HomeMy WebLinkAbout1/9/2020 - Zoning Board Of Appeals - Supplemental Documents - Jan 2020 Supplemental DocumentsJanuary 7, 2020
Noah Beals
Senior City Planner - Zoning
City of Fort Collins
PO Box 580
Fort Collins, CO 80521
Subject: Opposition to Variances Requested at 1418 Oak Street
Mr. Beals,
Thank you for your notice alerting neighboring property owners about the variances requested at 1418
W. Oak St. and the link for more information on the City's website.
After reviewing the proposed plans for the property, I want to express my opposition. From my
perspective, it doesn't appear that the review criteria can be met with the proposed design.
Not a Hardship
First, I don't see where there is a physical constraint forcing the property owner to build such a massive
structure. There are no "exceptional physical conditions such as narrowness, shallowness, or
topography". The property is wide, deep and flat.
Out of Scale Design
The 2-story proposal is completely out of scale relative to other buildings with this 1400 block of Oak
St/Mountain Avenue. Several garages have been built in recent years, some of which have living space
above the garage. Just a quick walk of the alley shows how these new buildings match the scale of our
neighborhood. By far, the largest of the existing buildings along the alley has eaves about 13 feet high
(according to building plans on file for 1404 W. Oak St.) and has a much smaller footprint. Under the
proposed design, eaves are shown at 18 feet which is much higher than many of the houses in our block
- it's just hard to imagine such a large building in a back yard.
Unclear Use
In addition to the excessive size of the proposed accessory building, I also have concerns about the
future occupancy. Page 2 of the Variance Application written statement from Highcraft Builders states
that the intent of the new space is for a "small art studio". This is confusing since some of the Plan set
titles (A1.0, A1.1 and A1.2) refer to the "Hoehn Carriage House", while all of the other Plans are titled
"Hoehn Accessory Building with Inhabitable Space". The Second Floor Plan which shows a sink and a
bathroom, and configured perfectly for a kitchen, so it could then be used as either an apartment or as
short-term lodging. Just wheel in a few appliances and you're good to go.
Illegal Units in the Existing House
In the Background comments in your report to the Board, you state that the zoning on the property since
1925, when the house was built, has been N-C-L, which appears to be limited to single family housing.
I'm confused by the floor plans, Sheet No's 1 and 2 of the submitted materials, that shows three kitchens
within the existing house. To follow up, an inquiry was made to the Building Department last Friday
about the existence of building permits for kitchen construction and a search found no permits have ever
been issued for a kitchen or creation of a separate apartment. Since no building permit was ever issued
for this past construction, and the zoning historically has not allow more than one kitchen in the main
house, it appears that the development plans submitted for the variance are essentially "grandfathering"
the apartments shown on the plans that were not created legally.
The use of the existing house seems like an issue that should be addressed before any approvals are
given for more development on the property.
Requested Conditions
Should the Board approve habitable space above the garage, restrictions should be placed on the future
use, including the labeling of all plans to show that the space will be used as a small art studio as
intended by the owner. Since the neighborhood is concerned about the possibility of an illegal change of
the space from an art studio to a residence, the Board should require that a document being recorded
against the property prohibiting the installation of a kitchen or cooking devices, and that it may not be
used as a residential unit or a short-term rental.
Sincerely,
Sharon L. Gloss
1419 W. Mountain Avenue
From: JACK COMAN <jackcoman@comcast.net>
Sent: Tuesday, January 7, 2020 1:07 PM
To: Noah Beals <nbeals@fcgov.com>
Subject: Hoehn Garage 1418 Oak Street
Dear Mr. Beals,
My spouse, Diann Patton and I live directly behind the proposed garage proposed for
1418 Oak Street. We live at 1421 W Mountain Ave.
Attached is a letter expressing our concerns for the project. We have also attached a
picture taken from the family room of our home for perspective. As you can see, our
family room picture window will frame the proposed new garage almost perfectly.
While Diann and I are planning to attend the meeting, we would ask that you be kind
enough to forward our letter (and picture) to the appropriate members of The Zoning
Board of Appeals to insure they have the time to review our specific concerns.
Thank you for your help.
Sincerely,
John M Coman