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HomeMy WebLinkAbout403 S WHITCOMB PUD - FINAL - 86-88 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM .V() 11 PLANNING AND ZONING BOARD MEETING OF December 19,, 19s8 STAFF REPORT PROJECT: 403 S. Whitcomb PUD, Preliminary and Final - #86-88 APPLICANT: Stephen McGinnis 403 S. Whitcomb Fort Collins, CO 80521 OWNER: Stephen McGinnis 403 S. Whitcomb Fort Collins, CO 80521 PROJECT PLANNER: Sherry Albertson -Clark PROJECT DESCRIPTION: A request for preliminary and final PUD approval for a 528 square foot addition to an existing garage for the sale of antiques and collectibles at a single family residence, located at 403 S. Whitcomb. The site is zoned R-H, High Density Residential. RECOMMENDATION: Denial EXECUTIVE SUMMARY: The applicant proposes to construct a 528 square foot addition to an existing garage, for the sale of antiques and collectibles. The existing residence on the site would remain. The proposal is not supported by Point Chart E "Business Service Uses" nor the "All Development" criteria of the LDGS (more specifically, compliance with the City's Comprehensive Plan and parking capacity requirements). Furthermore, the proposal is not in conformance with adopted goals, objectives and policies of the City's Compre- hensive Plan. OFFICE OF DEVELOPMENT 300 LaPorte Ave. • P O. Box 580 • Fort Collins. Colorado 80522 • t303) 22' n SERVICES. PLANNING DEPARTMENT 403 S. Whitcomb PUD - Preliminary and Final #86-88 P & Z Meeting - December 19, 1988 Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: RH; existing single family residences S: RH; existing single family residences E: BG; existing offices, Aggie Liquors W: RM; existing single family residences The structure located at 403 S. Whitcomb is the residence of the applicant. This proposal is for a 528 square foot addition to the existing garage to house the antique and collectible sales use. The residential use would continue. The site, which is located on the west side of the 400 block of Whitcomb, is zoned R-H, High Density Residential. The R-H District is for areas containing such uses as high density residential (single and multi -family), standard restaurants, medical clinics, office and personal service shops. Retail uses are not permitted in the R-H District. 2. Land Use: The proposed land uses were reviewed against the applicable point chart and the adopted elements of the Comprehensive Plan as follows: 1. The project was evaluated by Point Chart E "Business Service Uses" and achieved 41% of the applicable points. This category of criteria requires a minimum of 50% of the applicable points be achieved to support the proposed land use change. Points were awarded for applicable criteria as follows: Criterion B. S. College Avenue Corridor - full points were awarded based on the site location outside of this corridor. Criterion C. Part of Center - no points were awarded since the project is outside of the Downtown (defined as the DDA district) nor is it part of a shopping center or office park. Criterion D. - Two Acres or More - no points were given since the site size is less than 2 acres. Criterion E. Mixed -use - no points were given since both the residence and the retail use would be occupied by the same user, therefore the proposed uses fails to meet the requirement that both uses be "significant." Criterion G. Energy Conservation - no points were awarded since the applicant has not sought credit for energy conservation. 403 S. Whitcomb PUD - Preliminary and Final #86-88 P & Z Meeting - December 19, 1988 Page 3 Criterion H. Contiguity - full points were awarded for having contiguity to existing urban development on all sides of the property. Therefore, the project fails to achieve the necessary 50% of points and to satisfy Absolute Criterion #2 of the Business Service Uses. The applicant has not provided any justification to grant a variance to this criterion. Therefore, the project is being recommended for denial based on the proposals failure to achieve this absolute criterion. 2. Based on a review of the Goals and Objectives, Plan, staff does not believe that the proposed land use is in accordance with the Comprehensive Plan. The Goals and Obiectives document of the Comprehensive Plan states the following objective for achieving preservation and development of unique qualities and characteristics of all neighborhoods: "Protect against the intrusion of incompatible commercial and business activities which have a significant negative impact upon predominantly residential areas." Other objectives for achieving maximum compatibility between land uses are: "Protect the character of new and existing residential neighborhoods against intrusive and disruptive surrounding development," and; "Protect older residential areas from encroachment by industrial and commercial uses which may impair the viability of the residential neighborhood." These goals and objectives are intended to discourage the premature conversion of property to an inappropriate land use and to encourage the maintenance and stability of viable, older residential neighborhoods. The introduction of a commercial use, regardless of the scale or magnitude of the use, begins to create pressure for the conversion of other residential uses, threatening the area's viability as a residential neighborhood. The policies, goals and objectives have been further refined and supported in the proposed Downtown Plan and Westside Neighborhood Plan. While these Plans are not adopted, they do provide additional policy refinement for the older core neighborhoods. Both the Downtown Plan and the Westside Neighborhood Plan, identify the block on which the proposal is sought as being for residential land use. Furthermore, the Downtown Plan recommends that a business such as an antique sales be located in the existing retail core of the downtown. The West Side Neighborhood Plan, recommended for adoption by the Planning and Zoning Board in July, identifies this side of Whitcomb Street as a "conservation area." The conservation area is intended primarily for single family residential uses. Other uses allowed in the conservation area are 403 S. Whitcomb PUD - Preliminary and Final #86-88 P & Z Meeting - December 19, 1988 Page 4 churches, schools and public/quasi-public recreational uses; accessory dwelling units (basement apartments); group homes; and multi -family dwellings. Based on a review of the Goals and Objectives, staff finds that the proposed plan is not in conformance with adopted City goals and objectives and does not meet Absolute Criteria #5 of the "All Development" chart of the Land Development Guidance System which asks "is the development in accordance with the adopted elements of the Comprehensive Plan, including but not limited to: Master Street Plan and other adopted street policies; Open Space Plan and other adopted open space policies." Furthermore, staff believes that the introduction of a commercial use would be potentially intrusive and disruptive on the adjacent, stable residential neighborhood. 3. Neighborhood Compatibility: A neighborhood meeting was held on October 11, 1988 (see attached summary). Concerns raised related to the issue of commercialintrusions in residential areas and the adequacy of parking. Both issues are discussed separately in the land use and design sections of this report and are the basis of the staff recommendation for denial. 4. Design: The existing residence and garage are situated on a 7,500 square foot corner lot. The applicant proposes a 528 square foot addition to the front of the garage to house the antique and collectible sales. The addition would retain the same setback from the street as other existing structures in the neighbor- hood and would be finished with the same cedar siding used on the residence. The Whitcomb elevation of the addition would include a garage door, door and window. Signage would be limited to the window of the Whitcomb elevation. All existing landscaping would be retained, with the relocation of one existing plum tree. The City Forester has requested that street trees be added along the site's Magnolia frontage and the applicant has complied. Although the proposed addition would retain a fairly consistent setback with other existing homes in the area, the addition to the garage would change the residential character and appearance of the site. Most garages in the area are placed closer to the back of the lot, as is the existing garage, while the homes are approximately 20' from the back of the sidewalk. With the addition, the front of the garage is shifted 22' closer to the front of the lot. The applicant is proposing two parking spaces in front of the addition for customer parking. The applicant feels this would be adequate for the antici- pated average of one customer per hour and his intended small-scale operation. Staff is concerned that this may not provide adequate parking for customers; furthermore, there is no off-street parking provided for the residence. The only alternative for additional parking to support both customer and resident parking would be on -street. Staff has not supported the use of on -street parking as a way to justify meeting the parking requirements. Providing 403 S. Whitcomb PUD - Preliminary and Final #86-88 P & Z Meeting - December 19, 1988 Page 5 customer parking on -street would compete with the needs of adjacent residen- tial land uses. Therefore, staff does not believe there is adequate off-street parking provided to support both the residence and the proposed antique and collectible sales and that Criteria #35 of the LDGS ("Does the development satisfy the parking capacity requirements of the City and provide adequate space suited to the loading and unloading of persons, materials and goods") has not been met. 5. Transportation: Both Whitcomb and Magnolia Street are local streets. A traffic impact analysis was not required because the traffic impact is considered insignificant. RECOMMENDATION The proposed commercial land use is not in conformance with adopted goals, and objectives of the City nor is it in conformance with the Land Develop- ment Guidance System in that the project fails to satisfy Criteria #5 of the "All Development" chart which requires compliance with the Comprehensive Plan; fails to satisfy Criteria #35 regarding providing adequate parking, and; fails to satisfy criterion #2 of the Business Service Use category which requires that project earn at least 50% of the points on Point Chart E. Therefore, staff recommends denial of the 403 S. Whitcomb PUD Preliminary and Final, #86-88. 601 III long mum M�wm Fig IMENT 311; all VIA WE r�sR�� r 4•1a ►z� rz, •��. �� r � wil mo"Wmw Ewa MYS sun v<o Ei arm --7f i ©fir i 1� WAR 4e ►'ice tl:7 Cl;1 f:lT. Lr ■ �a 41 , 111�r••�l1�ll .T wjr-w �`40 � EMAILi►.� � . . ... gills 11� WII: _ CII: dillumm __1C 311 aE■ o �� .r_ War. ' = I �IO WA Ilia! I al«illy �il� o � 01 i PLANNING AND ZONING CERTIFICATION OWNER CERTIFICATION • 3TE PLAN r.r ELIMMON PLAN ort� LUE vcn�nr wP - _ 0 rSTEPHEN MCGINNIS A 3 I� 11 1j403- S.WHITCOMB FT COLLINS,CO 303-224-2436 CITY OF FT.COLLINS PLANNING AND ZONING BOARD re: 403-S.WHITCOMB TO WHOM IT MAY CONCERN, I WOULD LIKE TO OPEN A SMALL SCALE ANTIQUE BUSINESS OUT OF MY HOME. I AM UNABLE TO WORK AT A REGULAR JOB DUE TO MY PHYSICAL LIMITATIONS. MY REHABILITATION CONSOLUR,LINDA PLASTERS, AND I ARE WORKING ON A REHABILITATION PROGRAM TAAT CONSISTS OF A BUSINESS IN MY HOME. DUE TO MY PHYSICAL LIMITATIONS A BUSINESS OUTSIDE OF MY HOME WOULD NOT BE FESIBLE. I NEED TO BE ABLE TO ALTERNATE STANDING AND SITTING EVERY 20 MINUTES OR SO. I HAVE TO BE ABLE TO LAY DOWN WHENEVER NECESSARY. A BUSINESS OUT OF MY HOME WOULD ENABLE ME TO BE PRODUCTIVE AND GIVE ME AN INCOME. I BELIVE MY HOME BUSINESS WOULD NOT CAUSE MORE TRAFFIC PROBLEMS OR PARKING PROBLEMS. I'M ASKING FOR A VARIUNCE FOR MY OWN USE ONLY. I PLAN ON LIVING HERE THE REST OF MY LIFE AND I WANT TO CONTINUE TO KEEP THE QUAILITY OF MY NEIGHBORHOOD AS IT IS NOW. THANK YOU FOR YOUR TIME, ✓/lam STEPHEN MCGINNIS PROJECT NAME: Lj6 'j, PROJECT NUMBER: pa /01 -/'1' -dr ALL DEVELOPMENT; NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY nilll the aitenorl Is the criterion apphcoble� be satistled' CRITERION e<��°F� ,�P;°°°\G Yes No If no, please explain r�.....:..... NEIGHBORHOOD COMPATABILITY 1. Social Compatibility 2. Neighborhood Character 3. Land Use Contlicts 4. Adverse Trctfic ImQcct PLANS AND POLICIES 5. Comprehensive Plan 6. Street Capacity 7. Utility Capacity 8. Design Standards 10. Security Lightir 11. Water Hazards 12. Soils & Slope Hazard 13 Significant Vegetation 14. Wildlife Habitat 15. Historical Lanamark 16. Mineral Deposit 17. Eco-Sensitive Areas 18. Agricultural Lands ENVIRONMENTAL STANDARDS 19. Air Quality 20. Water Quality 21. Noise 22. Glare & Heat 23, Vibrations 24. Exterior Lighting 25. Sewage & Wastes 26. Community Organization 27. Site Organization 30. Privacy 31, Open Space Arrangement 32. Building Height 33. Vehicular Movement 34. Vehicular Design 35. Parking 36. Active Recreational Areas 37. Private Outdoor Areas 38. Pedestrian Convenience 39. Pedestrian Conflicts 4& Landscaping; Open Areas 41. Landscaping/Buildings 42, Landscaping/Screening 43. Public Access 44. Signs -12- I BUSINESS SERVICE USES- POINT CHART E For All Critera Applicable Criteria Only I. ' ` • Criterion 'is 'is The cpliccble Vnis No 11 III Iv Circle The Correct Score Yes �W* No Multiplier Pants Ecrceb 1x11 CXIML cpl cc; Pelnts a. Transit route X 2 0 2 i. b, S. College corridor X X C 0 4 g c. Part of center d, Two acres or more X X X X 2 20 3 3 D 6 6 e. Mixed -use X X 2® 3 6 I f, Joint parking f 1 2 0 3 -- -- g. Energy conservation X- _ 1 2 4 8 f h, Contiguity X X C 0 5 /0 10 i, Historic preservation" 1 2 0 2 � 1 2 0 k. 1 2 0 l 1 2 0 'vw—Very well Done Totals v vl r Percentage Earned of Maximum Applicable Points _ VNI = VII % vll —24— D December 30, 1988 Mr. Felix Lee Building Inspector CITY OF FORT COLLINS Box 580 Fort Collins, CO 80522 GEFROH HATTMAN INC. ARCHITECTS/PLANNERS CONSTRUCTION MANAGEMENT n 135 West Swallow Road J Fort Collins, CO 80525 j (303) 223-7335 RE: ENERGY CODE COMPLIANCE FOR 22X24 ADDITION TO 403 SOUTH WHITCOMB Dear Mr. Lee: The following information reviews this structure for compliance to the model energy code with the intent of claiming points on the Business Service Point Chart required of the applicant by the Planning Department. The building is wood frame 24.0 X 22.0 totaling 528 square feet. We are requesting six out of a possible eight points on the point chart in ques- tion or 75% of the amount available. To achieve these six points we contend that the design of this building, being more thermally efficient, will reduce the consumption of none re- newable fossil -type fuel, thus warranting the point chart consideration. The following summary demonstrates an average savings of 60% over the energy a build that complies with the model energy code consumes through a normal heating cycle. This building is not air-conditioned. Respectfully, GEFROH TT IN.Q^'/ `` •° T'°` redric rJ. Hattman \ Vice President =�' '�;. /��'• `y. ,`,P' •A iZZ kam !� Ii 111S.•y; MODEL ENERGY CODE COMPLIANCE 403 SOUTH WHITCOMB BUILDING ENVELOPE Building Footprint 528 Sq. Ft. Building Dimensions 24.0 Ft. X 22.0 Ft. Floor to Ceiling Height of Heated Space 12 Ft. Temperature Differential 720 F. Heating Season 6600 Degree Days CODE COMPLIANT - Base Data for This Building Table Values of Surface Aggregate Walls U = 0.26 0 Roof/Ceiling U0 = 0.07 Slab R = 5.4 BASE CRITERIA Building U. = SPECIFIC BUILDING - Envelope Value Wall U Wall X Area Wall + U Roof X Area Roof o SURFACE AREA 0.26 X 1104 + 0.07 X 528 1632 Cedar Siding R = .8100 Insualted Sheathing R = 2.5000 Batt Insulation R = 13.0000 Wood Studs 24 o/c R = 4.3750 Gypsum Board 5/8" R = .5625 Door Metal Insulated R = 2.1300 Door Overhead R = 5.2600 Assume 10% of Wall is Solid Wood Framing R = 8.2400 Assume 90% of Wall is Filled With Insulation R = 16.8700 Glass -Wood Frame and 5/8" Insulation Glass UG= .4900 Wall Surfaces -- Glass 30 Sq. Ft. Glass Wall 96 Sq. Ft. Solid Wall Wall 867 Sq. Ft. Void Wall Door 21 Sq. Ft. Door Door 90 Sq. Ft. Overhead Door Wall U0 = UG X Glass Area & USW X Solid Wall Area + UVW X Void Wall Area + UD X Area Door + UD X Area Door SURFACE AREA = 0.49 X 30 + 0.12 X 96 + 0.059 X 867 + 0.19 X 90 + 0.46 X 21 110 14.7 + 11.52 + 51.153 + 17.1 + 9.66 lo4.133 = 0.94 110 = 1104— e -MODEL ENERGY CODE COMPLIANCE 403 SOUTH WHITCOMB Page 2 Roof/Ceiling Assume 10% of Roof is Framing Assume 90% of Roof Space is Void is 1/2" Gypsum Board Truss Minimum Insulation Over Truss Insulation Uo Roof = UR Area Truss + UR X Area of Insulation ROOF AREA 0.42 X 53 + .032 X 475 52 .033 Overall Envelope U Values = UW X A + UR X A SURFACE AREA Base Data = 0.94 X 1104 + .033 X 528 1632 Uo = 0.075 Uo = 0.198 ENERGY CONSUMPTION - At design differential Base Data AS X Uo X At = BTUH 1632 X 0.198 X 72 = 23266 BTUH Building as Designed AS X Uo X At = BTUH 1632 X 0.075 X 72 = 8813 3TUH Hourly Savings at Design Temperature Design = 8813 BTUH Base 232 6 __ BTUH .37 Savings = 63% ENERGY CONSUMPTION - Seasonal Base Data AS X Uo X DD = MBTU/Season 1632 X 0.198 X 6600 = 2.133 MBTU/Season Building as designed AS X Uo X DD = MBTU/Season 1632 X 0.075 X 6600 = 808 MBTU/Season Seasonal Savings Design = 808 MBTU = 38% Base 2.133 MBTU R = .450 R = 4.375 R = 19.000 R = 30.000 R = 23.825 R = 30.450 Percent of Fuel Savings 62 Per Season NEIGHBORHOOD MEETING SUMMARY On Tuesday, October 11, 1988 at 7:00 P.M. at Dunn Elementary School, a neigh- borhood meeting was held on the 403 S. Whitcomb PUD. In attendance at this meeting was Steve McGinnis, property owner/developer and Sherry Albertson - Clark, Project Planner for the City Planning Department. Six resi- dents/property owners attended the meeting. The meeting began with an introduction by Sherry Albertson -Clark to the purpose of the meeting and an overview of the planning review process. Mr. McGinnis then provided an overview of the proposed project, after which, questions and comments on the proposed project were addressed. The following summarizes the questions asked and responses given by the developer and his representatives and/or staff, as well as comments made by the residents. uestion: If one business goes into a residential area, could others also go in? What would happen to the property values? Response: Staff replied that this is a concern and that the introduction of one commercial use could cause pressure for future conversions to non-residential uses. This area is identified on the West Side Neighborhood Plan to remain in residential use. Many factors play a role in determining property values. Question : How is parking being handled? Would two spaces be enough? Response: Applicant responded that two would be adequate, based on his anticipated number of customers at any one time. Comment: Parking is a concern to area residents and there is no enforcement on the alley between Mulberry and Magnolia. Question : Are apartments inspected to determine the number of people living in them? Response: Staff replied that this type of inspection would only occur with a written complaint. Comment: View this business as having minimal impact. Think area will eventually become commercial. Would be concerned if there would be any outside display of collectibles or antiques. Comment: If businesses go in, will eventually have to sell home. Then there wouldn't be any incentive to maintain property. Comment: Long-time residents concerned regarding change of use in the area. Response: Mr. McGinnis replied that the proposed addition would be sided with the same material to match the existing house. Question : Why are the units in the 300 block of Whitcomb habitable? Response: Staff replied that didn't know and wasn't familiar with that particular area. Comment: Thinks business would be okay, an improvement for the area. Comment: Concerned about valuation of property, conversion of home to commercial. Hopes this is not a foothold for bigger businesses to come into the area. Likes the neighborhood. The meeting adjourned at 7:45 P.M. -2- n�"�(�L1�y�l U �� .�S,.I .� � Grp i k �� U i 1 .1z... ��- � �-1%' �i� d ' U ��� 1����-� ` s1 �-c.�— ���Z�.f—c o..-tr—�, ��� �� � ? 1 CC.i - � � � � - � �� � � �' ,�� � � � � j � ��zL�n� c�,�- � ���' ..mod-� I �iL1 . 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