HomeMy WebLinkAboutBOUTON HOUSE SUBDIVISION - MODIFICATION OF STANDARD - MOD140002 - REPORTS -2) The City's Transportation Development Review fee was paid at the time of
submittal.
3) Compliance will be completed at time of utility hook ups.
4) Compliance at the time of construction.
5) No Traffic or Transportation planning needed.
6) No Public Improvements planned.
7) This project will dedicate the public and private easements discussed.
8) Utility Plans for sewer, water, electrical, natural gas and cable have been
discussed with city personnel and can be accommodated.
9) A Development Construction Permit (DCP) will be obtained with future building
permits prior to any construction. No construction is part of this subdivision.
Department: Electric Engineering
1) Light and Power will apply normal development charges to Parcel 1 and Parcel 3
2) Easement between Parcel 1 & 2 will be provided for all utility services.
3) Light & Power will receive a C-1 form specifying panel size and an electrical
one -line drawing of building services at the time of new electrical service.
4-5) Compliance to be provided.
11
case, the lot would start at 40' wide, then narrow to 27' after 40 feet, then widen
to 40' again 125' in to the Parcel. "This would create an awkward relationship of
the lot to the existing house as well as an odd lot shape." Allowing the lot to have
a 27' frontage going back 125 feet prior to widening the lot to the 40' minimum
uses the driveway without alteration that has existed more than 100 years, and
accommodates a private utility easement and a public emergency vehicle access
easement. The entire front (east elevation of the barn/house new single family
dwelling is visible from the sidewalk. This would require a modification of the
Land Use Code regarding frontage that is as good or better at providing street
level identification for visitors and emergency vehicles, and because of the
emergency vehicle easement, prevents future construction along this entire
portion of the lot guaranteeing visibility and approach from the street.
Department: Waste Water
1-5) Existing water main and sewer size are adequate to accommodate the new
water and sewer connections that will be required when Parcel 1 & 3 develop
dwelling units.
Department: Traffic Operations
No comments.
Department: Stormwater engineering
1-6) Impervious Areas will not increase as existing structures and driveways will
remain unchanged. The Landscape to total lot percentages remain high at 70%
for Parcel 1, and 78% for Parcel #2. No stormwater fees or further drainage plans
are required by this project.
Department: Fire Authority
1) Premise identification: An approved sign will be posted at Sherwood Street with
an address for the property. The address will also be posted on the barn/house and
if required, on the cellar.
2) Fire Lane: The requirements of the fire lane have been discussed with Jim
Lynwiler. A decision has been made to proceed with a residential sprinkling
system rather than a fire lane.
3) Water Supply: Hydrant size is adequate for the proposal and the distance to the
barn is 400 feet.
Department: Environmental Planning
1) No trees, natural systems or habitat will be changed by this project. Three large
poplar trees directly on the front property line between 113 N Sherwood and 121
N Sherwood have been slated for removal by the owners due to high cost damage
to houses and vehicles from falling branches.
Department: Engineering Development Review
1) Larimer County's Road Impact will be paid at the time of building permit
K]
These facts currently exist:
1) The house and barn together at 113 N Sherwood St are on a lot of 31,000 sf,
substantially larger than all other lots in old town and the NCM Medium Density
Conservation Neighborhood of which it is part.
2) There are 30' between the house and its lot line to the south through which a ten
foot wide gravel driveway has always served the house.
3) There are 40' between the main body of the house (32' from the garage) and its
lot line to the north through which a 20.' wide driveway has always served the
cellar and barn.
4) These two existing driveways require no further enlargement or change to service
the subdivision of lots as proposed. No additions or changes to the existing
structures is proposed.
5) That portion of the square footage of the barn in the north most 40' of the lot and
therefore not behind the house is 83.5%.
6) The entire front (east) elevation of the barn is visible from the sidewalk looking
up the driveway (to the west).
7) The average width of Parcel #1 containing the barn is 56'. The minimum width
beyond the driveway is 40'.
8) Of my neighbor's seven dwellings on the same side of North Sherwood, five have
a dwelling behind them. Only one house besides my own does not have a
dwelling between it and the alley.
Response to the Conceptual Review letter of July 28, 2014:
Department: Zoning
1) Platting of the property is required: The proposed platting is on the site plan.
Once approved, the formal plat will be completed and filed with the city and
county. It should be noted that Parcels 1 & 2 as described on the site plan are
owned separately from Parcel 3. Because of an owner request in 1987 to the
county tax assessor office for only one tax bill, the lots combined for tax billing
purposes only, and were never platted together. The owner is using this process
to clarify platting of land currently part of an unregulated transfer.
2) Parcel 1 with the barn -to -house conversion would be a separate lot with a single
family dwelling that is an existing historic structure with no changes proposed to
its envelope. It is therefore not a carriage house. It meets the F.A.R. criteria.
3) The initially proposed garage has been removed from the proposal so no
modification is needed for this. Two spaces of off-street parking will be
immediately east of the existing historic cellar at the west end of the existing
driveway.
4) No Garage is planned; see #3 above.
5) Lot divisions cannot create non-compliance. The driveway width for Parcel 1 is
27' which accommodates both the I F high garage wall and the 2 F high front
house.
6) Lot frontage: The front house (Parcel 2) is 40' south of the north lot line, and so
Parcel #1 could have a 40' frontage without being in front of the house. In this
2
Xft1C,?t*1W,r 1 �fo
M oD
To: Development Review Staff and Type 1 Administrative Hearing Officer.
From: Randy and Ruth Ann Everett, Bouton House owners
113 N Sherwood St, Fort Collins, CO
Conceptual Review Date: July 28, 2014
Hearing Date: December 3, 2014
Planning Objectives:
As owner of the lot(s) known as 113 N Sherwood St, Fort Collins, CO, I desire to
subdivide the current lot of approximately 36,000 sf into three side by side lots as
described herein. The principle purpose is to create a separate lot for the barn to be
converted into a single family dwelling and kept or sold as a separate property. My
conceptual review was held on July 28, 2014. I have made some minor changes to the
plan I presented then. Attached is my response to concerns raised.
My Plan addresses several goals of the Land Use Code and City Plan. It achieves the
lasting preservation of a designated National Historic barn. It results in infill in old town
by converting an unusually large lot into lots more in keeping with the surrounding
density and character of the old town neighborhood. It achieves this with minor
modifications to the land use code which are as good or better in meeting the goals of the
code than the written regulations.
Background: The house and barn at 113 N Sherwood Street were built in 1895 and 1900
respectively, by city founder Jay H. Bouton, who was the first lawyer, municipal judge,
district judge, and school board president in Fort Collins. He owned all of Lot 2 Block
61, and that portion of Lot 9 east of Arthur's ditch. Judge Bouton, his son, and then the
second owner, Col. "Doc" Hartshorn, owned horses which they stabled in the barn along
with their carriages. In 1964, the house and barn were purchased by J. Golden Taylor
who also separately owned the north east 50' x 92' of Lot 1 Block 61 as an unregulated
land transfer. In 1987, Mrs. Taylor requested from the county tax assessor that she
receive only one tax bill and the parcels 09-025 and 09-001-020 were combined for tax
assessment purposes only. They were never replatted together. In 1978 both the main
Bouton House and the Bouton Carriage House (barn) were put on the National Historic
register. In1990 I bought 09-025 and 09-001-020. In 1992 I performed an extensive
restoration of the house and barn under oversight of the Colorado Historic Society. At
that time the barn was in serious disrepair with the roof collapsing and the barn leaning
heavily to the south. The reason for the disrepair was primarily because the barn no
longer had a specific use. Cars replaced horse drawn carriages and the stabling and
corralling of horses was no longer allowed in the city. In 1997 I performed another
restoration of the barn with further attention to the foundation, electrical wiring
throughout, and insulation and heating of the upstairs and stairwell, approving it as
habitable space. I have used the lower floor of the barn as a woodshop and for storage.
These occasional uses are no longer economically sensible given the costs of restoration
and maintenance. The barn, having been deprived of its original use by history and city
regulation, needs a change of use to single family dwelling to make its continued
preservation as a national historic building economically feasible.
�r
Va`p or i - Lape Sft Ave• 10L,
/ U •
O Fj
-
.
u�
z
r /
t / .
Dwellings in rear i k
areas, some on j. -�
flag lots
.�r
Site
Lot
Mountain Ave.
Subject
Block
_OCK CONTEXT PLAN A
� Ld
Boughton House Subdivision Modification of Standard
Late
La s, ebcx si
SUBJECT OF MODIFICATION:
27'-WIDE PORTION OF
PROPOSED LOT
NodhoW amw ofLot 2, Back 61
SKETCH PLAN N
Boughton House Subdivision Modification of Standard
27'
EXISTING
LOT
Maple St
ina Elementary to m h
a
-T
o E
3
3
= z =
Laporte Ave
Site
110,000,
a
E
g
Proposed
:H
Lot Split z d H 7T-�OF�I I I
m
a
E
J
N
W olive St
W Mountain Ave
a
E
0
z
Z
N
113 N Sherwood St
St Josephs School
1 inch = 300 feet