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HomeMy WebLinkAboutPECK APARTMENTS - PDP/FDP - FDP130031 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVES24 July, 2013 Courtney Levingston, Planner Community Development & Neighborhood Services 281 N College Avenue PO Box 580 Fort Collins, CO 80522 STATEMENT OF PLANNING OBJECTIVES 218 W Laurel Apartments, 218 W. Laurel Street Introduction • This is a request to remove an existing single family residence and construct a new multi- family rental project at 218 W Laurel Street, Fort Collins, CO. • The property is zoned as C-C (Community Commercial). o Multi-Family Housing are allowed in this zoning. • Phasing: This is a single phase project. It is the intent to construct the project in one phase. • Ownership: The current and continued ownership of the property and proposed development is Thomas H. Peck; Mary McQuaid Peck; Thomas O McQuaid and Jean E. Cool as Trustees of Thomas O. McQuaid and Jean E. Cool 1885 Trust. 4122 Vista Lake Drive, Fort Collins, Colorado 80524. • The proposed development will provide additional rental housing to the community. With its proximity to the university it is anticipated that the majority of potential tenants will be student/CSU related. Also, with the project’s exceptionally close proximity to the university and the City’s transit systems it will encourage non-auto related transportation within the community. • The proposed number of dwelling units is six (6), with a total of twelve (12) bedrooms. Although this zoning does not require minimum automobile parking there are eight (8) tenant parking spaces proposed on-site within garages. Site Planning & Landscaping • Tree Planting Standard - The project will provide trees as required as per city standards, in and around parking lots, and in all landscape areas identified within the property and around the building, in order to add to the urban tree canopy in the immediate area. • Landscape Standards – There are no parking lots on site, only walks and drives. It is the intent for the development’s landscaping to meet or exceed the standards where possible. • Tree Protection and Replacement - A minimal number of Existing trees within the development may need to be removed to accommodate improvements. As many quality trees as possible will be saved. The landscape plans will accurately identify the locations, species, size and condition of all significant trees, each labeled showing the applicant’s intent to either remove or protect. 218 W Laurel Street Appartment - Page 1 of 4 LOCKWOOD ARCHITECTS, INC., 415 E Pitin Street, Fort Collins, Colorado 80524 p: 970.493.1023 • Bicycle Parking. Bicycle parking spaces are required to be provided. It is the intent for the project to provide secured bicycle storage within the building. Every bedroom will be provided with a lockable storage unit for bicycle storage and/or other storage at the interior first floor level. However, due to the proximity to CSU bike racks for additional bicycles is proposed at the exterior on site. 218 W Laurel Street Appartment - Page 2 of 4 LOCKWOOD ARCHITECTS, INC., 415 E Pitin Street, Fort Collins, Colorado 80524 p: 970.493.1023 Walkway Direct On-S y Access – The property is located at the corner of Laurel Street and a public a natural arking • s - Directness and continuity. Walkways within the site are located and aligned to directly and continuously connect areas or points of pedestrian origin and destination. Walkways link street sidewalks with building entries. • ite Access to Pedestrian and Bicycle Destinations - The on-site pedestrian and bicycle circulation system is designed to provide, and allow for, direct connections to pedestrian and bicycle destinations. • Transportation Impact Study – It has been determined that a TIS is not required for this proposed development. • Access and Parking Lot Requirement – No parking lots are proposed. All automobile parking provided is proposed to be housed within garages. • Trash and Recycling Enclosures – Provided to accommodate the collection, separation, storage, loading and pickup of recyclable materials that is adequate, convenient, and functionally located. Exterior finishes will be similar to architectural finishes. • Emergenc alley. Basic emergency access is available from either Laurel Street or the alley. The overall building height is less than 30’; therefore, per the comments provided by the Poudre Fire Authority the building will be provided with an approved NFPA 13-R sprinkler system, therefore the 150 feet fire apparatus access can be increased, and no additional fire lanes are required on the long side (alley side) of the building. • There are no existing wetlands within the development. The closest feature to habitat are existing trees at the west property line. Undesirable trees will be removed and as many desirable trees and shrubs will be saved as possible. P his project is located in the TOD and there are no parking minimum requirements. raffic Impact • T However, the project does propose to provide eight (8) parking spaces on site within garages. T c Impact Study has not been required and is not provided. It is anticipated that Architecture • A Traffi considering the project’s modest scale and close proximity to the Mason Street Corridor, CSU, and other existing pedestrian and vehicular transit systems that the proposed project will have minimal impact the on city’s traffic. ng and Project Compatibility Section 3.5.1: It is the intent for the physical and rchitectural character is not strongly • Buildi operational characteristics of the proposed building and uses to be compatible considering the context of the surrounding area. o Architectural Character - A defined a established in this area. Architectural character ranges from CSU’s historic and modern facilities to the south, and a mosaic of residential, commercial, retail, and restaurant facilities on the north side of Laurel Street. The character of these existing buildings also ranges from some that are traditional historic to modern. The current trend of new construction over the last few years seems to point toward a more modern architectural style which this project also proposes. Due to its location, this project represents a logical, and modest, multi-family addition to our community. This project will displace a deteriorating single family residence that has no historic value and replace it with a modern facility that will enhance 218 W Laurel Street Appartment - Page 3 of 4 LOCKWOOD ARCHITECTS, INC., 415 E Pitin Street, Fort Collins, Colorado 80524 p: 970.493.1023 lk, mass, at the majority of tenants who will be attracted to this o nt strong theme of building material usage in the area. te excessive glare. No highly individually defined elements, and placed to Wall color shades are intended to be vibrant yet soft. The • Building He d affect on desirable views ha er, Section 3.2.3(D) does apply. The analysis consists of a narrative and a sh um height is 5 stories. The definition o uce human impact on our natural the standard of quality for future projects or redevelopment in the area. o Building Size, Height, Bulk, Mass, Scale. This building’s size, height, bu and scale are intended to be compatible with the surrounding area. The building “front” facing Laurel Street is intentionally raised to simulate the scale and proportions of traditional residential architecture and character. The proposed building is well articulated and subdivided into massing to promote its function and visual interest. There are recent apartment, muti-family, and mixed-use buildings in the area with similar (and some much larger) mass and scale. This building’s massing and scale will add to the neighborhood’s character and quality. o Operational/Physical Compatibility Standards. The property is literally across the street from the CSU campus which makes it an ideal location for housing geared toward students. ƒ It is anticipated th project will be associated with CSU in some fashion. The close proximity lends convenience and will promote walking or biking to and from the new building. Building Materials. ƒ There is no curre Therefore common Colorado construction materials are to be utilized for the project. Building form, detailing, color and texture, shall be utilized to enhance the architectural experience in the area. Use of color and materials will be such as to simulate enough similarity for the building to be compatible will surrounding structures. ƒ Glare. Building materials should not crea reflective building materials are proposed, such as aluminum, unpainted metal or reflective glass. ƒ Windows. Windows are visually establish and define the building stories and establish human scale and proportion. ƒ Building Color. majority of the roofs are near flat, however, portions of the roof are designed to be sloped to reflect a residential feel – these sloped roofs are proposed to be shingles in an earth tone. The color shades of building materials shall draw from the range of color shades that already exist on West Laurel Street and in the adjacent neighborhood. ight: The affects of this project on access to sunlight an s been considered. Minimal undesirable affects are anticipated. o Section 3.5.1(G) a height analysis for structures over 40 feet does not apply, howev adow analysis. No major adverse consequences are apparent from shadows or views affected by this project. o The proposed building consists of three stories, well within the limit imposed by Section 4.10(D)(2)(a) that state the maxim f a story is in Section 3.8.17. 218 W Laurel Street Appartment - Page 4 of 4 LOCKWOOD ARCHITECTS, INC., 415 E Pitin Street, Fort Collins, Colorado 80524 p: 970.493.1023 Schedule The schedule for the single phase of construction will be as follows: • Construction Start: Fall 2013 • Construction Completion: Spring or Summer 2014 • The developer of the project is well aware of its social responsibilities and is very supportive of green technologies which red environment. Therefore the building design will incorporate energy efficient technologies such as high efficiency furnaces, on-demand water heaters, building materials and insulation.