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Home My WebLink AboutRIGDEN FARM, 9TH FILING, PARKSIDE COMMONS - PDP - 56-98T - DECISION - FINDINGS, CONCLUSIONS & DECISIONf) ol-eL." PG rkSS 2 TAJ P_,#_ 9,+L, Fi I i , , cowl w%.01^ S $/=/z-,o 0-5 So%Ae g ZY> ( N � ('oil¢ ��• � Calll�g 'SPeuLce,r Sw6i4 , 75�8 t..�t..Eirs �1.1 • .7 fir. G — F 1-7_611ih5 In" u1/e 6sc/,/O /j / a�� deu raL� tosarl Rigden Farm Filing 9, Parkside Commons Type 1 Administrative Hearing 8 FINDINGS, CONCLUSIONS AND DECISION FINDINGS AND CONCLUSIONS After reviewing the staff report and the record of the public hearing, the Hearing Officer makes the following findings and conclusions: A. The proposed project development plan of Rigden Farm, Filing 9, Parkside Commons P.D.P. contains a permitted use in the MMN — Medium Density Mixed Use Neighborhood District. B. The proposed project development plan of Rigden Farm, Filing 9, Parkside Commons P.D.P. complies with the applicable district standards contained in Section 4.5 of the Land Use Code. C. The proposed project development plan of Rigden Farm, Filing 9, Parkside Commons P.D.P. complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. DECISION Based on the findings and conclusions, the request to construct 71 multi -family dwelling units in 11 buildings, as shown on the Rigden Farm, Filing 9, Parkside Commons P.D.P plans presented to the Hearing Officer on August 20, 2003 is approved with the following conditions: The "minimum parking provided" data on Sheet C1 must be revised to reflect that the "total vehicles" is 126. This revision must appear on the Final Plan. 2. Additional handicap parking spaces may be required in order to comply with Building Code accessibility requirements. If that is the case, a minor amendment will be required to reflect any parking changes. 3. The Limon Drive right-of-way vacation discussed at the August 20, 2003 hearing must be approved. Dated this 25th day of August, 2003, per authority granted by Sections 1.4.9(E) and 2.1 of the Land Use Code. ,9 -J . r5 0_,U� Peter Barnes Zoning Administrator Rigden Farm Filing 9, FdiKside Commons Type 1 Administrative Hearing 7 4. Site Lighting [3.2.4] — Light fixtures are proposed to be down directional and cut-off lighting fixtures. As required, the lighting levels will not exceed 10 foot-candles on site, and the walkways will be illuminated at least 0.5 foot-candles. B. Division 3.3, Engineering Standards Plat Standards [3.3.1] — As required, the general layout of the lots, roads, driveways, utilities, drainage facilities, and other services within the proposed development are designed in a way that enhances an interconnected street system within and between neighborhoods. Proper right-of-way has been dedicated for public streets, emergency access easements, and utility easements have been provided as needed to serve the area being platted. 2. Water Hazards [3.3.3] — The Stormwater Department has reviewed the application and has indicated that the application satisfies the requirements of this standard. C. Division, Building Standards [3.5] 1. Building and Project Compatibility [3.5.1] — The architectural character is consistent and compatible with the architectural character that has been established in the neighborhood Rigden Farm neighborhood. Main entrances face connecting walkways and street sidewalks. 2. Residential Building Standards [3.5.2] - Every front fagade with a primary entrance to a dwelling unit faces either and adjacent street sidewalk or a connecting walkway within 200 feet of a street sidewalk. Garage doors do not face the street. There is no minimum front setback in the MMN zone. This standard is therefore satisfied. D. Division 3.6, Transportation and Circulation 1. Master Street Plan [3.6.1]—Rigden Parkway is considered a Minor 2- lane arterial on the Master Street Plan. The proposed project has been designed consistent with this designation. 2. Streets, Streetscapes, Alleys and Easements [3.6.2] — This section of the code requires that connections of a private drive with a public street shall be made with a driveway cut using the detail titled, "New Driveway Approach" in accordance with City Engineering standards. The project complies with this standard. Rigden Farm Filing 9, Parkside Commons Type 1 Administrative Hearing 6 a. Direct On -Site Access to Pedestrian and Bicycle Destinations [3.2.2(C)(6)] — Direct sidewalk connections are provided from the on -site dwellings to on -site parking and yard areas, thereby satisfying this standard. b. Off -Site Access to Pedestrian and Bicycle Destinations [3.2.2(C)(7)] — The on -site pedestrian/bicycle network connects directly to the street sidewalks and on -street bicycle paths. This standard is therefore satisfied. c. Transportation Impact Study [3.2.2(C)(8)] —The City's Traffic Engineer and the Transportation Planning Department have reviewed the applicants Traffic Impact Study and have found that it meets the required vehicular, pedestrian, bicycle, and transit Level of Service requirements. d. Access and Parking Lot Requirements [3.2.2(D)] — Pedestrian areas are clearly differentiated from vehicular areas. All off-street parking spaces have unobstructed vehicular access to and from the public streets. Off- street guest parking is distributed proportionally to dwelling unit locations that they are intended to serve. This standard is therefore satisfied. e. Parking Lots: Required Number of Spaces for Type of Use [3.2.2(K)] —The code requires 1.75 off-street parking spaces for each 2-bedroom unit, and 2.0 off-street parking spaces for each 3-bedroom unit, therefore requiring 126. The proposed plan provides 76 garage spaces, and 50 surface spaces for a total of 126 off- street parking spaces. This standard is therefore satisfied. f. Handicap Parking [3.2.2(K)(4)] — There are 2 handicap spaces required and 2 provided. The standard is thereby satisfied. 3. Solar Access, Orientation, Shading [3.2.3] — The layout of the project does not cast unreasonable shadows within the site or on adjacent properties so as not to impair the access to sunshine for potential solar energy systems or for solar -oriented rooftop surfaces. This standard is therefore satisfied. Rigden Farm Filing 9, Parkside Commons Type 1 Administrative Hearing 5 2. Block Size [4.5(E)(1)(b)] — As required, the block is not larger than 7 acres in size. 3. Minimum Building Frontage [4.5(E)(1)(c)] — As required, at least 50 percent of all block faces consist of building frontage, plazas or other functional open space within the project. 4. Building Height [4.5(E)(1)(d)] —As required, proposed buildings do not exceed 3 stories in height. 4. 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. Landscaping and Tree Protection [3.2.1] a. Street Trees [3.2.1(D)(2)] — As required, the proposed PDP provides street trees within the landscaped parkway between the curb and the street sidewalk at 30 to 40 foot spacing intervals. b. Minimum Species Diversity [3.2.1(D)(3)] — The applicant proposes 122 trees. No more than 15% of the trees can be a single species. The project would be allowed to have up to 18 trees of a single species. The landscape plan proposes no more than 18 trees of a single species, therefore the PDP satisfies this standard. c. Parking Lot Perimeter Landscaping [3.2.1(E)(4)] - As required, the proposed outdoor parking areas are screened adequately from the street and adjacent residential uses with plant material of sufficient opacity to block the required amount of vehicle headlights. d. Parking Lot Interior Landscaping [3.2.1(E)(5)] —As required, at least 6% of the interior area of all parking lots containing 6 or more spaces are landscaped areas. 2. Access, Circulation and Parking [3.2.2] Rigden Farm Filing 9, ParKside Commons Type 1 Administrative Hearing 4 property to MMN was approved on 2nd reading by City Council on January 5, 1999. 2. Compliance with the Overall Development Plan The Rigden Farm Overall Development Plan was approved on April 15, 1999. This 6.36 acre Project Development Plan is part of a 15.80 acre parcel identified on the ODP as "parcel C." The proposed use and density are both consistent with the use and density specified on the ODP. Parcel C was identified to consist of at least 185 but no more than 395 multi- family and/or single family dwelling units. This is the first proposed development within the land identified as parcel C on the ODP. 3. Division 4.5 of the Land Use Code, Medium Density Mixed -Use Neighborhood Zone District The proposed land use of "multifamily dwellings" is permitted in the MMN — Medium Density, Mixed -Use Neighborhood zone district. A. The PDP meets the applicable Land Use Standards [4.5(D)] as follows: 1. Density [4.5(D)(1)] — Within the P.D.P., there are 71 dwelling units proposed on 5.74 net acres of residential land, making the development density 12.36 dwelling units per net acre. This satisfies the overall minimum average density required within the MMN zone district, which is 12 units per net acre. 2. Mix of Housing [4.5(D)(2)] — Because the MMN portion of the P.D.P. contains less than 16 gross acres of residential land, one housing types is required, therefore the proposed "multifamily dwellings" satisfy this satisfied. 3. Access to a park, central feature, or gathering place [4.5(D)(3)] — At least 90 percent of the dwelling units proposed are required to be located within 1,320 feet of a private park or other central gathering space a minimum of 10,000 square feet in size. The site is adjacent to a proposed charter school, which will have publicly accessible gathering spaces in excess of 10,00 square feet, thereby satisfying this standard. B. The PDP meets the applicable Development Standards [4.4(E)] as follows: 1. Block Structure [4.5(E)(1)(a)] — As required, the site is part of a street network of complete blocks bounded by streets. Rigden Farm Filing 9, Parkside Commons Type 1 Administrative Hearing 3 Written Comments: None Community Concerns: Mr. Glaser asked how the project was complying with the open space requirements. City Response: Mr. Jones explained that the proposed charter school adjacent to this project will have publicly accessible gathering spaces in excess of 10,000 square feet, thereby satisfying this standard. EXECUTIVE SUMMARY The proposed land use is permitted in the MMN — Medium Density, Mixed -Use Neighborhood zone district. The proposed land use and density is consistent with the Rigden Farm Overall Development Plan. The Project Development Plan complies with all applicable district standards of Section 4.5 of the Land Use Code, MMN zone district. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. Background The surrounding zoning and land uses are as follows: N: T — Drake Road, Cargil Research Farm, historic barn, farm land, E: LMN — Existing Parkside East and Parkside West Developments (6-plex condo buildings approved in filings 3, and 4 of Rigden Farm), existing single family detached housing (approved in filing 1 of Rigden Farm). SE: LMN — Approved 2Id filing of Rigden Farm (single family attached housing under construction),a neighborhood center including relocated Johnson Farm structures, S: MMN — proposed charter school (under review), W: MMN & NC — undeveloped phases of the Rigden Farm Development, proposed grocery store anchored shopping center (under review). The property was annexed in November 1997 as part of the Timberline Annexation and was originally zoned T — Transition. A request to rezone the Rigden Farm Filing 9, Parkside Commons Type 1 Administrative Hearing I ZONING DISTRICT: MMN — Medium Density Mixed Use Neighborhood NOTICE OF PUBLIC HEARING: Notice of public hearing was made on July 28, 2003 by mailing to property owners within 500 feet of the subject property. The public hearing was advertised in the Coloradoan on August 10, 2003. PUBLIC HEARING After reviewing the Staff Report and recommendation, a public hearing was held on the subject application at 4:00 PM on August 20, 2003. The hearing was held in Conference Rooms C and D at 281 North College, Fort Collins, Colorado. HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE: The following is a list of those who attended the meeting: From the City: Troy Jones, City Planner Sheri Wamhoff, City Engineering Department From the applicant. - Keith Sheaffer Spencer Smith Dan Worden Joe Carter From the Community: Carl Glaser Michelle Leschinsky City of Fort Collins Comma Ay Planning and Environmenta. •rvices Current Planning CITY OF FORT COLLINS ADMINISTRATIVE HEARING OFFICER TYPE I ADMINISTRATIVE HEARING FINDINGS, CONCLUSIONS AND DECISION HEARING OFFICER: PROJECT NAME: CASE NUMBER: APPLICANT: PROJECT DESCRIPTION: Peter Barnes Zoning Administrator Rigden Farm, Filing 9, Parkside Commons P.D.P. 56-98T Joe Carter Cityscape Urban Design 3555 Stanford Road Fort Collins, CO 80525 The applicant proposes 71 units (66 two -bedroom, and 5 three -bedroom multifamily dwelling units) on 6.36 acres in the Rigden Farm development, located west of Rockford Drive, south of Drake Road, east of Kansas Drive, and north of Limon Drive. The applicant intends for the units to be condominiums that are individually sold. The property is in the MMN — Medium Density Mixed Use Neighborhood zone district. SUMMARY OF RECOMMENDATION AND DECISION: STAFF RECOMMENDATION: Approval HEARING OFFICER DECISION: Approval with conditions 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020