HomeMy WebLinkAboutREMINGTON ANNEX - MOD. OF STANDARDS - MOD120002 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUEST(14) studio apartments, four(4) one -bedroom and two (2)two-bed room units comprise the remaining 13,171
square feet of building area.
Graphically, this conceptual design re-emphasizes the realization that not all principles of the Fort Collins City
Plan are necessarily compatible with each other or with the standards of the Fort Collins Land Use Code in all
cases. It should be noted that the scope of this conceptual design focused only on the redevelopment of the
properties involved with the Remington Annex project and does not reflect the redevelopment and infill of the
other properties along College Avenue and Remington Street that will eventually occur when the goals of the Fort
Collins City Plan are fully realized.
Per the criteria of Division 2.8.2(H)(2), in the best interest of the individually eligible historic structure at 711
Remington Street and to encourage the full implementation of the Fort Collins City Plan a modification to Division
3.4.7(B) of the Land Use Code is being requested so that the structure at 711 Remington Street can be
considered for relocation under the provisions of Division 3.4.7(E) to a location that remain contextually
appropriate to the scale and historic character of the house while Fort Collins continues to develop according the
vision of the City Plan.
We thank you for your thoughtful consideration of our request for these four modifications to the Land Use Code
of the City of Fort Collins.
Sincerely,
Jeff Hansen
VAUGHT FRYE LARSON architects
401 W. Mountain Ave, Suite 100 ■ Fort Collins, CO 80521 0 tel. 970.224.1191 ■ fax 970.224.1662 0 www.theartofconstruction.com
various points. These features also create areas where the side yard setback exceeds the requirements of the
Land Use Code for the NCB District. When averaged, the side yard setbacks for the proposed Remington Annex
project are as follows:
• Average setback at grade equals five feet and nine inches (5'-9")
• Average setback at eighteen feet above grade equals six feet and five inches (6'-5")
• Average setback at thirty feet above grade equals fourteen feet and zero inches (14'-0")
These averaged side yard setbacks exceed the requirements Division 4.9(D)(6)(d). Furthermore, the portions of
the sidewalls with the greatest encroachment into the required setback is limited to only twenty -percent of the
combined length of the north and south walls (see attached figures 3A and 3B).
Figure 3A provides plan views at grade level, eighteen feet above grade and thirty feet above grade which
illustrate the articulation of the facade as the building height increases. Figure 3B provides section views at a
selection of specific conditions along the north and south walls as well as a section view illustrating the averaged
side yard setbacks. Both these figures visually describe the nominal and inconsequential nature of the diversion
from the standard set in Division 4.9(D)(6)(d) when the building is viewed as a whole, therefore, the Remington
Annex project should be granted this modification of standards based on the provisions of Division 2.8.2(H)(4).
4. Modification to Division 3.4.7(B) in regards to the preservation and adaptive reuse of the individually eligible
structure at 711 Remington Street.
Code Language: Standard. if the project contains a site, structure or object that...
(1) is determined to be individually eligible for local landmark designation or for individual listing in the
State or National Registers of Historic Places... ...then to the maximum extent feasible, the development
plan and building design shall provide for the preservation and adaptive use of the historic structure.
A conceptual design was developed (see attached figures 1A & 1 B) which apply a strict application of the Fort
Collins Land Use Code, including Division 3.4.7(B), preserving the original portion of the existing house at 711
Remington Street. This concept included the demolition of the various additions made to the structure beginning
in the 1960's and restoring the building as closely as possible to its original 1888 configuration.
This design also strives to fulfill the principles of the Fort Collins City Plan which encourages, among other things,
targeted redevelopment and Infill (LIV 5.1), public investment along the Community Spine (LIV 5.2), expansion or
redevelopment of properties in residential areas (LIV 6.1), providing a variety of housing types and locations (LIV
7.1), and maximizing land for residential development (LIV 7.4).
Other principles of the Fort Collins City Plan that were considered during this conceptual design effort include LIV
16 and LIV 17. It was discovered not all principles of the City Plan are not necessarily compatible with each other
in all instances, particularly in this case where small scale historic residential structures are in such close
proximity to the density that the Fort Collins City Plan calls for along the Community Spine (LIV 5.2) along College
Avenue. Nonetheless, while recognizing these conflicts, the conceptual design does incorporate the principles of
increasing awareness of historic resources (LIV 16.2), utilizing incentives for preserving historic resources (LIV
16.3), integration of historic structures into redevelopment activities (LIV 16.6) and preserving historic buildings
(LIV 17.1).
The results of this conceptual design exercise is a three story, 17,171 square foot residential building with 4,000
square feet of enclosed parking at ground level (20 additional spaces cover the rear portion of the lot). Fourteen
VAUGHT. FRYE LARSON architects
401 W. Mountain Ave, Suite 100 0 Fort Collins, CO 80521 ■ tel. 970.224.1191 ■ fax 970.224.1662 0 www.theartofconstruction.com
In the particular area in which the proposed Remington Annex project is located this transition occurs over the
span of one city block with the Community Commercial District (CC) to the west and the. Neighborhood
Conservation, Medium Density District (NCM) to the east (refer to attached figure 1). The properties adjacent to
the west side of the proposed project have been identified in the Fort Collins City Plan as a Targeted
Redevelopment Area. According to Policy LIV 5.1 the purpose of this designation is to promote higher density
redevelopment and infill. The attached figure 2 illustrates that, for the most part, this redevelopment and infill has
yet to take place. Division 4.18(E): Development Standards of the Fort Collins Land Use Code does not prescribe
any requirements or limitations on the overall density of these properties when they are redeveloped.
The Collegio development, which is just across the alley from the proposed project, is one of the few examples of
what might be expected of these infill redevelopment projects in the immediate area with a lot density of 2.50.
This high density development is in stark contrast to the lot density of 0.50 that Division 4.8(D): Land Use
Standards of the Fort Collins Land Use Code prescribes for the NCM District that abuts the east side of the NCB
District where the proposed Remington Annex Project is located.
Because of the narrow nature of the NCB District in this area, residential expansion and redevelopment projects
(which are encouraged through Principle LIV 6.1 of the Fort Collins City Plan), with lot densities higher than
prescribed by Division 4.9(D)(1) would provide a more effective transition between the highly contrasting densities
of the CC and NCM Districts. This transition could be made even more effective by promoting higher densities on
the west side of Remington Street than on the east side.
The nearby Kensington Place apartments to the north-east of the proposed project (see attached figure 2) is an
example of an existing building with a lot density exceeding 1.00 which successfully works to facilitate this
transition. The balance of the nearby buildings along Remington Street do comply with the maximum lot density
defined in Division 4.9(D)(1) yet are ineffective in defining a transition between the medium density NCM District
and the higher density CC District. Granting a modification of this standard for the Remington Annex project under
the criteria of Division 2.8.2(H)(2) will enable implementation of the various portions of the Fort Collins City Plan
as described above and also help this area of the NCB District to begin to function as more effective transitional
zone.
3. Modification to Division 4.9(D)(6)(d) in regards to the increase of the 5' side yard setback an additional 1' for
every 2' wall height in excess to 18'.
Code Language: Minimum side yard width shall be five (5) feet for all interior side yards. Whenever any portion of
a wall or building exceeds eighteen (18) feet in height, such portion of the wall or building shall be set back from
the interior side lot line an additional one (1) foot, beyond the minimum required, for each two (2) feet or fraction
thereof of wall or building height that exceeds eighteen (18) feet in height. Minimum side yard width shall be
fifteen (15) feet on the street side of any corner lot. Notwithstanding the foregoing, minimum side yard width for
school and place of worship uses shall be twenty-five (25) feet (for both interior and street sides).
Strict application of the minimum side yard setback standard would prescribe The entirety of the north and south
walls of the Remington Annex project to be set back five feet from grade up to eighteen feet above grade and
then increasing at a rate of one foot for every two foot increase in wall height to equal eleven feet at the point
where the majority of the third floor walls intersect the roof structure or thirty feet above grade. In order to comply
with the various subsections of Division 3.4.7(F) of the Fort Collins Land Use Code the north and south walls of
the building have been designed to reflect the character of historical buildings in the area. This includes an
articulated facade, varying roof heights and dormers all which encroach into the specified side yard setback at
VAUGHT FRYE LARSON architects
401 W. Mountain Ave, Suite 100 ® Fort Collins, CO 80521 ® tel. 970.224.1191® fax 970.224.1662 ® www.theartofconstruction.com
THIS
Proposed design for the Remington Annex Project
NOT
THIS
Conceptual design complying with the standards of Division 4.9(D)(5)
Granting a modification of this standard for the Remington Annex project under the criteria of Division 2.8.2(H)(1)
will promote the general purpose of the standard and provide for better compliance with Division 3.4.7(F) of the
Fort Collins Land Use Code.
2. Modification to Division 4.9(D)(1) in regards to the total gross floor area in relation to the lot size.
Code Language: Density. Minimum lot area shall be equivalent to the total floor area of the building(s), but not
less than five thousand (5, 000) square feet. For the purposes of calculating density, "total floor area" shall mean
the total gross floor area of all principal buildings as measured along the outside walls of such buildings, including
each finished or unfinished floor level, plus the total gross floor area of the ground floor of any accessory building
larger than one hundred twenty (120) square feet, plus that portion of the floor area of any second story having a
ceiling height of at least seven and one-half (7%) feet located within any such accessory building located on the
lot. (Open balconies and basements shall not be counted as floor area for purposes of calculating density).
The allowable total gross floor area per this section is 19,897 square -feet, which can be represented as a ratio of
total building floor area to lot size, or lot density, of 1.00. Our proposed gross floor area calculated per the
requirements of this section is 37,397 square -feet (a lot density of 1.88) exceeding the standard of Division
4.9(D)(1) by eighty-eight percent. This includes 10,830 sq ft of enclosed parking at ground level. This building
footprint will provide for 65 covered parking spaces fully on the site which will help relieve pressure from the
limited parking situation in this part of Fort Collins. If this parking was not enclosed the proposed lot density would
be 1.34.
The Fort Collins Land Use Code Division 4.9 (A) states that the purpose of the Neighborhood Conservation,
Buffer District (NCB) is to "...provide a transition between residential neighborhoods and more intensive
commercial -use areas or high traffic zones... "
VAUGHT FRYE LARSON architects
401 W. Mountain Ave, Suite 100 r. Fort Collins, CO 80521 = tel. 970.224.1191 ■ fax 970.224.1662 ■ www.theartofconstruction.com
7h1IS
NOT THIS
Division 3.4.7(F)(2) Figure 6
Building Patterns
In the illustration from the Fort Collins Land Use Code above, the major mass of the new building in the preferred
example has been pushed away from the street towards the rear portion of the lot to help maintain the established
building patterns on the block face. This is contrary to the literal interpretation of Division 4.9(D)(5) yet is a better
solution in a historic neighborhood setting.
A conceptual design was developed (see attached figures 1A & 1 B) which followed a strict application of the Fort
Collins Land Use Code, including Division 4.9(D)(5) limiting the FAR of the rear fifty -percent of the lot to 0.33. This
concept included the demolition of the various additions made to the structure beginning in the 1960's and
restoring the building as closely as possible to its original 1888 configuration.
This design also strives to fulfill the principles of the Fort Collins City Plan which encourages, among other things,
targeted redevelopment and Infill (LIV 5.1), public investment along the Community Spine (LIV 5.2), expansion or
redevelopment of properties in residential areas (LIV 6.1), providing a variety of housing types and locations (LIV
7.1), and maximizing land for residential development (LIV 7.4).
Other principles of the Fort Collins City Plan that were considered during this conceptual design effort include LIV
16 and LIV 17. It was discovered all principles of the City Plan are not necessarily compatible with each other in
all instances, particularly in this case where small scale historic residential structures are in such close proximity
to the density that the Fort Collins City Plan calls for along the Community Spine (LIV 5.2) at College Avenue.
Nonetheless, while recognizing these conflicts, the conceptual design does incorporate the principles of
increasing awareness of historic resources (LIV 16.2), utilizing incentives for preserving historic resources (LIV
16.3), integration of historic structures into redevelopment activities (LIV 16.6) and preserving historic buildings
(LIV 17.1).
The results of this conceptual design exercise is a three story, 17,171 square foot residential building with 4,000
square feet of enclosed parking at ground level (20 additional spaces cover the rear portion of the lot). Fourteen
(14) studio apartments, four(4) one -bedroom and two (2)two-bed room units comprise the remaining 13,171
square feet of building area.
As previously described in the illustration from the Land Use Code above, the intent of Division 4.9(D)(5) is to
promote patterns along a block face that appear more like the proposed design (see figures below).
VAUGHT FRYE LARSON architects
401 W. Mountain Ave, Suite 100 E Fort Collins, CO 80521 E tel. 970.224.1191 E fax 970.224.1662 E www.theartofconstruction.com
Strength in design. Strength in partnership. Strength in community.
January 18, 2012
City of Fort Collins
Community Development & Neighborhood Services
281 North College Ave.
P.O. Box 580
Fort Collins, CO 80522
Attention: Courtney Levingston
Re: Modification to Standards for the Remington Annex project
Dear Courtney:
VFLA is respectfully requesting Modification of the following Standards of the City's Planning Code for the Remington
Annex project:
Modification to Division 4.9(D)(5) of the Fort Collins Land Use Code in regards to Floor Area Ratio in the
NCB District.
Code Lanouaoe: Floor Area Ratio (FAR). Lots are subject to a maximum FAR of thirty-three hundredths (0.33) on
the rear fifty (50) percent of the lot as it existed on October 25, 1991. The lot area used as the basis for the FAR
calculation shall be considered the minimum lot size within the zone district.
The proposed Floor Area Ratio (FAR).for the rear fifty -percent of the lot is 2.16
Generally, compliance with the maximum rear yard FAR encourages smaller single family homes and duplexes to
be constructed closer to the street and works in tandem with Division 3.4.7(F)(1) & (2) of the Fort Collins Land
Use Code to maintain the established building patterns on a block face. The higher density residential expansion
and redevelopment projects which are promoted under Principle LIV 6.d of the Fort Collins City Plan are also
subject to the provisions of Division 3.4.7 when constructed in historic neighborhoods. With specific relevance to
the rear -yard FAR for these projects, Section F, paragraph 1 states in part:
" To the maximum extent feasible, the height, setback and/or width of new structures shall
be similar to those of existing historic structures on any block face on which the new
structure is located...... Taller structures or portions of structures shall be located interior to
the site... "
And paragraph 2 states:
"New structures shall be designed to be in character with such existing historic structures...
...and the pattern of the primary building entrance.facing the street shall be maintained to
the maximum extent feasible. See Figure 6. "
VAUGHT FRYE LARSON architects
401 W. Mountain Ave, Suite 100■ Fort Collins, CO 80521 ■ tel. 970.224.1191 ■ fax 970.224.1662 0 www.theartofconstruction.com