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HomeMy WebLinkAbout06/13/2024 - 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: 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 JUNE 13, 2024 8:30 AM Meeting Participation Participation in the Land Use Review Commission meeting on Thursday, June 13, 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 — June 13, 2024 1. APPEAL ZBA240010 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 ZBA240013 Address: 210 Clover Ln Owner: Dane Barclay & Erick Erickson Petitioner: Mike Bockelman, Contractor Zoning District: N-C-L Code Section: 4.7(E)(4) Project Description: There are two requests for this variance: 1. Request for an accessory building to encroach 2 feet into a required 5-foot side setback. 2. Request for a front porch feature to encroach 7 feet into a required 15-foot front setback. 3. APPEAL ZBA240014 Address: 216 W Horsetooth Rd Owner/Petitioner: Scott Butters Zoning District: C-G Code Section: 3.5.3(E)(9) Project Description: This is a request to use exterior mounted L.E.D. lighting fixtures on site. 4. APPEAL ZBA240015 Address: 1124 W Magnolia St Owner: Stephen Douglas Petitioner: Mike Hutsell, Architect Zoning District: N-C-L Code Section: 4.7(D)(3), 4.7(E)(3) Project Description: There are two requests for this variance: 1. Request to have 897 square feet of floor area on the rear half of the lot. Based on the lot size and zone district, the total square footage allowed on the rear half of the lot is 616 square feet. 2. Request to encroach 5 feet into the required 15-foot rear setback. • OTHER BUSINESS • ADJOURNMENT lan 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 All commissioners were present with the exception of Vogel. • APPROVAL OF MINUTES FROM PREVIOUS MEETING � Commission member San Filippo made a motion, seconded by member Coffman to approve the April 11, 2024, Regular Meeting Minutes. The motion was approved by all members present; Vice-Chair Lawton voted to abstain due to his absence at the April 11, 2024, meeting. • CITIZEN PARTICIPATION (Items Not on the Agenda) -NONE- • APPEALS FOR VARIANCE TO THE LAND USE CODE 1. APPEAL ZBA240010 POSTPONED TO JUNE 2024 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 Address: Owner: Petitioner: 629 Smith St Tom Carney Josh Roloff, Contractor WITHDRAWN Land Use Review Commission Page 2 DRAFT Minutes — May 9, 2024 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: Owner/Petitioner: Zoning District: Code Section: 407 E Prospect Rd Dudley and Mary Griggs L-M-N 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. Staff Presentation: Beals presented slides relevant to the appeal and discussed the variance request, noting that the property is located mid-block on E Prospect Rd., between Whedbee St and Peterson PI. The request is to build an upper story addition onto an existing accessory building. While presenting an aerial view of the property, Beals noted the presence of a driveway coming off of E Prospect; the driveway is shared between the subject property and the neighboring property to the west. Vehicular access to the accessory building would be taken from this driveway. Additionally, a neighboring accessory building is visible in the background of photos of the property. Site plans of the property show the existing encroachment of the current detached garage/accessory building. The plan is to build a second story addition on the accessory building and maintain the current 2-foot encroachment. There is a sewer line beneath the shared driveway that extends to this property and the abutting property. The proposal also includes extending this sewer line to the accessory structure. Pictures of the driveway show two garages that both take access from the shared drive. Both garage structures encroach into their respective side setbacks. Between the buildings is a utility pole and utility meter. Beneath the garage and shared drive is a sewer line that ties into the main. The proposed addition would match the architecture of the primary residence by including a gabled roof. The upper story would be looming onto an existing garage on the adjacent lot; the garage does not currently include habitable space. No elevations were provided by the applicant, but the design was described in the narrative as being less than 24 feet tall, and while matching the design of the primary it is still subservient in scale. Chair Shuff asked if the new Land Use Code updates include any changes for LMN zone regarding accessory buildings like this? No, per Beals. Applicant Presentation: Applicant Dudley Griggs, 407 E Prospect Rd, Fort Collins, CO, addressed the Commission and offered comment. Griggs stated that the home was purchased about a year ago; interests are in placing an architecturally matching gabled roof on the garage. The idea behind the plan is to utilize the south facing wall for placement of solar panels. No further encroachments are planned. Vice-Chair Lawton asked what is the purpose of extending sewer line? Griggs stated the goal of extending the sewer line is to provide bathroom and small living room spaces in the proposd addition for his two adult daughters to utilize. There are no plans to install a range or cooktop. No natural gas will be run to the property; electric service will be taken from existing meter. Land Use Review Commission Page 3 DRAFT Minutes — May 9, 2024 Member San Filippo asked if the garage is heated? Griggs responded that the garage is not heated but is well insulated. San Filippo asked if it would be heated as part of the proposal; Griggs indicated only the new second story would be heated. Heat will be provided by a heat pump utilizing solar power and a battery back-up array. The existing sewer line is 6-inch clay and well protected from freezing. San Filippo asked if the existing utility pole between the garages will be removed? Griggs answered that the pole currently holds a wire; it will need to be raised or relocated according to utility provider. Chair Shuff noted the proposed addition is 2 feet from the property line. Has the applicant explored with the Building Department any potential restraints regarding fire-rated materials that may be required? Griggs explained that this is the first step, and they have not yet engaged with the Building Dept. Shuff commented that windows on the encroaching side may be an issue. Has the proposal considered stepping the second store an additional 3 feet in, to comply with encroachment? Griggs has not yet explored that option but could if needed/required. Public Comment: -NONE- � Commission Discussion: Member Carron sees this as a reasonable request, given the constraints. Fire rating may be necessary through the Building Department. This feels like a good use of existing space and structure. Member Coffman feels this is a reasonable request. Access does not appear to be an issue according to aerial views. The additional square footage is 280 square feet but given the form of the gabled roof there will be less than that amount that is actually under a 7-foot roof. Member San Filippo agrees with comments offered by both Carron and Coffman and is in support of the variance request as proposed. Vice Chair Lawton agrees with previous comments. The proposed addition matches the character of the home and neighborhood. Plans appear to be well thought out and are a good use of space. Chair Shuff stated he could support this variance. Compliance may be addressed with a narrowing of the design, but that could become a structural challenge. Context is important, and this building is surrounded by other similar accessory buildings. Commission member Coffman made a motion, seconded by Carron, to APPROVE ZBA240012 regarding the requested variance to Land Use Code Sections 3.5.2(E)(3) to allow an encroachment of 3 feet into the minimum side yard setback requirement of 5 feet; and the requested variance to Land Use Code Section 3.5.2(E)(5) to allow the allowable floor area of a detached accessory building to exceed the maximum of 800 square feet by an additional 280 square feet, in order to construct a second story addition to the existing accessory building as shown in the hearing materials. The Commission finds that the modification would not be detrimental to the public good; and the variance request will not diverge from section 3.5.2 except in a nominal and inconsequential way and will continue to advance the purposes of the Land Use Code contained in Sections 1.2.2 in consideration of the following facts: The encroachment is adjacent to a garage on the abutting 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; and the design of the addition preserves an existing structure and compliments the primary structure. This decision is based upon the agenda materials, the information and materials presented during this hearing, and the Commission discussion. Further, this Commission hereby adopts the information, analysis, findings of fact, and conclusions in the staff report. Land Use Review Commission Page 4 DRAFT Minutes — May 9, 2024 Yeas: Carron, Shuff, Coffman, McCoy, Lawton, San Filippo Nays: Absent: Vogel THE MOTION CARRIED, THE ITEM WAS APPROVED OTHER BUSINESS -LUC approved on Second Reading — in effect May 17. -Justin Moore, Lead Senior Zoning Inspector, will sub in June -Brad Yatabe — clarified the vote for abstention. Yatabe's position is that even if a meeting is missed, one can still vote "yes" to administratively adopt the minutes as presented. In a wider context, an abstention counts as an affirmative vote. Also, legal counsel can continue to assist with drafting of motion language. • ADJOURNMENT The meeting was adjourned at 9:03am Agenda ltem 1 STAFF Noah Beals, Senior City Planner/Zoning PROJECT ZBA240010 PROJECT DESCRIPTION Address: 300 E Lincoln Ave Owner/Petitioner: Haley Devon Zoning District: R-L Code Section: 3.8.3(1) Variance Request: This is a request to operate a home occupation from an accessory building rather than a dwelling. COMMENTS: 1. Backqround: The property is part of the Buckingham Place annexation that occurred in 1906. This annexation did not include the platting of the property. The property has never been platted. Prior to requiring a plat to develop a property the primary building was constructed in 1932. It is unclear if there have been significant changes to the primary building or when the accessory building was constructed. The property is on a corner and has vehicle access from both abutting streets. The Land Use Code restricts the use of single unit residential properties for commercial uses. In particular the RL zone district does not allow commercial uses. It does allow a limited number of civic or institutional uses such as parks and schools. To further prevent non-residential uses from impacting the residential neighborhood, home occupations are limited to operating in only 50% of the primary building. The primary and accessory buildings are different sizes. The primary building is approximately 1,000 sf of floor area and the accessory building is 900 sf of floor area. 50% of the primary building would be roughly 500sf. The proposed area of the accessory building being used for the home occupation is 432sf. 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 floor of the Home Occupation does not exceed the allowable floor are if it were in the primary building. • There is vehicle access from both streets. • There is room for 3 or more off-street parking spaces on the property. 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 ZBA240010. Item # 1 - Page 1 c`ty°f Application Request Fort Collins �"�. for Variance from the Land Use Code The Land Use Review Commission has been granted the authorfty 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 wouid not be detrimental to the aublic qood. Additionally, the variance request must meet at least one of the following justification reasons: (1) by reason of exceptional physical conditions or other extraordinary and exceptional situations unique to the property, including, but not limited to physical conditions such as exceptional narrowness, shallowness, or topography, the strict application of the code requirements would result in unusual and exceptional practical difficulties or undue hardship upon the occupanUapplicant of the property, provided that such difficulties or hardship are not caused by an act or omission of the occupanUapplicant (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. Thls application is only for a variance to the Land Use Code. Buflding Code requirements will be determined and reviewed by the Building Department separately. When a buflding or sign permit is requfred 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. Hdwever, 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 Qfi 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 p�esent at the meeting Location: VIRTUAL ONLY via Zoom (instructions will be emailed to the applicant the Friday or Monday prior to the hearing) Date: Second Thursday of the month Time: 8:30 a.m. Variance Address City Zip Code awner's Nam� Code Section(s) Zoning District Justification(sj Justificaiion(s) lustification(s) Reasoning Fort Collins, CG One from List Justification Justification WRITT'EN STATEMENT EXPLAINING THE RE.450N FOR THE VARIANCE REQUEST REqUIRED VIA ' S�aARFii'E QOCUMENT. Petitioners Namc, if not the Owner Feti4iQner's Rela;ionship to the vwner is Petitioner's Adciress Pet�tionet's Phone �t Petitioners Email � Ad�'+tcortal Representativ�'s Name Reprefentative's Address Representative's Phon2 # Representative's Emai! Date , �� Z �r1.�_ __ Signature I would like to convert half of the existing detached garage into a home-based facial spa business. The entrance would be taken from 3�d street and ample parking would be available on the property. Rob Bianchetto From: Janice Haley <janicemhaley@hotmail.com> Sent: Monday, April 22, 2024 4:37 PM To: Zoning Subject: [EXTERNAL] Re: Variance Application Attachments: Scanned Documents.pdf Dear Rob, Thanks so much for your email. Please find attached a floor plan for the garage conversion. Here below are the answers to your questions. The space would be occupied by the homeowner and one other aesthetician. No more than 1 client per aesthetician (or 2 total) would be visiting at a time with a maximum of 8 total clients per day. The hours of operation would be 8 AM to 6 PM Mondaythrough Saturday. Each room would have a sink. There would be a half- bath and a utility room with a washer/dryer and hot water heater. Ample parking is available for 2 or more vehicles on the north side of the garage. The 2 aestheticians would park on the south side of the garage. The spa would be ADA compliant as well. Here is a link to Devon Haley's aesthetician business - https://meadowsweetskincare.com/ Please let me know if you have any further questions. Best regards, Janice Haley. Sent from my iPad On Apr 22, 2024, at 10:50 AM, Janice Haley <janicemhaley@hotmail.com> wrote: Sent from my iPhone Begin forwarded message: From: Zoning <zoning@fcgov.com> Date: April 22, 2024 at 10:46:02 AM MDT To: "Haley,Scott" <Scott.Haley@colostate.edu>, Zoning <zoning@fcgov.com> Cc: Janice Haley <janicemhaley@hotmail.com> Subject: RE: Variance Application Hello lanice, We have begun review of your application and need some additional information before we can accept it. Please update the request letter with details of the business operation (how many customers at a time, hours of operation, will you have additional employees, etc.) Also, please provide a floor plan showing how the rooms in the garage would be utilized? Let us know if you have any questions. .................. ROB BIANCHETTO Senior Zoning Inspector Zoning, Community Development & Neighborhood Services Citv of Fort Collins 281 N College Ave 970-416-2401 office zoninp(a�fcqov. com -----Original Message----- From: Haley,Scott <Scott.Haley@colostate.edu> Sent: Thursday, April 4, 2024 8:03 AM To: Zoning <zoning@fcgov.com> Cc: Janice Haley <janicemhaley@hotmail.com> Subject: [EXTERNAL] Variance Application Hi Fort Collins Zoning Dept, Please find attached an application for a variance for a home business in a detached garage. Please direct emails about this application or the status or approval of the application to my wife at the following email address. I have also cc'ed her on this email. janicemhaley@hotmail.com <mailto:janicemhaley@hotmail.com> Thanks, Scott Haley. cc: Janice Haley IMPROVEMENT LOCATION CERTIFiCI�TE Legal Description Source: LAND TITLE FC25091543 • Address: 300 EAST LINCOLN AVE., FORT COlLINS A TR.ACf OF� LAND SITUATE IN THE AIORTHEAST 1/4 OF SECTION 12, TOWNSHIP 7 NORTH, RANGE 69 WEST OF TF3B SIXTH F'RINCiPAL MERIDIAN, COUNTY OF LARIM�R, STATE OP COLORADO, WHICH CONSIAERING 7F1E SOUTE[ LINE OP THE SAIA NORTEIEAST 1/4 AS BEARING NORTH 89 DL•GRE�S o7 wEST pND WITH AI.L agAR1NGS CON�TAWfiD HER�W R�I..A'Civ� TCiFRETO BEG[N5 AT A POINT WH7Cii BEARS NORTH 89 DEdRSES 07 MINUTES VV�ST 1860.00 FEET AND AGA1N NORTH 00 AEGREES 33 MINUTES EAST 30. 00 FHET FROM TFiL EAST ONE QUARTER CORN�R OF 5f+lD SBCTION 12 AND 12UN THENCE NORTH QO DEGRF.ES 53 MINUfES EAST 191.BU FF.LT; THENCE NQRTH $9 D'F.('iYLE&S 07 MINUTLS WEST 98.86 FEHT; TH&NCE 50UTH b0 DEGREE.S 55 MINVfES WFSC 191.80 HBEi'; THENCE SOUTH 89 DHGRF�S 07 MINUTPS �.AST 99.00 F�ET TO T�E POINT OF BEGINNING. EXCffi'T PARCEL CONVEYEA BY DEED RECORDED MARCH I1, 1931, fN BOOK 599 AT PAGB 587, IN THE C1TY dF FQRT COLLINS, COUNTY OF LARIbfER, STATB OP COLORADO. N a9°o"► �ul 9b N �� GrAR-ra-CrE�' � � !�} Mc�, m i Q� l\ No r,n�0_ �--- :— - � \% I � � {�2�op��,� .Z2, � zo' � ,4: � � R� �� ,� ; .� N � Zo' 00 , / 0 �, � � � t� I� <`'�' � 1 `� I f,1 �5 ; w � P v -Y �p' -i� O �A Q` �M h �O 0 � ,9� � �_-:. � � , � GRAVEL / T�R�v� 9q � o' '— � FKC�Pi�ahb BcdC_ r-A9 f�+4Cr� S I . F�.ST L) NCOLN ��! � � NOTEs: . i) The e�act IocaCon of propertv lirx�s and fence I��es mn " only be determined by a monumrnted boundary sirvey. The fer�ce iootbns shown on this slaeLCh are approxlmabe. Ownership of fences onnat be det�rcdned by an lmprovemerrt LocaUon Cerrifiote. --� 2) Unless othelwise nobed, all easerrrents shown heroon are obWinEd frOm reODfded Plat. David M. Poeschl LS a 17662 o S2 �[� �n PURCH/�SER: HALEY LEMDER: TITLE CO: LAND TITlE C hU,�OAIA••l CERTIFlCATE I hereby certify Uiat tfds Improvem�t Locatlon Catlflote was p�pared for THc GROUP ; that It is not a Land Survey Plat or Improvement Siraey Plat; aM tl�at tt Is not to 6o relled upon for the establlshme t of fencq building w oth� future improvamems. I further oatlfy that the lmpro��ements on the abevedesalbed parod on ttds date — I�y except utillry mnnections, are entlrdy wfthin the bourdarie5 of this parcel, e�ccept � shcwn; C�a[ thvn are rq enaoachmenls upon the d�rnbed premisPs by Improvements on any adjoiNng premises, ocrept as Indicabad: and that there Is not apparerK e�ldence or slgro of arry easertient aosslrg or b�rdeNng any part pf y31d Parcel, ercep� as noted. � • � �� FILE NO.: 6127 Par►Qramic Dr. Loveland CO www.landstarllc.com REVISED: -`tiu1�(� �sT %y. CpQ. - - . _ eSEG • lZ 667-3294 �I� . i . . 3 S�Sri. . 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QInIA�/�e "E L-in.c-_olrixqvY� •r -• . , - ��.��. ��2024-Gooyle e ■ - ""'`"' , . _.__ ;_ -1- � I _i _ -I � � -1 -� ;- �- �-� ; � � -�- f I � , � i- i _�j _ � � �- � � - -� _ . � Pcx� rn � I -�- �,� x � 1� �---;—;---, _�_ , -�-i -I -� -: I � _. � -. � i �r�►��2 � Ucxi� ) --; � ' , ._ � �-��fi� c�ti�. � r.� � ; f ��xi�-� � r � /z.� � � �� c u�-� I � ��-- ��'`� w� � � --i l�� _ �. �.� � � r IT I � _ �,_ - � � � Agenda ltem � STAFF Noah Beals, Senior City Planner/Zoning PROJECT ZBA240013 PROJECT DESCRIPTION Address: 210 Clover Ln Owner: Dane Barclay & Erick Erickson Petitioner: Mike Bockelman, Contractor Zoning District: N-C-L Code Section: 4.7(E)(4) Variance Request: There are two requests for this variance: 1. Request for an accessory building to encroach 2 feet into a required 5-foot side setback. 2. Request for a portion of the front wall to encroach 1 foot into a required 15-foot front setback. COMMENTS: 1. Backqround: The property was never platted. It was divided by meets and bounds legal descriptions in the County and received development approval in the County. The original building was constructed in 1950. The City annexed the area later in 1954. The current Zoning requirements include setbacks along the property lines. Setback requirements have multiple purposes including safety, character, and limiting impacts on abutting neighbors. The existing structure does encroach into the side setback 100% of the 5ft. This encroachment prevents a person from being able to access from the back to the front of the property. Additionally, it is a looming wall along the abutting property to the south. The existing front setback encroachment is a stoop covering that has supports that extend to the ground in the front setback. The new proposed covering does not have extension to the ground and does not need a variance. However, less than half of the front wall of the house is proposed to be bumped out 1 foot. This is a new encroachment and requires a variance. As this neighborhood originally developed in the county the setbacks of the existing structures do vary and the front setback compliance is limited on this block face. 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 with the condition is not detrimental to the public good. • The 2' side setback encroachment will continue to allow the garage to be functional. • The 1' front setback encroachment pertains to the new front wall only. • The garage is currently encroaching into the side setback. • The front stoop has an existing covering encroaching into the front setback. • The existing neighborhood has varying front setbacks of Item # 2 - Page 1 �� Therefore, the variance requests will not diverge from the standard but in a nominal, inconsequential way, when considered in the context of the neighborhood, and will continue to advance the purpose of the Land Use Code contained in Section 1.2.2. Recommendation: Staff recommends approval of APPEAL ZBA240013. Item # 2 - Page 2 Fort Collins Application Request for Variance from the Land Use Code The Land Use Review Commission has been granted the authority to approve variances from the requirements of Articles 3 and 4 of the Land Use Code. The Land Use Review Commission shall not authorize any use in a zoning district other than those uses which are specifically permitted in the zoning district. The Commission may grant variances where it finds that the modification of the standard would not be detrimental to the public qood. Additionally, the variance request must meet at least one of the following justification reasons: (1) by reason of exceptional physical conditions or other extraordinary and exceptional situations unique to the property, including, but not limited