HomeMy WebLinkAboutRICHMOND ASSOCIATES RH NON RESIDENTIAL USE - 46 90 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 7
MEETING DATE 12/17/90
PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Richmond Associates - R-H Non -Residential Use Request, #46-90
APPLICANT: Mr. Don Richmond
420 West Oak Street
Fort Collins, CO. 80521
OWNER: Same
PROJECT DESCRIPTION:
Request to convert the first floor of an existing duplex, with home occupation, into a
professional office for an architectural and planning consulting firm. The second floor
apartment would remain as a residence. The house is located on an 11,000 square foot lot at
420 West Oak, zoned R-H, High Density Residential.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The present use of the residential structure is one living unit, with a licensed home occupation
on the first floor (1,000 square feet), and one living unit on the second floor (800 square feet).
The request to convert the residential use to a professional office applies to the first floor only.
A home occupation is restricted to be carried on by the inhabitants of the dwelling with not
more than one other employee. The applicant seeks to expand the home occupation so that more
than one full time employee may be hired.
The paved alley to the east, running north and south, represents the access to the off-street
parking as well as the zone district line dividing the R-H, High Density Residential, from the
B-G, General Business zone district. This alley also is the dividing line between the
Neighborhood Conservation Area and the East Buffer Area as designated in the West Side
Neighborhood Plan.
The proposed conversion is compatible with the surrounding residential character and promotes
buffering the neighborhood from the downtown core, and therefore, is compatible with the
West Side Neighborhood Plan. The mix of residential and office is supported by the Land Use
Policies Plan. The land use is found to enhance neighborhood stability, and the site design is
compatible with the neighborhood in terms of scale, parking, character, and architectural
design.
DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
Planning Objectives
The present residential structure is a duplex flat with a 1000
square foot two bedroom unit on the lower level and a 800 square
foot two bedroom unit on the upper level. The original
residential structure was constructed in the late 1800's and was
initially a orie story dwelling. The second story was added on
some 10 years later according to a neighbor who knows the history
of the block. The structure as a duplex has been primarily a
rental unit for its history. During its recent history the
structure was regarded as an eye sore in the neighborhood because
of marginal or lack of upkeep in landscape and structural
elements. The proposed conversion from residential to
professional use will ensure that the exterior landscaping and
the- structure will be maintained in a credible and desireable
fashion. The proposed landscaping is a continuation of what has
been implaced by the current owner in anticipation of the
conversion of the property to a professional office and
residential structure. The completion of all landscape and
parking improvements will'improve the present parking situations
in the neighborhood. The proposed addition of a six.space parking
lot in the rear will provide attractive on site parking for the
existing residents and professional office uFe. The proposed
parking lot in the rear is being buffered with landscape berms
and fences. I_n addition the surface treatment of the parking lot
is a specialized product called checker block allowing a high
ratio of .grass to concrete product which allows t::: parking lot
to be porous and resemble natural sod. The parking proposal will
not remove any existing trees.
The front yard landscaping will provide a pleasant -^edestrian
streetscape for people on their walks from the downtown and
-surround ing—areas.—A-1-1—neighbors—in—the- i-mmed.i-ate_sur-r_ound-i.ng .
neighborhood have confirmed that the property has been upgraded
since the applicant has taken over ownership.
The applicant is considering a small sun porch addition to the
residence to improve the interior circulation of the unit and
provide additional support for his gardening hobby. The front
addition will better provide access to the cellar/basement area
from both the upper and middle floor. The proposed one level
sddition also improves the architectural characteristics of the
structure and further compliments the residential character of
the dwelling and neighborhood.
NEIGHBORHOOD MEETING MINUTES
PROJECT: 426 West Oak Street, R-H Conversion to Office/Duplex
APPLICANT: Mr. Don Richmond
DATE: November 14, 1990
PROJECT PLANNER: Ted Shepard
QUESTIONS, CONCERNS, COMMENTS
1. The meeting began with a presentation by Don Richmond who is the owner,
occupant, and applicant for the project. The home is presently used by
Mr. Richmond as a resident and home occupation on the first floor, and a
rental apartment on the second floor. Under the Home Occupation section
of the City of Fort Collins Zoning Code, Mr. Richmond is allowed to have
one employee. Any expansion of his architectural practice would violate
the Home Occupation code. In order to preserve the ability to expand and
add employees, Mr. Richmond is applying to the Planning and Zoning Board
to allow a conversion of a residence in the R-H, High Density Residential
zone, to an office use.
2. Mr. Richmond explained the site plan, the parking arrangement, the
location of other offices in the neighborhood, and the access off the
paved alley.
The Following Comments Pertain to Mr. Richmond's Presentation:
3. How large is the lot and how large is the house?
RESPONSE-: The —lot is-11.,-000_square feet. The house has 1,000 square feet on the
first floor, and 800 square feet on the second floor.
4. What are the other non-residential uses on the block?
RESPONSE: On the east is an attorney's office. On the north, is an automotive
repair facility and Larimer County Youth Services office.
5. Will there be handicap parking access?
RESPONSE: Yes, there will be a ramp leading from the parking lot to the north
entrance.
6. Will the City allow parking to be double stacked as indicated?
RESPONSE: No, double stacked spaces will not be counted. It is anticipated that
the architectural practice will grow slowly over time and there will not be a
demand for parking that exceeds supply.
7. Will the parking area remain in gravel?
RESPONSE: No, the gravel will be replaced with a product known as "turf -block"
which will provide a surface that will be green but will support vehicles.
8. Will there be any access to Sherwood Street?
RESPONSE: No.
9. Are there any plans to remodel the exterior?
RESPONSE: Yes, the long range plan is to add a solarium on the southern
elevation which faces the street. ,This will be done with sloped roofs and
residential building material.
10. Those attending the meeting expressed their approval of the concept. It
appears that the proposal will not have a negative impact on the
surrounding area. The use of a business to generate income to improve the
property is seen as having a positive effect on the neighborhood, and will
help stabilize or enhance property values.
Richmond Associates - R-H Residential Use Request, #46-90
December 17, 1990 P & Z Meeting
Page 2
COMMENTS
Background:
The surrounding zoning and land uses are as follows:
N: R-H, Single family and office (Larimer County)
S: R-H; Single family
E: R-H, B-G; Professional office and commercial parking lot
W: R-H; Single family
The large, single family home has been historically used as a duplex residence. On August 8,
1990, the applicant received a home occupation permit from the Zoning Department for the
architectural and planning consulting practice on the first floor. Such a license allows up to
one additional full time employee, besides the inhabitants, for the home occupation. The R-H
conversion would allow additional employees who are not inhabitants.
The R-H Non -Residential use review process entails a review of two issues: land use and site
design. Non-residential use proposals must be evaluated against the officially adopted goals,
policies, and objectives of the Comprehensive Plan and the West Side Neighborhood Plan. Also,
such requests should be compatible with and sympathetic to the surrounding neighborhood area
in terms of scale, bulk, materials, orientation, disposition of buildings on the lot, parking and
circulation, height, rhythm, character and architectural design.
2. West Side Neighborhood Plan:
The parcel is located in the Neighborhood Conservation Area designated by the West Side
Neighborhood Plan. The alley providing the 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 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."
The request to convert a living unit in the R-H zone to professional office is inconsistent with
the definition of the Neighborhood Conservation Area, in that a professional office is
introduced. Staff has evaluated this request by the criteria of the West Side Plan and supports
the conversion based on the following findings:
A. The proposed office conversion, including the sun room addition on the south elevation,
will maintain the residential character of the block. All parking will be off-street and
located in the rear. Access to the parking will be by a paved alley that already serves
three existing offices (Larimer County, Farm Credit Service, and Walker Law Office).
Richmond Associates - R-H Residential Use Request, #46-90
December 17, 1990 P & Z Meeting
Page 3
The existing off-street parking area will be upgraded from gravel to turf block.
Handicap access will also be located in the rear.
It is Staff's finding that the proposed conversion of 1,000 square feet to professional office,
and the proposed external improvements are compatible with the surrounding area and
maintain the residential character of the neighborhood, which is the primary concern
identified for "conservation areas".
B. New construction (sunroom addition) is allowed by the West Side Neighborhood Plan
in the Conservation Area if the construction relates architecturally and is subject to a
special review procedure. Staff has reviewed the sunroom addition as part of the Non -
Residential Use Request in the R-H Zone procedure. The addition is found to be a
contemporary element that respects the integrity of the overall structure. The
entryways, door, glass, and windows are perpendicular to the street with no odd angles.
The setback remains deeper than the two existing houses on either side. The new entry
consolidates two separate entries into one, logical, coherent doorway. Overall, the
structure benefits from the proposed sunroom addition and the residential character is
preserved.
C. The proposed conversion will further stabilize the neighborhood's physical condition.
Except for the Home Federal parking lot, 420 West Oak Street is the largest lot on the
block. The condition and appearance of this lot is important in accomplishing the
objectives of conserving the residential character of the neighborhood. This conversion,
in the R-H zone, enhances the buffer between the residential core area west of
Sherwood Street and the downtown business district.
D. The West Side Neighborhood Plan recognizes that the linear R-H zone, that extends
from Lee Martinez Park on the north to the C.S.U. campus on the south, serves an
important transition function. This area has experienced some change from single
family residential to multi -family, office, and commercial uses. The 400 block of West
Oak Street is characterized by such transitional uses. The east side of the alley contains
office, professional service, and commercial uses. The west side of the alley contains
single family, duplexes, one home occupation (420 West Oak), and two offices.
It is Staff's finding that the proposed conversion does not negatively impact the west side of
the block, and is a compatible, transitional use that promotes the goals of the West Side
Neighborhood Plan.
3. Land Use Policies Plan:
The City has promoted mixed use development as creating opportunities to live, work, shop,
and recreate within close proximity to each other. The proposed conversion will allow a
professional service to be conducted within walking distance to other professional services,
governmental agencies, support services, and all other activities associated with the downtown
core. By maintaining the second floor apartment, residents will also be within walking distance
of a major grocery store as well as the services available downtown.
Staff finds that the request for converting a residential dwelling unit to a professional office
is in compliance with the Land Use Policies Plan.
Richmond Associates - R-H Residential Use Request, #46-90
December 17, 1990 P & Z Meeting
Page 4
4. Neighborhood Meeting:
A neighborhood meeting was held on November 14, 1990. Those attending expressed support
for the conversion. The parking in rear, turf block, and sunroom addition were all considered
to be upgrades to the property and the neighborhood. The minutes of the neighborhood
meeting are attached.
6. Variances:
On December 13, 1990, the Zoning board of Appeals granted the following two variances from
the Zoning Code to allow the office conversion in the R-H zone:
A. A variance of 1,000 square feet from the requirement that the minimum lot size be
12,000 square feet. (Lot is 11,000 square feet).
B. A variance of 45 feet from the requirement that minimum lot width be 100 feet. (Lot
is 55 feet wide).
6. Transportation:
The off-street parking will gain access from a paved alley. These five parking spaces are
currently gravel and will be upgraded to a turf block paving material that allows grass to grow
but will still support vehicles. This material is considered an upgrade from gravel. The five
parking spaces are considered sufficient for the anticipated parking demand for an
architecture and planning consulting professional office.
RECOMMENDATION
Staff finds that the Non -Residential Use Request in the R-H Zone District for 420 West Oak
promotes neighborhood conservation and provides transitional buffering, and therefore,
complies with the West Side Neighborhood Plan. The mixed use of residential and office
promotes the objectives of the Land Use Policies Plan. Elements of the site plan (off-street
parking, turf block, landscaping) lessen the impact on the surrounding area. Staff, therefore,
recommends approval of Richmond Associates - R-H Non -Residential Use Request, #46-90.
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LAND USE DATA
Parcel. Size 11,000 sq.ft. / .25 AC.
Density : One dwelling unit up and one office down
equivalent density 8 D.U. an acre.
Bedrooms Per Dwelling Units : Two
Residential
Density
Net Density = 8
units per acre
Gross Density = 6.4
units per
acre.
F1oor*Areas
And Ratios
Office
1200
sq.ft.
11%
Residential
880
sq.ft.
8%
Gar-m;,e
360
sq.ft.
3%
Totals =
2440
sq.ft.
22%
Coverage &
Percentage
Buildings
1560
sq.ft.
14%
Parking & Drive
2000
sq.ft.
18%
Public R.O.W.
N/A
Landscaped. Area
68%
Recreation Area
N/A
Off -Street
Parking
6 at 10 feet x 20
feet
Existing Zoning : R-H