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HomeMy WebLinkAboutSANCTUARY ON THE GREEN - PDP210018 - REPORTS - STAFF'S PROJECT COMMENTSContact Information 1 Jenny Axmacher Senior City Planner jaxmacher@fcgov.com 970-416-8089 Katie Claypool Community Development kclaypool@fcgov.com Please email your name and full address to Katie to receive the decision report. Please call/text 970-430-5318 during the hearing, if you’re having technical difficulties accessing the hearing online. 2 Staff Presentation Jenny Axmacher–Senior City Planner May 2, 2022 Sanctuary on the Green, PDP210018 Project Development Plan Hearing Authority 3 As required by City Council Ordinance 079, 2020, a determination has been made that it is desirable to conduct a remote hearing to provide reasonably available participation by parties–and-interests and the public, because meeting in person would not be prudent. HOW TO ZOOM 4 Providing Public Comment on Zoom ~Please sign in with your first name and last name (or last initial). ~The Hearing Officer will call for public comment on each item after a short presentation from staff and/or applicants. ~Use the “Raise Hand” button at the bottom of your screen to let us know you would like to speak. ~OR, if you are listening to the meeting through a telephone, please dial *9 on your phone to raise your hand. ~We will call on you and let you know when you are able to unmute yourself. ~State your name and address when you speak. Order of Proceedings 5 1. Project Introduction (staff) 2.Applicant Presentation 3.Staff Presentation 4.Staff Response to Applicant Presentation 5.Public Testimony 6.Applicant Response 7.Staff Response 8. Decision •Within 10 business days, Hearing Officer issues written decision •May approve, approve with conditions, or deny the development application 9. Decision is mailed to applicant and anyone who provided testimony at public hearing 10. Appeal Process •Appeals are filed with the City Clerk’s Office •Written appeal must be received within 14 calendar days of the decision •Filing fee of $100.00 • City Clerk will schedule appeal for City Council Project Overview 6 •41.34 acres • Zoning: L-M-N, Low Density Mixed-Use Neighborhood • Northwest Subarea Plan Project Overview 7 •New Mercer Ditch •Soldier Creek Trail; Bellwether Open Space • West Vine Basin drainage area Project Overview 8 •251 dwellings total •Four housing types: 32 alley-loaded single family, 26 two-family, 106 single-family attached, and 87 multi-family dwellings •Overall density --6.07 dwelling units per gross acre Overview of Architecture 9 78 residential buildings: • 8 multi-family; all two-story. • 13 two-family; all two story. • 26 single-family attached; 6 are two- story, 20 are three- story. • 31 Single-family detached. Project Overview 10 •Network of bicycle and pedestrian greenspace corridors – Alternative Compliance • Small Neighborhood Park -- clubhouse, playground and landscape areas Project Overview 11 •Tree Stocking: 668 trees provided, 423 trees, or 65% are canopy trees •36 trees are proposed to be removed, 89 mitigation trees and are provided •Habitat buffering: 10.49 acres •Stormwater improvements and floodplain remapping Section 3.4.1 – Natural Habitats and Features 12 • Habitat buffering: 10.49 acres • 14.54 acres additional open space area, landscaping •24.83 acres landscaped area total •Restoration includes: weed mitigation, enhancement plantings, wetland restoration, pollinator gardens, • Berming and dense plantings – near more developed areas to mitigate impacts such as noise and lighting Architecture Proposed 13 •26 single- family attached; •6 are two- story, •20 are three-story. 2-story SFA 6 buildings 14 Mid Century Craftsman Modern Farmhouse Architecture Proposed 15 •8 multi- family buildings; •all two- story. PrairieFarmhouse Mid Century Parking 16 • 516 off-street parking spaces • 47 off-street surface parking spaces • 430 garage spaces • 39 on-street parking spaces available Transportation Improvements 17 •Center turn lane on Taft Hill Road •Westbound right turn lane on Laporte Avenue •Street sidewalks •City managed project: additional sidewalk, bicycle lane and bridge improvements •Laporte Avenue between Fishback Avenue and Sunset Street •Bridge improvements are currently funded, and roadway improvements are tentatively planned for the Spring of 2022 (dependent on funding) Street and Sidewalk Pattern 18 •Three public street connections •One is future, walkway connection for now • Alternative Compliance is proposed to allow street connections to be limited to bicycles, pedestrians, and emergency access (Section 3.6.3) Modifications of Standards 19 • Walkway requirements • Building footprint variation •Access to a neighborhood center crossing an arterial street Modifications of Standards 20 • Building footprint variation •SFA: Similar building footprints next to each other •MF: similar building footprints as part of the required variations Public Outreach 21 Two neighborhood meetings held •Flooding concerns with new development and existing developments •Concern that the proposal doesn’t meet the intent of the Northwest Subarea Plan in terms of rural character, neighborhood compatibility and adequate land use transition •Building height and massing compatibility concerns with the multifamily and single-family attached buildings •Density no greater than 3.5 dwellings per acre requested •Added people and cars – traffic impact and change in development intensity •Buffers to neighbors • Request that new streets not be connected to existing local street stubs Northwest Subarea Plan Overview 22 Appearance and Design: “The vision for the Northwest Subarea is for new development to fit in with the low density and country-like image of the area and to safeguard natural features.” Northwest Subarea character –“country-feel and distinctive image in the broader Fort Collins/Larimer County community --wide variety of styles, lot sizes, and activities.” Page 9: “Vision and Key Strategies” Key Idea #5. Low-Density Housing with Stable Neighborhoods. “Allow predominately low-density housing consistent with the land use/framework plan. Protect stable neighborhoods from incompatible development.” Northwest Subarea Framework Plan 23 •“The Framework Plan also creates some level of predictability in what type and intensity can be expected for one’s own property as well as neighboring properties.” •“The Framework Plan provides guidance to land uses, activities, and density levels, but it is not regulatory.” •“One of the primary objectives of the Framework Plan is to ensure that future development is compatible with the density, uses, and character of existing neighborhoods.” •For large properties that are zoned L-M-N, policies, goals and strategies focus on following the L-M-N zoning established with the Framework Plan; while other goals also discuss achieving compatibility with existing neighborhoods through “site-specific and contextual design.” Northwest Subarea Framework Plan 24 •“Future development density may be up to 8 units per acre overall (or up to 12 units per acre for affordable housing).“ •“In areas designated as Low Density Mixed-Use (L-M-N) residential areas, protect existing single-family neighborhoods by ensuring that infill development on parcels to be annexed is appropriate density and design.” Northwest Subarea Framework Plan 25 •Appearance and Design Overview (page 44): “New development should fit the pattern and character of the area in terms of scale, use, lot sizes, setbacks, and landscaping, and should provide connected open space and avoid natural areas.” As Part of L-M-N Purpose and Intent: •“New neighborhoods should entail creative master planning to lead to visually attractive, pedestrian- friendly neighborhoods that have nearby services, parks, and other amenities.” Northwest Subarea Goals and Policies: 26 Goal AD -1:Unique Image and Identity •The Northwest Subarea will continue to have a unique image and identity, with a wide variety of compatible styles and activities. Policy AD-1.1: Compatibility—Residential Guidelines •Encourage site-specific and contextual design and planning to promote new development that is compatible with the area. Northwest Subarea Key Concepts 27 In summary --NSP Key Concepts: The purpose of the Northwest Subarea Plan is to establish “a focused roadmap for the area’s future through clearly defined goals, policies, and strategies. An overarching theme of this Plan is to retain and enhance the area’s existing character.” When reviewing the proposed project for compliance with the policies and strategies contained in the Northwest Subarea Plan there are two fundamental components of the NSP: •Following what is allowed with the zoning’s density provides predictability •Addressing compatibility with existing neighborhoods through design •New neighborhoods should entail creative master planning to lead to visually attractive, pedestrian-friendly neighborhoods that have nearby services, parks, and other amenities Northwest Subarea Plan 28 Overall, the PDP meets the objectives outlined in the NSP: •Following Framework Plan and maximum density guideline for the L-M-N Zone District –not more than 8 dwellings per gross acre; •Landscaped drainage and open spaces areas provide land use transitions to the north, west and south North Taft Hill Road and landscape frontage improvements provide a land use transition to the east; •Two -family and single-family detached buildings are located on the west portion of the property, which contributes to an overall density, building mass and building height transition from east to west; •Multiple pedestrian connection points are provided to appropriately integrate the project into the surrounding neighborhoods and street system; •Existing streets are not connected (Webb, Irish, Impala) with Alternative Compliance requested to allow these connections to be pedestrian only, which helps protect existing neighborhoods and long-standing existing conditions where through-traffic does not occur. 29 Stormwater improvements and floodplain remapping 30 •Stormwater flow conveyed through the site by the regional channel. •New grading proposed: new detention areas to improve these conveyance channels •Also improves the natural habitat characteristics of these existing channel areas. •PROPOSED: 5 surface detention areas, rain gardens, and underground detention to improve stormwater quality and reduce the rate of stormwater discharge from the site; •Flows routed under the New Mercer Canal and directs all developed flows from the site into the Larimer No. 2 Canal; Stormwater improvements and floodplain remapping 31 Future City-funded regional improvement project -- construct the Forney regional detention pond and regional channel located east of N. Taft Hill Road; Sanctuary on the Green site --open space tracts/conveyance channels •In the interim: stormwater detention; •Once these future City improvements are in place to the east, they will serve as the outfall for the project site, and on-site stormwater detention will not be necessary. •The detention volume for the proposed site can be shifted to the proposed Forney regional detention pond, with the on-site channels then limited to only stormwater conveyance, while still providing habitat and open space. 32 33 34 35 Article 3 Development Standards 3.2.1 –Landscaping and Tree Protection 36 •3.2.1(D); 3.2.1(D)(1)(c) Full Tree Stocking: 668 trees provided, 423 trees, or 65% are canopy trees •3.2.1(F) Tree Protection and Replacement: 36 trees are proposed to be removed, 89 mitigation trees and are provided meeting tree replacement standards Article 3 Development Standards 3.2.2 –Access, Circulation and Parking 37 •Eight-foot-wide trail to Soldier Creek Trail •3 bicycle and pedestrian connections to Laporte Ave. •Detached sidewalks along portions of Laporte Avenue and Taft Hill Road •2 pedestrian bridges across New Mercer Ditch •Extensive network of internal sidewalks •3 connections to Green Acres Subdivision 3.4.7–Historic Resources 38 Pre-submittal requirement completed: historic survey --two properties within the city that were adjacent to the site; noted as potentially eligible for local landmark designation (2318 Laporte and 2540 Laporte). Both properties have lost much of their historic integrity; staff determination --no further historic review required in terms of design compatibility with those properties under section 3.4.7; 330 N Taft Hill, (County property) --listed on the State Register in that same time frame, historic influence area map provided to the applicant to consider design compatibility with this historic farm property. 3.4.7–Historic Resources 39 •Because Taft Hill is an arterial --the applicant has to comply with a minimum of two of the design compatibility requirements in Table 1 of Section 3.4.7(E). •Proposed PDP building designs along Taft Hill meet at least two of those requirements. •PDP building elevations: roof forms, window proportions, and use of materials --reference to the more traditional residential styles in the area, including the property at 330 N Taft Hill. •While the building height and width of the proposed new construction does not meet the 3.4.7 requirements, because other design connections are made and it is across an arterial, (i.e. not directly abutting the historic property nor incorporating the historic structures on the same development site), those building massing requirements are not applicable under 3.4.7. •Staff waived Historic Preservation Commission review Article 3 Development Standards Compatibility 40 Primary techniques to achieve compatibility and reduce the overall apparent mass/bulk of the buildings include: •Utilizing masonry on the ground level to define the base of the larger buildings; •Ground level entrances on all three-story buildings include a shed or hip roof component which further emphasizes the ground level; •Providing secondary massing elements at the second level, including projecting covered balconies and bay window treatments; •Large windows are provided within the majority of the building modules to further break down the scale of the buildings Article 3 Development Standards Compatibility 41 • Colors and materials vary, earth-tone and neutral and do not deviate from what would normally be found in any residential development. • Materials include various combinations of manufactured stone or brick veneer, board and batten siding, lap siding, composition shingle main and accent roofs. Metal accent roofs are also used on portions of the 2-story multifamily buildings. • 3.5.1(G) –Building Height Review – keep overall height below 40 feet has significance •Land Use Transition –landscaped buffer space, fencing to west Article 3 --Compatibility 3.5.1(H) –Land Use Transition 42 Code Citation: When land uses with significantly different visual character are proposed abutting each other and where gradual transitions are not possible or not in the best interest of the community, the development plan shall, to the maximum extent feasible, achieve compatibility through the provision of buffer yards and passive open space in order to enhance the separation between uses. Article 3 --Compatibility 3.5.1(H) –Land Use Transition 43 •Land Use Code L-M-N standard 4.5(E)(4)(b). -- Specific buffer yard standard: Multi-family buildings shall be set back from the property line of abutting property containing single-and two-family dwellings at least 25 feet •The proposed multi-family buildings are set back by approximately 116 feet to the abutting single-family property lines to the west, meeting this standard. •The proposed single-family attached and multi-family buildings are separated from adjacent properties by perimeter open space, N. Taft Hill Road landscape improvements and building setback, and the width of the existing N. Taft Hill arterial street right-of-way. •In all of these instances, the separation between these proposed buildings and adjacent single-family properties exceeds 25 feet. Article 3 Development Standards 3.6.3 -Street Pattern and Connectivity Standards 44 Alternative Compliance Requested, addresses: • 3.6.3(D) Spacing of Limited Movement Collector or Local Street Intersections with Arterial Streets. •3.6.3(E) Distribution of Local Traffic to Multiple Arterial Streets. • 3.6.3(F) Utilization and Provision of Sub-Arterial Street Connections to and From Adjacent Developments and Developable Parcels. Incorporate and continue all sub-arterial streets stubbed to the boundary of the development plan; Provide for future public street connections to adjacent developable parcels by providing a local street connection spaced at intervals not to exceed six hundred sixty (660) feet along each development plan boundary that abuts potentially developable or redevelopable land. •First two standards say: “unless rendered infeasible due to unusual topographic features, existing development or a natural area or feature.” 45 Article 3 Development Standards 3.6.3(H) Alternative Compliance 46 Upon request by an applicant, the decision maker may approve an alternative development plan that may be substituted in whole or in part for a plan meeting the standards of this Section. •Alternative compliance is based on unusual topographic features, existing development, naturals areas and other constraints, including the shape of the property, the New Mercer Ditch, existing wetlands and floodway constraints; •PDP provides local street connections to adjacent streets where possible; •Provides pedestrian and bicycle connections to the adjacent arterial and neighborhoods neighborhood streets as well as the Soldier Creek Trail; Article 3 Development Standards 3.6.3(H) Alternative Compliance 47 Alternative Compliance Met –Staff Findings: Design minimizes the impacts on natural areas and features. Development's traffic level of service standards still met; neighborhood continuity and connectivity is enhanced. Accomplishes the purposes of this Division equally well or better based on the proposed layout and design of streets including: •Local street intersections with Laporte Avenue and N. Taft Hill Road. • Facilities for bicycle, pedestrians maintained to the maximum extent feasible: •2 bicycle and pedestrian crossings of the New Mercer Ditch, •5 pedestrian/bicycle connections to Laporte Avenue, 5 to the north Division 4.5 L-M-N Zone District Standards 48 •Minimum density met --4 dwelling units per net acre (8.51 dwellings net) •Maximum density met --9 dwelling units per gross acre; (8 is NSP guideline) 6.07 dwellings/gross acre •Mix of Housing –4 minimum housing types provided per requirement •Multi-family dwellings containing more than seven (7) units per building •Two -family dwellings •Single-family attached dwellings •Single-family detached dwellings with rear loaded garages Division 4.5 L-M-N Zone District Standards 49 •Small Neighborhood Park Provided –at least one acre required • 2-story maximum height proposed for the 13 two-family buildings and 31 single-family detached buildings (2.5 story maximum) •Maximum Number Dwellings per multi- family building: up to 12 permitted Division 4.5 L-M-N Zone District Standards 50 4.5(E)(4)(d) –Building Height three stories. The eight proposed multi-family buildings are two-stories in height. Multi-family building design standards met: each facade into human-scaled proportions similar to the adjacent single-family dwellings •primary roof lines are articulated, roof height varied; each façade: massing projections and recesses; •Change in primary/secondary massing forms; changes in related roof forms and detailing provided; •Doorway detailing and balconies; window placement and window proportions; siding and masonry, material patterns and colors are varied amongst the three buildings; •Unique color schemes --further differentiates between buildings, variety and individuality achieved; •Maximum Floor Area met not more than 14,000 square feet Excluding garages, the 12-plex buildings designs are 13,953 square feet, and the 9-plex building design is 11,812 square feet Modifications of Standards Overview 51 Modifications of Standards --proposed to address walkway spine requirements, building footprint variation, and access to a neighborhood center crossing an arterial street Building variation standards for single-family attached and multi-family buildings: •Section 3.5.2(C)(2)(a) Variation Among Buildings Single-family attached buildings containing more than two (2) dwelling units, to allow similar building footprints to be placed next to each other along a street. •Section 4.5(E)(4)(c) L-M-N Design Standards for Multi-Family Dwellings Containing More Than Eight (8) Dwelling Units –Variation Among Repeated Buildings, to allow two of the proposed building designs to have the same footprint size and shape. Modification to Section 3.5.2(D)(1) Orientation to a Connecting Walkway, requesting that building entrances to dwellings be oriented to a walkway that is longer than 350 feet, and within walkway open space that is narrower than 35 feet. Modification to Section 4.5(D)(3)(a) Access to a Neighborhood Center, because the access to the nearby Neighborhood Commercial District requires crossing an arterial street. Modifications of Standards Variation Among Buildings 52 Section 3.5.2(C)(2)(a) Variation Among Buildings Single-family attached buildings containing more than two (2) dwelling units, to allow similar building footprints to be placed next to each other along a street. Section 4.5(E)(4)(c) L-M-N Design Standards for Multi-Family Dwellings Containing More Than Eight (8) Dwelling Units –Variation Among Repeated Buildings, to allow two of the proposed building designs to have the same footprint size and shape. Recommendation –Approval •2.8.2(H)(1) the plan will promote the general purpose of the standard for which the modification is requested equally well or better; •2.8.2(H)(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.; Modifications of Standards Variation Among Buildings --Staff Findings 53 • The PDP provides seven noticeably distinct single-family attached building designs that meet the variation requirement by providing significantly unique building styles, only 3 single-family attached building designs are required; •The material patterns, placement of materials, roof forms, window styles, and door styles are distinctly different amongst all seven of the single family attached designs; •Noticeably distinct entrance feature forms and details provided; •Three-story designs include noticeably distinct roof form and massing elements; two of the designs provide massing step-downs to two-stories at building sides; Modifications of Standards Variation Among Buildings --Staff Findings 54 •With the 7 single-family attached building designs provided, 5 different single-family attached building footprints are provided with the overall site plan. •Of the 8 multi-family buildings provided, three different building footprints are provided. •With both the single-family attached and multifamily buildings, the architectural detailing, style, roof forms, and step-down massing at building ends all compensate for areas where similar footprints are next to each other, even if this footprint similarity is noticeable. Modifications of Standards Variation Among Buildings --Staff Findings 55 The site plan provides variation in footprint placement by: • Varying the open space pattern and distance between buildings along the street, • Providing a varied pattern of footprint orientations along the streets by placing some of the building ends along the streets. • The curves and intersections within the internal streets also help minimize sight lines, and open spaces along the New Mercer Ditch allow angled views of the building corners, which adds visual variety along the street. Modifications of Standards Orientation to a Connecting Walkway 56 This standard requires that all buildings connect to public sidewalks. • Direct connection – where buildings and entrances face a public street so that new development extends the town-like pattern. • Direct connection within 200 feet with a Connecting Walkway. This allows for flexibility in building placement and results in an easy walking distance (roughly one-half of a block in traditional terms) to the City sidewalk network. • Direct connection between 200 and 350 feet by way of a Major Walkway Spine. This allows for a maximum walking distance (less than one block length in traditional terms) but only if this distance is mitigated by urban design features. Modification to Section 3.5.2(D)(1) Orientation to a Connecting Walkway, requesting that building entrances to dwellings be oriented to a walkway that is longer than 350 feet, and within walkway open space that is narrower than 35 feet. Modifications of Standards Orientation to a Connecting Walkway 57 Major walkway spine shall mean a tree-lined connecting walkway that is at least five (5) feet wide, with landscaping along both sides, located in an outdoor space that is at least thirty-five (35) feet in its smallest dimension, with all parts of such outdoor space directly visible from a public street. •2.8.2(H)(1) the plan will promote the general purpose of the standard for which the modification is requested equally well or better •2.8.2(H)(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 Modifications of Standards Orientation to a Connecting Walkway 58 2.8.2(H)(1) and (4) are met: •the plan with longer walkways allows more residents access to shared walkways with a pattern that provides a high level of interconnectivity throughout the development and to adjacent neighborhoods •site plan increases safety, connectivity, pedestrian interaction and quiet enjoyment without sacrificing convenience; •wider and more frequently spaced sidewalks are provided to compensate for the increased sidewalk length, and pedestrian bridges are provided in lieu of street crossings; Modifications of Standards Orientation to a Connecting Walkway 59 2.8.2(H)(3): Exceptional physical conditions, unique to such property, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship, provided that such difficulties or hardship are not caused by the act or omission of the applicant; 2.8.2(H)(3) is met: •unusual shape of the property, location of the New Mercer Ditch, location of existing flood control channels, and location of existing development are exceptional practical difficulties •Providing a network of streets, shorter walkways and/or wider open space for walkway spine green courts in all portions of the site is practically infeasible. Modifications of Standards Access to a Neighborhood Center 60 Modification to Section 4.5(D)(3)(a) Access to a Neighborhood Center, because the access to the nearby Neighborhood Commercial District requires crossing an arterial street. is not detrimental to the public good and meets the modification criteria for the following reasons: 2.8.2(H)(1)(4) is met:nominal and inconsequential way when considered from the perspective of the entire development plan; • The project provides a clubhouse gathering area that serves as a reasonable alternative; • supplements the planned commercial neighborhood center envisioned by the Northwest Subarea Plan that is located at the northeast corner of N. Taft Hill Road and Laporte Avenue; 2.8.2(H)(3) is met: Practical difficulty --because the unusual shape of the property, existing development, and lack of proximity to the intersection of the two arterial streets –Taft Hill Road and Laporte Avenue –makes the viability of a new Neighborhood Center and associated leasable uses practically infeasible, and the existing planned Neighborhood Center location, which is across the arterial to the east, is not caused by the act or omission of the applicant. Sanctuary on the Green, PDP190003 Findings /Conclusion 61 • The PDP complies with process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration; •Staff supports the request for the Modifications to address: building variation standards for single-family attached and multi-family buildings, Orientation to a Connecting Walkway, and Access to a Neighborhood Center (Sections 3.5.2(C)(2)(a), 4.5(E)(4)(c), 3.5.2(D)(1), and 4.5(D)(3)(a); • The PDP complies with all relevant standards located in Article 3 – General Development Standards, including the Alternative Compliance Findings per 3.6.3(H) for Division 3.6.3 Street Pattern and Connectivity Standards. •PDP complies with relevant standards located in Division 4.5, (L-M-N) Low Density Mixed-Use Neighborhood District of Article 4 – Districts.