HomeMy WebLinkAbout11/10/2016 - Zoning Board Of Appeals - Agenda - Regular MeetingHeidi Shuff, Chair
Daphne Bear, Vice Chair
Bob Long
John McCoy
Ralph Shields
Butch Stockover
Karen Szelei-Jackson
Council Liaison: Bob Overbeck
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
NOVEMBER 10, 2016
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 ZBA160033
Address: 120 N. Roosevelt Avenue
Petitioner/Owner: Guy Babbitt
Zoning District: N-C-L
Code Section: 4.7(F)(1)(d) and 4.7(D)(2)(a)
Project Description
The variance request to allow: 1) A second floor to overhang a first floor entry area. 2) An increase of
28 square feet to the total 2,905 square feet of allowable floor area.
2. APPEAL ZBA160034
Address: 3239 W. Prospect Road
Petitioner/Owner: John Michael Hannig
Zoning District: R-L
Code Section: 4.4(D)(2)(c)
Project Description
The variance request is to allow an attached deck and patio cover to encroach 6 feet into the 15 foot
rear-yard setback.
ZONING BOARD OF APPEALS
AGENDA
Zoning Board of Appeals Page 2 November 10, 2016
3. APPEAL ZBA160035
Address: 1024 S. Lemay Avenue
Petitioner: DaVinci Sign Systems, Inc.
Owners: Health Services District of Northern Larimer County
aka Poudre Valley Hospital, UCHealth
Zoning District: E (Employment District)
Code Section: 3.8.7 (G)(6)
Project Description
The variance request is to allow 3 new additional ground signs at the Poudre Valley Health Care
campus on Lemay Avenue. Two of the ground signs will be along Doctors Lane and the other will be
along Lemay Avenue. The Land Use code limits the site to 1 ground sign along street frontage.
4. APPEAL ZBA160036
Address: 524 S. Bryan Avenue
Petitioner/Owner: Amanda Dynneson
Zoning District: R-L
Code Section: 4.4(D)(2)(d)
Project Description
The variance request is to allow a garage addition to encroach 3.5 feet into the 5 feet side-yard
setback.
• OTHER BUSINESS
• ADJOURNMENT
Agenda Item 1
Item # 1 - Page 1
STAFF REPORT November 10, 2016
STAFF
Noah Beals, Senior City Planner/Zoning
PROJECT
APPEAL ZBA160033
PROJECT DESCRIPTION
Address: 120 N. Roosevelt Ave.
Petitioner/Owner: Guy Babbitt
Zoning District: N-C-L
Code Section: 4.7(F)(1)(d) and 4.7(D)(2)(a)
Variance Request:
The variance request is to allow: 1) A second floor to overhang a first floor entry area. 2) Allow an increase of
28sf to the total 2,905sf of allowable floor area.
STAFF COMMENTS:
1. Background:
The property was platted in the Babbitt subdivision in 1924. The property boundaries have not change
since that time.
The code that prohibits 2nd story overhangs on the front and side of houses is a designed standard focused
on keeping architecture in character and style of neighborhood.
2. Applicant’s statement of justification: See petitioner’s letter
3. Staff Conclusion and Findings:
Under Section 2.10.2(H), Staff recommends approval to allow an increase of 28sf of allowable floor area
and a 28sf second floor overhang and finds:
• The variance request is not detrimental to the public good
• The location of the overhang is located on the side of the house that is recessed from the front wall
• The placement of the column at the corner of the overhang reduces the visual appearance of the
overhang
• 28sf is 1% of the total allowable floor 2,905sf.
Therefore, the variance request will not diverge from the standard but 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 contained in Section 1.2.2.
4. Recommendation:
Staff recommends approval of APPEAL # ZBA160033.
Application Request
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Babbitt-Butler Zoning Variance Application Reasoning
Owners: Guy Babbitt & Lisa Butler
Address: 120 N Roosevelt Ave, Fort Collins, CO 80521
Contact Information: Babbitt: (719) 331-9662, guy.babbitt@czero-solutions.com
Butler: (719) 963-1945, medicinewoman_lrb@yahoo.com
Summary:
There are two parts to the variance being requested. These are for LUC4.7(F)(1)(d) and LUC4.7(D)(2)(a)(2):
Part 1:
Division 4.7 - Neighborhood Conservation, Low Density District (N-C-L)
(F) Development Standards.
(1) Building Design
(d) “A second floor shall not overhang the lower front or side exterior walls of a
new or existing building.”
We are requesting that an 8’ linear section of a new second floor addition be allowed to overhang the
existing lower section and provide covered access for an entryway.
Part 2:
Division 4.7 - Neighborhood Conservation, Low Density District (N-C-L)
(D) Land Use Standards.
(2) Allowable Floor Area on Lots
(a) The allowable floor area shall be as follows:
(2) “On a lot that is between five thousand (5,000) square feet and ten
thousand (10,000) square feet, the allowable floor area for single-
family dwellings and buildings accessory to single-family dwellings shall
not exceed twenty (20) percent of the lot area plus one thousand
(1,000) square feet. On a lot that is between six thousand (6,000)
square feet and ten thousand (10,000) square feet, an additional two
hundred fifty (250) square feet shall be added for a detached accessory
structure.”
Based on the lot this results in a FAR of 2905 ft2. The existing design, previously approved by zoning, came
in just below this amount. The overhang being requested in part one will result in an additional 28 ft2 of
floor area, taking us over the limit by that amount.
We believe that this both parts of the variance will not be detrimental to the public good, will diverge from
the standards only in a nominal and inconsequential way and will allow us to overcome practical
difficulties with the property that will result in hardship if not alleviated. Furthermore, we believe that this
proposal will promote the general purpose of the standard equally well or better than if required to
comply with the standard for which the variance is being requested.
This reasoning is covered in detail further in this document, but believe some background will be helpful
for the reviewers.
Background:
This addition will add a second floor and solar greenhouse to the existing 920 ft2 house built in the late
1940’s. A picture of the house in its current state is shown below. This house is block construction, has
uninsulated walls and minimal insulation in the ceiling. The majority of the windows have been replaced
with high performing windows and those that have not been replaced to date will be when the addition is
done. The wiring has been updated, a new high efficiency gas furnace has been installed, the interior has
been largely remodeled, two egress windows have been added to the basement and the garage has been
completely remodeled. We are proud of what we have done to the interior of the house and look forward
to making the house more efficient and aesthetically pleasing.
Existing structure
The addition is intended to both increase living space and reduce energy consumption for heating and
cooling using the combination of high performing windows, insulating to amounts well above code (both
new and existing structure), tight building envelope and large solar green house to provide controllable
solar gain. The passive solar design is expected to provide the vast majority of heat throughout the year.
Additionally, the new design will improve the aesthetics of the property. A rendering of the new design is
shown below:
The new design – The door in the lower right is underneath the overhang for which the variance is being
requested.
The historical society has reviewed the property and signed off on the addition. The reviewer’s comments
were: “The historic review has been completed for your property. The Chair of the Landmark Preservation
Commission and the Director of the Community Development and Neighborhood Services Department
determined that: 1) the proposed work would constitute a major alteration; and 2) the house is not
individually eligible for Fort Collins Landmark designation.”
Past Work
The old garage was remodeled and the new addition/remodel to the house will match the new garage.
Garage – before and after remodel. The new addition and remodel will match the new garage.
Details of Variance Request:
The main floor elevation is below:
The west (north is up) wall of the main level of the solar greenhouse (sunroom) is limited in how far to
the west it can be by the egress window for the bedroom. However, if the west wall of the second level
is flush with the lower wall the entry to the second floor enters directly into a closet. (see below). Even
if the closet were to be moved the entry way would line up into where the existing chimney is and the
chase for the mechanical will be located. This chase is directly above the furnace and the chase can be
concealed in the back of the bedroom. There is really no other good location to get the mechanical to
the top level.
If a small area of overhang is allowed as show in purple on the main level then the entry on the top level
is much better as shown below. This overhang will 3- ½ ft in length resulting in 28 ft2. This is less than
1% of the 2905 ft2 allowed.
Reasoning:
Our reasoning on why granting this variance request is good for us, the neighborhood and the city
include:
1) Not detrimental to the public good
While not certain this is correct, our understanding is that Land Use Code 4.7(F)(1)(d) is in place
for aesthetic reasons. However, this design calls for a very short section (8’) of overhang 3.5’
deep and the architect has made it a very interesting and pleasing feature that provides cover for
the entry way below. This feature has been noted on multiple numerous new commercial
buildings in the city and looks great. Because this is on a section of the house that is set far back
from the front of the house on the side, has interesting solar shade supports near it and doubles
as a cover for the entry way it is very unlike houses with large prominent overhangs. We believe
rather than being detrimental to the public good, this design will be very compelling and will
improve the neighborhood.
Our understanding of the Land Use Code 4.7(D)(2)(a)(2) is that it is in place to control the size of
structures in relation to the lot. The additional 28 ft2 being requested by this variance is less than
1% of the 2905 ft2 allowed in this low density district. Furthermore, this overhang will serve to
provide cover for the entry way below and if not allowed an entry way of similar size will need to
be added resulting in similar effect space wise. We believe this amount of square footage to be
so little, that it is not detrimental to the public good. We also believe that this small overhang will
be more aesthetically pleasing than a traditional covered entry that this design will enhance the
neighborhood.
Renderings of the overhang are shown below:
The overhang is above the landing at the top of the steps for the entry to the house. View from
southwest.
The small overhang is set far back, doubles as a cover for the entry way is aesthetically pleasing.
2) The proposal does not diverge from the Land Use Code except in a nominal, inconsequential
way when considered in the context of the neighborhood
As shown above there is a very small section (8’) of the design that includes an overhang which is
3 - ½’. This overhang is set far back from the street, has an entry way in it with railing and solar
shade brackets. The design looks great and meets what we believe are the objectives of the land
use code which are to have pleasing designs. Most people looking at the house from the street
would likely not even notice the overhang, and even if they did would likely think that it looks very
good. In this way, we believe the deviation from the code is inconsequential.
In regards to the FAR the additional 28 ft2 is less than 1% of the 2905 ft2 allowed. We believe that
to be nominal and inconsequential when considered in the context of this neighborhood.
3) Strict application of the code would result in unusual and exceptional practical difficulties on
the occupants.
As outlined above in the background section the existing structure makes it difficult to arrive at a
design with the solar greenhouse that provides clean entry into the top floor without the
overhang. The reason for this is that the west wall of the lower level of the greenhouse is limited
how far west it can go by the location of the egress window in the bedroom. Even if that wall is
taken as far to the west as it can be it, at the second level it ends up too far to the east to provide
clean entry to the second level. The entry to the second level is restricted by a chase placed in the
location of the old chimney that will be used to take the mechanical from the basement to the
second level. This location passes through the back of the existing bedroom in a corner providing
a means with only modest intrusion into the existing floor space to get the mechanical up.
4) The proposal will promote the general purpose of the standard for which the variance is
requested equally well or better than a proposal that complies with the standard.
Our belief is that the design with an overhang looks and functions better than a design without
the overhang. If the overhang is not allowed there will need to be some structure added to the
solar greenhouse to shelter the door and we believe that those designs will be less pleasing than
the ones proposed.
Thank you for your consideration.
Sincerely,
Guy Babbitt & Lisa Butler
South elevation with proposed variance
West elevation with proposed variance
With proposed variance
50' - 0"
DISTANCE TO FRONT OF EXISTING BUILDING
30' - 0"
EXISTING
GARAGE
BLDG. SETBACK
15' - 0"
21' - 6 3/8"
NEW DECK
SUNROOM AND STAIR
ADDITION
EXISTING DRIVEWAY
SETBACK
5' - 0"
SETBACK
5' - 0"
8' - 4 3/8" 7' - 8"
PLANTER NEW
PORCH
ADDITION
PROPERTY LINE
PROPERTY LINE
ROOSEVELT AVENUE
ALLEY
u
Scale
Project number
Date
Drawn by
Checked by
urban|rural design inc.
252 linden street
fort collins, colorado
970.846.0267
brian@urbanruralarch.com
CONSULTANTS:
r
1" = 10'-0"
8/26/2016 4:07:51 PM
A1.0
SITE PLAN & PROJECT
INFORMATION
UR-08-14
RESIDENTIAL
ADDITION
120 N. Roosevelt
Fort Collins, Colorado
08.25.2016
Author
Checker
Guy Babbitt & Lisa Butler
No. Description Date
1" = 10'-0"
1 SITE PLAN
PROJECT DESCRIPTION:
THE EXISTING HOUSE IS A ONE BEDROOM, ONE STORY
CONCRETE BLOCK STRUCTURE WITH A WOOD FRAMED
ROOF. THE EXISTING ROOF IS TO BE REMOVED WHILE
KEEPING THE CEILING JOISTS AND FINISHED CEILING IN TACT.
A SECOND STORY WILL BE ADDED INCLUDING TWO NEW
DN
DN
DN
DN
UP
DN
A3.0
A3.0
A3.0
3
A3.0
4
1
2
3' - 0"
8' - 2 1/8"
2
A4.0
8' - 5"
1
2
3
4
9' - 11 1/4" 6' - 6 1/2" 8' - 9 3/8"
A
4' - 10 1/4"
B
7' - 0"
1
A4.1
1
A4.0
4
A4.0
26' - 3 1/8"
168 SF
Ex. Dining
5
43 SF
Ex. Bath
6
107 SF
Ex. Study
9
125 SF
Ex. Bedroom
10
Ex. Stair
11
Ex. Closet
12
33 SF
NEW NOOK
13
194 SF
Sunroom
14
8' - 10 5/8"
7' - 5 1/2"
3
2
A4.0
4
A4.0
12" / 12"
12" / 12"
2" / 12"
9' - 4 5/8"
2" / 12"
13.00°
1ST FLOOR LEVEL
100' - 0"
2nd FLOOR LEVEL
110' - 4 3/8"
Gable Roof Brg
118' - 11 1/4"
Ground Level
97' - 3 3/8"
Existing Bearing
(V.I.F.)
108' - 1 3/8"
1
A4.0
3
A4.0
EXISTING
WINDOW
WELLS
North Bearing
112' - 1 3/4"
SKYLIGHTS
T.O. CEILING
ALLOWED
124' - 4 3/8"
SUNROOM ROOF
BEARING
117' - 5 3/8"
1
A4.1
1
A4.0
3
A4.0
2" / 12"
EXTEND LAP SIDING
BELOW CANOPY ROOF
PAIRED WOOD
COLUMNS
2' - 0" 4" 4' - 8 1/8"
3' - 10"
EXISTING
WINDOWS
ASPHALT COMPOSITE SHINGLES
ON 30# FELT
2.5" CORRUGATED PRE-
FINISHED METAL ROOF ON
CONT. ICE AND WATER SHIELD
GUTTER TO MATCH DRIP EDGE
TEMP. TEMP.
TEMP.
Agenda Item 2
Item # 2 - Page 1
STAFF REPORT November 10, 2016
STAFF
Noah Beals, Senior City Planner/Zoning
PROJECT
APPEAL ZBA160034
PROJECT DESCRIPTION
Address: 3239 W. Prospect Rd.
Petitioner/Owner: John Michael Hannig
Zoning District: R-L
Code Section: 4.4(D)(2)(c)
Variance Request:
The variance request is to allow an attached deck and patio cover to encroach 6 feet into the 15 foot rear-yard
setback.
STAFF COMMENTS:
1. Background:
The property was subdivided in 1995 part of the Ponds at Overland Trail First Filing. This plat included 4.14
acre tract of land dedicated as open space abutting the rear property line of 14 single family home 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 a 6 ft encroachment into the required 15 ft rear yard
setback and finds:
• The variance request is not detrimental to the public good
• The structure is only a covered patio and not a fully enclosed habitable space
• The rear property line does not abut a residential property, but an 4.14 acre of open space
Therefore, the variance request will not diverge from the standard but 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 contained in Section 1.2.2.
4. Recommendation:
Staff recommends approval of APPEAL # ZBA160034.
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Agenda Item 3
Item # 3 - Page 1
STAFF REPORT November 10, 2016
STAFF
Noah Beals, Senior City Planner/Zoning
PROJECT
APPEAL ZBA160035
PROJECT DESCRIPTION
Address: 1024 S. Lemay Ave.
Petitioner: DaVinci Sign Systems, Inc.
Owner: Health Services District of Northern Larimer County
aka Poudre Valley Hospital, UCHealth
Zoning District: E (Employment District)
Code Section: 3.8.7 (G)(6)
Variance Request:
The variance request is to allow 3 new additional ground signs at the Poudre Valley Health Care campus on
Lemay. Two of the ground signs will be along Doctors Lane and the other will be along Lemay Ave. The Land
Use code limits the site to 1 ground sign along street frontage.
STAFF COMMENTS:
1. Background:
Last year the Poudre Valley Health Hospital received approval for replacement of the A-wing of their
building. This replacement includes a new Emergency Center.
In 1986 the hospital received a variance for additional ground signs on the property. These signs were larger
than the directional signage and some were visible from the public right-of-way.
2. Applicant’s statement of justification: See petitioner’s letter
3. Staff Conclusion and Findings:
Under Section 2.10.2(H), Staff recommends approval to allow 3 new ground signs one additional to existing
ground signs along Lemay Ave and two additional to the existing ground signs along Doctors Lane and
finds:
• The variance request will not be detrimental to the public good
• The increase signage will be beneficial to the public good to give clear direction to those in
emergency situations
• The campus setting of the hospital includes a longer street frontage than the typical nonresidential
uses
• The two signs along Doctors Lane are approximately 100ft apart and on opposite sides of the street
• The additional sign along Lemay Ave is proposed to be 300ft from another existing ground sign
Therefore, the variance request will not diverge from the standard but 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 contained in Section 1.2.2.
4. Recommendation:
Staff recommends approval of APPEAL # ZBA160035.
Agenda Item 4
Item # 3 - Page 1
STAFF REPORT November 10, 2016
STAFF
Noah Beals, Senior City Planner/Zoning
PROJECT
APPEAL ZBA160036
PROJECT DESCRIPTION
Address: 524 S Bryan Avenue
Petitioner/Owner: Amanda Dynneson, Sky Castle Real Estate LLC
Zoning District: R-L (Low Density Residential District)
Code Section: 4.4(D)(2)(d)
Variance Request: The variance request is to allow a garage addition to encroach 3.5 feet into the
required 5 feet side-yard setback.
STAFF COMMENTS:
1. Background:
The property was platted in 1965. The property boundaries have remained the same since that time. The
original structure was built approximately in 1966.
2. Applicant’s statement of justification: See petitioner’s letter
3. Staff Conclusion and Findings:
Under Section 2.10.2(H), Staff recommends denial to allow a garage addition to encroach 3.5 feet into the
required 5 foot side-yard setback and finds:
• It is not clear that the request is not detrimental to the public good
• The context of the neighborhood is that a majority of the primary structures are meeting setback
standards.
Therefore, the variance request will diverge from the standard in consequential way when considered in the
context of the neighborhood.
4. Recommendation:
Staff recommends denial of APPEAL # ZBA160036.
From: Noah Beals
To: Marcha Hill
Subject: FW: Appeal: ZBA160036
Date: Thursday, November 03, 2016 2:56:49 PM
Marcha,
Please get this to the ZBA.
Thanks,
Noah Beals
Senior City Planner-Zoning
City of Fort Collins
970 416-2313
970 224-6134 Fax
-----Original Message-----
From: David Katz [mailto:katz.davidp@gmail.com]
Sent: Wednesday, November 02, 2016 10:37 AM
To: Noah Beals
Subject: Appeal: ZBA160036
RE: 524 S BRYAN AVE
Noah-
I am a neighbor living behind this property. My overall opinion on the variance is that it would set a bd precedent,
and that if one neighbor is allowed to encroach, all neighbors should be allowed to encroach. If this was a deal
breaker for the current owner (house flipper), i am sorry but she should have done her due diligence first. I feel it is
important for the City to uphold the zoning code, except in extreme circumstances.
On a personal level, I am curious if you have architectuaral plans for said garage, as a 2 story addition would block
any view Ii currently have of the foothills.
-David P Katz
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TEMP. TEMP. TEMP. TEMP. TEMP.
TEMP. TEMP.
TEMP. SUNSHADE
SCUPPER FOR
WATERPROOF DECK
2' - 10 1/8"
2' - 9 1/8"
ACCESS DOOR PANEL
CLADDED TO MATCH
SIDING
BALCONY
PORCH
3' - 0"
South Gable Bearing
119' - 0"
T.O. CEILING
ALLOWED
124' - 4 3/8"
ALL LOWER AWNINGS
TO BE OPERABLE
1ST FLOOR LEVEL
100' - 0"
2nd FLOOR LEVEL
110' - 4 3/8"
Existing Bearing
(V.I.F.)
108' - 1 3/8"
2" / 12"
2" / 12"
12" / 12"
12" / 12"
(APPROX.)
2' - 9 5/8"
7' - 0"
1' - 0 3/4" 5' - 11 1/4"
2' - 11"
8' - 1 7/8"
4' - 8" 2' - 8"
6' - 10"
THREE WINDOWS TO
MATCH EXISTING
OPENING (V.I.F.)
3' - 0"
RAINGUTTER
1X6 FASCIA ON 1X8 SUBFASCIA
TRIM
BRACKET
2'-0" EAVES (TYP.)
CHIMNEY FLUE AND CAP
6" LAP
COMPOSITE
SIDING
REPLACE EXISTING DOOR
32' - 1"
PROPERTY LINE PER ILC
5' - 0" 2' - 6"
14'
North Bearing
112' - 1 3/4"
South Gable Bearing
119' - 0"
T.O. CEILING
ALLOWED
124' - 4 3/8"
12" / 12"
12" / 12"
u
Scale
Project number
Date
Drawn by
Checked by
urban|rural design inc.
252 linden street
fort collins, colorado
970.846.0267
brian@urbanruralarch.com
CONSULTANTS:
r
1/4" = 1'-0"
8/26/2016 4:10:31 PM
A3.0
ELEVATIONS
UR-08-14
RESIDENTIAL
ADDITION
120 N. Roosevelt
Fort Collins, Colorado
08.25.2016
Author
Checker
Guy Babbitt & Lisa Butler
1/4" = 1'-0"
1 EAST ELEVATION
1/4" = 1'-0"
2 NORTH ELEVATION
1/4" = 1'-0"
3 SOUTH ELEVATION
1/4" = 1'-0"
4 WEST ELEVATION
No. Description Date
1 1 Revision Permit 1 Submission (City) Date 05.13.1 16
2 Permit Revision (City) 08.25.16
3 Permit Revision II (City) 08.26.16
A4.0
EXISTING : VERIFY IN FIELD
8' - 8 1/2" 25' - 3 3/8"
8' - 3 1/8"
77 SF
Ex. Kitchen
16
305 SF
Ex. Living
17
DEMO HALL
NEW VENTILATION WALLS
CHASE
NEW VENTILATION
CHASE
EXIST. ENTRY
NEW PORCH &
CANOPY
REPLACE
EXISTING
WINDOW
NEW SLIDING DOOR WILL
REQUIRE TEMP CEILING
SHORING
FILL IN FLOOR OPENING &
OPENING TO STAIRS
TREE
EX. PANTRY
OVER STAIR
NEW SHAFT
EQ EQ
EXIST. EXIST. EXIST. EXIST.
EXIST. EXIST. EXIST.
EXIST. EXIST.
4' - 4 7/8"
1' - 4 3/8"
1' - 11 1/4"
3' - 0"
NEW DECK
NEW
PORCH
EXISTING DOOR
TO BE REPLACED
-
8' - 5 5/8"
6' - 5 1/4"
4' - 5 3/4"
3' - 0 1/8"
2' - 8 3/4"
26' - 4 5/8"
7' - 2 3/4"
8' - 8 1/2"
2 5/8"
NEW FOUNDATION -
SEE STRUCTURALS
NEW FOUNDATION -
SEE STRUCTURALS
Ex. Basement
25
Utility
26
Office
28
Storage
29
Toilet
30
New Storage
32
SAN.
A3.0
A3.0
A3.0
3
A3.0
4
1
2
26' - 5 5/8"
2
A4.0
1
A4.1
1
A4.0
16' - 7 7/8"
6' - 11 3/8"
187 SF
Master Suite
1
195 SF
Loft
3
54 SF
Balcony
4
4
A4.0
HVAC CHASE:
supply and return
10' - 11 1/4"
3
A4.0
Not Enclosed
Balcony
20
4' - 2"
W|D
stack
2' - 5 3/8"
4' - 1 1/4"
3' - 0"
2' - 6" 2' - 8" 5' - 6" 2' - 8"
2" / 12"
2" / 12"
12" / 12" 12" / 12"
WM
WM
13' - 11 5/8" 7' - 6 1/8" 3' - 10 3/4"
6" 6"
EXISTING CHIMNEY
AND FLUE
8' - 0 1/8" 1' - 9 1/2" 6' - 2 3/4" 6' - 4 1/2"
4' - 3 3/4" 4' - 3 3/4" 4' - 3 3/4" 4' - 3 3/4" 4' - 3 3/4"
26' - 3 1/4"
3' - 3" 3' - 3"
9' - 11"
9' - 11 7/8"
-
2' - 7 1/2"
3' - 6 1/4" 5' - 10 3/8" 6' - 4 1/2" 10' - 1 5/8"
11 5/8" 2' - 8" 5 5/8" 2' - 8" 5 1/2" 2' - 8"
13' - 8"
13' - 7 3/8"
8' - 0 1/8" 13' - 3 1/8"
6' - 5 5/8"
8' - 11 5/8" 20' - 2 7/8"
3' - 11 1/4"
Open Space
35
M. Closet
36
M. Shower
37
M. Bath
38
M. Toilet
39
2' - 6"
4"
open to
below
A3.0
A3.0
A3.0
3
A3.0
4
1
2
12" / 12"
2" / 12"
2" / 12"
12" / 12" 12" / 12"
2.5" CORRUGATED ROOF
AT ALL SHED ROOFS
CRICKET ROOF
ASPHALT COMPOSITE SHINGLES
AT TWO MAIN GABLED ROOFS (ONLY)
BALCONY
GUTTER
GUTTER
-
u
Scale
Project number
Date
Drawn by
Checked by
urban|rural design inc.
252 linden street
fort collins, colorado
970.846.0267
brian@urbanruralarch.com
CONSULTANTS:
r
As indicated
8/26/2016 4:07:57 PM
A2.0
FLOOR PLANS
UR-08-14
RESIDENTIAL
ADDITION
120 N. Roosevelt
Fort Collins, Colorado
08.25.2016
Author
Checker
Guy Babbitt & Lisa Butler
1/4" = 1'-0"
1 1ST FLOOR LEVEL
1/8" = 1'-0"
3 EX. BASEMENT LEVEL
No. Description Date
1 Revision 1 Date 1
1/4" = 1'-0"
2 2ND FLOOR LEVEL
1/8" = 1'-0"
4 ROOF PLAN
BEDROOMS AND A FULL BATH. TO THE SOUTH, A SUNROOM
AND STAIR CIRCULATION SPACE WILL BE ADDED,
CONNECTING THE TWO FLOORS. THE SUNROOM IS INTENDED
TO BE USED AS A PASSIVE SOLAR GAIN CHAMBER DURING
COLD DAYS.
THE NEW AND EXISTING BUILDING SHELL WILL BE INSULATED
AND AIR-SEALED WELL ABOVE THE CITY OF FORT COLLINS
CODE, INCORPORATING HIGH R-VALUE INSULATION
PRODUCTS AND THERMAL-BREAK DETAILING.
FOR HVAC, WE WILL KEEP THE EXISTING FORCED AIR UNIT IN
PLACE AND ADD DUCTWORK TO THE NEW ADDITIONS. AN
ENERGY RECOVERY VENTILATOR (ERV) WILL BE ADDED FOR
COMFORT, EFFICIENCY, AND INDOOR AIR QUALITY.
THE OWNER AND ARCHITECT'S INTENT IS TO CREATE AN
EXEMPLARY PROJECT USING CREATIVE METHODS FOR
PASSIVE HEAT GAIN, SMALL FANS, AND DUCTS TO
DISTRIBUTE AIR. THE HEAT GAIN IS SHORT TERM IN LIEU OF
THERMAL MASS STORAGE. WE HAVE IMPLEMENTED STATE-
OF-THE-ART THERMAL IMAGING SOFTWARE TO HELP
FORECAST HOW THE AIR WILL MOVE THROUGH THE HOUSE,
FROM SUNROOM TO UPPER LEVEL AND BACK DOWN TO THE
BASEMENT. WE ARE VERY EXCITED ABOUT HOW THIS
HOUSE WILL PERFORM.
DRAWING LIST:
ARCHITECTURALS:
A1.0 SITE PLAN AND PROJECT INFORMATION
A2.0 FLOOR PLAN & ROOF PLAN
A3.0 ELEVATIONS
A4.0 BUILDING SECTIONS
STRUCTURALS:
S1 FOUNDATION PLAN
S2 FLOOR & ROOF FRAMING PLAN
S3 DETAILS & GENERAL NOTES
PROJECT TEAM:
DESIGN BY:
urban|rural design
Brian A. Majeski, Principal
252 Linden Street
Fort Collins, Co 80524
970.846.0267
STRUCTURAL ENGINEERING:
CTL | Thompson Inc
Scott Hargrove
400 N. Link Lane
Fort Collins, Colorado
720.347.0054
GENERAL CONTRACTOR:
___________________
___________________
___________________
___________________
___________________
GENERAL NOTES:
1. All work must comply with state and local codes, based on
the 2012 International Residential Code (IRC) where
applicable. The Contractor shall comply with all laws,
ordinances, rules and regulations of any public authority
bearing on the performance of the work, including OSHA.
2. Location of the utilites (electrical, telephone, cable TV,
gas, water, and sewer) shall be verified and located in the
field before construction begins.
3. All on-site construction safety and construction means and
methods are the responsibility of the Contractor. There is no
implication of the construction safety requirements or building
methods contained in these documents.
4. Do not scale the drawings. Contact U|R Design in the
event additional dimensional information is needed.
5. All interior and exterior dimensions are to face of stud, face
of masonry, or face of concrete, U.O.N.
6. Actual site conditions may vary. The scope of sitework
may require different methods of processes compared to
what is shown in the drawings. Prior to construction, the
Contractor shall verify all dimensions and existing conditions.
Verify changes with U|R Design or the Engineer.
7. If any discrepancies arise in these documents, the
Contractor must notify U|R Design and/or the Engineer
immediately.
8. Any variation which requires a physical change from these
plans must be brought to the attention of U|R Design and the
Engineer in order to maintain the design intent of the project.
9. All work connected with this project by any trade involved
shall be of the highest quality attainable in accordance with
the professional practice of the trade.
10. Open sides of stairways, landings, ramps, balconies, and
porches, which are more than 30" above grade shall be
protected by a 42" high guardrail above finished floor with no
more than a 4" diameter sphere to pass through any portion
of the railing.
11. All drawings including but not excluding all sketches,
schematic drawings, permit submission drawings, contract
documents, and this set included are the property of
urban|rural design, inc. No reproduction, scanning, copying,
selling, and/or use of construction, for other than the project
location listed, for this document is allowed without the
consent of urban|rural design, inc.
PRESCRIPTIVE ENERGY CODE COMPLIANCE:
ELEMENT: REQUIREMENT: DESIGN: SPECIFICATION:
WINDOWS U-.32 min. U-.20 Energy Star, or equal
CEILINGS R-38 min. R-48 7.5" Spray Foam Insulation
INSULATED DECK R-38 min. R-42 7.5" spray foam
SUNROOM WALLS R-20 min. R-45 5.5" spray foam
EXISTING BLOCK WALLS R-24 exterior 4" repurposed polyisocyanurate panels
EXPOSED FLOORS R-30 min. R-42 7.5" spray foam
SLAB PERIMETER R-10, 1.5 ft deep min. R-12/24 2" and 4" polyiso boards (see drawings)
DOORS R-3 min. R-3
UNDERSLAB n/a R-10 2" EPS rigid insulation
SITE INFORMATION:
PROPERTY DESCRIPTION:
LOT 5, BLOCK 4
ADDRESS: 120 N. Roosevelt Ave.
ZONING DISTRICT: NCL
IMPROVEMENT LAND CERTIFICATE
1 Permit Submission (City) 05.13.16
2 Permit Revision (City) 07.07.16
3 Permit Revision II (City) 08.26.16
THIS PERSPECTIVE IS RELATIVE TO INITIAL SUBMISSION. CHANGES ARE NOT SHOWN.
E\UHDVRQRIH[FHSWLRQDOSK\VLFDOFRQGLWLRQVRURWKHUH[WUDRUGLQDU\DQGH[FHSWLRQDOVLWXDWLRQVXQLTXHWRWKH
SURSHUW\LQFOXGLQJEXWQRWOLPLWHGWRSK\VLFDOFRQGLWLRQVVXFKDVH[FHSWLRQDOQDUURZQHVVVKDOORZQHVVRU
WRSRJUDSK\WKHVWULFWDSSOLFDWLRQRIWKHFRGHUHTXLUHPHQWVZRXOGUHVXOWLQXQXVXDODQGH[FHSWLRQDOSUDFWLFDO
GLIILFXOWLHVRUXQGXHKDUGVKLSXSRQWKHRFFXSDQWDSSOLFDQWRIWKHSURSHUW\SURYLGHGWKDWVXFKGLIILFXOWLHVRU
hardshipDUHQRWFDXVHGE\DQDFWRURPLVVLRQRIWKHRFFXSDQWDSSOLFDQW LHQRWVHOILPSRVHG
WKHSURSRVDOZLOOSURPRWHWKHJHQHUDOSXUSRVHRIWKHVWDQGDUGIRUZKLFKWKHYDULDQFHLVUHTXHVWHGequally
well or better thanZRXOGDSURSRVDOZKLFKFRPSOLHVZLWKWKHVWDQGDUGIRUZKLFKWKHYDULDQFHLVUHTXHVWHG
WKHSURSRVDOZLOOQRWGLYHUJHIURPWKH/DQG8VH&RGHVWDQGDUGVH[FHSWLQDnominal, inconsequential way
ZKHQFRQVLGHUHGLQWKHFRQWH[WRIWKHQHLJKERUKRRG
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.
+RZHYHUIRUJRRGFDXVHVKRZQE\WKHDSSOLFDQWWKH=RQLQJ%RDUGRI$SSHDOVPD\FRQVLGHUDRQHWLPHPRQWK
H[WHQVLRQLIUHDVRQDEOHDQGQHFHVVDU\XQGHUWKHIDFWVDQGFLUFXPVWDQFHVRIWKHFDVH$QH[WHQVLRQUHTXHVWPXVW
EHVXEPLWWHGEHIRUHPRQWKVIURPWKHGDWHWKDWWKHYDULDQFHZDVJUDQWHGKDVODSVHG
Petitioner or Petitioner’s Representative must be present at the meeting
Location /D3RUWH$YH&RXQFLO&KDPEHUV)RUW&ROOLQV&2
Date 6HFRQG7KXUVGD\RIWKHPRQWK7LPH DP
Variance Address Petitioner’s Name,
if not the Owner
City )RUW&ROOLQV&2 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 __________________________________________
If not enough room,
additional written
information may
be submitted
120 N Roosevelt Ave
80521 120 N Roosevelt Ave
Guy Babbitt & Lisa Butler (719) 331-9662
LUC 4.7(F)(1)(d) & 4.7(D)(2)(a)(2) guy.babbitt@czero-solutions.com
NCL Lisa Butler
120 N Roosevelt Ave
(719) 963-1945
medicinewoman_lrb@yahoo.com
Please see attached
10/7/16
3. Nominal and inconsequential
1. Hardship
2. Equal to or better than