HomeMy WebLinkAbout07/11/2024 - Land Use Review Commission - AGENDA - Regular Meetinglan Shuff, Chair
Dave Lawton, Vice Chair
David Carron
Nathaniel Coffman
John McCoy
Philip San Filippo
Katie Vogel
Council Liaison: 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
JULY 11, 2024
8:30 AM
Meeting Participation
Participation in the Land Use Review Commission meeting on Thursday, July 11, 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 — July 11, 2024
1. APPEAL ZBA240016
Address: 730 Colorado St
Owner: Becca Benedict
Petitioner: Steve Josephs, Contractor
Zoning District: OT-B
Code Section: 2.1.6
Project Description:
This is a request to build a 2,714 square foot detached house with an attached garage. The maximum
allowable floor area for a detached house in the OT-B zone is 2,400 square feet. The variance request
is to exceed the maximum allowable floor area by 314 square feet.
2. APPEAL ZBA240017
Address: 412 W Mountain Ave
Owner: 412 W Mountain Avenue LLC
Petitioner: Taylor Meyer, Architect, VFLA Architecture + Interiors
Zoning District: OT-C
Code Section: 2.1.6
Project Description:
This is a request regarding a partial renovation of a detached house to increase its total square
footage to 3,260 square feet. The maximum allowable floor area for a detached house in the OT-C
zone is 2,400 square feet. The variance request is to exceed the maximum allowable floor area by 860
square feet.
• OTHER BUSINESS
• ADJOURNMENT
lan Shuff, Chair
Dave Lawton, Vice Chair
David Carron
Nathaniel Coffman
John McCoy
Philip San Filippo
Katie Vogel
Council Liaison: 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
• CALL TO ORDER and ROLL CALL
All commission members were present with the exception of inembers Coffman and Vogel.
• APPROVAL OF MINUTES FROM PREVIOUS MEETING
Commission member San Filippo made a motion, seconded by member Carron, to approve the
May 9, 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 ZBA240010
Address:
Owner/Petitioner:
Zoning District:
Code Section:
300 E Lincoln Ave
Haley Devon
R-L
3.8.3(1)
Project Description:
This is a request to operate a home occupation from an accessory building rather than a dwelling.
Staff Presentation:
Beals presented slides relevant to the appeal and discussed the variance request, noting that the
property is located at the corner of Third St and E Lincoln Avenue. On the property, there is a primary
residence plus an accessory building. The request is to operate a home occupation out of the
detached accessory structure.
Land Use Review Commission Page 2 DRAFT Minutes — June 13, 2024
Per Code, home occupations must operate out of a primary residence and are not permitted to
operate out of an accessory building if it is detached.
Beals presented site plan and aerial photos of the lot, noting the presence of two vehicle access
points, one from Third Street and one from E Lincoln. Both access areas are improved with road
brace/gravel (verified not to be dirt).
The request would take the existing accessory building and install a reception area in addition to two
salon rooms at the rear of the building; the front of the structure would be maintained as a garage
space. The driveway and parking area are adequate for at least two vehicles.
Additionally, Beals noted that home occupations cannot take more than 50% of floor area within a
primary building and can only employ one outside employee who does not live on the property. The
applicant is compliant with these requirements and is only requesting a variance to operate the home
occupation out of the detached accessory building rather than the primary residence.
Commission member McCoy asked if the variance were to be approved, does that approval stay with
the deed? Beals responded that the variance approval does stay with the property and is not
occupation specific.
Chair Shuff asked Beals what the application indicated as the stated what rationale. Beals confirmed
the variance as being sought on the justification of equal to or better than or nominal and
inconsequential. No change in size of building is planned, and all other requirements are complying.
Applicant Presentation:
Applicant Haley Devon, 300 E Lincoln, Fort Collins, CO, was present and declined to offer additional
comment.
Vice-Chair Lawton asked applicant Devon Haley if the business would have a separate address.
Lawton noted that parking access for the business is taken from Third Street, but the business is
addressed to 300 E Lincoln. Lawton wanted to ensure customers could effectively navigate to the
parking lot. Member San Filippo additionally asked the application if they currently have a website, to
which Devon responded in the affirmative. Devon stated that her salon is not a huge business, and
she could easily display a small sign and update website info with revised parking information.
Public Comment:
-NONE-
Commission Discussion:
Commission member San Filippo stated he has no problem with the variance request, noting that
signage and website updates should be adequate for wayfinding, and available space for parking is
adequate.
Commission member McCoy agreed with the comments offered by San Filippo.
Vice-Chair Lawton commented that the plans appear to be a good use of space, and he agrees with
the points put forth by San Filippo et al.
Chair Shuff reiterated that the issue of home occupation being run out of an accessory building vs
primary building is the only trigger for variance request. Equal to or better than or nominal and
inconsequential could both be use as justification
Commission member Carron made a motion, seconded by Lawton, to APPROVE ZBA240010
regarding the requested variance to Land Use Code Sections 3.8.3(1) to allow a home
occupation to be operated from an accessory building, a detached garage, rather than a
dwelling in the RL Zone District 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 3.8.3(1) except in a nominal and
inconsequential way and will continue to advance the purposes of the Land Use Code
Land Use Review Commission Page 3 DRAFT Minutes — June 13, 2024
contained in Sections 1.2.2 in consideration of the following facts: the floor area of the home
occupation does not exceed the allowable floor area it would have if it were in the primary
building; there is vehicle access from both streets; and there is room for three or more off-
street parking spaces on the property.
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.
