HomeMy WebLinkAbout1/9/2020 - Zoning Board Of Appeals - Summary Agenda - Jan 2020 Summary AgendaRalph Shields, Chair
Shelley LaMastra, Vice Chair
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
JANUARY 9, 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 ZBA190049
Address: 710 W. Mulberry Street
Owner/Petitioner: Jesse Struckhoff
Zoning District: N-C-M
Code Section: 4.8(E)(3)
Project Description:
The variance request is to allow an attached carport to encroach 14.5 feet into the required 15 foot rear-
yard setback.
2. APPEAL ZBA190050
Address: 224 W. Harmony Road
Owner: Moreland Properties LLC
Petitioner: Mark Bruder, Schlosser Signs
Zoning District: C-G
Code Section: 3.8.7.2 (G) Table (G)(2)
Project Description:
This is a variance request to install a 12 foot tall free-standing sign encroaching 11 feet into the required
15 foot setback from the public right-of-way.
ZONING BOARD OF APPEALS
AGENDA
Zoning Board of Appeals Page 2 January 9, 2020
3. APPEAL ZBA190051
Address: 1418 West Oak Street
Owner: Barbara Hoehn
Petitioner: Jeff Gains, HighCraft Builders
Zoning District: N-C-L
Code Section: 4.7(D)(2)(a)3.; 4.7(F)(1)(e),
Project Description:
This is a request to build an accessory structure that will include both a garage and habitable space and
requires two variances. The first variance is to allow an additional 503 sq ft of floor area to the lot when
the maximum floor area allowance is 4,525 sq ft. The second variance is to allow a 2-story accessory
structure when only a 1 1/2 story is permitted. Code requires 40% of the floor area of the "2nd story"
should have a ceiling height of less than 5 feet. This proposal would have 0% under 5 feet.
4. APPEAL ZBA190052
Address: 132 Bryan Avenue
Owner: Holly E Field Trust
Petitioner: Holly Field
Zoning District: N-C-L
Code Section: 4.7(E)(2)
Project Description:
The variance request is to allow a covered porch to encroach 2 feet into the required 15 foot front yard
setback.
• OTHER BUSINESS
• ADJOURNMENT
Dear FC Zoning Department,
Thank you in advance for taking the time to review my variance request. The purpose for my request is
to see zoning approval to build a carport of the north end of my property. The lot on which my house
was build was a divided lot. The front of my house faces Mulberry. There is a garage on the mulberry
side that is shared via common wall with my neighbor to the east. In addition, the driveway off of
mulberry is shared. Therefore, the primary ingress and egress from my home is from the north in which
I have a concrete driveway on the north end of house which continues to the west end along the alley.
As part of a larger home renovation I plan to begin in spring 2020, I would like to add a car port along
the north side of my house. The car part will effectively cover 30 ft. of the driveway and create
sheltered parking and outside area. The challenge is the property line to the north is only 1’8” from the
edge of the driveway. Therefore, if I add a carport, the support posts would be approx. 2 ft. from the
fence line. However, this would be in line with an existing shop structure that is connected to the
shared garage.
Due to the unique split lot situation, I do not have an alternative location in which to locate the car port.
Aesthetically, the car port would not be seen from the front facing (Mulberry) side. Allowing this
variance would make the driveway much more usable with no impact to adjoining properties. As a side
note, the adjoining property already has several outbuildings directly against the fence.
I have reviewed the concept with the building department and discussed the requirement to use fire
rated materials due to lot line proximity.
Again, Thank you for reviewing the variance request and please let me know if I can provide additional
information.
Thank you,
Jesse Struckhoff
710 W Mulberry St.,
Fort Collins, CO 80521
jessestruckhoff@gmail.com
2-STORY METAL BUILDING
W/ ADD-ONS
APPROX. 31,553 S.F.
