HomeMy WebLinkAboutKECHTER FARM MIXED-USE TOWNHOMES - PDP210006 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUEST
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RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
March 24, 2021
Modification RequestModification RequestModification RequestModification Request
3.5.2 Residential Building Standards3.5.2 Residential Building Standards3.5.2 Residential Building Standards3.5.2 Residential Building Standards
(D) Relationship of Dwellings to Streets and Parking(D) Relationship of Dwellings to Streets and Parking(D) Relationship of Dwellings to Streets and Parking(D) Relationship of Dwellings to Streets and Parking
(1) Orientation to a Connecting Walkway. Every front facade with a primary entrance to a dwelling unit
shall face the adjacent street to the extent reasonably feasible. Every front facade with a primary entrance
to a dwelling unit shall face a connecting walkway with no primary entrance more than two hundred
(200) feet from a street sidewalk. The following exceptions to this standard are permitted:
(a) Up to two (2) single-family detached dwellings on an individual lot that has frontage on
either a public or private street.
(b) A primary entrance may be up to three hundred fifty (350) feet from a street sidewalk if the (b) A primary entrance may be up to three hundred fifty (350) feet from a street sidewalk if the (b) A primary entrance may be up to three hundred fifty (350) feet from a street sidewalk if the (b) A primary entrance may be up to three hundred fifty (350) feet from a street sidewalk if the
primary entrance faces and opeprimary entrance faces and opeprimary entrance faces and opeprimary entrance faces and opens directly onto a connecting walkway that qualifies as a major ns directly onto a connecting walkway that qualifies as a major ns directly onto a connecting walkway that qualifies as a major ns directly onto a connecting walkway that qualifies as a major
walkway spine. walkway spine. walkway spine. walkway spine.
(c) If a multi-family building has more than one (1) front facade, and if one (1) of the front
facades faces and opens directly onto a street sidewalk, the primary entrances located on the
other front facade(s) need not face a street sidewalk or connecting walkway.
Definition of Connecting Walkway
Connecting walkway shall mean (1) any street sidewalk, or (2) any walkway that directly connects a main entrance
of a building to the street sidewalk without requiring pedestrians to walk across parking lots or driveways, around
buildings or around parking lot outlines which are not aligned to a logical route.
Definition of Major Walkway Spine
Major walkway spine shall mean a tree-lined connecting walkway that is at least five (5) feet wide, with
landscaping along both sides, located in an outdoor space that is at least thirty-five (35) feet in its smallest
dimension, with all parts of such outdoor space directly visible from a public street.
Reason for the Request
In order to achieve ADA regulations for access to Accessible units proposed on site, as well as provide a more
visually interesting landscape and experience for the homeowners on our site, the applicant is requesting a
modification to Section 3.5.2(D)2. The attached site plan proposes a three hundred sixty-seven (367) foot major
walkway spine. The tree-lined, five (5) foot connecting walkway is contained by landscaping along both sides in
which creates an outdoor space that is at least thirty-five (35) feet in its smallest dimension. The walk meets all
other aspects of the major walkway spine definition, except for the length.
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
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RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
There are several reasons for the modification request including providing a meaningful and safe pedestrian
connection to the public right-of-way, as well as providing ADA accessibility to units along the major walkway
spine. Of the nine units connected by the major walkway spine, only two are beyond the standard length. Also,
two dwelling units located at the on the major walkway spine are accessible units. The proposed major walkway
spine offers additional length in order to provide ADA accessible slopes to the entrances of these units. The
supporting text below justifies the applicant’s need for this modification and clarify the major walkway spine
extension will provide equal to or better than conditions set forth by the standard.
Justification
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 goodnot be detrimental to the public goodnot be detrimental to the public goodnot 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.
The additional twelve feet of major walkway spine does is contained on this property and does not
interfere with any public infrastructure or easements. Additionally, the extra length allows slopes along
the walk to meet ADA accessibility standards, which is inherently good for the public. Granting this
modification would not be detrimental to the good of the public.
(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;
The general purpose of the standard is intended to “promote variety, visual interest and pedestrian
oriented streets in residential development” LUC3.5.2 (A). The five (5) foot meandering walkway will be
tree-lined and have, at the minimum, thirty- five (35) feet of landscaping along both sides. As shown in
Diagram “A” (below) a standard major walkway spine that meets the 350 foot maximum distance is
achievable. However, it runs parallel to the building’s façade and offers little visual interest to the
residents. In addition, if the walk were built in that orientation then steps would be required at the
primary entrances of every unit, which does not allow ADA accessibility. By meandering the walk, as
shown in Diagram “B” (below), a more visually interesting design is achieved. Residents will now be able
to enjoy an amply landscaped, tree-lined canopy on both sides of the walk along. While under the tree
canopy of the proposed major walkway spine walk, pedestrian are in clear proximity to adjacent
building’s façade. Clearly, the modified walk offers an experience more visually interesting than the plan
that complies with the standard. That, in combination with the added accessibility justifies the additional
length requested by this modification.
(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.
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RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
The plan proposed will not diverge from the standards of the Land Use Code except in a nominal,
inconsequential way. The proposed major walkway spine is three hundred sixty-seven (367) feet, as
shown in Diagram “B,” compared to the three hundred fifty (350) feet required by the standard, as
shown in in Diagram “A.” The proposed major walkway spine is only 4.8% longer than the standard
three hundred fifty (350) foot standard, which is nominal. The site 2.66 acre site proposes 14,895 square
feet of hardscape. The extended portion of the major walkway spine only adds 85 square feet to the
overall hardscape to the site. This represents an increase of only .07% of impermeable surface, which is
inconsequential to any surrounding properties or public. For these reasons, this modification request is
justified.
Land Use Code Section 1.2.2Land Use Code Section 1.2.2Land Use Code Section 1.2.2Land Use Code Section 1.2.2
The purpose of this Code is to improve and protect the public health, safety and welfare by:
a) Ensuring that all growth and development which occurs is consistent with this Code, City Plan and its
adopted components, including, but not limited to, the Structure Plan, Principles and Policies and
associated sub-area plans.
City Policies that Support this Modification Request include:
· Policy LIV 4.1 - NEW NEIGHBORHOODS
· Policy LIV 6.1 - BASIC ACCESS
· Policy SC 1.1 - NEIGHBORHOOD RELATIONS
· Policy T 7.1 - PEDESTRIAN FACILITIES
· Policy T 7.4 - PEDESTRIAN CONNECTIONS
b) encouraging innovations in land development and renewal.
This site was deemed a specimen example of native seeding efforts. In that vein, the
development will be replicating the native seed installation efforts along the major walkway
spine and incorporating existing trees into the landscape along the major walkway spine.
c) fostering the safe, efficient and economic use of the land, the city's transportation infrastructure, and
other public facilities and services.
The proposed major walkway spine crosses the private drive on site via an enhanced
crosswalk. This emphasizes to motorists there is a pedestrian crossing that connects to the
local street sidewalk, thus fostering safe transportation infrastructure.
d) facilitating and ensuring the provision of adequate public facilities and services such as transportation
(streets, bicycle routes, sidewalks and mass transit), water, wastewater, storm drainage, fire and
emergency services, police, electricity, open space, recreation, and public parks.
The proposed major walkway spine will continue to advance the Land Use Code by providing
accessible pedestrian access to the nine dwelling units to the established street sidewalk along
Ziegler Road.
e) avoiding the inappropriate development of lands and providing for adequate drainage and reduction of
flood damage.
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
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RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
The site is located in the Kechter Farm PLD Filing 1 which was approved by the county and the
onsite detention, water quality and LID have been provided for this site as part of the overall
Kechter Farm Project.
f) encouraging patterns of land use which decrease trip length of automobile travel and encourage trip
consolidation.
The site encourages a decreased automobile travel to the by providing a single Private drive
with direct access to the 26 on site garages.
g) increasing public access to mass transit, sidewalks, trails, bicycle routes and other alternative modes of
transportation.
Kechter Farm Mixed Use Townhomes offers direct pedestrian access to the adjacent street
sidewalks on Trilby Road and Ziegler Road. This reduces the risk of pedestrians and residents
traversing the site to motorized vehicular interaction.
h) reducing energy consumption and demand.
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i) minimizing the adverse environmental impacts of development.
The applicant is transplanting 16 existing trees on site to be incorporated in the proposed
landscape design. Preserving existing trees. The site will also incorporate +/-9000 sf of existing
native seeded areas to remain and contribute to the overall landscape design.
j) improving the design, quality and character of new development.
Black Timber Land Company is a local Fort Collins development company that specializes in
unique and distinguished single-family attached development design. They are committed to
providing both quality product and quality character.
k) fostering a more rational pattern of relationship among residential, business and industrial uses for the
mutual benefit of all.
When the original Kechter Farm was developed, it was approved with the stipulations that this
parcel would contain land uses that together with Kinard Middle School would fulfill the
requirement for a Neighborhood Center. We are proposing a mixed-use building with general
office to satisfy the approved stipulation.
l) encouraging the development of vacant properties within established areas.
This is the final piece of developable land planned with the Kechter Farm Subdivision.
m) ensuring that development proposals are sensitive to the character of existing neighborhoods.
The proposed major walkway spine will add to the existing sidewalk network already
established in Kechter Farm. There are many pedestrian connections to local amenities such as
the Lady Moon Pond, Kinard Middle School, and Kechter Clubhouse.
n) ensuring that development proposals are sensitive to natural areas and features.
The net increase of impervious area added by this modification will have no substantial impact
to the drainage patterns that lead to Fossil Creek.
o) encouraging a wide variety of housing opportunities at various densities that are well-served by public
transportation for people of all.
The Kechter Farm neighborhood is primarily single family detached housing. The Kechter Farm
Mixed Use Townhome development will introduce a new housing type to the existing
development.
MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
Diagram “A” (Code Compliant Plan)
Diagram “B” (Proposed Major Walkaway Spine)