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Home My WebLink AboutRIGDEN FARM FILING SEVENTEEN - PDP - PDP130015 - REPORTS - RECOMMENDATION/REPORTITEM NO _______1__________ MEETING DATE ___Aug. 1, 2013____ STAFF ___Seth Lorson____ ADMINISTRATIVE HEARING Planning Services 281 N College Ave – PO Box 580 – Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750 STAFF REPORT PROJECT: Rigden Farm, Filing 17 - Project Development Plan, PDP #130015 APPLICANT: Ken Merritt, Landmark Planning 3521 W. Eisenhower Blvd. Loveland, CO 80537 OWNER: Meritage Homes Inc. 6892 S. Yosemite Ct., Suite 1-201 Centennial, CO 80112 PROJECT DESCRIPTION: This is a request for consideration of a Project Development Plan (P.D.P.) for Rigden Farm Filing 17. The project is located at the southwest corner of East Drake Road and Ziegler Road on 8.67 acres of undeveloped land. The project is proposing to replat 52 lots in Rigden Farm Filing 6; 43 alley access single-family detached lots and 9 front access single-family detached lots to be replatted into 57 front access single-family detached lots, for a total net increase of 5 lots. The site is zoned Low Density Mixed-Use Neighborhood (L-M-N) in which single-family lots are permitted subject to administrative review and approval. RECOMMENDATION: Approval of Rigden Farm, Filing 17 - Project Development Plan, PDP #130015. EXECUTIVE SUMMARY: Staff finds that the proposed Rigden Farm, Filing 17 Project Development Plan complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically: • The P.D.P. complies with process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration. • The P.D.P. is in conformance with the Rigden Farm Overall Development Plan approved by the Planning and Zoning Board on April 15, 1999. Rigden Farm Filing 17 PDP #130015 Administrative Hearing, August 1, 2013 Page 2 • The P.D.P. complies with relevant standards located in Article 3 – General Development Standards. • The P.D.P. complies with relevant standards located in Division 4.5 Low Density Mixed-Use District (L-M-N) of Article 4 – Districts. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses North Low Density Mixed-Use Neighborhood (L-M-N) Single-family residential South Low Density Residential (R-L) Single-family residential East Unincorporated Larimer County Industrial - Gravel pit West Low Density Mixed-Use Neighborhood (L-M-N) Multi-family residential Overall Development Plan (ODP) The Rigden Farm ODP was approved by the Planning and Zoning Board in 1999, and subsequently went through a Minor Amendment in 2002. The amended plan has 14 parcels (A – N) identifying permitted land uses and densities. The proposed replat falls within the L and the M parcels both of which permit single-family dwellings. Block 1 of proposed Filing 17 is within Parcel L and is not proposing an increase in density. Blocks 2 and 3 are within Parcel M and are increasing the total amount of lots by 5 to total 112 lots; a maximum of 158 dwelling units is permitted in Parcel M. (See attachment 4) 2. Compliance with Article 4 of the Land Use Code – Low Density Mixed-Use Neighborhood (L-M-N): The project complies with all applicable Article 4 standards as follows: A. Section 4.5(B) – Permitted Uses Rigden Farm Filing 17 PDP #130015 Administrative Hearing, August 1, 2013 Page 3 The proposed land use of Single-family detached dwellings is permitted in the L-M-N District subject to administrative review. B. Section 4.5(D) – Land Use Standards 1) Density. Section 4.5(D)(1) requires that a development >20 acres shall have a density between 4 and 9 dwelling units per acre. The project is proposing 57 dwelling units on 8.67 acres for a density of 6.6 dwelling units per acre. 2) Mix of Housing. Section 4.5(D)(2) requires a minimum of 4 housing types - with no single housing type constituting more than 80% or less than 5% of the total number of dwelling units - for any development over 30 acres which is applied the original Rigden Farm Filing 6 (124 acres). The following charts show the proposed housing types, number of dwelling units (DUs) and percentages for Filing 6 and Filing 6 amended with Filing 17: Filing 6: Housing Type # of DUs Percentage Single-family detached front/side loaded garages 238 60% Single-family detached rear loaded garages 81 20% Two-family dwellings 28 7% Multi-family dwellings 53 13% Total 400 100% Filing 6 with proposed Filing 17: Housing Type # of DUs Percentage Single-family detached front/side loaded garages 286 71% Single-family detached rear loaded garages 38 9% Two-family dwellings 28 7% Multi-family dwellings 53 13% Total 405 100% C. Section 4.5(E) – Development Standards 1) Streets and Blocks. Section 4.5(E)(1) requires that the local street system provide an interconnected network of streets and blocks. The Rigden Farm Filing 17 PDP #130015 Administrative Hearing, August 1, 2013 Page 4 proposed Filing 17 does not alter the existing approved street and block pattern including the mid-block pedestrian connection on Block 2 as required in Div. 4.5(E)(1)(b). 3. Compliance with Article 3 of the Land Use Code – General Development Standards The project complies with all applicable General Development Standards; with the following relevant comments provided: A. Division 3.2 – Site Planning and Design Standards 1) 3.2.1 Landscaping and Tree Protection: • Sec. 3.2.1(D)(2) requires street trees to be provided in the detached sidewalk parkway at an average spacing of 30 to 40 feet apart. The project is providing street trees at the required intervals as shown in the landscape plan. (See attachment 3) 2) 3.5.2 Residential Building Standards: • Multiple sections under the topic of residential building standards refer to building setbacks, building height, building design, and garage design. This project is only requesting to plat lots for single-family dwellings. The aforementioned standards will be confirmed at time of building permit application by the City’s Zoning Department. • Sec. 3.2.2(E)(4) requires a minimum lot width of 50 feet for single- family detached dwellings. All the proposed lots in Filing 17 are at least 50 feet in width. 5. Findings of Fact/Conclusion In evaluating the request for the Rigden Farm Filing 17 Project Development Plan, Staff makes the following findings of fact: A. The P.D.P. complies with process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration. B. The P.D.P. is in conformance with the Rigden Farm Overall Development Plan approved by the Planning and Zoning Board on April 15, 1999. Rigden Farm Filing 17 PDP #130015 Administrative Hearing, August 1, 2013 Page 5 C. The P.D.P. complies with relevant standards located in Article 3 – General Development Standards. D. The P.D.P. complies with relevant standards located in Division 4.5 Low Density Mixed-Use District (L-M-N) of Article 4 – Districts. RECOMMENDATION: Staff recommends approval of the Rigden Farm, Filing 17 - Project Development Plan, PDP #130015. ATTACHMENTS: 1. Applicant’s Project Narrative 2. Site Plan 3. Landscape Plan 4. Rigden Farm ODP 5. Rigden Farm Filing 6