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Home My WebLink About429 S. WHITCOMB STREET CARRIAGE HOUSE - PDP - PDP130006 - REPORTS - RECOMMENDATION/REPORT429 South Whitcomb Carriage House PDP #130006 (Planning & Zoning or Type 1 Hearing Date, July 1, 2013 Page 5 4. Neighborhood Meeting The Land Use Code does not require a neighborhood meeting for Administrative (Type 1) P.D.P.'s, and the applicant chose not to conduct a formal meeting. 6. Findings of Fact/Conclusion In evaluating the request for the 429 South Whitcomb Carriage House Project Development Plan, PDP #130006, staff makes the following findings of fact: A. The P.D.P. complies with process located in Division 2.2 — Common Development Review Procedures for Development Applications of Article 2 — Administration. B. The P.D.P. complies with relevant standards located in Article 3 — General Development Standards. C. The P.D.P. complies with relevant standards located in Division 4.8, N-C-M Neighborhood Conservation, Medium Density of Article 4 — Districts. RECOMMENDATION: Staff recommends approval of the 429 South Whitcomb Carriage House Project Development Plan, PDP #130003. ATTACHMENTS: 1. Site Plan 2. Building Elevations 3. Carriage House Floor Plan 429 South Whitcomb Carriage House PDP #130006 (Planning & Zoning or Type 1 Hearing Date, July 1, 2013 Page 4 porch proposed is limited to one story, and that the roof pitch is between 2:12 and 12:12. 3. Compliance with Article Three — General Development Standards: The following General Development Standards are applicable to the 429 South Whitcomb Carriage House P.D.P. A. Section 3.2.2(K)(1)(c) — Required Off -Street Parking The project provides at least one off-street parking space per lot, which is in compliance with this standard. B. Section 3.5.1 — Building and Proiect Compatibility (1) Architectural Character; (2) Building Size, Height, Bulk, Mass, Scale This standard requires that new projects be compatible with the established architectural character and context of the general area. The Primary Elements of the proposed architecture — the overall outline of the dwelling, the use of gables and porch elements, and the use of second -story elements that are integrated into the roof line — are designed with a moderate size, bulk, and massing that provide an appropriate transition and compatible fit with existing homes in on the block. An appropriate number of secondary elements such as bay windows, porch elements, and roof dormers are provided that are appropriate in size, scale and proportion so that these elements do not overpower the overall building form while providing visual interest and articulated massing on all sides of the home. Enhanced architectural detailing is provided through the use of building projections and recesses that provide a high level of building articulation and are appropriately scaled, stepping down at side lot lines to provide transition. C. Section 3.5.2 — Residential Buildinq Standards The project is in compliance with Section 3.5.2(D)(3) Side and Rear Yard Setbacks which requires that alley -accessed garages be setback a minimum of 8 feet. 429 South Whitcomb Carriage House PDP #130006 (Planning & Zoning or Type 1 Hearing Date, July 1, 2013 Page 3 The proposed carriage house is positioned on the lot in compliance with the dimensional standards of this section described above. Lastly, this section also requires that the building footprint for such single-family dwelling shall not exceed 600 square feet. The proposed footprint is 572 square feet, in compliance with this standard. D. Section 4.8(D)(5) — Floor Area Ratio (FAR) Lots are subject to a maximum FAR of 0.33 of on the rear 50% of the lot. The project is in compliance with this standard with a rear lot size of 5,593 square feet, which allows 1,864 square feet at 0.33 FAR. The carriage house proposed is 958 square feet, which is below the maximum 1,864 square feet permitted. E. Section 4.8(E)(1) — Dimensional Standards, Minimum Lot Width This standard requires that the lot have a minimum width of 40 feet. The proposed lot has a width of approximately 59 feet. F. Section 4.8(E)(3) — Dimensional Standards, Minimum Rear Yard Setback The rear yard standard requires a minimum rear yard setback of 5 feet. The proposed carriage house is in compliance with this standard. G. Section 4.8(E)(4) — Dimensional Standards, Minimum Side Yard Setback This standard requires a minimum street -facing side yard setback of 15 feet. The proposed carriage house is in compliance with this standard. H. Section 4.8(E)(5) — Dimensional Standards, Maximum Building Height This standard limits the maximum building height for carriage houses to 1 Y2 stories. To meet the 1 Y2 story requirement, the roof line of the second story must be no more than 3 feet above the second story floor level; the carriage house building design is in compliance with this 3 feet configuration. The project is also in compliance with the maximum building height of 24 feet (4.8(F)(2)(a)(2). Section 4.8(F)(1) — Development Standards, Building Design The project is in compliance with all applicable building design standards of this section, which require that buildings be constructed at right angles to the lot, that the primary entrance be located along the front wall of the building, that an accessory building be located at least 10 feet behind the principal building, that the second floor not overhang the lower front or side of the building, that the front 429 South Whitcomb Carriage House PDP #130006 (Planning & Zoning or Type 1 Hearing Date, July 1, 2013 Page 2 COMMENTS: 1. Background: The subject property was annexed in 1887 as part of the Loomis Annexation. The surrounding zoning and land uses are as follows: N: N-C-M; Existing Single -Family Residential S: N-C-M; Existing Single -Family Residential E: D; Retail (Aggie Liquor) W: N-C-M; Sheldon House Bed and Breakfast 2. Compliance with Applicable Article 4, Neighborhood Conservation, Medium Density District N-C-M Standards: The project complies with all applicable Article 4 standards as follows: A. Section 4.8(B)(2)(a)(1) - Permitted Uses, residential The carriage house is a single-family dwelling and is a permitted use in the N-C- M zone, subject to Administrative Review and Public Hearing. B. Section 4.8(D)(1) — Density/Intensity of Development The project's lot size is 11,186 square feet and is in compliance with Section 4.8(D)(1) which requires that each lot be at least 5,000 square feet for single- family dwellings. The project is also in compliance with the minimum required lot area ratio of this section requiring that the lots are two times the total floor area of the buildings. C. Section 4.8(D)(2) — Residential This section requires that any new single-family dwelling proposed to be located behind a street -fronting principal building contain a maximum of one thousand (1,000) square feet of floor area, and the proposed carriage house is in conformance with this standard with 958 square feet total. The calculation of this floor area includes all floor space within the first floor plus the floor area of the second story having a ceiling height of at least seven and one-half (7'/2) feet. A new single-family dwelling may be located in any area of the rear portion of the existing lot, provided that it complies with the setback requirements of the District, and there is at least a ten -foot separation between dwellings. :J:Li21] xt IF APPLICANT / OWNER: PROJECT DESCRIPTION: ITEM NO PDP#130006 MEETING DATE July 1 2013 STAFF Holland 1001:0NIki[��11aaNA V 429 South Whitcomb Carriage House Project Development Plan, PDP #130006. Conor Flanagan PO Box 1832 This is a request for approval of a Project Development Plan (P.D.P.) for a carriage house located at 429 South Whitcomb Street. The project site is a total of 11,186 square feet, or approximately 0.26 acres, and is located at the northwest corner of South Whitcomb Street and West Mulberry Street. The project proposes a 958 square foot carriage house along the alley on the west side of the lot. The proposed carriage house is considered a single-family dwelling use, which is permitted in the N-C-M Neighborhood Conservation, Medium Density zone district, subject to administrative review, as referenced in Section 4.8(13)(2)(a)(1). RECOMMENDATION: Approval of 429 South Whitcomb Carriage House Project Development Plan, PDP #130006. EXECUTIVE SUMMARY: The approval of 429 South Whitcomb Carriage House Project Development Plan complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically: The P.D.P. complies with process located in Division 2.2 — Common Development Review Procedures for Development Applications of Article 2 — Administration. The P.D.P. complies with relevant standards located in Article 3 — General Development Standards. The P.D.P. complies with relevant standards located in Division 4.8, N-C-M Neighborhood Conservation, Medium Density of Article 4 — Districts. Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750