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HomeMy WebLinkAbout2620 W. ELIZABETH ST., SINGLE-FAMILY DETACHED - PDP - PDP160037 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUESTJuly 11, 2017 City of Fort Collins Current Planning Department 281 North College Ave. Fort Collins, CO 80524 Re: Elizabeth Street Farms Please accept this request for a Modification of Standards to Section 3.6.2(G) of the Land Use Code. Background The proposed project is located at 2620 West Elizabeth Street. The 2.34-acre site is Tract A of the West Plum Street PUD, north of West Elizabeth Street. The site is zoned Low Density Residential (RL). The intent is to develop the property into 9 single-family detached living units with the objective of creating vehicular and pedestrian connectivity to and from the existing neighborhood. The lots will range range in size from 5,515 sq. ft. to 10,346 sq. ft. The homes will consist of 2 and 3 bedrooms with attached car garages. A neighborhood park is planned with possible community garden spaces and turf grass. This area will be accessible by walkable pathways throughout the development with connectivity to Elizabeth and surrounding neighborhoods. Overall density 4.09 dwelling units per acre. This modification request 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 3.6.2(G) Code Language: Section 3.6.2(G) states the following: (G) Lots having a front or rear lot line that abuts an arterial street shall have a minimum depth of one hundred fifty (150) feet. Requested Modification: The Elizabeth Street Farms project is requesting to have the three lots adjacent to West Elizabeth Street have a lot depth that is less than 150 feet. Justification The granting of this modification of standards would not be detrimental to the public good, and 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. The applicant offers the following in support of its request for modification: • The standard requires any lot abutting an arterial street have a minimum depth of 150’. To meet the standard, the lots would take up the majority of the overall site. The property is located within an infill site, surrounded by single family homes and an arterial street. Due 2 to unique challenges with a somewhat small, shallow site, there is scarcely sufficient room for the required lot depth, 16.5’ of additional right-of-way dedication, the 30’ drive, detached walks, and the required setbacks for the homes. • The purpose of the standard for which the modification is sought is “intended to ensure that the various components of the transportation network are designed and implemented in a manner that promotes the health, safety and welfare of the City.” The proposed plan in which the three lots have a depth that is less than 150’ promotes such purpose equally well or better for the following reasons: • The modification is minor and only affects the three lots along West Elizabeth Street. • Each lot will have a 6’ solid fence along the rear lot lines, thus promoting privacy and protection for the residents from the arterial street. • The pedestrian experience is further enhanced by the addition of a 6’ detached sidewalk, tree lawn and street trees consistent with the West Elizabeth Enhanced Travel Corridor Plan. • The proposed alternative plan continues to improve the design, quality and character of new development by exceeding the building standards set forth in Section 3.5. The use of high quality residential building materials, building articulation, projections and recesses, along with pitched roof elements ensures sensitivity to and compatibility with the surrounding neighborhood. • 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 Finally, the proposed alternative plan is not a detriment to the public good, as it results in the development of a vacant property within an established areas in accordance with the overall City goals outlined in City Plan. Most importantly,it is practically infeasible to meet the standards and the alternative plan accomplishes the purpose and objective of the standard equally well or better.