HomeMy WebLinkAboutAVONDALE COTTAGES - PDP - PDP140003 - REPORTS - RECOMMENDATION/REPORTAvondale Cottages #130032
Administrative Hearing June 26, 2014
Page 9
ATTACHMENTS:
1 Aerial photo of site and adjacent context
2 Site Plan Set
3 Plat
4 Modification request
5 Neighborhood Meeting Notes
6 Ridgewood Hills ODP
7 Ridgewood Hills PUD
Avondale Cottages #130032
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concept plan at the time indicated a drive connection through the subject site and
connecting to an existing private drive cul de sac which serves as access to the
adjacent townhouses. The changes to the cul de sac would have eliminated parking
spaces on the cul de sac which serve the townhouses, and would have allowed cross
access. This aspect of the plan was the main concern discussed at the meeting.
The applicants subsequently explored other options for access, with fire access as the
driving need, and found a solution that provides a hammerhead turnaround suitable for
fire trucks as agreed by Poudre Fire Authority, and eliminates the connection, thus
addressing the concerns.
One other minor topic of limited discussion was the quality of the affordable houses and
their owners. Representatives of Habitat for Humanity provided satisfactory answers
regarding their buyers. Illustrations of the proposed houses were provided, and a
similar example in Rigden Farm in east Fort Collins was noted, which demonstrated the
quality of the homes and answered the questions and concerns.
FINDINGS OF FACT AND CONCLUSION:
In evaluating the Avondale Cottages PDP, staff makes the following findings of fact:
• The PDP complies with the process outlined in Article 2, Division 2.2 — Common
Development Review Procedures for Development Applications.
• The PDP complies with relevant standards located in Article 3 — General
Development Standards.
• The PDP complies with relevant standards located in Article 4, Division 4.5, Low
Density Mixed Use Neighborhood.
• The Modification of Standard to Section 3.5.3(C) regarding solar orientation of lots
would not be detrimental to the public good and meets the applicable requirements
of Sections 2.8.2(H)(1), (2), and (3).
RECOMMENDATION:
Staff recommends approval of Avondale Cottages PDP #14003 and Modification of
Standard to Section 3.2.3(C).
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Administrative Hearing June 26, 2014
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adjacent properties. Only one exterior light fixture is provided on the site plan, in a
central location along the access drive. The City of Fort Collins Light and Power
department will provide this fixture, which is a City standard neighborhood street lighting
fixture that complies with standards. Other lighting will be the low-level lighting on each
unit.
3.5.1 Building and Project Compatibility. The nearest residential development which
forms the context of the surrounding area includes small -lot and attached housing types
and densities with which the proposed development is compatible. Building materials
are similar to those used in the neighborhood. The proposed units all face onto
landscaped walkways, reflecting an enhanced standard as noted in 3.5.1(B), as
compared to the adjacent existing residential development which is dominated by
garage doors.
3.8.10 Single -Family and Two -Family Parking Requirements. This Section requires two
off-street parking spaces for each of the units. The plan provides 27 spaces, with
spaces distributed throughout the project, representing 2.7 spaces per unit.
Compliance with Applicable General Development Standards of Article Two
Staff finds that the project complies with applicable procedural requirements, with the
following comment regarding Section 2.2.11 (D)(7) Planning over old plans, which
states:
"In the event that a new final plan is approved for a parcel of property which
includes all of a previously approved site specific development plan, the approval
of such new final plan shall cause the automatic expiration of such previously
approved site specific development plan. In the event that a new final plan is
approved for a parcel of property which includes only a portion of a previously
approved site specific development plan, the approval of such new final plan
shall be deemed to constitute the abandonment of such portion of the previously
approved plan as is covered by such new plan, and shall be reviewed according
to the abandonment criteria contained in Section 2.1.4(C) and all other applicable
criteria of this Code."
This provision in the code acknowledges the situation involved with this proposed plan
in relation to the approved Ridgewood Hills ODP.
NEIGHBORHOOD MEETING:
A Neighborhood Meeting was held on April 7, 2014. Approximately 15 people
attended. Most or all attendees were from the adjacent townhouse development. The
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"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"
The plan provides 7 out of 10 units with the opportunity for south -facing building
wall orientation. The exposure of those 7 units promotes the purpose of the
standard equally well as the exposure that would be gained if the units were all
oriented the same way along typical front lot lines meeting the standard.
• The Modification request satisfies subsection 2.8.2(H)(2) which states:
"the granting of a modification from the strict application of any standard
would, without impairing the intent and purpose of this Land Use Code,
substantially alleviate an existing, defined and described problem of city-wide
concern or would result in a substantial benefit to the city by reason of the fact
that the proposed project would substantially address an important
community need specifically and expressly defined and described in the city's
Comprehensive Plan or in an adopted policy, ordinance or resolution of the
City Council, and the strict application of such a standard would render the
project practically infeasible"
Fitting the proposed 10 units on the small, constrained parcel limits the options
for lot layouts. The number of units is a function of the qualified Affordable
Housing aspect of the project, and Affordable Housing is an important, defined
community need, particularly affordable single-family units.
• The Modification request satisfies subsection 2.8.2(H)(3) which states:
"by reason of exceptional physical conditions or other extraordinary and
exceptional situations, unique to such property, including, but not limited to,
physical conditions such as exceptional narrowness, shallowness or
topography, or physical conditions which hinder the owner's ability to install a
solar energy system, the strict application of the standard sought to be
modified would result in unusual and exceptional practical difficulties, or
exceptional or undue hardship upon the owner of such property, provided that
such difficulties or hardship are not caused by the act or omission of the
applicant"
The small infill site has constraints such that the strict application of the standard
would result in unusual and exceptional practical difficulties for the type of
housing project proposed. Staff finds that the applicant has not caused the
constraints of the property.
3.2.4 Site Lighting. This Section requires exterior lighting to be evaluated to ensure that
the functional needs of the project are met in a way that does not adversely affect
Avondale Cottages #130032
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3.2.4 Solar Access, Orientation, and Shading — Requested Modification of Standard.
This Section requires at least 65% of lots in single and two-family developments to have
their front lot lines oriented within 30 degrees of an east -west line.
The applicant is requesting a Modification to the standard on grounds that the granting
of the Modification would not be detrimental to the public good, and that the project
satisfies subsection 2.8.2(H)(3) regarding physical constraints of the property, which
provides for granting of Modifications:
"by reason of exceptional physical conditions or other extraordinary and exceptional
situations, unique to such property, including, but not limited to, physical conditions
such as exceptional narrowness, shallowness or topography, or physical conditions
which hinder the owner's ability to install a solar energy system, the strict application
of the standard sought to be modified would result in unusual and exceptional
practical difficulties, or exceptional or undue hardship upon the owner of such
property, provided that such difficulties or hardship are not caused by the act or
omission of the applicant"
The applicant's Modification request is attached. It explains unique constraints of the
property that limit options for lot layouts: small size, single existing defined access point,
existing utilities, existing landscaping along two sides, and existing development on the
other two sides.
Staff finds that the request meets the requirements of Section 2.8.2(H) governing
Modification requests, with the following comments.
• The granting of the Modification would not be detrimental to the public good as
required under Section 2.8.2(H).
The standard refers to front lot lines, but front lot lines in this proposed
development are atypical. "Front lot line" is defined as separating a lot from a
street. However, only two of the lots on the proposed plan face a street; the
other eight face internal connecting walkways perpendicular to the street. The
constraints of the small parcel limit the feasibility of introducing additional streets
with typical lots.
Some units vary in their 'front' orientation, e.g. building plan D on lots 3 and 10 is
differently oriented than on lots 2, 5, 7, and 9.
Regardless of front lot lines, seven of the lots provide for south -facing house
walls within 30 degrees of an east -west line, with exposure that adequately
meets the public purpose of incorporating opportunities for solar access into
development.
0 The Modification request satisfies subsection 2.8.2(H)(1) which states:
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Compliance with Applicable Standards of Division 4.5, Low Density Mixed Use
Neighborhood (L-M-N) Zone District
Staff finds that the PDP complies with the applicable standards in Division 4.5, Low
Density Mixed Use Neighborhood, in Article 4 — Districts. Because the proposal
involves an infill site with the neighborhood pattern already established, staff identified
only one applicable standard and a second standard worth noting, as follows:
Section 4.5(D)(1), Density. This standard allows for development plans with four to nine
dwelling units (d.u.) per acre, with additional latitude for sites less than 20 acres, and
sites that are part of larger ODPs, both of which apply in this case. The proposed
development has a density of 6.7 d.u./acre, well within the standard.
Section 4.5(D)(2), Mix of Housing. This standard promotes a degree of variety in
housing types. It applies only to parcels 20 acres or larger and so does not apply in this
case. However, the 10 lots do include both single family attached and detached types.
In addition the plan indicates three different housing models, which would be verified at
the building permit stage.
Compliance with Applicable General Development Standards of Article Three
Staff finds that the project complies with all applicable General Development Standards,
with the following comments:
Section 3.2.1, Landscaping and Tree Protection. The landscape and tree mitigation
plan complies with applicable requirements in this section for Tree Planting, Landscape
Area Treatment, Water Conservation, and Tree Protection and Replacement. The
street frontages along Trilby and Avondale Roads have existing established street trees,
turfgrass parkways, and significant on -site landscaping along Trilby Road, all of which
will remain.
Three existing trees must be removed due to direct conflicts with necessary utility and
paving components in the southeastern corner of the site. The City Forester has
approved a tree mitigation plan with replacement trees as required under Section
3.2.1(F) to be verified in Final Development Plans.
3.2.2 Access, Circulation and Parking. Staff finds that the site plan complies with
parking and circulation requirements in regard to safety, efficiency and convenience for
vehicles, bicycles, and pedestrians. Street and sidewalk facilities already exist on the
external edges of the development and comply with standards. The system of internal
drives and walkways provides adequate directness, continuity, and security for the low
volumes of traffic associated with the 10 homes. A hammerhead turnaround at the end
of the drive meets the applicable requirements for emergency access.
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• The P.D.P. complies with relevant standards located in Article 3 — General
Development Standards.
• The P.D.P. complies with relevant standards located in Division 4.5, Low Density
Mixed -Use Neighborhood District (L-M-N) of Article 4 — Districts, provided that the
Modification of Standard to Section 3.2.3(C) which is proposed with this P.D.P. is
approved.
• The Modification of Standard that is proposed with this P.D.P. regarding Solar
Oriented Residential Lots, Section 3.2.3(C), meets the applicable requirements of
Section 2.8.2(H) for granting of the Modification.
COMMENTS:
Background
The 1995 Ridgewood Hills ODP designates the subject property for a convenience
store/gas station with its own internal drive and parking.
In the 20 years since Ridgewood Hills was being planned, market conditions for
convenience store/gas station uses have not resulted in any interest by such users.
Neighborhood needs for fuel and convenience goods are expected to be met in a
planned Neighborhood Commercial District at the south end of Ridgewood Hills, where
Avondale Road is planned to curve eastward and meet College Avenue -US Highway
287. There has been significant interest and work by prospective users at that location.
Surrounding Zoning and Land Use. Surrounding zoning and land uses are as follows:
Direction
Zone District
Existing Land Uses
R-L, Low Density Residential;
Trilby Road (Minor Arterial); residential
North
M-M-N, Medium Density Mixed
subdivision; Good Samaritan Village
Use Neighborhood; L-M-N
senior housing and health care; church
South
L-M-N
Preschool and townhomes
East
L-M-N
Stormwater detention pond
West
L-M-N
Avondale Road (Collector), small -lot
and attached single family housing
Avondale Cottages #130032
Administrative Hearing June 26, 2014
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RECOMMENDATION:
Approval of Avondale Cottages PDP #14003 and Modification of Standard to Section
3.2.3(C).
EXECUTIVE SUMMARY:
The project would infill a small (1.5-acre) remaining undeveloped parcel of land at the
north end of the 1995 Ridgewood Hills development, which extends southward one mile
from Trilby Road to Carpenter Road encompassing 200 acres. All streets are built and
related infrastructure is in place to serve the development.
Staff finds that:
• The P.D.P. complies with procedural requirements in Division 2.2 — Common
Development Review Procedures for Development Applications of Article 2 —
Administration.
City of
F,or t Collins
PROJECT: Avondale Cottages
#130032
APPLICANT: Terence Hoaglund
Vignette Studios
PO Box 1889
Fort Collins, CO 80522-1889
OWNER: Avondale Limited, LLC
PO Box 1889
Fort Collins CO 80522
PROJECT DESCRIPTION:
ITEM NO
HEARING DATE June 26, 2014
STAFF Mapes
ADMINISTRATIVE HEARING
This is a request for consideration of a Project Development Plan (PDP) for
development of 10 single-family dwelling units on a 1.5-scre site located at the
southeast corner of W. Trilby Road and Avondale Road in south Fort Collins. The 10
units include six single family detached houses, and four single family attached units in
two two -unit buildings, for the total of 10 units. All units are on their own lots within a
surrounding common landscape area. This is a qualified Affordable Housing Project
specifically for homes built by Habitat for Humanity.
Only one vehicular access point is proposed --an existing private drive on Avondale
Road. 27 parking spaces are provided on -site, with 10 in single -car garages that are
oversized to accommodate trash and recycling bins.
The site is zoned L-M-N, Low Density Mixed Use Neighborhood and the uses are
permitted in the zone district. A Modification of Standard regarding Solar Orientation of
Residential Lots is requested.
Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580
fcgov.com/developmentreview/ 970.221.6750