HomeMy WebLinkAbout617 WOOD ST. (MORIE AT CAPITOL HILL) - PDP - 22-06 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTi
area and make the space less usable for the future owners. With this in mind, we feel
this would be a better change for the site and future owners with very little impact to the
intent of the Standard and would like to make this request for a modification.
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(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
➢ N/A
(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
➢ 2 enclosed garages provide additional off-street parking, protection for personal property
including automobiles, and removal from sight of parked/stored automobiles in a
neighborhood setting.
➢ Enclosing the space provides for the following benefits to the city and future owners of
the properties:
o Architecturally, the buildings look better with the space enclosed. This integrates the
form of the garage to the building.
o Helps reduce unwanted liter accumulation, which could occur in open areas with
sidewalls as well as protect the neighbors from having to view any owner -owned
items that may be stored in this space, including automobiles.
o Reduces the potential for crime by protecting owner -owned items
o Helps increase the security of the space for the future owner, especially from the car
to the house.
(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
➢ This modification would help eliminate an awkward design to the structures to meet this
requirement on this site. The building was designed with other site -specific issues in
mind, such as the protection of existing trees, as well as considerations for the future
owners, which necessitated this configuration.
(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 the modification will not substantial change the usage of the site and/or the
appearance of this location. In fact, very little will change in terms of the appearance and
usage of the site, but it will cause for a somewhat awkward design to the garage/parking
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Modification of Standards Request
Project: Morie at Capitol Hill
Location: 617 Wood Street, Fort Collins
Applicant: Craig McKee for McKee Brothers, LLC
Zoning: NCM
Modification request:
Modify the requirement listed in 4.7 (13)(1) of the Land Use Code that requires the minimum lot
size to be the equivalent of two (2) time the total floor area of the building(s) as listed:
DIVISION 4.7 NEIGHBORHOOD CONSERVATION, MEDIUM DENSITY DISTRICT (N-
C-M)
(D) Land Use Standards.
(1) Density/Intensity of Development..Minimum lot area shall be the equivalent of two (2)
times the total floor area of the building(s), but not less than the following: five
thousand (5,000) square feet for a single-family or two-family dwelling and six
thousand (6,000) square feet for all other uses. For the purposes of calculating
density, "total floor area" shall mean the total gross floor area of all principal buildings
as measured along the outside walls of such buildings, including each finished or
unfinished floor level, plus the total gross floor area of the ground floor of any
accessory building larger than one hundred twenty (120) square feet, plus that
portion of the floor area of any second story having a ceiling height of at least seven
and one-half (7%) feet located within any such accessory building located on the lot.
(Open balconies and basements shall not be counted as floor area for purposes of
calculating density).
The lot size is 17,115.6 sq ft and therefore the "total floor area" should be equal to or less than
8,557.8 sq ft or 50% of the lot to meet this requirement. Under the current plan, the "total floor
area" of the building counting 1 stand 2nd floors and garage space is at 8,967.2 sq ft and
exceeds the maximum amount allowed for this lot by 409.4 sq ft. To correct this problem, we
can remove one (1) garage spot from each of the two (2) garages on the west side of the
buildings and change them into a covered carport. Removing these two (2) garage spaces
returns 432 sq ft (216 sq ft each) bringing the total coverage to 8,535.16 sq ft, which is less than
the maximum amount allowed.
We would like to request a modification of the minimum lot size requirement for this project to
allow for 8,968 sq ft of floor space instead of the minimum of 8,535.16 sq ft
Justification for request:
The reason for this request is so that 2 enclosed garage spaces can be provided to the future
owners rather than 1 enclosed garage space and 1 carport.
2.8.2(H)
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