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HomeMy WebLinkAbout301 PARKER STREET - TWO FAMILY - FDP210026 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUEST pg. 1 of 2 To whom it may concern Current Planning Department 281 North College Ave. Fort Collins, CO 80524 Re: 301 Parker St Please accept this request for modification of standards to Section 4.5(D)(1)(B) Background: 301 Parker St is a 6,86 +/- square foot lot that was formerly the site of a 670 SF, one bedroom, one bathroom single family residence. Our intent is to construct a one story, slab on grade, 1,280 SF side by side ~600 SF of heated living space. This Modification of Standards request is in accordance with the review procedures set forth in Section 2.8.2(H) Modification to Section 4.5(D)(1)(b): Code Language: The maximum density of any development plan taken as a whole shall be n ine (9) dwelling units per gross acre of residential land , except that affordable housing projects (whether approved pursuant to overall development plans or project development plans) containing ten (10) acres or less may attain a maximum density, taken a s a whole, of twelve (12) dwelling units per gross acre of residential land. Additionally, affordable housing projects containing more than ten (10) acres but no more than twenty (20) acres may attain a maximum density, taken as a whole, of twelve (12) dwe lling units per gross acre of residential land so long as the term of lease or sale of all of the dwelling units associated with the acreage exceeding ten (10) acres, but no more than twenty (20) acres, are available on terms that would be affordable to households earning sixty (60) percent or less, on average, of the area median income for the applicable household size in the Fort Collins -Loveland metropolitan statistical area, as published by the Department of Housing and Urban Development. The dwelling u nits associated with the acreage exceeding ten (10) acres, but no more than twenty (20) acres, shall not be counted as contributing to the required percentage of affordable housing units necessary to qualify as an affordable housing project. The number of dwelling units that must be available to those earning sixty (60) percent or less, on average, of the area median income shall be calculated as follows: Number of Dwelling Units That Must Be Made Available to Households Earning Sixty (60) Percent or less of the Area Median Income, Rounded to the Nearest Whole Number = (Number of Total Dwelling Units Constructed ÷ Number of Total Gross Acres of Residential Land) X Number of Acres Over Ten (10) Acres, Up To A Limit of Twenty (20) Acres. Requested Modification: We request to be allowed to build the two dwelling units described above on the 6,86 +/- square foot lot resulting in a density of 12.6 dwelling units per gross acre of residential land exceeding the maximum density of nine (9) dwelling units per gross acre of residential land. 1 two-family with each unit of the two-family containing one bedroom and one bath in 61 pg. 2 of 2 Justification: The granting of this modification of standards would not be detrimental to the public good and the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified 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 Code as contained in Section 1.2.2. The applicant offers the following in support of their request for a modification of standards: - The standard requires that this property be limited to a maximum of 9 dwelling units per gross acre of residential land. To meet the standard this project would be limited to one dwelling unit. When considered from the perspective of the entire development plan, including the small size of the proposed dwelling units and the marginal* increase in overall density in the Alpert Subdivision that would result, this project would not diverge from the standards of the Land Use Code except in a nominal, inconsequential way. * (Based on my survey of Larimer County property records there are 39 residential dwelling units and approximately 5.12 acres of gross residential land in the Alpert subdivision, the addition of one dwelling unit at this project would increase the overall density of the Alpert Subdivision from 7.62 DU/gross acre of land to 7.82 DU/gross acre of land.) - The proposed small duplex makes the project financially feasible as a long term rental. 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 as outlined in the City Plan.