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Home My WebLink About220 E. OLIVE ST. - MODIFICATIONS OF STANDARDS - 27-07 - REPORTS - MODIFICATION REQUESTBUILDING ON PROPERTY LINE. W2 BUILDING 0.50'± ON PROPERTY. I -STORY MASONRY AND STUCCO 220 EAST OLIVE STREET FORT COLLINS, COLORADO 80524 BUILDING ON PROPERTY LINE. BUILDING 0.27' OFF PROPERTY BUILDING 0.91' OFF L� lS IJ PROPERTY OVERHANG BUILDING 0.13'± ON BUILDING 0.09'± OFF PROPERTY. PROPERTY OLIVE STREET EXHIBIT 25 w w ry cn F- SURVEY DOCUMENT MODIFICATION REQUEST 220 E. OLIVE PDP AUGUST 08, 2007 NORTH SIDE OF EXISTING BUILDING LOOKING SOUTH-EAST EXHIBIT 24 EXISTING BUILDING MODIFICATION REQUEST 220 EAST OLIVE PDP @ 220 EAST OLIVE AUGUST 08, 2007 SOUTH SIDE OF PARKVIEW APARTMENTS LOOKING NORTH-EAST EXHIBIT 23 SOUTH SIDE OF PARKVIEW APARTMENTS LOOKING NORTH-WEST PARKVIEW MODIFICATION REQUEST 220 EAST OLIVE PDP APARTMENTS GREENSPACE AUGUST O8, 2007 c7 w z0 ca PARK VIEW APARTMENTS OLIVE STREET FIRST FLOOR EXHIBIT 22 PROPERTY LINE EXTENDED SITE PLAN MODIFICATION REQUEST 220 E. OLIVE PDP AUGUST 08.2007 � d Q m � m � Z O BALCONY BALCONY BALCONY w w � m tY Of of O Q in Q I wF- z o } � w �- w 0 Z o Q BALCONY BALCONY BALCONY Q °� m m U Z �i O - > Cn i - p O ❑ F . m J 1- a 3 PATIO PATIO PATIO a m O z ❑ 3:1m J O U ❑ Z OLIVE STREET FOURTH FLOOR FIRST FLOOR ► ► — PROPERTY LINE EXHIBIT21 FLOOR COMPARISON MODIFICATION REQUEST 220 E. OLIVE PDP AUGUST 08, 2007 *� AZO,. p _ d V� f'I b� EXHIBIT 18 300 REMINGTON STREET MODIFICATION REQUEST 220 EAST OLIVE PDP AUGUST 08, 2007 No Text EXHIBIT 16 221 MATHEWS STREET MODIFICATION REQUEST 220 EAST OLIVE PDP AUGUST 08, 2007 . � �: s: ti a � +. �� ,i�"` _ +\ ; ;. r i� ��,� � __ ....- -,_ -i �'� .. l� 1.� J -x-� ._..__.... .. J. ��' . � 1 r.. �� t _ r NOPTu PROF LI PARKVIEW APARTMENTS EXHIBIT 14 - BUILDING SECTION #4 ERTY IE TRU55 BEARING 146, 4TH FLOOR B 156' — ,, 3RD FLOOR 124' — O" 2ND FLOOR 112' — O" 15T FLOOR 100' — O" PARKING LE\/ELL OLIVE STREET MODIFICATION REQUEST 220 EAST OLIVE PDP LOOKING EAST N.T.S. AUGUST 08, 2007 i 9 NORTH PROPERTY JW LINE ROOF U q�q' w � v ti W Off/ O<C Y ELEVATED WALKWAY AREA OF NON-OOMPLIANOE �i i i �I DEOORATIVE METALWORK i PARKVIEW APARTMENT5 5TAIR EXHIBIT 13 - BUILDING SECTION #3 SOUTH TRU55 PROPERTY BEARING LINE 146' - O' 4TH FLOOR� 3RD FLOOR 124' - O' 2ND FLOC_ R 112' - -' 15T oa - O" FLOOR PARKING LEVEL 89' - O" OLIVE STREET MODIFICATION REQUEST 220 EAST OLIVE PDP LOOKING EAST N.T.S. AUGUST 08, 2007 /0 /(Q4 NORTH / 4v SOUTH PROPERTY / JW PROPERTY i _iNF n LINE TRU55 BEARING 146 4TH FLOOR 1361 _ O" v 3RD FLOOR 124' _ O" -v 2ND FLOOR 112_ O" v 15T FLOOR 100 PARKING LEVEL 89. _ O.. v PAtRKVIEW OLIVE STREET AFARTMENTS EXHIBIT 12 - BUILDING SECTION 42 LOOKING EAST MODIFICATION REQUEST 220 EAST OLIVE PDP N.T.S. AUGUST 08, 2007 /1 NnRTH SOUTH TRUSS f BEARING 146 - O" 4TH FLOOR� O" 3RD FLOOR 2ND FLOOR 112' - O" 15T FLOOR 10_& 0' - Y. PARKING LEVEL 8q� _ 0.. v /E 5TREET AUGUST 08, 2007 PARKVIEW APARTMENTS EXHIBIT 10 MODIFICATION REQUEST 220 EAST OLIVE PDP NORTH ELEVATION N.T.S. AUGUST 08, 2007 All NOW OLIVE STREET EXHIBIT 8 SOUTH ELEVATION MODIFICATION REQUEST 220 EAST OLIVE PDP N.T.S. AUGUST 08, 2007 ro"ILMIN PARKVIEW APARTMENT5 NCB DISTRICT_ DOWNTOWN DISTRICT EXHIBIT 6 NORTH WEST PERSPECTIVE ALLEY * REFER TO EXHIBIT 10 FOR DIM5. NCB DISTRICT i DOWNTOWN P15TRIGT MODIFICATION REQUEST 220 EAST OLIVE PDP AUGUST 08. 2007 MATHEWS STREET EXHIBIT 5 PARKVIEW APARTMENTS NORTH EAST PERSPECTIVE MODIFICATION REQUEST 220 EAST OLIVE PDP AUGUST 08, 2007 NGB DISTRICT DOWNTOWN DISTRICT \ NGB ISTRICT DOWNTOWN D15TRICT EXHIBIT 4 OLIVE STREET SOUTH WEST PERSPECTIVE MODIFICATION REQUEST 220 EAST OLIVE PDP AUGUST 08, 2007 OLIVE STREET MATHEM STREET EXHIBIT 3 SOUTH EAST PERSPECTIVE MODIFICATION REQUEST 220 EAST OLIVE PDP AUGUST 08, 2007 MOUNTAIN AVENUE'` D' _` P a Phi ' f r P53 I ip. i t w r :�.. • ■,3,`, OAK STREET Lu i ' _ Owl OsJ1 t .6o y t� L• ' v_ , .Y - .F+•rr', - ;.^s. ra . Z M e .. eel. ■ o ' t ? � USEUM- �� • , -� P °' - � � r ;� . yLIBRARY ,- '' �,g —� f;-- u - 79 i r a r•. . NCB 5�P `• a; I.. • P " ._,Y,■tr NUKIH SCALE: 1" = 200' OLIVE STREET Z •� .y LEGEND 1 PROPOSED SITE 2 3 STORY PARK VIEW APARTMENTS (221 MATHEWS STREET), EXHIBIT 16 3 3 STORY LIBRARY PARK APARTMENTS (207 MATHEWS STREET) 4 3 STORY WITH GARDEN LEVEL (308 E. OAK STREET), EXHIBIT 17 5 301 E. OLIVE STREET, EXHIBIT 15 P PAVED/PARKING SURFACE EXHIBIT 2a AERIAL VIEW - FLOOR AREA RATIOS MODIFICATION REQUEST 220 E. OLIVE PDP AUGUST 08, 2007 e 8 D j ,2 �. d 12 O �IO�jO W r �W co k4y .7 Q F 19 2 � r f,F rii . "rt) ".prlrs � 1 A7 D I N RTH SCALE: 1" = 200' _w s MOUNTAIN AVENUE ' A _T_ p ITT �, sv 11 2 10 O F 7 1 yyF ss OAK STREET _ . i— f p ~ O4 W ; NCM W a i d-r CA Lu NCB 13 A: l O- tiA ,:j OLIVE STREET 'AY TAT � I AD O LEGEND 8 COMMERCIAL/OFFICE USES 1 PROPOSED SITE 9 PARKING LOT 2 FORT COLLINS MUSEUM 10 CHURCH 3 LIBRARY 11 RESIDENTIAL 4 3 STORY BUILDING (221 MATHEWS STREET), EXHIBIT 16 12 CITY PARKING LOT 5 3 STORY WITH GARDEN LEVEL (308 E. OAK STREET), EXHIBIT 17 13 301 E. OLIVE STREET, EXHIBIT 15 6 10 STORY BUILDING (300 REMINGTON STREET), EXHIBIT 18 14 3 STORY BUILDING, 207 MATHEWS STREET 7 RESIDENTIAL RENTAL UNITS EXHIBIT 2 AERIAL VIEW MODIFICATION REQUEST 220 E. OLIVE PDP AUGUST 08, 2007 15T FLOOR 2NO FLOOR EXHIBIT 1A 3RD FLOOR 4TH FLOOR OUTDOOR LIVING MODIFICATION REQUEST 220 EAST OLIVE PDP SPACE PLANS AUGUST 08, 2007 DOWNTOWN P15TRICT w Q NOB DISTRICT .b PARIWON APARTMENTS DOWNTOWN NCB OLIVE STREET DISTRICT DISTRICT EXHIBIT 1 - BUILDING SE KEY PLAN MODIFICATION REQUEST 220 EAST OLIVE PDP N.T.S. 12) CTIONS /\ ,\,IV AUGUST 08, 2007 • The fourth floor step back along Mathews Street and Olive Street exceeds the requirement, in fact it is only 47% the size of the first floor. (See exhibit 21.) • The fourth floor is also visible from the west (alley) side and the north side. The lengths of the 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. (See exhibits 5, 6, 9, 10 and 14.) • The adjacent apartment building (The Park View Apartments) is three stories but has the height and appearance of a four-story building due to the overall design concept including additional wall height and roof design. (See exhibit 16.) The roof on the proposed building is flat. (See exhibits 5 and 14.) • There is an existing three (3) story plus garden level apartment building one block away at 308 East Oak within the NCB District. (See exhibit 17.) • Located west and north, diagonally across Olive Street is a ten -story building. (See exhibit 18.) • Views from the Park View Apartments are obstructed by the existing tree line in close proximity to the windows along the south side facade of the apartments extending the full height of the building. (See exhibit 23.) • We believe a more pleasing view is created for the Park View Apartment's residents by the proposed building design with an articulated north facade versus the existing building's stark flat facade. (See exhibits 10 and 24.) We feel since the fourth story visibly recedes and only the stairwells are viewed from the street side. The excess building height is nominal and inconsequential. (See exhibits 3-5, 19 and 20.) In conclusion we believe the propose building design is equal to or better than a building design that meets the requirements of the Fort Collins Land Use Code and improves the existing conditions and views for the Park View Apartment residents. (See exhibits 23 and 24.) chimney that encroaches into the setback by less than one (1) foot and extends to the fourth floor but it is also allowed per section 3.8.19. We feel the encroachment of the bay window and trash enclosure is nominal and inconsequential and has very little impact on the alley. (See exhibits 4, 6 and 9.) • Encroachment along the north property line consists of an open exterior egress stair and a chimney that encroaches into the setback by less than one foot, both are allowed per section 3.8.19. (See exhibit 1) The remainder of the north facade does meet the five (5) foot side yard setback requirement up to the eighteen (18) foot height limit at which the building should step back one (1) foot for every additional two (2) feet in height. (See exhibits 5, 6, 9 and 11-14.) From the alley to the center of the north facade (approximately half the building facade) is designed to be equal to or better than this criterion. Although the remaining north facade is not stepped back as required, the use of different materials on the facade creates a visual break in the plane eliminating a flat wall appearance. (See exhibit 10.) In addition, the multi -story rental apartment building to the north (The Park View Apartments) is approximately thirty-two (32) feet from the proposed building. (See exhibit 22.) We contend the requested modification is nominal and inconsequential. (See exhibit 16.) • The existing building currently sits on the lot line with no setbacks, and actually encroaches over the lot line by almost one -foot at the southeast corner based on the civil survey. (See exhibit 25.) The proposed building will be offset from the property line creating a more attractive streetscape. (See exhibit 21.) We believe 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 potential mixed -use building that utilizes creative design solutions to create an attractive streetscape within this transition zone. 6. Building Height 4.9(D)(6)(e) The maximum building height is limited to three (3) stories per section 4.9(D)(6)(e). We are proposing a height of four (4) stories for the 220 East Olive building. We feel the additional story is nominal and inconsequential for the following reasons: • The majority of the visual mass along Olive and Mathews streets is three (3) stories. The only area along Mathews Street and Olive Street where the fourth story is visible is at the interior stairwells. See exhibits 3, 4 and 5. The fourth floor facade is stepped back sixteen (16) feet seven (7) inch from the third floor facade. Furthermore, a large cornice extends out from the fourth floor balcony obscuring any view of the balcony and building facade from the streets. (See exhibit 14.) 6 beyond the minimum required, for each two (2) feet of wall or building height that exceeds eighteen (18) feet in height. * We are proposing the following setbacks for the 220 East Olive building: • Front yard facing Mathews Street— Zero (0) setback (measured from property line to face of covered porches, note the face of building is twelve feet from the property line.) • Rear yard — five (5) feet from existing alley (with the exception of one exterior stairwell, and one bay window) • Side yard — five (5) feet from north property line (with the exception of one exterior stairwell) • Corner side yard facing Olive Street— Zero (0) setback (measured from property line to face of covered porches, note the face of building is twelve feet from the property line.) We feel that the decreased setbacks are nominal and inconsequential for the following reasons: • The property is within the Neighborhood Conservation Buffer District (NCB). This district is intended for areas that are a transition between residential neighborhoods and more intensive commercial -use area. Although the property is within the NCB District it borders the Downtown District and the Old City Center on the west side of the property. (See exhibit 2.) • Although the building and patios/balconies exceed the required setback we feel the streetscape is much more attractive and visually interesting and is a good transition between the residential neighborhood further east and the adjacent Downtown District. The front porches and balconies give the building a residential appearance and the closer setbacks give the building more of the urban feel that typically occurs in transition zones. The patios and balconies do not project to the property line as a solid wall; they have breaks between them and at the entry stair locations. The building face, with the exception of the enclosed stairwell along Olive Street, is setback twelve (12) feet from the property line. We feel the patios/balconies meet the intent of the code per section 4.9(D)(1)(b). (See exhibits 3, 4, 7 and 8.) The elements closer than five (5) feet on the alley side (west side) of the building are one bay window, the trash enclosure on the first floor and a required exterior egress stairwell from the basement to the ground level. These elements do not extend above the first floor. The bay window is allowed to encroach by two (2) feet per section 3.8.19 but actually encroaches two (2) feet six (6) inches. The stair well is open and allowed to encroach per section 3.8.19. There is also a 5 eliminates the residential need for parking lots and does not impact the already over -crowded on street parking and park. • The NCB 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, a park and a museum adjacent to the east, an apartment building to the north, a parking lot to the south, and a residential building converted into an accounting firm to the southeast. Unlike the residential neighborhoods west of College Avenue the east side neighborhoods are not as well defined as residential neighborhoods. The east side has a more random land use pattern of non -owner occupied residences, commercial uses and office uses. (See exhibit 2.) The closest single-family lots are rentals to the west of the property across the alley and are located in the Downtown District. The proposed building 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. Two of these lots when analyzed from aerial photography and measured for FAR actually exceed the required FAR. The ratios for two of the four lots are .50 and .86 (221 Mathews Street, The Park View Apartments). Furthermore, the existing building on the project 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. (See exhibits 2a, 16 and 17.) Although the buildings at 301 E. Olive Street (exhibit 15) and 207 Mathews Street do not exceed the FAR, the rear areas of the properties are almost completely paved. We believe the proposed plan will serve the standard equally well or better than a plan which complies with the standard by virtue of providing an attractive potential mixed -use building that utilizes creative design solutions for open space and will be an asset to the downtown area. Additionally, the proposed larger FAR is inconsequential when viewed in the overall context of the surrounding neighborhood. 3, 4, 5. Dimensional Standards 4.9 (D)(6)(b)(c) & (d) The required minimum setbacks in the NCB District are as follows: Require by code Proposed Difference Front yard — fifteen 15) feet Mathews Street) 01* -15, Rear yard — five 5 feet from existing alley West 1 51* 0' Side yard — five 5 feet for all interior side yards North 51* 0' Corner side yard — fifteen (15) feet (South) 01* -15' In addition, the proposed building exceeds eighteen (18) feet in height and is also required to be set back on the interior side yard (north side) an additional one (1) foot 4 • The building and site design incorporates entry steps, patios, balconies and landscaping which give the streetscape a more urban downtown residential presence as a transition between the NCB District and the Downtown District. •. Parking for the building is below grade under the building. Thiseliminates the need for residential parking lots and does not impact the already over -crowded on -street parking and park. • The NCB 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 limits of the lot but also a district boundary line dividing the Downtown District and the NCB District. We believe 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 potential mixed -use building that utilizes creative design solutions to achieve an attractive streetscape within this transition zone. 2. Floor Area Ratio (FAR) 4.9 (D)(5) The floor area ratio (FAR) required in the NCB District is 0.33 on the rear 50% of the lot. With this required FAR, the building would be one story with each unit having traditional shared open/green space. There are several reasons why we feel that the FAR for this zone is not suitable for this particular site: • Proposed is a four-story potential mixed -use building with a FAR of approximately 0.93 on the rear 50% of the lot. The building will have 14 units total and each unit will have private outdoor spaces in place of a singular rear yard green space. The entire building also shares a large exterior courtyard. (See exhibit 1 and 1A.) We contend that this is a better utilization of space, creating a better quality/living experience for the residents. Typically, a mixed - use building in an urban setting doesn't have back yard green space. The code appears to imply that a smaller FAR is better suited for residential lots, rather than a mixed -use single family attached residence. In addition to the landscaping and proposed patios and balconies provided on the property, there is also a large city park (Library Park) located directly across Mathews Street. This park is an open space amenity to the surrounding community. (See exhibit 2.) • 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. The street facades will have entry steps, patios, balconies and landscaping. Parking for the building is below grade under the building. This 91 6. 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. Proiect Description The 220 East Olive property consists of 12,600 square feet (.29 acres) and is located east of College Avenue and south of Mountain Avenue on the northwest corner of Olive Street and Mathews Street, directly across from the Fort Collins Museum. The property is zoned Neighborhood Conservation Buffer District (NCB). The existing structure would be razed and replaced with a four-story potential mixed -use complex with live/work units located on the first floor and parking provided underground. The fourth story is stepped back from the facade of the first three floors. Access to the underground parking is located at the rear of the building from the alley. Modification The request is for a modification to allow a four-story building on the northwest corner of Olive Street and Mathews Street that exceeds the FAR and exceeds the setback requirements in an inconsequential way. 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 and the plan as submitted 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 the Land Use Code. We believe the proposed project meets these criteria in the following ways: 1. Density 4.9 (D)(1) The building area of all four floors excluding the courtyard, open balconies and patios is 29,212 square feet. The minimum lot area required is 29,212 square feet however the property consists of only 12,600 square feet limiting the maximum building area to 12,600 square feet. Although the building exceeds the maximum area allowed by 2.3 times we believe the excess building area is inconsequential for the following reasons: • Each of the 14 units will have private outdoor spaces in place of a singular rear yard green space plus the entire building shares a large exterior courtyard. (See exhibit 1 and 1A.) We contend that this is a better utilization of space, creating a better quality/living experience for the residents that what can be achieved in a smaller building. P f1_ V FF1iipIc=,yASSCCIATES INC Landscape Architecture Urban Design Planning Modification Request 220 East Olive PDP NCB Land Use Standards October 03, 2007 This request is for modifications to the Land Use Standards for the Neighborhood Conservation, Buffer District (NCB) as outlined in the City of Fort Collins Land Use Code. The modifications being requested are from section 4.9 (D)(1) and (5)(6)(b)(c)(d)(e), Floor Area Ratio and Dimensional Standards. These regulations read as follows: 1. 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. 2. 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. 3. Section 4.9 (D)(6)(b): Minimum front yard setback shall be fifteen (15) feet. Setbacks from garage doors to the backs of public walks shall not be less than twenty (20) feet. 4. Section 4.9 (D)(6)(c): Minimum rear yard setback shall be five (5) feet from existing alley and fifteen (15) feet in all other conditions. 5. Section 4.9 (D)(6)(d): Minimum side yard width 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 shall be fifteen (15) feet on the street side of any cornier lot. Phone 970.224.5828 Fax 970.224.1662 401 West Mountain Ave. Suite 201. Fort Collins, CO 80521-2604 vfripley.com