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Home My WebLink About12/11/2014 - Zoning Board Of Appeals - Agenda - Regular MeetingZoning Board of Appeals Page 1 December 11, 2014 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 DECEMBER 11, 2014 8:30 AM • CALL TO ORDER • 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 #2787 Address: 500 Maple Street Petitioner/Owners: Alan Shank and Susan Witter-Shank Zoning District: N-C-M Code Section: 4.8(E)(4) Variance Request to: The variance would allow a 271 square foot addition on the rear of the structure to encroach 1 foot into the required 5 foot side-yard setback. • OTHER BUSINESS • ADJOURNMENT ZONING BOARD OF APPEALS AGENDA STAFF REPORT December 11, 2014 Zoning Board of Appeals STAFF Noah Beals, Senior City Planner-Zoning PROJECT APPEAL #2787 PROJECT DESCRIPTION Address: 500 Maple Street Petitioner/Owners: Alan Shank and Susan Witter-Shank Zoning District: N-C-M Code Section: 4.8(E)(4) Variance Request: The variance would allow a 271 square foot addition on the rear of the structure to encroach 1 foot into the required 5 foot side-yard setback. RECOMMENDATION: Staff recommends approval of APPEAL #2787 to allow a 271 square foot rear addition to encroach 1 foot into the 5 foot required side-yard setback. STAFF COMMENTS: 1. Background: This parcel was a part of the original town annexation. At the time of the original annexation, this parcel was part of a larger lot that was 19,000 square feet in size. The 19,000 square foot lot was divided into 4 smaller parcels, 3 of which are less than 4,600 square feet in size. The subject parcel is 5,400 square feet in size. The existing primary structure on this parcel was built around 1926. The Historic Preservation Department has reviewed the drawings and do not have concerns. Historic Preservation did state that an addition to the rear of the structure is preferred to maintain the eligibility to be designated as a Fort Collins Landmark, rather than altering the east elevation. However, Historic Preservation did not request the addition be set 1 foot into the side-yard setback. Additionally, the existing primary structure is 1 foot into the required 5 foot side-yard setback. The proposed addition would not exceed the 1 foot encroachment, but extend the encroachment further north along the west 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 foot encroachment into the required 5 foot side-yard setback and find that:  The granting of the variance would not be detrimental to the public good.  The side property line is 100 feet in length. This addition is 10 feet in length resulting in a 10% increase of building encroachment into the side-yard setback.  The variance request will diverge from the standard in a nominal, inconsequential way when considered in the context of the neighborhood, and will continue to advance the purpose of the Land Use Code as contained in Section 1.2.2. 500 West Maple Street Fort Collins, Colorado 80521 November 8, 2014 City of Fort Collins Zoning Board of Appeals To Whom it May Concern: We are submitting this application with a request for a variance to the side yard set- back, which creates a hardship in our design for remodeling our 1926 bungalow at 500 West Maple Street. As you can see by the submitted drawings, the west wall and foundation of the home was built within the side yard set back, and falls 4’ from the property line. We are proposing a modest addition to the back of the property, adding 271 square feet that will update the interior of the home, allowing us to reconfigure the stairway, and create a usable master suite area. The hardship for us; is that if the addition were to be moved east 1’ to comply with the 5’ set back, it would create an unusable floor plan for the master bedroom which is currently just 11’-3” wide. We are keeping the existing bearing wall which runs approximately through the center of the house, from north to south. Complying with the set back would also create a hardship by adding unnecessary cost to the construction of the addition by having to “bump in” the west wall of the addition. Because of our long, narrow lot, we are restricted by rear yard floor area ratio to this size of our addition. Because of historic preservation concerns, with this property being eligible for landmark consideration, we are not able to place the addition in the east side yard, and have worked with Karen McWilliams and Josh Weinberg to adjust our design to fit the historic commission’s aesthetic concerns. We hope that you will allow us to extend the addition from the home’s current location, along the west wall, which we think will have the most integrity, function and efficiency for our construction budget and program needs. Sincerely, Alan Shank/Susan Witter-Shank shankwit@yahoo.com 507.330.2865 10'Residence Addition Existing Existing Residence 10' Addition new door new windows new deck & stairs down to patio ShankArchitect / Witter-Shank Residence Greg D. Fisher | 500 W. Maple | Fort Collins, CO 11 | 6 | 14 1/8" = 1'-0" Preliminary West Elevation 1/8" = 1'-0" Preliminary East Elevation new windows - typ. this elevation new deck & stairs ShankArchitect / Witter-Shank Residence Greg D. Fisher | 500 W. Maple | Fort Collins, CO 11 | 6 | 14 1/8" = 1'-0" Preliminary South Elevation 1/8" = 1'-0" Preliminary North Elevation (Existing facade to remain) (Addition facade) Bath Kit./Din. 11'3 x 8'9 Den / Office Liv. 11'3 x12'9 Master 9' x 5'5 Mud 11'3 x 6' Closet Bath desk/pan./buffet ref.cooktopovenpantry Cl. ExistingAddition Residence 10' dn. Shankrchitect / Witter-Shank Remodel G reg D . Fisher | A 500 M ap le Streee t | Fo rt Collins, CO 11 | 6 | 14 North Area (Gross Building) Addition Lower Level 271 SF Addition Main Level 271 SF Existing Garage 382 SF Existing Lower Level 988 SF Existing Main Level 968 SF Grand total 2880 SF 1 Preliminary 1/8" = 1'-0" Main Level Floor Plan 16'10 x 16' Family 11' x 12'10 Utility Sewing 13' x 13'10 10'8 x 14'5 Br. 2 Br. 1 Bath Shankrchitect / Witter-Shank Remodel G reg D . Fisher | A 500 M ap le Streee t | Fo rt Collins, CO 11 | 6 | 14 North Area (Gross Building) Addition Lower Level 271 SF Addition Main Level 271 SF Existing Garage 382 SF Existing Lower Level 988 SF Existing Main Level 968 SF Grand total 2880 SF 1 Preliminary 1/8" = 1'-0" Lower Level Floor Plan