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HomeMy WebLinkAboutBDR FOUR-PLEX, 621 S. MELDRUM ST. - PDP120030 - REPORTS - PLANNING OBJECTIVESPage 1 November 14, 2012 BDR 4-Plex PDP Statement of Planning Objectives The BDR 4-Plex PDP is located at 621 South Meldrum Street, between West Myrtle Street and West Laurel Street. The .22-acre lot currently consists of a single family residential home. The residence has been functioning as a college student rental. The existing home, which was built in 1910, would be taken down and replaced with a four-plex building containing three-bedroom/two bathroom units. The building will be two stories in height and will contain approximately 4,900 sq. ft. The project will provide 4 off-street parking spaces, thus alleviating the on-street parking issues that occur near campus. The proposed landscape for the site will consist of low water use native planting with a private flagstone courtyard. The site is in the N-C-B zoning district and in the West Side Neighborhood Plan Residential Redevelopment Buffer Area, as well as within the TOD Overlay district. According to the Purpose Statement contained within Article 4 of the Land Use Code, “The Neighborhood Conservation, Buffer District is intended for areas that are a transition between residential neighborhoods and more intensive commercial-use areas or high traffic zones that have been given this designation in accordance with an adopted subarea plan.” The area surrounding the BDR 4-Plex PDP contains a mix of single-family homes, CSU dorms and some medium density student housing. The site is ideal for this type of density as it provides a transition between the single family neighborhoods to the west in the N-C-L Zone and more intensely developed area to the east. The proposed project is located within walking and biking distance to downtown, the Mason Street Corridor (MAX), Campus West and the CSU Campus, thus representing a reduction in the amount of cars on the streets. There are existing transit stops on Laurel Street and the CSU Transit Center is 2 blocks away. An alley accessed, paved parking lot at the backside of the lot will contain 4 parking spaces, bike racks and a trash enclosure. Sidewalks are provided from the building’s main entrances to both the alley and Meldrum Street. . Page 2 (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan: This proposal meets the applicable City Plan Principles and Policies: Principles and Policies Community-Wide: Land Use Principles and Policies BDR 4-Plex PDP meets almost all of the principles and policies outlined in City Plan. The project will provide a compact urban redevelopment project that is in an ideal location between less intense and more intense uses, provides much-needed student housing, is within walking distance to many destinations and is within the West Side Neighborhood Subarea Plan. The project is designed to be complimentary in style, character, and scale to the existing buildings within the N-C-B District. Related Plans and Policy: The proposed BDR 4-Plex PDP project meets the intent and policies of the West Side Neighborhood Plan and the Transportation Overlay District (TOD). Transportation The location of this project at the north end of campus, near downtown and Campus west, its proximity to the Mason Street Corridor and that its residents will be Colorado State University students will promote and support the idea of a predominance of the daily trips of the residents of this project utilizing alternative modes of transportation (walking/biking) or public transportation. The recent bicycle lane re-striping and improvements on West Laurel Street will help to encourage safe cycling. It is visualized that a resident of this project could sustain a lifestyle without the use of an automobile. Related Plans and Policy: The proposed BDR 4-Plex PDP project meets the intent and policies of the Fort Collins Bikeway Program Plan, Pedestrian Plan, Transportation Master Plan, and the Mason Street Transportation Corridor Plan Community Appearance and Design The BDR 4-Plex PDP project is designed to enhance the streetscape by providing two attractive buildings that are an architectural asset to the area. No new streets are planned for this project. Related Plans and Policy: The proposed project meets the intent and policies of the West Side Neighborhood Plan and the Mason Street Transportation Corridor Plan Housing The BDR 4-Plex PDP project provides a housing project targeted towards Colorado State University students. The residents of this project will utilize the existing bus system and the Mason Street corridor for transportation to and from destinations in the City. In addition, the City promotes higher Page 3 density housing near public transportation, shopping, and in designated neighborhoods and districts. Related Plans and Policy: The proposed BDR 4-Plex PDP project meets the intent and policies of the Colorado State University Master Plan, the West Side Neighborhood Plan and the Mason Street Transportation Corridor Plan Environment BDR 4-Plex PDP does not displace areas of significant habitat or natural area. The type of project that is proposed supports the principals and policies of City Plan. The residents are expected to utilize alternative transportation and public transportation for the majority of their daily trips. Related Plans and Policy: The proposed pBDR 4-Plex PDP roject meets the intent and policies of the Fort Collins Bikeway Program Plan, Pedestrian Plan and the Air Quality Policy Plan Open Lands BDR 4-Plex PDP is a redevelopment of an existing site, creating no adverse impact on the City Plan Principles and Policies. Growth Management BDR 4-Plex PDP supports the City Plan Principles and Policies of Growth Management as an infill project. Additionally, the site is within a subarea plan that will protect the character of the surrounding area. Principles and Policies Districts: Neighborhoods This project meets the Principles and Policies of the Existing Neighborhoods in that it follows the infill/redevelopment standards. The building is designed to be compatible with the surrounding area and will protect the existing neighborhood character. Related Plans and Policy: The proposed BDR 4-Plex PDP project meets the intent and policies of the Pedestrian Plan, West Side Neighborhood Plan and the Mason Street Transportation Corridor Plan The proposed BDR 4-Plex PDP project meets the intent and policies of the Fort Collins Bikeway Program Plan, Pedestrian Plan, Transportation Master Plan, Mason Street Transportation Corridor Plan Economic Health Principle EH 4: The City will encourage the redevelopment of strategic areas within the community as defined in the Community and Neighborhood Livability and Neighborhood Principles and Policies. Policy EH 4.1 –Prioritize Targeted Redevelopment Areas Policy EH 4.2 – Reduce Barriers to Infill Development and Redevelopment Page 4 The BDR 4-Plex PDP will provide a compact urban redevelopment project that is in an ideal location, is within walking distance to many destinations and is within a targeted infill area Environmental Health Principle ENV 8: Continually improve Fort Collins’ air quality The residents of BDR 4-Plex PDP are expected to utilize alternative transportation and public transportation for the majority of their daily trips. Community and Neighborhood Livability Principle LIV 5: The City will promote redevelopment and infill in areas identified on the Targeted Infill and Redevelopment Areas Map. Policy LIV 5.1 – Encourage Targeted Redevelopment and Infill The BDR 4-Plex PDP will provide a compact urban redevelopment project that is in an ideal location, is within walking distance to many destinations and is within a targeted infill area. The project is designed to be complimentary in style, character, and scale to the existing redevelopment within the N-C-B District. Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Policy LIV 6.1 – Types of Infill and Redevelopment in Residential Areas Policy LIV 6.2 – Seek Compatibility with Neighborhoods The BDR 4-Plex PDP provides an opportunity for redevelopment of an existing lot and the design of the building will be compatible with the surrounding neighborhood. Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Policy LIV 7.1 – Encourage Variety in Housing Types and Locations BDR 4-Plex PDP embodies a variety of housing types and densities in the neighborhood that are well-served by public transportation and close to employment centers, shopping, services, and amenities. Principle LIV 22: The design of residential neighborhoods should emphasize creativity, diversity, and individuality, be responsive to its context, and contribute to a comfortable, interesting community. Policy LIV 22.2 – Provide Creative Multi-Family Housing Design The BDR 4-Plex PDP is a smaller multi-family designed to reflect the characteristics of the existing single family residential neighborhood. The building has distinct covered front door entrances orienting to the street and sidewalks, private outdoor space, and individual identities. Transportation Page 5 Principle T 8: Transportation that provides opportunities for residents to lead healthy and active lifestyles will be promoted. Policy T 8.1 – Support Active Transportation Policy T 8.2 – Design for Active Living Principle T10: Using transit will be a safe, affordable, easy, and convenient mobility option for all ages and abilities. Policy T 10.1 – Transit Stops Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities The location of the BDR 4-Plex PDP will promote and support the idea of the residents utilizing alternative modes of transportation (walking/biking) or public transportation. There is an existing Transfort stop to the east of the site on Laurel Street as well as the CSU Transit Center within two blocks of the project. There are bike lanes and sidewalks on Laurel Street. (ii) Description of proposed open space, wetlands, natural habitats and features, landscaping, circulation, transition areas, and associated buffering on site and in the general vicinity of the project. There are no wetlands or significant natural habitats within the boundaries of the site. There are several existing mature trees on the site that will have to be removed and possibly mitigated. The team will meet with the City Forester to assess the existing trees and landscaping. (iii) Statement of proposed ownership and maintenance of public and private open space areas; applicant's intentions with regard to future ownership of all or portions of the project development plan. The residential units will be owned by the building developer/owner and will be for rent units targeted towards college students. (iv) Estimate of number of employees for business, commercial, and industrial uses. n/a (v) Description of rationale behind the assumptions and choices made by the applicant. At this time the BDR 4-Plex PDP project is not proposing any variance from the City of Fort Collins criteria. (vi) The applicant shall submit as evidence of successful completion of the applicable criteria, the completed documents pursuant to these regulations for each proposed use. The planning Director may require, or the applicant may choose to submit, evidence that is beyond what is required in that section. Any variance from the criteria shall be described. At this time the project is not proposing any variance from the City of Fort Collins criteria. Page 6 (vii) Narrative description of how conflicts between land uses or disturbances to wetlands, natural habitats and features and or wildlife are being avoided to the maximum extent feasible or are mitigated. There are not existing wetlands, natural habitats or features currently located on site. There are existing trees within the site which would be preserved and/or mitigated with this proposed PDP. There are some trees within the interior of the site which would be removed with this proposed PDP. We will meet with Tim Buchanan, City Forester to have an assessment of the existing trees completed. (viii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. There was no neighborhood meeting. (ix) Name of the project as well as any previous name the project may have had during Conceptual Review. The project is called BDR 4-Plex PDP. The project has been referred to as 621 S. Meldrum PDP. It is expected that a marketing name will be selected at some point during the development review process.