The URL can be used to link to this page

Home My WebLink AboutREMINGTON ANNEX - MOD. OF STANDARDS - MOD120002 - REPORTS - 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 a Fort Coffins, CO 80521 ■ lef 970224.1191 ■ fax 970,224,1662 ■ www.theartofconstruchon.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 determineY 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 & 1B) 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 1000 Fort Collins, CO 80521 4 tel. 970.224.1191 ■ fax 970.224.1662 • www.theartofconstruction.com 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..." In the particular area in which the proposed Remington Annex project is located this transition occurs over the span of only four -hundred feet with the Community Commercial District (CC) to the west and the Neighborhood Conservation, Medium Density District (NCM) to the east (refer to attached figure 2A). 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 2A 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 in the immediate area of what might be expected from these infill redevelopment projects when they are constructed. The lot density of the Collegio project is 2,54. 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 and the Phi Delta Theta fraternity to the south-east (see attached figure 2A) are examples of existing buildings with a lot densities exceeding 1.00 which successfully work to facilitate this transition. The balance of the existing structures along this portion of 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(13)(6)(d) in regards to the increase of the 5' side yard setback an additional "for every T 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 VAUGHT FRYE LARSON architects 401 W. Mountain Ave, Suite 100 • Fort Collins, CO 80521 ■ tel. 970.224.1191 ■ fax 970.224.1662 8 www.theartofconstruction.com 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 rather than the Land Use Code compliant conceptual design (see figures below). THIS Proposed design for the Remington Annex Project NOT THIS Conceptual design complying with the standards of Division CWD)(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, which encourages buildings to address and align with other buildings on the block face, 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 (7Y2) 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 Division of the Land Use Code 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. The gross floor area of the proposed design calculated per the requirements of this section is 38,662 square -feet (a lot density of 1.94) exceeding the standard of Division 4.9(D)(1) by ninety-four percent. This includes 11,433 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 1.37 (refer to figure 2B for illustrations and calculations). 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 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. " This 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 Land Use Code compliant conceptual design was developed (see attached figures 1A & 1B) 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 existing structure at 711 Remington Street restoring it to its original 1888 configuration. This compliant conceptual design, as well as the proposed Remington Annex 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 which promote the recognition and preservation of historic buildings. It was discovered all principles of the City Plan are not necessarily compatible with each other in all instances, particularly in cases 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, 17,159 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 13,159 square feet of building area. VAUGHT FRYE LARSON architects 401 W. Mountain Ave, Suite 100 ■ Fort Collins, CO 80521 9 tel. 970.224.1191 ■ fax 970.224.1662 0 www.theartofconstruction.com Strength in Strength in � i Strength in January 30, 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: 1. 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 Language: 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 2.28 (refer to figure 2B for illustrations and calculations) Generally, compliance with the maximum rear yard FAR encourages smaller single family homes and duplexes to be constructed closer to the front of the lot so they become more aligned with other buildings along the street. This 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. However, when higher density residential expansion and redevelopment projects are constructed, which are promoted under Principle LIV 6.d of the Fort Collins City Plan, compliance with Division 4.9(D)(5) creates a conflict with the provisions of Division 3.4.7 when constructed in historic neighborhoods. With specific relevance to the rear -yard FAR for these projects, Division 3.4.7, 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..." VAUGHT FRYE LARSON architects 401 W. Mountain Ave, Suite 100 • Fort Collins, CO 80521 ■ tel. 970.224.1191 ■ fax 970.224.1662 8 www.theartofconstruction.com