HomeMy WebLinkAbout625 S. PETERSON MULTI-FAMILY - PDP - PDP160005 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (9)Staff Report — 625 S Peterson St Multi -family, PDP160005
Planning & Zoning Board Hearing, 8-11-2016
Page 17
ATTACHMENTS:
1. Zoning & Site Vicinity Map
2. Applicant's Modification of Standard Requests
3. 625 S Peterson St Multi -family Planning Document Set (Site Plan, Lighting Plan,
Landscape Plan, and Architectural Elevations)
4. Findings of Fact for 625 S Peterson St Multi -family from the Landmark
Preservation Commission
Staff Report —625 S Peterson St Multi -family, PDP160005
Planning & Zoning Board Hearing, 8-11-2016
Page 16
D. The Project Development Plan complies with relevant standards of Article 3 —
General Development Standards, provided the modification to Section
3.8.11(C)(3) is approved.
E. The Project Development Plan complies with relevant standards located in
Division 4.8 Neighborhood Conservation, Medium Density (NCM) of Article 4 —
Districts, provided the modification to Section 4.8(E)(4) is approved.
RECOMMENDATION:
Staff recommends that the Planning and Zoning Board approve the 625 S Peterson St
Multi -family, Modification of Standards and PDP160005 based on the findings of fact
and conclusions found on pages 15-16 of the Staff Report.
Staff Report — 625 S Peterson St Multi -family, PDP160005
Planning & Zoning Board Hearing, 8-11-2016
Page 15
Peterson St. Neighbors will retain their access to sunlight as outlined in the
applicant's modification request for wall height.
6. Recommendation from Landmark Preservation Commission
Since this project is within the Laurel School Historic District, this proposal went
to the Landmark Preservation Commission for a final recommendation on May
11, 2016. The members of the Landmark Preservation Commission voted 6-0 to
recommend approval of the 625 Peterson St Multi -family PDP. Committee
members found the proposed building does not adversely affect the historic
integrity of the property and area of adjacency. Other considerations the
commission noted included the project's:
• Traditional proportions and building modules
• Similar massing to historic context
• Historically scaled materials
• Historic window patterns
• Architectural forms similar to adjacent historic context
• Similar pedestrian scale to that of the area of adjacency
7. Findings of Fact/Conclusion:
In evaluating the request for the 625 S Peterson St Multi -family Project
Development Plan, Staff makes the following findings of fact:
A. The Project Development Plan complies with the process located in Division 2.2
— Common Development Review Procedures for Development Applications of
Article 2 — Administration.
B. The Modification of Standard to Section 3.8.11(C)(3) that is proposed with this
Project Development Plan meets the applicable requirements of Section
2.8.2(H), in that the granting of the Modification would not be detrimental to the
public good and the proposal submitted is equal to or better than a proposal that
would meet the code.
C. The Modification of Standard to Section 4.8(E)(4) that is proposed with this
Project Development Plan meets the applicable requirements of Section
2.8.2(H), in that the granting of the Modification would not be detrimental to the
public good and the proposal submitted equal to or better than a proposal that
would meet the code.
Staff Report — 625 S Peterson St Multi -family, PDP160005
Planning & Zoning Board Hearing, 5-11-2016
Page 14
enclosures are allowed in the setback area per Land Use Code section
3.19(A)(2).
Table 2 - Dimensional Standards
Standard
Provided
Min. lot width
50 feet
50 feet
Min. front yard setback
15 feet
19 feet
Min. rear yard setback
5 feet
15 feet
Min. side yard setback
See modification
request #2
See modification
request #2
Max. building height
2 stories
2 stories
F. Section 4.8(F) — Development Standards
The proposed building meets all applicable development standards
including exterior wall angles, primary entrance features, roof pitch, front
fagade character (covered entry feature), side fagade character (wall
offset), and taking access off the alley behind Peterson St.
