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Planning .&Zoning Board
425-98C Modification of Standards lHarved Pork) f'I ill If I'il-.
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Discussion Agenda
APPLICANT': Mr. Terenaa C. Hoaalund ASLA, Vignelte Studio$
OWNER: Mi. Dino li7ullio, Everitt Companies
(1) 3.5.2 Residential Building Standards (D) Rosidentiai Building.
Setbacks (2) Segbad, lrom Nonoiledal Slroets,
0 J.6.2 Streets, Streetscapes, Alleys and Easements (L) Private
Drives (1) when nlloweed (o) Single-furnily developments.
P) 1G.2 Streets, Streetscapes, Alleys and Easements (L) Private
Drives (1) When avowed (c) Additional access: and,
I,(a) 9,62 Streets, Streetscapes, Alleys and Easements (L) Private
Drives (2) Qesipn Ruqu ronionf5 (c).
025-98A HARVEST PARK
PDP - TYPE KILUCI
LETTER OF INTENT
To: City of Fort Collins
Date: November 30, 1999
Re: I agree in princip40 cooperme with the Writer Corporation and South Fort
Collins Sanitation District in granting an easement for sewer line across my
property. Should you have any questions, please contact my attorney, Gene
Fischer, at 482-4710.
aj r2
Dick Webster (date
STATE OF CO RADO) `
ss.
COUNTY O
he fo egoing instrument was acknowledged beforp me this day of
i999, by �
Witness my 14.1.aiid;pfilcial seal.
My Co Q� r +. 10/27/00
Ln ^ m 0
-��� tp[i iV ��• .0
lNotarPublic
DEC 0 ? i99
LETTER OF INTENT
TO: City of Fort Collins Staff
Date: November 30, 1999
Re: 1 agree in principal to cooperate with the Writer Corporation and the City
of Fort Collins in granting easements associated with construction of
vehicle bridges, pedestrian bridges, drainage and erosion control measures.
Should you have any questions, please call me at (303) 443-6666.
11 11 I '&A
,7he Jams Company
By: J)ii Postle, President
STATE OF COLORADO)
) ss.
COUNTY OF,
The foregoing instrument was acknowledged before me this `7 day of
T72L 1999, by, 7 m jO6 S� I"e-- as President.
Witness my hand and official seal. /
My Commission expires: eMz Z l d
Not ry Pub
MARILYN R. BISHOP
Notary Public
State of Colorado
LETTER OF INTENT
Date: December 8, 1999
To: City of Fort Collins Staff
From: Mr. and Mrs. Hoffman
Re: • Construction, Grading and Sewer Easements
It is our intention to cooperate with the City of Fort Collins, the South Fort Collins Sanitation
District, and the Writer Corporation by granting easements for the purpose of both re -grading the
McClelland channel and constructing a sewer line through our property. It is our understanding
that this letter is a non -binding indication of our intention at this time. Only a formal easement
document that may be recorded in the future will legally encumber the property.
Should you have any questions, please don't hesitate to call me at 227-3940.
Zz7-39y0
Mr. Spi offm (Date)
STATE OF COLORADO)
)ss.
COUNTY OF LARI_MF.R)
The foregoing instrument was acknowledged before me this d day of
December, 1999.
Witness my hand and official seal.
My commission expires: 8/13/00
Nota y ublic
3n30 S. College, Fort Collins, CO 80525
LETTER OF INTENT
To: City of Fort Collins
FROM: Dick Webster
DATE: December 30, 1999
In regard to the Harvest Park, PUD, I agree to cooperate with the City of Fort Collins as well
as the Writer Corporation, by granting temporary construction easements, grading easements
and slope easements in regard to widening County Road #9 and installing a box culvert across
County Road 9.
Should uyou ha e ny questions, please call me at 303-934-8059.
I• ^ / / (]
Dick Webster 4(dae)�
STATE OF COLORADO)
) ss.
COUNTY OF Lfi
The foregoing instrument was acknowledged before me this J� day of
1999, by A/c4e.1n)&S ,
Witness my hand and official seal.
My Commission expires: 493Ln
D
Not lic ��, - COWM co Xas~
3o3D S• >
LETTER OF INTENT
To: City of Fort Collins
FROM: Spike Hoffman
DATE: December 30, 1999
In regard to the Harvest Park, PUD, I agree to cooperate with the City of Fort Collins as well
as the Writer Corporation, by granting temporary construction as well as permanent utility
easement with regard to a water line crossing my property.
Shoul4 you have ny questions, please call me at 970-225-3905 or 970-227-3940
pike Vffman (date)
STATE OF COLORADO)
ss.
COUNTY OF Lac",)
The foregoing instrument was acknowledged before me this 30 day of
� 2f 1999, byL• r( Sc1 &
Witness my hand and official seal.
My Commission expires:
Y J.
Public
NOTARY
Pubq.;c
OF Cl✓l�
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 community. 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 lots, 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 functionally the same 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 3.2.1(D)(2)(2) Landscape Standards — Street Trees
This section calls for street trees to be placed in the center of parkway strips at 30-4o, 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
two 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, rather 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 making 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 10/5/99
mails
"-T az-rvscape 7A-rcYlit�ct�tire � Sites Plarlr ■Lr,g � CYraphic�
19 P,, r St' cct -Fort Collins, CO 80521 • 970-472,9125 -FAX 970.493.8634
Alternative Compliance Requests
I. Section 3.6.3 (A-F) Street Pattern and Connectivity Standards
Section F calls for street 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 Park 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 Harvest 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 the 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 planned for, or are making, several connections to County Road 9, a minor
arterial to the east, as required by code.
2. Section 3.2.3 (A-D) Solar Access, Orientation, Shading
Section S calls for 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 ft. with a mix of single family detached, duplex, and single family attached
units. 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. 65.5%, 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 Paris
Alternative Compliance Requests 1015/99
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Harvest Park, Project Development Plan, File #25-98A
January 5, 2000, Type 1 Administrative Hearing
Page 13
Residential Lots is equal to a plan which complies with the land use code. Staff makes this
finding based on the information that several home designs are to be offered within the
development with a variety of roof pitch orientations. This will allow individual homeowners
the opportunity to install active solar systems on their homes even without ideal passive
solar orientation. It is staff's opinion that the provided opportunity for this active solar
component will allow the applicant to satisfy the purpose of the section equally well as a
plan that met the standard.
E. Staff finds that the proposed alternative compliance request to Section 3.6.3 Street Pattern
and Connectivity Standards is equal to or better than a plan which complies with the land
use code. The purpose statement for this section of the land use code states, "This Section
is intended to ensure that the local street system is well designed with regard to safety,
efficiency and convenience for automobile, bicycle, pedestrian and transit modes of travel."
Because of the Natural Resources and Stormwater Departments need to minimize the
number of crossings to satisfy their departmental concerns, and because the reduction in
from four street crossings to two street crossings and two bike/pedestrian crossings allows
the plan to continue to provide as safe, efficient, and convenient of network of connectivity
as possible, staff finds that the alternative design accomplishes this purpose equally well as
would a plan that complies with the standard.
RECOMMENDATION:
1. Staff recommends approval of the request for alternative compliance to the Solar Orientation
Ordinance and the Street Pattern and Connectivity Standards Ordinance.
2. Staff recommends approval of the HARVEST PARK, Project Development Plan, File #25-98A.
Harvest Park, Project Development Plan, File #25-98A
January 5, 2000, Type 1 Administrative Hearing
Page 12
family attached dwellings (see sheets 17 of 23 — 21 of 23 and 23 of 23). Lot sizes range in
size from 1,560 square feet to 13,098 square feet. Staff finds that this PDP is in compliance
with this standard.
(d) A single housing type shall not constitute more than ninety (90) percent of the total
number of dwelling units. If single-family detached dwellings are the only housing types
included in the mix, then the difference between the average lot size for each type of
single-family detached dwelling shall be at least two thousand (2,000) square feet.
