HomeMy WebLinkAbout231 S. GRANT STREET CARRIAGE HOUSE - PDP - PDP130007 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSIntroduced, considered favorably on first reading, and ordered published this 19th day of
February, A.D. 2013, and to be presented for final passage on the 5th day of March, A.D. 2013.
Mayor
ATTEST:
City Clerk
Passed and adopted on final reading on the 5th day of March, A.D. 2013.
ATTEST:
City Clerk
17
Mayor
Wall Offset
2. a second -story addition that results in a total square footage of
more than three thousand (3,000) square feet
at least one (1) side fagade feature from the menu below shall be included to
address potential looming and privacy impacts on neighbors:
Figure XX: Menu of Design Options for Side Fagade Character
Step Down in Height
Two-story fagade width at the minimum side yard is no Two-story fagade width at the minimum side
more than forty (40) feet, with any remaining two-story yard is no more than forty (40) feet. with any
fagade set back an additional six (6) feet beyond the remaining fagade width at the minimum side
minimum required side yard. yard reduced to one-story.
One Story Element I Additional Setback
A one-story building element with a minimum depth of
six (6) feet is located at the minimum side yard.
16
Any two-story fagade is set back an additional
six (6) feet beyond the minimum required side
yard.
Figure XX: Menu of Design Options for Front Fapade Character
Limited Two Story Fagade
Two-story front-fagade width is no more than 40',
with any remaining two-story front fagade set back
an additional six (6) feet from the street.
(Covered Entry Feature
A covered entry feature such as a front porch or
stoop is located on the front fagade. The feature
shall have a minimum depth of at least six (6) feet
(as measured from the building fagade to the posts
and railings) and a minimum length of eight (8) feet.
One Story Element
The portion of the fagade closest to the street is
one-story, with any two-story fagade set back an
additional six (6) feet from the street.
(i) Side Fagade Character. When building construction results in:
1. a new house that is greater than two thousand five hundred (2,500)
square feet, or
15
*Applies only to north -facing building walls adjoining a property to the north for
building construction that results in a two (2) story where a one (1) story previously
existed, or when the construction is for a new house that is greater than two thousand five
hundred (2,500) square feet, or for an addition that results in a total square footage of
more than three thousand (3,000) square feet, and where there is a lot abutting the north
side of the subject lot and the house on such abutting lot is one (1) story.
(5) Maximum building height shall be two (2) stories, except in the case of
carriage houses, and accessory buildings containing habitable space, which
shall be a maximum of one and one-half (11/2) stories.
Section 7. That Section 4.8(F) of the Land Use Code is hereby amended to read
as follows:
(F) Development Standards
(1) Building Design.
(h) Front FaVade Character. When building construction results in:
a two (2) story house where a one (1) story house previously
existed and where there is an abutting house on either side that is
one (1) story, or
2. a new house that is greater than two thousand five hundred (2,500)
square feet, or
3. a second -story addition that results in a total square footage of
more than three thousand (3,000) square feet
at least one (1) front fagade feature from the menu below shall be included
to promote pedestrian orientation and compatibility with the character of
structures on the block face:
14
a two (2) story house where a one (1) story house previously
existed, or
2. a new house that is greater than two thousand five hundred (2,500)
square feet, or
3. an addition that results in a total square footage of more than three
thousand (3,000) square feet, and
4. construction on a lot where there is a lot abutting the north side of
the subject lot and the house on such abutting lot is one (1) story
building height shall be reduced to preserve solar access on adjacent lots
such that whenever any portion of a north -facing side building wall that
adjoins a lot to the north exceeds fourteen (14) feet in height, as measured
from the existing grade at the interior side lot line adjacent to the wall,
such portion of the building wall shall be set back from the interior side lot
line an additional one (1) foot beyond the minimum required, for each one
(1) foot, or fraction thereof, of building wall that exceeds fourteen (14)
feet in height. For lots that are forty (40) feet or less in width, the fourteen
(14) foot starting height may be increased by one (1) foot for each one (1)
foot of decreased lot width up to a maximum starting height of eighteen
(18) feet.
Figure XX: Minimum Side Yard Width and Maximum Building Wall Height
1' set back for
2' height increase '
5' 5' w c
o d ; j Min. Side T
v j Yard Width j
0 0l I 0 0
Z 2 IZa
13
building shall sign and record with the Latimer County Clerk and Recorder an
affidavit stating that such accessory structure shall not be used as a dwelling unit.
All applicable building permits issued for such buildings shall be conditioned
upon this prohibition. Any such structure containing habitable space that is
located behind a street -fronting principal building shall contain a maximum of six
hundred (600) square feet of floor area. Floor area shall include all floor space
within the basement and ground floor plus that portion of the floor area of any
second story having a ceiling height of at least seven and one-half (7'/z) feet. Such
accessory building may be located in any area of the rear portion of a lot,
provided that it complies with the setback requirements of this District and there
is at least a ten -foot separation between structures.
(46) Accessory Buildings Without Habitable Space. Any accessory building without
water and/or sewer service, which has not been declared to contain habitable
space by the applicant, shall not exceed a total floor area of six hundred (600)
square feet. Floor area shall include all floor space (including basement space)
within the building having a ceiling height of at least seven and one-half (7Y2)
feet.
Y-
Section 6. That Section 4.8(E) of the Land Use Code is hereby amended to read as
follows:
(E) Dimensional Standards
(4) Minimum Side Yard and Maximum Wall Height. Minimum side yard width shall
be five (5) feet for all interior side yards. Whenever any portion of a building wall
or- buildift-
along a side lot line exceeds eighteen (18) feet in height, as measured
from the natural grade at the interior side lot line adjacent to the wall, such portion
of the building wall or- big shall be set back from the interior side lot line an
additional one (1) foot, beyond the minimum required, for each two (2) feet or
fraction thereof of building wall er- building height that exceeds eighteen (18) feet
in height, except as provided for in "a" below. Minimum side yard width shall be
fifteen (15) feet on the street side of any comer lot. Notwithstanding the
foregoing, minimum side yard width for schools and places of worship shall be
twenty-five (25) feet (for both interior and street sides).
(a) Solar Access Setbacks. For building construction that results in:
12
of any accessory building larger than one hundred twenty (120)
square feet, plus that portion of the floor area of any second story
having a ceiling height of at least seven and one-half (7-1/2) feet
located within such accessory building located on the lot.
(2) Basement floor areas where the exterior basement walls are
exposed by more than three (3) feet above adjacent finished grade.
(3) Roofed porches, balconies and breezeways that are enclosed on
more than two (2) sides.
(c) For the purpose of calculating allowable floor area, the floor area of the
following spaces and building elements shall be counted at two hundred
(200) percent:
High volume spaces on the first or second floor where the distance
between the floor and the ceiling or roof rafters directly above is greater
than fourteen (14) feet.
(d) For the purpose of calculating allowable floor area, the floor area of the
following spaces and building elements shall not be included:
The first two hundred and fifty (250) square feet of a detached accessory
building, provided that it is located behind a street -fronting principal
building and is separated from such principal building by at least ten (10)
feet
(3) Allowable Floor Area on Rear Half of Lots. The allowable floor area on the rear
half of a lot shall not exceed thirty-three (33) percent of the area of the rear fifty
(50) percent of the lot.
(24) Residential. Any new single-family dwelling that is proposed to be located behind
a street -fronting principal building shall contain a maximum of eight hundred
(800) square feet of floor area unless such new single-family dwelling contains a
two -car garage, in which case it shall contain a maximum of one thousand (1,000)
square feet of floor area, including the garage. Floor area shall include all floor
space within the basement and first floor plus that portion of the floor area of any
second story having a ceiling height of at least seven and one-half (7'/z) feet. A
new single-family dwelling may be located in any area of the rear portion of such
lot, provided that it complies with the setback requirements of this District and
there is at least a ten -foot separation between structures. The building footprint for
such single-family dwelling shall not exceed six hundred (600) square feet.
(35) Accessory Buildings With Habitable Space (or Potential Future Habitable Space).
Any accessory building with water and/or sewer service shall be considered to
have habitable space. Any person applying for a building permit for such a
11
two-family dwelling and six thousand (6,000) square feet for all other uses. flef
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(2) Allowable Floor Area on Lots.
(a) The allowable floor area shall be as follows:
(1) On a lot of less than four thousand (4,000) square feet, the
allowable floor area for single-family dwellings and buildings
accessory to single-family dwellings shall not exceed fifty (50)
percent of the lot area.
(2) On a lot that is between four thousand (4,000) square feet and ten
thousand (10,000) square feet, the allowable floor area for single-
family dwellings and buildings accessory to single-family
dwellings shall not exceed twenty-five (25) percent of the lot area
plus one thousand (1,000) square feet. On a lot that is between six
thousand (6,000) square feet and ten thousand (10,000) square feet,
an additional two hundred -fifty (250) square feet shall be added for
a detached accessory structure.
(3) On a lot that is more than ten thousand (10,000) square feet, the
allowable floor area for single-family dwellings and buildings
accessory to single-family dwellings shall not exceed thirty-five
(35) percent of the lot area, plus two hundred -fifty (250) square
feet for a detached accessory structure.
(4) The allowable floor area for buildings containing permitted uses
other than single-family dwellings and buildings accessory to
single-family dwellings shall not exceed forty (40) percent of the
lot area.
(b) For the purpose of calculating allowable floor area, one hundred (100)
percent of the floor area of the following spaces and building elements
shall be included:
(1) The total floor area of all principal buildings as measured along the
outside walls of such buildings and including each finished or
unfinished floor level plus the total floor area of the ground floor
10
Figure XX: Menu of Design Options for Side Fagade Character
Wall Offset I Step Down in Height
Two-story facade width at the minimum side yard is no Two-story fagade width at the minimum side
more than forty (40) feet, with any remaining two-story yard is no more than forty (40) feet, with any
fagade set back an additional six (6) feet beyond the remaining fagade width at the minimum side
minimum required side yard. yard reduced to one-story.
One Story Element
A one-story building element with a minimum depth of
six (6) feet is located at the minimum side yard.
Additional Setback
Any two-story fagade is set back an additional
six (6) feet beyond the minimum required side
yard.
Section 5. That Section 4.8(D) of the Land Use Code is hereby amended to read as
follows:
(D) Land Use Standards.
(l) nen6h --44 t,,nsh?. ,.s Develepone,,. Required Lot Area. Minimum lot area shall be
"i \ / b , but not
be less than the following: five thousand (5,000) square feet for a single-family or
0j
A covered entry feature such as a front porch or
stoop is located on the front fagade. The feature
shall have a minimum depth of at least six (6) feet.
(as measured from the building fagade to the posts
and railings) and a minimum length of eight (8) feet.
(i) Side Fagade Character. When building construction results in:
a new house that is greater than two thousand five hundred (2,500)
square feet, or
2. a second -story addition that results in a total square footage of
more than three thousand (3,000) square feet
at least one (1) side facade feature from the menu below shall be included to
address potential looming and privacy impacts on neighbors:
8
(h) Front FaVade Character. When building construction results in:
a two (2) story house where a one (1) story house previously
existed and where there is at least one (1) lot abutting the side of
the subject lot and the house on such abutting lot is one (1) story,
or
2. a new house that is greater than two thousand five hundred (2,500)
square feet, or
3. a second -story addition that results in a total square footage of
more than three thousand (3,000) square feet
at least one (1) front fagade feature from the menu below shall be included
to promote pedestrian orientation and compatibility with the character of
the structures on the block face:
Figure XX: Menu of Design Options for Front Fagade Character
Limited Two Story Fagade
Two-story front-fagade width is no more than 40',
with any remaining two-story front fagade set back
an additional six (6) feet from the street.
Covered Entry Feature
7
One Story Element
The portion of the fagade closest to the street is
one-story, with any two-story fagade set back an
additional six (6) feet from the street.
width, the fourteen (14) foot starting height may be increased by one (1) foot for
each one (1) foot of decreased lot width up to a maximum starting height of
eighteen (1 S) feet.
Figure XX: Minimum Side Yard Width and Maximum Building Wall Height
1'set backfor
2' height increase
D v
o a > j Min. Side in
a Qj Yard Width I Y a
z° o Z o
aI I a
*Applies only to north -facing building walls adjoining a property to the north for
building construction that results in a two (2) story house where a one (1) story house
previously existed, or when the construction is for a new house that is greater than two
thousand five hundred (2,500) square feet, or for an addition that results in a total square
footage of more than three thousand (3,000) square feet, and where there is a lot abutting
the north side of the subject lot and the house on such abutting lot is one (1) story.
(5) Maximum building height shall be two (2) stories, except in the case of carriage
houses, and accessory buildings containing habitable space, which shall be a
maximum of one and one-half (1-1/2) stories.
Section 4. That Section 4.7(F) of the Land Use Code is hereby amended to read as
follows:
(F) Development Standards.
(1) Building Design.
2
square feet. Floor area shall include all floor space (including basement space)
within the building having a ceiling height of at least seven and one-half (7'/z)
feet.
Section 3. That Section 4.7(E) of the Land Use Code is hereby amended to read as
follows:
(E) Dimensional Standards.
(4) Minimum Side Yard and Maximum Wall Height. Minimum side yard width shall
be five (5) feet for all interior side yards. Whenever any portion of a building wall
e in along aside lot line exceeds eighteen (18) feet in height, as measured
from the existing grade at the interior side lot line adjacent to the wall, such
portion of the building wall er- buildg shall be set back from the interior side lot
line an additional one (1) foot, beyond the minimum required, for each two (2)
feet or fraction thereof of building wall er- buil height that exceeds eighteen
(18) feet in height, except as provided in "a" below. Minimum side yard width
shall be fifteen (15) feet on the street side of any comer lot. Notwithstanding the
foregoing, minimum side yard width for schools and places of worship shall be
twenty-five (25) feet (for both interior and street sides).
(a) Solar Access Setbacks. For building construction that results in:
1. a two (2) story house where a one (1) story house previously
existed, or
2. a new house that is greater than two thousand five hundred (2,500)
square feet, or
3. an addition that results in a total square footage of more than three
thousand (3,000) square feet, and
4. construction on a lot where there is a lot abutting the north side of
the subject lot and the house on such abutting lot is one (1) story,
building height shall be reduced to preserve solar access on adjacent lots such that
whenever any portion of a north -facing side building wall that adjoins a lot to the
north exceeds fourteen (14) feet in height, as measured from the existing grade at
the interior side lot line adjacent to the wall, such portion of the building wall
shall be set back from the interior side lot line an additional one (1) foot beyond
the minimum required, for each one (1) foot, or fraction thereof, of building wall
that exceeds fourteen (14) feet in height. For lots that are forty (40) feet or less in
High volume spaces on the first or second floor where the distance
between the floor and the ceiling or roof rafters directly above is greater
than fourteen (14) feet.
(d) For the purpose of calculating allowable floor area, the floor area of the
following spaces and building elements shall not be included:
The first two hundred and fifty (250) square feet of a detached accessory
building, provided that it is located behind a street -fronting principal
building and is separated from such principal building by at least ten (10)
feet.
(3) Allowable Floor Area on Rear Half of Lots. The allowable floor area on the rear
half of a lot shall not exceed twenty five (25) percent of the area of the rear fifty
(50) percent of the lot.
(24) Residential. Any new single-family dwelling that is proposed to be located behind
a street -fronting principal building shall contain a maximum of eight hundred
(800) square feet of floor area unless such new single-family dwelling contains a
two -car garage, in which case it shall contain a maximum of one thousand (1,000)
square feet of floor area, including the garage. Floor area shall include all floor
space within the basement and first floor plus that portion of the floor area of any
second story having a ceiling height of at least seven and one-half (T/s) feet. A
new single-family dwelling may be located in any area of the rear portion of such
lot, provided that it complies with the setback requirements of this District and
there is at least a ten -foot separation between structures. The building footprint for
such single-family dwelling shall not exceed six hundred (600) square feet.
(35) Accessory Buildings With Habitable Space (or Potential Future Habitable Space).
Any accessory building with water and/or sewer service shall be considered to
have habitable space. Any person applying for a building permit for such a
building shall sign and record with the Larimer County Clerk and Recorder an
affidavit stating that such accessory structure shall not be used as a dwelling unit.
All applicable building permits issued for such buildings shall be conditioned
upon this prohibition. Any such structure containing habitable space that is
located behind a street -fronting principal building shall contain a maximum of six
hundred (600) square feet of floor area. Floor area shall include all floor space
within the basement and ground floor plus that portion of the floor area of any
second story having a ceiling height of at least seven and one-half (71/z) feet. Such
accessory building may be located in any area of the rear portion of a lot,
provided that it complies with the setback requirements of this District and there
is at least a ten -foot separation between structures.
(46) Accessory Buildings Without Habitable Space. Any accessory building without
water and/or sewer service, which has not been declared to contain habitable
space by the applicant, shall not exceed a total floor area of six hundred (600)
4
(1) On a lot of less than five thousand (5,000) square feet, the
allowable floor area for single-family dwellings and buildings
accessory to single-family dwellings shall not exceed forty (40)
percent of the lot area.
(2) On a lot that is between five thousand (5,000) square feet and ten
thousand (10,000) square feet, the allowable floor area for single-
family dwellings and buildings accessory to single-family
dwellings shall not exceed twenty (20) percent of the lot area plus,
one thousand (1,000) square feet. On a lot that is between six
thousand (6,000) square feet and ten thousand (10,000) square feet,
an additional two hundred -fifty (250) square feet shall be added for
a detached accessory structure.
(3) On a lot that is more than ten thousand (10,000) square feet, the
allowable floor area for single-family dwellings and buildings
accessory to single-family dwellings shall not exceed thirty (30)
percent, plus two hundred -fifty (250) square feet for a detached
accessory structure.
(4) The allowable floor area for buildings containing permitted uses
other than single-family dwellings and buildings accessory to
single-family dwellings shall not exceed forty (40) percent of the
lot area.
(b) For the purpose of calculating allowable floor area, one hundred (100)
percent of the floor area of the following spaces and building elements
shall be included:
(1) The total floor area of all principal buildings as measured along the
outside walls of such buildings and including each finished or
unfinished floor level plus the total floor area of the ground floor
of any accessory building larger than one hundred twenty (120)
square feet, plus that portion of the floor area of any second story
having a ceiling height of at least seven and one-half (7-1/2) feet
located within such accessory building on the lot.
(2) Basement floor areas where the exterior basement walls are
exposed by more than three (3) feet above adjacent finished grade.
(3) Roofed porches, balconies and breezeways that are enclosed on
more than two sides.
(c) For the purpose of calculating allowable floor area, the floor area of the
following spaces and building elements shall be counted at two hundred
(200) percent:
3
NOW, THERFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF FORT
COLLINS as follows:
Section 1. That Section 2.10.2(F) of the Land Use Code is hereby amended to read as
follows:
(F) Step 6 (Notice): Section 2.2.6(A) only applies, except that "3800 feet" shall be
changed to "150 feet", and for single-family houses in the NCL and NCM zone
districts, eight hundred (800) feet shall be changed to five hundred (500) feet for
variance requests for:
(a) Construction that results in a two (2) story house where a one (1) story house
previously existed and where there is at least one (1) lot abutting the side of
the subject lot and the house on such abutting lot is one (1) story; or
(b) Construction of a new house that is greater than two thousand five hundred
(2,500) square feet; or
(c) Construction of an addition that results in a total square footage of more than
three thousand (3,000) square feet;
and "14 days" shall be changed to "7 days," everywhere they occur in Section
2.2.6.(A). Section 2.2.6(B)-(D) shall not apply.
Section 2. That Section 4.7(D) of the Land Use Code is hereby amended to read as
follows:
(D) Land Use Standards.
(1) Deasil� Required Lot Area. Minimum lot area shall be equivaknt te At
and one half (21,12) times the total floor- area of the btti1dinga(s. ,ydt not be less
than six thousand (6,000) square feet. For- the purposes of eale..latiag deasit.,
4eta1 floor a s .. .. �� hll m .. the oa ttl ff s flee.. f all p pel bildig e e a e e uaas a
measufed along the outside al is 484-1 el. h. ;ld:.,Da and ineluding e eh frirhe.�er
unfinished fleer- level plus the Fetal gFess fleer e of the nd fleer eC any,.. 'Id' g lar-ge.. ♦he .. e hunded twenty (120) feet, epitis that
a e„ a
e..tie., o f the fleo f area of a seeend ate.y having seven a nay
d ene half (71,12) feet leeeted ...;th:.. a .eh a building leeated
e
en
h tet. (Ope« l..alee..;es a..d basements shall ..et he e rated as flee.. a a f
e f eale..lati..e de.,s:t 4.
a
(2) Allowable Floor Area on Lots.
(a) The allowable floor area shall be as follows:
2
OPTION A
ORDINANCE NO. 033, 2013
OF THE COUNCIL OF THE CITY OF FORT COLLINS
MAKING AMENDMENTS TO THE CITY OF FORT COLLINS
LAND USE CODE PERTAINING TO IMPLEMENTATION OF THE
EASTSIDE AND WESTSIDE NEIGHBORHOODS CHARACTER STUDY
WHEREAS, in 2010, City staff conducted an Eastside/Westside Neighborhood Study
which resulted in an ordinance being approved by the City Council which was later repealed in
response to a citizen petition; and
WHEREAS, in June 2011, City staff initiated a new Eastside/Westside Neighborhood
Character Study (the "Study") after receiving direction from City Council to take a fresh look at
neighborhood compatibility and character issues in the neighborhoods near downtown; and
WHEREAS, the basis of the Study is to respond to continued concerns with respect to
potential impacts of building additions and new construction in the City's oldest neighborhoods;
and
WHEREAS, the Study process included extensive public outreach and the consideration
of the proposed Code changes arising from the Study by the Planning and Zoning Board, the
Landmark Preservation Commission, the Zoning Board of Appeals and the Building Review
Board; and
WHEREAS, the direction from the Study is to amend the Land Use Code in the
following particulars:
1. Expand the existing notification distance for some Zoning Board of Appeals
variance requests;
2. Revise the existing Floor Area Ratio (FAR) standards using a new formula to
lower the largest allowable house sizes, and adjust the method for calculating allowable floor
area;
3. Adjust the method for measuring the height of a new wall along a side lot line;
4. Incorporate a new solar access standard; and
5. Incorporate new design standards with a menu of options for front and side
building fagade features; and
WHEREAS, the City Council has determined that the proposed changes to the Land Use
Code are in the best interests of the City.
Carriage House * 231 South Grant Street
The South 25 Feet of Lot 13 and All of Lot 16, Block 289, Loomis
Addition of the City of Fort Collins
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- 98 S.F.
GARAGEE 5
CARRIAGE HOUSE s 800 S.F.
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231 South Grant Avenue, Carriage House, Project Development Plan, PDP #130007
Administrative Hearing — March 26, 2014
Page 5
The proposed carriage house will be constructed with the same blond brick as the
principal house and the garage. The architectural design is has the same brick banding
accents and eaves and soffits as the principal house.
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 231 South Grant Avenue, Carriage House, Project
Development Plan, PDP #130007, 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 of Article 4 — Districts.
RECOMMENDATION:
Staff recommends approval of the 231 South Grant Avenue, Carriage House, Project
Development Plan, PDP #130007.
ATTACHMENTS:
1. Site/Landscape Plan
2. Building Elevations
3. LUC Change Ord. No. 033-2013
231 South Grant Avenue, Carriage House, Project Development Plan, PDP #130007
Administrative Hearing — March 26, 2014
Page 4
The carriage house is setback 5 feet from the interior property line (north side)
and the wall and eve height is 12 feet 9 7/8 inches. The overall height at the peak
of the roof is 21 feet 5 '/z inches and is setback 14 '/z feet from the property line
due to the 10:12 pitch of the roof.
H. Section 4.7(E)(5) — Dimensional Standards, Maximum Building Height
The maximum building height for a carriage house is 1 '/z stories.
The proposed carriage house is 1 '/2 stories in height as measured in Sec. 3.8.17
of the Land Use Code.
Section 4.7(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
porch proposed is limited to 1 1/2 stories, and that the roof pitch is between 2:12
and 12:12.
J. Section 4.7(F)(3) — Carriage Houses and Habitable Accessory Buildings
The project is in compliance with all applicable carriage house standards, which
require an additional parking space for the bedroom, provide at least 120 square
feet of yard area, and that it faces all decks and entry doors toward the existing
principal building.
3. Compliance with Article Three — General Development Standards:
The following General Development Standards are applicable to the 231 South
Grant Avenue, Carriage House, Project Development Plan, PDP #130007.
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.
231 South Grant Avenue, Carriage House, Project Development Plan, PDP #130007
Administrative Hearing — March 26, 2014
Page 3
Proposed Carriage House: 800 s.f.
Total: 4,590 s.f.
Thus, the required minimum lot area is 11,475 (4,590 * 2.5). The existing lot area
is 14,590 s.f. and, therefore, meets the standard.
C. Section 4.7(D)(2) — Residential
The maximum size of a single-family dwelling that is proposed behind a street -
fronting principal building shall contain a maximum of 800 s.f. of floor area.
The proposed carriage house has 800 s.f. of floor area.
D. Section 4.7(D)(5) — Floor Area Ratio (FAR)
Lots are subject to a maximum FAR of 25% on the rear 50% of the lot; and shall
use the zone district's minimum lot size for the FAR calculation.
The floor area of the existing and proposed structures on the rear 50% of the lot
are as follows:
Existing garage: 598 s.f.
Proposed Carriage House: 800 s.f.
Total: 1,398 s.f.
The minimum lot size is 11,475, as calculated in section 2B of this report.
Therefore, the maximum floor area of development permitted on the rear 50% of
the lot is 1,434.4 s.f. ((11,475/2)*0.25). The proposal meets this standard
because the proposed FAR for the rear 50% of the lot is less than the maximum
permitted (1,398 < 1,434.4).
E. Section 4.7(E)(3) — Dimensional Standards, Minimum Rear Yard Setback
The minimum rear yard setback is 5 feet from existing alleys and 15 feet from all
other conditions.
The proposed carriage house is setback 5 feet from the existing alley.
F. Section 4.7(E)(4) — Dimensional Standards, Minimum Side Yard Setback
The minimum side yard setback is 5 feet for all interior side yards, and setback
an additional 1 foot for every 2 feet in height the building wall exceeds 18 feet in
height.
231 South Grant Avenue, Carriage House, Project Development Plan, PDP #130007
Administrative Hearing — March 26, 2014
Page 2
• 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 of Article 4 — Districts.
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
Direction
Zone District
Existing land Uses
North
Neighborhood Conservation, Low
Single-family residential
Density (N-C-L)
South
Neighborhood Conservation, Low
Single-family residential
Density (N-C-L)
East
Neighborhood Conservation, Low
Single-family residential
Density (N-C-L)
West
Neighborhood Conservation, Low
Single-family residential
Density (N-C-L)
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 4.7(B)(2)(a)(1) - Permitted Uses. residential
The carriage house is a single-family dwelling and is a permitted use in the N-C-L
zone, subject to Administrative Review and Public Hearing.
B. Section 4.7(D)(1) - Density
The required minimum lot area shall be at least 2 '/z times the total floor gross
area of all principal buildings.
The floor area of the existing and proposed structures are as follows:
House: 3,192 s.f.
Garage: 598 s.f.
PROJECT:
APPLICANT / OWNER:
ITEM NO PDP#130007
MEETING DATE March 26. 2014
STAFF Seth Lorson
ADMINISTRATIVE HEARING
231 South Grant Avenue, Carriage House, Project
Development Plan, PDP #130007.
Kevin Brinkman
3003 East Harmony Road, suite 300
Fort Collins Co, 80528
This is a request for approval of a Project Development Plan (P.D.P.) for a carriage
house located at 231 South Grant Avenue. The project site is a total of 14,250 square
feet, or approximately 0.33 acres, and is located at the northwest corner of South Grant
Avenue and West Olive Street.
The project proposes an 800 square foot carriage house with a 520 square foot footprint
located 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-L Neighborhood
Conservation, Low Density zone district, subject to administrative review, as referenced
in Section 4.7(B)(2)(a)(1). This proposal was submitted to the City for consideration
days prior to a significant Land Use Code (LUC) change that amended the N-C-L
district's Floor Area Ratio (FAR). Attached to this report is the ordinance (No. 033,
2013) with strikeout of the code that the proposal was reviewed by and the new
changes highlighted as approved by City Council on March 5, 2013.
RECOMMENDATION: Approval of 231 South Grant Avenue, Carriage House, Project
Development Plan, PDP #130007.
EXECUTIVE SUMMARY:
The approval of 231 South Grant Avenue, Carriage House, Project Development Plan,
PDP #130007 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.
Planning Services 281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580
fcgov.comldevelopmentreviewl 970.221.6750