HomeMy WebLinkAbout09/13/2018 - Zoning Board Of Appeals - Summary Agenda - Regular MeetingHeidi Shuff, Chair
Ralph Shields, Vice Chair
Daphne Bear
Bob Long
Cody Snowdon
Butch Stockover
Karen Szelei-Jackson
Council Liaison: Ken Summers
Staff Liaison: Noah Beals
LOCATION:
City Council Chambers
300 LaPorte Avenue
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 13, 2018
8:30 AM
• CALL TO ORDER and ROLL CALL
• APPROVAL OF MINUTES FROM PREVIOUS MEETING
• CITIZEN PARTICIPATION (Items Not on the Agenda)
• APPEALS FOR VARIANCE TO THE LAND USE CODE
1. APPEAL ZBA180021
Address: 216 N. College Avenue
Owner: 216 N. College LLC
Petitioners: Gast Johnson & Muffly, Brownstein Hyatt Farber Schreck,
Brinkman Construction & Lamar Advertising
Zoning District: D
Code Section: 3.8.7.1(D)(3)
Project Description:
This is a notice for rehearing pursuant to City Code Section 2-51(2). This request is to not have
existing off-premise signage be included in the total of allowable signage for the property, leaving the
available sign allowance for new tenants of the building. The maximum sign allowance for the property
is 636 square feet. Existing off premise signage includes 1,200 square feet. The request would result
in 1,836 square feet of possible signage on the property.
2. APPEAL ZBA180031
Address: 4424 Denrose Ct
Owner: Archland Property LLC
Petitioner: James Borgel, Holland and Hart
Zoning District: CG
Code Section: 3.8.7.1(A)(3)(c)
ZONING BOARD OF APPEALS
AGENDA
Zoning Board of Appeals Page 2 September 13, 2018
Project Description:
This request is to extend the seven-year period of time in which a nonconforming sign on a property
that has been annexed into the City limits, has to comply with the City's regulations. Specifically, the
McDonalds' freestanding sign was required to be brought into compliance by December 20, 2012
(seven years from the date of annexation). A previous variance was granted in May of 2012 extending
the compliance date by an additional 3 years to December 20, 2015. Then again in 2015 a variance
was granted to extend the compliance date to December 20, 2018. This request is to extend the
compliance date an additional three years to December 20, 2021.
3. APPEAL ZBA180032
Address: 825 Laporte Ave
Owner/Petitioner: William Ward
Zoning District: N-C-L
Code Section: 4.7(D)(3)
Project Description:
This request is for an addition to the primary house. The allowable floor area on the rear-half of the lot
is 837.5 square feet. The existing alley house exceeds the allowable floor area on the rear-half of the
lot by an additional 1330.5 square feet. The request will exceed the existing square footage by 13
square feet, for a total of 2,181 square feet in the rear-half of the lot.
4. APPEAL ZBA180033
Address: 620 Locust St
Owner/Petitioner: Cynthia Reffler
Zoning District: N-C-M
Code Section: 4.8(F)(2)(b)2.
Project Description:
This request is for a new accessory building. The proposed accessory building has a varying eave
height from 10 feet to 17.92 feet along the side property line; the maximum allowable eave height is
10 feet.
5. APPEAL ZBA180034
Address: 1925 Constitution Avenue
Owner/Petitioner: Kingsley and Jean Meldrum
Zoning District: R-L
Code Section: 4.4(D)(2)(d), 3.8.19(A)(6)
Project Description:
This request is for an addition to the existing attached garage. The proposed addition encroaches 4.5
feet into the required 5 feet side-yard setback, and the eave of the addition further extends to the
property line past the allowable 2.5 feet.
• OTHER BUSINESS
• ADJOURNMENT
DEN-76620-4
WRITTEN STATEMENT
This is an application for a three-year renewal of a three-year variance the City of Fort Collins
(the “City”) approved in 2012. Pursuant to Section 2.10.2 of the Fort Collins Land Use Code (the
“Code”), Archland Property I, LLC (“Applicant”) is submitting this written statement in
connection with its application for a variance from the provisions of Section 3.8.7(A)(3)(c) of the
Code requiring, “all existing nonconforming signs located on property annexed to the city shall
be removed or made to conform to the provisions of this Article no later than seven (7) years
after the effective date of such annexation.”
Background:
Applicant owns the real property having an address of 4424 Denrose Court, Fort Collins, CO
80524 (the “Property”).
The Property is located at the southeast corner of I-25 and Mulberry Street and is part of the
Interchange Business Park Second Annexation (the “Business Park”) which was annexed by the
City effective December 20, 2005. The Property is zoned General Commercial.
The Property is the site of a franchisee-owned McDonald’s restaurant, and contains an
approximately 60 foot tall 2-sided freestanding sign, with faces of approximately 176 square feet
per side (the “Sign”) located in the northwest corner of the Property. The Sign was built in
conformance with the conditions of Permit - #01-SN0008 issued by Larimer County (the
“County”) on November 26, 2001.
DEN-76620-4
2
Per the Code’s sign regulations contained in Section 3.8.7(G)(2), freestanding signs, like the
Sign, may only have a maximum height of 18 feet above grade and faces that do not exceed 90
square feet per side. On May 10, 2012, the City granted Applicant a variance permitting the Sign
to remain, as is, until December 20, 2015 because the Sign only diverged from the Code in a
nominal, inconsequential way when considered in the context of the Property's neighborhood
(the “2012 Variance”).
Request for a Variance:
Applicant hereby requests a variance from Section 3.8.7(A)(3)(c) of the Code to extend its use of
the non-conforming Sign for an additional three (3) years, to December 20, 2018. The conditions
at the time the City granted the 2012 Variance have not materially changed. Further, the City’s
Code provisions regarding approval of variances have not changed since the City granted the
2012 Variance.
Just as in 2012, the neighboring commercial properties along the Mulberry Street commercial
corridor and the other three corners of the I-25/Mulberry Street interchange are located within
the County and have not been annexed to the City. As such, Applicant’s neighbors and
competitors will be able to maintain freestanding signs pursuant to the Larimer County Land Use
Code that are taller and have larger faces than those allowed within the City for at least seven (7)
more years (upon annexation to the City, a neighbor or competitor would have seven (7) years to
cause its sign to be in compliance under the Code). The differences between the City’s sign
regulations and the County’s regulations put the Applicant, a City business, at a competitive
disadvantage to the neighboring County businesses. Approving this request for a variance would
enable Applicant to continue to maintain equal footing, on a short-term basis, with its neighbors
and competitors along the Mulberry Street commercial corridor for three (3) more years.
Applicant’s Request Meets the Standards for a Variance under the Code:
Applicant’s request satisfies the requirements for granting a variance set forth in Section
2.10.2(H) of the Code because such variance (i) diverges from the standards set forth in the Code
“in a nominal, inconsequential way when considered in the context of the neighborhood,” (ii)
will continue to advance the purposes set forth in Section 1.2.2 of the Code, (iii) is not
“detrimental to the public good,” and (iv) does not authorize “any change in use.”
DEN-76620-4
3
Considering the Variance in the Context of the Neighborhood
The Neighborhood:
The Property is located at the southeast corner of the I-25/Mulberry Street interchange and is
surrounded by commercial properties that form the eastern edge of the Mulberry Street
commercial corridor.
There are numerous freestanding signs along the Mulberry Street commercial corridor near the
Property, including those shown below, which exceed 18 feet in height and some of which also
have faces larger than 90 square feet per side. Hence, when considering that other signs that are
comparable in size to the Sign already exist in the neighborhood, extending Applicant’s deadline
to remove the Sign for three (3) years would merely diverge from the standards of the Code in a
nominal and inconsequential way.
Signs located west of I-25 on south side of Mulberry Street:
DEN-76620-4
4
Signs located east of I-25 on south side of Mulberry Street (directly to the west of the Property):
Sign located east of I-25 on north side of Mulberry Street (directly across the street from the
Property):
Signs located west of I-25 on north side of Mulberry Street:
DEN-76620-4
5
Residential properties lie to the east of the Mulberry Street commercial corridor. We do not
believe the residential properties are a part of our neighborhood. Instead, based on their location
and character, they form a separate and distinct neighborhood. They are located to the east and
beyond the Mulberry Street commercial corridor. They are located so far from the Property that
the Code does not require us to give them notice of our variance application.
Moreover, owners within the residential neighborhood have no reasonable expectation that the
Sign will be taken down and replaced with a smaller sign. As noted above, the residential
neighborhood is so far removed from the Property that we are not required to give the owners
notice of our application. The Sign has been on the Property for thirteen (13) years. It was
erected when the Property was in the County and was built in conformance with the County’s
regulations. The other signs in the County portion of the Mulberry Street commercial corridor
that exceed the County's current sign dimension regulations have been there for years as well and
will not be removed or replaced any time soon due to the County grandfathering-in these signs.
In any event, even if one were to consider the residential neighborhood to be part of our
neighborhood, the divergence from standards and impact of the variance should be deemed
nominal. The replacement of the Sign will not have a significant impact on the views from the
residential properties given the number of other large signs in the Mulberry Street commercial
DEN-76620-4
6
corridor. It is not as if the replacement of the Sign will create a view free of large signs -- our
Sign is just one of many. As such, the replacement of the Sign will not have a significant
positive impact on the use, enjoyment or value of the homes. Furthermore, the variance is not
perpetual. It is for a relatively short period of time – three (3) years.
Advances the Purpose of the Code
This variance would satisfy the purposes set forth in Section 1.2.2 of the Code by:
(i) fostering a more rational pattern of relationship among residential, business and
industrial uses for the mutual benefit of all; and
(ii) being sensitive to the character of existing neighborhoods.
First, as referenced above, the other three corners of the I-25/Mulberry Street interchange are in
the County. As a result many properties possess taller and larger freestanding signs than are
allowed in the City. Granting the variance fosters a more rational relationship among the
businesses in the Mulberry Street commercial corridor by allowing the Property to temporarily
remain on equal footing with the neighboring County commercial properties. Second, the
variance is sensitive to the character of existing neighborhoods because the Sign is comparable in
size with other existing signs along the Mulberry Street commercial corridor. By limiting the
duration of the variance, Applicant is balancing the requirements of the Code with the
competitive disadvantage Applicant, a City business, will suffer merely because its Property was
annexed into the City prior to the properties of its neighbors and competitors located within the
County.
The Variance Benefits the Public
Allowing the Sign to stand for the requested extended compliance period would benefit the
public by supporting employment and increased sales taxes to the City for three (3) more years.
McDonalds Corporation’s studies show that up to 61% of sales for McDonald’s restaurants are
impulse purchases and, as a result, lowering the height of a freestanding McDonald’s sign will
cause a direct decline in sales for the restaurant. Applicant anticipates a drop between
approximately 11% and 15% in sales upon lowering the Sign because the Sign provides critical
sight orientation for travelers from I-25 as described below. Such a drop will reduce sales tax
revenues to the City and may result in the loss of some jobs.
DEN-76620-4
7
As shown above, a traveler on I-25 heading northbound would not be able to see a shorter sign as
the sign would be completely blocked by the building located to the southwest of the Property.
Also, as shown above, the Sign clearly helps orient a traveler heading southbound on I-25 to the
restaurant. Without the visual cues provided by the Sign, a traveler is likely to continue to a
different restaurant which may be located outside the City resulting in a loss of tax revenues for
the City. As such, requiring Applicant to remove the Sign is detrimental to the public good by
decreasing sales tax revenues to the City and potentially resulting in a reduction of staffing levels
at the restaurant.
No Change in Use
Applicant is not seeking a change of use with this variance request; rather Applicant wants to
temporarily maintain the status quo and merely extend its deadline for replacing the Sign.
DEN-76620-4
8
Addressing the City’s Concerns From the 2012 Sign Variance Application:
The City raised two major concerns while analyzing Applicant's 2012 Sign variance application.
First, should a parcel within the Business Park, after 2012, become further developed, or be used
differently, in a way that requires a sign or substantially changes the personality of the Business
Park, then it may be unfair for the Property to have a non-conforming sign. Second, should
parcels located on the other three corners of the I-25/Mulberry Street interchange be annexed
into the City, then the Sign would not need a variance because all surrounding commercial
properties would have to abide by the Code's sign regulations.
In response to the City's first major concern, since 2012, no new buildings have been constructed
in the Business Park, and, just as in 2012, the Business Park is zoned as General Commercial,
and, therefore, Business Park parcel owners are only permitted to use the parcels for the same
uses permitted by the Code in 2012. In response to the City's second major concern, no parcels
located on the other three corners of the I-25/Mulberry Street interchange have been annexed
into the City. Should any parcel be annexed into the City in the future, the parcel would still have
at least seven (7) years to cause its sign to comply with the Code; a time period much longer than
the three (3) year variance period Applicant requests now.
Conclusion:
Applicant acknowledges that ultimately it will need to replace the Sign with a conforming sign.
The appropriate time for Applicant to replace the Sign with a conforming sign is when the
Property's neighborhood changes so that the neighborhood's signs currently controlled by the
County's sign regulations are required to conform to the City's sign regulations (likely through
annexation) or similar County sign regulations.
For the foregoing reasons, this variance should be granted.
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Larimer County Building Permit For Sign (01-SN0008)
Larimer County Building Department
200 West Oak Street
Permit Number: 01-SNOOOS
Date Issued:
P. 0. Box 1190 Date Expires:
Fort Collins, CO 80522 Permit Type:
LARIMER COUNTY BUILDING PERMIT
Work Description: FREE STANDING SIGN
November 26, 2001
May27,2003
FREE
------ Owner ------ ------ Contractor------
INTERCHANGE BUSINESS PARK LLC, CO LIABILITY CO
YOUNG ELECTRIC SIGN COMPANY
Construction Address: 4424 DENROSE CT FTC
Subdivision Name: ??
Parcel Number: 871520700 I
Space:
Lot: ?? Block/Tract:
The owner/contractor agrees to perfom1 the work described according to the plans and specifications submitted and with all
provisions of applicable ordinances, state laws, and building codes. The owner/contractor also acknowledges that the granting
of this permit does not give authority to violate any of these regulations and understands that it is their responsibility to insure
that compliance to the above provisions are met.
The pennit is subject to all red line corrections as noted on the approved plans and attached conditions. The approved plans and
permit card shall be avaHable at the construction site. A reinspection fee may be assessed if the approved plans are not available
or for each inspection or reinspection when such portion of work for which the inspection has been scheduled is not completed
or when corrections called for have not been made.
THIS PERMIT SHALL BECOME NULL AND VOID IF THE BUILDING OR WORK AUTHORIZED BY THIS PERMIT IS
NOT COMMENCED BY May 25, 2002, OR lF THE BUILDING OR WORK AUTHORIZED BY THIS PERMIT IS
SUSPENDED OR ABANDONDED AT ANY TIME AFTER THE WORK IS COMMENCED FOR A PERIOD OF 180
DAYS, OR IF THE PROPERTY OWNER, PERSON OR ENTITY TO WHOM THE PERMIT IS ISSUED FAILS TO
REQUEST AN INSPECTION BY May 25, 2002. THIS PERMIT SHALL EXPIRE ON May 27, 2003 UNLESS AN
EXTENSION OF AN ADDITIONAL 18 MONTHS IS REQUESTED IN WRITING. FAILURE TO HAVE THE FINAL
INSPECTION APPROVED, OR WHERE APPLICABLE, A CERTIFICATE OF OCCUPANCY OBTAINED, OR AN
EXTENSION APPROVED WILL BE CONSIDERED A VIOLATION OF THE ADOPTED REGULATIONS OF LARJMER
COUNTY AND SUJECT TO REMEDIES AS ALLOWED BY LAW.
I have read the above notification and attached conditions and agree to comply with these regulations and the County approved
plans. If the signatory below is someone other than the property owner, the signatory represents and warrants that he/she has
full authority to sign this permit on behalf of the property owner and to bind the owner to all terms and conditions herein.
Name of Owner: --~-~Ju{ _____ f_J_-_2_6_-_Z_t1_'!1_J __ ~ ______ (Please Print)
By: __________________________________ (Signature)
__________________________________ (Titlror
Relationship to owner if signed by someone other than owner)
Larimer County Building Department
200 West Oak Street
Permit Number: 01-SN0008
Date Issued:
P. 0. Box 1190 Date Expires:
Fort Collins, CO 80522 Permit Type:
970-498-7700 Inspections: 970-498-7697
CONDITIONS AND COMMENTS
1: Property owners/contractors are responsible for assuring
that structures meet Larimer Countys' minimum requirements
for setbacks from property lines, rights of way, and for
the accuracy of any plans submitted showing these details.
County Building Inspectors are not equipped to verify these
distances/setbacks when making inspections. Property owners
are strongly advised to hire a Colorado Licensed Land
Surveyor that will locate the property lines and verify
that the structure location is as shown on the approved
plans and meets Larimer Countys' minimum setback
requirement.
2: Inspection requests are to be made at least 24 hours prior
to the requested inspection time.
3: - MAXIMUM SIGN SIZE IS 180 SQUARE FEET .
- MAXIMUM SIGN HEIGHT IS 60 FEET.
- ALL SIGNS MUS~ BE LOCATED COMPLETELY ON PRIVATE PROERTY
AND SHALL NOT BE PLACED ON OR OVER ROAD EASEMENTS OR RIGHTS
OF WAY.
- SIGN PLACEMENT MUST MEET THE MINIMUM REQUIREMENTS OF THE
SIGHT TRIANGLE STANARDS AS REQUIRED IN SECTION 4.3.F OF THE
LARIMER COUNTY LAND USE CODE.
- EACH LEGALLY ESTABLISHED PRINCIPAL USE IS LIMITED TO ONE
SIGN.
- NO SIGN MAY CONTAIN AN FLASHING, ROTATING,
ANIMATED OR OTHERWISE MOVING FEATURES. SIGNS WITH A
CHANGEABLE MESSAGE MUST REMAIN MOTIONLESS FOR NOT LESS THAN
ONE MINUTE.
- ANY LIGHT USED TO ILLUMINATE A SIGN. MUST BE ARRANGED TO
REFLECT LIGHT AWAY FROM NEARBY RESIDENTIAL PROPERTIES AND
AWAY FROM THE VISION OF PASSING MOTORISTS.
- PORTABLE SIGNS, REVOLVING AND ROTATING SIGNS, OR STRINGS
OF LIGHT BULBS USED FOR COMMERCIAL PURPOSES OTHER THAN
TRADITIONAL HOLIDAY DECORATIONS AND WIND DRIVEN SIGNS ARE
PROHIBTED.
4:
5: NO FINAL FLOOD INSPECTION NEEDED.
6: PLEASE READ RED-LINES ON PLANS OVER CAREFULLY. FINAL
APPROVAL IS SUBJECT TO ON-SITE INSPECTIONS.
{ONE SINGLE POLE STYLE SIGN ONLY.}
7: *NOTE*: SPECIAL INSPECTIONS, BY THE DESIGNING OR PROJECT
ENGINEER, AND WET STAMPED LETTERS ARE REQUIRED. SEE
RED-LINES ON PLANSl
PAYMENT HISTORY
November 26, 2001
May 27 2003
FREE
Item# Description Account Code Tot Fee Paid Prv. Pmts Cur. Pmts
- - - - - ---------------- ------------ --------- --------- --------- ---------
20 Plot Plan Revie 101.018110.0 30.00 30.00 30.00 .00
100 Building Permit 118.018300.0 162.00 162.00 162.00 .00
130 Use Tax Collect 118.018300.0 60.00 60.00 60.00 .00
TOTAL FEE PAID:
TOTAL FEE
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$252.00
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We believe that our variance, if granted, would not be a detriment to the public good.
1) We believe that we have an extraordinary and exceptionally unique situation in the fact that it is
an alley house. The front door and the kitchen are on the back of the house facing a very
undesirable view of the alley. The limitations on the allowable square footage for the rear of
the lot are preventing us from creating a residence that is up to the standard that is expected in
the old town/historic area.
2) We want to create a home that is functional, attractive, and appropriate for the neighborhood.
We feel like the variance we are requesting will make the property and residence equally well or
better than any option that complies with the current standard. The reason for our request for
a variance us because we area wanting to create a desirable master suite. By using an existing
laundry/mechanical room to make a walk-in closet and the only main floor bathroom into a
private master bathroom. We will then need to add about 200 sq. ft. to provide a new
laundry/mechanical room and guest bathroom.
3) Our request for the variance is nominal and inconsequential in the fact that we’re only asking to
add approximately 10% to the livable space and less than 3% to the total lot space. The addition
will not be seen by anyone other than the neighbor to the east, who is excited about our
renovation and have given their approval. The addition is only on the main level, therefore will
not obstruct any existing views.
The current floorplan is in a confined L-shape in which we are only wanting to add square
footage within that footprint. It will not extend beyond any existing perimeters or setbacks
form either side, back or front.
825 Laporte Avenue
• Board and Batting
Siding
• Brands:
• Hardy Board or Smart
Siding
• Stained wood accents
• Aluminum windows
• Metal roofing
Application Request
for Variance from the Land Use Code
The Zoning Board of Appeals has been granted the authority to approve variances from the requirements of
Articles 3 and 4 of the Land Use Code. The Zoning Board of Appeals shall not authorize any use in a zoning district
other than those uses which are specifically permitted in the zoning district. The Board may grant variances where it
finds that the modification of the standard would not be detrimental to the public good. Additionally, the variance
request must meet at least one of the following justification reasons:
(1) by reason of exceptional physical conditions or other extraordinary and exceptional situations unique to the
property, including, but not limited to physical conditions such as exceptional narrowness, shallowness, or
topography, the strict application of the code requirements would result in unusual and exceptional practical
difficulties or undue hardship upon the occupant/applicant of the property, provided that such difficulties or
hardship are not caused by an act or omission of the occupant/applicant (i.e. not self-imposed);
(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;
(3) the proposal will not diverge from the Land Use Code standards except in a nominal, inconsequential way
when considered in the context of the neighborhood.
This application is only for a variance to the Land Use Code. Building Code requirements will be determined
and reviewed by the Building Department separately. When a building or sign permit is required for any
work for which a variance has been granted, the permit must be obtained within 6 months of the date that
the variance was granted.
However, for good cause shown by the applicant, the Zoning Board of Appeals may consider a one-time 6 month
extension if reasonable and necessary under the facts and circumstances of the case. An extension request must
be submitted before 6 months from the date that the variance was granted has lapsed.
Petitioner or Petitioner’s Representative must be present at the meeting
Location: 300 LaPorte Ave, Council Chambers, Fort Collins, CO 80524
Date: Second Thursday of the month Time: 8:30 a.m.
Variance Address Petitioner’s Name,
if not the Owner
City Fort Collins, CO Petitioner’s Relationship
to the Owner is
Zip Code Petitioner’s Address
Owner’s Name Petitioner’s Phone #
Code Section(s) Petitioner’s Email
Zoning District Additional
Representative’s Name
Justification(s) Representative’s Address
Justification(s) Representative’s Phone #
Justification(s) Representative’s Email
Reasoning
Date ___________________________________ Signature __________________________________________
Zoning Variance - additional written statement
As the property owner of a single story ranch at 1925 Constitution Avenue, Lot # 39 Foothills Green First
Filing I would like to add additional space to the existing 2 car garage on the north side of the lot for the
following reasons:
1. My wife and I love the neighborhood, our neighbors and do not want to have to consider
moving due to the lack of garage/storage space as we plan to retire in this property.
2. Having more than 3 vehicles causes hardship in the winter and summer months due to the
weather. Freezing in the winter and hot in the summer. This is becoming more of an issue as we
get older. Each vehicle has a set of winter tires which are being stored outside due to lack of
space. This is unsightly and reduces the useful life of the tires.
3. The lack of storage space for our lawn care equipment and supplies. The addition space will
replace the current 10’X10’ shed currently positioned on part of the proposed extension site
which is undersized for our bicycles and lawn equipment.
4. As we prepare for retirement a dedicated space for a hobby shop is another consideration. The
additional space in the proposed tandem garage will allow for a modest workshop for
woodworking, routine bicycle and automotive maintenance, as well as organized easy access to
inside storage space for seasonal recreational equipment.
Other considerations:
A. The location of all site utilities have been confirmed (using 811). The only utility affected
is the main electrical service to the home on the existing north garage wall. Having
consulted with the city and an electrician, the panel and meter can be moved to the east
on the same wall to remain in building code compliance. All other utilities are
unaffected (water, sewer, gas, phone and cable).
B. My wife and I are avid gardeners and enjoy maintaining our front and back yards. The
south side of the lot has more than 10 feet of setback for access to utilities in the back
yard.
C. We maintain and enjoy excellent relationships with our neighbors adjacent to our
property and in the neighborhood in general. I do not foresee any objections to our
proposal which will maintain the current roofline and pitches, which will not direct rain
water to our neighbors’ properties.
D. If approved the addition will be built to match the current structures façade and roof
line as the enclosed sketches illustrate.
Summary:
• We believe additional enclosed garage space would be an improvement for our
neighbors and ourselves as the property owners because it will improve the general
appearance of the property in the neighborhood and negate the need to park our
vehicles on our driveway or store equipment outside.
•
Summary continued:
• I have already consulted with contractors regarding electrical and structural issues to
insure the cost of the project (if approved) is within our means. So we are ready to
proceed to the building permit phase if granted a zoning variance to build to the
property line.
Thank you for your consideration to the proposed improvement of the property.
Kingsley Meldrum
Home owner
Current Garage
Proposed Garage Addition
Current Isometric Sketch
Proposed Isometric Sketch
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