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Home My WebLink AboutFRONT PORCH PROPERTY, 1234 W. PROSPECT ROAD - PDP - 5-06 - REPORTS - RECOMMENDATION/REPORTFront Porch Property, 1234 W. Prospect Change of Use PDP, #5-06 Planning and Zoning Board Meeting April 20, 2006 Page 6 FINDINGS OF FACT/CONCLUSIONS After reviewing the Front Porch Property, 1234 W. Prospect Change of Use - PDP, staff makes the following findings of fact and conclusions: The proposed land use is permitted in the LMN — Low Density Mixed -Use Neighborhood Zone District. 2. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. 3. The Project Development Plan complies with all applicable Land Use and Development Standards contained in Article 4, Division 4.4 of the Land Use Code. RECOMMENDATION: Staff recommends approval of the Front Porch Property, 1234 W. Prospect Change of Use Project Development Plan, #5-06. Front Porch Property, 1234 W. Prospect Change of Use PDP, #5-06 Planning and Zoning Board Meeting April 20, 2006 Page 5 proposed. The existing garages will be used for storage, not as parking spaces. B. Division 3.3, Engineering Standards 1. Section 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 1. Section 3.5.1, Building and Project Compatibility The existing building is of similar mass, scale and architectural character to other residential buildings in the area. This property is not eligible for historic landmark designation. The proposed front porch will be designed to compliment the existing architecture. 2. Section 3.5.3, Commercial Building Standards a. The proposal complies with Section 3.5.3(B)(1) Orientation to a Connecting Walkway in that the building opens onto a pedestrian walkway. b. Section 3.5.3(B)(2) establishes "build -to" lines for streetfront buildings. This existing building matches the existing pattern of development in the area, and it is not reasonably feasible for this property to conform to current "build -to" standards. c. This proposal complies with all Character and Image standards in Section 3.5.3(C). The front entrance will be clearly defined with a front porch and signage. 4. Neighborhood Meeting A neighborhood meeting was held for this proposal on December 15, 2005 at the Plymouth Congregational Church. Three affected property owners attended this meeting. A meeting summary is attached. Front Porch Property, 1234 W. Prospect Change of Use PDP, #5-06 Planning and Zoning Board Meeting April 20, 2006 Page 4 e. Outdoor storage is prohibited per Section 4.4(E)(2)(g). This proposal will provide storage areas in the existing garage and carport. No parking will be allowed in these storage areas. f. Hours of operation for this proposal are 9:00 am to 5:00 pm Monday through Friday. Per Section 4.4(E)(2)(h) hours of operation for nonresidential uses in the LMN district may be limited in order to enhance the compatibility with residential uses. The proposed hours appear to be compatible with the surrounding neighborhood. 3. Article 3 of the Land Use Code — General Development Standards The change of use request complies with all applicable General Development Standards as follows: A. Division 3.2, Site Planning and Design Standards Section 3.2.1, Landscaping and Tree Protection a. The existing landscaping on the site is mature. Some additional landscaping is proposed to comply with all applicable Landscaping and Tree Protection standards. Additional landscaping will include parking lot perimeter landscaping, and shrubs/beds along the driveway and near the front entrance. 2. Section 3.2.2, Access, Circulation and Parking b. The proposal complies with Section 3.2.2(D) in that it provides for safe, convenient, and efficient bicycle, pedestrian, and vehicular movement to and through the site. Vehicular access into the site will occur via an existing driveway from Prospect Road, and sufficient room is provided for cars to turn around on -site. A pedestrian walkway will connect to the existing sidewalk along Prospect Road for safe pedestrian access to the building. c. The proposal complies with Section 3.2.2(K)(2) in that it provides parking spaces below the maximum number of spaces set forth for a general office use. The maximum number of parking spaces for a general office use is .75 spaces per employee on the largest shift. Front Porch Property Services employs 5.5 people on the largest shift. Maximum parking allowed for this office is 4 spaces. A total of four parking spaces (including one handicap accessible space) are Front Porch Property, 1234 W. Prospect Change of Use PDP, #5-06 Planning and Zoning Board Meeting April 20, 2006 Page 3 a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood." This proposal complies with the intent of the LMN District as it is a permitted land use which serves the neighborhood, and maintains the original residential characteristics of the site and neighborhood. B. Division 4.4(B) Permitted Uses General offices which are not a part of a neighborhood center are permitted uses in the LMN District, subject to Planning and Zoning Board Review. The requirements for a neighborhood center have been met with the Prospect Park PUD which is southeast of the 1234 W. Prospect property. (Nonresidential uses that are not a part of a neighborhood center are not permitted until the requirements for a neighborhood center have been met). C. Division 4.4(E) Development Standards 1. Section 4.4(E)(2) Non Residential Buildings a. Maximum size for nonresidential building footprints in the LMN district is 20,000 square feet. This proposal complies with the maximum footprint standard with a building footprint of 1080 square feet. b. The existing building height is one story, with a sloped roof which is in accordance with Sections 4.4(E)(2)(c) and 4.4(E)(2)(d) to the extent reasonably feasible. It is not reasonably feasible to require an additional half story on the existing building (per Section 4.4(E)(2)(c)). c. This proposal complies with Section 4.4(E)(2)(e)(2) in that its front yard setback is 75 feet. Minimum front yard setback for all buildings is fifteen feet. d. This proposal complies with Section 4.4(E)(2)(f) to the extent reasonably feasible in that the building entrance faces and opens onto the adjacent street. This standard required parking to be located in the side or rear yard, but due to the existing pattern of development and the narrowness of the lot, parking will is proposed in the side and front yards. Front Porch Property, 1234 W. Prospect Change of Use PDP, #5-06 Planning and Zoning Board Meeting April 20, 2006 Page 2 EXECUTIVE SUMMARY: The owner of the existing single-family residence at 1234 W. Prospect Road requests a change of use to a property management office. General offices of this type are .permitted uses in the LMN, Low Density Mixed -Use Zoning District, subject to Planning and Zoning Board review. The existing 1080 square foot building will remain relatively unaltered, and site improvements will include paved parking, handicap accessibility, additional landscaping and construction of a front porch. This proposal complies with the intent of the LMN District as it is a permitted land use which serves the neighborhood, and maintains the original residential characteristics of the site and neighborhood. COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: RL; existing elementary school and single-family residential S: MMN, NC; existing multi -family residential and neighborhood center commercial uses E: LMN, NCB; existing single-family residential and commercial use W: LMN, RL; existing single-family residential The property was annexed in as a part of the Maxfield Second Annexation in 1970. The property was platted as lot 11 of the Maxfield Subdivision. 2. Division 4.4 of the Land Use Code, Low Density Mixed -Use Neighborhood Zone District This change of use request complies will all applicable standards for the Low Density Mixed -Use Neighborhood Zone District as follows: A. Division 4.4(A) Purpose of the LMN District The purpose of the Low -Density Mixed Use Neighborhood District is: "intended to be a setting for a predominance of low density housing combined with complementary and supporting land uses that serve ITEM NO. 6 MEETING DATE4/20/06 STAFF Shelby Sommer Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Front Porch Property, 1234 W. Prospect Change of Use - Project Development Plan (PDP) - #5-06 APPLICANT: Front Porch Property Services, Inc. Don Earls, Pam Foster and Rhonda Burry 1220 W. Elizabeth St. Fort Collins, CO 805021 OWNER: Front Porch Property Services, Inc. Don Earls, Pam Foster and Rhonda Burry 1220 W. Elizabeth St. Fort Collins, CO 805021 PROJECT DESCRIPTION: This is a request to convert an existing single-family residence located at 1234 West Prospect Road into an office for Front Porch Property Services, Inc., a property management company. The property is located on the north side of West Prospect Road and west of South Shields Street, and is in the LMN — Low Density Mixed -Use Neighborhood Zoning District. RECOMMENDATION: Approval COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750 PLANNING DEPARTMENT