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HomeMy WebLinkAboutBALFOUR SENIOR LIVING - PDP220001 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTPage 1 of 2 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0124_Build to Line Modifcation Letter.doc Date: January 26, 2022 To: City of Fort Collins Development Review Center Attention: Brandy Bethurem Harras 281 N. College Avenue Fort Collins, Colorado 80522 From: DTJ DESIGN, Inc. Re: The Overlander by Balfour- Build to Modification Request Letter (previously submitted as Balfour at Fort Collins for PDR) 3733 East Harmony Road Fort Collins, Colorado PDR210011 The following is a narrative describing the request for modification to the requirements of Orientation to Build-to Lines for Streetfront Buildings, 3.5.3 (C) (2) of the City of Fort Collins Land Use Code along Cinquefoil Lane for this project. The primary reason for this request is the adaptive reuse of two historic buildings in the northwest corner of this site. Our design plans on preserving these building in their current location and surrounding the buildings with open space/ activity areas to create a residential and village feel. Preservation of this area for historic reasons is important for the city, as is modifying grade around these structures for improved handicap accessibility. For these reasons, we suggest no modifications in this area to comply with this portion of the code. The area noted above constitutes about 40% of the buildable frontage along Cinquefoil Lane since the northern most portion of this western edge is not buildable (80’-0” Harmony setback). Some edges of the historic structures are complaint with the 15’-0” maximum setback from the ROW, but for the most part are non-compliant. To reinforce the idea of edge along this portion of the site, we are introducing a fenced activity area and signed gateway to the project. To accentuate the historic structures and defer to their residential scale, we have stepped the new building back further from this edge. This places emphasis on the historic portion of the project and allows the new building edge to step down to a low, single-story porch. In front of this portion of the building is a small parking field of approximately 20 parking spaces. To avoid large expanses of parking lots, we have separated the requited parking into three zones, placing one along Cinquefoil to connect the fields and our two required curb cuts onto Cinquefoil. Page 2 of 2 U:\2021044.20-Balfour Ft Collins\06 Milestones\2022-0126_PDP submittal\Comment Response and Narrative\2022-0124_Build to Line Modifcation Letter.doc To screen this parking area and reinforce the edge along Cinquefoil, we are proposing an agrarian styled fence with landscape integration. This fence will match in style and finish fencing in other parts of the project and the activity enclosure further north along Cinquefoil. We believe these stylings and scale are more in keeping with the historic uses of the site and more in keeping with the spirt of exceptions noted in the land use code. We feel a larger building mass along Cinquefoil to reinforce street front would degrade the pedestrian experience along this street and significantly block view to the preserved area of the site for vehicular, bike and pedestrian users north bound on Cinquefoil Lane. Thank you for your consideration of this request. DTJ DESIGN, Inc.