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Home My WebLink About3/12/2020 - Zoning Board Of Appeals - Summary Agenda - Mar 2020 Summary AgendaRalph Shields, Chair Shelley LaMastra, Vice Chair David Lawton John McCoy Taylor Meyer Ian Shuff Butch Stockover Council Liaison: Ross Cunniff 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 MARCH 12, 2020 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 ZBA200007 Address: 1105 Hillcrest Dr. Owner/Petitioner: Kai Kleer Zoning District: R-L Code Section: 4.4(D)(2)(d) Project Description: This is a request for a shed to encroach 2 feet into the required 5 foot side setback. 2. APPEAL ZBA200008 Address: 714 W. Mountain Ave. Owner: Hanke Thode Petitioner: High Craft Builders Zoning District: N-C-L Code Section: 4.7(D)(2)(a)2.; 4.7(D)(3); 4.7(D)(6); 4.7(E)(3) Project Description: This request proposes an expansion of an existing accessory building and requires four variances. The first variance is to exceed the overall floor area allowance for the lot by 1065 square feet. The second variance is to exceed the rear half floor area allowance by 280.25 square feet. The third variance is to exceed the allowable floor area of an accessory building by 726 square feet, where the max floor area is 600 square feet. The fourth variance is to encroach 4 feet 8 inches into the required 5 foot rear-yard setback. ZONING BOARD OF APPEALS AGENDA Zoning Board of Appeals Page 2 March 12, 2020 3. APPEAL ZBA200009 Address: 144 2P nd P Street Owner/Petitioner: Michael Rossman Zoning District: R-L Code Section: 4.4(D)(2)(d); 4.4(D)(2)(e) Project Description: This is a request to remove the existing house and accessory structure and to build a new house and accessory structure. This request requires three variances. The first variance is to allow the new house to encroach 7 feet into the 15 foot street side-yard setback along Logan Ave. The second variance is to allow a new garage to encroach 2 feet into the 15 foot street side-yard setback along Logan Ave. The third variance is to allow the new house to be 33 feet in height, the require maximum height is 28 feet. 4. APPEAL ZBA200010 Address: 819 Locust Ct. Owner: Laurene Rogers Petitioner: Heidi Shuff Zoning District: N-C-L Code Section: 4.7(E)(2), 4.7(E)(4) Project Description: This request is to encroach 4 feet into the required 15 foot front and street side setbacks. • OTHER BUSINESS • ADJOURNMENT 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 __________________________________________ 1105 Hillcrest Drive – Shed Setback Variance Request This is a request for variance from the City of Fort Collins Land Use Code standard 4.4(D)(2)(d). Standard The City of Fort Collins Land Use Code Standard 4.4(D)(2)(d) states, “For residential uses, the minimum side yard width shall be fifteen (15) feet on the street side of any corner lot and five (5) feet for all interior side yards. For all other uses, the minimum side yard width shall be the equivalent of one (1) foot for each three (3) feet or fraction thereof of building height, provided that for school or church uses no side yard shall be less than twenty-five (25) feet wide.” Justification Detrimental to the Public Good According to the Oxford English Dictionary (2019), the word “detriment” means, “Loss or damage done or caused to, or sustained by, any person or thing, while the noun “public good” means, “the welfare of the community as a whole, public interest.” The requested 2-foot variance from the required 5-foot setback will in no way result in any damage to the welfare of the community as a whole. Nominal and Inconsequential 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. Because of the erratic setbacks contained within the existing built environment of the neighborhood, a variance from the setback standard would be nominal and inconsequential when considered in the context of the area. Through a sample of properties within 500 feet of the subject property the following was found: Address Approximate Shed Size Approximate Side-Yard Setback Image 1024 Ponderosa Dr 168 square feet 3 feet 1033 Hillcrest Dr 360 square feet 3 feet 1040 Briarwood Rd 60 square feet 1 foot Address Approximate Shed Size Approximate Side-Yard Setback Image 1052 Briarwood Rd 150 square feet 175 square feet 13 feet 8 feet 1064 Briarwood 175 square feet 17 feet 1101 Hillcrest 208 Square Feet 6 inches Address Approximate Shed Size Approximate Side-Yard Setback Image 1117 Hillcrest Dr 139 square feet 6 feet 1201 Hillcrest Drive 432 square feet 4 feet 2212 Clearview 115 square feet 1 foot or less Address Approximate Shed Size Approximate Side-Yard Setback Image 2216 Clearview Avenue 150 square feet 1 foot or less 2225 Clearview Avenue 220 square feet 13 feet Address Approximate Shed Size Approximate Side-Yard Setback Image 2408 Crabtree Dr 220 square feet 0 feet 2408 Tamarac 176 square feet 2 feet 2417 Tanarac Dr 161 square feet 0 feet Address Approximate Shed Size Approximate Side-Yard Setback Image 2428 Crabtree Dr 220 square feet 0 feet Please note that all measurements are approximate and were taken using aerial photography and an overlay of property boundaries. Citations "detriment, n." OED Online. Oxford University Press, December 2019. Web. 7 February 2020. "public good, adj. and n." OED Online. Oxford University Press, December 2019. Web. 7 February 2020. 1105 Hillcrest Drive - Shed 1 2 3 4 5 REVISIONS REMARKS MM/DD/YY ... _ _ /_ _ /_ _ ... _ _ /_ _ /_ _ ... _ _ /_ _ /_ _ ... _ _ /_ _ /_ _ 02 /03/2020 Plan Set 01 A Site Plan 15'-0" 3'-0" Proposed Shed 120 sq. ft. Existing House 12'-0" 10'-0" Existing Spruce Existing Silver Maple Driveway Sidewalk Edge of ROW 6' Utility Easement Hillcrest Drive Centerline 10' Utility Easement Property Line 110' Property Line 67' 1105 Hillcrest Drive - Shed 1 2 3 4 5 REVISIONS REMARKS MM/DD/YY ... _ _ /_ _ /_ _ ... _ _ /_ _ /_ _ ... _ _ /_ _ /_ _ ... _ _ /_ _ /_ _ 02 /03/2020 Plan Set 02 A Floor Plan Floor Framing Plan Wall Section 6"x6" Treated Wood Skid 2"x6" Floor Joist @ 24" O.C. 2"x4" Wall Framing @ 24" O.C. 2"x8" Rafter @ 24" O.C. Corrugated Steel Roof 30# Felt Underlayment 7/16" OSB Roof Decking 6'-0" 1'-4" 12'-0" 10'-0" 36" Door 3/4" Toung and Groove OSB Floor Decking Four Corners Anchored to Ground 1'-3/4" Gravel Base to Top of Floor Decking Skids to Sit on 2" of Gravel and 10 Mil Vapor Barrier Floor & Elevation Plan 11' Grade to Top of Roof 8' 9" Grade to Top of Roof Larimer County Web Map - 500 foot buffer This map was created by Larimer County GIS using data from multiple sources for informal purposes only. This map may not reflect recent updates prior to the date of printing. Larimer County makes no warranty or guarantee concerning the Date Prepared: 2/7/2020 4:39:32 PM completeness, accuracy, or reliability of the content represented. 0.0 0.0 Miles 2,400 0 Legend 1: Notes Scale Addresses Subdivisions Tax Parcels Recorded Dimensions PLSS Township and Range PLSS Sections PLSS Quarter Sections Railroads Major Road System Road System Lakes and Ponds Major Rivers and Streams Rivers and Streams County Boundary Rocky Mountain National Park Incorporated Areas City or Town County State Federal Other 714 West Mountain Ave. Variance Request Explanation This variance request seeks modifications to Fort Collins NCL district standards to allow for the rehabilitation of a historic carriage house, landmarked in Fort Collins, as a functional two car garage. As a note, ‘carriage house’ is used in the historical sense - the structure is an accessory building without habitable space. The plans included in this request have been reviewed and approved by the Landmark Preservation Commission. The following square footage areas will be relevant in reviewing this request: House: Existing House Area: 2,662.2 Accessory: Existing Carriage House: 432* Existing Carport: 594 Proposed Garage Addition: 300 Total Existing Accessory Building Area: 1026 Total Proposed Accessory Building Area: 1326 * includes first floor footprint only - collar ties will be retrofitted in the loft to shore the roof, lowering the entire ceiling to under 7’-6”. The following modifications to standards are requested: ● Exceeding the lot maximum FAR: Per LUC 4.7(D)(2)(a)(2), 2,673.2 square feet are allowable on this 8,366 square foot lot. With the 250 square foot detached accessory bonus applied, floor area is currently 765 square feet over allowable, and is proposed to be 1,065 square feet over allowable. ● Exceeding lot rear half FAR: Per LUC 4.7(D)(3), 1045.75 square feet are allowable in the rear half of the lot. The proposed area would be 280.25 square feet over allowable. ● Exceeding accessory building square footage limitation: Per LUC 4.7(D)(6), accessory buildings without habitable space are limited to 600 square feet in area. The existing building is 426 square feet over allowable, and the proposed building is 726 square feet over allowable. ● Exceeding rear-alley setback: Per LUC 4.7(E)(3), a 5’ setback is required. The existing carriage house has a 0’ setback, and the proposed setback of the addition is 0’-4”. Project Description: The homeowner initially approached this project with the goal of reworking the existing carriage house to allow it to be used as a two-car garage. Although the homeowner had landmarked the property in 2015, to their knowledge the carriage house had been excluded from the designation. This building is 17’-4” wide inside, and has a 15’-6” wide opening, facing South toward the driveway from Mountain, currently closed off by a set of bypassing barn doors. When opened, these doors leave a clear width of 7’-7” on either side. Our initial approach to achieve the desired improvement was to propose a 4’ wide addition to the lower level of the building to widen the garage space to 21’-4”, as well as a new, 16’ overhead garage door opening, slightly shifted to better center in the space. This option would have added a more modest 96 square feet to the building while meeting the homeowner’s needs. This design has been included in the attached plans for reference. Upon finding out that the carriage house had actually been included in the property’s landmark designation, we began working with Historic Preservation staff in preparation for submitting options for review to the LPC. While standards for rehabilitation allow for modifications that enable a compatible contemporary use of a building, significant historic features of the building must be preserved. Construction of a new, separate garage building in the Northwest corner of the lot was an initial recommendation by staff. However, the homeowner desired the simplicity and functionality of having the garage under one roof in one building. We therefore approached the proposal as an addition, that would be reversible, compatible, and would not remove any historically significant features of the carriage house. The two buildings would be connected only by a new, interior doorway between two existing historic windows on the West side of the carriage house. While the garage addition was a central aspect of the proposal brought to the LPC, an equally important one was a request to allow for an overhead garage door to be installed in the South facing barn door opening. While the LPC did approve installation of a garage door in an existing, abandoned, 8’-10” wide opening off the alley, it determined that the front facing barn doors were significant to the building and must be kept. Given the lack of setback from the alley, the new overhead door granted by the LPC will be challenging to maneuver through. As noted, the barn doors leave a narrow clear opening to either side, pressed tight to the side walls of the garage. These doors are large and heavy, and will be difficult for the aging homeowner to move. Power barn door openers exist, but are uncommon and are not installed or serviced by any local vendors. To summarize, required preservation requirements will make the carriage house difficult to use for parking by the aging homeowner, especially for coming and going on a frequent basis. By contrast, the garage addition is lined up close enough to a perpendicular approach from a North-South branch of the alley that it will be significantly easier to maneuver in and out of. This difference is reflected in an aerial view and photograph provided with this explanation. While the homeowner approached the project with the goal of creating a functional two-car garage, this proposal accomplishes two indoor parking spaces, one relatively easy to use, as well as preservation of the carriage house. Justification Criteria 1 – By reason of exceptional physical condition or situation unique to the property, the strict application of the code requirements would result in undue hardship: While the decision to landmark a property could be interpreted as a self-imposed hardship, it is important to acknowledge homeowners that do so for their contribution to the city, and to understand their difficulty in foreseeing the full ramifications of the decision. Given the specific preservation limitations described above, a clear hardship exists for the use of the structure for indoor parking, and the extent of this hardship was not fully knowable for the homeowner until completion of historic design review. By limiting use of the carriage house, as well as possibility of a smaller but more invasive addition, the burden of preserving the carriage house justifies what is a modest request, in the context of the property as a whole, for relief from lot and building floor area limitations to add a 300 square foot garage addition off the carriage house structure. The presence of the carport, and it’s impact on requested floor area variances could also be seen as a self-imposed hardship. However, the carport was built in the 80’s, and the LUC has only classified carports as floor area since 2018. Impact of the carport could not have been foreseeable even at the time of landmark designation in 2015. More importantly, the central rationale for the differentiation of carports as open covered spaces that count as floor area, versus all other open covered spaces that do not count, is their history of being surreptitiously infilled over time to create enclosed garages. In this unique case, although the carport would be accepted as floor area by this variance, any infilling of the structure would require historic preservation approval, which would be out of the question. Given the currently approved addition, it’s virtually impossible that historic preservation staff or the LPC would support what would essentially be a second, much larger and more impactful addition to the front of the building. Classification of the carport, which could never conceivably be enclosed, as floor area just in case it were enclosed, actually imposes a hardship in itself on the homeowner by inflating square footages by 594 square feet to reflect the potentiality of an enclosed section of building that will never exist. The requested setback variance for the garage addition is made necessary by the presence of a large spruce tree to its South. An assessment of the addition in relation to the tree has been conducted (see attached document), and while the outlook is positive for the current location, it can be moved no closer to the tree without risking the tree’s health. The addition has been limited to a 19’-4” interior depth, which is on the shallow side for a garage. Justification Criteria 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: If the carport were treated as a similar open covered space that would not be filled in, and therefore not be counted as floor area, proposed rear floor area would be 314 square feet under allowable. While variances for lot FAR and accessory building size would not be eliminated, they would be reduced to 471 square feet and 132 square feet respectively. Justification Criteria 3 - Proposal will not diverge from the standard except in a nominal, inconsequential way when considered in the context of the neighborhood: Requested variances related to both floor area and setback of the proposed addition would be nominal and inconsequential when considered in the context of the block, alley, and view of the property from Mountain Ave. Multiple structures of similar or greater bulk to the proposed expanded carriage house exist along the alley in its immediate vicinity. These structures include a large rear addition and large three car garage at 119 N. Loomis, a carriage house with extending carport and second floor deck at 116 N. Grant, a carriage house at 704 W. Mountain, a carriage house at 718 W. Mountain, and a carriage house at 128 N. Grant. Considering the massing of the proposed structure, as well as limitation on the carport ever being filled in, it would not feel out of scale in relation to surrounding structures. As viewed from Mountain Ave., the proposed addition would be secondary to the existing construction and would be almost entirely obscured by the spruce to its south. In terms of lot FAR, the proposed increased overage represented by the small garage addition is nominal in relation to the variety lot arrangements, coverages, and structure sizes existing in the vicinity. Lastly, the non-conforming alley setback of the carriage house and proposed addition is consistent with buildings of similar or greater frontage that exist in the majority of lots along the south side of the alley, most of which also have a zero setback. FLOOR PLAN NOTES ',0(16,216$5(72)$&(2)6758&785$/(/(0(17 678'6&21&5(7(:$//6 (7& 127( 6&+('8/($5($6$5(,17(1'(')25(67,0$7,1*385326(621/<$1' 0$<127$&&85$7(/<5()/(&7$&78$/&21',7,216 ,17+(),(/' 7*$5$*(6/$% 7 (1 :02817$,1$9( (;,67,1*7:26725<5(6,'(1&( (;,67,1*&$55,$*( +286( (;,67,1*&$53257 02817$,1$9(18( 50.00' 167.50' 167.50' 50.00' 352326('*$5$*( $'',7,21 $//(< (;,67,1*%/8( 6358&( 5(4 '6,'(6(7%$&. 5(4 '5($5 6(7%$&. 5(4 ')52176% 5(4 '6,'(6(7%$&. 6+2:(6675((7 )257&2//,16&2 '5$:1 &+(&.(' 127)25&216758&7,21 '$7( 127)25&216758&7,21 6&$/(&+(&. A GARAGE FOR: 714 WEST MOUNTAIN AVENUE, FORT COLLINS, 80521 $ 0+-* HANK THODE VARIANCE 1/16" = 1'-0" SITE PLAN 83 83 *$5$*('225 6+2:(6675((7 )257&2//,16&2 '5$:1 &+(&.(' 127)25&216758&7,21 '$7( 127)25&216758&7,21 6&$/(&+(&. A NEW GARAGE FOR: 714 WEST MOUNTAIN AVENUE, FORT COLLINS, 80521 $ 0+-* HANK THODE IDR ADDITION 1/8" = 1'-0" (E) 1F PLAN 1/8" = 1'-0" (N) 1F PLAN Date: 01/13/2020 Subject: Spruce Tree at 714 W Mountain Ave To Whom It May Concern: The purpose of this letter is to discuss the future construction/addition of the barn in the back of the lot at 714 W Mountain Ave, and specifically what effect this will have on the large existing Spruce tree. This tree is important to the homeowner, and following certain guidelines will give the Spruce a high rate of surviving the construction process. The plans show digging up to, but not into the critical root zone of the tree. Impact will only occur on one side of the tree, which means only 25% of the root zone will be somewhat compromised. Roots inside the drip line will be damaged, so the following steps are recommended to ensure the tree has the best chance to overcome the stress. 1) Protect areas that will not be excavated with fencing. This will decrease compaction, and unintended damage within areas that no digging is taking place. 2) Deep root water tree, starting before, during and after construction. This can be done via hose once a month with 150 gallons (process has been explained to homeowner). 3) Root prune tree in areas where root damage is imminent. This allows for less decay and compartmentalization of damage within the root. 4) Treat tree with Cambistat growth regulator. This helps construction damaged trees to develop fine root hairs and overcome stress. Following the above steps should help the tree get through the process in good health. It is reasonable to believe with the added care, the tree can add value to the property for many years to come. Please do not hesitate to contact me with any questions or concerns. Sincerely, Josh Fine Degreed in Arboriculture ISA Certified Arborist 3058 Lake Canal Ct., Fort Collins, Colorado 80524 Tel 970-377-2851 Fax 970-498-8735 Deal with a professional arborist and a reputable company. 116 N. GRANT AVE. ACCESSORY 116 N. GRANT AVE. ACCESSORY 119 N. LOOMIS AVE. ACCESSORY 704 W. MOUNTAIN AVE. ACCESSORY/ 119 N. LOOMIS REAR ADDITION 128 N. GRANT AVE. ACCESSORY 718 W. MOUNTAIN AVE. ACCESSORY ALLEY ACCESS AERIAL ALLEY ACCESS AERIAL BLOCK AERIAL 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 __________________________________________ If not enough room, additional written information may be submitted Zoning Board Members, First, I appreciate your time and consideration with our request. Currently we are wanting to build a new house on our lot to replace house currently in place, and demo the garage that was built illegally before we bought the house and rebuild a legal garage on the back alley. The house on the lot now, the house directly across the street, and the house behind us are built over the street-side setbacks and have been there since the 1930s. In addition, the house directly next to us is built well over current setbacks for the front of the house. As for the garage, both the houses directly east and west of me have garages that are built in the current setback. For our proposal, we will actually be pushing the house back off of the front setback to 10 feet instead of the current 4 feet, and moving to 8 feet off of the street-side instead of the current 5 feet from the current house placement. For the garage, we will meet both neighboring side and alley setbacks and only nominally imposing on the street-side setback by a little over 2 feet, which is well within the setbacks of the garages on either side (east and west) of us currently. In addition to the setbacks, we are asking for an increase in the height allowance for the area. Currently the requirement is 28’. We are asking for an increase to 33’. There are a couple houses that have been built new in the neighborhood that are 2 stories. These houses will likely become the norm as the area starts to develop. We are building our house with a modern farmhouse / craftsman feel and in order to have the roof pitch stay concurrent with the style we would like to have a couple extra feet to work with. In the context of the neighborhood we would actually be improving current setbacks both of existing house/garage and comparatively to the surrounding houses/garages. In addition we are doing our best to remedy the garage that was illegally built before we bought the property, by tearing it down and building it right and with the cities approval. As far as the height requirement / style there is currently a house on 3rd street in the same style and there are 2 other houses being built in the neighborhood that are 2 stories and will likely be the norm as the area develops. We hope that you will consider this under the justification of nominal and inconsequential. In order to build our dream home and garage design we need a little more width than the current street side and front setbacks, and height will allow. Also to have a big enough back yard for our 3 dogs and future children we would back up the house from its current location and stay in contextual setback, but not the full 20' as that wouldn't allow us much of a backyard at all. Again, we certainly appreciate you for your time and consideration. Thank you! 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College Avenue Fort Collins, CO 80524 RE: Variance Request for 819 Locust Court To Whom It May Concern: On behalf of my client, Laurie Rogers, I am requesting a variance to Sections 4.7(E)(2) and 4.7(E)(4) of the Fort Collins Land Use Code, which state that the minimum front yard setback shall be fifteen (15) feet and the minimum side yard width shall be fifteen (15) feet on the street side of any corner lot. She’s proposing to construct a 280 SF one-story office/shop addition to the east of her existing attached garage at 819 Locust Court, which would require a variance to allow the addition to extend 4’-0” into the required 15’ front and side yard setbacks at the area of the corner radius, for a total of 17 SF or floor area within the required setbacks. The project goal is to create an area to be used as a wood shop for personal use, which could be converted to an office in the future if desired. As a result, connection to both the existing