HomeMy WebLinkAboutATRIUM SUITES - PDP - 7-04A - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESAtrium Suites — 602 West Laurel Street
Estimated Development Review Schedule
1t PDP submittal Wednesday February 18, 2004
Design consultants have a week and half to prepare documents
3 week city review, comments due to applicant Friday, March 12, 2004
Staff comments will not be ready in time to prepare the required
staff report and recommendations to the P8Z board for the March
hearing.
Planning and Zoning Board work session Friday, March 12, 2004
Planning and Zoning Board meeting for Modification Request March 18, 2004
Resubmit corrections and responses to staff comments, design to be at
Final Compliance level of detail, resubmit Wednesday, March 24, 2004
Staff reports and recommendation should be ready for April P8Z
Planning and Zoning Board work session Friday, April 9, 2004
Planning and Zoning Board meeting Thursday, April 15, 2004
For a Final Compliance submittal, approval of the PDP by
Planning and Zoning Board is required. Assuming approval by
Planning and Zoning:
Final Compliance Submittal Wednesday, April 21, 2004
3 week city review, comments due Friday, May 14, 2004
Correction and response to city comments 2 weeks,
resubmit Final Compliance plans Wednesday, May 26, 2004
Estimate final approval will be mid June.
The demo work of the existing facilities would begin May of 2004.
New construction would begin Mid June, at time of final Compliance Approval.
Construction will be completed September 2004.
Principle LU-2 The City will maintain and enhance its character and sense of place, defined by
neighborhoods, districts, corridors, and edges
The Atrium Suites site is located at the edge of the CSP Campus, and the site is a part of
a defining edge between the University campus, and distinct neighborhood within the city
structure. Due to this proximity to the campus, the neighborhood is defined by the variety
of services and housing types suited to students; and faculty of the Campus. Typically
university" campuses, and neighborhoods surrounding them have a more dense, and
urban environment; unlike residential neighborhoods further away from downtown or
university cores. The density, architectural style, and land use all contribute to character
of the established area of the University and surrounding area. These elements of the
project will reinforce the identity of the University's atmosphere. The proposed Atrium
Suited building will fit into the neighborhood because of the mixed use; the building scale,
relationship to the street, and unique architectural style.
LU-2.2 The design review process ... will be used to promote new construction and
redevelopment that contribute positively to the type of neighborhoods; districts, ... described
herein while, emphasizing the special identity of each' area
As a:multi -family residential building, the Atrium Suites willbe compatible within the
neighborhood structure, as the project. is surrounded to the north, and east with,a variety
of residential uses; including apartment buildings,'single family residential, and sorority.
housing. In contrast to some of the older developments in the neighborhood, the new
building will have a more modem style, and continue to build on the urban design -
qualities of neighboring developments. The density and architecture will be a positive .
addition to the urban environment that it is located in. The strong architectural character
is able.to both emphasize a cultural richness of the University, and be a transitional edge,
from the academic buildings to'the.adjacent residential neighborhood.
CAD-5 Historical Preservation:
During the initial design phase of this. project; the adjacent lot to the north was anticipated .
to be included in the development; however, through further research it was determined
that the existing house was of significant historical value. In respecting the historical .
value of the adjoining property; the land area available to be redeveloped decreased in
size..
HSG4 Housing Variety:
The proposed project will be compatible with,.and reinforce the existing neighborhood
where a variety.of housing types exist;
Policy T-1.1 Land Use Pattems. The city will implement land use patterns, parking Y tY P P , P g policies, and
demand management plans that sup
Rort effective transit... Residential and non-residential land
uses should be within walking distance of transit stops
The project will provide -available housing to students and employees of CSU in proximity
to the work, school, business, and -shopping activities which enables its residents to use
alternative transportation methods, which include walking, bicycle, and mass transit.
Planning Objectives:
The Atrium Suites achieves the following Principles and Policies of City Plan:
NCB Zoning District:
The proposed Atrium Suites project complies with permitted use within the NCB Zoning with. .
approval by Planning and Zoning Board. 'The building design meets the allowable 3-story
building height, and achieves the design criteria as outlined in the zoning districts development
standards. The floor area of the projeawill be greater than the total site area and exceed the
maximum floor area allowable in the�N-B-C zoning districts design standards. The proposed
design has a total of 20,076 s.f. of building floor area, exceeding the lot area by 855.04 s.f. or
4.5% over the allowed. area established. by the zoning district. A request is for modification to
Land Use Code Section 4.8(D)(1). to allow for the increased floor area has been submitted
separate from the PDP Submittal.
The project is located in a neighborhood that contains a wide variety of land uses, including the
University, restaurants, business, apartment / sorority housing, and single family homes. The
scale and density of the proposed project is compatible within this neighborhood, and comparable
to adjacent properties. In addition, the proposed Atrium Suits project provides a great opportunity
to improve the existing neighborhood, and provide much needed student housing within walking
distance.to the CSU Campus.
Currently the property is a transitional residence for Larimer County Corrections adult offenders. `
The corrections department states that.there are approximately 104 residents currently at this
facility, and 22 full time employees: Between the current residents, and staff, there are 126
people entering and exiting the facility throughout the day. .The proposed project will significantly
reduce.the residential density of the site to 52 residents. The new,project will support less than.
half the number of current tenants. The private residential development of this proposal will be
more compatible with the surrounding neighborhood, reduce the amount of traffic in the
neighborhood, and provide a more suitable land use: Considering the location is directly adjacent
to the CSU campus, the proposed project will provide a housing type directed to meet the needs
of students; therefore, providing a well -suited use within the neighborhood structure. The
proposed.project will provide a convenient and high quality housing alternative to students and
employees of the University and surrounding businesses.
Principle LU-1 Growth within the city will promote a compact development pattern within a well-
defined boundary.
Located directly across from the CSU Campus, the Atrium Suites location is within a fully
developed area,•and with the additional residential units will contribute to the compact
development,pattem. The project will contribute to meeting housing needs generated by
CSU, and'reducing the potential for dispersed growth through a higher densityin this
core area of the city.
LU1.1 Compact Urban Form. Desired urban form will be achieved by future development to
mixed_ use neighborhoods and districts while reducing the potential for dispersed growth -not.
conductive to pedestrian and transit use and cohesive community development.
As higher density housing project, Atrium Suites achieves the intent of a compact
development. Strategically located adjacent to the Colorado State University Campus,
higher density housing meets the needs of students by its proximity. This project
provides. additional housing option within the existing neighborhood structure, creating a
cohesive community development pattem, -and allowing success of alternative
transportation methods.
The following information provides additional detail and statement of planning objectives.
• Project Name: Atrium Suites `
• Previous Name at
Conceptual Review: 502 West Laurel Street apartments
• . Project Address: 502 West Laurel Street
Ft. Collins, CO 80521
• Owner: Atrium Suites, LLC
P.O. Box 1613
Fort Collins, CO 80522
• Current Zoning: NCB — Neighborhood Community Buffer .
• Current Land Use: Group Home for Larimer County Dept. of Corrections
• Proposed.Land Use: Multifamily residential
Gross Site Area: 19,220.86 s.f. (0.44 acres)
• Additional R.OW. 110.0 s.f. for Laurel Street. No additional Right of Way
will be dedicated for Sherwood Street
• Net Site Area: 19,110.86 s.f. (0.439 acres)
• Existing Land Use: Group Home with 32 Bedrooms, and 105 residents, and
22 full time staff, 18 on -site parking spaces
• . Existing Density: N/A
• Proposed Project: Replacing existing structure. with new 3-story building
with 28 apartment units, 24 - 2bedroom and 4 —.1' .
bedroom units, and managers office...
+ Proposed Gross Density: 63.46 DU/AC,
• Proposed Net.Density: _ 63.82 DU/AC
• Parking Statistics: Standard Parking Spaces on -site 26
Handicap accessible on -site 2
Off -site parking w/ long term lease 20
Existing on -street parking 9
Total Parking Provided 57
• No new streets are being proposed with this plan.
As an infill / urban development, the project'doesn't have open space, and there are no
existing wetlands or other natural features'impacted by the proposed development plan. ,
• The project will be maintained through the ownership/management company.
• No commercial use will be located on site.
• The projects character and proposed use was chosen in part to achieve the goals
outlined in the City Plan and the Land Use Code. The new building will also fulfill a
demand "for student housing within close proximity to the CSU Campus.
• Construction for the proposed building is estimated to begin in ,the spring of 2004, and the
owner's goal is to be completed by September of 2004. -
Ceastpeint -
StUCllO 'LLc . ADeshgn Cgllaborative
February 17, 2004
Mr. Ted Shepard
City Planner
City of Fort Collins
Current Planning Department
-`Re: Atrium Suites PUD, Planning Objectives
Dear Ted, _
am pleased to present the Project Development Plan forthe Atrium Suites P.Y.D. The project
is located at 502 West Laurel Street at the corner.of Laurel St. and Sherwood St. The property is
zoned NCB — Neighborhood Community, Buffer District.- The site is located'directly to the North of
the CSU Campus, with Woody's Pizza and Laurel Street Station to the West, a sorority house to
the -east and residential properties to the north. The overall neighborhood character includes -
single-family homes primarily rented to the occupants; multi-family,apartment buildings, a sorority
house; and limited commercial properties.
The current land use on the property land useis a group home for Adult Residents of the Larimer
County Corrections Department. The existing building's finished floor area is approximately.
15,117 s.f., (3,766 s.f. of finished basement) and includes 32 bedrooms; commori areas, kitchen
and office space for staff. Larimer County Corrections estimates there are approximately 104
residents, and 22 staff. There are 18 off atreet parking spaces.` Please refer to the attached letter
" . from Larimer County Department of Corrections; regarding information. on the current use.
The proposed development is a multifamily apartment building, which includes 24 2 bedroom
units, and 4 —1 bedroom units: The new building will be 3 stories in height; and will replace an,
existing group home. Two accessible units; and a managers office, and on -site parking area will
be located at the ground floor level. The remaining 26 residential units are located on the second
and third floors,'posiboned above the ground floor parking and. living spaces. The upper floors.
will -be arranged in a -courtyard fashion; providing light wells through to the ground level.,, The
main entry will be directly connected to Laurel Street. A plaza space is designed to provide direct
connection frorrr the main pedestrian entry, acid managers office to the corner, of Laurel and
Sherwood Streets. _ Existing mature trees adjacent to Laurel Street and. Sherwood street will be
preserved, and landscape improvements are planned within the plaza space,_andadjacent to
both Laurel and Sherwood streets. The landscape improvements will include foundation
plantings, plantings to screen parking areas, and enhance the front and side yards. The parking .
driveway entry is located on Sherwood Street. A portion of the projects required parking -needs
would be located on the ground floor, with the remaining parking, located off site. A long-term
lease for 10 parking spaces will tie acquited from Sherwood Greens, 630 S. Sherwood St, -
physically located to the northeast, across Sherwood Street. The property owner is currently in ,
negotiations with Woody's Pizza to secure a long-term lease for an additional 1,0 parking spaces,
to meet required number of parking spaces. A context diagram will be prepared and
submitted following this submittal, outlining the neighborhood context, and parking •access from
the project site.
phone ' (970) 207.1973
fax _ (970) 206.0813
e-mail eastpoint@friixom
correspondence 3207 Kittery Court
Fort Collins, CO 80526