HomeMy WebLinkAbout2620 W. ELIZABETH ST., SINGLE-FAMILY DETACHED - PDP - PDP160037 - SUBMITTAL DOCUMENTS - ROUND 3 - MODIFICATION REQUESTSeptember 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 3.8.11(A) 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
3.8.11(A) of the Land Use Code as follows:
Modification to Section 3.8.11(A)
Code Language: Section 3.8.11(A) states the following:
Land Use Code section 3.8.11(A) requires fences along arterials to have a change in plane for
fences over 100 feet in length. This section also requires the fence to be broken up with
articulations, integrating architectural columns, or softening the appearance of the fence with
plantings.
Requested Modification: The Elizabeth Street Farms project is requesting to have the fence along
Elizabeth Street set in a single plane. Landscaping and stone columns will be included to soften
and break up the fence line.
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Justification
The granting of this modification of standards would not be detrimental to the public good, and
the fence plan as submitted will still promote the general purpose of the standard for which the
modification is requested equally well would a fence which complies with the standard for which
a modification is requested. The applicant offers the following in support of its request for
modification:
• The purpose of the standard for which the modification is sought to break up long
stretches of privacy fence along the boundaries of new developments. The proposed plan
in which the fence line is greater than 100’ feet along an atrial road promotes such
purpose equally well for the following reasons:
• The modification is minor as the fence line is only 288’.
• Variation in the fence line will reduce the length of the side yard lot lines and
reduce the overal size of the lot creating additional conflicts with the land use
codes and in the design of the subdivision.
• The proposed alternative fence plan continues to improve the design, quality and
character of new development. This is achieved by using high quality fence and
column materials and landscape. This will still create the desired streetscape
along this portion of Elizabeth and far improved compared to the existing fencing in
the adjacent neighborhoods.
• We feel that the proposed alternative plan ensures sensitivity to the surrounding
neighborhood by still 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 area in
accordance with the overall City goals outlined in City Plan.