HomeMy WebLinkAboutLAKEVIEW (DRAKE & LEMAY SINGLE FAMILY) - MOD - MOD130001 - REPORTS - RECOMMENDATION/REPORTLakeview Subdivision Modification of Standard, #MOD130001
Administrative Hearing July 11, 2013
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considered from the perspective of the entire development plan, and will continue
to advance the purposes of the Land Use Code as contained in Section 1.2.2.
This is because difference between the effective maximum floor -to -area ratio that
is required, 0.33 and that which is proposed, 0.57, is considered nominal and
inconsequential when considered from the perspective of the entire 11 acre
project, and would result in a subdivision that remains compatible with the
surrounding neighborhood. As experienced by the public, the proposed
subdivision, with some lots that are 1.75 times the size of the house versus 3.00
times the size of the house, would not be out of character for the R-L zone.
D. If the Request for Modification is granted per Section 2.8.1, the Modification is
valid for only one year by which time a P.D.P. incorporating the Modification must
be filed.
Recommendation:
Staff recommends approval of the Request for Modification to Section 4.4(D)(1) of the
Land Use Code to allow houses on lots that result in the lot sizes being 1.75 versus
3.00 times the floor area of the houses.
Lakeview Subdivision Modification of Standard, #MOD130001
Administrative Hearing July 11, 2013
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5. Neighborhood Meeting:
A neighborhood information meeting was held on May 6, 2013. A summary of this
meeting is attached. A wide variety of topics were discussed. In general, those
attending the neighborhood meeting expressed support for the overall project as a
whole and support for the Request'for Modification to Section 4.4(D)(1) in particular.
6. Findings of Fact / Conclusion:
The request is for a Modification to Section 4.4(D)(1), which would allow the pending
Lakeview Subdivision Project Development Plan to have lot sizes that are 1.75 times
the size of the house versus 3.00 times the size of the house. This would result in
houses that have a higher house size to lot size ratio of 0.57 versus 0.33. All lot sizes
would meet or exceed the mandatory 6,000 square foot minimum.
In evaluating this request, Staff makes the following findings of fact:
A. In compliance with Section 2.8.2(H), Staff finds that the granting of the
Modification would not be detrimental to the public good because the proposed
subdivision would comprise single family detached homes which are the defining
primary aspect of the surrounding neighborhood. It is customary for cities to
feature residential developments that include the same land use, such as single
family detached homes, but also demonstrate a variety of lot sizes and house
sizes particularly in transitional areas near arterial intersections and larger non-
residential land uses such as the church. If not for such variety, all
neighborhoods in the R-L zone would risk looking similar.
B. In compliance with In compliance with Section 2.8.2(H)(1), Staff finds that as
proposed, Lakeview Subdivision will promote the general purpose of the
standard for which the Modification is requested equally well or better than would
a plan which complies with the standard for which the Modification is requested.
This is because the qualitative aspects of the proposed development include
features such as detached sidewalks, parkways, street trees, usable front
porches, recessed or side -loaded garages and common perimeter fencing with
masonry columns. These enhancements exceed that which would otherwise be
required of an R-L subdivision and offset the effects of larger houses on smaller
lots.
C. In compliance with Section 2.8.2(H)(4), Staff finds that the plan as submitted will
not diverge from the standards of the Land Use Code that are authorized by this
Division to be modified except in a nominal, inconsequential way when
Lakeview Subdivision Modification of Standard, #MOD130001
Administrative Hearing July 11, 2013
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F. Summary Table
The applicant has indicated that the largest house model would be 3,240 square feet.
In order to plan for unanticipated contingencies, however, the applicant's request would
allow a house up to 3,428 square feet. If, unexpectedly, a house came in slightly over
3,240 square feet, then a cushion would allow for the building permit to be issued
without having to seek another Modification of Standard. The existing standard, the
3,240 square foot house and the request for a contingency for a 3,428 square foot
house are summarized as follows:
R-L Standard
Largest Model
Modification
Lot
6,000 s .ft.
6,000 s .ft.
6,000 s .ft.
House
2,000 s .ft.
3,240 s .ft.
3,428 s .ft.
Lot /
House
3.00
1.85
1.75
F.A.R.
0.33
0.54
0.57
4. Staff Evaluation and Analysis:
The character of the area is defined by a large-scale residential development which
preceded the adoption of City Plan and the Land Use Code. The proposed subdivision
is located on one of the smallest and last remaining vacant parcels within the square
mile section. It is noteworthy that the proposed subdivision is precluded by existing
development from providing any street connections to the east and south. Development
of this parcel, with slightly higher ratios of house size to lot size, would not disrupt the
established pattern or character of the larger surrounding neighborhood.
The parcel is on the edge of the neighborhood generally located along at the
intersection of two arterial streets. In a typical development pattern, land uses of various
intensities gradually transition from higher intense uses and residential densities close
to the arterial streets with decreasing densities towards the interior of the neighborhood.
The subject site falls within this typical transition area. Slightly higher density in such
locations is commonly found throughout the City and envisioned in City Plan.
The quality of the proposed project will reflect current regulations. This will result in a
neighborhood with features not otherwise found in an R-L subdivision developed under
prior code before 1997. These features have been cited by the applicant, and staff
acknowledges that these enhancements raise the quality of the neighborhood and help
offset effects of smaller lots with larger houses.
Lakeview Subdivision Modification of Standard, #MOD130001
Administrative Hearing July 11, 2013
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When comparing the residential density, the surrounding area has 3.63 dwelling units
per acre. The proposed project would have 3.89 dwelling units per acre.
These metrics speak to the nominal and inconsequential aspect of the Modification.
D. Community Features
The applicant contends that since the proposed project would be the first new
subdivision developed under R-L zone since 1997, the new neighborhood, by virtue of
complying with all applicable General Development Standards, will feature design
components that exceed that which is found in existing R-L neighborhoods. For
example, the new subdivision will include:
• Detached sidewalks with uniformly spaced street trees in the parkway versus
attached sidewalks with randomly spaced street trees behind the sidewalk, or,
in some cases, no street trees.
• Common perimeter solid wood fencing, with masonry columns versus
individual rear yard fencing or, in some cases, no fencing.
• Usable front porches meeting a minimum size threshold versus a variety of
porches of various sizes or, in some cases, no front porch.
• Building exteriors featuring specified minimum amount of masonry versus a
variety of exterior materials including, in some cases, no masonry.
• Recessed or side -loaded garages versus garages that protrude from the front
of the house, or flush with the front of the house and no side -loaded garages.
These features speak to the proposed project being at least equal to if not better than
the existing neighborhoods that were developed under prior code.
E. Changes in Homebuilding Over Time
The applicant contends that the two adjoining subdivisions were built decades ago in
response to the preference of consumers at that time. Today's homes, by contrast,
must now reflect consumer preferences under current market conditions. This generally
takes the form of larger homes than those found in the surrounding area.
Lakeview Subdivision Modification of Standard, #MOD130001
Administrative Hearing July 11, 2013
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floor -to -area ratio that is required is 0.33. The proposed is 0.57. All lots would meet or
exceed the required minimum size of 6,000 square feet.
3. Summary of the Applicant's Justification:
A. Compliance with Modification Criteria
The applicant contends that the pending P.D.P., with 42 single family detached houses
on lots that meet or exceed 6,000 square feet, resulting an average density of 3.89
dwelling units per gross acre complies with the criteria that by which a Request for
Modification may be granted:
• Section 2.8.2 - Will not be detrimental to the public good;
• Section 2.8.2(1) - Will promote the general purpose of the standard for which
the Modification is requested equally well or better than would a plan which
complies with the standard for which a the Modification is'requested;
• Section 2.8.2(4) - Will result in a plan that will not diverge from the applicable
standard 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 contained in Section 1.2.2.
B. Context
The site is relatively small and constrained by existing development on all four sides.
As an infill site, there are inherently more development challenges than a greenfield site
on the edge of the City. Because of existing single family detached homes to the east
and south, there are no opportunities to extend local streets into the site which inhibits
neighborhood connectivity.
C. Comparisons with Regulation and Surrounding Neighborhoods
The applicant has provided a summary comparison of the proposed subdivision with the
regulation. The effective, maximum floor -to- area ratio per the standard is 0.33. The
proposed floor -to -area ratio would be 0.57.
When comparing the existing average lot coverage (house footprint), the adjacent
existing neighborhood has 29% coverage and the proposed project would have 34%. In
other words, lot coverage is similar but the proposed plan contains smaller lots and
more two-story houses with upstairs floor area.
Lakeview Subdivision Modification of Standard, #MOD130001
Administrative Hearing July 11, 2013
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Typical examples include Stonehenge, Parkwood Estates, Parkwood East, Lake
Sherwood and Nelson Farm — all residential neighborhoods on the east side of Lemay
Avenue between Stuart Street on the north, Horsetooth Road on the south and the U.P.
railroad tracks on the east. First Christian Church, now Christ Center Community
Church, was included in the category of an established neighborhood.
At the time of the adoption of City Plan, the vacant portions of the 24-acre church
property were considered to be reserved for expansion of church -related facilities in a
campus setting and thus permitted under the R-L zone district. It is worth noting that
the Church did not avail themselves of the opportunity to propose rezoning out of the R-
L into one of the newly created City Plan zone districts during the one-year clean-up
period following City Plan adoption in 1997.
In October of 2009, Christ Center Community Church requested a rezoning of the entire
24-acre campus from R-L to L-M-N with no specific end -user in mind. The Planning and
Zoning Board deliberated and as it became evident that the request would fail on a
three -to -three vote, the Church requested the item be tabled indefinitely.
In July of 2012, a Request for an Addition of Permitted Use to allow Multi -Family
Dwellings, as specifically described on the Regency Lakeview Project Development
Plan, as a permitted use in the Low Density Residential (R-L) zone district and Project
Development Plan on the 11 acres located on the east side of the Christ Center
Community Church. This project consisted'of 175 dwelling units divided among eight
buildings plus a clubhouse. The request was approved by the Planning and Zoning
Board.
In November of 2012, City Council considered an appeal of the Request for this
Addition of a Permitted Use and Project Development Plan, and overturned the decision
of Planning and Zoning Board.
2. The Standard at Issue:
In the R-L, Low Density Residential zone district, the density metric that governs
development of single family detached homes is codified as follows:
Section 4.4(D)(1): "Density. All development in the Low Density Residential
District shall have a minimum lot area the equivalent of three times the floor area
of the building, but not less than 6, 000 square feet "
The applicant proposes to modify the standard for the minimum lot area from being 3.00
times to 1.75 times the total floor area of the building in order to build houses that would
range in size from 2,000 square feet up to 3,428 square feet. The effective maximum
Lakeview Subdivision Modification of Standard, #MOD130001
Administrative Hearing July 11, 2013
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Executive Summary:
Per the standard, on a 6,000 square foot lot, a new house would be limited to 2,000
square feet (but not counting the garage or basements). The applicant proposes to
build houses on 6,000 square foot lots that would range in size from 2,100 to 3,220
square feet thus requiring lot sizes that are greater than proposed. The effective
maximum floor -to -area ratio that is required is 0.33. The proposed is 0.57, which would
be slightly more than needed to accommodate the largest house model of 3,220 square
feet, but would factor in a contingency just in case of unforeseen circumstances. The
proposed subdivision would include lot sizes that are 1.75 times the size of the house
versus 3.00 times the size of the house in order to offer a variety of house models.
If the Modification Request is approved, it is only valid for a complete Project
Development Plan that must be submitted within one year following the determination of
the Hearing Officer.
COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
N: R-L; Parkwood Estates
S: R-L; Eastborough, City of Fort Collins Stormwater Detention Pond
E: R-L; Silverwood Village Second Filing, Eldorado Springs Second Filing
W: N-C; Scotch Pines Village
NW: E; Woodward Governor
The property was included in the 76-acre Vance First Annexation in 1976
The First Christian Church Master Plan was approved in 1980.
The church final plan was originally approved as the First Christian Church P.U.D. in
1980 and contained 28,754 square feet. An addition was approved in 1984 containing
12.768 square feet bringing the total up to 41,522 square feet.
In March of 1997, the City of Fort Collins implemented the newly adopted
Comprehensive Plan called City Plan. This implementation involved re -zoning most of
the City into new zone districts with certain exceptions for developed properties that
were not anticipated to re -develop. The primary exception was existing neighborhoods
which retained their underlying pre -City Plan zone of R-L, Low Density Residential. The
R-L zone is characterized by a limited mix of houses, schools, churches and child care
facilities.
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t Collins
ITEM NO MOD130001
MEETING DATE July 11, 2013
STAFF Ted Shepard
ADMINISTRATIVE HEARING
Project: Lakeview Subdivision — Request for Modification of Standard,
#MOD130001
Applicant: Todd Amberry
Century Communities
8390 E. Crescent Parkway, Suite 650
Greenwood Village, CO 80111
Owner: Christ Center Community Church
Board of Trustees
2700 South Lemay Avenue
Fort Collins, CO 80525
Project Description:
This is a request for Modification of Standard to a development standard in the R-L, Low
Density Residential zone district. The standard at issue is Section 4.4(D)(1) of the Land
Use Code. This request is being made prior to the full submittal for the pending
Lakeview Subdivision Project Development Plan. The request is to modify the standard
that is stated as follows:
Section 4.4(D)(1): "Density. All development in the Low Density Residential
District shall have a minimum lot area the equivalent of three times the floor area
of the building, but not less than 6,000 square feet."
The applicant seeks to build houses at a variety of sizes all of which would result in lot
sizes having less than three times the floor area of houses but not less than 6,000
square feet. The proposed Lakeview Subdivision would be located on 11 acres on the
east side of the Christ Center Community Church at 2700 South Lemay Avenue. The
subdivision would consist of 42 lots and each lot would meet or exceed the 6,000
square foot required minimum.
Recommendation: Approval
Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580
fcgov.com/developmentreview/ 970.221.6750