HomeMy WebLinkAboutRIGDEN FARM, 6TH FILING - MODIFICATION OF STANDARDS - 56-98Q - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTinterest by protecting small children in providing them a protected play yard area.
2. We feel that this plan advances the public's interest significantly by addressing the
following specific community needs outlined in the city's Comprehensive Plan:
PRINCIPLE AN-5: All new residential buildings should be designed to emphasize
the visually interesting features of the building, as seen from the public street and
sidewalk. The visual impact of garage doors, driveways, and other off-street
parking will be minimized and mitigated.
Policy AN-5.1 Garages and Driveways. To foster visual interest along a
neighborhood street, the street frontage devoted to protruding garage doors and
driveway curb crossings will be limited. Generally, garages should be recessed, or
if feasible, tucked into side or rear yards, using variety and creativity to avoid a
streetscape dominated by the repetition of garage doors. Locating garages further
from the street can allow narrower driveway frontage at the curb, leaving more
room for an attractive streetscape. It is recognized that there may be ways a
residential property can be custom -designed to mitigate the view of a protruding
garage opening. The intent of these policies is not to limit such custom -designed
solutions when an individual homeowner has a need or preference for protruding
garage openings.
Policy AN-5.3 Street Vistas. If possible, the view down a street should be
designed to terminate in a visually interesting feature, and not terminate directly in
a garage door.
ADVANCES OR PROTECTS THE PURPOSES OF THE STANDARD
3.5.2 Residential Building Standards
(A)Purpose/Applicability. The following standards are intended to
promote variety, visual interest and pedestrian -oriented streets in
residential development.
Our desire is to complete a workable affordable housing project with detached garage
located to the rear of the property. This clearly promotes variety, visual interest and
pedestrian -oriented streets.
Thank you for your consideration of this request to modify the City of Fort Collins Land
Use Code. If you need any further information or have some questions, please feel
free to call me at 484.1921 or e-mail me at vaughnf@limselldesign.com
Sincerely,
Jim Sell Design, Inc.
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L. Vaughn Furness
Project Manager
and Sierra Land Corporation.
We feel that our request for reducing the required side yard setback from 5' to a
minimum of 0' will advance or protect the public interests and purposes of the
standard for which the variance is requested equally well or better than would a plan,
which complies with the standard.
Approving this modification request will allow attached garages on the lots mentioned
above. These 14 lots are 48' wide and were originally planned as single-family
attached lots. However, in further Master Planning this site for affordable housing, we
have had to change these lots to single-family detached lots. The single-family
attached lots allowed for attached accessory buildings, but the proposed single-family
detached lots require a 5' side yard setback and thus the need for requesting this
modification to allow a 0' side yard setback on these 14 single-family detached lots.
This variance is requested for the following reasons:
NOT DETRIMENTAL TO THE PUBLIC GOOD
1. Reducing the side yard setback from 5' to a minimum of 0' would not have a
detrimental impact on the privacy of the surrounding neighbors. The covenants
for Rigden Farm do not allow for high or solid fences along the property
boundaries.
2. Granting this modification request increases the feasibility and viability of this
project. People seeking this type of affordable home and neighborhood also
expect to obtain a minimal amount of yard space. The modification will promote
a more usable back yard space by allowing the garages to be attached to the
adjacent garage.
3. The change in the setback would not impact any current residences since no
houses are on the lots yet. If this modification were granted, potential buyers
would be made aware of the new setback.
ADVANCES OR PROTECTS THE PUBLIC INTERESTS
1. This Affordable Housing project has been completely Master Planned with the
type of residence, type of garage, driveway locations, street trees, and utilities all
integrated into a complete and workable project that will meet the affordable
needs of the Fort Collins Community.
2. The overall Rigden Farm project was intended to and designed to encourage the
option of detached garages and carriage units at the rear of the property.
Because detached garages consume more of the available land, we are
requesting this variance to allow families on these lots to have a bit more yard
space between their house and the detached garage. This advances the public's
January 31, 2002
Mr. Troy W. Jones
City Planner
Current Planning Department
City of Fort Collins
281 North College Avenue
Fort Collins, CO 80524
Dear Mr. Jones:
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Sierra Land Corporation is requesting a modification to the following City of Fort
Collins Land Use Code Standard:
3.5.2 Residential Building Standards
(A) PurposelApplicability. The following standards are intended to promote
variety, visual interest, and pedestrian -oriented streets in residential
development.
(D) Residential Building Setbacks.
(3) Side and Rear Yard Setbacks. The minimum side yard setback for all
residential buildings and for all detached accessory buildings that are
incidental to the residential building shall be five (5) feet from the property
line. if a zero -lot line development plan is proposed, a single six-foot
minimum side yard is required. Rear yard setbacks in residential areas
shall be a minimum of fifteen (15) feet from the rear property line, except
for garages and storage sheds not exceeding eight (8) feet in height,
where the minimum setback shall be zero (0) feet, and for alley -accessed
garages and dwellings for which the minimum setback shall be eight (8)
feet.
MODIFICATION REQUEST
3.5.2(D)(3) Side and Rear Yard Setbacks
This request is modify the Land Use Code 3.5.2(D)(3) Side and Rear Yard Setbacks
by reducing the side yard setback from 5' to a minimum of 0' for all accessory
buildings on adjacent lots 164-165, 170-171, 172-173, 178-179, 180,181, 186-187,
190-191 in the Rigden Farm Project Development Plan Filing -Six LMN Zoning District.
These lots are part of the Master Planned Affordable Housing project known as
Lakeside at Rigden Farm. It is a joint project with the Fort Collin Housing Authority