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Home My WebLink AboutMAGNOLIA WEST SUBDIVISION (621 W. MAGNOLIA) - PDP - 22-07 - REPORTS - RECOMMENDATION/REPORTMagnolia West Subdivision PDP — Type I, #22-07 October 9, 2007 Administrative Public Hearing Page 6 D. Staff finds that the request for modification satisfies the alley paving standard equally well as a plan that is exempt from the standard. E. Staff finds that the project as submitted, based on the proposed land use and its contextual compatibility with the surrounding land uses, is not detrimental to the public good. 6. Staff Recommendation: Staff recommends approval of the request for modification to Section 3.6.2(J)(2) for the Magnolia West Subdivision PDP. Staff recommends approval of the Magnolia West Subdivision PDP Type I - #22-07. Attachments: Site/Landscape Plan Subdivision Plat Request for Modification Magnolia West Subdivision PDP — Type I, #22-07 October 9, 2007 Administrative Public Hearing Page 5 3) Residential Building Setbacks, Lot Width and Size [Section 3.5.2(D)]: This proposal will comply with minimum setback, lot width, and garage door standards in this section. D. Transportation and Circulation [Section 3.6] 1) Public Alley Design Construction Requirements [Section 3.6.2(J)(2)]: This proposal is required to design and construct (pave) the alley in conformance with the Larimer County Urban Area Street Standards. The applicant has submitted a request for modification, which is attached. In summary, the justification of this modification request is as follows: "...We are requesting that the requirement to pave the alley be waived because, similar to the existing condition, one single-family residential unit will access from the existing alley. The existing condition will be maintained and not worsened..." Staff supports this request for modification due to the fact that one single-family residential unit will use the alley with the development proposal, maintaining the current conditions and patterns of use. This proposal is similar to a carriage house proposal in that one additional dwelling unit is proposed. It should be noted that per Section 3.6.2(J)(2), in the NCM — Neighborhood Conservation Medium Density District, public alleys that provide access for carriage houses are exempt from this "alley paving" standard. 5. Findings of Fact / Conclusion: After reviewing the Magnolia West Subdivision PDP, Staff makes the following findings of fact and conclusions: A. The proposed land use and subdivision (single-family residential) is permitted in the NCM — Neighborhood Conservation Medium Density District. subject to Administrative approval. B. The PDP complies with all standards located in Division 4.8 NCM— Neighborhood Conservation Medium Density District of the Land Use Code. C. The PDP Complies with all applicable General Development Standards located in Division 3 of the Land Use Code, with the following exception: • The applicant has requested a modification to the "alley paving" standard located in Section 3.6.2(J)(2) on the basis that the proposal does not impact the existing conditions of the alley. Magnolia West Subdivision PDP — Type I, #22-07 October 9, 2007 Administrative Public Hearing Page 4 4) Curbcuts and Ramps [Section 3.2.2(C)2]: A new curbcut is proposed along West Magnolia Street for access to the existing house. 5) Walkways [Section 3.2.2(C)(5)]: Each single-family residential unit will feature a connecting walkway from the building entrance to the street sidewalk. 6) Parking Location [Section 3.2.2(D)]: Paved -off street parking will be provided on each lot. A new curbcut on West Magnolia Street and driveway will provide access and parking for the existing house. Parking and access to the second lot will be provided from the existing alley. 7) Parking — Required Number of Off -Street Spaces [Section 3.2.2(K)]: Each single-family dwelling unit will provide one off-street parking space as required per this section because the lots have more than 40 feet of street frontage. B. Engineering Standards [Section 3.3] 1) Plat Standards [Section 3.3.1(A)]: The plat prepared for this project meets the applicable standards pertaining to lot layout and dedication of easements. 2) Lots [Section 3.3.1(B)]: The proposed lots will have more than the minimum area as required in the NCM— Neighborhood Conservation Medium Density District, and will have vehicular access to the public street. 3) Public Site, Reservations and Dedications [Section 3.3.1(C)]: The applicant will dedicate right-of-way and utility easements as necessary. C. Building Standards [Section 3.5] 1) Building and Project Compatibility [Section 3.5.1]: The new lot will be of similar size to properties in the surrounding neighborhood. The design of the new single-family house will be reviewed when the building plans are submitted for basic development review. The existing house is typical of the neighborhood and compatible with surrounding uses. 2) Relationship of Building to Streets, Walkways and Parking [Section 3.5.2(C)]: The front facades of the existing and proposed single-family detached dwelling units will face the adjacent street (West Magnolia Street) with connecting walkways between the building entrances and street sidewalk. Magnolia West Subdivision PDP — Type I, #22-07 October 9, 2007 Administrative Public Hearing Page 3 square feet and the maximum floor area of a new single-family residential house will be limited to 2,600 square feet. 2) Floor Area Ratio [Division 4.8(D)(5)]: Both lots comply with maximum FAR requirements described in this section. D. Dimensional Standards [Division 4.8(E)]: The existing house and the future house will satisfy all dimensional requirements, including setbacks and a maximum building height of two stories. E. Development Standards [Division 4.8(F)]: The existing and future house will comply with all development standards in this section. 3. Compliance with West Side Neighborhood Plan The West Side Neighborhood Plan, adopted in 1989, calls for land use in this area to conserve the existing residential character. The primary use is intended to be single family residential. This proposal complies with this plan in that it preserves the existing single-family residential use and proposes a new lot consistent with the zoning district's minimum lot size requirements for a future single-family residential use. 4. Compliance with General Development Standards The proposed project complies with the applicable general development standards contained in Division 3 of the Land Use Code as follows: A. Site Planning and Design Standards [Section 3.2] 1) Tree Planting Standards [Section 3.2.1(D)]: The PDP provides street trees in accordance with this section. 2) Landscape Area Treatment [Section 3.2.1(E)(2)]: All non -paved areas on the site will be designed with appropriate landscape areas per this section. 3) Tree Protection and Replacement [Section 3.2.1(F)&(G)]: Several of the significant trees will be preserved per the specifications set forth in this section; however, many of the existing significant trees have and/or will be removed. The City Forester has specified the number of replacement trees required for the number of significant trees removed. A total of fourteen mitigation trees will be required, the majority of which will be planted on the property. The remainder of the mitigation trees that cannot fit on the site will be planted in the closest available planting site within one -quarter mile (1,320 feet) of the property as required per this section and the City Forester. Magnolia West Subdivision PDP — Type I, #22-07 October 9, 2007 Administrative Public Hearing Page 2 COMMENTS 1. Background The surrounding zoning and land uses are as follows: N: NCL, NCM: Existing single-family residential uses E: NCM, D: Existing single-family residential uses, commercial uses further east S: NCM: Existing single-family residential uses W: NCM: Existing single-family residential uses This property was originally platted as a portion of Block 267 of the Loomis Addition to the City of Fort Collins in 1887. 2. Compliance with Zoning District Standards The proposed PDP complies with the applicable standards in Division 4.8 NCM— Neighborhood Conservation Medium Density District standards as follows: A. Purpose [Division 4.8(A)]: The purpose of the NCM— Neighborhood Conservation Medium Density District is to: "...to preserve the character of areas that have a predominance of developed single-family and low- to medium -density multi -family housing and have been given this designation in accordance with an adopted subarea plan." This PDP complies with the purpose of the NCM— Neighborhood Conservation Medium Density District in that it preserves the existing single- family dwelling on a lot of sufficient size and the new lot will be of similar size to others in the neighborhood. The adopted subarea plan for this area is the West Side Neighborhood Plan, which designates this property as a Conservation Area. B. Permitted Uses [Division 4.8(B)]: Subdivisions of this type and single-family detached dwellings are permitted in the NCM— Neighborhood Conservation Medium Density District subject to Administrative approval. C. Land Use Standards [Division 4.8(D)]: 1) Density [Division 4.7(8)(1)]: Minimum lot area in this district shall be equivalent to at least 2 times the total floor area of the building(s), but not less than five thousand (5,000) square feet. The existing 1,345 square foot house will be on a 6,297 square foot lot, Lot 1. Lot 2 will be 5,200 ITEM NO. za MEETING DATE -►D�-a 7 STAFF <�'. SD —111Jr1er Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Magnolia West Subdivision Project Development Plan — Type I, #22-07 APPLICANT: Jerre Brannen / Tricia Kroetch North Star Design Inc. 700 Automation Drive, Unit 1 Windsor, CO 80550 OWNER: Jerre Brannen 6581 Rookery Road Fort Collins, CO 80528 PROJECT DESCRIPTION: There is currently one single-family house located on the property located at 621 West Magnolia Street.- The applicant proposes to subdivide the 11,498 square foot property into two lots, with the existing house on Lot 1, a 6,297 square foot lot, and a future single-family residential house on Lot 2, a 5,200 square foot lot. The property is located on the south side of West Magnolia Street between Loomis Street and Whitcomb Avenue, adjacent to the alley. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This is a request to subdivide the property located at 621 West Magnolia Street into two lots. The property is located in the NCM — Neighborhood Conservation Medium Density District. The purpose of the NCM — Neighborhood Conservation Medium Density District is to: "...to preserve the character of areas that have a predominance of developed single-family and low- to medium -density multi -family housing and have been given this designation in accordance with an adopted subarea plan." Subdivisions and single-family detached dwellings are permitted in the NCM— Neighborhood Conservation Medium Density District. This proposal complies with the intent and standards of the NCM — Neighborhood Conservation Medium Density District, the West Side Neighborhood Plan, and the applicable General Development standards of the Land Use Code. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO.80522-0580 (970) 221-6750 PLANNING DEPARTMENT