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HomeMy WebLinkAboutLand Use Review Commission - Minutes - 07/01/2022 Shelley La Mastra, Chair Ian Shuff, Vice Chair David Lawton John McCoy Taylor Meyer Council Liaison: Shirley Peel Staff Liaison: Noah Beals LOCATION: Meeting Held Virtually The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will m ake special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224-6001) for assistance. SPECIAL MEETING JULY 1, 2022 11:30 AM • CALL TO ORDER and ROLL CALL All Commission members were present with the exception of Vice Chair Shuff. • CITIZEN PARTICIPATION (Items Not on the Agenda) • APPEALS FOR VARIANCE TO THE LAND USE CODE Chair La Mastra noted that Vice-Chair Shuff has recused himself from this item, and has submitted that recusal form to the City Clerk’s office. Additionally, La Mastra noted for the record that she has worked with the applicant’s husband in the past and knows the applicant directly, but does not feel that would impact La Mastra’s ability to hear and vote on the appeal. 1. APPEAL ZBA220018 Address: 504 Pearl St. Owner: Ben & Lindsey Mater Petitioner: Heidi Shuff, Architect Zoning District: N-C-L Code Section: 4.7(D)(3) Project Description: This is a request to exceed the allowable floor area on the rear half of the lot by 352 square feet. The maximum allowed is 731 square feet. Staff Presentation: Arlo Schumann, acting as representative for Staff Liaison Noah Beals, presented slides relevant to the appeal and discussed the variance request, noting that the property was originally annexed to the City in 1956, prior to annexation it received development review in the County. The primary structure was originally built in 1955. Schumann noted the neighborhood is unique because it is not platted; the property is located within the N-C-L zone district. Without plat, it is described by metes and bounds. LAND USE REVIEW COMMISSION MEETING MINUTES Land Use Review Commission Page 2 July 1, 2022 The shape of the lot is also unique, as it is smaller than the usual N-C-L minimum lot size and is more square than rectangular in proportion. Schumann explained that the existing residence on the property has a greater setback than the required minimum setback, so that existing condition does push the building further into th e rear portion of the lot. The variance request today is to exceed the allowable floor area for the rear-half of the lot by 352 square feet; the maximum allowed for this lot is 731 square feet. Schumann presented a floor plan showing the proposed addition, with a description of how the additional square footage would be utilized. For a lot of this size, the rear-half allowable floor area would be a maximum of 731 square feet; the applicants are asking for a total of 1,083 square feet on the rear half. Schumann indicated that staff recommend approval of the request under Section 2.10.4(H), finding that the variance is not detrimental to the public good; the original building exceeds the minimum front setback by 5 feet additional feet resulting in an increase building coverage in the rear half of the lot; and the lot shape is more square than rectangle resulting in an increase in building coverage in the rear of the lot. Additionally, the proposal does not exceed the allowable floor area for the entire lot. Therefore, the variance request will not diverge from the standard but in a nominal, inconsequential way, when considered in the context of the neighborhood, and will continue to advance the purpose of the Land Use Code contained in Section 1.2.2 Application Presentation: Petitioner Heidi Shuff, Architect – Studio S Architecture, addressed the Commission and agreed to hold the meeting remotely. Shuff also thanked the Commission for their willingness to schedule a special hearing in order to hear this variance request. Shuff noted the lot is fairly shallow, measuring 90-feet deep rather than the typical lot depth of 130-190 feet in this zone district. The lot is also smaller than the minimum lot size, and the existing structure is placed 25 feet from the front lot line, which is 10 feet further back than the required front yard setback minimum of 15 feet. Shuff stated a goal of keeping addition within the context of the neighborhood and maintain architectural cohesion and style with the existing home. While a second story could have been added and been in compliance with the code, it was determined that a one-story addition was more fitting. Most of the surrounding homes are one and one and one-half story homes. The addition is still within the allowable square footage of the lot, and the total size of the house is well under 2,000 square feet. Commission Discussion: Commission member Meyer stated the request seemed to be perfectly reasonable, give the house is set back an additional 10 feet, and the lot size is smaller than the minimum lot size for this zone district. Meyer stated his appreciation for the fact that while a second-story addition would have been possible, the applicants considered the context of the neighborhood and decided on a one -story addition. Meyer stated his option that this request appears sensible and makes sense in context of the neighborhood. Therefore, Meyer is in support of approving this request. Commission member Lawton agreed with the assessment offered by Meyer, noting the proposed addition would add character to the home and neighborhood; letters of support have also been submitted by adjacent homeowners. Lawton offered his support for approval. Chair La Mastra commented that when viewing the lot from the aerial photo, it appears that at least two properties would not be in code compliance currently, as they appear to have existing re ar-side additions. Thus, this addition would seem to fit with the context of the existing homes. La Mastra stated her approval for the variance request, and asked that a member of the Commission put forth a motion.