HomeMy WebLinkAboutHARMONY RIDGE PUD, PHASE 2 (2ND FILING) - PRELIMINARY / FINAL - 49-95D - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSCD
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MEMORANDUM
TO: Brad Saucerman, Jim Sell Design
Eric Bracke, Fort Collins Traffic Engineer
Fort Collins Staff
FROM: Matt Delich -O�%�
DATE: December 23, 1999
SUBJECT: Harmony Ridge Traffic Analysis (File: 9585MEM6)
The Harmony Ridge development has changed ownership and is
being submitted for approval under the LDGS process. This project
has the same number of dwelling units and access to Harmony Road via
Seneca Street that was analyzed in the "Harmony Ridge Site Access
Study," September 1995 and various subsequent memoranda, the last of
which was dated September 1, 1998. Since this project has not
changed, Eric Bracke, Fort Collins Traffic Engineer, indicated that
no further traffic analyses or reports were necessary.
Planning and Zoning Board
September 14, 2001
Page 3
For all of the above reasons, we request the Planning and Zoning Board to grant a variance
to the requirements of Community -Wide Criteria A-1.1 regarding solar orientation for the Harmony
Ridge PUD, 2nd Filing. Thank you for your consideration.
Sincerely,
MARCH, LILEY & OLIVE, P.C.
f, r,
` r
By: r' c
Lucia A. Liley
LAL/jpk
PC: Harmony Ridge Estates, LLC
Rich Dvorak, TST, Inc.
Jim Sell, Jim Sell Design
Vaughn Furness, Jim Sell Design
Steve Olt, Project Planner
Cameron Gloss, Current Planning Director
Planning and Zoning Board
September 14, 2001
Page 2
With 26 solar -oriented lots, the Second Filing is 5 lots short of achieving compliance with
Community -Wide Criteria A-1.1 which requires that at least 65% of the Second Filing lots be solar -
oriented. On behalf of the Developer, we request that the Planning and Zoning Board grant a
variance from this criteria. In support thereof, we submit that the request satisfies the mandatory
variance criterion of LDGS Sec. 29-526(K) (discussed in paragraph # 1 below) and at least one of the
optional variance criteria found at LDGS Sec. 29-526(K)(1) and (2)(discussed in paragraph #2
below):
Granting of the variance would neither be detrimental to the public good nor impair the intent
and purposes of the LDGS. Allowing the Second Filing's revised layout, which has less than
the required percentage of lots oriented to preserve the potential for solar energy usage, will
not impair the overriding purpose of the LDGS to improve and protect the public health,
safety and welfare. In fact, the revised layout contributes positively to the accomplishment
of several specific LDGS objectives (i. e., facilitating the provision of open space, avoiding the
inappropriate development of land and minimizing environmental impacts). Additionally, the
revised layout, with fewer total dwelling units and greater setbacks from the Prairie, enables
the Second Filing to further minimize disturbance of the dramatic topographic features on the
development's west and south boundaries adjacent to the Prairie. See mandatory criterion
of LDGS Sec. 29-526(K).
2. Exceptional topographical conditions peculiar to the site and exceptional difficulties with
regard to solar orientation and access would cause undue hardship to the Developer if the
solar orientation criteria were strictly applied. The Second Filing site is an irregularly shaped
property, only 15.81 acres in size, with a steep slope and deep ravines along its south and
west boundaries, where the transition is made from the developable portion of the site to the
Prairie below. The property also includes a small wetland, open space and detention areas.
The northern boundary of the site is adjacent to the vacated Harmony Road right-of-way
where there is no opportunity for access, and the eastern boundary is adjacent to the approved
First Filing, where points of access and utility connections have already been determined and
constructed. The relatively small size of the project, in combination with the natural site
constraints and the necessity of coordinating with the First Filing and complying with all street
standards, does not permit a redesign of the street and lot layout that would result in a higher
percentage of solar -oriented lots, without the elimination of even more lots. Given the fact
that the Developer has already reduced the number of dwelling lots to less than half of what
was originally approved, any further reduction would jeopardize the feasibility of the project
and cause undue hardship. See optional criteria of LDGS 29-526(K)(1) and (2).
In addition, approval of the Second Filing's revised layout will substantially benefit the City
by protecting and preserving the integrity of the on -site natural features and the adjacent Prairie in
furtherance of City Plan Policy NOL-1.2.
MARCH, LILEY & OLIVE, P.0
ARTHUR E. MARCH. JR. ATTORNEYS AND COUNSELORS AT LAW
LUCIA A. LILEY 110 E. OAK STREET
J. BRADFORD MARCH FORT COLLINS, COLORADO 80624-2650 ART 90 MARCH
1
STEWART W. OLIVE 1970) 452-4322 805-1861
Fie 1970)492-5719
September 14, 2001
Members of the Planning
and Zoning Board
City of Fort Collins
300 Laporte Avenue
Fort Collins, CO 80521
Re: Harmony Ridge PUD, 2"'Filing, #49-95D
Request for Solar Variance
Dear Board Members:
This firm represents J.D. Padilla (the "Developer"), an owner and developer of the Harmony
Ridge PUD, 2"d Filing (the "Second Filing"), the final phase of the Harmony Ridge development. In
September, 1996, the Planning and Zoning Board approved the 186.87-acre Harmony Ridge Overall
Development Plan (the "ODP") under the Land Development Guidance System (the "LDGS").
Thereafter, the City Natural Resources Department purchased 141.4 acres of the ODP property as
an addition to the Cathy Fromme Prairie Natural Area (the "Prairie"), leaving 45.47 acres for
residential development. The First Filing, consisting of 130 dwelling units on approximately 29.5
acres adjacent to The Ridge Subdivision, was approved in 1998 and is currently under construction.
Of the First Filing lots subject to the solar orientation criterion, 80% meet the requirements,
exceeding the LDGS requirement that 65% be "solar -oriented".
The balance of the ODP, which is now pending as the Second Filing, was originally approved
for high density multifamily housing (123 dwelling units). In response, however, to the City's
changing vision for the area and specific site constraints, the project's density was significantly
reduced through an amendment to the ODP and a series of plan revisions to 47 single family and 8
duplex lots, for a total of 63 dwelling units on 15.81 acres. In the Developer's latest revision to the
plans, he agreed to eliminate 6 more dwelling units (an additional 10%) in a focused effort to
minimize the development's visual impact upon users of the Prairie, increase the amount of on -site
open space, expand the buffer between housing and the Prairie and to reduce the amount of
disturbance to the topographic features adjacent to and visible from the Prairie. The Second Filing
now proposes 39 single family and 9 duplex lots for a significantly reduced total of 57 dwelling units
on 48 lots. Twenty-six (26) of the Second Filing lots, or 54%, fully comply with the LDGS definition
for a "solar -oriented lot", although a number of additional lots are within a few degrees of meeting
the criteria.
If it can be demonstrated that the project will reduce noottaewable energy usage either through the appGcstion of alternative
systems or through committed energy eon rvstion measures or beyond those normally required • energyenergyearned for every 3% reduction in energy use, by City Code, a 3 /e bonus may be
m I Calculate a 1% bonus for every 50 acres included in the project
II I CalarLse the percentage of the total acres in the project that are devoted to recreational use. Fier % of that percentage as a bonus. �I
O If the applicant commits to preserving pesmanot o&aite open space that meets the City's minimum requires, calculate the
peccedage of this open space acreage to the total devclopma t acreage and enter this peroeotage as a bonus.
ffpart of the total development budget is to be spear on neighborhood public transit &cilWm which are not required by City Code,
P enter a 2%bonus for every 5100 per dwelling unit in�
n I IfpeR ofthe total deveS Pm"t budget is to be spent m neighborhood facilities and services which are oat odbmwise required by City
'i Code, enter a I /e bonus for every S 100 per dwelling tort iavesc&
If the pojed contains dwelling units ad aside for individuals earning 90-4 or lea of the median income of City residers, as adjusted
for family size, NO paying lea than 30% of their grog income for housing, including utilities ("Affordable Dwelling Units"),
as a bore the percentage of Affordable Dwelling Units to the total number of dwelling units m the project and enter that
as a boas, up to a maxmann d 15% (Iftbe project is proposed to be constructed in multiple phases, the Affordable Dwelling UrW�
mast be constructed as a pert ofthe phase forwhich approval is sought) In order to ins= that the Affordable Dwelling Units remain
affordable for a period dint lea than 25 yeas, the developer shall record such protective covenants as may be required by the City
under Sec. 29-526(Jx4}
Ifa commitment is being made to develop a specified percentage ofthe total number of dwelling units for Type "A" and T
handicapperd housing as defined by the City of Fort Collin, calculate the bonus as follows: "B"
d
Type "A" .5 x Type "A" Units
Total Units
In ao cam shall the combined boom be greater than 30 /o
Type "B" 1.0 x Twue "B" Units
Total Units
If the site or adjacent property eorsams a historic building or place, a banns may be earned for the following:
3% For preventing or mitigating outside influencm adverse to its preservation (e.g. enviromnad4 land use, aesthetic,
economic and social &ctors);
3% For assuring dud new structures will be in keeping with the character of the building or place, while avoiding total units;
3% For proposing adaptive use of the building or place that will lead to its conninuance, preservation and improvement in an
appropriate manna
I Ifs portion or all tithe required perking in the multiple family project is provided undergrout4 within the building, or in an elevated
u parking structure as an aeoeaay use to the primary structure, a boos may be earned as follows:
99/o For providing 75% or more tithe parking io a struct ur,
6% For providing 50.74%of the parking in a structure,
3% For providing 25 - 49%dthe parking in a @ucwm
Ifsee®mnnsiisbeingmadetopovideapprovedauto automatic `r etdinguishing systems for the dwelling unit; eser a bonus of 10s.0
W IIfthe applicant commits to providing adequate, safe and convenient pedestrian and bicycle connections between the project and any
Of the destination points dc=-W below, calculate the bows as follows:
in this Density Chart; I in
TOTAL 18
DENSITY: CHART.H
Criterion Crsd;e Credit
a
2000 fed of so eimtug neighborhood service cede, or a ndghbashood service omta to be constructed as a put
207G
afthe project (If the project is proposed W be constructed in multiple phase+ such neighborhood service ceder
..............
.............. ..............
must be constructed as a part of the phase for which approval is sought.)
.............. .............. ..............
..............
..............
b
650 fed of an existing transit stop (spptiable only to projects having a density of at lead six 161 dwelling units
20%
per acre on a grow savage bads)
`:.
C
4000 feet of an existing oommuoity/regiooal shopping center, or a community/regional dropping actor to be
100%
constructed as a put of the project (IC the project is proposed to be constructod in multiple phases, such
Q .'.
commun"hegtooal shopping oeder mud be comtruded as a part of the phase for which approval a +ought)
.
3500 fad ofan exstng neighborhood or community park, or a community facilityGOLF COURSFSk
20%
or p(�)E�XCEPPTT
d
3500 fed of a publicly owned, but not developed, neighborhood or community park, or comtmtnity facility
10%
(EXCEPT GOLF COURSES) or
--------------
---10-a ---
-------
A
ti
3500 fed of a publicly owned golf course, wbdhe developedad an
e
2500 feel of an existing scbool, meeting all roquu®ents of the State of Colorado compulsory education laws
10%
f
3000 fad of an existing major employment neater, a a major ample, nt «ma to be constructed u a part of
20°4
the pr*& (ffthe project is proposal to be constructed in multiple phases, such major employment orma mast
be constructed as a pat of the phase for which approval is sought) No building office or business park, or
_
Sshopping
«eta which has sewed as the basis for the claiming of credit under any other "base" criteria of this
Density Chit an also be used as the basis for claiming credit under this criterion.
g
11)00 Cod of an existing drill arc center, or • childarc center to be constructed as a put of the project (If the
5%
projat is proposed to be constructed in multiple phrases, such child an center must be constructed as a put of the
phase for which approval is sought)
h
"North Fort Collins"
2076
E:
I
The Cenral 13uaiux= District
20%
A project whose boundary is contiguous to existing urban developmmL Credit may be earned as follows:
30%
0•,e For projects whose property boundary has 0 - 10% contiguity,
10 - 15% For projects whose Dxopaly boundary has 10 - 20% contiguity-,
15 - 20% For projects whose property boundary has 20 - 30% contiguity
20 - 25% For Projects whose Propexty boundary has 30 - 40%contiguity;
5 - or prgeds whose proputy has gu
If the project c«nsim dwelling units set aside for individuals naming 806/6 or low of the median income of City
15%
residents, as adjusted for family size, and paying leas than 30% of their grow income for housing including
k
utilities C Affadabk DwellingUous"I alo uhte the percentage of Affordable Dwelling Units to the total number
ofdwelling units in the project and ems that paeemagv, up to a maximum of 157E (If the project is proposed
to be constructed in multiple phases the Affordable Dwelling Units must be constructed as a part of the phase for
which approval is sought.) In order to insure that the Airmlable Dwelling Units remain affordable for a period
dent>m Oar 25 year One deMdpa shill record such protective eowaants as maybe required by the City under
Sec 29-526(Jx4}
ACTIVITY:
Residential Uses
IDEFE14ITION:
All residential uses. Uses would include single family attached dwellings, townhomes, duplexes,
mobile homes, and multiple family dwellings; group homes; boarding and rooming houses;
fraternity and sorority houses; nursing homes; public and private schools; public and non-profit
quasi -public recreational uses as a principal use; uses providing meeting places and places for
public assembly with incidental office space; and child care centers.
CRITERIA:
following applicable criteria must be answered "yes" and implemented within the
Jopment plan.
Yes No N/A
DOES THE PROJECT EARN THE MINIMUM PERCENTAGE 191 ❑
POINTS AS CALCULATED ON THE FOLLOWING "DENSITY
CHART IT'FOR THE PROPOSED DENSITY OF THE
RESIDENTIAL PROJECT? The required earned credit for a
residential project shall be based on the following:
60 percentage points = 6 or fewer dwelling units per acre lye
60 - 70 percentage points = 6-7�welling units per acre
70 - 80 percentage points = 7-8 dwelling units per acre
SO- 90 percentage points = 8-9 dwelling units per acre
90 -100 percentage points = 9-10 dwelling units per acre
100 or more percentage points = 10 or more dwelling units per acre
2. DOES THE PROJECT EARN AT LEAST 40 Ye No N/A
PERCENTAGE POINTS AS CALCULATED
ON THE FOLLOWING "DENSITY CHART H"
FROM BASE POINTS?
Land Development Guidance System for Planned Unit Developments. The City of Fort Collins, Colorado.
Revised as per Ordinance No. 2, 1996.
Activity A: ALL DEVELOPMENT CRITERIA
ALL CRITERIA
I
APPLICABLE CRITERIA, ONLY
CRITERION
a ;he Vrenan
acrlicarle7
Wilt the aaeriar
De satisfied?
If no, please exclain
- 3
i• s
Yes INo
Al.
COMMUNITY -WIDE CRITERIA
1.1
Solar Orientation I
I
I I
TH
Ccmorehensive Plan (
1 1
1.3
Wildlife Habitat I
1
1.4
Mineral Deocsit I
I
I
1,6
E=clogically Sensitive Areas I
reserved I
reserved
I
1.c Lands cf Agricultural Imoor,=_nce I
1.7
Enercv Conservation I
I
I I
; .8
Air Qualitv I
I I
1 I
1 C
Water Quality I
I
I I
10
ce,Nace arc VN=_stes I
I I
I
I
111
'N= rC'on
,.12
ResidentialDensity I
I
I ( I
•
N=IGi .EOP,HOOD COMP.`T1ElLlY CRI i EFRIAI
_. ;
vettic iar. Ped:s;ran. Bike i ransocration I I I I
2 2
?uiidirc P!ac=^ent and Orient=tics
=
Natural Features
IIx I I I I
,..I
Vehicular Circuiation and Par'Rirc_
2.5
=nergenc/ Access
2.5
rec_strian Circ,aation
I I I I
.2.7
Arc-it=cture
I I I
I
2 8'
?uilaing Heidnt and Views
I I I
2.= .
Shading
I I 1
2.10
Sclar Acc_ss
2.1 ,
Historic Rescures
I I
I
I
2.12
Setcacks
1 1
2.13
L =_ndscaoe
I
I
I
I
I
2.14
Signs
2.1.5
Sit= Lighting
2.16
Ncise and Vibration
I
I
I
2.17
Glare or Heat
1
I
1
2.18
Hazardous Materials
I I
1
A 3.
ENGINEERING CRITERIA
_
3.1
Utility Capacity
1
3.2
Design Standards
I bQX
1
1
3.3
Water Hazards
3.4
Geologic Haz=_rds
I
! Land Development Guidance system for Planned Unit Developments
The Ciry of Fort Collins. Colorado. Revised'., s 1994
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VICINITY MAP 02/17/00
#49-95D Harmony Ridge
2nd Filing
Preliminary/Final LDGS 1"=600•
Harmony Ridge PUD, 2"d Filing - Preliminary & Final - #49-95C
November 15, 2001 P & Z Meeting
Page 7
5. Resource Protection:
City Staff had concerns regarding the appearance of the proposed residential uses on
the views from, and user experience within, the adjacent Cathy Fromme Prairie Natural
Area, which also encompasses views from motorists driving along South Taft Hill Road.
There was concern that this project is not laid out and designed with proper
consideration given to architectural design, building mass and height, site layout,
transition zones, disturbance of the slope, and landscaping to assure that the project is
compatible with the neighborhood and in conformance with All Development
Neighborhood Compatibility Criterion A-2.3 Natural Features of the LDGS. City staff
and the applicant have worked together to ensure that the buildings on the ridgeline will
be sensitive to the environment they will be in, to minimize the retaining walls to be built
into the slope below the ridgeline, and to coordinate the proper native landscaping that
will sufficiently mitigate the walls that are necessary. Staff has determined that this
development request satisfies Criterion A-2.3.
FINDINGS OF FACT/CONCLUSIONS:
In evaluating the request for the Harmony Ridge PUD, 2nd Filing — Preliminary & Final,
staff makes the following findings of fact:
It is in conformance with the approved Minor Amendment to the Harmony
Ridge ODP.
It is supported by the Residential Uses Point Chart in the Land
Development Guidance System (LDGS).
It satisfies the applicable All Development Criteria of the LDGS with the
exception of Criterion A-1.1 Solar Orientation. A request for a variance to
the Solar Orientation Ordinance has been submitted and reviewed against
the applicable criteria in the ordinance.
The property is in the Residential Neighborhood Sign District. All signage
for this development is subject to the strict interpretation and
requirements of the City Sign Code.
RECOMMENDATION:
Staff is recommending approval of the request for a variance to the City's Solar
Orientation Ordinance (No. 142, 1991).
Staff is recommending approval of the Harmony Ridge PUD, 2nd Filing — Preliminary &
Final - #49-95D.
Harmony Ridge PUD, 2"d Filing - Preliminary & Final - #49-95C
November 15, 2001 P & Z Meeting
Page 6
In evaluating the applicant's variance request, staff has determined that the ability to
provide the required number of solar oriented lots is not feasible due to the configuration
of the property, topography, relationship to the Cathy Fromme Prairie Natural Area, and
street alignment constraints. The site is essentially triangular in shape. There is one point
of street access from Harmony Ridge, Phase One, to the east, that establishes the primary
access location into this development. This, in addition to the diagonal alignment of the
ridgeline overlooking Cathy Fromme Prairie, creates limitations to possible street locations
and alignments that allow for the required number of solar -oriented lots. The number of lots
in compliance equals 50%, which does not meet the minimum requirement of 65%.
Therefore, staff is recommending approval of the request for a variance to the Solar
Orientation Ordinance based on criterion (1), that by reason of exceptional topographical,
soil or other subsurface conditions or other conditions peculiar to the site, hardship would
be caused to a subdivider by the strict application of any provisions of this Article, and
criterion (2), that by reason of exceptional conditions or difficulties with regard to solar
orientation or access, hardship would be caused to a subdivider by the strict application
of any provisions of this Article. It was also determined that granting the variance would not
be detrimental to the public good or impair the intent and purposes of this Article.
Parking:
The overall parking provisions in the development are considered to be adequate for
the proposed residential uses. All 57 single family and duplex homes will provide for off-
street parking in garages and driveways.
Signage:
The property is in the Residential Neighborhood Sign District and all proposed signage
is subject to the requirements of the City Sign Code that is administered by the Zoning
Department. This District is more restrictive than other more commercially -oriented
Districts.
4. Transportation/Engineering:
The Harmony Ridge PUD, 2"d Filing will be accessed from the extension of Seneca
Street (a collector street) south of "new" West Harmony Road through the Harmony
Ridge PUD, Phase I. Two secondary emergency accesses will be provided from
Fromme Prairie Way, a private street along the north side of the property, into two cul-
de-sacs within the development. All streets within the development will be dedicated
public streets. No streets will be continued south or west from the development into the
Cathy Fromme Prairie Natural Area.
Harmony Ridge PUD, 2nd Filing - Preliminary & Final - #49-95C
November 15, 2001 P & Z Meeting
Page 5
The applicant has submitted a request for a variance to the Solar Orientation Ordinance
(attached to this staff report) based on the following reasons:
Granting of the variance would neither be detrimental to the public good nor
impair the intent and purposes of the LDGS. Allowing the Second Filing's
revised layout, which has less than the required percentage of lots oriented
to preserve the potential for solar energy use, will not impair the overriding
purpose of the LDGS to improve and protect the public health, safety and
welfare. In fact, the revised layout contributes positively to the
accomplishment of several specific LDGS objectives (i.e., facilitating the
provision of open space, avoiding the inappropriate development of land and
minimizing environmental impacts). Additionally, the revised layout, with
fewer total dwelling units and greater setbacks from the Prairie, enables the
Second Filing to further minimize disturbance of the dramatic topographic
features on the development's west and south boundaries adjacent to the
prairie. See mandatory criterion of LDGS Sec. 29-526(K).
2. Exceptional topographical conditions peculiar to the site and exceptional
difficulties with regard to solar orientation and access would cause undue
hardship to the Developer if the solar orientation criteria were strictly applied.
The Second Filing site is an irregularly shaped property, only 15.81 acres in
size, with a step slope and deep ravines along its south and west
boundaries, where the transition is made from the developable portion of the
site to the Prairie below. The property also includes a small wetland, open
space and detention areas. The northern boundary of the site is adjacent to
the vacated Harmony Road right-of-way where there is no opportunity for
access, and the eastern boundary adjacent to the approved First Filing,
where points of access and utility connections have already been determined
and constructed. The relatively small size of the project, in combination with
the natural site constraints and the necessity of coordinating with the First
Filing and complying with all street standards, does not permit a redesign of
the street and lot layout that would result in a higher percentage of solar -
oriented lots, without the elimination of even more lots. Given the fact that
the developer has already reduced the number of dwelling lots to less than
half of what was originally approved, any further reduction would jeopardize
the feasibility of the project and cause undue hardship. See optional criteria
of LDGS 29-526(K)(1) and (2).
In addition, approval of the Second Filing's revised layout will substantially benefit the City
by protecting and preserving the integrity of the on -site natural features and the adjacent
Prairie in furtherance of City Plan Policy NOL-1.2.
Harmony Ridge PUD, 2nd Filing - Preliminary & Final - #49-95C
November 15, 2001 P & Z Meeting
Page 4
vertical columns — mixed earth tones in color
• cedar trim — natural color
• asphalt roof shingles (30 year) — natural timber or equal in color
Landscaping:
The proposed landscaping on the final PUD plan provides for a mix of deciduous and
evergreen trees and shrubs. Consideration is being given for use of native plant
materials in areas where they are deemed to be appropriate, especially in and around
the Cathy Fromme Prairie Natural Area. All landscaping in common open space areas
and in the street rights -of -way will be maintained by the Harmony Ridge, 2nd Filing
Homeowner's Association.
Any proposed landscaping associated with this development that is to be in the Trilby
Lateral Ditch Easement must be approved by the ditch company.
Solar Orientation Ordinance:
All 48 lots (single family and two-family lots) on the preliminary & final PUD are subject to
the City's adopted Solar Orientation Ordinance (NO. 142, 1991) that requires a minimum
of 65% of all single family and two-family lots comply with the ordinance. A total of 24 lots
(19 single family and 5 two-family lots) meet the intent of the ordinance, equaling 50%.
Therefore, this development request does not satisfy All Development Criterion A-1.1 Solar
Orientation of the LDGS. The Planning and Zoning Board is authorized to grant variances
to this ordinance upon finding that the following requirements in (1), (2), or (3) have been
satisfied:
(1) That by reason of exceptional topographical, soil or other subsurface
conditions or other conditions peculiar to the site, hardship would be caused
to a subdivider by the strict application of any provisions of this Article. Such
variances shall not be granted if it would be detrimental to the public good or
impair the intent and purposes of this Article;
(2) That by reason of exceptional conditions or difficulties with regard to solar
orientation or access, hardship would be caused to a subdivider by the strict
application of any provisions of this Article. Such variance shall not be
granted if the same would be detrimental to the public good or impair the
intent and purposes of this Article; or
(3) The applicant demonstrates that the plan as submitted is equal to or better
than such plan incorporating the provision for which a variance is requested.
Harmony Ridge PUD, 2nd Filing — Preliminary & Final, #49-95D
November 15, 2001 P & Z Meeting
Page 3
Residential Uses Chart'H' of the LDGS:
This request was submitted to the City for development review on January 14, 2000 and
is subject to the Residential Uses Point Chart that was in effect at the time, and that chart
requires a minimum total score of 60% to support 6 or fewer dwelling units per acre. The
applicable Density Chart requires that a minimum of 40 points be earned from the Base
Criteria.
The request scores 83% on the Residential Uses Point Chart (with 70% awarded from the
Base Points), earning points for: a) being within 3,500 feet of an existing neighborhood
park (Westfield); b) being within 3,000 feet of an existing major employment center (2
schools to the north, being Johnson Elementary and Webber Junior High); c) contiguity
to existing urban development (Overlook @ Woodridge to the north and east, Harmony
Ridge PUD, Phase 1 to the east, and the Cathy Fromme Prairie Natural Area to the south
and west); d) having a percentage of the acreage devoted to recreational use; and, e)
providing pedestrian/bicycle connections to the nearest existing City sidewalk, bicycle
path/lane, and City bicycle trail adjacent to the property (in the Cathy Fromme Prairie
Natural Area). The Residential Uses Chart supports the proposed gross residential density
of 3.61 dwelling units per acre.
3. Design:
Architecture:
The 39 single family patio home buildings will be about 19' high on the more level
portions of the site. They will be about 19' high on the street side and about 29' high (2-
story) on the back side on ridgeline portion of the site overlooking the Cathy Fromme
Prairie Natural Area.
The 18 duplex units will be about the same scale and height as the single family
homes. They will be administratively reviewed through Minor Amendment prior to
issuance of building permits.
Building materials will consist of:
• board and batten siding (hardboard or concrete board) — sienna in color
horizontal lap siding (hardboard or concrete board) — sage green in color
synthetic stucco or simulated stucco hardboard — light tan in color
lightweight synthetic stone veneer as accent on the foundation and
Harmony Ridge PUD, 2nd Filing — Preliminary & Final, #49-95D
November 15, 2001 P & Z Meeting
Page 2
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: RL; existing single family residential (Overlook @ Woodridge)
S: POL; existing public natural area (Cathy Fromme Prairie)
E: LMN; approved multi -family residential (Harmony Ridge PUD, Phase 1)
W: POL; existing public natural area (Cathy Fromme Prairie)
The property was annexed into the City with the Harmony - Taft Hill Annexation in
January, 1989.
The Harmony Ridge ODP was approved by the Planning and Zoning Board on
September 23, 1996 for 252 residential dwelling units on 45.47 acres and a potential
public natural/open space area on the southerly 141.40 acres. The property is a total of
186.87 acres in size.
The City Natural Resources Department has since purchased the
aforementioned southerly 141.4 acres of the Harmony Ridge ODP and has
added it to the Cathy Fromme Prairie Natural Area.
There was a Minor Amendment to the Harmony Ridge ODP approved on August 13,
2000 to lower the density in Phase II from 123 townhomes to 63 patio homes due to
site constraints and utility conflicts.
2. Land Use:
This is a request for preliminary & final PUD approval for 57 residential dwelling units on
48 lots on 15.81 acres. There will be 39 single family detached homes and 18 duplex
dwelling units. The gross residential density is 3.61 dwelling units per acre. The
preliminary & final PUD is in conformance with the approved Minor Amendment to
Phase II of the Harmony Ridge ODP.
All Development Criteria of the LDGS:
This development proposal satisfies the applicable All Development Criteria of the
LDGS with the exception of Criterion A-1.1 Solar Orientation. A request for a variance
to the Solar Orientation Ordinance is discussed later in this Staff Report.
M
ITEM NO. _ 3
MEETING DATE 11/15/01
iiA STAFF Steve Olt
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Harmony Ridge PUD, 2nd Filing — Preliminary & Final - #49-95D
APPLICANT: Jim Sell Design
c/o Vaughn Furness
153 West Mountain Avenue
Fort Collins, CO. 80524
OWNER: Multiple Owners
c/o J. D. Padilla
3600 South College Avenue
Fort Collins, CO. 80525
PROJECT DESCRIPTION:
This is a request for preliminary & final planned unit development (PUD) approval for 57
residential dwelling units on 15.81 acres. The property is located south of the 'old" West
Harmony Road alignment, south of the Overlook at Woodridge (Filing One), west of the
Harmony Ridge PUD, Phase 1, and north & east of the Cathy Fromme Natural Area. It
is zoned LMN - Low Density Mixed Use Neighborhood.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY: This request for preliminary & final PUD approval:
" is in conformance with the approved Minor Amendment to the Harmony
Ridge ODP;
" is supported by the Residential Uses Point Chart in the Land
Development Guidance System (LDGS);
satisfies the applicable All Development Criteria of the LDGS except for
Criterion A-1.1 Solar Orientation of the LDGS. A request for a variance
to this criterion has been submitted for review;
is in the Residential Neighborhood Sign District. All signage for this
development is subject to the strict interpretation and requirements of the
City Sign Code.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT