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Home My WebLink AboutMAGNOLIA/WHEDBEE REPLAT - PDP/FDP - FDP150032 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (6)Staff Report — Magnolia/Whedbee Replat, FDP150032 Administrative Hearing 11-23-2015 Page 6 RECOMMENDATION: Staff recommends approval of Magnolia/Whedbee Replat, FDP150032. ATTACHMENTS: 1. Zoning & Site Vicinity Map 2. McFann Subdivision Plat 1 0" Staff Report — Magnolia/Whedbee Replat, FDP150032 Administrative Hearing 11-23-2015 Page 5 3. Compliance with Article 4 of the Land Use Code — Division 4.8, Neiqhborhood Conservation, Medium Density District (NCM): The project complies with all applicable Article 4 standards as follows: A. Section 4.8(B)(1)(a) — Permitted Uses The proposed use, single-family detached dwelling, is permitted in the NCM zone district and is consistent with the district's intent to preserve the character of areas that have a predominance of single-family to medium density, multi -family housing. B. Section 4.8(D)(1) — Required Lot Area The minimum lot area for a single-family home is 5,000 square feet. The proposed replat will result in a 9,000 square foot lot for 517 E Magnolia and a 5,000 square foot lot for 404 Whedbee. C. Section 4.8(E)(1) — Dimensional Standards — Minimum Lot Width The minimum lot width in the NCM zone district is 40 feet for single-family homes. Each lot will exceed the 40 foot lot width minimum. 517 E Magnolia will be 89.99 feet in width while 404 Whedbee will be 50 feet in width. 5. Findings of Fact/Conclusion: In evaluating the request for Magnolia/Whedbee Replat Project Development Plan/Final Plan, Staff makes the following findings of fact: A. The Project Development Plan/Final Plan complies with process located in Division 2.2 — Common Development Review Procedures for Development Applications of Article 2 — Administration. B. The Project Development Plan/Final Plan complies with relevant standards located in Article 3 — General Development Standards. C. The Project Development Plan/Final Plan complies with relevant standards located in Division 4.8, Neighborhood Conservation, Medium Density (NCM) of Article 4 — Districts. Staff Report — Magnolia/Whedbee Replat, FDP150032 Administrative Hearing 11-23-2015 Page 4 2. Compliance with Article 3 of the Land Use Code — General Development Standards: The project complies with all applicable General Development Standards as follows: A. Section 3.2.2(K)(1)(c) — Residential and Institutional Parking Requirements - Single -Family Detached For single-family dwellings on lots that have more than 40 feet of street frontage, one off-street parking space is required. Each lot has one off- street parking space. 517 E Magnolia provides the space in a garage while 404 Whedbee provides the space in a paved parking area on the north side of the house. B. Section 3.2.3 - Solar access, orientation, shading All developments must be designed to accommodate active and/or passive solar installations and must not deny adjacent properties access to sunshine. The existing buildings are designed and located to minimize the casting of shadows on adjacent properties and could accommodate future active and/or passive solar installations. C. Section 3.3.1(B) — Lots No lot in a subdivision shall have less area than required under the applicable zoning requirements. Each lot must also have vehicular access to a public street. Both lots meet the minimum dimensional standards outlined in sections 4.8(D)-(E) of the Land Use Code. Both lots also front public streets and have vehicular access to these streets. 517 E Magnolia achieves vehicular access through the alley on the east side of the lot. 404 Whedbee achieves vehicular access through a curb cut that leads onto Whedbee Street. No Text Staff Report — Magnolia/Whedbee Replat, FDP150032 Administrative Hearing 11-23-2015 Page 2 • The Project Development Plan/Final Plan complies with relevant standards located in Division 4.8, Neighborhood Conservation, Medium Density (NCM) of Article 4 — Districts. COMMENTS: 1. Background The property was annexed into the City as part of the Original Town Site Annex on January 16, 1873. The properties are located on Lot 5, Block 164 as indicated on the Fort Collins 1873 Map. The original homes at 517 E Magnolia St. and 404 Whedbee St. were built in 1957 and 1908, respectively. The original house at 517 E Magnolia was demolished and replaced by a new house as part of a separate project. The owners of 404 Whedbee are currently seeking local landmark designation status for the property. The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses Neighborhood Conservation — Medium Single-family detached residential, multi -family North Density (NCM) residential, place of worship, government facilities Neighborhood Conservation — Medium South Density (NCM), Neighborhood Single-family detached residential, office Conservation — Buffer NCB East Neighborhood Conservation — Medium Single-family detached residential, multi -family Density (NCM) residential West Neighborhood Conservation — Medium Single-family detached residential, multi -family Density (NCM) residential, place of worship A zoning and site vicinity map is presented on the following page. JP ITEM NO 1 MEETING DATE STAFF Nov. 23. 2015 Clav Frickey ADMINISTRATIVE HEARING OFFICER PROJECT: MagnoliaNVhedbee Replat, FDP150032 APPLICANT: Mark McFann 517 E Magnolia St. Fort Collins, CO 80524 OWNERS: Timothy M McFann/Denise L Culbertson-McFann 517 E Magnolia St. Fort Collins, CO 80524 PROJECT DESCRIPTION: This is a request for a consolidated Project Development Plan and Final Plan to replat two properties located at 517 E Magnolia St. and 404 Whedbee St.. The proposal calls for the rear half of 404 Whedbee to become part of 517 E Magnolia so that the backyards are more proportionately sized to the houses. The two parcels have the same owner. There is no building permit associated with this proposal. The project is located in the Neighborhood Conservation, Medium Density (NCM) zone district. RECOMMENDATION: Staff recommends approval of Magnolia/Whedbee Replat, FD P 150032. EXECUTIVE SUMMARY: Staff finds the proposed Magnolia/Whedbee Replat Project Development Plan/Final Plan complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically: • The Project Development Plan/Final Plan complies with the process located in Division 2.2 — Common Development Review Procedures for Development Applications of Article 2 — Administration. • The Project Development Plan/Final Plan complies with relevant standards of Article 3 — General Development Standards. Planning Services 281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750