HomeMy WebLinkAboutLINDIMER SUBDIVISION FINAL - 26 93A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS0
prevent vehicular access of the dead-end, and alternative access to
a public cul-de-sac or through street provides the necessary public
and emergency turnaround or alternative exit point.
In the case of the Lindimer Subdivision, the City and the developer
agreed that Lots 10 and 11 will be restricted to driveway access
off the cul-de-sac. The driveway access for Lot 11 will be located
at the north property line of the lot. The driveway access will
then be directly across from the cul-de-sac, rather than off the
dead-end street, and therefore complies with the City Code. As
described above, other options are also open to the developer to
comply with the Code. These include constructing a temporary cul-
de-sac on a portion of Lot 10 or it and depositing cash to remove
the cul-de-sac with the future street extension, or agreeing not to
receive a building permit for Lot 11 until a temporary turnaround
or cul-de-sac is provided or until the street is extended to the
south and provides adequate, alternative public access.
However, at the City Council's August 3rd, 1993 hearing of the
appeal of the Lindimer Subdivision Preliminary, Council suggested
that the Planning and Zoning Board consider a variance to the Code
to allow the driveway for Lot 11 to access off the dead-end so that
the garage for the house on Lot 11 could provide a buffer between
the house and the Horsetooth Stables. Council did not request that
the developer provide a temporary turnaround as is required by the
Code. Staff requests that if the Board chooses to consider such a
variance, that a formal action is taken with justification for
granting the variance in this particular case.
Commv f Planning and Environmentatvices
Planning Department
City of Fort Collins
M E M O R A N D U M
DATE: August 17, 1993
TO: Kirsten Whetstone, Project Planner
FROM: Kerrie Ashbeck, Civil Engineer I
THRU: Mike Herzig, Development Engineering Manager
RE: LINDIMER SUBDIVISION - ACCESS TO LOT 11
Section 29-657 (c) of the subdivision Code states that "... no
dead-end streets shall be permitted except in cases where such
dead -ends are designed to connect with future streets on adjacent
land in which case a temporary turnaround easement at the end with
a diameter of eighty (80) feet must be provided. Such turnaround
easement shall not be required if no lots in the subdivision are
dependent on such street for access." Staff interprets the need
for a turnaround or cul-de-sac as two -fold. First, the Poudre Fire
Authority requires an 80 foot diameter turnaround at the end of
dead-end access points on private property as well as dead-end
public streets for fire trucks to turn around. Second, a public
turnaround and access easement is needed at a dead-end street to
provide the general public adequate room to turn a vehicle around,
without getting onto private property.
Several options are available to developers to meet the
requirements of Section 29-657 (c) of the Code. One option is to
obtain or grant an off -site easement on property adjacent to the
dead-end street to construct a temporary turnaround until the
street is extended. Another option is to construct a temporary
cul-de-sac on the developer's property and deposit cash with the
City for removing the cul-de-sac and reconstructing the street when
it is extended. However, this option requires additional City
administration and may also require that one or more building
permits be withheld until the temporary cul-de-sac is removed.
Another option is to withhold building permits on lots platted
adjacent to a dead-end street until an appropriate turnaround is
constructed or the street is extended and is no longer a dead-end.
Another option, and the one which the developer and the City agreed
would work for the Lindimer Subdivision, is to restrict lots
adjacent to a dead-end street to take driveway access from a cul-
de-sac or street other than the dead-end street. In this
situation, the dead-end street can then be barricaded off to
,1
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750
SCHOOL PROJECTIONS
PROPOSAL: LINDIMER SUBDIVISION
DESCRIPTION: 15 single family units on 4.30 acres
DENSITY: 3.49 du/acre
General Population
15 (units) x 3.5 (persons/unit) = 52.5
School Age Population
Elementary - 15 (units) x .450
Junior High - 15 (units) x .210
(pupils/unit) = 6.75
(pupils/unit) = 3.15
Senior High - 15 (units) x .185 (pupils/unit) = 2.78
Design
Affected Schools Capaci1y Enrollment
Johnson Elementary 568 566
Webber Junior High 900 834
Rocky Mounain Senior High 1312 1191
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ITEM: LINDIMER SUBDIVISION =P/F North
NUMBER: 26m93A
Lindimer Final Subdivision, #26-93A
August 23, 1993 P & Z Meeting
Page 4
RECOMMENDATION:
Staff finds that the request for Lindimer Final Subdivision
complies with the area requirements of the R-L-P Zone District and
the City's subdivision requirements. A variance to the
requirements of the Solar Orientation Ordinance was granted with
the preliminary plans. Staff, therefore, recommends approval of
Lindimer Final Subdivision, #26-93A.
Lindimer Final Subdivision, #26-93A
August 23, 1993 P & Z Meeting
Page 3
the southerly property line will be buffered by a six foot solid
wood fence with 12, two inch caliper cottonwood trees planted on 40
foot centers, inside the fence.
The strip of land between the east side of the Pleasant Valley and
Lake Canal and the rear lots lines of the homes on Sam Houston
Circle, will be dedicated to the Parks and Recreation Department
for a future bike path. This segment will be an extension of the
path planned along the western edge of Kingston Woods P.U.D.
In order to meet the requirements of the Subdivision Code, the
driveway access for Lot 11 is shown at the north property line of
Lot 11 so that the access is directly across from the cul-de-sac
rather than off the dead-end street. At the August 3rd City
Council hearing of the appeal of Lindimer Subdivision Preliminary,
Council suggested that the Planning and Zoning Board consider a
variance to the Code so the garage could be placed to the south as
a buffer between the house on Lot 11 and Horsetooth Stables. The
attached memo from the Engineering Staff explains the Code
requirements and options available to comply with the Code.
4. Solar Orientation
The Lindimer Subdivision was granted a variance to the Solar
Orientation Ordinance at the time of preliminary. The site is
peculiar in shape, being a triangle formed by the Pleasant Valley
and Lake Canal. The access point is pre -determined by the
alignment of Birmingham Drive. With only 2.78 net developable
acres (1.52 acres dedicated to street right-of-way, canal easement,
and path), there is little flexibility to provide the 30 degree
east -west orientation.
5. Transportation
Until the property to the south re -develops, sole access is gained
by Birmingham Drive, an existing local street serving Rossborough
Subdivision. The proposed 15 lots can be adequately served by an
extension of Birmingham. The proposed cul-de-sac will provide a
standard turn -around for emergency vehicles and meets the access
specifications of the Fire Code.
In the future, if Horsetooth Stables re -develops, then Birmingham
Drive will be extended to the south. This connection will allow
local street access to internal portions of the section, including
Rossborough Park, as well as provide a second point of access for
a re -developed Horsetooth Stables.
As proposed, the subdivision is feasible from a traffic engineering
standpoint.
Lindimer Final Subdivision, #26-93A
August 23, 1993 P & Z Meeting
Page 2
COMMENTS
1. Background
The surrounding zoning and land uses are as follows:
N: R-L-P; Existing single family (Wagonwheel P.U.D.)
S: R-P; Existing horse stable, riding arena, and single family
E: R-L-P; Existing single family (Wagonwheel P.U.D.)
W: R-L-P; Existing single family (Rossborough Third Filing)
This infill parcel was formerly owned by Colorado State University
Research Foundation. As an infill parcel, the 4.3 acre site was
never included in any of the Rossborough or Wagonwheel filings.
The triangular configuration is the result of the Pleasant Valley
and Lake Canal forming the eastern border of the property. Sole
access is gained via Rossborough Third Filing Subdivision from
Birmingham Drive which connects to Dunbar Avenue. To the south is
Horsetooth Stables, a rural land use featuring riding arena,
boarding stables, pasture, and a single family home. These uses,
continuously operated since the 1960's, are "grandfathered in" as
legal non -conforming uses, as a result of being in existence at the
time of annexation.
On June 28, 1993 the Planning and Zoning Board approved the
preliminary plans for the Lindimer Subdivision. The Board's
decision was appealed to City Council by the owners of Horsetooth
Stables. On August 3, 1993 the City Council voted to uphold the
Board's decision to approve the preliminary subdivision.
2. Land Use
The R-L-P, Low Density Planned Residential Zone District, allows
subdivisions of single family lots with a minimum lot size of 6,000
square feet. The 15 lots within the proposed Lindimer Subdivision
exceed this minimum requirement with an average lot size of 8,038
square feet. In addition, the lots comply with the Zoning
requirement that the minimum lot width be 60 feet as measured from
the front building line. With single family homes allowed in the
R-L-P Zone District, and by complying with the minimum area
requirements, the Lindimer Subdivision is an appropriate land use
at this location. The final plans are in substantial conformance
with the approved preliminary plans.
3. Design
The 15 single family lots will feature one street tree per lot, per
street frontage. These trees will be two inch caliper deciduous
shade trees planted behind the attached sidewalk. As mentioned,
ITEM NO. 11
MEETING DATE 8/23/93
STAFF
Kirsten whetstone
-- PLANNING AND ZONING BOARD
.,
STAFF REPORT
PROJECT: Lindimer Final Subdivision, #26-93A
APPLICANT: Mark Linder and Brett Larimer
c/o Stewart and Associates
103 South Meldrum Street
Fort Collins, CO 60521
OWNER: Mark Linder and Brett Larimer
Mark Linder Real Estate and Brett Larimer, Ltd.
3500 J.F.K. Parkway, Suite #221
Fort Collins, CO 80525
PROJECT DESCRIPTION:
Request to subdivide 4.3 acres into 15 single family lots located
at the east terminus of Birmingham Drive and adjacent to
Rossborough Third Filing, approximately 665 feet north of West
Horsetooth Road. The parcel is zoned R-L-P, Low Density Planned
Residential.
ION: Approval
EXECUTIVE SUMMARY:
The Final Subdivision complies with the area requirements of the R-
L-P Zone District and is in substantial conformance with the
approved preliminary plans. With special design considerations,
the single family homes are compatible with Horsetooth Stables to
the south as well as the two existing residential areas to the east
and west. A tract of land is dedicated to the Parks and Recreation
Department along the canal for a future bike path. The subdivision
is feasible from a transportation standpoint.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT