HomeMy WebLinkAboutBRAZIL 2004 SUBDIVISION - PDP - 23-04 - REPORTS - RECOMMENDATION/REPORTBrazil 2004 Subdivision (#23-04)
August 13, 2004 Administrative Hearing
Page 4
B. The subdivision plat is in compliance with Section 3.3.1(B) Lots in that:
1) The two lots are over 10,000 square feet in size and Division 4.14 Community
Commercial District does not set forth minimum lot dimensions; each lot has
direct vehicular access to a public street or public alley (West Elizabeth and
City Park Avenue respectively), 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 has been previously established in the
Campus West area.
C. The subdivision plat is in compliance with Section 3.3.1(C) Public Sites,
Reservations and Dedications in that:
1) The applicant shall be required to dedicate rights -of way for public streets,
drainage easements, utility easements and access easements as needed to
sere the area being platted. This has been mostly done, and when the utility
plans are finalized these will be revised as needed by separate document.
2) Reservation of sites for flood control, open space and other municipal uses
shall be made in accordance with the requirements of this Land Use Code.
5. Findings of Fact/Conclusion:
A. The Brazil 2004 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 Brazil 2004 Subdivision meets the plat requirements located in Section 3.3.1
- Plat Standards located in Article 3 - General Development Standards.
RECOMMENDATION:
Staff recommends approval of the Subdivision with the condition that the plat not be
filed until access easements have been dedicated for Lot 2.
Brazil 2004 Subdivision (#23-04)
August 13, 2004 Administrative Hearing
Page 3
2. Purpose of the Subdivision:
The purpose of the Brazil 2004 Subdivision is to create two legally subdivided lots on a
property that is currently one lot. The existing lot is 1.546 acres. The requested
subdivision would create two lots: a 1.315 acre lot (57,291 sf) containing the vacant
theater building fronting on West Elizabeth St. and a .231 acre lot (10,077 sf) fronting
City Park Avenue as shown on the enclosed plat.
The expressed intent of the applicant is to sell Lot 2 to a commercial establishment;
however, no site layout or building plans for new structures are being reviewed at this
time. The existing Campus West theatre will remain on the Lot 1. Staff has determined
that there is no detriment to the development plan associated with the platting of the
two lots.
3. Article 2 - Administration:
The Brazil 2004 Subdivision 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:
Brazil 2004 Subdivision complies with the applicable requirements of the LUC,
specifically 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 3.3.1(A) General Provisions 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.
Brazil 2004 Subdivision (#23-04)
August 13, 2004 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 PDP for the
property.
The Staff Recommendation contains a condition that will allow the applicant to proceed
with real estate transactions once access easements are dedicated for Lot 2. The
proposed utility easement locations cannot be determined until the engineering design
is complete. Platting easements now may require the applicant and staff to dedicate
new easements and vacate old easements by separate document once the utility plans
determine their correct location.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N:
CC:
Existing restaurant and retail (McDonald's and the Patterson
Building)
E:
CC:
Existing commercial (Campus West Self Serve Car Wash and John
XXIII University Center)
S:
CC:
Existing single family house and undeveloped land (John XXlll
University Center)
SW:
MMN:
Existing multi -family residences (Matador Apartments)
W:
CC:
Existing commercial and retail (Schrader's Gas Station and Country
Store, Campus West Liquor Depot)
NW:
CSU:
Campus Housing
ITEM NO.
MEETING DATE
ATM-)STAFF(��N
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Brazil 2004 Subdivision (#23-04)
APPLICANT: Ed Zdenek
ZTI Group / Architecture
2120 S. College
Fort Collins, CO 80525
OWNER: Alvin Miller Trust
c/o Rex Miller
3833 Spruce Drive
Fort Collins, CO 80526
PROJECT DESCRIPTION:
This is a request to subdivide an unplatted parcel of land into two lots. The existing lot
is located near the southeast corner of City Park Avenue and West Elizabeth Street. It
currently contains the vacant Campus West Theater, addressed 1325 W. Elizabeth St,
and is in the CC —Community Commercial District.
RECOMMENDATION:
Staff recommends approval of the Subdivision with the condition that the plat not be
filed until access easements are dedicated on the plat or referred to on the plat and
dedicated by separate document.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT