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HomeMy WebLinkAboutHARVEST PARK - PDP - 25-98A - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTThis picture illustrates an alley (shared rear driveway) situation with very little setbacks and no parking. Picture taken at Lowry Harvest Park Modifications of Standards Request This picture illustrates a typical streetscape with varied setbacks from eight to fifteen feet. Picture taken at Lowry ,, This picture illustrates an alley (shared rear driveway) situation closer to what this project is trying to achieve, although our proposed setbacks would be greater to allow full driveway parking. Picture taken at Celebration, Florida VA These picture illustrates a setback of eight to ten feet to the front porch (pictures taken at the Lowry Community in Denver) Harvest Park Modifications of Standards Request with County Road Nine, and would impact the streetscape at the entrance to the project. Block Ten This block has two dead end private drives. The western section provides secondary access to ten residences and measures 230 feet in length. The eastern section provides secondary access to ten residences and also measures 230 feet in length. These drives could meet code by connecting with other, however this would cross a mid -block pedestrian crossing and greenbelt, impacting pedestrian connectivity. Block Fourteen The drive in question in on the west side of the block, serving the single family residences. This drive serves ten residences and measures 270 feet in length. This drive could meet code by connecting with the single family attached area, however this would cross a greenbelt and pedestrian connection, impacting pedestrian connectivity. Block Fifteen Same conditions as block fourteen. The drive in question in on the west side of the block, serving the single family residences. This drive serves ten residences and measures 270 feet in length. This drive could meet code by connecting with the single family attached area, however this would cross a greenbelt and pedestrian connection, impacting pedestrian connectivity. Block Nineteen This private drive serves six residential units and measures 280 feet in length. This particular block is formed by public streets and the edge of the Harvest Park development. This drive has been designed to extend into the adjacent parcels when they are developed. This drive could meet code by connecting to Millstone Way, however it would reduce lot sizes, and would provide driveway connections that are only ninety feet apart. 1 appreciate your time in reviewing these plans. If you have any further questions, please feel free to contact me. , Sin rely, erence C. Harvest Park Modifications of Standards Request 5 Units 24-26, 27-29, and 40-42 would not face a street, but are accessed by a rear driveway that provides access to the garages, and would also serve as fire access to the units. Per section 3.5.2(Cx2) only buildings with four units or more are absolutely required to have an orientation to a public street. The buildings in question have three units. We can meet the code requirements by placing a public street in lieu of the greenbelt, however this would eliminate any greenbelt, any opportunity for a plaza or other gathering spot, public gardens, or a simple central greenspace for residents to directly access. 3. Modifications to private drive standards Background: The majority of the lots at Harvest Park are served by both public streets and private shared rear driveways. In some cases, the private drives dead end, and are longer than 150 feet in length and provide access to more than four residences. Specifically this occurs on blocks 2, 6, 10, 14, 15, and 19. We are asking for a modification of the standards to allow the above to occur. Code Sections: 3.6.2(L)(I)(a) Private drives in single family developments. A private drive shall be allowed to provide access to an unusually shaped parcel of land to serve up to (4) isolated single family lots, provided that the drive is connected to only one (1) Street. A private drive may not be used where "through traffic" (by plan or circumstance) would use the drive. All development plans which include any proposed private drives must comply with Section 3.6.3 (Street Pattern and Connectivity Standards). 