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Home My WebLink About612 E. PITKIN, CARRIAGE HOUSE - PDP - PDP150023 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (11)Y N Locust St t TM FM I E Elizabeth St Edwards St a Site If a y m Ba m t 3 University Buckeye St R HE Lake St E Pitkin St 1OR W L Rd ai L m 0 N 612 E Pitkin St LZ Garfield St 1 inch = 400 feet EM N W E M Staff Report — 612 E Pitkin Street Carriage House, PDP #150023 Administrative Hearing 01-13-2016 Page 7 (horizontal siding & stucco) and window sizes that tie into the scale and character of the adjacent structures and thus 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 Fact/Conclusion In evaluating the request for the 612 E. Pitkin St. - Carriage House Project Development Plan, PDP #150023, 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 4.7, N-C-L Neighborhood Conservation Low Density District of Article 4 — Districts. RECOMMENDATION: Staff recommends approval of the 612 E. Pitkin St. - Carriage House Project Development Plan, PDP #150023. ATTACHMENTS: 1. Site, Utility, Building Floor Plan, Elevations 2. Grading Plan 3. Administrative Interpretation #2-14 4. Drainage Memo, November 9, 2015 5. 612 E Pitkin — Hearing Notice Staff Report — 612 E Pitkin Street Carriage House, PDP #150023 Administrative Hearing 01-13-2016 Page 6 building hightfor each one foot of setback from the interior side property line. In this case the setback is 15 feet, six inches, thus allowing for the higher eave height of approximately 17 feet. The design and pitch of the roof further mitigates the higher eave height to reduce impacts on property to the east. J. 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 eighty six 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: The following General Development Standards are applicable to the 612 E. Pitkin 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 an "apartment" to include a bedroom with habitable space. The existing garage has two parking spaces and adjacent to the garage is a gravel area that could accommodate one parking space off the alley. Therefore, the quantity of proposed off-street parking meets the standard required under this section. B. Section 3.5.1 — Building and Project Compatibilitv (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 located in the southeast corner of the Craftsman Resubdivision, where the University Acres subdivision is directly to the east of the property containing homes built in the 1960's and the Circle Drive Subdivision is directly to the south of the property containing homes built in the 1940's. As the site is clearly within a transition zone, the design of the carriage house takes on a more contemporary aesthetic, while utilizing exterior materials Staff Report — 612 E Pitkin Street Carriage House, PDP #150023 Administrative Hearing 01-13-2016 Page 5 This section also requires that the building footprint for such single-family dwelling shall not exceed 600 square feet. The proposed footprint is 598 square feet, in compliance with this standard. F. Section 4.7(E)(1)(3)(4) — Dimensional Standards, Minimum Lot Width/Rear and Side Yard Setbacks/Maximum Wall Height This standard requires a minimum lot width of forty feet. The lot is one hundred feet in width. This standard requires that the lot have a minimum rear yard setback of five feet. The existing garage and proposed carriage house are located off the alley at a setback of eight feet. The minimum side yard setback shall be five feet for all interior side yards. The existing garage and proposed carriage house is setback fifteen feet, six inches off the side property boundary. The maximum building wall height along a side lot line is eighteen feet. The proposed garage and carriage house has a maximum wall height of just over seventeen feet, in compliance with this standard. G. Section 4.7(F)(2) — Development Standards, Buildinq Desiqn 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. Section 4.7(F)(2)(a)(b) — Development Standards, Building/Save 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 22 feet and in compliance with this standard. The exterior 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 an eave height on the east side wall of approximately seventeen feet. In review of the Administrative Interpretation #2-14 of Section 4.7 (F)(2)(b)1 and 2, the maximum eave height can be increased at a ratio of 6 inches of additional Staff Report — 612 E Pitkin Street Carriage House, PDP #150023 Administrative Hearing 01-13-2016 Page 4 B. Section 4.7(D)(1) — Required