Yeas: San Filippo, McCoy, Shuff, Lawton, Carron Nays
THE MOTION CARRIED, THE ITEM WAS APPROVED
2. APPEAL ZBA240013
Address:
Owner:
Petitioner:
Zoning District:
Code Section:
210 Clover Ln
Dane Barclay & Erick Erickson
Mike Bockelman, Contractor
N-C-L
4.7(E)(4)
Absent: Coffman, Vogel
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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 1 foot into a required 15-foot front setback.
Staff Presentation:
Note that this request has been reviewed under a previous application, it is being revisited due to
permit expiration. The variance request was granted previously.
Beals presented slides relevant to the appeal and discussed the variance request, noting that the
property is located on Clover Ln near Laporte Ave. The request is to rebuild a garage on the site,
replacing an existing garage that would be demolished.
The existing garage is right on the property line and may hang over with the eaves. The proposed front
of the new building would also encroach one additional foot compared to the existing building today.
There is an overhanging element of the porch shown in plans, but because that element does not
touch the ground, element does not require a variance. The variance is for a wall portion that extends
from the existing house today. The proposed garage is not attached to the primary structure and would
be brought 2 feet from the property line.
If the proposed building site were to be moved further north, the garage door would be rendered
inaccessible to a vehicle due to restricted building width. The proposed garage is one-story and
includes gutters to move water away from the neighboring property
The property is currently under construction, but the existing garage has not been demolished nor has
construction begun on the proposed new garage structure.
Vice-Chair Lawton asked if this proposal is exactly what was proposed before? Beals clarified that what
was proposed earlier was a rebuild on property line, but an approved plan included a 2-foot setback.
This current proposal reflects what was previously approved, the 2-foot setback distance.
Applicant Presentation:
Applicant Mike Bockelman,1669 E CR 70, Wellington, CO, addressed the Commission and offered
comment. Bockelman noted that they are only asking for the garage structure at this point. The 1-foot
Land Use Review Commission Page 4 DRAFT Minutes — June 13, 2024
front bump-out was achieved through a siding application, so that portion of the variance is no longer
needed.
Bockelman explained that the awning feature on the front porch is anchored back to the primary
structure on the front, so there is no permanent structure within the setback. Thus, the front of the
home now meets code, and the request today is only made regarding the proposed garage.
Bockelman stated that the original variance work didn't get completed due to extended design and
engineering phases; Bockelman acknowledged that he didn't realize that there is a six-month
expiration on approved variances.
Commission member San Filippo asked Bockelman to confirm that he was requesting removal of
request 2 regarding front porch encroachment. Bockelman answered in the affirmative — the second
portion of the variance is being withdrawn. San Filippo asked if the garage could accommodate two
cars stacked on to the other? Bockelman explained that it is more likely that the garage will be used to
hold one car and a few motorcycles.
Public Comment: �
-NONE- �
Commission Discussion:
Chair Shuff commented that the application seems pretty straight forward, and similar to what was
approved previously.
Vice-Chair Lawton asked to clarify that a motion to approve would need to strike part of the request no
longer needed? Chair Shuff confirmed that the motion to approve need only contain the first portion of
the request.
Commission member Lawton made a motion, seconded by San Filippo, to APPROVE
ZBA240013 regarding the requested variance to Land Use Code Section 4.7(E)(4) to allow an
encroachment of 2 feet into the minimum side setback of 5 feet in order to demolish and
rebuild a garage in the NCL Zone District, as shown in the hearing materials, with the condition
that request part 2 regarding front porch 1-foot encroachment be removed from the variance
request, at the request of the applicant.
The Commission finds that the modification would not be detrimental to the public good; and
the variance request will not diverge from section 4.7(E)(4) 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 2-foot side setback
encroachment will continue to allow the garage to be functional; and the garage is currently
encroaching into the side setback.
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.
Yeas: San Filippo, McCoy, Shuff, Lawton, Carron Nays: Absent: Coffman, Vogel
THE MOTION CARRIED, THE ITEM WAS APPROVED
3. APPEAL ZBA240014
Address: 216 W Horsetooth Rd
Owner/Petitioner: Scott Butters
Zoning District: C-G
Land Use Review Commission Page 5 DRAFT Minutes — June 13, 2024
Code Section: 3.5.3(E)(9)
Project Description:
This is a request to use exterior mounted L.E.D. lighting fixtures on site.
Staff Presentation: (26:53)
Beals presented slides relevant to the appeal and discussed the variance request, noting that the
property is located at the corner of McClelland Dr and W Horsetooth Rd. The request is to install LED
band-style lights along edges of the building. Code does prohibit this type of light, to limit a building
from becoming a sign and prevent lights from being used beyond safety uses.
Site plans provided by the applicant describe the location of proposed light installation as along the
front and portion of two sides (East/West) of the building. Additionally, Beals provided an aerial view of
the subject property with distances marked to nearest dwelling units as well as businesses across the
street, including Chipper's Lanes bowling alley, AMC movie theater, and Loaf N' Jug gas station. The
distance between the subject property and the nearest dwelling unit is approximately 504 feet.
Between the subject property and the residential area there exists train tracks, recreational trail, and
ditch.
Images of the building were provided by the applicant, where the lights have already been installed,
including views of the building during the day and during the evening when the lights are on. The lights
are installed in such a way that they are concealed in the detail of the building.
The lights are similar to what is referred to as "holiday lighting" in the Code, which is allowed during
certain seasonal times. This request asks that the lighting be used year-round.
LED technology allows users to modify colors and tones, as well as to add movement and animated
features.
Beals also noted that the subject property has parking lot lighting installed, as well as under-canopy
lighting installed at the business entrance.
In reviewing the application, staff recommends approval but only with the conditions that the lights be
reduced to 50% of their maximum brightness, be turned off after 10pm, and not be allowed to employ
movement or animation features.
Commission member San Filippo asked what time of year the picture was taken in which the
Red/White/Blue LED lights are shown? Beals explained that the pictures were provided by the
applicant, and they may be able to clarify. That photo was submitted as an example of the functionality
of the lights.
Vice-Chair Lawton reiterated the intent of Code to not allow a building to be used as a sign. The
applicant notes in their application materials that the lights would be installed primarily for security
issues. Beals confirmed this as accurate.
Chair Shuff asked Beals if any other similar buildings in town have made a similar request or currently
use these type of LED lights? Beals responded yes, specifically the building we are in (City Hall). The
City is currently working to ensure compliance. Beals noted that there are probably other buildings in
the city have similar lighting, however Zoning Depts works on a complaint-based system, so just
because another building may have this type of lighting does not mean they are in compliance.
Commission member Carron asked Beals to confirm that the LED lights have already been installed
on the building? Beals confirmed the LED lights are currently installed. Carron asked then is the
request to use these lights regularly, not just during holidays? Beals confirmed; the request is to use
the lights year-round. Carron understands this proposal to be a year-round lighting solution as
described in application. Beals noted the typical holiday season lines up with the when lights are
illuminated along the downtown N College Ave corridor. There are other holidays throughout the year,
so it is reasonable to think that holiday lighting may be used in compliance outside of that timeframe
as well.
Land Use Review Commission Page 6 DRAFT Minutes — June 13, 2024
Shuff asked Beals if there are any seasonal requirements for holiday animation elements? Would a
fixed scheme for lighting used outside of holiday times be ok if during holiday times they wanted to
animate the lights? Beals recommends seeking a Director interpretation of Code on this gray area.
Carron asked how this might fall into Dark Sky community concerns? Beals explained that "Dark Sky"
is a term that is defined differently depending on the context. The intent of "Dark Sky" initiatives is to
reduce light pollution for nocturnal animals. Down-directional lights are generally employed. The
proposed lights are at a lower height than existing parking lot lights and thus not a concern in regard to
"Dark Sky" light pollution.
Applicant Presentation:
Applicant representative Devin Rodarmel, 7061 Cattails Dr, Wellington, CO, addressed the
Commission and offered comment. Rodarmel is with the manufacturer/installer of the LED lighting
used on the subject property. Rodarmel explained they are a Fort Collins-based manufacturer and
have been installing the product for the past 10 years (including City buildings).
Rodarmel explained the LED lighting is a low-voltage system that can be plugged into existing outlets
and doesn't require hard-wiring. The lighting is Dark Sky compliant but not certified, as the light is
directed horizontally; it is shielded from light facing up. The lights can be dimmed to any intensity, can
be spaced out as needed, and can be fully customized as needed.
Commission member San Filippo asked Rodarmel to confirm that he is authorized to speak on behalf
of property owner Scott Butters, and authorized to agree to any conditions the Commission might
impose? Rodarmel stated that he was authorized to speak on behalf of the applicant, and additionally
the applicant Scott Butters is present and available for questions. San Filippo stated he would like to
ask questions directly of the applicant.
Vice-Chair Lawton ask Rodarmel a question regarding the LED product. In previous cases, has the
primary use/application been for security? Rodarmel responded that with City buildings, LED lighting
has been used more for celebration and recognition purposes. However, the LED systems can be
configured depending on customers' intended use(s).
Lawton asked of the LED system was installed with the original purposes of providing security lighting,
and is there a different use now? Devon responded that the LED system provides more light generally
for the entrance and parking lot areas at this location, to deter unauthorized loitering at the business
outside of the hours of operation.
San Filippo asked Rodarmel if he had taken the pictures provided, and approximately when the
pictures were taken. Rodarmel responded the pictures were taken by the applicant, Scott Butters, and
that Butters would be able to provide more specific information.
Applicant and property/business owner Scott Butters, 8380 Sand Dollar Dr, Windsor, CO, addressed
the Commission and offered additional comments. Butters was accompanied by his wife, Susan.
San Filippo again asked when the pictures were taken. Butters indicated that the pictures provided as
part of the application materials were taken approximately 45 days ago.
San Filippo asked if the lights are at their brightest as depicted in the in pictures? Butters answered in
the affirmative, stating that in pictures the LED lights are shown at their brightest for demonstration
purposes. San Filippo asked what other colors the LED lights are able to display. Butters explained the
number of colors is almost infinite; Rodarmel stated the system can display 16 million different colors.
San Filippo asked Butters if he anticipates seasonal changes in colors? Butters answered yes, with
the approval of the variance request, they would like to be able to show spirit and community support.
During holidays and events such as CSU/High School football gates, etc. Butters stated that so far, the
increased light provided by the LED system has improved safety at the building, and people are no
longer sleeping in porch area overnight. Overnight, the LEDs emit a soft white light.
San Filippo noted that in the application narrative, the LED system is described as enhancing safety
and security; San Filippo asked Butters to explain how they do so, considering there are numerous
Land Use Review Commission Page 7 DRAFT Minutes — June 13, 2024
other lights around this building. Butters explained that the LED lights draw attention to the building
and to the activity that may or may not be occurring on property.
San Filippo stated he had recently performed a site visit in preparation for the hearing, and during the
site visit San Filippo counted four wall-mounted lights, six canopy lights, and seven lights on the front
of the building; additionally, along the west side of the building there are at least three downward
lights, and an additional four wall-washing lights on the backside of the building. Don't they provide
enough safety and security for this property? Butters responded that the number of needles and
amount of drug paraphernalia found around the building during construction raised concerns of safety.
That has not been happening since the building was re-opened with current lighting.
Butters further explained that the business opened in December, and all lighting was installed and
operational since that time. Lights were installed and present in the previous location [N College Ave]
for 12 years without issue.
San Filippo asked Butters what the anticipated frequency of color change might be? Butters
responded that they would like to change colors during Holiday times, football games, fall colors and
similar times of spirit. Lights will not be animated if so instructed by the Commission.
San Filippo asked how the lights are dimmed. Butters explained the LED system is fully programmable
and customizable via app.
San Filippo asked what time of day the lights would turn on? Butters explained the lights turn on at
dusk. Currently, the system is timed to run from 8pm — 3am to provide security lighting.
Chair Shuff reiterated and clarified the conditions recommended by staff and included in the staff
report: lights dimmed to 50%, lights off at 10pm, and no dynamic displays. Staff nor Commission has
no preference on specific light colors, patterns, etc.
Public Comment: � ��` r
-NONE-
Commission Discussion:
Commission member San Filippo stated that he understands why the applicant would want the
lighting; however, San Fillipo is not convinced that LED lighting is an appropriate option for the stated
purpose of safety and security. Based on observations made at about 9:15pm, when conditions were
sufficiently dark, there appeared to be more than sufficient lighting without the LED lights. Therefore,
San Filippo is not in support of this application.
Vice Chair Lawton agrees with the opinion offered by San Filippo. Lawton noted that LED lighting
appears to be more for awareness of the business and signage purposes. As an on-going, daily
application, LED lighting seems to be more of an attractor than a safety measure. Lawton understands
that the location of the business may draw more transient and nuisance behavior, but that seems to be
addressed by the other forms of lighting present. As installed, the LED system is using the top roof line
as part of the signage and not part of safety and security.
Commission member McCoy noted this is a difficult decision, however he is ultimately in support of the
variance. McCoy owns a similar building, dealing with a third instance of vandalism within the year. In
this case, because of the lighting there is more attention brought to the property and may encourage
problem behavior to move somewhere else.
Commission member Carron commented that he is going back and forth on approval; this is an
egregious example of what shouldn't be allowed by current Code, but technology has gotten ahead of
the Code. Conditional approval makes sense, as the LED lights can be easily manipulated and
modified to meet the terms of the recommended conditions. As a general question, how does the
Commission start to look at this type of lighting, that can be used for normative lighting uses at certain
times, and holiday/celebratory uses at other times?
Lawton noted that there has been lots of work over the years regarding signage to maintain the look
and feel of our community. Some of this is to minimize street-level distractions. From a City standpoint,
Land Use Review Commission Page 8 DRAFT Minutes — June 13, 2024
we need to look into what needs to be put into place to standardize this type of application. LED
lighting is a popular option and can be installed quickly.
Chair Shuff stated that this is a difficult application. This type of lighting is not well defined within the
Land Use Code or Sign code; technology has or will surpass the Code. This application comes down
to interpretations of lighting vs signage. Sense of security is hard to define, and in some cases the
more lights the more secure a property becomes. Gable line lighting is more clearly building signage.
The fact that staff are willing to make conditions and the applicant is willing to accept those conditions
makes it easier to consider approval. The code needs to be investigated and updated to address
these new types of light technologies.
Carron cited an image of LED lights, agreeing that anything above the eave line is outside of the
scope of safety and security applications. That leads to an examination of what the lights can do
outside of Holiday Hours — this is where the definitions get blurred, because these lights can be used
for holiday displays up until a prescribed/programmed time and can then be used as more traditional
lighting. This is where the distinction of standard lights during building review and building process can
be muddied. However, the gabled lighting is definitely signage as currently employed.
San Filippo asked Beals if there were any staff recommendation as to when lights can turn back on?
Beals responded that staff are assuming that the lights would come back on during a PM hour, when
ambient conditions were dark again.
Rodarmel asked if the lights are only approved for "holiday" use, what are the defined parameters of
holidays according to the City that can be celebrated with lights? Beals answered that the first
response is that the timeframe is usually based on the duration of downtown holiday lights installed by
the City. That question needs to be explored further with Director interpretation.
Shuff reiterated the need for interpretation, as almost any given day could potentially be a holiday,
celebration, or community event of some sort. San Filippo asked if that interpretation might be coming
soon, and wondered if it would require any amount of Code changes.
Beals explained staff will be exploring interpretation of this Code with the Director as soon as possible.
This could result in a Code update but cannot be sure of the timeframe. With a Director interpretation,
any new interpretation would be included in Code during the next round of Code updates. It may take
weeks or months to achieve a full update, though a Director interpretation would be made before that.
That interpretation would then be applied as guidance moving forward.
Shuff questioned what types of conditions might be placed on the decision made today. Could a future
condition be applied? Carron wondered if the item needed to be tabled until a Director interpretation
has been rendered? Shuff noted the lack of clarity in the application of current Sign Code with this
type of lighting. Also don't want to set a bad precedent.
Beals explained that if the variance was approved, and an interpretation came out that allowed more
use than what is currently allowed, the applicant could be in full compliance. If the interpretation came
back that limit what was approved today, that wouldn't apply to the applicant because a variance
would have already been granted, and we wouldn't retroactively impose the new conditions.
San Filippo asked if the Commission could impose a"Conditional Condition"? Assistant Attorney
Madelene Shehan indicated that she could research that question, and suggested the Commission
take a brief recess to allow time for legal research.
Chair Shuff gaveled the hearing into recess. **RECESS at 9:51am**
Chair Shuff gaveled the hearing back from recess **RESUMED at 10:07am**
Madelene Shehan came back to the hearing and stated that on the question of "Conditional
Condition", it would require more research than expected, and more guidance can be provided later. In
terms of the current appeal, the Commission could consider approval of just security lighting uses; the
Commission could then apply a condition that during holiday times, applicant must comply with rules
stated in code.
Land Use Review Commission Page 9 DRAFT Minutes — June 13, 2024
Shuff noted there are two components present: eave lighting is security; gray area is any lighting along
gable and/or roof line. That is more decorative or sign-based lighting, and at that point sign code takes
over. Zoning may help to determine approved applications as well; separate pieces/areas of lighting
may be addressed separately based on applicable zoning/signage code requirements.
Rodarmel confirmed that "zones" can be created within lighting system, so that gable lighting above
eaves could be on a separate zone to be considered as the "holiday" portion.
Beals reiterated that the current request is for "non-holiday" usage; during holiday times, the lighting
would comply with the regular holiday-lighting regulations. Staff, via Director interpretation can provide
further information on "holiday" definition.
Commission member Carron made a motion, seconded by McCoy, to APPROVE WITH
CONDITIONS ZBA240014 regarding the requested variance to Land Use Code Sections
3.5.3(E)(9) to allow exterior-mounted L.E.D. lighting fixtures to be used as safety and security
lighting on site in the CG Zone District as shown in the hearing materials. With the following
conditions: the lights are dimmed 50%; they are shut off after 10:OOpm; the lights do not blink,
flash, animate, or change color while on display; and approval with conditions only applies to
LED lights on the eaves of the building; LED lights above the eaves will be regulated by Sign
Code and Zoning Code as required.
The Commission finds that the modification in consideration of the conditions would not be
detrimental to the public good; and the variance request will not diverge from section 3.5.3
(E)(9) 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
lights are setback 500 feet from the residential property; the building across W Horsetooth Rd
is 250 feet away; and the lights are similar to holiday displays.
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.
Yeas: McCoy, Shuff, Carron Nays: San Filippo, Lawton Absent: Coffman, Vogel
THE MOTION CARRIED, THE ITEM WAS APPROVED WITH CONDITIONS
Y
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:
Land Use Review Commission Page 10 DRAFT Minutes — June 13, 2024
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.
Staff Presentation:
Beals presented slides relevant to the appeal and discussed the variance request, noting that the
property is located on the corner of S Shields and W Magnolia, with frontage on Shields St. The front
setback is along Magnolia, and street-side setback is along Shields.
To Note, the adjacent property to the north faces Shields, so their side setback abuts the subject
property's rear setback.
The request is to build an attached garage accessory structure in the rear of the lot. There is existing
road base material that is used for parking currently at the location of the proposed garage.
The existing back door of the primary residence would tie into the proposed garage via a connected
mud room.
The proposed structure is a one-story addition to the primary residence. Architectural style and scale
would be modeled after the primary residence to maintain visual cohesion.
Applicant Presentation:
Applicant representative Mike Hutsell, 429 S Howes St (High Craft Builders), Fort Collins, CO,
addressed the Commission and offered comment. Hutsell explained that the primary goal with the
proposed project is to create an attached garage that will support the homeowners through retirement.
Two justification criteria being put forth are hardship and nominal/inconsequential. This lot is one of the
most-shallow lots in the district, which limits the ability to build in the rear half of the lot. Some recent
street and curb work along the street frontage limits the ability to build in the front half of the lot.
There is an existing curb cut on Shields at the location of a previous garage that was torn down some
time ago.
Rear setback encroachment would be inconspicuous within this district, as many homes in the district
encroach into their setbacks, particularly those on corner lots.
The immediate neighbor has been provided with plan drawings and is in support of the process.
Commission member San Filippo noted that the provided application narrative alludes to a garage that
was torn down. How large was this garage? Hutsell stated he is unsure of actual measurements, but it
was similar in size to what is being proposed — it is believed to have been a two-car garage of similar
size. Property owner Stephen Douglas stated the garage was removed before their ownership;
estimates of size are based on old Google map views.
Public Comment:
Allison Williams, 1120 W Magnolia St, addressed the commission and offered comment. Williams
stated that the proposed project will mitigate noise from Shields. The former owner removed the
previous dilapidated garage. Williams noted that the creation of a new garage structure would help to
reduce street-level parking congestion in the neighborhood.
Beals read an email received in opposition to the appeal. The letter is included in Supplemental
Documents Log.
Commission Discussion:
Chair Shuff stated his opinion that this was a reasonable request, and appreciates the well-designed
garage
Land Use Review Commission Page 11 DRAFT Minutes — June 13, 2024
Commission member Carron offered agreement with the statements of Shuff. Carron noted the garage
is well-sited on the lot; it appears to be smaller than what was there previously, representing an
improvement over previous condition.
Vice-Chair Lawton understands the desire of applicant for a garage, given weather and street parking
conditions. Given encumbrances present on the lot, this is a good proposal.
Commission member San Filippo noted he is sensitive to the "curse of the corner IoY'. The presence of
the nearby traffic-controlled intersection allows for safe entry/exit of the garage.
Commission Member McCoy agrees with all comments offered by Commission members and is in
support of the request.
Commission member San Filippo made a motion, seconded by McCoy, to APPROVE
ZBA240015 regarding the requested variance to Land Use Code Sections 4.7(D)(3) to allow the
allowable floor are on the rea half of the lot to exceed the maximum of 616 square feet by an
additional 281 square feet; and the requested variance to Land Use Code Section 4.7(E)(3) to
allow an encroachment of 5 feet into the minimum rear setback requirement of 15 feet, in order
to construct an attached garage in the NCL Zone District, 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 4.7 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 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; and the lot is 1,069 square feet below the minimum required lot size in the NCL zone
district.
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.
Yeas: San Filippo, McCoy, Shuff, Lawton, Carron Nays: Absent: Coffman, Vogel
THE MOTION CARRIED, THE ITEM WAS APPROVED
• OTHER BUSINESS
-Beals noted that June is the last month during which the Commission will hear items out of the 1997
Land Use Code. Next month (July 2024) the Commission will begin hearing variances from the new
2024 Land Use Code. Please note that Code section numbering will be changing.
• ADJOURNMENT
The meeting was adjourned at 10:42am
Agenda ltena 1
STAFF
Noah Beals, Senior City Planner/Zoning
PROJECT
ZBA240016
PROJECT DESCRIPTION
Address: 730 Colorado Street
Owner: Rebecca Benedict
Petitioner:
Zoning District:
Code Section:
Variance Request:
Steve Josephs
OT-B
2.1.6
This is a request to build a 2,714 square foot detached house with an attached garage. The maximum allowable
floor area for a detached house in the OT-B zone is 2,400 square feet. The variance request is to exceed the
maximum allowable floor area by 314 square feet.
COMMENTS:
1. Backqround:
The property is part of the original Town Plat of 1873. It was later subdivided into a residential lot in 1955 as
part of the Blake Subdivision. This subdivision anticipated the property would be served by a public alley
along the east property line.
The alley along the east property is not improved. The improvements to the alley commence at the north
end of the block and extends south along four properties. At this point the alley is landscaped and there is
little to no evidence it exists as a vehicle path.
The Land Use Code was updated earlier this year. This update was the result of a multi-year effort in which
the goal was to align the regulatory standards with the adopted plans of the City. The process of updating
the Land Use Code included three different adoptions of the code in which the first two were repealed.
Increasing housing options in the City was one goal the update aligned to. In doing this the code included
ways to make it easier to build more than one unit in residential zone districts. Additionally, it simplified how
the calculations in determining how big a detached house could be built. The maximum floor area for a
detached house is 2,400 square feet regardless of the lot size and includes an attached garage.
A detached accessory building such as a garage allows 600 square feet of floor area. This 600 square feet
is not included in the 2,400 square feet.
2. Applicant's statement of iustification: See petitioner's letter.
3. Staff Conclusion and Findinqs:
Under Section 6.14.4(H), staff recommends approval and finds that:
• The variance is not detrimental to the public good.
• The proposed structure is one story building.
• Other building design standards are met such as setbacks, roof pitch, and covered porch are being
met.
• The total proposed floor area is 10% less than a design with a detached garage.
Item # 1 - Page 1
Agenda Item 1
Therefore, the variance request will not diverge from the standard but in a nominal, inconsequential way,
when considered in the context of the neighborhood, and will continue to advance the purpose of the Land
Use Code contained in Section 1.2.2
4. Recommendation:
Staff recommends approval of APPEAL ZBA240016.
Item # 1 - Page 2
Fort C011inS 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 5 and 2 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
equallv 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
wav when considered in the context of the neighborhood.
This application is only for a variance to the Land Use Code. �ui0c�ung ��de req�uirements arrilP 9�e cdefi�rrr�ined
and reviewed by the Building Department separately. When a building or sign permit is required for any work
for which a variance has been granted, the permit must be obtained within 6 months of the date that the
variance was granted.
However, for good cause shown by the applicant, the Land Use Review Commission may consider a one-time 6 month
extension if reasonable and necessary under the facts and circumstances of the case. An extension request must be
submitted before 6 months from the date that the variance was granted has lapsed.
Petitioner or Petitioner's Representative must be present at the meetinq
Location: 300 LaPorte Ave, City Hall Council Chambers
(instructions will be emailed to the applicant the Monday prior to the hearing)
Date: Second Thursday of the month Time: 8:30 a.m.
Variance Address 73O COLORADO ST. Petitioner's Name, STEVE .10SEPHS
if not the Owner
City Fort Collins, CO Petitioner's Relationship CONTRACTOR
to the Owner is
Zip Code 8052�j Petitioner's Address 3i9 �. ��ACNo���� s�r.r�T co��iNs co
ao5z�
Owner's Name BECCA BENEDICT Petitioner's Phone # 970-218-6905
Code Section(s) Petitioner's Email sTevEcacxnFTSMeNe�i�v�asirrc.com
Zoning District �'j'$ Additional
Representative's Name
Justification(s) ;vo��N�L, i�coNseou�NTit�LwnY Representative's Address
lustification(s) Additional Justification Representative's Phone #
Justification(s) Additional Justification Representative's Email
Reasoning
WRII-fEN STATEMENT EXPLAINING THE REASON FOR THE VARIANCE REQUEST REQUIRED VIA
SEPARATE DOCUMENT.
Date 6/5/24 Signature
variance letter T
���� PAG�S - 181 K6 U
To whom it may concern,
On behalf of Becca Benedict ,Craftsmen Builders Inc. would like to request a variance from the
land use code for a new house in district OTB. The property is a vacant lot at 730 Colorado
St
We are requesting this variance because this house was designed and engineered over the
past year under the old code in zoning district NCM, at a cost of $11,500 to the owner. If we
have to change the plan we will need to re-design, re-engineer including Structural and civil
engineering. There was no way we could do all of this in the 10 Days from the new Land Use
Code approval and its implementation.
Our request is to build a house and attached Garage that is 2714 sf. 314 sf. over the
2400 sf. allowed
We feel this request will not diverge from the Land Use Code except in a nominal ,
inconsequential way. The size of. the house and oversized garage is less than the square
footage of 2400 sf house and 600 sf detached garage which is allowed in this district. From
the street it looks like a standard attached. 2 car garage and is consistant with other houses in
the neighborhood.
Thanks for your consideration,
Steve Josephs
CraftsmenBuilders Inc.
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Agenda lteraa �
STAFF
Noah Beals, Senior City Planner/Zoning
PROJECT
ZBA240017
PROJECT DESCRIPTION
Address: 412 W Mountain Ave
Owner: 412 W Mountain Ave LLC
Petitioner: Taylor Meyer
Zoning District: OT-C
Code Section: 2.1.6
Variance Request:
This is a request regarding a partial renovation of a detached house to increase its total square footage to 3,260
square feet. The maximum allowable floor area for a detached house in the OT-C zone is 2,400 square feet.
The variance request is to exceed the maximum allowable floor area by 860 square feet.
COMMENTS:
1. Backqround:
The property is part of the original Town Plat of 1873. The original subdivision included three lots that
fronted on to Meldrum. When the property developed portions of these three lots were used to create 3
parcels that front onto Mountain Ave instead. The subject property resulted in a 9,322 square-foot parcel.
The primary building was constructed in 1900.
The primary building was constructed as a residence. In time it served as a commercial office space. Earlier
this year the building received approval to convert back to a residence.
The Land Use Code was updated earlier this year. This update was the result of a multi-year effort in which
the goal was to align the regulatory standards with the adopted plans of the City. The process of updating
the Land Use Code included three different adoptions of the code in which the first two were repealed.
Increasing housing options in the City was one goal the update aligned to. In doing this the code included
ways to make it easier to build more than one unit in residential zone districts. Additionally, it simplified how
the calculations in determining how big a detached house could be built. The maximum floor area for a
detached house is 2,400 square feet regardless of the lot size and includes an attached garage.
Particular to the OT-C zone district there is a minimum lot size of 4500 square feet for a single unit dwelling.
Regardless of the lot size the floor area maximum does not change for this use. This is a change from the
previous code in which the floor area was calculated based on the lot size. The change in code is not to
provide an incentive for larger lots to build one unit. And instead, incentives the ability to have more floor
area when there is more than one unit.
When the code was updated the existing house became nonconforming. This house is 3,078 square feet of
floor area. The proposed design would demolish 644 square feet of the existing home and then build a new
826 square-foot addition. The total floor area of the detached house would be 3,260 square feet. This is a
182 square-foot or 6% increase from the existing home.
2. Applicant's statement of iustification: See petitioner's letter.
3. Staff Conclusion and Findinqs:
Under Section 6.14.4(H), staff recommends approval and finds that:
Item # 1 - Page 1
,� �, �' . �
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• The variance is not detrimental to the public good.
• The proposed increase is a 182 square feet difference from the existing house.
• Other building design standards are met such as setbacks, roof pitch and height.
• The property abuts an alley to the west and commercial use to the north.
Therefore, the variance request will not diverge from the standard but in a nominal, inconsequential way,
when considered in the context of the neighborhood, and will continue to advance the purpose of the Land
Use Code contained in Section 1.2.2
4. Recommendation:
Staff recommends approval of APPEAL ZBA240017.
Item # 1 - 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 occupanUapplicant 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
equallv well or better than would a proposal which complies with the standard for which the variance is
requested;
(3) the proposal will not diverge from the Land Use Code standards except in a nominal, inconsequential
way when considered in the context of the neighborhood.
This application is only for a variance to the Land Use Code. Building Code requirements will be determined
and reviewed by the Building Department separately. When a building or sign permit is required for any work
for which a variance has been granted, the permit must be obtained within 6 months of the date that the
variance was granted.
However, for good cause shown by the applicant, the Land Use Review Commission may consider a one-time 6 month
extension if reasonable and necessary under the facts and circumstances of the case. An extension request must be
submitted before 6 months from the date that the variance was granted has lapsed.
Petitioner or Petitioner's Representative must be present at the meetinq
Location: 300 LaPorte Ave, City Hall Council Chambers
(instructions will be emailed to the applicant the Monday prior to the hearing)
Date: Second Thursday of the month Time: 8:30 a.m.
Variance Address 412 W Mountain Ave Petitioner's Name, Taylor Meyer, AIA
if not the Owner VFLA Architecture + Interiors
City Fort Collins, CO Petitioner's Relationship Architect
to the Owner is
Zip Code 80521 Petitioner's Address 419 Canyon Ave, Suite 200
Owner's Name 412 W Mountain Avenue LLC Petitioner's Phone # 970-224-1191
Code Section(s) 2, �,g Petitioner's Email taylor@vfla.com
Zoning District OT-C Zone District Additional
Representative's Name
Justification(s) Nominal, inConsequential Representative's Address
Justification(s) Additional Justification Representative's Phone #
Justification(s) Additional Justification Representative's Email
Reasoning
WRITTEN STATEMENT EXPLAINING THE REASON FOR THE VARIANCE REQUEST REQUIRED VIA
SEPARATE DOCUMENT.
Date 06/14/2024 Signature � �
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Strength in �. � ��. Strength in � �-�� �������� ����; Strength in �_�-_� � ,_
06-14-2024
City of Fort Collins
Land Use Review Commission
281 North College Avenue
Fort Collins, CO 80524
RE: Variance Request for 412 West Mountain Avenue
To Whom it May Concern,
On behalf of my clients, Lisa and P.J. McGovern, I am requesting a variance to Land Use Code section 2.1.6
regarding the maximum allowable floor area of a Detached House in the OT-C zone district for the property
located at 412 West Mountain Avenue. The maximum allowable floor area for a Detached House in the OT-C
Zone District is 2400 sf and we are proposing a total of 3260 sf which exceeds the maximum allowable floor
area by 860 sf.
The goals of the renovation of this home are to allow comfortable modern living and repair the existing
structural and architectural elements while minimizing the impact to the historic character-defining
features of this home.
To accommodate our client's program needs, first we are proposing to demo an existing 644 sf non-original
addition on the rear of the originally constructed home, and then replace it with an 826 sf new addition. The
original home is 2434 sf. The total floor area of the existing home is 3078 sf and the total floor area of the
proposed design is 3260 sf, therefore the proposed design has a 182 sf increase in floor area as compared to
the existing design (or a 6% increase of the existing condition) which will have minimal impact on the property
and insignificant effect on the adjacent properties. Additionally, the change will not be noticeable from the
street since the addition is on the rear of the original home and is shorter in height.
We have chosen to demo the existing addition on the rear of the home to improve on the existing conditions.
There is change in the main floor level causing a step between the original home and the rear addition. The
property owners plan to age-in-place in this home and would prefer the main floor all on one level. Also, the
existing rear addition is built poorly, has little insulation, and leaky windows and doesn't compliment the style of
the original home. The new addition will complement the architecture of the original home, will be better
constructed and will be much more energy efficient.
One of the reasons for needing the additional floor area is because a significant portion of the floor area on the
upper level is not conducive to functional space. On the original home there is a second level stacked above
the main level and each level is calculated as 1217 sf per the calculation rules of the land use code. However,
the upper level rooms are tucked-in under a sloping roof and therefore only 427 sf of the floor area is
considered "habitable space," defined by the 2021 IRC as having a ceiling height of 7'-0" or more (6'-8" for
bathroom areas). If one were to calculate floor area by this definition the total floor area for the proposed
design would actually be 2470 sf which only exceeds the maximum allowable floor area by 70 sf (or 3%).
VAUGHT FRYE LARSON ARONSON �r�h�t�c��
419 Canyon Ave, Suite 200 - Fort Collins, CO �= 970.224.1191
108 East Lincolnway Cheyenne, WY = 307.635.5710
On other homes that are also constrained by this floor area limit and a similar sloping roof condition, it would
be a consideration to remove the roof and rebuilt it taller to increase functional space or at the very least add a
dormers. However, this historic home originally built in 1900 has numerous character-defining features that
could make this home a qualifying historic resource that contributes to the historic value of Mountain Avenue
and downtown Fort Collins. The roof style (steep slope, hipped structure, and having the appearance of only a
single-story building) is one of those features the gives this home its charm. While this home is not a
designated historic landmark, it is a goal of the property owners, the contractor, and ourselves to honor the
original character of this home and therefore we are opting not to alter the structure of the roof.
Lastly, during the last 2 years while the proposal of a change in the city's Land Use Code has dangled in limbo,
it has been very challenging for designers and property owners. Design and construction is a very layered and
complex process of many interconnected parts team members, and the Land Use Code plays a crucial role in
determining the outcome of a design which we why we beqin the design process by reviewing the land use
code. About a year ago while I was concerned about how a change in the Land Use Code would affect the
projects I was working on I called the city's Planning Department to ask what code we are to design around in
anticipation of a new Land Use Code that may or may not come into effect and I was told by a city employee to
design around the current Land Use Code at that time because we never know when or if the New Land Use
Code will come into efFect. We started the design on this project last December and at that time the Land Use
Code did not have a limit on the floor area of a residence in this zone district (then called the NCB zone). Then
a couple weeks ago we learned that the new Land Use Code that came into effect on May 17th limits the floor
area of a residence in this zone district (now called OT-C) to 2400 sq ft. Without a grace period to allow for a
smooth transition into this newly adopted Land Use Code and without the approval of this variance request for
additional floor area, this project will either require a significant design revision (which will incur addition design
time and fees at the property owner's expense) or will end the project altogether. The property owners
purchased this lot last January expecting to be able to build a design based on the Land Use Code at that time.
The proposed increase of allowable floor area of the lot will not be detrimental to the public good and it will not
diverge from the standards except in a nominal and inconsequential way when considered in the context of the
neighborhood for the following reasons:
• The proposed resulting design will have a floor area that only exceeds the floor area of the existing
home by 3% (70sf).
• There is unusable floor area on the upper level due to low ceiling heights that can't be raised without
significantly altering the roof which is would alter the character of this historic home.
• The proposed addition is on the rear of the original home and is shorter than the original home.
For these reasons we feel the increase in overall allowable floor area of the lot is nominal and inconsequential.
Please review the attached plans and elevations.
Thank you for your time in considering our variance request.
Sincerely,
.\
�
Taylor Meyer — VFLA, Inc.
419 Canyon Ave, Suite 200
Fort Collins, CO 80521
(970) 224-1191
VAUGHT FRYE LARSON ARONSON �rcB�ot�cts
419 Canyon Ave, Suite 200 - Fort Collins, CO �= 970224.1191
108 East Lincolnway Cheyenne, WY = 307.635.5710
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