HomeMy WebLinkAboutLANDMARK APARTMENTS EXPANSION - PDP - PDP160013 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUESTJune 15, 2016
Clark Mapes
Current Planning Department
281 North College Ave.
Fort Collins, CO 80524
Re: Landmark Apartments Expansion
Please accept this request for a Modification of Standards to Section 3.8.30(F)(1) of the Land
Use Code.
Background
The proposed use for the site is 68 multi-family apartments in 5 buildings. The intent of the MMN
district is to be a setting for concentrated housing within easy walking distance of transit and a
commercial district, and to form a transition and a link between surrounding neighborhoods and
the commercial core. The project will serve as an extension of the existing Landmark Apartments
and will utilize existing vehicular and pedestrian connections to provide a congruent site plan that
integrates with the adjacent parcels to the west, east and south. Additionally, this extension of
the Landmark Apartments will serve as an effective transition between the NC zoned parcel to the
south and the existing Sheely neighborhood to the east.
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 to section 3.8.30(F)(1)
Code Language: 3.8.30(F) Design Standards for Multi-Family Dwellings.
(1) Orientation and Buffer Yards. Buffer yards along the property line of abutting property
containing single- and two-family dwellings shall be twenty-five (25) feet. This provision
shall not apply to structures within the Neighborhood Conservation Buffer (NCB) district
and the Neighborhood Conservation Medium Density (NCM) district.
Requested Modification: The property is located within an infill site, surrounded on two sides by
existing single family homes. Due to unique challenges with the narrow site on the north end,
there is scarcely sufficient room for the required 25’ buffer to the east, drive aisle width, parking
stall depth and a sidewalk. Because of these factors, the landscape buffer yard along the west
property line ranges from 10.1’ to 14.4’ wide. Given the above, we respectfully request that
Building A be located closer than 25’ to the existing single family property to the west.
Justification
We feel that the granting of this modification of standards would not be detrimental to the public
good, and the plan as submitted will not diverge from the standards of the Land Use Code that
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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 intent of the required 25’ buffer yard is to protect single family dwellings from
potentially large multi-family building towering over properties, blocking views, etc.
However, in this case, the existing single family home is actually located 49’ from the
proposed Building A, twice the required buffer distance. There are several sheds and
outbuildings on the property that are located very close to the property line, but impacts
from Building A will be nominal.
• The modification is minor, when considered from the perspective of the entire
development plan, which is in compliance with all applicable building design standards in
terms of enhanced architecture, building articulation and quality materials.
• The project is maintaining the 25’ buffer yard on the east property line and is providing
enhanced landscape screening to mitigate the impacts to the neighbors.