HomeMy WebLinkAboutREPLAT OF EAST RIDGE - MAJOR AMENDMENT - MJA150005 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (11)Alternative Compliance – Section 3.2.3(C) – Solar-Oriented Residential Lots
Replat of East Ridge Major Amendment
1/This 05/narrative 2016 requests that the decision maker approve an alternative compliance
request for the solar-oriented residential lot requirement – which the percentage of lots
meeting the requirement would be 58% - 7% less than the required 65%.
Please see the text of Section 3.2.3(C) below:
3.2.3(C) Solar-Oriented Residential Lots
At least sixty-five (65) percent of the lots less than fifteen thousand (15,000)
square feet in area in single- and two-family residential developments must
conform to the definition of a "solar-oriented lot" in order to preserve the potential
for solar energy usage.
Alternative Compliance. Upon request by an applicant, the decision maker may
approve an alternative site layout that may be substituted in whole or in part
for a plan meeting the standards of this Section.
(1) Procedure. Alternative compliance plans shall be prepared and submitted in
accordance with submittal requirements for plans as set forth in this Section.
The plan shall clearly identify and discuss the modifications and alternatives
proposed and the ways in which the plan will better accomplish the purpose of
this Section than a plan which complies with the standards of this Section.
(2) Review Criteria. In approving an alternative plan, the decision maker shall
find that the proposed alternative plan accomplishes the purposes of this
Section equally 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.
Justification for alternative compliance
The proposed plan is showing 331 solar oriented lots out of the 568 lots included in the
plan – this equals 58% solar oriented lots, a 7% deficiency from the code requirement of
65%. The proposed plan accomplishes the purpose of this requirement equal to or
better than a plan that complies with the standards of 3.2.3(C). The proposed plan
accomplishes the purpose of this requirement in several ways:
• The proposed plan improves the walkability through well-connected open space
tracts both in the north/south direction, but also from the east/west direction
towards the open space/park area as compared to the previously approved 2009
plan, providing more effective connections from proposed lots as well as future
development tracts.
• The proposed lot orientation, in particular the single family attached lots adjacent
Alternative Compliance – Section 3.2.3(C) – Solar-Oriented Residential Lots
Replat of East Ridge Major Amendment
1/05/2016 to the park space, reinforces and fosters non-vehicular connectivity to open
space through open space tracts that were not included in the previously
approved plan from 2009.
• As requested by Fort Collins City Parks Planning during the preliminary
development process the proposed plan reduces the publically fronted park area
by 50% from the previously approved plan.
• The proposed plan provides more housing with direct access to open space than
the previously approved plan. This is accomplished by fronting single family
attached and detached lots around the open space/park area.
The proposed plan creates a neighborhood that enhances neighborhood continuity and
connectivity through well connected open space tracts, fosters non-vehicular access
through improved lot layout and orientation that improves connections to opens space
and preserves existing or natural conditions on site by the extensive wetland and park
area improvements.
For all the reasons cited above, the Applicant requests an alternative compliance of the
standard in LUC Section 3.2.3(C) to allow a reduced number of solar oriented residential
lots. The Applicant proposes that the alternative compliance is not detrimental to the
public good, and promotes the purposes of the standard equal to or better than a plan
that complies with the solar oriented residential lot requirement.
Replat of East Ridge Major Amendment
Alternative Compliance Request Diagram
Previously approved plan - 2009
Unclear open space connections
Minimal open space tract widths-
Approx. 10-15’
Unclear connection to park area
Publically fronted
park area
Minimal connections to
open space
Replat of East Ridge Major Amendment
Alternative Compliance Request Diagram
Proposed plan - 2015
Clear open space connections
Increased open space tract widths-
Approx. 20-25’
Safe and clear connection to park
Clear N/S connection to both park
areas
Publically fronted park
area reduced by 50%
Increased open space
connectivity to open
space/park area
Privately fronted park
area