garage and the main house are critical to the function of the proposed space. The existing space west of the garage is a finished bedroom, so expanding to the west for the proposed shop would not provide the required connection to the garage. A smaller footprint for the proposed shop that would keep the addition outside of the setbacks was explored, but the significant reduction in size would make the area too small to be functional as a wood shop. There is an existing 11’ utility easement at the east & south sides of the property which the proposed addition would not encroach into. I believe the abnormally large radius of 35’ at the Southeast corner of the lot (at the intersection of Locust Street & Locust Court) creates a unique hardship- the other corner radii within the area are 20’ or less. I also believe the proposed addition would not diverge from the standards of the Land Use Code except in a nominal, inconsequential way when considered in the context of the neighborhood for many reasons. First of all, the proposed addition results in only 17 SF of area within the required setbacks. Secondly, a variance would not be required if the corner radius on the lot was 20’ (the largest corner radius of the neighboring properties). Additionally, the proposed addition has a low profile, as it’s a 1-story addition. Even with the City of Fort Collins Zoning Board of Appeals February 11, 2020 Page 2 proposed addition, we’re still within the total allowable square footage for the lot (2,876 SF proposed vs. 2,916 SF allowed). Thank—you for your consideration. Sincerely, Heidi Shuff Studio S Architecture, LLC Phone: 970.231.1040 e-mail: heidi@studio-s-arch.com )5217<$5' 6(7%$&. 5($5<$5' 6(7%$&. 6,'( <$5' 6(7 %$&. 675((7 6(7%$&. 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HANK THODE A GARAGE FOR: 714 WEST MOUNTAIN AVENUE, FORT COLLINS, 80521 A3.0 VARIANCE 1 (/(9$7,216 &KHFNHU $XWKRU KEYNOTES EXTERIOR FINISHES EXT. DOOR & WIN. TRIM EXT. ELEVATION NOTES 7\SH0DUN 'HVFULSWLRQ 1/4" = 1'-0" EAST ELEVATION 1/4" = 1'-0" SOUTH ELEVATION 1/4" = 1'-0" WEST ELEVATION 1/4" = 1'-0" NORTH ELEVATION 1/2" = 1'-0" 1 PROPOSED BUILDING SECTION (;&(3772&(17(5/,1(2)32676$1'&2/8016812 '225$1':,1'2:6,=(6$5(81,7',0(16,216528*+23(1,1*6:,//9$5< '(3(1'(1721),1$/0$18)$&785(59(5,)<528*+23(1,1*6,=(6:,7+ 0$18)$&785(5 :$//)5$0,1*72%(#2&+(0),5812 1(::$//[ 1(::$//[812 :$//725(0$,1 :$//72%(5(029(' FRAMING: WINDOW TAG LEGEND: DOOR TAG LEGEND: HEATING/COOLING LEGEND: )25&('$,55(*,67(5 %$6(%2$5'+($7(5 127(+($7,1*&22/,1*6<0%2/6213/$16$5()2535(/,0,1$5< &225',1$7,2121/<$1'$5(127$&203/(7(25),1$/6<67(0/$<287 ( (;,6723* '225+$5':$5( 6(( +$5':$5(6&+('8/( )2547< 6 '22567</( 6(( 67</(/(*(1' :,'7+[+(,*+7 &'% ( (*5(66 ( (;,6723* :+ (: (;,6723*:,'7+ 81,70$7(5,$/ : :22' ) ),%(5*/$66 9 9,1</ :,'7+[+(,*+7 7 7(03(5(' 23(5$7,21 $: $:1,1* 6/ 6/,'(5 6+ +81* '+ '%/+81* 6& &$6(0(17 '& '%/&$6(0(17 ); ),;(' 08 08//('81,7 :6/ (*5 (: 7 %$6(%2$5' +($7(5 ( (;,67,1* 1 1(: 72(.,&. :$// 6 6833/< 5 5(7851 ( (;,67,1* 1 1(: &(,/,1*$%29( ( 6 & (;,67,1* [ :,1'2: (;,67,1* [ :,1'2: (;,67,1* [ *$5$*('22523(1,1* (;,67,1* [ ),//(',123(1,1* (;,67,1*&21&5(7('5,9(:$< (;,67,1*&$53257 83 &$55,$*( +286( (;,67,1*75(( 1(: [ 23(1,1* (;,67,1*:,1'2: 725(0$,1 (;,67,1*:,1'2: 725(0$,1 $ $ 1(: [ '28%/( +81*&/$':22':,1'2: 1(: [ +$/) /,7(),%(5*/$66'225 1(: [ *$5$*('225 ,167$//(',1(;,67,1*23(1,1* 1(: [ 83 *$5$*('225 &$55,$*( +286( *$5$*( 1(:&21&5(7(:$/. (;,67,1*'5,9(:$<725(0$,1 5(+$%,/,7$7((;,67,1* %$51'225+$5':$5( (;,67,1*&$55,$*(:$// (;,67,1*&$55,$*(:$// (;,67,1* [ 6,'(%<6,'( ),//(',1:,1'2:23(1,1*6 /2)7 (;,67,1* [ 6,'(%< 6,'(:,1'2:23(1,1*6 '1 $ $ 1(::22'&$6(0(1732&.(7 5(3/$&(0(176,'(%<6,'( :,1'2:6,1(;,67,1*23(1,1*6 /2)7 1(::22'&$6(0(1732&.(7 5(3/$&(0(176,'(%<6,'( :,1'2:6,1(;,67,1*23(1,1*6 '1 6+2:(6675((7 )257&2//,16&2 NOT FOR CONSTRUCTION ' 5$:1 &+(&.(' '$7( NOT FOR CONSTRUCTION 6&$/(&+(&. HANK THODE A GARAGE FOR: 714 WEST MOUNTAIN AVENUE, FORT COLLINS, 80521 A2.0 VARIANCE 1 3/$1 &KHFNHU $XWKRU KEYNOTES 1/4" = 1'-0" EXISTING 1F PLAN 1/4" = 1'-0" NEW 1F PLAN 1/4" = 1'-0" EXISTING 2F PLAN 1/4" = 1'-0" NEW 2F PLAN