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HomeMy WebLinkAboutRIGDEN FARM, 5TH FILING, TRACT I, SETTLERS GREEN - PDP - 56-98J - SUBMITTAL DOCUMENTS - ROUND 3 - MODIFICATION REQUESTmodification advances or protects the purpose of this standard. If a homeowner decides to locate their garage on the property line it would cause the garage to be offset from their house enhancing their view from the rear of their house and allowing more light in, and giving the feeling of a larger yard area. Depending on the lay out of their home it could add to their privacy utilizing the garage as a screen. Due to the small size of the detached garages and optional carriage units we do not feel that air circulation would be encumbered by whether or not they are located on the property line or 5' from the property line. Thank you for your consideration of this modification request. Sincere Robert T. Hand Project Manager Settler's Green, Registered LLLP i 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 six foot setback would discourage this practice, thus keeping the alley more open and easier to maneuver. 3. 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-5.2 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 We have met with city staff and it was determined that the purpose of this standard was to stay out of the 8' utility easement required by the engineering standards. Telephone and cable are the only utilities that will be using this easement and have concurred that a 5' easement will be adequate for their needs. We have requested a variance from engineering to reduce the utility easement from 8' to 5' and expect approval shortly. Our request to reduce the rear setback from 8' to 6' will not encroach upon the 5' utility easement that is being proposed. According to city staff the purpose of the 5' side yard setback is to ensure that the lots have adequate light, air circulation, and privacy between adjacent properties. Our request for this February 14, 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 modification to the following standard for Lots 1-27, Settler's Green P.D.P. (See attached site plan). 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. We feel that our proposed plan reducing the required rear set -back from 8' to 6' and side yard set back from 5' to 0' on alley accessed garages and dwellings 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 Reducing the rear yard setback from 8' to 6' and the side yard set back from 5' to 0' would not have a detrimental impact on vehicle or pedestrian visibility. In fact, it would have a positive benefit. A 6' rear setback would discourage residents from parallel parking in the alley along their garage door and a 0' side setback would allow more space on the lot to place parking spaces perpendicular to and off the alley. 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,