HomeMy WebLinkAbout429 S. WHITCOMB STREET CARRIAGE HOUSE - PDP - PDP130006 - DECISION - FINDINGS, CONCLUSIONS & DECISION1
7/16/2013
Q:\USERS\FORT COLLINS LAND USE\WHITCOMB CARRIAGE HOUSE\DECISION.DOCX
CITY OF FORT COLLINS
TYPE 1 ADMINISTRATIVE HEARING
FINDINGS AND DECISION
HEARING DATE: July 1, 2013
PROJECT NAME: 429 South Whitcomb Carriage House
CASE NUMBER: PDP #130006
APPLICANT/OWNER: Conor Flanagan
P.O. Box 1832
Fort Collins, CO
HEARING OFFICER: Kendra L. Carberry
PROJECT DESCRIPTION: This is a request for approval of a Project Development Plan
(“PDP”) for a 958 square foot carriage house along the alley on the west side of 429 South
Whitcomb Street. The site is a total of 11,186 square feet, or approximately 0.26 acres, and is
located at the northwest corner of South Whitcomb Street and West Mulberry Street.
SUMMARY OF DECISION: Approved
ZONE DISTRICT: Neighborhood Conservation, Medium Density (N-C-
M)
HEARING: The Hearing Officer opened the hearing at approximately 5:00 p.m. on July 1, 2013,
in Conference Room A, 281 North College Avenue, Fort Collins, Colorado.
EVIDENCE: During the hearing, the Hearing Officer accepted the following evidence:
(1) Planning Department Staff Report; (2) application, plans, maps and other supporting
documents submitted by the applicant; and (3) proof of published notice (the Land Use Code, the
Comprehensive Plan and the formally promulgated polices of the City are all considered part of
the record considered by the Hearing Officer).
TESTIMONY: The following persons testified at the hearing:
From the City: Jason Holland
From the Applicant: Conor Flanagan
From the Public: Richard Schott, Kevin Wilcox, Lance Kanemasu
FINDINGS
1. Evidence presented to the Hearing Officer established the fact that the hearing was
properly posted, legal notices mailed and notice published.
2
7/16/2013
Q:\USERS\FORT COLLINS LAND USE\WHITCOMB CARRIAGE HOUSE\DECISION.DOCX
2. The PDP complies with the General Development Standards contained in Article 3 of the
Code.
a. The PDP complies with Section 3.2.2(K)(1)(c), Required Off-Street Parking,
because the PDP provides at least one off-street parking space per lot.
b. The PDP complies with Section 3.5.1, Building and Project Compatibility,
because: the carriage house is compatible with the established architectural character and
context of the general area; the overall outline of the carriage house, the use of gables and
porch elements, and the use of second-story elements that are integrated into the roof line
are designed with a moderate size, bulk, and massing that provide an appropriate transition
and compatible fit with existing homes on the block; an appropriate number of secondary
elements such as bay windows, porch elements, and roof dormers are provided that are
appropriate in size, scale and proportion so that these elements do not overpower the
overall building form while providing visual interest and articulated massing on all sides
of the carriage house; and enhanced architectural detailing is provided through the use of
building projections and recesses that provide a high level of building articulation and are
appropriately scaled, stepping down at side lot lines to provide transition.
c. The PDP complies with Section 3.5.2(D)(3), Side and Rear Setbacks, because the
alley-accessed garage is set back at least 8’.
3. The PDP complies with the applicable standards contained in Article 4 of the Code for the
N-C-M zone district.
a. The PDP complies with Section 4.8(B)(2)(a)(1), Permitted Uses, because the
carriage house is a single-family dwelling, which is a permitted use in the N-C-M zone
district, subject to administrative review.
b. The PDP complies with Section 4.8(D)(1), Density, because the lot size is 11,186
square feet, more than the 5,000 square foot minimum for single-family dwellings, and the
PDP meets the minimum required lot area ratio.
c. The PDP complies with Section 4.8(D)(4), Land Use Standards – Residential,
because the carriage house is 958 square feet; the carriage house is located in the rear
portion of the existing lot; the carriage house complies with the applicable setback; there is
at least a 10’ separation between dwellings; and the building footprint for the carriage
house is 572 square feet.
d. The PDP complies with Section 4.8(D)(5), Floor Area Ratio, because the size of
the rear lot is 5,593 square feet, which allows 1,864 square feet at a 0.33 FAR, and the
carriage house is only 958 square feet.
e. The PDP complies with Section 4.8(E)(1), Minimum Lot Width, because the lot
has a width of approximately 59’.
f. The PDP complies with Section 4.8(E)(3), Minimum Rear Yard Setback, because
the rear yard setback from the existing alley exceeds 5’.
3
7/16/2013
Q:\USERS\FORT COLLINS LAND USE\WHITCOMB CARRIAGE HOUSE\DECISION.DOCX
g. The PDP complies with Section 4.8(E)(4), Minimum Side Yard Setback, because
the street-facing side yard setback exceeds 15’.
h. The PDP complies with Section 4.8(E)(5), Maximum Building Height, because the
carriage house is 1.5 stories and the roof line of the second story of the carriage house is
not more than 3’ above the second story floor level.
i. The PDP complies with Section 4.8(F)(1), Building Design, because: the carriage
house is at right angles to the lot; the primary entrance is located along the front wall of the
carriage house; the carriage house is located at least 10’ behind the principal building; the
second floor does not overhang the lower front or side of the carriage house; the front
porch is one story; and the roof pitch is between 2:12 and 12:12.
j. The PDP complies with Section 4.8.(F)(2)(a)(2), because the carriage house does
not exceed 24’ in height.
DECISION
Based on the foregoing findings, the Hearing Officer hereby enters the following rulings:
1. The PDP is approved as submitted.
DATED this 16
th
day of July, 2013.
_____________________________________
Kendra L. Carberry
Hearing Officer