HomeMy WebLinkAboutRIGDEN FARM, THE COLONY - PDP - 56-98AC - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS#56-98AC Rigden Farm, 12th Filing
The Colony PDP
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Rigden Farm 12th Filing, The Colony, Project Development Plan, #56-98AC
September 13, 2005 Administrative Public Hearing
Page 8
Section 4.5(E) Development Standards
The proposal satisfies the applicable development standards in the MMN — Medium
Density Mixed -Use Neighborhood Zoning District.
5. Findings of Fact/Conclusion:
A. The Rigden Farm 12th Filing, The Colony, PDP contains uses permitted in the
MMN — Medium Density Mixed -Use Neighborhood Zoning District, subject to
Administrative Review and public hearing.
B. The Rigden Farm 12th Filing, The Colony, 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.
C. The Rigden Farm 12th Filing, The Colony, PDP complies with all applicable Land
Use and Development Standards contained in Article 4, Division 4.5 of the LUC.
D. The Rigden Farm 12th Filing, The Colony, PDP is compatible with the
surrounding land uses.
RECOMMENDATION:
Staff recommends approval of the Rigden Farm 12th Filing, The Colony,
Project Development Plan - #56-98AC.
Rigden Farm 121h Filing, The Colony, Project Development Plan, #56-98AC
September 13, 2005 Administrative Public Hearing
Page 7
4. ARTICLE 4 - DISTRICTS
A. Division 4.5 — Medium Density Mixed -Use Neighborhood District
Multi -family dwellings (residential uses) are permitted in the MMN — Medium Density
Mixed -Use Neighborhood Zoning District, subject to an administrative (Type 1) review.
The MMN - District is:
Intended to be a setting for concentrated housing within easy walking distance of
transit and a commercial district. Secondarily, a neighborhood may also contain
other moderate -intensity complementary and supporting land uses that serve the
neighborhood. These neighborhoods will form a transition and a link between
surrounding neighborhoods and the commercial core with a unifying pattern of
streets and blocks. Buildings, streets, bike and walking paths, open spaces and
parks will be configured to create an inviting and convenient living environment.
This District is intended to function together with surrounding low density
neighborhoods (typically the LMN zone district) and a central commercial core
(typically a NC or CC zone district). The intent is for the component zone districts
to form an integral, town -like pattern of development, and not merely a series of
individual development projects in separate zone districts.
This proposal complies with the purpose of the MMN - District as it is an infill project
that provides multi -family dwellings (in two 24-plex buildings) on a property that is
surrounded by developed properties and undeveloped properties. There is existing
multi -family residential to the east and south. The property to the north is undeveloped
and unplanned. The property to the west is undeveloped; however, it is planned for
multi -family residential (Rigden Farm, 11th Filing, Brooklyn Park Rowhouses).
Section 4.5(D) Land Use Standards
The proposal satisfies the applicable land use standards in the MMN — Medium Density
Mixed -Use Neighborhood Zoning District as follows:
Section 4.5(D)(1) Density. The Rigden Farm 12th Filing, The Colony, PDP
development proposal is for 48 residential dwelling units on a property that is
2.60 acres (gross & net) in size. The gross & net residential density is 18.5
dwelling units per acre. The MMN District has a minimum density requirement of
12 dwelling units per net acre of residential land. The project is considered to be
in compliance with this standard.
Rigden Farm 12th Filing, The Colony, Project Development Plan, #56-98AC
September 13, 2005 Administrative Public Hearing
Page 6
• The colors for the siding and roofing materials will be determined with the
Final Plans.
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.
Section 3.5.2. Residential Building Standards
The Rigden Farm 12th Filing, The Colony, PDP satisfies all Relationship of Dwellings
to Streets and Parking standards. The primary entries to the buildings face either
Kansas Drive, with direct pedestrian connections to a public sidewalk, or sidewalks with
direct connections to the public sidewalk along Custer Drive. Therefore, this proposal
satisfies the requirements set forth in Section 3.5.2(C).
D. Division 3.6 - Transportation and Circulation
Section 3.6.2. Streets, Streetscapes, Alleys and Easements
The proposal satisfies the applicable standards located in this section of the LUC.
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(B), 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.
Rigden Farm 12th Filing, The Colony, Project Development Plan, #56-98AC
September 13, 2005 Administrative Public Hearing
Page 5
and east property lines that are 5'-0" in width. There will be a 6' high wood fence
along both these property lines.
Direct vehicular access to the residential buildings is from one curb cut on each side of
Kansas Drive, near the south property line of the development, into the parking lots for
Buildings A & B.
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.
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 proposal satisfies all applicable Building and Project Compatibility standards,
more specifically:
Architectural Character. The proposed residential buildings will be similar in
height (ranging from 35' to 40') to the existing and proposed residential buildings
in areas in close proximity to this development. They will reflect the proportions
and roofline articulation of those existing buildings. The roofs will be sloped, with
significant cornice features on the flat roofs. The living spaces will be on 3
stories.
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
massing of the building fronts will be broken up with substantial wall plane
variations, windows, and varying roofline directions and heights.
Building materials. The proposed structures will consist of the following
building materials:
• The siding materials for the buildings will consist of cementitous 7" lap
hardboard siding and synthetic stone veneer.
0 The roofing material will be a composite shingle.
Rigden Farm 12th Filing, The Colony, Project Development Plan, #56-98AC
September 13, 2005 Administrative Public Hearing
Page 4
Parking lot landscaping - perimeter. Perimeter parking lot landscaping for this
project is in accordance with the standards set forth in Section 3.2.1(E)(4)(a).
There will be a combination of deciduous and evergreen shrubs along the
driveway and parking spaces adjacent to Custer Drive that will provide sufficient
screening of these areas from the street.
Parking lot landscaping - interior. Interior parking lot landscaping for this
project is in accordance with the standards set forth in Section 3.2.1(E)(5).
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 73 proposed surface parking spaces on -site. There
will be 16 on -street parking spaces on Kansas Drive in front of the
buildings. The on -street parking is allowed for the multi -family residential,
per Section 3.2.2(K)(1)(b).
• There will be 4 handicapped parking spaces as part of the total of 89
spaces, satisfying the requirement set forth in Section 3.2.2(K)(5)(d).
• 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:
63 spaces for the proposed 36 2-bedroom dwelling units, at 1.75
spaces per 2-bedroom unit.
24 spaces for the proposed 12 3-bedroom dwelling units, at 2.00
spaces per 3-bedroom unit.
The minimum handicapped accessible parking required for the
project is 4 spaces, at 1 space for 76 to 100 total spaces in the
development.
Staff finds that the parking to be provided meets the minimum requirements of
the LUC for the proposed multi -family residential use in the development.
Setbacks. The development proposal satisfies the requirement set forth in
Section 3.2.2(J) with regards to the minimum 5' landscaped setback area along a
lot line adjacent to any vehicular use area. The Landscape Plan shows a
landscaped setback area between the driveway / parking areas and the south
Rigden Farm 12th Filing, The Colony, Project Development Plan, #56-98AC
September 13, 2005 Administrative Public Hearing
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The property is part of Parcel E of the Rigden Farm Overall Development Plan (ODP)
that was approved by the Planning and Zoning Board in April, 1999. Parcel E was
approved for multi -family dwelling units.
The property is part of Parcel E of the amended Rigden Farm, ODP that was approved
by Minor Amendment in November, 2002. Parcel E is approved for multi -family dwelling
units.
The property has not previously been subdivided.
2. ARTICLE 2 - ADMINISTRATION
Section 2.2.2. Step 2: Neighborhood Meetings
The proposed development is for multi -family dwellings, which are permitted uses in the
MMN - Medium 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 2) review. Therefore, a City -sponsored and facilitated
neighborhood information meeting was not held for the Rigden Farm 12th Filing, The
Colony, PDP development proposal.
3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS
The Rigden Farm 12th Filing, The Colony, PDP development proposal meets all of the
applicable standards in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the
LUC. 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:
Street trees. The proposed street tree planting is in accordance with Section
3.2.1(D)(2)(a), providing shade trees at 30' to 35' on -center in the 6' wide
parkway (between curb and sidewalk) on both sides of Kansas Drive, a local
street, and street trees at 30' to 35' on -center in the 7' wide parkway along the
south side of Custer Drive.
Rigden Farm 12th Filing, The Colony, Project Development Plan, #56-98AC
September 13, 2005 Administrative Public Hearing
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and the applicable district standards located in ARTICLE 4 - DISTRICT
STANDARDS of the LUC (Division 4.5 MMN — Medium Density Mixed -Use
Neighborhood Zoning District).
Multi -family dwellings (residential uses) are permitted in the MMN — Medium Density
Mixed -Use Neighborhood Zoning District, subject to an administrative (Type 1) review.
The MMN - District is:
Intended to be a setting for concentrated housing within easy walking distance of
transit and a commercial district. Secondarily, a neighborhood may also contain
other moderate -intensity complementary and supporting land uses that serve the
neighborhood. These neighborhoods will form a transition and a link between
surrounding neighborhoods and the commercial core with a unifying pattern of
streets and blocks. Buildings, streets, bike and walking paths, open spaces and
parks will be configured to create an inviting and convenient living environment.
This District is intended to function together with surrounding low density
neighborhoods (typically the LMN zone district) and a central commercial core
(typically a NC or CC zone district). The intent is for the component zone districts
to form an integral, town -like pattern of development, and not merely a series of
individual development projects in separate zone districts.
This proposal complies with the purpose of the MMN - District as it is an infill project
that provides multi -family dwellings (in two 24-plex buildings) on a property that is
surrounded by developed properties and undeveloped properties. There is existing
multi -family residential to the east and south. The property to the north is undeveloped
and unplanned. The property to the west is undeveloped; however, it is planned for
multi -family residential (Rigden Farm, 11th Filing, Brooklyn Park Rowhouses).
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: MMN; undeveloped
E: MMN; existing multi -family residential (Rigden Farm, 7th Filing - The Willow)
S: LMN; existing multi -family residential (Rigden Farm, 7th Filing - The Willow)
W: MMN; undeveloped, planned multi -family residential (Rigden Farm, 11th Filing -
Brooklyn Park Rowhouses)
The property was annexed as part of the Timberline Annexation in November, 1997.
ITEM NO.
"=
MEETING DATE
STAFF
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Rigden Farm 12th Filing, The Colony,
Project Development Plan (PDP) - #56-98AC
APPLICANT: J*R Engineering
c/o Lee Watkins
2620 East Prospect Road, Suite 190
Fort Collins, Colorado 80525
OWNER: Reno Cappelli
25338 Foothills Drive
Golden, CO. 80401
PROJECT DESCRIPTION:
This is a request for a total of forty-eight (48) dwelling units on 2.60 acres. There will be
two (2) buildings, each containing twenty-four (24) dwelling units, with each unit
containing 2 or 3 bedrooms. The buildings will be 3 stories high, with varying roof
heights ranging from 35' to 40'. This proposed project is located on the south side of
Custer Drive at Kansas Drive in the Rigden Farm mixed -use development. Kansas
Drive runs through the middle of the development, north to south, between the two
residential buildings. Proposed direct vehicular access to the development site is from
Kansas Drive. The property is zoned MMN, Medium Density Mixed -Use Residential.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The Rigden Farm 12th Filing, The Colony 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, CO80522-0580 (970) 221-6750
PLANNING DEPARTMENT