The URL can be used to link to this page

Home My WebLink AboutNATHAN'S SUBDIVISION, 637 COWAN STREET - PDP/FDP - FDP130030 - REPORTS - RECOMMENDATION/REPORTITEM NO FDP130030 MEETING DATE January 30th, 2014 STAFF Noah Beals ADMINISTRATIVE HEARING OFFICER Planning Services 281 N College Ave – PO Box 580 – Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750 STAFF REPORT PROJECT: Nathan’s Subdivision combined Project Development Plan, PDP and Final Plan, FP #FDP130030, APPLICANT: Barry Schram 2620 Bush Creek Drive Fort Collins, CO 80528 OWNER: Barry Schram 2620 Bush Creek Drive Fort Collins, CO 80528 PROJECT DESCRIPTION: This is a request for consideration and approval of a combined Project Development Plan and Final Plan (PDP/FP), Nathan’s Subdivision, FDP130030. The project site is located on Cowan Street north of the T-intersection of E Laurel Street and Cowan Street. The current lot size is 10,990 sq. ft. or .25 acres. The project proposal is to remove the existing structure, replat a single lot and split it into two lots, and establish building envelopes for two detached single family homes. The lot is zoned Neighborhood Conservation, Medium Density (N-C-M) District. The two proposed lots are to be approximately 5,630 square feet and 5,360 square feet. RECOMMENDATION: Staff recommends approval of Nathan’s Subdivision combined Project Development Plan and Final Plan, FDP130030. EXECUTIVE SUMMARY: The approval of Nathan’s Subdivision combined Project Development Plan and Final Plan complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically: • Nathan’s Subdivision combined PDP/FP complies with required process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration. • Nathan’s Subdivision combined PDP/FP complies with relevant standards located in Article 3 – General Development Standards. 637 Cowan St combined PDP/FP #FDP130030 Administrative Hearing: January 30th, 2014 Page 2 • Nathan’s Subdivision combined PDP/FP complies with relevant standards located in Division 4.8, Neighborhood Conservation, Medium Density District (N-C-M) of Article 4. COMMENTS: 1. Background: The subject property was included in the original City boundary map of 1873. The property currently consists of mostly open yard with an existing detached single family building used as a rental home. The site is landscaped with typical residential plantings consisting of mostly grass and some trees. The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Use North Neighborhood Conservation, Medium Density (N-C-M) Residential: Multi-Family (Villages on Cowan Street) South Neighborhood Conservation, Medium Density (N-C-M) Place of Worship: Templo Gethsemani Cladic Medium Density Mixed-Use (M- M-N) Residential: Single Family Detached East Neighborhood Conservation, Medium Density (N-C-M) Residential: Single Family Detached and Two Family Attached Public Right-of-Way: Cowan Street West Neighborhood Conservation, Medium Density (N-C-M) Residential: Single Family Detached Zoning History (most recent to past): • The property is currently located in the Neighborhood Conservation, Medium Density District (N-C-M). The property was zoned N-C-M in 1991. The adoption of the City’s Land Use Code and rezoning in 1997 continued the N- C-M District. Recent code changes to the N-C-M zone were adopted on March 5 th , 2013 pertaining to the implementation of the Eastside and Westside neighborhoods character study. 637 Cowan St combined PDP/FP #FDP130030 Administrative Hearing: January 30th, 2014 Page 3 • In 1991 new zone districts were created that included the N-C-M district. At the time of adoption of the new zone districts to the City’s zoning code this site was rezoned to N-C-M. • In 1965 the property was zoned Medium Density (RM) in accordance with the zoning code at that time. • Prior to the RM zoning it was zoned Residence (B) in accordance with the zoning code at the time. This zoning took place sometime between 1929 and 1964. • In 1929 when the City adopted its first zoning code the property was zoned Commercial (E). 2. Compliance with Article 4 of the Land Use Code – Neighborhood Conservation, Medium Density District (N-C-M): The project complies with all applicable Article 4 standards as follows: A. Section 4.8(A) and (B) – Permitted Uses The proposed land use is consistent with the Purpose and Permitted Uses of the Neighborhood Conservation, Medium Density District. B. Section 4.8(D) – Land Use Standards 1) Section 4.8(D)(1) sets a minimum lot size for single-family detached at 5,000 square feet. The proposed plat demonstrates that both lots to be created meet this standard. Lot 1 is 5,630 square feet and Lot 2 is 5,360 square feet. 2) Section 4.8(D)(2) established design standards of the structures to be built. In regards to the structures the building envelopes are the only part that is under consideration and both envelopes are in compliance. • At the time the building permit application is submitted the other standards of this section will be reviewed for compliance by the Zoning Department. 637 Cowan St combined PDP/FP #FDP130030 Administrative Hearing: January 30th, 2014 Page 4 C. Section 4.8(E) – Dimensional Standards 1) Section 4.8(E)(1) requires a minimum lot width of 40 feet for single- family detached lots. The two lots to be created are both in compliance with the standard with Lot 1 at 53 feet and Lot 2 at 52 feet in width. 2) Section 4.8(E)(2) requires a minimum 15 feet front yard setback. The building envelope on Lot 1 is setback 15.7 feet and the building envelope on Lot 2 is setback 15.9 feet from the right-of-way. Each building envelope is in compliance with the required front yard setback. 3) Section 4.8(E)(3) requires a minimum 15 feet setback from the rear property line. The proposed building envelopes comply with the standard with Lot 1 setback 33.8 feet and Lot 2 setback 69 feet from the rear property lines. 4) Section 4.8(E)(4) requires a minimum 5 feet side yard setback. The proposed building envelopes comply with the standard with Lot 1 setback 5 feet and Lot 2 setback 5 feet from the side property lines. • In conjunction with this building setback Section 3.8.19(A)(5) allows cantilevered floor areas to project 2 feet into a required side yard setback. The cantilevered portions of these building do not project more than 2 feet into the setback. D. Section 4.8(F) – Development Standards (N-C-M) 1) Section 4.8(F)(1)(c) requires accessory buildings and attached garages to be setback an additional 10 feet from the front wall of the principal building. On both Lot 1 and Lot 2 the portions of the building envelopes labeled garage are setback an additional 10 feet from the other front portion of the building envelope. 3. Compliance with Article 3 of the Land Use Code – General Development Standards: The project complies with all applicable General Development Standards; with the following relevant comments provided: A. Division 3.2 – Site Planning and Design Standards 1) 3.2.1 Landscaping and Tree Protection: 637 Cowan St combined PDP/FP #FDP130030 Administrative Hearing: January 30th, 2014 Page 5 • A detailed tree mitigation plan is provided with this combined PDP/FP in coordination with and approval from the City Forester. 2) 3.2.2 Access, Circulation and Parking: • Sidewalk connections are provided from the public sidewalk to the front of each building envelope. • Each lot has a two-car wide driveway that leads to the front building envelope. These driveways are accessed from the street because there is no alley access to either of the new lots. B. Division 3.4 – Historic and Cultural Resources 1) 3.4.7(C) Determination of Landmark Eligibility: • In a letter dated July 1, 2008 and addressed to the owner of the property the City Preservation Planner stated that the Chair of the Landmark Preservation Commission and the Director of Advance Planning have determined that the property is not eligible for individual designation as a Fort Collins Landmark, nor is it designated on the National or State Registers of Historic Places, either individually or as a contributing element of a district. Therefore, the existing structures on site can be demoed. C. Division 3.5 – Building Standards 1) 3.5.1 Applicability: • This section contains building structure standards that regulate residential buildings and only apply if the standard is not already set forth specifically in the assigned Zone District section. In regards to the structures the building envelope is the only part that is under consideration with this proposal. Both envelopes are in compliance with applicable standards. • At the time the building permit application is submitted the other standards of this section will be reviewed for compliance by the Zoning Department. 4. Findings of Fact/Conclusion: In evaluating the request for the Nathan’s Subdivision Combined Project Development Plan and Final Plan, FDP130030, staff makes the following findings of fact: 637 Cowan St combined PDP/FP #FDP130030 Administrative Hearing: January 30th, 2014 Page 6 A. Nathan’s Subdivision combined PDP/FP complies with the process located in Division 2.2 – Common Development Review Procedures for Development Applications of Article 2 – Administration. B. Nathan’s Subdivision combined PDP/FP complies with the relevant standards located in Article 3 – General Development Standards. C. Nathan’s Subdivision combined PDP/FP complies with the relevant standards located in Division 4.8, Neighborhood Conservation, Medium Density District (N-C-M) of Article 4. RECOMMENDATION: Staff recommends approval of Nathan’s Subdivision combined Project Development Plan and Final Plan, FDP130030. ATTACHMENTS: 1. Project Plan Set 2. Plat 3. Letter from Historic Preservation Planner