HomeMy WebLinkAboutMODIFICATIONS OF STANDARDS (HARVEST PARK - PDP #25-98A) - MOD - 25-98C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSJustification
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 fifteen 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
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
I
MODIFICATION REQUEST
HARVEST PARK
ALTERNATIVE PROPOSED SITE PLAN
HEM[
2 0 1999 D
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 107.62± 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, 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 tum, 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 30-45 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
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9704938634
VIGNETTE STUDIOS PAGE 02
section 3.6.2(L)
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(b)
Multi family developments. A private drive shall be
allowed to serve as access to buildings containing multi-
family dwelling units, provided that the drive is connected
to only one (1) street or, alternatively, if the drive is
connected to more than one (1) street, then the private
drive shall be aligned so that it does not attract or invite
"through traffic."
(2) Design Requirements. Private drives shall be designed to meet
the following criteria:
(a)
if any property served by the private drive cannot receive
fire emergency service from a public street, then all
emergency access design requirements shall apply to the
private drive in accordance with Section 3.6.6. An
"emergency access easement" must be dedicated to the
city for private drives that provide emergency access.
(b)
Private drives which are aisles in a parking lot or have
parking stalls adjoining shall be designed in accordance
with the parking lot acquirements in Section 3-22 and in
the city street standards.
(c)
Maximum dead-end drive length shall be one hundred
fifty (150) feet.
(d)
Access locations on public or private streets shall be
placed in accordance with city standards.
(e)
The connection of a private drive with a public street shall
be made with a driveway cut using a 'New Driveway
Approach" in accordance with city street standards.
(f)
If drainage from a private drive is channeled or directed
to a public street, the water shall not be directed over the
public sidewalk.
(3) Construction. Requirements. The construction of all private drive:
shall be under the direct supervision of a professional enginee
licensed by the State of Colorado, who must certify that al
improvements for private drives have been completed it
accordance with the plans approved by the city. in addition, th
Article 3, Page 109
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Supp. 4
uion and Circulation
(6)
(7)
owners association which defines the responsibilities for
Operation, maintenance and reconstruction of the Privateowners.
system, the costs of which must be borne by the property
and not the city. The documents must provide for maintenance,'.
reconstruction, drainage, lighting, landscaping, traffic control r
devices and any other special conditions. This information must.
also be shown on the plat and site plan for the development with
the added statement that the city has no obligation to perform or
pay for repair and maintenance or any obligation to accept the..,
streets as public streets. At the time of recording of the plat, the
developer shall also record a notice in the Latimer Cotmty.
Colorado records showing the location of such street and l
identifying the Property or Properties which are burdened with the
obligation of operation, maintenance and reconstruction of such:;
street, and affirming that the city has no such obligation, or any''.
obligation to accept such street as a public street.
Naming and Addressing. Private streets shall be named and
addressed in the same manner as public streets, in accordance
with the laws and standards of the city.
Gated Developments. Gated street entryways into residential
developments are prohibited in accordance with Section 3.6.3(0).
Gated entryways for private streets are also probibited.
(L) Private Drives -
(1) When Allowed
Single family developments. A private drive shall be
allowed to provide access to an unusually shaped parcel
of land to serve up to four (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).
Article
Post-W Fax NOW
Commu__ty Planning and Environmental rvices
Current Planning
City of Fort Collins
Date: October 7, 1999
To: Planning and Zoning Board
From: Ronald G. Fuchs, City Planner
Subject: Modification of Standards (Harvest Park — PDP #25-98A)
The Planning and Zoning Board at the October 1, 1999 work session raised the
concern about the lots that were to be included with the setback modification and
concerns relating to the 150 feet private drive length and primary access being
provided by the private drive.
