HomeMy WebLinkAbout606 S. HOWES STREET BOARDING HOUSE - PDP - 18-06 - REPORTS - RECOMMENDATION/REPORT (3)Shelby Sommer - Conversion of 606 S F yes
Page 1
From:
"Sam Martin" <sjm 1 @pvhs.org>
To:
<ssommer@fcgov.com>
Date:
09/25/2006 4:38:46 AM
Subject:
Conversion of 606 S Howes
Dear Shelby,
I own the 4 plex at 600 S Howes, which is right next to the house at 606
S Howes that's applying for boarding house status. I would like to
express my opposition to this conversion. 606 S Howes has been a party
house ever since I purchased my property 5 yrs ago, and probably for
many years prior. A couple of years ago one of my tenants was at a
party there, a brawl ensued, and he ended up on crutches for 4 months.
I know you'll say he should have known better, I told him the same
thing. It would be hard for me to imagine that there wouldn't be police
calls to this address.
Up until the owner decided to apply for boarding house status, the
outside looked like a slum. There were broken beer bottles and beer
cans all over the front yard. The tenants weren't concerned with the
way it looked, and evidently the owner wasn't either, because it wasn't
cleaned up until recently for the review process. I would go over every
week or two to pick up the broken glass and trash that had migrated to
my property. Also, one of the major windows in the front was broken
out. The window and the trashed yard were like that for 6-9 months. I
bring this up just to show you how much the owner cared about the
appearance of the building and the neighborhood. I feel if he's granted
boarding house status, the property will revert to it's prior condition.
One of the concerns I had when I received your letter was the statement
he had 6 dedicated parking spaces in the back. That I disagree with.
The parking lot is owned by the Myrtle Street Village Apartments HOA.
In the parking lot there are 25 regular spaces and 2 handicapped spaces.
The HOA is comprised of 18 living units, of which he has 3. Therefore
he would be entitled to 1/6th of the spaces if they were assigned,
however, they are available on a first come basis.
I have a rather large investment in my building, and allowing this
property to be a boarding house
would have nothing but detrimental effects on my property and the
neighborhood.
Thank you for your time and consideration.
Sam Martin
429 S. Loomis Ave
Ft. Collins, CO 80521
482-2149
Page 2 of 2
respectable manner (trash at the back steps for days, including broken bottles and plastic cups); 2) the negative
affect the boarding house classification will have on surrounding property values; and 3) the lack of adequate
parking spaces that this classification requires.
In my opinion, over the past two years this house has been the eyesore of the neighborhood. When I walk outside
of my apartment, most of the time I would see trash bags and litter on the back steps of this house. I personally
would have to pick up the trash that would spill over into the common parking lot. Also, the front yard is always a
mess with couches, chairs, broken bottles, and plastic cups from the tenants' many parties. The main issue is not
the parties themselves, but the lack of clean-up and maintenance afterwards. Not only does this negatively affect
those currently living in the surrounding houses and apartments, but drives away potential tenants and buyers.
According to the Myrtle Street Village Apartments covenants, the parking area (25 spaces plus 2 handicap spaces)
is defined as a common area. We do not have enough spaces to allocate six spaces to just one of the surrounding
land owners. The common area is to be shared with the three 4-plexes, one duplex, and two houses on a first
come, first served basis.
The initial design of the house in question was to be a single-family home and the modifications that have been
made do not sufficiently meet basic living standards for eight people without negatively affecting the neighbors
and neighborhood. The insufficient parking and lack of clean-up and maintenance that this neighbor and his
tenants have exhibited over the past years do not demonstrate the capability to maintain a boarding house that I
would want to live next to.
Sincerely,
Glenn Tyson
file://C:\Documents and Settings\ssommer\Local Settings\Temp\GW100001.HTM 09/25/2006
Pagel of 2
Shelby Sommer - 606 South Howes
From:
To:
Date:
Subject:
"Tyson, Glenn M (GE Infra, Energy)" <glenn.tyson@ge.com>
"Shelby Sommer" <ssommer@fcgov.com>
09/25/2006 8:14 AM
606 South Howes
-----Original Message -----
From: Glenn Tyson [mailto:tysonglenn@comcast.net]
Sent: Monday, September 25, 2006 12:19 AM
To: "'Shelby Sommer "'@ext-nj2ut-9.online-age.net
Cc: r.kopitzke@comcast.net; 'sam martin'
Subject:
Shelby,
This is the letter describing my concerns. It is given to you within the email and as an attachment in Microsoft
word2000 format.
Please contact me if you have any questions 970-219-1121.
Thanks,
Glenn
Glenn Tyson
930 Button Rock Dr. #21
Longmont, CO 80501
September 23, 2006
Shelby Sommer & Administration Hearing Officer
City Of Fort Collins
281 North College Ave.
Fort Collins, CO 80522-0580
Dear Ms. Sommer & Administration Hearing Officer:
I am writing this letter to express my concerns on the 606 South Howes Boarding House Project Development
Plan #18-06. I own the 4-plex at 223 West Myrtle St. and have lived in Apt. D for the past two years. I understand
that the owner of 606 South Howes is requesting this approval so that he can rent out his three units and still meet
city standards.
However, from a neighbor's and property owner's point of view, I do not believe that the property merits a
boarding house classification. My understanding is that he is seeking approval for a boarding house with a
capacity of eight people and six parking spaces. The reasons I feel the house does not merit approval are 1) as it is
now, the house does not seem to adequately house eight people without negatively affecting the neighbors and
neighborhood with the noise and lack of maintenance on the property's exterior appearance (front and back) in a
file://C:\Documents and Settings\ssommer\Local Settings\Temp\GW}0000l.HTM 09/25/2006
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606 S. Howes Boarding House - PDP, #18-06
September 26, 2006 Administrative Hearing
Page 4
3. The change of use plan complies with all applicable General Development
Standards contained in Article 3 of the Land Use Code including Section 3.8.28 —
Boarding and Rooming House Regulations.
RECOMMENDATION:
Staff recommends approval of the 606 South Howes Boarding House - Project
Development Plan - #18-06.
606 S. Howes Boarding House - PDP, #18-06
September 26, 2006 Administrative Hearing
Page 3
b. The proposal complies with Section 3.2.2(K)(2)(e) in that it provides
seven assigned parking spaces for the eight boarders in an adjacent
parking lot. The minimum number of parking spaces is three space per
four boarders.
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.
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.
606 S. Howes Boarding House - PDP, #18-06
September 26, 2006 Administrative Hearing
Page 2
COMMENTS:
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 Section 3.2.2(D) in that it provides for safe,
convenient, and efficient bicycle, pedestrian, and vehicular movement
to and through the site. Vehicle access to the parking lot is provided
via the alley east of the residence.
ITEM NO. #18-06
MEETING DATE 9/26/06
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