HomeMy WebLinkAboutMINATTA ANNEXATION & ZONING - 36-05 - CORRESPONDENCE -Minatta Letter dated July 6"' 2005
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perhaps should have been handled more efficiently to have only one point person
involved throughout the process. Since some of your requests were more complicated,
additional staff became involved to respond appropriately.
As you get closer to submitting a request for annexation and zoning, and subsequent
development application, we look forward to working with you to achieve a successful
project. I hope this response leads to this desired outcome. The consultants selected to
assist you have a great reputation and I have no doubt they will help develop a quality
project. If you have any questions, please let me know. .
Sincerely,
Pete Wray
Interim Director of Current Planning
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Minatta Letter dated July 6t' 2005
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LUC Article 5.1. As a result, the minimum density standard described in Article 4.4 (D)
(1) (a) is not applicable.
Second, in the RF tract of your property, with 16 acres, you are allowed 16 dwelling units
that can be clustered on 8 acres while maintaining 50% open (8 acres). You expressed
a concern that these lots are too large and thus not compatible with the adjoining Ponds
lots. I do not see the hardship in reviewing your concept plan showing half -acre lots.
Yes, in general the Ponds lots that were clustered are smaller to the south, but the
remaining existing homes further to the west are about the same.
Your options are as follows:
A) meet the density standards for LMN at minimum average density of 5 DU's per
acre;
B) reduce your total number of units within the 15 acre LMN tract to provide larger
lots adjacent to the existing Ponds area near Banyan Drive;
C) submit for a modification to the RF density standard in 4.2. (E) (2) (b) to increase
the maximum 1 unit per gross acre by transferring additional units from the LMN
tract.
While you have shared your reasons of how this request for a modification is beneficial
to your needs, in order for staff to support this request and or for the Planning and
Zoning Board to approve it, you need to summarize how this proposed modification will
benefit the City.
The Modification of Standards section 2.8 (H) states that "the plan as submitted will
promote the general purpose for which the modification is requested equally well or
better than would a plan which complies with the standard for which the modification is
requested". Please look at the other criteria in this section for your justification for a
modification if you choose to pursue this option.
As discussed at the earlier meeting, the process to proceed with development is as
follows:
1. City Council Hearing - Initiating Resolution for Annexation and Zoning
2. Planning and Zoning Board Hearing — Annexation/Zoning Recommendation
3. City Council Hearing — First Reading for Annexation/Zoning
4. City Council Hearing — Second Reading for Annexation/Zoning
• A modification request can be heard concurrent with step 2 above
Development Review Process:
5. Conceptual Review
6. PDP Submittal, review for compliance and so on to P & Z Hearing
John, I know you have been working hard to assess development options on your
property for several years now. Negotiations with storm water utility for the regional
detention facility, street right-of-way and coordination with CSU have added to the mix.
Furthermore, many City staff was involved in responding to your questions and it
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Community Planning and Environmental Services
Current Planning
July 6, 2005
Mr. John Minatta
2037 Lexington Ct.
Fort Collins, CO 80526
John,
In regards to your memo dated May 16 2005, 1 am providing a response to the questions
you listed and expressed in our meeting with staff held on June 2"d, 2005. 1 apologize
for the delay in responding to your initial request. Staffs daily work loads have been on
hold to assess the City budget over the past 2 months. Finally, I am able to begin
catching up
1. In reference to the separation of RF from LMN, we are requesting a defined
zone whose configuration is contingent upon the criteria established for RF in
the Land Use Code as opposed to a line separating RF from LMN.
Staff Response:
The City Structure Plan map represents a policy plan with general land use
designations. The delineation between uses is not engineered, but represents an
approximate line. The City Structure Plan map is used to provide guidance on future
zoning decisions.
With annexation and zoning, a more specific line is determined to delineate zoning
categories. Typically, a zoning boundary follows parcel lines, streets and other
prominent features. Staff does not support establishment of a (zone) where it is not
clear of the separation between the zoning types. The determination for the Ponds
Project zoning separation between the RF and RL Zoning on your southern boundary is
a. logical point to extend the separation between your RF and LMN to the north. A "jig-
saw" line based on a conceptual design is not the appropriate basis for determining a
zoning boundary.
2. We would like to be granted as least 6 more units within the 16 acre RF zone
while maintaining the same 8 acres of open space.
First, you previously expressed hardship in meeting the minimum LMN density
requirement of 5 dwellings per acre and further concerns about the compatibility of
smaller LMN lots adjacent to the Ponds subdivision parcels. The LMN area (15 acres)
located on the eastern half of your property falls within the "Infill Area" as defined in the
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