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EAGLE CLIFFS SUBDIVISION
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City Of Fort Collins, County Of Larimcr, State Of Colorado
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#22-02 Eagle Cliffs PDP
Type I (LUC)
4/24/02 N
1 inch : 600 feet
Eagle Cliffs, Project Development Plan #22-02
Type I Administrative Review
Page 7
After reviewing the Eagle Cliffs Project Development Plan #22-02, staff makes the
following findings of fact and conclusions:
1. The proposed land uses are permitted in the Low Density Mixed -Use
Neighborhood zone district.
2. The Project Development Plan complies with all applicable district standards
of Section 4.4 of the Land Use Code, Low Density Mixed -Use Neighborhood
zone district.
3. The Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code.
RECOMMENDATION:
Staff recommends approval of the Eagle Cliffs Project Development Plan, #22-02.
Eagle Cliffs, Project Development Plan #22-02
Type I Administrative Review
Page 6
Single-family residential buildings include the garage as part of the
front elevation. The garage is set back a minimum of four feet from
the face of the house and does not comprise more than 50 percent
of the street facing elevation.
E. Division 3.6, Transportation and Circulation
Section 3.6.1, Master Street Plan
This PDP is in substantial compliance with the City of Fort Collins
Streets Master Plan.
2. Section 3.6.4, Transportation Level of Service Requirements
A Transportation Impact Study was submitted for the project. This
study found that the project will have a nominal impact on the
existing transportation facilities. All facilities will remain within the
LUC adopted Levels Of Service criteria.
3. Section 3.6.6, Emergency Access
This project will allow for adequate emergency access to the
building within the site. All of the building walls are within 150 feet
of a public street.
F. Division 3.7, Compact Urban Growth Standards
1. Section 3.7.2, Contiguity
The overall site is 100 percent contiguous to existing urban
development.
2. Section 3.7.3, Adequate Public Facilities
The provision of adequate public facilities for transportation, water,
wastewater, storm drainage, fire and emergency services, and
electrical power will be in place prior to the issuance of a building
permit, or adequate security posted for any such improvement not
in place prior to the issuance of a building permit.
4. Neighborhood Information Meeting
A neighborhood meeting was held on March 7, 2002 at Werner Elementary
School. There were around 30 neighbors in attendance at this meeting.
Neighbors generally had concern over the development adjacent to the Fossil
Creek Floodplain, building height and traffic impacts to Lemay Avenue and South
Ridge Greens Blvd.
FINDINGS OF FACT/CONCLUSIONS
Eagle Cliffs, Project Development Plan #22-02
Type I Administrative Review
Page 5
Prior to the approval of the final compliance plans, a development
agreement will be drafted detailing the improvements required by
the applicant as part of the building permit process, and the timing
of installation of such improvements.
3. Section 3.3.5, Engineering Design Standards
The PDP has been reviewed pursuant to the adopted design
standards in place for water, sewer, storm drainage, electric,
walkways and streets which will serve this development.
C. Division 3.4, Environmental, Natural Area, Recreational and Cultural
Resource Protection Standards
Section 3.4.1, Natural Habitats and Features
The property is adjacent to Fossil Creek, which is considered a
natural feature. A 100-foot setback has been provided from the
bank of Fossil Creek into the development. 15 percent of the
developed portion of the project encroaches into this setback. This
encroachment is permissible within the LUC, and has been
accepted by the Natural Resources Department. This area is to
remain in a natural state, with additional shrub and tree plantings
added to help enhance this corridor.
Storm run-off from the site will be contained in a water quality pond
before entering into public storm drainage system or adjacent
Fossil Creek.
D. Division 3.5, Building Standards
Section 3.5.1, Building and Project Compatibility
The project is adjacent to existing single-family residential to the
north and east of the site. This neighboring single-family
development is generally single story in height. The project consists
of both single and two story buildings, which would be considered
consistent with the existing residential character of the area.
2. Section 3.5.2, Residential Building Standards
Building entrances for multi -family residential would be located on
the front and sides of the building. These entrances will provide
access to the building from the street or adjoining walkway. Garage
doors will be located along the front and sides of the building.
These doors will be recessed behind the front face of the building a
minimum of 4 feet, and will not comprise of more than 50 percent of
the street facing elevation.
Eagle Cliffs, Project Development Plan #22-02
Type I Administrative Review
Page 4
2. Section 3.2.2, Access, Circulation and Parking
The multi -family residential buildings will be provided with direct
access to the adjacent public street. Walkways will connect with the
sidewalks along Lemay Avenue and South Ridge Greens Blvd.
These walkways will also provide pedestrian access to Fossil Creek
Park to the south. Parking areas have been separated from
pedestrian sidewalks to avoid conflicts. Bicycle parking will be
provided for each unit within the individual garage.
There are two small parking lots within the project. These lots will
provide parking for visitors to the multi -family buildings. Landscape
islands define the parking lot entrance. Parking lots will provide
clear access to the local adjacent street. All off-street parking areas
will be located within the property served by the parking. Parking
areas will be paved and striped in conformance with City standards.
The three multi -family buildings will consist of six, two -bedroom
units. At 1.75 spaces for each two -bedroom unit, this will yield a
total off-street parking requirement of 32 spaces. A two -car garage
will be provided for each unit, which will yield 36 spaces total. An
additional 11 parking spaces will be provided in two surface parking
lots for guest parking. Two of these spaces will be handicap
accessible.
3. Section 3.2.3, Solar Access, Orientation, Shading
Due to the location of the building within the property, and the
location of other structures adjacent to the property, the proposed
buildings may not.cast a shadow during the times specified in the
LUC.
4. Section 3.2.4, Site Lighting
The project does not propose exterior lighting, with the exception of
porch lights and other accessory lights on the buildings. All lighting
must comply with both on and off -site lighting standards within the
LUC.
B. Division 3.3, Engineering Standards
1. Section 3.3.1, Plat Standards
The subdivision plat has been reviewed against the standards
included within the LUC and found to be in substantial compliance
with those standards.
2. Section 3.3.2, Development Improvements
Eagle Cliffs, Project Development Plan #22-02
Type I Administrative Review
Page 3
via a bridge over Fossil Creek. All of the residential units are within 1/3 of
a mile measured along this route to Fossil Creek Park.
The PDP meets the applicable Development standards as follows:
A. Section 4.4(E)(1) Streets and Blocks
The local street system within the project provides a street network that
results blocks of lots that are less than 12 acres in size. All block faces are
less than 700 feet in length.
B. Section 4.4(E)(3) Maximum Building Height
The multifamily buildings are two stories in height, while the single-family
residential buildings are single story in height. This is below the 2 '/2 story
maximum height limit for the LMN zone district.
3. Article 3 of the Land Use Code — General Development Standards
The Project Development Plan complies with all applicable General Development
Standards as follows:
A. Division 3.2, Site Planning and Design Standards
Section 3.2.1, Landscaping and Tree Protection
Landscaping has been provided in all common open areas within
the project. The landscape plan provides a variety of canopy trees,
ornamental trees, shrubs and ground covers. The landscape plan
has been designed to use plants to enhance building design, soften
walls and building mass and help screen parking lots for the multi-
family residential. All plant materials are of adequate size and
diversity as required by this section.
Canopy street trees and ornamental street trees will be planted at
40 foot intervals within the `tree lawn' of the detached sidewalk
along South Ridge Greens Blvd and South Lemay Avenue.
The site is generally void of existing trees and shrubs, except along
Fossil Creek. No significant trees, as determined by the City
Forester, will be removed by this project.
Sight distance easements have been platted along the internal
street network as well as the intersection of Lemay Avenue and
South Ridge Greens Blvd. Landscaping within these areas will be
limited to canopy trees and ground covers.
Eagle Cliffs, Project Development Plan #22-02
Type I Administrative Review
Page 2
and Division 2.4 — Project Development Plan located within Article 2 —
Administration; and the design standards located within Article 3 — General
Development Standards; and the standards located in Section 4.4, Low Density
Mixed -Use Neighborhood (LMN) of Article 4 — Districts.
COMMENTS:
Background
The surrounding zoning and land uses are as follows:
N: RL — Single Family Residential
S: POL — Fossil Creek Park
E: RL — Single Family Residential
W: POL — Undeveloped Land
The property was annexed in 1981 as part of the Huntington Views Annexation.
2. Division 4.4 of the Land Use Code, Low Density Mixed - Use Neighborhood Zone
District
The use of single family and multi -family residential (with less than 8 units per
building), is permitted in the LMN zone district subject to administrative review
(Type 1).
The PDP meets the applicable Land Use Standards as follows:
A. Section 4.4(D)(1) Density
Residential developments in the Low Density Mixed Use Neighborhood
District shall have an overall minimum average net density of 5 units/acre.
The maximum residential density taken as a whole, shall be 8 units per
gross area of land. The PDP includes 41 residential units on 10.3 acres of
land, which achieves a gross residential density of 4.0 units/acre. A total of
2.6 acres of land is dedicated to natural area features, including the Fossil
Creek corridor and floodplain, and bicycle and pedestrian connections
from the multi -family buildings to the Lemay Avenue sidewalk, and the
Fossil Creek Park to the south. This yields an average net density of 5.3
units/acre. This is greater than the minimum density permitted in this zone
district.
B. Section 4.4(D)(7) Small Neighborhood Parks
The site is directly adjacent to the newly developed Fossil Creek Park.
Fossil Creek provides a natural barrier from the Eagle Cliffs project to the
park, however a pattern of sidewalks and pedestrian paths connects all of
the residential units to Lemay Avenue, which provides access to the park
STAFF REPORT
PROJECT: Eagle Cliffs, Project Development Plan - #22-02
[Type I Administrative Review]
APPLICANT: VF Ripley Associates, Inc
401 West Mountain Ave
Fort Collins, C080521
OWNER: Eagle Cliffs, LLC
2655 Midpoint Drive
Fort Collins, CO 80525
PROJECT DESCRIPTION:
The Eagle Cliffs is a project development plan for 41 residential units on 10.3 acres.
The project is located at the southwest corner of South Lemay Avenue and South Ridge
Greens Boulevard. The project includes 23 - detached single family residences and 18 -
multi -family units arranged within three buildings, six units in each. Lot sizes for the
single-family residential range from 4,900 sq.ft. to just over 12,700 sq.ft. The lots will be
accessed from an internal street network, which will be provided from South Ridge
Greens Boulevard. The site is directly adjacent to Fossil Creek along its southern
boundary. Fossil Creek Park is south of the site, across from Fossil Creek. The property
is currently undeveloped and is zoned LMN — Low Density Mixed -Use Neighborhood
District.
A subdivision plat is accompanying the project development plan. This plat will create
the lots upon which the proposed single family and multi -family buildings will be located
on, as well as dedicate necessary rights -of -ways, easements and drainage and open
space tracts of land to support the project.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This project has been reviewed in accordance with the applicable requirements of the
Land Use Code (LUC) and was found to be in substantial compliance with the following:
The process located in Division 2.1 — General Procedural Requirements, Division
2.2 — Common Development Review Procedures for Development Applications,
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT