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HomeMy WebLinkAbout431 E. LAUREL STREET REPLAT (ROLLINS SUB.) - PDP - 30-10 - SUBMITTAL DOCUMENTS - ROUND 1 - APPLICANT COMMUNICATIONNo Text 11. 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 5,000 square feet. 14. Comments noted. Ted if there is any additional information that you require please let me know. Sincerely, Ruth Rollins Applicant G Compliance with Development Standards The City of Fort Collins has a section of the Land Use Code with specific Development Standards for the NCM zoning District. It is important to note that the proposed Rollins Subdivision will comply with the following standards that address building design and height: 1) 4.8.F.i.a — orientation of exterior walls. 2) 4.8.F.1.b — primary entrance will be from Whedbee Street and will include an architectural feature such as a front porch, landing or portico. 3) 4.8.F.i.d - if a second floor is designed it will not overhang the lower front or side exterior walls. 4) 4.8.F.i.e - front porches shall be limited to one (1) story, and the front facades of all one- and two-family dwellings shall be no higher than two (2) stories. 5) 4.8.F.i.f — the project will be designed to front onto Whedbee Street. 6) 4.8.F.i.g - The minimum pitch of the roof of any building shall be 2:12 and the maximum pitch of the roof of any building shall be 12:12. Additionally, the roof pitch of a dormer, turret or similar architectural feature may not exceed 24:12 and the covered porch may be flat whenever the roof of such porch is also considered to be the floor of a second -story deck. 7) 4.8.F.2.a.i —regarding building height, the maximum building height will be 2 stories. Additional Response to Conceptual Review Staff Comments Each of the comments provided in the Conceptual Review letter dated June 8, 2009 is addressed below. 1. 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 feet 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 exceeds the 15-foot rear yard setback. 5. This comment is addressed in the Contextual Setback section. 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. io. Comment noted. church functions. Residents parking on -street, using bicycles, and walking have historically satisfied the need for parking spaces at the existing residential unit. 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. Use of Contextual Setback Contained within the Conceptual Review staff letter was a comment on the requirement of a 15 feet front yard and 15 feet rear yard setback. A 10 feet front yard setback is requested. This request would comply with Section 3.8.19B of the Land Use Code. Section 3.8.19B states "Contextual Setbacks. Regardless of the minimum front setback requirement imposed by the zone district standards of this Land Use Code, applicants shall be allowed to use a "contextual"front setback. A "contextual"front setback may fall at any point between the front setback required in the zone district and the front setback that exists on a lot that abuts, and is oriented to, the same street as the subject lot. If the subject lot is a corner lot, the "contextual" setback may fall at any point between the zone district required front setback and the front setback that exists on the lot that is abutting and oriented to the same street as the subject lot." The proposed subdivision is a corner lot. The lot directly south of the project, Calvary Church, is oriented to Whedbee Street. The front of the church was surveyed to determine the front yard setback to both the enclosed vestibule and the main part of the building. The front yard setback to the face of the vestibule is 4.47 feet and to the face of the main part of the building is lo.65 feet. The use of a io feet front yard setback would be in compliance with the contextual setback established by this adjacent parcel. 3 • The current City parking code requires 4 parking spaces for the existing duplex. • The modification is seeking that no parking is required for the existing home (duplex). Request for Modifications of Standard The following description is provided to allow for the granting of the requests for Modifications of Standard. i. 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. A plan size Figure r is provided that highlights the location of the project and each of the subdivided "corner" lots within the immediate neighborhood. Only single lots that were subsequently divided into two, three or four lots are included. As depicted on the figure, most of the corner lots within the immediate area of the proposed Subdivision have been subdivided. The parcel size of each of these nearby corner lots is provided on Table 1. The table provides the address, parcel number and parcel size (in square feet). The data provided on the table is grouped together for each original corner parcel. As shown in the table, of the 56 lots 42 are less then the current minimum lot size of 5,000 sq. ft. The proposed Rollins Subdivision 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 subdivision will actually better reflect the character of the existing neighborhood. Moreover, each of the contiguous corner parcels adjacent to the Laurel/Whedbee intersection is subdivided. 2. Modification to Section 3.2.2(K)(1)(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 481 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 io years. The southern area of the property was used by the church (adjacent to the property) for parking during services and other December 31, 2010 Mr. Ted Shepard Planning, Development and Transportation Services 281 N. College Avenue Fort Collins, Colorado 80522 Re: Project Description/Objectives 431 East Laurel Street — Rollins Subdivision Dear Mr. Shepard: The following documentation provides a description of the proposed Rollins Subdivision, the requested Modifications of Standard, the contextual setback, noted design compliance 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 the Rollins Subdivision to use the new parcel for residential use. Therefore if appropriate, the land use could be limited to residential uses. The following two Modification of Standards are being requested as part of the Subdivision: 1. A modification to Section 4.8(D)(i) 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. • The proposed project is requesting a new lot of 4,000 square feet. 2. A modification to Section 3.2.2(K)(1)(a) for the existing home (duplex) at 431 E Laurel. 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.