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Home My WebLink AboutBRAZIL 99 (CAMPUS WEST REDEVELOPMENT) - PDP - 45-98 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUESTElizabeth meets major arterial standards in the future, the signage canopy will be above a portion of the sidewalk and planting areas adjacent to the roadway. Summary The circular signage canopy is the intended central feature and main entry of the building. It is sized accordingly. To reduce the size, or eliminate this element will undermine the very design concept of the renovation. We believe the proposed design enhances the building and it's surroundings, and is not detrimental to the public. It serves the intent of the Land Use Code. Because of the reasons and justifications stated above, the applicant requests that the Planning and Zoning Board look favorably at the modification requests above, and would like to thank you for your time and consideration. Sincerely, (24M16 Catherine Scott Architect KENNEY & ASSOCIATES Ji Birdsall andscape Architect KENNEY & ASSOCIATES e announce the building entry to pedestrians and motorists travelling east. The signage canopy is designed to match the diameter of the paved pedestrian entry below. The bottom of this canopy is 11' above grade. The structure is an open ring (no roof) suspended from a pole, which is centered on a landscape wall. This landscape wall is located at the center of the pedestrian entry plaza. The canopy enhances the pedestrian experience by helping define the outdoor space. The outdoor space becomes a more intimate and inviting pedestrian friendly environment. The balance between the pedestrian plaza and canopy is critical to the pedestrian experience and the entry of the project. The design clearly supports the following other sections of the Land Use Code: 4.14[E]{1)(a) Building Orientation. The configuration of shops in the Community Commercial District shall orient primary ground -floor commercial building entrances to pedestrian -oriented streets, connecting walkways, plazas, parks or similar outdoor spaces, not to interior blocks or parking lots. Anchor tenant retail buildings may have their primary entrances from off-street parking lots; however, on -street entrances are strongly encouraged. The lot size and layout pattern for individual blocks within the Community District shall support this requirement. 4.14[E]{1](b) Central Feature of Gathering Space. At least one (1) predominant location within each geographically distinct Community Commercial District shall include a convenient outdoor open space or plaza with amenities such as benches, monuments, kiosks, and public art. These uses may be placed on "civic blocks," and may include other civic uses or buildings such as libraries, government offices or public meeting spaces. b). West Elizabeth Street is intended for classification as a major arterial. City of Fort Collins Major Arterial Standards require that the edge of traffic (inclusive of the bike lane) be 53.5' from the center of the roadway. The engineering department PDP comments require that the edge of the right-of-way be 57.5' from the center of the roadway. The signage canopy element in the proposed design extends to the edge of this right-of-way. This is 4' back from the edge of the roadway in the major arterial standards. While it does exceed the 5' projection allowed in section 3.5.3[D][7] of the Land Use Code, canopy does not encroach into future roadway space. In the proposed design it is above sidewalk and well away from the road. If West Request for 2"d Modification The applicant is also requesting a modification of the building standards of Article 3, General Development Standards, Division 3.5, Mixed -Use, Institutional and Commercial Buildings, Section 3.53[D][7] of the Land Use Code which states "...Trellises, canopies and fabric awnings may project up to five (5) feet into front setbacks and public rights -of -way, provided that they are not less than eight (8) feet above the sidewalk. No such improvements shall encroach into alley rights -of -way." The circular signage canopy in the proposed design projects ten (10) feet into the building setback. We request a modification from strict conformance to the building setback requirement above. The proposed design element in dispute is critical to the use and success of this project. Article 2, Division 2.7 of the Land Use Code permits the Planning and Zoning Board to grant modifications to the General Development Standards of Article 3 for overall development plans and project development plans which are pending approval at the time that the request for proposed modification is filed. A modification request may be granted if the Planning and Zoning Board, as a Type 2 review, determines and finds that the granting of the modification would neither be detrimental to the public good nor impair the intent and purposes of the Chapter, and if the applicant demonstrates either: (A) the granting of the modification would neither be detrimental to the public good nor impair the intent and purposes of this Land Use Code, and (B) that the plan as submitted will advance or protect the public interests and purposes of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested. Justification for Modification The request for modification is based on the criteria in both (A) and (B) above. The design of this element is not detrimental to the public good nor does it impair the intent and purposes of this Land Use Code. Additionally, the proposed design element in dispute advances and protects the public interests and purposes of the standard for which the modification is requested equally well than would a plan which complies with the standard for which the modification is requested. The reasons are as follows: a). The circular signage canopy structure is designed to clearly announce the building entry. In the proposed design the main entry to the building remains in it's existing location, which is not visible when approaching the building from the west. This canopy is necessary to Justification for the Modification This request for a modification is based on the criteria stated in both (A) and (B) above. The entire CMU and brick west facade shown on the elevations is existing. The proposed design leaves this existing structure in place because removing or modifying it proves impracticable. Allowing an existing condition to remain would not be detrimental to the public good, as the condition currently exists. The proposed design does in fact improve the existing condition, which supports the criteria of statement (B) above. While leaving the existing construction in place, the proposed design addresses this facade in order to make a more attractive elevation. This is achieved as follows: a). A small planting bed will be provided at the base of the existing masonry wall for the planting and climbing of vines. These vines will create visual interest with a color and texture change. This will aid in reducing the monotonous effect of the existing wall. b). The proposed design includes new masonry openings for windows. All masonry openings shown on the west elevation are new. c). New shade canopies of steel construction are provided at each masonry opening (window) on the west facade. Aside from their benefit in providing shade, these canopies provide articulation and visual interest to the west facade, thus reducing the monotonous effect of the existing large masonry mass. d). At the southwest comer of the building, trusses and large entry/shade canopies over a raised pedestrian space further reduce the monotony of the existing wall. In addition, these trusses, canopies and the raised pedestrian space help to identify a building entry. e). At the northwest comer of the building, a steel truss has been added for visual interest. This truss integrates with the other new trusses along the north facade. In doing so, it helps aid the eye in turning the comer of the building and reduces the effect of the existing monotonous masonry comer. f). The steel shade canopies and trusses will be painted a color which contrasts with the brick and painted CMU facade, providing further visual interest to the west building elevation. Date: 2.17.99 Troy Jones City Planner Current Planning Department City of Fort Collins 281 North College Avenue Fort Collins, CO 80522-0580 Re: Brazil 99 Renovation Amended Modification Requests Dear Mr. Jones, Request for 18t modification The applicant, Mr. Rex Miller, is requesting a modification of the building standards of Article 3, General Development Standards, Division 3.5, Mixed - Use, Institutional and Commercial Buildings, Section 3.53[C][1] of the Land Use Code which states "Horizontal masses shall not exceed a height: width ratio of 1:3 without substantial variation in massing that includes a change in height and a projecting or recessed elements". The requested modification is to allow for existing conditions. Article 2, Division 2.7 of the Land Use Code permits the Planning and Zoning Board to grant modifications to the General Development Standards of Article 3 for overall development plans and project development plans which are pending approval at the time that the request for proposed mod fication is filed. A modification request may be granted if the Planning and Zoning Board, as a Type 2 review, determines and finds that the granting of the modification would neither be detrimental to the public good nor impair the intent and purposes of the Chapter, and -if the applicant'demonstrates either: (A) the granting of the modification would neither be detrimental to the public good nor impair the intent and purposes of this Land Use Code, and (B) that the plan as submitted will advance or protect the public interests and purposes of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested. kenney r associates architects landscape architects urban designers planners