HomeMy WebLinkAboutALPINE BUSINESS PARK - PDP - 2-07 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTdifficulties, or exceptional or undue hardship upon the owner of
such property, provided that such difficulties or hardship are not
caused by the act or omission of the applicant. "
Code Language=
Subsection 3.5.3(B)(2) Orientation to Build -to Lines for Streetfront Buildings
states:
"Build -to lines based on a consistent relationship of buildings to the street
sidewalk shall be established by development projects for new buildings
and, to the extent reasonably feasible, by development projects for
additions or modifications of existing buildings, in order to form visually
continuous, pedestrian -oriented streetfronts with no vehicle use area
between building faces and the street. "
Subsection 3.5.3(B)(2)(c) goes on to say:
"Buildings shall be located at least 10 and no more than 25 feet behind
the street right -of way of an adjoining street that is larger than a two-lane
arterial that does not have on -street parking. "
Suggested Findings.
a) Granting the requested modification would not be detrimental to the public
good because the build -to line requirements are being satisfied along one of
the two streets; and
b) There are physical conditions unique to this property (it being a corner lot)
that when the building program (a carwash and quicklube business) is applied
to the site, the strict application of these standards results in exceptional
practical difficulties, in that it is physically impossible meet the standard and
build a building with the ability to drive a vehicle though from the north side
to the south side, on a corner lot.
We sincerely appreciate your consideration in this matter, and look forward to discussing
the merits of the request as part of the Type 1 hearing.
Sincerely,
Troy W. Jones A.I.C.P.
Chief Planner
M. Torgerson Architects
January 24, 2007
City of Fort Collins
Planning Department
281 North College Ave.
Fort Collins, CO 80524
Subject: Request for Modifications for Alpine Business Park PDP
Dear Administrative Hearing Officer,
The Modification
We propose to construct a new carwash/quicklube building on the corner lot at the
southwest corner of Alpine Street and North College Avenue. The Land Use Code
requires that if a lot has multible streets, then the building shall be built to the "build -to"
lines of at least two of the streets, i.e. built to the street comer with no vehicle use areas
between the building and the streets. We propose to satisfy the build -to line standard
along College Avenue, however we propose to have a setback from Alpine Street of
approximately 76 feet, with a vehicle use area located between the building Alpine Street.
Justification of Modifications. The nature of the quicklube and carwash business is that
vehicles enter the building on one side, drive into buildin through overhead doors to get
service, and continue out the other side of the building when finished. s is phy 'cally
impossible if the building is pulled to the comer. It works to pull the building to one
the two streets, but not both. �1 i
Modification Procedure. Section 2.8.2 of the Land Use Code allows the
Planning and Zoning Board to grant a modification of standards only if it
finds that the granting of the modification would not be detrimental to the
public good, and that;
" by reason of exceptional physical conditions or other
extraordinary and exceptional situations, unique to such property,
including, but not limited to, physical conditions such as
exceptional narrowness, shallowness or topography, or physical
conditions which hinder the owner's ability to install a solar
energy system, the strict application of the standard sought to be
modified would result in unusual and exceptional practical