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Home My WebLink AboutBRAZIL 99 (CAMPUS WEST REDEVELOPMENT) - PDP - 45-98 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTBrazil 99 Renovation Existing Elevations West Elevation Scale 1"=16'-0" `TRUSS O FACE OF �t OW �IZst Elevation Brazil 99 Renovation Scale 1"=16'-0" Proposed Elevations CENTERLINE OF WEST ELIZABETN AvENUE _---- EXISTING* EDGE OF R.O.W. EXISTING* CURB PROPOSED PUBLIC SIDEWALK J.... nJi --- _STEEL TRUSSES �P kP SLOPED STOREFRONT STRUCTURE C PROPOSED ADDITION i�ii� Oki '-CURVED SIGNAGE CANOPY, SUPPORT POLE IN LANDSCAPE WALL Brazil 99 Renovation Proposed R.O.W., Setback, & Easement locations North Scale 1" = 20'-0" 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. This area is the intended central feature and main entry of the building. To eliminate either the circular signage canopy or the sloped storefront/truss feature, to meet design restrictions of which the design team was not previously informed, will undermine the very design concept of the renovation. Had the client known of the setback and easement requirements along the north property line, he would not have chosen to take the project in the proposed direction. Forcing the project to comply may halt the redevelopment of this project altogether. If you have any questions or concerns please give us a call. Best regards, Ji Birdsall ndscape Architect KENNEY & ASSOCIATES C400W Catherine Scott Architect KENNEY & ASSOCIATES addresses many design issues in the Land Use Code required for community benefit. The proposed design includes the addition of trusses and a sloped storefront structure along the North elevation. These trusses extend approximately 2 feet into the building setback at a height of 19' above grade. The storefront extends approximately 1 foot into the setback at 12' above grade. Additionally each extends over a portion of the utility easement (see attached drawing). None of these elements meet the ground. Along this north elevation, the foundation remains in the existing location. The intent of this truss/storefront structure is to add visual a meal to the no h elevati of the existing buildin .This is in seeping with the requirements of the following Lan se Code section: 3.5.3[C][1] Horizontal masses shall not exceed a height:width ratio of 1:3 without substantial variance in massing that includes a change in height and a projecting or recessed elements. Additionally, the storefront element has been added as a feature both critical for commercial success and to comply with Land Use Code section: 3.5.3 [D][3] Facades that face streets or connecting pedestrian frontage shall be subdivided and proportioned using features such as windows, entrances, arcades, arbors, awnings, treillage with vines, along no less than fifty (50) percent of the facade. The circular signage canopy, the bottom of which is approximately 11' above grade, extends over the utility easement and approximately 10' into the building setback. The structure is an open ring (no roof) suspended from a pole, which is centered in a landscape wall. This structure has it's own foundation and is not part of the building. The ring is attached to the building for stability. This structure serves several purposes. It clearly announces the main building entry. The main entry to the building remains in it's existing location, which is not visible when approaching the building from the west. Additionally, the structure is centered on the paved pedestrian plaza below. It is visually integrated into this design, providing a pedestrian friendly environment per Land Use Code section: 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 Commercial 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 d) At the northwest corner 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 corner of the building and reduces the effect of the existing monotonous masonry comer. e) 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. (D) The fourth and final modification request is a response to the following Project Development Plan comments: 7.u. from the Current Planning Department and from the Engineering Department A 57.5' Public Right -of -Way requirement, a 67.5' Building Setback and a 72.5' Utility Easement are required, both from the centerline of West Elizabeth. The proposed building design along the north elevation conflicts with the Building Setback and Utility Easement requirements. We request a modification from these requirements for the following reasons: a) The client and design team were not informed of these restrictions during the Conceptual Review Team meeting which took place March 16, 1998. The PDP process requires a major amount of detailed design and engineering work to be completed early in the design process, We understand the purpose and intent of the required CRT Meeting to be twofold. It serves to introduce City staff to a proposed project. Additionally and equally important, it is imperative ly that City staff inform the client and design team of all important and detailed �c ,�✓ issues and requirements that will affect the direction of the design during preparation of the PDP submittal package. Otherwise a great deal of design and engineering is completed at the client's expense for a project that conflicts with City requirements. The public right-of-way and easement requirements included in the Major Arterial Standards appear to be intended for new development. They do not appear to consider existing conditions. For example, the existing masonry wall on the north eleva 'ion Q Gamnus West Theater sitsWlthln th . r uu_rd utility easement. a existin cano�y-along this wall extends into the required i m setback. Further, after physically measuring, we have coffin irmeathat nearly all of the buildings from the theater east to Shields Ave. and west to C B & Potts violate the standards that are being required of this project. To achieve the code required Major Arterial Standards, the majority of the existing buildings along this part of West Elizabeth would have to be demolished or substantially altered. —�► Most importantly, we request a modification from strict conformance to the utility easement and building setback requirements because we feel the proposed design is critical to the success of this project. The proposed design shall have planting beds at least five (5) feet wide placed directly along at least fifty (50) percent of such walls. It will not be possible to comply with the above code requirements on the south side of the existing building. The proximity of the building to the south property line will not allow for a continuous pedestrian sidewalk confection, full tree stocking, and a five foot wide foundation planting. The highest priority along the south side of the building is to provide a continuous 5 foot wide pedestrian sidewalk connection. To meet the full tree stocking requirement a street tree in a landscape island is provided south of the building. A planter bed with low flowering plants is provided between the sidewalk and the building. This planter will help reduce the scale of the existing masonry wall of the building. This planter cannot meet the required 5 foot foundation planting requirement but it will meet the intent of this requirement. (C) The third modification request is a response to the following Project U,fQ4 Development Plan comments: 7.z. from the Current Planning Department: It appears that the west building elevation may fail to satisfy Section 3.5.3[C][1] Vouf0'^ of the Land Use Code which states that horizontal masses shall not exceed a heighbWidth ratio of 1:3 without a substantial variation in massing that includes a change in height and projection/recessed elements. Section 3.5.3 [C][1] reads: (1) Horizontal masses shall not exceed a height:width ration of 1:3 without substantial variation in massing that includes a change in height and a projecting or recessed elements. It will not be possible to comply with the above code requirements on the west side of the existing building. The entire CMU and brick -west facade shown on the elevations is existing. 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) The proposed design includes new masonry openings. All masonry openings shown on the west elevation are new. b) 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 L facade, thus reducing the monotonous effect of the existing large masonry mass. c) 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 mass. In addition, these trusses, canopies, and the raised pedestrian QL ✓_ space help to identify a building entry. (B) The second modification request is a response to the following Project Development Plan comments: 7. i. from the Current Planning Department: Full tree stocking is required along the west a0d s & buildingfacades as per 1 C4 Section 3.2.1 [d][1][c] for the Land Use Code. (Revise this comment fo reflect J request for easement from gas station property for a sidewalk and landscaping area) Section 3.2.1 [D][1][c] reads: (c) "full tree stocking" shall be required in all landscape areas within fifty (50) feet of any building or structure as further described below. Landscape areas shall be provided in adequate numbers, locations and dimensions to allow full tree stocking to occur along all high use or high visibility sides of any building or structure. Such landscape areas shall extend at least seven (7) feet from any building or structure wall and contain at least fifty five (55) square feet of non -paved ground area, except that any planting cutouts in walkways shall contain at least sixteen (16) square feet. Planting cutouts, planters or other landscape areas for tree plating shall be provided within any walkway that is twelve (12) feet or greater in width adjoining a vehicle use area that is not covered with an overhead fixture or canopy that would prevent growth and maturity. Full tree stocking shall mean formal or informal groupings of trees planted according to the following spacing dimensions: Minimum/Maximum 1. Canopy Shade Trees 30'-40' spacing 2. Coniferous Evergreens 20'- 30' spacing 3. Ornamental Trees 20'-30' spacing Exact locations and spacings may be adjusted at the option of the applicant to support patterns of use, views and circulation as long as the minimum tree planting requirement is met. Canopy shade trees shall constitute at least fifty (50) percent of all tree plantings. Trees required in subparagraphs (a) or (b) above may be used to contribute to this standard. Section 3.2.1 [E][2][d] reads: (d) Foundation Plantings. Exposed sections of building walls that are in high -use or high -visibility areas of the building exterior area, except that any planting cutouts in walkways shall contain at least sixteen (16) square feet. Planting cutouts, planters or other landscape areas for tree plating shall be provided within any walkway that is twelve (12) feet or greater in width adjoining a vehicle use area that is not covered with an overhead fixture or canopy that would prevent growth and maturity. Full tree stocking shall mean formal or informal groupings of trees planted according to the following spacing dimensions: Minimum/Maximum 1. Canopy Shade Trees 30'-40' spacing 2. Coniferous Evergreens 20'- 30' spacing 3. Ornamental Trees 20'-30' spacing Exact locations and spacings may be adjusted at the option of the applicant to support patterns of use, views and circulation as long as the minimum tree planting requirement is met. Canopy shade trees shall constitute at least fifty (50) percent of all tree plantings. Trees required in subparagraphs (a) or (b) above may be used to contribute to this standard. Section 3.2.1 [E][2][d] reads: (d) Foundation Plantings. Exposed sections of building walls that are in high -use or high -visibility areas of the building exterior shall have planting beds at least five (5) feet wide placed directly along at least fifty (50) percent of such walls. It will not be possible to comply with the above code requirements on the west side of the existing building. The owner has attempted to reach an agreement with the + a adjacent property owner to receive a landscape easement along the west property �ntiN bl line. This easement would have allowed for a planting bed, a pedestrian sidewalk, and foundation plantings. The adjacent property owner is not willing to grant a landscape 1,00 easement. Therefore, there will be only 5 feet between the existing building and the -�- existing west property line. The five foot space between the bujlding_and the west not w;q; to "i ro line will be wired to be a pedestrian sidewalk connection/emergency P PertY -q - __.. P determined egress path. The layout of the revised) interior floor plan will be when tenants are finalized. The building occupancy and use will change. Change of use will �°�*►{ trigger the building code requirement that emergency egress exit(s) be placed along the west facade (to be located below one or more of the windows shown). The emergency egress exits are required to exit to the public right-of-way. This means that from each exit the sidewalk must be continuous to the public right-of-way. This sidewalk exit ath is required to be 44 inchas clear (wide). Therefore, existing conditions dictate that there is no available space for a 5' wide planting bed adjacent to the west side of the building. Date: 12.15.98 Mike Ludwig City Planner Current Planning Department City of Fort Collins 281 North College Avenue Fort Collins, CO 80522-0580 RE: Brazil 99 Renovation - Modifications to Land Use Code Z Mike, 3 We are requesting modifications to the standards set forth in the Fort Collins Land Use Code pertaining to the project: Brazil 99 Renovation, formally 5 known as the Campus West Theater Redevelopment. Our modification request is in response to item 2.7.3 (C) in the Land Use Code. The granting of a modification from the strict application of the standards described below would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially improve an existing site, and the strict application of such a standard would render tFie project practically infeasible. (A) The first modification request is a response to the following Project �l Development Plan comments: ux h 7. i. from the Current Planning Department: Full tree stocking is required along the west and sQu1b buildino_facades as per Section 3.2.1[d](1]fc1 for the Land 77 Use Code. (Revise this comment to reflect request for easement from gas station property for a sidewalk and landscaping area) 7.1. from the Current Planning Department: A five foot wide planting bed for foundation plantings is required along the west facade in accordance with Section 3.2.1 fE1f21fd1 Section 3.2.1 [D][1][c] reads: (c) "full tree stocking" shall be required in all landscape areas within fifty (50) feet of any building or structure as further described below. Landscape areas shall be provided in adequate numbers, locations and dimensions to allow full tree stocking to occur along all high use or high visibility sides of any building or structure. Such landscape areas shall extend at least seven (7) feet from any building or structure wall and contain at least fifty five (55) square feet of non -paved ground 343 east fourth street Loveland, colorado 80537 970.663.0548 fax 970.669.2384 M aoruIKC: rT �ec�Ton S2q,ulres� _ ,o�PcoYlcdtd �,aa� itC.a.}•cor�. kenney 6 associates architects landscape architects urban designers planners