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Sidehill P.D.P., 1st Filing, File #32-01B
August 14, 2003 Type 1 Hearing
Page 9 of 9
7. The proposed alternative compliance request better accomplishes the
purposes of the Section 3.2.1 of the LUC than a plan which complies with the
standard because the alternative plan demonstrates innovative design and
use of landscape elements by increasing the number of trees per block to
create a fuller more complete street tree canopy.
RECOMMENDATION:
Staff recommends approval of the Sidehill P.D.P., 1 st Filing, File #32-01 B.
Sidehill P.D.P., 1st Filing, File #32-01B
August 14, 2003 Type 1 Hearing
Page 8 of 9
2. Residential Building Standards [3.5.2]
a. Orientation to a Connecting Walkway [3.5.2(C)(1)] - Every
front fagade with a primary entrance to a dwelling unit faces
either an adjacent street sidewalk or a connecting walkway
within 200 feet of a street sidewalk.
b. Residential Building Setbacks [3.5.2(D)] — There is a required
minimum 15 foot front yard setback along the adjacent public
streets. The proposed buildings comply with this standard.
D. Division 3.6, Transportation and Circulation
1. Master Street Plan [3.6.1 ] —The portion of Ziegler Road south of Kechter
Road is considered a collector on the Master Street Plan. The proposed
project has been designed consistent with this designation.
2. Streets, Streetscapes, Alleys and Easements [3.6.2] — This section of the
code requires that connections of a private drive with a public street shall
be made with a driveway cut using the detail titled, "New Driveway
Approach" in accordance with City Engineering standards. The project
complies with this standard.
FINDINGS OF FACT/CONCLUSIONS
After reviewing Sidehill P.D.P., 1st Filing, File #32-01 B, staff makes the following
findings of fact and conclusions:
1. The proposed land uses of "small lot single-family detached dwellings" and
"single-family detached dwellings" are both permitted in the LMN — Low
Density, Mixed -Use Neighborhood zone district subject to Type 1 review.
2. The proposed land uses of "multifamily dwellings" and "small lot single-family
detached dwellings" are both permitted in the MMN — Medium Density,
Mixed -Use Neighborhood zone district subject to Type 1 review.
3. The proposed land uses, densities, and street networks are consistent with
those approved for the site on the O.D.P.
4. The Project Development Plan complies with all applicable district standards
of Section 4.4 of the Land Use Code, LMN zone district.
5. The Project Development Plan complies with all applicable district standards
of Section 4.5 of the Land Use Code, MMN zone district.
6. The Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code except
in Section 3.2.1(D)(2) where alternative compliance is requested.
Sidehill P.D.P., 1st Filing, File #32-01B
August 14, 2003 Type 1 Hearing
Page 7 of 9
and from the public streets. Guest parking is distributed
proportionally to dwelling unit locations that they are intended
to serve. This standard is therefore satisfied.
d. Parking Lots: Required Number of Spaces for Type of Use
[3.2.2(K)] —The code requires 1.75 off-street parking spaces
for each two -bedroom multifamily dwelling unit. There are 220
two -bedroom multifamily dwelling units proposed, therefore
385 off-street spaces are required. The proposed plan
provides a total of 407 off-street parking spaces to serve these
multifamily dwellings. This standard is therefore satisfied.
e. Handicap Parking [3.2.2(K)(5)] — There are 16 handicap
spaces provided in convenient locations. The standard is
thereby satisfied.
3. Solar Access, Orientation, Shading [3.2.3] — The layout of the project
does not cast unreasonable shadows within the site or on adjacent
properties so as not to impair the access to sunshine for potential solar
energy systems or for solar -oriented rooftop surfaces. This standard is
therefore satisfied.
4. Site Lighting [3.2.4] —Down-directional, sharp cut-off pole mounted light
fixtures are provided to illuminate parking lots, drive aisles, and walkway
areas. As required, the lighting levels will not exceed 10 foot-candles on
site, and the walkways will be illuminated at least 0.5 foot-candles.
B. Division 3.3, Engineering Standards
1. Plat Standards [3.3.1 ] — As required, the general layout of the lots, roads,
driveways,'utilities, drainage facilities, and other services within the
proposed development are designed in a way that enhances an
interconnected street system within and between neighborhoods. Proper
right-of-way has been dedicated for public streets, emergency access
easements, and utility easements have been.provided as needed to serve
the area being platted.
2. Water Hazards [3.3.3] — The Stormwater Department has reviewed the
application and has indicated that the application satisfies the
requirements of this standard.
C. Division 3.5, Building Standards
1. Building and Project Compatibility [3.5.1 ] — The architectural character is
consistent and compatible with the architectural character of other Project
Development Plans under review in the neighborhood such as Mansion
Park P.D.P. to the east, and Rigden Farm 81h filing to the South. Main
entrances face connecting walkways and street sidewalks.
Sidehill P.D.P., 1st Filing, File #32-01B
August 14, 2003 Type 1 Hearing
Page 6 of 9
of this Section, the decision maker shall take into account
whether the alternative preserves and incorporates existing
vegetation in excess of minimum standards, protects natural
areas neighborhood continuity and connectivity, fosters
nonvehicular access, or demonstrates innovative design and
use of plat materials and other landscape elements."
The proposed alternative compliance request better
accomplishes the purposes of the Section 3.2.1 of the LUC
than a plan which complies with the standard because the
alternative plan demonstrates innovative design and use of
landscape elements by increasing the number of trees per
block to create a fuller more complete street tree canopy.
b. Minimum Species Diversity [3.2.1(D)(3)] —The applicant
proposes 711 trees. The landscape plan proposes no more
than 15% of a single species of trees, therefore the PDP
satisfies this standard.
c. Parking Lot Perimeter Landscaping [3.2.1(E)(4)] - As required,
the proposed outdoor parking areas are screened adequately
from the street and adjacent residential uses with plant
material of sufficient opacity to block the required amount of
vehicle headlights.
d. Parking Lot Interior Landscaping [3.2.1(E)(5)] —All proposed
parking lots provide a minimum of 10% of their total area as
landscaped areas. This standard is therefore satisfied.
2. Access, Circulation and Parking [3.2.2]
a. Direct On -Site Access and Off -Site Access to Pedestrian and
Bicycle Destinations [3.2.2(C)(6)&(7)] — Direct sidewalk
connections are provided from the on -site dwellings to the
adjacent street network, which in -turn provides sidewalk and
bicycle connectivity to the the neighborhood park and
ultimately the neighborhood center, the adjacent Community
Commercial area in Rigden Farm, and to the regional trail
system. This standard is thereby satisfied.
b. Transportation Impact Study [3.2.2(C)(8)] —The City's Traffic
Engineer and the Transportation Planning Department have
reviewed the applicants Traffic Impact Study and have found
that it meets the required vehicular, pedestrian, bicycle, and
transit Level of Service requirements.
c. Access and Parking Lot Requirements [3.2.2(D)] — Pedestrian
areas are clearly differentiated from vehicular areas. All off-
street parking spaces have unobstructed vehicular access to
Sidehill P.D.P., 1 st Filing, File #32-01 B
August 14, 2003 Type 1 Hearing
Page 5 of 9
landscape plan that meets the standards of this section if the
decision maker 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.
The applicant is satisfying the 30 to 40 foot spacing interval
requirement, however there are several instances where the
applicant proposes trees to be spaced 6 feet from the edge of
a driveway (instead of the required 8 feet separation) and
spaced 8 feet (instead of the required 10 feet of separation)
from the edge of water or sewer service lines. The request
has been reviewed and is supported by Current Planning, the
City Forester and Water/Wastewater staff.
The "purpose" of the section to which the alternative
compliance language refers, is listed in Section 3.2.1(B), which
states, "the intent of this Section is to require preparation of
landscape and tree protection plans that ensure significant
canopy shading to reduce glare and heat build-up, contribute
to visual quality and continuity within and between
developments, provide screening and mitigation of potential
conflicts between activity areas and site elements, enhance
outdoor spaces, reduce erosion and stormwater runoff, and
mitigate air pollution.
The applicant contends, and staff concurs that the alternative
design satisfies the purposes of this Section equally well as a
plan that satisfies the standards by:
• providing more street trees per block thus a fuller more
complete street tree canopy is created which reduces
glare and heat build up;
• providing a greater number of street trees that create
greater repetition which enhances the visual quality
and continuity within the development;
• allowing for greater densities within single-family
residential front loaded developments because lot
widths can remain at the required minimum of 50 feet.
A strict compliance with this code section would require
an increase in lot width and a decrease in overall
density. (Note: Lots impacted by these standards are
both 49 feet and 50 feet in width.
Section 3.2.1(N)(2) Alternative Compliance Review Criteria
states that "in reviewing the proposed alternative plan for the
purposes of determining whether it accomplishes the purposes
Sidehill P.D.P., 1st Filing, File #32-01B
August 14, 2003 Type 1 Hearing
Page 4 of 9
,'multifamily dwellings" and "small lot single-family detached dwellings"
within the MMN portion of the P.D.P. This standard is therefore satisfied.
7. Access to a park, central feature, or gathering place [4.5(D)(3)] — At least
90 percent of the dwelling units proposed within the MMN portion of the
P.D.P. are required to be located within 1,320 feet of a private park or
other central gathering space a minimum of 10,000 square feet in size.
There is a small neighborhood park in the LMN portion of the P.D.P. that
satisfies this standard.
B. The PDP meets the applicable Development Standards [4.4(E)] as follows:
1. Block Structure [4.5(E)(1)(a)] — As required, the portion of the project
within the MMN zone district provides a street network of complete blocks
bounded by streets.
2. Block Size [4.5(E)(1)(b)] — As required, the portion of the project within
the MMN zone district provides blocks are no larger than 7 acres in size.
3. Minimum Building Frontage [4.5(E)(1)(c)] — As required, at least 50
percent of all block faces consist of building frontage, plazas or other
functional open space within the portion of the project in the MMN zone
district.
4. Building Height [4.5(E)(1)(d)] — As required, buildings within the portion of
the project in the MMN zone district do not exceed 3 stories in height.
4. Article 3 of the Land Use Code — General Development Standards
The Project Development Plan complies with all applicable General Development
Standards as follows:
A. Division 3.2, Site Planning and Design Standards
1. Landscaping and Tree Protection [3.2.1 ]
a. Street Trees [3.2.1(D)(2)] — The applicant is requesting
alternative compliance to Section 3.2.1(D)(2)(a) of the Land
Use Code where it states, "whenever the sidewalk is
separated from the street by a parkway, canopy shade trees
shall be planted at thirty-foot to forty -foot spacing (intervals) in
the center of all such parkway areas. Such street trees shall
be placed at least eight (8) feet from the edges of driveways
and alleys, and forty (40) feet away from any street light."
Section 3.2.1(N)(1) Alternative Compliance Procedure states
that upon the request by the applicant, the decision maker
may approve an alternative landscape plan in lieu of a
Sidehill P.D.P., 1st Filing, File #32-01B
August 14, 2003 Type 1 Hearing
Page 3 of 9
the dwelling unit distribution approved for the property on the Johnson
Property O.D.P., therefore this standard is being satisfied.
2. Mix of Housing [4.4(D)(2)] — A minimum of 2 housing types is required.
The applicant proposes "multifamily dwellings," "small lot single-family
detached dwellings," and "single-family detached dwellings." This
standard is therefore satisfied.
3. Neighborhood Centers [4.4(D)(3)] — A qualifying neighborhood center has
been approved as part of the Johnson Property O.D.P., and will be
located just north of this P.D.P. The location is less than 3,960 feet from
100% of the dwelling units in this P.D.P. This standard is therefore
satisfied.
4. Small Neighborhood Parks [4.4(D)(7)] — There is a qualifying small
neighborhood park proposed as part of this P.D.P. This park is located
within 1/3 mile of 100% of the units in this proposed PDP. This standard
is therefore satisfied.
B. The PDP meets the applicable Development Standards [4.4(E)] as follows:
1. Streets and Blocks [4.4(E)(1)] —Within the LMN portion of the project, the
local street network results in blocks of developed.land that are smaller
than 12 acres in size. This PDP therefore satisfies this standard.
2. Maximum Residential Building Height [4.4(E)(3)] — The LMN zone has a
maximum height limit of 2.5 stories. The applicant does not propose to
exceed this height limit, therefore the standard is being satisfied.
4. Division 4.5 of the Land Use Code Medium Density Mixed -Use Neighborhood
Zone District
The proposed land uses of "multifamily dwellings" and "small lot single-family
detached dwellings" are both permitted in the MMN — Medium Density, Mixed -
Use Neighborhood zone district.
A. The PDP meets the applicable Land Use Standards [4.5(D)] as follows:
5. Density [4.5(D)(1)] — Within the MMN portion of the P.D.P., there are 247
dwelling units proposed on 20.56 net acres of residential land, making the
development density 12.0 dwelling units per net acre. The overall
minimum average density required within the MMN portion of the P.D.P.
is required to be at least 12 units per net acre. This application therefore
satisfies density requirements.
6. Mix of Housing [4.5(D)(2)] — Because the MMN portion of the P.D.P.
contains more than 16 but less than 30 gross acres of residential land,
two housing types are required. The proposed design provides
Sidehill P.D.P., 1st Filing, File #32-01B
August 14, 2003 Type 1 Hearing
Page 2 of 9
COMMENTS:
1.
Background
W:
MMN;
Timberline Road, proposed Mansion Park P.D.P. (under development
review),
LMN;
proposed Mansion Park P.D.P. (under development review),
SW:
RL;
Meadows East Residential Neighborhood,
S:
NC;
Drake Road, Undeveloped Neighborhood Commercial Center of Rigden
Farm,
MMN;
Undeveloped Multifamily property in Rigden Farm,
E:
T;
Existing Farm Land; Cargil Seed Research Farm,
NE:
LMN;
Johnson Property O.D.P.,
I;
Johnson Property O.D.P.,
UE;
Johnson Property O.D.P.
The property was annexed in November 1997 as part of the Timberline Annexation and
was originally zoned T — Transition. A request to amend the Structure Plan and rezone
the property to LMN, and MMN was approved on 2"d reading by City Council on
November 20, 2001.
2. Compliance with the Overall Development Plan
This property is included within the boundaries of the approved Johnson Property
O.D.P. The proposed land uses, densities, and street networks are consistent
with those approved for the site on the O.D.P.
3. Division 4.4 of the Land Use Code Low Density Mixed -Use Neighborhood Zone
District
The proposed land uses of "small lot single-family detached dwellings" and
"single-family detached dwellings" are both permitted in the LMN — Low Density,
Mixed -Use Neighborhood zone district.
A. The PDP meets the applicable Land Use Standards [4.4(D)] as follows:
1. Density [4.4(D)(1)] — The overall average density of all LMN property
within the Johnson Property O.D.P. is required to be no less than 5
dwelling units per net acre, and no more than 8 units per gross acre.
Individual phases (P.D.P. filings) within the limits of an approved O.D.P.
are permitted to be less than 5 units per net acre or more than 8 units per
gross acre so long as the density of the P.D.P. is consistent with the
distribution of units approved on the O.D.P. Within the portion of the
P.D.P. in the LMN zone district, there are 53 dwelling units proposed on
12.84 net acres of residential land, making the development density 4.13
dwelling units per net acre. Such density distribution is consistent with
ITEM NO.
MEETING DATE
STAFF
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Sidehill P.D.P., 1st Filing, File #32-01B
APPLICANT: Joe Carter
Cityscape Urban Design
3555 Stanford Road
Fort Collins, CO 80525
OWNER: The James Company
2919 Valmont Rd., Suite 204
Boulder, CO 80301
10
PROJECT DESCRIPTION:
The applicant proposes 80 single-family detached dwellings, an 247 ulti-family
dwelling units on 39.33 acres. This Project Development Plan (P. .P)is the first filing of
the property that gained Overall Development Plan (O.D.P.) approval as the Johnson
Property O.D.P. This proposed development is located at the northeast corner of the
intersection of Drake Road and Timberline Road, and has 25.83 acres in the MMN —
Medium Density Mixed -use Neighborhood zone district, and 13.48 acres in the LMN —
Low Density Mixed -use Neighborhood zone district.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The proposed land uses of "multifamily dwellings" and "small lot single-family detached
dwellings" are both permitted in the MMN — Medium Density, Mixed -Use Neighborhood
zone district, and the proposed land uses of "small lot single-family detached dwellings"
and "single-family detached dwellings" are both permitted in the LMN — Low Density,
Mixed -Use Neighborhood zone district. The land use is consistent with those specified
for the property in the Johnson Property ODP. The Project Development Plan complies
with all applicable district standards of Section 4.4 of the Land Use Code, LMN zone
district, and Section 4.5 of the Land Use Code, MMN zone district. The Project
Development Plan complies with all applicable General Development Standards
contained in Article 3 of the Land Use Code.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT