Loading...
HomeMy WebLinkAboutCENTRE AVENUE RESIDENCES - MOD - 37-08 - REPORTS - RECOMMENDATION/REPORTCentre Avenue Residences, Modification of Standard - Filing #37-08 January 15, 2009 Planning & Zoning Board Public Hearing Page 4 The Applicant has proposed that the modification of the standard would not be detrimental to the public good and that it meets the requirements of Sections 2.8.2(H)(1) & (4) of the LUC. 3. APPLICANT'S REQUEST and SUPPORTING DOCUMENTATION This request is for a modification to the Land Use Standards within the (E) Employment District, as outlined in the City of Fort Collins Land Use Code. The modification being requested is from 4.27 (D)(4)(a), which reads as follows: Section 4.27 (D)(4)(a): Maximum height for all nonresidential buildings, including those containing mixed -use dwelling units, shall be four (4) stories. Maximum height for residential buildings shall be (3) stories. Project Description Centre Avenue Residences is located in the Center for Advanced Technology (CAT) master planned development. The 2.4-acre site is located on the northeast corner of Centre Avenue and Worthington Drive. The proposed multi -family development has three (3) four-story buildings consisting of 10 dwelling units per building, 30 dwelling units total and a density of 12.5 d.u. per acre. The target market is for seniors desiring to live in an upscale condominium project designed specifically with older residents in mind, located in a convenient location close to a variety of services. A conceptual rendering and architectural elevations are attached for further reference. Modification The request is for a modification to allow three (3) four-story multi -family buildings on the northeast corner of Centre Avenue and Worthington drive. Justification Justifications for this request per the Modification Criteria Section 2.8.2(H)(1) are that the proposed plan will serve the standard equally well or better than would a plan which complies with the standard. In addition, the plan as proposed will not diverge from the standards of the Land Use Code except in a nominal, in consequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of Land Use Code. The maximum building height is limited to three (3) stories per Section 4.27 (D)(4)(a) Everitt Companies is proposing a height of (4) stories for the Centre Avenue Residences buildings. The applicant feels strongly that the additional story is nominal and inconsequential for the following reasons: Centre Avenue Residences, Modification of Standard - Filing #37-08 January 15, 2009 Planning & Zoning Board Public Hearing Page 3 2. MODIFICATION REQUEST — PERTINENT CODE SECTIONS This request is for a modification of a standard in the following section of the LUC: Division 4.27 Employment District, Section 4.27(D)(4)(a) — Dimensional Standards, regarding permitted building heights, states: "Maximum height for all nonresidential buildings, including those containing mixed - use dwelling units, shall be four (4) stories. Maximum height for residential buildings shall be (3) stories." As specified in Section 2.8.2 Modification Review Procedures, (H) (Standards), the decision maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good, and that: (1) 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 for which a modification is requested, or (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the City's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; or (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant; or (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. " Centre Avenue Residences, Modification of Standard - Filing #37-08 January 15, 2009 Planning & Zoning Board Public Hearing Page 2 EXECUTIVE SUMMARY: The Applicant has submitted an application with a request for a modification of the standard as set forth in Section 4.27(D)(4)(a) — Dimensional Standards of the LUC regarding the maximum residential building height for residential buildings in the E, Employment District. This section sets forth the requirement that: The maximum height for residential buildings shall be three (3) stories. This application for a modification of the standard requests that the Planning & Zoning Board determine if the modification request meets the intent of the LUC. This request is only for a modification of the specific standard in Section 4.27(D)(4)(a) of the LUC. The Applicant has not yet submitted a PDP request to be reviewed by the City. COMMENTS 1. BACKGROUND The surrounding zoning and land uses are as follows: N: E; New Mercer Ditch; vacant land E: E; existing office building (Pawnee Leasing Corp.) S: E, NC;existing office/industrial (Tolmar); health care facilities (Columbine Health Systems) W: E, NC;existing health care facilities (Columbine Health Systems) The property was annexed as part of the Fourth College Annexation in September, 1965. The property has been included on 5 different Overall Development Plans/Master Plans for the Centre for Advanced Technology between 1985 and 1999. The most current Overall Development Plan (ODP) of record is the Minor Amendment to the Amended ODP for the Centre for Advanced Technology, dated January 21, 1999. The subject property is part of Parcel Q, a 4.1 acre parcel shown for Industrial/Office uses. However, General Note #9 on this plan states: "Residential uses, and public or private community services, including day care centers, are to be allowed as alternative land uses in all parcels." The property has not, to date, been subdivided and platted. City of ons �F�tCoth �f\ Planning & Zoning Board STAFF REPORT Item #: Meeting Date Staff: PROJECT: Centre Avenue Residences - Request for a Modification of Standard - #37-08 APPLICANT: VFR Design, Inc. c/o Jennifer Almstead 401 West Mountain Avenue Fort Collins, Colorado 80524 OWNER: Stan Everitt 3030 South College Avenue Fort Collins, Colorado 80525 PROJECT DESCRIPTION: This is a potential multi -family residential project known as the Centre Avenue Residences. The request is for a modification of a standard set forth in the City of Fort Collins Land Use Code (LUC) to allow residential building heights of four (4) stories on the property at the northeast corner of Centre Avenue and Worthington Street. The allowable height on this property is three (3) stories, as set forth in Section 4.27(D)(4)(a) of the City's LUC. The property is in the E, Employment Zone District. Ultimately the applicant is proposing to submit a Project Development Plan (PDP) for three (3) buildings, each containing 10 dwelling units, on the 2.4 acre site. The target market is for seniors wanting to live in an upscale condominium project in a convenient location close to a variety, of services. This PDP, when submitted, will be subject to the City's standard development review process. RECOMMENDATION: Approval ., Centre Avenue Residences, Modification of Standard - Filing #37-08 January 15, 2009 Planning & Zoning Board Public Hearing Page 11 B. Granting the requested modification would not be detrimental to the public good. C. The requested Modification of Standard in Section 4.27(D)(4)(a) as submitted is supported by the criteria set forth in Section 2.8.2(H)(1) of the LUC, based on the plan being equal to or better than a plan which complies with the standard for which the modification is requested. The proposed residential buildings are to be 4 stories in height, up to 60' at the highest point on the roof ridgelines, because the intent is to provide at -grade parking under the 3 stories of dwelling units. This is being done to ensure convenient and safe parking for the planned senior population in a secured area within the buildings. The number of dwelling units will be 10 per building, for a total of 30 dwelling units in the 3 buildings. To provide a project that contains buildings with significant residential character and human scale, the Applicant is incorporating both horizontal and vertical articulation with materials, colors, and wall plane variations that help mitigate the additional 4th story. Also, -the slopes and ridgelines of the roofs vary in direction, with the eaves of roofs starting at about 43' above grade and reaching heights of about 60' at the highest points in the center of the buildings. The intent is to provide earth berming around the perimeter of the buildings to reduce the visual vertical scale. Extensive landscaping incorporated onto the berming will help soften the building scale. D. This request is only for a modification of the specific standard in Section 4.27(D)(4)(a) of the LUC. The applicant has not yet submitted a PDP proposal for a residential development on the property to be reviewed by the City. When submitted, the PDP will be reviewed, and a determination will be made, separate from this request for a modification of standard. 8. RECOMMENDATION: Staff recommends approval of the Modification of Standard in Section 4.27(D)(4)(a) of the Land Use Code for the Centre Avenue Residences — request for a Modification of Standard - #37-08. Centre Avenue Residences, Modification of Standard - Filing #37-08 January 15, 2009 Planning & Zoning Board Public Hearing Page 10 accumulation of snow and ice on adjacent properties during the winter months is minimal. 3. Privacy. The buildings are located where they will not have impacts on the privacy of any of the healthcare or associated residential facilities in the area. Other buildings in the surrounding area are offices and retail uses, generally 2 stories in height. 4. Neighborhood Scale. The proposed 4-story residential buildings, to be up to 60' in height at the center of the buildings, will provide a more balanced human scale than other buildings in the area. The height to mass, length to mass, provide a good height to horizontal length ratio of the buildings as they will relate to other buildings close by. Additionally, if the use were non- residential, a modification of the building height standard would not be necessary. Staff has determined that the additional 15' to 20' of building height over 40' will not create adverse impacts on the surrounding area and is in character with the overall intent of the Centre for Advanced Technology business, office, research, retail, and residential park. 6. NEIGHBORHOOD MEETING: The Centre Avenue Residences, Modification of Standard request contains a proposed land use that is permitted as Type 2 use, subject to a Planning & Zoning Board review, in the E, Employment District. The proposal is for three (3) 4-story residential buildings on a 2.4 acre site located at the northeast corner of Centre Avenue and Worthington . A neighborhood meeting is required for a Type 2 use and a meeting was held on January 6, 2009. There were 11 affected property owners and interested parties present at the meeting, along with the developer, the developer's consultants, and the City's project planner. There were no significant concerns expressed regarding the proposed addition of a 4th story to each of the buildings. The notes taken at the neighborhood meeting are attached to the staff report. 7. FINDINGS OF FACT/CONCLUSION: A. The requested Modification of the Standard in Section 4.27(D)(4)(a) of the Land Use Code for the Centre Avenue Residence - Request for a Modification of Standard is subject to a Planning & Zoning Board (Type 2) review. Centre Avenue Residences, Modification of Standard - Filing #37-08 January 15, 2009 Planning & Zoning Board Public Hearing Page 9 5. STAFF'S ANALYSIS OF SPECIAL BUILDING HEIGHT REVIEW Division 3.5, Building Standards A. Section 3.5.1, Building and Project Compatibility Building Height Review. Section 3.5.1(G) states that: All buildings or structures in excess of 40' in height shall be subject to special review pursuant to this subsection (G). The three (3) residential buildings as proposed will be four (4) stories in height, 55' to 60' high at the top of the peaks of the sloped roofs of the buildings. The applicant has submitted a shadow analysis and supporting documentation based on Section 3.5.1(G) Building Height Review in the LUC. Copies of these documents are attached to this staff memo. Staff has evaluated the criteria for a special review of buildings in excess of 40' in height: Views. The taller buildings should not substantially alter the opportunity and quality of desirable views within the area. In this instance, the footprints of the 4-story buildings are approximately 15,000 square feet in size and the placement of the building on the site is such that the additional 15' to 20' will not dramatically hinder primary views to the foothills, including views from the existing 2-story office building to the east that is most affected. 3-story residential buildings complying with the allowable building height in the E, Employment District would have the same impact on views to the foothills from the 2-story office building to the east as the proposed 4-story buildings will have. There are no public places or parks in the area where views to the foothills will be impacted. 2. Light and Shadow. The taller buildings, up to 60', will cast shadows on portions of adjacent properties and buildings early in the morning on December 21st (when the shadowing impact is the greatest), between 7:00 a.m. and 8:15 a.m., but the shadows will not preclude the functional use of solar energy and will not shade windows or gardens on the adjacent properties after 8:15 a.m. The impact of contributing to the Centre Avenue Residences, Modification of Standard - Filing #37-08 January 15, 2009 Planning & Zoning Board Public Hearing Page 8 received approval for a 54-foot, 3-story building on the southeast corner of Worthington Drive and Centre Avenue in May of 2002. In conclusion, we believe the additional 20 feet of height proposed for Centre Avenue Residences will not have an adverse affect on surrounding properties related to desirable views, natural light, privacy and scale. *See Attachment 1 for Supplemental Information received January 7, 2009. 4. STAFF'S ANALYSIS OF MODIFICATION REQUEST Section 4.27(D)(4)(a) of the LUC sets forth the requirement that "Maximum height for residential buildings shall be (3) stories." The Applicant's Modification of Standard request is to allow the proposed residential buildings in the project to be 4 stories in height instead of 3 stories as permitted in the E, Employment District. In reviewing the proposed documentation provided by the Applicant for purposes of determining whether it accomplishes the purposes of this section as required, Staff has determined that: * Granting the requested modification would not be detrimental to the public good and would not impair the intent and purposes of the LUC. * The proposed residential buildings are to be 4 stories in height, up to 60' at the highest point on the roof ridgelines, because the intent is to provide at -grade parking under the 3 stories of dwelling units. This is being done to ensure convenient and safe parking for the planned senior population in a secured area within the buildings. The number of dwelling units will be 10 per building, for a total of 30 dwelling units in the 3 buildings. To provide a project that contains buildings with significant residential character and human scale, the Applicant is incorporating both horizontal and vertical articulation with materials, colors, and wall plane variations that help mitigate the additional 4th story. Also, the slopes and ridgelines of the roofs vary in direction, with the eaves of roofs starting at about 43' above grade and reaching heights of about 60' at the highest points in the center of the buildings. The intent is to provide earth berming around the perimeter of the buildings to reduce the visual vertical scale. Extensive landscaping incorporated onto the berming will help soften the building scale. Therefore, staff has determined that there is sufficient justification to grant the Modification of the Standard as requested, based on the criteria set forth in Section 2.8.2(H)(1) of the LUC. The proposed 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 for which the modification is requested. Centre Avenue Residences, Modification of Standard - Filing #37-08 January 15, 2009 Planning & Zoning Board Public Hearing Page 7 Per the City Code requirements, a shadow study was conducted for the project site at gam and 3pm on December 21, 2008. The study shows the comparison between the 40-foot (maximum allowed) and 60-foot (proposed) building heights. Please see attachments C, D and E for reference. The shadow study conducted at 9am shows a long extended shadow being cast over The Worthington property, however, only 12 minutes later (Exhibit C), the shadow moves off of the building and by 9:30am the shadow is completely off the Worthington property. Therefore, on the shortest day of the year (the worst -case scenario) the shadows from the proposed buildings only affect the Worthington property for approximately 30 minutes. The shadows cast at 3pm on December 21 st fall on the proposed project site itself and the open areas of the adjacent project site where no building, parking or walks are located and therefore does not create any adverse affect on adjacent properties relating to casting shadows, glare, or shading of windows, etc. "Privacy. Buildings or structures greater than forty (40) feet in height shall be designed to avoid infringing on the privacy of adjacent public and private property, particularly adjacent residential areas and public parks. Techniques to improve the level of privacy in a neighborhood may include, but not be limited to, providing landscaping, fencing and open space, and changing building or structure orientation away from adjacent residential development. " This development is proposed within the Employment district. The surrounding uses are commercial or assisted living properties except for independent living building called The Worthington, which is approximately 500 feet from the proposed site. A few buildings are within close proximity including a commercial building called the Pawnee Leasing Corporation directly to the east of the project site and New Mercer Commons an assisted living retirement community to the west. New Mercer Commons is set back from Worthington Circle approximately 90 feet and is buffered with large trees and shrubbery. Therefore, given the proposed structures are a reasonable distance from the Worthington and the uses of the adjacent properties privacy is not expected to be an issue. "Neighborhood Scale. Building or structures greater than forty (40) feet in height shall be compatible with the scale of 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 proposed 4-story multi -family buildings are located on the corner of two public streets and the scale is comparable with the scale of the surrounding neighborhood. The Columbine Rehab Facility directly southwest of the site is 40 feet tall, with the building mass reaching across the entire corner of the property. The Worthington is a 40-foot, 3-story building with detached garages surrounding the property. The property directly to the southeast is owned by TOLMAR. While the existing structures on the site are only 33 feet tall, the previous owner, Atrix Laboratories, Centre Avenue Residences, Modification of Standard - Filing #37-08 January 15, 2009 Planning & Zoning Board Public Hearing Page 6 Centre Avenue Residences located in the Centre for Advanced Technology (CAT) Master Planned Development. The 2.4-acre site is located on the northeast corner of Centre Avenue and Worthington Drive. The proposed multi -family development has three (3) four-story buildings consisting of 10 dwelling units per building, 30 dwelling units total and a density of 12.5 d.u. per acre. The target market is for seniors desiring to live in an upscale condominium project designed specifically with older residents in mind, located in a convenient location close to a variety of services. Special Height Review*: The proposed four-story buildings exceed the 40' maximum height as defined in Section 3.5.1(G) as identified within the land use code. "Section 3.5.1(G)(a) Review standards. If any building or structure is proposed to be greater than forty (40) feet in height above grade, the building or structure must meet the following special review criteria:" "Views. A building or structure shall not substantially alter the opportunity for, and quality of desirable views from 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 view heading southwest on Centre Avenue (from Prospect Road) has a fairly wide view of the foothills because the land owned by Colorado State University, remains undeveloped. If the proposed 4-story multi -family buildings were built, a small portion of the foothills would be obstructed however no views will be substantially altered from public places. Please see Exhibit A for further reference. Until such a time, when CSU or the CSU Research Foundation decides to develop the land, desirable foothill views will remain available for the pedestrian and vehicular passers by. The second view selection is along the curve of Centre Avenue (near the Pawnee Leasing Corporation) heading westbound. Please see Exhibit B for further reference. Once again the height in excess of the allowable 40'-0" has no significant impact on the views from public places because the height in excess is merely blocking portions of the sky. "Light and Shadow. Building or structures greater than forty (40) feet 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 three (3) months of the year. " Centre Avenue Residences, Modification of Standard - Filing #37-08 January 15, 2009 Planning & Zoning Board Public Hearing Page 5 1. A portion of the proposed parking for each building is at grade and fully enclosed, beneath the residential units. Each building will have approximately 16 parking spaces with additional storage areas for residents living within this community. Additional surface parking will be required outside the residences, however the need is much less in comparison if there were no parking provided within the buildings at all. Thus, creating the first level as enclosed parking, the parking will still meet the minimum standard requirements on this site. 2. The applicant is concerned about building the parking below grade due to drainage, water table, ice, security and other issues that would not be encountered if built at grade. 3. The proposed development is only seeking three stories of residential living not four. 4. Berming is proposed around the perimeter of the buildings helping to reduce the vertical scale of the buildings and to create interest for those passing by. Landscape plantings such as evergreens and deciduous trees planted throughout the site will also help with the vertical scale. The front entries to all three buildings will have areas of shrubs and perennials to soften the hardscape materials and create an enhanced area to those entering the buildings. 5. Large industrial/commercial buildings reside near the project site, thus giving the feeling of a larger presence. For example, Columbine Health located on the southwest corner, TOLMAR Inc. on the southeast corner and New Mercer Commons in the northwest corner. Thus, the proposed four story buildings will have a nominal impact on the overall streetscape of Centre Avenue. 6. The CAT development is fairly dense and having a developed area within the project site creates higher density, which is a good thing for this location because it utilizes the space within a dense urban area. 7. The target age for residents in this community are seniors which is age appropriate given the surrounding uses and overall good for the area and future growth of the Center for Technology master planned development. In conclusion, we feel that the proposed plan will serve the standard equally well or better than would a plan, which complies with the standard. In addition, the plan as proposed will not diverge from the standards of the Land Use Code except in a nominal, in consequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of Land Use Code. This request is for a building height special review within the (E) Employment District, as outlined in the City of Fort Collins Land Use Code. Project Description: