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Home My WebLink AboutINNKEEPER'S RESIDENCE @ CITY PARK - PDP & MOD - 35-07 - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETING�. ':•IL ''1 •' ••• .. • //L/_..i B 'I I Alm etl 28i oJ, Fe,- Ca &5?J 2 - v05 J `� Vf ! u 3 El C'o PSz 1 Ll -77 77 —f� o�o azi44WI CD.J 0% :::>a t to �O Ll tLL'C��S (DO aQ.A4Wuo"%^) k, L.cvlo $p5? 2� `I- 1117 SC' pqua w c� 17. Question: Could the entire lot be subdivided and more buildings added? Answer: From what I know at this meeting, with the existing buildings in place, there is not enough frontage for an additional lot to be created to the east of the B&B along Mountain. I suppose the lot is large enough that the B&B and other buildings could be razed and the entire site replatted and redeveloped like is happening at Frey Street Cottages, but that is very hypothetical --we usually only see it when the existing buildings are in serious disrepair like was the case with the house that was on the Frey Street Cottages site. The owners have never mentioned any such intentions. If that were to ever happen, the proposal would go through this same development review process and you would be invited to a neighborhood meeting and the hearing. 5 stretch between this frontage and the Frey Street Cottages frontage that would not be paved without an SID (Special Improvement District) which would likely become a nuisance. There also needs to be a nexus between the public improvement and the development that triggers the improvement. Because the owners would be on the hook for paving the entire width of the road, the cost of paving would be disproportionate to the cost of the new residence. The money for the future improvement has been escrowed by the owner. In the future, if the escrow is not enough to cover the future cost, the city would have to come up with the shortfall amount through its capital improvement funds. 13. Comment: We have had a very good experience with the Frey Street Cottage development because the developer shared his contact info with us and when we had questions or concerns we could call him and talk it over with him. If you would you consider doing the same, we would appreciate it. (Dwight gave his card to residents after the meeting.) 14. Question: What is the difference between an alley house and a carriage house? Can it be subdivided onto its own lot? Answer: For the purposes of development review, they're interchangeable names for the same thing. Carriage houses must be on the same lot as the principal building. They cannot be subdivided onto their own lots. 15. Question: Will the smaller garage on the side remain? Answer: Yes. 16. Question: Will Tara (one of the current innkeepers) live there? Answer: No, Tara lives in her own home in town with her family as does the other current innkeeper. The owners had another innkeeper who lived in the B&B who had to migrate from room to room. This new residence would allow an innkeeper to live onsite much more easily. Until such a time as they have another resident innkeeper, the owners intend to stay there when they are in town. 4 nicer than the main building. 8. Question: Will the increased cave height modification increase the allowable height and mass of the building? Answer: Yes, some, though it will allow this building to match the roof pitch and architecture of the main building and allow a livable amount of residential space. This building will be shorter than the main building. A steeper pitched roof would really limit the useable space above the existing garage and wouldn't really fit into the architecture of the neighborhood. The hearing officer is the final decision - maker on the modifications, but my staff recommendation will be approval. 9. Comment: I like that the RV door will be changed to a regular -sized door. That will be a big improvement. 10. Question: A couple of neighbors that aren't present have had concerns about the flood lights on the existing garage. Will those change with the addition? Answer: Yes, we have lighting standards that apply to any new development, including changes of use such as this one. New light fixtures will need to be down -directional and fully shielded. They might still have a light at the garages but the element won't be visible —the light will be directed straight down. They might also have a light at the front door. 11. Question: When will this project start construction and will there be any street closures associated with it? Answer: (Jennifer): If approved, construction would begin in January. There will be no street closures associated with the project. 12. Question: Will this project trigger the paving of Frey Street? Answer: After a lengthy discussion of the issue with the City's engineers, where I represented the diversity of concerns that the neighbors have on either side of the argument, it was determined that this project, even added to the change of use of the main building would not trigger paving. It was close, but some of the reasons for not paving include the short 3 back residence unless the new owner proposed a change of use to one of the other permitted uses in the NCL zone district. If they chose, the property could be converted to a single- family house with a carriage house. In this hypothetical case, the carriage house could be rented out. 2. Question: Could the inn be turned into a boarding house in the future? Answer: No, boarding houses are not a permitted use in the NCL— Neighborhood Conservation, Low Density District. 3. Question: Could someone apply for some sort of variance to make it a boarding house? Answer: No. Modifications cannot be made to the uses permitted in a zone district. That is part of the reason we adopted the more prescriptive Land Use Code —to provide more predictability on what is allowed in which zone districts and what is not allowed. 4. Question: Is the Inn listed on the Historic Register? Answer: No. The original building was modified many times with additions and exterior changes so it lost any historical significance it may have once had. Neighbors: it used to be a truck depot. Underneath it all it's a funky 50's house where Opal Bateman used to live. 5. Comment: I am frustrated that the folks who bought the inn for too much and that that had the effect of raising my property values. 6. Comment: The parcel was mislabeled on the map that was sent out. Also, some did not receive the mailing. Response: That was an oversight on our part. My apologies. We will correct that before the mailing goes out for the hearing. Thanks for bringing it to my attention. Jennifer and I will also look at the mailing labels and see what's going on with them and correct if needed before the hearing mailing goes out. 7. Comment: The elevations look better than I thought they would! It looks 2 Planning evelopment and Transportatio 'services iiA Planning and Zoning City of Fort Collins NEIGHBORHOOD INFORMATION MEETING PROJECT: Innkeeper's residence for the Inn at City Park, 1734 W. Mountain, an accessory structure with habitable space DATE: November 28, 2007 APPLICANT: Dwight Sailer, Jennifer Lilley, High Craft Builders CITY PLANNER: Anne Aspen The Applicant is proposing an adaptive reuse of the garage that faces Frey St. into an approximately 600sf carriage house for the innkeeper. The meeting started at about 6:35pm. All questions are from neighbors. Answers are by Anne Aspen unless otherwise noted. QUESTIONS, CONCERNS, COMMENTS, RESPONSES 1. Question: If this property changes hands (or even if it doesn't) is it possible that this unit could be turned into a rental unit? (This was a concern raised by a few attendees.) Answer: Yes, it is possible. The present owners have not indicated any interest in renting it. At this point, they have innkeepers who live in their own homes in town but their previous innkeeper had to move from guest house to guest house while working. They want to have a residence available for an onsite innkeeper as an incentive. Until such time as they need it for a resident innkeeper, the carriage house will be used only by the owners when they are in town. After the meeting and a bit more research. I found out that we can require that the development plan specify that this residence be used for the operator or guests only to prohibit its use as a rental by this owner. If the property changed hands, it would continue to be a B&B use with that restriction on the 1 281 North College Avenue • P.O. 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