HomeMy WebLinkAboutHOWES SIX TWO NINE - PDP210008 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUEST
April 21, 2020
Administrative Hearing Officer
c/o City of Fort Collins
Current Planning Department
281 North College Ave.
Fort Collins, CO 80524
Re: Howes Six Two Nine
Please accept this request for a Modification of Standards to Section 3.5.2(E)(3) of the Land Use
Code.
Background
This proposal is for a residential development located at 629 Howes Street. The property
contains 0.436 acres and is zoned Downtown District. There is an existing house with historical
designation which will remain. A complimentary building is proposed which will include studios, 2
and 3-bedroom units. The total number of proposed units (existing and proposed buildings) is 16.
The area adjacent to the project contains a multifamily building to the south and a CSU University
Services building to the north.
The modification requested 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 3.5.2(E)(2)
Code Language: Section (3) Side and Rear Yard Setbacks states the following:
Side and Rear Yard Setbacks. The minimum side yard setback for all residential
buildings and for all detached accessory buildings that are incidental to the
residential building shall be five (5) feet from the property line, except for garages
accessed from alleys or private drives where the associated dwelling faces on-site
walkways rather than street sidewalks for which the minimum setback from an alley
or private drive shall be eight (8) feet. If a zero -lot-line development plan is
proposed, a single six-foot minimum side yard is required. Rear yard setbacks in
residential areas shall be a minimum of eight (8) feet from the rear property line,
except for garages and storage sheds not exceeding eight (8) feet in height, where
the minimum setback shall be zero (0) feet .
Requested Modification: Since the existing building to remain is currently located within the side
yard setback, we are requesting the equivalent setback for the bike storage area. The bike
storage area is not a building but rather a covered, open air area for bi ke storage. The covered
Howes Six Two Nine Modification of Standards
04.21.21
bike storage is directly adjacent to the proposed building which does meet the side yard setback
requirements.
Modification Criteria
The request of approval for this modification complies with the standards per Review
Criteria 2.8.2 (H)(1) and (4) 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. The plan as submitted will not diverge form the standards of the Land Use Code except in
a nominal, inconsequential way when considered from the perspective of the entire
development plan and will continue to advance the purposes of the Land Use Co de.
Further, we feel that the granting of the modification would not be detrimental to the public good.
Justification
• The existing house does not meet the current side yard setback requiremen ts. The
proposed bike storage is set back the equivalent distance as the house.
• The bike storage is an open air, covered area attached to the primary building but is not a
true building.
• Contextually, the proposed location for the covered bike storage is consistent with the
existing building.
• Visually, the reduction in setback is negligible.
We look forward to working with you during this process and will be happy to answer any questions
you may have.
Sincerely,
Kristin Turner
Project Manager, TB Group