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HomeMy WebLinkAboutPETERSON PLACE (611 S. PETERSON) - PDP ..... PLANNING & ZONING BOARD HEARING - 35-00 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSPeterson Place (611 Peterson Street) - Project Development Plan, #42-01 January 16, 2003 Planning & Zoning Board Hearing Page 10 FINDINGS OF FACT/CONCLUSIONS After reviewing the Peterson Place - Project Development Plan, staff makes the following findings of fact and conclusions: The proposal is in conformance with the City's adopted East Side Neighborhood Plan, an element of the Comprehensive Plan. 2. The proposal is in conformance with and supported by the Structure Plan, being part of the City of Fort Collins CITY PLAN. 3. The proposal is in conformance with and supported by the Principals and Policies, being a part of the City of Fort Collins CITY PLAN. 4. The proposed land use is permitted in the NCM — Neighborhood Conservation, Medium Density Zone District of the Land Use Code. 5. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. 6. The Project Development Plan complies with all applicable Land Use and Development Standards contained in Article 4, Division 4.7 of the Land Use Code. RECOMMENDATION: Staff recommends approval of the Peterson Place (611 Peterson Street), Project Development Plan - #35-00. Planning Objectives (i) A statement of planning objectives Appropriate City Plan Principles and Policies: taken from City Structure Plan (Fort Collins' Comprehensive Plan) Advance Planning and Environmental Services Web Site Information A) Compact Development Pattern: 611 S. Peterson is a large city lot with higher density development surrounding it. Presently the rear of the lot is vacant with the exception of a small storage garage (see site plan). The surrounding area and proposed infill project fits the city key principle of promotion of growth within a compact development pattern. B) Neighborhoods: South Peterson Street is an established Eastside neighborhood with the infrastructure in place. The property was originally included as a contributing element of the Laurel School Historic District (5LR463). The proposed development site is within 1,300 feet of the Colorado State University Campus. It within walking distance to downtown shopping areas, the City of Fort Collins Library and park is located within 2,600 feet and the Peterson Street fire station is within 300 feet of the project. Elementary schools within walking distance are Laurel Elementary and Harris Elementary. Centennial High School is within 200 feet of the site. Employment centers, medical and recreational facilities are all conveniently nearby. (ii) Description of proposed open space, buffering, landscaping, circulation, transition areas, wetlands and natural areas on site and in the general vicinity of the project Applicable information under (ii): The site borders on an existing alley with access along the rear lot line. An existing drive connects Peterson Street with the rear of the lot. The drive will be maintained for pedestrian and emergency vehicle access to the property. An existing fence provides visual buffering to the south of the property. See landscape plan for circulation, visual buffering and design concept. (iii) Ownership and maintenance of private areas, intent of ownership The townhomes and site will be owned by Bruce M. Froseth and Susan Kreul-Froseth. Maintenance will be performed by the owner. (ix) Name of the Project: 611 S. Peterson (i) The development schedule will be determined at the time of approval rYy1 . dy �' i �r Tr Kd < �� • � A. t ��a mime No Text Peterson Place (611 Peterson Street) - Project Development Plan, #42-01 January 16, 2003 Planning & Zoning Board Hearing Page 9 times the total floor area of the building, but not less than 4,500 square feet for a One -family or two-family dwelling and 6,000 square feet for all other uses. In Chapter 2 - Policy Plan, Section 2 Preservation Areas, Section 2.2 - Use Conversions (pages 22 & 23) it states that "Changes of use are to be generally discouraged, except as follows: Conversions which can be demonstrated to further specific goals of the East Side Neighborhood Plan." Such use conversions include four -family dwelling subject to site plan review and conversions to low density multiple -family dwellings (up to 4 units per building) in the NP zoning district. In Chapter 3 - Implementation Guide, Section 3.1.1 - Land Use (page 46) it states that changes should be made to the Zoning Ordinance, including the adoption of a new NP - Neighborhood Preservation District and initiate the rezoning of the East side Neighborhood as recommended in Figure 4 of the ENP (page 22- C). The property at 611 Peterson Street is shown to be in the NP - Neighborhood Preservation Area in Figure 4 of the ENP - Proposed Land Use Areas In Appendix A - Recommended New Zoning Districts, Section A.1 NP Neighborhood Preservation District (page 54) it states that "This district is for areas of existing residential neighborhoods that contain predominant single family and low density multiple -family uses". The uses permitted include two-family dwellings and multiple -family dwellings up to 4 units per building. The proposal for Peterson Place (the property at 611 Peterson Street), being a new residential building containing 3 dwelling units on a newly created lot on the existing alley running north to south between Peterson Street and Mathews Street, is considered to be in conformance with the City's adopted East Side Neighborhood Plan. Peterson Place (611 Peterson Street) - Project Development Plan, #42-01 January 16, 2003 Planning & Zoning Board Hearing Page 8 Neighborhood Plan (adopted in 1986 as an element of the Comprehensive Plan). Peterson Place (611 Peterson Street) is a property that is identified as being in the NP - Neighborhood Preservation area in the East Side Neighborhood Plan. In the East Side Neighborhood Plan Summary, Section 0.2.1 - Land Use, under Zoning (page 8), it states that "The NP - Neighborhood Preservation District generally would allow single family and low density multiple -family (up to four unit) dwellings, require at least administrative review by both the City and neighborhoods, and provide lot size and minimum yard requirements more in character with older residential areas". " In Chapter 2 - Policy Plan, Section 2.1.2 - Land Use Policies (page 20), in the general land use area of "Preservation" it states that "It is critical to the continued viability of the East Side Neighborhood that the existing land use mix of these Preservation areas be maintained, that housing opportunities for all income groups be allowed, and valuable existing structures be preserved and renovated. Any new construction or renovation should respect the character and architectural style of its immediate surroundings." In Chapter 2 - Policy Plan, Section 2 Preservation Areas, Section 2.1 - Zoning (page 22) it states that "The portions of the ESN currently within the RL - Low Density Residential Zoning District should generally not be considered for rezoning. The remaining portions of the Neighborhood Preservation Areas should be rezoned to better reflect the existing mix of predominantly single family and low density multiple -family uses. A new "Neighborhood Preservation" Zoning District (described in Appendix A) is recommended." Appendix A, Section A.1 NP, Neighborhood Preservation District (page 54) states that "This district designation is for areas of existing residential neighborhoods that contain predominant single family and low density multiple -family uses." Uses permitted would include two-family dwellings and multiple -family dwellings up to and including 4 family units. The minimum lot area shall be the equivalent of two Peterson Place (611 Peterson Street) - Project Development Plan, #42-01 January 16, 2003 Planning & Zoning Board Hearing Page 7 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 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., "alley houses" or "granny flats"). In the NCM District in the LUC this ultimately translated into two-family and multi -family dwellings up to 4 units per building when the new dwellings are constructed on a lot or parcel which contained a structure as of October, 1991. The existing house at 611 Peterson Street is over 50 years old and the proposed new residential building containing 3 dwelling units will be of a size and height that will be compatible with the existing house and surrounding single family and multi -family residential neighborhood. The City's Structure Plan Map shows this property to be in a Low Density Mixed -Use Residential Neighborhood area. The Structure Plan, being a part of the CITY PLAN, supports small multi -family dwellings on the subject property. The plan states that Low Density Mixed -Use Neighborhoods, under Neighborhoods, will develop at approximately five dwelling units per acre overall. These neighborhoods will consist of a mix of detached homes on small and average size lots, townhomes, duplex units, and manufactured housing. The proposed Peterson Place project will provide 3 new dwelling units in a relatively small structure that would be architecturally consistent with the surrounding single family and multi- family residential neighborhood. This property is in the NCM - Neighborhood Conservation, Medium Density District. The purpose of this district is to preserve the character of areas that have a predominance of developed single-family and low- to medium -density multi -family housing. 6. Conformance with the City's East 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 East Side Peterson Place (611 Peterson Street) - Project Development Plan, #42-01 January 16, 2003 Planning & Zoning Board Hearing Page 6 4. Neighborhood Information Meeting The Peterson Place, PDP contains a proposed land use that is permitted as Type II use, subject to a Planning and Zoning Board review. The proposed use is a new residential building containing 3 attached dwelling units on the alley -side of an existing property fronting on Peterson Street. The LUC does require that a neighborhood meeting be held for a Type II development proposal. Two City -facilitated neighborhood meetings were held to discuss this proposal. They occurred on October 9, 2000 and February 13, 2001. Primary concerns expressed by neighbors and other citizens at both meetings were: * The added intensification in the neighborhood because of the proposed multi -family residential on this lot. * The added traffic in the neighborhood relating to the 3 new dwelling units. * The potential for college students as renters (with more than normal numbers of vehicles). * Inadequate parking on this site and in the neighborhood being further exacerbated with the increased residential density. * The new multi -family building being out of character and too large for the neighborhood. * The loss of open space due to the construction of a new building on the rear of a single family lot. Copies of the questions, concerns, comments, and responses expressed at the neighborhood meetings are attached to this staff report. 5. Conformance with the City's Comprehensive Plan, including the Structure Plan In March of 1997, the City Council took the final steps to complete a two- year long process to update the City's Comprehensive Plan, known as CITY 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 Peterson Place (611 Peterson Street) - Project Development Plan, #42-01 January 16, 2003 Planning & Zoning Board Hearing Page 4 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 a. The proposal complies with Section 3.2.1(D)(4) Tree Species and Minimum Sizes in that the new canopy shade trees are to be 2" caliper balled & burlapped (meeting the minimum size required by the LUC) and the new ornamental trees are to be 1- 3/4" caliper ball & burlapped (exceeding the minimum sized required by the LUC). b. The proposal complies with Section 3.2.1(E)(2) Landscape Area Treatment in that the Landscape Plan provides for landscaping in all areas that are not covered by the building, paving, or other impervious services. The landscaping around the building, parking lot, driveway, along the 6' high privacy fences, and in the "rear" yard of Lot 2 (being the new construction) will consist of deciduous and ornamental trees, a variety of deciduous and evergreen shrubs, and perennial flowers, grasses, ground covers, and vines. 2. Section 3.2.2, Access, Circulation and Parking a. The proposal complies with Section 3.2.2(C)(4) Bicycle Facilities in that it provides an adequate amount of secure and conveniently located bicycle parking on the new multi -family lot for the 3 dwelling units. b. The proposal complies with Section 3.2.2(K)(1) Residential Parking Requirements in that it provides 6 new on -site parking spaces for the 3 new dwelling units, which is one more than the required 5 spaces for the 1 studio and 2 two -bedroom units. There will continue to be one off-street parking space for the existing single family residence fronting on Peterson Street. Peterson Place (611 Peterson Street) - Project Development Plan, #42-01 January 16, 2003 Planning & Zoning Board Hearing Page 3 COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: NCM; existing single family residential S: NCM; existing multi -family residential (Chateau Apartments) and single family residential E: NCM; existing single family residential W: NCM; existing multi -family residential (Princeton Apartments, Cottonwood Apartments, 614 Mathews Street) This property was included in the Original City of Fort Collins; therefore, annexation of the property has never been necessary. The property was the south 1/2 of Lot 5 of Block 146 of the Original Town Site Plat of the City of Fort Collins, dated January, 1873. The lot has not subsequently been "re -subdivided"; however, at some point in time the lot was split by metes & bounds descriptions to enable single family residences to be built at 609 and 611 Peterson Street. As defined in The New Illustrated Book of Development Definitions, metes & bounds is a method of describing the boundaries of land by directions (bounds) and distances (metes) from a known point of reference... without replatting the properties. 2. Division 4.7 of the Land Use Code, Neighborhood Conservation, Medium Density Zone District The proposed new residential building containing 3 attached dwelling units on a newly created lot is permitted in the NCM — Neighborhood Conservation, Medium Density District, subject to a Planning and Zoning Board (Type II) review. This is set forth in Section 4.7(B)(3)(a) of the LUC. The proposal complies with the purpose of the NCM District as it is an infill project with multi -family attached dwellings in an existing single family and multi -family residential neighborhood. The proposal complies with the standards set forth in Sections 4.7(D) Land Use Standards, 4.7(E) Dimensional Standards, and 4.7(F) Development Standards of the LUC. Peterson Place (611 Peterson Street) - Project Development Plan, #42-01 January 16, 2003 Planning & Zoning Board 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 use of multi -family dwellings up to 4 units per building is permitted in Division 4.7 Neighborhood Conservation, Medium Density District (NCM) of ARTICLE 4 — DISTRICTS, subject to a Planning and Zoning Board review. Multi -family dwellings up to four (4) units per building when structural additions or exterior alterations are made to the existing building, or when the dwellings are constructed on a lot or parcel which contained a structure on October 25, 1991, are permitted in the NCM — Neighborhood Conservation, Medium Density Zoning District, subject to a Planning and Zoning Board (Type II) 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 multi -family attached dwellings designed to complement existing single family and multi -family residences in the neighborhood. The property at 611 Peterson Street is in the area designated as NP - Neighborhood Preservation in the City's adopted East Side Neighborhood Plan. Further discussion of the proposal's conformance with the adopted neighborhood plan is provided in Section 6, page 7of this staff report. ITEM NO. 7 MEETING DATE 1 16 03 STAFF Steve Olt Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Peterson Place (611 Peterson Street), Project Development Plan — #35-00 APPLICANT: Kreul Froseth Architects c/o Susan Kreul Froseth 1630 South College Avenue Fort Collins, CO. 80525 OWNER: Bruce & Susan Froseth 524 Spring Canyon Court Fort Collins, CO. 80525 PROJECT DESCRIPTION: This is a request to subdivide the existing lot at 611 Peterson Street into 2 lots and construct a new residential building containing 3 dwelling units on the rear lot adjacent to an existing alley. The existing single family residence on the front of the property (facing Peterson Street) is to remain. The property is located on the west side of Peterson Street, between East Laurel Street (to the south) and East Myrtle Street (to the north). The property is in the NCM — Neighborhood Conservation, Medium Density Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The proposal is in conformance with the City's adopted East Side Neighborhood Plan, an element of the Comprehensive Plan. The proposal is in conformance with and supported by the Structure Plan, being part of the City of Fort Collins CITY PLAN. The proposal is in conformance with and supported by the Principals and Policies, being a part of the City of fort Collins CITY PLAN. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750 PLANNING DEPARTMENT Peterson Place (611 Peterson Street) - Project Development Plan, #42-01 January 16, 2003 Planning & Zoning Board Hearing Page 5 B. Division 3.3, Engineering Standards 1. Section 3.3.1, Plat Standards The proposal complies with the general plat requirements as set forth in this section. The 611 Peterson subdivision plat contains two lots, with Lot 1 (for the existing single family residence) being 5,006 square feet in size and Lot 2 (for the proposed new residential building containing 3 dwelling units) being 7,008 square feet in size. Both lots comply with the minimum lot size required for the existing and proposed residential land uses as set forth in Section 4.7(D)(1) of the LUC. 2. Section 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 containing 3 attached dwelling units is to be 2 stories (up to 25') in height. The lots will be 5,000 and 7,000 square feet in size. The sizes of the lots are in compliance with the NCM District and the size, massing, and height of the building is consistent with building heights in the neighborhood. The property at 611 Peterson Street is bordered by existing single family residential to the north and east and existing multi -family residential to the south and west. The roof pitch will be 12:12, with dark grey asphalt shingle material. The building siding material will be a 6" wide horizontal hardwood lap siding, "Elephant Herd" grey in color.