Loading...
HomeMy WebLinkAboutJEROME STREET STATION - PDP210009 - SUBMITTAL DOCUMENTS - ROUND 3 - MODIFICATION REQUEST MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 Jerome Street Townhomes Modification Request – Variation Among Buildings July 20, 2022 Land Use Code 3.5.2(C)(2)(a) – Housing Model Variety and 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 or street-like private drive. Building designs shall be considered similar unless they vary significantly in footprint size and shape. Reason for the Request The Jerome Street Townhome Project Development Plan (PDP) is a residential project that aims at providing a luxury urban townhome product to the Fort Collins market. The site plan proposes twelve (12) townhome style buildings, each with elegantly defined architecture that aims to create a cohesive homage to this area’s industrial past. The development strives to create an upscale, pedestrian-oriented environment unique to this area complete with custom public alleys, enhanced pedestrian circulation, and distinctive streetscape elements. The reason for this modification request is there is one instance on the project where two (2) four- plex buildings (Buildings Three and Five) are located adjacent to each other along a street. While the two buildings have distinctly different designs and elevations, the footprints of these two buildings do not “vary significantly” in size and shape. The intent of this memo is to prove that allowing these two buildings to be placed adjacent to each other (i) is not detrimental to the public good, and (ii) promotes the general purpose of the standard equally well or better than a plan which complies with the standard. 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. MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 No Detriment to the Public Good The intent of this standard as it relates to the Public Good is to ensure that developments are human scaled, visually interesting and do not appear repetitive to the passers-by. Of the twelve buildings proposed at Jerome Street Townhomes, seven are distinctly different models. These variations occur in footprint size and shape (e.g., four-plex vs seven-plex) as well as in elevation design (e.g., four-plex A vs four-plex B). This inherently creates a significant amount of diversity and visual interest throughout the development. Furthermore, nine of the twelve buildings proposed are adjacent to the public right-of-way, and all seven different building designs are present in that group. This guarantees a significantly varied streetscape. Finally, this modification request does not create a condition which requires other modifications or variances to other code sections or standards. All public facilities are provided, and ADA access is achieved throughout the site. Therefore, allowing Buildings Three and Five to be located adjacent to each other along a street is not detrimental to the public good. Justification Criteria – Equally Well or Better Than LUC 2.8.2(H)(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; · LUC 3.5.2(A) Purpose – The standards in this Section are intended to promote variety, visual interest and pedestrian-oriented streets in residential development. · LUC 3.5.2(B) General Standard – Development projects containing residential buildings shall place a high priority on building entryways and their relationship to the street. Pedestrian usability shall be prioritized over vehicular usability. Buildings shall include human-scaled elements, architectural articulation, and in projects containing more than one (1) building, design variation. The Purpose of this code is intended “to promote variety, visual interest, pedestrian oriented streets.” As mentioned, Buildings Three and Five are distinctly different designs from a pedestrian’s point-of-view. The exhibits below show the two building footprints, as well as their elevations. This demonstrates that while the footprints do vary between each building (however subjective it is as to whether they “vary significantly”), the pedestrian experience is significantly different along this street. The intent of the code is to provide high quality architectural design, with an emphasis on how the building impacts the pedestrian. The architectural elevations proposed are designed to break down the building mass into human scaled elements with distinctive tops, middles, and bottoms. Each building has four different MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 steps in building height, helping to mitigate the mass. Between the buildings there are unique entry features, railing details, fenestration, colors and materials to further promote the variation along the street from a pedestrian view. Four-Plex A Four-Plex B Finally, as mentioned, this is the only instance on the project where two similar footprints are located next to each other. In all other locations the development presents more than the required amount of building variation throughout the site. Therefore, allowing Buildings Three and Five to reside adjacent to each other along a street promotes visual interest for pedestrians, the Purpose of the standard, equal to or better than a plan which complies with the standard.