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Home My WebLink About04/11/2024 - 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 APRIL 11, 2024 8:30 AM Meeting Participation Participation in the Land Use Review Commission meeting on Thursday, April 11th, 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@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 — April 11, 2024 1. APPEAL ZBA240006 Address: Owner/Petitioner: Zoning District: Code Section: 205 S Whitcomb St Daniel and Lori Feig-Sandoval N-C-M 4.8(D)(5) Project Description: This is a request for a variance in order to build a 480 square foot addition (garage) onto an existing 576 square foot accessory building with habitable space (1/2 workshop, 1/2 living space). The maximum allowable floor area for an accessory building in this zone (NCM) is 600 square feet. The proposed accessory building would exceed the maximum allowable floor area by 456 square feet. 2. APPEAL ZBA240007 Address: 2836 Blue Leaf Dr Owner: Renate Stanton Petitioner: Bill Nicholl Zoning District: R-L Code Section: 4.4(D)(2)(c) Project Description: This is a request for a variance in order to construct a concrete patio and gazebo located 7 feet 2 inches from the rear property line, encroaching the rear setback by 7 feet 10 inches. The minimum rear setback in this zone (RL) is 15 feet. 3. APPEAL ZBA240008 Address: 315 Alpert Ave Owner/Petitioner: Jeremy Davis Zoning District: L-M-N Code Section: 3.5.2(E)(3) Project Description: This is an after-the-fact request for a variance for a prior existing structure (3 season room patio) that was improved to the extent of being considered an addition per building services (no change in prior footprint). The existing addition is 2 feet from the property line, encroaching the side setback by 3 feet. The minimum required side setback in the LMN zone is 5 feet (deferring to 3.5.2(E)(3)). 4. APPEAL ZBA240009 Address: Owner: Petitioner: Zoning District: Code Section: 620 Locust St Dan Pacifico / Laura Blum Russell Barrett, Contractor, 4012 Builders N-C-M 4.8(D)(5) Project Description: This is a request for a variance in order to allow 340 square feet of habitable space to be finished above an existing detached 340 square foot garage, for a total of 680 square feet. The maximum allowable floor area for an accessory building with habitable space in this zone district (NCM) is 600 square feet. The proposed structure would exceed maximum allowable by 80 square feet. • OTHER BUSINESS -Appointment of new members and Election of Officers • 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 MARCH 14, 2024 8:30 AM • CALL TO ORDER and ROLL CALL All Commission members were present with the exception of Chair Shuff, member Carron, and member San Filippo. Vice-Chair Lawton presided over the hearing. • APPROVAL OF MINUTES FROM PREVIOUS MEETING Commission member Coffman made a motion, seconded by McCoy to approve the February 8, 2024, Regular Hearing Minutes. The motion was approved by all members present. • CITIZEN PARTICIPATION (Items Not on the Agenda) -NONE- • APPEALS FOR VARIANCE TO THE LAND USE CODE 1. APPEAL ZBA240005 Address: Owner/Petitioner: Zoning District: Code Section: 939 W Oak St AI Kulenski N-GL 4.7(E)(4), 4.7(D)(2)(a)(2), 4.7(D)(3), 4.7(D)(5) Project Description: This is a request for four variances: 1. Request to encroach 13 feet into the required 15-foot side setback. 2. Request to have a total floor area on the lot of 2,352 square feet. The maximum floor area allowed on this lot is 2,345 square feet. 3. Request to have a total floor area on the rear half of the lot of 720 square feet. The maximum floor area allowed on the rear half of this lot is 685 square feet. Land Use Review Commission Page 2 DRAFT Minutes — March 14, 2024 4. Request to have an accessory building with habitable space with a total floor area of 720 square feet. The maximum floor area for an accessory building in the NCL zone is 600 square feet. Staff Presentation: Beals presented slides relevant to the appeal and discussed the variance request, noting that the property is located at the corner of Mack Street and W Oak Street. There is an existing primary residence on the front of the lot, and an existing accessory structure on the rear of the lot — this is the structure that is proposed to be modified per the variance proposal. The existing accessory structure is already 720 square feet; the proposed design is planned such that the additional area will not be counted towards the lot maximum. The existing accessory structure does encroach into the required 15-foot street side setback. The encroachment is measured to be 13 feet into the 15-foot side setback. To note, the primary residence also does not meet the required 15-foot side setback. The upper story will include a new staircase added to the north side of the accessory building, used to reach the second-story entrance, as well as a cantilever deck on the north side of the structure facing the alley. There is an additional setback along the west side (required at 5 feet), currently measured to 7.7 feet. The upper story ceiling height is proposed at 7 feet 5 inches, so the area below will not count towards maximum floor area. There will be water/bathroom installed with the project, as well as kitchen appliances, though they are not considered a full kitchen unit, and will not be counted as a separate dwelling unit, but instead an accessory building with habitable space. Thus, it will not increase the occupancy on the unit under current U+2 requirements. Windows on the east elevation face the neighbors' property; north elevations describe the entrance staircase to the upper level. South elevation includes dormer windows; because they don't face a side property line, they do not need to meet standards for dormer windows. Design elements of the proposed structure are intended to mirror those of the primary structure. Existing fence may encroach into the public right of way; there is no public sidewalk along Mack Street. Pictures of the alley show an existing shed adjacent to the existing garage; the shed appears to be non-compliant; this structure may need to be removed in order to achieve the proposed renovation of the garage. Because of an existing garage across the alley Vice-Chair Lawton asked if the existing garage already has approved variances? Beals responded that staff couldn't find anything in city records, but it could have happened long ago in the past due to the age of the primary residence. Lawton asked for confirmation that the proposed structure would maintain the same footprint as the existing garage. Beals confirmed that the current footprint would be maintained. Applicant Presentation: Applicant AI Kulenski, owner of 939 W Oak Street, and son Michael Kulenski, addressed the Commission and offered comment. Kulenski explained that his wife suffers from Alzheimer's; his three adult sons live in town. AI and his wife are planning to live in the proposed space above the garage, while son Michael and his family will move to the primary residence in order to provide caregiving for Mrs. Kulenski. The property is currently held in a trust and will be passed on to the family once Mr. and Mrs. Kulenski have passed on. The long-term care of Mr. Kulenksi's wife is paramount. The plans are to mimic the look of primary residence, which Kulenski has renovated and taken care of over the past 16 years. Mr. Kulenski noted that he is a long-term businessperson and has been in Fort Collins over 45 years. He works as a licensed general contractor, and his son Michael is a licensed master electrician. Land Use Review Commission Page 3 DRAFT Minutes — March 14, 2024 The current garage may have been built in the late 1970's and was built using modern construction methods. Because of the age of the structure, there is no record of the garage being constructed. According to Kulenski, the garage was in place when he purchased the property. Vice-Chair Lawton asked Kulenski if there were any other living areas in the main house that housed additional occupants? Kulenski answered no. Lawton questioned the use of the living quarters in the basement, as alluded to in the received letter of opposition. Mr. Kulenski again confirmed that he had no tenants; he finished out space in the course of renovating the entire house. Public Comment: Bea/s read two separate emails received: one in support and one in opposition. These communications are included in the Supplemental Documents log. Lawton asked Mr. Kulenski to respond to the letter of opposition. Kulenski is familiar with the author of the letter and described his relationship with her. Kulenski also offered to remove the existing shed if that would help to ease feelings of opposition. The existing garage is sometimes used to perform basic business operations for Kulenski's contractor/rental businesses. The primary residence has always had a side-entrance door, since 1921. There are no plans to use the house as a short-term rental. This is a long-term plan for family comfort and well-being. Lawton — concern seems to be based on potential future sales and change of use, instead of directly tied to the uses intended by the Kulenski family. Beals confirmed that short term rentals are not allowed in this zoning district. Beals also described the basic standards of U+2 occupancy requirements. Commission Discussion: Commission member Coffman commented that the objection isn't so much to the variance, but instead more towards the Code in general. Finished basements, accessory buildings with habitable space, etc. are all allowed per Code. The footprint will not be increased from current; square footage is allowed under Land Use Code if ceiling is less than 7.5 feet. These types of structures are not unusual for the neighborhood. Additionally, the setbacks on either side of the subject property are maintained and appropriate, and the facing neighbor is in support. Variances are nominal and inconsequential; side setbacks could be considered a hardship. Would support the variances. Commission member Vogel noted that the neighbor who submitted concerns does have a two-story garage on their property, similar to what is being proposed. Vogel would be in support of the variance. Commission member McCoy stated that he is in support of the requested variances and proposal. To have this many variance requests is unusual because the property footprint is not changing. McCoy owns a property directly behind the subject property, which is a legal duplex. Mr. Kulenski has been a good neighbor. McCoy supports all variances requested. Vice-Chair Lawton observed that most of the requested variances have to do with pre-existing structure and conditions, rather than the second story that is being proposed. In agreement with previous statements by commission members. The proposed structure fits the character of the neighborhood. Commission member Coffman made a motion, seconded by McCoy, to APPROVE ZBA240005 regarding the requested variance to Land Use Code Section 4.7(E)(4) to allow an encroachment of 13 feet into the minimum side yard setback requirement of 15 feet; and the requested variance to Land Use Code Section 4.7(D)(2)(a)(2) to allow the allowable floor area on the lot to exceed the maximum of 2,345 square feet by an additional 7 square feet; and the requested variance to Land Use Code Section 4.7(D)(3) to allow the allowable floor area on the rear half of the lot to exceed the maximum of 685 square feet by an additional 35 square feet; and the requested variance to Land Use Code Section 4.7(D)(5) to allow the allowable floor area for an accessory building with habitable space in the NCL zone district to exceed the maximum of 600 square feet by an additional 120 square feet, in order to construct habitable space above the existing detached accessory garage, as shown in the materials for this hearing. Land Use Review Commission Page 4 DRAFT Minutes — March 14, 2024 The Commission finds that the modifications would not be detrimental to the public good; and the variance requests will not diverge from Division 4.7 except in nominal and inconsequential ways and will continue to advance the purposes of the Land Use Code contained in Section 1.2.2 in consideration of the following facts: The existing structure already enjoys a 13-foot encroachment and building size of 720 square feet; the property line is setback 11 feet from the curb; there is no public sidewalk along the west property line; and the upper level doors face the primary house and the alley. This decision is based upon the agenda materials, the information and materials presented during this hearing, and the Commission discussion on this item. Further, this Commission hereby adopts the information, analysis, findings of fact, and conclusions regarding this variance contained in the staff report included in the agenda materials for this hearing. Yeas: Coffman, Vogel, Lawton, McCoy Nays: Absent: Carron, San Filippo, Shuff THE MOTION CARRIED, THE ITEM WAS APPROVED • OTHER BUSINESS • ADJOURNMENT The meeting was adjourned at 9:12am. � Agenda ltem 1 STAFF Noah Beals, Senior City Planner/Zoning PROJECT ZBA240006 PROJECT DESCRIPTION Address: 205 S Whitcomb St Owner/Petitioner: Zoning District: Code Section: Variance Request: Dan and Lori Feig-Sandoval N-C-M 4.8(D)(5) This is a request for a variance in order to build a 480 square foot addition (garage) onto an existing 576 square foot accessory building with habitable space (1/2 workshop, 1/2 living space). The maximum allowable floor area for an accessory building in this zone (NCM) is 600 square feet. The proposed accessory building would exceed the maximum allowable floor area by 456 square feet. COMMENTS: 1. Backqround: The property was annexed into the City in 1887 as part of the Loomis Addition. It also received development approval as a single unit dwelling on the lot. The primary building was constructed in 1905. It is unclear when the accessory building was built. In the rear of the property there is an enclosed ditch that crosses the property from north to south. The ditch is known as the Arthur Ditch and is within an approximate 32-foot prescriptive easement. The ditch and easement limit the options to build any new accessory buildings or additions to the primary building. An accessory building is limited to 600 square feet in floor area. More than one accessory building can be built provided there is at least 10 feet of separation. However, with the ditch and easement there is not room to meet the required separations. 2. Applicant's statement of iustification: See petitioner's letter. 3. Staff Conclusion and Findinqs: Under Section 2.10.4(H), staff recommends approval and finds that: • The variance is not detrimental to the public good. • The increase in floor area does not exceed the allowable floor area for the overall lot. • The increase in floor area does not exceed the allowable for the rear half of the lot. • The ditch and easement prevent the separation standard from being met. • The addition is a single story and meets the required setbacks from the property line. 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 ZBA240006. Item # 1 - Page 1 ` �`�`r �'� Application Request Fort 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 �and 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 thP ctanriard w�uld npS�e detrimental to the public qood. �onally, the variance request must meet a east o,ne of the followinq iustification 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 skandard for v✓hich the variance is requested e uall well or better than would a proposal which complies with the standard for which the variance is requested; (3j the proposal will not diverge from the Land Use Code standards except in a nominal, inconsequential wav 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 Variance Address City Zip Code ----- Owner's Name Code 5ection(s) "Loning District lustification(s) lustification(s) lustification(s) Reasoning Location: 300 LaPo�te 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. D.S -S, �i✓� ��GO m,% S f' Petitioner's Name, r — ---- if not the Owner � -- Fo� : i�oi�ir�s. CO �osa � �a� L��,- Fe�`g - �,, .--.------ � (V G '�._._._ Choose One from List�' / Adclitional Justificatio� � Additional Justification f� 3 Petitioner's Refationship to the Owner is Petitioner's Address Petitioner's Phone # Petitioner's Emaii Additional Representative's Name Representative's Address Representative's Phone # Representative's Email ! vC�av-��9/ ��7 _ .�^.�.....__� �GSG.o WRITTEN STATEMENT EXPLAINING THE REASON FOR THE VARIANCE REQUEST REQUIRED VIA SEPARATE DOCUMENT. Date r� � �� % � Signature ��? . J �.��'�--P �` We are applying for a variance from the land use code (LUC) at our 9500 sq ft property at 205 South Whitcomb in order to build a 480 ft2 addition (garage) to an existing 576 ft2 accessory structure (half workshop and half living area) built by a prior owner. We will provide justifications for this variance under all three of the allowable reasons. I'll begin with the hardship reasons which stem from LUC restrictions having to do with the front of our house being in the City's floodplain, and, with Arthur's Ditch cutting across the back of the property. The LUC limits the size of each accessory structure to 600 sq ft. per accessory structure and mandates a ten-foot setback between structures. Though we have ample space at the rear of our property to add a separate accessory structure near the alley for our proposed garage, we can't do that. This is because LUC requires a ten foot setback between structures; this, in turn, causes the new accessory structure to encroach on the required 25 foot setback from the center of Arthur's ditch. If we were connecting a proposed garage to the house, then we wouldn't need a variance because it would be attached to the main structure and not the accessory one. When we first applied for a permit in 2022 to renovate the original 1903 house, we wanted to build a breezeway between the house and the existing detached 576 sq ft structure to create one three-bedroom 1800 ftz home (utilizing the existing living area in the existing accessory structure). In that case, we would have been allowed to add the garage to the rear of the existing accessory structure because the existing accessory structure would have become part of the house via the breezeway; so the new garage would have then been considered as attached to the existing house. Regarding floor space, it would have been within the LUC allowances of 3625 ftz of floor space for this property. We were not allowed to build that connecting breezeway because we learned during the permit process something which neither our real estate agent nor our renovation designer knew, which is that the front half of our house is in the city's designated floodplain, and that creates different renovation limits. Our proposed addition would bring the total floor space of our accessory building to 1056 ft2. The two bedroom house which we renovated in 2023 is 1,157 ftz, so this addition would bring the total floor area on the lot to 2213 ft2. We are allowed 3375 ft2 or if you add the 250 ft2 bonus for the detached accessory building, then the allowable floor area is 3625 ftZ. But we can't build our allowable space because we can't add another accessory structure because of Arthur's Ditch limitations; and we couldn't connect the house to the existing accessory structure because of the floodplain limitations. These consequences of LUC limitations, in our case, cause undue hardship, and therefore justify our variance request to be allowed to add the garage to the existing accessory structure. Our second justification for requesting a variance has to do with serving one of the city's visions (to maintain ample permeable space on urban lots) equally well or better. Since the two structures which we propose cover only 2200 ft2 of our lot with floor space, it is less than the 3625 ft2 coverage which the LUC allows for a single home with attached garage, so we'll have much more area to improve the aesthetic with xeriscape. It seems ironic that we could have covered more of our lot with impermeable floor space if it were one 3375ft2 structure, but we can't create a home with a third bedroom / office and a garage, which covers only 2213ft2, and offers more for green space, mainly because our floor space would be comprised of two structures instead of one. Our third justification is that this divergence from the land use code is nominal and inconsequential when considered in the context of the neighborhood. No one will see the garage we plan to build from the front of the house, or from the front sidewalk. The view from the alley of our lot will include a well built garage, a professionally landscaped yard, and the back of an aesthetically pleasing renovated 1903 cottage. Finally, when considered in the context of the neighborhood, we are enhancing our neighbors' living experiences by constructing our garage at the rear (at the alley access) instead of keeping the previous layout, which had the driveway right next to our house and next to the property line of the neighbor's house. In the former layout, the next door neighbors were exposed to bright car lights and noises any time we or guests might use a car. By planning for the garage to be in the back, and replacing the prior owner's driveway with a wrap-around porch, we've considered not only the neighborhood in general, but our next door neighbors in particular. We believe that with the proposed addition to the accessory structure and with what we've built so far on this property, that we will improve the living experience for many neighbors, and for anyone walking by. Many folks have already told us this when they stroll by and comment on the house renovation. We hope to continue in this same enhancement vein with our coming landscaping, and with our proposed rear garage addition. We thank you for considering this application for this variance. Lori and Danny Feig-Sandoval 970 568-8481 � � �� I_-- ---_-- tlF.a� _ �i . IIII / � P�P� I ear�eo es 5 N G M I I I�F-^� a .o�a� �o.s�e a5oo s.r. I I � I I _ � �� , o osr `? i I 1a � a P I i �o� n o�. oen9ocr tv� 36�s s. , IIII � � B��A III I �r«oOS��w� cu Follows. � I � A m.. � �. III v �e III 3 I A m ru.ev�d�a9-(e,-aRaseA— * I":- lfl� \ � I ^ � <r� �oAra oni. T ais 0 o�,�oe � new I I woa�s �a n oNea on sb,s r n � ��g� oo�ds � o��soe _�_ soic roi�oi �ro osea ona e>vsn�a . p sv � � �:., ��i `a or �oa� sow ar �oa a�� I I � I �il I I sow m��r at ro: �i .. � - � wo�kshop exisiing I � •' � �i (exi ting� living � I spo�e I I " i J I i Q � Sr��g �o � :�� o o��em6�o---- j � � '�I � « I �I I I I I i I ,� � �`�--- axisting �i � I I iema�nc� to i I I I ��i I . I - .,� ea �i �� I �:� U �� , I ��,:n I I 71 I �i I I� i I I I I�i I I �� __ _ � i�l � t i I - --- --'I i I �-« � � �a � _ „��. _ _�k I � � � � , �-----------� ■� site plan �"=io-o v V i � mk �, IQs� 2 car garage r t ^ � d .�.o�.,,,.,, * 48� �10 �. . i � aa ,�_ _. d � � r 4 b3 workzhop - „ _ guost ' po - - bodroom,. `9 � y— � a ��,v � �' � - I'� ��;� T � � , , .M�� s m s�a� main level floor plan �i4 aY guesi room. garage & workshop xisYing Irving 292 ezlsting workshop 284, new garage 480 s.f. patio �,�� '�" �o � LEGEND. e oxleting house — � _ mud dlning w J 3 � ♦ 0 .. k YF � . b < " �0 —� d& �, elevailon � , Q� a esi side of proposed addl}ion to accessory building SITE PLAN. FLOOR PLAN 8 ELEVATION e � � � e '�j � �=e^� E =� � _ 6 Y 6 r�i � W � � �� N ^� �6 N � W '� 9 � 4 E 0 �-�- L o U •� \ o� � � ,� � 0 u 3 0 o�S �, u �; U ��N �� Q d,� �v F. �� Zoning Vanance REVLSIONS . From: Noah Beals To: Kory Katsimoalis Subject: FW: [EXTERNAL] Appeal: ZBA240006 Date: Wednesday, April 3, 2024 10:21:40 AM From: Darrin Sharp <darrin@darrinmail.com> Sent: Tuesday, April 2, 2024 7:04 PM To: Noah Beals <nbeals@fcgov.com> Subject: [EXTERNAL] Appeal: ZBA240006 I have no objection to a variance for this appeal. Darrin Sharp 619 W Oak St. Fort Collins, CO 80521 Agencia ltem � STAFF Noah Beals, Senior City Planner/Zoning PROJECT ZBA240007 PROJECT DESCRIPTION Address: 2836 Blue Leaf Dr Owner: Petitioner: Zoning District: Code Section: Variance Request: Renate Stanton Bill Nicholl R-L 4.4(D)(2)(c) This is a request for a variance in order to construct a concrete patio and gazebo located 7 feet 2 inches from the rear property line, encroaching the rear setback by 7 feet 10 inches. The minimum rear setback in this zone (RL) is 15 feet. COMMENTS: 1. Backqround: The property was annexed into the City in 1989 as part of the Quail Hollow Annex. It later received development approval as a single unit dwelling in 1992 through the Quail Hollow Sixth filing. The primary building was constructed in 1993. The rear property line abuts a parcel that in its entirety is a drainage easement. This tract of land was platted in the Quail Hollow Fifth filing and conveyed to the City for the purposes of a natural drainageway. Therefore, this tract will not have any buildings and will be used in perpetuity as a natural drainageway. In general setbacks on residential property are for both aesthetics and safety. Setbacks are a good tool to maintain clear passage around all sides of a building and maintain the character of a neighborhood. The proposed structure (gazebo) will be an open structure on three sides. The gazebo is designed to maintain the required side setback. The encroachment is for the rear setback. As mentioned, this particular property line abuts a tract of land that will not be built. Therefore, as designed it will not impact an abutting residential property and sufficient access to get to all sides of the building. 2. Applicant's statement of justification: See petitioner's letter. 3. Staff Conclusion and Findinqs: Under Section 2.10.4(H), staff recommends approval and finds that: • The variance is not detrimental to the public good. • The gazebo is open on all sides and has little impact on the views from other properties. • The abutting rear property is not a residential use. • The closet residential property to the east is approximately 150 feet away. 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 ZBA240007. 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 Aiticles 3 and 4 of the Land Use Code. The Land Use Review Commission shall not authorize any use in a zoning distnci other than those uses which are specifically permitted in the zon�n� district. The Commission may grant variances where it finds that the modification of !he standard would not be detrimental to the public qood. Additi�mally, the vanance request must meet at leasl one oi ihe following �ust�fication 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, ,hallowness, or topography, the strict application of the code requirements would resutt in unusual and ��xceptional practical difficulties or undue hardship upon the occupanUapplicant of the property, provided !hat such difficufties or hardship are not caused by an act or omission of the occupanUapplicant (i.e. not � �� If-imposed); ,'� t"�e proposal will promote the general purpose of the standard for which the vanance is requested equally well or better than would a proposal which complies wfth the standand for which the variance is � ��quested; ;�l the proposal will not diverge from the Land Use Code standarcls 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 ;uhmitt� c1 heforc 6 m��nths from the date that ihe variance was granted has lapsed. Potitioner or Petitioner's Representative must be present at the meeting Location 300 LaPorte Ave, City Hall Council Chambers �mstruct;ons �•+ill 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 Addre� Petitioners Name, � � �� \ �3� ��'''t\"�� f _� if not the Owner �'� � � • e �� - — . Petitioners Relationship � 3�� ,�5� _ -- to the Owner is Zip Code i sZ � i Petitioners Address Z g5� 3\�� `--,.... 'C7� �'�_ — - Qwner'sName �'�eN,��S-�a,�-�v� J PetitionersPhoneit G�'�-o �j�8 p0�� "� CodeSection(s) �,q �p CZ � _ J Petitione�'s Em�il }�.\1vo r�ti��+laY��\ ��-a`' Zoning District ��L---� --� Additional _ _ - Representative's Name _ __ _ ^ `� Justification(s) �Choose One trom List _�I Representative's Address lustification(s} IAdditional Justiticatlon Representative's Phone # I lusti}ication(s) -- �. ;�nt:;ci� , ` � , �il lAdditiun��! Justific:�tirn - -- -- Reasoning i -- �,.. co�e. u....�-, ... 1 ------- 1�i_o .� � � �. � �l .� �ti�Rl1 TEN STn i Fhtl Nl EXPLAINING THE REASON FOR THE VARIANCE REQUEST REQUIRED VIA SEPARATE DOCUMENT. L_--- - - -_ -- --- - — _ - I �'� d..-�� 7�z�- � - ��.. -�l Date _ Signature _ � _ r 29 March 2024 Variance Application for 2836 Blue Leaf Drive Fort Collins, CO 80526 The applicant is requesting a variance from the rear setback requirement in order to construct a covered gazebo. The overall plan for the backyard remodel is to remove the existing concrete porch, remove some existing landscaping and construct a new concrete patio and gazebo. The purpose of the gazebo is to enjoy the summer evening as a place to sit and visit with friends. Due to the proximity of the detention pond/wildlife habitat the insects at night make sitting in the backyard difficult. The current rear setback requirement is 15' for utility and drainage. The proposed structure will encroach into the rear easement 7'-2" for the building with for a total encroachment of 7'-10". This will then leave a 7'-2" easement for drainage and utilities. As technology has improved the rear easement that has been used for telephone and cable N wiring is obsolete. An example is the recent installation of the Connexion system, Connexion used the existing utility easement in the front yard. T Mobile currently has wireless technology availabi�ity in the Quail Hollow subdivision. With the current grading and proposed grading after the installation of the proposed improvements drainage will not be affected. The proposed improvements will have a minimal effect on the neighborhood. The proposed location is in the rear of the house and the existing location of adjacent structures will not have any affected site lines. Residences across the storm drainage channel are isolated from the proposed improvements due to exiting foliage in the area. 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A?5�(! ��1�,�� o �� q��—c � r, S*';%h {i: r,,,�n�'f- t ,""'�!L':�*t.•: �-atr+ef.r�i;',�►�i�i �_ s1'+r,�c�,� � .iGi..t��-��c�y'ti.Sti� ��rs'1 c•� ��'i�i{y!'�R'►}-_.� �` � �} � Agenala /tem 3 STAFF Noah Beals, Senior City Planner/Zoning PROJECT ZBA240008 PROJECT DESCRIPTION Address: 315 Alpert Ave Owner/Petitioner: Jeremy Davis Zoning District: L-M-N Code Section: 3.5.2(E)(3) Variance Request: This is an after-the-fact request for a variance for a prior existing structure (3 season room patio) that was improved to the extent of being considered an addition per building services (no change in prior footprint). The existing addition is 2 feet from the property line, encroaching the side setback by 3 feet. The minimum required side setback in the LMN zone is 5 feet (deferring to 3.5.2(E)(3)). COMMENTS: 1. Backqround: The property annexed into the City in 1957 part of the South College Avenue Consolidated annexation. Earlier while the property was still in the County jurisdiction in 1937 it received development approval as single unit dwelling part of the Alpert subdivision. The primary structure was constructed in 1944. In general setbacks are both for aesthetics and safety concerns. The side setback particularly provides enough room for safe passage for anyone, but especially an emergency responder. Additionally, setbacks align with the character of the neighborhood. The proposed encroachment is for an existing structure that was built without a permit. The structure is at the rear of the building and provides an enclosure to a staircase that leads to the basement. Additionally, it relocates the rear door of the house that faced the side lot to a new sliding door that faces the rear lot line. The visibility of the addition is limited from the front of the house. It is seen from the backyard of the abutting property. Access to the rear of the property can be achieved through the public alley. Additionally, the west side yard still maintains the minimum setback. 2. Applicant's statement of justification: See petitioner's letter. 3. Staff Conclusion and Findinqs: Under Section 2.10.4(H), staff recommends approval and finds that: • The variance is not detrimental to the public good. • 2-foot setback provides some area for stormwater runoff. • Access to the rear of the property can be obtained from the alley. • Visibility of the encroachment is limited. 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 ZBA240008. 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 � 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 Variance Address City Zip Code (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. 315 Alpert Ave Petitioner's Name, if not the Owner Fort Collins, CO 80525 Petitioner's Relationship to the Owner is Petitioner's Address 2901 Ninebark Dr. Fort Collins Owner's Name Jeremy Davis Petitioner's Phone # Code Section(s) 3.5.2(E)(3). Petitioner's Email Zoning District Additional Representative's Name Justification(s) I I1. Hardship 720-560-0792 roup@gmail.com Representative's Address lustification(s) 3. Nominal and inconsequential Representative's Phone # lustification(s) Additional Justification Representative's Email Reasoning See separate document WRITTEN STATEMENT EXPLAINING THE REASON FOR THE VARIANCE REQUEST REQUIRED VIA SEPARATE DOCUMENT. Date March 12, 2024 Signature Reason for request for variance at 315 Alpert Ave, Fort Collins CO I am requesting an after the fact variance for this property which has an addition that was built within the setback on the east side of the lot. I purchased 315 Alpert Ave in August of 2023 and set about cleaning it up and making it nicer. One of the things I did was to take the existing covered patio or 3 season room and add siding and paint to the exterior and drywall, insulation and paint to the interior. I did not change the footprint or size or location of the space. Well, it seems I have pushed it over the line from being a patio or 3 season room to an addition. So, I am now working with the building services department to bring it up to code and clear the issues up. Building services brought Rob Bianchetto(zoning) into the email conversation and he said that I needed to apply for a variance. I am hoping to receive the variance due to the fact that I did not build this addition and was unaware that it was out of compliance with city ordinance and to remove or change the structure would be an undue and unnecessary hardship for me. Also, this structure has been closer than the 5 foot setback for decades and is part of the context of the neighborhood. If this variance is granted I will work with building services to make sure the structure is safe to the neighboring property by adding drywall or other fire resistant materials in order to achieve the needed needed safety thresholds. It seems this property has been out of compliance for quite some time and across multiple previous owners and I am the one who happens to own it now as it has come to the attention of building services. I am willing to cooperate in bringing the structure into compliance and am asking for your help by granting this variance. Thank you for your consideration, Jeremy Davis • r1 L J � - i , . , . �. �� t��.��. �(1 J}-r�<.t' 1 `�Q,w4te. = �. L'e�r - ' �,�"r�c � — � �U �'t � . . ♦ • r — � . T ��V � � i I r�� ' (i f � � • t � ^N ' I f" '. .—.— _ _ ' �1r d W t,�, , -'� '� r 1� • i -_ � �.,> � �� V 1 �Ilt� � � -- -- -�, �� t � � - � t' � � J _� �� '� »� �1 � � � y I�I� � � �� .,> t - '"' ,u .•' ,-�!4 . � *• � � -w �,°, .�_,, -.c -.. , 5 � �',�g�� 'z�: �„ :� _,- �, , :�x ?` `. � -. :.�, x '��"� +r�.:.c- .',li .L '� � �~ K`i'�. �. � .: r '-}';-f� � i �' £ -�r7.- i�4 i ._ J'IS' . . _ _� a�. k�_�, �� '�.. -e � � . -,� �,"�yt �' � t. � r . n •�- " � r -c� � � ' �t . . . ' . - . t � j�, ,yy �� ' .,*-*-�?,�,'� s . � y� ti;�.,n •c:� d� •u� � � �`"�, �. iSi � �Y„k, fr:ti r � ��g � • � �" r �� . *� - � � � �.. �� .�?� � t r My` } ; � . +i v�,� � � �' `�+4„� �` 1.� y- �� Rµ-. . i�. �' ,; . ��;�f�7�` �aC� ��' '� isr �� . .i� :' �� _ �, � �� . '_2.r� �� i�� ,-�,'.�y.�: # . 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I � � �.��. _ ,x STAFF Noah Beals, Senior City Planner/Zoning PROJECT ZBA240009 PROJECT DESCRIPTION Address: 620 Locust St Owner: Dan Pacifico / Laura Blum Petitioner: Zoning District: Code Section: Variance Request: Russel Barrett, Contractor, 4012 Builders N-C-M 4.8(D)(5) This is a request for a variance in order to allow 340 square feet of habitable space to be finished above an existing detached 340 square foot garage, for a total of 680 square feet. The maximum allowable floor area for an accessory building with habitable space in this zone district (NCM) is 600 square feet. The proposed structure would exceed the maximum allowable by 80 square feet. COMMENTS: 1. Backqround: The property is part of the original town plat of 1873. It received approval at that time as a single unit dwelling. The original building was constructed in 1920. The accessory building was built in 2018. When the accessory building was built, the eave height along the side property did not meet the maximum limit and a variance was granted. Additionally, this structure was built with a loft area. This space was not counted as floor area because it was not finished and the access was limited to an access panel. The request is to finish the loft for habitable space. This includes exterior staircase, adding water utilities, and finishing the space. These changes meet the definition of floor area and count towards maximum allowed. Exterior changes include a new staircase, dormer and widows. The stairs are proposed to be on the east side of the structure facing the abutting property. The new dormer faces the alley and increases the building massing. 2. Applicant's statement of iustification: See petitioner's letter. 3. Staff Conclusion and Findinqs: Under Section 2.10.4(H), staff recommends approval and finds that: • The variance is not determinantal to the public good. • The increase is appropriately 13% above the allowed floor area. • The additional dormer faces the alley. • The staircase is setback 22 feet from the side property line. 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 ZBA240009 Item # 4 - Page 1 , FOr� CC�lli�ts Application Request ��,._ for Variance from the Land Use Code The Land Use Review Commission has been granted the authority to approve variances frorr of Articles 3 and 4 of the Land Use Code. The Land Use Review Commission shall not authorize ai district other than those uses which are specifically permitted in the zoning district. The Commissio variances where it finds that the modification of the standard would not be detrimental to the puk Additionally, the variance request must meet at least one of the following justification reasons: Location: 300 LaPorte Ave, City Hall Council Chambers (instructions will be emailed to the applicant the Monday prior to the hearing) (1) by reason of exceptional physical conditions or other extraordinary and exceptional situati ns unique to the property, including, but not limited to physical conditions such as exceptional narrown ss, 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 pro erty, provided that such difficulties or hardship are not caused by an act or omission of the occupant/ap licant (i.e. not self-imposed); (2) the proposal will promote the general purpose of the standard for which the variance is re uested equallv well or better than would a proposal which complies with the standard for which he variance is requested; (3) the proposal will not diverge from the Land Use Code standards except in a nominal inc nse uential � when considered in the context of the neighborhood. This application is only for a variance to the Land Use Code. Building Code requirerv�ents wi I lae cleterava�r�ed and reviewed by the Building Department separately. When a building or sign permit is req ired for any work for which a variance has been granted, the permit must be obtained within 6 months of the ate that the variance was granted. However, for good cause shown by the applicant, the Land Use Review Commission may consider � extension if reasonable and necessary under the facts and circumstances of the case. An extensioi 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 Variance Address City Zip Code Owner's �lame Code Section(s) Zoning &7istra�� Justification(s) Date: Second Thursday of the month Time: 8:30 a.m. — � 5� ss� I Petitioner's Narrs�, •�vu,�, �I �.oGV C QJ�- �¢ h O the requirements y use in a zoning may grant i one-time 6 month i request must be � 0.fPQ. �-----�--.--. I Pi0'� $ @ 1µ'BYBC Fort Gollins, CO Petitioner's Rela#io�ship � Co,,,,�� ... y our� (j�;��,�, to the �wrrer is --�� ^� J ��Sat.� Petitioner'sAddress i�o {�ax �3 �{ � �aSa� ,r--- ------ pa.� l�a.c;�'co ��$i�lO�'S�2f's �91�n� # L0.�1f4 c��.,�. _q-r�__-yr3-.�_a�a.�---------- Q��9�IOE1�P'S EYTI�I� �� (�` i Choose One from List 3 � P�dditiona0 � _�.�r. � Repr�seniat6s��°� YVarne 'i �4epreserata�ive's.�ddress ;I (�aa �� Justific�toon(s) iAdditional Justification �epresentato�re°s �i�vne # 3 I o--�5 —5� �'� , _ -- — -- --- _ �._. Justifica#ion(s) �IAdditional Justification Rep��s�erata�irreys E¢�saai9 i��a«�� Q��,,,�e,l.ce,,"�, Reasonar�g WRITTEN STATEMENT EXPLAINING THE REASON FOR THE VARIANCE REQUEST EQUIRED VIA SEPARATE DOCUMENT. Date �s �� // �_�- �C� ��, .`�� Signature - yoia ati� �ocs� Variance address: 620 Locust Street. Fort Collins, CO 80524 Owners: Dan Pacifico and Laura Blum The purpose for the variance at the above-named address is to allow a habitable space to be finished in existing garage that was permitted as upstairs use as storage only by previous builder. The current owners are looking to finish the space upstairs for home office and we were informed this had to be approved by the Land Use Review Commission. The garage is currently 340 sq. ft and adding the upstairs finished area would put the total to 680 sq. ft which is over the maximum allowed 600 sq. ft. The proposed exterior changes to the existing building are to add a new dormer in roof and staircase on east side to the second story where the interior would be finished. . � = . �� :: ... . 1 � � , � � � �` � „� ,� � �, . ,:; . �� . ;; � � � �. .. „ . {� : ... c�. _. R4 '��••' . � � �1, �, r. _..:: . , : ' � • � . .Jr . �� ':: �� ,y:, 3t �� - � r ... . ,.�� ' . .: �. .. ._ .ii:.�.. . � � :}� �.•n :� . � '��s�•�.c. . , _r� ... ; .. ....n. . �. .� �.: . :, __.. .- �.-. ..� ..�.: ; �..�. ..:: ;�µ { . ::: �.. - �+N ,�{�Rf}tt�iktriinfr' .�. t1�€ .. .:.. _. � - -. :c. .. ��. : . h - i: i;:�p} .th , eik i��t.' ' . ._ -�� ... . �..... ... iin � � . �J: �It Stf{' . tlfE � . � ': ' T � .. i +r . � . � .� � -�- � � . . � � '' ��: � � � -t '�r-e� �. —�'r' _ �:: , ( ' . ,. — � { _ . t � � � � c : � . . �. ��t tk1:�t�t{ t ' . ' y�' r . I . 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