Loading...
HomeMy WebLinkAboutARCADIA AT WILLOX LANE - PDP - 5-05A - REPORTS - RECOMMENDATION/REPORTArcadia at Willox Lane P.D.P., 5-05A June 15, 2006 P & Z Meeting Page 15 G. A neighborhood information meeting was held on January 4, 2006. The P.D.P. is found to be compatible with the surrounding neighborhood. RECOMMENDATION: Staff recommends approval of Requests for Modification of Standard to Section 4.1(D)(1)(a) — Density/Intensity to allow 2.1 dwelling units per net acre. Staff recommends approval of Arcadia at Willox Lane P.D.P., #5-05A. 15 Arcadia at Willox Lane P.D.P., 5-05A June 15, 2006 P & Z Meeting Page 14 D. Staff recommends approval of the Modification of Standard. Staff finds that the addition of one dwelling unit spread out over 27.67 net acres would be imperceptible to the public. The P.D.P. would not be significantly improved by the deletion of one dwelling unit. In compliance with Section 2.8.2(H) of the Land Use Code, Staff makes the following findings: (1.) The P.D.P. as submitted would not be detrimental to the public good. (2.) The P.D.P. as submitted will not diverge from the standards of the Land Use Code except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as referenced in Section 1.2.2 (3.) The reason the Modification is nominal and inconsequential is because: • The addition and impact of one lot, as viewed over the entire site is extremely minor and imperceptible. • There will be no visual impact along the Willox Lane streetscape because all the lots are set behind open space features. • There will be no visual impact on Soft Gold Park or Magpie Meander Natural Area because all the lots are separated by the south meadow open space. • There will be no traffic impact on the existing neighborhood because there is no access to Wood Lane. • The addition of one lot does not cause the P.D.P. to fail to comply with any other standard, including Levels of Service at the affected intersections. E. The P.D.P. complies with the requirements of the cluster development plan as stated in the Urban Estate zone district. F. The P.D.P. complies with the applicable General Development Standards. 14 Arcadia at Willox Lane P.D.P., 5-05A June 15, 2006 P & Z Meeting Page 13 B. Access off Wood Lane The issue of neighborhood impact as a result of taking access off Wood Lane was raised. As a result of the private ownership of Wood Lane, there will be no vehicular access for the benefit of Arcadia. C. Drainage The issue of stormwater drainage and impact on surrounding property was raised. As a result of City regulations, all stormwater runoff must be routed into approved stormwater detention ponds capable of detaining the 100-year design storm. Stormwater is not allowed to run onto neighboring properties without express written permission. D. Density The issue was raised that the zoning is Urban Estate but these lots are not estate lots. In response, the U-E zone allows a cluster residential development where no less than 50% of the total land area must be preserved. Without the cluster option, all lots must be a minimum size of one-half acre and there is no requirement for common open space. In conclusion, Staff finds that the P.D.P. has taken the necessary measures to ensure neighborhood compatibility. 7. Findings of Fact/Conclusion: In evaluating the Arcadia P.D.P., Staff makes the following findings of fact: A. The site is in the boundary area of the Northwest Sub -Area Plan. This planning process is expected to take up to six months to complete. There is no moratorium on land development during this planning process. B. The land use, single family detached homes, at a gross density of 2.1 dwelling units per acre, does not comply with the standard that the density not exceed 2.00 dwelling units per net acre as required by the U-E zone district. C. A Modification of Standard has been requested to allow the proposed overall average net density of 2.1 dwelling units per acre. 13 Arcadia at Willox Lane P.D.P., 5-05A June 15, 2006 P & Z Meeting Page 12 There are two access points onto West Willox Lane. The key intersections analyzed were West Willox Lane/North College Avenue and West Willox Lane/ Shields Street. In the short range, given full development of Arcadia, and a 2% annual increase in background traffic, these two intersections will operate acceptably with existing signalization. (The intersection of Willox and Shields is a signalized tee intersection.) No new signals will be needed as a result of Arcadia. A pedestrian Level of Service analysis was not conducted as there are no destinations within a quarter -mile of the project. Sidewalks will be constructed on the local interior streets as well as on Willox Lane along the frontage of the property. There are currently no bicycle lanes on Willox Lane in the vicinity of this project. On -street bicycle lanes on Willox from College Avenue to Shields Street are included as part of the City of Fort Collins bicycle master plan. With the development of this project, Willox Lane will be reconstructed from the centerline south to provide for an arterial cross-section. This cross-section will accommodate a bicycle lane on the south side. A six-foot wide, concrete bicycle/pedestrian trail will be constructed south to Soft Gold Park. This will connect Arcadia to Hickory Street and the Hickory Street Trail. Willox Lane will be improved adjacent to the project. A 46-foot wide half -width will be constructed from the centerline to the southern right-of-way line. This cross-section matches the City's arterial standard. 6. Neighborhood Compatibility: A neighborhood meeting was held on January, 4, 2006. A summary of the meeting is attached. The issues identified at this meeting, and their resolution, are as follows: A. Buffering The issue of buffering was raised particularly with regard to the immediate lot to southwest. As a result, a buffer yard approximately 50 feet wide has been established. This buffer yard will include a berm and landscaping. 12 Arcadia at Willox Lane P.D.P., 5-05A June 15, 2006 P & Z Meeting Page 11 All lots will feature a lot width of at least 50 feet. F. Section 3.5.2(E) — Garage Doors "To prevent residential streetscapes from being dominated by protruding garage doors, and to allow the active, visually interesting features of the house to dominate the streetscape, the following standards shall apply: This standard will be further addressed at Final Compliance as architectural details have not been finalized at this time. Each individual building permit will be reviewed by the Zoning Department for compliance. The standards require that where garages are street -facing, they must be recessed behind front facades or porches by the requisite minimum of four feet. On corner lots where side - mounted garages are possible, such garages must feature windows facing the street. Where garages face the street, the garage doors must not comprise more than 50% ground floor street -facing linear frontage. G. 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." All internal streets within the P.D.P. are local public streets that will connect to West Willox Lane. The new internal local streets will feature detached sidewalks, on -street parking on both sides, and two travel lanes. There are no new collector streets associated with the P.D.P. H. 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 Impact Study was prepared in conjunction with the P.D.P. covering the current year (December of 2005) and the short range future year of 2010. 11 Arcadia at Willox Lane P.D.P., 5-05A June 15, 2006 P & Z Meeting Page 10 Neighborhood Park is negligible. Since there is no connection to Wood Lane (private access easement), there is no additional traffic impact on the neighbors to the south. 5. Compliance with Applicable General Development Standards: A. Section 3.2.1— Landscaping Street trees are provided along West Willox Lane and all internal public streets. Both the open space (Tract A) and the central green (Tract B) are landscaped. The buffer area between the most southwest lot and the abutting rural residential property features a combination berm and evergreen trees over a separation distance of 55 feet. The two detention ponds are landscaped as well. B. Section 3.2.2 — Access Circulation and Parking A network of off-street trails connects the public sidewalks to both the central green and the open space. With this network, there will be a direct connecting walkway to both Willox Lane and Hickory Street via Soft Gold Park. A regional trail is located south of Hickory Street that ties into the Poudre River Trail, Martinez Park and Downtown. C. Section 3.2.3— Solar Access, Orientation, Shading Of the 58 lots, 38 are oriented within 30 degrees of an east -west line, or feature a side lot line with solar access, resulting in 65.5% of the lots being solar oriented. This complies with the standard that 65% of the lots be solar -oriented. D. Section 3.4.7 — Historic and Cultural Resources The site contains an existing farmhouse. Not only will this farmhouse be preserved, it will be placed on its own lot (.613 acre) and become an integral part of Central Green West. New homes will be separated by open space so the farmstead is not crowded by modern structures. E. Section 3.5.2(D)(4) — Minimum Lot Width "A minimum lot width of 50 feet shall be required for any single family detached dwelling if the garage and/or driveway is served by access from the abutting street, unless such lot also adjoins an alley or is located at the corner of two public streets." 10 Arcadia at Willox Lane P.D.P., 5-05A June 15, 2006 P & Z Meeting Page 9 The bottom line for the applicant is that the subject parcel now contains .84 acre less land area than originally assumed. Site planning and cost estimating were factored into the purchase at an early stage. In fact, conceptual review was held in March of 2005 and the site plan indicated 58 dwellings on 30 acres which is below the maximum allowable of 2.0 dwelling units per net acre. C. Staff Evaluation of the Modification Request Staff was closely involved in the dispute brought by the abutters that Wood Lane was not publicly dedicated right-of-way but merely an informally named access easement that is basically a shared driveway. Because of the contentiousness around the status of Wood Lane, the annexation was continued at the Council level from May to August of 2005. The issue is now resolved and the unintentional misrepresentation of the parcel size by the seller is now in the past. Staff's position is that, as purchasers, the applicant acted in good faith, and that through no fault of their own, now have a parcel that is .84 acre less in size. The difference between compliance (2.00 dwelling units per net acre) and the Modification (2.1 dwelling units per net acre) is fractional but would result in the loss of one dwelling unit. D. Staff Findings Staff finds that the addition of one dwelling unit spread out over 27.67 net acres would be imperceptible to the public. The P.D.P. would not be significantly improved by the deletion of one dwelling unit. In compliance with Section 2.8.2(H) of the Land Use Code, Staff makes the following findings: 1. The P.D.P. as submitted would not be detrimental to the public good. 2. The P.D.P. as submitted will not diverge from the standards of the Land Use Code except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as referenced in Section 1.2.2 The reason the Modification is considered nominal and inconsequential is because the addition and impact of one lot, as viewed over the total site, is extremely minor. The visual impact as viewed from such public spaces as West Willox Lane and Soft Gold 4 Arcadia at Willox Lane P.D.P., 5-05A June 15, 2006 P & Z Meeting Page 8 Farm animals are not expected to be part of the newly developed portion of the P.D.P. 4. Overall Average Density - Request for Modification: A. Standard at Issue - Section 4.1(D)(1)(a) The standard is Section 4.1(D)(1)(a) states: "Density/Intensity — All development shall meet the following requirements: Overall average density shall not exceed two (2) dwelling units per net acre. The P.D.P. contains 58 dwelling units on 27.67 net acres for an overall average density of 2.1 dwelling units per net acre. This net density exceeds the maximum allowable by a fraction. B. Applicant's Justification The primary reason for the Modification is the loss of Wood Lane as part of the subject parcel and thus a loss of land area. Wood Lane, a private driveway (an informally named access easement), was, at one time, included in the parcel. During the review of the annexation, however, a recorded deed from approximately 100 years ago was produced that demonstrated that Wood Lane was conveyed and split off from the subject parcel as a private transaction. It is owned by a private party and not publicly dedicated. This revelation occurred despite the annexation plat being prepared by a registered land surveyor and without the recollection of the seller (a direct Willox family descendant) that Wood Lane had been so conveyed. Based on this new information, the boundary of the annexation plat was adjusted to exclude Wood Lane thus reducing the size of the overall parcel. In fact, the first submittal for the annexation incorrectly assumed that Wood Lane was public right-of-way and included all of Wood Lane (.84 acre) as abutting right-of-way since the City does not annex one-half of a street. This initial submittal described the parcel as containing 30.4 acres. The amended annexation contained 29.56 acres, a loss of .84 acre. Had Wood Lane been included in the final boundary of the subject parcel, the net acreage would have been 29.28. With 58 dwelling units, this would have resulted in a density of 1.98 units per net acre, thus complying with the standard instead of 2.1 units per net acre. 3 Arcadia at Willox Lane P.D.P., 5-05A June 15, 2006 P & Z Meeting Page 7 Neighborhood Park and Magpie Meander Natural Area. In addition, the network connects to the Hickory Street trail which is a direct link to Martinez Park and Downtown. A link to Wood Lane is also provided for neighborhood connectivity. 3. minimizing the visual intrusion of dwellings and other structures and the blocking of vistas to the foothills and prominent mountain vistas by avoiding building in the center of a meadow or open area. Lots are placed on the northern portion of the site. The largest open space tract is located on the southern portion of the site thus preserving views of Soft Gold Park and Magpie Meander Natural Area. 4. protection of adjacent residential development through landscaping, screening, fencing, buffering or similar measures. As mentioned, the P.D.P. provides buffering along the western and southern edges for the express purpose of mitigating any impacts on existing rural properties associated with the new development. In particular, landscaping and berming is provided for the abutting lot located in southwest portion of the site. (See cross-section view.) 5. designing the layout of lots on the cluster development so as to conform to terrain, and locating such lots so that grading and filling are kept to a minimum, and natural features such as drainage swa/es, rock outcroppings and slopes are retained. The site is essentially flat. There will be no major grading associated with development of the subdivision. Stormwater detention ponds will be enlarged to also contain irrigation water due to the availability of water rights from the Larimer and Weld Canal. 6. if farm animals are intended to be allowed within the area, indicating those portions of the area to be developed that will be reserved for the keeping of farm animals and the mitigation efforts used to buffer these areas from surrounding uses. Farm animals may be a part of the .61 acre lot that is being preserved as a setting for the historic farmhouse. Any keeping of farm animals on this lot shall comply with all applicable codes. Arcadia at Willox Lane P.D.P., 5-05A June 15, 2006 P & Z Meeting Page 6 The cluster plan also includes buffering for existing rural residential properties on the west side of Wood Lane. At the neighborhood meeting, concern was expressed about the mitigating the impacts of the new project on the existing neighborhood served by Wood Lane. Lots 1 — 10 are set back from Wood Lane by 85 feet allowing the affected properties to maintain a rural character. (6.) South Buffer Yard - .70 acre The southerly buffer yard is 50 feet wide and specifically designed with berms and evergreen trees to mitigate the impact on the abutting residence. A cross -sectional view of this buffer yard is provided. (7.) The Orchard - .65 acre The Orchard is a generously landscaped stormwater detention pond located next to one of the central greens. This area will contribute to buffering the P.D.P. from Hickory Village Mobile Home Park. In conclusion, the result of the distribution of total open space area promotes multiple objectives. Internally, all 58 lots border on permanent open space that is well-connected with a network of trails. In addition, the farmstead is protected and the Willox Lane streetscape is attractive. Externally, the existing public open spaces afforded by the City -owned properties are enhanced by an additional 7.3 acre contiguous parcel creating a 28.7 acre seamless open space that will benefit the public. The buffer yards allow urban development to blend in with existing rural properties in fulfillment of the City Plan Principles and Policies regarding development in the Urban Growth Area. The creative distribution of open space creates a thoughtful mix of both active and passive areas that accomplish multiple purposes for a variety of interests. 2. provision of additional amenities such as parks, trails, common areas or access to public recreational areas and open space. As mentioned, the P.D.P. provides a network of trails that connects the houses to both the open space (reserved as Tract A), Soft Gold C Arcadia at Willox Lane P.D.P., 5-05A June 15, 2006 P & Z Meeting Page 5 The P.D.P. cluster plan arranges the 15.25 acres of open space to accomplish a variety of strategic land planning objectives. These areas and their purposes are described as follows: (1.) South Meadow Open Space — 7.3 acres This open space is a large contiguous area on the south side of the site. It abuts Soft Gold Neighborhood Park (10 acres) and Magpie Meander Natural Area (11.4 acres). From a visual perspective, the combination of these three parcels will total 28.7 acres of permanent open space arranged as a single cohesive entity for the benefit of the public. (2.) Historic Farmstead - .61 Acre The generous size of this lot will contribute to the historic integrity of the farmhouse. The buffer from new homes will allow the farmhouse to stand on its own without the incongruity of being impacted by modern development. Since the lot exceeds one-half acre, livestock may be kept in a pasture without violating large animal ordinances thus further contributing to the historic character of the original farmstead. (3.) North Buffer Yard — 2.95 Acres The cluster plan also includes open space along Willox Lane that includes one of the two raw water irrigation ponds which will double as stormwater detention ponds. This buffer yard is strategically located along Willox Lane to create an attractive streetscape as well as buffer traffic noise for the residents. The pond will also contribute to the open space around the historic farmhouse so it is not crowded by new houses. Using untreated water for irrigation contributes to water conservation. (4.) East Buffer Yard — 1.49 acres This buffer yard also contains a pond that will serve both irrigation and stormwater detention purposes. Its location contributes to the Willox Lane streetscape and buffers the adjoining residence to the east. (5.) West Buffer Yard — 1.53 Acres Arcadia at Willox Lane P.D.P., 5-05A June 15, 2006 P & Z Meeting Page 4 Second, the density of the cluster development equals 4.66 dwelling units per net acre. In this case, the net acreage of the cluster plan is defined as containing 12.42 acres. The P.D.P. is not a simple cluster plan as customarily developed in Larimer County. Rather, it is a more complex plan that, while preserving greater than 50% of the total land area, distributes this open space such that the 15.25 acres are strategically located to accomplish specific purposes. In addition, the resulting 12.42 area of the developed cluster of homes is integrated with two central greens featuring active recreation and off-street trails. The combination of both perimeter open space and central greens within the housing cluster creates an attractive and interesting P.D.P. that meets the overall objective of the standard. C. Section 4.1(E)(2)(d) Building envelopes shall be identified on the cluster development, and the residential building setbacks, lot width and lot size shall conform to Section 3.5.2(D). The maximum residential building height shall be two and one-half (2%) stories. The cluster plan complies with Section 3.5.2(D) in the following manner: • Minimum front yard setback is 15 feet. • Minimum front setback from garage doors is 20 feet. • Minimum side yard setback is 5 feet. • Minimum rear setback is 8 feet. • Minimum lot width is 50 feet. D. Section 4.1(E)(2)(e) The design of the cluster development shall be appropriate for the site, as demonstrated by compliance with all of the following criteria: 1. preservation of significant natural resources, natural areas and features, native vegetation, open lands or agricultural property through maintenance of large, contiguous blocks of land and other techniques; Arcadia represents the development of a small, old farm on the edge of the urban area. The open space value associated with the farm, therefore, is not found in natural areas or features or native vegetation. Rather, the value is simply in the open space afforded by the available agricultural land. n Arcadia at Willox Lane P.D.P., 5-05A June 15, 2006 P & Z Meeting Page 3 Primary access is obtained via West Willox Lane. There is no opportunity to connect to the east into the Hickory Village Mobile Home Park. A trail connection will be provided south into Soft Gold Neighborhood Park. Access to the west is not available due to lack of a publicly dedicated easement or right-of-way over a private driveway that has been informally named 'Wood Lane." While this street has an unofficial name and a street sign, it is actually a private driveway that serves six rural residential properties that remain in unincorporated Larimer County. The owner(s) of this private driveway have not granted permission for access into Arcadia P.D.P. Instead, a trail connection will be provided. 3. Compliance with Site Design for Residential Cluster Development: A. Section 4.1(E)(2)(b) Cluster development shall set aside at least fifty (50) percent of the total land area of the proposed development as private or public open space that is permanently preserved as open space through dedication of ownership, if acceptable to the city, or placement of an appropriate easement granted to the city or other nonprofit organization acceptable to the city, with such restrictive provisions and future interests as may be necessary to ensure the continuation of the open space use intended. As a condition of approval, the city may also require the property owners to maintain the dedicated open space to city standards through a maintenance agreement. The cluster plan provides 15.25 acres of open space, or 54.5% of the total land area. All open space areas will be preserved by an easement on the plat granted to the Homeowners' Association. Ownership and maintenance will be by the Homeowners' Association which is acceptable to the City. B. Section 4.1(E)(2)(c) Minimum lot sizes may be waived by the Planning and Zoning Board, provided that the overall average density of the proposed development does not exceed two (2) dwelling units per gross acre and the density of the cluster development does not exceed five (5) dwelling units per net acre. There are two applicable measurements in this standard. First, the overall average density exceeds 2.00 dwelling units per gross acre by a fraction. A Request for Modification is reviewed in a separate sub -section of this report. 3 Arcadia at Willox Lane P.D.P., 5-05A June 15, 2006 P & Z Meeting Page 2 COMMENTS Background: The surrounding zoning and land uses are as follows: N: Commercial (County); Welding shop Residential (County); Existing residence and dog kennel S: Residential (County); Residence P.O.L.; Soft Gold Neighborhood Park E: L-M-N.; Hickory Village Mobile Home Park W: FA-1 (County) Existing residence The parcel was annexed into the City of Fort Collins on August 16, 2005. At that time, the annexation was referred to as the Crawford Annexation. The site contains an existing farmhouse which would remain as a dwelling unit. 2. Compliance with Urban Estate Land Use Development Plan Standards: A. Permitted Uses. A cluster development plan is permitted in the LI-E zone subject to review by the Planning and Zoning Board. B. Land Use Standards. Section 4.1(D)(1)(a) Density/Intensity. All development shall meet the following requirements: Overall average density shall not exceed two (2) dwelling units per net acre. The site contains 58 dwelling units on 27.67 net acres (the right-of-way to be dedicated for Willox Lane is netted out) for an average density of 2.1 dwelling units per net acre. This fractionally exceeds the maximum allowable of 2.00. A Request for a Modification of Standard is included in the following sub -section of this report. C. Development Standards. Section 4.1(E)(1(a)) Street Connectivity and Design. The following standards shall apply to all development in the Urban Estate District: (a) To the maximum extent feasible, development in this District shall comply with the standards contained in Section 3.6.3, Street Pattern and Connectivity Standards, in order to provide integration between neighborhoods. E ITEM NO.6 MEETING DAT% 15/(16 STAFF Ted Shepard Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Arcadia at Willox Lane P.D.P., 5-05A APPLICANT: North Fort Collins Neighborhood Design and Development Group, LLC c/o Land Images, Inc. 1136 E. Stuart Street Fort Collins, CO 80525 OWNER: North Fort Collins Neighborhood Design and Development Group, LLC 3001 Lincoln Avenue Steamboat Springs, CO 80487 PROJECT DESCRIPTION: This is a request for a cluster development plan in the Urban Estate zone district. The site contains 58 dwelling units on 27.98 gross acres. The site is located on the south side of West Willox Lane approximately one-half mile west of College Avenue, and immediately west of Hickory Village Mobile Home Park. Soft Gold Neighborhood Park forms a portion of the southern boundary. The P.D.P. includes a request for a Modification of Standard to allow a slight increase in allowable density. RECOMMENDATION: Approval of the Request for Modification Approval of the P.D.P. EXECUTIVE SUMMARY: The Request for Modification is to increase the maximum allowable net density from 2.00 to 2.1 dwelling units per net acre. Staff supports the request based on the P.D.P., as submitted, will not diverge from the standards of the Land Use Code except in a nominal, inconsequential way when considered from the perspective of the entire development plan. The P.D.P. complies with the requirements for a cluster development plan and the applicable General Development Standards. A neighborhood meeting was held in January of 2006 and the P.D.P. is considered compatible with the surrounding area. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750 PLANNING DEPARTMENT