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Home My WebLink AboutWOOD STREET LOFTS - MODIFICATION OF STANDARDS - 14-04 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTMcJ c 04: o L4 52-Fbq ck 4 00 j ��-+ FeAr YQA of FgrPus krns5 Mty This shows the massing of the buildings reflecting the modification to allow 3 stories. This shows the massing of the building with a 25 foot second story (with a mezzanine). The plan as submitted will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2 as follows: • innovations in land development and renewal are encouraged by fostering an enhancement to the site through an progressive redevelopment design; • efficient and economic use of the land is fostered by increasing the number of dwelling units provided on the site fi-om the number currently on the site. • Trip lengths of automobile travel are decreased through the use of the proposed pattern of land use by providing more dwelling units near downtown, which is a primary vehicular destination within the community. • The design, quality, and character of new development is improved through the use of high quality building materials within historically sensitive architecture. • The development proposal is sensitive to the character of the existing neighborhood through the use of historically sensitive architecture. We look I'lrward for the opportunity to explain our request in person and/or answer any questions ou may have about the request. Si cerely. Trot' ject' nes A.l. .P Archi i Trainin inicnded to be allowed by the standard because the southern side lot line abuts a public alley, not a neighboring property. Also, there are large mature trees along the alley that will help shield views of the building. Additionally, across the alley. there are back yards. not other side yards, that orient to the alley. The houses on the lots south of the site are oriented to the front of their lots, therefore have an entire back yard plus the width of the alley to buffer between them and the proposed building. SuI,,-,ested Findings. a) The granting of the modification .would not be detrimental to the public good because there are no adjacent side yards that the proposed building mass will impact. b) 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, because the proposed southern building wall will be separated from anv neighboring properties south of this site a greater distance than if the south property line abutted a neighboring side property line. Both Modifications) 4.7(F)(2)(a)(1) & Section 4.7(E)(4) SuI-',-,ested Findings. a) The general purposes of the Land Use Code (as described in Section 1.2.2) that pertain to these modification requests are that public health, safety and Nvelfare is protected by: • encouraging innovations in land development and renewal; • fostering the safe, efficient and economic use of the land; • encouragTing patterns of land use which decrease trip length of automobile travel and encourage trip consolidation; • minimizing the adverse environmental impacts of development; • improving the design, quality and character of new development; • ensuring that development proposals are sensitive to the character of existing neighborhoods. Section 3.8.17 of the LUC, "no storyof a commercial or residential building shall hare more than 25 feer fi om /loon to floor." The public good being served by the standard is to minimize the bulk of buildings, thereby minimizing the impacts of building mass on abutting neighbors. within the NCM zone district. As proposed, the third story is to be 10 feet in height, the second story is to be 1 1 feet in height, and the first story is to also be 1 I feet in height. Together all three stories will be 32 feet considering the floor to floor measurements of each story. The design of the proposed third story would contain about 50% open balcony areas and 50% enclosed floor space. The intent of the property owner, if the modification is not ,granted, would be to make a 25 foot tall second story with a mezzanine within the second story's bulk. In comparing the two designs, the design complying with the code (second story with mezzanine) is actually taller than the 3-story design. Su�2.gested Findincs. a) The granting of the modification would not be detrimental to the public good because a plan complying with the code can have a greater bulk and actual height than the proposed 3 story building. b) 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, because there are no additional impacts of having a third story that would not be allowed in a two story scenario. Modification 92) Section 4.7(E)(4): Code LanauaQe. 4.7(E)(4) of the Land Use Code states the following: "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 Nvall or building shall be set back from the interior side lot line an additional one ( I) 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 schools and places of worship shall be twenty-five (25) feet (for both interior and street Sides)." Re( Liested Modification. The south building wall of the proposed southerly building is proposed to be taller than 18 feet in height at the setback line, therefore the side setback is required to be increased to be wider than 5 feet. We request permission to waive the requirement to increase the side yard setback in this case. This standard appears to be intended to serve the public good by restricting the annount of building mass that can impact the side yards of adjacent properties. In this case. a modification wouldn't impact any adjacent properties any more than is Planning and Zoning Board c/o Current Planning Department 281 N. College Ave. Fort Collins. CO 80525 May 19. 2004 Re: Mod l ications for Wood Street Lofts Dear Planning and Zoning Board. Background The Wood Street Lofts is an upcoming PDP which plans to remove the existing Houses at 316 & 316 '/2 & 120 Wood Street, and redevelop the site with 3 net, buildings containing 4 high -end condos per building. The proposed development site is an assemblage of 3 lots, that together, are 147 feet in width. whereas other lots in the NCM zone are typically 50 feet in width_ Vwie is only one property directly abutting this development, which is the lot rirectly to the north. All other neighbors are separated from the site by ei, • r an alley or a street. The proposed development complies with the total r..;t;are footage limitations for the zone district. These mt,ditications are requested in accordance with the review procedures set forth in Section 2.8.1 of the Land Use Code as follows: Modification 91) Section 4.7(F)(2)(a)(1): Code Language. 4.7(F)(2)(a)(1) of the Land Use Code states the fi,;!owing: "Maximum building height shall be two (2) stories e.\ccpt for carriage houses and accessory buildings containing hai,i table space. which shall be limited to one and one-half (1 ''/2) stories... Requested Modification We request permission to have a maximum building height of 3 stories. Note that in accordance with the definition of " Buildingg Heigh/ rlleustered in Stories " as defined in ��' M lot geimn 211 Jefferson fod Collin, CO 80524 970.416.7431 1.888.416.7431 fax: 970.416.7435 {moil: mikol@archilex.com hffp://wwwarchilex.com