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Home My WebLink AboutSOUTHGLEN PUD, 2ND FILING REPLAT - MAJOR AMENDMENT - 31-99A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSNo Text South Glen PUD, Second Filing Replat - Major Amendment - #31-99A June 26, 2003 Administrative Public Hearing Page 6 apply. Either way, the project is considered to be in compliance with this standard. Section 4.4(E) Development Standards The proposal satisfies the applicable development standards in the LMN — Low Density Mixed -Use Neighborhood Zoning District. 5. Findings of Fact/Conclusion: A. The South Glen, Second Filing Replat — Major Amendment contains uses permitted in the LMN — Low Density Mixed -Use Neighborhood Zoning District, subject to administrative review and public hearing. B. The South Glen, Second Filing Replat — Major Amendment meets all applicable standards as put forth in the LUC, including Division 3.2 - Site Planning and Design Standards, Division 3.3 — Engineering Standards, Division 3.5 - Building Standards, and Section 3.6 - Transportation and Circulation. C. The South Glen, Second Filing Replat — Major Amendment complies with all applicable Land Use and Development Standards contained in Article 4, Division 4.4 of the LUC. D. The South Glen, Second Filing Replat — Major Amendment is compatible with the surrounding land uses. RECOMMENDATION: Staff recommends approval of the South Glen, Second Filing Replat — Major Amendment - #31-99A. South Glen PUD, Second Filing Replat - Major Amendment - #31-99A June 26, 2003 Administrative Public Hearing Page 5 4. ARTICLE 4 - DISTRICTS A. Division 4.4 — Low Density Mixed -Use Neighborhood District Single-family detached dwellings (residential uses) are permitted in the LMN — Low Density Mixed -Use Neighborhood Zoning District, subject to an 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. Typically, Low Density Neighborhoods will be clustered around and integral with a Medium Density Mixed -Use Neighborhood with a Neighborhood Commercial Center at its core. This proposal complies with the purpose of the LMN - District as it is an infill project that provides three new single-family dwellings on a small property (0.51 acre) that is surrounded by developed properties containing single-family and multi -family residential uses. There is existing single-family and multi -family residential to the north, existing single-family residential to the east, existing single-family residential to the south, and existing multi -family residential to the west. Section 4.4(D) Land Use Standards The proposal satisfies the applicable land use standards in the LMN — Low Density Mixed -Use Neighborhood Zoning District as follows: Section 4.4(D)(1) Density. The South Glen, Second Filing Replat — Major Amendment proposal is for 3 new single-family residential dwelling units on a property that is 0.51 acre in size (net & gross) and is in the City's defined "infill area". The net residential density of this proposal is 5.9 dwelling units per acre. The LMN District has a minimum net density requirement of 5 dwelling units per acre; however, for development proposals of less than 20 acres in size in the defined "infill area" of Fort Collins the minimum net density requirement does not South Glen PUD, Second Filing Replat - Major Amendment - #31-99A June 26, 2003 Administrative Public Hearing Page 4 The proposal satisfies the applicable Landscaping and Tree Protection standards, including the following: Street trees. The proposed street tree planting is in accordance with Section 3.2.1(D)(2)(b), providing trees at 40' on -center behind the attached 5' wide sidewalk on the west side of Albion Way, a local street. B. Division 3.3 - Engineering Standards Section 3.3.1. Plat Standards The proposal complies with the general plat requirements as set forth in this section. Section 3.3.5. Engineering Design Standards The project complies with all design standards, requirements and specifications for services as stated in this section of the LUC. C. Division 3.5 - Building Standards Section 3.5.2. Residential Building Standards The proposal satisfies all the residential building standards including, but not limited to, the Garage Doors standards set forth in Section 3.5.2(E) of the LUC. D. Division 3.6 - Transportation and Circulation Section 3.6.4. Transportation Level of Service Requirements The proposal satisfies the applicable Transportation Level of Service standards (see the attached Traffic Impact Study), including the following: General Standard. This development proposal satisfies Section 3.6.4(B), which requires that all development plans adequately provide vehicular, pedestrian and bicycle facilities necessary to maintain the adopted transportation Level of Service standards contained in Part II of the City of Fort Collins Multi -Modal Transportation Level of Service Manual for the following modes of travel: Motor vehicle, bicycle and pedestrian. I South Glen PUD, Second Filing Replat - Major Amendment - #31-99A June 26, 2003 Administrative Public Hearing Page 3 The property was annexed into the City with the Horsetooth-Harmony