HomeMy WebLinkAboutTHE PARK TOWNHOMES AT FOSSIL RIDGE (FORMERLY ZIEGLER TOWNHOMES) - PDP/FDP - FDP160043 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (9)Staff Report —Ziegler Townhomes, FDP160043
Administrative Hearing 03-02-2017
Page 17
2.8.2(H), in that the granting of the Modification would not be detrimental to the
public good and the proposal submitted is equal to a compliant plan.
D. The Modification of Standard to Section 3.5.2(E)(2) that is proposed with this
Project Development Plan meets the applicable requirements of Section
2.8.2(H), in that the granting of the Modification would not be detrimental to the
public good and the proposal submitted is equal to a compliant plan.
E. The Project Development Plan complies with relevant standards of Article 3 —
General Development Standards, if the Modification of Standard to Sections
3.5.2(D)(1), 3.5.2(D)(2), and 3.5.2(E)(2) are approved.
F. The Project Development Plan complies with relevant standards located in
Division 4.5 Low Density Mixed -Use Neighborhood (LMN) of Article 4 — Districts.
RECOMMENDATION:
Staff recommends approval of Ziegler Townhomes, FDP160043.
ATTACHMENTS:
1. Zoning & Site Vicinity Map
2. Applicant's Modification of Standard Requests
3. Ziegler Townhomes Planning Document Set (Plat, Site Plan, Landscape Plan,
Elevations, & Photometric Plan)
4. Ziegler Townhomes Traffic Impact Study
Staff Report — Ziegler Townhomes, FDP160043
Administrative Hearing 03-02-2017
Page 16
4. Compliance with Article 4 of the Land Use Code — Low Density Mixed -Use
Neighborhood (LMN), Division 4.5:
The project complies with all applicable Article 4 standards as follows:
A. Section 4.5(B)(2)(a) — Permitted Uses
The proposed use, single-family attached dwellings, is permitted in the
LMN zone district and is consistent with the district's intent to provide a
predominance of low -density housing.
B. Section 4.5(D)(1) — Density
The minimum density for developments in the LMN shall be four dwelling
units per net acre. The maximum density for developments in the LMN
shall be nine dwelling units per gross acre. The proposed development
has a density of 8.93 dwelling units per gross acre.
C. Section 4.5(E)(3) — Maximum Residential Building Height
Residential buildings in the LMN shall have a maximum height of two and
one-half stories. The proposed buildings are all two stories.
5. Findings of Fact/Conclusion:
In evaluating the request for the Ziegler Townhomes Project Development
Plan/Final Plan, Staff makes the following findings of fact:
A. The Project Development Plan complies with the process located in Division 2.2
— Common Development Review Procedures for Development Applications of
Article 2 — Administration.
B. The Modification of Standard to Section 3.5.2(D)(1) that is proposed with this
Project Development Plan meets the applicable requirements of Section
2.8.2(H), in that the granting of the Modification would not be detrimental to the
public good and that by reason of exceptional physical conditions or other
extraordinary and exceptional situations, unique to such property, the strict
application of the standard sought to be modified would result in unusual and
exceptional practical difficulties.
C. The Modification of Standard to Section 3.5.2(D)(2) that is proposed with this
Project Development Plan meets the applicable requirements of Section
Staff Report — Ziegler Townhomes, FDP160043
Administrative Hearing 03-02-2017
Page 15
The proposed plan is consistent with the requirements of the Land Use
Code in regards to the location of outdoor storage, screening of storage
areas, and screening of rooftop mechanical equipment from public view.
Operational/Physical Compatibility
The proposed plan is consistent with the requirements of the Land Use
Code in regards to hours of operation, placement of trash receptacles and
location and number of off-street parking spaces.
Q. Section 3.5.2(C)(2) — Housing Model Variety and Variation Among
Buildings
Single-family attached developments with more than five buildings that
have more than two units each must have three distinctly different building
designs. The proposed Ziegler Townhomes provides four distinctly
different building designs. Each of these designs contains variations in
massing, materials, footprint size, and color to differentiate each building.
Each building does have similar roof forms and proportions to create a
cohesive development without appearing repetitious.
R. Section 3.5.2(E)(1) — Setback from Arterial Streets
Residential buildings must be setback at least 30 feet from arterial streets.
Ziegler Rd. is an arterial street. All of the buildings are setback at least 30
feet from Ziegler Rd.
S. Section 3.5.2(E)(2) — Side and Rear Yard Setbacks
The minimum side yard setback is five feet and the minimum rear yard
setback is eight feet. The proposed buildings are all set back further than
the minimum in the rear and side yard.
T. Section 3.5.2(F) — Garage Doors
Garage doors must be located in such a way to minimize the visual impact
of garage doors from the street and major walkway spines. All of the
garages are oriented towards the internal access drives serving the
project. This orientation minimizes the visual impact of garage doors and
meets the standard.
Staff Report —Ziegler Townhomes, FDP160043
Administrative Hearing 03-02-2017
Page 14
Developments must provide at least a 50-foot-widebuffer from wetlands
and 100-foot-wide buffer from tributaries of Fossil Creek. McClelland's
Creek is a tributary of Fossil Creek, so the 100-foot buffer applies. The
decision maker may enlarge or reduce the buffer distance so long as the
development meets a variety of performance standards. In summary, the
development must preserve the ecological character of the habitat feature,
enhance or preserve wildlife movement through the corridor, preserve
existing trees and vegetation, and integrate with the feature.
The buffer zone proposed is smaller than the 100 feet required by the
Land Use Code. The applicant proposes enhanced plantings in the buffer
zone to mitigate for a smaller buffer zone. Staff finds the enhanced
plantings enhance the buffer zone adequately to mitigate for a reduced
buffer size and thus meets this code section.
P. Section 3.5.1 -Building and Project Compatibility
The proposed plan is consistent with the requirements of the Land Use
Code in regards to building and project compatibility including building
size, height, bulk, mass, scale, mechanical equipment screening and
operational/physical compatibility.
Size, Height, Bulk, Mass and Scale
The projects adjacent to Ziegler Townhomes include a mix of residential
uses. Harvest Park contains single-family detached homes, duplexes, and
townhomes with five units per building. This development borders Ziegler
Townhomes to the north and west. The Sage Creek development to the
south contains a mix of six -unit townhomes and single-family detached
homes. Two-story structures predominate both developments.
Ziegler Townhomes propose two-story townhomes with buildings
consisting of four, five, six, and seven units. Each building has a similar
size, height, bulk, mass, and scale to the townhomes in adjacent
developments. The largest building part of Ziegler Townhomes will have a
roughly 8,000 sq. ft. footprint. This footprint is nearly 2,000 sq. ft. smaller
than the five unit buildings in Harvest Park. As such, the proposed
development meets this code requirement.
Outdoor Storage Areas/Mechanical Equipment
Staff Report — Ziegler Townhomes, FDP160043
Administrative Hearing 03-02-2017
Page 13
J. Section 3.2.2(K)(5) - Handicap Parking
Sites with 1-25 parking spaces are required to provide one handicap
parking space, which must be van accessible. The site plan shows two
handicap spaces, both of which are van accessible.
K. Section 3.2.3 - Solar access, orientation, shading
All developments must be designed to accommodate active and/or
passive solar installations and must not deny adjacent properties access
to sunshine. The proposed building is designed and located to minimize
the casting of shadows on adjacent properties and could accommodate
future active and/or passive solar installations.
L. Section 3.2.4 - Site Lighting
The proposed lighting plan is consistent with the requirements of the Land
Use Code in regards to the general standard, lighting levels and design
standards.
M. Section 3.2.5 - Trash and Recycling Enclosures
Trash and recycling enclosures must be provided in locations abutting
refuse collection or storage areas, shall be designed to allow walk-in
access without having to open the main service gate, shall be screened
from public view and shall be constructed on a concrete pad. The
proposed trash and recycling enclosure abuts a storage area, allows walk-
in access without having to open the main service gate, is screened from
public view and is built on a concrete pad.
N. Section 3.4.1(A) — Natural Habitat and Features — Applicability
This section of the Land Use Code applies when a project is within 500
feet of an area or feature identified as a natural habitat or feature on the
City's Natural Habitats and Features Inventory Map. The site is within of
wetlands and McClelland Creek, so Section 3.4.1 applies.
O. Section 3.4.1(E) — Establishment of Buffer Zones
Staff Report — Ziegler Townhomes, FDP160043
Administrative Hearing 03-02-2017
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Walkways must be provided to link sidewalks with building entries through
parking lots. These walkways must also provide direct connections to off -
site pedestrian and bicycle destinations. The proposed walkways connect
all of the building entrances to the public sidewalks along County Fair Ln.
and Ziegler Rd. The walkways also allow pedestrians to navigate the site
while avoiding drive aisles.
F. Section 3.2.2(D)(1) — Access and Parking Lot Requirements -
Pedestrian/Vehicle Separation
To the maximum extent feasible, pedestrians and vehicles shall be
separated through provisions of a sidewalk or walkway. The site complies
with this standard by providing an extensive sidewalk network around
each building. The sidewalk is separated from vehicle use areas by a
curb.
G. Section 3.2.1(F) — Tree Protection and Replacement
The tree mitigation plan submitted proposes the removal of 57 trees. Of
these 57 trees, 24 have mitigation value totaling to the need for 46
mitigation trees. The landscape plan shows 46 upsized trees to meet the
mitigation requirement.
H. Section 3.2.2(J) - Setbacks
The proposed parking lots are setback further than the 10-foot minimum
from non -arterial streets and 5-foot minimum along a lot line required per
the Land Use Code.
I. Section 3.2.2(K)(1)(a) — Residential Parking Requirements
Three -bedroom units must provide two parking spaces per unit. The
project proposes 36 units, each with three bedrooms. The proposal meets
this requirement.
Number of Units
aces Re uired
S aces Provided
36
t72S(36 units ' 2 spaces
per unit
77
Staff Report —Ziegler Townhomes, FDP160043
Administrative Hearing 03-02-2017
Page 11
deeper setback on the north side of County Fair Ln. makes the proposed plan
equal to a compliant plan.
3. Compliance with Article 3 of the Land Use Code — General Development
Standards:
The project complies with all applicable General Development Standards as
follows:
A. Section 3.2.1(D) — Tree Planting Standards
All developments must establish groves and belts of trees along all public
streets, in and around parking lots, and in landscape areas within 50' of
buildings. Ziegler Townhomes proposes street trees planted at 40'
intervals in accordance with City standards, trees planted in clusters on
the western property line, and full tree stocking around each building.
B. Section 3.2.1(D)(3) — Minimum Species Diversity
When a development proposes more than 60 trees, the maximum amount
of any one species is 15%. None of the proposed trees will make up more
than 15% of the overall tree count.
C. Section 3.2.1(E)(3) — Water Conservation
All proposed landscaping must be designed to incorporate water
conservation materials and techniques, and not exceed 15 gallons/square
foot over the site. The proposed landscaping uses low water use plants
and has an overall annual water budget of 6.66 gallons/square foot.
D. Section 3.2.2(C)(4)(b) — Bicycle Parking Space Requirement
Multi -family residential projects must provide one bicycle parking space
per bedroom. 60% of these spaces must be in enclosed locations with
40% provided via fixed racks. The project contains 108 bedrooms. The
site plan shows 108 bicycle parking spaces. 94 of the spaces are located
in the garages of each unit. The remaining 14 spaces are provided via
fixed rack. This exceeds the minimum for enclosed spaces and thus
meets this standard.
E. Section 3.2.2(C)(5) - Walkways
Staff Report — Ziegler Townhomes, FDP160043
Administrative Hearing 03-02-2017
Page 10
The applicant requests that the Modification be approved and provides the
following justification based upon Criterion 1 (proposal is equal to or better than a
compliant plan):
Summary of Applicant's Justification for Modification #3:
• A lesser setback allows the buildings to be further out of the natural
habitat buffer zone.
• The development meets the intent of the standard to promote variety,
visual interest and pedestrian -oriented streets in residential developments.
• The modification is minor when considered from the perspective of the
entire development plan.
• The building exceeds the requirements of section 3.5.2.
• The project is designed to reflect the characteristics of the existing,
established residential neighborhood.
• The visual impact of the building will be reduced by the proposed
landscaping.
• This development will greatly improve the vacant lot.
Staff Finding:
Staff finds that the request for a Modification of Standard to section 3.5.2(E)(2) is
justified by the applicable standards in 2.8.2(H)(1).
C. The granting of the Modification would not be detrimental to the public good
D. The project design satisfies 2.8.2(H)(1): the plan as submitted will promote
the general purpose of the standard for which the modification is requested
equally well or better than would a plan which complies with the standard for
which a modification is requested.
The applicant is requesting relief to the setback standards for one entire building
and the portion of another. Building F is proposed to be setback 10.4 feet from
the back of the sidewalk. Portions of Building C are proposed to be as close as
9.5 feet to the back of the sidewalk, widening out to 20 feet near the intersection
of Ziegler Rd. and County Fair Ln. This plan could comply by locating the
buildings on the south side of County Fair Ln. further back to accommodate
these setbacks. This would push the buildings further into the natural habitat
buffer zone, however. To mitigate for encroaching into the setback, the applicant
proposes enhanced landscaping to visually soften the presence of the buildings.
The applicant also proposes a deeper setback on the north side of County Fair
Ln. to provide further mitigation. Staff finds the enhanced landscaping and
Staff Report —Ziegler Townhomes, FDP160043
Administrative Hearing 03-02-2017
Page 9
have a greater number of windows and doorways, and richer architectural
features and materials. By having buildings front on streets, new developments
support the town -like pattern envisioned by City Plan.
The code would require all of the front doors for buildings A, F, and E to front on
to County Fair Lane. This would extend the existing pattern of homes fronting on
streets established in Harvest Park to the west. Instead, the proposed plan
shows three buildings with front doors oriented to Ziegler Rd. with the remaining
three buildings with front doors oriented to a common green space. The principal
concern for this development is how pedestrians will experience walking along
County Fair Ln. into and out of Harvest Park. For pedestrians coming from the
neighborhood or Ziegler Rd., the first things they will see are the front porches
and picket fenced yards of the proposed townhomes. This promotes the purpose
of this standard by highlighting the entries to the buildings. To further enhance
the sides of the buildings, the architecture provides windows and changes in
materials to add interest to the building from the street. The landscaping will also
screen areas of low interest on the sides of the building to further enhance the
presence of the development. For these reasons, staff finds the proposed plan is
equal to a compliant plan.
Modification #3 Description:
The applicant requests a Modification to Section 3.5.2(E)(2) — Residential
Building Setbacks, Lot Width and Size to have buildings setback closer than 15
feet away from the right-of-way.
Land Use Code Standard Proposed to be Modified (areas underlined and
bolded for emphasis):
Land Use Code 3.5.2(E)(2):
(2) Setback from Nonarterial Streets. The minimum setback of every
residential building and of every detached accessorV building
that is incidental to the residential building shall be fifteen (15)
feet from any public street right-of-way other than an arterial
street right-of-way, except for those buildings regulated by Section
3.8.30 of this Code, which buildings must comply with the setback
regulations set forth in Section 3.8.30. Setbacks from garage doors to
the nearest portion of any public sidewalk that intersects with the
driveway shall be at least twenty (20) feet.
Summary of Applicant's Justification:
n
Staff Report —Ziegler Townhomes, FDP160043
Administrative Hearing 03-02-2017
Page 8
Summary of Applicant's Justification for Modification #2:
• The standard requires buildings to have street -facing doorways along
County Fair Lane. To meet the standard, the buildings would have to be
moved north and south. Neither is feasible due to the potential negative
impacts of disturbing the wetlands and the natural habitat buffer zone on
the south and the infeasibility of locating the buildings to the north due to
several existing trees.
• The purpose of the standard for which the modification is sought is to
"promote variety, visual interest and pedestrian -oriented streets in
residential development." The proposed plan in which the buildings do not
have street -facing doorways promotes such purpose equally well or better
for the following reasons:
o The modification is minor and only affects the four buildings along
the north and south sides of County Fair Lane.
o The proposed alternative plan continues to improve the design,
quality and character of new development by exceeding the
building standards set forth in Section 3.5. The use of high quality
residential building materials, building articulation, projections and
recesses, along with pitched roof elements ensures sensitivity to
and compatibility with the surrounding neighborhood.
o The street -facing sides of the buildings contain enhanced
landscaping with shrubs and ornamental grasses in combination
with upright evergreen plantings to break up the mass of the
buildings.
o In addition, the wall -mounted meters will be screend with walls and
ornamental grasses.
Staff Finding:
Staff finds that the request for a Modification of Standard to section 3.5.2(D)(2) is
justified by the applicable standards in 2.8.2(H)(1).
A. The granting of the Modification would not be detrimental to the public good
B. The project design satisfies 2.8.2(H)(1): the plan as submitted will promote
the general purpose of the standard for which the modification is requested
equally well or better than would a plan which complies with the standard for
which a modification is requested.
The purpose of the street facing fagade standard is to prevent the sides of
buildings dominating the streetscape. Sides of buildings do not promote the
same level of pedestrian activity or visual interest than front facades that typically
Staff Report — Ziegler Townhomes, FDP160043
Administrative Hearing 03-02-2017
Page 7
The site in question is long and narrow with limited options to provide vehicular
access to the site. While the site has 701 feet of frontage on Ziegler Rd., 470 feet
of this frontage is located south of the intersection of County Fair Ln. and Ziegler
Rd. The minimum access spacing requirements along a two-lane arterial street is
460 feet per the Larimer County Urban Area Street Standards (LCUASS). That
would mean an access point for this site could be allowed on Ziegler Rd., but this
access point would be in the natural habitat buffer zone. Due to this physical
constraint, the access for both portions of the site must come from County Fair
Ln.
A local street that meets LCUASS requires 51 feet of right-of-way. The width of
the parcel is approximately 216 feet. That means a local street would encumber
23.6% of the site. After factoring in 15-foot setbacks on either side of the right-of-
way, this local street would essentially encumber 37.5% of the site. This would
result in small buildable lots that would not continue the pattern of development
established in Harvest Park and Sage Creek.
The proposed plan meets the code for all but the three most southerly units in
Building E. The unit furthest away is a 281-foot walk to the public sidewalk on
County Fair Ln. The walkway leading from the unit to County Fair Ln. is direct
and continuous and so it meets the intent of the Code. By meeting the intent of
the code section, staff finds that the strict application of this section would result
in impractical difficulties due to the orientation of the site.
Modification #2 Description:
The applicant requests a Modification to Section 3.5.2(D)(2) — Street Facing
Facades to have buildings setback closer than 15 feet away from the right-of-
way.
Land Use Code Standard Proposed to be Modified:
Land Use Code 3.5.20)(2):
Street -Facing Facades. Every building containing four (4) or more dwelling units
shall have at least one (1) building entry or doorway facing any adjacent street
that is smaller than a full arterial or has on -street parking.
Summary of Applicant's Justification:
The applicant requests that the Modification be approved and provides the
following justification based upon Criterion 1 (proposal is equal to or better than a
compliant plan):
Staff Report — Ziegler Townhomes, FDP160043
Administrative Hearing 03-02-2017
Page 6
upon the owner of such property, provided that such difficulties or hardship are
not caused by the act or omission of the applicant; or
(4) the plan as submitted will not diverge from the standards of the Land Use
Code that are authorized by this Division to be modified except in a nominal,
inconsequential way when considered from the perspective of the entire
development plan, and will continue to advance the purposes of the Land Use
Code as contained in Section 1.2.2.
Any finding made under subparagraph (1), (2), (3) or (4) above shall be
supported by specific findings showing how the plan, as submitted, meets the
requirements and criteria of said subparagraph (1), (2), (3) or (4).
Summary of Applicant's Justification:
The applicant requests that the Modification be approved and provides the
following justification based upon Criterion 1 (proposal submitted is equal to or
better than a compliant plan) and Criterion 3 (physical hardship):
Summary of Applicant's Justification to Modification #1:
• To meet the standard, the development would have to put a street through
the middle of the site, which is impractical.
• Each building faces a connecting walkway and there are numerous routes
to the sidewalk through the development.
• The modification is minor from the perspective of the overall development.
• The buildings exceed the standards of 3.5.2.
• This development will greatly improve the vacant site.
Staff Finding:
Staff finds that the request for a Modification of Standard to Section 3.5.2(D)(1) is
justified by the applicable standards in 2.8.2(H)(3).
A. The granting of the Modification would not be detrimental to the public good
B. The project design satisfies 2.8.2(H)(3): by reason of exceptional physical
conditions or other extraordinary and exceptional situations, unique to such
property, the strict application of the standard sought to be modified would
result in unusual and exceptional practical difficulties.
A compliant plan would require a street to run north -south through the site with
buildings oriented to face this street. Building such a street is impractical given
the size and shape of the site.
Staff Report —Ziegler Townhomes, FDP160043
Administrative Hearing 03-02-2017
Page 5
2. Compliance with Section 2.8.2(H) of the Land Use Code - Modification of
Standards
Modification #1 Description:
The applicant requests a Modification to Section 3.5.2(D)(1) — Relationships of
Dwellings to Streets and Parking to have a unit with a primary entrance more
than 200 feet away from the nearest street sidewalk.
Land Use Code Standard Proposed to be Modified (areas underlined and
bolded for emphasis):
(1) Orientation to a Connecting Walkway. Every front facade with a
primary entrance to a dwelling unit shall face the adjacent street to the
extent reasonably feasible. EverV front facade with a primary
entrance to a dwelling unit shall face a connecting walkway with
no primary entrance more than two hundred (200) feet from a
street sidewalk.
Land Use Code Modification Criteria:
"The decision maker may grant a modification of standards only if it finds that the
granting of the modification would not be detrimental to the public good, and that:
(1) the plan as submitted will promote the general purpose of the standard for
which the modification is requested equally well or better than would a plan which
complies with the standard for which a modification is requested; or
(2) the granting of a modification from the strict application of any standard
would, without impairing the intent and purpose of this Land Use Code,
substantially alleviate an existing, defined and described problem of city-wide
concern or would result in a substantial benefit to the city by reason of the fact
that the proposed project would substantially address an important community
need specifically and expressly defined and described in the city's
Comprehensive Plan or in an adopted policy, ordinance or resolution of the City
Council, and the strict application of such a standard would render the project
practically infeasible; or
(3) by reason of exceptional physical conditions or other extraordinary and
exceptional situations, unique to such property, including, but not limited to,
physical conditions such as exceptional narrowness, shallowness or topography,
or physical conditions which hinder the owner's ability to install a solar energy
system, the strict application of the standard sought to be modified would result
in unusual and exceptional practical difficulties, or exceptional or undue hardship
Staff Report —Ziegler Townhomes, FDP160043
Administrative Hearing 03-02-2017
Page 4
i : Llewer I ownno171e5 Loninq & 51Te vicin
1 inch = 500 feet
Ziegler Townhomes
Vicinity Map ---
Staff Report —Ziegler Townhomes, FDP160043
Administrative Hearing 03-02-2017
Page 3
Below is a zoning and site vicinity map.
Staff Report — Ziegler Townhomes, FDP160043
Administrative Hearing 03-02-2017
Page 2
public good and that by reason of exceptional physical conditions or other
extraordinary and exceptional situations, unique to such property, the strict
application of the standard sought to be modified would result in unusual and
exceptional practical difficulties.
• The Modification of Standard to Section 3.5.2(D)(2) that is proposed with this
Project Development Plan meets the applicable requirements of Section
2.8.2(H), in that the granting of the Modification would not be detrimental to the
public good and the proposal submitted is equal to a compliant plan.
• The Modification of Standard to Section 3.5.2(E)(2) that is proposed with this
Project Development Plan meets the applicable requirements of Section
2.8.2(H), in that the granting of the Modification would not be detrimental to the
public good and the proposal submitted is equal to a compliant plan.
• The Project Development Plan complies with relevant standards of Article 3 —
General Development Standards, if the Modification of Standard to Sections
3.5.2(D)(1), 3.5.2(D)(2), and 3.5.2(E)(2) are approved.
• The Project Development Plan complies with relevant standards located in
Division 4.5 Low Density Mixed -Use Neighborhood (LMN) of Article 4 — Districts.
COMMENTS:
1. Background
The property was incorporated into the City of Fort Collins as a part of the Weiner
Enclave Annexation on March 6, 2007. A previous PDP application for this site was
approved and made it to the Final Plan stage but was never recorded. This expired plan
called for 22 dwelling units in four buildings on the southwest corner of County Fair
Lane and Ziegler Road.
The surrounding zoning and land uses are as follows:
Direction
Zone District
Existing Land Uses
North
Low Density Mixed -Use Neighborhood
Residential
South
Low Density Mixed -Use Neighborhood
Residential
LMN
East
Public Open Lands (POL)
High school, community park
West
Low Density Mixed -Use Neighborhood
Residential
Fort of
MEETING DATE
STAFF
March 2"d, 2017
Clay Frickey
ADMINISTRATIVE HEARING
PROJECT: Ziegler Townhomes, FDP160043
APPLICANT: Cathy Mathis
TB Group
444 Mountain Ave.
Berthoud, CO 80513
OWNERS: Manhattan Land Company, LLC
772 Whalers Way
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request for Project Development Plan/ Final Plan to create a for -sale, single
family attached townhome project. There are 6 buildings proposed, with a total of 36
units. All of the units have 3 bedrooms. The buildings will be two stories in height and
will contain from four to seven units per building. The overall density of the project will
be 8.93 dwelling units per acre. The site is located on 4.029 acres and zoned (LMN)
Low Density Mixed -Use Neighborhood.
RECOMMENDATION: Staff recommends approval of Ziegler Townhomes,
FD P 160036.
EXECUTIVE SUMMARY:
Staff finds the proposed Ziegler Townhomes combined Project Development Plan/Final
Plan complies with the applicable requirements of the City of Fort Collins Land Use
Code (LUC), more specifically:
• The Project Development Plan complies with the process located in Division 2.2
— Common Development Review Procedures for Development Applications of
Article 2 — Administration.
• The Modification of Standard to Section 3.5.2(D)(1) that is proposed with this
Project Development Plan meets the applicable requirements of Section
2.8.2(H), in that the granting of the Modification would not be detrimental to the
Planning Services 281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580
fcgov.com/developmentreview/ 970.221.6750