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HomeMy WebLinkAboutGRANT STREET CORNERS - PDP - 20-08 - DECISION - FINDINGS, CONCLUSIONS & DECISIONProje( Meetii Date: Administrative Public Hearing Sian -In . PLEASE PRINT CLEARLY Nam`q 4 Address law, s Phone -83 & Em it e2✓0 Uq L, Sh.Bm Grant Street Comers - Project Development Plan, #20-08 May 14, 2009 Administrative Public Hearing Page 7 In Chapter 4 — Policies (page 4-21) "Policy H-3 New construction in the Conservation areas must be residential and conform to the surrounding neighborhood in scale, design, and other physical characteristics." The proposed residential infill development is consistent with .this policy. FINDINGS OF FACT/CONCLUSIONS After reviewing the Grant Street Corners, Project Development Plan, the Hearing Officer makes the following findings of fact and conclusions: 1. The proposal is in conformance with and supported by the Principals and Policies, being a part of the City of Fort Collins CITY PLAN, 2. The proposal is in conformance with the City's adopted West Side Neighborhood Plan, an element of the Comprehensive Plan. 3. The proposal is supported by the Neighborhood Character Design Guidelines for the East Side and West Side Neighborhoods in Fort Collins. 3. The proposed land uses are permitted in the NCM - Neighborhood Conservation, Medium Density Zone District of the Land Use Code. 4. The, Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. 5. The Project Development Plan complies with all applicable Land Use and Development Standards contained in Article 4, Division 4.8 of the Land Use Code. DECISION The Nearing Officer herein approves Grant Street Comers Project Development Plan #20-08. Dated May 28, 2009 per authority granted b ection 2.1 of the Land Use Code. 11 Richard V. Lopez Hearing Officer Grant Street Comers - Project Development Plan, #20-08 May 14, 2009 Administrative Public Hearing Page 6 buildings in teens of general intensity and use, street pattem, and any identifiable style, proportions, shapes, relationship to the street,, pattern of buildings and yards, and patterns created by doors, windows, projections and recesses. Compatibility with these existing elements does .not .mean uniformity". Forms of potential infill development may include small, detached dwellings added to lots of sufficient size.with existing houses (e.g., "standard houses", "alley houses" or "granny flats"). In the NCM District in the LUC this ultimately translated into single-family detached dwellings and carriage homes when there is more than one (1) principal building on the, lot or the lot has only alley frontage. The existing homes in the area are consistent with the size and height of the proposed single-family dwelling and the carriage homes are compatible with the existing homes and surrounding single-family residential neighborhood. It is worthwhile to note that 'carriage houses cannot be subdivided from the principle house on the lot.. 5. Conformance with the Citv's West Side Neighborhood Plan The CITY PLAN is the result of a two-year long process to update the City's Comprehensive Plan. While the CITY PLAN deals with city-wide policies, neighborhood plans are needed to help implement CITY PLAN by applying general, city -.wide policies to a specific neighborhood (or subarea). Several CITY PLAN principles and policies place in context the connection between the overall Comprehensive Plan and the West Side Neighborhood Plan (adopted in 1989 as an element of the Comprehensive Plan). Grant Street Corners is identified as being in the Neighborhood Conservation area in the West Side Neighborhood Plan. The West Side. Neighborhood (WSN) Plan states that Conservation Areas "are primarily single family residential but some redevelopment to low density multi -family residential has.already taken place." " In Chapter 4 — Policies (page 4-21) "Policy H 2 Demolition of residential property in the Conservation areas should be discouraged." This proposal maintains the existing historic stock of homes, while enhancing the properties with new a esthetically pleasing carriage houses and a complementary new single-family home. Grant Street Corners - Project Development Plan, #20-08 May 14, 2009 Administrative Public Hearing Page 5 1. Section 3.5.1, Building and Project Compatibility The proposed new residential building, on Lot 4, containing one (1) single-family detached dwelling unit is to be 2 stories, 28'-9" in height. The size, massing, and height of the building is consistent with existing residential buildings in the neighborhood. The new dwelling unit will contain 1150 square feet and several existing dwelling units along Grant Street contain an average of 1148 square feet (being 2-story structures about the same height as the proposed new structure). The existing home that will share Lot 4 is 848 square feet, which is consistent with three out of four homes facing Myrtle Street. The primary roof pitch on the new structure will be 8:12, which falls within the minimum/maximum allowable roof pitch requirements set forth in the Neighborhood Conservation, Medium Density District. The building siding material will be brick veneer and the roofing materials will be an asphalt shingle. The three carriage houses behind the existing homes on Lots 5-7, have 600 square foot footprints,, which is consistent with the requirements set forth in Section 4.8 for carriages homes sharing a lot with an existing home and other accessory structures in the area. The carriage homes will be 24' 8" high. The primary roof pitch will be 8:12 and the eave height is consistent with the requirements for carriage homes in the NCM zone. district. The carriage homes building materials consist of hard plank siding, decorative shingles and stone veneer and the roofing materials will be an asphalt shingle. 4. Conformance with the Citv's Comprehensive Plan The Principles and Policies,. being a part of the CITY PLAN, support single-family detached dwellings on the subject property. Policy EXNA A Infill Development and Redevelopment, under Existing, Neighborhoods, states that "For parcels under twenty (20) acres, such infill and redevelopment activity will be supported if designed to complement and extend the positive qualities of su►rounding'development and adjacent Grant Street Corners- Project Development Plan, #20-08 May 14, 2009 Administrative Public Hearing Page 4. The proposal complies with the standards set forth in Sections 4.8(D) Land Use Standards, 4.8(E) Dimensional Standards, and 4.8(F) Development Standards of the LUC. 3. Article 3 if the Land Use Code General Development Standards: The Project Development Plan complies with the applicable General Development Standards as follows: A. Section 3.2. — Site Planning and Design Standards 1. Section 3.2.1, Landscaping and Tree Protection a. The Grant Street Comers, PDP complies with the requirements set forth in this section. 2. Section 3.2.2, Access, Circulation and Parking a. The proposal complies with Section 3.2.2(K)(1) Residential Parking Requirements, Subsection 3.2.2(K)(1)(c), Single-family Detached in that it provides 2 on -site parking spaces (in the driveway from the alley) for the new and existing dwelling unit. This meets the 1 parking space required for each separate single-family detached dwelling unit having greater than 40' of street frontage. Each carriage house has 2 parking spaces accessed off the. alley, thereby satisfying the minimum parking requirement. The driveway for Lot 4 is accessed from the alley creating a long drive to the garage of the new. dwelling. Although this long driveway complies with the General Development Standards the rear yard is minimally usable. B. Division 3.3, Engineering Standards 1. Section 3.3.1, Plat Standards This proposal replats Lots 13-20, Block 1 of the Westlawn Addition into Lots 1-7 of Grant Street Corners.. The replat meets the standards set forth in. Section 3.3.1 of the LUC.. 2. 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 Grant Street Comers - Project Development Plan, #20-08 May 14, 2009 Administrative Public Hearing Page 3 FACTS AND FINDINGS The proposal complies with the purpose of the NCM District as an infill project with one new single-family detached dwelling and three detached carriages homes, designed to complement the existing single-family residences in the neighborhood. The new single-family detached dwelling is proposed to be added on Lot 4,, of Grant Street Corners, a re -plat of Lots 13-20, Blo& 1 of the Westlawn Addition. The three carriage homes are proposed to be added behind the existing homes on Lots 5, 6 and 7 of Grant Street Corners. All properties "front streets, Lots 1-3 face West Myrtle St and lots 4-7 face Grant Street. The area is designated as Neighborhood Conservation. Area by the City's adopted. West Side Neighborhood Plan. 1. Compatibility with Surround Uses. The surrounding zoning and land uses are as follows: N: NCM; existing single family residential S: NCM; existing single-family residential E: NCM; existing single family residential W: NCL, Neighborhood Conservation Low Density; existing single- family residential This property was annexed into the City of Fort Collins and subdivided into Lots 13-20, Block 1 as part of the Westlawn Addition Annexation in May 1920. 2. Compliance with Division 4.8 of the Land Use Code Neighborhood Conservation, Medium Density Zone District. The proposed new single-family detached dwelling on one (1) lot containing an existing single-family dwelling and the addition of three (3) carriage houses on three (3) 10,000 square foot lots containing an existing single-family dwelling is permitted in the NCM - Neighborhood Conservation, Medium Density District, subject to an administrative (Type 1) review. This requirement is set forth in Section 4.0(B) (2) (a)1 and 4.8(0)(1) of the LUC. The proposal complies with the purpose of the NCM District as it is an infill project with a new single-family detached dwelling and three (3) new carriages homes in an existing single-family residential neighborhood. Grant Street Corners - Project Development Plan, #20-08 May 14, 2009 Administrative Public Hearing Page 2. The Hearing Officer, presiding pursuant to the Fort Collins Land Use Code, opened the hearing at approximately6:00 p.m. on May 14' 2009, in the City. Council chambers at 300 LaPorte Avenue, Fort Collins, Colorado: HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE: The Hearing Officer accepted during the hearing the following evidence: (1) Planning Department Staff Report; (2) application, plans, maps and other supporting documents submitted by the applicant to the City of Fort Collins; (3) opportunity for public testimony was provided during the hearing. Two members of the public commented and (4) The Land Use Code, the City's Comprehensive Plan (City Plan) and the formally promulgated polices of the City are all considered part of the evidence considered by the Hearing Officer. The following persons attended the hearing: From the City: Steve Olt, City of Fort Collins From the Applicant: Chris Ray From the Public Rick Reider Dawn Heather NEIGHBORHOOD INFORMATION MEETING The LUC does not require that a neighborhood meeting be held for a Type 1 development proposal. However, the developer did hold one after Staffs strong recommendation. The neighborhood information meeting was conducted on Thursday, December 18, 2009 in conference rooms A and B in the City Building located at 281 North College Avenue. The meeting was attended by City Staff, representatives of the Grant Street Corners PDP and nine (9) citizens. The topics from the neighborhood meeting included the carriage house designs, rental rates and potential degradation of units, flag lot, open space, fencing, garage orientation, demolition of existing garage, occupancy limits, rental rates, parking and traffic impacts. The Grant Street Corners, PDP contains a. proposed land use that is permitted as a Type 1 use in the Neighborhood Conservation Medium Density District (hereinafter "NCM District") subject to an administrative review. CITY OF FORT COLLINS ADMINISTRATIVE HEARING OFFICER TYPE 1 ADMINISTRATIVE HEARING FINDINGS, CONCLUSIONS AND DECISION ADMINISTRATIVE HEARING DATE: PROJECT NAME: CASE NUMBER: May 14, 2009 Grant Street Corners Project Development Plan #20-08 APPLICANT: Jerry Robinson Stewart and Associates, Inc. 103 South Meldrum Street Fort Collins, CO 80521 OWNER: One Vantage Properties, LLC 113 West Plum Street Fort Collins, CO 80521 HEARING OFFICER: Richard V. Lopez PROJECT DESCRIPTION: This is a request for 1 new single-family detached residence fronting on Grant. Street and 3 new carriage houses fronting on the mid -block alley that runs North — South between West Mulberry Street and West Myrtle Street. A replat of Lots 13 —20 of Block 1 of the Westlawn Addition is part of this request. The new plat will be Lots 1 — 7 of Grant Street Corners. The 7 existing single-family residences on the properties will remain; however, one detached garage facing Grant Street will be:removed. SUMMARY OF HEARING OFFICER DECISION: Approval ZONING DISTRICT NCM — Neighborhood Conservation Medium Density District NOTICE OF PUBLIC HEARING: Evidence presented to the Hearing Officer established the fact that the hearing was properly posted, legal notices mailed and notice published. PUBLIC HEARING: