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Home My WebLink AboutLAUREL STREET LOFTS - PDP/FDP - 25-00 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSCommu y Planning and Environmental Advance Planning Department City of Fort Collins Glen Colton, Chair Planning and Zoning Board City of Fort Collins P.O. Box 580 Fort Collins, CO 80524 vices April 17, 2000 Re: Modification of Section 4.8(D)(1)of the Land Use Code, for the Laurel Street Carriage Apartments, 320 West Laurel Street Dear Mr. Colton: This letter is to support a modification of Section 4.8(D)(1)of the Land Use Code requested by Christopher Ray, to grant a reduction in the minimum site area requirement. The Landmark Preservation Commission and Historic Preservation staff believe a modification of the standard would best protect the character of the two highly significant historic buildings on the site. It is far preferable to have new stand-alone construction on the property than the alternative, which is alteration of the historic structures themselves. This site contains two historic buildings. Both of these structures have been determined to be eligible for designation as Fort Collins Landmarks, and for listing on the National Register of Historic Places. The buildings are exceptionally significant as excellent examples of the work of Montezuma Fuller, Fort Collins' most prominent early 20th century architect. They are also important for their association with Roy Portner, the owner of the property for more than 73 years, and for whom Portner Reservoir is named. Additionally, the buildings are representative of early twentieth century residential construction in Fort Collins, and are good examples of the Tudor Revival architectural style. At their April 12 meeting, the Landmark Preservation Commission gave a complimentary review of the proposed three -unit apartment building, and considered its effect on the historic buildings. Additionally, preservation staff has reviewed the conceptual plans against Section 3.4.7 of the Land Use Code, which contains the standards for historic and cultural resources, and believes that the proposed construction meets the requirements of this section. Historic Preservation staff and the Landmark Preservation Commission both strongly support a modification of Section 4.8(D)(1) for this project. The proposed new construction is endorsed as being not only equal to, but far better for preserving the architectural character of these significant structures. Thank you for your consideration. Historic Preservation Planner 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6376 FAX (970) 224-6111 • TDD (970) 224-6002 • E-mail: aplanning@ci.fort-collins.co.us .4 LAUREL STREET LOFTS PROJECT OWNERSHIP Project Owner: Vantage Properties, LLC 3555 Stanford Rd., Suite 202 Fort Collins, Colorado 80525 Phone: 970.223.0680 Fax: 970.226.9043 Chris Ray, Manager Planning Objectives - Laurel Street Lofts, page 6 of 6 LAUREL STREET LOFTS DEVELOPMENT SCHEDULE The project will be constructed in one phase. Development will be scheduled to begin as soon as possible following Type One approval. The Owners wish to start construction in February 2001, with project completion and occupancy by July/August of 2001. Planning Objectives - Laurel Street Lofts, page 5 of 6 Not applicable. Name of the project as well as any previous name the project may have come through conceptual review with. The project originally came through the Conceptual Review process as "6 Dwelling Units in 2 Buildings - north of West Laurel Street and east of Meldrum Street". A modification request came through as "Laurel Street Carriage Apartments". The project name currently is " Laurel Street Lofts". Planning Objectives - Laurel Street Lofts, page 4 of 6 Description of rational behind the assumptions and choices made by the applicant. Lot 18 is vacant and represents a break in the street texture. The proposed construction has been designed to sensitively fill the gap. The proposed project, apartment units, is appropriate to the area, providing student housing opportunity within easy walking distance to Colorado State University and downtown. The project should contribute to fewer vehicle miles traveled because of the targeted user group (college students) and its proximity to CSU campus. On -site parking and landscape requirements have been be met as per Land Use Code for the proposed apartment 3-plex. On -site parking has been incorporated into the building, in garages, so that exposed to view surface parking has been minimized. The architecture of the proposed 3-plex has been designed specifically to be compatible with the surrounding neighborhood. The design, scale, orientation and proportions are intended to reflect the existing street character of Laurel Street. The proposed project has been reviewed and endorsed by the Historic Preservation staff and the Landmark Preservation Commission during an earlier modification process. Their comments and suggestions have been helpful and have positively influenced the project. The proposed project is designed to best protect the character of the next door significant historic structures, and the neighborhood in which they are located. The project is an infill project in an older neighborhood. It is hopeful that this project will promote historic preservation in the immediate area. The applicant shall submit as evidence of successful completion of the applicable criteria, the completed documents pursuant to these regulations for each proposed use. Any variance from the criteria shall be described. No new variances are anticipated. A modification of Section 4.8(D) Land Use Standards, Subsection 4.8(D)(1) Density of the LUC was requested at an earlier time. The P&Z Board meeting date was 5/4/00, and the modification was approved. Narrative description of how conflicts between land uses or disturbances to wetlands or natural area are being avoided or mitigated. Not applicable. Written narrative addressing each concernfissue raised at the neighborhood meeting(s), if a meeting has been held. Planning Objectives - Laurel Street Lofts, page 3 of 6 practical mode of transportation. Principal T-5: "The City will acknowledge pedestrian travel as a viable transportation mode....... The project's targeted occupants will be CSU students. The project's proximity to the CSU campus will easily facilitate walking to campus. Walking will be a practical and enjoyable means of travel. Policy HSG-1.4: "Land for Residential Development. The City will permit residential development in all neighborhoods and districts in order to maximize the potential land available for development of housing and thereby positively influencing housing affordability. ". Principal GM-8: `The city will promote compatible infill development in targeted areas within the Community Growth Management Area boundary. " Principle CAD-3, Policy CAD-3.2 Comparability with Surrounding Development: The project is specifically designed to be sensitive and compatible with the neighborhood. Principle CADA Policy CAD-4.2 Lighting and Landscaping: Security lighting will be provided. Light sources will be selected to reduce glare where possible. Landscaping will be designed to avoid hidden areas. Principle ENV-2, Policy ENV-2.3 Coordination: Trash enclosure area has been sized to accommodate recycling efforts. Description of proposed open space, buffering, landscaping, circulation, transition areas, wetlands and natural areas on site and in the general vicinity of the project. Not applicable. Statement of proposed ownership and maintenance of the public and private open space areas; applicant's intentions with regard to future ownership of all or portions of the planned unit development. There are no designated public or private open spaces within this development.. The project will be privately owned and managed. No change in ownership is intended for the foreseeable future. Estimate of the number of employees for business, commercial, and industrial uses. The property will be managed by the Owner, no new employee positions will be created. Planning Objectives - Laurel Street Lofts, page 2 of 6 Laurel Street Lofts LOCKWOOD PLANNING OBJECTIVES C�\1ICT� 16 August 2000 The Laurel Street Lofts site is located in the 300 block of West Laurel Street, Lot 18, Block 96, HARRISON'S ADDITION to the City of Fort Collins, County of Larimer, State of Colorado. The proposed project is a 3 unit apartment building. The property was subdivided as part of the Original Town Site subdivision plat of January, 1873. Lots 17 and 18 make up Parcel 4, which is 12,350 square feet in area. A modification to the lot density land use standard set forth in section 4.8(D)(1), requiring 15,000 square feet minimum site area has been approved by the Planning & Zoning Board, 4 May 2000, to allow for this third building within the overall parcel. The property is located in the Neighborhood Conservation, Buffer District (N-C-B). The property is bounded by Laurel Street to the south and alleyways to the east and north. Lot 18 is currently vacant. Lot 17 (to the west and under the same ownership) has two existing detached two-story dwelling units. The proposed 3 unit apartment building architecture is to be compatible with the historically significant structures to the west. Statement of appropriate City Plan Principals and Policies achieved by the proposed plan. Principal LU-1: "Growth within the city will promote a compact development pattern within a well-defined boundary". This project is an infill within the defined boundary. Principle LU-2, Policy LU-2.2 Urban Design: Laurel Street Lofts is a well designed project for its specific apartment/rental related function. The surrounding areas of Colorado State University have developed over r the last several years into student housing. Laurel Street Lofts will contribute positively to this area. Its location is appropriate and the architecture will be will be a "quality" building, complimentary to the existing scale and character of the existing neighborhood. Principle LU-3, Policy LU-3.1 General Area Designations: The project is consistent with the City's intent to allow and promote certain types of development for this area Principle T-1, Policy T-1.1 Land Use Patterns: The project is located within walking distance to a public transportation system. Principal T-4: 'Bicycling will serve as a viable alternative to automobile use for all trip purposes." The project, with it's close proximity to the CSU campus and downtown, will make bicycling a useful and Planning Objectives - Laurel Street Lofts, page I of 6 f uw. r, EAST ELEVATION V s =W.Va ♦ ii �r lip III II �^ NORTH ELEVATION score=lea--r-a I Iil ,il I!! I I i'i g5T ELEVATION AQC f, W wE �A3.1 ELEVATIONS l it PARCEL Ek5TING ASPHALT PARKING I 10'TOTAL RIGHT-OF-WAYS (CONCRETE ALLEY) AAw... -T A...�,, EN5111NG 7{tO STORY FRAMENOBASEMENT d TOfAI RIXK AK[A.N<M8F I� r I v.. 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APPMVIO DPTNf LWVCM+IdPLAWP'OdrNI CRYdIO.CCOLLM{ CO1O.41M rN¢—nrd .im [� EXI6T&G TWO BTORY 0 yy FRATERNITY HOUSE p is R e_7 I I� u JIIDr OObB BAW T-, RLNSRM XAMN uc TO= LAUREL ST LOFTS LSU 51TE PLAN AM 1 VICINITY MAP 08/23/00 #25-00 Laurel Street Lofts Type 1 PDP (LUC) 1"=300' D. Division 3.5, Building Standards 1. Section 3.5.1, Building and Project Compatibility The proposal ensures that the physical and operational characteristics of the proposed building and use is compatible when considered within the context of the surrounding area. It complies with the standards and requirements as set forth in this section of the LUC. 2. Section 3.5.2, Residential Building Standards The proposal complies with the standards of this section that are intended to promote variety, visual interest and pedestrian -oriented streets in residential development. 4. Neighborhood Information Meeting The Laurel Street Lofts, PDP contains a proposed land use that is permitted as a Type I use, subject to an administrative review. The proposed use is multi -family residential, and it constitutes a relatively small infill development in the midst of existing mixed -density residential uses. The LUC does not require that a neighborhood meeting be held for a Type I development proposal and a neighborhood meeting was not held to discuss this proposal. FINDINGS OF FACT/CONCLUSIONS After reviewing the Laurel Street Lofts, Project Development Plan - #25-00, staff makes the following findings of fact and conclusions: 1. The proposed land use is permitted in the NCB — Neighborhood Conservation, Buffer District. 2. The Project Development Plan complies with all applicable district standards of Section 4.8 of the Land Use Code, NCB zone district. 3. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. RECOMMENDATION: Staff recommends approval of the Laurel Street Lofts, Project Development Plan - #25-00. 5 1. Section 3.2.1, Landscaping and Tree Protection The proposal ensures that this development proposal provides significant canopy shading to reduce glare and heat build-up, that it contributes to the visual quality and continuity within and between developments, and that it complies with this section of the LUC. 2. Section 3.2.2, Access, Circulation and Parking a. The proposal complies with Section 3.2.2(C)(4)(a) in that it provides secure and conveniently located bicycle parking in the individual garages for each dwelling unit that are to be located within the building. b. The proposal complies with Section 3.2.2(C)(5) in that it provides direct, safe, and continuous walkways and bicycle connections to major pedestrian and bicycle destinations in the surrounding area. c. The proposal complies with Section 3.2.2(K)(1)(a) in that the project will provide 6 parking spaces in the garages within the building, which is the minimum number of off-street spaces required for the three 3-bedroom dwelling units (2 spaces per each 3-bedroom unit). B. Division 3.3, Engineering Standards 1. Section 3.3.5, Engineering Design Standards The proposal complies with the design standards, requirements, and specifications for the services as set forth in this section. C. Division 3.4, Environmental, Natural Area, Recreational and Cultural Resource Protections Standards 1. Section 3.4.7, Historic and Cultural Resources The proposal complies with the purpose of this section in that the new construction is designed to respect the historic character of the site and any historic properties in the surrounding neighborhood. The Landmark Preservation Commission reviewed the proposed architectural character of the structure during the process for the Modification of Standard 4.8(D)(1) of the LUC. A copy of a letter from Karen McWilliams, Historic Preservation Planner, dated 4/17/00 is attached to this staff report. 4 The property was platted as part of the Original Town Site of Fort Collins in March, 1887. The property was re -platted as Parcel 4, Lots 17 & 18 of Block 96 of the Harrison's Subdivision. Date of this replat is difficult to determine. 2. Division 4.8 of the Land Use Code - Neighborhood Conservation, Buffer The proposed use of multi -family dwellings, up to 4 units, to be constructed on a parcel which contained structures on October 25, 1991 is permitted in the NCB zone district subject to an administrative review. The PDP meets the applicable Land Use Standards, more specifically: 1. Section 4.8(D)(1) Density. There are two existing buildings on Parcel 4, lots 17 & 18 of Block 96 of the Harrison's Subdivision. Parcel 4 is 12,350 square feet in size. This section of the LUC requires that there be at least 5,000 square feet per building on the parcel. For a third building to be allowed, the parcel should be 15,000 square feet in size. The applicant submitted a request for a modification to this standard to allow a third building on Parcel 4. The Planning and Zoning Board approved this modification request on May 4, 2000 with one condition: That the two existing structures on the parcel obtain historic preservation designation prior to issuance of a building permit for the new building. The PDP meets the applicable Development Standards. The applicant has demonstrated that the development plan contributes to the existing developments in the surrounding area in terms of access and sidewalk layout, building siting and design, and site design. The streetfront facades, landscaped yard, and pedestrian connections conform to the intent of this section of the code. 3. Article 3 of the Land Use Code — General Development'Standards The Project Development Plan complies with all applicable General Development Standards, more specifically as follows: A. Division 3.2, Site Planning and Design Standards 3 Multi -family dwellings, up to 4 units, to be. constructed, on a parcel which contained structures on October 25, 1991 are permitted in the NCB — Neighborhood Conservation, Buffer Zon'ing`.District, subject.to administrative (Type 1) review. The purpose of the NCB District is: Intended for areas that are a transition between residential neighborhoods and more intensive commercial -use areas or high traffic zones and that have been given this designation in accordance with an adopted subarea plan. _ This proposal complies with the purpose of the NCB District as'it provides multi- family residential on an infill site located in an existing mixed -use (commercial, office, mixed -density residential) area in a portion of the old west side neighborhood. Also, it is located in the Residential Redevelopment (Buffer) Area on the Future Land Use Map of the WEST SIDE NEIGHBORHOOD PLAN that was adopted by City Council in July, 1989. The "East Buffer Area" of the plan (which this site is in) is located between the West Side Neighborhood and downtown, and should be a transition area between the residential portion of the neighborhood and high intensity uses of the downtown. The transition should be made in terms of the uses and scale of development that is encouraged through redevelopment, in part, as follows: • encourage multi -family structures • encourage redevelopment of marginal or vacant parcels at a residential scale and character • allow multi -family redevelopment (new construction) up to 24 units per acre This proposed new development will be on a vacant parcel and will tie into and utilize existing roadways, utilities, and services in the area. COMMENTS: Background The surrounding zoning and land uses are as follows: N: NCB; existing mixed -density residential S: not zoned, CSU; existing university (Colorado State) E: CC; existing multi -family residential (SAE Fraternity House) W: NCB; existing mixed -density residential The property is in the Original City of Fort Collins. E Commu: , Planning and Environmental ! vices Current Planning City of Fort Collins ADMINISTRATIVE HEARING: December 14, 2000 PROJECT: Laurel Street Lofts, Project Development Plan - #25-00 APPLICANT: Lockwood Architects, Inc. c/o Dana W. Lockwood 420 South Howes Street, Suite 101 B Fort Collins, CO. 80521 OWNER: Vantage Properties, LLC 3555 Stanford Road, Suite 202 Fort Collins, CO. 80525 PROJECT DESCRIPTION: This is a request for a 3-plex multi -family residential building on a 0.14 acre parcel located at the northwest corner of the intersection of West Laurel Street and the north - south alley between South Howes and South Meldrum Streets. The property is on the north side of West Laurel Street, just north of the Colorado State University campus. It is in the NCB — Neighborhood Conservation, Buffer Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This Project Development Plan (PDP) complies with the applicable requirements of the Land Use Code L( UC), more specifically: the process located in Division 2.2 - Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; " standards located in Division 3.2 - Site Planning and Design Standards, Division 3.3 — Engineering Standards, Division 3.4 — Environmental, Natural Area, Recreational and Cultural Resource Protection Standards, and Division 3.5 - Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and standards located in Division 4.8 Neighborhood Conservation, Buffer (NCB) of ARTICLE 4 — DISTRICTS. 281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020