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Home My WebLink About05/08/2025 - Land Use Review Commission - AGENDA - Regular MeetingLAND USE REVIEW COMMISSION REGULAR MEETING City Council Chambers – 300 Laporte Ave, Fort Collins, CO 80521 5/8/25 – LURC SUMMARY AGENDA 1 1. CALL TO ORDER 2. ROLL CALL 3. APPROVAL OF MINUTES Approval of April 10, 2025, Minutes. 4. PUBLIC PARTICIPATION Public Participation for items not included in the agenda. 5. VARIANCE REQUESTS a. APPEAL ZBA250008 - WITHDRAWN Address: 1616 S Whitcomb St Owner: Israel Broner Petitioner: Todd Young, Architect Zoning District: R-L Code Section: 2.1.4 Project Description: This is a request to exceed the maximum allowable floor area for a 2,689 square foot proposed detached house. The total allowable floor area for the site is 2,387 square feet. The actual floor area for the proposed house is 2,200 square feet, of which 489 square feet of the floor area features ceiling height above 14 feet. Because such area is counted towards the total floor area at 200%, the request is to therefore exceed the maximum allowable floor area by 302 square feet. Additional items are included on Page 2 of the Agenda. Participation in the Land Use Review Commission Meeting on Thursday, May 8, will only be available IN PERSON in accordance with Section 2-73 of the Municipal Code. The meeting will begin at 8:30am in City Council Chambers, 300 Laporte Avenue Documents to Share: If residents wish to share a document or presentation, City Staff needs to receive those materials via email by 24 hours before the meeting. Please email any documents to nbeals@fcgov.com. Individuals uncomfortable with public participation are encouraged to participate by emailing general public comments 24 hours prior to the meeting to nbeals@fcgov.com the Commission receives your comments. If you have specific comments on any of the discussion items scheduled, please make that clear in the subject line of the email and send 24 hours prior to the meeting. If you need assistance during the meeting, please email kkatsimpalis@fcgov.com. LAND USE REVIEW COMMISSION REGULAR MEETING City Council Chambers – 300 Laporte Ave, Fort Collins, CO 80521 5/8/25 – LURC SUMMARY AGENDA 2 b. APPEAL ZBA250009 Address: 519 W Mountain Ave Owner/Petitioner: Christopher and Ellen Kelly Zoning District: OT-B Code Section: 2.1.6 Project Description: This is a request to increase the finished square footage in an existing detached house from 2,593 square feet to 2,826 square feet by enclosing an existing 234 square foot porch. The maximum allowable floor area in the OT-B Zone District is 2,400 square feet. c. APPEAL ZBA2500010 Address: 2000 Mathews St Owner: Poudre Fire Authority Petitioner: Marie Hashaw, DaVinci Sign Systems, Inc. Zoning District: R-L Code Section: 5.16.2 (B) Project Description: This is a variance request to allow for a 5-foot-tall wall sign. The maximum allowable height for a wall sign in the Residential Sign District is 1.5 feet. The request is to therefore exceed the maximum allowable height for a wall sign by 3.5 feet. d. APPEAL ZBA2500011 Address: 1300 E Laurel St Owner/Petitioner: Corey Neuroth Zoning District: CCR Code Section: 3.1.7, 3.1.8, 3.1.9 Project Description: There are two requests associated with this variance: 1. A request for a proposed 2,400 square foot detached accessory building (garage) to replace four existing detached accessory structures. The maximum allowable square footage for a detached accessory building for this lot is 800 square feet. 2. A request for a proposed addition (attached garage w/habitable space above) to encroach 9 feet into the required front setback at its closest point to the property line. The minimum required front setback for this property in the CCR zone district is 15 feet. 6. OTHER BUSINESS -Election of Chair and Vice-Chair 7. ADJOURNMENT 4/10/25 – LURC MINUTES – DRAFT 1 Land Use Review Commission REGULAR MEETING Thursday, April 10, 2025 – 8:30 AM City Council Chambers, City Hall – 300 Laporte Ave, Fort Collins, CO 80521 1. CALL TO ORDER: 8:30 AM 2. ROLL CALL Board Members Present – Gupta, Vogel, Lawton, San Filippo, Floyd, Coffman Board Members Absent – Carron Staff Members Present – Noah Beals, Kory Katsimpalis, Brad Yatabe Guest(s) – NONE 3. APPROVAL OF MINUTES San Filippo made a motion, seconded by Coffman, to approve the March 13, 2025, Minutes as written. The motion passed by all members present. 4. PUBLIC PARTICIPATION -NONE- 5. VARIANCE REQUESTS a. APPEAL ZBA250005 Address: 227 S Sherwood St Owner: Mary E Daniel / James A Kelly Petitioner: Jenny Murphy, J. Reiko Design + Co Zoning District: OT-B Code Section: 2.1.6 Project Description: This is a request for a proposed 613 square foot residential addition to extend 8.5 inches into the required 5-foot side setback. The south wall of the proposed addition will align with a portion of the existing south wall of the house that is currently 4 feet 3 inches from the property line. The minimum required interior side setback in the OT-B Zone District is 5 feet. Staff Presentation: Beals presented slides relevant to the appeal and discussed the variance request, noting that the property is located near the corner of W Olive St and S Sherwood St. The request is to build an addition to the rear of the existing structure. Beals presented plans representing existing conditions that include a deck at the rear of the primary structure, and plans describing the proposed addition that would occur in the location of the deck. The existing structure is already encroaching into the side setback by less than a foot, and the proposed addition would align with the existing structure. The proposed addition would be one story in height and would be similar in height to the existing structure. There is a second story on a small portion of the existing structure. Beals presented side-view elevations of the proposed addition, noting the wall of the proposed addition that would match the encroachment of the existing structure. The small second story portion is attic/storage space. 4/10/25 – LURC MINUTES – DRAFT 2 Vice-Chair Lawton clarified that the variance request only concerns the setback encroachment of the side wall and does not include any increase in square footage. Beals confirmed all other elements comply with code. Applicant Presentation: Applicant Mary E Daniel, owner, 227 S Sherwood St, and Applicant representative Jenny Murphy, J. Reiko Design + Co, addressed the Commission and offered comment. Murphy stated it is important to point out that existing access to the basement level occurs along the wall that is in question, and if the variance was not granted access to the basement would have to be abandoned and/or gained from the exterior of the residence. The intent with the proposed plan is to match the existing design as much as possible. Daniel noted a letter of support that was received from their neighbor, who is in full support of the variance. This letter was provided to Commission members for consideration. Public Comment: -NONE- Commission Discussion: Vice-Chair Lawton sees no problem with the variance application, noting it is a continuation of existing conditions. Lawton was unaware of the basement access and appreciated it being called out. Commission member Coffman sees the variance as nominal and inconsequential, noting emergency access to the lot is achievable from the north side of the lot and from the alley. Coffman is in support of the variance. Commission member Vogel is in support of the variance, noting support offered by neighbors. Commission member San Filippo believes the addition is well thought out and designed. San Filippo reported that he had visited the site and feels that it is in keeping with surrounding properties along S Sherwood St. He is in support of the variance request. Commission member Coffman made a motion, seconded by member Vogel to APPROVE ZBA250005, granting the requested variance to Land Use Code Section 2.1.6 to allow the proposed addition to extend 8.5 inches into the required 5-foot side setback as shown in the hearing materials. The Commission finds that the variance would not be detrimental to the public good; and the variance will not diverge from Section 2.1.6 except in a nominal and inconsequential way when considered in the context of the neighborhood and will continue to advance the purposes of the Land Use Code contained in Section 1.2.2 because: the encroachment is less than 1 foot; the proposed addition aligns with the existing structure; the proposed addition is one story; and the abutting property to the south is separated by a 6-foot-tall fence. This decision is based upon the agenda materials, information presented during this hearing, and Commission discussion. The Commission hereby adopts the information, analysis, findings and conclusions regarding this variance contained in the hearing staff report Yeas: Gupta, Vogel, Lawton, San Filippo, Floyd, Coffman Nays: Absent: Carron 4/10/25 – LURC MINUTES – DRAFT 3 b. APPEAL ZBA250006 Address: 321 W Mulberry St Owner: SJY Community Investments, LLC Petitioner: Aswad Allen Zoning District: OT-C Code Section: 2.1.6 Project Description: This is a request for a proposed 288 square foot accessory building (shed) to be placed approximately 5 feet from the rear property line. The minimum required rear setback for the OT-C Zone District is 15 feet. The request is to encroach the minimum rear setback by 10 feet. Staff Presentation: Beals presented slides relevant to the appeal and discussed the variance request, noting that the property is located along W Mulberry St, just E of S Meldrum St. The variance request seeks to build a shed in the rear of the property. The property does abut an alley on the east property line. The proposed shed will have a vehicle access drive from the rear alley. The request is to encroach into the rear setback by 10 feet and maintain a proposed 5-foot setback to the rear property line. Presenting aerial view of the property, Beals explained that the abutting property is a parking lot owned by Colorado State University. The applicant has provided a letter of support from the University. Beals explained even if there were a house on the abutting property to the south, that house would face S Meldrum St and would be enjoying a 5-foot setback from that same property line. Beals presented site plans describing the placement of the proposed shed and vehicle driveway. Additionally, street views of the property were shown, with Beals noting that the original garage has been turned into additional living space. The original driveway off of W Mulberry St is still extant, Beal does not believe that driveway will be abandoned or removed. Vice-Chair Lawton asked if there were any easements. Beals confirmed that no easements are present. Lawton confirmed that vehicular access to the proposed structure would now be taken from the alley. Commission member San Filippo asked Beals if the removal of the original driveway should be considered as a condition of approval that the Commission might grant, or is that more of an issue for the Building Dept? Beals responded that staff have not recommended that condition; it may be less of a Building Dept concern and more of an Engineering Dept item. It is probably considered a non-confirming driveway given how close it is to the alley. Regarding this variance request, there is no impact or associated staff recommendation. Commission member Floyd asked Beals what zoning is applied to the CSU property? Beals answered that it may be the same (OT-C), however, the city has no jurisdiction over CSU property so it may not technically be zoned. Applicant Presentation: Petitioner rep Jevard Hitch, on behalf of Aswad Allen, SJY Community Investments, LLC, addressed the Commission and offered comment. Hitch stated that the way this house is situated necessitates access from the rear, and in order to maintain the yard as usable space, the shed needs to be placed 5 feet from the rear property line. Vice-Chair Lawton asked about turning the garage into habitable space and asked if this was a part of the larger plan to build the shed/garage building. Hitch noted these were separate decisions, as the homeowners realized a lack of storage space that necessitated the construction of a new shed 4/10/25 – LURC MINUTES – DRAFT 4 Commission member San Filippo asked if this home is currently undergoing a full renovation? Hitch responded that the overall renovations are about 90% completed, and the shed is one of the last pieces needed for completion. San Filippo asked for the overall height of the shed. Hitch indicated the shed would measure 12 ft x 24 ft x 8 ft. Beals confirm that the shed is a conforming with other standards based on size and measurements. Public Comment: -NONE- Commission Discussion: Commission member Coffman sees no problem with the variance request. When considering that the property abuts a parking lot the effect is nominal and inconsequential. Placing the shed further from the house maintains a usable yard area. From a public safety perspective, reducing access points from W Mulberry St increases safety and mitigates potential traffic risks. Commission member San Filippo mentioned another mitigating factor which is an apparent 10-15-foot grass area between the fence on the rear of the applicant’s property line and the asphalt surface of the parking lot. Commission member Vogel feels the proposal would increase area safety, noting that backing out of the drive to access W Mulberry St is not as safe. Rear access to the property is much safer. Vice-Chair Lawton is in agreement with the previous comments of the Commission. Lawton does maintain some concern that the existing driveway could continue to be used for vehicular parking, but if staff and Engineering have not it tagged as a concern, it is not a problem with approval of the variance request. Commission member Coffman made a motion, seconded by member Vogel to APPROVE ZBA250006, granting the requested variance to Land Use Code Section 2.1.6 to allow the proposed detached accessory structure to be placed 10 feet into the required 15-foot rear setback as shown in the hearing materials. The Commission finds that the variance would not be detrimental to the public good; and will not diverge from Section 2.1.6 except in a nominal and inconsequential way when considered in the context of the neighborhood and will continue to advance the purposes of the Land Use Code contained in Section 1.2.2 because: the south property line abuts a parking lot; the proposed structure is one-story; and the proposed 5-foot setback maintains space for emergency access around the structure. This decision is based upon the agenda materials, information presented during this hearing, and Commission discussion. The Commission hereby adopts the information, analysis, findings and conclusions regarding this variance contained in the hearing staff report. Yeas: Gupta, Vogel, Lawton, San Filippo, Floyd, Coffman Nays: Absent: Carron 4/10/25 – LURC MINUTES – DRAFT 5 c. APPEAL ZBA250007 Address: 523 E Magnolia St Owner: Mark Cassalia / Liesel Hans Petitioner: Keira Harkin, Old Town Desings, Inc. Zoning District: OT-B Code Section: 2.1.6 Project Description: There are two requests associated with this variance application: 1) A request to exceed the maximum allowable floor area for a proposed 2,429 square foot house with a 430 square foot attached garage. The maximum allowable floor area for a detached house in the OT-B Zone District is 2,400 square feet. The request is to exceed the maximum allowable floor area by 459 square feet. 2) A request to encroach the front setback by 4 feet 2 inches for a covered porch and 1 foot 11 inches for the front of the building wall. The covered front porch at the front of the house is proposed to be 10 feet 10.25 inches from the property line, and the front wall of the house is proposed to be 13 feet 1 inch from the property line. The minimum required front setback in the OT-B Zone District is 15 feet. Staff Presentation: Beals presented slides relevant to the appeal and discussed the variance request, noting that the property is located on Smith St near E Magnolia. This is a fairly recent subdivision of lots in the area. The lot that was created faces E Magnolia St and abuts the alley to the west As seen in aerial views of the property, the lot size is different for the area and is shallow. This makes meeting the required front and rear setbacks more difficult and is the impetus for pursuing the current variance requests. The first variance request is a front setback encroachment; the proposal meets the rear setback requirement of 15 feet, but this results in an encroachment of the front setback. This is a single request, but encroachment occurs in two areas: the covered front porch and a portion of the front wall. Both create a setback of less than 15 feet. Along E Magnolia, there are a number of structures that also encroach into the front setback. Other homes that face off of Smith St now are required to meet a 9-foot front setback rather than the previous 15-foot setback. The second request is to increase floor area for a primary structure. The maximum allowable floor area for a primary house in this district is 2,400 square feet. Because the garage is attached, it is required to be counted as a portion of the primary structure. If the garage were to be detached, it would be required to be a minimum of 5 feet away from the primary structure, resulting in an encroachment of the rear setback. If the garage were to be detached, the result would be a need for a variance for an additional 29 square feet for the primary structure. Renderings of the proposed structure describe the covered porch as open on three sides, as well as the front wall of the primary structure that encroaches into the front setback. The property line for this lot is not at the back of the sidewalk, so there is a bit of additional distance remaining from the property line to the back of the sidewalk. Lawton asked Beals to return to the image of the plat, to clarify the boundaries of the new subdivision. Beals explained that the back fence is now the new side property line. Beals notes that when a property is re-platted, it becomes one property with portions of three original lots making up the new subdivision. 4/10/25 – LURC MINUTES – DRAFT 6 Applicant Presentation: Applicant representative Keira Harkin, Old Town Desings, Inc., and property owner Mark Cassalia, 405 Smith St, addressed the Commission and offered comment. Harkin stated that due to the nature of the lot being shallow, it is difficult to fit the planned home on the lot while being wholly compliant with code standards. They spent a lot of time considering how the home could be positioned on the lot, and felt the current design is a reasonable request in order to allow the home that is needed for the applicant’s family while minimizing impacts on the neighborhood. Cassalia noted they have been working with the city for more than 2 years on this project and has additionally worked with Historic Preservation regarding 501 E Magnolia St. Cassalia feels the home matches the context of the neighborhood and is happy with the current design. Public Comment: -NONE- Commission Discussion: Commission member Coffman stated that regarding setbacks, this is very much in line with the area. No other homes meet the 15-foot setback. Regarding floor area, this is almost the “textbook” example of nominal change, as it would not need a variance if it were detached. This is of public benefit, as it adds housing density to a desirable area. Coffman is in support of the variance. Commission member San Filippo agrees with Coffman; San Filippo feels this is a well thought out plan. Setbacks are in line with others in the neighborhood. Alley access to the garage prevents blocking of the alley. San Filippo In support of the variance request. Vice-Chair Lawton is giving consideration based in part on the property across the alley that has previously gained LURC approval. The proposal is a good use of space and meets the city’s goals of increased density and additional housing. The garage could be compliant just to match a rule but wouldn’t make much sense and would look strange. Commission member Vogel is in agreement and appreciates that neighbor support has been provided. Commission member Coffman made a motion, seconded by member Vogel to APPROVE ZBA250007, granting the requested variances to Land Use Code Section 2.1.6 to allow the proposed house with attached garage to exceed the maximum allowable floor area by 459 square feet; and to allow the front building wall to encroach into the front setback by 1 foot 11 inches and covered front porch to encroach into the front setback by 4 feet 2 inches; all as shown in the hearing materials. The Commission finds that the variances would not be detrimental to the public good; and the setback variance will not diverge from Section 2.1.6 except in a nominal and inconsequential way when considered in the context of the neighborhood and will continue to advance the purposes of the Land Use Code contained in Section 1.2.2 because the Magnolia Street block face has varying building setbacks that are less than 15 feet; and regarding the floor area variance, by reason of exceptional physical condition of the property, namely the shallow and unique lot shape, the strict application of the code would result in unusual and exceptional practical difficulties or undue hardship not caused by the property owner regarding placement of a compliant detached structure. This decision is based upon the agenda materials, information presented during this hearing, and Commission discussion. The Commission hereby adopts the information, analysis, findings and conclusions regarding these variances contained in the hearing staff report. Yeas: Gupta, Vogel, Lawton, San Filippo, Floyd, Coffman Nays: Absent: Carron 4/10/25 – LURC MINUTES – DRAFT 7 6. OTHER BUSINESS Beals offered welcome to our two new Commission members and expressed gratitude at their willingness to assist the Community. Beals also noted that next month’s meeting will include the election of Officers. Vice-Chair Lawton welcomed the return of Brad Yatabe as our supporting City Attorney. Yatabe urged consideration of the Commission regarding holding elections at the beginning or end of the hearing. Yatabe also reiterated that a vote to abstain will be counted as an affirmative vote. Regarding minutes, under Robert’s Rules, a commission member is allowed to participate in voting for the Minutes regardless of their previous participation. It is considered an administrative vote that relies on the accuracy of those staff who produce the Minutes. Yatabe also noted that site visits are fine to make to gather information ahead of hearings and urged members to state at the beginning of discussion that a site visit has been made, report their observations and note the time of day the visit was made. That allows Commission members and applicants to have full awareness of observations and have a chance to confirm or refute observations made. Commission member San Filippo noted that he is fond of making site visits and confirms Yatabe’s suggestions that best practice would be to make a report of his site visit observations prior to applicant presentations. -Beals suggests we update the meeting script to prompt disclosure of site visits. -Lawton will send revisions to the script to administrative staff for correction and additions. -San Filippo notes he wears his volunteer badge to identify himself when performing site visits. 7. ADJOURNMENT The Meeting was adjourned at 9:18 AM. Agenda Item 2 Item # 2 - Page 1 STAFF REPORT May 8, 2025 STAFF Noah Beals, Senior City Planner/Zoning PROJECT ZBA250009 PROJECT DESCRIPTION Address: 519 W Mountain Ave Owner/Petitioner: Christopher and Ellen Kelly Zoning District: OT-B Code Section: 2.1.6 Variance Request: This is a request to increase the finished square footage in an existing detached house from 2,593 square feet to 2, 826 square feet by enclosing an existing 234 square foot porch. The maximum allowable floor area in the OT-B Zone District is 2,400 square feet. COMMENTS: 1. Background: The property is part of the original town Plat of 1873. The primary building was constructed in 1898. There have been significant alterations since then with the lates occurring in 2016. The property fronts onto W Mountain Ave. It is located midblock. However, an alley exists that runs north- south, and the property’s east side abuts the alley. The 2016 addition created a porch on the back of the house. This porch is enclosed on two sides and has a roof that matches the design of the rest of the house. Additionally, there is a detached structure that is approximately 5ft away from one of the open sides of the porch. The proximity of the accessory structure gives the appearance the porch being enclosed on three sides. The Land Use Code limits the size of the primary structures based on the floor area. The existing structure is over the maximum size already by 193 sf. The prosed design enclosing the porch on two sides for habitable space will increase the floor area by an additional 234 sf. 2. Applicant’s statement of justification: See petitioner’s letter. 3. Staff Conclusion and Findings: Under Section 2.10.4(H), staff recommends approval and finds that: • The variance is not detrimental to the public good. • The proposed floor area is an existing porch that is enclosed by two walls and an abutting accessory structure. • The additional floor area is in the rear half of the along the alley. • Visual impact of the increased floor area is limited. Therefore, the variance request will not diverge from the standard but in a nominal, inconsequential way, when considered in the context of the neighborhood, and will continue to advance the purpose of the Land Use Code contained in Section 1.2.2 4. Recommendation: Staff recommends approval of APPEAL ZBA250009. Written Statement - separate document April 3, 2025 Address: 519 West Mountain Avenue Owners: Ellen Kelly and Chris Kelly Variance request: Under Article 2 section 2.1.6 of the Fort Collins Land Use Code Floor area is limited to 2,400 sf. This request is to allow for an Exception to increase the existing ﬁnished square feet of 2,592 sf to 2,826 sf by means of building two walls and enclosing an existing porch. Plan: Enclose an existing porch by constructing two walls. The house will be reconﬁgured to ﬁx a non conforming bedroom and create a hall way to improve ﬂow through the house. The enclosed porch will be used as a dining room off the main Kitchen. The existing dining room will be used to expand an existing bedroom and create a closet. A hallway will be created to improve the ﬂow through the property. Discussion: The property improvements are the culmination of three major development projects, 1898 original construction, 1950s 1st addition and 2017 2nd addition. Early in the 20th century a detached garage also was built. The master bedroom is a non conforming 138 SF bedroom that is bifurcated by a staircase and does not have a closet. The design of the house does not allow for uninterrupted ﬂow through the house. The project will ﬁx design ﬂaws, but will not create additional rooms or functionality. Hardship: Without the Exception the house is a two bedroom house with poor circulation. The 1898 design creates a unique design issue for the bedroom and ﬂow through. If not for the recently implemented Land Use Code Standards these issues were easily addressable based on the size of the lot and improvements made in 2017. Equally Well or Better Than: This proposed solution solves a problem created by the design of the 1898 house. The only viable alternative to this plan would be to demolish the house and build a compliant efficient 2400 SF house. This proposal is better then demolition because the community would lose a classic Queen Ann Victorian. We have considered both alternatives our preference is to renovate the house. Nominal and inconsequential: Given the size of the lot, The city approved subdivision of the 11,000 lot and the nature of the 500 block of Mountain avenue the request is nominal and inconsequential as follows; - The two walls will be constructed on an existing porch constructed in 2017 addition and sits on top of a basement. The square footage is part of the existing structure. - The porch that will be enclosed is on the back of the house and can't be seen from Mountain avenue. The porch is not easily visible from the neighbors and will not be any more visible after it is enclosed. - The property is under developed. The lot is 11,000 sf. On March 19, 2002 the city approved the subdivision of the property into two lots. The subdivision has not been recorded. If recorded the two lots will qualify for 4,800 SF of building area above ground. The total SF above ground for this request is 2,826 sf. - There is not historic impact for this space. - The back half of the property will have less than 33% of the total square footage. • The house will remain consistent with the neighborhood after the two walls are constructed. 3 of the 12 properties in the 500 block of Mountain Avenue are larger than the 3436 sf living area (above grade living space and basement) of the property. The majority of the homes in the 500 block of Mountain Avenue have been constructed, or have gone through major renovation in the past 20 years. - This porch was always planned to be enclosed. When it was constructed in 2017 the roof was insulated and ﬁnished with Beetle kill wood. The space has roughed in gas, electric and venting for heating. Agenda Item 3 Item # 3 - Page 1 STAFF REPORT May 8, 2025 STAFF Noah Beals, Senior City Planner/Zoning PROJECT ZBA250010 PROJECT DESCRIPTION Address: 2000 Mathews St Owner: Poudre Fire Authority Petitioner: Marie Hashaw, DaVinci Sign Systems, Inc Zoning District: R-L Code Section: 5.16.2 (B) Variance Request: This is a request to allow for a 5-foot-tall wall sign. The maximum allowable height for a wall sign in the Residential Sign District is 1.5 feet. The request is to therefore exceed the maximum allowable height for a wall sign by 3.5 feet. COMMENTS: 1. Background: The property is a part of the 1957 South College Avenue Consolidated Annexation. The City was the property owner at the time the existing building was originally constructed in 1976. It has seen alterations and upgrades since then. R-L zone is designed to be predominately residential uses, therefore non-residential uses are subject to the residential sign district standards. These sign standards are to limit the impact of signs and ensure they are proportionate to residential uses in the area. The property is surrounded by public right of way and a city park, specifically Spring Park. The closest residential building is 171ft away to the northwest. However, the view between this residential building and the proposed sign location is blocked by mature evergreen trees. The proposed sign is designed to be 3.5ft taller than the allowed 1.5ft maximum. This sign is planned to be on the west side of the building above the engine bay doors. View of the proposed sign is limited and is best seen from the Spring Park Drive that leads from College Avenue straight to front of the building. 2. Applicant’s statement of justification: See petitioner’s letter. 3. Staff Conclusion and Findings: Under Section 2.10.4(H), staff recommends approval and finds that: • The variance is not detrimental to the public good • The sign is on the west side of the building that faces College Ave. • There are mature evergreen trees limiting the view of the sign to the north. • The property does not abut a residential 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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¶V5HSUHVHQWDWLYH PXVWEHSUHVHQWDWWKHPHHWLQJ /RFDWLRQ/D3RUWH$YH&LW\+DOO&RXQFLO&KDPEHUV LQVWUXFWLRQVZLOOEHHPDLOHGWR WKHDSSOLFDQWWKH)ULGD\RU0RQGD\SULRUWRWKHKHDULQJ 'DWH6HFRQG7KXUVGD\RIWKHPRQWK7LPH DP Variance Address Petitioner’s Name, if not the Owner City Petitioner’s Relationship to the Owner is Zip Code Petitioner’s Address Owner’s Name Petitioner’s Phone # Code Section(s)Petitioner’s Email Zoning District Additional Representative’s Name Justification(s)Representative’s Address Justification(s)Representative’s Phone # Justification(s)Representative’s Email Reasoning Date ___________________________________ Signature __________________________________________ tZ/ddE^ddDEdyW>/E/E'd,Z^KE&KZd,sZ/EZYh^dZYh/Zs/ ^WZdKhDEd͘ ______________ %XLOGLQ RGHH XLUHPHQWVZLOOEHGHWHUPLQHG QG HYLHZHGE WKH%XLOGLQ H DUWPHQWVHSDUDWHO 2000 Mathews St DaVinci Sign Systems, Inc. Contractor 80525 4496 Bents Dr, Windsor, CO Poudre Fire Authority 970-203-9292 3.8.7.2 (B)marie@davincisign.com RL 04/07/25 3. Nominal and inconsequential dditional Justification dditional Justification April 7, 2025 City of Fort Collins 281 N College Ave Fort Collins, CO 80524 To Whom It May Concern: Re: Sign Variance Request for Poudre Fire Authority, 2000 Mathews St DaVinci Sign Systems and Poudre Fire Authority are requesting a variance for a wall sign that exceeds allowed wall height in this district. The site is zoned RL and is in the Residential Sign District. Section 3.8.7.2 (B) of the Land Use Code states that a wall sign in the Residential Sign District shall not exceed 1.5 feet in height. Based on the size of the elevation and the distance the sign is away from vehicular traffic, we feel a sign of this size (5 feet) is necessary and fits the overall architecture and scale of the elevation. Were the sign not within the Residential Sign District, it could have a height of 7 feet. The proposed sign will not diverge from the Land Use Code standards except in a nominal, inconsequential way considering the orientation of the building to any residential lot. The nearest residential unit is 200 feet away and the sign does not face it directly. Only the letters illuminate and they are small at 2¾”. Thank you for your consideration. Please let me know if you have any questions or comments. You may reach me at 970-203-9292. Thank you. Sincerely, Marie Hashaw 328'5(),5(67$7,21 0$7+(:667 )257&2//,16&2 'DWH 'DWH [ [ %B7JODJ"QQSPWBM ā ā ā Ă Ă Ă ă ă ă ą ą ą Ć Ć Ć ,$16(1(6$&-9$/$6(. 12&2675(9,6,21 + + 00,1&+(6 3/$&(0(175(1'(5,1*6&$/(µ ·µ 5(027(:,5('127($&&(6672%$&.6,'( 2)6,*1,65(48,5(')255(027(:,5(',167$//$7,21 $µ&257(167((/%$&.(53$1(/&87726+$3( %µ67((/',$021'3/$7(:$7(5-(7&87,1)285 6(3$5$7(6+$3(6$1'3,102817('72&257(1%$&.(5 :,7+µ352-(&7,21 &µ'((3$/80,180&216758&7('5(9(56(3$1 &+$11(//2*23$,17('%/$&.&23<72%(5287(' $1'386+7+58µ&/($5$&5</,&:,7+6(&21' 685)$&(',))86(5),/0$1'),567685)$&( 75$16/8&(17:+,7(),/002817(':,7+µ 352-(&7,21)520%$&.',$021'3/$7(6+$3( ,17(51$//<,//80,1$7(':,7+./('·6 ' ( µ'((3$/80,180)$%5,&$7('5(9(56(3$1180(5$/ 3$,17('%/$&.02817(':,7+µ352-(&7,21 )520%$&.',$021'3/$7(6+$3(,17(51$//< ,//80,1$7(':,7+:+,7(./('·6 µ$/80,180&,5&/(%$&.(53$1(/3$,17(' $33529('&2/2502817(':,7+µ352-(&7,21 )520%$&.&257(13$1(/ ,620(75,&9,(: ,//80,1$7('1,*+77,0(5(1'(5,1* 6,*163(&,),&$7,216 /2*26,*1 0$18)$&785($1',167$// µ ·µ" :+,7(/('·6 % · µ · µ ·µ · µ 3 · µ 3 & ( $ ' 328'5(),5(67$7,21 0$7+(:667 )257&2//,16&2 'DWH 'DWH [ [ %B7JODJ"QQSPWBM ā ā ā Ă Ă Ă ă ă ă ą ą ą Ć Ć Ć ,$16(1(6$&-9$/$6(. 12&2675(9,6,21 · µ ·µ · µ ·µ &257(1%$&.3$1(/ 02817,1*%5$&.(7 ',$021'3/$7( 02817,1* 53&/2*2)250$1'180(5$/ %$&./$<(5 0,'/$<(5 723/$<(5 · µ · µ /2*25(7851,1 &,5&/(6+$3( µ$&5</,&: 386+7+58·µ µ67((/$1*/(02817,1*%5$&.(7 $77$&+('72&08:,7+&21&5(7( $1&+256 µ;µ67((/$1*/(:(/'('72%$&. 6,'(2)&257(167((/3$1(/ µ7+,&.',$021'3/$7(&8772 6+$3(µ352-(&7,2102817 *$&257(167((/3$1(/&8772 6+$3( µ7+58%2/76:,7+1876:$6+(56 µ'((3$/80,180&216758&7(' &$%,1(7:5287('$1'386+7+85 *5$3+,&6%$&.2)6+$3(72+$9( &/($5µ32/<&$5%21$7()25+$/2 ,//80,1$7,21,//80,1$7(':,7+. :+,7(/('·6 µ'((35(9(56(3$1&+$11(//(77(5 ,//80,1$7(':,7+.:+,7(/('·6 µ$/80,1803$1(/&8772&,5&/( 6+$3(µ352-(&7,2102817 0$7(5,$/6 · µ ·µ · µ Agenda Item 4 Item # 4 - Page 1 STAFF REPORT May 8, 2025 STAFF Noah Beals, Senior City Planner/Zoning PROJECT ZBA250011 PROJECT DESCRIPTION Address: 1300 E Laurel St Owner/Petitioner: Corey Neuroth Zoning District: CCR Code Section: 3.1.7 and 3.1.8 Variance Request: There are two requests associated with this variance: 1. A request for a proposed 2,400 square foot detached accessory building (garage) to replace four existing detached accessory structures. The maximum allowable square footage for a detached accessory building for this lot is 800 square feet. 2. A request for a proposed addition (attached garage w/habitable space above) to encroach 9 feet into the required front setback at its closest point to the property line. The minimum required front setback for this property in the CCR zone district is 15 feet. COMMENTS: 1. Background: The property is part of the 1987 Hoffman Mill annexation. Prior to annexation, the primary building and some accessory buildings were built under the county jurisdiction in 1947. At the time of annexation, it was zoned for commercial uses. Still today it is in the Community Commercial Poudre Rive District which consist of mostly nonresidential uses. The proposed design is seeking to remove four accessory structures to build a new detached accessory structure. In the CCR zone the size of an accessory structure is limited by the size of the parcel. The current parcel size allows a maximum of 800 sf. accessory structure. This zone district does not have a limit on the number of accessory structures that could exists. Additionally, within this zone primary structures are allowed to be a similar size as the proposed structure. The parcel shape is long east to west and skinny north to south. The front lot line is not 90 degrees to the side or rear property lines. The unique shape and size of the parcel create limitations on meeting the 15ft setback from the front property line. Additionally, this the last house at the end of E Laurel Street that ends abutting City Streets department facilities. 2. Applicant’s statement of justification: See petitioner’s letter. 3. Staff Conclusion and Findings: Under Section 2.10.4(H), staff recommends approval and finds that: • The variances are not detrimental to the public good. • The CCR zone district allows for large size structures on small parcels • The City Streets department facilitates are to the east of the property. • The parcel shape is unique in size and shape compared to other parcels in the area. Agenda Item 4 Item # 4 - Page 2 Therefore, the variance request will not diverge from the standard but in a nominal, inconsequential way, when considered in the context of the neighborhood, and will continue to advance the purpose of the Land Use Code contained in Section 1.2.2. Also, 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 ZBA250011 Application Request IRU9DULDQFHIURPWKH/DQG8VH&RGH The /DQG8VH5HYLHZ&RPPLVVLRQ has been granted the authority to approve variances IURPWKHUHTXLUHPHQWV RI$UWLFOHVDQGRIWKH/DQG8VH&RGH7KH/DQG8VH5HYLHZ&RPPLVVLRQVKDOOQRWDXWKRUL]HDQ\XVH LQ D]RQLQJ GLVWULFWRWKHUWKDQWKRVH XVHVZKLFKDUHVSHFLILFDOO\ SHUPLWWHGLQ WKH ]RQLQJGLVWULFW7KH&RPPLVVLRQ PD\JUDQW YDULDQFHVZKHUHLW ILQGVWKDWWKHPRGLILFDWLRQRIWKHVWDQGDUGwould not be detrimental to the public good $GGLWLRQDOO\WKHYDULDQFHUHTXHVWPXVWPHHWDWOHDVWRQHRIWKHIROORZLQJMXVWLILFDWLRQUHDVRQV E\UHDVRQRIH[FHSWLRQDOSK\VLFDOFRQGLWLRQVRU RWKHUH[WUDRUGLQDU\DQGH[FHSWLRQDOVLWXDWLRQVXQLTXHWR WKH SURSHUW\LQFOXGLQJEXWQRWOLPLWHGWR SK\VLFDOFRQGLWLRQVVXFK DV H[FHSWLRQDO QDUURZQHVV VKDOORZQHVV RU WRSRJUDSK\WKHVWULFWDSSOLFDWLRQRIWKHFRGHUHTXLUHPHQWVZRXOG UHVXOW LQ XQXVXDODQG H[FHSWLRQDO SUDFWLFDO GLIILFXOWLHV RUXQGXHKDUGVKLS XSRQWKHRFFXSDQWDSSOLFDQWRIWKHSURSHUW\SURYLGHG WKDWVXFK GLIILFXOWLHV RU hardship DUHQRWFDXVHGE\DQDFW RU RPLVVLRQRIWKHRFFXSDQWDSSOLFDQWLHQRW VHOILPSRVHG WKHSURSRVDO ZLOOSURPRWH WKHJHQHUDO SXUSRVH RIWKHVWDQGDUGIRU ZKLFKWKHYDULDQFH LVUHTXHVWHG equally well or better than ZRXOG DSURSRVDO ZKLFKFRPSOLHV ZLWKWKHVWDQGDUGIRU ZKLFKWKHYDULDQFH LV UHTXHVWHG WKHSURSRVDO ZLOOQRWGLYHUJHIURPWKH/DQG8VH&RGHVWDQGDUGVH[FHSWLQ Dnominal, inconsequential way ZKHQFRQVLGHUHGLQ WKHFRQWH[WRIWKHQHLJKERUKRRG This application is only for a variance to the Land Use Code. Building Code requirements will be determined and reviewed by the Building Department separately. When a building or sign permit is required for any work for which a variance has been granted, the permit must be obtained within 6 months of the date that the variance was granted. +RZHYHUIRUJRRGFDXVHVKRZQE\WKHDSSOLFDQWWKH/DQG8VH5HYLHZ&RPPLVVLRQ PD\FRQVLGHUDRQHWLPHPRQWK H[WHQVLRQLIUHDVRQDEOHDQGQHFHVVDU\XQGHUWKHIDFWVDQGFLUFXPVWDQFHVRIWKHFDVH$Q H[WHQVLRQUHTXHVWPXVWEH VXEPLWWHGEHIRUHPRQWKVIURPWKHGDWHWKDWWKHYDULDQFHZDVJUDQWHGKDVODSVHG Petitioner or Petitioner’s Representative must be present at the meeting Location9,578$/21/<YLD=RRP LQVWUXFWLRQVZLOOEHHPDLOHGWR WKHDSSOLFDQWWKH)ULGD\RU0RQGD\SULRUWRWKHKHDULQJ Date6HFRQG7KXUVGD\RIWKHPRQWK7LPH DP Variance Address Petitioner’s Name, if not the Owner City Petitioner’s Relationship to the Owner is Zip Code Petitioner’s Address Owner’s Name Petitioner’s Phone # Code Section(s)Petitioner’s Email Zoning District Additional Representative’s Name Justification(s)Representative’s Address Justification(s)Representative’s Phone # Justification(s)Representative’s Email Reasoning Date ___________________________________ Signature __________________________________________ tZ/ddE^ddDEdyW>/E/E'd,Z^KE&KZd,sZ/EZYh^dZYh/Zs/ ^WZdKhDEd͘ Choose One from List dditional Justification dditional Justification Buildin od e uirements will be determined nd eviewed b the Buildin e artmen separatel 1300 E Laurel St. 80524 Corey Neuroth 4/8/25 1901 Unity Court FTC. 80528 303-249-1608 Coreyneuroth@gmail.com CCR Please see attached Statement City of Fort Collins Zoning Variance Request Statement Date: 4/8/25 Applicant Name: Corey Neuroth Property Address: 1300 E Laurel St., Fort Collins, CO 80524 Phone Number: 303-249-1608 Email: coreyneuroth@gmail.com Variance Request Summary We respectfully request a variance from the Fort Collins Land Use Code to allow for the following modiﬁcations to our property: 1. Front Setback Reduction - 3.1.7 o Proposed scope of work and reason for variance: Build a new, attached, 2 car garage on the west side of property. With additional habitable space above. The habitable space would expand current habitable space and would not be a separate dwelling. Without the variance, there would not be adequate room for the proposed garage and additional habitable space.. o Current Requirement: 15’ from front of property o Requested Reduction: Front setback reduced to 6 feet o Justiﬁcation: The existing structure on the property is already located within approximately 8 feet of the front property line. We are requesting a minimal additional reduction to 6 feet in order to maintain alignment with the current building footprint, Allow for a standard sized garage, and allow functional site design improvements. This small adjustment would not negatively impact visibility, pedestrian access, or the aesthetics of the streetscape. 2. Accessory Unit Size Increase - 3.1.8 o Proposed Scope of work and reason for Variance: Remove existing accessory structures that have been poorly maintained and are visually unappealing. Combine accessory spaces into one larger detached garage unit. Reducing overall footprint and improving quality and aesthetic appeal. o Current Maximum Allowed: 800ft2 per unit, Multiple units allowed o Requested Size: Up to 2,400 square feet – Detached garage o Justiﬁcation: Rather than constructing multiple smaller accessory buildings, we propose a single, well-designed structure totaling up to 2,400 square feet. This approach reduces visual clutter, minimizes site disruption, and maintains a cohesive architectural style. A single building is also more energy-eﬃcient and environmentally sustainable than multiple smaller units, and will be designed to complement the primary residence and overall neighborhood character. Justiﬁcation for Variance Request • Unusual Conditions or Constraints: The lot presents unique conditions due to the location of the existing residence and the shape of the lot which would hinder the accessibility of multiple accessory units on the back portion of the lot. The current site constraints also restrict the potential for upgrades and make it diﬃcult to fully comply with the existing front setbacks and accessory unit size requirements. • Impact on Neighborhood: The requested variance will not alter the essential character of the neighborhood. The proposed changes are in harmony with existing structures on neighboring properties and will maintain public safety, access, and privacy. • Public Beneﬁt: Constructing a single, larger accessory unit will reduce construction impacts and infrastructure demands compared to multiple smaller structures. It will also decrease overall footprint and construction timelines. Attachments • Site Plan showing proposed setback and accessory unit location • Survey of current property • Copy of easement agreement for property Thank you for taking the time to review our variance request. We greatly appreciate your consideration and the work you do to support thoughtful and sustainable development in Fort Collins. We believe our proposed changes will enhance the functionality and character of our property while remaining aligned with the values of the surrounding community. Please don’t hesitate to reach out if any additional information or clariﬁcation is needed. We look forward to working with you throughout this process. Signature: ___________________________ Printed Name: Corey Neuroth Date: 4/8/2025 V I C I N I T Y M A P This is not a Legal Survey, nor is it intended to be or replace one. These measurements are approximate and are for illustrative purposes only. This work product represents only generalized location of features, objects or boundaries and should not be relied upon as being legally authoritative for the precise location of any feature, objects or boundary. Disclaimer S I T E P L A N 1300 E Laurel St Fort Collins, CO 80524 Parcel ID: 87182-00-042 Lot area: 0.28 Acres Paper Size: 11"x17" scale 1"=20' Graphic scale: 0 12 25 50 201' 74' 60 ' 116' 172' 26'7' 56.2' 28 . 2 ' 56.2' 28 . 2 ' 14' 4' 24' 20 ' 37'9 " 47' 19 ' 29'5" 32 ' 44' 24 . 5 " 6' 40' 6' 5' 6' 47' 12 ' Property line Property line Property line Property line wall line driv e w a y propo s e d drivew a y proposed stairs proposed garage proposed building cover porch EXISTING HOUSE No.1300 S Fett e r l y A v e cent e r l i n e con t > 4 9 5 4 f t con t > 4 9 5 2 f t con t > 4 9 5 0 f t con t > 4 9 4 8 f t cont>49 4 6 f t 31' 8' 7' 6' 6' 15' N 88°40'00" E 205.51' N 88°31'45" E 74.96' S 0 1 ° 2 9 ' 0 1 " E 6 0 . 8 4 ' S 85°59'59" W 117.98' N 69°13' 0 0 " W 1 7 5 . 7 0 ' N 88°40'00" E 1041.80' N 0 1 ° 2 9 ' 0 1 " W 1 5 4 . 8 0 ' 93 . 9 6 ' N88°40'E 280.50' (R) S0 1 ° 2 0 ' E 6 0 . 8 4 ' ( R ) S86°07'W 117.86' (R) N69°13' W 1 7 5 . 7 0 ' ( R ) (R) BASIS OF BEARINGS NORTH LINE OF THE SW1/4 OF THE NW1/4 OF SECTION 18 OWNER: CITY OF FORT COLLINS NW1/4, NW1/4 OF SECTION 18 OWNER: CITY OF FORT COLLINS LOT 1, HOFFMAN MILL SUBDIVISION RECEPTION NO. 20190004037 OWNER: MOSE PICARD UN-PLATTED OWNER: ELMER SCHNEIDER UN-PLATTED 28 . 2 ' 56.2' 28 . 2 ' 56.2' 22.0 ' 20.0 ' 22.0 '20.0 ' 18.0 '22.0 ' 18.0 ' 22.0 ' 10.4 '12.4 ' 10.4 ' 12.4 ' 5. 8 ' 6. 1 ' 7.7 ' 1.6 ' 2. 0 ' 6. 2 ' 15 . 2 ' COVERED PORCH RESIDENCE ON FOUNDATION GARAGE ON SLAB GARAGE ON SLAB WOOD SHED 8'x8' PERGOLA CONCRETE DRIVEWAY ADJACENT RESIDENCE GRAVE L A C C E S S R O A D EAST L A U R E L S T R E E T RIGHT O F W A Y D O C U M E N T S WERE N O T P R O V I D E D NORTHWEST 1/16TH CORNER OF SECTION 18 FOUND 2-1/2" ALUMINUM CAP ON 3/4" REBAR MARKED "PLS 5028 - 2002" N 88°40'00" E 1247.31' POINT OF COMMENCEMENT/BEGINNING PER THE DESCRIPTION NOTE THAT THE SEPTIC TANK AND LEACH FIELD COULD NOT BE VISUALLY LOCATED AND MAY BE OFFSITE OF THE PARCEL ACCESS DOOR 7. 0 ' 15 . 5 ' 2.8 ' 2.0 ' 4. 2 ' 5.1 ' 5. 2 ' 18 . 4 ' NOTICE: According to Colorado law you must commence any legal action based upon any defect in this survey within three years after you first discover such defect. In no event, may any action based upon any defect in this survey be commenced more than ten years from the date of the certification shown hereon. RE V I S I O N : RE V I S I O N : RE V I S I O N : RE V I S I O N : DR A W N B Y : FI E L D D A T E : PR O J E C T N O . : CL I E N T : DW G . D A T E : S OF HE E T 㻟㻜㻢㻌㻱㻚㻌㻱㻸㻵㼆㻭㻮㻱㼀㻴㻌㻿㼀㻾㻱㻱㼀㻲㻻㻾㼀㻌㻯㻻㻸㻸㻵㻺㻿㻌㻯㻻㻸㻻㻾㻭㻰㻻㻔㻥㻣㻜㻕㻌㻞㻟㻞㻙㻥㻠㻤㻞㼏㼠㼔㼑㼣㻬㼠㼞㼕㻙㼜㼑㼍㼗㼟㻚㼏㼛㼙 TR I - P E A K S , L L C 㻯㻸㼀 W2 3 - 1 4 5 12 - 1 2 - 2 0 2 3 12 - 1 5 - 2 0 2 3 BO B B I E M A S T E R S 11 CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO SITUATE IN THE NORTHWEST 1/4 OF SECTION 18, TOWNSHIP 7 NORTH, RANGE 68 WEST OF THE 6TH P.M., IMPROVEMENT SURVEY PLAT 㻯㻱㻾㼀㻵㻲㻵㻯㻭㼀㻵㻻㻺㻦㻵㻌㻯㻴㻾㻵㻿㼀㻻㻼㻴㻱㻾㻌㻸㻚㻌㼀㻴㻱㼃㻘㻌㻭㻌㻰㼁㻸㼅㻌㻸㻵㻯㻱㻺㻿㻱㻰㻌㻼㻾㻻㻲㻱㻿㻿㻵㻻㻺㻭㻸㻌㻸㻭㻺㻰㻌㻿㼁㻾㼂㻱㼅㻻㻾㻌㻵㻺㻌㼀㻴㻱㻿㼀㻭㼀㻱㻌㻻㻲㻌㻯㻻㻸㻻㻾㻭㻰㻻㻘㻌㻰㻻㻌㻴㻱㻾㻱㻮㼅㻌㻯㻱㻾㼀㻵㻲㼅㻌㼀㻴㻭㼀㻌㼀㻴㻱㻌㻿㼁㻾㼂㻱㼅㻌㻾㻱㻼㻾㻱㻿㻱㻺㼀㻱㻰㻌㻮㼅㻌㼀㻴㻵㻿㻼㻸㻭㼀㻌㻵㻿㻌㼀㻴㻱㻌㻾㻱㻿㼁㻸㼀㻿㻌㻻㻲㻌㻭㻌㻿㼁㻾㼂㻱㼅㻌㻹㻭㻰㻱㻌㻮㼅㻌㻹㻱㻌㻻㻾㻌㼁㻺㻰㻱㻾㻌㻮㼅㻌㻰㻵㻾㻱㻯㼀㻌㻿㼁㻼㻱㻾㼂㻵㻿㻵㻻㻺㻚㻿㼁㻾㼂㻱㼅㻻㻾㻦㻌㻯㻴㻾㻵㻿㼀㻻㻼㻴㻱㻾㻌㻸㻚㻌㼀㻴㻱㼃㻘㻌㻼㻱㻙㻼㻸㻿㻌㻔㻼㻸㻿㻏㻌㻟㻤㻢㻥㻞㻕 LEGEND PUBLIC LAND SURVEY MONUMENT AS DESCRIBED FOUND 1/2" REBAR WITH 1.0" PLASTIC CAP MARKED "PLS 38692" SET 1/2" REBAR WITH 1" PLASTIC CAP MARKED "PLS 38209" AIR CONDITIONER ELECTRIC METER TELECOMMUNICATIONS PEDESTAL WATER METER FIRE HYDRANT GAS METER PARCEL LINE BOUNDARY LINE FENCE LINE SECTION LINE 㻸㻱㻳㻭㻸㻌㻰㻱㻿㻯㻾㻵㻼㼀㻵㻻㻺㻦 CONSIDERING THE WEST LINE OF THE SW1/4 OF THE NW1/4 OF SECTION 18, TOWNSHIP 7 NORTH, RANGE 68 WEST OF THE 6TH P.M., AS BEARING DUE NORTH AND WITH ALL BEARINGS HEREIN RELATIVE THERETO: COMMENCING AT A POINT WHICH BEARS N88°40'E 1041.80 FEET FROM THE NORTHWEST CORNER OF THE SW1/4 OF THE NW1/4 OF SAID SECTION, THENCE N88°40'E 280.50 FEET, THENCE S01°20'E 60.84 FEET, THENCE S86°07'W 117.86 FEET, THENCE N69°13'W 175.70 FEET TO THE POINT OF BEGINNING. NOTES - THE LEGAL DESCRIPTION FOR THIS SURVEY IS BASED ON THE DEED RECORDED AT RECEPTION NO. 20050089747 OF THE LARIMER COUNTY RECORDS. - THE CLIENT DID NOT REQUEST A TITLE COMMITMENT TO BE ORDERED FOR THIS SURVEY OR REQUEST ADDITIONAL EASEMENTS/RIGHT OF WAYS TO BE SHOWN; THEREFOR ADDITIONAL RIGHT-OF-WAYS AND EASEMENTS OF RECORD WERE NOT RESEARCHED FOR THIS SURVEY. ANY INFORMATION REGARDING DOCUMENTS THAT MIGHT AFFECT THE QUALITY OF TITLE TO SUBJECT PROPERTY WERE NOT DETERMINED. - SUBJECT PROPERTY ADDRESS IS 1300 EAST LAUREL STREET, FORT COLLINS, COLORADO 80524. - BEARINGS ARE BASED ON THE NORTH LINE OF THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 OF SECTION 18 TO HAVE THE ASSUMED BEARING OF N88°40'E BETWEEN THE NORTH 1/16TH CORNER OF SECTIONS 18 AND 13 AND THE NORTHWEST 1/16TH CORNER OF SECTION 18, SAID MONUMENTS ARE DESCRIBED AS SHOWN ON THIS SURVEY. - UNITS ARE SHOWN IN U.S. SURVEY FOOT - THE TOTAL AREA CONTAINS 12,858 SQUARE FEET (0.295 ACRES) MORE OR LESS.