HomeMy WebLinkAbout224 WOOD ST. - ACCESSIBLE BUILDING W/HABITABLE SPACE - PDP/FDP - 8-10/A - REPORTS - RECOMMENDATION/REPORT224 Wood Street AccessqWuilding with Habitable Space, •
Project Development Plan #8-10
May 26, 2010 Administrative Public Hearing
Page 11
4. A Modification of Standard is requested for Section 4.8(E)(4), Staff
recommends approval of this request.
5. A Modification of Standard is requested for Section 4.8(E)(5) and
4.8(F)(2)(a)(1), Staff recommends approval of this request.
RECOMMENDATION:
Staff recommends the following:
• Approval of the Modification of Standard Request to Section 4.8(E)(4),
• Approval of the Modification of Standard Request to Sections 4.8(E(5) and
4.8(F)(2)(a)(1), and
Approval of the 224 Wood Street Accessory Building with Habitable Space,
Project Development Plan — #8-10.
224 Wood Street Access Building with Habitable Space, •
Project Development Pla #8-10
May 26, 2010 Administrative Public Hearing
Page 10
"(H) Step 8 (Standards): Applicable, and the decision maker may grant a
modification of standards only if it finds that the granting of the
modification would not be detrimental to the public good, and that:
(1) the plan as submitted will promote the general purpose of the
standard for which the modification is requested equally well or better
than would a plan which complies with the standard for which a
modification is requested.
Staffs Review of the Applicant's Request
Staff has reviewed the applicant's requested Modification of Standard
Requests against the criteria set forth in Section 2.8.2(H) of the Land Use
Code. It is Staff s determination that the proposed structure meets the
intent of "the standard for which the modification is requested equally well
or better than would a plan which meets the standard (Criteria
2.8.2(H)(1)). The design of this structure is very similar to the example
provided in the LUC in Division 4.7 and meets the other height
requirements that apply to this type of structure.
Staff recommends approval of the Modification of Standard Requests to
Section 4.8(E)(5) and 4.8(F)(2)(a)(1) of the LUC, based on the criteria set
forth in Section 2.8.2(H)(1).
FINDINGS OF FACT/CONCLUSIONS
After reviewing the 224 Wood Street Accessory Building with Habitable Space Project
Development Plan, #8-10, 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 the exception of:
• Section 4.8(E)(4) which requires the minimum side interior yard
setback be 5 feet.
• Section 4.8(E)(5) and 4.8(F)(2)(a)l , which both address accessory
buildings containing habitable space being limited to one and one-half
(1 '/2) stories.
224 Wood Street Accessq�suilding with Habitable Space, •
Project Development Plan!!#8-10
May 26, 2010 Administrative Public Hearing
Page 9
Staff recommends approval of the Modification of Standard Request to
Section 4.8(E)(4) of the LUC, based on the criteria set forth in Section
2.8.2(H)(1) and (3).
2. The applicant is requesting a Modification of Standard to Section
4.8(E)(5) and 4.8(F)(2)(a)1, which both address accessory buildings
containing habitable space being limited to one and one-half (1 'h) stories.
Applicants Justification:
The proposed addition of an Accessory Building with Habitable Space at
224 Wood Street requires a modification to the existing Fort Collins Land
Use Code section 4.8(E)(5) and 4.8(F)(2)(a)1. Our reason for the request
is based on 2.8.2(H)(1): the plan and elevations submitted with a vaulted
second floor will definitely promote the general purpose of an accessory
building with habitable space much better than if we were to comply with
the story and a half requirement. We feel the proposed building is
aesthetically appealing, fitting to the neighborhood and existing
vernacular, will be below the current height requirement of 24'-0"
(4.8.(F)(2)(a)2), and adhere to the 13'-0" eave height requirement
(4.8(0(2)(b)1)•
Existing site conditions force the building footprint to a one car garage
instead of the typical two car garage (which is the larger percentage of
these types of buildings). If we were to maximize the allowable 600
square footage per the story and a half requirement the building would
become much longer and not as aesthetically appealing. Thus by
reducing our building footprint and creating a vaulted second floor (while
staying under the current height requirement) we are able to propose an
accessory building with habitable space that lends itself to the main
purpose of such buildings.
Applicants Conclusion:
Because of the preceding reasons we ask for the modification of the Fort
Collins Land Use Code section 4.8(E)(5) and 4.8(F)(2)(a)1 allowing the
proposed accessory building to have a vaulted second floor and not
adhere to the story and a half requirements.
Review of Modification Criteria — Section 2.8.2(H):
The citation for the applicable review criteria for a Modification is as
follows:
224 Wood Street Accessuilding with Habitable Space, isProject Development Plan — #8-10
May 26, 2010 Administrative Public Hearing
Page 8
Review of Modification Criteria — Section 2.8.2(H):
The citation for the applicable review criteria for a Modification is as
follows:
"(H) Step 8 (Standards): Applicable, and the decision maker may grant a
modification of standards only if it finds that the granting of the
modification would not be detrimental to the public good, and that.
(1) the plan as submitted will promote the general purpose of the
standard for which the modification is requested equally well or better
than would a plan which complies with the standard for which a
modification is requested, and
(3) by reason of exceptional physical conditions or other extraordinary
and exceptional situations, unique to such property, including, but not
limited to, physical conditions such as exceptional narrowness,
shallowness or topography, or physical conditions which hinder the
owner's ability to install a solar energy system, the strict application of
the standard sought to be modified would result in unusual and
exceptional practical difficulties, or exceptional or undue hardship upon
the owner of such property, provided that such difficulties or hardship
are not caused by the act or omission of the applicant.
Staffs Evaluation of Applicant's Request
Staff has evaluated the applicant's request against the criteria provided in
Section 2.8.2(H) of the LUC. Staff finds that the applicants request meets
criteria 2.8.2(H)(1) and (3); due to "exceptional situations, unique to [the]
property," the existing mature tree and the placement of the electrical
service box "result in unusual and exceptional practical difficulties ... upon
the owner of the property," and "the plan as submitted promotes the
general purpose of the standard equally well or better than would a plan
which complies with the standard for which the modification is requested."
If the proposed structure met the applicable setback standards, while
accommodating the physical characteristics of the site, the structure could
not accommodate an adequate one car garage. The only way to meet the
setback standards would be to remove the tree and move the electrical
service box. It is Staffs determination that the setback infringement meets
the intent of the standard equally well or better than a plan would that
meets the standard.
owners do not want to change the current travel routes through the alley
because they see them as favorable to the block and other residents who
use it on a daily basis. The proposed fence on the PDP site plan is
approximately the extent of which the owners of 224 Wood Street could
comfortably regain some of their backyard.
Applicant's Conclusion:
Because of the preceding reasons we ask for the modification of the Fort
Collins Land Use Code section 4.8(E)(4) allowing the proposed accessory
building to sit 4'-0" into the south side yard setback and exactly on the 9'-
0" alley easement as shown in the PDP site plan.
Appendix A'. -
Aerial Photo of neighboring lots on alley
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224 Wood Street Access�uilding with Habitable Space, •
Project Development Plan — #8-10
May 26, 2010 Administrative Public Hearing
Page 6
a) Existing location of a mature Hackberry tree
There is an existing mature Hackberry tree located 12'-0" south of the
north property line and 33'-6" west of the east property line. The tree's
diameter is approximately 2'-01'. It is the owners and neighborhoods best
interest to keep this tree. With consultation from a local arborist, he
suggested the proposed building should be located as far south and east
of the tree as possible in order to preserve the root system and not kill the
tree.
b) Existing location of City Electrical Service Box
There is an existing city electrical service box located out of the current
recorded easement... the current location of the box is approximately 20'-
0" north of the south property line and 9'-6" west of the east property line.
The dimensions of the fence around the electrical box are 6'-6" x 6'-6" If
the city was to move this electrical box to the recorded easement it would
hinder the proposed building further since the recorded easement is 10' x
5' but roughly 1'-6" south of the current location. Two scenarios would
best fit the owners, neighborhood and city, (1) to leave the electrical box in
its current location and allow the proposed building to move south into the
side yard setback 4'-0" (as shown on the PDP site plan), thus putting no
extra cost on the city to move the electrical box, or (2) move the electrical
box north and east from its current location and record a new easement
location.
c) Existing location of neighboring Accessory buildings and Alley
shape
The aerial photo (Appendix A') shows six neighboring lots with Accessory
buildings located either within the 5'-0" side yard setback or the 9'-0" alley
easement. Both lots to the north and south of 224 Wood Street have their
accessory buildings located either on the property line or within 1'-6"of it.
Furthermore, this proposed accessory building will greatly improve the
appearance of the alley compared to the existing accessory buildings
grandfathered in.
The alley is uniquely shaped like a "T" with the two top ends of the "T"
continuing north to Maple Street. 224 Wood Street is located on the west
side of the alley where it first starts to "T". Over years of automobile travel
the alley has crept its way into and through the northeast corner of the
property. Even the currently located electrical service box has a bollard
on the northeast corner to protect it from alley traffic. This unique shape
and traffic pattern greatly impact the accessory buildings location as the
224 Wood Street AccessMWuilding with Habitable Space, .
Project Development Pla #8-10
May 26, 2010 Administrative Public Hearing
Page 5
of the total floor area of the story directly beneath." The proposed
structure does not meet this standard, please see the Modification
of Standard section of this report for further analysis.
This section also limits the height of accessory buildings with
habitable space to not exceed 24'. The proposed building is 21'
10".
ii. Eave Height — The proposal is consistent with the eave height
requirements in this section. The code limits the eave height to be
13' or less, the proposal is for a 13' eave height.
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 1680
s.f., significantly exceeding the minimum area required;
ii. The door into the upstairs of the building and the upstairs windows
are screened from the neighboring property by the large tree
located to the north of the structure; and
iii. The building's location has been proposed to accommodate the
preservation of a significant tree on the site.
B. Modification of Standard Requests
As specified in Section 2.8.2 Modification Review Procedures, (H)
(Standards), the Administrative Hearing Officer may grant a modification of
standards only if he/she finds that the granting of the modification would not
be detrimental to the public good and meets one of the criteria set forth in
Section 2.8.2(H)(1)-(4).
1. The applicant is requesting a Modification of Standard to Section
4.8(E)(4), which addresses the minimum interior side yard setback.
Applicant's Justification:
The proposed addition of an Accessory Building with Habitable Space at
224 Wood Street requires a modification to the existing Fort Collins Land
Use Code section 4.8(E)(4) based on many exceptional physical
conditions and hardships per 2.8.2(H)(3). It would be extremely difficult
and unfavorable to the owners and the neighborhood if the proposed
building was located based on the current setbacks and easements. The
following conditions directly impact the ability to locate the proposed
building as per the current standards and should be considered towards
approval of this modification request:
224 Wood Street AccesBuilding with Habitable Space,
Project Development PI #8-10
May 26, 2010 Administrative Public Hearing
Page 4
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.
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 342 s.f. and the second
story is 258 s.f., for a total floor area of 600 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 0.207, 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, with the exception of the interior
lot line setback of 5' along the south property line. This will be discussed
further in the Modification of Standard section of this report.
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 48' from the principle structure,
exceeding the 10' setback requirement;
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 ''/z) 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 level, and in which space the possible floor
area with head room of five (5) feet or less occupies at lease 40%
224 Wood Street Accessuilding with Habitable Space,
Project Development Pla #8-10
May 26, 2010 Administrative Public Hearing
Page 3
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
1. Section 3.2.1 - Landscaping and Tree Protection
The proposal complies with Section 3.2.1(E)(2) Landscape Area
Treatment in that the 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 a minimum of two off-street parking
spaces since the lot has less than 40 feet of street frontage. One (1)
parking space will be provided within the accessory building with habitable
space and the other is provided on the existing driveway that runs
adjacent to the house.
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' 10" in
height. The size, massing, height and design of the building are
consistent with other 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
224 Wood Street Accessuilding with Habitable Space,
Project Development Pla 8-10
May 26, 2010 Administrative Public Hearing
Page 2
EXECUTIVE SUMMARY:
The 224 Wood 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.
o The applicant is requesting a Modification of Standard to Section 4.8(E)(4)
of the LUC, which requires the minimum side interior yard setback be 5
feet. Staff is recommending approval of this Modification Request based
on the criteria set forth in Section 2.8.2(H)(1) and (3) of the LUC.
o The applicant is requesting a Modification of Standard to Section 4.8(E)(5)
and 4.8(F)(2)(a)1, which both address accessory buildings containing
habitable space being limited to one and one-half (1 '/2) stories. Staff is
recommending approval of this Modification Request based on the criteria
set forth in Section 2.8.2(H)(1) of the LUC.
COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
N: NCM; 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 and annexed in the West Side Addition Annexation in
1887.
2. ARTICLE 3 — General Development Standards
The 224 Wood Street Accessory Building with Habitable Space, PDP complies
with all of the applicable standards in Article 3 - General Development Standards
m City of 0
ort Collins
OM NO I O
MEETING DATE 2-1A ZoLri
STAFF
HEARING OFFICER
PROJECT: 224 Wood Street — Accessory Building with Habitable Space,
Project Development Plan (PDP) — #8-10
APPLICANT: HighCraft Builders
429 S Howes Street
Fort Collins, CO 80521
OWNER: Mitchell and Vicky Green
224 Wood Street
Fort Collins, CO 80521
PROJECT DESCRIPTION:
This is a request for an accessory structure with habitable space to be located on the
rear of a lot at 224 Wood Street. The property is located in the Neighborhood
Conservation Medium Density (NCM) zone district. The first floor (approximately 350
s.f.) of the proposed structure will be used as a one car garage and the second floor
(approximately 250 s.f.) will have a personal workspace and bathroom. The City's Land
Use Code (LUC) defines "habitable space" as "any building with water and/or sewer
service" in the NCM zone district (LUC, Section 4.8(D)(3)). In this case, habitable space
does not mean a dwelling unit. The proposed use is permitted in the NCM zone district
subject to administrative review (LUC, Section 4.8(13)(2)(c)1).
RECOMMENDATION: Approval of Modification of Standard Requests
Approval of PDP
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750