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Home My WebLink AboutWATERFIELD THIRD FILING - PDP - PDP130037 - DECISION - MINUTES/NOTES1 2/11/2014 Q:\USERS\FORT COLLINS LAND USE\WATERFIELD\DECISION.DOC CITY OF FORT COLLINS TYPE 1 ADMINISTRATIVE HEARING FINDINGS AND DECISION HEARING DATE: January 30, 2014 PROJECT NAME: Waterfield 3 rd Filing CASE NUMBER: PDP130037 APPLICANT: Jim Dullea and Curly Risheill Parker Land Investments, LLC c/o Ripley Design 401 West Mountain Avenue Fort Collins, CO 80521 OWNER: Parker Land Investments, LLC 9162 South Kenwood Court Highlands Ranch, CO 80126 HEARING OFFICER: Kendra L. Carberry PROJECT DESCRIPTION: This is a request for approval of 190 dwelling units (152 single-family detached homes, 22 single-family homes served by an alley and 16 single-family attached homes) on 74.59 acres on a parcel of land located generally at the northwest corner of East Vine Drive and North Timberline Road. Merganser Drive will be extended to serve the site. Access would also be gained from new streets that intersect with East Vine Drive and North Timberline Road. SUMMARY OF DECISION: Approved ZONE DISTRICT: Low Density Mixed-Use Neighborhood (L-M-N) HEARING: The Hearing Officer opened the hearing at approximately 5:00 p.m. on January 30, 2014, in Conference Room A, 281 North College Avenue, Fort Collins, Colorado. EVIDENCE: During the hearing, the Hearing Officer accepted the following evidence: (1) Planning Department Staff Report; (2) application, plans, maps and other supporting documents submitted by the applicant; and (3) an email from Don Homan dated January 30, 2014 (the Land Use Code (the "Code"), the Comprehensive Plan and the formally promulgated polices of the City are all considered part of the record considered by the Hearing Officer). 2 2/11/2014 Q:\USERS\FORT COLLINS LAND USE\WATERFIELD\DECISION.DOC TESTIMONY: The following persons testified at the hearing: From the City: Ted Shepard, Ward Stanford From the Applicant: Linda Ripley, Cody Snowden From the Public: Kenneth Barker, Don Homan FINDINGS 1. Evidence presented to the Hearing Officer established the fact that the hearing was properly posted, legal notices mailed and notice published. 2. A neighborhood meeting was held on May 30, 2013 for this PDP and the Waterfield Overall Development Plan ("ODP"). The residents that attended generally expressed concerns over wetlands, traffic and density. 3. The PDP complies with the ODP. 4. The PDP complies with the applicable General Development Standards contained in Article 3 of the Code. a. The PDP complies with Section 3.2.1, Landscaping and Tree Protection, because all public streets will be landscaped with street trees. b. The PDP complies with Section 3.2.2, Access, Circulation and Parking, because: the PDP includes construction of a segment of the City's future regional trail along the Eaton Ditch, which turns south and connects to the path system that accesses the future neighborhood center, the future public school, the future park and wetland open space; and a soft path will circumnavigate the wetlands. c. The PDP complies with Section 3.2.3(F), Solar Orientation, because Waterfield 3rd Filing is designed in an alternative manner that enhances neighborhood continuity, fosters non-vehicular access and preserves existing natural conditions. d. The PDP complies with Section 3.3.1(B)(C), Plat Standards, Lots and Public Dedications, because all lots gain access to a public street, and the general layout of lots, roads, driveways, utilities, drainage facilities and other services are designed to enhance an interconnected street system within and between future neighborhoods and to preserve natural features. e. The PDP complies with Section 3.5.1, Project Compatibility, because Waterfield 3rd Filing adjoins a parcel identified on the ODP as multi-family and zoned M-M-N, and a buffer yard has been set aside to allow a landscape screen between the two uses. f. The PDP complies with Section 3.6.2, Streets, Streetscapes, Alleys and Easements, because: the 24 double frontage lots along an arterial street will not take access from an arterial street; and the proposed lot depth, combined with fencing and landscaping, creates 3 2/11/2014 Q:\USERS\FORT COLLINS LAND USE\WATERFIELD\DECISION.DOC an effective screen and protection from the noise, light and other negative impacts of the arterial street equally well or better than a plan which otherwise complies with the lot depth standard. g. The PDP complies with Section 3.6.4, Transportation Level of Service Requirements, because: the Transportation Impact Study addresses plans for New Vine Drive, newly constructed and widened streets, impact on intersections in the area and the levels of service for bicycle and pedestrian traffic; and Waterfield 3rd Filing is served by a network of public streets which provide a high level of internal and external connectivity. h. The PDP complies with Section 3.8.11, Fences and Walls, because: 24 lots will have a 6' high solid wood fence along the rear property line adjoining either New Vine Drive or North Timberline Road; these fences will feature a recess or projection of about 4' for a length not to exceed the width of two lots; and masonry columns will be provided at consistent intervals. 5. The PDP complies with the applicable Low Density Mixed-Use District standards contained in Article 4 of the Code. a. The PDP complies with Section 4.5(B)(2), Permitted Uses, because both single family detached and single family attached residences are permitted uses in the L-M-N zone district subject to Administrative Review. b. The PDP complies with Section 4.5(D)(1), Density, because the PDP features 190 dwelling units on 74.59 acres for a gross density of 2.56 dwelling units per gross acre; which is less than the maximum and more than minimum net density. c. The PDP complies with Section 4.5(D)(2), Mix of Housing, because: a Modification of Standard was granted by the Planning and Zoning Board in Conjunction with the ODP on November 14, 2013, which allows the PDP to contain three housing types instead of four, and the PDP complies with the Standard that a single housing type not constitute more than 80% or less than 5% of the total number of dwelling units. d. The PDP complies with Section 4.5(D)(3), Neighborhood Centers, because a neighborhood center is shown on the northwest corner of the ODP, within ¾ of a mile, as measured by street frontage, of 100% of the total number of dwelling units. e. The PDP complies with Section 4.5(D)(6), Small Neighborhood Parks, because the ODP includes a future public neighborhood park of 8.1 acres, and at least 90% of the dwellings are within 1/3 of a mile of the future public neighborhood park. f. The PDP complies with Section 4.5(E)(1)(a), Streets and Blocks, Street System Block Size, because: the PDP features a network of streets including the shifting of East Vine Drive as an arterial road from the section line ¼ mile north, bisecting the property, with no block exceeding 12 acres; and the shifting will allow the existing East Vine Drive to be downgraded to a collector street. 4 2/11/2014 Q:\USERS\FORT COLLINS LAND USE\WATERFIELD\DECISION.DOC g. The PDP complies with Section 4.5(E)(1)(b), Mid-Block Pedestrian Connections, because Blocks 5, 7, 8 and 9 exceed 700' in length along the street frontage or block face, and each of these blocks features a mid-block bicycle and pedestrian connection at intervals that do not exceed 650'. DECISION Based on the foregoing findings, the Hearing Officer hereby enters the following rulings: 1. The PDP is approved as submitted. DATED this 11 th day of February, 2014. _____________________________________ Kendra L. Carberry Hearing Officer