HomeMy WebLinkAboutHOWES STREET HIDEAWAYS, PHASE II - PDP/FDP - 35-97 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS- Four (4) copies of the Building Elevations
- Eight (8) copies of the Site and Landscape Plan
- Three (3) copies of the Utility Plans, and
- Two (2) copies of the Drainage Plans
Should you have any questions or require additional information, please give me a call.
Sincerely,
and Design LLC
Principal
enclosures
cc: Chris Ray, Brian Shear
Howes Street Subntittal
- The front porch is cantilevered over the setback Line which the applicant believes is acceptable to the
building department.
g) The parking should be hard surfaced.
- The proposed parking lot will be either asphalt paving or concrete.
10. Engineering Department
a) Patch area on South Howes Street needs to be patched in accordance with the standard for PCCP
patches.
- All areas requiring patching due to construction of the two family home will be done to City standards.
b) Note on the Red -Lined plan states 'Increased traffic volumes may require alley improvements to
this portion ". This refers to the alley to the south of the site.
- Based upon conversations with Mike Dean in Engineering, the City will not require paving of this
section of the alley by the applicant/developer.
- Also note that the sewer stub shown in the rear of the lot off of the alley was installed prior to the alley
being paved adjacent to this lot.
- The water service will be bored under the existing curb, gutter, and sidewalk.
11. Stormwater Utility
See comments from Shear Engineering. Note that the applicant is working with the adjacent property
owner to the north (owner of lot 10) on a letter of agreement related to drainage and runoff.
12. Water/Wastewater
a) Add note to landscape plan to locate all utilities prior to planting.
- This note has been added to the landscape plan.
See comments from Shear Engineering related to the other Water/Wastewater comments.
13. Current Planning Department
a) To comply with Section 4.14(E)(2)(a) Block Structure of the Land Use Code, you will need to
demonstrate how the development plan contributes to the overall mix of block types within the
surrounding area. 1 recommend reviewing the neighborhood and analyzing the mix of block types
with the requirements of the block standards in Section 4.14(E)(2)(b).
- A review of the existing neighborhood was completed to analysis the mix of uses within the block.
The area analyzed was bounded by the south side of West Mulberry to the north, the railroad tracks on South
Mason Street to the east, the north side of West Laurel to the south and the east side of South Meldrum Street
to the west. The following is the results:
Number of commercial/retail buildings: 13
Number of office buildings: 6
Number of residential buildings: 60
% of commercial/retail buildings: 16.46%
% of office buildings: 7.59%
% of residential buildings: 75.95%
The addition of one - Two (2) family dwelling unit changes the mix as follows:
% of commercial/retail buildings: 16.25%
%of office buildings: 7.5%
% of residential buildings: 76.25%
b) Section 3.4.7 of the Land Use Code addresses the impact of new development on historic
resources. As the house at 510 South Howes in a local landmark, the development proposal must
comply with this section, including the following standards:...
- As noted above, the building elevations have been revised to be more in character with the existing
house.
- The dominant building material has been changed to match the brick color of the existing house.
c) On the site plan, please add a signature block for the Planning and Zoning Board.
- As we discussed, this is a Type I review, so a signature block for the Planning Director has been
added.
d) Is there a trash collection area? Please show it on the site plan and provide a detail of it.
- A 4' x 4' trash collection area has been shown on the site. It will consist of a 4' high solid wood fence
3
3. Light and Power
a) The existing underground electric service to 510 S. Howes St., will need to be relocated prior to
issuance of a building permit for the new duplex.
- Item noted and if the service needs relocation, the developer will do so at the time of construction.
b) The owner will be responsible for all required modifications to the electric system, plus normal
electric development charges.
- Item noted.
4. Natural Resources Department
a) Trash storage areas should be adequately sized to allow for "curbside " recyclables to be stored.
- A 4' x4' trash enclosure has been added to the Site Plan screened by a 4' high solid wood fence.
5. Park Planning Division
a) Neighborhood and community park fees will be due on both living units.
- All required Park fees will be paid at the time of building permit.
6. Public Service Company of Colorado
a) "Any reroute of existing PSCO facilities will be at developer's expense. "
- Item noted.
7. Poudre Fire Authority
a) Provide addresses on Howes Street similar to Phase I apartments.
