HomeMy WebLinkAboutSTORYBOOK THIRD FILING - PDP - PDP130021 - REPORTS - RECOMMENDATION/REPORTStorybook Third Filing P.D.P. #PDP130021
Administrative Hearing 11/13/2013
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property, provided that such difficulties or hardship are not caused by the act
or omission of the applicant.
This is because the topography associated with the existing stormwater
detention pond precludes the extension of a local street. Along the north
property line, the Poudre School District has indicated that even if a street is
stubbed to their property, they would elect not to extend it into their campus.
Along the east property line, Staff has found in similar situations, that unused
street stubs do not serve the public purpose. In order to ensure that
Chesapeake is properly extended at the appropriate time, the developer will
be required to escrow sufficient funds to construct the necessary segment.
In general, Storybook Third Filing is well-connected to both the First Filing the
larger community. The development is essentially at the corner of two
section -line roads. Both Turnberry Road and Mountain Vista Drive allow for
connectivity in all directions including the 1-25 / Mountain Vista Drive
interchange less than two miles directly east.
RECOMMENDATION
Staff recommends approval of the Modifications to Sections 3.6.3(D) and 3.6.3(F)
and approval of Storybook Third Filing P.D.P. #PDP130021, subject to the
following condition:
At the time of Submittal for Final Plan, the Landscape Plan shall indicate a
sufficient amount and variety of evergreen trees, along with a management
plan for irrigation and protection from wildlife, so that at maturity, there will
be an effective visual and acoustical screen between Lots 63 and 76 and
the future collector roadway and the public school campus.
Attachments:
Vicinity Map with Notification Area
Aerial Map
Letter from Ed Holder, Poudre School District
Request for Modifications
Transportation Impact Study
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In general, Storybook Third Filing is well-connected to both the First Filing the larger
community. The development is essentially at the corner of two section -line roads.
Both Turnberry Road and Mountain Vista Drive allow for connectivity in all directions
including the 1-25 / Mountain Vista Drive interchange less than two miles directly east.
Staff finds that the two Modifications comply with the criteria in Sections 2.8.2(H) and
Section 2.8.2(H)(3).
L. Section 3.6.4 — Transportation Level of Service Requirements
A Transportation Impact Study, dated June 26, 2013, has been provided as part of the
P.D.P. The study concludes that with full development of Storybook 3rd Filing, the future
level of service at the key intersections will be acceptable. Storybook 3rd Filing can be
built without additional geometry or other street improvements. The Storybook 3`d Filing
is not constrained by the Adequate Public Facilities limitation at the East Vine Drive /
North Lemay Avenue intersection.
4. Findings of Fact / Conclusion:
In evaluating Storybook Third Filing P.D.P., Staff makes the following findings of fact:
A. The P.D.P. is in compliance with the applicable standards of the L-M-N, Low
Density Mixed -Use Neighborhood zone district.
B. The P.D.P. is in compliance with the applicable General Development Standards
with two exceptions.
C. Modifications of Standard to Section 3.6.3(D) and Section 3.6.3(F) have been
submitted to allow Deep Woods Lane to not extend to the north and south
property lines and to allow Chesapeake Drive to be dedicated but not
constructed from Deep Woods Lane to the east property line. These
Modifications are found to be in compliance with Section 2.8.2(H) and 2.8.2(H)(3)
in the following manner:
(1.)Per Section 2.8.2(H), the granting of the two Modifications is found to not be
detrimental to the public good.
(2.)Per Section 2.8.2(H)(3), that 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
two standards sought to be modified would result in unusual and exceptional
practical difficulties, or exceptional or undue hardship upon the owner of such
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Harbor Drive being planned only 180 feet to the east, and also fully capable of providing
north -south travel, extending Deep Woods Lane to Mountain Vista Drive would be
duplicative.
Regarding not extending Deep Woods Lane north to stub into the Poudre School
District property, the applicant has been informed by the District that such an extension
would impact future school athletic fields or other facilities that do not need the access
provided by a local public street. Such a penetration into a campus setting would not be
acceptable to the District that seeks to preserve design options for creating a cohesive
campus for multiple schools, and to reduce potential vehicle — pedestrian conflicts.
Regarding dedicating but not constructing Chesapeake -Drive to the east property line,
the applicant contends that potential development of the Poudre School District
campus, and thus Bar Harbor Drive, is a long term potential that may not develop for
approximately five to 15 years. A fully constructed street stub to the east of Deep
Woods Lane that is 53 feet wide and 84 feet long that has no outlet would result in
unused pavement that would fall into disrepair and attract unwanted nuisances such as
storage for recreational vehicles, boats, trailers, snowmobiles, yard trash, debris and the
like. Further, unused pavement tends to deteriorate at a faster rate than pavement that
is used on a regular basis.
Staff finds that all. three Modifications are consistent with and match present conditions.
For all three Modifications, Staff finds:
• In compliance with Section 2.8.2(H), the granting of the Modifications would
not be detrimental to the public good.
• In compliance with Section 2.8.2(H)(3), that 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
two standards 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.
This is because the topography associated with the existing stormwater detention pond
precludes the extension of a local street. Along the north property line, the Poudre
School District has indicated that even if a street is stubbed to their property, they would
elect not to extend it into their campus. Along the east property line, Staff has found in
similar situations, that unused street stubs do not serve the public purpose. In order to
ensure that Chesapeake is properly extended at the appropriate time, the developer will
be required to escrow sufficient funds to construct the necessary segment.
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(measuring at least six [6] feet by eight [8] feet) by at least four (4) feet. Any street -
facing garage doors complying with this standard shall not protrude forward from the
front facade of the living area portion of the dwelling by more than eight (8) feet.
In compliance, for the two lots that are generally 45 feet in width (interior and corner),
the garages are recessed by four feet from a front porch that exceeds 6' x 8'. For the
two lots that are generally 55 feet in width (interior and corner), the garages are
recessed by four feet from the ground floor living area portion of the house.
J. Section 3.6.3(D) — Spacing of Limited Movement Collector or Local Street
Intersections with Arterial Streets, and
K. Section 3.6.3(F) — Utilization and Provision of Sub -arterial Street Connections to
and from Adjacent Development and Developable Parcels
As mentioned, Modifications to these standards were granted by the Hearing Officer in
conjunction with Storybook Second Filing P.D.P. (as the project was then referred to) in
January of 2005. These two Modifications are carried forward with the Third Filing as
the street systems of the 2005 P.D.P. and the current request are identical and the
conditions prompting these Modifications remain unchanged. As in 2005, the Poudre
School District still owns 100 acres on the north and east sides of Storybook Third
Filing. Since the Second Filing P.D.P. expired, the two Modifications are also
considered expired and must be re -affirmed.
The two Modifications have the effect of:
(1.)Not extending Deep Woods Lane south to intersect with Mountain Vista Drive
per Section 3.6.3(D).
(2.)Not extending Deep Woods Lane north to stub into the future Poudre School
District campus.
(3.)Dedicating but not constructing Chesapeake Drive between Lots 67 and 68 to
the east property line.
Regarding not extending Deep Woods Lane south to Mountain Vista Drive, the
applicant contends that extending Deep Woods Lane to the south would require either
constructing a bridge over the stormwater detention pond or re -designing the pond
accordingly which would impact the First Filing. The applicant contends that a bridge
would be cost -prohibitive and such solution is not found in most residential subdivisions.
And, since this pond was sized to handle stormwater runoff from both the First and
Third Filings, any re -design would require a system -wide re -analysis and permission
from the First Filing homeowners association. With Little John Lane being located only
500 feet to the west and fully capable of providing safe and sufficient north -south travel,
such a street extension is not necessary. Also, with the future collector roadway of Bar
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onto the east property line. This buffer yard will consist of evergreen trees, planted at
regular intervals, designed to act as a visual and acoustical screen at maturity.
Staff is concerned, at the P.D.P. stage,.that the exact species, quantity and location of
the plant material that will make up the buffer yard remains at the conceptual level. In
order to ensure that at Final Plan, the design of the buffer yard results in an effective
visual and acoustical screen at maturity, staff recommends the following condition of
approval:
At the time of Submittal for Final Plan, the Landscape Plan shall indicate a
sufficient amount and variety of evergreen trees, along with a management
plan for irrigation and protection from wildlife, so that at maturity, there will
be an effective visual and acoustical screen between Lots 63 and 76 and
the future collector roadway and the public school campus.
H. Section 3.5.2(E) — Residential Building Setbacks, Lot Width and Size
All lots will accommodate the proposed house models and comply with the required
following setbacks:
• 15-feet Front Yard
• 20-feet Garage
• 5-feet Interior Side
• 15-feet Corner Side
• 8-feet Rear Yard.
Generally, there would be two distinct lot widths; 48 lots are 45-feet wide and 28 lots are
55-feet wide. (Slight variations occur at street intersections and at street curvatures.)
Lots are allowed by alternative compliance to be less than 50 feet wide but only in
cases where the placement of driveways, utilities and street trees are demonstrated to
comply with proper separation as determined by the utility providers. For the 48 lots
that are less than 50 feet, these separations have been indicated by the "Lot Typicals"
as depicted on the Site and Landscape Plan.
The proposed lots less than 50 feet are found to accomplish the purposes of the Land
Use Code equally well as would a plan the features 50-foot wide lots or wider. The.
proposed services and street trees have been reviewed and found acceptable by the
affected utility providers and the City Forester, and that such utility services and trees
are capable of being adequately maintained over the passage of time. .
I. Section 3.5.2(F)(1) — Garage Doors
This standard requires that street -facing garage doors must be recessed behind either
the front facade of the ground floor living area portion of the dwelling or a covered porch
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D. Section 3.2.2(C)(7) — Off -site Access to Pedestrian and Bicycle Destinations
As mentioned, four local streets will connect the project to the First Filing and
Chesapeake Drive is stubbed to the east property line for future connection to Bar
Harbor Drive. The six foot wide walkway out to Mountain Vista will allow bicyclists
access to the community -wide public street system and allow pedestrians to loop
around the development without having to backtrack.
E. Section 3.2.3 — Solar Orientation
The four east -west streets are conducive to orienting lots to within 30 degrees of an
east -west line allowing 80% of the lots to be designated as solar -oriented. This
exceeds the minimum requirement of 65%.
F. Section 3.3.1— Plat Standards
All lots have direct access to a public street. The layout of roads, driveways, utilities,
drainage facilities and other services are designed in a way that enhances an
interconnected street system within and between neighborhoods. The plat
demonstrates proper dedication of public rights -of -way, drainage easements and utility
easements that are needed to serve the area being developed. There is a 20-foot wide,
off -site drainage easement along both the north and east property lines that will convey
stormwater to the existing stormwater detention pond located at the southern edge of
the development.
G. Section 3.5.1(H) —Land Use Transition
This standard requires that when land uses with significantly different visual character
are proposed abutting each other and where gradual transitions are not possible or not
in the best interest of the community, the development plan shall, to the maximum
extent feasible, achieve compatibility through the provision of buffer yards and passive
open space in order to enhance the separation between uses.
As mentioned, along the entire east property line, there are two significant future
developments. First is the north -south collector street that will be the logical extension
of Bar Harbor Drive. At its completion, this roadway will have a length that exceeds 1.5
miles and will serve three existing subdivisions and future development of the 100-acre
public school campus. Second is the future school campus itself. With 100-acres, the
Poudre School District is planning this site for a future high school and depending on
demographic trends, either an elementary school or a middle school. The campus
would include support buildings, distributed parking lots and athletic fields.
The P.D.P. provides for a landscaped buffer yard located within the publicly dedicated,
20-foot wide, off -site drainage easement along the rear yards of all the lots that back
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• The park will remain highly visible and formed by three public streets so that
rear yards only form one side of the park.
• The park will continue to be safely and easily accessible by pedestrians and
open to the public.
• The park will feature a multiple -use turf area, walking path and pavilion.
• The park will be owned and maintained by the relevant property owners
association.
3. Compliance with Applicable General Development Standards:
A. Section 3.2.1- Landscaping
Street trees are provided at approximately 40-foot intervals on both sides of all five new
public streets, on the east side of existing Little John Lane, and the north side of existing
Mountain Vista Drive.
B. Section 3.2.2(B) — Access, Circulation and Parking — General Standard
The Third Filing is well-connected to the First Filing by the extension of four east -west
public streets. The private park is centrally located and accessible by three streets. A
six-foot wide concrete walkway connects the southeast corner of the project to Mountain
Vista Drive. Chesapeake Drive would be dedicated as a local street to the east property
line for a future connection to a north -south street that is designated on the Master.
Street Plan as a collector street. This future collector street will likely be constructed in
conjunction with development of the 100-acre Poudre School District campus and will
be an extension of Bar Harbor Drive. Connections to the north, for all modes, have
been discouraged by the Poudre School District that indicates such a connection may
disrupt and divide a school from an athletic field. Since this campus may include a
variety of schools and athletic facilities, it is important to maintain large contiguous
space. The District has indicated the desire for a large campus that is served by public
streets on the perimeter, but streets that traverse or bisect the campus would
unnecessarily inhibit a campus -like development and are discouraged.
C. Section 3.2.2(6) — Direct On -site Access to Pedestrian and Bicycle Destinations
The logical destination is the private park that, although is legally off -site, is practically
located within the Third Filing. As mentioned, this park is accessible by three public
streets and public sidewalks.
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On April 7, 2005, the Administrative Hearing Officer approved, with one condition,
Storybook Second Filing which consisted of 76 dwelling units divided between 60 single
family detached dwellings and 16 two-family dwellings on 13.9 acres achieving a
density of 5.68 dwelling units per acre. The condition related to providing sufficient
variety in housing models to avoid excessive repetition. (Since then, Filing Three has
been taken over by a different developer who has provided sufficiently different housing
models than the First Filing.)
The Second Filing expired under the provisions of Section 2.2.11(D)(3) and (4).
The Third Filing represents a re -submittal of the original Second Filing but because the
Third Filing no longer contains two-family dwellings, it has been assigned a new
numeric designation.
2. Compliance with Applicable L-M-N Standards:
A. Section 4.5(B)(2) — Permitted Uses
Single family detached dwellings are a permitted use in the L-M-N zone district, subject
to Administrative Review.
B. Section 4.5(D)(1) - Density
This standard requires that residential density on parcels less than 20 acres, there be
no less than 3.00 dwelling units per gross acre and no greater than 9.00 per net acre.
The P.D.P. provides 76 dwelling units on 13.9 acres for a density of 5.68 dwelling units
per gross acre.
C. Section 4.5(D)(6)(a — e) — Small Neighborhood Park
This standard requires that a small neighborhood park, either public or private, at least
one acre in size, be provided for residential development or ten acres or more. And,
such parks must be within one-third of a mile of 90% of the dwellings.
There is an existing, private neighborhood park that has been partially developed as
part of Storybook First Filing. This park is slightly larger than one acre and located on
the east side of Little John Lane between Sherwood Forest Court and Chesapeake
Drive. All lots are within one-third of mile of this park.
A Letter of Intent has been provided by the First Filing Homeowner's Association stating
that formal permission will be forthcoming to allow the applicant /developer of the Third
Filing to complete the improvements of this park. Combined with the existing park, the
proposed improvements will allow the park to comply with the following requirements:
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Standard have been requested that relate to not extending Deep Woods Lane to the
north and south property lines and dedicating, but not constructing, Chesapeake Drive
to the east property line. A condition of approval is recommended to ensure that the
Final Plan includes detailed specifications for the buffer yard along Lots 63 — 76.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: L-M-N; Vacant (Future Public School Campus)
S: L-M-N; Vacant
E: L-M-N; Vacant (Future Public School Campus)
W: L-M-N; Storybook First Filing
The property was annexed as part of the Country Club East Annexation in August of
1983, and part of the East Vine Drive 7th Annexation also in August of 1983.
On August 11, 1999, the Director of Planning approved the Storybook P.D.P., First
Filing, which consisted of 66 dwelling units divided between four single family detached
dwellings and 62 two-family dwellings on 16.6 acres achieving a density of 3.98 dwelling
units per acre.
On January 14, 2605, the Administrative Hearing Officer approved, with one condition, a
request for Modifications of Standard to Sections 3.6.3(D) and 3.6.3(F) of the Land Use
Code as stand-alone Modifications in conjunction with Storybook P.D.P., Second Filing.
• Section 3.6.3(D) — Spacing of Limited Movement Collector or Local Street
Intersections with Arterial Streets.
• Section 3.6.3(F) — Utilization and Provision of Sub -Arterial Street Connections
to and from Adjacent Developments and Developable Parcels.
These Modifications were granted primarily due to practical difficulties in extending local
streets through the stormwater detention pond to the south and to the north and east
into the 100-acre parcel owned by the Poudre School District as the location for future
schools. The condition of approval related to restricting side yard fencing between Lots
62 and 63 in anticipation of a walkway connecting into the District campus. (Since then,
the District has informed the -applicant that such a connection is not desired and would
not be extended should it be provided.)
�„F�ort Collins
ITEM NO
MEETING DATE November 13, 2013
PROJECT: Storybook Third Filing P.D.P., #PDP130021
APPLICANT: Loveland Midtown Development, Inc.
c/o Michael McBride
BHA Design
1603 Oakridge Drive
Fort Collins, CO 80525
OWNER: Loveland Midtown Development, Inc.
1043 Eagle Drive
Loveland, CO 80537
PROJECT DESCRIPTION:
STAFF Ted Shepard
HEARING OFFICER
This is a request to subdivide 13.92 acres into 76 lots for single family detached homes.
The site is located at the northeast corner of Mountain Vista Drive and Little John Lane.
This development is a continuation of Storybook First Filing located on the west side of
Little John Lane. The parcel is zoned L-M-N, Low Density Mixed -Use Neighborhood.
The P.D.P. includes a request for two Modifications of Standard both associated with
the local street network in relation to Section 3.6.3 — Street Pattern and Connectivity.
RECOMMENDATION: Approval of the two Modifications and approval of the P.D.P.,
subject to one condition regarding the Final Plan including detailed specifications for the
buffer yard along the east property line.
EXECUTIVE SUMMARY:
The P.D.P. and the two Modifications of Standard represent a re -submittal of an expired
plan. The only difference is that the current P.D.P. is exclusively single family detached
whereas the previous plan included two-family dwellings. The P.D.P. complies with the
applicable standards of the L-M-N zone district. The P.D.P. also complies with the
applicable General Development Standards with two exceptions. Two Modifications of
Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580
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