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HomeMy WebLinkAbout05/09/2024 - Land Use Review Commission - AGENDA - Regular Meeting Ian Shuff, Chair Dave Lawton, Vice Chair David Carron Nathaniel Coffman John McCoy Philip San Filippo Katie Vogel Council Liaison: Julie Pignataro 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 MAY 9, 2024 8:30 AM • CALL TO ORDER and ROLL CALL • APPROVAL OF MINUTES FROM PREVIOUS MEETING • CITIZEN PARTICIPATION (Items Not on the Agenda) • APPEALS FOR VARIANCE TO THE LAND USE CODE LAND USE REVIEW COMMISSION AGENDA Meeting Participation Participation in the Land Use Review Commission meeting on Thursday, May 9, 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. Land Use Review Commission Page 2 Agenda – May 9, 2024 1. APPEAL ZBA240010 POSTPONED TO JUNE 2024 REGULAR HEARING Address: 300 E Lincoln Ave Owner/Petitioner: Haley Devon Zoning District: R-L Code Section: 3.8.3(1) Project Description: This is a request to operate a home occupation from an accessory building rather than a dwelling. 2. APPEAL ZBA240011 POSTPONED TO JUNE 2024 REGULAR HEARING Address: 629 Smith St Owner: Tom Carney Petitioner: Josh Roloff, Contractor Zoning District: N-C-M Code Section: 4.8(E)(4) Project Description: This is a request for an existing accessory building to encroach 2 feet 1 inch into the required 5-foot side setback. The proposed addition to the accessory building will not encroach into the required setbacks. 3. APPEAL ZBA240012 Address: 407 E Prospect Rd Owner/Petitioner: Dudley and Mary Griggs Zoning District: L-M-N Code Section: 3.5.2(E)(3), 3.5.2(E)(5) Project Description: This is a request for two variances: 1. Request for an existing accessory building to encroach 3 feet into the required 5-foot side setback. 2. Request for an accessory building with habitable space to be 1,080 square feet. The maximum floor area for an accessory building is 800 square feet. • OTHER BUSINESS • ADJOURNMENT Ian Shuff, Chair Dave Lawton, Vice Chair David Carron Nathaniel Coffman John McCoy Philip San Filippo Katie Vogel Council Liaison: Julie Pignataro 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 • CALL TO ORDER and ROLL CALL All commissioners were present with the exception of Vice-Chair Lawton. • APPROVAL OF MINUTES FROM PREVIOUS MEETING Commission member Coffman made a motion, seconded by San Filippo to approve the March 14, 2024, Regular Meeting 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 ZBA240006 Address: 205 S Whitcomb St Owner/Petitioner: Daniel and Lori Feig-Sandoval Zoning District: N-C-M Code Section: 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. LAND USE REVIEW COMMISSION MINUTES Land Use Review Commission Page 2 DRAFT Minutes – April 11, 2024 Staff Presentation: Beals presented slides relevant to the appeal and discussed the variance request, noting that the property is located near the corner of W Oak St and S Whitcomb S, and is the second property in from the corner. The request is to construct an addition to an existing accessory building that would extend towards the rear of the property. Code requires that accessory buildings be limited to 600 square feet in floor area and in footprint; and that if there are more than one accessory buildings with habitable space, that they be separated from one another by a minimum of 10 feet. This request is to exceed the square footage of 600 square feet, and not be separated but instead be connected to the existing accessory structure. The big reason for the proposed plan is the presence of a large ditch (Arthur Ditch) at the rear of the property, as well as an adjacent easement that extends beyond the center line of the ditch. This limits the ability of the applicant to build the proposed structure to meet either code requirements stated previously. The structure would be used as a workshop with some habitable space, as well as a two-car garage. Normally, flatwork (i.e. cement driveway) can be placed over a ditch but not a full building. Vehicle access is limited from the street and is now taken from the alley. Chair Shuff reiterated that the overall allowable FAR is within allowed maximum for the lot; it is just the accessory building exceeding 600 square feet. Beals confirmed this assessment as correct, noting the accessory building would still be within the allowable floor area for the overall lot, as well as the rear half of the lot. Applicant Presentation: Applicant Lori Feig-Sandoval, owner, 205 S Whitcomb addressed the Commission and offered comment. Feig-Sandoval noted that the garage is also impeded by the front of the house being in a flood plain. The house was renovated from May to December 2023. Feig-Sandoval noted that their neighbors have been supportive of previous renovations as well as the proposed garage/accessory building addition. Commission member San Filippo inquired whether two existing sheds would be removed. Feig- Sandoval states one is planned to be torn down, the other could easily be relocated or removed. San Filippo asked Beals that if the shed were to be moved to the rear of the lot, would it result in an overage of lot coverage? Beals answered that depending on the size of shed, it would not count against lot area. Needs to be smaller than 120 square feet and below 8 feet tall at the highest point. Feig-Sandoval stated the shed is smaller than the stated limits. Beals noted that the garage not being attached to the primary house is in line with others’ alley access in this zone. Public Comment: -NONE- Commission Discussion: Commission member San Filippo stated he has no issues with the application, considering the vehicular access can be maintained from alley, and noted that separation of structures is not possible given the presence of the Arthur Ditch. Commission member Coffman agreed with the points offered by San Filippo. Coffman also noted that the proposed addition would not result in increased visual impact from the street. Chair Shuff also stated his agreement. Arthur’s Ditch is a constraint to the site. The proposed addition is well under allowable FAR. While the proposed addition will double the allowable accessory size, the one-story design minimizes visual impact. Land Use Review Commission Page 3 DRAFT Minutes – April 11, 2024 Commission member Coffman made a motion, seconded by San Filippo, to APPROVE ZBA24006 regarding the requested variance to Land Use Code Section 4.8(D)(5) to allow the allowable floor area for an accessory building with habitable space in the NCM zone district to exceed the maximum of 600 square feet by an additional 456 square feet in order to construct a garage as an addition to the existing accessory building, as shown in the materials for this hearing. The Commission finds that the modification would not be detrimental to the public good; and by reason of exceptional physical conditions unique to the lot, the strict application of Section 4.8(D)(5) would result in unusual and exceptional practical difficulties and undue hardship upon the applicant not caused by an act or omission of the applicant, in consideration of the following facts: the increase in floor area does not exceed the allowable floor for the overall lot; the increase in floor area does not exceed the allowable floor area for the rear half of the lot; the ditch and easement prevent the separation standard from being met; and the addition is a single story and meets the required setbacks from the property line. 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: San Filippo, Vogel, Shuff, Carron, McCoy, Coffman Nays: Absent: Lawton THE MOTION CARRIED, THE ITEM WAS APPROVED 2. APPEAL ZBA240007 WITHDRAWN BY APPLICANT PRIOR TO HEARING 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)). Staff Presentation: Beals explained the nature of the request, noting the addition was already partially built and now the intent of the application is to improve the existing addition, however there is no record of a permit being issued. So, the variance is necessary for this portion of the structure as an element of obtaining a building permit. Beals continued with Staff Presentation, and presented slides relevant to the appeal and discussed the variance request, noting that the property is located at Alpert Ave, between Mathews St and Peterson Ave. The lot does have alley access and significant mature tree coverage. The site plan describes the location of the existing addition, which includes a covered staircase leading down to the crawl space. Also included is a sliding glass door facing south, which now functions as the rear entrance of the house. Land Use Review Commission Page 4 DRAFT Minutes – April 11, 2024 Beals noted that the addition now encroaches 3 feet into the required 5-foot setback. The remaining 2- foot setback does allow for adequate roof drainage on to the property vs. onto the neighbors’ property. Beals reiterated that setbacks not only establish and reinforce the character of a neighborhood, they also provide adequate space for safety and first responders to access the structures. On the east side of the building there is still significant setback, as well as the alley so first responders can still access the house from all sides. Pictures taken from inside the addition show the old back door to the house as well as the staircase that are now enclosed, as well as the new sliding door. Commission member Coffman asked to clarify – was this addition present and now is more finished? Beals explained that this addition should have had a building permit when it was originally built, but that permit is now being pursued by the current owner/applicant as they continue to upgrade the addition. Chair Shuff asked if there is a rough measurement for the addition’s roof overhang? It appears to be about 6-8 inches; the applicant may be able to provide more detail. Applicant Presentation: Applicant Jeremy Davis, 2901 Ninebark Dr, Fort Collins, CO addressed the Commission and offered comment. Davis stated that he was unaware of when the addition was originally built. The house to the east was sold in 2016, and the addition is present in background of old listing photos. A roofer previously inspected the addition and estimated its age to be approximately 8-10 years. The primary house was built in the late 1940’s. Pictures of interior show state upon purchase; it has since been upgraded with new insulation, drywall, and paint in an effort to make the space comfortable and user-friendly. Someone anonymously alerted the City that there may be an unpermitted addition at the property, so Davis is now working with Damien Wilson (Chief Building Inspector) to get an after-the-fact building permit to ensure safety. Fire danger posed by encroachment is the biggest danger; Davis is working to upgrade fire-rated materials on the east side of the addition. Davis stated that neighbors have commented that it is nice to see the addition being finished and no longer an eyesore in the neighborhood. Public Comment: -NONE- Commission Discussion: Commission member Coffman stated that he is in support of variance. Access/egress has been addressed. When compared to the existing condition, the granting of the variance will allow the applicant to improve the fire rating of the structure. Member Carron agreed with the comments offered by Coffman. Concerns about fire access have been discussed and assuaged. Going through with the renovations as proposed would improve the existing condition. Member San Filippo concurs with previous comments. Chair Shuff shares the sentiments of other members. Shuff commented that the façade is about 9 feet long, so not even a big or massive addition close to property line. Commission member Coffman made a motion, seconded by Carron, to APPROVE ZBA24008 regarding the requested variance to Land Use Code Section 3.5.2(E)(3) to allow an encroachment of 3 feet into the minimum side setback requirement of 5 feet in the LMN zone district in order to bring the pre-existing addition on the applicant’s property into compliance as shown in the materials for this hearing. Land Use Review Commission Page 5 DRAFT Minutes – April 11, 2024 The Commission finds that the modification would not be detrimental to the public good; and the variance will not diverge from section 3.5.3(E)(3) except in a nominal and inconsequential way 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 2-foot setback provides some area for stormwater runoff; access to the rear of the property can be obtained from the alley; and visibility of the encroachment is limited. 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: San Filippo, Vogel, Shuff, Carron, McCoy, Coffman Nays: Absent: Lawton THE MOTION CARRIED, THE ITEM WAS APPROVED 4. APPEAL ZBA240009 WITHDRAWN BY APPLICANT PRIOR TO HEARING • OTHER BUSINESS -Appointment of new members and Election of Officers Coffman moves to nominate Shuff to Chair, seconded by member San Filippo. The motion passed unanimously. Coffman moves to nominate Lawton to Vice-Chair, second by member Vogel. The motion passed unanimously. -Additional updates: Beals noted to members that the Commission now has a new council liaison – Julie Pignataro. Beals provided a brief update of the status of proposed Land Use Code updates. • ADJOURNMENT The meeting was adjourned at 9:11am Agenda Item 3 Item # 3 - Page 1 STAFF REPORT May 9, 2024 STAFF Noah Beals, Senior City Planner/Zoning PROJECT ZBA240012 PROJECT DESCRIPTION Address: 407 E Prospect Rd Owner/Petitioner: Dudley and Mary Griggs Zoning District: L-M-N Code Section: 3.5.2(E)(3); 3.5.2(E)(5) Variance Request: This is a request for two variances: 1. Request for an existing accessory building to encroach 3 feet into the required 5-foot side setback. 2. Request for an accessory building with habitable space to be 1,080 square feet. The maximum floor area for an accessory building is 800 square feet. COMMENTS: 1. Background: The property was annexed into the City in 1955 as part of the Gray Strecker annexation. It received development approval from the County in 1936 as a residential lot. The primary building was constructed in 1937. The variance request is for an addition to an existing accessory building. The existing structure is approximately 540 square feet. The proposed addition would increase the structure to 1,080 square feet. This is 280 square feet above the maximum allowed 800 square feet. Additionally, the existing structure was built 2 feet from the west side property line. The proposed addition is requesting to encroach the same distance. Within the LMN zone district there is not a maximum floor area for the overall lot. In this district the floor area maximum only applies to the accessory building. This is to keep accessory structures subordinate to the primary structure. Also, there is no limit on the number of accessory structures that can be built on 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 encroachment is adjacent to the a garage on the abutting the lot that also encroaches on its side setback. • There is an established shared relationship between the subject property and the property to the west through sewer lines and driveway. • The proposed addition is lower than the primary house. • The design of the addition preserves an existing structure and compliments the primary structure. Agenda Item 3 Item # 3 - Page 2 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 ZBA240012. Application Request IRU9DULDQFHIURPWKH/DQG8VH&RGH The /DQG8VH5HYLHZ&RPPLVVLRQ has been granted the authority to approve variances IURPWKHUHTXLUHPHQWV RI$UWLFOHVDQGRIWKH/DQG8VH&RGH7KH/DQG8VH5HYLHZ&RPPLVVLRQVKDOOQRWDXWKRUL]HDQ\XVH LQ D]RQLQJ GLVWULFWRWKHUWKDQWKRVH XVHVZKLFKDUHVSHFLILFDOO\ SHUPLWWHGLQ WKH ]RQLQJGLVWULFW7KH&RPPLVVLRQ PD\JUDQW YDULDQFHVZKHUHLW ILQGVWKDWWKHPRGLILFDWLRQRIWKHVWDQGDUGwould not be detrimental to the public good $GGLWLRQDOO\WKHYDULDQFHUHTXHVWPXVWPHHWDWOHDVWRQHRIWKHIROORZLQJMXVWLILFDWLRQUHDVRQV  E\UHDVRQRIH[FHSWLRQDOSK\VLFDOFRQGLWLRQVRU RWKHUH[WUDRUGLQDU\DQGH[FHSWLRQDOVLWXDWLRQVXQLTXHWR WKH SURSHUW\LQFOXGLQJEXWQRWOLPLWHGWR SK\VLFDOFRQGLWLRQVVXFK DV H[FHSWLRQDO QDUURZQHVV VKDOORZQHVV RU WRSRJUDSK\WKHVWULFWDSSOLFDWLRQRIWKHFRGHUHTXLUHPHQWVZRXOG UHVXOW LQ XQXVXDODQG H[FHSWLRQDO SUDFWLFDO GLIILFXOWLHV RUXQGXHKDUGVKLS XSRQWKHRFFXSDQWDSSOLFDQWRIWKHSURSHUW\SURYLGHG WKDWVXFK GLIILFXOWLHV RU hardship DUHQRWFDXVHGE\DQDFW RU RPLVVLRQRIWKHRFFXSDQWDSSOLFDQW LHQRW VHOILPSRVHG   WKHSURSRVDO ZLOOSURPRWH WKHJHQHUDO SXUSRVH RIWKHVWDQGDUGIRU ZKLFKWKHYDULDQFH LVUHTXHVWHG equally well or better than ZRXOG DSURSRVDO ZKLFKFRPSOLHV ZLWKWKHVWDQGDUGIRU ZKLFKWKHYDULDQFH LV UHTXHVWHG  WKHSURSRVDO ZLOOQRWGLYHUJHIURPWKH/DQG8VH&RGHVWDQGDUGVH[FHSWLQ Dnominal, inconsequential way ZKHQFRQVLGHUHGLQ WKHFRQWH[WRIWKHQHLJKERUKRRG This application is only for a variance to the Land Use Code. Building Code requirements will be determined and reviewed by the Building Department separately. When a building or sign permit is required for any work for which a variance has been granted, the permit must be obtained within 6 months of the date that the variance was granted. +RZHYHUIRUJRRGFDXVHVKRZQE\WKHDSSOLFDQWWKH/DQG8VH5HYLHZ&RPPLVVLRQ PD\FRQVLGHUDRQHWLPHPRQWK H[WHQVLRQLIUHDVRQDEOHDQGQHFHVVDU\XQGHUWKHIDFWVDQGFLUFXPVWDQFHVRIWKHFDVH$Q H[WHQVLRQUHTXHVWPXVWEH VXEPLWWHGEHIRUHPRQWKVIURPWKHGDWHWKDWWKHYDULDQFHZDVJUDQWHGKDVODSVHG Petitioner or Petitioner’s Representative must be present at the meeting Location/D3RUWH$YH&LW\+DOO&RXQFLO&KDPEHUV LQVWUXFWLRQVZLOOEHHPDLOHGWR WKHDSSOLFDQWWKH)ULGD\RU0RQGD\SULRUWRWKHKHDULQJ Date6HFRQG7KXUVGD\RIWKHPRQWK7LPH DP    ’s Name  )RUW&ROOLQV&2 ’s    Petitioner’s Address ’s Name Petitioner’s Phone #   !"Petitioner’s Email     ’s Name  !"Representative’s Address  !"Representative’s Phone #  !"Representative’s Email        tZ/ddE^ddDEdyW>/E/E'd,Z^KE&KZd,sZ/EZYh^dZYh/Zs/ ^WZdKhDEd͘ Building Code requirements will be determined b ildi i it i idf This application is only for a variance to the Land Use and reviewed by the Building Department separately. f hi h i hb tdth it 407 E Prospect Rd 80525 407 E Prospect Rd, Ft Collins, CO Dudley and Mary Griggs 303-803-4795 dudleygriggs@gmail.com 8 April 2024 Dudley Griggs Choose One from List Additional Justification Additional Justification 1 Rob Bianchetto From:Dudley Griggs <dudleygriggs@gmail.com> Sent:Monday, April 29, 2024 4:40 PM To:Zoning Cc:Mary Griggs Subject:[EXTERNAL] Re: 407 E Prospect Rd Variance Request 8 April 2024 Attachments:407 E Prospect Rd Site Plan (dual variance).pdf Follow Up Flag:Follow up Flag Status:Flagged Categories:Rob Rob, Thank you for your feedback. Please see below updated site plan which includes specific requests for two variances: 1. The original 2 foot from property line variance 2. The new 1080 SF intended size of the planned structure modifications by adding a second floor and gabled rooflines to the existing one story structure I hadn’t known about the <800 SF limitation in your email on a property lot <20,000 SF, but have amended this specifically to request it also. Lastly, we fully understand that the proposed second floor cannot be a separate dwelling unit in that it cannot have a combined range or oven and surface cooktop. Thanks. Let me know if you need anything else. My neighbors have mentioned that the zoning variance letters are already mailed. That’s great, thx for being on top of that. Respectfully, Dudley Griggs On Apr 23, 2024, at 12:16 PM, Zoning <zoning@fcgov.com> wrote: Hello Dudley, We have begun review of your application and need some additional information before we can accept it. 2 • The maximum size for an accessory building on a lot that is under 20,000sf in size is 800sf. It appears that the proposed garage addition would be over 800sf (floor area includes the first and second floors of a building.) You will need to either revise the plans to reduce the floor area to 800sf, or you will need to add a request to go over 800sf to the variance request letter. • I would like to confirm that the second floor of the accessory building will not be used as a separate dwelling unit. It cannot contain a range or a combination of a separate stove top and oven. Please reply to this email with revised/ additional documents that we can add to your application. Let us know if you have any questions. ROB BIANCHETTO Senior Zoning Inspector, Community Development & Neighborhood Services City of Fort Collins 281 N College Ave., Fort Collins, CO 80524 From: Dudley Griggs <dudleygriggs@gmail.com> Sent: Tuesday, April 9, 2024 1:22 PM To: Zoning <zoning@fcgov.com> Cc: Mary Griggs <onthegogriggs@gmail.com> Subject: [EXTERNAL] 407 E Prospect Rd Variance Request 8 April 2024 Dear Ft Collins Zoning and Variance Request / Land Commission Review: Attached are my application for variance, detailed written statement explaining the reason for variance in the context of modifications to the property that I am intending and a site/plot plan of the property drawn to sale showing setback plans. Please advise me if you need any other material or detail. I look forward to next steps, Sincerely, Dudley Griggs 407 E. Prospect Rd Ft Collins, CO 80525 (303) 803-4795 !!## $" ""       ##  ! "! ! #  "! # !    !  "!   !    "   $#$ .       )$"*&!   $     "  -4/2""( $)*' !    "   -,3,    " 10,    "   10, '     "       $'  "    #   ) * -1, '    $  "'       ' #   ' !     %"# " !  ' " "  $)0,1*   "'  #    "                "! ) * )$"*& )* ! '   % 407 E. PROSPECT RD, FT COLLINS, CO CONCEPT REVIEW SITE PLAN (11 MARCH 24) City of Fort Collins sourced GIS overhead photo of 407 E Prospect Rd, Ft Collins, CO, 80525. Lot is speci Įcally highlighted (in blue). Home is a 1937 build, one story Tudor with basement, structural brick, detached single story Ňat roofed structural brick 2 car garage and various outbuildings & garden areas. A variance will be required because the exisƟng brick garage is located 2’ East from the exisƟng property north/south property line. We intend to encroach no further, by building a second story on that structure verƟcally only on the West side, extending that west wall up by 4’ to then at a gable which faces North for most of the structure. Photo of 407 E Prospect Rd from the south sidewalk on Prospect facing south toward the front of the home. The detached brick garage in the photo on the right side and behind the home what we intend to modify by x Removing its exisƟng Ňat sloping roof structure x Adding engineered Ňoor joists that are properly installed on the exisƟng structural brick walls to allow for a 4’ rise verƟcally from those exisƟng walls and then addiƟon of a gabled roof line that matches the exisƟng home x The height of the detached garage would change from 11’ 7” to 23’ 6” at peak gable which is a couple feet lower than the home but would visually match its appearance in a cohesive way. 407 E. PROSPECT RD, FT COLLINS, CO CONCEPT REVIEW SITE PLAN (11 MARCH 24) This provides a closer view of the north facing detached garage (on leŌ). Note that this property shares a driveway with the adjacent home,405 E Prospect Rd, (built in 1939) as indicated by the old legacy unused power and uƟlity pole that denotes the property line between addresses. To modify the le Ō hand garage by popping its top as described above within current structural brick wall structures may require a City variance due to this close proximity to the property line. 407 (leŌ) and 405 (right) Prospect Rd share a common 6” sewer line as depicted in the orange lines at a depth of 7’ both homes connect to this common 6” clay line which extends North to and across Prospect Rd to a City of Fort Collins sewer tap / manhole on the sidewalk on the North side of Prospect Rd. The green highlight indicates the path of planned connecƟon into this common juncƟon that supports both properƟes This is a close up of the West side of the 407 E Prospect Rd detached garage (on leŌ) and the near matching East side of the 405 E Prospect Rd detached garage (on right). The unused uƟlity pole that demarc’s the line is on the leŌ of the photo. Note the chain link fence line that conƟnues southward toward the back end of the photo, a conƟnuance of the property line between both Note also the electric meter for 407 E Prospect Rd in enƟrety is installed and mounted on the structural brick wall on the leŌ of the photo, newer meter, 200A service 407 E. PROSPECT RD, FT COLLINS, CO CONCEPT REVIEW SITE PLAN (11 MARCH 24) This is the E facing wall of the detached structural brick garage at 407 E Prospect Rd. Exterior Dimensions as is: x Height = 11’ 7” x Width = 17’ 6” x Length = 28’ 6” By popping the top, adding verƟcal 1’ engineered structural joists on top of the exisƟng structural wall, extending that wall verƟcally 4’ and then adding structurally framed trusses to support gabled rooĮng to match the home we expect to present a cohesive and balanced exterior appearance that will look original to the home and overall property while also providing 465 square feet of useable upstairs space South facing back wall of the detached structural brick garage at 407 E Prospect Rd. Note: the exisƟng garage roof slopes 2.5’ downward from front to back, N to S, so the current roof is 2.5’ lower although the rooŇine overall remains at 11’ 7”. This will require installaƟon of a structural beam across the rear width of the garage down to the exisƟng beam which connects into brick as displayed The 4’ x 4’ x 4’ incinerator will be removed as a result of this eīort, which will leave a Ňat plane back wall when completed. The window will be replaced by French doors when completed 407 E. PROSPECT RD, FT COLLINS, CO CONCEPT REVIEW SITE PLAN (11 MARCH 24) View of back (south facing) wall of the detached structural brick garage at 407 E Prospect Rd. Here you can beƩer see the currently angled nature of the sloping but Ňat roof as is. AŌer compleƟon, you’ll see a structural beam installed on this back wall across the 17’ 6” span at the height of the exisƟng structural brick walls. Then 1’ structural Ňoor joists will be installed at proper intervals aligned East to West across the length of the building. Then verƟcal wall risers will extend directly up from the verƟcal walls to a height of 4’. Then gabled trusses will be framed across the length of the building to match the home. Planned overall height is 23’ 6” on compleƟon at gable peaks Note highlighted line displays current power line which transits underground from the SW garage wall, across the enclosed garden area to the back SW corner of the property and then due West along that property line to Peterson Place juncƟon box at the curb. 407 E. PROSPECT RD, FT COLLINS, CO CONCEPT REVIEW SITE PLAN (11 MARCH 24) Basic Concept of Plan: x Pop the top of the exisƟng structural brick Ňat topped garage to add a 2d story gabled rooŇine (to match the residence style) to that structure with no change in horizontal dimensions (17.5’ x 28.5’ exterior dimensions) ground coverage, drainage, or power meter. (which terminates in this detached garage to service the whole property. x The new 2d Story will provide the basis for a South facing Gabled roof at a 40 degree angle to provide for installaƟon of a 20 panel solar array and an East facing 40 degree angle for an 8 panel solar array; both arrays will provide 12.8KW of panels to be installed in conjunc Ɵon with a baƩery system (Powerwall) to provide power to the home, detached garage and overall property x The new 2d story will provide a ~500 SF one bedroom apartment or storage area above the exisƟng 2 car garage and will include a kitcheneƩe, Living Room, single bedroom and full bathroom o ResidenƟal Water to be extended to this detached garage from main residence, the water heaƟng for the detached garage will be electric. o ResidenƟal Power to be connected via exisƟng meter which may need to be replaced by a smart meter that allows for net metering. Current City power drop is 200A, with a 150A residenƟal panel installed in the main residence basement. AŌer installaƟon of solar panel arrays, the solar power will be inverted and stored + consumed from an onsite baƩery array or power wall for the combined property and any electric vehicles in conjuncƟon with the homes electric service. o ResidenƟal Sewage to be connected into the exisƟng residenƟal sewer line which is a shared line with the adjacent property (405 E Prospect Rd), composed of. original 6” clay sewer pipe from the middle of the shared driveway, 7’ deep, running to a manhole cover on the opposite Another photo of both garages as seen from the south looking north toward Prospect. 405 E Prospect on leŌ 407 E Prospect on right 24” between each garage wall and the N/S property lines of both; the Elcar fenceline and verƟcal unused uƟlity pole indicate that property line clearly A variance to this proximity to property line will likely be required 407 E. PROSPECT RD, FT COLLINS, CO CONCEPT REVIEW SITE PLAN (11 MARCH 24) (N) side of Prospect Rd. The juncƟon for both properƟes is located ~50’ N from the detached garage North side down the middle of the driveway. o ResidenƟal gas is not to be connected from the main residence to the detached garage. A heat pump will be installed to HVAC this detached garage + apartment space. o Basic construcƟon framing technique will be to ƒ Cut out exisƟng sloped Ňat panel roof ƒ Place engineered beams across the exisƟng structural brick walls and engineered front & rear beams at current height (11’) from surface ground to form the basis for Ňoor joists, extend those walls 4’ verƟcally from the brick and then frame in reinforced roof trusses to support the weight of the rooĮng and upper structure Here is the site plan for the overall property and this variance request 407 E. PROSPECT RD, FT COLLINS, CO CONCEPT REVIEW SITE PLAN (11 MARCH 24) Planned improvements sketchings to follow. These are conceptual, not engineered drawings at this point. We will build these and get them engineer cerƟĮed before starƟng the permiƫng process for demo of old exisƟng roof, inserƟon of new structural beams on North and South ends, installaƟon of engineered structural Ňoor joists, verƟcal extension of exisƟng walls 4’, installaƟon of gabled trusses to support design as depicted below, new rooĮng, connecƟon of water from 407 E Prospect home, connecƟon of sewer from the remodeled garage to the shared sewer line, connecƟon exisƟng power service and meter with the planned addiƟonal installaƟon of Solar Panel arrays with baƩery back-up (power-wall + inverters on the garage in conjuncƟon with the overall property. 407 E. PROSPECT RD, FT COLLINS, CO CONCEPT REVIEW SITE PLAN (11 MARCH 24) Sketch 1 depicts the proposed new East facing side of the exisƟng detached brick garage Sketch 2 depicts the proposed new rooŇine from above or birds eye view. The right side of the drawing faces North down the shared driveway with planned solar arrays on the Southern and Eastern facing gables. 407 E. PROSPECT RD, FT COLLINS, CO CONCEPT REVIEW SITE PLAN (11 MARCH 24) Sketch 3 depicts the West facing wall of the detached garage as proposed with its exisƟng electric service and meter Sketch 4 depicts proposed interior plan in conceptual terms. The right side of the depicƟon faces North down the property driveway 407 E. PROSPECT RD, FT COLLINS, CO CONCEPT REVIEW SITE PLAN (11 MARCH 24) Proposed detached Garage overall dimension drawings to scale Sketch 6 depicts the South facing proposed on leŌ and the North Facing proposed on right.