HomeMy WebLinkAboutTHE QUARRY BY WATERMARK - PDP200019 - - MODIFICATION REQUEST (3)November 10, 2020
Modification Request
3.5.2 Residential Building Standards
(D) Relationship of Dwellings to Streets and Parking.
(1) Orientation to a Connecting Walkway.
Every front facade with a primary entrance to a dwelling unit shall face the adjacent street
to the extent reasonably feasible. Every front facade 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. The following exceptions to this standard are permitted:
(a) Up to two (2) single-family detached dwellings on an individual lot that has
frontage on either a public or private street.
(b) A primary entrance may be up to three hundred fifty (350) feet from a street
sidewalk if the primary entrance faces and opens directly onto a connecting
walkway that qualifies as a major walkway spine.
(c) If a multi-family building has more than one (1) front fa cade, and if one (1)
of the front facades faces and opens directly onto a street sidewalk, the
primary entrances located on the other front facade(s) need not face a street
sidewalk or connecting walkway.
Reason for the Request
Due to the nature of the site and the practical need to have parking near buildings, entrances to
building 4 & 5 exceed the 200’ required in section 3.5.2(D)(1) and require a modification
Justifications
The Land Use Code states that the decision-maker may grant a modification of standards only if
it finds that the granting of the modification would not be detrimental to the public good; and the
decision-maker must also find that the Modification meets one of the following four criteria
described in the LUC.
(1) 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 believe the plan meets the general purpose of the standard better than a plan that would
comply with the standard. The purpose of the standard as stated in the Land Use Code is
The standards in this Section are intended to promote variety, visual interest and pedestrian -
oriented streets in residential development .
While building #4 and #5 do not connect to a street sidewalk, we have designed a walkway that
connects to the street sidewalk with visual interest and a pedestrian orientation. The walk is
oversized (9’ wide) similar to walks in the Old Town area. Trees in tree grates line the walk
creating an urban pedestrian feel as well as a separation from the adjacent parking. The
images below show the area out of compliance and a sketch of the enhanced walk.
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Similar to sidewalks in Old Town Fort Collins with its large width, trees in the walk and plantings
along the buildings, The enhanced walk shown above provides a pedestrian experience that is
equal to and possibly better than a LUCASS standard 4.5’ walk and 6’ parkway.