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Home My WebLink About731 W. OLIVE ST., ACCESSORY BUILDING W/HABITABLE SPACE - PDP - 24-09 - REPORTS - RECOMMENDATION/REPORT731 West Olive Street Accessory Building with Habitable Space, Project Development Plan — #24-09 October 14, 2009 Administrative Public Hearing Page 5 4. West Side Neighborhood Plan The property at 731 West Olive Street is identified in the West Side Neighborhood Plan as an area to retain or convert to single family residential. This proposal complies with the land use vision for the Single Family Area in that while it is new construction, it is intended as an accessory use to serve the existing single-family residence. The character and architectural style of the building will mimic the existing historic "barns," or accessory structures, along the alleys in this neighborhood. The accessory building with habitable space will not be a dwelling unit, and accessory uses are stated as suitable land uses in this area. FINDINGS OF FACT/CONCLUSIONS After reviewing the 731 West Olive Street Accessory Building with Habitable Space Project Development Plan, #24-09, Staff makes the following findings of fact and conclusions: 1. The proposed land use is permitted in the NCL — Neighborhood Conservation, Low 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 4.7 of the Land Use Code, with the exception of: 4. The proposal is in conformance with the City's adopted West Side Neighborhood Plan. RECOMMENDATION: Staff recommends Approval of the 731 West Olive Street Accessory Building with Habitable Space, Project Development Plan — #24-09. 731 West Olive Street Accessory Building with Habitable Space, Project Development Plan — #24-09 October 14, 2009 Administrative Public Hearing Page 4 This proposal satisfies all applicable dimensional standards in the NCL District, more specifically the minimum side yard and rear yard setback requirements described in Section 4.7(E)(3) and (4), and the maximum building height of one and one-half (1 1/2) story, per Section 4.7(E)(5). 3. Section 4.7(F) — Development Standards This proposal satisfies all applicable development standards in the NCL District, described in detail below. A. Building Design The accessory building with habitable space design complies with the minimum front yard setback specified in Section 4.7(F)(1)(c), as well as the roof pitch as described in Section 4.7(F)(1)(g). B. Bulk and Massing Maximum building height per Section 4.7(F)(2)(a) — Building Height is 1 '/2 stories (24 feet) for accessory buildings with habitable space. The proposed accessory building with habitable space is 20 feet 10 inches in height and one story. Per Section 4.7(F)(2)(b)(1) — Eave Height, the exterior eave height will not exceed thirteen feet from grade. The proposed accessory building with habitable space will have an eave height of 9 feet 1 1/8 inches from grade. C. Carriage Houses and Habitable Accessory Building with Habitable Spaces The proposed accessory building with habitable space will 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 a garage. This proposal complies with the standards in Section 4.7(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; the major entries and windows do not face an abutting side or rear yard; and existing significant trees will be maintained. 731 West Olive Street Accessory Building with Habitable Space, Project Development Plan — #24-09 October 14, 2009 Administrative Public Hearing Page 3 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 new accessory building with habitable space is to be 20 feet 10 inches in height. The size, massing, height and design of the building are consistent with other accessory buildings in the neighborhood. The design is intended to emulate the character of the historic structures in the area. 3. ARTICLE 4 - Districts A. Division 4.7 — Neighborhood Conservation Low Density District Accessory Buildings with Habitable Space are permitted in the NCL — Neighborhood Conservation Low Density Zoning District, subject to an administrative (Type 1) Review. The NCL District is: "intended to preserve the character of areas that have a predominance of developed single-family dwellings and have been given this designation in accordance with an adopted subarea plan." This proposal complies with the purpose of the NCL District as it is an infill project with an accessory habitable building designed to complement and serve the existing residence. 1. Section 4.7(D) — Land Use Standards The proposed accessory building with habitable space will contain 598 square feet of floor area. Per Section 4.7(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. This proposal complies with Section 4.7(D)(5) - Floor Area Ratio, in that the Floor Area Ratio (FAR) on the rear fifty percent of the lot is 0.18, and the maximum FAR permitted on the rear fifty percent of the lot is 0.33. 2. Section 4.7(E) — Dimensional Standards 731 West Olive Street Accessory Building with Habitable Space, Project Development Plan — #24-09 October 14, 2009 Administrative Public Hearing Page 2 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 4.7 — Neighborhood Conservation, Low Density District (NCL) of ARTICLE 4 — DISTRICTS, subject to an administrative review. COMMENTS: 1. Back -ground The surrounding zoning and land uses are as follows: N: NCL; existing single-family residential S: NCL; existing single-family residential E: NCL; existing single-family residential W: NCL; existing single-family residential This property was annexed and platted in the Loomis Addition in 1887. 2. ARTICLE 3 — General Development Standards The 731 West Olive 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 will include irrigated turf and existing shrubs. 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. Two parking spaces will be provided within the accessory building with habitable space. PROJECT: 731 West Olive Street — Accessory Building with Habitable Space, Project Development Plan (PDP) — #24-09 APPLICANT: ' Steve Whittall By Design Homes, LLC 400 Whedbee St. Fort Collins, CO OWNER: Rodney G Clough 731 W Olive 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 731 W Olive Street. This structure will be used as•a garage; the reason it is considered to have "habitable space" is because it will have water and sewer lines extended to the structure. The property is located in the Neighborhood Conservation Low Density (NCL) zone district. The proposed use is permitted in the NCL zone district subject to administrative review (Land Use Code, Section 4.7(13)(2)(c)1). RECOMMENDATION: Approval of PDP EXECUTIVE SUMMARY: The 731 West Olive 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