HomeMy WebLinkAbout320 E. MULBERRY ST., CARRIAGE HOUSE - PDP - PDP130036 - DECISION - MINUTES/NOTES1
12/17/2013
Q:\USERS\FORT COLLINS LAND USE\MULBERRY CARRIAGE HOUSE\DECISION.DOCX
CITY OF FORT COLLINS
TYPE 1 ADMINISTRATIVE HEARING
FINDINGS AND DECISION
HEARING DATE: December 5, 2013
PROJECT NAME: 320 E. Mulberry Street Carriage House
CASE NUMBER: PDP #130036
APPLICANT/OWNER: Lyle and Lisa Eaton
320 E. Mulberry St.
Fort Collins, CO 80524
HEARING OFFICER: Kendra L. Carberry
PROJECT DESCRIPTION: This is a request for approval of a Project Development Plan (PDP)
to add a carriage house at 320 East Mulberry Street. The site is 14,250 square feet, or
approximately 0.72 acres, and located four lots west of Peterson Street. An existing garage in the
northeast corner of the site would be finished and converted into a carriage house, totaling
approximately 750 square feet and including a second level living space with a kitchen and
bathroom, accessed from external stairs.
SUMMARY OF DECISION: Approved
ZONE DISTRICT: Neighborhood Conservation Buffer (N-C-B)
HEARING: The Hearing Officer opened the hearing at approximately 5:00 p.m. on December 5,
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; and (2) application, plans, maps and other supporting
documents submitted by the applicant (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: Pete Wray
From the Applicant: Lisa Eaton
From the Public: N/A
FINDINGS
1. Evidence presented to the Hearing Officer established the fact that the hearing was
properly posted, legal notices mailed and notice published.
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2. The PDP complies with the applicable 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 existing garage has two parking spaces and the paved area adjacent to the
garage provides room for three additional vehicles.
b. The PDP complies with Section 3.5.1, Building and Project Compatibility, because
the carriage house will be located in an existing garage that was constructed in 2000 and is
compatible with the existing house on the property and the established architectural
character of the surrounding area.
3. The PDP complies with the applicable standards contained in Article 4 of the Code for the
N-C-B zone district.
a. The PDP complies with Section 4.9(B)(2)(a)(1), Permitted Uses, because the
carriage house is a single-family dwelling, which is a permitted use in the N-C-B zone
district, subject to administrative review.
b. The PDP complies with Section 4.9(D)(1), Density, because the lot size is 14,250
square feet, more than the 5,000 square foot minimum for single-family dwellings.
c. The PDP complies with Section 4.9(D)(2), Land Use Standards – Residential,
because: the carriage house is 727 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 543 square feet.
d. The PDP complies with Section 4.9(D)(5), Floor Area Ratio, because the size of
the rear lot is 7,125 square feet, which allows 2,351 square feet at a 0.33 FAR, and the
carriage house is only 727 square feet.
e. The PDP complies with Section 4.9(D)(6)(c), Minimum Rear Yard Setback,
because the building was constructed prior to the adoption of this standard.
f. The PDP complies with Section 4.9(D)(6)(d), Minimum Side Yard Width, because
the building was constructed prior to the adoption of this standard.
g. The PDP complies with Section 4.9(D)(6)(e), Maximum Building Height, because
the building was constructed prior to the adoption of this standard.
h. The PDP complies with Section 4.9(E)(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; there is no
front porch; and the roof pitch is between 2:12 and 12:12.
i. The PDP complies with Section 4.9(E)(2)(a), Building Height, because the
building was constructed prior to the adoption of this standard.
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j. The PDP complies with Section 4.9(E)(2)(b), Eave Height, because the building
was constructed prior to the adoption of this standard.
k. The PDP complies with Section 4.9(E)(3)(c), Carriage Houses – Additional
Review Criteria, because the PDP includes a designated yard area of 140 square feet, and
the entry access stairs face the existing principal building.
DECISION
Based on the foregoing findings, the Hearing Officer hereby enters the following rulings:
1. The PDP is approved as submitted.
DATED this 17
th
day of December, 2013.
_____________________________________
Kendra L. Carberry
Hearing Officer