HomeMy WebLinkAboutBELLA VISTA - PDP - 45-01A - CORRESPONDENCE - BUILDING EXTERIOR (3)B. Apparently differences in the various topo/grading plans for the Marriott
block, and uncertainty as to what portion of the parapet was previously
surveyed resulted in an error on my part in determining the 65' height.
VII. Our finding is that the actual height of the Marriott - based on more recent and
detailed information - measuring the typical 6th story parapet rather than the
higher parapet at the elevator tower — is ±60.5' from ground level finished floor to
top of parapet, and ±61.5' if measured from average finish grade on all sides of
the building, according to the provisions of the LUC.
VIII. On December 13ih, Vaught*Frye will present revised schematic elevations of
BellaVista that have been designed in response to the new height information.
IX. Technically — regardless of the exact height (in feet), of the Marriott, - the
proposed buildings at BellaVista conform to the Contextual Height provisions
(3.8.17(A)(3) of the Land Use Code in that they include the same or fewer stories
than the six story Marriott Hotel that exists on a lot adjacent to the subject lot;
and the proposed buildings — by code - cannot be required to have a lower
maximum height than imposed by the underlying zone district (something greater
than 75').
X. Also, at our October 4ih meeting, Planning Staff encouraged us to try to find a
way to eliminate a story from Building A and add a story to the north wing of
Building C (formerly Building D):
A. If the Planning Director is willing to broaden his interpretation regarding
Contextual Height to allow a limited 6 story area, even if technically taller
in feet than the Marriott (because the Contextual Height Provisions
cannot be used to limit buildings to a lower maximum height than
imposed by the underlying zone district); and/or
B. If Staff and the Hearing Officer agree that Land Use Code Section
3.5.1(G) (1) (c) is applicable, and allows the Director the ability to
increase the height limits for the purpose of preserving the character of
existing residential neighborhoods; and/or allowing architectural
embellishments consistent with architectural style, such as peaked roof
sections; and/or to allow maximum utilization of activity centers; and/or to
provide conscious direction to the urban form of the city through the
careful placement of tall buildings or structures within activity centers.
Then an appropriate condition of approval could be that Building A is to be
limited to 4 stories; and the north wing of Building C (only) may be increased to 6
stories, but not exceeding 80' in height. (The underlying district allows buildings with
a cumulative floor to floor height of 75', plus roof structure, plus the additional distance
to average finished grade).
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urban design, inc.
3555 stanford road, suite 105
fort collins, Colorado 80525
(970) 226-4074
fax (970) 226-4196
e@cityscapeud.com
MEMORANDUM
TO: Cameron Gloss and Steve Olt, City Planning
COPIES TO; Project Team
FROM: Eldon Ward
DATE: December 11, 2002
PROJECT: BellaVista
RE: Building Height Considerations
PROJECT NO: 9601 (9601 MEM8)
I. When we began work on this project in March, 2000 our first step was to confirm
with (then) Planning Director Bob Blanchard and City Attorney Paul Eckman that
the Contextual Height provision of the LUC is applicable to this property; and that
therefore a building of up to six stories is allowed on this site.
II. We proceeded on the basis of "stories" rather than "feet" because the LUC
establishes height limits in all the applicable districts based on stories, and not in
feet.
III. The approved maximum building height (in feet) for the Marriott is 75' (Fort
Collins Marriott PUD, approved February 28, 1983).
IV. On June 14, 2002 current Planning Director Cameron Gloss interpreted that
Contextual Height should be measured in "feet" rather than "stories" but also
recognized that a building with a pitched roof results in lesser visual impact than
a flat roofed building of technically the same height In feet.
V. At a meeting on October 4, 2002, Cameron acknowledged the language in the
Contextual Height provision of the Land Use Code stating that, `This provision
shall not be interpreted as requiring greater minimum heights or lower maximum
heights than imposed by the underlying zone district." City Staff also
acknowledged that the underlying MMN District allows buildings of 75' (or more)
in height.
VI. The best information available until Thanksgiving week indicated the maximum
parapet height of the six story Marriott Hotel at ±65'. Although this height
conclusion — from nearly a year ago - was based on information from multiple
surveys and plans, no one saw any reason to doubt that height: 65' is very
reasonable for a six story building, particularly when the approved height is 10,
greater.
A. As you know — per my e-mail of November 19th — after Tom Kitze raised
the question of the accuracy of our information, we immediately went
back through our files to determine how the 65' was calculated, and
asked our surveyors to take some additional shots so we could check our
previous calculations.
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