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HomeMy WebLinkAbout220 EDWARDS STREET - PDP - 36-07 - REPORTS - RECOMMENDATION/REPORTE ELIZABETH ST w GARFIELD ST w Z O Q � w Z 0 w OSITE U EDWARDS ST E PITKIN ST #36-07 220 Edwards Street PDP- Type I N 12/5/2007 1 inch: 200 feet 220 Edwards Street - Project Development Plan, #36-07 April 24, 2008 Administrative Public Hearing Page 12 3. The proposed land use is permitted in the NCM - Neighborhood Conservation, Medium Density Zone District of the Land Use Code. 4. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. 5. The Project Development Plan complies with all applicable Land Use and Development Standards contained in Article 4, Division 4.8 of the Land Use Code. 6. On September 6, 2007, the administrative hearing office approved (w/o condition) Modifications of Standards to Section 3.2.2(D)(3)(c), Section 4.8(D)(1), Section 4.8(D)(2), and Section 4.8(E)(3) of the Land Use Code. These modifications of standards, as approved, are being addressed and satisfied with the 220 Edwards Street, PDP. RECOMMENDATION: Staff recommends approval of the 220 Edwards Street, Project Development Plan - #36-07. 220 Edwards Street - Project Development Plan, #36-07 April 24, 2008 Administrative Public Hearing Page 11 Orienting the front of a primary structure to the street and clearly identifying the entrance is encouraged. The front elevation of the new single-family residence at 220 Edwards Street is clearly oriented to and identifiable from Edwards Street. Minimizing the visual appearance of driveways and other paved surfaces is encouraged. Provide auto access from an alley when physical conditions permit. Locating a driveway to the side is also appropriate. The driveway for the new single-family residence at 220 Edwards Street will be from the alley into the side yard for the residence. Maintaining the visual connection to the front lawn from the street is encouraged. Enclosing a front lawn such that it is not visible from the street is discouraged. A front yard fence should have a "transparent" character. Therefore, use of spaced pickets or wrought iron is encouraged. The new single-family residence at 220 Edwards Street will not have any fencing around the front yard, leaving a clear, unobstructed visual connection from the street and public sidewalk to the front porch and entry to the residence. - The use of roof forms that are similar to those seen traditionally in the Design Character Area is encouraged. The gable roof with dormers on the new single-family residence at 220 Edwards Street will be identical to that on the existing residence on the property, as well as being similar to other residences in the neighborhood. FINDINGS -OF FACT/CONCLUSIONS After reviewing the 220 Edwards Street, Project Development Plan, staff makes the following findings of fact and conclusions: The proposal is in conformance with and supported by the Principals and Policies, being a part of the City of Fort Collins CITY PLAN. 2. The proposal is in conformance with the City's adopted East Side Neighborhood Plan, an element of the Comprehensive Plan. 3. The proposal is supported by the Neighborhood Character Design Guidelines for the East Side and West Side Neighborhoods in Fort Collins. 220 Edwards Street - Project Development Plan, #36-07 April 24, 2008 Administrative Public Hearing Page 10 There are Guidelines for All Projects set forth in the Neighborhood Character Design Guidelines and property owners are encouraged, but not required, to follow these guidelines. The mass and scale of buildings is one of the most important design issues in the East Side Neighborhoods. To the greatest extent possible, new construction should maintain this established scale. While new buildings and additions are anticipated that are larger than many of the early houses, new construction should not be so dramatically larger that the visual continuity of the neighborhood is compromised. The new building in the 220 Edwards Street, PDP will provide a 2-story residential structure on Edwards Street that will visually relate to the surrounding neighborhood as a single-family residence. Building materials of new structures should contribute to the visual continuity of the neighborhood. They should appear similar to those seen traditionally to establish a sense of visual continuity. The use of building materials that appear similar to those used traditionally in the area is encouraged. Horizontal lap (wood) siding, brick, and stone are traditionally most appropriate. Tile and stucco are appropriate as secondary materials. The building materials on the new single-family detached residence will be consistent with several single-family residences in the immediate area. The new 2- story residential structure fronting on Edwards Street will have stucco siding and a 40-year asphalt shingle roof, similar to the existing 2-story single-family residence on the property. Also, there are 3 existing single-family residences on the east side of Mathews Street, within the block, that are stucco sided with similar shingle roofs. Maintaining the established alignment of building fronts on the block is encouraged. The front yard setback of a new building should be 10' (+/-) of the median setback in the block. The new single-family residence will be 20 from property line and 40' from the curb line of Edwards Street. The front of the existing residence on this lot is 13' from property line and 33' from the curb line of Edwards Street. Buildings on properties to the west, across the alley, have front setbacks that are similar or slightly closer to the street. 220 Edwards Street - Project Development Plan, #36-07 April 24, 2008 Administrative Public Hearing Page 9 In Appendix A - Recommended New Zoning Districts, Section A.1 NP, Neighborhood Preservation District (page 54) it states that "This district designation is for areas of existing residential neighborhoods that contain predominant single family and low density multiple -family uses". The uses permitted include one - family dwellings. The proposal for 220 Edwards Street, being a new single-family detached dwelling on an existing lot "fronting" on Edwards Street and Mathews Street with an existing alley on the west side running north - south between Edwards Street and Garfield Street, is considered to be in conformance with the City's adopted East Side Neighborhood Plan. 7. Conformance with the City's Neighborhood Character Design Guidelines for the East Side and West Side Neighborhoods in Fort Collins The purpose of the Design Guidelines is to guide an approach to construction that will help protect the established character if the neighborhoods, while allowing new compatible design. There is a distinction, however, between "creativity" and simply being "different". The guidelines also promote a concept of building that is "native" to Fort Collins. Materials generally are simple, such as clapboard, brick, and rough -cut, ashlar stone. The basic native character of Fort Collins is simple in design, with modest details. The term "context" is used extensively in the Design Guidelines. Basically it relates to the lots and their improvements that are found on the same block as the proposed project and on the block facing it. The context is considered to be the Design Character Area of the neighborhood. - There are six different Design Character Areas described in the Design Guidelines. The 220 Edwards Street, PDP would appear to fit into the Contemporary Residential Design Character Area, being near the southern end of the East Side and in the area surrounding the north end of the old Fort Collins High School. The project is in the very southwest corner of the NCM District in this location. The NCB - Neighborhood Conservation, Buffer District is directly west across the alley. The proposed building in the development provides a 2-story single-family residential structure in an older, existing single-family neighborhood. 220 Edwards Street - Project Development Plan, #36-07 April 24, 2008 Administrative Public Hearing Page 8 renovated. Any new construction or renovation should respect the character and architectural style of its immediate surroundings." In Chapter 2 - Policy Plan, Section 2. Preservation Areas, Section 2.1 - Zoning (page 22) it states that "The portions of the ESN currently within the RL - Low Density Residential Zoning District should generally not be considered for rezoning. The remaining portions of the Neighborhood Preservation Areas should be rezoned to better reflect the existing mix of predominantly single family and low density multiple -family uses. A new "Neighborhood Preservation" Zoning District (described in Appendix A) is recommended." - Appendix A, Section A.1 NP, Neighborhood Preservation District (page 54) states that "This district designation is for areas of existing residential neighborhoods that contain predominant single family and low density multiple -family uses." Uses permitted would include one -family dwellings. The minimum lot area shall be the equivalent of two times the total floor area of the building, but not less than 4,500 square feet for a one -family or two-family dwelling and 6,000 square feet for all other uses. In Chapter 2 - Policy Plan, Section 2 Preservation Areas, Section 2.2 - Use Conversions (pages 22 & 23) it states that "Changes of use are to be generally discouraged, except as follows: Conversions which can be demonstrated to further specific goals of the East Side Neighborhood Plan." Such use conversions include single-family homes. In Chapter 3 - Implementation Guide, Section 3.1.1 - Land Use (page 46) it states that changes should be made to the Zoning Ordinance, including the adoption of a new NP - Neighborhood Preservation District and initiate the rezoning of the East side Neighborhood as recommended in Figure 4 of the ENP (page 22- C). The property at 220 Edwards Street is shown to be in the NP - Neighborhood Preservation Area in Figure 4 of the ENP - Proposed Land Use Areas s 220 Edwards Street - Project Development Plan, #36-07 April 24, 2008 Administrative Public Hearing Page 7 pattern, and any identifiable style, proportions, shapes, relationship to the street, pattern of buildings and yards, and patterns created by doors, windows, projections and recesses. Compatibility with these existing elements does not mean uniformity". Forms of potential infill development may include small, detached dwellings added to lots of sufficient size with existing houses (e.g., "standard houses", "alley houses" or "granny flats"). In the NCM District in the LUC this ultimately translated into single-family detached dwellings when there is more than one (1) principal building on the lot or the lot has only alley frontage. The existing house at 220 Edwards Street is over 100 years old and the proposed new single-family detached dwelling will be of a size and height that will be compatible with the existing house and surrounding single-family residential neighborhood. 6. Conformance with the City's East Side Neighborhood Plan The CITY PLAN is the result of a two-year long process to update the City's Comprehensive Plan. While the CITY PLAN deals with city-wide policies, neighborhood plans are needed to help implement CITY PLAN by applying general, city-wide policies to a specific neighborhood (or subarea). Several CITY PLAN principles and policies place in context the connection between the overall Comprehensive Plan and the East Side Neighborhood Plan (adopted in 1986 as an element of the Comprehensive Plan). 220 Edwards Street is a property that is identified as being in the NP - Neighborhood Preservation area in the East Side Neighborhood Plan, near the southwest corner of the plan. In the East Side Neighborhood Plan Summary, Section 0.2.1 - Land Use, under Zoning (page 8), it states that "The NP - Neighborhood Preservation District generally would allow single family and low density multiple -family (up to four units) dwellings, require at least administrative review by both the City and neighborhoods, and provide lot size and minimum yard requirements more in character with older residential areas'. In Chapter 2 - Policy Plan, Section 2.1.2 - Land Use Policies (page 20), in the general land use area of "Preservation" it states that "It is critical to the continued viability of the East Side Neighborhood that the existing land use mix of these Preservation areas be maintained, that housing opportunities for all income groups be allowed, and valuable existing structures be preserved and 220 Edwards Street - Project Development Plan, #36-07 April 24, 2008 Administrative Public Hearing Page 6 C. Division 3.5, Building Standards 1. Section 3.5.1, Building and Project Compatibility The proposed new residential building containing one (1) single- family detached dwelling unit is to be 2 stories, 21'-9" in height. The size, massing, and height of the building are consistent with existing residential buildings in the neighborhood. The new dwelling unit will contain 1,200 square feet and the existing dwelling unit contains 1,376 square feet (being a 2-story structure about the same height as the proposed new structure). The property at 220 Edwards Street is bordered by existing single-family residential in all four directions. The primary roof pitch on the new structure will be 7:12 and several dormer and porch roofs will have 3:12 or 5:12 pitches, which all fall within the minimum/maximum allowable roof pitch requirements set forth in the Neighborhood Conservation, Medium Density District. The building siding material will be applied stucco and the roofing material will be a 40-year asphalt shingle. 4. Neighborhood Information Meeting The 220 Edwards Street, PDP contains a proposed land use that is permitted as a Type 1 use in the NCM District, subject to an administrative review. The proposed use is a new single-family detached dwelling on the same lot with an existing single-family dwelling. The LUC does not require that a neighborhood meeting be held for a Type 1 development proposal and no meeting was held for this proposal. 5. Conformance with the Citv's Comprehensive Plan In March of 1997, the City Council took the final steps to complete a two- year long process to update the City's Comprehensive Plan, known as CITY PLAN. The Principles and Policies, being a part of the CITY PLAN, support single-family detached dwellings on the subject property. Policy EXN-1.4 Infill Development and Redevelopment, under Existing Neighborhoods, states that "For parcels under twenty (20) acres, such infill and redevelopment activity will be supported if designed to complement and extend the positive qualities of surrounding development and adjacent buildings in terms of general intensity and use, street 220 Edwards Street - Project Development Plan, #36-07 April 24, 2008 Administrative Public Hearing Page 5 b. The proposal complies with Section 3.2.1(E)(2) Landscape Area Treatment in that the Landscape Plan provides for landscaping in all areas that are not covered by the building, paving, or other impervious services. The landscaping around the buildings on the lot (being the new single-family dwelling and the existing single-family dwelling and garage) may consist of deciduous, ornamental, and evergreen trees, and a variety of deciduous and evergreen shrubs. There are numerous existing trees and shrubs on the property. The landscaping on -site will be further defined and identified on the Final Plan to ensure compliance with the LUC. 2. Section 3.2.2, Access, Circulation and Parking a. The proposal complies with Section 3.2.2(K)(1) Residential Parking Requirements, Subsection 3.2.2(K)(1)(c) Single-family Detached in that it provides 2 on -site parking spaces (in the driveway from the alley) for the new dwelling unit on west end of the lot; and, 2 parking spaces in the existing detached garage for the existing dwelling unit on the east end of the lot. This exceeds the 1 parking space required for each separate single- family detached dwelling unit having greater than 40' of street frontage. B. Division 3.3, Engineering Standards 1. Section 3.3.1, Plat Standards The proposal is on a property that was platted in October, 1890 as Lot 12, Block 8 of the Craft's Re -Subdivision of Lake Park Addition; therefore, no plat or replat was required as part of this development proposal. 2. 3.3.5, Engineering Design Standards The proposal complies with the design standards, requirements, and specifications for the services as set forth in this section. 220 Edwards Street - Project Development Plan, #36-07 April 24, 2008 Administrative Public Hearing Page 4 • Section 4.8(E)(3) - Rear Yard Setback ... the LUC sets forth a minimum rear yard setback of 15 feet. The applicant wanted a 5' rear yard setback, similar to the actual building setbacks for the existing house and detached garage on the property. The intent is to construct the rear of the new single-family detached dwelling a distance of 6 feet - 6 inches from the rear (north) property line for 220 Edwards Street. These modifications of standards, as approved, are being addressed and satisfied with the 220 Edwards Street, PDP. 2. Division 4.8 of the Land Use Code, Neighborhood Conservation, Medium Density Zone District The proposed new single-family detached dwelling on one (1) lot containing an existing single-family dwelling is permitted in the NCM - Neighborhood Conservation, Medium Density District, subject to an administrative (Type 1) review. This is set forth in Section 4.8(13)(2)(a)l of the LUC. The proposal complies with the purpose of the NCM District as it is an infill project with a new single-family detached dwelling in an existing single-family residential neighborhood. The proposal complies with the standards set forth in Sections 4.8(D) Land Use Standards, 4.8(E) Dimensional Standards, and 4.8(F) Development Standards of the LUC. 3. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards, more specifically as follows: A. Division 3.2, Site Planning and Design Standards 1. Section 3.2.1, Landscaping and Tree Protection a. The proposal complies with Section 3.2.1(D)(4) Tree Species and Minimum Sizes in that new canopy shade trees must be 2" caliper (meeting the minimum size required by the LUC), new ornamental trees must be 1-1/2 " caliper (meeting the minimum sized required by the LUC), and new evergreen trees must be 6' high (meeting the minimum size required by the LUC). 220 Edwards Street - Project Development Plan, #36-07 April 24, 2008 Administrative Public Hearing Page 3 COMMENTS: Background The surrounding zoning and land uses are as follows: N: NCM; existing single family residential S: NCM; existing single-family residential E: NCM; existing single family residential W: NCB; existing single-family residential This property was annexed into the City of Fort Collins as part of the Lake Park Addition Annexation in September, 1881. The property was subdivided into Lot 12, Block 8, of the Craft's Re - Subdivision of Lake Park Addition in October, 1890. On September 6, 2007, the administrative hearing office approved (w/o condition) Modifications of Standards to Section 3.2.2(D)(3)(c), Section 4.8(D)(1), Section 4.8(D)(2), and Section 4.8(E)(3) of the Land Use Code. • Section 3.2.2(D)(3)(c) - Pavement ... the LUC requires that all open off-street parking areas be surfaced with asphalt, concrete or other material in conformance with City specifications. The applicant wanted to use crushed granite/asphalt or 'grass-thru' pavers for the driveway for the proposed new house along the alley. • Section 4.8(D)(1) - Density ... the LUC requires that the lot area for a single-family detached dwelling be a minimum of 5,000 square feet. The lot size at 220 Edwards Street is 7,000 square feet and the applicant wanted to construct a new detached dwelling, in addition to the existing single-family dwelling. A new attached dwelling unit to the existing house would be permitted without the need for a modification of this standard. • Section 4.8(D)(2) - Residential ... the LUC limits the size of a new single-family dwelling located behind a street -fronting principal building to a maximum of 1,000 square feet. The applicant wanted to construct a new single-family detached dwelling containing up to (but not to exceed) 1,200 square feet on 2 floors. 220 Edwards Street - Project Development Plan, #36-07 April 24, 2008 Administrative Public Hearing Page 2 The proposal is supported by the Neighborhood Character Design Guidelines for the East Side and West Side Neighborhoods in Fort Collins. This PDP complies with the applicable requirements of the Land Use Code (LUC), more specifically: the process located in Division 2.2 - Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; standards located in Division 3.2 - Site Planning and Design Standards, Division 3.3 - Engineering Standards, and Division 3.5 - Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and • the proposed new single-family detached dwelling is permitted in Division 4.8 Neighborhood Conservation, Medium Density District (NCM) of ARTICLE 4 - DISTRICTS, subject to an administrative review. Single-family detached dwellings, when there is more than one (1) principal building on the lot, are permitted in the NCM - Neighborhood Conservation, Medium Density District, subject to an administrative (Type 1) review. The purpose of the NCM District is: Intended to preserve the character of areas that have a predominance of developed single-family and low- to medium -density multi -family housing and have been given this designation in accordance with an adopted subarea plan. This proposal complies with the purpose of the NCM District as it is an infill project with a new single-family detached dwelling, designed to complement existing single-family residences in the neighborhood, being added on Lot 12, Block 8 of the Craft's Re -Subdivision of Lake Park Addition with the existing single-family residence. The property is at 220 Edwards Street and "fronts" on both Edwards Street and Mathews Street, with an existing alley along its west side. It is in the area designated as NP - Neighborhood Preservation in the City's adopted East Side Neighborhood Plan. Further discussion of the proposal's conformance with the adopted neighborhood plan is provided in Section 6, page 7 of this staff report. ITEM NO. MEETING DATE 4 STAFF G,qVi }Fbl OLr" r City of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: 220 Edwards Street, Project Development Plan (PDP) — #36-07 APPLICANT: Rentfrow Design c/o Troy Jennings / Jon Rentfrow 3621 Richmond Drive Fort Collins, CO 80526 OWNER: Mark Tavill 6815 Stanley Avenue Carmichael, CA 95608 Marshall Williams P.O. Box 8125 Truckee, CA 96162 PROJECT DESCRIPTION: This is a request for a new 1,200 square foot, 2-story single-family detached dwelling on the alley end of the property, west of the existing single-family residence and detached garage, at the northwest corner of Edwards Street and Mathews Street. The structure will be 21'-9" high. Access to the new residence will be from the alley. The existing single-family residence and garage on the property are to remain. The property (legally described as Lot 12, Block 8 of the Craft's Re -Subdivision of Lake Park Addition) is addressed as 220 Edwards Street, is adjacent to an existing alley along its west side, and is in the NCM - Neighborhood Conservation, Medium Density Zoning District. Both the existing residence and the new single-family detached dwelling will be on Lot 12. No replat of the property is necessary and none is proposed. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The proposal is in conformance with and supported by the Principals and Policies, being a part of the City of Fort Collins CITY PLAN. The proposal is in conformance with the City's adopted East Side Neighborhood Plan, an element of the Comprehensive Plan. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT