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Home My WebLink AboutSTETSON CREEK, FIFTH FILING - PRELIMINARY - 16-89K - DECISION - HEARING OFFICER DECISIONE Steven Klausing, Hearing Officer Hearing Officer, Administrative Type 1 STETSON CREEK, FIFTH FILING Project Development Plan # 16-89K OWNER: Hartford Homes 344 East Foothills Parkway, Suite 12 Fort Collins, CO 80525 APPLICANT The Writer Corporation c/o Cityscape Urban Design, Inc. 3555 Stanford Road, Suite 105 Fort Collins, CO 80525 This is a request for approval of a Project Development Plan to construct an attached residential community. The site is located at the northeast corner of the intersection of Stetson Creek Drive and Timberline Road. The development will include 102 townhouses, a swimming pool with clubhouse and neighborhood park on 13.4 acres. The property is located in the LMN - Low Density Mixed Use Neighborhood District. SUMMARY OF RECOMMENDATION AND DECISION: ►• • 1: .1 a:woo Approval Approval with conditions LMN Low Density Mixed Use Neighborhood The city planner testified that the property was posted, legal notice published, written notices mailed. A neighborhood meeting is not required nor was one held. PUBLIC HEARING The Hearing Officer, by appointment of the Director pursuant to The Fort Collins Land Use Code, opened the hearing on January 28, 1999 at approximately 7:30 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: Steve Olt, Senior City Planner Fort Collins, CO For the Applicant: Steve Foran, The Writer Corp Darwin Horan, The Writer Corp. 2 0 • The applicant's submittal materials and the 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: R-L; Existing single family residential (Timber Creek, PUD) S: R-L, Existing single family residential (Stetson Creek PUD, First Filing) W: LMN, Existing mixed use residential (Willow Springs, PUD) E: LMN, Vacant (Stetson Creek, Fourth Filing) This property was originally approved by the Planning and Zoning Board on November 1, 1993 as part of the Timber Creek & Stetson Creek Overall Development Plan for a mix of residential types and densities. This property was a part of Parcel C (low density residential and all of Parcel F (duplexes, patio homes or townhouses). The easterly 6 acres was approved for a preliminary PUD on March 25, 1996 for 20 single family homes. On August 20, 1998 the Planning and Zoning Board approved a Partial Abandonment of the Timber Creek & Stetson Creek ODP. This action abandoned all of Parcel F (7.4 acres) and approximately 6 acres of Parcel C, effectively removing them from the ODP and requiring that subsequent development proposals be submitted for approval pursuant to the City's Land Use Code. 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 Zoning District. There was no testimony in opposition to the proposal. The project is located in the LMN Low Density Mixed Use Neighborhood Zoning District and must comply with the zone district plan and standards. This project is located in the LMN Low density Mixed Use Neighborhood Zoning District. The proposed use is 102 attached single family townhomes with a swimming pool and clubhouse and neighborhood park. The Land Use Code describes the LMN District as ... a setting for a predominance of low density housing combined with complimentary 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 every day 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. The proposal complies with the standards of the LMN District as it is a 13.4.acre site containing single family attached townhouses and neighborhood park with swimming pool and clubhouse greater than 1 acre in size. The project is bounded by 2 major streets and will be integrated into the surrounding community. Sidewalks and bike paths will provide pedestrian access and will integrate the development into the surrounding community. The development standards are set forth at 4.4 of the Land Use Code. The District Standards permit single family attached dwellings, 4.4 (B), (2) (A) (2). Overall density is limited to 8 dwelling units per acre, 4.4, D, (1) (b). The proposed development will be 7.61 dwelling units per acre. The project will contain a small neighborhood park as required by 4.4 (D) (7). 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 proposed landscaping and tree planting plan meets the requirements of Section 3.2. 1 (D)(2)(a). The proposal meets the standards of Section 3.2.2 Access, Circulation and Parking. The proposal provides bicycle parking that meets or exceeds the minimum number of bicycle parking spaces. The proposal includes a 2 car garage for each dwelling unit, bicycle parking must be equal to 5% of the parking. The plan provides adequate bicycle parking that is located near the entrance to the community and the swimming pool. 0 0 i 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 emphasyses 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. •� HATIMIUM IsM The proposal includes a 2 car garage with each dwelling unit plus 20 additional parking spaces for guests etc. This Section requires a minimum of 1.75 parking spaces for a 2 bedroom unit. The proposal exceeds the minimum requirements. The evidence is that the proposal complies with the Building and Project Compatibility Standards. Compliance with the following standards is specifically noted. Section 3.5. l(D) requires that a main entrance shall face a connecting walkway with direct pedestrian connection to the street without requiring all pedestrians to walk through parking lots or cross driveways. The plan complies with this standard. The evidence indicates that the building materials are; masonit lap siding, simulated cedar shake shingle and a heavy dimensional, high grade asphalt shingle. This will be compatible with the materials used in the neighborhood. The materials used in the townhouses and the clubhouse comply with the standards set forth in Section 3.5.1(F)(1). The plan proposes that there will be no garage doors facing residential streets. This complies with Section 3.5.2(E). The testimony, staff report and a review of the proposal indicate that the project will contribute to the development of a local street system that will allow access to and from the proposed development. Residents of the project will have access to schools and parks via the existing and future local and collector streets as well as existing and future bicycle and pedestrian trials. The proposed street system consists of a looped local street accessed from a collector at two locations. This plan complies with Section 3.6.3(F) The project is contiguous to existing development to the west, north and south. The evidence is that the project complies with Section 3.7.2, contiguity. 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 appropriatley considered as a Type 1 Adminiatrative review. 2. The property is located in the LMN Low Density Mixed Use Neighborhood Zoning 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 3.5 Building Standards, Section 3.6.3 Street Pattern and Connectivity, Section 3.7 Compact Urban Growth. 4. The Project Development Plan complies with the requirements of Article 4 of the Land Use Code. The Project Development Plan proposes a density of 7.61 dwelling units per acre, this complies with Section 4.4 (D). 5. The Project Development Plan is compatible with the surrounding neighborhood and complies with Section 3.5.1(F)(1). 3 DECISION Based upon the findings and conclusions, the applicant's request for Project Development Plan Approval for Stetson Creek, Fifth Filing #16-89K 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 10 dated June 9, 1998, as modified November 17, 1998 and as submitted and stamped received by the City on January 21, 1999. Dated this 6th day of February, 1999, by authority granted by Section 2.1 of the Fort Collins Land Use Code. Steven Klausing, Hearing Office 7