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Home My WebLink About320 E. MULBERRY ST., CARRIAGE HOUSE - PDP - PDP130036 - REPORTS - RECOMMENDATION/REPORT320 E. Mulberry Carriage House PDP #130036 Type 1 Hearing, December 5, 2013 Page 6 C. The P.D.P. complies with relevant standards located in Division 4.9, N-C-B Neighborhood Conservation, Buffer District of Article 4 — Districts. RECOMMENDATION: Staff recommends approval of the 320 E. Mulberry St. - Carriage House Project Development Plan, PDP #130036. ATTACHMENTS: 1. Site, Landscape & Utility Plan 2. Building Floor Plan, Elevations & Lighting Plan 320 E. Mulberry Carriage House PDP #130036 Type 1 Hearing, December 5, 2013 Page 5 The following General Development Standards are applicable to the 320 E. Mulberry Carriage House P.D.P. A. Section 3.2.2(K)(1)(c) — Required Off -Street Parking A minimum of one off-street parking space is required for the detached single- family house at the front of the lot-, and additional parking for the carriage house is based upon the number of bedrooms (one off-street parking space required per bedroom). The applicant has declared that the proposed carriage house will be used as a "studio space" and does -not include a bedroom within the habitable space. The existing garage has two parking spaces and adjacent to the garage is a paved area that could accommodate parking of up to three vehicles off the alley. Therefore, the quantity of proposed off-street parking exceeds that required under this section B. Section 3.5.1 — Building and Project 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 proposed carriage house is in an existing garage building and aside from the new stair access on south fagade of the garage; no other exterior improvements are included. This garage approved and built in 2000 is compatible with the existing house and architectural character of the surrounding area. 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. 5. Findings of FacVConclusion In evaluating the request for the 320 E. Mulberry St. - Carriage House Project Development Plan, PDP #130036, 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. 320 E. Mulberry Carriage House PDP #130036 Type 1 Hearing, December 5, 2013 Page 4 A request for modification of this standard was. considered by the applicant and reviewed by staff. The Director has agreed to waive the request for modification to this standard, in accordance with provisions in Section 2.8.2 (C) given the facts and circumstances of the specific application, including the existing garage was approved and built in 2000 prior to adoption of the applicable standards. G. Section 4.9(E)(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 porch proposed is limited to one story, and that the roof pitch is between 2:12 and 12:12. H. Section 4.9(E)(2)(a)(b) — Development Standards, Building/Eave Height The maximum height of a detached dwelling unit at the rear of the lot is twenty- four feet. The existing garage and proposed carriage house building height is approximately 16 feet and in compliance with this standard. The exterior eave height of an eave along a side lot line shall not exceed thirteen feet from grade for a dwelling unit located at the rear of the lot. The existing garage and proposed carriage house includes eaves on all four sides at a height of approximately sixteen feet. A request for modification of this standard was considered by the applicant and reviewed by staff. The Director has agreed to waive the request for modification to this standard, in accordance with provisions in Section 2.8.2 (C) given the facts and circumstances of the specific application, including the existing garage was approved and built in 2000 prior to adoption of the applicable standards. Section 4.9 (E) (3)(c)(1)(2) Carriage Houses — Additional Review Criteria The site plan shall provide a separate yard area containing at least one hundred twenty square feet. The proposed site plan shows a designated yard area of one hundred forty square feet in size. Entry access stairs shall face the existing principal building or alley. The proposed carriage house entry stairs face the existing principal building. 3. Compliance with Article Three — General Development Standards: 320 E. Mulberry Carriage House PDP #130036 Type 1 Hearing, December 5, 2013 Page 3 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. The proposed carriage house is positioned on the lot in compliance with the separation requirement in that the existing garage is approximately 82 feet from the main house. This section also requires that the building footprint for such single-family dwelling shall not exceed 600 square feet. The proposed footprint is 543 square feet, in compliance with this standard. D. Section 4.9(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 7,125 square feet, which allows 2,351 square feet at 0.33 FAR. The carriage house proposed is 727 square feet, which is below the maximum 2,351 square feet permitted. E. Section 4.9(D)(6)(c)(d) — Dimensional Standards, Minimum Rear and Side Yard Setbacks This standard requires that the lot have a minimum rear yard setback of five feet. The existing garage and proposed carriage house is located off the alley at the zero lot -line setback. The minimum side yard setback shall be five feet for all interior side yards. The existing garage and proposed carriage house is setback two feet off the side property boundary. A request for modification of these standards was considered by the applicant and reviewed by staff. The Director has agreed to waive the request for modification to these standards, in accordance with provisions in Section 2.8.2 (C) given the facts and circumstances of the specific application, including the existing garage was approved and built in 2000 prior to adoption of the applicable standards. F. Section 4.90)(66)(e) — Dimensional Standards, Maximum Building Height This standard limits the maximum building height for carriage houses to 1 1/2 stories. To meet the 1 'h story requirement, the roof line of the second story must be no more than 3 feet above the second story floor level. The existing garage and proposed carriage house is determined to be two -stories in height. 320 E. Mulberry Carriage House PDP #130036 Type 1 Hearing, December 5, 2013 Page 2 . • The P.D.P. complies with relevant standards located in Division 4.9, N-C-B Neighborhood Conservation, Buffer District of Article 4 — Districts. COMMENTS: 1. Background: The subject property was included in 1873 as part of the original Old Town Plat. The surrounding zoning and land uses are as follows: N: N-C-M; Existing Single -Family Residential S: N-C-B; Existing Single -Family Residential E: N-C-B/N-C-M; Existing Single -Family Residential W: N-C-B; Existing Single -Family Residential 2. Compliance with Applicable Article 4, Neighborhood Conservation, Buffer District N-C-B Standards: The project complies with all applicable Article 4 standards as follows: A. Section 4.9(B)(2)(a)(1) - Permitted Uses, residential The carriage house is a single-family detached dwelling and is a permitted use in the N-C-B zone, subject to Administrative Review and Public Hearing. B. Section 4.90)(1) — Density/Intensity of Development The project's lot size is 14,250 square feet and is in compliance with Section 4.9(D)(1) which requires that each lot be at least 5,000 square feet for single- family dwellings. C. Section 4.9(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 727 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 (71/2) feet. arof t Collins PROJECT: APPLICANT / OWNER: PROJECT DESCRIPTION: ITEM NO: PDP#130036 MEETING DATE: December 5, 2013 STAFF: Wray HEARING OFFICER 320 E. Mulberry St. - Carriage House Project Development Plan, PDP #130036. Lyle & Lisa Eaton 320 E. Mulberry St. Fort Collins, CO 80524 This is a request for approval of a Project Development Plan (P.D.P.) to add a carriage house located at 320 East Mulberry Street (Parcel # 97123-32-011). The project site is a total of 14,250 square feet, or approximately 0.72 acres, and is located four lots west of Peterson Street. An existing garage with a gable roof located at the northeast corner of the site would be finished and converted into a carriage house, totaling approximately 750 square feet and including a second 'level living space with a kitchen and bathroom that are accessed from external stairs. The site is located in the Neighborhood Conservation, Buffer (N-C-B) Zone District. Carriage houses, considered a single-family use are subject to Administrative (Type 1) review in the N-C-B Zone District, as referenced in Section 4.9(13)(2)(a)(1). RECOMMENDATION: Approval of 320 E. Mulberry St. - Carriage House Project Development Plan, PDP #130036 EXECUTIVE SUMMARY: The approval of 320 E. Mulberry St. - 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. Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750