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HomeMy WebLinkAboutHARMONY RIDGE, 2ND FILING - PDP - 49-95F - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSL. �-,V . lot IN ul Artists Concept ^ r - _! •.• �� ~. ' ' `�a •.— ,4. _. .mot _ `�. .�•y i�,L '.. ' _� � • .� �` '^ . P�Y _ .. -. '.. - ._ • }tea • Ta _ . � - � _ •• . - � M•- T>. _• �. Z �, _�f.. ti02 m $ a o O J co �° N O kq U Z ~ vi J � c LL U W �ma o3W LL W z' LLM >- Q = Q V t �r.r - "un- 16 -� .. , y .. •T +a ILA.:- - ` r r !! w I . 402_', N O� a Of a c O E tn 2 0 M N Z a J w r U w 0 O Q: D_ ai� *A&m4Lq- T. Buildings shall have either: 1) sloped roofs; 2) combined flat and sloped roofs, provided that the sloped portion(s) forms a substantial part of the building and is related to the integral structure, entries and activity areas; or 3) flat roofs with building massing stepped or terraced back to form usable roof terrace area(s). The minimum pitch of any sloped roof shall be 6:12. Buildings containing more than four thousand (4,000) square feet of gross floor area shall have at least three (3) roof planes that are directly related to building facade articulations. Large unbroken expanses of single pitch roofs are discouraged and variation of the main roof mass is encouraged through the use of dormers, clipped gables, shed roofs or other roof projections. Unit -piece roofing materials such as flat tiles, or shingles are encouraged. Exterior Walls and Finishes Each single-family dwelling shall be articulated with projections, recesses, covered doorways, balconies, covered box or bay windows and/or other similar features, dividing large facades and walls into human -scaled proportions, and shall not have repetitive, monotonous, undifferentiated wall planes. Stone, brick, wood, and other natural materials shall be incorporated into building finishes and may consist of natural, synthetic, or manufactured building materials. Windows Mirror glass windows with a reflectivity or opacity of greater than sixty (60) percent are prohibited. Windows shall be individually defined with detail elements such as frames, sills and lintels, and placed to visually establish and define the building stories and establish human scale and proportion. Color Each dwelling shall feature a palette of muted colors, earth tone colors, and natural colors found in the surrounding prairie landscape. Texture Although the main building forms should be simple and express interior functions, it is suggested that texture be used to create interest and variety to broad surfaces. Attention should be given to special details in areas such as columns, brackets, eaves, railings, doors and other trim items. 2 E:TROMCT MLESL.AN 1350 HARMONY RIDGE IMOCSPRELIMINARty ,ARCH GMDE&DOC Harmony Ridge 2"d Filing PDP Preliminary Architectural Guidelines September 17, 2004 General Architectural Statement Harmony Ridge 2"d Filing is situated adjacent to the Cathy Fromme Prairie open space, in Fort Collins, Colorado. The architectural character 'will be compatible and in harmony with the context of this distinctive landscape by using natural materials, colors, building massing, roof forms, and projections that are consistent with the prairie and western landscapes. More specific information regarding these building elements follows: Building Height In order to encourage roof forms, dormers, windows, balconies and similar features associated with occupied space, to the extent reasonably feasible, buildings or parts of buildings shall be at least one and one-half (1.5) stories in height (with functional and occupied space under the roof). The maximum height shall be two and one-half (2.5) stories. To achieve the project -specific objective of maintaining views to and across the adjacent Prairie, homes that back up to the Prairie will be built with a single primary level as viewed from the street, with a second walk -out level at the rear of the homes. Other homes in the project will also be designed to the extent practicable so that a single story, or one and one-half stories, will be constructed above the highest ground level around the perimeter of the foundation, with walk -out and garden levels on the low side of the home. Building Mass and Form No building shall have a single undifferentiated mass. Walls shall incorporate recesses or projections created by wall plane returns; any such building shall be differentiated into multiple sections of mass in order to achieve proportions that are compatible in scale with adjacent residential neighborhoods. Buildings should be residential in character and scale. Exterior volumes should express the nature and organization of interior spaces and functions. Simple, multiple roof forms are preferred and the use of volume under a roof is encouraged for usable space. Building Projections The use of porches, patios, balconies, covered walkways and breezeways is encouraged for climate control, living area, circulation and as design elements which add interest to the overall exterior character. Locations of roof projections such as dormers, chimneys, flues and vents should be considered in the overall design and not appear as after- thoughts or "stuck -on" elements. Wall projections such as bay windows are encouraged. Freestanding equipment such as air conditioning units, trash containers, electrical equipment should be enclosed or screened from public view. E:TROIECT FILESV.ANDV'JSU HARMONY RIDGE IRDOCSVULIMINARY ARCH GUIDES DOC L__-1 eem,menw,lem, er. PROJECT DEVELOPMENT PLAN �' Y reooass-wet ar ae.wrao .� 0 U C «a um z_ � y am z om $ �a� 2 c v J a cl 0 REVIEW SET NOT FOR CONSTRUCTION I== Imomrrtw 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 LIPROJECT FILES\LAND\2350 Harmony Ridge R\DOCS\SolerOrknwtion 0722.04.doc 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 400, 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 gtated 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 elan accomDlishes the Dumoses of this section eaually 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.`PROJECT FIL 0 Hn y Ridn e IADOCS1SoIwOrienmfion 07.22.04.doc ES�LANDV35 g _ 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: Grndurrlr An•bdrctrur Fngineeeigq F,rmimnmental Lbnununily Pla nigq 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). Project 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 Proiect 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 .. r JIM SELL DESIGN, INC. 153 WEST MOUNTAIN AVENUE FORT COLLINS, COLORADO 80524 970 484.1921 FAX: 970 484.2443 JIMSELLDESIGN.COM Steve Olt September 23, 2004 Page 4 of 4 Ensuring that development proposals are sensitive to the character of existing neighborhoods Ensuring that development proposals are sensitive to natural areas and features Additionally, granting of the modification would not be detrimental to the public good. In granting the modification, the minimal amount of traffic on Fromme Prairie Way will not be hindered. Parking for surrounding uses (trailhead, residential, and commercial uses) will be adequate for these uses and will not require use of the on -street parking spaces. Pedestrian and bicycle safety will not be compromised. Thank you for your consideration of this request. 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 4 HACUR PLNG\Staff Folders\STEVE\RequeatforModification 09.23.04,doc Steve Olt September 23, 2004 Page 3 of 4 The project plan has been designed to minimize impact to the slope, to maximize the buffer between the proposed lots and the Prairie, and to protect the small wetland. In doing so, the project footprint has been minimized, and availability of area in which to provide the off-street parking requirement is limited. Providing the paved parking required to meet the extra 0.5 spaces per unit of the standard outside the attached two -car garages would all but eliminate the only small internal open space adjacent to the multi- family dwellings. 2) The plan as submitted will not diverge from the standards of the Land Use Code except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code. The project plan proposes that multi -family dwellings are a small part of the overall project, 14 of 59 units, or 24 percent. Providing the paved parking required by the code to meet the extra 0.5 spaces per unit of the standard outside the attached two -car garages would require only 7 additional parking spaces not located on Fromme Prairie Way. And yet, 14 parking spaces are proposed on Fromme Prairie Way. The impact to Fromme Prairie Way in relying on the on -street parking to meet project parking demand will be inconsequential. Fromme Prairie Way in front of the proposed multi -family and two-family dwellings, as described above, will carry a portion of the project traffic, and a very limited amount of traffic to the Cathy Fromme Prairie trailhead. This traffic is limited by the fact the street is a cul-de-sac at the trailhead and by the few parking spaces provided at the trailhead. Thus, this perimeter street does not function like typical perimeter streets that usually provide through -connections to other neighborhoods or commercial/retail uses. The 14 parallel parking spaces proposed will be located outside the required 30- foot local road section of Fromme Prairie Way, and will be on the south side of the road, such that pedestrian movement will not require a crossing of the street. There are no other residential or commercial uses that will require the use of the 14 provided on -street parking spaces. The adjacent residential homes in the Overlook development all face away from Fromme Prairie Way, and the proposed on -street parking is located well away from existing residential and commercial uses to the east. The plan as submitted will continue to advance the following purposes of the Land Use Code (Section 1.2.2): • Encouraging innovations in land development and renewal • Fostering the safe, efficient, and economic use of the land, the city's transportation infrastructure, and other public facilities and services • Facilitating and ensuring the provision of adequate public facilities and services • Increasing public access to sidewalks, trails, bicycle routes and other alternative modes of transportation • Improving the design, quality and character of new development H:\CUR_PLNG\Staff Foldore\STEVE\RequestforModificmion_09.23.04.doc Steve Olt September 23, 2004 Page 2 of 4 to locate single family lots adjacent to the Prairie in such a way that the buffer remains in a natural condition and unaffected by project grading, and that a small wetland on the western edge of the property is protected. In doing so, the project's footprint is kept as small as reasonably achievable while still meeting minimum density requirements. A patio home product is proposed in order that lot size could be small, and common open areas internal to the project are few so that open areas around the project's edge with the Prairie could be maximized. The submitted PDP for Harmony Ridge Filing 2 proposes improvement of Fromme Prairie Way to a local road cross section, with curb and gutter on both sides of the street, and with sidewalk and parkway on the south side. The improved section will be brought to the project's western property line, and from that point westward will continue to serve only the Fromme Prairie trailhead. At the direction of City of Fort Collins staff, the improved section is to include two traffic lanes and two striped bicycle lanes, as well as dedicated parallel parking outside these traffic and bicycle lanes for any dwelling units to front Fromme Prairie Way. These parallel parking spaces are within the Fromme Prairie Way right-of-way, but are inset into the landscaped parkway on the south side so that they are outside of the 30-foot local road cross section. The parallel, on -street parking is stipulated by staff to be provided (see Staff Project Review of July 12, 2004) for use of residents of these units, as well as for any visitors or delivery personnel. Each proposed multi -family and two-family unit will have an attached two -car garage. Thus, three parking spaces in total will be provided for each two-family or three family unit: two off the street in the attached garages and one for each unit on the street. The proximity of the site to the slope facing the Prairie and a site design that provides an open space buffer between the Prairie's northern edge and the rear lot lines of the southern -most homes limit the amount of space available for parking at the rear of the multi -family and two-family lots (see the attached site plan). A small, triangular space is provided (Tract A), and this tract is proposed to function within the project's drainage plan, and to provide a small play area. A request for interpretation was submitted to the Current Planning Director as to the definition of the term "internal street" as used in Section 3.2.2(K)(1)(b) of the LUC, to determine whether the on -street parking provided on Fromme Prairie Way might count toward the requirements of Section 3.2.2(K)(1)(a). The Director determined that Fromme Prairie Way is a perimeter street and does not meet the intent of the term "internal street" as envisioned in the Code language. Comnliance with Review Criteria for Modification of Standards In support of this request, Global Holdings asserts that the granting of the modification would not be detrimental to the public good and that two of the alternative standards for approval of a modification of request according to Section 2.8.2(H) will be satisfied as follows: 1) By reason of exceptional physical conditions or other extraordinary and exceptional situations, including, in this case, proximity to a natural area and small wetland, and including the topographical condition of steep slope, the strict application of the standard would result in an unusual practical difficulty, which has not been caused by the applicant. HdCUR_PLN&Staff Foldm\SrEV E\RequatforModificmion_09.23.04.doc September 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 Request for Modification of Standards, Land Use Code Section 3.2.2(K)(1)(a) Dear Steve: 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 a modification of the standards presented for the required number of off-street parking spaces for attached two-family and multi -family dwellings, as presented in the table in Section 3.2.2(K)(1)(a) of the Land Use Code. Reauest for Modification of Standards Global Holdings of Colorado is proposing one (1) two-family building and four (4) three-family buildings at Harmony Ridge Filing 2, and that each of the 14 units will include four or more bedrooms. The required off-street parking standard as presented in Section 3.2.2(K)(1)(a) is for a minimum of 2.5 spaces for each four -bedroom unit. Global Holdings requests for this project that this standard be modified to require a minimum of 2 off-street parking spaces for each four -bedroom unit. Proiect Histo 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. With the construction of Harmony Road in its current alignment west of Seneca Street to Taft Hill Road, the old Harmony Road, renamed Fromme Prairie Way, remains roughly in the same state as it was immediately prior to the new construction. That is, its cross section is similar to a County Road section, without curb and gutter. Access to the Harmony Ridge First Filing is taken from Seneca Street, and Fromme Prairie Way currently only provides access to the trailhead, where it terminates in a cul-de-sac turnaround with approximately 15 parking spaces. Pertinent Proiect Plan Description The Harmony Ridge Filing 2 project proposes 45 single-family patio homes, and 14 multi -family homes. The 14 multi -family homes are proposed to face Fromme Prairie Way. Twenty-two single-family lots are proposed to back to the Prairie at the edge of a natural topographic slope. This hillside drops approximately 45 feet from its top to the elevation at the property line, with an average slope of about 15 percent. The project plan is designed to provide an adequate buffer from the Cathy Fromme Prairie and HdCUR—PLNG Staff FoldmWEVE\RequMforModifl=ion_09.23.04.doc Harmony Ridge, Filing 1 - Project Development Plan, #49-95F October 18, 2004 Administrative Public Hearing Page 26 Staff recommends approval of the request for a modification to the standard in Section 3.5.2(D)(3) of the Land Use Code. Staff recommend approval of the alternative compliance plan to the standard in Section 3.5.2(D)(4) of the Land Use Code. Staff recommends approval of the Harmony Ridge, Filing 2 - Project Development Plan - #49-95F. Harmony Ridge, Filing 1 - Project Development Plan, #49-95F October 18, 2004 Administrative Public Hearing Page 25 5. Findings of Fact/Conclusion: A. The Harmony Ridge, Filing 2 - PDP contains uses permitted in the LMN — Low Density Mixed -Use Neighborhood Zoning District, subject to administrative review and public hearing. B. The Harmony Ridge, Filing 2 - PDP meets all applicable standards as put forth in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC, including Division 3.2 - Site Planning and Design Standards; Division 3.3 - Engineering Standards; Division 3.4 - Environmental, Natural, and Cultural; Division 3.5 - Building Standards; and, Section 3.6 - Transportation and Circulation, with the following exceptions: The standard located in Section 3.2.3(B) - Solar -Oriented Residential Lots. The plan as submitted does not satisfy this section of the LUC. Only 14 of 47 lots (30%) subject to the solar -oriented lot requirement are defined as "solar -oriented lots". The applicant has submitted an alternative compliance request for review. The standard located in Section 3.5.2(D)(3) - Side and Rear Yard Setbacks. The plan as submitted does not satisfy this section of the LUC. The applicant has submitted a request for a modification of this standard with regards to side yard setbacks from property lines in the single-family detached portion of the Harmony Ridge Filing 2 - PDP. The standard located in Section 3.5.2(D)(4) - Minimum Lot width. The plan as submitted does not satisfy this section of the LUC. The applicant is proposing single-family detached lot widths of 35' - 50', where the requirement is a minimum of 50'. The applicant has submitted an alternative compliance request for review. C. The Harmony Ridge, Filing 2 - PDP complies with all applicable Land Use and Development Standards contained in ARTICLE 4 - DISTRICTS, DIVISION 4.5 Medium Density Mixed -Use Neighborhood of the LUC. RECOMMENDATION: Staff recommends approval of the request for a modification to the standard in Section 3.2.2(K)(1)(a) of the Land Use Code. Staff recommends approval of the alternative compliance plan to the standard in Section 3.2.3(B) of the Land Use Code. Harmony Ridge, Filing 1 - Project Development Plan, #49-95F October 18, 2004 Administrative Public Hearing Page 24 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 by pattern of streets, blocks, and other linkages. 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. Typically, Low Density Neighborhoods will be clustered around and integral with a Medium Density Mixed -Use Neighborhood with a Neighborhood Commercial Center at its core. This proposal complies with the purpose of the LMN District as it is an infill project (approximately 14 acres in size) that provides single-family detached and multi -family dwellings on a property that is almost entirely surrounded by developed properties containing mostly residential uses. There is existing single-family residential and a convenience center to the north, existing single-family and multi -family residential (Harmony Ridge, Filing 1) to the east, existing natural area (Cathy Fromme Prairie) to the south, and existing natural area and single-family residential (Cathy Fromme Prairie and Taft Canyon Estates) to the west. The property is within easy walking distance of the natural area, a neighborhood park (Westfield), 2 schools (Johnson elementary and Webber Junior High), a community college (Front Range), and a City library. An existing City bicycle / pedestrian trail is in the natural area to the south of this property that provides direct connections to South Taft Hill Road and points west and to South Shields Street and points east without having to cross arterial or collector streets. Section 4.4(D) Land Use Standards The proposal satisfies the applicable land use standards in the LMN — Low Density Mixed -Use Neighborhood Zoning District. Section 4.4(E) Development Standards The proposal satisfies the applicable development standards in the LMN — Low Density Mixed -Use Neighborhood Zoning District. Harmony Ridge, Filing 1 - Project Development Plan, #49-95F October 18, 2004 Administrative Public Hearing Page 23 With the approval of Overlook Fifth Filing, a development agreement was executed between this developer and the City (see Exhibit "C"). The development agreement illustrates that City Transportation Staff did not want to commit to process a vacation of Fromme Prairie Way until it was understood that Harmony Ridge 2"d Filing would be approved with limited access to Fromme Prairie Way as an emergency access point (to do so otherwise would have potentially created a situation where a public street is connected as a full access point to a vacated public right-of-way). At the time of the development agreement for Overlook Fifth Filing, the Harmony Ridge 2"d Filing PUD proposed an emergency access out to Fromme Prairie Way and we had no reason to believe with the execution of that development agreement that the PUD would expire, as would be the case here. Nevertheless, we do feel the development agreement adequately addresses this scenario and does not force the City to either vacate the Fromme Prairie Way or limit the current PDP's access to Fromme Prairie Way as emergency access only. As vacation of right-of-way can only be accomplished by an act of City Council, there is also no inherent guarantee of vacating right-of-way in any type of agreement other than a Council Ordinance approval. We hope the information provided gives some background on an issue that is likely to be discussed at the public hearing. In addition, we hope that regardless of the discussion and outcome of the PDP, the Developer and the Overlook Fifth Filing developer can find common ground on the issue of the PDP's connection to Fromme Prairie Way. Section 3.6.4. Transportation Level of Service Requirements The proposal satisfies the applicable Transportation Level of Service standards (see the attached Traffic Impact Study), including the following: General Standard. This development proposal satisfies Section 3.6.4(8), which requires that all development plans adequately provide vehicular, pedestrian and bicycle facilities necessary to maintain the adopted transportation Level of Service standards contained in Part II of the City of Fort Collins Multi -Modal Transportation Level of Service Manual for the following modes of travel: Motor vehicle, bicycle and pedestrian. 4. ARTICLE 4 - DISTRICTS A. Division 4.4 — Low Density Mixed -Use Neighborhood District Single-family detached dwellings and multi -family dwellings (up to 8 units per building) are permitted in the LMN — Low Density Mixed -Use Neighborhood Zoning District, subject to an administrative (Type 1) review. The LMN - District is: Harmony Ridge, Filing 1 - Project Development Plan, #49-95F October 18, 2004 Administrative Public Hearing Page 22 approved by the City during which this parcel of land was submitted by a different developer as a Planned Unit Development ("PUD") under the Land Development Guidance System ("LDGS"), the predecessor to the LUC. The developer was unable to complete the entitlement process approval for the PUD and the project expired. Subsequently, the present developer was required to submit under the LUC for review and approval, as the LDGS is no longer a valid approval process. City Transportation Staff is of the position that we cannot mandate the Developer to restrict the design of Prairie Vista Drive's access to Fromme Prairie Way as desired by the Overlook Fifth Filing developer. As regulators, we do not dictate the design of a PDP, we react to a proposed Developer's design and whether or not the design meets criteria of the pertinent codes it is evaluated against. As stated previously, the proposed design is in conformance with both the LUC and the LCUASS. Should the Developer have proposed a design limiting Prairie Vista Drive access to Fromme Prairie Way as emergency access only, the PDP would have had a single point of vehicular access from the extension of Prairie Ridge Drive to the PDP via Harmony Ridge 1st Filing. In such a scenario, there would be sections of code under the LUC in 3.6 Transportation and Circulation, that City Transportation Staff would likely rule as non -compliant. However, we do not necessarily believe that we would not support modifications or alternative compliance requests to these sections of code, depending upon the justification provided by the Developer. City Transportation Staff was under the impression that predecessors of the Developer and the Overlook Fifth Filing developer had worked out a development agreement between the two parties, (of which the City was not a party to), and that this agreement stipulated any negotiated restrictions regarding the Developer's access to Fromme Prairie Way. As evidence of this, when the property was previously proposed as a PUD, the developer at that time conceptually proposed a full vehicular access point to Fromme Prairie Way (Old Harmony Road). We were copied a letter (see Exhibit "B") from the Overlook Fifth Filing developer to this developer stating his objection to the conceptual design based upon their previous development agreement. The PUD design was then changed for emergency access only to Fromme Prairie Way, presumably due to the concerns expressed from the Overlook Fifth Filing developer in that letter. To that end, we did inform the Developer of the PDP that there were these past discussions and agreements which may impact the development of the property, however we do not have a role in interpreting or enforcing these, or any other third party discussions and agreements. The decision to incorporate a full access design to Fromme Prairie Way was solely the Developer's. Harmony Ridge, Filing 1 - Project Development Plan, #49-95F October 18, 2004 Administrative Public Hearing Page 21 is served by access from the abutting street, unless such lot also adjoins an alley or is located at the corner of 2 public streets. The applicant is proposing single-family detached dwelling lot widths of 35' - 50', where the requirement is a minimum of 50' in width. The lot widths have been reduced to enable the applicant to provide the number of dwelling units on the property required to meet the minimum density requirement of 5 dwelling units per net acre in the LMN - Low Density Mixed -Use Neighborhood District. Lots 23 - 37 and Lots 39 - 42 are also accessed by private drives behind them, allowing for driveway access from the rear of these lots. Lots 1, 27, 38, and 45 are at the corner of 2 public streets and, therefore, satisfy the requirement of this section. Only 23 lots, being Lots 2 - 22 and Lots 43 & 44, do not satisfy the requirements of this section. Lot 22 fronts on a public street and also has a private drive along its side lot line. The remaining lots, except Lots 43 & 44, back up to the ridgeline (and significant natural slopes) overlooking the Cathy Fromme Prairie natural area, which precludes the ability to provide alleys along the rear of these lots. Staff has determined that the alternative compliance request and plan accomplishes the purposes of this Section equally well than a plan which complies with the standards of Section 3.5.2(D)(4) and that the alternative design enhances neighborhood continuity and connectivity, fosters nonvehicular access, and preserves existing natural or topographic conditions on the site. E. Division 3.6 - Transportation and Circulation Section 3.6.3 Street Pattern and Connectivity Standards The proposal satisfies the applicable standards set forth in this section. Access to the Harmony Ridge, Filing 2 - PDP will be from an extension of Prairie Ridge Drive from Harmony Ridge PUD, Phase 1 (to the east) and a new internal street connection, known as Prairie Vista Drive, to the existing Fromme Prairie Way. The project development plan ("PDP") as proposed by the developer of Harmony Ridge 2"d Filing ("Developer") plats a public street, Prairie Vista Drive, that provides full access to Fromme Prairie Way, previously known as Old Harmony Road (please see the attached Exhibit "A"). City Transportation Staff has concluded that this connection of Prairie Vista Drive to Fromme Prairie Way is in conformance with the City's Land Use Code ("LUC") as well as the Larimer County Urban Area Street Standards ("LCUASS"), which is the street standards document the project was evaluated under. Staff is aware that an adjacent developer and land owner northeast of this PDP, who developed Overlook Fifth Filing (aka Seneca Center), has expressed concern over the connection of. Prairie Vista Drive to Fromme Prairie Way, preferring that Prairie Vista Drive instead be connected to Fromme Prairie Way only as a secondary access point for emergency vehicles. This design of a secondary access point was previously Harmony Ridge, Filing 1 - Project Development Plan, #49-95F October 18, 2004 Administrative Public Hearing Page 20 In approving an alternative plan, the decision maker shall find that the proposed alternative plan accomplishes the purposes of this Section equally well or better than a plan which complies with the standards of this Section. In reviewing the proposed alternative plan, the decision maker shall take into account whether the alternative design enhances neighborhood continuity and connectivity, fosters nonvehicular access, and preserves existing natural or topographic conditions on the site. Applicant's Request: On behalf of our Client, Global Holdings of Colorado LLC, we would like to propose an alternative compliance plan to reduce the minimum lot width requirement outlined in Section 3.5.2(D)(4) of the Land Use Code. This section of the code requires a minimum 50-foot lot width for single-family detached dwellings with garage access from the abutting street. Our alternative compliance plan would reduce this lot width for the single-family detached patio home lots. The actual proposed lot widths generally fall in the range of 35 to 50 feet, with the narrowest lots located on cul-de-sac or eyebrow areas. As you know, we are attempting to meet several potentially conflicting goals with this project. In particular, we must meet the minimum density requirements while still respecting the steep slopes on the south side of the site towards the Cathy Fromme Prairie. At the same time, we are attempting to create a residential subdivision with character and charm. To meet these goals, we have proposed a site plan which clusters small residential lots on the relatively flat areas located on the north side of the site. At the City's request, we recently attended a utility coordination meeting for this project. At that meeting, the various utility spacing requirements and constraints were identified, and it was concluded that the proposed site plan can accommodate the various utility providers. This will be accomplished by reducing the driveway width within the ROW to a 12-foot minimum, and careful design of the utilities and street tree layout during final. To summarize, we believe that this alternative compliance plan accomplishes the purposes of Section 3.5.2(D)(4) equally well, and facilitates an overall site plan that is in keeping with the City's and the Developer's goals for the project. Staffs Evaluation: Section 3.5.2(D)(4) of the LUC sets forth the requirement that a minimum lot width of 50' shall provided for any single-family detached dwelling if the garage and/or driveway Harmony Ridge, Filing 1 - Project Development Plan, #49-95F October 18, 2004 Administrative Public Hearing Page 19 We believe this modification is inconsequential relative to the over-riding goals of site plan. As you know, the proposed site plan must meet minimum density requirements, and also must relate favorably to the adjacent Cathy Fromme Prairie. In order to accomplish these larger goals, the lots are clustered in the relative flat areas on the north side of the site, and are relatively small in size. This will allow the development to meet density goals, while still respecting the steep slopes toward the south side of the site. We have already determined that a 6-foot easement between dwellings is sufficient for utility purposes. The developer is also aware of the additional building code requirements to be followed if this modification is granted. Staffs Evaluation: Section 3.5.2(D)(3) of the LUC sets forth the requirement that the minimum side yard setback for all residential buildings shall be 5'. However, if a zero -lot -line development plan is proposed then a single 6' minimum side yard is required. In this case _the applicant would like to do a zero -lot -line development for the single-family detached dwellings. There are elements of the proposed buildings that cannot overhang across lot lines; therefore, the applicant is proposing a 3' side yard setback on both sides of all of the single-family detached dwellings, maintaining a 6' separation between buildings.. The proposed building elements that would overhang into the necessary utility easements would be permitted by the Building Code. Visually, this would not look any different than a true zero -lot -line development with a 6' side yard for each dwelling. Staff has determined that granting the request for a modification of the standard will not be detrimental to the public good and that the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2, per Section 2.8.2(H)(4). Staff is recommending approval of this request. Section 3.5.2(D)(4) - Minimum Lot width. The plan as submitted does not satisfy this section of the LUC. The applicant is proposing single-family detached lot widths of 35' - 50', where the requirement is a minimum of 50'. The applicant has submitted an alternative compliance request for review. The decision maker is authorized to approve an alternative site layout that may be substituted in whole or in part for a plan meeting the standards in this Section. The Review Criteria is as follows: Harmony Ridge, Filing 1 - Project Development Plan, #49-95F October 18, 2004 Administrative Public Hearing Page 18 strict application of such a standard would render the project practically infeasible; or (3) by reason' of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant, or (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2." The applicant has proposed that the modification of the standard would not be detrimental to the public good and that it meets the requirements of Sections 2.8.2(H)(4) of the LUC. Applicant's Request: On behalf of our Client, Global Holdings of Colorado LLC, we would like to propose a modification to the minimum side yard setbacks called for in Section 3.5.2(D)(3) of the Land Use Code. This section of the code requires a minimum 5-foot side yard setback for residential dwellings, or a 6-foot setback on one side of the dwelling for zero lot line development. It is the intention of the Developer to implement a zero lot line approach for most of the single family detached dwellings shown in our pending PDP. Unfortunately, there are several stringent building code requirements that do not allow a true zero lot line development to be feasible. Therefore, our proposal is to create the effect of zero lot lines by allowing a 3-foot side yard setback on both sides of the dwelling. Section 2.8.2(H)(4) allows for a modification provided that "the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2." Harmony Ridge, Filing 1 - Project Development Plan, #49-95F October 18, 2004 Administrative Public Hearing Page 17 Architectural Character. The proposed buildings 1 story and 2 stories in height, similar to the existing single family and multi -family buildings in the existing developments to the east and north. They will reflect the proportions and roofline articulation of the existing single-family and multi -family residential buildings. Building Size, Height, Bulk, Mass, Scale. The proposed buildings will be similar in height and massing to the existing single family and multi -family buildings in the area. The building massing will be broken up with substantial wall plane variations and varying roofline directions and heights. Building materials. The structures and building materials will be constructed and painted utilizing muted earth tone colors that are complementary in value, hue, and saturation to the existing native landscape. Section 3.5.2. Residential Building Standards The proposal does not satisfy all Residential Building Setbacks, Lot Width and Size standards, more specifically: Section 3.5.2(D)(3) - Side and Rear Yard Setbacks. The plan as submitted does not satisfy this section of the LUC. The applicant has submitted a request for a modification of this standard with regards to side yard setbacks from property lines in the single-family detached portion of the Harmony Ridge Filing 2 - PDP. As specified in Section 2.8.2 Modification Review Procedures, (H) (Standards), the Planning and Zoning Board may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good, and that: (1) the plan as submitted will promote the general purpose 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, or (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the City's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the Harmony Ridge, Filing 2 - Project Development Plan - #49-95F October 18th 2004 Administrative Public Hearing Page 16 Staffs Evaluation: In evaluating the applicant's alternative compliance 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 an existing street access from Harmony Ridge, Phase 1, to the east, that establishes one 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 30%, which does not meet the minimum requirement of 65%. Therefore, staff has determined that the alternative compliance request and plan accomplishes the purposes of this Section equally well than a plan which complies with the standards of Section 3.2.3(B) and that the alternative design enhances neighborhood continuity and connectivity, fosters nonvehicular access, and preserves existing natural or topographic conditions on the site. B. Division 3.3 - Engineering Standards Section 3.3.1. Plat Standards The proposal complies with the general plat requirements as set forth in this section. Section 3.3.5. Engineering Design Standards The project complies with all design standards, requirements and specifications for services as stated in this section of the LUC. C. Division 3.4 - Environmental, Natural, and Cultural Section 3.4.1. Natural Habitats and Features The project complies with the requirements set forth in this section of the LUC. D. Division 3.5 - Building Standards Section 3.5.1. Building and Project Compatibility The Harmony Ridge, Filing 2 - PDP satisfies all applicable Building and Project Compatibility standards, more specifically: Harmony Ridge, Filing 2 - Project Development Plan - #49-95F October 18th 2004 Administrative Public Hearing Page 15 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 351, six lots between 350 and 401, and 11 lots between 401 and 45°. Of these 18 lots, all are oriented toward the southwest. Alternative Compliance Request 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 14 lots that meet the solar orientation definition yields a total of 32 lots, or 68.1 % of the total meeting strict compliance or alternative compliance. Review Criteria The proposed alternative plan accomplishes the purposes of this section equally 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. Harmony Ridge, Filing 2 - Project Development Plan - #49-95F October 18th 2004 Administrative Public Hearing Page 14 (3) a corner lot with a south lot line oriented to within thirty (30) degrees of a true east -west line, which south lot line adjoins a public street or permanently reserved open space; provided, however, that the abutting street right-of-way or open space has a minimum north -south dimension of at least fifty (50) feet. For the purposes of this definition, "permanently reserved open space" shall include, without limitation, parks, cemeteries, golf courses and other similar outdoor recreation areas, drainage ditches and ponds, irrigation ditches and reservoirs, lakes, ponds, wetlands, open spaces reserved on plats for neighborhood use and other like and similar permanent open space. Applicant's Request: Proiect Histo 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 easements 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 59 residential dwelling units. Of these, 47 units are either single- or two-family dwellings. A total of 14 of the 47 single-family or two-family dwellings (29.8%) 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 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. Harmony Ridge, Filing 2 - Project Development Plan - #49-95F October 18t' 2004 Administrative Public Hearing Page 13 Section 3.2.3 Solar Access, Orientation, Shading The proposal does not satisfy the requirement set forth in Section 3.2.3(8) pertaining to "solar -oriented lots". All 45 single-family detached residential lots and 2 two-family residential lots on the Harmony Ridge, Filing 2 - PDP are subject to this section of the LUC that requires a minimum of 65% of the lots that are less than 15,000 square feet in size (in single-family and two-family residential development) conform to the definition of a "solar -oriented lot" in order to preserve the potential for solar energy usage. Only 14 of the total of 47 lots meet the intent of the LUC. The applicant has submitted a request for approval of an alternative site layout that is being substituted for a plan meeting the standards, per Section 3.2.3(E) of the LUC. The decision maker is authorized to approve an alternative site layout that may be substituted in whole or in part for a plan meeting the standards in this Section. The Review Criteria is as follows: In approving an alternative plan, the decision maker shall find that the proposed alternative plan accomplishes the purposes of this Section equally well or better than a plan which complies with the standards of this Section. In reviewing the proposed alternative plan, the decision maker shall take into account whether the alternative design enhances neighborhood continuity and connectivity, fosters nonvehicular access, and preserves existing natural or topographic conditions on the site. A of lot' , as defined by the LUC, is as follows: Solar -oriented lot shall mean: (1) a lot with a front lot line oriented to within thirty (30) degrees of a true east -west line. When the lot line abutting a street is curved, the "front lot line" shall mean the chord or straight line connecting the ends of the curve. For a flag lot, the "front lot line" shall mean the lot line that is most parallel to the closest street, excluding the "pole portion of the flag lot"; or (2) a lot which, when a straight line is drawn from a point midway between the side lot lines at the required front yard setback to a point midway between the side lot lines at the required rear yard setback, is oriented to within thirty (30) degrees of true north along said line; or Harmony Ridge, Filing 2 - Project Development Plan - #49-95F October 18th 2004 Administrative Public Hearing Page 12 spaces per dwelling unit. To allow 4-bedroom dwelling units there must be at least 2.5 parking spaces per unit, or an additional 7 spaces for the 14 townhomes. The Harmony Ridge, Filing 2 development plan contains 14 recessed parallel parking spaces on Fromme Prairie Way, a local street along the north boundary of this development. This street will provide access to the Harmony Ridge, Filing 2 development and the Cathy Fromme Prairie natural area trailhead. A relatively low amount of traffic will be generated other than what is associated with this development. The additional 14 "on - street" parking spaces would be used primarily by the residents of this development because of their proximity to the front entries of the townhomes. Staff has determined that the additional 4th bedroom per dwelling unit will not be detrimental to the public good and that the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2, per Section 2.8.2(H)(4). The development will: Foster the safe, efficient and economic use of the land, the City's transportation infrastructure, and other public facilities and services. Minimize the adverse environmental impacts of development. The Harmony Ridge, Filing 2 development is being compacted, to the extent feasible, away from the ridgeline overlooking the Cathy Fromme Prairie natural area. Improve the design, quality and character of new development. The architectural design and placement of the buildings is sensitive to the location and context for the Harmony Ridge, Filing 2 development. Provide new development on vacant property within an established area of Fort Collins. Ensure that this new development will be sensitive to the character of the existing neighborhoods in the area. Ensure that this new development will be sensitive to natural areas and features. The architectural design and placement of the buildings is sensitive to the adjacent Cathy Fromme Prairie natural area. Staff is recommending approval of this request. Harmony Ridge, Filing 2 - Project Development Plan - #49-95F October 18th 2004 Administrative Public Hearing Page 11 project traffic, and a very limited amount of traffic to the Cathy Fromme Prairie trailhead. This traffic is limited by the fact the street is a cul-de-sac at the trailhead and by the few parking spaces provided at the trailhead. Thus, this perimeter street does not function like typical perimeter streets that usually provide through -connections to other neighborhoods or commercial/retail uses. The 14 parallel parking spaces proposed will be located outside the required 30-foot local road section of Fromme Prairie Way, and will be on the south side of the road, such that pedestrian movement will not require a crossing of the street. There are no other residential or commercial uses that will require the use of the 14 provided on -street parking spaces. The adjacent residential homes in the Overlook development all face away from Fromme Prairie Way, and the proposed on -street parking is located well away from existing residential and commercial uses to the east. The plan as submitted will continue to advance the following purposes of the Land Use Code (Section 1.2.2): • Encouraging innovations in land development and renewal • Fostering the safe, efficient, and economic use of the land, the city's transportation infrastructure, and other public facilities and services • Facilitating and ensuring the provision of adequate public facilities and services • Increasing public access to sidewalks, trails, bicycle routes and other alternative modes of transportation • Improving the design, quality and character of new development • Ensuring that development proposals are sensitive to the character of existing neighborhoods • Ensuring that development proposals are sensitive to natural areas and features Additionally, granting of the modification would not be detrimental to the public good. In granting the modification, the minimal amount of traffic on Fromme Prairie Way will not be hindered. Parking for surrounding uses (trailhead, residential, and commercial uses) will be adequate for these uses and will not require use of the on -street parking spaces. Pedestrian and bicycle safety will not be compromised. Staffs Evaluation: The minimum on -site parking requirements for the 14 townhomes (single-family attached dwellings) fronting on Fromme Prairie Way is being met for the 2- and 3- bedroom dwelling units, as proposed on the Site Plan. Each townhome will have a 2-car attached garage, which meets or exceeds the minimum requirement of 1.75 or 2 Harmony Ridge, Filing 2 - Project Development Plan - #49-95F October 18th 2004 Administrative Public Hearing Page 10 A request for interpretation was submitted to the Current Planning Director as to the definition of the term "internal street' as used in Section 3.2.2(K)(1)(b) of the LUC, to determine whether the on -street parking provided on Fromme Prairie Way might count toward the requirements of Section 3.2.2(K)(1)(a). The Director determined that Fromme Prairie Way is a perimeter street and does not meet the intent of the term "internal street" as envisioned in the Code language. Compliance with Review Criteria for Modification of Standards In support of this request, Global Holdings asserts that the granting of the modification would not be detrimental to the public good and that two of the alternative standards for approval of a modification of request according to Section 2.8.2(H) will be satisfied as follows: 1) By reason of exceptional physical conditions or other extraordinary and exceptional situations, including, in this case, proximity to a natural area and small wetland, and including the topographical condition of steep slope, the strict application of the standard would result in an unusual practical difficulty, which has not been caused by the applicant. The project plan has been designed to minimize impact to the slope, to maximize the buffer between the proposed lots and the Prairie, and to protect the small wetland. In doing so, the project footprint has been minimized, and availability of area in which to provide the off-street parking requirement is limited. Providing the paved parking required to meet the extra 0.5 spaces per unit of the standard outside the attached two - car garages would all but eliminate the only small internal open space adjacent to the multi -family dwellings. 2) The plan as submitted will not diverge from the standards of the Land Use Code except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code. The project plan proposes that multi -family dwellings are a small part of the overall project, 14 of 59 units, or 24 percent. Providing the paved parking required by the code to meet the extra 0.5 spaces per unit of the standard outside the attached two -car garages would require only 7 additional parking spaces not located on Fromme Prairie Way. And yet, 14 parking spaces are proposed on Fromme Prairie Way. The impact to Fromme Prairie Way in relying on the on -street parking to meet project parking demand will be inconsequential. Fromme Prairie Way in front of the proposed multi -family and two-family dwellings, as described above, will carry a portion of the Harmony Ridge, Filing 2 - Project Development Plan - #49-95F October 18th 2004 Administrative Public Hearing Page 9 Pertinent Project Plan Description The Harmony Ridge Filing 2 project proposes 45 single-family patio homes, and 14 multi -family homes. The 14 multi -family homes are proposed to face Fromme Prairie Way. Twenty-two single-family lots are proposed to back to the Prairie at the edge of a natural topographic slope. This hillside drops approximately 45 feet from its top to the elevation at the property line, with an average slope of about 15 percent. The project plan is designed to provide an adequate buffer from the Cathy Fromme Prairie and to locate single family lots adjacent to the Prairie in such a way that the buffer remains in a natural condition and unaffected by project grading, and that a small wetland on the western edge of the property is protected. In doing so, the project's footprint is kept as . small as reasonably achievable while still meeting minimum density requirements. A patio home product is proposed in order that lot size could be small, and common open areas internal to the project are few so that open areas around the project's edge with the Prairie could be maximized. The submitted PDP for Harmony Ridge Filing 2 proposes improvement of Fromme Prairie Way to a local road cross section, with curb and gutter on both sides of the street, and with sidewalk and parkway on the south side. The improved section will be brought to the project's western property line, and from that point westward will continue to serve only the Fromme Prairie trailhead. At the direction of City of Fort Collins staff, the improved section is to include two traffic lanes and two striped bicycle lanes, as well as dedicated parallel parking outside these traffic and bicycle lanes for any dwelling units to front Fromme Prairie Way. These parallel parking spaces are within the Fromme Prairie Way right-of-way, but are inset into the landscaped parkway on the south side so that they are outside of the 30-foot local road cross section. The parallel, on -street parking is stipulated by staff to be provided (see Staff Project Review of July 12, 2004) for use of residents of these units, as well as for any visitors or delivery personnel. Each proposed multi -family and two-family unit will have an attached two - car garage. Thus, three parking spaces in total will be provided for each two-family or three family unit: two off the street in the attached garages and one for each unit on the street. The proximity of the site to the slope facing the Prairie and a site design that provides an open space buffer between the Prairie's northern edge and the rear lot lines of the southern -most homes limit the amount of space available for parking at the rear of the multi -family and two-family lots (see the attached site plan). A small, triangular space is provided (Tract A), and this tract is proposed to function within the project's drainage plan, and to provide a small play area. Harmony Ridge, Filing 2 - Project Development Plan - #49-95F October 18th 2004 Administrative Public Hearing Page 8 difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant, or (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2." The applicant has proposed that the modification of the standard would not be detrimental to the public good and that it meets the requirements of Sections 2.8.2(H)(3) & (4) of the LUC. Applicant's Request: Request for Modification of Standards Global Holdings of Colorado is proposing one (1) two-family building and four (4) three- family buildings at Harmony Ridge Filing 2, and that each of the 14 units will include four or more bedrooms. The required off-street parking standard as presented in Section 3.2.2(K)(1)(a) is for a minimum of 2.5 spaces for each four -bedroom unit. Global Holdings requests for this project that this standard be modified to require a minimum of 2 off-street parking spaces for each four -bedroom unit. Project 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. With the construction of Harmony Road in its current alignment west of Seneca Street to Taft Hill Road, the old Harmony Road, renamed Fromme Prairie Way, remains roughly in the same state as it was immediately prior to the new construction. That is, its cross section is similar to a County Road section, without curb and gutter. Access to the Harmony Ridge First Filing is taken from Seneca Street, and Fromme Prairie Way currently only provides access to the trailhead, where it terminates in a cul-de-sac turnaround with approximately 15 parking spaces. Harmony Ridge, Filing 2 - Project Development Plan - #49-95F October 18t' 2004 Administrative Public Hearing Page 7 * Spaces that are located in detached residential garages (but not including parking structures) may be credited toward the minimum requirements contained herein only if such spaces are made available to dwelling unit occupants at no additional rental or purchase cost beyond the dwelling unit rental rate or purchase price)." Furthermore, Subsection 3.2.2(K)(1)(b) states: "Multi -family, Attached or Two -Family Projects Developed with Internal Streets: Parking on an internal street fronting on a lot or tract containing multi -family, attached or two-family dwellings (except for mixed -use dwellings and single- family detached dwellings) may be counted to meet the parking requirements for the development." As specified in Section 2.8.2 Modification Review Procedures, (H) (Standards), the Planning and Zoning Board may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good, and that: (1) the plan as submitted will promote the general purpose 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, or (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city- wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the City's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; or (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical Harmony Ridge, Filing 2 - Project Development Plan - #49-95F October 18th 2004 Administrative Public Hearing Page 6 Required number of parking spaces. Section 3.2.2(K)(1) sets forth minimum parking requirements for residential land uses. The development proposal satisfies the parking requirements set forth in the LUC for the residential uses in this project. The required parking for the single-family detached lots will occur on the lot. There are a total of 28 proposed parking spaces, in attached garages, for the 14 townhomes (single-family attached dwellings). This satisfies the minimum requirements for the proposed 2- and 3-bedroom units. There will be 14 additional parallel parking spaces along Fromme Prairie Way, recessed from the street, adjacent to this development. They do not count towards the on -site parking requirements for the Harmony Ridge, Filing 2 - PDP. The applicant would like to make all 14 townhomes 4-bedroom units and has requested a modification of the standard in Section 3.2.2(K)(1)(a) of the LUC, being a subsection of Section 3.2.2(K)(1) - Residential and Institutional Parking Requirements. Section 3.2.2(K)(1), which states: "Residential and institutional uses shall provide a minimum number of parking spaces as defined by the standards below." Furthermore, Subsection 3.2.2(K)(1)(a) states: "Attached Dwellings: For each two-family and multi -family dwelling there shall be parking spaces provided as indicated by the following table: Number of Bedrooms/Dwelling Unit Parking Spaces Per Dwelling Unit* One or less 1.5 Two 1.75 Three 2.0 Four and above 2.5 Harmony Ridge, Filing 2 - Project Development Plan - #49-95F October 18t' 2004 Administrative Public Hearing Page 5 11, 2004 for the Harmony Ridge, Filing 2 - PDP development proposal. The meeting was held at Webber Junior High School, just down the street from the project. Throughout the development review process, and through comments made at this meeting, it has been obvious that a major concern of an adjacent property owner to the east is the status of a street connection to the east (Fromme Prairie Way) from this development. A copy of the notes taken at the meeting is attached to this staff report. 3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS The Harmony Ridge, Filing 2 - PDP development proposal does not meet all of the applicable standards in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC. Of specific note are Division 3.2 - Site Planning and Design Standards; Division 3.3 - Engineering Standards; Division 3.4 - Environmental, Natural, and Cultural; Division 3.5 - Building Standards; and, Division 3.6 - Transportation and Circulation. Further discussions of these particular standards follow. A. Division 3.2 - Site Planning and Design Standards Section 3.2.1. Landscaping and Tree Protection The proposal satisfies the applicable Landscaping and Tree Protection standards, including the following: Street trees. The proposed street tree planting is in accordance with Section 3.2.1(D)(2)(a), providing trees at 25' to 40' on -center in the parkways (between curb and sidewalk) along the internal local streets and at 30' to 40' on -center in the parkway along Fromme Prairie Way, a local street. Section 3.2.2. Access, Circulation and Parking The proposal satisfies the applicable Access, Circulation and Parking standards, including the following: Direct On -site Access to Pedestrian and Bicycle Destinations. The development proposal satisfies the standard set forth in Section 3.2.2(C)(6) in that the on -site pedestrian and bicycle circulation system is designed to provide for direct connections to major pedestrian and bicycle destinations such as the Cathy Fromme Prairie trailhead to the west, the Seneca neighborhood center to the east, 2 schools to the north, and a neighborhood park to the north. Harmony Ridge, Filing 2 - Project Development Plan - #49-95F October 18th 2004 Administrative Public Hearing Page 4 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. The Harmony Ridge PUD, Phase 1 was approved by the Planning and Zoning Board on July 16, 1998 for 130 dwelling units (15 single-family detached and 115 townhomes) on 29 acres. 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. ARTICLE 2 - ADMINISTRATION Section 2.2.2. Step 2: Neighborhood Meetings The proposed development is for single-family, two-family, and multi -family dwellings, which are permitted uses in the LMN - Medium Density Mixed -Use Neighborhood Zoning District, subject to an administrative (Type 1) review and public hearing. The LUC does not require that a neighborhood meeting be held for development proposals that are not subject to a Planning and Zoning Board (Type II) review. However, there was a City -sponsored and facilitated neighborhood information meetings held on March Harmony Ridge, Filing 2 - Project Development Plan - #49-95F October 18t' 2004 Administrative Public Hearing Page 3 The standard located in Section 3.5.2(D)(4) - Minimum Lot width. The plan as submitted does not satisfy this section of the LUC. The applicant is proposing single-family detached lot widths of 35' - 50', where the requirement is a minimum of 50'. The applicant has submitted an alternative compliance request for review. Single-family detached dwellings and multi -family dwellings (up to 8 units per building) are permitted in the LMN — Low Density Mixed -Use Neighborhood Zoning District, subject to an administrative (Type 1) review. The LMN - 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 by pattern of streets, blocks, and other linkages. 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. Typically, Low Density Neighborhoods will be clustered around and integral with a Medium Density Mixed -Use Neighborhood with a Neighborhood Commercial Center at its core. This proposal complies with the purpose of the LMN District as it is an infill project (approximately 14 acres in size) that provides single-family detached and multi -family dwellings on a property that is almost entirely surrounded by developed properties containing mostly residential uses. There is existing single-family residential and a convenience center to the north, existing single-family and multi -family residential (Harmony Ridge, Phase 1) to the east, existing natural area (Cathy Fromme Prairie) to the south, and existing natural area and single-family residential (Cathy Fromme Prairie and Taft Canyon Estates) to the west. The property is within easy walking distance of the natural area, a neighborhood park (Westfield), 2 schools (Johnson elementary and Webber Junior High), a community college (Front Range), and a City library. An existing City bicycle / pedestrian trail is in the natural area to the south of this property that provides direct connections to South Taft Hill Road and points west and to South Shields Street and points east without having to cross arterial or collector streets. Harmony Ridge, Filing 2 - Project Development Plan - #49-95F October 18th 2004 Administrative Public Hearing Page 2 south side of Fromme Prairie Way, east of South Taft Hill Road, north of the Cathy Fromme Prairie Natural Area, and west of Harmony Ridge, Phase 1. The property is zoned LMN - Low Density Mixed -Use Neighborhood. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The Harmony Ridge, Filing 2 - PDP development proposal complies with applicable requirements of the Land Use Code (LUC), more specifically: 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 3.3 - Engineering Standards; Division 3.4 - Environmental, Natural, and Cultural; Division 3.5 - Building Standards; and, Division 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; • and the applicable district standards located in Division 4.4 LMN - Low Density Mixed -Use Neighborhood Zoning District of ARTICLE 4 - DISTRICT STANDARDS. The Harmony Ridge, Filing 2 - PDP development proposal does not comply with the following requirements in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC: The standard located in Section 3.2.3(B) - Solar -Oriented Residential Lots. The plan as submitted does not satisfy this section of the LUC. Only 14 of 47 lots (30%) subject to the solar -oriented lot requirement are defined as "solar -oriented lots". The applicant has submitted an alternative compliance request for review. The standard located in Section 3.5.2(D)(3) - Side and Rear Yard Setbacks. The plan as submitted does not satisfy this section of the LUC. The applicant has submitted a request for a modification of this standard with regards to side yard setbacks from property lines in the single-family detached portion of the Harmony Ridge Filing 2 - PDP. ITEM NO. fir''��' MEETING DATE ID O V STAFF IjJTI) c�LT' Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Harmony Ridge, Filing 2 - Project Development Plan (PDP) - #49 -95F APPLICANT: Jim Newcomb 932 East Pitkin Street Fort Collins, CO. 80524 OWNERSHIP INTERESTS: Jim Newcomb, Manager Global Holdings of Colorado, LLC 932 East Pitkin Street Fort Collins, CO. 80524 J.D. Padilla, Manager Harmony Ridge Estates, LLC 144 North Mason Street, Suite 4 Fort Collins, CO. 80524 J.D. Padilla, Member JDP, LLC 144 North Mason Street, Suite 4 Fort Collins, CO. 80524 D. Christopher Wells, Member DCW Timberline Lakes, LLC 1507 Buttonwood Drive Fort Collins, CO. 80525 Ronald A. Wykstra, Member RAW Timberline Lakes, LLC 2162 Muskogee Trail Nakomis, FL. 34275 PROJECT DESCRIPTION: This is a request for a total of 59 dwelling units (14 townhomes in 5 separate buildings and 45 single-family detached dwellings) on 14.1 acres. The buildings will be 1.0 to 2.5 stories in height. Access to the project will be from an extension of Prairie Ridge Drive (in.Harmony Ridge, Phase 1) and Fromme Prairie Way. This project is located on the COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT