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HomeMy WebLinkAbout1504 REMINGTON ST. RENOVATION - SPAR - 33-09 - REPORTS - RECOMMENDATION/REPORTof Fort Cotlins Applicant's Planning Objectives: Intent is to renovate first floor to use current the lounge and dining areas for seminars and social gatherings. No use of the upper floors will be allowed until we determine what those uses may be in the next year or two. Parking will be provided on adjacent CSU property and the expected social uses are primarily expected on evenings and weekends. Type of Uses: Meetings of 8-16 people once a week or more for retreats and seminars. Social gatherings of 20 to 40 people for informal events, fund raising, alumni, and an occasional sit down dinner. Overall the anticipated number of events is expected to be 70 per year, total 1-2 per week average. In addition it is expected that there will be several times a year a social gathering of 50-100 may occur on the lawn. This is typically going to be on a weekend or evening. Parking will be provided on the University Center for the Arts site with University _ users encouraged to park on campus and use the tunnel through the gardens. Food will be catered in so we do not anticipate adding any garbage containers on site. This is not the kind if building we see getting heavy use. The upper floors will be shut off for now and I anticipate that in five years you will see it converted to an Arts College Residence but that will take a substantial investment. This is meant to be a low impact meeting place for administrators, faculty, and alumni type uses. Renovation Will Entail: No alterations of the interior of the building are planned. We will rebuild the wall between the kitchen and public spaces, add a fire sprinkler system, and upgrade light fixtures, ceilings and flooring. The exterior of the house will not be impacted but we will redo the landscape and hard surface areas around the building as shown. Our goal is to renovate the interior and grounds for primarily University events and meetings that are low impact on the neighborhood. City of F6rt,�Collins MEMORANDUM DATE: October 13, 2009 TO: Planning and Zoning Board. THROUGH: Ted Shepard, Chief Planner Steve Dush, Director of CDNS FROM: Emma McArdle, City Planner Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.416.2020 - fax tcgov. com/currentplanning RE: Work Session Questions —1504 Remington Street Renovation, SPAR At the Work Session on Friday October 9, 2009, the Planning and Zoning Board posed some questions/concems about the above mentioned project. 1. What are the anticipated gathering sizes? 2. What are the anticipated hours of the events? 3. How will parking be impacted? 4. What is the capacity of this building? The applicant, Brian Chase with CSU Facilities Management, was contacted an offered the following responses: 'We are looking at 40-48 people for sit-down meetings or dinners and perhaps 100 people for stand-up social and outdoor BBQ events. Most will be conferences of 30 people or less during the week day. Social events will be held on early evenings and weekends. Again, we plan to direct people to park in University lots and see weekly average 1-2 events per week which will mostly be sit-down meetings of staff and faculty and occasional outside groups." Poudre Fire Authority requires any space, having an occupant load of 50 or more, have the capacity of the room posted. Please also see the applicant's Planning Objectives, which were part of their submittal. These should have been included in your packet but were left out by mistake. 1504 Remington Street Renovation, Site Plan Advisory Review, #33-09 October 15, 2009 P & Z Hearing Page 5 RECOMMENDATION: Staff recommends that the Planning and Zoning Board advise the Colorado State University Board of Governors that the location, character and extent of the proposed, 1504 Remington Street Renovation, #33-09, is appropriate and conforms to the elements relative to the adopted master plan (City Plan) of the City, with the following 1504 Remington Street Renovation, Site Plan Advisory Review, #33-09 October 15, 2009 P & Z Hearing Page 4 the proposed use is less intense than what is typically associated with a fraternity use. 4. Compliance with City Standards: A. East Side Neighborhood Plan As mentioned, the proposed renovation is consistent with the East Side Neighborhood Plan as it is rehabilitating an existing structure to accommodate a new use, while maintaining the structures historical significance. B. Compliance with Applicable Development Standards in Section 4.7 Neighborhood Conservation Low Density District of the LUC 1. Building Design: The applicant does not intend to do any alterations to the exterior of the building. 2. Landscape/Hardscape Material: The LUC limits hardscape to "forty (40) percent of the front yard," the proposal is maintaining the existing landscaping for the entire lot and the hardscape materials account for approximately 30% of the front yard, which does not exceed the maximum percentage. 3. Access: The proposal complies with the access requirements as all onsite parking is accessed from the alley. 4. Site Design: The proposal complies with this Standard as the parking is setback from the public Right -of -Way further than the principal building. 5. Findings of Fact/Conclusion: In evaluating the request, Staff makes the following findings of fact: A. The request is a Site Plan Advisory Review submitted to the Planning and Zoning Board, pursuant to State Statute Section 2232 124 aR 31-23-209, which permits the City to review and comment on the proposal with respect to its location, character and extent. The request is not a Project Development Plan or Subdivision. B. The proposal complies with the East Side Neighborhood Plan and the land use is in compliance with the Neighborhood Conservation Low Density zone district. C. The project complies with the applicable standards in Article Three and Four of the Land Use Code (LUC), with the exception of a sidewalk along East Lake Street' 1504 Remington Street Renovation, Site Plan Advisory Review, #33-09 October 15, 2009 P & Z Hearing Page 3 3. Location, Character and Extent: A. Location The site is located on the southeast comer of East Lake Street and Remington Street. The site was previously used as a Fraternity House, until early 2008 when the building was determined to be uninhabitable due to a broken boiler. Since then the building has been vacant. The proposed use is permitted in the NCL zone district subject to a Planning and Zoning Board Review. The site is located in the East Side Neighborhood Plan area. The proposed renovation complies with the Plan, as it is preserving a "contributing" historic structure by renovating it to accommodate a new use, rather than scraping it for a new structure. B. Character This area is dominated by University related uses: University Buildings and High School Park to the north, Greek Housing to the west and student housing mixed in with single family residential to the south and east. This is a highly pedestrian used area, traveled by students and faculty to and from campus via the underpass under College Avenue, which is just northwest of the site, through High School Park. The proposed use is aimed toward the population that is already very dominant in the area: students, faculty and alumni. The site is very accommodating to users on the site, but it lacks a sidewalk on the north side of the lot, making walking in the area inconvenient. Staff recommends the applicant improve the north side of the site by adding a pedestrian sidewalk parallel to East Lake Street. As this area is in constant use by pedestrians to and from campus, a sidewalk is an important piece of the infrastructure in the area. The exterior of the building is not intended to be changed in this renovation; therefore, the architectural character of the building will not be impacted by this proposal. The applicant has indicated that any landscaping harmed during the renovation will be restored as shown in the plans submitted as an attachment to this report. C. Extent This site was previously used as a fraternity house; as such, it was the site of fraternity social events and housed members in the Greek System. Staff finds that 1504 Remington Street Renovation, Site Plan Advisory Review, #33-09 October 15, 2009 P & Z Hearing Page 2 3. The project complies with the applicable standards in Article Three and Four of the Land Use Code (LUC), with the exception of a sidewalk along East Lake Street. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: NCL; Existing CSU Facilities (Printing Services, University Center for Arts, and Edna Rizley Griffin Concert Hall) S: NCL; Existing Multi -Family Residences E: NCL; Existing Single Family Residences W: NCL; Existing Greek Housing (Gamma Sigma Phi House) This lot was annexed into the City and platted in the L.C. Moore Second Addition, in October of 1926. 2. Right of Advisory Review: Colorado Revised Statutes provide two specific references which allow the City to review: B. Section 31-23-209, C.R.S. provides that no public building shall be constructed or authorized in a city until the "location, character and extent thereof' has been submitted for approval by the Planning and Zoning Board. In the case of disapproval, the Planning and Zoning Board shall communicate its findings to the School District. The disapproval of the P & Z Board may be overruled by the School Board by a vote of not less than two-thirds of its membership. Under Section 31-23-209, C.R.S., the Planning and Zoning Board should make a finding as to the location, character, and extent of the public building relative to the adopted Master Plan (City Plan) of the City. Such findings help ensure that the proposed project conforms to the adopted plan of the City of Fort Collins. ort Collins ITEM NO MEETING DATE 10116101 STAFF PLANNING & ZONING BOARD M,-2r-U PROJECT: 1504 Remington Street Renovation, Site Plan Advisory Review, #33- 09 APPLICANT: Colorado State University Facilities Management Brian Chase, Director 251 Edison Street, Bld. 104 Fort Collins, CO 80523 OWNER: Colorado State University PROJECT DESCRIPTION: This is a request for a Site Plan Advisory Review for the 1504 Remington Street Renovation. The applicant intends to renovate the basement and first floor of an old fraternity house, located on the southeast corner of Remington Street and East Lake Street. The building has been vacant since at least April of 2008, when the City Building Department posted a Condemnation Notice on the building declaring it to be uninhabitable. The proposed uses will entail social gatherings such as retreats, dinners, fund raisers and seminars for Colorado State University and other associated users. Events will be limited to the basement and first floors; future use of the upper levels is not known at this time. Parking will not be provided onsite, users will be encouraged to park on campus and use the tunnel through the gardens to access the site. The site is in the Neighborhood Conservation Low Density (NCL) zone district. RECOMMENDATION: Approval, with one condition EXECUTIVE SUMMARY: 1. The request is a Site Plan Advisory Review submitted to the Planning and Zoning Board, pursuant to State Statute Section 22 32 124 and 31-23-209, which permits the City to review and comment on the proposal with respect to its location, character and extent. The request is not a Project Development Plan or Subdivision. 2. The proposal complies with the East Side Neighborhood Plan and the land use is in compliance with the Neighborhood Conservation Low Density zone district. Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580 fcgov.com/currentplanning 970.221.6750