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HomeMy WebLinkAboutWILLOX FARM - PDP220008 - SUBMITTAL DOCUMENTS - ROUND 4 - MODIFICATION REQUEST February 21, 2023 Planning and Zoning c/o City of Fort Collins Current Planning Department 281 North College Ave. Fort Collins, CO 80524 Re: Willox Farm Please accept this request for a Modification of Standards to Section 4.2(E)(2)(b) of the Land Use Code. Background The Willox Farm development is proposed as a cluster development in the UE zone district. The PDP is located on approximately 19.01 acres of vacant land. A modification for density was approved in May 2021. The developer is interested in creating a project that allows for den sity consistent with the approved modification from 2021. Open space has been an important design component through out this process and quality open space areas have been integrated into the plan. The land use code requires 50% dedicated as permanent open space but due to site constraints, the permanent open space available is 33% with an additional 4.7% landscape area for a total of 37.6% combined open and landscape space. These are as have been designed to integrate with the adjacent Soft Gold Park, to be consistent with the neighboring farm and allow for pedestrian trails to be extended through the site. This letter serves as a Modification Request to allow the project to have a slightly reduced requirement for permanent open space. This 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 Code Language: Section 4.2(E)(2)(b) Urban Estate District U-E related to Development Standards states the follwing: “(b) Cluster development shall set aside at least fifty (50) percent of the total land area of the proposed development as private or public open space that is permanently preserved as open space through dedication of ownership, if acceptable to the City, or placement of an appropriate easement granted to the City or other nonprofit organization acceptable to Willox Modification of Standards 2-21-23 the City, with such restrictive provisions and future interests as may be necessary to ensure the continuation of the open space use intended. As a condition of approval, the City may also require the property owners to maintain the dedicated open space to city standards through a maintenance agreement.’ Requested Modification: We request that the Willox Farm project be allowed to have a reduced amount of permanently preserved open space. Justification We feel that 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 (2.8.2(H)(1) and will conti nue to advance the 1. The proposed site layout is designed to be sensitive to the existing development (Hickory Village manufactured housing community to the east and Garden Sweet farm and farm stand to the west). This is accomplished by placing the road network and lots interior to the site and providing large buffers around the perimeter of the property. 33% of the site is planned as permanent open space areas with an additional 4.6% of the site allocated to internal landscape areas. 2. A generous landscape buffer has been provided along West Willox Lane. The buffer ranges from 70’ to 114’ deep and will allow for a more rural aesthetic from the road with the development more centralized to the site. Organic clusters of shrub and perennials intermingled with native Cottonwood trees further enhance this area. A plant palette that includes a mix of natives and traditional plant material often found on old farm properties has been used for this development and along the West Willox Lane frontage. 3. The proposed alternative plan provides the largest open space area along the southern property boundary. This space will serve as the location for detention (never to be developed), will allow for trail connections/transitions from Soft Gold Park to the subdivision and provide a buffer between Soft Gold Park and the proposed development. In addition, open space in this location expands the continuous open area, being directly adjacent to the existing park. 4. The proposed alternative plan provides a permanent easement and trail connection from South Gold Park to Willox Road. This is a connection that the City of Fort Collins has determined is important to the overall trail network for the city and has been located in their preferred location, providing a significant buffer along the eastern property boundary. 5. There are permanent easements located along the western boundary as well as a space that is proposed as proposed bosque consistenting of various ornamental trees. This will remain as permanent open space and is located in this area as a compliment to the adjacent farm. This provides a meaningful buffer along the western boundary. 6. The project complies with the purpose and intent of the UE zoning district as it is a low density project with a significant amount of permanent open space provided. Hickory Village manufactured housing community is located to the east with a higher density and Willox Modification of Standards 2-21-23 limited open space and Garden Sweet farm and farm stand to the west, with a lower density than the proposed development. This development will serve as an appropriate buffer between the two existing developments, providing strong open space buffers on all sides of the development. We look forward to working with you during this process and will be happy to answer any questions you may have. Sincerely, Kristin Turner Project Manager, TBGroup