HomeMy WebLinkAbout318 E. MYRTLE, ACCESSORY BUILDING - PDP - 31-05 - REPORTS - RECOMMENDATION/REPORT318 E. Myrtle St., Accessory Building,
Project Development Plan—#31-05
September 13, 2005 Administrative Public Hearing
Page 7
residence, is considered to be in conformance with the City's adopted East
Side Neighborhood Plan.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the 318 East Myrtle Street, Accessory Building Project Development
Plan, staff makes the following findings of fact and conclusions:
The proposal is in conformance with the City's adopted East Side
Neighborhood Plan, an element of the Comprehensive Plan.
2. The proposal is in conformance with and supported by the Structure Plan,
being part of the City of Fort Collins CITY PLAN.
3. The proposal is in conformance with and supported by the Principals and
Policies, being a part of the City of Fort Collins CITY PLAN.
4. The proposed land use is permitted in the NCM — Neighborhood Conservation,
Medium Density Zone District of the Land Use Code.
5. The Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code.
6. 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.
RECOMMENDATION:
Staff recommends approval of the 318 East Myrtle Street Accessory Building,
Project Development Plan—#31-05.
' 318 E. Myrtle St., Accessory Building,
Project Development Plan—#31-05
September 13, 2005 Administrative Public Hearing
Page 6
In Chapter 2 - Policy Plan, Section 2 Preservation Areas, Section 2.1 -
Zoning (page 22) it states that "The portions of the ESN currently within
the RL - Low Density Residential Zoning District should generally not be
considered for rezoning. The remaining portions of the Neighborhood
Preservation Areas should be rezoned to better reflect the existing mix
of predominantly single family and low density multiple -family uses. A
new "Neighborhood Preservation" Zoning District (described in
Appendix A) is recommended."
Appendix A, Section A.1 NP, Neighborhood Preservation District
(page 54) states that "This district designation is for areas of
existing residential neighborhoods that contain predominant
single family and low density multiple -family uses." Uses
permitted would include accessory building. The minimum lot
area shall be the equivalent of two times the total floor area of
the building, but not less than 4,500 square feet for a one -family
or two-family dwelling and 6,000 square feet for all other uses.
In Chapter 2 - Policy Plan, Section 2 Preservation Areas, Section 2.2 -
Use Conversions (pages 22 & 23) it states that "Changes of use are to
be generally discouraged, except as follows:
Conversions which can be demonstrated to further specific goals
of the East Side Neighborhood Plan."
Such use conversions include accessory buildings.
In Chapter 3 - Implementation Guide, Section 3.1.1 - Land Use (page
46) it states that changes should be made to the Zoning Ordinance,
including the adoption of a new NP - Neighborhood Preservation District
and initiate the rezoning of the East side Neighborhood as
recommended in Figure 4 of the ENP (page 22-C).
The property at 318 East Myrtle Street is shown to be in the NP -
Neighborhood Preservation Area in Figure 4 of the ENP -
Proposed Land Use Areas
' In Appendix A - Recommended New Zoning Districts, Section A.1
Neighborhood Preservation District (page 54) it states that "This district
is for areas of existing residential neighborhoods that contain
predominant single family and low density multiple -family uses". The
uses permitted include accessory buildings.
The proposal for the 318 East Myrtle Street accessory building, being a new
accessory building with habitable space behind an existing single-family
318 E. Myrtle St., Accessory Building,
Project Development Plan — #31-05
September 13, 2005 Administrative Public Hearing
Page 5
The existing house at 318 E. Myrtle Street is over 100 years old and the
proposed new accessory building with habitable space will be of a size and
height that will be compatible with the existing house and surrounding single-
family residential neighborhood.
The City's Structure Plan Map shows this property to be in a Low Density
Mixed -Use Residential Neighborhood area. The Structure Plan, being a part
of the CITY PLAN, supports small multi -family dwellings on the subject
property. The plan states that Low Density Mixed -Use Neighborhoods, under
Neighborhoods, will develop at approximately five dwelling units per acre
overall. These neighborhoods will consist of a mix of detached homes on small
and average size lots, townhomes, duplex units, and manufactured housing.
