HomeMy WebLinkAboutRIGDEN FARM, 2ND FILING, LAGRANGE MULTI-FAMILY HOUSING - PDP - 56-98D - DECISION - FINDINGS, CONCLUSIONS & DECISIONproperties and is designed to integrate and coordinate with anticipated future
adjacent uses.
DECISION
The Rigden Farm 2"d Filing (La Grange Multifamily Housing), Project Development
Plan, File #56-98D is approved by the Hearing Officer subject to the following
conditions:
1. The applicant shall comply with all notes and conditions set forth on the
applicant's plan submittal sheets and accompanying reports, studies, and other
supporting documentation.
2. The applicant shall comply with all applicable remaining development approval
requirements, including but not limited to submission and approval of final plan,
development construction permits, and building permits.
3. Any dispute or disagreement concerning the approval of and compliance with the
PDP shall be submitted to the Hearing Officer and the Hearing Officer shall retain
jurisdiction over the interpretation of this decision and the approved PDP.
DATED THIS 271h DAY OF JULY, 2000.
RobertC. "WidnVer, Hearing Officer
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(3) Neighborhood Centers [4.4(D)(3)] — A qualifying neighborhood
center has already been provided in the Rigden Farm 1st Filing. It
is located adjacent to this PDP site at the southeast corner of
Rigden Parkway and Custer Drive. The neighborhood center
requirement is therefore not applicable.
(4) Small Neighborhood Parks [4.4(D)(7)] — There is a qualifying
neighborhood park that is part of the neighborhood center provided
in the first filing. This park is located within 1/3 mile of 100% of the
units in this proposed PDP.
(C) The PDP meets the applicable Development Standards [4.4(E)] as
follows:
(1) Streets and Blocks [4.4(E)(1)] — The local street system including
the streets surrounding this site and the street within this site
results in blocks of developed land that are smaller than 12 acres in
size.
(2) Maximum Residential Building Height [4.4(E)(3)] — The LMN zone
has a maximum height limit of 2.5 stories. The tallest structure
proposed as part of this PDP is 2 stories.
SUMMARY OF CONCLUSIONS
A. Multi -family and two-family dwellings are permitted in the LMN — Low Density,
Mixed -Use Neighborhood zone district.
B. Multi -family and two-family dwellings are consistent with the Rigden Farm Overall
Development Plan (ODP).
C. The Project Development Plan complied with the required process stated in
Article 2.
D. The Project Development Plan complies with all applicable district standards of
Section 4.4 of the Land Use Code, LMN zone district.
E. The Project Development Plan complies with all applicable General Development
Standards contained in Article 3 of the Land Use Code except where
modifications were granted by the Planning and Zoning Board on May 18, 2000.
F. The Project Development Plan is generally compatible with the surrounding land
uses in that the plan addresses impacts and relationships with adjacent
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(D) Division 3.6, Transportation and Circulation
(1) Master Street Plan [3.6.1] — Both Custer Drive and Rigden Parkway
are considered Collectors on the Master Street Plan. The proposed
project has been designed consistent with those designations.
(2) Streets, Streetscapes, Alleys and Easements [3.6.2] — This section
of the code requires that connections of a private drive with a public
street shall be made with a driveway cut using the detail titled,
"New Driveway Approach" in accordance with city Engineering
standards. The applicant was granted a modification to this
standard by the Planning and Zoning Board on May 18, 2000. The
reason the applicant sought this modification was to connect the
private drives to public streets using a raised curb intersection
rather than a driveway cut. Except for the intersections of private
drives with public streets (where the modification was granted), the
proposed project satisfies this standard.
5. Article 4 - General Development Standards: The Project Development Plan
complies with all applicable requirements of Article 4 and in particular, the
evidence showed that the PDP specifically complied with each of the following:
(A) Division 4.4 of the Land Use Code, Low Density Mixed -Use Neighborhood
Zone District. The proposed use of multi -family dwellings are permitted in
the LMN zone district subject to administrative review.
(B) The PDP meets the applicable Land Use Standards [4.4(D)] as follows:
(1) Density [4.4(D)(1)] — There are 97 dwelling units proposed on 8.66
gross acres of residential land, making the development density
11.2 dwelling units per gross acre. The proposed development
exceeds the minimum density requirement of 5 dwelling units per
net acre. Because this development was part of the Rigden Farm
ODP which distributed the LMN density over a larger area, this site
is allowed a maximum density of 12 acres per gross acre of
residential land. The proposed development does not exceed this
maximum density limitation.
(2) Mix of Housing [4.4(D)(2)] — Because the Project Development Plan
contains less than 30 acres, only one housing type is required. The
proposed design provides 95 multi -family dwellings, and 2 two-
family dwellings.
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(C) Division, Building Standards [3.5]
(1) Building and Project Compatibility [3.5.1] — The architectural
character is consistent and compatible with the architectural
character that has been established in the neighborhood with the
Rigden Farm First Filing. Main entrances face connecting
walkways and street sidewalks. Residential Building Standards
[3.5.2]
(2) Orientation to a Connecting Walkway [3.5.2(C)(1)] - Every front
fagade with a primary entrance to a dwelling unit faces either and
adjacent street sidewalk or a connecting walkway within 200 feet of
a street sidewalk. For the purposes of this measurement, the 8 foot
bicycle/pedestrian path in the green belt area satisfies the definition
of a street, and therefore can be used as the street sidewalk from
which the 200 foot measurement can be taken.
(3) Setback from Non -arterial Streets [3.5.2(D)(2)] — This standard
specifies a minimum 15 foot front yard setback along street smaller
than arterials. On May 18, 2000, the Planning and Zoning Board
granted a modification to this standard for this project to allow:
22 units to have 13 foot setbacks,
4 units to have 11 foot setbacks,
4 units to have 9 foot setbacks, and
1 unit to have a 10 foot setback.
Except for units where the above modification was granted, the
proposed units facing streets smaller than arterials have
provided a front yard setback of at least 15 feet.
(4) Side and Rear Yard Setbacks [3.5.2(D)(3)] — This standard
specifies a minimum side yard setback of 5 feet and a minimum
rear yard setback of 15 feet. Technically, by definition, the property
lines abutting the green belt are the side and rear yard property
lines. In the case of this project, the buildings along the greenbelt
have primary entrances to the dwelling units that face the
greenbelt. The proposed configuration of the buildings along the
greenbelt encroach into the required side and rear yard setbacks,
therefore the applicant requested a modification. On May 18, 2000,
the Planning and Zoning Board granted a modification of this to
allow a varied arrangement of side and rear yard setbacks where
the units face the green belt. Except for units affected by the
granting of this modification, the side and rear yard setbacks of all
other units meet the standard.
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(e) Parking Lots: Required Number of Spaces for Type of Use
[3.2.2(K)] — The applicant has been granted a modification to
this standard by the Planning and Zoning Board to reduce
the number of required parking spaces by 12. The standard
requires 180 parking spaces based on the total number of
proposed units (and the number of bedrooms in each of
those units). The modification changes the minimum
number of required parking spaces to 168, which the
applicant is providing.
(f) Handicap Parking [3.2.2(K)(4)] — Each unit has a garage
which will allow handicap parking right at the unit. In
addition 3 of the 23 off-street parking spaces provided are
handicap spaces.
(3) Solar Access, Orientation, Shading [3.2.3] — The layout of the
project does not cast unreasonable shadows within the site or on
adjacent properties so as not to impair the access to sunshine for
potential solar energy systems or for solar -oriented rooftop
surfaces.
(4) Site Lighting [3.2.4] —Light fixtures similar to the public street
lighting within Rigden Farm will be used along the
bicycle/pedestrian path in the green belt. Private drives will use
decorative lighting fixtures. As required, the lighting levels will not
exceed 10 foot-candles on site, and the walkways will be
illuminated at least 0.5 foot-candles.
(B) Division 3.3, Engineering Standards
(1) Plat Standards [3.3.1] — As required, the general layout of the lots,
roads, driveways, utilities, drainage facilities, and other services
within the proposed development are designed in a way that
enhances an interconnected street system within and between
neighborhoods. Proper right-of-way has been dedicated for public
streets, and drainage easements, and utility easements have been
provided as needed to serve the area being platted.
(2) Water Hazards [3.3.3] — The Stormwater Department has reviewed
the application and has indicated to the Planning Department staff
that the application satisfies the requirements of this standard.
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to 41 trees of a single species, but the maximum number
proposed is 27 trees.
(c) Parking Lot Perimeter Landscaping [3.2.1(E)(4)] — There are
two parking lots on site with 6 or more spaces. As required,
both are screened adequately from the street and adjacent
residential uses with plant material of sufficient opacity to
block the required amount of vehicle headlights.
(d) Parking Lot Interior Landscaping [3.2.1(E)(5)] — As required,
at least 6% of the interior area of all parking lots containing 6
or more spaces are landscaped areas. All landscaped
islands within parking lots have raised curbs and have at
least one tree.
(2) Access, Circulation and Parking [3.2.2]
(a) Direct On -Site Access to Pedestrian and Bicycle
Destinations [3.2.2(C)(6)] — The on -site pedestrian
destinations include the 8 foot wide path in the green belt,
and the street sidewalks. Direct sidewalk connections are
provided from the on -site dwellings to these pedestrian
destinations.
(b) Off -Site Access to Pedestrian and Bicycle Destinations
[3.2.2(C)(7)] — The on -site pedestrian/bicycle path located in
the green belt will connect with a larger path network that will
ultimately provide a direct pedestrian connection between
the commercial area west of the site, the majority of the
residential areas of Rigden Farm development to the east
and southeast of the site, and the regional trail network
including the Poudre River Trail.
(c) Transportation Impact Study [3.2.2(C)(8)] —The City Traffic
Engineer and the Transportation Planning Department have
reviewed the applicant's Traffic Impact Study and have found
that it meets the required vehicular, pedestrian, bicycle, and
transit Level of Service requirements.
(d) Access and Parking Lot Requirements [3.2.2(D)] —
Pedestrian areas are clearly differentiated from vehicular
areas. All off-street parking spaces have unobstructed
vehicular access to and from the public streets. Off-street
guest parking is distributed proportionally to dwelling unit
locations that they are intended to serve.
RCWX57069.03\353853.01 �_
• Section 3.5.2(D)(2) requires that every residential building be set back at
least fifteen (15) feet from a street right-of-way. The Planning and Zoning
Board granted a modification to this standard for this project to allow:
22 units to have 13 foot setbacks,
4 units to have 11 foot setbacks,
4 units to have 9 foot setbacks, and
1 unit to have a 10 foot setback.
• Section 3.5.2(D)(3) requires that the side yard setback for all residential
buildings be at least five (5) feet, and that the rear yard setback be at least
fifteen (15) feet. The Planning and Zoning Board granted a modification to
this standard to allow a varied arrangement of side and rear yard setbacks
where the units face the green belt.
• Section 3.2.2(K)(1) requires that multifamily dwellings provide 1.75 parking
spaces for each two bedroom dwelling unit and 2.0 parking spaces for
each three bedroom dwelling unit. The Planning and Zoning Board
granted a modification to this standard to allow the applicant to reduce the
number of required parking spaces by 12.
• Section 3.6.2(L)(2)(e) requires that a connection of a private drive with a
public street shall be made with a driveway cut using the "New Driveway
Approach" in accordance with City standards. The Planning and Zoning
Board granted a modification to this standard to allow the applicant to
connect the private drives to public streets using a raised curb intersection
rather than a driveway cut.
The evidence presented at the hearing supported a conclusion that the Project
Development Plan complies with specific applicable General Development
Standards of Article 3 as follows:
(A) Division 3.2, Site Planning and Design Standards
(1) Landscaping and Tree Protection [3.2.1 ]
(a) Street Trees [3.2.1(D)(2)] — As required, the proposed PDP
provides street trees within the landscaped parkway
between the curb and the street sidewalk at 30 to 40 foot
spacing intervals.
(b) Minimum Species Diversity [3.2.1(D)(3)] — The applicant
proposes 277 trees. No more than 15% of the trees can be
a single species. The applicant would be allowed to have up
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the conference room of the City of Fort Collins Planning Department located at 281
North College Avenue, Fort Collins, Colorado.
RECORD OF HEARING: The Hearing Officer accepted during the hearing the following
evidence: (1) Planning Department staff report: (2) application and supporting
documents submitted by the applicant and the applicant's agents; (3) photographs of
the character of the development site prepared by Planning Department staff; (4) a sign-
up sheet of persons attending the hearing and citizens speaking in favor or against the
application; and (5) a tape recording of testimony providing during the hearing.
FINDINGS AND CONCLUSIONS
The evidence presented to the Hearing Officer established facts supporting the
following findings and conclusions:
1. Compatible with Surrounding Uses: The proposed development is found
compatible with the following surrounding zoning and land uses:
E: LMN Undeveloped phases of the Rigden Farm Development,
approved phase 1 of Rigden Farm (under construction),
S: LMN Undeveloped phases of the Rigden Farm Development,
RL Existing Dakota Ridge and Stone Ridge Residential
Developments
SE: LMN Neighborhood center (under construction) including relocated
Johnson Farm structures.
W: MMN & NC Undeveloped phases of the Rigden Farm
Development
2. Compliance with ODP: The Rigden Farm Overall Development Plan was
approved on April 15, 1999. This 11.71 acre Project Development Plan is part of
a 16.39 acre parcel identified on the ODP as "Parcel F." The proposed use and
density are both consistent with the use and density specified on the ODP.
Parcel F was identified to consist of at least 131 but no more than 196 multi-
family and/or single family dwelling units.
3. Article 2 - Administration: The Project Development Plan complies with the
process stated in Article 2 and specifically Division 2.2 of the LUC pertaining to
Neighborhood Meetings. The LUC does not require that a neighborhood meeting
be held for Type I development proposals.
4. Article 3 - General Development Standards: With the exception of the
following Article 3 requirements, for each of which modifications were previously
approved by the Planning and Zoning Board on May 18, 2000, the Project
Development Plan complies with all applicable requirements of Article 3. The
following four modifications were granted by the Planning and Zoning Board on
May 18, 2000:
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City of Fort Collins
Commui_ _y Planning and Environmental, vices
Current Planning
CITY OF FORT COLLINS, COLORADO
ADMINISTRATIVE HEARING OFFICER
TYPE 1 ADMINISTRATIVE HEARING
FINDINGS, CONCLUSIONS, AND DECISION
HEARING OFFICER: Robert Widner
ADMINISTRATIVE HEARING DATE: July 19, 2000
PROJECT NAME: Rigden Farm 2"d Filing (LaGrange Multifamily Housing), Project
Development Plan, Current Planning File #56-98D
(Type 1, Administrative Review in the Land Use Code)
APPLICANT/ Carl Glaser
OWNER/ Glaser Associates
DEVELOPER: 215 Jefferson Street
Fort Collins, CO 80524
PROJECT DESCRIPTION:
A request to develop 97 multi -family housing units on 8.66 acres of land within the
Rigden Farm Development at the northwest corner of Rigden Parkway and Custer
Drive.
HEARING OFFICER DECISION: Approval with Conditions
ZONE DISTRICT: Low Density Mixed -Use Neighborhood (LMN)
NOTICE OF PUBLIC HEARING AND NEIGHBORHOOD MEETING: Testimony
established that the property was properly posted, legal notice mailed, and notice
published. There was no requirement for a neighborhood meeting.
PUBLIC HEARING: The Hearing Officer, presiding pursuant to the Fort Collins Land
Use Code (LUC), opened the hearing at approximately 4:00 p.m. on July 19, 2000, in
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281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020