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HomeMy WebLinkAboutGOOD SAMARITAN VILLAGE - PDP - 27-96B - DECISION - FINDINGS, CONCLUSIONS & DECISIONSl�l MA/ /"`fl G I/iRprr� ve S%,L e ry)zj F�s 5herr F�-, eset.-) for, k", L/11Zoo( Z� N, Coy 1(k y" q /c moss,'/ cr es f 4ik rt� ?��1 w) eQs-e i0r ter &J - � 2 ON)ellille)'J A, 5o5 v\t. Tr; I b ,Y iu, (6!)M 5 ryA.r Z 1� UP 2 collectors or local streets at least every 1320' along arterial roads is satisfied by the intersection of Constellation Drive and Trilby Road. The internal private drives connect in two locations to Constellation Drive and one location on Trilby Road thereby contributing to the connectivity to the surrounding neighborhoods. O. Transportation Level of Service Requirements (Section 3.6.4). A Transportation Impact Study (TIS) was conducted. The Transportation Department has determined that the project does in fact meet the specified Level of Service Requirements for all modes of transportation to and from the site. DECISION The Fort Collins Good Samaritan Village - Project Development Plan, #27-96B, is approved by the Hearing Officer without conditions. This Decision is based on the following findings and conclusions: A. The PDP is consistent with the approved ODP. B. The proposed land uses are permitted in the MMN zone district. C. The Project Development Plan complies with all applicable district standards of Section 4.5 of the Land Use Code, the MMN zone district, except Section 4.5[D][1][a], where a modification was granted at the ODP stage of the process. D. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. DATED THIS 161h DAY OF FEBRUARY, 2001. 40 %Mk�= Robert C. Wi ner, Hearing Officer RC=57069.04\371396.01 6 interior parking lot space of each of these lots must be devoted to landscaping. All four lots meet this requirement. Solar Access, Orientation, Shading (Section 3.2.3). The Code requires that 65% of single family and two family lots less than 15,000 square feet must conform to the definition of "solar -oriented lot." The proposed layout exceeds this requirement by providing 70%. J. Site Lighting (Section 3.2.4). The maximum proposed level of on -site lighting is 2.3 foot candles, and the maximum proposed lighting level 20 feet off -site is 0.08 foot candles. The PDP complies with the site lighting requirements that limit the maximum on -site lighting levels to no more than 10 foot candles except for loading and unloading areas and limit the levels measured 20 feet beyond the property line to a maximum of 0.1 foot candle. K. Building Standards (Section 3.5). The PDP satisfies the requirement that the proposed buildings and uses are compatible when considered within the context of the surrounding area. The duplex/triplex portion of the PDP acts as a transition between the more intense use on the south end of the PDP and the existing single family neighborhood to the north. As required, the primary facades and entrances face adjacent streets or connecting walkways without requiring all pedestrians to walk through parking lots or cross driveways. The proposed stucco and synthetic stone building materials are different yet compatible with those of the existing Good Samaritan buildings, as well as the surrounding neighborhood. Street facing garage doors must be recessed 4 feet behind either the front facade of the living area, or a 6 foot by 8 foot covered porch; the proposed duplex and triplex models meet this requirement. L. Master Street Plan (Section 3.6.1). The Master Street Plan identifies Trilby Road as a 2-lane minor arterial, and Constellation Drive as a local street. The PDP recognizes these designations improve both roadways to City standards including the dedication of the appropriate right -of- way widths. M. Streets, Streetscapes, Alleys and Easements (Section 3.6.2). Public street right-of-way widths and streetscape design conforms to the "Design and Construction Criteria, Standards and Specifications for Streets, Streetscapes, Sidewalks, Alleys and Other Public Ways." The private drives provide emergency access, therefore the applicant has dedicated them as "emergency access easements." N. Street Pattern and Connectivity Standards (Section 3.6.3). The requirement for a potentially signalized full -movement intersection of RCW\57069.04\371396.01 5 E. Access To A Park, Central Feature Or Gathering Place. The project meets the requirement that 90% of the dwellings shall be located within '/4 mile of park, central feature or gathering place within or adjacent to the development. The development provides a qualifying central feature/gathering place, therefore 100% of the units are within the required distance. F. Block Requirements. Each MMN development shall be developed as a series of complete blocks bounded by streets (public or private). The proposed layout satisfies this requirement. All proposed blocks are smaller than 7 acres, as required in the Code. At least 40% of each block side consists of either building frontage, plazas or other functional open space, as required by the Code. G. Landscaping and Tree Protection (Section 3.2.1). The PDP provides significant canopy shading to reduce glare and heat build-up. Visual quality and continuity within and between developments are addressed by provision of street trees along Constellation, Trilby, and the interior private drives, parking lot islands, full tree stocking, foundation plantings, a full landscaped open space area, and service area screening. All tree planting standards of the LUC have been addressed. H. Access, Circulation, and Parking (Section 3.2.2). The parking and circulation system will accommodate the movement of vehicles, bicycles, pedestrians and transit safely and conveniently throughout the site and to and from surrounding areas. A transit stop is located off -site at the corner of College and Trilby. On -demand transit is provided for residents by Good Samaritan. Adequate curbcuts and ramps have been provided at convenient, safe locations for the physically disabled, for bicyclists and for people pushing strollers or carts. There are 4 bicycle racks provided, each with a minimum capacity of 3 Bicycle parking spaces, or in other words, at least 12 spaces are provided, which exceeds the required number of spaces (5% of the 180 spaces provided for automobile parking = 9 bicycle parking spaces). The racks will be located near the entrances of the existing residential facility, the therapy center, the maintenance building, and the employee entrance to the existing long term care facility. The on -site pedestrian system provides directness, continuity and safety. Driveway pedestrian crossings are adequately enhanced to ensure the recognition of the pedestrian way. The vehicular use areas are safe, convenient, and attractive for all modes of transportation that will use the system, including cars, trucks, busses, bicycles, pedestrians, and emergency vehicles. The PDP meets the number of spaces, handicap parking and parking stall dimension requirements. Each of the four parking lot areas have fewer than 100 spaces, therefore a minimum of 6% of the RC=57069.04\371396.01 4 The hearing officer specifically noted that the majority of residents expressed general acceptance of the proposed development and did not object to the proposed use. A number of persons spoke favorably about the relationship between the existing use and operation with the surrounding neighborhood. 2. Compliance with Zoning, the Overall Development Plan, and Articles 3 and 4 of the Code: The PDP generally complies with the District Standards contained in Section 4.5 of the Land Use Code (the MMN — — Medium Density, Mixed -Use Neighborhood zone district) and Article 3 of the Land Use Code (the General Development Standards). The ODP was approved on April 2, 1998 for a 13.89 acre mixed -use development in the MMN district. The ODP is compliant with all applicable sections of the LUC except Section 4.5[D][1][a]. Section 4.5[D][1][a] of the LUC states, "the minimum residential density of any phase in a multiple -phase development plan shall be seven (7) dwelling units per net acre of residential land." The Planning and Zoning Board approved the modification to the ODP on April 2, 1998 to allow a lower residential density of 5.74 dwelling units per acre for Parcel C. Specifically, the application is found to meet the following requirements of Articles 3 and 4 of the Code: A. Division 4.5 of the Land Use Code, MMN — Medium Density Mixed -Use Neighborhood District. The proposed uses of two-family dwellings, multi- family dwellings, and accessory buildings over 650 square feet (the maintenance and service building) are permitted uses in the MMN district subject to administrative review. B. Density. The duplex/triplex component consists of a 6.27 acre area devoted entirely to residential uses. The approved ODP specified that this 6.27 acre area have a minimum of 32 units and a maximum of 36 units. 33 units are being proposed. Because the applicant was granted a modification to Section 4.5[D][1][a] (min. 7 d.u. / acre) at the ODP stage of the process, the proposed density of 5.26 du/acre is adequate. C. Mix of Housing Types. There are no minimum number of housing types required for this site because the parcel is less than 16 acres. The parcel does, however, provide two housing types (two-family dwellings, and multi -family dwellings). D. Lot Sizes And Dimensions. The proposed lot sizes and dimensions of lots are varied as required by the Code. RCW\57069.04\371396.01 3 PUBLIC HEARING: The Hearing Officer, presiding pursuant to the Fort Collins Land Use Code (LUC), opened the hearing at approximately 4:30 p.m. on February 9, 2001 in the conference room of the City of Fort Collins Planning Department located at 281 North College Avenue, Fort Collins, Colorado. RECORD OF HEARING: The Hearing Officer accepted during the hearing the following evidence: (1) Planning Department staff report: (2) application and supporting documents submitted by the applicant and the applicant's agents; (3) documents submitted during the hearing; (4) a sign-up sheet of persons attending the hearing and citizens speaking in favor or against the application; and (5) a tape recording of testimony providing during the hearing. FINDINGS AND CONCLUSIONS The evidence presented to the Hearing Officer established facts supporting the following findings and conclusions: Compatibility with Surrounding Uses: The proposed development as it is designed and landscaped is found generally compatible with the following surrounding zoning and land uses: North: Unincorporated Larimer County, Skyview South 2nd filing residential neighborhood South: RL Trilby Road, Ridgewood Hills residential neighborhood, and future convenience commercial center, East: Unincorporated Larimer County, Constellation Drive, Skyview South First Filing residential neighborhood West: Unincorporated Larimer County, Fossil Crest Subdivision, First Filing. Testimony by residents residing adjacent to the property and within the neighborhood raised issues of general compatibility. These issues included: (1) reduction or impacts upon existing views; (2) lighting impacts from vehicles; (3) noise impacts (especially from the maintenance area and central trash dumpster; and (4) traffic impacts (volume and noise). In each instance, the applicant demonstrated that these concerns were directly addressed by the design of the development and that reasonable measures were employed to mitigate these impacts. For example, exits from the development were located to divert or align vehicular headlights away from primary residential structures and changes in grade and landscaping were employed to reduce impacts of noise and lighting. As for view corridors enjoyed by adjacent residents, these concerns were found to have merit, but there exists no legal obligation for adjacent landowners to protect against reduction of views. A reduction of view is likely as the result of maturing landscaping. RCW\57069.04\371396.01 2 City of Fort Collins Commut , Planning and Environmental ; vices Current Planning CITY OF FORT COLLINS, COLORADO ADMINISTRATIVE HEARING OFFICER TYPE 1 ADMINISTRATIVE HEARING FINDINGS, CONCLUSIONS, AND DECISION HEARING OFFICER: ADMINISTRATIVE HEARING DATE: Robert Widner February 9, 2G01 PROJECT NAME: Fort Collins Good Samaritan Village - Project Development Plan, #27-96B (Type 1, Administrative Review in the Land Use Code) APPLICANT/ Kim Lambrecht OWNER: Landmark Engineering 3521 W. Eisenhower Blvd. Loveland, CO 80537 The Evangelical Lutheran Good Samaritan Society 4800 W. 57th Street Sioux Falls, SD 57106 PROJECT DESCRIPTION: This is a request for a Project Development Plan to build 33 duplex/triplex residential units, a 2,400 square foot maintenance building, and a 0.6 acre civic purpose landscaped area. The property is zoned MMN — Medium Density, Mixed -Use Neighborhood. This PDP is the first phase of development within the area approved as the Fort Collins Good Samaritan Village ODP. SUMMARY OF HEARING OFFICER DECISION: Approval without conditions BACKGROUND AND ZONE DISTRICT: The property was annexed in January 1997 as the Fort Collins Good Samaritan Village Annexation. The property is zoned within the MMN zoning district. NOTICE OF PUBLIC HEARING AND NEIGHBORHOOD MEETING: Testimony or evidence established that the property was properly posted, legal notice mailed, and notice published. There was no requirement for a neighborhood meeting. RCM57 069 04%371396 01 1 281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020