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Home My WebLink AboutPRAIRIE VILLAGE - MAJOR AMENDMENT - MJA140002 - REPORTS - RECOMMENDATION/REPORTITEM NO 3 MEETING DATE Oct. 1, 2014 STAFF Ryan Mounce ADMINISTRATIVE HEARING OFFICER Planning Services 281 N College Ave – PO Box 580 – Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750 STAFF REPORT PROJECT: Prairie Village Major Amendment, MJA140002 APPLICANT: Kenneth R. Mitchell 1021 Nightingale Drive Fort Collins, CO 80525 OWNERS: Catalina Properties, LLC & Schrader Properties, LLC 4714 Valley Ridge Court Fort Collins, CO 80526 PROJECT DESCRIPTION: This is a request for consideration of a Major Amendment for Prairie Village, MJA140002. The project site is located on Fromme Prairie Way, west of Seneca Street in the Low Density Mixed-Use Neighborhood (L-M-N) District. This Major Amendment to the previously-approved Overlook Fifth Filing PUD (also known as the Overlook/Seneca Center), proposes a replatting to create 10 lots and the construction of 8 single-family attached dwelling units, a permitted use in the L-M-N District. The original Overlook Fifth Filing PUD plans called for an 8,200 square mixed-use commercial and residential building with 7 dwelling units on the lot of this proposed Major Amendment. RECOMMENDATION: Staff recommends approval of Prairie Village, MJA140002. EXECUTIVE SUMMARY: Staff finds the proposed Prairie Village Major Amendment complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically:  The Major Amendment complies with process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration.  The Major Amendment complies with relevant standards of Article 3 – General Development Standards.  The Major Amendment complies with relevant standards located in Division 4.5 Low Density Mixed-Use Neighborhood District (L-M-N) of Article 4 – Districts. Staff Report – Prairie Village Major Amendment, MJA140002 Administrative Hearing 10-01-2014 Page 2 COMMENTS: 1. Background The property was annexed into the City of Fort Collins as a part of the Horsetooth Harmony West Annexation in June, 1980. The site was partially developed as part of the Overlook Fifth Filing PUD, approved in May, 2000. The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses North Low Density Mixed-Use Neighborhood (L-M-N), Low Density Residential (R-L) Commercial/Retail, Single Family Detached South Low Density Mixed-Use Neighborhood (L-M-N) Single Family Attached, Single Family Detached East Low Density Mixed-Use Neighborhood (L-M-N) Convenience Store with Fuel Sales, Single Family Attached West Low Density Residential (R-L) Single Family Detached A zoning and site vicinity map is presented on the following page. Overlook Fifth Filing PUD: Originally approved in May, 2000, the Overlook Fifth Filing PUD (also known as the Overlook/Seneca Center) was approved on three lots with a combination of convenience store, residential, and retail/office uses. Lot 1, comprised of a 12,100 square foot commercial and retail building, and Lot 3, a 3,000 square foot convenience store with fuel sales, have both been developed. Lot 2, containing an 8,200 square foot building for residential and commercial uses, was never developed and remains partially vacant. Lot 2 also contains a majority of the shared parking between all lots and the access to the overall center from both West Harmony Road and Fromme Prairie Way. This Major Amendment to the original Lot 2 of the Overlook Fifth Filing PUD proposes eliminating the mixed-use building and constructing 8 single-family attached dwelling units in its place. To accommodate the single-family attached residential use, additional lots are proposed. Staff Report – Prairie Village Major Amendment, MJA140002 Administrative Hearing 10-01-2014 Page 3 Map 1: Prairie Village Zoning & Site Vicinity Staff Report – Prairie Village Major Amendment, MJA140002 Administrative Hearing 10-01-2014 Page 4 2. Compliance with Article 4 of the Land Use Code – Low Density Mixed-Use Neighborhood (L-M-N), Division 4.5: The project complies with all applicable Article 4 standards as follows: A. Section 4.5(B)(2) – Permitted Uses The proposed use, single-family attached dwellings, is a permitted use in the Low Density Mixed-Use Neighborhood District and consistent with the purpose and intent of the district to provide a predominance of low-density housing. B. Section 4.5(D)(1) – Density For residential projects less than 20 acres in size, the L-M-N District requires a minimum average density of 3 dwelling units per acre and a maximum of 9 dwelling units per gross acre. The Major Amendment proposes 8 dwelling units on 1.1 acres, resulting in a density of 7.3 units per acre. C. Section 4.5(D)(5) – Facing Uses The L-M-N District encourages facing uses at mid-block locations where reasonably feasible. The Major Amendment proposal for attached single family dwelling units reorients the buildings to face Fromme Prairie Way and a similar single-family attached development across the street. D. Section 4.5(E)(3) – Residential Building Height The single-family attached dwellings are 2 stories in height, less than the maximum residential building height of 2.5 stories in the L-M-N District. 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. Division 3.2.1 – Landscaping and Tree Protection The proposed landscaping is consistent with requirements of the Land Use Code in regards to preservation of existing trees, the addition of street trees, full tree stocking around new buildings, interior parking lot landscaping and landscape screening of adjacent uses. Staff Report – Prairie Village Major Amendment, MJA140002 Administrative Hearing 10-01-2014 Page 5 B. Section 3.2.2(D)(3) - Access and Parking Lot Requirements; Location Off-street parking spaces in residential zones such as the L-M-N District are required to be on the same lot as the use they intend to serve, unless such spaces are provided collectively by two or more buildings and uses on abutting lots. As part of the original Overlook Fifth Filing PUD, parking and access is shared amongst all lots in the overall development, and will continue to function in a similar arrangement with the proposed Major Amendment. C. Section 3.2.2(G) - Shared Parking Residential uses are not allowed to count shared parking spaces to meet minimum parking requirements. Although guest-parking for the proposed dwelling units is anticipated in the shared parking area for the overall center, the minimum parking requirements for each dwelling unit will be met in private garages on each individual lot. D. Section 3.2.2(K)(1) – Residential and Institutional Parking Requirements Each single-family attached unit includes 3 bedrooms, with a resulting minimum parking requirement of 2 parking spaces per unit. A total of 16 parking spaces are provided in private 2-car garages, meeting this code standard. E. Section 3.3.1(B) – Lots Each of the newly proposed lots has vehicular access to a public street. The general layout of the lots, driveways, utilities, drainage, and other services accomplishes the purpose and intent of the Land Use Code. F. Section 3.5.1(C) - Building Size, Height, Bulk, Mass, Scale The proposed buildings are similar in size, height, bulk, mass and scale to the existing attached single family units to the south and the commercial buildings located to the north. Where the western single-family attached building is closest to smaller single-family detached homes, the structure utilizes articulation and a decrease in height to 1-story to reduce building bulk and mass and achieve a compatible form. Staff Report – Prairie Village Major Amendment, MJA140002 Administrative Hearing 10-01-2014 Page 6 G. Section 3.5.1(D) - Privacy Considerations Defined, semi-enclosed courtyards are available to each unit of the development, providing the opportunity for privacy for residents of the development. In consideration of privacy for the abutting single-family detached homes to the west, windows are minimized on the upper levels of the structure facing the homes, and a emphasis on planting of trees for screening are planned along the western lot line abutting the existing homes. H. Section 3.5.1(F) - Building Color The proposed buildings feature earth-toned colors that facilitate blending into the color palette of the existing neighborhood and nearby developments. I. Section 3.5.2(D) – Relationship of Dwellings to Streets and Parking The proposed buildings and units are oriented to face Fromme Prairie Way, a local street, with connecting walkways from front entrances to the street sidewalk as required by this code section. J. Section 3.5.2(E)(2) – Setbacks from Nonarterial Streets This section requires a minimum 15 foot setback from nonarterial street rights-of-way. The single-family attached units are setback from Fromme Prairie Way a minimum of 16 feet, complying with Land Use Code Requirements. K. Section 3.5.2(E)(3) – Side and Rear Yard Setbacks Required side yard setbacks are a minimum of 5 feet from side yard lot lines, and in zero-lot-line development plans, at least one 6 foot minimum side yard is required. The proposed single-family attached buildings are each located a minimum of 5 feet from the overall western and eastern side yard lot lines, and between the two buildings, 6-foot side yard setbacks are provided. L. Section 3.5.2(F) – Garages Two of the proposed single family attached units feature street-facing garage doors along Fromme Prairie Way. These garages comply with requirements for the placement and design of garages and demonstrate Staff Report – Prairie Village Major Amendment, MJA140002 Administrative Hearing 10-01-2014 Page 7 they are recessed behind the ground floor living area of their dwellings, that they do not comprise more than 50 percent of the street-facing building frontage, and that the sides of the garages viewable from the street include architectural details and windows that mimic the features of the living portion of the dwelling. M. Section 3.6.6 – Emergency Access An emergency access easement is proposed, running through an existing parking lot drive aisle and driveways that connect the two existing access points to the overall development from West Harmony Road and Fromme Prairie Way. The emergency access easement ensures emergency vehicles can gain proper access and maneuvering to reach all portions of the proposed buildings. A portion of the emergency access easement is needed on the adjacent parcel to the north, near the access point to West Harmony Road. The applicant has supplied a letter of intent and understanding from the adjacent property owners indicating they are agreeable to providing this portion of the emergency access easement across their property. 4. Findings of Fact/Conclusion: In evaluating the request for the Prairie Village Major Amendment, Staff makes the following findings of fact: A. The Major Amendment complies with the applicable procedural and administrative requirements of Article 2 of the Land Use Code. B. The Major Amendment complies with relevant standards located in Article 3 – General Development Standards. C. The Major Amendment complies with relevant standards located in Division 4.5 Low Density Mixed-Use Neighborhood District (L-M-N) of Article 4 – Districts. RECOMMENDATION: Staff recommends approval of the Prairie Village Major Amendment, MA140002. Staff Report – Prairie Village Major Amendment, MJA140002 Administrative Hearing 10-01-2014 Page 8 ATTACHMENTS: 1. Zoning & Site Vicinity Map 2. Applicant’s Statement of Planning Objectives 3. Prairie Village Planning Document Set (Site Plan, Landscape Plan & Elevations) 4. Prairie Village Plat 5. Overlook Fifth Filing PUD Site Plan 6. Emergency Access Easement Letter of Intent