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HomeMy WebLinkAboutMELDRUM STREET TOWNHOMES - MODIFICATION OF STANDARD - 8-09 - REPORTS - RECOMMENDATION/REPORTmix of building mass and scale. For example, there is a two and one-half story multi -family building two lots to the north. In addition, Solar Maple Village (multi -family) is proposed at the northeast corner of Meldrum Street and Maple Street. There is a diversity of character in the immediate vicinity. 7. Neighborhood Meeting: As a land use permitted in the N-C-B subject to Administrative Review, a City - sponsored neighborhood meeting is not required. Instead, the applicant has canvassed the neighborhood and discussed the proposed development, including the Request for Modification, with surrounding residential property owners and tenants. The results of this canvassing effort will be made available to the Hearing Officer. 8. Findings of Fact: In evaluating the request for Meldrum Street Townhomes, Modification of Section 4.9(D)(5), and in fulfillment of the requirements of Section 2.8.2(H)(4), Staff makes the following findings of fact: A. The stand-alone Modification is submitted in conjunction with a P.D.P. that is expected to be submitted in the near future. B. Meldrum Street divides the Downtown zone - Civic Center sub- district and the Neighborhood Conservation Buffer zone. C. The West Side Neighborhood Plan envisions multi -family housing in the East Buffer Area but that such housing must meet the test of being sensitive to the existing residential character of the neighborhood. D. Staff finds that the increase of 589 square feet of building coverage, which increases the F.A.R. from the required maximum of 33% to 38%, is nominal and inconsequential when considered from the perspective of the entire block face along North Meldrum Street, Block 52 and the West Side Neighborhood. RECOMMENDATION: Staff recommends approval of Meldrum Street Townhomes (221, 223, 225 and 227 North Meldrum Street), Request for Modification to Standard Section 4.9(D)(5), #8-09. C9i "A large linear zone of R-H, High Density Residential, borders the east boundary of the WSN. This zone extends from just short of Lee Martinez Park on the north to CSU on the south and has served as a transition zone between the residential core neighborhood and the business zones to the east. This area has experienced some change from single family residential to multi -family residential, office, and commercial uses. is The project is located within this linear transition zone and formerly zoned R-H, High Density Residential. "A defined buffer area would be useful between the residential portions and the downtown business district to provide a true mixed use transition area between the single family residential core the higher intensity business uses of the downtown." "East Buffer Area — This sub -area is located between WSN and downtown. The East Buffer Area should be a transition area between the residential portion of the neighborhood and the high intensity uses of the downtown. The transition should be made in terms of the uses and scale of development that is encouraged through redevelopment. " "Allow multi -family redevelopment (new construction) up to 24 units per acre with architectural review." The proposed P.D.P. consists of two six -unit buildings for a total of 12 units on .52 acre which equals 23 dwelling units per acre. Staff finds that new multi -family development is precisely the exact land use envisioned for the buffer area. The central issue is whether or not new development implements this vision in a sensitive manner that maintains the residential quality and character adjacent to the residential core area of the West Side Neighborhood. Staff interprets this guidance from the WSNP as a strict test where the bar of quality has been set high. To do otherwise would fail to honor the spirit of the Plan. These attributes will be reviewed in conjunction with the P.D.P. C. The neighborhood contains a mix of uses and structures. There are commercial buildings in close proximity to residential buildings (City Hall West, Kennedy Automatic Transmission.) There is also a 5 D. Nominal and Inconsequential The applicant contends that the increase of 589 square feet, which results in a F.A.R. on the rear 50% of the lots of 38%, is nominal and inconsequential when considering the project as a whole. 5. Review of the Modification Criteria — Section 2.8.2(H): The citation for the applicable review criteria for a Modification is as follows: "(H) Step 8 (Standards): Applicable, and 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: (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." 6. Evaluation of the Applicant's Request: Staff has evaluated the applicant's request against the criteria provided in Section 2.8.2(H) of the Land Use Code. Specifically, Staff offers the following for the Board's consideration: A. While the proposed Modification and pending P.D.P. indeed comply with several important Westside Neighborhood Plan and City Plan policies, implementation must be sensitive and well -designed to meet other compatibility objectives. B. The N-C-B, N-C-M and N-C-L districts were created to implement the vision and policies of the East and West Side Neighborhood Plans. The West Side Neighborhood Plan was adopted in 1989. (For background, both the Neighborhood Plan and zone districts were adopted prior to adoption of City Plan. The zone districts were carried over into the Land Use Code without alteration.) The Plan and zone district standards clearly envisioned a transitional and buffering function for new development in the area between downtown and the residential areas. For example, the Westside Neighborhood Plan states: 4 A. Old Town Floodplain The site is located within the Old Town Floodplain (as designated by the City of Fort Collins, not the Federal Emergency Management Agency). Consequently, the site is subject to the regulations in Chapter 10 of the City Code that require the finished floor, utilities and HVAC components to be elevated 18 inches above base flood elevation (B.F.E.). The B.F.E. for this project is 2.2 feet above the existing high point for the site and 3.7 feet above the low point of the site. These elevations would require the importation of fill and significant grade alteration in order to provide handicap accessible routes at the appropriate slopes. B. Standards for Accessible Housing The State of Colorado and the City of Fort Collins require two of the 12 proposed units to be handicap accessible. Accessibility means that interior space must be sized to accommodate wheelchairs and that entrance ramps connect to the public sidewalk at slopes that do not exceed the allowable maximum. Based on the existing grade of the site, and the F.A.R. requirements of Section 4.9(D)(5), the applicant contends that developing the site becomes very difficult. As a result, the applicant appealed to the Building Review Board for a variance to provide zero units with handicap accessibility. This appeal was based on undue hardship in complying with the standard. The appeal was denied. Accordingly, the buildings have been redesigned so that one handicap accessible unit is located at the front of each building. In order to accommodate the requirements for handicap accessibility, particularly with regard to the interior living space, the square footage of these two units have increased. This has the effect of moving the building square footage associated with the other units further toward the rear of the lot. C. City Plan Policies The applicant has cited the Westside Neighborhood Plan, and its land use and housing policies for the (East Buffer Area,) as supporting documentation for the overall concept of the project. In addition, the applicant has cited several City Plan policies that are accomplished by the proposed P.D.P. These policies relate to infill redevelopment, density and buffering for the high intensity downtown. uses. It is the applicant's contention that these policies form a solid basis for the project as it relates to land use, housing type, location and density. 3 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: N-C-B; Existing multi -family structure S: N-C-B; Existing single family detached dwelling E: D; City of Fort Collins — City Hall West W: N-C-M; Existing single family detached. The four lots are part of Block 52 of the original town plat for the City of Fort Collins. There is no history of any development activity on these lots other than construction of the existing houses. Prior to the adoption of the N-C-B zone district in 1991, the area was zoned R-H, High Density Residential. 2. Proposed P.D.P.: The applicant has submitted a conceptual plan. As proposed, the concept is to demolish the four existing houses and construct two buildings that would each contain six dwelling units for a total of 12 units. Parking would be provided at - grade under the upper two stories. The two easterly units would face Meldrum Street with the balance facing the internal private driveway. Additional parking would be provided on the west edge along the existing alley. The P.D.P. is subject to review by the Hearing Officer. 3. Review of the Standard — Section 4.9(D)(5): The citation is as follows: (D) Land Use Standards. (5) Floor Area Ratio (FAR). Lots are subject to a maximum FAR of thirty- three hundredths (0.33) on the rear fifty (50) percent of the lot as it existed on October 25, 1991. 4. Summary of Applicant's Request: The applicant has provided a narrative describing the request to increase this ratio to 38% which means an additional 589 square feet (see attached). In summary, the applicant asks the Hearing Officer to consider the following: 2 Fart Collins f� I i EM NO -2- MEETING DATE Plttl-GN 23, 449 STAFF ZE o S'pF?Al-o HEARING OFFICER PROJECT: Meldrum Street Townhomes — Request for Modification of Standard, #8-09 APPLICANT: Urban Development Partners c/o Michael Bello 1220 South College Avenue, Suite 100 Fort Collins, CO 80524 OWNER: Michael Jensen 1220 South College Avenue, Suite 100 Fort Collins, CO 80524 PROJECT DESCRIPTION: This is a request to modify the standard that requires that in the rear one-half of the lots, there can be no more than 33% of the land area covered by a building or a garage. The request is to increase the building coverage to 38%. Meldrum Street Townhomes is a proposed project located at 221, 223, 225 and 227 North Meldrum Street. These lots would be consolidated into one project. For the rear one-half of the four consolidated lots, the standard requires that no more than 3,777 square feet of building coverage be allowed. Under the Request for Modification of Standard, the applicant is asking for 4,366 square feet of building coverage. This represents an increase of 589 square feet. The property is zoned N-C-B, Neighborhood Conservation Buffer. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This is a stand-alone Modification request. The standard requires that for the rear 50% of the lots, the maximum F.A.R. shall be 33%. The applicant seeks to increase the building coverage on the rear one-half of the lots by 589 square feet resulting in an F.A.R. of 38%. Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580 fcgov.com/currentplanning 970.221.6750