Loading...
HomeMy WebLinkAboutATRIUM SUITES - MOD - 7-04 - REPORTS - MODIFICATION REQUESTE r-I o� � FiNF7 Exibit F : Detail Unit Plan - per Standard x 0 z Scale: 1" = 30'-0" Ceastpoint studio 3207 Kittery Court Fort Collins, CO 80526 970.207.1973 eastpoint®frii.com March 30, 2004 No Text Alley II am Nam Not Included n II ------------ I III III OEM _a I a ' Additional Courtyard d Building Area N �I � � I ------------- ( 1 ( 1 ( 1 Laurel Street Exibit D : Difference in Building Area Ir 0 3 L s jz Scale: = 30'-0" Ceastpotint studio 3207 Kittery Court Fort Collins, CO 80526 970.207.1973 eastpoint0frii.com March 30, 2004 G Ailey I� OAB ME= Not Included n II II� j I 4� I I I Laurel Street +-+ Ln 0 0 3 a) s tZS H O Scale: 1" = 30'-0" Ceastpdoint studio 3207 Kittery Court Fort Collins, CO 80526 970.207.1973 Exibit C : 2nd & 3rd Floor Footprint - per Standard eastpoint@frii.com Courtyard L ----------------- Laurel Street Exibit B : 2nd & 3rd Floor Footprint - Proposed 0 3 L izScale: = 30'-0" Ceastpint studio 3207 Kittery Court Fort Collins, CO 80526 970.207.1973 eastpoint®frii.com March 30, 2004 N N '(L N _T 0 O 0 ►� Alley Laurel Street Exibit A:. Ground Floor Footprint - Proposed 1Q - Z Scale: 1 " = 30'-0" Ceastpdoint studio 3207 Kittery Court Fort Collins, CO 80526 970.207.1973 eastpoint®frii.com March 30, 2004 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 a group home for 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, 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. Thies scale and.densky 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 significant impact in the visual scale or: overall density;: however, there would be a negative impact to the individual units'within the project, 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 financial 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 modificationis a small increase in floor 'area, and the increased building area will not have a detrimental. effect on the existing neighborhood. The resulting project will remain compatible with adjacent multifamily projects and commercial projects in its density, and scale. The proposed design of the building meets all other design criteria outlined in the N-B-C zoning district. Thank you for. your consideration in this matter. Please feel free to contact me.if you have any. questions. Attachments: _ Site plan, Building'Plans, Conceptual architectural elevations Floor Area Exhibits Letter from Department of Corrections • 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. • - 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. 1 r c The proposed project will 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 - 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 byCSU, 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 ' ail •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 project complies with the 3-story allowable height per, zoning district, and respects all setback requirements, so the building.is- withiri the allowable building envelope. • The location at the intersection of a busy collector street and higher traveled residential street. Therefore the site is not a desirable location for a single.family residence; however, a multi -family residence is'a more suitable use for this location. • The site is designed so the parking area is located on the ground floor with two units meeting accessibility requirements, and a managor's office facing Sherwood and Laurel Street. The site design is intended to screen the parking area,- and eliminate a highly visible" surface parking area; and emphasizing the building which faces the street fronts . , • The second and third floors, are residential apartment units located on the second and third floor, above the ground level parking 'therefore, overall building envelope is determined by the size and configuration -of the, ground level parking area. Refer to Exhibit A & B. • "The Building is designed with New Urbanism ideals, with the building addressing the street, bringing entryways "at a pedestrian scale, and . placing the parking areas as a secondary importance. The building is " designed in a courtyard configuration, with the individual apartments facing the streets, _with front doors that enter to the street, and the individual Units also having exterior walls that face into an open air courtyard, • To meet the standard, the courtYerd area can be increased, reducing the area of the individual living spaces, refer to exhibits E & F. • The additional building area gives more space to the individual apartment units, so the bedrooms and study areas are more comfortable, and useable for the residents of the project. The overall living environment and home for the residents will be significantly improved with the larger living areas, and the project would be better than a solution which meets the standard. l r Ceaintstudio c�c. ADesigizCollab4.6ive. ` Modification to Standard Request Atrium Suites 502 West Laurel Street 1.' Request a modification of the standard for NCB Zoning District, Land Use Standard, Density, Section.4.8(D)(1). The standard states: "Minimum tot area shall' be equivalent to the total floor area of the building .:." The standard.allows for building area of 19,110 s.f.. 2. The Atrium Suites Apartments proposes total building area of 21.,151 s.f. foi-a difference of 2,041 s.f., less than 10% additional area than the,standard 3. Justification, section 2.8.2(H)(1): The proposed modification of, standard promotes the general purpose of the code, equally well or better than would a plan which complies with the standard. 4. The additional building area 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 building elevations and overall building scale will not be increased' With the additional floor area; therefore the building remains equal to the ..- standard. • . The outwardly appearance of the Atrium suites will be the same with the , additional. building area as one that meets the . standard, and will achieve the same principals, thus the project will be equal, to the standard phone (97o) 207.1973 fax 19.70)206.0813 e-mail eastpoint@frii.com correspondence 3207 Kittery Court Fort Collins, CO 80526 The following information provides additional detail and statement of planning objectives. i • Project Name: Atrium Sul tes • 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 stricture with new 3-story building with 28 apartment units, 24 — 2 bedroom 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 oh -site 2" r . Off -site parking w/ long term lease 20 Existing on -street parking 9 Total; Parking Provided 57 • No new streets are being proposed withthis 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 will be maintained through the ownership/management company. project • • 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. a • • 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. The proposed floor area of the project will be greater than the toW site area and exceed y the maximum floor area allowable in the N-B-C zoning districts design standards. This letter is submitted as a formal requestfor modification of standards to allow for the additional building area. The proposed design has a total of 21.151 s.f. of building floor area, which exceeds the lot area by 2,040 s.f., less than 10% above the allowed area established by the zoning district. This request is for modification to Land Use.Code Section 4.8(D)(1). "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 Ceaint _ studio LrC ADeSignCollaborative March 30, 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: This project was presented to City of Fort Collins. development -review staff for conceptual review on Jandary 5, 2004. Project Overview: r The project is located on the' northwest corner of Laurel Street and Sherwood St., with a connection to the alley north of Laurel Street. The property is in the N-C-B, Neighborhood Conservation, Buffer District. The property is adjacent to" Woody's M2za, and a commercial building to the West, Colorado'State University main, campus to the south, and multi -family, single family residential"properties and sorority houses to the.north and east. The current land use on the property land use is a group home for Adult Residents of the _ Larimer County. Corrections Department. The existing building includes 32 bedrooms, 'common areas,•kitchen and office space for staff. There are 18 off street parking spaces. Please refer to -the attached letter from Larimer-CountyDepartment of Corrections, regarding information on the current.use. The proposed development will remove .the existing facilities, land construct a new'multi-. family residential building. The proposed project will be a three-story structure, and include 24 — 2 Bedroom, and 4 —1 bedroom apartment units. The proposed project is a permitted use, subject to Planning and Zoning Board review: _ The site will have 2 accessible units on the ground floor, and the remaining 26 units will be located on the 2nd ' and 3id floors, with a portion of the required parking located on the ground level; additional. parking to meet developmentstandards will be located off -site. Rhone (970) 207.1973 fax (v7o) 206.0813 e-mail eastpoint@frii.com correspondence 3207 Kittery Court Fort Collins, CO 80526,