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Home My WebLink AboutWESTFIELD PARK POOL - PDP - 27-94B - DECISION - FINDINGS, CONCLUSIONS & DECISIONWestfield Park Pool PDP Administrative Hearing October 11, 2001 Page 6 of 6 FINDINGS AND CONCLUSIONS After reviewing the staff report and the record of the public hearing, the Hearing Officer makes the following findings and conclusions: A. The Westfield Park Pool, Project Development Plan is subject to administrative review and the requirements of the Land Use Code (LUC). B. The Westfield Park Pool, Project Development Plan conforms to standards of the RL zoning district. C. The Westfield Park Pool, Project Development Plan, complies with all applicable General Development Standards contained in Article 3 of the Land Use Code except Section 3.2.1 (E)(5)(c). D. Future development of the property will be required to meet Land Use Code Division 2.6 DEVELOPMENT CONSTRUCTION PERMITS; and, Division 2.7 BUILDING PERMITS. DECISION Based on the findings and conclusions, the request to construct a private neighborhood swimming pool facility at the southwest corner of Seneca Street and Westfield Drive is approved. Dated this 18th day of October 2001, per authority granted by Sections 1.4.9(E) and 2.1 of the Land Use Code. Cameron Glos Current Plannfng Director Westfield Park Pool PDP Administrative Hearing October 11, 2001 Page 5 of 6 2. Section 3.5.3, Mixed -Use, Institutional and Commercial Buildings a. The proposal complies with Section 3.5.3(B)(1) in that the primary entrance to the pool house faces and opens directly onto a walkway with pedestrian frontage that connects to the public sidewalk along Westfield Drive without having to cross a driveway or the parking lot. b. The proposal complies with Section 3.5.3(13)(2)(b) in that the pool house building is set back and located no more than 15' from the Westfield Drive right-of-way. Westfield Drive is the adjoining street and it is smaller than a full arterial street. 4. Neighborhood Information Meeting The proposed use is a privately -owned and operated neighborhood swimming pool facility, which is permitted in the RL District, subject to an administrative (Type 1) review and public hearing. The LUC does not require that a neighborhood meeting be held for a Type I development proposal and no meeting was held for this development request. FINDINGS OF FACT/CONCLUSIONS After reviewing the Westfield Park Pool, Project Development Plan, staff makes the following findings of fact and conclusions: The proposed land use (privately -owned and operated recreation facility) is permitted in the RL — Low Density Residential Zoning District. 2. The Project Development Plan complies with all applicable district standards of Section 4.3 of the Land Use Code, RL Zoning District. 3. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. RECOMMENDATION: Staff recommends approval of the Westfield Park Pool, Project Development Plan - #27-94B. Westfield Park Pool PDP Administrative Hearing October 11, 2001 Page 4 of 6 parkway between the local street (Westfield Drive) and the detached sidewalk. b. The proposal complies with Section 3.2.1(D)(3) in that no one species of tree on the development plan exceeds 33% of the total of 28 new trees on -site. 2. Section 3.2.2, Access, Circulation and Parking The proposal complies with Section 3.2.2(C)(5) in that it provides direct, safe, and continuous walkways and bicycle connections to major pedestrian and bicycle destinations in the surrounding area via a detached sidewalk system internal to the project, direct sidewalk connections from front entries to the dwelling units to the street sidewalks, and direct sidewalk connections from second entries from the dwelling units to street sidewalks. B. Division 3.3, Engineering Standards 1. Section 3.3.1, Plat Standards The proposal complies with the general plat requirements as set forth in this section. 2. Section 3.3.5, Engineering Design Standards The proposal complies with the design standards, requirements, and specifications for the services as set forth in this section. C. Division 3.5, Building Standards Section 3.5.1, Building and Project Compatibility a. The proposal complies with Sections 3.5.1(B) and (C) in that the pool house building will be compatible with the established architectural character of the surrounding residential neighborhoods. The building size, height, and scale will be similar to the single family homes in the area. b. The proposal complies with Sections 3.5.1(E) in that the pool house building materials will consist of wood siding, brick base trim (2.5' from the ground up), and asphalt shingles on the sloped roof. These materials will be similar to the materials used on the single family homes in the area. Westfield Park Pool PDP Administrative Hearing October 11, 2001 Page 3 of 6 BACKGROUND COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: LMN; existing and approved single family residential (Mountain Ridge Farms, Westfield) S: RL; existing park and school (Westfield, Johnson Elementary) E: LMN; existing single family residential (Mountain Ridge Farms) W: RL; existing neighborhood park (Westfield) The property was annexed in June, 1980, as part of the Horsetooth-Harmony West Annexation. The property is part of the City's existing Westfield Park. This 1.03 acre parcel is being sold to the Pool of Dreams, LTD. development entity. The property has not previously been platted. A subdivision plat is being reviewed as part of this development request. Division 4.3 of the Land Use Code, Low Density Residential Zone District The proposed use of a privately -owned recreation facility is permitted in the RL Zoning District subject to an administrative review. The PDP meets the applicable Land Use and Development Standards in the RL Zoning District. 3. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards as follows: A. Division 3.2, Site Planning and Design Standards 1. Section 3.2.1, Landscaping and Tree Protection a. The proposal complies with Section 3.2.1(D)(2)(a) in that canopy shade (street) trees are provided at a 40' spacing in the 5' wide Westfield Park Pool PDP Administrative Hearing October 11, 2001 Page 2 of 6 NOTICE OF PUBLIC HEARING: Notice of public hearing was made on September 27, 2001 by mailing to property owners within 500 feet of the subject property. The public hearing was advertised in the Coloradoan. PUBLIC HEARING After reviewing the Staff Report and recommendation, a public hearing was held on the subject application at 3:00 PM on October 11, 2001. The hearing was held in Conference Room A at 281 North College, Fort Collins, Colorado. HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE: The following is a list of those who attended the meeting: From the City: Steve Olt, City Planner From the Applicant: Bob Gustafson, Architect Allan Massey, 4227 Cedargate Dr. Judy Shaw, 4455 Seneca St. Cara Rudolph, 1736 Overlook Dr. From the Community: None. Written Comments: None. City of Fort Collins Comm ity Planning and Environmenta Current Planning ervices CITY OF FORT COLLINS ADMINISTRATIVE HEARING OFFICER TYPE I ADMINISTRATIVE HEARING FINDINGS, CONCLUSIONS AND DECISION HEARING OFFICER: Cameron Gloss Current Planning Director PROJECT NAME: Westfield Park Pool, Project Development Plan CASE NUMBER: 27-94B APPLICANT: Wickham Gustafson Architects c/o Bob Gustafson 1449 Riverside Avenue Fort Collins, CO. 80524 OWNER: Pool of Dreams, LTD. 4455 Seneca Street Fort Collins, CO. 80526 PROJECT DESCRIPTION: This is a request for a private neighborhood swimming pool facility on 1.03 acres located at the southwest corner of Seneca Street and Westfield Drive. The facility will consist of a 6- lane pool with dive area and leisure pool, a 1,620 square foot pool house, and a 14-space parking lot. The property is a part of the existing Westfield Park (public neighborhood park) and is approximately'/4 mile south of West Horsetooth Road. SUMMARY OF RECOMMENDATION AND DECISION: STAFF RECOMMENDATION: Approval HEARING OFFICER DECISION: Approval ZONING DISTRICT: RL — Low Density Residential Zoning District. 281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020