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East Side and West Side Neighborhoods East Side and West Side Neighborhoods Design Standards StudyDesign Standards Study

Fort Collins Board of Realtors

August 3, 2010

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OverviewOverview

Study purpose Respond to concerns that some new houses and expansions

are incompatible with neighborhood character Determine whether current development standards are

adequate, or if changes are necessary

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OverviewOverview

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BackgroundBackground

1986 – East Side Neighborhood Plan 1989 – West Side Neighborhood Plan 1991 – New zoning: Neighborhood Conservation Low Density

(NCL); Neighborhood Conservation Medium Density (NCM); and Neighborhood Conservation Buffer (NCB)

1996 – Neighborhood Character Design Guidelines for the East and West Side Neighborhoods

1996 – Select design standards adopted 2004 – Standards for accessory buildings built in the rear yard 2006 – Floor area limit increased from 33% to 40% in the NCL zone

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ProcessProcess

Phase I: Examine existing conditions Phase II: Identify and analyze issues Phase III: Explore implementation options

Outreach Citizen Advisory Committee Two public meetings Two Planning and Zoning Board and Zoning Board of Appeals

joint work sessions Two Landmark Preservation Commission work sessions

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Examine Existing ConditionsExamine Existing Conditions

What is the prevailing development pattern?

Typical lot size = 190’ x 50’ = 9,500 sq ft Typical house size = 800 – 1,200 sq ft Typical Floor Area Ratio (FAR) = .15 - .20 Subdivided lots

4,750 sq ft lot 800 – 1,200 sq ft house FAR = .25 - .37

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Issue Identification and AnalysisIssue Identification and Analysis

Neighborhood Conservation Low Density (NCL) Example: Floor area = 1,900 sq ft (house plus garage) Lot size = 7,600 sq ft Existing FAR = .25 NCL allowed FAR = .40 Potential expansion = 1,140 sq ft

Neighborhood Conservation Medium Density (NCM) Example: Floor area = 1,900 sq ft Lot size = 7,600 sq ft Existing FAR = .25 NCM allowed FAR = .50 Potential expansion = 1,900 sq ft

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NCL example

Issue Analysis: SizeIssue Analysis: Size

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Root IssueRoot Issue

The building square footage currently allowed by City standards is not consistent with the prevailing development pattern Existing FARs range from .15 - .37 City standards allow .40 in NCL and .50 in NCM

The result is dramatic size differences between adjacent houses, with related effects

Controversy mostly concentrated within the NCM 1.0 FAR in the NCB not an identified issue

Critical role of good design

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Implementation Options: SizeImplementation Options: Size

Standardized approach Lower the floor area limit (FAR) in the NCL zone Lower the floor area limit (FAR) in the NCM zone

Effect Maintains current approach to regulating building size Restricts building size from what is currently allowed

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Implementation Options: SizeImplementation Options: Size

Contextual approach Allow each house to expand by a certain percentage Allow each house to expand based on averaging with the two

adjacent houses Allow each house to expand based on the average size house

on the block face Allow each house to expand based on the average size house

on the block face, plus an additional percentage

Effect Reduces occurrence of dramatic expansions Restricts building size from what is currently allowed Provides better protection of neighborhood character

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Implementation Options: DesignImplementation Options: Design

Require neighborhood meetings for expansions and new houses Reinstate the Design Assistance Program Codify select design guidelines and make them standards Require review by the Landmark Preservation Commission or a

newly formed Architectural Review Committee for expansions and new houses

Effect Additional level of review

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East Side and West Side Neighborhoods East Side and West Side Neighborhoods Design Standards StudyDesign Standards Study

Thank You