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HomeMy WebLinkAboutONE LIBRARY PARK (220 E. OLIVE ST.) - PDP - 34-07 - REPORTS - RECOMMENDATION/REPORTOne Library Park (220 East Olive Street), P.D.P., #34-07 April 17, 2008 P & Z Meeting Page 9 9. Findings of Fact/Conclusion: In evaluating the P.D.P., Staff makes the following findings of fact: A. Multi -family dwellings containing more than four dwelling units are permitted in the N-C-B zone, subject to review by the Planning and Zoning Board. B. The parcel is located within the Buffer Area of the East Side Neighborhood Plan. As a multi -family project, the P.D.P. fulfills the transition function of gradually reducing the intensity of land uses between Downtown and the N- C-M zone. The N-C-M is referred to as the Preservation Area in the E.S.N.P. C. On October 18, 2007, the Planning and Zoning Board approved six Modifications of Standard to the density and dimensional standards of the N- C-B zone subject to the condition that any conflicts with utilities be resolved. D. Conflicts with utilities have been resolved thus complying with the condition of approval for the six Modifications. E. The P.D.P. complies with the remaining applicable standards of the N-C-B zone. F. The P.D.P. complies with the applicable General Development Standards. RECOMMENDATION: Staff recommends approval of One Library Park P.D.P., #34-07. One Library Park (220 East Olive Street), P.D.P., #34-07 April 17, 2008 P & Z Meeting Page 8 D. Section 3.5.1(G)(1)(6)3. — Privacy The fourth floor element does not infringe upon the privacy of the adjacent residents to the north and west. This is because of the minimum amount of windows on the north and west elevations and the physical separation between buildings. Also, there are 10 aspen trees located in the south yard of the Park View Apartments that add a measure of privacy. E. Section 3.5.1(G)(1)(a)4. — Neighborhood Scale The structure successfully mitigates the fourth floor height by use of step backs, balconies and variety of forms. In addition, there is no cohesive pattern of building height in the surrounding area that requires conformity. For example buildings in the vicinity range in height from two stories to 12 stories. With the reduced footprint of the fourth floor, the mass of the building is contained within the first three floors. A pedestrian at the ground level along Olive Street or Mathews Street will not be further impacted by the fourth floor because the additional height will be minimized by overall design of the structure. 8. Compliance with General Development Standard — Land Use Transition: Since the project is bordered on the north by a three-story building and on the west by a two story building, the P.D.P. must comply with Section 3.5.1(H) — Land Use Transition. In order to comply with this standard, the building has been specifically designed to address transitional issues: • Along the west elevation, the fourth floor has been recessed by five feet. In its place is a balcony thus mitigating the mass of the building as experienced by the neighbor to the west. • Along the north elevation, the fourth floor height of the structure varies. The full height of the facade is found on only one-third of the elevation. The remaining two-thirds is either stepped back or reduced in height. One Library Park (220 East Olive Street), P.D.P., #34-07 April 17, 2008 P & Z Meeting Page 7 • The majority of the visual mass along the two streets is three (3) stories. The only area along Mathews Street and Olive Street where the fourth story is visible is at the stairwells. • The fourth floor facade is stepped back sixteen (16) feet seven (7) inches from the third floor facade. Furthermore, a large canopy extends out from the fourth floor balcony obscuring any view of the balcony and building facade from the streets. • The fourth floor step back along Mathews Street and Olive Street is substantial. In fact, if is only 47% the size of the first floor. • The fourth floor is also visible from the alley (west) side and the north side. The length of fourth story wall as seen from the alley and north sides are twenty-six (26) feet and twenty-eight (28) feet respectively. These lengths of facade wall are nominal and inconsequential when viewed from ground level. B. Section 3.5. 1(G)(1)(a) 1. - Views The building, as designed, offers a reduced profile between 40 and 48 feet. The additional height gained by the fourth floor does not substantially alter the opportunity for, and quality of, desirable views from public places, streets and parks. Views to the mountains, from the perspective of Library Park, are currently obscured by the D.M.A. Plaza and will not be further impacted by the fourth floor component of One Library Park. Finally, the number of mature trees in the area offers a comfortable shade canopy and, combined with the public park, offers creates an urban amenity that has higher value than a partial, seasonal view of the mountains. C. Section 3.5.1(G)(1)(a)2. — Light and Shadow A shadow analysis was performed demonstrating the condition on December 21 st at 9:00 a.m. and 3:00 p.m. The analysis demonstrates that shadow is cast on a portion of the property to the west, Park View Apartments. For the 9:00 a.m. condition, about one-third of western portion of Park View is in shadow. For the 3:00 p.m. condition, about one-third of the eastern portion of Park View is in shadow. The standard indicates that shadowing must be considered substantially adverse before mitigation becomes necessary. Staff contends that the shadowing of Park View Apartments on December 21 st while demonstrative does not rise to the level of being substantially adverse. One Library Park (220 East Olive Street), P.D.P., #34-07 April 17, 2008 P & Z Meeting Page 6 All exterior walls are parallel to or at right angles to the side lots lines of the lot. C. Building Design — Primary Entrance The primary entrance to the building and ground floor dwelling units are located along the front wall of the building, and such entrances include porches. D. Building Design — Second Floor The second floor does not overhang the lower front or side exterior walls. E. Building Design — Front Porches Front porches do not exceed one story in height. F. Building Design — Roof Pitch For the first three floors, the building features a variety of porches and decks, all which are covered by shallow -pitched roofs. At the fourth level, with the step back from the third level, the highest roof is not visible from the street. The result is an interesting and varied facade along both public streets. G. Summary of Article Four Standards These six standards are intended to ensure building compatibility as if the new building were being inserted into or next to the heart of the established residential neighborhood. In fact, this is not the case. The property shares a boundary line with the Downtown zone district. The site has a more significant relationship with the activity and scale of Downtown versus the residential area. It is next to a three- story building and across the street from a 12-story building. The nearest single family detached dwelling in the NCB is approximately 270 feet to the southeast, across two public streets. While the project complies with these standards, a case could be made that the due to the location, such standards are not applicable. 7. Compliance with General Development Standard — Height: A. Background Since the fourth floor of the building exceeds 40 feet in height, the P.D.P. must comply with Section 3.5.1(G) — Special Height Review. The fourth floor is reduced in mass and scale from lower portion of the building. For example: One Library Park (220 East Olive Street), P.D.P., #34-07 April 17, 2008 P & Z Meeting Page 5 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. The Board approved the Modification to allow interior side yard (north) to range in height from 18 to 48 feet at the highest point. And, the Board approved the Modification to allow the corner side yard setback (Olive Street) to be zero feet. Sixth - Section 4.9 (D)(6)(e): Maximum building height shall be three (3) stories, except for carriage houses and accessory buildings containing habitable space, which shall be limited to one and one-half (1 %) stories. The Board approved the Modification to allow the building to be four stories in height. 5. Compliance with Condition of Approval: The Board approved the six Modifications of Standard subject to the following: The Modifications are approved subject to the review and approval of all affected utilities at the time of review of the Project Development Plan. The P.D.P. has been reviewed by the affected utilities and there remain no conflicts with the affected utilities. 6. Compliance with Section N-C-B Dimensional and Development Standards Not Covered by the Six Modifications: There remain six applicable dimensional and development standards that were not covered by the aforementioned six Modifications. These are: A. Minimum Lot Width The lot exceeds the required minimum lot width of 50 feet. B. Building Design — Exterior Walls One Library Park (220 East Olive Street), P.D.P., #34-07 April 17, 2008 P & Z Meeting Page 4 4. Summary of the Six Modifications: As mentioned, six stand-alone Modifications of Standard were approved by the Planning and Zoning Board on October 18, 2007. These are summarized as follows: 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. The Board approved the Modification to allow the building (29,212 square feet) to exceed the lot area (12,600 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. The Board approved the Modification to allow a FAR of 0.93 on the rear 50% of the lot. Third - Section 4.9 (D)(6)(b): Minimum front yard setback (Mathews Street) shall be fifteen (15) feet. The Board approved the Modification to allow the building to be setback zero feet from Mathews Street. Fourth - Section 4.9 (D)(6)(c): Minimum rear yard setback (west) shall be five (5) feet from existing alley and fifteen (15) feet in all other conditions. The Board approved the Modification to allow the rear yard setback (west) to be 4.5 feet Fifth - 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, One Library Park (220 East Olive Street), P.D.P., #34-07 April 17, 2008 P & Z Meeting Page 3 According to the ESNP: "The Buffer areas are intended to provide a "cushion" between the Fringe and Preservation areas. The predominant land uses to be encouraged in the buffer areas are home occupations, office or other low intensity (non -retail) non-residential uses, multi -family housing including higher density residential uses, and other residential uses providing special housing needs such as boarding or group homes, and low/moderate income housing projects." "Although a wider range of land uses is appropriate in the buffer area, all existing structures contributing to the character of the Neighborhood should be preserved if possible. The exterior treatment of renovated structures or any new construction should be compatible with the existing character of the Neighborhood." "Use Conversions — Although a wider range of land uses is appropriate in the Buffer Areas, preservation of existing structures to the extent possible, and compatible exterior treatment and architectural style of renovated structures or any new construction is of great importance. " "Setbacks should be allowed to be consistent with the character of the surrounding neighborhood." "Any change of use determined to be appropriate in the Buffer Areas should be allowed if the proposal conforms to the intent of this Plan: is compatible with the surrounding environment; and, can be shown to create no significant traffic, noise, or other land use conflicts with adjacent Preservation Areas. Under those criteria, appropriate changes in use would include: • Multiple family dwellings up to a maximum density of 12 units per acre. Higher density residential uses may be permitted as proposed and approved as a Planned Unit Development." 3. Evaluation of Compliance with the East Side Neighborhood Plan: The E.S.N.P. emphasizes that the primary purpose of the Buffer Areas is to provide a level of protection to the Preservation Areas from the more intense activities of the Fringe. As a higher density multi -family project, One Library Parking is a permitted use and provides this function. The front porches and re -use of existing brick contribute to the residential character of Preservation Area. Placing the parking stalls below grade promotes neighborhood compatibility. Fourteen dwelling units will not create significant traffic, noise or other conflicts with the adjacent Preservation Area. One Library Park (220 East Olive Street), P.D.P., #34-07 April 17, 2008 P & Z Meeting Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: N-C-B; Existing three-story multi -family building (Park View Apartments) S: N-C-B; Existing parking lot for City and D.M.A. Plaza E: N-C-B; Existing Museum and Library Park W: D; Existing commercial and residential The existing one-story structure has been under a variety of zone districts and used for many different functions over the years. The zoning history is as follows: 1955 —1965 — Employment 1965 —1991 — High Density Residential 1981 —1991 — High Density Residential with P.U.D. Option under L.D.G.S. 1991 —1997 — Neighborhood Conservation Buffer (Pre Land Use Code) 1997 — Present — Neighborhood Conservation Buffer (Post Land Use Code) At one point, the building was home to Vipont Laboratories, the research arm of Water Pik. Past tenants also include the City of Fort Collins Stormwater and Transportation Departments. Most recently, it has been the home of a software engineering company. The alley along the west property line divides the Downtown and N-C-B zone districts. 2. East Side Neighborhood Plan: The East Side Neighborhood Plan (ESNP) was adopted in 1986 and divided the study area into three general land use areas: the commercial "Fringe Areas" along College Avenue, Riverside Avenue, Lemay Avenue and Mountain Avenue; the predominantly residential "Preservation Area" that comprises the majority of the Study Area; and, the mixed use 'Buffer Areas" between the Preservation and Fringe Areas. One Library Park, located at 220 East Olive Street, is located within one of the Buffer Areas. In fulfillment of the E.S.N.P., the Buffer Areas were rezoned to Neighborhood Conservation Buffer, N-C-B in 1991. It is interesting to note that the East Side Neighborhood Plan (1986) preceded the adoption of the Downtown Plan (1989). Subsequently, the "Fringe Area" was rezoned Downtown. The alley along the west property line is the dividing line between the Downtown zone and the subject site. Planning & Zoning Board Staff Report Item No. Meeting Date / 08 Staff J SA rk PROJECT: One Library Park (220 East Olive Street), P.D.P., #34-07 APPLICANT: One Library Park, Inc. 'c/o V-F Ripley Associates 401 East Mountain Avenue Fort Collins, CO 80521 OWNER: One Library Park, Inc. 605 South College Avenue Fort Collins, CO 80524 PROJECT DESCRIPTION: This is a request for a multi -family building located at 220 East Olive Street. The existing structure would be razed. In its place would be a new four-story building consisting of 14 dwelling units with parking below -grade. The fourth story would be stepped back from the first three stories except along a portion of the north facade. Access to the underground parking would be from the alley along the west property line. The lot measures 90' x 140' for a total of 12,600 square feet. The site is at the northwest comer of Olive Street and Mathews Street, across from Library Park. The site is zoned N-C-B, Neighborhood Conservation Buffer. RECOMMENDATION: Approval EXECUTIVE SUMMARY: Six stand-alone Modifications of Standard were approved by the Planning and Zoning Board in October of 2007. All Modifications were to Section 4.9(D) relating to lot coverage and building height. The N-C-B zone is described in the East Side Neighborhood Plan as a transitional area between the downtown area and the residential neighborhood to the east. The P.D.P. complies with the remaining applicable standards of the N-C-B zone and the applicable General Development Standards.