HomeMy WebLinkAboutTHE INN AT CITY PARK, 1734 WEST MOUNTAIN AVENUE - PDP - 43-05 - REPORTS - RECOMMENDATION/REPORTThe Inn at City Park, 1734 W. Mountain Ave. B&B PDP Type 1 (#43-05)
January 10, 2006 Administrative Hearing
Page 5
4. Findings of Fact / Conclusion:
In evaluating the request for the change of use of an existing single-family house to a five -
bed bed and breakfast staff makes the following findings of fact:
A. The proposed land use is permitted in the Low -Density, Mixed -Use
Neighborhood (LMN) District subject to Administrative review;
B. The Project Development Plan (PDP) complies with applicable district
standards of Section 4.4—Low-Density, Mixed -Use Neighborhood (LMN)
District of the Land Use Code;
C. The Project Development Plan (PDP) complies with applicable General
Development standards of Article 3 of the Land Use Code; and
D. It appears that the main opposition to the PDP expressed at the
neighborhood meeting related to the zoning has been resolved via the
structure plan amendment application pending to change the zoning to a
more restrictive designation. While there is no clear resolution to the issue of
whether to pave or not pave Frey Avenue, the applicant has made
arrangements with the City to escrow funds for future improvements should
they become warranted. This is consistent with City-wide policy and
practice.
RECOMMENDATION:
Staff recommends approval of the change the use of an existing single-family house to a
five -bed bed and breakfast.
Attachments:
Zoning Exhibit
Notes from the September 20, 2005 Neighborhood Meeting
Full-sized plan set
Photos of the site
The Inn at City Park, 1734 W. Mountain Ave. B&B PDP Type 1 (#43-05)
January 10, 2006 Administrative Hearing
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street Spaces ... [Section 3.2.2 (K)]: This use is closest to Lodging, so
according to Section 3.2.2(K)(2)(b), the parking requirement is a maximum of
21 space per unit, or in this case bed, for a total maximum of 5 spaces. Three
spaces have been provided, one of which is a van -accessible handicap
parking space. Parking Stall Dimensions —[Section 3.2.2 (L)]: Because the
spaces will have limited turnover during business hours, they qualify as long
term spaces. As proposed, they exceed the dimensional standards.
C. Site Lighting [Section 3.2.41—This project is in an established, rural -feeling
single family residential neighborhood and because the neighborhood has
Z expressed a concern about a business in this neighborhood, the applicant
has chosen not to add any additional site lighting. Technically, the project is
required to present a lighting plan, but given the circumstances, it seems
prudent to keep lighting to a minimum and allow the site to remain in keeping
with the rural character of the surrounding area.
D. Trash Enclosure [Section 3.2.5]—This project is required to follow the trash
and recycling enclosure regulations to the extent reasonably feasible. In the
conceptual review comment letter, staff stated that if collective trash
collection was provided, that an enclosure would be needed. The applicant
has opted to keep the trash collection the same as residential collection.
E. Building Standards [Section 3.5]—Because there are no changes to the
existing building proposed, the only parts of this section of code that apply
are Outdoor Storage Areas/Mechanical Equipment [Section 3.5.3 (1)] and
Operational/Physical Compatibility Standards [Section 3.5.3(J)]. Though this
is a change of use to commercial, the bed and breakfast use is more similar
to residential than to typical commercial uses. Trash will be handled with
residential trash service, so it is assumed that the bins will be stored in the
garage or a similarly appropriate place. The owners of the bed and breakfast
market their business on the appearance of their property so it is also
assumed that any equipment will be placed out of sight and/or painted to
match. Any satellite dishes will need to be screened according to standards.
Operational/Physical Compatibility Standards (Section 3.5.3(J)]—In the
Development Agreement or in conditions imposed in the decision rendered
by the hearing officer, restrictions on the hours of operation, placement of
trash receptacles, location of delivery and loading zones or placement of
Cth
nding machines may be made. Again, because of the residential nature of
e bed and breakfast use, staff does not anticipate issues of this sort arising,
t the hearing officer may choose to impose restrictions.
The Inn at City Park, 1734 W. Mountain Ave. B&B PDP Type 1 (#43-05)
January 10, 2006 Administrative Hearing
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2. Compliance with Zone District Standards of the Land Use Code: Division 4.4
LMN—Low Density Mixed -Use Neighborhood District
The Project Development Plan meets the applicable Permitted Uses (4.4(B)2(c)J and Land
Use Standards [4.4 (D)] as follows:
A. Permitted Uses—Commercial/Retail Uses [4.4 (13)(2)(c)] —Bed and Breakfast
establishments with six or fewer beds are permitted, subject to a Type I
(Administrative) review.
B. Land Use Standards —Other Non-residential Development [4.4(D)(4)] — A
Neighborhood Center exists less than '/< of a mile away, at the corner of City
Park Avenue and Mulberry St. It contains convenience retail stores and a
small animal veterinary clinic, two uses which satisfy the requirement that
there be a Neighborhood Center less than'/ of a mile from any proposed
non-residential development.
C. Development Standards —Non-residential and Mixed -Use Buildings [4.4
(E)]—The proposed building must meet the standards of Section 3.5.3 which
are addressed below in the "Compliance with General Standards" section.
All other standards are not applicable since no changes to the existing
building are proposed. The existing building meets the standards.
3. Compliance with General Development Standards of the Land Use Code:
Article 3
The Project Development Plan complies with applicable General Development Standards
as follows:
A. Landscaping and Tree Protection [Section 3.2.1 ]—Tree Planting Standards
[Section 3.2.1(D)]: The proposed landscape plan provides well over the
minimum number and type of trees both for street trees and for landscaped
areas. Many of the trees are existing and mature. Landscape Standards
[Section 3.2.1 (E)]: The parking is proposed to be screened from the building
by shrubs. Parking will be screened from the street by existing and
transplanted trees. High -use areas are proposed to be planted with turf. All
non -paved areas are covered with planting beds and planting areas that
define spaces, direct circulation, and attract attention to focal areas including
entries.
B. Access, Circulation and Parking [Section 3.2.2]—Access and Parking
Requirements [Section 3.2.2(D)]: All offsite parking is paved and a pedestrian
connection to the entry is proposed. Parking Lots —Required Number of Off-
The Inn at City Park, 1734 W. Mountain Ave. B&B PDP Type 1 (#43-05)
January 10, 2006 Administrative Hearing
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COMMENTS
1. Background
The surrounding zoning and land uses are as follows:
N: LMN Existing LMN—Low Density Mixed -Use Neighborhood Density single-
family residential with County I —Industrial beyond;
E: LMN Existing LMN—Low Density Mixed -Use Neighborhood Density single-
family residential with existing NCL—Neighborhood Conservation,
Low Density beyond;
S: POL Existing POL—Public Open Lands (City Park);
W: LMN Existing LMN—Low Density Mixed -Use Neighborhood Density single-
family residential with Existing POL—Public Open Lands (City Park)
beyond.
Though it is old enough, the existing house is not eligible for individual landmark
designation because it has been substantially modified. The owners of the property
purchased the home recently for the purpose of converting it to a five -bedroom bed and
breakfast. They are in the process of making some modifications to the inside of the
building to suit the new use.
A neighborhood meeting was held on September 20, 2005. Notes from the meeting are
attached. Thirteen neighborhood members signed in, but more attended. The
neighborhood was largely concerned that their residential area should not allow
commercial uses such as bed and breakfasts. The neighborhood understands that the
use is permitted in the current zoning and indicated that they do not want to alienate the
owner, their neighbor, by opposing this project. However, they wish to change the zoning
to prevent commercial uses entirely in the future, and to that end, they have recently
submitted an application for a structure plan amendment. The change is intended to go
into effect after the B&B is approved.
The other major concern raised was the condition of Frey Road. Some community
members want to keep the dirt road and are concerned about additional traffic that the
B&B might generate on it, while others, including one who submitted written comments,
wish that the developer or the City would pave the road. The City has consulted with the
owner and come to an agreement that the owner will escrow the monies needed to design
and construct the future improvements until such time as pavement, curb, gutter and
sidewalk is warranted.
OM\
ITEM NO.
MEEnTING DATE I I 0
STAFF►�%1('i APB
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: The Inn at City Park, 1734 W. Mountain Ave. B&B PDP (#43-05)
APPLICANT: Justin Larson
JCL Architecture
201 S. College
Fort Collins, CO 80524
OWNER: Steve and Kathleen Boeche
2236 Oak Ridge Dr.
Carson City, NV 39703
PROJECT DESCRIPTION: This is a request to change the use of an existing single-
family house to a five -bed bed and breakfast. The property is zoned LMN — Low Density
Mixed -use Neighborhood District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY: The owner of the single-family house at 1734 W. Mountain
proposes a change of use to a bed and breakfast with five beds. No changes to the
exterior of the building are proposed. Minor changes to the site are proposed, including
paving the guest parking and some landscaping. A neighborhood meeting was held on
September 20, 2005. Many neighbors attended. The notes from the meeting are
attached.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO.80522-0580 (970) 221-6750
PLANNING DEPARTMENT