3.6.2(L)(2)(c) Design Requirements. Maximum dead end length shall be one hundred fifty (150) feet. It is our understanding that these code sections were written with the intent that the private drives would provide the primary access to buildings. Discussion: In all cases, the private drives provide secondary access to rear loaded garages, functioning as alleys. All homes directly face a public street with the public street providing primary access, are addressed off that street, with the public streets providing emergency access. Specific block descriptions follows: Block Two Depending upon how it is measured, this section might meet code. The length of the dead end is 150 feet, and provides secondary access to four - five residences. This alley could meet code by connecting with Rock Creek Drive, however we are trying to avoid having alleys connect with the primary streets (Rock Creek Drive, Corbett Drive, and Country Main) wherever possible. Block Six This dead end section of the private drive provides secondary access to five residences, and measures 270 feet in length. This alley could meet code by connecting with Rock Creek Drive, however, as stated above, we are trying to avoid having alleys connect with the primary streets (Rock Creek Drive, Corbett Drive, and Country Main) wherever possible. This particular access would be fairly close to the intersection Harvest Park Modifications of Standards Request 4 It is our understanding the intent of the code is to have new residential blend in with existing residential in setback character. Discussion: For Harvest Park, we are requesting to modify this setback to eight feet for the following reasons: • To create an urban character to the site, and to further encourage neighborhood interaction; • To allow even the smallest lots to have an 18 foot deep driveway adjacent to the alley for additional parking, and eliminating garage dominated rear drives. • To vary the streetscape and setbacks. • The setbacks would be measured to the front porch. In most cases the actual home is set an additional two to four feet behind the porch. This modification request will primarily affect the smaller lot types `A' and `B', and to a lesser extent the type `C' lots. With the housing model variety we are proposing, the tightest setback of 8-10 feet would only affect approximately 23 % of the lots, with 30% of the lots having a setback from 10 to 14 feet, and the remaining 47% would have setbacks fifteen feet and over. This project, while adjacent to other single family development, does not come in conflict with setbacks from other neighborhoods. The attached graphics and pictures illustrate how these setbacks would work, and what they look like in other communities. Technically speaking, we can meet the code requirements by setting all the homes to the fifteen foot setback requirement, however that would lend itself to a uniform streetscape, and would not allow driveways on all the homes adjacent to the rear private drives. 2. Modifications to block five Background: Block five modifications are being proposed to allow single family attached units to face a central greenbelt, which has direct pedestrian connections to a public street. This modification of standards request is being made to address section 3.5.2(C)(1) Orientation to a Connecting Walkway, which is described below: Code Sections: 3.5.2(C)(1) Orientation to a connecting walkway. Every front facade with a primary entrance to a dwelling unit shall face the adjacent street to the maximum extent practicable. Every front facade with a primary entrance to a dwelling unit shall face a connecting walkway with no primary entrance more than two hundred (200) feet from a street sidewalk. 3.5.2(C)(2) Street facing Facades. Every building containing four (4) or more dwelling units shall have at least one (1) building entry or doorway facing any adjacent street that is smaller than a full arterial or has on -street parking. Discussion: The units in question have been designed around a common greenbelt that serves the function of a street, without the pavement. There is a direct tree lined sidewalk connection from all units to an adjacent street; however, units 25 — 28 are further than 200 feet from a public street with a direct pedestrian connection. These units are 260 feet using that criteria. However, these units do have pedestrian connections to public streets that are within 200 feet, but these connections would cross a private drive. This driveway will only have low volumes of traffic, less than any adjacent street. Harvest Park Modifications of Standards Request • Use a variety of multi -family housing that is placed throughout the community in smaller clusters. As a result, Harvest Park is unique in the City of Fort Collins in that over 95% of the homes have garage access off shared rear driveways. Of the 481 homes, only fourteen take their access off public streets. These homes, in turn, have garages placed to the rear of the lot with narrow driveways off the street and auto -courts. There will be a wide variety of architectural diversity at Harvest Park. Each lot type is planned to have from three to four different floorplans available. There are also single family attached units placed throughout the community in clusters of 3045 units. There will also be duplex units, which are intended to serve the empty nester market. This mix of units is intended to attract a wide variety of residents to create a mixed -use community. Harvest Park also was planned with numerous small parks placed throughout the community. These parks are one-half to one -acre in size and will serve to provide open space and recreational opportunities for residents. Some of these parks will be developed with tot lots, picnic benches, and other amenities. Some will be passive parks with turf and trees. All will have an open area that residents may throw a ball around in. In addition to these parks, we have maintained a fairly significant open space corridor along the McClelland channel that will be landscaped as a natural area with dryland grasses, and native trees and shrubs. A neighborhood center has been located central to the community. This center will include a community recreation center with a swimming pool, community meeting room and a playground. There will also be a daycare center that will be open to the residents of Harvest Park. This community center will also have a large open play area suitable for a game of flag football, or throwing Frisbees. All together, Harvest Park will serve to diversify the lifestyles and housing opportunities available in the southeast quadrant of the city — creating a neighborhood that is responsive to the needs of residents and the larger community. As a part of the planning process, we are requested several modifications of standards as previously noted. Each modification is addressed specifically below: 1. Modifications to setback requirements Background: Harvest Park is being proposed with four single family lot types, `A' lots which measure 36 ft in width by 85 ft. in depth, `B' lots which measure 44 ft. in width by 85 ft in depth, `C' lots which measure 45 ft in width by 110 ft. in depth, and `D' lots which measure 60 ft. in width by 110 ft in depth. Within those various lot types, we are currently planning to have twelve different floor plans, three for each lot type, to create a diverse community that will attract a variety of residents. These lot types are further intermixed in each block to further create diversity. The majority of the homes have rear loaded garages accessed by private drives, which removes driveways and garages from the streets, further enhancing the streetscape. We are asking for a modification to reduce the setback requirements to eight feet. Code Sections: 3.5.2(D)(2) Residential Setback from non arterial streets. Minimum setback of every residential building from any public street right-of-way other than an arterial street right-of-way shall be fifteen (15) feet; except that in any mne district other than R-L, U-F,, and L-M-N Districts, a minimum front yard setback of seven (7) feet shall be permitted for attached housing with rear vehicle access and parking. Harvest Park Modifications of Standards Request 2 kqt�S Mlc 10S 1.axicLScape Architecture • Site P1a n ir,g - C rraphics 719 Pear Street - Fort C',ollirr&, CO 80521 - 970.472.9125 - FAX 970.493.8634 July 21, 1999 Ronald G. Fuchs, Project Planner Current Planning Division City of Fort Collins 281 N. College Avenue Fort Collins, CO 80524 Dear Ron, We are submitting this request for modification of standards for the Harvest Park project to address the following three items: 1. Vary the setback requirements set in the code in the LMN zone from fifteen feet to eight feet. 2. Modifications to block five, a single family attached area, to allow units 25, 26, 27, & 28 to be further than 200 feet from a public street with direct pedestrian connections, and allow Units 24-26, 27-29, and 4042 to directly face a common greenbelt, rather than a public street. 3. Modification to the private drive standards to allow private drives to be longer than 150 feet in length, and to allow dead-end private drives to serve more than four residences. This specifically applies to blocks 2, 6, 10, 14, 15, and 19. PLANNING OBJECTIVES Harvest Park is a 107.62± acre residential development incorporating the Principles and Policies of City Plan to create a cohesive neighborhood with a mix of residential uses. Harvest Park provides an opportunity to explore many of the concepts of new urbanism planning principles, of which City Plan, in turn, embraces. Harvest Park was planned with several design objectives: • Create a more attractive streetscape • Use rear loaded garages wherever possible, avoid garage dominated streetscape • Pay close attention to architecture on all sides of the homes • Create a color palette that is visually appealing and exciting • Creative streetscape design with medians, round -a -bouts, widened tree lawns • Create a pedestrian friendly environment • Curb bump outs and enhanced crosswalks at key locations • Pedestrian amenities with benches and lighting • Pedestrian refuges in the medians • Direct pedestrian connections to activity points • Create a variety of recreational and open space opportunities • Each neighborhood cluster will have a small mini park as a focal point • Each park will have its own theme and amenities • Use a wide variety of housing types • Use four single family lot sizes that are intermixed Harvest Park Modifications of Standards Request