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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. 5 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. 4 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. 3 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. 4 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