FINDING: The "mix of housing types" required within the LMN zoning district has been
addressed (to the extent applicable). The applicant has proposed one and two story single-
family detached and attached dwellings.
5. Findings of Fact/Conclusion:
A. The HARVEST PARK, Project Development Plan contains uses permitted in the LMN - Low
Density Mixed Use Neighborhood Zoning District, subject to administrative review.
B. The HARVEST PARK, Project Development Plan meets all applicable standards as put
forth in the LUC, including Division 3.2 - Site Planning and Design Standards, Division 3.3 —
Engineering Standards, Division 3.4 Environmental, Natural Area, Recreational and Cultural
Resource Protection Standards, Division 3.5 - Building Standards, Section 3.6 — Transportation and
Circulation, Division 3.7 - Compact Urban Growth Standards and Division 3.8 — Supplementary
Regulations of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS, with the exception of the
following:
• Section 3.2.3(B) Solar -Oriented Residential Lots [a requested alternative
compliance],
• Section 3.6.3(F) Utilization and Provision of Sub -Arterial Street Connections to
and from Adjacent Developments and Developable Parcels [a requested
alternative compliance],
• Section 3.5.2(D)(2) Setback from Nonarterial Streets [a modification granted by
the Planning and Zoning Board on 10/7/99],
• Section 3.6.2(L)(1)(a) Private Drives, When Allowed, Single Family
Developments [a modification granted by the Planning and Zoning Board on
10/7/99],
• Section 3.6.2(L)(1)(c) Private Drives, When Allowed, Additional Access [a
modification granted by the Planning and Zoning Board on 10/7/99], and
• Section 3.6.2(L)(2)(c) Private Drives, Design Requirements [a modification
granted by the Planning and Zoning Board on 10/7/99].
C. The HARVEST PARK, Project Development Plan is compatible with the surrounding land
uses.
D. Staff finds that the proposed alternative compliance to Section 3.2.3(B) Solar -Oriented
Harvest Park, Project Development Plan, File #25-98A
January 5, 2000, Type 1 Administrative Hearing
Page 11
plans or project development plans) containing twenty (20) acres or less and located in
the area defined as "infill area" need not comply with the requirement of this
subparagraph (a).
(b)The maximum density of any development plan taken as a whole shall be eight (8)
dwelling units per gross acre of residential land, except that affordable housing projects
(whether approved pursuant to overall development plans or project development plans)
containing ten (10) acres or less and located in the Infill Area may attain a maximum
density, taken as a whole, of twelve (12) dwellings units per gross acre of residential
land.
(c)The maximum density of any phase in a multiple -phase development plan shall be twelve
(12) dwelling units per gross acre of residential land.
FINDING: The LMN zoning district requires a minimum overall average density of 5 dwelling
units/net acre of residential land, and a maximum overall average density of 8 dwelling
units/gross acre of residential land. The proposal meets the minimum net density with 5.06
units per acre and maximum gross density with 4.41 units per acre. Hence, this PDP
conforms to all required minimum and maximum density requirements.
(1) Mix of Housing. A mix of permitted housing types shall be included in any individual
development plan, to the extent reasonably feasible, depending on the size of the parcel. In
order to promote such variety, the following minimum standards shall be met:
(a) A minimum of two (2) housing types shall be required on any project development plan
containing thirty (30) acres or more, including such plans that are part of a phased
overall development; and a minimum of three (3) housing types shall be required on any
such project development plan containing forty-five (45) acres or more.
(b) Lot sizes and dimensions shall be varied for different housing types to avoid
monotonous streetscapes. For example, larger housing types on larger lots are
encouraged on corners. Smaller lots are encouraged adjacent to common open
spaces.
(c) The following list of housing types shall be used to satisfy this requirement:
1. Standard lot single-family detached dwellings (lots containing six thousand [6,000]
square feet or more).
2. Small lot single-family detached dwellings (lots containing less than six thousand [6,000]
square feet).
3. Two-family dwellings.
4. Single-family attached dwellings.
FINDING: The "mix of housing types" required within the LMN zoning district has been
addressed to the extent applicable. The applicant's proposal calls for a mix of one (1) and
two (2)-story in height structures having a minimum of four separate floor plans. The
applicant has proposed one and two story single-family detached, duplexes and single-
Harvest Park, Project Development Plan, File #25-98A
January 5, 2000, Type 1 Administrative Hearing
Page 10
natural area), provides two pedestrian/bike connections which fosters non -vehicular access.
Further, the design provides for neighborhood continuity and connectivity with existing
developed areas and provides two street stubs for the future adjacent development of
surrounding developments. And sufficient street stubs are provided to the east, which will
allow for future streets to serve these lands.
(9) Division 3.6.4 - Transportation Level of Service Requirements
FINDING: The Transportation Planning Department reviewed the traffic impact study and the
development is well within the range anticipated of the overall traffic carrying capacity of the
surrounding streets.
(D) Division 3.7 - Compact Urban Growth Standards
(10) Section 3.7.2. Contiguity
FINDING: The HARVEST PARK, PDP development proposal satisfies the applicable
Contiguity standards, based on contiguity to the existing Wildwood PUD to the north, to the
north by the Timber Creek PUD, and the Stetson Creek PUD and to the northwest, all
existing platted residential developments.
4. ARTICLE 4 - DISTRICT STANDARDS.
(E) Division 4.4 - Low Density Mixed Use Neighborhood District
(10) Division 4.4 of the Land Use Code, Low Density Mixed -Use Neighborhood District (LMN)
(B) Permitted Uses
(2) The following uses are permitted in the L-M-N District, subject to administrative review.
(a) Residential Uses.
FINDING: In accordance with Section 4.4(2)(a) of the Land Use Code, single-family detached
and single-family attached dwellings are allowed in the Low Density Mixed -Use
Neighborhood District (LMN) subject to an administrative review with a Public Hearing.
(D) Land Use Standards.
(1) Density.
(a) Residential developments in the Low Density Mixed -Use Neighborhood District shall
have an overall minimum average density of five (5) dwelling units per net acre of
residential land, except that residential developments (whether overall development
Harvest Park, Project Development Plan, File #25-98A
January 5, 2000, Type 1 Administrative Hearing
Page 9
due to unusual topographic features, existing development, or a natural area or feature.
The applicant has provided a justification for the proposed alternative compliance request to
section 3.6.3 (dated October 5, 1999) that is attached to this staff report.
The Decision Maker is authorized to grant alternative compliance to this ordinance upon
finding the alternative plan accomplishes the purposes of the section equally well or better
than a plan which complies with the standards of this Section.
The purpose statement for this section of the land use code states, "This Section is
intended to ensure that the local street system is well designed with regard to safety,
efficiency and convenience for automobile, bicycle, pedestrian and transit modes of travel."
Staff finds that the alternative design accomplishes this purpose equally well as would a
plan that complies with the standard.
Street connectivity is restricted south to due to the McClelland Channel drainage system.
The Natural Resources Department and the Stormwater Department both consider four
crossings infeasible in order to facilitate the needs of their respective departments. The
south boundary's length would require four street connections across this channel to
service undeveloped properties to the south (Sage Creek Project Development Plan, under
review at this time). Because of the Natural Resources and Stormwater requests to
minimize the number of crossings, the applicant proposes two street connections across
the channel rather than four. In addition to the two street crossings, the applicant is
proposing to two additional pedestrian crossings over the McClelland Channel in order to
facilitate cross movements between neighborhoods.
Hence, dispersions of pedestrian and vehicular movements are provided in this residential
development at an average separation of which meets the intent of the Land Use Code.
Residents will have the ability to access the schools and park via the existing and future
local and arterial street system in developments to the north and west, as well as by future
bicycle/pedestrian trails through open space areas in those developments. The proposed
local street system consist of local streets to be accessed from Corbett Drive (a collector
street) Rock Creek Drive (a collector street) and County Road 9 (an arterial street).
In reviewing the proposed alternative plan, the Decision Maker shall take into account
whether the proposed plan minimized the impacts on natural areas and features, fosters
nonvehicular access, provides for distribution of the development's traffic without
exceeding level of service standards, enhances neighborhood continuity and connectivity
and provides direct sub -arterial street access to any parks, schools, neighborhood
Commercial Districts within or adjacent to the development from existing or future adjacent
development within the same section mile. It appears that there is little adverse effect by
permitting alternative compliance since there since there is sufficient vehicular access and
circulation and based upon the level of standards specified in the traffic study (attached to
staff report). The Harvest Park design minimizes impacts on the McClelland Channel (a
Harvest Park, Project Development Plan, File #25-98A
January 5, 2000, Type 1 Administrative Hearing
Page 8
"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)."
(B) 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."
(C) 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."(See attached
Staff Report and request for modification)
The proposed internal subdivision street system provides adequate circulation to carry the
traffic within the development. The granted modification allows an increase in secondary
private access drives (see attached project development plan).
The developer is required to provide improvements to the City's street system in accordance
to the City's street grid system policy and master street plan. All street improvements,
including right-of-way widths and minimum cul-de-sac lengths, are in conformance with city
standards based upon the Poudre Fire Authority and City of Fort Collins Engineering
Department's review of the proposed Project Development Plan. Hence, the proposed
internal street system provides adequate circulation for the anticipated traffic within the
development.
(8) Division 3.6.3 — Street Pattern and Connectivity Standards
(B) General Standard.
(E) Distribution of Local Traffic to Multiple Arterial Streets.
(F) Utilization and Provision of Sub -Arterial Street Connections to and from Adjacent
Developments and Developable Parcels.
FINDING: Based upon the applicant's request of alternative compliance, the HARVEST
PARK, PDP satisfies Section 3.6.3, which requires that street connections to surrounding
properties are to be provided at intervals not to exceed 660 feet, unless rendered infeasible
Harvest Park, Project Development Plan, File #25-98A
January 5, 2000, Type 1 Administrative Hearing
Page 7
"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." (See attached Staff Report and request for modification)
The granted modification allows a reduction to a minimum 9-foot residential dwelling unit
setback adjacent to a nonarterial street. With the modification, the applicant's residential
building setbacks will vary from fifteen (15) to nine (9) feet. As a condition of approval, the
modified setbacks are to be recorded with the final project development plan (see note on
sheet 1 of 23 on the attached Harvest Park Project Development Plan).
(3)Side and Rear Yard Setbacks.
FINDING: The development plan meets these Land Use Code standards.
(E) Garage Doors.
FINDING: The elevations and site plans (both included in the 23 page plan set accompanying
this staff report) identify garage door placement to be split between street front -loaded and
private drive rear -loaded garages. Upon review of the elevations, garage doors facing the
streets in this development do not comprise more than fifty (50) percent of the ground floor
street -facing linear building frontage. This is in compliance with the LUC.
(C) Division 3.6 — Transportation and Circulation
(6) Division 3.6.1 - Master Street Plan
FINDING: The Master Street Plan identifies County Road 9 adjacent to the site as an arterial
street and Rock Creek Drive and Corbett Drives as collector streets. The development plan
complies with the Master Street Plan.
(7) Division 3.6.2 — Streets, Streetscapes, Alleys and Easements
FINDING: On October 7, 1999, the Planning and Zoning Board granted (with a 7-0 vote) a
modification of Land Use Code Section 3.6.2 Streets, Streetscapes, Alleys and Easements
(L) Private Drives (1) When allowed (a) Single-family developments; Land Use Code Section
3.6.2 Streets, Streetscapes, Alleys and Easements (L) Private Drives (1) When allowed (c)
Additional access; and, Land Use Code Section 3.6.2 Streets, Streetscapes, Alleys and
Easements (L) Private Drives (2) Design Requirements (c), which states:
(A) 3.6.2 Streets, Streetscapes, Alleys and Easements (L) Private Drives (1) When allowed
(a) Single-family developments, states:
Harvest Park, Project Development Plan, File #25-98A
January 5, 2000, Type 1 Administrative Hearing
Page 6
placement of lots is more conducive to the overall design to develop a traditional
neighborhood, which will accommodate traditional city design.
