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Home My WebLink About1310 LAPORTE AVE., MCKINLEY COTTAGES SUBDIVISION - PDP - 35-04A - REPORTS - RECOMMENDATION/REPORT1310 Laporte Ave. —McKinley Cottages Subdivision PDP, Type 1 (#35-04) Wednesday August 31, 2005 Administrative Hearing Page 5 6. Findings of FacVConclusion: A. The 1310 Laporte Ave. —McKinley Cottages 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 1310 Laporte Ave. —McKinley Cottages 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 1310 Laporte Ave. — McKinley Cottages 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 the 1310 Laporte Ave. —McKinley Cottages Subdivision PDP, Type 1 (#35-04). ATTACHMENTS: Notes from the Neighborhood Meeting, held May 23, 2005. 1310 Laporte Ave. —McKinley Cottages Subdivision PDP, Type 1 (#35-04) Wednesday August 31, 2005 Administrative Hearing Page 4 for Lots 1 and 4, and McKinley Avenue for Lots 2 and 3), and the side lot lines are substantially at right angles or radial to street and alley lines. 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 expressed that the intent of the subdivided lots is to create a single family detached dwelling on each lot except the lot containing the existing house which will remain. Single family detached dwellings are a 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 2000 sf total floor area. 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. 1310 Laporte Ave. —McKinley Cottages Subdivision PDP, Type 1 (#35-04) Wednesday August 31, 2005 Administrative Hearing Page 3 Development Review process, when site plans and landscaping plans will 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 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 four lots are 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 (alley east of Leland Street 1310 Laporte Ave. —McKinley Cottages Subdivision PDP, Type 1 (#35-04) Wednesday August 31, 2005 Administrative Hearing Page 2 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 PDP for the property. COMMENTS: 1. Background: The property is surrounded on all sides with existing single family houses in the NCL district. N: NCL — Existing residential (Reclamation Village); W: NCL — Existing residential with LMN beyond; S: NCL — Existing residential; E NCL — Existing residential. This parcel was the subject of a modification request brought by the same applicant last fall. A neighborhood meeting was held and it went before the Administrative Hearing Officer on October 18, 2004. At the time, the proposed lots did not meet the minimum lot size for the NCL District; the request was to modify the standard in the Zone District Standards that stated the minimum lot size. The request was denied. Since that time, the owner has acquired additional property to the north and east of the 1310 Laporte property. The proposed lots are now all over 6000 sf each, so the modification is no longer needed. Another neighborhood meeting was held on May 23rd, 2005. Notes from the meeting are attached. 2. Purpose of the Subdivision: The purpose of the 1310 Laporte Ave. McKinley Cottages Subdivision is to create four legally subdivided lots on a property that is currently one metes and bounds lot. The existing lot is .554 acres. The requested subdivision would create four lots: a .139 acre lot (6065 so containing the existing house fronting on Laporte Ave., two .139 acre lots (one 6018 sf and the other 6071 so to either side of it, and a .138 acre lot (6001 so behind it as shown on the attached plat. The expressed intent of the applicant is to sell Lots 1, 2 and 4 to a builder to develop into single family residences; however, no site layout or building plans for new structures are being reviewed at this time. The existing house will remain on Lot 3. The future developer of this property will be required to go through the City's Basic ITEM NO. r.at `. , �w MEETING DATE 8131la5 r STAFFj�Pi Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: 1310 Laporte Ave. —McKinley Cottages Subdivision PDP, Type 1 (#35-04) APPLICANT: Mikal Torgerson M. Torgerson Architects 223 N. College Ave. Fort Collins, CO 80524 OWNER: B.R.E. — 1310 Laporte, LLC 4610 Skyline Dr. Fort Collins, CO 80526 PROJECT DESCRIPTION: This is a request to subdivide an unplatted parcel of land into four lots. The existing lot is located at the northeast corner of Laporte Avenue and McKinley Avenue. It currently contains an existing historic home, addressed 1310 Laporte Ave. and is in the NCL— Neighborhood Conservation — Low Density District. RECOMMENDATION: Staff recommends approval of the 1310 Laporte Ave. —McKinley Cottages Subdivision PDP, Type 1 (#35-04). 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 COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT