HomeMy WebLinkAboutPATEROS CREEK - PDP - PDP130011 - REPORTS - RECOMMENDATION/REPORTPateros Creek PDP #130011
Planning & Zoning Hearing Date — June 20, 2013
Page 17
ATTACHMENTS:
1. Statement of Planning Objectives
2. Site and Landscape Plans
3. Pateros Creek Plat
4. Building Elevations
5. Floodplain Exhibit
6. Ecological Characterization Study
7. Transportation Impact Study
8. Alternative Compliance Request to Section 3.6.3 of the Land Use Code
9. Modification of Standard Request to Section 3.5.2(D)(2) of the Land Use Code
10. Neighborhood Meeting Summary
Pateros Creek PDP #130011
Planning & Zoning Hearing Date — June 20, 2013
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7. Findings of Fact/Conclusion
In evaluating the request for the Pateros Creek Project Development Plan, staff makes
the following findings of fact:
A. The Modification of Standard to Section 3.5.2(D)(2) regarding Setbacks
from a Nonarterial Street that is proposed with this P.D.P. would not be
detrimental to the public good and the Modification meets the applicable
requirements of Section 2.8.2(1-1)(1) This is because the consistent
setbacks proposed at the site, the provision of the streetscape amenities,
and the central green establishes the urban character sought by the
standard equally well or better than a plan that complied with the standard.
B. The Alternative Compliance Request to Section 3.6.3 to provide
pedestrian connectivity instead of a public street meets the Alternative
Compliance criteria outlined in Section 3.6.3(H) of the Land Use Code.
This is because the proposed plan accomplishes the intent of the
connectivity standards by providing pedestrian connections between the
sites and provides better protection of the natural feature to the south than
the provision of a public street connection would.
C. The P.D.P. complies with process located in Division 2.2 — Common
Development Review Procedures for Development Applications of Article
2 — Administration.
D. The P.D.P. is in conformance with the Modification of Standard to Section
4.2(E)(2)(c) approved by the Planning and Zoning Board, on June 21,
2012.
E. The P.D.P. complies with relevant standards located in Article 3 — General
Development Standards, provided that the Modification of Standard to
Section 3.5.2(D)(2) and the Alternative Compliance to Section 3.6.3 that
are proposed with this P.D.P. are approved.
F. The P.D.P. complies with relevant standards located in Division 4.2, Urban
Estate (U-E) of Article 4 — Districts.
RECOMMENDATION:
Staff recommends approval of the Pateros Creek Project Development Plan, PDP
#130011.
Pateros Creek PDP #130011
Planning & Zoning Hearing Date — June 20, 2013
Page 15
typically preserved through a 15' setback'. As the applicants have
proposed a central green, enhanced streetscape plantings, and front yard
fences and porches that achieve the standards outlined in Section
3.5.2(D)(2)(a) of the Land Use. Code, staff finds that the decreased
setback is not detrimental to the public good.
B. The request satisfies Criteria 1 (2.8.2(H)(1): The plan as submitted
promotes the general purpose of the standard for which the modification is
requested equally well or better than *the a plan that complied with the
standard. As noted above, the purpose of the setback is to provide a
consistent streetscape with private open space in front of residential
homes. In the Urban Estate Zone District, residential setbacks are typically
30' for the front yard, but they are decreased to 15' in a clustered
residential development. This is because the Land Use Code
acknowledges that residential clustered developments are a more urban
form of development within this district.
By providing the central green, enhanced plantings, front yard fences and
porches, the applicants have proposed a strongly urban streetscape that
is consistent with the standard. In addition, this development is not located
within a larger neighborhood of existing large -lot, low density single family
dwellings. Without an established context, the 9' setback will not be out of
character. The applicants could meet the driveway requirement that the
width of the driveways not exceed 10' by elongating the lots and
eliminating the central green. However, the provision of the central green
and other site amenities is more consistent with the intent of the Urban
Estate Zone District, and especially in a residential cluster development.
6. Neighborhood Meeting
A neighborhood meeting for the project was held on June 12, 2012. Questions from the
citizens who attended included the following subjects:
• Project fencing,
• How nearby capital improvements will affect the project,
•_ Site parking and access,
• How pets will be managed at the site,
• The need for screening between existing land uses and the proposed project,
• Construction timing, and
• The potential environmental impacts of the project.
Detailed meeting minutes are attached with this staff report.
Pateros Creek PDP #130011
Planning & Zoning Hearing Date — June 20, 2013
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required, streetscapes at important entry and crossing areas emphasize a rich
shrub/perennial understory, and an interior open space and gathering area is
provided in lieu of the alley. access typically used to achieve this standard. The
project could provide alley access at the interior instead of this interior open
space/gathering area, sacrificing this critical amenity. The broad intent of a
cluster development is to preserve quality and meaningful open space through a
denser configuration. The applicant feels that the central courtyard is a critical
component to the overall open space system, and sacrificing it to meet the above
off street parking standard would be sacrificing overall project quality.
c. Private Open Space.
(i) A readily accessible, functional and clearly defined private outdoor space
(such as a patio, courtyard or deck) with minimum dimensions of twelve (12) feet
by eighteen (18) feet shall be provided for each dwelling unit.
Rear outdoor porches, patios and decks will exist within areas shown on plans.
The minimum size for these private outdoor spaces is 240 square feet,
exceeding this dimension.
(ii) All buildings on the same lot shall be spaced at least sixteen (16) feet apart.
Residential buildings will all be located on individual lots.
d. Front Yard Fences.
(i) Front yard fences shall not exceed sixty percent (60916) opacity.
Front yard fences will have pickets spaced to achieve 60% opacity.
(ii) Front yard fences shall be between two and one-half (2%) feet and three (3)
feet in height.
Proposed front yard fences will be 3 feet in height.
(iii) Front yard fences made of chain link are prohibited.
No chain link fences are permitted within the project boundaries.
(iv) Any privacy fence along an interior side property line shall gradually transition
to the height of the front yard
Interior privacy fences shall be 3' high picket type, similar to front yard fences.
The applicants also highlight several City Plan principles that their plan meets or
exceeds.
Staff Finding
Staff finds that the request for a Modification of Standard to Section 3.5.2(D)(2)
Setback from a Nonarterial Street is justified by the applicable standards in
2.8.2(H) for Lots 24-40 and Lots 14-20. This is because:
A. The granting of the Modification would not be detrimental to the public
good. The purpose of the standard is to provide a consistent streetscape
and, when a decreased setback is sought, to increase the urban amenities
associated with the streetscape to compensate for the open space
Pateros Creek PDP #130011
Planning & Zoning Hearing Date — June 20, 2013
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The preferred plan is equal to or better than a comparable plan which meets the
setback standard by providing a usable interior courtyard rather than a narrower,
less functional open space. In addition, the applicant requests consideration of
the following rationale:
Under the standards outlined in 3.5.2(D)(2)(a) the decision maker may approve
an alternative setback. Although the UE zone district is exempt from this
alternative compliance, the proposed development is very similar in character to
single family detached developments in the LMN zone district, making the
proposal `LMN — Like'. The LMN zone district allows for a maximum of 9 DU/AC
gross density and 3 DU/AC net density for residential developments less than 20
acres. The proposed development achieves a net density of 2.34 DU/AC, making
it similar in character to a typical LMN district single-family detached residential
project. Therefore, the applicant requests that the alternative compliance option
be considered and applied to this development plan.
Under the alternative compliance provision outlined in 3.5.2(D)(2)(a), the
following is required to approve an alternative setback:
a. Porches and Entry Features
(i) A front porch with a minimum depth of six (6) feet (as measured from the
building facade to the posts, railings and spindles) and a minimum length of eight
(8) feet shall be provided on single-family detached dwellings.
All porches will achieve a minimum depth of 6' and minimum length of 18'.
(ii) A clearly defined building front facing the street with a covered front porch or
stoop measuring at least four (4) feet by four (4) feet shall be provided on each
ground floor single-family attached dwelling.
Building fronts will be clearly defined on the front and rear of the buildings with
porches of the dimensions mentioned above.
(iii) The floor elevation of the front porch or stoop shall be a minimum of eighteen
(18) inches above grade.
All floor elevations of porches shall be equivalent to building finished floor
elevations at least 18 inches in height.
b. Off -Street Parking. Off-street parking shall be located behind the dwelling and
access to such parking shall be gained from an alley or, if there is no alley, then
from the street via a driveway which, up to the rear building line of the house,
does not exceed ten,(10) feet in width. '
Off street parking is located behind the front face of the dwelling and accessed
from driveways ranging from 10' or more. This standard is not met, however, the
applicant believes that the solution is equal to or better than a comparable plan
through meeting the intent of the standard, which is to create a landscape
dominated street. There are approximately 30% more street trees provided than
Pateros Creek PDP #130011
Planning & Zoning Hearing Date — June 20, 2013
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nearest portion of any public sidewalk that intersects with the driveway shall be at
least twenty (20) feet.
Applicant's Request:
The following is the applicant's written request:
The applicant requests a modification from the setback standard of 15' from
ROW to building as outlined in 3.5.2(D)(2)(a). This typically includes porches with
columns, which are provided per the design guidelines for the project. It is
requested that this standard be modified to a setback of 9' to allow for porches to
extend beyond the building face, which will meet the required 15' setback. This
will allow for a 6' porch extension, beyond the building face. This modification is
requested for the interior courtyard lots (24-40) and for lots (14-20) at the south
edge of the project. '
Land Use Code Modification Criteria:
The applicant has indicated the proposed Modification of Standard is not
detrimental to the public good and is equal to or better than a plan that complies
with the standard. The following criteria apply:
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..."
Any finding made under Section 2.8.2(H) above shall be supported by specific
findings showing how the plan, as submitted, meets the requirements and criteria
of this Section of the Land Use Code.
Applicant's Justification:
The following is the applicant's written justification:
This modification is not detrimental to the public good in that:
The cluster development standards encourage a more compact development,
which encourages preservation and creation of open space. The plan exceeds
the UE standard of 50% by 3.77%. This setback modification allows the creation
of a more substantial and effective interior courtyard for the interior 'courtyard
community, acting as a central amenity for the overall project. The modification
also helps ensure maintains high quality habitat, open space and promotes a
sense of community through its spatial structure and open space amenities.
Pateros Creek PDP #130011
Planning & Zoning Hearing Date — June 20, 2013
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developed. Should this site be developed, the majority of the vehicular
traffic would travel south on Wood Street and not to the north, as the
north of the project is bordered by a Natural Area and the Poudre
River. In other words, connectivity from the potentially developable
parcel to the Pateros Creek Project, and to the Poudre River Trail to
the north, are adequately served by pedestrian connectivity. Staff
supports the request for alternative compliance.
2) 3.6.4 Transportation Level of Service Requirements:
• The Traffic Operations and Engineering Departments have reviewed
the Transportation Impact Study and have determined that the
vehicular, pedestrian and bicycle facilities proposed with this P.D.P are
consistent with the standards contained in Part II of the City of Fort
Collins Multi -modal Transportation Level of Service Manual.
• According to data, the net increase in traffic generated by this project
as compared to the prior land use (Bender Mobile Home Park)
includes 22 more daily trip ends, 8 more morning peak hour trips, and
19 more afternoon peak hour trips, for a total of 458 daily trips, 38
morning peak trips, and 47 afternoon peak hour trips. The Traffic Study
indicates the key intersections operate at an acceptable level and that
the development of this site is feasible from a traffic engineering
perspective.
• Street improvements to be constructed to meet the Level of Service
requirements include the construction of curb and gutter along Wood
Street, and a sidewalk on the west side of Wood Street to connect this
project into the public sidewalk system on Wood Street. Letters of
Intent to grant easements to construct these improvements have been
received from all surrounding landowners.
5.. Request for Modification
The applicant requests a modification to Section 3.5.2(D)(2) of the Land Use
Code to reduce the nonarterial street setback (front yard) from 15' to 9'. This section of
the Land Use Code reads as follows:
3.5.2(D)(2) Setbacks from a Nonarterial Street: Minimum setback of every
residential building and of every detached accessory building that is incidental to
the residential building from any public street right-of-way other than an arterial
street right-of-way shall be fifteen (15) feet. Setbacks from garage doors to the
Pateros Creek PDP #130011
Planning & Zoning Hearing Date — June 20, 2013
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o Where existing landscaping on the site is incompatible with a
buffer zone, native plantings are proposed, e.g., between Lots
1-10 and the Poudre River Trail (Section 3.4.1(E)(1)(g)).
o Where the buffer area proposed is less than 300', the applicants
have incorporated native plantings and extensive screening to
ensure that the ecological value of the Poudre River corridor
and the trail user's experience is protected to the maximum
extent feasible.
D. Division 3.5 — Building Standards
• The building elevations illustrate three different types of housing
models (Section 3.5.2(B)(1) of the Land Use Code). The elevations
illustrate these differences through distinctly different roof lines,
exterior materials, and building faces. The developer has also
committed to provide custom floor plans for the homes.
• The applicants have requested a modification to the front yard setback
requirements (see page 11 below). A minimum 5' setback has been
provided on the side and rear yards. The minimum lot width for all lots
is 50' (Section 3.5.2(D) of the Land Use Code).
• All garage doors are recessed behind the front facade of the house by
a minimum of 4' (Section 3.5.2(E) of the Land Use Code) and are a
minimum of 20' from the back of the street sidewalk (Section
3.5.2(D)(2))•
E. Division 3.6 — Transportation and Circulation
1) 3.6.3 Street Pattern and Connectivity Standards:
• The project has provided vehicular connections to Wood Street, and
non -vehicular connection to the east and north to the Poudre River
Trail.
• Alternative Compliance: The project has requested alternative
compliance to the public street connectivity requirements to adjacent
developable parcels. Alternative compliance can be requested when
an alternative design minimizes impacts to natural features but still
provides for non -vehicular access (Section 3.6.3(H) of the Land Use
Code). In this site, the property to the south is dominated by a large
pond (known as the Nauta Pond) that prevents the site from being
Pateros Creek PDP #130011
Planning & Zoning Hearing Date — June 20, 2013
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species; the only potentially suitable habitat was for the Preble's
Meadow Jumping Mouse, but not populations of jumping mouse are
known to exist in the Poudre River downstream of Watson Lake (north
of Bellvue).
• To meet the standards associated with Section 3.4.1, the project has
proposed to apply the performance standards contained in Section
3.4.1(E) of the Land Use Code. The project has proposed an overall
buffer area of 8.04 acres with an average buffer distance of 350'. At no
point is the proposed buffer zone less than 240' and the buffer zone is
as large as 550' along the eastern portion of the site.
• The project meets the standards in Section 3.4.1 by incorporating the
following elements into the design:
o The project's fencing and pathways are incorporated into the
site in a manner that does not diminish the value of the Natural
Habitat Buffer Zone. The 6' chain link fence will be removed
through the project, and the proposed fencing along the
property line mimics other Natural Areas fencing by allowing
species to permeate the property boundary and utilize the buffer
zone. In addition, the preserve the integrity of the buffer zone,
the project has limited the site's trail connections to only one
connection in the eastern portion. of the site (Section
3.4.1(E)(1)(b), (h), and (i) and Section 3.4.1(M)).
o The project is designed to preserve existing trees. All 448 trees
within the Natural Habitat Buffer Zone will be preserved in the
development (Section 3.4.1(E)(1)(c)).
o The project preserves the wetlands within the Natural Habitat
Buffer Zone. Where the wetlands on the south side of the parcel
are affected by the development, the wetlands are mitigated
through a forebay wetland just east of the existing pond. This
mitigation provides for one larger wetland rather than the
existing, separated, low value wetlands that exist along the
south property line. This larger wetland is preferred because
larger habitat patches provide higher quality habitat value than
separated, smaller patches, meeting the requirements of
Section 3.4.1(E)(1)(d) and Section 3.4.1(E)(2)(b) of the Land
Use Code).
o The clustering of the development into the already impacted,
low value areas of the site and the vegetative screening
provided adjacent to the street lights to prevent any light
spillover into the buffer zone minimize impacts to the area as a
wildlife corridor (Section 3.4.1(E)(1)(e)).
Pateros Creek PDP #130011
Planning & Zoning Hearing Date — June 20, 2013
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B. Division 3.3 — Engineering Standards
1) 3.3.1 Plat Standards
A plat has been submitted for the project in accordance with the Land Use
Code standards and is attached to this staff report.
2) 3.3.3 Water Hazards
Portions of both the West Vine Floodway and Floodplain and the Poudre
River Floodplain and Floodway are located within the Pateros Creek P.D.P.
To meet the requirements of Chapter 10 of the Municipal Code, the following
requirements have been met by the project:
• Lots 1 and 2, which are located in the West Vine Floodway, cannot be
developed until these lands are removed from the floodway.
• Lots 9-14, Lots 31-33 and any construction elements, including
detention ponds, bike paths, utilities, etc., require a floodplain use
permit. Lots 9-14 and 31-33 also require a FEMA elevation certificate
before a Certificate of Occupancy can be issued.
• All fencing built within the floodway shall have a breakaway fence.
• A no -rise certification is required for any work in the floodway.
• Additional requirements are outlined in the floodplain exhibit attached
to this staff report.
C. Division 3.4 — Environmental. Natural Area, Recreational and Cultural
Resource Protection Standards
• The project's Ecological Characterization Study reports that the
Pateros Creek site contains several natural habitats and features,
predominately the Poudre River corridor, several wetlands that have
formed along the south side of the parcel and within the proposed
Natural Habitat Buffer Zone (a total of 15,584 square feet or 0.358
acres), and 448 trees within the buffer zone. The site's existing habitat
value is largely contained within the areas to the east of the former
mobile home development (the eastern portion of the property), where
a continuous riparian forests exists, though this high value area is
currently separated from the Poudre River by a 6' chain link fence.
The site has also been evaluated for Threatened and Endangered
Pateros Creek PDP #130011
Planning & Zoning Hearing Date — June 20, 2013
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mitigation may be required as a result of the arborist's evaluation and
the relocation of the sidewalk along the west side of Wood Street. All
tree mitigation will be reviewed and approved by the City Forester prior
to final plan approval, in accordance with Section 3.2.1(F) of the Land
Use Code.
2) 3.2.2 Access, Circulation and Parking:
• 3.2.2(C) Development' Standards - Detached sidewalks are provided
along Peregoy Way and Hart Farms Lane. Two bulbouts are provided
at key pedestrian connections, e.g., at the main entrance to the
community garden and access to the Poudre River Trail, to enhance
pedestrian safety. Direct pedestrian connections are provided to the
Poudre River Trail from Wood Street and from the Natural Habitat
Buffer Zone within the site.
• Off-street parking requirements for the site include a minimum of 1
parking space per lot, as each lot has greater than 40 feet of street
frontage (Section 3.2.2(K)(1)(c)). 76 garage spaces and 76 driveway
spaces have been provided, for a total of 152 off-street spaces,
exceeding the minimum parking requirements.
• 58 on -street parking spaces are provided and one bike rack has been
provided in the play area on the site.
3) 3.2.3 Solar Access, Orientation, Shading.
• A minimum of 65% of the lots must conform to the definition of a solar -
oriented lot. 31 of the 40 lots conform to the solar -oriented lot standard,
or 77.5% of the lots in the Pateros Creek P.D.P., achieving the
standard.
4) 3.2.4 Site Lighting
• A lighting plan is not required for single-family residential uses, but
staff has reviewed the landscape plan to ensure that where street
lights are placed in the vicinity of the Natural Habitat Buffer Zone, that
there is adequate, year-round screening to prevent any light spillover
to the buffer zone (in compliance with Section 3.2.4(D)(6) of the Land
Use Code).
Pateros Creek PDP #130011
Planning & Zoning Hearing Date — June 20, 2013
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A. Division 3.2 — Site Planning and Design Standards
1) 3.2.1 Landscaping and Tree Protection:
• "Full Tree Stocking" is provided on the developed portion of the site,
including the central green, and in the Natural Habitat Buffer Zone.
Street trees are provided in accordance with Section 3.2.1(D)(2) of the
Land Use Code. The proposed landscape plan exceeds the
requirements set forth in Section 3.2.1(D)(2) by providing more than
one tree per lot when two or more consecutive residential lots along a
street measure between forty -sixty feet in street frontage. In this case,
only one tree per lot is required, but the applicants have instead used
between 30-40' spacing for the street tree plantings. Native tree
species have been incorporated into the street tree plantings to
enhance the ecological value of the urban portion of the site's tree
canopy.
• The proposal complies with Section 3.2.1(D)(3) in that no one species
of the proposed 257 new trees on the development plan exceeds 15%
of the total trees on -site, or 39 trees. The most of any one species, the
Plains Cottonwood (Populus sargentil), is 25 trees.
• Section 3.2.1(E)(3) is complied with by the overall water budget of 3.87
gallons per square feet, which is dramatically less than the 15 gallons
per square feet allowed.
• The City Forester has inventoried the existing trees and a tree
mitigation plan has been provided by the applicant in accordance with
Section 3.2.1(F) of the Land Use Code. Of the site's 172 significant
trees within the developed portion of the site, 63 are proposed to be
removed. 83 mitigation trees are required to replace the value lost from
these 63 trees, for an average of 1.3 trees replaced per tree removed.
In order to provide maximum benefit, street trees provided with the
project will be upsized to meet the mitigation requirements. The 448
trees within the Natural Habitat Buffer Zone will all be preserved
through the project; no tree mitigation is required in this portion of the
site.
At the direction of the City Forester, all of the trees planned to be
preserved within the developed area of the site are currently being
evaluated by a licensed arborist. This evaluation will assess whether
the preserved trees can withstand site construction impacts and not
pose a hazard to the future residents. In addition, the ash trees on the
west side of Wood Street may need to be transplanted in order to
install the required street improvements. Thus, additional tree
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Planning & Zoning Hearing Date — June 20, 2013
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• The only land use proposed on the site is residential cluster
development.
• The cluster development has set aside approximately 54% of
the land as permanently preserved open space, exceeding the
minimum 50% required by the Land Use Code. The open
spaces, including the central green and the Natural Habitat
Buffer Zone (buffering the Poudre River and the site's
wetlands), shall be the responsibility of the Pateros Creek
Homeowners Association.
• The overall average density of the site is 2.31 dwelling units per
acre (in compliance with the approved Modification of Standard)
and the net density of the site is 4.75 dwelling units per acre,
which does not exceed the 5 dwelling units per net acre
prescribed in Section 4.2(E)(2)(c) of the Land Use Code.
• Building envelopes have been identified on the site plans and
the setbacks conform to the requirement set forth in Section
3.5.2(D) of the Land Use Code, except for the Modification of
Standard regarding front yard setbacks, as described on page
11 of this staff report. Building height is 2'/ stories. „
• The design of the cluster development protects the most
significant natural features on the site, including the Poudre
River with an average buffer width of 350'. The plan provides
additional amenities, including a central green, a community
garden and orchard, trails both internal to the site and
connecting to the Poudre River Trail, and provides screening of
the site to adjacent landowners, e.g., on the west portion of the
site. No farm animals are proposed to be located on the site.
4. Compliance with Article 3 of the Land Use Code — General
Development Standards
The project complies with all applicable General Development Standards, with the
following relevant comments provided:
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B. Northwest Subarea Plan
The project has proposed to cluster the residential development, which is
supported by the Northwest Subarea Plan as the preferred land use for
this parcel. The project also proposes increased connections to the
Poudre River Trail, both from within the site and by providing a direct
connection to the Trail from Wood Street.
3. -Compliance with Article 4 of the Land Use Code —Urban Estate (U-E):
The project complies with all applicable Article 4 standards as follows:
A.' Section 4.2(B)(3) — Permitted Uses
The proposed land use is a residential cluster development, which is a
permitted use subject to Planning and Zoning Board Review.
B. Section 4.2(D) — Land Use Standards
1) Section 4.2(D)(1) requires that development shall not exceed 2
dwelling units per gross acre. The stand-alone Modification of
Standard approved on June 21, 2012 allows this project to have a
gross density not to exceed 2.36 dwelling units per gross acre. The
project proposes 40 dwelling units over the 17.34 acre parcel, for a
gross density of 2.31, in compliance with the approved Modification.
2) Lot sizes and dimensional standards in this section do not apply as the
project is clustered residential (Section 4.2(D)(1)(b) and Section
4.2(D)(2))•
C. Section 4.2(E) — Development Standards
1) Section 4.2(E)(1) requires that all development in the U-E Urban Estate
District shall comply with Section 3.6.3, Street Pattern and Connectivity
Standards, to the maximum extent feasible. An alternative compliance
justification has been submitted and reviewed by staff (see page 10
below). Nonvehicular connections have been provided to surrounding
developments.
2) Section 4.2(E)(2) requires that clustered residential developments
must meet specific design standards. The project is in compliance with
all applicable design standards as follows:
Pateros Creek PDP #130011
Planning & Zoning Hearing Date — June 20, 2013
Page 3
The surrounding zoning and land uses are as follows:
N: POL in the City of Fort Collins:
E: POL in the City of Fort Collins:
S: O in Larimer County:
W: O in Larimer County:
E in the City of Fort Collins:
McMurry Natural Area
Lee Martinez Park
existing residential
existing residential and horse stables
City of Fort Collins Fleet Services
A stand-alone Modification of Standard to Section 4.2(E)(2)(c) was approved in June,
2012. This Modification allowed the project to increase the overall average density in
clustered residential projects from 2.00 dwelling units per acre to 2.36 dwelling units per
acre, or 41 dwelling units. The project proposes 40 dwelling units over the 17.34 acre
parcel, for a gross density of 2.31, in compliance with the approved Modification.
2. Compliance with City Plan and. the. Northwest Subarea Plan:
A. City Plan
The proposed project complies with the Urban Estate policies outlined in
City Plan, specifically Policy LIV 21.2 which establishes an interconnected
street and pedestrian network. The project also provides a variety of
housing models and types (LIV 22.1), creates visually interesting
streetscapes (LIV 22.5), and reduces the visual impacts of garages and
driveways (LIV 22.8)
In the Structure Plan, the subject property is designated as "Open Lands,
Parks, and Water Corridors." As noted in City Plan, "Open Lands, Parks,
and Water Corridors are not intended to be parcel -specific designations,
but rather general designations that follow major drainageways and other
wildlife and water corridors" (page 96). Thus, the Structure Plan and City
Plan suggest development in these areas should emphasize and
acknowledge the influence and value of the river in any proposed
development. This project acknowledges the influence and the value of
the river by clustering the development impact of the project on less than
50% of the parcel' providing an overall average of 350' of buffering for the
Poudre River, and by enhancing the previously developed site with
significant native plantings and tree preservation.
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compliance to Section 3.6.3(F); instead of providing a public street connection to the
south (where a large pond currently exists), the project is proposing to provide
pedestrian connections to this potentially developable parcel.
RECOMMENDATION: Approval of Pateros Creek Project Development Plan, PDP
#130011, Modification of Standard to Section Modification of Standard to Section
3.5.2(D)(2) Setback from Nonarterial Streets.
EXECUTIVE SUMMARY:
The approval of the Pateros Creek Project Development Plan complies with the
applicable requirements of the City of Fort Collins Land Use Code (LUC), more
specifically:
• The P.D.P. 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)(2) that is proposed with this
P.D.P. meets the applicable requirements of Section 2.8.2(H), and the
granting of this Modification would not be detrimental to the public good.
• The Alternative Compliance proposed with this P.D.P. meets the
requirements outlined in Section 3.6.3(H) as the design minimizes the
impacts on natural areas while still providing for non -vehicular access.
• The P.D.P. complies with relevant standards located in Article 3 — General
Development Standards, with conditions.
• The P.D.P. is in conformance with the one Modification of Standard to Section
4.2(E)(2)(c), approved by the Planning and Zoning Board on June 21, 2012.
• The P.D.P. complies with relevant standards located in Division 4.2, Urban
Estate Zone District (U-E) of Article 4 — Districts.
COMMENTS:
1. Background:
The subject property was annexed in September, 2012 as the Wood Street Annexation
into the Urban Estate Zone District. Prior to this development, the site was developed as
the Bender Mobile Home Park.
t Collins
I City of
ITEM NO 3
MEETING DATE _June 20, 2013_
STAFF Ex
PROJECT: Pateros Creek, PDP #130011
Modification of Standard to Section 3.5.2(D)(2) Setback from
Nonarterial Streets.
APPLICANT: Craig Russell, RLA
Russell + Mills Studios
141 S College Avenue, Suite 104
Fort Collins, Colorado 80524
OWNER: Sidehill Investment LLC
7307 Streamside Drive
Fort Collins, Colorado 80525
PROJECT DESCRIPTION:
This is a request for consideration of a Project Development Plan (P.D.P.) for Pateros
Creek. The parcel is 17.34 acres in size and located on the east side of Wood Street,
approximately % mile east of North Shields Street. The site is developed and formerly
known as the Bender Mobile Home Park, which was a development that occurred while
the parcel was in Larimer County. In 2012, the parcel was annexed as the Wood
Street Annexation and was zoned Urban Estate.
The project is located within the Northwest Subarea Plan, which suggests if this area is
developed, any residential development should be clustered. Accordingly, the project
proposes clustered residential development with 40 dwelling units on 8.02 acres of the
parcel, approximately 46% of the site. The remaining 54% of the site (9.32 acres) is
dedicated as permanent open space, either in the central green or in the Poudre River
Buffer Zone.. The average width of the Poudre River Buffer. Zone is 350'.
A stand-alone Modification of Standard to Section 4.2(E)(2)(c) was approved in June,
2012. This Modification allowed the project to increase the overall average density in
clustered residential projects from 2.00 dwelling units per acre to 2.36 dwelling units per
acre, or 41 dwelling units. The project proposes 40 dwelling units over the 17.34 acre
parcel, for a gross density of 2.31, in compliance with the approved Modification.
With this P.D.P., the project is requesting a Modification of Standard to Section
3.5.2(D)(2) to allow for the front yard setback to be reduced from 15' to 9', allowing front
porches within this additional six feet. The project is also requesting' alternative
Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580
fcgov.com/developmentreview/ 970.221.6750