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Home My WebLink AboutSANCTUARY WEST - PDP - 30-07 - REPORTS - MODIFICATION REQUEST200' CONNECTING WALKWAY LOTS 25-28 ARE NOT IN COMPLIANCE 24 I I 27 I 23 26 I I r--� 22 I 25 s \ 200' CONNECTING WALKWAY el 31 �— NON-STANDARD LOT I FOR GARAGE STANDARDS I 1 1 20 I I 1s I I 18 s wa® I I i 17 i 16 I i ■.�..�..�..� —15 i 14 LCONNECTING - WALKWAY MEETING REQUIREMENTS U 13 12 1 I z O -- up) a0 ALTERNATE 'A' BLOCKS 11-18 ALTW MODIFICATION OF STANDARDS FOR CONNECTING WALKWAYS LOTS 5 & 6 ARE NOT IN COMPLIANCE LOTS 1-3 ARE NOT u U I I r�pNB��y IN COMPLIANCE 200' CONNE ZING iI Uj!j F WALKWAY LENGTH (7Y) I LOTI I LOTL I �•(� I 1 LON ssu wd vwwfl. 1 vman. I s.°awn. OUTLOTA mMm laylm mYpm m,plm ze,emwt „•„e ounorA ___ II CbP(DE IY.EWall BEATTIE LANE (P.D.) BLOCK6— LOTS LOT6 1 Lon Q Lore 1 ART �-� OUTLOTN __—_—_—_ yy -- m OUTLOTE --- -I _ _ ____ �- 1 I lid LOT12 S'�'paA 1 .�. ..�..�..�..�..�.. i Lon ysG0T9 BL ICK6 Inp � I LOT10 1 I LOTI I s.Pssaa j rt,YNe.I W i I I • • vman j IOMd I 1 swan. 1 se0isy� I I rI•L�-� I In _• �� I I BLOCK �T�TIE LANE (P.D.) I i BLOC T Q ILOT OUTLOTA / OUTLOTL ssmwfl. I m ow"°sio , I • 1 p� F �u�u�t•�u� �� um:.efl -- ' i --_ L umer 1 LOTIO �OUTLOTH o mww ap O p • 1 .i,im Nn • IID6rED£ • U] ----' ---------- '�"� ------- -- ou rzore U ZI / TS i LOT 91S NOT ' ^<° "fl 1JWPFD[ r O 1 SEONfl. I SJOwn I x•Nn, j �� L()T9 ; INCOMPLIANCE W V •1 ,OuDlel urvpc� I�apal I e s3fl wA • •I•r�rr� ' D= I - - - - , '' BACON LANE(P.D.) ounoTi r:�.. .J `� / c � r • Z: O •.1 LOT6 1 LOT)TI L.1 I LOTB i t uUm�yfl. 1 v%wn I semwp I El ❑ Iv��I • m I OUTLOTf e,ew yp LLOM1PPn[ omt..e • I I 1 s ..•,• ma ____________- _ � --------------- ------------- ___ ______ _____ •___________1 •°vnrore O — I I - - ' w e _ O O PREFERED PLAN MIO OSED Sn GIAN MODIFICATION OF STANDARDS FOR CONNECTING WALKWAYS I vl C h l l \1 . 1. r O 5 1 1 0 1• l u a O l p g tS . s I• h 1 c � the west side of the street; (3) The economic loss of 2 duplex lots. As a result, the applicant believes approval of the preferred plan with the requested modification to standards is appropriate and justified. (Note: This alternative was created before the agreement to realign Barton Drive) Justification We understand that in order to approve the Modification Request the Planning and Zoning Board must make the following findings: A) The Planning and Zoning Board may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good. We believe the preferred plan is not detrimental to the public good. The preferred plan does provide for adequate access to all duplex lots, maximizes number of solar oriented lots, and encourages pedestrian movement throughout the development. B) The plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested. We feel that the preferred plan promotes the general purpose of the standards equally well or better than a plan that satisfies the standard as follows: • The preferred plan maximizes the number of solar -oriented lots. • The preferred plan optimizes visual presentation to the surrounding neighbors and public streets, with garages located off of rear drives, for a pedestrian and visually friendly streetscape. • The preferred plan provides an internal pedestrian walkway between the front facades of the internal buildings for the residents • The preferred plan provides the ability to address the internal buildings using the named private drives per request of Poudre Fire Authority. • The preferred plan provides for optimization of open space, provides better buffering to adjacent residents, and provides for a more cohesive neighborhood design. • We believe the preferred plan presents a modification that is inconsequential to and in fact advances the purposes of the Land Use Code as contained in Section 1.2.2. Specifically, the preferred plan optimizes the design, quality and character of the development in relation with the adjacent developments and maximizes the number of solar -oriented lots in the area constrained by the physical characteristics and property boundaries present in this development. Based on the review of alternative plans and the justification presented for the preferred plan, we request approval of this Sanctuary West Modification Request. Sanctuary West Modifications of Standards Request —Connecting Walkways October 10, 2007 (rev. 3/05/08) page 3 of 3 -Civic Center V i l l age 144 North Mason Street Suite 2 • Fort Collins. Colorado 80524 (970) 472-9128 • Va -(970) 494-0728 I. P P tl a, • P n V A I V h 1 1 o C t <i rp I• I. 1 y � orientation, providse the best utilization of the west most parcel which is constrained by the property boundary geometries of this site, and maximizes views to open space. Within this block there are 4 duplex lots. Lot 4 is within 200 feet of a public street, however, lots 1-3 are not, with lot I being about 400 feet from a public street. These lots have a front yard and green belt that is approximately 31 feet in width which overlooks a 15-acre open space containing a regional detention facility. The preferred site plan provides for a 5 foot wide walk that connects all these lots to the public street and to off-street parking. Block 6, Lots 5 & 9 The duplex lots served by Beattie Lane have been designed to optimize solar orientation and provide the best utilization of the west most parcel which is constrained by the property boundary geometries of this site. The preferred design provides for all duplex lots in this area to face a generous open space area. Lots 6-8. and 10-1 1 of block 6 are all within 200 feet of a public street walkway. Lots 5 and 9 of block 6 are approximately 270 feet from a public street walkway. All of these lots also have access to overflow parking located adjacent to lots 1 of both blocks. An alternative (see attached alternative A) was considered in which blocks were reoriented 90 degrees. This alternative is not preferred in that: (1) During the neighborhood meeting the neighbors to the west were concerned that this orientation would not provide adequate buffering to their lower density neighborhood; (2) The lots affected no longer conform to the requirement for solar orientation; (3) Lot 31 does not meet LUC 3.5.2(E)(3) requiring garage doors not comprise more than 50% of the ground floor street -facing linear building frontage; (4) Lots 25 through 29 do not meet LUC 3.5.2(C)(1) Orientation to Connecting Walkway, and; (5) The preferred plan provides better utilization of open space and provides for a more cohesive neighborhood design. Block 7, Lot 9 The duplex lots on block 7 with the rear load garage configuration are designed to face Barton Drive, encouraging a sense of neighborhood. This results in the duplexes on block 7 lots 9-12 not being adjacent to a public sidewalk. Lots 10-12 are within 200 feet of a public sidewalk, facing the church property on the east, and the future Webb Avenue. Lot 9 has a connecting walkway with the entrance over 200 feet from a street sidewalk at approximately 286 feet. All the other lots in block 7 meet the connecting walkway criteria. In addition, with the cooperation of the school district, we have relocated Barton Drive off -site to align with the school district access to the south. This has allowed us to redesign this duplex area as described here, with a better connection of walkways for all the units. An alternative (see attached alternative A) was considered in which this portion of the site design is rotated 90 degrees. This alternative is not preferred in that: (1) The sense of entry is lost with the addition of private drives serving the duplexes connecting to the street (2) A turn conflict between the northern most private drive with the private drive on Sanctuary West Modifications of Standards Request —Connecting Walkways October 10, 2007 (rev. 3/05/08) page 2 of 3 -Civic Center 'Village 144 North Mason Street Suite 2 • Fort Collins, Colorado 80524 (970) 472-912S • Fa :(970) 494-0728 4.n n.1 o po A rch 11., •, a ro Silo 1'lu onlny '(S �'n p 41c• MODIFICATION REQUEST SANCTUARY WEST This is a modification of standards request for Sanctuary West to address the following item: Modification of standards to Section 3.5.2(C)(1) Orientation to a Connecting Walkway of the Land Use Code, accepting a preferred plan in which 6 of the duplex lots face a connecting walkway with primary entrances more than 200 feet from a public sidewalk. PROJECT BACKGROUND Sanctuary West, zoned L-M-N, is a 26.6 acre infill project located on the north side of LaPorte Avenue in the 2200 — 2400 block. This east -west channel is over 100 feet wide by 970 feet long and up to 13 feet deep, while the north -south channel is 110 feet by 800 feet long. A new third stormwater channel will extend from Laporte Avenue and will connect to the existing north -south channel as a City required improvement in the West Vine Basin Master Plan. The site is further constrained by existing uses on the south and south west property boundary that result in a relatively narrow corridor for development. Additionally, a public street connecting the site to LaPorte Avenue is required on the west side of the site, further constraining the site design. The purpose of this modification request is to allow the connecting walkway to primary entrances on 6 duplex lots to exceed 200 feet from a public sidewalk. As described in the project description, the size and shape of the west portion of the site is constrained by existing property boundaries and a major storm water drainage channel. A number of other alternatives to the preferred plan have been explored. This work has not resulted in a plan that would meet both the project objectives and Land Use Code requirements. As a result the applicant is requesting a modification to LUC 3.5.2(C)(1) Orientation to a Connecting Walkway. Modification to development requirements Code Section: 3.5.2(C)(1) Orientation to a Connecting Walkway. Every front fagade with a primary entrance to a dwelling unit shall face the adjacent street to the extent reasonably feasible. Every front fagade with a primary entrance to a dwelling unit shall face a connecting walkway with no primary entrance more than two hundred (200) feet from a street sidewalk. Discussion: In the preferred plan, there are six duplex lots that do not meet this requirement. The site plan provides for rear load garages on each duplex lot, eliminating a "garage dominated" front fagade presentation to the public streets. This plan is preferred by the applicant because it optimizes the sense of neighborhood for the development's west entrance from LaPorte Avenue. Block 6, Lots 1-3 This block has been designed to create a consistent layout that maximizes solar Sanctuary West Modifications of Standards Request —Connecting Walkways October 10, 2007 (rev. 3/05/08) page t of 3 -Civic Center V i l l a g e 144 North Mason Street Suite 2 • Fort Collins, Colorado 80524 (970) 472-9125 • Fzut.(970) 494-0728