HomeMy WebLinkAboutOAK STREET RESIDENCES - PDP - 27-06 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUESTCordially,
Robert Sutter, AIA
Principal
RAS/rs
CC: Eileen Turgeon
Page Five
Requested Modification:
The proposed design for 221 East Oak Street includes a large existing enclosed garage.
The area of the garage is approximately 1,200 square feet. This pushes the total square
footage of the building to 5,790 square feet. (Size of living area is 4,590 s.f.) Parcel size is
4,608 square feet. Although living area is with in the ratio requirements of the LUC, the
inclusion of the existing garage pushes the allowed area over the LUC described allowable
area. This request is for a modification to Section 4.8 (D) (1) to allow a total area for
the building of 5,800 square feet.
Suggested Findings:
a. The Plan as submitted 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. Although the property is zoned
NCB it is much more downtown like than other NCB properties. It is located on the
zoning line between NCB and D zones.
b. Granting of this request would not establish a preced f since other properties in the
NCB District near or adjacent to this property do not 16 tly meet this standard. The
two story historical building to the west appears to stretch the limits of the standards
and accommodates parking requirements on the exterior in front of the property. The
two story apartment building to the south appears to be at the limits of the standard.
The Four Story Apartment Building three properties to the south substantially exceeds
the standard. The church across the street exceeds the standards. The Three and one-
half Story apartment building across the Oak and Mathews intersection exceeds the
standard. All of these properties are in the NCM District and although probably "grand
fathered in" work to establish the scale and intensity of elements around the project.
c. The project is literally on the line between the D and NCB Zoning Districts. The scale
and size of the project and it's intensity as proposed is in line with many of its
neighbors in the D District to the north and west of the project.
d. The existing garage is much larger than would be designed today but adaptively
reusing it benefits the project aesthetically, environmentally, financially and keeps the
cars off the street and out of smears parked in the open also present issues of security
as well as aesthetics. e
e. The project is desipned to represent elements of residential as well as commercial
character and s aking it a good transition in both materials and size from the D to
the NCB and NC districts surrounding it.
We sincerely appreciate your consideration in this matter and look forward to discussing the
merits of the request with you.
Page Four
Requested Modification:
The Existing Building at 221 East Oak presently sets on the west and south property lines
and 9.7 +/- feet from the east property line. It is the desire of the Owner to utilize as much
of the exterior and interior walls of the existing structure as possible. Compliance with the
sections of the LUC would require these walls to be demolished as well as putting
additional hardships on the project. The request is for modification to Sections 4.8 (D)
(6) (b), 4.8 (D) (6) (c), and 4.8 (D) (6) (d) to waive the requirement to meet the set back
distances as described in the LUC.
Suggested Findings:
a. The granting of the modification would not be detrimental to the public good because it
will allow the maximum use of an existing structure and the improvement of an
existing property that may not be otherwise possible.
v- b. Development of the site as proposed is equal to or better than development that would
u\ be possible under the requirements for set backs as described by the LUC. The building
has been set back on the third level on the west property line to reduce impact of the
new building on the historical property adjacent there.
Since the existing adjacent 2 story building located south of the property is currently
within 3 plus or minus feet of the south property line no aesthetic gain would be
accomplished with additional set back of the proposed building here. A 5 foot
tPid additional set back on the upper levels of the building would not be a significant
�p ( 6'9t/ increase in the existing separation. Most of the south side of the proposed building will
,� �n . fe A - --be screened -by the -existing ad cent south building. The proposed building will cast no
shadows on the adjacent building to the south.
Altic�v'
g N Enforcing the set backs along the south and west property lines would require the
building area to be pushed northward into existing landscaping that has been gained
-�� there and closer to the Oak Street frontage. Building set backs and off -sets would be
lost along the north frontage of the building significantly impacting the aesthetics there
for no real gain in aesthetics by enforcing the set backs at the south and west property
lines.
Allowable Building Area — Density:
The modification is requested in accordance with the review procedures set forth in Section 2.8.2
of the Land Use Code (LUC) as follows:
Code Language. Section 4.8 (D) (1) of the LUC States: Minimum lot area shall be equivalent to
the total floor area of the building(s) but not less than S, 000 square feet. For the purpose of
calculating density, "total floor area " shall mean the total gross floor area of all principal
buildings as measured along the outside walls of such buildings, including each finished or
unfinished floor level, plus the total gross floor area of the ground floor of any accessory building
larger than one hundred twenty (120) square feet .....
Cameron Gloss, Director
November 7, 2006
Cameron Gloss, Director
November 7, 2006
Page Three
Requested Modification:
The proposed design for the Conversion of 221 East Oak will yield one (1) one -bedroom
unit and one (1) two -bedroom unit. The LUC requires 3.25 parking stalls or 4 total stalls
for the project since the LUC requires fractions of stalls to be rounded up. This request is
for a modification to Section 3.2.2(K-)(1)(a) of the LUC to reduce the total required
number of off-street parking spaces from 4 to 3.
Suggested Findings:
a. The granting of the modification would not be detrimental to the public good because
conveniently located on -street parking spaces are provided on Oak and Mathews
Streets which would satisfy the demands of the proposed project. The closure of the
existing Mathews curb cut and reconfiguration of the Oak Street curb cut will ease
traffic conflicts from the site and provide at least 3 additional on -street parking stalls
not now present. The closure of the Mathews curb cut will also omit any pedestrian /
automobile conflicts that currently exist. The residential use proposed would not
interfere with the commercial demands on parking for on -street parking since the hours
of uses between residential demand and commercial demand would not conflict.
b. The exceptional existing physical configuration of the Lot (it is very small compared to
average sized lots in the area) imposes unusual and exceptional practical difficulties
upon the property. The inclusion of an additional parking stall on site would
significantly reduce landscaping planned for the site. Driveways in front of the garages
are long enough, without encroaching on sidewalks, to accommodate three additional
guest vehicles when needed.
c. The reduction of on -site parking requirements allows the site to be opened to
landscaping which will soften the development and provide a much needed aesthetic to
the area that does not now exist.
Set Back Modification:
The modification is requested in accordance with the review procedures set forth in Section 2.8.2
of the Land Use Code (LUC) as follows:
Code Language. Section 4.8 (D) (6) (b) of the LUC states; Minimum Front Yard Set Back shall be
fifteen(15) feet. Section 4.8 (D) (6) (c) states; Minimum Rear Yard Set Back shall be five(5) feet
from existing alley and fifteen (15) feet in all other conditions. Section 4.8 (D) (6) (d) states;
Minimum side yard width shall be five (5) feet from all interior side yards. Whenever any portion
of a wall or building exceeds eighteen (18) feet in height, such portion of the wall or building shall
be set back from the interior side lot line one (])foot, beyond the minimum required, for each two
(2) feet or fraction thereof wall or building that exceed eighteen (18) feet in height.
Cameron Gloss, Director
November 7, 2006
Cameron Gloss, Director
November 7, 2006
Page Two
Current neighbors in the area are composed of. Single Family Residence to the West, Multi -family
adjacent to the south, Fort Collins Library Park across Mathews to the East, A Church across Oak
Street to the north along with commercial buildings. The general area is a mix of shops, single and
multifamily housing, and small commercial businesses.
New Project Scope:
The desire of the current owner is to convert the use of the site to duplex, maintaining the one
bedroom residential unit on the ground floor and adding a two bedroom unit in two additional
stories above. The existing enclosed three car garage will be split to provide a two car garage for
the additional two bedroom unit and a single car garage to support the original one bedroom unit.
Driveways will support parking in front of garage doors without restriction to the public sidewalk.
The conversion will provide much needed housing adjacent to the downtown neighborhood and
will provide a fresh, up -graded structure to the Old Town area of the Downtown. The proposed
design opens the site and provides much needed landscape area to the perimeter of the site which
adds to and enhances the surrounding area.
The character of the remodeled structure will draw from the character of the surrounding'
neighborhood utilizing brick, horizontal siding, and sloped roofs. Stucco will be used on privacy
walls and on zero lot line walls to provide maintenance reduced materials here as well as detailing
to break up large expanses of wall.
The proposed site lay out closes the curb cut along Mathews Street and Reduces the size of the
curb cut on Oak and shifts it to the West. Deleting and modifying the existing curb cuts will allow
for at least three additional on -street parking stalls.
Parking Modification:
The modification is requested in accordance with the review procedures set forth in Section 2.8.2
of the Land Use Code (LUC) as follows:
Code Language. Section 3.2.2 (K) (1) (a) of the LUC states, for each two-family and multi-
family dwelling there shall be parking spaces provided as indicated by the following table:
Number of Bedrooms /Dwelling Unit
Parking Spaces Per Dwelling
Unit*
One or less
1.5
Two
1.75
Three
2.0
Four and above
2.5
ram'
Ph. (970) 225-2704 Fax. (970) 493-7927
ARCHITEC RAL HORIZONS P. 0. Box 271217 - Fort Colline. CO. 80527
November 7, 2006
Cameron Gloss, Director
Current Planning Department
281 Moth College Avenue
Fort Collins, CO. 80524
Re: Request for Three (3) Modifications from Parking Standards, Set Back Requirements, and
Allowable Area for a Conversion to Duplex at 221 East Oak Street.
Dear Cameron;
Background:
The building at 221 East Oak Street was originally constructed as an automobile services station
of 2,230 s.f. over 40 years ago. The site is completely covered by concrete and building since the
portion of the site not used for building was used for service and parking of automobiles. Since its
original construction the building has served as different commercial uses under different owners.
The current use of the structure is as a single unit residence. The original garage had three
enclosed service bays that are currently being used as an enclosed garage in support of the
residential unit.
Although the original structure was constructed of brick with a flat roof, it is now covered in a
plain synthetic stucco system with little detail and architectural interest. The current design of the
structure is not reflective of the character of building desired in the downtown area.
The size of the lot is roughly 50 feet x 92 feet equating to approximately 4,600 square feet. The
size of the lot is restrictive to successful conversion and provides a hardship to almost any use
which would allow the full realization of the value of the property. The property adjacent to the
west is designated "historic' which imposes additional considerations on the lot limiting its full
development.
The site currently gains access from curb cuts on Mathews and Oak Streets. These access points
were essential to the original use as a service garage providing easy automobile flow through the
site.
Landscaping currently existing on the site is comprised of rock mulch and two trees in the
parkway area between curb and back of the detached walkway. One tree each is located on
Mathews and one on Oak Street.
2;'-15 RolGnQo c,ca Drive _�_ For! =:)I ris, CC, 8052)