HomeMy WebLinkAboutTRAIL HEAD TRACTS F & G TOWNHOMES - PDP - PDP170035 - REPORTS - RECOMMENDATION/REPORT,
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PROJECT NAME
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Agenda Item 1 ?
TRAIL HEAD COTTAGE NEIGHBORHOOD PDP #170035
STAFF
Clark Mapes, City Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: This Project Development Plan proposes 89 townhome units on two
tracts of land within the original 2004 Trail Head subdivision. The tracts
are located along the north side of East Vine Drive between Wagon Trail
Road and Campfire Road, flanking Greenfields Drive where it enters the
Trail Head neighborhood. The tracts total 10.7 acres and are designated
for "future multi-family" development. Proposed buildings are a mix of 2,
3,4, and 5-unit buildings. All units face streets or `Connecting Walkways'
and have rear 2-car attached garages. Additional guest parking is
provided both off-street and on-street.
APPLICANT: JR Engineering
2900 S. College Ave., Ste. 3D
Fort Collins, CO 80525
OWNER:
RECOMMENDATION:
Trail Head, LLC — Stan Scott
5013 Bluestem Court
Fort Collins CO, 80525
Staff recommends approval of Trail Head Cottage Neighborhood PDP
#170035.
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EXECUTIVE SUMMARY
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Notable aspects of the proposed Project Development Plan (PDP) are:
• This PDP would complete the Trail Head residential development as previously approved.
Staff finds the 89 units to be consistent with the approved designation of `future multi-family'.
Parking significantly exceeds code requirements.
Traffic impacts from the 89 dwelling units were reviewed and are relatively minor. In
particular, impacts to two intersections with well-known capacity issues were reviewed -- Vine
Drive/Timberline Road and Vine Drive/Lemay Avenue. This PDP does not trigger the
threshold for any required improvements at Vine/Lemay. For Vine/Timberline, the applicant
will provide a monetary contribution towards a City signalization project that is proportional to
their impact.
• A mix of seven different building models is distributed along streetscapes and `Connecting
Walkways'.
• Central outdoor spaces with walkway linkages provide lawn space, picnic tables, bbq grills,
and a gazebo.
• A future City Neighborhood Park site abuts the western tract, on the west side of Greenfields
Drive; and the plan provides additional walkway connections to the park site.
• The PDP includes existing trees which have been carefully evaluated for protection,
relocation, removal, and mitigation for removals.
Staff has evaluated the request under applicable sections of the Land Use Code, and finds that the
plan comports with City Plan and the Land Use Code.
STAFF ANALYSIS
1. SURROUNDING ZONING AND LAND USES
Surrounding zoning and land uses are as follows:
Direction Zone District Existing Land Uses
North LMN, Low Density Mixed Use Trail Head subdivision — single family
Neighborhood houses
South LMN, Low Density Mixed Use Undeveloped land across Vine Drive
Neighborhood
East LMN, Low Density Mixed Use Trail Head subdivision — single family
Neighborhood houses
West LMN, Low Density Mixed Use Trail Head subdivision — single family
Neighborhood houses
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2. COMPLIANCE WITH ZONING DISTRICT STANDARDS
Article 4 of the Land Use Code contains standards for the various zoning districts throughout the City.
The subject property is zoned Low Density Mixed Use Neighborhood (LMN), Division 4.5 of the Land
Use Code.
Staff finds that the PDP complies with the applicable zoning district standards.
Applicable standards are discussed below in the order found in the code.
Purpose Statement for the LMN Zone - Code Section 4.5 (A)
Staff finds that the proposed project is consistent with the stated purpose of the zone district.
This Section states:
"Purpose. The Low Density Mixed-Use Neighborhood District is intended fo be a setting for a
predominance of low density housing combined with complemenfary and supporting land uses that
serve a neighborhood and are developed and operated in harmony with the residential characferistics
of a neighborhood. The main purpose of the District is fo meet a wide range of needs of everyday
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 fhe larger community by fhe
pattern of streets, blocks, and other linkages. A neighborhood center provides a foca/ point, and
attractive walking and biking paths invife residents to enjoy the center as well as the small
neighborhood parks. Any new development in this Disfrict shall be arranged to form part of an
individual neighborhood."
- The project adds a housing choice, and is designed with characteristics that are in harmony with the
neighborhood.
Permitted Uses in the LMN Zone - Code Section 4.5 (B)
- The proposed Single Family Attached residential use is permitted.
Residential Density in the LMN Zone - Code subsection 4.5 (D)(1)
The plan complies.
Density standards limit development plans to a maximum of 9 dwelling units (d.u.) per acre, with any
phase of a multi-phase development plan limited to 12 d.u./acre.
- The plan density is 8.3 d.u./acre. This meets the standards whether considered independently of the
Trail Head PDP, or as a component of Trail Head's overall density.
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Building Height in the LMN Zone - Code subsection 4.5 (E)(3)
The plan complies.
The height limit is 2'/z stories.
- Buildings have 1, 1-1/2, and 2-story portions.
3. COMPLIANCE WITH GENERAL DEVELOPMENT STANDARDS FOR ALL DEVELOPMENT
Article 3 of the Land Use Code contains standards for all development city-wide to be used in
conjunction with zoning district standards. Staff finds that the project complies with all applicable
General Development Standards. Applicable standards are noted below in the order found in the Code.
Landscaping and Tree Protection Standards - Code Section 3.2.1
Staff finds that the plan complies.
This Section requires a fully developed landscape plan that addresses relationships of landscaping to
the streets, the buildings, abutting properties, and users on the site. Main plan components are:
- A tree mitigation plan that accounts for existing trees to be removed.
- Tree-lined streets and walkway spines.
- A range af appropriate turf grass and shrub bed areas around buildings, in the central outdoor
spaces, and in perimeter buffer areas.
- Renovation of the existing entry landscape features at the three street entries to Trail Head. These
features are located on the two tracts. Entry signs and fence features are retained, and landscaping will
be adjusted and renovated to coordinate with adjacent buildings and new landscaping.
Note that no street trees are shown along Vine Drive because the owner has previously paid cash-
in-lieu of construction for a larger future street improvement project which will include landscaping
along with curb and gutter to define the street edge.
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Access, Circulation and Parking Standards - Code Section 3.2.2
Staff finds that the plan complies.
Code Section 3.2.2 requires safe, convenient, efficient on-site parking and circulation improvements that
add to the attractiveness of the development. Main plan components are:
- Walkways providing direct connections to the central outdoor spaces and the abutting future
Neighborhood Park site.
- Private drive alleys providing access to rear garages and guest parking.
- Bike racks in the central outdoor spaces. (No bike parking is required for the single family units.)
Note that the street network provides the main framework of access and circulation, including
`Connecting Walkways' linking side-loaded buildings to street sidewalks.
Parking Standards - Code Section 3.8.10
The plan complies.
Code Section 3.8.10 contains the applicable single family parking requirement of 2 off-street spaces per
unit based on lots less than 40 feet wide. The plan provides:
- A 2-car attached garage with each unit.
- A total of 26 guest parking spaces tucked into bump-outs on the rear private drive alleys.
- New on-street parking on two new segments of Green Lake Drive.
Note that existing on-street parking is also available on Wagon Trail Road and Campfire Drive, and on a
portion of Greenfields Drive.
Site Lighting Standards— Code Section 3.2.4
The plan complies. No exterior site lighting is proposed.
- Lighting on building exteriors will be down-directional, sharp cutoff fixtures in compliance with
standards.
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Subdivision Plat Standards — Code Section 3.3.1
The plan complies.
This Section requires a subdivision plat to define buildable lots and dedicate rights-of-way and
easements needed to serve the development.
- A new subdivision plat is provided and meets the requirements.
Building and Project Compatibility Standards— Code Section 3.5.1
Staff finds that the plan complies.
Standards in Section 3.5.1 require compatibility with the context of the surrounding area in terms of
building size, massing proportions, design character and building materials.
- The architectural character proposed is substantially similar to the residential character of houses
in Trail Head.
Residential Building Standards — Code Section 3.5.2
The plan complies.
Standards in this Section are intended to promote variety, visual interest and pedestrian-oriented
streets in residential development.
Dwellings must be placed in direct relation to street sidewalks, without requiring pedestrians to walk
across parking lots or drives. In the plan:
- All dwellings face streets or `Connecting Walkways' leading directly to sidewalks.
At least three different building models are required. In the plan:
- Seven different building models are provided. Some are placed in mirror-image configurations
which adds further variation.
Mitigation of garage door impacts on pedestrian-oriented streetscapes is required.
- No garages face the streets.
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Streets, Streetscapes, Alleys, and Easements - Code Section 3.6.2
The plan complies.
This Section requires street improvements in accordance with the Larimer County Urban Area
Street Standards, and requires necessary easements for utilities and access.
- The plan provides required street improvements in the form of new Green Lake Drive extensions.
- The plan provides a sidewalk along Vine Drive in its ultimate planned location, with the remainder
of Vine Drive improvements to be part of a larger future project.
Transportation Level of Service Requirements - Section 3.6.4
This Section requires appropriate mitigation of impacts upon the transportation system. It is closely
interrelated with several other Sections involving streets and other transportation system aspects.
A Traffic Impact Study that addresses mobility for all modes and impact on the transportation system
by this development was completed by the applicant and reviewed by City staff. There are two
intersections in the vicinity of the development that were carefully reviewed:
• The intersection of Vine Drive and Lemay Avenue can be constrained by Adequate Public
Facilities (APF) requirements for developments with significant impact on the intersection.
This development will add very limited traffic to the intersection, well below the threshold for
triggering APF, and the change in delay due to the development is nominal. No mitigation is
required.
• The intersection of Timberline and Vine Drive is not constrained by APF, but is experiencing
long delays. This development is adding some traffic to the intersection. The identified
improvement at this intersection is signalization. Due to the complexity of the improvement
immediately adjacent to the railroad, the City is undertaking the project. As required for other
recently approved developments in the area:
- This development will provide a monetary contribution for the signalization project that is
proportional to the impact.
No other impacts were identified that warrant additional mitigation beyond the streets, sidewalks and
walkways provided in the plan. Note that future transformation of the major street network in this
northeast portion of the city is envisioned, but is a topic that ranges far beyond the scope of this
PDP.
Emergency Access - Code Section 3.6.6
The plan complies.
- Poudre Fire Authority has reviewed the development plan to ensure emergency access to and
throughout the site.
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4. NEIGHBORHOOD MEETING:
A neighborhood meeting was held on August 28, 2017 with approximately 40 participants.
The most prominent topics involved traffic and parking. Wide ranging discussion included topics of
future growth and change envisioned in this northeast area of Fort Collins, beyond the scope of the
proposed townhome project.
5. FINDINGS OF FACT AND CONCLUSIONS:
In evaluating the request for the Trail Head Cottage Neighborhood Project Development Plan, staff
makes the following findings of fact and conclusions:
A. The PDP complies with the process outlined in Article 2, Division 2.2 - Common Development
Review Procedures for Development Applications.
B. The PDP complies with applicable standards in Article 3- General Development Standards.
C. The PDP complies with applicable standards located in Article 4, Division 4.5, Low Density Mixed
Use Neighborhood.
6. RECOMMENDATION:
Staff recommends that the Planning and Zoning Board make a motion to approve the Trail Head
Cottage Neighborhood Project Development Plan # 170035 based on the Findings of Fact found in the
staff report.
ATTACHMENTS
1. Applicant Narrative
2. Site Plan
3. Architecture
4. Landscape Plan
5. Subdivision Plat
6. Neighborhood Meeting Notes
7. Traffic Impact Study
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