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HomeMy WebLinkAbout300 SMITH STREET, OLD TOWN COMMONS - PDP - 39-03A - REPORTS - RECOMMENDATION/REPORT300 Smith Street, Old Town Commons - Project Development Plan, #39-03A February 17, 2005 Planning & Zoning Board Hearing Page 13 5. The Project Development Plan complies with applicable General Development Standards contained in Article 3 of the Land Use Code, except for Section 3.5.2(D)(2) Setback from Nonarterial Streets. The minimum setback of every residential building shall be 15' from any public street right-of-way other than an arterial street. East Olive Street is classified as a local street. The Planning and Zoning Board, on December 4, 2003, granted approval of a modification of this standard, permitting the building on the lot at 300 Smith Street to be set back 12' from the side lot line along East Olive Street. The proposed building placement, providing a 12' to 14' side yard setback from the property line along East Olive Street, complies with the approved modification of standard. 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, except for Section 4.7(E) Dimensional Standards, Subsection 4.7(E)(4). The minimum side yard width shall be 15' from the street side of any corner lot. The Planning and Zoning Board, on December 4, 2003, granted approval of a Modification of the Standard set forth in Section 3.5.2 - Residential Building Standards, Subsection 3.5.2(D)(2) Setback from Nonarterial Streets of the LUC, permitting the building on the lot at 300 Smith Street to be set back 12' from the side lot line along East Olive Street. The proposed building placement, providing a 12' to 14' side yard setback from the property line along East Olive Street, complies with the approved modification of standard. This approval sufficiently addresses the diminished side yard setback along East Olive Street for the 300 Smith Street, Old Town Commons - PDP as it relates to the requirement set forth in Subsection 4.7(E)(4). RECOMMENDATION: Staff recommends approval of the 300 Smith Street, Old Town Commons - Project Development Plan - #39-03A. 300 Smith Street, Old Town Commons - Project Development Plan, #39-03A February 17, 2005 Planning & Zoning Board Hearing Page 12 corridor to the residential neighborhood. Although the roof peak heights will be similar on the two portions of the building (24'-8" for the 1-story portion and 25'-8" for the 2-story portion), the roof pitches and massing will be significantly different. Building materials of new structures should contribute to the visual continuity of the neighborhood. They should appear similar to those seen traditionally to establish a sense of visual continuity. The use of building materials that appear similar to those used traditionally in the area is encouraged. Horizontal lap (wood) siding, brick, and stone are traditionally most appropriate. Tile and stucco are appropriate as secondary materials. The building materials on the two distinctly different portions of the building will be consistent with the neighborhoods or character areas they most visually and physically relate to. The 1-story portion of the building fronting on Smith Street will have a horizontal lap (wood) siding and an asphalt shingle roof, similar to the majority of the existing homes in the residential neighborhood to the south and west. The 2-story portion of the building fronting on East Olive Street will have a stucco siding and an asphalt shingle roof, similar to the existing 2-story office building & 1-story single-family residence to the north and the 1- and 2-story commercial building to the east. FINDINGS OF FACT/CONCLUSIONS After reviewing the 300 Smith Street, Old Town Commons - Project Development Plan, staff makes the following findings of fact and conclusions: The proposal is in conformance with and supported by the Principals and Policies, being a part of the City of Fort Collins CITY PLAN. 2. The proposal is in conformance with the City's adopted East Side Neighborhood Plan, an element of the Comprehensive Plan. 3. The proposal is in conformance with the Neighborhood Character Design Guidelines for the East Side and West Side Neighborhoods in Fort Collins. 4. The proposed land use is permitted in the NCM — Neighborhood Conservation, Medium Density Zone District of the Land Use Code. 300 Smith Street, Old Town Commons - Project Development Plan, #39-03A February 17, 2005 Planning & Zoning Board Hearing Page 11 There are six different Design Character Areas described in the Design Guidelines. The 300 Smith Street, Old Town Commons - PDP does not appear to actually fit into any one of the six areas; however, because of its location in a transitional area between predominantly single-family residential and a commercial corridor it would best fit into the Transitional Mixed Buffer Design Character Area. The project is in a very corner of the NCM District and is directly adjacent to the Riverside Avenue commercial corridor in the CL - Limited Commercial District. The proposed building in the development provides a two-dimensional residential transition from the single-family neighborhood to the commercial corridor. There will be one dwelling unit in a 1-story portion of the building facing Smith Street, next to and facing existing 1-story single-family residences. There will be two dwelling units in a 