HomeMy WebLinkAboutModification Requests - 09/03/2025 Mike Hutsell | Architect
Phone: 720-227-8894 | Email: mike@mhdesignco.com
Modification Request Explanation – Dormer Step-back
Per Fort Collins Land Use Code (LUC) Section 2.1.6.
Property Information:
Address: 609 S. Meldrum, Fort Collins, CO
Current Use: Single-family residence occupied by the homeowner, Cindy and her household.
The property is located in the Old Town C (OT-C) zoning district.
This request seeks a modification of the 2-foot minimum step-back requirement for dormers
under Fort Collins Land Use Code Section 2.1.6 – OT District Development Standards.
Justification – Nominal and Inconsequential Divergence
The proposed dormers align vertically with the wall below rather than stepping back 2 feet.
However, this design diverges only in a nominal and inconsequential way when considered in
the context of the neighborhood:
•The hipped main roof continues across the dormer faces, preventing the look of a tall
wall and helping the dormers blend into the overall roof form.
•The dormers are modest in width, meeting the 8-foot maximum allowed by code.
•The adjacent properties have accessory buildings of similar or larger scale, so the
dormers are consistent with the established character of the block.
•The design does not create a looming effect or significant shading for neighboring yards
or windows.
•Similar dormer and roof features are present on nearby properties, showing the design
fits the area.
Conclusion
This design achieves the intent of Section 2.1.6—to reduce the perception of height and mass
—through the integrated roof form rather than a literal step-back. Given the modest scale, the
consistent character of adjacent buildings, and the lack of significant impacts, this divergence
is nominal and inconsequential when considered in the context of the neighborhood and will
not negatively affect the public good. This request is submitted under Section 6.8.2(H)(4) of the
Land Use Code.
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