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HomeMy WebLinkAbout617 WHEDBEE ST., PREISS CARRIAGE HOUSE - PDP - 28-05 - REPORTS - RECOMMENDATION/REPORTSteve Preiss Residence, 617 Whedbee Street - Project Development Plan, #28-05 August 11, 2005 Administrative Public Hearing Page 9 5. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. 6. The Project Development Plan complies with all applicable Land Use and Development Standards contained in Article 4, Division 4.7 of the Land Use Code. RECOMMENDATION: Staff recommends approval of the Steve Preiss Residence, 617 Whedbee Street, Project Development Plan — #28-05. Steve Preiss Residence, 617 Whedbee Street - Project Development Plan, #28-05 August 11, 2005 Administrative Public Hearing Page 8 In Chapter 3 - Implementation Guide, Section 3.1.1 - Land Use (page 46) it states that changes should be made to the Zoning Ordinance, including the adoption of a new NP - Neighborhood Preservation District and initiate the rezoning of the East side Neighborhood as recommended in Figure 4 of the ENP (page 22- C). The property at 617 Whedbee Street is shown to be in the NP - Neighborhood Preservation Area in Figure 4 of the ENP - Proposed Land Use Areas In Appendix A - Recommended New Zoning Districts, Section A.1 NP, Neighborhood Preservation District (page 54) it states that "This district is for areas of existing residential neighborhoods that contain predominant single family and low density multiple -family uses". The uses permitted include one -family dwellings. The proposal for the Steve Preiss Residence, 617 Whedbee Street , being a new residential building containing 1 single-family dwelling unit on an existing lot on the existing alley running north to south between Whedbee Street and Peterson Street, is considered to be in conformance with the City's adopted East Side Neighborhood Plan. FINDINGS OF FACT/CONCLUSIONS After reviewing the Steve Preiss Residence, 617 Whedbee Street, Project Development Plan, staff makes the following findings of fact and conclusions: 1. The proposal is in conformance with the City's adopted East Side Neighborhood Plan, an element of the Comprehensive Plan. 2. The proposal is in conformance with and supported by the Structure Plan, being part of the City of Fort Collins CITY PLAN. 3. The proposal is in conformance with and supported by the Principals and Policies, being a part of the City of Fort Collins CITY PLAN. 4. The proposed land use is permitted in the NCM — Neighborhood Conservation, Medium Density Zone District of the Land Use Code. Steve Preiss Residence, 617 Whedbee Street - Project Development Plan, #28-05 August 11, 2005 Administrative Public Hearing Page 7 provide lot size and minimum yard requirements more in character with older residential areas". In Chapter 2 - Policy Plan, Section 2.1.2 - Land Use Policies (page 20), in the general land use area of "Preservation" it states that "It is critical to the continued viability of the East Side Neighborhood that the existing land use mix of these Preservation areas be maintained, that housing opportunities for all income groups be allowed, and valuable existing structures be preserved and renovated. Any new construction or renovation should respect the character and architectural style of its immediate surroundings." In Chapter 2 - Policy Plan, Section 2 Preservation Areas, Section 2.1 - Zoning (page 22) it states that "The portions of the ESN currently within the RL - Low Density Residential Zoning District should generally not be considered for rezoning. The remaining portions of the Neighborhood Preservation Areas should be rezoned to better reflect the existing mix of predominantly single family and low density multiple -family uses. A new "Neighborhood Preservation" Zoning District (described in Appendix A) is recommended." Appendix A, Section A.1 NP, Neighborhood Preservation District (page 54) states that "This district designation is for areas of existing residential neighborhoods that contain predominant single family and low density multiple -family uses." Uses permitted would include one -family dwellings. The minimum lot area shall be the equivalent of two times the total floor area of the building, but not less than 4,500 square feet for a one -family or two-family dwelling and 6,000 square feet for all other uses. Y In Chapter 2 - Policy Plan, Section 2 Preservation Areas, Section 2.2 - Use Conversions (pages 22 & 23) it states that "Changes of use are to be generally discouraged, except as follows: Conversions which can be demonstrated to further specific goals of the East Side Neighborhood Plan." Such use conversions include single-family homes. Steve Preiss Residence, 617 Whedbee Street - Project Development Plan, #28-05 August 11, 2005 Administrative Public Hearing Page 6 Street is over 50 years old and the proposed new residential building containing 1 single-family detached dwelling unit will be of a size and height that will be compatible with the existing house and surrounding single-family residential neighborhood. The City's Structure Plan Map shows this property to be in a Low Density Mixed -Use Residential Neighborhood area. The Structure Plan, being a part of the CITY PLAN, supports small multi -family dwellings on the subject property. The plan states that Low Density Mixed -Use Neighborhoods, under Neighborhoods, will develop at approximately five dwelling units per acre overall. These neighborhoods will consist of a mix of detached homes on small and average size lots, townhomes, duplex units, and manufactured housing. The proposed Steve Preiss Residence, 617 Whedbee Street, project will provide 1 new dwelling unit in a relatively small structure that would be architecturally consistent with the surrounding single-family and multi -family residential neighborhood. This property is in the NCM - Neighborhood Conservation, Medium Density District. The purpose of this district is to preserve the character of areas that have a predominance of developed single-family and low- to medium - density multi -family housing. 6. Conformance with the City's East Side Neighborhood Plan The CITY PLAN is the result of a two-year long process to update the City's Comprehensive Plan. While the CITY PLAN deals with city-wide policies, neighborhood plans are needed to help implement CITY PLAN by applying general, city-wide policies to a specific neighborhood (or subarea). Several CITY PLAN principles and policies place in context the connection between the overall Comprehensive Plan and the East Side Neighborhood Plan (adopted in 1986 as an element of the Comprehensive Plan). The Steve Preiss Residence, 617 Whedbee Street is a property that is identified as being in the NP - Neighborhood Preservation area in the East Side Neighborhood Plan. In the East Side Neighborhood Plan Summary, Section 0.2.1 - Land Use, under Zoning (page 8), it states that "The NP - Neighborhood Preservation District generally would allow single family and low density multiple -family (up to four units) dwellings, require at least administrative review by both the City and neighborhoods, and Steve Preiss Residence, 617 Whedbee Street - Project Development Plan, #28-05 August 11, 2005 Administrative Public Hearing Page 5 1. Section 3.5.1, Building and Project Compatibility The proposed new residential building containing 1 single-family detached dwelling unit is to be 2 stories, 24' in height. The size, massing, and height of the building are consistent with building heights in the neighborhood. The property at 617 Whedbee Street is bordered by existing single-family residential in all four directions. The roof pitch will be approximately 12:12, with a shingle roofing material. The building siding material will be a combination of horizontal and vertical wood siding and a wood shingle siding. 4. Neighborhood Information Meeting The Steve Preiss Residence, 617 Whedbee Street, PDP contains a proposed land use that is permitted as Type 1 use, subject to an administrative review. The proposed use is a new residential building containing 1 single-family detached dwelling unit on the lot adjacent to the alley. The LUC does not require that a neighborhood meeting be held for a Type 1 development proposal and no meeting was held for this proposal. 5. Conformance with the City's Comprehensive Plan, including the Structure Plan In March of 1997, the City Council took the final steps to complete a two- year long process to update the City's Comprehensive Plan, known as CITY PLAN. The Principles and Policies, being a part of the CITY PLAN, support single-family detached dwellings on the subject property. Policy EXN-1.4 Infill Development and Redevelopment, under Existing Neighborhoods, states that "For parcels under twenty (20) acres, such infill and redevelopment activity will be supported if designed to complement and extend the positive qualities of surrounding development and adjacent buildings in terms of general intensity and use, street pattern, and any identifiable style, proportions, shapes, relationship to the street, pattern of buildings and yards, and patterns created by doors, windows, projections and recesses. Compatibility with these existing elements does not mean uniformity". Forms of potential infill development may include small, detached dwellings added to lots of sufficient size with existing houses (e.g., "alley houses" or "granny flats"). In the NCM District in the LUC this ultimately translated into single-family detached dwellings when the lot has only alley frontage. The existing house at 619 Whedbee Steve Preiss Residence, 617 Whedbee Street - Project Development Plan, #28-05 August 11, 2005 Administrative Public Hearing Page 4 1. Section 3.2.1, Landscaping and Tree Protection a. The proposal complies with Section 3.2.1(D)(4) Tree Species and Minimum Sizes in that the new canopy shade trees are to be 3" caliper (meeting or exceeding the minimum size required by the LUC), the new ornamental tree is to be 3" caliper (meeting or exceeding the minimum sized required by the LUC), and the evergreen trees are to be 6' high (meeting the minimum size required by the LUC). b. The proposal complies with Section 3.2.1(E)(2) Landscape Area Treatment in that the Landscape Plan provides for landscaping in all areas that are not covered by the building, paving, or other impervious services. The landscaping around the buildings on Lot 2 (being the new single-family dwelling and the existing garage) will consist of deciduous, ornamental, and evergreen trees, and a variety of deciduous shrubs. The landscaping on -site will be further defined and identified on the Final Plan. 2. Section 3.2.2, Access, Circulation and Parking a. The proposal complies with Section 3.2.2(K)(1) Residential Parking Requirements in that it provides 3 on -site parking spaces for the 2 dwelling units on Lots 1 & 2 of the Preiss Subdivision. There will 1 parking space in the existing garage and 2 parking spaces on an existing concrete pad outside of the garage. All 3 spaces are accessed from the alley along the west side of the property. 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 3.5, Building Standards Steve Preiss Residence, 617 Whedbee Street - Project Development Plan, #28-05 August 11, 2005 Administrative Public Hearing Page 3 COMMENTS: Background The surrounding zoning and land uses are as follows N: NCM; existing single family residential S: NCM; existing single-family residential E: NCM; existing single family residential W: NCM; existing single-family residential This property was included in the Original City of Fort Collins; therefore, annexation of the property has never been necessary. The property was the north 1/2 of Lot 4 of Block 156 of the Original Town Site Plat of the City of Fort Collins, dated January, 1873. The property was subdivided into 2 lots as the Preiss Subdivision in February, 2003. 2. Division 4.7 of the Land Use Code, Neighborhood Conservation, Medium Density Zone District The proposed new residential building containing 1 single-family detached dwelling unit on a previously subdivided lot is permitted in the NCM — Neighborhood Conservation, Medium Density District, subject to an administrative (Type 1) review. This is set forth in Section 4.7(B)(2)(a) of the LUC. The proposal complies with the purpose of the NCM District as it is an infill project with a single-family detached dwelling in an existing single-family residential neighborhood. The proposal complies with the standards set forth in Sections 4.7(D) Land Use Standards, 4.7(E) Dimensional Standards, and 4.7(F) Development Standards of the LUC. 3. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards, more specifically as follows: A. Division 3.2, Site Planning and Design Standards Steve Preiss Residence, 617 Whedbee Street - Project Development Plan, #28-05 August 11, 2005 Administrative Public Hearing Page 2 This PDP complies with the applicable requirements of the Land Use Code (LUC), more specifically: the process located in Division 2.2 - Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; standards located in Division 3.2 - Site Planning and Design Standards, Division 3.3 — Engineering Standards, and Division 3.5 - Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and • the proposed single-family detached dwelling is permitted in Division 4.7 Neighborhood Conservation, Medium Density District (NCM) of ARTICLE 4 — DISTRICTS, subject to an administrative review. Single-family dwellings on lots with only alley frontage are permitted in the NCM — Neighborhood Conservation, Medium Density Zoning District, subject to an administrative (Type 1) review. The purpose of the NCM 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 purpose of the NCM District as it is an infill project with a single-family detached dwelling designed to complement existing single-family residences in the neighborhood. The property at 617 Whedbee Street fronts on the existing alley along its west side and will be accessed only from the alley. It is in the area designated as NP - Neighborhood Preservation in the City's adopted East Side Neighborhood Plan. Further discussion of the proposal's conformance with the adopted neighborhood plan is provided in Section 6, page 6 of this staff report. ITEM NO. MEETING DATE STAFF City of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Steve Preiss Residence, 617 Whedbee Street, Project Development Plan — #28-05 APPLICANT: Steve Preiss 619 Whedbee Street Fort Collins, CO. 80524 OWNER: Same As Applicant PROJECT DESCRIPTION: This is a request to construct a new single-family detached residential building on Lot 2 of the Preiss Subdivision. The lot is addressed as 617 Whedbee Street and is adjacent to the existing alley along the west side of the property. The building will be two (2) stories, 24' high. Access to the new residence will be from the alley. The existing single-family residence on Lot 1, being 619 Whedbee Street, and the existing garage on Lot 2 are to remain. The property is located on the west side of Whedbee Street, between East Laurel Street (to the south) and East Myrtle Street (to the north). The property is in the NCM — Neighborhood Conservation, Medium Density Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The proposal is in conformance with the City's adopted East Side Neighborhood Plan, an element of the Comprehensive Plan. The proposal is in conformance with and supported by the Structure Plan, being part of the City of Fort Collins CITY PLAN. The proposal is in conformance with and supported by the Principals and Policies, being a part of the City of fort Collins CITY PLAN. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO80522-0580 (970) 221-6750 PLANNING DEPARTMENT