2-story portion of the building that will front on East Olive Street, next to and facing an existing 2-story office building & 1-story single-family residence. This 2-story portion also is next to an existing 1- and 2-story commercial building (Import Auto Body) to the east. There are Guidelines for All Projects set forth in the Neighborhood Character Design Guidelines and property owners are encouraged, but not required, to follow these guidelines. The mass and scale of buildings is one of the most important design issues in the East Side Neighborhoods. To the greatest extent possible, new construction should maintain this established scale. While new buildings and additions are anticipated that are larger than many of the early houses, new construction should not be so dramatically larger that the visual continuity of the neighborhood is compromised. The new building in the 300 Smith Street, Old Town Commons - PDP will provide a 1-story element on Smith Street that will visually relate to the surrounding neighborhood as a single-family residence. The 2-story element, separated from the 1-story element by the 2 attached garages, will relate visually more to Riverside Avenue and office & commercial uses to the north and east. Stepping a building down in height as it approaches adjacent, smaller structures on adjacent lots is encouraged. As previously stated, the new building on the lot will step down from the 2-story element to the 1-story element as it transitions from the commercial 300 Smith Street, Old Town Commons - Project Development Plan, #39-03A February 17, 2005 Planning & Zoning Board Hearing Page 10 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 300 Smith 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 two-family dwellings and multiple -family dwellings up to 4 units per building. The proposal for 300 Smith Street, Old Town Commons - PDP, being a new residential building containing 3 dwelling units on an existing lot at the southeast corner of Smith Street and East Olive Street, is considered to be in conformance with the City's adopted East Side Neighborhood Plan. 7. Conformance with the City's Neighborhood Character Design Guidelines for the East Side and West Side Neighborhoods in Fort Collins The purpose of the Design Guidelines is to guide an approach to construction that will help protect the established character if the neighborhoods, while allowing new compatible design. There is a distinction, however, between "creativity" and simply being "different". The guidelines also promote a concept of building that is "native" to Fort Collins. Materials generally are simple, such as clapboard, brick, and rough -cut ashlar stone. The basic native character of Fort Collins is simple in design, with modest details. The term "context" is used extensively in the Design Guidelines. Basically it relates to the lots and their improvements that are found on the same block as the proposed project and on the block facing it. The context is considered to be the Design Character Area of the neighborhood. 300 Smith Street, Old Town Commons - Project Development Plan, #39-03A February 17, 2005 Planning & Zoning Board Hearing Page 9 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 two-family dwellings and multiple -family dwellings up to and including 4 family units. 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. 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 four -family dwelling subject to site plan review and conversions to low density multiple -family dwellings (up to 4 units per building) in the NP zoning district. 300 Smith Street, Old Town Commons - Project Development Plan, #39-03A February 17, 2005 Planning & Zoning Board Hearing Page 8 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 redevelopment of properties. In the NCM District in the LUC this ultimately translated into two-family and multi -family dwellings up to 4 units per building when the new dwellings are constructed on a lot or parcel which contained a structure as of October, 1991. The proposed new residential building at 300 Smith Street, containing 3 dwelling units, will be of a size and height that will be compatible with the surrounding single-family residential and commercial neighborhoods. 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). 300 Smith 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 unit) dwellings, require at least administrative review by both the City and neighborhoods, and provide lot size and minimum yard requirements more in character with older residential areas'. 300 Smith Street, Old Town Commons - Project Development Plan, #39-03A February 17, 2005 Planning & Zoning Board Hearing Page 7 directly to the north and the materials on the commercial building directly to the east. 2. Section 3.5.2(D)(2) Setback from Nonarterial Streets The minimum setback of every residential building shall be 15' from any public street right-of-way other than an arterial street. East Olive Street is classified as a local street. The proposed new building will be set back from the side yard lot line along East Olive Street a distance of 14' for the one 1-story dwelling unit on the west half of the property; and, a distance of 12' from the side yard lot line along East Olive Street for the two 2-story dwelling units on the east half of the property. The Planning and Zoning Board, on December 4, 2003, granted approval of a Modification of the Standard set forth in Section 3.5.2 - Residential Building Standards, Subsection 3.5.2(D)(2) Setback from Nonarterial Streets of the LUC, permitting the building on the lot at 300 Smith Street to be set back 12' from the side lot line along East Olive Street. The proposed building placement, providing a 12' to 14' side yard setback from the property line along East Olive Street, complies with the approved modification of standard. 4. Neighborhood Information Meeting The 300 Smith Street, Old Town Commons - PDP contains a proposed land use that is permitted as Type II use, subject to a Planning and Zoning Board review. The proposed use is a new residential building containing 3 attached dwelling units on the property at the southeast corner of Smith Street and East Olive Street. The LUC does require that a neighborhood meeting be held for a Type II development proposal. One City -facilitated neighborhood meeting was held to discuss this proposal. It occurred on September 21, 2004. A copy of the questions, concerns, comments, and responses expressed at the neighborhood meeting is attached to this staff report. 5. Conformance with the City's Comprehensive 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, 300 Smith Street, Old Town Commons - Project Development Plan, #39-03A February 17, 2005 Planning & Zoning Board Hearing Page 6 stucco, is found on the existing office building & the single- family residence to the north and on the existing commercial building to the east. This 2-story portion of the new building will be highly visible from Riverside Avenue, a commercial corridor, and visually relate to the corridor. D. Division 3.5, Building Standards 1. Section 3.5.1, Building and Project Compatibility The proposed new residential building containing 3 attached dwelling units is to be 1 and 2 stories (up to 25'-8") in height. The lot is 9,500 square feet in size. The size, massing, and height of the building is consistent with building heights in the surrounding residential and commercial neighborhoods. The property at 300 Smith Street is bordered by existing single-family residential & offices to the north, existing commercial to the east, and existing single-family residential to the south and west. The roof pitch will be 10:12 on the 1-story dwelling unit. - The roofing material on the 1-story portion of the building, and attached garage, will be light grey architectural asphalt shingles. The roof pitch will be 4:12 on the two 2-story dwelling units. - The roofing material on the 2-story portion of the building, and attached garages, will be deep grey architectural asphalt shingles. The roof pitch will be 4:12 on all 3 attached garages. The siding materials are as follows: a lap wood, slate grey in color, on the 1-story portion of the building and attached garage. This is consistent with many existing residences in the neighborhood to the south and west. a stucco, sand (beige) in color, on the 2-story portion of the building and attached garages. This is consistent with the materials on the single-family residence & office building 300 Smith Street, Old Town Commons - Project Development Plan, #39-03A February 17, 2005 Planning & Zoning Board Hearing Page 5 conveniently located bicycle parking for the 3 dwelling units in attached garages. b. The proposal complies with Section 3.2.2(K)(1) Residential Parking Requirements in that it provides 6 new on -site parking spaces (3 in garages and 3 surface spaces off of the alley ) for the 3 new dwelling units, which meets the required number of 6 spaces for the 3 two -bedroom units. 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 Area, Recreational and Cultural Resource Protection Standards 1. Section 3.4.7, Historic and Cultural Resources The existing 1-story single-family residence at 300 Smith Street has been determined to contain little historic value and will be demolished to allow for the proposed new building to be constructed. The new building containing 3 dwelling units will be, in essence, a two part structure. - The westerly portion facing Smith Street will be a 1-story element containing one dwelling unit. The size, scale, massing, and materials will be consistent with the structure to be demolished and the existing single-family homes in the surrounding neighborhood. - The easterly portion facing East Olive Street will be a 2-story element containing two dwelling units. This portion of the building will be 25'-8" in height, consistent with the existing office building directly to the north and the existing commercial building directly to the east. Both of the existing buildings front on Riverside Avenue. There are also several single-family homes in the immediate area that are 2 stories and of equal height to this proposed building. The primary building material, 300 Smith Street, Old Town Commons - Project Development Plan, #39-03A February 17, 2005 Planning & Zoning Board Hearing Page 4 Street, complies with the approved modification of standard. This approval sufficiently addresses the diminished side yard setback along East Olive Street for the 300 Smith Street, Old Town Commons - PDP as it relates to the requirement set forth in Section 4.7(E)(4). 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 1. Section 3.2.1, Landscaping and Tree Protection a. The proposal complies with Section 3.2.1(D)(2) Street Trees in that it provides for 3 new street trees (in addition to 3 existing trees to remain along Smith and East Olive Streets) in the parkway along East Olive Street between the curb and new 4.5' wide sidewalk. b. 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 2" caliper balled & burlapped (meeting the minimum size required by the LUC) and the new ornamental trees are to be 1- 3/4" caliper ball & burlapped (exceeding the minimum sized required by the LUC). c. 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 building will consist of deciduous, evergreen, and ornamental trees, a variety of deciduous and evergreen shrubs, and perennial flowers, grasses, and ground covers. 2. Section 3.2.2, Access, Circulation and Parking a. The proposal complies with Section 3.2.2(C)(4) Bicycle Facilities in that it provides an adequate amount of secure and 300 Smith Street, Old Town Commons - Project Development Plan, #39-03A February 17, 2005 Planning & Zoning Board Hearing Page 3 COMMENTS: Background The surrounding zoning and land uses are as follows: N: CL; existing single-family residence and office building S. NCM; existing single-family residential E: CL; existing commercial (Import Auto Body) W: NCM; existing single-family residential This property was included in the Original City of Fort Collins; therefore, no annexation of the property has been necessary. The property is Lot 5 of Block 173 of the Original Town Site Plat of the City of Fort Collins, dated January, 1873. 2. Division 4.7 of the Land Use Code, Neighborhood Conservation, Medium Density Zone District The proposed new residential building containing 3 attached dwelling units on the existing lot is permitted in the NCM — Neighborhood Conservation, Medium Density District, subject to a Planning and Zoning Board (Type II) review. This is set forth in Section 4.7(13)(3)(a) of the LUC. The proposal complies with the purpose of the NCM District as it is an infill project with 3 new (multi -family) attached dwelling units in an existing single-family residential and commercial neighborhood. The proposal complies with the standards set forth in Sections 4.7(D) Land Use Standards and 4.7(F) Development Standards of the LUC. It complies with the standards set forth in Section 4.7(E) Dimensional Standards except for the side yard building setback from East Olive Street, which is 15' from the street side of any corner lot. The Planning and Zoning Board, on December 4, 2003, granted approval of a Modification of the Standard set forth in Section 3.5.2 - Residential Building Standards, Subsection 3.5.2(D)(2) Setback from Nonarterial Streets of the LUC, permitting the building on the lot at 300 Smith Street to be set back 12' from the side lot line along East Olive Street. The proposed building placement, providing a 12' to 14' side yard setback from the property line along East Olive 300 Smith Street, Old Town Commons - Project Development Plan, #39-03A February 17, 2005 Planning & Zoning Board 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, Division 3.4 - Environmental, Natural Area, Recreational and Cultural Resource Protection Standards, and Division 3.5 - Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and • the proposed use of multi -family dwellings up to 4 units per building is permitted in Division 4.7 Neighborhood Conservation, Medium Density District (NCM) of ARTICLE 4 — DISTRICTS, subject to a Planning and Zoning Board review. Multi -family dwellings up to four (4) units per building when structural additions or exterior alterations are made to the existing building, or when the dwellings are constructed on a lot or parcel which contained a structure on October 25, 1991, are permitted in the NCM — Neighborhood Conservation, Medium Density Zoning District, subject to a Planning and Zoning Board (Type II) 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 3 attached dwelling units designed to complement existing single- family residences and commercial buildings in the neighborhood. The property at 300 Smith Street 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 8 of this staff report. ITEM NO. 4 MEETING DATE 2/17/05 STAFF 8t�v�plt Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: 300 Smith Street, Old Town Commons - Project Development Plan — #39-03A APPLICANT: Bachmann Enterprises, LLC c/o Rosita M. Bachmann 8018 Fox Hill Drive Longmont, CO. 80501 OWNER: Same As Applicant PROJECT DESCRIPTION: This is a request to demolish the existing single-family house at 300 Smith Street and construct a new residential building containing 3 two -bedroom dwelling units. One dwelling unit will be in a 1-story portion of the building on the west half of the property and front on Smith Street. Two dwelling units will be in a 2-story portion of the building on the east half of the property and front on East Olive Street. Two attached garages between the residential portions of the building will provide the connection to make the structure one building. The property is located at the southeast corner side of Smith Street and East Olive Street. There is an existing alley along the east side of the property, which 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 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, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT