HomeMy WebLinkAboutAPEX HAVEN APARTMENTS - PDP190017 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUESTSECTION 3.8.30 - MULTI-FAMILY AND SINGLE-FAMILY ATTACHED DWELLING DEVELOPMENT
STANDARDS
3.8.30(F)(1) Land use code:
Yards Along Single and Two-Family Residential Development. Buffer yards shall be provided along the property line
of abutting existing single and two-family dwellings. Minimum depth shall be twenty-five (25) feet. This provision shall
not apply the Neighborhood Conservation Buffer (NCB) district and the Neighborhood Conservation Medium Density
(NCM) district.
Modification Requested:
A buffer yard ranging from 10’-7” to 12’-10” has been provided along the east property line adjacent to the existing
single-family lot on the east.
Modification Request Standards Applied:
(1) 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; and
(3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such
property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography,
or physical conditions which hinder the owner’s ability to install a solar energy system, the strict application of the
standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue
hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or
omission of the applicant;
Explanation for Request Standards Applied:
Justification 1 equally well explanation
• The existing vegetative areas on the residential lots to the east provide more than an adequate amount of vegetation
and providing another 15’ of vegetation would be redundant and unnecessary.
• The existing historic home (building 3) cannot be moved and the proposed multi-family (building 1) does not overlap
with the resident at 714 W Prospect.
• The existing 2-story house at 638 W Prospect is located 114’ from the property line and an increase in the buffer yard
of 13-15’ would be negligible based on this distance. Within this distance is 100’ of tree canopy between the home
and the proposed building. The existing detached garage provides and additional buffer between the proposed
apartment building 1 and the existing 2-story house.
• The proposed design is equal to or better than a plan which complies with the standard in that if the 25’ bufferyard
were provided, the project would have to goto to 4 stories in order to achieve a similar amount of density due
to the physical hardships on the site (see below). This approach, as allowed within the HMM zone district, would
have a greater impact to the existing properties to the east. The project goal is to use a 3-story maximum height in
conjunction with 2-story step backs on the south and west side of the project in order to provide a clear transition
from 1 and 2-story existing houses to the east from the larger and more intense 5-story apartment complexes to the
west and 120’ tall Canvas Stadium directly to the north.
Justification 3 Exceptional physical conditions explanation
• The existing historic landmark and landmark eligible homes on the Apex-Haven Apartments property are located
centrally in the property and greatly impact the developable area that can accommodate a multi-family building.
• The existing Emergency Access Easement Drive to Lake Street is needed for PFA requirements.
• The Landmark Preservation Committee (LPC) requested a larger separation from the designated home (building 3)
and any proposed new structure and has thus further constrained usable site are for infill.
• LPC wanted to maintain the hobby farm feel along Prospect Road with these homes continuing to give a historic feel
for what the frontage originally was, thus the new building must be located behind the existing homes.
• An existing detention pond is located south of one of the existing buildings (building 2).
Modification Request
APEX-HAVEN APARTMENTS
ADDITIONAL INFORMATION:
H-M-N Zone District Purpose. 4.10(A)
The High Density Mixed-Use Neighborhood District is intended to be a setting for higher density multi-family housing
and group quarter residential uses (dormitories, fraternities, sororities, etc.) closely associated with, and in close
proximity to, the Colorado State University Main Campus, provided that such areas have been given this designation in
accordance with an adopted subarea plan. Multi-story buildings (greater than one [1] story and up to five [5] stories) are
encouraged in order to promote efficient utilization of the land and the use of alternative modes of travel.)
In addition to the above, the lots to the east of the Apex-Haven Apartments are also zoned H-M-N and therefore are
expected to be redeveloped in the future as a high density multi-family development as well.
Land Use Standards. 4.10(D)(1)
Density. Residential developments in the High Density Mixed-Use Neighborhood District shall have an overall minimum
average density of twenty (20) dwelling units per net acre of residential land.
Apex-Haven Apartments proposes a gross density of 43.7 du/ac and a net density of 46.56 du/ac. This includes the new
lot area and existing dwelling units of the Apex Building.
No Established Pattern of Development Exists Along Prospect Road.
Between S Shields St. and S Whitcomb St. no clear development patter exists currently. Much of this area has turned
over to higher multi-family buildings and parking lots while some of the existing single-family lots still remain. The
residential lots to the east of the Apex-Haven Property do not conform to the pattern of most other single-family lots.
The lot at 638 Prospect is a large L-shaped lot that wraps around the back of the two single-family lots west of it.
Below is a “patch work” highlighting of all of the lots to demonstrate this lack of pattern.
Apex-Haven
Apartments
Apex-Haven
Apartments
Pi Beta
Phi
Farmhouse
Fraternity
Parking lot
The Standard
Apartments
Stadium
Apartments
Plymouth
Cong.
Church
Islamic
Center
638
714
Modification Request
APEX-HAVEN APARTMENTS
Prospect Road
Bldg. 3
714 W
Prospect
Photo
#1
Photo
#2
Photo #3
Photo #5
Photo #4
Detached
Garage
Detached
Garage
114’
22’
50’
638 W
Prospect
Existing tree
Bldg. 2 canopy, typ.
Apex
Apartments
Aerial View of subject property and east adjacent properties
ADDITIONAL INFORMATION: EXISTING SITE CONDITIONS
Existing Conditions.
The existing residential properties adjacent to Apex-Haven currently have significant vegetative buffers on them
that provide ample screening. Because of this existing condition it does not seem warranted to further restrict the
developable area of the new multi-family building by imposing the 25’ landscape buffer.
Prospect Road
Bldg. 3
714 W
Prospect
Detached
garage
* 638 W Prospect
not visible
Axon View of subject property and east adjacent properties
Apex-Haven
Apartments
Modification Request
APEX-HAVEN APARTMENTS
Axon View of subject property and east adjacent properties
Prospect Road
714 W
Prospect
Detached
garage
Detached
garage
Bldg. 3
Bldg. 2
* 638 W Prospect
not visible
Apex-Haven
Apartments
714 W
Prospect
638 W
Prospect
Canvas
Stadium Existing
tree canopy
Photo #1 (photo taken on February 25, 2020)
Modification Request
APEX-HAVEN APARTMENTS
Photo #2 (photo taken on February 25, 2020)
638 W
Prospect
Detached
garage
Detached
garage
714 W
Prospect
Photo #3 (photo taken on February 25, 2020)
638 W Prospect
detached garage
Modification Request
APEX-HAVEN APARTMENTS
Photo #4 (photo taken on February 25, 2020)
638 W
Prospect
Existing
tree canopy
Existing
property fence
638 W
Prospect
garage
Photo #4 Storage and debris area near garage
638 W
Prospect
Detached
garage
Modification Request
APEX-HAVEN APARTMENTS
UP
DN
UP
UP
UP
UP UP
UP
UP UP
UP
DN DN
UP
DELIVERY
RIDE
SHARE
PARKING
ONLY
PERMIT
1
PERMIT
2
PERMIT
3
PERMIT
5
PERMIT
4
Prospect Road
Existing
Apex
Multi-
Family
Existing
Emergency
Access
Drive
Emergency Access
Drive required for PFA
Prospect
Road access
point to avoid
existing home
and trees
714 W
Prospect
638 W
Prospect
(6) 8’ ht. columnar
evergreen tree screen
proposed with mature
height of 20’ to be
along existing adjacent
residential home for
added screening and
buffering
New 6’ cedar screen fence
(5) 8’ height columnar
evergreen tree screen
proposed with mature height
of 20-30’ to be added
Building
UP
DN
UP
UP
UP
UP UP
UP
UP UP
UP
DN DN
UP
DELIVERY
RIDE
SHARE
PARKING
ONLY
PERMIT
1
PERMIT
2
PERMIT
3
PERMIT
5
PERMIT
4
40' 0 20' 40' 80' N O R T H
ADDITIONAL INFORMATION: SIDE YARD SETBACK IF ADJACENT PROPERTIES WERE ALREADY
DEVELOPED AS MULTI-FAMILY PER HMN DISTRICT:
In addition to all of the above information it is important to note that if the adjacent lots had already been developed as
part of the HMN district or were to be re-developed in the future the requirements for the side yard setback would only
5’-0” as the new Haven Multi-family Building does not exceed the 35’-0 building wall height.
Currently, the site plan shows a increase of 200+% over this requirement with a sideyard setback ranging from 10’-7” -
12’-10”
ADDITIONAL INFORMATION: RESIDENTIAL CHARACTER IS ALREADY IN PLACE WITH EXISTING
HISTORIC HOMES:
Lastly, the proposed site already carries a more residential feel due to the adaptive reuse of the existing historic home
and historic eligible home. This further helps to transition between the many large 5-story multi-family buildings to the
west and the existing residential homes at 714 and 638 W Prospect Road.
Prospect Road
5’-0” sideyard setback
required if east properties
were developed as HMN
10’-7”
setback
provided
12’-10”
setback
provided
Building
2: Existing
home to
remain
Building 3:
Existing historic
designated
home to remain
Building 1:
New Multi-
Family Building
ADDITIONAL INFORMATION: SHADOW
IMPACT TO ADJACENT RESIDENTIAL:
The shadow analysis clarifies any concern on the
new multi-family building 1 having any impact on
the residential homes. The only structure impacted
is the dilapidated garage on the 638 W prospect
property.
Modification Request
APEX-HAVEN APARTMENTS
ADDITIONAL INFORMATION: CONTEXTUAL
SITE SECTIONS:
The 3-story Apex-Haven Apartments serves to
transition a redeveloping area from the 5-story
Standard Apartments to the west to the 2-story
residential to the east.
Modification Request
APEX-HAVEN APARTMENTS
ADDITIONAL INFORMATION:
VISUAL IMPACT OF AN 11’ VERSES
25’ BUFFER:
The far 3D views depict a computer
modeled view from the closest point
(corner) of the 638 W Prospect home
and what the view would be with
the proposed 11’ average verses
required 25’ landscape buffer.
In order to maintain the 50-units
within the multi-family building the
building would have to increase to
a 4-story building if a 25’ landscape
buffer was imposed. Up to a 5-story
building is permitted in teh HMN
district.
This senario as shown on the upper
images, from both a view from
the corner of the residential home
(computer renderings on left) as well
as with the residential home in the
foreground (photo simulations on the
right), has a far greater impact on the
existing residence than the proposed
11’ average buffer with the 3-story
building that is proposed.
Modification Request
APEX-HAVEN APARTMENTS
714 W
Prospect
638 W
Prospect
Modification Request
APEX-HAVEN APARTMENTS
2: Existing
home to
remain
Existing
garage
Building 3:
Existing historic
designated
home to remain
Building 1:
New Multi-
Family Building
0.30 AC (or
25% of original
Haven Lot 2
area of 1.19 AC)
of developable
area when all
constraints
are taken into
account
Existing
garage
Existing
Reloated garage
gathering
area
34’-11”
ADDITIONAL INFORMATION: MITIGATION FOR REDUCED BUFFER THAT HAS BEEN PROVIDED:
In order to better mitigate the effects of the new multi-family building several design changes were made to lessen the impact
on the adjacent single-family homes until redevelopment occurs.
1. The 714 home is directly adjacent to historic designated home, building 3. This condition is to remain and cannot be
changed. The new multi-family (building 1) was pulled to north approx 20’ in order to eliminate overlap of the footprint
with the 714 home and to accommodate LPC’s request for greater separation from building 3. In addition to this, the
building steps down to a height similar to the landmark home in order to create a lower scale more residential feel next
to the landmark and 714 home.
2. The multi-family building incorporate many step downs in the architecture to relate to the existing homes and bring the
scale down adjacent to them. See next page.
3. Additionally, large 8’ height (code requirement is 6’ height) columnar evergreens with a mature height of 20-30’ will
be planted along the east property line between building 3 and the 714 property in order to reduce visual and noise
disruptions with the new development on the existing 714 home. Additional screening evergreen trees have been
added along the east side of building 1 as well.
4. The gathering area for the multi-family residents has been relocated to be internal to the multi-family building to
eliminate all noise, light and smoke concerns for the neighbors at 714 Prospect.
5. A new 6’ cedar fence is also proposed along the east side of the property to fixed and repair the many missing sections
that currently allow for access from the Apex-Haven property to the residential lots.
~45’
114’
25’-0”
landscape
buffer
30’ - increased
separation per
LPC
8’-0”
rear yard
setback
Modification Request
APEX-HAVEN APARTMENTS