HomeMy WebLinkAbout617 WOOD ST. (MORIE AT CAPITOL HILL) - PDP - 22-06 - REPORTS - MODIFICATION REQUEST (4)RECOMMENDATION:
A. Staff recommends approval of the modification request for the standard set forth in
Section 4.7(F)(1)(g) Development Standards, Building Design of the Land Use
Code as it pertains to the Morie at Capitol Hill (617 Wood Street), Project
Development Plan - #22-06.
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Staff finds that the granting of this modification request to allow flat roofs on the
covered porches for Units A & D, facing Wood Street, would not be detrimental to the
public good and that it will promote the general purpose of the standard equally well or
better than would a plan which complies with the standard, per Section 2.8.2(H)(1) of
the LUC.
FINDINGS OF FACT/CONCLUSION:
A. The requested Modification of a Standard for the Morie at Capitol Hill (617 Wood
Street), Project Development Plan is subject to review by the Planning and Zoning
Board.
B. The Project Development Plan does not comply with Section 4.7(F)(1)(g) under
Development Standards, Building Design of the Land Use Code, which states:
"The minimum pitch of the roof of any building shall be 2:12 and the maximum
pitch of the roof of any building shall be 12:12, except that new, detached
accessory buildings and additions to existing dwelling units may be constructed
with a pitch that matches any roof pitch of the existing dwelling unit. Additionally,
the roof pitch of a dormer, turret or similar architectural feature may not exceed
24:12 and the covered porch may be flat whenever the roof of such porch is also
considered to be the floor of a second -story deck."
The proposed coverings over the front porches for Units A & D, facing Wood Street,
are flat roofs that are not being used as the floors of second -story decks. A request
for a modification of this standard has been requested and evaluated, and Staff has
determined that:
• The granting of the modification of standard would not be detrimental to the
public good.
• The granting of this modification request to allow flat roofs on the covered
porches for Units A & D, facing Wood Street, will promote the general purpose of
the standard equally well or better than would a plan which complies with the
standard, per Section 2.8.2(H)(1) of the Land Use Code.
City staff has determined that the flat roofs over the covered porches for
Units A & D facing Wood Street, as proposed, are architecturally in character
with the general horizontal lines of the buildings in the Morie at Capitol Hill,
PDP, including the east elevations of the two buildings. Also, to slope the
roofs over these two covered porches would necessitate eliminating the
bumped -out windows on the second floors that provide additional
architectural depth -of -field relief to the buildings.
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that such difficulties or hardship are not caused by the act or omission of the applicant;
or
➢ N/A
(4) the plan as submitted will not diverge from the standards of the Land Use Code that
are authorized by this Division to be modified except in a nominal, inconsequential way
when considered from the perspective of the entire development plan, and will continue
to advance the purposes of the Land Use Code as contained in Section 1.2.2.
➢ Allowing for a "flat" roof on this element - solid or trellis - improves the design of
the Residences, and therefore is a nominal or inconsequential modification.
STAFF'S EVALUATION OF THE MODIFICATION REQUEST
Section 4.7(F)(1)(g) of the LUC requires that the roof of a covered porch meet the
minimum and maximum pitch as set forth in this section, except that the roof of a
covered porch may be flat whenever the roof of such porch is also considered to be the
floor of a second -story deck. Under the Applicant's current proposed plan, the roofs
over the covered front porches for Units A & D, facing Wood Street, are flat and do not
serve as "total floor area" of the building.
The Applicant has cited the following reasons for the Planning and Zoning Board to
consider granting the modification of the standard:
➢ The "flat" roof or "trellis" design over the entry promotes the Colorado
Contemporary design of the building better than a pitch roof.
➢ The building itself uses pitched roofs and maintains a "traditional" look from the
front of the building.
➢ Using a pitched roof here may require removal of the bumped -out window on the
second floor which currently provides a nice accent to the design.
➢ Allowing for a "flat" roof on this element - solid or trellis - improves the design of
the residences, and therefore is a nominal or inconsequential modification.
City staff has determined that the flat roofs over the covered porches for Units A & D
facing Wood Street, as proposed, are architecturally in character with the general
horizontal lines of the buildings in the Morie at Capitol Hill, PDP, including the east
elevations of the two buildings. Also, to, slope the roofs over these two covered porches
would necessitate eliminating the bumped -out windows on the second floors that
provide additional architectural depth -of -field relief to the buildings.
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detached accessory buildings and additions to existing dwelling units may be
constructed with a pitch that matches any roof pitch of the existing dwelling
unit. Additionally, the roof pitch of a dormer, turret or similar architectural
feature may not exceed 24`12 and the covered porch may be flat whenever
the roof of such porch is also considered to be the floor of a second -story
deck.
We would like to request a modification to allow for a "flat" roof for the front porch
design on Residences A and D (East facing). The flat roof may be a solid roof or utilize
an open trellis design.
Justification for request:
The reason for this request is to help accommodate a design that better fits the
architectural intent to create a contemporary design that merges traditional and modern
elements.
2.8.2(H)
(1) the plan as submitted will promote the general purpose of the standard for which the
modification is requested equally well or better than would a plan which complies with
the standard for which a modification is requested; or
➢ The "flat" roof or "trellis" design over the entry promotes the Colorado
Contemporary design of the building better than a pitch roof.
➢ The building itself uses pitched roofs and maintains a "traditional" look from the
front of the building.
➢ Using a pitched roof here may require removal of the bumped -out window on the
second floor which currently provides a nice accent to the design.
(2) the granting of a modification from the strict application of any standard would,
without impairing the intent and purpose of this Land Use Code, substantially alleviate
an existing, defined and described problem of city-wide concern or would result in a
substantial benefit to the city by reason of the fact that the proposed project would
substantially address an important community need specifically and expressly defined
and described in the city's Comprehensive Plan or in an adopted policy, ordinance or
resolution of the City Council, and the strict application of such a standard would render
the project practically infeasible; or
➢ N/A
(3) by reason of exceptional physical conditions or other extraordinary and exceptional
situations, unique to such property, including, but not limited to, physical conditions
such as exceptional narrowness, shallowness or topography, or physical conditions
which hinder the owner's ability to install a solar energy system, the strict application of
the standard sought to be modified would result in unusual and exceptional practical
difficulties, or exceptional or undue hardship upon the owner of such property, provided
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(2) the granting of a modification from the strict application of any standard
would, without impairing the intent and purpose of this Land Use Code,
substantially alleviate an existing, defined and described problem of city-
wide concern or would result in a substantial benefit to the city by reason
of the fact that the proposed project would substantially address an
important community need specifically and expressly defined and
described in the City's Comprehensive Plan or in an adopted policy,
ordinance or resolution of the City Council, and the strict application of
such a standard would render the project practically infeasible; or
(3) by reason of exceptional physical conditions or other extraordinary and
exceptional situations, unique to such property, including, but not limited
to, physical conditions such as exceptional narrowness, shallowness or
topography, or physical conditions which hinder the owner's ability to
install a solar energy system, the strict application of the standard sought
to be modified would result in unusual and exceptional practical
difficulties, or exceptional or undue hardship upon the owner of such
property, provided that such difficulties or hardship are not caused by the
act or omission of the applicant, or
(4) the plan as submitted will not diverge from the standards of the Land Use
Code that are authorized by this Division to be modified except in a
nominal, inconsequential way when considered from the perspective of
the entire development plan, and will continue to advance the purposes of
the Land Use Code as contained in Section 1.2.2. "
The applicant has proposed that the modification of the standard meets the
requirements of Sections 2.8.2(H)(1) & (4) of the LUC.
APPLICANT'S REQUEST
Modification request:
Modify the requirement listed in 4.7 (F)(1)(g) of the Land Use Code that requires the
roof of any building to have a 2:12 to 12:12 pitch as listed:
DIVISION 4.7 NEIGHBORHOOD CONSERVATION, MEDIUM DENSITY
DISTRICT (N-C-M)
(F) Development Standards.
(1) Building Design.
(g) The minimum pitch of the roof of any building shall be 2:12 and the
maximum pitch of the roof of any building shall be 12:12, except that new,
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Commu..,ty Planning and Environmental . _rvices
Current Planning
City of Fort Collins
MEMORANDUM
Date: November 16, 2006
To: Planning and Zoning Board Members
From: Stephen Olt, City Planner
Re: Modification of a Standard for the Morie at Capitol Hill (617 Wood Street),
Project Development Plan - #22-06
Staff recommends that the following supplemental information and recommendation
regarding a modification request for Section 4.7(F)(1)(g) of the Land Use Code (LUC)
for the Morie at Capitol Hill (617 Wood Street), Project Development Plan - #22-06
be included as part of the Staff Report and Recommendation to the Planning and
Zoning Board for the November 16, 2006, public hearing:
MODIFICATION REQUEST — PERTINENT CODE SECTIONS
This request is for modification to the following section of the LUC:
Section 4.7(F)(1)(g).
"The minimum pitch of the roof of any building shall be 2:12 and the maximum
pitch of the roof of any building shall be 12:12, except that new, detached
accessory buildings and additions to existing dwelling units may be constructed
with a pitch that matches any roof pitch of the existing dwelling unit. Additionally,
the roof pitch of a dormer, turret or similar architectural feature may not exceed
24:12 and the covered porch may be flat whenever the roof of such porch is also
considered to be the floor of a second -story deck."
As specified in Section 2.8.2 Modification Review Procedures, (H)(Standards), the
Planning and Zoning Board may grant a modification of standards only if it finds that the
granting of the modification would not be detrimental to the public good, and that:
(1) the plan as submitted will promote the general purpose of the standard for
which the modification is requested equally well or better than would a
plan which complies with the standard for which a modification is
requested; or
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