HomeMy WebLinkAboutZoning Board Of Appeals - Minutes - 03/09/1995• .0
i
ZONING BOARD OF APPEALS
March 9, 1995
Regular Meeting 8:30am
Minutes
The regular meeting of the Zoning Board of Appeals was held on
Thursday, March 9, 1995 in the Council Chambers of the City of
Fort Collins City Hall. Roll was answered by: Breth, Huddleson,
Shannon, Cuthbertson. Members absent: Perica, Michelena,
Gustafson.
The meeting was called to order by Chairman Huddleson.
Council Liaison: Ann Azari
Staff Liaison: Peter Barnes
Staff Support Present: Peter Barnes
Ann Chantler
The minutes from the February meeting were approved.
Appeal 2128 629 West Mountain Ave by Susan Rogers approved
Section 29-167(5).
----- The variance would reduce the required street side
setback from the lot line along Loomis Avenue from
15 feet to 7 feet in order to allow an addition to
be constructed to the rear of the existing home. The
addition will line up with the existing home which is
already at a 7 foot setback. The addition will be an
identical home that will be moved on to the lot
bringing the total floor area to 1720 square feet.
Petitioners statement of hardship: The existing home is
on an older platted lot, and is already nonconforming.
The existing home has received designation as a
historic landmark, but it is quite small. The home
that is proposed to be moved is a mirror image of
the existing house, and should allow the property
to maintain its historic designation. The property
Zoning Board of Appeals
March 9, 1995
Page 2
line is 20 feet behind the curb, so the addition will
be 27 feet from the street. If this were in a newer
subdivision, the addition would be only 24 feet from
the street without the need for a variance.
Staff Comments: This is similar to other variances that
the Board has considered in the older part of town
where the property line is a considerable distance from
the street and the existing home already has a non-
conforming setback.
Zoning Administrator Peter Barnes stated the house was located on
the corner of Mountain and Loomis and in the older part of town.
Mr. Barnes stated the house located at 211 West Mulberry will be
moved on to the lot and joined to the house on Mountain Ave.
Board member Breth asked if the intent of the owner was to have
the house remain a single family home or to convert it to a
duplex. Mr. Barnes explained that the use would remain single
family.
Susan Rogers appeared before the Board. She stated the present
house is rather small, she and her husband plan to have children
and they just want more living room. The house will remain a
single family residence. Mrs. Rogers stated the kitchen from the
house moved in would be removed. Mrs. Rogers added the new house
would be moved 3' more onto the lot so the windows and gables
would line up. The additional space is intended for a porch.
No one was present in favor or in opposition of this appeal.
Board chairman Huddleson stated this Board had seen similar
appeals, this was an older part of town, and he would support
this appeal.
Board member Breth asked Mr. Barnes if parking would be an issue
the Board should address.
Mr. Barnes stated there is a one car garage on the lot and room
to add to the north of it.
Board member Cuthbertson moved to approve Appeal 2128 for the
hardship stated. Board member Shannon seconded the appeal. Yeas:
Breth, Huddleson, Shannon, Cuthbertson. Nayes: None. The motion
passed.
1
a
Zoning Board of Appeals
March 9, 1995
Page 3
Appeal 2129 1008-1010 Remington Street by John Snyder owner.
approved. Section 29-493(1).
The variance would reduce the required parking lot
landscape setback distance along the alley from 5'
to 218" at one point and 319" at another. (The
majority of the setback distance along the alley
meets or exceeds the 5' requirement). The variance
is needed in order to allow the owner to reconfigure
the parking lot in order to save two large, mature
trees. The number of parking stalls is not changing.
---- Petitioner's statement of hardship: The owner is
constructing two 4-plexes on this lot. The original
layout called for the removal of two large, eighty
year old trees. The owner has attempted to reconfigure
the parking lot in order to keep the trees, however
there is no way of laying it out that will work with-
out the need of a variance. Because the existing trees
can't be shifted to the west, no additional room can
be made available to widen the two affected strips
along the alley. Landscaping will still be provided
in the reduced setback areas in their originally
proposed amounts.
----- Staff comments: The Board has considered large, mature
trees to present a topographical hardship in the past.
Usually, the desire to preserve such trees has been
a factor in cases regarding building setback variances.
This appeal is somewhat different in that the desire to
preserve the trees is a factor in a landscape setback
variance request.
Zoning Administrator Peter Barnes stated the owner of this
property started this project months ago with the intention of
removing the trees. With the original plans the 5' landscape code
was met. Since that time, the owner decided to try and save the
trees. The City Forester has looked at the trees in question and
stated they were both worth saving.
One letter was received in support of this appeal.
John Snyder, owner, appeared before the Board. He submitted a
letter from the city forester. He stated the blue spruce tree is
approximately 60' high and 2' in diameter. He also presented a
petition signed by all it neighbors within the 150' distance
supporting this appeal.
Zoning Board of Appeals
March 10, 1995
Page 4
Alice Young, (address?) appeared before the Board in support of
this appeal. She stated she would like to see the trees saved and
said the trees would help break up the bareness of the lot.
Doug Peterson, contractor on the project, appeared before the
Board. He states when he looked at the trees and saw on the
original plan they were to be removed, he reconfigured the
parking lot to save the trees.
Board member Breth stated it was a good thing to save the old
trees, the owner had taken steps to do that and provide adequate
parking. He supported the appeal.
Board chairman Huddleson stated there had been a precedent set by
this Board to try to save trees and he would support this appeal.
Board member Shannon made a motion to approve this appeal for the
hardship stated. Board member Breth seconded the appeal. Yeas:
Breth, Huddleson, Shannon, Cuthbertson. Nayes: None. The motion
passed.
The meeting was adjourned.
Chuck Huddleson, Chair
Peter Barnes, Zoning Admin