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Home My WebLink AboutLAUREL STREET LOFTS - PDP/FDP - 25-00 - DECISION - FINDINGS, CONCLUSIONS & DECISIONLaurel Street Lofts PDP Administrative Hearing December 14, 2000 Page 7 of 7 2. The Project Development Plan complies with all applicable district standards of Section 4.8 of the Land Use Code, NCB zone district. 3. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. STAFF RECOMMENDATION Staff recommends approval of the Laurel Street Lofts, Project Development Plan - #25-00. FINDINGS AND CONCLUSIONS After reviewing the staff report and the record of the public hearing, the Hearing Officer makes the following findings and conclusions: A. The Laurel Street Lofts Project Development Plan is subject to ,administrative review and the requirements of the Land Use Code (LUC). B. The Laurel Street Lofts Project Development Plan conforms to standards of the NCB zoning district. C. The Laurel Street Lofts Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. D. Future development of the property will be required to meet Land Use Code Division 2.6 DEVELOPMENT CONSTRUCTION PERMITS; and, Division 2.7 BUILDING PERMITS. DECISION Based on the findings and conclusions, the request for Laurel Street Lofts Project Development Plan is approved. Dated this 18th day of December 2000, per authority granted by Sections 1.4.9(E) and 2.1 of the Land Use Code. Cameron Gloss Current Planning Director Laurel Street Lofts PDP Administrative Hearing December 14, 2000 Page 6 of 7 The proposal complies with the purpose of this section in that the new construction is designed to respect the historic character of the site and any historic properties in the surrounding neighborhood. The Landmark Preservation Commission reviewed the proposed architectural character of the structure during the process for the Modification of Standard 4.8(D)(1) of the LUC. A copy of a letter from Karen McWilliams, Historic Preservation Planner, dated 4/17/00 was attached to the staff report. D. Division 3.5, Building Standards 1. Section 3.5.1, Building and Project Compatibility The proposal ensures that the physical and operational characteristics of the proposed building and use is compatible when considered within the context of the surrounding area. It complies with the standards and requirements as set forth in this section of the LUC. 2. Section 3.5.2, Residential Building Standards The proposal complies with the standards of this section that are intended to promote variety, visual interest and pedestrian -oriented streets in residential development. 4. Neighborhood Information Meeting The Laurel Street Lofts, PDP contains a proposed land use that is permitted as a Type I use, subject to an administrative review. The proposed use is multi -family residential, and it constitutes a relatively small infill development in the midst of existing mixed -density residential uses. The LUC does not require that a neighborhood meeting be held for a Type development proposal and a neighborhood meeting was not held to discuss this proposal. FINDINGS OF FACT After reviewing the Laurel Street Lofts, Project Development Plan - #25-00, staff proposes the following findings of fact and conclusions: 1. The proposed land use is permitted in the NCB — Neighborhood Conservation, Buffer District. Laurel Street Lofts PDP Administrative Hearing December 14, 2000 Page 5 of 7 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 The proposal ensures that this development proposal provides significant canopy shading to reduce glare and heat build-up, that it contributes to the visual quality and continuity within and between developments, and that it complies with this section of the LUC. 2. Section 3.2.2, Access, Circulation and Parking a. The proposal complies with Section 3.2.2(C)(4)(a) in that it provides secure and conveniently located bicycle parking in the individual garages for each dwelling unit that are to be located within the building. b. The proposal complies with Section 3.2.2(C)(5) in that it provides direct, safe, and continuous walkways and bicycle connections to major pedestrian and bicycle destinations in the surrounding area. c. The proposal complies with Section 3.2.2(K)(1)(a) in that the project will provide 6 parking spaces in the garages within the building, which is the minimum number of off-street spaces required for the three 3-bedroom dwelling units (2 spaces per each 3-bedroom unit). 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 Protections Standards Section 3.4.7, Historic and Cultural Resources Laurel Street Lofts PDP Administrative Hearing December 14, 2000 Page 4 of 7 E: CC; existing multi -family residential (SAE Fraternity House) W: NCB; existing mixed -density residential The property is in the Original City of Fort Collins. The property was platted as part of the Original Town Site of Fort Collins in March, 1887. The property was re -platted as Parcel 4, Lots 17 & 18 of Block 96 of the Harrison's Subdivision. Date of this replat is difficult to determine. 2. Division 4.8 of the Land Use Code - Neighborhood Conservation, Buffer District The proposed use of multi -family dwellings, up to 4 units, to be constructed on a parcel which contained structures on October 25, 1991 is permitted in the NCB zone district subject to an administrative review. The PDP meets the applicable Land Use Standards, more specifically: Section 4.8(D)(1) Density. There are two existing buildings on Parcel 4, lots 17 & 18 of Block 96 of the Harrison's Subdivision. Parcel 4 is 12,350 square feet in size. This section of the LUC requires that there be at least 5,000 square feet per building on the parcel. For a third building to be allowed, the parcel should be 15,000 square feet in size. The applicant submitted a request for a modification to this standard to allow a third building on Parcel 4. The Planning and Zoning Board approved this modification request on May 4, 2000 with one condition: That the two existing structures on the parcel obtain historic preservation designation prior to issuance of a building permit for the new building. The PDP meets the applicable Development Standards. The applicant has demonstrated that the development plan contributes to the existing developments in the surrounding area in terms of access and sidewalk layout, building siting and design, and site design. The streetfront facades, landscaped yard, and pedestrian connections conform to the intent of this section of the code. Laurel Street Lofts PDP Administrative Hearing December 14, 2000 Page 3 of 7 Protection Standards, and Division 3.5 - Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and • standards located in Division 4.8 Neighborhood Conservation, Buffer (NCB) of ARTICLE 4 — DISTRICTS. Multi -family dwellings, up to 4 units, to be constructed on a parcel which contained structures on October 25, 1991 are permitted in the NCB — Neighborhood Conservation, Buffer Zoning District, subject to administrative (Type 1) review. The purpose of the NCB District is: Intended for areas that are a transition between residential neighborhoods and more intensive commercial -use areas or high traffic zones and that have been given this designation in accordance with an adopted subarea plan. This proposal complies with the purpose of the NCB District as it provides multi- family residential on an infill site located in an existing mixed -use (commercial, office, mixed -density residential) area in a portion of the old west side neighborhood. Also, it is located in the Residential Redevelopment (Buffer) Area on the Future Land Use Map of the WEST SIDE NEIGHBORHOOD PLAN that was adopted by City Council in July, 1989. The "East Buffer Area" of the plan (which this site is in) is located between the West Side Neighborhood and downtown, and should be a transition area between the residential portion of the neighborhood and high intensity uses of the downtown. The transition should be made in terms of the uses and scale of development that is encouraged through redevelopment, in part, as follows: • encourage multi -family structures • encourage redevelopment of marginal or vacant parcels at a residential scale and character • allow multi -family redevelopment (new construction) up to 24 units per acre This proposed new development will be on a vacant parcel and will tie into and utilize existing roadways, utilities, and services in the area. COMMENTS: Background The surrounding zoning and land uses are as follows: N: NCB; existing mixed -density residential S: not zoned, CSU; existing university (Colorado State) Laurel Street Lofts PDP Administrative Hearing December 14, 2000 Page 2 of 7 NOTICE OF PUBLIC HEARING: Notice of public hearing was made on November 29, 2000 by mailing to property owners within 1,000 feet of the subject property. The public hearing was advertised in the Coloradoan. PUBLIC HEARING After reviewing the Staff Report and recommendation, a public hearing was held on the subject application at 6:00 PM on December 14, 2000. The hearing was held in Conference Room D at 281 North College, Fort Collins, Colorado. HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE: The following is a list of those who attended the meeting: From the City: Steve Olt, City Planner From the Applicant: Dana Lockwood, Architect Chris Ray Written Comments: None BACKGROUND The staff report states the following: This Project Development Plan (PDP) complies with the applicable requirements of the Land Use Code L( UC), 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 Commu r Planning and Environmental' vices Current Planning City of Fort Collins CITY OF FORT COLLINS ADMINISTRATIVE HEARING OFFICER TYPE I ADMINISTRATIVE HEARING FINDINGS, CONCLUSIONS AND DECISION HEARING OFFICER: Cameron Gloss Current Planning Director PROJECT NAME: Laurel Street Lofts, Project Development Plan CASE NUMBER: #25-00 APPLICANT: Lockwood Architects, Inc c/o Dana W. Lockwood 420 South Howes Street, Suite 101 B Fort Collins, CO. 80521 OWNER: Vantage Properties, LLC 3555 Stanford Road, Suite 202 Fort Collins, CO. 80525 PROJECT DESCRIPTION: This is a request for a 3-plex multi -family residential building on a 0.14 acre parcel located at the northwest corner of the intersection of West Laurel Street and the north - south alley between South Howes and South Meldrum Streets. The property is on the north side of West Laurel Street, just north of the Colorado State University campus. It is in the NCB — Neighborhood Conservation, Buffer Zoning District. SUMMARY OF RECOMMENDATION AND DECISION: STAFF RECOMMENDATION: Approval HEARING OFFICER DECISION: Approval ZONING DISTRICT: NCB— Neighborhood Conservation, Buffer Zoning District 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020