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Home My WebLink AboutPEAK VIEW - MAJOR AMENDMENT & REPLAT - 26-00C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSNo Text units are permitted as a Type One (Administrative) land use within the L-M-N zone district. 6. Findings of Fact/Conclusions: In evaluating the P.D.P., Staff makes the following findings of fact: A. The two new dwelling units are considered multi -family (condominiums) and are permitted in the L-M-N zone, subject to Administrative Review. B. The Major Amendment continues to comply with the Land Use and Development standards of the L-M-N zone district (Article Four). C. The Major Amendment continues to comply with the General Development standards of Article Three. RECOMMENDATION: Staff recommends approval of Peak View Estates P.D.P, Second Major Amendment, #26-OOC. E. Section 3.5.2(C)(1) — Relationship of Dwellings to Street and Parking There is no change to the relationship of the buildings to Andrews Peak Drive. All buildings remain within 200 feet of Andrews Peak Drive thus complying with the standard. F. Section 3.5.2(D)(2) — Residential Building Setbacks There is no change to the building setbacks as they relate to the two public streets, West Elizabeth Street and Andrews Peak Drive. The only change in setback is for Lot 1, Tract H which shifts ten feet to the north off the private drive to the south G. Section 3.5.2(E)(1)(3) — Garage Doors For the two new multi -family units, the garages face private drives, not public streets. H. Section 3.6.2(A) — Streets, Streetscapes, Alleys and Easements All streets are public. There are no private streets, only private drives serving the side and rear -loaded garages. Section 3.6.2(L)(1) — Private Drives The alleys are not public; they are considered "private drives." In compliance with the standard, their function will only be to provide access to property within the development. Since these drives do not connect beyond the limits of the project, they cannot be used for "through" traffic. J. Section 3.6.4 — Transportation Level of Service Requirements A Transportation Impact Study was prepared in conjunction with the P.D.P. West Elizabeth Street is classified as a minor arterial street. Andrews Peak Drive and Pleasant Valley Road are classified as local streets, with on -street bike lanes. Three intersections were analyzed, Elizabeth and Overland Trail; Elizabeth and Taft Hill Road; and Elizabeth and Andrews Peak Drive. The net increase of two dwelling units does not change the Level of Service for these intersections. 5. Neighborhood Meetings: Two neighborhood meetings were held in conjunction with the original P.D.P. No neighborhood meetings were held, however, for the First Major Amendment or the proposed Second Major Amendment since the type and number of dwelling The P.D.P. meets all the applicable Land Use and Development Standards as follows: A. Section 4.4(D)(1)(b) — Density This standard requires that the maximum allowable density taken as a whole be 8.00 dwelling units per gross acre of land. The amended P.D.P. represents 65 dwelling units on 9.21 acres for a density of 7.05 dwelling units per gross acre which is below the maximum allowable density of 8.00 dwelling units per gross acre. (The site is located within the designated Infill" area thus there is no required minimum density.) B. Section 4.4(E)(3) — Maximum Residential Building Height This standard requires that the maximum height of residential buildings be no more than 2.5 stories. The P.D.P. establishes the maximum height of the dwelling units at two -stories. The amended plan indicates the same height restriction. 4. Compliance with General Development Standards — Article Three: A. Section 3.2.1(C) — Landscaping and Tree Protection Street trees on 40-foot centers will continue to be provided along Andrews Peak Drive. B. Section 3.2.2(B) — Access, Circulation and Parking The key street connection, Pleasant Valley Road, will continue to connect to both abutting neighborhoods on the east and west. Other points of connectivity are not affected by the amendment. C. Section 3.2.2(K)(1)(a) — Required Number of Parking Spaces With the Major Amendment, there will be 23 two -bedroom units (requiring 41 spaces) and 35 three -bedroom units (requiring 70 spaces). (The seven single family detached units are not affected by the Major Amendment.) This will require a total of 111 off-street parking spaces for the multi -family portion of the project. The P.D.P. provides 114 spaces thus exceeding the standard. D. Section 3.4.1(E)(1) — Establishment of Buffer Zones The amendment does not impact the 50-foot wide buffer along the north bank and a 20-foot wide buffer along the south bank of the Pleasant Valley and Lake Canal. 2. Second Maior Amendment: A. Review Process Section 2.2.10 allows for an approved Project Development Plan to be amended. A change is considered major if it results in an increase in greater than 1 % in the number of dwelling units [Section 2.2.10(A)(1)(a)]. The net increase in two dwelling units represents a 3.17% over the approved 63 units. Major amendments are processed in the same manner as required for the original development plan. The original was processed as a Type Two (Planning and Zoning Board) review due to combining the P.D.P. with three requests for modification of standard. Since multi -family and single family housing are permitted as Type One (Administrative) land uses in the L-M-N zone, the Major Amendment is also eligible for Type One review. B. Plan Change The Second Amendment involves the following changes: • Lot 2, Tract H, located east of Andrews Peak Drive, would change from a two-plex to a three-plex. Lot 12, Tract J, located east of Andrews Peak Drive, would change from a two-plex to a three-plex. • Lot 2, Tract G, located west of Andrews Peak Drive, would change from a two-plex to a three-plex. • Lot 11, Tract J, located east of Andrews Peak Drive, would be reduced from a four-plex to a three-plex. • Lot 1, Tract J, located on the east side of Andrews Peak Drive, would be revised such that the building envelope would be moved approximately ten feet to the north off the south property line. This adjustment removes the conflict of vehicular movement from the garages directly south of the building. The result is a net gain of two multi -family dwelling units (condominiums) from 63 to 65. 3. Compliance with L-M-N Zone District: The proposed land use, multi -family (condominiums), is permitted in the L-M-N zone district, eligible to be considered by the Director or Hearing Officer. RECOMMENDATION: Approval EXECUTIVE SUMMARY: A. The two new dwelling units are considered multi -family (condominiums) and are permitted in the L-M-N zone, subject to Administrative Review. B. The Major Amendment continues to comply with the Land Use and Development standards of the L-M-N zone district (Article Four). C. The Major Amendment continues to comply with the General Development standards of Article Three. D. The net increase of two dwelling units does not put the project over the maximum allowed density as prescribed in the L-M-N zone district. COMMENTS: Background: The surrounding zoning and land uses are as follows: N: L-M-N; Existing residential S: R-L; Existing Overland Park E: R-L; Existing residential (Sienna P.U.D.) W: L-M-N; Existing residential (Lory Ann Estates) The property was annexed as part of a larger parcel in 1970. Peak View Estates P.D.P. was approved by the Planning and Zoning Board in December of 2001 and included three modifications. The First Major Amendment was approved by the Hearing Officer in December of 2002 and replaced three single family lots with eight multi -family dwelling units (condos). As originally approved, there was a total of 58 dwelling units divided between 48 multi -family units and ten single family houses. With the First Major Amendment, the mix changed to an increased total of 63 dwelling units divided between 56 multi -family units and seven single family houses for a net gain of five dwelling units. ITEM NO. MEETING DATE i STAFF Ti p 4S k1L Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Peak View Estates P.D.P., Second Major Amendment, #26- 00C APPLICANT: Mrs. Vicki Wagner/BLS Development C/o Design Development Consultants 2627 Redwing Dr. #350 Fort Collins, CO 80525 OWNER: Mrs. Vicki Wagner/BLS Development 2402 Cedarwood Drive Fort Collins, CO. 80526 PROJECT DESCRIPTION: This is a request for a Major Amendment that would add two dwelling units to the overall project. This would increase the number of units from 63 to 65. Specifically, the requested changes would result in: Lot 2, Tract H, located east of Andrews Peak Drive, would change from a two-plex to a three-plex. • Lot 12, Tract J, located east of Andrews Peak Drive, would change from a two-plex to a three-plex. • Lot 2, Tract G, located west of Andrews Peak Drive, would change from a two-plex to a three-plex. • Lot 11, Tract J, located east of Andrews Peak Drive, would be reduced from a four-plex to a three-plex. • Lot 1, Tract H, located east of Andrews Peak Drive, would shift the building envelope ten feet to the north to facilitate maneuvering for the garages to the south. This project is located on the south side of West Elizabeth Street, between Sienna and Lory Ann Estates. The Pleasant Valley and Lake Canal runs through the southern portion of the property. The parcel is zoned L-M-N, Low Density Mixed -Use Residential. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT