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Home My WebLink About520 SOUTH LOOMIS ACCESSORY BUILDING - PDP - 14-06 - REPORTS - RECOMMENDATION/REPORTA 520 S. Loomis St., A,-_ :ssory Building, Project Development Plan — #14-06 July 26, 2006 Administrative Public Hearing Page 6 A. In Chapter 3 - Land Use Plan, Conservation Areas (page 3-16) the plan states "these areas are primarily single family residential but some redevelopment to low density multi -family residential has already taken place. Conservation of the low density residential character is of primary concern and redevelopment is not encouraged." Allowed uses include accessory uses. The proposal for the 520 South Loomis Street accessory building, being a new accessory building with habitable space behind an existing single-family residence, is considered to be in conformance with the City's adopted West Side Neighborhood Plan. FINDINGS OF FACT/CONCLUSIONS After reviewing the 520 South Loomis, Accessory Building Project Development Plan, #14-06 staff makes the following findings of fact and conclusions: 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 4.7 of the Land Use Code. 4. The proposal is in conformance with the City's adopted West Side Neighborhood Plan, an element of the Comprehensive Plan. RECOMMENDATION: Staff recommends approval of the 520 South Loomis Street Accessory Building, Project Development Plan — #14-06. 520 S. Loomis St., A.-_.-ssory Building, Project Development Plan — #14-06 July 26, 2006 Administrative Public Hearing Page 5 3. Division 4.7(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 Division 4.7(F)(1)(c), as well as the roof pitch as described in Division 4.7(F)(1)(g). B. Bulk and Massing Maximum building height per Division 4.7(F)(2)(a) Building Height is 1 %2 stories (24 feet) for accessory buildings with habitable space. The proposed accessory building is 21 feet 3 inches in height and 1 '/2 stories. Per Division 4.7(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 10 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 storage and hobby area. This proposal complies with the standards in Division 4.7(F)(3)(c), in that it provides a separate yard area, the major entries face the existing residence and alley, windows overlooking abutting yards are minimal and existing significant trees will be maintained. 5. West Side Neighborhood Plan The accessory building at 520 S. Loomis Street is a property that is identified as being in the Neighborhood Conservation area and Residential Multi -Family area in the West Side Neighborhood Plan (adopted in 1989 as an element of the Comprehensive Plan). This accessory building proposal complies with the West Side Neighborhood Plan and discussions of this proposal's conformance to the plan follow. 520 S. Loomis St., A. sssory Building, Project Development Plan — #14-06 July 26, 2006 Administrative Public Hearing Page 4 The proposed new accessory building is to be 21' 3" in height. The size, massing, and height of the building are consistent with building heights in the neighborhood. The roof pitch will be approximately 11:12, and the building materials and colors will match the existing buildings on the property. The property at 520 South Loomis is bordered by existing single-family residential in all four directions. The existing chain -link fence and gate through the middle of the property will be eliminated and the 6 foot privacy fence along the south and east property lines will remain. 4. ARTICLE 4 - Districts A. Division 4.7 — 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 compliment and serve the existing residence. It is in the area designated as a Conservation Area in the City's adopted West Side Neighborhood Plan. 1. Division 4.7(D) — Land Use Standards The proposed accessory building will contain 600 feet of floor area. Per Division 4.7(D)(3) Accessory Buildings with Habitable Space, floor area includes all floor space within the accessory building that has a ceiling height of at least 7 % feet. This proposal complies with Division 4.7(D)(5) Floor Area Ratio, in that the Floor Area Ratio (FAR) on the rear fifty percent of the lot is .13. 2. Division 4.7(E) — Dimensional Standards This proposal satisfies all applicable dimensional standards in the NCM District, more specifically the minimum side yard requirements described in Division 4.7(E)(4), and the maximum building height of one and one-half stories, per Division 4.7(E)(5). 520 S. Loomis St., A. _assory Building, Project Development Plan — #14-06 July 26, 2006 Administrative Public Hearing Page 3 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 will be trimmed to accommodate the accessory building. The area around the accessory building will be re -seeded with drought tolerant grass, and a stone walkway will connect the accessory building to the existing house. 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. No additional parking is required for this proposal, but the applicant proposes to pave two additional parking spaces off of the alley to further serve the existing residence. 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 3.4 Environmental, Natural and Cultural Standards 1. Section 3.4.7 - Historic and Cultural Resources The existing residence and garage have been reviewed for potential Landmark eligibility and were found likely to be individually eligible for Landmark designation. Per Section 3.4.7(F) New Construction, it has been determined that the proposed accessory building's location, design and materials will sufficiently mitigate any potential negative effects on the potential landmark eligibility of the existing residence and garage. D. Division 3.5 - Building Standards 1. Section 3.5.1 - Building and Project Compatibility 520 S. Loomis St., AL..dssory Building, Project Development Plan — #14-06 July 26, 2006 Administrative Public Hearing Page 2 • the proposed accessory building with habitable space is permitted in Division 4.7 Neighborhood Conservation, Medium Density District (NCM) of ARTICLE 4 — DISTRICTS, subject to an administrative review. Accessory buildings with habitable space are permitted in the NCM — Neighborhood Conservation, Medium Density Zoning District, subject to an administrative (Type 1) review. The purpose of the NCM District is: "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 compliment and serve the existing residence. It is in the area designated as a Conservation Area in the City's adopted West Side Neighborhood Plan. 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 The property is platted as Lot 7 and the north 3 feet of Lot 8 of the Westlawn Addition of 1920. 2. ARTICLE 2 — Administration Section 2.2.2. Step 2: Neighborhood Meetings The 420 S. Loomis Street Accessory Building, PDP contains a proposed land use that is permitted as Type 1 use, subject to an administrative review (Type 1 proposal). The LUC does not require that a neighborhood meeting be held for a Type 1 development proposal. A neighborhood meeting was not held for this proposal. 3. ARTICLE 3 — General Development Standards The 520 S. Loomis Accessory Building Project Development Plan complies with all of the applicable standards in Article 3 - General Development ITEM NO. 1 94 4 R MEETING DATE STAFF Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: 520 South Loomis Street Accessory Building, Project Development Plan (PDP) — #14-06 APPLICANT/ OWNER: Charles and Beverly Kohl 2037 Angelo Dr. Fort Collins, CO 80528 PROJECT DESCRIPTION: This is a request to construct a new accessory building with habitable space at 520 South Loomis Street. The proposed accessory building will serve as hobby and storage space for the existing residence. The building will be one and one-half (1 1/2) stories, and will contain 600 feet of floor area. The existing residence and garage will remain unaltered. The property is located on the east side of Loomis Street, between Mulberry Street (to the north) and Myrtle Street (to the south). The property is in the NCM — Neighborhood Conservation, Medium Density Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The 520 S. Loomis 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 COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO.80522-0580 (970) 221-6750 PLANNING DEPARTMENT