HomeMy WebLinkAboutRIDGEVIEW CLASSICAL SCHOOL PHASE IV ADDITION - SPAR - 16-01A - CORRESPONDENCE - (7)JUN-07-2004 MON 06:14 PM HEATH CONSTRUCTION FAX NO. 9702212907 P. 14
DIVWas 3.5. Bvili ing Standards
Figure 7
Infill Buildings
swMW 3.1!(c)
New buildings in historic districts should reflect the historic character of
the neighborhood through repetition of roof lines, patterns of door and
window placement, and the use of characteristic entry features.
(D) Privacy Consideratimm Elements of the development plan shall be
arranged to maximize the opportunity for privacy by the residents of the
project and minimize infringement on the privacy of adjoining land uses.
Additionally, the development plan shall create opportunities for
interactions among neighbors without sacrificing privacy or security.
(See Figure 8.)
(E) Building Materials.
(1) General. Building materials shall either be similar to the
materials already being used in the neighborhood or, if dissimilar
materials are being proposed, other .characteristics such as scale
and proportions, form, architechuel detu7ing, color and texture,
shall be utilized to ensure that enough similarity exists for the
building to be compatible, despite the differences in materials.
Artide 3. Page 76
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Sections:
3.5.1 Building and Project Compatibility
3.5.2 Residential Building Standards
3.5.3 Mixed -Use, institutional and Commercial Building
3.5.4 Large Retail Establishments
3.5.5 Convenience Shopping Center
soedon Is.1
These building standards should be read in conjunction with the zone district standards contained
in Article 4 of this Land Use Code.
35.1 Building and Project
(A) Purpose: The purpose of this Section is to ensure that the physical and
operational characteristics of proposed buildings and uses we compatible
when considered within the context of the surrounding area. They should
be read in conjunction with the more specific building standards
contained in this Division 3.5 and the zone district standards contained in
Article 4.
(B) Architwhowl Character. New developments in or adjacent to existing
developed areas shall be compatible with the established architectural
character of such areas by using a design that is complementary.
Compatibility shallbe achieved throughtechniques such as therepetition
of roof lines, the use of similar proportions in building mass and outdoor
spaces, sunilar relationships to the street, similar window and door
patterns, and/or the use of building materials that have color shades and
-..textures similar to those existing in the immediate area of the proposed
inf)ll development.: Brick and stone masonry shall be considered
compatible with wood framing and other materials.
(C) Building Size, Height, Bulk, Mass, Scale. Buildings shall either be
similar in size and height, or, if larger, be articulated and subdivided into
massing that is proportional to the mass and scale of other structures on
the sameblock, of if no buildings exist thereon, then on adjoining blocks.
(See Figure 7.)
Article 3. Page 75
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Division 5.1. Defmitimu Seuioa 5.1.2. Building
F(l) is permanently affixed to the land;
ar.+ ==a
(2) has one (1) or more floors and a roof, and
is bounded by either open space or the lot lines of a lot.
Buddingfrontage shall mean that side of a building which faces and is parallel to or most
nearly parallel to a public or private street. The length of the frontage is determined by
measuring along the outside walls of the building and including eaves which are at least
eight (8) feet above grade and are an integral part of the roofor building wall. There can
be only one (1) building frontage for each street upon which a building faces.
Budding mass shall mean the three-dimensional bulk of a building: height, width and
depth.
Building permit valuation shall mean the dollar amount used for the valuation of
Building Permit fees as calculated by the citys Building and Zoning Director for the
issuance of a Building Permit.
Building and Zoning Director shall mean the duly appointed director of the Division of
Building and Zoning.
Build -to line shall mean an imaginary line on which the front of a building or structure
must be located or built and which is measured as a distance from a public right-of-way.
Caliper shall mean the American Association of Nurserymen standard for trunk
measurement of nursery stock, as measured at six (6) inebes above the ground for trees
up to and including four -inch caliper size, and as measured at twelve (12) inches above
the ground for larger size's.
Certified xeriscape landscaping shall mean aplant (or grouping of plants) that does not
require any supplemental irrigation for survival, as determined by the CityForestear, and
that is used to meet the standards of Section 32.1, landscaping and Tree Protection.
Change ofwse shall mean the act of changing the occupancy of abuilding or land from a
use that is specifically listed as a "Permitted Use" in Article 4 to a different use that is
specifically listed as a "Permitted Use" in Article 4. A change of use occurs whenever.
(A) the occupancy of a single -tenant building or of a parcel of land changes
from the most recent previously existing use to a different use;
(B) the occupancy of a tenant space in a multi -tenant building changes to a
use that is not currently existing in another tenant space of the building or
that did not previously exist in any tenant space of the building within the
last twelve (12) months; or
,lracic S. Page 8
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Ditisfon .£ 1. Ddfinitloxs
Section 5.1.1. Aura-rebted
which are of the same general character. This definition applies only for the purpose of
clarifying the classication and measurement system as found in the Sign Regulations of
this Land Use Code, and shall not be deemed to permit such uses under this rand Use
Code.
Auto -related uses shall mean establishments primarily engaged in the sale, rental, service,
repair, storage or salvage of automobiles and trucks.
Bar shall mean an establishment providing or dispensing fermented malt beverages,
and/or malt, special malt, vinous or spirituous liquors and in which the sale of Food
products such as sandwiches or light snais secondary (also known as a tavern).
Basic development review shall mean a review without a public hearing by City of Fort
Collins staff for the purpose of determining compliance with the applicable standards of
Article 3 and Article 4 of this land Use Code for anyuse that is not subject to a Type 1 or
Type 2 review.
Bay (building bay) shall mean a wall plane projection or recess that forms an articulated
wall surface on a building elevation, and that can he formed by pilasters, columns or
other vertical elements such as a group of windows. Building bay does not mean a
service bay for autos or tricks and does not mean a bay window.
Bed and breakfast sW1 mean an establishment operated in a private residence orportion
thereof, which provides temporary accommodations to overnight guests for a fee and
which is occupied by the operator of such establishment.
Blank vvall shall mean an exterior building wall with no openings and a single material
and uniform texture on a "single plane.
Block shall mean a unit of land bounded by streets or by a combination of streets and
public lands, railroad rights -of -way, waterways or any barrier to the continuity of
development, but shall not include in the calculation of the block size measurement the
barriers creating the boundary.
Boarding and rooming house shall mean a building or portion of which. is used to
accommodate, for compensation, four (4) or more boarders or roomers, not including
members of the occupant's immediate family who might be occupying such building
T'he word compensation shall include compensationin money, services or other things of
value.
Building shall mean any permanent structure built for the shelter or enclosure of persons,
animals, chattels or property of any kind, which is governed by the following
characteristics:
Article 5. Page l
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Div&ios 5.1. D#Ibd&ns swgion 5.1.1
DMRON 5.1 DEFMT[ONS
Seedons:
5.1.1 General
5.1.2 Definitions
5.1.1 GeneraL
For words, terms and phrases used in this Laud Use Code that are not defined in Section
5.1.2, below, or elsewhere in this Land Use Code, the Director shall have the authority
and power to interpret or define such words, tams and phrases. In maldng such
interpretations or definitions, the Director may consult secondary sources related to the
planning and legal professions, such as lack's Law Dictio (West Publishing
Company, St. Paul, Minn., most current edition), A SW= of Zoning_ Definitions -
Planuiag.Advisory Service BOW Nimmber 421, edited by Tracy Burrows (American
Planning Association, Chicago, M.1989) and McNew MustrOW Book of Dt velop
Definitions, by Harvey S. Moskowitz and Carl 0. Liadbloom (Center for Urban Policy
Research, Rutgers University. NJ. 1997, or most current edition), for technical words,
tams and phrases, or Webstees Third New International DictionarSt (Unabridged)
(Merriam -Webster, The, Springfield. Mass. 1986), as supplemented, for other words,
terms and phrases.
(Ord. No. 90, 1998, 5119/98; Ord No. 087, 2002 §62, 6/4/02)
5.1.2 Def nNons.
The following words, terms and phrases, when used in this Land Use Code, shall have
the meanings ascribed to them in this Section:
Accessory building shall mean a building detached from a principal building and
customarily used with, and clearly incidental and subordinate to, the principal building or
use, and ordinarily located on the same lot wi& such principal buildmg.
Accessory structure shall mean a structure detached from a principal building and
customarilyusedwith, and ciearlyincidental and subordinate to,the principal buildingor
use, and ordinarily located on the same lot with such principal building.
Accessory use shall mean a use of land or of a building or portion thereof customarily
used with, and clearly incidental and subordinate to, the principal use of the land or
building and ordinarily located on the same lot with such principal use.
Adequate public facilities ("APF') shall mean the public facilities and services necessary
to maintain the adopted level of service standards.
Article 5, Page 3
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DhWon 11, DgAwpiow
sffaaa 11.2. Floor
Floor Area Ratio (FAR) shall mean the amount of gross floor area of all -
b±!Wdimg on a lot orblock, as the case maybe, divided bythe total area of such lot, or the
p shze, respectively, on which such buildings are located. For mixed -use blocks, the
residential square footage shall be added to the commercial development fora total block
FAR -
Food catering or small food product preparation shall mean an establishment in which
the principal use is the preparation offood andlormeals on thepremises, and where such
food and/or meals are delivered to another location for consumption or distribution, and
where such use occupies not more than five thousand (5,000) square feet in gross floor
area
Foot-candle shall mean a unit of measurement referring to illumination incident to a
single point One (1) foot-candle is equal to one (1) lumen uniformly distributed over an
area of one (1) square foot.
Fraternity and sorority houses shall mean residences housing students in organizations
established primarily to promote friendship and welfare among the members (Le., Greek -
letter social fraternities and similar organizations), and which residences are affiliated
with Colorado State University.
Fugitive dust shall mean solid airborne particulate matter emitted from any source other
than an opening which channels the flow of air contaminants and then exhausts the.
contaminants directly into the atmosphere. Fugitive dust also includes solid particles
released into the atmosphere by natural forces or by mechanical processes, such as
crushing, grinding, milling, drilling, demolishing, pulverizing, shoveling, conveying,
covering, bagging or sweeping.
Fully shielded shall mean shielded.or constructed so that no light rays are emitted by the
installed outdoor light fixtures at angles above the horizontal plane, as certified by a
photometric test report
Funeral home shall mean abuilding used for the preparation of the deceased for burial or
cremation, for the display of the deceased and/or for ceremonies or services related
thereto, including cremation and the storage of caskets, funeral ums, funeral vehicles and
other funeral supplies.
Gasoline station shall mean any building, land area, premises or portion thereof; where
gasoline or other petroleum products or fuels are sold and light maintenance activities
such as engine tune-ups, lubrication, minor repairs and carburetor cleaning may be
conducted. Gasoline station shall not include premises where heavy automobile
maintenance activities such as engine overhaul, automobile painting and body fender
work are conducted.
Article S, Page 17
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207
209
FIRE RESLSTANCR or FIRE-RBSWIVE CONSTRUC-
TION is construction to resist the spread of fire, details of which
are specified in this code.
FIRE-3UMILDANT TREATBD WOOD is any wood prod-
uct impregnated with chemicals by a pressure process or other
meatus during mtmufaame, and which, when tested in aecordw=
with UBC Standard &1 for a period of 30 minutes, Shalt have a
flame spread of not over 25 and show no evidence of progressive
combustion. In addition, the flame front shall nor progress more
than 10112 feet OW) mm) beyond the eater line of the burner at
arty time during the test Materials that may be m4mod to the
weather shall pass the accelerated weathering teat mad be identi-
fied as P.xledor type, in accordance with UBC Standard 23.4.
Where material is not directly exposed to rainfall but exposed to
high humidity otanditioos, it shall>z sabjated to duelpgtnsooprc
teat and Wean" as interior Type A in accordance with UBC
Standard 23-4.
All materials shall bear identification showing the fire ptxfomt-
antce rating thereuE Such identifications shall be issued by an ape
proved agency having a service for inspection, of materials at the
[artery.
P'FLOOR AREA is the area included within the surrounding ex-
terior was of a building or petite thereof, exclusive of vent
shafts and courts. The floor amsof a building, or poeaon thereof,
not provided with surrounding exterior wags shall be the usable
area umdex the horizontal tt= of the root or floor above.
is Factory Mutual Eagiomring and Researcb, I t 5 1 Boston -
Providence llunpibe, Norwood. Massachusetts 02062.
FOAM PLASTIC INSULATION is a plastic that is intmdon-
ally expanded by the use of a foaming agent to produce a
tedt>ad-detrstty plastic containing voids consisting of hollow
apleres a &aereomnected cells distributed tbratgltom the plastic
for titermel insalatrtg on thcahsttal purposes and that has a deatsiry
less than 20 potuds pax txibic foot (320 kglm3)•
FOOTERG is that portion of the foundation of a structure that
spreads and transmits loads directly to the soil or tie piles.
FRONT OF LOT is the twat boundary line of a lot bordering
on the street and, in the ease of a coma lot, may be either frontage.
SECTION 208 — G
GARAGE is a building or portion thereof in which a motor ve-
hicle containing flammable or combustible liquids or gas in its
took is stored. tepaieed or kept.
GARAGE, PRIVATE, is a building or a portion of a building,
not mote [hart 1.000 square feet(93 n�) in area, in which only mo-
tor vehicles used by the tenants of the building or buildings on the
premises ate stored or kept. (See Section 312.)
GARAGE, PUBLIC, is any garage other than a private gantge.
GAS ROOM is a separately ventilated, fully enclosed room kn
which only toxic and highly toxic compressed oasts and associ-
ated equipment and supplies ate stored or used.
GRADE (Adjacent Ground Elevation) is the lowest point of
elevation of the finished surface of the ground, paving or sidewalk
within the area between the building and the property line or, when
the property line is more than 5 feet (1524 mm) from the building,
between rite building and a line 5 feet 0 524 mm) from the
building.
GRADE (amber) is the dassi4ca sou of lumber m regard to
streagtb and utility.
GUARDRAIL is it system of building components located
near the open sides of elevated walking surfaces for the purpose of
minimizing the possibility of an accidental fall from the walking
surface to the lower level.
GUM is any person hiring or occupying a room for living or
limping purposes.
GUEST ROOM is any room or atoms used of trended to be
used a guest fix deepiag patposm Bvery 100 square feet
(93 by ) of superficial floor area in a dormitory shall be cousid-
ered to be a guest room.
SECTION 209 — H
JUBITABI.B SPACE (ROOM) is apace in a structure for liv-
ing, sleeping, eating or 0001bg. Bttheooms toilet compartments,
closets, balls, stomp or utility space, and similar areas, are not
considered habitable space
BANDi. NG Is the deliberate movement of material by any
means to a point of teaage or use.
HANDRAIL is a cailimg provided for gtaspiag with the hand
for support. See also "nerd aiv
HAZARDOUS PRODUCTION bIATRRIAV (!D'M) is a
solid, liquid of gas that has a degree of bawd rating in beaim,
flapo ashiiity or metivity of 3 at 4 and that is used directly in te-
aratdt, labunuory or production processes that have, as their end
product, materials that are of bazardours.
HEAL= HAZARD is a classification of a chernical for which
there it amtistically significant evidence based on at least one
study conducted to mcotdance with established seieatific princi-
ples that aerate or dome health effects may occur in exposed per-
sons. The term "baalth hazard" iueludes chemicals that are
eanxuogens. i mde ar highly omdc aguft repnxhlcdve twdns, irri-
tants, corrosives, sensitizers. bepatouvins, Uephrotoxins, nano -
maws, agents that act on the bemampaedo system, and agents
that damage the hmgs, skin, eyes earmucous membomm
HEIGHT OF BUnDING, is the vertical distance above a tef-
ereum dam »rimed to the highest point of the coping of a flat
roof or to the erect line of a mansard roof onto die average height of
the highest gable of a pb*W or hipped roof. The refute datum
shall be atdmeod by tither of the following, whieb"w yiel& a
greater height of building:
1. The clavation of the highest 04murog oxdewWk or pound
surface within a 5-1not (1524 sum) horizontal distance of the exie -
riot wall of tie building when such side:waik or ground surface is
not more than 10 fee OW stun) above lowest grade.
2. An elevation 10 feet (3048 mm) higha than ttte lowest grade
when rite side walk or ground surface described m Item t is more
than 10 fee (3049 mm) above lowest grade.
The height of a stepped or terraced building is the maximum
height of any segment of the building.
HELIPORT is an area of land or water or a strucamal surface
that is used, or intended for use. for the landing and take -off of he-
licopters, and any appurtenant areas that ate used, or intended for
use, for heliport buildings and other heliport facilities.
EWLISTOP is the same as a heliport, except that no refuelin&
maintenance, repairs or storage of belicopters is permitted.
JUGHLY TOXIC MATER AL is a material that produces a
lethal dose at a lethal concentration that falls within any of the fol-
lowing categories:
1-ti
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Diwsioa 4.3, Low Density Re idential Distriu Dtwsion 4.3(B)
(c) COmmeroi"etail Uses:
1. Child care centers, provided that no child care
center shall be permitted to be located in this zone
district on property which is within one thousand
five hundred (1,500) feet of any existing child
care seater within the city. For the purpose of this
provision, the distance between an adstiag child
care center and the property on which a duld care
center is proposed to be built shall be measured in
a straight line from the closest point on the
boundary line of the property on which the
existing child care center is located to the closest
point on the boundary of the property on which
the proposed cbild care cenfer is to be located.
(d) Accessory/Misceltaneous Uses:
1. wireless telecommunication equipment.
(C) Prohibited Uses All uses that are not (1) expressly allowed as permitted
uses in this Section or (2) determined to be permitted by the Director
pursuant to Section 1.3.4 of this land Use Code shall be prohibited.
(D) Land Use Standards.
(1) Density. All development in theLow'DenatylkesidentialDistrict
shall have a minimum lot area the equivalent of three (3) times
the total floor area of t1le. i but not less than tax thousand
(6,000) square feet.
(2)
SUPP. 2
(a) Minimum lot width shall be sixty (60) feet for a single-
family dwelling or child-care center and one hundred
(100) feet for all other uses.
(b) Minimum setback of the front yard shall be twenty (20)
feet.
Article 4. Page 16
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JUN-07-2004 MON 06:10 PM HEATH CONSTRUCTION FAX NO. 9702212907 P. 03
Mr. Leon McCauley
Page 2
May 28, 2004
The City planning staff expressed no concerns over the square footage or exterior elevations
during their review. They did, m fact, recommend approval of the project.
In my opinion, the Planning and Zoning Board were incorrect in their square footage
calculations.
I have enclosed 8-1/2 x I printouts of the site and floor plan square footage calculations for
your review. Also, copies of definitions from the Uniform Building Code and Land Use Code
are included for your information.
Please call if you have any questions.
Sincerely,
ARCHITECTURAL RESOURCE GROUP, P.C.
4'00
G. 7L7ft=0'00Trampe
Principal
LGT:met
Enclosures
JUN-07-2004 MON 06:09 PM HEATH CONSTRUCTION FAX N0, 9702212907 P. 02
Architectural
Resource
Group
Proftwonal
Corporation
Larry Q. Vatnpc. Nncip a
v P.O. ern 271305
C I h26 wamknbs0 Or.
Fort CMM"e. CO A0577-tN5
Rio e8c-uua
PAX 4$4.0727
May 28, 2004
Mr. Leon McCauley
R.C. Heath Construction
P.O. Drawer H
Fort Collins, CO 80522
RE: Ridgeview Classical School
Phase 4 Addition
Dear Leon:
Based upon the Planning and Zoning meeting of last week, I would like to clarify why I
designed what we currently have.
I believe everyone was aware of the parking easements on site from the very beginning. Up
until the neighborhood meeting, we all thought Ridgeview had a good relationship with the
office park and day care, and that renegotiation of the easements would not be a problem.
The addition from a cost and function standpoint made sense to go to the northeast, which
puts it over the easements.
I did review the Fort Collins Land Use Code for the addition during design. The principal
building for the site is 58,771 square feet, which falls under the allowed 1/3 of the site area of
58,780 square feet- The garages at the south are 1,880 square feet and 590 square feet for a
total of 2,470 square feet. This is an accessory use of the site and the square feet are not
required to be included in the allowed area.
I calculated the building square footage, including the area within the exterior walls, taking
out vent shafts and floor openings in accordance with the building code.
My interpretation of the code is that the floor area ratio is the floor area of all principal
buildings on the site. An accessory building is detached from a principal building and
incidental to the principal building or use. The area of this accessory use need not be
included, in my opinion, based upon the definition of the floor area ratio.
Concerning the exterior elevation, the code section 3.5.1 states the building should be
compatible with the established architectural character. I felt matching the existing complied
with this.
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PFATH
R.C. HEATH CONSTRUCTION CO.
FORTCOLLINS. 21-4195 CO i? a 805 24) DR.
907
CONsrRI=ON MANAGEMENT
TO: BOB BARKEEN FAX: 970.416.2020
CITY OF FORT COLLINS PLANNING
FROM: LEON MCCAULEY
is �^��V��
DATE: JUNE 7, 2004
AN
RE: RIDGEVIEW CLASSICAL SCHOOL
CURRENT PANNING
Bob,
Regarding the Planning and Zoning Board comments;
Please review the attached correspondence from the Ridgeview project architect, Larry Trampe, regarding the
calculation of the allowable building size for the Ridgevicw sire.
The Poudre School District has requested that the city review this interpretation of the code and comment as to its
agreement with the calculation provided.
Please contact Larry or myself if you have any questions. We look for your written response.
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