HomeMy WebLinkAboutLEGACY SENIOR RESIDENCES - PDP - PDP120015 - CORRESPONDENCE - (15)standards, Larry said that it would compromise his parking requirements and likely not work. Staff
acknowledged this was only a suggestion.
Finally, Julie has asked that we send you the modification language from the code. Please find the list of
standards or justifications for a modification, with item 2 that relates to a community need highlighted below:
"H) Step 8 (Standards): Applicable, and the decision maker may grant a modification of standards only if
it finds that the granting of the modification would not be detrimental to the public good, and that:
(1) the plan as submitted will promote the general purpose of the standard for which the
modification is requested equally well or better than would a plan which complies with the
standard for which a modification is requested; or
(1) the granting of a modification from the strict application of any standard would, without
impairing the intent and purpose of this Land Use Code, substantially alleviate an existing,
defined and described problem of city-wide concern or would result in a substantial benefit to
the city by reason of the fact that the proposed project would substantially address an
important community need specifically and expressly defined and described in the city's
Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and
the strict application of such a standard would render the project practically infeasible; or
(3) by reason of exceptional physical conditions or other extraordinary and exceptional
situations, unique to such property, including, but not limited to, physical conditions such as
exceptional narrowness, shallowness or topography, or physical conditions which hinder the
owner's ability to install a solar energy system, the strict application of the standard sought to
be modified would result in unusual and exceptional practical difficulties, or exceptional or
undue hardship upon the owner of such property, provided that such difficulties or hardship are
not caused by the act or omission of the applicant; or
(4) the plan as submitted will not diverge from the standards of the Land Use Code that are
authorized by this Division to be modified except in a nominal, inconsequential way when
considered from the perspective of the entire development plan, and will continue to advance
the purposes of the Land Use Code as contained in Section 1.2.2."
Please let us know if you have any questions or concerns with this summary, or if there are any items that we
may have missed.
Legacy Senior Residences
Meeting Summary & Key Follow-up Steps
March 15, 2012
Individuals Present:
Applicant: Larry Mazzotta
City Staff: Steve Olt, Sheri Langenberger, Julie Brewen, and Lindsay Ex
Meeting Summary:
1. A modification will be required for Land Use Code Section 4.17(D)(3)(c)(4) "Frequent view/access" as the
building wall along the river is 180' in length, whereas the Code requires that the building not exceed
125'.
a. Larry had presented the option of extending the building's total length by adding a 10-15' wide
glass atrium, or breezeway, that would allow for a view through the building. Staff noted that
even with the atrium, the proposal would still be seen as one building and would still require a
modification. Instead of the atrium, staff suggested that reinforcing the recessed area with the
following ideas would get to staff support of the modification:
i. Roofline modifications to pull back the pitched roof from the recessed area (so the roof
over the entire recessed area would only be flat). Staff also wanted to note that a metal
roof is not a requirement in the code. Please see section 4.17(D)(3) for a discussion on
the building requirements.
ii. The landscaping in the recessed area (and extending out to the trail) should be
significantly different than the rest of the building; staff suggested that a heavier
massing in this area versus more clumping of landscaping outside of the recessed area
as one option. Lindsay and Steve can discuss this further with the project's landscape
architects, as needed.
iii. Regarding the promenade, staff suggests that promenade does break off at the recessed
area to reinforce the separation of these building areas.
b. Brick materials in the recessed area — At the end of the call, Larry asked staffs opinion on
continuing the small brick that is in the majority of the building into the recessed area. Lindsay
prepared some draft renderings of this option, and City staff is fine with this option. In fact, we
are fine with either option and will leave this decision up to the applicant.
2. At the February 291h meeting, the following comment was made: regarding historic compatibility
(Section 3.4.7 of the Land Use Code), the height of the west elevation of the building needs to be
horizontally delineated at the one story level, to reflect the neighborhood context. Staff offered
numerous suggestions, including an awning or promenade, cornice treatment, belly band, or other
material change. The ultimate choice of treatment is up the developer.
a. During the call on March 151h, Larry indicated that the belly band will continue around the entire
building, including the ends of the stairwells, where it does not conflict with the new windows
that are being added (see summary item 3 below).
3. At the February 291h meeting, the following comment was made: staff also highlighted the Land Use
Code requirements for the portions of the buildings that face streets (Linden Street and Poudre Street)
and how they must have street -facing facades having at least one building entry or doorway (LUC
3.5.40(2)); and, be oriented to a connecting walkway (LUC 3.5.2(C)(1)).
a. During the call on March 15`h, Larry indicated they will be added 8 windows to each of the
portions of the buildings that face streets. This addition will be reflected in the upcoming
submittal.
4. The only other item discussed was the potential widening of the alley along Poudre Street to meet PFA
needs. While Sheri indicated that the alley could be widened and only be required to meet alley