HomeMy WebLinkAboutMALDONADO SUBDIVISION - PDP - PDP120021 - REPORTS - PLANNING OBJECTIVES0
Nearby lots that are less than 5000 sgft.:
412 N. Whitcomb Block:
411 N. Sherwood: 4875 sq.ft.
525 Sycamore 4500 sq.ft.
429 N Sherwood 4500 sq.ft.
Block to the west: 405. N. Whitcomb
4766 sq.ft.
407 N. Whitcomb
4974 sq.ft.
610 Cherry
3421 sq.ft.
408 N. Loomis
4861 sq.ft.
410 N. Loomis
4834 sq.ft.
428 N. Loomis
4726 sq.ft.
420, 422, 426, 430
N. Loomis are all 4900 sq.ft.
Block to South:
Block to SE on Cherry St
Other nearby lots:
520 Maple 4300 sq.ft.
508 Maple 4300 sq.ft.
504 Maple 4300 sq.ft.
511 Cherry 4750 sq.ft.
501 Cherry 4750 sq.ft.
427 Cherry 4275 sq.ft.
423 Cherry 4275 sq.ft.
419 Cherry 4275 sq.ft.
431 Cherry 4750 sq.ft.
522 N. Whitcomb 2500 sq.ft.
430 N. Sherwood 4800 sq.ft.
521 Maple 4725 sq.ft.
428 Maple 4000 sq.ft.
210 N. Whitcomb 2500 sq.ft.
Maldonado Subdivision
412 North Whitcomb Street
West .90 Feet of Lot 7, Block 64 August 14, 2012
Statement of Planning Objectives
This PDP application is to ask for a modification to subdivide 412 North Whitcomb Street into 2
separate lots. Lot #1 to the north where my home is and Lot #2, to the south. Lot 91 will be 50' wide,
89.93' deep, totaling 4497 sq.ft. Lot #2 will be 50' wide, 89.90' feet deep, totaling 4496 sq.ft. This
PDP application is simply to subdivide this lot.
I have talked to many neighbors and held a Neighborhood Meeting, and there is not one objection to
this subdivision. All of my adjacent neighbors are supportive of this. In fact, Jason Holland has
received many emails, a signed community letter, and a phone call all supporting this project.
The subdivision complies with the Eastside/Westside Plan. It also complies with the City's high value
to create infill. On the 400 block of North Whitcomb, and many surrounding NCM blocks, there are at
least 3 lots per block that are less than 5000 sq.ft. according to the Larimer County Assessor's Office.
These are not recent subdivides; they have existed this way for many years. On my physical block
there are 3 such lots. Two that are 4500 sq.ft. and one that is 4875 sq.ft. So, this proposal is consistent
with the blocks in this neighborhood
Attached is a list of all the lots under 5000 sq.ft, according the Larimer County Assessor's Officer, that
adjoin the 400 N. Whitcomb block.
The two lots directly north of 412 N. Whitcomb St are 50' wide, the same as the proposed two new lots.
In talking with Victor Day, who bought and sold this property several times, and subdivided it in 1978,
he states that there was no particular reason for dividing mine at 90' deep instead of 100', like the two
.properties to the north. There is no historical significance to the reduced depth of this lot.
On the west side of 400 North Whitcomb Street, facing my property, the lots are 35' wide or 70' wide,
averaging 50' wide, the same as this proposal. The proposed 50' wide lots are in complete character
with the other lots on both sides of the street.
My house sits solidly in the middle of proposed Lot #1, leaving proposed Lot #2 looking vacant. Over
the years, people have often assumed it is a separate lot_ The public already experiences this as an
appropriate size lot in the City. Because it is only the depth of the proposed lots that are short, the
depth has no effect on the streetscape. Only the homeowners will be aware of this, and many people,
me included, would like smaller yards to take care of
Although not required, I chose to have a Neighborhood Meeting. Besides our informal chats, I wanted
my neighbors to see my intentions by seeing drawings of potential homes. I also wanted the wider
group of neighbors to be invited. 280 residences were notified to hear about the process and all who
showed up were supportive.
In discussions with my neighbors, the concern has been not that I divide my property into two lots. But
that the home built be appropriate in size and character with the neighborhood. In Old Town, on legal
sized lots that require no specific City approval besides adherence to current codes, homes are being
built that look completely out of size and character with the surrounding blocks. This is what my