HomeMy WebLinkAboutINNKEEPER'S RESIDENCE @ CITY PARK - PDP & MOD - 35-07 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTRemodel Specialists
B U I L D E R S `
for which a modification is requested.' Code compliance for the addition would call for a very steep pitch
to meet the 13' eave height. The proposed roof pitch is more compatible with the existing residence because
it matches the existing roof pitch. Furthermore, by getting rid of the oversized RV garage bay and by adding
regular height garage doors, windows, varied roof forms, the proposed addition is more human and
residential scale than the existing garage. The architecture of the building is also improved. Various elements
of the addition have also been designed to be compatible with the existing inn, elements such as the roof
pitch, siding and trim details.
In closing, we believe this modification allows for an addition that better fits the existing character of
Mountain and Frey Avenues than a plan that meets the standard.
Thank you for considering this modification request. We look forward to your comments. Please feel free to
call if you have any questions or need additional information.
Sincerely,
Jennifer Lillie
HighCraft Builders
429 S. Howes Street Fort Collins, CO 80521 1 p: 970.472.8100 f: 970.266.8262 e:info@highcraft.net web: www.highcraft.net
Remodel Specialists
' il_GH_C-RAFT
B U 1 L D F R S
Initial Criteria (Public Good) — Ft. Collins Land Use Code Section 4.7(D)(2) establishes a new single-family
dwelling may be located in any area of the rear portion of such lot, provided that it complies with the setback
requirements of this District and there is at least a ten -foot separation between structures. The building
footprint for such single-family dwelling shall not exceed 1000 square feet. This oversized lot is 17,820 sq ft,
our proposed plan is only 14% of the rear 50% of the lot (11% less than allowed). The granting of the
modification to allow the building to exceed the 1000 sq ft requirement by 200 sq ft would not be
detrimental to the public good.
Criteria 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.'
Code compliance would allow for an addition of another 1000 sf single family residence with a 2 car garage to
the lot, for a total of 1,580 on the back'/2 of the property. The proposed plan eliminates the need for adding
a whole new structure to the lot as well as a separate garage and drive. The total proposed square footage for
the back'/2 of this property is 1,204. We are requesting 376 sq ft less than allowed by code. Furthermore, our
request is better than code compliant because the proposed addition is in one building and will utilize the
existing garage space for parking. It will have less of an impact on the site and it will improve the existing
building.
Request (eave height)
The modification is being requested to allow the addition to exceed the 13' from grade for an
accessory building w/ habitable space as required by code.
Reasons for Request
Il/e feel that designing the building to be compatible with the existing house is better than meeting the 13' eave height standard
which would produce a building that would be out of place in this eclectic neigbborhood
The proposed carriage house matches the existing house's 4:12 pitch and architectural style. The plan
increases the eave height to 18' from grade but it minimizes the bulk of the building on the street facing
elevation.
Justification
As mentioned above the following describes how these required criteria of Section 2.8.2H are met:
Initial Criteria (Public Good) - As described in Section 4.7(F)(2)(b), the exterior eave height of an eave along a
side lot line shall not exceed thirteen (13) feet from grade for a dwelling unit located at the rear of the lot or
an accessory building with habitable space. The granting of the modification to allow the building to
exceed the 13' height setback would not be detrimental to the public good.
Criteria 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
429 S. Howes Street Fort Collins, CO 80521 1 p: 970.472.8100 f: 970.266.8262 e:info@highcraft.net web: www.highcraft.net
Remodel Specialists
IJIGH.CFT
BUILDERS
November 13, 2007
Ms. Anne Aspen
City of Fort Collins Current Planning Department
281 North College Avenue
Fort Collins, CO 80521
RE: Innkeeper residence at the Inn at City Park,1734 W Mountain Ave. modification request
Dear Ms Aspen,
The purpose of this letter is to request a modification from Section 4.7(D)(2) Land Use Standards and
Development Standards 4.7(F)(2)(b) Eave Height of the City of Fort Collins Land Use Code. Section
4.7(D)(2) of the code establishes `a new single-family dwelling may be located in any area of the rear portion
of such lot, provided that it complies with the setback requirements of this District and there is at least a ten -
foot separation between structures. The building footprint for such single-family dwelling shall not exceed six
hundred (600) square feet.' Section 4.7(F)(2)(b) establishes `the exterior eave height of an eave along a side lot
line shall not exceed thirteen (13) feet from grade for a dwelling unit located at the rear of the lot or an
accessory building with habitable space.' We are requesting a modification to the standards in order to add
habitable space over the existing garage rather than adding another building to the lot. We have also
submitted drawings to justify our request including a Site Plan, Floor Plan and Elevations.
Background
Innkeeper Residence - The nature of the Inn at City Park requires an onsite manager at all times. The current
situation requires the Innkeeper to live in the space required by guests. As business at the Inn increases, the
manager is forced to live off -site. By redeveloping existing space the Innkeeper will be able to have full-time
residence without negatively affecting the Inn at City Park.
Request (square footage)
The modification being requested is to allow the addition to exceed the 1000 sq ft of habitable space
on the back '/z of the lot. The proposed addition totals 1200 sq It which is 200 sf over code compliant
Reasons for Request
We feel that adding habitable space to the existing accessory building is better than adding another building to thin Old Town lot
By standards set forth in the code, this lot is large enough to add a bigger separate building with its own 2 car
garage but we feel it is preferable to add on to the existing garage.
Justification
As described in Section 2.8.2.H, a modification of standards can be granted by the Hearing Office only if he
finds that the granting of the modification would not be detrimental to the public good, and that one of four
additional criteria are met. The following describes how these required criteria are met:
429 S. Howes Street Fort Collins, CO 80521 1 p: 970.472.8100 f: 970266.8262 e:info@highcraft.net web: www.highcraft.net