HomeMy WebLinkAboutU-4 ODP & MODIFICATION OF STANDARDS - 37-00 - CORRESPONDENCE -i
Please explain how the ODP does/does not indicate the location and size of all natural areas and features
within its boundaries and estimating of the limits of development and natural area buffer zones per Section
3.4.1 of the Land Use Code.
G. Section 2.3.2 (H)(7) — Drainage Master Plan —
What drainage basin does this overall development plan lie within and were all criteria and constraints of
the Drainage Basin Master Plan were utilized in the preparation of the overall drainage report and is this
CDP consistent with the Drainage Basin Master Plan.
H. Section 2.3.2 (H)(8) —Application of Housing Density and Mix of Uses Calculations —
This criteria requires that any standards in the Code relating to housing density and mix of uses will be
applied over the entire ODP, not on each individual Project Development Plan (PDP) review, please
elaborate.
15) The plan needs to comply with all limitations imposed by the Land Use Code including the Land Use Standards
of LUC Division 4.4 as it regulates density; mix of housing; neighborhood centers; other nonresidential
development; facing uses; small neighborhood parks; and, Development Standards of LUC Division 4.4
regulating street system block size; nonresidential and mixed -use buildings and maximum residential building
height.
16) All redlined documents with plan revisions shall be returned to the Current Planning Department.
Additional comments and the required number of revised plans may be forthcoming as the various departments including
the Current Planning Department and reviewing agencies continue to review this request. Please provide a written
response to each of the above comments with the submittal of plan revisions.
Section 2.2.11 of the Land Use Code requires that an applicant submit revisions based on this letter within 90 days or
the project application becomes null and void. Your response to the City's concerns is due by March 04, 2001. A 30-
day extension to this deadline is available. Request for an extension should be directed to the Current Planning Director.
If remaining issues are those that do not require plan revisions, a status report verifying continuing efforts toward
resolving the issues is required within the same timeline.
To facilitate the complete re -submittal of the application with supplemental materials, please have your project manager
contact Ginger Dodge and/or Voneen Macklin of the Current Planning Department at 970.221.6750. Please contact me
at 970.221.6750 and/or e-mail: rfuchs d( ci.fort-collins.co.us if you should have any questions or concerns related to these
comments.
Sincerely,
Ronald G. Fuchs
City Planner
cc: Current Planning File #37-00
DAMy DocumentsTlanning DocumenHU4 ODP #37-00M ODP first filing comments.doc
a. Land uses, location of principal structures and major existing landscape features.
b. Densities of residential uses.
c. Natural features of the landscape.
d. Generals topographical mapping at same scale as the overall development plan, please include contour
lines on the overall development plan.
8) As required by the City of Fort Collins Development Manual, the vicinity map needs to include an area at least
one (1) mile of the site showing the following:
a. Major public facilities?
b. Please note the vicinity map outlines a different lot size than the Overall Development Plan and needs
revision.
9) Please provide a formatted breakdown of densities (gross and net) per the Development Manual.
10) Please include the approximate acreage and density of each area; number, height, and type of residential units;
floor area, height, and types of business, commercial, and industrial uses.
11) Please include the total land area and approximate location and amount of open space included in the
residential, business, commercial, and industrial areas.
12) The location of all proposed and existing arterial, collector and connector streets and major pedestrian and
bicycle routes, including major points of access need to be proposed and shown on the plan sets as required by
the City of Fort Collins Development Manual.
13) The approximate location and size in acres of any public use needs to be shown as required by the City of Fort
Collins Development Manual.
14) Please provide written information complementing the submitted Statement of Planning Objectives for each of
the standards of LUC Section 2.3.2(H) justifying compliance with applicable land use standards:
a. Section 2.3.2 (H) of the Land Use Code identifies eight possible criteria for reviewing Overall Development
Plans. An ODP must comply with all applicable criteria or request a modification.
A. Section 2.3.2 (1-1)(1) — Permitted Uses and District Standards —
Please explain how the ODP does/does not meet the permitted uses and applicable zone district standards
of zone districts contained within the boundaries of the ODP and is consistent with any applicable general
development standards.
B. Section 2.3.2 (H)(2) — Residential Densities —
Please explain how the ODP does/does not meet the residential density ranges of the LMN districts.
C. Section 2.3.2 (H)(3) — Contiguity Requirements of the Compact Urban Growth Standards —
Please explain how the ODP does/does not meet the contiguity requirements that at least 1/6 of the
proposed development's boundaries are contiguous to existing urban development within either the City or
unincorporated Larimer County within the Urban Growth Area.
D. Section 2.3.2 (H)(4) — Master Street Plan and Street Pattern and Connectivity Standards —
Please explain how the ODP does/does not conform to the Master Street Plan requirements and the street
pattem/connectivity standards both within and adjacent to the boundaries of the plan. Please note and
identify adjacent and internal streets shown on the Master Street Plan and designation. There are four
specific requirements that must be met to meet the ODP criteria:
1) Section 3.6.3 (C) Spacing of Full Movement Collector and Local Street Intersections with Arterial
Streets.
2) Section 3.6.3 (D) Spacing of Limited Movement Collector or Local Street Intersections with Arterial
Streets.,
3) Section 3.6.3 (E) Distribution of Local Traffic to Multiple Arterial Streets.
4) Section 3.6.3 (F) Utilization and Provision of Sub -Arterial Street Connections to and from Adjacent
Developments and Developable Parcels.
E. Section 2.3.2 (H)(5) — Transportation Connections to Adjoining Properties —
Please explain how the ODP does/does not provide for the location of transportation connections to
adjoining properties to ensure connectivity into and through the overall development plan site from
neighboring properties for vehicular, pedestrian and bicycle movement.
F. Section 2.3.2 (H)(6) — Natural Features —
2) The LMN allows 12 DU/Acre for affordable housing, based on adequate justification 12 DU/Acre is the
maximum that could be allowed on this parcel - not 19. A density of greater than 12 DU/Acre would only be
allowed by modification.
3) PROJECT DESIGN INTENT - states that 6-plex units of 2.5 or 3 stories would not generate the density
required. This is not true. The LMN zone requires only a minimum of 5 DU per Acre - and since this is infill and
less than 20 acres, that minimum doesn't even apply.
4) Under JUSTIFICATION - it states that the proposed modification would allow for complementary housing type
similar to the MF housing located south of the C-store. Please note all residential structures will be required to
meet all pertinent design parameters at such time of land use application.
R. Advance Planning provides the following —
1) Conclusion: we would like to meet with the applicants to discuss some questions about the 19 number. We
agree that affordable housing is a good reason to exceed the density standard, especially on a small parcel
because we acknowledge that a density number can take big swings upward on small sites with small absolute
numbers of additional units and buildings.
2) But we can not see any justification on the City side for a particular number over 12, and especially for a
number as large as 19. Based on the submittal, we don't see any particular justification to recommend approval
of the request.
3) What is driving 19? Is there a threshold issue on the developer side? We acknowledge the reason for
requesting a modification ahead of a PDP submittal. But in this particular case, it would be helpful to see a
schematic diagram of the concept hat's driving this request for the number 19. (We suspect there is probably a
target number of buildings of a known size that is driving this.)
4) It would also be helpful to hear whether there is an urban design concept for courtyards, plazas, or other
outdoor spaces. Depending on a schematic diagram as noted above, we suspect that the target density of 19
would require intensively packing buildings and units onto the site. In this case, site design looks like the critical
issue in whether or not a 19-du/acre project would be an acceptable addition to the city, since the absolute
number of 'extra' dwellings — about 13 — is not a major impact.
5) This appears to be a request to exceed the newly revised limit of 8 plexes. True?
6) In any case, the applicants need to contact Maurice Head or Ken Waido in our office to confirm affordability,
and confirm that it's 100% of the development.
S. Current Planning Department provides the following —
1 ) Please provide documentation to confirm this Overall Development Plan's 100 percent affordability.
2) We need to meet to discuss the modification request as submitted. Based upon initial review of the narrative,
Staff will not support this request as proposed (please note Conceptual Review comments dated February 18,
2000).
3) The narrative refers to an appeal to the Planning and Zoning Board. The narrative is actually a letter of
justification for a request of modification, since there has not been a final determination by the review body.
4) Land Use Code (LUC) Section 2.2.2 requires all projects subject to Planning and Zoning Board review have a
neighborhood meeting. Hence, a neighborhood meeting is required with this Overall Development Plan.
5) Prior to formal re -submittal, it is pertinent that City staff meets with you and your team to discuss potential
issues as they relate to Land Use Code connectivity standards. The Land Use Code requires U4 ODP tie in
with the surrounding area as a whole (east, west, north and south) including interconnecting direct vehicular
and pedestrian ways to surrounding properties.
6) The plan needs to include the following information flood plains; floodways; natural features; and existing
vegetation (including all trees and shrubs having a diameter greater than two and one-half (2-1/2") inches by
species), wetlands, natural areas and wildlife movement corridors as required by the City of Fort Collins
Development Manual (see also Stormwater, Engineering and Natural Resources comments).
7) The plan shall include an area beyond the property lines of the proposal showing the area and uses within one
hundred fifty feet (five hundred (500') feet if natural areas are in the vicinity) of the proposal, exclusive of public
right-of-way, at the same scale of the underlying proposal as required by the City of Fort Collins Development
Manual. The plan shall show the following:
2
Commur Planning and Environmental c
Current Planning
City of Fort Collins
December 6, 2000
Mr. Vaughn Furness
Jim Sell Design
153 West Mountain Avenue
Fort Collins, CO 80524
RE: Overall Development Plan — U4 — First Filing'Comments
Dear Mr. Furness,
ices
This letter is in response to plans for U4.Overall Development Plan (Current Planning File #37.00) routed on
October 30, 2000. Please note that staff reviewed your plans and the Current Planning Department mailed request for
comments to several public agencies and departments. This development proposal is subject to and shall comply with
all requirements set forth in the City's Land Use Code (LUC), specifically: Articles 2. Administration (Development
Review Procedures); Article 3. General Development Standards; Article 4. (Zoning] Districts; and, the City of Fort Collins
Development Manual.
The City of Fort Collins Land Use Code (LUC) requires that throughout all land use proceedings, the burden to comply
with all applicable standards rest with the applicant. Staff, after reviewing materials submitted by the applicant, finds that
revisions/re-design to the submitted plans dated 9-12-2000 are warranted to meet the Land Use Code and the City of
Fort Collins Development Manual.
The following lists the agencies and departments that responded:
A. Stormwater
B. Engineering
C. Stormwater
D. Engineering Pavement
E. Water and Wastewater
F. Public Service
G. Streets
H. Post Office
I. Park Planning
J. Light and Power
K. Natural Resources
L. Poudre Fire Authority
M. Arthur Ditch
N. AT&T Digital
0. Transportation Planning
P. Building Inspection
Q. Zoning provides the following —
1) It doesn't appear that affordable housing is really the issue here, but how many units can be set on this lot.
What is being requested is more along the line of what the MMN and HMN zones allows. It not consistent with
LMN standards. There are no employment -based businesses in this area. Staff does not refer nor view the gas
station on the comer as a convenience store.
281 North College Avenue • PO. Box 380 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020