HomeMy WebLinkAboutBDR FOUR-PLEX, 621 S. MELDRUM ST. - PDP120030 - REPORTS - MODIFICATION REQUESTJanuary 18, 2013
Administrative Hearing Officer
c/o City of Fort Collins
Current Planning Department
281 North College Ave.
Fort Collins, CO 80524
Re: Big Deal Four Plex PDP
Please accept this request for a Modification of Standards to Section 3.2.2(J) of the Land Use
Code.
Background
The Big Deal Four Plex PDP is located at 621 South Meldrum Street, between West Myrtle Street
and West Laurel Street. The .22-acre lot currently consists of a single family residential home.
The residence has been functioning as a college student rental. The existing home, which was
built in 1910, will be taken down and replaced with a four-plex building containing three-
bedroom/two bathroom units. The building will be two stories in height and will contain
approximately 4,900 sq. ft. Gross overall density of the project is 18.2 dwelling units per acre.
The project will provide 4 off-street parking spaces to be accessed from the alley. The site is in
the N-C-B zoning district and in the West Side Neighborhood Plan Residential Redevelopment
Buffer Area, as well as within the TOD Overlay district.
This modification requested is in accordance with the review procedures set forth in Section
2.8.2(H) of the Land Use Code as follows:
Modification
Code Language: Section 3.2.2(J) Setbacks. Any vehicular use area containing six (6) or more
parking spaces or one thousand eight hundred (1,800) or more square feet shall be set back from
the street right-of-way and the side and rear yard lot line (except a lot line between buildings or
uses with collective parking) consistent with the provisions of this Section, according
to the following table:
Minimum average of
entire landscaped setback
area (feet)
Minimum width of setback
at any point (feet)
Along an arterial
street
15
5
Along a
nonarterial street
10
5
Along a lot line 5 5
Big Deal Four Plex Modification of Standards
1-18-13
Requested Modification: The property has several physical constraints. It is a narrow, 50’ wide lot
and the existing Arthur Ditch runs diagonally through the site, thus causing the parking area to be
pushed towards the alley. In addition, requirements for stormwater detention and water quality on
the back portion of the site requires an extended detention area. This area is alredy tight at 6’
wide, thus requiring the need for retaining walls in order to achieve the needed depth for the pond.
Other challenges include achieving/accommodating the required 24’ wide drive and parking stall
depth. Given the above, we respectfully request that the Big Deal Four Plex project be allowed to
have setback of 3 feet instead of 5 feet along the south property line
Justification
We feel 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 for the following
reasons:
The proposed plan provides landscape and a solid privacy fence along the south property
line, thus providing additional screening of the vehicle use area.
The parking lot is only 1,974 square feet. The area where we are requesting relief is only
50 feet long, which is relatively small compared to other parking lots.
The width of the landscape area in the proposed alternative plan is short by 2 feet.
We feel that the proposed alternative plan ensures sensitivity to the surrounding
neighborhood by building an attractive, desirable product in an infill site with a price point
that the market desires and that the community can be proud of. Although not strictly a
criteria for justification, the consruction of the project would be a benefit to the
neighborhood.
We look forward to working with you during this process and will be happy to answer any
questions you may have.
Sincerely,
Cathy Mathis, APA
Project Manager, The Birdsall Group