The proposed accessory building with habitable space at 318 E. Myrtle Street,
project will provide laundry, hobby and storage space in a small structure that
would be architecturally consistent with the surrounding single-family and
multi -family residential neighborhood. This property is in the NCM -
Neighborhood Conservation, Medium Density District. The purpose of this
district is to preserve the character of areas that have a predominance of
developed single-family and low- to medium -density multi -family housing.
6. Conformance with the City's East Side Neighborhood Plan
The CITY PLAN is the result of a two-year long process to update the City's
Comprehensive Plan. While the CITY PLAN deals with city-wide policies,
neighborhood plans are needed to help implement CITY PLAN by applying
general, city-wide policies to a specific neighborhood (or subarea). Several
CITY PLAN principles and policies place in context the connection between
the overall Comprehensive Plan and the East Side Neighborhood Plan
(adopted in 1986 as an element of the Comprehensive Plan).
The accessory building at 318 E. Myrtle Street is a property that is identified as
being in the NP - Neighborhood Preservation area in the East Side
Neighborhood Plan.
In Chapter 2 - Policy Plan, Section 2.1.2 - Land Use Policies (page 20),
in the general land use area of "Preservation" it states that "It is critical
to the continued viability of the East Side Neighborhood that the existing
land use mix of these Preservation areas be maintained, that housing
opportunities for all income groups be allowed, and valuable existing
structures be preserved and renovated. Any new construction or
renovation should respect the character and architectural style of its
immediate surroundings."
318 E. Myrtle St., Accessory Building,
Project Development Plan — #31-05
September 13, 2005 Administrative Public Hearing
Page 4
B. Division 3.3, Engineering Standards
1. Section 3.3.5, Engineering Design Standards
The proposal complies with the design standards, requirements, and
specifications for the services as set forth in this section.
C. Division 3.5, Building Standards
1. Section 3.5.1, Building and Project Compatibility
The proposed new accessory building is to be 23' 8" in height. The size,
massing, and height of the building are consistent with building heights
in the neighborhood. The property at 318 E. Myrtle Street is bordered
by existing single-family residential in all four directions.
The roof pitch will be approximately 11:12, with a shingle roofing
material. The building siding material will be horizontal lap siding to
match the pattern at the single-family house on the property.
4. Neighborhood Information Meeting
The 318 E. Myrtle St. Accessory Building, PDP contains a proposed land use
that is permitted as Type 1 use, subject to an administrative review. The
proposed use is a new accessory building containing habitable space adjacent
to the alley. The LUC does not require that a neighborhood meeting be held
for a Type 1 development proposal and no meeting was held for this proposal.
5. Conformance with the City's Comprehensive Plan, including the Structure Plan
In March of 1997, the City Council took the final steps to complete a two-year
long process to update the City's Comprehensive Plan, known as CITY PLAN.
The Principles and Policies, being a part of the CITY PLAN, support single-
family detached dwellings on the subject property. Policy EXN-1.4 Infill
Development and Redevelopment, under Existing Neighborhoods, states
that "For parcels under twenty (20) acres, such infill and redevelopment
activity will be supported if designed to complement and extend the positive
qualities of surrounding development and adjacent buildings in terms of
general intensity and use, street pattern, and any identifiable style,
proportions, shapes, relationship to the street, pattern of buildings and yards,
and patterns created by doors, windows, projections and recesses.
Compatibility with these existing elements does not mean uniformity". Forms of
potential infill development may include small, accessory buildings added to
lots of sufficient size with existing houses. In the NCM District in the LUC this
ultimately translated into accessory buildings with or without habitable space.
318 E. Myrtle St., Accessory Building,
Project Development Plan—#31-05
September 13, 2005 Administrative Public Hearing
Page 3
The property was the west 1/2 of Lot 8 of Block 145 of the Original Town Site
Plat of the City of Fort Collins, dated January, 1873.
2. Division 4.7 of the Land Use Code, Neighborhood Conservation, Medium
Density Zone District
The proposed new accessory building containing habitable space is permitted
in the NCM — Neighborhood Conservation, Medium Density District, subject to
an administrative (Type 1) review. This is set forth in Section 4.7(B)(2)(c) of
the LUC. The proposal complies with the purpose of the NCM District as it is
an infill project with a single-family detached dwelling in an existing single-
family residential neighborhood.
The proposal complies with the standards set forth in Sections 4.7(D) Land
Use Standards, 4.7(E) Dimensional Standards, and 4.7(F) Development
Standards of the LUC.
3. Article 3 of the Land Use Code — General Development Standards
The Project Development Plan complies with all applicable General
Development Standards, more specifically as follows:
A. Division 3.2, Site Planning and Design Standards
1. Section 3.2.1, Landscaping and Tree Protection
a. The proposal complies with Section 3.2.1(D)(4) Tree Species and
Minimum Sizes in that there are no new canopy shade trees
required or proposed.
b. The proposal complies with Section 3.2.1(E)(2) Landscape Area
Treatment in that the Landscape Plan provides for landscaping in
all areas that are not covered by the building, paving, or other
impervious services. The landscaping around the accessory building
will consist of vegetable and herb plantings, flower beds and grapes
separated from the turf with decorative edging.
2. Section 3.2.2, Access, Circulation and Parking
a. The proposal complies with Section 3.2.2(K)(1) Residential Parking
Requirements in that it provides one (1) on -site parking space. One
parking space is required on lots with greater than forty (40) feet of
street frontage.
318 E. Myrtle St., Accessory Building,
Project Development Plan — #31-05
September 13, 2005 Administrative Public Hearing
Page 2
This 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;
standards located in Division 3.2 - Site Planning and Design Standards,
Division 3.3 — Engineering 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, 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:
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 existing single-family
residences in the neighborhood. It is in the area designated as NP - Neighborhood
Preservation in the City's adopted East Side Neighborhood Plan. Further discussion
of the proposal's conformance with the adopted neighborhood plan is provided in
Section 6, page 6 of this staff report.
COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
N: NCB; existing single family residential
S: NCM; existing single-family residential
E: NCM; existing single family residential
W: NCB and NCM; existing single-family residential
This property was included in the Original City of Fort Collins; therefore,
annexation of the property has never been necessary.
ITEM NO. #31-05
00 ! <t -7,
MEETING DATE
STAFF Shelby Somm r
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: 318 E. Myrtle St., Accessory Building,
Project Development Plan — #31-05
APPLICANT: Robert Sutter
Architectural Horizons
PO Box 271217
Fort Collins, CO. 80527
OWNER: Steve and Heidi Lovass
318 E. Myrtle St.
Fort Collins, CO 80524
PROJECT DESCRIPTION:
This is a request to demolish the existing single car garage and construct a new
accessory building with habitable space at 318 East Myrtle Street. The existing
garage is in poor repair and currently inadequate to meet the owners' needs for
storage and hobby work space. The proposed 600 square foot accessory building
will serve the owners as a laundry, study and storage area. The building will be one
and one-half (1 1/2) stories, 23' 8" high. Access to the new accessory building will be
from the alley. The existing single-family residence on the front portion of the lot is to
remain. The property is located on the north side of Myrtle Street, between Peterson
Street (to the east) and Matthews Street (to the west). The property is in the NCM —
Neighborhood Conservation, Medium Density Zoning District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The proposal is in conformance with the City's adopted East Side Neighborhood
Plan, an element of the Comprehensive Plan.
The proposal is in conformance with and supported by the Structure Plan, being part
of the City of Fort Collins CITY PLAN.
The proposal is in conformance with and supported by the Principals and Policies,
being a part of the City of fort Collins CITY PLAN.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT