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HomeMy WebLinkAboutRIGDEN FARM, 11TH FILING, BROOKLYN PARK ROW HOUSES - PDP - 56-98AD - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSNo Text No Text • The alternative landscape plan enhances neighborhood continuity and connectivity equally well as a code compliant plan because the location of trees does not affect neighborhood continuity and connectivity. • The alternative landscape plan fosters non -vehicular access equally well as a code compliant plan because the location of trees does not affect non - vehicular access. The alternative landscape plan demonstrates innovative design and use of plant materials and other landscape elements equally well as a code compliant plan because either plan (compliant plan or alternative plan) will provide the same number of trees. The alternative location of the required trees does not detract from the plans ability to contribute to visual quality and continuity within and between developments, to provide screening and mitigation of potential conflicts between activity areas and site elements, or to enhance outdoor spaces from the adjacent residential buildings. Please see the diagram of the requests on the attached drawings. We look forward to your decision in this matter. S' cerely VJ Tro W. ones A I P. Chief P anner M. Torgerson Architects "Parking Lot Perimeter Landscaping" requirements, such as screening, are being complied with. We hereby request modification to the standard to waive the requirement for trees to be located at a ratio of one (1) tree per forty (40) lineal feet along a side lot line parking setback area. As stated in 3.2.1(B) [Purpose] of the LUC, the purpose of the standard being modified is "to require preparation of landscape and tree protection plans that ensure significant canopy shading to reduce glare and heat build-up, contribute to visual quality and continuity within and between developments, provide screening and mitigation of potential conflicts between activity areas and site elements, enhance outdoor spaces, reduce erosion and stormwater runoff, and mitigate air pollution." Additionally, Section 2.8.2(H) of the LUC specifies the criteria by which a modification request is evaluated. In accordance with this criteria, the modification is not detrimental to the public good, and the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested. The proposed layout of our vehicular use area is not detrimental to the public good because the adjacent property (the Colony PDP currently under review) proposes a 53 feet, 9 inch wide setback area adjacent to the common property line. Within the Colony's setback, they are proposing a large lawn area and many tree, shrubs and landscaping beds. There is therefore more than adequate physical separation and screening between our proposed vehicular use area and the nearest proposed building on the adjacent property. The proposed alternative landscape plan accomplishes said purposes of this Section of the LUC equally well than would a plan which complies with the standard as follows: • The alternative landscape plan preserves and incorporates existing vegetation equally well as a code compliant plan because there is no existing vegetation on the site to preserve. • The alternative landscape plan protects natural areas and features equally well as a code compliant plan because there are no natural areas or features that are affected by the proposed development. • The alternative landscape plan maximizes tree canopy cover equally well as a code compliant plan because the quantity of trees that would have been provided every 40 feet along the east side of the vehicular area the standard are being provided elsewhere on our site, and additionally, the adjacent development to the east is providing additional trees off our site, but near our vehicular area. nor does it affect the PDP's ability to provide for adequate drainage and reduction of flood damage. • The reduction in setback between our vehicle use area and the side property line doesn't affect the PDP's ability to encourage patterns of land use which decrease trip length of automobile travel and encourage trip consolidation. • The reduction in setback between our vehicle use area and the side property line doesn't affect the PDP's ability to increase public access to mass transit, sidewalks, trails, bicycle routes and other alternative modes of transportation. • The reduction in setback between our vehicle use area and the side property line doesn't affect the PDP's ability to reduce energy consumption and demand. • The reduction in setback between our vehicle use area and the side property line doesn't affect the PDP's ability to minimize the adverse environmental impacts of development. • The reduction in setback between our vehicle use area and the side property line doesn't affect the PDP's ability to improve the design, quality and character of new development. • The reduction in setback between our vehicle use area and the side property line doesn't affect the PDP's ability to foster a more rational pattern of relationship among residential, business and industrial uses for the mutual benefit of all. • The reduction in setback between our vehicle use area and the side property line doesn't affect the PDP's ability to encourage the development of vacant properties within established areas. • The reduction in setback between our vehicle use area and the side property line doesn't affect the PDP's ability to ensure that development proposals are sensitive to the character of existing neighborhoods. • The reduction in setback between our vehicle use area and the side property line doesn't affect the PDP's ability to ensure that development proposals are sensitive to natural areas and features. Modification #2 3.2.1(E)(4) [Parking Lot Perimeter Landscaping] of the Fort Collins Land Use Code (LUC). requires that trees shall be provided at a ratio of one (1) tree per forty (40) lineal feet along a side lot line parking setback area. There is an existing 48" diameter stormsewer pipe that exists along the east property line of the project. As proposed, the stormsewer pipe is in the way of the location where the trees would need to be. All other modification is not detrimental to the public good, and the plan, as submitted, will not diverge from the standards of the Land Use Code except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. The proposed layout of our vehicular use area is not detrimental to the public good because the adjacent property (the Colony PDP currently under review) proposes a 53 feet, 9 inch wide setback area adjacent to the common property line. There is therefore more than adequate physical separation between our proposed vehicular use area and the nearest proposed building on the adjacent property. The proposed layout of our vehicular use area only diverges from the purpose of the standard being modified in a nominal, inconsequential way when considered from the perspective of the entire development plan because, when considered in context with the 53 feet, 9 inch wide setback proposed on the Colony at Rigden Farm PDP, the notion of having less than 5 feet between the vehicle use area and the property line does not degrade the plan's ability to provide adequate safety, efficiency and convenience for vehicles, bicycles, pedestrians and transit, both within the development and to and from surrounding areas. The proposed layout of our vehicular use area will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2 as follows: • The proposed modification doesn't affect the PDP's ability to be consistent with the Land Use Code, City Plan and its adopted components, including but not limited to the Structure Plan, Principles and Policies and associated sub -area plans. Modifications, with proper justification, are entirely consistent with the Land Use Code and other adopted documents. • The reduction in setback between our vehicle use area and the side property line isn't related to innovations in land development and renewal. • The reduction in setback between our vehicle use area and the side property line allows a more efficient and economic use of the land in that less of the site must be devoted non -useable space. The reduction in setback between our vehicle use area and the side property line isn't related to the city's transportation infrastructure and other public facilities and services. • The reduction in setback between our vehicle use area and the side property line isn't doesn't affect the PDP's ability to facilitate and ensure the provision of adequate public facilities and services such as transportation (streets, bicycle routes, sidewalks and mass transit), water, wastewater, storm drainage, fire and emergency services, police, electricity, open space, recreation, and public parks. • The reduction in setback between our vehicle use area and the side property line doesn't affect the PDP's ability to avoid the inappropriate development of lands Modification Request — Brooklyn Park Rowhouses P.D.P. Administrative Hearing Officer c/o City of Fort Collins Current Planning Department 281 North College Avenue Fort Collins, CO 80524 July 22, 2005 Dear Administrative Hearing Officer, This letter is intended to request a modification to two sections of the Fort Collins Land Use Code: (#1) section 3.2.2(J) [Setbacks] of the Fort Collins Land Use Code, and (#2) section 3.2.1(E)(4) [Parking Lot Perimeter Landscaping] for the Brooklyn Park Rowhouses P.D.P. Modification #1 Section 3.2.2(J) [Setbacks] requires a minimum 5 foot setback at any point between a vehicular use area and a lot line. The east property line is approximately 270 feet long. Our proposed layout has a vehicular use area for 202 feet along said east property line that ranges in setback from 4 feet, 11 inches on the north to 4 feet, 4 inches on the south. We hereby request a modification to this standard to reduce the minimum setback between a vehicular use area and a lot line to 4 feet 4 inches. As stated in 3.2.2(A) [Purpose] of the LUC, the purpose of the standard being modified is "to ensure that the parking and circulation aspects of all developments are well designed with regard to safety, efficiency and convenience for vehicles, bicycles, pedestrians and transit, both within the development and to and from surrounding areas. Sidewalk or bikeway extensions off -site may be required based on needs created by the proposed development. This Section sets forth parking requirements in terms of numbers and dimensions of parking stalls, landscaping and shared parking. It also addresses the placement of drive-in facilities and loading zones." Additionally, Section 2.8.2(H) of the LUC specifies the criteria by which a modification request is evaluated. In accordance with this criteria, the Mikal S. Ngerson, AIA, NCARB 223 N Colkge Foh Collins, CO 80524 970.4161431 888.4161431 Fax: 970.416.7435 Email: mikal®auhifexmm hNp://ssnmzTah ifex.mm Steve Olt Current Planning Department City of Fort Collins 281 N. College Avenue Fort Collins, CO 80525 Mr. Olt: We have been approached by our neighboring property owners, Kevin Hearne and Scott Hearne, who are developing the Brooklyn Park Row Houses project adjacent to the Timberline Church property. They have explained to us that it would be helpful, in their efforts to have their project's design meet applicable code, if the church allowed them to plant landscaping on the Church's property. The Timberline Church PUD has an approved plan in place, and they have explained that they would like to plant the landscaping in accordance with the Church's approved landscape plan, on the Church's property across their southern property line, for a width of 20 feet. This would include all the trees shown along our common property line with them, and any grasses specified on the approved landscape plan. This letter is to inform the City that the Church has granted them permission to do so. They have agreed to pay for and install the plantings, and the Church has agreed to water the trees. Xere'y ,�Sailer�I Facilities Management Timberline Church 2908 S. Timberline Road Fort Collins, CO 80525 SCHOOL PROJECTIONS Proposal: #56-98AD Ridgen Farm 13th Filing, Brooklyn Park Row Hoi Description: 42 Multi -family townhomes on 1.7 acres. Overall Density: 24.3 General Population: 42 (multi -family units) x 3.5# (persons/unit) = 147 School Age Population: Elementary: 42 (units) x .074 (pupils/unit) = 4.368 Junior High: 42 (units) x .027 (pupils/unit) = 2.1 Senior High: 42 (units) x .026 (pupils/unit) = 1.932 TOTAL= 8.4 # Figures are based on a mix of 2, 3 and 4 bedroom multi -family residential units. multiprojAs As you can see, our submittal addresses the applicable criteria in the Land Use Code, the Larimer County Urban Area Street Standards, the City Code, and the City's Stormwater regulations. (vii) Narrative description of how conflicts between land uses or disturbances to wetlands, natural habitats and features and or wildlife are being avoided to the maximum extent feasible or are mitigated. There are no known wetlands or natural areas either on or adjacent to the site. Additionally, the developer proposes a density and use that is consistent with the zoning on the property, which is Medium Density Mixed -use Neighborhoods (MMN). (viii) Written narrative addressing each concemissue raised at the neighborhood meeting(s), if a meeting has been held. The Brooklyn Park Row Houses P.D.P proposes uses that are subject to Type 1 Administrative Review. Therefore, no neighborhood meeting is required. (ix) Name of the project as well as any previous name the project may have come through conceptual review with. The project went to Conceptual Review on September 9, 2002 and was referred to as a "Southeast corner of Custer and Iowa, Tract C, Rigden Farm" 3 Statement of Planning Objectives - Brooklyn Park Row Houses P.D.P. (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan. Principle CAD-2: Public spaces, such as plazas, civic buildings, outdoor spaces, parks and gateway landscapes should be designed to be functional, accessible, attractive, safe and comfortable. The Brooklyn Park Row Houses project will to be. situated around a central courtyard/plaza. This plaza is accessible from the surrounding area with a stair/ANSI accessible ramp design. This feature is not only functional, but aesthetically pleasing as well. Policy AN-2.1: Neighborhood Parks and Outdoor Spaces. Each neighborhood should have small parks or other outdoor spaces located within walking distance of all homes. Outdoor spaces should be designed in conjunction with streets and walkways to be a formative, purposeful part of any land development, and not merely residual areas left over from site planning for other purposes. They should be mostly surrounded by streets or house fronts, to maintain safety and visibility. One of the main components of this project is the central courtyard in the center of the buildings. Many of the units will open onto this public area, which will have a park -like atmosphere with grassy areas as well as trees and other plantings.. The remaining units will face either Custer Drive or a public walkway along the south side of the site. Principle MMN-2: The layout and design of a Medium Density Mixed -Use Neighborhood will form a transition and a link between surrounding neighborhoods and the Neighborhood Commercial Center or Community Commercial District. This property is part of a much larger development known as Rigden Farm. This portion of the development was zoned with the original intention of acting as an area of transition between the commercial properties along Timberline and the single-family lots further to the east. Policy MMN-2.3: Building Orientation. Buildings will face public sidewalks or other public outdoor spaces that connect to streets, the commercial core and to transit stops. Parking lots must not be the primary focus of buildings. Examples of public outdoor spaces include parks, squares, gardens with walkways, and courtyards. The front of all units will face a central court, a public street or a public walkway. The' majority of the parking for this development, including the private garages for each unit, is accessed from a private drive to the rear of the units. LMN UE LMN T NC Uj SITE L LMN F R a T CSU a� r C RL MN STEWART CASE PAR E FORT COLLINS SR HIGH #56-98AD Ridgen Farm 11th Filing, N Brooklyn Park Row Houses PDP A 4/8/2005 Rigden Farm 11th Filing, Brooklyn Park Rowhouses, Project Development Plan, #8-03 August 11, 2005 Administrative Public Hearing Page 15 Staff recommends approved of the request for a modification of the standard in Section 3.2.2(J) of the Land Use Code. Staff recommends approval of the Rigden Farm 11th Filing, Brooklyn Park Rowhouses, Project Development Plan - #56-98AD. Rigden Farm 111h Filing, Brooklyn Park Rowhouses, Project Development Plan, #8-03 August 11, 2005 Administrative Public Hearing Page 14 B. The Rigden Farm 11th Filing, Brooklyn Park Rowhouses, PDP 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, with the following exceptions: Section 3.2.1(E)(4), Subsection 3.2.1(E)(4)(a) - Trees are required to be provided at a ratio of 1 tree per 40 lineal feet in a parking setback area. Section 3.2.2(J) - This section requires a minimum 5' landscaped setback area along a lot line adjacent to any vehicular use area. Staff finds that the project as submitted, based on the land use and its contextual compatibility with the surrounding land uses, is not detrimental to the public good. The Landscape Plan as submitted provides for a planting strip ranging from 4'-4" to 4'-11" wide along the driveway / parking area on the east side of the development. Along the outer edge of the planting strip will be a 3'-6" high picket fence with shrubs fronting it. The combination of the fence and proposed deciduous shrubs will provide the necessary parking lot perimeter landscaping and screening to the adjacent property, as set forth in Section 3.2.1(E)(4)(b) of the LUC. However, the minimum width requirement for the planting strip and the required trees in the strip are not being satisfied. The somewhat diminished width is considered to be inconsequential since adequate screening is being provided. Because of the necessary separation from the existing 48" storm sewer that is present right along the property line the required trees, as set forth in Section 3.2.1(E)(4)(al, cannot be located in the planting strip. The developer for the Rigden Farm 11 Filing, Brooklyn Park Rowhouses, PDP is working out an agreement with the developer for Rigden Farm 12th Filing, the Colony to allow additional trees to be located on that property as mitigation. The agreement will be finalized with the Final Compliance review of this development request. C. The Rigden Farm 11 th Filing, Brooklyn Park Rowhouses, PDP complies with all applicable Land Use and Development Standards contained in Article 4, Division 4.5 of the LUC. , D. The Rigden Farm 11th Filing, Brooklyn Park Rowhouses, PDP is compatible with the surrounding land uses. RECOMMENDATION: Staff recommends approved of the request for a modification of the standard in Section 3.2.1(E)(4), Subsection 3.21(E)(4)(a) of the Land Use Code. Rigden Farm 11th Filing, Brooklyn Park Rowhouses, Project Development Plan, #8-03 August 11, 2005 Administrative Public Hearing Page 13 or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant; or (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. City Staff Evaluation: .Staff finds that the project as submitted, based on the land use and its contextual compatibility with the surrounding land uses, is not detrimental to the public good. The Landscape Plan as submitted provides for a planting strip ranging from 4'-4" to 4'-11" wide along the driveway / parking area on the east side of the development. Along the outer edge of the planting strip will be a 3'-6" high picket fence with shrubs fronting it. The combination of the fence and proposed deciduous shrubs will provide the necessary parking lot perimeter landscaping and screening to the adjacent property, as set forth in Section 3.2.1(E)(4)(b) of the LUC. However, the minimum width requirement for the planting strip and the required trees in the strip are not being satisfied. The somewhat diminished width is considered to be inconsequential since adequate screening is being provided. Because of the necessary separation from the existing 48" storm sewer that is present right along the property line the required trees, as set forth in Section 3.2.1(E)(4)(al, cannot be located in the planting strip. The developer for the Rigden Farm 11 Filing, Brooklyn Park Rowhouses, PDP is working out an agreement with the developer for Rigden Farm 12th Filing, the Colony to allow additional trees to be located on that property as mitigation. The agreement will be finalized with the Final Compliance review of this development request. Therefore, staff is recommending that the Administrative Hearing Officer approve the request for modifications of the standards set forth in Subsection 3.2.1(E)(4)(a) and Section 3.2.2(J), based on the criteria set forth in Section 2.8.2(H)(3) of the LUC. 6. Findinas of Fact/Conclusion: A. The Rigden Farm 11th Filing, Brooklyn Park Rowhouses, PDP contains uses permitted in the MMN — Medium Density Mixed -Use Neighborhood Zoning District, subject to Administrative Review and public hearing. Rigden Farm 11 th Filing, Brooklyn Park Rowhouses, Project Development Plan, #8-03 August 11, 2005 Administrative Public Hearing Page 12 • The alternative landscape plan protects natural areas and features equally well as a code compliant plan because there are no natural areas or features that are affected by the proposed development. • The alternative landscape plan maximizes tree canopy cover equally well as a code compliant plan because the quantity of trees that would have been provided every 40 feet along the east side of the vehicular area the standard are being provided elsewhere on our site, and additionally, the adjacent development to the east is providing additional trees off our site, but near our vehicular area. • The alternative landscape plan enhances neighborhood continuity and connectivity equally well as a code compliant plan because the location of trees does not affect neighborhood continuity and connectivity. • The alternative landscape plan fosters non -vehicular access equally well as a code compliant plan because the location of trees does not affect non -vehicular access. • The alternative landscape plan demonstrates innovative design and use of plant materials and other landscape elements equally well as a code compliant plan because either plan (compliant plan or alternative plan) will provide the same number of trees. The alternative location of the required trees does not detract from the plans ability to contribute to visual quality and continuity within and between developments, to provide screening and mitigation of potential conflicts between activity areas and site elements, or to enhance outdoor spaces from the adjacent residential buildings. As specified in Section 2.8.2 Modification Review Procedures, (H) (Standards), the Administrative Hearing Officer may grant a modification of standards only if it finds the granting of the modification would not be detrimental to the public good; and that: (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; or (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or 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's Comprehensive Plan, or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; or (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, M Rigden Farm 11th Filing, Brooklyn Park Rowhouses, Project Development Plan, #8-03 August 11, 2005 Administrative Public Hearing Page 11 • The reduction in setback between our vehicle use area and the side property line doesn't affect the PDP's ability to ensure that development proposals are sensitive to natural areas and features. Modification #2 3.2.1(E)(4) [Parking Lot Perimeter Landscaping] of the Fort Collins Land Use Code (LUC). requires that trees shall be provided at a ratio of one (1) tree per forty (40) lineal feet along a side lot line parking setback area. There is an existing 48" diameter stormsewer pipe that exists along the east property line of the project. As proposed, the stormsewer pipe is in the way of the location where the trees would need to be. All other "Parking Lot Perimeter Landscaping" requirements, such as screening, are being complied with. We hereby request modification to the standard to waive the requirement for trees to be located at a ratio of one (1) tree per forty (40) lineal feet along a side lot line parking setback area. As stated in 3.2.1(B) [Purpose] of the LUC, the purpose of the standard being modified is "to require preparation of landscape and tree protection plans that ensure significant canopy shading to reduce glare and heat build-up, contribute to visual quality and continuity within and between developments, provide screening and mitigation of potential conflicts between activity areas and site elements, enhance outdoor spaces, reduce erosion and stormwater runoff, and mitigate air pollution." Additionally, Section 2.8.2(H) of the LUC specifies the criteria by which a modification request is evaluated. In accordance with this criteria, the modification is not detrimental to the public good, and the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested. The proposed layout of our vehicular use area is not detrimental to the public good because the adjacent property (the Colony PDP currently under review) proposes a 53 feet, 9 inch wide setback area adjacent to the common property line. Within the Colony's setback, they are proposing a large lawn area and many tree, shrubs and landscaping beds. There is therefore more than adequate physical separation and screening between our proposed vehicular use area and the nearest proposed building on the adjacent property. The proposed alternative landscape plan accomplishes said purposes of this Section of the LUC equally well than would a plan which complies with the standard as follows: • The alternative landscape plan preserves and incorporates existing vegetation equally well as a code compliant plan because there is no existing vegetation on the site to preserve. Rigden Farm 11th Filing, Brooklyn Park Rowhouses, Project Development Plan, #8-03 August 11, 2005 Administrative Public Hearing Page 10 • The reduction in setback between our vehicle use area and the side property line allows a more efficient and economic use of the land in that less of the site must be devoted non - useable space. The reduction in setback between our vehicle use area and the side property line isn't related to the city's transportation infrastructure and other public facilities and services. • The reduction in setback between our vehicle use area and the side property line isn't doesn't affect the PDP's ability to facilitate and ensure the provision of adequate public facilities and services such as transportation (streets, bicycle routes, sidewalks and mass transit), water, wastewater, storm drainage, fire and emergency services, police, electricity, open space, recreation, and public parks. • The reduction in setback between our vehicle use area and the side property line doesn't affect the PDP's ability to avoid the inappropriate development of lands nor does it affect the PDP's ability to provide for adequate drainage and reduction of flood damage. • The reduction in setback between our vehicle use area and the side property line doesn't affect the PDP's ability to encourage patterns of land use which decrease trip length of automobile travel and encourage trip consolidation. • The reduction in setback between our vehicle use area and the side property line doesn't affect the PDP's ability to increase public access to mass transit, sidewalks, trails, bicycle routes and other alternative modes of transportation. • The reduction in setback between our vehicle use area and the side property line doesn't affect the PDP's ability to reduce energy consumption and demand. • The reduction in setback between our vehicle use area and the side property line doesn't affect the PDP's ability to minimize the adverse environmental impacts of development. • The reduction in setback between our vehicle use area and the side property line doesn't affect the PDP's ability to improve the design, quality and character of new development. • The reduction in setback between our vehicle use area and the side property line doesn't affect the PDP's ability to foster a more rational pattern of relationship among residential, business and industrial uses for the mutual benefit of all. • The reduction in setback between our vehicle use area and the side property line doesn't affect the PDP's ability to encourage the development of vacant properties within established areas. • The reduction in setback between our vehicle use area and the side property line doesn't affect the PDP's ability to ensure that development proposals are sensitive to the character of existing neighborhoods. Rigden Farm 11th Filing, Brooklyn Park Rowhouses, Project Development Plan, #8-03 August 11, 2005 Administrative Public Hearing Page 9 We hereby request a modification to this standard to reduce the minimum setback between a vehicular use area and a lot line to 4 feet 4 inches. As stated in 3.2.2(A) [Purpose] of the LUC, the purpose of the standard being modified is "to ensure that the parking and circulation aspects of all developments are well designed with regard to safety, efficiency and convenience for vehicles, bicycles, pedestrians and transit, both within the development and to and from surrounding areas. Sidewalk or bikeway extensions off -site may be required based on needs created by the proposed development. This Section sets forth parking requirements in terms of numbers and dimensions of parking stalls, landscaping and shared parking. It also addresses the placement of drive-in facilities and loading zones." Additionally, Section 2.8.2(H) of the LUC specifies the criteria by which a modification request is evaluated. In accordance with this criteria, the modification is not detrimental to the public good, and the plan, as submitted, will not diverge from the standards of the Land Use Code except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. The proposed layout of our vehicular use area is not detrimental to the public good because the adjacent property (the Colony PDP currently under review) proposes a 53 feet, 9 inch wide setback area adjacent to the common property line. There is therefore more than adequate physical separation between our proposed vehicular use area and the nearest proposed building on the adjacent property. The proposed layout of our vehicular use area only diverges from the purpose of the standard being modified in a nominal, inconsequential way when considered from the perspective of the entire development plan because, when considered in context with the 53 feet, 9 inch wide setback proposed on the Colony at Rigden Farm PDP, the notion of having less than 5 feet between the vehicle use area and the property line does not degrade the plan's ability to provide adequate safety, efficiency and convenience for vehicles, bicycles, pedestrians and transit, both within the development and to and from surrounding areas. The proposed layout of our vehicular use area will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2 as follows: • The proposed modification doesn't affect the PDP's ability to be consistent with the Land Use Code, City Plan and its adopted components, including but not limited to the Structure Plan, Principles and Policies and associated sub -area plans. Modifications, with proper justification, are entirely consistent with the Land Use Code and other adopted documents. • The reduction in setback between our vehicle use area and the side property line isn't related to innovations in land development and renewal. Rigden Farm 11th Filing, Brooklyn Park Rowhouses, Project Development Plan, #8-03 August 11, 2005 Administrative Public Hearing Page 8 existing church to the south and planned multi -family residential to the east. Properties to the north and west are undeveloped and unplanned. Section 4.5(D) Land Use Standards The proposal satisfies the applicable land use standards in the MMN — Medium Density Mixed -Use Neighborhood Zoning District as follows: Section 4.5(D)(1) Density. The Rigden Farm 11th Filing, Brooklyn Park Rowhouses, PDP development proposal is for 42 residential dwelling units on a property that is 1.73 acres (gross & net) in size. The gross & net residential density is 24.3 dwelling units per acre. The MMN District has a minimum density requirement of 12 dwelling units per net acre of residential land. The project is considered to be in compliance with this standard. Section 4.5(E) Development Standards The proposal satisfies the applicable development standards in the MMN — Medium Density Mixed -Use Neighborhood Zoning District. 5. Reauest for Modifications of Standards: The Rigden Farm 11th Filing, Brooklyn Park Rowhouses, PDP does not satisfy the standard located in Section 3.2.1(E)(4) — Parking Lot Perimeter Landscaping, specifically Subsection 3.2.1(E)(4)(a), requiring 1 tree per 40 lineal feet along a side lot line parking setback area; and, Section 3.2.2(J) - Setbacks, requiring a minimum 5' landscaped setback area along a lot line adjacent to any vehicular use area. The Applicant's request for modifications of the aforementioned standards is as follows: Modification Request — Brooklyn Park Rowhouses P.D.P. This letter is intended to request a modification to two sections of the Fort Collins Land Use Code: (#1) section 3.2.2(J) [Setbacks] of the Fort Collins Land Use Code, and (#2) section 3.2.1(E)(4) [Parking Lot Perimeter Landscaping] for the Brooklyn Park Rowhouses P.D.P. Modification #1 Section 3.2.2(J) [Setbacks] requires a minimum 5 foot setback at any point between a vehicular use area and a lot line. The east property line is approximately 270 feet long. Our proposed layout has a vehicular use area for 202 feet along said east property line that ranges in setback from 4 feet, 11 inches on the north to 4 feet, 4 inches on the south. Rigden Farm 11 th Filing, Brooklyn Park Rowhouses, Project Development Plan, #8-03 August 11, 2005 Administrative Public Hearing Page 7 D. Division 3.6 - Transportation and Circulation Section 3.6.2. Streets, Streetscapes, Alleys and Easements The proposal satisfies the applicable standards located in this section of the LUC. 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. 4. ARTICLE 4 - DISTRICTS A. Division 4.5 — Medium Density Mixed -Use Neighborhood District Multi -family dwellings (residential uses) are permitted in the MMN — Medium Density Mixed -Use Neighborhood Zoning District, subject to an administrative (Type 1) review. The MMN - District is: Intended to be a setting for concentrated housing within easy walking distance of transit and a commercial district. Secondarily, a neighborhood may also contain other moderate -intensity complementary and supporting land uses that serve the neighborhood. These neighborhoods will form a transition and a link between surrounding neighborhoods and the commercial core with a unifying pattern of streets and blocks. Buildings, streets, bike and walking paths, open spaces and parks will be configured to create an inviting and convenient living environment. This District is intended to function together with surrounding low density neighborhoods (typically the LMN zone district) and a central commercial core (typically a NC or CC zone district). The intent is for the component zone districts to form an integral, town -like pattern of development, and not merely a series of individual development projects in separate zone districts. This proposal complies with the purpose of the MMN - District as it is an infill project that provides multi -family dwellings (two 10-plexes and two 11-plexes) on a property that is surrounded by developed properties and undeveloped properties. There is an Rigden Farm 11 th Filing, Brooklyn Park Rowhouses, Project Development Plan, #8-03 August 11, 2005 Administrative Public Hearing Page 6 in close proximity to this development. They will reflect the proportions and roofline articulation of those existing buildings. The roofs will be a combination of sloped and flat, with significant cornice features on the flat roofs. The actual living spaces will be on 2 stories, with a 2-car garage below each dwelling unit. The apparent 3-story elevations with garages, on the rear of the buildings, will all be internal to the site. The buildings will all have a 2-story appearance to Custer Drive and development to the south, with -heights of 25' to 35'. Building Size, Height, Bulk, Mass, Scale. The proposed buildings will be similar in height and massing to the existing residential buildings in the area. The massing of the building fronts will be broken up with substantial wall plane variations, windows, and varying roofline directions and heights. Building materials. The proposed structures will consist of the following building materials: • The materials for the buildings will consist of brick siding, stucco (EIFS) siding, split -face masonry block, wood trim, and asphalt composition roof shingles. The colors for the main bodies of the buildings are: - red, brown, and tan brick brown, tan, beige, and cream stucco (EIFS) • The asphalt shingles will be grey -brown in color. These materials comply with the standard in Section 3.5.1(E)(1), which states: Building materials shall either be similar to the materials already being used in the neighborhood, or, if dissimilar materials are being proposed, other characteristics such as scale and proportions, form, architectural detailing, color and texture, shall be utilized to ensure that enough similarity exists for the building to be compatible, despite the differences in materials. Section 3.5.2. Residential Building Standards The Rigden Farm 11th Filing, Brooklyn Park Rowhouses, PDP satisfies all Relationship of Dwellings to Streets and Parking standards. Rigden Farm 11th Filing, Brooklyn Park Rowhouses, Project Development Plan, #8-03 August 11, 2005 Administrative Public Hearing Page 5 • Section 3.2.2(K)(1) sets forth minimum parking requirements for residential land uses. The minimum parking required for the project is as follows: 35 spaces for the proposed 20 2-bedroom dwelling units, at 1.75 spaces per 2-bedroom unit. - 44 spaces for the proposed 22 3-bedroom dwelling units, at 2.00 spaces per 3-bedroom unit. The minimum handicapped accessible parking required for the project is 4 spaces, at 1 space for 76 to 100 total spaces in the development. Staff finds that the parking to be provided meets the minimum requirements of the LUC for the proposed residential uses in the development. The proposal does not satisfy the requirement set forth in Section 3.2.2(J) - Setbacks. This section requires a minimum 5' landscaped setback area along a lot line adjacent to any vehicular use area. The Landscape Plan shows a landscaped setback area between the driveway / parking areas and the east property line that is 4'-4" to 4'-11" in width. Please see item 5. Request for Modifications of Standards (page 8) of this Staff Report for the Applicant's Request and Staffs Evaluation. 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 3.5.1. Building and Project Compatibility The proposal satisfies all applicable Building and Project Compatibility standards, more specifically: Architectural Character. The proposed residential buildings will be similar in height (ranging from 25' to 35' to 42') to the existing residential buildings in areas Rigden Farm 11 th Filing, Brooklyn Park Rowhouses, Project Development Plan, #8-03 August 11, 2005 Administrative Public Hearing Page 4 A. Division 3.2 - Site Planning and Design Standards Section 3.2.1. Landscaping and Tree Protection 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)(a), providing trees at 25' to 30' on -center in the 6' wide parkway (between curb and sidewalk) on the east side of Iowa Drive, a local street. There are existing street trees at 25' to 35' on -center in the parkway along Custer Drive. Parking lot landscaping - interior. Interior parking lot landscaping for this project is in accordance with the standards set forth in Section 3.2.1(E)(5). The proposal does not satisfy the Parking Lot Perimeter Landscaping requirement set forth in Section 3.2.1(E)(4)(a). Trees should be provided at a ratio of 1 tree per 40 lineal feet in a parking setback area along the east property line adjacent to the proposed Colony at Rigden Farm multi -family project. Due to an existing 48" diameter storm sewer along this property line the applicant is proposing to provide trees off -site on the Colony at Rigden Farm property to the east. Please see item 5. Request for Modifications of Standards (page 8) of this Staff Report for the Applicant's Request and Staffs Evaluation. Section 3.2.2. Access, Circulation and Parking The proposal satisfies the applicable Access, Circulation and Parking standards, including the following: Required number of parking spaces. The development proposal satisfies the parking requirements set forth in the LUC for the residential uses in this project. • There are a total of 96 proposed parking spaces on -site. There will be 14 surface parking spaces and 82 garage parking spaces in the dwelling unit structures. There will be 4 handicapped parking spaces as part of the total of 96 spaces. Rigden Farm 11`h Filing, Brooklyn Park Rowhouses, Project Development Plan, #8-03 August 11, 2005 Administrative Public Hearing Page 3 l • u� lirtli<i� 1. Background: The surrounding zoning and land uses are as follows: N: MMN; undeveloped E: MMN; undeveloped (Rigden Farm, 12`h Filing under review) S: LMN; existing church (Timberline) W: MMN; undeveloped The property was annexed as part of the Timberline Annexation in November, 1997. The property is part of Parcel E of the Rigden Farm Overall Development Plan (ODP) that was approved by the Planning and Zoning Board in April, 1999. Parcel E was approved for multi -family dwelling units. The property is part of Parcel E of the amended Rigden Farm, ODP that was approved by Minor Amendment in November, 2002. Parcel E is approved for multi -family dwelling units. The property has not previously been subdivided. 2. ARTICLE 2 -ADMINISTRATION Section 2.2.2. Step 2: Neighborhood Meetings The proposed development is for multi -family dwellings, which are permitted uses in the MMN - Medium 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 2) review. Therefore, a City -sponsored and facilitated neighborhood information meeting was not held for the Rigden Farm 11 th Filing, Brooklyn Park Rowhouses, PDP development proposal. 3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS The Rigden Farm 111h Filing, Brooklyn Park Rowhouses, PDP development proposal does not meet all of the applicable standards in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC. The applicant has submitted a request for modifications of the standards that are not being met. 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. Rigden Farm 11 th Filing, Brooklyn Park Rowhouses, Project Development Plan, #8-03 August 11, 2005 Administrative Public Hearing Page 2 and the applicable district standards located in ARTICLE 4 - DISTRICT STANDARDS of the LUC (Division 4.5 MMN — Medium Density Mixed -Use Neighborhood Zoning District). The Rigden Farm 111h Filing, Brooklyn Park Rowhouses PDP development proposal does not comply with the following requirement of the LUC: The standard located in Section 3.2.1(E)(4) — Parking Lot Perimeter Landscaping, specifically Subsection 3.2.1(E)(4)(a), requiring 1 tree per 40 lineal feet along a side lot line parking setback area, of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS. The applicant has submitted a request for a modification of this standard. The standard located in Section 3.2.2(J) - Setbacks, requiring a minimum 5' landscaped setback area along a lot line adjacent to any vehicular use area, of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS. The applicant has submitted a request for a modification of this standard. Multi -family dwellings (residential uses) are permitted in the MMN — Medium Density Mixed -Use Neighborhood Zoning District, subject to an administrative (Type 1) review. The MMN - District is: Intended to be a setting for concentrated housing within easy walking distance of transit and a commercial district. Secondarily, a neighborhood may also contain other moderate -intensity complementary and supporting land uses that serve the neighborhood. These neighborhoods will form a transition and a link between surrounding neighborhoods and the commercial core with a unifying pattern of streets and blocks. Buildings, streets, bike and walking paths, open spaces and parks will be configured to create an inviting and convenient living environment. This District is intended to function together with surrounding low density neighborhoods (typically the LMN zone district) and a central commercial core (typically a NC or CC zone district). The intent is for the component zone districts to form an integral, town -like pattern of development, and not merely a series of individual development projects in separate zone districts. This proposal complies with the purpose of the MMN - District as it is an infill project that provides multi -family dwellings (two 10-plexes and two 11-plexes) on a property that is surrounded by developed properties and undeveloped properties. There is an existing church to the south and planned multi -family residential to the east. Properties to the north and west are undeveloped and unplanned. ITEM NO. MEETING DATE (t 6r2 STAFF City of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Rigden Farm 111h Filing, Brooklyn Park Rowhouses, Project Development Plan (PDP) - #56-98AD APPLICANT: M. Torgerson Archtitects c/o Troy Jones / Mikal Torgerson 223 North College Avenue Fort Collins, Colorado 80524 OWNER: Hearne Properties, LLC P.O. Box 273462 Fort Collins, CO. 80527 PROJECT DESCRIPTION: This is a request for a total of forty-two (42) dwelling units on 1.73 acres. There will be four (4) buildings, each containing ten (10) or eleven (11) dwelling units, with each unit containing 2 or 3 bedrooms. The buildings will be 2 stories high, with varying roof heights ranging from 27' to 42'. This proposed project is located at the southeast corner of Custer Drive and Iowa Drive in the Rigden Farm mixed -use development. Proposed access to the development site is from Iowa Drive. The property is zoned MMN, Medium Density Mixed -Use Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The Rigden Farm 11`h Filing, Brooklyn Park Rowhouses PDP 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