HomeMy WebLinkAbout09/14/2023 - Land Use Review Commission - AGENDA - Regular Meetinglan 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
SEPTEMBER 14, 2023
8:30 AM
Meeting Participation
Participation in the Land Use Review Commission meeting on Thursday, September 14, 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@fc�ov.com.
Individuals uncomfortable with public participation are encouraged to participate by emailing general public
comments 24 hours prior to the meeting to nbeals@fc�ov.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@fc�ov.com.
• 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 Page 2 Agenda — September 14, 2023
1. APPEAL ZBA230016
Address:
Owner:
1209 W Mountain Ave
Rachel Olsen
Petitioner: Heidi Shuff, Architect, Studio S Architecture
Zoning District: N-C-L
Code Section: 4.7(D)(2)(a)(2) & 4.7(E)(4)
Project Description:
There are two requests for this property:
1. Request to exceed the maximum floor area allowed on the lot by 101 square feet. The
maximum allowed for the lot is 3,150 square feet.
2. Request to exceed the maximum wall height on the west side of the building by 3 feet. The
maximum wall height allowed based on the building setback from the west side property line is 22
feet.
2. APPEAL ZBA230014
Address:
Owner/Petitioner:
Zoning District:
Code Section:
6520 Kyle Ave.
Mauricio Aguilar Martinez
R-L
3.8.11(C)(1)
Project Description:
This is a request to have a wall in front of the front building line that is seven feet tall. The maximum
height for a wall in front of the front building line is four feet. Additionally, the wall will have four posts
at the drive entrances; two that are nine feet tall and two that are twelve feet tall.
3. APPEAL ZBA230017
Address:
Owner:
Petitioner:
Zoning District:
Code Section:
608 Whedbee St.
Melissa and Bradley Blank
Sean Tomlinson, Architectural Designer
N-C-M
4.8(D)(6)
Project Description:
This is a request to exceed the maximum floor area allowed for an accessory building without
habitable space by 216 square feet. The maximum floor area allowed for an accessory building in the
N-C-M zone is 600 square feet.
• OTHER BUSINESS
• ADJOURNMENT
lan 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
AUGUST 10, 2023
8:30 AM
• CALL TO ORDER and ROLL CALL
Commission members Carron, San Filippo, Shuff, and Vogel were present; members Coffman,
Lawton, and McCoy were absent.
• APPROVAL OF MINUTES FROM PREVIOUS MEETING
Commission member Carron made a motion, seconded by San Filippo to approve the July 13,
2023, Regular Hearing Minutes. The motion was adopted unanimously by all members present.
• CITIZEN PARTICIPATION (Items Not on the Agenda)
-None-
• APPEALS FOR VARIANCE TO THE LAND USE CODE
1. APPEAL ZBA230014
Address:
Owner/Petitioner:
Zoning District:
Code Section:
6520 Kyle Ave.
Mauricio Aguilar Martinez
R-L
3.8.11(C)(1)
Project Description:
This is a request to have a wall in front of the front building line that is seven feet tall. The maximum
height for a wall in front of the front building line is four feet. Additionally, the wall will have four posts
at the drive entrances; two that are nine feet tall and two that are twelve feet tall.
Land Use Review Commission Page 2 DRAFT Minutes — August 10, 2023
-Prior to presenting Staff Report, Beals informed the Commission that the applicant for this item had
not appeared and was not present. Bea/s suggested that the Commission make a motion to hear the
item at a later point in the agenda in the case that the applicant joins the hearing.
Commission member San Filippo made a motion, seconded by Carron, to MOVE ZBA230014 to
a later point on the agenda to allow the Commission to proceed with additional items.
Yeas: San Filippo, Shuff, Vogel, Carron Nays: Absent: Coffman, McCoy, Lawton
THE MOTION CARRIED; THE ITEM WAS MOVED TO A LATER POINT IN THE AGENDA
-Prior to discussing the second agenda item, Bea/s noted that the commission currently has a quorum
of four and indicated that one Commission member has indicated a conflict of interest in their ability to
hear agenda item 3(ZBA230016). Therefore, that item will not be able to be heard today due to lack of
quorum. Beals asked that the conflict be stated for the record.
-Chair Shuff stated that he had a conflict of interest with regards to ZBA230016, due to the fact that his
wife is the architect for the project and the petitioner for the item. Shuff indicated that a Conflict-of-
Interest form had been submitted.
-Beals confirmed that appeal ZBA230016 would be tabled today due to lack of quorum and would
either be scheduled for a Special Meeting if the two-week notice requirement can be met, or would be
included in an upcoming Regular Meeting.
2. APPEAL ZBA230015
Address: 300 Clover Ln.
Owner/Petitioner: Jeremy Wirth
Zoning District: R-L
Code Section: 4.4(D)(2)(d)
Project Description:
This is a request for a garage addition to encroach 12 feet into the required 15-foot corner side
setback.
Staff Presentation:
Beals presented slides relevant to the appeal and discussed the variance request, noting that the
property is on the corner of Clover Ln. Most lots in the subdivision are rectangular. The angle street
that fronts the lot, however, cuts across the rectangle at an odd angle and creates an angled lot,
resulting in different widths between the front and rear faces of the lot.
The request is to build an addition to the side of the house consisting of both a garage addition and
habitable space above the garage. While presenting the site plans that were submitted along with the
original building permit, Beals noted that the existing garage meets the required 15-foot setback.
There is an additional 12 feet from the property line to the back of sidewalk. Nowadays, most
subdivisions will have the property line against the back of sidewalk. In this instance, that area is
actually a public right of way.
Beals went on to present elevations drawings of the existing fa�ade as well as the proposed addition,
noting the proposed two-story element on top of the garage.
Applicant Presentation:
Applicant Jeremy Wirth, 300 Clover Ln, addressed the Commission and offered brief comments.
Worth noted that the addition will come within 3-4 feet of an existing tree, and still maintain about 15-
16 feet of space to the back of the sidewalk. This should minimize the visual impact on surrounding
neighbors. Wirth stated that he can't afford to move, so needs to make the existing home as spacious
as possible. Wirth is a contractor and will be performing all of the work himself.
Public Comment:
-None-
Land Use Review Commission Page 3 DRAFT Minutes — August 10, 2023
Commission Discussion:
Commission member Carron stated the proposal seems very reasonable, due to the odd-shaped lot.
Additionally, the existing trees that will remain will help to mitigate the visual impact from neighboring
properties.
-Wirth commented that he designed the offset of the garage to maintain trees.
Commission member San Filippo commented that this is a unique situation where a corner lot has
sufficient enough space between the lot and the sidewalk so as to appear as if the setback is not
being encroached upon. San Filippo stated that he is familiar with the neighborhood and believes this
is a very, very good plan and does not believe this will have any detrimental impact. The odd shape of
the lot creates a hardship. San Filippo stated he would support approval of the request.
Commission member Vogel agreed with the previous comments, noting that the addition would not
pose any issues as it is blocked by a tree and maintains adequate space between the back of
sidewalk.
Chair Shuff stated that he totally agreed; the proposal maintains lots of right of way and appears to be
a good plan.
Commission member Carron made a motion, seconded by San Filippo, to APPROVE
ZBA230015 for the following reasons: the application is not detrimental to the public good; by
reason of exceptional physical conditions or exceptional situations due to the unique property
shape that the strict application of the standard would cause unusual or undue harm which is
not self-imposed by the applicant.
Yeas: San Fillipo, Shuff, Vogel, Carron Nays
THE MOTION CARRIED, THE ITEM WAS APPROVED
3. APPEAL ZBA230016
Address:
Owner:
Petitioner:
Zoning District:
Code Section:
Absent: Coffman, McCoy, Lawton
- TABLED DUE TO LOSS OF QUORUM
1209 W Mountain Ave
Rachel Olsen
Heidi Shuff, Architect, Studio S Architecture
N-GL
4.7(D)(2)(a)(2) & 4.7(E)(4)
Project Description:
There are two requests for this property:
1. Request to exceed the maximum floor area allowed on the lot by 101 square feet. The
maximum allowed for the lot is 3,150 square feet.
2. Request to exceed the maximum wall height on the west side of the building by 3 feet. The
maximum wall height allowed based on the building setback from the west side property line is 22
feet.
• OTHER BUSINESS
Beals noted that the applicant for appeal ZBA230014 had not yet joined the meeting; Shuff asked if the
item could be tabled to the next meeting. Beals indicated the Commission has two options; to hear the
item without the applicant present now, or to table the item to a later date with the applicant present.
Shuff asked the Commission to voice their preference regarding the application.
Commission member San Filippo stated he would prefer to table the item; he recently visited the site,
and has some questions that he would like answered with the applicant present. That would be
prudent and fair to the applicant to have them present.
Shuff agreed with the comments put forth by San Filippo; Beals advised that the Commission could
make a motion to table the item to the next meeting.
Commission member San Filippo made a motion, seconded by Vogel, to TABLE ZBA230014
Land Use Review Commission Page 4 DRAFT Minutes — August 10, 2023
Yeas: San Filippo, Shuff, Vogel, Carron Nays:
THE MOTION CARRIED; THE ITEM WAS TABLED
• ADJOURNMENT
The meeting was adjourned and 8:48am.
Absent: Coffman, McCoy, Lawton
Agenda Item 1
STAFF
Noah Beals, Development Review Manager
PROJECT
ZBA230016
PROJECT DESCRIPTION
Address: 1209 W Mountain Avenue
Owner: Rachel Olsen
Petitioner: Heidi Shuff, Architect, Studio S Architecture
Zoning District: N-C-L
Code Section: 4.7(D)(2)(a)(2) & 4.7(E)(4)
Variance Request:
There are two requests for the property:
1. Request to exceed the maximum floor area for the allowed lot by 101 square feet. The maximum
allowed for the lot is 3,150 square feet.
2. Request to exceed the maximum wall height of on the west side of the building by 3 feet. The
maximum wall height allowed based on the building setback from the west side property line is 22
feet.
COMMENTS:
1. Backqround:
The property annexed into the City part of the Scott Sherwood addition and platted at the same time in
1907. The primary building was constructed later in 1923.
The proposed addition focuses on retaining most of the existing structure. The addition is on the rear and
increase in height from the existing structure. The 101 square feet increase approximately adds to the
closet spaces of the new rooms being proposed.
The allowable floor area in the N-C-L zone district increases in size as a lot increases. The proposed
addition does not cross the rear half of the property and is built entirely in the front half of the lot.
The required wall is based on the setback from the side property line. At the minimum 5ft setback the wall
height is 18ft. Additional setback allows the wall height to increase. The proposed structure is setback an
additional 2ft. Even with the increase the proposed gable extends 3 ft. This increase is the tip of the
triangle shape of the gable.
2. Applicant's statement of iustification: See petitioner's letter.
3. Staff Conclusion and Findings:
Under Section 2.10.4(H), staff recommends approval and finds:
• The variance request is not detrimental to the public good.
• The additional 101 square foot is visually indiscernible from a proposal that meets the standard.
• The increase wall height is triangle tip of the gable end of wall.
• The increased wall height does not face north.
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 ZBA240016.
Item #1 - Page 1
Fort Collins Application Request
�""� for Variance from the Land Use Code
The Land Use Review Commission has been granted the authority to approve variances from the requirements
of Articles 3 and 4 of the Land Use Code. The Land Use Review Commission shall not authorize any use in a zoning
district other than those uses which are specifically permitted in the zoning district. The Commission may grant
variances where it finds that the modification of the standard would not be detrimental to the public qood.
Additionally, the variance request must meet at least one of the following justification reasons:
(1) by reason of exceptional physical conditions or other extraordinary and exceptional situations unique to
the property, including, but not limited to physical conditions such as exceptional narrowness,
shallowness, or topography, the strict application of the code requirements would result in unusual and
exceptional practical difficulties or undue hardship upon the occupant/applicant of the property, provided
that such difficulties or hardship are not caused by an act or omission of the occupant/applicant (i.e. not
self-imposed);
(2) the proposal will promote the general purpose of the standard for which the variance is requested
equally well or better than would a proposal which complies with the standard for which the variance is
requested;
(3) the proposal will not diverge from the Land Use Code standards except in a nominal, inconsequential
way when considered in the context of the neighborhood.
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.
However, for good cause shown by the applicant, the Land Use Review Commission may consider a one-time 6 month
extension if reasonable and necessary under the facts and circumstances of the case. An extension request must be
submitted before 6 months from the date that the variance was granted has lapsed.
Petitioner or Petitioner's Representative must be present at the meetinq
Location: 300 LaPorte Ave, City Hall Council Chambers
(instructions will be emailed to the applicant the Monday prior to the hearing)
Date: Second Thursday of the month Time: 8:30 a.m.
Variance Address 1209 W. Mountain Avenue Petitioner's Name, Heidi Shuff
if not the Owner
City Fort Collins, CO Petitioner's Relationship Architect
to the Owner is
Zip Code 80521 Petitioner's Address 715 W. Mountain Ave., Fort Collin
Owner's Name Rachel Olsen Petitioner's Phone # (970) 231-1040
Code Section(s) #1- 4.7(D)(2), #2- 4.7(E)(4) Petitioner's Email heidi@studio-s-arch.com
Zoning District NCL Additional n/a
Representative's Name
Justification(s) #1- nominal & inconsequential Representative'sAddress
Justification(s) #2- equally well or better than Representative's Phone #
Justification�s) IAdditional Justification Representative's Email
Reasoning
WRITTEN STATEMENT EXPLAINING THE REASON FOR THE VARIANCE REQUEST REQUIRED VIA
SEPARATE DOCUMENT.
Date JwLy 11, 2023 Signature .�{�,.G�
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s t u d i o
a r c h i t e c t u r e
715 W. Mountain Avenue
Fort Collins, CO 80521
July 11, 2023
City of Fort Collins
Land Use Review Commission
281 N. College Avenue
Fort Collins, CO 80524
RE: Variance Requests for 1209 W. Mountain Avenue
To Whom It May Concern:
On behalf of my client, Rachel Olsen, I am requesting two variances to the Fort Collins Land Use
Code in order to construct a new 1,400 SF 1% story addition at the back of her existing home at
1209 W. Mountain Avenue.
The first variance is to Section 4.7 (D)(2) of the Fort Collins Land Use Code, to allow an additional
101 square foot of floor area on the lot. I believe the proposed increase in lot area would not
diverge from the Land Use Code standards except in a nominal, inconsequential way when
considered in the context of the neighborhood. The increase of 101 SF is only a 3.2% increase
over the allowable area allowed on the lot. There are two existing detached accessory structures
which total 708 SF which they would like to maintain (since they're existing structures, the
smaller one-car garage being original to the home), but add to the total floor area. The floor
area in the rear SO% of the lot will still be in compliance with the Land Use Code, as the
proposed addition doesn't extend into the rear half of the lot.
The second variance is to Section 4.7 (E)(4) of the Fort Collins Land Use Code, to allow a small
triangle at the peak of the proposed gable dormer on the west side of the addition to exceed
the maximum allowable wall height of 22'-2" (based on the wall's 7'-1" setback from the west
property line). I believe the proposed gable dormer would promote the general purpose of the
standard equally well or better than would a proposal which complies with the standard. The
goal is to keep the scale of the second-floor addition as low as possible so that it blends as
seamlessly as possible with the scale of the existing one-story structure, while also providing
two bedrooms with egress window on the new second floor. I've illustrated on the attached
drawings an alternate solution that would meet the requirements of the land use code, but
which would be much more massive in scale in order to allow for egress windows in the
proposed west bedroom. I believe the significantly scaled back roof of the proposed option is
much more appropriate in size, scale & massing to both the original house & within the context
of the neighborhood (particularly when viewed from the street). Additionally, the added wall
height requested on the west side dormer would cast smaller shadows on the neighboring
property to the west as compared to the code-compliant alternate option.
City of Fort Collins
Land Use Review Commission
July 11, 2023
Page 2
Thank—you for your consideration.
Sincerely,
\
Heidi Shuff
Studio S Architecture, LLC
Phone: 970.231.1040
e-mail: heidi(�studio-s-arch.com
MOUNTAIN AVENUE
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Propertv Address: 1209 W. Mountain Ave.
Propertv Owner: Rachel Olsen
Owner's Phone: 303-917-1849
Parcel No: 9710417003
Leqal Description: LOT 3, BLK 2, SCOTT SHERWOOD, FTC
Zoninp District: NCL I
Subdivision: 1164 - SCOTT SHERWOOD �
Neiqhborhood: 19715 I
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Setbacks: I
Front Yard- 15 Feet
Rear Yard- 5 Feet (8 Feet for garage)
Side Yard- 5 Feet �
Lot Size: 9,500 SF (50' wide x 190' deep) I
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Floor Area Ratio: 20 + 1,000 SF + 250 SF
20 (9,500) + 1,000 + 250 SF I
=3,150 SF
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Proposed Floor Area: I
Existing First Floor: 1,143 SF
Proposed First Floor Addition: 730 SF �
Proposed Second Floor Add'n: 670 SF o
Existing Detached Garage: 480 SF o —I
Existinq Detached Garaqe: 228 SF °i
Total: 3,251 SF* �
'a variance is required to allow an additional 101 SF of floor I
area on the lot �
Allowable Floor Area on Rear 50 % of lot: I
4,750 SF * .25 = 1,187 SF
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Proposed Floor Area on Rear 50 % of lot: I
Existing Detached Garage: 480 SF
Existing Detached Garage: 228 SF �
Total: 708 SF . .
Year Built: 1923
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From: Noah Beals
To: Kory Katsimpalis
Subject: FW: Appeal ZBA2300016, 1209 W Mountain
Date: Thursday, August 3, 2023 10:21:01 AM
From: mryan <Mike.Ryan@colostate.edu>
Sent: Wednesday, August 2, 2023 3:06 PM
To: Noah Beals <nbeals@fcgov.com>
Subject: [EXTERNAL] Appeal ZBA2300016, 1209 W Mountain
Noah,
We are neighbors across the alley from this property.
I am writing in support of the variance application. Both the additional height for the peaked
addition roof and for the additional 101 square feet seem to me to be a reasonable request for this
property. The addition is very nicely designed and will have the advantage of replacing the current
low covered, screened-in porch with a much nicer looking building. Neither will have any impact on
our enjoyment of our property, nor on the neighborhood as a whole.
Many thanks,
Mike
Mike Ryan
Mike.ryan C�colostate.edu
Agenda Item 2
STAFF
Noah Beals, Development Review Manager
PROJECT
ZBA230014
PROJECT DESCRIPTION
Address: 6520 Kyle Avenue
Owner/Petitioner: Mauricio Aguilar Martinez
Zoning District: R-L
Code Section: 3.8.11(C)(1)
��
Variance Request:
This is a request to have a wall in front of the front building line that is seven feet tall. The maximum height for a
wall in front of the front building line is four feet. Additionally, the wall will have four posts at the drive entrances;
two that are nine feet tall and two that are twelve feet tall.
COMMENTS:
1. Backqround:
The property annexed into the City in 2006 part of the Southwest Enclave Annexation Phase 3. Prior to
annexation the property was platted in 1992 part of the Hansen MRD S-91-87 subdivision. The primary
building was brought to the site in 1978.
Fence and wall restrictions are to promote attractive and safe neighborhoods. Tall fences in the front yard
prevent visual transparency of the public street and sidewalk. Traditionally, complete privacy is reserved for
side and rear yards. In the past taller fences in the front yard have been requested for the front yard
because it is part of animal pasture. Though these fences are taller, they still maintain transparency.
The construction of the subject wall started prior to the request for a building permit and this variance.
During construction the property owner was notified of such requirements.
2. Applicant's statement of iustification: See petitioner's letter.
3. Staff Conclusion and Findings:
Under Section 2.10.4(H), staff recommends approval of a taller wall height in the front yard limited to 5 feet
and 6 feet for the columns:
• The variance request is not detrimental to the public good.
• There are not other tall front yard walls in the neighborhood.
• A 5ft wall height allows for visual connection to the street.
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 a 5-foot tall wall for APPEAL ZBA240014.
Item #2 - Page 1
��1�d��d� 4i
cny°f Application Request
r� ��InS for Variance from the Land Use Code
The Land Use Re�lew Commisslon has been granted the authorlty to appro�e variances from the requirements
of Articles 3 and 4 of the Land Use Code. The Land Use Review Commission shall not authorize any use in a zoning
d+strict other khan those uses which are specificalfy permitted in the zonEng district. The Commission may grant
variances where it finds that the modification of the standard would not be detrimental to the ubllc good.
Additionally, the �ariance request must meet at least one of the following jus#ification reasons:
(�) by reason of exceptiona# pl�ysical canditions ar other extraordinary and exceptianal situations unique to
the property, including, but nat limited to physical conditions such as exceptional narrowness,
shallowness, or topography, tF�e strict application of the code requirements would result in unusual and
exceptional practical difficulties or undue hardship upon the occupantlapplicant of the proper#y, provided
that such difficulties or hardship are not caused by an act or omission of the occupantlapplicant (i.e. not
self-imposed);
(2} the praposai wil! promote the general purpose of the standard for which the �ariance is requssted
e_gually weli or bet�er than would a proposal which complies with the standard for which the variance is
requested;
(3} the proposal will not diverge from the Land Use Code standards except in a nominal� Inconsequentlal
� when cansidered in the context of the neighbarhood.
�k�i� a�p�j,i��$jS#i� � s�.�ly �s�� � v�t'l��l�� #o �I�e �.ar� �s� Code.'Building Code �re �uirements will be determined
and re�lewed l� the Butlding De�at#ment se�arat�ely. When a�i�u�ding or s gnf— �ermi��s requ�res� #or any wark
�or whlc� a var�nce has been gran#ed, #i�e permT!-must be abtained within 6 months of the date that th�
�ariance was granted.
However, for good cause shown by the applicant, the Land Use Review Commissian may consider a one-time 8 month
extension if reasonable and necessary under the facts and circumstances of the case. An extension request musk be
submitted before 6 months from the date that the variance was granked has lapsed.
Petitioner or Petitioner's Re resentati�e must be resent at the meetin
Location: 300 LaPo�#e Ave, City Hall Councll Chambers
(instructions wi11 be emailed'"t�rthe applicant the �riday or Monday prior to the hearing)
Date: Second Thursday of the month Time: 8:30 a.m.
pate Signature
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From: Noah Beals
To: Kory Katsimpalis
Subject: FW: Appeal ZBA230014 6520 Kyle Ave
Date: Wednesday, August 9, 2023 10:25:31 AM
From: McSay,Ann <Ann.Mcsay@ColoState.EDU>
Sent: Wednesday, August 9, 2023 10:01 AM
To: Noah Beals <nbeals@fcgov.com>
Subject: [EXTERNAL] Appeal ZBA230014 6520 Kyle Ave
Noah
Thank you for chatting with me earlier. I will not be able to physically attend the hearing on
Thursday August 10, 2023.
The notice leads me to believe that the portion which has already been constructed is west of
the property line. If that is true, I definitely feel that is inappropriate.
I do not feel that a fence that a fence that is 7 feet tall should be allowed. The portion of the
fence which is already constructed does not enhance the neighborhood in my opinion. In fact,
it makes me wonder what they are trying to hide.
I have resided in the neighborhood longer than most. I was here prior to annexation by the
city. I realize that many things in the neighborhood are non-conforming even by
county standards and were enacted with the attitude of do it and ask forgiveness. However, I
do not believe that non-conforming should be encouraged/allowed to continue.
Thank you for your consideration of my opinion.
Ann McSay
970 226 2542 (please do not share with applicant)
6422 Kyle Ave (please do not share with applicant)
Ft Collins CO 80525
Agenda Item 3
STAFF
Noah Beals, Development Review Manager
PROJECT
ZBA230017
PROJECT DESCRIPTION
Address: 608 Whedbee Street
Owner: Melissa and Bradley Blank
Petitioner: Sean Tomlinson, Architectural Designer
Zoning District: N-C-M
Code Section: 4.8(D)(6)
Variance Request:
This is a request to exceed the maximum floor area allowed for an accessory building without habitable space
by 216 square feet. The maximum floor area allowed for an accessory building in the N-C-M zone is 600 square
feet.
COMMENTS:
1. Backqround:
The property was part of the original town plat in 1873. It has not been subdivided or enlarged since then.
The primary building was constructed later in 1913.
The existing shed encroaches into the side and rear yard setback. With the proposed new accessory
building the existing shed will be removed. The new building location meets the required setbacks.
The proposed structure is designed for vehicle and bicycle storage. The width of the structure that faces the
alley is they typical size of a two-car garage at 27'. The additional floor area is most visible along the length
of the structure which is 37'.
The proposed structure is in the rear half of the property and is screened by a fence on either side.
Additionally, the structure is one story and approx. 16' in height at the peak. The side that faces the closet
property line does not include any openings (doors or windows).
The proposed structure does not exceed the allowable floor area for the overall lot or for the rear half of the
lot. The variance is only for the max size of an accessory building.
2. ApplicanYs statement of iustification: See petitioner's letter.
3. Staff Conclusion and Findinqs:
Under Section 2.10.4(H), staff recommends approval and finds:
• The variance request is not detrimental to the public good.
• The additional floor does not exceed the lot allotments.
• An additional accessory building could be built with the same square footage.
• The proposed structure is 1-story.
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 ZBA240017.
Item #3 - Page 1
�'tY°� Application Request
Fort Colli n�
�`"� for Variance from the Land Use Code
The Land Use Review Commission has been granted the authority to approve variances from the requirements
of Articles 3 and 4 of the Land Use Code. The Land Use Review Commission shall not authorize any use in a zoning
district other than those uses which are specifically permitted in the zoning district. The Commission may grant
variances where it finds that the modification of the standard would not be detrimental to the public good.
Additionally, the variance request must meet at least one of the following justification reasons:
(1) by reason of exceptional physical conditions or other extraordinary and exceptional situations unique to
the property, including, but not limited to physical conditions such as exceptional narrowness,
shallowness, or topography, the strict application of the code requirements would result in unusual and
exceptional practical difficulties or undue hardship upon the occupant/applicant of the property, provided
that such difficulties or hardship are not caused by an act or omission of the occupant/applicant (i.e. not
self-imposed);
(2) the proposal will promote the general purpose of the standard for which the variance is requested
equally well or better than would a proposal which complies with the standard for which the variance is
requested;
(3) the proposal will not diverge from the Land Use Code standards except in a nominal, inconsequential
� when considered in the context of the neighborhood.
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.
However, for good cause shown by the applicant, the Land Use Review Commission may consider a one-time 6 month
extension if reasonable and necessary under the facts and circumstances of the case. An extension request must be
submitted before 6 months from the date that the variance was granted has lapsed.
Petitioner or Petitioner's Representative must be present at the meeting
Location: VIRTUAL ONLY via Zoom
(instructions will be emailed to the applicant the Friday or Monday prior to the hearing)
Date: Second Thursday of the month Time: 8:30 a.m.
Variance Address 608 Whedbee Street Petitioner's Name, Sean Tomlinson
if not the Owner
City
Zip Code
Owner's Name
Code Section(s)
Zoning District
Fort Collins, CO
80524
Petitioner's Relationship
to the Owner is
Petitioner's Address
Architectural Designer
Melissa & Brad Blank Petitioner's Phone #
S � .
NCM
Petitioner's Email
Additional
Representative's Name
141 S Colle e Ave, Suite 102
(970) 372-0965, 701
sean@tomlinsondesigns.com
Justification(s) 1. Hardship Representative's Address
Justification(s) 3. Nominal and inconsequential Representative's Phone #
Justification(s) Additional Justification Representative's Email
Reasoning
WRITTEN STATEMENT EXPLAINING THE REASON FOR THE VARIANCE REQUEST REQUIRED VIA
SEPARATE DOCUMENT.
Date August 8, 2023 Signature
TOMLINSON DESIGNS
�d
Project Address:
608 Whedbee Street
Fort Collins CO 8o5z4
Tuesday, August 8, zoz3
Written Statement:
We are pursuing a variance with the City of Fort Collins for a new detached garage building that will
exceed the allowed square footage for the lot per the zoning code:
4.8 (D) (6): Accessory Buildings Withoue Habitable Space. Any accessory building without water
and�or sewer service, which has not been declared to contain habitable space by the applicant,
shall not exceed a total floar area of six hundred (600) square feet. Floor area shall include all
floor space within the ground floor plus that portion of�the floor area of any second story having
a ceiling height of at least seven and one-half (��/z) feet and basement floor area where any
exterior basement wall is exposed by more than three (3) feet above the existing grade at the
interior side lot line adj acent to the wall.
As you know, the age of the homes in this area are such that storage for the modern day family was not a
consideration. The existing home does not have the necessary storage to support a modern family's
needs, and the existing dilapidated shed on the rear section of the property is both insuf�icient and
unsafe to use as a reliable solution. Part of the perks and desires of living in downtown Fort Collins is
the ability to bike most places and the daily storage of the bikes should be both convenient and safe -
both of which they don't currently have. A 60o sf detached building (currently allowed by the code)
will allow for a two car garage and minimal storage. We are asking for the consideration of adding more
square footage to this detached building to supplement the lack of storage in the current home.
Furthermore, it is worth mentioning that the existing shed is encroaching into the side yard and rear
setbacks significantly and would be considered against zoning code if proposed today. We do want to
reiterate that the proposed detached building is in compliance with all the other requirements in the
zoning code pertaining to this new structure - we are within the height restrictions, setbacks, and the
required lot area percentages for total square footage allowed on the lot.
The need for starage on their properry can be solved with the proposed building that includes a minimal
extra zr6 square feet to be able to store things like holiday decorations, bicycles, and other outdoor
equipment.
Thank you,
141 S. COLLEGE AVE, STE 102 • FORT COLLINS, COLORADO • 80524
PHONE 970.372.0965 . www.tomlinsondesigns.com . 866.353.5225 FAX
B an Gara e
�
608 WHEDBEE ST
August 8th, zoz�
FORT COLLINS, CO 8o5zq.
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A-2
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A-3
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