HomeMy WebLinkAboutPURA VIDA PLACE - PDP - 4-11 - REPORTS - RECOMMENDATION/REPORTPura Vida Place, Project Deveiopment Plan, #PDP110003
April 21, 2011 Planning & Zoning Board Public Hearing
Page 9
RECOMMENDATION:
Staff recommends approval of:
Request for Modification of Standard to Section 4.9(E)(1)(g) — Roof Pitch.
2. Pura Vida Place Apartments — 518 West Laurel Street P.D.P., #4-11.
Pura Vida Place, Project Development Plan, #PDP110003
April 21, 2011 Planning & Zoning Board Public Hearing
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6. Findings of Fact/Conclusion:
In reviewing the request for Pura Vida Place Apartments, 518 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.
D. The Request for Modification of Standard to Section 4.9(E)(1)(g) — Roof
Pitch, to allow a flat versus a pitched roof, 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 plan as submitted, 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.
• Staff finds that the design of the flat roof, when combined with
fagade articulation and gables that break the roofline, results in less
overall mass and height thereby reducing the impact of the building.
• The Landmark Preservation Commission expressed a preference
for the flat roofed building because it would be less massive than a
pitched roof building.
E. A neighborhood information meeting was held to inform the surrounding
neighborhood and property owners on January 26, 2011. While issues
were raised, they are not directly attributable to the subject P.D.P.
Pura Vida Place, Project Deveiopment Plan, #PDP110003
April 21, 2011 Planning & Zoning Board Public Hearing
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In response, the changes to Laurel Street contributed to traffic calming,
improved safety and reduced accidents. The bike lane is has proven
effective in encouraging an alternative mode to campus where parking is
limited. Both Loomis and Meldrum Streets are signalized at Laurel and
offer convenient alternatives to using non -signalized intersections to make
left turns during peak times.
• The alley is in disrepair.
In response, per standards, this alley will be repaired in conjunction with
Pura Vida Place.
• Parking around campus has been an issue for decades. With only 25% of
the student body housed on campus, and with fee -based on -campus
parking, student commuters spill out in every direction.
In response, the City and C.S.U. have jointly funded the Transfort bus
system featuring a terminal on campus serving seven routes. Also, bike
lanes have been added to streets that serve the campus. Finally, with the
adoption of the Transit -Oriented Development Overlay Zone, the City has
taken an assertive approach to increase the level of density around
campus by not requiring vast areas of land to be devoted to surface
parking lots. Three recent redevelopment projects on West Laurel Street
are manifestations of this forward -looking policy (Atrium Suites, Oval Flats
and 712 West Laurel Street)
If Pura Vida Place was held to the required minimum number of spaces as
it would be in a suburban setting, then a total of 90 parking spaces would
be required. Instead, 48 are provided and supplemented with both interior
and exterior bike parking for 100 bikes. This urban form is a more efficient
use of land and allows more students to reside closer to campus than
would otherwise be possible encouraging alternative modes. These are
fundamental polices of City Plan.
Pura Vida Place, Project Development Plan, #PDP110003
April 21, 2011 Planning & Zoning Board Public Hearing
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C. Section 3.2.2(K)(1) — Parking Lots — Required Number of Spaces
All parking is in the rear portion the site where 48 spaces are provided.
Multi -family dwellings within the Transit -Oriented Development (T.O.D.)
Overlay Zone are not required to meet minimum parking requirements.
D. Section 3.5. 1 (C) (E) (F) — Building Project and Compatibility
The building is three -stories in height. The first floor features a courtyard
on both the north and south elevations which feature seat walls for
gathering.
The architectural character borrows from the vernacular of the area. The
use of stone and terra cotta clay tiles borrow from the new business
school addition across Laurel Street on the C.S.U. campus. The primary
building materials are a stone and brick base, stucco walls and articulation
features such as gables, window treatments and brackets and a cornice.
E. Section 3.6.4 — Transportation Level of Service Requirements
The transportation impact study reveals that the trip generation for the
proposed project will be less than the existing restaurant. The project
represents infill re -development and there are no public improvements
anticipated for Laurel, Whitcomb or Sherwood Streets.
The existing driveway on Laurel Street will be closed. The alley will be
repaired per standards. As mentioned, the sidewalk on Laurel Street will
be replaced and widened. The site is within walking distance to the
Colorado State University Transit Center which serves Transfort routes
2,3,6,7,11,15 and 19. The T.I.S. also reveals that the project meets or
exceeds minimum levels of service for both pedestrians and bicycles.
6. Neighborhood Compatibility:
A neighborhood meeting was held on January 26, 2011. A summary of this meeting is
attached. Most of the questions centered on traffic on Laurel Street, the impact on the
alley, and the number of parking spaces.
• Traffic on Laurel Street — Recently, the City's Traffic Operations
Department reduced the travel lanes on Laurel Street from four to two. In
addition, on -street parking was eliminated and a new, wider bike lane was
added. For those attending the meeting, these changes made it more
difficult to make left turns from Whitcomb and Sherwood Streets onto
eastbound Laurel Street.
Pura Vida Place, Project Development Plan, #PDP110003
April 21, 2011 Planning & Zoning Board Public Hearing
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Preservation Commission expressed a preference that the flat roof, with
gables, is a superior design than a pitched roof.
D. Staff Conclusion and Findings of the Modification:
Under Section 2.8.2(H), Staff recommends approval of the Modification
and finds that:
• The granting of the Modification would not be detrimental to the
public good.
• The design of the flat roof, when combined with a variety of fa;;ade
articulation and gables that break the roofline, results in less overall
mass and height thereby reducing the impact of the building.
• The plan as submitted, 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.
5. 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. Existing street trees will be retained.
B. Section 3.2.2(B) — 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 in place. The existing four foot wide sidewalk along
Laurel Street will be replaced with a new six foot wide walk. Bike racks are
provided both outside and inside the building for approximately 100 bikes.
The parcel is one and one-half block away from a signalized intersection
(Laurel/Meldrum) allowing a safe crossing of Laurel Street to C.S.U.
Pura Vida Place, Project Deveiopment Plan, #PDP110003
April 21, 2011 Planning & Zoning Board Public Hearing
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E. Landscape and Hardscape Materials
The front plaza contains 1,110 square feet which does not exceed 40% of
the front yard area.
4. Request for Modification to Section 4.9(E)(1)(g) - Roof Pitch:
A. The standard at issue:
(g) The minimum pitch of the roof of any building shall be 2:12 and the
maximum pitch of the roof of any building shall be 12:12, except that new,
detached accessory buildings and additions to existing dwelling units may
be constructed with a pitch that matches any roof pitch of the existing
dwelling unit. Additionally, the roof pitch of a dormer, turret or similar
architectural feature may not exceed 24:12 and the roof pitch of a covered
porch may be flat whenever the roof of such a porch is also considered to
be the floor of a second -story deck.
B. Description of the Modification and Applicant's Justification:
While the roof is predominantly flat, several gabled forms, cornice detailing
and window sunscreens with brackets further define the overall massing
and create recognizable residential elements. Shading elements at
selected window locations help to break the mass and create a human
scale along the West Laurel Street elevation. Panels of stone and brick
are used to respect the materials on the C.S.U. campus and cementious
siding is sympathetic to materials used on smaller residential buildings in
the neighborhood. Cement stucco is also used to further define building
massing and create a very low maintenance exterior. Overall the detailing
respects what has been used on historic buildings in the area.
C. Analysis of the Modification:
Two elevations were submitted for review; one in compliance with the
standard and one illustrating the Modification. A comparison reveals that
the pitched roof option, for a building of this size (three -stories with 41,238
square feet), results in a higher and more massive appearance. The flat
roof option, with the various articulated features, has a lower profile, less
overall mass and softens the streetscape. Since the flat roof option
includes three gables that punctuate the roof line, horizontal relief is
provided at the upper level. The requirement for pitched roof could be met
with a 2:12 pitch which, at the third floor height, would be a negligible
contrast with a flat roof with gable features. Finally, the Landmark
Pura Vida Place, Project Deveiopment Plan, #PDP110003
April 21, 2011 Planning & Zoning Board Public Hearing
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B. Density
The zone district permits a building to contain an amount of square
footage that equals the lot area which is 41,622 square feet. The
proposed square footage within the building is 41,238 square feet thus
complying with the standard.
C. Dimensional Standards
The P.D.P. provides a lot width of 190 feet which exceeds the minimum
requirement of 50 feet.
The P.D.P. provides a front yard setback of 15 feet which complies with
the minimum requirement of 15 feet.
The P.D.P. provides an 89 foot rear yard setback from the alley thus
exceeding the minimum requirement of five feet.
The P.D.P. provides a 16 foot side yard setback along both the east and
west side property lines. This complies with the standard that the side
yard setback be a minimum of five feet for the first 18 feet of height and
then one additional foot for each two feet of height thereafter. With a
building height of 39 feet, the 21 feet over the baseline of 18 feet requires
11 additional feet of side yard setback. The 16 feet consists of five feet
plus 11 feet to accommodate a 39 foot high building.
The building is three stories in height thus not exceeding the maximum
allowed.
D. Building Design
Since the building 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 oriented to Laurel Street. This
entrance is enhanced by a landscape plaza featuring decorative pavers
and low seat walls.
The front elevation features a variety of treatments creating a well -
articulated appearance. The roof, however, is flat versus pitched as
required. A Request for Modification of Standard is discussed in the
following sub -section.
Pura Vida Place, Project Deveiopment Plan, #PDP110003
April 21, 2011 Planning & Zoning Board Public Hearing
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COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: N-C-B; Single Family
S: Not Zoned; Colorado State University — Main Campus
E: N-C-B; Multi -family
W: N-C-B; Mixed -Use (multi -family and restaurant)
The existing restaurant was built in 1972 and contains 6,258 square feet.
2. Compliance with West Side Neighborhood Plan:
The N-C-B, N-C-M and N-C-L districts were created in 1991 to implement the
vision and policies of the East and West Side Neighborhood Plans. The West
Side Neighborhood Plan was adopted in 1989.
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:
"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.
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MEETING DATE WZ4 I/)
STAFF Y
PLANNING & ZONING BOARD
PROJECT: Pura Vida Place, Project Development Plan, #PDP110003
APPLICANT: Mr. Chuck Bailey
Catamount Properties, Ltd.
7302 Rozena Street
Longmont, CO 80503
OWNER: 518 Laurel Partnership
c/o Concept Restaurants, Inc.
1227 Spruce Street, Suite 101
Boulder, CO 80302-4829
PROJECT DESCRIPTION:
This is a request to redevelop the existing Woody's Pizza restaurant at 518 West Laurel
Street and construct a new apartment building. The 52 units would be divided among
studio, one, two and three -bedroom apartments. There would be a total of 102
bedrooms. Parking would be in the rear with 48 spaces gaining access solely by the
alley that connects Sherwood and Whitcomb Streets. The building would be three -
stories in height and contain approximately 41,238 square feet. The site is .95 acre in
size. The zoning is N-C-B, Neighborhood Conservation Buffer. A Request for
Modification regarding roof pitch is included in the P.D.P.
RECOMMENDATION: Approval of the Modification and approval of the P.D.P.
EXECUTIVE SUMMARY:
Multi -family is permitted in the N-C-B. The P.D.P. complies with development standards
of the N-C-B with one exception. A Request for Modification to allow a flat roof has
been submitted and found to meet the criteria for approval per Section 2.8.2(H). The
P.D.P. complies with the applicable General Development Standards. The existing
restaurant is does not have historic significance and would be demolished. The site is
within the Transit Oriented Development Overlay Zone. A neighborhood meeting was
held on January 26, 2011.
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750