HomeMy WebLinkAbout716 MAPLE ST. DUPLEX EXPANSION - PDP - 2-11 - P&Z PACKET - RECOMMENDATION/REPORT4
716 Maple Street Duple- Expansion,
Project Development P,. , - #2-11
March 17, 2011 - Planning and Zoning Board Hearing
Page 10
and many of the lots in the area have had lot line adjustments to
accommodate wider homes and side yards. This narrow width plus the
setbacks makes the option for side -by -side units facing Maple
especially difficult and the option for both units to have rear yard space
nearly impossible.
o The proposed structure's location is also impacted by the remodel of
the existing duplex, which is set back 26' from the edge of right-of-way,
thus exceeding the required setback by 11'. Though the applicant
could have chosen to move the structure up limiting their
encroachment into the rear of the lot, this would have minimized the
front unit's yard space. The current configuration allows both units to
have a functional yard space.
0
RECOMMENDATION:
Staff recommends the following:
• Denial, based on the Project Development Plan's noncompliance with the
applicable standard located in Section 4.8(D)(1) - Density/Intensity of
Development, regarding the overall floor area permitted on the site.
;
716 Maple Street Duplex F -)ansion,
Project Development Plan #2-11
March 17, 2011 — Planning and Zoning Board Hearing
Page 9
• Section 4.8(D)(1) Density/Intensity of Development. Minimum lot area
shall be the equivalent of two (2) times the total floor area of the
building(s), and
• Section 4.8(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.
4. Modification of Standards are requested for Sections 3.6.2(J)(2), 4.8(D)(1) and
4.8(D)(5). Staff makes the following findings for each request:
• Section 3.6.2(J)(2) — Design Construction Requirements.
o The applicant's request meets the criteria in 2.8.2(H)(4) in that the
request diverges from the standard only in a "nominal, inconsequential
way when considered from the perspective of the entire development
plan," because:
o The proposal is not increasing the density on the lot or in the
neighborhood, no other section of the alley is paved and the proposed
would have similar impact of a carriage house or habitable structure,
which are exempted from this requirement.
• Section 4.8(D)(1) — Density/Intensity of Development.
o The applicant's request does not meet the criteria in 2.8.2(H)(1 — 4).
• Section 4.8(D)(5) — Floor Area Ratio (FAR).
o 'The applicant's request meets the criteria in 2.8.2(H)(1), in thafthe
"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;" because:
o The intent of this standard is to protect neighboring property owner's
privacy in their back yards and maintain adequate back yard space for
properties in this zone district. The only property that is impacted by
the proposed structure is the one to the east, which has recently been
rebuilt by the applicant and is currently vacant. Any future owner, who
purchases this structure, will do so with the knowledge of the proposed
structure's presence.
o The building design is constrained by the lot width of 35'. The
minimum lot width for this zone district is 40' for two-family structures
716 Maple Street Duple Expansion,
Project Development P. — #2-11
March 17, 2011 — Planning and Zoning Board Hearing
Page 8
Please see the attached Applicant's Request
Staffs Analysis of the Applicant's Request
Staff has evaluated the applicant's request against the criteria provided in
Section 2.8.2 of the LUC. This standard addresses a quantitative
measure that impacts massing built on lots in an effort to maintain the
qualitative aspect of the neighborhood. This is a very eclectic
neighborhood which has significantly evolved since its platting in 1895.
Very few lots maintain the 35' width that the neighborhood was originally
platted as, and over time duplex units and larger multi -family dwellings
have been built in the neighborhood on reconfigured lots. The overall lot
FAR of the neighborhood ranges from the low 0.1 to 0.7 in at least one
larger multi -family dwelling.
Though this eclectic neighborhood is difficult to judge compatibility based
on a metric, this is the tool the code utilizes at this time. In reviewing this
proposal it is staffs determination that the request does not adequately
justify the 1,040 square feet of additional floor area proposed above the
permitted floor area. The addition of 1,040 square feet is not a nominal
and inconsequential increase.
Staff recommends denial of the Modification of Standard to Section
4.8(D)(1).
FINDINGS OF FACT/CONCLUSIONS - - -
After reviewing the 716 Maple Street Duplex Expansion, Project Development Plan, #2-
11, Staff makes the following findings of fact and conclusions:
1. The proposed land use is permitted in the NCM — Neighborhood Conservation,
Medium Density Zone District of the Land Use Code.
2. The Project Development Plan complies with all applicable General Development
Standards contained in Article 3 of the Land Use Code, with the exception of:
• Section 3.6.2(J)(2) — Design Construction Requirements. All public alleys
shall be constructed in accordance with the Larimer County Urban Area
Street Standards.
3. The Project Development Plan complies with the applicable Land Use and
Development Standards contained in Article 4, Division 4.8 of the Land Use
Code, with the exception of:
• 716 Maple Street Duplex F- -)ansion,
Project Development Plan #2-11
March 17, 2011 — Planning and Zoning Board Hearing
Page 7
to the public good and meets criteria 2.8.2(H)(1) in that the "plan as
submitted will promote the general purpose of the standard for which the
modification is requested equally well or better than would a plan which
complies with the standard for which a modification is requested."
The intent of this standard is to protect neighboring property owner's
privacy in their back yards and maintain adequate back yard space for
properties in this zone district. The only property that is impacted by the
proposed structure is the one to the east, which has recently been rebuilt
by the applicant and is currently vacant. Any future owner, who purchases
this structure, will do so with the knowledge of the proposed structure's
presence.
The building design is constrained by the lot width of 35'. The minimum
lot width for this zone district is 40' for two-family structures and many of
the lots in the area have had lot line adjustments to accommodate wider
homes and side yards. This narrow width plus the setbacks makes the
option for side -by -side units facing Maple especially difficult and the option
for both units to have rear yard space nearly impossible.
The proposed structure's location is also impacted by the remodel of the
existing duplex, which is set back 26' from the edge of right-of-way, thus
exceeding the required setback by 11'. Though the applicant could have
chosen to move the structure up limiting their encroachment into the rear
of the lot, this would have minimized the front unit's yard space. The
current configuration allows both units to have a functional yard space.
For these reasons, staff has found that the proposed plan promotes the
general purpose of the standard for which the modification is requested
equally well than, a plan would that complieswith the standard.
Staff recommends approval of the Modification of Standard to Section
4.8(D)(5).
3. Section 4.8(D)(1) — Density/Intensity of Development
This standard states:
"Minimum lot area shall be the equivalent of two (2) times the total floor
area of the building(s), but not less than five thousand (5,000) square
feet for a single family dwelling..."
The lot size at 716 Maple Street is 5,600 square feet, which would allow a
total floor area of 2,800 square feet. The applicant is proposing a total
floor area of 3,840 square feet.
716 Maple Street Duplp- Expansion,
Project Development F . - #2-11
March 17, 2011 - Planning and Zoning Board Hearing
Page 6
This standard requires all alleys be paved, except those public alleys that
provide access only for carriage houses and habitable accessory buildings
in the NCM, NCL and NCB zone districts.
Please see the attached Applicant's Request
Staffs Analysis of the Applicant's Request
Staff has evaluated the applicant's request against the criteria provided in
Section 2.8.2(H) of the LUC. Staff finds that the applicant's request is not
detrimental to the public good and meets the criteria of Section 2.8.2(H)(4)
in that the request diverges from the standard only in a "nominal,
inconsequential way when considered from the perspective of the entire
development plan."
Staffs analysis is as follows: the proposal is not increasing the density on
the lot or in the neighborhood, no other section of the alley is paved and
the proposed would have similar impact of a carriage house or habitable
structure, which are exempted from this requirement. Therefore, staff
finds that the request diverges from the standard only in a "nominal,
inconsequential way when considered from the perspective of the entire
development plan."
Staff recommends approval of the Modification of Standard to Section
3.6.2(J)(2).
2. Section 4.8(D)(5) - Floor Area Ratio (FAR)
This section states:
"Lots are subject to a maximum FAR of thirty-three hundredths (0.33)
on the rear fifty (50) percent of the lot."
The total lot size of this site is 5,600 square feet, this would allow 924
square feet of floor area to be located on the real half of the lot. The
applicant is proposing approximately 1800 square feet of floor area to be
located on the rear of the lot. This exceeds the standard by 862 square
feet.
Please see the attached Applicant's Request
Staffs Analysis of the Applicant's Request
Staff has evaluated the applicant's request against the criteria provided in
Section 2.8.2 (H) of the LUC. Staff finds that the request is not detrimental
716 Maple Street Duplex oansion,
Project Development Plan — #2-11
March 17, 2011 — Planning and Zoning Board Hearing
Page 5
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
addition to an existing duplex structure maintaining the mid — low density of
the area.
1. Section 4.8(D) — Land Use Standards
The proposal is in compliance with the first part of Section 4.8(D)(1) as the
minimum lot size for two family dwellings is 5,000 square feet and this lot
is 5,600 square feet.
The applicant is requesting two modifications of standards located within
this Section, they are discussed in more detail in Subsection 4 of this
report.
2. Section 4.8(E) — Dimensional Standards
This is an existing lot that is 35' wide. Section 4.8(E)(1) requires that lots
be a minimum of 40' for two-family structures, as this is an existing
condition since 1895, this was not imposed upon the applicant, consistent
with practice. The proposed addition is in compliance with the other
standards of this section as the structure is a maximum of 2 stories in
height and the setback standards are met by the proposed structure.
3. Section 4.8(F) — Development Standards
The proposal complies with the applicable standards of this section as
follows: all exterior walls are at'right angles to the side lot lines; the
primary entrance is located along the front wall of the building; the second
story does not overhang the first story walls; the porch is proposed as a
single story; and the roof pitch is within the allowable pitch.
4. Modification of Standards
A. Section 2.8.2 Modification Review Procedures
As specified in Section 2.8.2 Modification Review Procedures, (H)
(Standards), the decision maker may grant a modification of standards only if
it finds that the granting of the modification would not be detrimental to the
public good and meets one of the criteria set forth in Section 2.8.2(H)(1)-(4).
The applicant is proposing three modifications as follows:
1. Section 3.6.2(J)(2) — Design Construction Requirements
716 Maple Street Duple-- Expansion,
Project Development F, , — #2-11
March 17, 2011 — Planning and Zoning Board Hearing
Page 4
The proposal complies with Section 3.2.2(K)(1) Residential Parking
Requirements, in that it provides two off-street parking spaces for each 3
bedroom unit.
B. Division 3.3 - Engineering Standards
The proposal complies with the design standards, requirements, and
specifications for the services as set forth in this section of the LUC.
C. Division 3.5 - Building Standards
1. Section 3.5.1 - Building and Project Compatibility
The proposed expansion will add a story to the existing structure. The
neighborhood is comprised of single -story and two-story dwellings as well
as a two-story multi -family building across the street. The proposed
structure is of similar height to the dwellings to the east and west. Many of
the older housing stock is of smaller stature but over time additions and
new homes have been built in the surrounding area making the
neighborhood a mix of one and two story structures.
2. Section 3.5.2 — Residential Building Standards
The proposal complies with the applicable standards in this section as the
garage doors are side loaded, therefore, they are not a dominant feature
to the front of the facade.
D. Division 3.6 — Transportation and Circulation
1. Section 3.6.2 — Streets, Streetscapes, Alleys and Easements
The applicant is requesting a modification to the only applicable standard
located within this section. It will be discussed in subsection 4 of this
report.
3. ARTICLE 4 -Districts
A. Division 4.8 — Neighborhood Conservation Medium Density District
Expansions of existing duplexes are permitted in the NCM — Neighborhood
Conservation Medium Density Zoning District, subject to a Planning and
Zoning Board (Type 2) Review. 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
716 Maple Street Duplex r- -)ansion,
Project Development Plan - #2-11
March 17, 2011 — Planning and Zoning Board Hearing
Page 3
COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
N: NCM; existing residential, primarily single-family with some multi -family
residential
S: NCM; existing single-family and multi -family residential (Comer Church
Condos)
E: NCM; existing multi -family residential
W: NCM; existing single-family and some multi -family residential
This property was platted in the West Side Addition as Lot 27 of Block 283 in
1895. Since then many lot line adjustments
2. ARTICLE 3 — General Development Standards
The 716 Maple Street Duplex Expansion, PDP complies with of the applicable
standards in Article 3 - General Development Standards of the LUC. Of specific
note are Division 3.2 — Site Planning and Design Standards; Division 3.3 —
Engineering Standards; Division 3.5 Building Standards and Division 3.6 —
Transportation and Circulation. Further discussions of these particular standards
follow.
A. Division 3.2 — Site Planning and Design Standards
1. Section 3.2.1 - Landscaping and Tree; Protection"
The proposal complies with Section 3.2.1(D)(1) and (2) in that a "full tree
stocking" and a street tree are provided. The plan also complies with
Section 3.2.1(E)(2) Landscape Area Treatment in that all area without
structure or paving is proposed to have landscaping including foundation
plantings and turf grass. The three mature trees existing on the site are
proposed to be removed with construction. The applicant is working with
the City Forester to make sure the proposed landscaping meets the
mitigation requirements of removing the existing trees. This will be
verified during final compliance if this application is approved by the
Board.. .
2. Section 3.2.2 — Access, Circulation and Parking
716 Maple Street Duplp- Expansion,
Project Development F 1- #2-11
March 17, 2011 — Planning and Zoning Board Hearing
Page 2
EXECUTIVE SUMMARY:
The 716 Maple Street Duplex Expansion, 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;
• the standards located in Division 3.2 - Site Planning and Design Standards;
Division 3.3 — Engineering Standards; Division 3.4 — Environmental, Natural and
Cultural Standards; Division 3.5 - Building Standards and Division 3.6
Transportation and Circulation of ARTICLE 3 - GENERAL DEVELOPMENT
STANDARDS, with the exception of:
o The applicant is requesting a Modification of Standard to Section
3.6.2(J)(2) Design Construction Requirements, regarding the paving of the
alley along the west boundary of the lot, which staff has determined meets
the criteria located in Section 2.8.2 for Modification of Standards; and
• the proposed use (expansion of the existing duplex) is permitted, subject to a
Planning and Zoning Board Review, and the standards located in Division 4.8 —
Neighborhood Conservation, Medium Density District (NCM) of ARTICLE 4 —
DISTRICTS, with the exception of:
o The applicant is requesting a Modification of Standard to Section 4.8(D)(5)
Floor Area Ratio (FAR), which limits the building square footage to be only
33% of the square footage of the rear half of the lot, which staff has
determined meets the criteria located in Section 2.8.2 for Modification of
Standards.
The 716 Maple Street Duplex Expansion, PDP, does not comply with the following
applicable standards of the Land Use Code:
• The standard located in Section 4.8(D)(1) Density/Intensity of Developments,
which requires the minimum overall lot area of the site be equivalent to two times
the total floor area of the building area on the site. It is staffs determination that
the applicant's justification for this Modification did not meet the criteria located in
2.8.2.
Icity of
Fort Collins
Il �,v1 NO
MEETING DATE 3 11-7 I
STAFF E. A''}k -dle
PLANNING & ZONING BOARD
PROJECT: 716 Maple Street Duplex Expansion,
Project Development Plan (PDP) — #2-11
APPLICANT: Aubrey Carson
Carson Design Studio
413 Cormorant Ct.
Fort Collins, CO
OWNER: Jim Loftis and Judith Billica
716 Maple Street
Fort Collins, CO
PROJECT DESCRIPTION:
is is a request do expand an existing duplex located at 716 Maple Street. -The
property is located within the NCM, Neighborhood Conservation Medium Density zone
district. The Land Use Code requires two-family (duplex) structures go through a Type
2 (Planning and Zoning Board) review when any structural additions or alterations are
made to an existing duplex structure. The applicant its proposing the conversion of the
existing over/under duplex into two side -by -side units separated by two 2-car garages
serving each unit.
The applicant is also requesting 3 modifications of standards with this proposal. One
relates to paving of the hour -glass alley adjacent to the site; the second is for the rear
floor area ratio (FAR), which limits the building square footage to be only 33% of the
square footage of the rear half of the lot; and the last modification is to the minimum
overall lot area of the site, which shall be equivalent to two times the total floor area of
the buildings on the site.
RECOMMENDATION: Denial, based on plan's noncompliance with Section
4.8(D)(1) regarding the overall floor area permitted on the
site.
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750