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HomeMy WebLinkAboutOBSERVATORY PARK 730 WEST PROSPECT ROAD - Filed GC-GENERAL CORRESPONDENCE - 2004-07-22CITY OF FORT COLLINS PARKS & RECREATION - FORESTRY DIVISION Ted Shepard City Planner Dear Ted, W23M 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, Rom, 3eA'�- Assistant City Forester FORESTRY DIVISION It 413 South Bryan • Fort Collins. Coloraoo 80521 0 (3031221-6660 SuNj{ eat 1Xzo —vim ► i� t jam+ Q L 1— xl�- I 1�7L4- I��ousr�� ��I _�✓ 1� to krcNtEri �5MCKb At eM sT�} 12S02 Ou C�i S N6 -.J�FAVlk 7a SCAI.F-) J ^ �vE��r�—i t �IN1N/G �D011.� �-j n � 'IT --i 7 j KITC NEr/ I� I , To f-eaul �_ r L -7A)ARY R�� I -70W vsS {}l02S ;l '13o GU. f 'eo!5 � T ..tent Services Planning Department MEMORANDUM TO: The Planning; and Zoning Board --� FROM: Ted Shepard, Project Planner f 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 casement 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. 100 Lalbrta Aaenue • P0. Box nSO • Fort Collins. CO ,5052-0550 • ),0)) 2'1-,, 0 ulv 24. 19 Ted Shepard Planning DeparrrneriT- C ,'it,/ A Fort ollins 58(1 ,ort CC) 3)0522 Dar Mr. Shepard As we L-i'ic;ass—d -ri `,'.-Ie phnnt- today. T am r-�quest:r--,, that my Bread and E�iakast: be p-s-pzDned for 7''AlInInif and cri-(- Mcriday. A albull,, , hN ,VPI of T UndA-s'Id^:d 'h- staffs PlDrPse-ring the city on t,:)s issue. !Tow�,ver, 1 to instal sidewal'o,-�-- not have comp 1 w, the c, t v s request ,)-,i'Ly on the property at 73O but also for the property at 720 West r-spect . The Dpa and Breakfast operation I propose ror my pi- )pert ' z impact the need for sidewa';..'s a n (1 41 t is (D dubt f u I this s 1 na 1 1 business C, a, i retrieve those costs. Nevc,rthple---,, I be! eve I am more tha.r, c,-Ln,!pJvin,:r with the city's request _erja1,4ng sidewalks. However. 1 believe the additional request for the right-of- way d. e- d i c a t r, 4 .7 i in r ea s o r), a b I P . In effect, the city is asking me thousand do 1 � a rs i f chased dorict. e property worth several and -,hat dec i clit i on has no relationship to the use 1 propose for 1 w,,ul'ike the )ppo�,v,,jr�itjv "o aS�-. the 1I �ng and why this is np_essary for I:y modest 1 005,9 y 4yo S. rt R d —fl, �tl " W 1� I Till 1, �� City of Fort Collins ent Services Planning Department MEMORANDUM TO: Mike Herzig, Development Engineer Rick Richter., Development Engineer Paul Eckman, Deputy City Attorney FROM: Ted Shepard, Project Planner RE: Response to Pat Graham Letter Dated July 24, 1989 DATE: July 28, 1989 Ms. Pat Graham, applicant in the Graham Bed and Breakfast P.U.D., wrote to the Planning Department: requesting her item be removed from the July 24, 1989 P & Z agenda. In her letter, Ms Graham takes issue with the requirement that 20 feet of her property be dedicated for future widening of Prospect in addition to 15 feet for utility easement. The dedication for the right-of-way alone equals 3,120 square feet. Ms. Graham states in her letter "... the City is asking me to donate property worth several thousand dollars if purchased and that dedication has no relationship to the use I propose for my property." In effect, Ms Graham is stating that the "rational nexus" test, which is the legal framework for applying municipal fees and exac- tions, is not met and, therefore, the exaction represents an unjust taking. In a memo from Paul Eckman to myself regarding Riverbend Stables P.U.D., dated July 27, 1989, the Planning Department is strongly encouraged to exercise caution when determining exactions. Based on this memo, it is my opinion that the exac- tion required for a four -guest bed and breakfast facility may have overstepped the legality of the "rational nexus" test. Ms. Graham has indicated that she would like to take her case to the Planning and Zoning Board. As she stated to me over the phone: "... I want to hear it from the Board that I have to give up this amount of land." It seems to me that Staff needs to prepare a response. I suggest we meet to discuss the impact of the proposed P.U.D. and how the exaction meets the "rational nexus" test. It is my preference that this issue be resolved as soon as possible due to the increase in all our workloads the closer we get to P & Z. I will be checking schedules to meet sometime during the week of July 31st. 300 LaPorte Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 i, Develot _tent Services Z7 Planning Department Citv of Fort Collins July 31, 1989 Ms. Pat Graham 730 West Prospect Road Fort Collins, CO. 80526 Dear Ms. Graham: The Planning Department has received your letter dated July 24, 1989 in which you discussed the right-of-way dedication issue as the reason for tabling the Bed and Breakfast P.U.D. request. Accordingly, the P.U.D. request has been rescheduled for the August 28, 1989 Planning and Zoning Board meeting. Aside from the rescheduling, the Planning Department has re-examined the request for 20 feet of additional right-of-way and 15 additional utility easement along your Prospect Road frontage. It is now the opinion of the Staff that this initial request was beyond the scope of your proposal and that the impacts associated with a four -guest bed and breakfast do not justify the dedication. Staff, however, is still of the opinion that the there are pedestrian impacts associated with the bed and breakfast request and that the sidewalk be constructed and the driveway apron be improved. According to Dick Valdez, City Engineer, you have already made arrangements to participate in the City's Sidewalk Improve- mcnt Program. Since the sidewalk is the only public improvement mandated by your P.U.D. request, the amount of right-of-way required to be dedicated should now be reduced to include the sidewalk only. As such, the limit of the new dedication would be a line just behind the future sidewalk. As we have discussed over the phone, the mechanism for dedicating this right-of- way is a deed, accompanied by a legal description, and certified as to ownership by a registered attorney. If there are any questions about this procedure, please call the Planning Department at 221-6750. It is my hope that this revised dedication requirement will be met favorably and that the P.U.D. request can proceed to the Planning and Zoning Board on August 28, 1989 without any outstanding issues. Sincerely: Ta-(_ Ted Shepard, Project Planner .✓xc: Mike Herzig, Development Engineer Fort Collins, CO 80',2_= llatil) (;Il;l 221-h:50 Develop nt Services Planning Department Citv of Fort Collins October 18, 1989 MEMORANDUM TO: Members of City Council FM: Tom Peterson, Planniug't.V07n=r_.-- Gary Diede, Director of EngineeringP,` TH: James M. Davis, Director of Development Services RE: Graham Bed and Breakfast PUD - Case #26-89 Preliminary and Final - Sidewalk Attached, for your information, in response to several questions raised at last night's City Council meeting, is a copy of the staff report for the Graham Bed and Break- fast Pt' (rase #26-89). The only site improvement required by the Planning and Zoning Board was for the constructien of a sidewalk along the property frontage on Prospect Road. A number of potential requirements, such as the paving of the driveway parking area and dedication of additional Prospect Road right-of-way, were not mandated by the P&Z Board because of the nature and extent of the land use. The sidewalk along Prospect Road was installed in conjunction with the City's annual Concrete Improvement Program, with the City and the property owner split- ting the cost of the improvements. Normally, this cost -sharing approach would not he used for a development project, but staff believed it was appropriate in this particular instance. The existing use would have allowed up to three non -related individuals to occupy the house. The conversion to a bed and breakfast makes it possible for four guests to stay in the residence. It is difficult to say that the impact of this minor change by itself is enough to require the sidewalk construction. The purpose of the annual Concrete Improvement Program is to encourage lan- downers to construct or repair sidewalk adjacent to their property. Ms. Graham could have participated in this program two years, a year, or even a month before she decided to convert the property to a bed and breakfast. The very minor impact of the land use change did not seem significant enough to deny her the benefit of participating is the Concrete Program. If you have any questions or concerns, please let us know. xc: Sanford Kern, Planning and Zoning Board Chairman Laurie O'Dell, Planning and Zoning Board member Mike Herzig, Development Coordinator Joe Frank, Assistant Planning Director Jody Kole, Assistant to the City Manager Peter Barnes, Zoning Administrator Citv of Fort Collins Dever., went Services Planning Department MEMORANDUM TO: Members of City Council FROM: Tom Peterson, Plana re for VIA: James M. Davis, Development Services Director RE: Graham Bed and Breakfast P.U.D., Additional Clarification DATE: November S. 1989 PURPOSE The purpose of this memorandum is to respond to questions from City Council regarding the Graham Bed and Breakfast P.U.D. Specifically, the memo addresses the P.U.D. planning process, the evaluation of the P.U.D. request, and the sidewalk along Prospect Road. HISTORY Mrs. Graham owns a large, two story house at 730 West Prospect Road. On April 24, 1989, Mrs. Graham appeared before the City's Conceptual Review team proposing a conversion of her single family home into a four room bed and breakfast facility. A bed and breakfast facility is not allowed as a "use by right" in the R-L, Low Density Residential zone dis- trict. In order to reconcile her request with the existing zoning, Sirs. Graham faced the option of rezoning the property to R-H, High Density Residential, or apply for a Planned Unit Development. Mrs. Graham elected to apply for a P.U.D. As is typically required for P.U.D.'s which are anticipated to have an impact on surrounding properties, the bed and breakfast request was presented to the neighborhood for review and comment. A neighborhood meeting was held on June I, 1989 to obtain citizen input and comment about the proposal. A copy of the neighborhood meeting minutes is attached. On June 5, 1989, the Graham Bed and Breakfast P.U.D. was submitted to the Planning Department for formal review. SITE INSPECTION During the review process, the site was inspected by the Planning Depart- ment, the Engineering Department, and the Forestry Division of the Parks and Recreation Department. The purpose of these inspections was to conduct a V 1 .i i'orte :A%enue • I'.O. Hoy = 1) • tort Collins, CO 40522-0�AII comprehensive review of the property, determine the character of the surround- ing area, investigate the extent of the public improvements, and evaluate the condition of the existing landscaping. Based on this review, the following was concluded: The driveway was not paved, but had sufficient space for four park- ing spaces. 2. The landscaping was bountiful and mature with several significant trees located in a landscaped island in the middle of the driveway. 3. There was no sidewalk in front of the home. SITE EVALUATION Staff evaluated the bed and breakfast request for impacts on the surrounding area and on the existing public improvements. During these deliberations, Mrs. Graham was consulted for further explanation. It was revealed that her "market riche" was to capture those travelers who had a preference for small. cozy, home -like accommodations versus the larger, impersonal hotel. Further, Mrs. Graham impressed upon the Staff that her guests would likely be partici- pating in events held at either the Holiday Inn on West Prospect Road or the C.S.U. campus. Since these destinations were within walking distance of the bed and breakfast, the guests would, in all likelihood, walk rather than drive. Based on these assertions and the site inspections, the Staff concluded the following: The driveway would not have to be paved, and remain in gravel. 2. No additional landscaping would have to be provided 3. A sidewalk would be required in front of the home. 4. Dedication of 20 feet additional right-of-way for the future widening of Prospect Road to arterial standards. According to Section 29-679 of the Zoning Code, required public improve- ments shall be required to be installed prior to the issuance of a certifi- cated of occupancy or a change in occupancy via the P.U.D. process. Sidewalks are required along arterial streets. The pedestrian nature of the proposed use led Staff to conclude that a sidewalk should be installed in front of the proposed P.U.D. to assist patrons to their likely dcstina- tions. It was later found that for this type of development, the Citv Attorncv did not believe it was justified to require the right-of-way dedi- cation based on impact of the development. Therefore, the requirement for dedication was dropped. SIDEWALK IMPROVEMENT PARTICIPATION Normally, the sidewalk would have been constructed by Mrs. Graham at her cost. However, in this case, the applicant had contacted the Engi- neering Department to sign up and participate in the 1989 Sidewalk Improvement Program. This program is designed to assist property owners in the construction of sidewalks in the older portions of the community where there may be gaps in the sidewalk system or where sidewalks are non-existent. Mrs. Graham signed up for both the subject P.U.D. prop- erty at 730 West Prospect Road and the property to the east, 720 West Prospect, also under her ownership. With the construction of sidewalks for both these properties, a sidewalk connection would be established from the bed and breakfast to the inter- section with Whitcomb Street, a logical route to the campus. Please refer to the attached map illustrating this connection. The cost to the property owner who volunteers to participate in the program is 50% of the total sidewalk construction cost. The program is open to both residential and commercial properties. The Planning Staff believed that Mrs. Graham's participatio❑ in the Side- walk Improvement Program was a win -win situation. As a condition of the P.U.D., only the frontage of 730 West Prospect was required to be improved. As a result of the Sidewalk Improvement Program, Mrs. Graham also elected to improve the frontage of 720 West Prospect, her adjoining rental property. The result was an increased intensity of land use through the P.U.D. process for Mrs. Graham, a required sidewalk in front of 730 West Prospect, a volunteer sidewalk in front of 720 West Prospect, assisted by an established program set up for the very purpose of con- structing sidewalks in older neighborhoods. Staff viewed the requirement of the sidewalk and method of payment as three distinct issues. First, the sidewalk was required because Mrs. Graham placed a heavy emphasis on the fact that the majority of her guests would be pedes- trian -oriented towards the conference facilities at C.S.U. and the Holiday Inn. As a result, the requirements of the Parking Lot Development section of the Zoning Code were waived by the Planning Department and did not require the parking and driveway to be paved. Secondly, the sidewalk in front of 730 West Prospect would provide pedestrian access along the north side of the arterial. It is anticipated that the sidewalk will be eventually completed and connect from Whitcomb to Shields. Again, please refer to the enclosed map for an illustration. The opportunity afforded by the P.U.D. application allowed for the installation of a sidewalk so that, over time, Prospect Road, as with all City streets, will have sidewalks for safe pedestrian travel. Third, we believed that it was fair and equitable that Mrs. Graham have the same opportunity as any other resident to participate in the Sidewalk Improve- ment Program. Her eligibility to participate was not jeopardized by the fact that the improvement was a requirement of the P.U.D. 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 -hat 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 incu. [ am also concerned about extra vehicles parkin); in this ar0,1, trash, and the appearance of the Bed and Breakfast Inn. Sincerely Dale R. Carlson jm To summarize, we believed that assisting Mrs. Graham in the construction of the sidewalks was appropriate. In addition, careful consideration was given to waiving the parking lot paving requirement. The Planning and Zoning Board addressed the issue of the sidewalk requirement and agreed with Staff that it was a reasonable requirement. The Board did not address funding techniques. m Y G c Y � O c CV) + Q w 04 _c II p y R ' 3 L a 5 co �: e�se�`en+ was ''eeded f�r ��e cor'struction af ,he sidew��k an ��e P.���� �rc�ert� because �ity sraff ��nd +�he ap�l�c.�nt wa:Led tu prs- se,vr .��is��x� �annsc���nq whi�, requ�r�d consiructin� t�e ��idewalk �ur��er ;ron /��e street ouL of �he ' ��hi '�f way� ITEM PAT GRAHAM BED & BREAKFAST NUMBER 26-89 Citv of Fort Collins Development Services Planning Department NEIGHBORHOOD MEETING MINUTES PROJECT: Graham Bed and Breakfast P.U.D., 730 West Prospect Road MEETING LOCATION: Plymouth Congregational Church DATE: June I, 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. M I al'ortO icenue • PO Boy SRO • Fort Collin,. ( 0 Fo;2_ '�;-„-Sil 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 expecvcd 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. 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 493-036.5 ie(juest for: 7o allow Bed and Breakfast operation at 730 West Prosoect Road. Site location: Home ;s on approximately one acre of ground with mature iandscapirng on the north side or 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. aiso 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 c.rci- drive owned by 730 and there is ample off-street parking availabi . (See rougn araw:ng of property lay -out). The n use was built after the turn of the Century. probably about i9i5. and was known for a time as ''the old Harris House.'' For ,r,ore than 40 years, it was occupied by the Art Quinlan family. Mr. __)1_ir.lan owned and managed the Armstrong Hotel, whicn is now "he Empire. Mr. Quinlan also raised labrador retrievers and games birds in the backyard at 7.30 West Prospect.The William Spencer farm':,,,, 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, tine 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. iSee 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 orivate 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). r_her information: _ am currently a tenure -track assistant professor of economics at the University of Northern Colorado in <reelaV. I commute. but not every day. and use my home office extensively. 1 have a friend who is going to assist me for times am not availabie on site. anticipate most cf my guests will be visitors with business at CSU or in sewn •«ho ;re 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 warts 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 _,f 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 "peration will generate less traffic in terms of cars and load than I now have with full-time rentals. � 1 N ,5 �' 2Soa sQ� 3-4-eRes I TUCK N Y�1 '