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(1.) The granting of the modification would not be detrimental to the
public good, and that
(2.) The plan as submitted will promote the general purpose of the
standard for which the modification is requested equally well or
better than would a plan which complies with the standard for which
a modification is requested.
G. The P.D.P. complies with the applicable General Development Standards
of Article Three.
H. A Condition of Approval is recommended to emphasize that compliance
with the requirements of the City Forester for tree mitigation must be part
of the submittal for Final Compliance.
RECOMMENDATION:
Staff recommends approval of:
A. Request of Modification of Standard to Section 4.2(D)(2)(a) to
reduce the minimum lot width from 100 feet to 50 feet but only for
Lots 2,3,4,5 and 6.
B. Request of Modification of Standard to Section 4.2(D)(2)(d) to
reduce the minimum side yard depth from 20 feet to 10 feet but
only for the south side of Lot 1 and the north side of Lot 2.
C. Sunrise Ridge, Second Filing, P.D.P., #13-05D, subject to the
following condition:
At the time of submittal for Final Compliance, the Landscape Plan
shall demonstrate compliance with the requirements of the City
Forester for tree mitigation as per Section 3.2.1(F) of the Land Use
Code.
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6. Neighborhood Compatibility:
A neighborhood meeting is not required for a P.D.P. subject to administrative
review. There remains neighborhood opposition, however, due to this parcel
abutting an existing rural residential property in unincorporated Larimer County.
The issue is the transition between the City's Urban Estate density and the
County's FA-1 density.
Staff has met with Mr. and Mrs. Ken and Ethel Ashley, the abutting property
owner with one house on five acres. The Ashley's are concerned about the
transition and have asked for mitigation. In response, the applicant has provided
additional trees along the shared property line and is investigating reduced public
roadway lighting on Sunglow Court.
7. Findings of Fact/Conclusion:
In evaluating the request for Sunrise Ridge First Filing P.D.P., Staff makes the
following findings of fact:
A. The land use, single family detached dwelling is permitted in the Urban
Estate zone subject to administrative review.
B. The P.D.P. complies with the land use standards and development
standards of the Urban Estate zone district with two exceptions.
C. A Request for Modification of Standard to Section 4.2(D)(2)(a) to reduce
the minimum lot size from 100 to 50 feet has been evaluated.
D. Staff finds that the Request for Modification is justified based on the
following:
(1.) The granting of the modification would not be detrimental to the
public good, and that
(2.) The plan as submitted will promote the general purpose of the
standard for which the modification is requested equally well or
better than would a plan which complies with the standard for which
a modification is requested.
E. A Request for Modification of Standard to Section 4.2(D)(2)(d) to reduce
the minimum side yard width from 20 to 10 feet has been evaluated.
F. Staff finds that the Request for Modification is justified based on the
following:
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(1.) The decision maker may grant a modification of standards only if it
finds that the granting of the modification would not be detrimental
to the public good, and that
(2.) The plan as submitted will promote the general purpose of the
standard for which the modification is requested equally well or
better than would a plan which complies with the standard for which
a modification is requested.
Staff finds that the 10-foot reduced side yard depth for the south side of Lot One
and the north side of Lot Two is not detrimental to the public good and equal to or
better than a plan that provided for the required 20-foot side yard depth. This is
because the 20-foot wide Drainage Tract separating the two lots cannot be
encroached upon by houses, garages, sheds, greenhouses or other
miscellaneous out -buildings. Therefore, the effective separation between
structures on the two lots can never be less than 40 feet, exactly as if the
minimum side yard depth were preserved as if there were no Drainage Tract.
D. Findings
Staff is required to demonstrate compliance with the two aforementioned
standards by offering specific findings showing how the plan, as submitted,
meets the requirements and criteria contained in the standards.
(1.) Staff finds that the granting of the modification would not be
detrimental to the public good.
(2.) Staff finds that the plan as submitted will promote the general
purpose of the standard for which the modification is requested
equally well or better than would a plan which complies with the
standard for which a modification is requested. This is because the
two minimum side yard depths of 10 feet, when combined with the
20 foot wide Drainage Tract, will result in a 40 foot separation
between buildings. This is exactly the same result as if both lots
complied with the standard but without the Drainage Tract
separating the two lots
(3.) Staff stipulates that the reduction in minimum side yard depth shall
apply to the south side of Lot One and the north side of Lot Two
only as these are the only two side yards that abut the Drainage
Tract.
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minimum lot width reduction from 100 to 70 feet will not be
perceptible to the public, especially as viewed from the abutting
collector and minor arterial roadways. All houses will still
significantly exceed the minimum front yard depth of 30 feet. If the
minimum lot width of 100-feet were implemented, then such a
development pattern would result in driveway lengths ranging from
53.5 to 121 feet and thus appear very unusual and uncharacteristic
for a residential neighborhood.
5. Request for Modification — Section 4.2(D)(2)(d) — Minimum Side Yard
Width — From 20 Feet to 10 Feet:
A. Applicable Standard
Section 4.2(D)(2)(d) states:
"Minimum side yard width shall be 20 feet, except that the minimum side
yard width for a single family dwelling on a lot located in a subdivision that
was developed pursuant to the R-L District standards prior to March 28,
1997, shall be 15 feet on the street side of any corner lot and five feet for
all interior side yards."
B. Applicant's Justification
As mentioned, the applicant is required to dedicate a 20-foot wide Drainage Tract
between Lots One and Two. This removes 10 feet of lot width from each lot.
Combined with the relatively narrow street frontages along the cul-de-sac, the
result is a diminished building envelope. The applicant has provided a written
request seeking a Modification to reduce the minimum side yard width, on these
two lots only, from 20 feet to 10 feet.
Briefly, the applicant states that the required 20-foot minimum side yard width .
would result in houses that would not be centered on the lot in relationship to the
side lot lines. For Lot 2, this request works in tandem with the aforementioned
modification to the minimum lot width which allows the front building line of the
house to be placed 50 versus 100 feet behind the sidewalk. The request for a
10-foot wide side yard width, combined with the 20-foot Drainage Tract (10 feet
per lot) will effectively result in a de -facto side yard width of 20 feet since
buildings will be prohibited from encroaching upon the Tract.
C. Evaluation of the Request
The Land Use Code requires two standards to be met in consideration of a
Request for Modification:
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(1.) The decision maker may grant a modification of standards only if it
finds that the granting of the modification would not be detrimental
to the public good, and that
(2.) The plan as submitted will promote the general purpose of the
standard for which the modification is requested equally well or
better than would a plan which complies with the standard for which
a modification is requested.
There are two factors that contribute to the narrowness of the four affected
lots. First, a 20-foot wide drainage tract has been dedicated between Lots
1 and 2. This separate tract is required by the Stormwater Utility to be
placed outside the boundaries of the individual lots to prevent private
encroachments such as sheds, garages and the like. Second, the Poudre
Fire Authority requires that the cul-de-sac maintain a diameter of 120 feet
for maneuvering large fire equipment. Combined, these two
improvements, on a five acre parcel served by a cul-de-sac, result in
narrow lot frontages.
Staff contends that the 100-foot minimum lot width would result in
driveways of unusual length uncharacteristic of a residential subdivision.
Driveways of such length are inefficient use of land and an unnecessary
increase in impervious surface requiring additional stormwater
management. Long driveways are resisted by builders and homebuyers
due to long term maintenance and snow removal.
Staff also contends that while there is an approved Urban Estate
subdivision to the north (Sunrise Ridge First Filing), there is no clearly
established development pattern or character that would be impacted by
reducing the minimum lot width on the five affected lots. The future
homes on Sunglow Court will be internally oriented towards the cul-de-
sac, not Rock Creek Drive (collector) or Strauss Cabin Road (minor
arterial).
D. Findings
Staff is required to demonstrate compliance with the two aforementioned
standards by offering specific findings showing how the plan, as submitted,
meets the requirements and criteria contained in the standards.
(1.) Staff finds that the granting of the modification would not be
detrimental to the public good.
(2.) Staff finds that the plan as submitted will promote the general
purpose of the standard for which the modification is requested
equally well or better than would a plan which complies with the
standard for which a modification is requested. This is because a
developed pursuant to the R-L District standards prior to March 28, 1997,
shall be 60 feet."
Section 5.1.2 provides the following definitions:
Lot width shall mean the horizontal (plan view) distance between the side
lot lines as measured along a straight line parallel to the front lot line or the
chord thereof. The minimum lot width shall be measured between the side
lot lines along a line that is parallel to the front lot line and located at the
minimum front setback distance from the front lot line. In the case of cul-
de-sac lots, the minimum lot width may be measured between the side lot
lines along a line that is parallel to the front lot line and located at the
actual front building line.
Width of lot shall mean the distance parallel to the front lot line, measured
between side lot lines through that part of the building or structure where
the lot is narrowest.
Based on the standard and the definitions, for pie -shaped cul-de-sac lots, the
minimum lot width is measured at a varying distance behind the sidewalk where
the minimum lot width is achieved. Under normal procedures, this is also closest
point to the front property line where a house may be placed.
B. Applicant's Justification
As mentioned, Lots 2,3,4,5 and 6 have narrow street frontages due to their pie -
shape relationship to the Sunglow Court cul-de-sac. The applicant has provided
a written request seeking a Modification to reduce the minimum lot width, on
these five lots only, from 100 feet to 50 feet.
Briefly, the applicant states that 100-foot minimum lot width would result in
houses set so far back behind the front property line that excessive driveways
would result. With the required 100-foot minimum lot width, the front yards would
be required to range in depth from a low of 53.5 feet to a high of 121 feet (all of
which significantly exceed the required minimum front yard depth of 30 feet).
In addition, when combined with the minimum side and rear setbacks, the result
would be significantly diminished potential building envelopes.
C. Evaluation of the Request
The Land Use Code requires two standards to be met in consideration of a
Request for Modification:
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B. Section 3.6.3 — Street Pattern and Connectivity Standards
"The local street system of any proposed development shall be designed
to be safe, efficient, convenient and attractive, considering use by all
modes of transportation that will use the system (including, without
limitation, cars, trucks, buses, bicycles, pedestrians and emergency
vehicles."
Sunglow is classified as a local street. Rock Creek Drive is an extension of a
collector street. Strauss Cabin Road is classified as a minor arterial street.
All three streets will be improved to their respective levels of classification. For
an Urban Estate project, the proposed street system offers a high degree of
connectivity.
C. Section 3.6.4 — Transportation Level of Service Requirements
"All development plans shall adequately provide vehicular, pedestrian and
bicycle facilities necessary to maintain the adopted transportation Level of
Service standards for the following modes of travel. motor vehicle, bicycle
and pedestrian."
The City's Traffic Operations Engineer waived the requirement for a
Transportation Memorandum. Based on the number units, however, the City
estimates that:
• The proposal is feasible from a traffic engineering standpoint. Only
70 total daily trips will be generated.
• The addition of the proposed traffic will have an insignificant impact
on the transportation network.
• Facilities for pedestrians and bikes will be constructed with the
proposed street improvements and tie into existing improvements
to the west in Observatory Village.
4. Reciuest for Modification — Section 4.2(D)(2)(a) — Minimum Lot Width
— From 100 Feet to 50 Feet:
A. Applicable Standard
Section 4.2(D)(2)(a) states:
"Minimum lot width shall be 100 feet, except that the minimum lot width for
a single family dwelling on a lot located in a subdivision that was
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required side yard of 20 feet results in diminished building
envelopes.
The applicant has requested a Modification of Standard to reduce
the Minimum Side Yard Width to reduce side yard by 10 feet and
create practical building envelopes. This Modification is described
and evaluated in a subsequent section.
(3.) The two remaining dimensional standards relating to Minimum
Depth of Front Yard (30 feet), Minimum Depth of Rear Yard (25
feet) will be evaluated and enforced at the time of building permit
application and review. It is not anticipated that there will be any
difficulties in complying with these two standards.
E. Development Standard — Street Connectivity and Design
The P.D.P. complies with this standard by participating in the extension of Rock
Creek Drive from its interim terminus at the west property line. This extension
will be easterly to intersect with Strauss Cabin Road. This extension will
continue a collector roadway and complies with the Master Street Plan and will
serve both Sunrise Ridge First and Second Filings.
3. Compliance with Article Three General Development Standards:
A. Section 3.5.2(E) — Garage Doors
(1) 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 (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.
(2) Garage doors may be located on another side of the dwelling ("side- or
rear -loaded") provided that the side of the garage facing the front street
has windows or other architectural details that mimic the features of the
living portion of the dwelling.
(3) Garage doors shall not comprise more than fifty (50) percent of the ground
floor street -facing linear building frontage. Alleys and corner lots are
exempt from this standard."
These standards will be enforced at the time of building permit review for each
individual lot. In order to promote public awareness, all three standards will be
indicated on the Site Plan.
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2. Compliance with Article Four —
A. Land Use
The proposed land use, single family detached dwelling, is a permitted use,
subject to administrative review.
B. Land Use Standards - Density
The overall average density is 1.38 dwelling units per net acre which does not
exceed the allowable maximum of 2.0 dwellings units per net acre.
C. Minimum Lot Size
All lot sizes meet or exceed one-half acre in size which is the required minimum
lot size for dwellings that are not clustered in accordance with the standards
associated with Site Design for Residential Cluster Development.
D. Dimensional Standards
(1.) There are two dimensional standards at issue. The first is Minimum
Lot Width of 100 feet. While all seven lots are able to meet this
standard, the result is excessively long driveways and significantly
reduced building envelopes.
Normally, at the time of a building permit application, this standard
is reviewed and applied such that the front building line of the
house must be setback from the front property line the required
distance to achieve 100 feet of lot width. The narrow street
frontages of the seven cul-de-sac lots means that the 100 foot lot
width is not achieved until a depth ranging from 30 feet (which is
the required minimum front yard depth) to 121 feet. For five of the
seven lots, this creates long driveways and diminished building
envelopes.
The applicant has requested a Modification of Standard to reduce
the Minimum Lot Width to shorten the driveway length and create
practical building envelopes. This Modification is described and
evaluated in a subsequent section.
(2.) The second dimensional standard at issue is Minimum Side Yard
Width. Again, under normal review procedures, this standard is
reviewed and applied with a building permit application such that
the side of the house must be setback from the side property line
the required distance of 20 feet. Since there is a 20-foot wide
Drainage Tract located along the side of Lots One and Two, the
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EXECUTIVE SUMMARY:
A. The land use, single family detached dwellings is permitted in the Urban
Estate zone subject to administrative review.
B. The P.D.P. complies with the land use standards and development
standards of the Urban Estate zone district with two exceptions.
C. A Modification is Standard is requested to Section 4.2(D)(2)(a) to allow a
reduction in the Minimum Lot Width from 100 feet to 50 feet for five lots.
D. A Modification of Standard is requested to Section 4.2(1))(2)(d) to allow a
reduction in Minimum Side Yard Width from 20 feet to 10 feet for two lots.
E. The P.D.P. complies with the applicable General Development Standards
of Article Three.
F. A condition of approval is recommended to ensure compliance with
Section 3.2.1(F) and the recommendations of the City Forester for tree
mitigation.
COMMENTS:
1. Backsaround:
The surrounding zoning and land uses are as follows:
N: U-E; Approved for 12 lots (seven single family detached and five duplexes)
S: FA-1 (County); Existing large -lot, semi -rural single family detached residential
E: FA-1 (County); Vacant — Fossil Creek Reservoir Inlet Ditch
W: L-M-N; Existing Single Family Attached (Willowbrook Subdivision — marketed
as Observatory Village).
Originally part of a large farm, the seven lots that front on the section line road
(now named Strauss Cabin Road) were split off from the original farm
approximately 25 years ago.
All seven lots were included in the boundary area of the Fossil Creek Reservoir
Area Plan jointly adopted by the City and Larimer County in 1999.
The property was annexed and zoned Urban Estate in March of 2006.
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000 ITEM NO.
r MEETING DATE
STAFF ?E0 Ji/EPAA0
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Sunrise Ridge, Second Filing, P.D.P., #13-05D
APPLICANTS: Mr. and Mrs. Kelly and Theresa Smith
Mr. and Mrs. Lee and Debi Reep
5101 Strauss Cabin Road
Fort Collins, CO 80528
OWNERS: Mr. and Mrs. William and Ann Standerfer
5221 Strauss Cabin Road
Fort Collins, CO 80528
PROJECT DESCRIPTION:
This is a request for seven lots all of which are a minimum of one-half acre in
size and designated for single family detached dwellings. The site contains 5.04
acres and is located at 5221 Strauss Cabin Road, approximately one-half mile
south of East Harmony Road on the west side of Strauss Cabin Road. The
parcel is zoned U-E, Urban Estate.
The applicant is requesting two Modifications of Standard. The first is to allow a
decrease in the Minimum Lot Width, as measured at the front building line, from
the required 100 feet to 50 feet for five of the seven lots. This request is primarily
due to the lots being served by a cul-de-sac and, as a result, being pie -shaped
and having a narrow lot frontage at the street.
The second is to allow a decrease in Minimum Side Yard Width from the required
20 feet to 10 feet for two of the seven lots. This request is primarily due to a
separately dedicated Drainage Tract dividing Lots One and Two.
RECOMMENDATION: Approval of the two Requests for Modification and
Sunrise Ridge Second Filing P.D.P., subject to one condition.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO.80522-0580 (970) 221-6750
PLANNING DEPARTMENT