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HomeMy WebLinkAboutOLD TOWN NORTH, 3RD FILING - PDP - PDP160017 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (3)B. The P.D.P. complies with the applicable General Development Standards of Article Three. C. The P.D.P. complies with the applicable standards of the Community Commercial — North College (C-C-N) zone district. RECOMMENDATION: Staff recommends approval of Old Town North PDP 160017. Old Town North PDP160017 Administrative Hearing —October 12, 2016 Page 11 • In the short-range (2021) future, all the aforementioned intersections meet the minimum required Level of Service (LOS) standards. As noted, there are LOS failures at the Lemay/Vine intersection but the project does not have a significant negative impact since the project traffic causes less than a two - percent increase in the intersection delay. • Acceptable LOS will be achieved for bicyclists and pedestrians based upon the measures in the City's multi -modal transportation guidelines. Finally, transit LOS is acceptable as Transfort Routes 8 and 81 provide service on both North College Avenue and Redwood Street. 5. Neighborhood Meeting: A neighborhood meeting was held on March 30, 2016. A summary of this meeting is attached. In brief, the major issues are highlighted as follows: A. Extension of Osiander Street: This project will extend Osiander Street east to Redwood Street (a north -south collector) which will allows another access point in and out of Old Town North. B. On -street Parking: There will be no parking on the north side (westbound) Osiander Street in front of the new houses. All parking will be in the rear accessed by Emmaus Lane. The number of off-street parking spaces exceeds the required minimum. C. Contemporary Architecture: The project will continue, but not replicate, the established contemporary, modern architectural theme of Old Town North. D. Traffic: With a new connection to Redwood Street, overall access will be improved. Blondel Street will continue to be temporarily blocked at Suniga to re- route Aspen Heights traffic (student -oriented housing north of Suniga Road) until such time as Suniga Road is extended west to North College Avenue. This extension will not be a City of Fort Collins capital project. Rather, this extension will be constructed as the adjoining property develops. 6. Findings of Fact / Conclusion: A. The P.D.P. includes 24 two-family attached dwellings (48 units) which are paired such that there would be four units per building (12 buildings). The two-family attached dwellings are arranged in an over-under configuration. This represents a conjoining of single family attached and two-family dwellings in an innovative manner. Old Town North PDP160017 Administrative Hearing — October 12, 2016 Page 10 N. Section 3.6.2(G) — Streets, Streetscapes, Alleys and Easements — Lots Along Arterial Streets This standard requires that lots having a front or rear line that abuts an arterial street shall have a minimum depth of 150 feet. As mentioned in the previous standard, the 24 two-family attached lots do not abut Suniga Road but are separated by Tract A which allows for a buffer along Suniga Road. Of the 24 lots, the first 14 lots (as counting from Blondel Street) are roughly parallel to Suniga Road. The easterly 10 lots, however, diverge from this parallel relationship and veer southeast and further away from Suniga Road. O. Section 3.6.2(N) — Private Drives and Street -Like Private Drives Emmaus Lane is a private roadway classified as a Private Drive. By being named, the 48 units can be addressed thereby assisting emergency providers. This drive provides direct vehicular access to the two-family dwellings, three surface parking lots and all garages. It is connected on the west to Blondel Street and on the east to Osiander Street. P. Section 3.6.4 — Transportation Level of Service Requirements A Transportation Impact Study (T.I.S.) was submitted and is provided as an attachment. The conclusions (page 21 of the study) are summarized below. As a reference, the following intersections were analyzed: • North Lemay Avenue and East Vine Drive; • East Vine Drive and Redwood Street (which is called Linden Street south of the intersection and classified as a collector street); • East Vine Drive and Jerome Street (collector street); • Redwood Street and Cajetan Street. The T.I.S. states: The development is feasible from a traffic engineering standpoint. At full development, the project will generate approximately 566 daily trip ends, 44 in the morning peak, and 55 in the afternoon peak. • The current operation at the Lemay/Vine, Vine/Linden/Redwood, Vine/Jerome and Redwood/Cajetan intersections meets the City of Fort Collins Level of Service standards, except for the Lemay/Vine intersection in the morning and afternoon peak hours. This development does not have an issue with the Adequate Public Facilities standards (Land Use Code Section 3.7.3) at the Lemay/Vine intersection due to nominal impact. Old Town North PDP160017 Administrative Hearing — October 12, 2016 Page 9 family attached, two-family dwellings and carriage houses (accessory dwelling units located over garages located on the same lot as a principal building). In terms of building size, height, bulk, mass, scale, by virtue of the lot sizes, and rear - loaded garages, the single family detached houses will practically match that which exists on the south side of Osiander. For the two-family attached, however, the arrangement of these dwellings within a single structure creates a new product type in the neighborhood. From a compatibility perspective, these structures are most similar to two-story single family attached dwellings which are found throughout the neighborhood. The 12 structures containing the two-family attached dwellings will not appear as an outlier in terms building height, mass, bulk and scale. This is because there are existing two-story, single family attached dwellings in Old Town north arranged as four-plexes, located on the west side of Blondel Street, which closely resemble the 12 proposed buildings. L. Section 3.5.2(C))2) — Residential Building Standards — Housing Model Variety and Variation Among Buildings This standard requires that in order to avoid repetition and monotony, projects that include single family attached buildings containing more than two dwelling units must demonstrate sufficient variety to create an interesting streetscape. For projects that contain more than five buildings, there shall be at least three distinctly different building designs. Staff interprets this standard to include the proposed 12 buildings that contain 24 two-family attached dwellings (48 units) as these units are most closely similar to single family attached containing more than two dwelling units. In compliance, for the 12 buildings, there will be three building designs, particularly along their north elevations which will face Suniga Road. (The south elevations will face Emmaus Lane, a Street -like Private Drive that serves as access to the garages.) These three designs are illustrated on the architectural elevations (sheet 7 of 7). The variety is accomplished primarily with a mix of rooflines including shed, half -shed and flat. M. Section 3.6.2(F) — Streets, Streetscapes, Alleys and Easements — Arterial Streets This section requires that if residential lots abut an arterial street, no access to individual lots from such arterial is permitted. As noted, there are 24 lots, (two per building) that are arranged such that the fronts of the ground -floor units face Suniga Road, a four -lane arterial street. These lots, however, adjoin a separate tract, Tract A, and not the Suniga Road right-of-way. Tract A is 1.1 acre and runs the entire length of the project between Blondel Street on the west and Tract I on the east thereby precluding direct access from Suniga Road to the 24 individual lots. Instead, access is taken from Emmaus Lane. Old Town North PDP160017 Administrative Hearing — October 12, 2016 Page 8 Section 3.2.2(K)(1) — Required Minimum Number of Parking Spaces Each housing type has its own standard: Single Family Detached: The 28 single family detached dwellings have lot widths that are less than 40 feet which requires each lot to have to off-street parking spaces per lot. Each of these 28 units has a two -car garage for a total of 56 spaces. Two Family Attached: The minimum required number of parking spaces for the attached units is based on the number of bedrooms per unit. For the upper unit, two bedrooms are assumed which requires 1.75 spaces per unit. For the lower unit, one bedroom is assumed which requires 1.5 spaces per unit. Required: Provided Extra Upper Two -Bedroom Units 24 1.75 = 42 spaces Lower One -Bedroom Units 24 1.50 = 36 spaces Total 78 spaces 93 15 As can be seen, for the two-family attached dwellings, there are a total of 93 spaces which exceeds the required minimum of 78 spaces by 15. J. Section 3.2.4 — Site Lighting There is no private lighting along Suniga Road and Osiander Street as public street roadway lighting is provided by the City of Fort Collins Light and Power Utility. Along Emmaus Lane, there will be eight pole -mounted fixtures located at the three surface parking lots the open space area. These fixtures will feature down -directional and fully - shielded luminaires in compliance with the standard. K. Section 3.5.1(B)(C)(E)(F) —Building Project and Compatibility The fundamental aspect of these standards is to ensure that new development is compatible with the immediate surrounding area which, in this case, is the Old Town North neighborhood. In terms of lot size, the proposed 28 single family detached lots along the north side of Osiander Street, between Blonde[ and Redwood Streets, are 35 feet wide and range in length between 85 and 90 feet. This roughly matches the 25 existing lots on the south side of Osiander Street which are also 35 feet wide and are mostly 85 feet in length. On both sides of the street, all houses are and will be served by rear -loaded garages. The two-family attached dwellings are separated from Osiander Street by Emmaus Lane and will face north — Suniga Road. While the two-family attached dwellings represent an innovative conjoining of two housing types, the broader Old Town North neighborhood includes a mix of housing types including single family detached, single Old Town North PDP160017 Administrative Hearing — October 12, 2016 Page 7 E. Section 3.2.2(C)(4) — Bicycle Parking There are no required minimum bicycle parking spaces for the 28 single family detached dwellings. Further, the paired two-family dwellings are not considered multi- family, and, therefore, also do not require a minimum number of bike spaces. The applicant, however, has provided 24 exterior bike spaces distributed in five fixed racks along the private walkway in front of (north) the paired duplexes facing Suniga Road. This number of fixed spaces, 24, represents 40% of the total number of bedrooms, 72. The balance of bike parking spaces, 48, will be placed within the garages and represents 60% of the total number of bedrooms. If Old Town North Third Filing were considered multi -family, these numbers and distribution would comply with the standard. F. Section 3.2.2( C)(5) —Walkways The 28 single family detached dwellings have the benefit of fronting on a public street with a detached sidewalk located behind a tree -line parkway. The 24 two-family attached dwellings (48 units) are served by an east -west walkway on the north side of the structures which are designed to front on Suniga Road. All ground floor units connect to this walkway. In addition, there are nine walkways that connect this east - west walkway to Emmaus Lane Drive. This east -west walk connects to public sidewalk on Suniga Road in four locations, and ties into Blondel Street on the west and the clubhouse on the east. G. Section 3.2.2(C)(6) — Direct On -Site Access to Pedestrian and Bicycle Destinations The primary bicycle destination in the larger area is the on -street bike lanes on Redwood Street. These lanes continue south of East Vine Drive where the name of the street changes to Linden Street which feeds Downtown and Old Town Square. From Linden Street, bicyclists can gain access to the Poudre River Trail and Buckingham Park. A key component of this P.D.P. is that the applicant will extend Osiander, along with its detached sidewalk, east to Redwood Drive to complete the Old Town North street network. This extension will provide connectivity to Redwood Street in compliance with the standard. H. Section 3.2.2(J) — Setbacks for Vehicular Use Areas The three north -facing parking lots are set back from Suniga Road by a range of 25 to 55 feet. The eight spaces on the east edge of Emmaus Drive are set back from Osiander Street by 10 feet. All setbacks comply with the standard. Old Town North PDP160017 Administrative Hearing — October 12, 2016 Page 6 B. Section 3.2.1(E)(4)(a)(b) —Parking lot Perimeter Landscaping Since not all of the required parking for the two-family attached dwellings can be accommodated in the tuck -under garages, there are three surface parking lots that contain 11, 10 and 11 spaces respectively. These lots each have an edge facing Suniga Road which is landscaped with a planting area specifically designed to screen the parking lot. C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping All three surface parking lots include landscape islands covering at least 6% of the interior thus complying with the standard. D. Section 3.2.2(B) — Access Circulation and Parking With on -street parking not allowed on either Osiander Street or Suniga Road, all vehicular access is gained from a common internal private roadway that serves both the single family detached and two family attached dwellings. This roadway is classified as a Private Drive per Section 3.6.2. As such, it is allowed to be named (Emmaus Lane) which provides addressing and way -finding for emergency service providers. This Private Drive provides sole access to the following: • 56 garage spaces for the 28 single family detached dwellings; • 48 garage spaces for the two family attached dwellings; and • 45 surface parking lot spaces for the two family attached dwellings. The Private Drive will have two access points onto Osiander Street. In addition, an emergency second point of access will be provided approximately mid -block and will be controlled to prevent vehicle usage but still allow for bikes and pedestrians. As noted, two pull-outs for westbound Osiander Street are provided in case an over- sized vehicle, such as an R.V., garbage truck, delivery truck, bus, and the like, takes up most of the two travel lanes (17 feet wide). The two access points and the emergency access lane provide three more opportunities for a westbound vehicle to pull over in case there is full row of east -facing on -street parking. In addition, there are four places for eastbound cars to pull over with three alleys and a public street intersecting Osiander Street on the south side. Pulling over is only needed in case of a large, over- sized vehicle and a solid row of parking on the south side of the street. Normal vehicles, including small trucks and S.U.V.'s , are able to pass without difficulty given and solid row of parked cars. Old Town North PDP160017 Administrative Hearing — October 12, 2016 Page 5 This section also requires that single family housing shall be limited to a maximum of 40% of the geographically distinct district area. The 28 single family detached dwellings represents 37% of the total of 76 units thus complying with the standard. 4. Compliance with Applicable General Development Standards: A. Section 3.2.1 — Landscaping and Tree Protection Street trees are provided in the parkway along Osiander Street on 40-foot centers. Since there are no individual driveways along Osiander (all parking is alley -load), and with trees planted at 40-intervals, 32 trees will be between Blondel Street on the west and Redwood Street on the east. This number exceeds the number of lots, 28, which would otherwise not be possible with front -loaded driveways. Please note, however, that there are two vehicular pull-outs on the north side of Osiander for westbound drivers to pull over if a large vehicle is approaching in an eastbound direction, and there is a continuous row of parked cars on the south side of the street. These pull-outs take up space that would otherwise be the parkway which precludes the planting of two street trees. (The two pull-outs are provided because Osiander is a narrow residential local street [24 feet of roadway] with parking allowed only on the south side versus a residential local street with parking allowed on both sides [30 feet or roadway].) Street trees are provided on Suniga Road between Blondel Street and Redwood Street but only along the westerly eight of the 12 buildings as the Suniga Road alignment and the property line diverge. At the point of divergence, the Suniga Road street frontage is under different ownership. Behind the right-of-way line along Suniga Road, the situation is different. Whereas Osiander Street is a narrow residential local street, Suniga is a four -lane arterial and the buildings are set further back. In addition, a drainage swale running behind the sidewalk and parallel to Suniga creates a grade differential between the street and the buildings. This area ranges in width between 37 and 60 feet between the buildings and the right-of-way/property line. As a result, the landscaping is less formal with a mix of evergreen and deciduous trees in a variety of species. This combination of a formal row of street trees in the parkway, with a more random pattern behind on private property, will create a pleasing streetscape along an arterial street in a manner that includes no fencing. This area is landscaped in a manner that complies with the full -tree stocking of the standard. Old Town North PDP160017 Administrative Hearing —October 12, 2016 Page 4 Old Town North, North Flats Final Plan, was approved in 2007 and consisted of eight five-plex buildings for a total of 40 multi -family dwellings on 1.55 acres located on Blondel Street between Pascal Street and Osiander Street. In 2009, a development proposal, Sunterrace Townhomes P.D.P., was approved on Blocks Two, Six, Seven and Nine which included the subject parcel. This was a request to replat these blocks to increase the number of dwelling units by 13 dwelling units from 43 to 56. In addition, 16 new, alley -loaded, garage parking spaces were planned to be added to replace surface parking in Alley O. This plan reconfigured the layouts within the various blocks to convert single family lots to single family attached lots (townhomes) and multi -family (four-plexes). The primary change to Block Six was a re- designed stormwater detention pond. A Final Plan was never filed and Sunterrace Townhomes P.D.P. has expired. 