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Home My WebLink About415 N. SHERWOOD ST., ACCESSORY BUILDING W/HABITABLE SPACE - PDP - 6-11 - REPORTS - RECOMMENDATION/REPORT415 North Sherwood Stre accessory Building with Habitable `, 'ice, Project Development Plan - #6-11 April 13, 2011 Administrative Public Hearing Page 6 Staff recommends approval of the 415 North Sherwood Accessory Building with Habitable Space - #6-11, with the condition that the final plans and building permit application meet the 13' eave height maximum. 415 North Sherwood Strer' lccessory Building with Habitable c ice, Project Development Plan 46-11 April 13, 2011 Administrative Public Hearing Page 5 ii. This section also limits the height of accessory buildings with habitable space to not exceed 24'. The proposed building is 21' tall. iii. Eave Height — The plan indicates that the eave height is approximately 13' 5", this section of the code requires the maximum eave height be 13' from grade. The applicant is aware of this standard and there is a condition of approval recommended that this standard be met for the final plans and for the building permit application. c. Carriage Houses and Habitable Accessible Buildings — The proposal complies with the applicable standards of this section as follows: i. The site accommodates a shared yard area of approximately 1800 s.f., significantly exceeding the minimum area required; ii. The north elevation, which faces the neighboring property, does not have any windows or doors, meeting the intent of this standard because privacy of the neighbor's back yard is maintained; and iii. No trees will be harmed by the proposed structure's location. FINDINGS OF FACT/CONCLUSIONS After reviewing the 415 North -Sherwood Street Accessory Building with Habitable Space Project Development Plan, #6-11, Staff makes the following findings of fact and conclusions: 1. The proposed land use is permitted in the NCM — Neighborhood Conservation, Medium Density Zone District of the Land Use Code. 2. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. 3. The Project Development Plan complies with all applicable Land Use and Development Standards contained in Article 4, Division 4.8 of the Land Use Code; with one exception: o Section 4.8(F)(2)(b)1. regarding the maximum eave height be 13'. Staff recommends a condition of approval be that this standard be met for the final plans and building permit application for this project. RECOMMENDATION: 415 North Sherwood Strer' 'kcessory Building with Habitable c-ice, Project Development Plan 46-11 April 13, 2011 Administrative Public Hearing Page 4 1. Section 4.8(D) — Land Use Standards The proposal complies with Section 4.8(D)(3) — Accessory buildings with Habitable Space (or Potential Future Habitable Space) in that accessory buildings with habitable space are limited to 600 square feet in this section of the LUC. The proposed structure's first floor is 438 s.f. and the second story is 265 s.f., but only 105 s.f. are counted because the rest has ceiling height that is less than 7'6", for a total usable floor area of 543 s.f. This proposal complies with Section 4.8(D)(5) - Floor Area Ratio, in that the Floor Area Ratio (FAR) on the rear fifty percent of the lot is 0.209, and the maximum FAR permitted on the rear fifty percent of the lot is 0.33. 2. Section 4.8(E) — Dimensional Standards The proposal complies with all setbacks standards of this section. 3. Section 4.8(F) — Development Standards a. Building Design — The proposal complies with the applicable standards in this section, more specifically: i. all exterior walls that are greater than 6' in length are parallel to the lot lines; ii. the accessory structure is setback 10' from the principle structure, exceeding the minimum 10' setback from the principle structure's front setback; iii. the second floor does not over hang the first floor; and iv. the roof pitch is within the range permitted in this section. b. Bulk and Massing — The proposal complies with the applicable standards of this section as follows: Building Height — The maximum building height for accessory buildings with habitable space is one and one half (1 %2) stories. A "half story" is defined as "a space under a sloping roof which has the line of intersection of the roof and wall face not more than three (3) feet above the floor, and in which space the possible floor area with head room of five (5) feet or less occupies at least 40% of the total floor area of the story directly beneath." The proposed structure contains 168 square feet of floor area above 5' in the'h story. The area directly under the % story space is 399 square feet, making the area with less than F of head room to be 248 square feet or 53% of the total floor area directly beneath the half story. This is in compliance with this standard. 415 North Sherwood )Strer' '\ccessory Building with Habitable S ice, Project Development Plan 46-11 April 13, 2011 Administrative Public Hearing Page 3 1. Section 3.2.1 - Landscaping and Tree Protection The proposal complies with Sections 3.2.1(D)(1) and (2) in that a full tree stocking and street trees are existing that meet the standards of this section. The proposal also complies with Section 3.2.1(E)(2) Landscape Area Treatment in that nothing in the back yard is proposed to change. The existing mature trees and irrigated turf will remain on the site. 2. Section 3.2.2 — Access, Circulation and Parking The proposal complies with Section 3.2.2(K)(1) Residential Parking Requirements, in that it provides one off-street parking space since the lot has more than 40 feet of street frontage. The one (1) parking space will be provided within the accessory building with habitable space. B. Division 3.3 - Engineering Standards The proposal complies with the design standards, requirements, and specifications for the services as set forth in this section of the LUC. C. Division 3.5 - Building Standards 1. Section 3.5.1 - Building and Project Compatibility The proposed accessory building with habitable space is to be 21' in height. The size, massing, height and design of the building are consistent with other residential and accessory buildings in the neighborhood. 3. ARTICLE 4 -Districts A. Division 4.8 — Neighborhood Conservation Medium Density District Accessory Buildings with Habitable Space are permitted in the NCM — Neighborhood Conservation Medium Density Zoning District, subject to an administrative (Type 1) Review. The NCM District is: "Intended to preserve the character of areas that have a predominance of developed single-family and low- to medium -density multi -family housing and have been given this designation in accordance with an adopted subarea plan." This proposal complies with the purpose of the NCM District as it is an infill project with an accessory habitable building designed to complement and serve the existing residence. 415 North Sherwood Strer' "ccessory Building with Habitable c �ce, Project Development Plan 46-11 April 13, 2011 Administrative Public Hearing Page 2 EXECUTIVE SUMMARY: The 415 North Sherwood Street, Accessory Building with Habitable Space, PDP complies with the applicable requirements of the Land Use Code (LUC), more specifically: • the process located in Division 2.2 - Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; • the standards located in Division 3.2 - Site Planning and Design Standards, Division 3.3 — Engineering Standards, Division 3.4 — Environmental, Natural and Cultural Standards; and Division 3.5 - Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and • the proposed accessory building with habitable space is permitted in Division 4.8 — Neighborhood Conservation, Medium Density District (NCM) of ARTICLE 4 — DISTRICTS, subject to an administrative review. COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: NCM; existing single-family residential LMN (Low Density Mixed Use Neighborhood); one block down the zoning changes but housing character is very similar consisting of existing single- family residential S: NCM; existing single-family residential E: NCM; existing single-family residential W: NCM; existing single-family residential This property was platted as Lot 2, Block 64 of the original Map of the Town of Fort Collins in 1873. It was replatted in 1998 as Lot 2A of Block 64. 2. ARTICLE 3 — General Development Standards The 415 North Sherwood Street Accessory Building with Habitable Space, PDP complies with all of the applicable standards in Article 3 - General Development Standards of the LUC. Of specific note are Division 3.2 — Site Planning and Design Standards; Division 3.3 — Engineering Standards; and Division 3.5 Building Standards. Further discussions of these particular standards follow. A. Division 3.2 — Site Planning and Design Standards , of �rt�' ITEM NO ( chc f MEETING DATE11-:S411 STAFF iV `-ArcJ HEARING OFFICER PROJECT: 415 North Sherwood Street — Accessory Building with Habitable Space, Project Development Plan (PDP) — #6-11 APPLICANT: David Doll Doll Construction 1437 Denver Ave. #261 Loveland, CO 80538 OWNER: Barbara Schreiner 415 North Sherwood Street Fort Collins, CO 80521 PROJECT DESCRIPTION: This is a request for an accessory structure with 1. habitable space located on the rear of a lot At`41'5 N`Sh`e"iwood"Street: ?his s`tructiare Wll'be used as a garage with" a small craft room above; the reason it is considered to have "habitable space" is because it will have water and sewer lines extended to the structure. The structure is proposed to have approximately 543 square feet. The property is located in the Neighborhood Conservation Medium Density (NCM) zone district. The proposed use is permitted in the NCM zone district subject to administrative review. RECOMMENDATION: Staff recommends approval of the 415 North Sherwood Accessory Building with Habitable Space - #6-11, with the condition that the final plans and building permit application meet the 13' eave height maximum. Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580 fcgov.com/currentplanning 970.221.6750