HomeMy WebLinkAboutTHE FARMSTEAD - PDP - 8-03 - REPORTS - RECOMMENDATION/REPORTFarmstead Project Development Plan, #8-03
June 28, 2004 Administrative Public Hearing
Page 10
6. Findings of Fact/Conclusion:
A. The Farmstead PDP contains uses permitted in the LMN — Low Density Mixed -
Use Neighborhood Zoning District, subject to Administrative Review and public
hearing.
B. The Farmstead PDP is a qualified affordable housing project that is located in
the City's defined "Infill Area".
C. The Farmstead PDP meets all applicable standards as put forth in the LUC,
including Division 3.2 - Site Planning and Design Standards, Division 3.3 —
Engineering Standards, Division 3.5 - Building Standards, and Section 3.6 -
Transportation and Circulation, with the following exception:
The standard located in Section 3.6.2 — Streets, Streetscapes, Alleys
and Easements, specifically Subsection 3.6.2(C), requiring a temporary
turnaround easement for Pennsylvania Street, of ARTICLE 3 - GENERAL
DEVELOPMENT STANDARDS. Staff finds that the project as submitted,
based on the land use and its contextual compatibility with the
surrounding land uses, is not detrimental to the public good. The plan as
submitted, being a qualified affordable housing project, would,
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. Also, the plan as submitted
will not diverge from the standards of the Land Use Code except in a
nominal, inconsequential way. The plan provides for a public access
turnaround in the form of a hammerhead (street and parking areas) at the
south end of Pennsylvania Street. The Poudre Fire Authority and City
Engineering Department support the modification request.
D. The Farmstead PDP complies with all applicable Land Use and Development
Standards contained in Article 4, Division 4.4 of the LUC.
E. The Farmstead PDP is compatible with the surrounding land uses.
RECOMMENDATION:
Staff recommends approved of the request for a modification of the standard in
Subsection 3.6.2(C) of the Land Use Code.
Staff recommends approval of the Farmstead Project Development Plan - #8-03.
Farmstead Project Development Plan, #8-03
June 28, 2004 Administrative Public Hearing
Page 9
strict application of such a standard would render the project practically
infeasible; or
(3) 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; or
(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.
City Staff Evaluation:
Staff finds that the project as submitted, based on the land use and its contextual
compatibility with the surrounding land uses, is not detrimental to the public
good. The plan as submitted, being a qualified affordable housing project, would,
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. Also, the plan as submitted will not diverge from the
standards of the Land Use Code except in a nominal, inconsequential way. The
plan provides for a public access turnaround in the form of a hammerhead
(street and parking areas either side) at the south end of Pennsylvania Street.
There is a connecting driveway, with fire lane, to an emergency access from
North Taft Hill Road. The Poudre Fire Authority and City Engineering Department
support the modification request.
Therefore, staff is recommending that the Administrative Hearing Officer approve
the request for modification to the standard set forth in Section 3.6.2(C), based
on the criterion set forth in Sections 2.8.2(H)(2) & (4) of the LUC.
Farmstead Project Development Plan, #8-03
June 28, 2004 Administrative Public Hearing
Page 8
5. Request for Modification of Standard:
The Farmstead PDP does not satisfy the standard located in Subsection 3.6.2(C) the
LUC, which requires a temporary turnaround easement at the south end of
Pennsylvania Street.
The Applicant's request for modification of the aforementioned standard is as follows:
Because this proposed PDP includes a full hammerhead turnaround at the
termination of Pennsylvania Street, it is the Applicant's position that this project
as proposed without an 80' diameter temporary turnaround easement would not
diverge from the standards of the Land Use Code with regard to Section 3.6.2(C)
except in a nominal and inconsequential way since a temporary turnaround is
provided in the form of a hammerhead. In addition, the Applicant has discussed
this proposed design with Ron Gonzales of the Poudre Fire Authority (PFA). Mr.
Gonzales indicated that the 80' diameter turnaround would not be required by
PFA as the development plan is providing for a full lane loop from the temporary
termination of Pennsylvania Street to North Taft Hill Road.
In addition, because the Farmstead PDP application is a qualified affordable
housing project, it is the Applicant's position that the granting of this modification
from the strict application of the standard would, without impairing the intent and
purpose of the Land Use Code, substantially alleviate existing, defined and
described problem of affordable housing, which is a City-wide concern.
Therefore, the Farmstead PDP would result in a substantial benefit to the city by
reason of the fact that the proposed project would address an important
community need specifically and expressly defined and described in the City's
Comprehensive Plan.
As specified in Section 2.8.2 Modification Review Procedures, (H) (Standards), the
Administrative Hearing Officer may grant a modification standards only if it finds 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
(2) 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
Farmstead Project Development Plan, #8-03
June 28, 2004 Administrative Public Hearing
Page 7
are developed and operated in harmony with the residential characteristics of a
neighborhood. The main purpose of the District is to meet a wide range of needs
of 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 the larger community by pattern of streets, blocks, and other
linkages. A neighborhood center provides a focal point, and attractive walking
and biking paths invite residents to enjoy the center as well as the small
neighborhood parks. Any new development in this district shall be arranged to
form part of an individual neighborhood.
Typically, Low Density Neighborhoods will be clustered around and integral with
a Medium Density Mixed -Use Neighborhood with a Neighborhood Commercial
Center at its core.
This proposal complies with the purpose of the LMN - District as it is an infill project,
qualified as affordable housing, that provides single-family and multi -family dwellings
(two 5-plexes and one 7-plex) on a property that is surrounded by developed properties
containing mostly residential uses. There is existing single-family residential to the
north, existing single-family residential to the west, the City -owned Grandview Cemetery
to the east, and existing single-family residential to the south.
Section 4.4(D) Land Use Standards
The proposal satisfies the applicable land use standards in the LMN — Low Density
Mixed -Use Neighborhood Zoning District as follows:
Section 4.4(D)(1) Density. The Farmstead PDP proposal is for 19 residential
dwelling units on a property that is 2.22 acres (gross) in size. The proposed
development is a qualified affordable housing project and is in the City's defined
"Infill Area". The gross residential density is 8.56 dwelling units per acre. The
LMN District does not have a minimum density requirement for development
proposals of less than 20 acres in size in the "infill area" of Fort Collins; however,
this request for affordable housing is subject to the maximum density
requirement of 12 dwelling units per gross acre of residential land. The project is
considered to be in compliance with this standard.
Section 4.4(E) Development Standards
The proposal satisfies the applicable development standards in the LMN — Low Density
Mixed -Use Neighborhood Zoning District.
Farmstead Project Development Plan, #8-03
June 28, 2004 Administrative Public Hearing
Page 6
Section 3.5.2. Residential Building Standards
The proposal satisfies all Relationship of Dwellings to Streets and Parking
standards.
D. Division 3.6 - Transportation and Circulation,
Section 3.6.2. Streets, Streetscapes, Alleys and Easements
The proposal does not comply with the standard located in Subsection 3.6.2(C)
requiring a temporary turnaround easement for Pennsylvania Street, which states:
Except as provided in (B) above for cul-de-sacs, no dead-end streets shall be
permitted except in cases where such streets are designed to connect with
future streets on adjacent land, in which case a temporary turnaround easement
at the end of the street with a diameter of at least eighty (80) feet must be
provided. Such turnaround easement shall not be required if no lots in the
subdivision are dependent upon such street for access.
Please see item 5. Request for Modification of Standard (page 8) of this Staff
Report for the Applicant's Request and Staffs Evaluation.
Section 3.6.4. Transportation Level of Service Requirements
The proposal satisfies the applicable Transportation Level of Service standards (see
the attached Traffic Impact Study), including the following:
General Standard. This development proposal satisfies Section 3.6.4(8), which
requires that all development plans adequately provide vehicular, pedestrian and
bicycle facilities necessary to maintain the adopted transportation Level of
Service standards contained in Part II of the City of Fort Collins Multi -Modal
Transportation Level of Service Manual for the following modes of travel: Motor
vehicle, bicycle and pedestrian.
4. ARTICLE 4 - DISTRICTS
A. Division 4.4 — Low Density Mixed -Use Neighborhood District
Single-family and multi -family dwellings (residential uses) are permitted in the LMN —
Low Density Mixed -Use Neighborhood Zoning District, subject to an administrative
(Type 1) review. The LMN - District is:
Intended to be a setting for a predominance of low density housing combined
with complementary and supporting land uses that serve a neighborhood and
Farmstead Project Development Plan, #8-03
June 28, 2004 Administrative Public Hearing
Page 5
Section 3.3.5. Engineering Design Standards
The project complies with all design standards, requirements and specifications for
services as stated in this section of the LUC.
C. Division 3.5 - Building Standards
Section 3.5.1. Building and Project Compatibility
The Farmstead PDP satisfies all applicable Building and Project Compatibility
standards, more specifically:
Architectural Character. The proposed residential buildings will be similar in
height (32'-3" maximum) to the existing residential buildings in the areas to the
north, west and south. They will reflect the proportions and roofline articulation of
those existing buildings. The roofs will be sloped from ridgelines running both
north - south and east - west, with gables and dormers on all four sides.
Building Size, Height, Bulk, Mass, Scale. The proposed buildings will be
similar in height and massing to the existing residential buildings in the area. The
building massing will be broken up with substantial wall plane variations, gables -
dormers -windows on all four sides, and varying roofline directions and heights.
Building materials. The proposed structures will consist of the following
building materials:
• The materials for the buildings will consist of horizontal lapboard siding,
vertical board & batten siding, hardi-plank shingle siding, cultured stone,
manufactured stone veneer accent trim, and asphalt composition roof
shingles.
• The primary color for the main body of the buildings is beige and the trim
is to be off-white.
These materials comply with the standard in Section 3.5.1(E)(1), which states:
Building materials shall either be similar to the materials already being
used in the neighborhood, or, if dissimilar materials are being proposed,
other characteristics such as scale and proportions, form, architectural
detailing, color and texture, shall be utilized to ensure that enough
similarity exists for the building to be compatible, despite the differences in
materials.
Farmstead Project Development Plan, #8-03
June 28, 2004 Administrative Public Hearing
Page 4
Street trees. The proposed street tree planting is in accordance with Section
3.2.1(D)(2)(a), providing trees at 15' to 30' on -center in the 5' wide parkways
(between curb and sidewalk) on the east and west sides of Pennsylvania Street,
a local street, and at 40' on -center in the parkways along LaPorte Avenue and
North Taft Hill Road.
Parking lot landscaping - perimeter. Parking lot landscaping for this project is
in accordance with the standards, including those related to Parking Lot
Perimeter Landscaping (Section 3.2.1(E)(4)].
Section 3.2.2. Access, Circulation and Parking
The proposal satisfies the applicable Access, Circulation and Parking standards,
including the following:
Required number of parking spaces. The development proposal satisfies the
parking requirements set forth in the LUC for the residential uses in this project.
There are a total of 31 proposed parking spaces on -site. There will be 22
surface parking spaces and 9 garage parking spaces attached to the
dwelling units.
Section 3.2.2(K)(1) sets forth minimum parking requirements for
residential land uses.
The minimum parking required for the project is as follows:
- 4.5 spaces for the proposed three 1-bedroom dwelling units, at 1.5
spaces per 1-bedroom unit.
26.25 spaces for the proposed fifteen 2-bedroom dwelling units, at
1.75 spaces per 2-bedroom unit.
The large, single-family residential Lot 1 on the east side of the project, to
be accessed from North Taft Hill Road, will provide at least one parking
space on the lot, as required by the LUC.
Staff finds that the parking to be provided meets the minimum requirements of
the LUC for the proposed residential uses in the development.
B. Division 3.3 - Engineering Standards
Section 3.3.1. Plat Standards
The proposal complies with the general plat requirements as set forth in this section.
Farmstead Project Development Plan, #8-03
June 28, 2004 Administrative Public Hearing
Page 3
COMMENTS:
1.
Background:
The
surrounding zoning and land uses are as follows:
N:
LMN;
existing residential
E:
POL;
existing cemetery (Grandview)
S:
LMN;
existing residential
W:
LMN;
existing residential
The property was annexed as part of the Maxwell's First Annexation in March, 1963.
The property has not previously been subdivided.
2. ARTICLE 2 - ADMINISTRATION
Section 2.2.2. Step 2: Neighborhood Meetings
The proposed development is for single-family and multi -family dwellings, which are
permitted uses in the LMN - Low Density Mixed -Use Neighborhood Zoning District,
subject to an administrative (Type 1) review and public hearing. The LUC does not
require that a neighborhood meeting be held for development proposals that are not
subject to a Planning and Zoning Board (Type 11) review. Therefore, a City -sponsored
and facilitated neighborhood information meeting was not held for the Farmstead PDP
development proposal.
3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS
The Farmstead PDP development proposal does not meet all of the applicable
standards in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC. The
applicant has submitted a request for a modification to the standard that is not being
met. Of specific note are Division 3.2 - Site Planning and Design Standards,
Division 3.3 — Engineering Standards, Division 3.5 - Building Standards, and
Division 3.6 - Transportation and Circulation. Further discussions of these particular
standards follow.
A. Division 3.2 - Site Planning and Design Standards
Section 3.2.1. Landscaping and Tree Protection
The proposal satisfies the applicable Landscaping and Tree Protection standards,
including the following:
Farmstead Project Development Plan, #8-03
June 28, 2004 Administrative Public Hearing
Page 2
and the applicable district standards located in ARTICLE 4 - DISTRICT
STANDARDS of the LUC (Division 4.4 LMN — Low Density Mixed -Use
Neighborhood Zoning District).
The Farmstead PDP development proposal does not comply with the following
requirement of the LUC:
The standard located in Section 3.6.2 — Streets, Streetscapes, Alleys and
Easements, specifically Subsection 3.6.2(C), requiring a temporary turnaround
easement for Pennsylvania Street, of ARTICLE 3 - GENERAL DEVELOPMENT
STANDARDS. The applicant has submitted a request for a modification to this
standard.
Single-family and multi -family dwellings (residential uses) are permitted in the LMN —
Low Density Mixed -Use Neighborhood Zoning District, subject to an administrative
(Type 1) review. The LMN - District is:
Intended to be a setting for a predominance of low density housing combined
with complementary and supporting land uses that serve a neighborhood and
are developed and operated in harmony with the residential characteristics of a
neighborhood. The main purpose of the District is to meet a wide range of needs
of 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 the larger community by pattern of streets, blocks, and other
linkages. A neighborhood center provides a focal point, and attractive walking
and biking paths invite residents to enjoy the center as well as the small
neighborhood parks. Any new development in this district shall be arranged to
form part of an individual neighborhood.
Typically, Low Density Neighborhoods will be clustered around and integral with
a Medium Density Mixed -Use Neighborhood with a Neighborhood Commercial
Center at its core.
This proposal complies with the purpose of the LMN - District as it is an infill project,
qualified as affordable housing, that provides single-family and multi -family dwellings
(two 5-plexes and one 7-plex) on a property that is surrounded by developed properties
containing mostly residential uses. There is existing single-family residential to the
north, existing single-family residential to the west, the City -owned Grandview Cemetery
to the east, and existing single-family residential to the south.
ITEM NO.
MEETING DATE (P Q D*
CAM:
GJSTAFF ieVi_- OL-C
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Farmstead Project Development Plan (PDP) - #8-03
APPLICANT: M. Torgerson Archtitects
c/o Mikal Torgerson
223 North College Avenue
Fort Collins, Colorado 80524
OWNER: Mikal Torgerson & John Walz
223 North College Avenue
Fort Collins, CO. 80524
PROJECT DESCRIPTION:
This request, being a qualified affordable housing project, is for nineteen dwelling units
in five buildings (two single-family, one 7-plex and two 5-plexes) on 2.22 acres. The
buildings will be two stories in height (maximum of 32') and will contain 1-bedroom and
2-bedroom units. This project is located at the southwest corner of LaPorte Avenue and
North Taft Hill Road. The single point of primary access to the project will be from a
newly -constructed extension of Pennsylvania Street via LaPorte Avenue. There will be
a secondary emergency access drive from North Taft Hill Road. The New Mercer Ditch
runs from west to east through the property. The property is zoned LMN, Low Density
Mixed -Use Neighborhood in the City's Land Use Code.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The Farmstead PDP development proposal complies with the applicable requirements
of the Land Use Code (LUC), more specifically:
the process located in Division 2.2 - Common Development Review
Procedures for Development Applications of ARTICLE 2 -
ADMINISTRATION;
Standards located in Division 3.2 - Site Planning and Design Standards,
Division 3.3 — Engineering Standards, Division 3.5 - Building Standards,
and Division 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL
DEVELOPMENT STANDARDS;
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT