The URL can be used to link to this page

Home My WebLink AboutWOOD STREET LOFTS - MODIFICATION OF STANDARDS - 14-04 - CORRESPONDENCE - (6)has been refined to reflect what the City now considers to be compatible with historic residential neighbors. I think it's important to do a quick comparison between the intensity levels currently allowed in the NCL_ NCM_ and NCB zones. NCL NCM NCB Max. FAR (in accordance 0.33 0.5 1.0 with Min. Lot Size Standards Max. Building Height for 2 stories 2 stories 3 stories Street Fronting Principle (up to 50 feet* if (up to 50 feet* if (up to 75 feet* if Buildings compatible, otherwise up compatible, otherwise up compatible, otherwise up to 40 feet**) to 40 feet**) to 40 feet** Permitted Multifamily Not Allowed 2-family 2-family Buildings -or- -or- Multi-family up to 4 units Multi -family up to 4 units per building per building -or- Multi-family more than 4 units up to 24 du/acre -or- Mixed-use dwellings *Section 3.8.8 defines building height measured in stories as: (a) A balcony or mezzanine shall be counted as a full story when its floor area is in excess of one- third (1/3) of the total area of the nearest full floor directly below it; and (b) No story of a commercial or residential building shall have more than 25 feet from floor to floor. **Section 3.5.1(G) states that buildings greater than 40 feet in height shall be compatible in terms of relative height, height to mass, length to mass, and building structure to human scale. In summary, the Wood Street Lofts project, which is in the NCM zone district, does have massing that is quite a bit larger than the adjacent properties. I argue that the very nature of the intensity permitted in the NCM zone district indicates that this, in fact, is compatible, just so long as the buildings don't exceed 40 feet in height. To that end, we hope you can support our pending building height modification, and would be happy to have a condition imposed on the modification that in no case shall the buildings exceed 40 feet in height. ank you f r your consideration in this matter. Sincere), T y Jones I.C.P. C 'ef anner ih cddn) �, Za4- 5/0& wed r ` b7)- Gu� Ah Za ' i� �" ✓- Anne Aspen & Cameron Gloss Current Planning Department :1 281 North College Avenue5��acP Fort Collins, CO 80524 S NGB January 7, 2005 Anne and Cameron, As the review is being conducted for the Wood Street Loft modification, I wanted to add a few additional thoughts to the general issue of compatibility of new development projects within the context of existing neighborhoods. As we all have experienced in one capacity or another, there is frequently resistance from neighbors of infill and redevelopment projects adjacent to, and within existing neighborhoods. The big question is, "what exactly y constitutes compatibility of new projects within existing neighborhoods?" I shard contend that in accordance with Section 1.7.2 of the LUC that the zone district standards in Article 4 than the Building Project J;OMV� S� - are more specific and �7O j What Compatibility standards in section 3.5.1, and therefore shall govern the J : fe�h 6;4" threshold between what is and isn't considered to be compatible. The Vd °�r h i exception to this is that 3.5.1(G)(4) is more specific than the zone district standards. Section 3.5.1(Gx4) states that buildings greater than 40 feet in 3.6, / . height shall be compatible in terms of relative height, height to mass, length T jlvYnk l , 7 z• to mass, and building structure to human scale. The Wood Street Lofts ]V71,e7 w - project is intended to not exceed 40 feet in height, even in the proposed 3 � alvr 74 c�-jl-eci - story scenario reflected in our modification request, and therefore is exempt camFi4Z9' wl e- u from 3.5.1(G)(4). 664o>f,,- With regard to the old town residential zones, as you know, in early 2004, the alley house standards design charrette was conducted, and as a result, the NCL, NCM, and NCB zone district standards in the LUC were all somewhat amended. Although the principal goal of the charrette was to come to terms with impacts of rear yard buildings on properties with alleys, a fundamental issue that kept coming to the surface (as part of the public charrette process) was compatibility between new infill/redevelopment projects and existing homes within historic neighborhoods. During the charrette, all the higher intensity land uses permitted in NCL, NCM and NCB zones were revisited to determine whether or not such uses were appropriate. One change that occurred, if I recall correctly, was that two-family and multifamily buildings were no longer allowed as back yard buildings in the NCM zone district, but were only allowed as street -fronting buildings within that zone district. By Mal S. forgenon, dld, NCARB it's very nature, as regulated in Article 4 of the LUC, the NCM zone allows a pretty intense development pattern, however I'd argue that this intensity Fo i Collins, CO 80524 970.4161431 888.416.7431 Fax: 970.416.7435 FinaiI: mikoloarchilex.mm hHp://www.archilex.com