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Home My WebLink About220 EDWARDS STREET - PDP - 36-07 - DECISION - CORRESPONDENCE-HEARING• 1 nuc, Jc�hh rhC4 -)t'J1 121(_,LW%,� ",L Alkl-R7i1) P_/I L-T L I E ELIZABETH ST H w GARFIELD ST LU z Q U w U z w 0LU SITE UA -T7 EDWARDS ST E PITKIN ST #36-07 220 Edwards Street PDP- Type I N 12/5/2007 1 inch: 200 feet v 220 Edwards PDP Administrative Hearing Findings, Conclusions, and Decision April 24, 2008 Page 6 of 6 2. The Applicant shall pave the abutting alley with asphalt or concrete, consistent with the City's adopted design and construction standards, for a minimum of ten (10) feet behind the Edwards Street right-of-way line. 3. The Applicant shall underground existing overhead telephone and other service lines serving the existing and new house if permitted by the applicable utility service providers. Dated this 28th day of April 2008, per authority granted by Sections 1.4.9(E) and 2.1 of the Land Use Code. Cameron 6716s Current Pla ing Director a- 220 Edwards PDP Administrative Hearing Findings, Conclusions, and Decision April 24, 2008 Page 5 of 6 4. Compliance with Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable sections of Article 3 of the LUC except the Pavement standard found in Section 3.2.2(D)(3)(c) where a modification of standard was previously granted to allow 'grass-thru' pavers on the driveway serving the new dwelling unit. SUMMARY OF CONCLUSIONS A. The 220 Edwards Project Development Plan is subject to administrative review and the requirements of the Land Use Code (LUC). B. The 220 Edwards Project Development Plan is consistent with the adopted Eastside Neighborhood Plan. C. The 220 Edwards Project Development Plan is supported by the Neighborhood Character Design Guidelines for the East Side and West Side Neighborhoods in Fort Collins. D. The 220 Edwards Project Development Plan satisfies the development standards of the NCM zone district except where three standalone modifications were previously granted under modifications #20-07. E. The 220 Edwards Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code except where a standalone modification of standard to the driveway paving standard was previously granted under modifications #20-07. DECISION The 220 Edwards Street Project Development Plan, #36-07 is hereby approved by the Hearing Officer subject to the following conditions: 1. The proposed house is limited to a maximum of 1,200 sq. ft. per plans as described under modification approval #20-07; therefore, no basement may be constructed. 220 Edwards PDP Administrative Hearing Findings, Conclusions, and Decision April 24, 2008 Page 4 of 6 One issue cited by both the Hearing Officer and the neighborhood resident was the impact of the proposed development on the abutting alley. The Hearing Officer acknowledges the concerns about the poor alley surface conditions at the head of the alley, particular during the winter months, and the potential for gravel from the alley to be dragged into the adjacent street; therefore, a condition has been placed on this approval requiring that the alley be paved at least ten feet behind the Mathews Street right-of-way line. Requests were made to the Hearing Officer by an area resident to consider the impacts on "neighborhood integrity" that might arise due to the additional 1,200 square foot dwelling unit being placed on the lot. It's noteworthy that the subject property has long been zoned for additional residential units, such as being proposed under the PDP. In fact, a large addition to the existing single family house at 220 E. Mathews St., converting it into a duplex, was previously contemplated by the Applicant. The Hearing Officer both sympathizes with the neighboring property owner and finds the Applicant/Owner has attempted, through building design, placement and size limitations, to mitigate impacts between the lawfully permitted use of the subject property and the neighboring residences. Compatibility of the Project with the surrounding neighborhood has been evaluated based on three information sources: The Eastside Neighborhood Plan, review and evaluation by the Landmarks Historic Preservation Commission, and the Neighborhood Character Design Guidelines for the East Side and West Side Neighborhoods in Fort Collins. As outlined in the Staff Report, and based on the above standards and guidelines, the Hearing Officer finds that the proposed building size, scale, mass, bulk, orientation, location, materials and architectural style is in keeping with the established neighborhood character. 3. Compliance with Article 4 and the NCM — Neighborhood Conservation Medium Density District Standards: The Project Development Plan complies with all applicable requirements of Article 4 and the NCM zone district. The Staff Report summarizes the PDP's compliance with these standards. In particular, the proposed detached single- family dwelling is permitted within the NCM zone district subject to an administrative review. The proposed building height, roof pitches, site access and front and side yard setbacks of this section are complied with. 220 Edwards PDP Administrative Hearing Findings, Conclusions, and Decision April 24, 2008 Page 3 of 6 Written Comments: None. FACTS AND FINDINGS 1. . Site Context/Background Information N: NCM; existing single family residential E: NCM; single-family residential S: NCM; single-family residential W: NCB; single-family residential This property was annexed as part of the Lake Park Addition Annexation (date unknown). The property was platted as part of the Crafts Re -Subdivision (date unknown). Four requests for stand-alone modifications to Sections 3.2.2(D)(3) (c) Pavement, 4.8(D)(1) Density, 4.8(D)(2) Residential Uses, and 4.8 (E)(3) Rear Yard Setback were approved by the Hearing Officer on September 7, 2007. 2. Compatibility with Surrounding Uses Testimony was offered at the hearing by a neighboring residential landowner concerning the anticipated or feared impacts of the proposed development and its design upon the surrounding neighborhood. In particular, concern was expressed that the new house would harm neighborhood integrity and diminishes recent efforts of neighboring property owners to improve the area. Evidence established that public notice was provided consistent with the requirements of the Land Use Code, including mailed notification to all owners within 800 feet of the subject property and a development sign posted to alert residents of the pending application. The notification techniques are intended to provide opportunity for opponents of the project to engage the Applicant and Owner in the property's design and operational issues. As previously noted, a public hearing was also conducted in 2007, when modifications to the City's design standards were being considered, and neighborhood notification was provided as well. 220 Edwards PDP Administrative Hearing Findings, Conclusions, and Decision April 24, 2008 Page 2 of 6 SUMMARY OF HEARING OFFICER DECISION: Conditional Approval ZONING DISTRICT: NCM — Neighborhood Conservation Medium Density STAFF RECOMMENDATION: Approval NOTICE OF PUBLIC HEARING: Evidence presented to the Hearing Officer established no controversy or facts to refute that the hearing was properly posted, legal notices mailed and notice published. The Hearing Officer, presiding pursuant to the Fort Collins Land Use Code, opened the hearing at approximately 6:00 p.m. on April 24, 2008 in the Community Room at 215 N. Mason Street, Fort Collins, Colorado. HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE: The Hearing Officer accepted during the hearing the following evidence: (1) Planning Department Staff Report and (2) application, plans, maps and other supporting documents submitted by the applicant and the applicant's representatives to the City of Fort Collins. The LUC, the City's Comprehensive Plan (City Plan), and the formally promulgated policies of the City are all considered part of the evidence considered by the Hearing Officer. The following is a list of those who attended the meeting: From the City: Steve Olt, City Planner Susan Joy, Development Review Engineer From the Applicant: Troy Jennings From the Public: Douglas Swanson, 206 E. Elizabeth Street and 1213 Mathews Street anninz Development and ansportation Services L r Current Planning City of Fort Collins CITY OF FORT COLLINS ADMINISTRATIVE HEARING OFFICER TYPE I ADMINISTRATIVE HEARING FINDINGS, CONCLUSIONS AND DECISION ADMINISTRATIVE HEARING DATE PROJECT NAME: CASE NUMBER: APPLICANT: OWNER: HEARING OFFICER: PROJECT DESCRIPTION: April 24, 2008 220 Edwards Street Project Development Plan (PDP) #36-07 Rentfrow Design, LLC c/o Troy Jennings/Jon Rentfrow 3621 Richmond Drive Fort Collins, CO 80526 Mark Tavill 6815 Stanley Avenue Carmichael, CA 95608 Marshall Williams P.O. Box 8125 Truckee, CA 96162 Cameron Gloss Current Planning Director The Applicant has submitted a request to construct a 1,200 square foot, 2-story single- family detached dwelling on the alley end of the property, west of the existing single- family residence and detached garage, at the northwest corner of Edwards Street and Mathews Street. The structure will be 21'-9" high. Access to the new residence will be from the alley. The existing single-family residence and garage on the property are to remain. 281 North College Avenue • PO Box 580 0 Fort Collins, CO 80522-0580 0 (970) 2216750 0 FAX (970) 416-2020