HomeMy WebLinkAboutAPPLEBLOSSOM - 712 W. LAUREL ST. - PDP - 22-10 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVES (3)712 W. Laurel Project Description
The project consists of 5 proposed units on 2 existing lots that an existing single-family
residence is currently located. The single-family residence will be removed and the 5
proposed units will be housed in 2 structures, one duplex and one triplex. Each of the units
will have 3 bedrooms, 3 bathrooms a kitchen and living room. Both the triplex and duplex are
2 stories with 2 bedrooms and 2 baths on the upper levels and 1 bedroom, bath, kitchen and
living room on the main levels.
The site consists of two lots that total 12,520 S.F. or .28 acres and are situated in the N-C-M
Neighborhood Conservation, Medium Density zoning district and are also within the Mason
Street TOD overlay zone. The site is on the corner of Laurel and the north -south alley
halfway between Loomis and Grant Street. A lot line adjusted is being proposed to create
one 53' wide lot for the triplex and a 42' wide lot for the duplex in order for each structure
to meet the minimum lot width standards. The triplex is 2,027 S.F. on the main level and
1,685 S.F. on the upper level to total 3,712 S.F. The duplex is 1,330 S.F. on the main level
and 1,108 S.F. on the upper level to total 2,446 S.F. The total combined area of these 2
buildings is 102 S.F. less than half the total lot areas and thus meets the F.A.R. requirements
for this zoning district. An alley accessed, paved parking lot at the backside of the lot will
contain 12 parking spaces and a trash enclosure. Of the 12,520 S.F. area of the 2 combined
Lots, approximately 4,406 S.F. of the lots will be paved parking, 3,357 S.F. will be building
footprints and about 1,000 S.F. will be sidewalk and patio paving with the remaining 3,757
S.F. of the site dedicated to landscaping and open space.
The neighborhood meeting was held Monday August 30 from 7:00-9:00.
Neighborhood concerns were as follows:
(ix) Name of the project as well as any previous name the project may have
had during Conceptual Review.
The project is located on 712 West Laurel and has consistently been refered
to as 712 West Laurel, including the CRT submittal. It is expected that a
marketing name will be selected at some point during the development
review process.
Page 5
(ii) Description of proposed open space, wetlands, natural habitats and
features, landscaping, circulation, transition areas, and associated
buffering on site and in the general vicinity of the project.
There are no wetlands or significant natural habitats within the boundaries of
the site. There are several existing mature trees on the site that will have to
be removed and possibly mitigated. The team will meet with the City
Forester to assess the existing trees and landscaping.
(iii) Statement of proposed ownership and maintenance of public and
private open space areas; applicant's intentions with regard to future
ownership of all or portions of the project development plan.
The residential units will be owned by the building developer/owner and will
be for rent units targeted towards college students.
(iv) Estimate of number of employees for business, commercial, and
industrial uses.
n/a
(v) Description of rationale behind the assumptions and choices made by
the applicant.
At this time the 712 West Laurel project is not proposing any variance from
the City of Fort Collins criteria.
(vi) The applicant shall submit as evidence of successful completion of the
applicable criteria, the completed documents pursuant to these
regulations for each proposed use. The planning Director may require,
or the applicant may choose to submit, evidence that is beyond what is
required in that section. Any variance from the criteria shall be
described.
At this time the 712 West Laurel project is not proposing any variance from
the City of Fort Collins criteria.
(vii) Narrative description of how conflicts between land uses or
disturbances to wetlands, natural habitats and features and or wildlife
are being avoided to the maximum extent feasible or are mitigated.
There are not existing wetlands, natural habitats or features currently located
on site. There are existing trees within the site which would be preserved
with this proposed PDP. There are some trees within the interior of the site
which would be removed with this proposed PDP. We will meet with Tim
Buchanan, City Forester to have an assessment of the existing trees
completed.
(viii) Written narrative addressing each concern/issue raised at the
neighborhood meeting(s), if a meeting has been held.
Page 4
The 712 West Laurel project provides a housing project targeted towards
Colorado State University students. The residents of this project will utilize
the existing bus system and the Mason Street corridor for transportation to
and from destinations in the City. In addition, the City promotes higher
density housing near public transportation, shopping, and in designated
neighborhoods and districts.
Related Plans and Policy: The proposed 712 West Laurel project meets the
intent and policies of the Colorado State University Master Plan, the Westside
Neighborhood Plan and the Mason Street Transportation Corridor Plan
Environment
712 West Laurel does not displace areas of significant habitat or natural area.
The type of project that is proposed supports the principals and policies of
City Plan. The residents of 712 West Laurel are expected to utilize
alternative transportation and public transportation for the majority of their
daily trips.
Related Plans and Policy: The proposed 712 West Laurel project meets the
intent and policies of the Fort Collins Bikeway Program Plan, Pedestrian Plan
and the Air Quality Policy Plan
Open Lands
712 West Laurel is a redevelopment of an existing site, creating no adverse
impact on the City Plan Principles and Policies.
Growth Management
712 West Laurel supports the City Plan Principles and Policies of Growth
Management as an infill project. Additionally, the site is within a subarea plan
that will protect the character of the surrounding area.
Principles and Policies Districts:
Neighborhoods
This project meets the Principles and Policies of the Existing Neighborhoods
in that it follows the infill/redevelopment standards. The buildings are
designed to be compatible with the surrounding area and will protect the
existing neighborhood character.
Related Plans and Policy: The proposed 712 West Laurel project meets the
intent and policies of the Pedestrian Plan, Westside Neighborhood Plan and
the Mason Street Transportation Corridor Plan
The proposed 712 West Laurel project meets the intent and policies of the
Fort Collins Bikeway Program Plan, Pedestrian Plan, Transportation Master
Plan, Mason Street Transportation Corridor Plan
Page 3
and patio paving with the remaining 3,757 S.F. of the site dedicated to landscaping and
open space.
(i) Statement of appropriate City Plan Principles and Policies achieved by
the proposed plan:
This proposal meets the applicable City Plan Principles and Policies:
Principles and Policies Communitv-Wide:
Land Use Principles and Policies
712 West Laurel meets almost all of the principles and policies outlined in
City Plan. The project will provide a compact urban redevelopment project
that is in an ideal location between less intense and more intense uses,
provides much -needed student housing, is within walking distance to many
destinations and is within the West Side Neighborhood Subarea Plan.
The project is designed to be complimentary in style, character, and scale to
the existing buildings within the N-C-M District.
Related Plans and Policy: The proposed 712 West Laurel project meets the
intent and policies of the Westside Neighborhood Plan and the Transportation
Overlay District (TOD).
Transportation
The location of this project at the north end of campus, near downtown and
Campus west, its proximity to the Mason Street Corridor and that its residents
will be Colorado State University students will promote and support the idea
of a predominance of the daily trips of the residents of this project utilizing
alternative modes of transportation (walking/biking) or public transportation.
The recent bicycle lane re -striping and improvements on West Laurel Street
will help to encourage safe cycling. It is visualized that a resident of this
project could sustain a lifestyle without the use of an automobile.
Related Plans and Policy: The proposed 712 West Laurel project meets the
intent and policies of the Fort Collins Bikeway Program Plan, Pedestrian
Plan, Transportation Master Plan, and the Mason Street Transportation
Corridor Plan
Community Appearance and Design
The 712 West Laurel project is designed to enhance the streetscape by
providing two attractive buildings that are an architectural improvement over
what exists today. No new streets are planned for this project.
Related Plans and Policy: The proposed 712 West Laurel project meets the
intent and policies of the Westside Neighborhood Plan and the Mason Street
Transportation Corridor Plan
Housing
Page 2
11= GROUP
Application for:
Project Development Plan
712 West Laurel
Statement of Planning Objectives
September 3, 2010
The 712 West Laurel site currently consists of a 1950's — era single family home occupying
two lots. The residence has been functioning as a college student rental. The existing
home will be taken down and replaced with two structures, containing 2 and 3 dwelling units,
respectively. Both the duplex and triplex units will have 3 bedrooms, 3 bathrooms, a kitchen
and a living room and are targeted for college students. Each building will be two stories in
height. Although not required, the project will provide 11 off-street parking spaces, thus
alleviating the on -street parking issues that occur near campus. The proposed landscape
for the site will consist of low water use native planting enclosing a private courtyard with
and pervious paving.
The site is located on the corner of Laurel Street and the north -south alley, halfway between
Loomis Street and Grant Street. The site is in the N-C-M zoning district and in the Westside
Neighborhood Plan Conservation Area, as well as within the Mason Street TOD Overlay
District. According to the Purpose Statement contained within Article 4 of the Land Use
Code, "The Neighborhood Conservation, Medium Density 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." The area surrounding 712 West Laurel contains a mix of
single-family homes, CSU dorms and some medium density student housing east of the
property. The site is ideal for this type of density as it provides a transition between the
single family neighborhoods to the west in the N-C-L Zone and the N-C-B, more intensely
developed area to the east. A growing trend near the campus is redevelopment in order to
provide housing for college students. The recent Flats at the Oval and the Atrium Suites are
similar type projects. Additionally, the proposed project is located within walking and biking
distance to many destinations such as the CSU campus, downtown, the Mason Street
Corridor and Campus West, thus representing a reduction in the amount of cars on the
streets.
The lots will be re -platted to create one 53' wide lot for the triplex and a 42' wide lot for the
duplex in order for each structure to meet the minimum lot width standards. The triplex is
2,027 S.F. on the main level and 1,685 S.F. on the upper level to total 3,712 S.F. The
duplex is 1,330 S.F. on the main level and 1,108 S.F. on the upper level to total 2,446 S.F.
The total combined area of these 2 buildings is 102 S.F. less than half the total lot areas and
thus meets the F.A.R. requirements for this zoning district. An alley accessed, paved
parking lot at the backside of the lot will contain 12 parking spaces and a trash enclosure. Of
the 12,520 S.F. area of the 2 combined lots, approximately 4,406 S.F. of the lots will be
paved parking, 3,357 S.F. will be building footprints and about 1,000 S.F. will be sidewalk
Page 1 444 MoLmtEin Ave. TEL 970.532.5891
BedoA,0080513 I wEs TBGroup.us