HomeMy WebLinkAboutRIGDEN FARM, 7TH FILING, THE WILLOWS - PDP - 56-98N - CORRESPONDENCE - (14)7.30.01
TO: Project Planner
FM: Clark Mapes, Advance Planning
RE: Rigden Farm, the Willows
OVERALL PLAN
Overall, there is a very high degree of repetition of the large buildings on the west side of the
plan, with maximized building mass that meets the zoning 6-plex limit on what appears to be a
technical loophole. The 10-foot slot on axis across from the drive entrance appears to make make
two six-plexes out of something designed as a 12-plex. Thus, no standard is being violated, but
some questions are raised. Some of the questions are for.consideration and common
understanding only. Is there any other purpose for the 10-foot slot? What goes in the slot area?
(Gravel mulch? Utility" banks?
We acknowledge the architecture of each building itself as offering positive visual interest and
pleasing scale elements.
However, will the densely packed repetition create an unduly negative effect in this Low Density
Neighborhood zone district area? Can the architects create some meaningful variation among the
multiple buildings, from color to materials to details? One reason for this question: standards
were carefully written to mitigate monotonous repetition of larger buildings, and applied to
buildings larger than 6-plexes. The idea and hope was that the 6-plex buildings and smaller
would take care of themselves as far as being designed with characteristics of "big houses" rather
than "apartment complex buildings." The proposed buildings read as an apartment complex,
and in fact -the elevations show them as single large buildings in exceeding the 6-plex limit in
letter as well as spirit. (The elevations need to be revised to show the slots.)
A common comment from people in the development industry is that there are too many local
standards, which stifles variety and creative responsiveness. Here is a situation where Ft. Collins
does not have detailed standards to require attention to these questions. Can anything be done
without standards to creatively address these questions about monotonous repetition? Thank
you for your consideration.
LANDSCAPE
I want to acknowledge the double row of trees along the sidewalk on Custer as a very pleasing
contribution.
The west perimeter of the project needs to comply fully with the tree stocking and other
functional landscape requirements in 3.2.1. This also applies to the walkway area between BG-11
and BG-12. ,
These big buildings lined up against the neighboring property need significant tree plantings for
scale, not to mention summer afternoon shading of the buildings themselves.
SITE PLAN
Building SF-B2, SW comer of the plan, is isolated by vehicle use areas, in violation of 3.5.2(C).
At least 5' of vehicle use area screening is required along the driveway at the SW comer of the
plan per 3.2.1(E)(4).