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Home My WebLink AboutPLANTATION MANOR - PDP - 39-00 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSNo Text In addition to the analysis for a traffic signal, the T.I.S. also factored in whether auxiliary turn lanes would be needed on Horsetooth Road. The analysis revealed that the 38 proposed dwelling units do not warrant the construction of either a westbound right -turn lane or an eastbound left -turn lane. In conclusion, the study shows that all Levels of Service for the individual traffic movements remain acceptable and constant whether or not the P.D.P. is constructed. M. Section 3.8.11 — Fences and Walls There is a six-foot high solid wood perimeter fence along Horsetooth Road on either side of Big Ben Drive. Both sides exceed 100 feet in length. For both segments, this fence is articulated by a five-foot recess that allows for a shrub bed. The recessed portion exceeds one-third of the fence length. Columns are provided on 30-foot centers. 4. Findings of Fact/Conclusions: In evaluating the P.D.P., Staff makes the following findings of fact: A. The housing type, multi -family, is permitted in the L-M-N zone, subject to Administrative Review. B. The P.D.P. complies with the Land Use and Development standards of the L-M-N zone district (Article Four). C. The P.D.P. complies with the General Development standards of Article Three. RECOMMENDATION: Staff recommends approval of Plantation Manor P.D.P., #39-00. 5 H. Section 3.5.2(E)(1)(3) — Garage Doors For 36 multi -family units, the garages face private drives, not public streets. For two units (numbers 35 and 36), the garages will face Big Ben Drive. For these two units, the garage doors are recessed behind the front fagade of the ground floor living area or a covered porch measuring at least six feet in width, eight feet in length and four feet in depth. Further, the garage doors do not comprise more than 50% of the ground floor street -facing linear building frontage. I. Section 3.6.2(A) — Streets, Streetscapes, Alleys and Easements All streets are public. There are no private streets, only private drives serving the side and rear -loaded garages. The new internal public street will act as an extension of the existing Big Ben Drive presently serving Rossborough Subdivision, the abutting residential neighborhood to the north. Big Ben will intersect with Horsetooth Road. Crescent Drive, an existing local street, will act as the street extension into Imperial Estates, the existing County subdivision to the south. J. Section 3.6.2(L)(1) — Private Drives The alleys are not public; they are considered "private drives." In compliance with the standard, their function will only be to provide access to property within the development. These drives cannot be used for "through" traffic. K. Section 3.6.3(E) — Distribution of Local Traffic to Multiple Arterial Streets The construction of Big Ben Drive will allow access to Horsetooth Road (arterial) to the south. To the north, Big Ben will connect to Birmingham, a local street that feeds Dunbar Avenue, a north -south collector. Dunbar provides access north to Drake Road (arterial). In addition, Dunbar connects to Bronson which feeds Taft Hill Road (arterial). The P.D.P. completes the missing segment of Big Ben Drive which provides access to the network of neighborhood local and collector streets. L. Section 3.6.4 — Transportation Level of Service Requirements A Transportation Impact Study was prepared in conjunction with the P.D.P. West Horsetooth Road is classified as an arterial street. Big Ben Drive and Crescent Drives are classified as a local streets. The short term analysis assumes full build -out in the year 2005 and assumes an annual two percent growth in background traffic. Based on expected trip generation and background growth, the intersection of Horsetooth/Big Ben/Crescent continues to operate acceptably with stop sign control. A traffic signal is not warranted as a result of Plantation Manor. 4 Although the site is heavily wooded, most of the existing trees are clumps of Siberian Elms which are an undesirable species. There is, however, one significant "Tree of Heaven" that will be removed. This significant tree will be mitigated by the upgrading 13 deciduous shade trees from 2'/z inches caliper to 3 inches caliper in size. This mitigation has been reviewed and found acceptable by the City Forester. B. Section 3.2. 1 (E)(4)(a) — Parking Lot Perimeter Landscaping There are four bays of parking stalls containing six spaces per bay that face the abutting parcels. These bays are screened with a combination of trees and shrubs in sufficient quantity to screen headlight glare. C. Section 3.2.2(B) — Access, Circulation and Parking Big Ben Drive will be publicly dedicated as a new segment of an existing public street. There is an eight -foot wide bicycle -pedestrian path that will stub to the east property line in anticipation of a future development. D. Section 3.2.2(K)(1)(a) — Required Number of Parking Spaces The P.D.P. exceeds the minimum requirement of 2.0 parking spaces for each of the 38 three -bedroom multi -family units. A total of 78 spaces are required, and 92 are provided. This meets the minimum required amount of parking. Guest parking is also available on Big Ben Drive. E. Section 3.4.7 — Historic and Cultural Resources There are existing structures on the property that are over 50-years old. These include a house, barn silo, sheds, stables and other out -buildings. These structures have been inspected by the appropriate Staff and are found not to be eligible for local, state or national landmark designation, nor located within an officially designated historic district. F. Section 3.5.2(C)(1) — Relationship of Dwellings to Street and Parking Every multi -family structure faces either: (1) a public street (32 units), or (2) a direct connecting walkway that is less than 200 feet from a public street sidewalk (6 units). G. Section 3.5.2(D)(2) — Residential Building Setbacks All residential buildings are setback from the public right-of-way by the required minimum distance of 15 feet. 3 COMMENTS: Background: The surrounding zoning and land uses are as follows: N: R-L; Existing residential (Rossborough Subdivision) S: Residential (County); Existing residential (Imperial Estates Subdivision) E: L-M-N; Existing residence and horse boarding and exercise facility W: R-L; Existing residential (Rossborough Subdivision) The property was annexed in 1980. There has been no previous development activity on the parcel. 2. Compliance with L-M-N Zone District: The proposed land use, multi -family, is permitted in the L-M-N zone district, eligible to be considered by the Director or Hearing Officer. The P.D.P. meets all the applicable Land Use and Development Standards as follows: A. Section 4.4(D)(1)(b) — Density This standard requires that the maximum density taken as a whole be 8.00 dwelling units per gross acre of land. The P.D.P. represents 38 dwelling units on 4.77 acres for a density of 7.9 dwelling units per gross acre which is below the maximum allowable density. (The site is located within the designated "infill" area thus there is no required minimum density.) B. Section 4.4(E)(3) — Maximum Residential Building Height This standard requires that the maximum height of residential buildings be no more than 2.5 stories. The P.D.P. establishes the maximum height of the dwelling units at two - stories. 3. Compliance with General Development Standards — Article Three: A. Section 3.2.1(C) — Landscaping and Tree Protection The P.D.P. provides street trees on 40-foot centers along both Horsetooth Road and Big Ben Drive. Individual entry and foundation shrubs are provided for the multi -family structures. The storm water detention pond along the east property line features non - irrigated native grass. 2 ITEM NO. al MEETING DATE _LJjAJ--_0t STAFF T ,O far 04/, City of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Plantation Manor P.D.P. #39-00 APPLICANT: Mr. Brett Larimer C/o Stewart and Associates 103 South Meldrum Street Fort Collins, CO 80521 OWNER: Mr. Brett Larimer 1600 W. Horsetooth Road Fort Collins, CO. 80526 PROJECT DESCRIPTION: This is a request for 38 multi -family dwelling units on 4.77 acres located on the north side of Horsetooth Road, across the street from Crescent Drive in Imperial Estates. The 38 dwelling units would be divided among seven buildings. There would be five 6- plexes, and two 4-plexes. A new street would be constructed to serve the site. The street will be named Big Ben Drive and will be an extension of the existing street presently serving Rossborough Subdivision. The parcel is zoned L-M-N, Low Density Mixed -Use Neighborhood. RECOMMENDATION: Approval EXECUTIVE SUMMARY: A. The housing type, multi -family, is permitted in the L-M-N zone, subject to Administrative Review. B. The P.D.P. complies with the Land Use and Development standards of the L-M-N zone district (Article Four). C. The P.D.P. complies with the General Development standards of Article Three. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT