HomeMy WebLinkAbout03/13/2014 - 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, March 13, 2014 - 8:45 a.m.
SUMMARY AGENDA
Roll Call and Approval of the Minutes from the previous meeting
Appeal # 2754 529 Sycamore St
Petitioner John Hamre
Zoning District NCM
Code Section 4.8(D)(3)
The variance will increase the allowed floor area ratio in the rear 50% of the lot from 33% to 42% (an
increase from 858 square feet allowed to 1,094 square feet). The variance is requested in order to allow
the existing detached garage to be demolished and replaced with an attached two-car garage with a 442
square foot loft space above, which will contain a bedroom and family room. The addition will be on the
rear of the house.
Appeal # 2755 5811 S College Ave
Petitioner Ed Tynan
Zoning District CG
Code Section 3.8.7 (A)(3)(c)
The variance will allow a 22 month extension to the 7 year time period in which nonconforming signs on
annexed property have to be brought into compliance with the Sign Code regulations. Specifically, this
property was included in the Southwest Enclave Annexation, which was annexed into the City on April 6,
2007. The code requires that nonconforming signs existing on such properties on the date of
annexation must be brought into compliance within 7 years. The Tynan's Nissan dealership at this
location has two nonconforming monument signs. Tynan's is pursuing the development of the 7 acres
north of their existing property for a new Nissan dealership. They would like an extension in order to not
have to move the signs twice.
Appeal # 2756 417 N Grant Ave
Petitioner Torey Lenoch
Zoning District NCM
Code Section 4.8(D)(1), 4.8(E)(1)
The variance will reduce the required minimum lot area from 5,000 square feet to 4,900 square feet and
reduce the required minimum lot width from 40 feet to 35 feet in order to allow the existing parcel (9,800
square feet, 70 feet wide) to be put back to its original platted condition of two 4,900 square foot lots and
two 35 foot wide lots (see Appeal 2757 for similar variance for the other half of the existing parcel). This
same variance was approved on June 13, 2013 but has expired and the applicant is re-applying.
March 13, 2014: Zoning Board of Appeals Public Hearing Page 2
Appeal # 2757 419 N Grant Ave
Petitioner Torey Lenoch
Zoning District NCM
Code Section 4.8(D)(1), 4.8(E)(1)
The variance will reduce the required minimum lot area from 5,000 square feet to 4,900 square feet and
reduce the required minimum lot width from 40 feet to 35 feet in order to allow the existing parcel (9,800
square feet, 70 feet wide) to be put back to its original platted condition of two 4,900 square foot lots and
two 35 foot wide lots (see Appeal 2756 for similar variance for the other half of the existing parcel). This
same variance was approved on June 13, 2013 but has expired and the applicant is re-applying.
Other Business:
Election of officers
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, March 13, 2014 - 8:45 a.m.
AGENDA
Appeal 2754
Address 529 Sycamore St.
Petitioner/Owner John Hamre
Zoning District NCM
Justification See petitioner's letter
PROJECT DESCRIPTION:
Request for Variance to Sections 4.8(D)(3) – rear floor area ratio
The variance requested will increase the allowed floor area ratio in the rear half of the lot from
.33 to .42 (an increase from 858 square feet allowed to 1,094 square feet proposed).
The variance is requested in order to allow the existing detached garage to be demolished and
replaced with an attached two-car garage with a 442 square foot loft space above, which will
contain a bedroom and family room.
RECOMMENDATION: Approval
STAFF COMMENTS:
1. Background:
The lot is a small and shallow lot, only 5,200 square feet in size and only 100 feet in depth.
Numerous other lots on this block face are similar in size, but most of the lots in this
immediate neighborhood are between 135 feet and 190 feet in depth. The City’s Historic
Preservation staff has determined that the home is eligible for local landmark status, and
staff has worked with the owner regarding the appropriate location and design of the
addition.
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 .33 to .42, and finds that:
the granting of the variance for the addition would not be detrimental to the public
good, and
the hardship standard is satisfied for the rear floor area variance due to the small
size of the lot, the location of the existing house, the shallow 100 foot depth of the lot,
and the appropriate design and location considerations necessary to maintain the
local landmark eligibility status of the property.
the equal to or better than standard is satisfied because the mass, scale, and height
of the proposed addition at the rear of the house is less than what would occur if the
existing detached garage were to remain and a second floor addition were to be
March 13, 2014: Zoning Board of Appeals Public Hearing Page 2
constructed on the portion of the house in the front half of the lot without the need
for a variance.
RECOMMENDATION:
Staff recommends approval of the variances proposed for Appeal #2754.
Appeal 2755
Address 5811 S College Ave.
Petitioner Ed Tynan
Owner: Healy Investment Company
Zoning District CG
Justification See petitioner's letter
PROJECT DESCRIPTION:
Request for Variance to Sections 3.8.7(A)(3)(c) – sign variance
The variance requested will allow a 22 month extension to the 7 year time period in which
nonconforming signs on annexed property have to be brought into compliance with the Sign
Code regulations.
Specifically, this property was included in the Southwest Enclave Annexation, which was
annexed into the city on April 6, 2007. The code requires that nonconforming signs existing on
such properties on the date of annexation must be brought into compliance within 7 years. The
Tynan’s Nissan dealership at this location has two nonconforming monument signs. Tynan’s is
pursuing the development of the 7 acres north of their existing property for a new Nissan
dealership. They would like an extension in order to not have to move the signs twice.
RECOMMENDATION: Approval with conditions
STAFF COMMENTS:
1. Background:
The two monument signs will need to be relocated further west in order to be brought into
compliance with the code. Numerous other businesses in this enclave annexation have or
had nonconforming signs. Some of those signs have been removed or remodeled and
others are in the process of being modified or removed.
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 extend the
7 year compliance period by 22 months, and finds that:
the granting of the variance for the addition would not be detrimental to the public
good, and
the hardship standard is satisfied because the redevelopment of this property and
the relocation of the business is a unique situation among the properties in the
Southwest Enclave Annexation area. Other businesses that have nonconforming
signs only have to incur the expense to correct the situation one time, whereas
Tynan’s Nissan would need to do so twice. Additionally, the development of the
7 acres to the north will probably require the relocation of Crestridge Street.
March 13, 2014: Zoning Board of Appeals Public Hearing Page 3
The, as yet undetermined, location will affect where the existing sign or signs would
need to be moved to in order to comply with current regulations.
RECOMMENDATION:
Staff recommends approval of Appeal #2755, with the condition that the applicant provide the
Zoning Department with 6-month status updates of the progress of their development plans for
the property to the north. If no progress has been made after 12 months, the signs will need to
be brought into compliance within 30 days of that date.
Appeal 2756
Address 417 N Grant Ave.
Petitioner/Owner Torey Lenoch
Zoning District NCM
Justification See Petitioner’s letter
PROJECT DESCRIPTION:
Request for Variance to Section 4.8(D)(1) and 4.8(E)(1) – minimum lot area and minimum lot
width
The variance requested will:
1. reduce the required minimum lot area from 5,000 square feet to 4,900 square feet, and
2. reduce the required minimum lot width from 40 feet to 35 feet.
The variances are requested in order to allow the existing parcel (9,800 square feet, 70 feet
wide) to be put back to its original platted condition of two 4,900 square foot lots and two 35 foot
wide lots. This same variance was approved on June 13, 2013, but has expired and the
applicant is re-applying.
RECOMMENDATION: Approval
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 4,900 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 was 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
March 13, 2014: 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 5,000 square feet to 4,900 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 #2756.
Appeal 2757
Address 419 N Grant Ave.
Petitioner/Owner Torey Lenoch
Zoning District NCM
Justification See Petitioner’s letter
PROJECT DESCRIPTION:
Request for Variance to Section 4.8(D)(1) and 4.8(E)(1) – minimum lot area and minimum lot
width
The variance requested will:
1. reduce the required minimum lot area from 5,000 square feet to 4,900 square feet, and
2. reduce the required minimum lot width from 40 feet to 35 feet.
The variances are requested in order to allow the existing parcel (9,800 square feet, 70 feet
wide) to be put back to its original platted condition of two 4,900 square foot lots and two 35 foot
wide lots. This same variance was approved on June 13, 2013, but has expired and the
applicant is re-applying.
RECOMMENDATION: Approval
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 4,900 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
March 13, 2014: Zoning Board of Appeals Public Hearing Page 5
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 was 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 5,000 square feet to 4,900 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 4,900 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 # 2757.
OTHER BUSINESS:
Election of officers
AGENDA
Fort Collins Zoning Board of Appeals
Council Chambers, City Hall West, 300 LaPorte Ave
Regular Meeting – March 13, 2014 at 8:45 a.m.
Appeal: 2754
529 Sycamore St
Supporting documentation
Applicant’s application for variance
Applicant’s written statement
Correspondence supporting the variance
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
John Hamre
529 Sycamore Street
Fort Collins, CO 80521
February 7, 2014
City of Fort Collins
Zoning Board of Appeals
281 N. College Avenue
Fort Collins, CO 80524
RE: Variance Request for 529 Sycamore Street
To Whom It May Concern:
I am requesting a variance to the Fort Collins Land Use Code for the proposed addition to my
home at 529 Sycamore Street. The variance requested is to Section 4.8 (D)(3) of the Fort Collins
Land Use Code, to allow 1,092 square feet of built area in the rear half of my lot (9% more than
the current 33% allowed). I would like to construct an addition to my existing home to
accommodate a two car garage with a loft space above, which will serve as a guest room and
family room. The existing garage was likely built in the late 1960’s and is in a state of disrepair &
structural failure. It is currently located within the 15’ rear yard setback (since my lot does not
abut an alley in the rear). Because of the constraints of the setbacks and the shallow depth of
my lot, a new detached 2-car garage would be difficult, as it would break up the back yard into
two very small pieces, and only leave approximately 7’ between the house and garage. An
attached garage also allows the opportunity to improve the aesthetics of the previous addition
at the south side of the original house by utilizing new roof over-framing to tie the two
structures together.
The strict application of the code requirements would result in exceptional practical difficulties
due to the fact that my lot is a very shallow corner lot. Since my existing home already extends
2’ into the rear half of my lot (my lot is 100’ deep), any addition of living space other than a
second story addition over my existing home would add to the built area in the rear half of my
lot. Adding to the hardship, my home has been determined to be eligible for local landmark
status by the Historic Planning Department, and the addition of second story space over the
original house to serve as a guest room and family room space would affect its historic integrity,
and is not acceptable per the city’s historic department. I believe these are extraordinary and
exceptional situations unique to my property which hinder my ability to utilize the allowable
square footage of my lot other than in the rear half of the lot as proposed.
Additionally, I believe the increase in square footage on the rear half of the lot for the proposed
garage with loft from 858 square feet to 1,092 square feet would promote the general purpose
of the standard for which the variance is requested equally well or better than would a proposal
which complies with the standard for which the variance is requested for the following reasons:
1) The mass and scale of the proposed garage with loft is much smaller than what’s
allowed by code- the proposed structure is more of a 1 ½ story addition, with the
primary roof pitch beginning less than 18” above the loft floor. The peak of the
proposed roof is approximately 20’-3” tall, which is only 3’-0” above the existing
City of Fort Collins
Zoning Board of Appeals
February 7, 2014
Page 2
one-story home’s roof peak. Per the Land Use Code, Section 4.8 (F)(2)(a.1) the
maximum height of the addition can be up to two (2) stories. Even an accessory
building containing habitable space can be up to twenty-four (24) feet tall, which
the proposed addition is significantly below.
2) The existing house to the east is a one-story home, whereas the existing house to
the south is two-story. The proposed addition to the south in lieu of a second story
addition to the existing home at the north side of my property would be a more
desirable solution with respect to the scale of the adjacent homes.
3) Based on my lot size and zoning district, the allowable area for my lot is 2,300
square feet. With the proposed addition, the total built area would be 2,136 square
feet, 164 square feet below the total allowed.
Sincerely,
John Hamre
Enclosures: Photos
City of Fort Collins
Zoning Board of Appeals
February 7, 2014
Page 3
Looking East along Whitcomb, illustrating the 2-story home immediately to the North
Looking East along Whitcomb, illustrating the two 2-story homes immediately to the North
City of Fort Collins
Zoning Board of Appeals
February 7, 2014
Page 4
Looking South along Sycamore Street, illustrating the 1-story home immediately to the East
15' - 0" 15' - 0"
STREET FACING
SIDE YARD
SETBACK
REAR
YARD
SETBACK
FRONT
YARD
SETBACK
SIDE
YARD
SETBACK
N. WHITCOMB STREET
70' - 0"
5' - 0" 32' - 0" 15' - 0"
100' - 0"
EXISTING
HOUSE
EXISTING
GARAGE
SYCAMORE STREET
(V.I.F.)
32' - 0" 14' - 0"
(V.I.F.)
12' - 0"
(V.I.F.)
15' - 0"
52' - 0"
715 west moutain avenue
fort collins, colorado 80521
phone: 970.231.1040
e-mail: heidishuff@gmail.com
EXISTING CONDITIONS
HAMRE RESIDENCE
529 Sycamore Street
Fort Collins, Colorado
2.07.14
A1 SCALE: 1/16" = 1’−0"
1 EXISTING SITE PLAN
D W
REF.
REF.
DW
LAUNDRY ROOM
BEDROOM
BATHROOM CLO.
LIVING ROOM
KITCHEN
DINING ROOM
FRONT PORCH
715 west moutain avenue
fort collins, colorado 80521
phone: 970.231.1040
e-mail: heidishuff@gmail.com
EXISTING CONDITIONS
HAMRE RESIDENCE
529 Sycamore Street
Fort Collins, Colorado
2.07.14
A2 SCALE: 3/16" = 1’−0"
1 EXISTING FIRST FLOOR PLAN
15' - 0" 15' - 0"
STREET FACING
SIDE YARD
SETBACK
REAR
YARD
SETBACK
FRONT
YARD
SETBACK
SIDE
YARD
SETBACK
N. WHITCOMB STREET
70' - 0"
5' - 0" 32' - 0" 15' - 0"
100' - 0"
EXISTING
HOUSE
NEW
GARAGE
W/LOFT
ABOVE
SYCAMORE STREET
(V.I.F.)
32' - 0" 14' - 0"
(V.I.F.)
15' - 0"
22' - 2 3/4"
52' - 0"
Property Address: 529 Sycamore Street
Property Owner: John Hamre
Owner's Phone: (319) 481-1053
Parcel No: 97111-19-011
Legal Description: W 52 LOT 5, BLK 64, FTC
Zoning District: NCM
Subdivision: 10064
Setbacks:
Front Yard- 15 Feet
Rear Yard- 15 Feet (no alley)
Side Yard- 5 Feet
Side Yard (Street Side)- 15 Feet
Lot Size: 5,200 SF
Floor Area Ratio: 0.25 + 1,000 SF
Allowable Total Floor Area: 2,300 SF
Actual Total Floor Area:
Existing First Floor: 1,106 SF
New Garage: 588 SF
New Second Floor Loft: 442 SF
Total: 2,136 SF
Allowable Floor Area on Rear 50% of lot:
2,600 SF * .33 = 858 SF
Proposed Floor Area on Rear 50% of lot: 1,094 SF
715 west moutain avenue
fort collins, colorado 80521
phone: 970.231.1040
e-mail: heidishuff@gmail.com
PROPOSED ADDITION
HAMRE RESIDENCE
529 Sycamore Street
D W
REF.
DW
GARAGE
BATH LAUNDRY
MASTER
BEDROOM
KITCHEN
MSTR. BATH
22' - 0" 2' - 0"
27' - 0"
1' - 9" 2' - 6" 1' - 9" 8' - 0" 2' - 0" 8' - 0" 2' - 0" 1' - 0"
6' - 0" 16' - 0"
4' - 0" CLR.
CLO. MSTR. CLO.
HALL
SHOWER
7' - 4"
LIVING ROOM
DINING ROOM
FRONT PORCH
715 west moutain avenue
fort collins, colorado 80521
phone: 970.231.1040
e-mail: heidishuff@gmail.com
PROPOSED ADDITION
HAMRE RESIDENCE
529 Sycamore Street
Fort Collins, Colorado
2.07.14
A5 SCALE: 3/16" = 1’−0"
1 PROPOSED FIRST FLOOR PLAN
HATCHED AREA INDICATES AREA OF
LOFT SPACE OVER 3'-0" HIGH (TO COUNT
TOWARD TOTAL ALLOWABLE FOR SITE)
LOFT- 442 SF
FUTURE
BEDROOM
27' - 0"
22' - 0"
26' - 0"
4' - 0" 19' - 0" 4' - 0"
FUTURE CLOSET
FUTURE FAMILY/
REC ROOM
10' - 1 1/2" 4 1/2" 10' - 6"
18' - 0"
STORAGE
22' - 0" 2' - 0"
4' - 0" 19' - 0" 3' - 0"
FUTURE CLOSET
715 west moutain avenue
fort collins, colorado 80521
phone: 970.231.1040
e-mail: heidishuff@gmail.com
PROPOSED ADDITION
HAMRE RESIDENCE
529 Sycamore Street
Fort Collins, Colorado
2.07.14
A6 SCALE: 3/16" = 1’−0"
1 LOFT FLOOR PLAN
715 west moutain avenue
fort collins, colorado 80521
phone: 970.231.1040
e-mail: heidishuff@gmail.com
PROPOSED ADDITION
HAMRE RESIDENCE
529 Sycamore Street
Fort Collins, Colorado
2.07.14
A7 SCALE: 3/16" = 1’−0"
1 PROPOSEDELEVATION PROPOSED WEST ELEVATION
A7 SCALE: 3/16" = 1’−0"
2 PROPOSEDELEVATION PROPOSED NORTH ELEVATION
A7 SCALE:
3 3−D VIEW− NORTHWEST
715 west moutain avenue
fort collins, colorado 80521
phone: 970.231.1040
e-mail: heidishuff@gmail.com
PROPOSED ADDITION
HAMRE RESIDENCE
529 Sycamore Street
Fort Collins, Colorado
2.07.14
A8 SCALE: 3/16" = 1’−0"
1 PROPOSEDELEVATION PROPOSED SOUTH ELEVATION
A8 SCALE: 3/16" = 1’−0"
2 PROPOSEDELEVATION PROPOSED EAST ELEVATION
A8 SCALE:
3 3D VIEW− SOUTHWEST
15' - 0" 15' - 0"
STREET FACING
SIDE YARD
SETBACK
REAR
YARD
SETBACK
FRONT
YARD
SETBACK
SIDE
YARD
SETBACK
N. WHITCOMB STREET
70' - 0"
5' - 0" 32' - 0" 15' - 0"
100' - 0"
EXISTING
HOUSE
EXISTING
GARAGE
SYCAMORE STREET
(V.I.F.)
32' - 0" 14' - 0"
(V.I.F.)
12' - 0"
(V.I.F.)
15' - 0"
52' - 0"
715 west moutain avenue
fort collins, colorado 80521
phone: 970.231.1040
e-mail: heidishuff@gmail.com
EXISTING CONDITIONS
HAMRE RESIDENCE
529 Sycamore Street
Fort Collins, Colorado
2.07.14
A1 SCALE: 1/16" = 1’−0"
1 EXISTING SITE PLAN
15' - 0" 15' - 0"
STREET FACING
SIDE YARD
SETBACK
REAR
YARD
SETBACK
FRONT
YARD
SETBACK
SIDE
YARD
SETBACK
N. WHITCOMB STREET
70' - 0"
5' - 0" 32' - 0" 15' - 0"
100' - 0"
EXISTING
HOUSE
NEW
GARAGE
W/LOFT
ABOVE
SYCAMORE STREET
(V.I.F.)
32' - 0" 14' - 0"
(V.I.F.)
15' - 0"
22' - 2 3/4"
52' - 0"
Property Address: 529 Sycamore Street
Property Owner: John Hamre
Owner's Phone: (319) 481-1053
Parcel No: 97111-19-011
Legal Description: W 52 LOT 5, BLK 64, FTC
Zoning District: NCM
Subdivision: 10064
Setbacks:
Front Yard- 15 Feet
Rear Yard- 15 Feet (no alley)
Side Yard- 5 Feet
Side Yard (Street Side)- 15 Feet
Lot Size: 5,200 SF
Floor Area Ratio: 0.25 + 1,000 SF
Allowable Total Floor Area: 2,300 SF
Actual Total Floor Area:
Existing First Floor: 1,106 SF
New Garage: 588 SF
New Second Floor Loft: 442 SF
Total: 2,136 SF
Allowable Floor Area on Rear 50% of lot:
2,600 SF * .33 = 858 SF
Proposed Floor Area on Rear 50% of lot: 1,094 SF
715 west moutain avenue
fort collins, colorado 80521
phone: 970.231.1040
e-mail: heidishuff@gmail.com
PROPOSED ADDITION
HAMRE RESIDENCE
529 Sycamore Street
From: Peter Barnes
Sent: Monday, March 10, 2014 12:02 PM
To: 'mbello10@comcast.net'; 'John McCoy'; 'Bob Long'; stockover@aol.com; Heidi Shuff
(heidishuff@gmail.com); 'fivebears@juno.com'; 'Ralph Shields' (rshields@bellisimoinc.com)
Cc: Marcha Hill
Subject: FW: Appeal Number 2754
All,
Below is an email received this morning regarding support of Appeal 2754.
Peter
From: Jeff Valloric
Sent: Monday, March 10, 2014 11:56 AM
To: Peter Barnes
Subject: Appeal Number 2754
Good Morning Peter!
We received a notice of a request for modification of a Zoning code for 529 Sycamore St. The request
(2754) is for a larger floor area ratio for the addition to this existing home.
Our property is on the other side of the block and will not be affected by this addition. The City ROW on
Sycamore and Whitcomb make this corner lot appear large and the structure proposed should not
dominate the property. I would allow the variance.
Jeff
AGENDA
Fort Collins Zoning Board of Appeals
Council Chambers, City Hall West, 300 LaPorte Ave
Regular Meeting – March 13, 2014 at 8:45 a.m.
Appeal: 2755
5811 S College Ave
Supporting documentation
• Applicant’s application for variance
• Applicant’s written statement
• Architectural drawings and plot plan
• Letters to Adjacent Property Owners (APO’s)
• List of names and mailing addresses of adjacent property owners
within 150 feet of variance request address
AGENDA
Fort Collins Zoning Board of Appeals
Council Chambers, City Hall West, 300 LaPorte Ave
Regular Meeting – March 13, 2014 at 8:45 a.m.
Appeal: 2756
417 N Grant Ave
Supporting documentation
• Applicant’s application for variance
• Applicant’s written statement
• Architectural drawings and plot plan
• Letters to Adjacent Property Owners (APO’s)
• List of names and mailing addresses of adjacent property owners
within 150 feet of variance request address
Torey Lenoch February 11, 2014
35 S Taft Hill Rd
Ft Collins, CO 80521
(970) 219 0823
Zoning Board of Appeals
281 N College Ave
Ft Collins, CO 80524
Dear Mr. Barnes:
We are requesting two variances to the City Land Use code in the development of the property at 417
North Grant St. (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 the 5,000 sf minimum 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 to 35’.
We believe the proposal as submitted to divide the property back to its original intent will not diverge
from the standards of the Land Use Code except in a nominal, inconsequential manner 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 size of the lots will be 80 sf less
than the required 5,000 sf minimum. Lastly, it will allow for improvement of the existing space, and
removal of a home in poor condition. We intend to build 2 homes of modest size on these lots with
detached garages, with no intent for further variance requests.
We have attached initial drawings of 2 conceptual designs that we feel fit into the neighborhood and
comply with current Land Use Code regulations.
Sincerely,
Torey Lenoch
Enclosed: Schematic drawings, Plot Plan, List of names
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: 440 SF
First Floor House: 1,193 SF
Second Floor House: 587 SF
Total: 2,220 SF
Allowable Floor Area on Rear 50% of lot:
2,450 SF * .33 = 808 SF
Actual Floor Area on Rear 50% of lot: 555 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"
1,780 SF
HOUSE
440 SF
GARAGE
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
2.12.14
A0 SCALE: 1/16" = 1’−0"
1 SITE PLAN
D W
DW
UP
DINING ROOM
STAIR
MSTR. CLO.
MASTER BATH
TLT.
MASTER
BEDROOM
LAUNDRY
HALF BATH
HALLWAY
CLOSET
LIVING ROOM
FOYER
KITCHEN
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
2.12.14
A1 SCALE: 3/16" = 1’−0"
1 MAIN FLOOR PLAN
UP
CLOSET
BEDROOM 2
BEDROOM 1
LINEN
CLOSET
BATH
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
2.12.14
A2 SCALE: 3/16" = 1’−0"
1 UPPER LEVEL FLOOR PLAN
UP
BEDROOM 3
BEDROOM 4
CLOSET
BATH
FAMILY ROOM
MECHANICAL
ROOM
STORAGE
CLO.
CLOSET
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
2.12.14
A3 SCALE: 3/16" = 1’−0"
1 BASEMENT 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
2.12.14
A4 SCALE: 3/16" = 1’−0"
1 EASTELEVATION EAST ELEVATION
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
2.12.14
A5 SCALE: 3/16" = 1’−0"
1 SOUTHELEVATION SOUTH ELEVATION
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
2.12.14
A6 SCALE: 3/16" = 1’−0"
1 WESTELEVATION WEST ELEVATION
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
2.12.14
A7 SCALE: 3/16" = 1’−0"
1 NORTHELEVATION NORTH ELEVATION
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
2.12.14
A8 SCALE:
1 3D View− NORTHEAST
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
2.12.14
A9 SCALE:
1 3D View− SOUTHEAST
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
2.12.14
A10 SCALE:
1 3D View− SOUTHWEST
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
2.12.14
A11 SCALE:
1 3D View−NORTHWEST
Torey Lenoch
35 S Taft Hill Rd
Fort Collins, CO 80521
HOLDER SARA JORGENSEN
HOLDER WILLIAM JACK
418 WOOD ST
FORT COLLINS, CO 80521
TINY T LLC TRUST
415 MASON CT 7A
FORT COLLINS, CO 80524
CORDOVA LOUIS V/JENNIE A
424 N WOOD ST
FORT COLLINS, CO 80521
ARAGON AMELIA S
409 N GRANT AVE
FORT COLLINS, CO 80521
GAVALDON ISABELLE
GAVALDON JOSEPH A/SUSAN R
413 N GRANT AVE
FORT COLLINS, CO 80521
GARCIA JOHN JR/VIOLA VERONICA
PO BOX 506
LAPORTE, CO 80535
CLARK MAGGIE L
422 WOOD ST
FORT COLLINS, CO 80521
FOX ANDREW M
901 W MOUNTAIN AVE
FORT COLLINS, CO 80521
MENNING GREGORY G/GEORGE R
4014 S LEMAY AVE UNIT 27
FORT COLLINS, CO 80525
VINCENT ESTHER
218 S LOOMIS ST
FORT COLLINS, CO 80521
BANYAN BUNGALOW LLC
1402 BANYAN DR
FORT COLLINS, CO 80521
EARN PARTNERS HIP LLLP
4950 N MONROE AVE
LOVELAND, CO 80538
REISER DIANE M
1115 ROMERO ST
FORT COLLINS, CO 80524
HOMRIGHA USEN DARREN W
STEPHEN KATE E
420 WOOD ST
FORT COLLINS, CO 80521
BARRAZA MARY L
412 N WOOD ST
FORT COLLINS, CO 80521
KUMAR ALFRED SUSHIL/LYNNE
3831 TROON CIR
BROOMFIELD, CO 80023
PACHECO JOE/DOROTHY T
2701 CLAREMONT DR
FORT COLLINS, CO 80526
BALDIVIA RUDY JR/MARY ANN
3676 E DOUGLAS RD
FORT COLLINS, CO 80524
AGENDA
Fort Collins Zoning Board of Appeals
Council Chambers, City Hall West, 300 LaPorte Ave
Regular Meeting – March 13, 2014 at 8:45 a.m.
Appeal: 2757
419 N Grant Ave
Supporting documentation
• Applicant’s application for variance
• Applicant’s written statement
• Architectural drawings and plot plan
• Letters to Adjacent Property Owners (APO’s)
• List of names and mailing addresses of adjacent property owners
within 150 feet of variance request address
Torey Lenoch February 11, 2014
35 S Taft Hill Rd
Ft Collins, CO 80521
(970) 219 0823
Zoning Board of Appeals
281 N College Ave
Ft Collins, CO 80524
Dear Mr. Barnes:
We are requesting two variances to the City Land Use code in the development of the property at 417
North Grant St. (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 the 5,000 sf minimum 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 to 35’.
We believe the proposal as submitted to divide the property back to its original intent will not diverge
from the standards of the Land Use Code except in a nominal, inconsequential manner 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 size of the lots will be 80 sf less
than the required 5,000 sf minimum. Lastly, it will allow for improvement of the existing space, and
removal of a home in poor condition. We intend to build 2 homes of modest size on these lots with
detached garages, with no intent for further variance requests.
We have attached initial drawings of 2 conceptual designs that we feel fit into the neighborhood and
comply with current Land Use Code regulations.
Sincerely,
Torey Lenoch
Enclosed: Schematic drawings, Plot Plan, List of names
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: 255 SF
First Floor House: 1,058 SF
Second Floor House: 912 SF
Total: 2,225 SF
Allowable Floor Area on Rear 50% of lot:
2,450 SF * .33 = 808 SF
Actual Floor Area on Rear 50% of lot: 250 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"
71' - 0" 69' - 0"
1,970 SF
HOUSE
5' - 0" 255 SF
GARAGE
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
2.12.14
A0 SCALE: 1/16" = 1’−0"
1 SITE PLAN
D W
UP
FOYER
CLOSET
LAUNDRY/ MUD
ROOM
OFFICE/BDRM.
LIVING ROOM
BATH
KITCHEN
DINING ROOM
CLOSET
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
2.12.14
A1 SCALE: 3/16" = 1’−0"
1 MAIN FLOOR PLAN
UP
BEDROOM 1
CLOSET CLOSET
BEDROOM 2
MASTER
MASTER BATH CLOSET
MASTER
BEDROOM
HALL
BATH
LINEN
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
2.12.14
A2 SCALE: 3/16" = 1’−0"
1 UPPER LEVEL FLOOR PLAN
UP
BEDROOM 3
CLO.
BEDROOM 4
CLO.
MECHANICAL
ROOM
FAMILY ROOM
BATH
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
2.12.14
A3 SCALE: 3/16" = 1’−0"
1 BASEMENT 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
2.12.14
A4 SCALE: 3/16" = 1’−0"
1 EASTELEVATION EAST ELEVATION
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
2.12.14
A5 SCALE: 3/16" = 1’−0"
1 SOUTHELEVATION SOUTH ELEVATION
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
2.12.14
A6 SCALE: 3/16" = 1’−0"
1 WESTELEVATION WEST ELEVATION
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
2.12.14
A7 SCALE: 3/16" = 1’−0"
1 NORTHELEVATION NORTH ELEVATION
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
2.12.14
A8 SCALE:
1 3D View− NORTHEAST
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
2.12.14
A9 SCALE:
1 3D View− SOUTHEAST
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
2.12.14
A10 SCALE:
1 3D View− SOUTHWEST
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
2.12.14
A11 SCALE:
1 3D View−NORTHWEST
Torey Lenoch
35 S Taft Hill Rd
Fort Collins, CO 80521
HOLDER SARA JORGENSEN
HOLDER WILLIAM JACK
418 WOOD ST
FORT COLLINS, CO 80521
TINY T LLC TRUST
415 MASON CT 7A
FORT COLLINS, CO 80524
CORDOVA LOUIS V/JENNIE A
424 N WOOD ST
FORT COLLINS, CO 80521
ARAGON AMELIA S
409 N GRANT AVE
FORT COLLINS, CO 80521
GAVALDON ISABELLE
GAVALDON JOSEPH A/SUSAN R
413 N GRANT AVE
FORT COLLINS, CO 80521
GARCIA JOHN JR/VIOLA VERONICA
PO BOX 506
LAPORTE, CO 80535
CLARK MAGGIE L
422 WOOD ST
FORT COLLINS, CO 80521
FOX ANDREW M
901 W MOUNTAIN AVE
FORT COLLINS, CO 80521
MENNING GREGORY G/GEORGE R
4014 S LEMAY AVE UNIT 27
FORT COLLINS, CO 80525
VINCENT ESTHER
218 S LOOMIS ST
FORT COLLINS, CO 80521
BANYAN BUNGALOW LLC
1402 BANYAN DR
FORT COLLINS, CO 80521
EARN PARTNERS HIP LLLP
4950 N MONROE AVE
LOVELAND, CO 80538
REISER DIANE M
1115 ROMERO ST
FORT COLLINS, CO 80524
HOMRIGHA USEN DARREN W
STEPHEN KATE E
420 WOOD ST
FORT COLLINS, CO 80521
BARRAZA MARY L
412 N WOOD ST
FORT COLLINS, CO 80521
KUMAR ALFRED SUSHIL/LYNNE
3831 TROON CIR
BROOMFIELD, CO 80023
PACHECO JOE/DOROTHY T
2701 CLAREMONT DR
FORT COLLINS, CO 80526
BALDIVIA RUDY JR/MARY ANN
3676 E DOUGLAS RD
FORT COLLINS, CO 80524
MERTES JAMES M
416 N GRANT AVE
FORT COLLINS, CO 80521
WALKENHORST KENT EVAN
KIMBERLY ANN
2301 AMHERST ST
FORT COLLINS, CO 80525
Bundy Michael W/Dion R
204 S Grant Ave
Fort Collins, CO 80521
3.13.2014
APPEAL 2756 & 2757
417 & 419 N Grant Ave
MERTES JAMES M
416 N GRANT AVE
FORT COLLINS, CO 80521
WALKENHORST KENT EVAN
KIMBERLY ANN
2301 AMHERST ST
FORT COLLINS, CO 80525
Bundy Michael W/Dion R
204 S Grant Ave
Fort Collins, CO 80521
3.13.2014
APPEAL 2756 & 2757
417 & 419 N Grant Ave
Fort Collins, Colorado
2.07.14
A4 SCALE: 1/16" = 1’−0"
1 PROPOSED SITE PLAN
Fort Collins, Colorado
2.07.14
A4 SCALE: 1/16" = 1’−0"
1 PROPOSED SITE PLAN