HomeMy WebLinkAboutREGISTRY RIDGE, 4TH FILING - PDP - 32-95G - DECISION - FINDINGS, CONCLUSIONS & DECISIONr
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Registry Ridge, 4`h Filing, Project Development Plan
Administrative Hearing
July 26, 2001
Page 7 of 7
DECISION
Based on the findings and conclusions, the Registry Ridge, 4ch Filing, Project
Development Plan is approved subject to the following condition:
The Applicant shall ensure that vehicular access to units 14, 15, 16, 17, 18, 19, 20 and
21 shall be limited to the Private Drive, shown as Tract C, and that vehicular access is
prohibited from Bon Homme Richard Drive. Such limitations shall be noted on the Final
Development Plans and incorporated into the Development Agreement language.
Dated this 1 st day of August 2001, per authority granted by Sections 1.4.9(E) and 2.1 of
the Land Use Code.
Cameron Gloss
Current Planni Director
Registry Ridge, 41h Filing, Project Development Plan
Administrative Hearing
July 26, 2001
Page 6 of 7
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 4t"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.
5. Findings of Fact:
After reviewing the Registry Ridge, 4" 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.
FINDINGS AND CONCLUSIONS
After reviewing the staff report and the record of the public hearing, the Hearing Officer
makes the following findings and conclusions:
A. The Registry Ridge, 41" Filing, Project Development Plan is subject to
administrative review and the requirements of the Land Use Code (LUC).
B. The Registry Ridge, 4t' Filing, Project Development Plan conforms to standards
of the LMN zoning district.
C. The Registry Ridge, 41" Filing, Project Development Plan conforms to the
applicable plat standards as put forth in the Land Use Code.
D. Future development of the property will be required to meet Land Use Code
Division 2.6 DEVELOPMENT CONSTRUCTION PERMITS; and, Division 2.7
BUILDING PERMITS.
Registry Ridge, 4'" Filing, Project Development Plan
Administrative Hearing
July 26, 2001
Page 5 of 7
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
facades 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
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:
Registry Ridge, 4`" Filing, Project Development Plan -
Administrative Hearing
July 26, 2001
Page 4 of 7
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.
Division 4.4 of the Land Use Code Low Density Mixed -Use Neighborhood Zone
District
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 sidewalk connections from
second entries from the dwelling units to street sidewalks.
Registry Ridge, 41" Filing, Project Development Plan
Administrative Hearing
July 26, 2001
Page 3 of 7
PUBLIC HEARING
After reviewing the Staff Report and recommendation, a public hearing was held on the
subject application at 7:00 PM on July 26, 2001. The hearing was held in Conference
Room A at 281 North College, Fort Collins, Colorado.
HEARING TESTIMONY WRITTEN COMMENTS AND OTHER EVIDENCE:
The following is a list of those who attended the meeting:
From the City:
Steve Olt, City Planner
Marc Virata, Development Review Engineer
From the Applicant:
Rich Dvorak, TST, Inc.
From the Community:
Jeff Schnell, owner of 4715 Prairie Ridge
Written Comments:
None
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, 1s1 & 2"d Filings)
S: LMN; planned single family residential and detention pond (Registry
Ridge, V 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.
Registry Ridge, 41h Filing, Project Development Plan
Administrative Hearing
July 26, 2001
Page 2 of 7
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.
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.
STAFF RECOMMENDATION: Approval
HEARING OFFICER DECISION: Approval, with conditions.
ZONING DISTRICT: LMN— Low Density Mixed Use Neighborhood
NOTICE OF PUBLIC HEARING: Notice of public hearing was made on July 12, 2001
by mailing to property owners within 500 feet of the subject property.
The public hearing was advertised in the Coloradoan.
City of Fort Collins
Commu, y Planning and Environmental -vices
Current Planning
CITY OF FORT COLLINS
ADMINISTRATIVE HEARING OFFICER
TYPE I ADMINISTRATIVE HEARING
FINDINGS, CONCLUSIONS AND DECISION
HEARING OFFICER: Cameron Gloss
Current Planning Director
PROJECT NAME: Registry Ridge, 4`h Filing, Project Development Plan
CASE NUMBER: #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.
SUMMARY OF RECOMMENDATION AND DECISION:
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;
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020