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Home My WebLink About607 COWAN STREET - PDP - 35-99A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSBob Barkeen -Public Comment on Cowri/Myrtle Development Proposal_ � -mmm Page 1 j From: chad doverspike <chaddoverspike@yahoo.com> To: FCI.CFCPO(BBarkeen) Date: 4/15/02 4:25PM Subject: Public Comment on Cown/Myrtle Development Proposal Dear Mr. Bob Barkeen, I would like to submit the following as public comment with regard to the four proposed developments (four-plexes) at the intersection of Cowan and Myrtle. The close proximity of the new development and improvements to the existing pedestrian district and Lemay/Riverside activity center (both outlined in the City of Fort Collins Pedestrian Plan, 1996), and Laurel Elementary School-Park-Pedestrian/Bike Path qualify this development and related improvements as a Plan Priority for making this neighborhood part of a 6Walkable City6 per the 1996 City of Fort Collins Pedestrian Plan. As a neighbor and pedestrian who uses this route/bike path to the Lemay/Riverside activity center, I would like to suggest that the new residents of the development and existing residents would greatly benefit from upgrading the sidewalks during this period of reconstruction to achieve a higher base level of pedestrian service (LOS), preferably LOS A. Since Myrtle Street in this area, approximately 6 of 9 lots on this west side of Cowen, and numerous other streets in this neighborhood currently DO NOT have any usable sidewalks at all, new detached sidewalks would provide a much -needed vital link to the existing pedestrian district, Lemay/Riverside activity center, and Laurel Elementary School-Park-Pedestrian/Bike Path which are approximately only two blocks away. Furthermore, given the lack of existing sidewalk infrastructure, now would be a great time to add sidewalk extensions into the parking lanes on each corner. From one perspective, the approval of this development will likely add a minimum of 32 people to our increasing citywide VMT-problem and new detached sidewalks/higher Pedestrian LOS will obviously help mitigate the effects of this particular development. With the addition of detached sidewalks this development would add to the owalkabilityo of the neighborhood and thereby complement the City/Es struggling non -car based new developments and help reduce/calm traffic. This also makes economic sense since sidewalk improvements will be required anyway and because studies show that these types of improvements actually increase property values for residents and associated tax revenues for the City. Does this suggestion sound plausible given the development proposal? Sincerely, Chad Doverspike Fort Collins Do You Yahoo!? Yahoo! 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ON, awl No Text 607 Cowan Street, Project Development Plan #35-99A Type II Planning and Zoning Board Review Page 9 FINDINGS OF FACT/CONCLUSIONS After reviewing the 607 Cowan Street Project Development Plan #35-99A, staff makes the following findings of fact and conclusions: 1. 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. 3. The Project Development Plan complies with all applicable development standards contained within Article 3 of the Land Use Code. RECOMMENDATION: Approval 607 Cowan Street, Project Development Plan #35-99A Type II Planning and Zoning Board Review Page 8 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 May 20, 2002 at Laurel Elementary School. There were approximately four neighbors in attendance at this meeting. Particular items of concern expressed by the neighbors are: Neighbors were interested in access to the site, what improvements would be made to the alley and Myrtle and Cowan Street. Concern with excessive water pressure in the area. The applicant may have to install pressure regulators to avoid damage to water heaters, etc. Neighbors were concerned over the availability of on -street parking. There is adequate parking now; they would like to ensure that the project does not consume too much. Compatibility with the neighborhood. Buildings should be designed to fit in to the existing neighborhood. An attached e-mail from an adjacent neighbor has been included as well. This email requests adequate pedestrian and bicycle facility be included within the project. 607 Cowan Street, Project Development Plan #35-99A Type II Planning and Zoning Board Review Page 7 buildings immediately adjacent to the site. All garage entrances and drive areas are behind the building fronts, and will not be readily visible from the public street. 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 fagade 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 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. All of the buildings have been designed to provide direct access to the front public sidewalk. Each building provides several entrances onto the adjacent street sidewalk. Building setbacks are consistent with the minimum distance required within the Land Use Code. E. Division 3.6, Transportation and Circulation 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 120 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 two buildings closest to Myrtle Street will be within emergency access from the street. The two southern buildings will have emergence access from the drive off of Cowan Street. F. Division 3.7, Compact Urban Growth Standards 607 Cowan Street, Project Development Plan #35-99A Type II Planning and Zoning Board Review Page 6 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. C. Division 3.4, Environmental, Natural Area, Recreational and Cultural Resource Protection Standards 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 not eligible for local landmark designation. This building will be razed prior to development. 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 multi family residential to the south and west of the site. Single family residential is located across the street from the site, to the east and north. The project has been designed to minimize the expanse of the building. Only the end of the building fronts onto Cowan Street. This elevation has been designed to simulate a single-family residence, with the length of the building extending behind the front fagade. One Myrtle Street, the length of the building is visible. This elevation has been broken up into different sections, with building recesses and architectural features such as front porches for the building entrances. The exterior materials are similar to existing residential 607 Cowan Street, Project Development Plan #35-99A Type II Planning and Zoning Board Review Page 5 Parking spaces are located in two small lots off of the alley. The remaining parking will be within covered garages of each unit. All off-street parking areas will be located within the property served by 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 16 — two bedroom units with a ratio of 1.75 spaces for each two - bedroom unit, a total of 28 spaces are required. The site plan shows a total of 28 off-street spaces. 12 spaces will be provided in surface lots, where the remaining 16 will be provided in covered garage parking. Each garage will be rented/sold with each unit. 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 1. 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 607 Cowan Street, Project Development Plan #35-99A Type II Planning and Zoning Board Review Page 4 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 Myrtle Street and Cowan Street There are a number of existing trees on this lot. Approximately 15 trees are shown to be removed by the development of the project. Five of these trees are considered to have significant community value, as determined by the City Forester. Additional trees will be planted within the project, pursuant to the mitigation measures within Section 3.2.1(F) of the LUC to offset the impacts from removing these trees. 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. Two 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 Myrtle Street and Cowan Street. An internal sidewalk system is provided that will provide access to interior units. Sidewalks from building entrances will provide direct connection to the internal sidewalk system and to the walks along Cowan Street. Bicycle parking will be provided within the garage of each unit. All walkways are of the minimum width necessary to serve their function. 607 Cowan Street, Project Development Plan #35-99A Type If Planning and Zoning Board Review Page 3 D. Section 4.7(E)(3) Rear Yard Setback The minimum setback for buildings adjacent to a rear alley is 5 feet. The Cowan Street project proposes a 30-foot rear setback from the adjacent alley. E. Section 4.7(E)(4) Side Yard Setback The minimum side yard setback for a corner lot shall be 15 feet, with a minimum of 5 feet on an interior side. The project proposes a 15 setback along Myrtle Street and an 18-foot setback to the lot to the south. Both setbacks are within the minimum requirements of this Section. F. Section 4.7(E)(5) Building Height The maximum building height within the NCM zone district is two stories. All four of the multi -family residential buildings are 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 pitch 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 in organic material (asphalt, cement, gravel, etc.). Section 4.7(F)(3) Access The site has two access points, from the rear alley and from a drive cut along Cowan Street. Off-street parking areas not included within garages will take access off of the alley. Parking within garages will take access off of the alley or the drive way to Cowan Street. This drive cut is necessary to provide emergency access to the two southern buildings. 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 Cowan Street project has all off-street parking stalls setback behind the fronts of all buildings. 4. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards as follows: 607 Cowan Street, Project Development Plan #35-99A Type II Planning and Zoning Board Review Page 2 3. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. FINDINGS and ANLYSIS: 1. Background The surrounding zoning and land uses are as follows: N: NCM — single family residential S: NCM — multi -family residential E: NCM — single family residential W: NCM — multi -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 located on the lot built prior to 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. Each building within the project has a gross floor area of 5,624 sq.ft. This yields a total floor area of 22,496 sq.ft. for all four buildings. This is less than '/z of the lot area, which is 22,526 sq.ft. B. Section 4.22(E)(1) Lot Width The existing lot for 607 Cowan Street .is 237 feet in length. This is in excess of the required minimum, 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 buildings are 20 feet from Cowan Street, the front yard of the project. ITEM NO. 3 MEETING DATE 9/4/03 STAFF Bob Barkeen Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: 607 Cowan Street Project Development Plan - #35-99A [Type II Planning and Zoning Board Review] OWNER: Mark Brannon 2701 Alcott Street, Suite 288 Denver, CO 80211 APPLICANT Thomas Lang Architects 2899 North Spear Boulevard, Suite 102 Denver, CO 80120 PROJECT DESCRIPTION: 607 Cowan Street is a project development plan for a 16 unit multi -family complex located at the southwest corner of Cowan Street and Myrtle Street. The project is located on just over an acre of land and will yield a gross density of 16 units/acre. The multi -family buildings will be arranged into four - 4 unit buildings. The buildings will be two stories in height. Off street parking will be provided in both surface -parking stalls and in attached garage units. The site currently has a single-family residence on the property. This house is not incorporated into the site plan and will be razed. 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