The URL can be used to link to this page

Home My WebLink About617 WHEDBEE ST., PREISS CARRIAGE HOUSE - PDP - 28-05 - DECISION - FINDINGS, CONCLUSIONS & DECISIONe 2 ✓e i Ss Csu� � oZ Steve Preiss Residence, 617 Whedbee St., PDP Administrative Hearing Findings, Conclusions, and Decision August 24, 2005 Page 5 of 4 1. Section 3.5.1, Building and Project Compatibility The proposed new residential building containing 1 single-family detached dwelling unit is to be 2 stories, 24' in height. The size, massing, and height of the building are consistent with building heights in the neighborhood. The property at 617 Whedbee Street is bordered by existing single-family residential in all four directions. The roof pitch will be approximately 12:12, with a shingle roofing material. The building siding material will be a combination of horizontal and vertical wood siding and a wood shingle siding. SUMMARY OF CONCLUSIONS The Steve Preiss Residence PDP complies with the applicable requirements of the Land Use Code_(LUC), more specifically: A. the process located in Division 2.2 - Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; B. 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 C. the proposed single-family detached dwelling is permitted in Division 4.7 Neighborhood Conservation, Medium Density District (NCM) of ARTICLE 4 — DISTRICTS, subject to an administrative review. DECISION The Steve Preiss Residence PDP, #28-05, is hereby approved by the Hearing Officer without condition. Dated this 24th day of August, 2005, per authority granted by Sections 1.4.9(E) and 2.1 of the Land Use Codes- —� Wray in Director of Qrrent P inning Steve Preiss Residence, 617 Whedbee St., PDP Administrative Hearing Findings, Conclusions, and Decision August 24, 2005 Page 4 of 4 3. Compliance with Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards, more specifically as follows: A. Division 3.2, Site Planning and Design Standards 1. Section 3.2.1, Landscaping and Tree Protection a. The proposal complies with Section 3.2.1(D)(4) Tree Species and Minimum Sizes in that the new canopy shade trees are to be 3" caliper (meeting or exceeding the minimum size required by the LUC), the new ornamental tree is to be 3" caliper (meeting or exceeding the minimum sized required by the LUC), and the evergreen trees are to be 6' high (meeting the minimum size required by the LUC). b. The proposal complies with Section 3.2.1(E)(2) Landscape Area Treatment in that the Landscape Plan provides for landscaping in all areas that are not covered by the building, paving, or other impervious services. The landscaping around the buildings on Lot 2 (being the new single-family dwelling and the existing garage) will consist of deciduous, ornamental, and evergreen trees, and a variety of deciduous shrubs. The landscaping on -site will be further defined and identified on the Final Plan. 2. Section 3.2.2, Access, Circulation and Parking a. The proposal complies with Section 3.2.2(K)(1) Residential Parking Requirements in that it provides 3 on -site parking spaces for the 2 dwelling units on Lots 1 & 2 of the Preiss Subdivision. There will 1 parking space in the existing garage and 2 parking spaces on an existing concrete pad outside of the garage. All 3 spaces are accessed from the alley along the west side of the property. B. Division 3.3, Engineering Standards 1. 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. C. Division 3.5, Building Standards Steve Preiss Residence, 617 Whedbee St., PDP Administrative Hearing Findings, Conclusions, and Decision August 24, 2005 Page 3 of 4 The surrounding zoning and land uses are as follows: N: N-C-M; existing single family residential S: N-C-M; existing single family residential E: N-C-M; existing single family residential W: N-C-M; existing single family residential This property was included in the Original City of Fort Collins; therefore, annexation of the property has never been necessary. The property was the north 1 /2 of Lot 4 of Block 156 of the Original Town Site Plat of the City of Fort Collins, dated January, 1873. The property was subdivided into 2 lots as the Preiss Subdivision in February, 2003. 