HomeMy WebLinkAboutOAK STREET RESIDENCES - PDP - 27-06 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUEST (3)Cameron Gloss, Dire"or
October 12, 2006
Page Five
Requested Modification:
The proposed design for 221 East Oak Street includes an enclosed garage. The area of the
garage is approximately 1,200 square feet. This pushes the total square footage of the
building to 5,790 square feet. (Size of living area is 4,590 s.f.) Parcel size is 4,608 square
feet. Although living area is with in the ratio requirements of the LUC, the inclusion of the
garage pushes the allowed area over the LUC described allowable area. This request is for
a modification to Section 4.8 (D) (1) to allow a total area for the building of 5,800
square feet.
Suggested Findings:
a. The odd size of the lot which limits the total area allowed for the structure was a prior
condition not created by the present owner and consequently beyond their control.
b. Development of the site as proposed is equal to or better than development that would
be possible under the requirements of allowable square footage as described under the
LUC. Automobiles required to be parked on site could be parked in the open creating
security and aesthetic issues.
We sincerely appreciate your consideration in this matter and look forward to discussing the
merits of the request with you.
Cordially,
Robert Sutter, AIA
Principal
RAS/rs
CC: Eileen Turgeon
Cameron Gloss, DireL._.r
October 12, 2006
Page Four
Requested Modification:
The Existing Building at 221 East Oak presently sets on the west and south property lines
and 9.7 +/- feet from the east property line. It is the desire of the Owner to utilize as much
of the exterior and interior walls of the existing structure as possible. Compliance with the
sections of the LUC would require these walls to be demolished as well as putting
additional hardships on the project. The request is for modification to Sections 4.8 (D)
(6) (b), 4.8 (D) (6) (c), and 4.8 (D) (6) (d) to omit the requirement to meet the set back
distances as described in the LUC.
Suggested Findings:
a. The granting of the modification would not be detrimental to the public good because it
will allow the maximum use of an existing structure and the improvement of an
existing property that may not be otherwise possible. Strict enforcement as described in
the LUC would require to demolition and consequent waste of the existing structure.
b. The conflict with the LUC was created by an existing condition beyond the control of
the present Owner.
c. Enforcement of the LUC as written would impose a significant reduction of allowable
square footage on the lot rendering development not feasible. The odd size and area of
the lot has created a prior condition on the property that is beyond the control of the
owner.
d. Development of the site as proposed is equal to or better than development that would
be possible under the requirements for set backs as described by the LUC.
Allowable Building Area —Density:
Wp : The modification is requested in accordance with the review procedures set forth in Section 2.8 Z-
:� of the Land Use Code (LUC) as follows:
Code Language. Section 4.8 (D) (1) of the LUC States: Minimum lot area shall be equivalent to
the total floor area of the building(s) but not less than S, 000 square feet. For the purpose 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, 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 .....
Cameron Gloss, Direc..,r
October 12, 2006
Page Three
Requested Modification:
7��� " The proposed design for the Conversion of 221 East Oak will yield one (1) one-bedroom
017 unit and one (1) two -bedroom unit. The LUC requires 3.25 parking stalls or 4 total stalls
for the project since the LUC requires fractions of stalls to be rounded up. This request is
for a modification to Section 3�2.2(19(1)1n) of the LUC to reduce the total required
number of off-street parking spaces from 4 to 3.
Suggested Findings:
a. The granting of the modification would not be detrimental to the public good because
conveniently located on -street parking spaces are provided on Oak and Mathews
Streets which would satisfy the demands of the proposed project. The residential use
proposed would not interfere with the commercial demands on parking for on -street
parking since the hours of uses between residential demand and commercial demand
40 O,)e- would not conflict.
�. The closure of the existing Mathews curb cut and reconfiguration of the Oak Street
curb cut will ease traffic conflicts from the site and provide at least 3 additional on -
street parking stalls not now present. The closure of the Mathews curb cut will also
omit any pedestrian / automobile conflicts that currently exist.
c. The granting of the modification would substantially address an important community
need specifically and expressly defined and described in the City's Comprehensive
Plan because redevelopment of the site revitalizes an underutilized property with a land
use in a configuration that enhances pedestrian links, while still providing for the needs
of cars.
v d. The reduction of on -site parking requirements allows the site to be opened to
landscaping which will soften the development and provide a much needed aesthetic to
the area that does not now exist.
Set Back Modification:
567156((�, The modification is requested in accordance with the review procedures set forth in Section 2.8!2,,
of the Land Use Code (LUC) as follows:
Code Language. Section 4.8 (D) (6) (b) of the LUC states; Minimum Front Yard Set Back shall be
fzfteen(15) feet. Section 4.8 (D) (6) (c) states; Minimum Rear Yard Set Back shall be five(5) feet
from existing alley and fifteen (15) feet in all other conditions. Section 4.8 (D) (6) (d) states;
Minimum side yard width shall be five (5) feet from all interior side yards. Whenever any portion
of a wall or building exceeds eighteen (18) feet in height, such portion of the wall or building shall
be set back from the interior side lot line one (1) foot, beyond the minimum required, for each two
(2) feet or fraction thereof wall or building that exceed eighteen (18) feet in height.
Cameron Gloss, Dire(,._.
October 12, 2006
Page Two
Current neighbors in the area are composed of Single Family Residence to the West, Multi -family
adjacent to the south, Fort Collins Library Park across Mathews to the East, A Church across Oak
Street to the north along with commercial buildings. The general area is a mix of businesses,
Single and multifamily housing, and small commercial businesses.
New Project Scope:
The desire of the current owner is to convert the use of the site to duplex, maintaining the one
bedroom residential unit on the ground floor and adding a two bedroom unit in two additional
stories above. The enclosed three car garage will be split to provide a two car garage for the
additional two bedroom unit and a single car garage to support the original one bedroom unit.
Driveways will support parking in front of garage doors without restriction to the public sidewalk.
The conversion will provide much needed housing adjacent to the downtown neighborhood and
will provide a fresh, up -graded structure to the Old Town area of the Downtown. The proposed
design opens the site and provides much needed landscape area to the perimeter of the site which
adds to and enhances the surrounding area.
The character of the remodeled structure will draw from the character of the surrounding
neighborhood utilizing brick, horizontal siding, and sloped roofs. Stucco will be used on privacy
walls and on zero lot line walls to provide maintenance reduced materials here as well as detailing
to break up large expanses of wall.
IThe proposed Site lay out closes the curb cut along Mathews Street and Reduces the size of the
curb cut on Oak and shifts it to the West. Deleting and modifying the existing curb cuts will allow
for at least three additional on -street parking stalls.
Parking Modification:
The modification is requested in accordance with the review procedures set forth in Section 2.8.Qi
of the Land Use Code (LUC) as follows:
Code Langggge• Section 3.2.2 (K) (1) (a) of the LUC states, for each two-family and multi-
family dwelling there shall be parking spaces provided as indicated by the following table:
Number of Bedrooms /Dwelling Unit
Parking Spaces Per Dwelling
Unit*
One or less
1.5
Two
1.75
Three
2.0
Four and above
2.5
HORIZONS
October 12, 2006
Cameron Gloss, Director
Current Planning Department
281 Moth College Avenue
Fort Collins, CO. 80524
Ph. (970) 225-2704 Fox. (970) 493-7927
P. 0. Box 271217 — Fort Collins, CO. 80527
Re: Request for Modification from Parking Standards, Set Back Requirements, and Allowable
Area for a Conversion to Duplex at 221 East Oak Street.
Dear Cameron;
Background:
The building at 221 East Oak Street was originally constructed as an automobile services station
of 2,230 s.f. over 40 years ago. The site is completely covered by concrete and building since the
portion of the site not used for building was used for service and parking of automobiles. Since its
original construction the building has served as different commercial uses under different owners.
The current use of the structure is as a single unit residence. The original garage had three
enclosed service bays that are currently being used as an enclosed garage in support of the
residential unit.
Although the original structure was constructed of brick with a flat roof, it is now covered in a
plain synthetic stucco system with little detail and architectural interest. The current design of the
structure is not reflective of the character of building desired in the downtown area.
The size of the lot is roughly 50 feet x 92 feet equating to approximately 4 600 square feet. The
size of the lot is restrictive to successful conversion and provides a hardship to almost any use
which would allow the full realization of the value of the property. The property adjacent to the
west is designated "historic' which imposes additional considerations on the lot limiting its full
W?11141
development.
The site currently gains access from curb cuts on Mathews and Oak Streets. These access points
were essential to the original use as a service garage providing easy automobile flow through the
site.
Landscaping currently existing on the site is comprised of rock mulch and two trees in the
parkway area between curb and back of the detached walkway. One tree each is located on
Mathews and Oak Street.
2405 Rollingtvood Drive Fort Collins, CO. 05''5