HomeMy WebLinkAboutTHE OVAL FLATS - PDP - 26-08 - REPORTS - RECOMMENDATION/REPORTThe Oval Flats, PDP complies with the land use and development
standards in Division 4.18 CC, Community Commercial District.
The Oval Flats, PDP is proposed to be on a property that is included in the
TOD overlay zone.
RECOMMENDATION:
Staff recommends approval of Oval Flats, Project Development Plan - #26-08.
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(2) With respect to multiple -family dwellings, the decision maker
(depending on the type of review, Type 1 or Type 2) may, upon
receipt of a written request from the applicant and upon a finding
that all applicable criteria of this Land Use Code have been
satisfied, increase the number of unrelated persons who may
reside in individual dwelling units. The decision maker shall not
increase said number unless satisfied that that the applicant has
provided such additional open space, recreational areas, parking
areas and public facilities as are necessary to adequately serve the
occupants of the development and to protect the adjacent
neighborhood.
Applicant's Request:
BECAUSE THE PROPOSED PROJECT IS FOCUSED ON HOUSING
CSU STUDENTS, PER SECTION 3.8.16(E) OF THE LAND USE CODE,
THE APPLICANT HEREBY REQUESTS A MODIFICATION SUCH THAT
THE PROVISIONS OF THE LAND USE CODE RESTRICTING THE
NUMBER OF UNRELATED PARTIES BE WAIVED.
Staff recommends that that the Hearing Officer grant the request for an increase
in the number of unrelated persons who may reside in individual dwelling units
from the allowable 3 persons to 4 persons for the three 4-bedroom dwelling units
only.
5. Neighborhood Compatibility:
A neighborhood meeting was held on August 5, 2008. Notes recorded at this
meeting are attached. Most of the questions centered on the amount of parking
to be provided on -site, how the applicant will control potential rowdy behavior,
lighting and safety, vehicle access points to the site, and storm water issues.
6. Findings of Fact/Conclusion:
In reviewing the request for the Oval Flats, PDP, Staff makes the following
findings of fact:
Mixed -Use Dwellings are permitted in the CC, Community Commercial
District, subject to administrative review.
The Oval Flats, PDP complies with applicable General Development
Standards of Article 3.
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The Oval Flats, PDP complies with the building character and image
requirements set forth in Section 3.5.3(D) Character and Image as they relate to
facade treatment, entrances, awnings, and base & top treatments.
G. Section 3.6.4 — Transportation Level of Service Requirements
The Transportation Impact Study that was submitted as part of the Oval Flats,
PDP has been reviewed by City staff. First, the project represents infill re-
development. Second, the project replaces a facility that generated a significant
number of trips. The trip generation was discussed and agreed to in a scoping
meeting between the Applicant and City staff.
There will be no direct vehicular access on to West Laurel Street or South Howes
Street. The parking lot is located behind the building and will gain access only
from the alley along the west side of the property. The site is within walking
distance to the Colorado State University Transit Center.
H. Section 3.8.16 — Occupancy Limits; Increasing the Number of Persons
Allowed
Section 3.8.16(A) specifies:
(A) Except as provided in subsection (B) below, or pursuant to a certificate of
occupancy issued by the city to the owner of the property, the maximum
occupancy allowed per dwelling unit in a single-family, two-family or multi-
family dwelling shall be:
(1) one (1) family as defined in Section 5.1.2 and not more than one (1)
additional person; or
(2) two (2) adults and their dependents, if any, and not more than one
(1) additional person.
Section 3.8.16(E) of the LUC allows an owner to petition the appropriate decision
maker for an increase in the number of unrelated parties allowed within an
individual unit by:
(E) Increasing the Occupancy Limit.
(1) With respect to single-family and two-family dwellings, the number
of persons allowed under this Section may be increase by the
issuance of a certificate of occupancy for use as an extra
occupancy rental house in zones allowing such use.
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The Oval Flats, PDP complies with the standard set forth in Section
3.5.3(B)(2)(b) as it relates to the "build -to" line setback from South Howes Street.
The building will, be set back 0' to 5' from the right-of-way (ROW) line for the
street, being a 2-lane arterial street, which is smaller than a full arterial.
Therefore, it satisfies the requirement that the building shall be located no more
than 15' from the ROW for South Howes Street.
The Oval Flats, PDP does not comply with the standard set forth in Section
3.5.3(B)(2)(c) that states:
"Buildings shall be located at least ten (10) and no more than twenty-five
(25) feet behind the street right-of-way of an adjoining street that is larger
than a two-lane arterial that does not have on -street parking."
The building is proposed to be located right on the ROW line for West Laurel
Street, a 4-lane arterial that does not have on -street parking. There are, however,
exceptions to the build -to line standards that the Director can grant, as set forth
in Section 3.5.3(B)(2)(d). They are:
1. "In order to form an outdoor space such as a plaza, courtyard, patio
or garden between a building and sidewalk. Such a larger front yard
shall have landscaping, low walls, fencing or railings, a tree canopy
and/or other similar site improvements along the sidewalk designed
for pedestrian interest, comfort and visual continuity."
2. "if the building abuts a four -lane or six -lane arterial street, and the
Director has determined that an alternative to the street sidewalk
better serves the purpose of connecting commercial destinations
due to one (1) or more of the following constraints:
a. high volume and/or speed of traffic on the abutting street(s),
b. landform,
C. an established pattern of existing buildings that makes a
pedestrian -oriented streetfront infeasible."
The PDP contains commercial/retail and multi -purpose spaces on the ground
floor facing West Laurel Street that will abut and gain direct pedestrian access
from an 8' wide detached sidewalk along the street, which is a 4-lane arterial that
carries a high volume of traffic. This satisfies the exception criterion set forth in
Section 3.5.3(B)(2)(d)2.a.
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Based on the Oval Flats Shadow Study Narrative and Shadow
Studies Graphic provided by the Applicant, it appears that the 54'
tall building in the project will have minimal impacts on surrounding
properties. There will be a shadow cast on a portion of the 3 plex
residential building to the west, across the alley, for a short period
of time in the early morning and there will be a shadow cast on the
church building to the north for a short period of time around the
noon hour during several of the winter months.
3. Privacy.
Buildings or structures greater than 40' in height shall be designed to
avoid infringing on the privacy of adjacent public and private property,
particularly adjacent residential areas and public parks.
The 54' tall building in the Oval Flats, PDP is located and oriented
on the site such as to minimize privacy infringement on surrounding
properties containing residential uses. There are no public parks in
this area. On the east side there is a 2-lane arterial street between
this project and several residences, with a distance of
approximately 100' building to building. To the north is an existing
church. To the south is West Laurel Street, a 4-lane arterial,
between this project and Colorado State University. To the west,
across the alley, is an existing 3-plex, 2-story residential building
(Laurel Street Lofts). The distance between the west end of the
Oval Flats building, containing only a few dwelling units at this end,
and the residential building across the alley is approximately 32'.
4. Neighborhood Scale.
Buildings or structures greater than 40' in height shall be compatible with
the scale of the neighborhoods in which they are situated in terms of
relative height, height to mass, length to mass, and building or structure
scale to human scale.
The Oval Flats, PDP contains a 4-story building that is relative in
height, height to mass, and length to mass to several existing
buildings in the surrounding neighborhoods and on the Colorado
State University campus (examples: CSURF building, Laurel Street
Lofts, Atrium Suites, Guggenheim Hall).
F. Section 3.5.3 — Mixed -Use, Institutional and Commercial Buildings
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years to come. It is our belief that a new facility should not mimic
architectural elements which may not be relevant in the near future.
In summary, we feel the proposed building design is setting an enhanced
standard of quality for future projects or redevelopment in the area
because the existing architectural character is not definitively established,
or is not consistent with the purposes of the Land Use Codes. In this
proposed design we have achieved compatibility through use of repetitive
roof lines, similar window patterns and use, and color and texture of
building materials similar to those existing in the immediate area of the
proposed infill. It is our intent to not compete with these existing styles
based upon old technologies and obsolete design elements, but to create
a design that can support itself on its own merits.
E. Section 3.5.1(G) — Building Height Review
The purpose of this section is.to establish a special process to review buildings
or structures that exceed 40' in height. If any building or structure is proposed to
be greater than 40' in height above grade, the building or structure must meet the
following special review criteria:
1. Views.
A building or structure shall not substantially alter the opportunity for, and
quality of, desirable views from the public places, streets and parks within
the community. Desirable views are views by the community of the
foothills, mountains and/or significant local landmarks.
The 54' tall building in the Oval Flats, PDP is located in a dense
urban setting that contains very mature trees and several existing
tall buildings. It will not obstruct views of the foothills and mountains
to the west any more than the existing features already do.
2. Light and Shadow.
Buildings or structures greater than 40' in height shall be designed so as
not to have a substantial adverse impact on the distribution of natural and
artificial light on adjacent public and private property. Adverse impacts
include, but are not limited to, casting shadows on adjacent property
sufficient to preclude the functional use of solar energy technology,
creating glare such as reflecting sunlight or artificial lighting at night,
contributing to the accumulation of snow and ice during the winter on
adjacent property, and shading of windows or gardens for more than 3
months of the year.
P.
Design Compatibility
Regarding Building and Project Compatibility in Section 3.5.1 of the Land
Use Code and Mixed -Use Institutional and Commercial Buildings in
Section 3.5.3, we propose the following:
Building design will utilize traditional blond and red brick at the main
level and corner element. These materials were selected based
upon site surrounding palette of materials taken buildings such as
the CSU Guggenheim and Industrial Sciences building across the
street and the residential character of the neighborhood.
To enhance the pedestrian experience, the main level on both the
Howes and Laurel streetscapes will also have sunscreen awnings,
brick accent detailing, a strong repetitive fenestration, and a clearly
defined brick cornice element at the top of the parapet where the
upper three levels of the building then step back. The residential
units above will be a mixture of true cement stucco and 5" exposure
horizontal lap siding to reflect materials and textures used in the
surrounding residential structures. These materials are also broken
up by the use of color on corresponding massing elements. The
corner of the building has been pulled into the building to create a
plaza and open the view corridor from Howes Street facing south.
The use of the proposed slightly sloping roof forms serves to fulfill
the client's desire to have a modern yet timeless upscale mixed use
building to attract both residential and commercial tenants. The
vertical facade masses are articulated with strong base elements, a
repetition of horizontal planes on top contrasted by larger planes
with corniced parapets. The corner element of the building uses a
blond brick to tie in the campus building across the street, flanked
by massive vertical planes that echo the large stone plane utilized
across the street at the Danforth Chapel.
While gabled roof forms were encouraged by City staff at the first
PDP submittal, the design team explored options for this treatment
to the top of the building. The team felt that that gable roof forms
felt forced, and made the project look more like a hotel chain rather
than an upscale mixed -use building, while also increasing the
overall height of the building.
It has also been discussed that because of the TOD Overlay
Zone/Mason Street Corridor area, it is likely that some other
adjacent properties surrounding the site will be redeveloped in
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The property is located in the City's defined Transit -Oriented Development
Overlay Zone. Section 3.2.2(K)(1)(a)1 states:
"Multi -family dwellings and mixed -use dwellings within the Transit -
Oriented Development (TOD) Overlay Zone shall have no minimum
parking requirements."
Since the Oval Flats, PDP contains only a mixed -use dwelling as the proposed
land use, there are no minimum on -site parking requirements associated with the
project. However, the applicant is proposing an on -site surface parking lot behind
the building, with access from the alley along the west side, that contains 58
parking spaces (compact, long-term, handicap). For reference only, and based
on the minimum parking requirements for the mix of 1-, 2-, 3-, and 4-bedroom
dwelling units, a total of 89 parking spaces would be required if the project were
not in the TOD Overlay Zone.
D. Section 3.5.1— Building and Project Compatibility
The building is 4 stories (54'-1 ") in height. The first floor contains residential
dwelling units, retail space, and multi -purpose space. The upper three floors
contain the balance of the dwelling units. How the building satisfies the criteria
set forth in Section 3.5.1(13) Architectural Character, Section 3.5.1(C) Building
Size, Height, Bulk, Mass, Scale, Section 3.5.1(E) Building Materials, and Section
3.5.1(F) Building Color is described in the Applicant's Design Narrative (below).
Applicant's Oval Flats Design Narrative:
Site Context
The proposed site of this mixed -use infill building is located at the
northwest corner at the intersection of Howes and Laurel Streets. The
surrounding context is truly a "mixed bag" with no clear or predominate
architectural character. To the west of the project, there is a 2-1/2 story
bungalow style apartment building directly adjacent with 2- and 1-1/2-story
residential rental properties beyond. To the north, there is a 2-story house
converted to a business with an attached 1-story addition, and the large,
5-story concrete CSURF building designed in the Brutalism style beyond.
Across the street to the east are 1-1/2 and 2-story residential rental
properties with a mix of early 20th century styles. To the north is the main
entrance to Colorado State University campus via the Oval and a mix of
prominent buildings including the classical/Greek revival styled
Guggenheim Hall to the southeast, the mid-century modern, Danforth
Chapel directly across the street and the blond brick, Mission styled,
Ammons Hall, to the southwest. The result of this surrounding context is
that there is no one distinct architectural character or building typology.
The PDP contributes to the standard set forth in Section 4.18(E)(2)(c) Minimum
Building Frontage that requires 40% of each block side or 50% of the total of all
block sides to consist of either building frontage, plazas or other functional open
space. The proposed mixed -use dwelling building and pedestrian plaza front
entirely on the 2 adjacent streets. The subject block is bounded by West Laurel
Street to the south, South Howes Street to the east, West Myrtle Street to the
north, and South Meldrum Street to the west.
The PDP satisfies the standard set forth in Section 4.18(E)(2)(d) Building
Height. The building is to be 4 stories in height, which is less than the limit of 5
stories. Also, the building is to be 54'-1" in height, exceeding the minimum height
requirement of 20'.
4. Compliance with Applicable General Development Standards:
As can be seen by the previous section, the CC zone contains numerous specific
standards. Where CC District standards of Article 4 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 3. The PDP complies
with the applicable General Development standards as follows:
A. Section 3.2.1— Landscaping and Tree Protection
The PDP satisfies the applicable standards set forth in this section of the LUC.
Existing and proposed street trees are being provided, foundation plantings will
be provided in the landscape strip between the building and the detached
sidewalk along South Howes Street, and the required amount of interior parking
lot landscaping is being provided. Some existing trees on -site are to be removed
and will be replaced with the required number of mitigation trees.
B. Section 3.2.2 — Access, Circulation and Parking
The site is an infill location surrounded by existing development including
Colorado State University. Connections for vehicles, bikes and pedestrians are
existing in the area. For example, sidewalks are existing in 2 directions to link
the mixed -use dwelling structure to streets, alley, and campus. The existing
sidewalk along West Laurel Street will be replaced with a new 8' wide detached
sidewalk right along the front of the building. The existing sidewalk along South
Howes Street will be replaced with a new 6' wide detached sidewalk. A bike rack
is provided. The parcel is at the signalized intersection of West Laurel Street and
South Howes Street, allowing a safe crossing of Laurel Street to C.S.U.
C. Section 3.2.2(K) - Parking Lots — Required Number of Off -Street Spaces
for Type of Use
The Plan and zone district standards clearly envisioned a transitional and
buffering function for new mixed -use development in the area between
North College Avenue and the residential areas along West Laurel Street.
The property is located in the area of the West Side Neighborhood Plan
that falls between the identified East Buffer Area and the Campus
Commercial Area. Both of these areas in the plan encourage mixed -use
development/redevelopment similar to the proposed Oval Flats, PDP.
Staff finds that the new mixed -use (predominantly residential) development is the
appropriate land use the West side Neighborhood Plan envisioned for the
Retail/Mixed-Use Redevelopment Area.
3. Compliance with Division 4.18 CC, Community Commercial District:
Land Use:
The land use is considered to be a mixed -use dwelling. The Oval Flats, PDP
contains 48 dwelling units on the 1st 2"d 3rd and 4th floors of the building. The 1st
(ground) floor also contains 4,585 square feet of commercial/retail space and
3,012 square feet for the SAE Fraternity lodge space. The land use is permitted
in the CC District, subject to an Administrative review and public hearing in front
of a Hearing Officer.
Density:
The CC District has no density/intensity requirements.
Dimensional Standards:
The CC District has no dimensional standards.
Development Standards:
The building orientation satisfies the standard set forth in Section 4.18(E)(1)(a)
Building Orientation. The ground floor commercial/retail primary entrances into
the building orient to West Laurel Street and South Howes Street, being
pedestrian -oriented streets, not to the internal parking lot.
The PDP satisfies the standard set forth in Section 4.18(E)(1)(b) Central Feature
or Gathering Place. There is a significant pedestrian plaza containing movable
tables at the southeast corner of the project, adjacent to the West Laurel Street —
South Howes Street intersection. Prefabricated planters are located along the
east and south sides of the plaza.
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EXECUTIVE SUMMARY:
* Mixed -use dwellings are permitted in the CC, Community Commercial
District, subject to an administrative review.
* The Oval Flats, PDP complies with applicable General Development
Standards of Article 3.
* The Oval Flats, PDP complies with the land use and development
standards of the Division 4.18 CC, Community Commercial District.
* The Oval Flats, PDP is proposed to be on a property that is included in the
TOD overlay zone.
COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
N: CC; Existing single family detached dwelling unit
S: Not Zoned; Colorado State University Main Campus
E: CC; Existing Multi -Family
W: NCB; Existing Commercial (Woody's Standard Restaurant)
The property is part of the original Map of the Town of Fort Collins, 1873;
therefore, it has never had to be annexed.
The site contains one large structure that was originally built in 1926 and used for
a fraternity. There have been several alterations and additions to the building
over time. It had been occupied as the Sigma Alpha Epsilon fraternity house
until about 3 years ago. The structure is currently vacant.
2. Compliance with West Side Neighborhood Plan:
The CC District was created to implement the vision and policies of the West
Side Neighborhood Plan. The Neighborhood Plan was adopted prior to adoption
of City Plan; however, the CC District was established and adopted as part of
City Plan. The West Side Neighborhood Plan was adopted in 1989 and the
property was shown on the Future Land Use map to be in the Retail/Mixed-Use
Redevelopment Area. For background, the property was in the RH, High Density
Residential District at the time of adoption of the West Side Neighborhood Plan
and rezoned into the BL, Limited Business District between 1989 and 1997.
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City of
�,.ort Collins
MEETING DATE
STAFF 6,0 A. ►`
HEARING OFFICER
PROJECT: Oval Flats, Project Development Plan (PDP) - #26-08
APPLICANT: BP Laurel LLC
c/o Kevin Brinkman
3003 East Harmony Road, Suite 300
Fort Collins CO 80528
OWNER: Colorado Delta Association of Sigma Alpha Epsilon
c/o Dave Stewart
3801 Automation Way, Suite 200
Fort Collins, CO 80528
PROJECT DESCRIPTION:
This is a request for a single mixed -use building containing 48 dwelling units,
3,012 square feet for the SAE Fraternity lodge space, and 4,585 square feet of
commercial/retail space. The dwelling units would be divided between 10 one -
bedroom units, 19 two -bedroom units, 16 three -bedroom units, 3 four -bedroom
units. The proposed building is an L-shaped structure four stories (54'-1 ") in
height and fronts on West Laurel and South Howes Streets. The lodge space,
commercial/retail spaces, and 2 dwelling units would be on the first floor and the
upper three floors would contain 46 dwelling units. There will be 58 on -site
parking spaces to be accessed from the alley along the west side of the property.
The site is located at the northwest corner of West Laurel Street and South
Howes Street. The site presently contains the Sigma Alpha Epsilon fraternity
house, although the building has been vacant for about 3 years. The existing
structure is to be demolished if the PDP is approved. The site is 36,068 square
feet (0.83 acre) in size, is zoned CC, Community Commercial, and is in the
Transit -Oriented Development (TOD) overlay zone.
RECOMMENDATION: Approval of the PDP
Current Planning 281 PV College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750