5. Neighborhood Meetinq
In accordance with Land Use Code section 2.2.2, staff held a neighborhood
meeting for this project on November 9, 2015. All property owners within 800
feet received notice of the meeting two weeks in advance of the meeting per the
Land Use Code. 15 people attended the meeting and offered the following
feedback:
• Concern over the size of the structure and its density
• Ensure neighboring properties have access to sunlight given the size of
the building
• Context is mainly single-family homes, worried about project changing the
character of the block
• Retain privacy of adjacent properties
• Concern about parking impacts
The applicant responded to this feedback by requesting a taller fence along a
portion of the southern property line to minimize privacy concerns. To minimize
the impact of the mass of the building, the addition is setback 70 feet from
Staff Report — 625 S Peterson St Multi -family, PDP160005
Planning & Zoning Board Hearing, 8-11-2016
Page 13
4. Compliance with Article 4 of the Land Use Code — Neighborhood
Conservation, Medium Density (NM, Division 4.8:
The project complies with all applicable Article 4 standards as follows:
A. Section 4.8(B)(3)(a) — Permitted Uses
Multi -family dwellings up to 4 units per building constructed on a lot that
contained a structure on October 25, 1991 in a street -fronting principal
building is an allowed use subject to review by the Planning and Zoning
Board.
B. Section 4.8(D)(1) — Required Lot Area
The minimum lot size required for a multi -family dwelling is 6,000 square
feet. The lot at 625 Peterson is 12,000 square feet.
C. Section 4.8(D)(2)(a)(4) —Allowable Floor Area on Lots
For uses other than single-family dwellings and buildings accessory to
single-family dwellings, the allowable floor area shall not exceed 40% of
the lot area. Since the lot is 12,000 square feet, the maximum floor area
is 4,800 square feet (12,000 * .4 = 4,800). The proposed floor area for the
building is 4,332 square feet, which is below the maximum allowed.
D. Section 4.8(D)(3) — Allowable Floor Area on Rear Half of Lots
The allowable floor area on the rear half of the lot shall not exceed 33% of
the rear 50% of the lot. On a 12,000 foot lot, this means the maximum
floor area allowed in the rear half of the lot is 1,980 square feet (6,000 *
.33 = 1,980). 92 square feet of the proposed building will be in the rear
half of the lot.
E. Section 4.8(E) — Dimensional Standards
The NCM zone district has various setback and building height standards.
Barring the maximum building wall height standard, the proposed plan
meets all of the dimensional requirements of the zone district. Please
note the front yard setback was measured to the building as opposed to
the porch since porches are allowed in the setback area per Land Use
Code section 3.8.19(A)(10). Please also note the rear yard setback was
measured to the nearest parking space since walls for trash and recycling
Staff Report — 625 S Peterson St Multi -family, PDP160005
Planning & Zoning Board Hearing, 8-11-2016
Page 12
various sizes. Most of the houses on Peterson contain a front porch,
sloping roof forms, and a combination of brick or wood siding. Some of
the houses contain additions or additional houses that have been built in
the rear of the lot. One multi -family apartment building, The Chateau, is
located on the parcel adjacent to 625 Peterson to the north. The Chateau
is a 2-story, 16-unit apartment building that was built in 1969. The
Chateau has a flat roof with brick and board and batten siding.
On the west side of the alley that serves Peterson Street, the development
pattern is more varied and contains larger structures. Three apartment
complexes occupy most of the block that fronts on Mathews Street behind
625 Peterson Street. These apartments were all built between 1965 and
1969. 634 Mathews contains 24 units with similar architectural qualities to
the Chateau. 620 Mathews contains 48 units in a 2.5-story brick building
with a flat roof and outdoor balconies for each unit.
625 Peterson Street fits within the context on Peterson and Mathews
streets in terms of building size, height, bulk, mass, and scale. Many of
the architectural features of the building addition reflect similar features in
the homes surrounding including wood siding, gable roofs, scalloped
siding, a front porch, and period appropriate windows. While the building
will be amongst the tallest residential structures in the immediate vicinity,
the design of the building will make the height less imposing. The tallest
portions of the addition will be setback more than 70 feet from the property
line. The second -story gables are also stepped back on the addition to
prevent the building from looming over its neighbors.
Outdoor Storage Areas/Mechanical Equipment
The proposed plan is consistent with the requirements of the Land Use
Code in regards to the location of outdoor storage, screening of storage
areas, and screening of rooftop mechanical equipment from public view.
Operational/Physical Compatibility
The proposed plan is consistent with the requirements of the Land Use
Code in regards to hours of operation, placement of trash receptacles and
location and number of off-street parking spaces.
O. Section 3.6.6 — Emergency Access
The proposal meets the standards for providing adequate access for
emergency vehicles and emergency service providers as required in
Chapter 9 of the City Code, which satisfies this code section.
Staff Report — 625 S Peterson St Multi -family, PDP160005
Planning & Zoning Board Hearing, 8-11-2016
Page 11
M. Section 3.2.4 - Site Lighting
The proposed lighting plan is consistent with the requirements of the Land
Use Code in regards to the general standard, lighting levels and design
standards.
N. Section 3.2.5 - Trash and Recycling Enclosures
Trash and recycling enclosures must be provided in locations abutting
refuse collection or storage areas, shall be designed to allow walk-in
access without having to open the main service gate, shall be screened
from public view and shall be constructed on a concrete pad. The
proposed trash and recycling enclosure abuts the alley, allows walk-in
access without having to open the main service gate, is screened from
public view, and is built on a concrete pad.
O. Section 3.4.7 — Historical Resources
The project is located in the Laurel School Historic District. The Laurel
School Historic District is listed on the National Register of Historic Places.
Due to this historic designation, the property is subject to the requirements
in 3.4.7 of the Land Use Code and review by the Landmark Preservation
Commission (LPC). LPC reviewed this project and provided a final
recommendation at their regular meeting on May 11, 2016. Historic
Preservation staff and the LPC found the project to be in compliance with
all elements of this section of the Land Use Code and recommended
approval of the project.
P. Section 3.5.1 - Building and Project Compatibility
The proposed plan is consistent with the requirements of the Land Use
Code in regards to building and project compatibility including building
size, height, bulk, mass, scale, mechanical equipment screening and
operational/physical compatibility.
Size, Height, Bulk, Mass and Scale
Peterson Street contains a mix of one and two-story structures. Most of
the structures on Peterson Street are single-family detached houses of
Staff Report — 625 S Peterson St Multi -family, PDP160005
Planning & Zoning Board Hearing, 8-11-2016
Page 10
Section 3.2.2(J) - Setbacks
The proposed parking lot is setback further than the 10-foot minimum from
non -arterial streets and 5-foot minimum along a lot line required per the
Land Use Code.
J. Section 3.2.2(K) — Off -Street Parking Requirements
The site plan shows 7 parking spaces to serve the proposed development.
Based on the standards for multi -family developments, the minimum
amount of parking for this development is 7 spaces.
Table 1 - Parking Requirements
Min. Parking
Parking Provided
One bedroom unit
1.5 spaces 1 unit * 1.5
2 spaces
Two bedroom units
3.5 spaces 2 units * 1.75
3 spaces
Three bedroom unit
2 spaces 1 unit * 2
2 spaces
Total
7 spaces
7 spaces
K. Section 3.2.2(K)(5) - Handicap Parking
Parking lots with 1-25 parking spaces are required to provide one
handicap parking space with an 8-foot access aisle to make the space van
accessible. The site plan shows one handicap parking space, which is in
close proximity to entrances on the west side of the building. The site plan
also shows the handicap space having an 8 foot access aisle to make the
space van accessible.
L. Section 3.2.3 - Solar access, orientation, shading
All developments must be designed to accommodate active and/or
passive solar installations and must not deny adjacent properties access
to sunshine. The proposed building is designed and located to minimize
the casting of shadows on adjacent properties and could accommodate
future active and/or passive solar installations.
Staff Report — 625 S Peterson St Multi -family, PDP160005
Planning & Zoning Board Hearing, 8-11-2016
Page 9
mitigation trees on -site. Each mitigation tree satisfies the caliper size
requirement for a mitigation tree.
E. Section 3.2.2(C)(4)(b) - Bicycle Parking Space Requirements
For multi -family residential, one bike parking space is required per
bedroom with at least 60% provided in an enclosed space. The proposed
development will contain 8 bedrooms, which will require a total of 8 bicycle
parking spaces with 5 provided in an enclosed space. On the proposed
site plan 9 bicycle parking spaces are shown. All 9 spaces are provided
next to the parking area with 5 covered by an overhead roof and the
remaining 4 uncovered.
F. Section 3.2.2(C)(5) - Walkways
Walkways must be provided to link sidewalks with building entries through
parking lots. These walkways must also provide direct connections to off -
site pedestrian and bicycle destinations. A series of walkways are shown
to provide proper pedestrian access to the each unit. Each of the rear
units has a walkway that connects to the parking area in the rear of the
site. This walkway then connects to a series of 24" square precast
concrete pavers that acts as a connection to the sidewalk along Peterson
Street. The front unit will retain the existing sidewalk connection to
Peterson Street. Bicycles will have direct access to the alley and to
Peterson St.
G. Section 3.2.2(D) — Access and Parking Lot Requirements
All vehicular use areas in any proposed development shall be designed to
be safe, efficient, convenient and attractive, considering use by all modes
of transportation that will use the system. The proposed parking area
meets these requirements by providing unobstructed access to vehicles,
separating modes, and providing parking in an appropriate location off the
alley.
H. Section 3.2.2(E) - Parking Lot Layout
The proposed parking lot layout is consistent with requirements of the
Land Use Code in regards to circulation routes, orientation, and points of
conflict.
Staff Report — 625 S Peterson St Multi -family, PDP160005
Planning & Zoning Board Hearing, 8-11-2016
Page 8
3. Compliance with Article 3 of the Land Use Code — General Development
Standards:
The project complies with all applicable General Development Standards as
follows:
A. Section 3.2.1(D)(2) - Tree Planting Standards - Street Trees
The Land Use Code requires canopy shade trees to be planted at 30'-40'
spacing in the center of parkway areas where the sidewalk is detached
from the street. Peterson Street already contains two Kentucky Coffee
Trees spaced 25' apart. The proposed landscape plan shows these trees
to remain in place.
B. Section 3.2.1(E)(3) — Water Conservation
All proposed landscaping should be designed to incorporate water
conservation materials and techniques. The annual water use should not
exceed 15 gallons/square foot over the site. The proposed landscaping
uses low water use plants and has an overall annual water budget of
12.05 gallons/square foot.
C. Section 3.2.1(E)(4) - Parking Lot Perimeter Landscaping
Parking lots with six or more spaces must be screened from abutting uses
and the street through fences or walls in combination with plant material.
The proposed landscape plan shows both a fence and a series of shrubs
to screen the new parking area from adjacent properties. Six (6) proposed
evergreen trees are shown on the northern property line along with nine
(9) evergreen trees on the south property line adjacent to the parking area
to provide further year-round screening.
D. Section 3.2.1(F) — Tree Protection and Replacement
To the extent feasible, existing significant trees should be preserved.
Numerous trees in fair or poor health exist on the site currently but are
proposed to be removed as part of this plan. The tree mitigation plan
submitted shows 19 trees being removed. These 19 trees to be removed
require 22.5 mitigation trees. The proposed landscape plan shows 23
Staff Report — 625 S Peterson St Multi -family, PDP160005
Planning & Zoning Board Hearing, 8-11-2016
Page 7
Staff finds that the proposed plan meets the general purpose of the standard
equal to or better than a proposal that would comply with the code. The purpose
of this standard is twofold: to prevent looming structures that cast shadows on
adjacent properties and to minimize privacy concerns with residents in the
second floor of a new building looking down into adjacent properties. 625
Peterson has a unique context in that a multi -family building called the Chateau
is located immediately to the north. The Chateau is a two-story, multi -family
structure and has a 25' strip of lawn that abuts 625 Peterson St. Since the
proposed addition is two -stories and the abutting property is two -stories as well
with a large strip of lawn acting as a buffer, the looming and privacy concerns are
not as pronounced as other areas of the NCM. The privacy and looming issues
are minimized on the property to the south as 625 Peterson is proposing an 8-
foot high fence to minimize privacy concerns.
Due to these unique circumstances, the primary concern is the architectural form
of the building. The building could use a hip roof or dutch hip roof to meet this
standard. However, very few buildings in the area utilize hip or dutch hip roofs in
the area. The predominant roof form on Peterson St is a gable roof, which is the
roof pattern proposed for 625 Peterson St. Since this property is located in the
Laurel School Historic District, complementary architecture is paramount. The
proposed roof forms were well received by the Landmark Preservation
Commission and complement the existing architecture on Peterson St.
The building wall height would also be lowered if the property was not in a
floodplain, which is an existing physical hardship outside the control of the
property owner. A plan that is not compliant with the City's floodplain
requirements poses a far greater concern than a wall that is marginally taller than
permitted in the Land Use Code. This proposed plan complies with the floodplain
requirement and provides an attractive architectural treatment to allow the
building to fit in to the neighborhood.
So, while the proposed wall heights do not meet the requirements outlined in
Land Use Code section 4.8(E)(4), the proposed plan meets the code better than
would a compliant plan. The unique context, architecturally compatible roof
forms, and design that meets the floodplain requirements has resulted in a
design that meets the code equal to or better than a plan that would be compliant
with the code.
Staff Report — 625 S Peterson St Multi -family, PDP160005
Planning & Zoning Board Hearing, 8-11-2016
Page 6
Modification #2 Description:
The applicant requests a Modification to Section 4.8(E)(4) — Minimum Side Yard
and Maximum Wall Height to have a building wall that exceeds 18 feet in height
and does not step back at a ratio of 1 foot for every 2 feet in wall height over 18
feet.
Land Use Code Standard Proposed to be Modified (areas underlined and
bolded for emphasis):
Land Use Code 4.8(E)(4):
Minimum side Vard width shall be five (5) feet for all interior side yards.
Whenever any portion of a building wall alonq a side lot line exceeds
eighteen (18) feet in height, as measured from the natural grade at the interior
side lot line adjacent to the wall, such portion of the building wall shall be set
back from the interior side lot line an additional one (1) foot, beyond the
minimum required, for each two (2) feet or fraction thereof of building wall
height that exceeds eighteen (18) feet in height, except as provided for in
subparagraph (a) below.
Summary of Applicant's Justification:
The applicant requests that the Modification be approved and provides the
following justification based upon Criterion 1 (proposal submitted is equal to or
better than a proposal that would meet the code):
Applicant's Justification for Modification #2:
• The finished floor of the addition had to be positioned nearly 2 feet higher than
the existing house due to floodplain issues.
• The rooflines could be altered to be compliant but the roof form proposed is more
appropriate with the neighborhood context.
Staff Finding:
Staff finds that the request for a Modification of Standard to section 4.8(E)(4) is
justified by the applicable standards in 2.8.2(H)(1).
A. The granting of the Modification would not be detrimental to the public good
B. The project design satisfies 2.8.2(H)(1): the plan as submitted will promote
the general purpose 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.
Staff Report — 625 S Peterson St Multi -family, PDP160005
Planning & Zoning Board Hearing, 8-11-2016
Page 5
(4) the plan as submitted will not diverge from the standards of the Land Use
Code that are authorized by this Division to be modified except in a nominal,
inconsequential way when considered from the perspective of the entire
development plan, and will continue to advance the purposes of the Land Use
Code as contained in Section 1.2.2.
Any finding made under subparagraph (1), (2), (3) or (4) above shall be
supported by specific findings showing how the plan, as submitted, meets the
requirements and criteria of said subparagraph (1), (2), (3) or (4).
Summary of Applicant's Justification:
The applicant requests that the Modification be approved and provides the
following justification based upon Criterion 1 (proposal submitted is equal to or
better than a proposal that would meet the code):
Applicant's Justification Modification #1:
• The neighbor to the south requested a taller fence to provide enhanced
privacy during the development review process.
Staff Finding:
Staff finds that the request for a Modification of Standard to Section 3.8.11(C)(3)
is justified by the applicable standards in 2.8.2(H)(1).
A. The granting of the Modification would not be detrimental to the public good
B. The project design satisfies 2.8.2(H)(1): the plan as submitted will promote
the general purpose 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.
Staff finds that the proposed plan equal to or better than a plan that would met
the code. The adjacent property owner to the south is currently building an
addition to their house that would have a bedroom near the fence to the property
at 625 Peterson St. A fence with two feet of additional height will reduce the
privacy concerns of this neighbor from the new two-story addition proposed as
part of this project. The fence will line up with the addition that is currently under
construction and will return to a height permissible in this Land Use Code section
for the remainder of the fence. This context sensitive design of the fence will
alleviate concerns of a two-story structure looking down upon this new addition
next door. Since the fence will meet the code for majority of its length and will
respond appropriately to feedback from a neighbor, staff finds the proposed plan
is equal to or better than a plan that would meet the code.
Staff Report —625 S Peterson St Multi -family, PDP160005
Planning & Zoning Board Hearing, 8-11-2016
Page 4
2. Compliance with Section 2.8.2(H) of the Land Use Code - Modification of
Standards
Modification #1 Description:
The applicant requests a Modification to Section 3.8.11(C)(3) — Fences and
Walls to build a fence in a side yard setback area in a rear yard that exceeds 6
feet in height.
Land Use Code Standard Proposed to be Modified (areas underlined and
bolded for emphasis):
Land Use Code 3.8.11(C)(3):
Fences shall be ... (3) no more than six (6) feet high if located within any
required rear yard setback area or within any side yard setback area in a rear
yard;
Land Use Code Modification Criteria:
"The decision maker may grant a modification of standards only if it finds that the
granting of the modification would not be detrimental to the public good, and that:
(1) the plan as submitted will promote the general purpose 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, without impairing the intent and purpose of this Land Use Code,
substantially alleviate an existing, defined and described problem of city-wide
concern or 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 or in an adopted policy, ordinance or resolution of the City
Council, 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; or
Staff Report — 625 S Peterson St Multi -family, PDP160005
Planning & Zoning Board Hearing, 8-11-2016
Page 3
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Staff Report — 625 S Peterson St Multi -family, PDP160005
Planning & Zoning Board Hearing, 8-11-2016
Page 2
• The Modification of Standard to Section 3.8.11(C)(3) that is proposed with this
Project Development Plan meets the applicable requirements of Section
2.8.2(H), in that the granting of the Modification would not be detrimental to the
public good and the proposal submitted is equal to or better than a proposal that
would meet the code.
• The Modification of Standard to Section 4.8(E)(4) that is proposed with this
Project Development Plan meets the applicable requirements of Section
2.8.2(H), in that the granting of the Modification would not be detrimental to the
public good and the proposal submitted is equal to or better than a proposal that
would meet the code.
• The Project Development Plan complies with relevant standards of Article 3 —
General Development Standards, provided the modification to Section
3.8.11(C)(3) is approved.
• The Project Development Plan complies with relevant standards located in
Division 4.8 Neighborhood Conservation, Medium Density (NCM) of Article 4 —
Districts, provided the modification to Section 4.8(E)(4) is approved.
COMMENTS:
1. Background
The property was part of the Original Town Site Annex on January 16, 1873. The
property was platted as the north half of Lot 3, Block 146 as indicated on the Fort
Collins 1873 Map. Initially, the site contained a single-family home built in 1898. The
property owners renovated the property in the 1930's and 1970's. At some point in the
1980's or 1990's the house was converted into a duplex.
The surrounding zoning and land uses are as follows:
Direction
Zone District
Existing Land Uses
North
Neighborhood Conservation — Medium
Residential
Density NCM
South
Neighborhood Conservation — Medium
Residential, school
Density NCM
East
Neighborhood Conservation — Medium
Residential
Density NCM
Neighborhood Conservation — Medium
West
Residential
Density (NCM)
Below is a zoning and site vicinity map.
City of
fit Collins
ITEM NO _
MEETING DATE
STAFF
August 11`", 2016
Clay Frickey
PLANNING & ZONING BOARD
PROJECT: 625 S Peterson St Multi -family, PDP160005
APPLICANT: Brad Massey
alm2s
712 Whalers Way
Building B, Suite 100
Fort Collins, CO 80525
OWNERS: Heitmann Properties LLC
1421 Rollinwood Ln
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request for a Project Development Plan to redevelop an existing two -unit
house at 625 South Peterson St into a 4-unit building by constructing an addition in the
rear. According to Larimer County property records, the original house was built in 1898
with additions and/or renovations in the 1930's and 1970's. The current main floor is a
2-bedroom/ 1 bathroom unit while the upper level is also a 2-bedroom/ 1 bath unit.
When exactly it was converted into a duplex is unknown, but is generally believed to be
in the late 80's or early 90's. The site is located in the Neighborhood Conservation -
Medium Density District (NCM) zone district.
RECOMMENDATION: Staff recommends approval of 625 S Peterson St Multi -family,
P D P 160005.
EXECUTIVE SUMMARY:
Staff finds the proposed 625 S Peterson St Multi -family Project Development Plan
complies with the applicable requirements of the City of Fort Collins Land Use Code
(LUC), more specifically:
• The Project Development Plan complies with the process located in Division 2.2
— Common Development Review Procedures for Development Applications of
Article 2 — Administration.
Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580
fcgov.com/developmentreview/ 970.221.6750