The URL can be used to link to this page

Home My WebLink AboutRIDGEWOOD HILLS 4TH FILING, TRACTS N & T - PDP - 55-84N - DECISION - CORRESPONDENCE-HEARING�« F&f6N- -vk- �A °�T�Gt�t,v� �%�"� - _ -_ ` �+'tmu�. w ale✓ ��-� � c�c.�� ►�.�e--�Cead,i, �•, ��• ter o IncW.ez �,rr� 2-n DM? 2.. Maw Cam: 5cX�, �6 tF5 -6 Uke e w�v�.u�-t,� P�u,�nzUGeu.�.�ti ? 7DI.A2 A\m^Aak-e, " '2t�U�4. [ n Del '�►'�� t Ila AAl n s-e n �11n � V L�oV1G /� kit -*Z!z\ (;6fTP/o/ 4gue/91253b 66T-oP22 �;�� s7,o;o s 417z -?'/� 44 l /„, Loo�Jor1 Loown' /gs�o�. Z �l01 o��d 1E�'M;�g�oj:.� �1 1 - co s i Ridgewood Hills 4th Filin, . racts N & T PDP Administrative Hearing Findings, Conclusions, and Decision December 19, 2005 Page 7 of 7 #55-84 that required additional architectural fagade treatment for buildings located on Tract N. D. The Ridgewood Hills 4"' Filing, Tracts N&T Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code, except where a modification has been previously granted. DECISION The Ridgewood Hills 0 Filing, Tracts N&T Project Development Plan #55-84N, is hereby approved by the Hearing Officer Without Condition. Dated this 30th day of December 2005, per authority granted by Sections 1.4.9(E) and 2.1 of the Land Use Code. Cameron Gloss Current Plannin Director Ridgewood Hills 4th Filing . racts N & T PDP Administrative Hearing Findings, Conclusions, and Decision December 19, 2005 Page 6 of 7 development. Portions of the land along the Triangle frontage will be dedicated as public right-of-way. Buildina Design The Staff Report outlines how the project complies with the building and project compatibility standards found within Section 3.5.1 and 3.5.2 of the Land Use Code. The proposed buildings will be similar in height and massing to the existing residential buildings in the area. Building materials will be compatible with those found within the neighborhood. Architecture is articulated per the requirements'of this section and special conditions placed on the 2004 modification of approval. Transportation Design There was no evidence provided during the hearing to contradict the conclusions of the Staff Report, which indicated that the proposal satisfies the applicable standards located in this section of the-LUC, with the exception of Section 3.6.2(L)(1)(a) Private Drives, When Allowed. A modification of this standard was approved by an Administrative Hearing Officer on July 8, 2004. Transportation Level of Service Reouirements Section 3.6 of the LUC imposes standards for all modes of transportation. The Transportation Impact Analysis indicates that the project complies with Level of Service (LOS) standards for all modes of transportation. SUMMARY OF CONCLUSIONS A. The Ridgewood Hills 4t' Filing, Tracts N&T Project Development Plan is subject to administrative review and the requirements of the Land Use Code (LUC). B. The Ridgewood Hills 4"' Filing, Tracts N&T Project Development Plan complies with all applicable district standards of Sections 4.4 and 4.5 of the Land Use Code, (LMN) Low Density Mixed Use Neighborhood zone district and (MMN) Medium Density Mixed Use Neighborhood zone district. C. The Ridgewood Hills 4"' Filing, Tracts N&T Project Development Plan complies with conditions of approval applied to modification of standard Ridgewood Hills 4th Filin, , racts N ✓3< T PDP Administrative Hearing Findings, Conclusions, and Decision December 19, 2005 Page 5 of 7 were center primarily on potential adverse storm drainage impacts, although other issues were also raised. It was an expressed fear of some neighbors that the stormwater runoff from the site could potentially create adverse impacts on surrounding properties. As part of the Applicant's testimony, substantial attention was given to the issue of site grading and the design of the stormwater system. As outlined in the Applicant's Drainage and Erosion Control Report and corroborated by the Applicant's Engineer at the hearing, runoff water will not be detained on the property, but will be piped to a nearby existing detention pond. The site has been carefully graded, and stormwater inlets provided at a size and number, to reduce potential impacts to neighboring properties. Based on the proposed drainage design and the testimony of the consulting engineer, the Hearing Officer is convinced that the applicable storm drainage standards will be met. Further, the project development plan complies with all applicable sections of Article 3 of the LUC as explained below. Landscar)ina and Tree Protection. The staff report outlines the Project's compliance with Section 3.2.1 concerning landscaping and tree protection standards. Street trees of permitted varieties and at the appropriate spacing will be provided in a manner that satisfies the standard. There was no evidence introduced at the hearing to contradict the Staff Report. Access. Circulation and Parkin. The staff report outlines the Project's compliance with Section 3.2.2 concerning access, circulation and parking. Off-street parking spaces will be provided based upon the number of bedrooms per dwelling, and with special provision for disabled parking spaces meeting the City's standards. The Poudre Fire Authority has reviewed the circulation plan and found it to meet the minimum standards to accommodate fire apparatus. The on -site bicycle and pedestrian system is designed to provide direct connections to existing and future pedestrian and bicycle destinations. Therefore, based on the information presented, the Project complies with Section 3.2.2 of the LUC. Engineering/Subdivision Plat Division 3.3 sets standards for subdivision plats regarding the general layout of the lots, roads, driveways, utilities, drainage facilities, and other services within the proposed development. The Staff Report outlines how the subdivision plat meets these standards, including the dedication of rights -of -way and easements, along with the vacation of portions of existing drainage easements, which are necessary to serve the Ridgewood Hills 4th Filin, . racts N & T PDP Administrative Hearing Findings, Conclusions, and Decision December 19, 2005 Page 4 of 7 * The standard located in Section 3.6.2(L) Private Drives, more specifically Subsection 3.6.2(L)(1)(a) When Allowed, requiring that private drives provide access only within the development property or additional cross - access between developments connected by streets, of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS. * The standard located in Section 4.5(D) Land Use Standards, more specifically Subsection 4.5(D) (1) Density, requiring that residential developments in the MMN District have an overall minimum average density of 12 dwelling units per net acre of residential land, of ARTICLE 4 - DISTRICTS * Section 4.5(D) Land Use Standards, more specifically Subsection 4.5(13)(2)(d) Lot Pattern, requiring that the lot size and layout pattern shall be designed to allow buildings to face toward the street, of ARTICLE 4 — DISTRICTS. 2. Compliance with Article 4 and the LMN and MMN Zone District Standards: The Project Development Plan complies with all applicable requirements of Article 4 and the LMN and MMN zone districts. The Staff Report summarizes the PDP's compliance with these standards and no specific evidence was presented to contradict or otherwise refute the compliance with Article 4 or the LMN and MMN District Standards. In particular, the proposed two-family (duplex) are permitted within the LMN zone district, and the single-family attached units within the MMN zone district, subject to an administrative review. The applicant received previous modifications to provide 10.2 dwelling units per acre within portions of the development within the MMN district, where a minimum of 12 units per acre is required, and to the lot size and pattern requirements. There was no evidence presented at the public hearing to contradict the Project's compliance with the Article Four Use or Development standards. 2. Compliance with Article 3 of the Land Use Code — General Development Standards Testimony was offered at the hearing by neighboring residential landowners concerning the anticipated or feared impacts of the proposed development and its design upon surrounding residences. These impacts Ridgewood Hills 4th Filin, . racts N & T PDP Administrative Hearing Findings, Conclusions, and Decision December 19, 2005 Page 3 of 7 Chad Hendricks, 314 Peyton Drive Maria Reed, 533 Jansen Drive Written Comments: None. FACTS AND FINDINGS 1. Site ContextBackground Information The surrounding zoning and land uses are as follows: N: LMN; undeveloped (Tract N of Ridgewood Hills) E: MMN; undeveloped (Shenandoah PUD) S: MMN; existing single-family residential (Ridgewood Hills) W: MMN; existing single-family residential (Ridgewood Hills) The property was annexed as part of the Trilby Heights Second Annexation in June, 1981. The property is part of Parcel J - Office/Research & Development, and Parcel K - Office/Research & Development of the Del Webb Property Master Land Plan that was approved by the Planning & Zoning Board in October, 1984. The property is part of Parcel A-12 - Cottage Homes and Parcel A-13 - Multi - Family of the Ridgewood Hills, Overall Development Plan (ODP) that was approved by the Planning & Zoning Board in June, 1994 and Amended by the Planning & Zoning Board in July, 1996. The property was subdivided and platted as Tracts N & T of the Ridgewood Hills PUD, Third Filing in March, 2000. Modifications to the following standards were approved by an Administrative Hearing Officer on July 8, 2004: * The standard located in Section 3.5.2(C) Relationship of Dwellings to Streets and Parking, more specifically Subsection 3.5.2(C) (2) Street - Facing Facades, requiring every building containing 4 or more dwelling units to have at least 1 building entry or doorway facing any adjacent street that is smaller than a full arterial or has on -street parking, of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS. Ridgewood Hills 4th Filinz, racts N & T PDP Administrative Hearing Findings, Conclusions, and Decision December 19, 2005 Page 2 of 7 ZONING DISTRICTS: LMN — Low Density Mixed -Use Neighborhood District and MMN — Medium Density Mixed -Use Neighborhood District STAFF RECOMMENDATION: Approval NOTICE OF PUBLIC HEARING: Evidence presented to the Hearing Officer established no controversy or facts to refute that the hearing was properly posted, legal notices mailed and notice published. The Hearing Officer, presiding pursuant to the Fort Collins Land Use Code, opened the hearing at approximately 5:30 p.m. on December 19, 2005 in Conference Room A, 281 N. College Avenue, Fort Collins, Colorado. HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE: The Hearing Officer accepted during the hearing the following evidence: (1) Planning Department Staff Report; (2) application, plans, maps and other supporting documents submitted by the applicant and the applicant's representatives to the City of Fort Collins; and (3) a tape recording of the public hearing. The LUC, the City's Comprehensive Plan (City Plan), and the formally promulgated policies of the City are all considered part of the evidence considered by the Hearing Officer. The following is a list of those who attended the meeting: From the City: Steve Olt, City Planner Dan.DeLaughter, Development Review Engineer From the Applicant: Terence Hoaglund, Vignette Studios Randy Rogers, Vignette Studios Don Tiller, Vignette Studios George Hart, PLS Homes Jim Loonan, Loonan & Associates From the Public: Howard Dimmick, 7015 Avondale Road Commi ty Planning and Environmental 2rvices Current Planning CITY OF FORT COLLINS ADMINISTRATIVE HEARING OFFICER TYPE I ADMINISTRATIVE HEARING FINDINGS, CONCLUSIONS AND DECISION ADMINISTRATIVE HEARING DATE: PROJECT NAME: CASE NUMBER: APPLICANT: OWNER: HEARING OFFICER: PROJECT DESCRIPTION: December 19, 2005 Ridgewood Hills, Tracts N & T Project Development Plan (PDP) #55-84N Vignette Studios c% Terence Hoaglund or Randy Rogers 144 N. Mason Street, Suite #2 Fort Collins, CO 80524 Heyne-Schuster, Inc. 4190 N. Garfield Loveland, CO 80538 Cameron Gloss Current Planning Director The Applicant has submitted a Project Development Plan (referred to herein as the "Project" or the "PDP"), proposing twenty-eight (28) two-family dwelling units (duplexes) on Tract N, being 5.2 gross/net acres in size; and, forty-five (45) single-family attached dwelling units (multi -family) on Tract T, being 4.4 net acres in size. The Project is located on the north and south sides of Avondale Road (extended), southeast of Triangle Drive, and north of Peyton Drive at the intersection of Avondale Road and Triangle Drive in the Ridgewood Hills development. SUMMARY OF HEARING OFFICER DECISION: Approval 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 Commi ty Planning and Environmental rvices Current Planning City of Fort Collins January 3, 2006 Participant in the Ridgewood Hills, Tract N&T PDP hearing: Enclosed is a copy of the Type I Administrative Hearing Findings, Conclusions, and Decision for the Ridgewood Hills, Tract N&T PDP hearing #55-84N. This final decision may be appealed to the City Council in accordance with Section 248 of the Code of the City of Fort Collins. The appellant must submit written notice of appeal, reasons for the appeal and a filing fee of $100 to the City Clerk's Office within 14 days of the date of final action by the Hearing Officer. Information regarding the grounds for appeal is available on the City Clerk's page of the City's website at http://fcgov.com/cityclerk/appeals/php If appealed, the City Clerk will place the item on the Council agenda for hearing as expeditiously as possible. Written notice of an appeal from a final decision of the Hearing Officer to the City Council is given by the City Clerk to the appellant, the applicant and all other parties -in - interest 10 days prior to the date set for the hearing. An appeal of the Hearing Officer's final decision is based on the minutes of the proceedings at the Administrative Hearing and any other materials received by the Hearing Officer. New evidence may not be considered on an appeal. The City Council may uphold, overturn, or modify the decision of the Hearing Officer. If you have specific questions about the appeal process, please contact me at 221-6750. Sincerely, Steve Olt City Planner 281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522-0580 - (970) 221-6750 - FAX (970) 416-2020