Loading...
HomeMy WebLinkAboutSPRING CREEK RANCH - PDP, 8/03/05 ADMIN. HEARING - 14-05 - REPORTS - RECOMMENDATION/REPORT5. Findinos of Fact: In evaluating compliance with the Second Condition of Approval for Spring Creek Ranch Project Development Plan, Staff makes the following findings of fact: A. The setback along the east property line has been increased from 20 feet to 38.34 feet. B. The number of dwelling units along the east property line has been reduced from 16 dwelling units (in two eight-plexes) to 10 dwelling units (in five duplexes). C. The revised Landscape Plan indicates a mix of evergreen and deciduous trees along the east property line that enhances the buffering between the two properties. D. The change in grade with the retaining wall will partially obscure duplex units 69 — 74 thus contributing to the sense of privacy for the Heffington property. RECOMMENDATION: Staff recommends that based on the revised plans, the Spring Creek Ranch P.D.P, #14-05, Second Condition of Approval be considered satisfied. s • The increase in setback from 20 feet to 38.34 feet creates more open space between the duplexes and the Heffington property. • The increase in setback provides more opportunities for effective screening with greater variety of landscape materials, including evergreen trees. • The change in grade and use of a retaining wall will partially obscure duplex units 69 — 74 thus contributing to a sense of privacy for the Heffington property. 4. Citizen Participation: The applicant, consulting team and Staff met with the Heffingtons on July 26, 2005 to review the revised plans. At this meeting, the basic changes to the plan were discussed. In addition, other topics were discusses including reviewing the height of the duplexes, the exterior materials of the duplexes, the extent of landscaping along the east property line, the disposition of the irrigation lateral, wire mesh along the perimeter fence, the change in grading and the height, location and material of the retaining wall. The revised plans indicate the concerns have or will be met with subsequent Final Plans. In addition with meeting with the property owners to the east, the applicant, consulting team and Staff met with the property owner to the south, Mr. and Mrs. Lloyd and Jeannine Thomas also on July 26, 2005. The result of this meeting is that the applicant has committed to installing a new western three -rail stock fence, with gates, in the location preferred by the property owners. Further, this fence will also feature the wire mesh to protect horses from harassment from pets and children. Of particular concern to the Thomas's is the design of the driveway entrance to the property addressed as 1901 Hull Street. This property will take access off the 20-foot wide secondary emergency access drive. The concern is that drivers on Hull Street may not be able to distinguish between the public right-of-way and the emergency access drive requiring such drivers to turn around on private property. In response, the developer and consulting team have committed to designing a driveway entrance that will be sufficiently differentiated from the public right-of- way thus triggering drivers to stay on the public right-of-way by turning north on Trailway Drive (public street) versus continuing east on the emergency access drive. Creating this distinction can be accomplished by a variety of techniques. 4 2. Summary of the Revised Plans: The revised plans indicate the following: • The two eight-plexes (16 dwelling units) that were along the east property line have now been shifted to the west property line. • The five duplexes (10 dwelling units) that were along the west property line have now been shifted to the east property line. • The building setback along the east property line has been increased from 20 feet to 40 feet. • The revised plan now calls for new grading. A new retaining wall will be placed along the east property line. This wall will start out at approximately five feet in height at the southeast comer of the property. The wall will be reduced in height as it extends north directly parallel to the east property line. This will result in the Spring Creek Ranch grade to be lower than the Heffington's grade thus allowing three duplexes units, 69 — 74, to be partially obscured from the Heffington's property such that only portions of the upper story and roof will be exposed. • Due to the revised grading and new retaining wall, only two duplexes, units 75 — 78, will be in full view from the perspective of the Heffington's property. • The increased building setback along the east property line allows for more landscaping to be provided, including evergreen trees. 3. Evaluation of the Revised Plans: Staff has reviewed the revised plans for compliance with the Second Condition of Approval and offers the following: • The reduction in the number of units along the east property line from 16 to 10 decreases the intensity of development in comparison to the semi -rural residential character of the Heffington property. • The change in building type from two eight-plexes to five duplexes along the east property line provides a more sensitive transition with less building mass and bulk. 3 EXECUTIVE SUMMARY: The applicant has submitted revised plans that shift the duplexes to the east property line and increases the building setback from the east property line. This results in a reduction in the number of units along the east property line from 16 to ten. The increase in setback is from 20 feet to 38.34 feet. The applicant has met with the owners of the properties to the east and south to review the revised plans and to address a variety of other issues. COMMENTS: 1. Backaround: 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 properties (unplatted) with horse pastures E: L-M-N; Existing large lot residential property with horse pasture and bam 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. On June 16, 2005, an Administrative Hearing was conducted in consideration of the Spring Creek Ranch Project Development Plan. On June 27, 2005, the Hearing Officer approved the P.D.P. subject to the following two conditions: 1. The Final 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, constructing buildings with a mass that is consistent with that shown in the architectural renderings, and prohibiting fencing in the buffer zone. 2. The Applicant shall either: a. increase the setback from the east property line by seven (7) feet and add a landscape buffer incorporating dense stands of evergreen trees, canopy shade trees, ornamental trees or shrubs; or b, delete four (4) units from the number of units along the east side of the property. 2 ITEM NO. 1 ert.1,4" ' ` MEETING DATE AV b. Soi I STAFF %f0 SHEPARD Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Spring Creek Ranch, P.D.P., Review of the Second Condition of Approval, #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 Charolais Circle Edwards, CO 81632 PROJECT DESCRIPTION: This is a request to consider the second Condition of Approval of the P.D.P. This Condition was made a part of the original P.D.P. approval granted by the Hearing Officer on June 27, 2005. The Condition pertains to enhancing the compatibility along the east property line. In summary, 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; four six-plexes for 24 units; one seven-plex for seven units; three eight-plexes for 24 units and one nine-plex for nine units. This mix is a slight variation from the original P.D.P. The total number of units, 88, has not changed. 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 COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT