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HomeMy WebLinkAboutMAGNOLIA DWELLINGS - FDP210015 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVEProject Narrative MAGNOLIA DWELLINGS NTSPROJECT LOCATION View of existing house from Magnolia Street View of existing house from backMatthews StreetMatthews StreetPeterson StreetPeterson StreetE. Mulberry StreetE. Mulberry Street Magnolia DwellingsE. Magnolia StreetE. Magnolia Street Project Narrative MAGNOLIA DWELLINGS View to alley from backyard View from alley into backyard View from alley toward Peterson Street View from alley west toward adjacent multi-family property parking lot View to North-East neighbor and existing wall and screen fence (to remain)View to South-East Neighbor backyard with existing block wall (to remain) Project Narrative MAGNOLIA DWELLINGS PROJECT GOAL: The design intent of Magnolia Dwellings is to provide another type of housing that is contextually appropriate and provides another housing product that allows for a broader spectrum of renter to live in the downtown area. BACKGROUND: The existing site has one single-family home. 1. PROJECT TITLE: Magnolia Dwellings (previously submitted under 335 E Magnolia St Multi family) 2. MEETING DATES: Conceptual Review Meeting: June 21, 2019 Neighborhood Meeting: August 26, 2020 Planning and Zoning Meeting: May 20, 2021 3. GENERAL INFORMATION: Project Location: 335 E Magnolia Street Size: 9,500 sf / 0.218 ac Existing zoning: NCM (Neighborhood Conservation, Medium Density District) Proposed zoning: NCM (Neighborhood Conservation, Medium Density District) Number of off street parking spaces provided: 7 (1 van accessible) Number of building stories proposed: Two Maximum building height of new building: 29’-8 1/2” Approved LUC Modifications and Alternative Compliance proposed (refer to supplemental information provided): MODIFICATION #1 Section 3.2.2(L)(2) Compact Vehicle Spaces in Long-term Parking Lots and Parking Structures. Those areas of a parking lot or parking structure that are approved as long-term parking have the option to include compact parking stalls. Such approved long-term parking areas may have up to forty (40) percent compact car stalls using the compact vehicle dimensions set forth in Table B, except when no minimum parking is required for a use pursuant to subsection 3.2.2(K), in which event the number of compact car stalls allowed may be greater than forty (40) percent. No compact spaces shall be designated as handicap parking spaces. Modification Approved: Compact parking to be provided at 42.8%. MODIFICATION #2 Section 3.2.2(J) Any vehicular use area containing six (6) or more parking spaces or one thousand eight hundred (1,800) or more square feet shall be set back from the street right-of-way and the side and rear yard lot line (except a lot line between buildings or uses with collective parking) consistent with the provisions of this Section, according to the following table: Along lot line 5’. Modification Approved: 3’-0” setback on east lot line, 0’ setback on south lot line. 4. PROPOSED OWNERS: 335 Magnolia LLC Contact: Jordan Obermann 1640 Riverside Ave, Suite 200 Fort Collins, CO 80524 Project Narrative MAGNOLIA DWELLINGS Applicant: Russell + Mills Studios Contact: Shelley LaMastra 506 S College Ave, Unit A Fort Collins, CO 80524 970-484-8855 slamastra@russellmillsstudios.com 5. EXISTING OWNERS: 335 Magnolia LLC Contact: Jordan Obermann 1640 Riverside Ave, Suite 200 Fort Collins, CO 80524 6. TRANSPORTATION IMPROVEMENTS: Vehicular traffic accesses off of the alley that connects from Peterson St. and Matthews St. The alley will be improved with concrete pavement from the property to the east connecting to Peterson St. 7. NEIGHBORHOOD MEETING A neighborhood meeting was held on August 26, 2020 via Zoom. Public participation included the adjacent neighbors. The neighbor to the east was concerned about the ability to look into her back yard from the second story balconies. Four (4) evergreen trees with a mature height of 20’ have been planted along the east side to screen year round for this as well as the balcony having a solid side instead of open railing. Taylor Juniper Height: 20’ planted along balconies Chanticleer Pear Height: 40’ planted along side property Solid side balcony 8. SITE DESIGN Magnolia Dwellings is located at 335 E Magnolia Street between an existing multi-family apartment building and two single family homes on the east that are part of a sub-divided lot. The lot has an existing single-family building and small shed with a gravel parking area at the end of the lot closest to the alley. The lot will be cleared of these structures. The intent is create a front door design to Magnolia street while also creating individual private entrances along the east side of the building that continue with the large front porch design. The landscape utilizes species appropriate for the region and are planted in dense formal groupings. Project Narrative MAGNOLIA DWELLINGS Poudre Fire Authority will be able to stage off of Magnolia Street. The building also has a fire riser room on the northwest corner of the building. Surface parking is provided off of the alley to the south and provides 6 spaces. Pedestrian traffic is accommodated with the new sidewalk along the east of the building that connects out to Magnolia sidewalk as well as a back door sidewalk along the west that allows for trash and maintenance access. 9. DISTURBANCES An ECS report was not required for this site. 10. TRANSITION TECHNIQUES The project seeks to transition to with the surrounding neighbors, the larger multi-family to the west and the smaller single-family to the east by offering a mid range structure. 11. ARCHITECTURE Since this project is situated within the Laurel School National Historic District, the proposed project was designed by utilizing both The Fort Collins Old Town Neighborhoods Plan and Land Use Code section 3.4.7 as major influences. Based on The Fort Collins Old Town Neighborhoods Plan, the site is located within a Character Area 2 zone that includes a mix of American Foursquare, Queen Anne, Classic Cottage, Vernacular and Craftsman historic architectural styles in the immediate and surrounding context. A simplified and modern approach to the Queen Anne style was the inspiration for the project’s design influence. This approach includes a steeper pitched, main gable roof on the upper level with projecting front and side gable end elements. The lower roofs over the 1-story portions of the building and porches use a lower pitched hip roof that has been placed in an asymmetrical orientation to the upper roofs, which are also characteristic of the Queen Anne style. The projecting front and side gable ends provide small eave returns across the edges of the gable as another reference to this style. The main level building footprint has been articulated to be narrower at the north and south end units of the building and then step out wider at the internal two units. There are recesses between these units to provide for a massing that is sympathetic and proportional to the neighboring properties. The upper level includes significant step-backs on the north, east and south elevations to further reduce overall massing and scale, and keep the bulk of the project massing placed adjacent to the larger, existing 2-story apartment building located directly to the west. From a building material standpoint, materials were chosen to be simplistic but complementary of the surrounding historic context including the use of lap clapboard siding with a smaller scale, 4” exposure, vertical board and batten siding, and the use of limestone veneer at the base of the building. Trim has been used in a traditional way at the doors and window openings and also include that use of some horizontal belt boards and freeze board trim below the roof eaves. The windows have also been chosen to be of a type, size and proportion that are consistent with the Queen Anne Style. The placement of these windows and use of trim between pairing of windows also speaks to this detail. Windows will be a mix of double hung and awning windows with the use of a single vertical divided lite mullion in each of the sashes. Following is an excerpt of Land Use Code 3.4.7(E), Table 1 with Applicant responses embedded in red. Project Narrative MAGNOLIA DWELLINGS Purpose Standards for Compatibility with Historic Resources on the Development Site, Abutting, Or Across a Side Alley Standards for compatibility with Historic Properties Within the Area of Adjacency but Not On or Abutting the Development Site or Across a Side Alley Massing and Building Articulation Integrate new construction into existing context and use massing options that respect historic buildings. 1. New construction shall be similar in width or, if larger, be articulated into massing reflective or the mass and scale of historic resources on the development site, abutting, or across a side alley. Applicant Response: The proposed new construction uses both 1- and 2-story building massing elements that have both recessed and projecting articulated segments that are reflective of the scale and massing of the surrounding context. 2. In all zone districts, stepbacks must be located on new building(s) to create gradual massing transitions at the same height or one story above the height of historic resources on the development site, abutting, or across a side alley. Additionally, in the Downtown zone district, the widest portions of stepbacks required by the Downtown zone district stepback standard shall be on building portions closest to historic resources. Applicant Response: The minimum setbacks have been met and have been exceeded on the side yards. Review the identified historic properties within the area of adjacency and identify any predominate typologies and primary character-defining design and architectural features. With those key buildings, features, or patterns in mind, apply at least two of the Standards for Compatibility with Historic Resources on the Development Site, Abutting, Or Across a Side Alley (those numbered 1 to 6). Building Materials Create visual connection between modern building materials and historic building materials. 3. The lower story facades until any stepbacks (required or otherwise) must be constructed of authentic, durable, high- quality materials (brick, stone, glass, terra cotta, stucco (non EFIS), precast concrete, wood, cast iron, architectural metal) installed to industry standards. Applicant Response: The entire base of the proposed building will include a stone tile veneer cladding the exposed foundations. The balance of the materials will be cement fiber lap siding and board and batten siding. 4. New construction shall reference one or more of the predominate material(s) on historic resources on the development site, abutting, or across a side alley, by using at least two of the following to select the primary material(s) for any one to three story building or the lower story facades until any stepbacks (required or otherwise): 1) Type Applicant Response: The proposed use of horizontal lap siding with 4” exposure and vertical board and batten siding are consistent and predominate material types in the surrounding context. 2) Scale Applicant Response: The proposed use of horizontal lap siding and vertical board and batten siding creates a scale that is consistent and predominate in the surrounding context. 3) Color 4) Three-dimensionality 5) Pattern Applicant Response: The proposed use of horizontal lap siding and vertical board and batten siding creates patterns that are consistent and predominate in the surrounding context. Review the identified historic properties within the area of adjacency and identify any predominate typologies and primary character-defining design and architectural features. With those key buildings, features, or patterns in mind, apply at least two of the Standards for Compatibility with Historic Resources on the Development Site, Abutting, Or Across a Side Alley (those numbered 1 to 6). Project Narrative MAGNOLIA DWELLINGS Facade Details Create visual connection between modern building design and historic building design. 5. Use at least one of the following: 1) Similar window pattern Applicant Response: The proposed window pattern, proportions, window placement and window type are complementary to the surrounding historic building context. 2) Similar window proportion of height to width Applicant Response: The proposed window pattern, proportions, window placement and window type are complementary to the surrounding historic building context 3) Similar solid-to-void pattern as found on historic resources on the development site, abutting, or across a side alley. Applicant Response: The proposed window fenestration does have a similar solid-to-void relationship to those resources near the project. 6. Use select horizontal or vertical reference lines or elements (such as rooflines, cornices, and belt courses) to relate the new construction to historic resources on the development site, abutting or across a side alley. Applicant Response: The proposed roof lines, horizontal belt board trims and horizontal trim boards just below the roof eave, make references to the surrounding resources. Visibility of Historic Features Protect visibility of historic architecture and details. New construction shall not cover or obscure character- defining architectural elements, such as windows or primary design features, of historic resources on the development site, abutting or across a side alley. Applicant Response: The project does not cover or obscure any character defining elements as the historic property to the south, across the alley fronts Mulberry Street. None 12. PHASING SCHEDULE No phasing is proposed. UTILITIES & STORMWATER The existing single-family residence water service extends from the 4” main with Magnolia Street. The water meter is to be removed and the service abandoned at the main. The existing sewer service connects to the existing 8” sewer within the alley to the south. The location needs to be verified and will be abandoned at the main. All existing dry utilities that serve this property will be removed. Two existing electric services that serve the neighboring lots (401 Peterson Street and 405 Peterson Street) will be protected in place or adjusted to accommodate new construction. The site currently drains from southwest to northeast at slopes ranging from 2.0% to 3.5% and conveys drainage to Magnolia Street. The existing 2 ft tall retaining wall, that steps down from south to north, will be removed. Water service will be provided by the existing 4” waterline within E. Magnolia Street. The City is scheduled to replace this line with an 8” main in the near future. A fire hydrant will be provided near the intersection of E. Magnolia Street and Peterson Place. The proposed domestic and fire service for the new building will extend from this 4”, soon to be 8” water line. A 6” sanitary sewer service will extend from the existing 8” sewer line in the alley to the new building. Project Narrative MAGNOLIA DWELLINGS The proposed drainage patterns are to be maintained as existing. Approximately 90% of the proposed impervious area will be directed via storm drains to below grade filtration chambers for water quality enhancement and Low Impact Development (LID). The outfall for the chambers is the existing 12” clay storm drain in Magnolia Street. LIGHTING All lighting will meet City of Fort Collins requirements. A photometric plan has been submitted for the parking area. TRASH AND RECYCLING SERVICE: Trash and recycling containers will be located at the back door of the building along the west side. Two areas will provided one trash and one recycling rolling bin for each residence. These areas are screened from the front and rear of the building with architectural wing walls. The view from the west is screened with a 6’ cedar privacy fence. A staging area is provided along the alley for bins to be moved out on trash collection day.