HomeMy WebLinkAboutREGISTRY RIDGE SIXTH FILING - MJA - MJA120002 - REPORTS - RECOMMENDATION/REPORTRegistry Ridge Sixth Filing, Major Amendment #MJA120002 July 26, 2012 Administrative Hearing
C. The MA satisfies the applicable General Development Standards of Article Three.
RECOMMENDATION:
Staff recommends approval of the Registry Ridge Sixth Filing Major Amendment,
#MJA 120002.
ATTACHMENTS:
1. Planning Objectives
2. Site Plan
3. Landscape Plan
4. Sixth Filing Plat
5. Architecture
6. Approved Fifth Filing Plat
7. Public Comment
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Registry Ridge Sixth Filing, Major Amendment #MJA120002 July 26, 2012 Administrative Hearing
B. Residential and Institutional Parking Requirements (3.2.2(K)(1)
(c) Single -Family Detached: For each single-family dwelling there shall be one (1)
parking space on lots with greater than forty (40) feet of street frontage or two (2)
parking spaces on lots with forty (40) feet or less of street frontage.
Each lot in the proposed subdivision provides on -site parking for three vehicles: one in
the driveway and another two in the garage.
C. Housing Model Variety (3.5.2(B)
(1) Any development of fewer than one hundred (100) single-family or two-family
dwelling units shall have at least three (3) different types of housing models. The
applicant shall include in the application for approval of the project development plan
documentation showing how the development will comply with the foregoing
requirement.
(2) Each housing model shall have at least three (3) characteristics which clearly and
obviously distinguish it from the other housing models, including different floor plans,
exterior materials, roof lines, garage placement, placement of the footprint on the lot,
and/or building face.
The proposed subdivision provides four different models of single-family dwelling
differing in footprint, floor plans, materials, garage placement, and roof lines (see
attachment).
D. Residential Building Setbacks, Lot Width and Size (3.5.2(D)
The required minimum setback for a residential building is 15 feet from the public street
(ROW) and for garage doors the minimum setback is 20 feet from a public sidewalk.
The proposed site plans are in compliance with the above standards. These standards will
be confirmed as building permits are requested through zoning review.
5. Findings of Fact/Conclusion:
In evaluating the Registry Ridge Sixth Filing, Major Amendment (MA), Staff makes the
following findings of fact:
A. The MA is in compliance with the approved Registry Ridge Fifth Filing, PDP #32-95I.
B. The MA satisfies the development standards in Sec. 4.5 - LMN zone district.
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Registry Ridge Sixth Filing, Major Amendment #MJA120002 July 26, 2012 Administrative Hearing
The proposed Minor Amendment provides 5.5 dwelling units per net acre and 3.8
dwelling units per gross acre.
C. Mix of Housing (4.5(D)(2)
(a) A minimum of three (3) housing types shall be required on any project development
plan containing twenty (20) acres or more.
The proposed Minor Amendment contains only 7.4 gross acres and therefore this
standard is not applicable. Nonetheless, the proposal provides four different housing
models.
D. Maximum Residential Building Height (4.5(E)(3)
The maximum height of one-, two- and three-family dwellings shall be two and one-half
(2.5) stories.
All proposed single-family dwelling models are in, compliance as measured per Sec.
3.8.17.
4. LUC Article 3 — General Development Standards
A. Street Trees (3.2.1(D)(2)
(a) Wherever the sidewalk is separated from the street by a parkway, canopy shade trees
shall be planted at thirty-foot to fortyfoot spacing (averaged along the entire front and
sides of the block face) in the center of all such parkway areas. If two (2) or more
consecutive residential lots along a street each measure between forty (40) and sixty (60)
feet in street frontage width, one (1) tree per lot may be substituted for the thirty-foot to
fortyfoot spacing requirement. Such street trees shall be placed at least eight (8) feet
away from the edges of driveways and alleys, and forty (40) feet away from any
streetlight and to the extent reasonably feasible, be positioned at evenly spaced intervals.
The proposed subdivision has detached sidewalks and the vast majority of the lost
measure between 40 and 60 feet in street frontage. The street trees provided adequately
meet this standard (see landscape plan).
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Registry Ridge Sixth Filing, Major Amendment #MJA120002 July 26, 2012 Administrative Hearing
The property was originally platted as Tract C of the Corrected Registry Ridge First Filing PUD
in May, 2000.
In 2007, the property was platted as Registry Ridge Fifth Filing. The Project Development Plan
processed two modifications and was approved with a condition at public hearing on May 9,
2007. The approved modifications are as follows:
• Permit a density of 4.66 dwelling units per net acre at which time required a minimum
average of five dwelling units per net acre; and,
• Permit 22.22% of the lots to be defined as "solar -oriented lots" which the requirement is
for 65% to be solar -oriented.
The condition of the Fifth Filing approval is:
The applicant shall design and construct the pedestrian trail in this Project Development Plan to
connect with the existing pedestrian trail in 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.
2. Compliance with the approved Registry Ridge Fifth Filing_
The proposed Major Amendment provides the pedestrian connection that is required in the
Registry Ridge Fifth Filing condition of approval. The approved density modification is no
longer relevant because the proposal of 5.5 dwelling units per net acre is in compliance with the
current LUC standards of a minimum of 3 dwelling units per net acre and a maximum of 9
dwelling units per gross acre. The modification for solar -oriented is still relevant as the site
layout has not changed (see attachments).
3. LUC Sec. 4.5 — Low Density Mixed -Use Neighborhood District (LMN) Standards:
A. Permitted Uses (4.5(B)
Single-family attached dwellings are permitted subject to administrative review (Type I).
The replatting of an already approved subdivision is required to be processed as a Major
Amendment (Type I) per Sec. 2.2.10.
B. Density (4.5(D)(1)
Residential development proposals, containing twenty acres or less, shall have an overall
minimum average density of three dwelling units per net acre, and shall have a maximum
density of nine dwelling units per gross acre.
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PROJECT: Registry Ridge Sixth Filing, Major Amendment, #MJA120002
APPLICANT/OWNER: Registry Ridge Filing 5 Partners, LLC
C/O Fred Cooke
550 North Lincoln Avenue, #309
Loveland, CO 80537
PROJECT DESCRIPTION:
This is a proposal to replat the existing 6.016 acres of Registry Ridge Fifth Filing, reconfiguring
the number of lots from 27 to 28 single-family lots. The reconfiguration of the plat is proposed
in order to develop more suitable stormwater drainage.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
In 2007, Registry Ridge Fifth Filing was conditionally approved at a Type I hearing for 27
single-family lots in the Low Density Mixed -Use Neighborhood (LMN) zone district. The
proposed replat is a Major Amendment to Registry Ridge Fifth Filing for 28 single-family lots
oriented in similar fashion to the currently approved subdivision (see attachments). The proposal
is in compliance with the existing approval and Articles 3 and 4 of the Land Use Code. Section
4.5(D) of the Land Use Code requires a density of between three and nine dwelling units per
acre; the Major Amendment proposes a density of 5.5 dwelling units per net acre.
COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
North: LMN; Single-family dwellings
South: LMN; Single-family dwellings and neighborhood park
East: LMN; Single-family dwellings
West: LMN; Single-family dwellings and neighborhood park
The property was annexed in October, 1981, as part of the Trilby Heights Fourth Annexation.
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