HomeMy WebLinkAbout412 E. PITKIN CHANGE OF USE - PDP - 21-06 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTRequest for Modification
412 E Pitkin PDP
Overview:
Proposed are a change of use in the NCM Zone District from a single-family dwelling to a two-
family residence and a 424 square foot addition to the North side of the existing house.
Modification Request - Section 3.6.2-J(2):
Section 3.6.2-J (2) of the Fort Collins Land Use Code states that "All public alleys shall be
constructed in conformance with the Larimer County Urban Area Street Standards as adopted by the City
Council by ordinance or resolution, except those public alleys within the N-C-L, N-C-M and N-C-B zone
districts that do not abut commercially zoned properties and that provide access only for carnage houses
and habitable accessory buildings as such terms are described in Article 4. Dead-end alleys shall not be
allowed"
Requested Modification:
The 412 E Pitkin PDP will result in a situation exactly the same as the alleylcamage house
exception in the Code, with the lone exception that the additional residential unit is attached. The tenant
entrance will face the alley, where parking will be provided in an existing garage and on a new slab. We are
requesting that alley improvements be waived for this project because of the similarity to the intent of the
Code where it relates to a detached alley house.
Modification Review Procedures — Section 2.8.2 (H)
We are requesting this modification in accordance with Section 2.8.2 (H) which states that the
"...granting of the modification would not be detrimental to the public good..." and that "the plan as
submitted will not diverge from 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 as contained in Section 1.2.2."
Findings:
Per Section 2.8.2, any finding made "shall be supported by specific findings showing how the plarl,
as submitted, meets the requirements and criteria" of the Modification Review Criteria as stated in 2.8.2"
as follows:
1) The granting of the requested modification would not be detrimental to the public
good because the modification would result in the alley remaining the same as it
exists and because attached residential units have no different impact than detached
residential units provided that access characteristics remain the same.
2) The plan as submitted will not diverge substantially from the standards of the Land
Use Code because the nature and impact of the project will be exactly that of an alley
or carriage house.