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HomeMy WebLinkAboutFORT COLLINS HOUSING AUTHORITY PUD EXPANSION - FINAL - 28-89D - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS• ITEM NO. 13 MEETING DATE 2 / 6 / 9 5 STAFF Bob Blanchard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Fort Collins Housing Authority PUD Expansion, Final, #28-89D APPLICANT: Jim Kline Fort Collins Housing Authority 1715 West Mountain Avenue Fort Collins, Co 80521 OWNER: City of Fort Collins PROJECT DESCRIPTION: This is a request for final PUD approval for a 2,660 square foot addition to the existing 3,883 square foot Housing Authority building located at 1715 West Mountain Avenue. The property is zoned NCL, Neighborhood Conservation, Low Density. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The Fort Collins Housing Authority proposes a 2,660 square foot addition to the west side of their existing 3,883 square foot building. Uses in the existing building include offices, vehicle storage, and a shop for minor repairs. The Housing Authority is proposing to expand the existing office area into the existing garage, using the new addition for shop space, storage and enclosed vehicle storage area. Currently, the area to be expanded upon is a fenced, gravel, outdoor storage area. The preliminary application was approved by the Planning and Zoning Board on September 26, 1994. An appeal of the Board's decision was denied by City Council on November 1, 1994. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT Fort Collins Housing Authority Expansion PUD - Final, *28-89D February 6, 1995 P & Z Meeting Page 2 COMMENTS: 1. Background• The surrounding zoning and land uses are as follows: N: RM; single family homes and townhomes (Mountain Court PUD) S: NCL; City Park ball fields and golf course. E: RM; multi -family (Housing Authority units) W: NCL; City Park Nine golf course and Trolley Building Prior to construction of the original building, the Housing Authority and the City of Fort Collins entered into a lease agreement for the 16,766 square foot tract of land the existing facility is located on. The original building permit was issued and the Housing Authority Facility was constructed in 1977. The use was permitted as a use -by -right in the RL, Low Density Residential, zoning district. A 40 year lease agreement was approved by City Council around this same time. In March, 1982, the Planning and Zoning Board approved a 1000 square foot addition to the original building and in June, 1988, a 300 square foot addition to the existing building was approved. Both additions were approved as expansions to a non -conforming use based on changed interpretations and Code provisions that made the use nonconforming. These additions were used to expand the office area and to add indoor vehicle and equipment storage. The existing building is a non -conforming use in the NCL, Neighborhood Conservation Low Density Zoning District as a result of the October 1, 1991 Westside rezoning (approval of this application for final PUD approval will result in this nonconformity being eliminated). A preliminary PUD application for a 2,688 square foot addition was previously denied by the Board in March, 1992. In April, 1992, the Board approved a final subdivision plat for this site. This action created a legally subdivided lot for the existing building and grounds. The latest preliminary application for this project was approved by the Board on September 26, 1994. This decision was appealed to the City Council on the grounds that the Board failed to properly interpret and apply relevant provisions of the Code and Charter. Specifically, the appellants claimed that approval of this expansion was inconsistent with the West Side Neighborhood Plan. The appeal was denied by the City Council on November 1, 1994. Fort Collins Housing Authority Expansion PUD - Final, #28-89D February 6, 1995 P & Z Meeting Page 3 2. Land Use• This request is for final PUD approval for a 2,660 square foot addition to the existing 3,883 square foot Housing Authority building. The addition will be used for enclosed vehicle storage, storage area for supplies, and a shop. Office uses will expand into the existing garage. The number of employees will remain the same as will the use of the building. The proposed project earned 52% on the Business Service Uses Point Chart E and meets the applicable All Development Criteria of the Land Development Guidance System. 3. West Side Neighborhood Plan: The Housing Authority site is located in the West Side Neighborhood Plan area. However, there are no policies in the Plan that relate directly to the Housing Authority or their site. While the site is within the area designated as "Parks" on the Future Land Use Map, it is not functionally part of City Park. Since the Housing Authority has been at this site since 1977, it is assumed that the use was recognized in the Plan when it was adopted in 1989. Because the expansion does not exceed the land area subject to the original lease and the use it not changing, it should not be subject to the plan's policies. 4. Design• The applicant is proposing to build the addition wrapping around the west side of the existing building. Currently the area is used for outdoor storage and is enclosed with a 6' wood fence. The applicant is proposing to fit the addition within the existing fenced area. The existing fence will be retained on the north side of the building and relocated on the south side. A new fence will be constructed just inside the west property line. The roofline for the addition will extend approximately 2 to 3 feet above the existing roofline. The exterior of the addition will include brick and siding to match the existing building. The existing garage doors, which face Mountain Avenue, will be moved closer to the street as part of the expansion. There will also be a new concrete driveway on Mountain Avenue, at the northwest corner of the lot, providing additional access to the vehicle storage area in the expansion. There will be one new garage door on the northwest corner of the addition. 0 * • 0 Fort Collins Housing Authority Expansion PUD - Final, #28-89D February 6, 1995 P & Z Meeting Page 4 Employee and client parking is provided in the Parks and Recreation ballpark parking lot to the east of the building. The Housing Authority and Parks and Recreation have an agreement to share this parking. The Housing Authority is not open during peak hours of parking demand by the ball fields. There is direct pedestrian access from the parking lot to the entrance of the Housing Authority which is on the south side of the building. 4. Neighborhood Compatibility: A neighborhood meeting was held on July 7, 1994 as part of the preliminary application. Primary concerns focused on the perception of continuing intrusion into City Park, possible increases in traffic and the future of the building should the Housing Authority relocate. The expansion does not represent an intrusion onto park property. The building addition is wholly within the lot which was subdivided in April, 1992. Traffic will not increase except as the Housing Authority expands their holdings in the City and those tenants choose to deliver rent payments in person. There is no planned increase in staff or maintenance vehicles. Representatives of the Housing Authority indicated that they do not anticipate leaving this site unless the City chooses not to renew their lease in 2017. A new lease has been signed by the Housing Authority and the City. Provisions of this lease include a condition that no additional expansions to the Housing Authority facility will occur at this site. 5. Storm Drainage: The applicant has requested a variance to the requirement of on - site water detention for this project. The request is based on the small size of the proposed addition relative to the large green area of the adjacent softball fields and City Park Nine golf course. Runoff will sheet flow at low velocities over turf to the existing inlet. Stormwater has requested that the developer be allowed seven days to begin construction of the building and driveway after the sod has been removed. If construction is not underway within this time period, erosion control measure will have to be installed per City criteria. FINDINGS OF FACT/CONCLUSIONS In reviewing the request for the Fort Collins Housing Authority PUD Expansion, Final, staff makes the following findings of fact: Fort Collins Housing Authority Expansion PUD - Final, #28-89D February 6, 1995 P & Z Meeting Page 5 1. The proposed addition is compatible with the surrounding neighborhood. 2. The Final PUD is in compliance with the preliminary PUD which was approved by the Planning and Zoning Board on September 26, 1994. 3. Approval of this final PUD application will remove the nonconformity that now exists with the existing building in the NCL zoning district. 4. The existing and proposed use is not specifically addressed in the West Side Neighborhood Plan. The use was recognized as an existing use at the time the Plan was adopted in 1989. 5. Provisions of a new lease between the Housing Authority and the City of Fort Collins include a condition that no additional expansions will be permitted at this site. RECOMMENDATION: Staff recommends approval of the Fort Collins Housing Authority PUD Expansion, Final, #28-89D. W RP Goa GIs" 5� Ji G° ♦G�Qa �JO RL OUT BL Li RM R. W RIP-1 O ` 11 NCL VICINITY MAP 28-89D Housing Authority PUD (Expansion) -Final 01 /20/95 center • • FORT COLLINS HOUSING AUTHORITY P.U.D. SITE PLAN existing residenLol . .a9..1 .[.ml tcl ex isl. espl el! � delve 8 lo! OP�Y . cQRFtG9E: ccl!•a Tn. �plw� de Mlxetc. .[;,l.femme .ccwtrtE.rc.nalel.n. .nate..umu.n. e.[ er[b on l,n. PtaJll[.9 f LMIro cRTIFIGTa. a9Pr.wa by the pl.­..na Zone. ..la .l tM citY .t Fort calm,. c.t.r.a..n .nl a.Y .t 9.1999 f.9 .t tb. F1,mm9 ma man9 fa.ta SCALE 1" = 20' 0 20 40 60 Be N . ibl• l•Yt. ee ttlYetM n tM dal of _ .o. ..iwa [M title [. tM P p.rtY .• crtbaa h,rm matt .bu.Ma tMt 1 t .n rt ll-1I-t [o�..i . .i [be t. ,la 911, I1.K fiFOPb mtimr,tien m _� PROJECT: HOUSING AUTHORITY ADDITION A R S: 171 W ST M NTAIN AVEN PHO I- 484 Y 12,1224 - VISIONS: Float • • • • FORT COLLINS HOUSING AUTHORITY P.U.D. LANDSCAPE PLAN < exiUSCIng reside Lt l trnay ���el� volt � a m ter F� site legeP,d 0 ar.. EXD XR,•E 0 1vF / beeebell rleld ELT e.tei.eePlel! , Awr.v.a DT_h•Pl•Om1BOt..e Z2. l 9 eP•re ul tA. City .):P 1 <.u,�.. comr•aB B. EX a.r Oe .p.IBB] e..r.l,n oe the vLDDI.p •Da z.::mp s.•re 4AND NET AaEA. lfLlff 9pUME Peer ExtaT]Be BU[LDi�w ARFA. J, BBI epUARf eEet e[IST[NO BUILOIRo CW[MOE. .El\ vRUPOseo ADOIT[ON. 1, 010 epOMf Fe ET TUtOL BUILot tNe MeA, f.Jrl spa0ee leer tmAL veoPoseo BUILptPo CWeaAce. .l9\ EXIaTtpc coNCaeTe DBIVf, l.JOo ]paARe leeT PROvaREU cON<RETC Oa[vE. ]00 spOARe FefT O•T Ttt¢ vat oYLT MD011: ). JO M - J:00 PM ION -Pat PAR[IPO II OeA[10 IN PMXB L PEC0.6\TttM PMXIW ]aT CUM[NT N= OF NLL Tt eMP 111Bp[ 10 l"CL1 WLL De[c CANAL A Tu[ oP LMo s] Taidexle ilg wne T of of Txe r�Y E � LLIY]LVrPCO pCN «IRI�[ItYo TMLTIO MO IBAYI Kf)Nl]8,11 rLR r[at L�TMec[NT I<o111 11 ROOD AWITIO[; IMTxE I ]f.30 ! Iq)I}I AI1U If.l]DIEeT eAIT oth f TXL NM TNUY�e via or If¢ Iamne v� oe wo .Eos e L 94.00 lEet; TX L NEItCl]]fJDPe \ ��Ce N 09. 1]'Oe• N 9 .Bf [MINO, CONTAIY � TXL E D BIOVTX \1 YEBT MOVN'PAtPoAPeNUL: TM F[eXOABLOX; BA MOM oa in or TxefOm f sWMEe o SCALE ]' = 20• 0 20 40 60 80 LANDS APE PAN PROJECT: HOUSING AUTHORITY ADDITION A R SS: D 5 WEST MO NTAIN AV N ITHORITY PH N 44 UYI 4 FINALREVISIONS: P Mrp � 3 OF 7 FORT COLLINS HOUSING AUTHORITY P.U.D. FLOOR PLAN AND ELEVATIONS rtl ,( xt� r CZ0 ins onion i=mlmmi --- ------------ SCurW VIEW BUILDING ELIVATIONS MRTH VIEW SCALE 03— —IT V— SOUTH SIDE GAT -2 E4 21- rxW garage 13 3 I II 55 15 NORTH SIDE DOSED -S FLODR RAN OF EXISTNG BULOM AID AMTIGN SCALE 1/0'- 1 E.ISTJIG WN S WE T SDE OF BLM-DM FLOOR PLAN AND ELIVATIONS PLAN PROJECT: HOUSING AUTHORITY ADDITION I INS HOUSING AUTHORITY A 6RS: 17 W MOUNINN /1,VLNUF- N : 1- 41 4 1 DATE JULY U, 194, III oril FlAlAl REVJS'�vt Activity A: ALL DEVELOPMENT CRITERIA - - --- -ALL-CRITERIA- _ _ _PLICABLE-CRITERIA ONLY---- CRITERION Is the criterion applicable? Will the criterion be satisfied? If no, please explain E 1 o LL =a a Yes No Al. COMMUNITY -WIDE CRITERIA 1.1 Solar Orientation 1.2 Comprehensive Plan X X 1.3 Wildlife Habitat 1.4 Mineral Deposit X 1.5 Ecologically Sensitive Areas reserved reserved 1.6 Lands of Agricultural Importance 1.7 Energy Conservation X x 1.8 Air Quality X 1.9 Water Qualit X 1.10 Sewage and Wastes �C A 2. NEIGHBORHOOD COMPATIBILITY CRITERIA 2.1 Vehicular, Pedestrian Bike Transportation ,� x 2.2 Building Placement and Orientation x 2.3 Natural Features x 2.4 Vehicular Circulation and Parking X X 2.5 Emergency Access X 2.6 Pedestrian Circulation ,� X 2.7 Architecture X 2.8 Building Height and Views 2.9 Shading X X 2.10 Solar Access XI X 2.11 Historic Resources X 2.12 Setbacks X 2.13 Landscape k� 2.14 Signs XI X 2.15 Site Lighting 2.16 Noise and Vibration X 2.17 Glare or Heat 2.18 Hazardous Materials >c A 3. ENGINEERING CRITERIA 3.1 Utility Capacity x. 3.2 Design Standards k 3.3 Water Hazards XL Genlogic H272rdr, _4 I Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 -61- • • FORT COLLINS HOUSING AUTHORITY EXPANSION - CHRONOLOGY - — - - - - June, 1974 Zoning Board of Appeals (ZBA) approved a variance request to reduce the front yard setback from 30' to 15' for the future Housing Authority structure. April, 1975 Housing Authority applied for a building permit. Proposed uses (office and recreation) determined permissible in RL, Low Density Residential, zone and permit issued. Jan. 1975 Certificate of Occupancy (CO) issued. Jan. 1977 A new lease agreement signed leasing 16,766 square feet, including the building, to the Housing Authority for $1.00 per year for 40 years. March, 1982 Planning and Zoning Board approved an expansion request to add 1,000 square feet to provide indoor equipment and vehicle storage. The expansion was viewed as a nonconforming use since, although the building was built as a permissible use in the RL zone, it was determined that the use was more accurately a legal nonconforming use. It was determined that the area of expansion was included in the lease agreement between the City of Fort Collins and the Housing Authority and, therefore, not official parkland. May, 1988 The ZBA approved a variance to reduce the front set back to 15' for a proposed 110 square foot addition. June, 1988 The Planning and Zoning Board approved an expansion of a nonconforming use request to add three additions of 131, 115 and 56 square feet (302 total square feet). July, 1989 West Side Neighborhood Plan adopted by City Council. Oct. 1991 West -side rezoning ordinance adopted by City Council. Housing Authority site rezoned to NCL, Neighborhood Conservation, Low Density, continuing the development's nonconforming status. Any future changes would require either a Planned Unit Development (PUD) or an expansion of nonconforming use review. March, 1991 The Planning and Zoning Board denied a preliminary PUD application for a 2,688 expansion. • - -- --- --- April, 1991 The Planning and Zoning Board approved a final subdivision -plat -for -the 16,766 square feet site subject to the lease between the Housing Authority and the City of Fort Collins. This action created a legally subdivided lot for the existing building and grounds. Sept. 1994 The Planning and Zoning Board approved a preliminary PUD application for a 2,660 square foot expansion. Nov. 1994 City Council upholds the Planning and Zoning Board's action which had been appealed. Jan. 1995 Final PUD application scheduled for the January 23, 1995 Planning and Zoning Board meeting. Due to length of the agenda, Housing Authority application to be heard on February 6, 1995. ' CHRONOLOGY- . •� �ipIIS�i � O • JUNE 4, 1974 Zoning Board of Appeals (ZBA) approved a request by the L Housing Authority to reduce the front yard set back from 3o' to 15' for the to be constructed Housing Authority Building. The property at 1705 (now addressed 1715) West Mountain was in the RL, Low Density Residential, zoning district. Uses for the building, mentioned in the minutes of the ZBA Hearing included: Human Resources and Housing Authority offices, recreation, day care, arts and crafts classes, and a kitchen. APRIL 16, 1975 The Housing Authority applied for a building permit for the Housing Authority Building to be located at 1715 W. Mountain Avenue. Uses mentioned on the permit included office and recreation uses. These uses were determined to be permissible in the RL zone and a permit was issued. JANUARY 23, 1976 A certificate of occupancy (Co) was issued for the Housing Authority Building at 1715 West Mountain Avenue. The uses listed on the certificate were for Housing Authority offices and recreation. Parking was provided at the Parks and Recreation ball fields lot on the east side .of the buildinc. The use reasired a maximum of 17 off-street parking spaces. JANUARY 4, 1977 i A Lease Agreement was signed (this replaced an older lease agreement from 1974 before the building was built) between the City of Fort Collins and the Housing Authority, leasing the 16,766 square foot piece of property, including the building, to the Housing Authority for $1.00 per year for a 40 year period. (The property described in the legal description attached to the lease is the same 16,766 sq. ft. piece of property that is shown on the plat drawn up in 1992.) JUNE 20, 1978 City Council considered the Hearing and First Reading of Ordinance :`64-1978 rezoning certain properties along Mountain Avenue, west of Shields and east of the Canal, from the RIM, Medium Density Residential, to the RL, Low Density Residential, District. The rezoning, called the Wells- West Rezoning, - - i. Authority Building and leased area was not a part of this rezoning, as it was already zoned RL. OPP Y A z9gz.''. --one anninq-and Zoning -Board-approved-anpanslon of .a non- conforming use request to add 1000 sq. ft. to the west side of the Housing Authority building to provide an indoor equipment and vehicle storage area. The expansion was viewed as a non- conforming use because, although the building was built as a permissible use, it was determined that the use was more accurately a legal non -conforming use. It was determined that the area of expansion was included in the lease agreement between the City of Fort Collins and the Housing Authority and was therefore not official parkland. MAY 12, 1988 The ZBA approved a variance to reduce the front set back from 20' to 15, for a proposed 110 sq. ft. addition to *the north side of the building. The addition was to be built in -line with the existing building which was set back 151from the property line. The addition was part of a request for expansion heard by the Planning and Zoning Board on June 27. JUNE 27, 1988 The Planning and Zoning Board approved an expansion of a non- conforming use request to add three additions to various parts of the building (131.sq. ft., 115 sq. ft., and 56 sq. ft) for a total of 302 square feet. JULY 1989 The West Side Neighborhood Plan was adopted by City Council. OCTOBER 1, 1991 City Council adopted the West -side rezoning ordinance. This rezoned the Housing Authority site to N-C-L, Neighborhood Conservation Low Density Residential. The existing Housing Authority continues to be a legal, non -conforming use. Any. changes to the building would require either a Planned Unit Development or an expansion of a non -conforming use review. Both processes require a hearing by the Planning and Zoning Board. OCTOBER 28, 1991 The Housing Authority applied to the City Planning Department for a non -conforming use review request for a 2,688 sq. ft. addition to the west side of the building. The addition is for an enclosed vehicle and equipment storage area. Part of the existing garage would be converted to office uses and for storage of files and office equipment. The number of employees would remain the same and the number of vehieles remain the same. i' .1�j' ) ii. C.L G� � t� � C � �� �� G1 6t �--� • 1 �''� The Zoning Department indicated that the expanded building would have to meet the building area to lot size requirements of the _N_-_C_-L zone. -(Minimum lot -size _is _at, 1-east 3 tomes t he floor area of the building, excluding any indoor vehicle storage areas or garages.) Prior to seeing the plat or floor plans, it was thought that the expanded building might not meet the area requirements and the Housing Authority was advised to submit the request as a PUD. Later, after the plat was received, it was determined that the expanded building minus the indoor garage area would require a minimum of a 13,700 sq. ft. lot. The lot that is described in the Lease Agreement and plat is 16,766 sq. ft. and therefore the expanded building would conform to the N-C-L zone and the request could be processed as a non -conforming use expansion. The Housing Authority decided to pursue the Planned Unit Development because they had completed most of the required PUD submittal requirements (storm drainage report, landscape plan, architectural elevations, etc.). NOVEMBER 20, 1991 �yrrH� • /� LU Z� j��c`7i1GG� A "Planning Review" notice sign was poste'on the property facing Mountain Avenue. The sign was checked three times and has not been taken down by City Staff. JANUARY 16, 1992 A legal notice was placed items on the January 27t_': agenda. One of the items c Housing Authority PUD. T: agenda prior to the meet- incomplete. FEBRUARY 13, 1992 in the Triangle Review, listing Planning and Zoning Board meeting )n the January 27th agenda was the ie project was pulled off of the ng because stormwater plans were A legal notice was placed in the Triangle Review listing items on the February 24th Planning and Zoning Board meeting agenda. One of the items on the February 24th meeting was the Housing Authority PUD. FEBRUARY 12, 1992 A letter was sent to - property owners within 500 feet of the Housing Authority PUD providing notice of the Planning and Zoning Board meeting for February 24, 1992.. FEBRUARY 24, 1992 The Planning and Zoning Board tabled the Housing Authority PUD request to the March 23, 1992.