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Lark's Nest, P.D.P., File #36-00
March 13, 2001 Type 1 Hearing
Page 5 of 5
either and adjacent street sidewalk or a connecting walkway
within 200 feet of a street sidewalk.
b. Setback from Nonarterial Streets [3.5.2(D)(2)] — This standard
does not apply because Section 4.5(E)(2)(c) of the LUC
specifies that there is no minimum setback. When Articles 3
and 4 have conflicting standards, Article 4 takes precedence.
c. Side and Rear Yard Setbacks [3.5.2(D)(3)] — This standard
specifies a minimum side yard setback of 5 feet and a
minimum rear yard setback of 15 feet. The proposed PDP
complies with this standard.
D. Division 3.6, Transportation and Circulation
1. Master Street Plan [3.6.1] — Harmony Road is a 4 lane arterial, and Starflower
Drive is a Collector on the Master Street Plan. The proposed project has
been designed consistent with those designations.
2. Streets, Streetscapes, Alleys and Easements [3.6.2] — The connection of the
private drive with the public street uses the "New Driveway Approach" as
required. Drainage of the private drive does not channel water over the
public sidewalk. The design of the private drive does not promote "through
traffic." The standard is therefore satisfied.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Lark's Nest, Project Development Plan, File #36-00, staff makes the
following findings of fact and conclusions:
1. Multi -family dwellings are permitted in the MMN — Medium Density, Mixed -
Use Neighborhood zone district.
2. The Project Development Plan complies with all applicable district standards
of Section 4.5 of the Land Use Code, MMN zone district.
3. The Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code.
RECOMMENDATION:
Staff recommends approval of the Lark's Nest, Project Development Plan, File #36-00
Lark's Nest, P.D.P., File a#36-00
March 13, 2001 Type 1 Hearing
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distributed proportionally to dwelling unit locations that they
are intended to serve. This standard is therefore satisfied.
e. Parking Lots: Required Number of Spaces for Type of Use
[3.2.2(K)] — The applicant is required to provide 1.75 parking
spaces for each 2-bedroom unit. With 24 proposed 2-
bedroom units, the PDP is required to have 42 off-street
parking spaces. There are 42 proposed parking spaces, so
this standard is therefore satisfied.
f. Handicap Parking [3.2.2(K)(4)] — Each unit has a garage which
will allow handicap parking right at the unit. In addition 1 of the
18 off-street surface parking spaces provided are handicap
spaces. 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] —The lighting plan allows the functional and security
needs of the project to be met in a way that does not adversely affect the
adjacent properties by providing down directional fixtures and low wattages.
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, and drainage 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, Building Standards [3.5]
1. Building and Project Compatibility [3.5.1] — The architectural character is
consistent and compatible with the architectural character that has been
established in the neighborhood. Main entrances face connecting walkways
and street sidewalks.
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
Lark's Nest, P.D.P., File #36-00
March 13, 2001 Type 1 Hearing
Page 3 of 5
b. Minimum Species Diversity [3.2.1(D)(3)] — The applicant
proposes 107 trees. No more than 15% of the trees can be a
single species. The applicant would be allowed to have up to
16 trees of a single species, but the maximum number of a
single species proposed is 13 trees.
c. Parking Lot Perimeter Landscaping [3.2. 1 (E)(4)] — As required,
the proposed parking lot is 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)] — As required, at
least 6% of the interior area of all parking lots containing 6 or
more spaces are landscaped areas. All landscaped islands
within parking lots have raised curbs and have at least one
tree.
2. Access, Circulation and Parking [3.2.2]
a. Direct On -Site Access to Pedestrian and Bicycle Destinations
[3.2.2(C)(6)] — The on -site pedestrian destinations include the
connecting walkway network, and the street sidewalks. Direct
sidewalk connections are provided from the on -site dwellings
to these pedestrian destinations, thereby satisfying this
standard.
b. Off -Site Access to Pedestrian and Bicycle Destinations
[3.2.2(C)(7)] — The applicant is providing a sidewalk
connection to and through the existing wall between the
proposed project and the existing Woodlands Apartments if
the manager's of the apartment complex will allow. The small
neighborhood park on the Woodlands Apartments site is
accessible using the Wakerobin Lane street sidewalk. Front
Range Community College is accessible using the street
sidewalks and on street bike lanes. This standard is therefore
satisfied.
c. Transportation Impact Study [3.2.2(C)(8)] —The city Traffic
Engineer and the Transportation Planning Department have
reviewed the proposed PDP and have found that it meets the
required vehicular, pedestrian, bicycle, and transit Level of
Service requirements.
d. 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
and from the public streets. Off-street guest parking is
Lark's Nest, P.D.P., File #36-00
March 13, 2001 Type 1 Hearing
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E: RL — Starflower Road, existing single family residential neighborhood
(Woodlands P.U.D. 5th Filing),
S: RL — Harmony Road, Front Range Community College,
W: MMN — existing Woodlands Apartments.
The property was annexed in October 1978 as part of the Shields Harmony Annexation.
2. Division 4.5 of the Land Use Code Medium Density Mixed -Use Neighborhood
Zone District
The proposed use of multi -family dwellings are permitted in the MMN zone
district subject to administrative review.
A. The PDP meets the applicable Land Use Standards [4.5(D)] as follows:
1. Density [4.5(D)(1)] — There are 24 dwelling units proposed on 1.89 gross
acres of residential land, making the development density 12.7 dwelling
units per gross acre. The proposed development exceeds the minimum
density requirement of 7 dwelling units per net acre. There is no
maximum residential density requirement in the MMN zone district.
2. Small Neighborhood Parks [4.5(D)(3)] — There is a qualifying
neighborhood park that is part of the Woodlands Apartments. This park is
located within 1/3 mile of 100% of the units in this proposed PDP, and
thereby satisfying this standard.
B. The PDP meets the applicable Development Standards [4.5(E)] as follows:
1. Block Requirements [4.5(E)(1)] — The proposed PDP is an infill site within
an already established network of streets and blocks. The required
minimum 40% of each block side consists of building frontage or
functional open space. The proposed two story buildings do not exceed
the maximum permitted height of three stories.
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. Landscaping and Tree Protection [3.2.1]
a. Street Trees [3.2.1(D)(2)] —As required, the proposed PDP
provides street trees within the landscaped parkway between
the curb and the street sidewalk at 30 to 40 foot spacing .
intervals.
ITEM NO.
MEETING D TE
STAFF
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Lark's Nest, Project Development Plan, File #36-00
OWNER: Armhol LLC
Box 385
Timnath, CO 80547
APPLICANT: Ric Hattman
Architecture & Planning
145 W. Swallow Road
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request to develop 24 multi -family housing units on 1.89 acres of land at the
northwest corner of Harmony Road and Starflower Drive. The proposed multi -family
dwellings are all 2-bedroom units with 1 car garages. There are 6 proposed buildings,
all 4-plexes.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The proposed land use is permitted in the MMN — Medium Density, Mixed -Use
Neighborhood zone district. The Project Development Plan complies with all applicable
district standards of Section 4.5 of the Land Use Code, LMN zone district. The Project
Development Plan complies with all applicable General Development Standards
contained in Article 3 of the Land Use Code.
COMMENTS:
Background
The surrounding zoning and land uses are as follows:
N: RL — Wakerobin Lane, existing single family residential neighborhood
(Woodlands P.U.D.),
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT