HomeMy WebLinkAboutTALON ESTATES - MODIFICATION OF STANDARD - 42-05 - CORRESPONDENCE - (11)Department: Engineering Issue Contact: Susan Joy
Topic: General
Number: 13 Created: 3/6/2006
[3/6/06) No comments regarding the modification request. Engineering
will be commenting on the PDP development plans.
Department: Natural Resources Issue Contact: Doug Moore
Topic: General
Number: 11 Created: 3/2/2006
13/2/061 Natural Resources supports this modification. This modification
allows the project to meet the buffer requirements of 3.4.1(E).
Department: Stormwater-Water-Wastewater Issue
Contact: Wes Lamarque
Topic: Stormwater
Number: 12 Created: 3/5/2006
13/5/061 No comments.
Be sure and return all red -lined plans if/when you re -submit.
If you have any questions regarding these issues or any other issues related
to this project, please feel free to call me at 221-6341.
Yours Truly,
�w�
Steve Olt
City Planner
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* 'This site is an infill project and is locked in by existing projects, roads,
and the canal."
It is true that the site is surrounded by existing development, roads,
and a canal. However, that alone is not a reason why the property
cannot be proposed to be developed into 12 residential lots.
* 'The net area that this site is short is minimal to the required area.
Therefore, the purpose of the Urban Estate District of developing low-
density/large-lot housing will remain unchanged."
Again, with this rationale where is the need to provide 13 lots instead of
12 lots?
* We are requesting a Modification to this standard due to the net area in
this site being 6.385 acres and the required site area is 6.500 acres for
13 lots. Again this site is an infill project and is locked in by existing
projects, roads, and the canal."
How is this request supported by any of the criteria set forth in Section
2.8.2(H) of the Land Use Code?
- (1) The plan as submitted will promote the general purpose of the
standard equally well or better than a plan which complies with the
standard
- (2) The granting of a modification would substantially alleviate an
existing, defined and described problem of city-wide concern or would
result in a substantial benefit to the city by addressing an important
community need
- (3) By reason of exceptional physical conditions or other
extraordinary and exceptional situations the strict application of the
standard sought to be modified would result in unusual hardship or
exceptional practical difficulties on the property owner.
There is nothing in the City's Land Use Code that is requiring that
development of this property provide at least 13 lots. Therefore, where is
the justification for 13 lots instead of 12 lots? It is true that the site is
surrounded by existing development, roads, and a canal. However, that
alone is not a reason why the property cannot be proposed to be
developed into 12 residential lots.
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STAFF PROJECT REVIEW
City of Fort Collins
Stewart & Associates Date: 03/07/2006
c/o Jack Blake
103 South Meldrum Street
Fort Collins, CO 80521
Staff has reviewed your submittal for TALON ESTATES, MODIFICATION
OF STANDARD - TYPE 1 REVIEW, and we offer the following comments:
ISSUES:
Department: Current Planning Issue Contact: Steve Olt
Topic: General
Number: 10 Created: 2/23/2006
12/23/061 Lots 1 through 7, being the topic of discussion for the
modification of standard to minimum lot size of 0.50 acre in the UE District,
are all shown on the Exhibit Map to be 19,496 square feet (0.45 acre) in
size. Yet they visually do not appear to be exactly the same size. Therefore,
how much less than the required 1 /2 acre minimum lot size could any of
these lots be? Has the engineer done any sort of boundary check?
Number: 14 Created: 3/7/2006
[3/7/06) First question needs to be: Does the developer really need 13 lots
to make this project feasible? The elimination of just one lot would enable
the developer to satisfy the minimum lot size requirement of 1/2 acre in the
UE - Urban Estate District.
Number: 15 Created: 3/7/2006
[3/7/06) Does the Drainage & Wildlife Buffer Zone (Tract A) satisfy just the
minimum buffer requirements for this property? In essence, could any of
the lots be slightly larger?
Number: 16 Created: 3/7/2006
[3/7/06) There are 4 statements in the Applicant's Request for Modification
of Standards that appear to be the justifications for a modification:
* 'We are requesting a Modification to this standard due to the net area
in this site being 6.385 acres and the required site area is 6.500 acres
for 13 lots."
There is nothing in the City's Land Use Code that is requiring that
development of this property provide.at least 13 lots. Therefore, where is
the justification for 13 lots instead of 12 lots?
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