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HomeMy WebLinkAbout625 S. PETERSON MULTI-FAMILY - PDP - PDP160005 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESStatement of Planning Objectives for PDP Peterson Multi-Family Development 625 South Peterson Fort Collins, Colorado January 27, 2016 PROJECT OVERVIEW The intent of this project is to redevelopment an existing two-unit house at 625 South Peterson into a 4-unit building by constructing an addition in the rear. According to Larimer County property records, the original house was built in 1898 with additions and/or renovations in the 1930’s and 1970’s. The current main floor is a 2- bedroom / 1 bathroom unit while the upper level is also a 2-bedroom / 1 bath unit. When exactly it was converted into a duplex is unknown, but is generally believed to be in the late 80’s or early 90’s. The property is 240’ long (E/W) by 50’ (N/S) with Peterson Street on the east and an alley to the west. There is a one-story single family house to the south, a 12,000+ s.f., 2-story apartment building to the north and a very large 3-story apartment building to the west. The owner/developer of the property is Heitmann Properties LLC and the intent is for this LLC to maintain ownership for an extended period. Bob and Amanda Heitmann live in Fort Collins and will actively manage these rental units. LAND USE The property is zoned Neighborhood Conservation, Medium Density District (N-C-M) with its purpose in the Land Use Code (LUC) described as, “intended to preserve the character of areas that have a predominance of developed single-family and low- to medium-density multi-family housing…..” The proposed 4-unit building is an approved use in this zoning district subject to Planning and Zoning Board review and approval. The allowable floor area for buildings containing permitted uses other than single-family dwellings shall not exceed 40% of the lot area. The existing lot is 12,000 sq. ft., so the maximum allowable area is 4,800 sq.ft. (12,000 x 0.4). We believe a 4-unit, 2-story structure meets the description of low- to medium density multi-family housing while serving as an appropriate transition between the 12,000-20,000 s.f. multi-story apartment buildings to the north and west and the single family homes to the south and east. BUILDING CONFIGURATION / DESIGN As noted above, the existing house has been split into a duplex with a main floor unit and an upper level unit with a shared entry foyer for many years. The intent is to construct a 2,380 s.f. addition to the rear of the existing house with the addition being separated into three units; two 2-bedroom/2-bath units and one 1-bedroom/1-bath unit. The existing house will be renovated into a 3-bedroom/3-bath unit. This new arrangement will result in 4 units with 8 bedrooms total as follows: - Existing house with addition; main floor master with two bedrooms on the upstairs totaling 1,954 sq. ft. - Two 2-bedroom units at 916 sq. ft. each. - One –bedroom unit at 546 sq. ft. - Fire sprinkler room – 24 sq. ft. - Total proposed building area - 4,356 sq. ft. 004 625 S. Peterson PDP Statement of Planning Objectives - 2 PARKING AND SITE Vehicular Parking Parking for the four multi-family units will be provided for in a surface lot at the rear of the property with access from the paved alley. A breakdown of the minimum requirements is as follows: - One 3-bedroom unit - 2 stalls. - Two 2-bedroom units at 1.75 stalls per unit – 3.5 stalls. - One 1-bedroom unit – 1.5 stalls - Total – 7 stalls including one van-accessible handicapped stall. In addition, based on a request from adjacent property owners at the neighborhood meeting, we are proposing to provide two additional stalls in a tandem configuration in a driveway off Peterson Street. This driveway will be located on the north side of the existing house and served by an existing curb cut. This will require a Modification of Standard Request since all parking for a multi-family development is supposed to be accessed from the alley. Bicycle Parking Bicycle parking requirements per development standards are as follows: Multi-Family Residential 1 per bedroom 60% enclosed / 40% fixed A total of nine (9) bike parking spaces will be provide for in two racks adjacent to the vehicular parking area towards the rear of the lot. One rack with 5 spaces will be covered with a free-standing roof structure while the second rack will have 4 spaces. Both racks will be permanently affixed to the concrete slab. Trash / Recycling Trashing and recycling will be provided for in a 6’ to 7’ high CMU enclosure with opaque steel-framed/wood slat gates at the west end of the parking lot with trash truck access off the alley. A portion of the enclosure will be designated for recycling bins and the rest for a trash dumpster with a 3’ wide opening on the south for pedestrian access. Usage will be monitored closely and the pick-up frequency/schedule will be adjusted as needed. Building Placement / Site Design The building addition was carefully integrated into the site to allow for two 2-bedroom units to have a shared entry porch facing west and the one-bedroom unit to have an entry facing south. The porch for the existing house faces east toward Peterson and will re-built in its basic original configuration. By spreading the entries to each unit around the various building elevations, the apparent density of the development is reduced. The required minimum building setbacks are 15’ at the front and 5’ at the sides and rear. No changes are proposed for the front of the existing house with the covered porch approximately 11’ and the face of the house approximately 19’ from the property line. The north façade of the addition is setback 5’ and 7’ for various lengths while the south side is setback 7’ and 9’ respectively. Pedestrian access via a 3’ wide sidewalk will be provided from the parking area to the entries and along the south side of the property, including access to the public sidewalk along Peterson Street. The one-bedroom ground floor unit will be a Type B handicapped adaptable unit with access via a ramp near the entry porch on the south face. Security lighting will be provided for in the parking area with LED fixtures mounted on 15’-20’ poles. Building wall- mounted fixtures will be installed at each entry door and along the walking path to maintain minimum required foot-candles. All fixtures will be downward-directed with cutoff lenses per City standards.