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Home My WebLink About226 PETERSON STREET ACCESSORY BUILDING W/ HABITABLE SPACE - PDP - 39-06 - REPORTS - RECOMMENDATION/REPORT226 Peterson St., Ac. _ssory Building, Project Development Plan — #39-06 July 24, 2007 Administrative Public Hearing Page 5 overlooking abutting yards are minimal and existing significant trees will be maintained. 4. East Side Neighborhood Plan The property at 226 Peterson Street is identified in the East Side Neighborhood Plan as a Preservation Area. Preservation Areas "include the predominantly lower density residential areas that make up the major portion of the Neighborhood Area ... Any new construction or renovation should respect the character and architectural style of its immediate surroundings." This proposal complies with the land use vision for the Preservation 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 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 226 Peterson Street Accessory Building Project Development Plan, #39-06 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. 4. The proposal is in conformance with the City's adopted East Side Neighborhood Plan. RECOMMENDATION: Staff recommends approval of the 226 Peterson Street Accessory Building, Project Development Plan — #39-06. 226 Peterson St., A(- O,sory Building, Project Development Plan — #39-06 July 24, 2007 Administrative Public Hearing Page 4 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 0.123, and the maximum FAR permitted on the rear fifty percent of the lot is 0.33. 2. Section 4.8(E) — Dimensional Standards This proposal satisfies all applicable dimensional standards in the NCM District, more specifically the minimum side yard and rear yard setback requirements described in Section 4.8(E)(3) and (4), and the maximum building height of one story, per Section 4.7(E)(5). 3. Section 4.8(F) — Development Standards This proposal satisfies all applicable development standards in the NCM District, described in detail below. A. Building Design The accessory building design complies with the minimum front yard setback specified in Section 4.8(F)(1)(c), as well as the roof pitch as described in Section 4.8(F)(1)(g). B. Bulk and Massing Maximum building height per Section 4.8(F)(2)(a) — Building Height is 1 '/2 stories (24 feet) for accessory buildings with habitable space. The proposed accessory building is 23 feet 3'/2 inches in height and one story. Per Section 4.8(F)(2)(b)(1) — Eave Height, the exterior eave height will not exceed thirteen feet from grade. The proposed accessory building will have an eave height of 11 feet 9 inches from grade. C. Carriage Houses and Habitable Accessory Buildings The proposed accessory building 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 will be used for a garage, storage and workshop area. This proposal complies with the standards in Section 4.8(F)(3)(c), in that it the major entries face the existing residence and alley, windows 226 Peterson St., Ac,.;ssory Building, Project Development Plan — #39-06 July 24, 2007 Administrative Public Hearing Page 3 C. Division 3.4 Environmental, Natural and Cultural Standards Section 3.4.7 - Historic and Cultural Resources This property is located within the Laurel School National Register Historic District. Historic Preservation staff has reviewed this proposal and have determined that the proposed design is acceptable within this historic district and that the design complements the existing residence on the property. D. Division 3.5 - Building Standards Section 3.5.1 - Building and Project Compatibility The proposed new accessory building is to be 23 feet 3 % inches in height. The size, massing, and height of the building are consistent with building heights in the neighborhood and the design is intended to emulate the historic barns found along the alleys in this area. 3. ARTICLE 4 - Districts A. Division 4.8 — Neighborhood Conservation Medium Density District Accessory buildings 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. It is in the area designated as a Preservation Area in the City's adopted East Side Neighborhood Plan. 1. Section 4.8(D) — Land Use Standards The proposed accessory building will contain 600 feet of floor area. Per Section 4.8(D)(3 — Accessory Buildings with Habitable Space, 600 square feet is the maximum floor area permitted for accessory buildings located behind a street -fronting principal building. 226 Peterson St., AL ssory Building, Project Development Plan — #39-06 July 24, 2007 Administrative Public Hearing Page 2 COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: NCM; existing multi family residential S: NCM; existing single-family residential E: NCM; existing single family residential W: NCM; existing public library The property was platted as Lot 11 of Block 152 of Fort Collins in 1873. 2. ARTICLE 3 — General Development Standards The 226 Peterson Accessory Building Project Development Plan 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; Division 3.4 — Environmental, Natural and Cultural 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 tress will remain on the site and the landscaping around the accessory building will include irrigated turf, irrigated beds, and rock and mulch areas. 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. 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. ITEM NO. MEETING DATE 7/24/2007 STAFF Shelby Sommer City of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: 226 Peterson Street Accessory Building, Project Development Plan (PDP) — #39-06 APPLICANT/ OWNER: Leonard Wright 226 Peterson St. Fort Collins, CO 80524 PROJECT DESCRIPTION: This is a request to construct a new accessory building with habitable space at 226 Peterson Street. The proposed accessory building will serve as garage, workshop and storage space for the existing residence. The building will be 23 feet 3 Y2 inches tall, and will contain 600 feet of floor area. The existing residence will remain unaltered. The property is located on the east side of Peterson Street, between Oak and Olive Streets. The property is in the NCM — Neighborhood Conservation, Medium Density Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The 226 Peterson Street Accessory Building 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. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO.80522-0580 (970) 221-6750 PLANNING DEPARTMENT