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HomeMy WebLinkAboutPATEROS CREEK - PDP - PDP130011 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUESTPateros Creek Project Development Plan Page 1 of 3 MODIFICATION REQUEST – PORCH SETBACK Russell + Mills Studios | 15 May 2013 Pateros Creek Preliminary Development Plan Modification Request – Porch Setback 4.25.2013 MODIFICATION REQUEST The applicant requests a modification from the setback standard of 15’ from ROW to building as outlined in 3.5.2(D)(2)(a). This typically includes porches with columns, which are provided per the design guidelines for the project. It is requested that this standard be modified to a setback of 9’ to allow for porches to extend beyond the building face, which will meet the required 15’ setback. This will allow for a 6’ porch extension, beyond the building face. This modification is requested for the interior courtyard lots (24-40) and for lots (14-20) at the south edge of the project. The preferred plan is equal to or better than a comparable plan which meets the setback standard by providing a usable interior courtyard rather than a narrower, less functional open space. In addition, the applicant requests consideration of the following rationale: Under the standards outlined in 3.5.2(D)(2)(a) the decision maker may approve an alternative setback. Although the UE zone district is exempt from this alternative compliance, the proposed development is very similar in character to single family detached developments in the LMN zone district, making the proposal ‘LMN – Like’. The LMN zone district allows for a maximum of 9 DU/AC gross density and 3 DU/AC net density for residential developments less than 20 acres. The proposed development achieves a net density of 2.34 DU/AC, making it similar in character to a typical LMN district single-family detached residential project. Therefore, the applicant requests that the alternative compliance option be considered and applied to this development plan. Under the alternative compliance provision outlined in 3.5.2(D)(2)(a), the following is required to approve an alternative setback: a. Porches and Entry Features (i) A front porch with a minimum depth of six (6) feet (as measured from the building facade to the posts, railings and spindles) and a minimum length of eight (8) feet shall be provided on single- family detached dwellings. All porches will achieve a minimum depth of 6’ and minimum length of 18’. (ii) A clearly defined building front facing the street with a covered front porch or stoop measuring at least four (4) feet by four (4) feet shall be provided on each ground floor single-family attached dwelling. Building fronts will be clearly defined on the front and rear of the buildings with porches of the dimensions mentioned above. (iii) The floor elevation of the front porch or stoop shall be a minimum of eighteen (18) inches above grade. All floor elevations of porches shall be equivalent to building finished floor elevations at least 18 inches in height. b. Off-Street Parking. Off-street parking shall be located behind the dwelling and access to such parking shall be gained from an alley or, if there is no alley, then from the street via a driveway which, up to the rear building line of the house, does not exceed ten (10) feet in width. Off street parking is located behind the front face of the dwelling and accessed from driveways ranging from 10’ or more. Pateros Creek Project Development Plan Page 2 of 3 MODIFICATION REQUEST – PORCH SETBACK Russell + Mills Studios | 15 May 2013 c. Private Open Space. (i) A readily accessible, functional and clearly defined private outdoor space (such as a patio, courtyard or deck) with minimum dimensions of twelve (12) feet by eighteen (18) feet shall be provided for each dwelling unit. Rear outdoor porches, patios and decks will exist within areas shown on plans. The minimum size for these private outdoor spaces is 240 square feet, exceeding this dimension. (ii) All buildings on the same lot shall be spaced at least sixteen (16) feet apart. Residential buildings will all be located on individual lots. d. Front Yard Fences. (i) Front yard fences shall not exceed sixty percent (60%) opacity. Front yard fences will have pickets spaced to achieve 60% opacity. (ii) Front yard fences shall be between two and one-half (2½) feet and three (3) feet in height. Proposed front yard fences will be 3 feet in height. (iii) Front yard fences made of chain link are prohibited. No chain link fences are permitted within the project boundaries. (iv) Any privacy fence along an interior side property line shall gradually transition to the height of the front yard fence. Interior privacy fences shall be 3’ high picket type, similar to front yard fences. Cross section illustrating street/dwelling unit relationships The proposed plan also advances the Land Use Code and exceeds it in many cases, supporting Plan Fort Collins principles such as the following: Compact Development Pattern The proposed plan creates a compact development form that achieves greater than 50% open space. Interconnected System of Open Lands Pateros Creek Project Development Plan Page 3 of 3 MODIFICATION REQUEST – PORCH SETBACK Russell + Mills Studios | 15 May 2013 Open space within the property is connected to the Poudre River Trail via a system of proposed trail connections. The courtyard achieved by this modification is connected to the overall trail system. Community Gardens The project will provide two community gardens for residents. One garden will serve the entire community and will be located within the open space, strategically placed in a lower quality habitat area. A second garden will be provided within the courtyard community, which is allowed for by the requested modification. Edible Plants The project will contain an orchard and a variety of edible plants that provide an additional food source for the community. Community Gathering Areas The modification allows the project to create an effective central courtyard in the courtyard community. This modification is not detrimental to the public good in that: The cluster development standards encourage a more compact development, which encourages preservation and creation of open space. The plan exceeds the UE standard of 50% by 7%. This setback modification allows the creation of a more substantial and effective interior courtyard for the interior ‘courtyard community’, acting as a central amenity for the overall project. The modification also helps ensure maintains high quality habitat, open space and promotes a sense of community through its spatial structure and open space amenities.