HomeMy WebLinkAboutHARVEST PARK - PDP - 25-98A - CORRESPONDENCE - MODIFICATION REQUESTPrior to forwarding a recommendation to the Planning and Zoning Board, the plan you need to
prove the unfeasibility and update the narrative to address all applicable standards. The
Medium Density Mixed -Use Neighborhood District (M-M-N), Section 4.5(E)(1)(a) requires the
block structure to be bounded by four streets and or a substantial physical feature and Section
4.5(E)(1)(b) regulates civic block and residential allowances. To meet Section 4.5, the Land
Use Code Division 3.6 requires that all streets be designed to align to join with planned or
existing streets to provide an interconnected system of arterial, collector and local streets.
Further, the perimeters of LUC Section 3.6.2 private drive standards shall be addressed,
including but not limited to the Design Standards limiting the length of a maximum dead-end
drive length as 150 feet.
It seems that the most likely avenue of justification would be Section 2.8.2(H)(1), which would
require you to show how your plan addresses the purpose of the sections (3.5(D), 3.5.2(C)(1),
3.5.2(C)(2), 3.6.2, 3.6.3, 4.5(E)(1)(a), and 4.5(E)(1)(b)) equally well or better than a plan, which
complies with all code standards.
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: Bob Blanchard
City File #53-84N
CAMy Documents\Planning Document\Warren Farm PDP\Warren Farm The Preserves Mod Itr 1 revisions.doc
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July 15, 1999
Mr. Terence C. Hoaglund, ASLA
Vignette Studios
719 Pear Street
Fort Collins, CO 80521
Dear Mr. Hoaglund:
In response to your inquiry and to follow-up the June 29, 1999 and July 7, 1999 meetings, staff
reviewed your application as outlined in the Land Use Code procedures. It is the intent of the
modification review process to review the request based on code criteria and forward a
recommendation to the Planning and Zoning Board. The Land Use Code stipulates that the
Director has the ability to deem an application complete and/or determine what additional
information is needed to adequately review a modification request. This letter is to offer some
insight as to what additional information or clarification is desired to review your request.
Based upon the plan and application submitted, staff can not support the request because the
narrative and plans did not satisfy the standards. Staff can not support modifications until the
project has adequately demonstrated that Land Use Code standards would make the project
infeasible.
The development plan, as submitted, has not demonstrated that a street and building plan
layout meeting all code standards is infeasible. To assist the Planning and Zoning Board in
focus on the modification of code standards, a legitimate plan meeting all code standards shall
be submitted.
The narrative provided focuses on the proposed multi -family dwelling lay -out as designed for
this site, but should rather address the criteria by which the Planning and Zoning Board must
review a modification request. As specified in the LUC Section 2.8.2 Modification Review
Procedures, the Planning and Zoning Board shall review, consider, and approve, approve with
conditions or deny an application for a modification of standards based on compliance with LUC
2.8.2(H). Section 2.8.2(H) of the Land Use Code states that in order for the Board to grant a
modification, they must find that the proposed plan:
a) is not detrimental to the public good;
b) does not impair the intent and purposes of the Land Use Code;
c) satisfies the criteria of either (1) (2) or (3) of Section 2.8.2(H) of the Land Use Code.
The modification inquiry of Land Use Code Section 3.5(D) Building Orientation, Section
3.5.2(C)(1) Orientation to a Connecting Walkway, 3.5.2(C)(2) Street -Facing Facades, Section
3.6.2, Section 3.6.3, Section 4.5(E)(1)(a), and Section 4.5(E)(1)(b) is incomplete. In order for
staff to complete a review of the modification request and forward a recommendation to the
Planning and Zoning Board, we need revisions to the narrative and plans submitted for review.
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