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HomeMy WebLinkAboutHIDDEN POND ESTATES - PDP - 11-07 - REPORTS - RECOMMENDATION/REPORTHidden Pond Estates PDP— #11-07 June 21, 2007 P & Z Meeting Page 8 will be dedicated as emergency access easements and each cul-de-sac will have a turnaround with sufficient diameter. In addition, each dwelling unit will feature automatic fire sprinklers. 2) Private Drives [Section 3.6.2(L)]: Private drives are proposed for internal access in this development and will connect to only one public street (Ziegler Road) as specified in this section. The private drives will comply with all emergency access standards and will connect to Ziegler Road in accordance with City street standards. The private drives will be named and addressed for emergency access. 4. Findings Of Fact / Conclusion: After reviewing the Hidden Pond Estates PDP, Staff makes the following findings of fact and conclusions: A. The proposed land use (single-family residential cluster development) is permitted in the Urban Estate (UE) District subject to Planning and Zoning Board approval. B. The PDP complies with all standards located in Division 4.2 — Urban Estate (UE) District of the Land Use Code. C. The PDP Complies with all applicable General Development Standards located in Division 3 of the Land Use Code. 5. Staff Recommendation: Staff recommends approval of the Hidden Pond Estates PDP Type II- #11-07. Attachments: Vicinity Map Applicant's Statement of Planning Objectives Neighborhood Meeting Summary Subdivision Plat Site and Landscape Plans Transportation Impacts Memorandum Ecological Characterization Study Hidden Pond Estates PDP—#11-07 June 21, 2007 P & Z Meeting Page 7 buffer zone within Lot 1 will be legally described so that the buffer is defined in perpetuity. This Buffer Zone is designed to preserve the ecological character and wildlife use of the natural features of the property. The majority of existing trees will be preserved, and some nuisance species will be removed and replaced as needed. The Buffer Zone will be protected as required in this section. 3) Determination of Landmark Eligibility [Section 3.4.7(C)]: The existing farmhouse and barn are both eligible for Historic Landmark Designation. Preservation and renovation of the existing farmhouse is proposed, and the farmhouse will be buffered from the new development by an existing garage and landscape easement. 4) Relocation [Section 3.4.7(C)]: The existing barn will be relocated to an area north of the existing farmhouse, in a clearing among a grove of Siberian Elm trees. Staff has determined this proposed location appropriately preserves the integrity of the barn and historic site. D. Building Standards [Division 3.5] 1) Building and Project Compatibility [Section 3.5.1 ]: The new single-family houses will be custom built to protect the architectural character of the historic farmhouse and to complement the natural topography. The houses will be of similar scale to other homes in the area. The lots will be located as far away from the existing homes to the west as possible to provide privacy and to protect views. 2) Relationship of Building to Streets, Walkways and Parking [Section 3.5.3(C)]: Each dwelling unit will face the private drive lined with pedestrian paths as required per this section. 3) Residential Building Setbacks, Lot Width and Size [Section 3.5.3(D)]: This residential cluster development will comply with all residential building setbacks specified in this section. 4) Garage Doors [Section 3.5.2(E)]: Garages will be designed in accordance with the standards in this section. E. Transportation and Circulation [Section 3.6] 1) Cul-de-sacs [Section 3.6.2(B)]: The proposed private drives feature 2 cul- de-sacs that are both greater than 660 feet in length. The private drives Hidden Pond Estates PDP—#11-07 June 21, 2007 P & Z Meeting Page 6 1) Plat Standards [Section 3.3.1 ]: The submitted plat for this project meets the applicable standards pertaining to lot layout and dedication of easements. At the time of Final Plan review, the applicant will pursue the vacation of the Hidden Pond Drive right-of-way from Ziegler Road to the project entry, with the City retaining an access easement in its place. The existing 60 foot right-of-way was dedicated in two sections. The southern 30 feet was dedicated with the Preston Kelley 2"d Subdivision and the northern 30 feet of right-of-way was dedicated with the Woodland Park Estates PUD. It is assumed that this right-of-way can be properly vacated, but the outcome of such process is dependent upon action by City Council. The project design shall not be contingent upon vacation of this right-of-way due to the fact that a portion of the right-of-way may have not been properly dedicated and therefore may not be easily vacated. 2) Development Improvements [Section 3.3.2]: The Final Plans of the PDP will be required to show any required public improvements. A Development Agreement will be prepared at the Final Plan stage of the project. The PDP will be served by the City of Fort Collins Water Utility, but will have private sewer service. Each lot will have an individual pump station connected to a private sewer line. This private sewer line will then connect to the public sewer main in Ziegler Road. C. Environmental, Natural Area, Recreational and Cultural Resource Protection Standards [Division 3.4] 1) Ecological Characterization [Section 3.4.1(D)]: An Ecological Characterization Study was prepared for the Feather Ridge property, and is also pertinent to the Hidden Pond PDP. This study was used to help define the Natural Areas Buffer Zone for the project and is attached. Natural areas to protect that were identified in this study include a large pond, several smaller ponds and surrounding wetland areas, a windrow of Siberian Elm trees west of the existing farmhouse, several significant groves of trees near the wetlands area and the views and topography of the eastern side of the property. The ponds, wetlands, windrow, significant groves of trees, site topography and views will be preserved in the permanent open space component of this cluster development. 2) Buffer Zones [Section 3.4.1(E)]: The Natural Areas Buffer Zone is identified on the plat and falls within Lot 1 and the permanent, private open space required for this cluster development. The portion of the Hidden Pond Estates PDP—#11-07 June 21, 2007 P & Z Meeting Page 5 approves the right-of-way vacation, a fence in this area will then be permitted, but still not required as a screening mechanism. 3) Landscape Area Treatment [Section 3.2.1(E)(2)]: All non -paved areas on the site are designed with appropriate landscape areas as described in this section and to enhance the natural features of the site. 4) Tree Protection [Section 3.2.1(F)&(G)]: All existing significant trees and natural features will be preserved per the specifications set forth in this section. An existing windrow of Siberian Elm trees along the west side of the side has been specifically cited as a key natural feature and will be enhanced with additional plantings. Several significant groves of existing Siberian Elms, Russian Olives and Cottonwoods near the wetlands areas will also be preserved. 5) Sight Distance Triangles [Section 3.2.1 (L)]: All areas of potential conflict between vehicular traffic and pedestrians and between vehicles have been addressed by providing visual clearance triangles, free of any structures or landscaping over 24 inches in height at street intersections and driveways. 6) Access, Circulation and Parking [Section 3.2.2]: This PDP safely and conveniently accommodates the movement of vehicles, bicycles and pedestrians. The internal circulation system features pedestrian paths throughout the development alongside the private drives, in the open spaces, and connecting the development sidewalk system out to the street sidewalk at Ziegler Road. 7) Transportation Impact Study [Section 3.2.2(C)(8)]: A memorandum summarizing the transportation impacts of this PDP is attached. Please note that the pedestrian path is now proposed on the north side of the private drive out to Ziegler Road. Within the development, pedestrian paths will be provided on both sides of the private drive. 8) Parking [Section 3.2.2(K)]: This PDP provides off-street parking for each single-family dwelling unit as required in this section. 9) Site Lighting [Section 3.2.4]: The PDP is not required and has not provided a lighting plan for the single-family residential uses. Because the roads in the development are private, no City streetlights will be required. B. Engineering Standards [Division 3.3] Hidden Pond Estates PDP—#11-07 June 21, 2007 P & Z Meeting Page 4 Section 3.5.2(D) of the Land Use Code. The PDP has demonstrated that the proposed cluster plan configuration is appropriate for this site as it preserves significant natural and historic features, provides common open space and trails, protects adjacent residential development, and is designed to conform to the terrain by locating lots so that grading and filling are kept to a minimum and the natural feature of the edge of the Poudre Valley Wall is retained. 3. Compliance with General Development Standards The proposed project complies with the applicable general development standards contained in Division 3 of the Land Use Code as follows: A. Site Planning and Design Standards [Division 3.2] 1) Tree Planting Standards [Section 3.2.1(D)]—The PDP establishes groves and belts of trees along the private drive and throughout the development. While the street tree requirements within this section do not pertain to private drives, this PDP provides a variety of deciduous and coniferous trees and landscaping along Hidden Pond Drive (a private drive). Within the development, the tree canopy will be enhanced around the existing windrow and wetlands areas, and along the drive frontage. 2) Landscape Buffering between Incompatible Uses and Activities [Section 3.2.1 (E)(1)]: The PDP provides for the preservation of an existing hedge along the proposed Hidden Pond Drive to retain privacy. In addition to the existing hedge, this PDP provides additional coniferous and deciduous trees and shrubs in order to separate and screen the existing homes from this access drive. The existing windrow along the western edge of the site will be preserved and additional tree plantings in this area will also separate and screen the existing homes from this new development. With the former Feather Ridge PDP, a fence along the north edge of the access drive was proposed. With this proposal, a fence is not proposed or required due to the fact that the entire drive area is dedicated as right-of- way. No structures, including fences, are permitted in the right-of-way. In addition, Staff finds that the proposed landscaping in combination with the existing hedge will sufficiently screen the existing properties from the access drive. It should be noted that the applicant will pursue the'vacation of the existing right-of-way in this at the Final Plan Stage. If City Council Hidden Pond Estates PDP—#11-07 June 21, 2007 P & Z Meeting Page 3 additional locations for similar development, typically in transitional locations between more intense urban development and rural or open lands." This PDP complies with the purpose of the Urban Estate (UE) District in that it is a proposal for a large -lot, low -density residential subdivision located in an area between the intense urban development to the south and west and the rural lands to the north and east. B. Permitted Uses: Residential cluster developments are permitted in the Urban Estate (UE) District subject to Planning and Zoning Board approval. C. Applicable Standards of the Urban Estate (UE) District: 1) Land Use Standards [Division 4.2(D)] a. Density/Intensity [Division 4.2(D)(1)]: This PDP provides an overall average density of 1.94 dwelling units per net acre, which does not exceed the maximum of 2 dwelling units per net acre. The lots will be clustered in accordance with the cluster development standards. b. Dimensional Standards [Division 4.2(D)(2)]: This project satisfies all dimensional standards for lot width, front, rear and side yard depth as set forth in this division. 2) Development Standards [Division 4.2(E)] a. Street Connectivity and Design [Division 4.2(E)(1)]: This PDP will feature private drives, not public streets, but will comply with the standards in this division to the extent feasible. The drive system is safely designed for all modes of transportation and provides connection to the larger street system. b. Site Design for Residential Cluster Development [Division 4.2(E)(2)]: This PDP complies with all cluster development standards in this section. Approximately 53 percent of the development will be preserved as permanent, private open space to be maintained by the Homeowner's Association. The proposed net density is 1.94 dwelling units per acre, developed on 7.2 acres of the 15.46 acre site. The proposed average lot size for the new single-family dwellings is 18,472 square feet (.42 acres). Building envelopes are identified on the site plan per the residential building setback standards located in Hidden Pond Estates PDP—#11-07 June 21, 2007 P & Z Meeting Page 2 COMMENTS 1. Background The surrounding zoning and land uses are as follows: N: UE — Single-family residential E: FA1 (Larimer County) — Single-family residential, agricultural uses S: HC — Hewlett Packard Campus W: RL — Single-family residential (Woodland Park Estates) This property was annexed in July, 2004 as the Feather Ridge Annexation. The Feather Ridge Project Development Plan (PDP) for a small scale reception center on this property was originally submitted for this property in July, 2004. The Planning and Zoning Board denied the PDP in December, 2004 on the basis that the project did not meet the separation requirements prescribed for small scale reception centers. This action of the Planning and Zoning Board was appealed to City Council by a representative of the project applicant. In February, 2005 City Council overturned the Planning and Zoning Board's action, and remanded to the Planning and Zoning Board the applicant's request to modify the separation requirements. The Planning and Zoning Board reviewed the remanded modification request in February, 2005 and denied the modification. An appeal of the Planning and Zoning Board's denial of the modification request was filed in March 2005, by a representative of the applicant, on the basis that the Planning and Zoning Board failed to conduct a fair hearing. This appeal to City Council was denied in April, 2005 and the Feather Ridge PDP did not proceed. The Hidden Pond Estates PDP is an entirely new development plan, unrelated to the Feather Ridge PDP, and has been evaluated accordingly. 2. Compliance with Zoning District Standards The proposed PDP complies with the applicable standards in Division 4.2 — Urban Estate (UE) District as follows: A. Purpose: The purpose of the Urban Estate (UE) District is to: "...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 the uses that function as parts of the community and to provide ITEM NO. 3 MEETING DATE 6 / 21 / 07 f f AMIV &6�%l STAFF Shelby Sommer Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Hidden Pond Estates PDP Type II- #11-07 APPLICANT/ OWNER: Jason and Wendi Beld Beld Development LLC 6215 Westchase Road Fort Collins, CO 80528 PROJECT DESCRIPTION: This is a request for a single-family residential cluster development on 15.46 acres. The property is located at 4104 Ziegler Road, east of Woodland Park Estates, immediately north of Hewlett Packard in the Urban Estate (UE) Zone District. The proposal includes 14 single-family homes,.(1 existing plus 13 new) clustered on 50 percent of the site area, with the remaining 50 percent of the site area preserved as permanent open space. Single- family residential cluster developments are permitted in the Urban Estate (UE) District, subject to Planning and Zoning Board review and approval. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This is a request for a cluster development of 13 new single-family homes plus one existing home on a 15.46 acre site. By clustering the development, 50 percent of the site will be retained as permanent, private open space. Single-family residential cluster developments are permitted in the Urban Estate (UE) District subject to Planning and Zoning Board approval. This proposal complies with the intent of the Urban Estate (UE) District, the standards of the Urban Estate (UE) District, and the applicable General Development standards of the Land Use Code. A neighborhood meeting was held on April 30, 2007, and a meeting summary is attached. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT