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HomeMy WebLinkAboutFOX GROVE ODP - ODP130003 - SUBMITTAL DOCUMENTS - ROUND 3 - MODIFICATION REQUESTland planning  landscape architecture  urban design  entitlement Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com March 5, 2014 Modification Requests 1- DIVISION 4.5 LOW DENSITY MIXED-USE NEIGHBORHOOD DISTRICT (D) Land Use Standards. (1) Density. (a) Residential developments in the Low Density Mixed-Use Neighborhood District shall have an overall minimum average density of four (4) dwelling units per net acre of residential land, except that residential developments (whether overall development plans or project development plans) containing twenty (20) acres or less shall have an overall minimum average density of three (3) dwelling units per net acre of residential land. 2- DIVISION 4.5 LOW DENSITY MIXED-USE NEIGHBORHOOD DISTRICT (D) Land Use Standards. (2) Mix of Housing. A mix of permitted housing types shall be included in any individual development plan, to the extent reasonably feasible, depending on the size of the parcel. In order to promote such variety, the following minimum standards shall be met: (a) A minimum of three (3) housing types shall be required on any project development plan containing twenty (20) acres or more, including such plans that are part of a phased overall development; and a minimum of four (4) housing types shall be required on any such project development plan containing thirty (30) acres or more. (b) To the maximum extent feasible, housing types, block dimensions, garage placement, lot sizes and lot dimensions shall be significantly and substantially varied to avoid repetitive rows of housing and monotonous streetscapes. For example, providing distinct single-family detached dwellings or two-family dwellings on larger lots and on corners and providing small lot single-family dwellings on smaller lots abutting common open spaces fronting on streets are methods that accomplish this requirement. Fox Grove ODP Modification Requests Page 2 of 6 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com (c) The following list of housing types shall be used to satisfy this requirement: 1. Single-family detached dwellings with rear loaded garages. 2. Single-family detached dwellings with front or side loaded garages. 3. Small lot single-family detached dwellings (lots containing less than four thousand [4,000] square feet or with lot frontages of forty [40] feet or less) if there is a difference of at least two thousand (2,000) square feet between the average lot size for small lot single-family detached dwellings and the average lot size for single-family detached dwellings with front or side loaded garages. 4. Two-family dwellings. 5. Single-family attached dwellings. 6. Mixed-use dwelling units. 7. Multi-family dwellings (limited to twelve [12] dwelling units per building); 8. Mobile home parks. (d) A single housing type shall not constitute more than eighty (80) percent or less than five (5) percent of the total number of dwelling units. 3- DIVISION 3.9 DEVELOPMENT STANDARDS FOR THE I-25 CORRIDOR 3.9.2 Location of Single-Family Residential Lots from I-25 (A) Development of new single-family residential lots within one thousand three hundred twenty (1,320) feet (one-quarter [¼] mile) of the centerline of Interstate Highway 25 (I- 25) shall be prohibited. Fox Grove ODP Modification Requests Page 3 of 6 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com Reason for the Request The Fox Grove development is Lot 2 of a Minor Land Division called Lee-MLD. This 35.86 acre property was annexed into the City of Fort Collins in 2005. It is in the Low Density Mixed-Use Neighborhood Zone District (LMN). The proposed project is located on the urban fringe of Fort Collins, adjacent to unincorporated Larimer County. A conceptual site plan was presented at a neighborhood meeting held on May 22, 2013. Several concerns were raised by the neighborhood including the proposed density, the lack of open space, and impacts associated with the proposed multifamily portion of the project. City staff comments echoed the neighbor’s concerns and the design team was asked to prepare a more creative alternative site plan that would be a better design fit for the adjacent neighborhood. Suggestions included curvilinear streets, varied lot sizes, additional open space, and more site amenities. The revised conceptual site plan addresses neighborhood concerns as well as those raised by the City staff. The proposed development plan will require three Modifications associated with density, housing types and distance from Interstate 25. Specifically the Applicant is requesting a reduction of the minimum density from 4.0 dwellings units per acre to 3.0 dwelling units per acre, a reduction of required housing types from four to one, and an allowance to build single family detached homes within a quarter mile of Interstate 25. The proposed development plan is supported by many City Plan policies and we believe achieves the intent of the City’s Land Use Code in regard to residential communities. It exemplifies the City’s principles and policies in regard to neighborhoods in the following ways:  Interconnected street and pedestrian network  Walkable blocks  Varied lot sizes  Varied housing models  Interesting streetscapes  Integrates natural features  Provides parks, open space and trails Fox Grove ODP Modification Requests Page 4 of 6 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com Justifications The Land Use Code states that the decision-maker 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 the decision-maker must also find that the Modification meets one of the following four criteria described in the LUC. (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; 1- Density The original conceptual site plan (attached) met the minimum density standard of 4.0 dwelling units per acre. After meeting with the neighborhood and receiving comments from City staff, the applicant asked the design team to prepare an alternative conceptual site plan (attached) that:  provided a more interesting streetscape  provided open space distributed throughout the plan  provided more site amenities, and;  created a variety of lot sizes that were more compatible with the adjacent neighborhood. Lower density is appropriate at this location because the property is located at the urban fringe, adjacent to unincorporated Larimer County and near the Growth Management Area boundary. County residents living near the proposed development are especially sensitive to density in what they consider to be a rural area. They were particularly concerned about multi-family development proposed along the Boxelder Creek drainage. In fact, the site is not particularly conducive to multi-family development and higher densities in general because of its lack of proximity to shopping, recreational opportunities, employment, etc. Clydesdale neighborhood residents requested the new development have equal or better amenities per person as compared to their neighborhood. The proposed conceptual plan (attached) is designed to address the concerns of the neighborhood and City staff. The changes to the site plan result in an overall density reduction from 4 dwelling units per acre to 3 dwelling units per acre. We believe it promotes 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. 2- Housing Types Fox Grove ODP Modification Requests Page 5 of 6 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com The preceding paragraphs have outlined the appropriateness of lower density at the proposed site based on its location at the urban fringe and the existing low density neighborhood adjacent to it. Providing four housing types per the Land Use Code would increase the density over what is being proposed. The attached conceptual site plans demonstrate this. Although only one housing type is depicted, the proposed conceptual plan incorporates varied lot sizes and will also include several different house sizes and models to provide lifestyle choices and visual interest along the street. Lot sizes proposed include 50’ x 100’ lots, 60’ x 110’ lots and 70’ x 125’ lots. The pocket parks distributed throughout the development also serve to make the residential community unique and visually interesting. We have attached a conceptual site plan which meets the Land Use Code. The plan includes four housing types: Multi-family, Single Family Detached, Single Family Detached Alley Loaded, and Single Family Attached. In order to provide the varied housing types all of the single family lots are consistent at 50 feet by 100 feet. The Two- Family units are located at the corners of intersections. Single family detached housing in the low to mid price range is in high demand. In order to maximize this product, the original plan kept the other required housing types to a minimum. There were only eight each of the Two Family Dwelling Units and Single Family Ally Loaded housing types. With such limited numbers of units the cost of each increases and the cost is passed along to the consumer. The proposed conceptual plan eliminates the additional housing types but proposes to meet the purpose of the standard by providing variety through varied lot sizes, curvilinear street layout, open space and architectural interest in different house models In regard to housing types, we believe the Fox Grove Overall Development Plan (ODP) will promote the general purpose of the standard which is to provide a variety of products equally well or better than a plan that would comply with the standard. 3- Distance of Single Family to I-25 Per the Design Development Standards for the I-25 Corridor the intent of the standard is described as follows: Single-family, duplexes, and other similar low-density residences should generally be located outside of activity centers along the Corridor and set back from I- 25 to protect views and minimize noise impacts on residents. Locating residences adjacent to an interstate highway, although often convenient in terms of access, frequently necessitates the construction of costly sound barriers or berms to keep noise impacts below acceptable levels. In addition to their cost, these barriers should also be avoided because of their visual impacts; they significantly detract from the scenic, open character of the Corridor, block mountain views, and limit future transportation options. Natural landforms should be used where possible to mitigate these impacts. The proposed site plan will provide an average 100-foot buffer along the east side of Boxelder Creek. Single family homes are proposed to be located adjacent to the buffer Fox Grove ODP Modification Requests Page 6 of 6 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com zone. The distance from I-25 to the single family development varies from 530-970 feet. The Land Use Code requires the setback to be 1,320 feet. In addition to providing the buffer, the Land Use Code requires the developer to preserve and enhance the ecological character and wildlife use of the habitat by preserving existing trees and other vegetation. The developer is also required to minimize the foreseeable impacts of development. The Boxelder Creek drainage and its associated buffer zone provide a natural visual buffer from the Interstate. Furthermore, single family development along the creek will have less impact than higher density development. Reducing density along the Boxelder Creek drainage is a better plan ecologically than the conceptual site plan which placed multi-family development adjacent to Boxelder Creek and complied with the standard. Lastly, no mountain views are blocked and any proposed fencing will be visually buffered by the vegetation in the adjacent Boxelder Creek natural area. (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; 2- Housing Types Requiring four housing types on this 35.86 acre site creates hardship in the following ways: 1. Forcing a developer/builder to provide housing without a market demand for that housing will increase the cost of development and ultimately the housing cost to the consumer. 2. The limited size of this project makes it economically difficult to provide four housing types. Projects that are over 30 acres are required to have four housing types, while a project that is 300 acres is also required to have four housing types. A development that has 300 acres can have one housing type on 75 acres. This development proposes one housing type on 35.86 acres. The larger the project is the more economically feasible it is to have a greater number of housing types.