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HomeMy WebLinkAboutWATER'S EDGE @ RICHARD'S LAKE - PDP - 58-86J - REPORTS - RECOMMENDATION/REPORT0 Water's Edge at Richard's Lake, Project Development Plan, #58-86J September 21, 2006 Planning and Zoning Board Public Hearing Page 17 • The standard located in Section 3.6.2(L)(1)(b) - Primary access in single- family developments. The plan as submitted does not fully satisfy this section of the LUC. Two proposed private drives (Jib Lane and Lateen Lane) connect to two public streets (Brightwater Drive and Cruiser Lane) in one area of the single-family attached portion of the Water's Edge at Richard's Lake, PDP. The applicant had previously submitted a request for a modification of this standard that was reviewed and approved by the Planning and Zoning Board (5 - 0) as part of their deliberation at the October 18, 2006 public hearing. • The standard located in Section 3.6.3(D) - Spacing of Limited Movement Collector or Local Street Intersections with Arterial Streets. The proposal does not fully satisfy the requirement set forth in Section 3.6.3(D) dealing with the spacing of limited movement collector or local street intersections with arterial streets. The applicant is proposing multiple pedestrian connections from Outrigger Way (a local street) to Turnberry Road (an arterial Street) in lieu of street connections. The applicant had previously submitted an alternative compliance request that was reviewed and approved by the Planning and Zoning Board (on a vote of 5 - 0) as part of their deliberation at the October 18, 2006 public hearing. C. The Water's Edge at Richard's Lake, PDP complies with all applicable Land Use and Development Standards contained in ARTICLE 4 - DISTRICTS, Division 4.1 Urban Estate and Division 4.4 Low Density Mixed -Use Neighborhood of the LUC. RECOMMENDATION: Staff recommends approval of the request for a modification to the standard in Section 3.6.2(L)(1)(b) of the Land Use Code (as it relates to Squib Lane, Skiff Lane, Jetty Lane and their connections to Outrigger Way and Daysailer Way). Staff recommends approval of the Water's Edge at Richard's Lake, Project Development Plan - #58-86J. Water's Edge at Richard's Lake, Project Development Plan, #58-86J September 21, 2006 Planning and Zoning Board Public Hearing Page 16 Section 4.4(E) Development Standards The proposal satisfies the applicable development standards in the LMN - Low Density Mixed -Use Neighborhood Zoning District. 5. Findings of Fact/Conclusion: A. The Water's Edge at Richard's Lake, PDP contains uses permitted in the UE - Urban Estate and LMN — Low Density Mixed -Use Neighborhood Zoning Districts, subject to a Planning and Zoning Board review and public hearing. B. The Water's Edge at Richard's Lake, PDP meets all applicable standards as put forth in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC, including Division 3.2 - Site Planning and Design Standards; Division 3.3 - Engineering Standards; Division 3.4 - Environmental, Natural, and Cultural; Division 3.5 - Building Standards; and, Section 3.6 - Transportation and Circulation, with the following exceptions: • The standard located in Section 3.6.2(L)(1)(b) - Primary access in single- family developments. The plan as submitted does not fully satisfy this section of the LUC. The applicant submitted a request for a modification of this standard with regards to three proposed private drives connecting to two public streets in the area the single-family detached lots in the northeast portion of the Water's Edge at Richard's Lake, PDP. The development plan as submitted for the 24 single-family detached dwelling units bounded by Morningstar Way to the south, Outrigger Way to the east, and Daysailer Way to the west sufficiently addresses the intent of the LUC in that the named private drives will provide direct vehicular access to the single-family detached dwelling units while enabling the PDP to continue to satisfy both the minimum net density requirement in the LMN District and the required minimum number of solar oriented lots. Private street signs, with a differentiated color, will be provided that clearly identify unit locations for access by fire and emergency service providers. Also, the plan provides for an efficient and safe pedestrian network to and through the site. Staff finds that the granting of the modification would not be detrimental to the public good and that the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well than would a plan which complies with the standard for which a modification is requested. Water's Edge at Richard's Lake, Project Development Plan, #58-86J September 21, 2006 Planning and Zoning Board Public Hearing Page 15 Section 4.1(E) Development Standards The proposal satisfies the applicable development standards in the UE - Urban Estate Zoning District, including the allowable maximum densities of 2 dwelling units per gross acre and 5 dwelling units per net acre. B. Division 4.4 - Low Density Mixed -Use Neighborhood District Single-family detached, single-family attached, and multi -family dwellings (up to 8 units per building) are permitted in the LMN - Low Density Mixed -Use Neighborhood Zoning District, subject to an administrative (Type 1) review. The LMN 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 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. Typically, Low Density Neighborhoods will be clustered around and integral with a Medium Density Mixed -Use Neighborhood with a Neighborhood Commercial Center at its core. This proposal complies with the purpose of the LMN District as it is an infill project (approximately 90 gross acres in size) that provides single-family detached, single- family attached, and multi -family dwellings on a property that is almost entirely surrounded by developed properties containing residential uses. There is existing large lot single-family residential (Serramonte Highlands) to the north, existing single-family residential (Richard's Lake) to the south, and existing single-family residential (Hearthfire) to the west. Section 4.4(D) Land Use Standards The proposal satisfies the applicable land use standards in the LMN - Low Density Mixed -Use Neighborhood Zoning District, including the allowable overall minimum density of 5 dwelling units per net acre and the maximum density of 8 dwelling units per gross acre. Water's Edge at Richard's Lake, Project Development Plan, #58-86J September 21, 2006 Planning and Zoning Board Public Hearing Page 14 reviewed and approved by the Planning and Zoning Board (on a vote of 5 - 0) as part of their deliberation at the October 18, 2006 public hearing. Section 3.6.4. Transportation Level of Service Requirements The proposal satisfies the applicable Transportation Level of Service standards (see the attached Traffic Impact Study), including the following: General Standard. This development proposal satisfies Section 3.6.4(B), which requires that all development plans adequately provide vehicular, pedestrian and bicycle facilities necessary to maintain the adopted transportation Level of Service standards contained in Part II of the City of Fort Collins Multi -Modal Transportation Level of Service Manual for the following modes of travel: Motor vehicle, bicycle and pedestrian. 4. ARTICLE 4 - DISTRICTS A. Division 4.1 - Urban Estate District Single-family detached dwellings in a clustered development with preserved open space are permitted in the UE - Urban Estate Zoning District, subject to a Planning and Zoning Board (Type 2) review. The UE District is: Intended to be a setting for a predominance of low -density and large -lot housing. The main purposes of this District are to acknowledge the presence of the many existing subdivisions which have developed in these uses that function as parts of the community and to provide additional locations for similar development, typically in transitional locations between more intense urban development and rural or open lands. This proposal complies with the purpose of the UE District as it is an infill project (approximately 18 gross acres in size) that provides single-family detached dwellings on a property that is partially surrounded by developed properties containing single-family residential uses on lots that are medium and large in size. Section 4.1(D) Land Use Standards The proposal satisfies the applicable land use standards in the UE - Urban Estate Zoning District. Water's Edge at Richard's Lake, Project Development Plan, #58-86J September 21, 2006 Planning and Zoning Board Public Hearing Page 13 • The site design for the area in question is constrained by existing public streets or extension of existing public streets, proximity to the north property boundary, and the existing oil well site. • The preferred plan maximizes the number of solar -oriented lots. • The preferred plan optimizes visual presentation to the surrounding neighbors, with inward facing garage dominated fagades • The preferred plan provides an internal pedestrian walkway between the front fagades of the internal buildings for the residents • The preferred plan provides the ability to address the internal buildings using the named private drives per request of Poudre Fire Authority. We request and recommend approval of the Water's Edge at Richard's Lake Modification Request. STAFF'S EVALUATION: In evaluating the proposed modification of the standard set forth in Section 3.6.2(L)(1)(b) Primary access in single-family developments, staff has determined that the development plan as submitted for the 24 single-family detached dwelling units bounded by Morningstar Way to the south, Outrigger Way to the east, and Daysailer Way to the west sufficiently addresses the intent of the LUC in that the named private drives will provide direct vehicular access to the single-family detached dwelling units while enabling the PDP to continue to satisfy both the minimum net density requirement in the LMN District and the required minimum number of solar oriented lots. Private street signs, with a differentiated color, will be provided that clearly identify unit locations for access by fire and emergency service providers. Also, the plan provides for an efficient and safe pedestrian network to and through the site. Staff finds that the granting of the modification would not be detrimental to the public good and that the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well than would a plan which complies with the standard for which a modification is requested. Section 3.6.3. Street Pattern and Connectivity Standards The proposal does not fully satisfy the requirement set forth in Section 3.6.3(D) dealing with the spacing of limited movement collector or local street intersections with arterial streets. The applicant is proposing multiple pedestrian connections from Outrigger Way (a local street) to Turnberry Road (an arterial Street) in lieu of street connections. The applicant had previously submitted an alternative compliance request that was 0 Water's Edge at Richard's Lake, Project Development Plan, #58-86J September 21, 2006 Planning and Zoning. Board Public Hearing Page 12 • The preferred plan optimizes visual presentation to the surrounding neighbors and public streets, with inward facing garage dominated facades • The preferred plan provides an internal pedestrian walkway between the front facades of the internal buildings for the residents • The preferred plan provides the ability to address the internal buildings using the named private drives per request of Poudre Fire Authority. C) The plan as submitted will not diverge from the standards of the Land Use Code that are authorized by the Division to be modified 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. We believe the preferred plan presents a modification that is inconsequential to and in fact advances the purposes of the Land Use Code as contained in Section 1.2.2. Specifically, the preferred plan optimizes the design, quality and character of the development in relation with the adjacent developments and maximizes the number of solar -oriented lots. Further, public safety requirements as expressed by the Poudre Fire Authority are addressed with the provision of addressing for the internal buildings in this parcel to the named private drives. Findings of Fact/Conclusion We understand that in order to approve the Modification Request the Planning and Zoning Board must make the following findings: A. The request for this modification to Land Use Code Sections 3.6.2(L)(1)(b) is subject to review by the Planning and Zoning Board. B. Granting the requested modification would neither be detrimental to the public good nor impair the intent and purposes of this Land Use Code. C. Granting the requested modification would allow the project to advance (1) in a way that promotes the general purpose of the standard for which the modification is requested equally well or better than a plan which complies with the standard and (2) in a way that only diverges 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, as follows: Water's Edge at Richard's Lake, Project Development Plan, #58-86J September 21, 2006 Planning and Zoning Board Public Hearing Page 11 Use of alleys in place of the private drives was considered but rejected because LUC 3.6.2(J)(1) requires the dwelling unit served by the alley to front on a residential local street (which is not feasible for the internal lots) and public alleys cannot be named to permit the addressing requested by the Poudre Fire Authority. The alternative plan (Alternative 1) was presented during the October 19, 2006 Planning and Zoning Board hearing. This alternative did not allow the overall site design to meet the LUC Section 3.2.3(B) requirement for solar -oriented lots. The Planning and Zoning Board agreed to table the public hearing for the application, requesting the site be modified to increase the number of solar -oriented lots. Other alternatives were explored, but in each case, the number of solar -oriented lots were reduced or the pedestrian connections were compromised. As a result, the applicant believes approval of the preferred plan with the requested modification to standards is appropriate and justified. Justification We understand that in order to approve the Modification Request the Planning and Zoning Board must make the following findings: A) The Planning and Zoning Board may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good. We believe the preferred plan is not detrimental to the public good. It contributes to the development's ability to exceed the city requirement for solar -oriented lots. B) The plan as submitted 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 modification is requested. LUC code section 3.6.2(L)(1)(b) Primary access in single-family developments. A private drive, instead of a street, shall be allowed to provide primary access to residential development, provided that the drive is connected to only one (1) street. We feel that the preferred plan promotes the general purpose of the standard equally well or better than a plan that satisfies the standard as follows: • The preferred plan maximizes the number of solar -oriented lots. Water's Edge at Richard's Lake, Project Development Plan, #58-86J September 21, 2006 Planning and Zoning Board Public Hearing Page 10 The size and shape of this area is somewhat constrained by the existing Morningstar Way extension to Turnberry Road, Turnberry Road, the north property boundary and the existing oil well. The initial site design presented during the Planning and Zoning Board public hearing on October 19, 2006 did not meet the LUC Section 3.2.3(B) requirement for solar -oriented lots. The Planning and Zoning Board agreed to table the public hearing for the application, requesting the site be modified to increase the number of solar -oriented lots. With the preferred and modified plan, 100% of the 57 lots in this area are solar - oriented. In the previous plan, only 64% or 39 lots in this area are solar -oriented. This change combined with changes elsewhere on the site results in 69% of the lots meeting the solar -orientation criteria. The Poudre Fire Authority has reviewed and approved the request for this modification contingent upon naming the private drives. Primary vehicular access to the internal dwelling units not adjacent to a public street is provided by one of the private drives (Squib Lane, Skiff Lane or Jetty Lane) serving the rear -loaded garages. Naming the private drives allows addressing specific to this access, simplifying Poudre Fire Authority emergency response drives to locate these dwelling units. To further assist emergency response efforts, these dwelling units are also required to have a man -door in the rear of the unit and have address numbers on both the front and rear of the dwelling unit. The applicant has explored other alternatives to the preferred plan in this particular area. This work has not resulted in a plan that would meet both the project objectives and code requirements. As a result the applicant is requesting a modification to 3.6.2(L)(1)(b) Private Drives. Modification to development requirements Code Section: 3.6.2(L)(1)(b) Primary access in single-family developments. A private drive, instead of a street, shall be allowed to provide primary access to residential development, provided that the drive is connected to only one (1) street. Discussion: In the preferred plan, three named private drives, Squib Lane, Skiff Lane or Jetty Lane, do not meet this requirement given each drive connects to both Outrigger Way and Daysailer Way (see Preferred Plan). This plan is preferred by the applicant because it makes the most efficient usage of the area while allowing 100% of the lots to meet the requirement for solar -orientation. The design features include rear -loaded garages eliminating garage dominated facades on the public streets, a pedestrian walkway connecting the front walkways to the pedestrian network traversing the site east to west, and the ability to address each lot using the named private drives per request of Poudre Fire Authority. Water's Edge at Richard's Lake, Project Development Plan, #58-86J September 21, 2006 Planning and Zoning Board Public Hearing Page 9 (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant; or (4) 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 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. " The applicant has proposed that the modification of the standard would not be detrimental to the public good and that it meets the requirements of Sections 2.8.2(H)(2) & (4) of the LUC. APPLICANT'S REQUEST: This is a modification of standards for Water's Edge at Richard's Lake to address the following item: A. Modification of standards to Section 3.6.2(L)(1)(b) of the Land Use Code, accepting preferred plan in which three named private drives, Squib Lane, Skiff Lane and Jetty Lane, are each allowed two connections to public streets. Project Background Water's Edge at Richard's Lake is a 108 acre residential development, bounded by Turnberry Road on the east, Richards Lake PUD on the south, Hearthfire PUD on the west, and Serramonte Highlands to the north. The site has 90.6 acres zoned Low Density Mixd Use (L-M-N) and 17.8 acres zoned Urban Estate (U-E). The purpose of this modification request is to allow three named private drives, Squib Lane, Skiff Lane and Jetty Lane, to connect to two public streets, Daysailer Way and Outrigger Way. This request is maximizes the number of solar oriented lots in this area of the development while meeting Poudre Fire Authority emergency response addressing requirements. 0 Water's Edge at Richard's Lake, Project Development Plan, #58-86J September 21, 2006 Planning and Zoning Board Public Hearing Page 8 Section 3.5.2. Residential Building Standards The proposal satisfies all Residential Building Setbacks, Lot Width and Size standards. E. Division 3.6 - Transportation and Circulation Section 3.6.2. Streets, Streetscapes, Alleys and Easements The proposal does not fully satisfy the requirement set forth in Section 3.6.2(L)(1)(b) dealing with primary access in single-family developments. Two proposed private drives (Jib Lane and Lateen Lane) connect to two public streets (Brightwater Drive and Cruiser Lane) in one area of the single-family attached portion of the Water's Edge at Richard's Lake, PDP. The applicant had previously submitted a request for a modification of this standard that was reviewed and approved by the Planning and Zoning Board (5 - 0) as part of their deliberation at the October 18, 2006 public hearing. The applicant has submitted a request for a modification of this standard with regards to three proposed private drives (Squib Lane, Skiff Land, Jetty Lane) connecting to two public streets (Outrigger Way, Daysailer Way) in the area of single-family detached lots in the northeast portion of the Water's Edge at Richard's Lake, PDP. As specified in Section 2.8.2 Modification Review Procedures, (H) (Standards), the Planning and Zoning Board may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good, and that: (1) the plan as submitted 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 modification is requested, or (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the City's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; or Water's Edge at Richard's Lake, Project Development Plan, #58-86J September 21, 2006 Planning and Zoning Board Public Hearing Page 7 C. Division 3.4 - Environmental, Natural, and Cultural Section 3.4.1. Natural Habitats and Features The project complies with the requirements set forth in this section of the LUC. D. Division 3.5 - Building Standards Section 3.5.1. Building and Project Compatibility The Water's Edge at Richard's Lake, PDP satisfies all applicable Building and Project Compatibility standards, more specifically: Architectural Character. Most of the proposed buildings will be 2 stories and 2.5 stories in height (or up to 31' as measured in feet), similar to the existing single-family buildings in the existing developments to the west, east, south, and north. They will reflect the proportions and roofline articulation of the existing single-family residential buildings. Building Size, Height, Bulk, Mass, Scale. The proposed buildings will be similar in height and massing to the existing single family buildings in the area. The building massing will be broken up with substantial wall plane variations and varying roofline directions and heights. The developer is committing to allowing only 1-story single-family detached homes on Lots 166 - 177 (12 lots) along the north side of Companion Way, being the street just south of the Serramonte Highlands large lot single-family neighborhood to the north. Building materials. The structures and building materials will be constructed and painted utilizing earth tone colors that are complementary in value and hue to the existing buildings in the area. In addition, the Water's Edge at Richard's Lake, PDP provides project compatibility with the large lot single-family neighborhood to the north by incorporating a significant distance, earth form, and landscape buffer behind the proposed single-family detached homes along the north property line. There is a 55' - 70' wide buffer area between the rear of Lots 166 - 177 (ranging in size from 6,300 to 7,100 square feet) in the Water's Edge development and the rear of the large single-family detached lots in Serramonte Highlands to the north. Included in this buffer are an earthen berm that will vary from 4' - 6' high and significant landscaping in the form of deciduous and evergreen trees. As previously stated in the Building Size, Height, Bulk, Mass, Scale section above, the developer is committing to allowing only 1-story single-family detached homes on Lots 166 - 177 (12 lots) on the north side of Companion Way. Water's Edge at Richard's Lake, Project Development Plan, #58-86J September 21, 2006 Planning and Zoning Board Public Hearing Page 6 Required number of parking spaces. Section 3.2.2(K)(1) sets forth minimum parking requirements for residential land uses. The development proposal satisfies the parking requirements set forth in the LUC for the residential uses in this project. • The required parking for the single-family detached dwellings will occur on the lots. • There are a total of 180 proposed parking spaces, in attached garages and surface spaces, for the 82 single-family attached dwellings. This satisfies the minimum requirements for up to 3-bedroom units (2.0 spaces / dwelling unit). • There are a total of 84 proposed parking spaces, in attached garages and surface spaces, for the 48 multi -family dwellings. This satisfies the minimum requirement for 2-bedroom units (1.75 spaces / dwelling unit). Section 3.2.3. So/arAccess, Orientation, Shading The proposal satisfies the requirement set forth in Section 3.2.3(B) pertaining to "solar - oriented lots". A total of 263 single-family detached residential lots on the Water's Edge at Richard's Lake, PDP are subject to this section of the LUC that requires a minimum of 65% of the lots that are less than 15,000 square feet in size (in single-family and two- family residential development) conform to the definition of a "solar -oriented lot" in order to preserve the potential for solar energy usage. There are 179 lots of the total of 263 lots, or 68.1 %, that meet the intent of the LUC. B. Division 3.3 - Engineering Standards Section 3.3.1. Plat Standards The proposal complies with the general plat requirements as set forth in this section. Section 3.3.5. Engineering Design Standards The project complies with all design standards, requirements and specifications for services as stated in this section of the LUC. �J E Water's Edge at Richard's Lake, Project Development Plan, #58-86J September 21, 2006 Planning and Zoning Board Public Hearing Page 5 was a City -sponsored and facilitated neighborhood information meeting held on September 29, 2006 for the Water's Edge at Richard's Lake, PDP development proposal. The meeting was held at the City's Streets Facility at Ninth Street and Lemay Avenue. There were approximately 20 residents in attendance. A copy of the notes recorded at the meeting is attached to this staff report. 3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS The Water's Edge at Richard's Lake, PDP development proposal does not meet all of the applicable standards in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC. Of specific note are Division 3.2 - Site Planning and Design Standards; Division 3.3 - Engineering Standards; Division 3.4 - Environmental, Natural, and Cultural; Division 3.5 - Building Standards; and, Division 3.6 - Transportation and Circulation. Further discussions of these particular standards follow. A. Division 3.2 - Site Planning and Design Standards Section 3.2.1. Landscaping and Tree Protection The proposal satisfies the applicable Landscaping and Tree Protection standards, including the following: Street trees. The proposed street tree planting is in accordance with Section 3.2.1(D)(2)(a), providing trees at 30' to 40' on -center in the parkways (between curb and sidewalk) along the internal local streets, at 40' on -center in the parkways along Brightwater Drive, a collector street, and at 40' on -center in the parkway along Turnberry Road, an arterial street. Section 3.2.2. Access, Circulation and Parking The proposal satisfies the applicable Access, Circulation and Parking standards, including the following: Direct On -site Access to Pedestrian and Bicycle Destinations. The development proposal satisfies the standard set forth in Section 3.2.2(C)(6) in that the on -site pedestrian and bicycle circulation system is designed to provide for direct connections to major pedestrian and bicycle destinations, including the neighborhood center and the future neighborhood park in the south-central portion of the development. Water's Edge at Richard's Lake, Project Development Plan, #58-86J September 21, 2006 Planning and Zoning Board Public Hearing Page 4 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: FA-1 in Larimer County; existing large lot single-family residential (Serramonte Highlands) S: LMN in the City; existing single-family residential (Richard's Lake) E: LMN in the City; undeveloped (Lind Property Overall Development Plan) W: UE in the City; existing lake, single-family residential (Richard's Lake, Hearthfire) The property was annexed into the City as part of the Country Club North Second Annexation on January 17, 1984. The Amendment to the Overall Development Plan (ODP) for the Richard's Lake Planned Unit Development (PUD) was approved by the Planning and Zoning Board on May 12, 1997 for 682 dwelling units, 21,000 square feet of commercial and residential uses, a 15,000 square foot community building, and a 7 acre neighborhood park site on 181.7 acres. This ODP has since expired. The subject property is the northerly 2/3 of the Amended ODP. The Richard's Lake PUD, Phase I - Final was approved by the Planning and Zoning Board on May 4, 2000 for 293 single-family residential lots, 54 multi -family residential dwelling units, 21,000 square feet of neighborhood commercial and residential uses, a 15,000 square foot community building, and a 6.0 acre neighborhood park site on 114.5 acres. Approximately 1/2 of this phase of development expired 3 years after Final approval due to the lack of engineering improvements required. The expired portion of the Phase I - Final is included in the Water's Edge at Richard's Lake, PDP. 2. ARTICLE 2 - ADMINISTRATION Section 2.2.2. Step 2: Neighborhood Meetings The proposed development is for single-family detached, single-family attached, and multi -family dwellings, which are permitted uses in the UE - Urban Estate and LMN - Medium Density Mixed -Use Neighborhood Zoning Districts. Because the applicant is proposing a clustered development with preserved open space in the UE District this development proposal is subject to a Planning and Zoning Board (Type 2) review and public hearing. The LUC does require that a neighborhood meeting be held for development proposals that are subject to a Planning and Zoning Board review. There 0 Water's Edge at Richard's Lake, Project Development Plan, #58-86J September 21, 2006 Planning and Zoning Board Public Hearing Page 3 Intended to be a setting for a predominance of low -density and large -lot housing. The main purposes of this District are to acknowledge the presence of the many existing subdivisions which have developed in these uses that function as parts of the community and to provide additional locations for similar development, typically in transitional locations between more intense urban development and rural or open lands. This proposal complies with the purpose of the UE District as it is an infill project (approximately 18 gross acres in size) that provides single-family detached dwellings on a property that is partially surrounded by developed properties containing single-family residential uses on lots that are medium and large in size. Single-family detached, single-family attached, and multi -family dwellings (up to 8 units per building) are permitted in the LMN — Low Density Mixed -Use Neighborhood Zoning District, subject to an administrative (Type 1) review. The LMN 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 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. Typically, Low Density Neighborhoods will be clustered around and integral with a Medium Density Mixed -Use Neighborhood with a Neighborhood Commercial Center at its core. This proposal complies with the purpose of the LMN District as it is an infill project (approximately 90 gross acres in size) that provides single-family detached, single- family attached, and multi -family dwellings on a property that is almost entirely surrounded by developed properties containing residential uses. There is existing large lot single-family residential (Serramonte Highlands) to the north, existing single-family residential (Richard's Lake) to the south, and existing single-family residential (Hearthfire) to the west. 9 Water's Edge at Richard's Lake, Project Development Plan, #58-86J September21, 2006 Planning and Zoning Board Public Hearing Page 2 Transportation and Circulation of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; • and the applicable district standards located in Division 4.1 UE - Urban Estate and Division 4.4 LMN - Low Density Mixed -Use Neighborhood Zoning Districts of ARTICLE 4 - DISTRICT STANDARDS. The Water's Edge at Richard's Lake, PDP proposal does not comply with the following requirements in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC: • The standard located in Section 3.6.2(L)(1)(b) - Primary access in single-family developments. The plan as submitted does not fully satisfy this section of the LUC. The applicant has submitted a request for a modification of this standard with regards to three proposed private drives (Squib Lane, Skiff Lane, and Jetty Lane) connecting to two public streets (Outrigger Way and Daysailer Way) in one area of the single-family detached portion of the Water's Edge at Richard's Lake, PDP. The Planning and Zoning Board's decision on this request is still pending. • The standard located in Section 3.6.2(L)(1)(b) - Primary access in single-family developments. The plan as submitted does not fully satisfy this section of the LUC. Two proposed private drives (Jib Lane and Lateen Lane) connect to two public streets (Brightwater Drive and Cruiser Lane) in one area of the single- family attached portion of the Water's Edge at Richard's Lake, PDP. The applicant had previously submitted a request for a modification of this standard that was reviewed and approved by the Planning and Zoning Board (5 - 0) as part of their deliberation at the October 18, 2006 public hearing. • The standard located in Section 3.6.3(D) - Spacing of Limited Movement Collector or Local Street Intersections with Arterial Streets. The plan as submitted does not fully satisfy this section of the LUC. The applicant is proposing multiple pedestrian connections from Outrigger Way (a local street) to Turnberry Road (an arterial Street) in lieu of street connections. The applicant had previously submitted an alternative compliance request that was reviewed and approved by the Planning and Zoning Board (5 - 0) as part of their deliberation at the October 18, 2006 public hearing. Single-family detached dwellings in a clustered development with preserved open space are permitted in the UE - Urban Estate Zoning District, subject to a Planning and Zoning Board (Type 2) review. The UE District is: ITEM NO. 3 MEETING DATE 1/18/07 STAFF Steve Olt Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Water's Edge at Richard's Lake, Project Development Plan (PDP) - #58-86J APPLICANT: Vignette Studios c/o Don Tiller 144 North Mason Street, Suite 2 Fort Collins, CO. 80524 OWNERSHIP: Richard's Lake LLC 90 Madison Street Denver, CO 80206 PROJECT DESCRIPTION: This is a request for a total of 396 dwelling units (single-family detached, single-family attached, multi -family) and a community center on 108.45 gross acres. Proposed buildings may be up to 2.5 stories in height. Access to the project will be from Turnberry Road (County Road 11), Brightwater Drive in the Richard's Lake development, and Hearthfire Drive in the Hearthfire development. This project is located at the Northwest corner of Turnberry Road and Brightwater Drive. The property is zoned UE - Urban Estate and LMN - Low Density Mixed -Use Neighborhood. The allowable minimum net and maximum gross densities in these zoning districts will be met with this development plan. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The Water's Edge at Richard's Lake, PDP proposal complies with applicable requirements of the Land Use Code (LUC), more specifically: • the process located in Division 2.2 - Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; • Standards located in Division 3.2 - Site Planning and Design Standards; Division 3.3 - Engineering Standards; Division 3.4 - Environmental, Natural, and Cultural; Division 3.5 - Building Standards; and, Division 3.6 - COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750 PLANNING DEPARTMENT