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Home My WebLink AboutEASTGATE 3RD FILING - PDP - 14-08 - REPORTS - RECOMMENDATION/REPORTEastgate 3`d Filing (1120 Montgomery Street), PDP, #14-08 October 30, 2008 Administrative Hearing Page 7 4. The PDP meets the plat standards located in Section 3.3.1 Plat Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC. 5. The PDP complies with all applicable Land Use and Development Standards contained in ARTICLE 4 - DISTRICTS, Division 4.5 — Low Density Mixed -Use Neighborhood District of the LUC. RECOMMENDATION: Staff recommends approval of the Eastgate 3`d Filing (1120 Montgomery Street), Project Development Plan - #14-08. Eastgate 3`d Filing (1120 Montgomery Street), PDP, #14-08 October 30, 2008 Administrative Hearing Page 6 C. Division 3.5, Building Standards 1. Section 3.5.1, Building and Project Compatibility The proposed change -of -use, from existing multi -family dwellings to single-family attached dwellings, will continue to satisfy the requirements set forth in this section. No changes to the existing building are proposed with this request. It will be maintained in its present form, with no alterations proposed at this time. It is an existing 4-plex multi -family residential building that, if approved, will be defined as a single-family attached dwelling. 4. Neighborhood Information Meeting The Eastgate 3`d Filing, PDP contains an existing and proposed land use that is permitted in the LMN, Low Density Mixed -Use Neighborhood Zoning District subject to an administrative (Type 1) review. The existing use is a 4-plex multi -family residential building. The requested change -of - use is to single-family attached dwellings with each unit on its own individual lot. The LUC does not require that a neighborhood meeting be held for a Type 1 development proposal and a City -facilitated neighborhood meeting was not held to discuss this proposal. FINDINGS OF FACT/CONCLUSIONS After reviewing the Eastgate 3`d Filing (1120 Montgomery Street), PDP, staff makes the following findings of fact and conclusions: 1. The proposed land use (single-family attached dwellings) is permitted in the LMN, Low Density Mixed -Use Neighborhood Zone District. 2. The PDP meets the procedural requirements located in Division 2.1 General Procedural Requirements, Division 2.2 Common Development Review Procedures for Development Applications, and Division 2.4 Project Development Plan in ARTICLE 2 ADMINISTRATION of the LUC. 3. The PDP complies with all applicable GENERAL DEVELOPMENT STANDARDS contained in ARTICLE 3 of the LUC. Eastgate 3�d Filing (1120 Montgomery Street), PDP, #14-08 October 30, 2008 Administrative Hearing Page 5 permitted until a subdivision plat is filed and recorded in the City of Fort Collins. b. The subdivision plat is in compliance with Section 3.3.1(B) Lots in that: 1) Lots 1 - 4 have direct vehicular access to a public street (Montgomery Street). Lots 1 — 4 front on a public street (Montgomery Street). The side lot lines for both lots are substantially at right angles or radial to the street lines. 2) The general layout of parcels, driveways, utilities, drainage facilities, street ROW, and other services within the proposed Eastgate 3rd Filing, PDP have been previously established by other means or are being dedicated with this plat. ' c. The subdivision plat is in compliance with Section 3.3.1(C) Public Sites, Reservations and Dedications in that: 1) An applicant shall be required to dedicate rights -of way for public streets, drainage easements and utility easements as needed to serve the area being platted. The right-of-way (ROW) for Montgomery Street was dedicated by a previously approved and recorded subdivision plat. Drainage, utility, access, and emergency access easements necessary to serve Lots 1 - 4 were dedicated with the Eastgate 2"d Filing plat or will be dedicated with the Eastgate 3`d Filing plat, if approved and filed. 2) Reservation of sites for flood control, open space and other municipal uses shall be made, as necessary, in accordance with the requirements of this LUC. 3. Section 3.3.5, Engineering Design Standards The proposal complies with the design standards, requirements, and specifications for the services as set forth in this section. Eastgate 3`d Filing (1120 Montgomery Street), PDP, #14-08 October 30, 2008 Administrative Hearing Page 4 2. Section 3.2.2, Access, Circulation and Parking The proposed change -of -use, from existing multi -family dwellings to single-family attached dwellings, will continue to satisfy the requirements set forth in this section. No changes to the access and parking are proposed with this request. B. Division 3.3, Engineering Standards 1. Purpose of the Subdivision The purpose for creating four (4) individual lots, in place of one (1) existing lot, under the existing 4-plex residential building on the westerly portion of the property, is to effectively change each dwelling unit from a condominium to a townhome and define them as "single-family attached dwellings" per the City's Land Use Code. The lots will range in size from 2,560 square feet to 3,066 square feet. There will not be any physical changes to the site, building, or landscaping associated with this request. The existing detention pond on the east end of the property will not change. Staff has determined that there is no detriment to the existing development plan associated with the platting of the four lots. 2. The Eastgate Third Filing, PDP complies with the applicable requirements of the LUC, specifically the plat requirements located in Section 3.3.1 Plat Standards. a. The subdivision plat is in compliance with Section 3.3.1(A) General Provisions in that: 1) The subdivision plat will be filed and recorded only after having been approved by the Director of Planning, with such approval evidenced in writing on the plat and signed by the City Clerk. 2) No building permit or certificate of occupancy shall be issued for construction of any new principal building, enlargement of any principal building used for nonresidential purposes by more that 25% of the existing floor area of such building, or no act which changes the use of any building shall be Eastgate Td Filing (1120 Montgomery Street), PDP, #14-08 October 30, 2008 Administrative Hearing Page 3 The property was platted as part of Tract "A" of Eastgate, First Filing that was approved by City Council in April, 1973. The property was part of the Replat of Tract "A" of Eastgate, First Filing that was approved by City Council in September, 1977. The property was part of the Replat of Tract "A" of Eastgate, First Filing that was approved by City Council in June, 1978. The property was platted as Lot 1 of Eastgate, 2nd Filing that was approved by the Director of Planning in May, 2005. The existing 4-plex multi -family residential building was constructed in a Building Envelope as part of this subdivision. The existing detention pond and landscaping on Lot 1 were also constructed and installed at this time. 2. Division 4.5 of the Land Use Code, Low Density Mixed -Use Neighborhood Zone District Single-family attached dwellings are permitted in the LMN, Low Density Mixed -Use Neighborhood Zoning District, subject to administrative review. This proposal for a change -of -use from multi -family to single-family attached dwellings complies with the purpose of the LMN District as it is a permitted land use in a developed business/commercial/residential corridor containing a mix of uses along and near Riverside Avenue. 3. Article 3 of the Land Use Code — General Development Standards The change of use request complies with all applicable General Development Standards as follows: A. Division 3.2, Site Planning and Design Standards 1. Section 3.2.1, Landscaping and Tree Protection The proposed change -of -use, from existing multi -family dwellings to single-family attached dwellings, will continue to satisfy the requirements set forth in this section. No changes to the landscaping are proposed with this request. Eastgate 3`d Filing (1120 Montgomery Street), PDP, #14-08 October 30, 2008 Administrative Hearing Page 2 Single-family attached dwellings are permitted in the LMN, Low Density Mixed - Use Neighborhood Zoning District, subject to administrative review. The purpose of the LMN District is: Intended to be a setting for a predominance of low density housing combined with complementary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood. The main purpose of the District is to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices, that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community by pattern of streets, blocks, and other linkages. A neighborhood center provides a focal point, and attractive walking and biking paths invite residents to enjoy the center as well as the small neighborhood parks. Any new development in this district shall be arranged to form part of an individual neighborhood. Typically, Low Density Neighborhoods will be clustered around and integral with a Medium Density Mixed -Use Neighborhood with a Neighborhood Commercial Center at its core. This proposal for a change -of -use from multi -family to single-family attached dwellings complies with the purpose of the LMN District as it is a permitted land use in a developed business/commercial/residential corridor containing a mix of uses along and near Riverside Avenue. COMMENTS: Background The surrounding zoning and land uses are as follows: N: E; existing commercial/office uses S: LMN; existing multi -family residential uses E: E, LMN; existing commercial/office/multi-family residential uses W: RL, LMN; existing single-family residential uses The property was annexed in October, 1967 as part of the Burch Fourth Annexation. F 0 City of :ort Collins IiEMNO MEETING DATE �d D STAFF -i-- HEARING OFFICER PROJECT: Eastgate 3`d Filing (1120 Montgomery Street), Project Development Plan (PDP) - #14-08 APPLICANT: David Phillips 2932 Des Moines Drive Fort Collins, CO. 80525 OWNER: Same As Applicant PROJECT DESCRIPTION: This is a request to replat the property (Eastgate, 2"d Filing) located at 1120 Montgomery Street for the purpose of creating four (4) individual lots, in place of one (1) existing lot, under the existing 4-plex residential building on the westerly portion of the property. The lots will range in size from 2,560 square feet to 3,066 square feet. This request effectively changes each dwelling unit from a condominium to a townhome and defines them as "single-family attached dwellings" in the City's Land Use Code. There will not be any physical changes to the site, building, or landscaping associated with this request. The existing detention pond on the east end of the property will not change. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This PDP complies with the following applicable requirements of the Land Use Code L( UC), more specifically: the process located in Division 2.2 - Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; standards located in Division 3.2 - Site Planning and Design Standards, Division 3.3 - Engineering Standards, and Division 3.5 - Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and permitted uses and standards located in Division 4.5 - Low Density Mixed -Use Neighborhood District of ARTICLE 4 - DISTRICTS. Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580 fcgov.com/currentplanning 970.221.6750