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Home My WebLink About2/13/2020 - Zoning Board Of Appeals - Agenda - Feb 2020 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 FEBRUARY 13, 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 ZBA200001 Address: 616 West Street Owner: Susan Opdahl Petitioner: Casey Opdahl Zoning District: N-C-M Code Section: 4.8(E)(2), 4.8(F)(1)(c) Project Description: This a request for a proposed 600 square foot detached garage to be placed 22 feet in front of the primary structure. The required placement of an accessory structure is 10 feet behind the primary building. 2. APPEAL ZBA200002 Address: 1800 W. Mountain Ave. Owner/Petitioner: Justine Reed Zoning District: N-C-L Code Section: 4.7.D(2)(a)1.; 4.7.D(3); 4.7.E(3); and 4.7.E(4) Project Description: The request is for a variance to construct an attached 240 square foot garage to the existing single family home. The proposed garage encroaches 3.6 inches into the 15 foot side setback on Frey; and 1.1 feet into the 15 foot rear setback. Additionally, the property exceeds the overall allowable floor area of 1859 square feet by 16 square feet, the entire proposed garage would be an increase over the allowable floor area, as well as exceeding the rear half allowable square footage of 581 square feet f by 488 square feet. ZONING BOARD OF APPEALS AGENDA Zoning Board of Appeals Page 2 February 13, 2020 3. APPEAL ZBA200003 Address: 1233 Zinnia Way Owner: Andy Gordon Petitioner: Zak George Landscaping Zoning District: R-L Code Section: 4.4(D)(2)(c) Project Description: The request is for a variance for a rear deck encroaching 4 feet 4 inches into the required 15 foot rear- yard setback. 4. APPEAL ZBA200004 Address: 120 Buckeye St. Owner: Mike & Nora Carolan Petitioner: Bill Fraser Zoning District: N-C-L Code Section: 4.7.(D)(3) and 4.7.E(3) Project Description: This is a request for a variance to re-build and expand an existing attached garage. The new garage addition will be 648 square feet and encroach 7 feet into the rear-yard setback and exceed the allowable floor area in the rear half by 446 square feet. The maximum floor area is 1312 square feet. 5. APPEAL ZBA200005 Address: 926 W. Mulberry St. Owner: Stephanie Scott Petitioner: Anthony Baietti Zoning District: N-C-L Code Section: 4.7.E(4) Project Description: This request is for a variance to build a porch encroaching approximately 3 feet into the required 15 foot street-side setback. 6. APPEAL ZBA200006 Address: 1214 Mountain Home Dr. Owner: Gerald & Amy Esch Petitioner: John Baker Zoning District: U-E Code Section: 3.5.2(F) Project Description: This is a request for the garage to be forward of the front façade of the living area by 8 feet. The code requires street-facing garage doors to be recessed behind either the front façade of the ground floor living area or a covered front porch by at least 4 feet. • OTHER BUSINESS • ADJOURNMENT Ralph Shields, Chair Shelley La Mastra, 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 JANUARY 9, 2020 8:30 AM • CALL TO ORDER and ROLL CALL PRESENT: La Mastra, Shuff, Meyer, McCoy, Stockover, Lawton, and Shields ABSENT: None • APPROVAL OF MINUTES FROM PREVIOUS MEETING Stockover made a motion, seconded by LaMastra to approve the December 12, 2019 meeting minutes. The motion was adopted unanimously. • CITIZEN PARTICIPATION (Items Not on the Agenda) None. • APPEALS FOR VARIANCE TO THE LAND USE CODE 1. APPEAL ZBA190049 – APPROVED WITH CONDITIONS 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. Staff Presentation: Beals showed slides relevant to the appeal and discussed the variance request, noting the north property line is the rear yard setback which is required to be 15 feet. He stated the request is to build ZONING BOARD OF APPEALS MEETING MINUTES Zoning Board of Appeals Page 2 January 9, 2020 a carport over an existing driveway that would extend the full length of the house and encroach 14.5 feet into the 15-foot setback. He noted an existing accessory structure exists. Shields asked if it is known when the accessory garage structure was built. Beals replied in the negative. Applicant Presentation: Jesse Struckhoff, 710 W Mulberry Street, stated there is a common wall shared with the neighbor to the east in the accessory garage building. He noted the house is 14 feet, 8 inches off the property line and stated there are not a lot of options with such a small lot. Lawton asked if there are two garage entrances in the existing accessory structure. Mr. Struckhoff replied in the affirmative and stated he has access to a one-car garage off Mulberry and his neighbor to the east has access to the other part. He stated the raised floor of the building makes it impossible to drive into. Stockover asked if the elevation of any part of the building is changing as part of Mr. Struckhoff's remodel. Mr. Struckhoff replied in the negative and stated the building footprint and height will remain the same. Shields asked Mr. Struckhoff if he knew when the accessory structure was built. Mr. Struckhoff replied the house was built in 1933 and he was unsure if the structure was built then or later. Stockover asked Mr. Struckhoff if he has talked to his neighbor across the fence. Mr. Struckhoff replied in the affirmative and stated the neighbor is not opposed. He noted he will be replacing the shared fence as part of his remodel and stated the neighbor will not be able to see the carport structure. Lawton asked if the carport is only coverage for a car. Mr. Struckhoff replied in the affirmative. Stockover asked if the carport will be enclosed parallel to the fence. Mr. Struckhoff replied it will be open and the new fence will be about 6 feet high. Audience Participation: None. Board Discussion: Stockover stated the proposed carport is excessive, long, and right up against the fence; however, it does seem relatively minor in his opinion and the affected neighbor does not mind. He stated the roof of the house will be more visible than the roof of the carport. Lawton commented on the fact that this is on the north side of the property noting there will be significant amounts of snow on the carport's roof for some time; therefore, abatement for runoff will be important. He suggested there could be other parking capabilities in the shared garage and stated doing this for convenience does not seem to be enough of a reason to grant a variance. Shuff stated the lot does provide a hardship; however, he expressed concern about the proposed close distance to the property line. He agreed the visibility of the structure will be limited but expressed concern about setting a precedent with the large exception to the setback. Stockover stated each variance request stands on its own and noted there is already an existing non- conforming setback. LaMastra asked about the existing garage floor elevation issue. Mr. Struckhoff replied the original floor was wood, but it is now concrete. The door opening is about 7 feet wide and is too small to fit a modern vehicle. He also noted all materials used would be fire rated per building codes. Shields stated the proposal is low impact in the context of the neighboring property, though it is closer to the property line that he would prefer. Meyer stated the small lot size does provide a hardship; however, there is already a garage/shop on the property and he is not convinced it cannot be transformed into a functional garage. He also noted the proposed carport is the same width as the shop. McCoy stated this is not objectionable as the garage of the property to the east is right on the property line and the existing structure will block the carport from view of the property to the north, LaMastra stated the lot is obviously very tight which does create a hardship. She also noted converting the existing shop into a garage would create the need for another structure to house the shop items. She stated one could not build another structure on the lot without encroaching into setbacks somewhere. She stated her biggest concern is snow and rain runoff for the adjacent Zoning Board of Appeals Page 3 January 9, 2020 property and stated gutters should be appropriately sized and covered. She stated she would support the request. Stockover agreed with LaMastra regarding gutter needs. LaMastra stated there may need to be 2 drain spouts and a drain pan along the fence. Lawton commented on the applicant's ability to place a carport on the patio area. Stockover stated that would not be an improvement as it would make the entire lot concrete. Boardmember LaMastra made a motion, seconded by Stockover, to approve Appeal ZBA190049 to allow an attached carport to encroach 14.5 feet into the required 15-foot rear yard setback finding that there is a hardship on the lot which would not allow covered parking elsewhere, and that this is nominal an inconsequential in the context of the adjoining lots given their accessory structures that are close to the property line as well, that the variance will further advance the purposes of the Land Use Code, and with conditions that the applicant provide covered, 6-inch gutters and a drain pan running along the sides of the driveway to limit any drainage issues with the adjoining lot. Stockover noted there is also no neighborhood opposition. Yeas: Meyer, LaMastra, Shields, McCoy and Stockover. Nays: Shuff and Lawton. THE MOTION CARRIED. 2. APPEAL ZBA190050 – DENIED 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. Staff Presentation: Beals showed slides relevant to the appeal and discussed the variance request, noting the property has been recently redeveloped as a car dealership. In the development process, there was an original setback, then public right-of-way was placed for a sidewalk and the new property line moved in further. Beals noted a sign permit was approved for the proposed sign to be at this location which would have met the setback prior to the change for the sidewalk. The newly proposed sign is in a different location and its height does not meet setback requirement. Beals discussed the existing permitted signs and provided an illustration of the proposed sign which has a significant base that could be shortened to meet code. Lawton asked what height would be acceptable. Beals replied a 7-foot sign would be acceptable for a sign zero to five feet from the property line. Applicant Presentation: Brian Burn, Schlosser Signs, stated the original location of the sign will no longer work due to the installation of a water control valve and inability to dig in the area. He stated the sign has already been built at a cost of $26,000 and not allowing its installation would be a hardship for the car dealership. LaMastra asked if the water valve was indicated on the plans reviewed by Schlosser Signs. Mr. Burn replied in the negative and stated he was not made aware of the valve until he arrived to install the sign. Shields asked about the material used in the base of the sign. Mr. Burn replied it is 1/8-inch aluminum with 4 by 4 steel tubes on either side. Audience Participation: None. Board Discussion: LaMastra stated she sites signs and utilities should all be on the plans as signs require footings to be dug. She stated the error here seems to be a self-imposed hardship; therefore, she would not support the requested variance. Zoning Board of Appeals Page 4 January 9, 2020 Stockover stated it is obvious the location is a Jeep dealership and the base of the sign could be shortened. LaMastra stated the new location for the sign is better than the original for northbound and southbound traffic. Boardmember Stockover made a motion, seconded by LaMastra, to deny Appeal ZBA190050 for the following reasons: insufficient evidence has been provided to determine that the proposal is not detrimental to the public good, insufficient evidence has been provided to establish a unique hardship to property that would prevent a design to be in compliance with the standard as it appears the sign base can be reduced in height, and insufficient evidence has been provided to show how the proposal supports the standards in a way equal to or better than a complying proposal. Yeas: Meyer, LaMastra, Shuff, Shields, McCoy, Lawton and Stockover. Nays: none. THE MOTION CARRIED. 3. APPEAL ZBA190051 – APPROVED Address: 1418 West Oak Street Owner: Barbara Hoehn Petitioner: Jeff Gaines, 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 square feet of floor area to the lot when the maximum floor area allowance is 4,525 square feet. 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. Staff Presentation: Beals showed slides relevant to the appeal and discussed the variance request and code requirements for the property. He noted the existing primary structure already exceeds the allotted floor area for the lot. He detailed the proposed structure and showed photos of existing accessory structures in the area. Shuff asked about the diagram showing the 12-foot eave height. Beals confirmed the measurement occurs from the intersection of the wall and eave. Beals clarified none of the second story of the proposed building counts as floor area as the ceiling height is less than 7.5 feet. It does count as habitable space, however. Applicant Presentation: Jeff Gaines, HighCraft Builders, stated this structure is intended to replace the previously demolished garage, which was about 465 square feet. He detailed the proposed design of the structure noting it includes an interior stairway. He stated several factors support the proposed 600 square foot footprint of the new structure being nominal and inconsequential in the context of the neighborhood, including the fact that the lot will remain fairly open. He discussed the half-story definition and proposed second story. He stated the overall bulk of the building is equivalent to or less than the half-story envelope especially considering the additional dormers allowed in the zone. Mr. Gaines noted the setbacks around the structure are generous to reduce potential looming and provide buffering. He showed photos of a similar structure in the NCL zone. Barbara Hoehn stated she has lived at this house for 40 years and is making these improvements to modernize the property. She stated her goal is to make the structure match the house with a hip roof rather than a gabled roof. She discussed the history of the house and noted the previous garage was built for Model T's. Lawton asked if the upper level will have facilities and normal plumbing. Ms. Hoehn replied it is to be unfinished and will not be habitable, though there will be a bathroom. Zoning Board of Appeals Page 5 January 9, 2020 Audience Participation: Beals noted the Board did receive three pieces of written communication. Jack Coman stated he lives directly across the alley from this property and he and his wife do have some significant concerns about the proposed structure. He stated he is confused as to what the building actually is. He stated the size of the building is out of character with the neighborhood and there is no need for it to include habitable space. He stated an artist's studio could be built with far less square footage and he expressed concern about the building obliterating his view. Beals stated this is considered an accessory building with habitable space, which means the building has water and/or sewer to it. It is not defined as a dwelling unit, just habitable space for the use of the primary building's owner. A cooking appliance would be required to make the space be considered a dwelling unit, and that would go before a different decision maker. Board Discussion: Shuff stated the floor area ratio of just the house is about 31%, and with the garage would be about 35%. He noted the lot is quite large and a floor area ratio increase may be justified. LaMastra stated the issue of including the additional habitable space is fueling the problem for the 2nd request. She stated the proposed design is better for the neighbors than a structure with a gabled roof that meets code requirements. She stated the 5% increase in floor area is nominal and inconsequential given the size of the lot and large setbacks. Lawton agreed the setbacks are helpful Stockover asked if the owner is renting out rooms in the home. Beals replied multi-family standards come into play when there are more than two dwelling units. He stated there is a question as to the number of dwelling units in the primary building based on the number of kitchens and entrances; therefore, the Chief Building Official has provided a notice of violation to the property owner on that issue. Parking requirements for multi-family would not apply unless the property was reclassified as multi-family; however, this zone district does not allow duplexes, only single-family and a carriage house. Stockover asked if the carriage house could become a short-term rental. Beals replied the property would need to go through the short-term rental licensing process and this zone district only allows primary short-term rentals which means the owner lives on the property, and the structure would need to be permitted for occupancy. He stated the property would be meeting the requirements for short- term rental parking as those requirements are the same as for single-family residences. LaMastra noted the concerns related to the primary residence are outside the purview of the Board. She asked if porte cocheres count as floor area. Beals replied in the affirmative. Mr. Gaines stated his square footage measurement did not include the porte cochere noting it is relatively shallow. Meyer stated this would be an easier decision if the structure were a single-story garage with a hipped roof. However, he expressed concern about the second variance request. LaMastra noted the lot is quite large with massive setbacks. McCoy agreed and stated the first variance seems inconsequential as this is replacing a previously existing structure. He stated he sympathizes with the neighborhood, but the design is good and he would support both variances. LaMastra discussed the proposal as being contextually appropriate for the architecture of the existing home, however, it seems not to be contextually in line with the other existing structures, and it is still 3-feet lower than what is allowed by code if a gabled roof were used. Shields stated this structure is equal to or better than what could be built. Boardmember Shuff made a motion, seconded by McCoy, to approve the first variance to allow an additional 503 square feet of floor area for Appeal ZBA190051 for the following reasons: the variance request is not detrimental to the public good, there was previous accessory building in this location, and the new accessory building will meet the required setbacks; therefore, the variance request will not diverge from the standards but in a nominal and inconsequential way when considered in the context of the neighborhood and will continue to advance the purpose of the Land Use Code as contained in Section 1.2.2. Yeas: Meyer, LaMastra, Shuff, Shields, McCoy, Lawton and Stockover. Nays: none. Zoning Board of Appeals Page 6 January 9, 2020 Shields stated the proposal is equal to or better than a complying proposal from a massing perspective. Shuff agreed but stated properties with multiple variances do place additional stress on adjacent properties. Stockover asked if the Board could condition the approval to ensure the space can never be habitable. VanHall advised against mixing codes as there would be a separate process and decision maker for a short-term rental. Stockover noted that is the main concern of neighbors and stated it would be prudent for the Board to express that it would not recommend the property be allowed to be a short-term rental. Stockover asked if the neighborhood receives notice when a short-term rental is being considered. Beals replied in the negative. Shuff stated the Board cannot make a decision based on whether that would occur in the future. He also stated he does not believe short-term rentals are allowed in this zone. Beals confirmed new short-term rentals are not allowed in this zone district. Boardmember LaMastra made a motion, seconded by Stockover, to approve the second variance request for Appeal ZBA190051 to allow a 2-story accessory structure, finding that the request is equal to or better than a complying plan, as presented and designed, in the context of lot architecture and the block, and that that the overall structure is three feet lower than height than what is allowed by code; therefore the plan promotes the general purpose and standard as a compliant proposal. Yeas: Meyer, LaMastra, Shuff, Shields, McCoy, Lawton and Stockover. Nays: none THE MOTION CARRIED. (**Secretary's Note: The Board took a brief recess at this point in the meeting.) 4. APPEAL ZBA190052 – APPROVED 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. Staff Presentation: Beals showed slides relevant to the appeal and discussed the variance request, noting there is an existing covered stoop. He stated the proposed porch is open on three sides and is completely covered by a roof. Applicant Presentation: Tom Canible, builder for the project, stated the home two doors to the north has a porch with a 2-foot encroachment as well. Audience Participation: Beals stated he received one phone call from real estate agent asking about the request, but he heard nothing further upon providing him with the information. Board Discussion: Shuff stated this is not detrimental to the public good and is inconsequential given contextual setbacks. Boardmember LaMastra made a motion, seconded by Lawton, to approve Appeal ZBA190052 for the following reasons: the variance is not detrimental to public good, the proposed porch is open on three sides, and the public sidewalk is further from the front property line providing additional setback; therefore, the variance request will not diverge from the standards but in a nominal and inconsequential way when considered in the context of the neighborhood and will continue to advance the purpose of the Land Use Code as contained in Section 1.2.2. Yeas: Meyer, LaMastra, Shuff, Shields, McCoy, Lawton and Stockover. Nays: none. THE MOTION CARRIED. Zoning Board of Appeals Page 7 January 9, 2020 • OTHER BUSINESS McCoy made a motion, seconded by Stockover, to nominate Shields as Chair. Yeas: Meyer, LaMastra, Shuff, Shields, McCoy, Lawton and Stockover. Nays: none. THE MOTION CARRIED. Shuff made a motion, seconded by Stockover, to nominate LaMastra as Vice Chair. Yeas: Meyer, LaMastra, Shuff, Shields, McCoy, Lawton and Stockover. Nays: none. THE MOTION CARRIED. • ADJOURNMENT Ralph Shields, Chairperson Noah Beals, Senior City Planner-Zoning Agenda Item 1 Item # 1 - Page 1 STAFF REPORT February 13, 2020 STAFF Noah Beals, Senior City Planner/Zoning PROJECT ZBA200001 PROJECT DESCRIPTION Address: 616 West Street Owner: Susan Opdahl Petitioner: Casey Opdahl Zoning District: N-C-M Code Section: 4.8(E)(2), 4.8(F)(1)(c) Variance Request: This a request for a proposed 600 square foot detached garage to be placed 22 feet in front of the primary structure. The required placement of an accessory structure is 10 feet behind the primary building. COMMENTS: 1. UBackground:U The primary building on this property was constructed in approximately in 1931. This was annexed as part of the Capital Hill annexation. The property abuts a ditch. This ditch has resulted in a unique shaped parcel that is shallow in depth. The primary building was placed on the parcel in where there is the greatest depth. In general, the standards of the N-C-M zone district are to promote and preserve the character of the neighborhood. This neighborhood developed in time when accessory structures for vehicles were less common than present time. As a result, the primary building tends to be the prominent feature along a block face and vehicle doors behind the primary structure or facing an alley. 2. UApplicant’s statement of justification:U See petitioner’s letter. 3. UStaff Conclusion and Findings:U Under Section 2.10.2(H), staff recommends approval and finds that: • The variance is not detrimental to the public good. • The east property line is uniquely defined by the ditch. • The primary structure limits the placement of any accessory structure. • There is not an alley for the garage to access from. Therefore, the variance request may be granted due to a hardship of the lot not caused by the applicant and a strict application of the code results in a practical difficulty upon the applicant. 4. URecommendation: Staff recommends approval of APPEAL ZBA200001. 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 __________________________________________ Casey Opdahl 616 West Street Fort Collins, CO (970) 443-8845 dpoyesac@gmail.com 12th January 2019 The Zoning Board of Appeals City of Ft. Collins Zoning Department City of Ft. Collins To Whom it May Concern, We are seeking a variance to the Land Use Code for the property at 616 West Street in order to build a 20 ft by 30 ft, 600 square-foot garage. The property is zoned Neighborhood Conservation, Medium Density District (NCM), and the specific variances requested involve LUC 4.8(E)(2) regarding front yard setbacks, and LUC 4.8(F)(1)(c) regarding additional front setbacks for accessory buildings. The property at 616 West Street is bounded on the south and east by Arthur Canal, and to the north by the adjoining property. This creates a wide, triangular lot which becomes excessively shallow toward the southern end. This distinctive lot shape and the LUC setback requirements combine to create what we feel is a hardship, unique to this property. We would like to build a garage which meets the following criteria: we would like to maintain a specific front-yard space, currently dedicated to gardens; we would like to maintain a large contiguous space on the south side of the lot to act as a rear yard; we would like to avoid demolition of the currently existing shed on the property; and we would like the garage to be spatially distinct from the other buildings on the property, to avoid an overly ‘clustered’ feeling. There is currently nowhere on the lot that would meet those criteria while avoiding encroaching on the Arthur Canal easement and also meeting Land Use Code requirements. The best candidate location is between the existing shed and West Street. This would place the garage forward of the front of the house and so require a variance with regards to LUC 4.8(F)(1)(c); and to maintain a reasonable distance between the existing shed and the proposed garage we would need to encroach the front setback by 7 feet, placing the garage 8 feet from the current fenceline, necessitating a variance with regards to LUC 4.8(E)(2). (We are assuming the current fenceline is a good approximation of the property line). The northern wall of the garage would be 61 feet from the northern border of the property. The view from 615 West Street, looking east Placing a 20 ft by 30 ft garage 61 feet from the northern edge would place the southern side of the garage at the silver poplars (middle right side of the photo). There would be about 82 feet to the southern corner of the property, and about 22 feet from the corner of the garage to the fire hydrant. (Note the hydrant can be seen at the far right.) The view from 619 West Street, looking east These three clusters of elms and the lilacs will need to be removed. The midpoint of the second and third cluster is a close approximation to 61 feet from the northern edge. The upright stake on the lower right side of the photo indicates a point 28 feet from the front fence line and 61 feet from the northern property edge. This is where the NE corner of the garage will be if the variance is granted. The stake on the left is 35 feet from the front fence, or where a 20 ft deep garage with a proper 15 foot setback would have its north-east corner. This would be much too close to the existing shed; a garage placed here would likely require the shed to be demolished. Allowing the garage to encroach 7 feet into the front setback would give enough room between the buildings (about 15 feet) to avoid an overly ‘clustered’ feeling. Because of the combination of LUC required setbacks and the particular shape of the property, denial of this variance means a detached accessory building is likely impossible. The majority of our neighbors have garage space. We feel this is enough to constitute an undue hardship which is unique to our property. Thank you for considering our request. Sincerely, Casey Opdahl Agenda Item 2 Item # 2 - Page 1 STAFF REPORT February 13, 2020 STAFF Noah Beals, Senior City Planner/Zoning PROJECT ZBA200002 PROJECT DESCRIPTION Address: 1800 W. Mountain Ave. Owner/Petitioner: Justine Reed Zoning District: N-C-L Code Section: 4.7.D(2)(a)1.; 4.7.D(3); 4.7.E(3); and 4.7.E(4) Variance Request: The request is for a variance to construct an attached 240 square foot garage to the existing single-family home. The proposed garage encroaches 3.6 inches into the 15 foot side setback on Frey; and 1.1 feet into the 15 foot rear setback. Additionally, the property exceeds the overall allowable floor area of 1859 square feet by 16 square feet, the entire proposed garage would be an increase over the allowable floor area, as well as exceeding the rear half allowable square footage of 581 square feet by 488 square feet COMMENTS: 1. UBackground:U The property was part of the Frey plat in 1924 and then later annexed into the City in 1967. The primary structure was built approximately in 1910; it is unclear the alterations that have been completed since then. In general, the standards of the N-C-L zone district are to promote and preserve the character of the neighborhood. Setback standards also provide safety and privacy. The property was part of a lot that extended to the alley. In time this original lot was subdivided into two parcels. The primary house, on the north parcel of this subdivision, was built in 1900. 2. UApplicant’s statement of justification:U See petitioner’s letter. 3. UStaff Conclusion and Findings:U Under Section 2.10.2(H), staff recommends approval and finds that: • The variance is not detrimental to the public good. • The property does not have alley access. • The shared property line on the north is only a 5ft setback. • The addition is 1 story and 1 vehicle in size. • The small parcel was created before it was annexed into the City. • The subdivided parcel is shallow in depth. 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 as contained in Section 1.2.2 4. URecommendation: Staff recommends approval of APPEAL ZBA200002. Agenda Item 3 Item # 3 - Page 1 STAFF REPORT February 13, 2020 STAFF Noah Beals, Senior City Planner/Zoning PROJECT ZBA200003 PROJECT DESCRIPTION Address: 1233 Zinnia Way Owner: Andy Gordon Petitioner: Zak George Landscaping Zoning District: R-L Code Section: 4.4(D)(2)(c) Variance Request: The request is for a variance for a rear deck encroaching 4 feet 4 inches into the required 15 foot rear-yard setback. COMMENTS: 1. UBackground:U The property is part of the Lakeview subdivision that was approved in 2004. This subdivision platted 42 new single family detached lots with tracts of open space and private streets. The subject property shares the rear property line with a tract that is dedicated as a utility/drainage easement. This easement prevents other structures from being built on the tract. The tract is extending approximately 100ft to the south property line. In general setback standards are to preserve and promote the character of a neighborhood while also ensuring safety and privacy. 2. UApplicant’s statement of justification:U See petitioner’s letter. 3. UStaff Conclusion and Findings:U Under Section 2.10.2(H), staff recommends approval and finds that: • The variance is not detrimental to the public good. • The rear property line is not shared by another residential lot. • There is over a 100ft space between the proposed deck and a building to the south. 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 as contained in Section 1.2.2. 4. URecommendation: Staff recommends approval of APPEAL ZBA200003. Zoning Variance Request Written Statement We are applying for a zoning variance at the address of 1233 Zinnia Way. Currently there is a 15’ rear setback and the house is constructed at 15’8” off of the rear property line. The rear side (Southside) of the property is adjacent to a green belt/water retention native grass area. The grade in the backyard has a generous slope to the south toward the green belt, which is why a deck is the best solution to accommodate a small 11’x27’ outdoor space. By modifying the 15’ rear setback to 10’ or 8’ it would allow for the homeowner to have a reasonable and functional outdoor space for the family to enjoy. With the adjacent rear green belt and not having any immediate rear neighbors, reducing the set back would be inconsequential when considered in the context of the neighborhood. 1233 ZINNIA WAY Step Step turf Posts For Covered Roof 27' 11' 15' Rear Set Back 5' Side Set Back Deck 6' 15'8" 5' 5' Side Set Back GREEN BELT/RETENTION AREA BACKYARD DECK LAYOUT Edging Setback LINE LEGEND Property Line 10' 0' 5' 10' 20' GRAPHIC SCALE IN FEET NORTH DATE: SCALE: DRAWN BY: JOB NUMBER: SHEET: DRAWING TITLE: REVISION: NOTES: DATE: CHK/BY: OCTOBER 31st, 2019 ZGL 1"=10' 1233 ZINNIA WAY FORT COLLINS, COLORADO 80525 616-292-0037 GORDON RESIDENCE prepared for: H:\zgl.jpg 335 S. SUMMIT VIEW DR FORT COLLINS, CO 80524 LANDSCAPE DESIGN CONSULTATION IRRIGATION AND MAINTENANCE L1 This unofficial copy was downloaded on Oct-24-2019 from the City of Fort Collins Public Records Website: http:/citydocs.fcgov.com For additional information or an official copy, please contact Building and Zoning Office 281 North College Fort Collins, CO 80521 USA From: Fred Rosa <roosa1660@gmail.com> Sent: Saturday, February 1, 2020 8:02 PM To: Noah Beals <nbeals@fcgov.com> Subject: Appeal ZBA200003 Melanie and I are happy to approve of this variation. I have met with the Gordon's and they have explained the issue. There should be no problem, as their nearest backyard neighbors are a city block south, and the view is blocked by trees on city property. Rarely do people go into the retaining pond behind their house (usually kids or dog walkers), and if they do, they are 8 to 10 feet below the grade of the Gordon home, so there is no way this structure will block the view of anything. Our backyards are all extremely small, and we have to be able to make the best use possible with what little yard we do have without annoying the neighbors. There is no way this will affect us, Sincerely, Fred and Melanie Rosa Fredric D. Rosa 2647 Geranium Lane Fort Collins, CO 80525-3662 Agenda Item 4 Item # 4 - Page 1 STAFF REPORT February 13, 2020 STAFF Noah Beals, Senior City Planner/Zoning PROJECT ZBA200004 PROJECT DESCRIPTION Address: 120 Buckeye St. Owner: Mike & Nora Carolan Petitioner: Bill Fraser Zoning District: N-C-L Code Section: 4.7(D)(3) and 4.7(E)(3) Variance Request: This is a request for a variance to re-build and expand an existing attached garage. The new garage addition will be 648 square feet and encroach 7 feet into the rear-yard setback and exceed the allowable floor area in the rear half by 446 square feet. The maximum floor area is 1312 square feet. COMMENTS: 1. UBackground:U This property is part of the LC Moores subdivision that was recorded in 1921. It later annexed into the City in 1925. The primary building originally was constructed in 1923; it is unclear the number of alterations that have occurred since original construction. The property is a corner lot. It fronts onto both Remington Street and Buckeye street. No other residential building fronts onto this portion of Buckeye street. To the west of the property on the other side of the alley is a commercial building and to the south is the CSU Annual Flower Trial Garden. The north property line is shared with another residential lot. The north abutting property fronts onto Remington street. The shared property line between the subject property and the north residential property has two different setback requirements. For the north property it is a 5ft side-yard setback and the subject property it is a 15ft rear-yard setback. The original lot size has remained intact to the present day. Currently there is an existing attached garage that is encroaching the same distance as the proposed addition. In general floor area and setback requirements are to promote and preserve the character of the neighborhood and ensure safety and privacy. 2. UApplicant’s statement of justification:U See petitioner’s letter. 3. UStaff Conclusion and Findings:U Under Section 2.10.2(H), staff recommends approval and finds that: • The variance is not detrimental to the public good. • The lot fronts onto Buckeye Street resulting in a shallow depth. • The proposed floor area does not exceed the allowable floor area for the lot. • The new attached garage extends the length of the existing encroachment 11ft. • The abutting north property is required a 5ft setback. 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 as contained in Section 1.2.2. Agenda Item 4 Item # 4 - Page 2 4. URecommendation: Staff recommends approval of APPEAL ZBA200004. ! "#$% &#$% #$ &# #$ &#$ #$ !#$ #$ &#$ #$" &"# '# 1 , 3 1 , 3 1 , 3 1 , 3 ) , ) , ) , ) , 4 * '#&"#5&6 // /& ,5 !/ ,5&! 3 / / &! 3 / &&&7! 5& 3 4 44> !'!$ 3 4 44> !'!$ "E "E % % &% "E ""E "E &"E &"E &"E % &"E &"E &"E %&E "E "E "E % "E "E "E #$ &#$! # "# # #$ #$% # &#$ # &#$ # "#$ # "#$ # &#$ # &#$ # #$% &#$ #$& #$& "#$" # '#$& # '#$' # #$& %#$& #$ &# #$ #$ "%#$ "#$! &#$" #$& &#$" # &#$" #$& &#$ &#$" "#$&& #$&& %# !#$! &#$ %#$& !#$% "# '%#$&& #$ '#$&E&#$ &%F3 &#$&E"#$" 49?9;G)=8) G)=)G8 = $ -9;9;G 4)H;-=I )3 Agenda Item 5 Item # 5 - Page 1 STAFF REPORT February 13, 2020 STAFF Noah Beals, Senior City Planner/Zoning PROJECT ZBA200005 PROJECT DESCRIPTION Address: 926 W. Mulberry St. Owner: Stephanie Scott Petitioner: Anthony Baietti Zoning District: N-C-L Code Section: 4.7.E(4) Variance Request: This request is for a variance to build a porch encroaching approximately 3 feet into the required 15 foot street- side setback. COMMENTS: 1. UBackground:U The property was platted and annexed as part of the Kenwood heights subdivision in 1924. The original structure was built in 1941. It is unclear the number of alterations that may have occurred since that time. The property is a corner lot and fronts on to both W Mulberry Street and Gordon Street. There is no sidewalk along Gordon street and the property line is at least 11ft behind the back of the curb. Setback requirements are measured from the property line. 2. UApplicant’s statement of justification:U See petitioner’s letter. 3. UStaff Conclusion and Findings:U Under Section 2.10.2(H), staff recommends approval and finds that: • The variance is not detrimental to the public good. • The porch is open on three sides. • There is 11ft of landscape area from the property to the curb. 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 as contained in Section 1.2.2. 4. URecommendation: Staff recommends approval of APPEAL ZBA200005. buildSMART 1414 Catalpa Court Fort Collins, CO 80521 970.308.1525 ANTHONY “Nino” BAIETTI MEMO UREASONING FOR REQUEST FOR VARIANCE FROM THE LAND USE CODE Re. U926 W Mulberry St UFort Collins, CO 80521 January 14, 2020 Zoning Board of Appeals, We respectfully request a variance to extend a new deck, deck roof, and required concrete piers approximately 3’ into the property setback for the reasons stated below. 1 & 3. Hardship & Nominal, inconsequential way: The west side of the existing home, at 926 W Mulberry St, sits back 18’ from the property line, as shown in the provided drawings. The setback on the west side of the home is 15’. The owners would like to replace the existing deck with a new deck of 6’ in depth, resulting in a 3’ encroachment into the setback. In addition, per the provided drawings, the owners would like to have a roof over a portion of the deck where there is to be a new west facing access, and it too is requested to extend approximately 3’ into the setback. As drawn, it would cover about 12’ in length of the deck, and it adds substantially to the aesthetics of the home. There currently exists a deck that wraps around the home that is substantially deeper (10’-12’, see as-built drawings) than the new, requested deck, so we don’t believe that this will raise any objections or concerns with the neighbors. Additionally, the new deck (and house remodel!) will be substantially more appealing than the existing, and will fit nicely into the neighborhood. In closing, the owners have grown accustomed to using the existing deck, and they don’t want to lose that amenity. They have made, and are continuing to make, vast improvements to the property, with the deck buildSMART 1414 Catalpa Court Fort Collins, CO 80521 970.308.1525 ANTHONY “Nino” BAIETTI MEMO and deck roof being part of those improvements, and they hope you will share their vision. Sincerely, On behalf of Stephanie Scott & Kelly Adair Anthony Baietti General Contractor BuildSmart Fort Collins buildSMART 1414 Catalpa Court Fort Collins, CO 80521 970.308.1525 ANTHONY “Nino” BAIETTI MEMO 30'-8" W MULBERRY ST GORDON ST 12'-4" 18'-4" 35'-7" SHEET #: PROJECT: DATE: 4784 SE 17th AVE #111 PORTLAND, OR 97202 (503) 758-2797 fraleycompany.com 01/09/2020 KELLY & STEPHANIE ADAIR 926 W MULBERRY ST FORT COLLINS, CO 80521 A0.0 SITE PLAN 1" = 10'-0" GENERAL NOTES & PRELIMINARY SET: NOT FOR CONSTRUCTION GENERAL NOTES: GENERAL PROJECT SCOPE: REMODEL & ADDITION EXISTING SQ/FT: 1596 NEW SQ/FT: 1928 LOT SIZE: 9640 SQ/FT. ALLOWABLE LOT COVERAGE: 3178 SQ/FT (9640 X .20 + 1000 + 250) TOTAL LOT COVERAGE AFTER REMODEL/ADDITION: 2412 SQ/FT (1928 @house + 484 @garage) REAR HALF OF LOT TOTAL FLOOR AREA: Allowable Floor Area on Rear Half of Lots . The allowable floor area on the rear half of a lot shall not exceed twenty-five (25) percent of the area of the rear fifty (50) percent of the lot. - See 4.7(D)(3) ALLOWABLE REAR HALF OF LOT TOTAL FLOOR AREA: 1205 SQ/FT (9640 X .50 X .25) TOTAL REAR HALF OF LOT COVERAGE AFTER REMODEL/ADDITION: 956 SQ/FT (472 @house + 484 @garage) RECOMMENDED R-VALUES ATTIC: 49 EXTERIOR WALL: 18 FLOOR: 25 CRAWLSPACE: 19 BASEMENT: 11 THIS PROJECT IS DESIGNED UTILIZING THE LATEST EDITION OF THE INTERNATIONAL RESIDENTIAL CODE (IRC). NOTIFY DESIGNER IMMEDIATELY IF ANY DISCREPANCIES ARE FOUND BETWEEN THIS DESIGN AND CODE REQUIREMENTS. ANY ITEM NOT SPECIFICALLY COVERED WITHIN THESE DRAWINGS SHALL MEET THE REQUIREMENTS OF THE IRC ALL EXISTING CONDITIONS HAVE BEEN DOCUMENTED AS SHOWN - NOTIFY DESIGNER IMMEDIATELY OF ANY DISCREPANCIES BETWEEN EXISTING CONDITIONS AND DRAWINGS ALL DIMENSIONS ARE TO FACE OF FINISH SURFACE UNLESS NOTED OTHERWISE ALL WINDOW AND DOOR OPENINGS ARE FINISHED SIZE. CONTRACTOR TO VERIFY ROUGH OPENINGS. THESE PLANS PROVIDE THE IDEAL REPRESENTATION OF THE PROPOSED PROJECT. HOWEVER, THE FINAL PRODUCT MAY VARY IN: METHODS OF CONSTRUCTION, ATTACHMENT, DIMENSIONS WITHIN A TOLERANCE OF PLUS OR MINUS 1”, CONNECTING DETAILS AND/OR SPECIFIC FINISHING DETAILS. THESE PLANS HAVE BEEN LICENSED TO THE CLIENT AND ARE SUBJECT TO THE CONDITIONS ACCEPTED. USE OF ANY PART OF THE PLANS BY ANY PARTY OTHER THAN THE CLIENT, EXCEPT ON LOAN BY THE CUSTOMER TO THIRD PARTIES NECESSARY TO ASSIST THE CLIENT IN USING THE PLANS, IS STRICTLY PROHIBITED. THE PLANS MAY NOT BE RE-USED OR COPIED WITHOUT WRITTEN PERMISSION FROM FRALEY & COMPANY, WHICH RETAINS COPYRIGHTS TO & OWNERSHIP OF THE PLANS. JOBSITE ADDRESS: CONTACT INFORMATION: DESIGNER: FRALEY AND COMPANY (503) 758-2797 BUILDING DEPARTMENT: INSPECTION REQUESTS: SHEET INDEX A0.0 DW 16" SQ TILE OAK 16" SQ TILE VINYL TILE OAK W/D 2'-51 4" 1'-10 1 4" 2'-8" 53 4" DN PRELIMINARY SET: NOT FOR CONSTRUCTION AS-BUILT & DEMOLITION PLAN SCALE: 1/4" = 1'-0" SHEET #: PROJECT: DATE: 4784 SE 17th AVE #111 PORTLAND, OR 97202 (503) 758-2797 fraleycompany.com 01/09/2020 KELLY & STEPHANIE ADAIR 926 W MULBERRY ST FORT COLLINS, CO 80521 A0.1 DEMOLITION PLAN 1/4"=1'-0" AS-BUILT & N LIVING ROOM 8'3-1/4 GUEST BEDROOM FRONT ROOM CLOSET ENTRY CLOSET CLOSET MASTER BATHROOM MASTER BEDROOM GUEST BEDROOM MASTER CLOSET MUDROOM 8'10 KITCHEN 8'2-1/2 UTILITIES TAG DESCRIPTION TEST FOR LEAD & ASBESTOS PER STATE OF COLORADO REQUIREMENTS REMOVE INTERIOR WALL REMOVE EXTERIOR WALL REMOVE DECK & DECK FRAMING REMOVE PORCH COVER 9'-2" 1'-01 2" 13'-5" 61 4" 61 4" 18'-91 2" 12'-31 2" 1'-0" 23'-11 4" 36'-43 4" 2'-0" MIN. R7'-9" 13'-5" 9'-2" 18'-103 4" 7'-3" 6'-0" 6'-91 4" 20'-01 4" PRELIMINARY SET: NOT FOR CONSTRUCTION SHEET #: PROJECT: DATE: 4784 SE 17th AVE #111 PORTLAND, OR 97202 (503) 758-2797 fraleycompany.com 01/09/2020 KELLY & STEPHANIE ADAIR 926 W MULBERRY ST FORT COLLINS, CO 80521 A1.0 ELEVATIONS 1/4"=1'-0" EXTERIOR EXTERIOR ELEVATION - WEST SCALE: 1/4" = 1'-0" EXTERIOR ELEVATION - SOUTH SCALE: 1/4" = 1'-0" TAG DESCRIPTION 4" LAP SIDING, SMOOTH HARDIBOARD CUSTOM ARCHED PORCH FASCIA, PAINT GRADE VERTICAL T&G CEDAR, PAINT GRADE 1X10 PG FASCIA BOARD DECK RAIL TO MATCH RAILING AT GARAGE 1 2 3 4 5 11'-6" 1'-01 2", VFY 13'-5" 18'-103 4" PRELIMINARY SET: NOT FOR CONSTRUCTION SHEET #: PROJECT: DATE: 4784 SE 17th AVE #111 PORTLAND, OR 97202 (503) 758-2797 fraleycompany.com 01/09/2020 KELLY & STEPHANIE ADAIR 926 W MULBERRY ST FORT COLLINS, CO 80521 A1.1 ELEVATIONS 1/4"=1'-0" EXTERIOR EXTERIOR ELEVATION - NORTH SCALE: 1/4" = 1'-0" TAG DESCRIPTION 4" LAP SIDING, SMOOTH HARDIBOARD TRIM DETAIL, PER D/A4.0 VERTICAL T&G CEDAR, PAINT GRADE 1X10 PG FASCIA BOARD 1 2 3 4 1 D3 W4 D A4.1 1 2 3 PORCH ROOF AND DECK UNDERGOING VARIANCE REVIEW; THIS AREA TO BE SUBMITTED UNDER A SEPARATE APPLICATION. DN DN DN 2'-51 4" 5'-0" 2'-0 1 2" 3'-111 4" 7'-23 4" 2'-51 4" 7'-9" 17'-11 2" 15'-0" 2'-91 2" 7'-0" 5'-7" 2'-4" 81 2" 4'-31 2" 2'-71 2" 3'-0" 4" 4'-1" 9'-93 4" 13'-6" 10'-81 4" 8'-6" 4'-3" 4'-3" 6'-5" 6'-101 4" 5'-01 4" 41 2" 6'-0" 3'-31 4" 24'-33 4" 46'-81 2" 2'-93 4" 11'-5" 6'-9" 3'-81 2" 5'-111 2" 5'-51 4" 8'-0" DN DN DN DW LF-XX LF-XX LF-XX LF-XX LF-XX (E) LF-XX LF-XX LF-XX LF-XX S D LF-XX LF-XX S D S D LF-XX LF-XX LF-XX LF-XX LF-XX LF-XX LF-XX LF-XX LF-XX LF-XX LF-XX (E) (E) (E) (E) (E) S D S D S 3 S 3D S 3 S 3D S D S 3 LF-XX LF-XX (R&R) E.Q. E.Q. LF-XX 2'-6" LF-XX SDS3DS3D S D ELECTRICAL/MECHANICAL LEGEND SINGLE POLE SWITCH 3-WAY SWITCH 4" 3" 11 4" 11 2" R7'-2" 1" 3 4" 7" 3 4" 61 2" 3 4" 81 2" PRELIMINARY SET: NOT FOR CONSTRUCTION SHEET #: PROJECT: DATE: 4784 SE 17th AVE #111 PORTLAND, OR 97202 (503) 758-2797 fraleycompany.com 01/09/2020 KELLY & STEPHANIE ADAIR 926 W MULBERRY ST FORT COLLINS, CO 80521 A4.0 DETAILS AS-NOTED SECTIONS & SIDING DETAIL @ ACCENT SCALE: 3" = 1'-0" 1-1/2" X 4" PG TRIM BOARD 5/4" X 3" PG TRIM BOARD CEDAR SHIPLAP HARDIBOARD LAP SIDING D A4.0 WRB SHEATHING D A4.1 1 2 3 PORCH SECTION SCALE: 1" = 1'-0" F A4.0 1X8 BASE, CHAMFER EDGE POST DETAIL SCALE: 1" = 1'-0" G A4.0 WRAP 6X6 POST WITH PG WOOD TILE OAK DN DN DN OAK (E) TILE OAK (E) VINYL 18'-111 4" 51 2" 7'-3" 51 2" 18'-71 4" 14'-6" 41 2" 22'-33 4" 3'-6" 3'-9" 7'-9" 7'-71 2" 7'-81 4" 7'-3" 2'-6" DW 2'-5" 1'-3" 5'-33 4" PRELIMINARY SET: NOT FOR CONSTRUCTION FINISH FLOOR PLAN SCALE: 1/4" = 1'-0" SHEET #: PROJECT: DATE: 4784 SE 17th AVE #111 PORTLAND, OR 97202 (503) 758-2797 fraleycompany.com 01/09/2020 KELLY & STEPHANIE ADAIR 926 W MULBERRY ST FORT COLLINS, CO 80521 I1.0 FLOOR PLAN 1/4"=1'-0" FINISH LIVING ROOM GUEST BEDROOM FRONT ROOM CLOSET CLOSET ENTRY MASTER BATHROOM DW PRELIMINARY SET: NOT FOR CONSTRUCTION SHEET #: PROJECT: DATE: 4784 SE 17th AVE #111 PORTLAND, OR 97202 (503) 758-2797 fraleycompany.com 01/09/2020 KELLY & STEPHANIE ADAIR 926 W MULBERRY ST FORT COLLINS, CO 80521 I1.1 FLOOR PLAN 1/4"=1'-0" ENLARGED TAG DESCRIPTION 1 2 3 4 5 ENLARGED PLAN - KITCHEN SCALE: 1/2" = 1'-0" A I1.1 UNDERCOUNTER MICROWAVE CUBBY RECYCLING GARBAGE PANTRY AND DOG THINGS DISHWASHER DRAWER STORAGE: SILVERWARE, CUPS, GLASSES COFFEE POT LIVES HERE. COFFEE CUP HOOKS ON THIS SIDE WALL? 36" SINGLE BOWN (?) SINK W/ GARBAGE DISPOSAL AND INSTANT HOT WATER DISPENSER BLIND CORNER CABINET KITCHENAID MIXER LIFT (?) 30" RANGE W/ 36" UNDERCABINET RANGE HOOD ENTRY COAT CLOSET ENTRY BENCH WITH COAT HOOKS AND SHELF ABOVE Agenda Item 6 Item # 6 - Page 1 STAFF REPORT February 13, 2020 STAFF Noah Beals, Senior City Planner/Zoning PROJECT ZBA200006 PROJECT DESCRIPTION Address: 1214 Mountain Home Dr. Owner: Gerald & Amy Esch Petitioner: John Baker Zoning District: U-E Code Section: 3.5.2(F) Variance Request: This is a request for the garage to be forward of the front façade of the living area by 8 feet. The code requires street-facing garage doors to be recessed behind either the front façade of the ground floor living area or a covered front porch by at least 4 feet. COMMENTS: 1. UBackground:U The property is part of the Lemay Avenue Estates subdivision that the City approved in 2006. This development approved 55 residential single-family detached lots. These lots are each at least .5 acre in size. There are two cul-de-sacs in the subdivision and all the other lots on these cul-de-sacs have built out. In general, the garage standards are to create and preserve a character of a neighborhood and promote safe pedestrian connections from homes to the public sidewalk. There are different design options that have been used to achieve this standard in the subdivision. • The side loaded garage, • A recessed garage behind a front covered porch, • A recessed garage behind a wall of the house. 2. UApplicant’s statement of justification:U See petitioner’s letter. 3. UStaff Conclusion and Findings:U Under Section 2.10.2(H), staff recommends denial and finds that: • The standard requires a 4ft setback and the request does not propose any setback. • The proposed design places the garage closer to the public sidewalk. • The proposed design causes the front entry to be recessed from garage doors opposite of the standard. • Insufficient evidence has been provided in establishing a unique hardship to the property, as other cul-de-sac lots in the subdivision do comply with the standard. • Insufficient evidence has been provided in showing how the proposal supports the standards in a way equally well or better than a proposal that complies with the standard. 4. URecommendation: Staff recommends denial of APPEAL ZBA200006. Variance Request Description 1214 Mountain Home Dr. Fort Collins, CO 80525 We are requesting a variance to land use code 3.5.3(F) (street-facing garage doors) based on the city’s justification reason No. 1, by reason of exceptional physical conditions, including narrowness and topography. The lot’s pie shape at the end of the cul-de-sac makes it difficult to set the garage back, but the main issue is the lot’s grade. This particular lot has a severe grade drop-off in the front of the lot (with an 11- foot drop from the high point to the base of the slope). Because of that, we need to keep the house as close to the street as possible. By keeping the garage all the way forward, it prevents us from having to push it off the high point of the drop-off, leaving the least amount possible of the exposed solid wall to the rear elevation. The farther we push the garage back, the taller the garage becomes, exposing more solid, blank wall to the neighborhood greenbelt and surrounding properties. Keeping the garage forward will have the best aesthetics for neighbors. To help offset the garage’s prominence, we have upgraded the garage doors to a full overlay and applied molding to the door for interesting detail and relief. We’ve added stone to the sides of the garage door, and we’ve also added landscape walls and a front courtyard to add interest. We have also adjusted the plan to ensure that the farthest face to the garage is no more than 8’ from the living wall. There are several other similar garage elevations in the same neighborhood, so we felt this was a reasonable approach that would help the house blend in with the rest of the neighborhood. The neighborhood’s homeowners association architectural review board has approved this variance, in writing as well. Thank you for considering this variance request. Issue: Date: 1/9/2020 Sheet Title: Sheet #: CONSTRUCTION 1214 MOUNTAIN HOME DR. ESCH RESIDENCE FORT COLLINS, CO 80525 1 SITE PLAN SITE PLAN 1" = 10'-0" N 29'-3 1/4" 48'-1 1/4" 37'-11 1/2" 65'-11 3/4" 30' APPROX SETBACK APPROX EXISTING EDGE OF EXISTING GRADE 'DROPOFF' APPROX EXISTING VALLEY OF GRADE 'DROPOFF' ASSUMED GAS MAIN LOCATION EXISTING ELEC. BOX 3/4" WATER METER PIT APPROXIMATE SEWER STUB LOCATION T.O. FOUNDATION: 4938.46'' FINISH GRADE: 4938.13' T.O. FOUNDATION: 4938.46'' FINISH GRADE: 4938.13' T.O. FOUNDATION:4948.08' FINISH GRADE: 4947.58' T.O. FOUNDATION:4948.08' FINISH GRADE: 4947.58' T.O. FOUNDATION: 4948.08' FINISH GRADE: 4947.75' APPROX RETAINING WALLS EXACT LOCATION, NUMBER & HEIGHT TO BE SET IN FIELD APPROX RETAINING WALLS EXACT LOCATION, NUMBER & HEIGHT TO BE SET IN FIELD DRAIN PAN SIDEWALK Ref N BUILDING & ZONING DATA N16°56'57"W 156.43' R= 61.50' DL=278°55'00" L= 299.40' CH= N37°33'31"W 79.95' N74°45'15"W 141.00' S10°51'49"W 119.96' Issue: Date: 1/9/2020 Sheet Title: Sheet #: CONSTRUCTION 1214 MOUNTAIN HOME DR. ESCH RESIDENCE FORT COLLINS, CO 80525 MAIN FLOOR Note: The prescriptive package option of the Residential Energy Conservation Code is to be used throughout condition area of the project. Refer to the IRC table N1102.1 for exact requirements. MECHANICAL AND PLUMBING 11. All heating equipment, piping and installation to comply with the International Residential Code, 2012 edition, and all other applicable codes. 12. All plumbing materials and equipment to comply with the International Residential Code, 2012 edition, and all other applicable codes. 13. Mechanical & plumbing contractor to provide design and installation of heating system, and service and connections for all appliances and fixtures. 14. Coordinate installation of equipment with Electrical contractor. 15. Mechanical system: Forced air heating and cooling. ELECTRICAL 16. Electrical materials and installation to comply with the National Electric Code, 2014 edition, and all other applicable codes. 17. Provide installation and connections for all appliances, fixtures and equipment requiring electrical service. 18. Power, lighting and smoke alarm location to comply with code requirements. 19. Coordinate requirements of mechanical equipment with mechanical & plumbing contractor. INSULATION 20. WALL: Provide R-20 batt or blown-in insulation in stud cavity. ROOF: Provide R-49 batt or blown-in insulation at bottom chord of truss and R-49C batt insulation in roof joist cavity. FLOOR CANTILEVER: Provide min R-30 batt insulation at floor joist cavity. BASEMENT WALLS: Provide R-20 batt at exterior stud wall were available. At locations were 2x4 unfinished wall are placed facing concrete walls, provide R-13 batt. At all unfinished exposed concrete walls, provide continuous R-10 draped insulation. SLAB PERIMETER: Only at full walk-out basement wall locations provide interior wall ridged foam R-10 insulation from top of concrete foundation wall down 2'. PROJECT GENERAL NOTES GENERAL 1. All construction shall conform to the International Residential Code, 2012 edition as amended by the City of Fort Collins, and all other applicable codes. 2. Construction debris shall be legally removed on a continuing basis. The site shall be maintained in a "neat" appearance. 3. Dimensions are to face of stud, panel, or concrete unless otherwise indicated. Log and column dimensions are to centerline. Vertical dimensions are to concrete slab, wood subfloor or top of wall or beam. 4. Provide fire-blocking per I.R.C. Section R602.8. Provide fire-blocking in concealed spaces of stud walls at the floor-ceiling level and at 10-foot intervals, in openings around vents, ducts, etc., and at all interconnections between concealed horizontal and vertical spaces. 5. Typical exterior wall: Composite siding on housewrap on 7/16-inch sheathing on 2X6 stud wall (16"o.c.). Provide R-20 batt or blown-in insulation in stud cavity. Min. 1/2-inch gypsum wallboard at interior, unless otherwise noted. 6. Typical roof: Asphalt shingle roofing on 30# building felt on nominal 7/16-inch roof sheathing on engineered truss or 2X rafter roof framing. Provide R-49 batt or blown-in Issue: Date: 1/9/2020 Sheet Title: Sheet #: CONSTRUCTION 1214 MOUNTAIN HOME DR. ESCH RESIDENCE FORT COLLINS, CO 80525 LOWER FLOOR 1 BASEMENT 1/4" = 1'-0" A7.1 A7.1 A7.2 A7.2 A7.3 A7.3 A7.4 5'-8" 17'-4" 3 1/2" 5'-1" 5'-8" 3' 18'-4" 3 1/2" 9'-9 1/2" 3 1/2" 5' 4'-2 1/2" 5' 2'-3" 5' 2'-10" 5'-11" 5 1/2" 5' 8'-4" 5 1/2" 6' 3 1/2" 6" 4' 26' 14' 14' 6' 4'-6" 2' 15' 2' 16' 2' 15' 23' 3' 2' 6' 16' 16' 18' 16' 6' 2' 3' 3'-6" 3' 4'-6" 2' 3' 6" 5' 6" 3' 2' 1'-9" 3' 1'-3" 6' 1'-3" 3' 1'-9" 2' 3' 6" 5' 6" 3' 2' 6' 13'-4" 2'-1" 3 1/2" 15'-1" 3 1/2" 18'-4" 3 1/2" 15'-1" 5 1/2" 3'-3" 7'-8 1/2" 2'-9 1/2" 15'-4 1/4" 13'-1 3/4" 3 1/2" 10' 3'-9" 10' 2'-1/2" 3 1/2" 4' 3 1/2" 11'-6" 16' 24' 12' 14' 12' 4' 4' 8' 24' 10' 10' 4'-6" 2' HALF WALL UP GUEST BED STORE ROOM REC ROOM FURN HW GARAGE ABOVE 30 30 30 26 26 26 30 30 20 THEATER 3 0 6 0 3 0 6 0 Issue: Date: 1/9/2020 Sheet Title: Sheet #: CONSTRUCTION 1214 MOUNTAIN HOME DR. ESCH RESIDENCE FORT COLLINS, CO 80525 ROOF PLAN 1 ROOF 1/4" = 1'-0" A7.1 A7.1 A7.2 A7.2 A7.3 A7.3 A7.4 ALL ROOF PITCH AT 4:12 2' EAVES, TYP. A-4 Issue: Date: 1/9/2020 Sheet Title: Sheet #: CONSTRUCTION 1214 MOUNTAIN HOME DR. ESCH RESIDENCE FORT COLLINS, CO 80525 ELEVATIONS 1 EAST ELEVATION 1/4" = 1'-0" 12 4 HARDCOAT EFIS STUCCO COMPOSITE WINDOW DARK COLOR OPEN WOOD AND METAL RAILING NATURAL AND BRONZE COLOR TO MATCH HOUSE APPROXIMATE RETAINING WALLS. QUANTITY, HEIGHT AND LOCATION TO BE FIELD ASSESSED AS NEEDED MATERIAL TO BE CONCRETE BLOCK OR NATURAL SANDSTONE ASPHALT SHINGLE ROOF 'LEDGE STONE' VENEER 2 WEST ELEVATION 1/4" = 1'-0" 12 4 HARDCOAT EFIS STUCCO COMPOSITE WINDOW DARK COLOR COMPOSITE SOFFIT / FACIA TRIM COLOR 'LEDGE STONE' VENEER OVERHEAD DOOR ROUGH SAW TEXTURE PAINT BODY/TRIM COLOR ASPHALT SHINGLE ROOF A-5 Issue: Date: 1/9/2020 Sheet Title: Sheet #: CONSTRUCTION 1214 MOUNTAIN HOME DR. ESCH RESIDENCE FORT COLLINS, CO 80525 1 NORTH ELEVATION ELEVATIONS 1/4" = 1'-0" 12 4 ASPHALT SHINGLE ROOF APPROXIMATE RETAINING WALLS. QUANTITY, HEIGHT AND LOCATION TO BE FIELD ASSESSED AS NEEDED MATERIAL TO BE CONCRETE BLOCK OR NATURAL SANDSTONE 2 SOUTH ELEVATION 1/4" = 1'-0" 12 4 'LEDGE STONE' VENEER COMPOSITE SOFFIT / FACIA TRIM COLOR OPEN WOOD AND METAL RAILING NATURAL AND BRONZE COLOR TO MATCH HOUSE ASPHALT SHINGLE ROOF APPROXIMATE RETAINING WALLS. QUANTITY, HEIGHT AND LOCATION TO BE FIELD ASSESSED AS NEEDED MATERIAL TO BE CONCRETE BLOCK OR NATURAL SANDSTONE A-6 Issue: Date: 1/9/2020 Sheet Title: Sheet #: CONSTRUCTION 1214 MOUNTAIN HOME DR. ESCH RESIDENCE FORT COLLINS, CO 80525 SECTIONS 2 STAIR SECTION 1/4" = 1'-0" Main Floor Sheathing EL: 100' - 0" T.O. Wall EL: 110' - 1 1/8" T.O. Landing Sheathing EL: 92' - 11 3/4" Walk-Out EL: 89' - 1 7/8" T.O. Landing Sheathing EL: 91' - 0 3/4" 2 TREADS @ 11" 3 RISERS @ 7.66" = 1'- 11" 3/4" OSB FLOOR SHEATHING ON WOOD I JOISTS DECORATIVE POST RAILING BEYOND ENGINEERED TRUSSES 1 STAIR SECTION 1/4" = 1'-0" Main Floor Sheathing EL: 100' - 0" Walk-Out EL: 89' - 1 7/8" T.O. Wall EL: 110' - 1 1/8" T.O. Landing Sheathing EL: 92' - 11 3/4" 11 RISERS @ 7.66" = 7'- 0 1/4" 10 TREADS @ 11" (4) 2x12 STRINGERS, TYP. ENGINEERED TRUSSES RAILING BEYOND DECORATIVE POSTS 3/4" PLYWOOD (2) 2x HEADER 3/4" OSB FLOOR SHEATHING ON WOOD I JOISTS INSUL. 5/8" GYP BOARD CEILINGS, TYP. 3 STAIR SECTION (1) 1/4" = 1'-0" T.O. Landing Sheathing EL: 91' - 0 3/4" Main Floor Sheathing EL: 100' - 0" T.O. Wall EL: 110' - 1 1/8" Walk-Out EL: 89' - 1 7/8" 2 TREADS @ 11" 3 RISERS @ 7.66" = 1'- 11" ENGINEERED TRUSSES 3/4" OSB FLOOR SHEATHING ON WOOD I JOISTS RAILING BEYOND DECORATIVE POST 4 CROSS SECTION 1/4" = 1'-0" Main Floor Sheathing EL: 100' - 0" T.O. Wall / Beam EL: 112' - 1 1/8" Walk-Out EL: 89' - 1 7/8" T.O. Wall EL: 110' - 1 1/8" 12'-1 1/8" 9'-9 1/2" 10'-1 1/8" 24" MINIMUM 36" HIGH RAILING BEAM RE: STRUCT. FOUNDATION WALL RE: STRUCT. 3/4" OSB FLOOR SHEATHING ON WOOD I JOISTS ENGINEERED TRUSSES BEAM RE: STRUCT. CEILING ACCENT GREAT RM FP STAIR BEYOND ENTRY BONUS RM STAIR BEYOND HVAC DUCT WORK BATH STORE 12 4 A-7 3 0 6 0 3 0 6 0 5 0 6 0 3 0 6 0 5 0 6 0 3 0 6 0 3 0 6 0 EQUIP. 3 0 6 0 3 0 6 0 30 30 GARDEN SHED WORKOUT ART ROOM 30 BAR 24 24 CL HT: 10' TYP. A-3 insulation at bottom chord of truss and R-38C batt insulation in roof joist cavity. Install 5/8-inch gypsum wallboard on interior side. Provide ice+water shield were roof contractor sees fit. 7. Basement unfinished ceiling to be 20 min. fire rated gyp ceiling excluding max 80 SqFt. of mechanical ducting. Any blocking or insulation separation to be installed. INTERIOR FINISH 8. Provide blocking in wall for mounting all cabinets, towel bars, closet rods, etc. 9. Use metal edge at all gypsum wallboard corners. Ensure factory edge or provide metal edge trim where gypsum wallboard meets a different material. 10. Provide water-resistant gypsum wallboard or cementitious board (Durock or equal) at all wet locations. 1 MAIN FLOOR 1/4" = 1'-0" FRZ REF DW D W A7.1 A7.1 A7.2 A7.2 A7.3 A7.3 A7.4 A7.4 19' 6' 4'-6" 2' 5'-6" 3' 3' 4' 3' 3' 2'-6" 3'-6" 3' 2' 3' 2' 3' 3'-6" 2' 16' 2' 12' 6" 16' 24' 16' 16' 18' 16' 6' 2' 3' 3'-6" 3' 4'-6" 2' 3' 6" 5' 6" 3' 2' 1'-9" 4'-6" 6" 4'-6" 6" 4'-6" 1'-9" 2' 3' 6" 5' 6" 3' 2' 26' 28' 6' 4'-6" 2' 3' 10' 3' 2' 9' 2' 9' 2' 4' 4' 3' 4' 3' 4' 4' 3'-4" 3' 6'-8" 3'-6" 3' 3'-6" 3' 2' 5 1/2" 15'-8 1/2" 3 1/2" 31'-8 1/2" 2' 3 1/2" 15'-1" 5 1/2" 5'-1/2" 7'-2" 5'-11" 2'-9 1/2" 5'-6" 3 1/2" 7" 4' 7" 7'-4 1/2" 7'-1 1/2" 4' 4' 15'-5" 18'-3 1/2" 5' 6' 4'-1/2" 5'-2" 9'-9 1/2" 8'-9 1/2" 3'-11" 2'-8 1/2" 2'-3" 6'-4 1/2" 6' 6'-4 1/2" 7'-1 1/2" 8'-10 1/2" 9'-11 1/2" 3 1/2" 6'-9 1/2" 1'-2" 4'-2 1/2" 7' 3 1/2" 13'-1" 11'-8 1/2" 2'-2" 3'-6" 9'-5 1/2" 4'-4" 2'-1" 9' 2'-9 1/2" 4' 4'-7" 6'-3" 1'-11 1/2" 3'-6" 2'-4 1/2" 6'-6 1/2" 5'-8" 12'-7" 5 1/2" 2'-8" 3'-6 1/2" 1'-6" 3'-6" 6'-9 1/2" 5'-1" 7' 13'-1" 8' 24' 20' 3' 3'-6" 1' 3'-6" 3' 12' 5 1/2" 15'-3" 3 1/2" 10'-6" 1'-1" 3'-4 1/2" 20' 5 1/2" 12'-9" 12' 14' 12' 1'-9" 2'-6" 2'-7" 3'-6" 1'-8" 3' 8' 3' 2'-6" 3' 1' 3' 2'-6" ATTIC ACCESS ROOF BELOW 2' STEP UP IN CEILING HT 2' STEP UP IN CEILING HT GREAT ROOM FP BENCH DINING BENCH 30 30 30 30 26 3 BENCH 30 30 30 24 26 26 26 26 26 26 PANTRY 3 0 6 0 3 0 6 0 3 0 6 0 3 0 6 0 3 0 6 0 3 0 6 0 4 0 6 0 24 3 0 2 0 3 0 2 0 3 0 2 0 0 0 3 0 2 0 3 0 2 0 2 1 5 0 6 0 5 0 6 0 4 6 2 0 3 0 2 0 3 0 2 0 3 0 2 0 3 0 2 0 6 6 4 6 6 0 4 6 6 0 4 6 6 0 4 6 2 0 4 6 2 0 CONCRETE DRIVE RE: SITE PLAN 4 0 2 0 4 0 2 0 4 0 2 0 10 0 10 0 9 0 8 0 9 0 8 0 GARAGE 36 3 5 ART NOOK GUEST BED 26 0 30 MASTER BED 3 0 2 0 DN CL HT: 12' CL HT: 12' CL HT: 10' TYP. CL HT: 12' Square Footage 3 6 6 6 8 0 2 0 3 6 6 6 OFFICE CL HT: 12' Main Floor: 2,645 SqFt Walk out Basement: 2,645 SqFt 1,928 SqFt Finished 717 SqFt Un-Finished Attached Garage: 915 SqFt A-2 MIN. 2% SLOPE AWAY FROM GARAGE FOR 6' N90°00'00"W 117.61' MOUNTAIN HOME DR. 9' UTILITY EASEMENT 6' DRAINAGE AND N00°00'00"W UTILITY EASEMENT 61.65' 6' DRAINAGE AND SHEET INDEX UTILITY EASEMENT A1.0 A2.0 A3.0 A4.0 A5.0 A6.0 A7.0 S1.1 S1.2 SITE PLAN MAIN FLOOR PLAN BASEMENT ROOF PLAN ELEVATIONS ELEVATIONS SECTIONS FOUNDATION PLAN STRUCTURAL PLAN PATIO ELEC. GAS 4934.17' 4934.09' 6' DRAINAGE AND UTILITY EASEMENT 4945.67' PROJECT Esch Residence LEGAL DESCRIPTION Lot 49, Lemay Avenue Estates, City of Fort Collins, County of Larimer, State of Colorado. ZONING PLANNED UNIT DEVELOPMENT Setbacks: 30 Front, 20 Side, 25 Rear Area: 28,086 SqFt APPLICABLE CODES (as ammended by the City of Fort Collins) 2012 I.R.C. 4945.41' T.O. FOUNDATION: 4948.08' T.O. FLOOR: 4938.46' 4948.14' T.O. FOUNDATION: 4948.08' T.O. SLAB: 4947.91' 4934.31' DRIVEWAY WATER SEWER A-1 MASTER BEDROOM GUEST BATHROOM MASTER CLOSET MUDROOM KITCHEN UTILITIES PANTRY LAUNDRY CLOSET TAG DESCRIPTION NEW 2-1/4" OAK FLOORING TO BLEND WITH EXISTING. REFINISH OAK FLOORING THROUGHOUT HOUSE. GREY STAIN, TBD. ARCHED OPENING, PER ELEVATIONS 1 2 3 1 2 2 3 PORCH ROOF AND DECK UNDERGOING VARIANCE REVIEW; THIS AREA TO BE SUBMITTED UNDER A SEPARATE APPLICATION. 1X PARTING BEAD W/ 3 4" OVERHANG SWITCH W/DIMMER SWITCH W/TIMER 110V DUPLEX OUTET 110V FOURPLEX OUTET APPLIANCE CIRCUIT TELEPHONE DATA CEILING-MOUNT LIGHT FIXTURE WALL WASHER LIGHT WALL SCONCE PENDANT LIGHT RECESSED LIGHT FIXTURE UNDER-CABINET LIGHT EXHAUST FAN EXHAUST FAN/LIGHT COMBO SMOKE DETECTOR CARBON MONOXIDE DETECTOR FLOOR VENT TOE KICK/WALL VENT S S 3 S D S T TEL SM CO PRELIMINARY SET: NOT FOR CONSTRUCTION ELECTRICAL & MECHANICAL PLAN SCALE: 1/4" = 1'-0" SHEET #: PROJECT: DATE: 4784 SE 17th AVE #111 PORTLAND, OR 97202 (503) 758-2797 fraleycompany.com 01/09/2020 KELLY & STEPHANIE ADAIR 926 W MULBERRY ST FORT COLLINS, CO 80521 A2.1 MECHANICAL PLAN 1/4"=1'-0" ELECTRICAL & LIVING ROOM GUEST BEDROOM FRONT ROOM CLOSET CLOSET ENTRY MASTER BATHROOM MASTER BEDROOM GUEST BATHROOM MASTER CLOSET MUDROOM KITCHEN UTILITIES PANTRY LAUNDRY CLOSET ELECTRICAL TRIM SCHEDULE TYPE: DECORA COLOR: WHITE DIMMER SWITCH LUTRON "DIVA" OR EQUIVALENT PRODUCT UPGRADE ALL EXISTING SWITCHES/OUTLETS TO MATCH NEW DURING ELECTRICAL TRIM. (E) ELECTRICAL PANEL REPLACE CEILING FAN WITH CEILING LIGHT. VFY LOCATION CEILING LIGHT ON MOTION SENSOR 20'-0" 7'-3" 6'-0" 6'-9" 4'-0" 1'-0" 11'-5" 6'-0" 1'-0" 12'-31 2" 37'-51 4" 25'-13 4" P.T. 2X8 P.T. 2X8 16'-6 1 2" 10'-8" 53 4" 18'-111 4" 6" MIN. 1" PRELIMINARY SET: NOT FOR CONSTRUCTION WALL FRAMING PLAN SCALE: 1/4" = 1'-0" SHEET #: PROJECT: DATE: 4784 SE 17th AVE #111 PORTLAND, OR 97202 (503) 758-2797 fraleycompany.com 01/09/2020 KELLY & STEPHANIE ADAIR 926 W MULBERRY ST FORT COLLINS, CO 80521 A2.0 FRAMING PLAN 1/4"=1'-0" WALL LIVING ROOM GUEST BEDROOM FRONT ROOM CLOSET CLOSET ENTRY MASTER BATHROOM MASTER BEDROOM GUEST BATHROOM MASTER CLOSET MUDROOM KITCHEN UTILITIES PANTRY LAUNDRY CLOSET TAG DESCRIPTION REFRAME SUNKEN MUDROOM FLOOR TO ALIGN WITH REST OF HOUSE ARCHED OPENING, PER ELEVATIONS 34-1/2" PONY WALL 1 2 3 4 2 1 2 3 10'-11" 11'-3" 10'-0" OPTION: - RAISE FLOOR IN MUDROOM - INSTALL (N) 10' DOUBLE SLIDER; RAISE (N) HEADER - POUR (N) CONCRETE PAD W/ (1) STEP (N) HEADER W1 W2 W3 W4 D1 W6 W5 D2 D5 D6 D3 D4 SIDING PER ELEVATIONS EXTERIOR SHEATHING "HYDROGAP WRB" OR SIMILAR PRODUCT FOOTING, PER STRUCTURAL TYP. WALL SECTION SCALE: 1" = 1'-0" R-23 INSULATION FINISHED DRYWALL SIDING PER ELEVATIONS EXTERIOR SHEATHING "HYDROGAP WRB" OR SIMILAR PRODUCT ROOF FRAMING PER PLANS PORCH ROOF AND DECK UNDERGOING VARIANCE REVIEW; THIS AREA TO BE SUBMITTED UNDER A SEPARATE APPLICATION. 2X6 FRAMING, TYP. 2'-0" MIN. G A4.0 F A4.0 1 3 1 4 2 W3 W2 D2 W1 D1 W6 W5 4 1 5 PORCH ROOF AND DECK UNDERGOING VARIANCE REVIEW; THIS AREA TO BE SUBMITTED UNDER A SEPARATE APPLICATION. PORCH ROOF AND DECK UNDERGOING VARIANCE REVIEW; THIS AREA TO BE SUBMITTED UNDER A SEPARATE APPLICATION. REMOVE WINDOW/DOOR ASSEMBLY REMOVE FLOORING & UNDERLAYMENT IN KITCHEN & HALLWAY REMOVE ALL KITCHEN FIXTURES AND FINISHES OPTION TO REMOVE MUDROOM DOOR REMOVE WASHER/DRIER. SAVE FOR REUSE. DEMO AS NEEDED FOR NEW CLOSET FRAMING 1 2 3 4 5 6 7 8 9 10 11 1 2 2 2 3 3 3 4 5 6 6 6 6 6 6 7 8 HALLWAY 6 10 11 A1.0 A1.1 A1.2 A2.0 A2.1 A3.0 I1.0 SITE PLAN & GENERAL NOTES AS-BUILT & DEMOLITION PLAN EXTERIOR ELEVATIONS EXTERIOR ELEVATIONS FLOOR FRAMING PLAN ELECTRICAL & MECHANICAL PLAN SECTIONS & DETAILS FINISH FLOOR PLAN SYMBOL LEGEND NEW WALLS TO BE CONSTRUCTED EXISTING WALLS TO REMAIN WALL TO BE REMOVED PAGE NOTE FF&E TAG DOOR TAG WINDOW TAG X LF-XX DX WX SITE PLAN SCALE: 1" = 10'-0" N LEGAL: 926 W MULBERRY ST, FORT COLLINS, CO 80521 TAX LOT ID: 9711333011 AREA OF ADDITION AREA OF ADDITION NEW OVER-FRAMED ROOF NEW COMPOSITE WOOD DECK NEW CONCRETE LANDING PORCH ROOF AND DECK UNDERGOING VARIANCE REVIEW; THIS AREA TO BE SUBMITTED UNDER A SEPARATE APPLICATION. 8 ) / . = /. ? @ / & 1 , 3 > >< . / 1 :( / :( .. / $ , 6 / . , , , : 3 2 , . / : 3 1, /, / .2 B = / / 1 , 3 8 / /) , 3 1 / 1 , 3: 9 , , 1 , 3 1 1 , 3:/ = ( . 3 / . * . / / .BB ( / D )1 @ 2 / $ 0 / ? @ / & 1 , 3 > >< 1 / , / / / 3 , . , , / 1 B / &% / & &$5"% 8 8 / 1 8 ! %#$& #$ !#$ #$" &#$ &#$ #$ #$ &#$% "#$% # %# #$ # &# &# &# "# 8 . . 1 , 3 1 , 3 1 , 3 1 , 3 ) , ) , ) , ) , / 1 3 " , / , ( ! &: $ / / ( 1 , / , &# 1 4 3 /, / // , // , :( / / + 3 , 3 ,. / %## & 1 , 3 = 3 = 3 = 3 = 3 # 1 4 ! %%#$& #$ &#$ #$ .. / , 3 4 44> !'!$ ? @ /& 1 , 3> ;>4A ( @ / / : 8 $1,#!7+$ ( / @ / //&&6&'% 7""7+$ 3 . / / $ &$- / , . 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