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Home My WebLink AboutOLD TOWN NORTH - 90% PDP - 28-99A - CORRESPONDENCE - MODIFICATION REQUEST,dun 04 01 07:54a BHA DESIGN (970)223-1827 Mr. Troy Jones Old Town North Jvlodilication Page d and variety along the strectscape. The code defines alleys as "a minor way used primarily for vehicular service access to the back of properties abutting a street." Because an alley is defined by the code as a service access and is not meant to serve as a "pedestrian oriented street' the applicant feels the eight (S) foot setback modification proposed would not violate the intent of section 3.5.2. Thmk you foe your consideration of this tnodilicatiun Sincerely, blia design inc. by Russell Lee cc: Monica Sweere Jun 04 01 07:54a BHA DESIGN (970)223-1827 p.13 Mr. Troy Jones Old Town North Modification Page 3 request. specifically the 1' 6t Z must find. A9unicipal Code (a) the granting of the modification would neither he derrimental to the public good nor impair the intent of the Land Ltsc Code and (b) the granting of a modification from the strict application of arty standard would result in a substantial benefit to the city by reason of the fact that the propo>ed project would substantially address an itnportant community need specifcally and G~ptessly d�fined and described in the citl`s Comprehensive Plan, adopted policy, ordinance or resolution (stick as, by way of Fmmple onky, affordable housing or historic preservation) or would substantially alleviate an ecisting, defined and described probtent of city-wide concern, and the strict application of such a .standard would render the project Practically infeasible. How would the proposal differ from the standard Instead of the fiAcecc (15) foot sctbacic f-ons En'ect right -a -ways, the proposal calls for a nine (9) foot setback for the sideyards of the attached single family units along a residential street and a eight (8) foot setback for sideyards of single family detached units along alleys. Why can the standard not be met Because over 25% percent of the site has been removed from development due to iloodplain, natural resource and detention requirements, modifying this standard allows the developer to achieve the density required in order to ensure the project retains its affordability. Without the density achieved through the modification the goal of creating affordable single family housing units would not be financially feasible. What problems may result from modifications of the standard There are no problems that would result trom the modification of this standard. The sideyard setbacks not being met by code are the same dimension as the front and rear yard sethncks required by code. Based on the seven (7) foot front yard setbacks for attached residential (section 3.5.2(1))(2)) and the eight foot (8) rear set hack along alleys (section 3.5.2(D)(3)), it is the applicants belief that intent of the code is being met with the modification being propnsed- The purpose of section 3.5.2 as stated in the Land Use Code is to "promote variety interest and pedestrian oriented streets in residential developments." The nine (9) foot setback modification would not deviate from this stated purpose. The streetscapc would not change. There would still be the required street trees within a six (6) foot tree lawn and a detached walk promoting pedestrian oriented streets Jun 04 01 07:54a BHA DESIGN t9701223-1827 p.12 Mr. 7"roy Joncs Old Town North Modification Page 2 the State of Colorado affordable housing requirements- As well, a minimum of IMSa of the units will meet the city of Fort Collins requirements for affordable housing. I he property is located in the C-C-N District. -Phis Aistrict is a direct outgrowth of the North College Avenue Condor Plan. One of the goals of the plan is Increase residential development with huusing types consistent with the overall vision of the Plan - "I he vision of the plan for residential development is stated in policy LU-3, d drveryity of housing t}lpec .should be encourwed to locate in appropriate areas throughour the corridor. Also in the plan undo the title Neighborhood Mixed l:lce District, the plan calls for "... higher density residential development with opportunities %or neighborhood retail and services incorporated into development projects such as small lot single family..._ `The propwed project meat. this ,trued goal. The Fortolllins Land Use Code permits single family residential units 6,90USF or under as a peolitted use subject to administrative review, The proposed project meets this requirement. The code also requires that single family housing shall have a minimum density of 5 iJUtAC- The proposed project meets this density standard. Justification As identified in the Fort Collins policy " Priority Affordable i lousing Needs and Strategies." which was adopted on February )nd of this year, Fort Collins Highest priority should be affordable housing. The proposed project (Old'Town North) would provide exactly the type of neighborhood desired as part of this policy. 'the ptoposcd project would also meet the .tated goals of the N<2.1 Collel;e Avenue Corridor Plan as well as meeting the other requirements of the Fort Collins hand Iisc Codc. in order for tite project to be granted a modification a proposed project must meet the guidelines required for the Planning and Zoning Board to justify a modification Jun 04 01 07:54a BHA DESIGN (970)223-1827 p.11 March 15. 2001 Mr. Teuy Joncs Current Planning City of Fort Collins 281 N. College Ave. Fort Collins, C:0.80521 RE: Old Town North- Standard Modification Bequest Dear "! soy, This letter represents an official request for a modification to the City of Fort Collins Lund Use Code under Division 3.5 of the code. The code modification or interpretation rAuested is for Article 3.5.2, paragraph D, sub -paragraph (), Which states: Set back from Non -arterial Streets. Minimum setback of every residential building and of every detached accessory building that is incidental to the residential building from any public street right-of—way other than an arterial street right-of— feet.- be fifteen (15). eet. except that in any zone district other than R-1, U-t and L-M-At Districts. a minimum front yard setback of seven (7)feet., hall he permitted for attached housing with rear vehicle access and parking. This request is for a modification waiving the minimum allowable setback of fifteen (15) feet for residential buildings.. Background The site is located west of the proposed extension of Redwood, north of the Lake Canal, and east of College Avenue. The site is approximately 40 acr0.4 and is being designed to provide single family housing that would meet the stated definition of affordable housing as defined by the City code. Affordable Housing Unit for Sale shall mean a dwelling unit which is uvuilable for purChas" on terms that would be affordable to household$ earning eighiv(80) percent or less of the median income of city residents, as adjusted for family size, and paying less tlran thirty-eight (.38) percent of their gross incomejor housing, including principal. interest, taxes, and insurance, utilities. and homeowner's association fees. The unit must be occupied by and affordable to such low income households) for a period of'not less than twenty (2o) years. As proposed the protect would include 138 single family homes (105 in phase 1; 33 in Phase 2) plus a second housing type which would include 118 single family attached homes (110 in phase l; 8 in phase 2). 80 units within the developnu-nt will be priced to meta the guidelines established by