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HomeMy WebLinkAboutTHE STEAD (255 S. TAFT HILL RD.) - PDP/FDP - FDP150026 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTJuly 22, 2015 Modification Request DIVISION 4.5 LOW DENSITY MIXED-USE NEIGHBORHOOD (LMN) DISTRICT (D) Land Use Standards. (1) Density. (a) Residential developments in the Low Density Mixed-Use Neighborhood District shall have an overall minimum average density of four (4) dwelling units per net acre of residential land, except that residential developments (whether overall development plans or project development plans) containing twenty (20) acres or less shall have an overall minimum average density of three (3) dwelling units per net acre of residential land. (b) The maximum density of any development plan taken as a whole shall be nine (9) dwelling units per gross acre of residential land, except that affordable housing projects (whether approved pursuant to overall development plans or project development plans) containing ten (10) acres or less may attain a maximum density, taken as a whole, of twelve (12) dwellings units per gross acre of residential land. (c) The maximum density of any phase in a multiple-phase development plan shall be twelve (12) dwelling units per gross acre of residential land, and the maximum density of any portion of a phase containing a grouping of two (2) or more multi-family structures shall be twelve (12) dwelling units per gross acre of residential land. Background and Reason for the Request The site is located across South Taft Hill Road from City Park Nine Golf Course. The property is part of the West Fort Collins Annexation but is not part of a subdivision. Therefore, many of the surrounding lots are very rural in appearance and consist of detached single family homes. The lots to the north and south have densities of .75 dwelling units per acre and .91 dwelling units per acre respectively. Currently the land is vacant. The intent is to construct one single family home with the possibility of rustic guest units in the future. The guest unitss would not have utilities and they would share a common guest bathroom in the main house. The site is 1.16 acres and with one dwelling unit the density would be .86 dwelling units per acre. Three (3) dwelling units per acre are required within the LMN Zone District. There are several site specific constraints that prevent a higher density on this property including neighbor opposition. Justifications for this request include the following: 1) the proposed plan will promote the general purpose of the standard equally well or better than a plan which complies with the standard; 2) it will substantially alleviate a city wide concern of lack of housing variety; 3) the strict application of the standard would render the project infeasible because the costs associated with building three dwelling units and the lack of space for utilities, and ; 4) the plan as submitted would not diverge from the standards of the Land Use Code except in a nominal and inconsequential way. The main purpose of the LMN District is “to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community by the pattern of streets, blocks and other linkages.” We believe the project achieves the main purpose of the LMN District because it increases the variety of housing choices in the neighborhood. Justifications The Land Use Code states that the decision-maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good; and the decision-maker must also find that the Modification meets one of the following four criteria described in the LUC. (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; This site is located in between the golf course to the east and single family homes within the Tenth Green subdivision to the west. The Tenth Green averages 4.22 dwelling units per acre. This property will provide a transition between those two uses. With the future guest units there is a possibility of four buildings. If the three guest units were defined as dwelling units the overall site density would be 3.46 dwelling units per acre. However those units will be for temporary occupancy and will not have utility connections due to site constraints. One single family home with three guest buildings promotes the general purpose of the standard by providing the same amount of rooftops and users as four single family homes while maintaining contextual similarities to the adjacent properties. (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; This project provides a distinctly different option for a housing choice within the LMN zone district. This directly relates to the main purpose of the LMN zone district which includes meeting, “a wide range of needs of everyday living in neighborhoods that include a variety of housing choices”. The yurt style home provides a new housing style choice in the area. The guest units also provide a unique overnight experience. Also, the strict application of building three dwelling units would render this project infeasible due to cost of development. In this case, the developer is the homeowner. They purchased this land in order to create their “Stead” and raise a family. If they would be required to build four dwelling units they would be forced to sell the land. (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant; The site is uniquely shaped in that there is only 25.01 feet of street frontage along South Taft Hill Road. The majority of the lot is located behind two other single family residences. In order to construct three dwelling units, separate utility services would have to be provided. This is not possible within 25 feet due to the utility separations required by the engineering department and utility companies. (4) 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. The request for the density to be decreased from 3 to .86 will not diverge from the standards of the Land Use Code except in a nominal, inconsequential way due to the additional three guest units. If all four buildings were dwelling units the total density would be 3.46 dwelling units per acre. In conclusion:  The proposed plan is a better fit for the adjacent neighborhood than thee single family homes.  The adjacent neighbors are supportive of lower density.  The project offers a distinctly different housing style  There are site constraints that prevent the installation of enough utilities to support three independent dwelling units.