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HomeMy WebLinkAboutSAINT ANDREWS APARTMENTS (300 WHEDBEE ST.) - MOD - 14-10 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTE. iD; IvE �PELI • -Pf /.}.T' (Like II li Pwr-- TP—L-A,r MeWV, S W AAA- egA,S.5 NIFV i3urr-- FLAG ST-0 fv IE- 0 C) 0 0 RAC-K. PAT I C) Co t4C.P e-f U� m LLJ 04cr, 0 working closely with Karen McWilliams and the Landmark Preservation Commission to assure the project maintains the historical character with an absolute minimum of visible changes. We request modification of this standard on the basis of hardship (2.8.2(3). We are unable to change this lot size, which was apparently allowed in years past. 3) Section 4.8 (D) (5) Floor Area Ratio (FAR) Lots are subject to a maximum FAR of .33 on the rear half of the lot. The existing FAR of the rear half of this property is .51 This modification is very similar to the previous one and for the same reasons as stated above is not detrimental to the public good as there are no exterior changes proposed. The plan as submitted will not diverge from the standards of The Land Use Code except in a nominal, inconsequential way. (2.8.2 (4)). We are also proposing an outdoor patio area at the front of the building and are creating 650 sq. ft. of garden on the north side by removing existing concrete. Conclusion: We are very enthusiastic to preserve this historical icon with the absolute minimum impact to it's exterior appearance and with maximum respect for and utilization of it's existing interior features. These three modifications of standards are necessary for us, as they would be for anybody else, to accomplish a successful and feasible project. We look forward to taking excellent care of this building for the rest of our lives and keeping it in our family indefinitely. additional spaces would result from changing to diagonal parking on either one side of Olive from Whedbee to Smith, or on both sides of Olive from Whedbee to the alley. Converting to diagonal parking has been successfully implemented on a number of nearby streets. Olive Street itself has diagonal parking 2 blocks west. Mathews, Oak and Peterson Streets around the Library Park have diagonal parking on one or both sides. 2) Section 4.8 (D) (1) Density / Intensity of Development. A. Minimum lot area shall be 2 times the total floor area. Existing lot area is 1.78 times the total floor area. B. Lot size required is 6,000 sq. ft. Actual lot size is 5,665 sq. ft. The actual lot size is 5,665, sq. ft. which allows 2832 sq. ft. of floor area according to the standard. The existing floor area as defined by The Land Use Code, which states that basements and open balconies are not included, 64, is 3178 sq. ft. which makes the lot area 1.78 times the total floor area. We are proposing to `fill in' the second floor balcony, i.e. create a full second floor, which is a 10% increase in the total square footage of the building from 7434 sq. ft. to 8319 sq. ft., when the area of the basement and the open balcony are included. (In this situation, it seems logical to include the basement and balconies in the discussion, since they have been and will continue to be occupied square footage.) A. Allowing this modification of the standard is not detrimental to the public good, as the view from the exterior will remain that of the exceptionally attractive historical building that it is, and that is a valuable asset to the neighborhood. 12.8.2(4)) The plan as submitted will not diverge from the standards of the Land Use Code except in a nominal, inconsequential way. Allowing this non- standard floor area ratio has absolutely no effect on the exterior appearance of the building. And, it will allow us to fully promote and utilize the unique architectural elements of this special building B. The required lot size is 6000 sq. ft. and our lot is only 5,665 sq. ft. As stated above, we believe there is no detriment to the public good because of the grand and aesthetically pleasing nature of this building. We will be Modification of Standards for Saint Andrews Apartments Project Location: 300 Whedbee Fort Collins, Co 80524 ModiRcation Requests. The change of occupancy from church to four residential units requires three modifications of standards which are hereby requested. 1) Section 3.2.2 (K)(1)(a) Attached Dwellings requires 2 parking spaces per 3 bedroom unit for a total of 8 spaces for this project. We are only able to provide one space, due to site constraints. The 5665 sq. ft. lot is largely filled by a building footprint of 2882 sq. ft., plus stairs and landings of 195 sq. ft. The remaining 2587 sq. ft. of lot area surrounds the building with the widest setback being 10 ft at the rear (east). This situation accommodates only one parking place that meets LUC standards. (See site plan). This situation is not a detriment to the public good, however, because according to the City of Fort Collins Traffic Operations Department, The proposed new occupancy of 4 apartments generates less than half the number of trips that the church use generated. An alternative means of calculating traffic trips generated by the new occupancy, is to consider the four 3 bedroom apartments as 12 dwelling units, in which case the number of trips is about the same as church use. In any case traffic trips and thus parking demand on available street parking spaces is either about the same or considerable less, depending on the means of calculations used. 2.8.2 (3) We have a hardship condition in that it is not physically possible to meet the parking standard. We even investigated the possibility of using the basement for parking but there is neither sufficient space for an access ramp, nor is the area of the basement large enough to meet the requirements of standard size parking spaces and a one sided loading aisle. Even if basement parking were physically possible, The Landmark Preservation Commission stated that they would have a very big problem with this arrangement. Furthermore, neither abutting property owner has any space on their lot to accommodate additional parking, so purchasing adjoining land is also not a possibility. We are suggesting that changing some or all of the parking on Olive from parallel to diagonal would provide additional parking for the neighborhood. We acknowledge that such a conversion is not a factor in our meeting the requirement of the standard. Nevertheless, our engineer calculated that 10