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HomeMy WebLinkAboutMARTIN BED AND BREAKFAST PUD PRELIMINARY AND FINAL - 57-89 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 5 MEETING DATE 5/27./90 STAFF Ted Shepard PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Martin Bed and Breakfast P.U.D., Preliminary and Final, #57-89 APPLICANT: Mr. and Mrs. Mike 616 West Mulberry Fort Collins, CO. OWNER: Same PROJECT DESCRIPTION: and Becky Martin Street 80524 This is a request for a Preliminary and Final P.U.D for a bed and breakfast facility in a private owner -occupied home. The facility would allow up to four guests. There would be no employees, except the owner -occupants. The home is located at 616 West Mulberry Street and the lot consists of 8,750 square feet. The property lies between Whitcomb and Loomis Streets and is adjacent to the alley connecting Mulberry and Magnolia Streets. The zoning is R-M, Medium Density Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The Martin Bed and Breakfast P.U.D. is defined as a "service" and is evaluated by the criteria of the Business Service Uses point chart of the L.D.G.S. The P.U.D. scores 50% which is the minimum allowable score. A neighborhood meeting was held and the land use was found to be compatible with the surrounding area. Seven off-street parking spaces are provided plus two garage spaces. The alley will be upgraded from gravel to asphalt. A concrete approach will be constructed at the Mulberry/alley intersection. There will be no new construction or exterior remodeling of the home. DEVEIDPMENT SERVICES 300 LaPorte Ave. P.O. Box 580 Fort Collins, 00 80522-0580 (303) 221-6750 PLANNING DEPARTMENT Services 46 Planning Department April 27, 1990 Mr. and Mrs. Mike and Becky Martin 616 West Mulberry Street Fort Collins, CO. 80521 Dear Mike and Becky: The alley improvements associated with the Bed and Breakfast P.U.D. request has gone through several versions since we first began our discussions. The following represents our current thinking based on the latest assumptions- 1. It is the City's position that you should contract to do an engineering design for the improvements. The Engineering Department does not have sufficient staff to do the work. Similarly, the Streets Department has the capability to do a quick "field check" only in association with the actual work crew that would install the crushed asphalt tailings. It is emphasized that the scope of the design does not have to be an elaborate engineering utility plan. Rather, it is anticipated that the design will be basic in nature and not complex. 2. The engineer should meet with Mike Herzig to establish the level of detail on the design work. Areas of detail would include establishing grade, drainage, concrete specifications for the apron, and limits of the pavement. 3. The design should include a short letter from the engineer stating that the impacts of the new storm flows attributed to the increase in impervious surface area is minimal and would not negatively impact any adjacent property. 4. The design should establish what needs to be done to lower the manhole. Based on this design, it is anticipated that one of the City's crews will adjust the manhole height. 5. The asphalt specification is a depth of 4 inches. The width of the pavement is 16 feet. A soils report is not required. 6. The design should include a specification for the length, width, and depth of concrete for the alley apron. 300 LaPorte Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6/ 50 7. There is a tree that would be close to the alley paving- towards the south. Staff does not recommend that you remove the tree but cautions that asphalt could harm the tree over time. Perhaps it would be a good idea to plant a potential replacement tree now so if the mature trees is damaged, the new tree will have begun to mature. 8. We still need to coordinate with Janet Perry of Light and Power on the status of the poles and underground service to your house. Janet will inform us of what her department can do to re-route . some of the overhead electrical lines that serve your block. 9. The City realizes that by your paving approximately 175 feet of a 390 foot long alley, there is a savings to the alley improvement program. However, please be aware that this program does not have a reimbursement program whereby private parties can be compensated for work that results in a public benefit: I encourage you to work with Jon Ruiz of the Streets Department on any logistical solution to this dilemma. It is far easier for our Streets Department to contribute in kind by providing materials, time, and labor than by a straight financial contribution. Mr. Ruiz is aware of this issue. I realize the City's position seems like we have come full circle. It remains our hope that we can still work with you in a cooperative manner. I plan on putting the Bed and Breakfast P.U.D. on the May 21st agenda in anticipation that much progress will be made by then. As always, please call us if there are any questions. Sincerely: Tom' 1-4w....c Ted Shepard City Planner cc Mike Herzig, Development Engineer Jon Ruiz, Streets Supervisor Kerrie Ashbeck, Civil Engineer 0 0 Martin Bed and Breakfast P.U.D., Preliminary & Final — n57-89 May 21, 1990 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: R-K Existing single family S: R-M; Existing single family E: R-H; Existing single family W: R-M; Existing single family The property is located on a combination of lots that were platted with the original Town Plat. The house was built in 1905 for Charles Sheldon and located at 131 South Howes Street. The house was moved in 1955 to its present location. 2. Land Use: The proposed bed and breakfast will be accommodated within an existing home on a maturely landscaped lot. There will be no exterior remodeling in order to serve the maximum of four guests. The basement of the home will continue to be used as a separate student rental apartment. As a land use, the proposal falls under the definition of a business service. As such, the project scores 50% on the Business Service Uses point chart of the L.D.G.S. Points are awarded for being located outside the "South College Avenue Corridor", and for being surrounded by existing urban development. Partial credit is awarded for energy conservation since an existing structure is being used rather than construction of a new building. The score of 50% is the minimum allowable score to permit the use at this location. 3. Neighborhood Compatibilitv: A neighborhood meeting was held November 28, 1989. Although sparsely attended, the neighbors supported the proposal. Letters from five affected property owners have been received by the Planning Department, all in favor of the Bed and Breakfast P.U.D. The fact that there will be no exterior remodeling and the home will be owner -occupied contributes to the compatible character of the request. 4. Transportation: Since the property has frontage on a publicly dedicated alley, all parking will be provided off-street. The alley will provide access to seven parking spaces and two enclosed parking spaces in an existing garage. Seven parking spaces plus two enclosed spaces are considered adequate for bed and breakfast guests, the student rental apartment, and the owner -occupants. 0 Martin Bed and Breakfast P.U.D., Preliminary & Final — #57-89 May 21, 1990 P & Z Meeting Page 3 The alley will upgraded from the present gravel surface to an asphalt surface. The alley approach to Mulberry Street will improved with concrete. The sidewalk along Mulberry will be extended across the alley approach. RECOMMENDATION: Staff finds that the request for Preliminary and Final P.U.D. for the Martin Bed and Breakfast meets the required score for a business service use. In addition, the P.U.D. is found to be compatible with the surrounding area and satisfies the criteria of the Land Development Guidance System. Staff, therefore, recommends approval. 4 CIN iIR filhc':i�llill!!'f� �_�� _�! •.' :III Il I S1 I �tl:a I. v :mm .� _ City of Fort Collins Services MEMORANDUM TO: Planning and Zoning Board FM: Ted Shepard, City Planner IT RE: Martin Bed and Breakfast P.U.D., Condition of Final Approval DT: May 17, 1990 The Martin Bed and Breakfast P.U.D., Preliminary and Final, is being recommended for final approval. As a result of the review process, it is required that the Martins pave the alley adjacent to their property. This comprises approximately one-half the alley length. The details of the engineering specifications of the alley improvement project will be documented in a standard development agreement. The Planning and Zoning Board should be aware, however, that this development agreement has not yet been executed. Under typical circumstances, items that are up for final consideration must have an executed development agreement prior to Board action. in the case of the Martin alley project, two City utilities will be participating in the work. The Streets Department, as part of an annual alley improvement program, will act as the contractor to improve the entire alley between Mulberry and Magnolia. The Martins will provide design work and reimburse the Streets Department for labor and materials that exceed the normal annual alley improvement specification. The Sewer Department will be replacing a sewer line in the alley this summer. Therefore, part of the final grading and manhole adjustments will be conducted by the Sewer Department prior to the alley improvement. The development agreement will document the costs and obligations of both City Departments and the Martins. These costs and obligations are in the preliminary stages. It has been very time consuming coordinating the improvements required for the Bed and Breakfast P.U.D. with the improvements scheduled by the City. Quite frankly, the utilities are unaccustomed with working with private owners on a joint project. The Martins have indicated that they agree to pave the alley next to their house. They further agree to work with the City utilities on this project. Please refer to the letter from Martins acknowledging this obligation. The Planning Staff feels comfortable in allowing a Final P.U.D. approval subject to the following condition: The Martin Bed and Breakfast P.U.D. be approved subject to the execution of a development agreement documenting the costs and obligations of all the affected parties involved in improvement project for the alley between Mulberry and Magnolia. 300 LaPorte Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 M A if A BE40 f- 6,fE#4-krAS7' 40u-40P ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRHRIA ONLY CRITERION 13 the a terbn apocabie? Wo me cri er n be mfisfled9 If no, please explain veS No NEIGHBORHOOD COMPATABILITY 1. Social Compatability ✓ ✓ 2.-Neighborhood Character - 3. Land Use Conflicts ,/ ✓_ _-- _ __ 4. Adverse Traffic Impact ✓ PLANS AND ROUCIES 5. Comprehensive Plan — - PUBUC FACILITIES & SAFETY 6. Street Capacity 7. Utility Capacity ✓ 8. Design Standard's / / / 9. Emergency Access of ✓ / HazardsURCE PROTECTIONSoils & Slope Hazard Significant Vegetation o/Wildlife Habitat /Historical rSecurity-LightingWater Landmark Mineiai Deposit Eco-Sensitive Areas - Agricultural Lands_RONMENTAL STANDARDS Air Quality 20. Water Quality. 21. Noise - _ 22. Glare &Heat -23. Vibrations 24. Exterior Lighting 25. Sewages &Wastes ✓ ✓ SITE DESIGN 26. Community_ Organization oe 27. Site Organization _I✓ ✓ 28. Natural Features 29, Energy Conservation 30. Shadows ✓ _ 31. Solar Access - 32 Privacy 33. Open Space Arrangement / 34. Building Height / 35, VehicularMovement ✓ -_ 36, Vehicular Design 37 Parking 38. Active Recreationdl-Areas 39. Private Outdoor Areas _ 40. Pedestran Convenience 41. Pedestrian Conflicts 42. Landscaping/Open Areas / 43 LandscapingBuildings ✓ ✓ 44. Landsc_ going/Screening i 45, Public Access 46. Signs T/nl P. v, p. 4 1 ACTIVITY : DEFINITION: Business Service Uses Those activities which are predominantly retail, office, and service uses which would not qualify as or be a part of a neighborhood or commu:- nity/regional shopping center. Uses include: retail shops; offices; per- sonal service shops; financial institutions; hotels/motels; medical clin- ics- health clubs; membership clubs; standard and fast-food restaurants; hospitals; mortuaries; indoor theatres retail laundry and dry cleaning outlets; limited indoor recreation uses; small animal veterinary clinics; printing and newspaper offices; and, other uses which are of the same gen- eral character. CICITB CIA Each of the following applicable criteria must be answered "yes" and implemented within the develop- ment plan. Yes No 1. Does the project gain its primary vehicular access from a street other than South College Avenue? mr El 2. DOES THE PROJECT EARN AT LEAST 50% OF THE.MAXIMUM POINTS AS CALCULATED ❑ ON "POINT CHART E" FOR THE FOLLOWING CRITERIA? a. Is the activity contiguous to an existing transit route (not appli- cable for uses of less than 25,000 square feet GLA or with less than 25 employees) or located in the Central Business District? b. Is the project located outside of the "South College Avenue Corri- dor?" c. Is the project contiguous to and functionally a part of a neighbor- hood or community/regional shopping center, an office or industrial park, located in the Central Business District or in the case of a single user, employ or will employ a total of more than 100 full- time employees during a single 8-hour shift? d. Is the project on at least two acres of land or located in the Cen- tral Business District? �`rlritlCll i�� � -22- a of A Aj 3 A 3 e. Does the project contain two or more significant uses (such as retail, office, residential, hotel/motel, and recreation)? f. Is there direct vehicular and pedestrian access between on -site parking areas and adjacent existing or future off -site parking areas which contain more than ten (10) spaces? g. Does the activity reduce non-renewable energy usage, through the application of alternative energy systems, use of existing build- ings, and through committed energy conservation measures beyond that normally required by City Code? h. Is the project located with at least 1/6th of its property boundary contiguous to existing urban development? i. If the site contains a building or place in which. a historic event occurred, which has special public value because of notable archi- tecture, or is of cultural significance, does the project fulfill the following criteria. i. Prevent creation of influences adverse to its preservation; ii. Assure that new structures and uses will be in keeping with the character of the building or place. Imitation of period styles should be avoided; and iii. Propose adaptive use of the building or place that will lead to its continuance, conservation and improvement in an appropriate manner while respecting the integrity of the neighborhood. il -23- 11 E BUSINESS SERVICE USES POINT CHART E For All Critera Applicable Criteria Only Criterion Is The Criterion Applicable. Yes No I II III IV Circle The Correct Score Yes WC No Multiplier Points Earned 1x11 Mapmum Applicable Points a. Transit route AX12 0 2 — — b. S. College corridor X 0 4 $ 8 c. Part of center X 2 3 6 d. Two acres or more e X 2 3 6 e. Mixed -use XI 2 3 Q 6 f. Joint parking )d 1 2 0 3 — — g. Energy conservation (01 92 0 4 8 h. Contiguity 0 X 610 5 16 10 i. Historic preservation 1 2 0 2 j. 112101 k. 1 2 0 I. 1 2 0 • VW — Very well Done Totals eta Yi , V VI Percentage Earned of Maximum Applicable Points VNI =VII J�O vIr -24-