HomeMy WebLinkAboutA2. Vacation Home16134 Staff Report for the 304 West Cleveland Street Extended Stay
Conditional Use Permit
Date: City Commission Public Hearing May 16, 2016
Project Description: A Conditional Use Permit (CUP) to allow a single-household
residence to operate as a vacation home (classified as “Extended Stay Lodging” in the R-1
Zoning District), which would permit the residence to be rented for less than 30 days at a
time on property located at 304 West Cleveland Street, Bozeman, MT. The CUP is required
for the establishment of extended stay lodging in an R-1 zoning district and is contained in
application No. 16134.
Project Location: 304 West Cleveland Street. The property is zoned R-1 (Residential
Single-Household, Low Density District) and is legally described as Lots 1-5, Block 17,
Capitol Hill Addition, City of Bozeman, Gallatin County, Montana.
Recommendation: Approval with conditions and code provisions.
Recommended Motion:
“Having reviewed and considered the application materials, public comment, and all the
information presented, I hereby adopt the findings presented in the staff report for application
No. 16134, known as the 304 West Cleveland Street Extended Stay Conditional Use Permit, to
allow a single-household residence to be operated as extended stay lodging with conditions and
subject to all applicable code provisions.”
Report Date: May 5, 2016
Staff Contact: Allyson B. Brekke, Associate Planner
Agenda Item Type: Action (Quasi Judicial)
EXECUTIVE SUMMARY
Unresolved Issues
There are no unresolved issues.
Project Summary
The Conditional Use Permit (CUP) application is a request to allow a single-household residence
to be operated as a vacation home (classified as “Extended Stay Lodging” in the R-1 Zoning
District), which would permit the residence to be rented for less than 30 days at a time on
property located at 304 West Cleveland Street, Bozeman, MT. A CUP is required for the
establishment of extended stay lodging in an R-1 Zoning District.
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Extended stay lodging is defined within the BMC (Sec. 38.42.1040) as “guest rooms intended or
designed to be used, or which are used, rented or hired out to be occupied, or which are
occupied for sleeping purposes for guests and contain kitchen facilities for food preparation,
including, but not limited to, such facilities as refrigerators, stoves and ovens. Generally an
individual guest will not exceed 30 days stay. This definition includes dwelling units used, rented
or hired out for vacation homes.”
The property is located at the southwast corner of West Cleveland Street and South 3rd Avenue
and is located within the Bon Ton Historic District, as well as the Neighborhood Conservation
Overlay District. A single-residence household building and detached garage structure are
located on the property. The three bedroom residence meets all current development standards
for a residential single-household dwelling. The interior living space is 3,021 square feet and
was completely renovated in 2002 with new electric service, wiring, lighting, plumbing, heating
and other improvements. No exterior modifications to the buildings or property are proposed
with this application, nor are any deviations or variances requested.
This proposed use is reviewed against the CUP criteria of Section 38.19.110 as addressed in
Section 5 of this report. The Development Review Committee (DRC) voted unanimously at their
April 27, 2016 meeting to recommend approval of the CUP application with the conditions and
code provisions identified in this report.
No public comment has been received.
Alternatives
1. Approve the application with the recommended conditions;
2. Approve the application with modifications to the recommended conditions;
3. Deny the application based on the Commission’s findings of non-compliance with the
applicable CUP criteria contained within the staff report;
4. Open and continue the public hearing on the application, with specific direction to Staff or
the applicant to supply additional information or to address specific items.
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TABLE OF CONTENTS
EXECUTIVE SUMMARY ...................................................................................................... 1
Unresolved Issues ............................................................................................................... 1
Project Summary ................................................................................................................. 1
Alternatives ......................................................................................................................... 2
TABLE OF CONTENTS .......................................................................................................... 3
SECTION 1 - MAPS AND EXHIBITS.................................................................................... 4
SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL ...................................... 8
SECTION 3 - CONDITIONAL USE PERMIT PROVISIONS OF THE BMC ...................... 9
SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS ...................................... 10
SECTION 5 - STAFF ANALYSIS......................................................................................... 10
Applicable Plan Review Criteria, Section 38.19.100, BMC. ............................................ 10
Applicable Conditional Use Permit Review Criteria, Section 38.19.110, BMC .............. 13
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY............................... 15
APPENDIX B – NOTICING AND PUBLIC COMMENT ................................................... 16
APPENDIX C – OWNER INFORMATION AND REVIEWING STAFF ........................... 16
FISCAL EFFECTS ................................................................................................................. 16
ATTACHMENTS ................................................................................................................... 16
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SECTION 1 - MAPS AND EXHIBITS
Figure 1: Site Photo (October 2015)
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Figure 2: Zoning Map
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Figure 3: Future Land Use Designation Map
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Figure 4: Land Use Map
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SECTION 2 - RECOMMENDED CONDITIONS OF APPROVAL
Please note that these conditions are in addition to any required code provisions identified in this
report. These conditions are specific to the project.
Recommended Conditions of Approval:
1. The applicant is advised that unmet code provisions, or code provisions that are not
specifically listed as conditions of approval, does not, in any way, create a waiver or other
relaxation of the lawful requirements of the Bozeman Municipal Code or state law.
2. The maximum number of guests shall not exceed 10 per night.
3. All outdoor activities producing noise discernible from a neighboring property shall cease by
10:00 p.m.
4. There shall be no outdoor sleeping, campers or tents permitted on the property at any time.
5. The owner shall assure that the occupants and/or guests of the vacation rental do not create
unreasonable noise or disturbances, engage in disorderly conduct, or violate any provisions
of this Conditional Use Permit or state or local laws by notifying occupants of the rules
regarding this rental and responding when notified that occupants are violating any laws or
rules regarding their occupancy. It is not intended that the owner, local agent, or contact
person act as a peace officer or place himself or herself in harm’s way.
6. The owner or agent of the owner shall mail to the party signing any rental agreement or
reserving the property a copy of all the vacation home rental rules and regulations, including
the above conditions, within ten (10) days of reserving the property. Any rental agreement
shall include a written acknowledgment by the renters of compliance with said rules and
conditions. The owner or agent shall also prominently display all the rules and regulations
within the unit or on/adjacent to the interior of the front door.
This information shall also include the following:
a. The name of the property management company, agent, local contact person, or owner of
the property, and a telephone number at which that party may be reached on a 24-hour
basis.
b.The trash pick-up day and notification of all rules and regulations regarding trash removal.
c. The rules, requirements or provisions for seasonal snow removal.
7. If not completed with the recent upgrade to the home, the water meter installation inside the
house must be brought to the current standard per City Water Inspection Requirements and
the City of Bozeman Design Standards and Specifications Policy. Specifically, a backflow
preventer must be installed to protect the public potable water supply. The applicant shall
contact Jubal Whitlock, Backflow and Cross Connection Specialist, with the City Water and
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Sewer Division to inspect the water meter installation and report the inspection with this
application.
SECTION 3 - CONDITIONAL USE PERMIT PROVISIONS OF
THE BMC
A. Section 38.19.110.F, BMC states that the right to a Conditional Use Permit shall be
contingent upon the fulfillment of all general and special conditions imposed by the
Conditional Use Permit procedure. All special conditions and code provisions shall
constitute restrictions running with the land, shall be binding upon the owner of the land, his
successors or assigns, shall be consented to in writing by the applicant prior to
commencement of the use and shall be recorded as such with the Gallatin County Clerk and
Recorder’s Office by the property owner prior to the final site plan approval or
commencement of the use. All of the conditions and code provisions specifically stated
under any conditional use listed in this title shall apply and be adhered to by the owner of the
land, successor or assigns.
B. Section 38.19.110.I, BMC describes the process for termination/revocation of a Conditional
Use Permit approval:
1. Conditional Use Permits are approved based on an analysis of current local circumstances
and regulatory requirements. Over time these things may change and the use may no
longer be appropriate to a location. A Conditional Use Permit will be considered as
terminated and of no further effect if:
a. After having been commenced, the approved use is not actively conducted on the site for
a period of two continuous calendar years;
b. Final zoning approval to reuse the property for another principal or conditional use is
granted;
c. The use or development of the site is not begun within the time limits of the final site
plan approval in 38.19.120.
2. A conditional use which has terminated may be reestablished on a site by either, the
review and approval of a new Conditional Use Permit application, or a determination by
the Director of Community Development that the local circumstances and regulatory
requirements are essentially the same as at the time of the original approval. A denial of
renewal by the Director of Community Development may not be appealed. If the Director
of Community Development determines that the Conditional Use Permit may be renewed
on a site then any conditions of approval of the original Conditional Use Permit are also
renewed.
3. If activity begins for which a Conditional Use Permit has been given final approval, all
activities must comply with any conditions of approval or code requirements. Should
there be a failure to maintain compliance the City may revoke the approval through the
procedures outlined in section 38.34.160.
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4. Section 38.19.120, BMC requires the applicant to submit a final plan, no later than six
months after the date of approval of a preliminary plan.
SECTION 4 - RECOMMENDATION AND FUTURE ACTIONS
Project Name: 304 West Cleveland Street Extended Stay CUP
File: 16134
The Development Review Committee (DRC) considered the Conditional Use Permit (CUP) on
April 27, 2016 and completed the review with a recommendation of conditional approval on that
same date.
The City Commission is scheduled to hold a public hearing and review the application on May
16, 2016 at their regularly scheduled agenda.
SECTION 5 - STAFF ANALYSIS
Analysis and resulting recommendations are based on the entirety of the application materials,
municipal codes, standards, and plans, public comment, and all other materials available during
the review period. Collectively this information is the record of the review. The analysis in this
report is a summary of the completed review.
Applicable Plan Review Criteria, Section 38.19.100, BMC.
The applicant is advised that unmet code provisions, or code provisions that are not specifically
listed as conditions of approval, does not, in any way, create a waiver or other relaxation of the
lawful requirements of the Bozeman Municipal Code or State law.
In considering applications for plan approval under this chapter, the review authority and
advisory bodies shall consider the following criteria.
1. Conformance to and consistency with the City’s adopted growth policy
The proposed CUP as conditioned is in compliance with this criterion. The Future Land Use
designation is “Residential” in the Bozeman Community Plan. This use is permitted within the
R-1 zoning district with the approval of a CUP. For more detailed information on the growth
policy designation, please see Appendix B.
2. Conformance to this chapter, including the cessation of any current violations
No current violations are known to exist on the site. The proposed uses of the site are consistent
with the allowed uses of the R-1 district. The proposed site layout conforms to the requirements
of the municipal code. The applicant is advised that unmet code provisions, or code provisions
that are not specifically listed as conditions of approval, does not, in any way, create a waiver or
other relaxation of the lawful requirements of the Bozeman Municipal Code or state law.
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3. Conformance with all other applicable laws, ordinances, and regulations
No conflicts have been identified. Additional steps are required such as final site plan and
application for business license, which will be addressed as appropriate in the future. In
addition, the project is generally conforming to the standards as presented and will comply fully
with identified conditions and code requirements.
4. Relationship of site plan elements to conditions both on and off the property
The existing home was constructed in 1946. The home has been constructed in the middle of the
16,800 square foot lot. The total living space is 3,362 square feet, including three bedrooms and
three bathrooms. The residence includes a two car garage, concrete surface parking for three cars
in the rear of the property, and one on-street parking space. A Certificate of Appropriateness was
approved in 2014 for renovations to the home, updates included new electrical service, lighting,
plumbing, heating, insulation and other improvements in keeping with the historic character of
the neighborhood. In consideration of this proposed use, this home is located in relative close
proximity to the Historic Bozeman Downtown.
5. The impact of the proposal on the existing and anticipated traffic and parking conditions
The proposed site plan as conditioned is in compliance with parking requirements in the
Bozeman Municipal Code. No additional parking will be required to meet the City’s minimum
standards. Traffic levels may fluctuate based on rentals. In addition, due to periods when the
home is not rented, or occupied by the owner, traffic will be minimized. Therefore, overall traffic
levels, on average, over time, would generally be considered comparable to similar residential
homes.
6. Pedestrian and vehicular ingress and egress
Vehicle access is from West Cleveland Street and is not proposed to be modified. There is an
existing boulevard sidewalk along West Cleveland Street that ties into the City’s sidewalk
system.
7. Landscaping, including the enhancement of buildings, the appearance of vehicular use,
open space, and pedestrian areas, and the preservation or replacement of natural
vegetation
Mature landscaping is present on site. No changes to the existing landscaping is proposed as part
of this application.
8. Open space
Not applicable.
9. Building location and height
No physical alterations are proposed for the existing buildings. The building heights will remain
unchanged.
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10. Setbacks
The residence complies with all minimum yard setbacks for the R-1 district. No physical
alternations are proposed for the existing buildings.
11. Lighting
No changes to lighting, and no additional lighting, are proposed as part of this application.
12. Provisions for utilities, including efficient public services and facilities
The site is fully served by public and private utilities. No changes to the sewer and water
connections or private utilities are proposed.
13. Site surface drainage
No changes to the site surface drainage are proposed. The Engineering Department did not have
any concerns regarding drainage as part of this application.
14. Loading and unloading areas
Not applicable.
15. Grading
No changes to the site grading are proposed as part of this application.
16. Signage
No specific signage is requested as part of this application.
17. Screening
No screening is specifically required with this application. There are existing mature trees
located on the boundaries of the property.
18. Overlay district provisions
The site is located within the Neighborhood Conservation Overlay District and within the Bon
Ton Historic District. No modifications to the residence are being proposed as part of this
application; therefore, overlay district design guideline review is not required with this proposal.
19. Other related matters, including relevant comment from affected parties
As of the writing of this report, no public comment has been received in response to the noticing
of the project. Any public comments received following this report will be forwarded to the City
Commission prior to the public hearing.
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20. If the development includes multiple lots that are interdependent for circulation or
other means of addressing requirement of this title, whether the lots are either:
Configured so that the sale of individual lots will not alter the approved configuration or
use of the property or cause the development to become nonconforming
or
The subject of reciprocal and perpetual easements or other agreements to which the City is
a party so that the sale of individual lots will not cause one or more elements of the
development to become nonconforming.
Not applicable.
21. Compliance with article 43 of chapter 38 of the Bozeman Municipal Code.
Not applicable.
22. Phasing of development
No phasing is proposed.
Applicable Conditional Use Permit Review Criteria, Section 38.19.110, BMC
E. In addition to the review criteria of Section 38.19.100, the review authority shall, in approving
a CUP, determine favorably as follows:
1. That the site for the proposed use is adequate in size and topography to accommodate
such use, and all yards, spaces, walls and fences, parking, loading and landscaping are
adequate to properly relate such use with the land and uses in the vicinity;
The house at 304 West Cleveland Street is situated on five city lots totaling 16,800 gross square
feet, more than double the minimum lot size for this R-1 zoned property. It is situated at the
center of the property with existing landscaped yard, flower beds, trees, and shrubs. The house is
set back by more than 41 feet on the east side along South 3rd Avenue and by more than 48 feet
on the west side along South 4th Avenue. The north facing front yard along West Cleveland
Street is approximately 45 feet. The south facing back yard abuts the only adjoining neighbor
and is approximately 55 feet. These dimensions demonstrate great separation between the
existing home and the neighboring properties.
The paved driveway is 71 feet long on the west side of the home that leads to a free standing two
car garage. The driveway can comfortably accommodate four vehicles.
All conditions of approval will be included in the document that is notarized and recorded at the
Gallatin Clerk and Recorder’s office and will therefore, be connected to the property so that all
future owners are notified about this requirement. Considering all this information, the site is
adequate in size and topography to accommodate such a use.
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2. That the proposed use will have no material adverse effect upon the abutting property.
Persons objecting to the recommendations of review bodies carry the burden of proof;
The required public noticing was executed for the project. No public comment has been received
in response to the noticing at the time of this report.
Following review of the proposed application materials, Staff finds that the proposed use can be
operated with no material adverse effects upon abutting properties with the inclusion of the
recommended conditions.
3. That any additional conditions stated in the approval are deemed necessary to protect
the public health, safety and general welfare. Such conditions may include, but are not
limited to:
a. Regulation of use;
b. Special yards, spaces and buffers;
c. Special fences, solid fences and walls;
d. Surfacing of parking areas;
e. Requiring street, service road or alley dedications and improvements or appropriate
bonds;
f. Regulation of points of vehicular ingress and egress;
g. Regulation of signs;
h. Requiring maintenance of the grounds;
i. Regulation of noise, vibrations and odors;
j. Regulation of hours for certain activities;
k. Time period within which the proposed use shall be developed;
l. Duration of use;
m. Requiring the dedication of access rights; and
n. Other such conditions as will make possible the development of the city in an orderly
and efficient manner.
The CUP review criteria for the proposed use is reviewed in an effort to determine what may be
reasonable conditions for this specific application to assure this use can be operated
harmoniously within this neighborhood setting and that also addresses any public health, safety
and welfare concerns.
Recommended Condition No. 2 is included to limit the number of overnight guests on the
property at any one time to ten to limit the intensity of this commercial use on the property. This
number also falls within the International Building Code occupancy standard for residential
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homes of “one person per 200 square feet of floor area.” While the extended stay lodging is a
commercial use, it does not reach the intensity requiring building code standards for hotels.
Recommended Condition No. 3 is included to require that all outdoor activities cease by 10:00
p.m. so as not to impact adjacent residential properties due to noise.
Recommended Condition No. 4 indicates that no outdoor sleeping, campers or tents are
permitted on the property at any time. Again, this condition is to limit any potential impacts to
adjacent properties and to retain the general residential appearance of the property.
Recommended Condition No. 6 is fairly standard notification protocols for vacation rentals to
assure that future renters have been notified of the rules governing their stay, acknowledged
these rules, identified contact persons, and requires the posting of the rules within the unit. These
conditions will help to assure that renters are aware of the CUP conditions and their obligations
to minimize negative impacts to the surrounding area.
F. In addition to all other conditions, the following general requirements apply to every
conditional use permit granted:
1. That the right to a use and occupancy permit shall be contingent upon the fulfillment of
all general and special conditions imposed by the conditional use permit procedure; and
2. That all of the conditions shall constitute restrictions running with the land use, shall
apply and be adhered to by the owner of the land, successors or assigns, shall be binding
upon the owner of the land, his successors or assigns, shall be consented to in writing, and
shall be recorded as such with the county clerk and recorder's office by the property owner
prior to the issuance of any building permits, final plan approval or commencement of the
conditional use.
The necessary recording of documents is the final step for the CUP. Item A of the stated code
provisions applies to this issue. A document to be recorded will be provided by the Staff.
APPENDIX A – PROJECT SITE ZONING AND GROWTH POLICY
Zoning Designation and Land Uses: The subject property is zoned “R-1” (Residential Single-
Household, Low Density District). The intent of the R-1 residential district is “to provide for
primarily single-household residential development and related uses within the city at urban
densities, and to provide for such community facilities and services as will serve the area's
residents while respecting the residential character and quality of the area.”
Adopted Growth Policy Designation: The property is designated as “Residential” in the
Bozeman Community Plan. The Plan indicates that, “This category designates places where the
primary activity is urban density dwellings. Other uses which complement residences are also
acceptable such as parks, low intensity home based occupations, fire stations, churches, and
schools. High density residential areas should be established in close proximity to commercial
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centers to facilitate the provision of services and employment opportunities to persons without
requiring the use of an automobile. Implementation of this category by residential zoning should
provide for and coordinate intensive residential uses in proximity to commercial centers. The
residential designation indicates that it is expected that development will occur within municipal
boundaries, which may require annexation prior to development. The dwelling unit density
expected within this classification varies between 6 and 32 dwellings per net acre. A higher
density may be considered in some locations and circumstances. A variety of housing types can
be blended to achieve the desired density. Large areas of single type housing are discouraged. In
limited instances the strong presence of constraints and natural features such as floodplains may
cause an area to be designated for development at a lower density than normally expected within
this category. All residential housing should be arranged with consideration of compatibility with
adjacent development, natural constraints such as watercourses or steep slopes, and in a fashion
which advances the overall goals of the Bozeman growth policy. The residential designation is
intended to provide the primary locations for additional housing within the planning area.”
APPENDIX B – NOTICING AND PUBLIC COMMENT
Noticing was provided pursuant to Section 38.40.030, BMC. Notice was sent to property owners
within 200 feet of the exterior boundaries of the property via USPS first class mail and published
twice in the Bozeman Daily Chronicle at least 15 and not more than 45 days prior to the expected
decision by the City Commission. The notices was published in the Bozeman Daily Chronicle on
April 28, May 1, and May 8, 2016. In addition, notice was posted on site and mailed to
surrounding property owners.
At this time, no public comment has been received.
APPENDIX C – OWNER INFORMATION AND REVIEWING
STAFF
Owners/Applicants: Ian Woods, 304 West Cleveland Street, Bozeman, MT, 59715
Representative: Jen Patterson, 3425 Motor Avenue, Apt. 411, Los Angeles, CA, 90034
Report By: Allyson B. Brekke, Associate Planner
FISCAL EFFECTS
No unusual fiscal effects have been identified. No presently budgeted funds will be changed by
this application.
ATTACHMENTS
The full application and file of record can be viewed at the Bozeman Community Development
Department at 20 E. Olive Street, Bozeman, MT 59715.
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Applicant’s submittal materials
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Owner Address City State Zip
Ashley Sullivan 402 W Cleveland Bozeman MT 59715
Scott Lawson & Lori Goss 405 W Cleveland Bozeman MT 59715
Stephen & Nancy Davenport 408 W Cleveland Bozeman MT 59715
Sarah Helfrich 411 W Cleveland Bozeman MT 59715
Heather and Sam Miller 412 W Cleveland Bozeman MT 59715
Owner Address City State Zip
Bradley & Virginia Stratton 915 S 3rd Ave Bozeman MT 59715
James Boldy 916 S 3rd Ave Bozeman MT 59715
Stephen & Judith Parks 921 S 3rd Ave Bozeman MT 59715
David & Serena Mercer 922 S 3rd Ave Bozeman MT 59715
Horatio & Elizabeth Potter 1002 S 3rd Ave Bozeman MT 59715
Douglas Phelps 1010 S 3rd Ave Bozeman MT 59715
Michael Nash 1011 S 3rd Ave Bozeman MT 59715
Barbara Bakwin 1014 S 3rd Ave Bozeman MT 59715
James Goetz & Jill Davenport 1019 S 3rd Ave Bozeman MT 59715
Beth Antonopulos 1020 S 3rd Ave Bozeman MT 59715
Owner Address City State Zip
Richard Prugh 219 Arthur Street Bozeman MT 59715
QB Development Corp 403 Arthur Street Bozeman MT 59715
Peter Jacobsen, Travis Smith, & Jaime Jelendrik 411 Arthur Street Bozeman MT 59715
Owner Address City State Zip
Nancy Devore 1015 S 4th Ave Bozeman MT 59715
Jeffrey Loeb & Margaret Beal 1017 S 4th Ave Bozeman MT 59715
W Cleveland
S 3rd Ave
Arthur Street
S 4th Ave
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Project Narrative for property and intended use of 304 West Cleveland Street
Intended Use:
The intended use of 304 West Cleveland, Bozeman MT is as a residence for the owner Ian
Woods and his domestic partner Jen Patterson. When not in use for this purpose the owner and
his partner would like to list the residence as an upscale vacation rental to be managed by
Mountain Home Vacation Rentals with owner Suzy Hall as the agent representative. The owner
would like a Conditional Use Permit for Extended Stay Lodging.
Property Description:
This historic colonial revival home is 3 bedrooms and 2.5 baths. The living space is 3021 square
feet and comfortably sleeps 6 people. The house was completely renovated, with renovation
being completed in 2002, with new electric service, wiring, lighting, plumbing, heating,
insulation, and other improvements. A special effort was made during renovation to preserve
the historic character of the home and property.
A. The home is situated on 5 city lots totaling 16,800 gross square feet, more than double the
minimum lot size for this R-1 zoned property. The home is set back from the side yards by
more than 41 feet on the east side abutting S 3rd Ave and 48 feet on the west side abutting
S 4th Ave. The north facing front yard, looking onto W Cleveland Street, is set back from the
home by 45 feet. The south facing back yard abuts the only adjoining neighbor and the back
of the house is 55 feet from the back property line.
The house is situated at the center of the property with existing landscaped yard, flower
beds, trees, and shrubs. The landscaping is professionally maintained. In addition there is a
contracted snow removal service and a weekly lawn mowing service during appropriate
seasons. When the residents are not in the area Mountain Home conducts regular onsite
visits to the property to ensure all landscaping and upkeep is maintained at a high standard.
Rental income will be used to help defer the cost of ongoing maintenance of upkeep of the
house and property in keeping with the character and feel of the historic neighborhood.
The paved driveway is 71 feet long on the west side of the home that leads to a free
standing 2 car garage. The driveway can comfortably accommodate 4 vehicles.
B. The only abutting property is the Nash residence on the southern border (back yard
property line). The distance from the home to the southern property line is 55 feet. The
southern property border has abundant mature landscaping, both trees and shrubs, that
provides more than ample yard buffering to the only adjacent neighbor/property.
Management and maintenance contracts are in place to ensure property management and
upkeep in the owner’s absence.
C. N/A
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