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Home My WebLink AboutPROVINCETOWNE FILING 5 - PDP - PDP130010 - REPORTS - RECOMMENDATION/REPORTProvincetowne Filing 5 PDP130010 May 30, 2013, 5:30 p.m. — Conference Room A Sign In Sheet Name (Please Pri of I Address tj&.t .flaw 9. _,•_ - 10. 11. 12. 13. 14. 15. e E-mail 23� ul 363 _Q 1lU f �54a.�� Z /3S2- o-v- cAoa,e,s, r, &-/ TS f LV' FO "M Provincetowne Filing Five, Pb #130010 Administrative Hearing 4. Building elevations exhibit 5. Public comment Provincetowne Filing Five, f-..r' #130010 Administrative Hearing D. Section 3.5.2(8) — Housing Model Variety The applicant has provided elevation examples illustrating the three different housing model types, meeting the standards. Per Section 3.8.15, a housing model variety affidavit will be required (and submitted) at time of building permit. Division 3.6 — Transportation and Circulation A Section 3.6.4 Transportation Level of Service Requirements Provincetowne Filing Five is a replat of the previously approved Filing Three. The City Traffic Engineer determined that this replat would not require an updated traffic study. 4. Neighborhood Meeting A neighborhood meeting was not required by the Land Use Code nor held for proposed replat. To date, City staff has received one e-mail in support of Provincetowne Filing Five. 5. Findings of Fact/Conclusion In evaluating the request for the Provincetowne Filing Five Project Development Plan, Staff makes the following findings of fact: A. The P.D.P. complies with process located in Division 2.2 — Common Development Review Procedures for Development Applications of Article 2 — Administration. B. The P.D.P. complies with relevant standards located in Article 3 — General Development Standards. C. The P.D.P. complies with relevant standards located in Division 4.5, Low Density Mixed -Use Neighborhood District (L-M-N) of Article 4 — Districts. RECOMMENDATION: Staff recommends approval of Provincetown Filing Five, Project Development Plan, PDP #130010. ATTACHMENTS: 1. Plat 2. Site Plan 3. Landscape Plan Pg. 5 Provincetowne Filing Five, PL,. #130010 Administrative Hearing 3. Compliance with Applicable Article Three of the Land Use Code — General Development Standards Provincetowne Filing Five complies with all applicable General Development Standards of the Land Use Code. Division 3.2 - Site Planning and Design Standards A. Section 3.2.1 — Landscaping and Tree Protection The Landscape Plan is in compliance with Section 3.2.1(D)(2)(a), as follows: Because two or more consecutive residential lots along a street each measure between forty and sixty feet in street frontage width, one tree per lot is being be substituted for the thirty-foot to forty -foot spacing requirement. Division 3.3 — Engineering Standards A. Section 3.3.1- Plat Standards The subdivision plat is in compliance with Section 3.3.1(A) General Provisions in that: 1) The subdivision plat will be filed and recorded only after having been approved by the Director of Planning, with such approval evidenced in writing on the plat and signed by the City Clerk. 2) No building permit or certificate of occupancy shall be issued for construction of any new principal building or no act which changes the use of any building shall be permitted until the subdivision plat is filed and recorded in the City of Fort Collins. B. Section 3.3.1(B)- Lots 1) This standard requires that the general layout of lots, roads, driveways, utilities, drainage facilities be designed in a way that enhances an interconnected street system and preserves natural areas. 2) There will be no changes to the public street system and no impacts on natural areas as a result of this replat. C. Section 3.3.1(C) - Public Sites, Reservations and Dedications The subdivision plat is in compliance with Section 3.3.1(C) Public Sites, Reservations and Dedications in that: 1) The R.O.W. for Eden Ridge Lane and Shadow Ridge Drive were previously dedicated by the Provincetowne Filing Three subdivision plat. Pg. 4 Provincetowne Filing Five, P�,- #130010 Administrative Hearing 2. Compliance with Article Four of the Land Use Code — Low Density Mixed - Use Neighborhood District (L-M-N) Provincetowne Filing Five complies with the applicable requirements of the Low Density Mixed Use Neighborhood District. A. Section 4.5(A) — Purpose The purpose of the Low Density Mixed -Use Neighborhood District is as follows: The Low Density Mixed -Use Neighborhood District is intended 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 the 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. The project complies with the purpose of the LMN District as it is part of the larger (86 acre) Provincetowne Filing Three. Provincetowne Filing three provides housing choices and is in easy walking distance to Pelican Marsh natural area, a neighborhood park and a school (Cottonwood Plains Elementary). B. Section 4.5(B)(2)(a) — Permitted Uses The applicant is proposing single-family dwelling units, which are permitted in the LMN Zone District. C. Section 4.5(D)(1) — Density The minimum average density for LMN District is 4 dwelling units per acre and the maximum density is 9 dwelling units per acre. Eliminating four lots does not significantly impact the overall density in terms of compliance with the LMN standards. The density for Provincetowne Fifth Filing is 6.35 dwelling units per acre, meeting the standard. Pg. 3 Provincetowne Filing Five, Pb, #130010 Administrative Hearing • The P.D.P. complies with relevant standards located in Division 4.5, Low Density Mixed -Use Neighborhood District (L-M-N) of Article 4 — Districts COMMENTS: 1. Backaround: The subject property was annexed into the City as part of the Halycon Annexation in December, 1980. The subject property was part of the original Provincetowne PUD Master Plan that was approved by the Planning and Zoning Board in November, 1982 for single family and multi -family residential, commercial, park, and industrial uses on 410 acres. The subject property was part of the Amendment to the Provincetowne Overall Development Plan (ODP) that was approved by the Planning and Zoning Board on October 26, 1987 for single family and multi -family residential, church, business service, neighborhood and regional shopping, and recreational uses on 426 acres. The Planning and Zoning Board approved the Second Amendment to the Provincetowne ODP on September 27, 1993 for the purpose of allowing multi -family residential on a portion of Tract B, previously approved for single family residential. This approval changed 7.64 acres (located at the southwest corner of South Lemay Avenue and Trilby Road) of the overall 30.14 acre Tract B from a single family to multi -family use. The subject property is part of the Provincetowne Amended ODP that was approved by the Planning and Zoning Board on December 16, 1996 for single .family and multi -family residential, neighborhood commercial, and neighborhood parks and open space uses on 160.0 acres. The Board placed a limit of 955 residential dwelling units on the 160 acres, with a maximum residential density of 5.97 dwelling units per acre, on their approval. City Council upheld this decision at their public hearing on February 25, 1997. The surrounding zoning and land uses are as follows: N: LMN : Single-family residential (Provincetowne Filing Three) S: POL: City -owned property (Pelican Marsh Natural Area) E: LMN: Single-family residential (Provincetowne Filing Three) W: POL: City -owned property (Water's Way Neighborhood Park) Frt Collins ITEM NO 2- HEARING DATE May 30, 2013 STAFF Courtney Levingston ADMINISTRATIVE HEARING OFFICER PROJECT: Provincetowne Filing Five, PDP #130010 APPLICANT: Michael Brake JR Engineering 2900 S. College Ave. Suite 3D Fort Collins, CO 80525 OWNER: Shadow Creek Homes, LLC 2535 W. 115th Drive Westminster, CO 80234 PROJECT DESCRIPTION: This is a request for a subdivision replat of the existing residential lots of Provincetowne Filing Three into larger residential lots. The results of the replat will be the elimination of four Provincetowne Filing Three residential lots. This project proposes to replat lots 4-9 Block 7, lots 1-8 and 15-24 block 8 of Provincetown Filing Three. Block 7 of Filing Three will be reduced from 6 lots down to 5 lots with Filing Five. A portion of Block 8 of Filing Three will be reduced down from 18 lots to 15 lots. The proposed replat is bounded by Province Road to the north, Crooked Arrow Lane to the east, Snowy Plain Road to the south and Eden Ridge Lane to the west. The site is located in the Low Density Mixed -Use Neighborhood (LMN) Zone District. RECOMMENDATION: Approval of Provincetowne Filing Five. EXECUTIVE SUMMARY: Provincetowne Filing Five complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically: • The P.D.P. complies with process located in Division 2.2 — Common Development Review Procedures for Development Applications of Article 2 — Administration. • The P.D.P. complies with relevant standards located in Article 3 — General Development Standards, with conditions. Planning Services 281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750