HomeMy WebLinkAboutONE BOARDWALK PLACE - MOD. OF STAND. - MOD120003 - CORRESPONDENCE - RECOMMENDATION/REPORTApproved Serrano PDP
Proposed One Boardwalk
Difference
LMN District and
Articles 3.2.2 & 3.5.2
Average Setback
Boardwalk Drive
24'
20'
-4'
15'
Lemay Avenue
35'
30'
-5'
30'
South Property Line
24.4'
52.8'
+28.4'
25'
West Property Line
16'
16'
-
5'
Number of Units
18
24
+6
n/a
Gross Density
7.86 D.U/Acre
10.48 D.U./Acre
+2.62 D.U./Acre
9.0 D.U./Acre Max.
Number of Buildings
6
3
-3 less buildings
n/a
Building Type
3-plex
8-plex
12-plex
Building Height
2 stories
2 stories
3 stories
Open Space
39.7%
57.9%
+18.2% more open space
n/a
Building Coverage
29.9%
14.5%
-15.4% less bldg. coverage
n/a
Parking Provided
2.27 spaces/unit
2.17 spaces/unit
-0.1
1.75 space/unit
One Boardwalk Place, Request ror Modification
June 11, 2012
6. Findings of Fact:
In evaluating the request for a Modification to Section 4.5(D)(1)(b), which would
allow the pending One Boardwalk Place Project Development Plan to have 24
dwelling units at a density of 10.48 dwelling units per gross acre, Staff makes the
following findings of fact:
A. In compliance with Section 2.8.2(H), Staff finds that the granting of the
Modification would not be detrimental to the public good.
B. In compliance with Section 2.8.2(H)(1), Staff finds that as proposed, One
Boardwalk Place will promote the general purpose of the standard for
which the Modification is requested equally well or better than would a
plan which complies with the standard for which the Modification is
requested.
C. This is because the site plan performs at a high level of quality due to the
attention paid to details such as number of parking spaces, screened
parking lot, open space, buffering, building height and architectural design.
RECOMMENDATION
Staff recommends approval of the Request for Modification of Standard to
Section 4.5(D)(1)(b), which would allow the pending One Boardwalk Place
Project Development Plan to have 24 dwelling units at a density of 10.48 dwelling
units per gross acre.
If granted, per Section 2.8.1, the Modification is valid for only one year by which
time a P.D.P. incorporating the Modification must be filed.
R
One Boardwalk Place, Requebt for Modification
June 11, 2012
G. Summary
The applicant has provided a data table that compares and contrasts the
proposed One Boardwalk Place with both the previously approved Serrano
Townhomes and applicable L-M-N standards. In summary, the applicant
contends that, with four extra dwelling units, the proposed project performs at a
high level and is compatible with the surrounding residential neighborhood.
4. Staff Evaluation and Analysis:
The characterof the area is defined by a large scale development that preceded
the adoption of City Plan and the Land Use Code. There are a variety of housing
types in both Miramont and Oak Ridge. Each of these housing types was
developed on individual tracts within the framework of the governing Overall
Development Plan. The street pattern is curvilinear and based on the hierarchy
of local, collector and arterial roadways. Cul-de-sacs predominate the lower
density residential areas. The proposed One Boardwalk Place is located on one
of the smallest and last remaining vacant parcels. Development of this parcel,
with four additional dwelling units, would not disrupt the established pattern or
character of the larger neighborhood.
The parcel is on the edge of the neighborhood along a collector and arterial
street. This is a natural location for residential density. For decades, suburban
development has been characterized by higher density located along the edges
with land uses transitioning to lower density towards the interior of the
neighborhood. The proposed P.D.P., with the proposed density of 10.48 dwelling
units per acre, maintains this relationship among various housing types.
The site plan is found to perform at a high level of quality. The number of parking
spaces exceeds the minimum requirement and the surface parking lot is
screened by the three two-story buildings. Sufficient buffering is provided along
both the west and southern boundaries. The site provides more open space than
the previously approved plan and is not crowded. The buildings exhibit a number
of architectural details so that the new buildings will be distinctive and not
homogenous.
5. Neighborhood Meeting:
A neighborhood meeting was held on April 24, 2012. A summary of this meeting
is attached. In general, one of the primary concerns centered on providing a
sufficient amount of parking so there would be no spillover parking on Boardwalk
Drive. In addition, buffering along the west and south was seen as being
important. Concerns were expressed about the units being for rent versus for
sale and that the lack of garages gave the appearance of a rental project.
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One Boardwalk Place, Requea< for Modification
June 11, 2012
B. Setbacks
The setback along the west property line, bordering The Hamlet at Miramont, is
16 feet. This is the same setback as provided under the previously approved
Serrano Townhomes.
The setback along the south property line, adjoining Mail Creek, is 53 feet. This
is an increase of 29 feet as compared with the 24 foot setback provided by
Serrano Townhomes.
C. Parking
With 24 two -bedroom units, the minimum required number of parking spaces is
42. As proposed, One Boardwalk Place provides 52 spaces, ten spaces in
excess of the standard. Further, the parking is located within a centralized
courtyard and thus screened from view from The Hamlet, The Lodge and the two
public streets.
D. Height
The three proposed buildings are two stories in height which matches the
buildings in The Hamlet to the west and are lower than The Lodge to the north.
E. Architectural Quality
The buildings are designed to a high level of quality specifically intended to
capture the Craftsman Bungalow style and complement both The Hamlet and
The Lodge. Architectural details include the following:
• Pitched roofs with gables and dormers
• Overhanging eaves
• Timber beam corbels and brackets
• Synthetic stone veneer
• Cementious horizontal lap siding
• Board and batten siding
• Taper -sawn shingles
• Patios and balconies
• Projecting window bays
F. Open Space
The site plan provides 58% open space as compared with Serrano which, as
approved, provides 40% open space.
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One Boardwalk Place, Request for Modification
June 11, 2012
3. Summary of the Applicant's Justification:
The applicant contends that the pending P.D.P., with 24 dwelling units at 10.48
dwelling units per gross acre, will promote the general purpose of the standard
for which the Modification is requested equally well or better than would a plan
which complies with the standard for which a the Modification is requested. As
justification, the applicant offers the following:
A. Context
The site is relatively small and located at the intersection of a collector street
(Boardwalk Drive) and an arterial street (Lemay Avenue) which is signalized. It is
the last undeveloped parcel in the general area. A neighborhood park is located
across the street. There are three long-term care facilities in the vicinity. Both
Oak Cottonwood Farm (Miramont) and Oak Ridge are large, mixed -use, master
planned communities.
Across Boardwalk Drive to the north is a multi -family project called The Lodge at
Miramont that consists of 108 dwelling units on 7.7 acres for a density of 14.0
dwelling units per gross acre. The project includes three-story buildings.
Across the west property line is a multi -family project called The Hamlet at
Miramont that consists of 100 dwelling units on 11.68 acres for a density of 8.56
dwelling units per gross acre. This project includes two-story buildings
exclusively.
Across the south property line is Mail Creek which separates both The Hamlet
and One Boardwalk Place from the single family detached homes in the
Miramont neighborhood.
The context of the surrounding area is characterized by a mix of multi -family and
single family housing. The proposed density of One Boardwalk Place will fall
between The Hamlet and The Lodge.
Density
Hamlet
One Boardwalk Place
Lodge
d.u./acre
8.56
10.48
14.0
As can be seen by the table, One Boardwalk Place falls in the middle of the
range of residential density.
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One Boardwalk Place, Request for Modification
June 11, 2012
COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
N: M-M-N; Multi -family (The Lodge at Miramont)
S: R-L; Miramont Subdivision
E: R-L; Oakridge Subdivision
W: L-M-N Multi -family (The Hamlet at Miramont)
The property was annexed into the City as part of the Keenland Annexation in
August of 1980.
The parcel was rezoned from R-P, Planned Residential, to L-M-N in March of
1997 in fulfillment of City Plan.
The property is surrounded on three sides by the Oak -Cottonwood Farm Overall
Development Plan but is not included within the plan.
The parcel was partially developed as Serrano Townhomes which was approved
in December of 2005 but has since expired per Section 2.2.1 l(D)(4). Serrano
Townhomes consisted of six 3-plex buildings for a total of 18 dwelling units for a
density 7.86 dwelling units per gross acre.
2. The Standard at Issue:
In the L-M-N zone, the maximum allowable density is capped at 9.00 dwellings
per gross acre. The citation is Section 4.5(D)(1)(b) and reads as follows:
"(b) The maximum density of any development plan taken as a whole shall be
nine (9) dwelling units per gross acre of residential land, except that affordable
housing projects (whether approved pursuant to overall development plans or
project development plans) containing ten (10) acres or less may attain a
maximum density, taken as a whole, of twelve (12) dwellings units per gross acre
of residential land."
This standard is being applied to a pending Project Development Plan that
consists of 24 dwelling units on 2.29 acres for a density of 10.48 acres. As
proposed, there would be three 8-plex buildings. All buildings would be two
stories. The 52-space parking lot is centralized with the three buildings arrayed
along the north, east and west perimeters. The 52 spaces exceed the minimum
required number of 42 spaces.
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I City of
oft Collins
i , EM NO a
MEETING DATE TUNE )JO uZ012.
STAFF TED .p//EPA�eo
HEARING OFFICER
PROJECT: One Boardwalk Place, Request for Modification of Standard,
#MOD120003
APPLICANT: One Boardwalk, LLC
c/o The Birdsall Group
444 Mountain Avenue
Fort Collins, CO 80525
OWNER: One Boardwalk, LLC
405 Mason Court, Suite 111
Fort Collins, CO 80524
PROJECT DESCRIPTION:
This is a request for a Modification of Standard to Section 4.5(D)(1)(b), which
caps the maximum residential density in the Low Density Mixed -Use
Neighborhood (L-M-N) zone at 9.00 dwelling units per gross acre for One
Boardwalk Place, a pending P.D.P. The request seeks a maximum density of
10.48 dwelling units per gross acre which would result in four additional dwelling
units from 20 to 24. The parcel is 2.29 acres in size and located at the southwest
corner of South Lemay Avenue and Boardwalk Drive. The site is partially
developed and formerly known as Serrano Townhomes which has since expired.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
One Boardwalk Place is a pending residential development project. A stand-
alone Request for Modification of Standard is allowed per Section 2.8.1 and, if
granted, is valid for only one year by which time a Project Development Plan
incorporating the Modification must be filed. The request has been evaluated by
the criteria of Section 2.8.2(H) and found to be in compliance due to the pending
P.D.P., with 24 dwelling units, being equal to or better than a plan that would
have been capped at 20 dwelling units.
Current Planning 281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750