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Home My WebLink AboutRICKETTS SUBDIVISION - 9-88 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSi ITEM NO. PLANNING AND ZONING BOARD MEETING OF 1 S lGf� STAFF REPORT PROJECT: Ricketts Subdivision - Preliminary - #9-88 APPLICANT: Phil K. Ricketts OWNER: Same 2300 W. Mulberry Street Fort Collins, CO 80521 PROJECT PLANNER: Debbie deBesche PROJECT DESCRIPTION: The applicant is requesting 35 single family lots on 10.02 acres, located at 2300 West Mulberry, and zoned R-L, Low Density Res- idential. RECOMMENDATION: Approval with conditions EXECUTIVE SUMMARY: This is a request for preliminary approval for 35 detached single family homes on 10.02 acres, resulting in a density of 3.4 dwelling units per acre. The request meets the requirements of the subdivi- sion regulations with the exception that one lot has both front and rear frontage. Staff is recommending a variance to these requirements and approval with conditions of Ricketts Subdivision - Preliminary. OFFICE OF DEVELOPMENT 300 LaPorte Ave. • P.O. Box 580 • Fort Collins, Colorado 80522 • (303) 221-6750 SERVICES, PLANNING DEPARTMENT Ricketts Subdivision-71reliminary - #9-88 March 28, 1988 P & Z Meeting - Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: RM; Multiple family apartments S: RL; Sky Line Mobile Home Park E: RL and RP; Single family dwellings and high school tennis court W: RL; Grange building and single family dwellings The property was part of the Maxwell's lst and 2nd Annexation which was annexed into the City in 1963. Mr. Ricketts owns the property and rents the main house (Lot 3) to his daughter. He proposes to subdivide the property in order to build his home on Lot 4 and sell the remaining lots. The house on Lot 3 will remain. 2. Land Use: This request represents in -fill development and is supported in the Land Use Policies Plan by the following criteria: "79. Low density residential uses should locate in areas which have easy access to existing or planned neighborhood and regional community shopping centers;" 3. Neighborhood Compatibility: The size of the lots are consistent with the neighboring single family homes and the project is compatible with the neighborhood in terms of land use, scale, and density. Staff has received one letter in opposition which is included in this staff report. 4. Design: Staff has some concerns regarding the design of the subdivision, in partic- ular, the short cul-de-sac (Thomas Court), directly off of Mulberry Street. Staff believes that these four lots create an undesirable location for single family homes presently, and even more so in the future as traffic and resulting noise on Mulberry increases. This issue has been discussed with the applicant. The applicant has a num- ber of reasons for creating a cul-de-sac off of Mulberry Street, which include: a) Does not create a significant traffic problem; b) The storm drainage for the site would be impacted if Thomas Court was not allowed; c) The Parks and Recreation underground irrigation pipe would have to be relocated at the expense of the applicant, and; d) The "clean out" for the irrigation pipe would be directly in the middle of a street. Ricketts Subdivision - Preliminary - #9-88 March 28, 1988 P & Z Meeting - Page 3 The applicant is providing a walkway between the two cul-de-sacs in order to tie them together for pedestrian circulation. Staff concludes that the Thomas Court cul-de-sac off Mulberry Street is justified. 5. Variance Request: Staff is recommending approval of a variance to two subdivision require- ments: 1. Requirements which state that lots in a subdivision adjacent to a major arterial street shall not gain access from the arterial. There is an existing house on Lot 3 and the owner wishes to build his home on Lot 4. Lot 4 would be the only one with direct access onto Mulberry, the other three lots would obtain access off Thomas Court. 2. The subdivision requirement which prohibits lots with both front and rear street frontage. Impala Circle is existing and the development of this property creates one lot (Lot 35) with double frontage. Staff has requested and received a non - vehicular access easement along Impala Drive for Lot 35. Staff has determined that these variances from the strict application of the subdivision regulations would not be detrimental to the public good or impair the intent and purpose of the code. 6. Conditions to Approval: There remain three outstanding technical issues which must be resolved prior to final approval: A. There is a one foot strip of land between this property and the prop- erty to the west. The applicant must obtain approval of the owner of this one foot piece of land for access to this project. Staff has placed this condition on the approval as follows: 1. Prior to final approval, the applicant shall provide evidence of approval to use the one foot strip of property which is located between this project and the property to the west. B. The development of this land creates some major problems with street addressing along Impala Circle. Staff has asked that this issue be resolved prior to final in the form of the following condition: 2. Prior to final approval, the applicant shall resolve the issue of street addressing along Impala Circle. Ricketts Subdivision - Preliminary - #9-88 March 28, 1988 P & Z Meeting - Page 4 C. The developer shall provide a "non -vehicular" access easement along the south property lines of lots 1 and 3 to guarantee no direct access from these lots to Mulberry Street. 3. Prior to final approval, the applicant shall provide a "non - vehicular" access easement along the south property lines of Lots 1 and 3 to guarantee no direct access from these lots to Mulberry Street. 7. Transportation: Access to the project is from Impala Circle and Mulberry, which is an arte- rial. The City Traffic Engineer has reviewed the proposal and has no objec- tions. RECOMMENDATION The proposal is consistent with the R-L, Low Density Residential, zone dis- trict and meets the requirements of the subdivision regulations. Therefore, Staff recommends approval of the Ricketts Subdivision, Preliminary, and variances to the subdivision regulations as described herein, with the fol- lowing conditions: 1. Prior to final approval, the applicant shall provide evidence of approval to use the one foot strip of property which is located between this project and the property to the west. 2. 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D�4LRit'tION txe H,,*l IG.D ALCpe a tYp aopTxcAst v4 OP tYf ca6nW&t of ,•i ••..�.. 3fciloN 9 , 1.ONNSNIP '1 NOLTN , RANLs L9 w—t OP TNs C, Olt' OF FORT 60KI95, GOIINTY OF LARIMOF, -A1f OF —10,A e. ... �N% • 00 • POPULATION PROJECTIONS PROPOSAL: 9-88 RICKETTS SUBDIVISION DESCRIPTION: 35 single family lots on 10.02 acres DENSITY: 3.49 du/acre General Population 35 (units) x 3.5 (persons/unit) = 122.5 School Age Population Elementary - 35 (units) x .422 (pupils/units) Junior High - 35 (units) x .148 (pupils/unit) = Senior High - 35 (units) x .127(pupiIs/unit) = Affected Schools Poudre High School Lincoln Junior High School Irish Elementary Design Capacity 1260 740 546 + 20 14.77 5.18 4.45 Enrollment 1143 648 524