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Home My WebLink AboutREGISTRY RIDGE SEVENTH FILING - REPLAT OF FILINGS TWO & FOUR - PDP - PDP140020 - REPORTS - RECOMMENDATION/REPORTStaff Report — Registry Ridge Seventh Filing, PDP #140020 Administrative Hearing 03-5-2015 Page 8 7. Utility Plans 8. Traffic Study 9. PowerPoint presentation Staff Report — Registry Ridge Seventh Filing, PDP #140020 Administrative Hearing 03-5-2015 Page 7 ■ geometry. ■ In the short range (2019) future, given development of the Registry Ridge Filings 2 & 4 site and an increase in background traffic, the key intersections operate acceptably with existing control and geometry in the morning and afternoon peak hours. ■ No additional auxiliary lanes are recommended at the key intersections. ■ Acceptable level of service is achieved for pedestrian, bicycle, and transit modes based upon the measures in the multi -modal transportation guidelines. In general, the P.D.P. is served by a network of public streets which provide an adequate level of both internal and external connectivity. 4. Neighborhood Meeting: A neighborhood meeting was not required since this project is a Type I review. 5. Findings of Fact: In evaluating the request for the Timbervine P.D.P., staff makes the following findings of fact: A. The P.D.P. complies with the applicable procedural and administrative requirements of Article 2 of the Land Use Code. B. The P.D.P. complies with the land use and the applicable development standards of the L-M-N zone district as found in Article 4 of the Land Use Code. C. The PDP complies with the applicable General Development Standards of Article 3 of the Land Use Code. RECOMMENDATION: Staff recommends approval of the Registry Ridge Filing 7 P.D.P. Type I, #PDP140020 ATTACHMENTS: 1. Zoning Map 2. Planning Objectives 3. Site Plans 4. Plat Plans 5. Landscape Plan 6. Architecture - Building Elevations Staff Report — Registry Ridge Seventh Filing, PDP #140020 Administrative Hearing 03-5-2015 Page 6 This standard requires that at least 65% of the lots (48) be oriented to within 30 degrees of an east -west line. The P.D.P. provides 71 % (53 lots) at this orientation thus in compliance with this standard. D. Section 3.3.1(B)(C) —Plat Standards —Lots and Public Dedications All lots gain access to a public street. The general layout of lots, roads, driveways, utilities, drainage facilities and other services are designed in a way that enhances an interconnected street system within and between future neighborhoods and preserves natural features. Dedications are platted for drainage and utility easements as well as public access easements for the off-street walkways. F. Section 3.5.1 — Project Compatibility Registry Ridge Seventh Filing P.D.P. zoned L-M-N, will adjoin the existing Registry Ridge L-M-N subdivision. The proposed P.D.P. will provide direct street and pedestrian connections to the existing subdivision and reflect a similar residential character. G. Section 3.5.2(C) — Housing Model Variety For developments of 100 or more single family dwelling units, four different types of housing models are required. This P.D.P. includes only 74 dwelling units. The housing models have not yet been selected at the P.D.P. stage. The standard acknowledges that for a P.D.P., such level of detail is not finalized and allows the enforcement to be at the building permit review stage in accordance with Section 3.8.15. H. Section 3.5.2(F)(1) — Street Facing Garage Doors This standard requires that street -facing garage doors must be recessed behind either the front facade of the ground floor living area portion of the dwelling or a covered porch that measures at least 6' x 8' by at least four (4) feet. For individual lots, compliance will be evaluated at the time of building permit application. 1. Section 3.6.4 — Transportation Level of Service (LOS) Requirements A Transportation Impact Study (T.I.S.) has been prepared based on the P.D.P., containing 74 single family dwellings. The T.I.S. concludes: ■ The development of the Registry Ridge Filings 2 & 4 site is feasible from a traffic engineering standpoint. At full development, the Registry Ridge Filings 2 & 4 site will generate approximately 924 daily weekday trip ends, 77 morning peak hour trip ends, and 94 afternoon peak hour trip ends. ■ Current operation at the key intersections is acceptable with existing control and Staff Report — Registry Ridge Seventh Filing, PDP #140020 Administrative Hearing 03-5-2015 Page 5 This standard requires that the local street system provide an interconnected network of streets such that blocks do not exceed 12 acres. The P.D.P. features a network of streets, that result in no block exceeding 12 acres. G. Section 4.5(E)(1)(b) — Streets and Blocks — Mid -Block Pedestrian Connections This standard requires that if any block face is over 700 feet long, then walkways connecting to other streets must be provided at approximately mid -block or at intervals of at least every 650 feet, whichever is less. This P.D.P. complies with this standard. 3. Compliance with Applicable Article Three General Development Standards: A. Section 3.2.1 — Landscaping All public streets will be landscaped with street trees, including the external streets, consistent with the Larimer County Urban Area Street Standards. The P.D.P. provides canopy street trees at 30-40 foot spacing along all street parkway landscaping areas and separated from street light locations. The P.D.P. provides landscape area treatments for all open areas, streetscape parkways, buffers and detention areas with turf grass, planting beds (on -site) and trees. B. Section 3.2.2 — Access, Circulation and Parking The P.D.P. provides for an off-street 8' concrete pedestrian and bicycle path connection from Filing Four to the existing Filing Three and Vinson Street. This path is located within existing right-of-way and will be maintained by the existing HOA. All proposed sidewalks in Filing Two and Four connect to the existing Bon Homme Richard Drive. C. Section 3.2.2 (K)(c) — Off -Street Parking The P.D.P. provides two parking spaces per dwelling unit in off-street garages in compliance with the minimum requirement for single-family detached (2) and single- family attached (1.75). C. Sections 3.2.3(C) and (F) — Solar Orientation Staff Report - Registry Ridge Seventh Filing, PDP #140020 Administrative Hearing 03-5-2015 Page 4 C. Section 4.5(D)(1) — Density The P.D.P. features 74 dwelling units on 11.83 acres for a gross density of 6.27 dwelling units per gross acre. There are several parcels that are deducted from the gross acreage in accordance with Section 3.8.18 (Residential Density Calculation). This includes landscape bufferyards and stormwater detention ponds resulting in a net acreage of 7.61 acres and a net density of 9.72 dwelling units per acre. The gross density is well under the maximum allowed (9.00 d.u./acre), including (12.0 d.u./acre) for a single phase, and exceeds the required minimum net density (3.00 d.u./acre) thus complying with the standard. D. Section 4.5(D)(2) — Mix of Housing The P.D.P. features the following three housing types: Housing Type: # of Dwelling Units Percent of Total Single Family Detached Front Loaded Garage) 18 24% Single Family Attached Front Loaded Garage) 16 22% Family Attached Rear Loaded Garage) 40 54% -Single Total: 74 100% The standard calls for three housing types on projects containing 20 acres or more of developable land. The net developable land area is 7.61 acres for this phase. Three housing types are provided, regardless of a smaller net developable land area. The standard also requires that a single housing type not constitute more than 80% or less than 5% of the total number of dwelling units. As can be seen, the P.D.P. complies with these parameters. E. Section 4.5(D)(6) — Small Neighborhood Parks This standard requires that either a public neighborhood park or a private park, at least one acre in size, be located within one-third of a mile (1,760 feet), as measured along street frontage, of 90% of the dwellings, for development projects ten acres or larger. The proposed project represents a single phase of the overall Regisry Ridge project. Filing Five included a neighborhood park location and the Registry Neighborhood Park was built in 2012. This park serves the entire subdivision, including smaller recreational areas distributed throughout the overall development. All of the dwellings are within one-third of the existing Registry neighborhood park. F. Section 4.5(E)(1)(a) — Streets and Blocks — Street System Block Size Staff Report — Registry Ridge Seventh Filing, PDP #140020 Administrative Hearing 03-5-2015 Page 3 The property was annexed in 1981 as part of the Trilby Heights Fourth annexation and zoned Low Density Mixed -use Neighborhood (L-M-N). The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses North Fort Collins Urban Estate (U-E) Residential South Larimer County (FA-1) Existing County Residential Fort Collins Public Open Lands Coyote Ridge Natural Area (POL) East Fort Collins Public Open Lands Colina Mariposa Natural Area (P-O-L) West Fort Collins rural Lands (R-U-L) Residential Fort Collins Public Open Lands Coyote Ridge Natural Area P-O-L 2. Compliance with Applicable L-M-N District Standards rDivision 4.51 A. Purpose: The purpose of the L-M-N District is as follows: The Low Density Mixed -Use Neighborhood District is intended to be a setting for a predominance of low density housing combined with complementary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood. The main purpose of the District is to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community by the pattern of streets, blocks, and other linkages. The proposed project is consistent with the stated purpose of the zone district as the uses proposed integrate with the existing L-M-N Registry Ridge neighborhood. B. Section 4.5(B)(2) — Permitted Uses The P.D.P. includes two land uses — single family detached and single family attached. Both are permitted in the L-M-N zone subject to Administrative (Type One) Review. Staff Report — Registry Ridge Seventh Filing, PDP #140020 Administrative Hearing 03-5-2015 Page 2 RECOMMENDATION: Approval of the P.D.P. EXECUTIVE SUMMARY: The proposed PDP has been reviewed by staff and is in compliance with the Land Use Code (LUC) applicable General Development Standards of Article Three, and the L-M-N standards in Article Four. COMMENTS: 1. Background Map 1: Registry Ridge Filing Seven PDP - Vicinity Map I - ,- r .W. L..wr.pror rsa — �___l. a � i Site � Site ""eh fw Registry Ridge Filing Seven Project Development Plan City of Fit Collins ITEM NO 2 MEETING DATE March 5 2015 STAFF Pete Wray _ ADMINISTRATIVE HEARING OFFICER PROJECT: Registry Ridge Filing 7 PDP Type I, #PDP140020 APPLICANT: RC Ventures Bob Quinette 10221 PrestwickTrail Lone Tree, CO 80124 Greenscape Designs Jennifer Gardener 1501 Academy Coiurt, Suite 202 Fort Collins, CO 80522 OWNER: BQ, LLC Robert Quinette, Manager 10221 PrestwickTrail Lone Tree, CO 80124 PROJECT DESCRIPTION: This is a request for a Project Development Plan (P.D.P.) for a parcel of land located generally at the southwest corner of Shields Street and Trilby Road. The Regisry Ridge Seventh Filing P.D.P will combine a replat of the Registry Ridge Second Filing (now expired) with the Registry Ridge Fourth Filing for a total of 11.8 acres. Registry Ridge Second Filing is partially built out with existing 4-plex condominiums. This replat will add primarily alley loaded single-family attahed dwelling units. The expired Registry Ridge Fourth Filing was formerly platted to contain duplex condominium lots. The Seventh Filing replat proposes single-family attached lots along Bon Homme Richard Drive and will include single family detached lots at the south property line. The Seventh Filing will include a total of 74 dwelling units; 56 single-family attached and 18 single family detached units. The parcel is zoned Low Density Mixed -Use Neighborhood, L-M-N. Planning Services 281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750