HomeMy WebLinkAboutWOOD STREET LOFTS - MODIFICATION OF STANDARDS - 14-04 - DECISION - ADMINISTRATIVE INTERPRETATIONINTERPRETATION:
The maximum story height described in Section 3.8.17 does not imply a right to
build 25 foot stories in a neighborhood characterized by residential units with
typical residential floor to ceiling heights. That would violate the intent of Section
3.5.1 Building and Project Compatibility and also the intent of the 2-story height
limitation in the Neighborhood Conservation Zone Districts found in Article 4.
A more appropriate limitation on what constitutes a residential building story
should be based on typical floor to ceiling heights in the surrounding area and on
residential building design and construction practices most commonly used in
Fort Collins. The International Residential Code (IRC) helps provide some
parameters. For wood wall framing with bracing, the IRC permits stud clear
heights up to 12 feet. Masonry walls are allowed a maximum bearing wall clear
height of 12 feet. Since wood frame and masonry are the most common
construction types in the City's residentially -zoned areas, this seems like a
reasonable application. Consideration also needs to be given toward an
additional 16 inches of floor framing.
Conclusion:
A maximum of a twelve (12) foot- eight (8) inches of vertical height shall be
permitted for each residential "story".
cc: Peter Barnes
Ted Shepard
Anne Aspen
Gregory Byrne
Paul Eckman
Felix Lee
Clark Mapes
ComL . ,pity Planning and Environmenk_6ervices
Current Planning
City of Fort Collins
TO: Interested Parties
FROM: Cameron Gloss
Current Planning Director
DATE: February 3, 2005
SUBJECT: Administrative Interpretation #1-05 regarding the application of
the measurement of building height in stories found in Section
3.8.17 of the Land Use Code.
BACKGROUND
A recent request for a modification to the building height standards established
for the Neighborhood Conservation -Medium Density zone district has spurred an
interpretation of the Land Use Code clarifying the definition of "story" as used in a
residential context.
The speck code language of Section 4.7(F)(2)(a)(1) states that the "maximum
building height shall be two (2) stories..."within the NCM zone district.
Section 3.8.17(A)(2) of the Land Use Code, Building Height Measured in Stories,
also sets a rule for measuring the height of a building in stories based on the
following: "No story of a commercial or residential building shall have more than
than twenty five (25) feet from floor to floor".
A previous Administrative Interpretation, #4-02, that addressed the same issue,
at least in part, is still applicable today and helps to guide an interpretation
addressing this particular request:
"At the time the Land Use Code was initially drafted, there was considerable staff
deliberation on which unit of measurement was most appropriate to use. Staff
chose to use a height limit of "stories" principally to address the needs of
industrial buildings that may have substantially greater floor to ceiling heights
than in other types of residential and non-residential structures':
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