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HomeMy WebLinkAboutDISCOUNT TIRE AT FOSSIL CREEK - MODIFICATION OF STANDARD - 26-02A - REPORTS - MODIFICATION REQUESTQX. 0 z / / / R /4Q- cc m O n o, E U) 0clia a) m N / U \ SLU 92 w N �� co/ a / �0 aCID I w W o ` �w g � F w� o w0 I 'I ~ ow I _M w` ! o oc o* z o oz ,o oc =- �w �I\�32D g„ F mw � a3 J i s m I M M ---a I m m c ' >1 le sc x d d �IeMGP!S IS — y!awase3 — sinepun,g — i!!eMap!S IL au!Ti �a Ae^ti!jed .0 L aue-1 !aoaa pasodwd = 3NIl N3MOd OV.3NN3n0 U8Z AVAAHJIH sn) Exhibit B fi jt I ails liO�aillsIII t yd qP, ��EgAI Ei all!�Ifil e .. 10111 1!�[[ qt !! $ t ,iI ic11[t: fu MIR 'E ti t 1 E It d..�. (LOZ AVMH`JIH Sn) 3f1N3AV 3031100 HLnOS 3111 3111 ®o�ao FA e1y16 1 ill ! � Ite el �°0 PF_— _ �ilhll''----_`` _ Exhibit A 2. Due to the floodplain restrictions, the floor elevation of the building must be approximately 5 — 8 feet below the street grades at the South College Avenue / Fossil Creek Parkway intersection. If the building were located within the "build to" line, retaining walls would be required between the sidewalk and the building. With the current building location, a 4:1 slope can be used along Fossil Creek Parkway, which is both safer and more aesthetically pleasing. Modification The west side of the building is located approximately 23 feet from the South College Avenue right-of-way line, meeting the "build -to" line standard for an arterial street. Fossil Creek Parkway curves to the southeast from the intersection with South College Avenue, creating a sight distance triangle along the southern edge of the street, which prevents the building from being placed within the "build -to" line standards. The result is that the setback along Fossil Creek Parkway varies from 39.5 feet at the northwest corner to 26.5 feet at the northeast corner of the building. Therefore, the north side of the building does not meet the required 15-foot setback for 30% of its length. In order to meet this requirement the building would have to be designed with a curved wall to match the curve in Fossil Creek Parkway and an angled wall to align with the site distance triangle. The request is for a modification to allow a greater setback along Fossil Creek Parkway that varies from 26.5 feet to 39.5 feet, but is not 15 feet for 30 % of it's length. Justification A justification for this request per the Modification Criteria (Section 2.8.2(H) (1) is that the proposed plan will serve the standard equally well or better than would a plan which complies with the standard. We believe the proposed project meets this criterion in the following ways: 1. Setting the building back an additional 24.5 feet allows for more landscaping in front of the building, creating a more attractive streetscape. 2. Setting the building back an additional 24.5 feet would help it fit into the context of the established neighborhood where most building setbacks exceed 50 feet. 3. A connecting walkway is provided in the most convenient location to allow pedestrians to enter the building without crossing driveways or parking lots. Another justification per the Modification Criteria (Section 2.8.2(H) (3) is the physical conditions of the site due to the curve of Fossil Creek Parkway and the resulting site distance easement. 1. The north wall of the building complies with the intent of the 15-foot build -to line. It is only because of the curvature of the street that the setback technically does not meet the standard. / yi� t/fjy VF RIPLEY ASSOCIATES INC. Landscape Architecture Urban Design Planning 401 West Mountain Avenue Modification Request FSuoite l Fort Coo llins, CO 8053I-2604 PHONE 5828 Discount Tire at Fossil Creek PDP FAX 24-16 2 FAX (970) 334-1662 July 18, 2002 This request is for a modification to the "build -to" line requirements as outlined in the City of Fort Collins Land Use Code. The modification being requested is from section 3.5.3 (13)(2)(a) and (b), Relationship of Buildings to Streets, Walkways and Parking. This regulation reads as follows: and; (a) To establish "build -to" lines, buildings shall be located and designed to align or approximately align with any previously established building/sidewalk relationships that are consistent with this standard. Accordingly, at least thirty (30) percent of the total length of the building along the street shall be extended to the build -to line area. If a parcel, lot or tract has multiple streets, then the building shall be built to at least two (2) of them according to (b) through (d) below, i.e. to a street corner. (b) Buildings shall be located no more than fifteen (1 S) feet from the right-of- way of adjoining street if the street is smaller than a full arterial or has on -street parking. Project Description Discount Tire is proposing a new 8,480 sq. ft. building at the southeast corner of South College Avenue and Fossil Creek Parkway. The main access to the site has been located to align with the future extension of Snead Drive, to the north across from Fossil Creek Parkway. The proposed building is located in the northwest corner of the site, outside of the 100-year floodplain and parking for the facility is located south of the building. (Exhibit A)