I have attached two revised pages and one additional page to be incorporated
into the Modification of Standards (Harvest Park — PDP #25-98A)
Staff Report. On the second paragraph of page 6, two changes were made. The
first was to clarify that the modification request pertaining to 3.6.2(1)(L)(a) and
3.6.2(1)(L)(c) only apply to block 24. The second was to clarify that all blocks
listed in this paragraph continue to need the modification to 3.6.2L(2)(c). A page
break was inserted on page 7 to allow page 8 to have staffs revised
recommendations of approval.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
J
VICINITY MAP
#25-98A HARVEST PARK
PDP - TYPE I (LUC)
04/21 /99
1"=1000'
Modification of Standards — Harvest Park — PDP #25-98A
October 7, 1999 P & Z Meeting
Page 8
6. RECOMMENDATION:
A. Staff recommends approval of the Modification of Standards to Land Use Code
Sections 3.5.2(D)(2); 3.6.2(L)(1)(a); 3.6.2(L)(1)(c); and, 3.6.2(L)(2)(c) for Harvest Park
— Project Development Plan #25-98A subject to the conditions:
1. The applicant/developer shall coordinate all emergency, infrastructure and utility
infrastructure needs to ensure that all infrastructure provisions are fully met.
2. Modification of Land Use Code Section 3.5.2 Residential Building Standards (D)
Residential Building Setbacks (2) Setback from Nonarterial Streets will only apply to
the lots as identified in Attachment 1.
3. Modification of Land Use Code Sections:
(1) 3.6.2 Streets, Streetscapes, Alleys and Easements (L) Private Drives (1) When
allowed (a) Single-family developments
(2) 3.6.2 Streets, Streetscapes, Alleys and Easements (L) Private Drives (1) When
allowed (c) Additional access
(3) 3.6.2 Streets, Streetscapes, Alleys and Easements (L) Private Drives (2) Design
Requirements (c)
only apply to blocks 2, 7, 11, 18, 21, 23, and 24 as outlined on the attached sheet 1
of 4.
Modification of Standards — Harvest Park — PDP #25-98A
October 7, 1999 P & Z Meeting
Page 7
a. The proposed modifications will not adversely affect the livability of the surrounding
properties because the development is compatible with the character of the
surrounding area and because the function and appearance of the project is within a
107 acre development.
b. The proposal will not have any detrimental effect on the welfare of neighboring
properties.
c. At this time, granting these modifications would not be injurious to the neighborhood, a
residential subdivision, nor is it detrimental to the public welfare.
d. The proposed plan meets the main purpose of the LMN District by providing a variety of
housing choices, that invite walking to gathering places, and that are fully integrated
into the larger community.
5. FINDINGS OF FACT/CONCLUSION:
A. The requested Harvest Park — Project Development Plan #25-98A modification of Land
Use Code Sections 3.5.2(D)(2); 3.6.2(L)(1)(a); 3.6.2(L)(1)(c); and, 3.6.2(L)(2)(c), is
subject to review by the Planning and Zoning Board.
B. Granting the requested modification would not be detrimental to the public good.
C. Granting the requested modification would not impair the intent and purposes of the
Land Use Code.
D. 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.
Modification of Standards — Harvest Park — PDP #25-98A
October 7, 1999 P & Z Meeting
Page 6
Land Use Code Section 3.5.2(D)(2) requires that every residential and every detached
accessory building be set back fifteen (15) feet from a street right-of-way. The applicant
requests to vary the setback requirements in section 3.5.2(D)(2) from fifteen feet to nine
feet.
Land Use Code Section 3.6.2(L)(1)(a) regulates private drives servicing a maximum of four
(4) isolated single family lots as their primary access, and LUC Section 3.6.2(L)(1)(c)
regulates private drives as additional access for structures. The modification to request
pertaining to these two code sections applies to block 24 only. LUC Section 3.6.2(L)(2)(c)
regulates private drive dead-end length as 150 feet. The applicant requests modification
to the private drive standards to allow private drives to be longer than 150 feet in length.
The private drive modification requests specifically apply to blocks 2, 7, 11, 18, 21, 23, and
block 24 as referenced on sheet 1 of 4. Staff recognizes that the applicant's preferred plan
include many features that do comply with the intent of the Land Use Code.
It appears that there is little adverse effect by permitting the modified yard setbacks and
dead end private drives. Although most parcels of land in the LMN Zone are required to
meet yard setbacks, there are perhaps other parcels of land in the zone which do not.
It is from the desire of the applicant to create a traditional neighborhood for living that the
need for the above modification arises. The special conditions exist as a result of the
standards contained in the Land Use Code. The financial circumstance of the traditional
neighborhood development is not reason, by itself, to grant a modification.
The modification request was routed to the Poudre Fire Authority, Fort Collins Loveland
Water District, Light and Power and City Engineering. Based on their review, there is no
evidence in the record that indicates the modifications for this project development plan
would negatively impact infrastructure needs.
Yard setbacks are placed in a feasible location on the property to permit development.
The applicant is attempting to develop a traditional neighborhood, which will accommodate
traditional city designs and still affords the separation of the uses on site and protection of
neighboring properties.
The proposed internal subdivision street system will provide adequate circulation to carry
the traffic within the development. The proposed plan addresses safety, efficiency, and
convenience for vehicles, bicycles, pedestrians and transit equally well, as would a plan
that complies with the standard. This is accomplished since there are no added safety
risks, decrease in efficiency, or decrease in convenience as a result of a reduced front
yard setback and secondary dead-end private drives.
Staff's analysis indicates the proposed plan would not impair the intent and purposes of
the Land Use Code and will result in the project addressing the purposes of the standard
equally well or better than a plan that complies with the standard as follows:
Modification of Standards — Harvest Park — PDP #25-98A
October 7, 1999 P & Z Meeting
Page 5
"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."
The applicant contends there are basic urban design principles that pose as justification to
request a modification to the Land Use Code criteria:
a. "To create an urban character to the site, particularly on the smaller lots, to further
encourage neighborhood interaction. "
b. "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. "
c. "To vary the streetscape and setbacks."
d. "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. "
e. "The larger lots, at the perimeter of the community, would largely follow the current
setbacks. "
The applicant contends the project meets the intent of the code by incorporating new
urbanism concepts. The applicant asserts that the plan meets the intent of the code by
providing a circulation system that accommodates all modes of traffic, with all residential
units having primary access and addressing off the public street system and secondary
access off the private drives to the rear of the lot.
4. ANALYSIS OF MODIFICATION REQUEST
In reviewing the proposed alternative plan, the Planning and Zoning Board shall take into
account whether the proposed plan demonstrates innovative design and best meets the
intent of the Land Use Code.
Section 2.8.2(H) of the LUC specifies that the Planning and Zoning Board shall only grant
a modification for the following reasons:
a. granting a modification of standard would neither be detrimental to the public good nor
impair the intent and purposes of the Land Use Code; and
b. the modification will result in the project addressing the purposes of the standard
equally well or better than a plan that complies with the standard.
Modification of Standards — Harvest Park — PDP #25-98A
October 7, 1999 P & Z Meeting
Page 4
The purpose of Section 4.4 Low Density Mixed -Use neighborhood District (L-M-N)
"The Low Density Mixed -Use Neighborhood District is intended to be a setting for a
predominance of low density housing combined with complementary and supporting
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. A neighborhood center provides
a focal point, and attractive walking and biking paths invite residents to enjoy the center
as well as the small neighborhood parks. Any new development in this district shall be
arranged to form part of an individual neighborhood. "
The applicant has proposed that the modifications meet the requirements of LUC 2.8.2
Modification Review Procedures (H) Step 8 (Standards).
3. APPLICANT'S REQUEST
The applicant specifically (see attached Burden of Proof Narrative) requests a project that
vary the residential building setbacks from fifteen (15) to nine (9) feet; modify the private
drive standards to allow private drives to be longer than 150 feet in length; and, allow
dead-end private drives to serve as secondary access for more than four residences,
specifically blocks 2, 7, 11, 18, 21, 23, and block 24.
The applicant states:
"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. "
According to the applicant, special issues exist which are unique and pose as justification
to request a modification to the Land Use Code criteria requiring that buildings be set back
from the right-of-way fifteen (15) feet. The applicant indicates that garages will be located
to the rear of the lots and will not require a variance to setback. The applicant's narrative
notes that:
Modification of Standards — Harvest Park — PDP #25-98A
October 7, 1999 P & Z Meeting
Page 3
2. MODIFICATION REQUEST — PERTINENT CODE SECTIONS
(1) Division 2.8 MODIFICATION OF STANDARDS (H)
This request is for a modification to the following Land Use Code Sections:
(A) 3.5.2 Residential Building Standards (D) Residential Building Setbacks (2)
Setback from Nonarterial Streets, states:
"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 the 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. "
(B) 3.6.2 Streets, Streetscapes, Alleys and Easements (L) Private Drives (1) When
allowed (a) Single-family developments, states:
"A private drive shall be allowed to provide primary access to an unusually shaped
parcel of land to serve up to four (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)."
(C) 3.6.2 Streets, Streetscapes, Alleys and Easements (L) Private Drives (1) When
allowed (c) Additional access, states:
"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."
(D) 3.6.2 Streets, Streetscapes, Alleys and Easements (L) Private Drives (2) Design
Requirements (c), states:
"Maximum dead-end drive length shall be one hundred fifty (150) feet."
The purpose of Section 3.5.2 Residential Building Standards for which modification is
being requested as specified in Section 3.5.2 (A):
"The following standards are intended to promote variety and visual interest in zone
districts predominately characterized by residential building development."
Modification of Standards — Harvest Park — PDP #25-98A
October 7, 1999 P & Z Meeting
Page 2
EXECUTIVE SUMMARY: This request is for modification to Land Use Code Sections:
(1) 3.5.2 Residential Building Standards (D) Residential Building Setbacks (2)
Setback from Nonarterial Streets;
(2) 3.6.2 Streets, Streetscapes, Alleys and Easements (L) Private Drives (1) When
allowed (a) Single-family developments;
(3) 3.6.2 Streets, Streetscapes, Alleys and Easements (L) Private Drives (1) When
allowed (c) Additional access; and,
(4) 3.6.2 Streets, Streetscapes, Alleys and Easements (L) Private Drives (2) Design
Requirements (c).
Land Use Code Section 3.5.2(D)(2) requires that every residential and every detached
accessory building be set back fifteen (15) feet from a street right-of-way. Land Use Code
Section 3.6.2(L)(1)(a) regulates private drives servicing a maximum of four (4) isolated
single family lots as their primary access, provided the drive is connected to only one (1)
street; 3.6.2(L)(1)(c) regulates private drives as additional access for structures so long as
they serve no public purpose; and, 3.6.2(L)(2)(c) regulates private drive dead-end length
as 150 feet.
The applicant is requesting approval of a Modification of Standards. The applicant
submitted a project development plan for Harvest Park, consisting of 477 single-family
dwelling units. Harvest Park is a permitted use in the LMN — Low Density Mixed -Use
Neighborhood District and recommendation will be forwarded to the Hearings Officer as a
Project Development Plan, at the appropriate time for final review as outlined in the Land
Use Code Section 2.4.2 Project Development Plan Review Procedures.
COMMENTS
1. BACKGROUND
The surrounding zoning and land uses from the proposed project development plan are as
follows:
N: RL — existing residential, schools, park lands (Wildwood, Preston Junior High —
Traut Elementary)
E: FA-1 Larimer County — existing agriculture
S: LMN — proposed Sage Creek Project Development Plan #25-9813
W: RL — existing residential (Stetson Creek, Timber Creek)
The property was annexed into the City as part of the Ruff Annexation, September 15,
1998.
ITEM NO. 4
MEETING DATE 1017199
STAFF Ron Fuchs
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Modification of Standards (Harvest Park — PDP #25-98A), #25-98C
APPLICANT: Mr. Terence C. Hoaglund, ASLA
Vignette Studios
719 Pear Street
Fort Collins, CO 80521
OWNER: Mr. Dino DiTullio
Everitt Companies
3030 South College
Fort Collins, CO 80525
PROJECT DESCRIPTION: This is a request to modify certain sections of the Land Use
Code. Without the modification request, the plot plan as submitted with reduced front yard
setbacks and private drives could not be developed as planned.
The applicant has submitted an application of modification of Land Use Code Sections
3.5.2(D)(2); 3.6.2(L)(1)(a); 3.6.2(L)(1)(c); and, 3.6.2(L)(2)(c). For illustrative purposes, the
applicant submitted two options:
(1) Modifications Proposed Site Plan and Modification Proposed Setbacks (sheets 1 of 4, 2
of 4 and 3 of 4) are the applicant's preferred modified plans; they provide shortened
secondary private access drives and reduced front yard setbacks.
(2) Code Site Plan (sheet 2 of 4) is a similar, but has connecting private drives. Option C
(sheet 3 of 3) provides an interconnected public street system network.
The property is west of County Road 9, north of County Road 36, south of East Harmony
Road, and east of Timberline Road.
RECOMMENDATION: Staff recommends approval of the modification requests.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO80522-0580 (970) 221-6750
PLANNING DEPARTMENT