(B) Division 3.5 - Building Standards
(4) Division 3.5.1 - Building and Project Compatibility
(B) Architectural Character.
(C) Building Size, Height, Bulk, Mass, Scale.
(D) Building Orientation.
(E) Privacy Considerations.
(F) Building Materials.
FINDING: The proposed residential structures will consist of three elevation styles for each
floor plan consisting of Victorian, craftsman and contemporary. The applicant's proposal
calls for a mix of one (1) and two (2)-story in height structures having a minimum of four
separate floor plans. All structures will have either lap, board and batten, and shake
shingles siding and brick and stone accents are to be used on various elevations with
dimensional asphalt shingle roofs.
All dwelling entrances are gained from either covered porch or enhanced entryways and
connect directly to the street sidewalk system. The homes will be consistent with the size,
scale, and materials of homes in surrounding neighborhoods in compliance with Sections
3.5.1(B) - 3.5.1(F) of the LUC.
(5) Division 3.5.2 — Residential Building Standards
(B) Detached Housing Model Variety
FINDING: The HARVEST PARK PDP meets the requirement of having at least three (3)
characteristics including a variety of floor plans, exterior materials, roof lines and garage
placement.
(D) Residential Building Setbacks.
(1)Setback from Arterial Streets. The minimum setback of every residential building from any
arterial street right-of-way shall be thirty (30) feet.
(2)Setback from Nonarterial Streets.
On October 7, 1999, the Planning and Zoning Board granted (with a 7-0 vote) a modification
of Land Use Code Section 3.5.2 Residential Building Standards subsection (D) Residential
Building Setbacks (1) Setbacks from Nonarterial Streets, which states:
Harvest Park, Project Development Plan, File #25-98A
January 5, 2000, Type 1 Administrative Hearing
Page 5
(K) Parking Lots — Required Number of Spaces for Type of Use.
FINDING: The applicant provides two-(2) car garages for each dwelling unit. Hence, the
development proposal satisfies the parking requirements set forth in the LUC.
(3)Section 3.2.3. Solar Access, Orientation, Shading
The HARVEST PARK, PDP does not satisfy Section 3.2.3(B) Solar -Oriented Residential Lots.
Three hundred ninety one (391) single-family and two- family lots in the Harvest Park
development are subject to the City's adopted Solar Orientation Ordinance and a total of 246
of the lots meet the intent of and definitions in the ordinance. This equals 62.9%, which does
not meet the requirement with a minimum of 65% of all single family and two-family lots
comply with the ordinance.
The applicant has provided a justification for the proposed alternative compliance request
(dated October 5, 1999) that is attached to this staff report.
The Hearings Officer is authorized to grant alternative compliance to this ordinance upon
finding the alternative plan accomplishes the purposes of the section of the LUC where the
standard is found equally well or better than a plan which complies with the standards of
this Section.
The first sentence of the purpose statement for this section of the LUC states, "it is the city's
intent to encourage the use of both active and passive solar energy systems for heating air
and water in homes and business, as long as natural topography, soil or other subsurface
conditions or other natural conditions peculiar to the site are preserved."
It should be noted that several home designs are to be offered within the development with
a variety of roof pitch orientations. This will allow individual homeowners the opportunity to
install active solar systems on their homes even without ideal passive solar orientation. It is
staffs opinion that the provided opportunity for this active solar component will allow the
applicant to satisfy the purpose of the section equally well as a plan that met the standard.
It is from the desire of the applicant to create a traditional neighborhood for living that the
need for the above alternative compliance arises. In evaluating the applicant's alternative
compliance request, staff also has determined that the ability to provide the required
number of solar oriented lots is possible. The alignment of many of the local residential
streets have been carefully coordinated with the Poudre Fire Authority, City engineering and
planning departments and these necessary alignments restrict compliance as well. With
input from City staff, the internal subdivision street system will provide adequate circulation
to carry traffic within the development. Since lots 8, 9, 10, 11, 25 and 26 of block seven and
lots 1, 2, 16, 19 of block nine could be altered to achieve compliance. However, staff
concurs with the applicant in that a number of lots could be re -orientated. But a number of
these lots would then face a collector street and not face two of the proposed parks. The
Harvest Park, Project Development Plan, File #25-98A
January 5, 2000, Type 1 Administrative Hearing
Page 4
10/7/99],
• Section 3.6.2(L)(1)(c) Private Drives, When Allowed, Additional Access [a
modification granted by the Planning and Zoning Board on 10/7/99], and
• Section 3.6.2(L)(2)(c) Private Drives, Design Requirements [a modification
granted by the Planning and Zoning Board on 10/7/991.
Of specific note is Division 3.2 - Site Planning and Design Standards, Division 3.5 - Building
Standards, Division 3.6 - Transportation and Circulation, and Division 3.7 - Compact Urban
Growth Standards. Further discussions of these particular standards follow.
A. Division 3.2 - Site Planning and Design Standards
(1) Division 3.2.1 - Landscaping and Tree Protection
(2) Street Trees
FINDING: The proposed street tree planting is in accordance with Sections 3.2.1(D)(2)(a)(b),
providing trees at spacing of 30' to 40' in 8' wide parkways (between curb and sidewalk)
along Corbett Drive, Rock Creek Drive and County Road 9, collector and arterial streets, and
30' to 40' on -center in 6' wide parkways (between curb and sidewalk) along the internal local
and connector streets. The PDP meets the minimum species diversity and sizing
requirements. As a condition of approval, a revised tree plan shall be submitted insuring
that Section 3.2.1(13)(2)(a)(b) have met.
(2) Division 3.2.2 - Access, Circulation and Parking
(C) Development Standards
(5) Walkways.
(a) Directness and continuity.
(b) Street Crossings.
(c) Direct On -site Access to Pedestrian and Bicycle Destinations.
FINDING: The development proposal provides for an internal sidewalk network that includes
detached walkways along the arterial, local, and connector streets. Primary pedestrian
crossings will be defined with pavement treatment and striping different from that of the
vehicular lanes.
In accordance with the Land Use Code, onsite pedestrian systems provide directness,
continuity, and safety and minimize the number of driveway and drive aisle crossings.
Further, the developer proposes enhanced pedestrian refuges and crosswalks with all traffic
circles.
Harvest Park, Project Development Plan, File #25-98A
January 5, 2000, Type 1 Administrative Hearing
Page 3
The property was annexed into the City as part of the Ruff Annexation, September 15, 1998.
2. ARTICLE 2 - ADMINISTRATION
Section 2.2.2. Step 2: Neighborhood Meetings
Although the LUC does not require that a neighborhood meeting be held for Type I development
proposals, a neighborhood meeting was held to discuss the combined HARVEST PARK and SAGE
CREEK residential projects. These two development proposals are located adjacent to one
another.
The neighborhood meeting was held at the Preston Junior High School on March 31, 1998. The
City mailed notification letters of the scheduled neighborhood meeting to affected property owners
and there were 34 neighbors and interested parties that signed the attendance sheet at the
meeting. A copy of the minutes that were recorded is attached to this staff report.
The major concerns of the neighbors discussed at the neighborhood meeting were:
• additional traffic in their neighborhoods as a result of this development,
• small lot sizes and higher residential densities,
some neighbors not comfortable with the neo-traditional concepts.
• safety in alleys.
It was pointed out that Corbitt Drive, Stetson Creek Drive, and Timberwood Drive were designed
and built as collector streets with the intent to ultimately carry traffic from Harmony Road to County
Road 36 and from Timberline to County Road 9. The developer stated that even though city plan is
requiring higher density, this is the density they want to develop at. Safety in alleys was explained
to be handled through proper design and lighting.
3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS
This HARVEST PARK, PDP proposal meets all applicable standards in ARTICLE 3 - GENERAL
DEVELOPMENT STANDARDS of the LUC, with the exception of the following:
• Section 3.2.3(8) Solar -Oriented Residential Lots [a requested alternative
compliance],
• Section 3.6.3(F) Utilization and Provision of Sub -Arterial Street Connections to
and from Adjacent Developments and Developable Parcels [a requested
alternative compliance],
• Section 3.5.2(D)(2) Setback from Nonarterial Streets [a modification granted by
the Planning and Zoning Board on 10/7/99],
• Section 3.6.2(L)(1)(a) Private Drives, When Allowed, Single Family
Developments [a modification granted by the Planning and Zoning Board on
Harvest Park, Project Development Plan, File #25-98A
January 5, 2000, Type 1 Administrative Hearing
Page 2
the process located in Division 2.2 - Common Development Review Procedures for
Development Applications of ARTICLE 2 - ADMINISTRATION,
standards located in Division 3.2 - Site Planning and Design Standards, Division 3.5 -
Building Standards, Section 3.6 - Transportation and Circulation, and Section 3.7 -
Compact Urban Growth Standards of ARTICLE 3 - GENERAL DEVELOPMENT
STANDARDS;
and the applicable district standards located in ARTICLE 4 - DISTRICT STANDARDS of the
LUC (Division 4.4 LMN - Low Density Mixed Use Neighborhood Zoning District).
This PDP complies with the applicable requirements of the Land Use Code (LUC) and with the
purpose of the LMN District as it is 106.63 acres in size and contains single family detached and
attached dwelling units with a community neighborhood center and several small neighborhood
tract parks. The property has two collector streets that provide access to a junior high school, a
future city park (Harmony Park), and surrounding single and multi -family residentially developed
areas.
A request for modification of standards, in accordance with Division 2.8 — Modification of Standards
(by the Planning and Zoning Board) in the Land Use Code, was considered for LUC Section
3.5.2(D)(2) requesting reduced front yard setbacks, and, Sections 3.6.2(L)(1)(a), 3.6.2(L)(1)(c);
3.6.2(L)(2)(c) providing shortened secondary private access drives and reduced front yard
setbacks. The Planning and Zoning Board approved the modification requests on October 7, 1999.
Upon review of all available evidence submitted by the applicant, staff finds that with the approved
modification of LUC 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) the
proposed development is consistent with the objectives of the implementing developmental
regulations contained in Section 4.4 of the Land Use Code (the LMN - Low Density Mixed Use
Neighborhood Zoning District). Further the Harvest Park PDP request satisfies all applicable
General Development Standards contained in Article 3 of the Land Use Code.
COMMENTS:
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 #25-98B
W: RL — existing residential (Stetson Creek, Timber Creek)
ITEM NO.
MEETING DATE �_GiDD
6iA STAFFVrI )C <-g
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
9POb
ADMINISTRATIVE PUBLIC HEARING: January 5, j_QW
PROJECT: Harvest Park, Project Development Plan - #25-98A
(Type I, Administrative Review in the Land Use Code)
APPLICANT: Mr. Terence C. Hoaglund, ASLA
Vignette Studios
719 Pear Street
Fort Collins, CO 80521
PROJECT Dino DiTullio
MANAGER: Everitt Companies
3030 South College Avenue
Fort Collins, CO 80525
DEVELOPER:The Writer Corporation
6061 South Willow Drive, Suite 232
Englewood, CO 80111
PROJECT DESCRIPTION:
The Harvest Park Project Development Plan, request is for a division of 106.63 acres of land into
four hundred seventy (470) residential dwelling units. The development will consist of three
hundred seventeen (317) single family detached, seventy-four (74) duplex dwelling units, seventy-
nine (79) attached single family dwelling units on lots ranging from 13,098 square feet to 1,560
square feet. Harvest Park PDP includes a community neighborhood center and several small
neighborhood parks. The property is west of County Road 9, north of County Road 36, south of
East Harmony Road, and east of Timberline Road. The property is zoned Low Density Mixed -Use
Neighborhood District (L-M-N).
RECOMMENDATION: Approval with Conditions
EXECUTIVE SUMMARY:
This Project Development Plan complies with the applicable requirements of the Land Use Code
L! UC), specifically:
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT