Planning Commission Minutes 2017 03 09

Home Browse Search

Planning Commission Meeting Minutes March 9, 2017 Page 3of7 Zuccaro says this zone district has a minimum lot area. These two lots meet this. Rice says the applicant will need to improve Parbois Lane. At what stage in the process will that be committed to? Should we be including it in our motion? Trice says that would be done through the subdivision agreement before it is recorded. You can add this as a condition. Moline asks how much further south does the alley extend. Does it dead end? Trice says it dead end very close to the end of this lot. Moline says the applicant spoke about potentially building a triplex. What would it take to build that on this parcel? Trice says the current lot is just over 14,000 SF. In the RM zone district, you need 3500 SF per unit. If they were to demolish the existing structure, they could rebuild a triplex. Applicant Presentation: Andy Johnson, DAJ Design, 922-A Main Street, Louisville, CO Steve Forbes, 2828 Fourth Street, Boulder, CO Johnson speaks. We recently did submit the clarifications requested by Public Works to Staff. We had not formally submitted with a cover letter which is pending. As a resident and an architect in town, this proposal keeps the front house which is the owners' intent and has the intent of having a single dwelling in the back. It looks at the density of the neighborhood and tries to minimize it compared to what could be built there. It is easy to scrape the existing house and build a multiplex development on the property since it is a large property. It creates more appropriately -sized parcels for the neighborhood. Parbois Lane is an interesting development in Old Town. Parbois Lane has become a street. It is a platted alley, but it has a street name and is recognized. All the homes relate to it as well; there is a sense of getting to know the neighborhood. There is a real sense of identity with this neighborhood and a sense of protection. What this subdivision does is create more appropriateness that fits with the neighborhood. A small home on a 7,000 SF lot works better than a triplex on a 14,000 SF lot, which does not comply with our municipal code. Objectively, it meets Chapters 16 and 17. It is unique to have a subdivision of this nature do that. Subjectively, I have read the email that was submitted from the neighbor. I understand the concerns and have heard these concerns in the past. The property value concerns are difficult to address; however, a new home built to today's code, today's standards, and today's contemporary living standards would be a benefit to the neighborhood rather than a detraction. A multiplex development would be a detraction. Forbes speaks. In August, my wife and two young children came to Louisville and fell in love with the city. We purchased a house and are renting it to tenants for one year. When Andy and were talking about this lot, one of the options could be to tear down the garage on Parbois Lane and build a triplex. It would create a horrible reputation for me. I do care about my neighbors. It is important to me to have a glass of wine with my wife or get ice cream with my children. I can make more money building a triplex, but it does not feel like the right thing. I want to submit something that is a win for everybody although it may not be a financially rewarding. Commission Questions of Applicant: Pritchard asks Forbes if he and his family will be living in the house on County Road. Forbes says no, we purchased another house on LaFarge that we are renting out. Depending on what happens tonight, I plan to fix it up as a nice home for a homeowner. Public Comment: None. Summary and request by Staff and Applicant: Staff recommends approval. Closed Public Hearing and discussion by Commission: