HomeMy WebLinkAbout412 E. PITKIN CHANGE OF USE - PDP - 21-06 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVES(iii) Statement of proposed ownership and maintenance of public and private open space areas; applicants
intentions with regard to future ownership of all or portions of the project development plan.
The intent of this project is to increase the number of dwelling units to two. At present, the current
property owner would retain ownership and perform maintenance. There are no plans currently for change
of ownership.
(iv) Estimate of number of employees for business, commercial, and industrial uses.
The proposed project is intended to be a residential duplex and will therefore have no employees.
(v) Description of rationale behind the assumptions and choices made by the applicant
In its current condition, the house is underutilized as a single-family residence in the NCM Zone
District. The 8' addition and conversion of the basement will allow for greater density with limited additional
impact on the surrounding neighborhood.
(vi) The applicant shall submit as evidence of successful completion of the applicable criteria, the completed
documents pursuant to these regulations for each proposed use. The Planning Director may require, or the
applicant may choose to submit, evidence that is beyond what is required in that section. Any variance from
the criteria shall be described.
To our knowledge, all applicable criteria for submittal have been met.
(vii) Narrative description of how conflicts between land uses or disturbances to wetlands, natural habitats
and features and or wildlife are being avoided to the maximum extent feasible or are mitigated.
There are no wetlands or natural habitats on the site.
(vii) Written narrative addressing each concemfrssue raised at the neighborhood meeting(s), if a meeting
has been held.
A neighborhood meeting has been waived.
(ix) Name of the project as well as any previous name the project may have
The project was introduced at Conceptual Review as the 412 E Pitkin Remodel
Statement of Planning Objectives
412 E Pitkin PDP
Purpose:
The purpose of the NCM Zone District, according to Div. 4.7 of the Land Use Code is to
"preserve the character of areas that have a predominance of developed single family and low- to
medium -density multi -family housing..."
Overview:
Proposed improvements to 412 E Pitkin consist of the conversion of the existing unfinished
basement into a legal dwelling unit, a 424 sq It addition at the North side of the house, and the alteration of
the existing front entry to a porch which better fits the context of the existing neighborhood than does the
existing condition. Tenant parking and entry will be alley oriented.
We intend to maintain the nature of the existing structure and site as appropriate, and to utilize the
property to the highest and best use possible by increasing density with minimal impact on the existing
neighborhood.
Inventory:
(i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan.
City Plan Principals and Policies achieved by the proposed plan include the following:
Section 1.2.2-C states that one purpose of the Land Use Code is to foster °the safe, efficient and
economic use of the land, the city's transportation infrastructure, and other public facilities and services."
The project provides for efficient use of the land, because density will be increased with minimal impact on
the surrounding neighborhood and because the proposed project will better conform to the character of the
neighborhood than the existing condition. The proximity of the proposed project to CSU campus will afford
greater access to public facilities, and it is located near a major bus route.
Section 1.2.2-F encourages "patterns of land use which decrease trip length of automobile travel
and encourage tip consolidation." Again because the project is located near CSU and a major bus route,
and will be marketed primarily to students, it will encourage alternate modes of transportation.
Section 1.2.2-G is designed to increase "public access to mass transit, sidewalks, trails, bicycle
routes and other attemative modes of transportation." The property is located on a street with a bike lane
and near the Spring Creek Trail and several parks.
Section 1.2.2-M states that development proposals should be "sensitive to the character of existing
neighborhoods." The proposed addition to the existing property is at the back of the house and not easily
noticed from the front facing street. The tenant entrance would also be at the rear of the house. Additionally,
the proposal includes the addition of a front porch which better fits with the existing neighborhood.
(ii) Description of proposed open space, wetlands, natural habitats and features, landscaping, circulation,
transition areas, and associated buffering on site and in the general vicinity of the project
No open space, wetlands, or natural habitats and features exist on the site. Circulation and
transition issues will mainly be that of additional parking, which will be accommodated off the alley to the
North of the property. Landscaping will be minimal and most likely consist of planting beds and shrubbery.
(See site plan.)