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Home My WebLink AboutRIGDEN FARM, PARKSIDE WEST - PDP - 56-98G - DECISION - FINDINGS, CONCLUSIONS & DECISIONRigden Farms, Parkside WesYbLDP Administrative Hearing February 23, 2001 Page 8 of 8 STAFF RECOMMENDATION Staff recommends approval of the Rigden Farm Parkside West (4th Filing), Project Development Plan, File #56-98G. FINDINGS AND CONCLUSIONS After reviewing the staff report and the record of the public hearing, the Hearing Officer makes the following findings and conclusions: A. The Rigden Farm Parkside West (4th Filing), Project Development Plan is subject to administrative review and the requirements of the Land Use Code (LUC). B. The Rigden Farm Parkside West (4`h Filing), Project Development Plan conforms to standards of the LMN zoning district. C. The Rigden Farm Parkside West (4th Filing), Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. , D. Future development of the property will be required to meet Land Use Code Division 2.6 DEVELOPMENT CONSTRUCTION PERMITS; and, Division 2.7 BUILDING PERMITS. DECISION Based on the findings and conclusions, the request for the Rigden Farm Parkside West (4th Filing), Project Development Plan is approved. Dated this 9th day of March 2001, per authority granted by Sections 1.4.9(E) and 2.1 of the Land Use Code. Cameron Gloss Current Planning Director Rigden Farms, Parkside West -DP Administrative Hearing February 23, 2001 Page 7 of 8 dedicated for public streets, emergency access 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 that the application satisfies the requirements of this standard. 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 1$t 2"d and 3rd Filings. Main entrances face connecting walkways and street sidewalks. 2. Residential Building Standards [3.5.2] a. 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. b. Residential Building Setbacks [3.5.2(D)] — There is a required minimum 15-foot front yard setback along the adjacent public streets. The proposed buildings comply with this standard. 3. Mixed -Use, Commercial, and Institutional Building Standards [3.5.3] - Section 3.5.3(B) requires that the proposed clubhouse building be set back no further than 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 the clubhouse building to be located interior to the site rather than adjacent to a street right-of-way. D. Division 3.6, Transportation and Circulation 1. Master Street Plan [3.6.1]—Rigden Parkway is considered a Collector on the Master Street Plan. The proposed project has been designed consistent with this designation. 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 project complies with this standard. Rigden Farms, Parkside West PDP Administrative Hearing February 23, 2001 Page 6 of 8 directly to the street sidewalks and on -street bicycle paths. The clubhouse on the Parkside East property is a major pedestrian destination, so an enhanced crosswalk across Rigden Parkway has been provided. This standard is therefore satisfied. c. Transportation Impact Study [3.2.2(C)(8)] —The City's Traffic Engineer and the Transportation Planning Department have reviewed the applicants 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. This standard is therefore satisfied. e. Parking Lots: Required Number of Spaces for Type of Use [3.2.2(K)] —The code requires 1.75 off-street parking spaces for each 2-bedroom unit, therefore requiring 84. The proposed plan provides a total of 96 off-street parking spaces. This standard is therefore satisfied. f. Handicap Parking [3.2.2(K)(4)] — There are 4 handicap spaces required and 4 provided. The standard is thereby satisfied. 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. This standard is therefore satisfied. 4. Site Lighting [3.2.4] —Light fixtures similar to the public street lighting within Rigden Farm will be used within the parking areas and along the drive aisles throughout the project. There will also be down directional wall mounted lighting fixtures attached to the residential buildings and garages. 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 Rigden Farms, Parkside West PDP Administrative Hearing February 23, 2001 Page 5 of 8 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, therefore the standard is being satisfied. 4. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards 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 55 trees. No more than 25% of the trees can be a single species. The project would be allowed to have up to 13 trees of a single species. The landscape plan proposes 8 trees of a single species, therefore the PDP satisfies this standard. c. Parking Lot Perimeter Landscaping [3.2.1(E)(4)] - As required, the proposed outdoor parking areas 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. 2. Access, Circulation and Parking [3.2.2] a. Direct On -Site Access to Pedestrian and Bicycle Destinations [3.2.2(C)(6)] — Direct sidewalk connections are provided from the on -site dwellings to these pedestrian destinations, thereby satisfying this standard. b. Off -Site Access to Pedestrian and Bicycle Destinations [3.2.2(C)(7)] — The on -site pedestrian/bicycle network connects Rigden Farms, Parkside Wesi PDP Administrative Hearing February 23, 2001 Page 4 of 8 The proposed use of multi -family dwellings are permitted in the LMN zone district subject to administrative review. A. The PDP meets the applicable Land Use Standards [4.4(D)] as follows: 1. Density [4.4(D)(1)] — There are 48 dwelling units proposed on 3.49 gross acres of residential land, making the development density 13.75 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 CDP 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 exceeds this maximum density limitation, however the Planning and Zoning Board granted a modification to allow the project to exceed 12 units per gross acre. Section 4.4(D)(1)(c) specifies that "the maximum density of any phase in a multiple -phase development plan shall be twelve (12) dwelling units per gross acre of residential land." The Planning and Zoning Board granted a modification to this standard for this project to allow the maximum density permitted in this PDP to be increased from 12.0 to 13.76 dwelling units per gross acre. 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 48 muliti-family dwellings, 6-plex buildings. This standard is therefore satisfied. 3. Neighborhood Centers [4.4(D)(3)] — A qualifying neighborhood center has already been provided in the Rigden Farm 1s` filing. It is located 850 feet south of 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, and thereby satisfying this standard. B. The PDP meets the applicable Development Standards [4.4(E)] as follows: 1. Streets and Blocks [4.4(E)(1)] — The local street results in blocks of developed land that are smaller than 12 acres in size. This PDP therefore satisfies this standard. Rigden Farms, Parkside West PDP Administrative Hearing February 23, 2001 Page 3 of 8 BACKGROUND The staff report states the following: Background The surrounding zoning and land uses are as follows: N: T — Drake Road, Cargil Research Farm, historic barn, farm land, E: LMN — Approved filing 1 of Rigden Farm (under construction), Parkside East PDP (under review), S: LMN — Approved 2"d filing of Rigden Farm (not yet developed), a neighborhood center (under construction) including relocated Johnson Farm structures, RL — existing Dakota Ridge and Stone Ridge Residential Developments, W: MMN & NC — undeveloped phases of the Rigden Farm Development. The following modification was granted by the Planning and Zoning Board on November 16, 2000: Section 4.4(D)(1)(c) specifies that "the maximum density of any phase in a multiple - phase development plan shall be twelve (12) dwelling units per gross acre of residential land." The Planning and Zoning Board granted a modification to this standard for this project to allow the maximum density permitted in this PDP to be increased from 12.0 to 13.76 dwelling units per gross acre. 2. Compliance with the Overall Development Plan The Rigden Farm Overall Development Plan was approved on April 15, 1999. This 3.49 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. This is the second and final proposed development within the land identified as parcel F on the ODP. The Rigden Farm Second Filing had 97 dwelling units approved within parcel F. The remaining allowed number of units in parcel F is a minimum of 34 units, and a maximum of 99 units. The proposed 48 units is between the allowable minimum and maximum number of allowable units, therefore the project complies with the Overall Development Plan. 3. Division 4.4 of the Land Use Code Low Density Mixed -Use Neighborhood Zone District Rigden Farms, Parkside West PDP Administrative Hearing February 23, 2001 Page 2 of 8 STAFF RECOMMENDATION: Approval HEARING OFFICER DECISION: Approval ZONING DISTRICT: LMN — Low Density, Mixed -Use Neighborhood NOTICE OF PUBLIC HEARING: Notice of public hearing was made on February 9, 2001 by mailing to property owners within 1,000 feet of the subject property. The public hearing was advertised in the Coloradoan. PUBLIC HEARING After reviewing the Staff Report and recommendation, a public hearing was held on the subject application at 3:30 PM on February 23, 2001. The hearing was held in Conference Room A at 281 North College, Fort Collins, Colorado. HEARING TESTIMONY WRITTEN COMMENTS AND OTHER EVIDENCE: The following is a list of those who attended the meeting: From the City: Troy Jones, City Planner From the Applicant: Donald Leffler, Project Engineer Scott McDonald, Contractor Don Collins 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 HEARING OFFICER: Cameron Gloss Current Planning Director PROJECT NAME: Rigden Farm Parkside West (4th Filing), Project Development Plan CASE NUMBER: #56-98G APPLICANT: Design Development Consultants Donald Leffler 2627 Redwing Road, Suite 350 Fort Collins, CO 80526 OWNER: Parkside Homes Matt Deal 1501 Acadamy Court, Suite 203 Fort Collins, CO 80524 PROJECT DESCRIPTION: This is a request to develop 48 multi -family housing units in 6-plex buildings on 3.49 acres of land within the Rigden Farm Development. The proposed density is 13.75 dwelling units per acre. The site is located at the southwest corner of Rigden Parkway and Drake Road, in the LMN zone district. All proposed dwelling units are 2-bedroom units. SUMMARY OF RECOMMENDATION AND DECISION: The proposed land use is permitted in the LMN — Low Density, Mixed -Use Neighborhood zone district. The land use is consistent with the Rigden Farm Overall Development Plan. The Project Development Plan complies with all applicable district standards of Section 4.4 of the Land Use Code, LMN zone district, except where a modification to section 4.4(D)(1)(c) was granted by the Planning and Zoning Board on November 16, 2000. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. 281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020