HomeMy WebLinkAbout612 E. PITKIN, CARRIAGE HOUSE - PDP - PDP150023 - DECISION - FINDINGS, CONCLUSIONS & DECISION (3)1
CITY OF FORT COLLINS
TYPE 1 ADMINISTRATIVE HEARING
FINDINGS AND DECISION
HEARING DATE: January 13, 2016
PROJECT NAME: 612 E. Pitkin Carriage House Project Development Plan
CASE NUMBER: PDP #150023
APPLICANT: Heidi Shuff
Studio S Architecture
715 W. Mountain Avenue
Fort Collins, CO 80521
OWNER: Pat McGaughran
612 E. Pitkin Street
Fort Collins, CO 80524
HEARING OFFICER: Marcus A. McAskin
PROJECT DESCRIPTION: This is a request for a Project Development Plan (PDP) to add a
carriage house at 612 East Pitkin Street. The proposed structure is 822 square feet, consisting of a
598 s.f. two-car garage on the first floor accessed off the alley, and a one-bedroom apartment on the
second floor (above the garage), which includes approximately 224 s.f. of living space with a ceiling
height of 7 ½’ and higher. The living space will have a gravel parking lot to the west of the two-
car garage and a yard to the south of the parking area for the use of the occupant of the one-bedroom
living area. Access to the upper level living space will be via exterior stairs located along the south
side of the structure. The subject property is located in the Neighborhood Conservation, Low
Density District (N-C-L). The proposed carriage house
1
is subject to Administrative (Type 1) review
in the N-C-L Zone District, pursuant to Section 4.7(B)(2)(a)(1) of the Land Use Code.
BACKGROUND: The surrounding zoning and land uses are set forth below:
1 “Carriage House” is defined in Section 5.1.2 of the Land Use Code as a “single-family
detached dwelling, typically without street frontage, that is located behind a separate, principal
dwelling on the same lot, which fronts on the street.”
2
Direction Zone District Existing Land Uses
North
Neighborhood Conservation Low
Density (N-C-L)
Existing single-family detached residential
South
Neighborhood Conservation Low
Density (N-C-L)
Existing single-family detached residential
East
Neighborhood Conservation Low
Density (N-C-L)
Existing single-family detached residential
West
Neighborhood Conservation Low
Density (N-C-L)
Existing single-family detached residential
SUMMARY OF DECISION: Approved, with conditions.
ZONE DISTRICT: (N-C-L) Neighborhood Conservation Low Density Zone District
HEARING: The Hearing Officer opened the hearing on Wednesday, January 13, 2016, in
Conference Rooms A-D, 281 North College Avenue, Fort Collins, Colorado, following the
conclusion of the public hearings on the Mulberry and Lemay Crossings Filing No. 3 Replat, the
University Square Replat, and the East Ridge project.
EVIDENCE: Prior to or at the hearing, the Hearing Officer accepted the following documents as
part of the record of this proceeding:
1. Project Vicinity Map.
2. Planning Department Staff Report prepared for 612 E. Pitkin Street Carriage House
(PDP #150023). A copy of the Staff Report is attached to this decision as
ATTACHMENT A and is incorporated herein by reference
3. 612 East Pitkin Street – Carriage House Site Plan, Utility Plan and Floor Plans (2
Sheets)
4. 612 East Pitkin Street – Grading Plan (1 Sheet)
5. Memorandum dated September 30, 2014 from Laurie Kadrich, Director of
Community Development & Neighborhood Services and Cameron Gloss, Planning
Manager regarding administrative interpretation regarding eave height of carriage
houses and administrative buildings with habitable space located within the N-C-L,
N-C-M, and N-C-B Zone Districts.
6. Drainage Memorandum dated October 23, 2015 prepared by Northern Engineering
7. PowerPoint presentation prepared by City Staff for the January 13, 2016 public
hearing.
8. PowerPoint presentation prepared by the Applicant for the public hearing.
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9. Newspaper article titled “High Rises vs. Honky Tonks” authored by Steve Haruch, a
contributing editor at The Nashville Scene (article was provided to the Hearing
Officer for the record by Anonymous Speaker #1).
10. Affidavit of Publication dated January 5, 2016, evidencing proof of publication of
Notice of Hearing in the Fort Collins Coloradan on January 5, 2016.
11. Notice of Public Hearing dated December 29, 2015.
12. The City’s Comprehensive Plan, Code, 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, AICP, Senior City Planner
From the Applicant: Heidi Shuff
Studio S Architecture
715 W. Mountain Avenue
Fort Collins, CO 80521
Nick Haws, P.E.
Northern Engineering
Barry Schram, Owner/Project Manager
Lamar Valley Craftsman
From the Owner: Pat McGaughran
612 E. Pitkin Street
Fort Collins, CO 80524
From the Public: Anonymous speaker #1, address unknown
Marla Hehn, 804 E. Lake Street, Fort Collins, CO 80524
Robin Hause, 904 E. Pitkin Street, Fort Collins, CO 80524
Dean R. Block, 6357 Promontory Circle, Windsor, CO
80528 (Mr. Block signed in, but did not testify at the
hearing)
FINDINGS
1. Evidence presented to the Hearing Officer established the fact that notice of the public
hearing was properly posted, mailed and published.
2. Based on testimony provided at the public hearing and a review of the materials in the record
of this case, the Hearing Officer concludes as follows:
A. the Application complies with the applicable procedural and administrative
requirements of Article 2 of the Land Use Code;
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B. the Application complies with the applicable General Development Standards
contained in Article 3 of the Land Use Code; and
C. the Application complies with the applicable Neighborhood Conservation, Low
Density District (N-C-L) Zone District standards contained in Article 4, Division 4.7
of the Land Use Code.
3. The Application’s satisfaction of the applicable Article 2, 3 and 4 requirements of the Land
Use Code is sufficiently detailed in the Staff Report, a copy of which is attached as
ATTACHMENT A and is incorporated herein by reference.
DECISION
Based on the findings set forth above, the Hearing Officer hereby enters the following ruling:
A. The 612 E. Pitkin Street Project Development Plan (PDP #150023) is approved for
the Subject Property as submitted.
B. The Applicant shall submit a final plan for the carriage house within three (3) years
of the date of this decision. If Applicant fails to submit a final plan to the City
within said three (3) year period, this PDP approval shall automatically lapse and
become null and void in accordance with Section 2.2.11(C) of the Code.
C. In accordance with Section 2.2.11(C) of the Code, the 612 E. Pitkin Street Carriage
House PDP shall not be considered a site specific development plan and no vested
rights shall attach to the PDP.
DATED this 26
th
day of January, 2016.
___________________________________
Marcus A. McAskin
Hearing Officer
5
ATTACHMENT A
Staff Report
612 E. Pitkin Street Project Development Plan
(PDP# 150023)
ITEM NO ______4__________
MEETING DATE January 13, 2016___
STAFF __Pete Wray ____
ADMINISTRATIVE HEARING OFFICER
Planning Services 281 N College Ave – PO Box 580 – Fort Collins, CO 80522-0580
fcgov.com/developmentreview/ 970.221.6750
STAFF REPORT
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 ½ 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(B)(2)(a)(1).
RECOMMENDATION:
Approval of 612 E. Pitkin St. - Carriage House Project Development Plan, PDP #150023
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:
x The P.D.P. complies with process located in Division 2.2 – Common
Development Review Procedures for Development Applications of Article 2 –
Administration.
x The P.D.P. complies with relevant standards located in Article 3 – General
Development Standards.
x 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)
Staff Report – 612 E Pitkin Street Carriage House, PDP #150023
Administrative Hearing 01-13-2016
Page 3
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(B)(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 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 4.7(D)(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 4.7(D)(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 (7½) 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 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, 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 one story, and that the roof pitch is between 2:12
and 12:12.
I. Section 4.7(F)(2)(a)(b) – Development Standards, Building/Eave 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 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 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.
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 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 I) 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