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HomeMy WebLinkAboutAPPLEBLOSSOM - 712 W. LAUREL ST. - PDP - 22-10 - REPORTS - RECOMMENDATION/REPORTAppleblossom - 712 West Laurel Street, Project Development Plan, #22-10 October 21, 2010 P & Z Hearing Page 8 In response, the parking lot will be screened by the existing solid wood fencing along the north and east property lines. New landscaping will be installed in front and along the alley. D. Misbehavior There is a concern that the neighborhood will experience the impact of misbehavior of the future tenants. In response, issues associated with misbehavior are not related to the Land Use Code. Neighbors always have the ability to contact either the City of Fort Collins Code Compliance Officers or Police Officers to report any incidences of misbehavior. To summarize, the proximity to the C.S.U. campus, Transfort Transit Center and neighborhood commercial services create an opportunity to live off -campus without relying on a car. The proposed buildings, while not the same as the houses in the vicinity, are roughly proportional in terms of height, mass, scale and materials in relation to the context of the surrounding neighborhood. The operational characteristics allow the parking lot and trash enclosure to be accessed from the alley and screened. The P.D.P., therefore, is found to be compatible with the neighborhood. 6. Findings of Fact/Conclusion: In evaluating the request for the Appleblossom - 712 West Laurel Street P.D.P, Staff makes the following findings of fact: A. The P.D.P. satisfies the applicable criteria of the N-C-M, Neighborhood Conservation Medium Density zone district. B. The P.D.P. satisfies the applicable criteria of the General Development Standards. C. The P.D.P. is found to be compatible with the surrounding neighborhood. RECOMMENDATION: Staff recommends approval of Appleblossom - 712 West Laurel Street P.D.P., #22-10. Appleblossom - 712 West Laurel Street, Project Development Plan, #22-10 October 21, 2010 P & Z Hearing Page 7 The buildings'are well -articulated with varying rooflines. The combinations of shallow -pitch and flat roofs contribute to lowering the building height. The covered front porches help mitigate the mass and provide a strong visual relationship to the street. The use of vertical reverse board and batten siding adds variety. The central courtyard separates the buildings creating a visual break. In general, the buildings are interesting and will contribute positively to the neighborhood character. F. Section 3.6.4 — Transportation Impacts The requirement for a Transportation Impact Study was waived. New bike lanes were recently striped on Laurel Street. The site is on Transfort Route 19 and located approximately one -quarter mile from the C.S.U. Transit Center. The site, therefore, is well - served by a multiple modes of travel. 5. Neighborhood Compatibility: A neighborhood information meeting was held on August 30, 2010. A summary of the meeting is attached. The main points, and their resolution are summarized as follows: A. Parking There is a concern about overflow parking spilling into the alley. The proposed 12 spaces will be insufficient and that one space per bedroom would be needed. In response, the applicant has added one additional parking space. As mentioned, the 13 spaces exceed the minimum requirement. B. Design There is a concern that the design is too contemporary for the neighborhood and that the buildings will not fit in. In response, the applicant has committed to using quality exterior materials that are found in the neighborhood. Laurel Street is a single -loaded street with three-story dormitories across the street to the south on the C.S.U. campus. The buildings are broken up with a variety of architectural features. C. Parking Lot Screening and Landscaping There is a concern that the parking lot will not be screened and the property not adequately landscaped. Appleblossom - 712 West Laurel Street, Project Development Plan, #22-10 October 21, 2010 P & Z Hearing Page 6 4. Compliance with Applicable General Development Standards: A. Section 3.2.1— Landscaping and Tree Protection All existing trees in the parkway will remain. An existing Norway Maple behind the duplex will be preserved. An existing Blue Spruce will be removed and mitigated per the requirements of the City Forester. Four new shade trees will be planted, two per lot, in the front yards. Foundation plantings are provided and there is a double row of shrubs along the alley. B. Section 3.2.2 — Access, Circulation and Parking The parking and circulation system accommodates all modes. As mentioned, the alley provides access to the rear -loaded parking lot. Three walkways connect Laurel Street to the two buildings and the central courtyard. Bicycle parking is provided in the courtyard which helps. separate bikes from cars. Bicycle usage is further encouraged by the recent re -striping of Laurel Street for new bike lanes. C. Section 3.2.2(K) — Required Number of Off-street Parking Spaces There are 13 off-street parking spaces which exceeds the minimum requirement of 10 spaces. Note, however, that the project is located within the Transit -Oriented Development Overlay Zone where multi -family dwellings are not required to provide any off-street parking. Since multi -family dwellings begin at three units or more, only the triplex is exempt under the T.O.D. The duplex is not exempt and four spaces are provided meeting the minimum requirement for two three -bedroom units. The nine extra spaces are provided to meet the anticipated demand and in response to concerns expressed at the neighborhood information meeting. D. Section 3.4.7 — Historic and Cultural Resources The existing house has been evaluated and found not to be a historic structure. The surrounding neighborhood is not designated as a historic district and there are no historic properties adjacent to the parcel. E. Section 3.5.1— Building and Project Compatibility Existing architectural character in the neighborhood is not definitively established especially with the significant presence of the C.S.U. dormitories directly south across Laurel Street. Consequently, the context allows the contemporary design without creating stark incongruity. The use of asphalt roof shingles, lap siding and stucco soften the buildings with materials commonly found in neighborhood. . Appleblossom - 712 West Laurel Street, Project Development Plan, #22-10 October 21, 2010 P & Z Hearing Page 5 Both front porches are only one story in height and both front facades are only two stories in height. M. Section 4.8(F)(g) — Minimum Roof Pitch This standard requires that the minimum roof pitch be 2:12. The buildings feature a combination of pitched and flat roofs. Where the roofs are pitched, the pitch is 3:12. N. Section 4.8(F)(2)(a)1. — Maximum Building Height This standard sets the maximum height at two stories. Neither building exceeds two stories. O. Section 4.8(F)(4) — Front Yard Landscape This standard requires that no more than 40% of the front yard of a lot may be covered by inorganic material such as asphalt, concrete, stone, rock or gravel. The two front yards will feature turf and three concrete walkways that do not add up to 40% of total front yard area. P. Section 4.8(F)(5) — Alley Access This standard requires that whenever a lot has frontage along an alley, any new off-street parking located on such lot must obtain access from such alley. The parking lot gains access from the alley, not Laurel Street. Q. Section 4.8(F)(6) — Parking In Rear This standard requires that permanent open off-street parking areas shall not be located any closer to a public street than the buildings. All parking is located behind the buildings. There are no parking spaces between the buildings and Laurel Street. Appleblossom - 712 West Laurel Street, Project Development Plan, #22-10 October 21, 2010 P & Z Hearing Page 4 G. Section 4.8(E)(4) — Minimum Side Yard Setback This standard requires that the buildings be setback from an interior side yard by five feet. In addition, whenever any portion of a wall exceeds 18 feet in height, such portion of the wall shall be set back from the interior side lot line an additional one foot, beyond the minimum required, for each two feet, or fraction thereof, that exceeds 18 feet in height. The easterly building is set back from the east property line by 5.25 feet. The wall height at this location is 18 feet from grade to eave. H. Section 4.8(E)(5) — Maximum Building Height This standard limits the maximum height to two stories. The buildings do not exceed two stories in height. Section 4.8(F)(1)(a) — Walls Parallel or at Right Angles to Side Lot Lines This standard requires that all exterior walls be constructed parallel or at right angles to the side lot lines whenever the lot is rectilinear in shape. The lot is rectilinear and all exterior walls meet this standard. J. Section 4.8(F)(1)(b) — Primary Entrance Along Front Wall This standard requires that the primary entrances be located along the front wall and that such entrance shall include an architectural feature such as a porch. Each building has an entrance and porch along the front wall facing Laurel Street. K. Section 4.8(F)(d) — Second Floor Overhang Prohibition This standard requires that the second floor not overhang the front or side exterior walls of a new building. Neither building contains a second floor overhang. L. Section 4.8(F)(e) — Height of Front Fagade This standard requires that front porches be limited to one-story in height and that the front facade of a duplex shall be no higher than two stories. Appleblossom - 712 West Laurel Street, Project Development Plan, #22-10 October 21, 2010 P & Z Hearing Page 3 Lot 1 — Duplex Lot 2 — Triplex Lot Size 5,029 sq.ft. 7,490 sq.ft. Bldg. Size 2,520 sq.ft. 3,712 sq.ft. F.A.R. 0.50 0.49 Lot Width 42' 53' As can be seen by the table, the area of Lot 1 — duplex exceeds both the minimum lot size of 5,000 and square feet and two times the floor area of the building. Similarly, Lot 2 — triplex also exceeds both the minimum lot size of 6,000 square feet and two times the floor area of the building. C. Section 4.8(D)(5) — Floor -to -Area Ratio on Rear 50% of Lot This standard establishes a maximum floor -to -area ratio of 0.33 on the rear 50% of the lot as it existed on October 25, 1991. The lots will have a consistent depth of 132 feet between the 1991 configuration and the proposed replat since all four perimeter property lines remain fixed. The only dimension that changes is the shifting of the interior side lot line. Under the replat, for both lots and both buildings, there will be less than 0.33 floor -to -area ratio on the rear 66 feet of the lots. D. Section 4.8(E)(1) — Minimum Lot Width This standard requires that the minimum lot width for the duplex be 40 feet and for the triplex lot be 50 feet. The duplex lot is 42 feet wide and the triplex lot is 53 feet wide. E. Section 4.8(E)(2) — Minimum Front Yard Setback This standard requires that buildings be set back from Laurel Street a minimum of 15 feet. The buildings are set back from Laurel Street by 15 feet. F. Section 4.8(E)(3) — Minimum Rear Yard Setback This standard requires that the buildings be set back from the rear property line by 15 feet. The closest building to the rear property line is set back by 52 feet. Appleblossom - 712 West Laurel Street, Project Development Plan, #22-10 October 21, 2010 P & Z Hearing Page 2 COMMENTS: Background: The surrounding zoning and land uses are as follows: N: N-C-M; Single family S: Not Zoned (Colorado State University Main Campus) E: N-C-M; Single family W: N-C-M; Single family 2. Zoning History: The property is platted as a replat of Lot 17 and 18, Block 5, Westlawn Addition to the City of Fort Collins in 1920. The house was constructed in 1926. 3. Compliance with N-C-M Zone District Standards: A. Section 4.8(B)(3)(a)1. — Permitted Uses Two-family and multi -family dwellings up to four units per building are permitted. When the new dwellings are constructed on a lot which contained a structure as of October 25, 1991, then the permitted use is subject to review by the Planning and Zoning Board. Further, these new dwellings must be located within a street -fronting principal building. The P.D.P. proposes a two-family dwelling (duplex) and a multi -family dwelling (tri-plex) and Lots 17 and 18 which contained a structure since October 25, 1991. All dwelling units will be placed within two principal buildings (one per lot) that front on West Laurel Street. B. Section 4.8(D)(1) — Density/Intensity of Development This standard requires that the minimum lot area shall be the equivalent of two times the total floor area of the building resulting in a maximum floor -to -area ratio of 0.50. And, at no time shall the lot be less than 5,000 square feet for the duplex and 6,000 square feet for the triplex. of F�o'rt Collins ITEM NO MEETING DATE /P L94 /o STAFF ar, L, PLANNING & ZONING BOARD PROJECT: Appleblossom - 712 West Laurel Street, Project Development Plan, #22-10 APPLICANT: Appleblossom, LLC c/o AIIer,Lingle, Massey Architects 712 Whalers Way, B100 Fort Collins, CO 80525 OWNER: Appleblossom, LLC c/o Prue Kaley and Mark Goldsmith 1212 Clark Street Fort Collins, CO 80524 PROJECT DESCRIPTION: This is a request to redevelop and replat 712 West Laurel Street by demolishing the existing house and building one duplex and one triplex for a total of five dwelling units on two lots. The site is located on the comer of West Laurel Street and the north -south alley halfway between Loomis Street and Grant Street. The parcel contains 12,520 square feet and the zoning is N-C-M, Neighborhood Conservation Medium Density. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This is an infill and redevelopment project in the N-C-M across the street from C.S.U. The P.D.P. complies with the applicable zone district standards of Article Four and the General Development Standards of Article Three. Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580 fcgov.com/currentplanning 970.221.6750