HomeMy WebLinkAboutATRIUM SUITES - PDP - 7-04A - REPORTS - RECOMMENDATION/REPORTCity of Fort Collins
Commu_ .y Planning and Environmental, ,,cvices
Current Planning
MEMORANDUM
TO: Planning and Zoning Board
FROM: Ted Shepard, Chief Planner Vr
DATE: June 17, 2004
RE: Atrium Suites — Draft Condition of Approval for Off -Site Parking
Since the P & Z worksession of June 11, 2004, the applicant for Atrium Suites
has informed Staff that it may not be possible to secure the necessary eight off -
site parking spaces at Sherwood Greens Apartments. Sherwood Greens is
located across Sherwood Street and approximately 150 feet northeast of Atrium
Suites, and these eight spaces are needed to meet the requirement for providing
a total of 43 parking spaces.
The applicant is in the process of pursuing other alternatives. One of these
alternatives includes the possibility of obtaining parking permits from Colorado
State University Parking Services similar to the permits granted to students in the
dormitories. The applicant can provide more detail on other alternatives at the
public presentation.
Staff recommends that the Board consider adding a condition of approval that
would require the standard to be met prior to Final Plan. Such a condition of
approval would read as follows:
At the time of submittal for Final Plan, the applicant shall
demonstrate compliance with the minimum parking requirement for
the number of dwelling units, and the number of bedrooms per unit,
by securing the necessary number of off -site parking spaces in a
manner that complies with both Section 3.2.2(D)(3)(a)2. — Off -Site
Parking Spaces and Section 3.2.2(K)(1) — Parking Lots — Required
Number of Spaces.
281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
Atrium Suites, 502 West Laurel Street, PDP and Modification Request, #7-04A
June 17t' P&Z Meeting
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E. A Modification of Standard to Section 4.8(D)(1) — Density was approved
on April 15, 2004.
F. A neighborhood information meeting was held to inform the surrounding
neighborhood and property owners on May 11, 2004. No significant
compatibility issues were raised.
RECOMMENDATION:
Staff recommends approval of:
1. Request for Modification of Standard to Section 4.8(D)(3)(d) —
Dimensional Standards, Minimum Side Yard Width.
2. Atrium Suites — 502 West Laurel Street P.D.P., #7-04A.
Atrium Suites, 502 West Laurel Street, PDP and Modification Request, #7-04A
June 171h P&Z Meeting
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D. The Request for Modification of Standard to Section 4.8(D)(3)(d) —
Dimensional Standards, Minimum Side Yard Width, to reduce the setback
for the upper eight feet along the north elevation from 11 feet to seven feet
has been evaluated by Staff, and is found to meet the criteria for approval
as found in Section 2.8.2(H) — Modification Standards in that:
• The granting of the Modification would not be detrimental to the public
good.
• The granting of the Modification would, without impairing the intent and
purpose of the Land Use Code, result in a substantial benefit to the city by
reason of the fact that the proposed project would substantially address an
important community need as specifically address in the West Side
Neighborhood Plan, and that the strict application of such standard would
render the project practically infeasible. This is because providing this
type of housing, at the edge of the Campus District, fulfills the vision of
creating a walkable, livable neighborhood that allows residents not to
depend on the automobile.
• Staff finds that the reducing the building setback, for the upper eight feet
of the building only, from 11 feet to seven feet, results in a spatial
relationship with the abutting property that continues to meet the original
intent of the side yard setback standard. This is because the standard
would normally require 16 feet of building separation. The P.D.P. would
provide 21 feet, thus exceeding the standard by five feet.
• Staff finds that the P.D.P. does not diverge from the side yard setback
standard 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. This is because the P.D.P. advances the following three purposes:
4. Encouraging innovations in land development and renewal.
5. Encouraging patterns of land use which decrease trip lengthy of
automobile travel and encourage trip consolidation.
6. Improving the design, quality and character of new development.
Atrium Suites, 502 West Laurel Street, PDP and Modification Request, #7-04A
June 17th P&Z Meeting
Page 9
Additional architectural features include dormer and windows that punctuate the
sloping roof along with an accent feature (roof cresting) along the top of the
parapet wall.
F. Section 3.6.4 — Transportation Level of Service Requirements
The transportation impact study was waived for two reasons. First, the project
represents infill re -development and there are no capital improvements
anticipated for either Laurel or Sherwood Streets. Second, the project replaces a
program that generates a significant number of trips. For example, the program,
administered by Larimer County Department of Social Services, includes 104
residents and 22 staff. It is anticipated that the Atrium P.D.P. will represent a
reduction in trip generation.
In accordance with the recommendations of the Traffic Operations Department,
there will be no access on to West Laurel Street and the Sherwood Street access
has been located as far north of intersection as feasible. The site is within
walking, distance to the Colorado State University Transit Center.
5. Neighborhood Compatibility:
A neighborhood meeting was held on May 11, 2004. Minutes to this meeting are
attached. Most of the questions centered on parking access, landscaping and the
details of the courtyard above the parking area. No significant neighborhood
compatibility issues were raised.
6. Findings of Fact/Conclusion:
In reviewing the request for Atrium Suites — 502 West Laurel Street P.D.P., Staff makes
the following findings of fact:
A. Multi- family dwelling units are permitted in the N-C-B, Neighborhood
Conservation Buffer, zone district, subject to review by the Planning and
Zoning Board.
B. The P.D.P. complies with the land use and development standards of the
N-C-B zone district with one exception.
C. The P.D.P. complies with the applicable General Development Standards
of Article Three.
Atrium Suites, 502 West Laurel Street, PDP and Modification Request, #7-04A
June 17th P&Z Meeting
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The site is an infill location surrounded by existing development including
Colorado State University. Connections for vehicles, bikes and pedestrians are
existing. For example, sidewalks are existing in three directions to link the
dwelling units to streets, alley, and campus. The existing four foot wide sidewalk
along Laurel Street will be replaced with a new six foot wide walk. A bike rack is
provided. The parcel is one block away from a signalized intersection
(Laurel/Meldrum) allowing a safe crossing of Laurel Street to C.S.U.
C. Section 3.2.2(K)(1) — Parking Lots — Required Number of Spaces
There are a total of 20 two -bedroom units and four three -bedroom units requiring
43 parking spaces. Thirty-five spaces are provided under the structure at grade
level. Eight spaces are located across Sherwood Street in the private parking
owned by the applicant.
D. Section 3.2.2(D)(3)(a)2. — Off -Site Parking Spaces
The eight off -site parking spaces, on a parcel owned by the applicant, will be
secured with a long-term lease. The standard allows required off-street parking
to be located on an alternative location as long as such location is approved by
the Director. The Director has evaluated these spaces and finds that the
proximity of 150 feet is practical for the future residents of the project. (Walking
150 feet to one's car is often the case in large apartment complexes.) Further,
since the project is across the street from C.S.U., there is a strong likelihood that
future residents will not need to rely on their car on a daily basis. Such a parking
arrangement does not constitute a significant inconvenience and is appropriate
for an urban infill location.
E. Section 3.5. 1 (C)(E)(F) — Building Project and Compatibility
The building is three -stories in height. The first floor features the under -structure
parking, a manager's unit and two handicap accessible dwelling units. The upper
two floors contain the balance of the units. There is a courtyard on top of the
under -structure parking. This allows the units on the upper two floors to gain
more light than would otherwise be provided.
The architectural character is bold. The modernistic elements are blended with
the little onion dome that accents the corner entrance. The primary building
materials are a brick base, stucco walls and asphalt shingles on the sloping roof.
Atrium Suites, 502 West Laurel Street, PDP and Modification Request, #7-04A
June 171h P&Z Meeting
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would render the project practically infeasible. This is because providing
this type of housing, at the edge of the Campus District, fulfills the vision of
creating a walkable, livable neighborhood that allows residents not to
depend on the automobile.
• Staff finds that the reducing the building setback, for the upper eight feet
of the building only, from 11 feet to seven feet, results in a spatial
relationship with the abutting property that continues to meet the original
intent of the side yard setback standard. This is because the standard
would normally require 16 feet of building separation. The P.D.P. would
provide 21 feet, thus exceeding the standard by five feet.
• Staff finds that the P.D.P. does not diverge from the side yard setback
standard 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. This is because the P.D.P. advances the following three purposes:
1. Encouraging innovations in land development and renewal.
2. Encouraging patterns of land use which decrease trip lengthy of
automobile travel and encourage trip consolidation.
3. Improving the design, quality and character of new development.
4. Compliance with Applicable General Development Standards:
As can be seen by the previous section, the N-C-B zone contains numerous specific
standards. Where N-C-B Zone District standards of Article Four are more specific or
stringent, they prevail over the less specific or stringent standard that may be found in
the General Development standards of Article Three. The P.D.P. complies with the
applicable General Development standards as follows:
A. Section 3.2.1(C)(D) — Landscaping and Tree Protection
The P.D.P. provides full tree stocking and foundation shrubs around the
perimeter of the building. Only one existing street tree will be removed for the
driveway. The front plaza is highlighted by the clustering of four ornamental
trees.
B. Section 3.2.2(B) — Access Circulation and Parking
Atrium Suites, 502 West Laurel Street, PDP and Modification Request, #7-04A
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In the case of Atrium Suites, under the Modification, the new building wall would be 30
feet high, and thus require an additional setback of four feet for only the upper eight feet
of building wall. This would result in a total horizontal setback of 11 feet (seven feet for
the first 22 feet and four feet for the additional eight feet) from the north property line.
With the Modification, the upper eight feet would be setback from the north property line
by only seven feet.
Under the original intent of the standard, a 30 foot high building would need a total of 11
feet from property line for the upper eight feet. Combined with the minimum side yard
setback required on the abutting lot of five feet, the original intent of the standard would
be satisfied by a total separation between buildings of 16 feet (11 plus five). Based on
the location of the existing structure on the abutting lot, however, the total separation
between buildings is actually 21 feet thus exceeding the minimum required separation
by five feet.
(4.) The Abutting House — 631 South Sherwood Street
The abutting house was evaluated by the Landmark Preservation Commission on
December 10, 2003. The Commission found that this property is eligible for individual
designation as a Landmark. Any development plan affecting this property, would need
to comply with the requirements of the Land Use Code, including Section 3.4.7 which
pertains to the preservation of individually eligible properties. (A report from Karen
McWilliams, Preservation Planner, is attached.)
Based on this finding, Staff contends that the existing house at 631 South Sherwood
Street would not likely be razed, moved or significantly altered in a manner that violates
Section 3.4.7 of the Land Use Code. Therefore, the separation between the proposed
Atrium Suites and the existing house would most likely remain at 21 feet.
(5.) Staff Conclusion on the Modification Request
Under Section 2.8.2(H) of the Land Use Code, Staff recommends approval of the
Modification and finds that:
• The granting of the Modification would not be detrimental to the public
good.
The granting of the Modification would, without impairing the intent and
purpose of the Land Use Code, would result in a substantial benefit to the
city by reason of the fact that the proposed project would substantially
address an important community need as specifically address in the West
Side Neighborhood Plan, and that the strict application of such standard
Atrium Suites, 502 West Laurel Street, PDP and Modification Request, #7-04A
June 17`h P&Z Meeting
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The applicant has provided documentation supporting the Modification which is
summarized as follows:
The separation between the proposed Atrium Suites and the abutting
house to the north would be 21 feet. This exceeds the intent of the
standard which was to provide 16 feet of separation.
It is only the upper eight feet of the building that deviate from the standard
and then only by four feet. This could be considered 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. The applicant contends that the plan, as submitted with the
Modification, is equal to a plan that would have complied with the
standard. (See attached diagrams.)
(3.) Staff Analysis of the Modification
Staff has researched the original intent and purpose of the standard. The following two
paragraphs have been submitted by the Zoning Administrator as the history of the
standard:
"The side setback requirement in the NCB zone requires a minimum 5 foot
setback for the first 18 feet in wall height and an additional 1 foot of setback for
each 2 feet of additional wall height that exceeds 18 feet. This requirement to set
back the wall as it increases in height originated as a result of the 1993
Emergency Ordinance adopted by City council to deal with the problem of alley
structures in the NCL, NCM and NCB zones. While wrestling mainly with the
issue of alley structures, the Council decided that minimal building design
regulations for all structures should also be considered. Consequently, the 1996
ordinance contained the above -described setback formula.
The formula was written based on discussions in face-to-face meetings with
Council members in which staff was requested to address light and shading on
existing structures. The intent of the formula was to ensure that adequate
distance would be maintained between new wall construction and existing
buildings in order to mitigate the height of vertical building elements. Thus, a
new building wall that is 22' tall along a side lot line should be a minimum of 12
feet from an existing structure on an abutting lot (7 foot setback from property
line for the new building plus the 5 foot minimum side setback required on the
abutting lot). Prior to the adoption of this regulation, the minimum distance
between buildings in this example would have only needed to be 10 feet."
Atrium Suites, 502 West Laurel Street, PDP and Modification Request, #7-04A
June 17th P&Z Meeting
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feet, therefore, require an additional six horizontal feet. The building steps back an
additional six feet from the west property line for the second and third stories thus
complying with the standard.
The building is three stories in height thus complying with the maximum allowed.
D. Building Design
Since the lot is rectilinear, all exterior walls are constructed parallel to or at right angles
to the side lot lines.
The primary entrance of the building is located along the Laurel Street frontage. This
entrance is enhanced by a landscape plaza featuring decorative pavers.
The roof pitch of 6:12 complies with the requirement that it not be too shallow or too
steep.
E. Landscape and Hardscape Material
The front plaza contains 640 square feet which does not exceed 40% of the front yard
area.
F. Modification Request to Section 4.8(D)(3)(d) — Minimum Side Yard Width
(1.) Description of the Modification
Since the rear yard is only that portion of the lot that abuts the alley, the north elevation
of the building is actually considered another "side yard" and subject to the minimum
side yard width standard. As with the west property line, five feet is required for the first
18 feet. For any vertical wall over 18 feet, such portion of the wall shall be set back
from the "side lot line" by an additional one foot for each two feet of wall that exceeds 18
feet.
The north elevation of the building is setback from the "side yard" north property line by
seven feet. This allows 22 feet of the north -facing wall to be in compliance with the
standard. The total building height, however, is 30 feet. Therefore, the upper eight feet
of the north elevation needs to be setback an additional four feet.
(2.) Applicant's Justification
The applicant has requested a Modification to allow the upper eight feet (the third story)
to be setback from the north property line by seven feet versus the required 11 feet.
Atrium Suites, 502 West Laurel Street, PDP and Modification Request, #7-04A
June 17th P&Z Meeting
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"The buffer and conservation areas pose a particularly sensitive
opportunity and will be treated as such. The area adjacent to CSU is
largely residential and should remain so. Therefore, every effort will
be made to maintain the residential quality and character adjacent to
the university."
Staff finds that new multi -family development is precisely the exact land use
envisioned for the buffer area.
3. Compliance with N-C-B Zone District:
A. Land Use
The land use is considered multi -family. The P.D.P. contains more than four dwelling
units in one building, at a density of more than 25 dwelling units per net acre. The land
use is permitted, subject to review by the Planning and Zoning Board.
B. Density
The zone district permits a building to contain an amount of square footage that equals
the lot area of 19,221 square feet. The proposed square footage within the building,
however, contains 21,262 square feet. A Modification of Standard was granted on April
15, 2004 allowing the building to exceed the standard by 2,041 square feet.
C. Dimensional Standards
The P.D.P. provides a lot width of 110 feet on the front and 100 feet on the rear which
exceeds the minimum requirement of 50 feet.
The P.D.P. provides a front yard setback of 16 feet which exceeds the minimum
requirement of 15 feet.
The P.D.P. provides a 56 foot rear yard setback from the alley thus exceeding the
minimum requirement of five feet.
The P.D.P. provides a corner side setback along Sherwood Street of 15 feet which
complies with the minimum requirement of 15 feet.
The P.D.P. provides a five foot interior side yard setback along the west property line for
the first 18 feet of wall height thus complying with the minimum requirement. For every
foot over 18 feet in height, (the wall is 29 feet high at this point) there shall be an
additional one foot setback for every two foot wall increment. The additional 11 vertical
Atrium Suites, 502 West Laurel Street, PDP and Modification Request, #7-04A
June 17th P&Z Meeting
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EXECUTIVE SUMMARY:
A stand-alone Modification was granted on April 15, 2004 allowing the building to
contain 21,262 square feet which exceeds the allowable maximum as determined by
the lot size of 19,221 square feet. Multi- family dwelling units are permitted in the N-C-
B. The P.D.P. complies with the land use and development standards of the N-C-B
zone district with one exception. The P.D.P. complies with the applicable General
Development Standards of Article Three. The Request for Modification of Standard to
Section 4.8(D)(3)(d) — Dimensional Standards, Minimum Side Yard Width, to reduce the
setback for the upper eight feet along the north elevation from 11 feet to seven feet has
been evaluated by Staff, and is found to meet the criteria for approval as found in
Section 2.8.2(H) — Modification Standards. A neighborhood information meeting was
held to inform the surrounding neighborhood and property owners on May 11, 2004.
COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
N: N-C-B; Existing single family detached dwelling unit
S: Not Zoned; Colorado State University Main Campus
E: N-C-B; Existing Multi -Family
W: N-C-B; Existing Commercial (Woody's Standard Restaurant)
The site contains a large group -quarters residential structure that was originally used for
a sorority. It is now used by Larimer County Community Corrections Department for the
Adult Residential Services and Day Reporting Center programs.
2. Compliance with West Side Neighborhood Plan:
The N-C-B, N-C-M and N-C-L districts were created to implement the vision and
policies of the East and West Side Neighborhood Plans. The West Side
Neighborhood Plan was adopted in 1989. (For background, both the
Neighborhood Plan and zone districts were adopted prior to adoption of City
Plan. The zone districts were carried over into the Land Use Code without
alteration.)
The Plan and zone district standards clearly envisioned a transitional and
buffering function for new development in the area between downtown and the
residential areas. For example, the Westside Neighborhood Plan states:
ITEM NO. 9
MEETING DATE 6/17/04
STAFF Ted Shepard
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Atrium Suites, 502 West Laurel Street, P.D.P., and Request for
Modification, #7-04A
APPLICANT: Eastpoint Studio
C/o Mr. Don Brookshire
3207 Kittery Court
Fort Collins CO 80526
OWNER: Atrium Suites, L.L.C.
P.O. Box 1613
Fort Collins, CO 80522
PROJECT DESCRIPTION:
This is a request for a multi -family project containing 24 dwelling units within one
structure located at 502 West Laurel Street. The units would be divided between 20
two -bedroom units and four three -bedroom units. The building would be three stories in
height. There would be two units and a manager's office on the first floor along with 35
under -structure parking spaces. The upper two stories would contain the balance of the
units. The Request for Modification is to allow the side yard setback for the upper -eight
feet of the north elevation to be reduced from 11 feet to seven feet.
The site is located at the northwest corner of West Laurel Street and Sherwood Street.
The site presently contains a large residential structure that was formerly a sorority and
now houses two programs of the Larimer County Corrections Department. This existing
structure would be demolished. The site is 19,221 square feet (.44 acres) in size and
zoned N-C-B, Neighborhood Conservation Buffer.
RECOMMENDATION: Approval of the Request for Modification and P.D.P.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT