HomeMy WebLinkAboutPECK APARTMENTS - PDP/FDP - FDP130031 - REPORTS - RECOMMENDATION/REPORTPeck Apartments Combined Project Development Plan and Final Plan - #FL)N130031
Administrative Hearing October 29, 2013
Page 7
A. The PDP/FP complies with process located in Division 2.2 — Common
Development Review Procedures for Development Applications of Article
2 — Administration.
B. The PDP/FP complies with relevant standards located in Article 3 —
General Development Standards.
C. The PDP/FP complies with relevant standards located in Division 4.18,
Community Commercial (C-C) of Article 4 — Districts.
RECOMMENDATION
Approval of Peck Apartments consolidated Project Development Plan and Final Plan.
ATTACHMENTS
1. Site Plan
2. Landscape Plan
3. Architectural Elevations
4. Utility Plans
5. Shadow Study
Peck Apartments Combined Project Development Plan and Final Plan - #FuP130031
Administrative Hearing October 29, 2013
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2) 3.5.2 Residential Building Standards
In order to promote visual interest and pedestrian -oriented streets, the
Land Use Code requires multi -family dwellings to provide connecting
walkways as well as an entry facing a public street. The project meets this
requirement as it provides a walkway along the east property line, abutting
the alley. The project also has a front entrance featuring a large porch on
the south elevation and walkway connecting to the existing sidewalk along
West Laurel Street.
D. Division 3.6 — Transportation and Circulation
The City's Traffic Operations department waived the requirement for a
Transportation Impact Study as this project is not anticipated to generate a
significant increase in traffic.
E. Division 3.8 — Supplementary Regulations
2) 3.8.30 Multi -family Dwelling Development Standards
• The project is located within the Transit Oriented Development (TOD)
Overlay Zone and is exempt from subsections (B), (C) and (E) of this
section.
• The project does not have to provide a 25 foot property line buffer as
the abutting properties do not contain single and/or two-family
dwellings. As previously mentioned, the subject property is bounded on
the north and west by the existing residential home converted to and
office use for Colorado State University and on the east by the alley
and Rainbow Cafe.
• The entrance is clearly distinguishable from West Laurel Street. The
length of the east and west elevations are long (over 100 feet);
however the length is mitigated by changes in materials and
articulation.
4. Neighborhood Meeting:
The Land Use Code does not require a neighborhood meeting for project subject to
Administrative (Type 1) review. Therefore, a meeting was not held for this project.
5. Findings of Fact and Conclusion:
In evaluating the request for the Peck Apartments consolidated Project Development
Plan and Final Plan, staff makes the following findings of fact:
Peck Apartments Combined Project Development Plan and Final Plan - #FCm'130031
Administrative Hearing October 29, 2013
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3) 3.2.3 Solar Access, Orientation, Shading
• This section sets a maximum shading standard but it specifically
exempts structures within the Community Commercial zone district.
Nevertheless, the Applicant has provided a supplementary shadow
study which is attached.
4) 3.2.4 Site Lighting
• The proposed exterior building -mounted light fixtures will be down
directional with sharp cutoff luminaries, as stated in note number 7 on
the site plan.
B. Division 3.4 — Environmental, natural Area, Recreation and Cultural
Resource Protection Standards
1) 3.4.7 Historic and Cultural Resources
• The existing 1 story residence at 281 West Laurel Street was reviewed
for its eligibility for Local Landmark designation in December, 2012 by
the CDNS Director and the Landmark Preservation Commission Chair.
The residence was determined to be not individually eligible for Local
Landmark designation and can be demolished.
• According to the Fort Collins Architectural Inventory Form completed
with the Westside Neighborhood Survey Project, the abutting property
to the west at 222 West Laurel Street is individually eligible for local
landmark designation. As such, the new construction standards of
3.4.7(F) apply. The project meets these standards by incorporating
Craftsman elements such as the large overhanging eaves and the
shed roof on the porch.
C. Division 3.5 — Building Standards
1) 3.5.1 Building and Project Compatibility
• Given the project's location, specific design gestures on the south
elevation, drawing from its context and contributing to this area's
sense of identity, were incorporated. The building mass is mitigated
by thoughtful projections and recesses. The project deploys
materials such as warm -toned brick, tan siding, and stone which
are all compatible with the surrounding area.
Peck Apartments Combined Project Development Plan and Final Plan - #Fur,130031
Administrative Hearing October 29, 2013
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The project provides full tree stocking with the inclusion of honeylocust,
crabapple and serviceberry trees in the landscaped areas around the
building.
• The existing American Elm street tree will be protected, thus meeting
the street tree requirement.
• The proposal complies with Section 3.2.1(D)(3) in that no one species
of the proposed 15 trees on the development plan exceeds 50% of the
total trees on -site, or 8 trees. The most of any one species is the
Serviceberry, of which 4 trees are proposed.
• Section 3.2.1(E)(3) is complied with by the overall water budget of 6.9
gallons per square feet, which is dramatically less than the 15 gallons
per square feet allowed.
• The project does not propose any parking lot areas, thus the parking
lot landscaping areas do not apply. However the project does provide
intermittent landscaped areas featuring evergreen and ornamental
trees along the east elevation.
• The City Forester has inventoried the existing trees and a tree
mitigation plan has been incorporated in the landscape plan. Four
existing trees are proposed to be removed and mitigated for.
2) 3.2.2 Access, Circulation and Parking:
• The site will take access off the alley via West Myrtle Street and/or
West Laurel Street. Eight (8) off-street parking spaces are provided in
garages located on the ground level of the building. The project is
located in the Transit Oriented Development (TOD) overlay and on the
date this project was submitted, projects within the TOD were not
subject to minimum parking requirements. If the project was located
outside of the TOD, 11 parking spaces would be required.
• For multi -family residential projects, a minimum of 1 bicycle parking
space per bedroom with a minimum of 60% of those spaces to be
enclosed and 40% of those spaces in fixed racks is required. The
project provides 12 enclosed parking spaces as well as 2 exterior fixed
bicycle racks.
Peck Apartments Combined Project Development Plan and Final Plan - #Fur 130031
Administrative Hearing October 29, 2013
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2. Compliance with Applicable Community Commercial (C-C) Land Use and
Development Standards:
The Peck Apartments consolidated PDP/FP is in compliance with the applicable land
use and development standards of the Community Commercial (C-C) district, including
the following:
A. Section 4.18(B)(2) — Permitted Uses
The proposed PDP/FP is for a 6 unit, 12 bedroom multi -family building.
Multi -family buildings consisting of less than 50 units and 75 bedrooms are
permitted in the C-C district subject to an Administrative (Type 1) review.
B. Section 4.18(D)(2) — Land Use Standards
Residential uses are considered a secondary use in the Community
Commercial zone district. Secondary Uses under 10 acres in size are
required to demonstrate how they contribute to the overall mix of land
uses within the surrounding area.
In the submitted planning objectives (attached), the Applicant asserts that,
with the close proximity to Colorado State University uses as well as the
Mason Street corridor, the project appropriately contributes to the area's
mix of uses. Staff concurs, and notes the multi -family use will further add
to the existing mix of commercial uses moving east along Laurel Street, as
well as the institutional uses (CSU) to the south.
C. Section 4.18(E) — Development Standards
• The proposed project meets all applicable development standards as it
is oriented to West Laurel Street, in close proximity to the MAX Bus
Rapid Transit.
• The Community Commercial zone has a minimum height requirement
of 20 feet. The proposed building is approximately 29 feet tall, meeting
the requirement.
3. Compliance with Applicable General Development Standards:
The project complies with all applicable General Development Standards, with the
following relevant comments provided:
A. Division 3.2 — Site Planning and Design Standards
1) 3.2.1 Landscaping and Tree Protection:
Peck Apartments Combined Project Development Plan and Final Plan - #Furi130031
Administrative Hearing October 29, 2013
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• The PDP/FP complies with the process located in Division 2.2 — Common
Development Review Procedures for Development Applications of Article 2 —
Administration.
• The PDP/FP complies with relevant standards located in Article 3 — General
Development Standards.
• The PDP/FP complies with relevant standards located in Division 4.18,
Community Commercial (C-C) of Article 4 — Districts.
COMMENTS:
1. Background:
The subject property was part of the original town annexation map of January 16, 1873
and is located on lots 12 & 13 of Block 106 of the Harrison Addition subdivision.
The existing 1 story residence at 218 West Laurel Street was reviewed for its eligibility
for Local Landmark designation in December, 2012 by the CDNS Director and the
Landmark Preservation Commission Chair. The residence was determined to be not
individually eligible for Local Landmark designation and can be demolished.
The surrounding zoning and land uses are as follows:
Direction= -
'Zone District `r " , ' i
ExistingI Land=Uses" ' `
`
No Zoning- CSU with
North
Community Commercial (C-C)
Parking lot for CSU building
beyond
South
No Zoning - CSU
Colorado State University
East
Community Commercial (C-C)
Rainbow Restaurant and Catering
Residential home converted to an
West
No Zoning - CSU
office for CSU's Conservation
Leadership Through Learning program
City of
�,F,�ort Collins
ITEM NO
HEARING DATE
(3c�Ser�90133
STAFF Levingston
ADMINISTRATIVE HEARING
PROJECT: Peck Apartments — #FDP130031
APPLICANT: Dana Lockwood
Lockwood Architects, Inc.
415 East Pitkin Street
Fort Collins, CO 80524
OWNER: Thomas Peck
4122 Vista Lake Drive
Fort Collins, CO 80524
PROJECT DESCRIPTION:
This is a consolidated Project Development Plan (PDP) and Final Plan (FP) request to
demolish an existing single family residence and construct a new 6 unit, 12 bedroom
multi -family building at 218 West Laurel Street. The project will provide 8 parking
spaces inside garages on the ground level of the building. The property is .15 acres and
is zoned Community Commercial (C-C) and is also located in the Transit Oriented
Development Overlay Zone.
RECOMMENDATION:
Approval of Peck Apartments consolidated Project Development Plan and Final Plan -
#FDP130031.
EXECUTIVE SUMMARY:
The proposed project is located on the north side of West Laurel Street between South
Mason Street and South Howes Street. The project is bounded on the north and west
by the existing residential home converted to CSU's Conservation Leadership Through
Learning office with associated unpaved parking lot and on the east by the alley and
Rainbow Cafe. The project will take alley access off of West Laurel Street.
Staff finds that the approval of the Peck Apartments Project Development Plan complies
with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more
specifically:
Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580
fcgov.com/developmentreview/ 970.221.6750