The URL can be used to link to this page

Home My WebLink AboutTOWNHOMES AT LIBRARY PARK PDP W/ADDITION OF PERMITTED USE - PDP130033 - REPORTS - MODIFICATION REQUESTEND APPLICANT'S MATERIALS 159 No Text No Text ■■P ■■t �i■ f s■■� L ■■ ■i ii MMjLFr ■■ ■■ ■■ i■ ■■P -ME ® How ■■ ■■ No (Tfq min i■ so II€3 i I- ❑ IN �1ME 1f-- L 1 ■il: ■I I �NE■f II � @■��f■■ d ■Ioil ■ ■ a 11 :: :: - m tv E . . mom ::■ mom _ onLiv ■■ ■i ■■®.■ ■i ■■ i■ ii i■® ww No ww Ion mu onw� wr ®w ww wn ww ,. wa ww�, or an we an iris`:- mm -4 7, boo No � +: Fa6j�i �� AWE �` ►�`� on ®: i� Sao SO NNE �■ IRS 0� I r i di Ea�Y�.l� �\ vim Nw'71 iG i ' d S °iuilI I. „a r_:j ULJ Liu i NNE a® Mo MOU ma" on ras s® 8 w p�p man ago low ■r r■ a e■ M Are er rr er Ccj E� �a.z cu; rrJF V,,4 f LIL! Oil, MEN 23mu Row, [AD Oro PlEl MILI HILI't Pli DID 110 On 13MU. Oil III [In oi, 2AE! cj--I IT-112 RV.-, our GCS Liu -30 011 LI-H Iw: ILI FLIP �-_i F-1c GOP F— EH7 ED FI: E.-I FA El U 0 DID L7 E' 0 " "I H 00 E*1 [ILI Du EIr:J FID DID EIEI r Eu CEJl 00 LEI E03 FD3 P - wm ®D p El OL E30 L-i DO LID MIT DO 11312 DO ME] Ufa K ruo Dj- EIU D L flc it win or DO Ago, SE E EE MEN ISlow NS lw do 71- M MEN 7", 1121, ME EL PT mopp on I No ;lMn ME WE So on 'l no ISO on ME So ;No on SIX "Awx Son p i •'SW LU J P.P., IIII Rpgg.,qpu. EgM ---- ...... --m— ..... —n-P., ........ — .......... (V LLI - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - _4 J.11� 4978 .................... KEPHART (19 1 rig i, . - - y i••.P�y, i(r ; - is 5 �� I`,K J��,�•�'`} -. � . � . ' _ . +vim • 1 pt I J H W u1 F- W J 0 I 149 --C. No Text u V4 I I Tff tf,W a No Text ,'I '' `� ^,.\.ice � �� !!'.�y � • H� a'• ram. , w.(.. r I� kt��' �C . � yj�',��'�w� •1. mil. ••�� , • !040 It 0 END APPLICANT'S 2008 APPROVED ARCHITECTURAL ELEVATIONS `IK PARKVIEYV APARTMENTS EXHIBIT 10 NORTH ELEVATION MODIFICATION REQUEST 220 EAST OLIVE POP N.T.S. 141 ALLEY EXHIBIT 9 WEST ELEVATION MODIFICATION REQUEST 220 EAST OLIVE POP N T S 140 OLIVt STREET EXHIBIT 8 SOUTH ELEVATION MOOIFICATION REOUEST 220 EAST OLIVE PDP N T S Me MATHEIN5 5TREET EXHIBIT 7 EAST ELEVATION MODIFICATION RECUEST 220 EAST OLIVE POP N T S 1K1:] rAlQc IMY4 PF'AKTMCPITS KCi 5 nsTRtGT MODIFICATION REOUEST 2X EAST OLIVE PDP DISTRICT EXHIBIT 6 • REFER TO EXHIBIT NORTHWEST PERSPECTIVE FOR DIMS. 137 MATHEV`15 STREET EXHIBIT 5 NORTH EAST PERSPECTIVE MODIFICATION REOLIEST 220 EAST OLIVE PDP PARKMEYV APARTMENTS 136 N< DI5TRII DOMTO1 DI5ml •••�• D15MCT DOYWTOm DISTRICT EXHIBIT 4 SOUTHWEST PERSPECTIVE MODIFICATION REOVEST 220 EAST OLIVE PDP 135 OLIVE STREET MATT EXHIBIT 3 SOUTH EAST PERSPECTIVE W)DIFICATION REQUEST 220 EAST OLIVE POP 134 BEGIN APPLICANT'S 2008 APPROVED PDP ARCHITECTURAL ELEVATIONS 133 No Text ,VIP ' gjIll •Y I r - �`_- 44� A. r% to No Text T 2 ll 8 LL� ° l L O LL r GO y y u Lo \ a4`� Rio 9 \ I c Q u �N a x io o r' w d W r. r N d 9 i' Y R a ip*] T Z I H N co �a i i / sv / / / tll L O1 E N O O t a� 03 IL o 0 0 ° o LLLL O LL �O LL L 0 LL F N LL 127 }Z— O F 1 OJ¢C 18 SLe / / / au��lo 9 i i IL Z t0 N N 07 o _ ar o a Fo O lL O �- *O LL F y ll \ :S \ \ \ C Y D OK H d c 3) i 4jl-� Townhomes At Library Park Exhibit 4 NOCOTOWN^OMF-S,INC. 16 Updated lan 1ry8 2014 No Text Townhomes At Library Park Summary Urban residents in downtown Fort Collins are important to the vitality of the local economy and health of downtown retail stores, bars and restaurants. Infill development is important to contribute to that vitality. Given its two -block proximity to Old Town Square, this location is highly attractive to employees and owners of downtown businesses, allowing them to reduce vehicle miles traveled and delivering a true downtown urban lifestyle. As the MAX Bus Rapid Transit project is completed, these units become easily accessible to staff at CSU and other employers along the MAX corridor with a convenient stop near the corner of Mason Street and Olive Street only 3 blocks to the West. Approval of this Project Development Plan and the associated Modifications would facilitate a quality infill development that: • Would not be detrimental to the public good • Creates a use equal or better than one that would otherwise meet the standards a Only requires modifications that are nominal and inconsequential Lastly, this project would provide a substantial improvement to this corner of Library Park that serves the public good by upgrading the streetscape and adding 5 net new public parking spaces in close proximity to Old Town Square. NOCO TOWNHOMES, INC. 14 Updated Janua�y,Q,2014 Townhomes At Library Park . The proposed width of the interior driveway between the townhomes to the north and those to the south is 24 feet. C. Extent of Modification The proposed interior driveway width is four feet less than the standard. D. Applicant's Justification • As an infill development this project does not have the space available to meet this standard. • The proposed 24 foot driveway is typical of urban infill development. • Each of the townhomes will have a full sized 2 car garage, reducing the impact of having a 24 foot driveway width. • This driveway will only be used by privately owned townhomes that are proposed for this project and will not impact the general public. The applicant contends that this modification is nominal and inconsequential. NOCO TOWNHOMES, INC. 13 Updated Janul?l 2014 Townhomes At Library Park B. Proposal The proposed height is four (4) stories for the units on the south that face Olive Street and for the one unit to the North that sides Mathews Street. In order to comply with fire code, no 4th story habitable space would be constructed for units 1-4 and only units 5-10 would incorporate 4th story habitable space. Also, in order to mitigate the impact of adding the fourth story, all habitable space (excluding accessible elevators, stairwells and landings) would be set back at least 10 feet from the third floor and all stairwells leading to the fourth floor decks and/or habitable space would be muted in color (i.e. tan). C. Extent of Modification The proposed height is one story higher than the standard for 6 of the 10 proposed units. D. Applicant's Justification • The adjacent apartment building (The Park View Apartments) is technically 2 Mi stories but has the height and appearance of a four-story building due to the overall design including a very high garden level, additional wall height and faux mansard roof. • There is an existing three (3) story plus garden level apartment building one block away at 308 East Oak within the NCB District with the appearance of a four story structure. • With the 10 foot setback from the third story, habitable space will not be visible to pedestrians. • Located south and west, diagonally across Olive Street is an eleven -story building, the D.M.A. Plaza. • Addition of a fourth story is in context with nearby buildings. These factors make the addition of a fourth story nominal and inconsequential. Sixth Modification — Section 3.2.2(L) Table A - Driveway Width A. Standard When garages are located along a driveway and are opposite other garages or buildings, the driveway width must be increased to 28 feet. B. Proposal NOCO TOWNHOMES, INC. 12 Updated lanuQ 2014 Townhomes At Library Park • The only affected portion of Park View Apartments is the on the top floor. The lack of an upper floor step back is mitigated by a cluster of existing mature trees which reach the top floor windows of Park View obscuring most of the view to the south when these trees are in full foliage. • The north wall of the existing building is on the property line with no setback and is a solid concrete block wall with no windows or other breaks in massing, about two-thirds of which is 12 %2 feet high and about one-third of which is 20 %Z feet high. The proposed building will be offset from the property line creating a more attractive streetscape and will provide architectural variety. • For a building that achieves a height of 48 feet, the 30 feet of wall height from 18 to 48 feet would have to be stepped back an additional 15 feet. The standard could allow a solid wall to be constructed at the requisite step back, for the entire length of the fagade, with significantly less articulation and variety than proposed. • The proposed project, when compared to the existing zero -lot line building with head -in parking off Olive Street, will provide a more pedestrian friendly environment by moving parking spaces to the street and upgrading the streetscape to current city standards. In summary, the applicant contends the proposed plan will serve the standard equally well or better than a plan that complies with the standard by virtue of providing an attractive residential building that utilizes creative design solutions to create an attractive streetscape within this transition zone. E. Comparison with One Library Park Modifications The sideyard modification for the north wall that was approved for One Library Park had various heights and included 45 feet of wall that was 48 feet high with no step back representing a 15 foot divergence from the standard. The current proposal, with 32 feet of wall and a 15 foot divergence form the standard, is less imposing than One Library Park and the proposed north elevation of the townhomes is substantially more attractive and architecturally interesting than the sidewalls, stairwell and garage driveway to the underground parking that were part of One Library Park. The corner sideyard modification for the Olive Street side for One Library Park was approved with no set back representing a 15 foot divergence from the standard, the same as the current proposal. Fifth Modification — Section 4.9(D)(6)(e) — Building Height A. Standard The maximum building height is limited to three (3) stories. NOCO TOWNHOMES, INC. 11 Updated ]anuarA2014 Townhomes At Library Park For the interior sideyard (north), the 134-foot long wall representing the front fagades of the north row of townhomes will be set back 5 feet from the North property line in compliance with the standard. This North wall will vary in height from 38.5 feet to 48 feet, with periodic breaks in the massing to create architectural interest. Thus this request is to allow a setback of zero feet above 18 feet when otherwise a setback of 15 feet would be required. For the corner sideyard (Olive Street), the proposed setback is zero feet above 18 feet when otherwise a setback of 15 feet would be required. C. Extent of the Modifications Thus the Fifth Modification results in a north building fagade that is not stepped back the requisite one foot for every two feet of height above 18 feet - see summary table below for details. Summary Table North Wall - Total Wall Length -134' Wall % of Wall Height Segment of Variance From Linear Length Section Length Wall Height Standard Non -Comply Non -Comply Sec. 1 18% 48' 18'- 48' 15, Maximum 24' 0 floor stairwell for units 2-4 (8 linear feet per unit) Sec. 2 24% 46.5' 18'- 46.5' 14.25' Maximum 32' 4th floor stairwell for end units, slopes 48' to 45' for an average of 46.5' Sec.3 22% 42' 18'-42' 12' Maximum30' Extended wall for accessible elevator shaft for units 1-5 Sec. 4 36% 38.5' 18' - 38.5' 10.25' At least 48' ' 3' floor with parapet The south wall facing Olive Street would have the same attributes as the wall to the North, creating an elevation with the same linear length of non -comply and requiring the same modification. D. Applicant's Justification The applicant contends that the decreased setbacks result in a plan that is equal to or better than a plan that would otherwise comply for the following reasons: • Although the north fagade is not stepped back as required, the use of different materials on the fagade creates a visual break in the plane eliminating a flat wall appearance. In addition, the apartment building to the north (Park View Apartments) is approximately thirty-two (32) feet to forty (40) feet from the shared property line, which would result in a distance between the buildings of 37 feet to 45 feet including the required 5-foot setback for the townhomes. NOCO TOWNHOMES, INC. 10 Updated ianuan b2014 Townhomes At Library Park The required minimum front yard setback in the NCB zone is 15 feet. B. Proposal The proposed townhome project would consist of two rows of townhouses with a zero feet set back from the front yard along Mathews Street. C. Extent of the Modification The Third Modification would result in two buildings being set back zero feet from Mathews Street. D. Applicant's Justification The current office building is set back zero feet from Mathews feet, runs the entire 90' width of the lot with an unremarkable wall along Mathews about 16 feet high, and in fact protrudes one foot into the public right-of-way. Since the building borders the Downtown zone, and is separated from the NCB residential neighborhood by Library Park, the project design fulfills the transitional function by being both residential and downtown -like. It is residential in function but downtown -like in form. Like any building in downtown, there is building mass at the front property line. But, like residential buildings, there is a clear residential look provided by the architecture and character of the proposed townhomes. The interior private drive is a key element in the transitioning from downtown to residential providing a visual break between the north and south row of townhomes. This progression represents a classic urban living model that is found in the downtown areas of many cities. E. Comparison with One Library Park Modifications One Library Park was approved with a front yard setback of zero feet on Mathews Street, the same as the current request. Fourth Modification — Section 4.9(D)(6)(d) — Minimum Sideyard Setback A. Standard This standard has two components. First, the minimum interior sideyard setback shall be five feet for the first 18 feet, plus one foot of additional horizontal setback for every two feet of additional vertical height over 18 feet. Second, the minimum corner sideyard setback is 15 feet. B. Proposal NOCO TOWNHOMES, INC. 9 Updated lanunb2014 Townhomes At Library Park • As mentioned, the NCB zone district is intended as a transitional district between more intense downtown commercial activity and the surrounding single-family residential neighborhoods. The context of the neighborhood is unique, with a library, Community Creative Center and public park adjacent to the east. There is an apartment building to the north, DMA Plaza and a parking lot to the south and a former funeral home to the southeast that has converted into office use. Unlike the residential neighborhoods west of College Avenue, the east side neighborhoods are not as well defined. The east side has a more random land use pattern of non -owner occupied residences, commercial uses and office uses. • The closest single-family dwellings to the west of the property are across the alley and are located in the Downtown District. The closest single-family dwellings to the east are 270 feet away and located in the NCB district. The proposed townhomes will not impact any residences. • Three of the four lots to the north along Mathews Street also contain large buildings that appear to exceed the required FAR and are located in the NCB District. • Furthermore, the existing building on the subject property consumes the entire lot, and actually encroaches over the property line along the Mathews Street facade by almost one foot at the southeast corner of the building per the civil engineering survey. Although the buildings at 301 E. Olive Street and 207 Matthews Street do not exceed the FAR, the rear areas of the properties are almost completely paved. The applicant contends the proposed plan will serve the standard equally well or better than a plan that complies with the standard by virtue of providing attractive infill townhomes that utilize creative design solutions for open space. Additionally, the proposed larger FAR is nominal and inconsequential when viewed in the overall context of the surrounding neighborhood. E. Comparison with One Library Park Modifications The requested maximum floor area for the rear 50% of the 10 lots lot is 17,064 square feet (out of 30,188 total square feet), compared to a floor area of the rear 50% of 11,718 square feet (out of 29,212 total square feet) that was approved for One Library Park. The 2.08 incremental FAR for the current request compares to an incremental FAR of 1.86 for One Library Park. As mentioned previously the ground floor garages for the current project represent the majority of this difference. Third Modification — Section 4.9(D)(6)(b) — Minimum Front Yard Setback A. Standard N OCO TO WNH OM E5, INC. B Updated JanuM 2014 Townhomes At Library Park 10 1 539 1,795 C. Extent of the Modification Thus the Second Modification would allow the floor areas on the rear 50% of each lot as follows. Lot number Rear 50% of Lot (square feet Rear 50% Floor Area (square feet Rear FAR 1 622 1,730 2.78 2 493.5 1,614 3.27 2 493.5 1,614 3.27 4 493.5 1,614 3.27 5 522 2,001 3.83 6 452 1,725 3.82 7 428 1,657 3.87 8 428 1,657 3.87 9 428 1,657 3.87 10 539 1 1,7951 3.33 D. Applicant's Justification To meet the required FAR, the building would be one story with each unit having traditional shared open/green space. There are several reasons why the FAR for this zone is not suitable for this particular site: • Proposed are 10 individual four-story residential townhomes, each with private outdoor spaces in place of a singular rear yard green space. We contend that this is a better utilization of space, creating a more creative urban living experience for the residents and allowing the building to be designed with interesting, street -facing features. • Typically, a townhouse development in an urban setting does not have back yard green space. The code appears to imply that a smaller FAR is better suited for residential lots, rather than a single-family attached project. In addition to the landscaping and proposed rooftop decks, there is also a large city park (Library Park) located directly across Mathews Street. • The building as designed will also give the streetscape a more urban downtown residential presence as a transition between the NCB District and the Downtown District as opposed to the current commercial building. The street facades will have creative entry features and landscaping. Parking for each townhome is provided with a surface garage accessible through an interior driveway. NOCO TOWNHOMES, INC. 7 Updated janunb2014 Townhomes At Library Park • The NCB zone district is intended as a transitional district between more intense downtown commercial activity and the surrounding single-family residential neighborhoods. The alleyway to the west of the property is not only the subject property line but also the district boundary line dividing the Downtown District and the NCB zone. Logical transition requires that the site relate more closely to downtown than the single-family dwellings further east. The applicant contends the proposed plan, with 30,188 square feet in total, will serve the standard equally well or better than a plan that complies with the standard by virtue of providing urban townhomes that utilize creative design solutions to achieve an attractive streetscape within this transition zone. E. Comparison with One Library Park Modifications The planned maximum floor area of all 10 townhomes is 30,188 square feet, slightly more than the planned floor area of One Library Park, which was approved for 29,212 square feet, therefore this request is for 976 square feet of floor area in excess of what was approved for One Library Park. The primary factor in this increase is the fact that One Library Park incorporated underground parking that did not impact the floor area calculation while this request includes 10 ground floor 2-car garages that are incorporated into the floor area calculation. Second Modification — Section 4.9(D)(5) — Floor Area Ratio A. Standard This standard requires that the floor area ratio (FAR) be a maximum of 0.33 on the rear 50% of the lot. B. Proposal The proposed townhomes would exceed the FAR standard as follows. Lot number Rear 50% of Lot (square feet Rear 50% Floor Area (square feet 1 622 1,730 2 493.5 1,614 2 493.5 1,614 4 493.5 1,614 5 522 2,001 6 452 1,725 7 428 1,657 8 428 1,657 9 428 1,657 NOCO TOWNHOME5, INC. 6 Updated januil g 2014 Townhomes At Library Park Thus the First Modification would allow the 10 townhomes to exceed the standard as follows. Lot number . Lot Size (square feet) Proposed Floor Area (square feet Extra Floor Area (square feet FAR 1 1,244 2,913 1,669 2.34 2 987 2,667 1,680 2.70 2 987 2,667 1,680 2.70 4 1 987 2,667 1,680 2.70 5. 1,044 3,244 2,200 3.11 6 904 3,244 2,340 3.59 7 856 3,116 2,260 3.64 8 856 3,116 2,260 3.64 9 856 3,116 2,260 3.64 10 1,078 3,438 2,360 3.19 In total the 10 proposed townhomes would have an extra 17,588 square feet of floor area in excess of the 12,600 that would otherwise be allowed as per the standard. D. Applicant's Justification Although the 10 townhomes in total exceed the maximum area allowed by 3.08 times and individual townhomes exceed the maximum area by a range of 2.34 times to 3.64 times, the applicant contends that the excess building area is equal to or better than a plan that complies for the following reasons: • The project provides each of the townhomes with private outdoor space in the form of a rooftop deck versus a singular back yard space. The applicant contends that this is a better utilization of space, creating a higher quality living experience for the residents than what could otherwise be achieved in a smaller building with common open space. • The building and site design incorporates creative entries and landscaping which give the streetscape an active, urban, downtown residential character. This acts as a logical transition between the residential neighborhood and the Downtown District thus implementing the vision of NCB zone district. • All parking is provided in ground floor garages accessible through a central private drive. Since the number of spaces complies with the Code, there would be no added pressure on the street parking associated with the library and park. Use of lot area for surface garages requires a larger building floor area. NOCO TOWNHOMES, INC. 5 Updated Ianu3ry3 Q 2014 Townhomes At Library Park 2007 2007 2014 2014 Required by code Approved Difference Proposed Difference From Code From Code Front yard — fifteen (15) feet 0' -15' 0' -15' Matthews Street Rear yard — five (5) feet from 5' 0 5' 0' existing alley West Side yard — five (5) feet for all 5' 0 5' 0' interior side yards (North) Corner side yard —fifteen (15) 0' -15' 0' -15, feet (South) Side yard — walls higher than Varies, up Varies, up Varies, up Varies, up 18 feet (North) set back 1' for to 48' to -15' to 48' to -15' eve 2' of additional height First Modification — Section 4.9(D)(1) — Density A. Standard This standard requires that the minimum lot area shall be equivalent to the total floor area of the building but not less than 5,000 square feet. B. Proposal Applicant proposes subdividing the existing 12,600 square feet into 10 individual lots as follows. Lot number Lot Size (square feet) Proposed Floor Area (square feet 1 1,244 2,913 2 987 2,667 2 987 2,667 4 987 2,667 5 1,044 3,244 6 904 3,244 7 856 3,116 8 856 3,116 9 856 3,116 10 1,078 3,438 In total the overall proposed floor area is 30,188 square feet, including interior garages but excluding the interior driveway, balconies and patios. C. Extent of the Modification NOCO TOWNHOMES, INC. 4 Updated Janualy ti2014 Townhomes At Library Park First - Section 4.9 (D)(1): Density. Minimum lot area shall be equivalent to the total floor area of the building(s), but not less than five thousand (5, 000) square feet. Second - Section 4.9 (D)(5): Floor Area Ratio (FAR). 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 lot area used as the basis for the FAR calculation shall be considered the minimum lot size within the zone district. Third - Section 4.9 (D)(6)(b): Minimum front yard setback (Mathews Street) shall be fifteen (15) feet. Fourth - Section 4.9 (D)(6)(d): Minimum side yard width (north) shall be five (5) feet for all interior side yards. Whenever any portion of a wall or building exceeds eighteen (18) feet in height, such portion of the wall or building shall be set back from the interior side lot line an additional one (1) foot, beyond the minimum required, for each two (2) feet or fraction thereof of wall or building height that exceeds eighteen (18) feet in height. Minimum side yard width (Olive Street) shall be fifteen (15) feet on the street side of any corner lot. Fifth - Section 4.9 (D)(6)(e): Maximum building height shall be three (3) stones, except for carriage houses and accessory buildings containing habitable space, which shall be limited to one and one-half (1 %) stories. Sixth - Section 3.2.2 (L) Table A(*) : When garages are located along a driveway and are opposite other garages or buildings, the driveway width must be increased to 28 feet. Summary of the Setback Modifications: Considering Mathews as the front yard, following is a comparison of the setbacks approved for the One Library Park project for this property in 2007/2008 and those proposed with the current modification request, showing there is no material difference in the requests. NOCO TOWNHOMES, INC. 3 Updated Januaj) ,2014 Townhomes At Library Park Background The subject property is a 12,600 square foot lot with an existing 12,162 square foot commercial building at the Northwest corner of Olive and Mathews that includes office space and warehouse space. The property faces a city parking lot to the South and Library Park to the East. Just to the North is an apartment building that is potentially eligible to be designated a Fort Collins Landmark and just to the West is an alley. The current single story building on this property was constructed in the 1960's with a floor to area ratio of .97 and no on -site parking, in character with other nearby urban development in downtown Fort Collins. Six modifications and a subsequent PDP for this property were submitted in 2007/2008 under the project name One Library Park, which were approved by the City. After an asbestos remediation project was completed in summer 2008 that project did not proceed due to factors relating to the Great Recession, leaving the building in a state of partial deconstruction. The building has been vacant for the last 5 years. Today there is an opportunity for urban renewal of this property with infill of a residential townhome project that is described through this Project Development Plan, Request for Addition of Permitted Use and Request for Modifications. Parking The current standards for parking in NCB require 1.75 spaces for each two -bedroom unit and 2 spaces for each three -bedroom unit. With construction of 10 new townhomes that may be two -bedroom units or three -bedroom units, each with a 2-car garage, the proposed project will fully meet the applicable parking standards. Neighborhood Impact Redevelopment of this property will add quality townhomes in downtown Fort Collins and substantially improve the Library Park neighborhood. Since the parking would be on -site for these townhomes, no adverse impact is anticipated to neighborhood parking, other than parking used by visitors, which would be less than the parking used by previous office users of the property. The creation of 5 net new on -street parking spaces will help to mitigate that impact. Green Aspects The applicant is committed to deconstructing and recycling the 1960's era stone (Exhibit 1) that is on the exterior of the existing building. In addition the applicant plans to achieve Leed certification for this project. Deconstruction and recycling of the stone will earn key points for that certification. Summary of the Standards Relating to the Six Modifications NOCO TOWNHOMES, INC. 2 Updated lanu11 8�, 2014 Attachment `f Project Development Plan, Request for Addition of Permitted Use and Request for Modifications Project: Townhomes at Library Park Location: 220 East Olive Street Applicant: NoCo Townhomes, Inc. c/o Brad Florin PO Box 270070 Fort Collins, CO 80527 Project Description Owner: Olive Street Properties, LLC c/o Brad Florin PO Box 270070 Fort Collins, CO 80527 This is a Project Development Plan for redevelopment of a commercial property at 220 East Olive Street in Fort Collins, which is in the Neighborhood Conservation Buffer (NCB) zone district, into a townhome development named Townhomes at Library Park. The lot measures 90' x 140' for a total of 12,600 square feet. This project results in construction of 10 fee simple townhomes, each with two or three bedrooms, private ground floor garages and private rooftop decks at the northwest corner of Olive Street and Mathews Street across from Library Park. Entry to the ground floor garages would be from a dedicated interior drive that runs from the alley along the west property line. This west property line is also the boundary line between the Downtown zone and the NCB zone. The existing structure (see Exhibits 1, 2, 3 and 4) would be razed, the existing head -in parking (6 spaces — see Exhibit 2) on the Olive Street side of the property would be eliminated and 11 new on -street parking spaces would be created on Olive Street and Mathews Street, resulting in 5 net new parking spaces in close proximity to Old Town Square. The adjacent streetscape on Olive and Mathews would also be upgraded to current City standards. The City Parking Services department has expressed interest in placing a large bike rack on one of the new on -street spaces for public use. This PDP incorporates a Request for Addition of a Permitted Use (APU) to add Dwelling, single-family attached as a permitted use for 220 East Olive Street, a use not specifically permitted in, nor specifically prohibited in, the NCB zone. As single-family attached dwellings, the underlying lot will be subdivided into 10 individual lots to allow fee simple ownership. It's notable that McIntyre House, a block to the North at 137 & 143 Mathews Street, recently obtained approval through an APU to add the same Dwelling, single-family attached permitted use in the NCB zone. As a part of this PDP, six modifications are requested. Five Modifications relate to development standards in the Neighborhood Conservation Buffer, NCB, zone district and one relates to a general development standard. NOCO TOWNHOMES, INC. 1 Updated January 29,, 2014 BEGIN APPLICANT'S MATERIALS 109