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Home My WebLink AboutSTONER SUBDIVISION - PDP - PDP130005 - REPORTS - CITY STAFFStaff Recommendation: Approval, with conditions The P.D.P. complies with relevant standards located in Division 4.27, Neighborhood Conservation, Low Density District (N-C-L) of Article 4 — Districts, provided that the Modification of Standard to Section 4.7(F)(7) that is proposed with this P.D.P. is approved with conditions. F�oGrtlns 45 43 Staff Recommendation: Approval, with conditions The Modification of Standard to Section 4.7(F)(7) and Modification of Standard to Section 3.6.2(J)(2) that are proposed with this P.D.P. meet the applicable requirements of Section 2.8.2(H), and the granting of these Modifications would not be detrimental to the public good, subject to conditions. �t�ns Staff Recommendation: Approval, with conditions The P.D.P. complies with relevant standards located in Article 3 — General Development Standards, provided that the Modification of Standard to Section 3.6.2(J)(2) that is proposed with this P.D.P. is approved. For oltins 44 41 View of Alley Looking North ;,gyp*`. I. IW Fortes Staff Recommendation: Approval, with conditions The P.D.P. complies with the process located in Division 2.2 — Common Development Review Procedures for Development Applications of Article 2 — Administration. F`trns 42 SITE. LANOSCAPE AND UTUTY PLAN _ w�.q MWNDNA S:Ia;ET� 'w 4-4 m y�,�zimar I /w �orz i 4g IfENWOOO NEkiHiS 20 Second Modification Request: Recommendation: Approval, with Conditions 3. The existing 14 inch caliper green ash on Lot 2 shall be removed as part of Final Development Plan documents if determined by the City Forester that the removal is required. If removed, the tree shall be replaced in accordance with the standards in Section 3.2.1(F) of the Land Use Code. Fort Collins 37 Subject Area of Conditions 38 35 Second Modification Request: Recommendation: Approval, with Conditions: 1. A 10 foot minimum site distance triangle shall be provided per the Larimer County Urban Area Street Standards within Lot 2 where the alley intersects with the street right of way. All existing shrubs shall be removed from Lot 2 within the site distance triangle. All existing shrubs located on Lot 2 adjacent to the alley right of way shall be removed. `ayorfCofts Second Modification Request: Recommendation: Approval, with Conditions: 2. A horizontal and vertical design for the 20 foot alley right of way along the east frontage of Lot 2 shall be included as part of the Final Development Plan documents. The design shall provide a 20 foot all-weather roadway surface, crowned at the right of way centerline with a drainage swale on both sides of the roadway surface. °et Collins 36 33 Second Modification Request: Staff Findings: The Modification meets criteria 2.8.2(H)(4). The alley currently provides access to the existing garage adjacent to the alley, and the project does not propose to increase the intensity of vehicular access in the alley. The standard allows an exemption for public alleys within the N-C-L zone district that do not abut commercially zoned properties and that provide access only for carriage houses and habitable accessory buildings. " elms Second Modification Request: Staff Findings: Because the garage parking already exists and the use of the garage parking will transfer from the Lot 1 dwelling to Lot 2, with no increase in the intensity of access, the request that this P.D.P. be exempt from the requirements of this Section, other than the improvements shown on the P.D.P. plans, is nominal and inconsequential, provided that the following Conditions apply: °", Forms 34 Second Modification Request: Section 3.6.2(J)(2) of the Land Use Code states that: "3.6.2(J)(2) Design Construction Requirements. All public alleys shall be constructed in conformance with the Larimer County Urban Area Street Standards as adopted by the City Council by ordinance or resolution, except those public alleys within the N-C-L, N-C-M and N-C-I3 zone districts that do not abut commercially zoned properties and that provide access only for carriage houses and habitable accessory buildings as such terms are described in Article 4. Dead-end alleys shall not be allowed". rt'`Cofts Second Modification Request: Staff Findings: (1.) The granting of the Modification would not be detrimental to the public good; (2.) In accordance with 2.8.2(H)(4), the plan as submitted will not diverge from the standards of the Land Use Code except in a nominal, inconsequential way when considered from the perspective of the entire development plan. "Col ns 32 650 Add a provision W NCL, NCM, NCB that clearly states that a lot cant be divided in conjunction wBh construction of a new single family home on a lot where a dwelling almady exists. Problem Smremenr The recent moratorium on alley houses resulted in an ordinance that established land use and developuent standards for carriage houses (a detached single family dwelling Located behind a street grouting dwelling). During the ordinance adoption process, it was clear that City Council wanted the mdiaaoec to prohibu existing lots Gam being subdivided in s r esmta that would allow the new carriage house to be on its own sepana;c lot. Ganges were made to the ordinance between rust and second reading to incorporate des standard However, recent citizen inquiries into the code requeemmts for carnage houses have indicated dut h muld be helpful if the code stated this in common, layman s language ProposedSalurion Overview Saffpmposes that the NCL. NCM and NCB standards in Article 4 he amended by adding a section that cleady states that lots can't be subdivided. Relined Code Revuioas Q2_j{L!'_ir Cote C11f Rain..£Rees M 4 b(F) Cbrty aubd,Mauo d lob. 22 4.71F1 Ctar ty suodisaalon of Into. 24 04.W) Carly subdivision d lob. 15 First Modification Request Staff Findings: criteria 2.8.2(H)(4), Consistent with City policies described in Section 1.2.2: (J) Improving the design, quality and character of new development. (M) Ensuring that development proposals are sensitive to the character of existing neighborhoods. `"'`Coltlns First Modification Request Staff Findings: The Modification meets criteria 2.8.2(H)(1). The original general purpose of Section 4.7(F)(7) was to prohibit existing lots from being subdivided in a manner that would allow a new carriage house to be on its own separate lot. However, when Section 4.7(F)(7) was added to the Land Use Code, the standard did not specify that creating a new lot in the rear portion of an existing lot applied only to carriage houses. The project proposes a single- family principal dwelling unit on the new lot. and does not propose a carriage house. Fors 28 First Modification Request Staff Findings: Criteria 2.8.2(H)(4), findings: The lot subdivision permits a development plan that overall is in compliance with and reinforces the purpose statement and development standards of the N-C-L zone. The resulting project enhances the established street pattern and character of the neighborhood with an intensity of use that is consistent with the neighborhood and consistent with City policies. 25 First Modification Request Staff Findings: Criteria 2.8.2(H)(4) findings: Overall Consistent with N-C-L zone purpose: "preserve character of areas that have a predominance of developed single family dwellings" Overall conformance with zoning standards -- size of lots and dwelling positions in conformance, FAR is in conformance Consistent with City policies: 26 Fort"ns 23 First Modification Request Staff Findings: The Modification meets criteria 2.8.2(H)(4). The front -to -back lot orientation is minor and inconsequential because the lots are at the corner of two streets and both lots have frontage on a public street, so that the resulting lot shape and orientation is consistent with the overall existing lot pattern of the surrounding neighborhood. The proposed front setback orientation of Lot 1 and Lot 2 are the same as the adjacent lots to the south and east, therefore no detrimental impacts are created by the new lot orientation. tit, of For,. t�lCollins Conformance with Zoning Standards Lots to be over 6,000 SF minimum Lot size required: 2.5x total FAR of dwelling, or 0.40 FAR overall • Lot 1: 9,320 SF • Lot 2: 6,667 SF • Lot 1: 0.234 FAR • Lot 2: 0.346 FAR Ports Location Map 10 nearby corner Lots shown that are over 12,000 Square Feet Fort""��ins First Modification Request Staff Recommendation: Approval Staff Findings: (1.) The granting of the Modification would not be detrimental to the public good; (2.) In accordance with 2.8.2(H)(1), the plan as submitted will promote the general purpose of the standard for which the Modification is requested equally well or better than would a plan which complies with the standard for which the Modification is requested; Fort 22 First Modification Request: The applicant proposes a Modification of Standard to Section 4.7(F)(7) to permit a new lot in the rear portion of an existing lot. Section 4.7(F)(7) of the Land Use Code states that: "No existing lot may be further subdivided in such manner as to create a new lot in the rear portion of the existing lot". ot F:ortins 19 Nearby Corner Lots over 12,000 S.F. Location: Notes: 1. 300 Jackson St. Existing house centered 2. 330 Jackson St. Existing house centered 3. 427 S. Shields St. Existing Triplex 4, 1124 W. Mulberry St. Existing Office Use 5. 1105 W. Myrtle St. NCB Zone: American Babtist owned 6. 600 S. Shields St. American Babtist Church facility 7. 3309 S. Grant Ave. Existing house centered 8. 221 S. Grant Ave. Setback Issue 9. 323 S. Washington Ave. Has existing carriage house; 2 DU's 10. 531 S. Shields St. Existing Triplex 11. 401 Scott Ave. 14.250 S.F. House not centered: could be similarly subdivided ort Lofts 20 17 Building Elevations Building Elevations eAins r-ort� "mains 18 1s View of Lot 1 and 2 From W. Magnolia St. Gty of tir Conformance with General Development Standards • New 4.5 foot wide sidewalks provided • New accessible ramps • Two new street trees on Wayne Street, one upsized Fort�ns 13 Conformance with Zoning Standards Setbacks Required: • 15' front and rear • 20' to garage from sidewalk • 5' interior side • 15' street side U"dColUns Conformance with Zoning Standards • Existing structures have reduced setbacks as existing non -conforming structures • Permitted provided that no new non- conformance proposed • New Lot 2 Dwelling conforms to all setbacks _Fltrns 11 Conformance with Zoning Standards Lots are subject to maximum FAR of .25 on rear 50% of Lot • Lot 1: 0.11 FAR rear • Lot 2: 0.20 FAR rear G"°CoQtns Conformance with Zoning Standards Minimum lot width of 40 feet required • Lot 1: 100 feet width • Lot 2: 72 feet width o"°Colhns STONER SUBOIViYIOry crvj x::r CEu[unrw:x�i^,wu fi � 1.Br :WT � +A 5 View of Lot One From Wayne St. r '00^1 Y 7 8 Crcyav _QxlCollins View of Lot One From Wayne St. 4 FOCollins Proposed Lots Existing single family dwelling at 502 Wayne Street would remain on the newly created west lot (Lot 1). A new single-family dwelling is proposed on a new lot created to the east (Lot 2), with a new Magnolia Street address. °ry,F�rtinns Proposed Lots An existing detached garage will remain on Lot 2 south of the new Magnolia Street residence, and will provide off-street parking for the Lot 2 dwelling. rFbrt Coll n5 0 0 I. N LUN CM LMN 4 WN MGl ...................... RL NCH csv 'FA Stoner Subdivision PDP #130005 Administrative Hearing — May 1, 2013 1. Modification of Standard to Section 4.7(F)(7) 2. Modification of Standard to Section 3.6.2(J)(2) 3. Project Development Plan `""°CoUtns Project Description This is a request to consider the replat of Lots 14 and 15, Block 5, of Kenwood Heights into two new lots known as the Stoner Subdivision. The project site is a total of 15,987 square feet located at 502 Wayne Street, at the southeast corner of Wayne and Magnolia Streets. FtCollins 2