Lot Area The project's lot size is 13,973 square feet and is in compliance with Section 4.7(D)(1) which requires that each lot be at least 6,000 square feet (SF) for single-family dwellings. C. Section 4.70)(2) — Allowable Floor Area on Lots The allowable total floor area on a lot that is more than 10,000 square feet shall not exceed thirty percent, plus two hundred fifty square fet for a detached accessory structure, or 4,442 SF. The total proposed floor area including the masin house, detached garage and carriage house is 4,442 SF in compliance with this standard. D. Section 4.70)(3) — Allowable Floor Area on Rear Half of Lots Lots are subject to a maximum FAR of 0.25 of on the rear 50% of the lot. The project is in compliance with this standard with a rear lot size of 6,986 square feet, which allows 1,747 square feet at 0.25 FAR. The portion of the main house which is in the rear of the lot is 517 SF, and with the proposed carriage house and garage total of 822 square feet, the total FAR in the rear 50% of lot is 1,339 SF,which is below the maximum 1,747 square feet permitted. E. Section 4.7(D)(4) — Residential This section requires that any new single-family dwelling proposed to be located behind a street -fronting principal building with a two -car garage 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 822 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. The proposed carriage house is positioned on the lot in compliance with the separation requirement in that the existing garage is approximately 16 feet from the main house. Staff Report — 612 E Pitkin Street Carriage House, PDP #150023 Administrative Hearing 01-13-2016 Page 3 �II11■ �� 1'I'1� 11 IC ■11 � 1��1 III 11/um IIIIIIII 111111 1 Inch = 4W fOW 612 E Pitkin St Project Vicinity Map 2. Compliance with Applicable Article 4, Neighborhood Conservation Low Density District N-C-L Standards: The project complies with all applicable Article 4 standards as follows: A. Section 4.7(8)(2)(a)(1) - Permitted Uses, Residential The carriage house is a single-family detached dwelling which is a permitted use in the N-C-L zone, where there is more than on dwelling on the lot, subject to an Administrative Review and Public Hearing. Staff Report — 612 E Pitkin Street Carriage House, PDP #150023 Administrative Hearing 01-13-2016 Page 2 EXECUTIVE SUMMARY: The approval of 612 E. Pitkin 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. • The P.D.P. complies with relevant standards located in Division 4.7, N-C-L Neighborhood Conservation Low Density District of Article 4 — Districts. COMMENTS: 1. Background: The subject property was included in Craft's Re -Subdivision of the Lake Park Addition Annexation1873 as part of the original Old Town Plat. The surrounding zoning and land uses are as follows N: N-C-L; Existing Single -Family Residential S: N-C-L; Existing Single -Family Residential E: N-C-L; Existing Single -Family Residential W: N-C-L; Existing Single -Family Residential Project Vicinity Map (see next page) City, Collins ITEM NO 4 MEETING DATE January 13, 2016 STAFF Pete Wray ADMINISTRATIVE HEARING OFFICER PROJECT: 612 E Pitkin Street Carriage House PDP #PDP150023 APPLICANT: Heidi Shuff Studio S Arcitecture 715 W. Mountain Avenue Fort Collins, CO 80521 OWNER: Pat McGaughran 612 East Pitkin Street Fort Collins. CO 80524 PROJECT DESCRIPTION: This is a request for approval of a Project Development Plan (P.D.P.) to add a carriage house located at 612 East Pitkin Street (Parcel # 97133-17-009). The project site is a total of 13,973 square feet (SF), or approximately 0.32 acres, and is located two lots west of Stover Street Street. The proposed 822 SF carriage house structure contains 598 SF 2-car garage on the first floor accessed off the alley, and a one -bedroom apartment above which includes approximately 224 SF of living space with a ceiling height above 7 '/z feet. The living space will be served by a gravel parking area to the west of the 2-car garage, and a yard to the south of the parking area for the occupant's use. Access to the upper level living space will be via exterior stairs along the south side of the structure. The site is located in the Neighborhood Conservation Low Density (N-C-L) Zone District. Carriage houses, considered a single-family use are subject to Administrative (Type 1) review in the N-C-L Zone District, as referenced in Section 4.7(13)(2)(a)(1). RECOMMENDATION: Approval of 612 E. Pitkin St. - Carriage House Project Development Plan, PDP #150023 Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750