HomeMy WebLinkAboutMCCLELLANDS CREEK THIRD FILING - MAJOR AMENDMENT - 28-09 - REPORTS - RECOMMENDATION/REPORTMcClelland's Creek Third Filing — Major Amendment, #28-09
October 14, 2009 Administrative Public Hearing
Page 9
RECOMMENDATION:
Staff recommends approval of the McClelland's Creek Third Filing, Major Amendment -
#28-09.
McClelland's Creek Third Filing — Major Amendment, #28-09
October 14, 2009 Administrative Public Hearing
Page 8
This proposal complies with the purpose of the LMN District as it is a replat of a
residential development plan approved in Larimer County then annexed into the City of
Fort Collins in accordance with the requirements set forth in the Fossil Creek reservoir
Area Plan between the City and Larimer County. The approved plan is for 117 single-
family detached and two-family dwellings on a property that is surrounded by residential
uses to the north, west and south, an elementary school to the west, and City -owned
natural area to the east. The current plan is to reconfigure lots on portions of the
property and add 21 dwelling units, resulting in 138 single-family detached dwelling
units.
Section 4.5(D) Land Use Standards
The proposal satisfies the applicable land use standards in the LMN — Low Density
Mixed -Use Neighborhood District, including the allowable overall minimum average
density of 5 dwelling units per net acre of residential land and the maximum density of 8
dwelling units per gross acre of residential land. The McClelland's Creek Third Filing,
Major Amendment contains a net density of 5.2 dwelling units per acre and a gross
density of 4.6 dwelling units per acre.
Section 4.5(E) Development Standards
The proposal satisfies the applicable development standards in the LMN — Low Density
Mixed -Use Neighborhood District.
5. Findings of Fact/Conclusion:
A. The McClelland's Creek Third Filing, Major Amendment contains a use permitted
in the LMN — Low Density Mixed -Use Neighborhood District, subject to an
administrative review and public hearing.
B. The McClelland's Creek Third Filing, Major Amendment meets all applicable
standards as put forth in ARTICLE 3 - GENERAL DEVELOPMENT
STANDARDS of the LUC, including Division 3.2 - Site Planning and Design
Standards; Division 3.3 - Engineering Standards; Division 3.4 -
Environmental, Natural, and Cultural; Division 3.5 - Building Standards;
and, Section 3.6 - Transportation and Circulation.
C. The McClelland's Creek Third Filing, Major Amendment complies with all
applicable Land Use and Development Standards contained in ARTICLE 4 -
DISTRICTS, Division 4.5 Low Density Mixed -Use Neighborhood of the LUC.
McClelland's Creek Third Filing — Major Amendment, #28-09
October 14, 2009 Administrative Public Hearing
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Section 3.6.3. Street Pattern and Connectivity Standards
The proposal satisfies the requirement set forth in Section 3.6.3(F) dealing with
utilization and provision of sub -arterial street connections to and from adjacent
developments and developable parcels.
Section 3.6.4. Transportation Level of Service Requirements
The proposal satisfies the applicable Transportation Level of Service standards (see
the attached Traffic Impact Study), including the following:
General Standard. This development proposal satisfies Section 3.6.4(8), which
requires that all development plans adequately provide vehicular, pedestrian and
bicycle facilities necessary to maintain the adopted transportation Level of
Service standards contained in Part II of the City of Fort Collins Multi -Modal
Transportation Level of Service Manual for the following modes of travel: Motor
vehicle, bicycle and pedestrian.
4. ARTICLE 4 - DISTRICTS
A. Division 4.5 - Low Density Mixed -Use Neighborhood District
Single-family detached dwellings are permitted in the LMN — Low Density Mixed -Use
Neighborhood District, subject to an administrative (Type 1) review. The LMN District is:
Intended to be a setting for a predominance of low density housing combined
with complementary and supporting land uses that serve a neighborhood and
are developed and operated in harmony with the residential characteristics of a
neighborhood. The main purpose of the District is to meet a wide range of needs
of everyday living in neighborhoods that include a variety of housing choices, that
invite walking to gathering places, services and conveniences, and that are fully
integrated into the larger community by pattern of streets, blocks, and other
linkages. A neighborhood center provides a focal point, and attractive walking
and biking paths invite residents to enjoy the center as well as the small
neighborhood parks. Any new development in this district shall be arranged to
form part of an individual neighborhood.
Typically, Low Density Neighborhoods will be clustered around and integral with
a Medium Density Mixed -Use Neighborhood with a Neighborhood Commercial
Center at its core.
McClelland's Creek Third Filing — Major Amendment, #28-09
October 14, 2009 Administrative Public Hearing
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Section 3.3.5. Engineering Design Standards
The project complies with all design standards, requirements and specifications for
services as stated in this section of the LUC.
C. Division 3.4 - Environmental, Natural, and Cultural
Section 3.4.1. Natural Habitats and Features
The project complies with the requirements set forth in this section of the LUC.
D. Division 3.5 - Building Standards
Section 3.5.1. Building and Project Compatibility
The McClelland's Creek Third Filing, Major Amendment satisfies all applicable Building
and Project Compatibility standards, more specifically:
Architectural Character. The proposed single-family detached buildings will be
a maximum of 2.5 stories in height, similar to the existing single-family buildings
in the existing developments to the west, south, and north. They will reflect the
proportions and roofline articulation of the existing residential buildings.
Building Size, Height, Bulk, Mass, Scale. The proposed single-family
detached buildings will be similar in height and massing to the existing residential
buildings in the area. City staff does not typically review building elevations for
single-family detached dwellings and none were reviewed with this development
request.
Section 3.5.2. Residential Building Standards
The proposal satisfies the Residential Building Setbacks, Lot Width and Size
standards.
E. Division 3.6 - Transportation and Circulation
Section 3.6.2. Streets, Streetscapes, Alleys and Easements
The proposal satisfies the requirements set forth in this section of the LUC.
McClelland's Creek Third Filing — Major Amendment, #28-09
October 14, 2009 Administrative Public Hearing
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curb and sidewalk) along the internal local streets and in the parkways along
Kechter Road (a 2-lane arterial street) and Strauss Cabin Road (a local street).
Section 3.2.2. Access, Circulation and Parking
The proposal satisfies the applicable Access, Circulation and Parking standards,
including the following:
Direct On -site Access to Pedestrian and Bicycle Destinations. The
development proposal satisfies the standard set forth in Section 3.2.2(C)(6) in
that the on -site pedestrian and bicycle circulation system is designed to provide
for direct connections to major pedestrian and bicycle destinations, including the
neighborhood park and Zach Elementary School to the west.
Required number of parking spaces. Section 3.2.2(K)(1) sets forth minimum
parking requirements for residential land uses. The development proposal
satisfies the parking requirements set forth in the LUC for the residential uses in
this project.
• The required parking for the single-family detached dwellings will occur on
the lots at 2 spaces per dwelling unit. The majority of the lots are over 40'
in width, allowing on -street parking, so only 1 parking space is required on
those lots.
Section 3.2.3. SolarAccess, Orientation, Shading
The proposal satisfies the requirement set forth in Section 3.2.3(B) pertaining to "solar -
oriented residential lots". All 138 single-family detached lots on the McClelland's Creek
Third Filing, Major Amendment plan are subject to this section of the LUC that requires
a minimum of 65% of the lots that are less than 15,000 square feet in size (in single-
family and two-family residential development) conform to the definition of a "solar -
oriented lot" in order to preserve the potential for solar energy usage. There are 91 of
the total of 138 lots (66%) that meet the intent of the LUC, thereby satisfying this
section.
B. Division 3.3 - Engineering Standards
Section 3.3.1. Plat Standards
The proposal complies with the general plat requirements as set forth in this section.
McClelland's Creek Third Filing — Major Amendment, #28-09
October 14, 2009 Administrative Public Hearing
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approved development plan (including any Overall Development Plan or Project
Development Plan) or site specific development plan that are not determined by the
Director to be minor amendments under the criteria set forth in subsection (A) above,
shall be deemed major amendments". Subsections 2.2.10(A), (A)(1), and (A)(1)(a)
state: "Minor amendments shall only consist of any or all of the following:
(1) Any change to any approved development plan or any site specific development
plan (except a minor subdivision [no longer authorized in this Land Use Code])
which was originally subject only to administrative review and was approved by the
Director, or any change of use of any property that was developed pursuant to a .
basic development review or a use -by -right review under prior law; provided that
such change would not have disqualified the original plan from administrative
review had it been requested at that time; and provided that:
(a) the minor amendment results in an increase by one (1) percent or less in the
approved number of dwelling units, except that in the case of a change of use
of any property that was developed pursuant to a basic development review
or use -by -right review under prior law, the number of dwelling units proposed
to be added may be four (4) units or less."
This request to add 21 additional dwelling units to the approved development plan
containing 117 dwelling units constitutes an 18% increase, thereby requiring a Major
Amendment to the McClelland's Creek PD/PLD Second Filing.
3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS
The McClelland's Creek Third Filing, Major Amendment development proposal meets
all of the applicable standards in ARTICLE 3 - GENERAL DEVELOPMENT
STANDARDS of the LUC. Of specific note are Division 3.2 - Site Planning and
Design Standards; Division 3.3 - Engineering Standards; Division 3.4 -
Environmental, Natural, and Cultural; Division 3.5 - Building Standards; and,
Division 3.6 - Transportation and Circulation. Further discussions of these particular
standards follow.
A. Division 3.2 - Site Planning and Design Standards
Section 3.2.1. Landscaping and Tree Protection
The proposal satisfies the applicable Landscaping and Tree Protection standards,
including the following:
Street trees. The proposed street tree planting is in accordance with Section
3.2.1(D)(2)(a), providing trees at 30' - 40' on -center in the parkways (between
McClelland's Creek Third Filing — Major Amendment, #28-09
October 14, 2009 Administrative Public Hearing
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family detached and two-family dwellings on a property that is surrounded by residential
uses to the north, west and south, an elementary school to the west, and City -owned
natural area to the east. The current plan is to reconfigure lots on portions of the
property and add 21 dwelling units, resulting in 138 single-family detached dwelling
units.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: LMN in the City, FA1 in Larimer County; existing single-family residential,
partially undeveloped properties
S: FA1 in Larimer County; existing single-family residential, partially
undeveloped properties
E: POL in the City; existing City -owned natural area (Eagle View)
W: LMN in the City; existing single-family residential, Poudre R-1
School District school (Zach Elementary)
The property was subdivided and a development plan was approved by Larimer County
in December, 2007. There are 117 single-family and two-family dwelling units on 41.86
acres.
The property was annexed into the City as the McClelland's Creek PD & PLD Second
Filing Annexation in September, 2007.
2. ARTICLE 2 - ADMINISTRATION
Section 2.2.2. Step 2. Neighborhood Meetings
The proposed development is for single-family detached dwellings, which is a permitted
use in the LMN - Low Density Mixed -Use Neighborhood District subject to an
administrative (Type 1) review. The LUC does not require that a neighborhood meeting
be held for development proposals that are subject to an administrative review. It was
determined that one was not necessary and, therefore, a meeting was not held.
Section 2.2.10(B) MajorAmendments
The McClelland's Creek Third Filing, Major Amendment request is to replat the
McClelland's Creek PD/PLD Second Filing and add 21 dwelling units to the approved
117 dwelling units. As stated in Subsection 2.2.10(B)(1): "Amendments to any
McClelland's Creek Third Filing — Major Amendment, #28-09
October 14, 2009 Administrative Public Hearing
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EXECUTIVE SUMMARY:
The McClelland's Creek Third Filing, Major Amendment proposal complies with
applicable requirements of the Land Use Code (LUC), more specifically:
• the process located in Division 2.2 - Common Development Review
Procedures for Development Applications of ARTICLE 2 -
ADMINISTRATION;
• applicable standards located in- Division 3.2 - Site Planning and Design
Standards; Division 3.3 - Engineering Standards; Division 3.4 -
Environmental, Natural, and Cultural; Division 3.5 - Building Standards;
and, Division 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL
DEVELOPMENT STANDARDS;
• and the applicable district standards located in Division 4.5 LMN - Low Density
Mixed -Use Neighborhood District of ARTICLE 4 - DISTRICT STANDARDS.
Single-family detached are permitted in the LMN — Low Density Mixed -Use
Neighborhood Zoning District, subject to an administrative (Type 1) review. The LMN
District is:
Intended to be a setting for a predominance of low density housing combined
with complementary and supporting land uses that serve a neighborhood and
are developed and operated in harmony with the residential characteristics of a
neighborhood. The main purpose of the District is to meet a wide range of needs
of everyday living in neighborhoods that include a variety of housing choices, that
invite walking to gathering places, services and conveniences, and that are fully
integrated into the larger community by pattern of streets, blocks, and other
linkages. A neighborhood center provides a focal point, and attractive walking
and biking paths invite residents to enjoy the center as well as the small
neighborhood parks. Any new development in this district shall be arranged to
form part of an individual neighborhood.
Typically, Low Density Neighborhoods will be clustered around and integral with
a Medium Density Mixed -Use Neighborhood with a Neighborhood Commercial
Center at its core.
This proposal complies with the purpose of the LMN District as it is a replat of a
residential development plan approved in Larimer County then annexed into the City of
Fort Collins in accordance with the requirements set forth in the Fossil Creek reservoir
Area Plan between the City and Larimer County. The approved plan is for 117 single-
of
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HEARING OFFICER
PROJECT: McClelland's Creek Third Filing, Major Amendment -
#28-09
APPLICANT: Stan Everitt
Everitt Companies
3003 East Harmony Road, #400
Fort Collins, CO. 80528
OWNERSHIP: Stan Everitt
3003 East Harmony Road, #400
Fort Collins, CO 80528
PROJECT DESCRIPTION:
This is a request to replat McClelland's Creek PD/PLD Second Filing (approved in
Larimer County) for the purpose of adjusting lot sizes to better reflect the present
market for new homes, resulting in an additional 21 lots (dwelling units), and improve
the overall affordability of the neighborhood. Currently there are 110 lots (117 dwelling
units) approved in McClelland's Creek PD/PLD Second Filing. The development site is
29.72 gross acres in size. The Site & Landscape Plans are being modified to add
neighborhood playground areas and a community garden in the development. The
internal street network and storm drainage elements of the development will not
change. The cross sections for the external roads adjacent to the property (Kechter
Road, Strauss Cabin Road) are being revised slightly with the replat. The property is
located at the southwest corner of Kechter Road and Strauss Cabin Road. The
development will be accessed from one (1) point on Kechter Road and one (1) point on
Strauss Cabin Road. The property is zoned LMN - Low Density Mixed -Use
Neighborhood. The residential density will be 4.6 dwelling units per gross acre, which is
less than the allowable 8 dwelling units per gross acre in the LMN District.
RECOMMENDATION: Approval
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750