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HomeMy WebLinkAboutTRAILHEAD VILLAGE TOWNHOMES - PDP - 43-02C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSM N E LMN .i' LMN 1 a�a OUT a a� DR q LAG G�FB I L c LMN LMN #43-02C Trailhead Village Townhomes PDP 10/ 12/05 N Type 1 1 inch equals 600 feet Trailhead Village Townhomes Project Development Plan, File #43-02C July 13, 2006 Administrative Hearing Page 9 2. Streets, Streetscapes, Alleys and Easements [3.6.2] • [3.6.2 (A)] All street right-of-way widths dedicated on the plat comply with the Larimer County Urban Area Street Standards and are designed to follow the terrain in a logical manner. Intersections are at 90 degree angles. • [3.6.2 (B)] Green Lake Court and Flagstaff Court are cul-de-sacs. They are both well under 660 feet in length and have a loop turnaround at the end which meets Poudre Fire Authority's requirements for turning radii. • [3.6.2 (D)] No access to individual lots is provided from an arterial street. • [3.6.2 (H) and (1)] Street right-of-way widths and street design and construction conform to the standards set forth in Larimer County Urban Area Street Standards (LCUASS). FINDINGS OF FACT After reviewing the Trailhead Village Townhomes Project Development Plan, #43-02C, staff makes the following findings of fact: 1. The proposed land uses are permitted in the (LMN) Low Density Mixed -Use Neighborhood zone. 2. The Project Development Plan complies with all applicable district standards of Section 4.4 of the Land Use Code, (LMN) Low Density Mixed -Use Neighborhood zone. 3. The Project Development Plan complies with all applicable General Development standards of Article 3 of the Land Use Code. Trailhead Village Townhomes Project Development Plan, File #43-02C July 13, 2006 Administrative Hearing Page 10 RECOMMENDATION: Staff recommends approval of the Trailhead Village Townhomes Project Development Plan, #43-02C. Attachments: Zoning Exhibit Full Set of Site and Landscape Plans, dated 10-12-05 Trailhead Village Townhomes Project Development Plan, File #43-02C July 13, 2006 Administrative Hearing Page 8 • Building Materials [3.5.1(E)] — Building materials will mimic the materials used in surrounding residential developments, primarily siding with stone and shingle accents. Colors proposed are similar to those of nearby residences. Building colors will be similar or compatible to the surrounding adjacent single-family residential neighborhood, with varying shades of earth -toned siding, painted white trim and gray composition asphalt shingles. • Outdoor Storage Areas/Mechanical Equipment [3.5.1(1)] — Utility meters, mechanical equipment, transformers, vaults and conduits have all been or will be located to minimize visual impacts, and have been adequately screened. Trash will not be managed collectively so there will not be a trash enclosure. 2. Residential Building Standards [3.5.2] Relationship of Dwellings to Streets and Parking [3.5.2(C)] Orientation to a Connecting Walkway —Every front fagade of a dwelling unit must face the adjacent street with no primary entrance more than 200 feet from a street sidewalk, with two exceptions, one of which is when the primary entrance is faces and opens directly onto a connecting walkway that qualifies as a major walkway spine. In conversations with city staff, the developer agreed to add amenities to the outer walkway so that it would qualify as a major walkway spine, including adding ornamental trees where possible to both sides of the walk. All primary entrances are within 350 feet of a street sidewalk along a major walkway spine. • Residential Building Setbacks, Lot Width and Size [3.5.2 (D)] Residential buildings abutting Vine Drive are set back 30 feet, thus meeting the standard. Minimum setback of every residential building from any public street right-of-way other than an arterial street right-of-way is at least fifteen (15) feet. D. Division 3.6, Transportation and Circulation 1. Master Street Plan [3.6.1]—The Master Street Plan shows a collector across this property. Staff from Current Planning, Engineering and Transportation Planning has agreed to remove that collector from the Street Plan in an upcoming amendment to the Street Plan. Trailhead Village Townhomes Project Development Plan, File #43-02C July 13, 2006 Administrative Hearing Page 7 • Handicap Parking [3.2.2(K)(5)] — The proposed site plan provides four van accessible parking spaces. Six are required. This will be addressed in Final Plan Review. • Parking Stall Dimensions [3.2.2(L)] — All proposed parking spaces meet the parking stall dimensions of this section. Common parking spaces overhang landscaping as allowed by the code. 3. Section 3.2.4 — Site Lighting -- The lighting designs are appropriate for the context and are fully shielded in accordance with the requirements of this section. B. Division 3.4 Environmental, Natural Area, Recreation and Cultural Resource Protection Stadards Natural Habitats and Features [3.4.1] — An existing ponderosa pine woodlot which was an agricultural windbreak was identified on the Overall Development Plan, approved in August of 2004. A 25-foot buffer and native revegetation plan and grading plan were reviewed and approved by Natural Resource Staff at the time of the ODP. This PDP complies with the requirements of the ODP. C. Building Standards [3.5] 1. Building and Project Compatibility [3.5.1 ] • Architectural Character [3.5.1(13)] -The town homes achieve compatibility with the neighboring existing residential and single family homes of Trailhead now under construction according to the standards that follow. • Building Size, Height, Bulk, Mass, Scale [3.5.1(C)] — The proposed height, mass, bulk and scale of the townhomes are consistent with the surrounding existing and proposed residential developments. The proposed building designs incorporate articulation and variation in massing to break up the mass of the buildings. The pitched roofs and gables impart a very human scale to the buildings. Trailhead Village Townhomes Project Development Plan, File #43-02C July 13, 2006 Administrative Hearing Page 6 continuous and relatively convenient access throughout the site with crosswalks and ramps where needed. • Development Standards [3.2.2 (C)] ■ Safety Considerations [3.2.2(C)(1)] — As required, pedestrian areas are separated from vehicle areas and bicycle areas by the use of mostly detached 5-foot wide sidewalks. There are dedicated bike lanes along East Vine and Greenfields Drives. Walkways [3.2.2(C)(5)] — Walkways within the site reasonably directly and continuously connect points of pedestrian origin and destination. Such walkways provide a connection between the building entries and internal walkway system. This standard is therefore satisfied. ■ Transportation Impact Study [3.2.2 (C)(8)] A TIS was prepared for this project and it is included with this staff report. • Access and Parking Lot Requirements [3.2.2 (D)] ■ Pavement [3.2.2 (D)(3)(c)] All off-street parking areas will be surfaced with asphalt or concrete to meet the code standard. • Lighting [3.2.2 (D)(3)(d)] meet the standards. Appropriate down -directional, fully -shielded fixtures are specified and appropriate light levels are maintained throughout the site. • Parking Lot Layout [3.2.2 (E)]—The internal parking areas incorporate defined circulation routes, traffic control signs where appropriate, perpendicular parking bays where appropriate, some landscaped islands, and clearly defined pedestrian and bicycle access points. • Required Number of Spaces for Type of Use [3.2.2(K)] — 179 parking spaces are required by code and 192 spaces are provided, exceeding the residential code minimums. Tandem spaces are indicated on the plans, but they are not counted towards the required parking. Trailhead Village Townhomes Project Development Plan, File #43-02C July 13, 2006 Administrative Hearing Page 5 ■ Parking Lot Perimeter Landscaping [3.2.1(E)(4)] — Street trees are provided in conformance with the Code around the perimeter of the project. Most parking areas are interior to the project, but the parking on the northwest of Tract B is screened and has sufficient landscaping. Parking Lot Interior Landscaping [3.2.1(E)(5)] — Parking lot areas dedicated on the site plan are required to devote at least 6% of the area of the parking lot to landscaped areas. All proposed parking areas allocate at least 6% to landscaped areas, including turf, shrubs and trees in the islands when such areas can physically accommodate a tree. The sight distance triangles have been preserved. No parking bay extends more than 15 spaces without an island with a tree. • Tree Protection and Replacement [3.2.1 (F)] — The stand of existing trees to the north of the site have been deemed significant and will be protected and preserved according to Land Use Code standards. • Irrigation [3.2.1 (J)] Landscape notes #9 and 10 on the landscape plans are adequate to ensure compliance with this standard. • Utilities [3.2.1(K)] The required separations are provided between trees and utilities (street lights, underground water lines, underground sewer lines, and other underground facilities). • Visual Clearance or Sight Distance Triangle [3.2.1 (L)] Sight distance issues have mostly been addressed. Remaining issues will be addressed in Final Plan review. 2. Section 3.2.2, Access, Circulation and Parking • General Standard [3.2.2 (B)] — The proposed parking and circulation systems in this PDP accommodate cars, bikes and pedestrians adequately. The separate pedestrian system provides Trailhead Village Townhomes Project Development Plan, File #43-02C July 13, 2006 Administrative Hearing Page 4 pine wood lot which was used as a farmstead windbreak. New landscaping has generally been used to visually screen parking areas, enhance the pedestrian environment along the proposed walkway system, and provide spatial definition of public and private areas on -site. The landscaping also supports functional purposes, enhances the appearance of the development, enhances the pedestrian environment with street trees, perimeter trees, and parkways and generally meets or exceeds the standards of the Section. • [3.2.1(D)] Minimum Plantings/Description - All trees proposed in the Master Plant List are species approved by the City Forester and are shown as sufficiently diverse and spaced adequately to satisfy the standards for parkway conditions, attached sidewalk conditions and with regard to spacing from utilities. Landscape notes are sufficient to achieve Code requirements. There are a few places in this tight development plan where it was not possible to add trees because of utility lines. Extra trees have been added in areas where trees would fit. • Landscape Standards [3.2.1 (E)] ■ Buffering Between Incompatible Uses and Activities [3.2.1 (E)(1)] Coniferous trees are used for buffering and sound attenuation without eliminating views to the existing stands of trees along the north parking area in Tract B. ■ Landscape Area Treatment [3.2.1 (E)(2)] High use areas such as the small neighborhood park and common areas are planted with turf grass irrigated with an automated pop-up sprinkler system. Shrub and ground cover planting beds shall be separated from turf grass with edging and open surface areas will be covered with mulch. All high visibility sections of building walls have planting beds at least 5 feet in width along more than 50% of the high -visibility walls. Parkways are designed in accordance with the Larimer County Urban Area Street Standards. ■ Water Conservation Standards [3.2.1 (E)(3)] Water conservation techniques and materials are incorporated into the plan by the use of numerous drought tolerant trees and other plant materials where practical. Trailhead Village Townhomes Project Development Plan, File #43-02C July 13, 2006 Administrative Hearing Page 3 The PDP meets the applicable Land Use Standards [4.4 (D)] and Development Standards [4.4 (E)] as follows: A. Density [4.4(D)(1)(a) and (b)] — The proposed overall density of Trailhead Village Townhomes PDP is 6.2 dwelling units per gross acre, which is greater than the minimum 5.0 required and less than the 8.0 maximum allowed. B. Small Neighborhood Parks [4.4(D)(7)] — There is a City -owned park under construction to the north of Tract B (the northwest corner). It is within 1500ft (less than 1/3 mile) of all points in the PDP boundaries. The park was dedicated with the Trailhead Overall Development Plan in 2004. It will be open to the public and accessible to all by means of sidewalks, ramps, and parking at convenient locations. Access through the park will be provided at convenient and safe locations. There will be turf areas in the park that are suitable for many outdoor activities. The park will be maintained by the City Parks and Recreation Department. The proposed park satisfies Code requirements. C. Development Standards [4.4 (E)] 1. Streets and Blocks [4.4(E)(1)] - The development is comprised of 2 Tracts, each less than 12 acres, and each served by an internal road system. 2. Maximum Residential Building Height [4.4 (E)(3)] — The proposed townhouses are no greater than 1.8'/2 feet, far below the 2'/2 story maximum. 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 • General Standard [3.2.1(C)] A stand of existing significant trees and a buffer around them will be preserved in an open space to the north of the Tracts per the Overall Development Plan, reinforcing an existing pattern of vegetation. The existing stand is a ponderosa Trailhead Village Townhomes Project Development Plan, File #43-02C July 13, 2006 Administrative Hearing Page 2 EXECUTIVE SUMMARY: 1. The proposed land uses are permitted in the (LMN) Low Density Mixed -Use Neighborhood District. 2. The Project Development Plan complies with all applicable district standards of Section 4.4 of the Land Use Code, (LMN) Low Density Mixed -Use Neighborhood zone. 3. The Project Development Plan complies with all applicable General Development standards of Article 3 of the Land Use Code. 4. A neighborhood information meeting was neither required nor held for this Type I Project Development Plan. COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: LMN—Low Density Mixed -Use Neighborhood (Trailhead PDP single- family residential currently under construction) with County FA1 (existing agricultural land) beyond; E: LMN—Low Density Mixed -Use Neighborhood (Trailhead PDP single- family residential currently under construction with existing Water Glen single-family residential beyond); S: LMN—Low Density Mixed -Use Neighborhood (existing agricultural land): SE: I —Industrial (existing industrial use); W: LMN—Low Density Mixed -Use Neighborhood (Trailhead PDP single- family residential currently under construction) with County FA1 existing agricultural land beyond. 2. Division 4.4 of the Land Use Code, (LMN)- Low Density Mixed -Use Neighborhood Zone District The proposed PDP includes attached single-family houses. This use is permitted in the (LMN) - Low Density Mixed Use Neighborhood zone district subject to Type I (Administrative) review. ITEM NO. MEETING DATE 13 L STAFF Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Trailhead Village Townhomes PDP - Type I (#43-02C) APPLICANT: Cathy Mathis VF Ripley 401 W. Mountain Avenue Fort Collins, CO 80521 OWNERS: Ken Crumb Trailhead, Inc. PO Box 337600 Greeley, CO 80633 PROJECT DESCRIPTION: This is a request for Project Development Plan (PDP) approval for a 102-unit residential project on a total of 16.35 acres located at the northeast and northwest corners of East Vine Drive and Greenfields Drive. This project is one component of the Trailhead Overall Development Plan, approved in 2004. The property is zoned Low Density Mixed -Use Neighborhood (LMN). The proposed density is 6.2 dwelling units per gross acre where a minimum of 5 units per net acre and a maximum of 8 units per gross acre is permitted. 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