HomeMy WebLinkAboutTALON ESTATES - PDP - 42-05A - REPORTS - RECOMMENDATION/REPORTTalon Estates, Project Development Plan, #42-05A
May 9, 2007 Administrative Public Hearing
Page 7
Section 4.2(E) Development Standards
The proposal satisfies applicable development standards in the UE - Urban Estate
District.
5. Findings of Fact/Conclusion:
A. The Talon Estates PDP contains a use permitted in the UE - Urban Estate
District, subject to administrative review and public hearing.
B. The Talon Estates PDP meets the 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 Standards;
and, Section 3.6 - Transportation and Circulation.
C. The Talon Estates PDP complies with applicable Land Use and Development
Standards contained in ARTICLE 4 - DISTRICTS, DIVISION 4.2 Urban Estate,
with the exception of Section 4.2(D)(1)(b) of the LUC regarding the minimum lot
size requirement of 1/2 acre.
• A modification of the standard set forth in Section 4.2(D)(1)(b) was
approved by the Administrative Hearing Officer on June 21, 2006, with
one condition that states:
"The Applicant shall include along the rear property lines of Lots 1
through 7, a split rail fence or design with a similar level of opacity
and character, augmented with wire mesh or similar open face
material to restrict human intrusion into the buffer zone, as part of
any future development plan on the subject property."
The Talon Estates PDP satisfies this condition of approval of the Talon
Estates Modification of Standard. The Site Plan, Landscape Plan, and
Subdivision Plat all contain an appropriate Fencing Note; and, the
Landscape Plan contains a Cedar Split Rail Fence Detail that satisfies the
language in the condition.
RECOMMENDATION:
Staff recommends approval of the Talon Estates Project Development Plan - #42-05A.
Talon Estates, Project Development Plan, #42-05A
May 9, 2007 Administrative Public Hearing
Page 6
4. ARTICLE 4 - DISTRICTS
A. Division 4.2 - Urban Estate District
Single-family detached dwellings are permitted in the UE - Urban Estate District, subject
to an administrative (Type 1) review. The UE District is:
Intended to be a setting for a predominance of low -density and large -lot housing.
The main purposes of this District are to acknowledge the presence of the many
existing subdivisions which have developed in these uses that function as parts
of the community and to provide additional locations for similar development,
typically in transitional locations between more intense urban development and
rural or open lands.
This proposal complies with the purpose of the UE District as it is a large -lot residential
project (approximately 8 acres in size) that provides single-family dwellings on a
property that is surrounded by developed properties containing large acreage
residential uses to the east, south, and west; and, the Spring Creek drainage and open
space to the north.
Section 4.2(D) Land Use Standards
The proposal satisfies applicable land use standards in the UE - Urban Estate District,
with the exception of Section 4.2(D)(1)(b) regarding the minimum lot size requirement of
1/2 acre (21,780 square feet). In the Talon Estates development 7 of the total of 13 lots
will be slightly smaller than the required 1/2 acre minimum. Lots 1 through 7 will be
about 0.45 acre (19,600 square feet) in size and are located on the north and east
sides of the development, along the required buffer to the Pleasant Valley & Lake
Canal. A requested modification of this standard was approved by the Administrative
Hearing Officer on June 21, 2006, with one condition that states:
"The Applicant shall include along the rear property lines of Lots 1 through 7, a
split rail fence or design with a similar level of opacity and character, augmented
with wire mesh or similar open face material to restrict human intrusion into the
buffer zone, as part of any future development plan on the subject property."
The Talon Estates PDP satisfies this condition of approval of the Talon Estates
Modification of Standard. The Site Plan, Landscape Plan, and Subdivision Plat all
contain an appropriate Fencing Note; and, the Landscape Plan contains a Cedar Split
Rail Fence Detail that satisfies the language in the condition.
Talon Estates, Project Development Plan, #42-05A
May 9, 2007 Administrative Public Hearing
Page 5
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.
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 Area, Recreational and Cultural
Resource Protection Standards
Section 3.4.1. Natural Habitats and Features
The proposal satisfies the applicable standards set forth in Section 3.4.1(E)(1) - Buffer
Zone Performance Standards in that it provides the required 50' buffer to the Pleasant
Valley & Lake Canal along its north and east property lines. The buffer will occur
outside of the lots (with a minor encroachment area behind Lots 3 & 4). This is a result
of the approved modification of the standard set forth in Section 4.2(D)(1)(b) regarding
minimum lot sizes of 1/2 acre in the UE - Urban Estate District, with 7 of the 13 lots
allowed to be slightly under the 1/2 acre minimum.
D. Division 3.6 -Transportation and Circulation
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(B), 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.
Talon Estates, Project Development Plan, #42-05A
May 9, 2007 Administrative Public Hearing
Page 4
3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS
The Talon Estates PDP development proposal satisfies 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 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 35' to 40' on -center in the parkways (between
curb and sidewalk) along Falcon Drive, Broadwing Road, and Longwing Drive, all
local streets.
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 (local streets and
detached sidewalks) is designed to provide for direct connections to future
pedestrian and bicycle destinations.
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 single-family
detached dwellings in this project in that there will be at least one parking space
on each of the 13 lots, being large urban estate lots with greater than 40' of
street frontage.
Talon Estates, Project Development Plan, #42-05A
May 9, 2007 Administrative Public Hearing
Page 3
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: UE in the City of Fort Collins;
existing Spring Creek drainage, open space
E: UE in the City of Fort Collins;
existing large acreage residential
S: UE in the City of Fort Collins;
existing large acreage residential
W: UE in the City of Fort Collins;
existing large acreage residential
The property was annexed as part of the South Taft Hill Seventh Annexation in May,
2003.
The property has not previously been subdivided or planned.
A request for a modification of the standard set forth in Section 4.2(D) - Land Use
Standards of the L( UC), more specifically Section 4.2(D)(1)(b) regarding minimum lot
sizes in the UE - Urban Estate District, was considered at an administrative public
hearing on June 8, 2006. On June 21, 2006, a modification of standard request to allow
7 of the 13 lots to be slightly smaller than the required 1/2 acre (21,780 square feet)
minimum was approved by the Administrative Hearing Officer. The lots will be about
0.45 acre (19,600 square feet) in size and are located on the north and east sides of
the development, along the required buffer to the Pleasant Valley & Lake Canal.
2. ARTICLE 2 - ADMINISTRATION
Section 2.2.2. Step 2: Neighborhood Meetings
The proposed development is for single-family dwellings, which is a permitted use in the
UE - Urban Estate District, subject to an administrative (Type 1) review and public
hearing. The LUC does not require that a neighborhood meeting be held for
development proposals that are not subject to a Planning and Zoning Board (Type 1)
review. However, a neighborhood meeting was held on June 1, 2006 for this
development proposal. There were approximately 20 affected property owners and
interested parties at the meeting. Significant concerns expressed were with regards to
the number of new homes (13) being proposed and the impact of additional traffic
generated by the development on Falcon Drive, presently a gravel road serving large
acreage residences.
Talon Estates, Project Development Plan, #42-05A
May 9, 2007 Administrative Public Hearing
Page 2
• and district standards located in Division 4.2 UE - Urban Estate District of
ARTICLE 4 - DISTRICT STANDARDS.
The Talon Estates PDP development proposal does not fully comply with the following
requirement in ARTICLE 4 - DISTRICTS, Section 4.2(D) of the LUC:
• The standard set forth in Section 4.2(D)(1)(b) regarding minimum lot sizes of 1/2
acre in the UE District. A requested modification of this standard was approved
by the Administrative Hearing Officer on June 21, 2006, with one condition that
states:
"The Applicant shall include along the rear property lines of Lots 1 through
7, a split rail fence or design with a similar level of opacity and character,
augmented with wire mesh or similar open face material to restrict human
intrusion into the buffer zone, as part of any future development plan on
the subject property."
The Talon Estates PDP satisfies this condition of approval of the Talon Estates
Modification of Standard. The Site Plan, Landscape Plan, and Subdivision Plat
all contain an appropriate Fencing Note; and, the Landscape Plan contains a
Cedar Split Rail Fence Detail that satisfies the language in the condition.
Note: At the time of City review and approval of the requested
modification of standard the UE - Urban Estate District was Division
4.1 in the LUC. It has since been changed to Division 4.2, as this
PDP Staff Report indicates.
Single-family detached dwellings are permitted in the UE - Urban Estate District, subject
to an administrative (Type 1) review. The UE District is: .
Intended to be a setting for a predominance of low -density and large -lot housing.
The main purposes of this District are to acknowledge the presence of the many
existing subdivisions which have developed in these uses that function as parts
of the community and to provide additional locations for similar development,
typically in transitional locations between more intense urban development and
rural or open lands.
This proposal complies with the purpose of the UE District as it is a large -lot residential
project (approximately 8 acres in size) that provides single-family dwellings on a
property that is surrounded by developed properties containing large acreage
residential uses to the east, south, and west; and, the Spring Creek drainage and open
space to the north.
,„ ITEM NO. _ ?
c
MEETING DATE
STAFF
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Talon Estates Project Development Plan (PDP) - #42 -05A
APPLICANT: Steward & Associates, Inc.
c/o Kevin Forbes
103 South Meldrum Street
Fort Collins, Colorado 80521
OWNER: Nadine Holter
P.O. Box 272546
Fort Collins, Colorado 80527
PROJECT DESCRIPTION:
This is a request for 13 single-family detached residential lots on 7.85 acres. The
proposed project is located at the northeast corner of Falcon Drive & Falcon Drive,
approximately 1/4 mile west of South Taft Hill Road. The Pleasant Valley & Lake Canal
forms the north and east boundaries of the development. The property is between West
Drake Road (to the north) and West Horsetooth Road (to the south). Primary access to
the development will be from Falcon Drive via South Taft Hill Road. The property is
zoned UE - Urban Estate.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The Talon Estates PDP development 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;
• Standards located in Division 3.2 - Site Planning and Design Standards;
Division 3.3 - Engineering Standards; Division 3.4 - Environmental, Natural,
and Cultural Standards; and, Division 3.6 - Transportation and Circulation
of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS;
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO.80522-0580 (970) 221-6750
PLANNING DEPARTMENT