HomeMy WebLinkAboutTIMBERVINE PDP - PDP140002 - DECISION - FINDINGS, CONCLUSIONS & DECISIONTimbervine - PDP140002
July 7, 2014 5:30 p.m. - Conference Room A
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year period, the approval of the PDP set forth in this decision shall automatically
expire in accordance with Section 2.2.11(C) of the Code.
b. Pursuant to Sections 2.1.3(C) and 2.2.11(C) of the Code, approval of the PDP does
not establish any vested property rights.
C. The Applicant/Owner shall secure the fee interest (or permanent right-of-way
easement interest) in that portion of Mexico Way extending from the southern
boundary of the Subject Property south to the future intersection with International
Boulevard prior to the submission of the final plan and/or final plat to the City for
review. Written documentation evidencing satisfaction of this condition shall be
provided to the City.
d. If required by City Staff, the Applicant shall update the Traffic Impact Study (T.I.S.)
concurrent with the submittal of the final plan.
e. The Owner shall undertake improvements at the intersection of International
Boulevard and Mexico Way necessary to ensure the safe movement of traffic at this
intersection, including but not limited to improvements designed to ensure adequate
sight triangles, if and to the extent required by the City Traffic Engineer. The
Applicant/Owner shall incorporate all recommendations of the City Traffic Engineer
into the final plan.
DATED this 181h day of July, 2014.
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Marcus A. McAskin
Hearing Officer
or less than 5% of the total number of dwelling units. The Hearing Officer
concludes that the Subject Property contains a nominal amount of
developable land over 30 acres (approximately 0.37 acres). For that reason,
three housing types is sufficient and thus satisfies the housing mix standard
set forth in Section 4.5(D)(2) of the Code.
C. Section 4.5(D)(6) — Small Neighborhood Parks
This standard requires that either a public neighborhood park or a private park, at
least one acre in size, be located within one-third of a mile (1,760 feet), as measured
along street frontage, of 90% of the dwellings, for development projects containing
ten acres or more.
The proposed project includes an approximate one (1) acre neighborhood park. This
park will be owned and maintained by the developer or a property owners'
association, will be connected to a 1.5 mile perimeter trail system and open space,
and will link to a future regional trail.
All of the dwellings within the proposed PDP are within one-third of a mile of the
future one (1) acre neighborhood park.
D. Section 4.5(E)(1)(a) — Streets and Blocks — Street Svstem Block Size
This standard requires that the local street system provide an interconnected network
of streets such that blocks do not exceed 12 acres.
The PDP, as submitted, features a network of streets that result in no block exceeding
12 acres.
E. Section 4.5(E)(1)_(b) — Streets and Blocks — Mid -Block Pedestrian Connections
This standard requires that if any block face is over 700 feet long, then walkways
connecting to other streets must be provided at approximately mid -block or at
intervals of at least every 650 feet, whichever is less.
The Timbervine PDP complies with this standard. For each block face that is longer
than 700 feet long, a mid -block bicycle and pedestrian connection is provided at
intervals that do not exceed 650 feet.
DECISION
Based on the findings set forth above, the Hearing Officer hereby enters the following ruling:
1. The Timbervine Project Development Plan (PDP #14002) is approved for the Subject
Property as submitted, subject to the following conditions.
a. The Applicant shall submit a final plan within three (3) years following the date of
this decision. If Applicant fails to submit a final plan to the City within said three (3)
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detention area and landscape buffer is provided along the south edge of the project
to screen between the two uses in anticipation of pending development.
G. Section 3.5.2(C)(1) — Housing Model Variety
For developments of 100 or more single family dwelling units, four different types
of housing models are required. The housing models have not yet been selected at
the PDP stage. The standard acknowledges that for a PDP, such level of detail is not
finalized and allows the enforcement to be at the building permit review stage in
accordance with Section 3.8.15 of the Code.
H. Section 3.5.2(F)(1) — Street Facing Garage Doors
This standard requires that street -facing garage doors must be recessed behind either
the front fagade of the ground floor living area portion of the dwelling or a covered
porch that measures at least 6' x 8' by at least four (4) feet. For individual lots,
compliance will be evaluated at the time of building permit application.
6. Based on testimony provided at the public hearing and a review of the materials in the record
of this case, the Hearing Officer concludes that the PDP complies with the applicable Article 4
L-M-N District standards as follows, including the following:
A. Section 4.5(B) — Permitted Uses
The PDP proposes single-family detached and single-family attached dwelling
units. Both uses are permitted in the L-M-N District pursuant to Section
4.5(B)(2)(a)(1) and (a)(3) of the Code.
B. Section 4.5(D) — Land Use Standards
1) Density. Section 4.5(D)(1)(a) establishes a minimum average density of four
(4) dwelling units per net acre of residential land. Section 4.5(D)(1)(b)
establishes a maximum density of any development plan taken as a whole
within the L-M-N District to nine (9) dwelling units per gross acre of
residential land. The project is proposing 167 dwelling units on 39.19 acres
for a gross density of 4.26 dwelling units per acre. There are several parcels
that are deducted from the gross acreage in accordance with Section 3.8.18
(Residential Density Calculation). This includes landscape bufferyards and
stormwater detention ponds resulting in a net acreage of 30.37 acres and a
net density of 5.5 dwelling units per acre. The gross density is well under
the maximum allowed (9.00 d.u./acre) and exceeds the required minimum
net density (4.00 d.u./acre) thus complying with the applicable standards.
2) Mix of Housing. Section 4.5(D)(2) requires a minimum of four housing types
on projects containing 30 acres or more of developable land (and three
housing types on projects containing 20 acres or more of developable land),
with no single housing type constituting more than 80% or less than 5% of
the total number of dwelling units. The PDP, as submitted, complies with
the latter standard in that no single housing type constitutes more than 80%
In compliance with provision of Section 3.2.3(F)(2), Timbervine PDP is designed in
a manner which provides for alternative compliance and meets the applicable review
criteria:
• The subdivision enhances neighborhood continuity and connectivity by
providing a planned link to a future City Parks and Recreation Department
regional trail. All connecting walkways linking to this regional trail are to
be dedicated as public access easements.
• The subdivision fosters non -vehicular access and preserves existing natural
conditions by the aforementioned walkways and continues to respect the
established topography by preservation of the Lake Canal buffer and one (1)
acre park.
D. Section 3.3.1(B) and (C) — Plat Standards — Lots and Public Sites, Reservations and
Dedications
All 167 lots gain access to a public street. The general layout of lots, roads,
driveways, utilities, drainage facilities and other services are designed in a way that
enhances an interconnected street system within and between future neighborhoods
and preserves natural features. The preliminary plat proposes the dedication of
adequate drainage and utility easements as well as public access easements for the
off-street walkways.
E. Section 3.4.1 — Natural Habitats and Features
To meet the standards associated with Section 3.4.1, the project has proposed to
apply the quantitative (50' buffer) and qualitative standards contained in Section
3.4.1(E) of the Land Use Code. The proposed buffer is 50' in width, meeting the
quantitative standard.
The project meets the qualitative performance standards in Section 3.4.1 by
incorporating the following elements into the design:
No fencing is proposed between the ditch and the development, which will
allow for wildlife movement across the site (Section 3.4.1(E)(l)(b)).
2. The project enhances the vegetation by providing additional trees, shrubs,
and nativd grasses to enhance the value of the ditch as a wildlife corridor. A
mix of deciduous and evergreen species will provide cover for wildlife in all
seasons (Section 3.4.1(E)(1)(g)).
F. Section 3.5.1 — Project Compatibility
Timbervine PDP zoned L-M-N, will adjoin the existing Dry Creek L-M-N
neighborhood to the west. The proposed Timbervine PDP will provide direct street
and pedestrian connections to Dry Creek and reflect a similar residential character
and complementary design. To the east is the existing Collins Aire Mobile Home
Park, and to the south is a vacant and developing industrial park. A landscape
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FINDINGS
1. Evidence presented to the Hearing Officer established the fact that notice of the public
hearing was properly posted, mailed and published.
2. A neighborhood meeting was not required by Section 2.2.2 of the Code. However, a
neighborhood meeting was held on May 28, 2014, and a written summary of the meeting
was provided to the Hearing Officer in accordance with Section 2.2.2(E) of the Code.
3. The PDP contains the elements required by Section 2.1.3(C)(1) of the Code.
4. Based on testimony provided at the public hearing and a review of the materials in the record
of this case, the Hearing Officer concludes that the PDP complies with the applicable
General Development Standards contained in Article 3 of the Code, including the following:
A. Section 3.2.1 — Landscaping
All public streets will be landscaped with street trees, including the external streets,
consistent with the Larimer County Urban Area Street Standards. The PDP provides
canopy street trees at thirty to forty foot (30'- 40') spacing along all street parkway
landscaping areas and separated from street light locations.
The PDP provides landscape area treatments for all open areas, buffers, detention
areas and park locations with turf grass, planting beds and trees.
B. Section 3.2.2 — Access, Circulation and Parking
The PDP provides for an off-street pedestrian and bicycle circulation system
primarily by constructing a site perimeter loop trail and series of internal paths and
mid -block connections. A trail stub -out is provided to connect to the City's future
regional trail along the Lake Canal. A path connects to the existing Dry Creek
subdivision to the west and an off -site sidewalk is provided along the parkway of
Mexico Way connecting to International Boulevard.
C. Sections 3.2.3(C) — Solar Oriented Residential Lots
This Code standard requires that at least 65% of the lots (108) be oriented to within
30 degrees of an east -west line in order to preserve the potential for solar energy
usage. The Timbervine PDP provides 61% (101 lots) at this orientation thus falling
short of the required percentage by seven (7) lots.
Section 3.2.3(F) of the Code allows for alternative compliance. Timbervine PDP
reflects an irregular, triangular shaped parcel. This orientation governs the number
of east -west streets which would normally allow for full compliance with the Section
3.2.3(C) standard. The site constraints include limited street access from existing
development dictating street alignment, and sharing a boundary with the existing
Lake Canal along the eastern edge and associated buffer area.
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The PDP proposes three (3) housing types:
Housing Type:
# of Dwelling Units
Percent of Total
Single Family Detached (Front Loaded Garage)
121
72.5%
Single Family Detached (Alley)
24
14.3%
Single Family — Attached
22
13.20%o
Total:
167
100%
SUMMARY OF DECISION: Approved.
ZONE DISTRICT: L-M-N (Low Density Mixed -Use Neighborhood).
HEARING: The Hearing Officer opened the hearing at approximately 5:00 p.m. on Monday, July
7, 2014, in Conference Room A, 281 North College Avenue, Fort Collins, Colorado.
EVIDENCE: Prior to or at the hearing, the Hearing Officer accepted the following documents as
part of the record of this proceeding: (1) Planning Department Staff Report for Timbervine PDP;
(2) Notice of Public Hearing Letter dated June 23, 2014; (3) Timbervine PDP — Site Submittal dated
June 23, 2014 (8 sheets); (4) Timbervine PDP - Landscape Submittal dated June 23, 2014 (9 sheets);
(5) Timbervine PDP - Building Elevations dated June 18, 2014 (1 sheet); (6) Timbervine PDP -
Lighting Plan dated June 23, 2014 (1 sheet); (7) Timbervine PDP - Utility Plans dated June 18, 2014
(41 sheets); (8) Staff Presentation dated July 7, 2014; (9) Applicant Presentation dated July 7, 2014;
(10) Zoning Map of Subject Property; (11) Affidavit of publication dated June 27, 2014, confirming
publication of the notice of public hearing in the Fort Collins Coloradoan on June 27, 2014; (12)
Timbervine PDP Preliminary Plat dated July 1, 2014 (4 sheets); and (13) Written Summary from
Neighborhood Information Meeting held May 28, 2014. In addition, the City's Comprehensive
Plan, Code, and the formally promulgated polices of the City are all considered part of the record
considered by the Hearing Officer.
TESTIMONY: The following persons testified at the hearing:
From the City: Pete Wray, Senior City Planner
From the Applicant: Craig Russell, RLA Planner
From the Owner: Landon Hoover, Vice President, Hartford Companies
From the Public: Michael Hansen, 2001 Airway Ave, Fort Collins
Kelly Curl, 1879 Mackinee St, Fort Collins
Jim Lynxwile, 102 Remington, Fort Collins
Don Weiss, 1924 E. Vine, Fort Collins
CITY OF FORT COLLINS
TYPE 1 ADMINISTRATIVE HEARING
FINDINGS AND DECISION
HEARING DATE:
July 7, 2014
PROJECT NAME:
Timbervine PDP — Type 1 Administrative Hearing
CASE NUMBER:
PDP #140002
APPLICANT:
Russell + Mills Studios
Craig Russell, RLA Planner
141 S. College Ave
Fort Collins, CO 80525
OWNER:
Hartford Companies
1218 W. Ash St., Suite A
Windsor, CO 80550
HEARING OFFICER:
Marcus A. McAskin
PROJECT DESCRIPTION: The applicant requests approval of a Project Development Plan (PDP)
for a parcel of land consisting of approximately 39 acres, more or less, generally located southwest
of the intersection of East Vine Drive and North Timberline Road (the "Subject Property"). The
Subject Property is located immediately to the east of the existing Dry Creek subdivision and west
of the Collins Aire Park (located in unincorporated Larimer County). The PDP proposes a total of
167 dwelling units. Two access points are proposed: (1) Mexico Way, which is proposed to be
improved and extended south to International Boulevard; and (2) Makinac Street. A one (1) acre
neighborhood park and a one and one-half mile (1.5 mile) internal trail system is also included in
the PDP.
The Subject Parcel is zoned Low Density Mixed -Use Neighborhood, L-M-N. The surrounding
zoning and land uses are as follows:
Direction
'Lone District
Existing Land Uses
North
Latimer County Industrial (1)
BBNSF Railroad switching yard
South
Latimer County Industrial (1)
Vacant land
East
Larimer County Industrial (I)
Residential (mobile home park)
West
Low Density Mixed -Use
Neighborhood (L-M-N)
Dry Creek subdivision