HomeMy WebLinkAboutHARMONY RIDGE P.U.D. SECOND REPLAT (SIX PLEX), 4608 DUSTY SAGE DR. - PDP/FDP - FDP150041 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO 2
MEETING DATE Mar. 16, 2016
STAFF Clay Frickey
ADMINISTRATIVE HEARING OFFICER
Planning Services 281 N College Ave – PO Box 580 – Fort Collins, CO 80522-0580
fcgov.com/developmentreview/ 970.221.6750
STAFF REPORT
PROJECT: Harmony Ridge 2nd Replat, FDP150041
APPLICANT: Ed Glavin
Treeline Builders
141 S College Ave
Suite 103
Fort Collins, CO 80521
OWNERS: Ridgeview Business Ventures LLC
7841 Vantage View Pl
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request for a combined project development plan/final plan to replat Lot 15 of
the Harmony Ridge PUD to create six individual townhouse lots. The lot was originally
platted for condominium units. The site contains .367 acres and is located on the
southeast corner of Prairie Ridge Dr & Dusty Sage Dr. The project is located in the Low
Density Mixed-Use Neighborhood (LMN) zone district.
RECOMMENDATION: Staff recommends approval of Harmony Ridge 2nd Replat,
FDP150041.
EXECUTIVE SUMMARY:
Staff finds the proposed Harmony Ridge 2nd Replat 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 the process located in
Division 2.2 – Common Development Review Procedures for Development
Applications of Article 2 – Administration.
The Project Development Plan/Final Plan complies with relevant standards of
Article 3 – General Development Standards.
Staff Report – Harmony Ridge 2nd Replat, FDP150041
Administrative Hearing 03-16-2016
Page 2
The Project Development Plan/Final Plan complies with relevant standards
located in Division 4.5, Low Density Mixed-Use Neighborhood (LMN) of Article 4
– Districts.
COMMENTS:
1. Background
The property was annexed into the City as part of the Harmony-Taft Hill Annexation on
April 4, 1989. The lot was originally created as part of the Harmony Ridge PUD, which
was approved March 11, 1999. While the majority of Harmony Ridge was built out upon
approval, a couple of lots remain undeveloped including this lot seeking a replat. The
original Harmony Ridge subdivision plat showed the lot platted for condomimiums. The
applicant is replatting to create 6 townhouse lots.
The surrounding zoning and land uses are as follows:
Direction Zone District Existing Land Uses
North Low Density Mixed-Use Neighborhood
(LMN)
Single-family attached residential, gas station,
medical office, retail
South Low Density Mixed-Use Neighborhood
(LMN), Public Open Lands (POL) Single-family attached residential, open space
East Low Density Mixed-Use Neighborhood
(LMN), Urban Estate (UE)
Single-family attached residential , single-
family detached residential
West Low Density Mixed-Use Neighborhood
(LMN), Public Open Lands (POL) Single-family attached residential, open space
A zoning and site vicinity map is presented on the following page.
Staff Report – Harmony Ridge 2nd Replat, FDP150041
Administrative Hearing 03-16-2016
Page 3
Figure 1: Harmony Ridge 2nd Replat Zoning & Site Vicinity Map
Staff Report – Harmony Ridge 2nd Replat, FDP150041
Administrative Hearing 03-16-2016
Page 4
2. Compliance with Article 3 of the Land Use Code – General Development
Standards:
The project complies with all applicable General Development Standards as
follows:
A. Section 3.2.3 - Solar access, orientation, shading
All developments must be designed to accommodate active and/or
passive solar installations and must not deny adjacent properties access
to sunshine. The existing buildings are designed and located to minimize
the casting of shadows on adjacent properties and could accommodate
future active and/or passive solar installations.
B. Section 3.3.1(B) – Lots
No lot in a subdivision shall have less area than required under the
applicable zoning requirements. Each lot must also have vehicular access
to a public street. All lots meet the minimum dimensional standards
outlined in sections 4.8(D) (E) of the Land Use Code. While none of the
lots have direct frontage on a public street, each lot gains access to the
street since they have common ownership of the HOA tract that separates
the building from the street. Due to their common ownership, each owner
has access to the HOA-owned land and can therefore cross this land to
get access to the public street.
3. Compliance with Article 4 of the Land Use Code – Division 4.5, Low Density
Mixed-Use Neighborhood (LMN):
The project complies with all applicable Article 4 standards as follows:
A. Section 4.5(B)(2)(a) – Permitted Uses
The proposed use, single-family attached dwellings, is permitted in the
LMN zone district and is consistent with the district’s intent to be a setting
for a predominance of low density housing.
5. Findings of Fact/Conclusion:
In evaluating the request for the Harmony Ridge 2nd Replat Project Development
Plan/Final Plan, Staff makes the following findings of fact:
Staff Report – Harmony Ridge 2nd Replat, FDP150041
Administrative Hearing 03-16-2016
Page 5
A. 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.
B. The Project Development Plan/Final Plan complies with relevant
standards located in Article 3 – General Development Standards.
C. The Project Development Plan/Final Plan complies with relevant
standards located in Division 4.5, Low Density Mixed-Use Neighborhood
(LMN) of Article 4 – Districts.
RECOMMENDATION:
Staff recommends approval of Harmony Ridge 2nd Replat, FDP150041.
ATTACHMENTS:
1. Zoning & Site Vicinity Map
2. Harmony Ridge 2nd Replat