HomeMy WebLinkAboutCHEROKEE FLYING HEIGHTS - MODIFICATION OF STANDARD - 17-00A - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUEST3.6.6(I) Dead-end Length. Poudre Fire Authority finds that providing a second turnaround in
the right-of-way dedicated for the future public street provides equivalent fire protection to
another point of access, due to an unusually shaped parcel of land.
3.6.6(J) Fire Lanes. These criteria are satisfied under 3.6.6(D).
3.6.6(K) Easements. Not applicable.
3.6.6(L) Vertical Clearance. Not applicable.
3.6.6(M) Fences. Not applicable.
3.6.6(N) Grade. The grade of the private drive does not exceed the maximum of 8%.
3.6.6(0) Street Names. The street name and street sign requirements are met.
3.6.6(P) Access. Poudre Fire Authority has determined that the dedication of right-of-way for a
future collector street through the property satisfies the access requirements.
In conclusion, it is the opinion of the Poudre Fire Authority that this project has overcome
difficult design problems and should be allowed to use a private drive that is longer than 150
feet.
Poudre Fire Authority
By:
Ron Gonzales
Assistant Fire Marshall
cc: Mikal Torgerson
#re Fire Prevention Bureau
102 Remington Street
Fort Collins, CO 80524
V
April 12, 2001
Cameron Gloss, Current Planning
City of Fort Collins
281 N. College Ave.
Fort Collins, CO 80521
Re: #17-00 Cherokee Flying Heights Project
Development Plan - Type I - (LUC)
Dear Cameron:
EXHIBIT
a
9
Phone:970-221-6570
Fax: 970-221-6635
Internet: www.poudre-fwe.org
After meeting several times with the architect for Cherokee Flying Heights about designing the
project to satisfy Fire Code requirements and providing general comments to your department, I
was asked to examine the plan specifically in light of the applicant's request for modification of
the Fort Collins Land Use Code section that limits the length of a private drive to 150 feet.
In order for the Poudre Fire Authority to approve the use of a private drive over 150' long for
access to the development, the drive must comply with the City's emergency access design
requirements. See FCLUC 3.6.2(L)(2)(a) and (c) and FCLUC 3.6.6. The emergency access
design requirements are:
3.6.6(C) Building Placement. This section requires that all portions of the buildings' exterior
walls be within 150 feet of a fire access road in which fire apparatus can be maneuvered. The
plan indicates that the buildings are within the 150 foot range.
3.6.6(D) Fire Access Roads. This private drive has 20 feet of unobstructed width as required.
3.6.6(E) Turnarounds. This private drive utilizes two hammerhead turnarounds instead of a cul-
de-sac.
3.6.6(F) Turning Radius. The turning radii for this drive meet the current minimum
requirements of 20 feet inside and 40 feet outside.
3.6.6(G) Parking Control. The Applicant will erect "No Parking" signs and paint the curbs red
to provide visibility.
3.6.6(H) Road Surface. The Applicant will construct the private drive with a 40-ton (capable of
supporting fully loaded fire apparatus) all weather surface to satisfy this requirement.
Division 3.6, Transportation and Circulation
(P) Access.
Section 3.6.6(P)
(1) Temporary fire access roads, turnarounds and second points of
access may be used as part of an approved phased project or
imminent public street improvements as confirmed by listing in
an approved capital improvement plan, master street plan or
neighborhood plan. Any temporary access shall meet all other
fire access road criteria.
(2) All projects shall have access from a public street network with
multiple points of access. If the project exceeds six hundred sixty
(660) feet from a single point of access, sufficient off -site street
improvements must be made to provide multiple points of access.
(3) All required access roads, including public streets, shall be
installed and serviceable before commencement of above -ground
construction.
(4) Any emergency access requirement may be modified by the Fire
Marshal pursuant to the procedures set forth in the Fire Code
when structures are provided with automatic fire sprinkler
systems. Such modifications may include lengthening the one -
hundred -fifty -foot access distance, narrower road widths,
increased grade, reduced turnarounds and longer dead-end
distances.
(Ord. No. 228, 1998 §92, 12/15/98)
Article 3, Page 1/ 7
Supp. 4
Division 3.6, Transportation and Circulation
Section 3.6.6(C)
(C) Building Placement. All portions of the exterior wall of the first story of
any structure must be located within one hundred fifty (150) feet of a
public street (except major arterial streets) or an approved fire access road
in which fire apparatus can be maneuvered.
(D) Fire Access Roads.
(1) Fire access roads may be public streets (except arterial streets)
and alleys, parking lots, private streets or similar vehicular access
roads. Driveways serving detached, individual dwelling units
need not meet fire access road criteria if they do not exceed one
hundred (100) feet in length.
(2) The minimum unobstructed width of a fire access road shall be
twenty (20) feet, except that upon the written authorization of the
fire chief, sixteen (16) feet may be approved for residential local
streets provided that such streets comply with all other applicable
requirements contained in the Fire Code.
(3) The minimum unobstructed width shall be thirty (30) feet for
access roads serving buildings three (3) stories or more in height
on at least one (1) side of the building. The building height shall
be measured from the access road grade.
(E) Turnarounds. Any fire access road shall be provided with a minimum
eighty -foot diameter turnaround if a dead-end street; have a turnaround
with a proper turning radius if within a parking lot; or continue to a
public street.
(F) Turning Radius. The minimum turning radius for fire access roads and
in parking lots shall be twenty (20) feet inside and forty (40) feet outside.
(G) Parking Control. Approved "No parking - Fire Lane" signs shall be
provided along curbs where parking could obstruct the minimum width
and turning radius. Curbs in these areas shall be painted red.
(H) Road Surface. The surface of all fire access roads shall be of an
approved hard surface or compacted road base capable of supporting fully
loaded fire apparatus. All surfaces shall be maintainable in all weather
conditions, including snow removal. Any bridges or culverts must meet
HS 20 design criteria. Grass-crete and similar soft surface materials are
prohibited.
Article 3, Page 115
Supp. 4
Division 3.6, Transportation and Circulation
EXHIBIT
9
C
TransPsortatioii-Impact-Study�la-erde-�to-identi€y4hose-facilities that -
may be required in order to comply with these standards, all developmen
zY
plans must submit a Transportation Impact Study approved by the T is
Engineer, consistent with the Transportation Impact Study gui lines
maintained by the city.
3.6.5 Transit Facilities Standards
(A) Purpose. The purpose of this Section is to ensur at new development
s adequately accommodates existing and pl ned transit service by
integrating facilities designed and located a ropriately for transit into the
development plan.
(B) General Standard. All develop ent located on an existing or planned
transit route shall accomm0 to a transit stop and other associated
facilities as prescribed b the City of Fort Collins Transit Design
Standards and Guideline , unless the Director of Transportation Services
determines that adegbate transit facilities consistent with the Transit
Design Standard ready exist to serve the needs of the development.
All developm t located on existing transit routes will accommodate the
transit facili les by providing the same at the time of construction. All
develo ent located on planned routes will accommodate said facilities
by i uding the same in the development plan and escrowing funds for
t it construction at the time transit service is provided to the
Location of Existing and Planned Transit Routes. For the purposes of
application of this standard, the location of existing transit routes shall be
defined by the Transfort Route Map in effect at the time the application is
approved. The location of planned transit routes shall be defined
:;E,E:Fa=R�-FH-Eng-1 }Ey-JEFEi6EE}Fg-Y��A� a�1E�1PAHP6.
3.6.6 Emergency Access
(A) Purpose. This Section is intended to ensure that emergency vehicles can
gain access to, and maneuver within, the project so that emergency
personnel can provide fire protection and emergency services without
delays.
(13) General Standard. All developments shall provide adequate access for
emergency vehicles and for those persons rendering fire protection and
emergency services.
Article 3, Page 114
Supp. 4
EXHIBIT
Division 3.6, Transportation and Circulation
drive, instead of a street, shall be allowed to provide
primary access to an unusually shaped parcel of I to
serve up to four (4) isolated single-family lots' ovided
that the drive is connected to only one (I treet. The
foregoing limit of four (4) single-f blots shall not
apply to private drives that provide dditional access to
property that has street frontage and pedestrian access
from a street.
(2) Design Requirements. Private drives shall be designed to meet
the following criteria:
(a) If any Property served by the private drive cannot receive
fir emergency service from a public street, then all
mergency access design requirements shall apply to the
private drive in accordance with Section 3.6.6. An
"emergency access easement" must be dedicated to the
city for private drives that provide emergency access.
(b) Private drives which are aisles in a parking lot or have
parking stalls adjoining shall be designed in accordance
with the parking lot requirements in Section 3.2.2 and in
(c) Maximum dead-end drive length shall be one hundred
fifty (150) feet except for private drives that provide
additional access as referenced in subsection (b) above.
placed in accordance with city standards.
(e) The connection of a private drive with a c street shall
be made with a driveway cut using -a 'New Driveway
Approach" in accordance WitIf city street standards.
(f) If drainage fro private drive is channeled or directed to
a public eet, the water shall not be directed over the
public sidewalk.
Construction Requirements. The construction of all private drives
shall be under the direct supervision of a professional engineer
licensed by the State of Colorado, who must certify that all
improvements-for--private—drives---have beers--eempleted—in -
Article 3. Page 109
Supp. 9
Division 3.5, Building Standards
3.5.2 Residential Building Standards
variety, visual interest and pedestrian -oriented streets in
development.
(B) Housing Model Variety.
Section 3.5.7
(1) Any development of one hundred (100) more single-family
detached, single-family attached in ups of two (2), or two-
family detached dwelling units all have at least four (4)
different types of housUthree
ls. Any development of fewer
than one hundred (10e-family or two-family dwelling
units shall have at le 3) differenttypes of housing mo-
dels. The applic shall include in the application for approval
of the project velopment plan documentation showing how the
develop nt will comply with the foregoing requirement.
(2) E cii housing model shall have at least three (3) characteristics
which clearly and obviously distinguish it from the other housing
models, including different floor plans, exterior materials, roof
lines, garage placement, placement of the footprint on the lot,
and/or building face.
(3) The requirements provided in subparagraphs (1) and (2) above
shall not apply to developments containing ten (10) or fewer
(C) Relationship of Attached and Multi -Family Buildings to Streets and
Parking.
(1) Orientation to a Connecting Walkway. Every front facade with a
primary entrance to a dwelling unit shall face the adjacent street
to the extent reasonably feasible. Every front facade with a
primary entrance to a dwelling unit shall face a connecting
walkway with no primary entrance more than two hundred (200)
feet from a street sidewalk. The following exceptions to this
standard are permitted:
(a) A primary entrance maybe up to three -hundred fifty (350)
feet from a street sidewalk if the primary entrance faces
and opens directly onto a connecting walkway that
qualifies as a major walkway spine.
(b) If a multifamily building has more than one (1) front
facade, and if one (1) of the front facades faces and opens
directly onto a street sidewalk, the primary entrances
Article 3. Page 83
SuPP. 9
Division 3.5, Building Standards
EXHIBIT
� A
Figure 7
Infill Buildings
NEW
I
2
New buildings in historic districts should reflect the historic character of the neighborhood
through repetition of roof lines, patterns of door and window placement, and the use of
characteristic entry features.
(D) Building Orientation. To the maximum extent feasible, primary facades
and entries shall face the adjacent street. Except as allowed in the
Industrial zone district, a main entrance shall face a connecting walkway
with a direct pedestrian connection to the street without requiring all
pedestrians to walk through parking lots or cross driveways.
(E) Privacy Considerations. Elements of the development plan sh e
arranged to maximize the opportunity for privacy by the resi so the
project and minimize infringement on the privacy of ad' g land uses.
Additionally, the development plan shall cr e opportunities for
interactions among neighbors without sa ' cing privacy or security.
(See Figure 8.)
(F) Building Materials.
(1) Gen . Building materials shall either be similar to the
aterials already being used in the neighborhood or, if dissimilar
materials are being proposed, other characteristics such as scale
and proportions, form, architectural detailing, color and texture,
shall be utilized to ensure that enough similarity exists for the
building to be compatible, despite the differences in materials.
Article 3, Page 76
Supp. 2
Planning and Zoning Board
April 19, 2001
Page 4
... The City's main objective is to assist private developers and non-profit agencies
in the creation and expansion of affordable housing opportunities ....The City's role
in this effort involves facilitating process and procedure required for housing
development ... and the consideration of other initiatives on a case -by -case basis.
More specifically, it became City policy to:
... assist the private sector ... become a facilitator and expediter of affordable
housing development ... analyze the City's impacts on the initial construction cost
of housing and try to minimize the impacts ... support and encourage the private
development of affordable housing ...
The Applicant has proposed a one hundred percent affordable project that will provide
reasonably -priced housing in a safe and healthy environment for twenty lower income families.
Providing affordable housing substantially benefits the City by specifically addressing the important
community needs described in the City's Affordable Housing Policy. If the standards from which the
Applicant seeks modification were strictly applied, it would be practically and financially infeasible
for the Applicant to provide this additional affordable housing.
Furthermore, the granting of the modifications of standards will not be detrimental to the
public good. In fact, allowing the modification of standards relating to building placement is likely
to advance the public good by encouraging interaction and a sense of community within the
development. Finally, allowing the modification of standards relating to the length of a private drive
does not compromise the safety of its residents, as seen from PFA's statement that the Project's
access provides a level of accessibility for fire protection and emergency service vehicles that is
equivalent to that provided by meeting the standard.
For all of the reasons cited above, the Applicant requests that the Board grant its requests for
modification of standards. The $200.00 fee for the Applicant's request and a list of property owners
within 500 feet of the Project are enclosed.
Sincerely,
LAL/jpk
Enclosures
PC: Cameron Gloss, AICP, Current Planning Director
Mikal S. Torgerson, M. Torgerson Architects, P.C.
Michael L. Jensen, Jensen Investment Group, L.L.C.
Planning and Zoning Board
April 19, 2001
Page 3
private drive (17 units in Buildings # 1 - 4) or a walkway with a direct pedestrian connection to the
Taft Hill Road sidewalk (3 units in Buildings #5 - 7). This arrangement allows the Applicant to
retain all twenty units and the feasibility of the Project. The layout also provides an interior focus
that will hopefully foster a sense of community as families use their front porches and cycle and
roller blade on the private drive in front of their homes.
2. Private Drive Length. The second modification sought relates to the length of a
private drive. Please see a copy of Sec. 3.6.2(L)(2)(c), attached to this request as Exhibit "B", which
limits the length of a private drive to 150 feet.
City Staff has determined that the use of a private drive to access the Project is allowable
under LUC Sec. 3.6.2, provided that the private drive meets the applicable design requirements, one
of which limits the length of the private drive to 150 feet. The purpose of this length limitation,
according to the Poudre Fire Authority ("PFA"), is to ensure that no structures are located beyond
the 150-foot reach of fire emergency service from the public street. The design criteria, however,
also allow an alternate design to ensure adequate fire protection in such instances. See Sec.
3.6.2(2)(a) which states:
If any property served by a private drive cannot receive fire emergency service from
a public street, then all emergency access design requirements shall apply to the
private drive in accordance with Section 3.6.6. An "emergency access easement"
must be dedicated to the City for private drives that provide emergency access."
The emergency access standards are intended to ensure that emergency vehicles can
adequately access and maneuver within a project to provide fire protection and emergency services
without delay [See (A) and (B) of Sec. 3.6.6. which are attached as Exhibit "C"]. The Applicant has
consulted with the PFA numerous times to ensure that the Project will satisfy the emergency access
requirements. The applicable criteria of this section and a brief explanation of how each are met to
the satisfaction of PFA are set forth in a detailed letter from Ron Gonzales, Assistant Fire Marshall
for PFA, which is submitted with this modification request as Exhibit "D".
Justification
In an effort to address the increasing demands in Fort Collins for quality affordable housing
of both a transitional and permanent nature, the City Council adopted an Affordable Housing Policy
in October, 1992, which states:
The City of Fort Collins desires to continue its development as a city where all of the
people of the community will have the opportunity to live in a safe and healthy
environment. This environment includes the availability of affordable housing
choices for low and moderate income families and individuals to help meet the basic
human need for shelter....
Planning and Zoning Board
April 19, 2001
Page 2
dedication bisecting the Project to accommodate a future collector street to be known as
Pennsylvania Street. The Project now proposes twenty units in seven carefully arranged buildings:
four buildings comprised of attached one and two-story two -bedroom units (Buildings #1 - 4) and
three buildings which are stand-alone, two -bedroom, two-story "carriage houses" (Buildings #5 - 7).
All units will be accessed via a private drive from Taft Hill Road.
The resulting plan, a dense multi -family development which efficiently utilizes the entire
infill parcel, is supported by Staff and meets, to the maximum extent feasible, the applicable
standards of the Land Use Code ("LUC"). In order to retain all twenty dwelling units and the
affordable nature of the Project, the Applicant requests that the Board grant its request for
modification of standards regarding building placement and private drive length as described below.
Modification Requests
1. Building Placement and Orientation. The first modification sought relates to the
placement and orientation of the buildings and their relationship to the connecting walkways and
adjacent street, with "street" being defined in the LUC as a "public' way. Please seethe text of these
standards, Sections 3.5.1(D) and 3.5.2(C)(1) and (2), which are attached to this request as Exhibit
"A". These standards require all building entrances to face the public street, Taft Hill Road, and be
within 200 feet of the Taft Hill Road sidewalk. The exceptions to Sec. 3.5.2(C)(1) regarding the
distance from a public street sidewalk are not applicable because (a) the Project width cannot
accommodate a "major walkway spine" and (b) the buildings have only one front facade.
In order to arrange all of the elements of the Project to satisfy the maximum number of Code
requirements, the Applicant proposes a private drive, instead of a private or public street, running
in an east -west direction, which will be intersected by a new collector street, Pennsylvania Street,
running in a north -south direction. There will be buildings on both sides and at the west end of the
private drive, and the east end of the private drive will connect to Taft Hill Road. With this
configuration, the Applicant needs a modification of the building orientation standards, because only
the units in Building #4, located at the end of the private drive, face Taft Hill Road.
With this layout, the entrances of units in Buildings #1 and #7 meet the building placement
standards as they are within 200 feet of the Taft Hill Road sidewalk. The Applicant needs a
temporary modification of this standard for Buildings # 2, 93, #5 and #6, since those units will not
be within 200 feet of a public street sidewalk until Pennsylvania Street is constructed. When
Pennsylvania Street is built, only the units in Building #4 will still be greater than 200 feet from a
public street sidewalk, requiring a permanent modification of the standard for this building.
If the Applicant were made to strictly comply with the building placement and orientation
standards, it would only be able to construct units facing and within 200 feet of Taft Hill Road,
forcing the elimination of a majority of the dwelling units and making completion of the Project
financially impossible. The Applicant proposes instead for the front of every unit to face either the
MARCH & LILEY, P.C.
ARTHUR E. MARCH, JR.
ATTORNEYS AND COUNSELORS AT LAW
LUCIA A. LILEY
110 E. OAK STREET
J. BRADFORD MARCH
FORT COLLINS, COLORADO 80524-2880 ARTHUR E. MARCH
(970) 482-4322 1908-1981
Fax 19701482-5719
April 19, 2001
Members of the Planning and Zoning Board
City of Fort Collins
300 Laporte Avenue
Fort Collins, CO 80521
RE: Cherokee Flying Heights P.D.P., File #17-00
Request for Modification of Standards
Dear Boardmembers:
This firm represents Jensen Investment Group, L.L.C. ("Applicant"), the applicant for the
Cherokee Flying Heights P.D.P. (the "Project"), which is located on property it owns in the Low
Density Mixed -Use Neighborhood District (L-M-N) at 105 South Taft Hill Road, Fort Collins. The
Applicant proposes to build a twenty -unit multi -family development, a permitted use in the L-M-N
zone. The Project has been designated a one hundred percent affordable housing project by the
City's Affordable Housing Planner, with all units being affordable to families with household
earnings equal to or less than 80% of the Area Median Income.
The Project is currently in the process of a Type I Administrative Review by City Staff and
the appropriate referral agencies. The Applicant requests that the Planning and Zoning Board (the
"Board") consider this request for modification of standards in advance of the administrative hearing
on the Project, pursuant to Land Use Code Section 2.8.2.
Project Description
The property at 105 South Taft Hill Road on which the Project is to be located is narrow and
primarily rectangular in shape —approximately 132 feet wide by 652 feet deep. Carved out of the
rectangle and not a part of the Project is an existing residence on a small lot adjacent to Taft Hill
Road. The total Project area includes 74,720 square feet, or 1.738 acres, with 81 feet of Taft Hill
Road frontage, on which to fit dwelling units, sidewalks, access drives, parking, landscaping, open
space, on -site detention, easements and road right-of-way.
The Applicant originally proposed to build twenty-one affordable housing units on the
property. After numerous meetings, however, between Staff, the Applicant and the Applicant's
architect/planner, the layout underwent a total redesign to address technical requirements and Staff
preferences regarding building placement, sidewalk connections and access. The result of the
redesign was the loss of one dwelling unit and the inclusion of a fifty-seven foot wide right-of-way