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HomeMy WebLinkAbout419 W. MOUNTAIN AVE. - MAJOR AMENDMENT - 42-02 - DECISION - MINUTES/NOTESPlanning and Zoning Board Minutes December 19, 2002 Page 11 Member Meyer moved for approval of the Major Amendment for 419 West Mountain Avenue. Member Bernth seconded the motion. The motion was approved 7-0. Member Meyer moved for approval of the three Modification Requests for 419 West Mountain Avenue citing the findings of fact and conclusions on pages 6 and 7 of the staff report. Member Bernth seconded the motion. Vice -Chairperson Torgerson stated that this would be a dramatic improvement in architecture for West Mountain. The motion was approved 7-0. Director Gloss reminded the Board that election of officers would take place at the next hearing on January 16ih and that the worksession and hearing will likely be long. Colorado State University will be there with 5 projects to discuss. There was no other business. The meeting was adjourned at 9:45 p.m. Minutes approved 4/15/2004 Planning and Zoning Board Hearing. Planning and Zoning Board Minutes December 19, 2002 Page 10 Ms. Froseth replied that the existing peak on the house is estimated at about 18 feet. The wall height will be about he same height as the peak of the existing house to the west. Member Colton stated that there must have been a good reason for the 50-foot lot width requirement and it was difficult to understand why the 35-foot width should be considered a hardship for which a modification should be granted. Director Gloss replied that this lot was designed for a commercial building. The area is now predominantly residential and this is a substandard lot with a substandard setback which creates an unusual circumstance. It is logical to build up rather than out. The new design probably more closely matches the surrounding structures than does the existing structure. From staff's perspective, this is an improvement. Mr. Froseth stated that the lot to the west is also 35 feet wide and would not be a conforming residential lot, according to the standards which require a 40-foot width for single-family or two-family units. Vice -Chairperson Torgerson asked if the option to step the second floor in to the 5-foot setback was explored. Ms. Froseth replied that she did explore that but that it was very uncharacteristic of historic structures and does not feel right with the streetscape. Vice -Chairperson Torgerson asked if the fence would be brought to the front of the building along the property line. Ms. Froseth replied that it would not go all the way to the front; it is just for screening along the side. The idea was to take out the concrete parking spaces in front and replace it with landscaping in order to keep with the streetscape. Chairperson Gavaldon asked if the owner has a driveway to the back lot or if he uses the alley. Member Meyer stated that the residents who currently live at this site use the alley and that the next door house uses the driveway to access their garage. Ms. Froseth stated that there is an easement on her property which allows the neighbors to get to their property in the back. Planning and Zoning Board Minutes December 19, 2002 Page 9 old; they did comment that the plans would be an improvement over the existing structure. Public Input Dan George, 425 West Mountain Avenue, gave his testimony to the Board. He stated that he had some concerns with the west side setback and the tight parking situation. He asked that the NCM zoning designation and Type II review be clarified. He also asked what the distance between structures should be. Director Gloss replied that the 10 foot separation between buildings is from wall to wall; therefore a chimney, mechanical equipment, or a roof line may encroach into that space. That space, being 11 feet or slightly more, would clearly comply. Bruce Froseth, applicant, replied that there are two 2-bedroom units existing, which requires 1.75 spaces per unit, which has been rounded to 4 for both units. The new addition could be a 3-bedroom unit, which requires 2 parking spaces. The three units will then total 6 spaces. The proposal does include a garage unit which can be used in the parking count so the total number of parking spaces on the site will be 7, one more than what is required. Member Carpenter asked how many of the 7 spaces are garages. Mr. Froseth replied that just one was a garage; the other six will be in the back. Chairperson Gavaldon asked if there had been a change in the Land Use Code regarding charging extra rent for garages. Director Gloss replied that it is a moot point in this case but it would apply in a multiple unit building. Vice -Chairperson Torgerson asked if any windows are being proposed on the west elevation. Mr. Froseth replied that he was — they would be glass block likely, and would not be operable or open. Member Carpenter asked how much taller this structure would be than the house to the west. Planning and Zoning Board Minutes December 19, 2002 Page 8 Project: Major Amendment and Modification of Standards, 419 West Mountain Avenue Project Description: Request to convert the existing building at 419 West Mountain Avenue from a two-family residential building to a multi -family residential building with three dwelling units. Also, request for modification to the Land Use Code Section 4.7(E)(4), Dimensional Standards, (2) requests, and Section 4.7(E)(1), Dimensional Standards. Staff Recommendation: Approval Hearing Testimony, Written Comments and Other Evidence: Current Planning Director Cameron Gloss gave the staff presentation, recommending approval. He stated that the building under consideration, at 419 West Mountain Avenue, is currently a two-family building and the proposal is to add one unit and make it a three -unit building. All of the construction would take place on the northern half of the building. The existing first floor would be remodeled and the footprint would be maintained as is and a second story would be added with a second -story balcony. The modifications specifically relate to the side yard setbacks. There is a side yard setback from the east property line of 3.5 feet, where 8 feet is required, and a request on the west property line to reduce the setback from 5 feet to 3.25 feet. Finally, there is a minimum lot width in the zone district of 50 feet and the lot is presently at 35 feet, so that is an existing condition. Director Gloss stated that the property is the first property west of the transition line between the Downtown zoning district and the Canyon sub -district and the NCM, Neighborhood Conservation Medium -Density zoning district. He noted that a letter from some neighbors concerned about shade impacts and parking had been presented to the Board. Parking has been provided to meet standards. Sue Froseth, Kreul Froseth Architects, gave the applicant's presentation. She stated that most of the residential structures in the area are two -stories, so this would match that. There will be other architectural features to keep the building congruous with those around it. She stated that the Landmark Preservation Commission does not have jurisdiction over this building as it is not over 50 years Planning and Zoning Board Minutes December 19, 2002 Page 2 Member Carpenter moved for approval of Consent Item #2. Member Bernth seconded the motion. The motion was approved 6-0, with Vice -Chairperson Torgerson abstaining from the vote. Project: State Highway 14 — East Frontage Road Annexation and Zoning Description: Request to annex and zone a 47.15 acre parcel. The site is located on the east s' the 1-25 East Frontage Road approxi atE one -quarter mile south of State Hi way (East Mulberry Street). The reco mende zoning is LMN, Low Density M' ed Use Neighborhood. Staff Recommendation: Approval Chief Planner Ted Shepard gage the staff p He stated that the property is 4 cres local Mulberry Street. The recommende zoning the final draft of the 1-25 Sub -Area Plan whi Member Craig asked why City this item from its last agenda. of 14 ;e tion, recommending approval. n the east side of 1-25, south of LMN, which is the indication from will be fully adopted in the spring. ued the initiating resolution of Planner Shepard replied that it as pulled from th'e, City Council agenda because the smoking ordinance was a o on the agenda and this item was on consent as all initiating resolutions are. ne council member had question about annexation policy in gen al and staff was unable to find`�ut the nature of the question because he nted to reserve it for public discus ' n. A pulled consent item is not heard un ' last on the agenda and with the smokin ordinance, it would not havTtat n heard until 1:00 or 2:00 in the morning. PI ner Shepard recommendeit be moved to January 7th where it would be scheduled for discussion. �. Les Kapjoh, Imago Enterprises, gave the applicant's presentation. He stat that the St cture Plan calls for E — Employment and POL — Public Open Lands zonjrfg for the site. Mr. Kaplan stated that the proposed LMN zoning for the p perty and the voluntary setting aside of the FEMA Floodplain area and more Council Liaison: Karen Weitkunat Chairperson: Jerry Gavaldon Vice Chair: Mikal Torgerson Staff Liaison: Cameron Gloss Phone: (H) 484-2034 Phone: (W) 416-7431 Chairperson Gavaldon called the meeting to order at 6:35 p.m. Roll Call: Meyer, Colton, Carpenter, Torgerson, Craig, Bernth, and Gavaldon. Staff Present: Gloss, Eckman, Shepard, Barkeen, Stringer, Moore, Schlueter, and Deines. Director of Current Planning Cameron Gloss reviewed the Consent and Discussion Agendas: Consent Agenda: 1. Minutes of the September 19, October 17 (CONTINUED), and November 4 (CONTINUED), 2002 Planning and Zoning Board Hearings. Recommendations to City Council: 2. #36-02 First Free Will Baptist Church, Annexation and Zoning. 3. #20-00 State Highway 14, East Frontage Road Annexation and Zoning. 4. #50-02 CSU South Dormitory Rezoning. Discussion Agenda: The Planning and Zoning Board are the final authority on the following items: 5. #46-02 Modification of Standards — In -Situ, Inc., 105 East Lincoln Avenue. 6. #20-02A Modification of Standard — Garth Commercial Plaza. 7. #42-02 Major Amendment and Modification of Standard — 419 West Mountain Avenue. Vice -Chairperson Torgerson declared a conflict on Item #2, First Free Will Baptist Church, Annexation and Zoning. Member Craig asked to pull Item #3, State Highway 14, East Frontage Road Annexation and Zoning, to discussion. Vice -Chairperson Torgerson moved for approval of Consent Item #1, less the October 17 and November 4, 2002 minutes, and Consent Item #4. Member Colton seconded the motion. The motion was approved 7-0.