HomeMy WebLinkAboutMOUNTAIN'S EDGE (FORMERLY 2430 OVERLAND TRAIL - RESIDENTIAL) - PDP - PDP160045 - SUBMITTAL DOCUMENTS - ROUND 3 - MODIFICATION REQUEST (3)September 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(E)(2) 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(E)(2)
Code Language: Section 3.5.2(E )(2) Residential Building Setbacks, Lot Width and Size
statess the following:
(2) Setback from Nonarterial Streets. The minimum setback of every residential
building and of every detached accessory building that is incidental to the residential
building shall be fifteen (15) feet from any public street right-of-way other than an
arterial street right-of-way, except for those buildings regulated by Section 3.8.30 of
this Code, which buildings must comply with the setback regulations set forth in
Section 3.8.30. Setbacks from garage doors to the nearest portion of any public
sidewalk that intersects with the driveway shall be at least twenty (20) feet.
Requested Modification: The Mountain’s Edge project is requesting to have the minimum setback
be less than fifteen (15) feet from the public street right-of-way.
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.
2
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:
• The modification is minor, when considered from the perspective of the entire
development plan, which provides consistency with the Land Use Code in terms of
enhanced architecture, building articulation and quality materials.
• Each multi-family building at Mountain’s Edge has a covered front porch with clearly-
defined building entries, and differing building materials and colors. This aids in further
enhancing the pedestrian experience.
• 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.
• The multi-family buildings have been staggered which allows for an enhanced pedestrian
experience, resulting in more unique outdoor spaces. It also reduces the visual impact of
building frontage along a single plane.