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HomeMy WebLinkAboutMODIFICATION FOR RIGDEN FARM, PARKSIDE WEST - 56-98I - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTItem 6. City Structure Plan: Neighborhoods; As stated on Page 78 of the City Plan, the desire for higher density with approximate density goals is consistent with this modification request. " Medium Density Mixed -Use Neighborhoods will develop at approximately 12 dwelling units per acre, and will include a mix of small -lot single family homes, duplexes, townhomes, and multi -family housing. These neighborhoods will be located in close proximity to Neighborhood commercial Centers, Community Districts, and transit routes." As per the ODP for Rigden Farms and consistent with the City Plan for the City of Fort Collins. Item 7. Principals and Policies: Land Use: "Principle LU-1 Growth within the city will promote a compact development pattern within a well defined boundary." This modification is in support of this principal and policy by supporting the increased overall density and supportive to the Citywide structure and urban design. Item 8. Principals and Policies: Housing; " Policy HSG-1.1 Land Use Patterns. The City will encourage a variety of housing types and densities, including mixed -used developments, that are well -served by public transportation and close to employment centers, services, and amenities. In particular, the City will promote the siting of higher density housing near public transportation, shopping, and in designated neighborhoods and districts." As supported by the primary transportation of Drakes Street that is located within one block of this proposed development. Item 9. Principals and Policies: Housing; " Policy HSG-2.3 Development Practices. The City will seek opportunities to modify land use regulations and permit processes that make project approval timelines, achievable densities, and mitigation costs more predictable." Supportive to this policy is the requested modification for increase in density. With the support of the City of Fort Collins Planning 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 Additionally, it is the intent of the developer to promote the City Plan for the City of Fort Collins and by requesting the Modification listed above support the specific goals and objectives of the `City Plan' and stated below. Item 1. Community Vision: As stated on page 8 of the City Plan for the City of Fort Collins, "Fort Collins will be diverse and inclusive, with a variety of housing throughout the community so that people of all incomes, ages, races, cultures, household types, special needs can find opportunity for places to live." The developer is promoting this within reason and request the 1.48 tolerance for density be respective of creating diverse, special needs to support the community vision of the community. Item 2. Community Goals: Land Use; Page 13 of the City Plan address by title the support for this modification as stated "Our Community will have a compact land use pattern within a well-defined boundary." It is the intent of this modification to support the directive from the city plan in the land use of higher density, less urban sprawl, cohesive balance, support of alternative transportation means and mass transit. Item 3. Transportation; This modification is in support of alternative transportation uses and mass transit systems. By increasing the allowable density for the current zoning the number of potential users of the mass transit system on a percentage rate increases respectively. This is supportive of the community goals for transportation as stated on page 24 of the City Plan and stated as follows: "Our Community's growth will be structured in a compact pattern that facilitates pedestrian, bicycle, and transit travel". "Our City will manage its development in a manner that minimizes automobile dependence by its population and work force, and maximizes choices among other modes of local and regional travel," 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. City Structure Plan: As stated on page 69 of the City Plan, "Compact Development Pattern. Growth within the city will be focused to promote a compact development pattern. By directing urban development to well-defined areas at higher densities growth can be accommodated without fostering urban sprawl." This statement is a direct correlation to our requested modification. Item 5. Choices Made by the City Structure Plan: Density; As stated on page 73 " One of the choices made is about the density of our neighborhoods... how many dwelling units are built on each acre of land. Our existing neighborhoods have developed at an overall average density of about 4 dwelling units per acre. The City Structure Plan recommends that new neighborhoods have a minimum overall average density of about 5 dwellings per acre, resulting in a more compact urban form." This modification is in support of increasing the overall density and consistent with the City Plan. Parkside West at Rigden Farms Parkside Homes 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 General Development Standards contained in Division 2.8.2.H and the Land Use Standards and Development Standards as well as Support arguments from the City of Fort Collins City Plan. Under Division 2.8.2.H.2 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 and important community need specifically and expressly defined and described in the City Plan for the City of Fort Collins. Currently the site is un-platted and zoned LMN. The parcel has a gross area of 3.56 acres and a net area of 3.223 with a density of 48 proposed dwelling units. This results in a gross density of 13.48 dwelling units per acre. Under the current zoning of LMN and as defined in Division 4.4.D.c defines that "the maximum density of any phase in a multiple -phase development plan shall be twelve dwelling units per gross acre of residential land." This parcel is located due west of the Parkside East at Rigden Farm Development proposed at 12.3 dwelling units per acre. Due west from this parcel is MMN zoning which allows a much higher density and a minimum density of 12 dwelling units per acre. This parcel is a transitional parcel located between the lower density to the east and a projected higher density to the west. The request for modification is consistent with the goals and policies of the City Plan and we wish to identify this parcel as the buffer between the two zonings of LMN and MMN. Furthermore, the proposed development is not detrimental to the general public and complies with the Rigden Farm I" filing, ODP for Tract W as shown on the attached exhibit. The ODP for this region shows a density distribution range of 131 dwelling units to 196 dwelling units over 16.39 acres. With the 48 dwelling units proposed by this development; the range would be reduced to 83 to 148 dwelling units over a 12.83 acres. The density range for the balance of the area is 6.47 to 11.53 dwelling units per acre, which is in support of the density structure as stated in the City of Fort Collins City Structure Plan, "The City Structure Plan recommends that new neighborhoods have a minimum overall average density of about 5 dwellings per acre", found on page 73 in the City Plan for the City of Fort Collins. The original author of the ODP distributed 34 to 99 dwelling units in this specific area as shown on the exhibit.