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HomeMy WebLinkAboutRIGDEN FARM, 5TH FILING, TRACT I, SETTLERS GREEN - PDP - MODIFICATIONS OF STANDARDS - 56-98J - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUEST3. 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-6: 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-5.2 Alleys and Shared Driveways. Alleys and various forms of shared driveways are encouraged in order to improve the visual interest of neighborhood streets by reducing driveway curb cuts and street -facing garage doors. Such alleys and driveways can also serve as locations for ancillary buildings, utilities, service functions, and interior -block parking access. 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 (B) Purpose/Applicability. The following standards are intended to promote variety, visual interest and pedestrian -oriented streets in residential development This project clearly promotes variety, visual interest and pedestrian -oriented streets by providing for garages to the rear of the property via alleys or detached garages. MODIFICATION #3 3.8.3(1)Home Occupation We are requesting a modification to the standards for 3.8.3(1) because under the strict interpretation of the code, one could not conduct a home based business in one of the "carriage houses" (i.e. The rooms to be built above the garages) due to the fact that it is a detached building from the primary dwelling unit. We maintain that the granting of a modification to 3.8.3(l) allowing home based businesses in a structure that is detached from the primary dwelling unit would serve the public interest as equally well or better than being required to comply with the current standard. This modification is requested for the following reasons: NOT DETRIMENTAL TO THE PUBLIC GOOD This modification would permit what is currently allowed (i.e. home occupation) in a single Mtt aRa lleBY MR YEI lir r11HYY aef+T w,INIBY 1vri r»e kva Wait eTtaT •en a saes �w m nnu ro ue rYrAtl YD ORKe H MIRA BQfrll Ol�i MIRi IOM.YT I.N LItOO IIEI W 1\e]Ol :un ws NORk 'Imo 1�J3-61 �wT�e �l 1111111I,/_— Fl.sa.0 wlpe uury a more eAo c er n n. IiEE BEaCP'I pEtaGEp wR ]I Wrte MASC Nge.gVe Ow l f1w ]M/+O[ LfTr Wn !i bU a rotM�4 uvR »a 'C4V lyHMk LG4t WtlI NC) NPoTEBfIALw11 eV WIT. ! cIM1 aN4B\ tar* wT () MT a roiptuL wn see W n mu »To 1lw» ¢wsww•o imu ro D.ILD W esnrt eLL K 6PM1rkD IOR GMAKTKN a 1r1r •lLrnareLr lM s' x a�rtw�iwli mevaTwm . ururr eLwe nae sxN axttax+eN Na•K erF .1TgTD 6T T! DktL1GT 1WTe- LOn 1 TA! H 10 XOK dttKN.LL ClIBN' a Ip1E wn• me a • n NdK Tut omwx r�.eeauB Naar Wn eve w cF tole ux ea.'ae cTmn7 we TO ac*rt.m J�Ntt 1l TO am IV4 IM%11'IH BLYDep IEf11T 1B' ! Nf4i1Lt e�y 6PK'Ee 9%e' IRrBY OGOIBM MKt: PYE! FYMRIG at • f01e/ibA08M 9C \IW VIMI•Iff fYN AL RWCN1 A M FJ� WILe Lf eEN,gr 6IaB 6Iµ I.{OI11y Y11 BE uu+m r�u'.raruoetneae.nur B�rac•ner er -r� s nsuaan ow ee min u!L s nnen lml a!n¢+.Y t erer\+ I�-owutr RlYRRtailLN6 NLIleu.rs cruwae male ru [OlLwMta nerlau+ewrryr+t caaaeo sea. rqz rtanvbn au w+u! Ta Wel! re+em moron ma»!u aa� 4MiKilAOet.!W mX ItlntY®er ws wW a!lotLNl �'S LF�UAdI x aces®, poa Ty LwluL OYlrt w M nectar. k��wT�WB sBer�I�ONF-twi nEr 4uEn YO e�R RML m�R o aa.Bluow am mw r a rskw k eamoen !snlwn wY eaeWlarmu®esas r! rw aer uMNMNYD NO QnO1K MJtY• IryT�CyC?�MlrKyh•1{{p�ptF1��Eb. WM M Rr !!�'� Cr TFi ORKrO\ O RINIb CI irl LR.O MRCALM. fGILAbO lY W 7m �� I NO O dwelling unit to be done in two structures, the house and the carriage unit, located together on one common lot. ADVANCES OR PROTECTS THE PUBLIC INTERESTS There would be a reduction in traffic if the home owner could conduct their business at home rather than having to drive to another location. 2. The carriage units that will be built over the detached garages work towards achieving the goals and objectives of city's Comprehensive Plan. Specifically the following: PRINCIPLE AN-4: Design policies for residential buildings are intended to emphasize creativity, diversity, and individuality. The following design policies are based on the premise that truly creative design is responsive to its context and the expressed preferences of citizens, and contributes to a comfortable, interesting community. Policy AN-4.5 Home Occupations. Home occupations should be allowed in all residential areas provided they do not generate excessive traffic and parking, or have signage that is not consistent with the residential character of the neighborhood. ADVANCES OR PROTECTS THE PURPOSES OF THE STANDARD 3.8 Supplementary Regulations 3.8.3 Home Occupations NOTE. There are no stated purposes for these standards. We can only conjecture that the intent of the standards requiring a home occupation to be within the dwelling unit was to prevent an owner with a large lot to build a secondary building with the intent of operating a significant business from that building, thus impacting the surrounding neighborhood. Our project provides for optional carriage units (i.e. bonus room, loft, studio, "granny flat") to be built over the detached garages. If we were building a standard front loaded attached garage these rooms would be within the dwelling unit and a modification would not be necessary. We feel that our design advances and protects the intent of the standard even though the home occupation would be separated from the dwelling unit, it is contained within the same small lot. Thank you for your consideration of these modifications. Sincerely, Robert T. Hand Project Manager Settler's Green, Registered LLLP 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 This project clearly promotes variety, visual interest and pedestrian -oriented streets by providing detached walks, several of which go through green spaces. We are also promoting pedestrian and homeowner interaction by providing front porches on all designs. MODIFICATION #2 3.5.2(D)(3) Side and Rear Yard Setbacks We feel that our proposed plan incorporating the rear set -backs varying 8' to 5' will advance or protect the public interests and purposes of the standard for which the modification is requested equally well or better than would a plan which complies with the standard. This modification is requested for the following reasons: NOT DETRIMENTAL TO THE PUBLIC GOOD t. Reducing the setback from 8' to 5' would not have a detrimental impact on vehicle or pedestrian visibility. In fact, it would have a positive benefit in that a 5' setback would discourage residents from parallel parking in the alley along their garage door. 2. Granting this modification request increases the feasibility and viability of this project. People seeking this type of home and neighborhood also expect to obtain a minimal amount of private yard space. By being forced to adhere to the current setback standards while also trying to provide an alternative to "garage dominated" designs would force us to provide nominal or no private yard space. We are concerned that the lack of yard space would negatively impact the feasibility of the project. ADVANCES OR PROTECTS THE PUBLIC INTERESTS This project is alley loaded and designed to have detached garages at the rear of the property. Because alleys and detached garages consume more of the available land, we are requesting this modification 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 interest by protecting small children in providing them a protected play yard area. This will also apply to the multifamily units by giving them enough space between their units and the proposed detached garages to have either a small yard or enclosed courtyard. 2. Granting of the this modification request will advance the public interest in that it would discourage people from parallel parking in front our their garages. An eight foot setback would encourage the space between the garage and the alley right-of-way to be used as a parking space. A five foot setback would discourage this practice, thus keeping the alley more open and easier to maneuver. have generous front porches to encourage interaction between neighbors. By decreasing the setback from 15' to 9' we put the residents in closer proximity. This philosophy also applies to the three proposed multifamily lots that are also part of the proposed plan. 2. Granting this modification request increases the feasibility and viability of this project. People seeking this type of home and neighborhood also expect to obtain a minimal amount of private yard space. By being forced to adhere to the current setback standards while also trying to provide an alternative to "garage dominated" designs would force us to provide nominal or no private yard space. We are concerned that the lack of yard space would negatively impact the feasibility of the project. 3. Reducing the setback from 15' to 9' would not have a detrimental impact on vehicle or pedestrian visibility. ADVANCES OR PROTECTS THE PUBLIC INTERESTS This project is alley loaded and designed to have detached garages at the rear of the property. Because alleys and detached garages consume more of the available land, we are requesting this modification 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 interest by protecting small children in providing them a protected play yard area. This will also apply to the multifamily units by giving them enough space between their units and the proposed detached garages to have either a small yard or enclosed courtyard. 2. Another major benefit to the public is garages to the rear of property. We feel that this plan provides a significant benefit 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-5.2 Alleys and Shared Driveways. Alleys and various forms of shared driveways are encouraged in order to improve the visual interest of neighborhood streets by reducing driveway curb cuts and street -facing garage doors. Such alleys and driveways can also serve as locations for ancillary buildings, utilities, service functions, and interior -block parking access. 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. January 2, 2001 Troy Jones Planner City of Fort Collins 281 North College Fort Collins, CO 80524 Dear Mr. Jones: In addition to our Settler's Green PDP submittal, we are requesting a modification to the following standards for tract and lots currently identified as Tract I, Rigden Farm Filing One, and Lots 8-15. The lot descriptions per the proposed new plat will be Lots 1-27, Settler's Green P.D.P. (See attached site plan). 3.5.2(D)(2) Setback from Nonarterial 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 the R-L, U-E and L-M-N Districts, a minimum front yard setback of seven (7) feet shall be permitted for attached housing with rear vehicle access and parking. 3.5.2(D)(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. 3.8.3(1)Home Occupation. A home occupation shall be allowed as a permitted accessory user provided that all of the following conditions are met: (1) Such use shall be conducted entirely within a dwelling and carried on by the inhabitants of the dwelling with not more than one (1) additional employee or co-worker. MODIFICATION #1 3.5.2(D)(2) Setback from Nonarterial Streets We feel that our proposed plan incorporating the front set -backs varying 15' to 9' will advance or protect the public interests and purposes of the standard for which the modification is requested equally well or better than would a plan which complies with the standard. This modification is requested for the following reasons: NOT DETRIMENTAL TO THE PUBLIC GOOD The project is seeking to establish a neighborhood in keeping with the "Traditional Neighborhood Design" (TND) and "New Urban" ideals embodied in the City's Comprehensive Plan. A major assumption of TND and New Urban is that closer proximity encourages increased interaction and communication, thus creating a better sense of neighborhood or community. To this end we have developed house plans that