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Home My WebLink AboutGRANT STREET CORNERS - PDP - 20-08 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSPage 1 of 1 Steve Olt From: "ms" <kmsalaz@msn.com> To: <solt@fcgov.com> Date: 5/12/2009 4:44 PM Steve Will you be kind enough to pass this note along to the hearing officer for project development plan file number 20-08. I live at 826 W Myrtle near the proposed new development and I object to the building of the four new units. There are 18 homes on this block and I think that only 6 are owner occupied. The new units would add more traffic more noise and a decline of the quality of life for all residents in this area. Our neighborhood has problems with parking on a daily bases and loud parties are not uncommon from many of the rental units on the block. I am aware that there is a 3 family rule for rental units but I suspect that several in our vicinity violate this rule. I would like to keep our neighborhood a place where all can enjoy some peace and restful time. I do not believe that every square foot of land needs to be built upon. Donluis M Salaz 970 493 4849 PS I am sorry that I can not attend in person but my job requires that I am our of town. file://C:\Documents and Settings\solt\Local Settings\Temp\GW}00001.HTM 5/12/2009 s i a Ar _ =�-OVA i It No Text No Text t � •' ¢�"' !. 1i T .Cif -':� i .. �- It _mod eY _ a�i • ' Aill Arl I 14 I Avg L � I'r'i�dr,,h it �y�� x t� � ✓I. r .fit._ �r •�. � � � ` i � ..�rx _ w..� 1 No Text d�< .� .. .n .. �wmM.._.� ■ .i ■am, mom NMI .. 9 1 mom nm ■1m■m11mIN oiim■ii��m _LL�rI pr mMin�,�i�� ■7i�I�Am�C� n� .: s%l ��i—:n n69@09 a - �r ,, a ■INIMINSW 4. AWimAiNIMINNISMINNildI11II i aIItilmiilimi■l� I Oka ■■ rim.ui Gl ®� 11 n lis ................ ....... 11W MAGNOLIA ST INMULBERM ST LU Q 2 DUNN ELEMENTARY z 4 ` 3 1 y II � w 0 z O K H N C Q ®\I W MYRTLE ST N # 20=08 Grant Street Corners PDP A1 inch equals 200 feet July 14, 2008 w 0 0 J N Grant Street Corners - Project Development Plan, #20-08 May 14, 2009 Administrative Public Hearing Page 9 The use of roof forms that are similar to those seen traditionally in the Design Character Area is encouraged. The gable roof with dormers on the new single-family residence on Lot 4 of Grant Street Corners will be similar to that of the existing residences in the area. FINDINGS OF FACT/CONCLUSIONS After reviewing the Grant Street Corners, Project Development Plan, staff makes the following findings of fact and conclusions: The proposal is in conformance with and supported by the Principals and Policies, being a part of the City of Fort Collins CITY PLAN. 2. The proposal is in conformance with the City's adopted West Side Neighborhood Plan, an element of the Comprehensive Plan. 3. The proposal is supported by the Neighborhood Character Design Guidelines for the East Side and West Side Neighborhoods in Fort Collins. 3. The proposed land uses are permitted in the NCM - Neighborhood Conservation, Medium Density Zone District of the Land Use Code. 4. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. 5. The Project Development Plan complies with all applicable Land Use and Development Standards contained in Article 4, Division 4.8 of the Land Use Code. RECOMMENDATION: Staff recommends approval of the Grant Street Corners, Project Development Plan - #20-08. Grant Street Corners - Project Development Plan, #20-08 May 14, 2009 Administrative Public Hearing Page 8 structure on Grant Street and three carriage homes on the alley that will visually relate to the surrounding neighborhood character. Building materials of new structures should contribute to the visual continuity of the neighborhood. They should appear similar to those seen traditionally to establish a sense of visual continuity. The use of building materials that appear similar to those used traditionally in the area is encouraged. Horizontal lap (wood) siding, brick, and stone are traditionally most appropriate. The building materials on the new single-family detached residence and carriage homes will be consistent with several single-family residences in the immediate area. Maintaining the established alignment of building fronts on the block is encouraged. The front yard setback of a new building should be 10' (+/-) of the median setback in the block. The new single-family residence will be 15' from property line. The front of the existing residence on this lot is 14' from property line. Buildings on properties to the north, have the same front setbacks and are set back an average of 24' from the property line along Grant Street. Orienting the front of a primary structure to the street and clearly identifying the entrance is encouraged. The front elevation of the new single-family residence on Lot 4 of Grant Street Corners is clearly oriented to and identifiable from Grant Street. Minimizing the visual appearance of driveways and other paved surfaces is encouraged. Provide auto access from an alley when physical conditions permit. Locating a driveway to the side is also appropriate. The driveway for the new single-family residence on Lot 4 of Grant Street Corners will be from the alley into the rear yard of the residence to provide access to the rear facing garage. Maintaining the visual connection to the front lawn from the street is encouraged. Enclosing a front lawn such that it is not visible from the street is discouraged. A front yard fence should have a "transparent" character. Therefore, use of spaced pickets or wrought iron is encouraged. The new single-family residence on Lot 4 of Grant Street Corners will not have any fencing around the front yard, leaving a clear, unobstructed visual connection from the street and public sidewalk to the front porch and entry to the residence. Grant Street Corners - Project Development Plan, #20-08 May 14, 2009 Administrative Public Hearing Page 7 In Chapter 4 — Policies (page 4-21) "Policy H-3 New construction in the Conservation areas must be residential and conform to the surrounding neighborhood in scale, design, and other physical characteristics." The proposed residential infill development is consistent with this policy. 7. Conformance with the City's Neighborhood Character Design Guidelines for the East Side and West Side Neighborhoods in Fort Collins The purpose of the Design Guidelines is to guide an approach to construction that will help protect the established character if the neighborhoods, while allowing new compatible design. There is a distinction, however, between "creativity" and simply being "different". The guidelines also promote a concept of building that is "native" to Fort Collins. Materials generally are simple, such as clapboard, brick, and rough -cut, ashlar stone. The basic native character of Fort Collins is simple in design, with modest details. The term "context" is used extensively in the Design Guidelines. Basically it relates to the lots and their improvements that are found on the same block as the proposed project and on the block facing it. The context is considered to be the Design Character Area of the neighborhood. There are six different Design Character Areas described in the Design Guidelines. The Grant Street Corners, PDP is in the Postwar Residential Design Character Area. The project is on the west edge of the NCM District in this location. The NCL - Neighborhood Conservation Low Density District is directly west across the alley. There are Guidelines for All Projects set forth in the Neighborhood Character Design Guidelines and property owners are encouraged, but not required, to follow these guidelines. - The mass and scale of buildings is one of the most important design issues in the East and West Side Neighborhoods. To the greatest extent possible, new construction should maintain this established scale. While new buildings and additions are anticipated that are larger than many of the early houses, new construction should not be so dramatically larger that the visual continuity of the neighborhood is compromised. The new buildings in the Grant Street Corners, PDP will provide a 2-story residential Grant Street Corners - Project Development Plan, #20-08 May 14, 2009 Administrative Public Hearing Page 6 and adjacent buildings in terms of general intensity and use, street pattern, and any identifiable style, proportions, shapes, relationship to the street, pattern of buildings and yards, and patterns created by doors, windows, projections and recesses. Compatibility with these existing elements does not mean uniformity". Forms of potential infill development may include small, detached dwellings added to lots of sufficient size with existing houses (e.g., "standard houses", "alley houses" or "granny flats"). In the NCM District in the LUC this ultimately translated into single-family detached dwellings and carriage homes when there is more than one (1) principal building on the lot or the lot has only alley frontage. The existing homes in the area are consistent with the size and height of the proposed single-family dwelling and the carriage homes are compatible with the existing homes and surrounding single-family residential neighborhood. 6. Conformance with the City's West Side Neighborhood Plan The CITY PLAN is the result of a two-year long process to update the City's Comprehensive Plan. While the CITY PLAN deals with city-wide policies, neighborhood plans are needed to help implement CITY PLAN by applying general, city-wide policies to a specific neighborhood (or subarea). Several CITY PLAN principles and policies place in context the connection between the overall Comprehensive Plan and the West Side Neighborhood Plan (adopted in 1989 as an element of the Comprehensive Plan). Grant Street Corners is identified as being in the Neighborhood Conservation area in the West Side Neighborhood Plan. In the West Side Neighborhood (WSN) Plan states that Conservation Areas "are primarily single family residential but some redevelopment to low density multi -family residential has already taken place." In Chapter 4 — Policies (page 4-21) "Policy H-2 Demolition of residential property in the Conservation areas should be discouraged." This proposal maintains the existing historic stock of homes, while enhancing the properties with new aesthetically pleasing carriage houses and a complementary new single-family home. Grant Street Corners - Project Development Plan, #20-08 May 14, 2009 Administrative Public Hearing Page 5 The primary roof pitch on the new structure will be 8:12, which falls within the minimum/maximum allowable roof pitch requirements set forth in the Neighborhood Conservation, Medium Density District. The building siding material will be brick veneer and the roofing materials will be an asphalt shingle. The three carriage houses behind the existing homes on Lots 5-7, have 600 square foot footprints, which is consistent with the requirements set forth in Section 4.8 for carriages homes sharing a lot with an existing home and other accessory structures in the area. The carriage homes will be 24' 8" high. The primary roof pitch will be 8:12 and the eave height is consistent with the requirements for carriage homes in the NCM zone district. The carriage homes building materials consist of hard plank siding, decorative shingles and stone veneer and the roofing materials will be an asphalt shingle. 4. Neighborhood Information Meeting The Grant Street Corners, PDP contains a proposed land use that is permitted as a Type 1 use in the NCM District, subject to an administrative review. Though the LUC does not require that a neighborhood meeting be held for a Type 1 development proposal the developer did hold one after Staff's strong recommendation. A neighborhood information meeting was held Thursday, December 18, 2008 in conference rooms A and B in the City Building located at 281 North College Avenue. The meeting was attended by City Staff, representatives of the Grant Street Corners PDP and nine (9) citizens. 5. Conformance with the City's Comprehensive Plan The Principles and Policies, being a part of the CITY PLAN, support single-family detached dwellings on the subject property. Policy EXN-1.4 Infill Development and Redevelopment, under Existing Neighborhoods, states that "For parcels under twenty (20) acres, such infill and redevelopment activity will be supported if designed to complement and extend the positive qualities of surrounding development Grant Street Comers - Project Development Plan, #20-08 May 14, 2009 Administrative Public Hearing Page 4 a. The Grant Street Corners, PDP complies with the requirements set forth in this section. 2. Section 3.2.2, Access, Circulation and Parking a. The proposal complies with Section 3.2.2(K)(1) Residential Parking Requirements, Subsection 3.2.2(K)(1)(c) Single-family Detached in that it provides 2 on -site parking spaces (in the driveway from the alley) for the new and existing dwelling unit. This meets the 1 parking space required for each separate single-family detached dwelling unit having greater than 40' of street frontage. Each carriage house has 2 parking spaces accessed off the alley, thereby satisfying the minimum parking requirement. B. Division 3.3, Engineering Standards 1. Section 3.3.1, Plat Standards This proposal replats Lots 13-20, Block 1 of the Westlawn Addition into Lots 1-7 of Grant Street Corners. The replat meets the standards set forth in Section 3.3.1 of the LUC. 2. 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 3.5, Building Standards 1. Section 3.5.1, Building and Project Compatibility The proposed new residential building, on Lot 4, containing one (1) single-family detached dwelling unit is to be 2 stories, 28'-9" in height. The size, massing, and height of the building are consistent with existing residential buildings in the neighborhood. The new dwelling unit will contain 1150 square feet and the existing dwelling units along Grant Street contain an average of 1148 square feet (being 2-story structures about the same height as the proposed new structure). The existing home that will share Lot 4 is 848 square feet, which is consistent with three out of four home facing Myrtle St. Grant Street Corners - Project Development Plan, #20-08 May 14, 2009 Administrative Public Hearing Page 3 COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: NCM; existing single family residential S: NCM; existing single-family residential E: NCM; existing single family residential W: NCL, Neighborhood Conservation Low Density; existing single- family residential This property was annexed into the City of Fort Collins and subdivided into Lots 13-20, Block 1 as part of the Westlawn Addition Annexation in May 1920. 2. Division 4.8 of the Land Use Code, Neighborhood Conservation, Medium Density Zone District The proposed new single-family detached dwelling on one (1) lot containing an existing single-family dwelling and the addition of three (3) carriage houses on three (3) 10,000 square foot lots containing an existing single-family dwelling is permitted in the NCM - Neighborhood Conservation, Medium Density District, subject to an administrative (Type 1) review. This is set forth in Section 4.8(B)(2)(a)l and 4.8(D)(1) of the LUC. The proposal complies with the purpose of the NCM District as it is an infill project with a new single-family detached dwelling and three (3) new carriages homes in an existing single-family residential neighborhood. The proposal complies with the standards set forth in Sections 4.8(D) Land Use Standards, 4.8(E) Dimensional Standards, and 4.8(F) Development Standards of the LUC. 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 Grant Street Corners - Project Development Plan, #20-08 May 14, 2009 Administrative Public Hearing Page 2 This PDP complies with the applicable requirements of the Land Use Code (LUC), 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, and Division 3.5 - Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and the proposed new single-family detached dwelling is permitted in Division 4.8 Neighborhood Conservation, Medium Density District (NCM) of ARTICLE 4 - DISTRICTS, subject to an administrative review. Single-family detached dwellings, when there is more than one (1) principal building on the lot, are permitted in the NCM - Neighborhood Conservation, Medium Density District, subject to an administrative (Type 1) review. The purpose of the NCM District is: Intended to preserve the character of areas that have a predominance of developed single-family and low- to medium -density multi -family housing and have been given this designation in accordance with an adopted subarea plan. This proposal complies with the purpose of the NCM District as it is an infill project with a new single-family detached dwelling and three (3) detached carriages homes, designed to complement the existing single-family residences in the neighborhood. The new single-family detached dwelling is proposed to be added on Lot 4, of Grant Street Corners, a re -plat of Lots 13-20, Block 1 of the Westlawn Addition. The carriage homes are proposed to be added behind the existing homes on Lots 5, 6 and 7 of Grant Street Corners. All properties "front" streets, Lots 1-3 face W Myrtle St and lots 4-7 face Grant Street. The area is designated as Neighborhood Conservation Area by the City's adopted West Side Neighborhood Plan. Further discussion of the proposal's conformance with the adopted neighborhood plan is provided in Section 6, page 6 of this staff report. City of FortCollins f� i fEM NO MEETING DATE luau. 14. 2-&6a STAFF g"Ie, 611-1— HEARING OFFICER PROJECT: Grant Street Corners, Project Development Plan (PDP) — #20-08 APPLICANT: Jerry Robinson Stewart and Associates, Inc. 103 S Meldrum St Fort Collins, CO 80521 OWNER: One Vantage Properties, LLC 113 W Plum St Fort Collins, CO 80521 PROJECT DESCRIPTION: Request for 1 new single-family detached residence fronting on Grant Street and 3 new carriage houses fronting on the mid -block alley that runs north — south between West Mulberry Street and West Myrtle Street. A replat of Lots 13 — 20 of Block 1 of the Westlawn Addition is part of this request. The new plat will be Lots 1 — 7 of Grant Street Comers. The 7 existing single-family residences on the properties will remain; however, one detached garage facing Grant Street will be removed. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The proposal is in conformance with and supported by the Principals and Policies, being a part of the City of Fort Collins CITY PLAN. The proposal is in conformance with the City's adopted Westside Neighborhood Plan, an element of the Comprehensive Plan. The proposal is supported by the Neighborhood Character Design Guidelines for the East Side and West Side Neighborhoods in Fort Collins. Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580 fcgov.com/currentplanning 970.221.6750