2. Overall Development Plan: Block Six is located on Parcel A of the O.D.P. which is designated for a mix of land uses, including single family detached, single family attached and mixed -use dwelling units. The P.D.P., therefore, remains in compliance with the Overall Development Plan. 3. C-C-N - Community Commercial — North College District: A. Permitted Uses In the C-C-N, under the residential category, single family detached (28 units) is permitted subject to administrative review. And, both single family attached dwellings (also known as townhomes) and two-family dwellings (also known as duplexes) are also permitted subject to administrative review. The 24 two-family dwellings (48 units) are arranged in pairs so there are two duplexes side -by -side (four units per structure). For lack of a better term, this configuration has been dubbed two-family attached. Similar to single family attached, there would be fee simple ownership of a platted lot (two lots per structure) with a property going down the party wall. And, similar to a two family dwellings, each lot contains a duplex (in an over- under fashion). Staff finds that this arrangement is not a new land use per se, but rather a conjoining of two permitted uses in a creative manner. B. Section 4.19(D)(1) — Land Use Standards This section requires that single family housing shall have a minimum density of five dwelling units per net acre calculated on a gross residential acreage basis for any development project. The 28 single family detached dwellings are placed on roughly two acres of the total site area. This equates to approximately 14.00 dwellings per gross acre, thus exceeding the standard. (Overall, 76 units on 5.84 acres equates to 13.00 dwelling units per gross acre. Old Town North PDP160017 Administrative Hearing — October 12, 2016 Page 3 RECOMMENDATION: Approval EXECUTIVE SUMMARY: This project represents a portion of the larger Old Town North neighborhood originally approved in 2004 and located on the north side of Osiander Street between Blondel Street on the west and Redwood Street on the east. The number and lot sizes of the 28 single family detached lots are similar to that of the existing 25 lots across Osiander Drive. The 24 two-family attached dwellings (48 units) represent a conjoining of single family attached and two family dwellings in an innovative manner. Since this housing type represents a new configuration, and describing it can be semantically confusing, the following terms are provided which are consistent with the Land Use Code: • 12 Buildings (two, two-family attached dwellings per building) • 24 two-family attached dwellings o Each on their own individual lot o Units are arranged in an over-under configuration • 48 individual units The P.D.P. complies with the General Development Standards of Article Three and the Community Commercial — North College (C-C-N) zone district standards of Article Four. A neighborhood information was held and the summary is attached. 1. Background: The surrounding zoning and land uses are as follows: N C-C-N Student -Oriented Housing — Aspen Heights S C-C-N Old Town North, Block 7 — Single Family Detached E C-C-N Old Town North, Tract KK and Unplatted — Vacant W C-C-N Old Town North, Block 2 and Tract F - Townhomes Old Town North Overall Development Plan was approved in 2004 and consisted of a potential mix of land uses allowed by C-C-N zoning on 45 acres. The original Old Town North Final Plan was approved in 2004 and consisted of 215 single family detached dwellings on 30.3 acres for a gross residential density of 7.15 dwelling units per acre. (Options were provided to allow an increase in the number of units in accessory dwelling units above garages on 105 lots which would increase the density.) Old Town North PDP160017 Administrative Hearing — October 12, 2016 Page 2 PROJECT: Old Town North Third Filing PDP 160017 APPLICANT: Mr. Terry Palmos Greeley Associates 2775 Iris Avenue Boulder, CO 80304 OWNER: Jerome Street LLC c/o Mr. Terry Palmos 216 E. Oak Street Fort Collins, CO 80524 STAFF: Ted Shepard, Chief Planner PROJECT DESCRIPTION: This is a request to develop a vacant portion of Old Town North that was originally platted as Block Six, and Tracts JJ and KK, on the north side of Osiander Street, south of Suniga Road and east of Blondel Street. As proposed, there would be a total of 76 dwelling units. These units would be divided between 28 single family detached homes facing Osiander and 24 two-family attached dwellings (48 units) facing Suniga Road. The 24 two-family attached dwellings would be up-and-down duplexes. These two- family dwellings (duplexes) would be arranged in pairs so there would be four units per structure, in 12 structures. Each two-family dwelling within the structure would be platted on its own lot with a property line going down the middle of the party wall. These are not condominiums. There would be no parking allowed on the north side of Osiander Drive. All parking would be placed in an alley behind the units. For the single family, each house would have a two -car garage. For the two-family dwellings (duplexes), parking would be divided between under -structure garages and surface parking. A small clubhouse is proposed at the eastern edge of the development. The site is 5.84 acres and zoned Community Commercial — North College, C-C-N.