HomeMy WebLinkAboutSUNRISE RIDGE, FIRST FILING - PDP - 13-05A - REPORTS - RECOMMENDATION/REPORT6. Neighborhood Compatibility:
A neighborhood meeting is not required for a P.D.P. subject to administrative
review. There remains neighborhood opposition, however, due to this parcel
being the first in a series of seven large -acreage parcels that front on Strauss
Cabin Road to be annexed into the City and zoned to allow a density greater
than the existing County lots.
Staff has met with Mr. and Mrs. Ken and Ethel Ashley, the abutting property
owner to future Sunrise Village Second Filing. The Ashley's are prepared to ask
for some level of buffering at the time the Second Filing is brought forward for a
P.D.P.
7. Findings of Fact/Conclusion:
In evaluating the request for Sunrise Ridge First Filing P.D.P., Staff makes the
following findings of fact:
A. Both land uses, single family detached dwellings and two-family dwellings
are permitted in the Urban Estate zone subject to administrative review.
B. The P.D.P. complies with the land use standards and development
standards of the Urban Estate zone district.
C. The P.D.P. complies with the applicable General Development Standards
of Article Three.
RECOMMENDATION:
Staff recommends approval of Sunrise Ridge, First Filing, P.D.P., #13-05A.
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(3) Garage doors shall not comprise more than fifty (50) percent of the ground
floor street -facing linear building frontage. Alleys and corner lots are
exempt from this standard."
These standards will be enforced at the time of building permit review for each
individual lot. In order to promote public awareness, all three standards will be
indicated on the Site Plan.
E. Section 3.6.3 — Street Pattern and Connectivity Standards
"The local street system of any proposed development shall be designed
to be safe, efficient, convenient and attractive, considering use by all
modes of transportation that will use the system (including, without
limitation, cars, trucks, buses, bicycles, pedestrians and emergency
vehicles."
Daylight Court is classified as a local street. Rock Creek Drive is an extension of
a collector street. Strauss Cabin Road is classified as a minor arterial street.
All three streets will be improved to their respective levels of classification. For
an Urban Estate project, the proposed street system offers a high degree of
connectivity.
F. Section 3.6.4 — Transportation Level of Service Requirements
"All development plans shall adequately provide vehicular, pedestrian and
bicycle facilities necessary to maintain the adopted transportation Level of
Service standards for the following modes of travel: motor vehicle, bicycle
and pedestrian."
A Transportation Memorandum was prepared in conjunction with the P.D.P. The
Memo concludes that:
• The proposal is feasible from a traffic engineering standpoint. Only
124 total daily trips will be generated.
• The addition of the proposed traffic will have an insignificant impact
on the transportation network.
Facilities for pedestrians and bikes will be constructed with the
proposed street improvements and tie into existing improvements
to the west in Observatory Village.
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C. Minimum Lot Size
All lot sizes exceed one-half acre in size which is the required minimum lot size
for dwellings that are not clustered in accordance with the standards associated
with Site Design for Residential Cluster Development.
D. Dimensional Standards
The only applicable dimensional standard at the P.D.P. stage is minimum lot
width of.100 feet. All lots comply with this standard. At the time of a building
permit application, this standard will be applied such that the front building line
shall be setback from the front property line the required distance to achieve 100
feet of lot width. For this reason, the pie -shaped lots around the Daylight Court
cul-de-sac are designed with sufficient depth to accomplish this standard. For
the most extreme example, the front building line for Lot 7 will have to be setback
from the front property line by 70 feet.
All other dimensional standards relating to minimum depth of front yard (30 feet),
minimum depth of rear yard (25 feet) and minimum side yard width (20 feet) will
be evaluated and enforced at the time of building permit application and review.
E. Development Standard — Street Connectivity and Design
The P.D.P. complies with this standard by extending Rock Creek Drive from its
interim terminus at the west property line. This extension will be easterly to
intersect with Strauss Cabin Road. This extension will continue a collector
roadway and complies with the Master Street Plan. In addition, a street stub is
provided to connect to future Sunrise Ridge Filing Two, located immediately to
the south.
3. Compliance with Article Three General Development Standards:
D. Section 3.5.2(E) — Garage Doors
(1) Street -facing garage doors must be recessed behind either the front
facade of the ground floor living area portion of the dwelling or a covered
porch (measuring at least six [6] feet by eight [8] feet) by at least four (4)
feet. Any street -facing garage doors complying with this standard shall not
protrude forward from the front facade of the living area portion of the
dwelling by more than eight (8) feet.
(2) Garage doors may be located on another side of the dwelling ("side- or
rear -loaded') provided that the side of the garage facing the front street
has windows or other architectural details that mimic the features of the
living portion of the dwelling.
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B. The P.D.P. complies with the land use standards and development
standards of the Urban Estate zone district.
C. The P.D.P. complies with the applicable General Development Standards
of Article Three.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: H-C; Existing and Developing Multi -Family (Brookfield Subdivision —
marketed as Morningside Townhomes)
S: FA-1 (County); Existing large -lot, semi -rural single family detached residential
E: FA-1 (County); Vacant — Fossil Creek Reservoir Inlet Ditch
W: L-M-N; Existing Single Family Attached (Willowbrook Subdivision — marketed
as Observatory Village)
Originally part of a large farm, the seven lots that front on the section line road
were split off from the original farm approximately 25 years ago.
All seven lots were included in the boundary area of the Fossil Creek Reservoir
Area Plan jointly adopted by the City and Larimer County in 1999.
The property was annexed and zoned Urban Estate in June of 2005.
2. Compliance with Article Four— Urban Estate Zone District Standards:
A. Land Use
Both proposed land uses, single family detached dwellings and two-family
dwellings, are permitted uses, subject to administrative review.
B. Land Use Standards - Density
The overall average density is 1.97 dwelling units per net acre which does not
exceed the allowable maximum of 2.0 dwellings units per net acre.
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ITEM NO.
MEETING DATE c? O 06
STAFF T D .r#s-Pj*,4e
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT:
APPLICANTS:
Sunrise Ridge, First Filing, P.D.P., #13-05A
Mr. Howard Mounts & Mr.
Sunrise Ridge LLC
7890 Pheasant Run Lane
Wellington, CO 80549
OWNERS: Mr. Howard Mounts
5101 Strauss Cabin Road
Fort Collins, CO 80525
PROJECT DESCRIPTION:
and Mrs. Kelly and Theresa Smith
Kelly & Theresa Smith
7890 Pheasant Run Lane
Wellington, CO 80549
This is a request for a residential project in the Urban Estate zone district
consisting of 12 lots all of which are a minimum of one-half acre in size. Seven
of these lots are designated for single family detached dwellings. Five of these
lots are designated for duplexes (two dwelling units per lot — 10 dwellings).
Therefore, there could be total of 17 dwelling units which is the maximum allowed
by Urban Estate zone.
The site contains 8.7 acres and is located at 5101 S. Strauss Cabin Road,
approximately one-half mile south of East Harmony Road on the west side of
Strauss Cabin Road. The parcel is bordered by the Willow Brook Subdivision
(Observatory Village) on the west and Brookfield Subdivision (Morningside
Townhomes) on the north. The Fossil Creek Reservoir Inlet Ditch forms a
portion of the east boundary.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
A. Both land uses, single family detached dwellings and two-family dwellings
are permitted in the Urban Estate zone subject to administrative review.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO.80522-0580 (970) 221-6750
PLANNING DEPARTMENT