2. Compliance with Article 4 and the N-C-M Zoning District Standards: The proposed new residential building containing 1 single-family detached dwelling unit on a previously subdivided lot is permitted in the NCM — Neighborhood Conservation, Medium Density District, subject to an administrative (Type 1) review. This is set forth in Section 4.7(B)(2)(a) of the LUC. The proposal complies with the purpose of the NCM District as it is an infill project with a single-family detached dwelling in an existing single- family residential neighborhood. This proposal complies with the purpose of the NCM District as it is an infill project with a single-family detached dwelling designed to complement existing single-family residences in the neighborhood. The property at 617 Whedbee Street fronts on the existing alley along its west side and will be accessed only from the alley. It is in the area designated as NP - Neighborhood Preservation in the City's adopted East Side Neighborhood Plan. The proposal complies with the standards set forth in Sections 4.7(D) Land Use Standards, 4.7(E) Dimensional Standards, and 4.7(F) Development Standards of the LUC. While there was no direct testimony or evidence presented at the public hearing to contradict compliance with the subdivision standards prescribed within the zoning district, public testimony identified concerns regarding the number of people living in the new building and existing residence and separation of the proposed new dwelling unit from adjacent properties. The applicant clarified the new dwelling unit will be sold to a new owner and he will remain in the existing residence. The applicant stated that the new residence will be set back 28 feet from the south fence and property line, with new landscaping installed to help buffer the building from adjacent properties. Steve Preiss Residence, 617 Whedbee St., PDP Administrative Hearing Findings, Conclusions, and Decision August 24, 2005 Page 2 of 4 NOTICE OF PUBLIC HEARING: Evidence presented to the Hearing Officer established no controversy or facts to refute that the hearing was properly posted, legal notices mailed and notice published. PUBLIC HEARING The Hearing Officer, presiding pursuant to the Fort Collins Land Use Code, opened the hearing at approximately 4:00 p.m. on August 11, 2005 in Conference Room B and C at 281 North College Avenue, Fort Collins, Colorado. HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE: The Hearing Officer accepted during the hearing the following evidence: (1) Planning Department Staff Report; (2) application, plans, maps and other supporting documents submitted by the applicant and the applicant's representatives to the City of Fort Collins; (3) a sign up sheet of persons attending the hearing; and (4) a tape recording of testimony provided during the hearing. The LUC, the City's Comprehensive Plan (City Plan), and the formally promulgated policies of the City are all considered part of the evidence considered by the Hearing Officer. The following is a list of those who attended the meeting: From the City: Steve Olt, City Planner From the Applicant: Steve Preiss From the Public: Mary Marks, 625 Whedbee Street Written Comments: None FACTS AND FINDINGS 1. Site Context City of Fort Collins Comm- _tity Planning and Environmenta_..;ervices Current Planning CITY OF FORT COLLINS ADMINISTRATIVE HEARING OFFICER TYPE I ADMINISTRATIVE HEARING FINDINGS, CONCLUSIONS AND DECISION ADMINISTRATIVE HEARING DATE: PROJECT NAME: CASE NUMBER: APPLICANTS/OWNERS: HEARING OFFICER: PROJECT DESCRIPTION: August 24, 2005 Steve Preiss Residence, 617 Whedbee Street, PDP #28-05 Steve Preiss 619 Whedbee Street Fort Collins, CO 80524 Pete Wray Interim Director of Current Planning Director This is a request to construct a new single-family detached residential building on Lot 2 of the Preiss Subdivision. The lot is addressed as 617 Whedbee Street and is adjacent to the existing alley along the west side of the property. The building will be two (2) stories, 24' high. Access to the new residence will be from the alley. The existing single-family residence on Lot 1, being 619 Whedbee Street, and the existing garage on Lot 2 are to remain. The property is located on the west side of Whedbee Street, between East Laurel Street (to the south) and East Myrtle Street (to the north). The property is in the NCM — Neighborhood Conservation, Medium Density Zoning District. SUMMARY OF HEARING OFFICER DECISION: Approval ZONING DISTRICT: N-C-M, Neighborhood Conservation — Medium Density STAFF RECOMMENDATION: Approval 281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020