HomeMy WebLinkAboutONE BOARDWALK PLACE - MJA - MJA120005 - CORRESPONDENCE - MODIFICATION REQUESTAuthority would allow. Therefore, the building cannot be located any farther to the west, resulting
in an encroachment into the Lemay Avenue setback by 6 feet.
Justification
We feel that the plan as submitted will not divert from the standards of the code except in a
nominal, inconsequential way when considered from the perspective of the entire development
plan, and will continue to advance the purpose of the Code as contained in Section 1.2.2 for the
following reasons:
1. The proposed alternative plan has setbacks along the north and west property lines at 15'
each, which is the same approximate setback provided under the previously approved
Serrano Townhomes. The setback along the south property line is 53' to the buildings
and 25 and 32' to the garages. This represents an increase over what was provided by
Serrano Townhomes.
2. The proposed plan provides street trees that exceed the minimum size requirement on
Lemay Avenue. There are four Burr Oak trees that will upsized from 2" to 3" caliper.
3. The location of the existing fire hydrant relative to the proposed building prohibits the
building from being placed any further west.
4. Given the overall context of the surrounding neighborhoods, the proposed setback of 24'
instead of 30' is not an excessive overreach of the code. There is an existing detached
sidewalk and two large cottonwood trees between the proposed building and the street,
and the building is located at a lower finished floor elevation than the street. We believe
these conditions offset the fact that the building is 6' closer to the street.
5. We feel that the proposed Modification of Standard is not detrimental to the public good.
We look forward to working with you during this process and will be happy to answer any
questions you may have.
Sincerely,
Cathy Mathis, APA
Project Manager, The Birdsall Group
One Boardwalk Place :Modification of StandaWor Setbacks
9_ 2a_1 2
September 24, 2012
Mr. Ted Shepard
Current Planning Department
281 North College Ave.
Fort Collins, CO 80524
Re: One Boardwalk Place
Please accept this request for a Modification of Standards to Section 3.5.2(D)(1) of the Land Use
Code.
Background
One Boardwalk Place is a multi -family residential project proposing (3) three, 2-story, 8-plex
buildings (24 total units) that would be constructed fronting the southwest corner of Lemay
Avenue and Boardwalk Drive. The project will utilize the existing infrastructure and underground
utilities and place a new centralized parking lot in the center of the project. Both the size and
height of the buildings were chosen to relate to the existing Hamlet townhomes directly to the
west while being a transitional scale from the Lodges at Miramont to the north and the existing
single family neighborhoods to the south and east. The proposed buildings will feature 1,000 -
1,100 S.F. 2 bedroom, 2 bathroom units. The site contains 2.29 acres and is zoned L-M-N — Low
Density Mixed Use Neighborhood District. Gross overall density for the project will be 10.48
dwelling units per acre.
This 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
Code Language: Section 3.5.2(D)(1) Residential Building Standards relates to building
setbacks from Arterial Streets and states the follwing:
"(D) Residential Building Setbacks, Lot Width and Size."
"(1) Setback from Arterial Streets. The minimum setback of every residential
building and of every detached accessory building that is incidental to the
residential building from any arterial street right-of-way shall be thirty (30)
feet."
Requested Modification: We request that the One Boardwalk Place project be allowed to have a
setback of less than 30 feet along an areterial street. The building closest to Lemay Avenue
(Building C) will encroach into the 30' building setback by 6 feet. The site was originally approved
as Serrano Townhomes in 2005 and has been partially constructed. Currently, there are existing
curb, gutter, water and sewer services, and fire hydrants on the site. There is an existing fire
hydrant on the west side of Building C, between the building and the parking lot. The hydrant's
proximity to Building C prohibits the building from being located any closer than Poudre Fire
444 Mountain Ave. ( TM 970.SM-SE91
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