Annexation in July, 1978. South Glen PUD, Second Filing, Final was approved by the Planning and Zoning Board on December 22, 1980 for 40 dwelling units (10 four-plex buildings) on 4.48 acres. This development was approved under Section 118-83 Unit Developments of the Subdivision of Land Ordinance that was in effect at the time. This was prior to the adoption of the Land Development Guidance System in 1981. The South Glen PUD, Second Filing - Major Amendment, to eliminate the existing swimming pool facility at the east end of the filing, was denied by the Planning and Zoning Board on December 16, 1999. The decision was appealed to City Council and Council overturned the Board's decision on April 4, 2000, thereby approving the request. With the applicant's request to eliminate the swimming pool facility was an expressed intent to replace the pool facility with three new single-family residential lots that would front on Albion Way. It was anticipated that a Project Development Plan for the three proposed lots would be submitted at a later date. 2. ARTICLE 2 - ADMINISTRATION Section 2.2.2. Step 2: Neighborhood Meetings The proposed development is for three new single-family detached dwellings, which are permitted uses in the LMN - Low Density Mixed -Use Neighborhood Zoning District, subject to an administrative (Type 1) review and public hearing. The LUC does not require that a neighborhood meeting be held for development proposals that are not subject to a Planning and Zoning Board (Type II) review. Therefore, a City -sponsored and facilitated neighborhood information meeting was not held for the South Glen, Second Filing Replat — Major Amendment development proposal. 3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS The South Glen, Second Filing Replat — Major Amendment development proposal meets all of the applicable standards in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC. Of specific note are Division 3.2 - Site Planning and Design Standards, Division 3.3 — Engineering Standards, Division 3.5 - Building Standards, and Division 3.6 - Transportation and Circulation. Further discussions of these particular standards follow. A. Division 3.2 - Site Planning and Design Standards Section 3.2.1. Landscaping and Tree Protection South Glen PUD, Second Filing Replat - Major Amendment - #31-99A June 26, 2003 Administrative Public Hearing Page 2 and the applicable district standards located in ARTICLE 4 - DISTRICT STANDARDS of the LUC (Division 4.4 LMN — Low Density Mixed -Use Neighborhood Zoning District). Single-family detached dwellings (residential uses) are permitted in the LMN — Low Density Mixed -Use Neighborhood Zoning District, subject to an 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. Typically, Low Density Neighborhoods will be clustered around and integral with a Medium Density Mixed -Use Neighborhood with a Neighborhood Commercial Center at its core. This proposal complies with the purpose of the LMN - District as it is an infill project that provides three new single-family detached dwellings on a small property (0.51 acre) that is surrounded by developed properties containing single-family and multi -family residential uses. There is existing single-family and multi -family residential to the north, existing single-family residential to the east, existing single-family residential to the south, and existing multi -family residential to the west. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows N: LMN; single-family and multi -family residential (South Glen PUD, Fourth & Fifth Filings) S: RL; existing single-family residential (South Glen Subdivision, First Filing) E: LMN; existing single-family residential (South Glen PUD, Fourth Filing) W: RL; existing multi -family residential (South Glen PUD, Second Filing) ITEM NO. MEETING DATE G� coo D'3 6iA STAFF L� &, C)J-t- Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: South Glen, Second Filing Replat — Major Amendment - #31-99A APPLICANT: Jim Sell Design, Inc. c/o Kent Bruxvoort 153 West Mountain Avenue Fort Collins, Colorado 80524 OWNER: South Glen Apartments, LLC c/o Ed Stoner 5 Old Town Square, Suite 216 Fort Collins, CO. 80524 PROJECT DESCRIPTION: This is a request for a Major Amendment to a portion of Tract "C" of the South Glen PUD, Second Filing. The proposed development will consist of three new single-family residential lots. The property is located on the west side of Albion Way, east of Manhattan Avenue, north of Troutman Parkway, south of Walden Way, and west of the New Mercer Ditch and the railroad tracks. It is in the LMN — Low Density Mixed -Use Neighborhood Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The South Glen, Second Filing Replat — Major Amendment development proposal complies with the applicable requirements of the Land Use Code (LUC), more specifically: the process located in Division 2.2 - Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; Standards located in Division 3.2 - Site Planning and Design Standards, Division 3.3 — Engineering Standards, Division 3.5 - Building Standards, and Division 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT