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HomeMy WebLinkAbout09/11/2014 - Zoning Board Of Appeals - Agenda - Regular MeetingZONING BOARD OF APPEALS ZONING BOARD OF APPEALS AGENDA Michael Bello, Chair Council Liaison, Gino Campana Heidi Shuff, Vice Chair Staff Liaison, Noah Beals Daphne Bear Robert Long LOCATION John McCoy City Council Chambers Ralph Shields 300 LaPorte Avenue Butch Stockover Fort Collins, CO 80521 The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication arrangements for persons with disabilities. Please call 221-6515 (TDD 224-6001) for assistance. REGULAR MEETING SEPTEMBER 11, 2014 8:30 AM  CALL TO ORDER AND ROLL CALL  CITIZEN PARTICIPATION (ITEMS NOT ON THE AGENDA)  APPROVAL OF MINUTES FROM PREVIOUS MEETING  APPEALS FOR VARIANCE TO THE LAND USE CODE 1. APPEAL # 2772 Address: 518 N Whitcomb Street Petitioner: Paul Edwards Owner: Edwards Real Estate Holdings LLC Zoning District: L-M-N Code Section: 3.5.2(E)(3) The variances are to allow a new detached garage/workshop to be built 4.5 feet into the required 5 feet side setback on the northeast side and 2 feet into the required 5 feet side setback on the south side of the property. The proposed building is a one story building on the rear part of the lot to replace an existing garage. 2. APPEAL # 2773 Address: 730 Grouse Circle Petitioner: Clifford Hart Owner: Dennis Bogott Zoning District: R-L Code Section: 4.4(D)(2)(c) The variance is to allow an addition to the house to be built 5 feet into the required 15 feet rear yard setback. The proposed addition is a 3 season one story room addition. 3. APPEAL #2774 Address: 4750 Pleasant Oak Drive Petitioner: Hank Huss Owner: LB MH Oakridge LLC Zoning District: H-C Code Section: 3.5.1(I)(1) The variance is to allow a new trash and recycling enclosure to be built 17 feet into the required 20 feet setback from a public sidewalk. The enclosure is 6 feet in height and extends out from the existing building. 4. APPEAL #2775 Address: 1301 E. Stuart Street Petitioner/Owner: Carolyn & David Dalbow Zoning District: R-L Code Section: 3.8.11(C)(1) and 3.8.11(C)(2) The variances are to allow a 6 ft. tall fence to be located in a front and front/side yard setback which only allows a 4 foot tall fence. The 6 ft. tall fence will screen yard area considered to be a back yard by the petitioner. 5. APPEAL # 2776 Address: 5924 S College Avenue Petitioner: Davinci Sign Systems (John Shaw and Mike Long) Owner: Aly Hadi H Family Trust Zoning District: C-G Code Section: 3.8.7(G)(1) and 3.8.7(G)(6) The variances will allow two existing freestanding signs, each 27 sq. ft. per side, to remain in place exceeding the following requirements:  1 freestanding sign per property and,  Setback of 0 feet within the 5 feet required setback The signs would need to submit for a sign permit to meet a base/pole cover requirement of code section 3.8.7(G)(12). 6. APPEAL #2777 Address: 626 Olive Street Petitioner/Owner: Jason Hall Zoning District: N-C-L Code Section: 4.7(E)(3) The variance would allow a new garage to be built 10 feet into the 15 feet rear setback. The new garage is a 1 story accessory building that will be located behind the existing primary residential building on the property.  OTHER BUSINESS  ADJOURNMENT Zoning Board of Appeals Page 2 September 11, 2014 STAFF REPORT September 11, 2014 Zoning Board of Appeals STAFF Noah Beals, Senior City Planner/Zoning PROJECT APPEAL # 2772 PROJECT DESCRIPTION Address: 518 N Whitcomb Street Petitioner: Paul Edwards Owner: Edwards Real Estate Holdings LLC Zoning District: L-M-N The variances are to allow a new detached garage/workshop to be built 4.5 feet into the required 5 feet side setback on the northeast side and 2 feet into the required 5 feet side setback on the south side of the property. The proposed building is a one story building on the rear part of the lot to replace an existing garage. RECOMMENDATION: Staff recommends approval of Appeal # 2772 to allow the proposed garage/workshop to be built 4.5 feet into the required 5 feet side setback of section 3.5.2(E)(3) of the Land Use Code along the northeast property line and 2 feet into the required 5 feet side setback of section 3.5.2(E)(3) of the Land Use Code along the south property line. STAFF COMMENTS: 1. Background: This property was part of the original map of Fort Collins adopted in 1873. At that time the property and all the lots on this block were rectangular with only one alley running north and south. Since then the property has been subdivided to include a railroad right-of-way, resulting in properties with triangles and an alley that extends partially through the block running east and west. The property currently contains a non-conforming structure (garage) that also does not meet the side setbacks. 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 variances requested to allow the structure to build 4.5 feet into the required 5 feet side setback and 2 feet into the required 5 feet side setback and finds that: • The granting of the variances would not be detrimental to the public good. • The side setbacks do not abut property that contains a residential use. The railroad has removed the tracks from the right-of-way along the northeast property line. The separation the alley provides along the south property line from nearby residential properties is greater than the required 5 feet setback. Additionally, the existing structure has already enjoyed a similar encroachment along these side setbacks for some period of time. Staff Report Appeal 2772 Page 2 09.11.14 Therefore, staff finds the variances will not diverge from the standard of the code except in a nominal and inconsequential way when considered in the context of the neighborhood and the combination of the shape of the lot and use of the abutting properties and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. 4. RECOMMENDATION: Staff recommends approval of Appeal # 2772. CAMERON KATHERINE L KELLER ROBERT R 512 SYCAMORE ST FORT COLLINS, CO 80521 JOYCE KATHLEEN 514 SYCAMORE ST FORT COLLINS, CO 80521 FRANZ ANN R 516 SYCAMORE ST FORT COLLINS, CO 80521 JOHNSON DARRIN K ELIZABETH A 518 SYCAMORE ST FORT COLLINS, CO 80521 REHNER ANITA BARTH 520 SYCAMORE ST FORT COLLINS, CO 80521 CASH KRISTINA K TURNER NATHAN W 526 SYCAMORE ST FORT COLLINS, CO 80521 SHEPARD THEODORE H / PAULA M 530 SYCAMORE ST FORT COLLINS, CO 80521 PORTER AMY K 600 SYCAMORE ST FORT COLLINS, CO 80521 HOFFMAN WILLIAM R BENEDICT LAURYN 1415 HAWTHORNE TER BERKELEY, CA 94708 EDWARDS REAL ESTATE HOLDINGS 1205 JUNIPER CT FORT COLLINS, CO 80521 POTTS AARON M MORAN GRETCHEN A 519 N WHITCOMB ST FORT COLLINS, CO 80521 BENNETT DOUGLAS LEVY CAROLINA 515 N WHITCOMB ST FORT COLLINS, CO 80521 DART-GMEINER KRISTEN GMEINER ZACH J 522 N WHITCOMB ST FORT COLLINS, CO 80521 RADONSKY MAREK KOHOUT SUZANNE J 523 N WHITCOMB ST FORT COLLINS, CO 80521 SCHOLZ COLLEEN J/PETER M 525 N WHITCOMB ST FORT COLLINS, CO 80521 9.11.14 APPEAL 2772 518 N WHITCOMB ST STAFF REPORT September 11, 2014 Zoning Board of Appeals STAFF Noah Beals, Senior City Planner/Zoning PROJECT APPEAL # 2773 PROJECT DESCRIPTION Address: 730 Grouse Circle Petitioner: Clifford Hart Owner: Dennis Bogott Zoning District: R-L The variance is to allow an addition to the house to be built 5 feet into the required 15 feet rear yard setback. The proposed addition is a 3 season one story room addition. RECOMMENDATION: Staff recommends approval of Appeal # 2773 to allow an addition of the house to be built 5 feet into the required 15 feet rear yard setback of section 4.4(D)(2)(c) of the Land Use Code. STAFF COMMENTS: 1. Background: The subject property backs up to an open space (Greenbriar Park) that extends approximately 550 feet from the rear property to public right-of-way (Bramblebush Street). 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 rear setback from 15 feet to 10 feet to allow an addition of a three-season 1 story room, and finds: • The granting of the variance would not be detrimental to the public good. • The proposal satisfies the nominal, inconsequential standard because the rear lot line abuts an open space that extends approximately 550 feet to public right-of-way. Therefore, the intent of the code to require minimum setbacks necessary to ensure privacy and protect from adverse impacts such as shading is met. 4. RECOMMENDATION: Staff recommends approval of Appeal # 2773 CITY OF FORT COLLINS PO BOX 580 FORT COLLINS, CO 80522 KAMANDY MOE J/HURIA F 743 GROUSE CIR FORT COLLINS, CO 80524 JOHNSON ARTHUR L/BARBARA 742 GROUSE CIR FORT COLLINS, CO 80524 STEARNS EDWARD L/PAULA M 1431 SHORTLEAF ST FORT COLLINS, CO 80524 ARNOLD SARAH C (.50) 749 PEREGRINE RUN FORT COLLINS, CO 80524 SCHNEIDER JEFFREY J/PAYTON E 755 PEREGRINE RUN FORT COLLINS, CO 80524 BACA DAVID III 743 PEREGRINE RUN FORT COLLINS, CO 80524 BOGOTT DENNIS DEAN 730 GROUSE CIR FORT COLLINS, CO 80524 BUSH DAVID 748 GROUSE CIR FORT COLLINS, CO 80524 KELLY MARY L/JANICE A 736 GROUSE CIR FORT COLLINS, CO 80524 STAFF REPORT September 11, 2014 Zoning Board of Appeals STAFF Noah Beals, Senior City Planner/Zoning PROJECT APPEAL #2774 PROJECT DESCRIPTION Address: 4750 Pleasant Oak Drive Petitioner: Hank Huss Owner: LB MH Oakridge LLC Zoning District: H-C The variance is to allow a new trash and recycling enclosure to be built 17 feet into the required 20 feet setback from a public sidewalk. The enclosure is 6 feet in height and extends out from the existing building. RECOMMENDATION: Staff recommends approval of Appeal #2774 request for a variance to allow a new trash and recycling enclosure to be built 17 feet into the required 20 feet setback of Section 3.5.1(I)(1) of the Land Use Code. STAFF COMMENTS: 1. Background: The Oakridge Senior Campus (Oakridge Business Park 38th filing) was originally approved without an exterior trash enclosure because the plans included a service area on the north side of the building to house the trash and recycling materials. It appears the dumpsters have never been located inside the service area but rather outside the service area leaving the trash and recycling materials unscreened from public view and within 20 feet of the sidewalk. Section 3.5.1(I)(1) requires trash collection or loading areas not be located within 20 feet of any public street, public sidewalk or internal pedestrian way. Section 3.5.1(I)(2) requires trash collection and other service functions be fully contained and out of view from adjacent properties and public streets. Neighborhood concern prompted an inspection from our Code Compliance department leading to a violation letter requiring the screening of the trash. 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 20 foot setback from a public sidewalk to 3 feet to allow for the proposed 6 foot tall trash enclosure to be built in close proximity to the service area, and finds that:  The granting of the variance would not be detrimental to the public good.  The service area of the facility is located in the building. This portion of the building is already 18 feet from the sidewalk; closer than the 20 feet setback. Typical practice would include trash and recycling near the service areas as both are serviced by similar sized vehicles. Therefore, the variance request is result of a hardship. Staff Report Appeal 2774 Page 2 9.11.14 Item # Page 2 4. RECOMMENDATION: Staff recommends approval of Appeal #2774 STAFF REPORT September 11, 2014 Zoning Board of Appeals STAFF Noah Beals, Senior City Planner/Zoning PROJECT APPEAL #2775 PROJECT DESCRIPTION Address: 1301 E. Stuart Street Petitioner/Owner: Carolyn & David Dalbow Zoning District: RL The variances are to allow a 6 foot tall fence to be located in a front and front/side yard setback which only allows a 4 foot tall fence. The 6 foot tall fence will screen yard area considered to be a back yard by the petitioner. RECOMMENDATION: Staff recommends approval of Appeal #2775 to allow a 6 foot tall fence to be located in a front and front/side yard setback. STAFF COMMENTS: 1. Background: The code restricts the height of front and front/side yard fences to a maximum of 4 feet in order to avoid a ‘tunneling’ effect along the City streetscapes. The definition of front lot line, on a corner lot, allows us to use either the street to which the primary entrance of the principal building faces or the side to which the building is addressed. 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 allow a fence to be taller than 4 feet when located in the front yard of the property, and finds that:  The granting of the variance would not be detrimental to the public good.  If the home was addressed or had a primary entrance on Welsh Street the 6 foot tall fence could be built without a variance. Therefore, variance would not diverge from the standards of the Land Use Code except in a nominal, inconsequential way when considered in the context of the neighborhood. 4. RECOMMENDATION: Staff recommends approval of Appeal #2775. August 12, 2014 From: Carolyn & David Dalbow 1301 E Stuart St Fort Collins CO 80525 405-699-1212 To: Fort Collins Zoning Board of Appeals Re: Variance This is a request for a variance to move one section of the fence on our property, to within 5’ of the sidewalk. The 6’ fence is currently 12’ from the sidewalk. The remainder of the fence along the greenbelt would stay in its current location. This proposal 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. It would not affect pedestrian or auto traffic or any adjacent homeowner. I have submitted this proposal to Stonehenge HOA and they will accept whatever the city approves. Attached: Plot plan (on back page) Address labels for property owners within 150’ of our property Digital copy of required materials ZELL JOHN 2100 ROLLINGWOOD DR FORT COLLINS, CO 80525 HAGEMEISTER CHARLES W 1812 WELCH ST FORT COLLINS, CO 80525-1232 SHAW MARGARET E 1272 SOLSTICE LN FORT COLLINS, CO 80525 LANE KATHLEEN M 1806 WELCH ST FORT COLLINS, CO 80525 STONEHENGE COMMUNITY PO BOX 9501 FORT COLLINS, CO 80525 PROGRESSIVE BROOKVIEW LLC 1013 HARBOR WALK CT FORT COLLINS, CO 80525 JONES TODD F/KERI L 1919 AVERY CT FORT COLLINS, CO 80525-1205 SOUTHARD DOMINIQUE 1280 SOLSTICE LN FORT COLLINS, CO 80525 JOHNSON JANET T 1913 AVERY CT FORT COLLINS, CO 80525-1205 POUDRE R-1 SCHOOL DISTRICT 2407 LAPORTE AVE FORT COLLINS, CO 80521 LENNY INVESTMENTS L L C 71 S GARFIELD ST DENVER, CO 802093115 SHORE KIP H/MARY J 1818 WELCH ST FORT COLLINS, CO 80525-1232 FOSTER MARK S/ELAINE 1900 AVERY CT FORT COLLINS, CO 80525-1205 OGAN JAMES L 1907 AVERY CT FORT COLLINS, CO 80525-1205 DALBOW DAVID G/CAROLYN R 1301 E STUART ST FORT COLLINS, CO 80525-1251 HAND ROBERT T/LISBETH S 3219 FERNWOOD LN FORT COLLINS, CO 805252947 STAFF REPORT September 11, 2014 Zoning Board of Appeals STAFF Noah Beals, Senior City Planner/Zoning PROJECT APPEAL # 2776 PROJECT DESCRIPTION Address: 5924 S College Avenue Petitioner: Davinci Sign Systems (John Shaw and Mike Long) Owner: Aly Hadi H Family Trust Zoning District: C-G The variances will allow two existing freestanding signs, each 27 sq. ft. per side, to remain in place exceeding the following requirements: • 1 freestanding sign per property and • Setback of 0 feet within the 5 feet required setback. The signs would need to submit for a sign permit to meet a base/pole cover requirement of section 3.8.7(G)(12). RECOMMENDATION: Staff recommends denial of proposed variance requests found in Appeal # 2776 STAFF COMMENTS: 1. Background: The two freestanding signs are required to be relocated and redesigned in order to be brought into compliance with code. Numerous other businesses in the enclave annexation have had nonconforming signs. Some of these sign have been removed or remodeled and others are in the process of being modified or removed. Additionally the frontage road condition of this property occurs along a large portion of the properties located in the enclave annexation area and other properties along South College Avenue. 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 requests, and finds that: • The standards for granting a variance include a provision that allows the ZBA to approve a variance if the Board finds the physical conditions of the property hinder the owner’s ability to install a new freestanding sign and finds that granting of the variance would not be detrimental to the public good. Although, the size and height of a remodeled freestanding sign would be reduced from the existing sign, it would not be hindered by the physical conditions of the property. The frontage road condition is not unique to this property but occurs along a large portion of the properties located in the enclave annexation area and other properties along S College Ave. Staff Report Appeal 2776 Page 2 9.11.14 Therefore, staff believes the ability of a remodeled sign that meets the sign regulations of the Land Use Code including but not limited to the number of freestanding signs per property, the height of a freestanding sign, and setback is not hindered by the physical conditions of the property. 4. RECOMMENDATION: Staff recommends denial of Appeal # 2776 STAFF REPORT September 11, 2014 Zoning Board of Appeals STAFF Noah Beals, Senior City Planner/Zoning PROJECT APPEAL #2777 PROJECT DESCRIPTION Address: 626 Olive Street Petitioner/Owner: Jason Hall Zoning District: N-C-L The variance would allow a new garage to be built 10 feet into the 15 feet rear setback. The new garage is a 1 story accessory building that will be located behind the existing primary residential building on the property. RECOMMENDATION: Staff recommends approval of Appeal #2777 to allow a 1 story accessory building (garage) to be built 10 feet into the required 15 feet rear yard setback of Section 4.7(E)(3) of the Land Use Code. STAFF COMMENTS: 1. Background: When originally platted this block included rectangular lots that fronted onto Loomis and Whitcomb. At some point in time new parcels were created to allow properties to front onto West Olive Street. This particular parcel also included an extension to Loomis Street. These new parcels resulted in a side setback requirement on one side of a property line and a rear setback requirement on the other side of the same property line. 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 allow a 1 story accessory building (garage) to be built 10 feet into the required 15 feet rear setback, and finds that: • The granting of the variance would not be detrimental to the public good. • The lots were originally platted that north the property line would have required a side setback, and the abutting property to the north would be allowed to build up to a 5 feet setback. The property does extend to Loomis street. Therefore, staff finds that the variance will not diverge from the standards of the code except in a nominal, inconsequential way when considered in the context of the neighborhood, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. 4. RECOMMENDATION: Staff recommends approval of Appeal #2777 Submittal Requirements C. Reason for Variance Request: 1. The driveway entering into the property is exceptionally narrow (10 ft), and turning into the proposed garage would not be possible without the variance. I staked out the proposed garage perimeter, and drove my car into the area. Even with the variance turning in will be very tight. Without the variance, the garage could not be driven into. The garage cannot be located further back in the property due to a large tree and retaining wall being in the way of where a car would have to turn. 2. Both neighbors have a 5 ft setback requirement for the same property line. If this property was addressed on Loomis, it would have a 5 ft setback requirement from that property line as well. 3. The three neighbors with properties adjacent to this have buildings on the property line or within 3 ft. The proposed 5 ft setback is nominal considering those properties have 5 ft setbacks from the same property lines. 212 SOUTH LOOMIS LLC 219 S LOOMIS AVE FORT COLLINS, CO 80521 216 S WHITCOMB LLC 9231 N COUNTY ROAD 9 WELLINGTON, CO 80549 AKMAKJIAN SYLVIA D 1709 LINDEN LAKE RD FORT COLLINS, CO 80524 ALCORN DIANE M PO BOX 587 FORT COLLINS, CO 80522 AMASON CURTIS G/EVA 219 S LOOMIS AVE FORT COLLINS, CO 80521 BACON JENNY L 201 S WHITCOMB ST FORT COLLINS, CO 80521 BANK ROGER C/VICKIE T 616 W OAK ST FORT COLLINS, CO 80521 BENTON PHILLIP C/AMY N 617 W OAK ST FORT COLLINS, CO 80521 BOES KARIN MARTA 225 S LOOMIS AVE FORT COLLINS, CO 80521 BROWN JANICE MARIE 805 CHEYENNE DR FORT COLLINS, CO 80525 BUNDY MICHAEL W/DION R 204 S GRANT AVE FORT COLLINS, CO 80521 BUSTOS JOHN R 307 S LOOMIS AVE FORT COLLINS, CO 80521 CANNON DONALD W/JOANN M 323 S LOOMIS AVE FORT COLLINS, CO 80521 CLIFTON DANIEL D 4113 DILLON WAY FORT COLLINS, CO 80526 COMAS LOUISE H/GEORGE MICHAEL 222 S WHITCOMB ST FORT COLLINS, CO 80521 CONANT PATRICK D/BRITTANY 223 S WHITCOMB ST FORT COLLINS, CO 80521 COOK ALICIA S LUCKETT GRAHAM 315 S LOOMIS AVE FORT COLLINS, CO 80521 DANIEL CHESTER LANE TRUST 301 S LOOMIS AVE FORT COLLINS, CO 80521 DENTON CARL LOWE/BARBARA ANN 301 S WHITCOMB ST FORT COLLINS, CO 80521 DESTINATION BY DESIGN TRAVEL PO BOX 564 HADLOCK SCOTT B 1019 NORFOLK PL LOVELAND, CO 80538 HALL JASON A 626 W OLIVE ST FORT COLLINS, CO 80521 HAMPTON FLORENCE 618 W OLIVE ST FORT COLLINS, CO 80521 HEDRICK DANIEL M/MARTHA L G 727 W MOUNTAIN AVE FORT COLLINS, CO 80521 HERSHMAN JOSEPH I 305 W MAGNOLIA ST NO 373 FORT COLLINS, CO 80521 HIEBSCH TROY THE GROUP 401 W MULBERRY ST FORT COLLINS, CO 80521 HOTTMAN BRUCE A HOTTMAN LORI G 317 S LOOMIS AVE FORT COLLINS, CO 80521 INDIAN PAINTBRUSH 1 LLC 1345 AVENUE OF THE AMERICAS NEW YORK, NY 10105 IZEN JOSEPH M/CORNELIA L 2633 ROTHLAND LN PLANO, TX 75023 JARVIE CYNTHIA L SNYDER FREDERICK C 717 W OLIVE ST FORT COLLINS, CO 80521 JOHNSON SUSAN H 615 W OLIVE ST FORT COLLINS, CO 80521 JOHNSTON CHRISTINE G/BRIAN D 227 S WHITCOMB ST FORT COLLINS, CO 80521 KAISER GARY F 730 W OLIVE ST FORT COLLINS, CO 80521 KELLY JOHN C/GAE A 209 S LOOMIS AVE FORT COLLINS, CO 80521 KLEIST JOHN DOLMAS MARI 218 S GRANT AVE FORT COLLINS, CO 80521 LLOYD TRAVIS/JESSICA 214 S LOOMIS AVE FORT COLLINS, CO 80521 MCCART JAKE P/HILARY L 208 S GRANT AVE FORT COLLINS, CO 80521 MCTAGUE JANET E/TIMOTHY M 216 S GRANT AVE FORT COLLINS, CO 80521 MILTENBERGER RICHARD ALLEN IRREVOCABLE TRUST SHARP DARRIN J 619 W OAK ST FORT COLLINS, CO 80521 SHEPHERD GAIL A 611 W CHESTER ST LAFAYETTE, CO 80026 SMITH THOMAS L RIFFE PAMELA H 712 W OLIVE ST FORT COLLINS, CO 80521 SNYDER FREDERICK C JARVIE CYNTHIA 220 S WHITCOMB ST FORT COLLINS, CO 80521 STINE THOMAS C 205 S LOOMIS AVE FORT COLLINS, CO 80521 STITES TIFFANY M 229 S LOOMIS AVE FORT COLLINS, CO 80521 TABIN JOSHUA Z/ZORA 626 W OAK ST FORT COLLINS, CO 80521 THOMAS TIMOTHY ALLEN LAURA HEBENSTREIT 210 S GRANT AVE FORT COLLINS, CO 80521 TOTH LOREN THOMAS BRUCE NANCY L 612 W MAGNOLIA ST FORT COLLINS, CO 80521 TOUCHSTONE HEALTH PARTNERS 125 CRESTRIDGE ST FORT COLLINS, CO 80525 VANDERLINDEN PAULA 2817 LAKE HOLLOW RD BERTHOUD, CO 80513 WASHECKA GAIL A 117 COLUMBIA RD FORT COLLINS, CO 80525 WATROUS MYRNE G 723 W OLIVE ST FORT COLLINS, CO 80521 WERNSMAN CHARLES T/M GAYLE 201 S LOOMIS AVE FORT COLLINS, CO 80521 WINDTRACKER BALLOON ADVENTURES 315 S LOOMIS AVE FORT COLLINS, CO 80521 ZANKEY GLENN J HEDLESTON JO AN 138 S HOLLYWOOD ST FORT COLLINS, CO 80521 9.11.14 APPEAL 2777 626 W OLIVE ST PO BOX 555 FORT COLLINS, CO 80522 MORRIS JOHN G/TAYLOR S 321 S WHITCOMB ST FORT COLLINS, CO 80521 OFARRELL JAY J OFARRELL FAMILY TRUST 1240 TALL PINES DR ESTES PARK, CO 80517 PAGANI MARK FIELDS TERESA M 74 TERRACE AVE HAMDEN, CT 0 PANDO JOSEPH P 219 S WHITCOMB ST FORT COLLINS, CO 80521 PENDLEY ANN L/MORTON KIMBERLY 318 S LOOMIS AVE FORT COLLINS, CO 80521 PENSCO TRUST COMPANY FBO RICHARD M REIDER PO BOX 173859 DENVER, CO 80217 PETERSON JEANNE 122 N LOOMIS AVE FORT COLLINS, CO 80521 PITOT LISA NOEL 706 W OAK ST FORT COLLINS, CO 80521 QUINLAN ROY G/KAREN G - TRUST 7376 S BANNOCK DR LITTLETON, CO 80120 ROSEN ELIZABETH VANHEES GARY 825 COTTONWOOD DR FORT COLLINS, CO 80524 SAWCZYN ANDREW J 313 S WHITCOMB ST FORT COLLINS, CO 80521 FORT COLLINS, CO 80522 DIXON DEBRA A 205 S WHITCOMB ST FORT COLLINS, CO 80521 ENGLES TERESA 215 S LOOMIS AVE FORT COLLINS, CO 80521 FERGUSON JOHN A SWANSON MARY L 218 S LOOMIS AVE FORT COLLINS, CO 80521 FOLSOM ROBERT D/JANE E 614 W MAGNOLIA ST FORT COLLINS, CO 80521 FRASER RHITT 613 W OLIVE ST FORT COLLINS, CO 80521 FROST CYNTHIA I 719 W OAK ST FORT COLLINS, CO 80521 FUSTOS CAROL M 309 S WHITCOMB ST FORT COLLINS, CO 80521 GEER LISA M 314 S LOOMIS AVE FORT COLLINS, CO 80521 GLASER KATHLEEN - TRUST 5604 NW 60TH ST KANSAS CITY, MO 64151 GRACERAYNE LLC 370 ANDREWS PARK RD LIVERMORE, CO 80536