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Home My WebLink AboutProject Narratives - 05/19/2025 Mike Hutsell | Architect, NCARB, CPHT Phone: 720-227-8894 | Email: mike@mhdesignco.com Project Narrative Project Title: ADU at 609 S. Meldrum St Past Meeting Dates: •Conceptual Review: February 20, 2025  General Project Information: •Location: 609 S. Meldrum Street, Fort Collins, CO 80521 •Lot Size: Approx. 9,500 sq ft •Zoning: Old Town (OT-C) •Proposed Use: Single Family Residence with detached ADU •Residential Units: One existing single-family home + one proposed detached ADU •Stories: 1.5-story detached garage/ADU (under 25'-8" height); two-story future addition to primary home (not part of this application) •Parking: Existing driveway retained; garage to provide oﬀ-street parking •Land Use Code Modiﬁcations: Requesting allowance to exceed height limit by 1'-8" for detached structure, under threshold allowed by ultimate primary residence height. Also requesting allowance to exceed detached accessory garage area from 600 square feet to 640  Existing Owner: Cindy and Jim Bair  609 S. Meldrum Street  Fort Collins, CO 80521 Applicant: MH Design (Mike Hutsell, Architect) Project Intent and Design Narrative: This project proposes construction of a detached garage with an upper-level Accessory Dwelling Unit (ADU) at the rear of the lot. The ADU will serve as transitional housing for Cindy during the future remodel of the primary home and will ultimately become her long-term accessible residence. While the current application includes only the ADU, the design is intentionally coordinated with a planned future addition to the primary home to ensure compatibility in scale, aesthetics, and accessibility. Site Constraints and Design Considerations: •Lot Constraints: A relatively narrow 9,500 sq ft lot with rear alley access and historic context •Zoning Limits: Per Section 2.1.6 of the Land Use Code, the OT-C district imposes a 24- foot maximum height for detached accessory structures or the height of the primary structure, whichever is less. Our proposed garage/ADU is under the ultimate height of the future remodeled primary structure (25'-11") Page of 1 2 Mike Hutsell | Architect, NCARB, CPHT Phone: 720-227-8894 | Email: mike@mhdesignco.com •Accessibility: The ADU includes accessibility considerations for Cindy, including ground- level entry and eﬃcient circulation, including parking for her mobility van. •Height Compliance: The proposed structure height (25'-8") is under the planned ultimate height of the primary home (25'-11"), aligning with the zoning intent and compliant with Section 2.1.6 if interpreted in context with future buildout Site Design and Circulation: •Building Placement: The garage/ADU sits at the rear of the lot with alley access, maintaining required setbacks •Circulation: Accessible connections between the ADU and the existing home will be completed during the full site buildout •Natural Features: The site is fully urbanized with no wetlands or natural habitats present Architectural Design: •The ADU is designed to complement the existing Folk Victorian home while introducing modern elements appropriate for long-term accessibility and energy eﬃciency •Exterior materials include lap siding, compatible trim and window proportions, and gable rooﬂines in line with Old Town design standards •The design addresses privacy, massing, and scale relative to surrounding properties and to the future buildout of the site Transition Techniques and Buﬀers: •The rear detached structure is buﬀered from neighbors by alley access and side/rear setbacks •Height transitions are minimized by aligning the ADU height with the ultimate planned primary home •Window placement is sensitive to privacy concerns Transportation and Access: •Vehicle access via the alley; garage parking provided Development Phasing: •Phase 1: Construction of the detached garage with ADU. Cindy will temporarily reside here •Phase 2 (not part of this submittal): Remodel and addition to the primary home for full accessibility •Target start: Fall 2025 •Shared outdoor improvements to be completed in coordination with Phase 2. Page of 2 2