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Home My WebLink AboutMODIFICATION FOR RIGDEN FARM, THE WILLOWS - 56-98M - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUEST (3)327g�/ 7�718,/ 3 0 1 \1 1 i 1 I I 1 1 I I �oIf --------- ---- i r � � � � L� � ` � �� '� � ,�� l� 1n ��, V \ v a ;� � � z /� ' , �� , `��, � ��\ � / so �� / � � / �l � � � / / / / / / � w, \ / / � � � � \ / / / / / / � /` r� i i � \ p // ``J / / `�� T / � / � � / / � / / / / / V //�/� � , / � / � G�1/ Z �� / I �� %_ J I F S Q UKo 110 v. " o_,,k c, — 2 — May 31, 2001 rear loaded privates drives consume more of the available land, we are requesting this modification to allow families on these lots to have some yard space between their house and the adjacent property. This advances the public's interest by protecting small children in providing them a protected play yard area. 2. We feel that this plan advances the public's interest significantly by addressing the following specific community needs outlined in the city's Comprehensive Plan: 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 minimized 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. 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 Emit 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. ADVANCES OR PROTECTS THE PURPOSES OF THE STANDARD According to city staff the purpose of the 076' side yard setback is to ensure that the lots have adequate light, air circulation, and privacy adjacent properties. Our request for this modification advances or protects the purpose of this standard. With our request, we are gaining at least 1' on the minimum requirements of this standard allowing even more light, air circulation, and privacy to adjacent properties. Thank you for your consideration of this modification request. Sincerely, Lance R. Slayton President 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 submittal, we are requesting modification to the following standard for Lots 1-23, The Willow at Rigden Farm P.D.P. (See attached site plan). Attachment D 3.5.2(D)(3) Side and Rear Yard Setbacks. If a .Zero -lot IUne development plan it proposed, a .Tingle six-foot minimum side yard is required. Rearyard setbacks in residential areas shall be a minimum of fifteen (1 S) feet from the rearproperty line. We are requesting a 1' side yard setback to the zero lot line standard. The standard currently indicates a 076' configuration, we are proposing 1' setback on one side, with at least 6' on the other side. By allowing us to use this standard we are gaining at the very least, 1' with this modification and in turn, are not encroaching the neighbor's property with the roof overhang. We feel that by increasing the side yard setback of the zero lot line standard to 1' on alley accessed garages and dwellings 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 Increasing the side yard setback from a 0'/6' to 1'/6' configuration would not have a detrimental impact on vehicle or pedestrian visibility. In fact, it would have a positive benefit. A 1'/6' side setback would allow more space on the lot to place parking spaces perpendicular to and off the alley. 2. Granting this modification request increases the feasibility and viability of this project. People seeking this type of home and neighborhood expect to obtain a minimal amount of private yard space for maintenance purposes. We are also trying to provide an alternate to "garage dominated" designs by alley loading the homes. By being forced to adhere to the current setback standards we would negatively impact the feasibility of the project. ADVANCES OR PROTECTS THE PUBLIC INTERESTS 1. This project is rear loaded and designed to have attached garages at the rear of the property. Because 215 UNION BOULEVARD, SUITE 350 • LAKEWOOD, COLORADO • 80228 PHONE: (303) 989-2026 • FAX: (303) 989-2049 EMAIL: SLAYT@QWEST.NET