HomeMy WebLinkAboutREGISTRY RIDGE, 4TH FILING - PDP - 32-95G - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSCity Plan Principles and Policies achieved by the proposed plan include:
PRINCIPLE LU-2: The city will maintain and enhance its character and sense of
place as defined by its neighborhoods, districts, corridors, edges.
Policy LU-2.2 Urban Design.
This neighborhood will compliment the surrounding land uses and promote a compact
development with a unique identity.
PRINCIPLE T-1: The physical organization of the city will be supported by a
frame work of transportation alternative that maximizes access and mobility
throughout the city, while reducing dependence upon the private automobile.
Policy T-1.2 Land Use Patterns.
Policy T-1.2 Multi -Modal Streets.
The proposed street will efficiently tie into existing traffic circulation as well as provide
access for motor vehicles, bicycles, and pedestrians.
PRINCIPLE MMN-2: The layout and design of a Medium Density Mixed -Use
Neighborhood will form a transition and a link between surrounding neighborhoods
and the neighborhood Commercial Center or Community Commercial District.
Policy MMN-2.1 Size.
Policy MMN-2.3 Building Orientation.
This neighborhood will be within one -quarter of a mile from a Neighborhood
Commercial Center. All buildings will face either a sidewalk or public outdoor space.
PRINCIPLE AN-2: A wide range of open lands, such as small parks, squares,
greens, play fields, natural area, orchards and gardens, greenways, and other
outdoor space should be integrated into neighborhoods.
Policy AN-2.1 Neighborhood Parks and Outdoor Spaces.
Policy AN-2.2 Ownership of Outdoor Spaces.
A network of small parks and open spaces will be within walking distance of all homes.
All open space will be owned and maintained by the Homeowner's Association.
September 8, 2000
Planning and Zoning Board Members
City of Fort Collins
Planning Department
281 North College Avenue
Fort Collins, CO 80524
RE: Planning Objectives for Registry Ridge Fourth Filing/ Preliminary P.U.D.
Dear Planning and Zoning Board Members:
Registry Ridge Fourth Filing is located on the West Side of Shields Street and south of
Bon Homme Richard Drive. The site includes parcel D of the Registry Ridge Overall
Development plan. The First Filing contained 203 single-family lots and was approved
on approximately November 1997. The Second filing containing 84 townhouse units and
15,750 square feet of retail space is currently in the City's development review process as
a Preliminary P.U.D. The Third filing, containing an additional 212 lots, is currently in
the City's development review process as a Final P.U.D.
Registry Ridge Fourth Filing is a request for 44 duplex units on approximately 8.31 acres.
The residential density is 5.3 d.u. /acre.
Each duplex unit has a two -car garage with additional drive way parking. Each of the
duplexes will share a common drive way court.
Access to the area is from Bon Homme Richard Drive to the north. A road (Bataan
Drive) will curve through the site, being primarily used by the duplex neighborhood.
Two alleys shall be used for additional access. The duplexes are arranged in a cluster
formation to create micro neighborhoods. A network of open spaces will provide
opportunities for small gatherings or recreational activities. A formal pedestrian
connection will follow the main drive through the site connecting the neighborhood with
the open spaces.
The design objectives of the landscape plan are to provide an attractive streetscape and to
enhance the pedestrian and open space connections through the site. Deciduous trees,
evergreen trees, and foundation plantings will be used to enhance the open space areas,
compliment the architectural character, and provide seasonal interest. Varied planting
schemes will be used to delineate the common areas. All common spaces are to be
owned and maintained by the Homeowner's Association.
The maximum height of the building is approximately 25 feet. The buildings will feature
pitched rooflines and contrasting veneers (see elevations). Additional features will
include patios, bay windows, and entry courtyards.
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#32-95G Registry Ridge 4th Filing IN
Project Development Plan
Type 11 LUC 1••=1000•
Registry Ridge, 4th Filing, Project Development Plan, #32-95G
Administrative Hearing — July 26, 2001
Page 5
ground floor street -facing building frontage, street -facing garage doors
are sufficiently recessed behind ground floor living areas and/or
covered porches, or the garage doors are side -loaded with the street -
facing sides having windows or other architectural details.
4. Neighborhood Information Meeting
The proposed use is a two-family residential development, which is permitted in
the LMN District, subject to an administrative (Type 1) review and public hearing.
The LUC does not require that a neighborhood meeting be held for a Type I
development proposal; however, a Neighborhood Information Meeting was held
on Monday, September 18, 2000, in the "media center" of Webber Junior High
School. Although letters of notification were sent out on September 4th to all
property owners within a minimum of 500' of the project, the only attendees were
Linda Ripley of VF Ripley, the applicant for the project, and Steve Olt of the City's
Current Planning Department. Therefore, there are no comments, questions, or
concerns regarding this development proposal.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Registry Ridge, 4th Filing, Project Development Plan, staff makes the
following findings of fact and conclusions:
1. The proposed land use (two-family dwellings) is permitted in the LMN — Low
Density Mixed -Use Neighborhood Zoning District.
2. The Project Development Plan complies with all applicable district standards of
Section 4.4 of the Land Use Code, LMN Zoning 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 Registry Ridge, 4th Filing, Project Development Plan -
#32-95G.
Registry Ridge, 4th Filing, Project Development Plan, #32-95G
Administrative Hearing — July 26, 2001
Page 4
sidewalk connections from second entries from the dwelling units to street
sidewalks.
B. Division 3.3, Engineering Standards
1. Section 3.3.5, Engineering Design Standards
The proposal complies with the design standards, requirements, and
specifications for the services as set forth in this section.
C. Division 3.5, Building Standards
1. Section 3.5.1, Building and Project Compatibility
a. The proposal complies with Section 3.5.1(D) in that the primary
fagades and entries do face adjacent streets.
b. The proposal complies with Sections 3.5.1(F) and (G). The buildings
will be 1-story and 2-story structures with a pitched roofs. The building
will be 21.5' to 26.5' in height, and will be constructed of brick and
horizontal lapboard. Building materials will be similar to those on
existing and proposed residential and commercial buildings
surrounding this site.
2. Section 3.5.2, Residential Building Standards
a. The proposal complies with Section 3.5.2(B). There must be at least 3
different types of housing models in a project that has less than 100
dwelling units. There are 42 dwelling units in this project and the
Building Elevations that have been submitted indicate 3 housing model
types (A-B, C-D, and D-D). The 3 model types have different floor
plans, roof lines, garage placement, and building faces.
a. The proposal complies with Section 3.5.2(C)(1) in that all front facades
with primary entrances to the dwelling units do face the adjacent
streets and provide connecting walkways to street sidewalks. No
primary entrance to a dwelling unit is more than 70' from a street
sidewalk.
b. The proposal complies with Section 3.5.2(E)(1) through (3) in that
street -facing garage doors do not comprise more than 50% of the
Registry Ridge, 4ch Filing, Project Development Plan, #32-95G
Administrative Hearing — July 26, 2001
Page 3
The property is part of Parcel 'D' of the Registry Ridge Amended Overall
Development Plan (ODP) that was approved by the Planning and Zoning Board
on March 24, 1997 for 96 dwelling units on 14.4 acres, providing a density of 6.7
dwelling units per acre. The detention pond in Registry Ridge, 3`d Filing is the
other portion of Parcel `D' of the amended ODP.
The property has not previously been platted. A subdivision plat is being
reviewed as part of this development request.
2. Division 4.4 of the Land Use Code, Low Density Mixed -Use Neighborhood Zone
The proposed use of two-family dwellings is permitted in the LMN Zoning District
subject to an administrative review. The PDP meets the applicable Land Use
and Development Standards in the LMN Zoning 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
1. Section 3.2.1, Landscaping and Tree Protection
a. The proposal complies with Section 3.2.1(D)(2)(a) in that canopy
shade (street) trees are provided at a 30' — 40' spacing in the proposed
parkways between the local streets and the detached sidewalks.
b. The proposal complies with Section 3.2.1(D)(3) in that no one species
of tree on the development plan exceeds 33% of the total of 142 new
trees on -site.
2. Section 3.2.2, Access, Circulation and Parking
The proposal complies with Section 3.2.2(C)(5) in that it provides direct,
safe, and continuous walkways and bicycle connections to major
pedestrian and bicycle destinations in the surrounding area via a detached
sidewalk system internal to the project, direct sidewalk connections from
front entries to the dwelling units to the street sidewalks, and direct
Registry Ridge, 4" Filing, Project Development Plan, #32-95G
Administrative Hearing — July 26, 2001
Page 2
Two -Family Dwellings are permitted in the LMN — Low Density Mixed -Use
Neighborhood Zoning District, subject to administrative (Type 1) review. The LMN
District is:
Intended to be a setting for a predominance of low density housing combined
with complementary and supporting land uses that serve a neighborhood and are
developed and operated in harmony with the residential characteristics of a
neighborhood. The main purpose of the District is to meet a wide range of needs
of everyday living in neighborhoods that include a variety of housing choices, that
invite walking to gathering places, services and conveniences, and that are fully
integrated into the larger community by pattern of streets, blocks, and other
linkages. A neighborhood center provides a focal point, and attractive walking
and biking paths invite residents to enjoy the center as well as the small
neighborhood parks. Any new development in this district shall be arranged to
form part of an individual neighborhood.
This proposal complies with the purpose of the LMN District as it is a new residential
development at the lower end of the density range permitted in the District. The net
residential density of this development is 5.16 dwelling units per acre. The project will
provide a two-family dwelling option in a planned mixed -use community that already
contains single family lots to the north, south, and west, and multi -family dwelling units
to the north. Directly to the north, across Bon Homme Richard Drive, is an approved
neighborhood center that will contain a convenience store with fuel sales, a child care
center, and space for small office and retail uses.
COMMENTS:
Background
The surrounding zoning and land uses are as follows
N: LMN; existing single family residential, planned multi -family residential
and neighborhood center (Registry Ridge, 1st & 2"d Filings)
S: LMN; planned single family residential and detention pond (Registry
Ridge, 3`d Filing)
E: LMN; existing City -owned natural area (Colina Mariposa)
W: LMN; planned single family residential (Registry Ridge, 3 d Filing)
The property was annexed in October, 1981, as part of the Trilby Heights Fourth
Annexation.
ITEM NO. 1
MEETING DATE 7 26 O1
STAFF Steve Olt
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Registry Ridge, 4th Filing, Project Development Plan - #32-95G
APPLICANT: VF Ripley Associates, Inc.
c/o Rachel Linder
401 West Mountain Avenue, Suite 201
Fort Collins, CO. 80521
OWNER: DALCO, LLC
6000 Greenwood Plaza Boulevard, Suite200
Englewood, CO. 80111
PROJECT DESCRIPTION:
This is a request for 42 residential dwelling units in 21 buildings (two-family dwellings)
on 8.14 acres located at the southwest corner of South Shields Street and Bon Homme
Richard Drive. The density is 5.16 dwelling units per acre. The property is approximately
'/4 mile south of West Trilby Road and is in the LMN — Low Density Mixed -Use
Neighborhood Zoning District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This PDP complies with the applicable requirements of the Land Use Code L( UC), more
specifically:
the process located in Division 2.2 - Common Development Review
Procedures for Development Applications and Division 2.4 — Project
Development Plan of ARTICLE 2 - ADMINISTRATION;
standards located in Division 3.2 - Site Planning and Design Standards and
Division 3.5 - Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT
STANDARDS; and
standards located in Division 4.4 Low Density Mixed -Use Neighborhood
District (LMN) of ARTICLE 4 — DISTRICTS.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750
PLANNING DEPARTMENT