HomeMy WebLinkAboutRICHARD'S LAKE P.U.D., FILING ONE, SECOND REPLAT - PDP/FDP - FDP120004 - REPORTS - RECOMMENDATION/REPORTRichard's Lake P. UD.. Filin¢ One. Second Replat, FDP Staff Report July 30 2012
The applicant is proposing three single-family dwelling units, which are permitted
in the LMN Zone District.
4. Findings of Fact:
In evaluating the request for Richard's Lake P.U.D., Filing One, Second Replat, Staff makes the
following findings of fact:
A. The Richard's Lake P.U.D., Filing One, Second Replat meets the applicable procedural
requirements located in Article 2, Administration of the Land Use Code.
B. The Richard's Lake P.U.D., Filing One, Second Replat meets the plat requirements
located in Article 3, General Development Standards of the Land Use Code.
C. The Richard's Lake P.U.D., Filing One, Second Replat, contains permitted uses in the
LMN- Low Density Mixed -Use Neighborhood Zone District.
RECOMMENDATION
Staff recommends approval of the Richard's Lake PUD, Filing One, Second Replat.
ATTACHMENTS
Vicinity Map
Proposed Plat
Applicant's narrative
Sample House Elevation
Traffic Study Waver
Affected Property Owner Comments
Existing Richard's Lake PUD, Filing One Plat
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Richard's Lake P. U D Fihna One Second Replat FDP Staff Report July 30. 2012
3. Compliance with Applicable General Development Standards (Article 3):
The Richard's Lake P.U.D, Filing One, Second Replat complies with the applicable requirements
of the Land Use Code.
A. Section 3.3.1- Plat Standards
The subdivision plat is in compliance with Section 3.3.1(A) General Provisions in that:
1) The subdivision plat will be filed and recorded only after having been approved by the
Director of Planning, with such approval evidenced in writing on the plat and signed
by the City Clerk.
2) Building permits will be issued prior to the construction of the three new single-
family homes.
B. Section 3.3.1(B)(2) — Plat Standards — Street System and Natural Areas.
This standard requires that the general layout of lots, roads, driveways, utilities, drainage
facilities be designed in a way that enhances an interconnected street system and
preserves natural areas.
There will be no changes to the public street system and no impacts on natural areas as a
result of this replat.
C. Section 3.3.1(C)(1) - Dedications
The subdivision plat is in compliance with Section 3.3.1(C) Public Sites, Reservations
and Dedications in that:
1) The right-of-way for Beam Reach Place was previously dedicated with the Richard's
Lake P.U.D., Filing One subdivision plat and no new easements will need to be
dedicated to serve this new lot configuration.
3. Compliance with Applicable Zone District Regulations (Article 4):
The Richard's Lake P.U.D., Filing One, Second Replat complies with the applicable requirements
of the Low Density Mixed Use Neighborhood District.
A. Section 4.5(B)(2)(a) —Permitted Uses
Page 3 of 4
Richard's Lake P. U. D., Filing One, Second Reolat, FDP Staff Report July 30 2012
lots into 3 lots. As proposed, the new lot one will be 7,863 square feet, lot two will be 7,882
square feet and lot three will be 7,878 square feet. The defining, outside lot lines will not change
and the total combined size of the three new lots is 23,624 square feet.
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N: LMN; existing single-family residential
S: LMN; existing single-family residential
W: UE; existing single-family residential
E: LMN; existing single-family residential
This property was annexed into the City as part of the Country Club North Second Annexation in
January, 1984. In May, 2001, the property was subdivided as Lots 237,238,239,240 of Richard's
Lake P.U.D, Filing One and the interior lot lines of lots 8, 9, 10 were adjusted in 2008.
2. Article 2 - Administration:
Replats are a permitted in the L-M-N zone, subject to an Administrative (Type 1) review and
public hearing. According to Land Use Code Section 2.2.2(B), neighborhood meetings are
mandatory only for proposals subject to Planning and Zoning Board review. Therefore, a
neighborhood meeting was not required, nor held, for this project.
A development review notification sign was posted on one of the existing lots in question and
notification of this hearing was mailed to affected property owners pursuant to the Land Use
Code requirements.
2.2.1_0(B) - Major Amendments:
The original Sterling use P.U.D. was approv under the Land Development Guidance
System. For projects th were approved der the previous code but whose Major
Amendments are now sub' ct to the L d Use Code, Section 2.2.10(B) —Major
Amendments - applies:
"Major amendments to approved d lopment plans or site specific development plans
approved under the laws of the ci for e development of land prior to the adoption of
this Land Use Code shall be pr cessed a equired for the land use or uses proposed for
the amendment as set forth in rticle 4 (i. e., ype 1 review or Type 2 review) for the zone
district in which the land is ocated, and, to th maximum extent feasible, shall comply
with the applicable stand ds contained in Artic s 3 and 4. "
Page 2 of 4
PROJECT: Richard's Lake P.U.D., Filing One, Second Replat Combined Project
Development Plan and Final Development Plan (FDP120004)
APPLICANT: Steve O'Neal
Ridgeway Construction Services
1820 Richards Lake Road
Fort Collins, CO 80524
OWNER: Richard's Lake LLC
333 South Monroe Street
Denver, CO, 80209
PROJECT DESCRIPTION:
The developer is requesting to replat four existing, vacant single-family lots into three wider
single-family lots on Beam Reach Place. The lots to be replated are lot numbers 237,238, 239,
240 (also known as 1715, 1721, 1727 and 1733 Beam Reach Place). The genesis of the request to
replat is due to the existing narrowness (55 feet wide) of the four lots and the context of the
existing homes to the south. The existing lot width of the subject properties requires the builder
to build taller, narrower residences. By replatting into fewer, wider lots, the height of these new
potential homes can be lowered, relieving perceived impact on the adjacent properties. The site is
zoned Low Density Mixed Use Neighborhood District (LMN), the proposed replat is permitted
subject to an administrative review and public hearing.
RECOMMENDATION Approval
EXECUTIVE SUMMARY
This request to replat four existing, vacant single-family lots into three wider single-family lots in
the Richard's Lake P.U.D., Filing One. The replat complies with the applicable criteria of the
General Development Standards of Article Three and the LMN district standards of Article Four.
The purpose of replatting lots 237,238, 239, 240 of the Richard's Lake P.U.D, Filing One is due
to the existing narrowness (55 feet wide) of the four lots and the context of the existing homes to
the south. The existing lot width of the subject properties requires the builder to build taller,
narrower residences. By replatting into fewer, wider lots, the height of these new potential homes
can be lowered, relieving any perceived impact on the adjacent properties. Staff has determined
that there is no detriment to the development plan associated with the reconfiguration of the 4