FINISHED FLOOR = 5045.9
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100 LF ~ 6" PVC
CURB CORP STOP
STOP
175 LF~TYPE ~ 1 1/2"
TYPE 'K' COPPER
1-1/2"
METER
19 LF ~ 6" DIP
This unofficial copy was downloaded on Oct-09-2019 from the City of Fort Collins Public Records Website: http:/citydocs.fcgov.com
For additional information or an official copy, please contact Engineering Office 281 North College Fort Collins, CO 80521 USA
This unofficial copy was downloaded on Oct-09-2019 from the City of Fort Collins Public Records Website: http:/citydocs.fcgov.com
For additional information or an official copy, please contact Engineering Office 281 North College Fort Collins, CO 80521 USA
Right-of-Way
Property Line
This unofficial copy was downloaded on Oct-09-2019 from the City of Fort Collins Public Records Website: http:/citydocs.fcgov.com
For additional information or an official copy, please contact Engineering Office 281 North College Fort Collins, CO 80521 USA
1418 West Oak St. Variance Request Explanation
This variance request seeks the following modifications to Fort Collins NCL district standards for
a proposed accessory building with habitable space:
● Exceeding the lot maximum FAR:
Per LUC 4.7(D)(3), 4,275 square feet are allowable on this 14,250 square foot
lot. The existing two story principal building is 4,428 square feet. The floor area
of the proposed accessory is 600 square feet, resulting in an excess floor area of
503 square feet on the lot (after 250 square foot detached accessory reduction).
● Exceeding the one and one-half (1.5) story height limitation for accessory buildings:
Per LUC 4.7(F)(1)(e), and several other references in the NCL requirements,
accessory buildings are limited to 1.5 stories in height. The LUC defines a half
story as follows:
“Story, half shall mean a space under a sloping roof which has the line of
intersection of the roof and wall face not more than three (3) feet above the floor
level, and in which space the possible floor area with head room of five (5) feet or
less occupies at least forty (40) percent of the total floor area of the story directly
beneath.”
The proposed structure has an intersection of roof and wall face at 7’-5 3/4”
above floor level, and useable upper floor area of 360 square feet, excluding the
stairway, which equates to 60 percent of the area of the story beneath. Likewise,
unusable stairway space (90 square feet) and outdoor roof deck space (150
square feet) together constitute 40 percent of the area of the story beneath.
Project Description:
The homeowner would like to build a new, detached garage in the rear portion of the property to
replace the property’s original 1925 garage. A 210 square foot carport attached to the garage
was demolished in 1980, and the 465 square foot garage was demolished in 2019. Plans
developed for this replacement structure provide for a two car garage space, as well as an
interior stairway accessing a small art studio space and adjoining roof deck at the upper level.
While the LUC allows space with ceiling height under 7’-6” to be added above accessory
buildings without contributing to FAR, the LUC generally assumes that the design will
incorporate some form of a high slope roof with dormers.
In this case, the homeowner wishes to create a space of this type above the garage, equivalent
to what might generally be allowed by the code, but to do so in a way that compliments and ties
in with the property’s unique 1924 Mediterranean Revival home. This home consists of a
stuccoed, two story volume, with a low slope hipped roof. The proposed accessory design
features a similar straightforward form, with a low slope hipped roof set above a short upper
floor. As described, the proposed useable area of 360 square feet for this upper floor is
equivalent to the ratio of high ceiling space allowed by the LUC half story standard.
A 90 square foot indoor stairway adds both to this upper floor space and to the first floor area.
While this stair access could be placed on the outside of the building and not contribute to its
floor area or interior size, doing so would create a safety issue for the aging homeowner and
would be incongruent with the simplicity of the building and goal of the LUC to shield upper level
entrance accesses from neighboring properties.
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:
Strict application of the lot FAR standard would preclude construction of a new detached
accessory building on this lot due to the size of the 1924 principal building in relation to current
code standards.
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:
The general purpose of the half story requirement for an accessory building is to limit its height
and massing to a scale that is appropriate for rear lot density, prevents looming over
neighboring yards, and establishes a clear subordinance to the principal building. Unusually
large lot size, resulting openness of the rear half of the lot, generous proposed setbacks,
proposed building form, and size of the principal building all contribute to this proposal
promoting the general purpose of the 1.5 story standard:
● This double-lot is unusually large for the district in having a width of 75 feet, and area of
14,250 square feet. With the existing house situated almost entirely in the front half of
the lot, the rear lot density resulting from this accessory would be well below the 25
percent maximum in the NCL district at about 12 percent.
● The proposed accessory would be set back 12’ from the west side lot line, 26.5’ from the
east side lot line, and 24.5’ from the alley. These generous setbacks bring eave heights
within the requirements outlined in 4.7(F)(2)(b) to prevent looming. Likewise, the 21’-1”
ridge height of the proposed accessory is within the 24’ limit outlined in 4.7(F)(2)(b). An
illustration has been attached with this request depicting the massing of the proposed
design in relation to an envelope starting at a 13’ wall height (3’ above second floor
height), and continuing to a peak at 24’. In pared down form, this envelope represents
the allowable massing described for this building by the half story requirement.
Considering the volume carved out by the proposed roof deck and the fact that the LUC
has allowance for additional raised dormers that could add to the depicted envelope, this
illustration demonstrates that the proposed structure is of equivalent or lesser bulk than
one meeting the half story requirement.
● The majority of upper level glazing faces the house (south elevation) and roof deck
towards the lot interior (west elevation). Minimal glazing faces the west abutting lot, and
the larger of these windows is located high above the stair as depicted in Building
Section 1/Sheet A1.2. In general, the proposal minimizes glazing facing abutting
properties in a manner consistent with a design meeting the goals of 4.7(F)(3)(c)(2).
● The principal building has a floor plate of 2,214 square feet on each story, and total area
of 4,428, making it unusual for its size. As noted, the proposed accessory would have a
first floor area of 600 square feet, and upper level area of 450 square feet (including
stairway). A clear size hierarchy would exist between structures.
Justification Criteria 3 - Proposal will not diverge from the standard except in a nominal,
inconsequential way when considered in the context of the neighborhood:
While the existing principal building is unusually large in floor area, it is compact in form and
generally positioned within the front half of the lot. As noted, the rear of the lot would be well
within density requirements, and given the large size of the lot and relatively low lot coverage
that would result from both buildings, it is unlikely that the proposed increase in lot FAR would
feel inconsistent with the surrounding neighborhood.
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SHEET NO.
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2429 Stonecrest Drive
Fort Collins, Colorado 80521
970 | 412 | 3049
tomkalert@gmail.com
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DATE
SHEET NO.
Z h^ K&KhD Ed^͗ d, / ^E ^/'E/EKZWKZd , Z KE͕^E/E^dZhD EdK&WZK& ^^/KE>^ Zs/ ͕/^d, WZKW ZdzK&
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2429 Stonecrest Drive
Fort Collins, Colorado 80521
970 | 412 | 3049
tomkalert@gmail.com
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71 LF ~ 6" PVC
100 LF ~
6" PVC
90° BEND W/
THRUST BLOCK
30 LF ~ 6" PVC DR18
6" SEWER
SERVICE
6" SEWER
SERVICE
115 LF ~ 6" PVC
BIKE RACK (4)
15' U.E.
15' U.E.
EXIST. 5' PERMANENT
UTILITY ESMT. REC.
NO. 20120033214
20' EMERGENCY
ACCESS ESMT.
6" GV
5 LF~6" DIP
8'
3'
RELOCATED
PRIVATE FIRE
HYDRANT
EX. STORM INLET
TO BE REPLACED
WITH 4' Ø MANHOLE
INV. OUT SW (12") = 5036.89
RELOCATE EX.
"BUS STOP" SIGN
EX. STORM MANHOLE
INV. IN NE (12") = 5035.96
INV. IN NW (6") = 5037.3±
INV. OUT SW = 5032.51
EX. SAN. MANHOLE
INV. OUT N = 5031.41
EX. SAN. MANHOLE
INV. IN S = 5031.18
INV. IN E = 5031.20
INV. OUT N = 5031.03
EX. SAN. MANHOLE
INV. IN S = 5031.00
INV. OUT NW = 5030.90
6" SERVICE
INV. = 5031.27±
VEHICLE STORAGE
CUSTOMER
EMPLOYEE EMPLOYEE
VEHICLE DISPLAY
CUSTOMER
4"Ø X 30" H, PIPE BOLLARDS,
FILL WITH CONC. CAP AND
PAINT, TYP. INSTALL @ 6' 0.C.
4" PVC STORM
DRAIN CLEANOUT
4" PVC STORM
DRAIN CLEANOUT
2' WIDE
CURB-CUT
2' WIDE
CURB-CUT
4" PVC STORM
DRAIN CLEANOUT
4" PVC PERFORATED
UNDERDRAIN
@ 0.25% SLOPE
4" PVC
STORM DRAIN
CLEANOUT
4" PVC PERFORATED
UNDERDRAIN
@ 0.25% SLOPE
20' EMERGENCY
ACCESS ESMT.
20' EMERGENCY
ACCESS ESMT.
15' DRAINAGE
15' DRAINAGE ESMT.
ESMT.
15' DRAINAGE
ESMT.
4" PVC PERFORATED
UNDERDRAIN @
0.25% SLOPE
CONNECT TO
EXIST. 8"
WATERLINE
WITH WET TAP
4" PVC PERFORATED
UNDERDRAIN @
0.25% SLOPE
N 1434390.80
E 3116578.59
N 1434389.41
E 3117002.13
N 1433912.65
E 3116980.38
N 1433909.92
E 3116607.92
N 1434133.98
E 3116612.20
N 1434133.98
E 3116607.20
N 1434215.26
E 3116608.75
N 1434215.35
E 3116603.75
6" CLEAN-OUT
N 1434336.00
E 3116767.37 6" CLEAN-OUT
N 1434336.00
E 3116838.16
6" CLEAN-OUT
N 1434336.00
E 3116938.16
10'
(ASPHALT PARKING LOT)
20' W.L. ESMT.
15' U.E.
100'
(ASPHALT PARKING LOT)
(ASPHALT PARKING LOT)
EXIST. GRAVEL
DRIVEWAY / PARKING
TO REMAIN
LOT 2
EXIST. BLDG.
TO REMAIN
EXIST. BLDG.
TO REMAIN
EXIST. WALL
EXIST.
LOADING DOCK
EXIST.
FENCE
EXIST.
RAILROAD
TRACKS
EXIST.
CONC.
EXIST. GATE.
EXIST. CONC.
CURB CUT
EXIST.
CONC. WALK
NEW MERCER DITCH CO.
LARKBOROUGH SUBDIVISION
TRACT G
LOT 1
15' U.E.
EXIST. WALK
EXIST. FIRE HYDRANT LINE TO BE
REMOVED TO PROPOSED BEND.
Feet
0 30 60
PROPERTY LINE
LOT / TRACT LINE
LEGEND:
S S
W W
EXISTING SANITARY LINE W/ MH
EXISTING STORM LINE W/ MH
EXISTING WATER LINE
EXISTING STORM AREA INLET
EXISTING FIRE HYDRANT
EXISTING WATER VALVE
EXISTING STORM TYPE 'R' INLET
RIGHT-OF-WAY
E E EXISTING ELECTRIC LINE
G G EXISTING GAS LINE
X X EXISTING FENCE LINE
5530 PROPOSED CONTOUR
EXISTING CONTOUR
S S PROPOSED SANITARY SEWER W/ MH
PROPOSED STREET SIGN
PROPOSED STORM SEWER W/ MH
W W PROPOSED WATER LINE
PROPOSED FIRE HYDRANT
CTV EXISTING CATV LINE
CENTERLINE
EXISTING CONCRETE
PROPOSED EASEMENT LINE
EXISTING EASEMENT LINE
PROPOSED WATER VALVE
PROPOSED WATER FITTINGS
4
5
PROPOSED TYPE 'R' INLET
EXISTING RIGHT-OF-WAY
PROPOSED STREET LIGHT
D
S
COM COM EXISTING COMMUNICATION LINE
PROPOSED LANDSCAPE
PROPOSED ASPHALT
PROPOSED CONCRETE
U.E. UTILITY EASEMENT
ESMT. EASEMENT
R.O.W. RIGHT-OF-WAY
PROPOSED RED LANDSCAPE
EXISTING RED CONCRETE
SIDEWALK REPAIR NOTE:
ANY DAMAGED CURB, GUTTER AND SIDEWALK EXISTING PRIOR TO CONSTRUCTION, AS WELL AS
STREETS, SIDEWALKS, CURBS AND GUTTERS, DESTROYED, DAMAGED OR REMOVED DUE TO
CONSTRUCTION OF THIS PROJECT, SHALL BE REPLACED OR RESTORED TO CITY OF FORT
COLLINS STANDARDS AT THE DEVELOPER'S EXPENSE PRIOR TO THE ACCEPTANCE OF
COMPLETED IMPROVEMENTS AND/OR PRIOR TO THE ISSUANCE OF THE FIRST CERTIFICATE OF
OCCUPANCY.
BENCHMARK:
PROJECT DATUM: NAVD88
BENCHMARK #15-94, AN ALLOY CAP LOCATED ON THE RIM OF AN ELECTRIC
MANHOLE ON THE NORTH SIDE OF HARMONY ROAD, APPROXIMATELY 50'
EAST OF THE SOUTH 1/4 CORNER OF SECTION 35.
ELEVATION = 5054.79
BENCHMARK #48-01, APPROXIMATELY 1/2 SOUTH OF HORSETOOTH ROAD,
WEST OF COLLEGE AVENUE AT THE ENTRANCE OF BARNES AND NOBLE
BOOKSTORE, IN THE NORTHEAST CORNER OF THEIR PARKING LOT, ON A
CONCRETE CURB.
ELEVATION = 5036.76
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM.
SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED FOR
THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE
FOLLOWING EQUATION SHOULD BE USED:
NGVD29 UNADJUSTED = NAVD88 - 3.19'
STREET CUT NOTE:
LIMITS OF STREET CUT ARE APPROXIMATE. FINAL LIMITS ARE TO BE DETERMINED IN THE FIELD BY
THE CITY ENGINEERING INSPECTOR. ALL REPAIRS TO BE IN ACCORDANCE WITH CITY STREET
REPAIR STANDARDS.
DATE
SHEETS SHEET
JOB NO.
DSG
CHK
# DATE
DRN
REVISION DESCRIPTION
ACTION CIVIL ENGINEERING
11600 WHOOPING CRANE DRIVE
PARKER, CO 80134 720.260.0433
tdenning@actioncivileng.com
20
SCALE
Know what's below.
Call before you dig.
R
CITY OF FORT COLLINS, COLORADO
UTILITY PLAN APPROVAL
APPROVED: ____________________________________ _____________
CITY ENGINEER DATE
CHECKED BY: __________________________________ ______________
WATER & WASTE WATER UTILITY DATE
CHECKED BY: __________________________________ ______________
STORMWATER UTILITY DATE
CHECKED BY: __________________________________ _____________
PARKS & RECREATION DATE
CHECKED BY: __________________________________ _____________
TRAFFIC ENGINEER DATE
CHECKED BY: __________________________________ _____________
ENVIRONMENTAL PLANNER DATE
FORT COLLINS JEEP
OVERALL UTILITY PLAN
TWD
4/27/2018
---
TWD
16-018
C-7
NOTE:
RUN NEW COMMUNICATIONS WIRE TO BUILDING
PROPOSED SIGN
LOCATION
ORIGINAL PERMITED
LOCATION
Property Line
Existing Right-of-Way