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02/08/2018 - Zoning Board Of Appeals - Agenda - Regular Meeting
Heidi Shuff, Chair Ralph Shields, Vice Chair Daphne Bear Bob Long Cody Snowdon 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 FEBRUARY 8, 2018 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 ZBA180001 Address: 1404 W. Oak Street Petitioner/Owners: Heather and Michael McDowell Zoning District: N-C-L Code Section: 4.7(D)(5) Project Description: The variance request is to finish the loft space in an accessory building. This request requires the allowance of an extra 281 square feet of floor area over the maximum 600 square feet in a detached accessory building size. 2. APPEAL ZBA180002 Address: 315 N. Whitcomb Street Petitioner/Owners: Lance and Rebecca Everette Zoning District: N-C-M Code Section: 4.8(E)(4) and 3.8.19(A)(6) Project Description: This is a request for two variances. The first request is to allow the proposed 2-story addition to encroach one foot into the 5 feet right (north) side setback and the eave to extend 6 inches into the 2.5 foot eave setback. The second request is to allow an existing enclosed porch to encroach 2 feet into the 5 feet left (south) side setback and the eave to extend 6 inches into the 2.5 foot eave setback. • OTHER BUSINESS • ADJOURNMENT ZONING BOARD OF APPEALS AGENDA Agenda Item 1 Item # 1 - Page 1 STAFF REPORT February 8, 2018 STAFF Noah Beals, Senior City Planner/Zoning PROJECT APPEAL ZBA180001 PROJECT DESCRIPTION Address: 1404 W. Oak Street Owner/Petitioners: Heather and Michael McDowell Zoning District: N-C-L Code Section: 4.7(D)(5) Project Description: The variance request is to finish the loft space in an accessory building. This request requires the allowance of an extra 281 square feet of floor area over the maximum 600 square feet in a detached accessory building size. COMMENTS: 1. Background: The primary dwelling was constructed approximately 1954 and the accessory building was built in 2011. The accessory building was built with approximately 600 square feet of floor area as defined by the land use code. The storage area on the 2nd floor was not included in the floor area because the ceiling/beam height was less than 7.5 feet tall. 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 increase the floor area for the existing accessory building an additional 281 square feet and finds that: The request is not detrimental to the public good. • The accessory building meets the height and setback requirements. • The exterior of the building does not increase in height. • The exterior alteration is limited to the addition of an open staircase. • The additional floor area is still in compliance with the Floor Area ratios for the parcel. 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 # ZBA180001. 5' - 0" 5' - 0" 5' - 0" FRONT YARD SETBACK SIDE YARD SETBACK REAR YARD SETBACK W. OAK STREET ALLEY 40' - 0" 15' - 0" 170' - 0" 50' - 0" 190' - 0" EXST. HOUSE EXST. SHED 14' - 0" SIDE YARD SETBACK EXST. GARAGE W/ LOFT ABOVE 8' - 5" 32' - 2 1/2" 9' - 4 1/2" Property Owners: Mike & Heather McDowell Owner's Phone: 970-218-9225 Parcel No: 97104-15-021 Subdivision #: 1164 SCOTT SHERWOOD Neighborhood #: 19715 Legal Description: LOT 21, BLK 4, SCOTT-SHERWOOD, FTC Zoning District: NCL Setbacks: Front Yard- 15 Feet Rear Yard- 5 Feet (to Alley) Side Yard- 5 Feet Lot Size: 9,500 SF Floor Area Ratio: 0.20 + 1,000 SF + 250 SF allowance for detached accessory structure Allowable Total Floor Area: 3,150 SF Actual Floor Area: Existing House: 1,124 SF Existing Detached Garage: 576 SF Proposed Loft Finish: 305 SF* Total: 2,005 SF Allowable Floor Area on Rear 50% of lot: 4,750SF * .25 =1,187SF Existing Floor Area on Rear 50% of lot: 576 SF Proposed Floor Area on Rear 50% of lot: 881 SF *Proposed area above existing garage that is 7'-6" ceiling height or greater. A variance is required to allow the detached accessory structure to exceed 600 SF (Variance will be needed for an additional 221 SF). 715 west moutain avenue 1 SD5 2 SD5 REMOVE EXST. SOFFIT RETURNS @ WEST ELEVATION TO MEET HEAD CLEARANCES AT STAIR, NEW FACIA TO MATCH UPPER ROOF CLR. MIN. 6' - 8" 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com OPTION A McDowell Residence 1404 W. Oak Street Fort Collins, CO 1.03.18 SD3 SCALE: 3/16" = 1’−0" 1 GARAGEELEVATION GARAGE SOUTH ELEVATION SD3 SCALE: 3/16" = 1’−0" 2 GARAGEELEVATION GARAGE WEST ELEVATION 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com OPTION A McDowell Residence 1404 W. Oak Street Fort Collins, CO 1.03.18 SD4 SCALE: 2 GARAGEVIEW GARAGE 3D VIEW−−−− NW SD4 SCALE: 3 GARAGE 3D VIEW−−−− VIEW SW EL. GARAGE T.O. SLAB 97' - 6 1/2" EL. LOFT FLOOR 108' - 6 3/8" 9' - 1 1/8" 1' - 4 3/4" 7' - 6" 7' - 7 1/4" 8' - 2 1/2" 7' - 7 1/4" 1' - 0" 24' - 0" 1' - 0" 6' - 8" CLO. OPEN LOFT STOR. GARAGE 9' - 5 3/4" EL. GARAGE T.O. SLAB 97' - 6 1/2" EL. LOFT FLOOR 108' - 6 3/8" 9' - 1 1/8" 1' - 4 3/4" 9' - 5 1/4" 7' - 6" OPEN LOFT GARAGE 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com OPTION A McDowell Residence 1404 W. Oak Street Fort Collins, CO 1.03.18 SD5 SCALE: 1/4" = 1’−0" 1 GARAGE N−−−−S N S1 SECTION 1 SD5 SCALE: 1/4" = 1’−0" 2 GARAGE N−−−−S N S SECTION 2 REF. WH UP UP 1 SD5 MIN. 3' - 0" 4' - 0" 5' - 2 1/2" 9' - 8 1/2" 2' - 6" 5' - 11" BATH MECH. CLO. OPEN LOFT ATTIC STOR. STOR. GREY HATCH INDICATES AREA WITH A CEILING HEIGHT OF GREATER THAN 7'-6" AFF (305 SF) DASHED LINE INDICATES LINE OF 6'-8" CEILING HEIGHT 6' - 0" 11' - 4" 6' - 0" PROPERTY LINE 7' - 0" (VIF) 24' - 0" 24' - 0" 8' - 0" 2 SD5 1 SD5 GARAGE OPEN STORAGE UNDER STAIRS 2 SD5 715 west moutain avenue fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com OPTION A McDowell Residence 1404 W. Oak Street Fort Collins, CO 1.03.18 SD2 SCALE: 3/16" = 1’−0" 1 LOFT FLOOR PLAN SD2 SCALE: 3/16" = 1’−0" 2 GARAGE PLAN Agenda Item 2 Item # 2 - Page 1 STAFF REPORT February 8, 2018 STAFF Noah Beals, Senior City Planner/Zoning PROJECT APPEAL ZBA180002 PROJECT DESCRIPTION Address: 315 N. Whitcomb Street Owner/Petitioners: Lance and Rebecca Everett Zoning District: N-C-M Code Section: 4.8(E)(4) and 3.8.19(A)(6) Project Description: This is a request for two variances. The first request is to allow the proposed 2-story addition to encroach one foot into the 5 foot right (north) side setback and the eave to extend 6 inches into the 2.5 foot eave setback. The second request is to allow an existing enclosed porch to encroach 2 feet into the 5 foot left (south) side setback and the eave to extend 6 inches into the 2.5 foot eave setback. COMMENTS: 1. Background: The dwelling was constructed in early 1900’s as a 4-room cottage. The original house was built 4 feet from the north property line. As today standards apply, the building encroaches 1 foot into a 5 foot setback. The building has had additional alterations through the years; one of these includes a patio cover on the south side which was later enclosed for additional habitable space. A building permit would have been required at the time the patio was added and later enclosed, but there was no building permit applied for or issued. The applicant is seeking to receive the building permit and letter of completion for this work. 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 the new addition to encroach 1 foot into the side setback and the eave to encroach an additional 6 inches into the setback, and to allow the addition on the south-side to encroach 2 feet into the side setback and the eave to encroach an additional 6 inches provided a building permit is obtained and finds that: • The request is not detrimental to the public good. • The north encroachment aligns with the existing building. • The north encroachment extends 18 feet in length along the 140 feet side property line. • The wall height of the north encroachment is 15 feet; typical height of a 1 story building. • The south encroachment is a 1 story element that is shorter than the original building. • The south encroachment has been in place as a patio since at least 1990, and enclosed for the last 9 years. • The original lot size is 5 feet less than the current standard of 40 feet. • The additional square footage of the additions is in compliance with the maximum floor area. 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 # ZBA180002. 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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 315 N. Whitcomb St. 80521 Lance & Rebecca Everette 4.8(E)(4) NCM Kate Penning, Assoc. AIA 506 E. Mulberry St., Fort Collins, C 314-406-4147 kate@tomlinsondesigns.com Variance requested for side setback on the north side of the house for a proposed addition. See attached. 1/9/2018 1. Hardship 2. Equal to or better than 3. Nominal and inconsequential fort collins, colorado 80521 phone: 970.231.1040 e-mail: heidishuff@gmail.com OPTION A McDowell Residence 1404 W. Oak Street Fort Collins, CO 1.03.18 SD1 SCALE: 1/16" = 1’−0" 1 SITE PLAN