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HomeMy WebLinkAboutMOUNTAIN'S EDGE (FORMERLY 2430 OVERLAND TRAIL - RESIDENTIAL) - PDP - PDP160045 - SUBMITTAL DOCUMENTS - ROUND 3 - MODIFICATION REQUESTSeptember 9, 2017 City of Fort Collins Current Planning Department 281 North College Ave. Fort Collins, CO 80524 Re: Mountain’s Edge Please accept this request for a Modification of Standards to Section 3.5.2 (D)(1) of the Land Use Code. Background The proposed project is located at the north-east corner of Drake Road and South Overland Trail. The 18.516-acre site is bounded by Drake Road to the south, South Overland Trail Road to the west, The Holiday Twin Drive-In Theater to the north and the Brown Farm Subdivision to the east. The intent of this PDP application is to create a for-sale single family detached residential and for- sale single family attached townhome project. There are 28 single family lots as well as 19 towhome buildings proposed, with a total of 128 units. All of the units have 2 or 3-bedrooms. Overall density 6.9 dwelling units per acre. Modification to Section 3.5.2(D)(1)(b) Code Language: Section 3.5.2(D)(1) Relationship of Dwellings to Streets and Parking statess the following: (1) Orientation to a Connecting Walkway. Every front facade with a primary entrance to a dwelling unit shall face the adjacent street to the extent reasonably feasible. Every front facade with a primary entrance to a dwelling unit shall face a connecting walkway with no primary entrance more than two hundred (200) feet from a street sidewalk. The following exceptions to this standard are permitted: (a) Up to two (2) single-family detached dwellings on an individual lot that has frontage on either a public or private street. (b) A primary entrance may be up to three hundred fifty (350) feet from a street sidewalk if the primary entrance faces and opens directly onto a connecting walkway that qualifies as a major walkway spine. (c) If a multi-family building has more than one (1) front facade, and if one (1) of the front facades faces and opens directly onto a street sidewalk, the primary entrances located on the other front facade(s) need not face a street sidewalk or connecting walkway. 2 Requested Modification: We are requesting the townhomes at Mountain’s Edge (Buildings 2,4,6,8,10,13,15,18 and 19) to have their primary entrance be greater than 200 feet from a street sidewalk. Modification Criteria The request of approval for this modification complies with the standards per Review Criteria 2.8.2 (H)(1) and (2) in the following ways: 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. Further, We feel that the granting of the modification would not be detrimental to the public good. Justification We feel that 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 for the following reasons: • Although the primary entrances to these buildings are greater than 200 feet from the public street, there are numerous paths throughout the project that connect to the street. Each front door has a sidewalk connetion to a walkway spine that connects directly to the sidewalk on adjacent public roads. • All of the walks are tree lined creating an enhanced pedestrian experience. • A minimum of thirty feet has been provided between buildings creating an enhanced pedestrian experience and a greater sense of openness. • Outdoor gathering spaces/amenities have been provided along these major walkway spines to further improve the outdoor character of the development. • 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, 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.