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Home My WebLink AboutJORDAN-LEBESCH GUEST HOUSE - PDP - 38-05 - REPORTS - RECOMMENDATION/REPORTJordan-Lebesch Guest House, 1427 West Mountain Avenue - Project Development Plan, #38-05 December 1, 2005 Administrative Public Hearing Page 7 2. The proposal is in conformance with the City's adopted West Side Neighborhood Plan, an element of the Comprehensive Plan. 3. The proposed land use is permitted in the NCL — Neighborhood Conservation, Low 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 4.6 of the Land Use Code. RECOMMENDATION: Staff recommends approval of the Jordan-Lebesch Guest House, 1427 West Mountain Avenue, Project Development Plan — #38-05. Jordan-Lebesch Guest House, 1427 West Mountain Avenue - Project Development Plan, #38-05 December 1, 2005 Administrative Public Hearing Page 6 size and height that will be compatible with the existing house, garage, and surrounding single-family residential neighborhood. 6. Conformance with the City'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). The property at 1427 West Mountain Avenue is identified as being in the Retain or Convert to Single -Family area on the Future Land Use Map in the West Side Neighborhood Plan (WSNP). In the LAND USE PLAN section of the WSNP (page 3-18), it states that Single Family sub -areas, consisting primarily of the RL - Low Density Residential zone areas in the heart of the neighborhood, are to retain their single-family detached character. The addition of the new, detached guest house will not change the character of this lot or the surrounding neighborhood. Being 279 square feet in size (smaller than the garage), it may serve as an occasional detached bedroom for the primary residence. The proposal for the Jordan-Lebesch Guest House, 1427 West Mountain Avenue, being a new detached accessory building containing habitable space on one lot containing an existing single-family residence and detached garage, is considered to be in conformance with the City's adopted West Side Neighborhood Plan. FINDINGS OF FACT/CONCLUSIONS After reviewing the Jordan-Lebesch Guest House, 1427 West Mountain Avenue, Project Development Plan, staff makes the following findings of fact and conclusions: The proposal is in conformance with and supported by the Principals and Policies, being a part of the City of Fort Collins CITY PLAN. Jordan-Lebesch Guest House, 1427 West Mountain Avenue - Project Development Plan, #38-05 December 1, 2005 Administrative Public Hearing Page 5 buildings in the neighborhood. The property at 1427 West Mountain Avenue is bordered by existing single-family residential in all four directions. The roof pitch will be 4:12, with a steel roofing material. The building siding material will be stucco with a stone veneer base. 4. Neighborhood Information Meeting The Jordan-Lebesch Guest House, 1427 West Mountain Avenue, PDP contains a proposed land use that is permitted as Type 1 use, subject to an administrative review. The proposed use is a new accessory building containing habitable space on one lot with an existing single-family residence and detached garage. The LUC does not require that a neighborhood meeting be held for a Type 1 development proposal and no meeting was held for this proposal. 5. Conformance with the City's Comprehensive Plan In March of 1997, the City Council took the final steps to complete a two- year long process to update the City's Comprehensive Plan, known as CITY PLAN. The Principles and Policies, being a part of the CITY PLAN, support single-family detached dwellings on the subject property. Policy EXN-1.4 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 surrounding development and adjacent buildings in terms of general intensity and use, street pattern, 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., "alley houses" or "granny flats"). In the NCL District in the LUC this ultimately translated into single-family detached dwellings when there is more than one dwelling on the lot or accessory buildings containing habitable space. In this case it is a small, detached guest house in the form of an accessory building with habitable space. The existing house at 1427 West Mountain Avenue is relatively new and the proposed new accessory building containing habitable space will be of a Jordan-Lebesch Guest House, 1427 West Mountain Avenue - Project Development Plan, #38-05 December 1, 2005 Administrative Public Hearing Page 4 Only the landscaping on the rear portion of the lot, associated with the proposed new accessory building and the existing garage, are being evaluated with this current development proposal. This is because the single-family residence and the landscaping on the front of the lot are relatively new. a. The proposal complies with Section 3.2.1(D)(4) Tree Species and Minimum Sizes in that the new ornamental tree is to be a minimum of 1.5" caliper (6' - 8' high) in size, meeting the minimum size required by the LUC. b. The proposal complies with Section 3.2.1(E)(2) Landscape Area Treatment in that the Landscape Plan provides for landscaping in all areas that are not covered by the building, paving, or other impervious services. The landscaping around the new accessory building and the existing garage will consist of ornamental trees, deciduous shrubs, perennial flowers, groundcovers, and ornamental grasses. 2. Section 3.2.2, Access, Circulation and Parking a. The proposal complies with Section 3.2.2(K)(1) Residential Parking Requirements in that it provides for 3 on -site parking spaces, being 1 parking space in the existing garage and 3 parking spaces on a gravel surface, adjacent to and accessed from the alley along the south side of the property. 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 proposed new accessory building containing habitable space will be 279 square feet in size and is to be 1 story, 12'-6" in height. The size, massing, and height of the building is consistent with Jordan-Lebesch Guest House, 1427 West Mountain Avenue - Project Development Plan, #38-05 December 1, 2005 Administrative Public Hearing Page 3 COMMENTS: Background The surrounding zoning and land uses are as follows: N: NCL; existing single family residential S: NCL; existing single-family residential E: NCL; existing single family residential W: NCL; existing single-family residential This property was annexed into the City of Fort Collins as part of the Scott -Sherwood Addition Annexation in June, 1907. The property was platted as Lot 8, Block 4 of the Scott -Sherwood Addition in June, 1907. 2. Division 4.6 of the Land Use Code, Neighborhood Conservation, Low Density Zone District The proposed new accessory building containing habitable space is permitted in the NCL - Neighborhood Conservation, Low Density District, subject to an administrative (Type 1) review. This is set forth in Section 4.6(B)(2)(c)l of the LUC. The proposal complies with the purpose of the NCL District as it is an accessory building, containing habitable space, to the existing single-family residence on the property at 1427 West Mountain Avenue. The proposal complies with the standards set forth in Sections 4.6(D) Land Use Standards, 4.6(E) Dimensional Standards, and 4.6(F) Development Standards of the LUC. 3. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards, more specifically as follows: A. Division 3.2, Site Planning and Design Standards 1. Section 3.2.1, Landscaping and Tree Protection Jordan-Lebesch Guest House, 1427 West Mountain Avenue - Project Development Plan, #38-05 December 1, 2005 Administrative Public Hearing Page 2 This PDP complies with the applicable requirements of the Land Use Code (LUC), more specifically: the process located in Division 2.2,- Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; standards located in Division 3.2 - Site Planning and Design Standards, Division 3.3 — Engineering Standards, and Division 3.5 - Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and • the proposed single-family detached dwelling is permitted in Division 4.6 Neighborhood Conservation, Low Density District (NCL) of ARTICLE 4 — DISTRICTS, subject to an administrative review. Accessory buildings containing habitable space are permitted in the NCL - Neighborhood Conservation, Low Density Zoning District, subject to an administrative (Type 1) review. The purpose of the NCL District is: Intended to preserve the character of areas that have a predominance of developed single-family dwellings and have been given this designation in accordance with an adopted subarea plan. This proposal complies with the purpose of the NCL District as it is an accessory building, containing habitable space, to the existing single-family residence on the property at 1427 West Mountain Avenue. The property backs to the existing alley along its south side and new building will be accessed by vehicle only from the alley. It is in the area designated as Retain or Convert to Single -Family on the Future Land Use Map in the City's adopted West Side Neighborhood Plan. Further discussion of the proposal's conformance with the adopted neighborhood plan is provided in Section 6, page 6 of this staff report. ITEM NO. I - MEETING DATE OGf STAFF t4 City of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Jordan-Lebesch Guest House, 1427 West Mountain Avenue, Project Development Plan — #38-05 APPLICANT: Craftsmen Builders c/o Kelly Josephs 319 East Magnolia Street Fort Collins, CO. 80524 OWNER: Kim Jordan/Jeff Lebesch 1427 West Mountain Avenue Fort Collins, CO. 80521 PROJECT DESCRIPTION: This is a request to construct a new, detached accessory building with habitable space on Lot 8, Block 4 of the Scott -Sherwood Addition. The lot is addressed as 1427 West Mountain Avenue and the new building is adjacent to the existing alley along the south side of the property. The building will be one (1) story (12'- 6") high and 279 square feet in size. Vehicle access to the new building will be from the alley. The existing single-family residence and the existing garage on Lot 8 are to remain. The property is located on the south side of West Mountain Avenue, between South McKinley Avenue (to the east) and South Roosevelt Avenue (to the west). The property is in the NCL - Neighborhood Conservation, Low Density Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The proposal is in conformance with and supported by the Principals and Policies, being a part of the City of Fort Collins CITY PLAN. The proposal is in conformance with the City's adopted West Side Neighborhood Plan, an element of the Comprehensive Plan. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT