HomeMy WebLinkAboutRIGDEN FARM, TENTH FILING - PDP - 56-98AB - SUBMITTAL DOCUMENTS - ROUND 2 - VARIANCE REQUEST• buildings shall be located no more than fifteen (15) feet from the right-of-way of
an adjoining street if the street is smaller than a full arterial or has on -street
parking.
To that end the applicant feels that this better meets the intent of the code and urban design for
the immediate neighborhood and more closely relates to the adjacent parcels than compliance
with residential setbacks would. We feel that the City would agree that in this instance the plan
better responds to the intent for the component zone districts to form an integral, town -like
pattern of development. We would appreciate your careful consideration for this variance and rule
in the applicant's favor.
Sincerely
Davis Partnership Architects
" I
Lynn . Moore, FASLA
Partner
March 30, 2005
Mr. Steve Olt
Current Planning
281 N. College Ave.
Fort Collins, Colorado
Re: Rigden Farm, Tenth Filing -Spectrum Senior Housing - PDP
Setback Variance Request
Dear Steve:
This letter is to request a setback variance for a portion of the main building facing Iowa Drive
The western portion of Rigden Farm Tract R is zoned Neighborhood Commercial (NC) which is
transitional in the sense that it is intended to function with surrounding MMN zoning which in
turn serves as a transition and a link to larger surrounding low density neighborhoods. This
category allows both commercial and residential development with the intent of stepping down
development intensity as a neighborhood moves from primarily commercial development to
primarily residential development. The tracts on either side of the Limon and Iowa intersection
are zoned NC. Only the eastern portion of Tract R is zoned Medium Density Mixed -Use
Neighborhood District (MMN).
Setback requirements in for commercial developments, such as those in NC districts, are less
restrictive those in the MMN district. While the majority of the project site complies with the
setback requirements for residential development, as directed by your office, the applicant wishes
to request a more urban setback at the corner of Limon Drive and Iowa Drive.
The main building presents its narrowest street fagade along Iowa Drive. On the corner of Limon
and Iowa the west fagade steps back twice to open the vista and allow room for a corner
landscape island that is as much a public gesture as a buffer for ground floor residents.
Approximately 70 feet north of the flow line on Limon the building steps forward three feet from
the residential setback which is 15' from the right-of-way line. This portion of the fagade is 12'
from the right-of-way. All portions of the building remain outside the 9' utility easement.
As the parcels on the remaining three sides of the intersection are also zoned NC the applicant
feels that this building projection contributes to a cohesive, continuous, visually related and
functionally linked pattern within existing or approved development plans within the contiguous
Neighborhood Commercial District area in terms of street and sidewalk layout, building siting
and character and site design.
Section 3.5.3 Mixed -Use, Institutional and Commercial Buildings of the Fort Collins Land Use
Code, which applies to NC districts states that:
• build -to lines based on a consistent relationship of buildings to the street sidewalk shall
be established ... in order to form visually continuous, pedestrian -oriented streetfronts.
• buildings shall be located and designed to align or approximately align with any
previously established building/sidewalk relationships that are consistent with
this standard.
Davis Partnership P.C., Architects I Denver Office: 2301 Blake Street Suite 100 Denver Colorado 80205-2108 303.861.8555 Fox 303.861.3027
Vail Office: 0225 Main Street Unit C101 Edwards Colorado 81632 970.926.8960 Fox 970.926-8961