HomeMy WebLinkAboutRIGDEN FARM FILING 18 - PDP/FDP - FDP140011 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (16)ITEM NO ______1__________
MEETING DATE __July 30, 2014____
STAFF __Ryan Mounce____
ADMINISTRATIVE HEARING OFFICER
STAFF REPORT
PROJECT: Rigden Farm Filing 18, #FDP140011
APPLICANT: Olsson Associates
Daniel Hull
5285 McWhinney Boulevard, Suite 160
Loveland, CO 80538
OWNERS: Rigden Farm Investments, LLC & Journey Homes, LLC
Larry S Buckendorf
7251 W. 20
th
St, L-200
Greeley, CO 80634
Savant Homes, Inc.
Alan Strope
P.O. Box 2066
Fort Collins, CO 80522
NK Consulting, LLC
Naeem A. Kahn
2702 Canby Way
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request for consideration of a consolidated Project Development Plan/Final
Plan for Rigden Farm Filing 18. The project is located generally near the intersection of
Des Moines Drive and Exmoor Lane on 5.25 acres of land. The project proposes
replatting 20 existing lots into 47 lots, resulting in the addition of 27 new lots. No
changes are planned to the existing street network and only minor alterations are
proposed to utilities as a result of the proposed replat. The site is located in the Low
Density Mixed-Use Neighborhood District (L-M-N) and within the boundaries of the
Rigden Farm Overall Development Plan.
RECOMMENDATION: Approval of the consolidated Project Development Plan/Final
Plan.
Planning Services 281 N College Ave – PO Box 580 – Fort Collins, CO 80522-0580
fcgov.com/developmentreview/ 970.221.6750
Staff Report – Rigden Farm Filing 18 FDP #140011
Administrative Hearing 07-30-2014
Page 2
EXECUTIVE SUMMARY:
Staff finds the proposed Rigden Farm Filing 18 Project Development Plan/Final Plan
complies with the applicable requirements of the City of Fort Collins Land Use Code
(LUC), more specifically:
• The Project Development Plan/Final Plan complies with process located in
Division 2.2 – Common Development Review Procedures for Development
Applications of Article 2 – Administration.
• The Project Development Plan/Final Plan is in conformance with the Rigden
Farm Overall Development Plan, approved by the Planning and Zoning Board on
April 15, 1999.
• The Project Development Plan/Final Plan complies with relevant standards of
Article 3 – General Development Standards.
• The Project Development Plan/Final Plan 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 Mixed-Use Neighborhood
(L-M-N)
Single Family Residential, Multifamily
Residential
East Low Density Mixed-Use Neighborhood
(L-M-N) Single Family Residential
West Low Density Mixed-Use Neighborhood
(L-M-N) Single Family Residential
A site plan vicinity map is presented below:
Staff Report – Rigden Farm Filing 18 FDP #140011
Administrative Hearing 07-30-2014
Page 3
Map 1: Rigden Farm Filing 18 Site Location
Rigden Farm Overall Development Plan (ODP) & Rigden Farm Filing Six
The Rigden Farm ODP was approved by the Planning and Zoning Board in 1999,
with a subsequent amendment in 2002. The amended plan identifies 14 parcels
(A – N) and designates the permitted land uses and the minimum and maximum
number of dwelling units for each parcel within the ODP boundaries. The lots of
the proposed replat fall within Parcels K and L of the ODP.
In 2004, Rigden Farm Filing Six was approved, creating the lots in and around
the project site. A majority of the lots of Rigden Farm Filing 6 were dedicated to
single family detached dwellings, with 30 lots designated for two-family and
multifamily dwellings. This proposal is comprised of 20 of these previously-
approved two-family and multifamily dwelling lots. In 2013, a portion of Rigden
Farm Filing 6 near its southern boundary was replatted as part of Rigden Farm
Filing 17, creating an additional 5 lots for single-family detached units.
Staff Report – Rigden Farm Filing 18 FDP #140011
Administrative Hearing 07-30-2014
Page 4
Per a note on the Rigden Farm Filing 6 Site Plan, approval of site-specific
landscape plans, site plans, elevations and utility plans through the Land Use
Code’s minor amendment process are required prior to the issuance of building
permits for construction of two-family or multifamily units on the above-
referenced lots. Accordingly, in late 2013 and early 2014, three separate minor
amendment applications were submitted for the construction of two-family and
multifamily units on the lots now subject to this replat proposal. Subsequent to
these submittals, a request was made to change the use and housing types from
two-family or multifamily dwelling units to single-family attached dwelling units.
Each single-family attached unit requires its own separate lot, necessitating the
need for this proposed replat.
Prior to any minor amendment being approved for a single-family attached use
on the subject lots, a replat must first be successfully approved and recorded.
While the consideration of Rigden Farm Filing 18 is solely for the replat of these
20 subject lots, information from the affiliated minor amendments is also included
in the analysis below to demonstrate continued compliance with the Rigden Farm
ODP.
2. Compliance with Article 4 of the Land Use Code – Low Density Mixed-Use
Neighborhood (L-M-N) [Division 4.5]:
A. Section 4.5(B)(2) – Permitted Uses
In conjunction with the above-referenced minor amendments, single-family
attached dwelling units are proposed for the replatted lots, a permitted use
in the L-M-N zone district.
The lots of the proposed replat fall within Parcels K and L of the Rigden
Farm ODP, which are designated for single-family and multifamily
residential uses. Single-family attached dwellings continue to comply with
the approved uses of the Rigden Farm ODP.
B. Section 4.5(D)(1) – Density
Developments less than 20 acres shall have a density between 4 and 9
dwelling units per acre. The proposed replat and affiliated minor
amendments propose 47 units on 5.25 acres for a density of 8.95 dwelling
units per acre, complying with the standard.
The Rigden Farm ODP designates a minimum and maximum number of
units for each ODP parcel. As no change in the number of dwelling units is
Staff Report – Rigden Farm Filing 18 FDP #140011
Administrative Hearing 07-30-2014
Page 5
proposed as a result of the replat and affiliated minor amendments,
continued compliance with the ODP is met.
C. Section 4.5(D)(2) – Mix of Housing
Rigden Farm Filings 6 and 17, as developments over 30 acres in size,
were required to provide a minimum of 4 housing types, with no housing
type comprising more than 80% or less than 5% of the total units.
An analysis of the request to change housing unit types as part of the
Rigden Farm Filing 18 replat and affiliated minor amendments shows this
standard will continue to be met.
Filings 6 & 17 (combined):
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%
Multifamily dwellings 53 13%
Total: 405 100%
Filings 6 & 17(combined) with proposed Filing 18 & related minor
amendments:
Housing Type # of DUs Percentage
Single-family detached front/side loaded
garages
286 71%
Single-family detached rear loaded garages 38 9%
Single-family attached 47 12%
Multifamily dwellings 34 8%
Total: 405 100%
D. Section 4.5(E)(1) – Streets and Blocks
Rigden Farm Filing 18 does not propose altering the existing network of
streets and blocks. Block sizes established in the Rigden Farm ODP and
previous Rigden Farm Filings are less than 12 acres in size and allow for
mid-block pedestrian connections and will continue to comply with this
standard.
Staff Report – Rigden Farm Filing 18 FDP #140011
Administrative Hearing 07-30-2014
Page 6
3. Compliance with Article 3 of the Land Use Code – General Development
Standards:
A. Section 3.2.1 – Landscaping and Tree Protection
Landscaping details and the provision of street trees are being reviewed
with the other site-specific design details submitted with the minor
amendments in accordance with the Rigden Farm Filing 6 Site Plan note.
B. Section 3.3.1 (B)(1) Lots
Each proposed lot has vehicular access to a public street. The layout of
the proposed lots has been evaluated and staff finds that the roads,
driveways, utilities, and drainage accomplishes the intent of the Land Use
Code.
C. Section 3.5.2 Residential Building Standards
The residential building standards section contain requirements for
building setbacks, building height, and building/garage design.
Conformance with these standards will be confirmed as part of the minor
amendment process for the proposed single-family attached units and at
the time of a building permit application submitted to the City’s Zoning
Department.
4. Findings of Fact/Conclusion:
In evaluating the request for the Rigden Farm Filing 18 consolidated Project
Development Plan/Final Plan, Staff makes the following findings of fact:
A. The Project Development Plan/Final Plan complies with the applicable
procedural and administrative requirements of Article 2 of the Land Use
Code.
B. The Project Development Plan/Final Plan is in conformance with the
Rigden Farm Overall Development Plan approved by the Planning and
Zoning Board in 1999.
C. The Project Development Plan/Final Plan complies with relevant
standards located in Article 3 – General Development Standards.
Staff Report – Rigden Farm Filing 18 FDP #140011
Administrative Hearing 07-30-2014
Page 7
D. The Project Development Plan/Final Plan 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 18 consolidated Project
Development Plan/Final Plan, #FDP140011.
ATTACHMENTS:
1. Zoning & Site Vicinity Map
2. Applicant’s Statement of Planning Objectives
3. Rigden Farm Filing 18 Plat
4. Rigden Farm Overall Development Plan
5. Rigden Farm Filing 6 Site Plan
6. Rigden Farm Filing 6 Plat