Loading...
HomeMy WebLinkAboutOAK STREET RESIDENCES - PDP - 27-06 - REPORTS - RECOMMENDATION/REPORTOak Street Residences PDP — Type 1 (27-06) April 5, 2007 Administrative Hearing Page 8 STAFF RECOMMENDATION: Staff recommends approval of the Oak Street Residences Project Development Plan — Type 1 (#27-06) and approval of the three requests for modification. ATTACHMENTS: Zoning exhibit Photos of the site Full size plan set Modification request letter dated October 12, 2006 Letter of Intent dated 12/08/07 from neighboring property owner Oak Street Residences PDP — Type 1 (27-06) April 5, 2007 Administrative Hearing Page 7 3) Building Standards — Division 3.5 a. During the development process, the applicant has worked to bring the architectural design of the proposed buildings more in line with the architecture of its downtown and historic context. He has incorporated materials and design detailing that echo or complement nearby buildings, including brick, stucco and wood siding. He employed detailing reminiscent of traditional downtown brick structures with stair rail sills and soldier courses while also acknowledging the local art deco era designs with curved masonry caps on the upper balcony and long skinny glass block windows. The proposed building also enhances the historically significant residence to the west with generous use of brick. [Section 3.5.1 (B)] b. The first two stories of the building are roughly the same height as neighboring buildings. The third story is set back from the front and side fagades to reduce its visual impact. [Section 3.5.1 (C)] c. Proposed brick and other building material colors in earth tones blend with each other and are compatible with this section of the Old Town area. [Section 3.5.1 (F)] d. All outdoor storage is adequately screened. Mechanical equipment will be rooftop mounted. [Section 3.5.1 (1)] 4.) Fences and Walls — Section 3.8.11 a. The privacy fencing proposed to enclose the outdoor patio is shown on the plans as 6 feet tall. According to the Land Use Code, fences shall be no more than 4 feet high in the front yard area (between the front of the building and the right-of-way) and no more than 6 feet high behind that. During Final Plan review, staff will ensure that the portion of the fencing that protrudes forward of the front fagade of the building is 4 feet or lower. 4. Findings of Fact / Conclusion: A. Two family dwellings are permitted in the NCB —Neighborhood Conservation, Buffer District, subject to an Administrative Hearing review. B. This Project Development Plan complies with the applicable Administrative and General Development standards and the standards of the NCB — Neighborhood Conservation, Buffer District, except in three places where the applicant seeks modifications to the standards. Oak Street Residences PDP — Type 1 (27-06) April 5, 2007 Administrative Hearing Page 6 b. All non -paved areas are proposed to be planted with appropriate plantings. The design of the landscaping beds is xeric, which is appropriate in our climate and for its durability in this high -use area. Foundation plantings (vines and tall ornamental grasses) are provided along privacy walls which make up more than 50% of the high -use and high visibility facades of the building. [Section 3.2.1(E)(2)] 2) Access, Circulation and Parking: [Section 3.2.2] a. The safety of pedestrians is provided for in a manner that is consistent with the downtown streetscape, where the sidewalk is continuous across the driveway apron. [Section 3.2.2 (C)] b. Curb cuts and ramps are provided where needed or required on the site. [Section 3.2.2 (C)(2)] c. The existing garages are oversized and can accommodate bicycle parking easily and more securely than bike racks so no bike racks are required. [Section 3.2.2 (C)(4)] d. No Transportation Impact Study (TIS) was required with this project since vehicle trips are anticipated to be fewer than 50 per day. [Section 3.2.2(c)(8)] e. The project is required to provide parking according to the number of bedrooms in the units. A one -bedroom and a two -bedroom unit are proposed, which would require 4 parking spaces. Three existing garage spaces are available. The applicant requests a third modification for the parking requirements. His rationale is that this plan is equal to or better than a compliant plan. Existing curbcuts will be closed which will make room for 3 additional on -street parking spaces. This project is short one required parking space for a net result of two additional parking spaces that do not now exist. [Section 3.2.2 (K)(1)(a)] Though this project was not designed with internal streets, it should be noted that in similar situations, parking on a street fronting on a lot is allowed to count toward the required parking. [Section 3.2.2 (K)(1)(b)] f. Site lighting will be reviewed in Final Plan Review to ensure compliance with City standards. Light fixtures will be required to feature full shielding and sharp cutoff to minimize glare and light pollution. [Section 3.2.4] g. Trash will be collected by each resident individually and stored in the garage. [Section 3.2.5] Oak Street Residences PDP — Type 1 (27-06) April 5, 2007 Administrative Hearing Page 5 Staff has worked with the architect to modify the design to step back from the historic home to the west and to step back from both Oak and Mathews Streets as it goes up in order to be sensitive to the human -scale downtown -like context of the streetscape. The architect has also chosen brick and stucco materials and appropriate detailing to complement and even enhance the historic environment around the property. This area is a very narrow buffer zone between the downtown and library park where there are few single family homes and most have been converted to other uses, including multi -family and commercial office. This project has the potential to add a residential unit to this property and upgrade this former industrial building and completely paved property to a caliber of design and landscaping that is more appropriate to this area. Height: The proposed building is three stories which is allowed in this zone district. [Section 4.9(D)(6)] D. Development Standards Building Design: Exterior walls are parallel or at right angles to property lines. The primary entrance is on Oak Street and is articulated with stairs, a landing and a portico. The second and third stories are both set back from the north, east and west sides of the existing building to establish a fine-grained human -scaled massing. These step backs also create ample useable outdoor spaces. The roof pitch is within the allowed range of 2:12 to 12:12. 3. Compliance with applicable General Development Standards A. Site Planning and Design Standards [Division 3.2] 1) Landscaping and Tree Protection: [Section 3.2.1 ] a. This tight, urban project provides tree stocking and landscaping to meet code and as is possible. Existing street trees will be protected during construction. A shade tree will be added in the parkway to meet the standards for providing canopy, minimizing glare and to enhancing the outdoor spaces. The new street tree is sufficiently separated from the existing street light. Extensive landscaping will be added in areas where concrete is removed. [Section 3.2.1(D)(1)] Oak Street Residences PDP — Type 1 (27-06) April 5, 2007 Administrative Hearing Page 4 footage of about 5800 square feet. This is about 1200 square feet in excess of what is allowed, based on the lot size. The applicant has requested a modification of standards to allow more square footage. His rationale in the request letter is that this proposal achieves the intent of the standards equal to or better than a plan which meets the standards. He is prepared to show at the hearing how this lot is substantially smaller than all but a couple of neighboring lots in this area and that the floor -area ratio proposed is well within the existing floor -area -ratio range for this area. [Section 4.9(D)(1)] Dimensional Standards: Setbacks: The existing building is on the south property line and over the west property line. (A letter of intent is attached from the owner of the property to the west acknowledging that an addition will be constructed and work will be done on the facade of the building that is on her property.) The addition is proposed to be on top of the existing building and coincident with its footprint in order to stack the structural systems. As proposed, the setbacks for the addition would be zero on the south facade, just under ten feet on the Mathews Street side, just under ten feet on the north and over the property line to the west, which does not meet the standards, which require 15 feet in the rear where there is no alley (8 feet per Section 3.5.2(D)(3), 15 feet on either street side of a corner lot and 5 feet on an interior side lot line, respectively. A contextual setback could be used to justify the front according to Section 3.8.19 (B), though it would be a moot point if a modification is granted. In addition the garage portion of the frontage is set back about 24 feet from the sidewalk so cars parked in the driveway will not impede pedestrians on the sidewalk. The applicant has requested a modification of standards to omit the dimensional standards for this project. His rationale in the request letter is that this proposal is equal to or better than a plan which complies with the standards. The architect could conceivably shift the addition to be set back from the existing south, east and west walls above but the advantage of doing so is not clear. To the south, there is an existing two-story multi -family structure with no windows on the facing facade. There is a small alley -like passage between the buildings that is hardscaped. If the square footage lost by stepping back the south side was added to the north side of the building, almost all of the new landscaped area would be lost and parking would be more of an issue than it is now. Oak Street Residences PDP — Type 1 (27-06) April 5, 2007 Administrative Hearing Page 3 Two-family dwellings are permitted in the NCB —Neighborhood Conservation, Buffer District, subject to an Administrative Hearing. This Project Development Plan complies with the applicable Administrative and General Development standards and the standards of the NCB —Neighborhood Conservation, Buffer District, except where modifications have been requested. The existing building was originally a Peerless Tire shop. In 1997, a change of use was approved to convert it to an office. In 2006 another change of use was approved to convert it to a single family residence. A neighborhood meeting was not required of this project, nor was one was suggested. A neighboring property owner came to the counter in response to the hearing notification with some concerns about the impact of the building on his church property across the street to the north, specifically in regard to the privacy fence, which he claims is out of keeping with this neighborhood. 2. Compliance with Applicable NCB —Neighborhood Conservation, Buffer District Standards A. Purpose: The purpose of the NCB —Neighborhood Conservation, Buffer District is as follows: The Neighborhood Conservation, Buffer District is intended for areas that are a transition between residential neighborhoods and more intensive commercial -use areas or high traffic zones that have been given this designation in accordance with an adopted subarea plan. The proposed project meets this purpose statement. The Oak Street Residences will intensify the use on this site but in a manner that is well designed. With this change of use, extensive upgrades to the site will be made which will enhance the streetscape in this area including sidewalks, reduced curb cuts and improved landscaping. B. Permitted Land Use: 'Two-family dwellings' are a permitted use in the NCB —Neighborhood Conservation, Buffer District subject to a Type I — Administrative Hearing. [Section 4.17 (B)] C. Land Use Standards: Density: The subject parcel is 4600 square feet. The existing building is approximately 2230 square feet including an oversized 3-car garage which was constructed for the former use, a tire store. The applicant wishes to add approximately 3570 square feet of habitable space in two stories above the existing structure, for a total square Oak Street Residences PDP — Type 1 (27-06) April 5, 2007 Administrative Hearing Page 2 EXECUTIVE SUMMARY: This request complies with the applicable requirements of the Land Use Code (LUC), specifically the procedural requirements located in Division 2.1 - General Procedural Requirements, Division 2.2 - Common Development Review Procedures for Development Applications, and Division 2.4 - Project Development Plan located in Article 2 - Administration; and Article 3 - General Development Standards, except where modifications have been requested. The applicant has requested three modifications to standards in writing (attached). The standards for which he requests modifications include: • Section 3.2.2 (K)(1)(a) Parking Lots — Required Number of Off -Street Spaces for Type of Use — Attached Dwellings -Request to reduce the total required number of off-street parking from 4 to 3; • Section 4.9 (D)(1) Land Use Standards —Density —Request to allow a 5800 square foot building on a 4600 square foot lot; and • Section 4.9 (D)(6)(b)(c) and (d) Land Use Standards —Dimensional Standards: Front Rear and Side Setbacks —Request to omit these requirements. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: NCB Existing NCB —Neighborhood Conservation, Buffer District (Reorganized Church of Jesus Christ Latter Day Saints) with NCB (existing multi -family residential) beyond; E: NCL Existing NCM—Neighborhood Conservation, Medium Density District (Museum, Library and Library Park) with NCM (existing single and multi -family residential, commercial office); S: NCB Existing NCB —Neighborhood Conservation, Buffer District (multi family residential and commercial office); W: NCB and D Existing NCB —Neighborhood Conservation, Buffer District (existing single-family residence) with D--Downtown (existing multi -family residential, civic parking (soon to be downtown hotel) and commercial retail) beyond. ITEM NO. 14kL- MEETING DATE x STAFF A City of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Oak Street Residences Project Development Plan - Type 1 (#27-06) APPLICANT: Bob Sutter Architectural Horizons P.O. Box 271217 Fort Collins, CO 80527 OWNER: Paul and Eileen Turgeon 901 Sailors Reef Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request to extensively remodel the existing 2230 square foot single family residence and add another residence for the owners above the existing residence, creating a three-story, 4590 square foot duplex. Extensive sidewalk and landscaping work is proposed to improve the site. The site is 4608 square feet located at the southwest corner of Oak and Mathews Streets. The property is zoned NCB —Neighborhood Conservation, Buffer District. RECOMMENDATION: Staff recommends approval of the Oak Street Residences Project Development Plan - Type 1 (#27-06) and the three associated requests for modification of standards. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT