HomeMy WebLinkAbout09/12/2013 - 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 - 970.224.6134 (fax)
www.fcgov.com/development
ZONING BOARD OF APPEALS
City Council Chambers - 300 LaPorte Ave
Thursday, September 12, 2013 - 8:30 a.m.
SUMMARY AGENDA
Roll Call
Approval of the Minutes from the previous meeting
Appeal: 2744 303 Wayne St.
The variance will increase the allowed floor area ratio in the rear half of the lot (the west half) from
.25 to .475 (the existing ratio is .413, so the actual increase is from .413 to .475). Additionally, the
variance will reduce the required minimum rear yard setback along the west lot line from 15 feet to 9
feet, and reduce the required minimum street side setback along Akin Ave. from 15 feet to 13.1 feet
in order to allow a 128 square foot one-story addition onto the north side of the house. The addition
will consist of a 44 square foot master bedroom expansion and an 84 square foot relocated
basement stairway.
Code Sections: 4.7(D)(3), 4.7(E)(3), 4.7(E)(4)
Petitioner: Tom Taylor
Zoning District: NCL
Appeal: 2745 1109 W Oak St.
The variance will increase the maximum height allowed for a detached building from the permitted
24 feet to a proposed height of 30 feet 8 inches. The variance is requested in order to allow a new
two-story, 2-car garage to be constructed with a steeply pitched roof that matches the roof pitch of
the existing house.
Code Sections: 4.7(F)(2)(a)(2)
Petitioner: W.J. Frick
Zoning District: NCL
Appeal: 2746 908 Sycamore St.
The variance will reduce the required minimum front setback from 15 feet to 14 feet and
reduce the required minimum rear yard setback from 15 feet to 5 feet in order to allow a
portion of the existing house to be removed and replaced with a 2-story addition. Only the
rear northeast corner of the addition will be at a 5 foot rear setback. The setback increases to
the west as the angled rear lot line moves further away from the house. The front setback
reduction is requested in order to allow a 4 foot covered front porch.
Code Sections: 4.8(E)(2), 4.8(E)(3)
Petitioner: Ed Schneider
Zoning District: NCM
September 12, 2013: Zoning Board of Appeals Public Hearing Page 2
Appeal: 2747 2451 S. Timberline Rd.
The variance will allow a housing project ID sign to be placed at a location other than at an exclusive
entry into the project. Specifically, the variance will allow a 35 square foot ID sign for The Trails at
Timberline multi-family project to be located at the northwest corner of Drake and Timberline.
Code Sections: 3.8.7(C)(1)(f)
Petitioner: Norris Design
Zoning District: MMN
Appeal: 2748 637 Peterson St.
The variance will reduce the required minimum rear yard setback from the west lot line from 15 feet
to 5 feet and allow the maximum allowed eave height along the side lot lines to be increased from 10
feet to 19 feet 2 inches in order to allow a new detached 2-car garage to be constructed in the rear
of the lot. The new garage will replace the existing garage, but will be located further towards the
rear lot line.
Code Sections: 4.8(E)(3), 4.8(F)(2)(b)(2)
Petitioner: David Hansen
Zoning District: NCM
Other Business:
Community 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, September 12, 2013 - 8:30 a.m.
AGENDA
Appeal 2744
Address 303 Wayne St.
Petitioner Tom Taylor
Zoning District NCL
Code Section 4.7(D)(3), 4.7(E)(3), 4.7(E)(4)
Justification See petitioner's letter
PROJECT DESCRIPTION:
Request for Variance to Sections 4.7(D)(3), 4.7(E)(3) and 4.7(E)(4) – rear floor area ratio,
rear and street side setback reduction.
The variance requested will:
1. increase the allowed floor area ratio in the rear half of the lot (the west half) from .25 to .475.
(The existing ratio is .413, so the actual increase is from .413 to .475)
2. reduce the required minimum rear yard setback along the west lot line from 15 feet to 9 feet
3. reduce the required minimum street side setback along Akin Ave. from 15 feet to 13.1 feet
The variances are requested in order to allow a 128 square foot one-story addition onto the north
side of the house. The addition will consist of a 44 square foot master bedroom expansion and an
84 square foot relocated basement stairway.
RECOMMENDATION: Approval
STAFF COMMENTS:
1. Background:
The lot is a corner lot, wherein a large portion of what was originally the rear part of the
platted lot was sold off. As a result of the lot split, the lot size for this home was reduced to
only 4,160 square feet, with the house being located in the center of the lot.
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
allowed floor area ratio in the rear half of the lot from .25 to .475 (an effective increase from
.413 to .475), reduce the required minimum rear setback along the west lot line from 15 feet
to 9 feet, and reduce the required minimum street side setback along Akin from 15 feet to
13.1 feet, and finds that:
The granting of the variances for the front porch and the rear setback would not be
detrimental to the public good.
September 12, 2013: Zoning Board of Appeals Public Hearing Page 2
• Staff finds that the hardship standard is satisfied for the rear floor area variance and
rear setback variance due to the small size of the lot; the location of the existing
house; and the shallow 52 foot depth of the lot.
• Additionally, staff finds that the street side setback reduction of 1.9 feet is nominal
and inconsequential in the context of the neighborhood, especially since there are
other homes along Akin in the neighborhood that have a similar setback.
RECOMMENDATION:
Staff recommends approval of the variances proposed for Appeal #2744.
September 12, 2013: Zoning Board of Appeals Public Hearing Page 3
Appeal 2745
Address 1109 W. Oak St.
Petitioner W.J. Frick, Architect
Zoning District NCL
Code Section 4.7(F)(2)(a)(2)
Justification See petitioner's letter
PROJECT DESCRIPTION:
Request for Variance to Section 4.7(F)(2)(a)(2) – increase the maximum height allowed for
a detached building
The variance will increase the maximum height allowed for a detached building from the permitted
24 feet to a proposed height of 30 feet 8 inches.
The variance is requested in order to allow a new detached two-story, 2-car garage to be
constructed with a steeply pitched roof that matches the roof pitch of the existing house.
RECOMMENDATION: Denial
STAFF COMMENTS:
1. Background:
The existing house on the front portion of the lot is a designated landmark building. A portion
of the roof has a pitch of 16:12. The majority of the roof is a gable with wings, resulting in the
majority of the roof having a more normal pitch. In addition to the landmark house, there is
an existing, landmark designated 1-car detached garage. The roof pitch of the existing
garage does not match the roof pitch of the house.
The desire to construct the new garage with a 16:12 pitch results in the increased building
height.
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 to increase the
allowed building height from 24 feet to 30 feet 8 inches, and finds that:
The requested variance to increase the building height does not satisfy any of the three
standards set forth in the Code on the basis of which a variance can be granted.
• The ‘hardship’ standard isn’t satisfied because there’s nothing unusual about the
property that hinders the ability to construct a building that complies with the code,
and there’s no requirement that the roof of a new building needs to mimic the roof of
a designated landmark building on the property.
• The ‘equal to or better than’ standard isn’t satisfied because the applicant hasn’t
shown how the proposed building height and roof promotes the general purpose of
the standard equally well or better than would a proposal for a building designed to
comply with the 24 foot height standard.
• The ‘nominal, inconsequential’ standard isn’t satisfied because the additional 6 feet of
height is a considerable deviation, and a 30 foot 8 inch tall accessory building in the
NCL zone is out of character with the nature of other detached buildings in the zone.
RECOMMENDATION:
Staff recommends denial of Appeal #2745.
September 12, 2013: Zoning Board of Appeals Public Hearing Page 4
Appeal 2746
Address 908 Sycamore St.
Petitioner Ed Schneider
Zoning District NCM
Code Section 4.8(E)(2) and 4.8(E)(3)
Justification See petitioner's letter
PROJECT DESCRIPTION:
Request for Variance to Section 4.8(E)(2) and 4.8(E)(3) – front and rear setback reduction.
The variance requested will:
1. reduce the required minimum front yard setback from 15 feet to 14 feet
2. reduce the minimum required rear yard setback from 15 feet to 5 feet
The variances are requested in order to allow a portion of the east side of the existing house to be
removed and replaced with a 2-story addition. The remaining one-story portion of the house will
stay as is. Only the rear northeast corner of the addition will be at a 5 foot setback. The setback
increases to the west as the angled rear lot line moves further away from the house. The front
setback reduction is requested in order to allow a new 4 foot covered front porch.
RECOMMENDATION: Approval
STAFF COMMENTS:
1. Background:
The lot is an unusually shaped and shallow lot, with the Arthur Ditch running behind the rear
lot line. The lot area/floor area ratios continue to be complied with.
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 front setback from 15 feet to 4 feet for the front porch and approval of the
variance request to reduce the required minimum rear setback from 15 feet to 5 feet, 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 the shallowness of the lot and
the unique shape of the lot.
Additionally, staff finds that the setback reductions are nominal and inconsequential
in the context of the neighborhood. Specifically, the Arthur Ditch abuts the rear lot
line and provides a buffer from the nearest property and the front setback reduction
from 15 feet to 14 feet for a small covered porch is very nominal and inconsequential
RECOMMENDATION:
Staff recommends approval of Appeal #2746 for the front and rear setback reductions.
September 12, 2013: Zoning Board of Appeals Public Hearing Page 5
Appeal 2747
Address 2451 S. Timberline Rd.
Petitioner Norris Design
Zoning District MMN
Code Section 3.8.7(C)(1)(f)
Justification See petitioner's letter
PROJECT DESCRIPTION:
Request for Variance to Section 3.8.7(C)(1)(f) – subdivision ID signage.
The variance requested will allow a housing project ID sign to be located at a location other than
at an exclusive entry into the project.
The variance is requested in order to allow a permanent 35 square foot ID sign for The Trails at
Timberline multi-family project to be located at the northwest corner of Drake and Timberline.
RECOMMENDATION: Approval with a condition
STAFF COMMENTS:
1. Background:
The multi-family project has three exclusive entrances into the development. One is located
along S. Timberline Rd. and two are located along Joseph Allen Dr. The sign code allows
one sign at each of the three entrances. In addition to the signs at the entrances, the code
also allows one 20 square foot wall sign on each building. The applicant is proposing to
construct an ID sign at the corner of Drake and Timberline in addition to the three allowed
signs. The result would be four ID signs.
2. Applicant’s statement of justification: See Petitioner’s letter
3. Staff Conclusion and Findings:
Under Section 2.10.2(H), Staff recommends conditional approval of the variance request to
allow an ID sign to be located at the northwest corner of W. Drake Rd. and S. Timberline
Rd., and finds that:
The granting of the variance for the sign would not be detrimental to the public good.
• The request satisfies the nominal, inconsequential standard if the allowed sign at the
actual entrance on Timberline Road is not installed. This condition would result in the
development having a total of only three monument signs, which is the total allowed
by the code, and would result in only one such sign along Timberline.
RECOMMENDATION:
Staff recommends approval of Appeal #2747 with the condition that no monument sign can be
installed at the subdivision entrance along S. Timberline Rd.
September 12, 2013: Zoning Board of Appeals Public Hearing Page 6
Appeal 2748
Address 637 Peterson St.
Petitioner David Hansen
Zoning District NCM
Code Section 4.8(E)(3) and 4.8(F)(2)(b)(2)
Justification See petitioner's letter
PROJECT DESCRIPTION:
Request for Variance to Section 4.8(E)(3) and 4.8(F)(2)(b)(2) – rear setback reduction and
increase allowed eave height
The variance requested will:
1. reduce required minimum rear yard setback from the west lot line from 15 feet to 5 feet
2. increase maximum eave height along the side lot lines from 10 feet to 19 feet, 2 inches
The variances are requested in order to allow a new detached 2-car garage to be constructed in
the rear of the lot. The new garage will replace the existing garage, but will be located further
towards the rear lot line. The gable ends of the new building will be facing the side lot lines.
RECOMMENDATION: Approval with condition
STAFF COMMENTS:
1. Background:
The required rear yard setback for buildings in this zone is 5 feet from an alley and 15 feet
when there is no alley abutting the rear lot line. This lot was originally platted all the way
back to the alley. However, a portion of the rear yard was sold off many years ago, resulting
in the front portion losing its frontage on the rear alley. The subject lot still abuts an alley that
runs along the side of the lot, and the access into the new garage will come from the side
alley.
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 rear setback from 15 feet to 5 feet and finds that:
The granting of the variance for the rear setback would not be detrimental to the
public good.
• Staff finds that the setback reduction is nominal and inconsequential in the context of
the neighborhood. Specifically, the abutting lot to the rear (which was originally a part
of the subject property) does not have a legal front or rear lot line. All of the lot lines of
that property are side lot lines; which means that the legal rear lot line of the subject
lot is the side lot line of the abutting property. Allowing the applicant to construct the
proposed building at the same 5 foot distance that the abutting property owner is
allowed to build with respect to the shared lot line is a nominal and inconsequential
divergence from the standard.
Staff recommends conditional approval of the request to increase the side eave to 19 feet 2
inches, and finds that
• The granting of the variance for the increased eave height would not be detrimental to
the public good.
September 12, 2013: Zoning Board of Appeals Public Hearing Page 7
• The nominal, inconsequential standard is satisfied with the condition that the
proposed 6 foot side yard setback along the north lot line be increased to 10 feet
by moving the garage 4 feet closer to the south lot line abutting the alley.
RECOMMENDATION:
Staff recommends approval of Appeal #2748 for the rear setback reduction, and approval for the
eave height increase with the condition that the side setback from the north lot line be a
minimum of 10 feet.
OTHER BUSINESS:
AGENDA
Fort Collins Zoning Board of Appeals
Council Chambers, City Hall West, 300 LaPorte Ave
Regular Meeting – September 12, 2013 at 8:30 a.m.
Appeal: 2744
300 Wayne 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
Community Development & Neighborhood Services
Planning Services
281 N. College Ave.
Fort Collins, CO 80524
970.221.6750 - main
970.224.6134 --- fax
fcgov.com/developmentreview
9/03/2013
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(D)(3), 4.7(E)(3), 4.7(E)(4)
has been requested by: Tom Taylor
for described property: 303 Wayne St.
Zoning district: NCL
The variance will increase the allowed floor area ratio in the rear half of the lot (the west half)
from .25 to .475 (the existing ratio is .413, so the actual increase is from .413 to .475).
Additionally, the variance will reduce the required minimum rear yard setback along the west lot
line from 15 feet to 9 feet, and reduce the required minimum street side setback along Akin Ave.
from 15 feet to 13.1 feet in order to allow a 128 square foot one-story addition onto the north
side of the house. The addition will consist of a 44 square foot master bedroom expansion and
an 84 square foot relocated basement stairway.
This item will appear on the Zoning Board of Appeals agenda as Appeal Number: 2744
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, September 12, 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
Tom Taylor
303 Wayne St
Fort Collins, CO 80521
Jacqueline Fields
114 N Sherwood St
Fort Collins, CO 80521
Duncan Eccleston
Lemly Joanna
306 Wayne St
Fort Collins, CO 80521
Susan M/Victor L Vaughn
312 Wayne St
Fort Collins, CO 80521
RHT Ltd Liability
2731 Granada Hills Dr
Fort Collins, CO 80525
Gary Ulrich
314 Wayne St
Fort Collins, CO 80521
Ruth McMillen
316 Wayne St
Fort Collins, CO 80521
John/Mary Katherine Bowling
1105 Akin Ave
Fort Collins, CO 80521
Susan Collins
1840 N Crestmore Ct
Fort Collins, CO 80521
Mountain Hound
PO Box 747
Berthoud, CO 80513
Justin Schram
1119 Akin Ave
Fort Collins, CO 80521
Ruth Reese
1002 Akin Ave
Fort Collins, CO 80521
Louisann Levy
1006 Akin Ave
Fort Collins, CO 80521
Gloria/Dallas Schoo
1008 Akin Ave
Fort Collins, CO 80521
Alice Gibson
1012 Akin Ave
Fort Collins, CO 80521
Akin 1018 LLC
119 N Loomis Ave
Fort Collins, CO 80521
Nancy L Bryan
309 S Sherwood St
Fort Collins, CO 80521
Marion Croak
1024 Akin Ave
Fort Collins, CO 80521
Faye Hall
1030 Akin Ave
Fort Collins, CO 80521
09.12.12
APPEAL 2744
AGENDA
Fort Collins Zoning Board of Appeals
Council Chambers, City Hall West, 300 LaPorte Ave
Regular Meeting – September 12, 2013 at 8:30 a.m.
Appeal: 2745
1109 W. Oak 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
Community Development & Neighborhood Services
Planning Services
281 N. College Ave.
Fort Collins, CO 80524
970.221.6750 - main
970.224.6134 --- fax
fcgov.com/developmentreview
9/03/2013
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(F)(2)(a)(2)
has been requested by: W.J. Frick
for described property: 1109 W Oak St.
Zoning district: NCL
The variance will increase the maximum height allowed for a detached building from the
permitted 24 feet to a proposed height of 30 feet 8 inches. The variance is requested in order to
allow a new two story, 2-car garage to be constructed with a steeply pitched roof that matches
the roof pitch of the existing house.
This item will appear on the Zoning Board of Appeals agenda as Appeal Number: 2745
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, September 12, 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 – September 12, 2013 at 8:30 a.m.
Appeal: 2746
908 Sycamore 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
Community Development & Neighborhood Services
Planning Services
281 N. College Ave.
Fort Collins, CO 80524
970.221.6750 - main
970.224.6134 --- fax
fcgov.com/developmentreview
9/03/2013
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)(2), 4.8(E)(3)
has been requested by: Ed Schneider
for described property: 908 Sycamore St.
Zoning district: NCM
The variance will reduce the required minimum front setback from 15 feet to 14 feet and reduce
the required minimum rear yard setback from 15 feet to 5 feet in order to allow a portion of the
existing house to be removed and replaced with a 2-story addition. Only the rear northeast
corner of the addition will be at a 5 foot rear setback. The setback increases to the west as the
angled rear lot line moves further away from the house. The front setback reduction is
requested in order to allow a 4 foot covered front porch.
This item will appear on the Zoning Board of Appeals agenda as Appeal Number: 2746
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, September 12, 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 – September 12, 2013 at 8:30 a.m.
Appeal: 2747
2451 S. Timberline 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
1101 Bannock Street
Denver, Colorado 80204
303.892.1166
- 1 -
MEMORANDUM
Date: August 7, 2013
To: Peter Barnes
From: Wendi J. Birchler
Re: Zoning Variance Request :: Spring Creek Farms Filing No. 2 Signage
This Zoning Variance Request is for a sign that would be located at the corner of Drake Road and Timberline Road
for the Trails at Timberline (Spring Creek Farms North) luxury apartment project that received FDP approval on
October 18, 2012.
The proposed sign location will promote the general purpose of the standard for the request better than a proposal
which complies with the standard for several reasons including the following:
Due to the topography of the site and to address existing infrastructure design that ties into this project, the
detention pond is located on the corner of Drake Road and Timberline Road. As a result, a building was not
placed on this highly visible corner that would have been allowed to have a building sign per Land Use Code
(LUC) 3.8.7(C)(1)(b) which states the following:
One(1) identification sign per multi-family dwelling, provided such sign does not exceed twenty (20) square
feet in area per face and has only indirect illumination;
The proposed sign in this location has been designed of high quality materials, including stone that is
complimentary to the approved architecture, and has been designed in conjunction with significant
landscaping that will provide color, texture and structure throughout the year. Together, these elements will
provide significant screening of the detention pond facility on this highly visible corner.
Due to the fact that we worked with the site topography and existing infrastructure, we were unable to place a
building on the corner that would have been allowed to have identification signage; therefore, we are requesting a
variance to allow the sign to be located on the corner. The sign fits the dimensional requirements as outlined in LUC
3.8.7(C)(1)(b).
This sign is extremely important to the project as it will identify the location of The Trails at Timberline for prospective
tenants, current residents, as well as resident’s visitors. This sign is critical to the overall marketing and leasing plan
for the community and the success of this project. The ability to provide identification on this highly visible corner is
imperative – due to the topography and existing conditions, we were unable to provide this signage and identification
per the current standards LUC. This proposal includes a high quality sign that compliments the architecture and
overall community, as well as provides an aesthetically pleasing entry statement on the corner. The monument has
been designed within a significant amount of landscaping, including upsized evergreen trees. In addition, the
monument, as well as the extensive landscaping, will serve as a screen to the detention pond facility that is located
directly behind the proposed monument location.
Community Development & Neighborhood Services
Planning Services
281 N. College Ave.
Fort Collins, CO 80524
970.221.6750 - main
970.224.6134 --- fax
fcgov.com/developmentreview
9/03/2013
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: 3.8.7(C)(1)(f)
has been requested by: Norris Design
for described property: 2451 S. Timberline Rd.
Zoning district: MMN
The variance will allow a housing project ID sign to be placed at a location other than at an
exclusive entry into the project. Specifically, the variance will allow a 35 square foot ID sign for
The Trails at Timberline multi-family project to be located at the northwest corner of Drake and
Timberline.
This item will appear on the Zoning Board of Appeals agenda as Appeal Number: 2747
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, September 12, 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
Spring Creek Farms North Filing 2
Adjacent Property Notice ‐ 150' Buffer
Sign Variance Request
7/17/2013
MAP ID PARCELNUM LOCADDRESS NAME NAME1 MAILINGADDRESS MAILINGCITY MAILINGSTATE MAILINGZIPCODE
1 8730118901 CITY OF FORT COLLINS PO BOX 580 FORT COLLINS CO 80522
2 8719423002 SC RESIDENTIAL LLC 601 CORPORATE CIR GOLDEN CO 80401
3 8719425001 SC RESIDENTIAL LLC 601 CORPORATE CIR GOLDEN CO 80401
4 8730117196 2036 ABILENE CT THRU SOLOMON CHRISTENE L TRUSTEE 600 SUMMIT ST EVANSTON WY 82930
5 8730117199 2018 ABILENE CT THRU GIBBONS STEWART/CHRISTINA 1815 THYME CT FORT COLLINS CO 80528
6 8719422901 2221 S TIMBERLINE RD CITY OF FORT COLLINS 215 N MASON ST FORT COLLINS CO 80522
7 8730117197 2030 ABILENE CT KADOSH 1740H DELL RANGE BLVD STE 248 CHEYENNE WY 82009
8 8730117202 2000 ABILENE CT GLEASON DONALD J 2000 ABILENE CT FORT COLLINS CO 80525
9 8730117201 2006 ABILENE CT THRU HORST DOUGLAS M/TRACY LEE (.50) MULLENIX RAE (.50) 2626 ANNELISE WAY FORT COLLINS CO 80525
10 8730117198 2024 ABILENE CT THRU OGRADY SUSAN S/JAMES N 1925 ETTON DR FORT COLLINS CO 80526
AGENDA
Fort Collins Zoning Board of Appeals
Council Chambers, City Hall West, 300 LaPorte Ave
Regular Meeting – September 12, 2013 at 8:30 a.m.
Appeal: 2748
637 Peterson 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
To: Zoning Board of Appeals
Petitioners: David Hansen/ Jessica Kramer
637 Peterson St. Fort Collins, 80524
Larimer County Parcel: 97132‐12013, NCM Zoning District, East Side Historic Neighborhood
August 13, 2013
Re: Zoning Variance Request, Desired construction – new 600 SF detached garage
Our property is unique in that we are essentially a side loading corner lot configuration but are sided by
a concrete paved alley and parking lot rather than a local or collector street. This alley serves as access
to the Centennial High School faculty parking lot as well as several apartment complex parking lots to
the west. From a site planning standpoint this alley limits the access to our property from the side
rather than the rear property line. We therefore are requesting the following 2 variances:
Variance request #1.
We would like to construct the garage with the ridge of the roof running in an orientation perpendicular
to the alley and side lot property line (North‐South). We desire this so that in snowy conditions, snow
isn’t falling in front of the garage door from the roof overhangs. The result is a garage that exceeds a
10’ eve height at the side lot line. Furthermore we would like to construct the garage such that it has a
storage area above that is non‐habitable. Whether a garage were constructed with a storage area or
not it would be impossible to not exceed 10’ at the side property line with the roof oriented in this ideal
manner. (Please see attached drawings for further details)
Variance Request #2.
Preferred Option ‐ We would like to request a reduction of setback from 15’ to 5’ on the rear yard
property line. Based on the site arrangement of house and garage as well as side loading access, a less
than ideal space is created between the garage and rear property line. In essence we would like to
maximize the usable back yard space adjacent to the house on our property rather than a remote piece
that isn’t visible, easily accessed, or potentially a target for vandalism due to limited visibility. Many
examples of detached structures on rear property lines less than 10’ exist in our neighborhood. Based
on these precedents we feel our proposal doesn’t result in a condition diverging from the existing
context of our neighborhood. (Please see attached exhibit of neighborhood comparisons)
Alternative Option – A reduction of setback from 15’ to 10’ on the rear yard property line. (Same
reasoning applies).
Community Development and
Neighborhood Services
281 N. College Ave. - P.O. Box 580
Fort Collins, CO 80522
970.221.6750 - 970.224.6134 (fax)
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.
4.8(E)(3), 4.8(F)(2)(b)(2)
David Hansen
<div>The variance will reduce the required minimum rear yard setback from the west lot line from
15 feet to 5 feet and allow the maximum allowed eave height along the side lot lines to be
increased from 10 feet to 19' 2" in order to allow a new detached 2-car garage to be
constructed in the rear of the lot. The new garage will replace the existing garage, but will
be located further towards the rear lot line.</div>
The hearing on this appeal will be held at 8:30 am on
If you have any questions or comments, feel free to contact Peter Barnes, Zoning Administrator at
(970) 416-2355.
Zoning Administrator
Thursday, September 12, 2013
A variance of code sections:
has been requested by:
for the following described property:
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.
637 Peterson St
This item will appear on the Zoning Board of Appeals agenda as Appeal Number: 2748
As an adjacent property owner, your input would be appropriate in the consideration of the variance
request.
8/26/2013
KRAMER KENNY C
635 PETERSON ST
FORT COLLINS, CO 805243135
BUFFINGTON DOUGLAS J
628 PETERSON ST
FORT COLLINS, CO 80524-3134
NOVOVESKY FLORENCE A
8943 GANDER VALLEY LN
WINDSOR, CO 805502623
«AddressBlock» BRADLEY STEPHEN R/JEAN E
625 PETERSON ST
FORT COLLINS, CO 80524-3135
OSBORN DAVID L (.50) GRETCHEN G
(.50)
3401 SHORE RD
FORT COLLINS, CO 80524
HOBBS N THOMPSON
644 PETERSON ST
FORT COLLINS, CO 80524
SLOCUMB BENJAMIN J
630 PETERSON ST
FORT COLLINS, CO 80524
POUDRE R-1 SCHOOL DISTRICT
2407 LAPORTE AVE
FORT COLLINS, CO 80521
EARLEY SCOTT
631 PETERSON ST
FORT COLLINS, CO 80524
FRICK GLADYS M/TRUSTEE
526 S COLLEGE AVE
FORT COLLINS, CO 80524
BRUYERE BRETT
640 PETERSON ST
FORT COLLINS, CO 80524-3134
PEEK JOHN L/JANA M
636 PETERSON ST
FORT COLLINS, CO 80524-3134
HANSEN DAVID/JESSICA
637 PETERSON ST
FORT COLLINS, CO 80524
WEBB COLLEEN T
632 PETERSON ST
FORT COLLINS, CO 80524
PERINA PROPERTIES LLC
521 N TAFT HILL RD
FORT COLLINS, CO 80521
303 WAYNE ST