HomeMy WebLinkAbout06/13/2013 - Zoning Board Of Appeals - Agenda - Regular MeetingCommunity Development & Neighborhood Services
281 N. College Ave. - P.O. Box 580
Fort Collins, CO 80522.0580
970.221.6750 (main) - 970.221.6134 (fax)
ZONING BOARD OF APPEALS
City Council Chambers - 300 LaPorte Ave
Thursday, June 13, 2013 - 8:30 a.m.
AGENDA
Appeal 2734
Address 529 W Mountain Ave
Petitioner Fred Abramowitz and Amy Hayes
Zoning District NCM
Code Section 4.8(E)(3) and (E)(4), 4.8(D)(5)
Justification See petitioner's letter
PROJECT DESCRIPTION:
The variance will:
reduce the required rear yard setback along the south lot line from 15 feet to 1 foot 1 inch
reduce the required side yard setback from the east lot line from 5 feet to 0 feet
reduce the side yard setback from the west lot line of the back corner portion of the lot
from 5 feet to 2 feet
increase the amount of floor area allowed in the rear half of the lot from 1147 square feet
(lot area ratio of .33) to 1447 square feet (lot area ratio of .416)
The variances are requested in order to allow a 270 square foot greenhouse addition to be
constructed onto the south side of the existing detached building at the southeast corner of the lot.
STAFF COMMENTS:
1. Background:
The proposed greenhouse addition will be used for two purposes – grow plants and heat the
existing detached building. The greenhouse is considered to be a “solar energy system”
capable of collecting, storing and distributing the sun’s radiant energy. The hardship
standard for granting a variance includes a provision regarding conditions which hinder the
owner’s ability to install a solar energy system.
2. Applicant’s statement of justification: See Petitioner’s letter
3. Staff Conclusion and Findings:
Under Section 2.10.2(H), Staff recommends denial of the variance request, and finds that:
The standards for granting a variance include a provision that allows the ZBA to approve
a variance if the Board finds that physical conditions of the property hinder the owner’s
ability to install a solar energy system and provided that the Board also finds that the
granting of the variance would not be detrimental to the public good. The proposed
greenhouse addition does qualify as a solar energy system.
The location of the existing detached building and the small portion of the lot on which an
addition on the south side can be built are physical conditions that do hinder the ability to
June 13, 2013: Zoning Board of Appeals Public Hearing Page 2
install a solar energy system at that location and may warrant some setback variances.
However, staff believes that the size of the building should be reduced in order to create
larger setbacks than those proposed by the applicant or the addition should be
constructed on another side of the existing building.
RECOMMENDATION:
Staff recommends denial of the variances proposed for Appeal #2734.
Appeal 2735 - 601 W Mountain Ave - Tabled
Appeal 2736
Address 417 N Grant Ave
Petitioner Julianna and Torey Lenoch
Zoning District NCM
Code Section 4.8(D)(1), 4.8(E)(1)
Justification See petitioner's letter
PROJECT DESCRIPTION:
The variance will:
reduce the required minimum lot area from 5000 square feet to 4900 square feet
reduce the required minimum lot width from 40 feet to 35 feet
The variances are requested in order to allow the existing parcel (9800 square feet, 70 foot
wide) to be put back to its original platted condition of two 4900 square foot lots and two 35 foot
wide lots.
STAFF COMMENTS:
1. Background:
The original plat of this part of the city included numerous lots that were 35 feet wide by
140 feet deep, totaling 4900 square feet in lot area. Most of the lots were developed with
one house per 35 foot wide lot. However, some of the lots were developed by combining two
35 foot wide lots for only one house. Over the years, some of the ‘double lots’ have been
redeveloped by demolishing the original house and converting the double lot back to its
original lot width and area, and then constructing one house on each of the original lots.
Variances were obtained from the ZBA to allow this.
The property which is the subject of this variance is one of the double lots that were created
when the existing house was constructed in 1905. The legal description of the property is
Lots 9 and 10, Block 294, West Side, FTC. The house straddles the original lot line dividing
the two platted lots. The variance would allow the existing house to be demolished and a
new house to be constructed on each of the two original lots.
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 minimum lot area from 5000 square feet to 4900 square feet and reduce the
required minimum lot width from 40 feet to 35 feet, and finds that:
June 13, 2013: Zoning Board of Appeals Public Hearing Page 3
The granting of the variance would not be detrimental to the public good.
The variance will convert the one large parcel back to the two original platted lots and
result in redevelopment consisting of two new houses, each on a 35 foot wide lot
containing 4900 square feet of lot area. This would result in development that is in
keeping with the established development pattern of the neighborhood.
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
because the small lot area reduction of 100 square feet and the lot width reduction of 5
feet are minimal and are consistent with the dimensions of other properties in the
neighborhood. Additionally, the resulting number of two dwelling units does not increase
the density or result in a greater number of houses than what was originally planned for
with the original plat.
RECOMMENDATION:
Staff recommends approval of Appeal #2736.
Appeal 2737
Address 419 N Grant Ave
Petitioner Julianna and Torey Lenoch
Zoning District NCM
Code Section 4.8(D)(1), 4.8(E)(1)
Justification See petitioner's letter
PROJECT DESCRIPTION:
The variance will:
reduce the required minimum lot area from 5000 square feet to 4900 square feet and
reduce the required minimum lot width from 40 feet to 35 feet
The variances are requested in order to allow the existing parcel (9800 square feet, 70 foot
wide) to be put back to its original platted condition of two 4900 square foot lots and two 35 foot
wide lots.
STAFF COMMENTS:
1. Background:
The original plat of this part of the city included numerous lots that were 35 feet wide by 140
feet deep, totaling 4900 square feet in lot area. Most of the lots were developed with one
house per 35 foot wide lot. However, some of the lots were developed by combining two 35
foot wide lots for only one house. Over the years, some of the ‘double lots’ have been
redeveloped by demolishing the original house and converting the double lot back to its
original lot width and area, and then constructing one house on each of the original lots.
Variances were obtained from the ZBA to allow this.
The property which is the subject of this variance is one of the double lots that were created
when the existing house was constructed in 1905. The legal description of the property is
Lots 9 and 10, Block 294, West Side, FTC. The house straddles the original lot line dividing
the two platted lots. The variance would allow the existing house to be demolished and a
new house to be constructed on each of the two original lots.
2. Applicant’s statement of justification: See Petitioner’s letter
June 13, 2013: Zoning Board of Appeals Public Hearing Page 4
3. Staff Conclusion and Findings:
Under Section 2.10.2(H), Staff recommends approval of the variance request to reduce the
required minimum lot area from 5000 square feet to 4900 square feet and reduce the
required minimum lot width from 40 feet to 35 feet, and finds that:
The granting of the variance would not be detrimental to the public good.
The variance will convert the one large parcel back to the two original platted lots and
result in redevelopment consisting of two new houses, each on a 35 foot wide lot
containing 4900 square feet of lot area. This would result in development that is in
keeping with the established development pattern of the neighborhood.
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
because the small lot area reduction of 100 square feet and the lot width reduction of 5
feet are minimal and are consistent with the dimensions of other properties in the
neighborhood. Additionally, the resulting number of two dwelling units does not increase
the density or result in a greater number of houses than what was originally planned for
with the original plat.
RECOMMENDATION:
Staff recommends approval of Appeal #2737.
Appeal 2738
Address 2244 Marshfield Ln
Petitioner Journey Homes
Zoning District LMN
Code Section 3.5.2(D)(3)
Justification See petitioner's letter
PROJECT DESCRIPTION:
The LMN zone requires that buildings be setback at least 5 feet from the interior side lot line.
The variance requested will allow the proposed new house to be constructed at a setback of
4.79 feet from the north side lot line.
STAFF COMMENTS:
1. Background:
The lot is located in the Maple Hill development. The applicant is proposing to build a new
house on this lot, which is the only remaining vacant lot in this part of the development. The
contractor that built the other homes is no longer building in this subdivision, so a house on
this vacant lot will be built by a different contractor, with different house models than those of
the original builder of the homes on these lots.
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 minimum side setback from 5 feet to 4.79 feet, and finds that:
The granting of the variance would not be detrimental to the public good.
June 13, 2013: Zoning Board of Appeals Public Hearing Page 5
The side setback reduction from the required minimum of 5 feet to the proposed 4.79 feet
deviates from the standard by only 2 ½ inches. Staff believes this small of a deviation is
nominal and inconsequential in the context of the neighborhood.
RECOMMENDATION:
Staff recommends approval of Appeal # 2738.
Appeal 2739
Address 2536 Banbury Ln
Petitioner Journey Homes
Zoning District LMN
Code Section 3.5.2(D)(2), 3.5.2(D)(3)
Justification See petitioner's letter
PROJECT DESCRIPTION:
The variance will:
reduce the required minimum front yard setback from 15 feet to 11 feet for the
front porch only; the rest of the house complies with the setback requirement
reduce the minimum required setback from the garage door to the sidewalk from
20 feet to 15 feet
reduce the minimum required rear yard setback from 8 feet to 6 feet 7 inches
The variances are requested in order to allow the construction of a new house on the lot.
STAFF COMMENTS:
1. Background:
The lot is located in the Maple Hill development. The applicant is proposing to build a
new house on this lot. The configuration of the platted lot creates some difficulties with
regard to locating a house on the lot that would comply with all of the requirements. In fact,
the applicant has had to do a lot line adjustment with the abutting lot in order to make the
subject lot larger to better accommodate a new house. The resulting lot line adjustment has
rendered the abutting lot non-buildable. The applicant will develop that lot instead as a
landscaped tract, and is willing to lose the dwelling unit. Even with the loss of one dwelling
unit and the reconfiguration of the subject lot, it is still difficult to fit a house onto the lot.
2. Applicant’s statement of justification: See Petitioner’s letter
3. Staff Conclusion and Findings:
Under Section 2.10.2(H),
1. Staff recommends approval of the variance request to reduce the required minimum front
setback from 15 feet to 11 feet for the front porch and approval of the variance request to
reduce the required minimum rear setback from 8 feet to 6 feet 7 inches, and finds that:
The granting of the variances for the front porch and the rear setback would not be
detrimental to the public good.
Staff finds that the hardship standard is satisfied due to its shallowness, being only 54.2
feet deep on the north side and 77.67 feet on the south side.
June 13, 2013: Zoning Board of Appeals Public Hearing Page 6
Additionally, staff finds that the rear setback reduction of 1 foot 5 inches is nominal and
inconsequential in the context of the neighborhood, especially since there is an open
space behind the subject lot rather than additional residential lots.
2. Staff recommends denial of the request to reduce the garage door setback from the
sidewalk from 20 feet to 15 feet, and finds that:
The granting of the garage door setback will be detrimental to the public good because
the resulting 15 foot driveway length will not be long enough to ensure that vehicles
don’t overhang the sidewalk. Such an encroachment onto the sidewalk could result in
pedestrians being force onto the street when walking past this lot.
RECOMMENDATION:
Staff recommends approval of Appeal #2739 for the front porch and rear setback reductions, but
denial of the garage door setback request.
OTHER BUSINESS:
AGENDA
Fort Collins Zoning Board of Appeals
Council Chambers, City Hall West, 300 LaPorte Ave
Regular Meeting – June 13, 2013 at 8:30 a.m.
Appeal: 2734
529 W. Mountain Ave.
Supporting documentation
• Applicant’s application for variance
• Applicant’s written statement or variance request
• 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
• Citizen feedback
Revised Written Statement in Support of Variance Request
I. Summary of Proposal:
This constitutes our revised written statement in support of our request for a variance
pursuant to paragraph (3) of the Zoning Variance Review document. The request is for a small
greenhouse to be constructed at the back of the property, with a variance for any setback
requirements along the eastern and southern sides of the property, as well as for a variance for
the fifty percent rule.
The greenhouse is to be used to heat an existing bungalow, as well as to extend the
growing season for the garden that will be inside. Thermal mass used to retain heat will be
provided by a water feature (a koi pond) inside the greenhouse. The bungalow serves as an
office and play area and was constructed prior to the current Land Use Code and thus was built
directly on to the neighboring property line, with no setback. Similarly, the greenhouse will sit
adjacent to our neighbor’s garage (although set back from it, to allow access to maintain the
exterior of the garage), which was also constructed prior to the Land Use Code and thus also sits
directly up to the property line, with no setback. As the property stands right now, the portion on
which the greenhouse would sit is virtually cut off by the neighbor’s garage and the existing
bungalow, and thus is more or less useless.
Given the context of the neighborhood, in which the nearby and adjacent structures have
been built without any setbacks, this proposal for a small greenhouse will not diverge from the
Land Use Code standards except in a nominal, inconsequential way, and is consistent with the
character of the existing neighborhood. Furthermore, since the greenhouse will reduce energy
consumption, granting of this variance is consistent with and furthers the purpose of the Land
Use Code as codified in section 1.2.2 (H) of the Code. My wife and I hope you will grant us
this variance. We look forward to discussing it with you.
II. Discussion:
My wife and I recently purchased the home on 529 West Mountain Ave., which sits on
the southeast corner lot of Whitcomb and West Mountain (we previously lived north of town, on
Eagle Lake Drive). The back yard of the property is quite small, due to the setback requirements
of a corner lot, and due to the neighbor’s pre-Code garage extending on to what was likely the
1
original property of our yard. The variance requested is to permit us to construct a small
greenhouse on the rear (southeast corner) of the property, to be attached to an existing bungalow
that sits on our property, without the setbacks required by the Code and with a variance for the
fifty percent requirement of the Code.
A. The Passive Solar Greenhouse:
A passive solar greenhouse relies on thermal mass to store radiant heat during the day
and release it at night. Thermal mass is typically provided by sand, rock, or water, often stored
in large barrels. The sun radiates on the thermal mass during the day where it is stored, and the
heat is released at night. We propose using a water feature, a koi pond, to serve as thermal mass
(we had a koi pond in our prior home on Eagle Lake and the koi are looking for a home), as well
as the sand, rock and stone which are part of the proposed water feature. The bungalow has an
existing window and solar fans and sliding glass doors will facilitate the exchange of heat
between the greenhouse and the bungalow. The effectiveness of a greenhouse to provide heat
during the winter is dependent on the thermal mass in the greenhouse – the greater the thermal
mass, the more heat is stored and available for release. While the ability of a greenhouse to heat
an existing structure is quite variable and somewhat unpredictable, a minimum of 2000 gallons
of water (equivalent to forty – 50 gallon drums) we believe is minimal to provide any benefits at
all. It is also, more or less, the minimum required to maintain at least a few of our koi in a koi
pond. We consulted with those experienced in constructing a koi pond. Given the limitation on
how deep we can construct the pond, and that the greenhouse will also serve as a garden, we
believe the size of the greenhouse we have requested is the minimum that makes sense.
B. The Fifty Percent Rule:
Our home sits on the corner lot of West Mountain Ave. and Whitcomb and, as a corner
lot, is set back well from both streets. As a result, the back yard is quite small (someone with a
home not a corner lot and not subject to those setback requirements would have a larger rear
yard). Furthermore, our neighbor’s garage, constructed before the Code, sits directly on the
property line and extends into what was likely the prior property of our lot (we assume prior
owners long ago granted the neighbors a piece of what is now our property to construct their
garage) thus making our yard even smaller. Lastly, the garage and bungalow more or less cut off
that portion of the yard where we would construct the greenhouse, making it virtually useless to
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us. The result is that our yard is smaller than those typically found in the neighborhood, but that
granting this variance would be consistent with the character of the rest of neighborhood, where
the yards are larger. In any event, granting this variance is a nominal and inconsequential
departure from the Code.
III. Conclusion:
We think it axiomatic that encouraging energy saving structures such as passive solar
greenhouses is in conformity with the goals and purposes of the Code (sec. 1.2.2 (H) of the Land
Use Code). This requested variance from the setback requirements of the Code will not diverge
from the standards of the Land Use Code except in a nominal, inconsequential way considered in
the context of the neighborhood, while also reducing energy consumption. Our backyard is
atypically small and granting us a variance from the fifty percent requirement will also not
diverge from the standards of the Land Use Code except in a nominal, inconsequential way
considered in the context of the neighborhood. All the nearby structures, including the adjacent
bungalow and a nearby garage, were all built without any setbacks; building our greenhouse in
conformity with existing setback and fifty percent requirements, in addition to making the
greenhouse financially not viable, would appear visibly incongruous, as well as creating a
difficult to maintain narrow strip around the greenhouse.
We are ten year residents of Fort Collins who, as so many others have, discovered the
charms of not only Fort Collins but of Old Town in particular. As new residents of Old Town
we are acutely aware of the unique characteristics of the neighborhood and the need to preserve
that which makes our neighborhood special. While preserving the unique historical aspect of the
neighborhood is important, it also seems axiomatic to us that one should be encouraging sound
land use practices that reduce energy consumption, so long as such practices do not detract from
the overall characteristics of the neighborhood. That is what we are attempting to do.
The greenhouse will not be visible from Mountain, Whitcomb nor any other street, and
will not detract in any manner from the look and feel of the neighborhood. It will be constructed
of non-flammable polycarbonate and will not present a fire hazard. We hope you will allow it.
We thank you, and your kind attention is appreciated.
Fred Abramowitz and Amy Hayes
3
Community Development & Neighborhood Services
P.O. Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com/developmentreview
6/4/2013
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: 4.8(E)(3) and (E)(4), 4.8(D)(5)
has been requested by: Fred Abramowitz and Amy Hayes
for described property: 529 W Mountain Ave
zoning district: NCM
The variance will:
1) reduce the required rear yard setback along the south lot line from 15 feet to 1 foot 1 inch
2) reduce the required side yard setback from the east lot line from 5 feet to 0 feet
3) reduce the side yard setback from the west lot line of the back corner portion of the lot
from 5 feet to 2 feet
The variance will also increase the amount of floor area allowed in the rear half of the lot from
1147 square feet (lot area ratio of .33) to 1447 square feet (lot area ratio of .416). The variances
are requested in order to allow a 270 square foot greenhouse addition to be constructed onto
the south side of the existing detached building at the southeast corner of the lot.
This item will appear on the Zoning Board of Appeals agenda as Appeal Number: 2734
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 8:30 a.m. on Thursday, June 13, 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
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Poudre Trnstn Ctr HS
Fullana Early Childhood
LOOMIS ADD
WEST SIDE ADD
SAVINGS BLD CONDOS
WEST SIDE ADD AMD BLK 272
LOOMIS ADD AMD L11-18 BLK 280
CANYON PLACE
LOOMIS ADD AMD L19-28 BLK 281
424 WEST OAK PUD
CORTINA CONDOS
OLD TOWN PROFESSIONAL CENTER CONDOS
LOOMIS ADD AMD L2-3 6 BLK 278 CANYON PARK CONDOS
LOOMIS ADD TAYLORS SUB L2-3 6 BLK 269
401 WEST MOUNTAIN CONDOS
Fort Collins
W OAK ST
W OLIVE ST
LAPORTE AVE
W MOUNTAIN AVE
S GRANT AVE
S LOOMIS AVE
S MELDRUM ST
CANYON AVE
S WHITCOMB ST
S SHERWOOD ST
N GRANT AVE
N LOOMIS AVE
N MELDRUM ST
N WHITCOMB ST
N SHERWOOD ST
Ft Clns Irigtn Ditch
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
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5/2/2013
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Larimer County LIL Report - 5/2/2013 3:27:12 PM
Larimer County GIS Report
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General questions about this or any other Larimer County
GIS products, including errors, omissions, corrections
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Larimer County LIL Report - 5/2/2013 3:27:12 PM
Page - 2
Id PARCEL
NUMBER
SITE
ADDRESS NAME NAME1
MAILING
ADDRESS
MAILING
CITY
MAILING
STATE
MAILING
ZIPCODE SITE CITY SUBNUM GISID
1 9711410006
122 S
WHITCOMB
ST
KNAPP
MAYNARD
K/ALISON
M
122 S
WHITCOMB
ST
FORT
COLLINS CO 80521
FORT
COLLINS //10071 8249
2 9711410003
109 S
SHERWOO
D ST
MOZER
ELIZABETH
GRANT
109 S
SHERWOO
D ST
FORT
COLLINS CO 80521
FORT
COLLINS //10071 42960
3 9711409024
524 W
MOUNTAIN
AVE
KERIG
DANIEL
4320 N
COUNTY
ROAD 13
FORT
COLLINS CO 80524
FORT
COLLINS //10061 125995
4 9711313002
105 S
WHITCOMB
ST
Larimer County LIL Report - 5/2/2013 3:27:12 PM
Page - 3
Id PARCEL
NUMBER
SITE
ADDRESS NAME NAME1
MAILING
ADDRESS
MAILING
CITY
MAILING
STATE
MAILING
ZIPCODE SITE CITY SUBNUM GISID
13 9711410009
515 W
MOUNTAIN
AVE
515 WEST
MOUNTAIN
AVENUE
LLC
1712
LINDEN
WAY
FORT
COLLINS CO 805242200
FORT
COLLINS //10071 8224
14 9711409022
528 W
MOUNTAIN
AVE
LA-DE-MAE
LLC
4400 N
COUNTY
ROAD 9
FORT
COLLINS CO 80524
FORT
COLLINS //10061 8096
15 9711410004
115 S
SHERWOO
D ST
GRANT
MARGARE
T S
PO BOX 44 FORT
COLLINS CO 80522-0044
FORT
COLLINS //10071 65730
Appeal 2734 - 529 W Mountain Ave
NAME MAILING ADDRESS MAILING CITY ST ZIP
DANIEL CHESTER L 301 S LOOMIS AVE FORT COLLINS CO 80521
LIM VERONICA LIM/RANGI JASON 108 S WHITCOMB ST FORT COLLINS CO 80521
MOZER ELIZABETH GRANT 109 S SHERWOOD ST FORT COLLINS CO 80521
HICKMAN T SCOTT 505 N BIG SPRING STE 105 MIDLAND TX 80524
ROGERS DYLAN/CATHERINE L 113 S WHITCOMB ST FORT COLLINS CO 80521
GRANT MARGARET S PO BOX 44 FORT COLLINS CO 79701
KALEY LANE C 118 S WHITCOMB ST FORT COLLINS CO 80522
KNAPP MAYNARD K/ALISON M 122 S WHITCOMB ST FORT COLLINS CO 80521
515 WEST MOUNTAIN AVENUE LLC 1712 LINDEN WAY FORT COLLINS CO 80524
WALD ERIC DONALD/JANIE PERRY 519 W MOUNTAIN AVE FORT COLLINS CO 80521
AMASON CURTIS G/EVA 219 S LOOMIS AVE FORT COLLINS CO 80521
KERIG DANIEL 4320 N COUNTY ROAD 13 FORT COLLINS CO 30307
LA-DE-MAE LLC 4400 N COUNTY ROAD 9 FORT COLLINS CO 80521
GOETTL JAMES A/CAROL C 436 EMORY CIR ATLANTA GA 80524
KNAPP MAYNARD K/ALISON M
122 S WHITCOMB ST
FORT COLLINS, CO 80521
MOZER ELIZABETH GRANT
109 S SHERWOOD ST
FORT COLLINS, CO 80521
KERIG DANIEL
4320 N COUNTY ROAD 13
FORT COLLINS, CO 80524
DANIEL CHESTER LANE TRUST
301 S LOOMIS AVE
FORT COLLINS, CO 80521
WALKER SUSAN M
601 W MOUNTAIN AVE
FORT COLLINS, CO 80521
KALEY LANE C
118 S WHITCOMB ST
FORT COLLINS, CO 80521
HICKMAN T SCOTT
505 N BIG SPRING STE 105
MIDLAND, TX 79701
ROGERS DYLAN/CATHERINE L
113 S WHITCOMB ST
FORT COLLINS, CO 80521
LIM VERONICA LIM/RANGI JASON
108 S WHITCOMB ST
FORT COLLINS, CO 80521
HAYES AMY S
529 W MOUNTAIN AVE
FORT COLLINS, CO 80521
AMASON CURTIS G/EVA
219 S LOOMIS AVE
FORT COLLINS, CO 805212540
WALD ERIC DONALD/JANIE PERRY
519 W MOUNTAIN AVE
FORT COLLINS, CO 80521
515 WEST MOUNTAIN AVENUE LLC
1712 LINDEN WAY
FORT COLLINS, CO 805242200
LA-DE-MAE LLC
4400 N COUNTY ROAD 9
FORT COLLINS, CO 80524
GRANT MARGARET S
PO BOX 44
FORT COLLINS, CO 80522-0044
Appeal 2734 - 529 W Mountain Ave
From: Karen McWilliams
Sent: Friday, June 07, 2013 10:31 AM
To: 'Kevin Murray'; ecoregions@cs.com
Cc: vlim@earthlink.net; islandcort@gmail.com; Peter Barnes; Josh Weinberg
Subject: RE: Statements in opposition to greenhouse at 529 W Mountain Ave
Hi, all – Peter was not aware originally about the proximity of 529 to the new Whitcomb District, but he
certainly knows about it now. Because the greenhouse is not actually in the District, it is not subject to
the Design Review that would otherwise be required. And, as I told Bob yesterday, the greenhouse also
is not being attached to a historically significant (“individually eligible”) building, so it satisfies the
Demo/Alt Review Process; and, since the property is a single family dwelling, it is not subject to review
under Land Use Code 3.4.7.
The owners of the greenhouse certainly could take advantage of the Design Assistance Program. While
the advice under this program is completely voluntary, it might at least provide them with options for
different locations where the greenhouse could be built; with designs for a smaller and shorter building
that might not be so impactful (and could require less of a variance); and/or with ideas for converting
the existing shed for all or partial use for the greenhouse (i.e. “glass” walls, solar collectors on the shed’s
roof) so there would not need to be another structure built on the property.
As far as the one car garage at 601 W. Mountain, have you folks seen the proposed plans, and are there
neighborhood concerns? The contractor, Steve Josephs, has made the new owner aware of the need for
Design Review (since it is in the District). The item will be tabled to the July 11 ZBA meeting. The
garage, and a proposed change to the secondary porch on the southeast part of the home, are also
scheduled for the July 10 LPC meeting, the night before the ZBA. The owner reportedly understands
that, should the LPC require modification of the plans, he may need to redo and resubmit his application
for a variance.
The ZBA agenda, with Peter Barnes’ official staff reports, will be posted to the Boards and Commissions’
web page either later today or early Monday http://www.fcgov.com/cityclerk/zoning-appeals.php. I’ve
attached Peter’s DRAFT staff report here for the 529 W Mountain item, but please recognize that this is
still draft, and that the official one will be the one posted.
Please let me know if you have any questions - Karen
Karen McWilliams, Preservation Planner
Community Development and Neighborhood Services
City of Fort Collins
970.224.6078
kmcwilliams@fcgov.com
From: Kevin Murray [mailto:empire@verinet.com]
Sent: Thursday, June 06, 2013 6:50 PM
To: Karen McWilliams; ecoregions@cs.com
Cc: vlim@earthlink.net; islandcort@gmail.com
Subject: Re: Statements in opposition to greenhouse at 529 W Mountain Ave
Hi Karen welcome back! I’m not sure how things like this are notified, but according to Bob
Bailey, Peter wasn’t aware of the new Landmark District. He may not be aware of any
restrictions (or incentives) that go along with that. It might be a good meeting to have with him,
if you haven’t already.
Also, the folks that bought Susan Walker’s home (601 W Mtn) are coming up for a variance
for a garage at the same meeting. I think that may need LPC approval too (?) being in the
Landmark area: Appeal #2735.
Talk to you soon.
Kevin
From: ecoregions@cs.com
Sent: Thursday, June 06, 2013 2:57 PM
To: kmcwilliams@fcgov.com
Cc: vlim@earthlink.net ; islandcort@gmail.com ; empire@verinet.com
Subject: Statements in opposition to greenhouse at 529 W Mountain Ave
Hi, Karen,
Please see attached statements that I just sent to Peter Barnes, Zoning Supervisor, at the City.
The hearing on this proposed greenhouse will be held at 8:30 a.m. on Thursday, June 13, 2013 in the
Council Chambers at 300 Laporte Ave.
Veronica Lim and I will be speaking in opposition to this variance. One of the reasons (see p. 4 in my
statement) is that this structure will encroach on the just-approved Whitcomb Street Historical District. As
you know, this District was created to help preserve historical houses and to protect them and their
neighborhoods from redevelopment activities such as the ones outlines in this variance request. We
would appreciate anything you can do to help us oppose this variance.
Unfortunately, Kevin Murray who kindly submitted written comments, and Curt Amason (the other next-
door neighbor at 521 W Mountain Ave) are traveling and won’t be able to attend.
I know you are concerned about protecting the character of Old Town homes and neighborhoods. So, I
hope we can count on your support.
Thank you in advance,
Bob
Robert Bailey
ecoregions@cs.com
1306 W Mountain Ave
Fort Collins, CO 80521
970-481-4159 (cell)
1
Greenhouse variance5 – 6/6/13
Written Statement in Opposition to the Granting of a Variance
For a Greenhouse at 529 W Mountain Ave
My name is Robert G. Bailey. I live at 1306 W Mountain Ave. I am writing as one who is
concerned about protecting the character of Old Town homes and neighborhoods. I became
aware of this request of a variance through my friend Veronica Lim who will be affected if this
variance is granted. I write in her support. I have read the proponents statement in support of the
variance request and find many reasons to oppose it.
Background
The people who recently purchased the remodeled, expanded house on the southeast corner of
Mountain and Whitcomb (529 W Mountain) have applied for a variance to construct a
greenhouse on the rear of their property without the required setbacks. This is a two-story house
where a one-story house previously existed. If they are successful, the greenhouse will be set on
or close to the property lines of Veronica Lim at 108 S Whitcomb and Curt Amason at 521 W
Mountain. Their arguments for a variance are (1) this will be a passive solar greenhouse that will
be used to heat an existing bungalow,1 which will be in conformity with the City's goals of
encouraging energy saving structures, (2) although the square footage of their house is over the
fifty percent rule for the back of their lot, their lot is small in comparison to the neighbors and the
shape of the backyard is irregular making parts of it "useless" to them unless they build a
greenhouse, and (3) some structures (e.g., garages, sheds, barns, etc.) throughout the
neighborhood that were built before the Land Use Code are located on property lines, therefore,
what the new owners are proposing to build is not atypical and should be allowed.
1 They call it a bungalow. The submitted plat calls it a shed.
2
Reasons for opposition:
The Passive Solar Greenhouse2
The greenhouse will be highly visible from Ms. Lim’s backyard. An 18 foot wall of
plastic close to her property line will detract from the look and feel of her backyard.
While greenhouses by their nature absorb solar radiation, a certain percentage of
the solar energy will be reflected thereby changing the microclimate and cause an
adverse effect on the garden, trees, and lawn on Ms. Lim’s side of the property line
if the greenhouse were to be built as proposed
If the new owners want to convert their bungalow/shed from electrical heating to
other forms of clean energy, there are other options for doing so without
encroaching on Ms. Lim’s property. One option would be to install roof-mounted
solar cells. Another would be to buy wind-generated electricity from the City.
Building an energy saving structure should not trump the property rights of their
neighbors.
The greenhouse is not heating a residence, but an old shed. Promoting the idea of
energy saving in this context is a stretch to say the least.
The Fifty Percent Rule
The new owners are of the opinion that because their backyard is small and
irregular in shape it is “useless.” Open space on a lot is not useless just because it
doesn’t have a structure on it. Open space is extremely valuable because it provides
a buffer between neighbors, limits the amount of impervious surface on a lot for the
purpose of storm water infiltration, provides privacy, and provides space for a
2 When the new owners informed Ms. Lim that they wanted to build a greenhouse on the property line it was
because they wanted to provide a barrier to make sure their dogs didn’t get loose. In response, Ms. Lim said that she
preferred a fence. Now, the stated purpose of this structure is to provide heat for an attached bungalow, grow
vegetables, and house a koi pond.
3
vegetable garden. In fact, the space proposed for the greenhouse is in full sun and
already set up with raise beds for a garden.
The new owners argue that their small backyard is atypical considering the context
of the neighborhood and they should be given special consideration to build a
greenhouse without setbacks and to exceed the amount of their lot area coverage
allowed by the City. However, the small size of their backyard is primarily the
result of the expansion of the house into the pre-expansion backyard by the
building contractor, and from a bungalow/shed that was built in the backyard some
years ago. This is not the result of anything the neighbors have had a hand in nor
should they have to give up their rights because of it. (If the new owners wanted a
larger back yard, they undoubtedly had the opportunity to buy a house with a larger
backyard.)
The applicant makes an assertion that the neighbor’s garage “extends into what was
likely the prior property of our lot thus making our yard even smaller.” The new
owners bought their lot presumably with full knowledge of its size and shape.
Again, it is not the neighbor’s responsibility to give up their rights and suffer the
results because the new owners are not satisfied with the lot they just bought. The
applicant suggests their backyard is small, and lament the fact; yet they seek to
make it smaller by stuffing in another building.
The new owner’s house is already 30 square feet (lot area ratio of .33) over the fifty
percent rule for the back of their lot allowed by the pre-2013 City Code. The
variance as requested will increase the amount to over 300 square feet (lot area
ratio of .416). Although the new owners applied for a variance before the new City
Code (Ordinance 033, the “good neighbor ordinance”) went into effect on May 15,
2013 in order to avoid stricter lot area ratios, it is clear that the City wants to
encourage more open space between houses—not to allow variances that go
contrary to the pre-2013 and the new existing Code.
Setbacks
4
Because structures in the past were built on the property line before the Code does not
justify that this should be allowed in the future. The City Code has been developed to
correct past practices of placing structures on property lines. Setbacks are there for a
reason. They act as a buffer between neighbors. They limit new impervious surface
areas for the purposes of storm water infiltration. And they are there to limit the spread
of fire.
The new owner’s two-story house already has had an adverse impact on the Ms. Lim’s
privacy in her backyard because the new owner’s house has windows looking down
into it. This is a two-story house where a one-story house previously existed. An
additional structure (essentially a large plastic window) near her property line will
loom over her backyard and further increase the lack of privacy.
This structure will encroach on the Whitcomb Street Historic District. This District (of
which Ms. Lim’s house is included) was created in December 2012 to help preserve
historical houses and to protect them and their neighborhoods from redevelopment
activities such as the ones outlined in this variance request
Ms. Lim bought her house with the reasonable expectation that the rules for setback
would be enforced. She doesn’t want a permanent structure near her property line that
will significantly detract from the look, privacy, and livability of her backyard—not to
mention detract from her property values.
Conclusion
Veronica Lim and the other next door neighbor are opposed to the granting of this variance for
the reasons stated above (personal communication from Curt Amason at 521 W Mountain).
Throughout the proposal there is written “nominal and inconsequential” in reference to the
proposal. On the contrary, this proposal will significantly diverge in a consequential way from
the pre-2013 as well as the new existing Land Use Code standards. Allowing the greenhouse as
proposed will place a windowed structure looming over a backyard whose privacy has already
been diminished. It will impede on the 15 foot rear yard setback by 14 feet. It will reduce the
5
required west yard setback from 5 feet to 2 feet and the east yard setback from 5 feet to 0 feet.
There is no good reason to do this other than the rest of the yard is already built on.
Ms. Lim is a senior citizen and a self-employed piano teacher of modest means who lives
in a compact, 976 square foot bungalow cottage on a small, 4,300 square foot lot. It was built in
1940. Her backyard is small but provides sanctuary. She doesn’t have much area to act as a
buffer with her neighbors. What she does have she cherishes and wants to preserve. She thinks
that enforcement of the Land Use Code standards for setbacks and lot area coverage is essential
to preserving the character of her home and this historical neighborhood.
In addition, she reasonably assumes the applicant was informed by the realtor of the
limitations placed on their property by the Codes. Therefore, she concludes they must have
known this application was a gamble when they bought the property. She hopes this gamble does
not payoff and respectfully requests that this variance request not be granted.
Submitted: Robert G. Bailey 6/6/13
1306 W Mountain Ave
Concurred: Veronica Lim 6/6/13
108 S Whitcomb St
Concurred: Curt Amason 6/6/13
521 W Mountain Ave Date
June 1, 2013
Greenhouse variance opposition statement
Statement from Veronica Lim of 108 South Whitcomb Street
As the next-door neighbor of the new owners at 529 West Mountain Avenue, I
respectfully request that the City Land Use Code standards for setbacks and lot
area coverage be enforced. Please see Robert Bailey's letter above which
outlines all my concerns.
Thank you,
Veronica Lim
City of
c ktColli~
Planning, Development and
Transportation Services
Current Planning
281 N. College Ave.
PO Box 580
Fort Collins, CO 80522-0580
970.221 .6750
970.224.61 34 - fax
(
(
fcgov. com/currentplanning
Appeal for Modification of Zoning Ordinance to
the Zoning Board of Appeals
Appeal Number 2735
Meeting Date Thursday, June 13, 2013 300 Laporte Ave. Council Chambers, 8:30 am
Petitioner must be present at the meeting.
When a building or sign permit is requ ired for any work for which a variance has been granted, the
permit must be obtained within six months of the date of the variance. Any extension of this six month
time limit must be stipulated by the Zoning Board of Appeals at the time the variance is granted.
Address 601 W Mountain Ave Petitioner: Steve Josephs
City Fort Collins State co Petitioner Is: Contractor
ZipCode 80521 Phone Number (970) 416-9300
Owner: James Goettl Petitioners Address 319 E. Magnolia St, 80521
Code Section(s) 4.8(0)(5), 4.8(E)(4)
Job Status Not Started
Zoning District NCM
Description: The variance will increase the required floor area ratio for the rear half of the lot (the south half) from
.33 to .34 and reduce the required side yard setback along the south lot line from 5 feet to 3 feet.
The variances are requested in order to allow a new, detached one-car garage to be constructed in
the southwest corner of the lot.
Hardship See petitioner's letter.
Tuesday, May14, 2013
AGENDA
Fort Collins Zoning Board of Appeals
Council Chambers, City Hall West, 300 LaPorte Ave
Regular Meeting – June 13, 2013 at 8:30 a.m.
Appeal: 2736
417 N. Grant Ave.
Supporting documentation
• Applicant’s application for variance
• Applicant’s written statement or variance request
• 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
Julianna and Torey Lenoch
35 South Taft Hill Road
Fort Collins, CO 80521
970-494-0124
May 4, 2013
City of Fort Collins
Zoning Board of Appeals
281 N. College Avenue
Fort Collins, CO 80524
To whom it may concern:
We are requesting two variances to the Fort Collins Land Use Code in the development of the property at 417
Grant Street (Parcel # 97112-20-009). The lot was originally platted as two separate properties, and we would like
to restore it back to its original condition as (2) separate 35’ wide lots at 4,921.5 SF each (Legal description: Lots 9
and 10, Block 294, West Side). The first variance requested is to code section 4.8 (NCM) (D) (1) to reduce the lot
size of each home from 5,000 SF minimum as required by the Land Use Code for the NCM zone to 4,921.5 SF.
The second variance requested is to code section 4.8 (NCM) (E) (1), to allow a reduction in lot width for each
property from 40’ as required by the Land Use Code to 35’.
We believe the proposal as submitted to divide the property back into its original intent 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 lots were originally platted as (2) separate 35’ wide lots, so we would be restoring the property
back to its original condition, where the lots size will be less than 80 SF below the minimum standard. Lastly, it will
allow for improvement of the existing space, and removal of a home in poor condition. We intend to develop these
lots with 2 modest size homes and detached garages that will restore this region of the neighborhood. We have
attached initial drawings of 2 conceptual designs that will fit into the neighborhood and comply with current Land
Use Code regulations and square footage regulations.
We appreciate your consideration of this proposal.
Sincerely,
Julianna Lenoch Torey Lenoch
Enclosed: Schematic drawings of initial development plans for properties
Property Owner: Torey & Julie Lenoch
Contact: 970-219-0823
Parcel No: 97112-20-009
Legal Description: LOT 10, BLK 294, WEST SIDE, FTC
Zoning District: NCM
Setbacks:
Front Yard- 15 Feet
Rear Yard- 5 Feet
Side Yard- 5 Feet
Lot Size: 4,900 SF
Floor Area Ratio: 0.25 + 1,000 SF
Allowable Total Floor Area: 2,225 SF
Proposed Total Floor Area:
Garage: 360 SF
First Floor House: 1,155 SF
Second Floor House: 700 SF
Total: 2,215 SF
Allowable Floor Area on Rear 50% of lot:
2,450 SF * .33 = 808 SF
Actual Floor Area on Rear 50% of lot: 360 SF
5' - 0" 5' - 0"
5' - 0"
FRONT
YARD
SETBACK
SIDE YARD
SET-BACK
REAR
YARD
SETBACK
GRANT STREET
ALLEY
25' - 0"
120' - 0" 15' - 0"
140' - 0"
SIDE YARD
SETBACK
35' - 0"
70' - 0" 70' - 0"
1,855 SF
HOUSE
5' - 0" 5' - 0" 20' - 0"
10' - 0"
360 SF
GARAGE
18' - 0"
715 west moutain avenue
fort collins, colorado 80521
phone: 970.231.1040
e-mail: heidishuff@gmail.com
Lenoch Property
417 N. Grant Street
Fort Collins, CO
05.09.13
A0 SCALE: 1/16" = 1’−0"
1 SITE PLAN
UP
D W
FOYER
CLOSET
LAUNDRY/ MUD
ROOM
OFFICE/BDRM.
LIVING ROOM
14' - 3 1/2"
17' - 7 1/2"
10' - 5"
2' - 6" 11' - 3 1/2"
9' - 2 1/2" 18' - 1 1/2" 9' - 0" 7' - 11"
CLO. CLO.
CLO.
BATH
24' - 0" 2' - 0"
8' - 8 1/2"
KITCHEN DINING ROOM
18' - 0" 8' - 0" 20' - 0" 8' - 0"
46' - 0"
715 west moutain avenue
fort collins, colorado 80521
phone: 970.231.1040
e-mail: heidishuff@gmail.com
Lenoch Property
417 N. Grant Street
Fort Collins, CO
05.09.13
A1 SCALE: 3/16" = 1’−0"
1 FIRST FLOOR PLAN
DN
BEDROOM 1
BEDROOM 2 CLOSET CLOSET
MASTER
MASTER BATH CLOSET
MASTER
BEDROOM
HALL
18' - 0" 8' - 0" 18' - 0"
BATH
44' - 0"
14' - 7" 9' - 5"
24' - 0"
11' - 9" 5' - 6"
8' - 5"
13' - 7 1/2" 12' - 11"
11' - 8 1/2"
5' - 8" 5' - 8"
7' - 11" 14' - 6"
LINEN
9' - 8"
715 west moutain avenue
fort collins, colorado 80521
phone: 970.231.1040
e-mail: heidishuff@gmail.com
Lenoch Property
417 N. Grant Street
Fort Collins, CO
05.09.13
A2 SCALE: 3/16" = 1’−0"
1 UPPER LEVEL FLOOR PLAN
715 west moutain avenue
fort collins, colorado 80521
phone: 970.231.1040
e-mail: heidishuff@gmail.com
Lenoch Property
417 N. Grant Street
Fort Collins, CO
05.09.13
715 west moutain avenue
fort collins, colorado 80521
phone: 970.231.1040
e-mail: heidishuff@gmail.com
Lenoch Property
417 N. Grant Street
Fort Collins, CO
05.09.13
Community Development & Neighborhood Services
P.O. Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com/developmentreview
6/4/2013
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: 4.8(D)(1), 4.8(E)(1)
has been requested by: Julianna and Torey Lenoch
for described property: 417 N Grant Ave
zoning district: NCM
The variance will reduce the required minimum lot area from 5000 square feet to 4900 square
feet and reduce the required minimum lot width from 40 feet to 35 feet in order to allow the
existing parcel (9800 square feet, 70 foot wide) to be put back to its original platted condition of
two 4900 square foot lots and two 35 foot wide lots. (See Appeal 2737 for similar variance for
the other half of the existing parcel).
This item will appear on the Zoning Board of Appeals agenda as Appeal Number: 2736
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 8:30 a.m. on Thursday, June 13, 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
Appeal 2736 - 417 N. Grant Ave
Property Owner Mailing Address City St Zip
Alford Sushii and Lynne Kuman 3831 Troon Circle Broomfield CO 80023
Amelia Aragon 409 N Grant Ave Fort Collins CO 80521
Susan Gavaldon 413 N Grant Ave Fort Collins CO 80521
John Garcia PO Box 506 Laporte CO 80535
Joe and Dorothy Pacheco 2701 Claremont Dr Fort Collins CO 80524
Banyon Bungalow LLC 1402 Banyon Dr Fort Collins CO 80521
Michael and Dion Bundy 503 N Grant Ave Fort Collins CO 80521
DL William 1520 Hillside Dr Fort Collins CO 80524
Neal Wohlmuth 729 Sycamore St Fort Collins CO 80521
Rudy and MaryAnn Baldiva 3676 E Douglas Rd Fort Collins CO 80524
Susan Johnson 416 N Grant Ave Fort Collins CO 80521
Gregory and George Menning 4014 Lemay Ave #27 Fort Collins CO 80524
Andrew Fox 901 W Mountain Ave Fort Collins CO 80521
Diane Reiser 4719 Crest Dr Fort Collins CO 80526
Mary Barraza 412 Wood St Fort Collins CO 80521
Sarah Jordensen and William Jack Holder 829 Juniper Ln Fort Collins CO 80526
Brendan Taff and Patricia Spears 420 Wood St Fort Collins CO 80521
Maggie Clark 422 Wood St Fort Collins CO 80521
Louis and Jenny Cordova 424 Wood St Fort Collins CO 80521
Kent and Kimberly Walkenhorst 2301 Amber St Fort Collins CO 80525
Appeal 2736 - 417 N Grant Ave
Applicants
Julianna & Torey Lenoch
35 S Taft Hill Rd
Fort Collins, CO 80521
Julianna & Torey Lenoch
35 S Taft Hill Rd
Fort Collins, CO 80521
Alford Sushii
Lynne Kuman
3831 Troon Circle
Broomfield, CO 80023
Amelia Aragon
409 N Grant Ave
Fort Collins, CO 80521
Susan Gavaldon
413 N Grant Ave
Fort Collins, CO 80521
John Garcia
PO Box 506
Laporte, CO 80535
Joe and Dorothy Pacheco
2701 Claremont Dr
Fort Collins, CO 80524
Banyon Bungalow LLC
1402 Banyon Dr
Fort Collins, CO 80521
Michael and Dion Bundy
503 N Grant Ave
Fort Collins, CO 80521
DL William
1520 Hillside Dr
Fort Collins, CO 80524
Neal Wohlmuth
729 Sycamore St
Fort Collins, CO 80521
Rudy and MaryAnn Baldiva
3676 E Douglas Rd
Fort Collins, CO 80524
Susan Johnson
416 N Grant Ave
Fort Collins, CO 80521
Gregory and/or George Menning
4014 Lemay Ave #27
Fort Collins, CO 80524
Andrew Fox
901 W Mountain Ave
Fort Collins, CO 80521
Diane Reiser
4719 Crest Dr
Fort Collins, CO 80526
Mary Barraza
412 Wood St
Fort Collins, CO 80521
Sarah Jordensen and William Jack Holder
William Jack Holder
829 Juniper Ln
Fort Collins, CO 80526
Brendan Taff
Patricia Spears
AGENDA
Fort Collins Zoning Board of Appeals
Council Chambers, City Hall West, 300 LaPorte Ave
Regular Meeting – June 13, 2013 at 8:30 a.m.
Appeal: 2737
419 N. Grant Ave.
Supporting documentation
• Applicant’s application for variance
• Applicant’s written statement or variance request
• 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
Julianna and Torey Lenoch
35 South Taft Hill Road
Fort Collins, CO 80521
970-494-0124
May 4, 2013
City of Fort Collins
Zoning Board of Appeals
281 N. College Avenue
Fort Collins, CO 80524
To whom it may concern:
We are requesting two variances to the Fort Collins Land Use Code in the creation of the property at 419 Grant
Street (Parcel # 97112-20-009). See additional request for the property at 417 Grant. The lot was originally
platted as two separate properties, and we would like to restore it back to its original condition as (2) separate 35’
wide lots at 4,921.5 SF each (Legal description: Lots 9 and 10, Block 294, West Side). The first variance requested is
to code section 4.8 (NCM) (D) (1) to reduce the lot size of each home from 5,000 SF minimum as required by the
Land Use Code for the NCM zone to 4,921.5 SF.
The second variance requested is to code section 4.8 (NCM) (E) (1), to allow a reduction in lot width for each
property from 40’ as required by the Land Use Code to 35’.
We believe the proposal as submitted to divide the property back into its original intent 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 lots were originally platted as (2) separate 35’ wide lots, so we would be restoring the property
back to its original condition, where the lots size will be less than 80 SF below the minimum standard. Lastly, it will
allow for improvement of the existing space, and removal of a home in poor condition. We intend to develop these
lots with 2 modest size homes and detached garages that will restore this region of the neighborhood. We have
attached initial drawings of 2 conceptual designs that will fit into the neighborhood and comply with current Land
Use Code regulations and square footage regulations.
We appreciate your consideration of this proposal.
Sincerely,
Julianna Lenoch Torey Lenoch
Enclosed: Schematic drawings of initial development plans for properties
5' - 0" 5' - 0"
5' - 0"
FRONT
YARD
SETBACK
SIDE
YARD
SET-BACK
REAR
YARD
SETBACK
GRANT STREET
ALLEY
25' - 0"
120' - 0" 15' - 0"
140' - 0"
SIDE
YARD
SETBACK
35' - 0"
70' - 0" 70' - 0"
5' - 0" 5' - 0" 22' - 0"
5' - 0" 20' - 0"
440 SF
GARAGE 1,775 SF
HOUSE
Property Owner: Torey & Julie Lenoch
Contact: 970-219-0823
Parcel No: 97112-20-009
Legal Description: LOT 9, BLK 294, WEST SIDE, FTC
Zoning District: NCM
Setbacks:
Front Yard- 15 Feet
Rear Yard- 5 Feet
Side Yard- 5 Feet
Lot Size: 4,900 SF
Floor Area Ratio: 0.25 + 1,000 SF
Allowable Total Floor Area: 2,225 SF
Proposed Total Floor Area:
Garage: 440 SF
First Floor House: 1,170 SF
Second Floor House: 600 SF
Total: 2,210 SF
Allowable Floor Area on Rear 50% of lot:
2,450 SF * .33 = 808 SF
Actual Floor Area on Rear 50% of lot: 512 SF
715 west moutain avenue
fort collins, colorado 80521
phone: 970.231.1040
e-mail: heidishuff@gmail.com
Lenoch Property
419 N. Grant Street
Fort Collins, CO
05.09.13
A0 SCALE: 1/16" = 1’−0"
1 SITE PLAN
UP
UP
DW
REF.
D W
CLOSET
FOYER
9' - 6" 14' - 6" 1' - 6"
12' - 3"
11' - 6"
13' - 6"
10' - 1 1/2"
LAUNDRY HALF BATH
MASTER CLO.
TOILET SHOWER
MASTER
BEDROOM
MASTER BATH
DINING ROOM
KITCHEN LIVING ROOM
HALLWAY
13' - 3 1/2"
16' - 0"
6' - 0" 44' - 0" 8' - 0"
50' - 0"
FRONT PORCH
24' - 0"
715 west moutain avenue
fort collins, colorado 80521
phone: 970.231.1040
e-mail: heidishuff@gmail.com
Lenoch Property
419 N. Grant Street
Fort Collins, CO
05.09.13
A1 SCALE: 3/16" = 1’−0"
1 FIRST FLOOR PLAN
13' - 2"
LOFT
BATH
CLOSET
BEDROOM 1
BEDROOM 2
CLOSET
LINEN
16' - 6 1/2"
27' - 0" 9' - 0"
11' - 3 3/4" 10' - 3 3/4" 1' - 0"
36' - 0"
24' - 0" 1' - 6"
13' - 0"
4' - 0 3/4"
715 west moutain avenue
fort collins, colorado 80521
phone: 970.231.1040
e-mail: heidishuff@gmail.com
Lenoch Property
419 N. Grant Street
Fort Collins, CO
05.09.13
A2 SCALE: 3/16" = 1’−0"
1 UPPER LEVEL FLOOR PLAN
715 west moutain avenue
fort collins, colorado 80521
phone: 970.231.1040
e-mail: heidishuff@gmail.com
Lenoch Property
419 N. Grant Street
Fort Collins, CO
05.09.13
715 west moutain avenue
fort collins, colorado 80521
phone: 970.231.1040
e-mail: heidishuff@gmail.com
Lenoch Property
419 N. Grant Street
Fort Collins, CO
05.09.13
Community Development & Neighborhood Services
P.O. Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com/developmentreview
6/4/2013
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: 4.8(D)(1), 4.8(E)(1)
has been requested by: Julianna and Torey Lenoch
for described property: 419 N Grant Ave
zoning district: NCM
The variance will reduce the required minimum lot area from 5000 square feet to 4900 square
feet and reduce the required minimum lot width from 40 feet to 35 feet in order to allow the
existing parcel (9800 square feet, 70 foot wide) to be put back to its original platted condition of
two 4900 square foot lots and two 35 foot wide lots. (See Appeal 2736 for similar variance for
the other half of the existing parcel).
This item will appear on the Zoning Board of Appeals agenda as Appeal Number: 2737
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 8:30 am on Thursday, June 13, 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
Appeal 2737 - 419 N. Grant Ave
Property Owner Mailing Address City St Zip
Alford Sushii and Lynne Kuman 3831 Troon Circle Broomfield CO 80023
Amelia Aragon 409 N Grant Ave Fort Collins CO 80521
Susan Gavaldon 413 N Grant Ave Fort Collins CO 80521
John Garcia PO Box 506 Laporte CO 80535
Joe and Dorothy Pacheco 2701 Claremont Dr Fort Collins CO 80524
Banyon Bungalow LLC 1402 Banyon Dr Fort Collins CO 80521
Michael and Dion Bundy 503 N Grant Ave Fort Collins CO 80521
DL William 1520 Hillside Dr Fort Collins CO 80524
Neal Wohlmuth 729 Sycamore St Fort Collins CO 80521
Rudy and MaryAnn Baldiva 3676 E Douglas Rd Fort Collins CO 80524
Susan Johnson 416 N Grant Ave Fort Collins CO 80521
Gregory and George Menning 4014 Lemay Ave #27 Fort Collins CO 80524
Andrew Fox 901 W Mountain Ave Fort Collins CO 80521
Diane Reiser 4719 Crest Dr Fort Collins CO 80526
Mary Barraza 412 Wood St Fort Collins CO 80521
Sarah Jordensen and William Jack Holder 829 Juniper Ln Fort Collins CO 80526
Brendan Taff and Patricia Spears 420 Wood St Fort Collins CO 80521
Maggie Clark 422 Wood St Fort Collins CO 80521
Louis and Jenny Cordova 424 Wood St Fort Collins CO 80521
Kent and Kimberly Walkenhorst 2301 Amber St Fort Collins CO 80525
Appeal 2737 - 419 N Grant Ave
Applicants
Julianna & Torey Lenoch
35 S Taft Hill Rd
Fort Collins, CO 80521
Julianna & Torey Lenoch
35 S Taft Hill Rd
Fort Collins, CO 80521
Alford Sushii
Lynne Kuman
3831 Troon Circle
Broomfield, CO 80023
Amelia Aragon
409 N Grant Ave
Fort Collins, CO 80521
Susan Gavaldon
413 N Grant Ave
Fort Collins, CO 80521
John Garcia
PO Box 506
Laporte, CO 80535
Joe and Dorothy Pacheco
2701 Claremont Dr
Fort Collins, CO 80524
Banyon Bungalow LLC
1402 Banyon Dr
Fort Collins, CO 80521
Michael and Dion Bundy
503 N Grant Ave
Fort Collins, CO 80521
DL William
1520 Hillside Dr
Fort Collins, CO 80524
Neal Wohlmuth
729 Sycamore St
Fort Collins, CO 80521
Rudy and MaryAnn Baldiva
3676 E Douglas Rd
Fort Collins, CO 80524
Susan Johnson
416 N Grant Ave
Fort Collins, CO 80521
Gregory and/or George Menning
4014 Lemay Ave #27
Fort Collins, CO 80524
Andrew Fox
901 W Mountain Ave
Fort Collins, CO 80521
Diane Reiser
4719 Crest Dr
Fort Collins, CO 80526
Mary Barraza
412 Wood St
Fort Collins, CO 80521
Sarah Jordensen and William Jack Holder
William Jack Holder
829 Juniper Ln
Fort Collins, CO 80526
Brendan Taff
Patricia Spears
AGENDA
Fort Collins Zoning Board of Appeals
Council Chambers, City Hall West, 300 LaPorte Ave
Regular Meeting – June 13, 2013 at 8:30 a.m.
Appeal: 2738
2244 Marshfield Ln
Supporting documentation
• Applicant’s application for variance
• Applicant’s written statement or variance request
• 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
Community Development & Neighborhood Services
P.O. Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com/developmentreview
6/4/2013
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)(3)
has been requested by: Journey Homes
for described property: 2244 Marshfield Ln
zoning district; LMN
The variance will reduce the required minimum side yard setback along the north lot line from
5 feet to 4.79 feet in order to allow a new house to be constructed on the lot.
This item will appear on the Zoning Board of Appeals agenda as Appeal Number: 2738
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 8:30 am on Thursday, June 13, 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
Appeal 2738 - 2244 Marshfield Ln
NAME MAILING ADDRESS MAILING CITY ST ZIP
STEGNER CAROLYN P 2239 MARSHFIELD LN FORT COLLINS CO 80524
SHERWOOD JONATHAN L 2226 MARSHFIELD LN FORT COLLINS CO 80524
CHEN MING-HUI/JYH-KENG 1342 JAYHAWK DR FORT COLLINS CO 80524
MILDENBERGER JONELLE KAE 2220 MARSHFIELD LN FORT COLLINS CO 80524
GUZMAN HAMMOND/JESSICA 2233 FORECASTLE DR FORT COLLINS CO 80524
MONTANARI DAVID C PO BOX 1829 FORT COLLINS CO 80522
JOURNEY HOMES LLC 7251 W 20TH ST BLDG L STE 200 GREELEY CO 80634
JOURNEY HOMES LLC 7251 W 20TH ST BLDG L STE 200 GREELEY CO 80634
SHARP KIMBERLY A 2256 MARSHFIELD LN FORT COLLINS CO 80524
ARMOLD JEREMIAH R/SARAH M 2257 FORECASTLE DR FORT COLLINS CO 80524
REED NATHAN 1020 WABASH ST UNIT 12-204 FORT COLLINS CO 80526
JOURNEY HOMES LLC 7251 W 20TH ST BLDG L STE 200 GREELEY CO 80634
SWINNEY DAVID W/KELSEY 2239 FORECASTLE DR FORT COLLINS CO 80524
VAN WYNGARDEN ADAM R/KATHERINE E 2227 FORECASTLE DR FORT COLLINS CO 80524
JOURNEY HOMES LLC 7251 W 20TH ST BLDG L STE 200 GREELEY CO 80634
LARSON CHARITY 2245 MARSHFIELD LN FORT COLLINS CO 80524
GONZALEZ ANTONIO 2262 MARSHFIELD LN FORT COLLINS CO 80524
DIAMANT JOHN R/KERRI M 1342 JAYHAWK DR FORT COLLINS CO 80524
SCHULTZ KATHRYN A 2227 MARSHFIELD LN FORT COLLINS CO 80524
GREENWELL KATHLEEN A 2250 MARSHFIELD LN FORT COLLINS CO 80524
WHITEHEAD LAURA/JUSTIN 2245 FORECASTLE DR FORT COLLINS CO 80524
RAMIREZ ORLANDO/JENNIFER G 2251 FORECASTLE DR FORT COLLINS CO 80524
BRIGHT FIONNA MERCEDES 2233 MARSHFIELD LN FORT COLLINS CO 80524
Appeal 2728 - 2244 Marshfield Ln
Applicant: Journey Homes
Journey Homes
7251 W 20th St
Greeley, CO 80634
CAROLYN P STEGNER
2239 MARSHFIELD LN
FORT COLLINS, CO 80524
JONATHAN L SHERWOOD
2226 MARSHFIELD LN
FORT COLLINS, CO 80524
MING-HUI and/or JYH-KENG CHEN
C/O KERRI DIAMANT
1342 JAYHAWK DR
FORT COLLINS, CO 80524
JONELLE KAE MILDENBERGER
2220 MARSHFIELD LN
FORT COLLINS, CO 80524
HAMMOND/JESSICA GUZMAN
2233 FORECASTLE DR
FORT COLLINS, CO 80524
DAVID C MONTANARI DAVID C
PO Box 1829
FORT COLLINS, CO 80522
KIMBERLY A SHARP
2256 MARSHFIELD LN
FORT COLLINS, CO 80524
JEREMIAH R/SARAH M ARMOLD
2257 FORECASTLE DR
FORT COLLINS, CO 80524
NATHAN REED
1020 WABASH ST # 12-204
FORT COLLINS, CO 80526
DAVID W/KELSEY SWINNEY
2239 FORECASTLE DR
FORT COLLINS, CO 80524
ADAM R/KATHERINE E VAN WYNGARDEN
2227 FORECASTLE DR
FORT COLLINS, CO 80524
CHARITY LARSON
2245 MARSHFIELD LN
FORT COLLINS, CO 80524
ANTONIO GONZALEZ
2262 MARSHFIELD LN
FORT COLLINS, CO 80524
JOHN R/KERRI M DIAMANT
1342 JAYHAWK DR
FORT COLLINS, CO 80524
KATHRYN A SCHULTZ
2227 MARSHFIELD LN
FORT COLLINS, CO 80524
KATHLEEN A GREENWELL
2250 MARSHFIELD LN
FORT COLLINS, CO 80524
LAURA/JUSTIN WHITEHEAD
2245 FORECASTLE DR
FORT COLLINS, CO 80524
ORLANDO/JENNIFER G RAMIREZ
2251 FORECASTLE DR
FORT COLLINS, CO 80524
AGENDA
Fort Collins Zoning Board of Appeals
Council Chambers, City Hall West, 300 LaPorte Ave
Regular Meeting – June 13, 2013 at 8:30 a.m.
Appeal: 2739
2536 Banbury Ln
Supporting documentation
• Applicant’s application for variance
• Applicant’s written statement or variance request
• 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
Community Development & Neighborhood Services
P.O. Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com/developmentreview
6/4/2013
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), 3.5.2(D)(3)
has been requested by: Journey Homes
for described property: 2536 Banbury Ln
zoning district; LMN
The variance will:
1) reduce the required minimum front yard setback from 15 feet to 11 feet for the front porch
only; the rest of the house complies with the setback requirement
2) reduce the minimum required setback from the garage door to the sidewalk from 20 feet
to 15 feet
3) reduce the minimum required rear yard setback from 8 feet to 6 feet 7 inches
The variances are requested in order to allow the construction of a new house on the lot.
This item will appear on the Zoning Board of Appeals agenda as Appeal Number: 2739
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 8:30 am on Thursday, June 13, 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
APPEAL 2739 - 2536 BANBURY LN
Parcel # Number Street Name Owner CITY Zip
8832251051 2518 BANBURY LN Journey Homes FORT COLLINS 80524
8832251043 2519 BANBURY LN Journey Homes
8832251050 2524 BANBURY LN Journey Homes
8832251042 2525 BANBURY LN Journey Homes
8832251049 2530 BANBURY LN Journey Homes
8832251041 2531 BANBURY LN Journey Homes
8832251048 2536 BANBURY LN APPEAL PROPERTY
8832251040 2537 BANBURY LN Journey Homes
8832251047 2542 BANBURY LN Journey Homes
8832251039 2543 BANBURY LN Journey Homes
8832251038 2549 BANBURY LN Journey Homes
8832251064 2519 LYNNHAVEN LN Journey Homes FORT COLLINS 80524
8832251063 2525 LYNNHAVEN LN Journey Homes
8832251062 2531 LYNNHAVEN LN Journey Homes
8832251061 2537 LYNNHAVEN LN Journey Homes
8832251060 2543 LYNNHAVEN LN Journey Homes
8832251059 2549 LYNNHAVEN LN Journey Homes
8832251037 2213 WOODBURY LN Journey Homes FORT COLLINS 80524
8832251056 2237 WOODBURY LN Journey Homes
8832251057 2243 WOODBURY LN Journey Homes
8832251058 2249 WOODBURY LN Journey Homes
FIONNA MERCEDES BRIGHT
2233 MARSHFIELD LN
FORT COLLINS, CO 80524
420 Wood St
Fort Collins, CO 80521
Maggie Clark
422 Wood St
Fort Collins, CO 80521
Louis and Jenny Cordova
424 Wood St
Fort Collins, CO 80521
Kent and Kimberly Walkenhorst
2301 Amber St
Fort Collins, CO 80525
420 Wood St
Fort Collins, CO 80521
Maggie Clark
422 Wood St
Fort Collins, CO 80521
Louis and Jenny Cordova
424 Wood St
Fort Collins, CO 80521
Kent and Kimberly Walkenhorst
2301 Amber St
Fort Collins, CO 80525
DANIEL
CHESTER
LANE
TRUST
301 S
LOOMIS
AVE
FORT
COLLINS CO 80521
FORT
COLLINS 1109 8220
5 9711313001
601 W
MOUNTAIN
AVE
WALKER
SUSAN M
601 W
MOUNTAIN
AVE
FORT
COLLINS CO 80521
FORT
COLLINS 1109 105787
6 9711410005
118 S
WHITCOMB
ST
KALEY
LANE C
118 S
WHITCOMB
ST
FORT
COLLINS CO 80521
FORT
COLLINS //10071 8245
7 9711410017
112 S
WHITCOMB
ST
HICKMAN T
SCOTT
505 N BIG
SPRING
STE 105
MIDLAND TX 79701 FORT
COLLINS //10071 8235
8 9711313005
113 S
WHITCOMB
ST
ROGERS
DYLAN/CA
THERINE L
113 S
WHITCOMB
ST
FORT
COLLINS CO 80521
FORT
COLLINS 1109 105788
9 9711410016
108 S
WHITCOMB
ST
LIM
VERONICA
LIM/RANGI
JASON
108 S
WHITCOMB
ST
FORT
COLLINS CO 80521
FORT
COLLINS //10071 8226
10 9711410013
529 W
MOUNTAIN
AVE
HAYES
AMY S
ABRAMOWI
TZ FRED
529 W
MOUNTAIN
AVE
FORT
COLLINS CO 80521
FORT
COLLINS //10071 8221
11 9711410014
521 W
MOUNTAIN
AVE
AMASON
CURTIS
G/EVA
219 S
LOOMIS
AVE
FORT
COLLINS CO 805212540
FORT
COLLINS //10071 696
12 9711410015
519 W
MOUNTAIN
AVE
WALD ERIC
DONALD/J
ANIE
PERRY
519 W
MOUNTAIN
AVE
FORT
COLLINS CO 80521
FORT
COLLINS //10071 8233