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HomeMy WebLinkAboutEAST RIDGE THIRD FILING (FORMERLY EAST RIDGE - RESIDENTIAL) - PDP - PDP170006 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUEST (3)Request for Modification – Section 3.5.2(E)(3) – Side and Rear Yard Setbacks East Ridge Third Filing 4/This 12/is 2017 a request for approval of a modification of the rear yard setback along an alley for the paired homes located in the East Ridge Third Filing development from 8’ to 6’ from rear lot line. Paired homes include Block 1, Lots 7-12, 19-24, 31-36, 37-42, 49-54, 61-66, 73-78, 85-90, 103-108 & 115-120; Block 2, Lots 1-75; Block 3, Lots 1-14. Please see the text of Section 3.5.2(E)(3) below: 3.5.2(E)(3) Side and Rear Yard Setbacks. 3) Side and Rear Yard Setbacks. The minimum side yard setback for all residential buildings and for all detached accessory buildings that are incidental to the residential building shall be five (5) feet from the property line, except for alley-accessed garages, for which the minimum setback from an alley shall be eight (8) feet. If a zero-lot-line development plan is proposed, a single six-foot minimum side yard is required. Rear yard setbacks in residential areas shall be a minimum of eight (8) feet from the rear property line, except for garages and storage sheds not exceeding eight (8) feet in height, where the minimum setback shall be zero (0) feet. Explanation of need for modification: The applicant has experienced negative impacts to previous projects that have a rear lot setback standard of 8’ for an alley access condition. Those negative impacts include: - Constrained alley condition due to parking within the 8’ setback - Constrained access issues for residents and services through the alley, i.e. trash pick-up, snow removal, and other services, etc. - Negative aesthetic impacts due to too many residents parking parallel along alleys. - Non-homeowner visitors parking in 8’ setback areas thereby blocking access and egress to and from residents’ garages. Justification for modification The paired home units provide a (2) car garage for each unit. In addition, as requested from City staff the ROW along Vicot Way and Crusader Street south of Sykes Drive was enlarged from 53’ to 57’ to accommodate sufficient room for on-street parking and travel lanes in accordance with LCUASS standards for connector local streets. Although the ROW along Barnstormer is currently 53’, the single family attached condition only occurs along the north side of the street, with the single family detached use to the south. The widened street cross section and location of the single family attached along only the north side of Barnstormer has created a safer and more convenient space for residents to park within. On-street parking includes 50 spaces on the west side of Vicot Way, 22 spaces on the south side of Crusader Street and 67 on street spaces on the north side of Barnstormer Request for Modification – Section 3.5.2(E)(3) – Side and Rear Yard Setbacks East Ridge Third Filing 4/Street. 12/2017 In addition, 43 off-street spaces are provided for the units along Barnstormer. As well as 54 off-street parking spaces are provided for the units along Vicot Way and Crusader Street. The net parking ratio per unit including on street, off-street and garage parking is 3.13. The modification requested is based on a modification of standard that is equally well or better than would a plan that complies with the standard. LUC Sec. 2.8.2(H)(1) – Equally well or better than would a plan which complies with the standard Due to the expanded connector local ROW condition, garage and off-street parking totals and ratio per unit, providing on-alley parallel parking in constrained conditions next to garages results in a negative aesthetic impact, access issues for both residents and services through the alley, as well as the other negative impacts listed above. The resulting plan is therefore equal to or better than a plan that includes LCUASS local street standards and parallel parking provisions along alleys, where, in all cases, on-street or on-alley parking result in constrained conditions and other negative impacts. The parallel parking provisions are not a positive addition to the plan when the connector local street cross section is used to provide safer, less constrained and more effective on-street parking. For all the reasons cited above, the Applicant requests a modification of the standard in LUC Section 3.5.2(E)(3) to allow a reduced rear yard setback for the paired home units along Vicot Way, Crusader Street and Barnstormer Street. The applicant proposes that the modification is equally well or better than, promotes the purposes of the standard as least as well as a plan could comply with the 8-foot setback requirement, and results in a plan that is equally well or better than would a plan which complies with the standard. Attachments: See attached photos below for previously approved project with requested setback distance of 6’. Request for Modification – Section 3.5.2(E)(3) – Side and Rear Yard Setbacks East Ridge Third Filing 4/12/2017 Previously approved project (Harvest Park, SE Fort Collins) with requested 6’ rear setback. Desired condition along private drives of paired homes – no parking at garages.