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Home My WebLink About321 E. OLIVE STREET, ACCESSIBLE BUILDING W/HABITABLE SPACE - PDP - 18-07 - REPORTS - RECOMMENDATION/REPORT321 E. Olive Accessory Building with Habitable Space - Project Development Plan, #18-07 August 1, 2007 Administrative Hearing Page 4 FINDINGS OF FACT/CONCLUSIONS After reviewing the 321 E. Olive Accessory Building with Habitable Space, Project Development Plan, staff makes the following findings of fact and conclusions: The proposed change of use (from accessible building (garage) to accessible building with habitable space) is permitted in the NCM - Neighborhood Conservation, Medium Density Zone District of the Land Use Code. 2. The Project Development Plan complies with applicable General Development Standards contained in Article 3 of the Land Use Code. 3. The Project Development Plan complies with applicable Land Use, Dimensional, and Development Standards contained in Article 4, Division 4.8 of the Land Use Code. RECOMMENDATION: Staff recommends approval of the 321 E. Olive Street Accessory Building with Habitable Space, Project Development Plan - #18-07. ATTACHMENTS Zoning Exhibit Full-sized planset Site photos 321 E. Olive Accessory Building with Habitable Space - Project Development Plan, #18-07 August 1, 2007 Administrative Hearing Page 3 footage. The garage is accessed from a rear alley. Water and sewer service is proposed to be extended from the primary residence. No kitchen facilities are proposed. The applicant acknowledges in writing that the accessory space will be for a entertainment room/bedroom and bathroom for use by members of the owner's family. There is in excess of 10 feet between the primary structure and the accessory structure. The proposal complies with the standards set forth in Section 4.8(E) Dimensional Standards and 4.8(F) Development Standards: The lot, primary building and accessory building all exist and meet or exceed the dimensional standards and development standards as built. No exterior changes to the existing garage structure are proposed. A separate yard area is not necessary since the space is not intended to be rented but to be used by the owners of the primary residence. 3. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards. The existing accessory building with proposed habitable space will be located on the rear of a property in the established Old Town area of Fort Collins. Streets, alleys, utilities, and trees are all in place and mature. 4. Neighborhood Information Meeting The 321 E. Olive Street Accessory Building with Habitable Space, PDP contains a proposed land use that is permitted as Type 1 use, subject to an administrative review. The proposal is for a change of use of an existing structure from accessory structure (garage) to accessory building with habitable space on the rear of the property at the aforementioned address. A neighborhood meeting is not required for a Type 1 use and review and none was held. 321 E. Olive Accessory Building with Habitable Space - Project Development Plan, #18-07 August 1, 2007 Administrative Hearing Page 2 COMMENTS: Background The surrounding zoning and land uses are as follows: N: NCM—Neighborhood Conservation, Medium Density District: existing Library Park, Museum of Fort Collins and Fort Collins Public Library (original City of Fort Collins plat); E: NCM—Neighborhood Conservation, Medium Density District: existing single-family residential (original City of Fort Collins plat); W: NCB —Neighborhood Conservation, Buffer District: existing single- family residential and residential converted to commercial (original City of Fort Collins plat); S: NCM—Neighborhood Conservation, Medium Density District: existing single-family residential (original City of Fort Collins plat). This property is part of the original plat of the City of Fort Collins of January, 1873. 2. Division 4.8 of the Land Use Code, Neighborhood Conservation, Medium Density Zone District The proposed change of use from garage to accessory building with 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 4.8(B)(2)(c) of the LUC. This proposal complies with the purpose of the NCM District as the applicants (property owners/residents) are proposing to adaptively reuse (conserve) an existing garage structure. The applicant proposes no changes to the exterior, and thus is preserving the existing character of the area. The proposal complies with the standards set forth in Section 4.8(D) Land Use Standards: The existing lot is 7000sf. The existing primary residence is 1806sf. The existing garage is 441 square feet with an additional 140sf of unfinished loft space above (with a ceiling height of at least 7 %2') for a total existing area of 581 sf. The proposed change of use will not add any new square ITEM NO. / / '''` ' MEETING DATE L� STAFF�{/�/ Q�L Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: 321 E. Olive (Accessory Building with Habitable Space), Project Development Plan - #18-07 APPLICANT: Scott and Nina Kunze 321 E. Olive Street Fort Collins, CO. 80524 OWNER: Same as applicant PROJECT DESCRIPTION: This is a request to finish existing loft space above the detached garage structure on the rear of the single-family residential lot at 321 E. Olive Street in order to create habitable space for use by the owners of the principal building. The -property is located on the south side of East Olive Street between Mathews and Peterson Streets, across from Library Park. The property is in the NCM - Neighborhood Conservation, Medium Density Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This PDP complies with 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 change of use from garage to accessory building with habitable space is permitted in Division 4.8 Neighborhood Conservation, Medium Density District (NCL) 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