HomeMy WebLinkAboutISLAMIC CENTER OF FORT COLLINS - PDP - PDP110011 - CORRESPONDENCE - (3)Page 2 of 2
Subject: Islamic Center Submittal
Ted & Susan:
In preparation for the PDP submittal could you help with a couple simple questions from the Submittal
Checklist?...
1. "Explanation of any variances requests" -- Do we anticipate any variance requests needed for..
• Parking lot connection at Summer Street instead of cul-de-sac?
• Building setback of 60' (had to move building back further to make storm water pond work) instead of the
15' build -to -line?
• Any others I am not aware of?
2. The required "Signed letters of intent indicated that all required off -site easements, etc..." Will this letter be
required for this submittal? (Possible easement for electric vault to the east if it has to located outside existing
easement?) And, if so, do you have a sample letter?
Thank you very much.
Dana
Dana W. Lockwood
Lockwood Architects, Inc.
1027 W. Horsetooth Road, Suite 200B
Fort Collins. Colorado 80526
p: 970-493-1023
c: 970-215-3594
email: lockwoodar@aol.com
4/14/2011
Page 1 of 2
Ted Shepard
From: Ted Shepard
Sent: Thursday, April 14, 2011 11:19 AM
To: 'Lockwoodar@aol.com'
Subject: RE: Islamic Center Submittal
Hello Dana —
The Engineering Department can advise on the Summer Street cul-de-sac versus parking lot connection as this
is a standard under LCUASS not the Land Use Code.
(Quick note on semantics — LCUASS refers to the term "Variance," unlike the Land Use Code which uses the
term "Modification.")
Regarding the setback from Lake Street. You are governed by two standards. First, is the Build -to Line in Sec.
3.5.3(13)(2)(b) which is 15 feet. In addition, you are governed by the H-M-N zone district standard in 4.10(D)(2)
(b) which requires, for walls over 35 feet in height, additional setback of 1-foot of horizontal setback for every
2-foot vertical wall height over 35 feet. So that is your formula. Also, note that in Section 3.8.19(B) —
Contextual Setback, you may find that given the context of the immediate block face, that you have some
flexibility. With regard to how these three standards relate to each other, Section 4.10 prevails since it is the
most specific of the three.
Regarding minimum parking requirements, you are governed by Section 3.2.2(K) which requires a minimum of
four spaces per 1,000 persons at maximum capacity. Per the info in my file, with 300 on the main floor and 120
in the mezzanine, you would need a minimum of 105 off-street parking spaces.
Regarding height, note that the Section 3.5.1(G) requires a height analysis for structures over 40 feet. This is
generally consists of a narrative and a shadow analysis. Section 4.10(D)(2)(a) states that the maximum height
is 5 stories. The definition of story is in Section 3.8.17. This section also exempts "steeples" which I would
interpret to be synonymous with a "minaret" especially if the minaret is tapered. Section 3.8.17(A)(3) also talks
about "Transitional Height" which you may want to familiarize yourself with.
Regarding Phasing Plan, be sure to explain in the narrative all the thinking that is going into the Phasing Plan.
Regarding height, scale, mass, form, articulation, etc. be sure to demonstrate compliance with Section 3.5.1(B)
(C) and Section 3.5.1(H) — Land Use Transition. These are key neighborhood compatibility issues.
Regarding letters of intent, they are not needed until we go to public hearing. Typical letters are brief: "We
intend to grant .... thus and such easement... for the purpose of... to the Islamic Center..." (Note, a hearing
cannot be scheduled until we receive the required letter of intent.
One more thing to consider, it may be prudent to hold a second neighborhood meeting after you receive first
round comments. That way you can address outstanding issues. In particular, I think the property owners on
Summer Street would like some resolution on the Summer Street / Parking Lot design.
Thanks, Ted
From: Lockwoodar@aol.com [mailto:Lockwoodar@aol.com]
Sent: Tuesday, April 12, 2011 4:51 PM
To: Ted Shepard; Susan Joy
4/14/2011