Loading...
HomeMy WebLinkAboutSANCTUARY ON THE GREEN - PDP190003 - SUBMITTAL DOCUMENTS - ROUND 3 - MODIFICATION REQUEST (5)land planning  landscape architecture  urban design  entitlement Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com August 7, 2019 Modification Request Sanctuary on the Green PDP 3.8.30F.2 Design Standards for Multi-Family Dwellings (2) Variation Among Buildings. For any development containing at least three (3) and not more than five (5) buildings (excluding clubhouses/leasing offices), there shall be at least two (2) distinctly different building designs. For any such development containing more than five (5) buildings (excluding clubhouses/leasing offices), there shall be at least three (3) distinctly different building designs. For all developments, there shall be no similar buildings placed next to each other along a street, street-like private drive or major walkway spine. Building designs shall be considered similar unless they vary significantly in footprint size and shape. Building designs shall be further distinguished by including unique architectural elevations and unique entrance features within a coordinated overall theme of roof forms, massing proportions and other characteristics. Such variation among buildings shall not consist solely of different combinations of the same building features. Reason for the Request Within both the multi-family and single-family attached housing products, Sanctuary on the Green has provided three housing types, each with three to four distinctly different building designs. We are requesting a modification because there are several locations in which, although the buildings have distinctly different building designs, the footprints of adjacent buildings are similar or the same in shape and size. Multi-family and single-family attached housing products have several distinct building designs that fit within an overall coordinated theme. Within the multi-family buildings (containing seven or more units per building) there are three distinct design variations; a 9-plex prairie style, a 12-plex farmhouse style, and a 12-plex mid-century modern design. The two-story single family attached buildings have four distinct design variations; 4-plex craftsman, 5-plex craftsman, a 3-plex mid-century modern, and a 5- plex modern farmhouse design. Within the three-story single family attached buildings there are four distinct design variations; a 4-plex modern farmhouse, a 5-plex modern farmhouse, a 5-plex mid-century modern, and 4-plex contemporary farmhouse design. Within each building design theme, mid-century modern, craftsman, and modern farmhouse, the elevations have distinctly different architectural features, materials, roof forms, and overall building heights. As required in LUC 3.8.30F.2. The three building design themes are carried throughout the development providing a cohesive Sanctuary on the Green PDP Modification Request – LUC Section 4.5 (D) (3)(a) August 7, 2019 Page 2 of 3 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com neighborhood feel while ensuring design variation among buildings through a combination of building form, architectural detailing and material differences. The variety of design in each building type does not solely rely upon a different combination of the same building features. Within both multi-family and single-family attached housing areas, building designs have been alternated so that no similar buildings have been placed next to each other along a street, street-like private drive or major walkway spine. However, in some locations the building footprints have the same shape and size. In these locations, the buildings have unique combinations of architectural features, materials, roof forms, and overall building heights that make up the qualities of each design theme (mid-century modern, craftsman, and modern farmhouse). The current variation of building design and placement within Sanctuary on the Green promotes a variety in building form and architectural character. Most importantly, the building design and placement also carries a continuous and recognizable neighborhood theme, creating a sense of place. Justifications The Land Use Code states that the decision-maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good; and the decision-maker must also find that the Modification meets one of the following four criteria described in the LUC. (1) the plan as submitted will promote the general purpose 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; 3.8.30 - Multi-Family and Single-Family Attached Dwelling Development Standards (F) Design Standards for Multi-Family Dwellings (2) Variation Among Buildings Purpose… “These standards are intended to promote variety in building form and product, visual interest, access to parks, pedestrian-oriented streets and compatibility with surrounding neighborhoods…” The plan as submitted promotes the general purpose of the standard equal to or better than a plan which would comply with the strict interpretation of the standard. The Sanctuary on the Green project is in overall compliance with the Land Use Code requirement for building design variation. Since the development contains over five buildings, the development has at least three distinctly different building designs for each building type. However, in some instances building footprints located next to each other have the same or similar footprint shape and size, even though the building elevations are distinctly different. All buildings located adjacent to each other vary in architectural features, materials, roof forms, and some in overall building heights. Sanctuary on the Green PDP Modification Request – LUC Section 4.5 (D) (3)(a) August 7, 2019 Page 3 of 3 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com The differences in building elevation design create substantial character differences in building form and architectural character. These substantial differences create visual interest within the neighborhood and guard against a monotonous “cookie-cutter” feel that the code is protecting against. At the same time, the developed building theme creates a unique and recognizable neighborhood feel, creating a sense of place and building neighborhood identity. (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. The proposed plan, with this modification will have significant variation in building stock within the multi-family and single-family attached dwellings, as is the purpose of LUC 3.8.30F.2. The plan will promote variety in building form and visual interest as the design standard for variation among buildings requires. The building variation modification request is granting a nominal and inconsequential deviation from the code, allowing similar building footprints to be located next to each other with an understanding that the building designs and elevations will vary significantly. The variation in building design is achieved through distinct architectural features, materials, roof forms, and variations in building height in each of the design themes; mid-century modern, craftsman, and modern farmhouse.