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Home My WebLink AboutJENNINGS SUBDIVISION - PDP - 14-09 - REPORTS - RECOMMENDATION/REPORTJennings Subdivision - Project Development Plan, #14-09 July 8, 2009 Administrative Hearing Page 6 Division 2.2 Common Development Review Procedures for Development Applications, and Division 2.4 Project Development Plan in ARTICLE 2 ADMINISTRATION of the LUC. C. The Jennings Subdivision, PDP meets the plat standards located in Section 3.3.1 Plat Standards of ARTICLE 3 GENERAL DEVELOPMENT STANDARDS of the LUC. I D. The Jennings Subdivision, PDP meets the applicable Land Use and Development Standards located in Sections 4.4(D) of ARTICLE 4 DISTRICTS with the exception of: 1. Section 4.4(D)(2)(a) Minimum lot width of sixty (60) feet for a single-family dwelling. RECOMMENDATION: Staff recommends the following: • Approval of the Jennings Subdivision, Project Development Plan - #14-09, and • Approval of the Modification of Standard to Section 4.4(D)(2)(a). Jennings Subdivision - Project Development Plan, #14-09 July 8, 2009 Administrative Hearing Page 5 Applicant's Justification: The width of the existing lot is 105 feet. This project includes additional Right -of -Way designation of 6.5 feet, leaving 98.5 feet of width for two lots. We are requesting that the proposed lots have widths of 48.7 and 49.8 feet respectively. This will not adversely affect the character of the existing neighborhood, as many lots in the area are long and narrow, and the open space on the site is most likely perceived to be a vacant lot. Review of Modification Criteria — Section 2.8.2(H): The citation for the applicable review criteria for a Modification is as follows: "(H) Step 8 (Standards): Applicable, and the decision maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good, and that: (4) The plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2 Staffs Evaluation of Applicant's Request: Staff has evaluated the Applicant's request against the criteria provided in Section 2.8.2(H) of the Land Use Code. Staff finds that the Applicants request to reduce the lot width from 60' to 48.7 and 49.8' is "nominal and inconsequential" when "considered from the perspective of the entire development." This meets the criteria set forth in Section 2.8.2(H)(4). Therefore, Staff recommends approval of this request. 7. Findings of Fact/Conclusion A. The Jennings Subdivision, PDP contains an existing permitted use in the RL — Low Density Residential Zoning District. B. The Jennings Subdivision, PDP meets the procedural requirements located in Division 2.1 General Procedural Requirements, Jennings Subdivision - Project Development Plan, #14-09 July 8, 2009 Administrative Hearing Page 4 serve the area being platted. The right-of-way (ROW) City Park Avenue was dedicated by a previously approved and recorded subdivision plat. The Jennings Subdivision plat is dedicating an additional 6.5' feet of ROW along the north side of Crestmore Place. 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. 5. ARTICLE 4 - DISTRICTS The Jennings Subdivision, PDP complies with the applicable requirements of the LUC in Division 4.4 Low Density Residential District as follows: A. The PDP complies with the minimum lot size set forth in Section 4.4(D)(1) Density. The two lots will exceed the minimum square footage of 6,000. The Jennings Subdivision, PDP is requesting a Modification of Standard to the following standard set forth in Division 4.4 of the LUC: A. The PDP is not in conformance with Section 4.3(D)(2)(a), which requires single-family lots be a minimum of 60' wide. More information regarding this request is provided in Section 6 of this report. 6. MODIFICATION OF STANDARD (1) As specified in Section 2.8.2 Modification Review Procedures, (H) (Standards), the Administrative Hearing Officer may grant a modification of standards only if he/she finds that the granting of the modification would not be detrimental to the public good. The Applicant has proposed the following Modification: Section 4.4(13)(2)(a) Minimum lot width shall be sixty (60) feet for a single- family dwelling. The Applicant is proposing a reduction in the minimum lot width dimensions from 60 feet to 48.7' and 49.8'. Jennings Subdivision - Project Development Plan, #14-09 July 8, 2009 Administrative Hearing Page 3 Staff has determined that there is no detriment to a development plan associated with the platting of the two lots. 3. ARTICLE 2 ADMINISTRATION The Jennings Subdivision, PDP complies with the applicable requirements of the LUC, specifically 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. 4. ARTICLE 3 GENERAL DEVELOPMENT STANDARDS The Jennings Subdivision, PDP complies with the applicable requirements of the LUC, specifically the plat requirements located in Section 3.3.1 Plat Standards in ARTICLE 3 GENERAL DEVELOPMENT 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 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) Lot 1 has direct vehicular access to a public street (City Park Avenue and Crestmore Place). Lot 1 fronts on a public street (City Park Avenue). Lot 2 will front on, and have direct access to, this City Park Avenue. 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 Jennings Subdivision - Project Development Plan, #14-09 July 8, 2009 Administrative Hearing Page 2 Division 2.4 Project Development Plan located in ARTICLE 2 ADMINISTRATION and the standards and requirements located in Section 3.3.1 Plat Standards in ARTICLE 3 GENERAL DEVELOPMENT STANDARDS. The Applicant is requesting a Modification of Standard to Section 4.4(D) Land Use Standards — (2) Dimensional Standards. This standard requires lot widths be a minimum of 60' for single family dwellings. The proposal includes one 48.7' lot, one 49.8' lot and 6.5' of right-of-way dedication. COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: RL in the City of Fort Collins; existing single-family residential S: RL in the City of Fort Collins; existing single-family residential E: RL in the City of Fort Collins; existing single-family residential W: RL in the City of Fort Collins; existing single-family residential The property was annexed in May, 1952 in the Consolidated Area Addition Annexation. The property was platted as Lot 1, 609 City Park Avenue Subdivision in June 2000. 2. Purpose of the Subdivision The purpose for the replatting of the approved and recorded Lot 1, 609 City Park Subdivision is to create two (2) lots on the property instead of the one (1) lot currently platted. The new subdivision plat will create Lot 1, being 7,297 square feet in size, and Lot 2, being 6,592 square feet in size. The new plat will also dedicate a 6.5 foot wide strip of right-of-way to add to Crestmore Place, which runs east/west and is south of the property to be subdivided. There is an existing single-family residence and garage on Lot 1. The Applicants' intent, with the replat, is to construct a new single-family residence on Lot 2. F�rof t� Collins IICMNO� ( �09 MEETING DATE STAFF HEARING OFFICER PROJECT: Jennings Subdivision - Project Development Plan (PDP) - #14-09 APPLICANT: Troy Jennings 3621 Richmond Dr. Fort Collins, CO 80526 OWNER: Steve Deline PO Box 772399 Steamboat Springs, CO 80477 PROJECT DESCRIPTION: This is a request to replat one (1) existing 13,889 square foot lot into two (2) lots, located at 609 City Park Avenue. The site is in the RL, Low Density Residential zone district. There is an existing single-family home on the property that will remain on lot one. The proposed second lot is currently vacant. A Modification of Standards request has also been submitted as the two lots will not meet the lot width requirement of the RL zone district. The surrounding properties are zoned RL. The proposed subdivision is permitted in the RL Zone District, subject to administrative review (Land Use Code, Section 4.4(13)(2)(a)1). RECOMMENDATION: Approval of the PDP Approval of the Modification of Standard to Section 4.4(D)(2)(a) EXECUTIVE SUMMARY: This request is to create a 2-lot subdivision plat for a property that presently is platted as one (1) lot. The request complies with the applicable requirements of the Land Use Code (LUC), specifically the procedural requirements located in Division 2.1 General Procedural Requirements, Division 2.2 Common Development Review Procedures for Development Applications, and Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580 fcgov.com/currentplanning 970.221.6750