HomeMy WebLinkAboutModification Requests - 06/20/2025
Strength in design. Strength in partnership. Strength in community.
VAUGHT FRYE LARSON ARONSON architects
419 Canyon Ave, Suite 200 Fort Collins, CO 970.224.1191
108 East Lincolnway Cheyenne, WY 307.635.5710
w w w . v f l a . c o m
06-20-2025
City of Fort Collins
Land Use Review Commission
281 North College Avenue
Fort Collins, CO 80524
RE: Request for a Modification of Standard for an ADU located at 412 W Mountain Ave
To the Staff at the Fort Collins Planning Department,
On behalf of the property owners, Lisa and P.J. McGovern, I am requesting a Modification of Standard to the
following Land Use Code section:
• Section 2.1.6
The maximum allowable wall height along an interior side lot line for an ADU is 13’
The goal of this project is to provide a functional guest apartment that is accessory to and complimentary of the
primary residence on the property. The ADU will be for Lisa and P.J.’s son to live in while he completes his
graduate degree at CSU.
The only location on the property to locate the ADU is a 23’ wide strip of land between two easements. Also,
the alley access is from the west side of the property so the garage doors will be facing the side property line.
The ridgeline of the roof runs in the east-west direction providing a gable-end roof over the garage doors which
offers greater protection from snow buildup in front of the garage doors.
Additionally, the east-west running ridgeline provides a gable-end wall on the east side of the ADU which
allows exterior stair entry access from that side. This access is constrained to the east side of the ADU
because otherwise the stair would inhibit vehicular access on the driveway on the west side and there are
easements on the north and south sides; a stair structure is prohibited from being built within an easement.
The resulting wall height along the side lot lines is 22’-4” which is 9’-4” taller than the allowable. However, the
wall height along the other two sides is 11’-7”. While the request is to modify the maximum allowable wall
height along an interior side lot line, it’s perhaps simpler to consider that the design is compliant with the land
use code with the exception that it is instead just rotated 90 degrees on the site.
If the alley were on the rear of the property (which is most typical in the downtown area), then the garage door
would face the rear property line and the ridgeline of the roof would run in the north-south direction and the 11’-
7” tall walls would be along the side lot lines.
VAUGHT FRYE LARSON ARONSON architects
419 Canyon Ave, Suite 200 Fort Collins, CO 970.224.1191
108 East Lincolnway Cheyenne, WY 307.635.5710
w w w . v f l a . c o m
One of the intents of the 13’ wall height limit along the side lot line is to promote privacy between neighbors by
minimizing the potential of peering over a fence into the neighbors’ properties. We have minimized this
potential by locating the east wall 12’-7” away from the east property line, which is an additional 7’-7” beyond
the minimum required 5’ side yard setback. Additionally, the neighboring property to the east is a commercial
property. While the west wall is 16’ away from the west property line which is an additional 11’ beyond the
minimum required 5’ side yard setback. Also, the neighboring property to the west is separated by the alley
and it has an accessory structure directly to the west which helps block the view into that property.
VAUGHT FRYE LARSON ARONSON architects
419 Canyon Ave, Suite 200 Fort Collins, CO 970.224.1191
108 East Lincolnway Cheyenne, WY 307.635.5710
w w w . v f l a . c o m
The proposed modification of standard for an increase in wall height along the side lot lines will not be
detrimental to the public good and are the result of unusual and exceptional practical difficulties:
• There are easements on the property that are constraining the location of the ADU,
• The alley access is from the west which constrains the garage access from the side lot line,
• The exterior stair access to the upper level is constrained by the easements,
• The side walls are setback beyond the minimum 5’ required sideyard setback,
• The ADU is 132 sq ft less than the 1000 sq ft allowable, and
Thank you for your time in considering our variance request.
Sincerely,
Taylor Meyer – VFLA, Inc.
419 Canyon Ave, Suite 200
Fort Collins, CO 80521
(970) 224-1191