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HomeMy WebLinkAbout412 E. PITKIN CHANGE OF USE PDP - MINOR AMENDMENT - 21-06 (MA0700044) - REPORTS - RECOMMENDATION/REPORT412 E. Pitkin Change of Use PDP, #21-06 Minor Amendment Planning and Zoning Board Meeting July 19, 2007 Page 7 4. East Side Neighborhood Plan This property is designated as a Neighborhood Preservation area by the East Side Neighborhood Plan. Historic Preservation Staff has determined that this property is not eligible for historic landmark designation, and that the approved Project Development Plan was compatible with the surrounding area. This Minor Amendment request is also compatible with the East Side Neighborhood Plan as it is the reconstruction of the existing house with the same building footprint and approved building elevations. FINDINGS OF FACT/CONCLUSIONS After reviewing the 412 E. Pitkin Change of Use Project Development Plan Minor Amendment, staff makes the following findings of fact and conclusions: 1. The proposed land use is permitted in the NCM — Neighborhood Conservation Medium Density Zone District. 2. The Project Development Plan complies with all applicable standards contained in Division 4.7 — Neighborhood Conservation Medium Density Zoning District of ARTICLE 4 — DISTRICT STANDARDS of the Land Use Code. 3. The Project Development Plan complies with all applicable standards contained in ARTICLE 3 — GENERAL DEVELOPMENT STANDARDS of the Land Use Code. 4. The Project Development Plan complies with the intent and recommendations of the City's adopted East Side Neighborhood Plan. RECOMMENDATION: Staff also recommends approval of the 412 E. Pitkin Change of Use Project Development Plan, #21-06 Minor Amendment. ATTACHMENTS: Vicinity Map Minor Amendment Application Site Plan Building Elevations September 2006 P&Z Meeting Minutes 412 E. Pitkin Change of Use PDP, #21-06 Minor Amendment Planning and Zoning Board Meeting July 19, 2007 Page 6 character to other residential buildings in the area. This property is not eligible for historic landmark designation. 2. Section 3.5.2, Residential Building Standards a. The proposal complies with Section 3.5.2(C)(1) Orientation to a Connecting Walkway in that the primary entrance to the first floor dwelling unit faces the adjacent street, and the basement dwelling unit is accessed by an entrance that opens onto a flagstone and concrete walkway that connects to and is not more than 200 feet from the street sidewalk. b. The proposal complies with Section 3.5.2(D)(2) Setback from Non - arterial Streets in that the building and porch are set back further than the required 15 feet from the street right-of-way. c. The proposal complies with Section 3.5.2(D)(2)(b) Off -Street Parking by providing a new off-street parking space accessible from the alley. The existing two -car garage and driveway are to remain. d. Private Open Space, as required in Section 3.5.2(D)(2)(c) for both units is provided in the rear yard and consists of patio area, raised garden planters, grass, and herb and flower gardens. e. The proposal provides adequate rear and side yard setbacks as required per Section 3.5.2(D)(3). E. Division 3.6, Transportation and Circulation a. The Minor Amendment proposal satisfies all applicable requirements in Division 3.6, Transportation and Circulation. The Project Development Plan request was granted a modification to Section 3.6.2(J)(2) Design Construction Requirements for Public Alleys, which allowed the duplex unit to be exempt from being required to design and construct alley improvements. 412 E. Pitkin Change of Use PDP, #21-06 Minor Amendment Planning and Zoning Board Meeting July 19, 2007 Page 5 alley and on the existing driveway. A flagstone walkway will connect the building entrances to the street sidewalk and parking areas. b. The proposal complies with Section 3.2.2(K)(1) in that it provides a sufficient number of parking spaces. A minimum of 1.75 parking spaces are required per two bedroom dwelling unit. Four parking spaces are provided for the proposed two two -bedroom dwelling units. One parking space will be in the existing driveway, two spaces are provided in the existing garage off of the alley, and one new space will be provided with a concrete slab accessed from the alley. B. Division 3.3, Engineering Standards 1. Section 3.3.5, Engineering Design Standards The proposal complies with the design standards, requirements, and specifications for the services as set forth in this section. C. Division 3.4, Environmental, Natural, Recreational and Cultural Resource Protection Standards 1. Section 3.4.7, Historic and Cultural Resources Because this residence is older than 50 years, it was required to go through the Historic Preservation Demolition /Alteration Review process. The property was determined not to be eligible for individual landmark designation, due to previous alterations to the building (most notably, the newer front porch/entryway). Because the building is not individually eligible for landmark designation, standards in this section of the LUC do not apply, and a hearing before the Landmark Preservation Commission is not required. The Minor Amendment request to demolish the existing house and reconstruct it according to the approved Project Development Plan does not present any historic preservation issues. D. Division 3.5, Building Standards 1. Section 3.5.1, Building and Project Compatibility The proposed building will be reconstructed to match the approved Project Development Plan. The Project Development Plan proposal included an addition to the rear of, and a new front porch on the existing house. The reconstructed building will be of similar mass, scale and architectural 412 E. Pitkin Change of Use PDP, #21-06 Minor Amendment Planning and Zoning Board Meeting July 19, 2007 Page 4 Zoning Board review, provided that such two-family dwelling is located in a street -fronting principal building. The proposed two-family dwelling is located in the street -fronting principal building at 412 E. Pitkin. The existing building will be demolished and then reconstructed with the same elevations and footprint as were approved with the Project Development Plan. C. Division 4.7(D) Land Use Standards The proposal complies with all applicable Land Use Standards in this zoning district including density, minimum lot area and floor area ratio. D. Division 4.7(E) Dimensional Standards The proposal complies with minimum lot width, setback and height regulations for the NCM zoning district. E. Division 4.7(F) Development Standards The proposal complies with all building design, bulk and massing standards in this section of the LUC. 3. Article 3 of the Land Use Code — General Development Standards The Project Development Plan request complies with all applicable General Development Standards as follows: A. Division 3.2, Site Planning and Design Standards 1. Section 3.2.1, Landscaping and Tree Protection a. The proposal complies with all applicable standards within Section 3.2.1 Landscaping and Tree Protection. Proposed landscaping includes buffalo grass, flower beds, raised garden planters, and fruit, herb and wildflower gardens. The existing street trees will remain and two new trees are proposed in the front yard. 2. Section 3.2.2, Access, Circulation and Parking a. The proposal complies with Section 3.2.2(D) in that it provides for safe, convenient, and efficient bicycle, pedestrian, and vehicular movement to and through the site. Vehicular access to the site will be provided by Pitkin Street and the rear alley, and parking will be provided off of the 412 E. Pitkin Change of Use PDP, #21-06 Minor Amendment Planning and Zoning Board Meeting July 19, 2007 Page 3 This Minor Amendment requests are typically not referred to the Planning and Zoning Board; however, due to the public participation from affected property owners at the September 21, 2006 Planning and Zoning Board hearing, staff determined that referral of this Minor Amendment to the Planning and Zoning Board is appropriate. The approved Project Development Plan included an addition to the existing house and finishing the basement to add a second dwelling unit. The Minor Amendment proposal is to demolish the existing building and reconstruct it in a manner identical to the approved development plan, including the same building footprint and elevations. The applicant has requested an amendment to the approved plans because the applicant discovered that the existing basement could not be finished per code requirements, and due to the updating required inside the existing house, reconstructing a new basement and house would be more cost effective. Staff has determined that this amendment is not a change of character to the approved development because it the new house will be constructed with the building footprint and elevations in accordance with the approved development plan. 3. Division 4.7 of the Land Use Code - Neighborhood Conservation Medium Density Zoning District This Minor Amendment request complies with all applicable standards for the NCM zoning district as follows: A. Division 4.4(A) Purpose of the NCM District The purpose of the Neighborhood Conservation Medium Density District is: "intended to preserve the character of areas that have a predominance of developed single-family and low- to medium - density multi -family housing and have been given this designation in accordance with an adopted subarea plan." This proposal complies with the intent of the NCM District as it preserves the nature of the existing structure by constructing a new, nearly identical structure, by providing a two-family use as permitted by the East Side Neighborhood Plan. B. Division 4.4(B) Permitted Uses Two-family dwellings when structural additions or exterior alterations are made to an existing building are permitted in the NCM District and subject to Planning and 412 E. Pitkin Change of Use PDP, #21-06 Minor Amendment Planning and Zoning Board Meeting July 19, 2007 Page 2 B. The land use, two-family dwelling unit with exterior alterations to the existing building, is a permitted land use in the NCM — Neighborhood Conservation Medium Density Zone District; C. The Minor Amendment complies with the applicable standards of the NCM — Neighborhood Conservation Medium Density Zone District of Article Four; D. The Minor Amendment complies with the applicable standards of the General Development Standards of Article Three; E. The Minor Amendment complies with the general intent and recommendations of the East Side Neighborhood Plan. COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: NCM; existing single-family residential S: NCL; existing single-family residential E: NCM; existing single-family residential W: NCM, NCL; existing single-family residential and the Old Fort Collins High School There is a mixture of owner -occupied and rental properties on the blocks surrounding the 412 E. Pitkin property. It should also be noted that many homes in the area have separate basement dwelling units, many of which are undocumented. The property was platted as Lot 16 of Block 15 of the Crafts Resubdivision in 1890. The existing residence was constructed in 1923. The 412 E. Pitkin Change of Use Project Development Plan was approved by the Planning and Zoning Board on September 21, 2006. 2. Division 2.2 Common Development Procedures A. Division 2.2.10(A) Minor Amendments Minor amendments to approved development plans which were originally subject to review by the Planning and Zoning Board, and were approved by the Planning Board are permitted if the minor amendment does not result in a change of character of the development. ITEM NO. 2 MEETING DATE 7/19/07 STAFF Shelby Sommer Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: 412 E. Pitkin Change of Use - Project Development Plan (PDP) - #21-06 Minor Amendment APPLICANT: Jason Bussell Armstead Construction PO Box 330 Laporte, CO 80535 OWNER: Sarah Blasser 412 E. Pitkin Fort Collins, CO 80524 PROJECT DESCRIPTION: This is a request for a Minor Amendment to the previously approved 412 E.Pitkin Change of Use Project Development Plan. The 412 E. Pitkin Change of Use Project Development Plan approved the conversion of the existing single family home to an over/under duplex by finishing the basement and adding on to the rear of the house. The Minor Amendment proposal amends the approved Project Development Plan by demolishing the existing house and reconstructing a new two-family dwelling that matches the previously approved building footprint and building elevations. The property is located on the north side of East Pitkin Street, east of Peterson Street and west of Whedbee Street, and is in the NCM — Neighborhood Conservation Medium Density Zone District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This Project Development Plan proposal complies with the applicable requirements of the Land Use Code (LUC), more specifically: A. The Minor Amendment requirements of Division 2.2.10 — Common Development Review Procedures; COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT