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HomeMy WebLinkAboutATRIUM SUITES - PDP - 7-04A - REPORTS - MODIFICATION REQUESTNo Text 5. - Background Information The proposed 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 occupied by inmates of the Larimer County Corrections Department. The corrections department states that there are approximately 104 residents currently at this facility, and 22 full time employees. The proposed project will provide a convenient and high quality housing alternative to students and employees of the University and surrounding businesses. The private residential development of this proposal will be more compatible with the surrounding neighborhood, significantly reduce the,amount of traffic, in the neighborhood; and provide a more suitable land use, within a neighborhood that is predominantly student housing. Considering the location is directly adjacent to the CSU campus, the proposed project provides a housing type designed to meet the needs. of students;. therefore, providing a well -suited use within the neighborhood structure. 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. Reduction in floor area bringing the project in compliance with the standard would have no impact what so ever in the ,visual scale or overall density; however„decreasing square footage would be a negative impact to the individual units within the project, as each unit would be inferior to a more spacious living area, and the functionality of the living'spaces^would be hindered. Therefore, the loss of building area or reduction in units would make the project less viable, putting 'at risk the potential improvement of*this property that will, benefit both the neighborhood and community. In summary, the proposed project will in many ways enhance its neighborhood, achieve goals outlined in the City Plan, and the plan 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 this modification is being requested. The additional allowable floor area requested with this`modification is a small increase in floor area,'and the increased building area will not have a detrimental effect on the existing 1 - - w neighborhood: The resulting project will remain compatible with adjacent multifamily ' projects and commercial projects in its density, and scale. The proposed•de.sign of the. building meets all other design criteria outlined in the N-B-C zoning district. The projects object is -to provide high quality dwelling units that address today's high living standards, as desired by students and future residents. By providing the additional area, the project achieves the goal of providing a quality homes. Thank you -for your consideration in this matter. • Please feel free to contact me if you have any, questions. ' Attachments: I floor area of residential projects is not counted when calculating density maximums.for any zone lot, allowing projects to exceed normal floor area ratios. The City Plan identifies the following principals that support the proposed . project. • LU-1 Compact'Growth: The project will contribute to meeting housing needs generated by CSU, and reducing the potential for dispersed growth through a higher density in This core area of the city. • LU-2.1 City -Wide Structure: 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. • LU-2.2 Urban Design: 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.. • T-1.1 Land Use Patterns: 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. The proximity of the project to the CSU Campus will encourage residents to walk to destinations on campus and in turn reduce the vehicular traffic through the neighborhood. • . Cad-5 Historical Preservation: the initial scope of the proposed project has been redefined in order to preserve a historical structure on an adjacent lot. • HSG-1 Housing Variety: The, proposed project will be compatible with,. and reinforce the existing neighborhood where a variety of_housing types exist: 4. The,setback being'requested for the Atrium Suites Project will be equal to or better than a plan which meets the standard for the following reasons: • The intent of the setback standards is to maintain a specific relationship between neighboring buildings and building height: The distance between the Atrium Suites Apartments and the neighboring home satisfies the intent of the standard. o , The intent of the setback, in this situation, is to maintain a distance of W-0".between structures. The actual distance between structures will be 21'-0" • The proposed modification will result in an equally attractive and perceived overall. scale as a solution which meets the standard. The proposed project will result in meet several goals outlined in Fort Collins City Plan and the West Side Neighborhood Plan, including the following Principals: • The West Side Neighborhood' Plan (WSNP) was adopted in July 1989. The plan identifies this, area as a transitional area, with a higher density within the West Side Neighborhood. • The WSNP defines this area as being a buffer between the older single- family residents and the more intense•uses of the business district on the west edge, and.CSU Campus to the south. • The WSNP identified this specific area as predominantly rental properties, catering to university students, and saw that this area is growing to meet the housing demands of the University, and the scale and density of the area reflect that.housing type. - • The WSNP recommends the higher density uses, such as the proposed Atrium Suites be located at the edges of the neighborhood, which serve as a buffer to higher, use areas, and as a defining edge to the neighborhood. • The, WSNP encourages redevelopment within this area of the neighborhood, as the existing single-family homes are being converted"to multi -family uses in order to meet .demands of'student housing. In' addition, redevelopment can upgrade older properties in declining conditions that do not meet the criteria for historic preservation. The WSNP recommends an implementation action to redevelop this area within the neighborhood by suggesting a floor area incentive, in which CIeaint •• . studio sic ADesigzzCollaborative Modification to Standard Request - Atrium 'Suite"s ' 562 West Laurel Street " 1. Request a modification of the standard for NCB Zoning District, Land Use Standard, Density, Section 4.8(D)(3)(d). The standard states: "Minimum side yard width shall be five, (5) feet for all interior side _ _ yards. Whenever any portion of a wall or building exceeds eighteen (1,8) feet in he such portion of the wall or building shall beset back from. the interior side lot line an additional one (1) foot beyond the minimum required, for each two feet or fraction thereof of wall or building height exceeds eighteen,(1$) feet in height...." _ 2r -The Atrium Suites Apartments is set back from the north side yard 7'-0"; therefore the'building setback complies with the standard up to a building height of 22'-0". The overall building height is 30'-0"; and therefore, would be required to step back C-O" above the 22'- 0"building height -3. The modification request is to allow a -building height of 30'-0".with a side yard setback of 7'-0" along the north side yard. 3. Justification, section 2.8.2(H)(1): The proposed modification of standard promotes the general purpose of the code, equally well as would a plan which complies with the standard. t - phone (97o) 207.1973 fax (970) 206.0813 e-mail eistpoint@frii.com correspondence 3207 Kittery Court Fort Collins, CO 80526 Cteastpoint studio'«e - A Design Collaborative • 4 June 3, 2004 Mr. Cameron Gloss Planning Director, City of Ft. -Collins Planning Department 281 North College Avenue Fort Collins, CO 80522-0580 Re: 502 West Laurel Development Proposal, Modification of Standards. Dear Mr. Gloss,. _ I am writing this letter on behalf of Atrium Suites, LLC concerning the development ' proposal for 502 West Laurel Street. ' The project is scheduled.to be heard before the Planning and Zoning Board on June 17, 2004. Thisletter is a,request of Modification Standards for the side yard setback requirements along the northern side yard. It has recently been determined the northern property line adjacent to 631 Sherwood St. is considered a side yard. Applying side yard,setback standards, the 3rd floor of the Atrium Suites Building should step back 4'-0". This letter is submitted as a_ formal request for.modification of standards to allow for a reduced side yard setback along the northem' Side Yard. This request is for modification to Land Use Code Section 4.8(D)(3)(d). The code states that side yard setbacks are 5'- 0" to 18'-0" of building height, with an additional 1'-0" of setback for each 2'-0" above 18'- 0". Our setback is currently 7'-0", and therefore, 22'-0" building height up to 22'-0" is in compliance. Per the code, the remaining portion of the building, or the third floor would need to step back an additional 4'-0". The request for modification is to allow the 30'-0" height with a 7'-0" side yard setback, along the northern edge. Following is a detailed report outlining the request for modification of standards; and justification for'the modification. If you have any questions please feel free to.contact me. _ Sincerely, Donald Brookshire, ASLA phone (970) 207.1973' fax (970)'206.0813 e-mail eastpoint@frii.com correspondence 3207 Kittery Court Fort Collins, CO 80526 '