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HomeMy WebLinkAboutONE BOARDWALK PLACE - MOD. OF STAND. - MOD120003 - SUBMITTAL DOCUMENTS - ROUND 1 - APPLICATION (7)May 7, 2012 Administrative Hearing Officer c/o City of Fort Collins Current Planning Department 281 North College Ave. Fort Collins, CO 80524 Re: One Boardwalk Place Please accept this request for a Modification of Standards to Section 4.5(D)(1)(b) of the Land Use Code. Background One Boardwalk Place is a multi-family residential project proposing (3) three, 2-story, 8-plex buildings (24 total units) that would be constructed fronting the southwest corner of Lemay Avenue and Boardwalk Drive. The project will utilize the existing infrastructure and underground utilities and place a new centralized parking lot in the center of the project. Both the size and height of the buildings were chosen to relate to the existing Hamlet townhomes directly to the west while being a transitional scale from the Lodges at Miramont to the north and the existing single family neighborhoods to the south and east. The proposed buildings will feature 1,000 - 1,100 S.F. 2 bedroom, 2 bathroom units. The site contains 2.29 acres and is zoned L-M-N – Low Density Mixed Use Neighborhood District. Gross overall density for the project will be 10.48 dwelling units per acre. This modification requested is in accordance with the review procedures set forth in Section 2.8.2(H) of the Land Use Code as follows: Modification Code Language: Section 4.5(D)(1)(b) L-M-N District Land Use Standards related to Density states the follwing: “(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.” Requested Modification: We request that the One Boardwalk Place project be allowed to have an overall gross density of 10.48 dewlling units per acre. One Boardwalk Place Modification of Standards 5-7-12 Justification We feel that 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 a modification is requested (2.8.2(H)(1) and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2 for the following reasons: 1. The proposed alternative plan provides off-street parking is excess of what is required by Code. 2-bedroom units (1.75 space per unit) x 24 total units require a minimum of 42 spaces. The proposed plan contains 52 off-street parking spaces, which provides 2 spaces per unit while providing an additional 4 guest spaces. This helps alleviate neighborhood concerns regarding cars parking on the existing adjacent streets. 2. The proposed alternative plan has buildings that are two stories in height. The L-M-N district allows three stories. 3. The site is 2.29 acres. The maximum density is 9 dwelling units per acre. 9 x 2.29 acres = 20.61 or 20 units would be allowed. The proposed alternative plan proposes 24 units, a nominal increase of 3.39 or 4 total units. 4. The proposed plan contains 8-plex buildings, while the L-M-N district allows up to a 12- plex building. This was intentional by the design team to create a design that is sensitive to the surrounding single family neighborhood by constructing 3 smaller 8-plex buildings rather than 2 larger 12-plex, we feel that the impact to the neighborhood is lessened. 5. The proposed site layout is designed to be sensitive to the neighborhood. This is accomplished by placing the buildings to the outer/street edge, the parking lot internal to the site and providing ample landscaping and open space. Additionally, the project provides a community garden and outdoor gathering spaces for the residents. 56.7% of site is landscaped. 6. The architecture of One Boardwalk is based on a Craftmans or Bunglalow-style with elements such as gable forms with generously overhanging eaves, timber beam corbels and brackets, and projecting shed roof dormer elements and projecting window bays. This style was chosen to complement the Lodge at Miramont and Hamlet mufti-family projects to the north and west while fitting in with the single family residences to the south and east. The use of exterior materials is also in keeping with this style with the use of different siding types at various height separated by substantial horizontal belt boards, corner trim and the use of detailed window trims. High quality exterior materials were chosen such as synthetic stone veneer, cement fiber horizontal lap siding, board and batten siding as well as taper-sawn shingles, for their low long term maintenance, visual appeal and ability to reduce the overall scale of the building. All 8 units of each building have an extensive patio or balcony and the main entry into the breezeway is inviting yet not overbearing. The exterior perimeter and roof line of the building is well articulated with numerous projections and steps down in scale at the ends of the building. 7. The construction of the proposed plan will greatly improve a vacant parcel with partially- constructed infrastructure, exposed concrete retaining walls and brown grass. Although not strictly a criteria for justification, the consruction of the project would be a benefit to the neighborhood. One Boardwalk Place Modification of Standards 5-7-12 8. Given the overall context of the surrounding neighborhoods, the proposed density of 10.48 dwelling units per acre is not excessive Since L-M-N provides transition between R-L and M-M-N, we feel that the proposed density is appropriate. By comparison, the Hamlet contains 100 units and is 8.56 d.u./ acre and the Lodge at Miramont has108 dweling units and is 14.0 d.u./acre. 9. We feel that the proposed alternative plan ensures sensitivity to the surrounding neighborhood by building an attractive, desirable product in an infill site with a price point that the market desires and that the community can be proud of. We look forward to working with you during this process and will be happy to answer any questions you may have. Sincerely, Cathy Mathis, APA Project Manager, The Birdsall Group