HomeMy WebLinkAboutREMINGTON ANNEX - MOD. OF STANDARDS - MOD120002 - SUBMITTAL DOCUMENTS - ROUND 1 - VARIANCE REQUESTconform to the same design concept therefore establishing a precedent again that should allow the increased
floor area.
Request to exceed the minimum roof pitch of 2:12 per Sec. 4.9(E)(1)(g) of the LUC.
The portions of the roof that are shallower than 2:12 are internal portions of the roof, not visible from any adjacent
street. All visible roof planes exceed the minimum and are compatible with other residential roof pitches in the
neighborhood.
Request to exceed the maximum eave height of 13' per Sec. 4.9(E)(2)(b) of the LUC.
Our proposed eave height is 22'. Adjacent developments, as noted above, exceed the 13' eave height to a
significantly greater degree. Our project would be keeping in context with the vertical scale of the neighborhood
while also providing a transition between the taller adjacent buildings and shorter single family homes. As noted
above, the intent of the NCB zoning district is to provide a transition between residential neighborhoods and more
intensive commercial -use areas or high traffic zones. This location is exactly a transitional area and the proposed
use is a legitimate request given the existing structures both in the NCB and NCM districts and therefore the
request to increase the eave height from 13' to 22' is justifiable.
Sincerely,
Justin Larson, AIA
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
Strength in design. Strength in partnership. Strength in community.
December 6, 2011
City of Fort Collins
Community Development & Neighborhood Services
281 North College Ave.
P.O. Box 580
Fort Collins, CO 80522
Attention: Mr. Steve Olt
Re: Remington Annex Variance Request
Dear Steve:
VFLA is respectfully requesting the following Variances to the City's Planning Code for the Remington Annex project:
1. Request to increase the maximum floor area ratio for the rear half of the lot per Sec. 4.9(D)(5) of the LUC:
The existing Remington units are duplexes or four-plexes. We would note that the project immediately across the
alley — the Collegio and the project across the street, Kensington Place, are both three-story, high density
developments which significantly exceed the FAR for the NCB zone. These existing projects establish a
precedent in the area for higher FAR's. We would note that the purpose of the NCB zone is to provide a transition
between higher density development and single family residential areas. We feel our project would effectively
provide that transition given the context of the existing neighborhood.
2. Request an exception to not increase the 5' side yard setback an additional 1' for every 2' wall height in excess to
18'. per Sec. 4.9(D)(6)(d) of the LUC.
Our proposed eave height is 22'. The purpose for the side yard setback is to reduce shading of the adjacent
property. However, in this case, we would only be shading the north side, which is predominately an existing
parking lot and the existing structure is three stories. 35% of the wall area on the side yard walls steps back an
additional 3' providing an 8'-side yard.
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3. Request to exceed the allowable 19,880 sq ft total floor area per Sec. 4.9(D)(1) of the LUC.
Our proposed square footage is 27,137 s.f. This building footprint allows us to provide 54 covered parking spaces
fully on the site. The fii*st and,second floor areas total 16,703 s.f.well within the allowable area. The third floor
adds an additional 10,434 s.f. but is contained under the roof structure and therefore does not add to the visual
footprint of the building. Many other structures within the NCB zone also exceed the allowable floor area but
VAUGHT FRYE LARSON architects
401 W. Mountain Ave, Suite 100E Fort Collins, CO 80521 ■ tel. 970.224.1191 ■ fax 970.224.1662 ■ www.theartofconstruction.com