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HomeMy WebLinkAboutLAUREL STREET CARRIAGE APARTMENTS - MODIFICATION OF STANDARDS - 1-00 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS4WE5T ELEVATION SCALE = LOCKWOOD ARCHITECTS xe3 oom 3n�E ♦«oo 3ert¢ns CR.wV 31 O4-v'0 TITLE SHEET L4QI5�-✓�. WON LOCKWOOD ARCHITECTS onrz ..00 OYd ¢MCM 3 NORTH ELEVATION SCALE = 1/8"-1'-0" oww a� u.eaeo TITLE SHEET u M SI. nll A3.3 C f, IIIB I!I 'A V! III EAST ELEVATION SCALE 11/8"-1'-0" �C F.F. 2NO 1 II !II F.F. LOCKWOOD ARCHITECTS OntE aFq • Slq v �E« TITLE 5HEET uuen sr..vr. s„En A3.2 50UTH ELEVATION 2 SCALE = 1/8"-1'-0" LOCKWOOD ARCHITECTS ,Ge. mn wrt ..w andam TITLE 5HEET tAWtII.M lien A3.1 m° m j---------- -.----------------------------------------- i ----------- 1 I------ J THIRD FLOOR F',LAN SCALE = 1/8"-1'-0" LOCKWOOD ARCHITECTS P iw• mm mne,aae TITLE 5HEET seen A2.3 LOCKWOOD ARCHITECTS O W O U �.1 U 1 z z z z a 0 m z rT� z S n A y w a o i g i oo g Oo z ? oO c 00 c c z o0 5ECOND FLOOR PLAN SCALE = 1/8"-1'-0" MQE� TITLE SHEET WB3E. N' SnFLi A2.2 r L I L: L FIRST FLOOR PLAN ':ZIV SCALE= 1/8"-1'-0" LOCKWOOD ARCHITECTS At IM TITLE SHEET SEER A2. to j > im 15'-g WALLEY SITE PLAN SCALE= 1116"-1*-0' LOCKWOOD ARCHITECTS VAN � 47 TITLE 5HEET s'. s• I Al. / Laurel Street Apartments ty BaSTINO I STORY HOUSE E%ISnNG 2 STORY HOUSE PROP05EV APARTMENT BUILDING ak STREET ELEVATION NZY SCALE 1"=20' ALLEY PARKING LOT ExIsnNG S STORY BUILDING BEYOND ®® im E%IsT7W FRATERINTY HOUSE LOCKWOOD MD-Cl ll NL 1 S a Mom= a W: mew a LEGAL DE5CRD'TIO: PARCEL t Thc South A -ot 12. Block 96. HARRISON'S ADDITION to the Ciry c . Collins, County of Lamncr. State of Colorado. 5 PARCEL 2: All of Lot 15. and 16 of the Resubdivision of Lots 13 and 14. Block 96, HARRISON'S ADDITION to the City of Fort Collins, Colorado, per Plat filed September 2, 1902: erccpt dic portion thereof described at follows' The North 62.5 feet of the West 90 feet of Lots 15 and 16 of the Resubdivision of Lots 13 and 14, Block 96. H.VL4ISON'S ADDITION to the City of Fort Collins, County of Latimer, State of Colorado. PARCEL 3: The North 62.5 feet of the West 90 feet of Lots 15 and 16 of the Resubdivision of Lots 13 and 14, Block 96. HARRISON'S AMMON to the City of Fort Collins, County of Larimer. State of Colorado. PARCEL 4: Lots 17 and I S. Block %. Resubdivision of Lots 13 and la. Block 96. HARRISON'S ADDITION to the City of Fort Collins. County of Iarimer. State of Colorado. LEGAL DESCRIPTION FROM: StewartTute Commitment #99057969 OWNER: Kotin Easement information from tide commitment and recorded plat. ff. LAUREL ST. EXHIBIT -Fo.Nntt_ m SHtme—& PROPOSED BUILDING FOOTPRINT LEGAL DESCRD'TI. PARCEL l: The South vi of Lot 12, Block 96. HARRISON'S ADDITION to the City . . ort Collins, County of Lartnicr, State of Colorado. PARCEL 2: All of Lot 15. and 16 of the Resubdivision of Lots 13 and 14. Block 96, HARRISON'S ADDITION to de City of Fort Collins. Colorado, per Plat filed September 2, 1902: except Orc portion Thereof described as follows: The North 62.5 feet of the West 90 feet of Lots 15 and 16 of the Resubdivision of Lots 13 and 14, Block 96. HARRISON'S ADDITION to the City of Fort Collins, County of Larimer, State of Colorado. PARCEL 3: The North 62.5 feet of the West 90 feet of Lots 15 and 16 of the Resubdivision of Lots 13 and 14, Block 96, HARRISON'S ADDITION to the City of Fort Collins. County of Latimer, State of Colorado. PARCEL 4: Lots l7 and 18. Block %. Resubdivision of Lots 13 and 14, Block 96. HARRISON'S ADDITION to the City of Fort Collins, County of Larimer, State of Colorado. LEGAL DESCRIPTION FROM: Stewart Title Commitment 099057869 OWNER: Kotin Easement information from title commitment and recorded plat. 0.45, rim ww,! ~0 190• J0' .t— Fo . N At L_ • / ..1 1 � SHIN�jZ 3.7'O s. 1 B.a• FRAMC GARAGE - 26'./ ONE STORY rRAME / 12• ON ;4 WITH BASEMENT CONCRETE ' n �� P .: FRAME gPv 6 ON I ALLEY 9 90, ' FRAME GARAGE S (1 ONE STORY FRAME WITH BASEMENT ' r2 . .'n rRA TWOSTORY ME r iI ,3 _ o NO BASEMENT 1 t.: ONE STORY rRAM El2 WITH BASEMEN} '•rRAM[,SHED o A 19o'•, 1 ;s- ... 2i: 24 iMc STORY YRAME o IS' He BASEMENTTWOS10RY FRAMEe'•'WITH BASEMENT E�eA I �• UREL ST W. Ld EXHIBIT A <eht /, co*h�) a) Principal T-4: "Bicycling will serve as a viable alternative to automobile use for all trip purposes." The project, with it's close proximity to the CSU campus and downtown, will make bicycling a useful and practical mode of transportation. b) Principal T-5: "The City will acknowledge pedestrian travel as a viable transportation mode...." . The project's targeted occupants will be CSU students. The project's proximity to the CSU campus will easily facilitate walking to campus. Walking will be a practical and enjoyable means of travel. c) Principal LU-1: "Growth within the city will promote a compact development pattern within a well- defined boundary". This project is an infill within the defined boundary. d) Policy HSG-1.4: "Land for Residential Development. The City will permit residential development in all neighborhoods and districts in order to maximize the potential land available for development of housing and thereby positively influencing housing affordability. ". e) Principal GM-8: "The city will promote compatible infill development in targeted areas within the Community Growth Management Area boundary." The strict application of the standard in question would render the project practically infeasible. The two lots (17 & 18) of parcel 4 are owned by one party. Building anything on the vacant eastern lot, without this requested modification, would create a non conforming situation on the established western lot of the parcel. 3. The eastem half of Parcel 4 is vacant and represents a break in the street texture. The proposed construction can be designed to sensitively fill the gap. 4. The proposed new construction would increase the overall floor area of buildings on the parcel, but would not exceed that which is currently allowed as per the Land Use Code. The proposed project, apartment units, is appropriate to the area, providing student housing opportunity within easy walking distance to Colorado State University and downtown. 6. On -site parking and landscape requirements can be met as per Land Use Code for the proposed apartment 3-plex. The proposed project would still be subject to Type I Development Review Procedures with approval of this modification. Truly, LOCKWOOD ARCHITECTS, INC. A sir Dana W. Lockwood, AIA LOCKWOOD ARCIM73, 420 S. Hawes, Ste. 101 B. Fort Collins, Colorado 80521 970.493.1023 fax: 970.493.6765 Member American Institute of Architects 4 January 2000 (revised 19 April 2000) Planning and Zoning Board c% Planning Department 281 N. College Ave. P.O. Box 580 FORT COLLINS, CO 80522-0580 Re: Laurel Street Carriage Apartments 300 block of West Laurel Street REQUEST FOR MODIFICATION I,OCKWOOD A1Z)_CHI'I'ECT6S A modification to the City's Land Use Code, section 4.8(D)(1), requiring 5,000 square feet minimum site area per building, is requested for project development plans the applicant intends to file for the project, as allowed per Division 2.8.1 of the Land Use Code. A reduction in the minimum site area is requested to allow for the construction of a proposed small apartment building. Request background and explanation is as follows: The property is located on parcel 4, lots 17 and 18. Block 96, HARRISON'S ADDITION to the City of Fort Collins, County of Larimer, State of Colorado. The property is located in the Neighborhood Conservation, Buffer District (N-C-B). The parcel is bounded by Laurel Street to the south and alleyways to the east and north. Parcel 4 currently has two existing detached two-story dwelling units located on the western half of the parcel, the eastern half of the parcel is vacant (see attachment Exhibit A). Parcel 4 is 12,350 square feet in area, 2,650 square feet short of the 15,000 square feet required by the Density Land Use Standard for three buildings on the parcel. A modification to the lot density land use standard set forth in section 4.8(D)(1), requiring 15,000 square feet minimum site area for three buildings, is requested to be reduced to the available 12,350 square feet. This modification will allow a proposed 3 unit apartment building to be constructed on the vacant half of the property (see attachment Exhibit B). The proposed architecture is provided as presented in attached Exhibit C, which includes Street Elevation, Site Plan, Floor Plans and Elevations. Rational for approval of the Modification: The granting of the modification from the strict application of this standard would result in the benefit to the city by reason of the fact that the proposed project would address important community needs specifically defined and addressed in the City's Comprehensive Plan, and as per the following: LOCKWOOD ARCt1n"S, 420 S. Hooves, Ste. 101 B, fort Collins, Colorado 80521 970.493.1023 fax: 970.493.6765 Member American Iruritute d Architects VICINITY MAP 02/01/00 #1-00 Laurel Street Carriage Apartments 300 block of West Laurel Street Modification of Standard 1"=600' Community Planning and Environmental Services Advance Planning Department City of Fort Collins Glen Colton, Chair Planning and Zoning Board City of Fort Collins P.O. Box 580 Fort Collins, CO 80524 April 17, 2000 Re: Modification of Section 4.8(D)(1)of the Land Use Code, for the Laurel Street Carriage Apartments, 320 West Laurel Street Dear Mr. Colton: This letter is to support a modification of Section 4.8(D)(1)of the Land Use Code requested by Christopher Ray, to grant a reduction in the minimum site area requirement. The Landmark Preservation Commission and Historic Preservation staff believe a modification of the standard would best protect the character of the two highly significant historic buildings on the site. It is far preferable to have new stand-alone construction on the property than the alternative, which is alteration of the historic structures themselves. This site contains two historic buildings. Both of these structures have been determined to be eligible for designation as Fort Collins Landmarks, and for listing on the National Register of Historic Places. The buildings are exceptionally significant as excellent examples of the work of Montezuma Fuller, Fort Collins' most prominent early 20th century architect. They are also important for their association with Roy Portner, the owner of the property for more than 73 years, and for whom Portner Reservoir is named. Additionally, the buildings are representative of early twentieth century residential construction in Fort Collins, and are good examples of the Tudor Revival architectural style. At their April 12 meeting, the Landmark Preservation Commission gave a complimentary review of the proposed three -unit apartment building, and considered its effect on the historic buildings. Additionally, preservation staff has reviewed the conceptual plans against Section 3.4.7 of the Land Use Code, which contains the standards for historic and cultural resources, and believes that the proposed construction meets the requirements of this section. Historic Preservation staff and the Landmark Preservation Commission both strongly support a modification of Section 4.8(D)(1) for this project. The proposed new construction is endorsed as being not only equal to, but far better for preserving the architectural character of these significant structures. Thank you for your consideration. Sincere , Karen McWilliams Historic Preservation Planner 281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6376 FAX (970) 224-6111 • TDD (970) 224-6002 • E-mail: aplanning(�i,ci.fort-collins.co.us Modification of Standard in Subsection 4.8(D)(1) of the Land Use Code for the Laurel Street Carriage Apartments - #1-00 May 4, 2000 P & Z Meeting Page 8of8 - The proposed new, detached 3-plex residential building is considered to be more compatible with the surrounding neighborhood than would a subordinate addition to any of the existing buildings. The design, scale, and orientation of the building will better reflect the existing block face of the 300 block of West Laurel Street. The proposed new construction is endorsed by the Historic Preservation staff and the Landmark Preservation Commission as being not only equal to, but far better for preserving the architectural character of the existing significant structures. D. The granting of a modification from the strict application of any standard would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan, adopted policy, ordinance or resolution (such as, by way of example only, affordable housing or historic preservation) or would substantially alleviate an existing, defined and described problem of city-wide concern (such as, by way of example only, traffic congestion or urban blight), and the strict application of such a standard would render the project practically infeasible. - There are benefits to the City in that the proposed new detached building, being a small infill project in an older neighborhood, will promote historic preservation in the immediate area. The proposed new construction is endorsed by the Historic Preservation staff and the Landmark Preservation Commission as being not only equal to, but far better for preserving the architectural character of the existing significant structures. Also, the residential project would contribute to fewer vehicle miles traveled because of the targeted user market (college students) and its proximity to the CSU campus. E. This request is only for a modification of a specific standard in the LUC. The applicant must still submit a Project Development Plan package for an administrative (Type 1) review by the City prior to being able to receive a building permit and construct the building. 6. RECOMMENDATION: A. Staff recommends approval of the Modification of the Standard in Subsection 4.8(D)(1) of the Land Use Code for the Laurel Street Carriage Apartments - #1-00. Modification of Standard in Subsection 4.8(D)(1) of the Land Use Code for the Laurel Street Carriage Apartments - #1-00 May 4, 2000 P & Z Meeting Page 7 of 8 The proposed new, detached 3-plex residential building is considered to be more compatible with the surrounding neighborhood than would a subordinate addition to any of the existing buildings. The design, scale, and orientation of the building will better reflect the existing block face of the 300 block of West Laurel Street. The proposed new construction is endorsed by the Historic Preservation staff and the Landmark Preservation Commission as being not only equal to, but far better for preserving the architectural character of the existing significant structures. The granting of a modification from the strict application of any standard would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan, adopted policy, ordinance or resolution (such as, by way of example only, affordable housing or historic preservation) or would substantially alleviate an existing, defined and described problem of city-wide concern (such as, by way of example only, traffic congestion or urban blight), and the strict application of such a standard would render the project practically infeasible. There are benefits to the City in that the proposed new detached building, being a small infill project in an older neighborhood, will promote historic preservation in the immediate area. The proposed new construction is endorsed by the Historic Preservation staff and the Landmark Preservation Commission as being not only equal to, but far better for preserving the architectural character of the existing significant structures. Also, the residential project would contribute to fewer vehicle miles traveled because of the targeted user market (college students) and its proximity to the CSU campus. 5. FINDINGS OF FACT/CONCLUSION: A. The requested Modification of the Standard in Subsection 4.8(D)(1) of the Land Use Code for the Laurel Street Carriage Apartments is subject to review by the Planning and Zoning Board. B. Granting the requested modification would not be detrimental to the public good nor would it impair the intent and purposes of the Land Use Code. C. The plan as submitted will advance or protect the public interests and purposes of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested and the modification would result in a substantial benefit to the City. Modification of Standard in Subsection 4.8(D)(1) of the Land Use Code for the Laurel Street Carriage Apartments - #1-00 May 4, 2000 P & Z Meeting Page 6 of 8 Section 2.8.2(H) of the LUC specifies that the Planning and Zoning Board shall only grant a modification for the following reasons: a. granting a modification of standard would neither be detrimental to the public good nor impair the intent and purposes of the Land Use Code; and b. the modification would result in the project addressing the purposes of the standard equally well or better than a plan that complies with the standard; or c. the modification would result in a substantial benefit to the city; or d. the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties or exceptional or undue hardship upon the owner of the property. Subsection 4.8(D)(1) of the LUC sets forth the minimum lot area to total floor area of building(s). The minimum lot area is 5,000 square feet per primary structure and any accessory structures. The subject Parcel 4 is 12,350 square feet in size and currently contains two primary, detached residential buildings. The applicant would like to construct a third primary structure (a 3-plex residential building) on the vacant portion of the parcel, along the alley to the east. Without a modification to the standard, the proposed third building, in combination with the two existing buildings, would not be in compliance with the requirement that each primary structure be on a lot (or parcel) of at least 5,000 square feet in size. An option that would be in compliance with the LUC would be to put an addition on one or both of the existing buildings. Based on the conceptual information (Street Elevation, Site Plan, Floor Plans, Building Elevations) provided by the applicant, City staff has determined that it is preferable to have new stand-alone construction on the property rather that the alternative, which would be to alter and/or add on to the historic structures themselves. A modification of the standard would best protect the character of the two highly significant historic buildings on the site and the neighborhood in which they exist. Staff has also determined that: * Granting the requested modification would not be detrimental to the public good and would not impair the,intent and purposes of the Land Use Code. The plan as submitted will advance.or protect the public interests and purposes of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested. Modification of Standard in Subsection 4.8(D)(1) of the Land Use Code for the Laurel Street Carriage Apartments - #1-00 May 4, 2000 P & Z Meeting =. Page 5 of 8 c) Principal LU-1: "Growth within the City will promote a compact development pattern within a well-defined boundary". This project is an infill within the defined boundary. d) Policy HSG-1.4: "Land for Residential Development. The City will permit residential development in all neighborhoods and districts in order to maximize the potential land available for development of housing and thereby positively influence housing affordability." e) PrincipalGM-8: "The City will promote compatible infill development in targeted areas within the Community Growth Management Area boundary" 2. The strict application of the standard in question would render the project practically infeasible. The two lots (17 & 18) of Parcel 4 are owned by one party. Building anything on the vacant eastern lot, without this requested modification, would create a non -conforming situation on the established western lot of the parcel. 3. The eastern half of Parcel 4 is vacant and represents a break in the street texture. The proposed construction can be designed to sensitively fill the gap. 4. The proposed new construction would increase the overall floor area of the buildings on the parcel, but would not exceed that which is currently allowed as per the Land Use Code. 5. The proposed project, apartment units, is appropriate to the area, providing student housing opportunity within easy walking distance to Colorado State University and downtown. 6. On -site parking and landscape requirements can be met as per Land Use Code for the proposed apartment 3-plex. 7. The proposed project would still be subject to Type I Development Review Procedures with approval of this modification. 4. ANALYSIS OF MODIFICATION REQUEST In reviewing the proposed alternative plan for purposes of determining whether it accomplishes the purposes of this section as required, the Planning and Zoning Board shall take into account whether the proposed plan demonstrates innovative design and best meets the intent of the Land Use Code. Modification of Standard in Subsection 4.8(D)(1) of the Land Use Code for the Laurel Street Carriage Apartments - #1-00 May 4, 2000 P & Z Meeting Page 4 of 8 3. APPLICANT'S REQUEST This request is to modify Subsection 4.8(D)(1) of the LUC to allow a reduction in the minimum site (lot) area for the purpose of constructing a small (3-plex) apartment building on the site. Request background and explanation is as follows: The property is located in the Neighborhood Conservation, Buffer District (NCB). The parcel is bounded by Laurel Street to the south and alleyways to the east and north. Parcel 4 currently has two existing detached two-story dwelling units located on the western half of the parcel, the eastern half of the parcel is vacant (see attachment Exhibit A). Parcel 4 is 12,350 square feet in area, 2,650 square feet short of the 15,000 square feet ' required by the Density Land Use Standard for three buildings on the parcel. A modification to the lot density land use standard set forth in Section 4.8(D)(1), requiring 15,000 square feet minimum site area for three buildings, is requested to be reduced to the available 12,350 square feet. This modification will allow a proposed 3 unit apartment building to be constructed on the vacant half of the property (see attachment Exhibit B). The proposed architecture is provided as presented in attached Exhibit C, which includes Street Elevation, Site Plan, Floor Plans and Elevations. Rational for approval of the Modification: 1. The granting of the modification from the strict application of this standard would result in the benefit to the City by reason of the fact that the proposed project would address important community needs specifically defined and addressed in the City's Comprehensive Plan, and as per the following: a) Principal T-4: "Bicycling will serve as a viable alternative to automobile use for all trip purposes."The project, with its close proximity to the CSU campus and downtown, will make bicycling a useful and practical mode of transportation. b) Principal T-5: `The city will acknowledge pedestrian travel as a viable transportation mode...." The project's targeted occupants will be CSU students. The project's proximity to the CSU campus will easily facilitate walking,.to campus. Walking will be a practical and enjoyable means of travel. Modification of Standard in Subsection 4.8(D)(1) of the Land Use Code for the Laurel Street Carriage Apartments - #1-00 May 4, 2000 P & Z Meeting Page 3 of 8 Multi -family dwellings up to 4 units per building are listed as a permitted use in this section of the LUC. As specified in Section 2.8.2 Modification Review Procedures, (H) (Standards), the Planning and Zoning Board shall review, consider, and approve, approve with conditions or deny an application for a modification based upon: "... the granting of the modification would neither be detrimental to the public good nor impair the intent and purposes of this Land Use Code; and that: (1) the plan as submitted will advance or protect the public interests and purposes of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested, or (2) the granting of a modification from the strict application of any standard would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan, adopted policy, ordinance or resolution (such as, by way of example only, affordable housing or historic preservation) or would substantially alleviate an existing, defined and described problem of city-wide concern (such as, by way of example only, traffic congestion or urban blight), and the strict application of such a standard would render the project practically infeasible, or (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant." The applicant has proposed that the modification of the standard meets the requirements of Section 2.8.2(H)(2) of the LUC. Modification of Standard in Subsection 4.8(D)(1) of the Land Use Code for the Laurel Street Carriage Apartments - #1-00 May 4, 2000 P & Z Meeting Page 2 of 8 This application for a modification of the standard requests that the Planning and Zoning Board determine if the modification request meets the intent of the LUC. This request is only for a modification of the specific standard in Subsection 4.8(D)(1) the LUC. The applicant must still submit a Project Development Plan package for an administrative (Type 1) review by the City prior to being able to receive a building permit and construct the building. COMMENTS 1. BACKGROUND The surrounding zoning and land uses from the proposed project development plan are as follows: N: NCB; Existing single family and multi -family residential W: NCB; Existing single family and multi -family residential S: not zoned; Existing secondary education (Colorado State University) E: CC; Existing multi -family residential (Sigma Alpha Epsilon fraternity house) The property is in the "Original City" of Fort Collins; therefore, annexation of the property was not / is not necessary. The property was subdivided as part of the Original Town Site subdivision plat of January, 1873. No final site specific development plan for this property has been submitted to the City for review. 2. MODIFICATION REQUEST — PERTINENT CODE SECTIONS This request is for modification to the following section of the LUC: Section 4.8(D) Land Use Standards, Subsection 4.8(D)(1) Density states: "Minimum lot area shall be equivalent to the total floor area of the building(s), but not less than five thousand (5,000) square feet. For the purposes of this subsection, "total floor area" shall mean the total gross floor area of all principal buildings as measured along the outside walls of such buildings, including each finished or unfinished floor level, plus the total gross floor area of the ground floor of any accessory building larger than one hundred twenty (120) square feet, plus that portion of the floor area of any second story having a ceiling height of at least eight (8) feet located within any such accessory building located on the lot. (Open balconies and basements shall not be counted as floor area)." ITEM NO. 5 MEETING DATE 514100 STAFF Steve Olt City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Modification of Standard in Subsection 4.8(D)(1) of the Land Use Code for the Laurel Street Carriage Apartments - #1-00 APPLICANT: Lockwood Architects c/o Dana Lockwood 420 S. 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 modification of Section 4.8(D) Land Use Standards in the NCB Zoning District division of the Land Use Code (LUC), more specifically Subsection 4.8(D)(1) Density. The applicant would like to construct a 3-plex residential building on the vacant portion of the property along the alley. The property is located at 320 West Laurel Street, on the north side of Laurel between South Meldrum and South Howes Streets, and is in the NCB — Neighborhood Conservation, Buffer Zoning District. RECOMMENDATION: Staff recommends approval of the modification request. EXECUTIVE SUMMARY: This request is for a modification of Section 4.8(D) Land Use Standards, Subsection 4.8(D)(1) Density of the LUC. This subsection sets forth the minimum lot area requirement related to the total floor area of the building(s) on the lot. The applicant has submitted an application with a request for a modification of a standard as set forth in Subsection 4.8(D)(1) of the LUC. For illustrative purposes, the applicant submitted: the application, including request • a Modification Request narrative conceptual plans for the Laurel Street Apartments, including: - a Street Elevation - a Site Plan - Floor Plans - Building Elevations COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750 PLANNING DEPARTMENT