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Home My WebLink AboutRIGDEN FARM, PARKSIDE EAST - PDP - 56-98F - DECISION - FINDINGS, CONCLUSIONS & DECISIONRigden Farms, Parkside East PDP Administrative Hearing February 23, 2001 Page 9 of 9 DECISION Based on the findings and conclusions, the request for the Rigden Farm Parkside East (3rd 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 i Current Planning irector Rigden Farms, Parkside East PDP Administrative Hearing February 23, 2001 Page 8 of 9 1. Multi -family dwellings and accessory uses (the clubhouse) are permitted in the LMN — Low Density, Mixed -Use Neighborhood zone district. 2. Multi -family dwellings and accessory uses (the clubhouse) are consistent with the Rigden Farm Overall Development Plan. 3. The Project Development Plan complies with all applicable district standards of Section 4.4 of the Land Use Code, LMN zone district. 4. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code except where the aforementioned modification was granted by the Planning and Zoning Board on November 16, 2000 STAFF RECOMMENDATION Staff recommends approval of the Rigden Farm Parkside East (3rd Filing), Project Development Plan, File #56-98F. 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 East (3rd Filing), Project Development Plan is subject to administrative review and the requirements of the Land Use Code (LUC). B. The Rigden Farm Parkside East (3rd Filing), Project Development Plan conforms to standards of the LMN zoning district. C. The Rigden Farm Parkside East (3rd 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. Rigden Farms, Parkside East HOP Administrative Hearing February 23, 2001 Page 7 of 9 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. 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. Setback from Nonarterial Streets [3.5.2(D)(2)] — This standard specifies a minimum 15 foot front yard setback along street smaller than arterials. The proposed building comply with this standard. c. 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. The proposed layout complies 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. FINDINGS OF FACT After reviewing the Rigden Farm Parkside East (3rd Filing), Project Development Plan, File #56-98F, staff makes the following findings of fact and conclusions: Rigden Farms, Parkside East PDP Administrative Hearing February 23, 2001 Page 6 of 9 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 67. The proposed plan provides a total of 84 off-street parking spaces. This standard is therefore satisfied. f. Handicap Parking [3.2.2(K)(4)] — There are 5 handicap spaces provided, which exceeds the required minimum of 4. 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 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, emergency 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] Rigden Farms, Parkside East POP Administrative Hearing February 23, 2001 Page 5 of 9 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 73 trees. No more than 15% of the trees can be a single species. The applicant would be allowed to have up to 11 trees of a single species, but the maximum number proposed is 10 trees. 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. 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)] — 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 connect directly to the street sidewalks and on -street bicycle paths. c. Transportation Impact Study [3.2.2(C)(8)] —The city 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. Rigden Farms, Parkside East PDP Administrative Hearing February 23, 2001 Page 4 of 9 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 38 dwelling units proposed on 3.24 gross acres of residential land, making the development density 11.75 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 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 38 muliti-family dwellings, in 4-plex and 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 1st filing. It is located 650 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. 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: Rigden Farms, Parkside East PDP Administrative Hearing February 23, 2001 Page 3 of 9 BACKGROUND The staff report states the following: Background The surrounding zoning and land uses are as follows: N: LMN —A portion of Rigden Farm First Filing, T — Cargil Research Farm, historic barn, farm land, E: LMN — undeveloped phases of the Rigden Farm Development, approved filing 1 of Rigden Farm (under construction), S: LMN — undeveloped phases of the Rigden Farm Development, a neighborhood center (under construction) including relocated Johnson Farm structures RL — existing Dakota Ridge and Stone Ridge Residential Developments, W: LMN —Approved 2Id filing of Rigden Farm (not yet developed), 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 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. 2. Compliance with the Overall Development Plan The Rigden Farm Overall Development Plan was approved on April 15, 1999. This 3.24 acre Project Development Plan is part of a 34.36 acre parcel identified on the ODP as "parcel H." The proposed use and density are both consistent with the use and density specified on the ODP. Parcel H was identified to consist of at least 150 but no more than 200 multi -family and/or single family dwelling units. This is the second proposed development within the land identified as parcel H on the ODP. The Rigden Farm First Filing had 76 dwelling units approved within parcel H. Approval of this 38 unit Project Development Plan will allow another 36 to 86 units to be located within the remaining portion of parcel H. 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 East PDP Administrative Hearing February 23, 2001 Page 2 of 9 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 Commun. I Planning and Environmental S Current Planning CITY OF FORT COLLINS ices ADMINISTRATIVE HEARING OFFICER TYPE I ADMINISTRATIVE HEARING FINDINGS, CONCLUSIONS AND DECISION HEARING OFFICER: Cameron Gloss Current Planning Director PROJECT NAME: Rigden Farm Parkside East (3rd Filing), Project Development Plan CASE NUMBER: #56-98F 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 38 multi -family housing units in 4-plex and 6-plex buildings and a pool and clubhouse facility on 3.24 acres of land within the Rigden Farm Development, The proposed density is 11.75 dwelling units per acre. The site is located at the northeast corner of Rigden Parkway and Des Moines Drive, in the LMN zone district. All proposed dwelling units are 2-bedroom units. SUMMARY OF RECOMMENDATION AND DECISION: This is a request to develop 38 multi -family housing units in 4-plex and 6-plex buildings and a pool and clubhouse facility on 3.24 acres of land within the Rigden Farm Development. The proposed density is 11.75 dwelling units per acre. The site is located at the northeast corner of Rigden Parkway and Des Moines Drive, in the LMN zone district. All proposed dwelling units are 2-bedroom units. 281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020