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Home My WebLink AboutRAM'S CROSSING - PDP - 22-03 - DECISION - FINDINGS, CONCLUSIONS & DECISIONg 2 C3U � 2 s Ram's Crossing PDP Administrative Hearing Findings, Conclusions, and Decision September 8, 2003 Page 5 of 5 SUMMARY OF CONCLUSIONS A. The Ram's Crossing Project Development Plan is subject to administrative review and the requirements of the Land Use Code (LUC). B. The Ram's Crossing Project Development Plan complies with all applicable district standards of Section 4.5 (MMN) Medium Density Mixed Use Neighborhood zone. C. The Ram's Crossing Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. DECISION The Ram's Crossing Project Development Plan #,2-S-03 is hereby approved by the Hearing Officer. 1-17- Dated this 9th day of September 2003, per authority granted by Sections 1.4.9(E) and 2.1 of the Land Use Code. Cameron Gloss Current Planning erector Ram's Crossing PDP Administrative Hearing Findings, Conclusions, and Decision September 8, 2003 Page 4 of 5 Parking and Access. The staff report outlines the Project's compliance with Section 3.2.2 concerning access, circulation and parking. A total of 45 off-street parking spaces are required to serve the multi -family units where a total of 46 off- street parking spaces are provided on the subject property in surface lots south and east of the new building. Sufficient disabled parking spaces are provided. Pedestrian areas are clearly differentiated from vehicular use areas and all off- street parking spaces have unobstructed vehicular access to and from the public streets. Due to the isolated nature of the lot, it is not possible to provide direct pedestrian access to a public sidewalk. Walkways will be provided to allow access from the new building to the adjacent parking areas and to the existing sidewalks with the apartment complex, eventually providing access to City Park Avenue. Therefore, based on the information presented, the Project complies with Section 3.2.2 of the LUC. Site Lightinq Section 3.2.4 requires that exterior lighting will be evaluated to ensure that the functional and security needs of the development are met in a way that does not adversely affect the adjacent properties or neighborhood. No site lighting will be provided with this development; the building will provide patio and entry lighting. All proposed lighting is subject to the performance requirements of this section; therefore, the project is found to be in compliance. Building and Project Compatibility Section 3.5.1 of the LUC requires that new developments be compatible with the established character of the area. Pursuant to this section, the proposed building materials will complement the existing apartment buildings and are also similar to the residential units to the west. Roof forms includes a mixture of flat and pitched roof portions, intended to visually bridge between the existing flat -roof apartments and the pitched roofs on surrounding residences. Residential Building Standards The Staff Report outlines how it is not reasonably feasible for the project to provide a direct pedestrian connection to the nearest public sidewalk without crossing a vehicular path. Transportation Level of Service Requirements Section 3.6 of the LUC imposes standards for all modes of transportation. No Transportation Impact Analysis was required since the project will generate fewer than 50 peak hour trips Ram's Crossing PDP Administrative Hearing Findings, Conclusions, and Decision September 8, 2003 Page 3 of 5 FACTS AND FINDINGS 1. Site Context/Background Information The surrounding zoning and land uses are as follows: The surrounding zoning and land uses are as follows: N: CC — convenience store, bar S: MMN — Multi -Family Residential E: MMN — Multi -Family Residential W: MMN — Attached Single Family The property was annexed in 1965 as part of the Fairview 6`h Annexation. 2. Compliance with Article 4 and the MMN— Medium Density Mixed Use Zoning District Standards: The Project Development Plan complies with all applicable requirements of Article 4 and the MMN zone districts. The Staff Report summarizes the PDP's compliance with these standards and no specific evidence was presented to contradict or otherwise refute the compliance with Article 4 or the MMN District Standards. In particular, the proposed multi -family residential units are permitted within the MMN zone district, subject to an administrative review. All of the City's applicable building height and access to recreational space standards will be met. There was no evidence presented at the public hearing to contradict the Project's compliance with the Article Four Use or Development standards. 3. Compliance with Article 3 of the Land Use Code — General Development Standards The project development plan complies with all applicable sections of Article 3 of the LUC as explained below. Landscaping and Tree Protection. The staff report outlines the Project's compliance with Section 3.2.1 concerning landscaping and tree protection standards. While there are no existing trees within the development lot, there are several large cottonwood trees that will need to be removed; mitigation 'replacement' trees will be provided. There was no evidence introduced at the hearing to contradict the Staff Report. Ram's Crossing PDP Administrative Hearing Findings, Conclusions, and Decision September 8, 2003 Page 2 of 5 SUMMARY OF HEARING OFFICER DECISION: Approval STAFF RECOMMENDATION: Approval NOTICE OF PUBLIC HEARING: Evidence presented to the Hearing Officer established no controversy or facts to refute that the hearing was properly posted, legal notices mailed and notice published. PUBLIC HEARING The Hearing Officer, presiding pursuant to the Fort Collins Land Use Code, opened the hearing at approximately 4:00 p.m. on August 14, 2003 in Conference Room A, 281 N. College Avenue, Fort Collins, Colorado. HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE: The Hearing Officer accepted during the hearing the following evidence: (1) Planning Department Staff Report; (2) application, plans, maps and other supporting documents submitted by the applicant and the applicant's representatives to the City of Fort Collins, and (3) a tape recording of the public hearing. The LUC, the City's Comprehensive Plan (City Plan), and the formally promulgated policies of the City are all considered part of the evidence considered by the Hearing Officer. The following is a list of those who attended the meeting: From the City: Bob Barkeen, City Planner From the Applicant: Cheryl J. DiPanfilo Charles J. Gower Carr Bieker Dick Rutherford From the Public: None. Written Comments: None. Community Planning and Environmental Services Current Planning CITY OF FORT COLLINS City of Fort Collins ADMINISTRATIVE HEARING OFFICER TYPE I ADMINISTRATIVE HEARING FINDINGS, CONCLUSIONS AND DECISION ADMINISTRATIVE HEARING DATE PROJECT NAME: CASE NUMBER: APPLICANT: OWNER: HEARING OFFICER: PROJECT DESCRIPTION: September 8, 2003 Ram's Crossing Project Development Plan Q3'03 2-?- The Architect's Studio C/o Carr Bieker 151 Mountain Avenue Fort Collins, CO 80524 Cheryl J. DiPanfilo Charles J. Gower 4787 Valhalla Drive Boulder, CO 80301 Cameron Gloss Current Planning Director The Applicant has submitted a Project Development Plan (referred to herein as the "Project" or the "PDP") for a thirty -unit multi -family building located at the northwest corner of the existing Rams Apartments complex. The apartment building will be three stories in height and is located on a remaining lot just south of the convenience store on Elizabeth Street. Access to the new building will remain off of City Park Avenue. This will bring the existing residential buildings in the Rams Apartment complex from 10 to 11. Additional off-street parking will be provided for the new building. ZONING DISTRICT: MMN — Medium Density Mixed Use Neighborhood District 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020