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Home My WebLink AboutHARVEST PARK - PDP - 25-98A - SUBMITTAL DOCUMENTS - ROUND 4 - ALTERNATIVE COMPLIANCE REQUESTDec-27-99 12:03 rSection 16. t ection 3?_3(A) of the Land Use Code of the City of Forc „ P,&-eby amended to read as follows: purpose It is the city's intent to encourage the use of both active f^and passive solar energy systems for heating air and water in 6 e' homes and businesses,as ion as nattiial „ g . topogiaphy,soil or other stibsti 6f e', conditions' or:'other: ;natiital .conditions -peculiar io .the site;a --,preserved. While the use of solar energy systems is optional, the right to solar access is protected. Solar collectors require access to available sunshine during the entire year, including between the hours of 9:00 am and 3:00 pm, MST, on December 21, when the longest shadows occur. Additionally, a goal of this Section is to casure that site plan elements do not excessively shade adjacent properties, creating a significant adverse impact upon adjacent property owners.Thus, standards are set forth to evaluate the potential impact of shade caused by buildings, structures and trees. __�d Section 17. That ec on _ _ of the land Use Code of the City of Fort Collins thkereby amended to read as follows: - trNDesign Standards. The lighting plan shall t the followins igt standards: (1) to lighting that may confused with warning, ency or traffic si is prohibited (2) Backero ike parking lots shall be illuminated as unobtrusive possible to meet the functional needs of safe circ on of protecting people and property. Foregr d spaces, as building entrances and plaza sea ' areas, shall ur local livhtin9 that defines the cc without glare_ (' Light sources shall be concealed shielded to -tile ` and sltal] feature bares•.cur-off:c ability,so. to rrnnixr ze:-up_ oht. spill-Tig3 glare and unnecess diffusion on adjacent property. (4) The style of light standards and fixtures shall be consistent with the style and character of architecture proposed on the site. POlCS ^sh811 he anri nnri- (nr a n�hPi wrier �narP�l Yn P_O1 Dec-27-99 17:26 P_O1 Dhision 3.1. Lh/lnilinn.+ Section 5.1.2. Solo Solar ener v system shall mean a solar collector or other device or structural design f =ore of a structure that relies upon sunshine as an energy source and is capable of collecting, distributing and storing (if appropriate to the technology) the sun's radiant energy for a beneficial use. Solar -oriented lot shall mean: 0) a lot with a front lot line oriented to within thirty (30) degrees of a true cast -west line. When the lot line abutting a street is curved, the "front lot line" shall mean the chord or straight line connecting the ends of the curve. For a flag lot, the "liont lot line" shall mean the lot line that is most parallel to the closest street, excluding the "pole portion of the flag lot"; or (2) a lot which, when a straight line is drawn from a point midway between the side lot lines at the required front yard setback to a point midway between the side lot lines at the required rear yard setback, is oriented to within thirty (30) degrees ol' true north along said line; or (3) a corner lot with a south lot line oriented to within thirty (30) degrees of a true cast -west line, which south lot line adjoins a public street or permanently reserved open space, provided, however, that the adjacent street right-of-way or open space has a minimum north -south dimension of at least fifty (50) feet. For the purposes of this definition, "permanently reserved open space" shall include, without limitation, parks, cemeteries, golf courses and other Similar outdoor recreation areas, drainage ditches and ponds, irrigation ditches and reservoirs, lakes, ponds, wetlands, open spaces reserved on plats for neighborhood use and other like and similar permanent open %pace_ Special habitat features shall mean specially valued and sensitive habitat features including key raptor habitat features, such as nestt sites, night. roosts and key feeding areas as identified by the Colorado Division of Wildlife or in the Fort Collins Natural Areas Policy Plan (NAPP); key production areas, wintering areas and migratory feeding areas for waterfowl; key use areas for wading birds and shorebirds; heron rookeries; key use areas for migrant songbirds; key nesting arras for grassland birds; Ibx and coyote dens: mule deer winter concentration areas as identified by the Colorado Division of Wildlife or NAPP; prairie dog colonies over filly (50) acres in sire as included on the Natural Areas Inventory Map, key areas for rare, migrant or resident butterflies as identified in the NAPP; areas of high terrestrial or aquatic insect diversity as identified in the NAPP; remnant native prairie habitat; mixed foothill shrubland; foothills ponderosa pine forest; plains cottonwood riparian woodlands; and any wetland greater than one-fourth (Y<) acre in size. Art ele.l. Pgget 38 Stipp. 2 reoriented to achieve solar compliance. Some additional lots could be altered to provide solar compliance, but we feel this would not enhance the overall design of the conunuuity. The lots in particular are lots 8, 9, 10, 11, 25, & 26 of block seven, and lots 1, 2, 16, & 19 of block nine. Currently eight of these lots face two of the parks scattered throughout the community. Reorienting these lots to meet solar compliance would face them onto a collector, and would not enhance the overall community character. In addition, most of the homes have been designed with the major living spaces on one side of the home, surrounding a mini -courtyard, On the east -west oriented lots, most of these homes would be positioned to have the major living areas facing south, providing some passive solar gain. On the north - south oriented ►ots, the majority of these living areas are oriented to the west. While this project does not meet solar compliance for the required units, if the project is taken as a whole, the single family attached units are functionary the saute as the duplex units. If these units were counted, this project would have 307 out of 470 units, or 65.3% of the units meeting solar compliance_ 3. Section 3.2.l (D)(2xa) Landscape Standards —Street Trees This section calls for street trees to be placed in the center of parkway strips at 3040' intervals. While this plan meets the spacing requirements, we have proposed some parkway strips to be 15 feet wide in lieu of the standard six feet This occurs on portions of Rock Creek Drive, and Country Main. These rwo streets provide important connections between destinations. With the larger tree lawns, homes are set back further from the street, and pedestrians are further separated from the street, enhancing the pedestrian experience. Within these widened parkway strips, we have proposed staggering the trees slightly, tauter than centering them within the parkway strip. This allows the trees to be spaced slightly closer together, providing additional trees. This also plays with depth perception Malang the homes appear to be set back further, and the pedestrian separated from the street even more than they already are, without sacrificing safety or other related concerns. The proposed plantings meet or exceed the intent of the code, Harvest Park Alternative Compliance Requests 10/5i99 _ . ]C.�-anclsespe .Arehiceeture Sites �.�*,T,. � - G,t�p�es 719 Pear Siu4a-o : - Fort C�lljxv-% CO 80S21 • 97O.47291?S - F.A7< 97O.493.gd3 Alternative Compliance Requests 1. Section 3.6.3 (A-F) Street Pattern and Connectivity Standards Section F calls for sweet connections to surrounding neighborhoods to be made at intervals not to exceed 660 feet. This is not entirely possible at Harvest Park due to existing development and natural features. Specific areas are where alternative compliance is requested include: North The north boundary of Harvest Park abuts Wildwood Third Filing, an existing single family development, and the future Harmony Park, a City of Fort Collins Neighborhood Park. When this area was originally planned and approved, only one street connection was provided to Harvest Park which is Corbett Drive, a collector street which has been continued in Harvest Park. Along the future neighborhood park, we are providing a street that fronts on the park, providing convenient access for the community to the park. West The west boundary of Harvest Paris abuts Stetson Creek Third Filing, also a single family development. This area was also originally planned with only one street connection to Harvest Park, Rock Creek Drive, a collector, which is being continued in liarvest Park. The existing development precludes any additional street or pedestrian connections. South The southern boundary of Harvest Park is the McClleland Drainage channel, immediately south of which is the proposed Sage Creek Development. The overall distance would require up to four street connections across the channel between the projects. Since this drainage area will be rebuilt and enhanced into a natural area, City staff and both project developers have agreed that two full street connections, and two additional pedestrian connections would be more appropriate in this locale. The combination of the street and pedestrian connections do allow full multi -modal connectivity between Elie developments, as well as to minimize impacts to the natural area - Even with these restrictions, Harvest Park does promote connectivity by providing direct connections to the adjacent neighborhoods, these connections provide traffic distribution to four arterials within the square mile. We have also planted for, or are making, several connections to County Road 9, a mirror arterial to the east, as required by code. 2. Section 3.2.3 (A-D) Solar Access, Orientation, Shading Section B calls fur at least 65% of the lots less than 15,000 sq. ft in area in single and two family residential areas to must conform to the definition of a solar -oriented lot. At Harvest Park, all the lots are less than 15,000 sq, it. with a mix of single family detached, duplex, and single family attached wets. Of the 470 units on the site plan, 391 are required to meet solar compliance. 246 units, or 62.9% of the units meet compliance, with eight additional units required to meet compliance. When originally submitted, this project had 481 units with 239 out of 365 units, 65.5010, of the units being in compliance. As comments were made, and the plans revised, solar compliance was eroded. Many of the single family attached units were changed to duplex units at the request of Poudre Fire Authority to meet current policies of that agency. These units had an east west orientation, which further eroded solar compliance. In an effort to achieve solar compliance, as many lots as possible were Harvest Park Alternative Compliance Requests 10/5/99 am, I�ui4C32Scape Atctutecttzra � Site Fl2Lx3xXi 1 .• 4(:33rz%p1Xi4Cs 77:9 V'I aK Stet Fore CvIIi=�, Gb SW21 • 970.A72.9225 - F-AX 970-a93.8634 FAX TRANSMITTAL Date: December 271999 To: Ron Fuchs Fort Collins Current planning 281 North College Avenue Fort Collins, CO 80524 CC: Job No: 80535 Project: Harvest Park Fax No: 320-254-3341 Pages (Inchwk g This Page): 3. If you do not receive all of the pages, please call (970) 472-9125. Icon Attached is copy of the alternative compliance requests you asked for. Thanks, Terence C. Hoaglund, ASLA