HomeMy WebLinkAboutPRAIRIE VILLAGE - MAJOR AMENDMENT - MJA140002 - DECISION - FINDINGS, CONCLUSIONS & DECISION (3)1
10/13/2014
Q:\USERS\FORT COLLINS LAND USE\PRAIRIE VILLAGE\DECISION.DOC
CITY OF FORT COLLINS
TYPE 1 ADMINISTRATIVE HEARING
FINDINGS AND DECISION
HEARING DATE: October 1, 2014
PROJECT NAME: Prairie Village Major Amendment
CASE NUMBER: MJA140002
APPLICANT: Kenneth R. Mitchell
1021 Nightingale Drive
Fort Collins, CO 80525
OWNER: Catalina Properties, LLC & Schrader Properties, LLC
4714 Valley Ridge Court
Fort Collins, CO 80526
HEARING OFFICER: Kendra L. Carberry
PROJECT DESCRIPTION: This is a request for approval of a Major Amendment
("MJA") for Prairie Village, located at the Fromme Prairie Way, west of Seneca Street. The MJA
to the previously approved Overlook Fifth Filing PUD (also known as the Overlook/Seneca
Center), proposes a replat to create 10 lots and the construction of 8 single-family attached
dwelling units. The original Overlook Fifth Filing PUD called for an 8,200 square foot mixed-use
commercial and residential building with 7 dwelling units.
SUMMARY OF DECISION: Approved
ZONE DISTRICT: Low Density Mixed-Use Neighborhood (L-M-N)
HEARING: The Hearing Officer opened the hearing at approximately 5:40 p.m. on October 1,
2014, in Conference Room A, 281 North College Avenue, Fort Collins, Colorado.
EVIDENCE: At the hearing, the Hearing Officer accepted the following evidence: (1) Planning
Department Staff Report; (2) application, plans, maps and other supporting documents submitted
by the applicant; and (3) a copy of the public notice (the formally promulgated policies of the City
are all considered part of the record considered by the Hearing Officer).
TESTIMONY: The following persons testified at the hearing:
From the City: Ryan Mounce
From the Applicant: Ken Mitchell
From the Public: Rosalyn Brock
2
10/13/2014
Q:\USERS\FORT COLLINS LAND USE\PRAIRIE VILLAGE\DECISION.DOC
FINDINGS
1. Evidence presented to the Hearing Officer established the fact that the hearing was
properly posted, legal notices mailed and notice published.
2. The MJA complies with the applicable General Development Standards contained in
Article 3 of the Code.
a. The MJA complies with Section 3.2.1, Landscaping and Tree Protection, because
the MJA will preserve existing trees, add street trees and include full tree stocking around
new buildings, interior parking lot landscaping and landscape screening of adjacent uses.
b. The MJA complies with Section 3.2.2(D)(3), Access and Parking Lot
Requirements, because parking and access is shared by all lots in the overall development.
c. The MJA complies with Section 3.2.2(G), Shared Parking, because the minimum
parking requirement for each dwelling unit will be met in private garages on each lot.
d. The MJA complies with Section 3.2.2(K)(1), Residential and Institutional Parking
Requirements, because a total of 16 parking spaces are provided in private 2-car garages,
meeting the requirement of 2 spaces for each of the 8 single-family units.
e. The MJA complies with Section 3.3.1(B), Lots, because each lot has vehicular
access to a public street.
f. The MJA complies with Section 3.5.1(C), Building Size, Height, Bulk, Mass,
Scale, because the buildings are compatible with the existing surrounding development in
terms of height, bulk, mass, and scale.
g. The MJA complies with Section 3.5.1(D), Privacy Considerations, because each
dwelling unit has a defined, semi-enclosed courtyard.
h. The MJA complies with Section 3.5.1(F), Building Color, because the buildings
feature earth-toned colors that facilitate blending into the color palette of the existing
neighborhood and nearby developments.
i. The MJA complies with Section 3.5.2(D), Relationship of Dwellings to Streets and
Parking, because the buildings and units are oriented to face Fromme Prairie Way with
connecting walkways from front entrances to the street sidewalk.
j. The MJA complies with Section 3.5.2(E)(2), Setbacks from Nonarterial Streets,
because each single-family attached unit is set back at least 16' from Fromme Prairie Way.
k. The MJA complies with Section 3.5.2(E)(3), Side and Rear Yard Setbacks, because
there are 5' setbacks from the overall western and eastern side yard lot lines, and between
the two buildings, there is a 6' side yard setback.
3
10/13/2014
Q:\USERS\FORT COLLINS LAND USE\PRAIRIE VILLAGE\DECISION.DOC
l. The MJA complies with Section 3.5.2(F), Garages, because: the garages are
recessed behind the ground floor living area of the dwelling units; the garages do not
comprise more than 50% of the street-facing building frontage; and the sides of the
garages viewable from the street include architectural details and windows that mimic the
features of the living portion of the dwelling units.
m. The MJA complies with Section 3.6.6, Emergency Access, because an emergency
access easement connects the two existing access points to the overall development from
West Harmony Road and Fromme Prairie Way.
3. The MJA complies with the applicable standards contained in Article 4 of the Code for the
L-M-N zone district.
a. The MJA complies with Section 4.5(B)(2), Permitted Uses, because single-family
attached residences are permitted uses in the L-M-N zone district subject to Administrative
Review.
b. The MJA complies with Section 4.5(D)(1), Density, because the 8 dwelling units
on 1.1 acres results in a density of 7.3 units per acre, which is less than the maximum and
more than the minimum required.
c. The MJA complies with Section 4.5(D)(5), Facing Uses, because the buildings face
Fromme Prairie Way and a similar single-family attached development across the street.
d. The MJA complies with Section 4.5(E)(3), Residential Building Height, because
the dwellings are 2 stories in height, less than the maximum height of 2.5 stories.
DECISION
Based on the foregoing findings, the Hearing Officer hereby enters the following rulings:
1. The MJA is approved as submitted.
DATED this 13
th
day of October, 2014.
_____________________________________
Kendra L. Carberry
Hearing Officer