HomeMy WebLinkAboutREGISTRY RIDGE, 5TH FILING - PDP - 32-95I - REPORTS - RECOMMENDATION/REPORTRegistry Ridge 5th Filing PDP — Type I, #32-951
May 9, 2007 Administrative Public Hearing
Page 10
The applicant shall design and construct the pedestrian trail in this Project
Development Plan to connect with the existing pedestrian trail in Tract
Tract E of the Corrected Registry Ridge First Filing PUD, and provide a
segment of pedestrian trail (located between proposed Lots 4 and 5) to tie
in with the planned trail system in the adjacent neighborhood park.
Attachments:
Site Plan
Landscape Plan
Subdivision Plat
Requests for Modification
Neighborhood Meeting Summary
Public Correspondence
Traffic Impact Study Memorandum
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Registry Ridge 5th Filing PDP — Type I, #32-951
May 9, 2007 Administrative Public Hearing
Page 9
• The standard located in Division 4.5(D)(1) — Density. A request
for modification to this standard has been submitted by the
applicant for approval with this Project Development Plan.
C. Staff finds that the request for modification to Division 4.5(D)(1) —
Density satisfies the overall minimum average density requirement
equally well as a compliant plan.
D. The PDP Complies with all applicable General Development
Standards located in Division 3 of the Land Use Code, with the
following exceptions:
• The standard located in Division 3.2.2(C) - Direct On -Site
Access to Pedestrian and Bicycle Destinations. Staff
recommends that a condition of approval be placed on this PDP
requiring the applicant to design the pedestrian walkway to .
connect with the existing pedestrian walkway located in Tract E
of the Corrected Registry Ridge First Filing PUD and provide a
connection through the water quality area for the future park trail
system (in a location between proposed Lots 4 and 5).
• The standard located in Division 3.2.3(B) — Solar -Oriented
Residential Lots. A request for modification to this standard has
been submitted by the applicant for approval with this Project
Development Plan.
E. Staff finds that the request for modification to Division 3.2.3(B) —
Solar -Oriented Residential Lots satisfies the minimum required
percentage of solar -oriented residential equally well as a compliant
plan.
F. Staff finds that the project as submitted, based on the proposed
land use and its contextual compatibility with the surrounding land
uses, is not detrimental to the public good.
6. Staff Recommendation:
Staff recommends approval of the request for modification to Division 4.5(D)(1)
for the Registry Ridge 5th Filing PDP.
Staff recommends approval of the request for modification to Division 3.2.3(B)
for the Registry Ridge 5th Filing PDP.
Staff recommends approval of the Registry Ridge 5th Filing PDP Type I - #32-
951, with the following condition:
Registry Ridge 5th Filing PDP — Type I, #32-951
May 9, 2007 Administrative Public Hearing
Page 8
compared with the existing buildings of the surrounding
neighborhood.
2) Residential Building Standards [Section 3.5.2(C)]: The PDP will
comply with building orientation, minimum setbacks, lot widths
and garage door standards in this section.
D. Transportation and Circulation [Section 3.6]
1) Streets, Streetscapes, Alleys and Easements [Section 3.6.1]:
The PDP will comply with the Master Street Plan and Larimer
County Urban Area Street Standards as applicable.
2) Transportation Impact Study [Section 3.6.4(C)]: A memorandum
updating the original Registry Ridge Transportation Impact
Study was submitted with this PDP and is attached.
4. Neighborhood Information Meeting
The proposed use is a single-family residential development, which is
permitted in the LMN District, subject to an administrative (Type 1) review
and public hearing. The LUC does not require that a neighborhood
meeting be held for a Type I development proposal; however, a
Neighborhood Information Meeting was held on Thursday, February 1,
2007, in the Registry Ridge neighborhood clubhouse. Steve Olt, planner
from the City's Current Planning Department facilitated the meeting, and
approximately 40 residents attended the meeting. A meeting summary
was prepared by the project applicant and is attached to this staff report.
5. Findings of Fact / Conclusion:
After reviewing the Registry Ridge 51h Filing PDP, Staff makes the following
findings of fact and conclusions:
A. The proposed land use (single-family residential) is permitted in the
LMN — Low Density Mixed -Use Neighborhood District subject to
Administrative approval.
B. The PDP complies with all standards located in Division 4.5 — Low
Density Mixed -Use Neighborhood District of the Land Use Code,
with the following exception:
Registry Ridge 5t' Filing PDP — Type I, #32-951
May 9, 2007 Administrative Public Hearing
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modification is requested equally well than would a plan which
complies with the standard. Thank you for your time and
consideration on this matter."
Staff finds that the modification request to allow a reduction in
the percentage of required solar -oriented lots promotes the
intent of the standard equally well as a compliant plan because
this residential development is a small infill portion of a larger,
existing residential neighborhood. The property, originally
designated for a future school, is constrained by existing streets
along the north and west sides, existing homes on the south
and east sides and a future neighborhood park on the
southwest side. The proposed site layout not only connects to
the existing street system, but it also provides a buffer between
the existing and proposed homes and preserves openness to
the proposed park. If the proposal were designed to satisfy the
solar orientation standard, other opportunities for connectivity
and compatibility may be compromised due to the existing
layout of the area.
When viewed on a neighborhood scale, the percentage of solar -
oriented residential lots in the entire Registry Ridge subdivision
is well above the required 65 percent referenced in the
standard. This Project Development Plan will impact the overall
percentage of solar -oriented residential lots, but not so much as
to reduce the overall percentage for the neighborhood below the
minimum standard. Staff supports the requested modification to
this standard.
B. Engineering Standards [Section 3.3]
1) Plat Standards [Section 3.3.1(A)]: The plat prepared for this
project meets the applicable standards pertaining to lot layout
and dedication of easements.
2) Public Site, Reservations and Dedications [Section 3.3.1(C)]:
The applicant will dedicate right-of-way and utility easements as
necessary.
C. Building Standards [Section 3.5]
1) Building and Project Compatibility [Section 3.5.1]: The
architecture of the single-family residential homes will be of
similar character, size, height, bulk, mass, scale and materials
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Registry Ridge 5th Filing PDP — Type I, #32-951
May 9, 2007 Administrative Public Hearing
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6) Direct On -Site Access to Pedestrian and Bicycle Destinations
[Section 3.2.2(C)(6)]: This PDP features walkways in a greenbelt
area to provide a direct pedestrian connection from Truxtun
Drive to the future neighborhood park. At this point, the
proposed pedestrian walkway for this PDP does not connect to
the existing pedestrian walkway sough of the property. Staff
recommends that a condition of approval be placed on this PDP
requiring the applicant to design the pedestrian walkway to
connect with the existing pedestrian walkway located in Tract E
of the Corrected Registry Ridge First Filing PUD and provide a
connection through the water quality area for the future park trail
system (in a location between proposed Lots 4 and 5).
7) Off -Site Access to Pedestrian and Bicycle Destinations [Section
3.2.2(C)(7)]: This PDP features pedestrian connections to
existing Pedestrian, Access, Drainage and Landscape
Easements. Continuation of this pedestrian system within these
previously dedicated off -site easements is the responsibility,of
the Registry Ridge Home Owner's Association.
8) Parking Location [Section 3.2.2(D)]: Paved -off street parking will
be provided on each lot.
9) Parking — Required Number of Off -Street Spaces [Section
3.2.2(K)]: Each single-family detached dwelling will be required
to provide at least one off-street parking space.
10) Solar Access, Orientation, Shading [Section 3.2.3(B)]: At least
65 percent of the lots with less than 15,000 square feet in area in
single-family residential developments must conform to the
definition of a "solar -oriented lot" in order to preserve the
potential for solar energy usage. A request for modification to
this standard has been submitted by the applicant. The
applicant's justification for the modification request is as follows:
"The proposed design allows for six (6) "solar -oriented lots,"
permitting 22.22 percent of the entire site to be defined as "solar -
oriented lots." In Registry Ridge 5ch Filing being a part of the entire
Registry Ridge 1st Filing, the "solar -oriented lots" of the entire site
were examined to be eighty (80) percent, 162 lots of the complete
203 lots. In adding twenty-seven (27) lots to the entire subdivision
with six (6) lots being "solar -oriented lots," lowers the overall
percentage to seventy-three (73) percent. It is felt that the
modification to the "solar -oriented lot" standard as submitted will
promote the general purpose of the standard for which the
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Registry Ridge 5t' Filing PDP — Type I, #32-951
May 9, 2007 Administrative Public Hearing
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an existing neighborhood. Therefore, specific attention must
be paid to ensure compatibility between the existing
surrounding development and the new (infill) project. By
designing new lots of similar size and nature to the existing lots
(with an overall average density of 2.52 dwelling units per net
residential acre), the prescribed minimum density (5 dwelling
units per net residential acre) would not be compatible. Staff
finds that the modification request is not detrimental to the
public good because it carefully and successfully balances the
intent of the minimum density standard with neighborhood
compatibility.
D. Development Standards [Division 4.5(E)]: This project will satisfy
the Streets and Blocks standards per this section by providing
pedestrian connections to the existing neighborhood and future
neighborhood park.
3. Compliance with General Development Standards
The proposed project complies with the applicable general development
standards contained in Division 3 of the Land Use Code as follows:
A. Site Planning and Design Standards [Section 3.2]
1) Tree Planting Standards [Section 3.2.1(D)]: The PDP provides
street trees in accordance with this section. The majority of
existing trees along Truxun and Ranger Drives will be preserved.
2) Landscape Area Treatment [Section 3.2.1(E)(2)]: All non -paved
areas on the site will be designed with appropriate landscape
areas per this section.
3) Tree Protection [Section 3.2.1(F)&(G)]: All existing significant
trees will be preserved per the specifications set forth in this
section.
4) Utiilties [Section 3.2.1(J)]: The landscape and utility plans have
been coordinated so that minimum tree/utility separations will be
provided.
5) Curbcuts and Ramps [Section 3.2.2(C)2]: Curbcuts are proposed
along the new segment of Leahy Drive and along Snowdon Drive
for driveways to the proposed houses. Directional ramps will be
provided at the new intersections.
I✓
Registry Ridge 5 h Filing PDP — Type I, #32-951
May 9, 2007 Administrative Public Hearing
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applicant has submitted a request for modification to this
standard to allow a reduction in the required minimum density.
The proposed minimum density is 4.66 dwelling units per net
acre of residential land. The applicant's justification for the
modification request is as follows:
"The proposed plan for Registry Ridge 5ch Filing satisfies the
standard equally well as a compliant plan. The proposed design,
Registry Ridge 5th Filing, has designated 5.797 acres of net
residential (78.38 percent of the gross area). To fulfill the
definition of LMN zoning, thirty (30) lots would be required to
achieve minimum density. The design for Registry Ridge 5`h filing
is proposing twenty-seven (27) lots to preserve the continuity of
the surrounding subdivision. It was presented from the
surrounding community that lower density would preserve the
openness and lot diversity which is felt to be currently present.
Registry Ridge 1s` Filing was designed and built with 2.52
dwelling units per net residential acre, with the proposed design,
Registry Ridge 5th Filing would have a density of 4.66 dwelling
units per net residential acre, close to the surrounding areas. It is
felt that the modification to the density as submitted will promote
the general purpose of the standard for which the modification is
requested equally well than would a plan which complies with the
standard. Thank you for your time and consideration of this
matter."
Staff has reviewed this request and supports the reduction in
the minimum overall average density of dwelling units per net
acre of residential land. A compliant plan with 30 single-family
residential lots was presented at a neighborhood meeting on
Thursday, February 1, 2007. Following this meeting the
Registry Ridge Homeowner's Association responded to the
applicant and the City with a request to reconfigure the
property with fewer lots (a copy of this letter is attached). The
applicant then modified the plans as requested and as a result,
submitted this request for modification.
Staff finds that the modification request to allow a density
below the minimum residential density requirement promotes
the purpose of the standard equally well as a compliant plan.
Per the Land Use Code, residential developments containing
twenty (20) acres of less and located in the area defined as
"infill area" need not comply with the minimum average density
requirement. While this project is not located in the "infill area"
defined by the Land Use Code, it is an infill project located in
M
Registry Ridge 5th Filing PDP — Type I, #32-951
May 9, 2007 Administrative Public Hearing
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A new subdivision plat is being reviewed as part of this development request.
This plat is referred to as Registry Ridge 5th Filing, because the original Tracts C
and H will be reconfigured with Project Development Plan. This reconfiguration
includes a replat of the future park property (Tract H of the Corrected Registry
Ridge First Filing PUD). The City's Real Estate department is working with the
applicant on the replat and purchase of an additional 1.031 acres to be added to
the park property.
2. Compliance with Zoning District Standards
The proposed PDP complies with the applicable standards in Division 4.5 LMN —
Low Density Mixed -Use Neighborhood District as follows:
A. Purpose [Division 4.5(A)]: The purpose of the LMN — Low Density
Mixed -Use Neighborhood District is:
"... 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."
This proposal complies with the purpose of the LMN District as it is
a new residential development with a density similar in nature to the
surrounding low -density neighborhood.
B. Permitted Uses [Division 4.5(B)]: Single-family detached dwellings
are permitted in the LMN — Low Density Mixed -Use Neighborhood
District subject to Administrative approval.
C. Land Use Standards [Division 4.5(D)]:
1) Density [Division 4.5(D)(1)]: Residential developments in the
LMN district shall have an overall minimum average density of
five(5) dwelling units per net acre of residential land. The
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Registry Ridge 5U' Filing PDP — Type I, #32-951
May 9, 2007 Administrative Public Hearing
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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.
This proposal complies with the purpose of the LMN District as it is a new
residential development with a density similar in nature to the surrounding low -
density neighborhood. To the east of this proposal is an approved neighborhood
center that will contain a convenience store with fuel sales, a child care center,
and space for small office and retail uses.
COMMENTS:
1. Project Background
The surrounding zoning and land uses are as follows:
N: LMN; existing single-family residential (Registry Ridge PUD 1"
Filing)
S: LMN; planned neighborhood park (construction anticipated in
2008) and existing single-family residential (Registry Ridge PUD 1st
Filing)
E: LMN; existing single-family residential (Registry Ridge PUD 1st
Filing)
W: LMN; planned neighborhood park (construction anticipated in
2008) and existing single-family residential (Registry Ridge PUD 1s'
Filing)
The property was annexed in October, 1981, as part of the Trilby Heights Fourth
Annexation.
The property was previously platted as Tract C of the Corrected Registry Ridge
First Filing PUD in May, 2000. Tract C was originally reserved for a future school
site, with an option for Tract C to revert back to the developer if the school district
did not purchase the property. The plat identified the secondary use for Tract C
as being low density residential if the Thompson School District or private school
did not purchase the site.
2
ITEM NO. 2
MEETING DATE
STAFF
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
ADMINISTRATIVE
PUBLIC
HEARING: May 9, 2007
PROJECT: Registry Ridge, 5th Filing, Project Development Plan - #32-
951
APPLICANT: Northern Engineering
c/o Bud Curtis / Cody Snowden
200 S. College Avenue
Fort Collins, Colorado 80524
OWNER: Lennar Communities
9990 Park Meadows Drive
Lone Tree, Colorado 80124
PROJECT DESCRIPTION:
This is a request for 27 single-family residential dwellings on 7.4 acres located at
the southeast corner of Truxtun Drive and Ranger Drive in the Registry Ridge
neighborhood. The proposed density is 4.658 dwelling units per acre. The
property is located in the LMN — Low Density Mixed -Use Neighborhood Zoning
District.
RECOMMENDATION: Conditional Approval
EXECUTIVE SUMMARY:
This is a request to add 27 single-family residential dwellings on 7.4 acres. The
property is located in the Registry Ridge neighborhood in the LMN — Low Density
Mixed -Use Neighborhood District. Single-family detached dwellings are
permitted in the LMN — Low Density Mixed -Use Neighborhood District, subject to
Administrative approval. The purpose of the LMN— Low Density Mixed -Use
Neighborhood District is:
"...to be a setting for a predominance of low density housing combined
with complementary and supporting land uses that serve a neighborhood
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT