The URL can be used to link to this page

Home My WebLink AboutADRIAN ODP - 42-03B - REPORTS - RECOMMENDATION/REPORTAdrian Overall Development Plan - #42-03B September 16, 2004 P & Z Meeting Page 6 submitted. • Section 2.3.2(H)(4) - The Adrian ODP provides for the location of transportation connections to adjoining properties for vehicular, pedestrian, and bicycle movement. It is approximately 1.9 acres in size, has outside dimensions of 225' x 400', and provides for private drive and driveway accesses to West Vine Drive (a 2-lane arterial street) and North Impala Drive (a local street). The size of the property and the separation requirements for streets makes the need for connecting streets into adjacent properties to the east and south unwarranted. Also, it provides for pedestrian and bicycle circulation systems to Irish Elementary School via the existing street network adjacent to the property. Currently there are no other significant pedestrian and bicycle destinations in the area around the property. • Section 2.3.2(H)(5) - The Adrian ODP, Existing Conditions Plan shows existing improvements and vegetation (trees) on the property. There are no natural habitats or features that warrant buffer zones. • Section 2.3.2(H)(6) - The Adrian ODP is consistent with the West Vine Drainage Basin Master Plan. • Section 2.3.2(H)(7) - The Adrian ODP applies the standards relating to housing density and mix of uses. It sets forth the minimum lot size (6,000 square feet) to be met in Parcels A & B, which is the only density test in the RL - Low Density Residential District. The ODP is for single-family detached residential uses only. There will not be a mix of uses on this property. RECOMMENDATION: Staff recommends that the Planning and Zoning Board approve the Adrian Overall Development Plan - #42-03B. Adrian Overall Development Plan - #42-03B September 16, 2004 P & Z Meeting Page 5 4. Neighborhood Meeting: Section 2.2.2(B) sets forth the requirement that a neighborhood meeting shall be held for any d evelopment proposal subject to Planning and Zoning Board review. An ODP is defined as a development application (proposal) and will be processed as a Planning and Zoning Board review, as set forth in Section 2.3.2(G). A neighborhood meeting was held on August 12, 2004, to discuss the Adrian PDP and at that meeting the applicants stated that they were planning on subdividing and developing only a portion of the entire Adrian property. Therefore, they indicated that they would be submitting an ODP for the property showing phasing of development. Further discussion of the proposed ODP took place at the meeting. This request represents action taken to phase development on the Adrian property. A copy of the notes taken at the neighborhood meeting is attached to this staff report. FINDINGS OF FACT/CONCLUSIONS: In evaluating the request for the Adrian ODP, staff makes the following Findings of Fact: • Section 2.3.2(H)(1) - The Adrian ODP is in compliance with the applicable criteria and zone district standards in the Land Use Code. This request is for a 2-phase ODP for land uses permitted in the RL - Low Density Residential Zoning District as an administrative review (Type 1) of the LUC. The proposed uses are single-family detached residential on 1.85 net acres zoned RL. The ODP commits to minimum lot size of 6,000 square feet. • Section 2.3.2(H)(2) - This section does not apply to ODP's in the RL - Low Density Residential District. • Section 2.3.2(H)(3) - The Adrian ODP conforms to the Master Street Plan requirements, t he s treet p attern/connectivity s tandards, a nd t he T ransportation Level of Service Requirements. It fronts on West Vine Drive (a 2-lane arterial street) and North Impala Drive (a local residential street). No other public streets are proposed with this ODP. It is approximately 1.9 acres in size and has outside dimensions of 225' x 400'. It provides for private drive and driveway accesses to West Vine Drive (a 2-lane arterial street) and North Impala Drive (a local street). The size of the property and the separation requirements for streets makes the need for connecting streets into adjacent properties to the east and south unwarranted. The Traffic Operations Department, through the Traffic Engineer, has waived the submittal requirement for a Transportation Impact Study (TIS) for development on the Adrian property stating that the project is below the threshold that determines the need for a TIS; therefore, a TIS was not required and none was Adrian Overall Development Plan - #42-03B September 16, 2004 P & Z Meeting Page 4 d. Section 2.3.2(H)(4) - Provisions for the location of transportation connections to adjoining properties for vehicular, pedestrian, and bicycle movement The Adrian ODP provides for pedestrian and bicycle circulation systems to Irish Elementary School via the existing street network adjacent to the property, as set forth in Section 3.2.2(C)(6). Currently there are no other significant pedestrian and bicycle destinations in the area around the property. The Adrian ODP, being approximately 1.9 acres in size and having outside dimensions of 225' x 400', provides for private drive and driveway accesses to West Vine Drive (a 2-lane arterial street) and North Impala Drive (a local street). The size of the property and the separation requirements for streets makes the need for connecting streets into adjacent properties to the east and south unwarranted. It is considered to be in conformance with Section 3.6.3(F). e. Section 2.3.2(H)(5) - Show the general location and size of natural areas, habitats and features within the property boundaries of the ODP The Adrian ODP contains no natural habitats or features that warrant buffer zones as set forth in Section 3.4.1(E). f. Section 2.3.2(H)(6) - Consistency with the appropriate Drainage Basin Master Plan. The Adrian ODP is consistent with the West Vine Drainage Basin Master Plan. g. Section 2.3.2(H)(7) - Application of standards relating to housing density and mix of uses The Adrian ODP sets forth the minimum lot size (6,000 square feet) to be met in Parcels A & B, which is the only density test in the RL - Low Density Residential District, as set forth in Section 4.3(D)(1). The ODP is for single-family detached residential uses only. There will not be a mix of uses on this property. 3. Transportation: Primary access points to the property will be via a future private drive to and through the site from North Impala Drive, to the west. The actual private drive location and alignment is being further determined with site specific development plans for the Adrian PDP. Adrian Overall Development Plan - #42-03B September 16, 2004 P & Z Meeting Page 3 4.3(D)(1). The breakdown of the parcels and existing/proposed land uses is as follows: • Parcel A (1.18 net acres) ..... Proposed Single -Family Detached Residential (no more than 7 lots) ... (Type I Review as a PDP) • Parcel B (0.47 net acres) ..... Existing and Proposed Single -Family Detached Residential (no more than 2 lots) ... (Type I Review as a PDP) The proposed land uses are consistent with the permitted uses, subject to administrative review, in the RL - Low Density Residential District. b. Section 2.3.2(H)(2) - Consistency with the required density range of residential uses in the District. This section does not apply to ODP's in the RL - Low Density Residential Zoning District. C. Section 2.3.2(H)(3) - Conformance to the Master Street Plan requirements, the street pattern/connectivity standards, and the Transportation Level of Service Requirements The Adrian ODP fronts on West Vine Drive (a 2-lane arterial street) and North Impala Drive (a local residential street). No other public streets are proposed with this ODP. It is considered to be in compliance with the Master Street Plan, as set forth in Section 3.6.1(B). The Adrian ODP, being approximately 1.9 acres in size and having outside dimensions of 225' x 400, provides for private drive and driveway accesses to West Vine Drive (a 2-lane arterial street) and North Impala Drive (a local street). The size of the property and the separation requirements for streets makes the need for connecting streets into adjacent properties to the east and south unwarranted. It is considered to be in conformance with Sections 3.6.3(A) - (F). The Traffic Operations Department, through the Traffic Engineer, has waived the submittal requirement for a Transportation Impact Study (TIS), as set forth in Section 3.6.4(C), for development on the Adrian property stating that the project is below the threshold that determines the need for a TIS; therefore, a TIS was not required and none was submitted. Adrian Overall Development Plan - #42-036 September 16, 2004 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: LMN in City of Fort Collins; FA in Larimer County; E: FA in Larimer County; S: FA in Larimer County; W: FA in Larimer County; existing West Vine Drive existing single-family residential (unplatted) existing single-family residential (unplatted) existing single-family residential (unplatted, Green Acres Subdivision) existing single-family residential (Green Acres Subdivision, Irish Green Acres Subdivision) The subject property was annexed as the Adrian Annexation (2.18 acres) in April, 2004. The entire property was zoned RL - Low Density Residential in April, 2004. The current land use on the property is a single-family residence with barn and pasture. The Adrian Project Development Plan (PDP), a request for 7 single-family residential lots on Parcel A of the ODP, is currently in the City's development review process. 2. Land Use: Compliance with the City of Fort Collins Land Use Code: As set forth in Section 2.1.3(B)(2), an ODP shall be required for any property which is intended to be developed over time in 2 or more separate project development plan submittals. This request is for a 2-phase ODP on 1.85 net acres. It contains 2 parcels, A & B, both identified for single-family detached residential. The applicant currently has a PDP for Parcel A, containing 7 lots for single-family detached dwelling units on 1.18 net acres, in the City's development review process. As set forth in Section 2.3.2(H), an ODP shall comply with the following criteria: a. Section 2.3.2(H)(1) - Consistency with zone district standards (Article 4) This is a request for approval of a 2-phase ODP for land uses permitted in the RL - Low Density Residential Zoning District, as defined in Section 4.3(B)(2)(a)1 - Administrative Review (Type 1) of the City of Fort Collins LUC. The proposed uses are single-family detached residential on 1.85 net acres zoned RL. The ODP commits to minimum lot sizes of 6,000 square feet, which is set forth in Section ITEM NO. 12 MEETING DATE /1.9 6/04 STAFF Stave Olt Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Adrian Overall Development Plan - #42-0313 APPLICANT: M. Torgerson Architects c/o Troy Jones 223 North College Avenue Fort Collins, CO. 80524 OWNER: John & Julie Adrian c/o M. Torgerson Architects 223 North College Avenue Fort Collins, CO. 80524 PROJECT DESCRIPTION: This is a request for approval of a 2-phase Overall Development Plan (ODP) for single- family detached residential land uses permitted in the RL - Low Density Residential District, as defined in Section 4.3(13)(2)(a)l - Administrative Review of the City of Fort Collins Land Use Code (LUC). The ODP contains 2 Parcels, A & B, on 1.85 net acres. The proposed uses on both parcels are single-family detached residential. The property is located at the southeast corner of West Vine Drive and North Impala Drive. It is zoned RL - Low Density Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The Adrian ODP complies with the applicable review criteria in the LUC, including the ODP criteria, RL - Low Density Residential Zoning District standards, general development standards, and the adopted Master Street Plan. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT