HomeMy WebLinkAbout422 PETERSON STREET P.U.D. - PRELIMINARY & FINAL - 37-95 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSActivity A: ALL DEVELOPMENT CRITERIA
ALL CRITERIA
APPLIC; ABLE CRITERIA ONLY
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Al. COMMUNITY -WIDE CRITERIA.
1.1 Solar Oner,auon I I I I I I
12 Ccrnorenensive Plan I I ✓ I I I
1.3 Wildlife Habitat I I I
1.4 Mineral Deocslt I I I I I I
1. cciccicaily Se.^.sitive Areas I rzserved I I I
1.6 Lands of Ac^cultural Imoerance I r3�er�ed
1.7 Enercv Ccr.ser/atlon
1.8 Air Quality
1.0 V�/aEer �'Uaii'`I I I I I
1.12
R esidentiai Density " I
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P=cest,-ian C;rculation I
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2.9
Shading I
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2.12
Svl-"acxs I
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2.13
Larasc- I
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2.14
Sicrs I
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Site Licrtinc �.
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2.16
Noise and Vibration i
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2.17
Glare or Heat
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2.18
Ha__rdous Materials
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A 3.
ENGINEERING CRITERIA
3.1
Utility Capacity
3.2
Deslc_n Standards
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3.3
Water Hazards
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3.4
Geolceic Hazards I
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Land Development Guidance System for Planned Unit Developments
I he City of Fort Collins, Colorado, Revised h 1994
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Applicants propose to construct a "witch's hat" roof on top of an attic
tower. Existing NCM zoning limits building height to 30 feet. The present
main ridgeline of the house will be 29 feet S inches. The proposed tower roof
would be approximately 6 feet above the 30 foot zoning ceiling.
The portion of the proposed roof over 30 feet is an architectural feature;
is unoccupied; and contains no dormers. or windows. The residence is located
near several other two story residences, at least one of which is over 30 feet
in height (The Arthur House). The tower and roof are situated on the southwest
corner of the residence. Any resulting shade falls back across the residence
itself and should have minimal, if any, impact on adjacent property owners.
The Applicants have submitted the proposed roof design in order to
construct a balanced and attractive, traditional Victorian facade. (See
attached recent magazine cover illustration of a similar roof style). Rooftop
towers and spires are points of architectural interest and, hopefully, this
will serve as an example of what can be done to preserve and upgrade existing
structures.
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422 Peterson P.U.D. - Preliminary and Final, #37-95
October 23, 1995 P & Z Meeting
Page 5
RECOMMENDATION:
Staff recommends approval of the 422 Peterson Street P.U.D., Preliminary & Final - #37-95.
422 Peterson P.U.D. - Preliminary and Final, #37-95
October 23, 1995 P & Z Meeting
Page 4
The height limit in the NCM Zoning District is 30 feet, not 40 feet. This house will
be 29 feet 5 inches in height, with the cone -shaped attic tower element extending to
a height of 36 feet. There are houses of varying heights in this neighborhood, with
the house adjacent to the south (426 Peterson) and the building across Peterson
Street, to the west (the Arthur House), being to heights of 30 feet or greater. The
house at 422 Peterson Street will remain in context with the neighborhood (height,
mass, human scale) upon completion of its addition.
A-2.9 Shading - Are the physical elements of the site plan located and designed so as not to
cast a shadow onto property greater that the shadow which would be cast by a twenty-
five foot hypothetical wall located along the property lines of the project between the
hours of 9:00 AM and 3:00 PM, MST, on December 21?
As previously stated, shadows cast from the portion of the tower addition higher than the 30
foot limitation will not have a substantial impact, if any at all, on the adjacent property to the
north. The shadows from this tower will probably not leave this property. The portion of the
tower addition that will be higher than the 30 foot limitation is a cone that is 6 feet wide at
the base and narrows to a point at the top. This is about 18 to 20 square feet of surface area
and the shape of the shadow would be long and narrow.
3. Neighborhood Compatibility:
There are houses of varying heights in this neighborhood, with the house adjacent to the south (426
Peterson) and the building across Peterson Street, to the west (the Arthur House), being to heights
of 30 feet or greater. The house at 422 Peterson Street, at 29 feet 5 inches high with a tower
extending to 36 feet, will remain in context with the neighborhood (height, mass, human scale) upon
completion of its addition.
FINDINGS OF FACT/CONCLUSIONS:
In evaluating the request for the 422 Peterson Street P.U.D., Preliminary & Final, staff makes the
following findings of fact:
* It is in conformance with the applicable All Development Criteria of the L.D.G.S.
* Presently there are no special review criteria for buildings over 30 feet in the NCM Zoning
District; therefore, the relevant review criteria (Views, Light and Shadow, Privacy,
Neighborhood Scale) of the Special Review of Buildings with Height Over 40 Feet were
applied in the context of the nature of this request. The request meets the applicable criteria.
422 Peterson P.U.D. - Preliminary and Final, #37-95
October 23, 1995 P & Z Meeting
Page 3
A-2.8 Building Height and Views - If any building or structure is to be greater than 40 feet
in height above grade, does the project meet the City's objectives with regard to
building height in the community?
There presently is no formal review process by which to evaluate portions of a structure that
are to exceed 30' in height in the NCM Zoning District, other than policies and criteria in the
L.D.G.S. Although the proposed addition to the residence at 422 Peterson Street will not
exceed the City's 40 foot height limitation, several of the criteria used to evaluate a request
of that nature are relevant here. Specifically, the following criteria have been considered as
part of the evaluation:
* Views - a building should not substantially alter the opportunity and quality of
desirable views within the community.
In this case, the portion of the tower addition that will be higher than the 30 foot
limitation is a cone that is 6 feet wide at the base and narrows to a point at the top.
It will have minimal, if any, visual impact on perceived desirable views in the area.
* Light and Shadow - any building greater than 40 feet should not have a substantial
negative impact on the distribution of natural and artificial light on adjacent public
and private property.
Although the height limit in the NCM Zoning District is 30 feet, not 40 feet, shadows
cast from the portion of the tower addition higher than the 30 foot limitation will not
have a substantial impact, if any at all, on the adjacent property to the north. The
shadows from this tower will probably not leave this property.
* Privacy - a building of greater than 40 feet in height should be designed to not
infringe upon the privacy of adjacent public and private property.
The height limit in the NCM Zoning District is 30 feet, not 40 feet. The attic tower
will have windows at a height of approximately 24 feet above grade (second story);
however, the attic is not considered to be an occupied space, on a full-time basis.
The adjacent home to the south is a two-story structure with a third floor attic, similar
to the nature of this request.
* Neighborhood scale - a building of greater than 40 feet should be compatible with the
scale of its neighborhood.
422 Peterson P.U.D. - Preliminary and Final, #37-95
October 23, 1995 P & Z Meeting
Page 2
COMMENTS:
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The surrounding zoning and land uses are as follows:
N: NCM; existing single family residential
S: NCB; existing single family residential
E: NCM; existing single family residential
W : NCM; existing single family residential
This property is part of the Original Fort Collins Town Site (1879) and, therefore, has never been
required to be annexed or subdivided.
NWP1MT1W.r0
This is a request for preliminary & final P.U.D. approval for an attic tower with a roof peak to an
elevation of 36 feet above ground level, thereby requiring a variance to the 30 foot height limitation
for a single family residence located at 422 Peterson Street. The variance must be granted, if at all,
by the Planning and Zoning Board through the P.U.D. review process. The request has been
evaluated against the applicable All Development Criteria in the L.D.G.S. The property is in the
NCM - Neighborhood Conservation Medium Density Zoning District, which is Sections 29-165
through 29 - 168 of the City of Fort Collins ZONING. ANNEXATION AND DEVELOPMENT OF
LAND REGULATIONS, a portion of the City Code. Section 29-167(6) states that the "Maximum
building height shall be thirty (30) feet". Currently there is no City review process for a building
height of over 30 feet; however, the applicable criteria of the section in the Development Manual
dealing with special reviews of buildings over 40 feet in height was used in the evaluation.
The applicants propose to construct a "witch's hat" roof on top on an attic tower. The "finished"
ridgeline of the house addition will be at an elevation of 29'-5". The proposed tower roof peak would
be approximately 6 and '/z feet above the ridgeline, or at an elevation of 36-0" above the ground
level. The All Development Criteria in the L.D.G.S. that are applicable to this request are:
A-2.7 Architecture - Is the architecture for the project appropriate for the uses and acitvities
that are planned and does it contribute to the neighborhoods's appearance in a positive
way?
The proposed attic tower and peaked roof, from a mass and scale standpoint, will be in
conformance with the house. The siding, window, and roofing materials will match those on
the house.
ITEM NO. 2
MEETING DATE 10/23/95
STAFF Steve Olt
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: 422 Peterson Street P.U.D., Preliminary & Final - #37-95
APPLICANT: Thomas C. And Patricia E. Ridgely
422 Peterson Street
Fort Collins, CO. 80524
OWNER: Same As Applicants
PROJECT DESCRIPTION:
This is a request for preliminary & final planned unit development (P.U.D.) approval for an attic
tower with a roof peak to an elevation of 36 feet above ground level, thereby requiring a variance
to the 30 foot height limitation for a single family residence located at 422 Peterson Street. The
property is in the NCM - Neighborhood Conservation Medium Density Zoning District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This request for preliminary & final planned unit development (P.U.D.) approval:
* Is in conformance with the applicable All Development Criteria of the Land Development
Guidance System (L.D.G.S.).
* meets the applicable criteria of the Special Review of Buildings with Height Over 40 Feet.
Presently there are no special review criteria for buildings over 30 feet in the NCM Zoning
District; therefore, the relevant review criteria (Views, Light and Shadow, Privacy,
Neighborhood Scale) of the Over 40 Feet Special Review were applied in the context of the
nature of this request.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT