HomeMy WebLinkAbout604 WEST PROSPECT ROAD BOARDING HOUSE - PDP - 50-05 - REPORTS - RECOMMENDATION/REPORTn
604 W. Prospect Boarding House - PDP, #50-05
December 18, 2006 Administrative Hearing
Page 4
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 604 West Prospect Boarding House - Project
Development Plan - #50-05.
604 W. Prospect Boarding House - PDP, #50-05
December 18, 2006 Administrative Hearing
Page 3
to and through the site. Vehicular access will occur via the existing
curb cut from West Prospect Street.
b. The proposal complies with Section 3.2.2(K)(1)(e) (prior to the
November 2005 amendment) in that it provides three parking spaces
for the five boarders. The required number of parking spaces is one
space per two beds. 01
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 (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 604 West Prospect 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 Zone
District.
2. The change of use plan complies with all applicable General Development
Standards contained in Article 3 of the Land Use Code.
604 W. Prospect Boarding House - PDP, #50-05
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 25, 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 was platted as Lot 13 of the Blevins Subdivision of 1955.
2. Division 4.10 (formerly Division 4.24) of the Land Use Code, High Density Mixed
- Use Neighborhood Zone District
Boarding houses with 5 or fewer tenants are permitted in the HMN - High Density
Mixed -Use Neighborhood Zoning District, subject to basic development review
(formerly administrative review under prior Land Use Code at time of submittal).
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
604 W. Prospect Road. Site improvements include adding two new paved
parking stalls and driveway. 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
ITEM NO. #50-05
MEETING DATE 12/18/06
STAFF Shelby Sommer
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: 604 West Prospect Road Boarding House - Project Development
Plan (PDP) - #50-05
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
604 West Prospect Road to a five 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 just 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 at 604 West Prospect Road proposes a change of
use to a five person boarding house. Boarding houses with five 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. No changes are proposed to the building and minor site improvements
include the addition of two new paved parking stalls.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO.80522-0580 (970) 221-6750
PLANNING DEPARTMENT