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HomeMy WebLinkAboutREMINGTON ROW (ANNEX) - PDP - PDP110017 - SUBMITTAL DOCUMENTS - ROUND 3 - MODIFICATION REQUESTStrength in design. 401 W. Mountain Ave, Suite 100 Fort Collins, CO 80521 tel. 970.224.1191 fax 970.224.1662 www.theartofconstru March 1, 2013 City of Fort Collins Community Development & Neighborhood Services 281 North College Ave. P.O. Box 580 Fort Collins, CO 80522 Attention: Courtney Levingston Re: Revised Modification to Standards for the Remington Dear Courtney: VFLA is respectfully requesting Modification of the Row project: 1. Modification to Division 4.9(D)(6)(d) every 2’ wall height in excess to 18'. Code Language: Minimum side yard width shall be five (5) feet for all interior side yards. Whenever any portion of a wall or building exceeds eighteen (18) feet in height, such portion of the wall or building shall be set back from the interior side lot line an additional one (1) foot, beyond the minimum required, for each two (2) feet or fraction thereof of wall or building height that excee fifteen (15) feet on the street side of any corner lot. Notwithstanding the foregoing, minimum side yard width for school and place of worship uses shall be twenty In our previous submittal we proposed a building with planes facing the north and south side yards for side, three stories of apartments on the west side and a was the stair tower mass that was not compliant with Division 4.9(D)(6)(d) for which we were request modification of standards. Through discussions with City Staff we decided to move the exterior door to the exit stair so that the entire stair could be un tower. However, a clarification of the standard of Division 4.9(D)(6)(d) revealed that tallest of the remaining walls on both the north and south property lines were also non An illustration of the relationship between these attached Fig. 1. This illustration also lists the maximum height of each wall plane, the required setback as prescribed by Division 4.9(D)(6)(d) and the can be seen, efforts have been made to reduce the length design. Strength in partnership. Strength in community. 401 W. Mountain Ave, Suite 100 Fort Collins, CO 80521 tel. 970.224.1191 fax 970.224.1662 www.theartofconstru Community Development & Neighborhood Services Modification to Standards for the Remington Row project LA is respectfully requesting Modification of the following Standards of the City’s Planning Code for the Remington 4.9(D)(6)(d) in regards to the increase of the 5’ side yard setback an additional 1’ for every 2’ wall height in excess to 18'. Minimum side yard width shall be five (5) feet for all interior side yards. Whenever any portion of ds eighteen (18) feet in height, such portion of the wall or building shall be set back from the interior side lot line an additional one (1) foot, beyond the minimum required, for each two (2) feet or fraction thereof of wall or building height that exceeds eighteen (18) feet in height. Minimum side yard width shall be fifteen (15) feet on the street side of any corner lot. Notwithstanding the foregoing, minimum side yard width for school and place of worship uses shall be twenty-five (25) feet (for both interior and street sides). In our previous submittal we proposed a building with three main building masses that define planes facing the north and south side yards for the Remington Row project; two stories of apartments on the east side, three stories of apartments on the west side and a vestibule for an exterior stair tower that connects them. was the stair tower mass that was not compliant with Division 4.9(D)(6)(d) for which we were request modification of standards. Through discussions with City Staff we decided to move the exterior door to the exit stair so that the entire stair could be un-enclosed and thereby eliminating the non- ication of the standard of Division 4.9(D)(6)(d) revealed that tallest of the remaining walls on both the north and south property lines were also non-compliant. An illustration of the relationship between these two remaining wall planes as currently prop attached Fig. 1. This illustration also lists the maximum height of each wall plane, the required setback as prescribed by Division 4.9(D)(6)(d) and the actual setback that is being provided by this proposed design. fforts have been made to reduce the length and height of this section of wall as much as possible, community. 401 W. Mountain Ave, Suite 100 Fort Collins, CO 80521 tel. 970.224.1191 fax 970.224.1662 www.theartofconstruction.com 401 W. Mountain Ave, Suite 100 Fort Collins, CO 80521 tel. 970.224.1191 fax 970.224.1662 www.theartofconstru including not enclosing the stair as described above 4.9(D)(6)(d) becomes nominal and inconsequenti modification of standards based on the provisions of Division 2.8.2(H)(4). 2. Modification to Division 3.2.1(E)(2 Code Language: Foundation Plantings. Exposed sections of building walls that are in high 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. The attached Figure 2. illustrates the visual impact that a five foot wide planting bed as required by Division 3.2.1(E)(2)(d) would have along the west side of one of the proposed buildings. This illustration represents two staggered rows of feather reed grass During the most recent meeting with the Landmark Preservation Commission the importance of aligning the face of the proposed buildings with the setback facing Remington Street established site was re-emphasized. This setback required by LUC 4.9(D)(6)(b). This pushes the structures farther back on the property and limits the amount of space available for parking and landscaping on the rear portion of the lot. The optimized for efficiency of space including the vehicle circulation. The building footprint has also common areas to code minimums. buildings and the parking lot which i the west side of the buildings has a pl significant wall plane. The remainder of the landscaping planting area available is 1 foot a After establishing the maximum area that could be made available would support viable vegetation in t what is required by LUC Division 3.2.1(E)(2)(d) minimal planting bed but can provide an extensive amount of cover over time. In order to protect the buildings from the climbing plants a free-standing trellis and off the face of the buildings. In the areas with planting beds three feet wide and greater a single row of feather reed grass will be planted in front of the trellis and planting configuration along one of the proposed buildings. By comparing Figure 2 to the proposed p screening provided by the proposed Therefore, the Remington Row project should be granted this modification of standards based on the provisions of Division 2.8.2(H)(1). Thank you for your consideration of these requests. Sincerely, Jeff Hansen 401 W. Mountain Ave, Suite 100 Fort Collins, CO 80521 tel. 970.224.1191 fax 970.224.1662 www.theartofconstru as described above, so that the diversion from the standard set in Division nominal and inconsequential. Therefore, the Remington Row modification of standards based on the provisions of Division 2.8.2(H)(4). E)(2)(d) in regards to the required 5 foot wide foundation plantings. Foundation Plantings. Exposed sections of building walls that are in high areas of the building exterior shall have planting beds at least five (5) feet wide placed directly along at least fifty The attached Figure 2. illustrates the visual impact that a five foot wide planting bed as required by Division 3.2.1(E)(2)(d) would have along the west side of one of the proposed buildings. This illustration represents two reed grass obscuring exactly 50% of the west facing foundations. During the most recent meeting with the Landmark Preservation Commission the importance of aligning the face of the proposed buildings with the setback facing Remington Street established by the existing structures on the setback is 19 feet, 9 inches from the east property line . This pushes the structures farther back on the property and limits the amount of e for parking and landscaping on the rear portion of the lot. The depth of the parking lot has been optimized for efficiency of space including the use of compact parking stalls and the footprint has also been optimized by designing efficient common areas to code minimums. The resulting design results in a planting bed between the west side of the buildings and the parking lot which is only 3 feet and 3 inches wide extending for 52% of each building. 31% of the west side of the buildings has a planting area greater than 5 feet, a majority of which is not a part of the most he remainder of the landscaping planting area available is 1 foot a After establishing the maximum area that could be made available a landscaping solution in the narrow area available and provide visual screening 32' - 6" 18' - 4" GROUND PLANE WALL PLANE A1 WALL HEIGHT: 18'-4" SETBACK REQUIRED: 6'-0" SETBACK PROVIDED: 5'-11" 34' - 7" WALL PLANE A2 WALL HEIGHT: 32'-6" SETBACK REQUIRED: 13'-0" SETBACK PROVIDED: 12'-3" FINISH FLOOR 6" ROOFS, EAVES AND TRIM HAVE BEEN OMMITED FROM THIS ILLUSTRATION FOR CLAIRTY PORTION OF WALL THAT DEVIATES FROM THE STANDARD OF DIVISION 4.9(D)(6)(d) (4.6 SF OF WALL IS 9" TOO CLOSE) PORTION OF WALL THAT DEVIATES FROM THE STANDARD OF DIVISION 4.9(D)(6)(d) (4.6 SF OF WALL IS 9" TOO CLOSE) 23' - 3" 36' - 10" GROUND PLANE WALL PLANE C1 WALL HEIGHT: 23'-3" SETBACK REQUIRED: 8'-0" SETBACK PROVIDED: 8'-4" WALL PLANE C2 WALL HEIGHT: 36'-10" SETBACK REQUIRED: 15'-0" SETBACK PROVIDED: 14'-8" FINISH FLOOR 1' - 3" 34' - 7" ROOFS, EAVES AND TRIM HAVE BEEN OMMITED FROM THIS ILLUSTRATION FOR CLAIRTY PORTION OF WALL THAT DEVIATES FROM THE STANDARD OF DIVISION 4.9(D)(6)(d) (3.9 SF OF WALL IS 4" TOO CLOSE) Scale Project number Date Drawn by Checked by 401 W. Mountain Ave., Suite 100 Fort Collins, CO 80521 ph: 970.224.1191 www.theartofconstruction.com VAUGHT FRYE LARSON architects 1/8" = 1'-0" 705 REMINGTON STREET FORT COLLINS, CO 12/19/12 Fig. 1 RJH RJH SIDEYARD SETBACKS 2011-47 REMINGTON ROW 1/8" = 1'-0" 1 NORTH PROPERTY LINE Illustration of Visual Impact of 5-Foot Wide Foundation Planting for 50% of High-Use Building Exterior as Required per LUC Section 3.2.1(E)(2)(d) Scale Project number Date Drawn By Checked by 401 West Mountain Avenue Suite 100 Fort Collins, CO 80521 ph: 970.224.1191 www.theartofconstruction.com VAUGHT FRYE LARSON aaaarrrrcccchhhhiiiitttteeeeccccttttssss 1/8" = 1'-0" 705 REMINGTON STREET FORT COLLINS, CO 02/28/13 RJH FOUNDATION PLANTINGS 2011-47 REMINGTON ROW RJH Fig. 2 CEDAR LATTICE WITH CLIMBING VINES TIMBER FRAME TRELLIS 52% OF WALL WITH 3'-3" PLANTING BED BED 1'-7" PLANTING BED GREATER THAN 5'-0" 31% OF WALL WITH PLANTING Illustration of Visual Impact of Proposed Foundation Plantings as Described in Request for Modification of Standard Required By LUC Section 3.2.1(E)(2)(d) Scale Project number Date Drawn By Checked by 401 West Mountain Avenue Suite 100 Fort Collins, CO 80521 ph: 970.224.1191 www.theartofconstruction.com VAUGHT FRYE LARSON aaaarrrrcccchhhhiiiitttteeeeccccttttssss 1/8" = 1'-0" 705 REMINGTON STREET FORT COLLINS, CO 03/01/13 RJH FOUNDATION PLANTINGS 2011-47 REMINGTON ROW RJH Fig. 3 1/8" = 1'-0" 2 SOUTH PROPERTY LINE by LUC Division 3.2.1(E)(2)(d). The proposed solution uses a climbing vine minimal planting bed but can provide an extensive amount of cover over time. In order to protect the buildings standing trellis and lattice structure will be constructed about eight to twelve inches off the face of the buildings. In the areas with planting beds three feet wide and greater a single row of feather reed grass will be planted in front of the trellis and climbing vines. The attached Figure 3 planting configuration along one of the proposed buildings. the proposed planting solution in Figure 3 it can be clearly seen that the foundation screening provided by the proposed planting is significantly better than what is required Therefore, the Remington Row project should be granted this modification of standards based on the provisions these requests. 401 W. Mountain Ave, Suite 100 Fort Collins, CO 80521 tel. 970.224.1191 fax 970.224.1662 www.theartofconstruction.com diversion from the standard set in Division Row project should be granted this in regards to the required 5 foot wide foundation plantings. 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 The attached Figure 2. illustrates the visual impact that a five foot wide planting bed as required by Division 3.2.1(E)(2)(d) would have along the west side of one of the proposed buildings. This illustration represents two obscuring exactly 50% of the west facing foundations. During the most recent meeting with the Landmark Preservation Commission the importance of aligning the face by the existing structures on the from the east property line rather than the 15 feet . This pushes the structures farther back on the property and limits the amount of depth of the parking lot has been use of compact parking stalls and the designation of one-way been optimized by designing efficient unit layouts and reducing The resulting design results in a planting bed between the west side of the for 52% of each building. 31% of anting area greater than 5 feet, a majority of which is not a part of the most he remainder of the landscaping planting area available is 1 foot and 7 inches wide. a landscaping solution was developed that he narrow area available and provide visual screening equal to or better than d solution uses a climbing vine that requires a very minimal planting bed but can provide an extensive amount of cover over time. In order to protect the buildings lattice structure will be constructed about eight to twelve inches off the face of the buildings. In the areas with planting beds three feet wide and greater a single row of feather he attached Figure 3 represents this proposed it can be clearly seen that the foundation planting is significantly better than what is required by Division 3.2.1(E)(2)(d). Therefore, the Remington Row project should be granted this modification of standards based on the provisions the City’s Planning Code for the Remington in regards to the increase of the 5’ side yard setback an additional 1’ for Minimum side yard width shall be five (5) feet for all interior side yards. Whenever any portion of ds eighteen (18) feet in height, such portion of the wall or building shall be set back from the interior side lot line an additional one (1) foot, beyond the minimum required, for each two (2) feet or fraction ds eighteen (18) feet in height. Minimum side yard width shall be fifteen (15) feet on the street side of any corner lot. Notwithstanding the foregoing, minimum side yard width for nterior and street sides). three main building masses that defined the three wall two stories of apartments on the east stair tower that connects them. It was the stair tower mass that was not compliant with Division 4.9(D)(6)(d) for which we were requesting the modification of standards. Through discussions with City Staff we decided to move the exterior door to the exit -compliant mass of the stair ication of the standard of Division 4.9(D)(6)(d) revealed that tallest of the remaining walls as currently proposed is shown on the attached Fig. 1. This illustration also lists the maximum height of each wall plane, the required setback as setback that is being provided by this proposed design. As it of this section of wall as much as possible,