HomeMy WebLinkAboutOLD TOWN NORTH - 90% PDP - 28-99A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSthe residential character of the neighborhood.
Advance or Protects the purpose of the Standard
There are no stated purposes for this standard. We can only conjecture that the
intent of the standard requiring the home occupation to be within the dwelling unit
was to prevent an owner with a large lot to build a secondary building with the
intent of operating a significant business from that building, thus impacting the
entire neighborhood.
Our project provides for optional accessory units to be built over the detached
garages. If we were building a standard attached garage these rooms would be
within the dwelling unit and a modification would not be necessary. Because the
planned accessory unit would small enough to fit on top of the garage, we feel that
our design advances and protects the intent of the standard.
Thank you for your consideration of this modification
Sincerely,
bha design inc. by
Russell Lee
May 17, 2001
Mr. Troy Jones
Current Planning
City of Fort Collins
281 N. College Ave.
Fort Collins, CO. 80521
RE: Old Town North- Standard Modification Request
Dear Troy,
This letter represents an official request for a modification to the City of Fort
Collins Land Use Code under Division 3.8.3(1) of the code to allow home
occupation in an accessory building. We code states that home occupation can only
occur within the primary dwelling as seen in section 3.8.3(1)
Such uses shall be conducted entirely within a dwelling and carried on by the
inhabitants of the dwelling.
Because of the strict interpretation of the code, one could not conduct a home
business in a accessory buildings (ie. a room above a detached garage) due to the
fact that it is detached from the primary dwelling unit.
We maintain that the granting of a modification to 3.8.3(1) allowing a home based
business in a structure that is detached from the primary dwelling unit would serve
the public interest as equally well or better than compliance with the current
standard for the following reasons.
Advances or Protects the Public Interest
1. There would be a reduction in traffic if the home owner could conduct
business at home rather than driving to another location.
2. The accessory buildings that would be built over the detached garages
works towards achieving the goals and objectives of "City Plan".
Specifically the following,
Principle AN-4: Design policies for residential buildings are
intended to emphasize creativity, diversity, and individuality. The
following design policies are based on the premise that truly
creative design is responsive to its context and the expressed
preference of citizens, and contributes to a comfortable interesting
community.
Policy AN-4.5 Home Occupations. Home occupations should be
allowed in all residential areas provided they do not generate
excessive traffic parking, or have signage that is not consistent with
SIDEYARD MODIFICATION FOR SIGNLE FAMILY ATTACHED
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Mr. Troy Jones
Old Town North Modification
Page 4
and variety along the streetscape.
The code defines alleys as "a minor way used primarily for vehicular
service access to the back of properties abutting a street." Because an alley is
defined by the code as a service access and is not meant to serve as a "pedestrian
oriented street" the applicant feels the eight (8) foot setback modification proposed
would not violate the intent of section 3.5.2.
Thank you for your consideration of this modification
Sincerely,
bha design inc. by
Russell Lee
cc: Monica Sweere
Mr. Troy Jones
Old Town North Modification
Page 3
request. Specifically the P & Z must find:
Municipal Code
(a) the granting of the modification would neither be detrimental to the public good
nor impair the intent of the Land Use Code and (b) the granting of a modification
from the strict application of any standard would result in a substantial benefit to
the city by reason of the fact that the proposed project would substantially address
an important community need specifically and expressly defined and described in
the city' Comprehensive Plan, adopted policy, ordinance or resolution (such as,
by way of example only, affordable housing or historic preservation) or would
substantially alleviate an existing, defined and described problem of city-wide
concern, and the strict application of such a standard would render the project
practically infeasible.
How would the proposal differ from the standard
Instead of the fifteen (15) foot setback from street right -a -ways, the proposal calls
for a nine (9) foot setback for the sideyards of the attached single family units
along a residential street and a eight (8) foot setback for sideyards of single family
detached units along alleys.
Why can the standard not be met
Because over 25% percent of the site has been removed from development due to
floodplain, natural resource and detention requirements, modifying this standard
allows the developer to achieve the density required in order to ensure the project
retains its affordability. Without the density achieved through the modification the
goal of creating affordable single family housing units would not be financially
feasible.
What problems may result from modifications of the the standard
There are no problems that would result from the modification of this standard.
The sideyard setbacks not being met by code are the same dimension as the front
and rear yard setbacks required by code. Based on the seven (7) foot front yard
setbacks for attached residential (section 3.5.2(D)(2)) and the eight foot (8) rear set
back along alleys (section 3.5.2(D)(3)), it is the applicants belief that intent of the
code is being met with the modification being proposed.
The purpose of section 3.5.2 as stated in the Land Use Code is to "promote
variety interest and pedestrian oriented streets in residential developments." The
nine (9) foot setback modification would not deviate from this stated purpose. The
streetscape would not change. There would still be the required street trees within
a six (6) foot tree lawn and a detached walk promoting pedestrian oriented streets
Mr. Troy Jones
Old Town North Modification
Page 2
the State of Colorado affordable housing requirements. As well, a
minimum of 10% of the units will meet the city of Fort Collins
requirements for affordable housing.
The property is located in the C-C-N District. This district is a direct
outgrowth of the North College Avenue Corridor Plan. One of the goals of
the plan is :
Increase residential development with housing types consistent with the
overall vision of the plan.
The vision of the plan for residential development is stated in policy LU-3.
A diversity of housing types should be encouraged to locate in appropriate
areas throughout the corridor.
Also in the plan under the title Neighborhood Mixed Use District, the plan
calls for ".... higher density residential development with opportunities for
neighborhood retail and services incorporated into development projects
such as small lot single family..... "The proposed project meets this stated
goal.
The Fort Collins Land Use Code permits single family residential units
6,000SF or under as a permitted use subject to administrative review. The
proposed project meets this requirement.
The code also requires that single family housing shall have a minimum
density of 5 DU/AC. The proposed project meets this density standard.
Justification
As identified in the Fort Collins policy " Priority Affordable Housing Needs and
Strategies" which was adopted on February 2nd of this year, Fort Collins Highest
priority should be affordable housing. The proposed project (Old Town North)
would provide exactly the type of neighborhood desired as part of this policy. The
proposed project would also meet the stated goals of the North College Avenue
Corridor Plan as well as meeting the other requirements of the Fort Collins Land
Use Code.
In order for the project to be granted a modification a proposed project must meet
the guidelines required for the Planning and Zoning Board to justify a modification
March 15, 2001
Mr. Troy Jones
Current Planning
City of Fort Collins
281 N. College Ave.
Fort Collins, CO. 80521
RE: Old Town North- Standard Modification Request
Dear Troy,
This letter represents an official request for a modification to the City of Fort
Collins Land Use Code under Division 3.5 of the code. The code modification or
interpretation requested is for Article 3.5.2, paragraph D, sub -paragraph (2), which
states:
Set back from Non -arterial Streets. Minimum setback of every residential building
and of every detached accessory building that is incidental to the residential
building from any public street right -of —way other than an arterial street right -of —
way shall be fifteen (15) feet; except that in any zone district other than R-1, U-E
and L-M-NDistricts, a minimum front yard setback of seven (7) feet shall be
permitted for attached housing with rear vehicle access and parking.
This request is for a modification waiving the minimum allowable setback of
fifteen (15) feet for residential buildings..
Background
The site is located west of the proposed extension of Redwood, north of the
Lake Canal, and east of College Avenue. The site is approximately 40 acres
and is being designed to provide single family housing that would meet the
stated definition of affordable housing as defined by the City code.
Affordable Housing Unit for Sale shall mean a dwelling unit which is
available for purchase on terms that would be affordable to households
earning eighty(80) percent or less of the median income of city residents,
as adjusted for family size, and paying less than thirty-eight (38) percent of
their gross income for housing, including principal, interest, taxes, and
insurance, utilities, and homeowner's association fees. The unit must be
occupied by and affordable to such low income households) for a period
of not less than twenty (20) years.
As proposed the project would include 138 single family homes (105 in
phase 1; 33 in Phase 2) plus a second housing type which would include
118 single family attached homes (110 in phase 1; 8 in phase 2). 80 units
within the development will be priced to meet the guidelines established by
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Mr. Troy Jones
Old Town North Modification
Page 2
minimum of 10% of the units will meet the city of Fort Collins
requirements for affordable housing.
Advances the public interest and would not be detrimental to the public good
As identified in the Fort Collins policy " Priority Affordable Housing Needs and
Strategies" which was adopted on February 2nd of this year, Fort Collins Highest
priority should be affordable housing.. According to City Plan Policy HSG-2.2
which states "The City will support and encourage the private development of
affordable housing by offering incentives and reducing local government barriers to
the construction of additional units." it is anticipated that the City will assist the
developer in keeping the project affordable by "reducing local government
barriers" that may impede the "affordability" of housing within Old Town North.
The proposed project (Old Town North) would provide exactly the type of
neighborhood desired as part of this policy. With accelerating housing costs, the
availability of housing for low to moderate income housing is becoming more
scarce within the city. Without new affordable housing projects like Old Town
North many people in Fort Collins will not be able to buy there own homes. By
providing affordable housing, Old Town North advances the interests of the public
good by allowing those who could not afford the benefits of home ownership a
chance to own their own home.
Due to Old Town North's status as a proposed affordable housing project, without
the modification, the development would lose density which would inhibit the
ability of the developer to maintain the affordability crucial to the successful
implementation of affordable housing. We feel that it is in the public interest to
develop the affordable housing being proposed in this project.
Thank you for your consideration of this modification
Sincerely,
bha design inc. by
Russell Lee
May 17, 2001
Mr. Troy Jones
Current Planning
City of Fort Collins
281 N. College Ave.
Fort Collins, CO. 80521
RE: Old Town North- Standard Modification Request
Dear Troy,
This letter represents an official request for a modification to the City of Fort
Collins Land Use Code under Division 3.5 of the code. The code modification or
interpretation requested is for Article 3.5.2, paragraph D, sub -paragraph (3), which
states:
The minimum side yard setback for all residential buildings and for all detached
accessory buildings that are incidental to the residential building shall be five (5)
feet from the property line. If a zero lot line development plan is proposed, a single
six-foot minimum side yard is required..
This request is for a modification waiving the minimum allowable side yard setback
of five feet (5). The plan proposes a four foot (4) side yard setback instead
of five feet (5).
Background
The site is located west of the proposed extension of Redwood, north of the
Lake Canal, and east of College Avenue. The site is approximately 40 acres
and is being designed to provide single family housing that would meet the
stated definition of affordable housing as defined by the City code.
Affordable Housing Unit for Sale shall mean a dwelling unit which is
available for purchase on terms that would be affordable to households
earning eighty(80) percent or less of the median income of city residents,
as adjusted for family size, and paying less than thirty-eight (38) percent of
their gross income for housing, including principal, interest, taxes, and
insurance, utilities, and homeowner's association fees. The unit must be
occupied by and affordable to such low income household(s) for a period
of not less than twenty (20) years.
As proposed the project would include 138 single family homes (105 in
phase 1; 33 in Phase 2) plus a second housing type which would include
118 single family attached homes (110 in phase l; 8 in phase 2). 80 units
within the development will be priced to meet the guidelines established by
the State of Colorado affordable housing requirements. As well, a
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OWNERSHIP CERTIFICATION
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BO% DESIGN DEVELOPMENT(PDP)
SHEET I OF 9
ARcm M. 0l
2001
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Commi ry Planning and Environmental rvices
Current Planning
City of Fort Collins
Memo
To: Planning and Zoning Boar (Members
From: Troy Jones, City Planner
Re: Old Town North ODP and PDP staff reports
June 21, 2001
The ODP
I just wanted to add a little clarification that is not major enough to warrant a change to
the ODP staff report, but should at least be brought to the Board's attention. The
clarification is to the Alternative Compliance request to section 3.6.3[F] which requires
that street connections be made to adjacent developable and redevelopable parcels.
The request is to eliminate two required street connections that, if made, would have to
cross a riparian forest area that runs adjacent to the Lake Canal along the southern
property line. My staff report did not indicate that the said riparian forest is in fact
identified on the City's Natural Features and Habitat Inventory Map, and that within the
review criteria for alternative compliance requests to this section of the code
(3.6.3[H][2]), it states, "in reviewing the proposed alternative plan, the decision maker
shall take into account whether the alternative design minimizes the impacts on natural
areas and features."
The PDP
I have revised the Old Town North PDP Staff Report because I discovered that as
originally written, it didn't accurately capture modification request #1 as the applicant
had intended to request it. The new version of the staff report updates the request to be
consistent with the applicant's intentions for this request. The project description
paragraph on page 1 of the staff report was changed, and the modification #1 language
on page 6 changed.
Modification # 1 can be clarified as follows: Section 3.5.2[D][2] of the Land Use Code
requires that buildings be set back fifteen (15) feet from a street right-of-way, except that
in zone districts other than UE, RL, and LMN, a minimum side front yard setback of
seven (7) feet shall be permitted for attached housing with rear vehicle access and
parking. The applicant proposes attached housing with rear vehicle access, and is not in
the UE, RL or LMN zone, therefore the required minimum front yard setback is 9 feet.
The code does not however specify that this reduction applies to side yard setbacks
along non -arterial streets. The applicant is therefore requesting a modification to this
standard to reduce the side yard setback along non -arterial streets for single family
attached dwellings with rear vehicular access from the required 15 feet setback to a
proposed 9 feet setback.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 9 (970) 221-6750 • FAX (970) 416-2020
Old Town North, Project Development Plan, #28-99A
June 21, 2001 P & Z Hearing
Page 9
G. Granting of modification request #3 will protect the public interests of the standard
equally well as would a plan which satisfies the standard because home occupation
uses, whether attached or detached from the dwelling, will continue to be required to
be clearly incidental and secondary to the use of the dwelling and will not be allowed
to change the residential character.
H. Granting of modification request #3 will protect said purpose equally well as would a
plan that satisfied the standard because a garage is type of building that would
normally be expected to be located on a residential lot, and having a second floor
home office above the garage does not change the residential character.
RECOMMENDATION:
1. Staff recommends approval of the modification request to section 3.5.2[D][2].
2. Staff recommends approval of the modification request to section 3.5.2[D][3].
3. Staff recommends approval of the modification request to section 3.8.3[1 ].
4. Staff recommends approval of the Old Town North Project Development Plan, File
#28-99A.
Old Town North, Project Development Plan, #28-99A
June 21, 2001 P & Z Hearing
Page 8
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Old Town North, Project Development Plan, #28-99A, staff makes
the following findings of fact and conclusions:
1. The proposed land uses are permitted in the CCN zone district subject to
administrative review.
2. The Project Development Plan complies with all applicable district standards of
Section 4.15 of the Land Use Code, the CCN zone district.
3. The Project Development Plan complies with all applicable General Development
Standards contained in Article 3 of the Land Use Code except in the two cases
where alternative compliance is requested on the ODP, and the 3 cases where
modifications are requested on the PDP.
B. Granting the modification request #1 would not be detrimental to the public good,
because the modification request does not adversely affect the 9 foot wide utility
easement.
C. Granting the requested modification #1 would substantially address an important
community need defined in adopted policy by allowing the developer to achieve the
density required in order to ensure the project's affordability.
D. Granting of the modification request #2 would not be detrimental to the public good
because the modified condition continues to require at least 8 feet of separation
between residential buildings on adjacent lots, which allows for adequate air
circulation and light access for each building.
E. Granting the requested modification #2 would substantially address an important
community need defined in adopted policy by allowing the developer to achieve the
density required in order to ensure the project's affordability.
F. Granting of modification request #3 would not be detrimental to the public good
because home occupation uses, whether attached or detached from the dwelling,
will continue to be required to be clearly incidental and secondary to the use of the
dwelling and will not be allowed to change the residential character.
Old Town North, Project Development Plan, #28-99A
June 21, 2001 P & Z Hearing
Page 7
affordability. Staff finds that the granting of modification request #1 would
substantially address an important community need defined in adopted policy.
c. Modification #3 — Section 3.8.3 (1) requires that permitted home occupation uses
shall be conducted entirely within a dwelling.
The applicant requests the allowance of home occupations to be located in rooms to be
built above the detached garages in the rear yard of the lots at Old Town North.
Staff finds that the granting of modification request #3 would not be detrimental to the
public good because home occupation uses, whether attached or detached from the
dwelling, will continue to be required to be clearly incidental and secondary to the use of
the dwelling and will not be allowed to change the residential character.
