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Exhibit of the Proposed Parkside West Site Location and Overlay on the ODP.
ODP Exhibits
Item 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 PIan 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 port 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.
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Rigden Farm, Parkside West, Project Development Plan, File #56-981
November 16, 2000 Planning & Zoning Board Meeting
Page 6
6. RECOMMENDATION:
A. Staff recommends approval of the modification request to Section
4.4(D)(1)(c) of the LUC for the Rigden Farm, Parkside West, Project
Development Plan, File #56-981.
Rigden Farm, Parkside West, Project Development Plan, File #56-981
November 16, 2000 Planning & Zoning Board Meeting
Page 5
Principles and Policies — 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."
The proposed modification request to slightly increase the density is supported by
the above citations from City Plan. The site is ideally located in close proximity to
public transportation, and the future employment and shopping opportunities of the
adjacent MMN and NC zones to the west. The units have been strategically
dispersed within the LMN component of Rigden Farm so that the areas on the
eastern part of the site and on the lower portion of the valley wall are at a lower
density while the western portion of the LMN area near the MMN zone is developed
at higher density. The overall average density of the LMN portion of the Rigden
Farm site does not exceed 12 units per gross acre of residential land. Staff finds
that because a higher density at this location promotes a more compact
development pattern with higher density located in a location that is well served by
urban services and amenities, the modification request would result in a substantial
benefit to the city because the proposed project would substantially address the
important community needs specifically and expressly defined and described in the
Fort Collins Comprehensive Plan (City Plan).
5. FINDINGS OF FACT/CONCLUSION:
A. The request for a modification to Land Use Code Section 4.4(D)(1)(c) is
subject to review by the Planning and Zoning Board.
B. Granting the requested modification would not be detrimental to the public
good because the proposed density is in compliance with the O.D.P.
C. Granting the requested modification would not be detrimental to the public
good because the proposed physical configuration of the site would be
allowed if this proposal had been included as part of Rigden Farm Second
Filing, or if more of the adjacent street rights -of -way had not already been
dedicated.
D. Granting the requested modification would result in a substantial benefit to the
city because the proposed project would substantially address an important
community need described in City Plan, namely, a higher density at this
location promotes a more compact development pattern that is well served by
urban services and amenities.
Rigden Farm, Parkside West, Project Development Plan, File #56-981
November 16, 2000 Planning & Zoning Board Meeting
Page 4
necessary. Staff therefore finds that the proposed modification request is not
detrimental to the public good.
Additionally, the process by which gross residential density is calculated in Section
3.8.18 of the LUC specifies that land previously dedicated for public use cannot be
included in the gross acreage of a property. Because approximately 1.182 acres of this
site were dedicated as local and collector street rights -of -way as part of the Rigden
Farm First Filing (Rigden Parkway and Limon Drive), the project site that would
otherwise count as 4.67 gross acres in now only 3.488 gross acres. In other words, if
this project would have had the opportunity to dedicate more of the adjacent streets as
part of the P.D.P., the gross acreage would be more, and a plan with the exact same
physical layout would be allowed without the need for a modification. Staff finds that the
proposed modification request is not detrimental to the public good because the density
of the project would be in full compliance with the code if these two adjacent streets had
not already been dedicated.
The modification would result in a substantial benefit to the city because the
proposed project substantially addresses the following important community
needs specifically and expressly defined and described in the Fort Collins
Comprehensive Plan (City Plan):
• Community Goals — Transportation: "Our community's growth will be
structured in a compact pattern that facilitates pedestrian, bicycle, and transit
travel."
• Key Principles of the City Structure 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.
• Principles and Policies — Principle LU-1: "Growth within the city will promote a
compact development pattern within a well-defined boundary."
• Principles and Policies — Policy HSG — 1.1: "Land Use Patterns. The City will
encourage a variety of housing types and densities, including mixed -use
developments, that area 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."
Rigden Farm, Parkside West, Project Development Plan, File #56-981
November 16, 2000 Planning & Zoning Board Meeting
Page 3
proposed project would substantially address an important community need
specifically and expressly defined and described in the city's Comprehensive
Plan, adopted policy, ordinance or resolution of the City Council, and the strict
application of such a standard would render the project practically infeasible. "
3. APPLICANT'S REQUEST
The applicant specifically requests the Planning and Zoning Board to increase the
maximum density allowed from 12 to 13.48 dwelling units per gross acre for the Rigden
Farm, Parkside West Project Development Plan.
Please see the attached letter for additional points of justification by the applicant.
4. EVALUATION OF MODIFICATION REQUEST
The modification is not detrimental to the public good.
The proposed density is consistent with the densities specified in the Overall
Development Plan for Rigden Farm. This site is part of an area designated as "tract F"
on the O.D.P. Tract F is a 16.39 acre parcel within the Rigden Farm Development. The
First Filing of Rigden Farm approved approximately 1.63 acres of street right-of-way
within tract F (Rigden Parkway and Limon Drive). The approved Second Filing of
Rigden Farm allowed 101 dwelling units within an 11.2 acre portion of tract F. This 3.56
acre site is now the only remaining unapproved portion within tract F.
The O.D.P. specifies a range of the total number of dwelling units for tract F of 131 to
196 units. There have been 101 units approved, so the 3.488 acres of the remaining
undeveloped site must have a minimum of 30 and a maximum of 95 units to comply
with the O.D.P. The applicant proposes 48 dwelling units on the site. Therefore, if the
Planning and Zoning Board grants this modification request, the proposed P.D.P. would
still be in full compliance with the approved O.D.P. Staff finds that the proposed
modification request is not detrimental to the public good because the proposed
modification request does not inhibit the P.D.P.'s ability to comply with the approved
density range on the O.D.P.
Furthermore, if this proposed development would have come in as part of the adjacent
Rigden Farm Second Filing Oust south of the site), this portion of the phase would not
be exceeding 12 dwelling units per gross acre, and a modification would not be
Rigden Farm, Parkside West, Project Development Plan, File #56-981
November 16, 2000 Planning & Zoning Board Meeting
Page 2
COMMENTS
1. BACKGROUND
The surrounding zoning and land uses are as follows:
N: T — Cargil Research Farm, historic barn, farm land,
E: LMN — a portion of the First Filing Rigden Farm Development (single family under
construction), and the Rigden Farm Parkside East site (under review).
S: LMN — Rigden Farm Second Filing (approved but not developed), a
neighborhood center (under construction) including relocated Johnson Farm
structures, undeveloped phases of the Rigden Farm Development,
RL — existing Dakota Ridge and Stone Ridge Residential Developments,
W: MMN & NC — undeveloped phases of the Rigden Farm Development.
The property is west of Rigden Parkway, north of Limon Drive, south of Drake Road,
east of the MMN portion of the Rigden Farm Development, and was annexed into the
City as part of the Timberline Annexation in November of 1997.
2. MODIFICATION REQUEST
(1) Division 2.8 MODIFICATION OF STANDARDS
This request is for a modification to Land Use Code Section 4.4(D)(1)(c) where it
specifies, "the maximum density of any phase in a multiple -phase development plan
shall be twelve (12) dwelling units per gross acre of residential land."
The Rigden Farm, Parkside East, Project Development Plan constitutes a single phase
in a multiple -phase development.
As specified in the LUC Section 2.8.2 Modification Review Procedures (H) (Standards),
the Planning and Zoning Board shall review, consider, and approve, approve with
conditions or deny an application for a modification based upon:
". . granting of the modification would not detrimental to the public good; and
that. -
the granting of a modification from the strict application of any standard would,
without impairing the intent and purpose of this Land Use Code, substantially
alleviate an existing, defined and described problem of city-wide concern or
would result in a substantial benefit to the city by reason of the fact that the
ITEM NO. R
n ,„�l �., MEETING DATE 11 16 00
STAFF Troy Jones
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: MODIFICATION OF STANDARD, RIGDEN FARM, PARKSIDE
WEST P.D.P.- File #56-981
[Type 2, Planning and Zoning Board Review]
OWNER: Parkside Homes
1501 Academy Court, Suite 203
Fort Collins, CO 80524
APPLICANT: Donald Leffler
Design Development Consultants
2627 Redwing Rd., Suite 350
Fort Collins, CO 80526
PROJECT DESCRIPTION:
This is a request to increase the maximum density permitted in the LMN zoning district
from 12.0 to 13.76 dwelling units per gross acre.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This is a request for a modification of Land Use Code Section 4.4 Low Density Mixed
Use Neighborhood District, specifically subsection 4.4(D)(1)(c) where it specifies, "the
maximum density of any phase in a multiple -phase development plan shall be twelve
(12) dwelling units per gross acre of residential land."
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT