Loading...
HomeMy WebLinkAbout617 WOOD ST. (MORIE AT CAPITOL HILL) - PDP - 22-06 - REPORTS - RECOMMENDATION/REPORTMorie at Capitol Hill (617 Wood Street) - Project Development Plan, #22-06 November 16, 2006 Planning & Zoning Board Hearing Page 17 modification request), because carports are not counted as building square footage. Converting these two garage spaces into carports would eliminate 432 square feet (216 square feet each) of building square footage and bring the total building square footage to 8,535.2 sq ft, which would be less than the maximum amount of 8,557.8 square feet allowed; or, 2) Reduce the square footage of living space in the dwelling units by at least 410 square feet, bringing the total square footage of the buildings on the property to no more than 8,557.2 square feet, which would be less than the 8,557.8 square feet allowed. Morie at Capitol Hill (617 Wood Street) - Project Development Plan, #22-06 November 16, 2006 Planning & Zoning Board Hearing Page 16 Because of the foregoing unique conditions, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, provided that such difficulties are not caused by the act of the applicant. The unique condition coupled with the strict application of the standard sought to be modified results in the practical difficulty because, to enable compliance with the standard, it would require that the two-family dwelling building containing Unit B be moved 1' to the west, the unit be reduced slightly in size, or the porch be lengthened by 1' to the east, which would jeopardize the health of the existing tree. RECOMMENDATION: Staff recommends approval of the request for a modification of the standard set forth in Section 4.7(F)(1)(c) of the Land Use Code. Staff recommends approval of the Mode at Capitol Hill (617 Wood Street), Project Development Plan - #22-06, with the following condition: The developer has requested a modification of the standard in Section 4.7(D)(1) Density/Intensity of Development in the Land Use Code. This section requires that the minimum lot (property) area shall be the equivalent of 2 times the total floor area of the two principal buildings in this development. In this case, the lot (property) size is 17,115.6 square feet and therefore the "total floor area" should be equal to or less than 8,557.8 square feet, or 50% of the lot, to meet this requirement. Under the developers current proposed plan, the "total floor area" of the building, counting 1st and 2"d floors and garage space, is at 8,967.2 square feet, which exceeds the maximum amount allowed for this lot (property) by 409.4 square feet. . If the Planning and Zoning Board denies the request for modification of the standard in Section 4.7(D)(1) then the developer, to comply with the standard, has design options. With the Final Compliance Plan submittal to the City for review, the developer must reduce the total square footage of the buildings by either: 1) Converting one garage space for each of the two garages on the west end of the buildings (Units C & D along the alley) into a covered carport (as demonstrated in Exhibit 'B' of the Morie at Capitol Hill (617 Wood Street) - Project Development Plan, #22-06 November 16, 2006 Planning & Zoning Board Hearing Page 15 Section 4.7(F)(1)(c) under Development Standards. A request for a modification of this standard has been requested and evaluated. - Section 4.7(F)(1)(c) requires that attached garages shall have a front yard setback that is at least 10' greater than the front setback of the principal building that is located on the front portion of the lot. The garage for Unit B (the northerly dwelling unit facing Wood Street) is proposed to be set back 9' from the front of the porch to preserve a large, existing shade tree. Staff has determined that: The granting of the modification of standard would not be detrimental to the public good. The granting of the modification would, without impairing the intent and purpose of the Land Use Code, result in a substantial benefit to the City by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in an adopted ordinance, being Section 3.2.1(F) Tree Protection and Replacement of the LUC. Existing significant trees within the Limits of Development shall be preserved to the extent reasonably feasible and may help satisfy the landscaping requirements of this section. Streets, buildings and lot layouts shall be designed to minimize the disturbance to significant existing trees. One existing large tree determined to be significant is being preserved by shortening the front porch of Unit B to protect the tree, which puts this dwelling unit out of compliance, by 1', with Section 4.7(F)(1)(c) of the LUC. There are exceptional physical conditions or other extraordinary and exceptional situations unique to the property which is the subject of the request as follows: The site contains existing, older trees that we would like to maintain. Modifying this requirement allows for better positioning of the front porch and eliminates the need for a complicated porch design that is built around the tree. Mode at Capitol Hill (617 Wood Street) - Project Development Plan, #22-06 November 16, 2006 Planning & Zoning Board Hearing Page 14 5. Neighborhood Information Meeting The Mode at Capitol Hill (617 Wood Street), PDP contains a proposed land use that is permitted as Type 2 use, subject to a Planning and Zoning Board review. The proposed use is new two-family dwellings in two residential buildings (containing four dwelling' units) on property on .the west side of Wood Street between West Vine Drive and Elm Street. The LUC does require that a neighborhood meeting be held for a Type 2 development proposal. One City -facilitated neighborhood meeting was held to discuss this proposal. It occurred on July 17, 2006. Although 42 letters of notification of the meeting were mailed out, the only people in attendance were the applicant/developer, the assigned City Planner, and 2 reporters from the Fort Collins Coloradoan,newspaper. Because there were no affected property owners or interested neighbors in attendance, no presentation or discussion took place and no notes were recorded. FINDINGS OF FACT/CONCLUSIONS After reviewing the Mode at Capitol Hill (617 Wood Street), Project Development' Plan, staff makes the following findings of fact and conclusions: ' 1. The proposal is in conformance with- and 'supported by the -Principals and Policies, being a part of the City of-Fort'Collins CITY PLAN. ' ' 2. The proposed land use (two-family dwellings) is permitted in the,NCM Neighborhood Conservation, Medium Density Zone District of the Land. Use Code. 3. The Project Development Plan complidswith-appliciabW General, Development Standards contained'in Article"3-6f the Land Use Code. 4. The Project Development Plan complieswith-applicable:Land Use, , Dimensional, and Development Standards contained �in •Article 4-DiVisi6n 4.7 of the Land Use Code, except for - Section 4.7(D)(1) under Land Use: Standards.,A request fora modification of this standard has been requested and evaluated. Please see Staff Memorandum for Applicant's request and Staffs evaluation. Morie at Capitol Hill (617 Wood Street) - Project Development Plan, #22-06 November 16, 2006 Planning & Zoning Board Hearing Page 13 - A stucco band, T wide and of another color, will provide a visual foundation (base) for both buildings. The band will go entirely around the buildings. - Horizontal wood siding, running from the ground to the eave of the roof, will be used primarily as a transition material between the two dwelling units in each building. 2. Section 3.5.2(D)(2) Setback from Nonarterial Streets The minimum setback of every residential building shall be 15' from any public street right-of-way other than an arterial street. Wood Street is classified as a local street. The -proposed new buildings (at the front of the porches) will beset back from the property line along Wood Street a distance of 21' (Unit B) and 22' (Unit A), which complies with the requirement set forth -in this section. . . . 4. Conformance with the Citv's Comprehensive Plan; .. In March of 1997, the City Council took the final steps to complete a two- year long process to update the City's Comprehensive Plan; known as CITY PLAN. The Principles and Policies, being;a�part,ofthe•CITY PLAN,. support single family detached dwellings on the subject property. Policy EXN-1.4 Infili Development and Redevelopment, under Existing Neighborhoods, states that "For parcels under twenty;(20) acres, .such infill and redevelopment activity will be supported if designed to complement and extend the positive qualities of surrounding development and adjacent buildings in terms of general; intensity and ;use, -street ; . pattern, and any identifiable style, proportions, shapes, relationship to the street, pattern of buildings and yards, and patterns created by doors, windows, projections and recesses. Compatibility with these,existing . elements does not mean uniformity". Forms of:potential infill-development, may include redevelopment of propertiesJn .the•.NCM: District in the. LUC this ultimately translated into two-family and: multi -family dwellings up to 4 units per building when the new dwellings are;constructed:on a lot or' parcel which contained a structure as of October, 1991. The proposed new residential buildings at 617 Wood Street;:containing a total of four_.. dwelling units, will be of a size and height that will be compatible with the surrounding single-family and multi -family residential neighborhoods and commercial uses. Morie at Capitol Hill (617 Wood Street) - Project Development Plan, #22-06 November 16, 2006 Planning & Zoning Board Hearing Page 12 designation. Therefore, the buildings may be demolished without any additional Historic Preservation Office'review. D. Division 3.5, Building Standards 1. Section 3.5.1, Building and Project Compatibility The proposed new two-family dwelling residential buildings (containing 2 attached dwelling'units each)'are'to be 2 stories (up to 25'-0") in height. The property (2 lots) is 17,115 square feet in size. The size, massing, and height of the'building is compatible with building heights in the surrounding residential and commercial neighborhoods. The property at 617 Wood.Street is-bordered•by existing single-family residential to the north, west, and south; and existing commercial (City of Fort Collins Service Center) and multi- family residential to the east. Although the majority of the single- family homes in the area are 1-story in height, there are several 2- story single-family homes, as well as multi -family residential and commercial uses. The roof pitches will vary from 4:12 to 6:12 for the sloped roofs running in different directions on the two 2-story two-family dwelling unit structures. The roofing material on the sloped roofs will be architectural asphalt shingles. The roofs on all four attached garages will be flat because they will be used as outside decks on.the second,level. The primary building siding materials (two colors of stucco) are similar to an existing single-family residence to the north and some of the commercial buildings in the area. There is horizontal wood siding as an accent material on both buildings, which is consistent with most of the existing residentialbuildings in'the area.-:. - One color of stucco is the primary 'siding* material-forboth- buildings. . ., Morie at Capitol Hill (617 Wood Street) - Project Development Plan, #22-06 November 16, 2006 Planning & Zoning Board Hearing Page 11 b. The proposal complies with Section 3.2.1(E)(2) Landscape Area Treatment in that the Landscape Plan provides for landscaping in all areas that are not covered by the building, paving, or other impervious services. The landscaping,around the buildings will consist of deciduous and ornamental trees; a'variety of deciduous and evergreen shrubs,;perennial flowers, native grasses, and wildflower mixes.. 2. Section 3.2.2, Access, Circulation, and, Parking a. The proposal complies with Section 3.2.2(C)(4) Bicycle Facilities in that it provides an adequate -amount of!secure-and- conveniently located bicycle parking for the four -dwelling units in attached garages. . 1 . . . b. The proposal complies with Section 3.2:2(K)(1)•Residential. Parking Requirements in that it provides 8 new on -site -parking spaces in the attached garages for the four new dwelling units, which meets the required number of.8 spaces for the 2- or 3- bedroom units. :.::.:.. B. Division 3.3, Engineering Standards I 1. Section 3.3.5, Engineering Design Standards The proposal complies with the design standards, requirements, and specifications for. the services as, set forth in this section. C. Division 3.4, Environmental„ Natural, Area;: Recreational -and,:. „ Cultural Resource Protection.Standards ' 1. Section 3.4.7, Historic and Cultural Resources The existing single-family residence (and shed) at 617 Wood Street was built in 1946 and is, therefore, 50 years old. The applicant has provided the City's Historic Preservation;staff, with: photographs -of' the buildings on the property for a determination of -the. -property's - eligibility for Landmark designation. The, Directorof Advance Planning and the Landmark Preservation Commission chairperson have reviewed the photos and concur with staffs determination and recommendation that the buildings are not eligible for Landmark Morie at Capitol Hill (617 Wood Street) - Project Development Plan, #22-06 November 16, 2006 Planning & Zoning Board Hearing Page 10 Streets, buildings and lot,layouts shall be designed to minimize the disturbance to significant existing trees. Again, one existing large tree•deterrnined4b be significanfis being preserved by shortening the .front .porch to protect.the.ttee, which puts this dwelling unit out of compliance', by 1 % with Section 4.7(F)(1)(c) of the LUC. The preservation of the existing large tree•works•toward satisfying the criterion set forth in Section 2.8.2(H)(3) of the LUC. By reason of exceptional physical conditions or other, extraordinary and 1 • • exceptional situations, the strict application of the standard sought to be modified would result in unusual..and exceptional practical difficulties, provided that such difficultiesrare not -caused by the -act of the applicant. In this case the applicant has, in fact, made a significant effort to design the project to be sensitive to the site and recognize existing constraints on the site. - -- • -: -. . ;J Ji- The proposal complies with the standard•setforth'in Section 4.7(F)(1•)(g) in that the roof pitches will vary from 4:12 to;6:12 for. the -sloped: roofs`running indifferent directions on the two 2-storytwo4amily,dwelling unitstructures.- The roofs will be flat on all four attached garages becadse:they will be used as outside decks on the second level. The porch coverings are to be wood trellises that will present a flat, horizontal visual appearance as one looks at them from a distance. 3. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards, more specifically as follows: ' A. Division 3.2, Site Planning and Design Standards 1. Section 3.2.1, Landscaping and Tree: Protection a. The proposal complies with Section-3.2:1(D)(2) Street Trees'in that it provides for 3 street trees in the new 6' wide parkway along Wood Street between the curb and new 4'-6" wide detached sidewalk. : ' . Morie at Capitol Hill (617 Wood Street) - Project Development Plan, #22-06 November 16, 2006 Planning & Zoning Board Hearing Page 9 Staffs Evaluation of the Modification Request: The applicant's request for a modification of the standard set forth in Section 4.7(F)(1)(c) of the LUC relates to only one dwelling unit -out of the total of four. Unit B, the northerly dwelling unit facing Wood Street, is . proposed to have a 9' garage setback from the front of the porch, which is 1' less than this section requires. The apparent intent of the layout & design of the buildings is to have the faces of the two buildings facing Wood Street set back the same distance from the property line. Because of the location of an existing large tree to be preserved on the north portion of the property, the front porch on Unit B would have to be at least 1' shorter than .the front porch on Unit A , creating a 9' garage setback from the front of the porch instead of the required 10. The front of the porch would be 42.5' and the garage doors would be 51.5' from the Wood Street edge.,At,these distances; the 1' difference would be almost indiscernibleaoAhe.human eye; and therefore, the granting of the modification would not be detrimental to the public good. The general purpose for garage Aoors to be set back a prescribed distance from the front portion of the building is "to prevent residential streetscapes from being dominated by protruding garage doors, and to allow the active, visually interesting features of the house to dominate the streetscape", as set forth in Section 3.5.2(E) of the LUC. • The ability to preserve an existing large tree on the property by shortening the front porch 1', while maintaining a porch size that is 9' x 15% would satisfy the criterion set forth in Section 2.8.2(H)(2) of the LUC. The granting of the modification, would result in a, substantial benefit to the City by reason, of -the fact that the proposed project would substantially„. ddress;an,important community need specifically and expressly.defined;and:described .. in an adopted ordinance, being Section, 3.2.,1(F). Tree -Protection and Replacement of the LUC. Existing significant trees within the Limits of Development shall be preserved to the extent reasonably feasible and may help satisfy the landscaping requirements of this section. Morie at Capitol Hill (617 Wood Street) - Project Development Plan, #22-06 November 16, 2006 Planning & Zoning Board Hearing Page 8 2.8.2(H) (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the cit (s Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; or • Allows for better protection of existing tree. • Increases the volume of on -site detention. (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be'rnodified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant; or • The site contains existing, older trees that we would like to maintain. Modifying this requirement allows for better positioning of the front porch and eliminates the need for a complicated porch design that is built around the tree. (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. • The modification lessens the required setback by only 1 foot. This still maintains the intent of the code to have the garages setback further than the front of the building. Morie at Capitol Hill (617 Wood Street) - Project Development Plan, #22-06 November 16, 2006 Planning & Zoning Board Hearing Page 7 (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized• by this -Division, to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. " The applicant has proposed that the modifications of the standards meets the requirements of Sections 2.8.2(H)(2)(3) & (4) of the LUC. Section 4.7(D)(1) Density/Intensity of Development See Staff Memorandum for Applicant's Modification Request and Stafrs Evaluation of the Modification Request. Section 4.7(F)(1)(c) Applicant's Modification Request: Modify the requirement listed in 4.7(F)(1)(c) of the Land Use Code that requires a 10' setback from the principal building for:attached garages as listed: 4.7 (F) Development Standards (1) Building Design (c) Accessory buildings and attached garages shall have a front yard setback that is at least ten (10) feet greater than the front setback of the principal building that is located on the front portion of the lot. We would like to change this requirement to allow for only a 9' setback instead of 10' for Unit B. 1 . - Justification for request: The reason for this request is better position -the front porch around an existing old tree and to increase the volume of on -site detention. Morie at Capitol Hill (617 Wood Street) - Project Development Plan, #22-06 November 16, 2006 Planning & Zoning Board Hearing Page 6 The proposal complies with the standards set forth in Section 4.7(F) Development Standards, except for the attached garage setback from the front yard setback of the principal building, which must be at least 10'. This is set forth in Section 4.7(F)(1)(c). For Unit B (the northeasterly dwelling unit), the applicant is proposing a 9' setback for the garage from the front of the porch facing Wood Street. The applicant has submitted a request for a modification of this standard, stating that the reason for the request is to better position the front porch around an existing old tree and to increase the volume of on -site (storm water) detention. As specified in Section 2.8.2 Modification Review Procedures, (H) (Standards), the Planning and Zoning Board 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 that: (1) 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, or (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the City's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; or (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant, or Morie at Capitol Hill (617 Wood Street) - Project Development Plan, #22-06 November 16, 2006 Planning & Zoning Board Hearing Page 5 thirty-three hundredths (0.33). In this case, the rear 50% of the lot is 8,557.8 square feet in size, which would allow up to 2,828.0 square feet of building footprint. The total building footprints for the two dwellings (Units C $ D) on the rear portion of the lot is 2,828.0, which constitutes a FAR of 0.33. The proposal complies with the standards set forth in Section 4.7(E) Dimensional Standards. A. Section 4.7(E)(1) The lot width for each principal building is 50', which exceeds the minimum width of 40' that is required for a two-family dwelling. B. Section 4.7(E)(2) The front yard setbacks for Units A and B (to the front porches) are 21' and 22', respectively, which exceeds the minimum front yard setback of 15'. The garage doors for both dwelling units will be set back 40'-3" from the back of the detached sidewalk along Wood Street, which exceeds the minimum setback requirement of 20'. C. Section 4.7(E)(3) The setbacks from the existing alley for Units C and D will be 22', which exceeds the minimum rear yard setback of 5'. D. Section 4.7(E)(4) The setbacks for the two two-family dwelling principal buildings satisfy the required side yard setback of a minimum of 5' or, in some cases, 6' because of several wall heights that 19' -20' high. E. Section 4.7(E)(5) The two two-family dwelling buildings are to be 2 stories in height, which is the maximum building height allowed. The actual height in feet will be 25'-0". Morie at Capitol Hill (617 Wood Street) - Project Development Plan, #22-06 November 16, 2006 Planning & Zoning Board Hearing Page 4 The property is platted as Lots 4 & 5 of Block 306 of the Capitol Hill Addition, circa early 1900's. 2. Division 4.7 of the Land Use Code, Neighborhood Conservation, Medium Density Zone District The proposed four new residential dwelling units contained in two two- family dwelling buildings on the existing lots are permitted in the NCM — Neighborhood Conservation, Medium Density District, subject to a Planning and Zoning Board (Type 2) review. This is set forth in Section 4.7(13)(3)(a) of the LUC. This proposal complies with the purpose of the NCM District as it is an infill project with attached dwelling units (two two- family dwellings) designed to complement existing single-family residences and commercial buildings in the neighborhood. One dwelling unit in each principal building faces and is directly accessed from Wood Street, to the east, and one unit in each of these buildings faces the interior courtyard and may be accessed from the alley or Wood Street. There is an existing single-family residence over 50 years old that will be demolished to allow for the proposed two new two-family dwellings. The proposal complies with the standards set forth in Section 4.7(D) Land Use Standards, except for Section 4.7(D)(1) Density/Intensity of Development. A. Section 4.7(D)(1) Density/Intensity of Development The minimum lot area shall be the equivalent of two (2) times the total floor area of the buildings. In this case, the lot area is 17,115.6 square feet, which would allow a total of 8,558 square feet of buildings (15t & 2"d floors plus garages). The total square footage of the proposed two buildings, including garages, is 8,967 square feet. The Applicant has submitted a request for a modification of this standard. B. Sections 4.7(D)(2) through (4) do not apply to this development request. C. Section 4.7(D)(5) Floor Area Ratio (FAR) The maximum FAR for the building footprint on the rear fifty (50) percent of the lot (as it existed on October 25, 1991) cannot exceed Morie at Capitol Hill (617 Wood Street) - Project Development Plan, #22-06 November 16, 2006 Planning & Zoning Board Hearing Page 3 of the lot. The garage for the northeriy dwelling unit facing Wood Street is proposed to be set back 9' from the front of the porch to preserve a large, existing shade tree. The Applicant has submitted a request for a modification of this standard. Two-family dwellings (when structural additions or exterior alterations are made to an existing building, or when the dwellings are constructed on a lot or parcel which contained a structure on October 25, 1991, provided that such two-family dwellings are located within street -fronting principal buildings) are permitted in the NCM — Neighborhood Conservation, Medium Density Zoning District, subject to a Planning and Zoning Board (Type 2) review. The purpose of 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 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 infill project with attached dwelling units (two two-family dwellings) designed to complement existing single-family residences and commercial buildings in the neighborhood. The principal buildings front on Wood Street, to the east, and two of the four dwelling units directly face Wood Street. There is an existing single- family residence over 50 years old that will be demolished to allow for the proposed two new two-family dwellings. COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: NCM; existing single-family residential S: NCM; existing single-family residential E: LMN; existing commercial (City of Fort Collins Service Center) W: NCM; existing single-family residential This property was part of the Capitol Hill Addition Annexation in June, 1907. Morie at Capitol Hill (617 Wood Street) - Project Development Plan, #22-06 November 16, 2006 Planning & Zoning Board Hearing Page 2 " standards located in Division 3.2 - Site Planning and Design Standards, Division 3.3 - Engineering Standards, Division 3.4 - Environmental, Natural Area, Recreational and Cultural Resource Protection Standards, and Division 3.5 - Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and * the proposed use of two-family dwellings is permitted in Division 4.7 Neighborhood Conservation, Medium Density District (NCM) of ARTICLE 4 — DISTRICTS. The following permitted uses are subject to a Planning and Zoning Board review: "Two-family and multi -family dwellings up to four (4) units per building when structural additions or exterior alterations are made to an existing building, or when the dwellings are constructed on a lot or a parcel which contained a structure on October 25, 1991, provided that such two-family or multi -family dwelling is located within a street -fronting principal building." The applicant's request is to demolish the existing single-family house on the property and construct two new principal buildings, being two-family dwelling units. These principal buildings will front on Wood Street, with dwelling units accessed from Wood Street and an existing alley along the west side of the property. This PDP does not comply with the following applicable requirements of the LUC: the standards located in Division 4.7 Neighborhood Conservation, Medium Density District (NCM), specifically: Section 4.7(D)(1) Density/intensity of Development, which requires that the minimum lot area shall be the equivalent of two (2) times the total floor area of the buildings. In this case, the lot area is 17,115.6 square feet, which would allow a total of 8,558 square feet of buildings (15t & 2"d floors plus garages). The total square footage of the proposed two buildings, including garages, is 8,967 square feet. The Applicant has submitted a request for a modification of this standard. Section 4.7(F)(1)(c), which requires that attached garages shall have a front yard setback that is at least 10' greater than the front setback of the principal building that is located on the front portion ITEM NO. 7 11/16/96— MEETING DATE Steve Olt STAFF City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Morie at Capitol Hill (617 Wood Street), Project Development Plan - #22-06 APPLICANT: Craig McKee McKee Brothers, LLC 221 East Lincoln Avenue Fort Collins, CO.80524 OWNER: McKee Brothers, LLC c% Craig McKee 221 East Lincoln Avenue Fort Collins, CO.80524 PROJECT DESCRIPTION: This is a request to demolish the existing single-family house at 617 Wood Street and construct two new residential buildings, each containing two 2- or 3-bedroom dwelling units, on a platted property that is 17,115 square feet in size. These two- family dwelling units will be in 2-story buildings (25' in height) on the north and south halves of the property. These principal buildings will front on Wood Street, with dwelling units accessed from Wood Street and an existing alley along the west side of the property. Each dwelling unit will have an attached 2-car garage facing either Wood Street or the alley. The property is located on the west side of Wood Street between West Vine Drive and Elm Street. The property is in the NCM - Neighborhood Conservation, Medium Density Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The proposal is in conformance with and supported by the Principals and Policies, being a part of the City of Fort Collins CITY PLAN. This PDP complies with 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; COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT