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HomeMy WebLinkAboutWESTFIELD PARK POOL - PDP - 27-94B - REPORTS - RECOMMENDATION/REPORTNo Text Westfield Park Pool, Project Development Plan, #27-946 October 11, 2001 Administrative Hearing Page 5 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 Westfield Park Pool, Project Development Plan - #27-94B. Westfield Park Pool, Project Development Plan, #27-94B October 11, 2001 Administrative Hearing Page 4 size, height, and scale will be similar to the single family homes in the area. b. The proposal complies with Sections 3.5.1(E) in that the pool house building materials will consist of wood siding, brick base trim (2.5' from the ground up), and asphalt shingles on the sloped roof. These materials will be similar to the materials used on the single family homes in the area. 2. Section 3.5.3, Mixed -Use, Institutional and Commercial Buildings a. The proposal complies with Section 3.5.3(B)(1) in that the primary entrance to the pool house faces and opens directly onto a walkway with pedestrian frontage that connects to the public sidewalk along Westfield Drive without having to cross a driveway or the parking lot. b. The proposal complies with Section 3.5.3(13)(2)(b) in that the pool house building is set back and located no more than 15' from the Westfield Drive right-of-way. Westfield Drive is the adjoining street and it is smaller than a full arterial street. 4. Neighborhood Information Meeting The proposed use is a privately -owned and operated neighborhood swimming pool facility, which is permitted in the RL 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 and no meeting was held for this development request. FINDINGS OF FACT/CONCLUSIONS After reviewing the Westfield Park Pool, Project Development Plan, staff makes the following findings of fact and conclusions: 1. The proposed land use (privately -owned and operated recreation facility) is permitted in the RL — Low Density Residential Zoning District. 2. The Project Development Plan complies with all applicable district standards of Section 4.3 of the Land Use Code, RL Zoning District. Westfield Park Pool, Project Development Plan, #27-94B October 11, 2001 Administrative Hearing Page 3 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 40' spacing in the 5' wide parkway between the local street (Westfield Drive) and the detached sidewalk. 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 28 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. B. Division 3.3, Engineering Standards 1. Section 3.3.1, Plat Standards The proposal complies with the general plat requirements as set forth in this section. 2. 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 Sections 3.5.1(B) and (C) in that the pool house building will be compatible with the established architectural character of the surrounding residential neighborhoods. The building Westfield Park Pool, Project Development Plan, #27-9413 October 11, 2001 Administrative Hearing Page 2 Parks, recreation and open lands are permitted in the RL — Low Density Residential Zoning District, subject to 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 new, privately - owned and operated recreation facility to be used by residential neighborhoods in the area. COMMENTS: Background The surrounding zoning and land uses are as follows: N: LMN; existing and approved single family residential (Mountain Ridge Farms, Westfield) S: RL; existing park and school (Westfield, Johnson Elementary) E: LMN; existing single family residential (Mountain Ridge Farms) W: RL; existing neighborhood park (Westfield) The property was annexed in June, 1980, as part of the Horsetooth-Harmony West Annexation. The property is part of the City's existing Westfield Park. This 1.03 acre parcel is being sold to the Pool of Dreams, LTD. development entity. The property has not previously been platted. A subdivision plat is being reviewed as part of this development request. 2. Division 4.3 of the Land Use Code Low Density Residential Zone District The proposed use of a privately -owned recreation facility is permitted in the RL Zoning District subject to an administrative review. The PDP meets the applicable Land Use and Development Standards in the RL 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: ITEM NO. MEETING DATE 10/ 11/ 01, =A STAFF Steve Olt IMAM iiA City of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Westfield Park Pool, Project Development Plan - #27-94B APPLICANT: Wickham Gustafson Architects c/o Bob Gustafson 1449 Riverside Avenue Fort Collins, CO. 80524 OWNER: Pool of Dreams, LTD. 4455 Seneca Street Fort Collins, CO. 80526 PROJECT DESCRIPTION: This is a request for a private neighborhood swimming pool facility on 1.03 acres located at the southwest corner of Seneca Street and Westfield Drive. The facility will consist of a 6-lane pool with dive area and leisure pool, a 1,620 square foot pool house, and a 14 space parking lot. The property is a part of the existing Westfield Park (public neighborhood park) and is approximately 1/4 mile south of West Horsetooth Road. It is in the RL — Low Density Residential Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This Project Development Plan (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, 3.3 — Engineering Standards, and Division 3.5 - Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and standards located in Division 4.3 Low Density Residential District (RL) 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