HomeMy WebLinkAboutHARMONY RIDGE, 2ND FILING - PDP - 49-95F - SUBMITTAL DOCUMENTS - ROUND 2 - ALTERNATIVE COMPLIANCE REQUESTI
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PROJECT DEVELOPMENT PLAN -. 2 of 2
Steve Olt
July 23, 2004
Page 3 of 3
Thank you for your consideration in this matter. Please do not hesitate to contact me for any reason.
Sincerely,
JIM SELL DESIGN, INC.
Kent Bruxvoort, P.E.
Project Manager
cc: Jim Newcomb, Global Holdings of Colorado, LLC
E:TROJECT FILES\LAND\2150 Fwnoany Ridge UWOCS\Soler0rimtazion_07.27.04.doe
Steve Olt
July 23, 2004
Page 2 of 3
the attached exhibit). Pedestrian and bicycle connection to other neighborhoods and the Cathy Fromme
Prairie are promoted via the proposed Fromme Prairie Way, which will be improved with a sidewalk and
bike lanes, and via a sidewalk from the property to the trailhead.
The proposed Site Plan was prepared in consideration of site topography. The ridgeline is oriented at
about 40' from a north -south line. Achieving the same general attributes of the site plan with at least 65%
of the lots oriented along a north -south line would necessitate significant regrading of the ridge slope.
Such regrading would be harmful to the erosional stability of the site, would affect natural areas, and
would create adverse views of the development from the Cathy Fromme Prairie trail. For these reasons
the orientation of Prairie Vista Drive and of the lots that face it was selected to minimize grading impacts.
The proposed site plan orients one additional lot at an angle between 30' and 35°, six lots between 35' and
40°, and 11 lots between 40' and 45°. Of these 18 lots, all are oriented toward the southwest.
Alternative Compliance Reauest
The proposed Site Plan preserves the site's exceptional natural topographic conditions, an alternative
clearly identified as primary in the stated purpose of the solar orientation section of the code (i.e., "it is
the city's intent to encourage the use of... solar energy systems... as long as ... natural conditions... are
preserved"). The Site Plan opts for the alternative of preserving natural conditions, rather than a strict
compliance with the 65% standard at the expense of altering topography.
Inclusion of the 18 additional lots with orientations generally perpendicular to the ridgeline and to the
southwest with the 16 lots that meet the solar orientation definition yields a total of 34 lots, or 69.4% of
the total meeting strict compliance or alternative compliance.
Review Criteria
1. The proposed alternative plan accomplishes the purposes of this section eauallv or better than a
plan which complies with the standards of this section. The alternative plan preserves the natural
topography of the site, which is striking and readily visible from the Cathy Fromme Prairie. The
"as long as". language of the purpose stated in 3.2.3(A) clearly gives priority to preservation of
natural conditions.
2. The alternative design enhances neighborhood continuity and connectivity, fosters nonvehicular
access, and preserves existing natural or topographic conditions on the site. The alternative
design promotes connectivity to Harmony Ridge Filing 1 via Prairie Ridge Drive, proposes
pedestrian and bicycle access from the site to the Cathy Fromme Prairie trailhead and elsewhere
via the City's transportation network, and preserves site topography.
E:iPROJECT FILES\LAND12350 Harmony Ridge IIWCS\SolarOrienmtion 07.22.04.doc
July 23, 2004
Mr. Steve Olt
Current Planning Department,
281 N. College Avenue
P.O. Box 580
Fort Collins, CO 80522
RE: Harmony Ridge Filing 2 Project Development Plan
Alternative Compliance Request, Solar Orientation
Dear Steve:
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Jim Sell Design has submitted on behalf of the applicant, Global Holdings of Colorado, LLC, a Project
Development Plan (PDP) for Harmony Ridge Filing 2, a 14.1-acre project with L-M-N zoning located
west of Seneca Street and south of Fromme Prairie Way (Old Harmony Road). The request herein is for
Alternative Compliance from Section 3.2.3(B) of the Fort Collins Land Use Code, which requires 65
percent of lots less than 15,000 square feet in area in single- and two-family'residential developments to
conform to the definition of a solar -oriented lot to preserve the potential for solar energy usage. A solar -
oriented lot is one in which a straight line drawn at the lot's midway point is within 30 degrees of a true
north -south line. The purpose of the solar orientation requirement, as stated in 3.2.3(A), is to "encourage
the use of both active and passive solar energy systems ... as long as natural topography... or other
natural conditions peculiar to the site are preserved" (emphasis added).
Proiect History
In September 1996 the Planning and Zoning Board approved the 186.87-acre Harmony Ridge ODP.
Shortly thereafter the City purchased 141.4 acres of the property as an addition to the Cathy Fromme
Prairie Natural Area, leaving 45.47'acres for development. The first filing, consisting of 130 dwelling
units on approximately 31.4 acres was approved in 1998, leaving 14.1 acres for this second filing.
The second filing was originally submitted for approval under the Land Development Guidance System,
and received Planning and Zoning Board approval in late 2001. A request for solar variance was applied
for in October 2001. This request was based in part on exceptional topographical conditions peculiar to
the site, noting the shape of the property, property slopes, and necessity of coordinating access points with
the first filing. Despite the project approval, the owner/developer of the project was unable to obtain
necessary off -site easeinents required for the proposed development, and the plat was never recorded nor
the project constructed.
Pertinent Project Plan Description
The PDP submitted under the current Land Use Code proposes a total of 58 residential dwelling units. Of
these, 49 units are either single- or two-family dwellings. A total of 16 of the 49 single-family or two-
family dwellings (32.7%) meets the -strict definition of solar -oriented lot. The PDP Site Plan proposes
access as a southwestward continuance of the existing Prairie Ridge Drive, intersecting with the proposed
Prairie Vista Drive, which in turn will parallel the ridgeline and intersect with Fromme Prairie Way (see
3.
JIM SELL DESIGN, INC. 153 WEST MOUNTAIN AVENUE FORT COLLINS, COLORADO 80524 970484.1921 FAR: 9704a4.2443 JIMSELLDESIGN.COM