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HomeMy WebLinkAbout620 SOUTH SHERWOOD - NCB SITE PLAN REVIEW - 51-95 - CORRESPONDENCE - (5), ZONING, ANNEXATION AND DEVELOPMENT OF LAND residential neighborhoods and more intensive commercial -use areas or high traffic zones. (Ord. No. 111, 1991, § 3, 10-1.91) Sec. 29-209. Uses permitted. The following uses shall be permitted in the N-C-B District: (1) Single-family dwellings. (2) Two-family dwellings. (3) Multifamily dwellings up to four (4) units, provided no structural additions or exterior alterations are made to the existing building, or the dwellings are constructed on a vacant lot or a parcel which did not contain a structure at the time of the adop- tion of this.Section. (4) Boarding, rooming, and tourist homes. (5) 011irches and uses providing meeting places and places for public assembly with inci- dental office space. (6) Medical and dental clinics, professional of- fices and personal service shops, provided no structural additions or exterior alter- ations are made to the existing building, or the uses are constructed on a vacant lot or a parcel which did not contain a structure at the time of the adoption of this Section. § 29.210 contained a structure at the time of adoption of this Section. b. Multifamily dwellings greater than four (4) units at up to twenty-four (24) units per acre. C. Parking lots and parking garages. d. Public and nonprofit quasi -public rec. reational uses and parks. (12) The following uses are permitted in the N-C-B District, provided that the intended uses are shown on a site plan submitted to and approved by the Planning and Zoning Board: a. Public and private schools for pre- school, elementary, high school, col. lege and university education. b. Multifamily dwellings greater than four (4) units greater than twenty-four (24) units per acre. c. Fraternity and sorority houses. d. Medical and dental clinics, professional offices,and personal service shoos which. propose structural additions or .exterior alterations to the existing building, or the uses are to be con - strutted on a lot or parcel which con- tained a structure at the time of adop- tion of this Section. e., Undertaking establishments. (7) Essential public utility and public service (13) Any legally permissible use which existed installations and facilities for the protec- on a parcel of property as of the effective tion and welfare of the surrounding area, &te of the ordinance that placed such parcel, provided that business offices and repair of property into this zoning district, pro. storage facilities are not included. vided that such permitted use shall be lim. (8) Child care centers. ited to such parcel of property. (9) Group homes. JO) Accessory buildings and uses. (11) The following uses are permitted within the N-C-B District, provided that the intended uses are shown on a site plan submitted to and approved by the Director of Planning: a. Multifamily dwellings up to four (4) units which propose structural : addi- tions or exterior alterations to the ex- isting building, or the dwellings are to be constructed on a lot or parcel which "tpp. No. 19 2003 (14) Any land use located on a Planned Unit Development plan as defined, processed and approved according to § 29-526. (Ord. No. 111, 1991, § 3, 10-1-91; Ord. No. 68, 1992, § 7, 7-7.92) Sec. 29.216. Bulk and area requirements. [The bulk and area requirements for the N-C-B District are as follows:] (1) Minimum lot area shall be the equivalent to the total floor area of the building, but 10. A traffic study for this development will be required if the proposal is submitted to the City as a P.U.D. request. 11. The proposed development will prompt the need for the alley to be paved to the nearest public street (being either South Sherwood or Meldrum). The pavement design must be done by an engineer registered in the State of Colorado. A reimbursement agreement may be written that could obligate future development on affected adjacent properties to participate in the cost of the alley improvements. A sidewalk must be constructed along the public street (South Sherwood) or, in the case of an existing sidewalk, necessary repairs must be made._ The necessary site grading associated with this development and any proposed fencing may have impacts on the storm drainage patterns in the area. Please contact Kerrie Ashbeck of the Engineering Department if you have questions pertaining to these comments. Kerrie can be reached at 221- 6750. 12. The standard utility plan submittal requirements will apply and a development agreement between the developer and the City (to be executed by -the developer) is required. 13. Street oversizing fees of $584 per dwelling unit will apply and the fees will be collected at the time of issuance of building permits. 14. This property is located within the limits of the adopted Westside Neighborhood Plan and falls within the "residential redevelopment (buffer) area" of the plan. The direction for this area is defined in the Residential, Multi -Family section, and to some extent the East Buffer Area section, of the Land Use Plan portion of the Westside Neighborhood Plan. The proposal is a very intensive land use for this lot and the surrounding neighborhood. Also, the City is in the process of reviewing the Neighborhood Character Design Standards and Guidelines for the Eastside and Westside Neighborhoods in Fort Collins. This document is going to the Planning and Zoning Board on May 22, 1995 for a recommendation to City Council. Council will then discuss this item on June 6 and June 20, 1995 (first and second reading). 15. The City Code requires 2 on -site parking spaces for each 3- bedroom unit. Therefore, a minimum of 12 parking spaces are required for this development. The concept plan shows 12 spaces; however, the handicapped space, as shown, presents a. conflict in terms of its accessibility and usability. 16. A neighborhood meeting will be required prior to formal submittal of a development request to the City. Please contact Steve Olt of the Planning Department and he will assist you with the scheduling of the time and place for this meeting. Steve can be reached at 221-6750. 5. The City has existing single phase power in the alley behind this property. The overhead electric lines must be undergrounded with this development and there would be a charge of $467.00 to the property owner for the undergrounding. A 6' x 6' utility easement for an electric transformer would be required at the southeast corner of the property. The normal electric development charges would apply to this request. Please contact Kevin Westhuis of the Light & Power Department if you have questions pertaining to the requirements for electric service to the property. Kevin can be reached at (970)221-6700. 6. The City has an existing 6" water main and an 8" sanitary sewer main in South Sherwood Street that can be used for utility services to this property. Plant investment fees and water rights will be collected at the time of issuance of building permits. Please contact Roger Buffington of the Water/Wastewater Department if you have questions pertaining to water and sanitary sewer services to the property. Roger can be reached at 221-6681. 7. There are City water conservation standards for irrigation systems and landscape plans that have "recently been approved and adopted by City Council. A copy of the ordinance is available in the Planning Department or, if you have specific questions about the ordinance, you can contact Jim Clark, the City's water conservation specialist, at 221-6681. 8. The property is in the Old Town Storm Drainage Basin and any development on the property is subject to the basin fees of $4,150 per acre, based on the runoff coefficient for the proposed land use. The fees can be reduced if on -site stormwater detention is provided and approved by the Stormwater Utility. In this case, on -site detention will be required and the release rate will have to be for the 2 year historic. There are no storm sewers close to this property. Stormwater can be released into the curb and gutter system in the street; however, no discharge can be made into the alley. The underground Arthur Ditch touches a corner of this property and this may have an affect on necessary improvements to the alley. The standard requirements for a drainage report, grading and drainage plan, and erosion control plan to be submitted to the City will apply to this development. Please contact Glen Schlueter if you have questions pertaining to storm drainage related to this property. Glen can be reached at 221-6589. 9. Parkland fees of $779 per dwelling unit will apply to this development and the fees will be collected at the time of issuance of building permits. The fees are presently being evaluated by the Parks & Recreation Department and it is probable that they will increase by approximately 4.5% sometime this year. 4ftCONCEPTUAL REVIEW STAFF COMMENTS City of Fort Collins MEETING DATE: May 1, 1995 ITEM: 620 South Sherwood Street APPLICANT: Mark Cucarola Midwestern Homes Company P.O. Box 280024 Lakewood, CO. 80228 LAND USE DATA: Request for a 6-plex multi -family' residential building (with associated parking) on the lot at 620 South Sherwood Street. Each unit is to contain 3 bedrooms. COMMENTS: 1. The property is in the NCB - Neighborhood Conservation Buffer Zoning District. The proposed use is permitted in this District, provided that the intended use is shown on a Site Plan that is submitted to the City for review and approval by the Planning and Zoning Board [see attached copy of Section 29-209(12)b of the City Code]. The lot is 50' x 190' = 9,500 square feet, or 0.22 acre, in size. The proposed 6 dwelling units on a 0.22 acre site = a density of 27 dwelling units per acre. As the Code states: "Multi -family dwellings greater than four (4) units greater than twenty-four (24) units per acre', must be approved by the Planning and Zoning Board. 2. All ground floor units must be handicapped accessible. 3. The 8' side yard setback on the south side (as shown on the concept plan) is probably not enough. The staircases are considered to be part of the building and, therefore, the required setback of 1' for each 3' of building height (for a multi -family use) must be from the outside of the staircases. A variance to this requirement would have to be done by request to the Zoning Board of Appeals or through the planned unit development (P.U.D.) process that requires approval by the Planning and Zoning Board. 4. The proposed building may have to be equipped with an automatic fire sprinkler system. Please contact Mike Pretz of the Poudre Fire Authority for assistance in determining if a sprinkler system is required. Mike can be reached at (970)221- 6570. ENVIRONMENTAL SERVICES 281 NORTH COLLEGE P.O.BOX 580 FORT COLLINS, COLORADO 80522-0580 (303)221-0750 PLANNING DEPARTMENT Com: -tity Planning and Environmen .iervices Current Planning Citv of Fort Collins May 4, 1995 Mark Cucarola Midwestern Homes Company P.O. Box 280024 Lakewood, CO. 80228 Dear Mark: For your information, attached is a copy of the Staff's comments concerning the request for 620 South Sherwood Street, which was presented before the Conceptual Review Team on May 1, 1995. This is a request for a 6-plex multi -family residential building (with associated parking) on the lot at 620 South Sherwood Street. Each unit is to contain 3 bedrooms. The comments are offered informally by Staff to assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you should have any questions regarding these comments or the next steps in the review process, please feel free to call me at 221-6750. Sincerely, oo 4tvtej Olt Project Planner cc: Stormwater Utility Transportation Department File 281 North College Avenue • P.O. Box 580 Fort Collins, CO 80522-0580 • (303) 221-6750 FAX (303) 221-6378 • TDD (303) 224-6002