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Home My WebLink AboutCOUNTRY CLUB FARMS - REZONING - 7-95A - CORRESPONDENCE - CITY COUNCIL (3)rA Honorable Ann Azari and City Council Members May 3, 1996 Page 3 All of the above features and factors influence and ultimately dictate appropriate levels of density. These factors cannot be evaluated at the time of zoning in the absence of any development plan. Thus, a density is assumed to be appropriate when site or project features and constraints may make the effective density unworkable or much higher than contemplated, a result that, although it may be shown to be undesirable from a neighborhood or City perspective, would be required by an absolute zoning condition. Because there is no plan or proposed use, I cannot speak directly to the impact of Option B on the Country Club Farms property. I do know that many of the elements discussed above are present: a large wetlands, a wide irrigation ditch, adjacency to arterial streets, significant access and power easements and an historic use on a portion of the site. Until a use is proposed and planning begun, it's unknown know how these .features would specifically affect density if a residential use were proposed on at least part of the property. It's not unreasonable to assume that significant acreage (perhaps in the range of 30-50+ acres) would not be developable. If a minimum density of six dwelling units per acre is an absolute requirement, this site would need to achieve a net effective density of closer to eight to ten dwelling units per acre, resulting in a plan which may not be compatible with other properties in the area and with the goals and -objectives . of the City, such as minimum disturbance of topography. This is precisely why it does not make sense to look at density in a vacuum. For these reasons, please seriously consider both the short and long-term consequences of imposing a minimum density condition on this zoning. Thank you for your consideration. FV/lr Sincerely, VAUGHT-FRYE ARCHITECTS By: Aank0au t Honorable Ann Azari and City Council Members May 3, 1996 Page 2 meet defined development criteria through mitigation of its specific impacts, not based on some general assumptions about properties before a development plan is even submitted. This approach permits both flexibility and control in assuring that a project actually works on the site and also with surrounding properties. Putting an absolute density requirement on a project at the time of zoning without regard to a plan is to return to a rigid system of zoning in a planning vacuum. It says that density is an absolute which can be decided without regard to a specific plan, site considerations or neighboring properties. Worse yet, it ignores the fact that conditions and assumptions existing at the time of zoning will not change, even though a project may not be proposed for some time after the zoning decision. This concept can lead to bad planning of a site and often has unintended consequences. Consider the City's commitment to preservation of natural features. Consider the necessity to provide on and off -site amenities. Consider that each property has certain topographic features which need to be evaluated. Consider that each different use (large lot single-family, granny flats, townhomes, apartments) impacts a site differently. Consider that the type and intensity of adjacent uses at the time of development (not zoning) affect the use of the site in many ways. All of these considerations must be evaluated in deciding uses and densities. A property could have one or all of the following features: ► Wetlands ► Irrigation ditches ► Rolling, uneven topography ► Adjacency to one or more arterial streets ► Existing access and utility easements crossing the parcel ► Historic buildings/uses ► Historic drainage waters which must be detained and/or conveyed ► Need for regional storm drainage facilities In addition, depending upon the type. of use, the following factors may also be present: ► open space needs ► Recreational amenities ► More extensive bicycle/pedestrian ways ► Importance of providing a park or school site ► Buffering for wetlands and/or sensitive areas ► Provisions for wildlife preservation cc: Council Greg Byrne J�UG`I� Bob Blanchard Mike Ludwig FRYE (response pending) architects May 31 1996 VIA HAND DELIVERY Honorable Ann Azari Mayor City of Fort Collins 300 Laporte Avenue Fort Collins, Colorado Honorable Council Members City of Fort Collins 300 Laporte Avenue Fort Collins, Colorado RE: Second Reading of Country Club Farms Rezoning Dear Mayor Azari and Council Members: On first reading, the Council adopted a rezoning ordinance putting the Country Club Farms property into the I-L Zone. At the same time, Council Member Janett asked the staff to look at a condition requiring a minimum density greater than three dwelling units per acre. I have reviewed the two options for rezoning which the Council will consider May 7, 1996. Option B appears to put a minimum density of six dwelling units per acre on the property. I don't know the basis for choosing a density of six units, but I want to share my concerns with you, both in regard to this property and its effect in general on good planning. Traditional zoning defined permissible land uses and fixed densities for properties. Land use goals such as compatibility, if addressed at all, were dealt with only at the time of zoning without regard to any particular project or its unique characteristics and without regard to neighboring properties. By contrast, modern planning has attempted to break out of this rigid mold and permit decision makers flexibility to consider the impacts of a particular project, its compatibility with adjacent properties and design and mitigation techniques necessary in view of a proposed used. This is the theory behind the LDGS. In a planned unit development, underlying zoning has no relevance. A project must land planning • architecture Imi Slonec llill Urice • Par; Collins. Colorado 80525 • 970-224.1191 • FAX 970-224-1662 Ma City of Fort Collins May 8, 1996 Frank Vaught Vaught -Frye Architects 1113 Stoney Hill Drive Fort Collins, CO 80525 Dear Frank, "Thank you for your letter regarding the Country Club Farms Rezoning request (#7-95A). On May 7, 1996 the City Council considered Ordinance No. 52, 1996 Options A and B. A motion to approve Option A was defeated by a vote of 4-3. The Council approved a motion to reconsider (7-0) and then approved a motion to postpone the Second Reading of Ordinance No.. 52 until May 21, 1996 (7-0) and requested further research by City Staff. Section 29-423 of the Code of the City of Fort Collins requires the City Council to change the zoning of a property in the T zone to another zoning district within 60 days from the date the matter is considered by the Planning and Zoning Board. The City Council realizes that the property must be rezoned by June 7, 1996. On behalf of my fellow Council members, I thank you for your patience. Sincer 1 , Ann Azari Mayor 300 LaPorte Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6505 • FAX (970) 224-6107