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Home My WebLink AboutFREY STREET COTTAGES SUBDIVISION - PDP - 17-06 - REPORTS - RECOMMENDATION/REPORTFrey Street Cottages Subdivision PDP — Type I (17-06) November 16, 2006 Administrative Hearing Page 6 RECOMMENDATION: Staff recommends approval of the Frey Street'Cottages Subdivision Project Development Plan — Type 1(#17-06). 1 ATTACHMENTS: Zoning exhibit Email correspondence Photos of the site Full size plan set Frey Street Cottages Subdivision PDP — Type I (17-06) November 16, 2006 Administrative Hearing Page 5 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 eicpressed that the intent of the subdivided lots is to create a single family detached dwelling on each lot. Single family detached dwellings are a permitted use in this zone district, subject to Basic Development Review. B. Land Use Standards — The lots proposed on the subdivision plat meet the density standards. Each lot is at least 6000 sf. At the time of Basic Development Review, the proposed buildings on lots one through three and lot five will be reviewed to ensure that they are under 2000 sf total floor area. The proposed building on lot four may be up to 2391 sf. C. Dimensional Standards — The four 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 the 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. 6. Findings of Fact/Conclusion: A. The Frey Street Cottages Subdivision proposal 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 Frey Street Cottages Subdivision proposal 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 Frey Street Cottages Subdivision meets the zone district standards located in Section 4.6 — Neighborhood Conservation, Low Density District, contained in Article 4 — District Standards. Frey Street Cottages Subdivision PDP — Type 1 (17-06) November 16, 2006 Administrative Hearing Page 4 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 expressed that the future development will be single family homes 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 Clerk. 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 five lots are at least 6,000 square feet in size, the minimum allowed in the NCL — Neighborhood Conservation Low Density District; lots one through four have direct vehicular access to a public street and lot 5 has access to Frey Street along a private drive. Side lot lines are substantially at right angles. 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 the Land Use Code. Frey Street Cottages Subdivision PDP — Type 1 (17-06) November 16, 2006 Administrative Hearing Page 3 the official designation is, we'll do what is needed to ensure consistency, which may mean new street signs. As far as property ownership concerns, real property is described in a legal description, not by its associated address, so though there may temporarily be some confusion about the new addresses, affected residents will not need to go through any legal changes. Another issue that was raised by concerned neighbors with the recent and nearby Inn at City Park bed and breakfast project is whether or not to pave Frey. Some residents would like to see it paved for air quality reasons and some would like to retain the rural feel of the dirt road. This project is sufficient in density to trigger full street improvements to the section of Frey that abuts the property, including street sidewalks on the east side and paving the full width of Frey. 2. Purpose of the Subdivision: The purpose of the proposed Frey Street Cottages Subdivision is to create five legally subdivided lots on a property that is currently one lot. The existing lot is .94 acres. The requested subdivision would create five lots: four 6000 sf lots and one 7174 sf lot. The expressed intent of the applicant is to develop each lot into new single family residences; however, no specific site layout or building plans for new structures will be reviewed during the subdivision development review process. The existing house is slated for demolition. The developer of this property will be required to go through the City s Building Permit Review process, at which time site, architecture and landscaping plans will be reviewed for compliance with the associated standards in the Land Use Code. Staff had some concerns about how utilities would serve these tight properties. A utility coordination meeting was held on October 11, 2006. The utility providers were satisfied that, with an additional 10-foot wide utility easement between lots three and four (now shown on plat) each property could be properly served. 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. Frey Street Cottages Subdivision PDP — Type 1 (17-06) November 16, 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. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: I County I —Industrial; E: NCL Existing NCL—Neighborhood Conservation, Low Density residential; S: NCL Existing NCL—Neighborhood Conservation, Low Density single-family residential with Existing POL—Public Open Lands (City Park) beyond; W: NCL Existing NCL—Neighborhood Conservation, Low Density single-family residential with Existing POL—Public Open Lands (City Park) beyond. The area bounded by Laporte on the north, Grandview on the west, Mountain on the south, and the ditch on the east has recently been downzoned from LMN--Low Density Mixed -Use Neighborhood to NCL—Neighborhood Conservation, Low Density at the behest of the neighborhood. Though it is old enough, the existing house is not eligible for individual landmark designation because it is in poor repair and has been substantially modified. A neighborhood meeting was not required of this project, though one was suggested. The developer opted to host a neighborhood meeting. City staff was not in attendance so no notes from the meeting are attached. Staff received an email from a neighboring resident dated 11/02/06 (attached) regarding the designation of Frey. There is long standing confusion about whether it is an Avenue or Street. On the original plats in the Technical Services archive, Frey is a Street. Staff does not see anything to indicate that it ever changed officially to Avenue. Staff is unsure how Frey Avenue ever came to be but since this was annexed into the City in the 1960's we are doing a bit more research to verify that it is still officially Frey Street. Once we know what ITEM NO. MEETING DATE STAFF Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Frey Street Cottages Subdivision Project Development Plan — Type I (#17-06) APPLICANT: Jack Blake Stewart and Associates 103 South Meldrum St. Fort Collins, CO 80521 OWNER: John Shaw 2100 Bamwood Court Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request to subdivide a platted parcel of land into five lots. The existing lot is located at the southeast comer of Laporte Avenue and Frey Street. It currently contains an existing home, addressed 1707 Laporte Ave. and is in the NCL—Neighborhood Conservation — Low Density District. RECOMMENDATION: Staff recommends approval of the Frey Street Cottages Subdivision PDP — Type 1(#17- 06). COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT