HomeMy WebLinkAboutTHE ORCHARD AT CLARENDON HILLS SUBDIVISION - PRELIMINARY - 47-89B - - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 5
MEETING DATE 12-18-89
STAFF Sheri r Al rtann 1 ark
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: The Orchard at Clarendon Hills - Preliminary Subdivision -
#47-89B
APPLICANT: Nordic Construction
309 W. Harmony
Fort Collins, CO 80526
OWNER: Nordic Construction
c/o Cityscape
3030 S. College, #200
Fort Collins, CO 80525
PROJECT DESCRIPTION:
A request for preliminary subdivision approval for 27 single family lots on
12.5 acres, located 3/4 mile south of Harmony Road, east of Shields. The site
is zoned R-L-P, Low Density Planned Residential.
RECOMMENDATION: Approval with conditions.
EXECUTIVE SUMMARY:
The applicant proposes 27 single family lots on this 12.5 acre site. The
preliminary plan conforms with the R-L-P Zoning District requirements and the
Subdivision Regulations. Conditions regarding fire access, street variances and
landscape plans are being recommended.
DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Boa 580 Fort Collins. CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
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The Orchard at Clarendon Hills, Preliminary Subdivision - #47-8913
P & Z Meeting - December 18, 1989
Page 2
COMMENTS
1. Backaround:
The surrounding zoning and land uses are as follows:
N: R-L-P; existing single family homes (Clarendon Hills 1st Filing)
S: FA-1; existing large -lot single family homes (Applewood Estates,
in unincorporated Larimer County)
E: FA-1; existing large -lot single family homes (in unincorporated Larimer
County)
W: R-L-P; existing single family homes (Clarendon Hills 2nd Filing)
This site was annexed in 1989 as Orchard First and Second Annexations and
was zoned R-L-P, Low Density Planned Residential. There is no PUD condi-
tion on the zoning of this site. The site is undeveloped and as the name
implies, was previously an orchard.
2. Land Use:
This request is for preliminary approval of a subdivision plat. All lots exceed
the 6,000 square foot minimum and the area requirements as required by the
Zoning Code. Lot sizes range from 10,250 to 24,200 square feet.
3. Desi n:
The proposed lots access from internal subdivision streets via Ashford
Lane, with the exception of Lot 27, which accesses directly via Ashford
Lane. This access has been provided by the applicant's acquisition of a
small piece of land from the owner of Lot 24, Clarendon Hills First Filing.
The applicant is requesting a variance to allow a 28' wide local street (rather
than the standard 36' wide street), with sidewalks on one side and to reduce
curve radii on this street. Adequate information to evaluate this request has
yet to be submitted. Therefore, staff cannot respond to this variance request
at this time and is recommending a condition that street standards be met or
variances be obtained for non-standard street design.
A standard requirement placed on all developments is that structures not be
located more than 660' from a single point of access. In this case, Lots
12 through 17 are located more than 660' from the single point of access at
Ashford Lane. The use of automatic fire extinguishing systems is necessary
when this requirement cannot be met. The applicant has proposed an
emergency second point of access at Paradise Lane, which dead -ends at the
south property line. This is also the current access used by property
owners to the south to access an irrigation lateral through the Orchard
property. The Poudre Fire Authority is reviewing this proposed emergency
access; therefore, staff is recommending a condition that a second point of
access acceptable to the Poudre Valley Fire Authority be obtained, or Lots 12
through 17 must be provided with automatic fire extinguishing systems.
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The Orchard at Clarendon Hills, Preliminary Subdivision - #47-89B
P & Z Meeting - December 18, 1989
Page 3
The applicant is providing a right-of-way dedication on the southeast
corner of Lot 20, to provide for a future potential continuation of Apple
Drive. An extension of Apple Drive would provide access to the property to
the east.
An entry concept for the development's entry at Ashford Lane has been
provided by the applicant. The applicant has also indicated an intent to
provide landscape guidelines and landscape plans emphasizing the use of
fruit trees to complement the orchard environment. Staff is recommending a
condition that final landscape plans be submitted addressing landscaping
and fencing.
4. Neighborhood Compatibility:
No neighborhood meeting was held on this project, since the proposed single
family lots are consistent with the surrounding development in Clarendon
Hills Subdivision and is a permitted use in the R-L-P Zoning District.
RECOMMENDATION
This proposal is in compliance with the Subdivision Regulations and the
R-L-P Zoning District requirements. Therefore, staff recommends approval of
The Orchard at Clarendon Hills, Preliminary Subdivision - #47-89B, with the
following conditions:
1. A second point of access acceptable to the Poudre Valley Fire Authority be
obtained or Lots 12 through 17 must be provided with automatic fire
extinguishing systems.
2. Street standards be met or variances be obtained for non-standard street
design.
3. Final landscape plans be submitted addressing landscaping and fencing.
THE ORCHARD
ITEM at CLARENDON HILLS
SUBDIVISION
NUMBER 47-896
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HILLS F!,RST FUND,
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VICINITY MAP (NITS)
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AUTOCAD ALE NAlIE_A_\,fiDDI1\fiAA3S2
PROJECT NO. 6443
DATE 01 PREPARATIOW—M-20--l&
APPLEWOOD _
RZSIONS:
ESTATES
SHEET NO. I OF 3
DATE 10-25-89 THE ORCHARD AT CLARENDON HILLS P-69-1502 ell
POPULATION PROJECTIONS
PROPOSAL: ORCHARD AT CLARENDON HILLS SUBDIVISION
DESCRIPTION: 27 single family units on 5.95 acres
DENSITY: 4.54 DU/acre
General Population
27 (units) x 3.5 (persons/unit) = 94.5
School Age Population
Elementary - 27 (units) x .450(pupils/units) = 12.15
Junior High - 27 (units) x .210(Pupils/unit) = 5.67
Senior High - 27 (units) x .185(pupils/unit) = 5.00
Affected Schools Design Enrollment
Capacity
Werner Elementary 546 616
Blevins Junior High 900 908
Rocky Mountain Senior High 1250 1150