HomeMy WebLinkAbout638 WEST PROSPECT ROAD BOARDING HOUSE - PDP - 52-05 - REPORTS - RECOMMENDATION/REPORT638 W. Prospect Boarding House - PDP, #52-05
December 18, 2006 Administrative Hearing
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2. The change -of -use plan complies with all applicable General Development
Standards contained in Article 3 of the Land Use Code.
3. The change -of -use plan complies with all applicable Land Use and
Development Standards contained in Article 4, Division 4.10 of the Land
Use Code.
RECOMMENDATION:
Staff recommends approval of the 638 West Prospect Road Boarding House -
Project Development Plan - #52-05.
638 W. Prospect Boaraing House - PDP, #52-05
December 18, 2006 Administrative Hearing
Page 3
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. Vehicular access
will occur via the existing curb cut from West Lake Street.
b. The proposal complies with Section 3.2.2(K)(1)(e) (prior to the
November, 2005 amendment) in that it provides four parking
spaces for the six boarders. The required number of parking
spaces is one space per two beds, or three spaces.
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
a. The proposal complies with Section 3.5.2(C) in that its primary
entrance faces the adjacent street (West Prospect Road).
b. Section 3.5.2(D)(1) requires residential buildings be set back
from any arterial street right-of-way at least 30 feet. Section
3.5.2(D)(1)(b) requires that off-street parking be located behind
the dwelling. This existing residential building is currently set
back on the rear of the property, with parking in front of the
dwelling unit. No changes to these current conditions are
proposed with this change -of -use request.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the 638 West Prospect Road Boarding House - PDP, staff makes
the following findings of fact and conclusions:
1. The proposed land use is permitted in the HMN — High Density Mixed -Use
Neighborhood Zone District.
638 W. Prospect Boarding House - PDP, #52-05
December 18, 2006 Administrative Hearing
Page 2
COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
N: HMN;
existing single-family residential uses, CSU Campus
S: RL;
existing single-family residential uses
E: HMN;
existing single-family residential uses, CSU Campus
W: HMN;
existing single-family residential uses
This proposal was submitted to the City on November 23, 2005, prior to
City Council's adoption of Ordinance 123, 2005 on November 25, 2005,
which made amendments to the Land Use Code related to residential
occupancy limits, including boarding houses. Therefore, this proposal is
subject to the standards of the Land Use Code prior to these
amendments.
The property is currently unplatted and will be platted at the Swanstrom
Subdivision with this Project Development Plan request. .
2. Division 4.10 (formerly Division 4.24) of the Land Use Code, High Density
Mixed - Use Neighborhood Zone District
Boarding houses for more than 5 tenants are permitted in the HMN - High
Density Mixed -Use Neighborhood Zoning District, subject to administrative
review.
This proposal complies with the purpose of the HMN District as it is a
permitted land use which adds concentrated housing within easy walking
distance to Colorado State University. No changes are proposed to the
building located at 638 West Prospect Road and site improvements
include the paving of the driveway and four parking spaces. 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
FrEA7-05
MEETING1&W06
STAFFShelby Sommer
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: 638 West Prospect Road Boarding House - Project
Development Plan (PDP) - #52-05
APPLICANT/
OWNER: Jim Swanstrom
PO Box 271516
Fort Collins, CO 80527
PROJECT DESCRIPTION:
This is a change of use request to convert an existing single-family house located
at 638 West Prospect Road to a seven person extra -occupancy rental house
(boarding house). There are no changes proposed to the building. The property
is located on the north side of West Prospect Road, west of South Whitcomb
Street, and is in the HMN — High Density Mixed -Use Neighborhood Zoning
District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The owner of the single-family house 638 West Prospect Road proposes a
change -of -use to a seven person boarding house. Boarding houses with seven
boarders are permitted in the HMN - High Density Mixed -Use Neighborhood
Zoning District. The purpose of the HMN District is:
"intended to be a setting for higher density multi -family housing and
group quarter residential uses closely associated with, and in close
proximity to, the Colorado State University Main Campus."
This proposal complies with the purpose of the HMN District as it is a permitted
land use which adds concentrated housing within easy walking distance to
Colorado State University. This proposal includes platting of the property and a
paving a new asphalt driveway and four parking spaces.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO.80522-0580 (970) 221-6750
PLANNING DEPARTMENT