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Home My WebLink About601 TO 603 MATHEWS STREET PUD PRELIMINARY AND FINAL - 68 93 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSOFFER LEVEL FLOOR PLAh! 601 � G�3 MATH�k/5 STREET clijaWh d"n CI{2O11 NP 601- yAl-E LEVEL rLoo?- PI RN WTHEws 511ZEE1' y4 - 1 011 9-27-93 ��3 heGti , je5i�q I A vw _ ScLrr F ELl=`✓ATION (os MA7rt MEWS W _ I,.O,i �115O dh hatch, dc6ign u 3 AArt 1 r� ,'I f J A NOPT"H ELEVATION k-ol MATNF-w5 SGs.LE - 1/4" r I''O" eli;aII;,cth hatC�, dv a 14 WEST LLr-V,,-\TICN EAST- ELEVATION 1101 603 M-"EWS ST 5C^4-1--r XA-I**o, Ji, th h4h A.CNT, October 1, 1993 Hale Enterprises PO Box 1155 Ft. Collins, Co 80522 Dear Sir: r�6Isoei OCT 1310 This letter is to inform you as an adjacent property owner that we are submitting an application for a remodel of the existing duplex at 601 &603 Mathews. This project will involve the restoration of the existing building, the addition of 3 bedrooms, and an upgrade of the landscaping. The result will be 1-3BR and 1-2BR for a total of. 5 bedrooms. This project will greatly improve the aesthetic appeal of the corner at Mathews and Myrtle, and enhance the duality of the neighborhood. Enclosed is a picture of the property as it is now and elevation draw- ings of the proposed remodel. There will be no increase in the building footprint on the lot. All new living space will be created by the�conver- sion of attic space and addition of dormers. If you have any questions or comments, please feel free to contact: Ben King 603 Mathews Ft. Collins CO 80524 303-490-6176 To meet the requirements of the City of Fort Collins, please sign the bottom of this letter as an indication to them that you have no objections to the project. Please return the signed letter in the enclosed envelope. i bare i440rIyj k- do objeayftj project, goes ^ bwltl- W1 lVvye0v OWL- l73 cavb1nVv//M4Y. owner or author ed/%Aene for Hale Enterprises, owner of 600 Remington Very truly yours, TZ R. Benjamin Kin J October 1, 1993 Mr. Brad Johnston PO Box 323 Homer -AK 99603 Y Dear . Mr. Johnston, This letter is to inform you as an adjacent property owner that we are submitting an application for a remodelof the'existing duplex at 601 &603 Mathews. This project will involve the restoration.of the existing building, the addition of 3 bedrooms, and an upgrade of the landscaping. The result will be 1-3BR and 1-2BR for a total of. 5 bedrooms. This project will greatly improve the aesthetic appeal of the corner at Mathews and. Myrtle, and enhance the quality of the neighborhood. Enclosed is a picture of the property as it is now and elevation draw- ings of the proposed remodel. There will be no increase.in.the building footprint on the lot. All new living space will be created by.thel�conver- sion of attic space and addition of dormers. If you have any questions or comments, please feel free to contact: Ben. King 603 Mathews Ft. Collins CO 80524 303-490-6176 To meet the requirements of the City of Fort Collins, please sign the bottom of this letter as an indication to them that you have no objections to the project -Please then return this letter in the addressed stamped envelope. 14ZI: Brad Johnston, ow r 605 Mathews date Very truly yours, R. Benjamin Kin C Y 4 J204Per 771i 71r) -OPP& n=e15—'Al�S4, 44 -1 -^177-h- 12c T-H A-s i Ail 60AIS 7 jrAlE 10 Nn Tnz Aic i _ I_ A -& ^9 ^ r1AA�I c DOc%�M .s . ✓At A& . D. uW W_ r„. ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY ITERION Is the criterion applicoble? Will the criterion be satisfied? ' If no, please explain e:�'��.�' d�°�\0 Yes No OD COMPATABILITY Compatability borhood Character Use Conflictsse Traffic ImpactPOLICIES rehensive Plan PUBLIC FACILITIES & SAFETY 6. Street Capacity 7. Utility Capacity of 8. Design Standards 9. Emergency Access ✓ 10. Security Lighting 11. Water Hazards RESOURCE PROTECTION 12. Soils & Slope Hazard 13. Significant Vegetation of I 14. Wildlife Habitat 15. Historical Landmark 16. Mineral Deposit 47. Eco-Sensitive Areas 18. Agricultural Lands ENVIRONMENTAL STANDARDS 19. Air Quality Al 20. Water Quality ✓ 21. Noise ✓ ✓ 22. Glare & Heat ✓ 23. Vibrations ✓ 24. Exterior Lighting ✓ ✓ 25. Sewages & Wastes SITE DESIGN 26. Community Organization 27. Site Organization 28. Natural Features five 29. Energy Conservation 30.Shadows ✓ 31. Solar Access 32. Privacy 33. Open Space Arrangement 34, Building Height 35. Vehicular Movement 36. Vehicular Design 37. Parking 38. Active Recreational Areas 39. Private Outdoor Areas V✓ 40. Pedestrian Convenience 41. Pe estrian Conflicts .� 42. Lan scaping/Open Areas 43. Landscaping/Buildings 44. Landscaping/Screening 45. Public Access 46. Signs -12- L.IPPER LEVEL FLOOR PLAN 601 `03 m'&THEWS snzr6FT rlijaWh Ird�rll i 4"n C(ZOUND LEv� ROOF- PI -AN 60I E (---3 MATHFI WS 51K;. Fl SCAJ-E W = 1 ' • 0" 9-27-C13 SoLrrH rm w./A-ri m �Ii3aWh hA4, dmign _ I I I � I I •; l 1 ci yin I - Ilf if 'Jk- 403 MATHEWS %v `7.. I' ,-, .jL 7 NORTH r-L.EVATION 56&.LE - 1/1" - 1, 0" eli;ak-Th taV� , dc�gna 6O1 MAJHF-W5 Nr � � rl kyb Z WEST ELF-V/\TJON ELEVATION GOl 603 M-"EWS ST �� rwi Mr Yw rr IpYq: ICl1 r wwr.rr.m r[ a < I rrLCI n �/+ ulSTrr 3 WR CCYLWINL EYILVI W' O: IVYt1Hf NDR'Ri. 'O 'XE Y'\lfH. /.W ..4 1�u11w i[uuR avvtrmr.L wRer ..rto5e lJ:i ro 1.E 4E5T NOTES 1111E 11L CC 10 IE4NIYE Y.rt.LT ON TIE NFCIOUfION Li IARIPK /f1V /JJIFYI..L lYY1f AV pyyLfJil ri1M.l(. .f4 N.NArE iIILi£RIY. ifFE WOPE¢rt TMT I.QILD fRECLLl4£ 11E FUKTIOri4. uE OF S�I..K TEUW0.GCYf. �r �e� Y.Y Oy YrYtYM1Y1Y. �1 11Y1J[C �TRLtT ll�f� r Mu url ..r1.w NM : 1 V -L �w : SwT n r�3f i.M1Y +i�r I sE PUf, ypyF.l'.1n [£%ENfW. )'WYI TD S(ADM p z4Ewlx1 C01 - G03 MATI---IEWS FT COLLINS DUPLEX REMODEL NGM SITE PLAN KLVIEW fF_N KING, OWNIf SITE PLAN puu t 1 ' W. Mountain Ave I W ak St Ave v > - ., Q ' Vn o P' ; I Ave c O u > Q d I _ > Q L to E n c St. c M c0i y � v a c o L 3 I 0 3 U J 3 L;r S I �o W. myrtle St 6T o� i o i N C cQ , Stth Or �c,...> IsotoUnivers'it ADrel ai > Soutk Dr a 4 p I A St. c w JV Pitkin m $t ffEdr W- - ------- - mes Ct W, Lake St Trimble"`r Gr° \� S,. E. Mountain Ave I E IOak I E Olive St. P \ s O o Q d E Ma no!ia St. y - U � c E. MulberrySt, -j- Uri Myrtle St. S! E E. ' aural St. E. Plum St. 1 cust St. izabeth t. arfield St. am 3C W dwards St. t tkin 3 St., c 0 e a_ p fOt r E. Pros sect Ra U C o o � a'h I o JI) eine L �I« 0 ITEM: 601=603 MATHEWS RU.D NUMBER: 68-93 601-603 Mathews Street P.U.D., Preliminary and Finale- #68-93- November 15, 1993 P & Z Meeting Page 5 Diagonal parking is allowed on both Mathews and Myrtle Streets. One offstreet parking space is being created by the addition of a driveway and one -car garage on the rear of the property. The impact , on the public streets has been reviewed by the Transportation Department and found acceptable. RECOMMENDATION: i Staff recommends approval of the request for two variances in the bulk and area requirements of the N-C-M Zone District: 1. Request that the corner side yard setback' be 8.5 feet versus the required 15 feet. 2. Request that the interior side yard setback be 4.3 feet versus the required 5 feet. Staff finds that the strict application of the side yard setback requirements would result in peculiar and exceptional and practical difficulties to, and undue hardship upon the owner of such property. Further, the granting of such variances does not result in substantial detriment to the public good or impair the purpose of the Zoning Code. Staff finds that the request for an enlargement of an existing duplex in the N-C-M Zone District, at 601 - 603 Mathews Street, complies with the policies of the East Side Neighborhood Plan. In addition, the request satifies the All Development Criteria of the L.D.G.S. The design of the addition respects the character of the surrounding area. Staff, therefore, recommends approval of 601 - 603 Mathews Street Preliminary and Final P.U.D., #68793. a 601-603 Mathews Street P.U.D., Preliminary and Final.- #68-93 November 15, 1993 P & Z Meeting Page 4 request does not impact this existing situation and strict enforcement would result in peculiar and exceptional practical difficulties to, and undue hardship upon the owner. Further, the granting of ;the variance does not result in substantial detriment to the public good. Staff recommends granting of the variance., 4. Compatibility of the Enlargement: The East Side Neighborhood Plan envisions building additions and conversions to preserve and enhance the character of the surroundings. Beyond the strong sense of design created by the streetscape and the predominance of mature trees, buildings remain the prominant visual element within the E.S.N. Architectural design, therefore, is a critical element in. determining compatibility. The proposed second floor addition is sensitive to the historic vernacular and building form found with the surrounding area. The existing bungalow style is preserved. Dormers are added to the sides thus preserving the roof form on the Mathews ;Street block face. The pitch and scale of the roof is relative to the neighboring buildings. The addition reflects a 'conservative approach that reflects the historic style of the area. Finally, there will be no loss of mature trees that dominate the streetscape. 5. Neighborhood Compatibility: Beside the standard notification letters to the affected property owners, specific letters were sent to the two immediate owners on the west and south. The owner on the west, with property frontage on Remington, has responded positively to the request. The owner on the south has not responded to either the°standard or specific letter. Judging by the fact that no negative response to this proposal has been received, and considering the architectural sensitivity of the addition, Staff considers this P.U.D. to be compatible with the surrounding neighborhood. 6. Transportation: The enlargement will create three new bedrooms. This will result in one unit having two bedrooms and one unit having three bedrooms for a total of five bedrooms. 601-603 Mathews Street P.U.D., Preliminary and Final`- #68-93 November 15, 1993 P & Z Meeting Page 3 The request to enlarge the existing duplex at 601 - 603 Mathews, by adding a second floor addition, meets the intent and policies of the East Side Neighborhood Plan. 3. Summary of Variances: Rather than seek relief from the Zoning Board of Appeals, and then submit for an Administrative Site Plan by the authority of the Planning Director, the applicants have elected to consolidate the request into a P.U.D. for a one-step review process., The Planning and Zoning Board, under Section K of the L.D.G.S., is allowed to grant variances to the strict bulk and area requirements as found in the Zoning Code as long as the submitted plan conforms to the All Development Criteria" of the. L.D.G.S., and the "Design Standards" of the East Side Neighborhood Plan. The two variances, and their explanation, are as follows: A. The side yard setback on Myrtle Street shall not be less than 15 feet. The applicants are requesting that this side yard setback be 8.5 feet, which reflects the given situation. The proposed enlargement is confined to the second floor of the structure and does not increase the size of the building envelope. Explanation: The existing structure is located 8.5 feet from the back of the detached sidewalk on Myrtle Street. This is the existing situation that has a long history on this property. Staff finds that the strict application of the 15 foot side yard setback would result in peculiar and exceptional practical difficulties to, and undue hardship upon the owner. The granting of'the variance does not result in substantial detriment to the public good. Staff recommends this variance be granted. B. The interior side yard setback is than five feet. The applicant's side yard setback be reduced to 4 the existing situation. The addition does not encroach into side yard setback. required to be no less are requesting that this .3 feet, which reflects proposed second floor the existing interior Explanation: As with the Myrtle Street side yard setback, the interior side yard setback was established at the time of initial construction. This is the historic condition on the property. Staff finds that the 601-603 Mathews Street P.U.D., Preliminary and Finali- #68-93 November 15, 1993 P & Z Meeting Page 2 COMMENTS 1. Background• i The surrounding zoning and land uses are as follows:] N: N-C-B; Existing single family residential S: N-C-M; Existing single family residential E: N-C-M; Existing single family residential W: N-C-B; Existing multi -family residential This lot is part of Block 136 of the Original Town Plat. Prior to the adoption of the N-C-M Zone, the property was zoned R-H, High Density Residential. The property has not been the subject of any previous planning activity. 2. East Side Neighborhood Plan: The property is located within the East Side Neighborhood Plan and was rezoned to N-C-M, Neighborhood Conservation Medium Density, along with the East and West Side rezonings in 1991. This relatively new zone district was adopted to implement the findings of the "Preservation Area" as defined by the East Side Neighborhood Plan. According to the Zoning Code: "The N-C-M Neighborhood Conservation Medium Density District designation is 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 the adopted neighborhood plan." According to the East Side Neighborhood Plan: "The primary purpose of the Plan is to create aitool to help preserve and enhance the existing quality of life in the Neighborhood." "The Preservation Area includes the predominantly lower density residential areas that make up the major portion of the Neighborhood area. 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 or renovated. Any new construction or renovation should respect the character and architectural style of its immediate surroundings." "The preservation and enhancement of the existing housing stock in these areas is a key element of this Plan." ITEM NO. g MEETING DATE 1 1 / 1 5 / 4? STAFF Ted Shepard i City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: 601 - 603 Mathews Preliminary and Final PU.D., #68-93 j I APPLICANT: Ben King and Elizabeth Hatch 603 Mathews Street Fort Collins, CO 80524 OWNERS: Same PROJECT DESCRIPTION: This is a request to enlarge an existing duplex by adding a second floor addition to increase living space. The addition will add three bedrooms to the structure. The duplex is located at 601 - 603 Mathews Street. The duplex is located within the East Side Neighborhood Planning Area. The property is zoned N-C-M, Neighborhood Conservation, Medium Density. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The existing duplex is a one-story structure locatediin the N-C-M Zone District. This zone allows expansion and structural alterations of the duplex subject to administrative review by the Planning Director. There is an existing situation with two side yard setbacks that do not meet the bulk and area requirements of the N-C-M Zone necessitating a P.U.D. The P.U.D. site plan includes two variances from these zoning requirements. The request complies with the policies of the East Side Neighborhood Plan and satisfies the All Development Criteria of the L.D.G.S. The design preserves and enhances the character of the surrounding area and is found to be compatible with the neighborhood. The project has been reviewed by the Transportation Department and found acceptable. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT