Loading...
HomeMy WebLinkAbout313 S. WHITCOMB CARRIAGE HOUSE - PDP - 6-05 - REPORTS - RECOMMENDATION/REPORT313 S. Whitcomb Carriage House PDP Type 1 (#06-05) March 17th, 2005 Administrative Hearing Page 4 C. The existing building and Project Development Plan (PDP) comply with applicable General Development standards of Article 3 of the Land Use Code to the extent reasonably feasible; and D. There was no opposition to the PDP expressed at the neighborhood meeting. RECOMMENDATION: Staff recommends approval of the change the use of an existing carriage house at 313 S. Whitcomb from vacant to habitable space (313 S. Whitcomb Carriage House PDP #6-05). Attachments: Notes from the February 28, 2005 Neighborhood Meeting Photos and plans of the site 313 S. Whitcomb Carriage House PDP Type 1 (#06-05) March 17th, 2005 Administrative Hearing Page 3 C. Development Standards [4.7 (F)] — To the extent possible, the existing carriage house meets the Development standards pertaining to the number of stories, height, roof pitch, etc. However, since this carriage house predates these standards, they do not technically apply. The carriage house is, in fact, a beautiful extant example of the basis on which these standards were formulated. 4.7 (F)(3) Carriage Houses stipulates specific standards for carriage houses. • Water will be extended from the principal dwelling back to the carriage house. Sewer may be extended from the house, but will more than likely be connected separately to a sewer main in the alley to avoid having to cross the ditch. The Water/Wastewater department has no concerns with this option. • Space for two parked cars is available in a gravel area to the north of the carriage house. • Additional Review Criteria [4.7.(F)(3)(c)] — The site plan shows more than adequate space for a separate yard, including a historic flagstone patio. Since the carriage house will be used by the owner of the house and not a renter, no fencing or screening from the principal dwelling is proposed. All entry doors, windows and stairs within the carriage house are existing. All significant trees will be maintained and preserved since no new construction is being proposed. 3. Article 3 of the Land Use Code — General Development Standards The existing carriage complies with applicable General Development Standards to the extent reasonably feasible. Since there are no physical changes proposed to the structure aside from adding the water, sewer and electric services, there are no applicable standards in Article 3 for this PDP for the change of use. 4. Findinas of FactlConclusion: In evaluating the request for the change of use of an existing carriage house at 313 S. Whitcomb from vacant to habitable space, Staff makes the following findings of fact: A. The proposed land use is permitted in the (NCM) Neighborhood Conservation, Medium Density District, subject to Administrative review; B. The existing carriage house and the Project Development Plan (PDP) comply with applicable district standards of Section 4.7 of the Land Use Code, (NCM) Neighborhood Conservation, Medium Density District to the extent reasonably feasible; 313 S. Whitcomb Carriage House PDP Type 1 (#06-05) March 17th, 2005 Administrative Hearing Page 2 COMMENTS 1. Background The surrounding zoning and land uses are as follows: N: NCM Existing Neighborhood Conservation, Medium Density single-family residential; E: NCM Existing Neighborhood Conservation, Medium Density single-family residential with D—Downtown Canyon Avenue Subdistrict beyond; S: NCM Existing Neighborhood Conservation, Medium Density single-family residential; W: NCL Existing Neighborhood Conservation, Low Density District single- family residential. The existing carriage house building appears to have been built at the same time as the residence because the foundations and construction techniques are very similar. The house was built in 1912. The carriage house is eligible for individual landmark designation. The owner is contemplating applying for individual landmark status. The carriage house is a one and a half story structure with space for a car on the first floor, an internal stair case and an upstairs that consists of two rooms. The owner wishes to rehabilitate the building and use the space mostly as a home office. He would like to add a lavatory, a toilet and a shower to the space. 2. Division 4.7 of the Land Use Code, (NCM)- Nelahborhood Conservation, Medium Density District The Project Development Plan meets the applicable Permitted Uses [4.7(B)] and Land Use Standards [4.7 (D)] as follows: A. Residential Uses: Carriage House [4.7 (13)(2)(a)(1)] —This use is permitted, subject to Administrative review. B. Land Use Standards [4.7 (D)(3)] — The existing carriage house has 1 '/z stories. The ground level is an open space with a poured concrete floor and carriage doors, suitable for vehicle storage. It is approximately 432 square feet. The upper level has 2 rooms and approximately 288 square feet under a ceiling of at least 7'/s feet. There is an internal staircase. The Owner/Applicant has declared his intent to have the space be habitable. Since the carriage house is existing, not new, the 600 square foot maximum does not apply. The carriage house is located at the rear of the lot more than ten feet away from the principal building. Built in 1912, the building preceded the establishing of rear setback standards for residential lots. ITEM NO. MEETING DATE 3 / O STAFF�� City of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: 313 S. Whitcomb Carriage House PDP (#6-05) APPLICANT: Andrew Sawczyn 313 S. Whitcomb St. Fort Collins, CO 80521 OWNER: Andrew Sawczyn 313 S. Whitcomb St. Fort Collins, CO 80521 PROJECT DESCRIPTION: This is a request to change the use of an existing carriage house from vacant to habitable space. The property is zoned NCM — Neighborhood Conservation, Medium Density District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The owner of the house at 313 S. Whitcomb is proposing a change of use for his carriage house from presently unused to habitable space for a home office, guest room, workout room etc. The carriage house was built in 1912 and was used as a habitable space at one point in time as evidenced by wallpaper on the walls and linoleum flooring on the floors of the upstairs. The applicant proposes to add water and sewer service for a 3/a bath and basic electric service but no cooking facilities. A neighborhood meeting was held on February 28, 2005. Three neighbors attended. The notes from the meeting are attached. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO80522-0580 (970) 221-6750 PLANNING DEPARTMENT