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Home My WebLink AboutBY DESIGN (500 S. WASHINGTON AVE.) - PDP - 6-07 - REPORTS - RECOMMENDATION/REPORTBy Design (500 S. Washington) PDP — Type I, #6-07 April 5, 2007 Administrative Public Hearing Page 7 E. Staff finds that the project as submitted, based on the proposed land use and its contextual compatibility with the surrounding land uses, is not detrimental to the public good. 6. Staff Recommendation: Staff recommends approval of the request for modification to Division 4.7(D)(1) for the By Design (500 S. Washington) PDP. Staff recommends approval of By Design (500 S. Washington) PDP Type I - #6-07, with the following condition: The Applicant shall obtain approval from abutting property owners to dedicate the necessary utility easements to accommodate sanitary sewer service from the alley to the east prior to Final Plan approval. Should the Applicant fail to obtain the necessary easement(s), the Applicant shall be required to connect to the sanitary sewer main in West Mulberry Street for service. Attachments: Site and Landscape Plans Subdivision Plat Request for Modification By Design (500 S. Washington) PDP — Type I, #6-07 April 5, 2007 Administrative Public Hearing Page 6 family detached dwelling on the new lot is consistent with the design parameters set forth for this area by featuring typical front and side setbacks, front fagade width, footprint and building floor areas. 2) Relationship of Building to Streets, Walkways and Parking [Section 3.5.2(C)]: The front facades of the existing and proposed single-family detached dwellings will face the adjacent street (South Washington) with connecting walkways between the building entrances and street sidewalk. 3) Residential Building Setbacks, Lot Width and Size [Section 3.5.2(D)]: This proposal will comply with minimum setback, lot width, and garage door standards in this section. 5. Findings of Fact / Conclusion: After reviewing the By Design (500 S. Washington) PDP, Staff makes the following findings of fact and conclusions: A. The proposed land use (single-family residential) is permitted in the NCL — Neighborhood Conservation Low Density District subject to Administrative approval. B. The PDP complies with all standards located in Division 4.7 NCL - Neighborhood Conservation Low Density District of the Land Use Code, with the following exception: • The standard located in Division 4.7(D)(1) — Density. A request for modification to this standard has been submitted by the applicant for approval with this Project Development Plan. C. Staff finds that the request for modification satisfies the minimum lot area requirement equally well as a compliant plan. D. The PDP Complies with all applicable General Development Standards located in Division 3 of the Land Use Code, with the following exception: • The applicant has provided letters of intent for all but one offsite easement. Staff recommends that a condition of approval apply to this PDP, requiring that the applicant connect to the sanitary sewer main in West Mulberry rather than in the alley to the east if the necessary offsite easements cannot be obtained. By Design (500 S. Washington) PDP — Type I, #6-07 April 5, 2007 Administrative Public Hearing Page 5 3) Tree Protection [Section 3.2.1(F)&(G)]: All existing significant trees will be preserved per the specifications set forth in this section. 4) Curbcuts and Ramps [Section 3.2.2(C)2]: A new curbcut is proposed along South Washington Street for access to the new house. 5) Walkways [Section 3.2.2(C)(5)]: This PDP features walkways connecting the street sidewalk along South Washington Street to each of the single- family detached dwelling entrances. 6) Parking Location [Section 3.2.2(D)]: Paved -off street parking will be provided on each lot. For the existing house an existing driveway and garage are accessed off of West Mulberry Street. The proposed new single-family house will feature a driveway and garage accessed off of South Washington Street. 7) Parking —Required Number of Off -Street Spaces [Section 3.2.2(K)]: This PDP complies with the required number of off-street spaces for single- family detached dwellings as it provides at least one off-street parking space for each dwelling. B. Engineering Standards [Section 3.3] 1) Plat Standards [Section 3.3.1(A)]: The plat prepared for this project meets the applicable standards pertaining to lot layout and dedication of easements. 2) Public Site, Reservations and Dedications [Section 3.3.1(C)]: The applicant will dedicate right-of-way and utility easements as necessary. Letters of intent for all offsite utility easements have been submitted from all but one property owner. If the remaining offsite utility easement for sanitary sewer service cannot be acquired, a condition of approval will require the applicant to connect to the existing sanitary sewer main in West Mulberry Street rather than in the alley to the east.' C. Building Standards [Section 3.5] 1) Building and Project Compatibility [Section 3.5.1]: The architecture of this project will be compatible with the existing buildings and historic features of the surrounding area. Per the Neighborhood Character Design Guidelines for the East Side and West Side Neighborhoods in Fort Collins, this proposal is located in the Postwar Residential Design Character Area. The proposed new single- By Design (500 S. Washington) PDP — Type I, #6-07 April 5, 2007 Administrative Public Hearing Page 4 submitted and featured a 715 square foot "flagpole" strip of property behind the existing house. Maintenance of this strip of land could be problematic for both property owners, especially if either lot constructs fences. Finally, construction of the 2,000 square foot house on the proposed 5,285 square foot lot will comply with required building setback standards regardless of whether or not the 715 square foot strip of land is provided. 2) Floor Area Ratio [Division 4.7(D)(5)]: Both lots comply with maximum FAR requirements described in this section. D. Dimensional Standards [Division 4.7(E)]: This project will satisfy all dimensional requirements for the proposed and existing house, including setbacks and a maximum building height of two stories. E. Development Standards [Division 4.7(F)]: The existing and proposed houses will comply with all development standards in this section. 3. Compliance with West Side Neighborhood Plan The West Side Neighborhood Plan, adopted in 1989, calls for a future land use for this area to retain or convert to single-family residential. These areas are to retain their single family detached character and be protected from the threat of zoning changes. Single- family uses are encouraged as this area and occupancy rules shall be enforced. This proposal complies with this plan in that it proposes a single-family detached dwelling that will comply with the current zone district and occupancy requirements. 4. Compliance with General Development Standards The proposed project complies with the applicable general development standards contained in Division 3 of the Land Use Code as follows: A. Site Planning and Design Standards [Section 3.2] 1)1 Tree Planting Standards [Section 3.2.1(D)]: The PDP provides street trees in accordance with this section. The majority of existing trees on the property will be preserved and new street trees will be planted behind the street sidewalk along South Washington Street and in the parkway along West Mulberry Street. 2) Landscape Area Treatment [Section 3.2.1(E)(2)]: All non -paved areas on the site will be designed with appropriate landscape areas per this section. By Design (500 S. Washington) PDP — Type I, #6-07 April 5, 2007 Administrative Public Hearing Page 3 "By Design Homes submits this letter of modification in regards to By Design (500 S. Washington) PDP. According to Fort Collins Land Use Code Division 4.7(D)(1): (D) Land Use Standards. (1) Density. Minimum lot area shall be equivalent to at least three (3) times the total floor area of the building(s), but not less than six thousand (6,000) square feet. For the purposes of calculating density, "total floor area" shall mean the total gross floor area of all principal buildings as measured along the outside walls of such buildings and including each finished or unfinished floor level plus the total gross floor area of the ground floor of any accessory building larger than one hundred twenty (120) square feet, plus that portion of the floor area of any second story area having a ceiling height of at least seven and one-half (7 ''/z) feet located within any such accessory building located on the lot. (Open balconies and basements shall not be counted as floor area for the purposes of calculating density). The modification is as follows: 1. Remove the "flagpole" piece of Lot 2. 2. Making Lot 2 5,285 sq. ft. and the existing house site (Lot 1) 8,125 sq. ft. 3. New construction of Lot 2 not to exceed 2,000 sq. ft. (as described in Lot to square footage description). (Including garage footprint and above ground habitable space.) This modification is equal to or better than current requirements for the following reasons: 1. Eliminates small strip of property behind Lot 1 belonging to owner of Lot 2. 2. Eliminates access to Lot 2 from Mulberry Street (Washington access only). 3. Lots of less than 5,285 sq. ft. are common in this area. 4. Proposed dwelling on Lot 2 meets setback requirements without this "flagpole." Thank you for your thoughtful consideration for this request for modification." Staff has reviewed this request and supports the request for a reduction in the minimum lot area required for a single-family house. A compliant plan with a 6,000 square foot lot for the new single-family house was By Design (500 S. Washington) PDP — Type I, #6-07 April 5, 2007 Administrative Public Hearing Page 2 COMMENTS 1. Background The surrounding zoning and land uses are as follows: N: NCL: Existing single-family residential uses E: NCM: Existing single-family residential uses S: NCL: Existing single-family residential uses W: NCL: Dunn Elementary School This property was originally platted as Lots 1 and 2 of Block 1 of the Westlawn Addition subdivision of 1920. 2. Compliance with Zoning District Standards The proposed PDP complies with the applicable standards in Division 4.7 NCL — Neighborhood Conservation Low Density District standards as follows: A. Purpose [Division 4.7(A)]: The purpose of the NCL — Neighborhood Conservation Low Density District is to: "...to preserve the character of areas that have a predominance of developed single-family dwellings and have been given this designation in accordance with an adopted subarea plan." This PDP complies with the purpose of the NCL — Neighborhood Conservation Low Density District in that it is a proposal for a single-family dwelling that is designed to complement the existing character of the neighborhood. The adopted subarea plan for this area is the West Side Neighborhood Plan, which designates this property as an area to retain or convert to single-family residential uses B. Permitted Uses [Division 4.7(B)]: Single-family detached dwellings are permitted in the NCL — Neighborhood Conservation Low Density District subject to Administrative approval. C. Land Use Standards [Division 4.7(D)]: 1) Density [Division 4.7(D)(1)]: Minimum lot area in this district shall be equivalent to at least 3 times the total floor area of the building(s), but not less than six thousand (6,000) square feet. The applicant has submitted a request for modification to this standard as follows: Comm._tity Planning and Environmenta_ ervices Current Planning City of Fort Collins PROJECT: By Design (500 S. Washington) PDP — Type I, #6-07 APPLICANT/ OWNER: By Design Homes, LLC c/o Steve Whittall PO Box 270457 Fort Collins, CO 80527 PROJECT DESCRIPTION: There is currently one existing single-family house located on the property located at 500 South Washington Avenue. The applicant proposes to subdivide the 13,410 square foot property into two lots, with the existing house on one 8,125 square foot lot and a new 2,000 square foot single-family house on the second 5,285 square foot lot. The property is located at the southeast corner of West Mulberry Street and South Washington Avenue in the NCL — Neighborhood Conservation Low Density zoning district. RECOMMENDATION: Conditional Approval EXECUTIVE SUMMARY: This is a request to subdivide the property located at 500 South Washington Avenue into two lots and build a new single-family house on the new lot. The property is located in the NCL — Neighborhood Conservation Low Density District. The purpose of the NCL — Neighborhood Conservation Low Density District is to: "...to preserve the character of areas that have a predominance of developed single-family dwellings and have been given this designation in accordance with an adopted subarea plan." Subdivisions and single-family detached dwellings are permitted in the NCL — Neighborhood Conservation Low Density District. This proposal complies with the intent and standards of the NCL — Neighborhood Conservation Low Density District, the West Side Neighborhood Plan, and the applicable General Development standards of the Land Use Code. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020