HomeMy WebLinkAboutMELDRUM STREET TOWNHOMES - MODIFICATION OF STANDARD - 8-09 - REPORTS - MODIFICATION REQUEST (3)TWO STORY BUILDING-(20' PLATE HEIGHT)
SHADOW STUDY -DEC. 22, 9:00AM
TWO STORY BUILDING-(20' PLATE HEIGHT)
SHADOW STUDY -DEC. 22, 3:00 PM
Meldrum Street Multi -family
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Conclusion:
This project sets precedence for high quality, desirable architectural character for
future projects that could eventually be built on this block and the blocks both north
and south. This again is an argument for "equal to or better than" the standard as it
offers a context sensitive architecture that might not be incorporated in a building
with strict interpretation of the density criteria for this zone district.
Therefore, based on the equal -to -or -better -than rationale we respectfully request the
approval of this modification to the standard for Division 4.9.D.5 Floor Area Ratio
(FAR).
Sincerely,
Michael Bello
Urban Development Partners, LLC
1220 South College Ave, Suite 100
Fort Collins, CO 80524
970 566-4541
5
and scale of the neighboring structures (from 110'-6" to two 35'-6" foot wide
units that are 24'-0" apart at the narrowest point). S'Q DO cs THs Tv;*L
OUJI-O"n/6 SO&C EQVAL T: (ox czxs ThwN) 0a ��-TTt�t T"AEI See Attached Exhibit B Z1ggs . yEs, wl' 11
b. To gain the density we've placed 38.8% of each structure in the rear half of
the lot and used a three story element for a portion of the building to
minimize the extent of the building in the rear. The approach we've taken is
one that is sensitive to the surrounding neighbors and neighborhood.
i. The front unit is two stories and offers a street elevation that is
sympathetic and compatible with the surrounding homes.
ii. Behind the front unit, the building rises to three stories with a narrow
footprint to put as much of the building in the front half of the lot as
possible.
iii. Finally, as the building extends into the rear half of the lot, it drops to
two stories again to reduce the scale and reduce the shadow affect on
the property to the north.
4. The zoning for these lots demonstrates the Land Use Code's intent for transitional
density that takes into consideration the City's downtown height limits of 6 stories
to the east and the single family densities to the west. This project meets that
goal exceptionally well by:
a. Introducing two story traditional architecture on the street and alley facing
units and three story units in the middle.
b. Using two story units to reduce the overall mass of the building and
minimize the impact of the building on the adjacent homes,
c. Using three story units as a transitional height between the high density to
the east and the low density to the west.
See Attached Exhibit C
In addition, I have attached shadow analyses for the property. As you will see the
shadowing of the structure on the neighboring lot is really only impactful in the dead
of winter. This is in large part due to the step back in the massing of the rear units
(as described in item 2.c above) and minimizing the footprint of the three story units
(as described in item 3.b.ii above).
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We believe this request is justified for the following reasons:
1. The granting of this modification would not be a detriment to the public good.
a. The project as designed brings two handicap accessible units to market.
b. The site design will ensure that all units to be above the Base Flood
Elevation for the Old Town Floodplain.
c. The project team has complied with Section 3.4.7 to consider and
incorporate the historic character of the adjacent home to the north into the
street facing units.
d. The addition of these two buildings eliminates the danger of flooding that
exists with the current home, making it a safer living environment for the
occupants of these units than those that exist there today.
2. The proposed buildings do no harm to any existing house and the architecture
has considered the character of the block face to limit its impact through:
a. Increased building setbacks (From a minimum of 5'-0" to a minimum of 10'-
3" - See attached Exhibit A),
b. Reduced heights (two stories at the front and rear of the building in
consideration of the surrounding homes),
c. Step backs in the second floor building massing at the rear of the lot (To
18'-0"), and
d. Roof lines that both complement and minimize the impact of the structure
on the surrounding neighbors (gable roofs in the front and rear to match
existing homes and flat roofs on the middle units to help reduce the scale
and height of the 3 story units).
As noted in all the items listed in this paragraph the addition of these units
enhances the safety of the neighborhood.
See Attached Exhibit A
3. We believe the project as designed is "equal to or better than" the alternatives that
could be place on this property.
a. The zone district permitted density allows for the building size to be equal to
100% of the lot area, and if there is no portion of the building in the rear
half of the lot, that could be 100% in the front half of the lot.
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uses are allowed in this zone district, which also speaks to the transitional nature of
this zone district.
The neighborhood immediately surrounding this site consists the following:
1. To the East - City Hall building,
2. To the North - a one story residence that is not designated as a local landmark
but may be determined to be individually eligible for local landmark
designation. Just to the north of that home is a two and one-half story multi-
family residence (containing 24 dwelling units) recently converted from
apartments to condos at Maple and Meldrum,
3. To the South - a two story residence.
4. To the West - are single family homes across the property's adjoining alley.
The subject property is 120.5 feet wide and 190 feet deep. There are 4 small homes
currently located on the property and these homes will be removed to make way for
this proposed townhome project. Deconstruction methods are being investigated for
their removal.
The site has several factors that limit the design capabilities to various degrees.
These include:
1. The site is located in the 100-year high risk and moderate risk areas of the Old
Town Floodplain, which makes this site subject to requirements of Chapter 10
of the City Code. (Note - this is not a F.E.M.A. floodplain.)
2. The residence directly to the north is considered individually eligible for local
landmark designation, which triggers the requirement for our design to be in
compliance with Section 3.4.7 of the Land Use Code.
3. The project is subject to Article 5 - Standards for Accessible Housing" of the
State Code, which requires handicap accessible design considerations.
4. In addition to the three factors above, the zoning for this site requires a
maximum FAR of thirty-three hundredths (0.33) on the rear fifty (50) percent of
the lot, as described in Division 4.9.D.5 of the Land Use Code. We are
requesting a modification of that section of the code with this request.
As you can see this site has some challenges to designing a building that meets all
these requirements.
We've had two meetings with the neighbors from which we've gained input about our
design and have modified it to meet many of their concerns.
E
%oaDUrban
aa❑ Development
as■Partners, LLC
A Northem Colorado Development Company
May 6, 2009 C �- 23 - PSI
RE: Request for modification to standard
Ted Shepard �n J
City of Fort Collins t v
281 North College Ave.
Fort Collins, CO 80524
Dear Ted,
I herewith respectfully request a modification to standard for Division 4.9.D.5 Floor
Area Ratio (FAR) for the Meldrum Townhomes project located on lots 221, 223, 225,
and 227 North Meldrum, Fort Collins, CO 80524. The standard states:
Lots are subject to a maximum FAR of thirty-three hundredths (0.33) on the
rear fifty (50) percent of the lot as it existed on October 25, 1991.
The details of the variance to the standard are as follows:
Maximum FAR allowed in the rear 50% of the lot. 0.33
FAR proposed in the rear 50% of the lot. 0.669
F.A.R. over the standard: 0.339
Total land of project in SF:
22,895
Total land area in rear half of lot in SF
11,447.5
Maximum SF allowed in the rear 50% of the lot:
3,778
Proposed SF in the rear 50% of the lot.
71658
SF over what is allowed: 3,880
The accompanying site plan shows the configuration for the proposed housing
project. The zoning for this site is NCB (Neighborhood Conservation Buffer District).
That zone allows for 24 units per acre density and buildings up to 3 stories. The
following is the Purpose Statement from the Land Use Code for this District:
Purpose The Neighborhood Conservation, Buffer District is intended for areas that are a
transition between residential neighborhoods and more intensive commercial -use areas or high
traffic zones that have been given this designation in accordance with an adopted subarea plan.
As stated, this is a transition zone from the commercial use of downtown to the
residential neighborhoods to the west. In addition both commercial and residential
1220 S. College Avenue • Suite 100 • Fort Collins, CO 80524