HomeMy WebLinkAboutRIGDEN FARM, PHASE 1 - PDP - 56-98C - CORRESPONDENCE - (6)only one alternative that would work, and there are many more possibilities to
satisfy this requirement.
Storm Drainage Functions Integrated into "Outdoor Spaces"
The area shown can be considered an "outdoor space" as long as the areas with
slope greater than 4% are less than 10% of the total land area of the 'outdoor space."
4% slope or less
4% slope or less 4:1 4:1 4% slope or less
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I encourage you to carefully and thoroughly read Section 3.8.18 in the Land Use Code.
This letter is not intended to explain the whole residential density calculation process, just
clarify the areas where interpretation is necessary. If you have any questions regarding
this information, please contact me.
Yors truly,
f
Troy Jones
Proj ect,Planner
cc: Bob Blanchard
Tom Vosburg
Vaughn Furness
Carl Glaser
3
g) land dedicated to traffic circle, squares, or islands in accordance to the size
requirements specified in the LUC 3.8.18(B)(1)(g).
Items b, d, and f above have interpretation issues that should be explained.
Item "b" refers to certain " atural areas" that can be subtracted from the gross to
calculate the net. In or to determine if specific areas are in fact "natural areas,"
consider the follow' g:
• "N al areas" are generally wildlife habitat corridors, wetland boundaries as
escribed in the LUC 3.4.1(C)(1)(b), riparian areas, foothills forest, rock
outcroppings, isolated patches of native grasses, and/or any other area that the
director deems necessary to preserve for ecological reasons. The Natural
K Areas Inventory Map is an approximate locator for these "natural areas," but
��c�p� any area discovered to possess such characteristics that would have supported
their inclusion on the Natural Areas Inventory Map shall also be considered a
"natural area."
v-c�i�\ • The precise method to determine the boundary of any "natural area" is if the
land area in question is documented as being a "natural area" by an
environmental consultant qualified in the field of environmental analysis, and
if the director of Current Planning and the Director of Natural Resources both
agree that the consultant's analysis is correct.
Item "d" refers to "outdoor spaces" that can be subtracted from the gross residential area
in order to establish the net residential area. There is list of 6 criteria, listed in the LUC
Section 3.8.18(B)(1)(d), that an "outdoor space" must satisfy in order to qualify to be
subtracted. Keep in mind that an "outdoor space" must satisfy all 6 of the criteria. Some
of these criteria are a bit confusing, so the following clarifications should help:
• The fourth item on the "outdoor space" qualifying criteria states, "The
outdoor space does not consist of a greenbelt or linear strip but has a
minimum dimension of 50' in all directions in any nonrectangular area, or 75'
in any rectangular area." This is intended to encourage any greenbelts and
linear strips of outdoor space to be larger than might otherwise be provided.
It is interpreted in the Current Planning Department that this requirement
simply means that nonrectangular greenbelts must be at least 50' wide, and
rectangular linear strips must be at least 75'wide in order to be qualify.
• The sixth criteria states, "Storm drainage functions that are integrated into
outdoor spaces allow adequate space for recreation purposes and do not result
in slopes or gradients that conflict with active recreation." This means that
the "outdoor space" be flat enough to be usable for active recreation (less than
4% slope over 90% of the area; the remaining 10% of the area can make up
the slopes of the storm drainage channel). The Stormwater Utility
Department recommends that one possible way to reduce the slopes would be
to provide an underground pipe with a 2 year flow rate, which would reduce
the swale size requirement above ground (see the diagram below). This
would allow the area within the swale to be considered usable, dry outdoor
space that is adequate for recreational purposes. Keep in mind that this is
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City of Fort Collins
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Comm ty Planning and Environmental
Current Planning
Dave Pietenpol
Wheeler Commercial
1027 W. Horsetooth Road, Suite 200
Fort Collins, CO 80526
Dave,
rvices
March 2, 1999
I talked to Carl Glaser in reference to Tract F of Phase 1. In looking at his design, and in
talking with him, it became apparent that his residential density calculations were not
calculated according to the method outlined in Section 3.8.18 of the Land Use Code.
Since he didn't figure it correctly, I thought that I better make sure that you understand
how it is supposed to be figured.
Gross Residential Acreage. When you sell off the Tracts in phase 1, the total acreage
of the land is different than the gross acreage. The gross residential acreage is the total
acreage minus the following:
a) land previously dedicated, purchased, or acquired for public use (such as the
collector and local streets that were part of the phase 1 PDP),
b) land devoted to nonresidential uses such as commercial, office, industrial or
civic uses (this includes ground floor uses other than residential or land
devoted to nonresidential uses within the MMN zone).
This means that the gross residential acreage for each of your separate phase 1 tracts does
not include the street right of ways even if that land is part of the property being sold off.
Net Residential Acreage. When you sell off the Tracts in phase 1, keep in mind that
there is a very specific list of what can be subtracted from the gross acreage to calculate
the net acreage. One common misunderstanding is that developers often think they can
subtract private drives and private alleys, but they are not on the specific list that can be
subtracted. The net residential acreage is the gross residential acreage minus the
following:
a) land dedicated for arterial streets,
b) land containing "natural areas" in accordance with the LUC Section 3.4.1,
c) land with "geologic hazards" (i.e. steep slopes) in accordance with the LUC
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section 3.3.4,
d) land containing "outdoor spaces" preserved for a park or central green in
accordance with the LUC Section 3.8.18(13)(1)(d),
e) land dedicated to public alleys,'
f) land dedicated to pedestrianibicycle path connections in accordance with the
LUC 3.2.2(C)(6), or 4.4(E)(1)(b), or to connect cul-de-sacs to nearby streets,
281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020