HomeMy WebLinkAboutCHERRY STREET COTTAGES - PDP - PDP160041 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSPROJECT NAME
CHERRY STREET COTTAGES — PDP160041
STAFF
Jason Holland, City Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: This is a Project Development Plan for a proposed residential subdivision
at the northeast corner of Cherry Street and Lyons Street. A total of six
lots are proposed, with single-family detached dwellings located on each
lot. Each lot is 4,879 square feet in size. The front of the residences face
Cherry Street. A rear alley is proposed to the north, behind the residences
to access detached garages for each residence. Three additional
dwellings are located above the garages. A total of 9 dwellings are
proposed. The site is approximately one acre in size, or 44,579 square
feet.
The project is zoned Low Density Mixed Use Neighborhood (L-M-N).
Single-family detached dwellings are a permitted use in the L-M-N zone
district subject to a Type 1 administrative review and approval.
APPLICANT: Paul C Sorensen
SORENSEN ENGINEERING & CONSTRUCTION
1901 BEAR CT
Fort Collins, CO 80525
OWNER: EVAN GILMARTIN
2519 S SHIELDS ST
FORT COLLINS, CO 80526
RECOMMENDATION: Approval
EXECUTIVE SUMMARY
The approval of the Cherry Street Cottages PDP complies with the applicable requirements of the City of
Fort Collins Land Use Code (LUC), more specifically:
• The PDP complies with the applicable review procedures of Division 2.2.
• The PDP complies with all applicable Low Density Mixed -Use Neighborhood (L-M-N)
standards of Division 4.5.
Page 1
4r
v
• The PDP complies with all applicable General Development Standards located in Article 3 of
the Land Use Code.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
Direction
Zone District
Existing Land Uses
North
Low Density Mixed -Use
Neighborhood (L-M-N)
Residential
South
N/A
Putnam Elementary School
East
Neighborhood Conservation Low
Density (N-C-L)
Residential
West
Low Density Residential (R-L)
Residential
Land Use History:
In 1965, the property was originally annexed into the City of Fort Collins as part of the Pierce
Annexation.
• The property is currently undeveloped.
2. Compliance with Applicable L-M-N Standards:
The project complies with all applicable L-M-N standards with the following comments
provided:
A. Section 4.5(B)(2)(a)(1) — Permitted Uses
Single-family detached dwellings are a permitted use in the L-M-N District subject to a Type 1
administrative review.
B. Section 4.5(D)(1) — Density
This standard typically requires that residential density on projects that are part of Project
Development Plans containing less than 20 acres have a density not less than 3.00 dwelling
units per net acre and not greater than 9.00 dwelling units per gross acre.
For this project, both the gross and net acreage are the same. Per LUC 3.8.18(B) which
outlines areas to be deducted from the gross acreage to achieve a net acreage, there are no
Page 2
applicable deductions. The site is 44,579 square feet, or 1.02 acres. A total of 9 dwellings are
proposed. The resulting density is 8.8 units per acre, in compliance with the standard.
C. Section 4.5(D)(2) — Mix of Housing
This standard is not applicable due to the overall project size of one acre.
The standard requires a minimum of four housing types on any overall project containing 30
acres or more, and a mix of three housing types on any overall project containing 20 acres or
more.
D. Section 4.5(D)(6) — Small Neighborhood Park.
This standard is not applicable due to the overall project size of one acre.
This standard requires that development projects of ten acres or more provide a small
neighborhood park that is at least one acre in size, or be located near an existing park that
meets the criteria described in this section.
(E) Section 4.5(E) — Development Standards.
(1) Streets and Blocks.
(a) Street System Block Size. The local street system provided by the development shall
provide an interconnected network of streets in a manner that results in blocks of developed
land bounded by connecting streets no greater than twelve (12) acres in size.
(b) Mid -Block Pedestrian Connections. If any block face is over seven hundred (700) feet
long, then walkways connecting to other streets shall be provided at approximately mid -block
or at intervals of at least every six hundred fifty (650) feet, whichever is less.
As a small infill project, the property is bound by public streets along the southern and
western boundary of the project, and no additional streets or connecting walkways are
required to meet the criteria described in this standard.
(3) Maximum Residential Building Height. The maximum height of one-, two- and three-family
dwellings shall be two and one-half (2.5) stories.
The project lists the maximum building height as 25 feet with the project's site plan land use
table. Staff recommends that this be clarified by the Applicant at the hearing and listed in
stories on the plans.
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
comments provided:
A. Section — 3.2.1 Landscaping and Tree Protection
Page 3
r
v
1) Section 3.2.1(D)(2) Street trees. Street trees are provided at approximately 40-
foot intervals along the project's Cherry and Lyons Street frontage, in accordance
with the standards of this section.
2) Section 3.2.1(D)(3) Minimum Species Diversity. The project provides not more
than 15% of any one tree species in compliance with this standard. -
3) Section 3.2.1(E)(1) Buffering Between Incompatible Uses and Activities.
This section states: In situations where the decision maker determines that the
arrangement of uses or design of buildings does not adequately mitigate conflicts
reasonably anticipated to exist between dissimilar uses, site elements or building
designs, one (1) or more of the following landscape buffering techniques shall be
used to mitigate the conflicts.
(a) Separation and screening with plant material: planting dense stands of
evergreen trees, canopy shade trees, ornamental trees or shrubs;
(b) Integration with plantings: incorporating trees, vines, planters or other plantings
into the architectural theme of buildings and their outdoor spaces to subdue
differences in architecture and bulk and avoid harsh edges;
(c) Establishing privacy: establishing vertical landscape elements to screen views
into or between windows and defined outdoor spaces where privacy is important,
such as where larger buildings are proposed next to side or rear yards of smaller
buildings;
(d) Visual integration of fences or walls: providing plant material in conjunction
with a screen panel, arbor, garden wall, privacy fence or security fence to avoid
the visual effect created by unattractive screening or security fences;
(e) Landfo►m shaping: utilizing berming or other grade changes to alter views,
subdue sound, change the sense of proximity and channel pedestrian movement.
Section 3.2.1(H) Placement and Interrelationship of Required Landscape Plan
Elements.
This section states: In approving the required landscape plan, the decision maker
shall have the authority to determine the optimum placement and interrelationship
of required landscape plan elements such as trees, vegetation, tun`, irrigation,
screening, buffering and fencing, based on the following criteria:
(1) protecting existing trees, natural areas and features;
(2) enhancing visual continuity within and between neighborhoods;
(3) providing tree canopy cover-
(4) creating visual interest year round;
Page 4
(5) complementing the architecture of a development;
(6) providing screening of areas of low visual interest or visually intrusive site
elements;
(7) establishing an urban context within mixed -use developments;
(8) providing privacy to residents and users;
(9) conserving water,
(10) avoiding reliance on excessive maintenance;
(11) promoting compatibility and buffering between and among dissimilar land
uses;
(12) establishing spatial definition.
Staff analysis:
To address the two sections described above, the applicant proposes 18 Taylor Juniper
evergreen trees along the northern boundary of the project, which are intended to soften
views into the project from the neighboring property and provide screening of the proposed
vehicular drive aisle that provides access to the north -facing garages. Additionally, a
detention pond is provided to the east with plantings provided within the pond that help
provide visual buffering and transition space. Should additional mitigation measures be
deemed necessary in order to provide additional screening, these code sections could be
referenced to apply additional measures such as solid fencing and/or additional landscape
screening.
B. Section 3.2.2 — Access, Circulation and Parking
In conformance with the Purpose, General Standard, and Development Standards described
in this section, the parking and circulation system provided with the project is well designed
with regard to safety, efficiency and convenience for vehicles, bicycles, pedestrians and
transit, both within the development and to and from surrounding areas.
LUC 3.2.2(K)(1)(c) Parking Requirements:
Single -Family Detached: For each single-family dwelling there shall be one (1) parking space
on lots with greater than forty (40) feet of street frontage or two (2) parking spaces on lots
with forty (40) feet or less of street frontage.
Minimum off-street parking quantities required for the project are satisfied through two garage
spaces provided on each lot. Each lot is 50 feet wide, and is required to provide one off-street
parking space, plus one additional space for the three lots that have an additional dwelling
above the detached garage.
C. Section 3.3.1— Plat Standards
Page 5
All lots have direct access to a public street. The layout of roads, driveways, utilities,
drainage facilities, and other services are designed in a way that enhances an interconnected
system within and between adjacent developments. The plat demonstrates proper
dedication of public rights -of -way, drainage easements and utility easements that are needed
to serve the area being developed.
D. Section 3.5.2(E) Residential Building Setbacks, Lot Width and Size
All proposed lots comply with the lot size, width and setback standards of this section, which
require a minimum lot width of 40 feet for single-family detached dwellings. The proposed
project provides the following setbacks in conformance with the standards:
15-feet Front Yard
5-feet Interior Side Yard
15-feet Corner Side
8-feet Rear Yard
4. Neighborhood Meeting
A City neighborhood meeting was not required for proposal and the Applicant elected to submit
the project for staff review without holding a neighborhood meeting.
5. Findings of Fact/Conclusion
In evaluating the Cherry Street Cottages PDP, staff makes the following finding of fact:
A. The PDP complies with the applicable review procedures of Division 2.2.
B. The PDP complies with all applicable Low Density Mixed -Use Neighborhood (L-M-N) standards
of Division 4.2.
C. The PDP complies with all applicable General Development Standards located in Article 3.
RECOMMENDATION:
Staff recommends approval of the approval the Cherry Street Cottages Project Development Plan,
PDP#160041 based on the Findings of Fact on page 6 of this staff report.
ATTACHMENTS
1. Vicinity Map (PDF)
2. Site and Landscape Plan (PDF)
3. Plat (PDF)
4. Utility Plans (PDF)
5. Drainage Report (PDF)
Page 6
Lincoln Middle School
Lancer Dr
..
Alameda St
v
ry
Q
Pomona -St
JVICU,
c10
Pierce Subdivision
ct
L
U)
Z
W Vine
a
W Vine Dr
1 inch = 500 feet
i St
St
City of Community Development and
Neighborhood Services
F6rt Collins
Planning Services
281 North College Ave.
P.O. Box 580
Fort Collins, CO 80522
970.221.6750
970,224.6134 - fax
fcgov. com/developmentreview
Cherry Street Cottages PDP160041 Staff Recommended Conditions of Approval
Lots 1, 2, and 3:
1) At the time of Building Permit Application, Lots 1, 2, and 3 shall meet one of the following
options:
a) Detached Carriage House Option. Each detached garage on lots 1, 2, and 3 that contains a
single-family dwelling shall contain a maximum of one thousand (1,000) square feet of
floor area, including the garage. Floor area shall include all floor space within the
basement and first floor plus that portion of the floor area of any second story having a
ceiling height of at least seven and one-half (7%) feet. The building footprint for each
detached building shall not exceed six hundred (600) square feet.
b) Accessory Buildings with Habitable Space. Should lots 1, 2, or 3 be constructed with only
one dwelling unit per lot and no second dwelling is proposed, then the rear garage
building must meet all applicable Land Use Code Requirements for Accessory Buildings
with Habitable Space. Any accessory building with water and/or sewer service shall be
considered to have habitable space. Any person applying for a building permit for such a
building shall sign and record with the Larimer County Clerk and Recorder an affidavit
stating that such accessory structure shall not be used as a dwelling unit. All applicable
building permits issued for such buildings shall be conditioned upon this prohibition. Any
such structure containing habitable space that is located behind a street -fronting principal
building shall contain a maximum of six hundred (600) square feet of floor area. Floor area
shall include all floor space within the basement and ground floor plus that portion of the
floor area of any second story having a ceiling height of at least seven and one-half (7%)
feet.
c) Accessory Buildings Without Habitable Space. Any accessory building without water
and/or sewer service, which has not been declared to contain habitable space by the
applicant, shall not exceed a total floor area of six hundred (600) square feet. Floor area
shall include all floor space (including basement space) within the building having a ceiling
height of at least seven and one-half (7%) feet.
Lots 4, 5, and 6:
2) At the time of Building Permit Application, the proposed garage structure on Lots 4, 5, and 6
shall also meet the Accessory Buildings Without Habitable Space requirements. The accessory
buildings shall not exceed a total floor area of six hundred (600) square feet. Floor area shall
G
include all floor space (including basement space) within the building having a ceiling height of
at least seven and one-half (7%Z) feet.
The following standards shall apply to all Lots 1 through 6 unless otherwise noted:
3) Garage buildings on all lots must be detached, unless a plan amendment is proposed,
reviewed and accepted to allow attached garages. Should attached garages be proposed, the
attached garage space and any allowable habitable space above the garage shall be
horizontally and vertically stepped back from the primary walls of the building and be
designed to meet all building design, floor area and height standards for carriage houses and
accessory buildings.
4) Garage building footprints shown on the PDP site plan shall be updated to reduce the size of
footprints shown to be not more than 600 square feet.
5) The carriage house dwelling on lot 1 shall be designed with an entrance porch or stoop at the
ground level that faces Lyons Street.
6) Maximum building height shall be two (2) stories, except for carriage houses, and accessory
buildings containing habitable space, which shall be a maximum of one and one-half (1%)
stories. The height of a detached dwelling unit (carriage house option) at the rear of the lot or
an accessory building containing habitable space shall not exceed twenty-four (24) feet to the
highest point of the roof surface.
7) Maximum building height shall be one (1) story for accessory buildings containing no habitable
space. The height of an accessory building containing no habitable space shall not exceed
twenty (20) feet to the highest point of the roof surface.
8) Eave Height. The exterior eave height of an eave along a side lot line shall not exceed thirteen
(13) feet from grade for a carriage house or an accessory building with habitable space located
at the rear of the lot. The exterior eave height of an eave along a side lot line shall not exceed
ten (10) feet from grade for an accessory building containing no habitable space.
9) Carriage houses and accessory buildings shall minimize north facing windows. If used, north
facing windows shall be subordinate in size, be situated above interior eye level and function
as a clerestory window. No second story deck or balcony space shall be permitted on the
north side of the building. Access to any interior space above the garage must be provided
within the interior of the building.
10) The primary entrance to dwellings facing the street shall be located along the front wall of the
building, unless otherwise required for handicap access. Such entrance shall include an
architectural feature such as a porch, landing or portico.
11) Front porches on all buildings shall be limited to one (1) story.
12) All lots shall provide two (2) off-street parking spaces in detached garages.
13) The initial Building Permit submittals shall provide a site plan that incorporates the design and
placement of the rear detached garage structure and indicate whether the building is a
detached carriage house, accessory building with habitable space, or accessory building
2
without habitable space, and shall demonstrate compliance with the PDP and all Conditions of
Approval. If phasing of buildings on the lot is proposed, plans shall provide design information
necessary to demonstrate compliance with future phases. The site plan for each lot shall
provide a separate yard area containing at least one hundred twenty (120) square feet to
serve both the existing principal dwelling and the carriage house, if a carriage house is
proposed. Such yard area shall be at least ten (10) feet in its smallest dimension, and must
provide privacy and screening for abutting properties.
14) Building Color. Buildings submitted at the time of building permit review shall be reviewed by
staff for compliance with LUC 3.5.1(F), which states that color shades shall be used to facilitate
blending into the neighborhood and unifying the development. The color shades of building
materials shall draw from the range of color shades that already exist on the block or in the
adjacent neighborhood.
Landscape Plan:
15) Landscape plan shall be adjusted to provide 36 evergreen trees along the north boundary of
the project, as shown on Exhibit A. All landscaping and fencing shown on the landscape plan
shall be installed prior to the issuance of any certificate of occupancy on any lot. All
landscaping, fencing, site walls, stairs and railings shown shall be maintained by a
Homeowner's Association.
16) A new wood privacy fence shall be provided on the site, along the north and northeast portion
of the site, as shown on Exhibit A. A wood fence construction detail shall be provided for staff
review with the Final Plans. Fence shall be constructed of natural cedar or redwood and be a
maximum of 6 feet in height.
3