HomeMy WebLinkAbout912 WOOD ST. (PATEROS CREEK) - MOD - MOD120004 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTThe 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 irrelevant when considering an additional 6 units. 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 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. 1.
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
The 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
EXPLANATION OF MODIFICATION REQUEST
Russell + Mills Studios 130 May 2012
Page 2 of 2
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 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 2
EXPLANATION OF MODIFICATION REQUEST
Russell + Mills Studios 130 May 2012