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Home My WebLink AboutHARMONY RIDGE, 2ND FILING - PDP - 49-95F - CORRESPONDENCE - VARIANCE REQUESTAugust 4, 2004 Mr. Steve Olt Current Planning Department 281 N. College Avenue P.O. Box 580 Fort Collins, CO 80522 RECEIVED AUG 017P4 CURRENT PLANNING RE: Project: Harmony Ridge Filing 2 Alternative Compliance Request to Section 35.2(D)(4) of the Land Use Code JSD Project No. 2350.1 Dear Steve: (. ukkw/rArcbitrclun• Ci�gdrtcrYgq Eu,innnnnMl & col"'1lundy PLmeigq On behalf of our Client, Global Holdings of Colorado LLC, we would like to propose an alternative compliance plan to reduce the minimum lot width requirement outlined in Section 3.5.2(D)(4) of the Land Use Code. This section of the code requires a minimum 50-foot lot width for single-family detached dwellings with garage access from the abutting street. Our alternative compliance plan would reduce this lot width for the single-family detached patio home lots. The actual proposed lot widths generally fall in the range of 35 to 50 feet, with the narrowest lots located on cul-de-sac or eyebrow areas. As you know, we are attempting to meet several potentially conflicting goals with this project. In particular, we must meet the minimum density requirements while still respecting the steep slopes on the south side of the site towards the Cathy Fromme Prairie. At the same time, we are attempting to create a residential subdivision with character and charm. To meet these goals, we have proposed a site plan which clusters small residential lots on the relatively flat areas located on the north side of the site. At the City's request, we recently attended a utility coordination meeting for this project. At that meeting, the various utility spacing requirements and constraints were identified, and it was concluded that the proposed site plan can accommodate the various utility providers. This will be accomplished by reducing the driveway width within the ROW to a 12-foot minimum, and careful design of the utilities and street tree layout during final. To summarize, we believe that this alternative compliance plan accomplishes the purposes of Section 3.5.2(D)(4) equally well, and facilitates an overall 'site plan that is in keeping with the City's and the Developer's goals for the project. We hope the decision maker. will look upon this request favorably, and your expeditious review is much appreciated. Please call either myself, or Kent Bruxvoort at 484-1921 with any questions or comments. Sincerely, Bob Gowing, P.E. Engineering Director JIM SELL DESIGN, INC. cc: Jim Newcomb, Global Holdings of Colorado, LLC JIM SELL DESIGN, INC. 153 WEST MOUNTAIN AVENUE FORT COLLINS, COLORAD080524 970484.1921 FAX: 970484.2443 JIMSELLDESIGN.COM August 4, 2004 Mr. Steve Olt Current Planning Department 281 N. College Avenue P.O. Box 580 Fort Collins, CO 80522 RECEIVED AUG o � '04 CURRENT PLANNING RE: Project: Harmony Ridge Filing 2 Modification Request to Section 3.5.2(D)(3) of the Land Use Code JSD Project No. 2350.1 Dear Steve: LandewA,rkeehln &1gineeiny & wnn+nvnlal f Cmmwnmi y P/anmu q On behalf of our Client, Global Holdings of Colorado LLC, we would like to propose a modification to the minimum side yard setbacks called for in Section 3.5.2(D)(3) of the Land Use Code. This section of the code requires a minimum 5-foot side yard setback for residential dwellings, or a 6-foot setback on one side of the dwelling for zero lot line development. It is the intention of the Developer to implement a zero lot line approach for most of the single family detached dwellings shown in our pending PDP. Unfortunately, there are several stringent building code requirements that do not allow a true zero lot line development to be feasible. Therefore, our proposal is to create the effect of zero lot lines by allowing a 3-foot side yard setback on both sides of the dwelling. Section 2.8.2(H)(3) allows for a modification provided that "the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2." We believe this modification is inconsequential relative to the over-riding goals of site plan. As you know, the proposed site plan must meet minimum density requirements, and also must relate favorably to the adjacent Cathy Fromme Prairie. In order to accomplish these larger goals, the lots are clustered in the relative flat areas on the north side of the site, and are relatively small in size. This will allow the development to meet density goals, while still respecting the steep slopes toward the south side of the site. We have already determined that a 6-foot easement between dwellings is sufficient for utility purposes. The developer is also aware of the additional building code requirements to be followed if this modification is granted. We hope the decision maker will look upon this request favorably, and your expeditious review is much appreciated. Please call either Kent Bruxvoort or me at 484-1921 with any questions or comments. Sincerely, Bob Gowing, P.E. Engineering Director JIM SELL DESIGN, INC. cc: Jim Newcomb, Global Holdings of Colorado. LLC JIM SELL DESIGN, INC. 153 WEST MOUNTAIN AVENUE FORT COLLINS, COLORADO 80524 970 484.1921 FAX: 970 484.2443 JIMSELLDESIGN.COM G TO �-� CURRENT Affiliation: ) i texA- PLANNING Phone #: Fax #: Re: � 2 Date: �j�(fl/Q� v City of Fort Collins Pages: (including this cover sheet) tk�*� rcAleuj -Rtbe' V-ve�06 4K 4V Sf L9 3 , d1.� %` �► '� �,111.�11-►G GOPf✓C�U t R6 S P� �t r.! I M�1 N� o f 3 f,.- Pp-oPEr_-T'-( (._I,J6 OFL- (y M N-IOTKe?, 5Tr-ucrCvfzC ��'� �EFoR-E fz-EsTwUna�s of YVkt.lrS '�. o(�EN' 1 N Gs 1'rPPI.Y . x z�v Urgent For your review Steve Olt, City Planner Direct Phone: 970.221.6341 E-mail: solt@fcgov.com City of Fort Collins Current Planning 281 North College Avenue Fort Collins. CO 80524 Phone: 970.221.6750 Fax: 970.416.2020 Reply ASAP Please Comment