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Home My WebLink AboutTRAILHEAD - PDP - 43-02A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSFRONT ELEVATION II III - � �� I�1 • CLUB HOUSE Offic.MMMWInM". 1 FRONT ELEVATION REAR ELEVATION DAYCARE zero, mane ao, m..on,wn rw,e°o..mw. m'�0iiw.w.r w+w warm® FRONT ELEVATION 40' WIDE S.F. LOTS 3?waaoxoeseac mm FRONT ELEVATION REAR ELEVATION LEFT ELEVATION RIGHT ELEVATION 40' WIDE S.F. LOTS mwcw.,oxuwuocuxeawm rrr rrr kid rrrFrrr 8.-- rrrrrrrr ___. rrrr rr. ❑ -- ENTRY ELEVATION SIDE ELEVATION REAR ELEVATION DETACHED GARAGE 9wrmumaneasoo mwo3 w� z o 0 QiL o ZJ Wws Ia 0 QJ�= a ~ � U � R D. LL sui�ow® a�avnTior.a 3.4 rRV1V 1 ELC V A1WIN RIGHT ELEVATION 50' WIDE S.F. LOTS ®nlavnonunssocurnsiml B FRONT ELEVATION DUPLEXES ABI®N1oNONbCUmml Bulb ]Ot Ma�dNn Pr Im Cdlru. CO uM]t I.ieliN�eO]B lelol ]IBtpO]Ilu) On 1wyWm II141AM llb �eMlm Fbi�llm �m 0 Q 0 J 0 QIL 0 r Wz Lu0 Ia 0 J> w Qoz F � N w o LL Lu 0 o c a FINAL �UILOI NON mLN/� 1 H 2d4 's � ij - vm r el�•'�= y�'• L! BYIB��' � 7 i �� I �'' ° � �� u79 • i i L �I LEFT ELEVATION REAR ELEVATION 50' WIDE S.F. LOTS Q.BIWBDNDA9WDIAmm, FRONT ELEVATION LEFT ELEVATION RIGHT ELEVATION REAR ELEVATION 50' WIDE S.F. LOTS mPM MD.NBLGN169= fl�01��.R1� IOA11�u1xw Q o z WL Ia O JW G i U W � 0 � RINAL awLowo B¢LSVATION� T 1-4 t T ioal PlantingPlan for Club House euu. naa ' 4.5' walk' 6,000 Sq. Ft. Daycare 3-MI \ `SOD al PPu BLOCK 9 'I�AR Fenc98 Play Yard FENCE — SOD ,41111 2-PPO— L 3-AR_7 w 2 T ical Plan Plan for Daycare PLANT LIST ay r / Q a o �w o IIL IL Jg LL L N / W 2 O � 0 U r LL 0 i � NP BmN Pc i n .o acne, r•xv —_ Tw. � . woe u.e PI>pvloy OaaPmm4 oot , ca MAI u p m.� ..t. 8 n B WM1. ro CF11 lndnwely Pl.n.. , PTA X Wo ..'• ,i/�j • �j 1 'YlL A� r /P /, 1. - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - - - - - - - - - - L-4 ir ' it WILDLIFE MDVEMEM / BUFFERTYP. / I_ t I \ 1 G r I I I I j afti iw - MIR Q..ry r�`rai.mr �r r�•w+r+ab P�.Iw«iwr� noccnPc �^ PLlN 8-8 .�_ r.� � '� .., � ,�I� big' r� .i�• 1' ��L. OJAI g /Any/ Q► fIJf FPW71 r � Est LL MIA No Text Trailhead Project Development Plan #43-02A Type I Administrative Review Page 2 EXECUTIVE SUMMARY: This project has been reviewed in accordance with the applicable requirements of the Land Use Code (LUC) and was found to be in substantial compliance with the following: The process located in Division 2.1 — General Procedural Requirements, Division 2.2 — Common Development Review Procedures for Development Applications, and Division 2.4 — Project Development Plan located within Article 2 — Administration; and the design standards located within Article 3 — General Development Standards; and the standards located in Section 4.4, Low Density Mixed -Use Neighborhood (LMN) of Article 4 — Districts. COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: FA1 (County) —Undeveloped S: LMN — Undeveloped (approved Single Family Residential) E: FA1 (County) —Undeveloped W: LMN — Single Family Residential The property was annexed in June 2004 as part of the Trailhead Annexation. 2. Division 4.4 of the Land Use Code Low Density Mixed - Use Neighborhood Zone District The use of single family and attached single family residential is permitted in the LMN zone district subject to Administrative Review (Type 1). The PDP meets the applicable Land Use Standards as follows: A. Section 4.4(D)(1) Density Residential developments in the Low Density Mixed Use Neighborhood District shall have an overall minimum average net density of 5 units/acre. The maximum residential density taken as a whole, shall be 8 units per gross acre of land. The PDP includes 222 residential units on 49.3 acres of net land, which achieves a net residential density of 4.5 units/acre. While this density is less than the minimum density required in this zone district, the PDP plan includes three future multi -family parcels. These parcels will develop with multi -family or attached single family residential and will increase the net density to at least 5 units/acre. A note on the PDP indicates these future development parcels. No Text / / �t / III I II %/ \t\ III II 111 Ilj I�1 10 II I1 \ I t l I I Ya II I I l 1 zraR S111S onw, mft8 lati 1 B(OCB. 16D a Ills iil Ili Ili IS aa``n3 1 111 2 III 3 III 1 III 3 u3\1.�31r� 13 ' I�--^Ill III III 1 III 2 Ili 3 Ili 1 iil 3 iii 6 ii, li 8 III III 111 III III 2 �II3 IIi1 ill 3 i�16 III 7III 8 PLANT LIST �^ ?FMIlay �. ... w M b,Wiwunwnn "�s.urx.rw w��mn Iu3.�,co w., �xw.r xr..r vwnww... a yy�y yt �c PLANT NOTES" 'WIVI LCUCIVV o� ® w M Ommu�ois..w OZB Q g 0 Wz0 IW 0 Jw Z J 0 U LL G F U LL q �� LMNP�xPPF? it.. I.. w ihl. 1. s Vv! 0. PYenly( W.t oot • coowoouo. 000xm®t. 208 8 Relee Y CIN indn...IpR Flu.. TYPICAL FENCING DETAILS. 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Ivrvla.a mflau11a M1 p.r...+..��.ue R w sn. a LEGEND Z Q a 0 O J ,D e...,. II I Z iY U ♦ .d.....w.. �...� JW> i yj U. BITO PLwN BCNF'. 1'.50' m m. I, . Lfe u.. n.fflw m[uu.fl. n.i.: to°a.�l eofm�aa rl.f. 2-7 o\deess�iravepaaq � ,GG��1 ;� I A��71111N is LAND USE BREAKDOWN rcPr.m�® v.. m.vY Ir. wet sYcura r arppMY i330LAR�ORIENTATION eDATA y RESIDENTIAL BUILDING SETBACKS YYwi ew uY n w. n nw O.a Ys v wu n us.t DITCH COMPANY APPROVAL GENERAL NOTES PLANNING VYaYi Y.�.�ww>r<ew Yua mYYo IYYRCR J VCR I fIL/\ t IVR LEGEND O..nYa.Y.. - vwwn ,W NO BCµL. t'.lOP u �nau.Y..Ywn iw Y a WE Yn Pbm1eP uosunanL cev.Yv.uvv n.evY.m. va . 4lae b CIN lglex,IW Plaua. 1Y7 #43-02A Trailhead PDP 10/17/02 N Type I (LUC) 1 inch : 1000 feet Trailhead Project Development Plan #43-02A Type I Administrative Review Page 7 Section 3.7.2, Contiguity The overall site is nearly 30 percent contiguous to existing urban development. This is greater than the 16% (1/61h) required by this section of the code 2. Section 3.7.3, Adequate Public Facilities The provision of adequate public facilities for transportation, water, wastewater, storm drainage, fire and emergency services, and electrical power will be in place prior to the issuance of a building permit, or adequate security posted for any such improvement not in place prior to the issuance of a building permit. 4. Neighborhood Information Meeting Neighborhood meetings are not required for Type I (Administrative) projects. Previous hearings for the annexation and zoning of the property did not draw any interest from the adjacent neighborhood. FINDINGS OF FACT/CONCLUSIONS After reviewing the Trailhead Project Development Plan #43-02A, staff makes the following findings of fact and conclusions: 1. The proposed land uses are permitted in the Low Density Mixed -Use Neighborhood zone district. 2. The Project Development Plan complies with all applicable district standards of Section 4.4 of the Land Use Code, Low Density Mixed -Use Neighborhood zone district. 3. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. RECOMMENDATION: Staff recommends approval of the Trailhead Project Development Plan, #43-02A. Trailhead Project Development Plan #43-02A Type I Administrative Review Page 6 D. Division 3.5, Building Standards 1. Section 3.5.1, Building and Project Compatibility The project is adjacent to existing single-family residential to the east of the site. This neighboring single-family development is generally two stories in height. The project consists of both single and two story buildings, which would be considered consistent with the existing residential character of the area. 2. Section 3.5.2, Residential Building Standards Either a rear alley or the adjacent street will access buildings. Lots accessed by rear alleys will have the garage in the rear of the lot. Front loaded lots, will have the garage door recessed behind the front face of the building a minimum of 4 feet, and will not comprise of more than 50 percent of the street facing elevation. E. Division 3.6, Transportation and Circulation 1. Section 3.6.1, Master Street Plan This PDP is in substantial compliance with the City of Fort Collins Streets Master Plan. 2. Section 3.6.4, Transportation Level of Service Requirements A Transportation Impact Study was submitted for the project. This study was based on 223 single family residences and 158 multi -family or attached single family (townhomes) units (These units will be submitted at a later date). The study estimated the project would generate total of 3,050 daily vehicle trips, with 236 in/out trips occurring in the morning peak hour and 308 in/out trips in the evening peak hour. The study analyzed the intersections at Lemay and Vine, Timberline and Vine, as well as the intersection constructed with the project onto Vine Drive (Lower Loop, Wagon Trail and Greenfields). The study concluded that these intersections will operate at a level of service D or better, which is within the Level Of Service Criteria for Fort Collins. It should be noted that the additional capacity granted for the future multi -family residential will only be allowed for a period of up to one year upon the adoption of the traffic study. 3. Section 3.6.6, Emergency Access This project will allow for adequate emergency access to all buildings within the project. F. Division 3.7, Compact Urban Growth Standards Trailhead Project Development Plan #43-02A Type I Administrative Review Page 5 The recreation center and child care center are subject to a minimum number of spaces as well. The recreation center has a minimum of one space for each 4 persons maximum rated capacity. Child care centers have a ratio of one space/1,000 sq.ft of floor area. With a proposed 6, 000 sq.ft. building, this yields a total of 6 spaces. Each building has 16 spaces for a total of 32 spaces, two of which are handicap accessible. 3. Section 3.2.4, Site Lighting The project does not propose exterior lighting, with the exception of porch lights and other accessory lights on the buildings. All lighting must comply with both on and off -site lighting standards within the LUC. B. Division 3.3, Engineering Standards Section 3.3.1, Plat Standards The subdivision plat has been reviewed against the standards included within the LUC and found to be in substantial compliance with those standards. 2. Section 3.3.2, Development Improvements Prior to the approval of the final compliance plans, a development agreement will be drafted detailing the improvements required by the applicant as part of the building permit process, and the timing of installation of such improvements. 3. Section 3.3.5, Engineering Design Standards The PDP has been reviewed pursuant to the adopted design standards in place for water, sewer, storm drainage, electric, walkways and streets which will serve this development. C. Division 3.4, Environmental, Natural Area, Recreational and Cultural Resource Protection Standards Section 3.4.1, Natural Habitats and Features The site is not included within a mapped natural area, however, it does contain an urban forest, which warrants special preservation. This section of the code requires the preservation of these trees in conjunction with a 25 foot buffer from the drip line of the trees. Several of the trees will be removed to accommodate the extension of Greenfields Road and Wagon Trail Road. Storm run-off from the site will be contained in water quality detention ponds prior to leaving the property. Trailhead Project Development Plan #43-02A Type I Administrative Review Page 4 All buildings within the proposed project will be less than 2'/2 stories in height, the maximum height limit for the LMN zone district. 3. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards as follows: A. Division 3.2, Site Planning and Design Standards 1. Section 3.2.1, Landscaping and Tree Protection Landscaping has been provided in all common open areas within the project. The landscape plan provides a variety of canopy trees, ornamental trees, shrubs and ground covers. The landscape plan has been designed to use plants to enhance building design, soften walls and building mass and identify common areas. All plant materials are of adequate size and diversity as required by this section. Canopy street trees will be planted at 40-foot intervals within the 'tree lawn' of the detached sidewalk along Vine Drive and Greenfields Drive. The internal local street network includes detached sidewalks and canopy trees as well. There is an existing Urban Forest on the property, which generally includes a belt of existing mature Austrian pines along a portion of the previous ditch alignment. These tees are considered an urban forest, and warrant protection under Section 3.4.1 — Natural Habitats and Features. With the exception of several cuts for proposed roads, the trees will be incorporated into this project. Sight distance has been calculated along all street intersections. Easements have been platted in areas where the site distance falls outside of the platted right-of-way. Landscaping within these areas will be limited to canopy trees and ground covers. 2. Section 3.2.2, Access, Circulation and Parking Single family residential must provide at least one off-street parking space for lots greater than 40 feet in width, and two spaces for lots with less than 40 feet of width. The applicant is providing one parking space for each lot greater than 40 feet in width, and two spaces for each lot less than 40 feet in width. This is consistent with the standard. Trailhead Project Development Plan #43-02A Type I Administrative Review Page 3 B. Section 4.4(D)(2) Mix of Housing A minimum of three housing types shall be provided on all projects greater than 45 acres in size. The Trailhead project provides three different housing types, single family detached on lots less than 6,000 sq.ft., single family detached on lots greater than 6,000 sq.ft., and attached single family residential. The future multi -family parcels will also provide additional housing varieties. This range in residential housing is sufficient to satisfy the requirements of this section. C. Section 4.4(D)(3) Neighborhood Centers A minimum of 90% of the lots within the project must be located within 1/4 of a mile of a neighborhood Center. A neighborhood center is included within this phase of the PDP. This center includes two separate buildings and are planned for a daycare and neighborhood activity center. A park is also included within this center. The center is located internal to the subdivision. D. Section 4.4(D)(7) Small Neighborhood Parks A 2%2 acre park is provided at the intersection of Greenfields Drive and Yule Trail Drive. This park will serve the project, residential units will be within a 1/3 of a mile of this park. The PDP meets the applicable Development standards as follows: A. Section 4.4(E)(1) Streets and Blocks The local street system within the project provides a street network that result in blocks of lots that are less than 12 acres in size. All internal block faces are less than 700 feet in length. There are two blocks along the project boundaries that exceed 700 feet in length. These blocks border areas outside of the development boundary which do not permit either vehicular or pedestrian connections. The block along the northeastern boundary is approximately 1,200 feet in length and is adjacent to the Larimer —Weld Canal and the Burlington Northern Railroad. This irrigation ditch and railroad tracks effectively eliminates the opportunity for future connections to the north from this portion of the project. A potential pedestrian connection is provided just south of this block. The block along the eastern boundary is 1,500 feet in length. This block is adjacent to the former ditch alignment. The Waterglen Subdivision is to the east of the project. This portion of Waterglen does not include any access points for either vehicular or pedestrian connections. A pedestrian connection is provided further south where there is a break in the lots for an existing utility easement. B. Section 4.4(E)(3) Maximum Building Height ITEM NO. MEETING DATE 6,/[t/t>4.. AN STAFF Dbim Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Trailhead Project Development Plan - #43-02A [Type I Administrative Review] APPLICANT: VF Ripley Associates 401 West Moutnain Avenue, Suite 201 Fort Collins, CO 80521 OWNER: Hartshorne Properties, LLC P.O. Box 337600 Greeley, CO 80633 PROJECT DESCRIPTION: The Trailhead Project Development Plan is a development proposal for 222 residential units on 73 acres of land. The project is located north of East Vine drive, west of the existing Waterglen Subdivision. The PDP also includes a neighborhood center to serve the project and surrounding neighborhood, as well as additional open space and connection to the City's proposed regional recreation trail. The property is currently undeveloped and is zoned LMN — Low Density Mixed -Use Neighborhood District. A subdivision plat is accompanying the project development plan. This plat will create individual lots for the proposed single family units, as well as dedicate necessary rights - of -way, easements and drainage and open space tracts of land to support the project. RECOMMENDATION: Approval COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT