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Home My WebLink AboutTRAILHEAD - PDP - 43-02A - DECISION - FINDINGS, CONCLUSIONS & DECISIONTrailhead PDP Administrative Hearing Findings, Conclusions, and Decision August 11, 2004 Page 5 of 5 Compact Urban Growth Standards The City's urban growth development standards are met with by the PDP. The overall site is nearly 30% contiguous to existing urban development where a minimum of 16% is required. Public facilities for transportation, water, wastewater, storm drainage, fire and emergency services, and electrical power will be in place prior to the issuance of building permits or adequate security posted for any such required public improvement not in place prior to the issuance of a building permit. SUMMARY OF CONCLUSIONS A. The Trailhead Project Development Plan is subject to administrative review and the requirements of the Land Use Code (LUC). B. The Trailhead Project Development Plan complies with all applicable district standards of Section 4.4 of the Land Use Code, (LMN) Low Density Mixed Use Neighborhood zone district. C. The Trailhead Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. DECISION The Trailhead Project Development Plan #42-02A Is hereby approved by the Hearing Officer. Dated this 25th day of August 2004, per authority granted by Sections 1.4.9(E) and 2.1 of the Land Use Code. l Cameron Glos Current Planing Director Trailhead PDP Administrative Hearing Findings, Conclusions, and Decision August 11, 2004 Page 4 of 5 Parking and Access. The staff report outlines the Project's compliance with Section 3.2.2 concerning access, circulation and parking. Off-street parking spaces required to serve the recreation center and child care center will be provided. Sufficient disabled parking spaces are provided. All single family residential units will provide a minimum of one off-street parking space for lots greater than 40 feet in width and two off-street parking spaces for lots less than 40 feet in width. Pedestrian areas are clearly differentiated from vehicular use areas and all off-street parking spaces have unobstructed vehicular access to and from the public streets. Therefore, based on the information presented, the Project complies with Section 3.2.2 of the LUC. Site Lighting Section 3.2.4 requires that exterior lighting will be evaluated to ensure that the functional and security needs of the development are met in a way that does not adversely affect the adjacent properties or neighborhood. Lighting will be limited to porch lights and accessory lights on buildings. Based on this information, the lighting standards of this section are met. Engineering/Subdivision Plat Division 3.3 sets standards for subdivision plats regarding the general layout of the lots, roads, driveways, utilities, drainage facilities, and other services within the proposed development. The Staff Report outlines how the subdivision plat meets these standards, including the dedication of rights -of -way and easements necessary to serve the development. Building and Protect Compatibility Section 3.5.1 of the LUC requires that new developments be compatible with the established character of the area. Pursuant to this section, future buildings will be consistent with the height and character of neighboring single family development. Residential Building Standards The Staff Report outlines how the project complies with the building setback and orientation standards found within this Section. Lots accessed by alleys will have garages in the rear of the lot; all other lots will be subject to the City's garage placement standards. Transportation Level of Service Requirements Section 3.6 of the LUC imposes standards for all modes of transportation. The Transportation Impact Analysis (TIA) indicates that the project complies with Level of Service (LOS) standards for all modes of transportation. The additional roadway capacity granted for the future multi -family units will be restricted to a period of up to one year from the adoption of the TIA. Trailhead PDP Administrative Hearing Findings, Conclusions, and Decision August 11, 2004 Page 3of5 FACTS AND FINDINGS Site Context/Background Information The surrounding zoning and land uses are as follows: N: FA1 (County) — undeveloped S. LMN — Undeveloped (approved single family residential) E: FA1 (County) — undeveloped W: RL — single family residential The property was annexed in June 2004 as the Trailhead Annexation 2. Compliance with Article 4 and the LMN — Low Density Mixed Use Zoning District Standards: The Project Development Plan complies with all applicable requirements of Article 4 and the LMN zone district. The Staff Report summarizes the PDP's compliance with these standards and no specific evidence was presented to contradict or otherwise refute the compliance with Article 4 or the LMN District Standards. While the Project provides a net residential density of 4.5 units per acre where 5.0 units per acre is required, the applicant has elected to meet the standard by providing future multi -family units within three parcels composing the balance of the property. A minimum of three housing types will be developed within the first phase of development, with a fourth housing type added in subsequent phases. All units will be subject to the maximum height limit within the zone district. A neighborhood center is provided, including two separate buildings providing a daycare and a neighborhood activity center and a park meeting the City's locational requirements. 3. Compliance with Article 3 of the Land Use Code — General Development Standards The project development plan complies with all applicable sections of Article 3 of the LUC as explained below. Landscaping and Tree Protection. The staff report outlines the Project's compliance with Section 3.2.1 concerning landscaping and tree protection standards. The existing Urban Forest will be incorporated into the project with the exception of cuts and tree removal necessitated by new streets. There was no evidence introduced at the hearing to contradict the Staff Report for compliance with the landscaping and tree protection standards. Trailhead PDP Administrative Hearing Findings. Conclusions, and Decision August 11, 2004 Page 2 of 5 NOTICE OF PUBLIC HEARING: Evidence presented to the Hearing Officer established no controversy or facts to refute that the hearing was properly posted, legal notices mailed and notice published. PUBLIC HEARING The Hearing Officer, presiding pursuant to the Fort Collins Land Use Code, opened the hearing at approximately 5:30 p.m. on August 11, 2004 in Conference Rooms C and D, 281 N. College Avenue, Fort Collins, Colorado. HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE: The Hearing Officer accepted during the hearing the following evidence: (1) Planning Department Staff Report; (2) application, plans, maps and other supporting documents submitted by the applicant and the applicant's representatives to the City of Fort Collins; and (3) a tape recording of the public hearing. The LUC, the City's Comprehensive Plan (City Plan), and the formally promulgated policies of the City are all considered part of the evidence considered by the Hearing Officer. The following is a list of those who attended the meeting: From the City: Bob Barkeen, City Planner From the Applicant: Linda Ripley, VF Ripley Associates Tim Halopoff, JR Engineering From the Public: None. Written Comments: None. City of Fort Collins CommL y Planning and Environmental rvices Current Planning CITY OF FORT COLLINS ADMINISTRATIVE HEARING OFFICER TYPE I ADMINISTRATIVE HEARING FINDINGS, CONCLUSIONS AND DECISION ADMINISTRATIVE HEARING DATE PROJECT NAME: CASE NUMBER: APPLICANT: OWNER: HEARING OFFICER: PROJECT DESCRIPTION: August 11, 2004 Trailhead PDP #43-02A VF Ripley Associates 401 West Mountain Avenue Fort Collins, CO 80521 Hartshorne Properties, LLC P.O. Box 337600 Greeley, CO 80633 Cameron Gloss Current Planning Director The Applicant has submitted a request to construct 222 residential units on a 73 acre site located north of East Vine Drive, west of the Waterglen Subidivision. The PDP includes a neighborhood center as well as open space and connections to the City's proposed regional trail system. A subdivision plat accompanies the PDP application. The plat creates individual lots for the single family residential units and dedicates rights -of -way, easements, and drainage and open space tracts necessary to support the project. SUMMARY OF HEARING OFFICER DECISION: Approval ZONING DISTRICTS: LMN — Low Density Mixed Use Neighborhood District STAFF RECOMMENDATION: Approval 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020