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HomeMy WebLinkAboutMODIFICATIONS OF STANDARDS (HARVEST PARK - PDP #25-98A) - MOD - 25-98C - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTJustification We understand that in order to approve the Modification Request the Planing and Zoning Board must make the following findings: A) First, the granting of the modification would neither be detrimental to the public good, nor impair the intent and purposes of the Land Use Code; The LMN — Low Density Mixed -Use Neighborhood District is intended to be a setting for a predominance of low density housing combined with complementary and supportive land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood. The main purpose of the district is to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices, that invite walking to gathering places, services, and conveniences, and that are fully integrated into the larger community. Granting these modifications would not be detrimental to the public good. The proposed modifications promote variety in housing types. The majority of homes will face public streets, but some would face greenbelts, a preferred living condition for some people. The dead end rear private drives provide secondary access to single family detached and attached homes, and enhances the pedestrian connections throughout the community. All units are within 200 feet of a public street, and have direct pedestrian access to those streets. We believe the proposed site plan would neither be detrimental to the public good, nor impair the intent and purposes of the land use code. B) Secondly, the plan as submitted will advance or protect the public interests and purposes of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; A summary of the justification of each modification request follows: Vary the setback requirements in section from fifeen feet to nine feet; Varying the setbacks creates variety in the streetscape. Since the modification request does not affect all proposed units, only a small percentage of the units would be at the tightest setbacks. All setbacks are behind the standard utility easements, therefore, not impacting the public interests. The only location where our lots are immediately adjacent to existing residential fronting on the same street, our setbacks would equal or exceed those and would feather in to the proposed setbacks. Modification to the private drive standards; The private drives provide secondary access to rear garages. Some of the drives are longer than the 150 feet maximum. None of the drives are required to provide emergency access. Meeting the code requirement for length would create drive crossings across primary pedestrian circulation routes, or would be close to street intersections. We feel the design protects the public interests and is equal to or better than a plan meeting the code. We believe the proposed plan meets the intent of the land use code and is preferable to a plan meeting the requirements of the code. The resulting land use pattern will provide a community with a mix of housing types, extensive pedestrian connections, and a variety of setbacks, further enhancing the streetscape. Harvest Park Modifications of Standards Request 9/20/99 5 Block Seven 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 with County Road Nine, and would impact the streetscape at the entrance to the project. Block Eleven 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 each other, however this would cross a mid -block pedestrian crossing and greenbelt, impacting pedestrian connectivity. Block Eighteen There are two drives in question. The one on the west side of the block serves ten single family detached residences and measures 270 feet in length. The drive on the east side serves 12 single family attached residences and measures 230 feet in length. Both drives could meet code by connecting with each other, however this would cross a greenbelt and pedestrian connection, impacting pedestrian connectivity. Block Twenty one 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. Block Twenty three This private drive is 220 feet long. This drive could meet code by connecting to Corbett Drive, however it would be close to the intersection with County Fair Lane and is not seen as desirable by staff. Block Twenty four There are two separate private drives in question. One is off Harvest Park Place and measures 200 feet in length. This could meet code by connecting with County Fair Lane. Since it is not needed for emergency access, and only serves six residences, our preference would be to not connect it to preserve the streetscape along County Fair Lane. The other is off County Fair Lane and measures 200 feet in length. This could meet code by connecting with Country Main. This would also be close to the intersection with County Fair Lane, and is not needed for emergency access, and only serves six residences. Our preference is to not connect it to preserve the streetscape along Country Main. Harvest Park Modifications of Standards Request 9/20/99 4 • The larger lots, at the perimeter of the community, would largely follow the current setbacks. This modification request will primarily affect the smaller lot types `A' and `B', to a lesser extent the type `C' lots, and a portion of the single family attached housing. With the housing model variety we are proposing, the tightest setback of 9-10 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. There is only one location where homes in this neighborhood and adjacent neighborhoods will front on the same street. This is at Rock Creek Drive, adjacent to Stetson Creek. Stetson Creek homes have a 20 feet minimum setback from the Right of Way. Per the attached graphics, the homes we have planned immediately adjacent to Stetson Creek, fronting on Rock Creek Drive have a setback of approximately thirty feet, greater than the adjacent single family, feathering down to the smaller setbacks further east. 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 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. Specifically this occurs on blocks 2, 7, 11, 15, 18, 21, 23, and 24. We are asking for a modification of the standards to allow the above to occur. Code Sections: 3.6.2(L)(1)(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)(1)(c) Additional access. A private drive may be allowed to provide additional access to lots that front on a non arterial street so long as such private drive is located within a private access easement that serves no public purpose that would require public access (by plan or circumstance). The limit of four (4) single-family lots established in subsection (a) above shall not apply to such additional access. 3.6.2(L)(2)(c) Design Requirements. Maximum dead end length shall be one hundred fifty (150) feet. 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, and are addressed off that street. The public streets provide emergency access. Specific block descriptions follow: Block Two Depending upon how it is measured, this section might meet code. The length of the dead end is 150 feet. 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. Harvest Park Modifications of Standards Request 9/20/99 3 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 feet in width by 85 feet. in depth, `B' lots which measure 44 feet. in width by 85 feet in depth, `C' lots which measure 45 feet in width by 110 feet. in depth, and `D' lots which measure 60 feet. in width by 110 feet 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 then intermixed in each block to create further diversity. The majority of the homes have rear loaded garages accessed by private drives, which remove driveways and garages from the streets, further enhancing the streetscape. We are asking for a modification to reduce the setback requirements to nine 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 zone district other than R-L, U-E, 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. 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 nine feet for the following reasons: • To create an urban character to the site, particularly on the smaller lots, to further encourage neighborhood interaction; • To allow even the smallest lots to have a 17 or 18 foot deep driveway adjacent to the rear drive 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. Harvest Park Modifications of Standards Request 9/20/99 2 MODIFICATION REQUEST HARVEST PARK ALTERNATIVE PROPOSED SITE PLAN 1l 9 T � T T SEP 2 0 1999 r 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 in section 3.5.2(D)(2) from fifteen feet to nine feet; 2. 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, 7, 11, 15, 18, 21, 23, and block 24. PLANNING OBJECTIVES Harvest Park is a 107.62t 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, traffic circles, and widened tree lawns in some areas • 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 of four single family lot sizes that are intermixed • Use a variety of attached 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 approximately 477 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 floor plans 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 Modifications of Standards Request 9/20/99