HomeMy WebLinkAboutOLD TOWN NORTH, NORTH FLATS - PDP & MODIFICATION OF STANDARDS - 28-99D - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTMs. Anne H. Aspen
Community Planning & Environmental Services
City of Fort Collins
Re: North Flats Modifications of Standards Requests
10/2!6
Page 2
different relationship to the alley. It has been explained to the applicants that this is due to drainage
issues identified in the previous approval. Since the pertinent relationship of carport to actual alley
is the same for the conflict area as it elsewhere within the project, where no conflict exists it would
seem that the standard has been satisfied equally well.
Related to the second request it should be noted that the carports, in the conflict area will be
located over the top of an access, utility and drainage easement. Engineering, in the preliminary
design review comments has indicated that it is possible, for a carport to be located over this
easement as long as all utilities agree as the primary purpose for the easement is to accommodate
Stormwater. They go on to indicate that a small portion of the easement could be vacated to
accommodate columns used to support the carports. The replat, as submitted for this project
proposes such a vacation for the columns.
The third request relates to section 3.2.2(L)Table A. which requires that a 24' wide two-way drive
aisle be included adjacent to 90 degree compact parking stalls. It is requested that a 23' wide drive
aisle be deemed acceptable. Grounds for this would be that the plan as submitted will promote the
general purpose of the standard equally well or better than would a plan which complies with the
standard. The same table referenced herein, requires a compact stall to have a minimum width of
8 feet. As proposed, the stalls for this project exceed this and are 9 feet wide. The table also
indicates that a 20' width is acceptable for a one-way drive, which seems to indicate that the
standard recognizes the required movement of a vehicle to get into such stalls can be performed in
a width less than 24'. With the added stall width it is felt the stalls will perform equally well or better
than the standard specifically calls for. It should also be noted that the plan previously approved for
this site included garages located immediately adjacent to the 24' drive aisle. The current proposal
is for cantilevered carports with no physical obstructions immediately adjacent to the drive aisle. It
would seem that a 23' drive aisle width with no immediately adjacent physical obstructions would
perform equally well or better than a 24' drive aisle width with the wall of a garage immediately
adjacent. Furthermore, the applicants have previously mocked up the configuration on site and
found that even full sized vehicles could effectively perform the maneuver into the stalls. If the
decision maker and or staff would like to witness this. a mock-up of the parking/drive configuration
could be set up once again on site for demonstration.
It is respectfully requested that a Modification of Standards be granted for the three requests.
Drawings are enclosed with the PDP submittal illustrating the conditions mentioned above. If you
have any questions or require any additional information please feel free to contact me.
Sincerely,
Greg D. FiRArchitec
XC: David Mills — Millh41 Inc.
October 2, 2006
Ms. Anne H. Aspen
Community Planning
& Environmental Services
City of Fort Collins
P.O. Box 580, 281 North College Avenue
Fort Collins. CO 80522-0580
Re: North Flats — Modification of Standards
Dear Anne,
ER, ARCH IT,E,CT
This letter is intended to serve as a request for a review of three Modifications of Standards of the
City of Fort Collins Land Use Code for the North Flats project located in Old Town North
Subdivision.
The first request relates to section 3.8.19(7) of the Land Use Code (LUC), which limits open
outside stairway projection into a setback to 5'. According to the approved plan for Old Town North,
a front setback of 9' is required along Blondel Street. This setback overlaps a matching 9' utility
easement. The proposed project contains open stairways serving the upper level residential units
within this area. It is requested that these open stairways be allowed to project into the front
setback and corresponding utility easement a maximum of nine (9) feet. Grounds for this would be
that the plan as submitted will promote the general purpose of the standard equally well or better
than would a plan which complies with the standard. Relative to the setback issue, the stairways
are constructed of steel stringers and treads w/ the railings consisting of expanded metal mesh in a
steel angle frame. Thus, the stairs will be very open and unobtrusive and will provide a sort of
modern brownstone front step affect which will be very pedestrian friendly. Relative to the utility
easement issue, these stairways will be designed and constructed to be bolted to the side of the
buildings making them easily removed. With the stairways removed uninterrupted use of the
easement will be provided in the unlikely event utility work needs to be performed in the easement
rather than having a permanent stair blocking 5' of an easement. The only actual utilities located in
the easement are Xcel gas lines. The developer for the project has met with Xcel representatives
regarding this matter and they have indicated that the stairways are acceptable within the
easement provided that they are designed to be detachable. A letter from Xcel representatives is
attached indicating this.
The second request relates to section 3.8.19(6) of the LUC, which limits eaves to a projection of 2
'/� into a required setback. According to the approved plan for Old Town North, a setback of 8' is
required at the alley right of ways. It is requested that the carports at the rear of buildings E & G be
allowed to cantilever into this setback a distance of 6' rather than 2'/z . Grounds for this would be
that the plan as submitted will promote the general purpose of the standard equally well or better
than would a plan which complies with the standard. The relationship between the carports and the
alley in the area of the setback conflict is the same relationship as it is elsewhere in the project
where there is no conflict. The difference in the conflict area is that the alley right of way line has a
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