HomeMy WebLinkAboutWATER'S EDGE @ RICHARD'S LAKE PDP - MOD - 58-86J - SUBMITTAL DOCUMENTS - ROUND 3 - MODIFICATION REQUESTL a n d s c a p e A r'c h i t e c t u r e "
S i t e P ;a n n •i'n g i
. G r a p h i c s '
December 8, 2006 '
Steve Olt,
City of Fort Collins
281 North College
Fort Collins, CO 80521
Dear Steve,
Attached is a modification of standards application for Water's Edge at Richard's Lake. InciudW with this
application are
• Check for application fee
• Signed application forms
• Modification'to standards narrative
• Supporting graphics
I appreciate your time reviewing this application. Please•contact me if you have any questions:
Sincerely,
Don Tiller
,
• C i v i c' C e n t e r Villagee
144 North Mason Street Suite 2 a Fort Collins, Colorado 80524
� (970) 472-9125 • Fa :(970) 494-0728
Accela Automation: Show9Detai140 - T8108-D • Page 1 of 1
RECEIPT
CITY OF FORT COLLINS
NEIGHBORHOOD & BUILDING SERVICES
281 N. COLLEGE "E.
Phone:970-221-6760
Fax:970-224-6134
Application Type: Building / Misc / General / NA
Application #: B0605689
Project Name:
Address:
Owner Name:
Receipt No.: 118366
Payment Method Ref Number Amount Paid Payment Date
Cashier ID Comments
SKYLAND
Check 4684 $250.00 12/08/200612:35:13
SLINDELL MEADOWS
PM
DEVELOPMENT
CK#4684
/
Owner Info.: se SODOSS 7 q
Work MODIFICATION OF STANDARDS SUBMITTAL FOR WATER'S EDGE AT RICHARDS LAKE -
Description: DON TILLER, VIGNETTE STUDIOS PD BY SKYLAND MEADOWS DEVELOPMENTS, LTD
CK#4684
T8108-D
Version 4.0
http://dtsweb02. fcgov.com/operations/permit/index.cfm?FUSEACTION=ShowPa... 12/08/2006
Ini{j, Pl gand Environmental SerNrices
Building and Zoning Department
City of Fort Collins
I hereby authorize cancellation of said permit and/or plan review fee. I further state that no work
authorized by the above permit has been done. I am requesting that applicable fees be refunded.
(Signature of Applicant)
r J.Q a Number)
To Revenue Officer: You may authorize payment in the amount of:
Type of Refund
Total Refund $ C;�SO0o-0
Comments
(Date)
(Application Number)
Plan Review Fee 1D1-341113
Permit Fee 101-322101
City Sales Tax 4D6-313010
County Sales Tax 101-231719
Contractor License 101-321601
DTS Admin Fee 101-341121
Mail Refund To:
�o-7—
Authorized Signature
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6760 • FAX (970) 224-6154
MODIFICATION REQUEST ALTERNATIVE PLAN
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MODIFICATION REQUEST PREFERRED PLAN
We feel that the preferred plan promotes the general purpose of the standard equally well or better
than a plan that satisfies the standard as follows:
• The preferred plan maximizes the number of solar -oriented lots.
• The preferred plan optimizes visual presentation to the surrounding neighbors and
public streets, with inward facing garage dominated fagades
• The preferred plan provides an internal pedestrian walkway between the front fagades
of the internal buildings for the residents
• The preferred plan provides the ability to address the internal buildings using the
named private drives per request of Poudre Fire Authority.
C) The plan as submitted will not diverge from the standards of the Land Use Code that are
authorized by the Division to be modified except in a nominal, inconsequential way when
considered from the perspective of the entire development plan, and will continue to advance
the purposes of the Land Use Code as contained in Section 1.2.2.
We believe the preferred plan presents a modification that is inconsequential to and in fact
advances the purposes of the Land Use Code as contained in Section 1.2.2. Specifically, the
preferred plan optimizes the design, quality and character of the development in relation with the
adjacent developments and maximizes the number of solar -oriented lots. Further, public safety
requirements as expressed by the Poudre Fire Authority are addressed with the provision of
addressing for the internal buildings in this parcel to the named private drives.
Findings of Fact/Conclusion
We understand that in order to approve the Modification Request the Planning and Zoning Board must
make the following findings:
A. The request for this modification to Land Use Code Sections 3.6.2(L)(1)(b) is subject to review by
the Planning and Zoning Board.
B. Granting the requested modification would neither be detrimental to the public good nor impair the
intent and purposes of this Land Use Code.
C. Granting the requested modification would allow the project to advance (1) in a way that promotes
the general purpose of the standard for which the modification is requested equally well or better
than a plan which complies with the standard and (2) in a way that only diverges in a nominal,
inconsequential way when considered from the perspective of the entire development plan, and
will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2, as
follows:
• The site design for the area in question is constrained by existing public streets or extension of
existing public streets, proximity to the north property boundary, and the existing oil well site.
• The preferred plan maximizes the number of solar -oriented lots.
• The preferred plan optimizes visual presentation to the surrounding neighbors, with inward
facing garage dominated fagades
• The preferred plan provides an internal pedestrian walkway between the front fagades of the
internal buildings for the residents
• The preferred plan provides the ability to address the internal buildings using the named
private drives per request of Poudre Fire Authority.
We request and recommend approval of the Water's Edge at Richard's Lake Modification Request.
Water's Edge at Richard's Lake
Modifications of Standards Request 12/1/2006 page 3 of 3
Modification to development requirements
Code Section: 3.6.2(L)(1)(b) Primary access in single-family developments. A private drive,
instead of a street, shall be allowed to provide primary access to residential
development, provided that the drive is connected to only one (1) street.
Discussion: In the preferred plan, three named private drives, Squib Lane, Skiff Lane or Jetty Lane,
do not meet this requirement given each drive connects to both Outrigger Way and
Daysailer Way (see Preferred Plan). This plan is preferred by the applicant because it
makes the most efficient usage of the area while allowing 100% of the lots to meet the
requirement for solar -orientation. The design features include rear -loaded garages
eliminating garage dominated facades on the public streets, a pedestrian walkway
connecting the front walkways to the pedestrian network traversing the site east to west,
and the ability to address each lot using the named private drives per request of Poudre
Fire Authority.
Use of alleys in place of the private drives was considered but rejected because LUC
3.6.2(J)(1) requires the dwelling unit served by the alley to front on a residential local
street (which is not feasible for the internal lots) and public alleys cannot be named to
permit the addressing requested by the Poudre Fire Authority.
The alternative plan (Alternative 1) was presented during the October 19, 2006 Planning
and Zoning Board hearing. This alternative did not allow the overall site design to meet
the LUC Section 3.2.3(B) requirement for solar -oriented lots. The Planning and Zoning
Board agreed to table the public hearing for the application, requesting the site be
modified to increase the number of solar -oriented lots. Other alternatives were explored,
but in each case, the number of solar -oriented lots were reduced or the pedestrian
connections were compromised.
As a result, the applicant believes approval of the preferred plan with the requested
modification to standards is appropriate and justified.
Justification
We understand that in order to approve the Modification Request the Planning and Zoning Board must
make the following findings:
A) The Planning and Zoning Board may grant a modification of standards only if it finds that
the granting of the modification would not be detrimental to the public good.
We believe the preferred plan is not detrimental to the public good. It contributes to the
development's ability to exceed the city requirement for solar -oriented lots.
B) The plan as submitted will promote the general purpose of the standard for which the
modification is requested equally well or better than would a plan which complies with the
standard for which a modification is requested.
LUC code section 3.6.2(L)(1)(b) Primary access in single-family developments. A private
drive, instead of a street, shall be allowed to provide primary access to residential
development, provided that the drive is connected to only one (1) street.
Water's Edge at Richard's Lake
Modifications of Standards Request 12/1 /2006 page 2 of 3
0
MODIFICATION REQUEST
WATER'S EDGE AT RICHARD'S LAKE
This is a modification of standards for Water's Edge at Richard's Lake to address the following item:
A. Modification of standards to Section 3.6.2(L)(1)(b) of the Land Use Code, accepting preferred
plan in which three named private drives, Squib Lane, Skiff Lane and Jetty Lane, are each allowed
two connections to public streets.
PROJECT BACKGROUND
Water's Edge at Richard's Lake is a 108 acre residential development, bounded by Tumberry Road on the
east, Richards Lake PUD on the south, Hearthfire PUD on the west, and Serramonte Highlands to the north.
The site has 90.6 acres zoned Low Density Mixd Use (L-M-N) and 17.8 acres zoned Urban Estate (U-E).
The purpose of this modification request is to allow three named private drives, Squib Lane, Skiff Lane and
Jetty Lane, to connect to two public streets, Daysailer Way and Outrigger Way. This request is maximizes
the number of solar oriented lots in this area of the development while meeting Poudre Fire Authority
emergency response addressing requirements.
The size and shape of this area is somewhat constrained by the existing Morningstar Way extension to
Tumberry Road, Tumberry Road, the north property boundary and the existing oil well: The initial site
design presented during the Planning and Zoning Board public hearing on October 19, 2006 did not meet
the LUC Section 3.2.3(B) requirement for solar -oriented lots. The Planning and Zoning Board agreed to
table the public hearing for the application, requesting the site be modified to increase the number of solar -
oriented lots.
With the preferred and modified plan, 100% of the 57 lots in this area are solar -oriented. In the previous
plan, only 64% or 39 lots in this area are solar -oriented. This change combined with changes elsewhere on
the site results in 69% of the lots meeting the solar -orientation criteria.
The Poudre Fire Authority has reviewed and approved the request for this modification contingent upon
naming the private drives. Primary vehicular access to the internal dwelling units not adjacent to a public
street is provided by one of the private drives (Squib Lane, Skiff Lane or Jetty Lane) serving the rear -loaded
garages. Naming the private drives allows addressing specific to this access, simplifying Poudre Fire
Authority emergency response drives to locate these dwelling units. To further assist emergency response
efforts, these dwelling units are also required to have a man -door in the rear of the unit and have address
numbers on both the front and rear of the dwelling unit.
The applicant has explored other alternatives to the preferred plan in this particular area. This work has not
resulted in a plan that would meet both the project objectives and code requirements. As a result the
applicant is requesting a modification to 3.6.2(L)(1)(b) Private Drives.
Water's Edge at Richard's Lake
Modifications of Standards Request 12/1/2006 page 1 of 3