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Home My WebLink AboutWOOD STREET LOFTS - MODIFICATION OF STANDARDS - 14-04 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUESTF----- ofi N 9 P00'0 "E 140.00' I LOT to S I i5• ,- .r __ S0 0 R� . 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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 renewalare ! . encouraged by fostering an-enhance'ieiit to the site through an progressive redevelopment design; jefficient and economic use of the land is fostered by_ increasing the number of dwelling units provided on the site from the number currently on the site. - • Trip lengths of automobile travel are decreased through the use of the proposed pattern of land use byproviding more dwelling units near downtown, which is a primary .; vehicular destination within the community. - . 'r • The design, quality, and'character of new development is i" improved through the use of high quality building materials within historically sensitive architecture. i`� • The development proposal is sensitive to the character of . the existing neighborhood through the use of historically sensitive architecture. We look forward for the opportunity to explain our request in person and/or.answer any l iestions you may have about the request. Sincerely, 7 y, I roy W. Jones AIC.Y "Architect in Training Requested Modification. The south building wall of the proposed southerly building is proposed to be taller than j8 feet in height at the setback.line, therefore ' the side setback is required to be increased fo be wider than 5 feet. We request ? , : peimission 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 amount of building mass that can impact the side yards of adjacent properties. In this case, a modification wouldn't impact any adjacent properties a�iy:more than is intended to be allowed by the standard because the southernside'Jdt 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 •tl alley; there are back yards, not other side yards,.that orient to the.afle'y. The i.a houses on the lots south of the site are oriented to the front of their lots, therefore these lots have an entire back yard plus the width of the alley to buffer between ,them and the proposed building. Suerested Findings. a) The granting ofthe modification would not be detrimental to the public good because there are no adjacent side yards that -the proposed 1. 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 .any neighboring properties south of this site a greater, distarice than if the j south property line abutted, a neighboring side property line. Both Modifications) 4.7(F)(2)(a)(1) & Section 4.7(E)(4) Suggested Findings. a) The general purposes of the Land Use Code (as described in Section I 1.2.2) that pertain to these modification requests are that, public health, safety and welfare.is protected by: is encouraging innovations in land development and yenewal- fostering the safe, efficient and economic use of the land; • encouraging patterns of land use which decrease trip length of l automobile travel and encourage trip consolidation: �z� • minimizing the adverse environmental impacts of development; I Requested Modification We request permission to have a maximum building height of.) stories. Note that in accordance with the definition of `'Building Height Measured in Stories" as defined in . Section 3.8.17 of the LUC, "no story of a conuner•c•ial or residential building shall have more than 25 feel from floor to floor." The public good that is being served by this standard is the minimization of the bulk of buildings, or in other words. a restriction on the impacts of building mass on abutting neighbors, within the NCM zone district. As proposed, the third story is to be 10 feet i1 Height; the second story is to be 11 feet in height, and the first story is to also be 11 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 33-story design. Suggested Findings. a) The granting of the modification would not be detrimental to the public good because a plan complying with the code can (and in this case would) 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 theee are . no additional impacts of having a third story that would not be allowed in a two story scenario. Modification 002) Section 4.7(E)(4): Code Language. 4.7E 4 of the Land Use Code states the followin 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 wall or building shall be set back from the interior side lot line an additional one (1) 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).'' Planning and Zoning Board c/o Current Planning Department 281 N. College Ave. Fort Collins, CO 80525 Dec 21, 2004 Re: Modifications 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 & 320 Wood Street, and redevelop the site with 3 new buildings containing 4 high -end condos per building. The site area is 24.450 sq. ft. It is intended that the project have up to12,225 sq. ft. of "total floor area" as defined in the NCM Zone District in the Land Use Code. The proposed development site is an assemblage of 3 lots, that tosiether. are 147 feet in width, whereas other lots in the NCM zone are typically 50 feet in width. There is only one property directly abutting this development, which is the lot directly to the north. All other neighbors are separated from the site by either an alley or a street. The proposed development complies with the total square footage limitations for the zone district. These modifications are requested in accordance with the review procedures set forth in Section 2.8.1 of the Land Use Code as follows: Modification41) Section 4.7(F)(2)(a)(1): Code Language. 4.7(F)(2)(a)(I) of the Land Use Code states the following: "Maximum building height shall be two (2) stories except for carriage houses and accessory buildings containing habitable space. which shall be limited to one and one-half (1 '/2) stories." Mal S. forgerson, AIA, NCAf1B 223 N College foil Collim, CO 80524 970.416.7431 888.416.7431 Fax: 970.416.7435 (moil: mikal®archilex.com hffp://w .archilex.com