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HomeMy WebLinkAboutTOWNHOMES AT LIBRARY PARK PDP W/ADDITION OF PERMITTED USE - PDP130033 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTProject Development Plan, Request for Addition of Permitted Use and Request for Standalone Modifications September 25, 2013 NOCO TOWNHOMES, INC. 1 September 25, 2013 Project: Townhomes at Library Park Location: 220 East Olive Street Applicant: NoCo Townhomes, Inc. c/o Brad Florin PO Box 270070 Fort Collins, CO 80527 Owner: Olive Street Properties, LLC c/o Brad Florin PO Box 270070 Fort Collins, CO 80527 Project Description This is a Project Development Plan for redevelopment of a commercial property at 220 East Olive Street in Fort Collins, which is in the Neighborhood Conservation Buffer (NCB) zone district, into a townhome development named Townhomes at Library Park. The lot measures 90’ x 140’ for a total of 12,600 square feet. The project results in construction of 12 fee simple townhomes, each with two or three bedrooms, private ground floor garages and private rooftop decks at the northwest corner of Olive Street and Mathews Street across from Library Park. The fourth story of each townhome would be stepped back from the first three stories along Olive Street and on the north sideyard. Entry to the ground floor garages would be from an interior shared driveway accessible from the alley along the west property line. This west property line is also the boundary line between the Downtown zone and the NCB zone. The existing structure (see Exhibits 1, 2, 3 and 4) would be razed, the head-in parking (Exhibit 2) on the Olive Street side of the property would be eliminated and 12 new on- street parking spots would be created on Olive Street and Mathews Street. The adjacent streetscape on Olive and Mathews would also be upgraded to current City standards. This PDP incorporates a Request for Addition of a Permitted Use (APU) to add Dwelling, single-family attached as a permitted use for 220 East Olive Street, a use not specifically permitted in, nor specifically excluded from, the NCB zone. As single-family attached dwellings, the underlying lot will be subdivided into 12 individual lots to allow fee simple ownership. It’s notable that McIntyre House, a block to the North at 137 & 143 Mathews Street, recently obtained approval through an APU to add the same Dwelling, single-family attached permitted use in the NCB zone. As a part of this PDP, seven stand-alone modifications are requested. All sevan Modifications relate to development standards in the Neighborhood Conservation Buffer, NCB, zone district. Townhomes At Library Park September 25, 2013 NOCO TOWNHOMES, INC. 2 September 25, 2013 Background The subject property is a 12,600 square foot lot with an existing 12,162 square foot commercial building at the Northwest corner of Olive and Mathews that includes office space and warehouse space. The property faces a city parking lot to the South and Library Park to the East. Just to the North is a historical apartment building and just to the West is an alley. The current single story building on this property was constructed in the 1960’s with a floor to area ratio of .97 with no on-site parking, in character with other nearby urban development in downtown Fort Collins. The surrounding zoning and land uses are as follows: N: NCB; Existing three-story multi-family building (Park View Apartments) N: NCB with permitted use for Dwelling, single-family attached; Existing single-family attached dwellings (McIntyre House) S: NCB; Existing parking lot for City and D.M.A. Plaza E: NCB; Existing Museum and Library Park W: D; Existing commercial and residential The existing one-story structure has been under a variety of zone districts and used for many different functions over the years. The zoning history is as follows: 1955 – 1965 – Employment 1965 – 1991 – High Density Residential 1981 – 1991 – High Density Residential with P.U.D. Option under L.D.G.S. 1991 – 1997 – Neighborhood Conservation Buffer (Pre Land Use Code) 1997 – Present – Neighborhood Conservation Buffer (Post Land Use Code) At one point, the building was home to Vipont Laboratories, the research arm of Water Pik. Past tenants also include the City of Fort Collins Stormwater and Transportation Departments and a software engineering company. The alley along the west property line divides the Downtown and NCB zone districts. Standalone Modifications and a subsequent PDP for this property were submitted in 2007/2008 under the project name One Library Park and a series of modifications were approved by the City. Unfortunately after an asbestos remediation project was completed on the building in summer 2008 that project did not proceed due to factors relating to the Great Recession, leaving the building in a state of partial deconstruction. The building has been vacant for the last 5 years. Today there is an opportunity for urban renewal of this property with infill of a residential townhome project that is described through this Project Development Plan, Application for Permitted Use and Request for Standalone Modifications. Townhomes At Library Park September 25, 2013 NOCO TOWNHOMES, INC. 3 September 25, 2013 Parking The current standards for parking in NCB require 1.75 spaces for each two-bedroom unit and 2 spaces for each three-bedroom unit. With construction of 12 new townhomes that may be two-bedroom units or three-bedroom units (with the addition of an optional 4th floor bedroom), the proposed project will fully meet the applicable parking standards. Neighborhood Impact Redevelopment of this property will add quality townhomes in downtown Fort Collins and substantially improve the Library Park neighborhood. Since the parking would be on-site for these townhomes no adverse impact is anticipated to neighborhood parking, other than parking used by visitors, which would be less than the parking used by previous office users of the property. The creation of new on street parking spaces will help to mitigate that impact. Summary of the Standards Relating to the Seven Modifications First - Section 4.9 (D)(1): Density. Minimum lot area shall be equivalent to the total floor area of the building(s), but not less than five thousand (5,000) square feet. Second - Section 4.9 (D)(5): Floor Area Ratio (FAR). Lots are subject to a maximum FAR of thirty-three hundredths (0.33) on the rear fifty (50) percent of the lot as it existed on October 25, 1991. The lot area used as the basis for the FAR calculation shall be considered the minimum lot size within the zone district. Third - Section 4.9 (D)(6)(b): Minimum front yard setback (Mathews Street) shall be fifteen (15) feet. Fourth - Section 4.9 (D)(6)(d): Minimum side yard width (north) shall be five (5) feet for 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 an additional one (1) foot, beyond the minimum required, for each two (2) feet or fraction thereof of wall or building height that exceeds eighteen (18) feet in height. Minimum side yard width (Olive Street) shall be fifteen (15) feet on the street side of any corner lot. Townhomes At Library Park September 25, 2013 NOCO TOWNHOMES, INC. 4 September 25, 2013 Fifth - Section 4.9 (D)(6)(e): Maximum building height shall be three (3) stories, except for carriage houses and accessory buildings containing habitable space, which shall be limited to one and one-half (1 ½ ) stories. Sixth - Section 3.2.2 (C)(5)(a): Walkways shall link street sidewalks with building entries through paved surface not less than six (6) feet in width. Seventh - Section 3.2.2 (L) Table A(*) : When garages are located along a driveway and are opposite other garages or buildings, the driveway width must be increased to 28 feet. Summary of the Setback Modifications: Considering Mathews as the front yard, following is a comparison of the setbacks approved for the One Library Park project for this property in 2007/2008 and those proposed with the current modification request. Required by code 2007 Approved 2007 Difference From Code 2013 Proposed 2013 Difference From Code Front yard – fifteen (15) feet (Matthews Street) 0’ -15’ 0’ -15’ Rear yard – five (5) feet from existing alley (West) 5’ 0 5’ 0’ Side yard – five (5) feet for all interior side yards (North) 5’ 0 5’ 0’ Corner side yard – fifteen (15) feet (South) 0’ -15’ 0’ -15’ Side yard – walls higher than 18 feet (North) set back 1’ for every 2’ of additional height Varies, up to 48’ Varies, up to -15’ Varies, up to 44’ Varies, up to -13’ First Modification – Section 4.9(D)(1) – Density A. Standard This standard requires that the minimum lot area shall be equivalent to the total floor area of the building but not less than 5,000 square feet. Townhomes At Library Park September 25, 2013 NOCO TOWNHOMES, INC. 5 September 25, 2013 B. Proposal Applicant proposes subdividing the existing 12,600 square feet into 12 individual lots as follows. Lot number Lot Size (square feet) Proposed Floor Area (square feet) 1 1,298 2,447 2 990 2,273 2 990 2,273 4 990 2,273 5 990 2,273 6 1,042 2,530 7 1,042 2,530 8 990 2,445 9 990 2,445 10 990 2,445 11 990 2,445 12 1,298 2,649 The proposed floor area includes interior garages but excludes the interior driveway. In total the overall proposed floor area is 29,027 square feet. C. Extent of the Modification Thus the First Modification would allow the 12 townhomes to exceed the standard as follows. Lot number Lot Size (square feet) Proposed Floor Area (square feet) Extra Floor Area (square feet) FAR 1 1,298 2,447 1,149 1.89 2 990 2,273 1,283 2.30 2 990 2,273 1,283 2.30 4 990 2,273 1,283 2.30 5 990 2,273 1,283 2.30 6 1,042 2,530 1,488 2.43 7 1,042 2,530 1,488 2.43 8 990 2,445 1,455 2.47 9 990 2,445 1,455 2.47 10 990 2,445 1,455 2.47 11 990 2,445 1,455 2.47 12 1,298 2,649 1,350 2.04 Townhomes At Library Park September 25, 2013 NOCO TOWNHOMES, INC. 6 September 25, 2013 In total the 12 proposed townhomes would have an extra 16,427 square feet of floor area in excess of the 12,600 that would otherwise be allowed as per the standard. D. Applicant’s Justification Although the 12 townhomes in total exceed the maximum area allowed by 2.3 times and individual townhomes exceed the maximum area by 1.89 times to 2.47 times, the applicant contends that the excess building area is equal to or better than a plan that complies for the following reasons: · The project provides each of the 12 units with private outdoor space in the form of a rooftop deck versus a singular rear yard green space. The applicants contend that this is a better utilization of space, creating a higher quality living experience for the residents than what could otherwise be achieved in a smaller building with common open space. · The building and site design incorporates creative entries and landscaping which give the streetscape an active, urban, downtown residential character. This acts as a logical transition between the residential neighborhood and the Downtown District thus implementing the vision of NCB zone district. · All parking is provided in ground floor garages accessible through a central driveway. Since the number of spaces complies with the Code, there would be no added pressure on the street parking associated with the library and park. Use of lot area for surface garages requires a larger building footprint. · The NCB zone district is intended as a transitional district between more intense downtown commercial activity and the surrounding single-family residential neighborhoods. The alleyway to the west of the property is not only the subject property line but also the district boundary line dividing the Downtown District and the NCB zone. Logical transition requires that the site relate more closely to downtown than the single-family dwellings further east. The applicant contends the proposed plan, with 29,027 square feet in total, will serve the standard equally well or better than a plan that complies with the standard by virtue of providing urban townhomes that utilize creative design solutions to achieve an attractive streetscape within this transition zone. E. Comparison with One Library Park Modifications The floor area of all 12 townhomes is 29,027 (including garages), similar to the planned floor area of One Library Park, which was approved for 29,212 square feet. Townhomes At Library Park September 25, 2013 NOCO TOWNHOMES, INC. 7 September 25, 2013 Second Modification – Section 4.9(D)(5) – Floor Area Ratio A. Standard This standard requires that the floor area ratio (FAR) be a maximum of 0.33 on the rear 50% of the lot. B. Proposal The proposed townhomes would exceed the FAR standard as follows. Lot number Rear 50% of Lot (square feet) Rear 50% Floor Area (square feet) 1 649 1,207 2 495 1,145 2 495 1,145 4 495 1,145 5 495 1,145 6 521 1,342 7 521 853 8 495 825 9 495 825 10 495 825 11 495 825 12 649 913 C. Extent of the Modification Thus the Second Modification would allow the floor areas on the rear 50% of each lot as follows. Lot number Rear 50% of Lot (square feet) Rear 50% Floor Area (square feet) Rear FAR 1 649 1,207 1.86 2 495 1,145 2.31 2 495 1,145 2.31 4 495 1,145 2.31 5 495 1,145 2.31 6 521 1,342 2.58 7 521 853 1.64 8 495 825 1.67 Townhomes At Library Park September 25, 2013 NOCO TOWNHOMES, INC. 8 September 25, 2013 9 495 825 1.67 10 495 825 1.67 11 495 825 1.67 12 649 913 1.41 D. Applicant’s Justification It is not feasible to construct townhomes and meet the required FAR. There are several reasons why the FAR for this zone is not suitable for this particular site: · Proposed are 12 individual four-story residential townhomes, each with private outdoor spaces in place of a singular rear yard green space. We contend that this is a better utilization of space, creating a more creative urban living experience for the residents and allowing the building to be designed with interesting, street-facing features. · Typically, a mixed-use building in an urban setting does not have back yard green space. The code appears to imply that a smaller FAR is better suited for residential lots, rather than a single-family attached project. In addition to the landscaping and proposed rooftop decks, there is also a large city park (Library Park) located directly across Mathews Street. · The building as designed will also give the streetscape a more urban downtown residential presence as a transition between the NCB District and the Downtown District as opposed to the current commercial building. The street facades will have creative entry features and landscaping. Parking for each townhome is provided with a surface garage accessible through an interior driveway. · As mentioned, the NCB zone district is intended as a transitional district between more intense downtown commercial activity and the surrounding single-family residential neighborhoods. The context of the neighborhood is unique, with a library, museum and public park adjacent to the east. There is an apartment building to the north, a parking lot to the south and a former funeral home to the southeast that has converted into office use. Unlike the residential neighborhoods west of College Avenue, the east side neighborhoods are not as well defined. The east side has a more random land use pattern of non-owner occupied residences, commercial uses and office uses. · The closest single-family dwellings are to the west of the property across the alley and are located in the Downtown District. The closest single-family dwellings to the east are 270 feet away and located in the NCB district. The proposed townhomes will not impact any residences. Townhomes At Library Park September 25, 2013 NOCO TOWNHOMES, INC. 9 September 25, 2013 · Three of the four lots to the north along Mathews Street also contain large buildings that appear to exceed the required FAR and are located in the NCB District. · Furthermore, the existing building on the subject property consumes the entire lot, and actually encroaches over the property line along the Mathews Street façade by almost one foot at the southeast corner of the building per the civil engineering survey. Although the buildings at 301 E. Olive Street and 207 Matthews Street do not exceed the FAR, the rear areas of the properties are almost completely paved. The applicant contends the proposed plan will serve the standard equally well or better than a plan that complies with the standard by virtue of providing attractive infill townhomes that utilize creative design solutions for open space. Additionally, the proposed larger FAR is nominal and inconsequential when viewed in the overall context of the surrounding neighborhood. E. Comparison with One Library Park Modifications The requested floor area for the rear 50% of the lot of all 12 townhomes is 12,198 square feet (out of 29,027 total square feet), comparable to One Library Park which was designed with a floor area of the rear 50% of 11,718 square feet (out of 29,212 total square feet). Third Modification – Section 4.9(D)(6)(b) – Minimum Front Yard Setback A. Standard The required minimum front yard setback in the NCB zone is 15 feet. B. Proposal The proposed townhome project would consist of two rows of townhouses with a zero feet set back from the front yard along Mathews Street. C. Extent of the Modification The Third Modification would result in two buildings being set back zero feet from Mathews Street. D. Applicant’s Justification The current office building is set back zero feet from Mathews feet, runs the entire 90’ width of the lot with an unremarkable wall along Mathews about 16 feet high, and in fact protrudes one foot into the public right of way. Townhomes At Library Park September 25, 2013 NOCO TOWNHOMES, INC. 10 September 25, 2013 Since the building borders the Downtown zone, and is separated from the NCB residential neighborhood by Library Park, the project design fulfills the transitional function by being both residential and downtown-like. It is residential in function but downtown-like in form. Like any building in downtown, there is building mass at the front property line. But, like residential buildings, there is a clear residential look provided by the townhomes. The interior driveway is a key element in the transitioning from downtown to residential providing a visual break between the north and south row of townhomes. This progression represents a classic urban living model that is found in many cities. E. Comparison with One Library Park Modifications One Library Park was approved with a front yard setback of zero feet on Mathews Street, the same as the current request. Fourth Modification – Section 4.9(D)(6)(d) – Minimum Sideyard Setback A. Standard This standard has two components. First, the minimum interior sideyard setback shall be five feet for the first 18 feet, plus one foot of additional horizontal setback for every two feet of additional vertical height over 18 feet. Second, the minimum corner sideyard setback is 15 feet. B. Proposal For the interior sideyard (north), the 134-foot long wall representing the façades of the north row of 6 townhomes will vary in height from 35 feet to 44 feet, with periodic breaks in the massing to create architectural interest. Thus this request is to allow a setback of zero feet when otherwise a setback of 13 feet would be required. For the corner sideyard (Olive Street), the proposed setback is zero feet when otherwise a setback of 15 feet would be required. C. Extent of the Modifications Thus the Fifth Modification results in a north building façade that is not stepped back the requisite one foot for every two feet of height – see summary table below for details. Summary Table North Wall – Total Wall Length – 134’ Townhomes At Library Park September 25, 2013 NOCO TOWNHOMES, INC. 11 September 25, 2013 Wall Section % of Length Maximum Wall Height Segment of Wall Height Non-Comply Variance From Standard Linear Length Non-Comply Sec. 1 36% 44’ 18’ – 44’ 13’ Maximum 48’ Stairwell to fourth floor Sec. 2 32% 38.5’ 18’ – 38.5’ 10.25’ Maximum 42’ 3rd floor with parapet Sec. 3 32% 35’ 18’ – 35’ 8.5’ Minimum 42’ 3rd floor D. Applicant’s Justification The applicant contends that the decreased setbacks result in a plan that is equal to or better than a plan that would otherwise comply for the following reasons: · Although north façade is not stepped back as required, the use of different materials on the façade creates a visual break in the plane eliminating a flat wall appearance. In addition, the three-story apartment building to the north (Park View Apartments) is approximately thirty-two (32) feet to forty (40) feet from the lot line creating an effective buffer yard of 37 feet to 45 feet including the required 5 foot setback for the townhomes. · The only affected portion of Park View Apartments is the on the third floor. A cluster of existing mature trees reach the third floor windows of Park View obscuring most of the view to the south when these trees are in full foliage. · The existing building currently sits on the lot line with no setbacks, and actually encroaches over the lot line by almost one-foot at the southeast corner based on the civil survey. The north wall of the existing building is a solid concrete block wall with no windows or other breaks in massing, about two-thirds of which is roughly 14 feet high and about one-third of which is roughly 22 feet high. The proposed building will be offset from the property line creating a more attractive streetscape and will provide architectural variety. · For a building that achieves a height of 44 feet, the 26 feet of wall height from 18 to 44 feet would have to be stepped back an additional 13 feet. The standard could allow a solid wall to be constructed at the requisite step back, for the entire length of the façade, with significantly less articulation and variety than proposed. In summary, the applicant contends the proposed plan will serve the standard equally well or better than a plan that complies with the standard by virtue of Townhomes At Library Park September 25, 2013 NOCO TOWNHOMES, INC. 12 September 25, 2013 providing an attractive residential building that utilizes creative design solutions to create an attractive streetscape within this transition zone. E. Comparison with One Library Park Modifications The sideyard modification for the north wall that was approved for One Library Park had various heights and included 45 feet of wall that was 48 feet high with no step back representing a 15 foot divergence from the standard. The current proposal, with a 13 foot divergence form the standard, is to not build as high as One Library Park and the proposed front of townhomes façade is substantially more attractive and architecturally interesting than the sidewalls, stairwell and garage driveway to the underground parking that were part of One Library Park. The corner sideyard modification for the Olive Street side for One Library Park was approved with no step back representing a 15 foot divergence from the standard, the same as the current proposal. Fifth Modification – Section 4.9(D)(6)(e) – Building Height A. Standard The maximum building height is limited to three (3) stories. B. Proposal The proposed height is four (4) stories. C. Extent of Modification The proposed height is one story higher than the standard. D. Applicant’s Justification · The majority of the visual mass along the two streets, the alley and the north sideyard is three (3) stories. The only areas impacted are along Olive Street and to the north sideyard where the fourth story is visible is at the stairwells and along the alley and Mathews Street where some fourth story façade may be visible. · The fourth floor façade would be stepped back at least 10 (ten) feet from the third floor façade on the Olive Street side and the north sideyard. · The floor area of the fourth floor will be less than 50% of that of the first floor. Townhomes At Library Park September 25, 2013 NOCO TOWNHOMES, INC. 13 September 25, 2013 · The adjacent apartment building (The Park View Apartments) is three stories but has the height and appearance of a four-story building due to the overall design including additional wall height and faux mansard roof. In contrast, the roof on the proposed building is flat. · There is an existing three (3) story plus garden level apartment building one block away at 308 East Oak within the NCB District with the appearance of a four story structure. · Located south and west, diagonally across Olive Street is a ten-story building, the D.M.A. Plaza. The applicant contends that since the fourth story visibly recedes and only the stairwells are viewed from Olive Street and the north sideyard, the addition of a fourth story is nominal and inconsequential. Sixth Modification – Section 3.2.2(C)(5)(a) – Walkways A. Standard Walkways linking street sidewalks with building entries are to be through paved surface not less than six (6) feet in width. B. Proposal The proposed width of the sidewalk on the north side of the property, extending from the alley to the west to the sidewalk to the east is no less than three (3) feet. C. Extent of Modification The proposed sidewalk width is three (3) feet less than the standard. D. Applicant’s Justification · As an infill development this project does not have the space available to meet this standard. · The proposed minimum three foot sidewalk is comparable to other existing residential properties in the neighborhood. · This sidewalk will only be used by 6 privately owned townhomes and will not impact the general public. The applicant contends that this modification is nominal and inconsequential. Townhomes At Library Park September 25, 2013 NOCO TOWNHOMES, INC. 14 September 25, 2013 Seventh Modification – Section 3.2.2(L) Table A – Driveway Width A. Standard When garages are located along a driveway and are opposite other garages or buildings, the driveway width must be increased to 28 feet. B. Proposal The proposed width of the interior driveway between the townhomes to the north and those to the south is 24 feet. C. Extent of Modification The proposed interior driveway width is four feet less than the standard. D. Applicant’s Justification · As an infill development this project does not have the space available to meet this standard. · The proposed 24 foot driveway is typical of urban infill development. · Each of the 12 townhomes will have a full sized 2 car garage, reducing the impact of this reduction. · This driveway will only be used by the 12 privately owned townhomes that are proposed for this project and will not impact the general public. The applicant contends that this modification is nominal and inconsequential. Townhomes At Library Park September 25, 2013 NOCO TOWNHOMES, INC. 15 September 25, 2013 Summary Urban residents in downtown Fort Collins are important to the vitality of the local economy and health of downtown retail stores, bars and restaurants. Infill development to add residential units will allow employees of downtown businesses to reduce vehicle miles traveled and allow them to live a true downtown urban lifestyle. Given its two-block proximity to Old Town Square this location is highly attractive to employees and owners of downtown businesses. As the MAX Bus Rapid Transit project is completed these units becomes easily accessible to staff at CSU and other employers along the MAX corridor with a convenient stop near the corner of Mason Street and Olive Street. Approval of this Project Development Plan, Application for Permitted Use and Request for Standalone Zoning Modifications would facilitate a quality infill development that would not be detrimental to the public good and would be a substantial improvement to this corner of Library Park and to the neighborhood. Townhomes At Library Park September 25, 2013 NOCO TOWNHOMES, INC. 16 September 25, 2013 Exhibit 1 Exhibit 2 Townhomes At Library Park September 25, 2013 NOCO TOWNHOMES, INC. 17 September 25, 2013 Exhibit 3 Exhibit 4