HomeMy WebLinkAboutONE BOARDWALK PLACE - MJA - MJA120005 - REPORTS - RECOMMENDATION/REPORTRECOMMENDATION
Staff recommends approval of the Request for Modification to Section 3.5.2(D(1) and
approval of One Boardwalk Place Major Amendment, #120005,
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5. Neighborhood Meeting:
A neighborhood meeting was held on April 24, 2012. A summary of this meeting is
attached. In general, one of the primary concerns centered on providing a sufficient
amount of parking so there would be no spillover parking on Boardwalk Drive. In
addition, buffering along the west and south was seen as being important. Concerns
were expressed about the units being for rent versus for sale and that the lack of
garages gave the appearance of a rental project.
Since the neighborhood meeting, the number of parking spaces has been increased
from 48 to 53. In addition, the amount of landscaping along the Mail Creek Ditch has
been enhanced contributing to the buffering between the subject site and the single
family detached homes on the south side of the ditch.
6. Findings of Fact:
In evaluating the request for One Boardwalk Place Major Amendment, staff makes the
following findings of fact.
A. The allowance of a density of 10.48 dwelling units per acre was granted by
previous action of the Hearing Officer on June 25, 2012.
B. The Major Amendment complies with the applicable standards of the Low
Density Mixed -Use Neighborhood zone as found in Article Four.
C. The Major Amendment complies with the applicable General Development
Standards of Article Three with one exception which is the subject of a
Modification.
D. Staff finds that the Request for Modification to Section 3.5.2(D)(1) to allow
Building (C) to encroach into the minimum required setback along Lemay Avenue
is found to be not be detrimental to the public good and not diverge from the
standards of the Land Use Code 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.
E. The rationale for recommending approval of the Modification is based on the fact
that there is no established setback between One Boardwalk Place and the two
projects flanking the site along Lemay Avenue. For example, to the north is
Boardwalk Drive, a collector roadway and to the south is the Mail Creek Ditch.
South of Mail Creek there are no buildings fronting on Lemay Avenue.
Therefore, the placement of Building C as proposed would look similar in
relationship to the surrounding development pattern. The reduction in setback
does not upset any established uniformity as would typically be found along other
arterial streets.
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Compliance with the minimum required setback would result in Building C being located
three feet from the hydrant as opposed to the clearance requirement of Poudre Fire
Authority of ten feet. Or, compliance could be achieved by excavation, relocation and
re -installation of these facilities.
The applicant is basing the Modification on the criterion in Section 2.8.2(H)(1) that
allows the Hearing Officer to consider a Modification as long as it would not be
detrimental to the public good and Section 2.8.2(H)(4) that allows Modifications but only
if found to be nominal and inconsequential in scope when compared with the balance of
the project.
Staff has evaluated the Request for Modification with particular emphasis on the impact
along Lemay Avenue. One of the primary purposes of establishing a uniform setback is
to create a logical and aesthetic streetscape that has the benefit of promoting a high
level of urban design on a community -wide basis. In this case, the following represents
the existing condition along Lemay Avenue to the north and south of the site:
A. To the north is a multi -family project called The Lodge at Miramont. This is a
multi -family project featuring three story buildings and attached and detached
garages. The building closest to the subject site is 130 feet north of
Boardwalk Drive 95 feet west of Lemay Avenue and separated by a
stormwater detention pond. Moving north along Lemay Avenue, the next
building is 51 feet west of Lemay Avenue. As previously noted, One
Boardwalk Place is separated from The Lodge at Miramont by Boardwalk
Drive, a collector roadway.
B. To the south is a subdivision consisting primarily of single family detached
homes known as Miramont P.U.D. The house closest to the subject site is
separated by Mail Creek Ditch which is contained within a tract that is 60 feet
wide. This east property line of the closest lot is setback from Lemay Avenue
by a range of 25 to 37 feet.
As indicated, the three projects are isolated from each other and do not offer the
consistency and uniformity that would otherwise benefit from a common arterial
setback. The three projects are sufficiently unique and separated such that placing
Building C at the proposed location would not negatively impact an established pattern
and would not be detrimental to the public good.
Along the east side of Building C, only the middle portion, a length of 85 feet, is
encroaching into the minimum required setback. This is due to the east elevation
featuring a rich variety of recesses and projections that break up the wall plane. The
site contains a total length along Lemay Avenue of 271 feet. Staff contends that given
the relationship of the encroachment to the total length of the site, the Modification
results in a divergence from the standard that is nominal and inconsequential 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.
L. Section 3.5.2(C) — Relationship of Dwellings to Streets and Parking
Building C faces Lemay Avenue and provides for a front fagade with a primary entrance
that faces this public street. Building B faces Boardwalk Drive and also provides a
primary entrance that faces this public street. Building C is side -mounted to Boardwalk
Drive but provides for a connecting walkway to the public sidewalk that does not exceed
200 feet.
M. Section 3.6.4 — Transportation Level of Service
A Transportation Impact Memorandum was submitted to address the increase in the
number of units from 18 (Serrano) to 24 (One Boardwalk Place). This analysis
concludes the following:
• Based on 24 units at this location, the turning volumes do not require
either a left -turn lane or a right -turn lane at the site access.
• For vehicular traffic, the future level of service at the key intersections will
be acceptable.
• For pedestrians, the four destinations are: (1.) the residential
neighborhood to the north; (2.) the residential neighborhood to the west
and south; (3.) Werner Elementary School; and (4.) the residential area on
the east side of Lemay Avenue. The minimum level of service for
pedestrians is achieved.
• For bicycles, there are no destination areas within 1,320 feet of the site.
There are bike lanes on Lemay Avenue and Boardwalk Drive which places
the bicycle connectivity at level of service A.
• For transit, the area is not presently served.
4. Request for Modification — Building C — Setback Along Lemay Avenue
Section 3.5.2(D)(1) requires that residential buildings be setback from Lemay Avenue,
an arterial roadway, by a minimum of 30 feet. Building C is setback a distance ranging
from 22.5 to 27 feet thus falling short by 7.5 to 3 feet.
The applicant is seeking a Modification of Standard to allow the Building C to be placed
as proposed primarily due to existing infrastructure that was installed for the benefit of
Serrano Town homes. This infrastructure is an existing waterline and fire hydrant that
was located in conjunction with six buildings and dedicated fire lane within the interior of
the site as indicated on the Serrano Townhomes Final Plan. Under the proposed One
Boardwalk Place, these facilities are on the west side of Building C.
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G. Section 3.2.2(K)(1) — Minimum Required Number of Parking Spaces
The Major Amendment consists of 24 two -bedroom units requiring a minimum of 42
parking spaces and 53 are provided thus exceeding the standard.
H. Section 3.2.4 — Site Lighting
All exterior lighting will fully shielded and down directional thus complying with the
standard.
I. Section 3.2.5 — Trash and Recycling Enclosures
One trash enclosure is provided next to the interior garage. It is screened on all sides
including an operable gate. It is of sufficient size to accommodate a three cubic yard
dumpster and two 96-gallon recycle containers.
J. Section 3.4.1(E) —Natural Habitats and Features
Mail Creek Ditch forms the southern edge of the site. It is classified as an irrigation
ditch that acts as a wildlife movement corridor and thus requires a 50 foot buffer as
measured from the top of the bank. The Major Amendment provides, at minimum, a 50
foot buffer and in some locations exceeds this distance.
K. Section 3.5.1 — Building and Project Compatibility
The three buildings are two-story residential structures. The buildings are designed to a
high level of quality specifically intended to capture the Craftsman Bungalow style and
complement both The Hamlet (existing two-story multi -family to the west) and The
Lodge (existing three-story multi -family to the north across Boardwalk Drive).
Architectural details include the following:
Pitched roofs with gables and dormers
Overhanging eaves
• Timber beam corbels and brackets
Synthetic stone veneer
• Cementious horizontal lap siding
• Board and batten siding
• Taper -sawn shingles
Patios and balconies
Projecting window bays
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3. Compliance with Applicable Article Three General Development Standards
A. Section 3.2.1 — Landscaping and Tree Protection
Street trees are provided at the proper intervals along both public streets. Two mature
street trees along Lemay will be preserved. Foundation shrubs are provided for all
three buildings including the backs of the two garages along the southern property line.
In addition, landscaping is provided along the southern edge along Mail Creek Ditch
which acts as a separator to the single family homes to the south in the Miramont
Subdivision.
B. Section 3.2.1(E)(4) —Parking Lot Perimeter Landscaping
Attention is called to this standard to note that the parking lot is interior to the site and is
not exposed to either public street. By orienting two of the three buildings to the streets,
the parking lot is mostly screened from public view. This layout allows buildings to
relate to streets thus negating the need to provide parking lot perimeter landscaping.
C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
The 29 surface parking spaces are landscaped at the ends of each row, none of which
exceeds 11 spaces.
D. Section 3.2.1(F) — Tree Protection and Replacement
As mentioned, there are two existing street trees along Lemay Avenue located within
the public right-of-way. These two trees will be preserved.
E. Section 3.2.2(C)(4) — Bicycle Facilities
On July 17, 2012, City Council enacted Ordinance 051, 2012, which required that for
multi -family projects, a minimum of one bicycle parking space per bedroom and that
60% shall be enclosed and the remaining 40% may be provided in fixed bike racks.
For 24 two -bedroom units, a total of 48 bicycle parking spaces are required with.29
enclosed and 19 to be in fixed racks. The Major Amendment provides two bike parking
spaces in each of the 24 garages for a total of 48 enclosed bicycle parking spaces. In
addition, there are three fixed racks capable of holding eight bikes per rack for a total of
24 spaces. Combined, there would be 72 spaces thus exceeding the standard.
F. Section 3.2.2(D)(5) -Walkways
There are three connecting walkways. There is one walkway connecting to the public
sidewalk along Lemay Avenue. There are two walkways flanking the access drive that
connect to the public sidewalk along Boardwalk Drive. None of these walkways cross a
driveway or parking lot.
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9.00 dwellings per gross acre. The request for an increase in density to 10.48 dwelling
units per acre was approved by the Hearing Officer on June 25, 2012. Per Section
2.8.1, the Modification is valid for only one year by which time a P.D.P. or Major
Amendment incorporating the Modification must be filed.
2. Compliance with Applicable Article Four L-M-N Standards:
A. Section 4.5(B)(2) — Permitted Uses
In the L-M-N zone, multi -family dwellings, limited to eight or less units per building, are
permitted subject to Administrative Review. Since each of the three buildings contain
no more than eight dwelling units, the Major Amendment is a permitted use subject to
Administrative Review.
B. Section 4.5(D)(1)(b) — Maximum Density
In the L-M-N zone, maximum allowable density is 9.00 dwelling units per acre. The
Major Amendment contains 24 dwelling units on 2.29 acres for a density of 10.48
dwelling units per acre. A Modification to allow 10.48 dwelling units per acre was
approved as a stand-alone Modification by the Hearing Officer on June 25, 2012.
C. Section 4.5(D)(2) — Mix of Housing
The requirement for a mix of housing types begins at a threshold of 20 acres. Since the
Major Amendment contains only 2.29 acres, there is no requirement for mix of housing
types. It is noteworthy, however, to acknowledge that the One Boardwalk Place
represents the residential final build -out of the larger Miramont neighborhood which
features a wide variety of housing types ranging from large estate lots to multi -family
apartments.
D. Section 4.5(D)(3) — Neighborhood Centers
The requirement for providing a neighborhood center begins at a threshold of 40 acres.
In fulfillment of the intent of the standard, however, it is noteworthy that the Major
Amendment is within the specified distance, three-quarters of one mile, of both a
regional shopping center and a mixed -use activity center both of which include a variety
of retail, restaurant, fuel facilities and business services.
E. Section 4.5(D)(6) — Small Neighborhood Parks
The requirement for providing or being within a specified distance of either a small
public or private neighborhood park begins at a threshold of 10 acres. Since the Major
Amendment contains only 2.29 acres, there is no requirement to comply with this
standard. As part of a larger neighborhood, however, the Major Amendment is located
within 500 feet of an existing, public neighborhood park.
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RECOMMENDATION: Approval of the Major Amendment and Modification.
EXECUTIVE SUMMARY:
The major amendment represents a reconfiguration of Serrano Townhomes Final Plan,
a partially developed project that is now expired. A Modification of Standard to allow a
density of 10.48 dwelling units per acre was approved on June 25, 2012. The Major
Amendment complies with the applicable standards of the Low Density Mixed -Use
Neighborhood zone. The Major Amendment complies with the applicable General
Development Standards with one exception. A Request for Modification to Section
3.5.2(D)(1) to allow Building C to be set back from Lemay Avenue by 22 to 27 feet
versus the minimum required 30 feet is recommended for approval. A neighborhood
meeting was held April 24, 2012 and, in response, the garages were added and the
number of parking spaces was increased.
Background:
The surrounding zoning and land uses are as follows:
N: M-M-N; Multi -family (The Lodge at Miramont)
S: R-L; Miramont Subdivision
E: R-L; Oakridge Subdivision
W: L-M-N Multi -family (The Hamlet at Miramont)
The property was annexed into the City as part of the Keenland Annexation in August of
1980.
The parcel was rezoned from R-P, Planned Residential, to L-M-N in March of 1997 in
fulfillment of City Plan.
The property is surrounded on three sides by the Oak -Cottonwood Farm Overall
Development Plan but is not included within the plan due to a different ownership at the
time of the O.D.P.
The parcel was partially developed as Serrano Townhomes Final Plan which was
approved in December of 2005 but has since expired per Section 2.2.11(D)(4). Serrano
Townhomes consisted of six 3-plex buildings for a total of 18 dwelling units for a density
7.86 dwelling units per gross acre. Serrano Townhomes development included
installation of underground utilities, overlot grading, final grading and construction of
three building foundations. Also, the Serrano Townhomes developer completed the
required public improvements along both Lemay Avenue and Boardwalk Drive.
This request for Major Amendment was preceded by a stand-alone Modification to
Section 4.5(D)(1)(b). In the L-M-N zone, the maximum allowable density is capped at
FCity of
Collins
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ITEM NO
MEETING DATE /U„ryv�-n eF� �, ae►�,
STAFF Tea rh&-PARo
HEARING OFFICER
PROJECT: One Boardwalk Place, Major Amendment, #MJA120005
APPLICANT: One Boardwalk, LLC 5
c/o The Birdsall Group
444 Mountain Avenue y �`
Fort Collins, CO 80525 + 9
OWNER: One Boardwalk, LLC 01-Vt- /► __4 r
405 Mason Court, Suite 111
Fort Collins, CO 80524
PROJECT DESCRIPTION:
I
This is a request for a Major Amendment an approved Final Plan for a multi-f mily
residential project on 2.29 acres loc at the southwest corner of Lemay Av nue and
Boardwalk Drive. The parcel is ned Low Density Mixed -Use Neighborho d (L-M-N).
The site is partially develope nder a previous Final Plan known as Serra o
Townhomes which has a red.
As proposed, th ct consists of 24 multi -family dwellings dividedong three 8-
plex buildings. Atneighborhood meeting of April 24, 2012, 48 par ng spaces were
proposed. NJ,643'
arkingspaces are proposed — two per unit plus guestspaces.
There would garages containing a total of 24 parking spaces. The units would
range in size from 1,000 to 1,100 square feet and feature two bedrooms and two baths.
The three buildings would be two -stories in height.
A Modification of Standard was approved by the Hearing Officer on June 25, 2012 to
allow the residential density to increase over the maximum allowed in the Low Density
Mixed -Use Neighborhood zone district of 9.00 to 10.48 dwelling units per acre.
As part of this Major Amendment, the request includes a Modification of Standard to
Section 3.5.2(D)(1) to allow Building C to be located between 22 and 27 feet from
Lemay Avenue (arterial street) versus the required minimum setback of 30 feet.
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750