HomeMy WebLinkAbout318 WEST MYRTLE TOWNHOMES - PDP - 5-09 - SUBMITTAL DOCUMENTS - ROUND 8 - Recommendation/Report318 West Myrtle Street, Project Development Plan - #5-09
April 7, 2009 Administrative Public Hearing
Page 10
RECOMMENDATION:
Staff recommends approval of the request for a modification of the standard set
forth in Section 4.9(D)(6)(b) of the Land Use Code.
Staff recommends approval of the request for a modification of the standard set
forth in Section 4.9(D)(6)(d) of the Land Use Code.
Staff recommends approval of the 318 West Myrtle Townhomes, Project
Development Plan - #5-09.
318 West Myrtle Street, Project Development Plan - #5-09
April 7, 2009 Administrative Public Hearing
Page 9
FINDINGS OF FACT/CONCLUSIONS
After reviewing the 318 West Myrtle Townhomes , Project Development Plan,
staff makes the following findings of fact and conclusions:
1. The proposed land use is permitted in the NCB - Neighborhood
Conservation, Buffer Zone District of the Land Use Code.
2. The Project Development Plan complies with applicable General
Development Standards contained in Article 3 of the Land Use Code.
3. The Project Development Plan complies with applicable Land Use,
Dimensional, and Development Standards contained in Article 4, Division
4.9 of the Land Use Code, except for:
Section 4.9(1))(6)(b) and Section 4.9(D)(6)(d) of the Land Use
Code. under Land Use Standards. The applicant's request for
modifications of the standards relates to the front yard setback for
both buildings on the property and the side yard setback for only
one building on the property (318 West Myrtle Street).
The proposed front yard setback for the existing building at
318 West Myrtle Street, after eliminating 4' from the front of
the building, is 11'-9", which is less than the required
minimum setback of 15'. The existing front yard setback for
the existing building at 320 West Myrtle Street is 13'-6",
which is also less than the required setback of 15'.
The side yard setback for the existing building at 318 West
Myrtle Street is 1'-6", which is less than the required setback
of 5'.
The existing and proposed front and side yard setbacks are
supported by the criterion set forth in Section 2.8.2(H)(3) stating
that, by reason of exception physical conditions and applying the
standards sought to be modified, it would result in exceptional or
undue hardship upon the owner of the property. Both buildings are
existing (in excess of 50 years old); and, the demolition of 4' from
the front of the building at 318 West Myrtle Street will actually move
that structure closer to compliance with the front yard setback
requirement.
318 West Myrtle Street, Project Development Plan - #5-09
April 7, 2009 Administrative Public Hearing
Page 8
on the property for a determination of the historic significance. Staff
has determined that the proposed additions to and demolition of a
portion of the existing structure are sensitive to the structures and
property.
D. Division 3.5, Building Standards
1. Section 3.5.1, Building and Project Compatibility
The proposed new 2"d story addition to the existing residence at
318 West Myrtle Street and the 4 new 2-story townhome units
attached to the existing structure are to be 26'-6" in height. The
size, massing, and height of the buildings are compatible with
building massing and heights in the surrounding residential and
office neighborhoods. The property is bordered by existing single-
family & multi -family residential to the north and west, existing
single-family & multi -family residential and office uses to the south,
and existing office uses to the east. There are 2 offices buildings, to
the east and south, that are 4 — 6 stories high.
The buildings will have sloped roofs, with the top ridges running in
different directions on the 2-story structures. The roofing material
on the sloped roofs will be composite shingles.
The building materials will be horizontal lapboard siding, which is
what is on the existing buildings. The 4 new townhome units will
have matching siding.
4. Neighborhood Information Meetinq
The 318 West Myrtle Townhomes, PDP contains existing and proposed
land uses that are permitted as Type 1 uses, subject to an Administrative
review. The proposed enlargement & remodel (remove 4 feet from the
front of the structure and add a 2"d story) of the existing house at 318
West Myrtle Street and the addition of 4 new 2-story townhome dwelling
units to be attached to the north end of the existing house are determined
to be compatible with the land uses in the surrounding area. Therefore, a
neighborhood meeting was not held for this development proposal.
318 West Myrtle Street, Project Development Plan - #5-09
April 7, 2009 Administrative Public Hearing
Page 7
deciduous and evergreen shrubs, perennial flowers, native
grasses, and wildflower mixes.
c. The proposal complies with Section 3.2.1(E)(4) in that the
Landscape Plan provides a 6' privacy fence along the north and
west sides of the parking lot on -site, along with shade trees at
25' - 40' spacing and shrubs in the 5' setback areas between
the parking lot and the fence.
d. The proposal complies with Section 3.2.1(E)(5) in that the
Landscape Plan provides 6.2% interior landscaping in the
parking lot for 8 cars.
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 adequate secure and conveniently located
bicycle parking on a bicycle rack for 3 — 4 bicycles, which
exceeds the minimum requirement of 5% of the number of
vehicle parking spaces.
b. The proposal is not required to comply with Section 3.2.2(K)(1)
Residential Parking Requirements in that the property is located
in the City's TOD Overlay Zone. However, the PDP provides 8
new on -site parking spaces in a lot on the north end of the
property.
B. Division 3.3, Engineering Standards
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 residences at 318 & 320 West Myrtle
Street are in excess of 50 years old. The applicant has provided the
City's Historic Preservation staff with information on the buildings
318 West Myrtle Street, Project Development Plan - #5-09
April 7, 2009 Administrative Public Hearing
Page 6
The proposed front yard setback for the existing building at 318
West Myrtle Street, after eliminating 4' from the front of the building,
is 11'-9", which is less than the required minimum setback of 15'.
The existing front yard setback for the existing building at 320 West
Myrtle Street is 13'-6", which is also less than the required setback
of 15'.
" The side yard setback for the existing building at 318 West Myrtle
Street is 1'-6", which is less than the required setback of 5'.
After evaluating the Applicant's request against the criteria set forth in
Section 2.8.2(H) of the LUC, staff has determined that the existing and
proposed front and side yard setbacks are supported by the criterion set
forth in Section 2.8.2(H)(3) stating that, by reason of exception physical
conditions and applying the standards sought to be modified, it would
result in exceptional or undue hardship upon the owner of the property.
Both buildings are existing (in excess of 50 years old); and, the demolition
of 4' from the front of the building at 318 West Myrtle Street will actually
move that structure closer to compliance with the front yard setback
requirement.
The proposal complies with the standards set forth in Section 4.9(E)
Development Standards.
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 the existing street trees along West Myrtle Street will
remain.
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
318 West Myrtle Street, Project Development Plan - #5-09
April 7, 2009 Administrative Public Hearing
Page 5
The applicant has proposed that the modifications of the standards meets
the requirements of Section 2.8.2(H)(3) of the LUC.
Applicant's Modification Request:
318 W. Myrtle Townhomes, standards requiring modification:
1. Section 4.9(D)(6)(b) of the LUC, Minimum front yard setback of 15'
2. Section 4.9(D)(6)(d) of the LUC, Side yard width of 5'
The existing single family house built in 1915 at 318 West Myrtle Street is
currently 1'-6" off of the east side property line (alley), and 7'-9" off of the
front, south property line.
We are requesting the modification based on `the fact the house is an
existing structure.
Further, since it is determined that the house is of no historical
significance by the Landmark Preservation Office, we would like to add a
limited height second floor level to better balance with the existing historic
house to the west, (320 W. Myrtle) and to further enhance the
streetscape. We have also designed this proposed remodeled house to
increase the current front setback from 7'-9" to 11'-9" to include a wrap-
around porch in keeping with the more traditional existing architectural
massing and historic detailing of the home that we own to the west.
The new second floor addition to the existing house is designed so that
the new eave height of 16-0" is well below the typical maximum eave
height requirement of 18'-0" on typical side yards. All other units within
the project meet the guidelines established by the L.U.C.
The effected property to the east and across the existing paved alley is a
CSU parking lot and large scale office building. The parking lot does not
have a landscape buffer.
Staffs Evaluation of the Modification Request:
The applicant's request for modifications of the standards set forth in
Section 4.9(D)(6)(b) & (c) of the LUC relates to the front yard setback for
both existing buildings on the property and the side yard setback for only
one existing building on the property (318 West Myrtle Street).
318 West Myrtle Street, Project Development Plan - #5-09
April 7, 2009 Administrative Public Hearing
Page 4
B. Section 4.9(D)(6)(d)
The side yard setback for the existing building at 318 West Myrtle
Street is 1'-6", which is less than the required setback of 5'.
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
(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. "
318 West Myrtle Street, Project Development Plan - #5-09
April 7, 2009 Administrative Public Hearing
Page 3
This proposal complies with the purpose of the NCB District as it is an infill
project with attached dwelling units (5-plex multi -family residential) designed to
complement existing single-family residences and commercial buildings in the
neighborhood. The principal buildings front on West Myrtle Street, to the south. A
total of 8 new parking spaces are being provided on -site and the property is
located in the City's TOD Overlay zone.
COMMENTS:
Background
The surrounding zoning and land uses are as follows:
N: NCB;
existing single-family & multi -family residential
S: NCB;
existing single-family & multi -family residential, office uses
E: CC;
existing office uses
W: NCB;
existing single-family & multi -family residential
This property was platted as part of the original Town of Fort Collins plat
map dated January 16, 1873.
2. Division 4.9 of the Land Use Code, Neighborhood Conservation, Buffer
Zone District
The proposed 5-plex multi -family building and single-family residence are
permitted uses, subject to an Administrative (Type 1) review. The
residential density for the property will be 18.2 dwelling units per acre (6
units divided by 0.33 acre).
The proposal complies with the standards set forth in Section 4.9(D) Land
Use Standards, with the exception of two (2) standards set forth in
Section 4.9(D)(6) Dimensional Standards, dealing with front and side yard
setbacks. The applicant has submitted requests for modifications of these
standards.
A. Section 4..9(D)(6)(b)
The proposed front yard setback for the existing building at 318
West Myrtle Street, after eliminating 4' from the front of the building,
is 11'-9", which is less than the required minimum setback of 15'.
The front yard setback for the existing building at 320 West Myrtle
Street is 13'-6",'which is also less than the required setback of 15'.
318 West Myrtle Street, Project Development Plan - #5-09
April 7, 2009 Administrative Public Hearing
Page 2
EXECUTIVE SUMMARY:
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;
standards located in Division 3.2 - Site Planning and Design Standards,
Division 3.3 - Engineering Standards, and Division 3.6 - Building
Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and
the proposed residential use of 5 multi -family dwellings is permitted in
Division 4.9 Neighborhood Conservation, Buffer District (NCB) of
ARTICLE 4 — DISTRICTS. The following permitted uses are subject to an
Administrative (Type 1) review:
"Multi -family dwellings containing more than four (4) units per building at a
density of up to twenty-four (24) dwelling units per acre, provided that
such multi -family building is located within a street -fronting principal
building."
This PDP does not comply with the following applicable requirements of the LUC:
" the standards located in Division 4.9 Neighborhood Conservation, Buffer
District (NCB), specifically:
- Section 4.9(D)(6)(b) Minimum front yard setback, which shall be 15'. The
Applicant has submitted a request for a modification of this standard, from
15' to 1 V-9".
- Section 4.9(D)(6)(d) Minimum side yard width, which shall be 5' for an
interior side yard. The Applicant has submitted a request for a modification
of this standard, from 5' to V-6".
The purpose of the NCB District is:
Intended for areas that are a transition between residential neighborhoods
and more intensive commercial -use area or high traffic zones that have
been given this designation in accordance with an adopted subarea plan.
City of
F m mort Collins
iTEM NO
MEETING DATE _&A • 0i
STAFF ►
HEARING OFFICER
PROJECT: 318 West Myrtle Townhomes, Project Development Plan -
#5-09
APPLICANT: Bruce M. Froseth & Susan Kreul/Froseth
524 Spring Canyon Court
Fort Collins, CO. 80525
OWNER: Same As Applicant
PROJECT DESCRIPTION:
This is a request for a project to be known as 318 West Myrtle Townhomes -
Project Development Plan. This request is to enlarge & remodel (remove 4'
from the front of the structure and add a 2"d story) the existing house at 318 West
Myrtle Street; and, add 4 new 2-story townhome dwelling units to be attached to
the north end of the existing house, creating a 5-plex multi -family building. Each
new townhome will contain 2 bedrooms and will be 836 to 960 square feet in
size. The home portion to be remodeled will finish out at 1,024 square feet. There
is an existing 2-story single-family residence on the property, addressed as 320
West Myrtle Street. The only change to this residence will be the removal of the
existing driveway between the building and West Myrtle Street. The residential
density for the property will be 18.2 dwelling units per acre (total of 6 units
divided by 0.33 acre). A new parking lot for 8 vehicles will be added to the north
end of the property to serve the 6 dwelling units. This lot will be accessed from
the alley along the east side of the property, which is in the NCB - Neighborhood
Conservation, Buffer District and is in the City's defined Transit -Oriented
Development (TOD) Overlay Zone.
RECOMMENDATION: Approval
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750