HomeMy WebLinkAboutGLENMOOR PDP - MODIFICATION OF STANDARD - 8-95D - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUESTCreek Drive and on the East side of Taft Hill Road. We have also added street trees along the South
(rear) lines of Lots 28 through 40 and along the common rear lot lines of Lots 4 through 11 and Lots
18 through 25. The trees along the rear line of Lots 28 through 40 will not only shade the rear yards
of these lots but will also help screen the parking areas of the apartment buildings in the South Taft
Hill Subdivision that are adjacent to Glenmoor P.D.P.
The number of street trees that are required by the strict interpretation of the Land Use Code
is 56. The number of canopy shade trees that are proposed on the enclosed landscaped plan is 62.
In addition to the street trees there are 13 Evergreen trees proposed and 29 ornamental trees
proposed. The total number of proposed trees for this project is 104.
We have enclosed a revised plan, that meets the street tree spacing standard by eliminating
nine units. This plan does not meet the density standard in Section 4.5 (D) (1) (a) of a minimum
density of 7 units per acre. The density of the revised plan is 6.3 units per acre. Eliminating nine
units would render the project practically infeasible.
According to Section 3.2.2 (D) (2) of the Land Use Code in the MMN Zoning District, on
street parking spaces can count toward the required number of parking spaces. For the requested 40
units we would be required to have 80 parking spaces. We will have 61 on site parking spaces and
35 on street parking spaces for a total of 96 spaces, if the street tree modification would be approved.
The Medium Density Neighborhood District is intended to be a setting for concentrated
housing within easy walking distance of transit and a commercial district. Glenmoor P.D.P. meets
this intention. The attached single-family dwellings from a transition and a link between the single
family detached homes on Orchard Place and the multi -family dwellings on West Plum Street.
We request, because of the compensation for the reduction of trees along Glenmoor Drive
and Kirra Court with canopy shade trees in other areas of the P.D.P., the Planning and Zoning Board
grant our request for modification to Section 3.2.1 (D)(2)(a) of the Land Use Code.
Sincerely,
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Richard A. Rutherford, P.E. & L.S.
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STEWART&JkSSOCIATES
October 4, 1999 Consulting Engineers and Surveyors
Mr. Troy Jones 110) T 9 � 0 Ll T
Current Planning II
City of Fort Collins OCT 0 4 1999 �J
P.O. Box 580
Fort Collins, CO 80522-0580 fay
Dear Mr. Jones,
This letter is regarding the proposed Glenmoor P.D.P. which is located at the Southeast
corner of the intersection of South Taft Hill Road and Glenmoor Drive. The zoning for the site is M-
M-N, Medium Density Neighborhood District. The P.D.P. is planned for single-family attached
dwellings, which is an allowed residential use in the district. The gross density of the P.D.P. is 8.1
units per acre. The minimum density allowed in any phase is 7 units per acre. The P.D.P. is the
second phase of a two phase development. The first phase is on the North side of Glenmoor Drive.
This letter is to request a modification to the standard in Section 3.2.1 (D)(2)(a) of the Land
Use Code that pertains to the location and spacing of street trees. Section 3.2.1 (D)(2)(a) states:
Wherever the sidewalk is separated from the street by a parkway, canopy
shade trees shall be planted at thirty-foot to forty foot spacing (intervals) in the
center of all such parkway areas. Such street trees shall be placed at least eight (8)
feet away from the edges of driveways and alleys, and forty (40) feet away from any
street light.
Justification
We understand that in order to approve the Modification Request, the Planning and Zoning
Board must find that (a) the granting of the modification would neither be detrimental to the
public good nor impair the intent and purposes of the Land Use Code, and (b) by reason of
exceptional physical conditions or other extra ordinary and exceptional stivations unique to
such property, the strict application of the standard for the spacing of street trees would result
in undue hardship upon the owner of such property. The minimum density, the width of
driveways and the location of street trees in relations to utilities cannot all be met without the
modification of Section 3.2.1D(2)a.
The units planned are attached town homes with three bedrooms that can be purchased for
starter homes or by people for investments and each unit has to have 2 parking spaces not counting
the garage. Due to the width of the lot for the two story units and the width of the driveways there
is not room for street trees at a maximum interval of 40 feet. There are strict set- backs between trees
and utilities that also restrict the location of the street trees. To compensate for the reduced number
of street trees on Glenmoor Drive and Kirra Court, we have added street trees on both sides of Plum
James H. Stewart
and Associates, Inc.
103 S. Meldrum Street
P.O. Box 429
Ft. Collins, CO 80522
970/482-9331
Fax 970/482-9382