HomeMy WebLinkAboutSPRING CREEK FARMS NORTH FOURTH FILING - PDP - PDP130014 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTIYr
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Alternate Plan
4.27(B)(3)(a)(1) Single-family detached dwellings located on lots containing no more than six
thousand (6,000) square feet.
The final part of the modification request is to allow one lot (Lot 2 Block 2) to be slightly larger than
6,000 square feet. This is due to the configuration of the site rather than any specific desire to have
the lot be larger than allowed. It is also desirable to continue the lot mix in the LMN parcel with a
variety of lot widths to accommodate different products.
Lot 2, Block 2: The typical lot size for this type C lot is 60 feet wide by 100 feet deep, for a 6,000
square foot lot. However, as is true in many locations, the public street is not 100% parallel with the
rear lot line, therefore this particular lot is about 103 feet deep, for a lot area of 6,255 square feet.
The average lot size for the seven lots is 5,874 square feet.
JUSTIFICATION
The increase in lot area for the one lot is fairly minor, and would not be noticeable by the general
public, therefor the proposed modification would be equal to or better than what would be required by
code.
Spring Creek Farms North Forth Filing Modification of Standards 5
public ROW. This in itself would likely require some level of modifications of standards. While this
concept may be feasible, it would require a different builder to come in to build these, and this type of
unit is still difficult to finance for the smaller builder in the current lending environment.
JUSTIFICATION
The decrease in density from 7 to 3.21 units per acre decreases the actual unit count from 16 units to
7 units. While not insignificant, it does allow this parcel to be developed concurrently with the LMN
area with the same builder, providing a continuity of family community and neighborhood. The
proposed use would be equal to or better than what would be required under the Land Use Code.
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Preferred Plan
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AVENUE
Spring Creek Farms North Forth Filing Modification of Standards 4
Subject Parcel with Existing Conditions
4.27(D)(2) Secondary Uses in E zone
The first part of the modification request is to increase the allowable secondary uses to 35% of the
overall E zone district.
Wlth the overall E zone area on the ODP of 6.2 acres, we are allowed to have 25% of that area, or 1.5
acres be secondary uses. However, the total area in consideration is 2.18 acres net, or 35% of the
total E zone district.
To stay in compliance with the standards, we would be able to place residential uses on 1.5 acres of
the subject parcel, with the rest, .68 acres staying as a primary use, which would actually be even
smaller taking into account the actual useable area of the parcel. This is unfeasible for both uses.
JUSTIFICATION
The increase in secondary uses for the parcel in question makes the proposed project feasible from a
use standpoint, does not substantially detract from the intent of the E zone district, and is equal too or
better than what would be required under the Land Use Code.
4.27(D)(5) Density/Intensity in E zone
The second part is to decrease the required density in the E zone from 7 units per acre to 3.21 units
per acre.
With the relatively small size of this parcel, it is desirable to simply continue the single family use and
lotting pattern of the LMN site. While we would like to have more density in this area, the location of
the existing underground irrigation ditch also impacts the layout for the single family units. As
proposed, we have 7 lots on the subject property for 3.21 units per acre. If the irrigation ditch did not
exist, we could easily gain an additional 3 lots. At 7 units per acre, the required density on this site
would be 16 units.
We have prepared an alternate plan showing how 16 units would look on the proposed site. For this,
we assumed single family attached units, placing as many units as possible fronting on adjacent
Spring Creek Farms North Forth Filing Modification of Standards 3
EXISTING ZONING min
(INDUSTRIAL) 11111
PARCEL C
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Existing ODP with the Subject Site Highlighted
By the extension of Joseph Allen Drive, the E zone area has been divided into two parcels, making it
virtually impossible to get a single employer use onto the site. The extention of Joseph Allen Drive
was requested and paid for by the Clty of Fort Colins to satisfy conditions for the project of the north
of Spring Creek Farms.
As such, the landowner has been forced to market the sites independently. The site under
consideration is removed from the visibility of Timberline Drive making it even less desirable for
primary uses, and is further constrained by the existing irrigation easement along the southern portion
of the site. This creates a useable area of about 1.85 acres for a primary use. While this is certainly
large enough for an office building, due to its location and lack of visibility, finding a user for an office
building is unlikely. The site also isn't big enough for an industrial user, which could just as easily find
a larger site just to the north of this site.
Due to this, and with the desire to create a cohesive community, and with a builder identified for the
LMN portion of Spring Creek Farms North, it is desirable to simply extend that project into the subject
site as is shown in the Spring Creek Farms North Forth Filing PDP
Spring Creek Farms North Forth Filing Modification of Standards 2
VIGNETTE
s t u d i o s
Spring Creek Farms Fourth Filing
Modification of Standards Request
Requested Modifications of Standards for:
4.27(D)(2) Secondary Uses in E zone
4.27(D)(5) Density/Intensity in E zone
4.27(B)(3)(a)(1) Single-family detached dwellings located on lots containing no more than six
thousand (6,000) square feet.
Standards
4.27(D)(2) Secondary Uses in E zone
Secondary Uses. All secondary uses shall be integrated both in function and appearance into a larger
employment district development plan that emphasizes primary uses. A secondary use shall be
subject to administrative review or Planning and Zoning Board review as required for such use in
Section 4.27(B). The following permitted uses shall be considered secondary uses in this zone district
and together shall occupy no more than twenty-five (25) percent of the total gross area of the
development plan.
4.27(D)(5) Density/Intensity in E zone
Density/Intensity. All residential development in the E Employment District shall have an overall
minimum average density of seven (7) dwelling units per net acre of residential land.
4.27(B)(3)(a)(1) Single-family detached dwellings located on lots containing no more than six
thousand (6,000) square feet.
The following uses are permitted in the E District, subject to review by the Planning and Zoning Board:
(a) Residential Uses:
1. Single-family detached dwellings located on lots containing no more than six thousand (6,000)
square feet.
Discussion
These three modification requests are centered on the desire to extend the single family detached
residential development proposed on the LMN portion of the Spring Creek Farms North ODP (parcel
Al) into a portion of the E employment zone district (parcel C on the ODP).
The E zone district on the Spring Creek Farms ODP is a narrow zoning district sandwiched between
the LMN and MMN portions of Spring Creek Farms North and I industrial zoning to the north. Per the
ODP, the gross area of this E zone district is 6.2 acres. The portion of this that is under consideration
is a 2.18 acre piece (shaded in gray on the graphic below) that is directly north of Parcel Al, and is
separated from the rest of the Parcel C by the extension of Joseph Allen Drive to the North.
Spring Creek Farms North Forth Filing Modification of Standards