HomeMy WebLinkAboutLOOMIS BUILDING, PHASE I - BUILDING HEIGHT OVER 40' REVIEW - 26-95 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSContinued
A shadow analysis which indicates on the preliminary site plan the location of all shadows cast
by the building (with associated dates of the year);
2. A visual analysis which identifies existing views to be blocked, from where, of what, and to
whom, and which depicts in graphic form views before and after the project utilizing
photographs of the area and neutral drawings derived from photographs with proposed
buildings drawn in. Depictions should be made from at least two points from which the
proposal will be commonly viewed, one of which should be a vista towards the foothills. These
points of observation should be indicated on an inset map or plan of the area; and
3. The PUD statement and planning objectives should evaluate the shadow and visual analysis,
and specifically address the above review criteria.
6.31
Continued
neighborhood. The change in scale may be the most dramatic impact of buildings over 40 feet. The
following items can be used as a basis to evaluate scale:
Relative Height. The relationship of building height to the height of other buildings in its
neighborhood must be considered to evaluate neighborhood scale. The height should not be
intrusive to the established or emerging scale of its surroundings. The neighborhood height may
be either built height or the height of natural vegetation, or both. The relationship between
areas of low height and areas of high-rise can be made more pleasing if the transition and other
considerations between such areas are gradual.
2. Relative Length and Mass. The relationship between the horizontal dimensions of buildings
relative to their vertical dimensions is also important to evaluate potential impact on
neighborhood scale. The intent is to achieve a balance between the height and mass to produce
buildings in harmony with the scale of the neighborhood and to avoid the appearance of
buildings over 40 feet in height dominating the neighborhood.
3. Human Scale. Too many high-rise buildings have no detail at ground level to which human
beings can relate. People are dwarfed and excluded from them. The intent is to provide human
scale to all structures over 40 feet in height through appropriate design elements such as plazas,
seating areas, and window size.
4. Building Character. Buildings over 40 feet in height should be made sympathetic to the
character or emerging character of the neighborhood. This is a particularly important
consideration when the proposed building is located in or adjacent to a historic area, such as
Historic Old Town or the Laurel School neighborhood. The intent is to ensure compatibility of
a taller building with its neighborhood through the use of consistent design elements.
5. Relative Location. The relative location of buildings over 40 feet in height within or adjacent
to an activity center is another consideration of Neighborhood Scale. The relative location
between structures in an activity center can be important. A structure over 40 feet in height
located at the edge of a center can have a different impact than a structure located within the
middle of a center which is buffered by other structures and has the benefit of additional
setback distance. The transition between any structure over 40 feet in height and the abutting
neighborhood should not be abrupt.
Adverse effects can be derived from buildings which depart from established scale in an area with
respect not only to height, but to mass of building, intensity of use with respect to building coverage,
density, open space configuration, building setbacks, distance between buildings, proportions of
openings and facade variety. These elements should be compatible with the comparable elements in
the neighborhood. Beneficial effects can be derived from buildings which help to visually and
functionally integrate a building with its surrounding natural and built environment. Such buildings
provide variety and diversity of design to an area in a manner which is sympathetic to, or reinforces,
established neighborhood patterns.
Submittal Requirements
The Land Development Guidance System provides for a PUD preliminary plan submittal to include
"Impact studies and other studies as the Planning and Zoning Board may require for the full and
complete consideration of the planned unit development." The staff of the Development Review Center
should be conferred with about actual requirements. PUD proposals which include building heights
in excess of 40 feet will, at a minimum, include the following:
6.30
Continued
an employment center which has over 300 employees. The intent is to concentrate the intensity of uses
in these planned centers through the use of mid- to high-rise structures. However, the intent is also to
follow the established urban design and form of Fort Collins. This form, as stated in Objective 5, is
a low-rise city with the exception of high-rises in the Central Business District and the mid- to high-
rise development within the planned activity centers. The use of buildings over 40 feet in these
centers will maximize land use opportunities and contribute to making Fort Collins a visually diverse
city. Clustering of larger, taller buildings at these activity centers can visually express the functional
importance of these centers. The location of buildings over 40 feet in height should also reflect balance
with the other review criteria and compatibility with the other objectives stated in this section.
B. Views
A building should not substantially alter the opportunity and quality of desirable views within the
community. Desirable views are widely perceived views by the community of the foothills, mountains,
significant local landmarks (i.e., Longs Peak, Horsetooth Mountain) or features of the Fort Collins
skyline. Particular emphasis will be attached to preserving views of the foothills from public spaces
including City parks, the Poudre River, public streets and similar public spaces. View corridors down
streets and avenues are important to be maintained. Building siting and massing with respect to street
pattern, influences the quality of views from the street space. In assessing the quality of views, the
depth and width of a view may be attributes to be considered. Beneficial effects may derive from
screening existing objectionable vistas and creation of new views, particularly from public spaces.
Views may be preserved (and other criteria may be enhanced) by increasing building height while
reducing building mass, changing the orientation of buildings, and increasing open space setbacks.
C. Light and Shadow
Any building of greater than 40 feet should not have a substantial negative impact on the distribution
of natural and artificial light on adjacent public and private property. Negative impacts include
casting shadows on adjacent property sufficient to preclude the functional use of solar energy
technology, or creating glare such as reflecting sunlight or lighting at night. Shadows also contribute
to the accumulation of snow and ice during the winter on adjacent property, particularly on public
rights -of -way. Beneficial effects include the provision of desirable shade with landscaping or arcades
and artificial lighting which improves the nightscape along public streets. The shadow impact of a
building can be reduced by the repositioning of a structure on the lot, increase in the setbacks,
reduction in building mass, or redesign of a structure's shape.
D. Privacy
A building of greater than 40 feet in height should be designed to not infringe upon the privacy of
adjacent public and private property. Particular emphasis will be given to preservation of the privacy
of adjacent residential areas and public parks. Negative impacts occur when windows and balconies
directly overlook adjacent residential outdoor living spaces such as backyards, patios, and balconies.
Impact also occurs when windows and balconies indirectly overlook adjacent outdoor living spaces
giving an intrusive feeling to these areas. The level of privacy in the neighborhood can be improved
by providing landscaping, fencing and open space, and changing building orientation away from
adjacent residential development.
E. Neighborhood Scale
A building of greater than 40 feet should be compatible with the scale of its neighborhood. Scale
implies various relationships such as relative height, height to mass, length to mass, and building scale
to human scale. Neighborhood scale relates new buildings to the scale of buildings in the surrounding
6.29
Special Review of
Buildings with Height Over 40 Feet
City of Fort Collins
Section 29-476 (a) of the Code of the City of Fort Collins precludes buildings of a height greater than
40 feet unless they are located in a planned unit development as defined, processed and approved
according to Section 29-526 of the Zoning Ordinance (Land Development Guidance System). The
purpose of the review process is to establish a framework for the review of building heights in excess
of 40 feet in a PUD proposal. The intent is to encourage creativity and diversity of architecture and
site design within a context of harmonious neighborhood planning and coherent environmental design.
Depending upon the proposal being reviewed, some criteria may be weighted heavier than other
criteria. For instance, in the review of a high-rise proposal in the Central Business District, certain
review criteria may be regarded as more important than those criteria used in the review of a high-rise
proposal in another activity center. Each situation is different, so judgement is applied in determining
which criteria are more important. However, one must keep in mind that the various criteria and Point
Charts of the Land Development Guidance System must also be followed. The primary objectives of
the City of Fort Collins in regulating building height are as follows:
To preserve the character and stability of existing residential neighborhoods by precluding the
development of buildings which by their height are intrusive to the established character of
the neighborhood. Some of the external costs imposed by intrusive height include visual
incompatibility due to differences in building scale, loss of views, loss of sunlight on adjacent
property, and loss of privacy in adjacent yards;
2. To define and reinforce the downtown area as the high intensity focal point in the community
while preserving the historic character of the Old Town area;
3. To allow for maximum utilization of activity centers planned for high density residential,
commercial and industrial use, without substantially altering the urban form of the City
through building heights which conflict with the general scale of development in the district
or community as a whole;
4. To generally protect access to sunlight for active and passive utilization of solar energy;
5. To provide conscious direction to the development of the urban form of the City through
placement of high-rise buildings. This direction would generally allow high-rise development
in the downtown area as per Objective 2, discourage high-rise development in or adjacent to
low- and medium -density neighborhoods as per Objective 1, and achieve Objective 3; and
6. To allow for variation of these general expectations, where justified, through the review of
planned unit development proposals.
Review Criteria
A. Community Scale
A building greater than 40 feet in height should be located in either of two areas: The building should
be located in the downtown, or located in or adjacent to one of the established or developing activity
centers. An activity center is defined as a neighborhood, community, or regional shopping center, or
6.28
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Activity A: ALL DEVELOPMENT CRITERIA
ALL CRITERIA
I APPLICABLE CRITERIA ONLY
CRITERION
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._ E.�IYes No If no, please ex^fain
A1.
COMMUNITY -WIDE CRITERIA
1.1
Solar Orientadcn
I I I I I I
1.2
Ccmorehensive Plan
I 1 I I
1.3
Wildlife Habitat
1.4
Mineral Deocsit
i- 5,
1.e
E_ciccica.11y Sensitive Areas I
Lands of Acricultural Imocr,ance I
reserved I I I
r3�erved I I I
1.7
EnerCy Ccrser/aticn I
10 '✓ I I
1.8
Air Qualitv
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1.9
Water Quality I
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1.10
Se`,v_ce and \A/astes I
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11
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W2terCorseil/a
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.12
Residential Density I
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NE?Gr�ECF,' i00D C0MPA T 1SILiTY CR17 RJ--,1
i
Ve�icuiar. Psdestrian, Bike Trnsccration I
I✓ I✓ i I
2.2
Buwtclnc Placement and Orient=_ncr, I
I✓ I ✓1 I
2.3
Natural Fe='ures
2.4
Vehicular Circuiatien and P=_r<irc I
I iV� I
2• ,
tmery^enc Ac CJ' _ I
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2.6
Pecestrian Circulation
2.7
Architecture I
I✓ I I✓ I
.2.8
Buiidine ILeign-, and Views I
I I I I I
2.9
Shading
2.10
Solar Access I
I ✓I I ✓I I --
2.11
Histcric Rescur=es I
I I I I
2.12
Setbacks I
I V1 I
2.13
Landsc=oe I
I I ✓I I I
2.14
Sicns I
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2.15-
Site Lichtinc
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2.16
Noise and Vibration
1 I I I I
2.17
Glare or Heat
I I I I I
2.18
Hazardous Materials
A 3.
ENGINEERING CRITERIA
3.1
Utility Capacity
3.2
Desian Standards I
I I ✓
3.3
Water Hazards
3.4
Gecleaic Hazards
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised l0fasch 1994 _
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December 21 3:00 p.m.
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Planning Objectives
The Loomis Building is a two story historic structure located at 213 - 217 Linden Street.
The Linden Street Facade has been fully restored as part of a prior phase of construction.
Phase II will renovate the interior, roof, alley facade and add a third story of office space.
The third story addition will provide grade A office space with horizontal glazing 6' in
height which allows light penetration to the interior of the long axis from Linden Street
to the alley. In order to maintain the existing ceilings on the first and second floors and
provide 9' minimum ceilings on the third floor, it is necessary to exceed 40' in height. The
44' high addition is set back 16' from the 38' high Linden Facade. The addition is a
contemporary form which has been approved by the Landmark Preservation Commission
and is designed to comply with Secretary of Interior Design Principles which are required
to obtain state and federal tax credits.
VICINITYMAP 06116195
Loomis Building
Height Variance Request
The Loomis Building - Review of Building Height over 40'
June 26, 1995 P & Z Meeting
Page 5
FINDINGS OF FACT/CONCLUSIONS:
In evaluating the Loomis Building - Special Review of a Building
with Height Over 40 Feet, staff makes the following findings of
fact:
* The request satisfies the review criteria for regulating
building height in Fort Collins.
* The request meets the applicable All Development Criteria
in the L.D.G.S.
RECOMMENDATION:
Staff recommends approval of the Loomis Building - Special Review
of a Building with Height Over 40 Feet - #26-95.
The Loomis Building - Review of Building Height over 40'
June 26, 1995 P & Z Meeting
Page 4
D. PRIVACY - A building greater than 40' in height should be
designed to not infringe upon the privacy of adjacent public
and private property. Particular emphasis will be given to
preservation of the privacy of adjacent residential areas and
public works.
The Loomis Building presently has windows on the second story
along the entire northeast side of the building facing a
parking area/courtyard that is 45' to 50, in width. There will
be windows along three-quarters of the third story addition
facing the parking area/courtyard. Land uses on the northwest
side of the parking area/courtyard are office, commercial, and
residential in an existing building. There are some outside
decks on the second story of the residential units. The
distance and relationship between the proposed offices on the
third story of the Loomis Building and the outdoor spaces for
the residential unit(s) is comparable to these uses co-
existing in other mixed -use settings in Fort Collins.
E. NEIGHBORHOOD SCALE - A building of greater than 40' should be
compatible with the scale of its neighborhood. Neighborhood
scale relates new buildings to the scale of buildings in the
surrounding neighborhood. The following items may be used to
evaluate scale:
* Relative height
* Relative length and mass
* Human scale
* Building character
* Relative location
The Loomis Building is located in Old Town Fort Collins, with
a relative location and scale commensurate with the City's
goals and objectives. The length and mass of the building is
in keeping with the remainder of the Linden Street block face
and the proposed height of 44' is compatible with the portion
of the Linden Street setting that it is in. Because of the 16,
setback from the existing building facade, the additional 6'
of height will be relatively undiscernible from Linden Street.
The character of the third story addition will blend in with
the architectural style of the area and the proposed addition
has already been approved by the Landmark Preservation
Commission.
The request has been reviewed against and meets the applicable All
Development Criteria of the L.D.G.S.
The Loomis Building - Review of Building Height over 40'
June 26, 1995 P & Z Meeting
Page 3
The Loomis Building is located in the historic Old Town
section of Fort Collins approximately 1/2 block northeast of
Old Town Square. The building fronts on Linden Street between
Walnut and Jefferson Streets. Old Town Fort Collins is still
evolving as a primary activity center in downtown.
B. VIEWS - A building should not substantially alter the
opportunity and quality of desirable views within the
community. Desirable views are widely perceived views by the
community of the foothills, mountains, significant local
landmarks, or features of the Fort Collins skyline.
The Loomis Building is located mid -block between the renovated
Linden Hotel Building (which is approximately 48' in height)
and the Reed-Dauth Building (which is approximately 35' in
height). The additional 6' of height (over the 38' facade
height) will not substantially alter the views to the west and
southwest from optimum vantage points along and adjacent to
Jefferson Street.
C. LIGHT and SHADOW - Any building greater than 40' should not
have a substantial negative impact on the distribution of
natural and artificial light on adjacent public and private
property. Negative impacts include casting shadows on adjacent
property sufficient to preclude the functional use of solar
energy technology, or creating glare such as reflecting
sunlight or lighting at night.
Criterion A-2.9 SHADING of the L.D.G.S. deals with shadows
cast onto adjacent property between the hours of 9:00 a.m. and
3:00 p.m. on December 21st. A shadow analysis indicates that
the length of the shadow created by a 44' high building would
increase in length by approximately 40' over a 38' high
building, if not obstructed by other buildings. This increased
shadow length would occur over the entire length of the city
block (approximately 400') from Linden Street to Pine Street.
This analysis was done for a 9:00 a.m. time (at the lowest sun
angle) on December 21st.
A comparative shadow analysis was done for a 40' high and 44'
high building in the Loomis Building location showing the
difference between the shadows cast at the times of 9:00 a.m.,
12:00 p.m., and 3:00 p.m. on December 21st. The analysis
indicates that there is no discernible difference between the
shadows cast by the two building heights. The impacts on the
properties and the outdoor decks for the residential units to
the rear (northwest) of the building will not change with the
additional building height.
The Loomis Building
June 26, 1995 P & Z
Page 2
COMMENTS:
1. Background:
- Review of Building Height over 40'
Meeting
The surrounding zoning and land uses are as follows:
The entire area surrounding the Loomis Building is zoned C -
Commercial and contains numerous retail, commercial, office,
restaurant, and residential uses in Old Town Fort Collins.
2. Design/Land Use:
This is a request to add a third story to an existing building that
will bring the overall height to 441. The existing Loomis Building
is located at 213-217 Linden Street in Old Town Fort Collins. It is
a two-story historic structure and the Linden Street facade has
been fully restored as part of a prior phase of construction. The
proposed third story addition will provide grade A office space
with horizontal glazing 6' in height which allows light penetration
to the interior of the long axis from Linden Street to the alley.
In order to maintain the existing ceilings on the first and second
floors and provide minimum 9' high ceilings on the third floor, it
is necessary for the overall building height to exceed 40'. The
addition, up to 44', will be set back 16' from the 38' high Linden
Street facade. There will not be any setback for the addition at
the rear of the building. The addition is a contemporary form which
has been approved by the Landmark Preservation Commission and is
designed to comply with Secretary of Interior Design Principles
which are required to obtain State and Federal tax credits.
3. Height Analysis:
Section 29-476(a) of the City Code precludes buildings of a height
greater than 40' unless they are located in a planned unit
development (P.U.D.) as defined, processed and approved according
to Section 29-526, the L.D.G.S., of the Zoning Ordinance. The
purpose of the review process is to establish a framework for the
review of building heights in excess of 40' in a P.U.D. proposal.
The various applicable criteria and point charts of the L.D.G.S.
must be followed. The Loomis Building is located in the old, long
established part of downtown and the land uses were determined many
years ago. This request was not evaluated against any of the point
charts because they are not applicable in this case.
The review criteria are as follows:
A. COMMUNITY SCALE - A building greater than 40' in height should
be located in either of two areas: in the downtown or located
in or adjacent to one of the established or developing
activity centers.
r
ITEM NO. 8
MEETING DATE 6/26/95
STAFF Steve Olt
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: The Loomis Building - Special Review of a Building
with Height Over 40 Feet - #26-95
APPLICANT: Vaught -Frye Architects
1113 Stoney Hill Drive
Fort Collins, CO. 80525
OWNER: Last Salvation LLC
c/o 760 Whalers Way
Fort Collins, CO. 80525
PROJECT DESCRIPTION:
This is a request to add a third story to an existing building that
would bring the overall height to 44'. The existing building is
located at 213-217 Linden Street in Old Town Fort Collins.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This request for Special Review of a Building with Height Over 40
Feet:
* Satisfies the review criteria for regulating building
height in Fort Collins;
* meets the applicable All Development Criteria in the Land
Development Guidance System (L.D.G.S.).
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221.6750
PLANNING DEPARTMENT