Staff finds that the granting of modification request #3 will protect the public interests
of the standard equally well as would a plan which satisfies the standard for the same
reason that the modification is not detrimental to the public good, which is because
home occupation uses, whether attached or detached from the dwelling, will continue to
be required to be clearly incidental and secondary to the use of the dwelling and will not
be allowed to change the residential character.
There is no stated purpose in the Land Use Code for this standard. After much
discussion between the Current Planning Department and the Zoning Department, staff
has come up with a statement that we feel captures the purpose of this standard, as
follows: "The purpose of allowing a home occupation as a permitted accessory use to a
dwelling is to permit the inhabitants of a dwelling to conduct self-employment (and one
support employee) on the property where that inhabitant resides in buildings with a
residential character that one would normally expect to find on a residential lot (such as
homes, sheds or garages). This self-employment use is intended to only be permitted
when the impacts to the neighborhood are minimal." Staff finds that the proposed plan
reflecting modification request #3 will protect said purpose equally well as would a
plan that satisfied the standard because a garage is type of building that would normally
be expected to be located on a residential lot, and having a second floor home office
above the garage does not change the residential character.
Old Town North, Project Development Plan, #28-99A
June 21, 2001 P & Z Hearing
Page 6
The applicant proposes attached housing with rear vehicle access, and is not in the UE,
RL or LMN zone, therefore the required minimum front yard setback is 9 feet. The code
does not however specify that this reduction applies to side yard setbacks along non -
arterial streets. The applicant is therefore requesting a modification to this standard
to reduce the side yard setback along non -arterial streets for single family attached
dwellings with rear vehicular access (the lots colored green on the setback detail plan)
from the required 15 feet setback to a proposed 9 feet setback.
Staff finds that the granting of modification request #1 would not be detrimental to the
public good, because the modification request does not adversely affect the 9 foot
wide utility easement along the residential streets.
Another common sense reason why the modification is a good idea is to allow the
buildings to maintain the same setback character on both the front and side street
facing facades. Since the front yard setback is 9 feet, it would make sense to allow the
street facing side yard to also have a 9 foot setback.
The Policy entitled "Priority Affordable Housing Needs and Strategies" adopted 2/2/01
by City Council states that Fort Collins highest priority should be affordable housing.
Staff agrees with the applicant that a modification to this standard would allow the
developer to achieve the density required in order to ensure the project retains its
affordability. Staff finds that the granting of modification request #1 would
substantially address an important community need defined in adopted policy.
b. Modification # 2 — 3.5.2 Residential Building Standards (D) Residential Building
Setbacks (3) Side and Rear Yard Setbacks - this section of the Land Use Code
requires that the minimum side yard setback for all residential buildings shall be 5 feet
from the property line or 6 feet from the property line if a zero lot line development is
proposed.
The applicant proposes to reduce the minimum required side yard setback from 5 feet
to 4 feet
Staff finds that the granting of modification request #2 is not detrimental to the public
good because the modified condition continues to require at least 8 feet of separation
between residential buildings on adjacent lots, which allows for adequate air circulation
and light access for each building.
The Policy entitled "Priority Affordable Housing Needs and Strategies" adopted 2/2/01
by City Council states that Fort Collins highest priority should be affordable housing.
Staff agrees with the applicant that a modification to this standard would allow the
developer to achieve the density required in order to ensure the project retains its
Old Town North, Project Development Plan, #28-99A
June 21, 2001 P & Z Hearing
Page 5
i. Transportation Level of Service Requirements — 3.6.4
• A Transportation Impact Study (TIS) was conducted. The TIS, which has
been reviewed by the City's Traffic Engineer and Transportation Planning
Department, meets the required Level of Service Standards for all modes
of transportation to and from the site.
j. Emergency Access — 3.6.6
• As required, emergency vehicles can gain access to, and maneuver
within, the project so that emergency personnel can provide fire protection
and emergency services without delays.
k. Home Occupations — 3.8.3
• The applicant is requesting a modification to this standard. Please see
the modification request in item 5 of this staff report.
5. Modifications Requests
a. The Modification Process
Section 2.8.2(H) of the LUC specifies that in order to approve a modification the
Planning and Zoning Board must find that:
(1) the granting of the modification is not detrimental to the public good,
(2) the plan as submitted will:
(a) advance or protect the public interests and purposes of the
standard equally well or better than would a plan that satisfies
the standard, or
(b) the proposed project would substantially address an important
community need specifically and expressly defined and
described in the city's Comprehensive Plan, adopted policy,
ordinance or resolution, or
(c) strict application of the standard sought to be modified would
result in unusual and exceptional practical difficulties or
exceptional hardship due to exceptional physical conditions
unique to such property.
b. Modification # 1 — 3.5.2 Residential Building Standards (D) Residential Building
Setbacks (2) Setback from Nonarterial Streets - this section of the Land Use Code
requires that buildings be set back fifteen (15) feet from a street right-of-way, except
that in zone districts other than UE, RL, and LMN, a minimum side front yard setback of
seven (7) feet shall be permitted for attached housing with rear vehicle access and
parking.
Old Town North, Project Development Plan, #28-99A
June 21, 2001 P & Z Hearing
Page 4
• Parking Lot Layout — The only parking lot in the Project Development Plan
presents no conflicts between pedestrians, bicycles and automobiles.
C. Solar Access, Orientation, Shading — 3.2.3
• Solar -Oriented Residential Lots — As required, more than 65% of the
proposed single family lots conform to the definition of a "solar -oriented
lot."
• Shading — As required, the physical elements of the plan are located and
designed so as not to cast an unreasonable shadow onto adjacent
properties.
d. Site Lighting — 3.2.4
• The exact locations of street lights is determined by the Light and Power
Department after the plat is recorded. The developer has agreed that the
maximum on -site lighting levels will satisfy the lighting limits of the LUC.
e. Natural Habitats and Features — 3.4.1
• Ecological Characterization Study - An ecological characterization study was
performed, and the proposed PDP provides for the necessary buffers
from the natural features.
• Establishment of Buffer Zones - As required, the applicant has provided a 50'
buffer adjacent from the existing grove of trees along the Lake Canal.
f. Residential Building Standards — 3.5.2
• Orientation to a Connecting Walkway — As required, every front fagade in this
PDP faces either a street sidewalk or a connecting walkway within 200 feet of
a street sidewalk.
• Residential Building Setbacks — The applicant is seeking 2 modifications to
this standard. Please see the modification request in item 5 of this staff
report.
g. Master Street Plan — 3.6.1
• The Master Street Plan identifies the future realigned Vine Drive as an
arterial, Redwood Drive, the existing Vine Drive, and a proposed new
street running north -south through the site as collectors.
h. Street Pattern and Connectivity Standards — 3.6.3
• The Overall Development Plan has two requests for alternative compliance to
the Street Pattern and Connectivity Standards. Provided the Planning
and Zoning Board grants the said alternative compliance requests, this
proposed PDP will be satisfying this standard.
Old Town North, Project Development Plan, #28-99A
June 21, 2001 P & Z Hearing
Page 3
The Project Development Plan complies with all applicable General Development
Standards as follows:
a. Landscaping and Tree Protection — 3.2.1
• Full Tree Stocking — This requires canopy trees to be placed in all
landscaped areas within 50 feet of any proposed building spaced at 30 to
40 foot spacing intervals. The proposed landscape plan complies with
this standard.
• Street Trees — This requires street trees to be located in the parkway strip
between the curb and the sidewalk at either 30 to 40 foot spacing intervals
or one tree per lot along the street frontages. The proposed landscape
plan complies with this standard.
• Minimum Species Diversity - As required, no more that 15% of the
landscaping consists of a single species.
• Foundation Plantings - As required, at least 50% of the exposed sections of
the exterior building walls of the neighborhood center main building that
are in high -visibility areas have 5 feet wide planting strips placed directly
along the fagade.
• Tree Protection and Tree Replacement - The landscape plans identify the
locations, species, size and condition of all significant trees, and labels
each showing the applicant's intent to either remove, transplant or protect.
Removals that require mitigation have been specified, and adequately
mitigated.
b. Access, Circulation and Parking — 3.2.2
• Safety Considerations - The parking and circulation system will accommodate
the movement of vehicles, bicycles, pedestrians and transit safely and
conveniently throughout the site and to and from surrounding areas.
• Curbcuts and Ramps — Adequate curbcuts and ramps have been provided at
convenient, safe locations for the physically disabled, for bicyclists and for
people pushing strollers or carts.
• Walkways - The onsite pedestrian system provides directness, continuity and
safety.
• Direct On -site Access to Pedestrian and Bicycle Destinations - Direct
connections to the between the neighborhood and the bike/pedestrian trail
along the south property line are provided.
• Access and Parking Lot Requirements — The vehicular use areas are
adequately safe, convenient, and attractive for all modes of transportation
that will use the system, including cars, trucks, busses, bicycles,
pedestrians, and emergency vehicles.
Old Town North, Project Development Plan, #28-99A
June 21, 2001 P & Z Hearing
Page 2
1. Background:
The surrounding zoning and land uses are as follows:
N: CCN; Dry Creek floodway, Vacant property, Conifer Street,
I; Existing Industrial Uses, vacant industrial lots,
S: CCN; Lake Canal, Business along Vine Drive (truck sales, trucking company,
stock farm, garbage company), government fleet yards (CDOT, Larimer
County), Vine Drive, Railroad tracks, Poudre River
E: CCN; Existing Bike/Pedestrian trail on the Redwood Drive alignment, the Lake
Canal,
LMN; vacant land,
W: CN; Commercial businesses along College Avenue,
The property was annexed as part of three different annexations: (1) the Second East
Vine Drive Annexation in September 1967, (2) the Third East Vine Drive Annexation in
October 1967, and (3) the Pine Tree Park Annexation in November 1972.
2. Division 4.15 of the Land Use Code, CCN — Community Commericial North
College Zone District
The proposed uses are permitted in the CCN zone district subject to administrative
review.
The PDP meets the applicable Land Use Standards in section 4.15(D) of the LUC as
follows:
• This section of the LUC requires that any single-family, two-family, and multi-
family housing shall have a minimum density of 5 dwelling units per gross acre of
residential land. The proposed density is 7.04 units per gross acre, therefore the
standard is satisfied.
• This zone district limits single-family housing to no more than 40% of the
geographically distinct CCN zone district. The proposed plan satisfies this
requirement.
• As required, no building is proposed to exceed the maximum height of 5 stories.
The PDP meets the applicable Development Standards in section 4.4(E) of the LUC as
follows:
• As required, the proposed PDP complies with the standards contained in the
Standards and Guidelines for the North College Avenue Corridor.
4. Article 3 of the Land Use Code — General Development Standards
ITEM NO. 7
�" .xa>. MEETING DATE 6/21/01
fi
STAFF Troy Jones
City of Fort Collins PLANNING AND ZONING BOARD
STcEPOTown North, Project Development Plan, #28-99A
APPLICANT: Russ Lee
BHA Design
4803 Innovation Drive
Fort Collins, CO 80525
OWNERS: Monica Sweer
Palladian Construction
P.O. Box 270053
Fort Collins, CO 80527-0053
PROJECT DESCRIPTION:
This is a request for a Project Development Plan for a 30-acre Mixed -Use
Development, which is the first P.D.P. filing of the land contained within the Old Town
North O.D.P. As proposed the P.D.P. includes 138 single family detached homes, 88
single family attached homes, and 30 mixed use dwellings (that have the option to
share the building with offices, financial services and clinics, personal and business
service shops, or retail establishments ). 10% of the units will meet the City of Fort
Collins requirements for affordable housing. The applicant is requesting three
modifications to standards as part of this application. The first modification request is to
reduce the minimum side yard setback from 5 feet to 4 feet. The second modification
request is to reduce the required sideyard setback along non -arterial streets from 15
feet to 9 feet for the proposed single family attached units with rear vehicle access.
The third modification request is to allow home occupations to be located in rear yard
detached accessory buildings on the same lot as the primary dwelling. The entire site in
located in the Community Commercial North College (CCN) zone district
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This PDP is evaluated by the criteria contained in the Land Use Code. The land uses
proposed are all permitted uses in the CCN zone district, as specified in Article 4.15 of
the Land Use Code. The PDP also complies with all applicable general standards in
Article 3 of the Land Use Code except section 3.6.3[C] and 3.6.3[F], where alternative
compliance is requested in the ODP, and sections 3.5.3[D][2], 3.5.3[D][3], and 3.8.3[l ],
where Modifications of Standards have been requested. The application meets the
criteria for granting the requested modifications.
COMMENTS:
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT