HomeMy WebLinkAboutBELLA VIRA - PDP - 36-05A - REPORTS - MODIFICATION REQUEST(N) ensuring that development proposals are sensitive to natural areas and features.
a. This development proposal attempts to be sensitive to natural areas and features by
consolidating the proposed open space areas adjacent to existing open space areas, and
limiting development to the lower/easterly portions of the site to minimize impacts to the
foothills.
Furthermore, we feel that the overall site layout we are proposing and the RF zone in particular is an attractive
design that provides a complimentary transition between the different zones within the site and with The Ponds
neighborhood. The variety of lots and uses are laid out in a compact urban form that evolves from higher
density, to the east to the low density to the west, affording a smooth transition in accord with the adjacent and
adjoining neighborhood's clustering.
There are also several physical constraints that make this site difficult. It is rather narrow, limiting the lot layout
and street configuration possibilities. The regional pond bisecting the middle of the property, and located in the
low area, requires this development to design additional water quality ponds in the remaining developable LMN
area thereby reducing the acreage set aside for higher densities. Although the regional pond, water quality
ponds, and the RF open spaces are amenities, it allows only 57% of the site to be developed. Since the parcel is
only 35+/- acres this equates to approximately 20 acres available for development. In keeping with the adjacent
land use patterns we feel that granting this modification would help alleviate these constraints.
We appreciate your consideration regarding our Modification of Standards request for the RF district to increase
our density from I unit per acre to 1.32 units per acre, and to increase from 15 units to 20 units while
maintaining at least 50% dedicated open space.
Sincerely,
Matthew J. lakely,eA
Jim Sell Design, Inc.
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(A) ensuring that all growth and development which occurs is consistent with this Land Use Code, City
Plan and its adopted components, including but not limited to the Structure Plan, Principles and
Policies and associated sub -area plans.
a. The proposed development meets all other requirements of the Land Use Code, fosters the
City Plan components and the Principles and Policies (Please see the narrative submitted
with this PDP).
(D) facilitating and ensuring the provision of adequate public facilities and services such as
transportation (streets, bicycle routes, sidewalks and mass transit), water, wastewater, storm drainage,
fire and emergency services, police, electricity, open space, recreation, and public parks.
a. Adequate public facilities are available or will be constructed with this development.
(E) avoiding the inappropriate development of lands and providing for adequate drainage and reduction
of flood damage.
a. This development is key to the reduction of flood damage within the western portion of the
City. The proposed developed portions of the project have adequate drainage and assist the
City with conveyance of stormwater through the property.
(F) encouraging patterns of land use which decrease trip length of automobile travel and encourage trip
consolidation.
a. The development is within the City's GMA and is designated as an infill project. The
project is within a mile of a commercial center at Taft Hill and W. Elizabeth that is easily
accessed by a public transit stop at the comer of Overland Trail and West Elizabeth Street.
(G) increasing public access to mass transit, sidewalks, trails, bicycle routes and other alternative modes
of transportation.
a. This development is conveniently located adjacent to an existing Transfort stop at the
comer of Overland Trail and West Elizabeth Street.
(1) minimizing the adverse environmental impacts of development.
a. This development minimizes the adverse environmental impacts by sensitively respecting
setbacks and minimizing site disturbance to those areas specifically slated for development.
(J) improving the design, quality and character of new development.
a. This project achieves this goal by providing a mix of densities and housing types across the
property, thereby creating a neighborhood that is rich in character.
(L) encouraging the development of vacant properties within established areas.
a. This property is identified as an infill parcel by the City of Fort Collins. Existing
developments virtually surround the property and it is an apparent extension of the adjacent
Ponds Subdivision.
(M) ensuring that development proposals are sensitive to the character of existing neighborhoods.
a. This development is a direct extension of the Ponds Subdivision due to the close proximity,
continuation of the predetermined street network, and similar zoning districts. The proposed
layout plan directly relates to the existing adjacent neighborhood by providing a similar
street pattern, similar lot sizes, and combined open space areas.
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The following excerpts are taken from the City of Fort Collins Land Use Code and are followed up with our
corresponding rationale for the modification:
2.8.2 (H) (1) "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"
The design of the cluster development preserves open space by consolidating the open space adjacent to
the neighboring subdivision's open space. We have also provided a trail amenity within the open space.
The plan minimizes visual intrusion by keeping the dwellings on the lower portion of the RF district.
The plan also protects the adjacent residential development by providing an open space, landscape
buffer between the developments. The lot layout was designed to conform to the terrain and cut and fill
has been minimized. A plan that complies with the standard would have the same amount of open space
and would cluster the units in the area proposed, therefore we feel this design meets the "equally well"
clause.
; or
2.8.2 (H) (2) "the granting of a modification from the strict application of any standard would, without
impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and
described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact
that the proposed project would substantially address an important community need specifically and expressly
defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the
City Council, and the strict application of such a standard would render the project practically infeasible. "
We feel that this project as a whole alleviates and existing problem of city-wide concern. This problem
is the need of an additional regional storm water detention pond required to mitigate flooding in and
around the west side of the City. We acknowledge that the impact of the regional pond is within the
LMN district, and that the developer has the ability to increase the density within the LMN district to
accommodate the land lost to the pond. However, to maintain compatibility with the adjacent properties,
we feel that it would be better to distribute the units throughout the project and maintain lot sizes that
are substantially similar to those within the Ponds Subdivision. Especially since this project is an
apparent extension of that development.
; or
2.8.2 (H) (4) "the plan as submitted will not diverge from the standards of the Land Use Code that are
authorized by this 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 feel that the plan proposed meets this clause because it does diverge from the standards of the Land
Use Code in a nominal inconsequential way. The entire project is 35 acres and when totally constructed
(inclusive of the LMN and RF zones) would contain only 85 units at a gross density of 2.43 units per
acre. Within the RF district alone we are maintaining at least 50% open space and increasing the gross
density from 1 unit per acre to 1.32 units per acre. The proposed plan attempts to advance the purposes
of the Land Use Code as contained in Section 1.2.2. as follows (select applicable purposes):
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Current Planning Director
City of Fort Collins
281 N. College Ave.
Fort Collins, CO 80521
November 17, 2005
RE: Bella Vira PDP Request for Modification of Standards
Dear Current Planning Department:
Jim Sell Design, Inc. (JSD) represents John Minatta of the OFP Development Company, the owner and
developer of the Bella Vira PDP. This letter is to request a modification of standards of the Residential Foothills
District (RF) related to the project.
The project is located at the west end of West Elizabeth Street, south of CSU Foothills Campus and north of the
Ponds Subdivision and west of Overland Trail. The site is approximately 35 acres, the western 15-acres are
zoned RF, and the eastern 20-acres are zoned Low Density Mixed Use (LMN). The City of Fort Collins is
currently negotiating with the developer to acquire ground for a City regional detention pond. The area being
considered for the pond is approximately 3.7 acres and is located within the LMN portion of the site. The project
proposes extending West Elizabeth Street into the development as well as connecting to two existing local
streets within the Ponds Subdivision.
Per the RF district standards to meet the Site Design for Residential Cluster Development this project would be
required to cluster at one unit per gross acre on the portion of the project designated for residential use at a
density of 3 to 5 units per gross acre, as long as the project sets aside 50% of the total land area of the proposed
development as private or public open space. This would yield up to 15 units on about 7.5 acres and would leave
7.5 acres for private or public open space (50%).
The PDP as submitted proposes 8.22 acres of dedicated open space (approximately 54%) within the RF district
and 20 single-family units. The lots range in size from 15,118sf (largest) to 9,561sf (smallest) and average
11,847sf. The gross density for the 15.133 acres as proposed is 1.32 units/acre. The units are clustered toward
the eastern half of the RF district and transition from larger lots on the west to smaller lots on the east. This was
done to be compatible with the adjacent Ponds Subdivision. We have also proposed soft trails that connect to the
trail system already developed in the Ponds and throughout the development.
Since the proposed plan does not meet the standards of the RF district, we are providing justification in
compliance with DIVISION 2.8 MODIFICATION OF STANDARDS, Section 2.8.2 (H) Modification Review
Procedures, to request a modification to the Residential Foothills Zoning (R-F) standards as they apply to the 15
acre portion at the west half of our property.
This request will not be detrimental to the public good in that we feel that the greatest benefit to the public (as
deemed by the RF District Cluster Development Standards) is the preservation of open space along the foothills.
The plan as submitted meets the minimum standard of 50% (7.56acres), by proposing 54% (8.22acres) of
dedicated open space within the RF district. In addition, of the 35+/- total project acres, 14.64 acres (43%) will
be dedicated open space (including the City Detention Pond).
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