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Home My WebLink AboutTRAILHEAD VILLAGE TOWNHOMES - PDP - 43-02C - DECISION - FINDINGS, CONCLUSIONS & DECISIONADMINISTRATIVE HEARING PROJECT hwdVil C DATE NAME ADDRES_ PHONE; EL R05? 1 7 4 8 Z _ ma v -F. T�1 i•�A�.oPorG Z(�� • ��sP�cr �20•SrEI SaSZs `/�/- Sf�b�d' t'ti�l��fC: f ,� „�ee,�, ti Trailhead Village Townhomes, P Administrative Hearing Findings, Conclusions, and Decision July 13, 2006 Page 5 of 5 Residential Buildinq Standards The Staff Report outlines how the project complies with the building setback and orientation standards found within this Section. Amenities have been added to the proposed outer walkway to qualify as a "major walkway spine", thus meeting the building orientation standard. 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 staff has agreed to support an amendment to the Master Street Plan downgrading the collector street crossing this property to a local roadway designation. SUMMARY OF CONCLUSIONS A. The Trailhead Village Townhomes Project Development Plan is subject to administrative review and the requirements of the Land Use Code (LUC). B. The Trailhead Village Townhomes 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 Village Townhomes Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code, including the plat standards. DECISION The Trailhead Village Townhomes Project Development Plan #42-02C is hereby approved by the Hearing Officer. Dated this 14th day of July, 2006, per authority granted by Sections 1.4.9(E) and 2.1 of the Land Use Code. ameron Gloss // urrent Planninc/Director Trailhead Village Townhomes t ,P Administrative Hearing Findings, Conclusions, and Decision July 13, 2006 Page 4 of 5 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 stand of Ponderosa Pine which was historically used as a farmstead windbreak is classified as "Urban Forest". This forested area will be preserved as open space. Extra trees have been added on -site to sufficiently mitigate impacts in those instances where proposed required trees conflicted with utility line placement. All design standards for parking lot interior and perimeter landscape standards are met. There was no evidence introduced at the hearing to contradict the Staff Report for compliance with the landscaping and tree protection standards. Parking and Access. The staff report outlines the Project's compliance with Section 3.2.2 concerning access, circulation and parking. 192 off-street parking spaces are provided to serve the residential units where a total of 179 spaces are required. Tandem spaces are depicted on the development plan, but have not been counted toward satisfying the parking requirements. Sufficient disabled parking spaces are provided. Pedestrian areas are clearly differentiated from vehicular use areas and the pedestrian walkways provide continuous and relatively convenient access throughout the site. 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. Lighting will be fully shielded. 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 tracts accommodating utility, drainage and access easements necessary to serve the development. Utility and drainage easements are being vacated within portions of the lot via the subdivision plat in order to accommodate the proposed development. Building and Project 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, proposed townhouses are consistent with the height and character of single family development approved on neighboring parcels. The proposed building designs incorporate building articulation and materials compatible with surrounding residential development. Trailhead Village Townhomes F �P Administrative Hearing Findings, Conclusions, and Decision July 13, 2006 Page 3 of 5 1. Site Context/Background Information The surrounding zoning and land uses are as follows: N: LMN — Low Density Mixed -Use Neighborhood (Trailhead PDP single-famly residential under construction) with FA1 (County) — Undeveloped agricultural land; S: LMN — Undeveloped agricultural land (approved for single family residential); SE: I — Industrial (existing industrial use); E: LMN — Low Density Mixed -Use Neighborhood (Trailhead PDP single-family residential under construction, with existing Water Glen single-family residential beyond); W: LMN — Low Density Mixed -Use Neighborhood (Trailhead PDP single-famly residential under construction) with FA1 (County) — Undeveloped agricultural land. The property was annexed in June 2004 as the Trailhead Annexation. The Trailhead PDP was administratively approved in August 2004. 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. The proposed overall density of Trailhead Village PDP is 6.2 dwelling units per gross acre, which is greater than the minimum 5.0 units required and less than the 8.0 maximum allowed. With the proposed density, the previously approved Trailhead PDP, composed of detached single-family units, is brought into compliance with the 5.0 dwelling units per acre requirement of the district. The proposed townhouse -style units provide a fourth housing type when taken into consideration with the entire Trailhead development. All units are within the maximum 2'/z story height limit within the zone district. 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. Trailhead Village Townhomes FjP Administrative Hearing Findings, Conclusions, and Decision July 13, 2006 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. The notification letter was revised after the initial mailing and a corrected notice was published in compliance with the requirements. PUBLIC HEARING The Hearing Officer, presiding pursuant to the Fort Collins Land Use Code, opened the hearing at approximately 6:00 p.m. on July 13, 2006 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: Anne Aspen, City Planner From the Applicant: Cathy Mathis, VF Ripley Associates Tim Halopoff, JR Engineering Ken Crumb, Trailhead, Inc. From the Public: None. Written Comments: None. FACTS AND FINDINGS City of Fort Collins Commui._ f Planning and Environmental 5 Aces Current Planning CITY OF FORT COLLINS ADMINISTRATIVE HEARING OFFICER TYPE 1 ADMINISTRATIVE HEARING FINDINGS, CONCLUSIONS AND DECISION ADMINISTRATIVE HEARING DATE PROJECT NAME: CASE NUMBER: APPLICANT: OWNER: HEARING OFFICER: PROJECT DESCRIPTION: July 13, 2006 Trailhead Village Townhomes PDP #43-02C VF Ripley Associates 401 West Mountain Avenue Fort Collins, CO 80521 Ken Crumb Trailhead, Inc. P.O. Box 337600 Greeley, CO 80633 Cameron Gloss Current Planning Director The Applicant has submitted a request to construct 102 townhouse style residential units on a 16.35 acre site located north of East Vine Drive, east and west of Greenfields Drive. A subdivision plat accompanies the PDP application. The plat creates individual lots for the single family residential units and dedicates utility, access and drainage 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