HomeMy WebLinkAboutOLD TOWN NORTH - 90% PDP - 28-99A - SUBMITTAL DOCUMENTS - ROUND 4 - MODIFICATION REQUESTV
Mr. Troy Jones
Old Town North Modification
Page 4
and variety along the streetscape.
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 (8) foot setback modification proposed
would not violate the intent of section 3.5.2.
Thank you for your consideration of this modification
Sincerely,
bha design me. by
Russell Lee
cc: Monica Sweere
Mr. Troy Jones
Old Town North Modification
Page 3
request. Specifically the P & Z must find:
Municipal Code
(a) the granting of the modification would neither be detrimental to the public good
nor impair the intent of the Land Use Code and (b) the granting of a modification
from the strict application of any standard would result in a substantial benefit to
the city by reason of the fact that the proposed project would substantially address
an important community need specifically and expressly defined and described in
the city' Comprehensive Plan, adopted policy, ordinance or resolution (such as,
by way of example only, affordable housing or historic preservation) or would
substantially alleviate an existing, defined and described problem 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 fifteen (15) foot setback from street 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
floodplain, 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 the standard
There are no problems that would result from the modification of this standard.
The sideyard setbacks not being met by code are the same dimension as the front
and rear yard setbacks required by code. Based on the seven (7) foot front yard
setbacks for attached residential (section 3.5.2(D)(2)) and the eight foot (8) rear set
back 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 proposed.
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
streetscape 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
Mr. Troy Jones
Old Town North Modification
Page 2
the State of Colorado affordable housing requirements. As well, a
minimum of 10% of the units will meet the city of Fort Collins
requirements for affordable housing.
The property is located in the C-C-N District. This district is a direct
outgrowth of the North College Avenue Corridor Plan. One of the goals of
the plan is :
Increase residential development with housing types consistent with the
overall vision of the plan.
The vision of the plan for residential development is stated in policy LU-3.
A diversity of housing types should be encouraged to locate in appropriate
areas throughout the corridor.
Also in the plan under the title Neighborhood Mixed Use District, the plan
calls for ".... higher density residential development with opportunities for
neighborhood retail and services incorporated into development projects
such as small lot single family..... "The proposed project meets this stated
goal.
The Fort Collins Land Use Code permits single family residential units
6,000SF or under as a permitted 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 DU/AC. The proposed project meets this density standard.
Justification
As identified in the Fort Collins policy " Priority Affordable Housing Needs and
Strategies" which was adopted on February 2nd 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
proposed project would also meet the stated goals of the North College Avenue
Corridor Plan as well as meeting the other requirements of the Fort Collins Land
Use Code.
In order for the project to be granted a modification a proposed project must meet
the guidelines required for the Planning and Zoning Board to justify a modification
March 15, 2001
Mr. Troy Jones
Current Planning
City of Fort Collins
281 N. College Ave.
Fort Collins, CO. 80521
RE: Old Town North- Standard Modification Request
Dear Troy,
This letter represents an official request for a modification to the City of Fort
Collins Land Use Code under Division 3.5 of the code. The code modification or
interpretation requested is for Article 3.5.2, paragraph D, sub -paragraph (2), 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 —
way shall be fifteen (15) feet; except that in any zone district other than R-1, U-E
and L-M-NDistricts, a minimum front yard setback of seven (7) feet shall be
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 acres
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
available for purchase on terms that would be affordable to households
earning eighty(80) percent or less of the median income of city residents,
as adjusted for family size, and paying less than thirty-eight (38) percent of
their gross income for 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 household(s) for a period
of not less than twenty (20) years.
As proposed the project 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 1; 8 in phase 2). 80 units
within the development will be priced to meet the guidelines established by