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Board of Appeals grants setback variance for 219 South Second Street
Summary
The Loveland Board of Appeals voted unanimously to grant a front‑yard setback variance for 219 South Second Street, allowing an elevated four‑season room to address LVL beam rot and foundation settlement; staff had recommended approval and the board instructed staff to issue formal notice.
The Loveland Board of Appeals voted unanimously to grant a front‑yard setback variance for the property at 219 South Second Street, allowing owners to enclose and elevate a four‑season room to address structural deterioration, the board decided after hearing staff analysis and testimony from the applicant’s contractor.
City staff told the board the property — located in an RMF district and previously approved with a 20‑foot setback in 2016 — is showing foundation settlement and cracking. Staff said the proposed work would encroach toward the right‑of‑way to a setback of approximately 12.71 feet but recommended approval after applying the four variance criteria (exceptional circumstances, preservation of property rights, absence of detriment, and that the condition is not of a general nature). "From a staff level, we do recommend approval," the staff member said.
Donald J. Sheer, of Sheer Design LLC, described on‑site structural damage and the contractor’s repair concept, saying water infiltration has rotted a supporting LVL beam and led to interior symptoms. "They’re seeing mushrooms growing out of their beam," Sheer said, citing visible rot and drywall cracking. He told the board the proposed enclosure would be elevated on piers to reduce load on the existing foundation and to protect new structural elements from future exposure.
Board members discussed neighborhood impacts and practical access to the property; one member reported driving by the site and said the additional five feet of encroachment would not noticeably affect adjacent properties. After a motion to approve the variance, Mr. Keel, Mr. Marsh and David Black voted yes and the motion carried. The board announced the variance was granted.
Staff told the applicant that a formal approval letter would be emailed the next day with any necessary follow‑up instructions. The meeting then moved to brief staff and committee comments and was adjourned.
What the board decided: the Board of Appeals approved the requested front‑yard setback variance (case 26‑01) for 219 South Second Street, enabling the owners to enclose and elevate an existing deck as a four‑season room to address beam rot and foundation settlement.
