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Home My WebLink AboutMENNING SUBDIVISION - PDP - 25-06 - REPORTS - RECOMMENDATION/REPORTa 1136 Laporte Ave. — Menning Subdivision PDP, Type 1 (#25-06) Thursday October 26, 2006 Administrative Hearing Page 5 6. Findings of Fact/Conclusion: A. The 1136 Laporte Ave. — Menning Subdivision meets the procedural requirements located in Division 2.1 - General Procedural Requirements, Division 2.2 - Common Development Review Procedures for Development Applications, and Section 2.4 - Project Development Plan located in Article 2 - Administration. B. The 1136 Laporte Ave. — Menning Subdivision meets the applicability and plat requirements located in Sections 3.1.1 - Applicability and 3.3.1- Plat Standards contained in Article 3 - General Development Standards. C. The 1136 Laporte Ave. — Menning Subdivision meets the zone district standards located in Section 4.6 — Neighborhood Conservation, Low Density District, contained in Article 4 — District Standards. RECOMMENDATION: Staff recommends approval of th6,11,36; Laporte Ave..- Menning Subdivision PDP, Type 1(#25-06). ATTACHMENTS: Zoning exhibit 24°x36° plat and site exhibit 1136 Laporte Ave. — Menning Subdivision PDP, Type 1 (#25-06) Thursday October 26, 2006 Administrative Hearing Page 4 2) The general layout of lots, roads, driveways, utilities, drainage facilities and other services within the proposed lots accomplishes the purpose and intent of the Land Use Code. D. The subdivision plat is in compliance with Section 3.3.1(C) Public Sites, Reservations and Dedications in that: 1) The applicant has dedicated appropriate rights -of way for public streets, drainage easements, utility easements and access easements as needed to serve the area being platted. 2) Reservation of sites for flood control, open space and other municipal uses has been made in accordance with the requirements of this Land Use Code. 5. Article 4 - District Standards: This subdivision request complies with the applicable requirements of the LUC, specifically the NCL — Neighborhood Conservation, Low Density District standards located in Section 4.6 of the Land Use Code located in Article 4 — District Standards. A. Permitted Uses - The applicant has stated that the intent of the subdivision is to maintain the existing residence on Lot 1 and to create a single family detached dwelling on Lot 2. Single family detached dwellings area permitted use in this. zone district, subject to a Basic Development Review. B. Land Use Standards — The lots proposed on the subdivision plat meet the density standards. Each lot is over.6000 sf. At the time of Basic Development Review, the proposed buildings will be reviewed to ensure that they are under 2537 sf (or one -thins of the lot area) in total floor area. C. Dimensional Standards — The two proposed lots meet the 40-foot wide minimum lot width. At the time of Basic Development Review; the proposed buildings will be reviewed to ensure that they meet ihe`setback requirements and building height standards. D. Development Standards — At the time of Basic Development Review, the proposed buildings will be reviewed to,ensure. that -they .meet . these. standards..-,-..., -...- The applicant has been made aware of_the garage setback standards and the need for utility coordination to make sure that all utilities can be made to fit the site. 1136 Laporte Ave. — Menning Subdivision PDP, Type 1 (#25-06) Thursday October 26, 2006 Administrative Hearing Page 3 be reviewed for compliance with the associated standards in the Land Use Code. 3. Article 2 - Administration: This subdivision request 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 Section 2.4 - Project Development Plan located in Article 2 - Administration. 4. Article 3 - General Development Standards: This Subdivision request complies with the applicable requirements of the LUC, specifically the Applicability standard located in Section 3.1.1- Applicability and the plat requirements located in Section 3.3.1 - Plat Standards located in Article 3 - General Development Standards. A. The subdivision plat is in compliance with Section 3.1.1 Applicability. The applicant has stated that the future development will be a single family home as allowed in.the NCL District Standards, subject only to Basic Development Review. As such, the plat is only required to comply with the NCL Zone District Standards and the standards contained in Section 3.8. This proposal complies with all pertinent supplemental codes in Section 3.8. Item 5 below addresses the zone district standards. B. The subdivision plat is in compliance with Section 3.3.1 Plat Standards 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 Cleric. 2) No building permit or certificate of occupancy shall be issued for construction of any new principal building or no act which changes the use of any building shall be permitted until the subdivision plat is filed and recorded in the City of Fort Collins. C. The subdivision plat is in compliance with Section 3.3.1(B) Lots in that: 1) The two lots are both over 6,000 square feet in size, the minimum allowed in the NCL — Neighborhood Conservation Low Density District; each lot has direct vehicular access to a public street or public alley (Laporte for Lot 1 and Juniper Court for Lot 2), and the side lot lines are substantially at right angles or radial to street and alley lines. 1136 Laporte Ave. — Menning Subdivision PDP, Type 1 (#25-06) Thursday October 26, 2006 Administrative Hearing Page 2 EXECUTIVE SUMMARY: This 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 Division 2.4 - Project Development Plan located in Article 2 - Administration; and Section 3.3.1 - Plat Standards located in Article 3 - General Development Standards. The applicant has not yet submitted a specific development proposal for the property. A neighborhood meeting is not required for this type of project and there appeared to be no controversy so one was not held. COMMENTS: 1. Background: The property is surrounded on all sides with existing single family houses in the NCL and LMN zone districts. N: NCL — Neighborhood Conservation, Low Density District (Existing residential); W: NCL — Neighborhood Conservation, Low Density District (Existing residential); S: LMN — Low Density Mixed -Use Neighborhood District (Existing residential); E: NCL — Neighborhood Conservation, Low Density District (Existing residential) with NCM — Neighborhood Conservation, Medium Density (Existing residential) beyond. 2. Purpose of the Subdivision: The purpose of the 1136 Laporte Ave. — Menning Subdivision is to create two legally subdivided lots on a property that is currently one platted lot. The existing lot is 14,894 sf. The requested subdivision would create two lots: a 7282sf lot containing the existing house fronting on Laporte Ave. and a 7612 sf lot behind it as shown on the attached plat. The expressed intent of the applicant is to maintain his ownership of the Laporte fronting property and to sell the rear lot to a builder to develop into a single family residence. No site layout or building plans for new structures are being reviewed at this time. The future developer of this property will be required to go through the City's Basic Development Review process, at which time site plans and landscaping plans will ITEM NO. I 1 -- MEETING DATE 625 D STAFF Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT:. 1136 Laporte Ave. — Menning Subdivision PDP, Type 1 (#25-06) APPLICANT: Mark Corbridge Coffey Engineering and Surveying 903 E. Grand Ave. Laramie, WY 82070 OWNER: George Menning 1727 Greyrock Road Laporte, CO 80535 PROJECT DESCRIPTION: This is a request for a subdivision of one existing platted parcel of land into two lots. The existing lot is located at 1136 Laporte Avenue. The lot has frontage on both Laporte Avenue and Juniper Court. The existing house is proposed to remain 1136 Laporte Avenue. The future house would front on Juniper Court. This proposal is for the replat only. No specific development has been proposed with this project. The property is in the NCL—Neighborhood Conservation — Low Density District. RECOMMENDATION: Staff recommends approval of the 1136 Laporte Ave. — Menning Subdivision Project Development Plan, Type 1 (#25-06). COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO.80522-0580 (970) 221-6750 PLANNING DEPARTMENT