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HomeMy WebLinkAbout912 WOOD ST. (PATEROS CREEK) - MOD - MOD120004 - REPORTS - MODIFICATION REQUESTThe project will contain an orchard and a variety of edible plants that provide an additional food source for the community. Community Gathering Areas The project will contain gathering areas in a pavilion in the open space and throughout the central courtyard in the courtyard community . Heritage Preservation The project will acknowledge and tell the story of its heritage as Hart's Farm through interpretation, a farm theme and remnants of features such as the small mill race. Wood St. Modification Request Page 3 of 3 EXPLANATION OF MODIFICATION REQUEST Russell + Mills Studios 130 May 2012 The preferred plan is equal to or better than a comparable plan which meets the density standard of 2 DU/Acre in that it exceeds the Urban Estate open space standard of 50%, at 53% open space, This objective meets the overall intent of the cluster plan of preserving open space, through a compact development. In addition, the preferred plan will allow restoration of the entire open space to a level comparable with the adjacent Poudre River Flood Plan forest. The modification of density from 2 DU/Acre to 2.4 DU/Acre is nominal and inconsequential when considering the overall impact, character of the development and ability of the proposed plan to meet or exceed all other standards within the Land Use Code. Concerns such as increased traffic are nominal and inconsequential when considering an additional 6 units. According to data from the project Traffic Engineer (Delich Associates), an increase from 35 DU to 41 DU would result in a 16% daily trip increase from 396 to 458. AM peak increase would be 12%, from 34 to 38 trips and PM peak increase would be 15%, from 41 to 47 trips. Character concerns of increased density are alleviated through a net residential density of 4.75 DU/Acre, which is less than the standard of 5 DU/Acre. The immediate surrounding area large lot residential density has an average of .3 - 1 DU/Acre, however, the single family neighborhoods 2 blocks away, within the City Limits, have an average of 5 DU/Acre. The proposed plan advances the Land Use Code and exceeds it in many cases, supporting Plan Fort Collins principles such as the following: Compact Development Pattern The proposed plan creates a compact development form that achieves greater than 50% open space. Interconnected System of Open Lands Open space within the property is connected to the Poudre River Trail via a system of proposed trail connections. Multiple Means of Travel The adjacency of the property to the Poudre River Trail will allow cycling and walking to be exceptionally convenient means of travel to and from the property, in addition to driving and bus routes. Redevelopment and Infill Development of this parcel will be a redevelopment of the existing Bender Mobile Home Park, which is currently in a degraded state with excessive material storage throughout, detracting from and diminishing the quality of the Poudre River Trail experience. Community Gardens The project will provide two community gardens for residents. One garden will serve the entire community and will be located within the open space, strategically placed in a lower quality habitat area. A second garden will be provided within the courtyard community. Edible Plants Wood St. Modification Request Page 2 of 3 EXPLANATION OF MODIFICATION REQUEST Russell + Mills Studios 130 May 2012 Wood Street Modification Request Explanation of known modification requests 5.30.2012 Project Overview This 17.34 acre parcel is currently being reviewed for annexation into the City of Fort Collins within the Urban Estate Zone District. Redevelopment of the property to include residential single family lots within the southwest portion of the site surrounding the proposed loop drive. A courtyard community with small lots surrounding a community green and gardens comprise the interior of the loop road. The plan is designed to preserve as many significant trees as possible and enhance open space to the east of the residential lots, where habitat quality is most intact as a riparian forest. The enhanced open space includes an orchard, community gardens, gathering area, enhanced pond, and trail connections to the Poudre River Trail at two points, one on the north side of the property and one on the eastern edge. The interior loop road is shown with a 51' ROW with detatched walks and 30' roadway per LUCASS standards. Storm -water drainage will be directed to the east utilizing existing drainage patterns and depressions for detention and water quality purposes. Storm -water best practices such as bio-swales, etc. will be utilized to further enhance water quality. Open space enhancements will include removal of non-native species such as Siberian Elm and Russian Olive with select understory plantings, spot seeding, grading and removal of debris. The goal is to maximize contiguous open space and cultivate a Riparian Forest environment which contributes to the overall ecological health of the Poudre River Corridor. The project has been reviewed on a preliminary basis with Poudre Fire Authority where a second access point through a 16' concrete access drive/trail at the southwest corner of the property was determined to provide sufficient access. The history of the site as Hart's farm will be emphasized in the character of the overall development, through interpretive efforts along trails, the proposed orchard and community gardens. Modification Request The applicant requests a modification from the Urban Estate Cluster gross density standard of 2 DU/Acre (LUC 4.2 (E)(2)(C)) maximum to 2.4 DU/Acre. This density translates to 35 dwelling units under the standard, whereas the project proposes 41 dwelling units. The net density standard under the Urban Estate Cluster standards of 5 DU/Acre maximum is met with the preferred plan at 4.75 DU/Acre. Two plans are shown in the attached graphic materials packet — one illustrates a 35 dwelling unit density compliance concept, while the preferred plan is shown at 41 dwelling units. The preferred plan is not detrimental to the public good in that it maintains high quality habitat, open space and promotes a sense of community through it's spatial structure and open space amenities. Wood St. Modification Request Page 1 of 3 EXPLANATION OF MODIFICATION REQUEST Russell + Mills Studios 130 May 2012