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HomeMy WebLinkAboutTHE GROVE AT FORT COLLINS - FDP - FDP110015 - CORRESPONDENCE - (57)... ,. - .._r. i' � r� J"' '' ` �,, �, , •�: � ��tirf •; Li- jar ��.' i Y F ii A- r "- I w 0 t� vj i� Lai p� _ yy I I LL I An 08-22-2009 22: No Text versatility. The 7" clapboard plank is the tried-and-true choice for an infinite variety of architectural styles. From the traditional Colonial to the most groundbreaking Contemporary design, CraneBoard® 7 can be used as both a starting point and an exciting accent. Its expansive, architecturally correct width combines with a perfectly straight, deeply shadowed shape and hand -milled cedar finish. Add to this design superiority a selection of expressive colors and it's a distinctive option for any home. CRANEBOARD Innovators to the core. SOLID CO q E SIDING"' I a THINK OUTSIDE.' gary b. coursey & associates • architects • inc. • a.i.a. March 5, 2013 RE: THE GROVE AT FT. COLLINS VINYL SIDING To whom it may concern: Gary Coursey has been requested to provide a letter regarding the vinyl siding proposed with the Ft. Collins student housing project for Campus Crest. We have requested that Campus Crest provide samples for the review by staff for conformance with the design. However, it is our opinion that the proposed insulated vinyl siding meets the design intent for the buildings and design documents provided to Ft. Collins. The benefits of the insulated siding for energy and the profiles provided for design is in keeping with the architectural style noted on the elevations submitted for design review. Should you have any questions please feel free to contact our office. Ryan A. Lee President / Project Architect Gary B. Coursey & Associates, Architects overlook I • 2849 paces ferry road - atlanta, georgia 30339 - 770.432.2727 - fax 770.432.2773. www.courseyarchitects.com Mr. Ted Shepard March 19, 2013 Page 4 Campus Crest believes that its use of 7" wide horizontal siding is not a change to the approved elevations and requests your concurrence as soon as possible so that the siding can be ordered and installed in time for a fall 2013 opening. We have samples of the 7" wide siding in our office which we could deliver to your office. Otherwise, please let us know if you have any questions. Thank you. Sincerely, LILEY, ROARS & MARTELL, LLC Lo Lucia A. Liley LAL/jpk Pc: Campus Crest Communities Paul Eckman, Deputy City Attorney Attachments Mr. Ted Shepard March 19, 2013 Page 3 Visual Impact There will be no negative visual impact from the use of 7" wide siding, in fact, the residential neighbors to the west will not be able to determine the siding width at all due to the significant distance separation between The Grove buildings and the neighborhood. According to the Staff Report of June 16, 2011: Section 3.5.1(D) Privacy Considerations. ... There is a distance of 200' — 350' of distance over the existing wetlands, containing extensive landscaping, that separates these buildings from the neighbors. See the attached photograph which was taken from the project site across the natural area to the adjacent homes (used in Campus Crest's hearing presentation), and note that you cannot determine the width of the siding on the neighbors' homes, or even that there is siding as opposed to a smooth -sided surface. Certainly the view from the neighborhood to The Grove buildings would reveal no greater level of detail. As further evidence, please also see the attached rendering of this project's architecture used at the Planning and Zoning Board hearing and photographs of buildings in other Grove projects which have utilized horizontal siding; both effectively show that the width of the siding is not even ascertainable from the next building in the project, let alone from 200' to 350' away. Prior Anneal Issues A review of the appeal of the June 16, 2011 Planning and Zoning Board decision to approve the project, which was later upheld by City Council, reminds us that the appellants' issues had nothing to do with the width of the vinyl siding. Regarding compatibility, appellants cited the absence of structural transitions to the neighborhood, the height and length of the buildings and their location on a hillside rising above the neighborhood as factors contributed the assertion that the project bears little contextual relationship to the adjacent neighborhoods. Appellants also argued that the composition of the proposed siding should be wood instead of vinyl to be more compatible, but they did not raise any issues about the width of the siding or express a desire or preference for any particular width. Finally, appellants argued that vinyl siding was more prone to combustion and the production of toxic smoke. In considering Campus Crest's position, we ask you to remember that the project's opposition never raised an issue about the width of the siding or the aesthetics of one width of siding versus another. Mr. Ted Shepard March 19, 2013 Page 2 architectural elements (e.g. story and building heights, downspouts, trim board, railings, wood posts and tile) because Campus Crest intended to commit to those specific dimensions. Architectural Character The Staff Report to the Planning and Zoning Board for the June 16, 2011 hearing, at which the project was approved, states: Section 3.5.1(B) Architectural Character. The development plan satisfies this section by ensuring that the architectural character of the surrounding area is maintained by using a site and building design that is com atibie with the multi- family residential developments to the west (Windtrail Park and Care Housing at Windtrail Park) and the Natural Resources Research Center to the east.... The proposed building materials consist of brick masonry and horizontal and vertical vinyl siding.... (page 12) Section 3.5.1(C) Building Size, Height, Bulk, Mass, Scale. The development plan buildings with 12 to 24 dwelling units that are articulated such to provide relatively short horizontal sections of walls that will recessed into several different wall planes 25' — 50' in length.... The current architecture makes a departure from a more formal, neoclassical version and seeks to present a cleaner, more functional aesthetic appearance. (page 12) The use of 7" wide horizontal vinyl siding in the relatively short recessed sections of the exterior walls does not change the project's compatibility with surrounding area, nor does it change the clean, functional, aesthetic appearance. The 7" wide horizontal siding is an approved building material and will be utilized in the same relatively short sections, both as depicted on the elevations. Please also see the attached brochure for Craneboard Solid Core Siding that includes an attractive rendering of the use of 7" horizontal siding with vertical siding (page 2) and the attached letter from the project architect, Gary B. Coursey & Associates, stating that the proposed siding "meets the design intent for the buildings" and that "the design is in keeping with the architectural style noted on the elevations." ■ LILEY, ROGERS & MARTELL, LLC ATTORNEYS AT L A W March 19, 2013 Mr. Ted Shepard Chief Planner City of Fort Collins 281 N. College Ave. Fort Collins, CO 80521 Re: The Grove — Vinyl Siding Dear Ted: Via Hand Delivery . It 0 N l��a M�tG In follow up to our telephone conversation on February 251h, and on behalf of our client, Campus Crest Communities, we are requesting your concurrence that the use of 7' wide horizontal vinyl siding for the buildings within The Grove is consistent with the overall architectural character of the project and does not represent a change that might require an amendment to the FDP. Please note at the outset, that Campus Crest is proactively seeking your input in advance of ordering siding for the buildings due to the past controversy and heightened sensitivity to the project by the adjacent neighbors. The potential issue stems from the fact that Campus Crest desires to use 7" wide horizontal vinyl siding on the buildings. Although Campus Crest has never proposed an exact siding width to either the City or to the neighbors, if one were to scale the approved elevations, the horizontal siding appears to be depicted as wider than 7'. Unfortunately, a wider, solid core, insulated vinyl siding is not available for purchase. Additionally, the wider vertical vinyl siding (board and batten style) which is scheduled for installation on certain portions of the buildings cannot be installed horizontally as the manufacturer will not warranty the product if horizontally due to leakage. Please consider the following: Specificity of Elevations The building elevations clearly indicate the type of building materials (brick masonry and vinyl), the direction of the siding (horizontal or vertical) and the location of the brick, horizontal siding and vertical siding. The width of the siding is never explicitly defined nor are any dimensions provided, even though the elevations do call out precise dimensions for other LUCIA A. LILEY ■ JAMES A. MARTELL ■ TODD W. ROGERS ■ JOSHUA C. LILEY THE PETER ANDERSON HOUSE ■ 300 SOUTH HOWES STREET ■ FORT COLLINS, COLORADO 80521 TELEPHONE: (970) 221-4455 0 FAX: (970) 221-4242 City of F6rt CoLlins Lucia Liley Liley, Rogers, Martell, LLC 300 South Howes Street Fort Collins, CO 80521 RE: The Grove —Vinyl Siding Dear Lucia: Planning, Development and Transportation Services Current Planning 281 N. College Ave. PO Box 580 Fort Collins, CO 80522-0580 970.221.6750 970.224.6134 - fax kgov.com/currentplanning March 26, 2013 Staff has received your letter dated March 19, 2013 describing the issue of the discrepancy between the width of the vinyl siding on the approved architectural elevations as recorded Final Plan (14 — 15 inches) and the width of the siding that the applicant would like to construct (seven inches). As noted in your letter, and confirmed by an examination of the Final Plan, there is no specified width to the siding. Rather, the depiction of the width is illustrative only as indicated on the drawings describing the character, color and materials of the architectural elevations. Staff has conferred with Building Inspection Plans Examiner Russ Hovland and there is no building code issue associated with this issue. Plans submitted for building permit comply with the applicable building code. Staff finds that while the desired siding is of slightly less width than the graphic depiction on the Final Plan, that this difference is minimal and does not impact the overall quality or residential character of the buildings. The proposed width is commonly found on a variety of residential structures and has been generally accepted by both the residential construction industry and homebuyers as promoting a residential character. The essential attribute of the material remains horizontal, vinyl -clad, lap siding, that when combined with other materials, continues to add a dimensional aspect to the buildings that contributes to the predominant residential character of the structures. Staff also finds that the use of seven inch wide horizontal, vinyl -clad, lap siding continues to comply with Sections 3.5.1(13) and (C) of the Land Use Code. Please let me know if you have any further questions. Sincerely* Chief Planner cc: Sherry Albertson Clark, Planning Manager