to physical conditions such as exceptional narrowness, shallowness, or topography, the strict application of the code requirements would result in unusual and exceptional practical difficulties or undue hardship upon the occupant/applicant of the property, provided that such difficulties or hardship are not caused by an act or omission of the occupant/applicant (i.e, not self-imposed); (2) the proposal will promote the general purpose of the standard for which the variance is requested equally well or better than would a proposal which complies with the standard for which the variance is requested; (3) the proposal will not diverge from the Land Use Code standards except in a nominal, inconsequential � when considered in the context of the neighborhood. This application is only for a variance to the Land Use Code. Building Code requirements will be determined and reviewed by the Building Department separately. When a building or sign permit is required for any work for which a variance has been granted, the permit must be obtained within 6 months of the date that the variance was granted. However, for good cause shown by the applicant, the Land Use Review Commission may consider a one-time 6 month extension if reasonable and necessary under the facts and circumstances of the case. An extension request must be submitted before 6 months from the date that the variance was granted has lapsed. Petitioner or Petitioner's Representative must be present at the meetinq Location: 300 LaPorte Ave, City Hall Council Chambers (instructions will be emailed to the applicant the Friday or Monday prior to the hearing) Date: Second Thursday of the month Time: 8:30 a.m. Variance Address I 210 Clover Lane City Zip Code Owner's Name Petitioner's Name, if not the Owner Fort Collins, CO Petitioner's Relationship to the Owner is R�5�1 Petitioner's Address Barclay & Erick Erickson ' �) Petitioner's Phone # Code Section(s) � �4.7 (E), (2), (4 Zoning District Justification(s) Justification(sj Justification(s) NCL Petitioner's Email `Additional Representative's Name Representative's Address Equal to or better than Nominal and inconsequential Representative's Phone # Representative's Email Mike Bockelman PO Box 1639, Wellinqton, CO, 8E� 970-999-2393 mike@bluepineconstruction.com Reasoning WRITtEN STATEMENT EXPLAINING THE REASON FOR THE VARIANCE REQUEST REQUIRED VIA SEPARATE DOCUMENT. Date " ZZ' L Signature Attn: City of Fort Collins Planning and Zoning Commission We would like to update the exterior of the home located at 210 Clover Lane. The home's appearance is worn and dated. To do so we propose two (2) items which will require a variance: 1. Demolish and rebuild the garage and 2. Replace the existing stoop and porch cover. These changes will not only improve the appearance of the home, making it more pleasing to the surrounding community, but will also increase the home's functionality. However, these changes/upgrades require a variance as they do not meet setback requirements. Each separate variance and its justification are outlined below. 1. The demolition and rebuilding of the garage improves the safety of the structure and enhances its appearance. The current garage encroaches between 1 foot and 5 feet. We would like to demolish and rebuild the garage by repositioning the foundation towards the back of the lot where the rear of the building will be pushed as far back on the property as possible while in accordance with the 15' rear setback, we are requesting a 2' encroachment into to the side yard setback. The 2' setback would run the entire length of the garage. We are also requesting an additional 1' overhang from the roof to allow for proper water diversion and drainage. The application of the code would result in an unusual and exceptional practical difficulty and make its current use impossible. 2. Replacing the existing stoop and porch cover will result in enhancing the appearance of the home and impedes no further into the setback than the existing stoop and cover. Additionally, although the setback is compromised, Land Use section 4.7(f) requires that the front entrance "shall include an architectural feature such as a porch, landing or portico." We are requesting a variance to encroach up to 7 feet into front set back to accommodate a new entry cover over poured concrete slab. We are asking for the ideal encroachment for the design but would gladly take less if the board is agreeable to 5 feet. We would like to additionally note that this request was approved under ZBA220034 but it had lapsed. We appreciate the time you take to review and consider our request. We believe that these planned changes will only enhance the neighborhood and we hope you will agree. y� >� mo v � O m � 'm '.' o a � � m v � z � z ' � a '. s � c � 0 z N m n x m � � ; z � � � � o � m v r D 2 � 7 � O a BARCLAY EXTERIOR REMODEL 8 NEW GARAGE 2ioCLovERLaNeFOR7coLUNs,co8052i OWNER CONTRACTOR: CONSULTANT: F. ¢y i � c. yn �e DRAWNBY: DOCUMENTDATE 7�"i :��' , F yc r-- F�C II �J8Ci52 M q F�I��ar p'l�ti� S� .c: MB •�r�rie,^.'_- � ra o aa s aiz�a�� iy i �oon CHECKEDBY: JOB#: �i �.,t i�,.-_.�,�i „� �o.;,�_ �om .�� �_�do�� o���.__� � � o � r� ��N �L'J GENERAL NOTES EXTERIOR REMODEL & NEW GARAGE ��������.��������"F��,�.�,F�,,,�,,,�. ,,,,,.� ,��,�� � ,�,,,,.,.,��,.., „��,�,.�����,�,:"������,�,.�.,.. �,���,. _1111\\INA�hI\Illilllitl'�IHllllll\fi1lYl.l\\MNlfll\II I\I'I�:\,VII ���,*� i,nc:�i ri i i .re���irsi �n ro:¢aui ��i arr�i � u,riiiorsTo �s� ��,,.��,� �� ,. 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D C -- 5 � 0 z X N m � ; Z a � � � y � m v r D Z � z N O � 0 9 �y 9 B � ae� a BARCLAY EIITERIOR REMODEL & NEW GARAGE 210 CLOVER LaNE FORT COLLWS, C080521 OWNER: CONTRACTOR: CONSULTANT: e�«i�y ei Pr�e c P yN���,e DRAWNBY: DOCUMENTDATE: 2ioci � e c ruci�o, r�- Nc nfocf FnriC If C080521 Mk Bockelmon �OL�M - Sfreel Mg April 9. 2024 p 970 484 0]44 970.4129850 C'ly. Sf I 00000 CHECKEDBY: JO8#: da�a.b���i�y�gm.;i. F.ou000e0000 �om �am� o,do�,o��,.�o� �, .�:- ror� � N �y'71y,:� V■ I.J �� �� nso��hse��o� �� � � �'.' J SCALE � 12' 1' �'. � Q/72 t \ � 1 ` sb �` _ Yornefs ���. , �` I �� �I - .. .. . . . .. - � o � I ---' I� �: � � � b � � b i _ 1 B � M°"°i"^i`F°�"0°"'°"°r°'^"� �1 WeStSeCliOn � �� SCaLE:: tn"=i'-o" �ENERAL NOTES: Rl15S uNOTES he o J � e � 0 � � e A3.1 I � BLL''J� P� �1 Roof Drainage " "r s�n�..iia=i a W � � � 3 _ i..l W � �C i W � � � � W � � � � a m ZE����° �z°-o�E ���000� oE�ou� � �F a - �'u�� � � °�� Z o V U a �mc+� a� u a c z ��� U.-m oQ0 G r mHW Z 3�U aww oQU A4.0 � BLL''J� P� � 1 ' � .� �. , �-��� ���- � � �� �'� '`� �' '� ,! ' �i�� Ti_ �.,- D�r� .�y ��. �. � _.a, .nC � p�„ .1` ,�ntR�,i a ,F i �a,rr . �" � � �'��a: a+€ � j� � _ _� ��� �;,,�,�. _ �, �, t`���� i�` '���` ,.�,�.gr, ti'" �� .� . � , - ' ��r+ 1 '�+_ -. �- ' ' r ,s�,i° . t�,4 y . _ a � �-�:: ':u�.. . � -,�:� ^ ,: ii _ �' � � . � `� 5 : ` � ,t. ��= �1 E%SITING WEST ELEVATION `�' � ScnLE :�. No SCn�E �1 PROPOSEO SOUTH ELEVATION SC�LE '.: NO SCALE W zE���o�. � �z°-��E a ���000� C�"��"�_ � 3 � �F = a ry 2 - � O V�� p � � O ��<,; o��o W Z �uu� � � Om�°a-Oo� O � a � O p U W w � Z �o � O O�m ` O o¢� � z � e W m � mHW � o z � x � U Q w w � � oQU A5.01 �1 PROPOSE� WEST ELEVATION �'� SGA�E �.�. NOSCA�E HOME OWNER SNALL 00 A WALK�TNRU WIiH RELEVANi INSTALLERS TO VERIFYTHE EXALT LOCATION FOR OUTLETS, LIGHTS, SWITCHES. CABLE, DATA, PHONE, ETL. AL NOTES: � BLL''J� P� 'ATApI CA91,E.LEcrto ev xomE owxEa iwi.xiu euocEr vnxnmEraas sE* er<oxraac ox� New 22a Outlet foe proposetl Minl Splli Permit puned by license0 HVAC Company. h �l Proposed Electrical Plan J cn� va-i � wau ancx w� nmEa ancH �jrN MOIsiVRERESIsrqM CtOR�6ATrFRY J.o KUP�� oN clRculT,e�pEACH oWELUNG (,`�'Js SioEwn�LQlsLnrvo.GFc1 �� AR9�n3CN1iGHEN.NA*n5. �< .riitt._—'-n—n.tc,ry � Appraxima�e path ofnew untlerground service. Wire to be sizetl by electrician. 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Minlmu � IenqtA VB ba. Eiametnrs. 1� ��e or qe y m all �oculul �ne.c 1_ vl lall in ure I.rst lo Rom me louneolion woll yo Y ommaneea wnere .� � — y I/'c< 5,7 � notea. _�bseQoanl 6) 9 9 9 9 P xri�ml Fy g o- caniracta� vnd concmtn aubmnho4or )J [oncreh one revn gY I.Ao.l ee plac.a �n accoreooce wu� oll apPl�me�e bu A g s. ' oa,� ��° �re e 9 a,m,m � �. . 9 � �o � � o� a�� �� ieood� ,d o���o�es o, o.� se�,� �o���..m�_ nao, .o ���ee�,. a��n�� �� ,.�a �o� e`o,wa,� o� .ak o,� doo� o0 9 a�o�s r�, ow o�, � �' � n� o �o� . 0 9 9 a b �a"i ., �z, � � ��so�, � � ' � ' ��eo, , � i <, �� a, �o .� d 9 a d ��,o�ea �. g d P��a a� o� ,�a� eme��=c �o��,� „a�� .�o�o� o� ��a, ��, � � m��=,� ��, =oz, ��„ma��o�o� a� 9 dF ��a�,. � z� ��_,�a,.o�a� �.�aa���o� � e°����; a°a .��n oo e.e o�� �� �o�, PE9G+LLPAR� 242L9G_(142LfiL�WRla�exeeCma�b • �n M�it)- � — � u��)', E� . • s�.m.. A�(oi,a c� 9 n1 9 �� i�u�_. s»�� PE � , � � � �_ , � E< rAun�" - c�N�R� � E��M,�N� z � F,,R M_os o�' � i � N� M�,� k� i x uu �� . r u m�nsr . r ee e � w� o uU�P � N. r� z<p �,i c - � oA«s � I�I IC xqEPJA ;� o WALLS a� � � � ���� � a � � � 00 za w � �' - z o�� o„ y ., - U o m � �� 0 � � � z � � o �� 0 og � Na � 0 w m � o � �eexo. oeiovzoza3 nrn By B.n.O. Scok t/4' _ • � � F � E w, ;'�r° ��'P��^=.����i` w<, �`«„��,��, GARAGE :-«< «Nr roP a�� d�noM ��,�� ,oM � �°" � ����°nF_ wrF �A �_ �;=�� �� x� � � � �ex sr ormre aury o[Ns�tt (nsru o ena) SHALIOW MONOLITHIC FOUNDATION (UNHEATED STRUCTURE) wo su�E DGVAi�ERN 0.5 �HOWN . nLL fiUMIN6 (siu rW� SLlS)j11PCll GARAGE i''ns` °� °"E "°E "�p �� ��,NrH�� ����� dor� � EB � �^N�» R� � 3, .F� � � � � � oM — � � . _ e.Eo.,c. THICKENED SLAB DETAIL rvo srn� S � " i� N[Ec_] F,� fFP� fPOEa StFAP aFPoVIE SHFA1HiNG � ns _HOWN (5_E WA.L SEc ONi lYF_ \—uw. (z7 a.c nF_ � a ( � �. uc_� — I�1" i A.B, W L Z'NL"%No" Pul'E V10.41EA, INSI�E ELEVAiION f1YP. FA JFM91 I I�� xa,�s �.iu. sn_aTMEo w�rx es ��e � NARROW wALI BRACING AT GARAGE DOORS w^u secnoN L L oursioc cuvnnou �m u. dnuei Puu Hcw or coRxEa ocra� PORTAL FRAME DETAIL wc srn- - EB.)1]) FaR .� � � � �00 ��� ��� ��� ��� ixus�Fs � _5 �a Htla�o,.luus �\�t�1�� �w/ -ur�,tte. DETACHED GARAGE " °` "' CA:�xe. lo' nNLLHOR E IWi I SnF/.q Np .s�4 C,IiIL, BUILDING SECTION sra�, � a/e = a J �nnAs wuss io w � w/ SHG1HINc, ttV. i uo�� ie,ti e �aoa�rs �mnan m ��e��mea�w .�o.� ��� (�+eM.� n��i�o 4 .s. inra i��� e, a 4s mmi ee ��a��m.n .,n a� n', ie�nua��/�' b Lvwar iewl e• g IL Wivli ne incw�aa .iu u �. ��MPIc'�Iey T +t woll in�arse.�n v, p onee sMetluletl etl9a nn ng n ol v sts (nr biu —�p : uas). on.reen snear wolls ar p g , yp�(�se sneorwvli fro a e�ml) � 9 .2 .poce �o.l A intameamte munbna al E C,G (fiel se Ing) •. nods snull G..umm/i5" nrzee , YV ninu.(OPn s[rts'.¢ntndJ. e. y o � .�. e,j'bY.1/naays , sub.m�tuee.or� _ GLu s��Fs,N s��� ��E �����,H� ,��o= ��� ory �� + Mltu s�FPP EOLE LOLAfIOry - 4' iWA�d IOIIxW�mu� E�6E ��roAxEF HOILnWN 1ELY�_ NULs Qj e 5/a' QE 0I/9' QI 6 I/3' pp n,�ouR� e sie^ �o—�� swHF.zs P� oea� �� , �,ok Aso� o �., ,� we rirnawu,i\..� ��C xn4�rvc-\ TYPICA� SHEAR WALL FRAMING � � � � � � I gl p"I o 'n � o w � w � — z � � z � a � x o " _ U o m � �� z o �' � � z i — � Fj K � O � U Z O 6 � N � 4 � � � o � os/o9/zaz mxn 9y 4We 1/4^ B. � Agenda ltem 3 STAFF Noah Beals, Senior City Planner/Zoning PROJECT ZBA240014 PROJECT DESCRIPTION Address: 216 W Horsetooth Rd Owner/Petitioner: Scott Butters Zoning District: C-G Code Section: 3.5.3(E)(9) Variance Request: This is a request to use exterior mounted L.E.D. lighting fixtures on site. COMMENTS: 1. Backqround: The property was annexed into the City in 1972 as part of the South Mesa Second Annexation. It was platted the same year in December. The building was constructed around the same time. It is unclear the different uses that have existed on the site in time. The current use is a retail store. The Land Use Code limits the use of lights. These limitations reduce the impact of light pollution and reduce using lights as additional signage creating a sign clutter. The proposed request is to display LED lights along the roof line of the south wall and 30 feet of the east and west walls. The lights are dimmable and can change colors. 2. Applicant's statement of justification: See petitioner's letter. 3. Staff Conclusion and Findinqs: Under Section 2.10.4(H), staff recommends approval with the conditions: • the lights are dimmed 50% • they are shut off after 10pm • the lights do not blink, flash, animate or change color while on display. and finds that: • With the conditions the variance is not detrimental to the public good. • The lights are setback 500 feet from a residential property. • The building across W Horsetooth Road is 250 feet away. • The lights are similar to holiday displays. Therefore, the variance requests will not diverge from the standard but in a nominal, inconsequential way, when considered in the context of the neighborhood, and will continue to advance the purpose of the Land Use Code contained in Section 1.2.2. 4. Recommendation: Staff recommends approval of APPEAL ZBA240014. Item # 3 - Page 1 �"'''� Application Request .�Fort Collins for Variance from the Land Use Code The Land Usa Roview Commissfon haa been granted the authority to approve va�iances trom the requiremenfs of Anicles 3 ar�d 4 at lhe Land Use Code. Tl�e Land Use ReviQw Comm�ssion shall nol 7uthoric� any us�a in a zoning district other than those uses which are specifically permilted in Ihe r.oning district. The Commission m7y grant variances where il finds It�al lhe modiiication oi Ihe slandarcl would not be detrimontal to the Dublic good. Additiou�ally, the variance reques! must meel al least one of Ihe following justifical�on reasons: (1) by reason of exceptional physical conditions or other oxtraordinory and excoptfonal sftuations unique to the pro�erty, including, bul not fimiled to physlcal conditions such as excoptional narrawness, shallownoss, or topography, tho strict appNcation af Ihe code requirements would rosult in u�usual and exceptional �ractical d�fficulties or undue hardship upon the �ccupant/a�pplicant ot the property, provided t�tiat such difficulties or hardship are nal causad by an act or omission of Ihe occupanUapplicant (i.e. not self-imposed ); (2) the proposal will promole tho genQral purpose of thv sCandard fo� which the varianco is requestod equallv wQll or botto� than would a proposal which complies witl� the standard tor which the variance is requested; (3) lhe proposal will not diverge irom 1he Land Use Code standards except in a nominal, inconsequential � when considered in lhe context oi the neighborhood. This application is only for a variance to the Land Use Code. Building Code requirements v�rill be determined and reviewed by the Building Department separately. When a building or sign permit is required for any work for which a varianco has been granted, the permit rnust 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 manths from the date thal the vanance was granted has lapsed_ Variance Address City Zip [ode � Owner's Name � ` Code Section�sj � 2oning District Justification(sj lustification(s) lustification(s} Reasonin� Petitioner or Petitioner's Representative must bo present at the meetinq Locatlon. 300 LaPorte Ave, City Hali Couneil Chambers (instructions will be emailed to the applicaM the Monday prio� to the hearing) Date: Second Thursday of lhe monlh Time: 8:30 a.m. �� ` Petitioner's Name, Z` �� �a� C if not the Owner �p�r� ��� FOrt COIIinS, CO ��� ZS S�o�r �-�4r5 3.s.3C��C9 Choose One f�rom List itional Justificalion itional Justi(dcalion Petitioner's Refationship to the Owner is Petitioner's Address Petitloner's Phone tf I Petitioner's Em,�il � Additional � Representative's Name Representative's llddress Represenfative's Phone �1 : Representative's Email U'�� 1 �^-d �u��cJ 1�r - `ll�-CpSo- 1WS'L �. Jk e_�.,111�:.� c� �t�L�oy.., l�eVi� �.�,?C�o.r,�el neU;,Jc' � oeio•c.��.�-. WRITTEN STATE�JIENT [XPLE11NIf�G THE REASON FOR THE VARIANCE REQUEST REQUIRED VIA SEPARATE UOCUfv1ENT. — — — - — --- � , Date �'% �� %,�,ii I Signature April25, 2024 To the Land Use Review Commission, We are writing to formally request a variance for the safety and security lighting installed on our building at 216 W Horsetooth Rd, Fort Collins, CO 80525. Since its installation, the lighting has significantly enhanced safety and security on our premises, effectively reducing trespassing and deterring loitering, thus safeguarding our property and its occupants. Our choice of lighting style was intentional, aligning with prominent civic buildings in Fort �Q���no� �:aivh uo tho Dvl��o I-IouuMu'ur+oro� �i�y I-lul� unu muny �thor huiiluins� �n unr�l ur�iunu town. Notably, these buildings feature the exact same lighting product, none of which required permits or variances for their installations. Furthermore, the lighting operates on low voltage and is plugged into existing outlets, minimizing environmental disruption. We are committed to ensuringthe brightness levets remain reasonable and regulating movement during religious holidays and events to mitigate disturbances to the neighborhood. In conclusion, we urge your favorable consideration of our variance request, recognizing the important role the lighting plays in maintaining property safety. We are willing to comply with any additional conditions and provide further information as needed. With 'ncere thanl<s, � -- '�''`�� Scott Butters- Owner , �, � _ ..__ j � .- __.. , -� � `� , ".� � Cla1; ��`� -- c... __ .. ,a �an Butters- Owner I, r. ur..4 . �.-, . ' . . �. . . . .�. . . II E�.E . ����o � �. � � � , ��.� � � � :P�rn �.�� �..,_ .x,.� �e � — I I an... . . . :I }5215.mA50N5i. Q : I �I — � � � Z g p ,,T =—- --1— �,� � �o��oo,� _ �����r—�.A.�HR _ — — � Ex�o, ,�. �., � _ . � • � � • . I =� I z O i I I� �-,. ssv..ce: s>�E: z�w �uEr�.x�,. � 0 ' _ � "." "'�_°.. W, HORSETOOTH RD. ZONING LAND USE TABLE � SITE PLAN I - 30'-0 PROJECtA00RE$$ _I.b'i11Jk��ETOGTH�R.,F9RTCOLLIN5.0030205 IfGALDESCRIPTION - c,apVl�iOu HtN: A kFP��E OF nLL �HE IAiS 20, L I AND PORTIONS OL LOTS 2? ANO'23 ��our : esnsuooimsoN �ocareo w r e se va oF se i�a oF seaioN n, `O`NNSHIu ] rvOxiH, kFlNGE A9 WEST OF iHE AiH P.M., <.liv OF FnRi (_O� LINS, COUNTY OF tA�IMFR, SiAiE OF COIOftADO. PARCELNO. aI25�1a020.9125�I��DAO PROPOSEDUSE uJnUiO�v�t�1'.vFaCCG550RVHtl'nil5NOW400nnwilH AN INSTALIATION Cf>ITER OJI'�OOH SIOWIGf rW D VFHIQE MINOR RFPAIk 11Sf PLOTAREA F>.86A5'�iSSg�CRES) Bl11lDINGNREA li.l8(ISF i, PARKINGSPACESSTD. I EI�Ex:STini�� PARKINGSPACES-NOA I 21FxiSiirv61 PNRKING SPACES TOTRL 69 �EX�STING� B�KESPACESTOTRL /f11KE�ONALOOPBIKENACK�F%IS'�INt;; City of Fort Collins -- Builtling Services . i. These reviewed construction documen[s shall be on the job-site at all times. Reviewed for Code Compliance - See Comments / mrrections as attached. � ISSUANCE OF A PERMIT OR FAILURE TO 1DENTIFV A CODE VIOLATION DURING REVIEW , '' -" ,. SHALL NOT GRANT APPROVAL TO VIOLATE THE CO�E, ORDINANCE OR ANY OTHER L4W. Work shall be Installetl In accordance with Che plans. Any changes made during mnshuction that • • —� , t in mmpl'ance w th rev ewed construRion plans shall be resubm tted For rev ew as an jmentled ret of consVuc[ on plans � nc�uneo.rv..,i_,,... � ; �} � aaKar _ �., , �� 4 � F r ' �a ' � e a � �,i .� ., • � � ❑ aow, „�.,.._E.os �.�,r��`P -j .. ,��I�II� .. . r , . � �;.µ . .� .,..._ __.. �= +.f'Sf , ii� ��H n � �a I� / 0 ' �'.. ', II _ �! r � ,((j�5 1M � II � II I� �:: � ~ � �_� f�P�'� 2 ENLARGED PLAN- TRASH ENCLOSURE AREA 3 TRASH DUMPSTER GUARD EXAMPLE �R�„ ,�„�oNs,�r�N,,7 MF I/C' = I-[_ 1;E = I' J � � ; z ,�w II r�, � o naEs .o . , , .�� t »t� .. �� , I _ _ ' �� -- .. ��NS��rAN: ,NFOR�,��oN 216 W HORSETOOTH RD INTERIOR REMODEL 4 TRASH ENCLOSURE EAST ELEVATION o - , _o, 3 2 5 T h and Recycling En<losures. i E I b't t A a sery ce p d Ih t.[�. d b y A Ih ervi ce y t t tl ' f Ily p p'1' n al least tl -tl[I f Ih 'd p p ed d p t�, ' b- d Iher , pt I pl '�idll Itwu(�� . feet. Areas tor [he collettion and storagel o( [rash, wazte cooking oil, and ompostable, rerycla�le and other materiaLs, serviw pads and serviceable outes must be mnstruned oF cement 5 TRASH ENCLOSURE NORTH ELEVATION "'";,`�' � yz. � � -� ...... �o�a_.,e /�4 PRINi NAME: TlilE_ STAiE OF COl1NiY OF�. �HE FOREGOING INSiRUnnENT WA5 ACKNOWlEOGCD BEFORF ME iHIS pAY OF . �02a OWNER: r15 OFSSTMINVESTMENiS.LLC WITNf55 MY HAN� ANLI OFFlCICAL SfAL MV COMISSION f%4'IRFS�. on� OWNER CERTIFICATION - - ov�ee�. ssrM w e Memr, ac n co�oaAoo umireo uneiury comanNr � - dr $�TE FLAN Al .2 B2308792 � ' ����� � � . � E�.E a �_ , : . �, � , , �- � � o ■ o • 3 m � �o��oo,� _ � ,�. w�� � � �� I ��� � - ""`._ �-". W, HORSETOOTH RD. ZONING LAND USE TABLE PROIEClAOORES$ IfGAL D ISCRIPTION � SITE PLAN i - ;,-o PA s�'O. PR6P65ED USE PLOTAREA Bl11lDING HREA PARKING SPACES� STD. PARKING SPACES- NOA PARKING $PACE$- TOTRL B�KESPACES-TOTRL _I. b' i11Jk��fTOGTH �R., F9RTCOlLINS. C030205 - ,apVI�ION HtN. A kFP��E OF ALI. tHE IAi510, L I A D PONTIONS OL LOTS 2? ANO'23 �� �o�r : s suooims oN �ocareo w r e se va oF se i�a oF seaioN ,`O NSHI ] OxiH, kFlNGE A9 WEST OF iHE AiH P.M., <.ITv OF FnRi -1 , COU TY OF tAR MFR, SiAiE OF COIOftADO. 126�1 020.9J25�I�tDAO NAUO 1 ' CCGSSORYHtI'All5HOW400MWI1H AN IN T LIATION lE TER O'J��O )H SI< WIGf,WD VFHIQE MINOR RFPAIk 11Sf �,1.868 5 B \CRES) la,ld�i�r i� E/ �Ex;STI�I�� 'I�,txISiIN61 69 �EXISTING� ] f11KES ON A LOOP BIKE NACK �F%IS'� INt;; � . , � � �� i �.=� E���� � E� � � � ; �; � ,P,« �o�� � :� �a.. , ,P�� � � y ��_ _ � � � � - • . ; , � , �� � �.r - � . � � i . a _a . ��o � aH�' g a y y m � � o ecw .,. e. o. I ' � � � , � - — � A a . . � s � u a __ __.. � � ,�s�,,. � 3 3 3 = - 3 � � � il I I i5xI5.MI5 � � ' a - 2 ENLARGED PLAN- TRASH ENCLOSURE AREA � � _ � - � -u �. '" � „a� _ � � z i ���� � . T �i .a�.,-�.� ""_'.<3- . II ����.�� � ,� ,---� .....--------'-----"---'---------------� r _i- ��T� e� — �—, � • � � ' , _ I I R,�, neEs � � �o�s ; ; � ' � � . , t .,,,t�., , .. � : , _.. ..__ . . � z�w �uEr�.x�,. , _ .,x�„�, . , ' - ------ I�. o ,E,� � " ------' -------- . . `---' p----_' ' - � ����� � �� � 4 TRASH ENCLOSURE EAST EL TION � �o - � _o� II . � �P.. . ' � ��: ,s � , . ,� ".-• I ' �_�iii � � � i"- � � ' ..� 3 TRASH DUMPSTER GUARD EXAMPLE ,. v_ = r-o ' � ,���w � r `_ aaKar 4 � �N_���F, �>, ���:. �a e d �. �� �,i .�n<<om �F � uio �� H / pO. tl 5 W�ti � (\ �N CF� � . � � :0 PP(i ,,R�� ��,��oNs��.�N,,rAMF coNsu�rnN: �N oennnr,oN 216 W HORSETOOTH RD INTERIOR REMODEL 5 TRASH ENCLOSURE NORTH ELEVATION ""`h`" `,;. � � -� ,...,. �o�a_.,e �. �, An OWNER CERTIFICATION ONNfk�. SSiM IN f� MfNTS, ILC, A COLORA00lIMITED LIA91IliY COMPANY PRINi NhME: TlilE_ ST. TE OF COl1NiY OF�. iHEFOREGOINGINSTRUMFNTWASnCKNOWLE�GFpBFF0�2FMEiH15 l]AYOF .�02a OWNER: r15 OFSSTMINVESTMENiS.LLC WITNf55 MY HAN� ANLI OFFlCICAL SfAL MV COMISSION f%4'IRFS�. $�TE FLAN Al .2 B2308792 TOPOGRAPHIC SURVEY PARCEL OF LAND LOCATED IN THE SE 1/4 OF SE 1/4 OF SECTION 26, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH P.M. CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO ,� ` � �a� ..FMF�- I�I P L �F / 5 . � ` � I �r neasler - � SL9N�ANDIIINPEP �-� _ PEMOVE� 1 r..-� ��5� � . ef . _, ., � ;� �_�_� � - _ . . 1��{ er � , �...� a ���aasmr �_ ° � .s�,. � a�pru �� � T�Re� � F � ��o s �,s�ME _ � i .aEMii�h t� t S�= _J_/_ _ I� _ A��� � E. �� . �, � — � o�,A� I` ` ��: � `� ��°��w `� I j � . "__ \ = nEn�n � fi uprighC e ere - II �� ;;�� V �.Ex. 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' ..',� ., . .. r - . � , . , <r . ., _ . ... ' ,. - : , _ • . ", .. �_. . . .. -- . ...u.�.s;-*.�r�.�. . . . .-� � � Y . �... . . ' .. _ . . _. � _ x, a.i�,.a Mak��-,.+�.a.a.e,._.. ._ �P� : . ... .. �3�=.x#'�� Agenda ltem 4 STAFF Noah Beals, Senior City Planner/Zoning PROJECT ZBA240015 PROJECT DESCRIPTION Address: 1124 W Magnolia St Owner: Stephen Douglas Petitioner: Mike Hutsell, Architect Zoning District: N-C-L Code Section: 4.7(D)(3), 4.7(E)(3) Variance Request: There are two requests for this variance: 1. Request to have 897 square feet of floor area in the rear half of the lot. Based on the lot size and zone district, the total square footage allowed on the rear half of the lot is 616 square feet. 2. Request to encroach 5 feet into the required 15-foot rear setback. COMMENTS: 1. Backqround: The property is part of the 1924 Kenwood Heights Annexation. In this same year it was subdivided into a single-unit dwelling development. The property line was redefined in time. The primary building was constructed in 1923, the year prior to being annexed. The parcel is currently 4,931 square feet in size. The minimum lot size required per code is 6,000 square feet. Additionally, the code only permits 616 square feet of floor area in the rear half of the lot. This request exceeds the maximum floor area by 281 square feet. The proposed addition does not exceed the maximum floor area for the entire lot. The north property line is considered the rear property line. However, the property is a corner lot and the abutting north property fronts onto a different street. This results in the shared property line between the two neighbors having different required setbacks. For the subject property it is a 15-foot setback and for the neighbor it is a 5-foot 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. • The design of the addition is similar to the existing house. • The increase in floor area does not exceed the maximum floor area for the lot. • The encroachment into the rear setback is 5 feet greater than the abutting neighbors' required side setback. • The lot is 1,069 square feet below the minimum required lot size in the NCL zone district. Item # 4 - Page 1 A � i i Therefore, the variance requests will not diverge from the standard but in a nominal, inconsequential way, when considered in the context of the neighborhood, and will continue to advance the purpose of the Land Use Code contained in Section 1.2.2. Additionally, 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 ZBA240015. Item # 4 - Page 2 FOrt C011itls Application Request �"'� for Variance from the Land Use Code The Land Use Review Commission has been granted the authority to approve variances from the requirements of Articles 3 and 4 of the Land Use Code. The Land Use Review Commission shall not authorize any use in a zoning district other than those uses which are specifically permitted in the zoning district. The Commission may grant variances where it finds that the modification of the standard would not be detrimental to the public qood. Additionally, the variance request must meet at least one of the following justification reasons: (1) by reason of exceptional physical conditions or other extraordinary and exceptional situations unique to the property, including, but not limited to physical conditions such as exceptional narrowness, shallowness, or topography, the strict application of the code requirements would result in unusual and exceptional practical difficulties or undue hardship upon the occupant/applicant of the property, provided that such difficulties or hardship are not caused by an act or omission of the occupant/applicant (i.e. not self-imposed); (2) the proposal will promote the general purpose of the standard for which the variance is requested equally well or better than would a proposal which complies with the standard for which the variance is requested; (3) the proposal will not diverge from the Land Use Code standards except in a nominal, inconsequential � 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 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. 1124 W MAGNOLIA ST Petitioner's Name, Mike Hutsell if not the Owner Fort Collins, CO 80521 Petitioner's Relationship to the Owner is Petitioner's Address 429 S. Howes Street, Fort Collin Owner's Name Marivern and Steve Easton Petitioner's Phone # Code Section(5) 4.7(D)(3), 4.7(E)(3) Petitioner'S Email Zoning District NCL Additional Representative's Name Justification(s) I �1. Hardship 720-227-8894 mike(a�hiahcraft.net Representative's Address Justification(s) 3. Nominal and inconsequential Representative's Phone # lustification(s) Additional Justification Representative's Email Reasoning WRITTEN STATEMENT EXPLAINING THE REASON FOR THE VARIANCE REQUEST REQUIRED VIA SEPARATE DOCUMENT. 05/08/2024 Digitally signed by Mike Hutsell Date Si nature g Df�C=LIS. E=mike(a�hiq�raft net, Ip 1 1 C p� I O=Highcraft Builders, CN=Mike v l•� a7v Hutsell Date: 2024.05.08 12:50:31-06'00' Explanation of Variance Request for 1124 West Magnolia Street This variance request seeks the following modifications to Fort Collins NCL district standards: 1. Increase in Lot Rear FAR: • Proposal: Allow an attached garage and connecting link to be added onto the north side of the existing house. • Context: The allowable rear floor area for this lot is 616 square feet, at 25% of the rear half of the lot per NCL standards. The existing house currently utilizes only 11% of this limit. The proposed garage addition of 617 square feet would bring the total overage to 280 square feet, at 36%. 2. Decrease in Lot Rear Setback: • Proposal: Request a reduction in the required rear setback from 15' to 10' to accommodate the attached garage. • Context: The NCL district requires a 15' rear setback for conditions other than an alley, which applies to this lot. The proposed reduction is necessary to create space for the attached garage while preserving the overall harmony of the property layout. Justification The homeowners, Marivern and Steve Easton, are nearing retirement in Fort Collins and initiated this project out of a genuine need for vehicle shelter and a multifunctional interior space to support comfortable aging in place. The goal has been to minimize the scope and scale of changes to the existing house while effectively addressing their objective. While the lot's total FAR limit allows for the proposed addition, the physical constraints of the property and the layout of the existing house present challenges. Without the requested modifications from NCL standards, there would be no feasible way to implement these enhancements. However, it is important to note that the modest size of the existing house and the unobtrusive nature of the proposed addition ensures that it will not detract from the public good or the character of the neighborhood. These variance requests reflect the Easton's aspirations for a home that supports them through retirement and beyond, expressing a thoughtful and considerate approach to design that seeks to complement functionality with the existing context. Justification Criteria 1— By reason of exceptional physical condition or situation unique to the property, the strict application of the code requirements would result in undue hardship: The unique physical characteristics of the property necessitate a variance from strict application of the code requirements due to undue hardship. At a depth of 98', this lot is among the shallowest in the NCL district. Consequently, the existing one-story house occupies 30% of its area in the rear half. Additionally, with a width of 50' and a total area of 4,931 square feet, it is one of the smaller lots in the district. Despite its small footprint, the current 944 square foot home falls significantly below the allowable lot FAR of 1,972.4 square feet. The proposed garage addition, totaling 617 square feet, would still maintain a considerable margin of 411.4 square feet under the allowable lot FAR. Choosing the rear half of the lot for the garage addition is the most viable option both in terms of preserving the character of the house and its integration within the neighborhood. This placement aligns with neighboring properties along Magnolia Street and optimally positions the proposed new driveway away from the intersection of Magnolia and Shields, enhancing safety and traffic flow. Additionally, it is relevant to note that there is an existing curb cut along Shields that was in place for an older garage that was recently torn down due to its dilapidated condition. By reusing this existing curb cut, we aim to preserve the longstanding access that this lot has utilized for decades, ensuring minimal disruption to the surrounding infrastructure. Considering these factors, strict adherence to the code requirements would impose undue hardship on the property, justifying the need for a variance. Justification Criteria 3- Proposal will not diverge from the standard except in a nominal, inconsequential way when considered in the context of the neighborhood: In considering the rear FAR modification, it is crucial to emphasize that the proposed changes align with the modest scale and character of the neighborhood. This home has and will remain modestly sized, blending seamlessly with its surroundings. Notably, over half of the homes within 150 feet of this property are within 10% or more of the size of this house including the proposed addition, which would total 1,561 square feet upon completion. Despite the garage addition occupying the currently open yard area at the rear of the lot, its impact on openness is mitigated effectively. Firstly, it is set back 20 feet from back of the sidewalk along Shields, preserving a significant pocket of open space along the street and the entire length of the lot. Secondly, the garage addition is designed to be compact, stepping down in height from the existing house. The ridgeline of the garage would be 16'-6" above grade, compared to 18' above grade for the house. Additionally, the top of the roof eave along the north lot line would be 10' above grade, ensuring the preservation of light and views for the neighboring property to the north. When viewed within the broader context of the neighborhood, the reduction in the rear setback requested for this lot would be inconspicuous and consistent with prevailing conditions. Shallow corner lots are common, yet there is no standard pattern regarding their size, relationship to rear-adjacent neighboring lots, or structure layout. Many similar lots already feature buildings within the 15' rear setback, often well below the 5' requirement for side or alley conditions. Attached are examples of nearby shallow corner lots with detached garages positioned similarly to the proposed garage addition, further illustrating the compatibility of our proposal with the neighborhood context. • 1100 W. Magnolia • 920 Woodford • 331 Gordon • 800 W. Magnolia • 828 W. Mulberry • 400 S. Grant - � ` t � �! �r.� �C�' __ ' M ��_�� � � , ,_ . y� . � ( � �," - ` r • � » .3 � f, , � � ► ` • � � � - f - , -. . , !, � � � . � . � « � • . ,� • . ��` �- ' '. � � � �hti . �. . � - x� � -'� � , . ,. � •� , i , y ' j 9 � � � . . � ,+ • ; s . �* ' ' � �� � �� - � '�� � y . . -�.iA , � � � t � � y f r ' . ; �.� �. Y ��� t. '� � I� �� : r �"��I : � . . , �- �� - . � 'L � � ` � � � � � ' �► � � 1 �r+ X�iF� ` � f, � ► � � � . "` ,; • . �, , . 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MAGNOLIA ST, I I 15 p, � FORT COLLINS, CO 80521 I REQ'D fRONT SETBACK EXISTING 1-STORY SINGLE I FAMILY RESIDENCE = 944 i I I SF I I I EXISTING CURB CUT � �� � �T� � w I o I � � r in rn I � v i I � — — — — — e - — �er q � I r� � _- f' I LIGHT GREY HATCH _ , , INDICATES ADDITION PROPOSED GARAGE ADDITION = 617 SF , I � � I I I� � I � � � I� � I 10.0' PROPOSED I ��-;� REAR SETBACK I � 15.0' � � I� I 38.4, — REQ'D REAR SETBACK _ I — — — — — — — — — — — — � � � � �1 v z a G� w '^ ro o � � lQ — (y m �w N o w � o N — — — — — — — — EXISTING REAR SETBACK — � — _ _ _ t-11GHCRAFT :r,:u ���N,�s �,=:�F, FOI:T COLLIiJS CO c�OiLl ��n.a�z.emu A GARAGE FOR: MARIVERN & STEVE EASTON 1124 W. MAGNOLIA ST, FORT COLLINS, CO 80521 NOT FOR CONSTRUCTION E�«E�- :iosizo:< I�w VARIANCE NOT FOR CONSTRUCTION AO.O v � �: � - U J T N N O W Q U � Z J J Q U � K O LL O W O U o a o � o Q o `o % o z z _ a_si enoza A0.1 u �) �� � — — — — — — —� � —� — — 0 - KITCHEN i M. BED II — — — — — — — — — — — — — — — -- — � — — � Y i I . , - . . 3 I ' - a I I � , o � I N Q a s � I I � � + � � I ;q � � _ , o a 3 � � _ .. . . . O a I � � I ' LIGHT GREY HATCH � INDICATES ADDITION I I I I I I I I I I � I I I -- I �� I � - I I I C-� � � I � , � , � � � , �� � � � ' I ii � , �� � � - ' � � ii , L � � i �i MUD AREA � II -� � I II � I II I II ik�— � � I I � I FUTURE 10.0' PROPOSED GARAGE � _ .�.�' S.0' — � � � — -., — — — — .... . . . _ . . _ . i DN' � � � REAR SETBACK � I Z2.5' � 10.9' — — — — — 15.0' REQ'D REAR SETBACK 38.4' EXISTING REAR SETBACK � PROPOSED 1 F PLAN - — -------- � ---- 3/16"=1'-0" _ � U. T N N O Z O O � � � W Z � W � U � � H O Q � LL Q � � � Z Q a � Q W Z � � � ¢ � � � � o W o o a o o Q o z > z ._sioenoz< A0.2 � i - � � � �I� � ��I IIIIII EXISTING EAST ELEVATION 1/8" = 1'-0" EXISTING NORTH ELEVATION 1/8" = 1'-0" EXISTING SOUTH ELEVATION 1/8" = 1'-0„ EXISTING WEST ELEVATION 1/8" = 1'-0" t-11GHCRAFT ;r,:. ,���„�< ,,_:� F, FOI:T COLLiiNS CO c�OiLl ��n.a�z.emu A GARAGE FOR: MARIVERN & STEVE EASTON 1124 W. MAGNOLIA ST, FORT COLLINS, CO 80521 NOT FOR CONSTRUCTION E�«E�. :ioeizo:4 �w VARIANCE NOT FOR GONSTRUCTION AO. J V PROPOSED EAST ELEVATION PROPOSED SOUTH ELEVATION 1/8" = 1'-0" 1/8" = 1'-0" PROPOSED NORTH ELEVATION PROPOSED WEST ELEVATION 1/8" = 1'-0" 1/8" = 1'-0" t-11GHCRAFT ;r,:. ,���„�< ,,_:� F, FOI:T COLLiiNS CO c�OiLl ��n.a�z.emu A GARAGE FOR: MARIVERN & STEVE EASTON 1124 W. MAGNOLIA ST, FORT COLLINS, CO 80521 NOT FOR CONSTRUCTION E�«E�. :iosizo:< �w VARIANCE NOT FOR GONSTRUCTION AO.T " ' � �. � ;� `F.A . ' _,_�•Y;+E!� � � s', �'�. � yk� ' �\`1\�`1��, . _�. , �. t-11GHCRAFT :r,:u ���N,�s �,=:�F, FOI:T COLLIiJS CO c�OiLl ��n.a�z.emu A GARAGE FOR: MARIVERN & STEVE EASTON 1124 W. MAGNOLIA ST, FORT COLLINS, CO 80521 NOT FOR CONSTRUCTION E�«E�- :iosizo:< I�w VARIANCE NOT FOR CONSTRUCTION AO. � v J r +r��� /('r i,�� . .. , . R � I � 4'�`x -„- j '- � � j�� . _ - . l�%1�� — - �--�� ,�`�' --_ _ _ � n � � 04/29/2024 1124 W Magnolia Variance Request To Whom It May Concern: I have had the opportunity to review plans and renderings of the garage addition 1124 W. Magnolia Street. I do not feel these changes will have a detrimental impact on the neighborhood, and support approval of modifications to the NCL District rear lot floor area limitation and rear setback limitation to allow this project to be undertaken. Sincerely, Ben Holtz Signature: Address: 410 S Shields St, Fort Collins, CO 80521