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Home My WebLink AboutWATER'S EDGE @ RICHARD'S LAKE - PDP - 58-86J - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUEST*0111111"®4GN mwwrE Landscape Architecture Site Planning Graphic. 1. H. M — S... Suke 2 Fort C.U., CO W524 Tel: (9T0) 4]2-9125 Fu: (970) 494 728 1115 Gren1 S.—e , G-5 [lemer. CO 80203 TO; (303) a32-2530 Faa:(303)832-2536 OW:NFR/DEVELOPER S1kM MSMms Dr sopmv W. 7400 Eel Godn[ Or@ Suds 200 Gramaod Vdlape, Ca. a0m ENGMEFR: ul4r sus a .. J3 �.arwwie Scar: V.2w, 3O6 NO: 55DO3 A Flu: 55003s13 DRAWN: MLA CHECKEIY. TCH MM. Amu 11-10% REVISIONS: � QQ SHEET TTTU: Site Plan SHEET Na. 2 OF 16 A 1 -r=rl Ai A T11 /r- el • No Text C� r- �� • The area in question is physically limited in size and shape due to existing public streets, future public neighborhood park, and existing oil well site. • The preferred plan optimizes density of this parcel to allow ample buffering in other areas of the development adjacent to lower density developments • The preferred plan optimizes visual presentation to the surrounding neighbors, with inward facing garage dominated facades • The preferred plan provides an internal pedestrian walkway between the front facades of the internal buildings for the residents • The preferred plan provides the ability to address the internal buildings using the named private drives per request of Poudre Fire Authority. • The preferred plan optimizes the design, quality and character of the development in relation with the adjacent developments, providing ample buffering between the lower density developments to the north and west, and in relation with the adjacent parcels, matching the dwelling unit density to the east. We recommend approval of the Water's Edge at Richard's Lake Modification Request. Water's Edge at Richard's Lake Modifications of Standards Request 6/21 /2006 page 4 of 4 B) 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. LUC code section 3.6.2(L)(1)(b) Primary access in single-family developments. A private drive, instead of a street, shall be allowed to provide primary access to residential development, provided that the drive is connected to only one (1) street. We feel that the preferred plan promotes the general purpose of the standard equally well or better than a plan that satisfies the standard as follows: • The preferred plan optimizes density of this parcel to allow ample buffering in other areas of the development adjacent to lower density developments • The preferred plan optimizes visual presentation to the surrounding neighbors, with inward facing garage dominated fagades • The preferred plan provides an internal pedestrian walkway between the front fagades of the internal buildings for the residents • The preferred plan provides the ability to address the internal buildings using the named private drives per request of Poudre Fire Authority. C) The plan as submitted will not diverge from the standards of the Land Use Code that are authorized by the 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. We believe the preferred plan presents a modification that is inconsequential to and in fact advances the purposes of the Land Use Code as contained in Section 1.2.2. Specifically, the preferred plan optimizes the design, quality and character of the development in relation with the adjacent developments, providing ample buffering between the lower density developments to the north and west, and in relation with the adjacent parcels, matching the dwelling unit density to the east. Further, public safety requirements as expressed by the Poudre Fire Authority are addressed with the provision of addressing for the internal buildings in this parcel to the named private drives. Findings of Fact/Conclusion We understand that in order to approve the Modification Request the Planning and Zoning Board must make the following findings: A. The request for this modification to Land Use Code Sections 3.6.2(L)(1)(b) is subject to review by the Planning and Zoning Board. B. Granting the requested modification would neither be detrimental to the public good nor impair the intent and purposes of this Land Use Code. C. Granting the requested modification would allow the project to advance (1) in a way that promotes the general purpose of the standard for which the modification is requested equally well or better than a plan which complies with the standard and (2) in a way that only diverges 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, as follows: Water's Edge at Richard's Lake Modifications of Standards Request 6/21/2006 page 3 of 4 Modification to development requirements Code Section: 3.6.2(L)(1)(b) Primary access in single-family developments. A private drive, instead of a street, shall be allowed to provide primary access to residential development, provided that the drive is connected to only one (1) street. Discussion: In the preferred plan, the two named private drives, Jib Lane and Lateen Lane, do not meet this requirement given each drive connects to both Cruiser Lane and Brightwater Drive (see Preferred Plan). This plan is preferred by the applicant because it makes the most efficient usage of the area. Key design features include optimized density to allow ample buffering in areas of the development adjacent to lower density developments, garage dominated faFades inward facing optimizing views from the adjacent public streets and the future public neighborhood park, provision of an internal pedestrian walkway between the front faFades of the internal buildings, and ability to address the internal buildings using the named private drives per request of Poudre Fire Authority. Use of an alley was considered but rejected because LUC 3.6.2(J)(1) requires the dwelling unit served by the alley to front on a residential local street (which is not feasible for the internal buildings) and public alleys cannot be named to permit the addressing requested by the Poudre Fire Authority. One alternative plan (Alternative 1) attempts to meet the objectives by eliminating two internal buildings and rotating the remaining two buildings to front on Cruiser Lane and Brightwater Drive. Alleys would be allowed to provide access to the rear load garages since primary vehicular access is provided by public streets. This plan results in the loss of 8 units, reducing the L-M-N density to below minimum requirement without equivalent increase in density in other areas. A second alternative plan (Alternative 2) attempts to meet the objectives by not extending the private drives to both Cruiser Lane and Brightwater Drive. Dead-end drives are restricted to 150' or less, requiring the elimination of at least 8 units. Once again, this plan reduces the L-M-N density to below minimum requirement without equivalent increase in density in other areas. As a result, the applicant believes approval of the preferred plan with the requested modification to standards is appropriate and justified. Justification We understand that in order to approve the Modification Request the Planning and Zoning Board must make the following findings: A) The Planning and Zoning Board may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good. We believe the preferred plan is not detrimental to the public good. It allows the development to concentrate the density in an area appropriate to the surrounding neighbors and amenities and provide ample buffering to the adjacent lower density developments on the north and west property boundaries. Waters EJge at RicharJ's Lake Modifications of Standards Request 6/21 /2006 page 2 of 4 MODIFICATION REQUEST WATER'S EDGE AT RICHARD7S LAKE This is a modification of standards for Water's Edge at Richard's Lake to address the following item: A. Modification of standards to Section 3.6.2(L)(1)(b) of the Land Use Code, accepting preferred plan in which two named private drives, Jib Lane and Lateen Lane, are each allowed two connections to public streets. PROJECT BACKGROUND Water's Edge at Richard's Lake is a 108 acre residential development, bounded by Turnberry Road on the east, Richards Lake PUD on the south, Hearthfre PUD on the west, and Serramonte Highlands to the north. The site has 90.6 acres zoned Low Density Mixd Use (L-M-N) and 17.8 acres zoned Urban Estate (U-E). The purpose of this modification request is to allow two named private drives, Jib Lane and Lateen Lane, to connect to two public streets, Cruiser Lane and Brightwater Drive. This request enables effective usage of a constrained parcel within the development while meeting the Poudre Fire Authority emergency response addressing requirements. The size and shape of the 4.2 area parcel is constrained by the existing Brightwater Drive to the south, the future public neighborhood park to the west, the existing oil well site to the north, and extension of Fleet Drive to the east. A key design objective is to provide ample landscape buffering for the lower density developments to the north (Serramonte Highlands) and west (Hearthfire). To support this design objective, higher density single family attached dwelling units with rear -load garages are specified in this parcel. This maintains the overall L-M-N density of 5 dwelling units per net acre, equal to the minimum density requirements for L-M-N zoning. Given the dimensional constraints, it is not feasible to provide primary vehicular access to the dwelling units internal to the parcel meeting the LUC requirements and the applicant feels other design options are more viable to meet the design objectives. The preferred plan being proposed by the applicant provides thirty-six (36) single family attached dwelling units contained in eight (8) separate buildings. Primary vehicular access to the internal buildings is provided by two named private drives (Jib Lane and Lateen Lane) serving the rear -loaded garages. Jib Lane and Lateen Lane are connected to Cruiser Lane on the north and Brightwater Drive on the south. To meet Poudre Fire Authority requirements, the internal buildings are addressed off the drive serving them. The applicant has explored other alternatives to the preferred plan in this particular area. This work has not resulted in a plan that would meet both the project objectives and code requirements. As a result the applicant is requesting a modification to 3.6.2(L)(1)(b) Private Drives. Water's Edge at Richard's Lake Modifications of Standards Request 6/21 /2006 page 1 of 4