HomeMy WebLinkAboutADRIAN SUBDIVISION, 1ST FILING - PDP - 42-03A - REPORTS - ALTERNATIVE COMPLIANCE REQUESTY
Background Information. The Adrian PDP. First Filing is located south of Vine Drive, abutting Impala
Drive. The development site has approximately 276 feet of frontage along Impala Drive. Impala Drive
already exists and is a north -south oriented street. When lots front onto a north -south oriented street, they
naturally do not comply with the definition of "solar oriented lot' because the front lot lines orient to the
east and west. In accordance with the definition of "solar -oriented lot." except in the case of corner lots,
it's simply not possible to make a "solar oriented lot" front onto a north -south oriented street. As a result
of this, none of the lots in the proposed Adrian PDP, First Filing are solar oriented lots.
Requested Alternative Compliance. The project, as proposed, has no "solar -oriented lots." Section
3.2.3(B) of the LUC requires at least sixty-five (65) percent of the lots less than fifteen thousand
(15,000) square feet in area to conform to the definition of a "solar -oriented lot" unless the standard can
be satisfied through the alternative compliance process. This request is submitted in order to request that
the alternative compliance process be applied to this development application to allow none of the lots,
rather than 65% of the lots, to conform to the "solar -oriented lot"" definition.
Review Criteria. This alternative compliance is requested in accordance with the review procedures set
forth in Section 3.2.3(E) of the Land Use Code as follows:
The plan, as proposed, will accomplish the purpose of this section of the code better than a plan which
complies with the standard. As an architect 1 have long been interested in both passive and active solar
homes. Unfortunately I have had few opportunities to actually design solar houses though primarily due
to the aesthetic issues that come with solar design. Most home owners object to the look of most active
and some passive solar designs. It is for this reason that 1 believe that the best chance of accommodating
solar design is to orient the sides of the houses to the south. This way the solar aspect of the house design
is not on the primary facade of the house. I believe that this will result in a less objectionable front facade
and in more buyers willing to entertain the possibility of a solar system. Therefore it is our contention
that this layout better accomplishes the purposes of this section which states: "It is the city's intent to
encourage the use of both active and passive solar energy systems for heating air and water in homes and
businesses, as long as natural topography, soil or other subsurface conditions or other natural conditions
peculiar to the site are preserved." Additionally, the fact that allof the lots on this proposed development
are oriented facing west has no additional impact on the topography, soil or other subsurface conditions,
or other natural conditions peculiar to the site.
Thank you for your consideration of this modification request.
Sincerely,
MikaI Torgerson, A.I.A.
M. Torgersen Architects
hirCEIVED
Administrative Hearing Officer
Current Planning Department CURRENT PLANNING
281 N. College Ave.
Fort Collins, CO 80525
AllkPC
September 3, 2004
Re: Alternative Compliance to Section 3 2.3(B) of the LUC for the Adrian P.D.P., First
Filing
Dear Administrative Hearing Officer.
This letter is intended to fonnally request alternative compliance to Section 3.2.3(B) of
the Land Use Code regarding solar lot orientation.
Code Language. Section 3.2.3(B) Solar -Oriented Residential Lots. At least sixty-five
(65) percent of the lots less than fifteen thousand (15.000) square feet in area in single -
and two-family residential developments must conform to the definition of a "solar -
oriented lot" in order to preserve the potential for solar energy usage.
Definition. In accordance with Section 5. L2 of the Land use code. "solar -oriented lot
shall mean:
(1) a lot with a front lot line oriented to within thirty (30) degrees of a true east -
west line. When the lot line abutting a street is curved, the "front lot line" shall
mean the chord or straight line connecting the ends of the curve. For a flag lot,
the "front lot line" shall mean the lot line that is most parallel to the closest
street, excluding the "pole portion of the flag lot", or
(2) a lot which, when a straight line is drawn from a point midwa} between the
side lot lines at the required front yard setback to a point midway between the
side lot lines at the required rear yard setback, is oriented to within thirty (30)
degrees of true north along said line; or
(3) a corner lot with a south lot line oriented to within thirty (30) degrees of a
true east -west line, which south lot line adjoins a public street or permanently
reserved open space: provided, however. that the adjacent street right-of-way or
open space has a minimum north -south dimension of at least fifty (50) feet. For
the purposes of this definition, "permanently reserved open space" shall include,
without limitation, parks. cemeteries, golf courses and other similar outdoor
recreation areas, drainage ditches and ponds, irrigation ditches and reservoirs,
lakes, ponds, wetlands, open spaces reserved on plats for neighborhood use and
other like and similar permanent open space.
211 Yferscm
Fad (ollim, (0 80524
970.416.7431
1.888.416.7431
Fax: 970.416.7435
Email: mikol®archilex.mm
hffp://wwwarchilex.com