Loading...
HomeMy WebLinkAboutTOWNHOMES AT LIBRARY PARK PDP W/ADDITION OF PERMITTED USE - PDP130033 - REPORTS - CORRESPONDENCE-NEIGHBORHOOD MEETINGNEIGHBORHOOD I1 DR LATION INIEETI_ s �2 0 OL vF ga c. �Q ao 13 Nam''! G: 74-,o /f 6 40 �`D'd a°N°c,`rc varicd r`c� °f this meeting? � � Yes N° Yes, No 1 —i- - I �{- i I1 Can ID.Z S'$ W � el1 fiyt `3oy cc ?do-7 Imo, I I I I c 3 zig-16- 'o it crl ogNN Gdh/y(, 31 to E. I'1/1#+5�vdl �� �T �I I I e o� FroDooE. .�f%vl ��e� b 3 �o 441 li i 7716W 7 39 EAR�zt4 q ��T p� � I ✓I I v� i v FCvxC,J Za, 0 � ��� � srT- :Jr)ak- Sf I I V/0 I� I I (I I � III � III III 30. Will the front doors be A.D.A. accessible? Response: Yes. 31. How could you deconstruct the building without trespassing onto the property to the north? Response: We may have to pull the wall down from our side of the property line. 32.1 am very concerned that you design not detract from the attractive Tudor -style View Lane Apartments and the historic Carnegie Library. I encourage you to be sensitive to these structures and pull design features or materials or colors from these buildings in order to blend into the character of the neighborhood. Response: Thank you for these comments. We are attempting to be sensitive to these buildings. 165 22.1 would like to see your building blend in with the existing character of the neighborhood. The white trim looks out of place. Response: We agree. The white trim is a simply a placeholder and will not be used. 23. So the first floor is really just a small entry and a two -car garage? Response: Yes, it will act as a foyer with a bathroom, hall closet and access to the garage and upstairs. 24. Will you be providing quality exterior materials all the way around the building? I'm particularly concerned about the north elevation. Response: We plan on using comparable materials all the way around the building. 25. What are the allowable hours and days of construction? Response: Per Chapter 20-25 of the City Code, construction is allowed to take place during the hours of 7:00 a.m. and 8:00 p.m. seven days per week. 26. What is your estimated timeframe for construction and completion? Response: We are assuming a four to six month process for the City's design review process and public hearings. Then, we would like to have six pre -sold units. Then we would begin construction on both buildings which could take up to nine months to complete. 27. Have you considered de -construction versus demolition? Response: Yes we have had discussion with de -construction contractors. For example, we are intending to save the exterior stone. 28. How old is the building? Response: We do not think this is the first building on the site. This particular building we estimate to have been constructed in the early 1960's. 29.The proposed building looks large for the site? Response: Yes, it's a sizable building but please note that the existing building covers the entire lot and contains about 12,000 square feet. The last project that was approved for condominiums in 2008 was about 29,000 square feet. So we are larger than the existing and just a bit smaller than the previously approved, but never constructed, building. 164 14. Do you still plan on leasing parking spaces in the City -owned lot across the street? Response: No, there is no need to lease public parking spaces in the parking lot across the street. By providing two garage spaces per unit, we comply with meeting the minimum parking requirements even if all 12 units feature three bedrooms. 15. What about the existing trees? Would these trees be retained? Response: We intend to protect these trees. These trees are on public right-of-way and are under the jurisdiction of the City Forester so they are not our trees. 16.Are you planning on respecting the historic character of the area? Nearby there is the historic Carnegie Library and the Webster House. Response: Yes, we are aware of the historic character in the area. We plan on using brick as our primary material. 17. Will you be going to the Landmark Preservation Commission? Response: Yes, we will participate in L.P.C.'s complimentary review process. 18. What is the front of the building? Response: As a corner lot, we have the option of selecting the front of the building. In this case, we are likely to select Mathews Street as the front. This will make the alley the rear, the north side the interior side lot line and Olive Street the corner side lot line. 19. Will the rear elevation look like the front? Response: Yes. 20. You mentioned that P.F.A. (Poudre Fire Authority) has concerns about the fourth floor? Response: Yes, P.F.A. is able to stage their equipment for fighting the fire and conducting rescues along Olive and Mathews Streets. These streets are wide enough to be able to set the outriggers for the extension ladders to get to the fourth floors. But, they cannot use the driveway for this purpose because it is not wide enough. So, since the five units along the north property line are out of access, they cannot have a habitable structure on the fourth floor. As an option, they may have a roof top deck and pergola but no enclosed living space. 21. So the alley is not needed for fire access? Response: That is correct. 163 8. You mentioned rooftop activities — does this mean loud parties? I'm concerned about loud parties disturbing our neighborhood. Response: Our intention is to provide some active areas on the roof. These areas would be screened with a parapet wall at least 42-inches high. We don't anticipate that the buyers at this price range would be causing noise problems for the neighborhood. 9. What is the height of the two buildings? Response: Assuming ten feet floor -to -ceiling, and with floor construction, we estimate a height of 35 feet to the top of the third floor. For the seven units with the fourth floor option, the total height could be 45 feet. The fourth floor is designed to be stepped back from the third floor. 10. How does this compare to Park View Apartments, the apartments to the north? Response: Park View Apartments is a three story building with about 30 feet to the top of the third floor living area. Then, when combined with the pitched roof, the height is comparable to the three story component of our building. Along our north property line, facing Park Lane Apartments, only the eastern -most unit would be eligible for the fourth story. The other five would be held to three stories per the access requirements of the Poudre Fire Authority. 11. So the access to the garages is from the alley? Response: Yes, that's correct. 12. What are the changes to the on -street parking along Olive Street? Response: We plan on removing the six existing head -in parking spaces. In this area, we would install landscaping. Then, along the curb, we would provide on -street diagonal parking consistent with the rest of the neighborhood. And we would remove the existing driveway for the former drive -through feature along Mathews. Combined, these two improvements add 13 spaces for a net gain of seven public parking spaces. The City Parking Services Director has requested that two of these be handicapped accessible and one be devoted to a bike rack. 13. What is the building setback along the alley? Response: Five feet. 162 Questions, Concerns, Comments 1. How much square footage would each unit contain? Response: At this early stage, we are thinking roughly between 1,600 to 1,800 square feet per unit. There will be some differences between the seven units that are allowed to have a fourth floor bonus room and the five units that will be restricted to three stories. 2. So each unit is multi -level? Response: Yes, each unit has a ground floor entry and a ground floor, two -car garage. The second floor would be the kitchen, dining room and living room. The third floor would include two bedrooms and two baths. For seven units, and at the option of the buyer, there would be a fourth floor for a bonus room that could be used as an office, den or third bedroom. 3. So these are not rental apartments? Response: No, these are units for purchase for fee simple ownership. Each unit will be on its own individual lot. The market refers to these as townhomes. The City's Land Use Code calls them single family attached dwellings. 4. What would be the sale price? Response: We are looking at a range of $500,000 to $800,000. Prices may vary after the project cost is analyzed. 5. Will these be "live -work" units? Response: No, to qualify as "live -work" units under the International Building Code and Fire Code, there would have to be a different kind of occupancy classification. Instead, every unit would be allowed to have a home occupation, just as every house in the City is so allowed. 6. You mentioned garages? Will there be enough parking? Response: Yes, each unit will have its own two -floor garage served by a shared driveway that bisects the site. The upper floors would be built over the garages. 7. Will there be basements? Response: No, but, having said that, we are just beginning to do our market research. If research proves that basements are in demand, we will explore our options. 161 NEIGHBORHOOD MEETING SUMMARY PROJECT: 220 East Olive Street Townhomes at Library Park DATE: August 22, 2013 APPLICANT: Mr. Brad Florin CONSULTANTS: Mr. Doug Van Lerberghe, Kephart Architects Ms. Tiffany Cellura, Kephart Architects CITY PLANNER: Ted Shepard, Chief Planner The meeting began with a description of the proposed project. As proposed, the request is to re -develop 220 East Olive Street that presently contains a vacant one-story commercial building. The project consists of demolishing the existing building and constructing a new building for 12 townhomes. Each unit would be owned separately and located on an individual lot. There would be a mix of two and three bedroom units. All units would have a private, two -car, ground -floor parking garage. The existing head - in parking on Olive Street would be eliminated and replaced with new on -street diagonal spaces that align with the surrounding blocks. Seven units would be four stories with the fourth floor stepped back from the third floor. Five units would be limited to three stories. The site is located at the northwest corner of East Olive Street and Mathews Street and zoned Neighborhood Conservation Buffer (N-C-B). As defined by the Land Use Code, townhomes are classified as single family attached dwellings which are not listed as a permitted use in the N-C-B zone district. Therefore, the applicant is requesting an Addition of Permitted Use to allow single family attached dwellings on this parcel only. Such a request is specific to the subject parcel only and would not result in re -zoning the parcel, and would not result in allowing townhomes on any other property in the N-C-B zone. The applicant is.also requesting a Modification of Standard that would allow the height to be increased by one story to achieve a four-story building for seven of the 12 units. In addition, the applicant also requests Modifications of Standard that relate to how the building is arranged on the site in terms of floor -to -area ratios, building setbacks, and architectural details. Unless otherwise noted, all responses are from the applicant or consultants. 160