HomeMy WebLinkAboutCITY PARK NORTH - PDP - 26-10 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSPage 1 of 1
Steve Olt
From: Lon Miller [lonmiller@aol.com]
Sent: Thursday, December 16, 2010 12:23 PM
To: Steve Olt
Subject: RE: City Park North development
Steve Olt,
As long time West Mountain residents and property owners, we want to say that the design/development proposal
presented by Dennis Sovick for the lots at Frey St. and Laporte Ave. offer a significant improvement to the current
situation and receive our support and endorsement.
Lon Miller and Karen Warren
1504 W. Mountain Ave.
Lon Miller
RE/MAX Advanced, Inc.
Cell/Voice Mail: 970 227-0322
lonmiller@aol.com
12/16/2010
Dear Steve Olt
Regarding the City Park North Development
I reside at 1812 W. Mountain Avenue within a block of the proposed development on
Frey and LaPorte. My home and the homes of many of my neighbors were designed and
built by Dennis Sovick and I am also aware of many other projects he has been associated
with. It is my belief that he remains commitment to the neighborhoods where his projects
are situated. He feels a strong sense of responsibility for my neighborhood where he has
been involved with various building projects over the last twenty years. His commitment
is reflected in the design and quality of his homes as well as in his continued connection
to the neighborhoods in which they are situated.
I have reviewed the development plan for the City Park North, development plan and find
it to be attractive and compatible with our neighborhood. In this regard it is similar to the
other residences he has built in our neighborhood. I wholeheartedly support his plan and
am not concerned about the minor deviations from the City of Fort Collins building
regulations.
Sincerely,
Timothy Pearson
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Overall modification requests
The proposal is equal to or better than the standard when all variables are considered.
per 2.8.2 (11)(1)
The modification would not be detrimental to the public good.
The modification would not impair the intent or the purpose of the land code.
The proposal is nominal and inconsequential and equal to or better than the standard
when all variables are considered, per 2.8.2 (H)(4)
All of the modifications requested are not near the public streets of Frey and Laporte
Ave and therefore do not have a visual impact or relationship other the back of the lots of
the development.
With these modifications, the intent and the spirit of the standards are respected.
On the rear half of the lot the Floor Area Ratio (FAR) would be .19, less than the
maximum FAR of .25 (on the rear half of the lot ), per 2.8.2 (H)(5) therefore the
increased square footage request would be equal to or better than the standard.
The modification would not be detrimental to the public good.
The modification would not impair the intent or the purpose of the land code.
Request B
(1) Allow the eave height along the side lot line of the accessory building
(garage/apartment) on Lot 3 to be 22'-6" at the highest point exceeding the standard by
9 6' pgr_4.7(F)(2)(b)(1)
(2) —Allow the eave height along the side lot line of the garage on Lot 2 to be 1 P-6" at
the highest point exceeding the standard by 1'6" per 4.7(17)(2)(b)(1)
(3) —Allow the maximum building height of the accessorybuildimng containing habitable
space to be two stories per 4.7(E)(5)
Explanation:
In context, the both buildings would be saddled next to each other and wouldn't have
the effect of soaring over a neighboring lot, therefore, it blends in, has minimal impact
and lowers the overall profile. The ill-effects of the eave height is eliminated with a
building being directly adjacent to it.
The width of the wall on Lot 3 exceeding the standard eave height is 12'8" wide and is
not clearly visible from anywhere except the rear of lots 2 and 3.
The majority of the garage wall of Lot 2 is below a 10' height, only the peak of 3' wide
exceeds the standard so the request would be nominal and inconsequential.
By joining the buildings together the impact is reduced on the adjacent Lot 2,
minimizing shadows cast on the realtively narrow lot.
The second story of the accessory building is not of substantial size being only an upper
modest sized bedroom and a bath. This building displaces a previously approved fifth
building in which a 2 story house would have been approved, therefore this request is
equal to or better than what was previously approved.
Request C
Allow the eave height of Lot 4 to be 25' at the peak exceeding the standard by 3' for a
wall 7' from aside lot line per 4.7(E)(4) (AKA reduce the side setback along the east lot
line from the original 9' down to 7' in order to allow a 25' tall wall.)
Explanation:
Given the uniqueness of this odd shaped lot it helps to set the home up to the sideyard
setback to maximize the yard and driveway of the lot.
The requested additional height is only for a maximum of 6' width of the wall.
This side lot line is 50' away from the next residential lot line since Lot 4 has the
unusual feature of having Tract A and an irrigation ditch is directly adjacent to it
therefore the request is both equal to or better and nominal and inconsequential.
�I�✓,n WS/ �oo fpr�LS
11/10
CITY PARK NORTH ( Replat of Frey Street Cottages)
Request and explanation of modification of standards in the NCL
Zone
This development is proposed to be approved as a zero lot line development.
It may be helpful to consider the uniqueness of this Infill Old Town development with its
odd lot shapes, irrigation ditch border, Tract A common space and tight utility
requirements.
Request A
(1) —Allow the square footage of the accessorybuilding (garage/apartment) unit on the
rear of Lot #3 to be increased from the standard 1000 sq ft to 1152 sq ft.
Standard reference: 4.7(D)(2)
(2)—Allow the square footage footprint of the accessory building (garage/apartment) unit
on the rear of Lot #3 to be increased from the standard 600 sq ft to 894 sq feet
Standard reference: 4.7(D)(2)
Explanation
The 528 square foot two car garage is to be used by the house on the front of the lot. The
room sizes of the one bedroom apartment are all of modest size. The increased square
footage of the 624 square foot apartment comes from a design which stacks the living
space, avoiding a more vertical substantial towering structure.
Under the current regulations, two buildings could be built: one 600 square foot garage
and one 800 square foot apartment. These two buildings would total 1400 square feet,
therefore by joining the buildings together, the lesser total of 1152 sq ft would be equal to
or better than the standard. per 2.8.2 (1-1)(1)
Under the current regulations each of the two accessory buildings that would be
allowed to be built could have a footprint of 600 sq ft each or 1200 square feet total, so
the requested single building of 894 square feet would be equal to or better than the
standard per 2.8.2(H)(1)
This development was previously approved for five total single family home dwelling
units, each with with garages. Overall this request would create one less garage and a
substantially smaller fifth dwelling unit than what was already approved, therefore this
request would be equal to or better. per 2.8.2 (H)(l )
The increased overage of 152 square feet would be nominal and inconsequential, not
clearly visible from anywhere except the rear of lot 2 with the adjoining garage.
The Floor Area Ratio (FAR) would be .19, less than the maximum FAR of .25 on the
rear half of the lot, per 2.8.2 (H)(4) therefore the increased square footage request would
be nominal and inconsequential.
The proposed home on the front of this lot is under 2000 sq ft (above grade) so total
proposed square footage for the 12,000 square foot lot is 3,152 sq ft.
This would result in a FAR (Floor Area Ratio) of under .262 and this is significantly less
than the the .40 FAR maximum allowed by code in the NCL zone therefore this would be
equal to or better than the standard.
City Park North, PDP —Type 1 (26-10)
December 16, 2010 Administrative Hearing
Page 10
ATTACHMENTS:
Zoning exhibit
Photos of the site
Full size plan set
City Park North, PDP —Type 1 (26-10)
December 16, 2010 Administrative Hearing
Page 9
building, will not deviate any further from a 2-story building that is allowed as
part of the approved Frey Street Cottages. On that plan there could be five
(5) 2-story buildings similar to what may occur in City Park North. The
second story of the carriage house/garage building is not of a substantial size
(floor area) in that there will only be a modest sized bedroom and bath at that
level. Staff has determined that this plan is equal to the approved plan for the
property.
4. Sections 4.7(F)(2)(b)l & 2 Eave Height, as they relate to the eave heights of
the detached garage on Lot 2 and the carriage house/garage building on Lot
3. The requested eave height of the carriage house/garage to be 22'-6" at its
highest point (exceeding the allowable 13') and the eave height of the
detached garage to be 11'-6" at its highest point (exceeding the allowable
10'), when taken in context with the surrounding neighborhoods, will not have
an adverse effect on adjacent properties. These buildings will appear to be
one building internal to the development with minimal visual impact to the
adjacent properties. Staff has determined that the eave heights on the two
(2) buildings are equal to the two (2) buildings that could be built in the
approved Frey Street Cottages; and, that the plan as submitted will not
diverge from the standards of the LUC that are authorized by this Division to
be modified except in a nominal, inconsequential way when considered from
the perspective of the entire development plan.
RECOMMENDATION:
Staff recommends approval of the Modification of Standard in Section 4.7(D)(2) Density.
Staff recommends approval of the Modification of Standard in Section 4.7(E)(4)
Dimensional Standards.
Staff recommends approval of the Modification of Standard in Section 4.7(E)(5)
Dimensional Standards.
Staff recommends approval of the Modifications of Standards in Sections 4.7(F)(2)(b)1 & 2
Eave Height.
Staff recommends approval of the City Park North Subdivision, Project Development Plan -
(#26-10).
City Park North, PDP — Type 1 (26-10)
December 16, 2010 Administrative Hearing
Page 8
B. The City Park North Subdivision, PDP proposal meets the applicable requirements
located in Article 3 - General Development Standards.
C. The City Park North Subdivision, PDP meets the zone district standards located in
Section 4.7 — Neighborhood Conservation, Low Density District, contained in
Article 4 — District Standards, with the following exceptions:
1. Section 4.7(D)(2) Density, as it relates to the carriage house/garage building
on the rear of Lot 3. The requested 894 square foot building footprint
exceeds the allowable 600 square feet; however, if the carriage house and
garage were built separately then the combined footprints could contain
1,200 square feet. The requested overall floor area of the carriage
house/garage building is 1,152 square feet, exceeding the allowable 1,000
square feet. However, if the carriage house and garage were built separately
then the combined floor areas could be 1,400 square feet. Staff has
determined that the proposed single carriage house/garage building is equal
to or better than two (2) buildings containing more total floor area and more
combined square footage in the building footprints; and, that the plan as
submitted will not diverge from the standards of the LUC that are authorized
by this Division to be modified except in a nominal, inconsequential way
when considered from the perspective of the entire development plan.
2. Section 4.7(E)(4) Dimensional Standards, as it relates to the eave height of
the single-family dwelling relative to the side yard setback on Lot 4. The
requested eave height of the east side wall of the single-family dwelling is 25'
at a lot line setback of 7' instead of the required 9'. This height is 3' higher
than the allowable 22' height at the side yard setback of 7'. The additional 3'
of height would be in the form of a triangle that is 6' at its widest point, being
right at the 22' height. This building elevation along the east side of the
development and would be a distance of about 50' from the nearest adjacent
property line and approximately 75' from the nearest building wall on that
property. Also, the Larimer No. 2 Canal (irrigation ditch), with new
landscaping in addition to what exists, is between this building and the
building on the adjacent property. Staff has determined that the additional 3'
of eave height is equal to a building that would meet the requirement; and,
that the plan as submitted will not diverge from the standards of the LUC that
are authorized by this Division to be modified except in a nominal,
inconsequential way when considered from the perspective of the entire
development plan.
3. Section 4.7(E)(5) Dimensional Standards, as it relates to the maximum
building height of the carriage house/garage building on the rear of Lot 3.
The requested additional''/z story of building height, resulting in a 2-story
building in relationship with the garage on Lot 2 located to appear as one
City Park North, PDP — Type 1 (26-10)
December 16, 2010 Administrative Hearing
Page 7
the side yard setback of 7'. The additional 3' of height would be in the form of a
triangle that is 6' at its widest point, being right at the 22' height. This building
elevation along the east side of the development and would be a distance of about
50' from the nearest adjacent property line and approximately 75' from the nearest
building wall on that property. Also, the Larimer No. 2 Canal (irrigation ditch), with
new landscaping in addition to what exists, is between this building and the building
on the adjacent property. Staff has determined that the additional 3' of eave height
is equal to a building that would meet the requirement; and, that the plan as
submitted will not diverge from the standards of the LUC that are authorized by this
Division to be modified except in a nominal, inconsequential way when considered
from the perspective of the entire development plan.
C. Section 4.7(E)(5) Dimensional Standards, as it relates to the maximum building
height of the carriage house/garage building on the rear of Lot 3. The requested
additional'/2 story of building height, resulting in a 2-story building in relationship
with the garage on Lot 2 located to appear as one building, will not deviate any
further from a 2-story building that is allowed as part of the approved Frey Street
Cottages. On that plan there could be five (5) 2-story buildings similar to what may
occur in City Park North. The second story of the carriage house/garage building is
not of a substantial size (floor area) in that there will only be a modest sized
bedroom and bath at that level. Staff has determined that this plan is equal to the
approved plan for the property.
D. Sections 4.7(F)(2)(b)l & 2 Eave Height, as they relate to the eave heights of the
detached garage on Lot 2 and the carriage house/garage building on Lot 3. The
requested eave height of the carriage house/garage to be 22'-6" at its highest point
(exceeding the allowable 13') and the eave height of the detached garage to be 11'-
6" at its highest point (exceeding the allowable 10'), when taken in context with the
surrounding neighborhoods, will not have an adverse effect on adjacent properties.
These buildings will appear to be one building internal to the development with
minimal visual impact to the adjacent properties. Staff has determined that the eave
heights on the two (2) buildings are equal to the two (2) buildings that could be built
in the approved Frey Street Cottages; and, that the plan as submitted will not
diverge from the standards of the LUC that are authorized by this Division to be
modified except in a nominal, inconsequential way when considered from the
perspective of the entire development plan.
8. Findings of Fact/Conclusion:
A. The City Park North Subdivision, PDP proposal meets the procedural requirements
located in Division 2.1 - General Procedural Requirements, Division 2.2 - Common
Development Review Procedures for Development Applications, and Section 2.4 -
Project Development Plan located in Article 2 - Administration.
City Park North, PDP —Type 1 (26-10)
December 16, 2010 Administrative Hearing
Page 6
project would substantially address an important community need specifically and
expressly defined and described in the City's Comprehensive Plan or in an adopted
policy, ordinance or resolution of the City Council, and the strict application of such
a standard would render the project practically infeasible, or
(3) by reason of exceptional physical conditions or other extraordinary and exceptional
situations, unique to such property, including, but not limited to, physical conditions
such as exceptional narrowness, shallowness or topography, or physical conditions
which hinder the owner's ability to install a solar energy system, the strict
application of the standard sought to be modified would result in unusual and
exceptional practical difficulties, or exceptional or undue hardship upon the owner of
such property, provided that such difficulties or hardship are not caused by the act
or omission of the applicant; or
(4) the plan as submitted will not diverge from the standards of the Land Use Code that
are authorized by this Division to be modified except in a nominal, inconsequential
way when considered from the perspective of the entire development plan, and will
continue to advance the purposes of the Land Use Code as contained in Section
1.2.2."
The Applicant has proposed that the modifications of standards would not be detrimental
to the public good and that they meet the requirements of Sections 2.8.2(H)(1) and (4) of
the LUC.
7. Modification Requests — Staff Analyses:
A. Section 4.7(D)(2) Density, as it relates to the carriage house/garage building on the
rear of Lot 3. The requested 894 square foot building footprint exceeds the
allowable 600 square feet; however, if the carriage house and garage were built
separately then the combined footprints could contain 1,200 square feet. The
requested overall floor area of the carriage house/garage building is 1,152 square
feet, exceeding the allowable 1,000 square feet. However, if the carriage house and
garage were built separately then the combined floor areas could be 1,400 square
feet. Staff has determined that the proposed single carriage house/garage building
is equal to or better than two (2) buildings containing more total floor area and more
combined square footage in the building footprints; and, that the plan as submitted
will not diverge from the standards of the LUC that are authorized by this Division to
be modified except in a nominal, inconsequential way when considered from the
perspective of the entire development plan.
B. Section 4.7(E)(4) Dimensional Standards, as it relates to the eave height of the
single-family dwelling relative to the side yard setback on Lot 4. The requested eave
height of the east side wall of the single-family dwelling is 25' at a lot line setback of
7' instead of the required 9'. This height is 3' higher than the allowable 22' height at
City Park North, PDP — Type 1 (26-10)
December 16, 2010 Administrative Hearing
Page 5
C. Lot 4, Single-family dwelling.
6. Modification Requests - Pertinent Code Sections:
The Applicant has submitted requests for modifications of standards in the following
sections of the Land Use Code:
A. Section 4.7(D)(2) Density, as it relates to the carriage house/garage building on the
rear of Lot 3. The Applicant is requesting that the square footage of the building
footprint be 894 square feet, exceeding the allowable 600 square feet; and, that the
overall square footage of the building be 1,152 square feet, exceeding the allowable
1,000 square feet.
B. Section 4.7(E)(4) Dimensional Standards, as it relates to the eave height of the
single-family dwelling relative to the side yard setback on Lot 4. The Applicant is
requesting that the eave height of the east side wall of the single-family dwelling be
allowed to be 25' at a lot line setback of 7' instead of the required 9'.
C. Section 4.7(E)(5) Dimensional Standards, as it relates to the maximum building
height of the carriage house/garage building on the rear of Lot 3. The Applicant is
requesting that the building height of the carriage house/garage (accessory building
containing habitable space) be two (2) stories in height instead of the allowed 1-1/2
stories.
D. Section 4.7(F)(2)(b)l & 2 Eave Height, as it relates to the eave heights of the
detached garage on Lot 2 and the carriage house/garage building on Lot 3. The
Applicant is requesting that the eave height of the carriage house/garage be 22'-6"
at its highest point, exceeding the allowable 13'; and, that the eave height of the
detached garage be 11'-6" at its highest point, exceeding the allowable 10'.
The Applicant's requests are attached to this Addendum to the Staff Report.
As specified in Section 2.8.2 Modification Review Procedures, (H) (Standards), the
decision maker may grant a modification of standards only if it finds that the granting of the
modification would not be detrimental to the public good, and that:
(1) the plan as submitted will promote the general purpose of the standard for which the
modification is requested equally well or better than would a plan which complies
with the standard for which a modification is requested; or
(2) the granting of a modification from the strict application of any standard would,
without impairing the intent and purpose of this Land Use Code, substantially
alleviate an existing, defined and described problem of city-wide concern or would
result in a substantial benefit to the city by reason of the fact that the proposed
City Park North, PDP —Type 1 (26-10)
December 16, 2010 Administrative Hearing
Page 4
E. The subdivision plat is in compliance with Section 3.3.1(C) Public Sites,
Reservations and Dedications in that:
1) The applicant has dedicated appropriate rights -of way for public streets,
drainage easements, utility easements and access easements as needed to
serve the area being platted.
2) Reservation of sites for flood control, open space and other municipal uses has
been made in accordance with the requirements of the LUC.
5. Article 4 - District Standards:
The single-family dwellings on Lots 1, 2 and 3 in the City Park North Subdivision, PDP
comply with applicable requirements of the LUC, specifically the NCL - Neighborhood
Conservation, Low Density District standards located in Division 4.7 of the LUC located in
Article 4 — District Standards.
A. Permitted Uses - The applicant has expressed that the intent of the subdivided lots
is to create a single-family detached dwelling on each lot and a carriage house
dwelling on the rear of one lot. Single-family detached dwellings and carriage
houses are a permitted use in this zone district, subject to Administrative (Type 1)
Development Review.
B. Land Use Standards - The lots proposed on the subdivision plat meet the density
standards. Each lot is at least 6,000 square feet in size. At the time of Building
Permit, the proposed buildings on all lots will be reviewed to ensure that they satisfy
the density requirement of the minimum lot area being equivalent to at least 2-1/2
times the total floor area of the building(s).
C. Dimensional Standards - The four proposed lots meet the 40-foot wide minimum lot
width. At the time of Building Permit, the proposed buildings will be reviewed to
ensure that they meet the setback requirements and building height standards.
D. Development Standards - At the time of Building Permit, the proposed buildings will
be reviewed to ensure that they meet these standards.
Three buildings in this Subdivision, PDP request do not comply with applicable
requirements located in Division 4.7 of Article 4 — District Standards. Specifically, they
are:
A. Lot 2, Detached garage.
B. Lot 3, Carriage house/garage structure.
City Park North, PDP — Type 1 (26-10)
December 16, 2010 Administrative Hearing
Page 3
4. Article 3 - General Development Standards:
The City Park North Subdivision, PDP request complies with the applicable requirements
located in the General Development Standards of the LUC.
A. The Subdivision, PDP is in compliance with Section 3.1.1 Applicability. The
applicant has expressed that the future development will be single-family dwellings
and one carriage house dwelling, subject to Administrative Development Review.
As such, the Subdivision, PDP is required to comply with applicable General
Development Standards in Article 3 of the LUC as well as the applicable NCL
District Standards in Article 4 of the LUC.
B. The Subdivision, PDP complies with the street tree requirement set forth in Section
3.2.1(D)(2) of the LUC. There will be deciduous trees spaced at 30' on -center in the
parkway along LaPorte Avenue and at 40' on -center in the parkway along Frey
Street.
C. The subdivision plat is in compliance with Section 3.3.1 Plat Standards in that:
1) The subdivision plat will be filed and recorded only after having been approved
by the Director of Planning, with such approval evidenced in writing on the plat
and signed by the City Clerk.
2) No building permit or certificate of occupancy shall be issued for construction of
any new principal building or no act which changes the use of any building shall
be permitted until the subdivision plat is filed and recorded in the City of Fort
Collins.
D. The subdivision plat is in compliance with Section 3.3.1(B) Lots in that:
1) The four lots are at least 6,000 square feet in size, the minimum allowed in the
NCL - Neighborhood Conservation Low Density District; Lots 1 through 3 have
direct vehicular access to a public street and Lot 4 has access to Frey Street
along a private drive. Side lot lines are substantially at right angles.
2) The general layout of lots, roads, driveways, utilities, drainage facilities and other
services within the proposed lots accomplishes the purpose and intent of the
LUC.
City Park North, PDP — Type 1 (26-10)
December 16, 2010 Administrative Hearing
Page 2
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows
N: I County I - Industrial;
E: NCL Existing NCL - Neighborhood Conservation, Low Density residential;
S: NCL Existing NCL - Neighborhood Conservation, Low Density single-family
residential with Existing POL - Public Open Lands (City Park) beyond;
W: NCL Existing NCL - Neighborhood Conservation, Low Density single-family
residential with Existing POL - Public Open Lands (City Park) beyond.
The area bounded by LaPorte Avenue on the north, Grandview Avenue on the west,
Mountain Avenue on the south, and the Larimer No. 2 Canal on the east has been
downzoned from LMN - Low Density Mixed -Use Neighborhood to NCL - Neighborhood
Conservation, Low Density at the behest of the neighborhood.
A neighborhood meeting was not required of this project. The developer hosted an
informal neighborhood "gathering" on -site on December 11, 2010. City staff was not in
attendance so no notes from the meeting are available.
2. Purpose of the City Park North Subdivision, PDP:
The purpose of the proposed City Park North Subdivision, PDP is to create four legally
subdivided lots on property (platted as Frey Street Cottages) that is currently five lots
ranging in size from 6,000 square feet to 7,174 square feet. The requested subdivision,
PDP would create four lots ranging in size from 6,000 square feet to 12,000 square feet.
Lot 3, being 12,000 square feet in size, would contain a single-family dwelling and a
carriage house dwelling above a detached garage on the rear of the lot. The expressed
intent of the applicant is to develop each lot into new single-family residences (including
the carriage house on Lot 3); however, no specific site layout or building plans for new
structures are being reviewed during the subdivision, PDP development review process.
The developer of this property will be required to go through the City's Building Permit
Review process, at which time site, architecture and landscaping plans will be reviewed for
compliance with the associated standards in the LUC.
3. Article 2 - Administration:
This subdivision request complies with the applicable requirements of the LUC, specifically
the procedural requirements located in Division 2.1 - General Procedural Requirements,
Division 2.2 - Common Development Review Procedures for Development Applications,
and Section 2.4 - Project Development Plan located in Article 2 - Administration.
City of
Fort Collins
.I EM NO j
MEETING DATE 12�l4 ICo ) 2010
STAFFe�.L ELT
HEARING OFFICER
PROJECT: City Park North Subdivision, Project Development Plan — #26-10
(Type 1 Review)
APPLICANT: Dennis Sovick
750 Havel Avenue
Fort Collins, CO 80521
OWNER: John Shaw
P.O. Box 1053
Fort Collins, CO 80522
PROJECT DESCRIPTION:
This is a request to subdivide and replat a platted parcel of land into four (4) lots to contain
four (4) separate single-family dwellings and one (1) carriage house dwelling. Each
dwelling unit will have either a detached or attached garage. The existing lots, platted as
Frey Street Cottages, are located at the southeast corner of LaPorte Avenue and Frey
Street. The parcel is currently vacant and is in the NCL - Neighborhood Conservation, Low
Density District.
RECOMMENDATION:
Staff recommends approval.
EXECUTIVE SUMMARY:
This request complies with the applicable requirements of the Land Use Code (LUC),
specifically the procedural requirements located in Division 2.1 - General Procedural
Requirements, Division 2.2 - Common Development Review Procedures for Development
Applications, and Division 2.4 - Project Development Plan located in Article 2 -
Administration; applicable standards located in Article 3 - General Development
Standards; and, applicable standards located in Division 4.7 - Neighborhood
Conservation, Low Density District of Article 4 — Districts.
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.comlcurrentplanning 970.221.6750