HomeMy WebLinkAboutTHE SAVOY - PDP210019 - SUBMITTAL DOCUMENTS - ROUND 3 - MODIFICATION REQUEST
FORT COLLINS: 301 North Howes Street, Suite 100, 80521 | 970.221.4158
GREELEY: 820 8th Street, 80631 | 970.395.9880 | WEB: www.northernengineering.com
ADDRESS:
200 S. College Ave. Suite 10
Fort Collins, CO 80524
PHONE: 970.221.4158
FAX: 970.221.4159
WEBSITE:
www.northernengineering.com
Modification of Standards Request Letter
Date: September 13, 2022
Project: The Savoy Project No. 514-003
Fort Collins, Colorado
Attn: Mr. Kai Kleer
Community Development and Neighborhood Services
City of Fort Collins
281 North College Avenue
Fort Collins, Colorado 80524
RE: Block Standards
Dear Staff:
The purpose of Land Use Code is to improve and protect the public health, safety, and welfare of the
community. Some ways the Land Use Code achieves these objectives is by encouraging innovations in land
development, ensuring that all growth and development which occurs is consistent, increasing public
access to mass transit, sidewalks, trails, bicycle routes and other alternative modes of transportation, as
well as encouraging a wide variety of housing opportunities at various densities. It is with those
considerations in mind that this Modification of Standards Request Letter has been prepared. This letter is
provided pursuant to Section 2.8 of the City Land Use Code to document the site condition proposed to
deviate from the current standards.
The criteria that The Savoy is seeking to modify slightly is the “Block Requirements” for Multi-Family and
Single-Family Attached Dwellings per section 3.8.30 of the Land Use Code (LUC). Per Section 3.8.30 all
blocks shall be limited to a maximum size of seven (7) acres. Additionally, each multi-family project shall
be developed as a series of complete blocks bounded by streets (public or private). Natural areas, irrigation
ditches, high-voltage power lines, operating railroad tracks and other substantial physical features may
form up to two (2) sides of a block. Below is the example shown in section 3.8.30 for “Garden Apartment
Block”
Figure 16C - Land Use Code
The Savoy | Modification Request | 09.13.2022
P:\514-003\Admin\Variance Requests\ModificationRequest - Block Face.docx Page 2 of 3
ADDRESS:
200 S. College Ave. Suite 10
Fort Collins, CO 80524
PHONE: 970.221.4158
FAX: 970.221.4159
WEBSITE:
www.northernengineering.com
Figure 16C highlights the use of splitting up a site by incorporating a road down the middle of the site both
in the north/south direction as well as the east/west direction. Due to parking count requirements and a
reduction in overall developable area because of additional ROW dedications, The Savoy is unable to fully
meet the requirements set forth by section 3.8.30. However, The Savoy is proposing to still incorporate, to
the fullest extent possible, pedestrian corridors to promote a healthy and concise pedestrian circulation
throughout the site. The Savoy is proposing two pedestrian routes one running north/south and the other
east/west. These walks have increased sidewalk widths (8’) as well as several enhanced crosswalks,
pedestrian portals, and lighted bollards. These routes will be easily identifiable for the pedestrians looking
to walk the site as well as break up the site from appearing like one big parking lot. Additionally, these
circulation paths all lead to our clubhouse that will be a vibrant place full of activities as well as
aesthetically pleasing landscaping features. The north/south connection runs along the west side of the
clubhouse and the east/west connection runs through the pocket park and along the south side of the club
house. Please refer to the attached site plan for further clarification. Lastly, the east-west connection meets
the LUC definition in section 5.1 of “major walkway spine”. As defined in section 5.1
Major walkway spine shall mean a tree-lined connecting walkway that is at least five (5) feet
wide, with landscaping along both sides, located in an outdoor space that is at least thirty-five
(35) feet in its smallest dimension, with all parts of such outdoor space directly visible from a
public street.
The Savoy’s major walkway spine goes all the way across the site in a straight shot from Cinquefoil Lane to
Brookfield Drive. The walkway is 35’ wide at a minimum, has an 8’ sidewalk, and is lined with vegetation.
Additionally, the walkway spine goes through a pocket park along the west side of the site. However, the
walkway spine must cross the parking lot drive aisles four times and at each of these crossing there will be
an enhanced crosswalk to slow traffic as well as enhance the crosswalks aesthetically. These crossings are
vital for proper vehicular and emergency vehicle circulation.
The Savoy is surrounded by several developments who faced the same “Block Requirements” as well as
focused on multi-family developments. Specifically, The Vibe directly west of The Savoy, as well as Terra
Vida which is to the southwest of The Savoy property. Both The Vibe and Terra Vida have pedestrian
corridors that run north/south through the site and slightly jog around the club house. Both these
developments had more developable space. Brookfield (Phase 2 and Phase 4) met the “Block
Requirements” by installing Steelhead Street down the middle. However, we heard from Brookfield
residents that the Brookfield development did not provide nearly enough off-street parking, which is the
primary driver of the retrofitted inset parking along Precision Drive and Brookfield Drive being proposed
with The Savoy. Therefore, what The Savoy is providing between the pocket park, the north/south
connection, and the major walkway east/west connection, we believe we are meeting the intent of the
“Block Requirements”. Attached is an acreage exhibit highlighting the surrounding developments acreage
as well as showing the bike paths in the general vicinity.
The Savoy | Modification Request | 09.13.2022
P:\514-003\Admin\Variance Requests\ModificationRequest - Block Face.docx Page 3 of 3
ADDRESS:
200 S. College Ave. Suite 10
Fort Collins, CO 80524
PHONE: 970.221.4158
FAX: 970.221.4159
WEBSITE:
www.northernengineering.com
The modification requested in this letter will not be detrimental to public health, safety, or welfare. The
modification requested will enhance pedestrian circulation. A case could also be made that the difference
is nominal and inconsequential when comparing the block area to the standard. Lastly, the requested
modification will not have an adverse impact on the City’s capital and maintenance costs, nor are they
expected to reduce the design life of the respective improvements.
Please feel free to contact me if you have any questions.
Sincerely,
Northern Engineering
Blaine Mathisen, PE
Project Engineer
Attachment:
- Site Plan
- Acreage Exhibit
BUILDING 2
BUILDING 4BUILDING 5BUILDING 6BUILDING 7BUILDING 8SUITES &MAIL LOUNGEBUILDING 3BUILDING 1
EVEVEVEVEVE E
TFTFETFGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGG G G G G G G G G G
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G G G G G G G G
G G GGGGGGGGGGGGGSS
S
S SW F
WFW
E E E E E E E E
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E E EEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEE E E E E E E E E E
E TFWTFTFEETFGTFTFE
EVWF6" W6" W6" W6" W6
"
W
6" W 6" W
FWSSWEW FSSF W
ISSSFWE E E
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E E E E E E E E E E E E E E E E E E E E EGGGGGGGGGGGGGGGGGGGGGG
EEEEEEEEGGGGGGGEEEEEMONITORIN
G
WE
L
L
TRAFFIC
R
AT
E
D
FFELEC
ELEC
GAS
GG G
15" SSWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWW
WWWWWWWWWW
WWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWST ST ST
STST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST ST
ST STSTSTSTSTSTSTSTSTSTSTSTST
SS SS
SS SS SS SS SS SS SS SS SS SS SS SS
SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS
SS
SS
SSGGGGCTVCTV
CTV CTV
EE E
D
D
D
DD
D
D
DD
HY DHY DS
S
S S
S
S
S
S
GAS
GAS
E
ELEC
F.O.
C.O.
C.O.
F.O.
LE FEVRE DRIVE
SEE SHEET R1
63' R.O.W
53' R.O.W
36' -
30'
FL-FL
5' CRUSHER FINES
MAINTENANCE PATH
53' R.O.W
53' R.O.W
30' MAX SETBACK
30'
FL-FL
30'
FL-FL
7'23'
24'
DRIVE
AISLE
17' (TYP.)
17' (TYP.)
17' (TYP.)
17' (TYP.)
7' SIDEWALK
48'8' SIDEWALK7' SIDEWALK
7' SIDEWALK
5' SIDEWALK7' SIDEWALK120'
17' (TYP.)
38'
10' UTILITY
EASEMENT8' SIDEWALKPOCKET PARK
(±4,830 SQ. FT.)
8' SIDEWALK
24'
DRIVE
AISLE9' UTILITY EASEMENT5' SIDEWALK8.5' PARKWAY9' UTILITY EASEMENT5' SIDEWALK8.5' PARKWAY9' UTILITY EASEMENT24'
DRIVE
AISLE
9' UTILITY EASEMENT
9' UTILITY EASEMENT
5' SIDEWALK
5' SIDEWALK
31' FL-FL
7' SIDEWALK
24'
DRIVE
AISLE
9' UTILITY EASEMENT5' SIDEWALK5' SIDEWALK7' SIDEWALK 7' SIDEWALK
24'
DRIVE
AISLE
24'
DRIVE
AISLE
17' (TYP.)
7' SIDEWALK 8' SIDEWALK5' SIDEWALK7' SIDEWALK8' LANDSCAPE BUFFER
24'
DRIVE
AISLE
23'
7'
23'
7'9' UTILITY EASEMENT9' UTILITY EASEMENT
9' UTILITY EASEMENT7' SIDEWALK24'
EMERGENCY
ACCESS
EASEMENT
17' (TYP.)
17' (TYP.)
5' SIDEWALK 7' SIDEWALK24'
DRIVE
AISLE
24'
DRIVE
AISLE
5'
S
I
D
E
W
A
L
K
7'
S
I
D
E
W
A
L
K
5' SIDEWALK5' SIDEWALK 5' SIDEWALKPRECISION DRIVE BROOKFIELD DRIVECINQUEFOIL LANE5' SIDEWALK24'
DRIVE
AISLE
3 SPACES
@ 8' = 24'5 SPACES @ 9' = 45'3 SPACES
@ 8' = 24'5 SPACES @ 9' = 45'1 SPACE
@ 8'
8 SPACES @ 9' = 72'
2 SPACES @ 9' = 18'
1 SPACE
@ 8'
6 SPACES @ 8' = 48'
2 SPACES
@ 9' = 18'
7 SPACES @ 9' = 63'
10' LANDSCAPE BUFFER
5 SPACES @ 9' = 45'4 SPACES
@ 8' = 32'
7 SPACES @ 9' = 63'
9 SPACES @ 8' = 80'
10 SPACES @ 8' = 80'13 SPACES @ 8' = 104'
4 SPACES
@ 9' = 36'
8 SPACES @ 8' = 64'5 SPACES 9' = 45'2 SPACES
@ 8' = 16'
2 SPACES
@ 8' = 16'10 SPACES @ 9' = 90'7 SPACES @ 9' = 63'3 SPOTS
@ 8' = 24'
3 SPOTS
@ 8' = 24'5 SPACES @ 9' = 45'5 SPACES @ 9' = 45'4 SPACES @ 9' = 36'1 SPACE @8'
1 SPACE @ 8'
8 SPACES @ 8' = 64'
1 SPACE
@ 8'
1 SPACE
@ 8'
AC UNIT
LOCATIONS
AC UNIT
LOCATIONS AC UNIT
LOCATIONS
AC UNIT
LOCATIONS
AC UNIT
LOCATIONS
LE FEVRE DRIVE IMPROVEMENTS
(SEE UTILITY PLANS FOR DESIGN)
8 SPACES @ 9' ≈ 72'
GAS METERS (TYP.)
ELECTRIC
METERS (TYP.)
TRANSFORMER
TRANSFORMER
TRANSFORMER
DRAINAGE
EASEMENT
RAIN GARDEN
FOREBAY
TRASH ENCLOSURE
(SEE ARCH. PLANS)
TRASH ENCLOSURE
(SEE ARCH. PLANS)
TRASH ENCLOSURE
(SEE ARCH. PLANS)
ENHANCED
PEDESTRIAN
CROSSWALK
ENHANCED
PEDESTRIAN
CROSSWALK
ENHANCED
PEDESTRIAN
CROSSWALK
LIGHTED
BOLLARD
(TYP.)
ENHANCED
PEDESTRIAN
CROSSWALK
BENCH (TYP.)
PEDESTRIAN
PORTAL
PEDESTRIAN
PORTAL (TYP.)
BENCH (TYP.)8 SPACES @ 9' = 72'2 SPACES
@ 8' = 16'9 SPACES @ 9' = 81'7 SPACES @ 9' = 63'2 SPACES
@ 8' = 16'
17' (TYP.)7 SPACES @ 9' = 63'19'19'
2 SPACES
@ 9' = 18'5 SPACES @ 8' = 40'2 SPACES
@ 9' = 18'5 SPACES @ 8' = 40'9 SPACES @9' = 81'8 SPACES @ 9' = 72'
AC UNIT
LOCATIONS
AC UNIT
LOCATIONS
AC UNIT
LOCATIONS
AC UNIT
LOCATIONS
AC UNIT
LOCATIONS
AC UNIT
LOCATIONS2 SPACES @ 9' = 18'
3 SPACES @ 9' = 27'
1 SPACE @ 9'
GAS METERS (TYP.)
ELECTRIC
METERS (TYP.)
24'
DRIVE
AISLE
LE FEVRE DRIVE IMPROVEMENTS
(SEE UTILITY PLANS FOR DESIGN)
30' SETBACK
(MAX.)
30' SETBACK
(MAX.)
30' SETBACK
(MAX.)
30' SETBACK
(MAX.)
6' SIDEWALK
COVERED
BIKE RACKS
(16 SPACES)
BIKE RACKS
(8 SPACES)
BIKE RACKS
(8 SPACES)
BIKE RACKS
(8 SPACES)
BIKE RACKS
(8 SPACES)
BIKE RACKS
(8 SPACES)
BIKE RACKS
(8 SPACES)
BIKE RACKS
(8 SPACES)
BIKE RACKS
(8 SPACES)
COVERED
BIKE RACKS
(16 SPACES)
COVERED
BIKE RACKS
(16 SPACES)
COVERED
BIKE RACKS
(20 SPACES)
PEDESTRIAN PORTAL
19'19'
BIKE RACKS
(8 SPACES)
CAR PORT
CAR PORT
13.5' LANDSCAPE BUFFER13.5' LANDSCAPE BUFFER10' LANDSCAPE BUFFER
9' LANDSCAPE BUFFER
9' LANDSCAPE BUFFER
PEDESTRIAN PORTAL8' SIDEWALK8' SIDEWALK8' SIDEWALK
8' SIDEWALK 7' SIDEWALK7' SIDEWALK7' SIDEWALK8' SIDEWALK
6.5' BREEZEWAY (TYP.)
5' SIDEWALK (TYP.)
5' SIDEWALK (TYP.)
5' SIDEWALK (TYP.)
ELECTRIC
METERS (TYP.)
GAS METERS (TYP.)GAS METERS (TYP.)
ELECTRIC
METERS (TYP.)
TRANSFORMERTRANSFORMER
TRANSFORMER
TRANSFORMER
9 SPACES @ 8' = 72'
1 SPACE @ 8'
1 SPACE @ 8'
8 SPACES @ 8' = 64'
5' SIDEWALK
8.5'
SIDEWALK
5' SIDEWALK
CAR PORT
CAR PORT CAR PORT
CAR PORT
FIRE HYDRANT
6.5' SIDEWALK (TYP.)
6.5' SIDEWALK (TYP.)
6.5' SIDEWALK (TYP.)13.5' LANDSCAPE BUFFERCAR PORT
CAR PORT
CAR PORT
17'
(TYP.)
6' SIDEWALK
6' SIDEWALK
17'
(TYP.)13.5' LANDSCAPE BUFFER10' UTILITY
EASEMENT
10'
UE
DRAINAGE
EASEMENT
20' DRAINAGE
EASEMENT
PEDESTRIAN PORTAL
38 MC-4500
STORMTECH
CHAMBERS
7 SPACES @ 8' = 48'
6 SPACES @ 8' = 48'3 SPACES
@ 9' = 27'6 SPACES @ 8' = 40'2 SPACES @
9' = 18'
5 SPACES @
8' = 40'
5 SPACES @
8' = 40'
4 SPACES
@ 9' = 36'
4 SPACES
@ 9' = 36'5 SPACES @ 8' 40'12 SPACES @ 9' = 108'35'38'
35'
8 SPACES @ 9' = 71'4 SPACES @ 9'=36'
3 SPACES @
9' = 27'
3 SPACES @
9' = 27'5 SPACES @ 8' = 40'5 SPACES @ 8' = 40'7 SPACES @ 9' = 63'3 SPACES @
9' = 27'5 SPACES @ 8' = 40'35'
35'
4 SPACES @
9' ≈ 36'
35'
(FENCE LINE)
8' SIDEWALK
30'
2 SPACES @ 9' = 18'
1 SPACE
@ 8'
2 SPACES @ 9' = 18'4 SPACES @ 9' 36'5 SPACES @ 9' = 45'ENHANCED
PEDESTRIAN
CROSSWALK
COVERED
BIKE RACKS
(16 SPACES)
COVERED
BIKE RACKS
(16 SPACES)
7 SPACES @ 9' = 63'
3 SPACES
@ 9' = 27'
1 SPACE
@ 9'
TRANSFORMER
ELECTRIC
METERS (TYP.)
AC UNIT
LOCATIONS
GAS METERS (TYP.)
GAS METERS (TYP.)
ELECTRIC
METERS (TYP.)
COVERED
BIKE RACKS
(16 SPACES)
BIKE RACKS
(8 SPACES)
COVERED
BIKE RACKS
(16 SPACES)
COVERED
BIKE RACKS
(16 SPACES)
AC UNIT
LOCATIONS
GAS METERS (TYP.)
ELECTRIC
METERS (TYP.)
ELECTRIC
METERS (TYP.)
GAS METERS (TYP.)
GAS METERS (TYP.)
ELECTRIC
METERS (TYP.)
10' UE
10'
UE
30'
EAE & UE
10' UE
8' UE
10' UE
24'
DRIVE
AISLE
DRAINAGE
EASEMENT
SP-2 SITE PLAN2
CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU
DIG, GRADE, OR EXCAVATE FOR THE MARKING OF
UNDERGROUND MEMBER UTILITIES.
CALL UTILITY NOTIFICATION CENTER OF
COLORADO
Know what'sbelow.
before you dig.Call
R
NORTH
( IN FEET )
0
1 INCH = 30 FEET
30 30 60 90
NOTES:
EASEMENT LINE
SPROPOSED SEWER SERVICE
WPROPOSED WATER SERVICE
6" W
EXISTING WATER MAIN
PROPOSED WATER MAIN
PROPOSED STORM SEWER
LEGEND:
G
T
EXISTING STORM SEWER
EXISTING TELEPHONE
EXISTING GAS
EXISTING SANITARY SEWER
PROPOSED STORM INLET
PROPOSED CURB & GUTTER
PROPOSED SANITARY SEWER
PROPOSED FIRE HYDRANT
EXISTING FIRE HYDRANT
EXISTING TELEPHONE PEDESTAL
PROPOSED LIGHTED BOLLARD
ST
W
SS
PROPOSED R.O.W
EXISTING CABLE CTV
PROPOSED UNDERDRAIN UD
PROPOSED GAS G
PROPOSED ELECTRIC E
EXISTING ELECTRIC E
FPROPOSED FIRE SERVICE
PROPOSED GAS METER
PROPOSED ELECTRIC METER
ASPHALT PAVING
CONCRETE PAVING
EXISTING CURB & GUTTER
1.CURVES AND LINES ARE MEASURED AT FLOWLINE, CENTERLINE OR EDGE OF WALK.
2.ATTACHED WALK WIDTHS ARE FROM FLOWLINE.
3.REFER TO THE PLAT FOR LOT AREAS, TRACT SIZES, EASEMENTS, LOT DIMENSIONS,
UTILITY EASEMENTS, OTHER EASEMENTS, AND OTHER SURVEY INFORMATION.
4. 168 COVERED BIKE RACKS AND 96 UNCOVERED BIKE RACKS ARE BEING
PROPOSED.
5. 384 PARKING STALLS PROVIDED EXCLUDING ROW PARKING. 384 PARKING STALLS
REQUIRED.
6.REFER TO UTILITY PLANS FOR CURB TYPES, RAMP TYPES, UTILITY DESIGN, ETC.
7.REFER TO LANDSCAPE SHEETS FOR LANDSCAPING REQUIREMENTS.
ENHANCED CONCRETE PAVING
IPROPOSED IRRIGATION SERVICE
PROPOSED STREET LIGHT
KEYMAP
24'
SP-2
SheetTHE SAVOYThese drawings areinstruments of serviceprovided by NorthernEngineering Services, Inc.and are not to be used forany type of constructionunless signed and sealed bya Professional Engineer inthe employ of NorthernEngineering Services, Inc.NOT FOR CONSTRUCTIONREVIEW SETENGINEERNGIEHTRONRNFORT COLLINS: 301 North Howes Street, Suite 100, 80521GREELEY: 820 8th Street, 80631970.221.4158northernengineering.comof 37
BUILDING 2BUILDING 4BUILDING 5BUILDING 6BUILDING 7 BUILDING 8
SUITES &MAIL LOUNGEBUILDING 3BUILDING 110.2 A.C11.8 A.C.4.2 A.C4.4 A.C3.5 A.C8.1 A.C4.1 A.CTHE VIBETERRA VIDATHE SAVOYBROOKFIELDPHASE 3BROOKFIELDPHASE 1BROOKFIELDPHASE 2BROOKFIELDPHASE 4PRECISION DRIVEBROOKFIELD DRIVE LE FEVRE DRIVECINQUEFOIL LANE
STEELHEAD STREETROCK CREEK DRIVELADY MOON DRIVE
NORTHERN LIGHTS DRIVEENGINEERNGIEHTRONRN
ACREAGE EXHIBITSEPTEMBER 13, 2022FORT COLLINS, COLORADOTHE SAVOYP:\514-003\DWG\EXHIBITS\514-003 ACREAGE EXHIBIT.DWG( IN FEET )01 INCH = 80 FEET8080LEGEND:PUBLIC STREETON - STREET BIKE LANESACREAGE OF BLOCK DEFINED BY R.O.W.X.X A.C