HomeMy WebLinkAboutSPRING CREEK RANCH - PDP, 6/16/05 ADMIN. HEARING - 14-05 - REPORTS - RECOMMENDATION/REPORTSpring Creek Ranch, P.D.P., #14-05
June 16, 2005 Administrative Hearing
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Section 3.4.1(E)(a — i) with particular attention paid to
minimizing the changes in grade, adding a generous amount
of native plant material, reducing private security lighting,
mitigate building mass and prohibiting fencing in the buffer
zone.
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(2.) 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.
E. A neighborhood information meeting was held on March 30, 2005. In
addition, there have been subsequent discussions among the applicant,
Staff and the abutting property owner to the east. The primary issue is the
width of the building setback along the east property line. A strict
interpretation of the applicable General Development Standards indicates
that the P.D.P. conforms to the metric requirements for the Major Walkway
Spine and the Building Side Setback. A broader reading of the General
Development standards relating to Privacy and Land Use Transition,
however, indicates that these standards should be interpreted to be
applied to the "maximum extent feasible."
F. Section 3.5.2(C)(1)(b) — Orientation to a Connecting Walkway - requires a
Major Walkway Spine for access to the public street sidewalk. Such
access is required to be within an outdoor space no less than 35 feet in its
smallest dimension. This standard shall be enforced only "to the extent
reasonably feasible."
RECOMMENDATION:
A. Staff recommends approval of the Modification of Standard to Section
3.5.2(C)(1) for Lots 53 — 56 and Lot 61.
B. Staff recommends that the Hearing Officer consider the testimony of the
applicant and the abutting property owner to the east. Staff further
recommends that the General Development criteria relating to Privacy and
Land Use Transition be interpreted and applied "to the maximum extent
feasible." (While this may diminish the width of the Major Walkway Spine
along the west property line, such a connecting walkway is required to be
enforced only "to the extent reasonably feasible.")
C. Finally, Staff recommends approval of Creek Ranch P.D.P., 14-05, subject
to the following condition:
1. At the time of submittal for Final Plan, the Plan shall
demonstrate compliance with the performance standards of
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Staff also remains concerned about Land Use Transition and its
requirement to achieve compatibility to the maximum extent feasible. The
standard reads as follows:
"(H) Land Use Transition. When land uses with significantly different visual
character are proposed adjacent to 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 compliance with the standards set forth in this
Division regarding scale, form, materials and colors and adoption of
operational standards including limits on hours of operation, lighting,
placement of noise -generating activities and similar restrictions."
This standard clearly places a burden on the developer to seek
opportunities to maximize compatibility.
Staff contends that if privacy and compatibility can be maximized by a
slight reduction in the width of the Major Walkway Spine, then such
remedy may be appropriate in this case. A reduction ranging from five to
ten feet may be sufficient.
5. Findinos of Fact
In evaluating the request for Spring Creek Ranch P.D.P., Staff makes the
following findings of fact:
A. The P.D.P. is in compliance with the land use and development standards
of the M-M-N, Medium Density Mixed -Use Neighborhood, zone district.
B. The P.D.P. is in compliance with the applicable General Development
Standards of Article Three with one exception.
C. A Modification of Standard is required for Section 3.5.2(C)(1) to allow Lots
53 — 56 and Lots 61 to be located further than 200 feet from the public
street sidewalks along Trailway Drive and Creekview Drive.
D. This Modification complies with the criteria of Section 2.8.2(H) in that
(1.) The granting of the Modification would not be detrimental to the
public good.
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been considerable contact among the homeowners; the applicant's
consulting team, and the Planning Department.
The primary result of these discussions is the placement of the stormwater
detention pond, and the corresponding decision to mitigate the
encroachment into the Spring Creek buffer by the requirements of the
performance standards. While this is a significant point of agreement,
there remains one more issue as yet unresolved.
The homeowners would like the entire project shifted to the west. Along
the west property line, there is 35 feet of setback from the property line.
The connecting walkway in this setback is considered a "major walkway
spine." By placing a major walkway spine along the west property line, the
garage doors along Trailway Drive do not have be recessed in accordance
with Section 3.5.2(E)(1 — 3). By way of contrast, the setback along the
east property line ranges from 13 to 20 feet.
At the heart of this neighborhood compatibility issue are the standards
related to:
• Privacy Considerations (Section 3.5.1(D);
• Land Use Transition (Section 3.5.1(H);
• Relationship of Dwellings to Streets and Parking (Section
3.5.2(C)(b); and
• Residential Building Setbacks, Lot Width and Size (Section
3.5.2(D)(3).
While a strict technical reading of the P.D.P., indicates that the applicant
has complied with these standards, Staff remains concerned about the
Privacy Considerations standard and its emphasis on maximizing the
opportunity for privacy. The standard reads as follows:
"(D) Privacy Considerations. Elements of the development plan shall be arranged
to maximize the opportunity for privacy by the residents of the project and
minimize infringement on the privacy of adjoining land uses.
Additionally, the development plan shall create opportunities for
interactions among neighbors without sacrificing privacy or security. (See
Figure 8.)"
This standard clearly places a burden on the developer to seek
opportunities to maximize privacy.
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increased from 81 to 88.) The primary issues related to the number of parking
spaces, additional traffic on Taft Hill Road, the timing of signalizing the Taft/Hull
intersection, and the relationship the residential property to the east.
A. Number of Spaces
The concern was that there are not enough parking spaces to serve the
residents, especially if the units convert to rental properties. In response,
the applicant has indicated that the number of parking spaces provided
exceeds the required minimum.
B. Additional Traffic on South Taft Hill Road
The concern about increased traffic has been addressed in the
Transportation Impact Study (T.I.S.). South Taft Hill Road was recently
upgraded by a significant capital improvement project that widened the
roadway to four lanes and installed a center median, protected left turn
lanes, right turn lanes, on -street bicycle lanes and new sidewalks. The
expanded intersection of South Taft Hill Road and West Drake Road has
the capacity to handle the additional traffic of the P.D.P. without falling
below Level of Service D during the peak time. For example, this
intersection now features double left turn lanes and separate right turn
lanes which significantly reduces congestion.
C. Signalization of Taft Hill Road and Hull Street
The T.I.S. indicates that a traffic signal is not warranted at this intersection
as a result of this P.D.P. It is likely that signalization will be needed upon
the extension of West Swallow Road/Hull Street as a collector street.
D. Relationship to the Residential Property to the East
The property to the east contains two large horse pastures protected by
an existing vinyl -clad three -rail fence. According to the property owner, in
order to keep dogs out of the pasture, a wire mesh will have to be added
to the fence. Such mesh should be heavy -gauge just like that used on the
Spring Creek Trail.
E. Relationship to the Residential Property to the East
As mentioned, there is a single family residence to the east characterized
by two large irrigated horse pastures, corrals, large barn and small
cottage. The property gains access from the north via Drake Road. The
property can be considered an estate and is well -maintained. There has
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B. Staff Analysis
The internal network of walkways is generous. Walkways link all buildings
to the central green, the perimeter loop, Hull Street and Spring Creek
Trail. The fire lane provides bike and pedestrian access to the east.
Although the standard is clear that the relationship of dwellings to streets
pertains to primary entrances, all five units have secondary entrances at
the rear which lead directly to the public sidewalk system at distances that
range from 100 to 160 feet.
Since only five out of 88 dwelling units fail to comply, and are out of
compliance by very slight distances, Staff finds that the degree of variation
is nominal and inconsequential given the context of the entire 10.33 acre
site.
C. Modification Review Criteria
The Decision Maker may grant a Modification:
• as long it would not be detrimental to the public good, and
• 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.
D. Staff Findings
Since only five out of 88 dwelling units fail to comply, and are out of
compliance by very slight distances, Staff finds that the degree of variation
is nominal and inconsequential given the context of the entire 10.33 acre
site. The extra distance is outweighed by advantage of these units being
able to front onto the central green, a desirable and unique building
placement.
5. Neighborhood Compatibility:
A neighborhood information meeting was held on March 30, 2005. A summary of
the meeting is attached. (Since the neighborhood meeting, the homestead has
been purchased and incorporated into the site. The number of dwelling units has
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motor vehicle, bicycle and pedestrian. Currently, and in the short range
future, (2007) all intersections will operate acceptably. It is not a
requirement of this P.D.P. to extend West Swallow Road.
A traffic signal at the intersection of South Taft Hill Road and Hull Street is
not warranted at this time. The P.D.P. can be safely served by a single
point of access out to South Taft Hill Road.
N. Section 3.6.6 — Emergency Access
A second point of emergency access will be provided east via Hull Street
into the Cedar Ridge subdivision. This access will be controlled by a gate
and not accessible to the general public. Even though it is gated, it will act
as a point of access for bicyclists and pedestrians. The fire access road
will comply with the construction standards of the Poudre Fire Authority.
4. Modification for Five Units — 200 feet From Public Walk:
A. Description of the Modification
Lots 53 — 56 and Lot 61 are slightly beyond the maximum of 200 feet from
a public sidewalk. These units are interior to the buildings and thus further
away from public sidewalks. Section 3.5.2(C)(1) reads as follows:
"(C) Relationship of Dwellings to Streets and Parking.
(1) Orientation to a Connecting Walkway. Every front facade with a primary
entrance to a dwelling unit shall face the adjacent street to the
extent reasonably feasible. Every front facade with a primary
entrance to a dwelling unit shall face a connecting walkway with
no primary entrance more than two hundred (200) feet from a
street sidewalk. The following exceptions to this standard are
permitted:"
There are no exceptions that are applicable. The lots are out of
compliance by a range of 5 to 35 feet.
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the P.D.P. is not required to make this Swallow connection. Rather, the
P.D.P. is dedicating collector right-of-way and designing the curvature of
Hull Street to accommodate the future extension of West Swallow Road.
J. Section 3.6.2(C) — Streets, Streetscapes, Alleys and Easements
The P.D.P. provides a public street (Creekview) stub to both the east and
west property lines in anticipation of future access needs. While these
abutting properties contain existing dwelling units, such street stubs would
provide efficient access in the event of any potential re -development.
These are local streets and would be built only in conjunction with new
development on the abutting parcels.
K. Section 3.6.2(L) ' Private Drives
The P.D.P. complies with the standard that private drives shall be limited
in their function to provide access to property within the development.
L. Section 3.6.3 — Street Pattern and Connectivity Standards
There are two new public streets associated with the P.D.P. These
streets are classified as local streets requiring 51 feet of total right-of-way
with 30 feet of pavement from flowline to flowline. These streets connect
to Hull Street and will provide multiple direct connections to and between
local destinations. With the stubs to east and west and accounting for the
Swallow Road extension, the street pattern will contribute to the overall
system of the neighborhood.
Hull Street is being designed as a collector street with 76 feet of right-of-
way in anticipation of continuing the Swallow Road collector cross-section
It will be constructed, however, as a local street as an interim
improvement until such time as Swallow Road is extended by subsequent
development.
M. Section 3.6.4(C) — Transportation Impact Study
The Transportation Impact Study has been reviewed and evaluated by the
Traffic Operations and Transportation Planning Departments. Primary
access is provided via Hull Street.
The P.D.P. adequately provides vehicular, pedestrian and bicycle facilities
necessary to maintain the adopted transportation Level of Service
standards contained in Part 11 of the City of Fort Collins Multi -modal
Transportation Level of Service Manual for the following modes of travel:
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side setbacks. The buildings along these property lines exceed the
minimum required setback of five feet.
(4.) Garage Doors
Five duplexes face Trailway Drive and five face Creekview Drive.
Since these 20 dwelling units face public streets, the garages are
required to be recessed from the front building line or face a Major
Walkway Spine. These dwelling units all have entrances facing
major walkway spine which is defined as:
"Major walkway spine shall mean a tree -lined connecting walkway that is
at least five (5) feet wide, with landscaping along both sides, located in an
outdoor space that is at least thirty-five (35) feet in its smallest dimension,
with all parts of such outdoor space directly visible from a public street."
Section 3.5.2(E)(4) grants relief from the garage setback standard as
long as the entrance faces a Major Walkway Spine. This spine is
provided on both the west side of Lots 69 — 78 and the north side of
Lots 79 — 88. The rear architectural elevation of these units includes
doors, patios and windows. In addition, trees are planted along the
walkway. Finally, the protruding garages are somewhat mitigated by
a low fence that is setback only nine feet from back of sidewalk.
A Major Walkway Spine is one of the methods by which to comply
with Section 3.5.2(C)(1) — Relationship of Dwellings to Streets and
Parking — Orientation to a Connecting Walkway.
This standard requires primary entrances to be within 200 feet or
350 feet if connected by a Major Walkway Spine. The standard is
to be enforced "to the extent reasonably feasible."
As mentioned, strict enforcement of this standard may conflict with
Section 3.5.1(H) — Land Use Transition. This conflict is discussed
in the Neighborhood Compatibility section of this memo.
Section 3.6.1(8) — Compliance with Master Street Plan
The Master Street Plan shows that West Swallow Road shall be extended,
as a collector street, west to intersect with South Taft Hill Road at some
point in the future within the Hull Street alignment. West Swallow Road
presently terminates 350 feet east and 350 feet south of the P.D.P. Due
to the unknown nature of future development of the intervening property,
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G. Section 3.5.1(H) — Land Use Transition
By strategically locating the stormwater detention pond in the northeast
corner, the P.D.P. preserves the existing view to the northwest for the
abutting property owner to the east. Staff remains concerned, however,
about the proximity of the two closest buildings to the east property line.
These two buildings range between 18 and 26 feet from the property line.
The key issue is that achieving greater separation of these buildings from
the east property line conflicts with the requirement for a Major Walkway
Spine along the west property line.
The Land Use Code clearly requires that this particular standard be
complied with "to the maximum extent feasible." This term is defined as:
"Maximum extent feasible shall mean that no feasible and prudent
alternative exists, and all possible efforts to comply with the regulation or
minimize potential harm or adverse impacts have been undertaken."
A full discussion of this issue is reserved for the Neighborhood
Compatibility section of this memo.
H. Section 3.5.2(C) — Residential Building Standards - Relationship of
Dwellings to Streets and Parking
(1.) Orientation to Connecting Walkway
All but five units have primary entrances that are within 200 feet of
a public street sidewalk. The units that are out of compliance vary
only slightly from the standard. A Modification of Standard for
these five units is described in the next section of this memo.
(2.) Street -Facing Facades
The side ends of the multi -family buildings that face a public street
feature a building entrance. There are no blank walls facing the
public streets.
(3.) Residential Building Setbacks
All buildings that front on a public street are set back from the right-
of-way by the minimum required distance of 15 feet. All garages
that front on a public street are setback by the minimum required
distance of 20 feet. The east and west property lines represent the
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pond, and not four dwelling units, has been placed immediately
next to this house.
(2.) Building Size, Height, Bulk, Mass, Scale
Lots 27 and 28 are the closest dwelling units to the existing home
to the east. They are the northerly most units of an eight-plex and
located 32 feet from the home at its closest point. (By way of
comparison, Lot 29 is 50 feet away.) The fronts of these units will
face east as the garage and alley are on the west.
The applicant has provided architectural character elevations for
both the duplex and multi -family units. While the mass of an eight-
plex exceeds that of the abutting residence, the mass is articulated
with a series of recesses and projections and varying rooflines.
Horizontally, across the front of the building, there are differentiated
entrances and patios defined by a low picket fence. Vertically,
variety is accomplished by use of artificial stone veneer, both
horizontal and vertical siding, and a repeating pattern of gable
roofs. The multi -family buildings are interesting and not repetitious.
(3.) Privacy
As mentioned, the eight-plex containing Lots 27 — 34 places the
quiet side toward the east. The daily traffic associated with cars
and garages are located on the west along the private access drive
(alley). With the horizontal separation (32 feet at the closest point),
the second floors of the multi -family units do not loom over the
existing residence any more so than would a single family detached
home. The top of the second floor is 17 feet from the top of the
foundation. The main roof is 25 feet above the foundation. These
heights are typical for residential construction.
There remains a concern, however, regarding the relationship of
this standard to the standard addressing Land Use Transition which
is discussed below.
(4.) Building Materials
Building materials include a high -profile asphalt -fiberglass shingles,
hardi-board siding and stone veneer. An accent feature includes a
projecting standing seam metal roof between the first and second
floors. These materials provide sufficient detail to ensure that the
multi -family buildings look residential in character.
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stormwater detention versus buildings, the view from the residence to the
northwest is preserved.
In order to mitigate this encroachment, the applicant has committed to
satisfying the performance standards outlined in Section 3.4.1(E) (a — i).
This will be primarily accomplished by providing additional native plant
material in the buffer zone. Further, the applicant shall reduce the impact
on the ecological character by minimizing changes in grade, reducing
lighting levels and by prohibiting fencing.
The attributes required by the performance standards of Section 3.4.1(E)
have not been finalized on the P.D.P. While the applicant has created the
expectation of compliance with Plant Notes 14 and 15 (sheet 2 of 4), and
has verbally committed to performing in the manner required, Staff offers
the following condition of approval so that the requirements of the Final
Plan are clear to all the parties at the time of submittal.
At the time of submittal for Final Plan, the Plan shall
demonstrate compliance with the performance standards of
Section 3.4.1(E)(a — i) with particular attention paid to
minimizing the changes in grade, adding a generous amount
of native plant material, reducing private security lighting,
mitigate building mass and prohibiting fencing in the buffer
zone.
F. Section 3.5. 1 (B)(C)(E)(F) — Building Project and Compatibility
(1.) Physical Characteristics - Building Placement
This standard is designed to ensure compatibility of new buildings
with the surrounding context. In this case, the context is not well-
defined. Existing residential structures are spread out and
constructed during different eras. The surrounding area is not a
platted subdivision developed as a unified project. Nor is the area
characterized by agriculture. Rather, the neighborhood has
evolved over time in a more organic fashion in a semi -rural, large -
lot residential setting.
The primary issue of project compatibility is manifested along the
east property line where an existing home is located 21 feet off the
property line at the closest point. This residence faces northwest.
As mentioned in the previous section, and in order to preserve the
view for this single family residence, the stormwater detention
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C. Section 3.2.2(K)(1)(a,b) — Parking — Minimum Number of Spaces
There are 36 three bedroom units and 52 two bedroom units which require
2.00 and 1.75 spaces per unit respectively for a total requirement of 163
spaces. The project provides 124 spaces associated with the individual
units (garages and driveways are not double counted). In addition, there
are 38 common spaces dispersed throughout the site for a total of 162
spaces. In the case of multi -family projects with internal streets, on -street
parking may be counted towards meeting minimum requirements. The
P.D.P. provides 49 on -street spaces which brings the total up to 211 which
exceeds the required minimum.
D. Section 3.2.4 — Site Lighting
The public streets will be illuminated according to the street lighting
standards of the City of Fort Collins Light and Power Utility. The private
access easements, common parking areas and central green will feature
down -directional and sharp cut-off fixtures. There are no foot-candles that
exceed the maximum allowable.
E. Section 3.4.1(E) — Establishment of Buffer Zones
This standard requires that new development buffer Spring Creek by
either a quantitative distance of 100 feet or by qualitative protection that
may be less than 100 feet in some areas but with mitigation provided in
the form additional native plant material. The P.D.P. provides for the 100
feet in all but the rear portion of Lots 79 — 82 located in the northwest
corner of the project which slightly encroach into the buffer. At the most
extreme point, the encroachment is 30 feet on Lot 81.
The reason these four lots encroach into the buffer is that the northeast
corner of the site, a likely alternative location for these four units, is the
natural low spot and the ideal location for the stormwater detention pond.
Although a stormwater detention pond is an allowable use in the buffer
zone, if it were shifted to the northwest corner, then the pond would have
to be engineered with retaining walls. The use of retaining walls cut into
the slope would be considered an aesthetic intrusion into the buffer and
defeat the purpose of protecting the visual integrity of Spring Creek.
Another key reason for placement of four units in the northwest corner is
that it provides an open view corridor for the neighboring property owner
to the east. A single family residence to the east is located 21 feet off the
shared property line. With the northeast corner of the P.D.P. devoted to
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The project is required to provide a park within 1,320 feet (one -quarter
mile) of 90% of the dwelling units. The park can be public or private and
within or adjacent to the project. If the park is private, it must be no less
than 10,000 square feet.
The P.D.P. satisfies this requirement by providing a "central green" or
"commons" within the project. This area is 11,550 square feet and framed
by the fronts of four buildings. A sidewalk borders the area on all four
sides. Since 15 dwelling units front on this central green, the park is
highly visible and accessible.
D. Land Use Standards — Block Requirements
Projects in the M-M-N zone district are required to develop in a block
pattern surrounded by streets (public or private). The decision maker,
however, may determine that compliance is infeasible due to a natural
feature such as Spring Creek. Since Spring Creek forms the northern
boundary, it is impossible to surround the site with public streets to create
a block. The P.D.P. is served by three public streets and three private
access easements in a rectilinear pattern thus creating an internal block.
Although a block in the context of a the city's overall street system as a
whole is not created, the presence of Spring Creek renders such a block
infeasible.
3. Compliance with Article Three General Development Standards:
A. Section 3.2.1(C)(D) — Landscaping and Tree Protection
The P.D.P. provides street trees along all three public streets. The central
green is landscaped along the entire perimeter with shade trees as well.
Existing trees on the site have been evaluated by the City Forester and
found to be not significant with one exception. One large tree adjacent to
the Spring Creek Trail will be preserved. The tree mitigation schedule has
been approved by the City Forester.
B. Section 3.2.2(B) — Access Circulation and Parking
The street network is a combination of three public streets and three
private access easements which serve as private alleys. Detached
sidewalks are provided along all public streets. A sidewalk
circumnavigates the entire perimeter creating a loop. A connection north
to the Spring Creek Trail is provided as well.
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be enforce "to the extent reasonably feasible." One condition of approval is
recommended in order to ensure compliance with Establishment of Buffer Zones
at the time of Final Plan.
COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
N: M-M-N; Spring Creek Trail and Spring Creek
N: M-M-N; Existing large lot residential property (unplatted)
S: L-M-N; Existing large lot residential property (unplatted)
E: L-M-N; Existing large lot residential property with horse pasture and barn
W: M-M-N; Existing large lot residential property (unplatted)
The property was annexed in 1985 and zoned R-P, Planned Residential. In
March of 1997, the parcel was placed into the L-M-N zone to implement City
Plan. In October of 2002, the parcel was rezoned to M-M-N as part of the "Taft
Hill/Hull Rezoning" request.
2. Compliance with the M-M-N District Standards:
A. Land Use
The project is a mix of two-family, and multi -family dwelling units. Both
types of dwelling units are permitted in the M-M-N zone district, subject to
administrative review.
B. Land Use Standards - Density
The project is less than 20 acres in size and located in the "Infill Area"
and, therefore, required to have a minimum of seven dwelling units per net
acre. The P.D.P. is 10.22 net acres and includes 88 dwelling units for a
density of 8.6 dwelling units per net acre thus complying with the standard.
C. Land Use Standards — Access to Park, Central Feature or
Gathering Place
ITEM NO.
MEETING DATE 6 -
STAFF 7"- S)1EJ0A AD
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Spring Creek Ranch, P.D.P., #14-05
APPLICANT: Far Hills Development
c/o V-F Ripley Associates
401 West Mountain Avenue, Suite 201
Fort Collins, CO 80521
OWNER: Mr. Michael Mintz
855 Charolars Circle
Edwards, CO 81632
PROJECT DESCRIPTION:
This is a request for a residential project on 10.33 acres. The project consists of
88 dwelling units divided among 20 buildings. The units are divided among the
20 buildings in the following manner: 10 duplex buildings for 20 units; one four-
plex for four units; one five-plex for five units; three six-plexes for 18 units; four
eight-plexes for 32 units; and one nine-plex for nine units.
The site is located on the north side of Hull Street, south of Spring Creek,
approximately 300 feet east of Taft Hill Road. The site is zoned M-M-N, Medium
Density Mixed -Use Neighborhood.
RECOMMENDATION: Approval with Condition
EXECUTIVE SUMMARY:
The P.D.P. complies with the land use and development standards of the M-M-N
zone. The P.D.P. complies with the applicable General Development Standards
with one exception. Staff recommends approval of a Modification to allow five
units to slightly exceed the maximum distance of 200 feet from primary entrance
to public street sidewalk. Staff recommends that the standards addressing
Privacy and Land Use Transition be enforced "to the maximum extent feasible"
and that standards addressing Major Walkway Spine and Building Side Setback
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT