from LaPorte Avenue and will connect to the existing north -
south channel as a City required improvement in the West Vine Basin Master Plan. The site is
further constrained by existing uses on the south and south west property boundary that result in
a relatively narrow corridor for development. Additionally, a public street connecting the site to
LaPorte Avenue is required on the west side of the site, further constraining the site design.
The purpose of this modification request is to allow the connecting walkway to primary entrances
on 6 duplex lots to exceed 200 feet from a public sidewalk. As described in the project
description, the size and shape of the west portion of the site is constrained by existing property
boundaries and a major storm water drainage channel.
A number of other alternatives to the preferred plan have been explored. This work has not
resulted in a plan that would meet both the project objectives and Land Use Code requirements.
As a result the applicant is requesting a modification to LUC 3.5.2(C)(1) Orientation to a
Connecting Walkway.
Modification to development requirements
Code Section: 3.5.2(C)(1) Orientation to a Connecting Walkway. Every front fagade
with a primary entrance to a dwelling unit shall face the adjacent street to the extent reasonably
feasible. Every front fagade 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.
Discussion: In the preferred plan, there are six duplex lots that do not meet this requirement.
The site plan provides for rear load garages on each duplex lot, eliminating a "garage dominated"
front fagade presentation to the public streets. This plan is preferred by the applicant because it
optimizes the sense of neighborhood for the development's west entrance from LaPorte Avenue.
Block 6, Lots 1-3
This block has been designed to create a consistent layout that maximizes solar
orientation, provides the best utilization of the west most parcel which is constrained by
the property boundary geometries of this site, and maximizes views to open space. Within
Sanctuary West, Project Development Plan, #30-07
June 26, 2008 Administrative Public Hearing
Page 7
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 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 Sections
2.8.2(H)(1) & (4) of the LUC.
APPLICANT'S REQUEST:
This is a modification of standards request for Sanctuary West to address the following item:
Sanctuary West, Project Development Plan, #30-07
June 26, 2008 Administrative Public Hearing
Page 6
D. Division 3.5 - Building Standards
Section 3.5.1. Building and Project Compatibility
The Sanctuary West, PDP satisfies all applicable Building and Project Compatibility
standards, more specifically:
Architectural Character. The proposed single-family detached and two-family
dwelling buildings will be a maximum of 2.5 stories in height, similar to the
existing single-family and multi -family buildings in the existing developments to
the west, east, south, and north. They will reflect the proportions and roofline
articulation of the existing residential buildings.
Building Size, Height, Bulk, Mass, Scale. The proposed single-family
detached and two-family dwelling buildings will be similar in height and massing
to the existing residential buildings in the area. The building massing will be
broken up with substantial wall plane variations and varying roofline directions
and heights. The actual building heights in feet for the two-family dwellings will
be 25' to 27', based on the building elevations provided by the applicant for
review by the City. City staff does not typically review building elevations for
single-family detached dwellings and none were reviewed with this development
request. However, even an exceptionally tall 2.5 story single-family residential
building would not exceed 36' in height.
Building materials. The building materials for the 4 different two-family dwelling
models will be a mix of horizontal lapboard wood, shingle, stone, and brick
veneer siding with a composite shingle roofing. These buildings will be, as a
minimum, complementary in value to the existing buildings in the area.
Section 3.5.2. Residential Building Standards
The proposal satisfies the Residential Building Setbacks, Lot Width and Size
standards, with the following exception:
Section 3.5.2(C)(1) Orientation to a Connecting Walkway
The proposal does not fully satisfy the requirement that every front fagade with a
primary entrance to a dwelling unit shall face a connecting walkway with no primary
entrance more than 200' from a street sidewalk. Several two-family dwelling units on
both sides of Barton Drive at the west end of the development are a distance of 270' to
400' from a street sidewalk and, therefore, do not satisfy this requirement. The
applicant has submitted a request for a modification of this standard.
Sanctuary West, Project Development Plan, #30-07
June 26, 2008 Administrative Public Hearing
Page 5
• The required parking for the single-family detached dwellings will occur on
the lots at 2 spaces per dwelling unit. Only 1 parking space is required on
each lot because they are all over 40' in width, allowing on -street parking.
• There are a total of 124 proposed parking spaces in attached garages for
the 62 two-family dwellings. This satisfies the minimum requirement for 3-
bedroom units. There are also an additional 12 surface parking spaces
(including 1 handicapped space) in the two-family dwelling portion of the
development.
Section 3.2.3. Solar Access, Orientation, Shading
The proposal satisfies the requirement set forth in Section 3.2.3(B) pertaining to "solar -
oriented residential lots". All 81 single-family detached and two-family dwelling
residential lots on the Sanctuary West, PDP are subject to this section of the LUC that
requires a minimum of 65% of the lots that are less than 15,000 square feet in size (in
single-family and two-family residential development) conform to the definition of a
"solar -oriented lot" in order to preserve the potential for solar energy usage. There are
54 of the total of 81 lots (66.7%) that meet the intent of the LUC, thereby satisfying this
section.
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 3.4 - Environmental, Natural, and Cultural
Section 3.4.1. Natural Habitats and Features
The project complies with the requirements set forth in this section of the LUC.
Sanctuary West, Project Development Plan, #30-07
June 26, 2008 Administrative Public Hearing
Page 4
chambers. There were approximately 50 residents in attendance. A copy of the notes
recorded at the meeting is attached to this staff report.
3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS
The Sanctuary West, PDP development proposal does not meet 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.
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 parkways (between curb
and sidewalk) along the internal local streets and at 40' on -center in the parkway
along a short section of LaPorte Avenue, an arterial street.
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, including the
private neighborhood park in the southeast portion of the development and Irish
Elementary School to the north.
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.
Sanctuary West, Project Development Plan, #30-07
June 26, 2008 Administrative Public Hearing
Page 3
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 26 acres in size) that provides single-family detached and two-family
dwellings on a property that is almost entirely surrounded by developed properties
containing residential uses. There is existing single-family residential to the north, west
and east; somewhat undeveloped (large parcel) properties to the east; and, existing
Poudre R-1 School District facilities and multi -family residential to the south.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: LMN in the City, FA in Larimer County; existing single-family residential,
partially undeveloped properties
S: RL, LMN in the City; existing multi -family residential, Poudre R-1 School
District facilities
E: LMN in the City, FA in Larimer County; existing single-family residential,
partially undeveloped properties
W: FA in Larimer County; existing single-family residential, Poudre R-1
School District facility
The property was annexed into the City as the Vine — LaPorte — Taft Annexation on
September 7, 1982.
To date there has been no subdivision or development activity, other than the
construction of a regional detention pond, on the property.
2. ARTICLE 2 - ADMINISTRATION
Section 2.2.2. Step 2: Neighborhood Meetings
The proposed development is for single-family detached and two-family dwellings,
which are permitted uses in the LMN - Medium Density Mixed -Use Neighborhood
District, subject to an administrative (Type 1) review. The LUC does not require that a
neighborhood meeting be held for development proposals that are subject to an
administrative review. There was, however, a City -sponsored and facilitated
neighborhood information meeting held on August 15, 2007 for the Sanctuary West,
PDP development proposal. The meeting was held at the City Hall in the City Council
Sanctuary West, Project Development Plan, #30-07
June 26, 2008 Administrative Public Hearing
Page 2
Transportation and Circulation of ARTICLE 3 - GENERAL DEVELOPMENT
STANDARDS;
• and the applicable district standards located in Division 4.5 LMN - Low Density
Mixed -Use Neighborhood District of ARTICLE 4 - DISTRICT STANDARDS.
The Sanctuary West, PDP proposal does not comply with the following requirements in
ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC:
• The standard located in Section 3.5.2(C)(1) — Orientation to a Connecting
Walkway. Portions of the plan as submitted do not satisfy this section of
the LUC. There are 6 lots containing two-family dwellings where the
primary entrances will be further than 200' from a street sidewalk, as
required. The applicant has submitted a request for a modification of this
standard for review by the City.
• The standard located in Section 3.6.3(F) — Utilization and Provision of
Sub -Arterial Street Connections to and From Adjacent Developments and
Developable Parcels. The plan as submitted does not fully satisfy this
section of the LUC. The applicant is proposing multiple pedestrian
connections from Barton Drive (a local street within the Sanctuary West
development) to three (3) streets in Green Acres Subdivision (to the north)
in lieu of local street connections. The applicant has submitted an
alternative compliance request for review by the City.
Single-family detached and two-family dwellings 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.
ITEM NO.
MEETING DATE
STAFF' 'Q�4ElL [gL.�['
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Sanctuary West, Project Development Plan (PDP) -
#30-07
APPLICANT: Vignette Studios
c/o Terence Hoaglund
144 North Mason Street, Suite 2
Fort Collins, CO. 80521
OWNERSHIP: Solitaire Homes LLC
A Colorado Limited Liability Company
6645 East Heritage Place South
Centennial, CO 80111
PROJECT DESCRIPTION:
This is a request for a total of 112 dwelling units (single-family detached and two-family
dwellings) on 26.62 gross acres (18.45 net acres). The maximum building heights will
be 2.5 stories. The property is located north and west of the LaPorte Avenue & North
Taft Hill Road intersection and the development will be accessed from two (2) points on
LaPorte Avenue. The property is zoned LMN - Low Density Mixed -Use Neighborhood.
The allowable minimum net density (5 dwelling units per acre) and maximum gross
density (8 dwelling units per acre) in this zoning district will be met with this
development plan.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The Sanctuary West, PDP 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 -
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO80522-0580 (970) 221-6750
PLANNING DEPARTMENT