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Home My WebLink About606 S. HOWES STREET BOARDING HOUSE - PDP - 18-06 - CORRESPONDENCE -Current Planning Contact Info: Shelby Sommer, 221-6750, ssommer@fcgov.com 1. This development proposal is subject to all applicable standards of the Fort Collins Land Use Code (LUC), specifically Article 3 General Development Standards, and Division 4.14 Community Commercial District. 2. Parking appears to be the major hurdle for this proposal. Off -site parking must be designated for this boarding house specifically. Ideally, something can be negotiated with the surrounding property owners. Otherwise, the number of boarders may need to be reduced so that an appropriate parking ratio can be reached. 3. There are modifications that you can pursue to the standards in the Land Use Code. The criteria for granting these modifications are specified in Division 2.8 of the Land Use Code. However, upon initial review, staff would likely not support a modification to the parking standards for boarding houses. 4. Since the existing residence is more than 50 years old, this property may have historical significance. Contact Karen McWilliams with Historic Preservation at 224-6078 to see if historic preservation standards apply to this property. 5. The entire Fort Collins Land Use Code (LUC) is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm 6. Please refer to the list we customized for you after your conceptual review for submittal requirements. 7. Contact me if you have any questions about the code requirements or submittal requirements. 8. You will need to set up an appointment to submit your Project Development Plan (PDP) application by calling 221-6750. Incomplete submittals will not be accepted. 4 5. Alley improvements may be required. An inspector will need to go out and inspect both the alley and sidewalk for a determination of what improvements will be required. Stormwater Utility Contact Info: Glen Schlueter, 221-6700, gschlueter@fcgov.com 1. This site is in the Old Town drainage basin. The city wide development fee is $3,070/acre which it is subject to the runoff coefficient reduction. This fee is to be paid at the time the building permit is issued and is charged only when there is an increase in imperviousness greater than 350 square feet. 2. In the Old Town drainage basin a drainage and erosion control report and construction plans are required if there is an increase in imperviousness greater than 5000 square feet. If required, these items must be prepared by a Professional Engineer registered in Colorado. 3. Onsite detention is required with a 2 year historic release rate for water quantity and extended detention is required for water quality treatment. Parking lot detention is allowed as long as it is not deeper than one foot. If there is 5000 square feet or less of new imperviousness, water quantity detention is not required nor is water quality extended detention. If there is an increase in imperviousness greater than 350 square feet, but less than 5000 square feet, a grading plan is all that is required. 4. There are storm sewers in Myrtle and Howes Street and an inlet at the NE comer of Myrtle and Howes if a lower outlet is needed. Water Wastewater Contact Info: Roger Buffington, 221-6854, rbuffington@fcgov.com 1. There are no changes planned to the existing water/sewer services; therefore, no comments. Transportation Planning Contact Info: David Averill, 416-2643, daverill@fcgov.com 1. Existing sidewalk may require improvements per determination of an Engineering inspector. 2. Bicycle racks must be provided on -site at a minimum of at least 5 percent of total parking spaces, but no less than one. Natural Resources Contact Info: Doug Moore, 224-6143, dmoore@fcgov.com 1. Trash and recycling enclosures are required. Please indicate their location on the site plan and contact Doug regarding the size requirements for these enclosures. Poudre Fire Authority Contact Info: Carle Dann, 416-2869, cdann@poudre-fire.org 1. Egress windows are required in the basement. q ITEM: Proposed conversion of a single-family residence at 606 Howes Street to an 8 or 9 person boarding house. MEETING DATE: May 22, 2006 APPLICANT: Toby Luttrop 1719 Norwood Lane Fort Collins, CO 80525 tobyl@factualdata.com LAND USE DATA: Request to convert the existing single-family residence at 606 Howes Street to an 8 or 9 person boarding house. The property is within the City of Fort Collins and is zoned CC — Community Commercial District. COMMENTS: The following departmental agencies have offered comments for this proposal based on sketch plans which were presented to the review team: Zoning Contact Info: Jenny Nuckols, 416-2313, jnuckols@fcgov.com 1. Changes of use of this sort are permitted in the NCM District, subject to a Type 1 (Administrative) Review and Public Hearing. 2. The kitchen in the basement will have to be removed. 3. Off-street parking must be provided at a ratio of .75 spaces per boarder. For the proposed 8 bedrooms, at least 6 off-street parking spaces must be designated and marked for this boarding house. If 9 bedrooms are proposed, at least 7 off-street parking spaces are required. 4. A minimum of 350 square feet of finished habitable floor area is required per boarder (2800 square feet for the proposed 8 boarders, 3150 square feet if 9 boarders). 5. Your site plan should include building setbacks from property lines, existing and/or proposed landscaping, trash enclosure location, total habitable floor area, sidewalk widths and off-street parking. Engineering Contact Info: Dan Delaughter, 221-6605, ddelaughter@fcgov.com 1. The Transportation Development Review Fee will apply to this project. More information is available online at hftp://fcqov.com/engineering/dev- review.php. 2. Street Oversizing fees may apply to this development. Contact Matt Baker at 224-6108 or mbaker@fcgov.com for more information. 3. A Transportation Impact Study (TIS) may be required but will likely be waived for this project. Please contact Eric Bracke in Transportation Planning at 224-6062 for further information. 4. Damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored in like kind at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. 2 Community Planning and Environmental Services Current Planning City of Fort Collins May 26, 2006 Toby Luttrop 1719 Norwood Lane Fort Collins, CO 80525 tobyi@factualdata.com Toby: For your information, attached is a copy of the Staff's comments for the proposed change of use to boarding house, which was presented before the Conceptual Review Team on May 22, 2006. The comments are informally offered by staff to assist you in preparing the detailed components of a project application. Modifications and additions to these comments may be made at the time of formal review of this project. The City's Current Planning Department coordinates the development review process. I am the Project Planner for your project. I will be commenting as well as assisting in the coordination process. If you have any questions regarding these comments or the next steps in the review process, please feel free to call me at 970-221-6750. Sincerely, Shelby Sommer Associate City Planner 281 North College Avenue • P.O. Box 580 9 Fort Collins, CO 80522-0580 9 (970) 221-6750 • FAX (970) 416-2020