- Addresses for the proposed units will be added to the existing sign in Phase I.
8. TCI
a) TCI will not move any facilities for this project unless the developer pays for relocation.
- Item noted.
b) Any damage to our facilities will be billed at full cost.
- Item noted.
c) Our facilities run North South in the alley, the parking area in the back of the property is the area
of concern.
- Item noted.
9. Zoning Department
a) Please show building envelope and dimensions.
- The building envelope and dimensions have been shown on the site plan.
b) The north and south elevations aren't very appealing. Additional architectural details should be
added (similar to the existing house).
- The owner has revised the building elevations based upon the red -lined print as follows (as noted
above):
Brick was added to four (4) sides of the house as well as a 10" freeze board and 10" band
Board
Heritage style asphalt shingles were added
Single hung windows are shown instead of sliding type windows
Bracing was added to the porch roof overhangs
A hip roof is shown instead of the gable style roof
c) If it is the intent to rent to more than three (3) unrelated adults, it must comply with Section
3.8.16 of the Land Use Code.
- The proposed units are each three (3) bedrooms and the intent is to rent to three persons only per unit.
d) There is a discrepancy between the applicant's planning objectives (which state three (3)
bedrooms) and other areas of the submittal which say four (4) bedroom duplex. Could you please
clarify this issue?
- Each of the proposed two (2) units will contain three (3) bedrooms each.
e) Is there not any pedestrian access to the middle yard except through the side landscaping?
- The site plan has been revised and a walkway has been added on the south side of the building
through the middle yard and connecting to the existing walk on the south side of the existing house.
The porch on the north side is only about 1 'from the propertv line. This may result in a building
code issue.
PireCrest Planning a"b Design LLC
Lanbscape Architecture. Lana Plannirns anb Construction Management
4225 Westshore Way ♦ Fort Collins, CO 80525
(970) 226-1655 Fax (970) 226-1635
March 6, 1998
Ms. Leanne Harter
City Planner
City of Fort Collins Current Planning Department
281 North College Avenue
P.O. Box 580
Fort Collins, Colorado 80522-0580
RE: Howes Street Hideaways - Phase II - Project # 35-97 PDP/Final Plan
Resubmittal
Dear Leanne:
Based upon the Staff comments in your letter of January 21, 1998, please note the following:
1. Advanced Planning Department
a) The house at this location (510 S. Howes) was designated as an individual local landmark for
both architectural and historical significance to Fort Collins by Ordinance # 73, 1996
- Item Noted
b) The garage has not been determined eligible or ineligible. Therefore, the owner will be required
to go through Demolition Review to tear down or alter the garage.
- The owner submitted for a Demolition Permit and it was granted in February of 1998.
c) It would be nice to see if the new construction could reflect the architectural details of the
designated house.
- The owner has revised the building elevations based upon the red -lined print as follows:
Brick was added to four (4) sides of the house as well as a 10" freeze board and 10" band
Board
Heritage style asphalt shingles were added
Single hung windows are shown instead of sliding type windows
Bracing was added to the porch roof overhangs
A hip roof is shown instead of the gable style roof
2. Building Department Comments
a) The site shall be accessible to persons with disabilities in accordance with UBC Section 3103 and
UBC Appendix Section 3106.
- This item has been discussed with Sharon Getz in the Building Department and will be resolved
prior to issuance of a building permit.
b) The Plan shows a duplex unit proposed on the same property as the existing single family
dwelling rather than single family attached units as stated in the 'planning objectives. "
- Both the existing dwelling and proposed dwelling are considered "two family dwelling units".
c) Buildings shall be designated to comply with the Fort Collins Residential Energy Code (MEC 95
with local amendments).
- The building will be constructed to comply with the Code.
d) The City is currently reviewing the 1997 editions of the Uniform codes for adoption.
- Item noted
111111111 =''
loom..._. -- -- --
0
Administrative Hearing
Howes Street Hideaways Phase II, #35-97
July 28, 1998
• color schemes (medium tan and light tan) similar to those on the existing
structure;
• entry gable and detail;
• brick along the base of the building to match brick used on the house;
• window styles similar to those on the existing structure;
• lap siding similar to surrounding homes in the neighborhood.
4. Neighborhood Compatibilit
As a Type One review, a neighborhood meeting was not required. Staff has received
phone calls from adjoining properties voicing a concern with the provisions of adequate
parking and trash collection. In response, the applicant has stated that a common trash
collection area (to be designed according to the requirements of the Land Use Code)
will be placed off -site to serve this proposed development, as well as existing units
developed previously by the owner. The common trash collection area would be
located on the lot immediately to the south of the proposed development (a distance of
20'.)
5. Findings of Fact/Conclusion
A. The proposed land use is a permitted use in the C-C Community Commercial zone
district as specified in Section 4.14, subject to Administrative Review.
B. The Project Development Plan complies with the applicable Land Use Standards
and Development Standards of the C-C Community Commercial zone district.
C. The PDP complies with the applicable General Development Standards as specified
in Article III of the Land Use Code, including Section3.4.7 Historic and Cultural
Resources.
D. The Project Development Plan is compatible with the surrounding land uses.
RECOMMENDATION:
Staff recommends approval of the Howes Street Hideaways Phase II Project
Development Plan, Administrative Review, #35-97.
Administrative Hearing
Howes Street Hideaways Phase II, #35-97
July 28, 1998
Although the numbers are not exactly within the ranges required by the Land Use Code,
it is staff's opinion that the proposed development does fit into the mix of uses in the
neighborhood, and the applicant has demonstrated how the proposed use contributes
to the overall mix of the block types within the surrounding area.
3. Compliance with Article III - General Development Standards
The Project Development Plan meets all applicable standards in Article 3, General
Development Standards, of the Land Use Code. Particular section of Article 3 that
are pertinent to this proposal include Section 3.2.2 Access, Circulation, and Parking
and Section 3.4.2 Historic and Cultural Resources.
Parking requirements.
Residential and Institutional uses, according to the Land Use Code, are required to
provide a minimum number of parking spaces, per the requirement of the Code. For
two-family and multi -family dwellings, the number of required parking spaces is
determined by the number of bedrooms per dwelling unit. This proposed development
includes three bedrooms per each dwelling unit. According to the Land Use Code, the
number of parking spaces required per each dwelling unit is two (2) spaces. The
proposal includes four (4) spaces which complies with the requirements of the Land
Use Code.
Historic and Cultural Resources
The purpose of this section is to ensure that historic structures and sites are preserved
and incorporated into development proposals and that new construction is designed to
respect the historic integrity of the site and surrounding neighborhood. As the existing
structure located on the site is designated as a Local Landmark, the standards outlined
in Section 3.4.7 of the Land Use Code are applicable to any proposed new construction
or re-use/rehabilitation of the existing building.
The Design Review Subcommittee of the Landmark Preservation Commission (LPC)
met with the applicant and owner to discuss the application of these particular
standards to the proposed two-family dwelling unit. In response to the advise of the
LPC members, the elevations went through several iterations to reflect the historic
character (but not mimic) of the existing structure, as well as many of the existing
homes on adjacent sites. In addition, based on the advisory review of the LPC
subcommittee, the proposed two-family dwelling was designed so that it was apparent
that it was a new structure, and that it "picked up" elements from recently constructed
duplex units located south along the alley.
Some of the elements of the existing structure and neighborhood that were
incorporated into the design of the proposed two-family dwelling include:
• roof pitch and lines (similar to the mansard roof style on the existing
structure);
Administrative Hearing
Howes Street Hideaways Phase II, #35-97
July 28, 1998
In response to this Code requirement, the applicant submitted a written description of
the overall mix of block types within the surrounding area (please see attached -page 3).
The analysis submitted by the applicant calculated the number of commercial/retail
buildings, office buildings and residential buildings. The block standards require the
following break -down:
Mixed -Use Blocks: 25-65% of Development Plan
Office Blocks: 10-30% of Development Plan
Residential Blocks: 15-65% of Development Plan
Civic Blocks: Minimum of 10% of Development Plan
The break -down of the applicant's analysis of the surrounding neighborhood indicates
the following:
Mixed -Use Blocks (including commercial/retail buildings): 16.25%
Office Blocks: 7.5%
Residential Blocks (including proposed use): 76.25%
Civic Blocks: 0% (The applicant in his explanation did not include the Lincoln
Center and Mulberry Pool as well as Colorado State
University in the explanation related to the blocks standards.
It is staff's opinion that all these uses do contribute the civic
function of a civic block to the neighborhood.)
Therefore, if the entire neighborhood were to be considered the "Development Plan"
referred to in the Block Standards, the following calculations show how the
neighborhood fits into those requirements.
Type of Block % of Blocks Required by Code % of Blocks that Exist/Proposed
Mixed -Use 25-65% of Development Plan 16.25% of "Neighborhood"
Office 10-30% of Development Plan 7.5% of "Neighborhood"
Residential 15-65% of Development Plan 76.25% of "Neighborhood"
Civic Minimum of 10% of Plan (% was not calculated)
Thus, looking at the "numbers", it appears as if the proposed neighborhood, if it were to
be green field development and be proposed under the Land Use Code, would not
comply. First, the number of Mixed -Use Blocks is below the minimum of 25%, as is the
case with the Office Blocks (minimum 10%). In addition, the Residential Blocks would
exceed the maximum percentage allowed for that particular land use.
The key with the application of the block standards to this particular neighborhood is
that it is not green field development. Rather, the proposed development is infill in
nature, and the neighborhood where it is proposed is a long-established neighborhood
with a predominance of single-family and multi -family housing. Many of the dwellings
do provide student housing that is located in close proximity to Colorado State
University, encouraging those individuals to use alternative modes to school and to the
Old Town/Downtown district.
Administrative Hearing
Howes Street Hideaways Phase II, #35-97
July 28, 1998
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: CC -Existing single-family home; various businesses located along Mulberry;
S: CC -Existing single-family homes with duplex units on the alley frontage (student
housing);
W: CC -Existing multi -family development (student housing);
E: Existing single-family homes (student housing).
2. Compliance with Article IV (the C-C Community Commercial Zone District)
The Project Development Plan is located in the C-C Community Commercial zone
district. It complies with all applicable land use and development standards of this zone
district.
A. Land Use
The proposed land use is a permitted use in the zone district and complies with the
definition of two-family dwellings as defined in Article V of the Land Use Code.
The Project Development Plan complies with the purpose of the C-C Community
Commercial zone district, which is:
"...provides a combination of retail, offices, services, cultural facilities, civic uses
and higher density housing. Multi -story buildings are encouraged to provide a
mix of residential and non-residential uses. Offices and dwellings are
encouraged to locate above ground -floor retail and services."
As two-family dwellings are permitted in the zone district, the land use is appropriate for
this location.
B. Land Use Standards
Block Requirements
The C-C Community Commercial zone district is one of the zone districts wherein the
block standards are applicable. Section 4.14(E)(2)(a) of the Land Use Code states
that:
"If a development is smaller than ten (10) acres, the development plan must
demonstrate how it contributes to the overall mix of block types within the
surrounding area, but shall not be required to provide a mix of block types with
the development."
ITEM NO. _I
MEETING DATE _7/
iiA STAFF Leanne Hsr--(rnr
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Howes Street Hideaways Phase II, Project Development Plan,
Administrative Review, #35-97
APPLICANT: Tom Dugan
Pinecrest Planning and Design, LLC
4225 Westshore Way
Fort Collins, Colorado 80525
OWNER: Chris Ray
Vantage Properties, LLC
3600 South College Avenue, Suite 204
Fort Collins, Colorado 80525
PROJECT DESCRIPTION:
This is a request for Project Development Plan for a two-family dwelling on a 8,640
square foot (net) lot. Each unit is proposed to consist of three bedrooms. There is an
existing home on the west side of the lot (along the Howes Street frontage) and the
proposed two-family dwelling would lie on the east side (alley side) of the lot. The
existing home is designated as a local landmark and no exterior changes are proposed
to that structure. The property is located in the C-C Community Commercial zone
district.
RECOMMENDATION: Approval of the Project Development Plan
EXECUTIVE SUMMARY:
This Project Development Plan complies with the applicable requirements of the Land
Use Code. The proposed land use is defined as a "Two -Family Dwelling" which is a
permitted use in the C-C Community Commercial zone district, subject to Administrative
Review.
A "Two -Family Dwelling" is defined in Article V of the Land Use Code as "a dwelling
containing two (2) dwelling units."
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT