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Home My WebLink About121 REMINGTON ST. - ACCESSORY BUILDING W/HABITABLE SPACE - PDP - 31-09 - REPORTS - RECOMMENDATION/REPORT1121 Remington Street Accessory Building with Habitable Space, Project Development Plan — #31-09 November 2, 2009 Administrative Public Hearing Page 4 2. Section 4.9(E) — Dimensional Standards The structure is existing and its placement on the lot is considered to be "grand -fathered." Therefore, these requirements do not apply. 3. Section 4.9(F) — Development Standards A. Carriage Houses and Habitable Accessory Building with Habitable Spaces The existing accessory building with habitable space is proposed to contain habitable space, as water and sewer service will be extended from the existing residence. Habitable space does not mean a dwelling unit, but rather space intended to serve for human occupancy. The proposed accessory building with habitable space will be used for storage and a workspace. This proposal complies with the standards in Section 4.9(F)(3)(c), in that a separate yard area containing at least 120 s.f. is provided for the accessory building, separate from that of the primary structure. FINDINGS OF FACT/CONCBUSIONS: After reviewing the 1121 Remington Street Accessory Building with Habitable Space Project Development Plan, #31-09, Staff makes the following findings of fact and conclusions: 1.. The proposed land use is permitted in the NCB — Neighborhood Conservation, Buffer 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 4.9 of the Land Use Code. RECOMMENDATION: Staff recommends Approval of the 1121 Remington Street Accessory Building with Habitable Space, Project Development Plan — #31-09. 1121 Remington Street Accessory Building with Habitable Space, Project Development Plan — #31-09 November 2, 2009 Administrative Public Hearing Page 3 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 one off-street parking space since the lot has more than 40 feet of street frontage. Three long- term compact parking spaces will be provided in the gravel area south of the barn. 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 structure is the original barn for the residence, which was built in 1905. The size, massing, height and design of the building are consistent with other accessory buildings in the neighborhood. 3. ARTICLE 4 - Districts A. Division 4.9 — Neighborhood Conservation Buffer District Accessory Buildings with Habitable Space are permitted in the NCB — Neighborhood Conservation Buffer Zoning District, subject to an administrative (Type 1) Review. The NCB 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 NCB District as it is an infill project with an accessory habitable building designed to serve the existing residence. 1. Section.4.9(D) — Land Use Standards The existing accessory building is 402 square feet of floor area. Per Section 4.9(D)(3) — Accessory Buildings with Habitable Space, 600 square feet is the maximum floor area permitted for accessory buildings with habitable space located behind a street -fronting principal building. 1121 Remington Street Accessory Building with Habitable Space, Project Development Plan — #31-09 November 2, 2009 Administrative Public Hearing Page 2 • 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 4.9 — Neighborhood Conservation, Buffer District (NCB) of ARTICLE 4 — DISTRICTS, subject to an administrative review. COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: NCB; existing single- and two-family residential S: NCB; existing single- and two-family residential E: NCB; existing single- and two-family residential W: CC, Community Commercial; existing commercial development (McAlister's Deli) This property was annexed into the City in 1881 in the Lake Park Addition. It was platted as part of the Crafts Resubdivision of Lake Park Addition in 1890. 2. ARTICLE 3 — General Development Standards The 1121 Remington 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 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 Landscape Plan provides for landscaping in the areas that are not covered by the building or paving. The existing mature tree will remain on the site and the landscaping around the accessory building with habitable space includes irrigated turf and existing shrubs. PROJECT: 1121 Remington St — Accessory Building with Habitable Space, Project Development Plan (PDP) — #31-09 APPLICANT: John Hahn Hahn Plumbing and Heating Inc. 130 Chestnut St Fort Collins, CO OWNER: Bill Norris 1121 Remington St Fort Collins, CO PROJECT DESCRIPTION: This is a request for an accessory structure with habitable space located on the rear of a lot at 1121 Remington Street. The property is located in the Neighborhood Conservation Buffer (NCB) zone district. The accessory structure is existing and is currently used for storage and a work space. The proposed upgrade will extend water and sewer service to the structure for a utility sink. The City's Land Use Code (LUC) defines "habitable space" as "any building with water and/or sewer service" in the NCB zone district. In this case "habitable space does not necessarily mean a dwelling unit" (LUC, Section 4.9 (E)(3)(b)). The proposed use is permitted in the NCB zone district subject to administrative review (Land Use Code, Section 4.9(13)(2)(d)l ). RECOMMENDATION: Approval of PDP EXECUTIVE SUMMARY: The 1121 Remington 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;