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Home My WebLink About218 WEST MAGNOLIA STREET (EDWARDS RESIDENCE) - PDP - 27-99 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSSeptember 7, 1999 Mr. Eric Bracke V F R I P L E Y City Traffic Engineer ASSOCIATES INC. Traffic Operations Division Landscape Architecture City of Fort Collins Urban Design Planning Re: Anticipated traffic generation for The Edward's Residence 1113 Sronev Hill Drive Project Development Plan Fort Collins. Colorado 80525 p PHONE (970) 22458_8 FAX (970) 224-1662 Dear Eric: The Edward's Residence P.D.P., proposed to be located at 218 West Magnolia, is a single-family residence with an attached office located over the garage. The office use is approximately 1,000 square feet and includes two professional offices and a reception area. Our understanding is that the average single family home generates 10 vehicle trips per day, and that office space generates 11 vehicle trips per 1,000 square feet. The total trip generation anticipated for this project is 21 vehicle trips per day. Ward Stafford had indicated to me on the phone that a short letter outlining the anticipated trip generation would be sufficient for P.D.P. Submittal purposes and that a Traffic Impact Analysis would probably not be required. Please call if you have questions or need further information. Sincerely, VF RIPLEY ASSOCIATES bmdi- Linda Ripley Principal No Text B. The 218 WEST MAGNOLIA STREET (EDWARDS RESIDENCE) - Project Development Plan meets all applicable standards as put forth in the LUC, including Division 3.2 - Site Planning and Design Standards and Division 3.5 Building Standards of ARTICLE 3 — GENERAL DEVELOPMENT STANDARDS. C. The 218 WEST MAGNOLIA STREET (EDWARDS RESIDENCE) - Project Development Plan meets all applicable standards located in Division 4.12 Downtown District (D) of ARTICLE 4 — DISTRICTS. D. The 218 WEST MAGNOLIA STREET (EDWARDS RESIDENCE) - Project Development Plan is compatible with the surrounding land uses. RECOMMENDATION: Staff recommends approval of the 218 WEST MAGNOLIA STREET (EDWARDS RESIDENCE) - Project Development Plan - #27-99. C Section 3.5.2. Residential Building Standards The proposal satisfies the Residential Building Standards, more specifically: Residential Building Setbacks. Section 3.5.2(D)(2) requires that every residential building be set back a minimum of 15' from the public street right-of- way (ROW) of a non -arterial street. In this case, West Magnolia Street is classified as a local street. The minimum setback for the proposed Edwards Residence is 5'-4" from the ROW (to the front of the porch). However, as stated in Section 3.1.2, in the event of a conflict between a standard or requirement contained in Article 3 and Article 4, the standard in Article 4 shall prevail. As set forth in Section 4.12(D)(2) - Dimensional Standards, there is no minimum front yard setback in the Canyon Avenue Subdistrict of the Downtown District. Therefore, this PDP satisfies the appropriate standard. 4. ARTICLE 4 - DISTRICT STANDARDS A. Division 4.12 — Downtown District Mixed -use dwelling units are permitted in the D — Downtown Zoning District - Canyon Avenue Subdistrict, subject to administrative (Type 1) review. The purpose of the D District is: Intended to provide a concentration of retail, civic, office and cultural uses in addition to complementary uses such as hotels, entertainment and housing. It is divided into 3 subdistricts. The development standards for the Downtown District are intended to encourage a mix of activity in the area while providing for quality development that maintains a sense of history, human scale and pedestrian - oriented character. This proposal complies with the purpose of the D District as it is a mixed -use dwelling unit that includes a 5,642 square foot, three -bedroom single family residence and a 1,005 square foot home occupation office use, within a single structure, in an existing neighborhood with a mix of residential and office uses. S. Findings of Fact/Conclusion: A. The 218 WEST MAGNOLIA STREET (EDWARDS RESIDENCE) - Project Development Plan contains a use permitted in the D — Downtown Zoning District — Canyon Avenue Subdistrict, subject to administrative review. 5 Sections 3.2.2(K)(1)(b) and 3.2.2(K)(2)(a) set forth parking requirements for residential and non-residential land uses. The LUC requires that there be 1 parking spaces on -site for the single family detached residence and permits a maximum of 3 spaces per 1,000 square feet of floor area for office uses. There are 3 parking spaces proposed on -site, which satisfies the requirement. B. Division 3.5 - Building Standards Section 3.5.1. Building and Project Compatibility The 218 WEST MAGNOLIA STREET (EDWARDS RESIDENCE) - PDP satisfies all applicable Building and Project Compatibility standards, including the following: Building orientation. This proposal complies with Section 3.5.1(D), which states that: To the maximum extent feasible, primary facades and entries shall face the adjacent street. Except as allowed in the Industrial zone district, a main entrance shall face a connecting walkway with a direct pedestrian connection to the street without requiring all pedestrians to walk through parking lots or cross driveways. The orientation of the (predominantly) residential building is to West Magnolia Street, with a sidewalk directly connecting the public sidewalk along the street to the front entry to the building without having to walk through parking lots or cross driveways. Building materials. The proposed (predominantly) residential structure will consist of the following building materials: - a stone veneer base on the south and east elevations - a brick veneer as the predominant material on all 4 elevations - a stucco material on the upper portions of all 4 elevations - a 40-year high dimensional asphalt shingle as roofing material These materials satisfy the requirements as set forth in Section 3.5.1(F)(1). 4 2. ARTICLE 2 - ADMINISTRATION Section 2.2.2. Step 2: Neighborhood Meetings The 218 WEST MAGNOLIA STREET (EDWARDS RESIDENCE) - PDP contains a proposed land use that is permitted as a Type I use, subject to an administrative review. The proposed use is a mixed -use dwelling unit and constitutes a relatively small infill development in the midst of existing residential, office, and commercial uses in the "old town" Fort Collins area. The LUC does not require that a neighborhood meeting be held for a Type I development proposal and a neighborhood meeting was not held to discuss this proposal. 3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS This 218 WEST MAGNOLIA STREET (EDWARDS RESIDENCE) - PDP proposal meets all applicable standards in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC. Of specific note are Division 3.2 - Site Planning and Design Standards and Division 3.5 - Building Standards. Further discussions of these particular standards follow. A. Division 3.2 - Site Planning and Design Standards Section 3.2.1. Landscaping and Tree Protection The proposal satisfies the applicable Landscaping and Tree Protection standards, including the following: Street trees. The street tree planting is in accordance with Section 3.2.1(D)(2)(a), which requires trees at 30' to 40' on -center in a parkway_(between curb and sidewalk). There are 2 existing, mature shade trees in the parkway along West Magnolia Street spaced at 15' apart. Section 3.2.2. Access, Circulation and Parking The proposal satisfies the applicable Access, Circulation and Parking standards, including the following: Required number of parking spaces. The development proposal satisfies the parking requirements set forth in the LUC for the proposed residence and home occupation office use. 3 standards located in Division 4.12 Downtown District (D) - Canyon Avenue Subdistrict of ARTICLE 4 — DISTRICTS. Mixed -use dwelling units are permitted in the D — Downtown Zoning District - Canyon Avenue Subdistrict, subject to administrative (Type 1) review. The purpose of the D District is: Intended to provide a concentration of retail, civic, office and cultural uses in, addition to complementary uses such as hotels, entertainment and housing. It is divided into 3 subdistricts. The development standards for the Downtown District are intended to encourage a mix of activity in the area while providing for quality development that maintains a sense of history, human scale and pedestrian - oriented character. This proposal complies with the purpose of the D District as it is a mixed -use dwelling unit that includes a 5,642 square foot, three -bedroom single family residence and a 1,005 square foot home occupation office use, within a single structure, in an existing older neighborhood that has a mix of residential and office uses. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: D; existing office/commercial uses (First National Bank Tower) S: D; existing general offices (Various Users, US Bank) W: D; existing law offices E: D; existing general offices (Various Users) This property was included in the Original City of Fort Collins; therefore, annexation of the property has never been necessary. The property was the easterly % of Lots 14, 15, and 16 of Block 103 of the Original Town Site Plat of the City of Fort Collins, dated January, 1873. The property was platted as Lot 20 of the F. J. Spencer's Resubdivision of Block 103 of the Original Town Site Plat in March, 1888. K Commi ty Planning and Environmental .rvices Current Planning City of Fort Collins ADMINISTRATIVE PUBLIC HEARING: December 9, 1999 PROJECT: 218 WEST MAGNOLIA STREET (EDWARDS RESIDENCE) - Project Development Plan - #27-99 APPLICANT: Vaught -Frye Architects c/o Frank Vaught 1113 Stoney Hill Drive Fort Collins, Colorado 80525 OWNER: David and Paula Edwards 903 Rule Drive, #7 Fort Collins, CO. 80525 PROJECT DESCRIPTION: This is a request for Project Development Plan (PDP) approval for a 5,642 square foot, three-story single family residence (with a 1,005 square foot home occupation office use over the 927 square foot attached 3-car garage) on a property that is 0.21 acre in size. It is located at the north side of West Magnolia Street, about midway between South Mason Street and South Howes Street. The property is in the Canyon Avenue Subdistrict of the Downtown Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This PDP complies with the applicable requirements of the Land Use Code L( UC), 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 and Division 3.5 - Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and 1 281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020