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HomeMy WebLinkAboutPEAK VIEW SUBDIVISION - PDP (RE-SUBMITTAL) - 26-00 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUESTY innovative planning, design, buffering and management practices. The developer has implemented the policy and due to the additional open space preservation adjacent to the irrigation ditch the need to reduce the set back requirement is part and parcel with the desires of the community and city plan. Item 7. Principals and Policies: Natural Areas and Open Lands; As stated on page 127 Principal. NOL-1, the developer has implemented the principle to preserve and protect natural areas to provide habitat essential to the conservation of plants, animals and their opportunities for education, research, nature, interpretation hiking, and other activities. Item 8. Principals and Policies: All New Neighborhoods; "Policy AN-3.2 Street and Outdoor Spaces. `Where a pattern of streets and outdoor spaces is already established, a development plan will continue and extend the pattern.' The developer has implemented within the PDP both characteristics from the west and the east of the development along Elizabeth Street and with the request for reduction in set back distances will continue the consistency and connectivity to each adjoining neighborhood. Item 9. City Plan Principals and Policies: All New Neighborhoods; " Policy AN-3.3 Neighborhood Edges. The edges of neighborhood should be formed by features shared with the adjoining neighborhoods, such as major streets, changes in street pattern, green - ways, and other features". The developer has implemented trails and street landscaping to facilitate the Principals of City Plan. With the support of the City of Fort Collins Planning Commission and Zoning Board we formally request support of the modification as being consistent with the policies of the City Plan for the City of Fort Collins, as well as, consistent with the goals of objectives of the City Plan. If you are in need of additional information or assistance please contact our office at your convenience. Sincerely, Design Development Consultants Donald D. Leffler Item 1. City of Fort Collins Land Use Code: As stated in Division 3.5.2.0 (1) Orientation to a Connecting Walkway and Division 3.5.2.0 (2) Street -Facing Facades. The proposed development facilitates the desires of the orientation and interconnectivity with the sidewalks and neighborhood. Item 2. Community Appearance and Design: As stated on page 29 of the City Plan for the City of Fort Collins, "Housing in many different forms will be included in attractive, safe neighborhoods that encourage walking and social interaction." The developer is promoting this within reason and request the waiver for reduction in setback requirements is approved in accommodating the interconnectivity with sidewalks, and social interaction. Item 2. Community Appearance and Design: Page 31 of the City Plan addresses `The design of streets will complement the distinctive character of their respective districts or neighborhoods and will serve to connect rather than separate adjoining neighborhoods.' It is the intent of this modification to support the directive from the city plan and the land use of adjoining neighborhoods. Item 3. Open Lands: As stated on page 51 this modification is in support of `Important natural areas will be preserved and protected'. By increasing the open space adjacent to the irrigation ditch as requested by Natural Resources the developer has reduced the allowable density for the current zoning and request the reduction in set back from the 30 foot requirement. This specific modification is in complete support of the need for higher density in our community and directly related to our community goals. As we know communities with high -density ratios have favorable mass transit systems that replace the need for automotive travel. This request is in direct support of the goals and objectives of the City Plan. Item 4. Community Goals: Page 51 of the City Plan `The City will utilize any opportunities to develop public access along stream and irrigation ditch corridors for providing additional trail linkages throughout our community.' This statement is a direct correlation to our requested modification. The developer through working with staff, City Plan and the Land Use Code is requesting the modification to connect adjoining neighborhoods. Item 5. City Plan Principles and Policies: Housing; Policy HSG-1.1, and HSG-1.4 This development and modification request is in support of the Land Use Patterns and Land for Residential Development. The development supports the order to maximize the potential- land available for development of housing and thereby positively influence housing affordability. Item 6. City Plan Principles and Policies: Principle ENV-5; As stated on Page 123 of the City Plan, the desire integrating wildlife habitat and other important natural features into the developed landscape by directing development away from sensitive areas and using r- Peak View Estates, PDP Fort Collins, Colorado Request for Modification of Standards In accordance with Common development practices as stipulated in the Modification of Standards (section 2.8 of the City of Fort Collins Land Use Code) we are requesting the following Modification. Request for modification to the Building Standards contained in Division 3.5.2.D (1) of the Land Use Standards_ - - Under Division 3.5.2.13 (1) The enclosed modification from the application currently filed will result in a substantial benefit to the city by reason of fact and that the proposed project would substantially address the important community need specifically and expressly defined and described in the City Plan for the City of Fort Collins. Currently the site known as the proposed Peak View Estates, PDP, is zoned as LMN. The parcel has a gross -area of 9.206 acres with 58 proposed dwelling units. This results in a gross density of 6.3 dwelling units per acre. West Elizabeth Street bound the proposed site on the north. Elizabeth is a designated Arterial Street and under the terms defined in Division 3.5.2.D (1) requires a minimum setback of 30feet from every residential building. The developer is requesting a reduction from the required 30-foot setback to 20 feet to accommodate the transition between developments as an in -fill development and facilitate the desires of the City Plan for the City of Fort Collins. Additionally, the developer has been working with City Staff to facilitate the natural area adjacent to the existing irrigation ditch and improve upon the pedestrian/bicycle corridor between Elizabeth Street and Overland Park. In accommodating the desires of City of Fort Collins Natural Resources Department the Developer has reduced the density from previous submittals from 62 dwelling units to 58 total dwelling units and enhanced the area for open space and wildlife influences as requested by city staff. Furthermore, the proposed development is not detrimental to the general public and complies with the balance of the design and Building Standards of the City of Fort, Collins, Land Use Code. Additionally, it is the intent of the developer to promote the City of Fort Collins Land Use Code and City Plan for the City of Fort Collins and by requesting the Modification listed above, the developer is supporting the specific goals and objectives of the `City, Plan' as stated below.