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Home My WebLink AboutDIANE LOUISE JOHNSON CULTURAL CENTER - PDP - 24-03 - REPORTS - RECOMMENDATION/REPORTDiane Louise Johnson Cultural Center - Project Development Plan, #24-03 March 18, 2004 Planning & Zoning Board Meeting Page 6 FINDINGS OF FACT/CONCLUSIONS After reviewing the Diane Louise Johnson Cultural Center, PDP, staff makes the following findings of fact and conclusions: The proposed land use is permitted in the NCL — Neighborhood Conservation, Low Density Zone District of the Land Use Code. 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 4.6 of the Land Use Code. RECOMMENDATION: Staff recommends approval of the Diane Louise Johnson Cultural Center, Project Development Plan - #24-03. Diane Louise Johnson Cultural Center - Project Development Plan, #24-03 March 18, 2004 Planning & Zoning Board Meeting Page 5 * Who will be in charge of this facility and how will it be monitored? How will groups schedule a meeting or activity? The property owners, who will continue to live on the property, will administer and monitor the meeting facility. They will determine what groups can meet here. People must contact the property owners to make an appointment or schedule a meeting. * Will the facility be open for anyone to come in at any time? No. The facility will be secured and will require scheduling a meeting to make it available. Will there be by-laws for this facility? The property owners agreed that by-laws are necessary. They had not yet thought about or developed by-laws. * The groups of people and added traffic associated with this meeting place. There are a number of homes in the block that have children. A copy of the notes taken at the neighborhood meeting is attached to this staff report. 5. Traffic / Transportation A transportation impact study was not required with the Diane Louise Johnson Cultural Center, PDP submittal. The City's Traffic Engineer has indicated that there are no problems or issues, from a traffic engineering perspective, associated with this change of use request. This is a property in an existing Old Town (West Side) neighborhood, where the multi -modal transportation structure is already in place. Transportation Planning's only concern is that bicycle parking be provided in accordance with the LUC requirements. Diane Louise Johnson Cultural Center - Project Development Plan, #24-03 March 18, 2004 Planning & Zoning Board Meeting Page 4 C. Division 3.5, Building Standards The property owners are not, at this time, planning modifications to the existing structure, nor are they planning construction of any new structures. 4. Neighborhood Information Meeting The Diane Louise Johnson Cultural Center, PDP contains a proposed land use that is permitted as a Type II use, subject to Planning and Zoning Board review. The proposed use is a place of assembly, or a gathering / meeting place for small groups, in an existing single-family residential structure. The LUC does require that a neighborhood meeting be held for a Type II development proposal. A City -facilitated neighborhood meeting was held on March 26, 2002, at Dunn Elementary School, to discuss this proposal. There were 3 neighbors, 7 people associated with the proposal, and 1 City staff person present at the meeting. A total of 86 letters of notification (for the neighborhood meeting) were mailed out to Affected Property Owners. Primary concerns expressed by the neighbors (with responses) were: Provisions for parking on the property. There is potential for overflow parking into the neighborhood. There are 2 parking spaces on the property, in front of the residence at 520 Wayne Street. During the development review process it has been determined that the property owners can use existing off-street parking spaces on the Daryl Alexander Insurance Agency property, 1 block to the west, for overflow parking. That site can park about 10 cars. A letter from Mr. Alexander, indicating this agreement, has been provided to the City. Added "pass -through" traffic in the neighborhood related to this meeting place. There is a fair amount of this type of traffic now. The City's Traffic Engineer has indicated that there are no issues, from a traffic engineering perspective, associated with this change of use request. The proposed use will not add a significant amount of traffic to the area. Diane Louise Johnson Cultural Center - Project Development Plan, #24-03 March 18, 2004 Planning & Zoning Board Meeting Page 3 3. Article 3 of the Land Use Code — General Development Standards The Project Development Plan (PDP) 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 There is existing landscaping on the property (primarily street trees) that is sufficient to satisfy the landscape requirements set forth in this section of the LUC. 2. Section 3.2.2, Access, Circulation and Parking a. The proposal complies with Section 3.2.2(C)(4) Bicycle Facilities in that it will provide adequate, secure, and conveniently located bicycle parking on the site for the place of assembly use. b. The proposal complies with Section 3.2.2(K)(1)(h) Residential and Institutional Parking Requirements (for places of assembly). Based on the square footage of the meeting rooms and the proposed seating capacities, the proposal must provide for 11 off-street parking spaces. There are 2 parking spaces on the property, in front of the residence at 520 Wayne Street. This is where the property owners live. During the development review process it has been determined that the property owners can use existing off-street parking spaces on the Daryl Alexander Insurance Agency property, one (1) block to the west, for overflow parking. That site can park 10 - 12 cars. A letter from Mr. Alexander, indicating this agreement, has been provided to the City. 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. Diane Louise Johnson Cultural Center - Project Development Plan, #24-03 March 18, 2004 Planning & Zoning Board Meeting Page 2 "Places of worship or assembly" are permitted in the NCL — Neighborhood Conservation, Low Density Zoning District, subject to a Planning and Zoning Board (Type II) 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 a proposed small-scale place of assembly (meeting place for small private groups of no more than 12 people) in an existing single-family residential structure that is in scale with the surrounding neighborhood. There is a second residence on the north end of the property where the property owners reside. 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 by Resolution in June, 1924 as part of the Kenwood Heights Annexation. The property was subdivided in June, 1924 as Lot 11 and part of Lot 10 of the Kenwood Heights Subdivision. 2. Division 4.6 of the Land Use Code, Neighborhood Conservation, Low Density Zone District The proposed place of assembly land use is permitted in the NCL — Neighborhood Conservation, Low Density District, subject to a Planning and Zoning Board (Type II) review. This is set forth in Section 4.6(13)(3)(b) of the LUC. ITEM NO. 3 MEETING DATE 3/18/04 STAFF Steve Olt Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Diane Louise Johnson Cultural Center, Project Development Plan — #24-03 APPLICANT: Same as Owner OWNER: Don and Margaret Webber 1024 West Mulberry Street Fort Collins, CO. 80521 PROJECT DESCRIPTION: This is a request to convert an existing single-family house into a small-scale place of assembly, providing a gathering / meeting place for small groups. The property is located at 1024 West Mulberry Street, being the northeast corner of West Mulberry Street and Wayne Street. It is one block east of South Shields Street. In addition to the proposed assembly space, there is a second house on the north end of the property, at 520 Wayne Street, where the property owners reside. The lot is 11,900 square feet in size. The property is in the NCL — Neighborhood Conservation, Low Density Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: 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 and Division 3.3 — Engineering Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and the proposed place of assembly is permitted in Division 4.6 Neighborhood Conservation, Low Density District (NCL) of ARTICLE 4 — DISTRICTS, subject to a Planning and Zoning Board review. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT