HomeMy WebLinkAbout424 WEST OAK PUD FINAL - 40 92B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 5
MEETING DATE 6/28/93
STAFF Steve Olt
6gi
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: 424 West Oak Street P.U.D. - Final, #40-92B
APPLICANT: Lynda Williams/Don Richmond
424 West Oak Street
Fort Collins, CO. 80521
OWNER: Same as Applicant
PROJECT DESCRIPTION:
Request for approximately 3,600 square feet of professional
office/residential space (specifically excluding medical and dental
offices) in two existing buildings fronting on West Oak Street and
2,460 square feet of residential use in one proposed building that
will front on South Sherwood Street. There will be a maximum total
of three dwelling units. The affected properties are located at 420
& 424 West Oak Street and 120 South Sherwood Street, in the N-C-M,
Neighborhood Conservation Medium Density District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This is a request for a P.U.D. to allow conversion of an existing
1,800 square foot residence into professional office/residential.
Included in this request is construction of a new residence and on-
going office/residential uses in a structure that was approved as
an R-H Site Plan for non-residential use by the Planning and Zoning
Board on December 17, 1990. This proposal was evaluated against the
applicable All Development Criteria of the Land Development
Guidance System. The Planning and Zoning Board approved the 424
West Oak P.U.D. - Preliminary on December 17, 1992. The intent of
a condition of approval on the Preliminary P.U.D. has been met. The
final P.U.D. is in conformance with the Preliminary.
The paved alley to the east, running north and south, represents
the access to the off-street parking as well as being the dividing
line between the N-C-M, Neighborhood Conservation Medium Density
Zoning District and the b-g, General Business Zoning District. This
alley is also the dividing line between the Neighborhood
Conservation Area and the East Buffer Area as designated in the
West Side Neighborhood Plan.
COMMUNITY PLANNING AND ENVIRONMENTAL SLRVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
424 West Oak Street P.U.D. - Final, 40-92B
June 28, 1993 P & Z Meeting
Page 2
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: N-C-M, bg; single family residential and offices (Larimer
County)
S: N-C-M, N-C-B; single family residential and professional
offices
E: bg; professional offices, residential, and
commercial parking lot
W: N-C-M; single family residential
The Planning and Zoning Board approved an R-H Non -Residential Use
Request for the property at 420 West Oak Street on December 17,
1990. This use review process entailed a review of two issues: land
use and site design. The non-residential use proposal was evaluated
against the officially adopted goals, policies, and objectives of
the Comprehensive Plan and the West Side Neighborhood Plan.
The Planning and Zoning Board approved the 424 West Oak P.U.D. -
Preliminary on December 17, 1992, with one condition of approval
relating to additional landscaping to the back of 120 South
Sherwood Street.
2. Land Use:
The current land uses on the three lots are as follows:
* existing two-story building at 420 West Oak Street is approved
for:
- a 900 square foot professional architectural office on the
first floor,
- one 900 square foot residential dwelling unit on the second
floor;
* existing two-story building at 424 West Oak Street is
presently used as a single family residence; and
* 120 South Sherwood Street is undeveloped, vacant property.
The proposed land uses within this P.U.D. are professional offices
and residential. The uses for each lot are as follows:
* 420 West Oak Street, same as current:
- a 900 square foot professional office on the first floor,
- one 900 square foot residential dwelling unit on the second
floor,
- parking for 5 automobiles on the rear of the lot;
424 West Oak Street P.U.D. - Final, 40-92B
June 28, 1993 P & Z Meeting
Page 3
* 424 West Oak Street
- total of 1,800 square feet on two floors, with the
building use being professional offices and/or one
residential dwelling unit. Professional office uses would
have a maximum total of 5 employees. Medical and dental
office uses are specifically excluded,
- parking for 5 automobiles on the rear of the lot; and
* 120 South Sherwood Street
- two-story residence, approximately 2,460 square feet,
to be one single family residence.
This request was evaluated against the applicable All Development
Criteria in the Land Development Guidance System, and the adopted
West Side Neighborhood Plan. It is in conformance with the approved
424 West Oak P.U.D. - Preliminary.
3. West Side Neighborhood Plan:
The property is located in the Neighborhood Conservation Area
designated by the West Side Neighborhood Plan. The alley providing
access to the off-street parking (one lot to the east) also
represents the dividing line between the Neighborhood Conservation
Area and the Residential Redevelopment (Buffer) Area. The
Neighborhood Conservation Area is defined by the West Side
Neighborhood Plan as follows:
"These areas are primarily single family residential but some
redevelopment to low density multi -family residential has
already taken place. Conservation of the low density
residential character is of primary concern here and
redevelopment (new construction) is not encouraged."
It is staff's finding that the proposed conversion of 1,800 square
feet to professional office/residential space and the addition of
a new house are compatible with the surrounding area and will
maintain the residential character of the neighborhood, which is
the primary concern identified for "conservation areas". The
proposed conversions do not negatively impact the block, and are
compatible, transitional uses that promote the goals of the West
Side Neighborhood Plan.
4. Design•
There will be no physical changes to the exteriors of either
existing structure on West Oak Street. The Board approved the 424
West Oak P.U.D. - Preliminary with one condition stating that they
would like to see some additional landscaping added to the back of
120 Sherwood. A 6' high wood fence has been added along the east
property line and a 4' high wood fence has been added along the
424 West Oak Street P.U.D. - Final, 40-92B
June 28, 1993 P & Z Meeting
Page 4
south property line of 120 South Sherwood Street to provide
additional visual and sound buffers between uses. Staff feels that
the intent of the condition of approval has been met.
5. Transportation:
The off-street parking on the rear of 420 & 424 West Oak Street
will gain access from an existing paved alley. The 6 outside
parking spaces to be provided will consist of a turf block paving
material that allows grass to grow but will adequately support
vehicles and 4 of the parking spaces are contained inside an
existing garage that straddles the property line between Lots 1 &
2. The 10 spaces are considered to be sufficient for the
anticipated parking demands for the professional office and
residential uses.
RECOMMENDATION:
This request is in conformance with the 424 West Oak P.U.D. -
Preliminary and meets the applicable All Development Criteria of
the Land Development Guidance System. The intent of the condition
of approval on the Preliminary P.U.D. has been met. Staff finds
that this request promotes neighborhood conservation and provides
transitional buffering, thereby complying with the West side
Neighborhood Plan. The mixed use of residential and professional
offices promotes the objectives of the Land Use Policies Plan.
Elements of the Site Plan (off-street parking, turf block parking
surfaces, landscaping) lessen the impacts on the surrounding area.
Staff recommends approval of the 424 West Oak Street P.U.D. -
Final, #40-92B.
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ITEM: 424 WEST OAK PUD - Final
NUMBER: 40-92B
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