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HomeMy WebLinkAboutZoning Board Of Appeals - Minutes - 04/14/1994ZONING BOARD OF APPEALS April 14, 1994 Regular Meeting 8:30am Minutes The regular meeting of the Zoning Board of Appeals was held on Thursday, April 14, 1994 in the council chambers of the City of Fort Collins City Hall. Roll was answered by Perica, Gustafson, Clark, Cuthbertson, Michelena. Board members absent: Huddleson, Anastasio. The meeting was called to order by Chairman Gustafson. Council Liaison: Ann Azari Staff Liaison: Peter Barnes Staff Support Present: Peter Barnes Ann Chantler The minutes from the February meeting were approved. Anneal 2096, 335 West Street, by William and Suzanne Simpson, approved. Section 29-167(5). The variance would reduce the required street side setback along Cherry Street from 15' to 13' 4" in order to allow a two-story addition to an existing single family home located in the NCM zone. The north side of the home is already at a 1314" setback, and the proposed addition would line up with the existing wall. ----- Petitioner's statement of hardship: The house is small and the owners desire to enlarge the home. The addition will line up with the existing north wall, which is already nonconforming. Because the lot is narrow, room to expand is limited. If the second floor addition has to comply with the 15' setback, there would be structural problems if the 2nd floor wall is not above the existing wall. Staff comments: The addition will be 25.5 feet from the curb along Cherry Street. In this part of town, the property line is 12.5 feet from the curb, whereas in newer parts of the city, the property line is only 9 feet from the curb. Therefore, this addition will be further from the street (25.5 feet) then would be required for a building on a corner lot elsewhere in the city (24 feet). Thus, the intent of the code is met. Zoning Board of Appeals April 14, 1994 Page 2 Zoning Administrator Peter the older part of town. The to build on the rear of the is no sidewalk along Cherry put in a sidewalk. Barnes stated this home was located in lot width is 501. The owners would like home. Mr. Barnes stated there presently Street and didn't know of any plans to Suzanne and William Simpson, owners, appeared before the Board. They stated they had lived there 12 years and would like to stay. The houses in this neighborhood are small and there are very few options available to enlarge their home. Board Chairman Gustafson stated this was a case of the older part of town having small lots. Alice Nerrman, 401 West Street, appeared before the Board in favor of this appeal. Two letters were received in support of this appeal. No one was present in opposition of this appeal. Board member Cuthbertson moved to approve Appeal 2096 for the hardship stated. Board member Clark seconded the motion. Yeas: Perica, Gustafson, Clark, Cuthbertson, Michelena. The motion passed. Appeal 2097 120 N. McKinley by owner Jeff Albright, passed. Section 29-119(5). ----- The variance would reduce the required 5 foot side yard setback from the north property line to 2.7 feet for a one -car garage addition to a home in the NCL zone. The garage addition will replace the existing garage which is located on the north side of the home. ----- Petitioner's statement of hardship: The home is 52 years old and has a small, 9X18 one car garage. The existing garage is in bad shape and needs major reconstruction. The 9' existing width is too narrow for a car and the owner would like to build new garage in its place. The new garage will only be 11.6' wide, which is still narrower than a normal one car garage. The lot has no alley access and because the lot is narrow, and the house is existing, there is no place to construct a garage. The owner would like to use the existing drive- way and slab. J Zoning Board of Appeals April 14, 1994 Page 3 ----- Staff Comments: None Zoning Administrator Peter Barnes stated this home was located in the older part of town. The lot width is 509. Mr. Barnes stated the present flat garage roof either needs to be removed or repaired. Jeff Albright, owner, appeared before the Board. Mr. Albright stated he enjoys the neighborhood and has talked to his neighbors to gather support for his project. With the proposed new garage, Mr. Albright will maintain a 31walkway beside his neighbor. Board member Michelena asked Mr. Albright if he could move the garage back further on his lot. Mr. Albright stated it would be logical to use the existing pad and to move a new garage back he would lose part of his backyard and would have to jog a driveway to get to the garage. Mr. Barnes stated in this neighborhood Mr. Albright's garage and his neighbors are the two smallest. Mr. Barnes stated if the new garage was set back further on the lot it would create a jog and affect the back property line. Mr. Albright stated he would build the new garage with a roof line to match the house. No one was present in favor or in opposition of this appeal. Board member Cuthbertson stated he was in support of this appeal because of the hardship stated. Board member Michelena agreed. Board member Cuthbertson moved to approve Appeal 2097 for the hardship stated. Board member Michelena seconded the motion. Yeas: Perica, Gustafson, Clark, Cuthbertson, Michelena. The motion passed. Appeal 2098, 139 North Shields Street, by Brad Hoopes, approved. Section 29-119(5). The variance would reduce the required side yard setback along the north lot line from 5 feet to 3 feet for a detached garage in the NCL zone. The proposed garage will replace the existing garage on the lot. t 0 0 Zoning Board of Appeals April 14, 1994 Page 4 Petitioner's statement of hardship: The existing garage is placed on the lot in such a manner that the garage and driveway take up the majority of available yard. Also, the existing garage is at a zero setback to property line. The variance would allow the owner to move the existing garage and to build one similar in size at a location which would provide additional space for a back yard. Staff comments: The lot depth of 79 feet is very shallow. Zoning Administrator Peter Barnes stated the garage is presently at 0 setback. The owner would like to reconstruct the garage a little further forward to create some space for a back yard. Brad Hoopes, owner, appeared before the Board. He stated he would like to use the present garage, just move it forward and replace the sliding doors with garage doors. No one was present in favor or in opposition of this appeal. Board member Cuthbertson stated he supported this appeal. Board member Michelena moved to approve this appeal for the hardship stated. Board member Clark seconded the motion. yeas: Perica, Gustafson, Clark, Cuthbertson, Michelena. The motion passed. Other Business Peter Barnes read a memo regarding recruitment for vacancies on Boards and Commissions of the City. The meeting was adjourned. Robert Gustafson, Chair PeA, A', Peter Barnes, Zoning Admin, ZONING BOARD OF APPEALS April 14, 1994 1.' Roll call. 2. Appeal 2096. .The variance would reduce the required street side setback along Cherry Street from 15' to 13' 4" in order to allow a two-story addition to an existing single family home located in the NCM zone. The north side of the home is already at a 13' 4" setback, and the proposed addition would line up with the existing wall. Section 29-167(5) by Bill and Suzanne Simpson, 335 West Street. 3. Appeal 2097. The variance would reduce the required 5 foot side yard setback from the north property line to 2.7 feet for a one -car garage addition to a home in the NCL zone. The garage addition will replace the existing garage which is located on the north side of the home. Section 29-119(5) by Jeff Albright, 120 N. McKinley. 4. Appeal 2098. The variance would reduce the required side yard setback along the north lot line from 5 feet to 3 feet for a one -car, detached garage in the NCL zone. The proposed garage will replace an existing garage on the lot. Section 29-119(5) by Marv, Glen and Rae Jean Hoopes, 139 N. Shields St.. 5. Other business.