The URL can be used to link to this page

Home My WebLink AboutLARKS NEST - PDP - 36-00 - DECISION - FINDINGS, CONCLUSIONS & DECISIONNo Text Lark's Nest PDP Administrative Hearing March 13, 2001 Page 8 of 8 C. The Lark's Nest Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. D. Future development of the property will be required to meet Land Use Code Division 2.6 DEVELOPMENT CONSTRUCTION PERMITS; and, Division 2.7 BUILDING PERMITS. DECISION Based on the findings and conclusions, the request for the Lark's Nest Project Development Plan is approved. Dated this 26th day of March 2001, per authority granted by Sections 1.4.9(E) and 2.1 of the Land Use Code. r Cameron Gloss Current Planning ctor Lark's Nest PDP Administrative Hearing March 13, 2001 Page 7 of 8 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 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. STAFF RECOMMENDATION Staff recommends approval of the Lark's Nest, Project Development Plan, File #36-00 FINDINGS AND CONCLUSIONS After reviewing the staff report and the record of the public hearing, the Hearing Officer makes the following findings and conclusions: A. The Lark's Nest Project Development Plan is subject to administrative review and the requirements of the Land Use Code (LUC). B. The Lark's Nest Project Development Plan conforms to standards of the MMN zoning district. Lark's Nest PDP Administrative Hearing March 13, 2001 Page 6 of 8 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 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 Lark's Nest PDP Administrative Hearing March 13, 2001 Page 5 of 8 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 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. Lark's Nest PDP Administrative Hearing March 13, 2001 Page 4 of 8 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. 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 Lark's Nest PDP Administrative Hearing March 13, 2001 Page 3 of 8 Written Comments: None Hearing Testimony: Gary Green raised an issue about the distance of the proposed Starflower Drive access driveway from Harmony Road. His concern was that no documentation was in the project file indicating that a traffic engineer had reviewed this dimension and rendered a decision about its adequacy. Marc Virata confirmed a telephone conversation with Ward Stanford, a City traffic engineer, which indicated engineering staffs support of the driveway location. Mr. Green also inquired why gas and power service in Starflower Dr. will serve the units. The applicant responded that gas and power service will actually be provided to the rear of the units off of WakeRobin Ln. BACKGROUND The staff report states the following: Background The surrounding zoning and land uses are as follows: N: RL — Wakerobin Lane, existing single family residential neighborhood (Woodlands P.U.D.), 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 Lark's Nest PDP Administrative Hearing March 13, 2001 Page 2 of 8 Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. STAFF RECOMMENDATION: Approval HEARING OFFICER DECISION: Approval ZONING DISTRICT: MMN — Medium Density, Mixed -Use Neighborhood NOTICE OF PUBLIC HEARING: Notice of public hearing was made on February 27, 2001 by mailing to property owners within 1,000 feet of the subject property. The public hearing was advertised in the Coloradoan. PUBLIC HEARING After reviewing the Staff Report and recommendation, a public hearing was held on the subject application at 3:30 PM on March 13, 2001. The hearing was held in Conference Room A at 281 North College, Fort Collins, Colorado. HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE: The following is a list of those who attended the meeting: From the City: Troy Jones, City Planner Marc Virata, Civil Engineer From the Applicant: Ric Hattman, Architect/Project Planner Paul Thornton Brian Holst Rick Armistead From the Public: Gary Green, resident of 825 Woodland Way City of Fort Collins Commun Planning and Environmental S Current Planning CITY OF FORT COLLINS ices ADMINISTRATIVE HEARING OFFICER TYPE I ADMINISTRATIVE HEARING FINDINGS, CONCLUSIONS AND DECISION HEARING OFFICER: PROJECT NAME: APPLICANT: CASE NUMBER: APPLICANT: Cameron Gloss Current Planning Director Lark's Nest, Project Development Plan Ric Hattman Architecture & Planning 145 W. Swallow Road Fort Collins, CO 80525 #36-00 Armhol LLC Box 385 Timnath, CO 80547 OWNER: Parkside Homes Matt Deal 1501 Acadamy Court, Suite 203 Fort Collins, CO 80524 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. SUMMARY OF RECOMMENDATION AND DECISION: 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, MMN zone district. The Project 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020