HomeMy WebLinkAboutADRIAN SUBDIVISION, 1ST FILING - PDP - 42-03A - REPORTS - RECOMMENDATION/REPORTAdrian Subdivision, First Filing - Project Development Plan, #42-03A
October 18, 2004 Administrative Public Hearing
Page 12
RECOMMENDATION:
Staff recommends approval of the Adrian Subdivision, First Filing - Project
Development Plan - #42-03A, with the following condition:
The developer, at time of building permit application to the City of Fort Collins,
must provide building elevations sufficient to convey information enabling City
staff to determine if the structures comply with the requirements set forth in
Section 3.5.1(13) Architectural Character and Section 3.5.1(C) Building Size,
Height, Bulk, Mass, Scale of the City of Fort Collins LAND USE CODE.
Adrian Subdivision, First Filing - Project Development Plan, #42-03A
October 18, 2004 Administrative Public Hearing
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B. The Adrian Subdivision, First Filing - PDP contains uses permitted in the RL —
Low Density Residential Zoning District, subject to administrative review and
public hearing.
C. The Adrian Subdivision, First Filing - PDP meets all 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 -
Engineering Standards; Division 3.5 - Building Standards; and, Section 3.6 -
Transportation and Circulation, with the following exception:
• The standard located in Section 3.2.3(B) - Solar -Oriented Residential
Lots, which requires that at least 65% of lots less than 15,000 square feet
in size in single-family residential developments conform to the definition
of a "solar -oriented lot" in order to preserve the potential for solar energy
usage. None of the 7 lots meet the definition of a solar -oriented lot.
The Adrian Subdivision, First Filing - PDP is a qualified affordable housing
project for 7 single-family detached dwellings on 1.2 acres. Although none
of the lots satisfies the definition of "solar -oriented lot" in the LUC, the site
layout does provide a configuration that orients 3 to 4 of the 7 lots in a
north - south direction, thereby allowing houses on these lots to
implement solar systems in a "traditional" manner. The applicant's request
to design homes with the solar systems on the south sides of the
structures presents an innovative approach and solution to a City
purpose. The existing topography on the property is relatively flat, sloping
gently from north to south, with surface drainage flows leaving the site into
North Impala Drive and the property to the south. The proposed
development plan will provide V to 3' of fill over the property, keeping the
site relatively flat, and capture and direct storm water flows into a
detention pond at the southwest corner of the site. Staff has determined
that the development plan as proposed accomplishes the purposes of
Section 3.2.3(B) equally well as a plan that would comply with the
standard in this section.
D. The Adrian Subdivision, First Filing - PDP complies with all applicable Land Use
Standards contained in ARTICLE 4 - DISTRICTS, DIVISION 4.3 Low Density
Residential of the LUC.
E. The Adrian Subdivision, First Filing - PDP is considered to be compatible with
the surrounding land uses.
Adrian Subdivision, First Filing - Project Development Plan, #42-03A
October 18, 2004 Administrative Public Hearing
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General Standard. This development proposal satisfies Section 3.6.4(8), 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. Public sidewalks will be provided along the east
side of North Impala Drive and the internal private drive in the development.
There will be interim pedestrian ways along North Impala Drive adjacent to
Parcel B of the Adrian ODP and along the south side of West Vine Drive.
The City's Traffic Engineer has waived the requirement for a Transportation Impact
Study (TIS)for this development proposal, based on vehicle trips for the project being
below the threshold requiring a TIS (see attachment).
4. ARTICLE 4 - DISTRICTS
A. Division 4.3 — Low Density Residential District
Single-family detached dwellings (residential uses) are permitted in the RL — Low
Density Residential Zoning District, subject to an administrative (Type 1) review. The RL
- District is:
Intended for predominantly single-family residential areas located throughout the
City which were existing at the time of adoption of this Land Use Code.
This proposal complies with the purpose of the RL District as it is a small infill project
(approximately 1.2 acres in size) that provides single-family dwellings on a property that
is entirely surrounded by developed properties containing residential uses. There is
existing residential to the north, existing single-family residential to the east, existing
single-family residential to the south, and existing single-family and two-family
residential to the west. The property is within easy walking distance of Irish Elementary
School to the southwest.
Section 4.3(D) Land Use Standards
The proposal satisfies the applicable land use standards in the RL — Low Density
Residential Zoning District.
5. Findings of Fact/Conclusion:
A. The Adrian Subdivision, First Filing - PDP is in conformance with the approved
and recorded Adrian ODP.
Adrian Subdivision, First Filing - Project Development Plan, #42-03A
October 18, 2004 Administrative Public Hearing
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massing and outdoor spaces, similar relationships to the street, the use of
building materials that have color shades and textures similar to those existing in
the immediate area surrounding the proposed new development. Compatibility,
as defined by the LUC, is as follows:
Compatibility shall mean the characteristics of different uses or activities or,
design which allow them to be located near or adjacent to each other in
harmony. Some elements affecting compatibility include height, scale,
mass and bulk of structures. Other characteristics include pedestrian or
vehicular traffic, circulation, access and parking impacts. Other important
characteristics that affect compatibility are landscaping, lighting, noise, odor
and architecture. Compatibility does not mean "the same as." Rather,
compatibility refers to the sensitivity of development proposals in
maintaining the character of existing development.
The proposed lots, being 6,000 square feet to 7,000 square feet in size, are
smaller than many in the surrounding area; however, they provide sufficient front,
side, and rear yards associated with the potential size of the houses for usable
outdoor spaces and pedestrian connectivity and relationship to the public street
and private drive. The building setbacks for Lots 5, 6, and 7 from North Impala
Drive (being a minimum of 20' from street right-of-way) will be equal to or greater
than those for the existing houses in the neighborhood.
Building Size, Height, Bulk, Mass, Scale. The proposed buildings will be
similar in height and massing to existing single-family and two-family buildings in
the area. The maximum building heights in the development will be 28', with the
residential structures being 1, 1.5, and 2 stories. The building massing can be
articulated and subdivided into massing that is proportional to the mass and
scale of other structures in the neighboring area.
Staff is recommending a condition of approval that states:
The developer, at time of building permit application to the City of Fort Collins,
must provide building elevations sufficient to convey information enabling City
staff to determine if the structures comply with the requirements set forth in
Section 3.5.1(B) Architectural Character and Section 3.5.1(C) Building Size,
Height, Bulk, Mass, Scale of the City of Fort Collins LAND USE CODE.
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,
including the following:
Adrian Subdivision, First Filing - Project Development Plan, #42-03A
October 18, 2004 Administrative Public Hearing
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access easement. The side lot lines are substantially at right angles or radial to
the street or private drive lines.
2. The general layout of lots, roads, driveways, utilities, drainage facilities and other
services within the proposed development have been previously established in
the surrounding single family residential neighborhoods.
The subdivision plat is in compliance with Section 3.3.1(C) Public Sites, Reservations
and Dedications in that:
1. An applicant shall be required to dedicate rights -of way for public streets, access
easements, drainage easements, and utility easements as needed to serve the
area being platted. The right-of-way for North Impala Drive was previously
dedicated by subdivision plat. Additional ROW and drainage, utility, & access
easements necessary to serve these lots will be dedicated with the Adrian
Subdivision, First Filing plat, if approved and filed.
2. Reservation of sites for flood control, open space and other municipal uses shall
be made, as necessary, in accordance with the requirements of this Land Use
Code.
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 3.5 - Building Standards
Section 3.5.1. Building and Project Compatibility
The Adrian Subdivision First Filing - PDP satisfies all applicable Building and Project
Compatibility standards, more specifically:
Architectural Character. The proposed new single-family detached dwellings in
the Adrian Subdivision, First Filing will be of a similar size and height to existing
residential structures (single-family and two-family dwellings) in the area. Based
on the size of the proposed lots (6,000 square feet to 7,000 square feet), the
maximum square footage of the structures can range from 2,001 square feet to
2,350 square feet in size. They could be 1, 1.5, or 2 stories in height and,
although most of the homes in the area are 1-story structures, there are existing
single-family detached dwellings and two-family dwellings in subdivisions to the
east and west of the Adrian property that are 1.5 and 2 stories high. Compatibility
with the established surrounding neighborhoods can be achieved through
techniques such as repetition of roof lines, use of similar proportions in building
Adrian Subdivision, First Filing - Project Development Plan, #42-03A
October 18, 2004 Administrative Public Hearing
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air and water in homes and businesses, as long as natural topography, soil or other
subsurface conditions or other natural conditions peculiar to the site are preserved."
Additionally, the fact that all of lots on this proposed development are oriented facing
west has no additional impact on the topography, soil or other subsurface conditions, or
other natural conditions peculiar to the site.
Staffs Evaluation:
The Adrian Subdivision, First Filing - PDP is a qualified affordable housing project for 7
single-family detached dwellings on 1.2 acres. Although none of the lots satisfies the
definition of "solar -oriented lot" in the LUC, the site layout does provide a configuration
that orients 3 to 4 of the 7 lots in a north - south direction (essentially, the front lot line
being within 30 degrees of a true east - west line), thereby allowing houses on these
lots to implement solar systems in a "traditional" manner. The applicant's request to
design homes with the solar systems on the south sides of the structures presents an
innovative approach and solution to a City purpose. The existing topography on the
property is relatively flat, sloping gently from north to south, with surface drainage flows
leaving the site into North Impala Drive and the property to the south. The proposed
development plan will provide 1' to 3' of fill over the property, keeping the site relatively
flat, and capture and direct storm water flows into a detention pond at the southwest
corner of the site. Staff has determined that the development plan as proposed
accomplishes the purposes of Section 3.2.3(B) equally well as a plan that would comply
with the standard in this section.
B. Division 3.3 - Engineering Standards
Section 3.3.1 Plat Standards
The subdivision plat is in compliance with Section 3.3.1(A) General Provisions in that:
1. The subdivision plat will be filed and recorded only after having been approved
by the Director of Planning, with such approval evidenced in writing on the plat
and signed by the City Clerk.
2. No building permit or certificate of occupancy shall be issued for construction of
any new principal building or no act which changes the use of any building shall
be permitted until the subdivision plat is filed and recorded in the City of Fort
Collins.
The subdivision plat is in compliance with Section 3.3.1(B) Lots in that:
The lots have direct vehicular access to a dedicated public street (North Impala
Drive) or dedicated private drive within the subdivision. Lots 5, 6, and 7 front on
the public street and Lots 1, 2, 3, and 4 front on and include a private drive
Adrian Subdivision, First Filing - Project Development Plan, #42-03A
October 18, 2004 Administrative Public Hearing
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permanently reserved open space; provided, however, that the abutting
street right-of-way or open space has a minimum north -south dimension
of at least fifty (50) feet. For the purposes of this definition, "permanently
reserved open space" shall include, without limitation, parks, cemeteries,
golf courses and other similar outdoor recreation areas, drainage ditches
and ponds, irrigation ditches and reservoirs, lakes, ponds, wetlands, open
spaces reserved on plats for neighborhood use and other like and similar
permanent open space.
Applicant's Request:
Background Information. The Adrian PDP, First Filing is located south of Vine Drive,
abutting Impala Drive. The development site has approximately 276 feet of frontage
along Impala Drive. Impala Drive already exists and is a north - south oriented street.
When lots front onto a north - south street, they naturally do not comply with the
definition of a "solar -oriented lot" because the front lot lines orient to the east and west.
In accordance with the definition of a "solar -oriented lot", except in the case of corner
lots, it's simply not possible to make a "solar -oriented lot" front onto a north - south
oriented street. As a result of this, none of the lots in the proposed Adrian PDP, First
Filing are solar -oriented lots.
Requested Alternative Compliance. The project, as proposed, has no "solar -oriented
lots". Section 3.2.3(B) of the LUC requires at least sixty-five (65) percent of the lots less
than fifteen thousand (15,000) square feet in area to conform to the definition of a
"solar -oriented lot" unless the standard can be satisfied through the alternative
compliance process. This request is submitted in order to request that the alternative
compliance process be applied to this development application to allow none of the lots,
rather than 65% of the lots, to conform to the "solar -oriented lot" definition.
Review Criteria. This alternative compliance is requested in accordance with the review
procedures set forth in Section 3.2.3(E) of the Land Use Code, as follows:
The plan, as proposed, will accomplish the purpose of this section of the code better
than a plan which complies with the standard. As an architect I have long been
interested in both passive and active solar homes. Unfortunately, I have had few
opportunities to actually design solar houses, though primarily due to the aesthetic
issues that come with solar design. Most home owners object to the look of most active
and some passive solar designs. It is for this reason that I believe that the best chance
of accommodating solar design is to orient the sides of the houses to the south. This
way the solar aspect of the house design is not on the primary facade of the house. I
believe that this will result in a less objectionable front facade and in more buyers willing
to entertain the possibility of a solar system. Therefore, it is our contention that this
layout better accomplishes the purposes of this section, which states: "It is the city's
intent to encourage the use of both active and passive solar energy systems for heating
Adrian Subdivision, First Filing - Project Development Plan, #42-03A
October 18, 2004 Administrative Public Hearing
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Section 3.2.3 SolarAccess, Orientation, Shading
The proposal does not satisfy the requirement set forth in Section 3.2.3(B) pertaining to
"solar -oriented lots". All 7 lots (single-family detached residential) on the Adrian
Subdivision, First Filing - PDP are subject to this section of the LUC that requires a
minimum of 65% of the lots that are less than 15,000 square feet in size (in single-
family and two-family residential development) conform to the definition of a "solar -
oriented lot" in order to preserve the potential for solar energy usage. None of 7 lots
meet the intent of the LUC. Therefore, this development request does not satisfy the
requirement. The applicant has submitted a request for approval of an alternative site
layout that is being substituted for a plan meeting the standards, per Section 3.2.3(E) of
the LUC. The decision maker is authorized to approve an alternative site layout that
may be substituted in whole or in part for a plan meeting the standards in this Section.
The Review Criteria is as follows:
In approving an alternative plan, the decision maker shall find that the proposed
alternative plan accomplishes the purposes of this Section equally well. or better
than a plan which complies with the standards of this Section.
In reviewing the proposed alternative plan, the decision maker shall take into
account whether the alternative design enhances neighborhood continuity and
connectivity, fosters nonvehicular access, and preserves existing natural or
topographic conditions on the site.
A of lot", as defined by the LUC, is as follows:
Solar -oriented lot shall mean:
(1) a lot with a front lot line oriented to within thirty (30) degrees of a true
east -west line. When the lot line abutting a street is curved, the "front lot
line" shall mean the chord or straight line connecting the ends of the
curve. For a flag lot, the "front lot line" shall mean the lot line that is most
parallel to the closest street, excluding the "pole portion of the flag lot"; or
(2) a lot which, when a straight line is drawn from a point midway between
the side lot lines at the required front yard setback to a point midway
between the side lot lines at the required rear yard setback, is oriented to
within thirty (30) degrees of true north along said line; or
(3) a corner lot with a south lot line oriented to within thirty (30) degrees of
a true east -west line, which south lot line adjoins a public street or
Adrian Subdivision, First Filing - Project Development Plan, #42-03A
October 18, 2004 Administrative Public Hearing
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3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS
The Adrian Subdivision, First Filing - PDP does not meet all of the 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 3.5 - Building 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 parkway (between
curb and sidewalk) along North Impala Drive, a local street.
Tree Protection. The proposed Landscape Plan for the PDP satisfies the Tree
Protection and Replacement Standards set forth in Section 3.2.1(F). Definitive
tree mitigation measures will be submitted and reviewed with the Adrian
Subdivision, First Filing - Final Compliance plans.
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 major pedestrian and bicycle destinations such as Irish
Elementary School that is located to the south and west of the Adrian
Subdivision, First Filing development.
Access and Parking Lot Requirements. The vehicular use areas in the
proposed Adrian Subdivision, Filing 1 development are designed to be safe,
efficient, convenient, and attractive for all modes of transportation using the
system, satisfying Section 3.2.2(D). All of the minimum parking requirements for
the 7 single-family detached dwellings will occur on the lots.
Adrian Subdivision, First Filing - Project Development Plan, #42-03A
October 18, 2004 Administrative Public Hearing
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COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: RL in City of Fort Collins;
existing single-family residential (Adrian property)
E: FA in Larimer County;
existing single family residential (unplatted, Poudre
Plains Subdivision)
S: FA in Larimer County;
existing single-family residential (unplatted, Green
Acres Subdivision)
W: FA in Larimer County;
existing single-family and two-family residential
(Green Acres Subdivision, Irish Green
Acres Subdivision)
The property was annexed as part of the Adrian Annexation in April, 2004. The entire
Adrian property was zoned RL - Low Density Residential.
The Adrian ODP was approved by the Planning and Zoning Board in September, 2004.
It is a 2-phase ODP consisting of the following:
Parcel A - Proposed single-family detached residential (no more than 7
residential lots) on 1.18 acres. Lots to be at least 6,000 square feet in size and
building height of one or two stories.
Parcel B - Existing and proposed single-family residential (no more that 2
residential lots) on 0.47 acre. Lots to be at least 6,000 square feet in size and
building height of one or two stories. One existing house is located within Parcel
B.
2. ARTICLE 2 -ADMINISTRATION
Section 2.2.2 Step 2: Neighborhood Meetings
The proposed development is for single-family residential dwellings, which are
permitted uses in the RL - Low Density Residential 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. However, there was a City -sponsored and
facilitated neighborhood information meeting held on August 12, 2004, for the Adrian
development proposal. This meeting was held at the Unity Church, approximately 1
mile east of the subject property on West Vine Drive. Most citizen concerns expressed
were related to the proposed density (number of dwelling units proposed for the size of
the property). A copy of the notes taken at the meeting is attached to this staff report.
Adrian Subdivision, First Filing - Project Development Plan, #42-03A
October 18, 2004 Administrative Public Hearing
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• and the applicable district standards located in Division 4.3 RL - Low Density
Residential Zoning District of ARTICLE 4 - DISTRICT STANDARDS.
The Adrian Subdivision, First Filing - PDP does not comply with the following
requirement of the LUC:
• The standard located in Section 3.2.3(B) - Solar -Oriented Residential Lots of
ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS, which requires that at
least 65% of lots less than 15,000 square feet in size in single-family residential
developments conform to the definition of a "solar -oriented lot" in order to
preserve the potential for solar energy usage. None of the 7 lots meet the
definition of a solar -oriented lot.
The applicant has submitted a request for approval of an alternative site layout
that is being substituted for a plan meeting the standards, per Section 3.2.3(E) of
the LUC.
Single-family detached dwellings (residential uses) are permitted in the RL — Low
Density Residential Zoning District, subject to an administrative (Type 1) review. The RL
- District is:
Intended for predominantly single-family residential areas located throughout the
City which were existing at the time of adoption of this Land Use Code.
This proposal complies with the purpose of the RL District as it is a small infill project
(approximately 1.2 acres in size) that provides single-family dwellings on a property that
is entirely surrounded by developed properties containing residential uses. There is
existing residential to the north, existing single-family residential to the east, existing
single-family residential to the south, and existing single-family and two-family
residential to the west. The property is within easy walking distance of Irish Elementary
School to the southwest.
ITEM NO.
MEETING DATE p 1 Ali-
STAFF E5, Iq
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Adrian Subdivision, First Filing - Project Development Plan (PDP) -
#42-03A
APPLICANT: M. Torgerson Architects
c/o Troy Jones
223 North College Avenue
Fort Collins, Colorado 80524
OWNER: William John & Julie K. Adrian
c/o M. Torgerson Architects
223 North College Avenue
Fort Collins, Colorado 80524
PROJECT DESCRIPTION:
This is a request for a total of seven (7) lots, each for a single-family detached dwelling,
on 1.2 acres. The property is located at the southeast corner of West Vine Drive and
North Impala Drive. It represents Parcel A of the Adrian Overall Development Plan
(ODP). This proposal has been qualified as an affordable housing project by the City of
Fort Collins. The property is zoned RL - Low Density Residential.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The Adrian Subdivision, First Filing - PDP is in conformance with the approved and
recorded Adrian ODP.
The Adrian Subdivision, First Filing - PDP development proposal complies with the
applicable requirements of the 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 3.5 - Building Standards, and
Division 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL
DEVELOPMENT STANDARDS;
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT