HomeMy WebLinkAbout313 S. WHITCOMB CARRIAGE HOUSE - PDP - 6-05 - DECISION - FINDINGS, CONCLUSIONS & DECISIONADMINISTRATIVE HEARING
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313 S. Whitcomb Carriay,-. House PDP Type 1 (#06-05)
March 17th, 2005 Administrative Hearing
Page 5
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).
DECISION
The 313 S. Whitcomb Carriage House PDP (#6-05), is hereby approved by the Hearing
Officer
Dated this 17th day of March 17, 2005, per authority granted by Sections
1.4.9(E) and 2.1 of the Land Use Code.
Ken Waido
Chief Planner
Advance Planning Department
313 S. Whitcomb Carriage House PDP Type 1 (#06-05)
March 17th, 2005 Administrative Hearing
Page 4
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. Compliance with 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.
SUMMARY OF CONCLUSIONS
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;
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
313 S. Whitcomb Carri%v House PDP Type 1 (#06-05)
March 17th, 2005 Administrative Hearing
Page 3
FACTS AND FINDINGS
1. Site Context/Background Information
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. Compliance with Division 4.7 of the Land Use Code, (NCM)- Neighborhood
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 (B)(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 %2 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'h 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.
313 S. Whitcomb Carriay,; House PDP Type 1 (#06-05)
March 17th, 2005 Administrative Hearing
Page 2
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/ 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.
NOTICE OF PUBLIC HEARING:
Evidence presented to the Hearing Officer established no controversy or facts to refute
that the hearing was properly posted, legal notices mailed and notice published.
The Hearing Officer, presiding pursuant to the Fort Collins Land Use Code, opened the
hearing at approximately 1:30 p.m. on March 17, 2005, in Conference Room A, 281 N.
College Avenue, Fort Collins, Colorado.
HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE:
The Hearing Officer accepted during the hearing the following evidence: (1) Planning
Department Staff Report; and (2) application, plans, maps and other supporting
documents submitted by the applicant. The LUC, the City's Comprehensive Plan (City
Plan), and the formally promulgated policies of the City are all considered part of the
evidence considered by the Hearing Officer.
The following is a list of those who attended the meeting:
From the City:
Anne Aspen, City Planner
From the Applicant:
Andrew Sawczyn, Applicant/Property Owner
From the Public: None
Written Comments: None
City of Fort Collins
Commi. _ty Planning and Environmental S Aces
Advance Planning Department
CITY OF FORT COLLINS
ADMINISTRATIVE HEARING OFFICER
TYPE I ADMINISTRATIVE HEARING
FINDINGS, CONCLUSIONS AND DECISION
ADMINISTRATIVE HEARING DATE
PROJECT NAME:
CASE NUMBER:
APPLICANT:
OWNER:
HEARING OFFICER:
PROJECT DESCRIPTION:
March 17, 2005
313 S. Whitcomb Carriage House PDP
#6-05
Andrew Sawczyn
313 S. Whitcomb St.
Fort Collins, CO 80521
Andrew Sawczyn
313 S. Whitcomb St.
Fort Collins, CO 80521
Ken Waido
Chief Planner
Advance Planning Department
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.
SUMMARY OF HEARING OFFICER DECISION: Approval
ZONING DISTRICT: MMN — Medium Density Mixed Use Neighborhood District
STAFF RECOMMENDATION: Approval
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6376
FAX (970) 224-6111 • TDD (970) 224-6002 • E-mail: aplanning@fcgov.com