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Home My WebLink AboutSHERWOOD FORTS - PDP/FDP - PDP/FDP110009 - DECISION - CORRESPONDENCE-HEARINGProje( Meeth Date: Administrative Public Hearing Sign -In PLEASE PRINT CLEARLY Name Address Phone Email /A) l ee `laco 05 .AL) S �'O �( 33' - QLU ce C udy1 r- orf- . co C y ti l _ ( _l t 9714205W 9714205020 9774109006 F,14109Q09 515 1 -1 , 87t4108006 517 97 109 0 97 4109 11 g71410 019 �9714108009, 9714,10791 WU205 W14205019 9714109005 i 0 ( 9714108005 521 9714205 9714205018 516 --525 0714109004 �l 524 _ _ _ 519— 971410701 9714205 9714205017 - �52 5 9714109003 ( 97 4108 9 0714108002 14107DI ,4714pO0% I502, L � 424 422 519 _ g I 526 9774109013 I 9714708014 9711410� 52 620 618 614'06101 , 529t 8714109002 I I 1410701 97 4205 971 205013 971420t5Q16 430.9714108015 412--404 Tax Parcel ['*531ii 530i-520 97 l(1813\, 97 �10801 9714708018 32 W14 0502 9714109001 141a 017 I I ,,1 977470701 12/612O11 1 N WMYRTLE ST 601 511T101' r— Q. 4117-603 r60 61�7142129314 602 521 517 W14110026 9714110018 i 417 1514111016 9714111017 971412000 621 617714'_61530 1 + 971411001 9714110018 �605 rn 60614i71027-�1 �605 I W 4212 971 212@e'971.60S 2 477 11 0 8 60 1-2029 - 033 �ii 9714170 25 9714110015 8714111026 1 1i 8774711015 4714120W WESTLA WI+7.QDD —L. » 610 609 '10 fi09 f �6O 8 9714110019 971416014 --971 97-74s��n....?^ -- - 14-11201 - -- L68aind 9774212 4714212028 002 001 2 e - 'sj8,mivYims 617 3 87t4110020 9714110013 971 4 .m -- 147813--' --F -- """" - max Percale 9714272 6 9714212027 m - - + 5 - 'n 1411290 618 616 617 OPletted Blocks �619 9714110021 9714711021 '� 9714111012 OBuldrgs 9714272 7 9714212026 620 619 620 621 DGeraps �625 9714110022 9714110011 9714111022 ':, 9714111011 1417291 � aky Mcunlan National Park(Lanmer Portion) 9714212 0714212025 3' 9714111010 7a11201 Perks and Reuealon 8714272024 9714110023 W14110010 9117417 t0�1 , �tT1§�4Y��T�i11�405 625 1a11202 Y"Sctxroi �0am 630 629 SHERWOOD_GREENS CONDOS-629' NaVW Re%ouce Areas EALZ9S+ 631'629 9714110024 9714110008 9714117000 1, 9714111009 treorPoreted Areas ForCCo9i�% 97142162023 1411291 9714212 1 97142120�22 rT634 631 9714116001 9714118008 �639 rL1522 u�t'o,II'I635 971421201 9714212021 n 9774t15 OB 1411202��638. 4t75001 , 412, , 4061�64 PURA WDA. PLACE 97741.8021 1 , ¢7 971411590a 871a1150U 1411 02 622 618 92 21— 3 645 9714116002 1 1 '.1 97 4212911 1 9714212 1 ATRIUM SUITES I I i,. 97 411 �09 132 9714212 7 971411202 y -- - WLAURELST—. -.. N S Croaled by Latimer County GS �,ers�� e,a�� • . � � `y�� using data from multiple he accuracy, This pnod y " 7■ V �,/�a; makes no wananN as Co the acareq. This pmduct n'. a213901 r; 5/ q i C may not reflect recent updates pdorto the data of 4OUT14 A4-"-w*WQ0V 0 frintirg. 0 70 140 Feet Sherwood Forts Project Development Plan, #110009 Administrative Hearing Findings, Conclusions, and Decision December 20, 2011 Page 7 of 7 DECISION The Sherwood Forts Project Development Plan, # 110009 is hereby approved by the Hearing Officer without condition. Dated this 20th day of December, 2011 per authority granted by Sections 1.4.9(E) and 2.1 of the Land Use Code. 7aw*� Ted Shepard Chief Planner Sherwood Forts Project Development Plan, #110009 Administrative Hearing Findings, Conclusions, and Decision December 20, 2011 Page 6 of 7 1. Section 4.9(D) — Land Use Standards The proposal is in compliance with this section as follows: the lot is 9,500 square feet and the minimum lot size for is 5,000 square feet or the total area of the buildings on the lot (3,622 square feet total floor area); the rear floor area ratio is 0.3; and the dimensional standards are also met by this proposal. 2. Section 4.9(E) — Development Standards The proposal complies with the applicable standards of this section as follows: all exterior walls are at right angles to the side lot lines; the primary entrance is located along the front wall of the existing building; the second story does not overhang the first story walls; the roof pitch is within the allowable pitch; the structure is 2 stories; and the eave height is not higher than the 13' maximum. SUMMARY OF CONCLUSIONS FINDINGS OF FACT/CONCLUSIONS The Sherwood Forts, PDP/FDP, complies with the applicable requirements of the Land Use Code more specifically: • The proposed use, expansion of the existing single-family home into a three -unit multi -family dwelling, is permitted, subject to an Administrative Review; • The process located in Division 2.2 - Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; • The standards located in Division 3.2 - Site Planning and Design Standards; Division 3.3 — Engineering Standards; Division 3.4 — Environmental, Natural and Cultural Standards; and Division 3.5 - Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and, • The standards located in Division 4.9 — Neighborhood Conservation Buffer District (NCB) of ARTICLE 4 — DISTRICTS. Sherwood Forts Project Development Plan, #110009 Administrative Hearing Findings, Conclusions, and Decision December 20, 2011 Page 5 of 7 C. Division 3.4 - Environmental, Natural and Cultural Standards 1. Section 3.4.7(A) - Purpose The property at 617 South Sherwood Street has been determined to not be eligible for local landmark designation. The development plan satisfies the criteria set forth in this section in that the new construction to be attached to the existing structure is designed to respect the character of the site and other properties in the surrounding neighborhood. The block face on the west side of South Sherwood Street between West Laurel Street and West Myrtle Street will not change with this addition; and, the majority of the properties along the west side of this block currently have relatively new, large residential structures on the rear of the lots. D. Division 3.5 - Building Standards 1. Section 3.5.1 - Building and Project Compatibility The proposed expansion will add a two-story addition to the rear of the 1 %2 story existing structure. The neighborhood is comprised of single -story and 1 '/ story dwellings as well as two, three-story multi -family buildings, one across Sherwood and the other a few lots south of the site. The proposed addition is not incompatible in respects to size, height, bulk, mass, scale or materials with the existing context of the neighborhood. 3. ARTICLE 4 - Districts A. Division 4.9 — Neighborhood Conservation Buffer District Multi -family dwellings up to four units, which propose structural additions or exterior alterations to the existing structure, are permitted in the NCB zone district, subject to an Administrative review. The NCB District is: "intended for areas that are a transition between residential neighborhoods and more intensive commercial -use areas or high traffic zones that have been given this designation in accordance with an adopted subarea plan." This proposal complies with the purpose of the NCB District as conversions to higher densities are common in a transition area between residential and high traffic areas such as Laurel Street and the CSU campus. Sherwood Forts Project Development Plan, #110009 Administrative Hearing Findings, Conclusions, and Decision December 20, 2011 Page 4 of 7 2. ARTICLE 2 - Administration Section 2.5.2 Final Plan Review Procedures permits final plans to be submitted concurrently with a project development plan. This application is a combined PDP/FDP and has followed the applicable review procedures for each plan as contained in Article 2 of the LUC. 3. ARTICLE 3 — General Development Standards The Sherwood Forts, PDP/FDP complies with of the applicable General Development Standards. Of specific note are Division 3.2 — Site Planning and Design Standards; Division 3.3 — Engineering Standards; Division 3.4 = Environmental, Natural and Cultural Standards; and, Division 3.5 - Building Standards. Further discussions of these particular standards follow. A. Division 3.2 — Site Planning and Design Standards Section 3.2.1 - Landscaping and Tree Protection The proposal complies with Section 3.2.1(D)(1) and (2) in that "full tree stocking" and a street tree are existing on the site. The plan also complies with Section 3.2.1(E)(2) Landscape Area Treatment in that all area without structure or paving is proposed to have landscaping including foundation plantings and turf grass. The parking lot landscaping standards from Section 3.2.1(E)(4) are met by two new evergreen trees adjacent to the proposed 4 parking spaces on the rear of the lot. Section 3.2.2 — Access, Circulation and Parking The site is located in the Transit -Oriented Development Overlay District and, therefore, does not have any minimum parking requirements. However, five on -site parking spaces are being provided, four off of the alley and one in the driveway off of Sherwood Street. B. Division 3.3 - Engineering Standards The proposal complies with the design standards, requirements, and specifications for the services as set forth in this section. Sherwood Forts Project Development Plan, #110009 Administrative Hearing Findings, Conclusions, and Decision December 20, 2011 Page 3 of 7 FACTS AND FINDINGS EXECUTIVE SUMMARY: The Sherwood Forts, PDP/FDP, complies with the applicable requirements of the Land Use Code more specifically: • The proposed use, expansion of the existing single-family home into a three -unit multi -family dwelling, is permitted, subject to an Administrative review; • Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; • Site Planning and Design Standards; Division 3.3 — Engineering Standards; Division 3.4 — Environmental, Natural and Cultural Standards; and Division 3.5 - Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and • The standards located in Division 4.9 — Neighborhood Conservation Buffer District of ARTICLE 4 — DISTRICTS. COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: NCB; existing residential, mix of single-family and multi -family, some lots containing both a single-family unit on the front and a duplex or additional residence on the rear S: NCB; existing residential, mix of single-family and multi -family, some lots containing both a single-family unit on the front and a duplex or additional residence on the rear; and multi -family dwellings, Atrium Suites and under construction Pura Vida on the corner of Laurel and Sherwood Streets E: NCB; existing single-family and multi -family dwellings and a CSU business building (Rockwell Hall North) W: NCB; existing residential, mix of single-family and two-family, some lots containing both a single-family unit on the front and a duplex or additional residence on the rear This property was annexed and platted on the Original Town Plan and replatted as Lot 12 Block 76 of the Plat of Subdivision of Blocks 76, 77, 85, 86, 87, Fort Collins in May of 1882. Sherwood Forts Project Development Plan, #110009 Administrative Hearing Findings, Conclusions, and Decision December 20, 2011 Page 2 of 7 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. PUBLIC HEARING The Hearing Officer, presiding pursuant to the Fort Collins Land Use Code, opened the hearing at approximately 5:30 p.m. on December 19, 2011 in Conference Room A at 281 North College Avenue, 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; (2) application, plans, maps and other supporting documents submitted by the applicant and the applicant's representatives to the City of Fort Collins; (3) a sign up sheet of persons attending the hearing; and (4) a tape recording of the hearing. 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: Ted Shepard, Chief Planner Steve Olt, City Planner From the Applicant: Mr. and Mrs. David and Alyce McElhoes Andrea McElhoes From the Public: None Written Comments: None 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: December 19, 2011 Sherwood Forts Project Development Plan #110009 David and Alyce McElhoes 16605 Dancing Wolf Way Colorado Springs, CO 80908 Same Ted Shepard Chief Planner PROJECT DESCRIPTION: This is a request to create a multi -family (triplex) dwelling on a lot located at 617 South Sherwood Street. The property currently contains a single-family dwelling. This application is requesting the addition of two new dwelling units to be added onto to the rear of the existing structure. The property is located in the Neighborhood Conservation Buffer zone district and multi -family dwellings, up to four units, are permitted subject to an Administrative review. SUMMARY OF HEARING OFFICER DECISION: ZONING DISTRICT: Neighborhood Conservation Buffer STAFF RECOMMENDATION: Approval Planning, Development & Transportation Services F`otryt Collins December 20, 2011 Community Development & Neighborhood Services 281 North College Avenue P.O. Box 580 Fort Collins, CO 80522.0580 970.416.2740 970.224.6134- fax fcgov.com Attendee of the Sherwood Forts Project Development Plan, #PDP110009, Public Hearing, Please find attached to this letter a copy of the Type I Administrative Hearing Findings, Conclusions and Decision for the Project Hearing of the Sherwood Forts Project Development Plan, #PDP110009. Pursuant to Section 2.2.7(D) of the Fort Collins Land Use Code, this Decision has been mailed to the applicant and any person who attended and/or provided testimony at the public hearing held on December 19, 2011. This final decision of the Administrative Hearing Officer may be appealed to the City Council, in accordance with Chapter 2, Article II, Division 3 of the City Code, within 14 calendar days of the date of final action (December 20, 2011) by the Hearing Officer. The deadline to file an appeal is 5:00 p.m. on January 3, 2012. Guidelines explaining the appeal process, including the Code provisions previously referenced, can be found online at fcgov.com/cityclerk/appeals.php, or may be obtained in the City Clerk's Office at 300 LaPorte Avenue. If you have any questions about the attached Decision or the appeal process, please contact me at 970-221-6343. Sincerely, T e 4" Ted Shepard Chief Planner