Loading...
HomeMy WebLinkAboutRIVER MODERN - PDP - PDP150005 - SUBMITTAL DOCUMENTS - ROUND 2 - ALTERNATIVE COMPLIANCE REQUEST (3)Alternative Compliance - Section 3.5.2 (E)(2) — Residential Setback from Non Arterial Street River Modern April 20, 2015 Unit B2 Deck Dimensions: Unit 62-A has one deck measuring 21'x7', Unit 82-B two decks measuring 11.5'x7' and 29.5'x8' Unit C1 Deck Dimensions: Unit Cl-A has two decks measuring 11.75'x6.5' and 17'x11.5; Unit Cl-B has two decks measuring 11.5'x6.5' and 20.5'xl2' (ii) All buildings on the same lot shall be spaced at least sixteen (16) feet apart. Not applicable. Each building is located on its own lot. d. Front Yard Fences. (i) Front yard fences shall not exceed sixty percent (60%) opacity. (ii) Front yard fences shall be between two and one-half (2%2) feet and three (3) feet in height. (iii) Front yard fences made of chain link are prohibited. (iv) Any privacy fence along an interior side property line shall gradually transition to the height of the front yard fence. Front yard fences are not proposed within the community. Alternative Compliance Request: During the two neighborhood meetings some of the neighboring property owners expressed concerns about adequate parking and privacy. In order to address these concerns, units 5-14 & 23-30 were repositioned farther away from the edges of the property. This change provides enough room to park 2 cars in each of these units' driveways, and improves privacy by increasing the distance between the proposed units and the existing residence on either side of the River Modern property. However, this shift required that we reduce the front yard setbacks for units 5-14 & 23-30 to 9' min. We believe that the proposed plan is equal to or better than a plan that complies with the 15' setback requirement because it addresses the neighbors concerns without comprising the quality of life within the proposed neighborhood. Alternative Compliance - Section 3.5.2 (E)(2) — Residential Setback from Non Arterial Street River Modern April 20, 2015 (i) A front porch with a minimum depth of six (6) feet (as measured from the building facade to the posts, railings and spindles) and a minimum length of eight (8) feet shall be provided on single-family detached dwellings. Every unit will include a front porch ranging in size from 40 to 90 square feet in size. (ii) A clearly defined building front facing the street with a covered front porch or stoop measuring at least four (4) feet by four (4) feet shall be provided on each ground floor single-family attached dwelling. Each dwelling unit has a prominent front entry facing the street with a covered porch that exceeds the minimum 4' x 4' dimension. (iii) The floor elevation of the front porch or stoop shall be a minimum of eighteen (18) inches above grade. The front porches for dwellings having reduced setbacks are elevated a minimum of 18" above grade. See architectural drawings. b. Off -Street Parking. Off-street parking shall be located behind the dwelling and access to such parking shall be gained from an alley or, if there is no alley, then from the street via a driveway which, up to the rear building line of the house, does not exceed ten (10) feet in width. Off street parking is located behind these dwelling units and the parking spaces are accessed from an private drive similar to an alley. c. Private Open Space. (i) A readily accessible, functional and clearly defined private outdoor space (such as a patio, courtyard or deck) with minimum dimensions of twelve (12) feet by eighteen (18) feet shall be provided for each dwelling unit. The residential units include decks with the following dimensions: Unit Al Deck Dimensions: one deck per unit, measuring 18'x 7'; units have direct access to the Spring Creek natural area buffer Unit A2 Deck Dimensions: one deck per unit, measuring 18'x7'; units have direct access to the Spring Creek natural area buffer Unit Bl Deck Dimensions: Unit B1-A has one deck measuring 21.5'x7'; Unit 61-13 has two decks measuring 12'x7' and 37"x11.5' Alternative Compliance - Section 3.5.2 (E)(2) — Residential Setback from Non Arterial Street River Modern April 20, 2015 This narrative requests that the City approve the residential setbacks as illustrated in the PDP site plan, which deviate from the general 15' setback distance set forth in Section 3.5.2 (E)(2) of the Fort Collins Land Use code ("LUC"), as specifically provided for in that section. Seth Lorson's comment related to the Site Plan: LUC Sec. 3.5.2(E)(2). Units 1- 4 require a minimum building setback of 15 feet from the public right of way (ROW). Units 5 - 14 & 23 - 30 require a minimum building setback of 15 feet from lot the front lot line or back of sidewalk. Sec. 3.6.2(N)(c & d) note that street -like private drives shall not "be permitted if it prevents or diminishes compliance with any other provisions of this Code." The LUC section regarding this issue is as follows: (E) Residential Building Setbacks, Cot Width and Size. (2) Setback from Nonarterial Streets. The minimum setback of every residential building and of every detached accessory building that is incidental to the residential building shall be fifteen (15) feet from any public street right-of-way other than an arterial street right-of-way, except for those buildings regulated by Section 3.8.30 of this Code, which buildings must comply with the setback regulations set forth in Section 3.8.30. Setbacks from garage doors to the nearest portion of any public sidewalk that intersects with the driveway shall be at least twenty (20) feet. (a) Alternative Compliance. Upon request by an applicant, the decision maker may approve an alternative setback that may be substituted in whole or in part for a setback that meets the standards of this Section, except that such alternative setback shall not be permitted in the R-L or U-E zone districts. 1. Procedure. Alternative compliance setbacks from connector or local streets only, shall be prepared and submitted in accordance with submittal requirements for Project Development Plans. Each plan shall clearly identify and discuss the alternatives proposed and the ways in which the plan will better accomplish the purpose of this Section than would a plan which complies with the standards of this Section. 2. Review Criteria. To approve an alternative plan, the decision maker must first find that the proposed alternative plan accomplishes the purposes of this Section equally well or better than would a plan which complies with the standards of this Section. In reviewing the proposed alternative plan, the decision maker shall take into account whether the alternative setback plan complies with the following standards: a. Porches and Entry Features.