Agenda Date: September 12, 2016
Subject:
Title
Resolution approving a planned development overlay for a property located at 5586 South Sycamore Street
Body
|
Presented By: |
Carol Kuhn, AICP, Senior Planner |
APPLICATION SUMMARY
Project Name: South Sycamore Street Duplex
Application Type: Planned Development Overlay
Legal Description: Lot 19, Except the East 6-feet for alley, Block 26, State Addition to Littleton
Location: 5586 South Sycamore Street, on the east side of South Sycamore Street, between Berry Avenue and Powers Street
Lot Size: 5,950 square feet (0.137 acres)
Zoning: CA (existing); CA with PDO Overlay (proposed)
Applicant: Amy Terry, 8z Real Estate
Owner: Amy Terry, 8z Real Estate
Project Description: Request to reduce front the front yard setback from 18.5 feet to 10 feet.
Staff
Recommendation: Approval
PROCESS:
Ø Planned Development Overlay (PDO)
(Approval by Planning Board)
Subdivision Exemption
(Administrative Approval)
Site Development Plan
(Administrative Approval)
Building Permit
(Administrative Approval)
The Planning Board decision on this application is based on its compliance with the Planned Development Overlay (PDO) criteria as well as compatibility with the citywide and neighborhood design goals and objectives and the Downtown Design Standards and Guidelines.
In addition to this PDO application, the applicant has also submitted a subdivision exemption and a site development plan, which are both administrative processes. If the PDO is approved by Planning Board, these two applications can move forward.
LOCATION:
The subject property consists of one lot on South Sycamore Street between West Berry Avenue and West Powers Street within a mixed-use neighborhood north of Main Street, as shown in the vicinity map in Figure 1.
Figure 1
Vicinity Map
ZONING:
The table below outlines the zoning and use of the adjacent properties.
|
Location |
Zoning |
Use |
|
North |
Central Area - CA |
Residential |
|
South |
Central Area - CA |
Residential |
|
East |
Central Area - CA |
General Warehouse |
|
West |
Central Area - CA |
General Office |
BACKGROUND:
The subject property consists of one lot totaling 5,950 square feet. It is located within the Downtown Neighborhood Plan of the Comprehensive Plan and Subarea 2 of the Downtown Design Standards and Guidelines. The property is zoned Central Area Multiple Use District (CA), which permits a variety of residential and commercial uses. Currently, there is one existing house on the site, which the applicant intends to remove.
The proposed duplex is within an area that is characterized by a wide variety of buildings, including larger commercial buildings, apartment buildings, 3-story townhomes (under construction) and smaller homes. The duplex unit is proposed to be 3 stories tall with elements such as ground-floor porches, upper-story decks, and provides for over 30% open space.
PROJECT DESCRIPTION:
The project proposes a three-story residential unit on each lot for a total of 2 dwelling units. Each unit will front onto Sycamore Street with rear alley-loaded garages. The proposed front setback is 10-feet. This PDO application is a request to reduce the required predominant front setback from 18.5 feet to 10 feet and to increase the open space from 10% to 30%.
A variety of building materials are proposed, including stone veneer, cement stucco, and lap vertical siding. The project includes decks at multiple levels and a rear courtyard for each unit.
At a future date, the applicant intends to subdivide the lot, resulting in a total of 2 lots, which would be included within the PDO area. The subdivision exemption would enable the owners to sell the dwelling units individually and would not alter any zoning requirements of the PDO or result in any visual changes to the development.
Determination of 18.5-foot Required Front Setback:
The CA zone district does not have a setback requirement. However, section 10-4-1(A)2 of the zoning regulations specifies that new residential development on the block face be consistent with the established front setback for the block.
Under section 10-4-1(A)2, the Community Development Department has determined that the setback shall be established as the average of the existing setbacks, at time of application submittal. At the time this application was submitted, there were additional structures on the block, as depicted in Figure 3, below. The calculation is based on the side of the block for which the subject property is located. For this application, the front setback for new construction on the subject properties is 18.5 feet. Figure 3, below, illustrates the existing setbacks on the west block face of the 5500 South Sycamore Street block. Note that this illustration is included in the plan set on Sheet 2 of 5.
Figure 3
Predominant Front Setback, 5500 block of South Sycamore Street
STAFF ANALYSIS:
Flexibility Allowed by a Planned Development Overlay:
Section 10-9-5 of the zoning code sets forth development standards that may be varied by a PDO. The table below compares zoning standards of the proposed PDO with the underlying CA zone district and the supplementary standards for predominant setbacks in section 10-4-(a)2 of the zoning code. The applicant’s request for a 10-foot front setback, rather than the required 18.5-foot setback is included in this chart in the row titled “building setbacks.”
|
|
Existing CA Zone Requirements |
PDO Development Requirements |
|
Minimum Lot Area |
None |
None |
|
Size of Property |
NA |
5,950 sq.ft. |
|
Maximum Floor Area To Lot Area Ratio |
None |
None |
|
Open Space Required |
10% of Lot Area |
30% of Lot Area |
|
Maximum Height |
3 Stories of 40’ - 0” |
3 Stories |
|
Building Setbacks |
Predominant front setback per 10-4-1(A)2 requires 18.5-foot No side or rear setbacks |
10 feet front setback No side or rear setbacks |
|
Parking Requirements |
2 spaces per dwelling unit |
2 spaces per dwelling unit |
|
Landscape Area |
City of Littleton, Title 10 Zoning 10-5 Downtown Design Standards and Guidelines |
10% minimum |
|
Lighting Requirements |
City of Littleton, Zoning Ordinance 10-15 |
City of Littleton, Zoning Ordinance 10-15 |
|
Density |
75 Dwelling units per gross acre |
15 units per acre Maximum of 4 units per this PDO |
ANALYSIS:
Criteria Analysis for a Planned Development Overlay:
Section 10-9-5: Development Standards: To take advantage of the flexibility allowed by the PDO regulations, the proposed development must demonstrate special attention to creative, high quality design, and to producing a development that reinforces and complements citywide and neighborhood design goals and objectives. Plans that demonstrate such attention may qualify for certain variations from the underlying zone district requirements, detailed in this section, provided that such variations can be accomplished without impairing the intent of the land use code while providing a substantial benefit to the city of Littleton. The evaluation of the application, based on the above intent statement, will be applied when the following changes to the underlying zone district are requested:
(A) Height
Not applicable; the applicant is not requesting relief from the 40-foot, 3 story height limitation.
(B) Lot Width and Setback
There is no building setback in the CA Zone District. However, Section 10-4-1(A)2 specifies that “in residential zone districts, where more than twenty five percent (25%) of the platted lots along one block front are developed, the front setback established for the developed lots shall set the required front setback for development of the remainder of the block front, including additions to the existing structures. The established predominant front setback for this block of South Sycamore Street is 18.5 feet. The applicant is requesting that this predominant front setback requirement be reduced to 10 feet.
(C) Lot size
Not applicable; the applicant is not requesting relief from the minimum lot size for multiple-family residential of 575 square feet per unit.
(D) Open Space
The applicant is requesting an increase in the minimum open space requirement of 10% to minimum of 30% open space. The bigger open space requirement will allow for an area for pets and children to safely play outside and provide adequate room in the alley for vehicular access.
(E) Off Street Parking and Loading
Not applicable.
(F) Industrial Parking
Not applicable.
(G) Parking Garages
Not applicable.
(H) Design Guidelines Compatibility
The subject property is in Subarea 2 of the Downtown Design Standards and Guidelines. The proposed development is consistent with the standards and objectives as follows:
Standard 2.2.1.s2: Facades that face South Sycamore Street, West Powers Avenue, and West Berry Avenue shall be designed to be the primary façade, including such components as: high quality materials, large window and entries, and highest level of design and details.
The proposed duplex faces South Sycamore Street. The design includes prominent entrances and front porches, with the primary entrance for each residence facing South Sycamore Street. Windows are placed at all three levels of the units, with the ground-floor entry having large windows and a recessed front porch.
Standard 2.2.2.s3: Sidewalks shall be uninterrupted by curb cuts and driveways as much as possible in order to improve and support a walkable street.
The proposed duplex does not propose any curb cuts or driveways on South Sycamore Street; vehicle access will be from the alley behind the property.
Standard 2.2.3.s1: Surface parking shall not be located between the front, street-facing façade of the building and the street.
The proposed duplex does not propose surface parking between the front façade and the street. Each unit will have a two-car garage, accessed off of the existing rear alley.
Standard 2.2.4.s1: Utility appurtenances shall be located behind the sidewalk and out of the sidewalk amenity zone whenever possible. Standard 2.2.4.s2: Service areas and refuse storage areas shall not front onto the street. Such areas should be located in the alley.
The gas meters will be located on the side of each residence. Trash collection areas will be located between the rear of the building and the rear alley.
2.2.5 On-site open space provision and location standards.
There are no standards listed for this provision. However, Guideline 2.2.5.g1 states that new construction and major additions on property along Sycamore Street and Powers Avenue should preserve the existing front setback established by the older residential houses along the street: 10’ +/-.
This request to reduce the predominant front setback from 18.5 feet to 10 feet complies with Guideline 2.2.5g1.
Standard 2.3.1.sa1: Buildings shall be designed to provide human scale, interest, and variety while maintaining an overall sense of relationship with adjoining or nearby buildings.
The duplex has a variety of window shape, size, and patterns that relate to the interior functions. The duplex provides an emphasis of building entries through the recessed front porch as well as through the detail, color, and material choices which provide surface relief and texture and scale.
Standard 2.3.1.sa1: Building shall be designed to provide human scale, interest, and variety while maintaining an overall sense of relationship with adjoining or nearby buildings.
The proposed design of the duplex provides human scale by the use of covered front porches with railings, generous window openings at the first-story, sufficient front yard landscaping. The Planned Development Overlay application proposes to reduce the required 18.5-foot front setback to a 10-ft front setback. The reduce-sized setback is similar or larger than many of the older, existing homes along the two-block stretch of Sycamore Street, and as such, maintains the front yard character of the neighborhood and provides human scale and interest within this pedestrian-friendly neighborhood.
Standard 2.3.1.sa2: Primary building facades shall include some elements that provide a change in plane that create interest through the interplay of light and shadow.
The proposed duplex includes covered front-porches with columns and roof overhangs that create opportunities for the interplay of light and shadow.
Consistency with the Citywide Comprehensive Plan and the Downtown Neighborhood Plan:
Citywide Comprehensive Plan
Policy 1.1: Generate more opportunities for residents to live, shop, and play where they work and to work, shop, and play where they live.
The proposed development will provide new housing opportunities within the Downtown Neighborhood, which affords opportunities to work, shop and play.
Policy 1.9(b): [Increase] housing diversity and densities to help enliven the street and support the stores and restaurants.
The proposed development will provide larger housing units within the Downtown Neighborhood. The new residents will be afforded opportunities to work, shop and play within their neighborhood.
Downtown Neighborhood Plan
Policy LU-3: The existing character of the Old Downtown Neighborhood should be preserved.
The proposed duplex units will utilize many of the architectural elements and building materials of the older, single-family homes in the neighborhood, including front porches and lap siding that reinforces the existing character of the Downtown Neighborhood.
Policy LU-6: Downtown should support a diverse mix of housing options for residents of all ages, incomes, abilities, and family structures.
This proposed duplex project will provide a mix of housing options for residents.
Applicant’s Justification of Proposed 10-foot Front Setback:
The applicant has provided a justification for the reduced front setback from 18.5-feet to 10 feet (please refer to attached Letter of Intent). In the letter, the applicant states that the reduced setback will allow each unit to have an open courtyard between the rear of the unit and the garage. The reduced setback is also consistent with other blocks along South Sycamore Street. The applicant is proposing 30% open space with this PDO (10% is the code requirement), which will allow for an area for pets and children to safely play outside and provide adequate room in the alley for vehicular access. Furthermore, the proposed front porches on the duplex add to the human scale of the block. While the duplex could meet the required 18.5 front setback without the front porches, the addition of the porches helps maintain the character of the neighborhood.
Staff concurs with the applicant’s justification of the setback reduction and with the added open space requirement. Further, the proposed development is consistent with adopted design standards and is a quality development that is compatible with the Downtown Design Standards and Guidelines.
NEIGHBORHOOD OUTREACH:
The applicant held a neighborhood meeting on August 15, 2016 for adjacent property owners to learn about the proposed project. The neighbors were generally in support of the project. A copy of the notice to the adjacent property owners, along with the mailing list and the meeting sign-in sheet is included with the staff report.
STAFF RECOMMENDATION:
Staff finds that the proposed reduction in the front setback for 5586 South Sycamore Street and the added open space requirement meet the applicable criteria for a planned development overlay.
PROPOSED MOTION:
Proposed Motion
Motion to Approve
I move to approve Planning Board Resolution No.16 (a)-2016 APPROVING a Planned Development Overlay for property located at 5586 South Sycamore Street.
Motion to Deny
I move to approve Planning Board Resolution No.16(b)-2016 DENYING a Planned Development Overlay for property located at 5586 South Sycamore Street because the Planned Development Overlay does not conform to the following development standards specified in section 10-9-5 of the city code: [insert explanation of areas of nonconformance]
ATTACHMENTS:
PB Resolution 16-2016
Application
Applicant’s Letter of Intent and Discussion of Compliance with Design Standards
Sign-in Sheet from Applicant’s Neighborhood Meeting
PDO Plan