HomeMy WebLinkAboutMOUNTAIN'S EDGE (FORMERLY 2430 OVERLAND TRAIL - RESIDENTIAL) - PDP - PDP160045 - SUBMITTAL DOCUMENTS - ROUND 3 - MODIFICATION REQUEST (5)March 15, 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 3.6.2(E)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.
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(E)
Code Language: Section 3.6.2(E) Streets, Streetscapes, Alleys and Easements states the
following:
(E) Except as provided in subsection (D) above for cul-de-sacs, no dead-end streets
shall be permitted except in cases where such streets are designed to connect with
future streets on abutting land, in which case a temporary turnaround easement at the
end of the street with a diameter of at least one hundred (100) feet must be dedicated
and constructed. Such turnaround easement shall not be required if no lots in the
subdivision are dependent upon such street for access.
Requested Modification: The Mountain’s Edge project is requesting not having a temporary
turnaround with a radius of 50’ for Street F.
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
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which a modification is requested. The applicant offers the following in support of its request for
modification:
• The private drives have been designed to provide access for emergency vehicles,
including turning radius and width. It is expected that all private vehicles and emergency
vehicles will have no trouble traversing these drives for turnaround purposes.
• The private drives are proposed as tracts with blanket access easements. These access
easements will provide the required easements associated with a temporary turnaround.
• There are no residences taking access from Street F further north of the access for
Private Drive E. Therefore, no lots will be stranded without a turnaround available.
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.