HomeMy WebLinkAboutAPPLEBLOSSOM - 712 W. LAUREL ST. - PDP - 22-10 - REPORTS - PLANNING OBJECTIVES(viii) Written narrative addressing each concern/issue raised at the
neighborhood meeting(s), if a meeting has been held.
The neighborhood meeting was held Monday August 30 from 7:00-9:00.
Neighborhood concerns were as follows:
There were issues with college students parking on the streets and alleys in
the area. This project will provide 13 off-street parking spaces for 15 units.
(ix) Name of the project as well as any previous name the project may have
had during Conceptual Review.
The project is located on Appleblossom - 712 West Laurel and has been
referred to as Appleblossom - 712 West Laurel PDP and Appleblossom — 712
W. Laurel PDP. It is expected that a marketing name will be selected at
some point during the development review process.
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The proposed Appleblossom - 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
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.
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 Appleblossom - 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 Appleblossom - 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.
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Housing
The Appleblossom - 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 Appleblossom - 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
Appleblossom - 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 Appleblossom - 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 Appleblossom - 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
Appleblossom - 712 West Laurel is a redevelopment of an existing site,
creating no adverse impact on the City Plan Principles and Policies.
Growth Management
Appleblossom - 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 Appleblossom 712 West Laurel
project meets the intent and policies of the Pedestrian Plan, Westside
Neighborhood Plan and the Mason Street Transportation Corridor Plan
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3,584 S.F. will be building footprints with the remaining 3,748 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
Princioles and Policies Community -Wide_
Land Use Principles and Policies
Appleblossom - 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 Appleblossom - 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 Appleblossom - 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 Appleblossom - 712 West Laurel project is designed to enhance the
streetscape by providing two attractive buildings that are an architectural
asset to the area. No new streets are planned for this project.
Related Plans and Policy: The proposed project meets the intent and policies
of the Westside Neighborhood Plan and the Mason Street Transportation
Corridor Plan
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II
Appleblossom - 712 West Laurel PDP
Statement of Planning Objectives
October 7, 2010
The Appleblossom - 712 West Laurel site currently consists of a 1920'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. The project will provide 13 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
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 Appleblossom - 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, Campus
West, Safeway, and Beavers Market, thus representing a reduction in the amount of cars on
the streets. The site is also within 1/4-mile of the CSU Transit Station.
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. Lot 1 contains
5,029 S.F. The duplex is 2,520 S.F. on the main level with a 1,471 S.F. unfinished
basement, totaling 3,991 S.F. The existing basement and foundation will be re -used. Lot 2
totals 7,490 S.F and the triplex totals 3,712 S.F. The areas of both buildings on each lot
meet the F.A.R. requirements for this zoning district.
An alley accessed, paved parking lot at the backside of the lot will contain 13 parking
spaces and a trash enclosure. Of the 12,519 S.F. area of the 2 combined lots,
approximately 5,187 S.F. of the lots will be paved parking, sidewalk and courtyard paving,
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