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HomeMy WebLinkAboutBENNETT ROAD BUNGALOWS - PDP - 42-01 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSr 1 fu •l: -' Y 1•' .ice-e •.t .i.' • 1 . 1. ♦ � \ . '� / 1 t t�if /\. 'fit !: •] ♦1• ' �r j Ir_ ..'. .. � .. J{ .�w. {:'/�%-I +� ^�, II�/. 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SHIELDS 00-009 Q / L0 _ tc \ n M m _ ISO m 00-001 N 160 00-020 o 180 \ — 40 140 ,to 00-034\N a m rM 14o a W 190 00-014 \ o 190 00-010 \ 190 W� 00-011 �L0 m 72 228 t07 300 V m \ LID m m 18-001 O O a m Ir) 18-002 18-003 (DO, m I!7 7 1 18-004 3 18-005 O 's I June 25,2001 Planning & Zoning Board 281 N College Ave Fort Collins, CO 80524 Dear Members and Associates, On a recent evening walk, we stop to complement our neighbors on their flowers and are asked why we didn't go to the "neighborhood meeting" concerning the vacant property just north of Bennett Drive. We were not invited' was our reply. Although I understood our neighbors believe they were at a city -sanctioned meeting, they were not. I know this because Tara, from the city was kind enough to share the necessary parameters for such a meeting. I am not sure who put this meeting together, but our neighbors were told no one on Springfield was invited because there was no flooding of these houses during the recent 1997 flood. This is an erroneous statement. The majority of the houses took on some water and at least one was quarantined.) Most of us did appropriate clean up, did not notify the city or FEMA, and were grateful we did not receive more damage. The reason these houses did not receive more significant damage is because the vacant property behind our homes became a lake. (Area marked vacant on attached sheet) Building fourteen houses on this property, as allegedly proposed at the mystery meeting, will not spare our homes during the next torrential downpour. In addition, increase of traffic around the school will be a danger to our children. The planning and zoning board as well as the people of Fort Collins have done a fantastic job of monitoring growth. This property needs to remain undeveloped or green space for the safty of families in this neighborhood and the beauty that is Fort Collins. Sincerely, Anthony Hyde 1317 Springfield Drive Fort Collins, CO 80521 Voice 970-689-5577 E-mail akamrhyde(&AOL.Com Fax 970-224-3888 'The house was deemed unworthy to live in, a sign was posted, however, I do not remember the proper term Mar-04-02 02:28P P_01 February17, 2002 Subject:: Bennett Road Bungalows, P.D.P., File # 42-01 I will be unable to attend the hearing on Monday March 4, 2002. 1 am requesting in good faith that the recipient of this fax make copies and. share them with the board members on the evening in question. I believe this development will negatively and severely impact this long established neighborhood. It will add more traffic and create dangers to the children of Bennett School. At one city meeting it was excessively pointed out that the people of this future development have the right to do with the property what they want. The proposal to build one and one half story houses is not keeping with the surrounding neighborhood. Only ranch style hoines should be allowed here. Taller houses will make it impossible for me to have privacy in my own back yard. In addition the proposed configuration of driveways will cause headlights to be shining in my bedroom widows. It is not right that anther's property rights usurp mine and my neighbors. Anthony Hyde 1317 Springfield Drive Fort Collins CO 80521 FUTURE TRANSIT LEVEL OF SERVICE Travel Time Worksheet Destination Approximate Distance Auto Travel Time Bus Travel Time Travel Time Factor CSU Campus Transit Center 1.5 10 12 Foothills Fashion Mall 3.3 14 28 Fort Collins High School 5.8 20 41 Downtown Fort Collins 2.5 12 32 _ Total Travel Time 56 113 2.02 Service Level Standards Worksheet Mixed Use Remainder of Standard Centers and Commercial the Service Meets Standard Fails Standard Corridors Area Hours of Weekday Service 18 hours 16 hours X Weekday Frequency of Service 15 minutes 20 minutes X Travel Time Factor 2.0 x 2.0 x X Peak Load Factor < 1.2 s 1.2 X 3 of 4 = LOS B APPENDIX C Multimodal Transportation Level of Service Manual LOS Standurds for Develupmem Review - Bicycle Figure 7. Bicycle LOS Worksheet level of service - connectivity nminnan actual proposed base connectivity: C S specific connections to priority sites: description of applicable destination area within 1,320' including address BE.*,uETT C—L6ul nn �r- o-00c— �' CNtc2 destination area classification (see text) Foel-tc. 3(b LL S,rc CosAmSP-Ct d t_ ec�ur�t2 p. 20 y/^ -- City of Fort Collins Transportation Master Plan APPENDIX B Multimodal Transportation Level of Service Manual LOS Standards for Development Review - Pedestrian Figure 6. Pedestrian LOS Worksheet roject location classification: 7e D4F5 ? j?,1 Pik-) '/f ST el C. "r (enter as many as appl) 7 E la 1❑ description of applicable destination area within 1,320' including address EAU KV E-T T 6C&-AA , S C (ieo C_. COLOgAt>o S-rA-rC VNIvGR6liy or-FICE 3ut4--';)MA I�ITC— A17 L' enlf E 2 destination area classification (see text) t u 5TrTV T t oN 1 usr[Tu-r OF�'IC� LOM M E/QC f At_ level of service (inininium based on project location classification) W1 ®M1=1M'M'©1 ®©I�I s IMIMI =,MI r '=1=1 ---------- �2 1 �tti ■ tl� ■ ttt� ■ tltllta • ■ ti ttt� P. 18 /'f City of Fort Collins Transportation Master Plan APPENDIX A MULBERRY ST Can -1 PARK Orchard O PI QBroadview Q m PI c O Y y N W Plum St W Plum St LL McAllister _.J o Ct Elizabeth ~ o Bennett Road �LL Bungalows LAKE 0 � a o Dale aside m � � U Q Ave Q m Weslview, Ave Crest nor a r9 N Ct ¢' a PI r h Of Ct F w Or Lake Ever een 0 W Y Ct St J O m PROSPECT jPd-�Longk'orth Promenade s Kings bo g dgegoo Ste o m Rd d Ggh Or c Ave W Stuart St -� �i-M m Akin Olive St a' We dford A N o 0 W Magnol' St rn rn o Co � `o 0 Sunset 'm W Myrtle St Ave m %tmore 00 o 3 o Mrnt z m PI �. Ave PI Birch mSt Nd aw 5 ki os Via' m Baystone Or W �nin ai N¢N North Or L.` _ l U m `^ Y / St U) 0 Ave = South I Ave VJ o` VkD c James W Lake St Summer St S ET O s� m Heat her i dge HobbdSt = Cir Village s o, Park Ct W S rt S O Heaftndge Ct m oodcrest Spring Creek is Edge Ln Winlerbeny a' Fteedorn Way Ln pt Wind Wlyd+ roil SCALE: 1 "=1000' BICYCLE DESTINATION AREAS Figure 4 W Oak t Y Park Q� m Alin A GKy N P Olive St N m a> o woo rd A 0 m > a W Magnolig St rn in m MULBERRY ST CITY 0 a LAKE I in cs o v n Ct o CBI a &side y9 0 Sunset 'm m o Q v Ave W Myrtle St Ave m " Dr m Westview Cb > Cr ¢ Ave n Mintz m 0 Cr est nor e & N Ct fA PI p v PI Ave Q PI Z Birch e s Orchard 0 Pt Co c rj p ¢ Q Broadview eaystone Dr W m PI c OYn y O in a N n r° V 1° North Dr A/ W Plum St 'urn St o> m> McA ster B JLL Ct St o Bennett Road g LL m Bungalows Ave = South °` �— Dr Skyline Z' U estward Ave Lak 2 o` O U 006 Y Spri Dr m a D !° C s E O James m4 rn Ct Fa` ur Dr � ee° 0 W Lake R W Lek J Bennetl� 1 E Cl $ O c St Sumner J m_ St m PROSPECT S ETm ® m o a 0 v o — v '-0°49r✓orth m MW Heat her i dge Hobbit St Rd m = Ck Village i c Park Ct WS rtS /&°bur 0 Promenade Ri dgeK'0 � FieattreridgeCt &st& G ° o m Rd Kings°d W V °O C Spring Creek Edge �9h Ln Wwnterberry Ave W Stuart St > Freed°in ay Ln s d Win( Or Wind Trail dal 'Oo SCALE: 1"=1000' PEDESTRIAN DESTINATION AREAS Figure 3 �J 1I00 1220 1216 1212 I2109 1ZW 1200 SPNWaGFIHD OR. IZ 1321 fl17 ©�Mrl SITE PLAN N SWbiiltlD aftlVE 1105 g 130913,5 1301 1221 1217 ,209 12a5 12a/ s E � — Nw s 5 7 5 ° 1tl 11 12 ,3 14 15 IS D: LJ � o f � __---BENNETT ROAD= F— sawsm DUMWTARO 56Da1. 0 BBICTI p9ENfNtx 9DbOL 8 O SCALE: 1"=20V Figure 2 W Oak t Q� U m Park Akin A C;1r3 N� Olive St o, o m No W ford A o StTY h in c L m Q � W Magrtd' MULBERRY ST PARK o r aco N LAKE o n y Ct o Dale aside s Sunset 'm Q Ave W Myrtle St Ave m Or Westview 33 Q' Ave Cr ° a c) ° fhntz m Crestnore NCt °.f� PI o` PI Ave Q PI i^ Bi r c S t �dte a _ Orchard PI uJ c o m m o s < a Broadview PI Baystone Or 3 W m O c Inp y oV) d yQ v1 North Dr W Plum St W Plum St = � U m J McAllister ' ^ U) J o Ct Elizabeth St o Be n n ett Road University W LL B a l Ave Soutl, Or < 0 u n g ows Or Skyline estward Ave � O E °od O„ z x Spri Id Dr co f° m g o $ 'ate m Ct Ct 8 1ra - E eerr ft ur Or "- W eke St W Lake O � Ct � St m` PROSPECT STREET 0 o v o d � ConmFleat her i dge Acbb gK'orth RdVillageI *� WS artSPromenade d eey Fleatliendge Ct a Kings bo o Rd Od 00�CS ng CreekfPLnA"e W ShwrtSt -' ¢ F°m In Or etd Trail 411 dal `1 Wit�6 'oo SCALE: 1"=1000' SITE LOCATION Figure 1 Existing Transfort Routes 2, 3, 6, and 7 are within 1320 feet of the Bennett Road Bungalows. These routes generally operate between 6:30am and 7:00pm on weekdays. There are bus stops on Prospect Road and on Shields Street within 1320 feet of the Bennett Road Bungalows. According to the Fort Collins City Plan - 2015 Transit System Map, Shields Street will be a high frequency travel corridor with 20 minute service and Prospect Road will have feeder route service with 30 minute service. Appendix C contains a transit worksheet for the four specific transit destinations mentioned in the "Multimodal Transportation Level of Service Manual." The transit level of service will be acceptable. Conclusion It is concluded that no transportation impact study is required for the Bennett Road Bungalows. The multimodal analysis indicates that acceptable level of service will be achieved for bicycle and transit modes. The required pedestrian level of service cannot be achieved in this area of Fort Collins. TABLE 1 Trip Generation Code Use Size AWDTE AM Peak Hour PM Peak Hour Rats Teo- Rite Trips Rate Trips 210 Single Family 16 D.U. 9.57 153 0.75 12 1.01 16 2. Pedestrian Traffic An inventory of the pedestrian facilities within 0.25 miles of this site indicated that sidewalks exist along all streets with two exceptions: 1) the site frontage has no sidewalk, and 2) no sidewalks exist along a short segment on the north side of West Lake Street, east of Shields Street. With development of the Bennett Road Bungalows, the sidewalk adjacent to the site will be built. The gap in the sidewalk along West Lake Street should be completed by the adjacent property owner. The sidewalks in this area of Fort Collins were built prior to the current street standards. Therefore, the sidewalks are adjacent to the curb. There are no landscaped parkways. 3. Bicycle Traffic Bennett Road is a designated bike route. Bennett Road is also classified as a local street and, as such, does not have bike lanes. In accordance with Fort Collins Street Standards, this development will not build or stripe any new bicycle lanes or paths. Based upon the above, it is concluded that no transportation impact study is required for the Bennett Road Bungalows. In spite of the above conclusion, the Fort Collins Transportation Planning Department requested an analysis of pedestrian, bicycle, and transit level of service. These analyses are provided below. Figure 3 shows the location of the proposed Bennett Road Bungalows and a radius of 1320 feet from the outer boundary of the parcel. Per the "Multimodal Transportation Level of Service Manual," there are four pedestrian "destination areas" within this radius. These are the four areas designated by numbers: 1) the Bennett Elementary School; 2) Colorado State University; 3) the office buildings east of Shields Street and near Burton Drive; and 4) the commercial area south of Prospect Road and west of Shields Street that includes the Rite -Aid Drug Store. Appendix A contains the Pedestrian LOS Worksheet for the Bennett Road Bungalows as it relates to these "destination areas." The Bennett Road Bungalows are in an area that is termed "Pedestrian District." The minimum pedestrian level of service for this district is A for all categories, except for street crossings, which is B. As indicated on the Pedestrian LOS Worksheet, the minimum level of service for all categories cannot be achieved. Except for completing the sidewalks along its frontage, there is nothing that this development can do to increase the level of service for those factors that are less than the standard. There are two bicycle "priority destination areas" within 1320 feet of the Bennett Road Bungalows as indicated in Figure 4. These are designated as 1) Bennett Elementary School, and 2) the commercial area south of Prospect Road and west of Shields Street that contains the Rite - Aid Drug Store. Shields Street has bike lanes on both sides of the street within this area. Prospect Road has bike lanes west of Shields Street but no bike lanes east of Shields Street. West Lake Street (a collector street) has bike lanes. Other streets in the area are classified as local streets and, as such, do not require striped bike lanes. Bennett Road, City Park Avenue, and Springfield Drive are designated bike routes. Appendix B contains the Bicycle LOS Worksheets for the Bennett Road Bungalows. The bicycle level of service is/will be acceptable. J 00 M L0 0 00 O 0 a 0 a U 0 a w O J W a V W c 7 3 W F" 7 v C) 0 rn W CD rn X Q u_ CD 0 N d) W W 0 rn ui z O x a a z FE w z 5 z W z 0 a r O a ¢ z cc F- 03 U LL LL Q ¢ MEMORANDUM cOQr EVd J, r< U: rr v%o TO: Trista Sigler, Land Images 152 S,{� City of Fort Collins FROM: Matt Delich �'• • ��, SSoa�AL� DATE: December 10, 2001 SUBJECT: Bennett Road Bungalows Transportation Impact Study (File: 01101ME01) The Bennett Road Bungalows, 16 dwelling units, are proposed to be located on a parcel north of Bennett Road and east of City Park Avenue in Fort Collins, Colorado, as shown in Figure 1. The site plan is shown in Figure 2. This lot is currently vacant. Development of this lot would be considered to be "in fill." According to the "Larimer County Urban Area Street Standards," January 2, 2001, Chapter 4, Transportation Impact Study, Section 4.2.3 Levels of Analyses, no TIS is required if certain conditions are met. Below are listed the reasons for the waiver of the TIS. 1. Vehicular Traffic a. The daily vehicle trip generation will be less than 200 trip ends per day and/or the peak hour trip generation will be less than 50 trip ends per hour. This was evaluated using Trip Generation, 6th Edition, ITE in consideration of the proposed land use category. Table 1 shows the trip generation estimates for 16 single family dwelling units. Both the daily and peak hour trip generation are less than that listed above. b. No additional accesses are being requested to collectors, arterials, or State Highways. C. Since the existing use is a vacant lot and, as such, generates no peak hour traffic, the proposed use will not exceed the trip generation from the existing use by more than 20 peak hour trip ends, as demonstrated in Table 1. d. The proposed land use will generate the same type of vehicular traffic that currently exists in this neighborhood. e. It is not likely that the scale or use of the proposed development will cause unacceptable levels or service on the adjacent public streets, accesses, and intersections. f. The proposed development is not in the vicinity of a street or intersection with a history of safety and/or accident problems. T:�NLf'�4-2-0�"�S' Landscape Architecture — Site Planning - Graphics 215 W. Magnolia Street, ste. 202 Fort Collins, CO. 80521 970.472.8954 October 3, 2001 Steve Olt Fort Collins Planning Department 281 North College Avenue Fort Collins, Colorado 80521 Ref.: Project Description for Bennett Road Bungalows Dear Steve, The site is located just west of S. Shields Road and north of Prospect Road. The site is a 3.87 acre vacant lot within a residential community and is located across the.street from Bennett Elementary. This site is zoned residential and is considered an infill project. This site can be accessed by using public transportation as well as by pedestrian and vehicular traffic from the walk and roadway system. The site layout for the proposed development is dictated by the surrounding neighborhood. Sixteen residential lots are proposed with average lot size of 8500 s.f. The architectural character of the homes will contribute to the aesthetic quality of the neighborhood. Bungalow style homes that reflect the style of Old Town Fort Collins homes are anticipated to be built. Colors and materials of the surrounding neighborhood will be studied prior to choosing final exterior schemes. The site is designed to drain from the west to east. There is an outlot for a detention pond on the east end of the site which extends along the backs of many of the lots to collect drainage. There is also a drainage easement and swale along the front yards of the lots to convey stormwater to the detention pond. The landscape has been designed to provide a pleasing streetscape along Bennett Road. There is an existing cottonwood tree towards the east end of the site which will remain. The landscape design intention is to use moderate to low water plants were possible. Fescue sod and fescue seed blends will be used for the parkway and open space areas, respectively. The project is designed to meet the principles and policies of City Plan. The proposed site design incorporates articulation of the architecture and blending with the surrounding neighborhood. Thank you for your consideration and we look forward to working with you during the development review process. Thank you, Land Im�� Michael Chalona A PLAT OF BENNETT ROAD BUNGALOWS SITUATE IN THE SOUTHEAST 1/4 OF SECTION 15, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE SIXTH P.M., CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO SPRINGFIELD DRIVE .,,to Y t.YYlt » I n n w I � i m I o I m 1 r l r 11[!1[Xli x110Y♦1 LVIeIY,I,tY h talr w r®xl m�mr «n, ion I a Im Im L� ' I 1 1 I I I I Y11'[t f IOVYt! i , I I , I ---------------- _--- _--------------- — --------------------- _ __ _pa Y[e[! t IOYXe 1V 1 1f11@ i 6 7 ttWtrt ! erm • k mi • m Y S Im Lno m10 Y § exxalL[n • WLOT A ------- ------ ------- ------ -- ----- ----- --- - -- -- ----- ,.....�� .. w^. I _ .w RENNETT ROAD [[YYtll [L[Y[FtAle tC»OOl ]fARLQI[ K OIYIIEtRdW AM tllONtlOY: nw s,r. w. � u «. n�u ». _. +r•M.. ,.eµ �ws.,»,..•Yxer.e �«. es ,rw�.��ww rrww,... Mww.,a »i. �r� .ram mmwut a omwlmaw u[al[xnt tanrao YMYIOYMZ WIMMIQ: ». ..., a,. � �. _.�... � ��.. ♦ i» re3'.Y wl..r`..»,.wr-i-:, nZ .�`,. w..»-...... w`..f wX.... 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W.fff RAf,B( Hgll.®L l0 � � lmgw.IL eluaee�n Er�yra S Ylfw re w.eypd• a.+if tp im Ldnn. co mR, fve fees. 00.e0fe LL (ii LL w1 nwrsfM auv+�is OfWINI ftl�NM •O Lzw, MO•lOR1ii.M11�idYwRM]Aw Al7eWwa w.eaoapw .7,f'N yow of.. On aea+.exr.a.e. n7n.AR.a3f1Spt�,fps.Ars100%Ma 1mr BENNETT VICINITY MAP 10/04/01 #42-01 Bennett Road Bungalows PDP Type I (LUC) 1"=600' Bennett Road Bungalows - Project Development Plan, #42-01 March 4, 2002 Administrative Hearing Page 7 FINDINGS OF FACT/CONCLUSIONS After reviewing the Bennett Road Bungalows - Project Development Plan, staff makes the following findings of fact and conclusions: 1. The proposed land use is permitted in the RL — Low Density Residential Zone District. 2. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. 3. The Project Development Plan complies with all applicable Land Use and Development Standards contained in Article 4, Division 4.3 of the Land Use Code. RECOMMENDATION: Staff recommends approval of the Bennett Road Bungalows - Project Development Plan - #42-01. Bennett Road Bungalows - Project Development Plan, #42-01 March 4, 2002 Administrative Hearing Page 6 Chapter 3 — Policy 131 of the Land Use Policies and Plans, under Land Use and Housing Densities Plan, states that a variety of land use classifications are planned within the West Central Neighborhoods. The land use areas refine the designated conservation, development, and redevelopment areas set forth in Policy Al for specific land uses and housing densities. The area that includes the proposed Bennett Road Bungalows project is identified as a Low Density Single Family Residential Area, where the predominant residential use is detached single family homes up to 5 dwelling units per acre, but could also include supporting uses such as schools, churches, parks, etc. The proposed Bennett Road Bungalows project will be at a density of about 4.5 units per net acre and 5.0 units per gross acre, consistent with the sur*rounding residential neighborhoods. There are numerous neighbors and other citizens that are of the opinion that the West Central Neighborhoods Plan identified the subject property on the north side of Bennett Road to be a neighborhood/pocket park. Chapter 3 - Policy D1 under Parks, Natural Areas, and Public Facilities and Services Plan and Chapter 4 — Parks and Open Lands state that the subject property should be a neighborhood/pocket park or is a potential neighborhood/pocket park site, dependent on the source of funding. • In October, 1998, the City of Fort Collins Parks and Recreation Board took the action that no additional parkland money be used to acquire or develop parks in the West Central Neighborhoods Plan area that does not have a parkland deficit. The Board would support a decision to develop a park on the property north of Bennett School (subject property), but funding should come from the neighbors or the City's General Fund. • In January, 2002, City Council considered the pros and cons of purchasing a 4-acre vacant parcel of land directly north of Bennett School (subject property) for an eventual neighborhood park. After discussion, Council voted not to pursue the purchase of this property for a park site. Bennett Road Bungalows - Project Development Plan, #42-01 March 4, 2002 Administrative Hearing Page 5 uniformity. Forms of potential infill development may include the addition of new dwellings on vacant lots and other undeveloped parcels surrounded by existing residential development. The proposed Bennett Road Bungalows project density and building size & height will be compatible with the surrounding residential neighborhoods. The City's Structure Plan Map shows this property to be in a Low Density Mixed -Use Residential Neighborhood area. The Structure Plan, being a part of the CITY PLAN, supports single family detached dwellings on the subject property. The plan states that Low Density Mixed -Use Neighborhoods, under Neighborhoods, will develop at approximately five dwelling units per acre overall. These neighborhoods will consist of a mix of detached homes on small and average size lots, townhomes, duplex units, and manufactured housing. The proposed Bennett Road Bungalows project will be at a density of about 4.5 units per net acre and 5.0 units per gross acre, consistent with the surrounding residential neighborhoods. 6. Conformance with the City's West Central Neighborhoods Plan The CITY PLAN is the result of a two-year long process to update the City's Comprehensive Plan. While the CITY PLAN deals with city-wide policies, neighborhood plans are needed to help implement CITY PLAN by applying general, city-wide policies to a specific neighborhood (or subarea). Several CITY PLAN principles and policies place in context the connection between the overall Comprehensive Plan and the West Central Neighborhoods Plan. Chapter 3 - Policy Al of the Land Use Policies and Plans, under Conservation, Development, and Redevelopment Areas, states that, with the exception of the large undeveloped tracts of land within the Centre for Advanced Technology, the West Central Neighborhoods do not contain much vacant land, especially west of Shields Street, available for new development. Two small parcels, one north of Bennett Road, and one east of Del Mar Street between Springfield Drive and Westward Drive, are parts of single family neighborhoods and eventual development of these sites should be restricted to single family residential uses. The proposed Bennett Road Bungalows project is located on the small parcel north of Bennett Road. Bennett Road Bungalows - Project Development Plan, #42-01 March 4, 2002 Administrative Hearing Page 4 2. Section 3.3.5, Engineering Design Standards The proposal complies with the design standards, requirements, and specifications for the services as set forth in this section. C. Division 3.5, Building Standards 1. Section 3.5.1, Building and Project Compatibility The proposed single family detached dwellings are to be 1 to 1-1/2 stories in height. The lots will be 8,000 to 9,000 square feet in size. Both the size of the lots and the size and height of the structures are consistent with lot sizes and building heights in the area. 4. Neighborhood Information Meeting The Bennett Road Bungalows, PDP contains a proposed land use that is permitted as Type I use, subject to an administrative review. The proposed use is single family detached dwellings. The LUC does not require that a neighborhood meeting be held for a Type I, administrative development proposal; however, because of known concerns and potential opposition to the project, two City -facilitated neighborhood meetings were held to discuss this proposal. Primary concerns expressed by neighbors and other citizens were: The West Central Neighborhoods Plan indicates that this site should be a small, pocket park; safety of children at Bennett Elementary School related to traffic and parking; the homes will become rentals to Colorado State University students. 5. Conformance with the City's Comprehensive Plan, including the Structure Plan In March of 1997, the City Council took the final steps to complete a two- year long process to update the City's Comprehensive Plan, known as CITY PLAN. The Principles and Policies, being a part of the CITY PLAN, support single family detached dwellings on the subject property. Policy EXN-1.4 Infill Development and Redevelopment, under Existing Neighborhoods, states that for parcels under 20 acres, infill and redevelopment activity will be supported if designed to complement and extend the positive qualities of surrounding development and adjacent buildings in terms of general intensity and use, street pattern, pattern of buildings and yards, and patterns created by doors, windows, projections and recesses. Compatibility with these existing elements does not mean Bennett Road Bungalows - Project Development Plan, #42-01 March 4, 2002 Administrative Hearing Page 3 3. 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, Site Planning and Design Standards 1. Section 3.2.1, Landscaping and Tree Protection a. The proposal complies with Section 3.2.1(D)(2)(a) in that canopy shade (street) trees are provided at a 25' to 40' spacing in the parkway along Bennett Road. b. The proposal complies with Section 3.2.1(D)(3) in that no one species of the proposed new trees on the development plan exceeds 33% of the total of 35 new trees in the project. 2. Section 3.2.2, Access, Circulation and Parking The proposal complies with the applicable standards in Section 3.2.2(C) in that it provides secure and conveniently located bicycle parking on each single family lot, provides necessary curb cuts and ramps for the physically disabled, bicyclists, and pedestrians to move unimpeded, and provides direct, safe, and continuous walkway and bicycle connections to the major pedestrian and bicycle destination (Bennett Elementary School) in the surrounding area. B. Division 3.3, Engineering Standards 1. Section 3.3.1, Plat Standards The proposal complies with the general plat requirements as set forth in this section. The Bennett Road Bungalows subdivision plat contains 16 single family residential lots ranging in size from 8,220 to 9,213 square feet in size. There is also an Outlot A, being 29,050 square feet in size, that provides for a storm water detention pond area in a drainage easement. Bennett Road Bungalows - Project Development Plan, #42-01 March 4, 2002 Administrative Hearing Page 2 Single family detached dwellings are permitted in the RL — Low Density Residential Zoning District, subject to administrative (Type 1) review. The purpose of the RL District is: Intended for predominantly single-family residential areas located throughout the City which were existing at the time of the adoption of this Land Use Code. This proposal complies with the purpose of the RL District as it is an infill project with single family detached dwellings in an existing single family residential neighborhood. COMMENTS: Background The surrounding zoning and land uses are as follows: N: RL, NCB; existing single family residential (Western Heights) S: RL; existing school (Bennett Elementary) E: NCB; existing single family residential W: RL; existing single family residential (Fairview, 8th Filing) The property was annexed in February, 1967 as the largest part of the Fourteenth South Shields Street Annexation. The property has not been previously platted or planned. 2. Division 4.3 of the Land Use Code, Low Density Residential Zone District The proposed single family detached dwellings permitted in the RL — Low Density Residential Zoning District, subject to administrative (Type 1) review. This proposal complies with the purpose of the RL District as it is an infill project with single family detached dwellings in an existing single family residential neighborhood. The proposal complies with the Land Use Standards set forth in Section 4.3(D) of the Land Use Code regarding Density and Dimensional Standards. ITEM NO. MEETING DATE 3�4�D2 STAFF Grf' V rr, 6L:r City of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Bennett Road Bungalows, Project Development Plan — #42-01 APPLICANT: Land Images, Inc. c/o Michael Chalona 215 West Magnolia Street Fort Collins, CO. 80521 OWNER: Bennett Road Bungalows, LLC P.O. Box 9644 Fort Collins, CO. 80525 PROJECT DESCRIPTION: This is a request for 16 platted lots for 16 single family detached dwellings on 3.87 acres. The property is located on the north side of Bennett Road, east of City Park Avenue, west of South Shields Street, and north of Bennett Elementary School. The property is in the RL — Low Density Residential Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This PDP complies with the applicable requirements of the Land Use Code L( UC), 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, and Division 3.5 - Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and the proposed use of single family detached dwellings is permitted in Division 4.3 Low Density Residential District (RL) of ARTICLE 4 — DISTRICTS, subject to an administrative review. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT