HomeMy WebLinkAboutUPPER MEADOW AT MIRAMONT PUD - PRELIMINARY - 54-87G - CORRESPONDENCE - VARIANCE REQUEST0
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June 29, 1992
City of Fort Collins
Planning and Zoning Board
c/o Ted Shepard, Senior Planner
Community Planning and
Environmental Services
P. 0. Box 580
Fort Collins, CO 80522-0580
Dear Board Members;
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urban design, inc.
3030 south college ave., suite 200
fort collins, colorado 80525
(303) 226-4074
City Staff has recommended that, with Preliminary approval of the Upper Meadow at
Miramont, a condition be imposed that would place extraordinary restrictions on 14 lots that
do not meet the requirements of the Solar Orientation Ordinance. Homes built, on these 14
.lots would be required to employ passive solar design techniques that are not required of
homes meeting solar orientation requirements, or other homes constructed in Fort Collins.
As indicated in our letter of June 3, 1992, a variance to the Solar Orientation
Ordinance for this property is warranted due to the hardship resulting from site specific
conditions related to the pre -determined alignment of Boardwalk Drive, the alignment of the
existing Mail Creek Ditch, and the natural drainage patterns affecting the subject property.
Throughout the process of formulating the Solar Orientation Ordinance, members of the
Advisory Committee, and other interested parties were repeatedly assured that such
characteristics would warrant a variance; that the quality of a residential plan would not be
diluted for the sake of forcing solar orientation on a site that does not lend itself to such
orientation; and that the imposition of punitive conditions on projects that cannot meet the
65% solar orientation requirement was not in keeping with the intent of the ordinance.
For the reasons mentioned above, and because the imposition of extraordinary design
restrictions would represent a particular hardship in this neighborhood of custom and semi -
custom homes, the applicant feel that the suggested condition of approval is unacceptable;
and respectfully requests that the condition not be imposed upon the Upper Meadow at
Miramont.
Thank you for your consideration of this item. We are looking forward to continuing
to work with the City of Fort. Collins in creating a neighborhood of the highest quality at
Miramont.
Sincerely,
Eldon Ward, President
Cityscape Urban Design, Inc.
cc: Peter Kast, G.T. Land Colorado Inc.
Gary Nordick and Bill Neal, Nordick/Neal Partnership
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June 3, 1992
City of Fort Collins
Planning and Zoning Board
c/o Ted Shepard, Senior Planner
Community Planning and
Environmental Services
P. O. Box 580
Fort Collins, CO 80522-0580
Dear Board Members;
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urban design, inc.
3030 south college ave., suite 200
fort collins, colorado 80525
(303) 226-4074
This letter represents a request for a variance to Ordinance No. 142, 1991, the Solar
Orientation Ordinance for the proposed Upper Meadow at Miramont Subdivision. The reasons
this variance is needed include;
1. By reason of conditions peculiar to the site, hardship would be caused to the
subdivider by the strict application of the Ordinance. The site specific conditions that
dictate the orientation of a large number of the proposed lots are:
The alignment of the existing Mail Creek Ditch is at an angle of between 45o
and 60o off of north -south. In accordance with the adopted Goals and
Objectives, the ditch has been incorporated into the planned neighborhood
environment, and landscaped to provide an amenity for the Upper Meadow.
The orientation of adjacent lots dictated by an existing waterway/open space
area was specifically noted as being grounds for a variance by City Staff in
meetings with the Solar Orientation Advisory Committee, and in drafts of the
Solar requirements.
- The predetermined alignment of Boardwalk Drive between Harmony Road and
Lemay roughly parallels the Mail Creek Ditch, reinforcing the proposed lot
orientation.
- The need for Highcastle Drive to intersect both Boardwalk and the Mail Creek
Ditch at 90o t further locks in the orientation of lots in the southerly portion of
the Upper Meadow.
2. The plan submitted is equal to or better than a plan for the subject property
incorporating a higher number of solar oriented lots.
Where the property is directly abutting Fairway Estates, lots have been oriented
with rear yards opposite the rear yards of the existing lots to the west, in order
to maximize the separation between the existing and proposed homes; and to
facilitate an efficient street, drainage, and utility system.
urban design, inc.
The natural drainage pattern through the site needs to be respected in order to
achieve even minimal grades, and to provide the needed volume of detention..
This need has presented the opportunity to provide increased buffering between
some lots and Boardwalk, and to increase the quality of the proposed
streetscape; but does not lend itself to solar lot orientation.
Despite these obstacles, over 50% of the lots overall - including 64,5% in the First
Filing - meet the requirements for solar orientation.
Thank you for your consideration of this request. We will be looking forward to your
favorable review.
Sincerely,
41!on Ward, President
tyscape Urban Design, Inc.
cc: Peter Kast, G.T. Land Colorado Inc.
Gary Nordick and Bill Neal, Nordick/Neal Partnership
Dennis Donovan, Land Development Services
Stan Myers, RBD