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HomeMy WebLinkAbout2620 W. ELIZABETH ST., SINGLE-FAMILY DETACHED - PDP - PDP160037 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUEST (4)July 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 4.4(D)(1) 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 10,345 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 4.4(D)(1) Code Language: Section 4.4(D)(1) states the following: Density . All development in the Low Density Residential District shall have a minimum lot area the equivalent of three (3) times the total floor area of the building but not less than six thousand (6,000) square feet. Requested Modification: The Elizabeth Street Farms project is requesting to have Lots 6-9 be less than 6,000 square feeet. 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: 2 • The purpose of the standard for which the modification is sought is that the “R-L Low Density Residential District designation is intended for predominately single-family residential areas located throughout the City which were existing at the time of adoption of the Code.” The proposed plan in which the four lots that are less than 6,000 square feet promotes such purpose equally well or better for the following reasons: • As stated in the purpose statement, the R-L zone district was intended to be a broad brush zoning district for the many of the established neighborhoods in the City. It did not comtemplate infill, redevelopment, or small underutilized parcels of land. Meeting all of the dimensional and density standards is infeasible. • The modification is minor and only affects four lots. If the lot areas were measured to the flowline instead of the back of the detached sidewalk, then they would meet the minimum size. • 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.