HomeMy WebLinkAboutKITCHELL SUBDIVISION - COUNTY REFERRAL - 44-87 - REPORTS - Recommendation/ReportITEM NO. 14
PLANNING AND ZONING BOARD MEETING OF MaV_3 1Agg
STAFF REPORT
PROJECT: Kitchell Subdivision - County Referral # 41-88
APPLICANT: Dwight Whitney OWNER: Kitchell Partnership
1433 Meeker Drive same
Fort Collins, CO 80524
PROJECT PLANNER: Sherry Albertson -Clark
PROJECT DESCRIPTION: Request to subdivide 70.7 acres into 13 lots (3 are
existing). The site is located 1 /2 mile south of Highway 14 on the west side
of County Road 5.
RECOMMENDATION: Approval, with condition that homes be sprinkled.
EXECUTIVE SUMMARY: The applicant wishes to subdivide the 70.7-acre par-
cel into 13 lots. The property is located outside of and adjacent to the Urban
Growth Area. The proposed land use is not consistent with rural uses as iden-
tified in the Larimer County Comprehensive Plan; however, the land use is
consistent with the present zoning. The proposed cul-de-sac exceeds the maxi-
mum 660' length and does not provide a second point of access; therefore, the
lots must be sprinkled to provide adequate fire protection. The applicant is
agreeable to this condition.
OFFICE OF DEVELOPMENT 300 LaPorte Ave. - P.O. Box 580 - Fort Collins, Colorado 80522 - (303) 221-6750
SERVICES, PLANNING DEPARTMENT
Kitchell Subdivision t
P & Z Meeting - May
Page 2
COMMENTS
1. Background:
eliminary County Referral #41-8
23, 1988
The surrounding zoning and land uses are as follows:
N: R-1, FA-1; Clydesdale PUD (vacant), existing single family
S: FA-1; vacant
E: FA-1; vacant
W: FA-1; vacant
The property is in Larimer County, outside the Urban Growth Area, in the
area identified as "rural" in the Larimer County Comprehensive Plan. The
applicant is proposing a low density residential subdivision, with lots approxi-
mately 5.0 acres in size. The three lots located along County Road 5 were
created through an exemption. Water service would be provided by ELCO
Water District and on -lot septic systems would provide sewage disposal.
2. Land Use:
The site is located outside the Urban Growth Area, which lies along the north-
ern property line. This area has been defined as "rural" in the Larimer
County Comprehensive Plan. The proposed development is not consistent with
"rural" uses as identified in the Larimer County Comprehensive Plan. "Rural"
residential uses are defined as one unit per 35 acres in the Comprehensive
Plan; however, the proposed land use is consistent with the current FA-1 zon-
ing.
3. Access:
As designed, Lot 3 (which has an existing vacant house on it) has its own
access from County Road 5. The remaining 15 lots will have access from
Kitchell Court, which intersects with County Road 5. Kitchell Court is nearly
1 /2 mile long and provides the only point of access to these lots. A "street
reservation easement" is shown, extending to the north and south; however, the
terminology used does not imply that access would be provided through a dedi-
cated easement. The northern section could provide a connection with Clydes-
dale PUD, but this area has not been developed and therefore, would not make
the needed connection to provide a second point of access. The developer of
Clydesdale PUD has recently requested an extension for the approved Master
Plan.
The maximum cul-de-sac length (with
no additional
access provided) is 660'.
This is a requirement
of the Poudre Fire Authority,
(as well as a city street
design standard) which
would serve this
property. The
cul-de-sac shown would
necessitate that either
two viable points
of access be
provided, or the individ-
ual homes would have
to be sprinkled.
The applicant
is agreeable to this as a
condition of approval.
Kitchell Subdivision 17'eliminary County Referral #41-8
P & Z Meeting - May 23, 1988
Page 3
4. Other:
As a point of information, the applicant could utilize the "rural" street stan-
dards which allows a 28' roadway on 46 ROW. The plan as submitted indi-
cates a 60' ROW.
RECOMMENDATION:
Staff recommends approval of the Kitchell Subdivision, with the conditon that
the homes be sprinkled.
ITEM KITCHELL SUBDIVISION County Referral
NUMBER 41-88
KITCHELL SUBDIVISION
a