HomeMy WebLinkAbout613 S MELDRUM CARRIAGE HOUSE - MOD200001 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTModification Request for
613 South Meldrum Street, Fort Collins, Colorado 80521
DIVISION 4.9 - NEIGHBORHOOD CONSERVATION, BUFFER (N-C-B) DISTRICT
IN THE UNIVERSITY NORTH NEIGHBORHOOD
(D) Land Use Standards.
(5) Allowable Floor Area on Rear Half of Lots. The allowable floor area on the rear half of a lot shall not
exceed thirty-three (33) percent of the area of the rear fifty (50) percent of the lot.
In the Neighborhood Conservation, Buffer (N-C-B) District, carriage houses are permitted in this zoned
area. They are considered by City of Fort Collins definition as "a single-family detached dwelling,
typically without street frontage, that is located behind a separate, principal dwelling on the same lot,
which fronts on the street" (City of Fort Collins Land Use Code, 5.1.2 — Definitions; adopted amendments
Sept. 3, 2019).
Per the City of Fort Collins Carriage House Development Standards Brochure, the maximum total floor
area, which includes the floor area of the basement (if any), ground floor plus the portion of any second
story having a ceiling height of at least 7'/z feet, in the N-C-B District is 1,000 sq. ft. with a maximum
building footprint of 600 sq. ft. In March 2019, the N-C-B District Land Use Code was modified to permit
carriage homes on lots less than ten thousand sq. ft. as confirmed by a city planner. Also confirmed in a
conversation with a city planner is that the current Carriage House Development Standards brochure
contains an error in that the basement is not included in the allowable square foot; instead, it is
excluded as well as deck space.
DESCRIPTION OF PROJECT
The project requests to construct a carriage home behind an existing single-family structure. The site
(parcel #9714111013) is approximately 1,600 feet west of S. College Avenue and approximately 700 feet
south of W. Mulberry Street. Future access will be taken from S. Meldrum Street. The proposal will
include an additional two garage parking spaces. The property is within the N-C-B District and is an
addition of a Permitted Use application subject to City Council Review.
REASON FOR MODIFICATION REQUEST
The purpose statement for the Neighborhood Conservation, Buffer (N-C-B) District states that the
district "is intended for areas that are a transition between residential neighborhoods and more
intensive commercial -use areas or high traffic zones that have been given this designation in accordance
with an adopted subarea plan."
level of quality for future development that advances the community's sustainability
goals, e.g., climate action. Continue to develop and adopt location -specific standards or
guidelines where unique characteristics exist to promote the compatibility of infill
redevelopment.
o Policy LIV 3.5 — Distinctive Design: Require the adaptation of standardized corporate
architecture to reflect local values and ensure that the community's appearance remains
unique. Development should not consist solely of repetitive design that may be found in
other communities.
o Policy LIV 3.6 - Context -Sensitive Development: Ensure that all development contributes
to the positive character of the surrounding area. Building materials, architectural
details, color range, building massing, and relationships to streets and sidewalks should
be tailored to the surrounding area.
• Principle LIV 4: Enhance neighborhood livability.
o Policy LIV 4.2 -Compatibility of Adjacent Development: Ensure that development that
occurs in adjacent districts complements and enhances the positive qualities of existing
neighborhoods. Developments that share a property line and/or street frontage with on
existing neighborhood should promote compatibility by:
■ Continuing established block patterns and streets to improve access to services
and amenities from the adjacent neighborhood,
• Incorporating context -sensitive buildings and site features (e.g., similar size,
scale and materials), and
■ Locating parking and service areas where impacts on existing neighborhoods —
such as noise and traffic —will be minimized.
Policies LIV 3.4, 3.5 and 3.5, along with LIV 4.2, identify the goal for development to be context -
sensitive, avoid repetitive design, and work with location -specific standards to promote utilization of un-
developed infill property. The rear lot at 613 S. Meldrum offers an opportunity build a develop an
enhanced carriage house that is sensitive to the historic and changing character of the neighborhood.
This structure also avoids cookie -cutter design through an architectural design which supports the
unique characteristics of the primary structure. This use would also promote infill utilization of a
previously undeveloped property.
• Principle LIV 5: Create more opportunities for housing choices
o Policy LIV 5.6 -Existing Neighborhoods: Expand housing options in existing
neighborhoods (where permitted by underlying zoning) by encouraging:
■ Infill development on vacant and underutilized lots, » Internal ADUs such as
basement or upstairs apartments;
■ Detached ADUs on lots of sufficient size; and
• Duplexes, townhomes or other alternatives to detached single-family homes that
are compatible with the scale and mass of adjacent properties.
Policies LIV 5 promotes the desire creative housing solutions that expand options in existing
neighborhoods like the N-C-B District. The policy calls for infill development on unutilized lots and for
detached alternative housing solutions that are a compatible with adjacent properties. As stated before,
the modification would align with both the context of the historic main property as well as adjacent
duplexes on the block. This development would serve as both additional single-family housing, as well as
be a creative solution for storage and accessory space needs of the primary structure.
• Principle LIV 6: Improve access to housing that meets the needs of residents regardless of their
race, ethnicity, income, age, ability or background.
o Policy LIV 6.5 —Aging in Place: Retain attainable housing options in existing
neighborhoods so residents can "age in place."
Policy 6.5 recommends development provide opportunities to age -in -place. As the applicant wishes to
retire while living in the primary structure, the enhanced carriage house modification would provide a
residence which allows the applicant to do so in this neighborhood, while also maintaining an ongoing
income stream from the rental unit.
• Principle LIV 10: Recognize, protect and enhance historic resources.
o Policy LIV 10.1— Identify Historic Resources: Determine through survey techniques what
historic resources exist within the GMA; how significant these resources are, the nature
and degree of threat to their preservation; and methods for their protection.
o Policy LIV 10.2 —Preserve Historic Resources: Preserve historically significant buildings,
sites and structures throughout Downtown and the community. Ensure that new
construction respects the existing architectural character of the surrounding historic
resources without artificially duplicating historic elements.
o Policy LIV 10.5 —Planning and Enforcement: Recognize the contribution of historic
resources to the quality of life in Fort Collins through ongoing planning efforts and
enforcement of regulations.
Finally, the policies listed under Principle LIV 10 states a need to identify and preserve historic resources.
Addressed in an earlier section, allowance of the modification to the size of the carriage house supports
both the preservation of this historic resources and its vital role in maintaining this history as part of the
neighborhood's character.
Structure Plan
The city's Structure Plan (City Plan, pages 47) provides direction on a growth framework, the how and
where different areas of the community may change or grow in the future. This section of the City Plan
is a tool for city staff to evaluate and make decisions regarding the location, intensity and design of
future development, including infill development.
Per the Structure Plan, the Neighborhood Conservation, Buffer (N-C-B) District is identified as a Mixed
Neighborhood. The primary home, and site of the proposed carriage home development, is at 613 S.
Meldrum St.; this site is a block away from Howes St. and two blocks from Mulberry St. which is
identified in the plan as a Downtown neighborhood. As referenced earlier, the N-C-B District's purpose is
to provide a transition between residential neighborhoods and more intensive commercial -use area. The
address of this property puts it right on the front line of this transition.
The Mixed Neighborhood has a Principal Land Use of single-family detached homes, duplexes, triplexes
and townhomes with a Supporting Land Use of ADUs, small-scale multifamily buildings, retail,
restaurants/cafes, community and public facilities, parks and recreational facilities, school, places of
worship. Key characteristics/considerations for existing neighborhoods, such as University North
include:
• While many existing Mixed -Neighborhoods may consist predominantly of single-family detached
homes today, opportunities to incorporate ADUs or other attached housing options of a
compatible scale and intensity may be feasible in some locations.
• The introduction of larger townhome or multifamily developments into existing single-family
neighborhoods should generally be limited to edge or corner parcels that abut and/or are
oriented toward arterial streets or an adjacent Neighborhood Mixed -Use District where transit
and other services and amenities are available.
• Where townhomes or multifamily buildings are proposed in an existing neighborhood context, a
transition in building height, massing and form should be required along the shared property line
or street frontage.
• As existing neighborhoods change and evolve over time, rezoning of some areas may be
appropriate when paired with a subarea or neighborhood planning initiative. See the Priority
Place Types discussion on page 107 for more details about changes in existing neighborhoods
over time.
Additionally, the Structure Plan states that opportunities for Mixed Neighborhoods include diversifying
housing options in existing neighborhoods based on the age and condition of existing homes and lot
sizes. Additional considerations shared detailed a need to reinvest in existing neighborhoods and
provide more housing alternatives.
Implementation and Monitoring
Finally, the 2019 City Plan identifies performance measurements to track outcomes tied to the plan's
Policy and Principles in its Implementation and Monitoring section. The following dashboard
strategies/measurements further justify granting the modification request:
• Principle LIV 2: Promote Infill and redevelopment.
o Strategy LIV-2a: Review and update the Land Use Code as needed to align with the place
types established in the Stricture Plan.
• Principle LIV 3: Maintain and enhance our unique character and sense of place as the community
grows.
o Strategy LIV-3c: Identify locations within the community in the need of neighborhood or
subarea planning to address area -specific issues and opportunities.
• Principle LIV 4: Enhance neighborhood livability.
o Strategy LIV-4a: Develop and adopt updated design standards to address transitions
between areas desired for intensification and existing neighborhoods.
o Strategy LIV-4d: Explore developing a conditional use permit process to allow for a
greater range of compatible uses.
• Principle LIV 5: Create more opportunities for range of housing choices.
o Strategy LIV-5a: Conduct an evaluation and community dialogue with existing
neighborhoods to determine the feasibility of and reasonable requirements for
expanding allowances of attached/detached ADUs, duplexes, or other housing options.
Consider factors such as lot size, age and condition of exiting housing stock, long-term
attainability, proximity to services and amenities, and level of community support.
o Strategy LIV-5b: Update development standards to require or encourage the inclusion of
greater range of housing product types.
• Principle LIV 10: Recognize, protect and enhance historic resources.
o Strategy LIV-10d: Reevaluate the design, development and demolition review processes
to increase consistency and predictability.
o Strategy LIV-10e: Consider codifying general compatibility standards for new
construction. Clarify the role of the adopted design guidelines and standards and
develop guidelines for additional districts or general guidelines.
As shared in previous section related to the Livability Principle, allowance of this modification supports
each of these strategies to achieve the principle's goal. The enhanced carriage house provides an
opportunity to address infill development and transitional needs of the neighborhood, which itself is
defined as a transition between downtown and more residential neighborhoods. The design creates an
opportunity for a diverse housing options as it serves as additional housing and as support to the
primary structure. It is also designed to support the historic character of the primary structure and
surrounding properties.
In conclusion, the City of Fort Collin's demographics are changing, which creates a demand for different
housing types and a focus on solving livability issues. Property owners are adapting remodel and
development plans to enhance neighborhood livability and compatibility. The goal for the development
of the property at 613 S. Meldrum is to construct a right -sized carriage home that provides an additional
housing unit and accessory space for the primary residence in a single design that keeps with the
character of the primary home and continuity of the neighborhood.
By allowing this development to proceed with an enhanced maximum total floor area, the city will fill a
need to help grow the property, and the neighborhood, in a way that is orderly and serves the public
interests of enhancing historic resources and neighborhood livability, while supporting City Plan
principles and policies. Strict compliance with the current Land Use Standard regarding carriage houses
in the N-B-C- District inhibits improvement of the property in a reasonable manner that is consistent
with other properties in the area. Such compliance would cause practical hardship due to the expense of
additional infrastructure, which permitted alternatives cost considering the scope of the project. These
permitted options make it more feasible, although less desirable, to demolish the historic resource of
the 1910 built property. In contrast, the city will meet the purpose of the N-B-C- District equally well or
better by allowing this modification.
Attachment A: 613 5 Meldrum Carriage House 4-23-20
-- _ MCNF FYNATION
FIN! A..YF
��UL F�GIIATIOIL
qg*p^
LAOFIAOF
14U49
I
�
I
I
{ � .
la."W--'
�� �`{
_ � � ~ —/
AnIGT dY1
� o_ _
{
AlSIlVIATILlp
PIFD.CT FMIFTkIF'MINI
.. +� ^'AK T w�i�.�. �S= 'S
Er
GC T'
J01r R1LPbu•,• YM.MIN
1
t 'I
ORYiY Fad
"I Mw
!
~`
IMtlF41L UFFSO
.� ..ww ® �
�
YNELIYINNtY OEBgN-
NOTFORCONSTAUCTION
•m.
GVR.
r.'9GtY'�
1
warm
dRRIM+
1
i ist5
C=
■
I
n
=
�
�
00
•I
•
-- -----"
RIEIJMINARY OE9aN-
NOTFORCONSTRUMON
v
I
I
a I �
' t
t
to
I I
!X\ I1 I
I
* NQamLm.N
*off.%&
PRELIMINIIRYDESION.
NOTFORCONRTRUCTION
PRELIM
=DESION-
NOT FORCONBTRUCTION A.:!
Mr
uoe oi__eu e�no �ewo ' n/uu
ReR// ./9 R/
11111 jll1pelll 1111 111111
:::::: _:::1 �:::
ha:: Ilu
------------- ,_ __--
I I
I I
�___________________________�
eve
.Rll1MR "MISM
MWORCONBTRU0T10N AS.O
Attachment B: Context of Neighborhood Block
iM
ism
MIME
0• W. Laurel St.
• home - ,.
Fort Collin's demographics are changing, creating a demand for different housing types and a focus on
livability issues. Neighborhoods need to ensure that development contributes to the positive character
of the city, meet the needs of a variety of community members — including those who wish to age in
place - and protect and enhance our historic resources. Likewise, the University North neighborhood
and the 600 block of South Meldrum character, located in the N-C-B District, have evolved, and since the
Land Use Code was adopted initially; however, the same neighborhood goals remain timeless.
This modification is requesting to modify the maximum total floor area allowed for a single carriage
home under the current requirement, which is 1,000 sf. ft. maximum total floor area (600 sq. ft.
maximum footprint) (City of Fort Collins Carriage House Development Standards brochure). The
applicant requests a variance to construct a single Carriage home per plan in Attachment A: 613 5
Meldrum Carriage House 4-23-20, consisting of 1468 sq. ft. of livable sq. ft. above 7'6" above grade, 510
sq. ft. below 7'6", 730 sq. ft. of garage space and 848 sq. ft. of basement on the rear yard at 613 S.
Meldrum St., Fort Collins, CO 80521. The N-C-B District permits carriage houses, and the proposed
design will be in keeping with the character of the primary home, built in 1910, and continuity of the
neighborhood.
The applicant intends for the enhanced total floor area allowance to construct a single carriage home,
which provides housing in the community and extra storage (e.g., cars, lawn equipment) and accessory
hobby rooms (e.g., fitness, art) for the primary residence, better than a plan that would comply. This
working design (Attachment A: 613 5 Meldrum Carriage House 4-23-20) strengthens compatibility
between the proposed new development, the existing primary structure, and the current neighborhood
context. Without the modification, the development would require the construction of two separate
carriage homes, a carriage home and a separate storage building, or a duplex; however, these permitted
options do not complement but compromise the integrity of the primary residence and green space on
the lot.
The applicant understands the Landmark Preservation Commission and have taken code into account on
the plans based on 613 S. Meldrum being identified by the city as a historic resource.
JUSTIFICATION
Fort Collin's demographics are changing, creating a demand for different housing types and creative
solutions to livability issues. Land Use Standards and zoning restrictions are established by cities to help
provide a framework for growth that maintains property values, supports neighborhood character, and
enhances community livability. Neighborhoods need to ensure that any development contributes to its
positive character, meets the needs of a variety of community members — including those who wish to
age in place - and protects and enhances historic resources. The character of the University North
neighborhood and the 600 block of South Meldrum, located in the N-C-B District, has evolved over time,
and since the Land Use Code originally was adopted; however, the overarching neighborhood goals
remain constant.
It
r v.
o;A 1E'
I�
�isrr
e }
�l
raa{ 'p spy
r w
ter'.. ... � .. 1.•R'i
� �'.aTL.
�/a- 1�► v jw
P$L
No Text
1 �
��; �� r � d. IS'j d� � ,�� ..
1 �:, y� i . � .i �: 4 ��,�
I �,
9'
�, . ..
5 • , +?".
��- Q A �-
t �� _ _ 1y�
- .. .. fin.,
� T7'
. � .,...�� .. _. 1 ., _.
V � �
��
(�''.
a �
5 r: '.
a
1Ml r+
a
V
If
629 S. Meldrum
Pic2 Duplex behind single family
~►� 75' from my home
629 S. Meldrum
Pic 3 Duplex, Office Bldg
75' from my home
630 S. Sherwood
14 Unit Apt Comp
�. 55' from my horn
Attachment C: Proposed Concept for Neighboring 617 S. Meldrum Property
-TGQ1 %I+e IlCII 1_ ti
S'I.M
Once a street lined with single-family homes situated on generous lots, this block now consists of single-
family homes (several considered historic resources, including 613 S. Meldrum) surrounded by multi-
family complexes, a fraternity, a Colorado State University commercial parking lot, and the Church of
Latter -Day Saints facing the street. Several duplexes and an apartment complex line the alley at the rear
of the lot (Attachment B: Visual Context of Neighborhood Block). In 2013, the city approved the
construction of a quadplex at 621 S. Meldrum and, more recently, a conceptual review from Oct. 3,
2019, for a direct neighboring property (617 S. Meldrum, built in 1920) indicates a plan to demolish this
structure to allow for construction of a duplex behind a street -facing building attached by a roof on the
site, essentially another quadplex which does not honor the historic resource buffer (Attachment C:
Proposed Concept for Neighboring 617 S. Meldrum Property).
Furthermore, the proposed site of development, 613 S. Meldrum St., is one block away from Howes St.
and two blocks from Mulberry St. which is zoned as the Downtown District. As the N-C-B District's
purpose is to provide a transition between residential neighborhoods and more intensive commercial -
use area. The address of this property puts it right on the front line of this transition. This location also
adds to the responsibility of properties to help balance the transition between residence and
commercial use by maintaining a blend of single and multi -family residences, residential and commercial
properties, preserved and new -build structures.
For residents on this block, only two of the homes appear to be owner -occupied, the applicant's
property and the neighboring property at 609 S. Meldrum; the remainder of the residential population
on the street seems to be renters of college -age. The applicant, property/homeowner of 613 S.
Meldrum, appreciates the vibrancy of the street due to its demographics, proximity to Old Town and the
Colorado State University campus, and its appeal as an age -in -place residence. Additionally, the large lot
and the historic charm of the 1910 home was a draw. Following the purchase of the property, the
applicant has invested additional time, resources, and money to revitalize and restore the home's
historical features.
However, the family usage of a home in 1910 compared to that of 2020 has evolve. The original
structure lacks a garage for storage of a car and lawn equipment, or adequate space needed to
accommodate equipment for fitness or hobbies. As the lot size is large, the applicant explored various
options to add storage space and a separate line of income from a rental unit that would ease the ability
to age -in -place. This idea was buoyed by the fact that several other properties on the block possess
large duplexes on the rear of their lot, behind the primary residence. As the applicant wishes to only
manage one rental residence onsite while creating extra space for primary residence usage, a duplex like
neighboring properties does not make sense to construct. The applicant then explored carriage houses
as an alternate option. The carriage house concept adheres to the historic resources buffer (concerning
the main house and the neighboring properties), maintains the neighborhood character by preserving
the original primary structure while creating a secondary structure that complements the home and
remains invisible from the street.
Through the exploration and idea evolution process, the applicant has engaged city planning staff in
conversation to best achieve city goals and project -specific ones and comply with zoning codes. In
recent discussions, the city expressed concern regarding eave height on the carriage house design, and
the applicant is working to address this.
These conversations with city staff guided the evolution of the project; various explorations include:
• Demolishing the original 1910 structure for new construction, which better accommodates
storage/accessory use needs and a separate carriage house for additional investment or a
duplex.
This idea does not appeal as the historic charm of the home is what led to its purchase.
Additionally, much time and money have already been invested in refreshing the existing
property. Currently, the applicant sees demolition as a last resort.
• Maintaining the original primary structure and constructing a duplex to the rear of the lot.
While permitted, a duplex inhibits real improvement to the property in a reasonable manner as
the applicant does not require two additional fully habitable units. Additionally, this option
causes practical hardship due to the expense of extra infrastructure not reflective of the
project's true scope. This option also significantly reduces green space on the property.
• Maintaining the original primary structure and constructing two new buildings - both carriage
houses or a carriage house/separate storage structure combinations on the rear of the lot.
While permitted, as with the previous duplex option, this design inhibits real improvement to the
property in a reasonable manner as the applicant does not require two additional fully habitable
units. Additionally, this option causes practical hardship due to the expense of extra
infrastructure not reflective of the project's true scope. This option also significantly reduces
green space on the property.
• Constructing an enhanced single carriage house that combines habitable living space and
additional storage/hobby space in one structure.
This design takes up less of the rear lot footprint than other considerations, maintains more
green space, and provides a structure that meets the goals of the development. This option also
keeps design and construction costs in the project's scope, best complements the primary
structure on the property and is in harmony with neighboring properties. This option does not
alter the character of the N-C-B District or University North neighborhood.
The preferred option of an enhanced carriage house, however, is not a permitted use as under current
build codes, a carriage house may not exceed 1,000 sf. ft. maximum total floor area (600 sq. ft.
maximum footprint). Thus, the applicant requests the modification be allowed.
The modification is justified (although not currently permitted) by current Land Use Standards and build
code, including how these standards have been applied to neighboring development projects on the
block over the past decade.
Article 3 — General Development Standards
Division 3.1— General Provisions
Applicability
Under the Land Use Standards General Provisions, the following section on applicability aligns with the
modification request:
3.1.1 —Applicability
All development applications and building permit applications shall comply with the
applicable standards contained in divisions 3.1 through 3.11 with the following exceptions:
(A) Single-family detached dwellings and extra occupancy rental houses on platted lots
that are subject only to building permit review.
(B) Accessory buildings, structures and accessory uses associated with the single-family
dwellings and extra occupancy rental houses listed in (A) above.
Applications for the development noted in exceptions (A) and (B) above must comply only
with the standards contained in division 3.8; and with respect to extra occupancy rental
houses, the additional standards contained in Section 3.2.2(k)(1)(j).
Existing Development. In addition to the foregoing, this Land Use Code shall continue to
apply to ongoing use of land in completed developments to the extent that the
provisions of this land Use Code can be reasonably and logically interpreted as having
such ongoing application.
(Ord. No. 59, 2000 §11, 616100, Ord. No. 204, 2001 §§1, 11, 12118101; Ord. No. 120,
2003 §1, 912103, Ord. No. 198, 2004 §3, 12121104, Ord. 123, 2005 §3, 11115105, Ord.
104, 2006 §12, 7118106, Ord. No. 063, 2018, §6, 615118, Ord. No. 077, 2019, §5,
7116119)
Division 3.4 — Environmental, Natural Area, Recreational and Cultural Resource Protection Standards
Historic Resource
As the applicant's primary structure was built in 1910 and identified by the city as a historic resource,
the following sections align with the modification request:
3.4.7 — Historic and Cultural Resources
(A) Purpose
(1) The purpose of this Section is to ensure that proposed development is compatible
with and protects historic resources by ensuring that:
(a) Historic resources on a development site are preserved, adaptively reused, and
incorporated into the proposed development,
(b) Development does not adversely affect the integrity of historic resources on
nearby property within the area of adjacency surrounding a development site;
and
(c) The design of new structures and site plans are compatible with and protect the
integrity of historic resources located within a development site and within the
area of adjacency surrounding a development site.
(2) To accomplish its purpose, this Section provides:
(a) The requirements for the treatment of historic resources located on a
development site, and
(b) The standards for design compatibility between proposed development and
historic resources on a development site and within the delineated area of
adjacency surrounding a development site.
(c) This Section is intended to work in conjunction with the standards for the
treatment of historic resources set forth in Chapter 14 of the Fort Collins
Municipal Code and any relevant adopted standards for historic resources.
In Fort Collins, a historic resource is "any resource (a building, structure, object, or site) that has
importance to the past for association with important history, culture, or design... Buildings and other
resources that help tell the story of a historic district are considered 'contributing' to that district and are
integral pieces of the larger historic story." Maren Bzdek, with the Historic Preservation Department
identified the primary structure at 613 S. Meldrum as a "historic resource." The property is also eligible
for landmark status; however, the applicant is not pursuing that designation at this time.
As stated earlier in the request, the applicant purchased the property because of its 1910 historic charm
and has invested significant time, resources, and funds into preserving the property. Additionally, the
applicant is working with an architect to design a carriage house that is compatible in design and size so
as not to impact the integrity of the primary structure adversely.
Approving this modification will support the city's desire to ensure that this historic resource remains in
the N-C-B District, supporting the neighborhood character, while also providing the site to be adaptively
"reused." The addition of an enhanced carriage house will support both historic resource and
contemporary usage needs.
(8) Historic Resources on the Development Site and within the Area of Adjacency.
(1) As used in this Section, the area of adjacency shall mean an area, the outer
boundary of which is two hundred (200) feet in all directions from the perimeter of
the development site. Any lot or parcel of property shall be considered within the
area of adjacency if any portion of such lot or parcel is within the two hundred (200)
foot outer boundary.
(2) Historic preservation staff shall identify as expeditiously as possible the historic
resources on the development site and within the area of adjacency to be used for
application of the design standards contained in below Subsection (E), Design
Requirements for a Proposed Development, and provide a list of such resources to
the applicant. The procedure for identifying the relevant historic resources shall be
as follows:
(a) The location of the following shall be identified within the area of adjacency:
1. Any historic resource; and
2. Any building, site, structure, and object that requires evaluation as to
whether it is eligible for Fort Collins landmark designation and, therefore,
qualifies as a historic resource.
(b) All historic resources on the development site shall be identified and the
procedure in below Subsection (C)(1) shall be completed if necessary.
(c) Any building, site, structure, or object requiring evaluation shall be reviewed for
eligibility for Fort Collins landmark designation pursuant to below Subsection
(C)(2)•
(d) Any historic resource identified in above steps (a), (b), or (c) shall be the historic
resources utilized as the basis for applying Subsection (E). Identified historic
resources on the development site and within the area of adjacency shall be
classified as follows for purposes of applying the design standards set forth in
the below Subsection (E):
1. Historic resources on the development site, or abutting or on the other side of
a side alley that abuts the development site, and
2. All other historic resources.
(e) The historic comparison boundary shall be established at two hundred (200) feet
in all directions from the perimeter of each identified historic resource except
those located on the development site. The historic influence area formed by the
overlapping area between the outer boundary of the development site and the
historic comparison boundary is the area within which the standards in below
Subsection (E) apply to any new construction proposed within such area.
(f) The historic influence area for any historic resource located on the development
site shall be the entire development site.
Example of Area of Adjacency, Historic Comparison Boundary, and Historic Influence Area
OM A,.. a M,...,r iM I
ROM Hww., M..Are.
9111 De.elopmmt SM1
WI Mn,pra P.�wv
\ — — — — — — — — — —
i
emin HlalwK coma.nw. eourM.rr�mol -_ ..-
(3) The historic preservation staff determination pursuant to this Section of the historic
resources relevant to the application of the design standards set forth in below
Subsection (E) is not subject to appeal. Notwithstanding, eligibility determinations
pursuant to below Subsection (C)(1) are subject to appeal pursuant to Fort Collins
Municipal Code Section 14-23.
Additionally, Maren Bzdek stated that the abutting property, 609 S. Meldrum, is also a historic resource
and eligible for historic landmark status. A historic comparison boundary is to be "established at two
hundred (200) feet in all directions from the perimeter of each identified historic resource except those
located on the development site."
Contrary to the description cited above, the neighboring property at 605 S. Meldrum has a duplex
constructed on the rear lot, which does not align architecturally with the historic character of other
properties within the historic boundary comparison. Attachment B: Context of the Neighborhood Block
illustrates that multiple buildings have been developed within 100 feet of the properties at 613 and 609
S. Meldrum St. which do not maintain a compatible design with these historic resources. However, these
buildings now also contribute to the character of the neighborhood. The city has permitted the
construction of duplexes and quadplexes within the boundary of these historic resources, which
demonstrates precedence in veering from the Land Use Standards in the N-C-B District.
Unlike these multi -family developments, the applicant proposes a structure that aligns with efforts to
preserve what remains of the historic character of the neighborhood. The proposed design of an
enhanced carriage house provides cohesiveness to not only the primary structure but an appropriate
design to the abutting historic 609 S. Meldrum as well. The modification to allow the carriage home to
increase its total floor area also aligns the plan with the character of newer developments in the
neighborhood.
Article 4 — Districts
Division 4.9 — Neighborhood Conservation, Buffer (N-C-B) District
Permitted Uses
Several options for permitted residential use are outlined in the context of the N-C-B District's Land Use
Standards. In particular, the following sections align with the modification request:
(2) The following uses are permitted in the N-C-B District, subject to administrative review:
(a) Residential Uses:
1. Single-family detached dwellings when there is more than one (1) principal building
on the lot and/or when the lot has only alley frontage.
2. Two-family dwellings when there is more than one (1) principal building on the lot,
provided that such two-family dwelling is located within a street fronting principal
building.
(3) The following uses are permitted, subject to Planning and Zoning Board review:
(a) Residential Uses:
2. Single-family attached dwellings
4. Mixed -use dwellings which are combined with any other use subject to
Planning and Zoning Board review.
As stated earlier in the request, there is a need in Fort Collins to find a variety of housing options that
add to neighborhood livability and character. The cited permitted uses allow for multiple dwellings on a
single lot within the N-C-B District. The applicant's property has an existing single-family, principal
building on the lot and space available at the rear of the lot, which has remained undeveloped and
possesses alley frontage for access. A second structure — such as the proposed enhanced carriage house
- could easily subscribe to these parameters, including consideration as a mixed -use dwelling (single-
family dwelling with additional storage space). The applicant recognizes that the permitted uses within
the cited section are subject to either administrative or Planning and Zoning Board review.
The applicant also wishes to highlight that the block consists of duplexes and a quadplex, both
constructed in recent years. While each of these structures is a permitted use, the duplexes possess
larger footprints than the applicant's proposed modification for an enhanced carriage house. This
requirement presents a hardship for the applicant by inhibiting the ability to improve the property with
a right -sized design.
City Plan
This modification request is further justified through the City Plan, unanimously adopted by City Council
on April 16, 2019. The City Plan outlines important community values and provides an aspirational vision
for the future. The Principles and Policies, Structure Plan, and Implementation and Monitoring sections
of the document provide further support that this modification aligns with the city's vision and core
values.
Principles and Policies
First, the 2019 City Plan identifies livability as a core value establishing an overall policy foundation and
a reference as questions arise. In particular, the following Livability outcome areas align with the
modification request:
• Principle LIV 3: Maintain and enhance our unique character and sense of place as the community
grows.
o Policy LIV 3.4 —Design Standards and Guidelines: Maintain a robust set of citywide
design standards as part of the City's Land Use Code to ensure a flexible, yet predictable,