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Home My WebLink AboutREDWOOD APARTMENTS - PDP - 15-99A - CORRESPONDENCE - LUC REQUIREMENTS (4)Today's Date Project Name: Project Location (Street Address): Project Description: Owner's Name(s): ` Street Address: City/State/Zip: Telephone: Fait: Type of Please indicate the type of application submitted by checking the box pt submittal requirements for eacl E3 Annexation Petition with Initial Zoning REQUESTED ZONE: FEE: $1,040.00 Q Rezoning Petition REQUESTED ZONE: FEE: $856.00 0 Overall Development Plan (ODP) FEE: $1,400.00 + $.50 for each APO label Project Development Plan (PDP)without Subdivision Plat FEE: $1,472.00 + $.50 for each APO label Project Development Plan (PDP)with Subdivision Plat FEE: $2,128.00 + $.50 for each APO label 0 Final Plan without Subdivision Plat FEE: $2,808.00 Final Plan with Subdivision Plat FEE: $3,896.00 aPreliminary Planned Unit Development (PUD) FEE: $1,472.00 + 1/2 of the Preliminary Subdivision Plat fee and .50 for each APO label EJ Final Planned Unit Development (PUD) FEE: $2,808.00 +1/2 of the Final Subdivision Plat fee Current Planning Department Application Form Land Use Information: Gross Acreage/Square Footage. Existing Zoning . Proposed Use: Total Number of Dwelling Units Total Commercial Floor Area: Applicant's/Consultant's Name: Name of firm: Who is to be the lead contact?: Street Address: City/State/Zip: Telephone: Fax: Request eceding appropriate request(s). Additional handouts are available explaining t of the following review processes. 0 Preliminary Subdivision Plat �leOiG/� f' o ✓ FEE: $1,312.00 oa . o� ' E Final Subdivision Plat FEE: $2,176.00 OMinor Amendment FEE: $168.00 Major Amendment FEE: $2,808.00 Non -Conforming Use Review LJ FEE: $1,216.00 aVacation of ROW or Easement FEE: $5.00 per sheet of filing document E] Small Project Fees FEE: Varies --Check with the Current Planning Department E] Street Name Change FEE: $5.00 Extension of Final Approval FEE: $496.00 NOTE: PDP's and Final (Preliminary and Final PUD's) may be submitted LJ as a combined application subject to the Final Plan fee. Certification on reverse side must be signed. except that residential developments (whether overall development plans or project development plans) containing twenty (20) acres or less and located in the area defined as "infill area" need not comply with the requirement of this subparagraph (a). (b) The maximum density of any development plan taken as a whole shall be eight (8) dwelling units per gross acre of residential land, except that affordable housing projects (whether approved pursuant to overall development plans or project development plans) containing ten (10) acres or less and located in the Infill Area may attain a maximum density, taken as a whole, of twelve (12) dwellings units per gross acre of residential land. (c) The maximum density of any phase in a multiple -phase development plan shall be twelve (12) dwelling units per gross acre of residential land. Per our discussion, I understand the property is larger than ten (10) acres and may be developed as affordable housing. Item "b" above (Section 4.4) allows such to be calculated at a maximum density of eight (8) units per gross acre, since the site is larger than ten (10) acres. Hence, with a development scenario of eleven (11) gross acres, the maximum dwelling units would be 88 units (11 X 8 = 88). If you desire to deviate from code standards, a modification application would need to -be submitted and reviewed by the Planning Zoning and Board. Please note the burden of demonstrating a need to modify code standards is with the applicant. Since the proposal will be reviewed upon code criteria, the application should be based upon code language within Articles 2, 3 and 4 of the Land Use Code. In order for staff to review the subject request and forward a recommendation to the Planning and Zoning Board we need the following: a scaled plot plan, a written narrative (burden of proof) justifying the request, an application with fees ($200.00) and other materials deemed necessary. Further, I discussed your verbal request with the Engineering Department and determined for this individual (singular) request, we will . not need a Transportation Impact Study. However, a Transportation Impact Study will be required for the Project Development Plan submittal and review. I encourage you to carefully and thoroughly read Sections 2.8, 3.8.18 and 4.4 of 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. Please contact me at 970.221.6750 if you should have any questions or concerns related to this information. Sincerely, Ronald G. Fuchs City Planner cc: Engineering City File k3 • 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 are 6 criteria, listed in the LUC Section 3.8.18(13)(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 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" must be flat enough for active recreation use [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 (see the diagram below)]. 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 Per the LMN, Low Density Mixed -Use Neighborhood District of the Land Use Code (Section 4.4): (D) Land Use Standards. (1) Density. (a) Residential developments in the Low Density Mixed -Use Neighborhood District shall have an overall minimum average density of five (5) dwelling units per net acre of residential land, 2 Commu y Planning and Environmental' Current Planning City of Fort Collins -vices April 20, 1999 O Mr. Mac Quillin Zo 4 Concorde Capital Corporation 1349 East Broad Street Columbus, OH 43205 Mr. Quillin, Pursuant to our telephone conversation on April 15, 1999, you verbally requested a desire for clarification of residential density according to the method outlined in Section 3.8.18 and Section 4.4(D)(1) of the Land Use Code. Since our scenario was verbal, I thought I should make sure you understand how it is figured. Gross Residential Acreage: 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, b) land devoted to nonresidential uses such as commercial, office, industrial or civic uses. Net Residential Acreage. One common misunderstanding is that developers often think they can subtract local streets, 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 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(B)(1)(d), e) land dedicated to public alleys, f) land dedicated to pedestrian/bicycle 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, 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" and "d" above have interpretation issues that should be explained. Item "b" refers to certain "natural areas" that can be subtracted from the gross to calculate the net. In order to determine if specific areas are in fact "natural areas," consider the following: • "Natural areas" are generally wildlife habitat corridors, wetland boundaries as described 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 Areas Inventory Map is an approximate locator for these "natural areas," but 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." 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 To: Mr. Mac Quillin Fax #: 614.253.9741 Re: Density - Modification Date: April 20, 1999 Pages: 4, including this cover sheet. Mac - I have attached a letter clarifying density requirements and general comments relating to the modification procedure. Call me should you have any questions or desire additional information. Thank you. Ronald G. Fuchs (URRENT PLANHIM6 FA( IMILE From the desk of... Ronald G. Fuchs City Planner City of Fort Collins - Current Planning 281 North College Avenue Fort Collins, CO 80522-0580 Email: rfuchs@ci.fort-collins.co.us 970.221.6750 Fax: 970.416.2020