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HomeMy WebLinkAboutEAST RIDGE - FDP: 2015 PROJECT EXTENSION REQUEST - 33-98F - REPORTS - PROJECT EXTENSIONEast Ridge, Final Plan Extension of Vested Rights #33-98 Planning & Zoning Hearing 03/12/2015 Page 7 Final Plan, and as a result, a neighborhood meeting is not required. Therefore, a City - sponsored and facilitated neighborhood information meeting was not held for this project. 6. FINDINGS OF FACT/CONCLUSION: A. East Ridge, Final Plan continues to comply with Division 4.5 LMN standards in Article Four - Districts. B. East Ridge, Final Plan continues to comply with the applicable General Development Standards of Article Three. C. The request for extension of vested rights satisfies Section 2.2.11(D) (4), including (b) due to other extraordinary and exceptional situations unique to the property, and completing all engineering improvements would result in unusual and exceptional practical difficulties and undue hardship upon the applicant. This is because the Project was initially delayed due to the economic recession. Prior to the recession, East Ridge had obtained a commitment for a development loan to pay the cost of constructing and installing all of the engineering improvements for the Project ("the Development Loan"). The Development Loan was withdrawn as a result of the recession. The combined cost of installing all of the subdivision improvements as part of the initial single family residential portion of the Project and the cost of satisfying the ELCO raw water requirements has made it very difficult to obtain the financing necessary to develop the Project. Furthermore, the granting the extension would not be detrimental to the public good. This is because the Project is proposed for mixed -use residential development consisting of single family entry-level homes and multifamily units. The 17 acre Drainage Detention Pond to be constructed by East Ridge within the Project will be a regional detention pond and will be an essential element of the North Fort Collins Master Drainage Plan. D. The request for extension of vested rights was made at least 30 days prior to the date of expiration of the approval. RECOMMENDATION: Staff recommends approval of East Ridge, Final Plan Extension of Vested Rights #33- 98, for a One Year Term of Vested Rights to July 13, 2016. LIST OF ATTACHMENTS: 1. Applicant Extension Request Application dated January 27, 2015. 2. Applicant Plans. East Ridge, Final Plan Extension of Vested Rights #33-98 Planning & Zoning Hearing 03/12/2015 Page 6 In review of Section 2.2.11 (D) (4) (a), the Applicant has been clear that required engineering improvements have not been implemented to date and compliance with this Section is not applicable. In compliance with Section 2.2.11 (D) (4) (b), the Applicant has stated that, due to other extraordinary and exceptional situations unique to the property, completing all engineering improvements would result in unusual and exceptional practical difficulties or undue hardship upon the applicant, and granting the extension would not be detrimental to the public good. The applicant has stated the hardship and challenges associated with the economic downturn. The combined cost of installing all of the subdivision improvements as part of the initial single family residential portion of the Project and the cost of satisfying the ELCO raw water requirements has made it very difficult to obtain the financing necessary to develop the Project. Finally, the project continues to represent a pattern of land use that complies with the Structure Plan Map. 3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS The East Ridge, Final Plan proposal complies with the following applicable requirements / standards of the Land Use Code (LUC), more specifically: Standards located in Division 3.2 - Site Planning and Design Standards, Division 3.3 — Engineering Standards, Division 3.4 - Environmental, Natural Area, Recreational and Cultural Resource Protection Standards, Division 3.5 - Building Standards, and Division 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS. 4. ARTICLE 4 - DISTRICTS A. Division 4.5 - Low Density Mixed -Use Neighborhood (LMN) This proposal complies with the purpose of the LMN District as it is a project that provides 384 single-family lots, three public parks, large drainage detention pond, irrigation, wetlands, open space and future development tracts. The resulting net residential density is between 5.5 and 6 dwelling units per acre. The property is surrounded by vacant and developed properties containing residential, commercial and industrial uses. 5. Neighborhood Meeting: The LUC requires a neighborhood meeting be held for development proposals that are subject to a Planning and Zoning Board (Type 2) review. The proposed request is not a development plan, but rather an extension of vested rights for a previously approved East Ridge, Final Plan Extension of Vested Rights #33-98 Planning & Zoning Hearing 03/12/2015 Page 5 Prospective home builders have been exploring the possibility of redesigning the water system for the Project to include a non -potable system using water from the #10 Ditch for outdoor use to reduce the amount of water required by ELCO. The combined cost of installing all of the subdivision improvements as part of the initial single family residential portion of the Project and the cost of satisfying the ELCO raw water requirements has made it very difficult to obtain the financing necessary to develop the Project. During the past year, two home builders made offers to purchase the Property, construct the improvements, and develop the Project as approved but neither home builder was able to resolve the problems associated with ELCO's raw water requirements. The Property is now under contract to a statewide home builder that reasonably believes ELCO's raw water requirements can be satisfied and the Project can be developed as proposed. Extending the vested property rights for one additional year to allow the Project to be developed will not be detrimental to the public good because: (i) The Project continues to comply with the applicable zoning standards. (ii) The Project continues to meet all aspects of the Land Use Code. With its application for an administrative extension submitted June 6, 2013 East Ridge submitted a letter from Terence Hoaglund of Vignette Studios verifying that with the amendments to the ODP made in 2012, the FDP was in compliance with the then current applicable general development standards and the applicable LMN zoning district standards. I am not aware of any amendments to the LUC made within the last year that would cause the FDP to no longer comply with the general development standards or zoning standards. The Project will be a benefit to the public because: (i) The 17 acre Drainage Detention Pond to be constructed by East Ridge within the Project will be a regional detention pond and will be an essential element of the north Fort Collins master drainage plan. Extending the vested right for the Final Plan for one additional year is not detrimental to the public good. This is because the project continues to comply with the L-M-N standard related to the mix of housing types. Further, the Final Plan continues to meet all aspects of the Land Use Code. A request for an extension of the term of vested right under this Section must be submitted to the Director in writing at least thirty (30) days prior to the date of expiration. The request for an extension of vested rights for Phase 1 was made on January 27, 2015. The request was submitted to the City more than 30 days prior to the date of expiration of July 13, 2015. East Ridge, Final Plan Extension of Vested Rights #33-98 Planning & Zoning Hearing 03/12/2015 Page 4 Extensions for two (2) successive periods of one (1) year each may be granted by the Director, upon a finding that the plan complies with all general development standards as contained in Article 3 and Zone District Standards as contained in Article 4 at the time of the application for the extension. (Administrative extensions have been exhausted.) Any additional one-year extensions shall be approved, if at all, only by the Planning and Zoning Board, upon a finding that the plan complies with all applicable general development standards as contained in Article Three and the Zone District Standards as contained in Article Four at the time of the application for the extension, and that (a) the applicant has been diligent in constructing the engineering improvements required pursuant to paragraph (3) above, though such improvements have not been fully constructed, or (b) due to other extraordinary and exceptional situations unique to the property, completing all engineering improvements would result in unusual and exceptional practical difficulties or undue hardship upon the applicant, and granting the extension would not be detrimental to the public good. The applicant has stated in the extension request letter: East Ridge has already received two successive administrative extensions. Thus the administrative extension procedure has been exhausted and, pursuant to Section 2.2.11 (D)(4) of the LUC, the additional one year extension being requested by this letter must be approved by the Planning and Zoning Board upon a finding that the Project complies with all applicable general development standards as contained in Article 3 of the LUC and the zone district standards as contained in Article 4 of the LUC. The Planning and Zoning Board must also find that either: "(a) the applicant has been diligent in constructing the engineering improvements though such improvements have not been fully constructed, or (b) due to other extraordinary and exceptional situations unique to the property, completing all engineering improvements would result in unusual and exceptional practical difficulties or undue hardship upon the applicant, and granting the extension would not be detrimental to the public good." East Ridge has not commenced construction of the engineering improvements within the Project. Thus subsection (a) quoted above is not applicable. With respect to subsection (b) The Project was initially delayed due to the economic recession. Prior to the recession East Ridge had obtained a commitment for a development loan to pay the cost of constructing and installing all of the engineering improvements for the Project ("the Development Loan'). The Development Loan was withdrawn as a result of the recession. Recently, the Project has been delayed because the Project will be served by the East Larimer County Water District (ELCO) and ELCO changed the manner in which ELCO calculates the yield on Water Supply and Storage Company shares which resulted in a reduction from 84 acre feet per share to 38 acre feet per share. Historically, ELCO has not been willing to accept cash -in -lieu for an entire subdivision and raw water has become much more difficult to acquire. East Ridge, Final Plan Extension of Vested Rights #33-98 Planning & Zoning Hearing 03/12/2015 Page 3 records. The Annexation Plat was recorded the same day. On August 26, 2005, the Overall Development Plan (ODP) was approved by the Planning and Zoning Board. On July 13, 2009, the Final Development Plan (FDP) for the Project was approved by the Director of Planning. A subdivision plat of the Property was recorded July 13, 2009 of the Larimer County, Colorado records. Pursuant to Section 2.2.11(D)(3) of the Land Use Code (LUC) the FDP was granted a three year term of vested property rights to July 13, 2012. On June 15, 2012, and pursuant to Section 2.2.11(D) (4) of the LUC Laurie Kadrich of Community Development and Neighborhood Services administratively granted a one year extension of the term of the vested property rights to July 13, 2013. At the time of the request for an extension, various amendments were made to the ODP to comply with the then current LUC regulations. On June 11, 2013, pursuant to Section 2.2.11(D)(4) Ted Shepard as Chief Planner granted a second one year administrative extension of the vested property rights to July 13, 2014. On May 8, 2014 the Planning and Zoning Board granted a one year extension to July 13, 2015. The property was annexed as the East Ridge Annexation in February 26, 2005. Current surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses North Larimer County (FA-1) Vacant land in Larimer County South Larimer County Industrial (1) Existing residence, farm and sand gravel operation East Low Density Mixed -use Neighborhoods (LMN) Vacant land West Larimer County Open (0), Industrial (1) Existing commercial/industrial and residential 2. ARTICLE 2 - ADMINISTRATION Section 2.2.11(D) (4) Extensions (Notes and emphasis added.) East Ridge, Final Plan Extension of Vested Rights #33-98 Planning & Zoning Hearing 03/12/2015 Page 2 part of the initial single family residential portion of the Project and the cost of satisfying the ELCO raw water requirements has made it very difficult to obtain the financing necessary to develop the Project. The applicant now seeks a one-year extension of Final Plan vested rights from the Planning and Zoning Board, to July 13, 2016. The project continues to comply with Article Three — General Development Standards, and Article Four, Division 4.5 - Low Density Mixed -Use Neighborhood District. COMMENTS: 1. Background: A vicinity map is included below that shows project context in the area. 1 inch= 1,000 foal East Ridge Vicinity Map —� On February 19, 2002, the Property was annexed as the East Ridge Annexation. The Annexation Ordinance was recorded on May 13, 2002 of the Larimer County, Colorado �t of ITEM NO MEETING DATE March 12, 2015 STAFF Pete Wray PLANNING & ZONING BOARD PROJECT: East Ridge, Final Plan Extension of Vested Rights # 33-98 APPLICANT: Liley, Rogers & Martell, LLC Jim Martell 300 South Howes Street Fort Collins, CO 80521 OWNER: East Ridge of Fort Collins, LLC P.O. Box 273150 Fort Collins, CO 80527 PROJECT DESCRIPTION: This is a request for a one year extension of the term of vested right, to July 13, 2016, of the approved East Ridge, Final Plan. The parcel is located generally at the southeast corner of Timberline Road and East Vine Drive. The Final Plan has been approved for 384 single family lots, three public parks (approximately 12 acres), one large drainage area, wetlands, open space area (approximately 17 acres - the drainage detention area), several smaller drainage and pedestrian easements (approximately 3.5 acres) and several tracts reserved for future development including a neighborhood center and approximately 200-240 multi -family units on approximately 147 gross acres. The site is located in the Low Density Mixed Use Neighborhood (L -M -N) Zone District. The overall residential density when the Project is completely built out will be between 5.5 and 6 dwelling units per net acre (net of parks, streets, wetlands/open space, and commercial tracts). RECOMMENDATION: Approval of the request for Final Plan Extension of Vested Rights EXECUTIVE SUMMARY: In the request letter from Liley, Rogers & Martell, LLC, the applicant representing East Ridge of Fort Collins, LLC (owner) states that due to other extraordinary and exceptional situations unique to the property, completing all engineering improvements would result in unusual and exceptional practical difficulties or undue hardship upon the applicant. The combined cost of installing all of the subdivision improvements as Planning Services 281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750