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HomeMy WebLinkAboutRIVERBEND - PDP - 39-01 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSRiverbend Project Development Plan, #39-01 June 26, 2003 Administrative Public Hearing Page 5 Required number of parking spaces. The development proposal satisfies the parking requirements set forth in the LUC for the residential, general retail, and general office uses in this project. • There are a total of 21 proposed parking spaces on -site. There will be 5 surface parking spaces (for guests) and 16 garage parking spaces attached to the dwelling units (2 per unit for the residents). Section 3.2.2(K)(1) sets forth minimum parking requirements for residential land uses. • The minimum parking required for the proposed eight (8) 3-bedroom dwelling units is 16 spaces @ 2 spaces per 3-bedroom unit. Staff finds that the parking to be provided exceeds the minimum requirements of the LUC for the proposed residential uses in the development. 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 Riverbend PDP satisfies all applicable Building and Project Compatibility standards, more specifically: Architectural Character. The proposed buildings will be similar in height (28' maximum) to the existing single family and commercial buildings in the area to the east and north. They will reflect the proportions and roofline articulation of those existing buildings. The roofs will be sloped to ridgelines running both north - south and east - west, with gables and dormers on all four sides. Building Size, Height, Bulk, Mass, Scale. The proposed buildings will be similar in height and massing to the existing single family and commercial buildings in the area. The 2-plexes will be 48' wide and 59' deep. The 4-plexes will be 96' wide and 59' deep. The building massing will be broken up with .[rye-� _ •' �. .. r` - � � - �� •Ifi11Y 111IIf fly II II �{ Y • Y �lsr -b '_Y�f�ll � � I u • 1 v wIr _ice✓ t. _ �"Rr t wn .�� ww�.fwY�• r.w�r �. �. ,.a WIN J I ' - Flow-- r •�a�� � ���•t ��-. �r.�-.�. —_ice— .��- Flimm i c . ; �■I�i�i� = �i�►�I�1; : h�i�ii rlliill�l �: aaw—a � • S � _ ASA FLUJILL11 I L L� — � Y �• I '' Yi x ee�se'ae • L_—I _i__— ----------------- f LJQKr s �mFDatft AM POLE .e. n,...e v�aNart� o•.nw.y r+.mm:+i.� :....m.w.o... I wow am eenk erw oae ecr a gnu lINf711i0 PVJY 4 s6 r—L L i �, / j j 1vfill lk ILI .. �r � r-.;: - r••�= a ✓"+ ' 1 j t LANDSCAPE BREAKDOWN MODERATE WATER TURF MODERATE WATER SHRUB BEDS Ip� NATURAL SEED AREA PRIVACY FENCE AT NORTH AND EAST SCALE 1i3Y a 1'-0' DR"MiD SEED MIX =5.700 SO. 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RIVaa eW,.a • Mp�l1Y W.e Alwev�aewuaam weacamoeear.m �� u1° pm m u.le�ivvvew eL�e qw IIL.MIr1aQ yey _aayuoeeala -f/MIIYt ewa ��fLIYfl�L No Text Riverbend Project Development Plan, #39-01 June 26, 2003 Administrative Public Hearing Page 8 Section 4.4(E) Development Standards The proposal satisfies the applicable development standards in the LMN — Low Density Mixed -Use Neighborhood Zoning District. 5. Findings of Fact/Conclusion: A. The Riverbend PDP contains uses permitted in the LMN — Low Density Mixed - Use Neighborhood Zoning District, subject to administrative review and public hearing. B. The Riverbend PDP meets all applicable standards as put forth in the LUC, including Division 3.2 - Site Planning and Design Standards, Division 3.3 — Engineering Standards, Division 3.5 - Building Standards, and Section 3.6 - Transportation and Circulation, with the following exception: The standard located in Section 3.5.2(C)(1) - Orientation to a Connecting Walkway of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS. The Planning and Zoning Board approved a modification to the standard on September 5, 2002. C. The Riverbend PDP complies with all applicable Land Use and Development Standards contained in Article 4, Division 4.4 of the LUC. D. The Riverbend PDP compatible with the surrounding land uses. RECOMMENDATION: Staff recommends approval of the Riverbend Project Development Plan - #39-01. Riverbend Project Development Plan, #39-01 June 26, 2003 Administrative Public Hearing Page 7 4. ARTICLE 4 - DISTRICTS A. Division 4.4 — Low Density Mixed -Use Neighborhood District Two-family and multi -family dwellings (residential uses) 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 that provides two-family and multi -family dwellings (two 2-plexes and one 4-plex) on a property that is surrounded by developed properties containing various uses. There is existing commercial to the north, existing single family residential to the east, the City - owned Riverbend Ponds Natural Area to the south, and the Cache La Poudre River and South Timberline Road to the west. 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 as follows: Section 4.4(D)(1) Density. The Riverbend PDP proposal is for 8 residential dwelling units on a property that is right at one (1) gross acre in size. The gross residential density is 8 dwelling units per acre. The LMN District does not have a minimum density requirement for development proposals of less than 20 acres in size in the defined "infill area" of Fort Collins; however, this request is subject to the maximum density requirement of 8 dwelling units per gross acre of residential land. The project is considered to be in compliance with this standard. Riverbend Project Development Plan, #39=01 June 26, 2003 Administrative Public Hearing Page 6 substantial wall plane variations, gables -dormers -windows on all four sides, and varying roofline directions and heights. Building materials. The proposed structures will consist of the following building materials: The materials and (colors) for the three buildings will consist of lapboard wood siding (light to dark tan), trim board (cream), cultured stone veneer accent trim (blend of greys and tans), and asphalt composition shingles (black w/ a blend of greys and browns). These materials comply with the standard in Section 3.5.1(E)(1), which states: Building materials shall either be similar to the materials already being used in the neighborhood, or, if dissimilar materials are being proposed, other characteristics such as scale and proportions, form, architectural detailing, color and texture, shall be utilized to ensure that enough similarity exists for the building to be compatible, despite the differences in materials. Section 3.5.2. Residential Building Standards The proposal does not satisfy all Relationship of Dwellings to Streets and Parking standards, more specifically: Section 3.5.2(C)(1) Orientation to a Connection Walkway. The Planning and Zoning Board approved a modification to this standard for the Riverbend PDP in September, 2002. D. Division 3.6 - Transportation and Circulation 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. Riverbend Project Development Plan, #39-01 June 26, 2003 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 25' to 30' on -center in the 6' wide parkway (between curb and sidewalk) on the east side of Countryside Drive, a local street. Parking lot landscaping - interior. Parking lot landscaping for this project is in accordance with the standards, including those related to Parking Lot Interior Landscaping (Section 3.2.1(E)(5)]. The standard referenced (Section 3.2.1(E)(5)] states that: Six (6) percent of the.interior space of all parking lots with less than 100 spaces, and ten (10) percent of the inferior space of all parking lots with 100 spaces or more shall be landscape areas. This development proposal meets the standard for Parking Lot Interior Landscaping, providing 8% interior landscaping in the 5-car guest parking lot and driveway (vehicular use) areas. Section 3.2.2. Access, Circulation and Parking The proposal satisfies the applicable Access, Circulation and Parking standards, including the following: Directness and continuity of walkways. The development proposal satisfies the standard (Section 3.2.2(C)(5)(a)]that walkways shall link street sidewalks with building entries through parking lots. Such walkways shall be grade separated from the parking lot, with a paved surface not less than 6' in width. The Riverbend PDP development proposal provides for a raised and enhanced pedestrian access area on both sides of the driveway within the development that connects the primary entries to the dwelling units with the public street sidewalk on Countryside Drive. This satisfies the aforementioned standard in the LUC and the condition the Planning and Zoning Board placed on their approval of the modification of standard in Section 3.5.2(C)(1) of the LUC. Riverbend Project Development Plan, #39-01 June 26, 2003 Administrative Public Hearing Page 3 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: FA in Larimer County; existing commercial (Country Gardens Nursery) E: M1 in Larimer County; existing single family residential S: POL; existing City natural area (Riverbend Ponds) W: C; existing Timberline Road The property was annexed as the Riverbend Third Annexation in August, 2000. The property has not previously been subdivided. On September 5, 2002, the Planning and Zoning Board approved a modification to the standard set forth in Section 3.5.2(C)(1) - Orientation to a Connecting Walkway of the Land Use Code as it relates to the Riverbend PDP (Type I, LUC) development request. They placed a condition on the approval that the enhanced pedestrian access area on both sides of the driveway within the development be grade separated (elevated) from the driveway. The development proposal is for 8 townhomes in 3 separate buildings (two-family and multi -family residential) on approximately 1.0 acre. 2. ARTICLE 2 - ADMINISTRATION Section 2.2.2. Step 2: Neighborhood Meetings The proposed development is for two-family and 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 11) review. Therefore, a City -sponsored and facilitated neighborhood information meeting was not held for the Riverbend PDP development proposal. 3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS The Riverbend PDP development proposal does not meet all of the applicable standards in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC. The Planning and Zoning Board reviewed and approved a modification to the standard that is not being met. Of specific note are Division 3.2 - Site Planning and Design Standards, Division 3.3 — Engineering Standards, Division 3.5 - Building Standards, and Division 3.6 - Transportation and Circulation. Further discussions of these particular standards follow. Riverbend Project Development Plan, #39-01 June 26, 2003 Administrative Public Hearing Page 2 The Riverbend PDP development proposal does not comply with the following requirement of the LUC: The standard located in Section 3.5.2(C)(1) — Orientation to a Connecting Walkway of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS. The Planning and Zoning Board approved a modification to this standard for the Riverbend PDP in September, 2002. Two-family and multi -family dwellings (residential uses) 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 that provides two-family and multi -family dwellings (two 2-plexes and one 4-plex) on a property that is surrounded by developed properties containing various uses. There is existing commercial to the north, existing single family residential to the east, the City - owned Riverbend Ponds Natural Area to the south, and the Cache La Poudre River and South Timberline Road to the west. ITEM NO. MEETING DATE k4%& j STAFF��� City of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Riverbend Project Development Plan (PDP) - #39-01 APPLICANT: Hooraz, LLC C/o Vignette Studios 144 North Mason Street, Suite 2 Fort Collins, Colorado 80524 OWNER: Hooraz, LLC 1218 West Ash, Suite A Windsor, CO. 80550 PROJECT DESCRIPTION: This is a request for eight dwelling units in three buildings (one 4-plex and two 2- plexes). The buildings will be two stories in height (maximum of 28') and will contain 3- bedroom units. The single point of access to the project will be from Countryside Drive. This project is located on the east side of Countryside Drive, east of South Timberline Road, west of Eric Street, south of East Mulberry Street, and north of the City -owned Riverbend Ponds natural area. The property is zoned LMN, Low Density Mixed -Use Neighborhood in the City's Land Use Code. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The Riverbend PDP development proposal complies with the 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 3.5 - Building Standards, and Division 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and the applicable district standards located in ARTICLE 4 - DISTRICT STANDARDS of the LUC (Division 4.4 LMN — Low Density Mixed -Use Neighborhood Zoning District). COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT