The URL can be used to link to this page

Home My WebLink About04/13/2023 - Land Use Review Commission - AGENDA - Regular Meeting David Carron Nathaniel Coffman David Lawton John McCoy Philip San Filippo Ian Shuff Katie Vogel Council Liaison: Shirley Peel Staff Liaison: Noah Beals LOCATION: City Council Chambers 300 Laporte Avenue Fort Collins, CO 80521 The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224-6001) for assistance. REGULAR MEETING APRIL 13, 2023 8:30 AM • CALL TO ORDER and ROLL CALL • APPROVAL OF MINUTES FROM PREVIOUS MEETING • CITIZEN PARTICIPATION (Items Not on the Agenda) • APPEALS FOR VARIANCE TO THE LAND USE CODE LAND USE REVIEW COMMISSION AGENDA Meeting Participation Participation in the Land Use Review Commission meeting on Thursday, April 13, 2023, will only be available IN PERSON in accordance with Section 2-73 of the Municipal Code. The meeting will begin at 8:30 a.m. in City Council Chambers at City Hall, 300 Laporte Ave. Documents to Share: If residents wish to share a document or presentation, City Staff needs to receive those materials via email by 24 hours before the meeting. Please email any documents to nbeals@fcgov.com. Individuals uncomfortable with public participation are encouraged to participate by emailing general public comments 24 hours prior to the meeting to nbeals@fcgov.com. Staff will ensure the Commission receives your comments. If you have specific comments on any of the discussion items scheduled, please make that clear in the subject line of the email and send 24 hours prior to the meeting. If you need assistance during the meeting, please email kkatsimpalis@fcgov.com. Land Use Review Commission Page 2 April 13, 2023 1. APPEAL ZBA230003 Address: 2615 Chase Dr. Owner/ Petitioner: Brian and Tamora Hood Zoning District: L-M-N Code Section: 3.5.2(E)(3) Project Description: There are two requests for an accessory structure: 1. Request to encroach 6.5 feet into the required 8-foot rear setback. 2. Request to encroach 3.5 feet into the required 5-foot side setback. 2. APPEAL ZBA230004 Address: 137 2nd St. Owner/ Petitioner: Darel N. Emmot Zoning District: R-L Code Section: 4.4(D)(2)(d) Project Description: This is a request for a single family dwelling to encroach 1.63 feet in the required 5-foot side setback. 3. APPEAL ZBA230006 Address: 5238 Apple Dr. Owner/ Petitioner: Patrick and Karen Murphy Zoning District: U-E Code Section: 3.5.2(F)(1) Project Description: This is a request for the street facing garage doors to be located 8 feet in front of the front living space of the single-family home. Street facing garage doors are required to be recessed 4 feet behind the front living space. 4. APPEAL ZBA230007 Address: 6004 S College Ave. Owner: Spas R Us, dba Aqua Spas Inc Petitioner: James Matt Davis, Owner Zoning District: C-G Code Section: 3.8.11(B) Project Description: This is a request to use chain link fencing with PDS slats as screening material for the outdoor storage of materials and inventory. Chain link fencing with or without slats cannot be used for screening purposes. • OTHER BUSINESS • ADJOURNMENT Ian Shuff, Chair Dave Lawton, Vice Chair David Carron Nathaniel Coffman John McCoy Philip San Filippo Katie Vogel Council Liaison: Shirley Peel Staff Liaison: Noah Beals LOCATION: City Council Chambers 300 Laporte Avenue Fort Collins, CO 80521 The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224-6001) for assistance. REGULAR MEETING MARCH 9, 2023 8:30 AM • CALL TO ORDER and ROLL CALL All Commission members were present with the exception of member San Filippo. • APPROVAL OF MINUTES FROM PREVIOUS MEETING (January 12, 2023 Minutes) Vice-Chair Lawton made a motion, seconded by Coffman to approve the January 12, 2023, Regular Hearing Minutes. The motion was adopted unanimously. • CITIZEN PARTICIPATION (Items Not on the Agenda) -None- • APPEALS FOR VARIANCE TO THE LAND USE CODE 1. APPEAL ZBA220013 Address: 1309 Remington St. Owner: Dan and Martha Connors Petitioner: Jordan Oberman, Designer/Builder Zoning District: N-C-L Code Section: 4.7(D)(2)(a)(2); 4.7(D)(3); 4.7(D)(6)(b) Project Description: This is a request for 3 variances to rebuild an accessory building (garage): 1. Request to exceed the total square footage allowed by 389.2 square feet; the maximum permitted is 2,394.8 square feet. 2. Request to exceed the total square footage allowed in the rear half by 139.25 feet; the maximum allowed is 871.75 square feet. 3. Request to exceed the eave height for an accessory building without habitable space by 8 feet; the maximum allowed along the side lot line is 10 feet. LAND USE REVIEW COMMISSION MEETING MINUTES Land Use Review Commission Page 2 Minutes – March 9, 2023 Staff Presentation: Beals presented slides relevant to the appeal and discussed the variance request, noting that the property is near the corner of E Pitkin St and Remington St, across from the University Center for the Arts. The request is to demolish and existing garage on the back of the property and replace with a new build garage. The request includes variance to the floor area requirement that is not being met, as well as a request to exceed the eave height along the side property line. Beals described the plans for the garage, noting the South and North elevations and their described eave heights. Beals explained that eave height is restricted to 10 feet for an accessory building with non-habitable space (i.e. no water/sewer, unfinished garage/storage space). The design of this building has a gabled end that orients to the side property line, with a gabled peak with a maximum height of 18 feet. Beals explained that if the proposed building were shifted 90 degrees, with the gabled ends facing east and west (street and alley sides), it would probably meet the code. Because it is oriented the other way, it creates higher eave heights along the side property lines. Because this item has a split staff recommendation, Beals explained that the recommendation simply is to allow the increase in floor area, but to deny the increase in eave height. There is not enough evidence to support having the eave height oriented to the side yard lines more than 10 feet. Beals also pointed out that this item was put on our agenda last year, but we did not have a quorum of Commission members to be able to hear the item, and thus it was not brought forward again until this time. Commission member Coffman asked Beals about a discrepancy between elevation drawings included in the agenda packet and those presented by Beals. Coffman asked Beals which drawings were most current and accurate. The set included in the agenda packet shows the proposed garage as rotation 90 degrees from the elevation that was presented. If accurate, a variance would not be needed for this request. Beals acknowledged there may be some confusion because of previous/existing plan sets; Beals noted that the plans included in the agenda packet represent the most-current version of the proposed plans. Chair Shuff also determined that the revised plans, with gabled roof facing east and west, would comply with the requirements and would no longer require a variance to be granted. That portion of the variance is no longer requested. Assistant Attorney Guin asked for verbal confirmation from staff that the eave height request was no longer being asked for nor considered; Staff provided verbal confirmation. Coffman asked if the floor area computation was based on the old or current garage design; Beals indicated that it was based on the current garage plan. Vice-Chair Lawton asked for clarification that the current square footage is more than what is being proposed? Beals confirmed that as correct. Applicant Presentation: Applicant representative Gary Pritchard, 1637 Dogwood Ct., General Manager, Forge and Bow Dwellings, addressed the Commission and offered comment. Pritchard stated he was asked to present without much opportunity for preparation, and thus has decided to read the letter that was supplied by Jordan Oberman (March 9, 2023, Agenda, pg. 20). Pritchard also offered his own opinion that the existing garage was in such a dilapidated state that is was beyond repair, and that any attempt to repair would cost as much as new construction. During Pritchard’s comments, Attorney Guin asked Pritchard to describe his relationship with the applicant. Pritchard stated that he was the General Manager for Forge and Bow, contractor who is responsible for the project. Land Use Review Commission Page 3 Minutes – March 9, 2023 Public Comment: -NONE- Commission Discussion: Commission member Coffman commented that he sees this as falling under the nominal and inconsequential justification. The proposed garage would be slightly smaller than the existing structure, it meets gable height restrictions and setbacks, etc. Coffman would have no problem support the variance request. Vice-Chair Lawton agreed, referring to the unusable state of the current garage and the improvement represented by the proposed plans. Citing no negative consequences if built as proposed, Lawton stated he would be in support of this request. Commission member Carron agreed with previous comments, and noted that the new garage may also result in conditions that further the code equally well or better than existing conditions. Chair Shuff agreed with previous comments, noting that the variance on floor area does not represent a large increase, and is easy to approve. The eave height may have been harder to approve but is now a non-issue because of the revised plans. Coffman made a motion, seconded by Lawton, to APPROVE ZBA220013 for the following reasons: approval of the increase in floor area for the lot and within the rear half of the lot is granted because the variance is not detrimental to the public good; the existing structure is greater in size; the proposed structure is located in the same location and maintains vehicle access from the alley. Therefore, the variance requests 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 Yeas: Coffman, Lawton, Vogel, McCoy, Shuff, Carron Nays: Absent: San Filippo THE MOTION CARRIED, THE ITEM WAS APPROVED 2. APPEAL ZBA230001 Address: 4695 Hogan Dr. Owner: Laurie & Sean Morris Petitioner: Sam Rudkin, Contractor Zoning District: U-E Code Section: 4.2(D)(2)(d) Project Description: This is a request to encroach 5 feet into the 20-foot side setback along the south property line. Staff Presentation: Beals presented slides relevant to the appeal and discussed the variance request, noting that request may look familiar to some members, as it came before the Commission previously a few years ago. Due to unfortunate circumstances the construction was not able to be completed and permits subsequently expired. Now, the same request is before the Commission in order to complete the project. Beals described that the property is located on Hogan Dr, near the Southeast quadrant of Harmony and College. This neighborhood originally developed in the County, and was then annexed into the City. Based on existing lot sizes, it was zoned to the Urban Estate (U-E) zone district. By Code, that zone district requires larger lot sizes as well as larger setbacks. Many of the buildings did not meet the required side yard setback. In the U-E zone district, there is a requirement for a 25-foot side yard setback; this request is to encroach 10 feet into that setback. The site plans show existing and proposed structures, and describe the 10 foot encroachment. There is also a basement window well labeled with a 10 foot setback, but that type of window is allowed to encroach and does not need to be considered as a part of this variance request. Land Use Review Commission Page 4 Minutes – March 9, 2023 Beals presented elevations of the property, noting the existing and proposed wall features as seen from both front and rear. Vice-Chair Lawton asked Beals if this request was exactly what was proposed last time? Beals responded that it would be best if the applicant answered that, but to his knowledge if it is not the exact same it is very close. Lawton asked if any letters received were regarding this property; staff indicated that one letter of support had been received for this request. Applicant Presentation: Applicant Sam Rudkin, 6440 E CR 44, addressed the Commission and offered comment. Rudkin explained the requested setback is the same as was previously requested. The previous contractor passed away before completing the project, and Rudkin is now finishing. The addition is potentially a bit different because Rudkin has updated the design, but the basic encroachment and dimensions are the same as previously approved. Public Comment: -NONE- Commission Discussion: Assistant Attorney Guin noted that the request is noted as 5 feet in the beginning of the Staff Report, but the application request for variance notes 10 feet. It is important that whatever the motion is, members of the Commission clarify how much of an encroachment may or may not be allowed. Chair Shuff commented that based on the site plans, it appears that a 25-foot setback is shown, with the building encroaching 10 feet, resulting in a 15-foot setback. Beals clarified that code requires a 20- foot side yard setback, rather than 25 feet. Thus, they are requesting a 5-foot total encroachment. Guin asked applicant Rudkin to clarify the dimensions of the request. Rudkin explained that the site plans are describing 25 feet to the edge of the house, not to the edge of the setback. Shuff summarized that the 25-foot measurement shown is from the edge of the existing house to the property line, not the setback, and there is not really a dimension shown for the required setback. The required setback is 20 feet and the applicants are proposing a 15-foot setback (meaning a 5-foot encroachment). Commission member Coffman commented that he did not see any issue with the proposed encroachment; as seen in the aerial view of the property, many houses in this neighborhood are well within the 20 foot setback, so this is not out of context for the neighborhood. Coffman would be in favor of approving the variance. Commission member Vogel stated she would be favor of supporting the variance request, with the confirmation that the neighbor in support of the encroachment. Coffman noted that the house on the other side of the lot line is already encroaching into the subject property setback. Beals confirmed that as accurate. Shuff agreed, noting the addition is single story and smaller scale, with an existing neighborhood pattern of smaller setbacks due to the City annexing the area after construction. Shuff stated his support for the variance request. Vice-Chair Lawton offered his supporting, noting that the request had already been reviewed and approved, with little difference this time around. Commission Member Coffman made a motion, seconded by Carron, to APPROVE ZBA230001 for the following reasons: under section 2.10.4(H) the variance request will not be detrimental to the public good; conditions from the last time the variance was approved have not changed, at least in relation to the 5-foot requested encroachment; the south addition will be setback Land Use Review Commission Page 5 Minutes – March 9, 2023 approximately the same distance as the building on the abutting lot. Therefore, the variance 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. Yeas: Coffman, Lawton, Vogel, McCoy, Shuff, Carron Nays: Absent: San Filippo THE MOTION CARRIED, THE ITEM WAS APPROVED 3. APPEAL ZBA230002 Address: 1316 Whedbee St. Owner: Patty Huntley/Steve Nelson Petitioner: Chris Gray, Architect Zoning District: N-C-L Code Section: 4.7(F)(1)(f) Project Description: This is a request to have a 0.25:12 roof pitch over the primary dwelling entry porch and attached garage. Minimum roof pitch is 2:12. Staff Presentation: Beals presented slides relevant to the appeal and discussed the variance request, noting that the applicant has provided a lot of detailed information further supporting their case, which is all included in the agenda packet. Not all of the materials will be presented in the staff presentation. Beals noted the property is near the corner of E Pitkin St and Whedbee St. Beals presented aerial photos of the property in the context of the neighborhood as well as zoomed in to the property boundaries, noting that an inquiry was received that asked if a public sidewalk would be required to be installed with this project. Beals indicated that he then had a conversation with the Engineering Department, which indicated that they were not requesting that a public sidewalk be installed. There is a public sidewalk on the east side of the street, but no the west side. Beals explained presented existing and proposed site plans, noting the existing building will be demolished and a new residence in the lot. The request is to not have a roof pitch 2:12 for the entire house. There is a proposed L-shaped portion that would have an almost-flat pitch; the remaining majority of the roof area on the primary residence as well as a proposed accessory unit would all meet the minimum roof pitch of 2:12. When a new house is being built, the expectation is that it comes into full compliance with the code. Thus, a variance request is required if even a portion of the house does not meet the required roof pitch. The portions of the roof that are flat are up against the portions that are pitched, so it is less discernable that it is not meeting the requirements. When viewed from most directions, there will be a compliant element blocking the view of the non-compliant elements. Chair Shuff asked if code provided any differentiation requirement from the 2:12 minimum pitch for “accessory roofs” or percentage of roof. Beals confirmed that code only references a 2:12 roof pitch minimum and does not give an allowance for a new building to be non-compliant. Code does give exception to an existing house that has something less than a 2:12 roof pitch; a new addition could be built to match that. However, in the case of a new build, it is expected to meet the required minimum. Vice-Chair Lawton noted there was a modification made from an earlier version, which showed a 1:12 pitch. After further discussion during the building permitting process, it was determined that a 2:12 minimum pitch was required and the design was changed to conform with code, with a variance request submitted for the remaining portions being considered currently. Lawton asked if we were considering the accessory building as a portion of the request: Beals responded that the accessory building was already compliant. Land Use Review Commission Page 6 Minutes – March 9, 2023 Applicant Presentation: Applicant Chris Gray, Architect, confirmed Lawton’s statement that an earlier version of the design included a 1:12 roof pitch. After becoming aware of the 2:12 code requirement, Gray conferred with the home owners and they decided the best route was to have majority of the building conform to the code requirements as written, and to request a variance for the smaller secondary roofs. Gray offered a few additional points, noting that the owners want to build a home that fits within the neighborhood, hence the scale of the structure as a single-story dwelling. They really like the elements of flat roofs, which do show up in other homes within the neighborhood; Gray estimated it at 6% according to his analysis of the district. Therefore, the proposed design would be nominal and inconsequential when considered within the context of the neighborhood. Public Comment: -NONE- Commission Discussion: Commission member Carron commented that with the modification to 2:12 of the primary structure, the subordinate roof elements work well with the general design and architecture here. Carron does not see any problems with the proposal. Chair Shuff asked Beals to confirm if we had received letters of support for this item; Beals confirmed that two letters of support were received, and one inquiry was received that asked clarifying questions but did not state support or objection. Chris Gray noted that one of the letters of support was from a neighbor directly to the north of the subject property. Vice-Chair Lawton asked if the were any existing sidewalk? Beals confirmed there is not. Lawton stated that there is then no reason to require sidewalk, as it would not connect to any other existing portions. Beals added that Engineering Department can sometimes have a challenge when it comes to determining when best to require sidewalk installation, if it should be required piece be piece or to wait for a capital improvement project to install wholesale. Shuff offered his opinion, noting that if you look at the overall amount of roof that is to be flat, is represents a fairly small percentage. It integrates well with the rest of the architecture and the remaining main roof and accessory building roofs meet the requirements. Commission Member Coffman made a motion, seconded by Lawton, to APPROVE ZBA230002 for the following reasons: under section 2.10.4(H) the variance is not detrimental to the public good; the variance is for a portion of the building; the compliant roof can be seen from all sides of the building. Therefore, the variance requests 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. Yeas: Coffman, Lawton, Vogel, McCoy, Shuff, Carron Nays: Absent: San Filippo THE MOTION CARRIED, THE ITEM WAS APPROVED Assistant Attorney Guin notified the Commission that new Assistant City Attorney Chris Hayes will be advising the Land Use Review Commission moving forward. • ADJOURNMENT – meeting adjourned at 9:21am Agenda Item 1 Item # 1 - Page 1 STAFF REPORT April 13, 2023 STAFF Noah Beals, Senior City Planner/Zoning PROJECT ZBA230003 PROJECT DESCRIPTION Address: 2615 Chase Dr. Owner/Petitioner: Brian and Tamora Hood Zoning District: L-M-N Code Section: 3.5.2(E)(3) Variance Request: There are two requests for an accessory structure: 1. Request to encroach 6.5 feet into the required 8-foot rear setback. 2. Request to encroach 3.5 feet into the required 5-foot side setback. COMMENTS: 1. Background: The property is located in the Rigden Farm subdivision that was annexed into the City in 1988. It was platted in 1999 into a residential development. The primary building was constructed in 2000. The applicant indicated an accessory structure was constructed in the rear yard in 2017. Accessory structures 8 feet in height or 120 square feet in size are required to apply for a building permit and meet both the building code and Land Use Code standards. In this case the shed is at least 8 feet in height and the required setbacks are 8 feet from the rear property line and 5 feet from the side property line. The existing location encroaches into the required setbacks of both the rear and side property line. In addition to setbacks there are both drainage and utility easements along the side and rear property line. The easement along both the rear and side property line 5 feet in width. A variance to the setback standards still does not allow for an encroachment into an easement. 2. Applicant’s statement of justification: See petitioner’s letter. 3. Staff Conclusion and Findings: Under Section 2.10.4(H), staff recommends a 3-foot encroachment into the rear yard setback and finds that: • The variance is not detrimental to the public good outside of the easements. • The shed is less than 120 square feet in size. • The shed is similar in shape, materials and color of the primary building. 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 4. Recommendation: Staff recommends approval of 3-foot encroachment for the rear yard setback of APPEAL ZBA230003. Agenda Item 2 Item # 2 - Page 1 STAFF REPORT April 13, 2023 STAFF Noah Beals, Senior City Planner/Zoning PROJECT ZBA230004 PROJECT DESCRIPTION Address: 137 2nd St. Owner/Petitioner: Darel N. Emmot Zoning District: R-L Code Section: 4.4(D)(2)(d) Variance Request: This is a request for a single-family dwelling to encroach 1.63 feet in the required 5-foot side setback. COMMENTS: 1. Background: The property is located in the Buckingham Place subdivision and was annexed into the City in 1906. The primary building was later constructed in 1925. It is unclear the number of remodels that have occurred since original construction. Side yard setbacks are required both to create a character for a neighborhood as well as to provide safe access around a building. In this case the existing structure encroaches 1.4 feet to 1.9 feet along the north property line required 5-foot setback. Additionally, the fence extends beyond the property into the neighboring yard up to 6 inches in some locations. In the RL zone district residential structures are not allowed to exceed 28 feet in height. The proposed building does not exceed the allowable height. However, it does propose an increased height from the existing building, going from a one-story to two-story. 2. Applicant’s statement of justification: See petitioner’s letter. 3. Staff Conclusion and Findings: Under Section 2.10.4(H), staff recommends denial and finds that: • A two-story building encroaching into the setback creates increased looming structure along the north property line. • Though other buildings in the neighborhood encroach into the side setbacks these buildings all tend to be one-story. • Insufficient evidence has been provided in showing how the proposal supports the standards in a way equally well or better than a proposal that complies with the standard. • Insufficient evidence has been provided in establishing a unique hardship to the property. 4. Recommendation: Staff recommends denial of APPEAL ZBA230004. Application Request IRU9DULDQFHIURPWKH/DQG8VH&RGH The /DQG8VH5HYLHZ&RPPLVVLRQ has been granted the authority to approve variancesIURPWKHUHTXLUHPHQWV RI$UWLFOHVDQGRIWKH/DQG8VH&RGH7KH/DQG8VH5HYLHZ&RPPLVVLRQVKDOOQRWDXWKRUL]HDQ\XVHLQD]RQLQJ GLVWULFWRWKHUWKDQWKRVHXVHVZKLFKDUHVSHFLILFDOO\SHUPLWWHGLQWKH]RQLQJGLVWULFW7KH&RPPLVVLRQPD\JUDQW YDULDQFHVZKHUHLWILQGVWKDWWKHPRGLILFDWLRQRIWKHVWDQGDUGwould not be detrimental to the publicgood $GGLWLRQDOO\WKHYDULDQFHUHTXHVWPXVWPHHWDWOHDVWRQHRIWKHIROORZLQJMXVWLILFDWLRQUHDVRQV E\UHDVRQRIH[FHSWLRQDOSK\VLFDOFRQGLWLRQVRURWKHUH[WUDRUGLQDU\DQGH[FHSWLRQDOVLWXDWLRQVXQLTXHWR WKHSURSHUW\LQFOXGLQJEXWQRWOLPLWHGWRSK\VLFDOFRQGLWLRQVVXFKDVH[FHSWLRQDOQDUURZQHVV VKDOORZQHVVRUWRSRJUDSK\WKHVWULFWDSSOLFDWLRQRIWKHFRGHUHTXLUHPHQWVZRXOGUHVXOWLQXQXVXDODQG H[FHSWLRQDOSUDFWLFDOGLIILFXOWLHVRUXQGXHKDUGVKLSXSRQWKHRFFXSDQWDSSOLFDQWRIWKHSURSHUW\SURYLGHG WKDWVXFKGLIILFXOWLHVRUhardshipDUHQRWFDXVHGE\DQDFWRURPLVVLRQRIWKHRFFXSDQWDSSOLFDQWLHQRW VHOILPSRVHG WKHSURSRVDOZLOOSURPRWHWKHJHQHUDOSXUSRVHRIWKHVWDQGDUGIRUZKLFKWKHYDULDQFHLVUHTXHVWHG equallywell or better thanZRXOGDSURSRVDOZKLFKFRPSOLHVZLWKWKHVWDQGDUGIRUZKLFKWKHYDULDQFHLV UHTXHVWHG WKHSURSRVDOZLOOQRWGLYHUJHIURPWKH/DQG8VH&RGHVWDQGDUGVH[FHSWLQDnominal, inconsequential wayZKHQFRQVLGHUHGLQWKHFRQWH[WRIWKHQHLJKERUKRRG This application is only for a variance to the Land Use Code. Building Code requirements will be determined and reviewed by the Building Department separately. When a building or sign permit is required for any work for which a variance has been granted, the permit must be obtained within 6 months of the date that the variance was granted. +RZHYHUIRUJRRGFDXVHVKRZQE\WKHDSSOLFDQWWKH/DQG8VH5HYLHZ&RPPLVVLRQPD\FRQVLGHUDRQHWLPHPRQWK H[WHQVLRQLIUHDVRQDEOHDQGQHFHVVDU\XQGHUWKHIDFWVDQGFLUFXPVWDQFHVRIWKHFDVH$QH[WHQVLRQUHTXHVWPXVWEH VXEPLWWHGEHIRUHPRQWKVIURPWKHGDWHWKDWWKHYDULDQFHZDVJUDQWHGKDVODSVHG Petitioner or Petitioner’s Representative must be present at the meeting Location9,578$/21/<YLD=RRP LQVWUXFWLRQVZLOOEHHPDLOHGWRWKHDSSOLFDQWWKH)ULGD\RU0RQGD\SULRUWRWKHKHDULQJ Date6HFRQG7KXUVGD\RIWKHPRQWK7LPHDP Variance Address Petitioner’s Name, if not the Owner City )RUW&ROOLQV&2Petitioner’s Relationship to the Owner is Zip Code Petitioner’s Address Owner’s Name Petitioner’s Phone # Code Section(s) Petitioner’s Email Zoning District Additional Representative’s Name Justification(s) Representative’s Address Justification(s) Representative’s Phone # Justification(s) Representative’s Email Reasoning Date ___________________________________ Signature __________________________________________ tZ/ddE^ddDEdyW>/E/E'd,Z^KE&KZd,sZ/EZYh^dZYh/Zs/ ^WZdKhDEd͘ 137 2nd St self 80524-2510 same Darel N Emmot (970)231-5990 4.4(D)(2)(d)darelemmot@gmail.com RL Elizabeth A Terry-Emmot same (970)631-9397 eaterry66@yahoo.com 10-March-2023 Darel N Emmot 3. Nominal and inconsequential Additional Justification Additional Justification A variance to the usual 5 � setback from property lines is requested. Setback to the North property line will be improved 0.2 � to 3.3 �; length of sub-statute setback is increased 27.5 �. Original house was constructed in two phases and the proposal demolishes its second phase. New construc�on begins at the North-West corner of the first phase and is proposed to be con�nuous with this North-West corner, con�nuing West parallel to and for length of Steel Conex Garage. An addi�onal 8 � is provided for a mechanical room for new HVAC and water heater, as exis�ng below grade spaces have untenable access. 1) The Buckingham Place neighborhood has numerous examples of building approaching zero setback, consistent with the level of precision common at neighborhood's 1903 incep�on, and con�nuing with new such construc�ons through recent decades either being allowed or tolerated. A review of Google Maps quan�fies that our proposal follows the “context of the neighborhood”: Buckingham Place neighborhood has at least 92 buildings (houses/sheds/garages) closer to the property line than 5 � (ours included). 2) Proposed construc�on improves setback a small amount, while increasing the length new construc�on con�nues the established setback. The neighboring structure to the north is setback 18 � from property line— no exis�ng structure is within setback, and it is unlikely future construc�on on neighboring property would be encumbered by a standard setback. The proposed construc�on is inconsequen�al to use of adjacent property. 3) Original and new construc�on will be finished with hardcoat stucco, increasing fire-resistance of exis�ng clapboard siding, minimizing risk to any future construc�on on North property at the standard setback. 4) The resul�ng structure from this proposal is externally pleasing, being con�nuous between original and new construc�on. We an�cipate our new construc�on is more likely to improve rather than degrade the value of exis�ng homes. 5) In the context of a small property, a modest 580 sq� floor space increased by 68 sq� with the variance is significant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°19'29"E 49.63'(M)NORTH 50'(R)N00°44'19"W 49.66'(R1)S01°03'49"W 50.10'(M)S01°04'17"W 50.26'(R1)SOUTH 50'(R)±0.3' FX'off Prop±0.3' FXon PropOHLOHLOHLOHLGMTOHLOHLOHLOHLOHLOHLOHLOHLOHLMLB4952.5FFE3" (2)4"2" (4)3"N88°47'38"W 127.27'(M)S88°46'28"E 127.37'(R1)WEST 127'(R)S89°00'28"E127.04'(M)EAST 127'(R)S00°19'01"W 101.46'(M)S00°22'19"W 99.76'(R1)SOUTH 110'(R)S01°05'50"W 50.29'(M)SOUTH 50'(R)S01°04'26"W 50.26'(R1)N88°44'47"W 127.12'(M)N88°46'20"W 127.08'(R1)WEST 127'(R)N00°55'28"E 50.19'(M)NORTH 50'(R)N00°44'08"E 50.26'(R1)S83°11'07"W 12.88'(M)S89°27'52"E 12.54'(R1)WOOD RANCHWITHCRAWL SPACESTEEL CONEX GARAGEON CONCRETE PADWOODGARAGE±2.0'±2.4'WoodStorage BinFirePit±4.4'±4.1'±3.1'±3.6'±0.5' FXoff Prop±0.7' FXoff Prop±0.5' FXoff Prop±0.3' FXoff Prop±0.3' FXoff Prop±0.2' FXon Prop±0.3' FXon PropCrawl SpaceLid49504950494949514952495149504949 49494949SubjectProperty± 6340 Sq. Ft.Lot 13,Block 9Lot 11,Block 960' Right-of-WaySECOND STREET60' Right-of-WayLOGAN AVENUEXXXX XX XX XXXXXXXXXXEMER20.5'38.5'20.5'38.5'40.0'15.8'40.0'15.8'20.1'18.2'20.1'18.2'Found No. 4 Rebar withIllegible Faded CapFound No. 4 Rebar with1" dia Blue Plastic Capstamped LS 38470Found 2" O.D.Pipe, splitFound No. 4 Rebar with1" dia Yellow Plastic CapLS 32444 2' WCFound No. 4RebarFound 2.5" O.D.PipeFound No. 4RebarFound No. 4 Rebar with2" dia Aluminum Capstamped 1' WC PLS 384705"±7.6'BASIS OF BEARINGSLot 14,Block 94950Stairs4951±25.9'According to Colorado law you must commence any legal action based upon any defect in this survey within three years after you first discover such defect. In noevent, may any action based upon any defect in this survey be commenced more than ten years from the date of the certification shown hereon.CLIENT:OFSHEETDRAWN BY:SCALE:PROJECT NO.:DATE:CHECKED BY:APPROVED BY:TITLE:REVISIONS:DATE:BY:Bearings are based on the North line of Lot12, Block 9, Buckingham Place, being monumented at the West end by a No. 4 Rebar, fromwhence the East end of said line, being monumented by a 2" O.D. Split Pipe, bears anassumed South 89°00'28" East a distance of 127.04 feet with all bearings contained hereinrelative thereto.P-22-94211CREATIVE ANGLE BUILDERS - ISP WITH TOPOGRAPHY - LOT 12, BLOCK 9, BUCKINGHAM PLACE, LARIMER COUNTYCREATIVE ANGLE BUILDERSPO Box 307LaPorte, CO 80535LHBSJSSJS2022.12.051" = 20'1IMPROVEMENT SURVEY PLAT WITH TOPOGRAPHYLOT 12, BLOCK 9, BUCKINGHAM PLACESEC. 12, T7N, R69W, 6TH P.M., LARIMER COUNTY, COLORADOIMPROVEMENT SURVEY PLAT WITH TOPOGRAPHYLOT 12, BLOCK 9, BUCKINGHAM PLACE,SITUATE IN THE NORTHEAST QUARTER OF SECTION 12, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN,COUNTY OF LARIMER, STATE OF COLORADOI, Steven John Stencel, a Registered Professional Land Surveyor in the State of Colorado, dohereby certify that the survey represented by this map was made under my personalsupervision and that this map is an accurate representation thereof. I further certify that thesurvey and this map comply with the Colorado Revised Statutes and the State Board ofRegistration for Professional Engineers and Professional Land Surveyors.FOR AND ON BEHALF OF:INTERMILL LAND SURVEYING, INC.1301 N. Cleveland Ave.Loveland, CO 80537970-669-0516Steven John StencelColo. LS 30462Date: December 9, 2022NOTICE: Per the State of Colorado Board of Licensure for Architects, Professional Engineers,and Professional Land Surveyors Rule 6.2.2(D) the word "certify" as used hereon means anexpression of professional opinion and does not constitute a warranty or guarantee,expressed or implied. The survey represented hereon has been performed by me or under mydirect supervision in accordance with applicable standards of practice and is based upon myknowledge, information and belief.= Boundary Line= Edge of Asphalt Line= Edge of Dirt Line= Fence Line= Flow Line= Overhead Utility Lines= Property Line= Right of Way LineXOHL= Asphalt Surface= Concrete Surface= Dirt / Gravel Surface= Paver Surface= Paver SurfaceInformation in this box obtained from theLarimer County Assessor's PropertyInformation Website on 12.06.2022PROPERTY OWNER(S) AT TIME OF SURVEY:Darel N. Emmot andElizabeth A. Terry-Emmot137 2nd StreetFort Collins, CO 80524-2510LARIMER COUNTY PARCEL I.D. NO.:Parcel No. 9712107012Property Description per Quit Claim Deed recorded July 27, 2022, under Reception No. 20220046982 in theRecords of the Larimer County Clerk and Recorder's Office:Lot 12,Block 9,Buckingham Place, an Addition to the City of Fort Collins,County of Larimer,State of Coloradoalso known by street and number as 137 2nd Street, Fort Collins CO 80524-2510N: NorthE: EastW: WestS: SouthDia: DiameterWC: Witness CornerPLS: Professional Land SurveyorLS: Land SurveyorO.D.: Outside DiameterFX: FenceProp: PropertyNo.: Number± : Plus or MinusMLB: Mail Box1. This Improvement Survey Plat was prepared without the benefit of a Commitment ForTitle Insurance or Title Policy. No further easement and/or right of way research, otherthan shown on this map, was requested by the client or performed by Intermill LandSurveying, Inc. for the preparation of this survey. Easements and/or rights-of-way, ifshown on this Map, were taken from recorded final plats, recorded deeds and/or grants ofeasement(s), known information and information provided by others. The easements andrights of way which may be shown hereon may not be complete, are based on generalinformation, and are to be used only in this context. The Parcel Property Description, asshown on this Map, is the same as that identified in that certain Quit Claim Deed as filedfor record July 27, 2022, in the real property records of the Office of the Clerk andRecorder of Larimer County, Colorado at Reception No. 20220046982.2. Adjacent property description(s), if shown on this Map, per the most recent records of theOffice of the Assessor of Larimer County, Colorado. No further adjacent property ownerverification of ownership or research was performed by Intermill Land Surveying, Inc. forthe preparation of this survey.3. External Boundary Monumentation of the subject property and Survey ControlMonumentation as shown on Map.(M): Indicates measured bearing and/or distance from field survey.(R): Indicates record bearing and/or distance per the Map of Buckingham Place asrecorded March 3, 1903, under Reception Number 77237 in the Records ofthe Larimer County Clerk and Recorder's Office.(R1): Indicates record bearing and/or distance per the Improvement Survey Plat asrecorded June 16, 2022, under Reception Number 20220038575 in theRecords of the Larimer County Clerk and Recorder's Office.4. There are no buildings encroaching onto adjoining properties, known easements and/orrights-of ways, except as may be shown on this Map. Location of buildings, fences,concrete surfaces, improvements, trees, landscape improvements, walls, etc., if shownon this Improvement Survey Plat, are approximate. Ownership of buildings, fences,concrete surfaces, improvements, trees, landscape improvements, walls, etc., if shownon this Improvement Survey Plat, cannot be determined by Intermill Land Surveying, Inc.This Improvement Survey Plat was prepared at the client's request to locate the externalboundary lines of the subject properties and to locate existing improvements (i.e.:buildings, concrete surfaces, fence lines, walls, ditches, etc.) within close proximity to theboundary lines of the subject properties. The aforesaid improvements shown hereonwere in place and located by Intermill Land Surveying, Inc. on November 18, 2022. ThisImprovement Survey Plat is not to be construed as a full Improvement LocationCertificate, Land Survey Plat and/or an ALTA/NSPS Land Title Survey for the subjectproperty. Any utilities and/or evidence of utilities, if shown hereon, are based uponon-site observation and known information only. Underground utility locates, if shown onthis Map, were obtained by the client and field located by Intermill Land Surveying, Inc.for the preparation of this survey.5. The fence locations, if shown on this survey, are approximate. Ownership of fencescannot be determined by Intermill Land Surveying, Inc.6. BASIS OF ELEVATIONS: Project elevations are based on City of Fort CollinsBenchmark 3-00 located on a parapet wall at the Northwest end of Lincoln Avenue bridgenear the Northeast Corner of Lincoln Avenue and Willow Street with an NAVD 88elevation of 4967.33 feet.7. Property Address: 137 2nd Street - Fort Collins, Colorado 80524-2510= Meter - Electric= Meter - Natural Gas= Riser - Electric= Riser - Telecommunications= Transformer= Utility Pole= Vegetation - Bush= Vegetation - Deciduous Tree= Witness Corner= Wood PostEMGMERTSTATEMENT OF LINEAR UNITS USED:Linear Units Used for this survey - U.S. Survey Feet040SCALE : 1" = 20'10155102020 Agenda Item 3 Item # 3 - Page 1 STAFF REPORT April 13, 2023 STAFF Noah Beals, Senior City Planner/Zoning PROJECT ZBA230006 PROJECT DESCRIPTION Address: 5238 Apple Dr. Owner/Petitioner: Patrick and Karen Murphy Zoning District: U-E Code Section: 3.5.2(F)(1) Variance Request: This is a request for the street facing garage doors to be located 12 feet in front of the front living space of the single-family home. Street facing garage doors are required to be recessed 4 feet behind the front living space. COMMENTS: 1. Background: The property is a part of the Applewoods Estates subdivision. It was originally created in the county and the primary building was constructed in 1971. It is unclear how many alterations have occurred since then. It was annexed into the city in 2006. The garage door standards are to create character through visual interests, promote multi-mode transportation and provide greater connection to the public right of way. This neighborhood was developed in the county and largely does not comply with this standard. This property is a corner lot and abuts onto two streets. The front wall of the house does not run parallel to either street, making it difficult to determine which street it fronts. 2. Applicant’s statement of justification: See petitioner’s letter. 3. Staff Conclusion and Findings: Under Section 2.10.4(H), staff recommends approval and finds that: • The variance is not detrimental to the public good. • The existing neighborhood does not comply with the garage standards . • The house sits further back by more than double the required front setback. 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 4. Recommendation: Staff recommends approval of APPEAL ZBA230006. March 09, 2023 Patrick and Karen Murphy 5238 Apple Dr Fort Collins, CO 80526 Dear Land Use Review Commission, We are in the process of adding an addition to our home and discovered that the City of Fort Collins Land Use Code has some restrictions on garage additions to an existing home. These conditions conflict with our design and we are asking for a variance with regard to the following section. Land Use Code section 3.5.2 (F) says to prevent residential streetscapes from being dominated by protruding garage doors, and allow active, visually interesting features to dominate the streetscape, the following standards shall apply. 1. Street facing garage doors must be recessed behind the front facade of the living area by 4 feet or may extend 8 feet forward of the living area as long as the garage door is 4 feet behind a porch. 5. Alternative garage door treatments shall be accepted by the Director if: (a) the configuration of the lot or other existing physical conditions makes the application of these standards impractical; and (b) proposed design meets the intent of this Code to line the streets with active living spaces, create a pedestrian oriented streetscape and provide variety and visual interest to the exterior of residential buildings We are asking for a variance to build a garage up to 12 feet in front of our living space. If 12 feet is not permissible then we are asking for 8 feet as noted on the conceptual site plan for the addition of a garage. We believe this is in keeping with the intent of the code and will be done in a way that creates a visually appealing residential structure. Reasons why this variance is in keeping with the intent the code: 1. The structure sits well back from the road (setback) and does not impede any view of the streetscape when walking along Apple Dr. 2. The nature of the structure extending forward of the home will make it a more dynamic and visually interesting structure to view. 3. The topography of the neighborhood allows pedestrians to look for the visually interesting features of the home, or ignore it altogether as it sits above street level sight lines. (does not dominate any street view). 4. Adjacent homes do not sit on the same street elevation or orientation to the road, (home does not dominate the streetscape), the garage addition will not impede sight lines from neighboring properties. The Land Use Review Commission can grant variances if the proposal would not be detrimental to the public good and 1 of three justifications can be met. We are asking for consideration of justifications 1 and 3. 1. Immediately behind the proposed addition, the property encounters hill which would need to be excavated to a greater extent should the addition comply with current code. (topography) 2. This property has irrigation water delivered to the back of the property which is distributed downhill by gravity and routed around the structure. The current code would place the structure closer to the distribution system, causing greater excavation of the hillside to be needed to protect the structure from surface water. (topography, uniqueness of irrigation) 3. The proposed addition will diverge from the Land Use Code only in a nominal and inconsequential way. The neighborhood has many examples of garages that extend forward of the living area. These homes add to the unique character of the neighborhood. Specific examples are attached to include the home directly south of the property, one within view of the property, and one that is almost the same structure. Considering the property sizes, uniqueness of homes, and similarly situated garages, the addition will be nominal and inconsequential when considered in the context of the neighborhood. (nominal, inconsequential) Thank you for your consideration, Patrick and Karen Murphy NORTHAddition20' garage setbackExisting1.03/13/2023AOwners:DATE:rev.rev.rev.rev.MurphyFt CollinsCoConceptualSite LayoutAOwners:DATE:rev.rev.rev.rev.Renovation / Addition5328 Apple Dr.Fort Collins, ColoradoMurphyFt CollinsCo20' garage setbackdrivewayConceptual Site Layout1" = 150'Apple DriveApple Blossomexst'gexst'g 8'-0"2'-0"26'-0"14'-6"40'-6"57'-0"1.13/13/2023AOwners:DATE:rev.rev.rev.rev.MurphyFt CollinsCoConceptualFootprintAOwners:DATE:rev.rev.rev.rev.Renovation / Addition5328 Apple Dr.Fort Collins, ColoradoMurphyFt CollinsCoConceptual Footprint14" = 1'-0"Conceptual GaragesConceptual AdditionExisting House 2.03/13/2023AOwners:DATE:rev.rev.rev.rev.MurphyFt CollinsCoConceptualElevationAOwners:DATE:rev.rev.rev.rev.Renovation / Addition5328 Apple Dr.Fort Collins, ColoradoMurphyFt CollinsCoExisting Elevation14" = 1'-0"Conceptual Proposed Elevation14" = 1'-0" Page 1 of 4 5238 Apple Drive Existing Conditions Photos View of house from the intersection of Apple Drive and Apple Blossom View of driveway entrance and house from Apple Blossom Page 2 of 4 View of driveway entrance and house from Apple Drive View of existing garage Page 3 of 4 Sample of neighboring homes with extended garages 5414 Paradise Lane @ Apple Dr 5311 Apple Drive Page 4 of 4 Paradise Lane Agenda Item 4 Item # 4 - Page 1 STAFF REPORT April 13, 2023 STAFF Noah Beals, Senior City Planner/Zoning PROJECT ZBA230007 PROJECT DESCRIPTION Address: 6004 S College Ave. Owner: Spas R Us, dba Aqua Spas Inc Petitioner: James Matt Davis, Owner Zoning District: C-G Code Section: 3.8.11(B) Variance Request: This is a request to use chain link fencing with PDS slats as screening material for the outdoor storage of materials and inventory. Chain link fencing with or without slats cannot be used for screening purposes. COMMENTS: 1. Background: The property is located in the Kelmar Strip second filing. This subdivision was platted in 1968 under the county’s jurisdiction. The original building was constructed in 1980. Later in 2006 the property was annexed into the City part of the Southwest Enclave. The building is currently vacant. The applicant plans on moving into the building but requires the outdoor area for storage of product. Outdoor storage is required to be screened. The Land Use Code specifically prohibits chain-link fencing with or without slats as required screening. This prohibition is required as chain- link fence with slats are still transparent. The fence was installed recently. It is unclear if the seller had it installed or if the buyer was granted permission to install it prior to close on the sale of the property. Although the fence may provide security, this is not a requirement. The requirement for fencing is for the purpose of screening. The use for outdoor storage is currently being reviewed for approval through a Minor Amendment process. This review is seeking to confirm that the outdoor storage is screened. The applicants is petitioning the Land Use Review Commission that the installed fence be approved as screening. 2. Applicant’s statement of justification: See petitioner’s letter. 3. Staff Conclusion and Findings: Under Section 2.10.4(H), staff recommends denial and finds that: • Screening requirements evaluated the use of chain-link with slats and found it insufficient • The slats do not provide 100% opacity. • Outdoor storage use has not been approved on the property • Insufficient evidence has been provided in showing how the proposal supports the standards in a way equally well or better than a proposal that complies with the standard. • Insufficient evidence has been provided in establishing a unique hardship to the property. 4. Recommendation: Staff recommends denial of APPEAL ZBA230007.