HomeMy WebLinkAboutRENNAT SUBDIVISION - PDP190011 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTAugust 09, 2019
Administrative Hearing Officer
c/o City of Fort Collins
Current Planning Department
281 North College Ave.
Fort Collins, CO 80524
Re: Rennat Subdivision
Please accept this request for a Modification of Standards to Section 4.5(D)(2)(c) of the Land
Use Code.
Background
This proposal is for to a residential subdivision for the Rennat property located west of South
Timberline Road at the intersection of Zephyr Road. The property contains 57.8 acres and is
zoned Low Density Mixed-Use Neighborhood Zone District (LMN). 215 lots are proposed and the
property will be developed in one phase. Overall net density is 5.54 d.u. per acre. The housing
mix is as follows:
Single-family detached dwellings – 86
Single-family detached dwellings with rear loaded garages – 67
Single-family attached dwellings - 62
The area adjacent to the project contains single and multi-family housing, a school, a golf course
and other vacant undeveloped land. There are two areas of ecological significance – an irrigation
lateral and a wetland. The required setbacks and protection are provided and shown on the
drawings.
All new streets will be designed to meet City street standards. The intention is to provide a safe,
functional and visually appealing street network. Shade trees and landscaping will be included
throughout the development’s street network. In addition to street sidewalks and internal trails,
there will be several trail connections to the Hansen Farm development to the north and the
future Power Regional Trail and overpass.
The modification requested is in accordance with the review procedures set forth in Section
2.8.2(H) of the Land Use Code as follows:
Modification to Section Section 4.5(D)(2)(c)
Code Language: Section (2) Mix of Housing states the following:
Rennat Modification of Standards
08.09.19
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.
(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. Two-family attached dwellings, the placement of which shall be limited to no more
than two (2) dwellings per two (2) consecutive individual lots.
7. Mixed-use dwelling units.
8. Multi-family dwellings containing more than three (3) to four (4) units per building;
9. Multi-family dwellings containing five (5) to seven (7) units per building.
10. Multi-family dwellings containing more than seven (7) units per building (limited
to twelve [12] dwelling units per building).
11. Mobile home parks
Requested Modification: Since the property is over 30 acres, a minimum of four housing types is
required. The project is requesting to count single-family attached with front loaded garages as a
building type
Modification Criteria
The request of approval for this modification complies with the standards per Review
Criteria 2.8.2 (H)(1) and (4) in the following ways:
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.
2. The plan as submitted will not diverge form 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.
Further, we feel that the granting of the modification would not be detrimental to the public good.
Rennat Modification of Standards
08.09.19
Justification
• The Land Use Code currently does not have a provision for a product that is single-family
attached and front loaded. Allowing this to be used as a product type gives the project
four different building types.
• The number of lots is minimal (14) compared to the rest of the development and
represents 6.6% of the total.
• The lots requesting the modification are located at the ends of blocks providing variety and
visual interest along the street frontage by breaking up the rows of single-family detached
homes. The purpose of the standard for which the modification is sought ”… 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 the pattern of streets, blocks, and
other linkages.” The Rennat property is providing a network of both on-street and off-
street pedestrian and bike paths throughout the site and that being allowed to use this
housing type promotes a diverse choice for the residents who will be moving here.
We look forward to working with you during this process and will be happy to answer any questions
you may have.
Sincerely,
Cathy Mathis, APA
Project Manager, The Birdsall Group