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HomeMy WebLinkAboutSTORYBOOK - PDP - 49-98 - DECISION - FINDINGS, CONCLUSIONS & DECISIONa TlPi� Rc('tl C-7co d c.w oaoCt.S )V�wl 6-&� I -PL�� E�- s I C-si-u � i�� =-¢-zS 6&-o y /*4v m dakt4 e��ytis FoH tt-. 41 s . EN(p{nog.^ - StLiJ{rf^ fH'.J�ot. F c BOSzL 64/QiPJ� n AT � d ►''lc C�'c L,4 �/D (2 %�46 aegca�) •�n7 Z- FINDINGS, CONCLUSIONS AND DECISION FINDINGS AND CONCLUSION After reviewing the staff report and recommendation, the applicant's submittal, hearing the testimony and considering the record the Hearing Officer makes the following findings and conclusions: 1. The applicant has submitted a Project Development Plan which complies with the requirements of Article 2, Administration of the Land Use Code and the request is appropriately considered as a Type 1 Administrative review. 2. The property is located in the LMN Low Density Mixed Use Neighborhood District. The proposed use is permitted in the district and is consistent with the intent of the district. 3. The application meets all the relevant standards of Article 3 General Development Standards, including Section 3.2 Site Planning and Design , Section 3.3 Engineering Standards, Section 3.5 Building Standards, 3.6 Transportation and Circulation, 3.7 Compact Growth Section 3.8 Supplementary Regulations. 4. The Project Development Plan complies with the requirements of Article 4 of the Land Use Code. 5. The Project Development Plan is compatible with the surrounding land uses. 6. The project density is in compliance with the zone district. DECISION Based upon the findings and conclusions, the applicant's request for Project Development Plan Approval for Storybook Project Development Plan #49-98 is approved with the following conditions: 1. The applicant shall comply with all notes and conditions set forth on the applicant's submittal sheets 1 through 5 received May 6 1999 by the City of Fort Collins. 2. The applicant will orient the buildings on the north sides of the access drives so that the units include either rear or side access garages. Dated this 14th day of May, 1999, by authority granted by Se cti 2.1 of the Fort Collins Land Use Code. / I Steven Klausing, Hearing 9 The project indicates that the internal streets are designed to provide adequate access to the lots and connected to the surrounding streets. There is adequate provision for alternate modes of transportation. The streets are well connected to the project and surrounding area and arterial streets. This section is intended to ensure that the existing streets can accommodate the anticipated increase caused by the project or that adequate mitigation measures are implemented. The traffic impact study indicates that the existing and proposed traffic system and improvements are more than adequate to accommodate the impacts caused by this project. The purpose of this standard is to encourage urban growth in a pattern which is contiguous to existing urban development. This project is contiguous to existing development and in an area of similar urban growth and therefore this standard is satisfied. This standard requires calculation of the projects overall density. The LMN District requires an overall minimum density of 5 units per acre and a maximum density of 8 units per acre. The project has a density of 5.14 units per acre and therefore is in compliance with this standard. The evidence is that the project will utilize materials consistent with and compatible with those used in the surrounding areas. The buildings will be compatible in scope and size to the pattern of development in the area. Materials and architecture are also consistent and compatible with the surrounding area. The buildings are oriented to provide access from sidewalks connected to the fronts, garages and drives. The building height does not exceed the maximums for this zone. These standards are intended to promote variety and visual interest in zone districts predominately characterized by residential building development. Included within this standard are (B) Detached Housing Model Variety, (C) Relationship of Attached and Multi Family Buildings to Streets and Parking, (D) Residential Building Setbacks, (E) Garage Doors. The evidence is that the proposal has included a variety of housing models including one and two story units attached and detached d units in a variety of combinations. The applicant has included a variety of architectural styles and placement of accesses. The garage doors are placed in a variety of locations including front, rear and side loaded. There is also adequate access to the units from sidewalks leading to the walkways and streets. This standard requires that the projects streets and transportation facilities are consistent with the Master Street Plan. The evidence is that this plan is consistent with the goals and standards of the Master Street Plan. This standard requires that project development plans comply with a Master Street Plan. The evidence is that the proposed streets and cul-de-sacs are in compliance with the cities standards and the city grid system. The proposed internal street system is consistent with this standard and also provides adequate circulation. The proposal is in compliance with the Poudre Fire Authority standards also. This section is intended to ensure that the local street system is well designed with regard to safety, efficiency and convenience for automobile, bicycle, pedestrian and transit modes of travel. WA T FBI The parking and circulation system within each development shall accommodate the movement of vehicles, bicycles, pedestrians and transit throughout the proposed development and to and from the surrounding areas, safely and conveniently and shall contribute to the attractiveness of the development. This standard requires that the applicant meet the following standards; (1) Safety Considerations, (2), Curbcuts and Ramps, (3), Site Amenities, (4), Bicycle Facilities, (5). Walkways, (6), Direct on Site access to pedestrian and bicycle destinations, (7), Off site access to Pedestrian and bicycle destinations, (8), Transportation Impact Analysis. The evidence is that the project will include a connected walkway system of sidewalks, bicycle facilities and ramps to connect points within the development as well the development to adjacent lands. Adequate parking has been provided with a 2 car garage with each dwelling unit. Primary pedestrian crossings will be marked with a distinctive pattern and striping. The plan is direct and incorporates continuity with a minimum of driveway and drive aisle crossings. The plan also incorporates a distinctive marking for the crossing to the park across Little John Lane. This section requires that walkways be direct and continuous. The proposal indicates that the walkways are located and aligned to directly and continuously connect areas or points of pedestrian access and destination. The internal sidewalk network emphasizes and places priority upon pedestrian access and safety. Primary pedestrian crossings are defined with pavement treatment and or stripping different from that of the vehicular stripping. The project includes a detached sidewalk along the adjacent street and walkways throughout the development, adjacent to and between the two buildings. The purpose of this standard is to ensure that the physical and operational characteristics of proposed buildings and uses are compatible when considered within the context of the surrounding area. Among the elements considered in this section are , (B) Architectural Character, (C) Building Size, Height, Bulk, Mass, Scale, (D) Building Orientation, (E) Privacy Considerations, (F) Building Materials, (G) Building Color, (I>) Building Height Review. ri This standard permits the applicant to use the following criteria to satisfy the mix of housing types standard. 1. Standard lot single family detached dwellings (lots containing 6,000 square feet or more. 2. Small lot single-family detached dwellings (lots containing less than 6,000 square feet). 3. Two-family dwellings. 4. Single family attached dwellings. 5. Mixed use dwellings. The evidence is that the applicant has utilized lots of less than 6,000 square feet and more than 6,000 square feet as well as single family detached and attached dwellings. The evidence is that this standard has been met. This standard requires that a single type of housing not constitute more than 90% of the housing type. The evidence is that the applicant has utilized a variety of attached and detached housing types and therefore has satisfied this standard. The Project Development Plan must meet all applicable standards in Article 3, General Development Standards, of the Land Use Code. The applicant presented evidence of compliance with the standards. The following standards were reviewed in detail and at the hearing. Section 3 2.1 Landscaping and Tree Protection The applicant has submitted a landscaping plan. The evidence is that the plan includes tree planting 40' on center in the 8' wide parkway along County Road 11 and Mountain Vista Drive and an average of 1 tree every 30' to 40' in the 5' to T wide parkways along the interior local and connector streets. The plan also meets the minimum species diversity and sizing requirement. The purpose of this section is intended to ensure that the parking and circulation aspects of all developments are well designed with respect to safety, efficiency and convenience for vehicles, bicycles, pedestrians and transit, both within the development and to and from surrounding areas. The proposal complies with the intent of the Low Density Mixed Use Neighborhood District. The site is bounded by County Road 11 and Mountain Vista Drive. Little John Lane will be developed by the applicant as part of this development. The uses to the north include single family homes and the use is consistent with surrounding uses which are of a residential nature. The development standards are set forth at 4.4 of the Land Use Code, The District Standards permit residential uses. The proposed use is permitted in the district. In this zone residential densities shall have an overall minimum density of 5 units per acre, unless the area is less than 20 acres and located in an infill area in which case the project need not comply with this provision (this project has approximately 16 acres). The maximum density shall be no more than 8 units per acre. The project meets the minimum density of 5 units per acre and the maximum density of 8 units per acre with 5.14 units per acre. This standard requires that a minimum of two housing types be found in the development containing 30 acres or more. The evidence is that the project will have attached single family and dettached single family dwelling units in addition to one and two story units. These units are combined in a variety of configurations to provide numerous housing alternatives. In addition there are a variety of elevations with porches and several garage placements including front and side loaded garages. These combinations comply with the standards of this Section. Lot sizes and dimensions should be varied to avoid a monotonous street scape. The evidence is that the differing elevations, garage accesses and the use of porches will help avoid a monotonous street scape. The applicant has agreed to place all units facing north with an orientation to provide for rear entry or side entry garages. The applicant has also varied the sizes of lots and the placement of various size lots. Finally lot frontages range from 45 to 83 feet. Lot sizes range from 4,275 square feet to 7,856 square feet which is a significant variety of sizes. RoTMEIROWMOMMM WAs 4 R. a RMIT. ►1! The applicant's submittal materials and the staff report are a part of the record and are incorporated herein by reference. The Hearing Officer takes official notice of the drawings and visual aids used during the hearing. The surrounding zoning and land uses are: N: LMN Vacant, Large lot/county S: LMN Vacant W: R Existing single family (Adriel Village and Chesapeake subdivisions) E: LMN Vacant This property was annexed into the city in separate annexations on June 29 and August 16, 1983. Findings The city planner testified that the proposed use is permitted within the district, that review of the project as a Type 1 Administrative review is appropriate because the request is for approval of a Project Development Plan, that the Project meets the standards of Article 3 General Development Standards and Article 4 District Standards, Low Density Mixed Use Neighborhood District(LMN). There was testimony from citizens that the project was not compatible with the neighboring developments and several questions of a general information nature from citizens who attended the hearing. . This project is located in the Low Density Mixed Use Neighborhood District Zone (LMN). This zone is intended for residential uses with an overall minimum density of 5 units per acre, unless the development has an overall size of less than 20 acres, subject to administrative review. Section 4.4 defines this district as The Low Density Mixed Use Neighborhood is intended to be a setting for a predominance of low density housing conbined with a complementary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood. The main purpose of the District is to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices, that invite walking to gathering places, services and conveniences and that are fully integrated into the larger community. 3 SUMMARY OF RECOMMENDATION AND DECISION: Approval Approval with conditions Low Density, Mixed Use Neighborhood District (LMN) Zone The property was posted, legal notice published, written notices mailed. A neighborhood meeting is not required, however, the staff report indicates that one was held. PUBLIC HEARING The Hearing Officer, by appointment of the Director pursuant to The Fort Collins Land Use Code, opened the hearing on May 13, 1999 at approximately 6:30 p.m. in the conference room located at 281 N. College Ave. Fort Collins CO. The staff report and recommendation and the applicant's submittals were entered into the record. HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE The following individuals testified at the hearing: From the City: Ronald Fuchs, City Planner Fort Collins, CO For the Applicant: Mr. Gary Mackey 6804 Aaron Dr. Fort Collins, CO 80524 2 I' i ITEM NO. MEETING DATE 12� STAFF City of Fort Collins HEARING OFFICER STAFF REPORT [Willing ' Steven Klausing, Hearing Officer Hearing Officer, Administrative Type 1 Storybook Project Development Plan #49-98 OWNER: Mr, Gary Mackey 6804 Aaron Dr. Fort Collins, CO 80524 Mr. Gary Mackey 6804 Aaron Dr. - Fort Collins, CO 80524 This is a request for approval of a Project Development Plan to construct 66 single family attached and detached dwelling units on 16.6 acres. Lots range in size from 7,856 square feet to 4,275 square feet. Sixty two lots will be duplex units and four will be single units. A park of approximately 1 acre is provided in addition to the open space. The site is located at the northeast corner of the intersection of Mountain View Vista and County Road 11. The property was annexed into the City of Fort Collins in 1983. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO80522-0580 (970) 221-6750 PLANNING DEPARTMENT