Loading...
HomeMy WebLinkAbout637 COWAN STREET - PDP - 21-03 - REPORTS - RECOMMENDATION/REPORT637 Cowan Street, Project Development Plan #21-03 Type II Planning and Zoning Board Review Page 8 of 8 Neighbors were interested in the maintenance of the site. Would like to be assured maintenance will not be a problem and that adequate rent will be charged to cover the cost. Concern that there may be more than two persons per unit. The parking provided is not adequate if additional tenants are allowed within the building, which will cause overflow onto the street. The applicant needs to consider the location of air conditioning units, satellite dishes, etc to make sure they are not an eyesore. Neighbors appreciate that the access is taken from the street and not the alley (the site can not gain access to the alley) and that steps have been taken to make the architecture more compatible with the surrounding buildings. FINDINGS OF FACT/CONCLUSIONS After reviewing the 637 Cowan Street Project Development Plan #21-03, staff makes the following findings of fact and conclusions: The proposed land uses are permitted in the Neighborhood Conservation Medium Density zone district. 2. The Project Development Plan complies with all applicable district standards of Section 4.7of the Land Use Code, Employment Zone District, with the condition proposed below. 3. The Project Development Plan complies with all applicable development standards contained within Article 3 of the Land Use Code. RECOMMENDATION: Approval, with the following condition: 1. The side yard setback adjacent to the southern property boundary shall be increased to eight feet, consistent with the criteria contained in Section 4.7(E)(4) — Minimum Side Yard Setback. 637 Cowan Street, Project Development Plan #21-03 Type II Planning and Zoning Board Review Page 7 of 8 greater shall also have at least one building entrance face onto the adjacent street that is smaller than an arterial, or has on street parking. The proposed multi -family building has been designed to provide direct access to the front public sidewalk. Building setbacks are consistent with the minimum distance required within the Land Use Code. E. Division 3.6, Transportation and Circulation 1. Section 3.6.1, Master Street Plan This PDP is in substantial compliance with the City of Fort Collins Streets Master Plan. 2. Section 3.6.4, Transportation Level of Service Requirements Due to the limited number of units within the project, a Transportation Impact Study was not completed. It is estimated that the project will generate less than 50 trips per day. This additional traffic will not exceed the accepted ranges of the City's Level of Service Standards on any of the adjacent streets. Pedestrian and bicycle and facilities will be incorporated into the site plan will also operate at acceptable levels of service. 3. Section 3.6.6, Emergency Access The building will be within emergency access from Cowan Street. F. Division 3.7, Compact Urban Growth Standards 1. Section 3.7.2, Contiguity The project is located within the Infill Area of the City of Fort Collins. 2. Section 3.7.3, Adequate Public Facilities The provision of adequate public facilities for transportation, water, wastewater, storm drainage, fire and emergency services, and electrical power will be in place prior to the issuance of a building permit, or adequate security posted for any such improvement not in place prior to the issuance of a building permit. 5. Neighborhood Information Meeting A neighborhood meeting was held on September 23, 2003 at Laurel Elementary School. There were approximately five neighbors in attendance at this meeting. Particular items of concern expressed by the neighbors are: 637 Cowan Street, Project Development Plan #21-03 Type II Planning and Zoning Board Review Page 6 of 8 C. Division 3.4, Environmental, Natural Area, Recreational and Cultural Resource Protection Standards 1. Section 3.4.1, Natural Habitats and Features The property does not include, nor is it adjacent to a natural area as identified by the Natural Resources Inventory Study, nor does the property contain any natural features which will warrant preservation. Storm run-off from the site will be contained in a water quality pond before entering into the public storm drainage system. 2. Section 3.4.7 Historic and Cultural Resources. The existing house on the site is potentially eligible for local landmark designation. This building is incorporated into the site plan and will be preserved as part of the project. D. Division 3.5, Building Standards 1. Section 3.5.1, Building and Project Compatibility Any new development next to existing developed areas must be designed to be complimentary with those structures. The use of repetitive building elements such as building mass, windows, roof lines, must have a similar relation to the street and materials. Buildings should also be similar in size and height, or, if larger, be articulated and subdivided into massing that is proportional to the mass and scale of other structures on the same block. The project is adjacent to an existing single family residential to the north and west of the site. Single family residential is also located across the street from the site, to the east. The project has been designed to minimize the height and mass of the building. Roof elements are incorporated into the building to define individual floor levels and to step the building mass back. The exterior materials are similar to existing residential buildings immediately adjacent to the site. The PDP is not proposing any outdoor storage or loading areas, all trash collection areas are greater than 20 feet from public transportation facilities. 2. Section 3.5.2, Residential Building Standards Every front facade with a primary entrance to a dwelling unit shall face the adjacent street, or face onto a 'major walkway spine' that connects to a public street sidewalk. Buildings with four units or 637 Cowan Street, Project Development Plan #21-03 Type II Planning and Zoning Board Review Page 5 of 8 the parking. Parking areas will be paved and striped in conformance with City standards. The number of off-street parking stalls will be based on the number of bedrooms for each unit within the project. The project will provide two — two bedroom units with a ratio of 1.75 space/unit, and one — one bedroom unit with a ratio of 1.5 space/unit. A total of 5 spaces are required for the multi -family building. The existing single family residential will require one parking space for a total of 6 off street parking spaces. The site plan shows 6 off-street spaces. Five spaces will be provided in the surface lot, while the remaining space is within the garage (it is assumed the garage space will be part of the existing single family house). 3. Section 3.2.3, Solar Access, Orientation, Shading Due to the location of the buildings within the property, and the location of other structures adjacent to the property, the proposed buildings will not cast a shadow during the times specified in the LUC. 4. Section 3.2.4, Site Lighting Any exterior lighting must meet the standards set within the Land Use Code. The project does not propose any pole mounted exterior lighting, only wall mounted exterior lighting is proposed. B. Division 3.3, Engineering Standards Section 3.3.2, Development Improvements Prior to the approval of the final compliance plans, a development agreement will be drafted detailing the improvements required by the applicant as part of the building permit process, and the timing of installation of such improvements. 2. Section 3.3.3, Water Hazards This property is not located within a designated floodplain or natural drainage swale. There are no irrigation ditches within the vicinity to cause a significant impact upon the drainage pattern of the property. 3. Section 3.3.5, Engineering Design Standards The PDP has been reviewed pursuant to the adopted design standards in place for water, sewer, storm drainage, electric, walkways and streets which will serve this development. 637 Cowan Street, Project Development Plan #21-03 Type II Planning and Zoning Board Review Page 4 of 8 4. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards as follows: A. Division 3.2,1 Site Planning and Design Standards Section 3.2.1, Landscaping and Tree Protection Landscaping has been provided in all areas which will not be included in parking areas, drives or building footprints. The landscape plan provides a variety of canopy trees, ornamental trees, shrubs and ground covers. The landscape plan has been designed to use plants to enhance building design, soften walls and building mass and visually break up parking areas. All plant materials are of adequate size and diversity as required by this section. The landscape plan is in compliance with the City's water conservation standards. Street canopy trees have been located within the parkway of the detached sidewalks along Cowan Street There are a number of existing trees on this lot. An existing apple tree is shown to be removed as part of the development of the project. This tree is not considered to have significant community value and will not require mitigation. Sight distance easements are shown on the subdivision plat and landscape plan. Buildings, evergreen trees and large shrubs will not be located within these easements. The trash enclosures will provide screening of trash collection areas within the project. 2. Section 3.2.2, Access, Circulation and Parking Walkways within the site are aligned to take direct access from the adjacent public sidewalks along Cowan Street. An internal sidewalk system will provide additional access from the remaining units and the parking lot in the rear of the lot. Bicycle parking will be provided within a bike rack adjacent to the building. All walkways are of the minimum width necessary to serve their function. Parking spaces are located in a surface lot in the rear of the lot. An existing garage will provide one additional space as well. All off- street parking areas will be located within the property served by 637 Cowan Street, Project Development Plan #21-03 Type II Planning and Zoning Board Review Page 3 of 8 D. Section 4.7(E)(3) Rear Yard Setback The minimum setback for buildings from the rear lot line is 15 feet. The 637 Cowan Street project proposes a 58-foot rear setback from the rear property line. E. Section 4.7(E)(4) Side Yard Setback The minimum side yard setback shall be 5 feet, with an additional 1-foot setback for each two feet of wall height in excess of 18 feet. The 637 Cowan Street building has a 24-foot south building wall elevation. This will require an 8-foot setback along this southern property boundary. The current site plan shows a 5-foot setback along this property line. A condition has been added to the project requiring this setback to be increased three feet. The lot line behind the proposed building is also a side lot line (the rear lot line is at the very rear of the property, opposite the front lot line). The building wall at this location is also 24 feet in height, which would require an 8 foot setback at this location. The site plan does indicate a 7'6" setback at the closest location of the building, with an average setback of 9 feet, which is consistent with this requirement. F. Section 4.7(E)(5) Building Height The maximum building height within the NCM zone district is two stories. The proposed multi -family residential building is two stories in height. G. Section 4.7(F)(1) Building Design All exterior walls will be constructed at right angles to the side lot lines. All front facades include a building entrance, which is designed as part of a covered porch. The 6/12-roof pitch of the proposed building is within the range of acceptable roof pitches within the NCM zone district. H. Section 4.7(F)(2) Landscape The landscape plan shows the front yard landscaping to have less than 40% of the ground covering consisting of inorganic material (asphalt, cement, gravel, etc.). Section 4.7(F)(3) Access The site is currently accessed from Cowan Street. The lot does not have access to the adjacent alley. J. Section 4.7(F)(4) Site Design Permanent, open, off-street parking may not be located closer to the street then the building face. The 637 Cowan Street project has all off-street parking stalls set back behind the fronts of the existing and proposed buildings. 637 Cowan Street, Project Development Plan #21-03 Type II Planning and Zoning Board Review Page 2 of 8 3. The Project Development Plan _ complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. FINDINGS and ANLYSIS: Background The surrounding zoning and land uses are as follows: N: NCM — single family residential S: NCM — church E: NCM — single family residential W: NCM — single family residential The property was annexed in February 1873 as part of the Original Town Annexation. 2. Division 4.7 of the Land Use Code, Neighborhood Conservation, Medium Density District The use of multi -family residential (up to four units per building) is permitted in the NCM zone district subject to Planning and Zoning Board Review (Type II) when structural changes are made to an existing building, or when the dwellings are constructed on a lot or parcel which contained a structure on October 25, 1991. The PDP meets the applicable Land Use Standards as follows: A. Section 4.7(D)(1) Density The maximum building floor area shall not exceed 50% of the total lot area. The proposed multi -family building includes a total of 3,763 gross floor area. The existing single family contains 780 sq.ft. of floor area. This yields a total floor area of 4,540 sq.ft. for all buildings. This is less than 'h of the lot area, which is 10,990 sq.ft. ' B. Section 4.22(E)(1) Lot Width The existing lot for 637 Cowan Street is 105 feet in length. This is in excess of the required minimum width, which is 50 feet. C. Section 4.7(E)(2) Front Setback The minimum front yard setback for structures without garage doors facing the adjacent sidewalk is 15 feet. The proposed building is 15 feet from Cowan Street, the front yard of the project. ITEM NO. 7 MEETING DATE 6/17/04 STAFF Bob R2r_keen Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: 637 Cowan Street Project Development Plan - #35-99A [Type II Planning and Zoning Board Review] OWNER: Barry Schram PO Box 270887 Ft Collins, CO 80527 APPLICANT Barry Schram PO Box 270887 Ft Collins, CO 80527 PROJECT DESCRIPTION: 637 Cowan Street is a project development plan for a three unit multi -family building located on an existing lot at 637 Cowan Street. The lot is 11,000 sq.ft. in area, and has an existing single family residence located on the property. This house will remain, with the new three-plex building constructed adjacent to the house. The proposed building is two stories in height, and will include a front setback of 15 feet from the property line, 40 feet from the street curb. Off street parking will be provided in a surface lot behind the two buildings, with access being taken from Cowan Street. The property is zoned NCM — Neighborhood Conservation Medium Density District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This project has been reviewed in accordance with the applicable requirements of the Land Use Code (LUC) and was found to be in substantial compliance with the following: 1. The proposed land uses are permitted in the (NCM) Neighborhood Conservation Medium Density District. 2. The Project Development Plan complies with all applicable district standards of Section 4.7 of the Land Use Code, (NCM) Neighborhood Conservation Medium Density District. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT