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Home My WebLink AboutMODIFICATION FOR RIGDEN FARM, THE WILLOWS - 56-98M - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTNo Text rulmm OAD oa"n vim .wcc. IF/ om + DMAAT a sn= W?M Lee or orre%N wuAM OWN - ww" .nt►n SUNOWs D3PLAN 82 — REAR ELEVATION 9G11: 1/4*-1'-0 vacs ooaa No Text ir � PLAN B2 — FRONT ELEVATION tX,O 91sIMNf rAfw ITRA Wr 80AA,m svtm sit= _______________ FO[ - WkXM omor" n su,n•as *jaw 00MATO vom mom ,ON low U U V 6 -3— May 31, 2001 3.5.2 Residential Building Standards (A) Pu ose/ApplzcabZlity. The following standards are intended to promote wngy, visual interest and pedestrian -oriented streets in residential development This project clearly promotes variety, visual interest and pedestrian -oriented streets by providing detached walks, several of which go through green spaces. We are also promoting pedestrian and homeowner interaction by providing front porches on all designs. To help assure visual interest the `Build to" line on the front of the houses would be kept between 9' to 15'. This will create variety though out the project and eliminate a "row house community" look. Attachment A (5 pages) shows example elevations of the types of homes that we intend to build. As the examples show, the houses will have porches, prominent vertical support posts, quality siding, decorative trim and/or masonry accent wrap. The elevations vary from house to house and when next to each will have a pleasing curb appeal. Attachment B (1 page) is a copy of the "Architectural Design Standards" for Rigden Farm Residential. These standards are already in place to assure that the homes that are built in Rigden Farm will promote variety and visual interest. Thank you for your consideration of this modification request. Sincerely, Lance R. Slayton President -2— May 31, 2001 2. Reducing the setback from 15' to 9' would not have a detrimental impact on vehicle or pedestrian visibility. Although we are moving the foundations up to 6' closer to the street in some cases, we are not encroaching on corner line of sight triangles, therefore, vehicle and pedestrian visibility is not impacted. Also, we are creating a little more driveway room for our rear access garages, which allows us to separate vehicles from pedestrians. This reduction should also enhance vehicle and pedestrian visibility by creating a better background and less sight interference for pedestrian safety. ADVANCES OR PROTECTS THE PUBLIC INTERESTS 1. In trying to accomplish the goals set forth Principle AN-5 and Policy AN-5.1, 5.2 and 5.3, we rear loaded and designed this project to have attached garages at the rear of the property. This advances public interests by emphasizing the visually interesting features of the buildings as seen from the public street and sidewalk. PRINCIPLE AN-5: All new residential buildings should be designed to emphasize the visually interesting features of the building, as seen from the public street and sidewalk. The visual impact of garage doors, driveways, and other off-street parking will be minimised and mitigated. Policy AN-5.1 Garages and Driveways. To foster visual interest along a neighborhood street, the street frontage devoted to protruding garage doors and driveway curb crossings will be limited. Generally, garages should be recessed, or if feasible, tucked into side or rear yards, using variety and creativity to avoid a streetscape dominated by the repetition of garage doors. Locating garages further from the street can allow narrower driveway frontage at the curb, leaving more room for an attractive streetscape or curb appeal. It is recognized that there may be ways a residential property can be custom -designed to mitigate the view of a protruding garage opening. The intent of these policies is not to limit such custom - designed solutions when an individual homeowner has a need or preference for protruding garage openings. Policy AN-5.2 Alleys and Shared Driveways. Alleys and various forms of shared driveways are encouraged in order to improve the visual interest of neighborhood streets by reducing driveway curb cuts and street -facing garage doors. Such alleys and driveways can also serve as locations for ancillary buildings, utilities, service functions, and interior -block parking access. Policy AN-5.3 Street Vistas. If possible, the view down a street should be designed to terminate in a visually interesting feature, and not terminate directly in a garage door. 2. In varying the setback from 9' to 15' we feel we are advancing the public interest set forth in the policies above by not only rear loading our garages, but also enhancing the visual interest caused by the varying setbacks off the streets. ADVANCES OR PROTECTS THE PURPOSES OF THE STANDARD SLAYT. CONSTRUCTION, INC. May 31, 2001 Troy Jones City Planner City of Fort Collins 281 N. College Avenue Fort Collins, CO 80524 Dear Mr. Jones, In addition to our The Willow at Rigden Farm PDP submittal, we are requesting modifications to the following standards for Lots 1-23, The Willow at Rigden Farm P.D.P. (See attached site plan). Attachment C 3.5.2(D)(2) Setback from Nonarterial Streets. Minimum setback of every residential building and of every detached accessory building that is incidental to the residential building from any public street right-of-way other than an arterial street right-of-way shall be fifteen (15) feet. MODIFICATION #1 3.5.2(D)(2) Setback for Nonarterial Streets We feel that our proposed plan incorporating the front setbacks varying 15' to 9 ` will advance or protect the public interests and purposes of the standard for which the modification is requested equally well or better than would a plan which complies with the standard. This modification is requested for the following reasons: NOT DETRIMENTAL TO THE PUBLIC GOOD 1. The project is seeking to establish a neighborhood in keeping with the "Traditional Neighborhood Design" (TND) and "New Urban" ideals embodied in the City's Comprehensive Plan. A major assumption of TND and New Urban is that closer proximity encourages increased interaction and communication, thus creating a better sense of neighborhood or community. To this end we have developed house plans that have front porches to encourage interaction between neighbors. By decreasing the setback from 15' to 9' we put the residents in closer proximity. This philosophy also applies to the multifamily lots that are also part of the proposed plan. 215 UNION BOULEVARD, SUITE 350 • LAKEWOOD, COLORADO • 80228 PHONE: (303) 989-2026 • FAX: (303) 989-2049 EMAIL: SLAYT@QWEST.NET