HomeMy WebLinkAboutPI KAPPA ALPHA FRATERNITY - NCB SITE PLAN REVIEW - 34-95 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSPI KWAA30PPA ALPHA FPATEPNITY
PLANNING OBJECTIVES:
IT IS THE OBJECTIVE OF THIS NCB SITE PLAN REVIEW TO BRING THE EXISTING
FACILITIES INTO CONFORMANCE WITH CURRENT ZONING AND BUILDING DEPARTMENT
REQUIREMENTS. THE LAND IS CURRENTLY ZDNED NCB AND WHILE FRATERNITY
HOUSES ARE A CONFORMING USE IN THIS ZDNE, THE PROJECT HAS NOT BEEN
REVIEWED SINCE THE TIME THE USE CHANGED FROM SINGLE FAMILY DWELLINGS
TO FRATERNITY HOUSING. IN CONJUNCTION WITH THE SITE IMPROVEMENTS
SHOWN ON THE SITE PLAN, MISCELLANEOUS BUILDING IMPROVEMENTS WILL ALSO
BE MADE TO BRING THE FACILITIES INTO CONFORMANCE SUCH AS THE ADDITION
OF HANDICAP ACCESSIBLE FACILITIES AND EGRESS WIDOWS FOR BASEMENT
BEDROOMS.
SITE IMROVEMENTS, AS SHOWN ON THE SITE PLAN, WILL CONSIST OF IMPLEMENTING
A NEW PAVED PARKING LOT, PROVIDING NEW LANDSCAPE BEDS WITHIN AND
AROUND THIS PARKING LOT AND INSTALLING A NEW SIDEWALK AND RAMP TO
PROVIDE HANDICAP ACCESSIBILITY TO THE FACILITIES.
THERE ARE FUTURE PLANS TO DEMOLISH THE EXISTING HOUSES AND CONSTRUCT
A NEW FRATERNITY HOUSE FACILTIY. THIS NEW FACILITY IS ANTICIPATED TO BE
INITIATED IN APPROXIMATELY TWO YEARS.
M KAPPA ALPHA FRATERM TY
LANDUSE BREAKDOWN:
LAND AREA:
DENSITY:
TOTAL RESIDENTIAL UNITS:
TOTAL BEDROOMS:
EXIST. HOUSE 1:
EXIST. HOUSE 2:
TOTAL*
BUILDING COVERAGE:
EXIST. HOUSE 1:
EXIST. HOUSE 2:
EXIST. GARAGE:
TOTAL:
PARKING & DRIVES
OPEN SPACE:
PARKING SPACES REQUIRED:
PARKING SPACES PROVIDED:
HANDICAPPED I &):
STANDARD (S): 9 X 17/19
MOTORCYCLE (M): 12 X 19:
TOTAL:
APPROX. 24,950 S.F. (.57 ACRES)
2 UNITS (3.5 UNITS/ACRE)
4 BEDROOMS
8 BEDROOMS
12 BEDROOMS
APPROX.
1,457
S.F.
(5.8%)
APPROX.
2,320
S.F.
(9.3%)
APPROX.
330 S.F.
(1.3%)
APPROX.
4,107
S.F.
(16.47)
APPROX.
7,398
S.F.
(29.7%)
APPROX.
13,445
S.F.
(53.9%)
272 SPACES (5/1000
S.F.)
1 SPACE
15 SPACES
1 SPACE
17 SPACES
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PI KAPPA ALPHA
Fraternity House 402 & 406 W. Laurel St.
NCB SITE PLAN REVIEW
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VICINITY MAP 07/26/95
34-95 PI KAPPA ALPHA FRATERNITY
NCB Site Plan Review
Pi Kappa Alpha Fraternity - NCB Site Plan Review
September 25, 1995 P & Z Meeting
Page 5
C. The project is feasible from a traffic impact standpoint and promotes
transportation policies.
RECOMMENDATION:
Staff recommends approval of Pi Kappa Alpha Fraternity N-C-B Review, #34-95, subject to the
following condition:
1. The Planning and Zoning Board approves this planned unit development final plan
upon the condition that the development agreement, final utility plans, and final
P.U.D. plans for the planned unit development be negotiated between the developer
and City staff and executed by the developer prior to the second monthly meeting
(November 20, 1995) of the Planning and Zoning Board following the meeting at
which this planned unit development final plan was conditionally approved; or, if
not so executed, that the developer or the City staff, at said subsequent monthly
meeting, apply to the Board for an extension of time. The Board shall not grant any
such extension of time unless it shall first find theat there exists with respect to said
planned unit development final plan certain specific unique and extraordinary
circumstances which require the granting of the extension in order to prevent
exceptional and unique hardship upon the owner or developer of such property and
provided that such extension can be granted without substantial detriment to the
public good.
If the staff and the developer disagree over the provisions to be included in the
development agreement, the developer may present such dispute to the Board for
resolution. The Board may table any such decision, until both the staff and the
developer have had reasonable time to present sufficient information to the Board to
enable it to make its decision. (If the Board elects to table the decision, it shall also,
as necessary, extend the term of this condition until the date such decision is made).
If this condition is not met within the time established herein (or as extended, as
applicable), then the final approval of this planned unit development shall become
null and void and of no effect. The date of final approval for this planned unit
development shall be deemed to be the date that the condition is met, for purposes of
determining the vesting of rights. For purposes of calculating, the running of time
for the filing of an appeal pursuant to Chapter 2, Article II, Division 3, of the City
Code, the "Final Decision" of the Board shall be deemed to have been made at the
time of this conditional approval; however, in the event that a dispute is presented
to the Board for resolution regarding provisions to be included in the development
agreement, the running of time for the filing of an appeal of such "final decision"
shall be counted from the date of the Board's decision resolving such dispute.
Pi Kappa Alpha Fraternity - NCB Site Plan Review
September 25, 1995 P & Z Meeting
Page 4
Staff finds the traffic impacts associated with the request can be incorporated into the
neighborhood transportation network, and that there are excellent opportunities for alternative
modes of transportation (A-2.1). Further, the off-street alley parking preserves the street scape
and fits within the context of the neighborhood (A-2.4). Pedestrian circulation will be improved
by providing handicap ramps and there are walkways leading to the public sidewalks (A-2.6).
By preserving the existing structures, the architecture remains at a neighborhood scale and is
compatible with the established character of the neighborhood (A-2.7). Finally, landscaping and
fencing will help shield the parking lot from adjacent residential uses (A-2.13).
Staff finds that the project satisfies the All Development Criteria of the Land Development
Guidance System.
3. Neighborhood Compatibility:
The site is located next to an existing, two-story sorority house on the west and a duplex on the
east. To the south is the C.S.U. campus. The residential area to the north is separated by a paved
alleyway. The two existing houses are of the cottage/bungalow style that makes up the physical
vernacular of the West Side. Staff finds that the request is compatible with the surrounding area
and fits within the context of the neighborhood.
4. Transportation:
There will be 16 parking spaces located off the street with access from the paved alley to serve
the 12 bedrooms. This number of parking spaces satisfies the minimum required by the Zoning
Code. The number of vehicles does not have any impact on the surrounding street or alley
network. The proximity to campus, Laurel/College business district and downtown allow
opportunities for alternative modes of travel.
5. Findings of Fact:
In reviewing the request for a fraternity in the N-C-B, Neighborhood Conservation Buffer, Zone
District, Staff makes the following findings of fact:
A. The request for converting two single family dwellings into fraternity housing
meets the intent of the West Side Neighborhood Plan.
B. The request satisfies the applicable All Development Criteria of the Land
Development Guidance System.
Pi Kappa Alpha Fraternity - NCB Site Plan Review
September 25, 1995 P & Z Meeting
Page 3
A. West Side Neighborhood Plan
The two lots are located in the Residential Redevelopment (Buffer) Area. According to the West
Side Neighborhood Plan:
"A defined buffer area would be useful between the residential portions and the
downtown business district to provide a true mixed use transition area between the single
family residential core and higher intensity business uses of the downtown."
The West Side Neighborhood Plan also states:
"Multi -family redevelopment should be encouraged in selected areas of the neighborhood
to buffer the residential core from business uses and to provide housing opportunities for
some residents. These selected areas are found along the north and south edges of the
WSN and the downtown edge."
"Encourage the rehabilitation of structures where appropriate."
Also according to the West Side Neighborhood Plan, conversions and re -use of existing
residential structures shall be evaluated by the following criteria:
(1) Meeting off-street parking requirements.
(2) Encouraging preservation of existing structures where appropriate.
(3) Offering compatible exterior and architectural style of renovated structures and
new construction.
(4) Requiring the change of use to be compatible with the intent of the Plan.
(5) Creating no new land use conflicts in the surrounding neighborhood environment.
(6) Not significantly affecting existing traffic flow.
(7) Not exceeding existing noise levels of the neighborhood.
Staff finds that the conversion of the two single family dwelling units for fraternity housing, and
the subsequent site improvements, meet the intent of the West Side Neighborhood Plan and meet
the review criteria for the re -use of existing residential structures.
B. All Development Criteria of the L.D.G.S.
The pertinent All Development Criteria in evaluating this proposal are Vehicular, Pedestrian,
Bike Transportation (A-2.1), Vehicular Circulation and Parking (A-2.4), Pedestrian Circulation
(A-2.6), Architecture (A-2.7), and Landscaping (a-2.13)
Pi Kappa Alpha Fraternity - NCB Site Plan Review
September 25, 1995 P & Z Meeting
Page 2
COMMENTS
Background:
The surrounding zoning and land uses are as follows:
N: N-C-B; Single Family Residential (existing homes)
S: Not Zoned: Colorado State University
E: N-C-B; Multi -Family (existing duplex)
W: N-C-B; Sorority Housing
The two lots are part Block 87 of the original town plat. Building Department records indicate
that construction of theses two houses predate the formal issuance of building permits.
Historically, the Building Department has considered the legal occupancy of these two dwellings
to be single family residential. Over the years, however, the two dwellings were converted to
fraternity houses. These conversion were never reviewed by the Building Department for a
"change of occupancy" classification. Since the conversions were never approved for an official
change of the Certificate of Occupancy, the fraternity houses are considered illegal. The
subsequent application for N-C-B Site Plan Review is one of the steps toward application for a
proper change of occupancy. (The other steps involve compliance with the Uniform Building
Code as administered by the City's Building Inspection Division.)
Land Use Review
The request consists of two houses, on two lots, combined to form one fraternity. The house at
402 West Laurel will contain four bedrooms and the house at 406 West Laurel will contain eight
bedrooms. The request is not a P.U.D.
According to the Zoning Code, the N-C-B Zone District allows fraternity and sorority house as
permitted uses. As indicated above, however, current records do not show any request to convert
these two existing single family dwellings into fraternity houses. As a result, the present
occupations are considered illegal.
The N-C-B Zone states that fraternity and sorority houses are permitted uses provided that the
intended uses are shown on a site plan submitted to and approved by the Planning and Zoning
Board. In conducting the review and making a decision, the Board shall determine whether the
proposed development conforms to the All Development Criteria of the Land Development
Guidance System and complies with the Neighborhood Plan.
ITEM NO. 2
MEETING DATE 9/25/95
STAFF Ted Shepard
PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Pi Kappa Alpha Fraternity, N-C-B Site Plan Review, #34-95
APPLICANT: Epsilon Theta Corporation
c/o Amshel Corporation
201 South College Avenue
Fort Collins, CO 80525
OWNER: Epsilon Theta Corporation
3481 South Senton Street
Denver, CO 80227
PROJECT DESCRIPTION:
This is a request for an N-C-B Site Plan Review for two fraternity houses located at 402 and 406
West Laurel Street, west of Meldrum Street, across from the C.S.U. campus. The request
includes installation of an improved parking lot, handicap access ramps, egress windows for
basement bedrooms, new landscaping and other miscellaneous improvements. The two houses
are part of one fraternity located on two lots totaling .57 acre. The zoning is N-C-B,
Neighborhood Conservation Buffer.
RECOMMENDATION: Approval With Condition
EXECUTIVE SUMMARY:
The request is in compliance with the land use and other parameters of the West Side
Neighborhood Plan. The request also satisfies the All Development Criteria of the Land
Development Guidance System. The proximity to C.S.U., downtown, and nearby business
district promotes alternative forms of transportation. One condition of approval pertains to
timely filing of Utility Plans.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT