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Home My WebLink AboutRIGDEN FARM FILING 18 - PDP/FDP - FDP140011 - DECISION - FINDINGS, CONCLUSIONS & DECISIONITEM 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