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HomeMy WebLinkAboutCARRIAGE HOUSE APARTMENTS - PDP - PDP120035 - REPORTS - RECOMMENDATION/REPORTCarriage House Apartments, #f 120035 March 21, 2 Planning & Zoning Board 6. Findings of Fact/Conclusions: In reviewing the request for Carriage House Apartments PDP, Staff makes the following findings of fact: A. Multi -family dwelling units are a permitted use in the N-C-B, Neighborhood Conservation Buffer District. B. The Project Development Plan complies with the applicable provisions of Article Four, District Standards. C. The Project Development Plan complies with the applicable General Development Standards of Article Three. RECOMMENDATION: Staff recommends approval of Carriage House Apartments, Project Development Plan #PDP120035. ATTACHMENTS: 1. Site Plan (architectural elevations included) 2. Landscape Plan 3. Tree Mitigation Plan 4. Plat 5. Planning Objectives 6. Traffic Study 7. Minutes from October 10, 2012 Landmark Preservation Commission. 8. Notes from the October 29, 2012 Neighborhood Meeting 9. Citizen Comments Page 13 Carriage House Apartments DP120035 March 2 )13 Planning & Zoning Board abutting single-family home to the south at 1321 South Shields Street. This standard is not applicable because the N-C-B District standards contained in Article 4 would govern the rear/side setback due to Section 3.1.2. This Section states that, "In the event of a conflict between a standard or requirement contained in Article 3 and Article 4, the standard in Article 4 shall prevail." The N-C-B District requires a 15 foot setback in this instance. The project provides a 15 foot 5 inch setback and meets the requirements. (2) 3.8.30(F)(2)— Variation Among Repeated Buildings These standards require developments containing between 3 — 5 buildings to provide two different building designs with two different muted, color palettes. The project meets this standard by the two different "green" and "white" designs. The green buildings contain 13 and 14 units while the while buildings are smaller and contain 10 units. The green buildings are a total of 8,092 square feet and the white buildings are 7,699 square feet. (3) 3.8.30(F)(4)— Entrances The project provides covered entrances that are visible from Springfield Drive and South Shields Street, meeting the standard. (4) 3.8.30(F)(5)— Roofs The two building designs employ traditional forms such as hip and gable roofs with articulation and accent brackets. Both building designs have low pitches, reflecting the Craftsman style. The secondary roofs transition over the second story balconies. The PDP meets the standard. (5) 3.8.30(F)(5)— Facades and Walls Each multifamily building is articulated with projections and covered entries, assisting with dividing the fagade into human -scaled proportions similar to adjacent single family dwellings. There are no blank walls. The PDP complies with the standards. 4. Compliance with Applicable Article Two, Administration: A. Section 2.2.2 — Neighborhood Meetings A neighborhood meeting was held on October 29, 2012. A summary of this meeting is attached. Discussion centered around the impact on the adjacent neighborhoods to the west and south, and the number of parking spaces. Page 12 Carriage House Apartments, #F 120035 March 21, 2 Planning & Zoning Board City's levels of service standards for both pedestrians and bicycles are met. Overall, the Traffic Study concludes that with this project, the future level of service at the Springfield Drive and Shields Street intersection will be acceptable. Q. Section 3.6.5 — Transit Facilities Standards This standard requires new developments to accommodate existing and planned transit routes by providing transit stops and associated facilities. The site is served by Transfort Route 19 on Shields Street with both north and south service. Transfort Route 3 provides northbound service on Shields Street. Both Route 19 and 3 serve the CSU Transit Center. Route 19 runs every 60 minutes year-round and every 30 minutes at AM and PM peak periods during the school year. The PDP provides a Transfort bus stop concrete pad along South Shields Street. The project meets the standards of this Section. R. Section 3.8.30 — Multi -family Dwelling Development Standards Multi -family developments located in the TOD Overlay Zone are specifically exempt from the mix of housing unit types requirement, access to park, central feature or gathering place requirements and the building requirements. The multi- family buildings are not exempt from meeting the block or design standards. S. Section 3.8.30(D) — Block Requirements The block requirements mandate multi -family developments to feature a series of blocks, made up of public streets, private streets or street -like private drives, no more than 7 acres in size. The PDP is only 1 block with buildings fronting along Springfield Drive and South Shields Street. The site is 1.48 acres, satisfying the requirements. Section 3.8.30(F) — Design Standards for Multi -Family Dwellings This Section of the LUC addresses architecture and site design as it relates to multi -family developments. Moreover, this Section is intended to promote variety in multi -family buildings and enhance visual interest, reinforcing architectural elements. (1) 3.8.30(F)(1) — Orientation and Setbacks This standard states that setbacks from the property line of abutting property containing single and two-family dwellings is 25 feet. There is an Page 11 Carriage House Apartments IDP120035 March Z D13 Planning & Zoning Board This standard requires that compatibility be achieved by consideration of scale, form, materials, color, buffer yard and operational standards. Staff has considered the cumulative effects of the issues related to neighborhood compatibility and pertinent issues related to scale, form, materials and color have been addressed. As previously stated, it is important to note that there is no one single standard in the Land Use Code that would be equivalent to a compatibility test. In fact, the definition of "Compatibility" (above) specifically states that it "...does not mean the same as." Rather, the Code further breaks the issues down. The PDP has been evaluated by these standards and the PDP is found to be in compliance. O. Section 3.5.2(C) — Relationship of Dwellings to Streets and Parking This standard requires that every front fagade with a primary entrance shall face the public street (smaller than an arterial) and be within 200 feet of a connecting walkway, to the extent reasonably feasible. Buildings 1 — 4 face Springfield Drive and feature porches with entrances and connecting walkways out to the public sidewalk along Springfield Drive. In the case of Building 5, the building has a connecting walkway to the sidewalk along Shields Street. The PDP meets the standards. P. Section 3.6.4 — Transportation Level of Service Requirements The Transportation Impact Study (TIS) memorandum was provided as part of this Project Development Plan. Since the site is close to campus, the standard practice of a 25 percent trip reduction was taken into account for utilization of multi -modal transportation options. The Shields Street and Springfield Drive intersection will operate acceptably based on adopted level of service standards. The TIS shows that the existing single family homes on site generate 28 daily trip ends and the trip generation for Carriage House Apartments is calculated at 204 daily trip ends. While the traffic on Springfield Drive will increase to the west of the site, it is still commensurate with that expected on a local street. Nevertheless, the project meets the City's level of service standards. In addition, the PDP is in an area in which a pedestrian and bicycle Level of Service evaluation is required. In terms of pedestrian connectivity and level of service, there are existing crosswalks at the Prospect Road and Shields Street and Elizabeth Street and Shields Street signalized intersections. Additionally, there is a striped crosswalk (across Shields Street) with a pedestrian signal at Lake Street. The TIS shows that the Page 10 Carriage House Apartments, #F. 120035 March 21, 2. Planning & Zoning Board standard of quality. Moreover, the compatibility standards of this section require that the characteristics of the proposed buildings and uses are compatible when considered within the larger context of the surrounding area. The Land Use Code offers the following definition of the term "compatibility": Compatibility shall mean the characteristics of different uses or activities or design which allow them to be located near or adjacent to each other in harmony. Some elements affecting compatibility include height, scale, mass and bulk of structures. Other characteristics include pedestrian or vehicular traffic, circulation, access and parking impacts. Other important characteristics that affect compatibility are landscaping, lighting, noise, odor and architecture. Compatibility does not mean "the same as. " Rather, compatibility refers to the sensitivity of development proposals in maintaining the .character of existing development. The definition of compatibility is unique as no single element of the compatibility definition is essentially equivalent to a compatibility litmus test; rather it is a contextually driven notion and is derived based on circumstances on a case -by -case basis. The proposed buildings are three -stories (40 feet tall) in height and are compatible with single family homes on Springfield Drive to the east and the two-story (28 feet tall) single-family homes to the south on Bennett Road. The height of the project, in tandem with its location on an arterial, provide an appropriate and compatible transition from the high traffic and commercial east of Shields Street to the adjacent single-family neighborhoods to the west. Instead of one large, massive multi -family structure, the PDP responds to the existing residential character to the north, south and west, by breaking up the project into five smaller buildings that are articulated with front porches assisting with the project blending in with the existing streetscape composition. The architectural character borrows from the Craftsman Bungalow vernacular of the area and sets an enhanced standard of quality for future projects. The primary building material is horizontal lap siding with the inclusion of stone and brick at the base. The buildings are appropriately articulated, further breaking up each building's mass, as they read more like large single-family homes. Detailing features such as hip and gable roofs, accented window trim and timber brackets enhance the architectural character and reinforce the compatibility of the project with the area. N. Section 3.5.1(H) — Land Use Transition Page 9 Carriage House Apartments #PDP120035 March 272013 Planning & Zoning Board Willow 214 24 21-bd 22 2-bd 35 spaces 42 spaces Street Lofts Willow units Total: 46 Proposed: 1305- 57 29 1-bd 16 2-bd Carriage 1319 S. units 12 3-bd 58 spaces 96 spaces House Apts. Shields Total: 97 As illustrated by the table above, the data would suggest that the market response is to provide one parking space per dwelling unit in the TOD. Section 3.2.2(K)(5) — Handicap Parking The code requires 3 handicap parking spaces for projects that provide 51- 75 total parking spaces. The Carriage House Apartments PDP meets the required three handicapped accessible spaces, including one van accessible space. J. Section 3.2.4 — Site Lighting The Applicant submitted a photometric plan and the proposed site lighting complies with the requirements set forth in this section of the Land Use Code. Site lighting will feature down -directional, fully shielded, cut-off fixtures that are consistent in character with the craftsman bungalow style architecture proposed. Public street lighting has been factored into the lighting plan to avoid redundancy. K. Section 3.2.5 — Trash and Recycling Enclosures The proposed trash collection/recycling enclosure satisfies the Land Use Code requirements. A new trash enclosure is proposed on the southwest corner of the site and is approximately 250 square feet in size on a concrete slab. As proposed, the enclosure will be 6 feet in height, constructed of masonry pilasters and cedar lumber. L. Section 3.4.7(F)(5) — Historic Landscaping Existing on -site, there are Crabapple trees along the south side of Springfield Drive, that the City Forester estimates to be around 100 years old. As such, these Crabapple trees will be preserved. M. Section 3.5.1— Building Project and Compatibility This standard requires that new projects be compatible with the established architectural character and context of the general area. The standard also states that where the architectural character is not definitively established, new projects should establish an enhanced Page 8 Carriage House Apartments, #F-L)P120035 March 21, 2v 13 Planning & Zoning Board enclosed, located within the building, and 44 spaces will be distributed among 4 exterior fixed bicycle racks. H. Section 3.2.2(K)(1)(a)(1) — Parking Lots — Required Number of Spaces This Section of the Code states that Multi -family dwellings within the Transit -Oriented Development (TOD) Overlay Zone have no minimum parking requirements. The project provides 58 parking spaces, thus meeting the Land Use Code requirement. The intent of removing the minimum parking requirements in the TOD was to alleviate a barrier to redevelopment in the area, and to reflect the fact that multi -modal travel options were available or planned for those areas. The removal of minimum parking requirements in the TOD was not meant to remove the entire obligation for development -related parking. Instead, the provision was intended to recognize that the need for parking should be a market -based decision based on specific project needs, the surrounding context, and available travel options and facilities. If Carriage House Apartments was held to the required minimum number of spaces as it would be elsewhere in Fort Collins (non-TOD), then a total of 96 parking spaces would be required. Instead, 58 parking spaces are provided and supplemented with both interior and exterior bike parking for 103 bikes. The site is served by Transfort route 19 and a bus stop will be located 20 feet directly east of Building 4. The proposed project encourages alternative modes and further reinforces fundamental polices of City Plan. The table below illustrates how the proposed project compares to existing projects located in the TOD in terms of parking provided. Comparative Parking Analysis for Multi -Family Proiects located within the TOD Overlay Zone Project Name Location Units Bedrooms Parking Spaces Provided Parking Required if Not in TOD 20 1-bd Pura Vida 518 W. 52 16 2-bd 900a 06 Apartments Laurel units 16 3-bd 49 spaces spaces Total: 100 12 1-bd Flats at Oval 306 W. 47 19 2-bd 571- 402-83 Laurel units 16 3-bd spaces spaces Total: 96 Page 7 Carriage House Apartment& IDP120035 March 2 013 Planning & Zoning Board slope and aspect of the different hydrozones. An irrigation plan will be provided by the Applicant concurrently with their building permit application. The water budget chart provided by the Applicant calls out that the average water usage for the site is 13.48 gallons per square foot, under the maximum 15 gallons per square foot permitted. The project meets the water conservation standards. D. Section 3.2.1(E)(4) — Parking Lot Perimeter Landscaping The perimeter of the projects' vehicular use area will be effectively screened from the residential uses to the south and west with a combination of plant material featuring evergreen trees and a 6 foot tall wood fence, meeting the requirements of this standard. E. Section 3.2.1(F) - Tree Protection and Replacement. This standard requires that existing trees be preserved to the extent reasonably feasible. The City Forester conducted an on -site meeting with the Applicant and determined a mitigation schedule. Currently, there are 57 trees existing on this site. For this project, 19 trees will be protected (in place) and 43 trees will be removed. Of these 43 trees to be removed, 15 trees that are proposed to be removed require mitigation. These trees have a mitigation value of 23 trees. The Applicant is providing 28 upsized trees, meeting the mitigation requirement. F. Section 3.2.2(B) — Access, Circulation and Parking, The site is an infill location surrounded by existing development including Colorado State University to the northeast. A new 6 foot attached sidewalk will be constructed along Springfield Drive and a new 6 foot detached sidewalk will be constructed along South Shields Street before joining the existing attached sidewalk along Shields Street. The buildings will feature connecting walkways out to Springfield Drive. In terms of pedestrian connectivity to off -site destinations, there are existing crosswalks at the Prospect Road and Shields Street and Elizabeth Street and Shields Street signalized intersections. Additionally, there is a striped crosswalk (across Shields Street) with a pedestrian signal at Lake Street. The project meets connectivity requirements. G. Section 3.2.2(C)(4) — Bicycle Facilities This standard requires multi -family residential is required to provide 1 bike parking space per bedroom with a minimum of 60% of these spaces enclosed. The PDP proposes 97 bedrooms and requires 58 enclosed bicycle parking spaces. As proposed, the project provides 103 bicycle parking spaces total. Of these spaces, 59 bike parking spaces are Page 6 Carriage House Apartments.,#F 120035 March 21, 2 Planning & Zoning Board The proposed roof pitches for the buildings are 5:12, meeting the minimum roof pitch of 2:12 and within the maximum roof pitch of 12:12. The front elevation features a variety of treatments creating a well - articulated appearance. E. Section 4.9(E)(5) — Site Design In the N-C-B District, permanent off-street parking areas cannot be located any closer to a public street than the distance of the setback of the building and the street. The parking stall furthest to the north is setback approximately 40 feet from the property line and Building 1 is set back 30 feet, satisfying the standard. 3. Compliance with Applicable Article 3 - General Development Standards: As illustrated by the previous section, the N-C-B zone contains numerous specific standards. Where N-C-B Zone District standards of Article Four are more specific or stringent, they prevail over the less specific or stringent standard that may be found in the General Development standards of Article Three, except in the case of the contextual setback regulations. The PDP complies with the applicable General Development standards as follows: A. Section 3.2.1(C) & (D) — Landscaping and Tree Protection The PDP provides full tree stocking and foundation shrubs around the perimeter of the buildings. Existing crabapple trees will be retained. B. Section 3.2.1(D)(3) — Minimum Species Diversity This standard requires that no one species of tree (deciduous or evergreen) will exceed the allowable 25 percent of the total number of trees on the landscape plan. The landscape plan proposes 59 new trees, and no more than 15 can be of one species. The most of any one species is the Autumn Brilliance Serviceberry, with 15 trees, complying with the standard. C. Section 3.2.1(E)(3) — Water Conservation Standards Water conservation techniques and materials are incorporated into the Carriage House Apartments PDP landscape plan by the use of drought tolerant trees and moderate water use plant materials where practical. An automatic, underground irrigation system will be designed to address specific needs of different plan species, soil conditions, as well as the Page 5 Carriage House Apartments, IDP120035 March 2 013 Planning & Zoning Board The N-C-B zone district permits a building to contain an amount of square footage that equals the lot area, which in this case is 64,828 square feet. The proposed square footage combined total is 39,281 square feet, thus complying with the standard. Additionally, the Land Use Code requires there to be a maximum Floor Area Ratio of .33 on the rear 50 percent of the lot, or in this case, 10,433 square feet. The project proposes 10,272 square feet in the rear 50 percent of the lot, for a .325 rear Floor Area Ratio, meeting the standard. C. Section 4.9(D)(6) - Dimensional Standards PDP provides a lot width of approximately 400 feet, meeting the minimum N-BC-B lot width requirement of 50 feet. The project utilizes a contextual front yard setback of 30 feet. The contextual setback provision of Section 3.8.19 states that regardless of the minimum front setback requirement imposed by the zone district standards (in this case 60 feet for areas within the West Central Plan neighborhoods), Applicants are allowed to use a contextual front setback. The setback of the abutting home to the west at 1201 Springfield Drive is 30 feet. Therefore, the project meets setback requirements. The PDP provides a 15 foot 5 inch rear yard setback from the property to the south, meeting the minimum requirement of 15 feet. The PDP provides a 76 foot side yard setback along the west side property line and a 27 foot setback along the east property line. This complies with the standard that the side yard setback be a minimum of five feet for the first 18 feet of height and then one additional foot for each two feet of height thereafter. With a building height of 40 feet, the 22 feet over the baseline of 18 feet requires 11 additional feet of side yard setback. The 16 feet consists of five feet plus 11 feet to accommodate a 40 foot high building. The building is three stories in height thus not exceeding the maximum allowed of three stories in height for the N-C-B zone district. D. Section 4.9(E)(1) - Building Design Since the buildings are rectilinear, all exterior walls are constructed parallel to or at right angles to the side lot lines. The primary entrances of the buildings are oriented to Springfield Drive. The entrances are enhanced by porches with overhangs. Page 4 Carriage House Apartments.` #F 120035 March 21, 2. Planning & Zoning Board minutes from October, 2012). As the residence at 1305 South Shields Street is no longer eligible for Local Landmark Designation, it can be demolished, as proposed. West Central Neighborhood Plan The proposed project is located within the West Central Neighborhood Plan Area (Adopted, 1999). The West Central Neighborhood Plan Area (WCNP) identifies the subject parcels as a redevelopment area on page 2 of Chapter 3. For WCNP identified redevelopment areas, the predominant uses (in this case single-family) are not considered to be the most appropriate for the future and have potential for selective conversion to more efficient uses. Moreover, the WCNP continues on to state that, "the area along the west side of Shields Street,... are candidates for redevelopment in a manner that allows conversion from (single-family) residential to multi -family residential." The WCNP calls for redevelopment to create a buffer for the single-family residential neighborhoods to the west from Shields Street. The proposed Project Development Plan is an appropriate redevelopment of the area, and creates buffer in conformance with the adopted policies of the West Central Neighborhood Plan. 2. Compliance with Article Four- Neiahborhood Conservation, Buffer District (N-C-B) Standards: As previously mentioned, the site is located within the Neighborhood Conservation, Buffer District (N-C-B). The purpose of the N-C-B Zone District is: "...intended for areas that are a transition between residential neighborhoods and more intensive commercial -use areas or high traffic zones that have been given this designation in accordance with an adopted subarea plan." To the east of the site is a commercial area and Colorado State University; to the west is primarily single family residential. The proposed project fits the intent and purpose of the N-C-B Zone District. A. Section 4.9(B) - Land Use In the Neighborhood Conservation, Buffer zone district, the review and decision making body for multi -family housing projects are governed by the number of dwelling units and the residential net density. The proposed land use is considered multi -family and is permitted in the N-C-B zone district. The net area of the PDP is 1.45 acres. As 57 units are proposed, the density is 39.3 dwelling units per net acre. Since the PDP contains more than four dwelling units in one building, at a density of more than 24 dwelling units per net acre, the land use is permitted, subject to review and a public hearing by the Planning and Zoning Board. B. Section 4.9(D) - Density Page 3 Carriage House Apartment PDP120035 March . 1013 Planning & Zoning Board The proposed three story multi -family buildings were reviewed under the Code's compatibility standards and found to be compatible with the surrounding context by its' complementary architectural design featuring Craftsman architectural detailing and pitched roofs, appropriately blending in with the adjacent single-family homes to the south and west. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: N-C-B—Neighborhood Conservation Buffer District (existing single-family residential with free -stall barns and farm character); S: R-L— Low Density Residential District (existing single-family residential and Bennett Elementary School); E: H-M-N—High Density Mixed -Use Neighborhood District (existing commercial); W: R-L— Low Density Residential District (existing single-family residential neighborhoods) In late 2011, the home located at 1305 South Shields Street was determined to be individually eligible for Local Landmark designation by the Landmark Preservation Commission Chair and the Community Development and Neighborhood Services Director, under the provisions of the City's Municipal Code. At that time, this decision was not appealable to City Council. Additionally, the Historic and Cultural Resource Section of the Land Use Code (Section 3.4.7) protected the home from being demolished, however the Applicant was still requesting to move forward with the redevelopment application and question of the demolition of the home came before the Planning and Zoning Board in 2012 not as a proposed development plan, but as two stand-alone requests for the modification of standards to Sections 3.4.7(B) and 3.4.7(E) of the Land Use Code. The Board denied the stand-alone modification requests and the Applicant appealed the decision to City Council in April, 2012. The City Council upheld the Board's denial decision, and instructed Staff to revisit the determination of eligibility section of the Municipal Code. In summer of 2012, changes were made to the Municipal Code relating to the determination of Local Landmark eligibility process. In September 2012, the Applicant provided new information to the Landmark Preservation Commission regarding the home at 1305 South Shields Street and in October, 2012 the Commission overturned the previous determination that the home was individually eligible for Local Landmark Designation (please see page 5 of the attached Landmark Preservation Commission Page 2 ,moof t` Collins ITL . NO 5. MEETING DATE , yr l STAFF L&VIA`66rD PLANNING & ZONING BOARD PROJECT: Carriage House Apartments, Project Development Plan, #PDP120035 APPLICANT: Mr. Chuck Bailey Catamount Properties, Ltd. 7302 Rozena Street Longmont, CO 80503 OWNER: Carlson Residential 210 Hollyhill Lane Denton, TX 76205 PROJECT DESCRIPTION: This is a request to demolish two existing single family homes at 1305 and 1319 South Shields Street and in their place, construct five, three story multi -family buildings, combining the two lots for a 1.48 acre site. The project proposes 57 units to be divided among one, two and three -bedroom apartments for a total of 97 bedrooms. Parking would be in the rear with 58 spaces gaining access off of Springfield Drive. The project is located in the Neighborhood Conservation Buffer (N-C-B) District and is within the Transit -Oriented Development (TOD) Overlay District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: Multi -family is permitted in the N-C-B zone district. The Project Development Plan (PDP) complies with development standards of the N-C-B Zone District and with the applicable General Development Standards of the Land Use Code. After additional information was presented by the Applicant to the Landmark Preservation Commission regarding the existing single family home at 1305 South Shields Street, the property was re -reviewed and found not to be individually eligible for Local Landmark designation and is allowed to be demolished under the provisions of the Municipal Code and Land Use Code. Current Planning 281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580 fcgov.com/currentplanning 970.221.6750