HomeMy WebLinkAboutSTORYBOOK PDP, 2109 FRIAR TUCK COURT, LOT 49 - MAJOR AMENDMENT - 49-98A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSr
Z
PROPOSED (Mountain Vista Site)
LMN
SITE
loto
MMN
#49-98A Storybook PDP, 2109 Friar Tuck Court 4/28/04 N
Lot 49, Major Amendment
Type I (LUC) 1 inch :600feet
Storybook PDP, 2109 Friar Tuck Court - Major Amendment, #49-98A
September 14, 2004 Administrative Public Hearing
Page 7
RECOMMENDATION:
Staff recommends approval of the Storybook PDP, 2109 Friar Tuck Court (Lot 49) -
Major Amendment - #49-98A.
Storybook PDP, 2109 Friar Tuck Court - Major Amendment, #49-98A
September 14, 2004 Administrative Public Hearing
Page 6
Section 4.4(D) Land Use Standards
The Storybook PDP, 2109 Friar Tuck Court - Major Amendment proposal satisfies the
applicable land use standards in the LMN — Low Density Mixed -Use Neighborhood
Zoning District as follows:
Section 4.4(D)(1) Density. The Storybook PDP, 2109 Friar Tuck Court - Major
Amendment proposal is for one additional residential dwelling unit, going from 66
to 67 dwelling units in a development that is 12.84 net acres in size. The net
residential density would be 5.22 dwelling units per net acre. The LMN District
does have a minimum density requirement of 5 dwelling units per net acre for
developments. If the request to add one dwelling unit is granted the overall
Storybook development would still be in compliance with this standard.
Section 4.4(E) Development Standards
The previously approved Storybook PDP satisfies the applicable development
standards in the LMN — Low Density Mixed -Use Neighborhood Zoning District. No
changes have been made to the approved plans that are associated with the current
Major Amendment request.
5. Findings of Fact/Conclusion:
A. The Storybook PDP, 2109 Friar Tuck Court - Major Amendment contains uses
permitted in the LMN — Low Density Mixed -Use Neighborhood Zoning District,
subject to administrative review and public hearing.
B. The Storybook PDP, 2109 Friar Tuck Court - Major Amendment meets all
applicable standards as set forth in the LUC, including Division 3.2 - Site
Planning and Design Standards, Division 3.3 — Engineering Standards,
Division 3.5 - Building Standards, and Section 3.6 - Transportation and
Circulation.
C. The Storybook PDP, 2109 Friar Tuck Court - Major Amendment complies with all
applicable Land Use and Development Standards contained in Article 4, Division
4.4 of the LUC.
D. The Storybook PDP, 2109 Friar Tuck Court - Major Amendment is compatible
with the surrounding land uses.
Storybook PDP, 2109 Friar Tuck Court - Major Amendment, #49-98A
September 14, 2004 Administrative Public Hearing
Page 5
Section 3.5.2. Residential Building Standards
The previously approved Storybook PDP satisfies all applicable standards as set forth
in this section. No changes have been made to the approved plans that are associated
with the current Major Amendment request.
D. Division 3.6 - Transportation and Circulation
The proposal satisfies the applicable standards and requirements as set forth in this
section. No changes have been made to the approved development that are associated
with the current Major Amendment request.
4. ARTICLE 4 - DISTRICTS
A. Division 4.4 — Low Density Mixed -Use Neighborhood District
Single-family detached dwellings, two-family dwellings, and multi -family dwellings (up to
8 units per building) are permitted in the LMN — Low Density Mixed -Use Neighborhood
Zoning District, subject to an administrative (Type 1) review. The LMN - District is:
Intended to be a setting for a predominance of low density housing combined
with complementary and supporting land uses that serve a neighborhood and
are developed and operated in harmony with the residential characteristics of a
neighborhood. The main purpose of the District is to meet a wide range of needs
of everyday living in neighborhoods that include a variety of housing choices, that
invite walking to gathering places, services and conveniences, and that are fully
integrated into the larger community by pattern of streets, blocks, and other
linkages. A neighborhood center provides a focal point, and attractive walking
and biking paths invite residents to enjoy the center as well as the small
neighborhood parks. Any new development in this district shall be arranged to
form part of an individual neighborhood.
Typically, Low Density Neighborhoods will be clustered around and integral with
a Medium Density Mixed -Use Neighborhood with a Neighborhood Commercial
Center at its core.
This proposal complies with the purpose of the LMN - District as it is a request that
provides a multi -family dwelling (in one building on 2 lots at 2109 & 2115 Friar Tuck
Court) on a property that is surrounded by developed properties containing single-family
detached and two-family dwellings. It does not change the existing physical
characteristics of the properties. It only adds a second kitchen to one side of the
existing two-family dwelling.
Storybook PDP, 2109 Friar Tuck Court - Major Amendment, #49-98A
September 14, 2004 Administrative Public Hearing
Page 4
Required number of parking spaces. The Storybook PDP, 2109 Friar Tuck
Court - Major Amendment proposal satisfies the parking requirements set forth in
the LUC for the residential uses.
• Section 3.2.2(K)(1) sets forth minimum parking requirements for
residential land uses.
• Section 3.2.2(K)(1)(a) sets forth the allowance for parking on an internal
street fronting a lot containing multi -family, attached or two-family
dwellings to be counted to meet residential parking requirements.
There are 3 unencumbered on -site parking spaces on Lot 49 and enough
space for 1 parking space on the street in front of 2109 Friar Tuck Court.
The 4 spaces are sufficient to satisfy the minimum parking requirements
for this two-family dwelling.
B. Division 3.3 - Engineering Standards
Section 3.3.1. Plat Standards
The previously approved Storybook PDP complies with the general plat requirements
as set forth in this section. No changes have been made to the approved plat that are
associated with the current Major Amendment request.
Section 3.3.5. Engineering Design Standards
The previously approved Storybook PDP complies with all design standards,
requirements and specifications for services as stated in this section of the LUC. No
changes have been made to the approved plans that are associated with the current
Major Amendment request.
C. Division 3.5 - Building Standards
Section 3.5.1. Building and Project Compatibility
The previously approved Storybook PDP satisfies all applicable standards as set forth
in this section. No changes have been made to the approved plans that are associated
with the current Major Amendment request.
Storybook PDP, 2109 Friar Tuck Court - Major Amendment, #49-98A
September 14, 2004 Administrative Public Hearing
Page 3
The property was annexed as part of the Country Club East Annexation in August,
1983, and part of the East Vine Drive 7th Annexation in August, 1983.
On August 11, 1999, the Director of Planning approved the Storybook PDP (Type I,
LUC) development request for 66 dwelling units (4 single-family detached and 62 two-
family dwellings) on 16.6 acres.
2. ARTICLE 2 - ADMINISTRATION
Section 2.2.2. Step 2: Neighborhood Meetings
The proposed development is for two-family and multi -family dwellings, which are
permitted uses in the LMN - Low Density Mixed -Use Neighborhood Zoning District,
subject to an administrative (Type 1) review and public hearing. The LUC does not
require that a neighborhood meeting be held for development proposals that are
subject to a Type I review. Therefore, a City -sponsored and facilitated neighborhood
information meeting was not held for the Storybook PDP, 2109 Friar Tuck Court - Major
Amendment proposal.
3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS
The Storybook PDP, 2109 Friar Tuck Court - Major Amendment proposal meets all of
the applicable standards in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of
the LUC. Of specific note are Division 3.2 - Site Planning and Design Standards,
Division 3.3 — Engineering Standards, Division 3.5 - Building Standards, and
Division 3.6 - Transportation and Circulation. Further discussions of these particular
standards follow.
A. Division 3.2 - Site Planning and Design Standards
Section 3.2.1. Landscaping and Tree Protection
The previously approved Storybook PDP satisfies the applicable standards as set forth
in this section. No changes have been made to the approved plans that are associated
with the current Major Amendment request.
Section 3.2.2. Access, Circulation and Parking
The previously approved Storybook PDP satisfies the applicable standards as set forth
in this section.
Storybook PDP, 2109 Friar Tuck Court - Major Amendment, #49-98A
September 14, 2004 Administrative Public Hearing
Page 2
and the applicable district standards located in ARTICLE 4 - DISTRICT
STANDARDS of the LUC (Division 4.4 LMN — Low Density Mixed -Use
Neighborhood Zoning District).
Single-family detached dwellings, two-family dwellings, and multi -family dwellings (up to
8 units per building) are permitted in the LMN — Low Density Mixed -Use Neighborhood
Zoning District, subject to an administrative (Type 1) review. The LMN - District is:
Intended to be a setting for a predominance of low density housing combined
with complementary and supporting land uses that serve a neighborhood and
are developed and operated in harmony with the residential characteristics of a
neighborhood. The main purpose of the District is to meet a wide range of needs
of everyday living in neighborhoods that include a variety of housing choices, that
invite walking to gathering places, services and conveniences, and that are fully
integrated into the larger community by pattern of streets, blocks, and other
linkages. A neighborhood center provides a focal point, and attractive walking
and biking paths invite residents to enjoy the center as well as the small
neighborhood parks. Any new development in this district shall be arranged to
form part of an individual neighborhood.
Typically, Low Density Neighborhoods will be clustered around and integral with
a Medium Density Mixed -Use Neighborhood with a Neighborhood Commercial
Center at its core.
This proposal complies with the purpose of the LMN - District as it is a request for a
multi -family dwelling (in one building on 2 lots at 2109 & 2115 Friar Tuck Court) on a
property that is surrounded by developed properties containing single-family detached
and two-family dwellings. It does not change the existing physical characteristics of the
properties. It only adds a second kitchen to one side of the existing two-family dwelling.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: LMN in the City of Fort Collins;
E: LMN in the City of Fort Collins;
S: LMN in the City of Fort Collins;
W: LMN in the City of Fort Collins;
R in Larimer County;
existing residential (Storybook)
existing residential (Storybook)
existing residential (Storybook)
existing residential (Storybook)
existing residential (Chesapeake)
STAFF REPORT
PROJECT: Storybook PDP, 2109 Friar Tuck Court (Lot 49) - Major
Amendment - #49-98A
APPLICANT: Stewart & Associates
c/o Jack Blake
103 South Meldrum Street
Fort Collins, Colorado 80521
OWNER: Nebarado Construction, Inc.
c/o Gary Mackey
6804 Aaron Drive
Fort Collins, CO. 80524
PROJECT DESCRIPTION:
This is a request for the addition of a second kitchen in a dwelling unit in an existing
building that is a two-family dwelling, thereby converting it from a two-family dwelling to
a multi -family dwelling building. The building is at 2109 & 2115 Friar Tuck Court, on
Lots 49 & 50, in the Storybook development. The request relates to the west 1/2 of the
building, being 2109 Friar Tuck Court. The properties are located on the south side of
Friar Tuck Court, east of County Road 11, and north of Mountain Vista Drive (East
County Road 50). The property is zoned LMN, Low Density Mixed -Use Neighborhood
Zoning District in the City of Fort Collins.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The Storybook PDP - Major Amendment proposal complies with the applicable
requirements of the Land Use Code (LUC), more specifically:
the process located in Division 2.2 - Common Development Review
Procedures for Development Applications of ARTICLE 2 -
ADMINISTRATION;
standards located in Division 3.2 - Site Planning and Design Standards,
Division 3.3 — Engineering Standards, Division 3.5 - Building Standards,
and Division 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL
DEVELOPMENT STANDARDS;
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT