HomeMy WebLinkAboutMemo - Read Before Packet - 10/6/2020 - Memorandum From Heather Walls Re: Appellant Presentation - 613 S. Meldrum Appeal
City Clerk
300 LaPorte Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6515
970.221-6295 - fax
fcgov.com/cityclerk
MEMORANDUM
DATE: October 5, 2020
TO: Mayor and Councilmembers
THROUGH: Darin Atteberry, City Manager
Kelly DiMartino, Deputy City Manager
Delynn Coldiron, City Clerk
FROM: Heather Walls, Deputy City Clerk
RE: Appellant Presentation ‐ 613 S. Meldrum Street
Attached is the Appellant’s presentation received by the City Clerk’s office today.
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613 S. MELDRUM
City Council Meeting October 6, 2020
Modifications of Standards Request
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SITE CONTEXT
NCB ZONE613
Image credit: Google Earth
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SITE CONTEXT
THE BLOCK613
Image credit: Google Earth
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SITE CONTEXT
OUR NEIGHBORHOOD
Image credit City of Fort Collins
planning document
Square Footage: County Assessor
629 S. Sherwood | Primary with Addition and Sep. Unit
888 sf primary + 834 sf addition + 2,584 sf separate
617 S. Sherwood | Stucco Duplex Add-on
3,338 sf
627 S. Sherwood | Primary with Duplex
842 sf primary + 1,524 sf secondary
515 S. Meldrum | Primary with Carriage and Garage
1,724 sf primary + 1,400 sf carriage + 352 sf garage
Proposed Concept for 617 S. Meldrum
2 duplexes connected by a patio roof
621 S. Meldrum Fourplex
9,965 sf
613
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TIMELINE OF
NEIGHBORHOOD
PLANNING
EFFORTS &
ZONING CHANGES
613
Image credit:
City of Fort Collins
OTNP Plan
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613
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City of Fort Collins
OTNP Design Guidelines
LEVELS
OF CONTEXT
613
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613613
PREFFERED OPTIONAS PROPOSED IN MODIFICATION REQUEST
Image credit: Rayne Byrd, Architect
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OF ALL
POSSIBLE
OPTIONS
PROPOSED ENHANCED
CARRIAGE HOUSE IS
EQUAL OR BETTER
IN SUPPORTING
THE PURPOSE
OF THE STANDARDS
to specifically to limit the
extent and mass of
construction in rear yards
ADDITION TO PRIMARY HOME
1
613
DEVELOP TWO CARRIAGE HOMES,
CARRIAGE HOME & ADU, or
CARRIAGE HOME, ADU & SHED
2
DEVELOP DUPLEX
3
DEMOLISH EXISTING STRUCTURE,
DEVELOP NEW
4
Image credit: Storyblocks.com
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MODIFICATION REQUEST vs ALTERNATIVES BY THE NUMBERS
SUBJECT ZONING STANDARD MODIFICATION
REQUEST
2 CARRIAGE
HOMES + SHED
+ BREEZEWAY
CONCEPT +
BREEZEWAY
CODE COMPLIANT CODE COMPLIANT
4.9(D)(2) Building
Footprint
600 sq. ft. (max)1,570 sq. ft.1,583 sq. ft. (max)*
(1/3 back of lot)
1,583 sq. ft. (max)*
(1/3 back of lot)
4.9(D)(2) Total
Floor Area
1,000 sq. ft. (max)2,190 sq. ft.1,583 sq. ft. (max)*
(1/3 back of lot)
1,583 sq. ft. (max)*
(1/3 back of lot)
4.9(D)(5) Floor
Area in Rear Half
of Lot
1,583 sq. ft. (max)2,190 sq. ft.1,583 sq. ft. (max)
(1/3 back of lot)
1,583 sq. ft. (max)
(1/3 back of lot)
4.9(E)(2) Eave
Height Along
Side Lot Line
13 feet (max)23 feet N/A N/A
4.9(E)(2) Width of
Dormers Along
Side Lot Lines
25% of side wall
length (max)
43% of side wall
length
N/A N/A
* Permitted to come into front half of lot to meet compliance
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•Hearing Officer concluded that the proposed plan would not be detrimental to the
public good (Hearing Officer Decision p. 5) however,
•Hearing Officer concluded that she was obligated to make a decision based
on the purpose of the standards to specifically to limit the extent and mass of
construction in rear yards,and that the much larger construction would not
promote that general purpose as well as a plan which complies.
HEARING & FINDINGS
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•Modifications must promote the general purpose of the standard
Based on the comparison of the code compliant options with the requested
modification, specifically to limit the extent and mass of construction in rear
yards,the proposal promotes the general purpose of the standards “equally
well or better than” those which comply.
•Additionally, the proposed plan promotes the purpose of the NCB zone district as a
transition from commercial to residential areas better than plans for other types of
redevelopment that are permitted in the zone (i.e., apartments)
MAIN CONSIDERATION
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