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Home My WebLink AboutGRAHAM BED & BREAKFAST PUD - PRELIMINARY & FINAL - 26-89 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 5 MEETING DATE 8-28-89 STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Graham Bed and Breakfast P.U.D., Preliminary and Final, #26-89 APPLICANT: Pat Graham c/o Steve Olt 831 West Olive Street Fort Collins, CO. 80521 OWNER: Pat Graham 730 West Prospect Road Fort Collins, CO. 80521 PROJECT DESCRIPTION: This is a request for a Preliminary and Final P.U.D. for a bed and breakfast facility in a private, owner -occupied home. The facility would allow up to four guests. There would be no employees, except for the owner occupant. The home is located on approximately one acre at 730 West Prospect Road, 800 feet west of Whitcomb Street. The property is zoned R-L, Low Density Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The bed and breakfast facility is defined as a "service" and is evaluated by the criteria of the business service uses point chart. of the L.D.G.S. The project scores 50% which is the minimum allowable score. A neighborhood meeting was held and the land use is found to be compatible with the surrounding area. Four parking spaces are allotted for the guests. A detached sidewalk will be installed along College Avenue. There will be no new construction or remodeling of the home. All existing landscaping will be preserved. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Boa 580 Fort Colons, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT Graham Bed and BreaKfast P.U.D., Preliminary and Final, #26-89 August 28, 1989 P & Z Meeting Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: R-H; Farmhouse Fraternity S: R-L; Single family homes E: R-L; Single family homes W: R-L; Single family homes The house was constructed in 1915 and the property is included in a subdivision plat that is dated September 17, 1968. 2. Land Use: The proposed bed and breakfast will be accommodated within an existing home on a maturely landscaped lot. There will be no new construction or remodeling to accommodate the maximum of four guests. As a land use, the proposal falls under the definition of a business service. As such, the project scores 50% on the business service uses point chart of the L.D.G.S. Points are awarded for being located outside the "South College Avenue Corridor", and for being sur- rounded by existing urban development. Partial credit is awarded for energy conservation since an existing structure is being used rather the construction of a new building. The score of 50% is the minimum allowable score to permit the use at this location. 3. Neighborhood Compatibility: A neighborhood meeting was held on June 1, 1989, and the minutes are attached to the memo. The primary issue raised by those citizens attending the meeting cen- tered on the possible conversion of the bed and breakfast facility into a long term student rental situation. The concern was how will the bed and breakfast guest be distinguishable from a long term renter, and what is the enforcement procedure. The enforcement issue was forwarded to the Zoning Division of the Department of Development Services. The response was that any violation of the allowable land use would follow the same procedure as any violation in the City. Any suspected violation would have to be reported to the Zoning Division which then would con- duct an investigation. If, after an investigation, a violation is discovered, a written notice would be mailed mandating compliance within 30 days. The P.U.D. request does not involve any reconstruction or remodeling. There would be no change in the outside appearance of the home. The applicant will reside in the home on a full time basis. Staff, therefore, feels the bed and breakfast facility would be compatible with the surrounding neighborhood. Graham Bed and BreaTcfast P.U.D., Preliminary and Final, #26-89 August 28, 1989 P & Z Meeting Page 3 4. Design: The only site improvement to the property will be a new 5 foot wide, detached sidewalk along Prospect Road. This walk will be located between the existing iris bed and the now existing russian olive trees. 5. Transportation: The circular drive allows four additional parking spaces located between the garage and house. This is considered sufficient for the proposed facility. Normally, it is City policy to require the parking area to be paved. In this case, however, paving the parking area would cause severe damage to the large, mature sycamore tree and the nine spruce trees located in the middle of the par- ing area. According to the City Forester, the roots of the trees extend throughout the drive area. The City Forester, therefore, recommended that drive area not be paved. A copy of this recommendation is attached. RECOMMENDATION Staff finds that the request for Preliminary and Final P.U.D. for the Graham Bed and Breakfast Facility meets the required score for a business service use. In addition, the project is found compatible with the surrounding area and satisfies the criteria of the Land Development Guidance System. Staff, therefore, recommends approval. -- Develoent Services Planning Department City of Fort Collins MEMORANDUM TO: The Planning and Zoning Board FROM: Ted Shepard, Project Planner t J DATE: July 21, 1989 RE: Graham Bed and Breakfast P.U.D. Condition of Approval The request by Ms. Graham for a P.U.D. to allow a bed and breakfast facility has triggered a requirement for a dedication to the City for 20 feet of additional right-of-way along Prospect Road. This additional right-of-way would bring this property into conformance with the standard for an arterial street. Also, a 15 foot utility easement adjacent to the additional right-of-way is required to accommodate future utility needs should Prospect Road be widened to the arterial standard. Since the Graham P.U.D. request did not include a subdivision plat, a separate deed must be executed in order to accomplish these dedications. As of this writing, Ms. Graham has not submitted the necessary documents. Staff, therefore, recommends that the approval of the Graham P.U.D. be conditioned on the submittal of the necessary documents. Staff suggests the condition of approval could read as follows: Approval of the Graham P.U.D. is subject to the dedication of 20 feet of additional right-of-way and a 15 foot utility easement along Prospect Road in the form legal documents that are acceptable to the City of Fort Collins. 300 LaPorte Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 • 4-INUMIMMANIII �•e..:u t �•i7 Ila 10 �� wii■i`I Ii1111��111�1 � � � ••r"�-J �� i.cnm, Olga A11111111= a MIT i I�rii�`;:w $L°L3.'>'•�iTi fad.. 1 aei ► tZIM21100 00,0 -rr�rrrr,w • 01113 ZONED fict do : 2: • 0 • n > 0) .zl 5' CD 0 C: rr I MIT O 0000 �00 0 0 60tiM 8ED 1tNA S£'AkFAs-r ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the criterion applicable? Will the criterion be satisfied? -- If no, please explain �.� ,a ,e��' F.� �� °° Yes No NEIGHBORHOOD COMPATABILITY 1. Social Computability 2. Neighborhood Character 3. Land Use Conflicts 4. Adverse Traffic Impact PLANS AND POLICIES 5, Comprehensive Plan PUBLIC FACILITIES & SAFETY 6. Street Capacity 7, Utility Capacity 8 Design Standards 9. Emergency Access 10, Security Lighting 11. Water Hazards RESOURCE PROTECTION 12. Soils & Slope Hazard 13. Significant Vegetation 14. Wildlife Habitat 15. Historical Landmark 16. Mineral Deposit 17, Eco-Sensitive Areas 18. Agricultural Lands ENVIRONMENTAL STANDARDS 19. Air Quality 20, Water Quality 21. Noise 22. Glare & Heat 23. Vibrations 24. Exterior Lighting 25. Sewages & Wastes SITE DESIGN 26. Community Organization 27 Site Organization 28. Natural Features 29, Energy Conservation 30. Shadows 31. Solar Access 32. Privacy 33, Open Space Arrangement 34. Building Height 35. Vehicular Movement 36. Vehicular Design 37. Parking 38. Active Recreational Areas 39, Private Outdoor Areas 40. Pedestrian Convenience DEW Lk TO I&F DDE-0 41. Pedestrian Conflicts 42 Landscaping/Open Areas 43. Landscaping/Buildings ✓ 44. Landscaping/Screening 45. Public Access 46. Signs afoyqM ov v. o.0 ACTIVITY: Business Service Uses DEFINITION: E Those activities which are predominantly retail, office, and service uses which would not qualify as or be a part of a neighborhood or commu- nity/regional shopping center. Uses include: retail shops; offices; per- sonal service shops; financial institutions; hotels/motels; medical clin- ics; health clubs; membership clubs; standard and fast-food restaurants; hospitals; mortuaries; indoor theatres; retail laundry and dry cleaning outlets; limited indoor recreation uses; small animal veterinary clinics; printing and newspaper offices; and, other uses which are of the same gen- eral character. CRITERIAEach of the following applicable criteria must be answered "yes" and implemented within the develop- ment plan. Yes No 1. Does the project gain its primary vehicular access from a street other ❑ than South College Avenue? 2. DOES THE PROJECT EARN AT LEAST 50% OF THE MAXIMUM POINTS AS CALCULATED ❑ ON "POINT CHART E" FOR THE FOLLOWING CRITERIA? a. Is the activity contiguous to an existing transit route (not appli- cable for uses of less than 25,000 square feet GLA or with less than 25 employees) or located in the Central Business District? b. Is the project located outside of the "South College Avenue Corri- dor?" c. Is the project contiguous to and functionally a part of a neighbor- hood or community/regional shopping center, an office or industrial park, located in the Central Business District or in the case of a single user, employ or will employ a total of more than 100 full- time employees during a single 8-hour shift? d. Is the project on at least two acres of land or located in the Cen- tral Business District? continued- -22— BUSINESS SERVICE USES POINT CHART E For All Critera Applicable Criteria Only Criterion Is The Criterion Applicable Yes No I II III N Circle The Correct Score Yes VW No Multiplier Points Earned 1x11 Maximum Applicable Points a. Transit route x X 2 0 2 — b, S. College corridor gi X q 0 4 8 8 C. Part of center X 2M 3 0 b d. Two acres or more X 2 VA 3 6 e. Mixed -use X 2 3 a 6 f. Joint parking 1 2 0 3 -- - g, Energy conservation 62 0 4 y 8 h. Contiguity i. Historic preservation X 2 0 5 1 d 10 \4 1 2 0 2 — — j. k, I 120 .1.210. 1 i 1112101 " VW — Very Well Done Totals 2a y y V VI Percentage Earned of Maximum Applicable Points VM =Vll Sd % vu —24— Development Services • Planning Department City of Fort Collins NEIGHBORHOOD MEETING MINUTES PROJECT: Graham Bed and Breakfast P.U.D., 730 West Prospect Road MEETING LOCATION: Plymouth Congregational Church DATE: June 1, 1989 APPLICANT/OWNER: Pat Graham PROJECT PLANNER: Ted Shepard QUESTIONS, CONCERNS, COMMENTS 1. Will there be any employees? RESPONSE: No. Barb Crowfoot is a profit sharing partner but not an employee. 2. Will rooms be for rent to students by week or month? RESPONSE: No. The business will be registered with the Bed and Breakfast Association of the Rocky Mountains. It will function as such and not as a student rental situation. 3. What is the typical length of stay for a guest? RESPONSE: A typical stay is overnight. However, guests may stay longer and the longest stay would be one week. It is anticipated that most guests will be associated with a function at C.S.U. Another typical guest would be someone attending a large family gathering (wedding, graduation, holiday) where there is not enough room at the family member's house. These spillover guests find it more personal to stay in a bed and breakfast rather than a hotel or motel. 4. What would the price be? RESPONSE: It is estimated that the price would be $30 per day. This price could fluctuate depending on recommendations from the Bed and Breakfast Asso- ciation and market demand. ,00 LaPorte Avenue • P.O. Box 580 • Fort Collins, CO 50522-0580 • (303) 221 ;li s 0 5. Will there be enough business to sustain the operation on an annual basis? RESPONSE: Spring, Summer, and Fall are expected to be busy but winter may be slow. 6. Will there be a signage? RESPONSE: The impulsive "drop -by" guest will not be solicited. The objective of signage is to identify the residence for someone who has already shopped around via the Association's guidebook. A bed and breakfast customer does not typically drive around looking for a spot. Since the home is on Prospect Road, some form of identification will be necessary for the out of town guest not familiar with the territory. 7. Will a sidewalk be built along Prospect? RESPONSE: The City Engineering Department will evaluate the need for a side- walk at this location and make a determination during the plan review process. 8. Will the garage remain? RESPONSE: The garage will remain but will not be accessible for guest parking. Four parking spaces are allotted in the circular drive for guests. The garage will be for private use. 9. Will there be any additional streetlighting or other exterior lighting? RESPONSE: No. There will be no additional exterior lighting as a result of the Bed and Breakfast. 10. Will there be any new construction? Will there be a new patio on the north side of the house? RESPONSE: No. The front porch is a very attractive sitting area and will be the primary outdoor amenity for the guests. Nothing new will be constructed. 11. Does the P.U.D. approval run with the land or owner/operator? RESPONSE: The P.U.D. approval would run with the land. 12. Could the neighborhood request that the approval run with the owner rather than the land? RESPONSE: This request could be made to the Planning and Zoning Board but please keep in mind that such a request could potentially undermine the poten- tial market value created by the applicant. A successful Bed and Breakfast operation that meets the requirements of the Planned Unit Development should not be unduly penalized in the market place. The Planning and Zoning Board governs land use. As long as the land use is in compliance, successive opera- tors should not have to be re -reviewed. 13. There is a concern that a successive operator may not exhibit such a high level of citizenship as the present applicant. What assurances are there that the Bed and Breakfast would not be subverted into a long term student rental situation? RESPONSE: This would become an enforcement issue. As is customary in Fort Collins, any change in use would have to brought to the attention of the Zoning Administrator. After an investigation, the illegal use would have to cease within 30 days of receiving written notice. 14. Does the Zoning Administrator have the ability under the Code to differ- entiate between bed and breakfast guests and long term student rentals? Is there sufficient language or definitions that would make a clear and distinct difference so the Zoning Administrator is not hampered by imprecise or vague language? RESPONSE: The Zoning Code is silent on what constitutes a "tourist home". Therefore, in the eyes of the Zoning Administrator, the only difference between the bed and breakfast guest and the long term student rental is the length of stay. It may be that after a complaint is filed by citizen regarding the length of stay of a guest/renter, the Zoning Administrator would ask the complaining citizen to keep a log of the situation so as to generate a record on which to base a violation notice. The Zoning Administrator has recommended that a definition of a tourist home be attached to the Bed and Breakfast P.U.D. to lay the ground work for what con- stitutes an expected length of stay of a typical guest. This definition would not replace the need to investigate and log any alleged violation of either the P.U.D. or the Zoning Code. Any allegation would follow standard enforcement procedures. U CITY OF FORT COLLINS PARKS & RECREATION - FORESTRY DIVISION Ted Shepard City Planner Dear Ted, May 23, 1989 Ms. Pat Graham called our office on April 26, 1989, and asked us to evaluate possible construction damage to existing trees on her property at 730 West Prospect. I visited the property on April 28 and met with Pat on site. She would like to make her house into a bed and breakfast establishment. Her major concern was that she may be required to pave her drive -way to meet City code specifications, and that this would damage or kill several large old trees. In going through the property, and looking at the trees in question, I counted nine (9) large blue spruce and one (1) American sycamore that would be negatively impacted by drive -way construction. The roots of all 10 of these trees extend throughout the current drive area. My recommendation would be to add an attractive gravel to level the drive -way, but to leave it unpaved. This should leave all the roots intact and functioning. If you have any further questions please give me a call. Thank you for your time. Sincerely, -Rc_� :3 Assistant City Forester • Information for Conceptual Hearing with Fort Collins City Planning Department/ April *414, 1989 Request by: Pat Graham 730 West Prospect Road. Fort Collins, CO 80526 493-0365 _.eauest 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 %arico. 720 West Prospect on the east and 730 share a drive owned by 730 and there is ample off-street parking available. (See rougn 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 -bark. 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: 7am currently a tenure -track assistant professor of economics at the University of Northern Colorado in 0 . 0 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 -In 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 purchase 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. g/v -PUCK 71A-r-r-i FJ-, Lin a., 12- A77t Y I ps-'A I OS O u eg-(s SC A L-f- - 1 L ) k- (-I r- �-' Fjk -) �m nt:: I --- At A" Iv izDW i 5- v/ Yoort ,J C) 0 i �06AA !1 I VJ t I URc9Ar 1 ®�� T�GvNS� 1' 3f- ARED 3-WE 73o U), I / Al,!�T T'"UAl 7-0 . Y Dale R. Carlson 2111 Linden Lake Road Fort Collins, Colorado 80524 May 25, 1989 Mr. Ted Shepard City of Fort Collins Post Office Box 580 Fort Collins, Colorado 80522-0580 Dear Mr. Shepard I received your letter concerning the neighborhood information meeting concerning the Pat Graham Bed & Breakfast, 730 West Prospect Road. I will be unable to attend the meeting, and yet I would like to express a couple of my opinions. First of all, taking into consideration that I do not have all of the details, I can not understand someone wanting to put in more over- night rooms for rent with the Holiday Inn so close, and Prospect Plaza Apartments adding on their motel rooms. Granted a bed and breakfast is different than a motel or hotel room, but this bed and breakfast will only be offering four rooms. I guess the point I am getting to is that I am concerned about the quality of this Bed and Breakfast Inn. If it will be a house fixed up with four nice rooms, and quality service, or is it a house that has a few extra bedrooms they just want to rent out for extra income. The effort seems poorly planned out, and very un- stable. This section of Prospect Road is already not the most desirable in appearance. I am also concerned about extra vehicles parking in the area, trash, and the appearance of the Bed and Breakfast Inn. Sincerely Dale R. Carlson Jm