HomeMy WebLinkAboutRIGDEN FARM, TENTH FILING - PDP - 56-98AB - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUESTWe would appreciate your careful consideration of this modification of standards request.
Sincerely,
Davis Partnership Architects
Lynn A. Moore, FASLA
Principal
A
April 22, 2005
Mr. Steve Olt
Current Planning
281 N. College Ave.
Fort Collins, Colorado
Re: Rigden Farm, Tenth Filing -Spectrum Independent Living Facility - PDP
Standards Modification Request
Dear Steve:
This letter is to request a modification to the General Development Standards contained in
Section 3 of the Land Use Code, specifically as it applies to building setbacks from streets.
Section 3.5.2 (D) (2), which describes setback requirements for residential buildings, states that
the "minimum setback of every residential building and of every detached accessory building that
is incidental to the residential building from any public street right-of-way other than all arterial
street right-of-way shall be fifteen (15) feet." To comply with this standard, the portion of the
proposed 3-Story Independent Living Facility building located at the corner of Iowa and Limon
Drives would be required to be setback from the street at a distance of 15'.
We would like to propose that this portion of the proposed building instead be required to follow
the setback requirements for mixed -use, institutional and commercial buildings, as set forth in
Section 3.5.3 (B) (2). This section states that buildings are to be oriented to build -to lines "in
order to form visually continuous, pedestrian -oriented streetfronts" with surrounding
development. The parcels located to the west, southwest, and south of our properety are all zoned
N-C and would likely be mixed -use, institutional or commercial developments. We feel that such
a modification in standards will promote the general purpose of the Land Use Code better than
would a proposal that complies with the residential setback standard. The portion of building
located at the corner of Iowa Drive and Limon Drive will contribute to a cohesive, continuous,
visually related and functionally linked pattern within the greater context of the surrounding
development. Such a relationship will also provide for an overall better pedestrian experience in
terms of interest, comfort, and visual continuity.
The proposed building would conform to the standards set forth in Section 3.5.3 (B) (2) as
follows:
1. Requirement:
At least 30% of the total length of the building is to be aligned with the
build -to line.
Conformance:
The proposed building has 40% of the building face aligned along the
Iowa Drive build -to line and 78% aligned along the Limon Drive
build -to line.
2. Requirement:
If a parcel is bounded by at least 2 streets then the building shall be built
to at least 2 build -to lines.
Conformance.-
The building is built to 2 build -to lines located along Iowa Drive and
Limon Drive
3. Requirement:
Buildings shall be located no more than 15' from the right-of-way of an
adjoining street if the street is smaller than a full arterial.
Conformance:
The proposed build -to lines are located 12' from the Iowa Drive R.O.W.
and 15' from the Limon Drive R.O.W.
Davis Partnership P.C., Architects
Denver Office: 2301 Blake Street
Suite 100 Denver Colorado 80205-2108 303.861.8555 Fax 303.861.3027
Vail Office: 0225 Main Street
Unit C101 Edwards Colorado 81632 970.926.8960 Fax 970.926-8961