HomeMy WebLinkAbout606 S. HOWES STREET BOARDING HOUSE - PDP - 18-06 - REPORTS - RECOMMENDATION/REPORTAdministrative Public Hearing Sign -In
Project:
Meeting Location: 2KI ill. C011mO v
Date:
PLEASE PRINT CLEARLY
Name
Address
Phone
Email
P
S.k4
T7a 6-I6M
/
eo �.
fl 2-
�a6
iq i� F,os��
Q7D _ �193-5�+Z
e— ,�
606 S. Howes Boarding House - PDP, #18-06
October 5, 2006 Administrative Hearing
Page 7
5. Staff finds that the project as submitted, based on the land use and its contextual
compatibility with the surrounding land uses, it is not detrimental to the public
good.
6. Staff finds that the project, as submitted, based on the land use and its
contextual compatibility with the surrounding land uses, is not detrimental to the
public good: and the plan as submitted will promote the general purpose of the
standard for which the modification is requested equally well as a plan which
complies with the standard for which a modification is requested. The common
parking lot functions adequately for the number of residents currently using the
lot, and while the use classification of the 606 S. Howes property will change with
this proposal, there will not be a change in the number of residents (eight total)
living in the house or parking in the common lot.
RECOMMENDATION:
Staff recommends approval of the request for a modification to standard as set forth in
Section 3.2.2(K)(1)6) — Boarding and Rooming House Parking Requirments of the LUC.
Staff recommends approval of the 606 South Howes Boarding House - Project
Development Plan - #18-06.
606 S. Howes Boaromg House - PDP, #18-06
October 5, 2006 Administrative Hearing
Page 6
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
1. Section 3.5.1, Building and Project Compatibility
The existing building is of similar mass, scale and architectural character
to other residential buildings in the area.
2. Section 3.5.2, Residential Building Standards
This proposal complies with all applicable standards set'forth in this
section of the Land Use Code.
D. Division 3.8, Supplementary Regulations
1. Section 3.8.28, Boarding and Rooming House Regulations
The proposal complies with the occupancy limits for the CC — Community
Commercial Zone District, by providing 378 square feet of habitable space
per boarder where a minimum of 350 square feet is required. Therefore, a
total of 3,022 square feet of habitable floor space ,will be provided.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the 606 South Howes Boarding House - PDP, staff makes the following
findings of fact and conclusions:
1. The proposed land use is permitted in the CC — Community Commercial Zone
District.
2. The change of use plan complies with all applicable Land Use and Development
Standards contained in Article 4, Division 4.14.- Community Commercial District .
of the Land Use Code.
3. The Project Development Plan complies with all applicable standards.contained
in Article 3 — GENERAL DEVELOPMENT STANDARDS of the Land Use Code,
with the following exception:
• the standard located in Section 3.2.2(K)(1)6) — Boarding and Rooming
House Parking Requirments. A request for a modification to the standard
has been submitted for consideration.
606 S. Howes Boarding House - PDP, #18-06
October 5, 2006 Administrative Hearing
Page 5
each single-family property. Strict application of the parking standard
would require the boarding house proposal at 606 S. Howes to provide
five additional parking spaces (in conjunction with the one existing
space for a total of six assigned spaces) for a grand .total of 32 parking
spaces in the common parking lot.
Parking in the common parking lot operates on a first -come basis for
all of the properties in the Myrtle Street Village Homeowner's
Association. According to the other members of the association, the
parking lot is rarely full, and there seems to be an adequate number of
parking spaces for all six properties as they are currently rented. The
property at 606 S. Howes is currently and has historically been rented
to eight tenants. The purpose of the change of use request at 606 S.
Howes is to comply with current occupancy limits, but the actual
number of people living at the house will not change the current
number of tenants or people utilizing the common parking lot.
In addition, staff has made several informal site visits at different times
of the day and week to observe the parking lot. Staffs observations
coincide with the Homeowner's Association members' comments that
the parking lot was never full to capacity and the number of open
spaces in the lot range from 4 open spaces on a school -day at noon, to
10 open spaces on a weekday morning at.8 am, and 6 open spaces on
a school day at 3 pm.
Finally, a signature block for the Homeowner's Association
representative is required on the site plan, and in order for the change
of use project development plan to be recorded, a signature from this
representative, acting on behalf of all member properties, is required.
Staff finds that the project, as submitted,,based on the land *use, and its
contextual compatibility with the surrounding land uses, is not
detrimental to the public good: and the plan as submitted will promote
the general purpose of the standard for which the. modification is
requested equally well as a plan which complies with the standard for
which a modification is requested. The common parking lot -functions
adequately for the number of residents'currentiy"using the lot, and
while -the use classification of the 606 S. Howes property will change
with this proposal, there will not be a change in the number of
residents (eight total) living in the house or parking in the common lot.
B. Division 3.3, Engineering Standards
1. Section 3.3.5, Engineering Design Standards
606 S. Howes Boarding House - PDP, #18-06
October 5, 2006 Administrative Hearing
Page 4
such property, provided that such difficulties or hardship are not
caused by the act or omission of the applicant; or
(4) the plan as submitted will not diverge from the standards of the
LUC that are authorized by this Division to be modified except in
a nominal, inconsequential way when considered from the
perspective of the entire development plan, and will continue to
advance the purposes of the LUC as contained in Section 1.2.2.
The applicant's justification for the modification request is as follows:
"Approving the modification of standards and accepting the current
parking conditions would not be detrimental to public good. The plan,
as submitted, promotes equally well the general purpose for the
standard which in this example is to insure adequate off street parking.
The number of spaces available and the utilization of the spaces
results in excess parking for occupants of the units within the
association. All other requirements within Section 3.2.2(K)(1)(j) the
Fort Collins Land Use Code have been met."
Staffs evaluation of this request for modification is as. follows:
Per the standard in Section 3.2.2(K)(1)(j) of the LUC, this property is
required to provide a minimum of six parking spaces for the proposed
eight boarders. The applicant's request is to allow the existing parking
lot with 27 parking spaces to satisfy the parking requirements, without
providing any additional parking spaces.
Currently the parking lot adjacent to the 606 S. Howes property is
shared by the properties at 600 S. Howes, 606, S. Howes, 608 S.
Howes, 215 W. Myrtle, 219 W. Myrtle and 223 W. Myrtle. The
properties at 606 and 608 S. Howes are currently classified as single-
family residential, and the remainder of the properties are multi -family
residential. In total there are 14 two -bedroom units plus the two single-
family homes sharing the common parking lot owned by the Myrtle
Street Village Homeowners Association. The parking lot contains 27
parking spaces, two of which are designated as handicap accessible
spaces.
The multi -family properties on West Myrtle and at 600 S. Howes were
constructed in 1998, and building permits indicate that parking
requirements were satisfied with this development, though the
assignment of parking spaces to each unit in the common lot was not
required. If parking spaces had been assigned, 25 of them would be
required for the multi -family properties, with one space provided for
606 S. Howes Boarding House - PDP, #18-06
October 5, 2006 Administrative Hearing
Page 3
"For each boarding and rooming house, there shall be .75 parking
space per boarder, rounded to the nearest whole parking space is the
boarding house is owner -occupied."
The applicant has submitted a request for modification to this standard
to allow the existing shared parking lot adjacent to this property to
satisfy the parking requirements for this proposal. The applicant's
request is as follows:
"Please except my request for a modification of Section 3.2.2(K)(1)(j)
of the Fort Collins Land Use Code for the project located at 606 S
Howes. It is my opinion and the opinion of all members of the Myrtle
Street Village Association that there is.sufficient parking if not excess
parking to accommodate parking needs for the units within the
association including the proposed change of use."
As specified in Section 2.8.2 Modification Review Procedures, the
decision maker may grant a modification of standards only if it finds the
granting of the modification would not be detrimental to the public
good; and that:
(1) the plan as submitted will promote the general purpose of the
standard for which the modification is requested equally well or
better than would a plan which complies with the standard for
which a modification is requested; or
(2) the granting of a modification from the strict application of any
standard would, without impairing the intent and purpose of this
LUC, substantially alleviate an existing, defined and described
problem of city-wide concern or would result in a substantial
benefit to the city by reason of the fact that the proposed project
would substantially address an important community need
specifically and expressly defined and described in the city's
Comprehensive Plan or in an adopted policy, ordinance or
resolution of the City Council, and the strict application of such a
standard would render the project practically infeasible; or
(3) by reason of exceptional physical conditions or other
extraordinary and exceptional situations, unique to such
property, including, but not limited to, physical conditions such as
exceptional narrowness, shallowness or topography, or physical
conditions which hinder the owner's ability to install a solar
energy system, the strict application of the standard sought to be
modified would result in unusual and exceptional practical
difficulties, or exceptional or undue hardship upon the owner of
606 S. Howes Boarding House - PDP, #18-06
October 5, 2006 Administrative Hearing
Page 2
COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
N: CC, D;
Existing multi -family and single-family residential uses
S: CC, CSU;
Existing multi -family and single-family residential, university
and fraternity uses
E: CC; .
Existing multi -family and single-family residential uses
W: CC, NCB;
Existing multi -family and single-family residential uses
This proposal was submitted to the City on after the City Council's adoption of
Ordinance 123,2005 on November 15, 2005, which made amendments to the
Land Use Code related to residential occupancy limits, including boarding
houses. Therefore, the intent of this proposal is to comply with the new
residential occupancy limits.
The property was platted as portion of lot 7 of the Harrison Addition of 1881.
2. Division 4.14 of the Land Use Code, Community Commercial Zone District
Boarding houses with more than five boarders are permitted in the CC —
Community Commercial Zone District, subject to administrative review.
This proposal complies with the purpose of the HMN District as it is a permitted
land use which adds higher density housing. No changes are proposed to the
site, building or parking lot at 606 South Howes Street. This change of use
proposal will bring the property into compliance with current City occupancy
codes.
3. Article 3 of the Land Use Code — General Development Standards
The change of use request complies with all applicable General Development
Standards as follows:
A. Division 3.2, Site Planning and Design Standards
1. Section 3.2.2, Access, Circulation and Parking
a. The proposal complies with all applicable requirements in this section,
except for 3.2.2(K)(1)G) — Boarding and Rooming House Parking
Requirments, which requires that:
ITEM NO. #18-06
MEETING DATE 10/5/06
STAFF Shelby Sommer
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: 606 South Howes Boarding House - Project Development Plan
(PDP) - #18-06
APPLICANT/
OWNER: Andrew Luttropp
1719 Norwood Lane
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request for to convert an existing single-family house at 606 South Howes
Street to an eight -person boarding house. There are no changes proposed to the
building or the parking lot east of the residence. The property is located on the east side
of South Howes Street, just south of West Myrtle Street, and is in the CC — Community
Commercial Zone District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The owner of the single-family house at 606 South Howes Street proposes a change of
use to an eight -person boarding house. Boarding houses with more than five boarders
are permitted in the CC — Community Commercial Zone District, subject to
administrative review. The purpose of the CC District is to:
"provide a combination of retail, offices, services, cultural facilities, civic
uses and higher density housing..."
This proposal complies with the purpose of the CC District as it is a permitted land use
which adds higher density housing within easy walking distance to Colorado State
University. No changes are proposed to the site, building or parking lot.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO.80522-0580 (970) 221-6750
PLANNING DEPARTMENT