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Home My WebLink AboutJORDAN-LEBESCH GUEST HOUSE - PDP - 38-05 - DECISION - MINUTES/NOTES- ------------ 7 �Xj 9 -Bg ? -�e -+- —1? —t4 VA '14 171 Jordan-Lebesch Guest House, 1427 W. Mountain Ave, PDP (#38-05) Administrative Hearing Findings, Conclusions, and Decision December 12, 2005 Page 7 of 4 B. The proposed PDP is in conformance with the City's adopted West Side Neighborhood Plan, an element of the Comprehensive Plan; C. The process located in Division 2.2 - Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; D. The 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 E. 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. DECISION The Jordan-Lebesch Guest House, 1427 W. Mountain Ave, Project Development Plan, #38- 05, is hereby approved by the Hearing Officer without condition. - Dated this 12th day of December, 2005, per authority granted by Sections 1.4.9(E) and 2.1 of the Land Use Code. Pete Wray \ Senior City Planner Jordan-Lebesch Guest House, 1427 W. Mountain Ave, PDP (#38-05) Administrative Hearing Findings, Conclusions, and Decision December 12, 2005 Page 6 of 4 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 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. SUMMARY OF CONCLUSIONS The Jordan-Lebesch Guest House, 1427 W. Mountain Ave, Project Development Plan is in conformance with CITY PLAN and complies with the applicable requirements of the Land Use Code (LUC), more specifically: A. The proposed PDP is in conformance with and supported by the Principles and Policies, being part of the City of Fort Collins CITY PLAN; Jordan-Lebesch Guest House, 1427 W. Mountain Ave, PDP (#38-05) Administrative Hearing Findings, Conclusions, and Decision December 12, 2005 Page 5 of 4 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 are consistent with 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. Compliance with Article 4.6 and the N-C-L Zoning District Standards: 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) 1 of the LUC. 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. 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. 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 Jordan-Lebesch Guest House, 1427 W. Mountain Ave, PDP (#38-05) Administrative Hearing Findings, Conclusions, and Decision December 12, 2005 Page 4 of 4 3. Compliance with 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 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 Jordan-Lebesch Guest House, 1427 W. Mountain Ave, PDP (#38-05) Administrative Hearing Findings, Conclusions, and Decision December 12, 2005 Page 3 of 4 Barbara Hoehn, 1418 W. Oak St. Written Comments: None FACTS AND FINDINGS 1. Compatibility with Surrounding Uses: 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. Compliance with Article 2 Administration: This PDP 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 in Article 2 - Administration. 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. Public testimony at the Hearing focused primarily on clarification of the intent of the proposed guest house including provision of parking in rear area, type of guests using facility, and difference between a carriage house and accessory building. The applicant and staff provided a response to each question raised. No opposition to the proposed guest house was raised by the citizens present at the Hearing. Jordan-Lebesch Guest House, 1427 W. Mountain Ave, PDP (#38-05) Administrative Hearing Findings, Conclusions, and Decision December 12, 2005 Page 2 of 4 SUMMARY OF HEARING OFFICER DECISION: Approval ZONING DISTRICT: N-C-L, Neighborhood Conservation — Low Density STAFF RECOMMENDATION: Approval NOTICE OF PUBLIC HEARING: Evidence presented to the Hearing Officer established no controversy or facts to refute that the hearing was properly posted, legal notices mailed and notice published. The Hearing Officer, presiding pursuant to the Fort Collins Land Use Code, opened the hearing at approximately 5:00 p.m. on December 1, 2005 in Conference Room C/D at 281 North College Avenue, Fort Collins, Colorado. HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE: The Hearing Officer accepted during the hearing the following evidence: (1) Planning Department Staff Report; (2) application, plans, maps and other supporting documents submitted by the applicant and the applicant's representatives to the City of Fort Collins; (3) a sign up sheet of persons attending the hearing; and (4) a tape recording of testimony provided during the hearing. The LUC, the City's Comprehensive Plan (City Plan), and the formally promulgated policies of the City are all considered part of the evidence considered by the Hearing Officer. The following is a list of those who attended the meeting: From the City: Steve Olt, City Planner From the Applicant: Steve Josephs, Craftsmen Builders From the Public: Mike Rogl, 1423 W. Mountain Ave Lloyd Wilson, 123 S. Roosevelt St. Laila Dillsi, 1408 W. Oak St. Kathy and Dale Winder, 1430 W. Oak St. City of Fort Collins Commujaty Planning and Environmental cervices Current Planning CITY OF FORT COLLINS ADMINISTRATIVE HEARING OFFICER TYPE I ADMINISTRATIVE HEARING FINDINGS, CONCLUSIONS AND DECISION ADMINISTRATIVE HEARING DATE: PROJECT NAME: CASE NUMBER: APPLICANTS: OWNERS: HEARING OFFICER: PROJECT DESCRIPTION: December 1, 2005 Jordan-Lebesch Guest House, 1427 W. Mountain Ave - Project Development Plan #38-05 Craftsmen Builders C/o Kelley Josephs 319 East Magnolia St. Fort Collins, CO. 80524 Kim Jordan/Jeff Lebesch 1427 W. Mountain Ave Fort Collins, CO 80521 Pete Wray Senior City Planner 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. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020