HomeMy WebLinkAbout03/14/2013 - Zoning Board Of Appeals - Agenda - Regular MeetingZoning Board of Appeals
Agenda
Regular Meeting
Thursday, March 14, 2013
Roll Call
Approval of the Minutes from the previous meeting.
Appeal: 2729 801 LAPORTE AVE
The variance will reduce the rear yard setback from 15 feet to 5 feet. The variance is requested in order
to construct a 2 car detached garage (accessory building without habitable space) at the rear of the
property.
Code Sections: 4.7(E)(3)
Petitioner: John Engel
ZoningDistrict NCL
Appeal: 2730 403 Stoney Brook Rd
The variance will reduce the required street side setback from San Juan Drive from 15 feet to 14 feet 3
inches in order to allow a new house to be constructed on this corner lot.
Code Sections: 3.5.2(D)(2)
Petitioner: Journey Homes
ZoningDistrict LMN
Appeal: 2731 1510 Whedbee St
The variance will reduce the required side yard setback along the south lot line from 5 feet to 2 feet 3
inches in order to allow the existing roof of the converted garage to be extended 4 feet to the west. The 4
foot roof expansion will line up with the existing roof, which is already at a 2 foot 3 inch setback.
Code Sections: 4.7(E)(4)
Petitioner: Robert & Kristin Kirkpatrick
ZoningDistrict NCL
Appeal: 2732 3299 Glacier Creek Dr
The variance will reduce the required street side setback along Wagon Trail Road from 15 feet to 14 feet
in order to allow a new detached single family home to be constructed on the lot.
Code Sections: 3.5.2(D)(2)
Petitioner: Ceri Jones
ZoningDistrict LMN
Appeal: 2733 624 E Elizabeth St
The variance will increase the maximum allowed floor area for a detached accessory buidling from 600
square feet to 702 square feet, and will allow the maximum eave height of the west wall of the accessory
building to be 16 feet 8 inches instead of 10 feet. The variances are requested in order to construct a
one-story addition to the existing 450 square foot garage and to change the roof orientation to
accommodate roof-mounted solar panels.
Code Sections: 4.7(D)(4), 4.7(F)(2)(b)(2)
Petitioner: Mike & Kelsey Nosler
ZoningDistrict NCL
Other Business:
Community Development & Neighborhood Services
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522.0580
970.416.2740
970.224.6134 (fax)
www.fcgov.com/development
ZONING BOARD OF APPEALS
City Council Chambers - 300 LaPorte Ave
Thursday, March 14, 2013 - 8:45 a.m.
AGENDA
Appeal 2729
Address 801 LaPorte Ave
Petitioner John and Adella Engel
Zoning District NCL
Section 4.7(E)(3)
Justification See petitioner's letter
PROJECT DESCRIPTION:
Request for Variance to Sections 4.7(E)(3) - rear yard setback
The variance requested will reduce the rear yard setback from 15 feet to 5 feet in order to
construct a new 2-car detached garage (accessory building without habitable space) at the
rear of the property.
STAFF COMMENTS:
1. Background:
The subject property is reflective of many other corner lot properties in the Old Town area in
that the existing lot is only a part of the originally platted lot. The original lot was split into two
separate properties years ago, resulting in this particular lot no longer extending to the alley
and having a depth of only 92 feet. The other lots on this block still extend to the alley and
have a depth of 160 feet.
2. Applicant’s statement of justification: See Petitioner’s letter
3. Staff Conclusion and Findings:
Under Section 2.10.2(H), Staff recommends approval of the variance request to reduce the
required rear yard setback from 15 feet to 5 feet in order to allow a new detached 2-car
garage to be constructed at the rear of the property, and finds that:
The granting of the variance would not be detrimental to the public good.
The shallowness of the lot, only 92 feet, qualifies as a hardship variance as stated in
Sec. 2.10.2(H)(1) of the Land Use Code. Moving the proposed garage 10 feet to the
north in order to comply with the 15 foot setback requirement would result in the
garage being only 6 inches from the existing house. The original lot was split into two
separate properties years ago, resulting in this particular lot having a depth of only
92 feet. The other lots on this block still extend to the alley and have a depth of 160
feet.
RECOMMENDATION:
Staff recommends approval of Appeal #2729.
March 14, 2013: Zoning Board of Appeals Public Hearing Page 2
Appeal 2730
Address 403 Stoney Brook Rd
Petitioner Journey Homes
Zoning District LMN
Section 3.5.2(D)(2)
Justification See petitioner's letter
PROJECT DESCRIPTION:
Request for Variance to Sections 3.5.2(D)(2) - street side setback reduction
The LMN zone requires that buildings be setback at least 15 feet from the street side lot line
on a corner lot. The variance requested will allow the proposed new house to be constructed
at a setback of 14 feet 3 inches from the street side lot line along San Juan Drive instead of
the required 15 feet.
STAFF COMMENTS:
1. Background:
The lot is located in the Provincetown 3rd Filing development. Minimum side setback
requirements are 5 feet from an interior side lot line and 15 feet from a street side lot line.
The two setbacks combined result in 20 feet of the lot width being reserved for setbacks on
corner lots versus 10 feet for interior lots. Typical house widths in this subdivision range from
40 feet to 56 feet. This means that a corner lot would need to have 60 feet of width in order
to accommodate a 40 foot wide house. The lot which is the subject of this appeal has a lot
width of 59.06 feet.
2. Applicant’s statement of justification: See Petitioner’s letter
3. Staff Conclusion and Findings:
Under Section 2.10.2(H), Staff recommends approval of the variance request to reduce the
required street side setback from 15 feet to 14 feet 3 inches, and finds that:
The granting of the variance would not be detrimental to the public good.
The corner lot is too narrow to allow the construction of a 40 foot wide house that is
of a consistent size and design of other houses being built in the subdivision. The
hardship is not self-imposed since the applicant is not the developer, and therefore
staff believes that the hardship criterion is satisfied due to the narrowness of the lot.
The street side setback reduction from the required 15 feet to the proposed 14 feet 3
inches is nominal and inconsequential in the context of the neighborhood, especially
since similar variances were previously approved for a few other corner lots in this
subdivision.
RECOMMENDATION:
Staff recommends approval of Appeal #2730.
March 14, 2013: Zoning Board of Appeals Public Hearing Page 3
Appeal 2731
Address 1510 Whedbee St
Petitioner Robert and Kristin Kirkpatrick
Zoning District NCL
Section 4.7(E)(4)
Justification See petitioner's letter
PROJECT DESCRIPTION:
Request for Variance to Sections 4.7(E)(4) - side yard setback reduction
The variance requested will reduce the required side yard setback along the south lot line
from 5 feet to 2 feet 3 inches in order to allow the existing roof of the converted garage to be
extended 4 feet to the west. The 4 foot roof expansion will line up with the existing roof,
which is already at a 2 foot 3 inch setback.
STAFF COMMENTS:
1. Background:
The south wall of the existing office (formerly a garage) has a nonconforming side setback
of about 2.5 feet from the south lot line. There will be no expansion of the building footprint
or walls. The only part of the building being expanded or extended is the roof, or eave
overhang, which will be extended 4 feet to the west and line up with the existing eave of the
building. The roof extension will provide cover for two exterior entrances.
2. Applicant’s statement of justification: See Petitioner’s letter
3. Staff Conclusion and Findings:
Under Section 2.10.2(H), Staff recommends approval of the variance request to reduce the
required side setback from 5 feet to 2 feet 3 inches, and finds that:
The granting of the variance would not be detrimental to the public good.
The building footprint of the existing office is not being enlarged and only the roof
overhang is proposed to extend into the required setback area for an additional length of
4 feet. Therefore, staff believes that the proposal is nominal and inconsequential in the
context of the neighborhood and does not adversely affect the abutting property to the
south.
RECOMMENDATION:
Staff recommends approval of Appeal #2731.
March 14, 2013: Zoning Board of Appeals Public Hearing Page 4
Appeal 2732
Address 3299 Glacier Creek Dr
Petitioner Ceri Jones and Triton Communities
Zoning District LMN
Section 3.5.2(D)(2)
Justification See petitioner's letter
PROJECT DESCRIPTION:
Request for Variance to Sections 3.5.2(D)(2) - street side setback reduction
The LMN zone requires that buildings be setback at least 15 feet from the street side lot line
on a corner lot. The variance requested will allow the proposed new house to be constructed
at a setback of 14 feet from the street side lot line along Wagon Trail Road instead of the
required 15 feet.
STAFF COMMENTS:
1. Background:
The lot is located in the Trail Head development. Minimum side setback requirements are 5
feet from an interior side lot line and 15 feet from a street side lot line. The two setbacks
combined result in 20 feet of the lot width being reserved for setbacks on corner lots versus
10 feet for interior lots. The lot which is the subject of this appeal has a lot width of 49 feet,
which means that the maximum width of a house on this lot cannot exceed 29 feet without a
variance.
2. Applicant’s statement of justification: See Petitioner’s letter
3. Staff Conclusion and Findings:
Under Section 2.10.2(H), Staff recommends approval of the variance request to reduce the
required street side setback from 15 feet to 14 feet, and finds that:
The granting of the variance would not be detrimental to the public good.
Narrowness of a lot is mentioned in Section 2.10.2(H)(1) as being a factor in the
hardship criteria. This corner lot is narrow, allowing only a 29 foot wide house. The
hardship is not self-imposed since the applicant is not the developer, and therefore
staff believes that the hardship criterion is satisfied due to the narrowness of the lot.
The street side setback reduction from the required 15 feet to the proposed 14 feet is
nominal and inconsequential in the context of the neighborhood.
RECOMMENDATION:
Staff recommends approval of Appeal #2732.
March 14, 2013: Zoning Board of Appeals Public Hearing Page 5
Appeal 2733
Address 624 E Elizabeth St
Petitioner Mike and Kelsey Nosler
Zoning District NCL
Section 4.7(D)(4), 4.7(F)(2)(b)(2)
Justification See petitioner's letter
PROJECT DESCRIPTION:
Request for Variance to Section 4.7(D)(4) and 4.7(F)(2)(b)(2) - maximum size of detached
building and maximum eave height.
The variance requested will:
1. Increase the maximum allowed floor area for a detached accessory building from 600
square feet to 702 square feet
2. Allow the maximum eave height of the west wall of the accessory building to be 16
feet 8 inches instead of 10 feet.
The variances are requested in order to construct a one-story addition to the existing 450
square foot garage and to change the roof orientation to accommodate roof-mounted solar
panels.
STAFF COMMENTS:
1. Background:
The existing garage was built in the early 1900’s and is currently in a state of disrepair. The
proposal is to repair the building and enlarge it to accommodate two cars, a bicycle
maintenance and storage area, and install solar panels on the roof. The existing building has
a gable roof that runs north to south. In order to accommodate roof-mounted solar panels,
the applicant proposes to change the direction of the gable roof to an east-west orientation to
allow the solar panels to be installed on a sloping, south facing roof.
2. Applicant’s statement of justification: See Petitioner’s letter
3. Staff Conclusion and Findings:
Under Section 2.10.2(H), Staff recommends approval of the variance request to increase the
size of the detached building to 702 square feet and to increase the eave height of the west
wall to 16 feet 8 inches, and finds that:
The granting of the variance would not be detrimental to the public good.
The applicant’s lot size of 11,400 square feet is unusually large for an old town
property; lots typically range from 5,000 square feet to 9,500 square feet. The
proposed 702 square foot building represents only 6.16% of the lot area of the
subject property, whereas an allowed 600 square foot building on a 5,000 square
foot lot represents 14% of the lot area and a 600 square foot building on a 9,500
square foot lot represents coverage of 6.32% of the lot. Even though the proposed
building is larger than allowed, it will actually cover a smaller percentage of the lot
then would an allowed building on a smaller lot.
Therefore staff finds that the variance will not diverge from the standards of the code
except in a nominal and inconsequential way when considered in the context of the
neighborhood when the combination of the large lot size of the subject property and
the percentage of the lot covered by the proposed building are taken into account.
The eave height of 16 feet 8 inches versus the allowed height of 10 feet meets the
March 14, 2013: Zoning Board of Appeals Public Hearing Page 6
hardship standard described in Sec. 2.10.(H)(1), which includes situations which
hinder the owner’s ability to install a solar energy system. The house has been
determined to be eligible for local landmark status and installing solar panels on the
primary street elevation of the home would affect its historic integrity. If the
orientation of the gable roof cannot be changed, then the ability to install a solar
energy system is hindered.
RECOMMENDATION:
Staff recommends approval of Appeal #2733.
OTHER BUSINESS:
AGENDA
Fort Collins Zoning Board of Appeals
Council Chambers, City Hall West, 300 LaPorte Ave
Regular Meeting - March 14, 2013 at 8:45 am
Appeal: 2729
801 LaPorte Ave
Supporting documentation
Applicant’s application for variance
Applicant’s written statement
Architectural drawings and plot plan
Letters to Adjacent Property Owners (APO’s)
List of names and mailing addresses of adjacent property owners
within 150 feet of variance request address
Planning, Development & Transportation Services
Current Planning
P.O. Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com/developmentreview
3/4/2013
LEGAL NOTICE
The purpose of this letter is to inform you of a request for a modification of the Zoning Code of
the City of Fort Collins.
The procedure for a person requesting a modification of the Zoning Code is to make application
and appear before the Zoning Board of Appeals. This Board has been established to hear
cases, where: (1) by reason of exceptional situations or circumstances, the strict application of
the regulation would result in peculiar and practical difficulties or exceptional undue hardship
upon the owner of such property; (2) the proposal will promote the general purpose of the
standard for which the variance is requested equally well or better than would a proposal which
complies with the standard for which the variance is requested; or (3) the proposal will not
diverge from the standards of the Land Use Code except in nominal, inconsequential way when
considered in the context of the neighborhood, provided that the granting of a variance would
not result in a substantial detriment to the public good.
A variance of code sections: 4.7(E)(3)
has been requested by: John and Adella Engel
for described property: 801 Laporte Ave
zoning district: NCL
The variance requested will reduce the rear yard setback from 15 feet to 5 feet in order to
construct a 2-car detached garage (accessory building without habitable space) at the rear of
the property.
This item will appear on the Zoning Board of Appeals agenda as Appeal Number: 2729
As an adjacent property owner, your input would be appropriate in the consideration of this
variance request.
The hearing on this appeal will be held at 8:45 a.m. on Thursday, March 14, 2013 in the Council
Chambers at 300 Laporte Ave. Those interested may appear at this meeting, or if unable to
attend may submit comments in writing. Meeting sites are generally accessible to handicapped
persons. If you are disabled and need assistance to participate, please call (970) 221-6760.
If you have any questions or comments, feel free to contact Peter Barnes, Zoning Administrator,
at (970) 416-2355.
______________
Zoning Administrator
AGENDA
Fort Collins Zoning Board of Appeals
Council Chambers, City Hall West, 300 LaPorte Ave
Regular Meeting - March 14, 2013 at 8:45 am
Appeal: 2730
403 Stoney Brook Rd
Supporting documentation
Applicant’s application for variance
Applicant’s written statement
Architectural drawings and plot plan
Letters to Adjacent Property Owners (APO’s)
List of names and mailing addresses of adjacent property owners
within 150 feet of variance request address
Planning, Development & Transportation Services
Current Planning
P.O. Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com/developmentreview
3/4/2013
LEGAL NOTICE
The purpose of this letter is to inform you of a request for a modification of the Zoning Code of
the City of Fort Collins.
The procedure for a person requesting a modification of the Zoning Code is to make application
and appear before the Zoning Board of Appeals. This Board has been established to hear
cases, where: (1) by reason of exceptional situations or circumstances, the strict application of
the regulation would result in peculiar and practical difficulties or exceptional undue hardship
upon the owner of such property; (2) the proposal will promote the general purpose of the
standard for which the variance is requested equally well or better than would a proposal which
compiles with the standard for which the variance is requested; or (3) the proposal will not
diverge from the standards of the Land Use Code except in nominal, inconsequential way when
considered in the context of the neighborhood, provided that the granting of a variance would
not result in a substantial detriment to the public good.
A variance of code sections: 3.5.2(D)(2)
has been requested by: Journey Homes
for described property: 403 Stoney Brook Rd
zoning district; LMN
The variance requested will reduce the required street side setback from San Juan Dr from
15 feet to 14 feet 3 inches in order to allow a new house to be constructed on this corner lot.
This item will appear on the Zoning Board of Appeals agenda as Appeal Number: 2730
As an adjacent property owner, your input would be appropriate in the consideration of this
variance request.
The hearing on this appeal will be held at 8:45 a.m. on Thursday, March 14, 2013 in the Council
Chambers at 300 Laporte Ave. Those interested may appear at this meeting, or if unable to
attend may submit comments in writing. Meeting sites are generally accessible to handicapped
persons. If you are disabled and need assistance to participate, please call (970) 221-6760.
If you have any questions or comments, feel free to contact Peter Barnes, Zoning Administrator,
at (970) 416-2355.
______________
Zoning Administrator
Larimer County LIL Report - 2/7/2013 9:00:32 AM
Larimer County GIS Report
Attention
General questions about this or any other Larimer County
GIS products, including errors, omissions, corrections
and/or updates should be directed to the Larimer County
Support Central at (970) 498-5000.
Larimer County LIL Report - 2/7/2013 9:00:32 AM
Page - 2
Id PARCEL
NUMBER
SITE
ADDRESS NAME NAME1
MAILING
ADDRESS
MAILING
CITY
MAILING
STATE
MAILING
ZIPCODE SITE CITY SUBNUM GISID
1 9613239005
377
STONEY
BROOK RD
FORSYTH
MARK A
PARMLEY
RHONDA R
377
STONEY
BROOK RD
FORT
COLLINS CO 80525
FORT
COLLINS 18383 100188
2 9613242004
421
STONEY
BROOK RD
PROVINCE
TOWNE
INVESTME
NTS LLC
7251 W
20TH ST
STE L-200
GREELEY CO 80634 FORT
COLLINS 18383 100100
3 9613245914
408
STONEY
BROOK RD
COMMUNIT
Y
AFFORDAB
LE
RESIDENC
ES
ENTERPRI
SE INC
1303 W
SWALLOW
RD BLDG
11
FORT
COLLINS CO 80526
Larimer County LIL Report - 2/7/2013 9:00:32 AM
Page - 3
Id PARCEL
NUMBER
SITE
ADDRESS NAME NAME1
MAILING
ADDRESS
MAILING
CITY
MAILING
STATE
MAILING
ZIPCODE SITE CITY SUBNUM GISID
12 9613242002
409
STONEY
BROOK RD
PROVINCE
TOWNE
INVESTME
NTS LLC
7251 W
20TH ST
STE L-200
GREELEY CO 80634 FORT
COLLINS 18383 100102
13 9613239009 421 SAN
JUAN DR
JOURNEY
HOMES
LLC
7251 W
20TH ST
BLDG L
STE 200
GREELEY CO 80634 FORT
COLLINS 18383 104739
14 9613242005
427
STONEY
BROOK RD
PROVINCE
TOWNE
INVESTME
NTS LLC
7251 W
20TH ST
STE L-200
GREELEY CO 80634 FORT
COLLINS 18383 95972
15 9613239006
383
STONEY
BROOK RD
JOURNEY
HOMES
LLC
7251 W
10TH ST
FORSYTH MARK A
377 STONEY BROOK RD
FORT COLLINS, CO 80525
PROVINCETOWNE INVESTMENTS LLC
7251 W 20TH ST STE L-200
GREELEY, CO 80634
COMMUNITY AFFORDABLE
RESIDENCES
1303 W SWALLOW RD BLDG 11
FORT COLLINS, CO 80526
JOURNEY HOMES LLC
7251 W 20TH ST UNIT L200
GREELEY, CO 80634
,
WORTHINGTON DONALD ROY TRUST
415 SAN JUAN DR
FORT COLLINS, CO 80525
KIEL THOMAS G/JANEEN M
409 SAN JUAN DR
FORT COLLINS, CO 80525
J AND J CONSTRUCTION OF
7251 W 10TH ST STE L-200
GREELEY, CO 80634
BAUMAN CHRISTOPHER L
426 SAN JUAN DR
FORT COLLINS, CO 80525
JOURNEY HOMES LLC
7251 W 20TH ST BLDG L STE 200
GREELEY, CO 80634
JOURNEY HOMES LLC
7251 W 10TH ST STE L-200
GREELEY, CO 80634
POPPLEWELL RYAN M/JILL A
402 BOW CREEK LN
FORT COLLINS, CO 805258708
CREENCIA BRIAN J/STEFANIE L
408 BOW CREEK LN
FORT COLLINS, CO 80525
WIERSMA STEVEN L
414 BOW CREEK LN
FORT COLLINS, CO 80525
AGENDA
Fort Collins Zoning Board of Appeals
Council Chambers, City Hall West, 300 LaPorte Ave
Regular Meeting - March 14, 2013 at 8:45 am
Appeal: 2731
1510 Whedbee St
Supporting documentation
Applicant’s application for variance
Applicant’s written statement
Architectural drawings and plot plan
Letters to Adjacent Property Owners (APO’s)
List of names and mailing addresses of adjacent property owners
within 150 feet of variance request address
Planning, Development & Transportation Services
Current Planning
P.O. Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com/developmentreview
3/4/2013
LEGAL NOTICE
The purpose of this letter is to inform you of a request for a modification of the Zoning Code of
the City of Fort Collins.
The procedure for a person requesting a modification of the Zoning Code is to make application
and appear before the Zoning Board of Appeals. This Board has been established to hear
cases, where: (1) by reason of exceptional situations or circumstances, the strict application of
the regulation would result in peculiar and practical difficulties or exceptional undue hardship
upon the owner of such property; (2) the proposal will promote the general purpose of the
standard for which the variance is requested equally well or better than would a proposal which
compiles with the standard for which the variance is requested; or (3) the proposal will not
diverge from the standards of the Land Use Code except in nominal, inconsequential way when
considered in the context of the neighborhood, provided that the granting of a variance would
not result in a substantial detriment to the public good.
A variance of code sections: 4.7(E)(4)
has been requested by: Robert and Kristin Kirkpatrick
for described property: 1510 Whedbee St
zoning district: NCL
The variance requested will reduce the required side yard setback along the south lot line from
5 feet to 2 feet 3 inches in order to allow the existing roof of the converted garage to be
extended 4 feet to the west. The 4 foot roof expansion will line up with the existing roof, which is
already at a 2 foot 3 inch setback.
This item will appear on the Zoning Board of Appeals agenda as Appeal Number: 2731
As an adjacent property owner, your input would be appropriate in the consideration of this
variance request.
The hearing on this appeal will be held at 8:45 a.m. on Thursday, March 14, 2013 in the Council
Chambers at 300 Laporte Avenue. Those interested may appear at this meeting, or if unable to
attend may submit comments in writing. Meeting sites are generally accessible to handicapped
persons. If you are disabled and need assistance to participate, please call (970) 221-6760.
If you have any questions or comments, feel free to contact Peter Barnes, Zoning Administrator,
at (970) 416-2355.
______________
Zoning Administrator
AGENDA
Fort Collins Zoning Board of Appeals
Council Chambers, City Hall West, 300 LaPorte Ave
Regular Meeting - March 14, 2013 at 8:45 am
Appeal: 2732
3299 Glacier Creek Dr
Supporting documentation
Applicant’s application for variance
Applicant’s written statement
Architectural drawings and plot plan
Letters to Adjacent Property Owners (APO’s)
List of names and mailing addresses of adjacent property owners
within 150 feet of variance request address
Request for variance at Trailhead Subdivision
Date: 2/12/13
Re: Lot 8 Block 13
Address: 3299 Glacier Creek Drive
Requestor:
Triton Communities,
1490 S. Santa Fe Drive,
Denver, Co 80223
This request is with regard to Triton Communities proposed construction of a single family home on the
lot listed above. It has come to our attention that the footprint of the 5706-B (aka Berkley plan) would
exceed the corner side setback requirement of 15’ by 1’, therefore we are requesting a variance of 1’ for
this lot in order to construct the afore mentioned plan.
Triton believes the criteria for granting this variance is met by reason of physical condition as this is the
only lot within this tract that our product minimally exceed the setback requirement, it is exceptionally
narrow due to the 15’ corner setback requirement. It is also our belief that this request will be equally
beneficial to promote improvements proposed for this property. Finally this request will not diverge
from the standards of the Land Use Code except in a nominal, inconsequential way when the whole
layout of the neighborhood is considered.
Thank you for your consideration of this request.
Ceri Jones
Triton Communities,
ceri@tritoncommunities.com
970 567 9717
A Westrian Company
X:\3910000.all\3914538\Drawings\Sheet Dwgs\3914538-3299 GLACIER CREEK DRIVE-L8-B13-SP.dwg, SITE PLAN, 2/8/2013 9:00:24 AM, Vagiasd
Planning, Development & Transportation Services
Current Planning
P.O. Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com/developmentreview
3/4/2013
LEGAL NOTICE
The purpose of this letter is to inform you of a request for a modification of the Zoning Code of
the City of Fort Collins.
The procedure for a person requesting a modification of the Zoning Code is to make application
and appear before the Zoning Board of Appeals. This Board has been established to hear
cases, where: (1) by reason of exceptional situations or circumstances, the strict application of
the regulation would result in peculiar and practical difficulties or exceptional undue hardship
upon the owner of such property; (2) the proposal will promote the general purpose of the
standard for which the variance is requested equally well or better than would a proposal which
compiles with the standard for which the variance is requested; or (3) the proposal will not
diverge from the standards of the Land Use Code except in nominal, inconsequential way when
considered in the context of the neighborhood, provided that the granting of a variance would
not result in a substantial detriment to the public good.
A variance of code sections: 3.5.2(D)(2)
has been requested by: Ceri Jones
for described property: 3299 Glacier Creek Dr
zoning district; LMN
The variance requested will reduce the required street side setback along Wagon Trail Rd from
15 feet to 14 feet in order to allow a new detached single family home to be constructed on the
lot.
This item will appear on the Zoning Board of Appeals agenda as Appeal Number: 2732
As an adjacent property owner, your input would be appropriate in the consideration of the
variance request.
The hearing on this appeal will be held at 8:45 am on Thursday, March 14, 2013 in the Council
Chambers at 300 Laporte Avenue. Those interested may appear at this meeting, or if unable to
attend may submit comments in writing. Meeting sites are generally accessible to handicapped
persons. If you are disabled and need assistance to participate, please call (970) 221-6760.
If you have any questions or comments, feel free to contact Peter Barnes, Zoning Administrator
at (970) 416-2355.
______________
Zoning Administrator
Larimer County LIL Report - 2/12/2013 8:46:44 AM
Larimer County GIS Report
Attention
General questions about this or any other Larimer County
GIS products, including errors, omissions, corrections
and/or updates should be directed to the Larimer County
Support Central at (970) 498-5000.
Larimer County LIL Report - 2/12/2013 8:46:44 AM
Page - 2
Id PARCEL
NUMBER
SITE
ADDRESS NAME NAME1
MAILING
ADDRESS
MAILING
CITY
MAILING
STATE
MAILING
ZIPCODE SITE CITY SUBNUM GISID
1 8704317005
3281
GLAICER
CREEK DR
TRITON AT
TRAIL
HEAD LLC
DBA
TRITON
COMMUNIT
ES
1490 S
SANTA FE
DR STE
100
DENVER CO 80223 FORT
COLLINS 8132 52549
2 8704318006
3268
GREEN
LAKE DR
GRAMLING
PHIL/RUTH
713 TRIBAL
TRL
WOODSTO
CK GA 30188
FORT
COLLINS 8132 52673
3 8704317008
3299
GLAICER
CREEK DR
TRITON AT
TRAIL
HEAD LLC
DBA
TRITON
COMMUNIT
ES
1490 S
SANTA FE
DR STE
100
DENVER CO 80223 FORT
COLLINS 8132 52552
Larimer County LIL Report - 2/12/2013 8:46:44 AM
Page - 3
Id PARCEL
NUMBER
SITE
ADDRESS NAME NAME1
MAILING
ADDRESS
MAILING
CITY
MAILING
STATE
MAILING
ZIPCODE SITE CITY SUBNUM GISID
12 8704317004
3275
GLAICER
CREEK DR
TRITON AT
TRAIL
HEAD LLC
DBA
TRITON
COMMUNIT
ES
1490 S
SANTA FE
DR STE
100
DENVER CO 80223 FORT
COLLINS 8132 52547
13 8704324015
EAST VINE
PROPERTI
ES LLC
3900 E
MEXICO
AVE STE
310
DENVER CO 80210 8132 52527
14 8704324017
TRAIL
HEAD
COMMUNIT
Y
ASSOCIATI
ON INC
3900 E
MEXICO
AVE STE
310
DENVER CO 80210 8132 132079
TRITON AT TRAIL HEAD LLC DBA
1490 S SANTA FE DR STE 100
DENVER, CO 80223
GRAMLING PHIL/RUTH
713 TRIBAL TRL
WOODSTOCK, GA 30188
EAST VINE PROPERTIES LLC
3900 E MEXICO AVE STE 310
DENVER, CO 80210
WIGGINS MATTHEW C/KIMBERLY T
3262 GREEN LAKE DR
FORT COLLINS, CO 805240000
CORNALI INVESTMENTS LTD
1620 LEESDALE CT
FORT COLLINS, CO 805214425
SCHOTT MARY C
3280 GREEN LAKE DR
FORT COLLINS, CO 80524
CITY OF FORT COLLINS
300 LAPORTE AVE
FORT COLLINS, CO 80521
TRAIL HEAD COMMUNITY
ASSOCIATION INC
3900 E MEXICO AVE STE 310
DENVER, CO 80210
1
2
3
4
5
6 7
8 9
10
11
13 12
14
TRAIL HEAD
EAST RIDGE
BUDERUS EXEMPTION AMD TR A
BUDERUS EXEMPTION 45-74
Fort Collins
E VINE DR
GREENFIELDS DR
WAGON TRAIL RD
YULE TRAIL DR
CAMPFIRE DR
COLEMAN ST
TRADING POST RD
RIDGE RUNNER DR
BARNSTORMER ST
FAIRCHILD ST
Larimer and Weld Canal
BURLINGTON NORTHERN RAILROAD
BURLINGTON NORTHERN RAILROAD
Legend
Subdivisions
Tax Parcels
Platted BuildingBslocks
Garages
Rocky Mountain National Park (Larimer Portion)
Parks and Recreation
School Property
Natural Resource Areas
Incorporated Areas
usingGIS data Created from multiple by Larimer sources. County Larimer County
makes may not no reflect warranty recent as to updates the accuracy. prior to This the date product of
printing.
Tax Parcel
/
2/12/2013
0 165330
Feet
AGENDA
Fort Collins Zoning Board of Appeals
Council Chambers, City Hall West, 300 LaPorte Ave
Regular Meeting - March 14, 2013 at 8:45 am
Appeal: 2733
624 E Elizabeth St
Supporting documentation
Applicant’s application for variance
Applicant’s written statement
Architectural drawings and plot plan
Letters to Adjacent Property Owners (APO’s)
List of names and mailing addresses of adjacent property owners
within 150 feet of variance request address
Mike & Kelsey Nosler
624 E. Elizabeth Street
Fort Collins, CO 80524
February 11, 2013
City of Fort Collins
Zoning Board of Appeals
281 N. College Avenue
Fort Collins, CO 80524
RE: Variance Requests for 624 E. Elizabeth Street
To Whom It May Concern:
We are requesting two variances to the Fort Collins Land Use Code in the proposed addition to
our existing garage at 624 E. Elizabeth Street. The first is to Section 4.7 (D)(4) of the Fort Collins
Land Use Code, to allow for a 702 square foot accessory building. We would like to construct an
addition to our existing approximately 450 square feet garage to accommodate a two car garage
and a bike maintenance and storage area accessible to the back yard. The existing garage was
likely built at the same time as the house, which was constructed in 1911. It is currently in a
state of disrepair with a failing roof structure, and we intend to utilize the portions of the
existing structure that can be salvaged and expand it to accommodate our needs. The garage
would be expanded to 556 square feet to allow room for two cars. The bike maintenance and
storage area would be 146 square feet in order to provide space for repair and maintenance of
our many bikes (a hobby of ours) as well as secure and accessible storage for them. The second
variance requested is to Section 4.7 (F)(2)(b)2, to allow for a height of 16’-8” at the peak of the
roof gable along the side lot line to allow for a large south-facing roof to accommodate the
installation of new solar panels. The existing garage has a gable roof running north-south
(parallel to the side lot line). We would like to install solar panels on our property and therefore
would like to construct the garage roof (which needs replacement regardless) with a gable roof
running east-west so that we can install the solar panels on the south face of the roof.
We believe the increase in square footage for the proposed garage from 600 square feet to 702
square feet will not diverge from the standards of the Land Use Code except in a nominal,
inconsequential way when considered in the context of the neighborhood. Our lot is 11,400
square feet, which is much larger than the majority of old town lots. The proposed 702 square
foot garage is only 6.16% of our total lot area, whereas a 600 square foot garage on the largest
standard lot of 9,500 square feet accounts for 6.32% of the total lot area. We also believe the
proposed garage of 702 square feet would promote the general purpose of the standard for
which the variance is requested equally well or better than would a proposal which complies
with the standard for which the variance is requested. Since we have a large lot, we could build
two separate structures of up to 600 square feet each to house these functions, for a total of
1,200 square feet of built structures at the rear of our property. We would prefer to minimize
the impact of multiple buildings in our back yard as well as in the neighborhood and consolidate
them into one structure of just 702 square feet.
City of Fort Collins
Zoning Board of Appeals
February 11, 2013
Page 2
In evaluating the potential locations for the installation of solar panels on our property, we
determined that the garage roof would be the only feasible location. The existing south-facing
roof on our home is on the predominate, street-facing façade. Our home has been determined
to be eligible for local landmark status by the Historic Planning Department. The installation of
the solar panels on the primary street elevation would affect its historic integrity and would also
be considered an eye sore from the public view shed. We believe these are extraordinary and
exceptional situations unique to our property which hinder our ability to install a solar energy
system unless the garage roof is orientated with the gable end at the side lot line. Additionally,
we believe the proposal as submitted to rotate the roof 90 degrees will not diverge from the
standards of the Land Use Code except in a nominal, inconsequential way when considered in
the context of the neighborhood. The mass and scale of the proposed garage is much smaller
than what’s allowed by code- the proposed peak of the garage is 16’-8” tall, as opposed to the
allowable 20’ and the proposed eave height is 9’, as opposed to the allowable 10’ height. There
are other examples of accessory buildings on the neighboring properties that are of larger
overall scale than what we’re proposing and have gable ends adjacent to the side lot line as
we’re proposing (see attached photos).
Sincerely,
Mike & Kelsey Nosler
Enclosures: Photos
City of Fort Collins
Zoning Board of Appeals
February 11, 2013
Page 3
628 E. Elizabeth Street (property directly to the east)
Eave height is approximately 11’; total height is approximately 18’-6”
621 E. Locust Street (across the alley to the west)
Accessory building with gable-end parallel to the property line
FRONT
YARD
SETBACK
SIDE
YARD
SETBACK
SIDE
YARD
SETBACK
REAR
YARD
SETBACK
E. ELIZABETH STREET
ALLEY
EXST.
HOUSE
EXST.
GARAGE
EXST. CONC.
SLAB TO
REMAIN
GARAGE
ADDITION
15' - 0" 132' - 0" 5' - 0"
152' - 0"
5' - 0" 65' - 0" 5' - 0"
75' - 0"
21' - 3 1/2"
5' - 2 1/2"
7' - 2 1/2"
7' - 0"
28' - 3 1/2"
76' - 0" 76' - 0"
NEW CONC.
DRIVEWAY
5' - 0"
Property Owners: Mike & Kelsey Nosler
Parcel No: 97131-24-026
Legal Description: LOT 26 & W 1/2 OF
LOT 27, GILLETTES BLK 179, FTC
Zoning District: NCL
Setbacks:
Front Yard- 15 Feet
Rear Yard- 5 Feet (to Alley)
Side Yard- 5 Feet
Lot Size: 11,400 SF
Floor Area Ratio: 0.40
Allowable Total Floor Area: 4,560 SF
Actual Total Floor Area:
Existing First Floor: 1,480 SF
Existing Second Floor: 1,185 SF
Proposed Garage: 702 SF
Total: 3,367 SF
Allowable Floor Area on Rear 50% of lot:
5,700 SF * .25 = 1,425 SF
Actual Floor Area on Rear 50% of lot: 710 SF
715 west moutain avenue
fort collins, colorado 80521
phone: 970.231.1040
e-mail: heidishuff@gmail.com
SD4
1
2 SD4
SD3
1
SD3 2
1' - 6" 9' - 0" 1' - 6"1' - 6" 9' - 0" 3' - 6"
10' - 0" 22' - 0"
12' - 0" 14' - 0"
2-CAR GARAGE
BIKE
MAINTENANCE/
STORAGE
2' - 0" 14' - 0" 10' - 0"
26' - 0"
32' - 0"
26' - 0"
6' - 10" 3' - 3" 3' - 11" 5' - 0" 5' - 0"
1' - 6" 7' - 0" 1' - 6" 3' - 6" 3' - 0" 5' - 3" 3' - 3" 7' - 0"
HATCHED AREA INDICATES
EXTENTS OF EXISTING GARAGE
10' - 0" 20' - 0" 2' - 0"
30' - 0"
715 west moutain avenue
fort collins, colorado 80521
phone: 970.231.1040
e-mail: heidishuff@gmail.com
PROPOSED GARAGE ADDITION
Nosler Residence
624 E. Elizabeth Street
Fort Collins, Colorado
02.12.13
SD2 SCALE: 3/16" = 1’−0"
1 GARAGE PLAN 702 SF
EL.
FINISH FLOOR ELEV.
100' - 0"
EL.
GARAGE TRUSS BRG.
109' - 1 1/8"
10' - 0"
20' - 0"
HATCHED AREA INDICATE
SIZE OF GARAGE
ALLOWED BY LAND USE
CODE
1X LAP SIDING
(EXPOSURE TO MATCH
EXST. HOUSE SIDING)-
PNT.
BOARD & BATTEN
SIDING- PNT.
30-YEAR ASPHALT
SHINGLES
16' - 7 3/4"
12
7
12
4
EL.
FINISH FLOOR ELEV.
100' - 0"
EL.
GARAGE TRUSS BRG.
109' - 1 1/8"
NEW SOLAR PANELS
1X LAP SIDING
(EXPOSURE TO MATCH
EXST. HOUSE SIDING)-
PNT.
BOARD & BATTEN
SIDING- PNT.
30-YEAR ASPHALT
SHINGLES
12
7
715 west moutain avenue
fort collins, colorado 80521
phone: 970.231.1040
e-mail: heidishuff@gmail.com
PROPOSED GARAGE ADDITION
Nosler Residence
624 E. Elizabeth Street
Fort Collins, Colorado
02.12.13
SD3 SCALE: 3/16" = 1’−0"
2 GARAGE WEST ELEVATION
SD3 SCALE: 3/16" = 1’−0"
1 GARAGE SOUTH ELEVATION
EL.
FINISH FLOOR ELEV.
100' - 0"
EL.
GARAGE TRUSS BRG.
109' - 1 1/8"
1X LAP SIDING
(EXPOSURE TO MATCH
EXST. HOUSE SIDING)-
PNT.
30-YEAR ASPHALT
SHINGLES
EL.
FINISH FLOOR ELEV.
100' - 0"
EL.
GARAGE TRUSS BRG.
109' - 1 1/8"
1X LAP SIDING
(EXPOSURE TO MATCH
EXST. HOUSE SIDING)-
PNT.
BOARD & BATTEN
SIDING- PNT.
30-YEAR ASPHALT
SHINGLES
NEW SOLAR PANELS
12
7
12
4
715 west moutain avenue
fort collins, colorado 80521
phone: 970.231.1040
e-mail: heidishuff@gmail.com
PROPOSED GARAGE ADDITION
Nosler Residence
624 E. Elizabeth Street
Fort Collins, Colorado
02.12.13
SD4 SCALE: 3/16" = 1’−0"
1 GARAGE NORTH ELEVATION
SD4 SCALE: 3/16" = 1’−0"
2 GARAGE EAST ELEVATION
Planning, Development & Transportation Services
Current Planning
P.O. Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com/developmentreview
3/4/2013
LEGAL NOTICE
The purpose of this letter is to inform you of a request for a modification of the Zoning Code of
the City of Fort Collins.
The procedure for a person requesting a modification of the Zoning Code is to make application
and appear before the Zoning Board of Appeals. This Board has been established to hear
cases, where: (1) by reason of exceptional situations or circumstances, the strict application of
the regulation would result in peculiar and practical difficulties or exceptional undue hardship
upon the owner of such property; (2) the proposal will promote the general purpose of the
standard for which the variance is requested equally well or better than would a proposal which
compiles with the standard for which the variance is requested; or (3) the proposal will not
diverge from the standards of the Land Use Code except in nominal, inconsequential way when
considered in the context of the neighborhood, provided that the granting of a variance would
not result in a substantial detriment to the public good.
A variance of code sections: 4.7(D)(4), 4.7(F)(2)(b)(2)
has been requested by: Mike and Kelsey Nosler
for described property: 624 E Elizabeth St
zoning district; NCL
The variance requested will increase the maximum allowed floor area for a detached accessory
building from 600 square feet to 702 square feet; and will allow the maximum eave height of
west wall of the accessory building to be 16 feet 8 inches instead of 10 feet. The variances are
requested in order to construct to one-story addition to the existing 450 square foot garage and
to change the roof orientation to accommodate roof-mounted solar panels.
This item will appear on the Zoning Board of Appeals agenda as Appeal Number: 2733
As an adjacent property owner, your input would be appropriate in the consideration of the
variance request.
The hearing on this appeal will be held at 8:45 am on Thursday, March 14, 2013 in the Council
Chambers at 300 Laporte Avenue. Those interested may appear at this meeting, or if unable to
attend may submit comments in writing. Meeting sites are generally accessible to handicapped
persons. If you are disabled and need assistance to participate, please call (970) 221-6760.
If you have any questions or comments, feel free to contact Peter Barnes, Zoning Administrator
at (970) 416-2355.
_________________
Zoning Administrator
Larimer County LIL Report - 2/7/2013 2:17:49 PM
Larimer County GIS Report
Attention
General questions about this or any other Larimer County
GIS products, including errors, omissions, corrections
and/or updates should be directed to the Larimer County
Support Central at (970) 498-5000.
Larimer County LIL Report - 2/7/2013 2:17:49 PM
Page - 2
Id PARCEL
NUMBER
SITE
ADDRESS NAME NAME1
MAILING
ADDRESS
MAILING
CITY
MAILING
STATE
MAILING
ZIPCODE SITE CITY SUBNUM GISID
1 9713236023
612 E
ELIZABETH
ST
JACOBS
LUCINDA
LYNN
PO BOX 7 PORTAGE
LAKE ME 047680007
FORT
COLLINS //10179 1416
2 9713124018
903
STOVER
ST
RESCHENB
ERG
KURT/MOL
ANDER TIA
A
903
STOVER
ST
FORT
COLLINS CO 80524
FORT
COLLINS //10179 6291
3 9713236025
620 E
ELIZABETH
ST
FRISON
MARY
JO/ANNELL
E
TAYLOR
JEANETTE
A
620 E
ELIZABETH
ST
FORT
COLLINS CO 80524-3806
FORT
COLLINS //10179 6305
4 9713236022
608 E
ELIZABETH
ST
WELENC
MICHAEL P
MINOTT
ROBIN A
608 E
ELIZABETH
ST
FORT
COLLINS CO 80524-3806
FORT
COLLINS //10179 6303
5 9713124026
624 E
ELIZABETH
ST
NOSLER
MICHAEL J
NOSLER
KELSEY A
624 E
ELIZABETH
ST
FORT
COLLINS CO 80524
FORT
COLLINS //10179 6304
6 9713124027
628 E
ELIZABETH
ST
MANRIQUE
Z ANDREW
R
628 E
ELIZABETH
ST
FORT
COLLINS CO 80524-3806
FORT
COLLINS //10179 126024
7 9713124017
625
LOCUST
ST
TARANOW
RICHARD N
2731
GRANADA
HILLS DR
FORT
COLLINS CO 80525
FORT
COLLINS //10179 6290
8 9713408932
1005
STOVER
ST
FIRST
UNITED
METHODIS
T
CHURCH
1005
STOVER
ST
FORT
COLLINS CO 80524
FORT
COLLINS 12025 126820
9 9713236019 900 SMITH
ST
WILSON
KENNETH
R/BARBAR
A L
900 SMITH
ST
FORT
COLLINS CO 80524
FORT
COLLINS //10179 6295
10 9713236029
617
LOCUST
ST
MATSON
DENNIS
W/HELEN E
617
LOCUST
ST
FORT
COLLINS CO 80524
FORT
COLLINS //10179 6283
11 9713236030
621
LOCUST
ST
KLENDER
THOMAS A
JR
2212
VERMONT
DR UNIT
N102
FORT
COLLINS CO 80525
FORT
COLLINS //10179 6282
PROPOSED GARAGE ADDITION
Nosler Residence
624 E. Elizabeth Street
Fort Collins, Colorado
02.12.13
SD1 SCALE: 1/16" = 1’−0"
1 SITE PLAN
4 8704324007
EAST VINE
PROPERTI
ES LLC
3900 E
MEXICO
AVE STE
310
DENVER CO 80210 8132 52556
5 8704318005
3262
GREEN
LAKE DR
WIGGINS
MATTHEW
C/KIMBERL
Y T
3262
GREEN
LAKE DR
FORT
COLLINS CO 805240000
FORT
COLLINS 8132 52670
6 8704317006
3287
GLAICER
CREEK DR
TRITON AT
TRAIL
HEAD LLC
DBA
TRITON
COMMUNIT
ES
1490 S
SANTA FE
DR STE
100
DENVER CO 80223 FORT
COLLINS 8132 52550
7 8704317007
3293
GLAICER
CREEK DR
TRITON AT
TRAIL
HEAD LLC
DBA
TRITON
COMMUNIT
ES
1490 S
SANTA FE
DR STE
100
DENVER CO 80223 FORT
COLLINS 8132 17901
8 8704318007
3274
GREEN
LAKE DR
CORNALI
INVESTME
NTS LTD
1620
LEESDALE
CT
FORT
COLLINS CO 805214425
FORT
COLLINS 8132 52680
9 8704318008
3280
GREEN
LAKE DR
SCHOTT
MARY C
3280
GREEN
LAKE DR
FORT
COLLINS CO 80524
FORT
COLLINS 8132 79847
10 8704324908
CITY OF
FORT
COLLINS
300
LAPORTE
AVE
FORT
COLLINS CO 80521 8132 16054
11 8704318004
3256
GREEN
LAKE DR
EAST VINE
PROPERTI
ES LLC
3900 E
MEXICO
AVE STE
310
DENVER CO 80210 FORT
COLLINS 8132 119650
STE L-200
GREELEY CO 80634 FORT
COLLINS 18383 25794
16 9613242041 402 BOW
CREEK LN
POPPLEW
ELL RYAN
M/JILL A
402 BOW
CREEK LN
FORT
COLLINS CO 805258708
FORT
COLLINS 18383 25796
17 9613242040 408 BOW
CREEK LN
CREENCIA
BRIAN
J/STEFANI
E L
408 BOW
CREEK LN
FORT
COLLINS CO 80525
FORT
COLLINS 18383 100103
18 9613242039 414 BOW
CREEK LN
WIERSMA
STEVEN L
414 BOW
CREEK LN
FORT
COLLINS CO 80525
FORT
COLLINS 18383 95973
FORT
COLLINS 18383 28771
4 9613242003
415
STONEY
BROOK RD
PROVINCE
TOWNE
INVESTME
NTS LLC
7251 W
20TH ST
STE L-200
GREELEY CO 80634 FORT
COLLINS 18383 100101
5 9613242038 420 BOW
CREEK LN
JOURNEY
HOMES
LLC
7251 W
20TH ST
UNIT L200
GREELEY CO 80634 FORT
COLLINS 18383 23801
6 9613245013 81014
7 9613239008 415 SAN
JUAN DR
WORTHING
TON
DONALD
ROY
TRUST
415 SAN
JUAN DR
FORT
COLLINS CO 80525
FORT
COLLINS 18383 104738
8 9613239007 409 SAN
JUAN DR
KIEL
THOMAS
G/JANEEN
M
409 SAN
JUAN DR
FORT
COLLINS CO 80525
FORT
COLLINS 18383 104735
9 9613242001 402 SAN
JUAN DR
PROVINCE
TOWNE
INVESTME
NTS LLC
7251 W
20TH ST
STE L-200
GREELEY CO 80634 FORT
COLLINS 18383 25795
10 9613242043 410 SAN
JUAN DR
J AND J
CONSTRU
CTION OF
NORTHER
N
COLORAD
O LLC
7251 W
10TH ST
STE L-200
GREELEY CO 80634 FORT
COLLINS 18383 25797
11 9613242042 426 SAN
JUAN DR
BAUMAN
CHRISTOP
HER L
CURRAN
MARGARE
T M
426 SAN
JUAN DR
FORT
COLLINS CO 80525
FORT
COLLINS 18383 25800