HomeMy WebLinkAbout431 E. LAUREL STREET REPLAT (ROLLINS SUB.) - PDP - 30-10 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVENo Text
Additional Response to Conceptual Review Staff Comments
Each of the comments provided in the Conceptual Review letter dated June 8, 2009 is addressed
below.
i. Request for Modification of Standard described above.
2. The existing home will not exceed the maximum floor -to -area ratio. The future
residential use will be designed to accommodate the 66o foot maximum floor area in the
rear 50% of the lot.
3. The existing shed will be located 6 to 7 feet from the new lot line. This satisfies the 5400t
side yard setback.
4. The existing house will be 20 feet from the new rear lot line. This satisfies the 15-foot rear
yard setback.
5. A Modification of Standard is requested for the front yard setback. See above description.
6. A Modification of Standard is requested for the parking requirements for the existing
house. See above description.
7. Any easements required to provide utility service to the existing residential unit at 431
East Laurel Street will be provided.
8. Comment noted.
9. Comments noted.
10. Comment noted.
u. Comments A, B, C, and E noted. For comment D see attached email from Joe Olsen that
indicates that no traffic study is required, for the proposed replat.
12. Comment noted.
13. Comments noted and design will comply. Regarding comment 13.D, with the replat the
only change in the impervious areas will be less than 5,00o square feet.
14. Comments noted.
Ted, if there is any additional information that the City requires, please feel free to me at (970)
213-2393-
Ruth Rollins
Applicant
location of the project and each of the subdivided "corner" lots within the immediate
neighborhood. As depicted on the figure, most of the corner lots have been subdivided.
The proposed replat as submitted with the 4,000 sq. ft. parcel will not diverge from this
standard except in a nominal way when considered within the context of the surrounding
neighborhood. The replat of 431 East Laurel will actually be in character with the existing
neighborhood. Moreover, each of the contiguous corner parcels adjacent to the
Laurel/Whedbee intersection is subdivided.
2. Modification to Section 4.8(E)(2). To put this into a context for the neighborhood directly
adjacent to the proposed replat, many of the existing front yard setbacks were
determined. Looking at the setbacks of the surrounding neighborhood would allow for
the design of a residential unit on the proposed lot that is sensitive to the character of the
existing neighborhood; especially the corner lots within the neighborhood.
The setback was determined by measuring the face of the residential unit to the back of
sidewalk. It was assumed that the property lines were located 5 feet from the back of
sidewalk. A sampling of the adjacent neighborhood revealed that the setbacks vary from
15 feet to 5 feet. Some properties appear to have no setback. Many of the corner lots were
found to have a 10400t to 12-foot setback. This provided the first step in determining
existing characteristics.
The other important contextual parameter is the other exiting structures that are within
the same block of Whedbee Street as the proposed lot. The structure directly adjacent to
the lot (the Calvary Chapel Fort Collins church, 7t7 Whedbee Street) was surveyed to
determine it's existing setback. The current setback is approximately 4.5 feet to the face
of the entrance alcove and 10.5 feet to the face of the main structure. After reviewing
these existing characteristics, the proposed replat is requesting a Modification of
Standard from the minimum of 15 feet to a minimum of to feet. This modification
would be nominal and would result in a building more characteristic of the neighborhood.
3. Modification to Section 3.2.2(K)(t)(a). This section provides standards on the number of
off-street parking spaces that are required. Based upon the requirements set forth in this
section the existing residential unit at 431 East Laurel Street would require 3.75 parking
spaces, which would result in 4 parking spaces.
Currently there are no off-street parking spaces provided for the existing residential unit
Our records indicate that this has been the condition for at least the last 10 years. The
southern area of the property was used by the church (adjacent to the property) for
parking during services and other church functions. The need for parking spaces at the
existing residential unit has historically been satisfied by residents parking on -street,
using bicycles, and walking. This demand for on -street parking has not exceeded the
supply of parking within the directly adjacent neighborhood.
Recognizing this historical condition, it is concluded that the requirement for parking
typically found in off-street locations has been meet in a different way that has nominal
impacts within the neighborhood.
A future proposed residential unit on the new parcel would be designed to comply with all
off-street parking space requirements.
In recognizing the historical characteristics of the existing residential unit, the conclusion
is that the requested modification of the standard application of parking requirements
would be nominal and inconsequential.
November 10, 2010
Mr. Ted Sheppard
Planning, Development and Transportation Services
Current Planning
281 N. College Avenue
Fort Collins, Colorado 80522
Re: Project Description/Objective and Modifications of Standard
431 East Laurel Street Replat Lot 5
Dear Mr. Shepard:
The following documentation provides a description of the proposed 431 East Laurel Street Replat
Lot 5, the requested Modifications of Standard, and additional information regarding the
Conceptual Review, Staff Comments, dated June 8, 2009.
Project Description/Objectives:
The project is for a replat/subdivision of the property located at 431 East Laurel Street in Fort
Collins, Colorado. The replat would result in a 5,000 sq. ft. lot for the existing 431 East Laurel
and a new 4,000 sq. ft. lot that would front to Whedbee Street. It is important to note that this
property is a "corner" lot located at the southwest corner of laurel and Whedbee Streets. It is the
objective of this replat is to use the new parcel for residential use. Therefore if appropriate, a
condition of approval of the requested modifications of standards, the land use will be limited to
residential uses.
The following Modification of Standards are being requested as part of the replat:
1. A modification to Section 4.8(D)(1) Density/Intensity of Development. Minimum lot area
shall be the equivalent of two (2) times the total floor area of the building(s), but not less
than the following: five thousand (5,000) square feet for a single-family or two-family
dwelling and six thousand (6,000) square feet for all other uses.
2. A modification to Section 4.8(E)(2) Minimum front yard setback shall be fifteen (15) feet.
Setbacks from garage doors to the backs of public walks shall not be less than twenty (20)
feet.
3. A modification to Section 3.2.2(K)(t)(a). This standard requires the following minimum
parking spaces:
One or less bedrooms 1.5 spaces per unit
Two bedrooms 1.75 spaces per unit
Three bedrooms 2.0 spaces per unit.
Request for Modifications of Standard
The following description is provided to allow for the granting of the requests for Modifications of
Standard.
1. Modification to 4.8(D)(1). It is our understanding that this standard was developed in an
effort to minimize the residential lots, within the older areas of Fort Collins that could
subdivide. It is an overall standard that is applied throughout Fort Collins in the NCM
districts. However, within the neighborhood surrounding the proposed project, the
majority of the "corner" lots have been subdivided. The attached Figure 1 highlights the