HomeMy WebLinkAboutLEMAY AVENUE ESTATES - PDP - 37-04 - REPORTS - RECOMMENDATION/REPORTLemay Avenue Estates, Project Development Plan, #37-04
April 25, 2005 Administrative Public Hearing
Page 7
Engineering Standards; Division 3.4 - Environmental, Natural, and Cultural
Standards; and, Section 3.6 - Transportation and Circulation.
C. The Lemay Avenue Estates, PDP complies with applicable Land Use and
Development Standards contained in ARTICLE 4 - DISTRICTS, DIVISION 4.1
Urban Estate, possibly with the exception of Section 4.1(D)(1)(b) regarding the
minimum lot size requirement. Two plans have been submitted with a request for
a modification of the standard set forth in Subsection 4.1(D)(1)(b) regarding
minimum lot sizes. This request is being heard by the Hearing Officer at the
administrative public hearing on April 25, 2005.
The Proposed Natural Resource Buffer Easement plan shows all 55 lots
in the Lemay Avenue Estates development as meeting the minimum lot
size of 1/2 acre (21,780 square feet) in the UE District. However, the
proposed "natural resources buffer easement line" on this plan
encroaches into Lots 12 through 18, Lot 20, and Lot 21. If this plan were
to be approved then a conservation easement would be needed on these
9 lots.
The alternative Modification of Standards Exhibit plan proposes that 8 of
the 55 lots (15%) in the Lemay Avenue Estates development be less than
the required 1/2 acre (21,780 square feet) minimum lot size in the UE
District. The lots (12 through 18 & 20) would range in size from 0.41 acre
(17,671 square feet) to 0.48 acre (20,724 square feet). They are located
on the east side of the development along the Stanton Creek
drainageway. The diminished lots sizes would enable the development to
satisfy the 100' buffer area requirement along Stanton Creek, a tributary
of Fossil Creek, without imposing a conservation easement on the lots.
Either solution will adequately address and satisfy the buffer area setback
requirement set forth in Section 3.4.1(E) - Buffer Zone Performance Standards of
the LUC. However, staff has determined that the alternative plan (Modification of
Standards Exhibit) represents the better and more equitable solution to the
buffer area setback along Stanton Creek.
RECOMMENDATION:
Staff recommends approval of the Lemay Avenue Estates, Project Development Plan -
#37-04.
Lemay Avenue Estates, Project Development Plan, #37-04
April 25, 2005 Administrative Public Hearing
Page 6
The Proposed Natural Resource Buffer Easement plan shows all 55 lots in the
Lemay Avenue Estates development as meeting the minimum lot size of 1/2
acre (21,780 square feet) in the UE District. However, the proposed "natural
resources buffer easement line" on this plan encroaches into Lots 12 through 18,
Lot 20, and Lot 21. If this plan were to be approved then a conservation
easement would be needed on these 9 lots. Any fencing on the rear portions of
these lots would have to comply with Section 3.4.1(E)(1)(i) of the LUC.
The alternative Modification of Standards Exhibit plan proposes that 8 of the 55
lots (15%) in the Lemay Avenue Estates development be less than the required
1/2 acre (21,780 square feet) minimum lot size in the UE District. The lots (12
through 18 & 20) would range in size from 0.41 acre (17,671 square feet) to 0.48
acre (20,724 square feet). They are located on the east side of the development
along the Stanton Creek drainageway. The diminished lots sizes would enable
the development to satisfy the 100' buffer area requirement along Stanton Creek,
a tributary of Fossil Creek, without imposing a conservation easement on the
lots. Therefore, any fencing could be along the rear property lines. Visually, with
or without fencing on the buffer setback line, the lots would appear the same as
lots satisfying the minimum lot size.
Either solution will adequately address and satisfy the buffer area setback requirement
set forth in Section 3.4.1(E) - Buffer Zone Performance Standards of the LUC.
However, staff has determined that the alternative plan represents the better and more
equitable solution to the buffer area setback along Stanton Creek. Also, there are 16
lots of the 106 lots (15%) in the Greenstone development just to the east of Stanton
Creek and this proposed development that are less than 1/2 acre in size. They range in
size from 17,268 to 21,745 square feet. Greenstone is also in the UE District.
Section 4.1(E) Development Standards
The proposal satisfies applicable development standards in the UE — Urban Estate
Zoning District.
5. Findings of Fact/Conclusion:
A. The Lemay Avenue Estates, PDP contains uses permitted in the UE — Urban
Estate Zoning District, subject to administrative review and public hearing.
B. The Lemay Avenue Estates, PDP meets the applicable standards as put forth in
ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC, including
Division 3.2 - Site Planning and Design Standards; Division 3.3 -
Lemay Avenue Estates, Project Development Plan, #37-04
April 25, 2005 Administrative Public Hearing
Page 5
D. Division 3.6 - Transportation and Circulation
Section 3.6.4. Transportation Level of Service Requirements
The proposal satisfies the applicable Transportation Level of Service standards (see
the attached Traffic Impact Study), including the following:
General Standard. This development proposal satisfies Section 3.6.4(B), which
requires that all development plans adequately provide vehicular, pedestrian and
bicycle facilities necessary to maintain the adopted transportation Level of
Service standards contained in Part II of the City of Fort Collins Multi -Modal
Transportation Level of Service Manual for the following modes of travel: Motor
vehicle, bicycle and pedestrian.
4. ARTICLE 4 - DISTRICTS
A. Division 4.1 — Urban Estate District
Single-family detached dwellings are permitted in the UE — Urban Estate Zoning
District, subject to an administrative (Type 1) review. The UE District is:
Intended to be a setting for a predominance of low -density and large -lot housing.
The main purposes of this District are to acknowledge the presence of the many
existing subdivisions which have developed in these uses that function as parts
of the community and to provide additional locations for similar development,
typically in transitional locations between more intense urban development and
rural or open lands.
This proposal complies with the purpose of the UE District as it is a large -lot residential
project (approximately 49 acres in size) that provides single-family dwellings on a
property that is completely surrounded by developed properties containing a variety of
residential uses and lot sizes. There is existing single-family and multi -family residential
to the west and north, and large -lot residential to the east and south.
Section 4.1(D) Land Use Standards
The proposal satisfies applicable land use standards in the UE — Urban Estate Zoning
District, possibly with the exception of Section 4.1(D)(1)(b) regarding the minimum lot
size requirement. Two plans have been submitted with a request for a modification of
the standard set forth in Subsection 4.1(D)(1)(b) regarding minimum lot sizes. This
request is being heard by the Hearing Officer at the administrative public hearing on
April 25, 2005.
Lemay Avenue Estates, Project Development Plan, #37-04
April 25, 2005 Administrative Public Hearing
Page 4
Section 3.2.2. Access, Circulation and Parking
The proposal satisfies the applicable Access, Circulation and Parking standards,
including the following:
Direct On -site Access to Pedestrian and Bicycle Destinations. The
development proposal satisfies the standard set forth in Section 3.2.2(C)(6) in
that the on -site pedestrian and bicycle circulation system is designed to provide
for direct connections to future pedestrian and bicycle destinations.
Required number of parking spaces. Section 3.2.2(K)(1) sets forth minimum
parking requirements for residential land uses. The development proposal
satisfies the parking requirements set forth in the LUC for the single-family
detached dwellings in this project in that there will be at least one parking space
on each of the 55 lots, being large urban estate lots.
B. Division 3.3 - Engineering Standards
Section 3.3.1. Plat Standards
The proposal complies with the general plat requirements as set forth in this section.
Section 3.3.5. Engineering Design Standards
The project complies with all design standards, requirements and specifications for
services as stated in this section of the LUC.
C. Division 3.4 - Environmental, Natural Area, Recreational and Cultural
Resource Protection Standards
Section 3.4.1. Establishment of Buffer Zones
The proposal satisfies the applicable standards set forth in Section 3.4.1(E) - Buffer
Zone Performance Standards in that it provides the required 100' buffer to Stanton
Creek, a tributary of Fossil Creek, along its east property line. The buffer will occur
either through a conservation easement on Lots 12 - 18 and Lots 20 & 21; or, outside of
the lots (with 4 minor encroachment areas) if the requested modification of the standard
set forth in Section 4.1(D) - Land Use Standards of the (LUC), more specifically
Subsection 4.1(D)(1)(b) regarding minimum lot sizes, is granted.
Lemay Avenue Estates, Project Development Plan, #37-04
April 25, 2005 Administrative Public Hearing
Page 3
A request for a modification of the standard set forth in Section 4.1(D) - Land Use
Standards of the (LUC), more specifically Subsection 4.1(D)(1)(b) regarding minimum
lot sizes, is being considered at the administrative public hearing on April 25, 2005. To
minimize encroachment of lots into the required buffer area for Stanton Creek, the
Applicant has submitted a request for a Modification of Standard to Section
4.1(D)(1)(b), including a Modification of Standards Exhibit, that would allow 8 of the 55
lots to be slightly smaller than 1/2 acre (21,780 square feet). They would range in size
from 0.41 acre (17,671 square feet) to 0.48 acre (20,724 square feet).
2. ARTICLE 2 - ADMINISTRATION
Section 2.2.2. Step 2: Neighborhood Meetings
The proposed development is for single-family dwellings, which are permitted uses in
the UE - Urban Estate Zoning District, subject to an administrative (Type 1) review and
public hearing. The LUC does not require that a neighborhood meeting be held for
development proposals that are not subject to a Planning and Zoning Board (Type II)
review. A neighborhood meeting was not held for this development proposal.
3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS
The Lemay Avenue Estates, PDP development proposal satisfies applicable standards
in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC. Of specific note
are Division 3.2 - Site Planning and Design Standards; Division 3.3 - Engineering
Standards; Division 3.4 - Environmental, Natural, and Cultural Standards; and
Division 3.6 - Transportation and Circulation. Further discussions of these particular
standards follow.
A. Division 3.2 - Site Planning and Design Standards
Section 3.2.1. Landscaping and Tree Protection
The proposal satisfies the applicable Landscaping and Tree Protection standards,
including the following:
Street trees. The proposed street tree planting is in accordance with Section
3.2.1(D)(2)(a), providing trees at 35' to 40' on -center in the parkways (between
curb and sidewalk) along Mountain Home Drive, Showline Road, Diamond Tail
Drive, Honholtz Drive, Woods Landing Drive, Laramie River Drive, and Stanton
Creek Drive, all local streets. Street trees will be provided at 40' on -center in the
parkway along South Lemay Avenue, an arterial street.
Lemay Avenue Estates, Project Development Plan, #37-04
April 25, 2005 Administrative Public Hearing
Page 2
The Lemay Avenue Estates, PDP development proposal may not fully comply with the
following requirement in ARTICLE 4 - DISTRICTS, Section 4.1(D) of the LUC:
• The standard set forth in Subsection 4.1(D)(1)(b) regarding minimum lot sizes in
the UE District. A request for a modification of this standard has been submitted
by the Applicant and is being considered prior to this PDP request at the
administrative public hearing on April 25, 2005. If the modification of standard is
approved then 8 of the 55 lots in this development will be slightly smaller than
minimum required lot size of 1/2 acre (21,780 square feet).
Single-family detached dwellings are permitted in the UE — Urban Estate Zoning
District, subject to an administrative (Type 1) review. The UE District is:
Intended to be a setting for a predominance of low -density and large -lot housing.
The main purposes of this District are to acknowledge the presence of the many
existing subdivisions which have developed in these uses that function as parts
of the community and to provide additional locations for similar development,
typically in transitional locations between more intense urban development and
rural or open lands.
This proposal complies with the purpose of the UE District as it is a large -lot residential
project (approximately 49 acres in size) that provides single-family dwellings on a
property that is completely surrounded by developed properties containing a variety of
residential uses and lot sizes. There is existing single-family and multi -family residential
to the west and north, and large -lot residential to the east and south.
COMMENTS:
Backqround:
The surrounding zoning and land uses are as follows:
N: LMN in the City of Fort Collins;
E: UE in the City of Fort Collins;
S: UE in the City of Fort Collins;
W: LMN in the City of Fort Collins;
existing residential (Stanton Creek)
existing residential (Greenstone)
existing large acreage residential
existing residential (Provincetowne)
The property was annexed as part of the Graese Acres Annexation in August, 1984
The property has not previously been subdivided or planned.
ITEM NO.
{ MEETING DATE )-�
STAFF 4TSUF,- C>LT
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Lemay Avenue Estates, Project Development Plan (PDP) - #37 -04
APPLICANT: Everitt Companies
c/o Stan Everitt
3030 South College Avenue
Fort Collins, Colorado 80525
OWNER: Lemay Avenue Estates LLC
c/o Stan Everitt
3030 South College Avenue
Fort Collins, Colorado 80525
PROJECT DESCRIPTION:
This is a request for 55 single-family detached dwelling lots on 48.5 acres. The
proposed project is located on the east side of South Lemay Avenue just south of the
existing Stanton Creek development. Primary access to the development will be from
South Lemay Avenue, with a second point of access via Stanton Creek Drive to the
north, in the Stanton Creek development. The property is zoned UE - Urban Estate.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The Lemay Avenue Estates, PDP development proposal complies with applicable
requirements of the Land Use Code (LUC), more specifically:
• the process located in Division 2.2 - Common Development Review
Procedures for Development Applications of ARTICLE 2 -
ADMINISTRATION;
• Standards located in Division 3.2 - Site Planning and Design Standards;
Division 3.3 - Engineering Standards; Division 3.4 - Environmental, Natural,
and Cultural Standards; and, Division 3.6 - Transportation and Circulation
of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS;
• and district standards located in Division 4.1 UE - Urban Estate Zoning
District of ARTICLE 4 - DISTRICT STANDARDS.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO80522-0580 (970) 221-6750
PLANNING DEPARTMENT