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HomeMy WebLinkAbout02/08/2024 - Land Use Review Commission - AGENDA - Regular Meeting City of COMMISSION Fort Collins AGENDA Ian Shuff, Chair Council Liaison: Shirley Peel Dave Lawton, Vice Chair Staff Liaison: Noah Beals David Carron Nathaniel Coffman LOCATION: John McCoy City Council Chambers Philip San Filippo 300 Laporte Avenue Katie Vogel 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 FEBRUARY 8, 2024 8:30 AM Meeting Participation Participation in the Land Use Review Commission meeting on Thursday, February 8, 2024, 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. • 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—February 8, 2024 1. APPEAL ZBA240001 Address: 1426 E Harmony Rd Owner: Safeway Stores 46, Inc. Petitioner: Marie Hashaw/Ian Senesac, DaVinci Sign Systems Zoning District: H-C Code Section: 3.8.7.2(G)Table (G)(1) Project Description: This is a request for two variances: 1. Request for freestanding primary detached sign to be 10 feet tall. The maximum heigh is 5 feet in the residential sign district. 2. Request for a freestanding primary detached sign to contain a total sign area of 55 square feet. The maximum sign area is 32 square feet in the residential sign district. 2. APPEAL ZBA240002 Address: 425 E Elizabeth St Owner: Scott and Karla Oceanak Petitioner: Taylor Meyer, VFLA Architecture + Design Zoning District: N-C-M Code Section: 4.8(D)(2)(a)(2) Project Description: This is a request to have a total floor area of 2,847 square feet. The total floor area allowed, based on lot size in the NCM zone, would be 2,750 square feet. 3. APPEAL ZBA240003 Address: 1011 W Magnolia St Owner: Susan Davis Petitioner: Taylor Meyer, VFLA Architecture + Design Zoning District: N-C-L Code Section: 4.7(E)(4) Project Description: This is a request to have a building wall along an interior side lot line with a height of 18 feet 4 inches. The maximum building wall height in the NCL zone is 18 feet. 4. APPEAL ZBA240004 Address: Bloom Filing One (Parcel#8709307008) Owner: Mulberry Development, LLC Petitioner: Mallory Redmon, Norris Design Zoning District: C-G Code Section: 3.8.7.2(G)Table (G)(2) Project Description: This is a request for two variances: 1. Re quest for a freestanding primary detached sign to contain 183 square feet of sign area. The maximum allowed sign area based on the setback from the property line to the sign structure is 90 square feet. 2. Request for a freestanding primary detached sign to be 22 feet tall. The maximum allowed height based on the setback from the property line to the sign structure is 18 feet. • OTHER BUSINESS • ADJOURNMENT City of LAND USE REVIEW COMMISSION Fort Collins MINUTES Ian Shuff, Chair Council Liaison: Shirley Peel Dave Lawton, Vice Chair Staff Liaison: Noah Beals David Carron Nathaniel Coffman LOCATION: John McCoy City Council Chambers Philip San Filippo 300 Laporte Avenue Katie Vogel 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 JANUARY 11, 2024 8:30 AM • CALL TO ORDER and ROLL CALL All Commission members were present with the exception of member Vogel. • APPROVAL OF MINUTES FROM PREVIOUS MEETING Commission member Coffman made a motion, seconded by Lawton to approve the December 14, 2023, Regular Hearing Minutes. The motion was approved; Vogel was absent; San Filippo abstained from voting. • CITIZEN PARTICIPATION (Items Not on the Agenda) • APPEALS FOR VARIANCE TO THE LAND USE CODE 1. APPEAL ZBA230029 Address: 1402 E Harmony Rd Owner: Prenzlow Enterprises II LLC Petitioner: Nanette Park, Partner Owner/ Kevin Bowes, Action Signs Zoning District: H-C Code Section: 3.8.7.2(B) Project Description: This is a request for a variance to 3.8.7.2(B) regarding a relocation of two signs from prior business location to be installed at a new location with the Residential Neighborhood Sign District, where wall sign height is limited to 2.5 feet. The signs are approximately 4.5 feet tall, roughly 2 feet taller than what is allowed within the Residential Neighborhood Sign District. Land Use Review Commission Page 2 DRAFT Minutes—January 11, 2024 Staff Presentation: Beals presented slides relevant to the appeal and discussed the variance request, noting that the property is located on the corner of Wheaton Dr and E Harmony Rd. The property is currently vacant as it is being renovated for the applicant. The property is located in the same parking lot as a large Safeway grocery store. The request is to install signs that are over-height compared to what is allowed. The property is located in the residential neighborhood sign district, which means signs need to be smaller than what is allowed in a commercial district. The subject property is across from residential areas facing Wheaton, and faces commercial districts along E Harmony Rd. The signs in question were previously installed on the applicant's former location and are intended for re-use at the subject property location. The signs complied while in use at the previous location. The signs would be placed on the south and east sides of the subject property; neither of those face a residential area. To note, at some point in time the City did allow Safeway to have signs bigger than what is allowed by code. Those signs are also on sides of that building that do not face residential areas. The portion of the sign that is in question is the logo. The logo image is taller than the allowed 2.5 feet. A sign would be placed on the south side of the building, facing E Harmony Rd where the main entrance to the business is located. Another sign would be placed on the east side of the building, facing the parking lot. West side facing residential area would not be signed, nor would the south side of the building which faces parking and dumpster enclosure areas. Brad Yatabe, Assistant City Attorney, noted that our sign code is based on "time, use, and manner". As such, a sign's content is not within the purview of the Commission. Instead, review should be based only on criteria of size and placement. Applicant Presentation: Applicants Nanette Park(and husband) introduced herself and Kevin Bowes, Action Signs. Bowes addressed the Commission and offered comment, stating that he enjoys working within and applying the sign code of the City of Fort Collins. In this instance, applying the letter of the law in terms of sign code does not work well for this business and their desire to use/move existing signs to their new location. The applicants need to have the Pancake Pete logo large enough to that the word "original" is visible. This allows them to capture the value of a nationally known brand. The signs are taller than what is allowed, but only consume approximately 50% of the allowable sign area. The former tenant had more signage by area as well as a continuous accent light bar running along the eaves. This variance is the most efficient use of the property and through the planned placement of the signs, the applicants have attempted to minimize the impact. Member San Filippo asked Bowes what influenced the decision to place signs on the south and east? Bowes responded it was purely owner preference. Signs could have been placed on the west, facing the residential development. However, the most efficient solution was to re-use existing signs on two prominent elevations. Sign placement is also limited by architectural elements present on the building. Public Comment: -NONE- Commission Discussion: Commission member Coffman noted the signs would face east and south and avoid facing residential areas, and in that way the application follows intent of residential sign district. The signs won't disturb the adjacent commercial area. A small portion of overall sign out of compliance. Land Use Review Commission Page 3 DRAFT Minutes—January 11, 2024 Vice-Chair Lawton stated his belief that this variance would have minimal impact, and it is good to see a vacant business being filled. No issue foreseen with residential areas. Lawton stated he would support the variance request. Commission member San Filippo noted the signs would aid traffic safety, as they create an opportunity for drivers to signal a turn adequately and navigate to the business safely and efficiently. San Filippo has no issues with the request as presented. Commission member Carron stated his agreement with members' previous statements, adding that the application appears to follow the intent of the Land Use Code. Chair Shuff agreed with previous comments made by members. He stated that he appreciates the applicant's comparison of sign size. Shuff believes the application can be approved when compared against the nominal and inconsequential justification. Commission member Coffman made a motion, seconded by Carron, to APPROVE ZBA230029 for the following reasons: the variance is not detrimental to the public good; the sign locations do not face any residential uses; the height increase is only a portion of the sign; the height increase is short than the tallest sign in the shopping center. Therefore, the variance request will not diverge from the standard but in a nominal and inconsequential way when considered in the context of the neighborhood and will continue to advance the Land Use Code contained in Section 1.2.2. Yeas: Carron, Coffman, Shuff, McCoy, San Filippo, Lawton Nays: Absent: Vogel THE MOTION CARRIED, THE ITEM WAS APPROVED • OTHER BUSINESS -Beals: officer elections will be held in April, based on seating of new members in March 2024 following updated cadence. -Items have been submitted for next month, we will plan to meet. -Brad Yatabe—during adoption of minutes, there was a vote to abstain. A few years ago, Council adopted practice that a vote to abstain functions as a vote to support. At times when a member is not present to during meeting which Minutes were taken. Yatabe advises that members can vote yes even if not present, as an administrative function. San Filippo clarified he was not present during the December 14, 2023, meeting and appreciated the counsel. -Preference form Council is to have members vote yes/no rather than abstention. • ADJOURNMENT The meeting was adjourned at 8:57am. Agenda Item 1 STAFF REPORT February 8, 2024 STAFF Noah Beals, Senior City Planner/Zoning PROJECT ZBA240001 PROJECT DESCRIPTION Address: 1426 E Harmony Rd. Owner: Safeway Stores 46, Inc. Petitioner: Marie Hashaw/Ian Senesac, DaVinci Sign Systems Zoning District: H-C Code Section: 3.8.7.2(G)Table(G)(1) Variance Request: This is a request for two variances: 1. Request for a freestanding primary detached sign to be 10 feet tall. The maximum heigh is 5 feet in the residential sign district. 2. Request for a freestanding primary detached sign to contain a total sign area of 55 square feet. The maximum sign area is 32 square feet in the residential sign district. COMMENTS: 1. Background: The property annexed into the City in 1977 as part of the Harmony annexation. It was platted and received development approval in 1997 as part of the Harmony Safeway Marketplace PUD. The Safeway store was completed shortly after approval. A freestanding sign along Harmony was permitted and installed since Safeway has been open. The existing sign is 9.8 feet tall and 45 square feet per side and is considered nonconforming. Additionally, the existing sign location is setback 85 feet from the property line. This site is a public sidewalk and parkway between the sidewalk and the street are within an access easement. Therefore, the property line is approximately lines up with the edge of asphalt along Harmony Road. The proposed freestanding sign is located closer to the public right of way at 55 feet. The request also is to increase the size of the sign. The residential sign district puts further limitation on signs to reduce the impact to nearby residential uses. 2. Applicant's statement of justification: See petitioner's letter. 3. Staff Conclusion and Findings: Under Section 2.10.4(H), staff recommends approval of increase square footage of sign area and finds that: • The variance is not detrimental to the public good. • The property has not used all its sign allowance. • The sign area is oriented to Harmony and there are buildings between the sign and residential uses. Further staff recommends denial of increase in sign height. • Visibility will already be increased as the sign is located closer to the street. • Additional sign height conflicts with tree growth. Item# 1 - Page 1 Agenda Item 1 • Insufficient evidence has been provided in establishing a unique hardship to the property. Therefore, only the variance request to increase sign square footage 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 ZBA240001 for increase square footage only. Item# 1 - Page 2 Ctyof Application Request Fort Collins 11 \�_ 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 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 meeting Location: 300 LaPorte Ave, City Hall Council Chambers (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 1426 E Harmony Rd Petitioner's Name, Marie Hashaw- DaVinci Sign S if not the Owner city Fort Collins, CO Petitioner's Relationship Contractor to the Owner is Zip Code 180525 Petitioner's Address 4496 Bents Dr, Windsor, CO Owner's Name ISafeway Stores 46, Inc. Petitioner's Phone# 970-203-9292 Code Section(s) 3.8.7.2 (G) Petitioner's Email marie@davincisign.com Zoning District JHC Additional Ilan Senesac- DaVinci Sign Sys Representative's Name Justification(s) Choose One from List Representative's Address 4496 Bents Dr, Windsor, CO Justifications) 3. Nominal and inconsequential Representative's Phone# 970-203-9292 Justification(s) Additional Justification Representative's Email ian@davincisign.Com Reasoning WRITTEN STATEMENT EXPLAINING THE REASON FOR THE VARIANCE REQUEST REQUIRED VIA SEPARATE DOCUMENT. Date - - Signature /! DAVINCIthe:an and science of Ideni fication SIGN SYSTEMS, INC. Phone: (970) 203-9292 Fax: (970) 203-9293 4496 Bents Dr. Windsor, Colorado 80524 www.davincisign.com December 26, 2023 City of Fort Collins 281 N College Ave Fort Collins, CO 80524 To Whom It May Concern: Re: Sign Variance Request for Harmony Market Center, 1426 E Harmony Rd DaVinci Sign Systems is requesting a variance for a monument sign at the above referenced location. There is an existing monument sign that will be removed to accommodate this sign. The site is zoned HC in the Residential Sign District. Section 3.8.7.2 (G) of the Land Use Code states that a monument sign within the Residential Sign District may be 32 square feet in size and 5 feet in height. The sign we are proposing is 55 square feet in area and 10 feet in height. We are requesting this variance in order to provide a multi-tenant sign for the center that will be visible to motorists on Harmony Road. While this site lies within the Residential Sign District, it will be over 550 feet from the nearest property line of a residentially zoned site. The proposed sign will not diverge from the from the Land Use Code standards except in a nominal, inconsequential way considering the commercial context of the neighborhood. The proposed sign would meet code were it not in the Residential Sign District. Let me know if you have any questions or comments. You may reach me at 970-203-9292. Thank you. Sincerely, km. 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I I I � k I I I SCALE:1/2"=P-O" O D/FILLUM.TENANTMONUMENT MANUFACTURE AND INSTALL 4496 Bents Dr. Unit A ee DESIGN# REV.# DATE HARMONY MARKET CENTER Davind A I x Date: P1 F1 R1 " 1861 I 110.25.23 Windsor, CO 80550 pprova _ _ P2 F2 R2 E www.davincisign.com ee a P3 F3 R3 PAGE OF: Ft.Collins (970)203-9292 1426 E.HARMONY RD. x Date: Pa F4 R4 Cheyenne (307)220-4316 FT.COLLINS,CO Without Changes❑With Changes As Noted P5 FS RS Denver (303)573-7446 Greeley (970)353-8446 THIS SIGN IS INTENDED TO BE INSTALLED IN ACCORDANCE WITH THE REQUIREMENTS OF ARTICLE 1 ALL SIGNAGE WILL REQUIRE SALESPERSON,IAN SENESAC DESIGN.G.1. PROD.DESIGN: ©Copyright I.,It 2021 1 DaVI n d Sign Systems s!1 600 OF THE NATIONAL ELECTRIC SIGN CODE.THE LOCATION OF THE DISCONNECT SWITCH AFTER 120V ELECTRICAL SERVICE OR INSTALLATION SHALL COMPLY WITH ARTICLE 600.6(A)(1)OF THE NATIONAL ELECTRIC SIGN CODE. ` AS INDICATED ON DRAWING. Agenda Item 2 FebruarySTAFF REPORT 1 STAFF Noah Beals, Senior City Planner/Zoning PROJECT ZBA240002 PROJECT DESCRIPTION Address: 425 E Elizabeth St. Owner: Karla and Scott Oceanak Petitioner: Taylor Meyer, VFLA Architecture + Interiors Zoning District: N-C-M Code Section: 4.8(D)(2)(a)(2) Variance Request: This is a request to have a total floor area of 2,847 square feet. The total floor area allowed, based on lot size in the NCM zone, would be 2,750 square feet. COMMENTS: 1. Background: The property annexed into the City as part of the Lake Park Addition Annexation. Later in 1890 it received approval for development as a single-family house. The primary was constructed in 1888. The request is to construct a new addition to the primary house that will exceed the allowable floor area in the NCM zone district. This request is for an additional 97 square feet of floor area. The addition is in the rear of the house and would be all setbacks. The plans indicate an apartment in the basement/lower level. To date, there is no approval for a new dwelling unit or a 2"d kitchen for the property. 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 addition has limited visibility from the street or neighboring properties. • An existing tree also blocks the view of the addition from the alley. • 97 square feet is 3.5% of the total allowable floor area. 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 ZBA240002. Item#2 - 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 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 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 meeting 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 425 East Elizabeth Petitioner's Name, Taylor Meyer, AIA if not the Owner VFLA Architecture + Interiors City Fort Collins, CO Petitioner's Relationship Architect to the Owner is Zip Code 80524 Petitioner's Address 419 Canyon Ave, Suite 200 Owner's Name Karla and Scott Oceanak Petitioner's Phone# 970-224-1191 Code Section(s) 4.8(D)(2)(a)2 Petitioner's Email taylor@vfla.com Zoning District NCM Zone District Additional Representative's Name Justification(s) Nominal, inconsequential Representative's Address Justification(s) Additional Justification 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 1 1/9/2024 Signature Strength in Strength in partnership. Strength in community. 01-09-2024 City of Fort Collins Zoning Board of Appeals 281 North College Avenue Fort Collins, CO 80524 RE: Variance Request for 425 East Elizabeth To Whom it May Concern, On behalf of my clients, Karla and Scott Oceanak, I am requesting a variance to Land Use Code section 4.8(D)(2)(a)2 regarding the overall allowable floor area for the property located at 425 East Elizabeth. The maximum allowable floor area for this lot is 2750 sf and we are proposing a total of 2847 sf which exceeds the maximum allowable floor area by 97 sf. The goals of the renovation are to allow comfortable modern living while aging-in-place and to restore/repair the existing structure and architectural elements while minimizing impact to the historic character-defining features of this home. The existing home is designated as an historic landmark and proposed renovations have been reviewed and approved by the Historic Preservation Commission; a Certificate of Appropriateness was issued on November 15, 2023. To accommodate our clients' program needs, we are proposing a 580 sf addition on the rear of the existing home (after demolition an existing 150sf non-original addition). The existing home is 1942 sf and there is a 575 sf detached garage at the back alley. Given that the first 250 sf of a detached accessory building are not included in the calculation, the resulting total floor area for the lot is 2847 sf. This exceeds the maximum allowable floor area by 97 sf, which is a nominal and inconsequential 3.5% greater than the 2750 sf allowed. Also, approximately 360 sf of floor area of the existing home has minimal use due to a low ceiling height. On the upper level this floor area has a ceiling height of 5' or less which greatly limits the functionality of these spaces. On other similar homes that are not designated as local historic landmarks, the roofs may be modified to increase the ceiling height and therefore the usability of their upper levels. But because this home is a designated landmark residence the Secretary of Interior Standards limit modifications to the roof structure. The HPC did approve a small dormer to be added on the side of the home but anything more than that might have exceeded the standards outlined in the guidelines. In considering how to best add floor area to this home we were mindful to design the addition to reduce its impact on the property and its neighborhood. To minimize visibility from the street the proposed addition is on the back of the home, is shorter in height than the existing home, narrower than the width of the existing home, and inset from both east and west walls of the existing home. VAUGHT FRYE LARSON ARONSON architects 419 Canyon Ave, Suite 200 Fort Collins, CO 970.224.1191 108 East Lincolnway Cheyenne, WY 307.635.5710 The proposed increase of allowable floor area of the lot will not be detrimental to the public good and it will not diverge from the standards except in a nominal and inconsequential way when considered in the context of the neighborhood for the following reasons: • The proposed addition to the residence only exceeds the maximum allowable floor area by 3.5% (97sf). • There is unusable floor area on the upper level due to low ceiling heights that can't be raised without significantly altering the roof which is protected by the standards set forth by the Secretary of the Interior Standards for Preservation. • The proposed addition is shorter and narrower than the existing residence. For these reasons we feel the increase in overall allowable floor area of the lot is nominal and inconsequential. Please review the attached plans and elevations. Thank you for your time in considering our variance request. Sincerely, Taylor Meyer—VFLA, Inc. 419 Canyon Ave, Suite 200 Fort Collins, CO 80521 (970)224-1191 VAUGHT FRYE LARSON ARONSON architects 419 Canyon Ave, Suite 200 Fort Collins, CO 970.224.1191 108 East Lincolnway Cheyenne, WY 307.635.5710 = OCEANAK _. RESIDENCE ELIZASETH STREET REMODEL& •�' ADDITION 1 r o vnLA/ A \\ \XELEVAT o1 SIDEWALK ^w ATE crsusoxr En pNa StrengM n tlesign.SlrengtM1 n nreM1ip. -- slrenem m ppmmpnly.Nn 2 ABOVE SOUTHWEST _ ® i ievnr 00 4 a PORTION OF EXISTING RESIDENCE N TO BE DEMOLISHED t EXISTING RESIDENCE I VARIANCE REQUEST SUBMITTAL M e w s�pgAlF11.1.1 w wsrrvDwALL nrvGwA« CODE DATA 3 SOUTHEAST -RRRzgr„u, R- I '�i �• tlress. rvoowur rvs oo x�zaMry x,goavn ./y,s4�� •Ralf' a '¢, �•� //� aeoemn. c a srrosTN CT avnnory ��..4: .I—EMENT oo .. a FDp G�QfNGE�V eveeila emmeexip FENCE NFDQREF r -xs,Ta,T. ExISTNcnoo E.r E... MI d Torsi Exrer No noon exEnn PARKING -- I u 4ni x .. er,. ee. a 2 ar s N,xu. u NeD nre — _ --- --- ntm uuw area(on lne rea,ner Nlne im) \ M o w�ooaeWAEA-1—hREARNnr. SITE PLAN ALLEY U SOUTHWEST 5 ..,..,,.ea OARCHITECTURAL SITE PLAN Al ® AA ` s (,'111_IUIIUIl/ A1 LL1i, VFAW DnOnnO�OOOf[...� IIII III;_� III III 'Y' Wli���l l III III ,o- - Mm Al 71 z ■ ■ E LU OCEANAK RESIDENCE REMODEL& ADDITION vnLA St­q i.design.­gth i.pert hip. • E B -------- :L......." IE ­UMN VARIA NCE REQUEST SUBMITTAL .......... . up — �L • rrE MU­ WIN— wwO F7 • Go) • -S-TH FRUWINDOW (po'. MAIN FLOOR PLAN& LOWER FLOOR PLAN N.— ��!R FLOOR PLAN AMAIN FLOOR PLAN A4 OCEANAK RESIDENCE ® FLOOR AREA IN UPPER HALF-STORY - 360 sf REMODEL&ADDITION WITH A CEILING HEIGHT UNDER 51lvFLA Stre gN in E.I—Slnpgth in pprtp hip. StrengM In cwnmunNy. � S •>tt j gtp V VARIANCE REQUEST SUBMITTAL r�x xaox @� Q & l /tz tY 11R 1TltY II III Not F 0.EF�QfNGE�Y ' J u 1, UPPER FLOOR PLAN& ROOF PLAN PROOF PLAN OUPPER FLOOR PLAN A5 OCEANAK RESIDENCE ELIZABETH STREET — REMODEL at ADDITION vnLA SIDEWALK a n cxre crap uasoxrexn�o as Stw qg in Enaign.S gth in pnrtn hip. svnnem m ppmmpxly. ABASEMENT PLAN ........... PORCH --------------- GATE LY`� uIDENCE O O VARIANCE REQUEST SUBMITTAL GATE f e �wwcEnmrmwenmx a�wmu b forex RETAINING WALL pxe k TREE MN / } f GATEx x d 0 ear xEr. NOtF µEFE0.fNOE Y F00. crcircxEx o. GARAGE PARKING El 3 x OlEl O uuxoar ALLEY AS-BUILT PLANS A6 \UPP�ELAN 2 MAIN FLOOR PLAN ARCHITECTURAL SITE PLAN Agenda Item 3 STAFF REPORT February : 2024 STAFF Noah Beals, Senior City Planner/Zoning PROJECT ZBA240003 PROJECT DESCRIPTION Address: 1011 W Magnolia St. Owner: Susan Davis Petitioner: Taylor Meyer, VFLA Architecture + Design Zoning District: N-C-L Code Section: 4.7(E)(4) Variance Request: This is a request to have a building wall along an interior side lot line with a height of 18 feet 4 inches. The maximum building wall height in the NCL zone is 18 feet. COMMENTS: 1. Background: The property was annexed into the City in 1924 as part of the Kenwood Heights Annexation. It received development approval for a single-family house at the same time. The original lot was oriented to the east fronting Gordon Street. In time the lots were parceled off to form the existing configuration that faces Magnolia Street. The existing house was constructed in 1930. In the NCL wall heights at the minimum required setback is 18 feet. In this case the applicant shows the proposed wall height will exceed this maximum height by 4 inches. The wall height is measured at the existing grade and at the point the outside wall intersects with the eave. The proposed wall does face the abutting alley. The alley creates a greater distance to any other structures. 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 increase of 4 inches is indiscernible from the alley or front of the house. • The increased height faces the alley and does not loom onto another structure. Therefore, only the variance request to increase sign square footage 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 ZBA240003. Item#3 - 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 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 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 meeting 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 1011 West Magnolia Petitioner's Name, Taylor Meyer, AIA if not the Owner VFLA Architecture + Interiors City Fort Collins, CO Petitioner's Relationship Architect to the Owner is Zip Code 80524 Petitioner's Address 419 Canyon Ave, Suite 200 Owner's Name Susan Davis Petitioner's Phone# 970-224-1191 Code Section(s) 4.7(E)(4) Petitioner's Email taylor@vfla.com Zoning District NCL Zone District Additional Representative's Name Justification(s) Nominal, inconsequential Representative's Address Justification(s) Additional Justification 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 1 1/17/2024 Signature Strength in design. Strength in partnership. Strength in community. 01-17-2024 City of Fort Collins Zoning Board of Appeals 281 North College Avenue Fort Collins, CO 80524 RE: Variance Request for 1011 West Magnolia To Whom it May Concern, On behalf of my client, Susan Davis, I am requesting a variance to Land Use Code section 4.7(D)(3)regarding the wall height along an interior side yard. The maximum allowable wall height is 18' as measured from existing grade at the interior side lot line and setback 5'from that lot line. We are proposing to build a 18'-4"tall wall setback 5'from the west property line which exceeds the maximum allowable wall height by 4 inches. There are bedrooms along the west wall on the upper level and to provide sufficient ceiling height in those bedrooms we would like a minimum 5'-6" ceiling at the roof bearing. The roof will be framed with a scissor type truss to provide a sloping ceiling allowing for a greater ceiling height further from the wall. The scissor type truss allows for a lower wall height when compared to a more typical flat-bottom chord type truss which would require a taller wall height in order to provide sufficient ceiling height in the upstairs bedroom. The finished floor of the house is proposed at an elevation of 5025.26 which is the lowest possible elevation while still meeting the required drainage standards for the lot. See attached engineered grading plan provided by Keefe Civil, Inc. Additionally, lowering the finished floor height poses a greater risk of flooding the basement because this property is within the"Moderate Risk Flood Zone"which can expect up to 12"of water during a flood event. The requested wall height is for only 33' of length of the west wall of the residence. This northwest quadrant of the house is the tallest portion of the residence and the remainder of the roofs are much lower to reduce the mass of the structure. Additionally, the west wall has minimal impact on the adjacent neighbor because a 20'wide alley separates 1011 W Magnolia from 1017 W Magnolia. The proposed increase in allowable wall height along an interior side yard lot line will not be detrimental to the public good and it will not diverge from the standards except in a nominal and inconsequential way when considered in the context of the neighborhood for the following reasons: • The additional wall height exceeds the allowable wall height by only 2%. • The requested additional wall height is for only a 33' long portion of the 62' long west wall. • There is an 20' alley between the subject property and the neighbor's property to the west. • The existing grade increases in elevation along the west property line from the northwest corner toward the south, so the excess wall height decreases along the length of the west wall. For these reasons we feel the increase in allowable wall height along the interior side yard lot line is nominal and inconsequential. Please review the attached plans and elevations. Thank you for your time in considering our variance request. Sincerely, et Taylor Meyer—VFLA, Inc. 419 Canyon Ave, Suite 200 Fort Collins, CO 80521 (970)224-1191 VAUGHT FRYE LARSON ARONSON architects 419 Canyon Ave, Suite 200 Fort Collins, CO 970.224.1191 108 East Lincolnway Cheyenne, WY 307.635.5710 MAGNOLIA GENERAL SITENOTES: � geaeoNpmNNaNeeT NMapeNNpTeN ONE UNHN.Z,�w RONa. aRNR� FNeNFFRTeYFR 1011 W MAGNOLIA VERIFY WCATONaOF EXISTING UTILITIES BEFORE PROCEEDING WITH E—ONa. ��gaeTer•E ._.._.._.. RESIDENCE I.BETHEREED AT EN;�Es Nep"o�`o RMAY FROM� E°s aENANTaNEo Na exe...,nIHESTE a .. o RAINcxAN '�4cENT"EETanND"'NanRF.aN. 1111FTFREEIFIII_CHeDEBRa mEwN��eRaNwLaE IS ;:oaEOEMN aNEo; o e NUF DAY ® GGO a�aTaNcaLACED �e�� ,oaaAHALL� NOE.E.111 BE sTeFa�aRORaEPu�MFNTNaaFap 1 THE NRLaxeE --_ _ a 3 ALL—OVENENTGONI—CINORENnaxAl—lNRNWNHTRELOC.RLUE.RESDOAT aAND.-INANCEa e I LN VAL FR.E Ln—.RONapN NOTE:THIS ARCHITECTURAL SITE PLAN IS FOR GENERAL • 8 s[Tascx ancxiT.cru n..i NT.n pa. ., ORIENTATION PURPOSES ONLY.SEE CIVIL AND LANDSCAPE I • --- e DRAWINGS BY OTHERS FOR ADDITIONAL INFORMATION. I S1rengM In I.tlesign.filrengtM1 pan.re rtM1ip. .ngm rap th y. PROPOSED RESIDENCE FLOORAREA: ZONING INFO: 1 10,660 sf site area I I^'"m" NEW-- w N Y ———J ix.e.o•wNr«: —SF UPPERLEVEL NCLZone Distract • w Ir W 1967 SF MAIN LEVEL 1,188 sf house RESIDENCE N.3T44• +196T SIF LOWER LEVEL 320 sf detached garage •_ dl ts.ss' 4678 SF TOTAL 200 sf caryort crvIKEEFE CIVIL, 4 3D FLOOR PLAN-UPPER FLOOR PLAN taa.f.hEd I o l E KEa FE IVIL,INCI VMa allowablefloorarea FORT C_Ns,co SICE grey Schedule =30%lot area ler°)sisee°e Name Area =3,198 sf(or 3,448 M detached CONTACT EGAN KEEFE accessory s_DC) I MAIN LEVEL 1967 Max allowable on the rear half of the lot UCTORAL ENswEER UPPER LEVEL T44 =251of 6,330 of I _ Gro.d tobIl 2T11 =1.332 sf °, OPEN ENGINEERING + I IrwNlxrnoai Frl I _ - CONIAGI-E°o sox"' i GOD ON 7 505 FR / STREET - I� .(� STREET _ F LOT A 3W SF I I I VARIANCE REQUEST 01-17-2024 h ' I I�" I -.F UEM- NEW 24k24' • rF� FONF�sErencl iEren r�I I ; O 1 3D FLOOR PLAN-MAIN FLOOR PLAN woo-TREE DETACHED GARAGE I LEI I I l I I I I I = II l I I u l I I I• m�om�wao...re.a..a�R�naEirv�o�.� _gym x.....wam.�a..��.Pl„�.ownw•a.orrs I .. .. .. SITE PLAN Eel ----------- ALLEY NORTH 2 3D FLOOR PLAN-LOWER FLOOR PLAN' a e ARCHITECTURAL SITE PLAN A0.1 D o� :T mj <Q m 2 Sh '"2 W ` Z W oA 2VNi O o v8 �rn z p r A z r g z c 0 W O m 18'-0"MAX WALL HEIGHT 0 m,;u --, Dom ;ul CC >(/� < O •GM 00 00 0 0�0 0 00 00 MD 00 �0 0 0 4WEST PROPERTY LINE oO*Q � nZ , �ZG)m ^D^ \�! m 0 n 4 yob so ul C on imp ��� pDn z �!/m� Zz G)m'i m m" cnco m O � m D; D W X -y rzm Z5v �S p>* p71F Vim= s. r _ - -------- D � \ r 5' 6" ^m .a N 0 W f-0 CmA OoaZ �D A O� !'S �X c N 1 mj 3cAn coca m - N 0O 0 m m a�\o w m Z Cm z m r c U) 3 aom D �m ?A 2 4A w ! r or r m Z m om m 0 GENERAL NOTES CTIANCHTEAT 1011 W MAGNOLIA a 5 PALLOWED FORART OF THESPEOIFIOATONS. YPARTOFTHESEDRAWINGB.ORDEBDRIBEDINAN RESIDENCE NS AND SIZING ON­EOR ELLENATONS AND FLOOR ALLERWI EOOW"`LSTr°BEWswO IMISINR SS NOTED OROa,ENSON Da rv3 O O ——---————— — — A AOTH LL R AWL uL SLXS ETAOa BwEu fxa wwoLmoD siiRuuocsn UNLESS R nAowiwscosoR DIMENSIONEDc WAL � ss vnLA o SEESTRUCTUR TOWEL NGS TI F ALL mneRErE PAnosTlo eE FOR reR RERF ON PCR PGsrtrvE OP.u_G` "^cxire cru^e.ixre^lo^a B VER FVWNDOW LOCATONSPNDS2NG ON EATER OR ELEVATONSPND FLOOR PLANS SLrengM ntlesgnE3lrengtM1 A0. PreM1ip. sLrenem m ppmmpnly rcn IN: - - - ROOMSUNLESSNNIN OTHERWISEW ACE F PERPENDICULAR WALL ON HINGE SIDEAT GREO TOTAL REA =11. GO ^ m O A .. OTXEROWIsa G51. VARE AT FORT aDESNWu0 O aTttSGWOWU OcEIUNGsNENOO cNIL ENGINEER: sowG PRovIDE eLocanG..ENE REDOIRED. KEEFE CIVIL,INC REET O O STRucrsr FOR RADON ArvDMmGATE AS NEEDED. TLTIONS SURROUNDINGA j�o)c� lHs co 5asz5 uEsrsAATxxlw R ry ® MEGAN KEEFE SEE �N Q ^� R_ OE r� WNG.ANDANYDTXERGrRDGT,RALRELATED ' ASSEMBUSs ON COMPorvarvrs. PEN ENGINEERING m ® n c ALL CONCRETE PATIOS TO BE SLOPED IND PER FOOT FOR POSITME DRNNAGE. I-)saTnoS¢ ________ =' '� `m wmnnpsm®PerrmQ�eeBrylk.wm =END GYP ,ON WALLS TO UNDERSIDE OF GYP.BD.CEILINGS UNLESS NOTED corvrncT.wnrrvETXOMPsoN SO LTN'A'SW WALL NO ED OE ONE b b wo.O UP wrtH axcnrtECT. ALL INURES REOUIRE.COORDINATE UTILITY AND MOUNTING HEIGHTS TEST"'==D .—LATION IN ACCORDANCE WITH AUTOWAT 01 SECTION DETENFPATSD. VARIANCE REQUEST 01-17-2024 NSTALLED WITHIN EACH SLEEPING ROOM AND ONE DIRECTLY OUTSIDE THE IMME.IATE EPING ExT4� s,wi Es.ErcEATALLCEa PRGNI wGANOFLOo0.LEVELs. AROUNDVENrs,PIPES, PROADE FIRE BLOCKING IN STUD WALL­11—T INTERVALS NOT EXGEECNG 11.AT ESTRUCT oO CEUcoNceAIEOSPAGESBETWEEN srAIR STRINGERS AT TOP AND BOTTOM OF SAN RUNS. EDJ IIIIII -VV, b VERIFY DRAFT STOPPING IS ADEDUATE WITHLARIMERCOUNTY BUILOINGDEPARTMreE . GROPP AT IN MSDIOP.7.1.CAL SEA IZ FIND 12 wEu ABOVE tW �� DEPARTMENT IS ADEOVATEwm1 THE CITY OF FORT COLLINS BUILDING OT o.SLAB SEPARATED FROM INTERIOR OF EG I� BUALL INDCW OPENINGS AND A—AL.ILDING BY MINIMUM 1/2 GYPSUM BOPRryTRAcroRTo VERIFY ROUGH OPENINGS WITH MANUFACTURER REQUIREMENTS. FY ROUGH OPENINGS DOOR MANUFACTURER REQUIRE E AN 9oFFR5 PROTECTED ONI NE ENCLOSED s of Wm1H Ln MNMUM cvPs AR ACEOAfto. LL PERSON N1 II wIRwG. XALL NOT.EUSED FOR ROOTwG­ANY OUCTwoRx,PwMBIN 1LAGC b SYnu/r WP115 PNO CONCRETE FOUNO TON WALLT0 PLDEA UMB FURR WALL EEN FU. E ALL FIREPLACE OPENINGS AT I s A F F VTg lP WII OWNER I FLOOR AREA ANALYSIS Nama Area r BASEMENT 1967 1 5 MAIN LEVEL 1967 UPPERLEVEL 744 G—O total 4678 LOWER LEVEL FLOOR PLAN SLOWER FLOOR PLAN A1 .1 GENERAL NOTES 1 3 6 ImMEDIAreLvwxsry DlscEFELEVEAHEDIscoVERED. H-11ANCHECT ETER THEIR 1011 W MAGNOLIA ALGOWE G FOR WORKRAIrvDxA ry RAN PART OFTESPEOIFIGA ONG RTOFTHEGEDR WIrvGS.ORDEGGNIBEDIrvAry RESIDENCE BACK GLDmrv,RE: Em STRDGrDR _G.NNAL �° - �1 DImBNGrorv111FINALFIrv"" DGrHERwIGEWEREGIMErvSrorvIGrvGEDDER RQQFEDG ,Dt,COLL NDLIA NGGFEDGE MOVE -- - --- =______-- KEY WIrvDDW LGGATGNG rvDG¢IrvG Dry E TERIDR ELEVAmGNG AND DDRP rvG GR GDLLING DD •o OW eosz, r H J ALL EKTERroR WA115 TO BEfXe WOOD STUDS UNLESS NOTEOOR DIMENSIONED A OTHERWISE ALLE TO BE vw w000 STUDS UNLESS NOTED OR DIMENSIONED 16 Au wErT'BE To eE sxe w000 STUDS. COVERED DEC HU_mN vnLA IE I E.—RATE ALL WN sSEE PEDFICATIO sH�INDS FOR CONRETE FOUNDnoN WALLS AND FOOTING Ancx,T EcrunE.,H TEnlpas BESS,= ALL corvcREre PAnosro eE SLOPED trs PER FOOT FOR PosrtrvE CaaNAGE. b — — —---- -- — B VERIFY WINDOW LOCATIONSPND SING ON EATERIOR ELEVAnorvsAHD FLOOR PUws E-91J,in Enaign.Stn tH in IR,—G,hip. e.ecauMN F PERPENDICULAR WALL Ory HINGEGIDE Ar svnnemmpwnmpDly.p IGo) C. aooms UNiess NOTED OTHERWISE. sAxe FEBr, OR N - - - - WRAP ER TYPE x GYP.BD,BEHIND OPENINGS PER UL.DESIGN auetD.tnb OTHERWISE. ON PAUTS TO UNDEE GE OF GYP.BD,CEIHNGS UNLESS NOTED r BEEUEZ - PROVIDE BLOCKING WERE EOUIRED. KEEFE CIVIL,INC q f ExTENo GYP.eD ,a y s f im r tB owN ,a 3tzs cROL V OREET BATHROOMS,BEDROOMS,OFFICE,AND LAUNDRY ROOM, TRIONS SURROUNDINGA '�®ALcLIEE��cNT5z5 FOUN owMx, N COLUMrv, RE smucT. PIVtW.S IyV YByB yyBlrBlxppYryL¢st O b E.sTRucr. - TEST BOR RADON ArvDmmOAT[AS rv[[D[D. c KEEFE ___________ t S. ,p cSlICIFICITIDNE,FOR CONCRETE SIR ON GRACE SPECIFICATIONS.FORWOOD E. O O O YARD nuCT RCC. EMMIS.O COMPONENTS. oBE SLOPED v3 ERFooT FORPosIiMErDRurv4GEEO OPEN ENGINEERING iT A1-5A 0 w ail OTHERWISE. .ON WA115 TO UNDEREIDE OFGYP.BD.cSLINGS UNLESGNOED corvrgci wnrM Mvsonm SO L,P VON WALLMO ED US INS ETC TO BE PROPERLY 1LOCKED TO SATMR �ftooF EDGE LI wrtH ARCHECT. INURES REQUIRE.cOoaolrvgTE UTILITY AND MOUNTING HEIGHTS AGGVG m xu PAma wB O ^b b - TEST BON w.00N ArvDmmGAE As rvEDED P9ri4EB ` WOOD FENCE m w�u a F ❑ m IGN µM.LfII E DIO ECTLY OUTSIDE THE MEDIATE AUTOMATC FIR DE NFPKLER DE9 IN SECTION PIDpf OR NFPA t3O •+ ramce COLUMN, i, a"E roc E.staucr. - ONE FGANCE DAL I_ rvDcGAP MorvoxroE GErBROKE SHALLSB IN srALLBO In VARIANCE REQUEST OI-i]-2024 AccoaonrvCErOULLOCALANOAROOM AAND ONE DI EGO OUTSIDE_UT H sMMEDIA m P INBE STALLED EACH EA EPSLEEPING Roo - I �� VICINITY OF EACH SIEEPwG ROOM. CAGGEs,w'Rss.Erc.Ar ALU IS NGAxD FLooR LEVELS. naouuovErvrs,PIPES, P CONCEALED SPACES BETWEEN STAIR STRINGERS AT TOP AND BOTTOM OF CR NS. +1 icxv� �I - VERIFY DRAFT STOPPING IS ADEGUATEWITH LARKIER COUMYBUILDINGDEPARTMENT. THAN­ E EACH PER INTERNAll.­PERCENT-CODE.—RENG 12 k CRAFTISAOBGUATBWRH THE CITY OF FORT—LINE BUILDING VERIFY 01m. DEPARTMErvr _ SEPARAED FROM INTERIOR OF GRlY GU nNUFI AC LDINGBYMwIMUM,mGYasuMBQAftoDTGRTGVERIPYRDDGHDPErvINGGWR a - mTURERREGUIEMENTs �I DOORM ENUPAmuRERENOWNALICO CTOR TOVERIFY ROUGH OFENNGE WITH OLKEM AGE ANDMY soNTG PROTECTED ON TE ENCLosEDsroE wlm mi O O —i — E tom ST N GVPSOm BOARD. AT 9" t T.o.sLAe aoP Anr DUCTWORl WIT K PwmsWa ON WINwG. HALL NOT SE USED Poa NOUrw ROOF EDGE ABODE z-5,rz' a'-t• a'-B" �----------_________________________________________________�__. WA1LE AND CONCRETE FOUNDATION WALLTO PLUMB FURft WALL EEN FUR' gE a rROM SU PERcvll Al PIREPLAGE OPENIrvOS AT tb A.PP,VERIFY WITH OWNER. LDI�G FLOOR AREA ANALYSIS e sE cHH I L 11 N l Name Area II BASEMENT 7967 M LEVEL 967 1 PROPERTYPERry LINE U AINPPER LEVEL 744 Grantl total U78 WOOD FENCE - I MAIN LEVEL FLOOR t sl I PLAN , I CMAINFLOOR PLAN PLAN " r..t A1 .2 GENERAL NOTES GO NOT1 3 4 5 IMMEDwTELrwHEry DISCREPArvcIESAREDIScovERED. rvonFV ARCHrtEcr 1011 W MAGNOLIA BE PART OF THE SPEEIFICADONS. RTOFTHEBEDR WINGB.ORDEBORIBEOINAry RESIDENCE s GTHEAwIGE.—IBM DIMENB—IS1—1 OF FACE OF ETE GLEAH T.O.MEAN 1 DIMENSION IB TO FINAL FINISH. ROOF EDGE ABOVE -FIFrWINDOWLOGATIONGANDBOND N-ERIORE�VATIONGANDFLOORIANS O O — —'—-------------- - - - - DIMENSIONED a ,D„eMAU sOLIA = RTGOLL AloTHERwISE uLsio BE zxA WOOD STUDS UNLESS NOTED DR DIMENSIONED BE ALL wETwAL.3TO BE—w000 sTuos. vnLA SEE STRUCTUI coOROINATEULSHEARw SPQR orvc2ETE FourvoniloN wsAus AND FooTIrvG SPECIFICATIONS QUEST ROD.n GB �S ALL RETE PATIOBTO BE BLOPEo,IS PEN EooT Eoft POBITmE DmUw,GE. A"`H T.sTs .�.TE.I.., sren min a.:RnErrensm lnAR 9 9 9 0 0 Aal i I — VERIFY WINDOW LOCATIONSPNDSI2ING ON E%lERIOR ELEVATONSPND FLOOR PUWS. Partn P -------------------- � SLren Mln cmnmun b g Ny. O � — ROOMS UNu=55 OR NOTE00THEMASECE OF PERPENDICULAR WALL ON HMGESIDE AT Nl oO S - WRAP 5l8 TroE%GYP.80.EHNDEOPENING6 FERU L O I HW6,O��UAxE FEET, ' 1 -D 1Irz' x ' - ' WHEN.TOTALAN_ DID A AM E I 0 01 L oTHERwME. 'ON wnus To uuDERSIDSOF GrP.so.cEluucsurvLLss NOTED LENGwEER: 'r PROVIDE BLOCKING WHERE REQUIRED. crvl KEEFE C CIVIL,INC PROVIDEFsr�tHRoerR O rt �e0io)s�seeoes,C 'O 4U• O RE.sr BATHVOOMs,BEDRIREET OOMS,OFFICE,AND LAUNORT ft.OM.IRUPA T IONSSURROUND NGA CON®ARCT.MEGANE FE —— C TEsr FOH RAooN ArvoMmGATE As rvEEoso BB RUcr. e STRUCTURU DFwWING3 FOR LDNERETE FOUNDATION W—S AND FOOTING BPECIFICATKINB,FOR CONCRETE$ue ON GRADE SPECIFICATIONG,FOR WOOD roowry AR, FRAMED SHEAR WAILSREQIRILELINS,FOR WOOD FRAMEG FLOOR SPECIFICATIONS, STRUGTURALE.GIrvEER. °,o,,, FORLOQAnGNSITVPESOFNDLD.—A,AN.-01HORSTRUCTURALPELATED I B.." 49AssEMeuss oR coMPorvErvrs. PEN ENGINEERING z�os m ALL coNCRETE PATIOSTO BE SLOPED tIe PER Fool FOR rosITNE DRUNAGE. ITAISaT®oerrmareemGlk.wm EPA DE OF GYP,SO CEILINGS UNLESS NOTED OTHEMALRE ON' AL BussT ROwan �Etav wrtH AHCHrtEcr. IxTUREs REQUIRE.cOoftOIrvATE unuTv AND MOUNTING HEIGHTS TEST AUTDWAD==D IN ACCORDANCE I- NFPA sscnoN PmDETE T.RGA O. VARIANCE REQUEST 01-17-2024 D O O O O SIN rGF CH3EACH EPINGRGDM M NDDrvEDIREGTtA°�DND ENTSTSIDE THE MPIPES,ME ATE I All El AT INTE1111 NOT EXCEEDING 1�.AT RGNG CONCEALED SPACES BETWEEN STAIR STRINGERS AT TOP AND BOTTOM OF WALL RIFV DRAFT STOPPING1.ADEQUATEWNHLRIMERGOUN .UILDINGDEPRMENT. LIES l 1101I DEAFLTMENTHAN­ 1.AGEDDATEwIrHTHE.11OFFORTCOLLIN.U-N. VERITY LATON DO BE SEPAFAGBD OM NTER OR ALIWINDOWIFRERENEO NOR ARE EA�M�oN,RAQORTO—EYROUllOP N�Bwrt sDLL'G RNUPQNGRERREQDIREMENCB GTORTDVERIF.ROUGHOPENINGSWITH -—_ _ tR MI�IMDMG PBDMBGARDISK A AC AN GFFNBPRGTEG EDGNTHEENDLGBEDBIDEW H I—I _ _ _ _ _ _ E PLATE WO .'E _LNGTSEUs..FORROUrIrvG OF Anv oucnvoFN PwmSING,oR EEN PURR WAU-S AND CONCRETE FOUNDATION WALLTO PLUMB FURR WALL, ALL FIREPLACE OPENINGS AT Ins AP E,—Er WLTH OWNER. _ PROPOSED RESIDENCE FLOOR ARE/v u — — --- -----------�— -------- 744 SF UPPER LEVEL 196]SF MAIN LEVEL t 196]SF LOWER LEVEL n 4678 SF TOTAL V UPPER FLOOR PLAN UPPER FLOOR PLAN PLAN -- "-__ �,,.,,.8 A1 .3 AUL—S ROOFPR01111111 111' AND—S.IGE AND WATE "'NO 'ROM GALvau.SN-G'ELLNDETBoGL"RE W AN I 1�1-.22UM.n P-a% 1011 W MAGNOLIA AUL ROOF COVERING RAT111,GALIONEYS,MUK—. E- HAM—I RAIN MAIN ANDAFRoN S S—RECIEVE CE AND WATER GNIEUG S RESIDENCE C"T"GT-R W'.OWNER-N EN-11—ING TIE ENIIE R011 WITH IIE AHI IATII 7 ThT LD,STEM NOTES FOR ROOFING MATERI- '.RT I MLAL N"SLC. GAIE ::S, ---------- ----------- - F Go =;!� 11HR 1"IPT. .111 RANG ----------- I NTRAGTIRT' G_GTF.R pR.R RGERIN.AND 1H All vnLA FlITE.�nl- SO 1=E N 4.71.as :0 St—gH,I.d. —.gth I.W--Hip. S—gd,1......Ky. ------------------ --- --- --—A�—H --------------- R-G wAz p p ml ( � _ R KEEFE CIVIL,1RE ET FOR I—G HS T.L E L HE GO 12" S ONTACT MEGAN KEEFE FF- -------------- --------------- SR—Pl— PEN ENGINEERING LN-- L VARIANCE REQUEST 01-17-2024 N P R."-FUN p=E 1.1 LL TEAl E.1 I TE�l .1, I�D,A I F—R E G.N.T(,N OF D.- VAI IE.N T.LGH' `G.N.Ell T E r Z='I N SO——..A ATH HIR TO HE HT T E Ell'—'E E,-GA E"NERT'ITIE 1.�G W RG.G HL THS G.IMN SH FT.No 'n H N 0 G THE FLOOR G—TO THE MEGHANIGA-ROOM, - ------- ----------- TG� Iff 1 1. - --------- D. O RANE 2 2 s ROOF PLAN NORTH PROOF PLAN A1 .4 2Q12 1011 W MAGNOLIA D 5H1NGE51O1NG a H&T INS SHINGLE RESIDENCE rvoneorvTALsI°Irv° �ME _ O O �HEAOEa MArvrvFAcnaEa3aE°CFI°Are°rv5 "E IIusTGNEIEHEEa vnLA TE — — — — — — — — — — GPPE,ta L— EN—. in Eesi9a.S gtK"iap--Nip. sv.aetn m omamualy. - - rvoaaourus°rv° 0 s nuE.rvTs ® — Ea i T KEEFE CIVIL INC I,• musrorvE 31x5 caocKE JIsT 7'_ 4 _ _ _ _ _ le.o)stseepsTTSTREEr � I FoarcoLLrvs co wsz5 T _ mAx BEVEL mee®x.7 MEGAm CONTACT EOAN KEEFE L L PEN ENGINEERING I-13a]no56 corvrAci®nrneAm Maso-rvm ____________________-----_-------------__ _ — — LOWER LEVEL ___________________.-_________-____--.____--..-_____._______. ae'.t.ie�' SOUTH ELEVATION w•,� VARIANCE REQUEST 01-17-2024 SHINoOFirvG OI[SIDING D L1 Qa• TAN°rv°3E M r f mE—N°.FN — - --- — 12- 3. �;1w1 — — L== \ =R--- —..R—N—.I.ING mantoo -o..LEA.. L.__ rvuma e EXTERIOR - ELEVATIONS L°WEaL 5s ,Try -------------------- GNORTH ELEVATION _ _ A3.1 Q Q � I I 1011 W MAGNOLIA RESIDENCE Il I FORT GO I I O ASRN,LTSxIN.LEROOFING vnLA _ - - - - _ _ NS— F— SIren9M in I.SOI.Slren9tM1 in partnereM1iP strenem m PPmmPnly. r DOWNSPOUT TIMBERuPu 0 0� col ,•'�" - xoxlzorvrusiowc STRUCT ® PrvcN INS _ —TNINSTGN—ENEER KEEFE CIVIL,INC O _ CONTACT MEOAN KEEFE r-- ""'------ "'" STPL—RALENOINEEN. PEN ENGINEERING iTnTaTnoS¢ I I °�wnrn�m Masor�im i I LOwEP IevEL e 2 WE tia ST -t e ELEVATION - - T T VARIANCE REQUEST 01-17-2024 I I I e I � iva�w I I _ - r.,Li e�Nc�RooF Nc II - L F \ G I K  � � T METU ROOF NG I i E i oOWNSPouT �T'. e _ � RAIN C.I. a m y, xOR¢ONTu SONG U —NSTCNEVENEER— -- RE TI�BSmUCTURAL �L e O L _ EXTERIOR ELEVATIONS Cy OEATELEVATION ___ ____ __- _____ ___ _____ -- —INOTOWALLPATO=tpRF1995 . 1011 W MAGNOLIA RESIDENCE 1111 1 lAl"lL A vnLA VAGGff KKII—IN­11301 A K. Nr¢aioaa d. RNK.gth I.�­­Mp. Et..Sd, KEEFE CIVIL,INC FORT 1")21 NS COLL GGWEA9 CONTACT MEGAN KEEFE ENGINE— PEN ENGIN ERING iV LLI VARIANCE REQUEST 01-17-2024 7 NORTHEAST-ABOVE FRONTFACADE-ABOVE NORTHWEST-ABOVE EXTERIOR PERSPECTIVES NORTHEAST FRONTFACADE eMBIIHMST 5 A3.3 1011 W MAGNOLIA RESIDENCE �' �Illilll,��lii Fo �o Etw qg I.E.I—S gth I.pertp Mp. sv.pem m ppmmppiy. KEEFE CIVIL,INC le�io)s�seeoes.cCONo msze �,V mee TACT ME� ENGINE— OPEN ENGINEERING —___ / / A I '� conrnci wnrNEgmoMasory m 4 I 6 R VARIANCE REQUEST 01.17.2024 f/ 4 SOUTHWEST-ABOVE SOUTHEAST-ABOVE U U s 3 SOUTH-ABOVE _- — _ EXTERIOR PERSPECTIVES 2 SOUTHWEST SOUTHEAST A3.4 I I s I I �I c isnrvc acsrvc cc I I i s a J -------------------------- ---——— -——- PROPERTY LINE (K / •I II e _ se `/'JI�R I\' -sazx 11 ISN rN-TE f ffi R �II z� > 9—RMNCE�J GNP FR A N 05ED W oEi II c PROPOSED s.z z zx \e A I Iro IQ I reMov GARAGE ~ III Im D51 % W TOF=5025.T0 / PROPOSED sl IIII I 1 ' I f w POO tIe RESIDENCE N--�aL 1 Iw11.e41 I Of OW........e SE -- FF 5025.26 ONL 2.s x s I j w _ ee 'I a TOF 5D26.08 °i�IFN Q �7F 39378 mi FR LNG s1 Ir Viz' TL/ F -- MOE=5024.0 1125 lo Z `ds+.........`�+W 1 SI N 'V 1 muxnen III 5 Dy .• i4rl Il ONALE 1j _ .I r N ou j vca °' ocl\ 124. PROPERTY LINE1 _ �w 0 025—� i -50�P K�S FCI R • I I I / Z w n 2/16, — �� it II PROPERTY LINE/ROW LIMITS e. rt4 ; M•! " I� I 5 ° bs I`` It // r"m � a sJ ar FL (s.z I I—► f dII I I V z o w III 4[x waix I j ILL rc w TPROPERTYLUNE FI'll 3 m 2 I 5 I.s ry I I nNv wnEv L Lu 10~a r � eLiow auaAcwr To ixE srRccru � / \j'.••�// °m E I _ d o^ �,- I l 5022.1 I I I ,1� PON.LIKE 00 oo g p �T Acxrsnrvc ae vc cc (D (D �g �E6 0 0 A LEGEN'Q: NUS DESIGNATION:F3 AC ACRES NGS PID:LL0465 'S DOW BOTTOM OF WALL 0�' DS DOWNSPOUT PUBLISHED ELEVATION:5002.13 FEET(NIX 9 PROPOSED SPOT ELEVATON DWG DEC RAWING RECOVERED IN GOOD CONDITION.A NEW DESCRIPTION FOLLOW. 0 9) f EOG EDGE OF GRAVELD 01 EXISTNG SPOT EIEVATUN W Q IN FORT COLLINS.AT THE INTERSECTION OF HOWE AND LAUREL STREETS.54.9 METERS(1801 FT)WEST OF THE CENTERLINE OF HOWE STREET, X W FF FIN SHED FLOOR '01 METERS(33.1 Fi)SOUTH OF THE CENTERLINE OF LAUREL STREET,2.1 METERS(6.9 FT)NORTH OF THE NORTH EDGE OF A SIDEWALK,20 2g PROPOSED SLOPE � Z FG FINISHED GRADE TERS(6.6 ME Fi)EAST OF THE CENTER OF A 36-INCH ELM TREE.AND 1.1 METERS(3.6 FT)SOUTH OF THE SOUTH CURB OF-AU STREET. L- Q FS FINISHED SURFACE(CONCRETE) NOTE:THE DISK IS UNSTAMPED. (1�) EXISTING SLOPE Q J O GB GRADE BREAK a O GpF GAR 1 FINISHED FLOOR PLEASE NOTE:THIS GRADING PUN IS USING HAV088 FOR A VERTICAL DATUM,SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED O •_ U LP HIGH LOW POINT DATUM(PRIOR CITY OF FORT COLLINS DATUM)FOR THEIR VERTICAL DATUMS. E%ISTNG/➢ROPOSED CONCRETE PER PLAN Z (J - NOE MINIMUM OPENING ELEVATION IF NGVD29 UNADJUSTED DATUM ) Z ROW RIGHT-OF-WAY (PRIOR Cltt OF FORT FORT COS DATUM S REQUIRED FOR ANY PURPOSE.THE FOLLOWING EQUATION SHOULD DE Q Z TOW TOP OF WALL USED:NGVD29 UNADJUSTED DATUM(PRIOR CITY OF FORT COLLINS DATUM)=NAVD88 DATUM-3.18'. PROPOSED—TINE Q J WW WINDOW WELL N O 1.R WALL TOP OF FOUNDATION MUST BE AT LEAST 6"ABOVE THE HIGHEST GRADE SURROUNDING ALL BUILDINGS. PROPOSED RETAINING > li 2. THERE MUST BE A MINIMUM GRADE OF 12:1 AWAY FROM THE BUILDINGS WITHIN THE FIRST 5 TO 10 FEET ADJACENT TO THE RESIDENCE > /R AysYa glebe PR DOWNSPOUT AND V PER EARTH ENGINEERING COMPANY.INC GEOTECHNICAL SUBSURFACE E%PLORATION REPORT(EEC PROJECT N0.23-Ot-1J5). '1ni e^MOIa]Y DS ROWW GIRE OIRECTON SLOPES MUST NOT TO BE STEEPER THAN 332(3:1). O O Me1v001N Am Am 4, ALL PROPERTY PINS.INTERSECTION MONUMENTS AND SECTION CORNERS DISTURBED DURING CONSTRUCTION MUST BE REFERENCED AND ILL xoP lva0fl ]A35 L— 'm 3A50 REPLACED UNDER THE SUPERNSION OF A LICENSED SURVEYOR. 5. ALL CONTROL SHOWN SHALL DE VERIFIED BY THE CONTRACTOR BEFORE ANY CONSTRUCTION OR OTHER IMPROVEMENTS. X X—X— EXISTING FENCE '.xl�+�R•Ia0Y1 6. WHERE POSSIBLE,ALL DOWNSPOUTS MUST DE DIRECTED TOWARDS LANDSCAPING AND AWAY FROM NEIGHBORING PROPERTY. UiW a951 Uhl 3.Ao Ael•vvb sxe lmq brs i ❑ ❑ PROPOSED FENCE NOTE:TOTAL AREA OF DISTURBANCE-9,300 SQUARE FEET. _,,,_---—..._..._ CITY OF FORT COLLINS HIGH RISK FLOODPLAIN LIMITS EET F beIOW. 1 OF 1 �CaII,IWIoreyollaq. Agenda Item 4 FebruarySTAFF REPORT 1 STAFF Noah Beals, Senior City Planner/Zoning PROJECT ZBA240004 PROJECT DESCRIPTION Address: Bloom Filing One (Parcel #8709307008) Owner: Mulberry Development, LLC Petitioner: Mallory Redmon, Norris Design Zoning District: C-G Code Section: 3.8.7.2(G)Table(G)(2) Variance Request: This is a request for two variances: 1. Request for a freestanding primary detached sign to contain 183 square feet of sign area. The maximum allowed sign area based on the setback from the property line to the sign structure is 90 square feet. 2. Request for a freestanding primary detached sign to be 22 feet tall. The maximum allowed height based on the setback from the property line to the sign structure is 18 feet. COMMENTS: 1. Background: The property was annexed into the City in 2021 as part of the Springer-Fisher Annexation No.1. It was later platted in 2022 part the Bloom Filing 1 subdivision. Additionally, it is part of the Bloom PUD. The development plans for this area included realignment of the frontage road that separates this parcel from the main development. This parcel in future will have limited number of structures on it and is mostly drainage and utility easement. These structures will include entry feature to the City to be designed in partnership with the City and an obelisk. Additionally, the approved development already granted the ability to have a sign on the parcel. The variance request is to allow the sign to be taller in height and increase sign square footage. The minimum setback for an 18-foot-tall sign is 36 feet. The proposed sign will be setback 40-plus feet at 22 feet tall. Additionally, the code allows a maximum of 90 square feet per sign face when it is setback 36 feet and only 18 feet tall. With the increase setback the applicant is requesting just over double the sign face area. The setback to the property is 40-plus feet. However, the frontage road was realigned before the property annexed into the City. This resulted in a large area of land in the public right of way that will be landscaped and not used as a street. This means the sign is setback from the edge of asphalt along E Mulberry Street over 100 feet. 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. Item#4 - Page 1 Agenda Item 4 • The sign will location is setback further than the required minimum setback. • The realignment of the frontage road creates a setback from the sign to the street over 100 feet. The variance request may be granted due to a hardship of the lot not caused by the applicant and a strict application of the code results in a practical difficulty upon the applicant. 4. Recommendation: Staff recommends approval of APPEAL ZBA240004. Item#4 - Page 2 city, Application Request o t Collins 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 Nw. 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 hardshi are not caused by an act or omission of the occupanttapplicant(i.e. not self-imposed); (2)the proposal will promote the general purpose of the standard for which the variance is requested e uall 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: 300 LaPorte Ave,City Hall Council Chambers (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 NW corner near Greenfields Coij Petitioner's Name, Norris Design if not the Owner City Fort Collins, CO Petitioner's Relationship Consultant to the Owner is Zip Code IiW Petitioner's Address 1101 Bannock St. Denver cg_8qd Owner's Name IMulberry Development, LLC Petitioner's Phone# 720782-0059 Code Section(s) Residential Sign Code Petitioner's Email mredmon@norris-design.com Zoning District 1PUD Additional Representative's Name Justification(s) 12. Equal to or better than Representative's Address Justification(s) 3.Nominal and inconsequential Representative's Phone# Justification(s) Additional Justification Representative's Email Reasoning See attached narrative. WRITTEN STATEMENT EXPLAINING THE REASON FOR THE VARIANCE REQUEST REQUIRED VIA SEPARATE DOCUMENT. Date 1/9/24 Signature 244 North College Avenue N O R R I S Fort Collins,Colorado 8052465 DESIGN 970.409.3414 January 9, 2024 City of Fort Collins Zoning Department Mr. Brandon Hayes 281 N. College Ave. Fort Collins, CO 80524 Re: Bloom—Tenant Sign Variance Request Dear Mr. Hayes, Norris Design, on behalf of the applicant, Mulberry Development, LLC, is pleased to submit this formal request for variances to the Fort Collins Land Use Code Section 3.8.7.2 for planned entry monumentation within the Bloom community located at East Mulberry Road and Greenfields Drive in the City of Fort Collins. Bloom is an approximately 229-acre mixed-use, master planned community which includes a variety of residential and non-residential uses. Proposed is a pole sign that will provide signage for the planned commercial uses within the commercial mixed-use development area of the Bloom community that is nearest to Mulberry Road. In addition to this narrative, please find included exhibits which depict the proposed signage. The specific variances being requested, are as follows: • Sign Height (Pole Style Sign): o Proposed — 22' o Permitted per LUC— 18' • Sign Area (Pole Style Sign): o Proposed — 183 sf o Permitted per LUC—90 sf The Applicant believes this request meets the threshold for approval provided by the City of Fort Collins Zoning Variance Review process. Conformance with the required criterion is outlined as follows: (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 owner of the property; The constraints imposed by the location of the mixed-use, commercial area within Bloom and ability to locate signage that is legible make these requests not only justifiable but also necessary for the success of future businesses. The site constraints presented by this location are as follows: • Mulberry Street—This road has a higher speed than most roads within the City, making legible signage more challenging than elsewhere within Fort Collins. Additionally, the right-of-way width, and specifically the distance from travel lanes to the development area is extensive, more so than most areas within the greater City. • Mulberry Frontage Road -There is a frontage road paralleling Mulberry Road; this pushes the developable area even further from Mulberry Road. • City of Greeley Water Main Easement—Greeley's water main runs in a 40'easement parallel to Mulberry St. This has the effect of pushing signage further away from public ROW, making the minimum ROW setback 76'instead of the 36'otherwise permitted under the Land Use Code Table (G)(2). With these constraints development is occurring a significant distance from Mulberry Road, and making permitted signage challenging to be visible, legible, and effective for future users. 244 North College Avenue N O R R I S Fort Collins,Colorado 8052465 DESIGN 970.409.3414 These requests are not made lightly, and efforts to reduce the required ask were made. Language was included within approved Mulberry &Greenfields PUD Master Plan to help mitigate. In that guiding document it is permitted that"off-premises signage"be permitted within District 5 (the remnant parcel located between Mulberry Road and the frontage road at the NW corner of Mulberry Road Greenfields Drive) for uses within District 3 (the commercial mixed-use use area of Bloom). At time of the development of the Mulberry &Greenfields PUD Master Plan it was decided that details specific to this sign would be determined later in the process once a design was established, and any further modifications to sign code would be dealt with on a case-by-case basis through the variance process, if necessary. Even with this adjustment in the ability to re-locate signage to this area, it is difficult to develop legible signage within the current bounds of the Fort Collins Land Use Code. With all these constraints considered; distance from Mulberry Road, vehicular speed along Mulberry Road, and the inability to do effective on building signage, the proposed sign was developed to be legible and effective for the future businesses within Bloom, while also including high quality design that is consistent with the vision of the Bloom community, while also respecting the City's desire for signage that is not over the top and inconsistent with the vision the City has. It is imperative to the future success of the proposed users, which may include a grocer, restaurants, and entertainment, that adequate signage to be allowed to announce their inclusion in Bloom. As previously noted, exhibits are included that detail the planned sign as well renderings of how it will fit in the planned space. As depicted, it can be seen that the sign scale, design, and overall feel complement the area and are not a detractor to the area. The Applicant believes this request is justifiable, does not establish an unfair precedence, and meets the standards required for such an approval, as outlined above. We appreciate your review and careful consideration of this request. Please feel free to reach out if you have any questions by email, rmcbreen(a)norris-design.com. Sincerely, Norris Design 2�jr Ryan F. McBreen Principal L3EAST VINE DRIVE — �� BLOOM ,- 4 i i N FUTURE COMMERCIAL Q DEVELOPMENT w w z ' / of / DETENTION POND I cn �Q w SIGN LOCATIONLL w - _ L EAST MULBERRY STREET INAAG Lu izz PROJECT LOCATION - - - -1 O — — —40'WATEP LINE-EASEMENT 45'w - w - vv w - - - - NORTH - NTS — — — — fi SIGN LOCATION CDOT ROW/EDGE OF EASEMENT 0' 40' 80' EDGE OF ROADWAY O �md NORTH SCALE 0 BLOOM TENANT SIGN LOCATION © FUTURE CITY OF FORT COLLINS © OBELISK ELEMENT GATEWAY SIGN (APPROVED W/ BLOOM FILING ONE) (DESIGN TBD BY CITY) * NOTE: EXISTING ON-SITE BILLBOARD SIGN TO BE REMOVED AT TIME OF INSTALLATION OF NEW TENANT SIGN. 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