HomeMy WebLinkAboutFORT COLLINS VOLUNTEERS OF AMERICA, ELDERLY HOUSING - PDP - 14-01 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS26. Question: How and to where does the storm water from this project
drain?
Answer: The storm water drains to the west, toward Westfield Park.
27. Comment: We get a lot of our well water from the main irrigation ditch.
28. Question: Will the 10'-6" setback for buildings be enough to not
adversely affect the ditches running right along our west
property lines?
Answer: We should be able to protect your irrigation laterals.
29. Question: How will you keep the 400' of 12" - 14" pipe for irrigation
water clean? Who will keep it open and maintain it?
Answer: We will have to look into this further.
30. Comment: Generally, we like this proposed development.
M
15. Comment: Please consider a fence along your east property line.
16. Question: How far apart will the buildings be set?
Answer: They will be approximately 10' apart.
17. Question: Has a traffic study been done for this development proposal?
Answer: Yes, a study has been done, submitted to the City, and is
under review.
18. Comment: The off -set of the intersections of Seneca Street with West
Horsetooth Road create a very difficult situation.
19. Question: Will sewer lines go down the middle of the street and tie into
Horsetooth Road?
Answer: No, sewer will come from the southwest side of the property.
20. Comment: The location and depth of the sewers will affect our
groundwater.
21. Question: How will our irrigation systems be affected?
Answer: The new development cannot adversely affect the delivery of
irrigation water to your properties.
22. Comment: The lay of the land does not allow for irrigation flows to go
the way that you propose. There is too long of a run and too
much water loss.
23. Comment: This development could maybe provide a cement ditch with a
grate on the top for the ditch laterals.
24. Question: The existing Pleaseant Valley & Lake Canal will remain
untouched?
Answer: Yes, it will.
25. Comment: It would be good to upgrade the ditch in conjunction with
this development. May it should be reconstructed.
3
no
7
0
10
11
12
13.
Comment: The access for water to our main irrigation ditch is a major
concern for the residents in Skyline Acres.
Response: We understand this.
Question: Does this project meet the traffic requirements regarding the
traffic generated by this development?
Answer: The required Transportation Impact Study to be submitted to
the City for review will help determine this.
Question: Will this access drive align with Seneca Street to the north?
Answer: Yes, it will.
Comment: There will be traffic problems at this intersection.
Comment: The Horsetooth Road traffic is very bad now. This access
drive will make the situation worse.
Question: Would a Brook Drive vehicular connection have to be a
permanent road or an emergency access?
Answer: That is yet to be determined.
Question: If Brook Drive goes through to Richmond Drive what
improvements would have to be made?
Answer: The design and construction of Brook Drive would have to
meet the City's current street standards.
Comment: The City does not care about Richmond Drive and the
condition of utilities in the area.
Question: How many units will there be and how high will the
buildings be?
Answer: There will be 60 units and the buildings will all be 1-story
14. Question: How far must buildings be from the property line?
Answer: There is no specified setback in the LMN Zoning District
other than the front setback.
2
Comm '.ty Planning and Environmenta �rvices
Current Planning
City of Fort Collins
NEIGHBORHOOD INFORMATION MEETING MINUTES
DATE:
APPLICANTS:
Volunteers of America Elderly Housing
March 12, 2001
Volunteers of America
CONSULTANT: TSP Architects
CITY PLANNER: Steve Olt
The applicants are proposing a new multi -family elderly housing project on
approximately 8 acres. The property is located on the south side of West
Horsetooth Road, west of South Shields Street, and east of Seneca Street. The
proposal is for 60 — 70 affordable elderly housing units. The property is in the
LMN — Low Density Mixed -Use Neighborhood Zoning District.
QUESTIONS, CONCERNS, COMMENTS, RESPONSES
1. Question: Will there be basements in these buildings?
Answer: No, there will not be basements.
2. Question: Will you use Brook Drive as an access to this new
development?
Answer: No, that is not VOA's intent.
3. Question: Will the Brook Drive alignment be a pedestrian way?
Answer: It could be used for a bicycle/pedestrian trail.
4. Comment: The age of the residents, the size of the dwelling units, and
the independent living aspect is set by HUD. This project
must remain affordable for at least 40 years.
1
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
No Text
Fort Collins VOA (Volunteers of America) Elderly Housing PDP, #14-01
October 17, 2001 Administrative Hearing
Page 5
4. Neighborhood Information Meeting
The proposed use of multi -family dwellings (limited to 8 or less units per
building), which is permitted in the LMN District, subject to an administrative
(Type 1) review and public hearing. The LUC does not require that a
neighborhood meeting be held for a Type I development proposal; however,
because of the nature of the land use and the higher density of the project in the
context of lower density residential neighborhoods a meeting was held on March
12, 2001.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Fort Collins VOA (Volunteers of America) Elderly Housing, Project
Development Plan, staff makes the following findings of fact and conclusions:
1. The proposed land use, multi -family dwellings (limited to 8 or less units per
building), is permitted in the LMN — Low Density Mixed -Use Neighborhood
Zoning District.
2. The Project Development Plan complies with all applicable district standards of
Section 4.4 of the Land Use Code, LMN Zoning District.
3. The Project Development Plan complies with all applicable General Development
Standards contained in Article 3 of the Land Use Code, except for Section 3.3.5,
Engineering Design Standards regarding design of the street intersection of West
Horsetooth Road and Kunz Court. Staff is recommending a condition of approval
of the PDP.
RECOMMENDATION:
Staff recommends approval of the Fort Collins VOA (Volunteers of America) Elderly
Housing, Project Development Plan - #14-01, with the following condition:
The developer must complete an adequate design for the intersection of West
Horsetooth Road and Kunz Court prior to the City accepting the development
agreement and utility plans for the Fort Collins VOA (Volunteers of America)
Elderly Housing Project. No drawings will be recorded and filed prior to the City's
acceptance.
Fort Collins VOA (Volunteers of America) Elderly Housing PDP, #14-01
October 17, 2001 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 except for the
ultimate street design for the intersection of West Horsetooth Road and
Kunz Court. Staff is recommending a condition of approval for the Fort
Collins VOA (Volunteers of America) Elderly Housing, PDP that states:
The developer must complete an adequate design for the
intersection of West Horsetooth Road and Kunz Court prior to the
City accepting the development agreement and utility plans for the
Fort Collins VOA (Volunteers of America) Elderly Housing Project.
No drawings will be recorded and filed prior to the City's
acceptance.
C. Division 3.5, Building Standards
1. Section 3.5.1, Building and Project Compatibility
a. The proposal complies with Sections 3.5.1(B) and (C) in that the
residential and community buildings will be compatible with the
established architectural character of the surrounding residential
neighborhoods. The proposed buildings will be 1-story, 17' to 21' in
height, with sloped roofs. The building size, height, and scale will be
similar to the single family homes in the area.
b. The proposal complies with Sections 3.5.1(E) in that the residential
and community building materials will consist of a combination of vinyl
and stone veneer siding, and composite shingles on the sloped roofs.
These materials will be compatible with the materials used on the
single family homes in the area.
2. -Section 3.5.2, Residential Building Standards
a. The proposal complies with Section 3.5.2(C)(1) in that every front
facade with a primary entrance to a dwelling unit faces a connecting
walkway with no primary entrance more than 200' from a street
sidewalk. In this instance, no entrance is more than 80' from a street
sidewalk.
Fort Collins VOA (Volunteers of America) Elderly Housing PDP, #14-01
October 17, 2001 Administrative Hearing
Page 3
2. Division 4.4 of the Land Use Code, Low Density Mixed -Use Neighborhood Zone
District
The proposed use of multi -family dwellings (limited to 8 or less units per building)
is permitted in the LMN Zoning District subject to an administrative review. The
PDP meets the applicable Land Use and Development Standards in the LMN
Zoning District.
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 40' spacing in the parkways
between the arterial and local streets (West Horsetooth Road, Kunz
Court) and the detached sidewalks.
b. The proposal complies with Section 3.2.1(D)(3) in that no one species
of tree on the development plan exceeds 15% of the total of 127 new
trees on -site.
2. Section 3.2.2, Access, Circulation and Parking
The proposal complies with Section 3.2.2(C)(5) in that it provides direct,
safe, and continuous walkways and bicycle connections to major
pedestrian and bicycle destinations in the surrounding area via a detached
sidewalk system internal to the project, direct sidewalk connections from
front entries to the dwelling units to the street sidewalks.
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.
Fort Collins VOA (Volunteers of America) Elderly Housing PDP, #14-01
October 17, 2001 Administrative Hearing
Page 2
Multi -family dwellings (limited to 8 or less units per building) are permitted in the LMN —
Low Density Mixed -Use Neighborhood Zoning District, subject to 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.
This proposal complies with the purpose of the LMN District as it is a new, affordable
elderly housing project that will be surrounded by existing single family neighborhoods.
This project will be in close proximately to services, shopping, eating establishments, a
park, and schools that will be connected to this site by bicycle & pedestrian trails and a
good City public sidewalk network.
COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
N: RL; existing single family residential (Kingston Woods)
S: RL, LMN; existing single family residential (Mountain Ridge Farms)
E: UE; existing single family residential (Skyline Acres)
W: LMN; existing single family residential (Westfield Park)
The property was annexed in June, 1980, as part of the Horsetooth-Harmony
West Annexation.
The property has not previously been platted. A subdivision plat is being
reviewed as part of this development request.
Ak
ITEM NO. 1
MEETING DATE 10117 / n 1
STAFF Steve Olt
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Fort Collins VOA (Volunteers of America) Elderly Housing, Project
Development Plan - #14-01
APPLICANT: Volunteers of America National Services
c/o Robin Keller
1660 Duke Street
Alexandria, VA. 22314-3427
OWNER: Fort Collins Volunteers of America Elderly Housing, Inc.
#2 Sanctuary Boulevard, Suite 301
Mandeville, LA. 70471
PROJECT DESCRIPTION:
This is a request for a 60 dwelling unit, affordable elderly housing community on 8.7
acres located on the south side of West Horsetooth Road at Seneca Street. There will
be 11 residential buildings (4-plexes and 6-plexes) and 1 community building. The
property is approximately 1/a mile west of South Shields Street. It is in the LMN — Low
Density Mixed -Use Neighborhood Zoning District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This Project Development Plan (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 and Division 2.4 — Project
Development Plan of ARTICLE 2 - ADMINISTRATION;
standards located in Division 3.2 - Site Planning and Design Standards, 3.3 —
Engineering Standards, and Division 3.5 - Building Standards of ARTICLE 3
- GENERAL DEVELOPMENT STANDARDS; and
standards located in Division 4.4 Low Density Mixed -Use Neighborhood
District (LMN) of ARTICLE 4 — DISTRICTS.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT