The URL can be used to link to this page

Home My WebLink AboutGRAHAM BED & BREAKFAST PUD - PRELIMINARY & FINAL - 26-89 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEW (2)DeveloWent Services Planning Department April 26, 1989 Pat Graham 730 West Prospect Road Fort Collins, CO 80525 Dear Ms. Graham, For your information, attached is a copy of the Staff's comments concerning Bed and Breakfast at West Prospect which was presented before the Conceptual Review Team on April 24, 1989. The comments are offered informally by Staff to assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you should have any questions regarding these comments or the next steps in the review process, please feel free to call me at 221-6750. Sincerely, T--P-k -4 Ted Shepard Project Planner TS/bh Attachment xc: Tom Peterson, Director of Planning Mike Herzig, Development Coordinator Rick Richter, Civil Engineer I Project Planner File 300 LaPorte Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 CONCEPTUAL REVIEW STAFF COMMENTS DATE: April 24, 1989 ITEM: Bed and Breakfast at 730 West Prospect Road APPLICANT: Ms. Pat Graham, 730 West Prospect Road, Fort Collins, CO. 80521 LAND USE DATA: Request for a bed and breakfast facility that would include 4 bedrooms, as well as a separate living quarters for the owner. COMMENTS: 1. The R-L (Low Density Residential) Zone District does not allow a bed and breakfast facility as a use by right. Therefore, the request must be processed as a Planned Unit Development (P.U.D.) and reviewed by the Planning and Zoning Board at a formal public hearing. 2. The Zoning Code requires one parking space for every 2 beds and one space per employee. The total for 730 West Prospect would require 3 spaces. The Zoning Code also requires parking areas to be paved. If paving presents a hardship due to the existing trees, then the Planning and Zoning Board may waive this requirement for good cause. It may only be feasible to pave the designated parking stalls. 3. It is suggested that after application, the City Arborist, Mr. Tim Buchanan, inspect the trees in the driveway area. If it is determined that paving the driveway would threaten the trees, then the case for not paving is streng- thened. 4. Each parking space must be 9 feet wide by 19 feet long. No parking would be allowed on Prospect. 5. The Zoning Code allows a maximum sign in the R-L Zone of 2 square feet. The Planning and Zoning Board, however, may allow a slightly larger sign of up to 6 square feet if the sign is non -illuminated, residential in character, does not exceed 42 inches in height, and does not cause a sight distance problem for motorists on Prospect Road. s 6. Since the request does not require any upgrade of electrical service, the City Light and Power Department will not require any undergrounding of the over- head power lines. The undergrounding of the electrical could also accommo- date the cables for telephone and cable T.V. in the same trench should you decide to exercise this option. 7. The Building Inspection Department must conduct a "special inspection" before a new Certificate of Occupancy can be issued. It is up to you to arrange this inspection. Among the items to be inspected are smoke alarms in every room and adequately sized egress windows. 8. If paving of the parking lot is required, then the Stormwater Utility needs a letter from a professional engineer documenting the increased runoff calcula- tions and the possible impact on neighboring property. Please contact Mr. Glen Schlueter of the Stormwater Utility at 221-6589 for further details. 9. The City has a "Street Oversizing Fee" that would apply to the request. This fee is based on the land use and the size of the property. Please contact Mr. Matt Baker of the Engineering Department, at 221-6605, for the amount of this fee. 10. The Engineering Department will make a visual inspection of the property for any damage to the curbing and for the feasibility of installing a sidewalk on the property. The City prefers that there be concrete from the curb line to the property line in the driveway. It is recognized that Prospect Road has unique circumstances and any required public improvements will respect the existing design limitations. 11. The City may require additional right-of-way dedication for Prospect Road, if necessary. Again, this requirement will be based on a site inspection and feasibility. 12. A neighborhood meeting with the Prospect -Shields Neighborhood Association will be required. Information for Conceptual Hearing with Fort Collins City Planning Department/ April 24, 1989 Request by: Pat Graham 730 West Prospect Road, Fort Collins, CO 80526 493-0365 Request for: To allow Bed and Breakfast operation at 730 West Prospect Road. Site location: Home is on approximately one acre of ground with mature landscaping on the north side of Prospect, between the Holiday Inn on Center and Shields St. Neighbors on the westside are Scott and Barbara Goff: on the east, a single family residence, also owned by Graham and used as a rental property; on the north by Farmhouse fraternity; and to the south, various single family rental properties, mostly occupied by students.Two doors west of Larico. 720 West Prospect on the east and 730 share a circle drive owned by 730 and there is ample off-street parking available. (See rough drawing of property lay -out). The house was built after the turn of the Century, probably about 1915, and was known for a time as "the old Harris House." For more than 40 years, it was occupied by the Art Quinlan family. Mr. Quinlan owned and managed the Armstrong Hotel, which is now the Empire. Mr. Quinlan also raised labrador retrievers and games birds in the backyard at 730 West Prospect.The William Spencer family occupied the home for about 5 years before the current owner purchased it in 1978. Although located on a busy arterial in a transitional neighborhood, the home is well -protected from noise and other intrusions by set -back. Lawn and trees. It is well -maintained. Proposal: Since 1978 when I was in graduate school at CSU, I have rented rooms to students, mostly graduate women. They have appreciated being in a pleasant. ''real home" atmosphere within walking distance of the campus. I now want to convert the residence into a B&B or "guest house" instead. Changing the mode of operation will involve some household re- ordering, but no remodeling or additions. (See rough drawings of floor plans). Basically, the upstairs, with four bedrooms, a sitting room, and full bath with be available to guests. The guests will also have full access to the living room and dining room. As you can see from the floor plan of the first floor, there are rooms along the northside of the house that can easily be set aside for private use. These rooms include my office or study, the utility room , the pantry, and a bedroom and bath. Amenities include a stainglass window in the living room, Cable TV and VCR, and a dining room with a fireplace (which I anticipate will be converted to natural gas logs within the year). Other information: I am currently a tenure -track assistant professor of economics at the University of Northern Colorado in Greeley. I commute. but not every day, and use my home office extensively. I have a friend who is going to assist me for times I am not available on site. I anticipate most of my guests will be visitors with business at CSU or in town who are looking for a cozy. inexpensive alternative to conventional accomodations. I plan to join the Bed and Breakfast Assn. of the Rocky Mountains which is headquartered in Colorado Springs (not the association headquartered in Boulder which doesn't think anyone wants to come to Fort Collins!). This association must visit and approve of the location before listing it and requires. among other things, that I have a smoke alarm in each room. Until I confer with association representatives on site. I will not set my rates, which I anticipate will be in the $30 range. Although there are four rooms available, I do not anticipate all the rooms will be rented at one time, except rarely in the case of a family visiting friends in Fort Collins during a holiday time. etc. The operation will only serve as supplemental income, to enable me to maintain the home in good order and be able to purc:-lase services (such as lawn mowing). I am a board member of the Prospect -Shields Neighborhood Assn. I have not discussed the proposal formally with the association, although I have discussed it informally with neighbors and board members. The initial reaction has been that it is a use well - suited to our transitional neighborhood. The most common concern in our neighborhood is additional traffic and I believe this operation will generate less traffic in terms of cars and load than I now have with full-time rentals. 0 • lx ANP LIE- -3-4- TUCK V:Ei-S - 1 C4 1-7 .7--Fo 1 2S Chu E-:5-(S 50 -Tns I� i ( Ntr �wu �a ScAc�1, "�► N/NG pwnxJ l i i aid!i KITC a✓ i� pe i 7AOPY