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HomeMy WebLinkAboutSOLAR VILLAGE MAPLE - PDP - 23-07 - REPORTS - MODIFICATION REQUESTFindings of Fact/Conclusion SUSTAINABLE We understand that in order to approve the Modification Request the Planning and Zoning Board ARCHITECTURE must make the following findings: The request for a modification to Land Use Code Section 3.5.2(C)(1) is subject to review by the RESIDENTIAL Planning and Zoning Board. COMMERCIAL HISTORICAL Granting the requested modification would neither be detrimental to the public good nor impair the intent and purposes of this Land Use Code. Granting the requested modification would allow the project to advance the public interests and purposes of the standard equally well or better than a plan that satisfies the standard. We recommend approval of the Solar Village Maple Modification Request. Justin Larson, AIA Studio and Gallery at: 401 South Mason Sheet Fort Collins, CO 80524 ph: 970.224-5710 fax: 970.224-5715 jd a`theartofoonstruction.com We request a modification to Land Use Code to allow residential units to have entries which SUSTAINABLE face an interior court as opposed to the street. ARCHITECTURE Code Language 3.5.2(C)(1) Orientation to a connecting walkway. Every front facade with a primary entrance to a dwelling unit shall face the adjacent street to the extent reasonably feasible. Every front RESIDENTIAL facade with a primary entrance to a dwelling unit shall face a connecting walkway with no COMMERCIAL primary entrance more than two hundred (200) feet from a street sidewalk. The following HISTORICAL exceptions to this standard are permitted: (a) A primary entrance may be up to three hundred fifty (350) feet from a street sidewalk if the primary entrance faces and opens directly onto a connecting walkway that qualifies as a major walkway spine. (b) If a multifamily building has more than one (1) front facade, and if one (1) of the front facades faces and opens directly onto a street sidewalk, the primary entrances located on the other front facade(s) need not face a street sidewalk or connecting walkway. Requested Modification A. Modification of standards to Section 3.5.2(C)(1) of the LUC The Situation Our location is unique in the fact that the project is in an urban quad formation around an interior court yard. Several residential units open onto an interior private courtyard. This interior court is connected directly to Meldrum via a pedestrian sidewalk. The interior court is connected to Maple through a brick and glass lobby space. This lobby space serves as the 'primary entrance' to this project and faces directly onto Maple Street. For arriving guests, mail, and deliveries the lobby will be the first point of contact or 'primary entrance'. These standards are intended to promote variety, visual interest and pedestrian -oriented streets in residential development. The project in this urban setting must be viewed as a whole and the lobby entrance on Maple is the Primary Entrance. This effectively screens the vehicular circulation from public view, and also provides a good buffer and transition to the natural area. Modification of Standards — Justification, We feel that the plan as submitted will not diverge from the standards of the Land Use Code except in a nominal, inconsequential way when considered from the perspective of the entire development plan. The purpose of the LUC code section 3.5.2(C)(1) "are intended to promote variety, visual interest and pedestrian -oriented streets in residential development." We feel that the proposed plan promotes the general purpose of the standard equally well or better than a plan that satisfies the standard as follows: • This site has a primary entrance for general public which meets the intent of the code. Studio and Gallery at: • Creating a courtyard provides for privacy for the residences while at the same time 401 South Mason Street brings more density to down town. Fort Collins, CO 80524 • The preferred plan provides a greater variety in building types, and a greater ph 970.224-5710 variety in the visual interest within the scale of the urban context fax: 970.224-5715 )d@theartofconstruction.com SUSTAINABLE November 5, 2007 ARCHITECTURE City of Fort Collins Administrative Hearing 281 North College Ave. RESIDENTIAL Fort Collins, CO.80524 COMMERCIAL HISTORICAL Studio and Gallery at: 401 South Mason Street Fort Collins, CO 80524 ph: 970.224-5710 fax: 970.224-5715 jci@theartofconstruction.com MODIFICATION REQUEST 1 Modification to Standards Request Solar Village Maple Background Information Solar Village Maple is a proposed sustainable mixed -use building to be located on the corner of Meldrum and Maple Street in Fort Collins. The proposed structure will be a 3 story mixed use facility, with commercial office and retail at ground level and two stories of residential flats. There is alley access running north/south from Maple Street to Cherry Street. This alley is located on the east side of the site. Along Meldrum Street there is a detached sidewalk with large mature trees. This property is in the "D"-Downtown district, Civic Center sub -district. Existing building and land uses located adjacent to the property are as follows: To the north, are single family residential lots. To the east, is a one story commercial building. Across the street to the south is parking with a public park. To the west are single family residential lots. The proposed building will be three stories with approximately 5,400 square feet of Commercial space and 28,200 square feet of Residential space building. The building is placed on the property lines, approximately 188 by 150 feet, as allowed in the Downtown District which encourages minimal setbacks. Access to the parking in the center of the project will be via the existing alleyway. Bike racks will be also be provided along both streets as well as, the parking area for both owners and tenants of the commercial office space. The site has been designed with pedestrian use in mind by utilizing enhanced sidewalks adjacent to the building. From the location, many existing sidewalks lead to many downtown destinations including the Mason Street Corridor, two blocks to the east. The finishes on the proposed building will include a mix of brick, stucco and pre -cast concrete. The metal canopies and photo voltaic canopies will give the building an urban feel. The roofing material is an architectural shingle. The design objectives for the landscape plan are to provide an attractive streetscape and enhance the pedestrian experience within the site. The urban location and the character of the project minimize the quality and location of the plant materials. Rather, architecture columns, art display, light fixtures, custom balconies and a mixture of materials will create the atmosphere of this project. The Modification Request This modification is requested in accordance with the review procedures set forth in Section 2.8.2 (H) of the Land Use Code as follows: (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.