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HomeMy WebLinkAboutPLUM & SHIELDS EXTRA OCCUPANCY RENTAL HOUSE - PDP/FDP - FDP130053 - REPORTS - RECOMMENDATION/REPORTITEM NO _____________2__ MEETING DATE May 14, 2014 STAFF Holland HEARING OFFICER Planning Services 281 N College Ave – PO Box 580 – Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750 STAFF REPORT PROJECT: Plum and Shields Extra Occupancy Rental House, PDP #130053 and Modifications of Standard to Sections 3.2.2(J) and 3.2.2(L) Table A. APPLICANT: Cathy Mathis TB Group 444 Mountain Avenue Berthoud, Colorado 80513 OWNER: 801 Shields, LLC 1155 15th Avenue Longmont, CO 80501 PROJECT DESCRIPTION: This is a request for a Project Development Plan to convert an existing 3-story building formerly used as a group home facility (formerly occupied by Turning Point) to an extra occupancy rental house. The site is located on .413 acres at 801 South Shields Street and is in the Community Commercial (C-C) Zone District and the TOD Overlay District. The project includes a reconfiguration of the existing parking area with new a new trash enclosure, landscaping, sidewalks and street improvements. The project proposes an occupancy limit of 20 residents with 15 off-street parking spaces and 21 bicycle spaces. The project includes two modifications of standard that address Section 3.2.2(J) requesting a reduction in setbacks for parking and Section 3.2.2(L), Table A, requesting a reduction in dimensional standards for two-way drive isles. RECOMMENDATION: Approval of the Project Development Plan and Modifications of Standard Plum and Shields Extra Occupancy Rental House, PDP #130053 and Modifications of Standard Administrative Hearing, May 14, 2014 Page 2 EXECUTIVE SUMMARY: The Plum and Shields Extra Occupancy Rental House and Modifications of Standard comply with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically: • The P.D.P. complies with process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration. • The Modifications of Standard to Sections 3.2.2(J) and 3.2.2(L) Table ‘A’ meet the applicable requirements of Section 2.8.2(H), and the granting of these modifications would not be detrimental to the public good. • The P.D.P. complies with relevant standards located in Division 4.18, Community Commercial District (C-C) of Article 4 – Districts. • The P.D.P. complies with relevant standards located in Article 3 – General Development Standards, subject to approval of the two Modifications of Standard. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses North (C-C) Community Commercial Gamma Phi Beta Greek Housing South (C-C) Community Commercial Lutheran Campus Ministry at CSU East Colorado State University Campus Moby Arena parking lot West (C-C) Community Commercial 1109 West Plum Street – 4 unit multi-family building Plum and Shields Extra Occupancy Rental House, PDP #130053 and Modifications of Standard Administrative Hearing, May 14, 2014 Page 3 Land Use History: • The property was annexed in May 1958 as part of the First South Shields Street Consolidated Annexation. • The existing building located at the site was originally constructed in the 1960’s and operated as a fraternity house. The fraternity use was later abandoned, and a minor amendment was approved to change the use to a group home, known as Turning Point for Youth and Family Development. The minor amendment was approved in 1999 and provided some improvements to the building façade and site layout. 2. Compliance with Community Commercial (C-C) Standards: The project complies with all applicable C-C standards with the following relevant comments provided: A. Section 4.18(A) – Purpose The proposed land use is consistent with the purpose of the Community Commercial District, which is described as follows: The Community Commercial District provides a combination of retail, offices, services, cultural facilities, civic uses and higher density housing. Multi-story buildings are encouraged to provide a mix of residential and nonresidential uses. Offices and dwellings are encouraged to locate above ground-floor retail and services. B. Section 4.18(B) – Permitted Uses The proposed Extra Occupancy Rental House land use is consistent with the permitted uses in the Community Commercial District. An Extra Occupancy Rental House use with more than five tenants is considered a residential use in the zone district subject to a Type 1 administrative review. C. Section 4.18(F) – Development Standards for the Transit-Oriented Development (TOD) Overlay Zone. The project is located within the T.O.D. Overlay Zone and is subject to the requirements of Division 3.10 of the L.U.C. Compliance with the relevant provisions of this section is discussed in subsequent pages of this staff report. D. Section 4.18(E) – Building Height Plum and Shields Extra Occupancy Rental House, PDP #130053 and Modifications of Standard Administrative Hearing, May 14, 2014 Page 4 The project’s existing 3-story building height is in compliance with this section which limits the height of buildings to a maximum of 5 stories. 3. Compliance with Article 3 of the Land Use Code – General Development Standards The project complies with all applicable General Development Standards with the following relevant comments provided: A. Section – 3.2.1 Landscaping • The site contains five existing trees along West Plum and South Shields Streets that will be preserved and protected with the proposed renovation of the site. Five existing trees are being removed from the site, with four of the five trees in poor condition and one in fair condition. No mitigation is required for the removal of the existing trees due a combination of poor condition and undesirable species type. • The applicant has coordinated with the City Forester to evaluate and accommodate the existing trees on the site. Of particular concern is the existing 46 inch caliper Cottonwood in the northwest corner of the site. A realignment of the existing entrance drive and street sidewalk in the northwest corner is proposed to preserve and provide space for this Cottonwood to the extent feasible. • Three additional street trees are provided along the West Plum Street frontage, and will be located in tree grates to reinforce an urban character of the area and to help provide some buffer space between pedestrians and the street. • Additional smaller ornamental trees are proposed along the north building frontage to soften the building façade, provide transition and enhance the pedestrian oriented, human scale of the streetscape. • To the maximum extent feasible, “Full Tree Stocking” is provided along all high use and high visibility areas of the development in accordance with the standards of this section. • Ground cover areas in parking lots and at building foundations are planted with deciduous, evergreen and ornamental landscape material in accordance with the minimum requirements. Trees and shrubs are planted in the parking lot interior and perimeter in conformance with the minimum requirements. Plum and Shields Extra Occupancy Rental House, PDP #130053 and Modifications of Standard Administrative Hearing, May 14, 2014 Page 5 B. Section 3.2.2 – Access, Circulation and Parking • Section 3.2.2(K)(j) – Required off-street parking for Extra Occupancy Rental Houses. The project use is limited to 20 occupants and provides a total of 15 off-street parking spaces in accordance with the minimum quantity of this section, which requires 0.75 parking spaces per tenant. The site plan also stipulates that a Resident Manager will be present at the building and that a parking space will be available for this manager. • One handicap parking space is provided in accordance with the minimum requirement in Section 3.2.2(K)(5). • With the exception of the minimum required drive isle width for two-way traffic, the project is in compliance with the minimum required dimensions for off-street parking areas, as outlined in Table A and B of Section 3.2.2(L). The applicant is requesting a Modification of Standard to reduce the minimum drive isle width, and this request is discussed in detail on subsequent pages of this staff report. C. Section 3.2.2(C)(6) – Direct On-Site Access to Pedestrian and Bicycle Connections The project is providing an extensive re-configuration of the parking area, and this re-configuration enables a new 6 foot sidewalk to be constructed which provides a direct connection from the building’s entrance to the existing sidewalk along South Shields Street in accordance with the requirements of this section. Fixed bicycle parking is planned in accordance with the minimum quantity and is placed appropriately along the building frontage. Enclosed bicycle parking is provided within the building in accordance with the minimum quantity required. D. Section 3.2.5 – Trash and Recycling Enclosures In accordance with the requirements of this section, the project provides a new fully screened trash enclosure location with walk-in access to recycling and waste containers. The enclosure is designed with durable materials that are compatible with the building structure. E. Section 3.5.2 – Residential Building Standards 3.5.2(B) General Standard. No changes are proposed to the existing building design. The existing building remains in compliance with the general standard of this section, which requires that buildings shall include human-scaled elements, architectural articulation and shall place a high priority on building entries and Plum and Shields Extra Occupancy Rental House, PDP #130053 and Modifications of Standard Administrative Hearing, May 14, 2014 Page 6 their relationship to the street. The building design complies with these standards by providing a clearly defined building entrance and improving the direct access to the street. The building facades comply with this standard by providing appropriate variation in massing and form as well as appropriate variation in material placement, pattern and selection. Although the L.U.C. does not mandate conformance to a particular building style, the building’s existing form and materials are an appropriate reflection of a mid- century modern design indicative of the period in which the building was originally constructed. 3.5.2(D) Orientation to a Connecting Walkway. The project complies with this standard by providing a direct connecting walkway, 6 feet in width, which connects the primary entrance to the street sidewalk. 3.5.2(E)(1) Setback from Arterial Streets. The project complies with this section because the building is set back more than 30 feet from the South Shields Street right-of-way. 3.5.2(E)(2) Setback from Nonarterial Streets. The project complies with this section because the building is set back more than 15 feet from the West Plum Street right-of-way. F. Section 3.6.4 Transportation Level of Service Requirements Staff has reviewed the proposed project and has determined that the vehicular, pedestrian and bicycle facilities proposed with this P.D.P are consistent with the standards contained in Part II of the City of Fort Collins Multi-modal Transportation Level of Service Manual. Additionally, due to the fact that the proposed use does not increase the total motor vehicular traffic from what was approved with prior uses, a separate Traffic Impact Study was not required by Traffic Operations staff. G. Section 3.10 Development Standards for the Transit Oriented Development (TOD) Overlay Zone 3.10.4(C) Streetscape. The project complies with this standard by providing formal streetscape improvements along West Plum Street including a ten foot wide sidewalk with street trees in tree grates. 3.10.5(A) Articulation. The project complies with this standard by providing exterior building walls that are subdivided and proportioned to a human scale using projections, overhangs and recesses in order to add architectural interest Plum and Shields Extra Occupancy Rental House, PDP #130053 and Modifications of Standard Administrative Hearing, May 14, 2014 Page 7 and variety and avoid the effect of a single, massive wall with no relation to human size. 3.10.5(B) Rooflines. The project complies with this standard by providing a flat- roofed building design that features a three-dimensional cornice treatment on all walls facing streets or connecting walkways. 3.10.5(C) Materials and Colors. The project complies with this standard by: (1) Providing high quality exterior building materials including stone, painted concrete masonry and stucco systems; (2) Incorporating stone veneer, stucco and concrete masonry in a manner that highlights the articulation of the massing and the base and top of the building; (3) Providing appropriate material facade colors that are low reflectance, subtle and earth tone colors. MODIFICATIONS OF STANDARD: Land Use Code Modification Criteria: “The decision maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good, and that: (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; or (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; or (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, Plum and Shields Extra Occupancy Rental House, PDP #130053 and Modifications of Standard Administrative Hearing, May 14, 2014 Page 8 or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant; or (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. 4. Modification of Standard Request to Section 3.2.2(J) which requires that parking be set back from a lot line a minimum width of 5 feet at any point. A. Description of the Modification: The applicant has submitted a request for approval of a Modification of Standard to 3.2.2(J) to have a landscaped parking setback ranging from 0 feet to 7.5 feet along the southern property line. B. The standard: 3.2.2(J) Setbacks. Any vehicular use area containing six (6) or more parking spaces or one thousand eight hundred (1,800) or more square feet shall be set back from the street right-of-way and the side and rear yard lot line (except a lot line between buildings or uses with collective parking) consistent with the provisions of this Section, according to the following table”: Minimum average of entire landscaped setback area (feet) Minimum width of setback at any point (feet) Along an arterial street 15 5 Along a nonarterial street 10 5 Along a lot line 5 5 C. Applicant’s Justification: The applicant has provided the following justification narrative: Plum and Shields Extra Occupancy Rental House, PDP #130053 and Modifications of Standard Administrative Hearing, May 14, 2014 Page 9 “The project is attempting to utilize an existing building and site to the maximum extent feasible. The property has several fixed physical constraints, including the existing building, the new sidewalk width, parking stall depth and drive aisle width, all of which are at their minimum sizes. Because of these factors, the landscape setback area along the south property line ranges from 0’ to 7.5’. Given the above, we respectfully request that the Plum & Shields Greek Housing project be allowed to have a landscaped setback ranging from 0’ to 7.5’ along the south property line. Justification We feel that the granting of this modification of standards would not be detrimental to the public good, and the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2 for the following reasons: The proposed plan provides a solid privacy fence along roughly ½ of the length of the vehicle use area, thus providing additional screening. The property is unsightly and the landscaping is in poor shape. The new owners intend to enhance the plantings all throughout the entire site. Currently there is virtually no landscape along the south property line. New plant material will be added in the strip. The intent of the required 5’ vehicular use area setback is to provide sufficient space for visual screening and to enhance the appearance of the vehicle use area, The proposed landscape area, although smaller than allowed, will provide a softened edge of landscape interior to the parking area while mitigating the visual impact to the property to the south.” D. Staff Finding for the Modification: Staff finds that the request for the Modification of Standard to Section 3.2.2(J) Setbacks is justified by the applicable standards in 2.8.2(H). The granting of the Modification would not be detrimental to the public good and: The request satisfies Criteria (2.8.2(H)(4): The plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, Plum and Shields Extra Occupancy Rental House, PDP #130053 and Modifications of Standard Administrative Hearing, May 14, 2014 Page 10 inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. The request satisfies Criteria 2.8.2(H)(4) because the project includes a privacy fence in combination with a varied landscape edge that provide screening and enhance the visual quality of the parking area while mitigating the visual impact to the property adjacent to the south, and the overall plan is consistent with the policies of the Land Use Code described in Section 1.2.2 by: (J) Improving the design, quality and character of new development; (L) Encouraging the development of vacant properties within established areas and; (O) Encouraging a wide variety of housing opportunities at various densities that are well-served by public transportation for people of all ages and abilities. 5. Modification of Standard Request to Section 3.2.2(L) Table A. 1) Description of the Modification: The applicant has submitted a request for approval of a Modification of Standard to Section 3.2.2(L), Table A Standard Vehicle Dimensions to permit a two-way drive aisle width of 18.6 feet instead of 24 feet. 2) The standard: Section 3.2.2(L) Parking Stall Dimensions. Off-street parking areas for automobiles shall meet the following minimum standards for long- and short-term parking of standard and compact vehicles: TABLE A Standard Vehicle Dimensions in feet A B C D E F G 0° 8 23 8 23 20 12 30° 8.5 20 17.4 17 20 15 45° 8.5 20 20.2 12 20 15 Plum and Shields Extra Occupancy Rental House, PDP #130053 and Modifications of Standard Administrative Hearing, May 14, 2014 Page 11 60° 9 19 21 10.4 24 20 90° 9 19 19 9 24* 20** A-Angle of Parking B-Stall Width C-Stall Length D-Stall Depth E-Curb Length F-Two-Way Drive Aisle Width G-One-Way Drive Aisle Width * When garages are located along a driveway and are opposite other garages or buildings, the driveway width must be increased to 28 feet. ** When an overhand is allowed to reduce stall depth, aisle width must be increased to 22 feet. 3) Applicant’s Justification: The applicant has provided the following justification narrative: “The project is attempting to utilize an existing building and site to the maximum extent feasible. The site has several fixed physical constraints, including the existing building, the new sidewalk width, parking stall depth and drive aisle width, all of which are at their minimum sizes. Off-street parking is critical for the success of this project, therefore, in addition to 11 head-in spaces, there are 4 parallal parking spaces located along the south side of the parking area. Because of these factors, the two-way drive asile width is 18.6’ instead of 24’. Given the above, we respectfully request that the Plum & Shields Greek Housing project be allowed to have a two-way drive aisle be 18.6’. Justification: Plum and Shields Extra Occupancy Rental House, PDP #130053 and Modifications of Standard Administrative Hearing, May 14, 2014 Page 12 We feel that the granting of this modification of standards would not be detrimental to the public good, and by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant. Below is the justification: • The parking area as modified provides off-street parking, which is desirable. The off-street spaces help reduce on-street parking, therefore providing a benefit to the adjacent neighborhoods. • The intent of the 24’ wide drive aisle width is to allow cars to have ample room to back out of a parking space. We feel that, although not ideal, the benefits of the parking stalls outweigh the inconvenience of having a narrower drive aisle.” 4) Staff Finding for the Modification: Staff finds that the request for the Modification of Standard to Section 3.2.2(L), Table A Standard Vehicle Dimensions is justified by the applicable standards in 2.8.2(H). The granting of the Modifications would not be detrimental to the public good and: The request satisfies Criteria (2.8.2(H)(3): By reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant. The request satisfies Criteria 2.8.2(H)(3) because the project has an existing building location with limited space to the south of the building for parking, sidewalk access and landscaping. This narrow constricted area represents an exceptional physical condition and undue hardship not caused by the applicant, and the strict application of the 24 foot drive isle dimensional standard would render the off-street parking area infeasible. In order to accommodate a new sidewalk that is 6 feet in width, landscaping along the building facade and new Plum and Shields Extra Occupancy Rental House, PDP #130053 and Modifications of Standard Administrative Hearing, May 14, 2014 Page 13 parking stalls that meet the dimensional requirements, the space remaining for the drive isle is narrow. Additionally, staff finds that while the drive isle dimension of 18.6 feet may represent a condition that is less convenient for residents, sufficient space exists with the reduced dimension to enter and exit the parking spaces. While some additional maneuvering may be required by motorists, this inconvenience is not detrimental to the public good. Staff also finds that the request satisfies Criteria (2.8.2(H)(4): The plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. The request satisfies Criteria 2.8.2(H)(4) because the project accommodates a new sidewalk that is 6 feet in width, new landscaping along the building facade and new parking stalls that meet the dimensional requirements, and that the reduced drive isle width is nominal and allows a better overall configuration of site plan elements. The overall plan is consistent with the policies of the Land Use Code described in Section 1.2.2 by: (J) Improving the design, quality and character of new development; (L) Encouraging the development of vacant properties within established areas and; (O) Encouraging a wide variety of housing opportunities at various densities that are well-served by public transportation for people of all ages and abilities. 6. Neighborhood Meeting Although the use proposed does not require a City neighborhood meeting, a meeting was held on March 24, 2014 at the Lutheran Campus Ministry adjacent to the south of the proposed project. The meeting was attended by five citizens who received written notification of the neighborhood meeting. A summary of the questions and concerns expressed at the meeting is as follows: 1) Increase in motor vehicle traffic along West Plum Street and at the intersection of West Plum and South Shields Streets adjacent to the property. Concern was expressed related to the cumulative impact of new student housing projects along West Plum Street and that no additional travel lanes are proposed at the intersection to alleviate the increase in motor vehicular traffic. Plum and Shields Extra Occupancy Rental House, PDP #130053 and Modifications of Standard Administrative Hearing, May 14, 2014 Page 14 2) Concern that adequate off-street parking be provided, and that residents and guests of the proposed facility will park on adjacent properties without permission. 3) Concern that the proposed extra occupancy rental use will be a dwelling condition that may promote and encourage public nuisances such as excessive noise. Concern that the use’s living situation will be unsupervised and therefore will attract nuisance behavior. Citizens at the meeting requested that the total occupancy be reduced from the 37 occupants originally proposed at the neighborhood meeting, and that the facility provide and on-site manager. 7. Findings of Fact/Conclusion In evaluating the Plum and Shields Extra Occupancy Rental House Project Development Plan, staff makes the following findings of fact: A. The Modification of Standard to Section 3.2.2(J) Setbacks is justified by the applicable standards in 2.8.2(H). The granting of the Modification would not be detrimental to the public good and: The request satisfies Criteria (2.8.2(H)(4): The plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. The request satisfies Criteria 2.8.2(H)(4) because the project includes a privacy fence in combination with a varied landscape edge that provide screening and enhance the visual quality of the parking area while mitigating the visual impact to the property adjacent to the south, and the overall plan is consistent with the policies of the Land Use Code described in Section 1.2.2 by: (J) Improving the design, quality and character of new development; (L) Encouraging the development of vacant properties within established areas and; Plum and Shields Extra Occupancy Rental House, PDP #130053 and Modifications of Standard Administrative Hearing, May 14, 2014 Page 15 (O) Encouraging a wide variety of housing opportunities at various densities that are well-served by public transportation for people of all ages and abilities. B. The Modification of Standard to Section 3.2.2(L), Table A Standard Vehicle Dimensions is justified by the applicable standards in 2.8.2(H). The granting of the Modifications would not be detrimental to the public good and: The request satisfies Criteria (2.8.2(H)(3): By reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant. The request satisfies Criteria 2.8.2(H)(3) because the project has an existing building location with limited space to the south of the building for parking, sidewalk access and landscaping. This narrow constricted area represents an exceptional physical condition and undue hardship not caused by the applicant, and the strict application of the 24 foot drive isle dimensional standard would render would render the off-street parking area infeasible. In order to accommodate a new sidewalk that is 6 feet in width, landscaping along the building facade and new parking stalls that meet the dimensional requirements, the space remaining for the drive isle is narrow. Additionally, staff finds that while the drive isle dimension of 18.6 feet may represent a condition that is less convenient for residents, sufficient space exists with the reduced dimension to enter and exit the parking spaces. While some additional maneuvering may be required by motorists, this inconvenience is not detrimental to the public good and; Staff also finds that the request satisfies Criteria (2.8.2(H)(4): The plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. The request satisfies Criteria 2.8.2(H)(4) because the project accommodates a new sidewalk that is 6 feet in width, new landscaping along the building facade and new parking stalls that meet the Plum and Shields Extra Occupancy Rental House, PDP #130053 and Modifications of Standard Administrative Hearing, May 14, 2014 Page 16 dimensional requirements, and that the reduced drive isle width is nominal and allows a better overall configuration of site plan elements. The overall plan is consistent with the policies of the Land Use Code described in Section 1.2.2 by: (J) Improving the design, quality and character of new development; (L) Encouraging the development of vacant properties within established areas and; (O) Encouraging a wide variety of housing opportunities at various densities that are well-served by public transportation for people of all ages and abilities. C. The P.D.P. complies with the process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration. D. The P.D.P. complies with relevant standards located in Division 4.18, Community Commercial District (C-C) of Article 4 – Districts. E. The P.D.P. complies with relevant standards located in Article 3 – General Development Standards, subject to approval of the two Modifications of Standard. RECOMMENDATION: Approval of Plum and Shields Extra Occupancy Rental House Project Development Plan, PDP #130053, and Modifications of Standard to Sections 3.2.2(J) and 3.2.2(L) Table A. ATTACHMENTS: 1. Site Plan 2. Landscape Plan 3. Utility Plans 4. Applicant’s Modification Requests 5. Letters from residents 6. Hearing Notice