HomeMy WebLinkAbout519 W. MOUNTAIN AVENUE (MOTHERSHIP SUBDIVISION) REPLAT - PDP - 4-02 - DECISION - FINDINGS, CONCLUSIONS & DECISION/9, 02®u0-
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Mothership Subdivision
Administrative Hearing
Findings, Conclusions, and Decision
March 19, 2002
Page 4 of 4
negative impacts of such units on neighboring properties. One individual stated
that a neighboring property owner, fronting on the same alley, is contemplating
future construction of a unit directly on the alley. Other examples of carriage
houses with a perceived negative impact to the neighborhood were cited during
the course of the public discussion.
Most of the public testimony specifically relating to the subject property
concerned the character of the future "carriage house". The applicant responded
with a clarification that the carriage house living space would be limited to that
directly above the future garage bays and that the architecture will share similar
design elements as the existing house.
3. Compliance with Article 3 of the Land Use Code — General Development
Standards
A. Section 3.3.1 [C] (1) - Public Sites, Reservations, and Dedications
The plat indicates proper dedications for drainage and utility easements as
needed to serve both lots.
SUMMARY OF CONCLUSIONS
A. The Mothership Subdivision is subject to administrative review and the
requirements of the Land Use Code (LUC).
B. The Mothership Subdivision satisfies the development standards of the N-C-M
zoning district.
C. The Mothership Subdivision complies with all applicable General Development
Standards, including the Plat Standards, contained in Article 3 of the Land Use
Code.
DECISION
The Mothership Subdivision, #4-02, is hereby approved by the Hearing Officer without
condition.
Dated this 26th day of March 2002, per authority granted by Sections
1.4.9(E) and 2.1 of the Land Use Code.
Cameron Gloss
Current Planni g Director
Mothership Subdivision
Administrative Hearing
Findings, Conclusions, and Decision
March 19, 2002
Page 3 of 4
FACTS AND FINDINGS
1. Site Context
The surrounding zoning and land uses are as follows:
N: N-C-M; Existing Residential
S: N-C-M; Existing Residential
E: N-C-M; Existing Residential
W: N-C-M; Existing Residential
The original property was platted as Lots 5 and 6, Block 71 of the original town
plat. The existing alley is publicly dedicated.
2. Compliance with Article 4 and the N-C-M Zoning District Standards:
The plat complies with the standards found under Article Four of the Land Use
Code. The applicant's request to replat the 11,000 square foot lot, in order to
create two new lots of 6,000 and 5,000 square feet, complies with the following
standards:
A. Section 4.7(D)(1) — Land Use Standards
The two new lots comply with the minimum lot area requirement of 5,000 square
feet for single family lots in the N-C-M, Neighborhood Conservation — Medium
Density zone district.
B. Section 4.7(E)(1)(2)(3)(4) — Dimensional Standards
(1) Both lots exceed the required minimum of 40 feet of street/alley frontage.
Lot One has 55 feet of frontage along Mountain Avenue and Lot Two has
109 feet of frontage along the alley. Both the street and alley are shown as
previously dedicated public rights -of -way.
(2) Front, side and rear setbacks will be reviewed as per the Basic
Development Review process for a building permit.
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 proliferation of
"carriage" or "alley" houses within the Westside Neighborhood and the perceived
Mothership Subdivision
Administrative Hearing
Findings, Conclusions, and Decision
March 19, 2002
Page 2 of 4
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 6:00 p.m. on March 19, 2002 in Conference Room A 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:
Ted Shepard, Chief Planner
From the Applicant:
Mayan Spear
Laula Fritz
From the Public:
Terri Williams, 529 W
Kerry Howard, 113 S.
Glenn Konen, 121 N.
David Costlow, 121 S
Written Comments:
None
Mountain Ave.
Whitcomb
Sherwood
. Whitcomb
City of Fort Collins
Commu.-,ry Planning and Environmental L_rvices
Current Planning
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ADMINISTRATIVE HEARING OFFICER
TYPE I ADMINISTRATIVE HEARING
FINDINGS, CONCLUSIONS AND DECISION
ADMINISTRATIVE HEARING DATE
PROJECT NAME:
CASE NUMBER:
APPLICANTS/OWNERS:
HEARING OFFICER:
PROJECT DESCRIPTION:
March 19, 2002
Mothership Subdivision
#4-02
Ms. Mayan Spear and Laula Fritz
519 W. Mountain Avenue
Fort Collins, CO 80521
Cameron Gloss
Current Planning Director
The Applicant has submitted a Subdivision Plat in order to divide one existing lot into
two parcels. The original lot contains 11,000 square feet and features one single family
dwelling facing West Mountain Avenue. The request creates two lots with one being
5,000 square feet for the existing dwelling and the other lot containing 6,000 square feet
for the future dwelling. The purpose is to place the existing single family dwelling on the
smaller lot and create a new legal building lot for one new residential structure. The new
lot would be on the rear (south) portion of the original lot and front on an existing alley.
The site is located at 519 W. Mountain Avenue.
SUMMARY OF HEARING OFFICER DECISION: Approval
ZONING DISTRICT: N-C-M, Neighborhood Conservation — Medium Density
STAFF RECOMMENDATION: Approval
NOTICE OF PUBLIC HEARING: Evidence presented to the Hearing Officer established
no controversy or facts to refute that the hearing was
281 North College Avenue • PO. Sox 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020