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HomeMy WebLinkAboutPACKET Estes Valley Board of Adjustment 2019-10-01 Prepared: September 25, 2019 AGENDA ESTES VALLEY BOARD OF ADJUSTMENT Tuesday, October 1, 2019 9:00 a.m. – Board Room Town Hall 1. OPEN MEETING 2. AGENDA APPROVAL 3. PUBLIC COMMENT The Estes Valley Board of Adjustment will accept public comments regarding items not on the agenda. Comments should not exceed three minutes. 4. VARIANCE REQUEST, 2900 Cedarcliff Drive, Sarah Gardner/Jim Bowie, owners To permit 5 ft setbacks in lieu of 25 ft setbacks and a 2.21 ft height variance as required by the E-1 (Estate) residential zoning district. 5. REPORTS 6. ADJOURN The Estes Valley Board of Adjustment reserves the right to consider other appropriate items not available at the time the agenda was prepared. 1 RECORD OF PROCEEDINGS Estes Valley Board of Adjustment June 4, 2019, 9:00 a.m. Board Room, Estes Park Town Hall Board: Chair Jeff Moreau, Vice-Chair John Lynch, Rex Poggenpohl, Wayne Newsom, Attending: Members Moreau, Lynch, Newsom, Poggenpohl, Also Attending: Director Hunt, Planner II Hathaway, Recording Secretary Karin Swanlund Town Attorney Greg White, Larimer County Deputy Attorney Bill Ressue. Absent: none Chair Moreau called the meeting to order at 9:00 a.m. He introduced the Board Members and staff. There were 12 people in attendance. 1. AGENDA APPROVAL Poggenpohl requested a 10-minute discussion on Bylaws be added to the end of the meeting. It was moved and seconded (Poggenpohl/Newsom) to approve the agenda. The motion passed 4-0. 2. CONSENT AGENDA Approval of minutes dated February 5, 2019, March 5, 2019 and May 15, 2019 It was moved and seconded (Poggenpohl/Lynch) to approve the Consent Agenda. The motion passed 4-0. 3. VARIANCE REQUEST, 421 Ridge View Lane, Karen & Mark Guenther, owners Planner Hathaway reviewed the variance request. The applicant applied for approval of permitting a 5-foot front setback in lieu of the 15-foot front setback as required by the E (Estate) residential zoning district. The request is to accommodate access to the main structure from the garage and parking area, connect the lower and upper walkway and add decking to square the current deck limits. Staff recommended approval of the Variance Request. Board Discussion/Questions: Poggenpohl and Newsom agreed with the need for the variance request. Applicant Discussion: Owner Mark Guenther stated that the purpose of the request is to remove the walkway to the garage from the right-of-way. It was moved and seconded (Poggenpohl/Lynch) to approve the requested setback. The motion passed 4-0. 4. Mountain Coaster Appeal discussion: Attorney Ressue reviewed the subject matter, stating that both Town and County planning departments and attorneys share in issues dealing with county property. Two weeks ago, an executive session was held to discuss legal advice regarding the Mountain Coaster. At that 2 RECORD OF PROCEEDINGS Estes Valley Board of Adjustment 2 June 4, 2019 meeting, the board decided to have a public hearing on filing an appeal to the findings of the Larimer County District Court. Public Comment: Rebecca Urquart, 1955 Homestead Lane, objected to the executive session held two weeks ago and suggested this Board disregard whatever was said at the executive session as it should have been a public meeting. The Board of Adjustment (BOA) is in a quasi-judicial stance and receiving ex-parte communication from the county attorney was wrong. The Use Classification case is on appeal and could possibly come back to the BOA. She respectfully requested the Board disregard the district court case until the appellate court makes a decision. John Nicholas, 3400 Woodcock, Berthoud, noted that the use classification was decided by another court. There are problematic interpretations with these issues. This decision threatens the ability to have a joint planning area. Dick Speilman, 584 Audobon Street, offered to disperse the memo issued by Frank Lancaster, outlining the Town/County separation for the Board members to read. Board Discussion: Poggenpohl summarized that the BOA is faced with two choices: appeal the decisions or act on them. He is in favor of not appealing the court decision on use classification. Ressue explained the decision points made on the mountain coaster project. The Estes Valley Development Code says one thing, state law says something different. Both Attorneys are recommending the BOA appeal the decision to the Court of Appeals can decide if the EVDC is valid. The second issue is concerning the Location and Extent (L & E) review. The Judge ruled that there should have been an L & E review, the attorneys feel L & E only applies to public projects. The appeal has nothing do with the merits of the Mountain Coaster, but the validity of the EVDC and the decisions the court made concerning that. Considerable discussion was had on processes, following the Code, and the IGA. The BOA does not determine the legality and needs to decide whether or not to appeal the court's order. Newsom and Moreau stated they did what was appropriate based on the written Code at the time of the application. It was moved and seconded (Newsom/Lynch) to appeal both counts of the decision by the District Court. The motion passed 3-1 with Poggenpohl voting against. 5. It was moved and seconded (Poggenpohl/Moreau) to table the Bylaws discussion to a future meeting. The motion passed 4-0. 6. REPORTS: A) Current IGA expires in February 2020. The memo from the Town Administrator will be sent to the Board Members. The decision is a joint decision, but either body can choose not to continue without the consent of the other. B) Code Compliance has been moved to the Police Department. Linda Hardin has been promoted to Planner I. Vacation Homes are now being handled by the Town Clerk. C) Founding member of the BOA, Wayne Newsom, turns 90 this month! There being no other business before the Board, the meeting adjourned at 10:00 a.m. 3 RECORD OF PROCEEDINGS Estes Valley Board of Adjustment 3 June 4, 2019 ___________________________________ Jeff Moreau, Chair ___________________________________ Karin Swanlund, Recording Secretary 4 ESTES VALLEY BOARD OF ADJUSTMENT MEETING DATE & LOCATION: Tuesday, October 1, 2019, 9:00am; Board Room, Town Hall, 170 MacGregor Avenue APPLICANT REQUEST: This is a request for a variance to Estes Valley Development Code (EVDC) Section 4.3.C Table 4-2 Base Density and Dimensional Standards Residential Zoning Districts, to permit 5 ft setbacks on all sides, in lieu of 25 ft setbacks as required by the E-1 (Estate) residential zoning district. The plat from the original PUD before rezoning allowed for 5 ft setbacks, and the owners had been told by former Town staff that the 5 ft setbacks would be honored. Unfortunately, this is not the case and they are required by code to request a variance, as the PUD was voided with adoption of the EVDC rezoning. In addition, the unique design of the home brings the height on the rear of the home to 44.5 ft., and the front of the home is at 19’11” at grade. However, the grade measurement of the front on the property drops below the street level, so the height from street level averages 13’. Using the calculation in the EVDC, they will require a 2.21 ft height variance. The height is not apparent to observers with the design and the slope of the property and the variance will not impact the neighbors. The purpose for the variance request is the challenge of building a single-family home on this lot in Windcliff that has a 40-degree slope. The unique design of the proposed home would require variances as requested, which is not uncommon to the area. Staff recommends approval of this request. LOCATION: 2900 Cedarcliff Drive, Estes Park, CO 80517 VICINITY MAP: See attachment #1 APPLICANT/OWNER: Sarah Gardner / Jim Bowie PROJECT DESIGNER: Dale Smith, Fanas Architecture STAFF CONTACT: Linda Hardin, Planner I PROJECT DESCRIPTION: The property is located in the E-1 (Estate) zoning district, which requires 25-foot setbacks on all sides. The property has steep terrain and is a narrow lot. The property owners bought the lot next door, and intend to keep it vacant. Together the two lots are less than half an acre (.2 and .23 acres). The property would require an extensive and unsightly retaining wall to access the property, and a conventional design of the home would cause extensive disturbance to the natural land, and 2900 Cedarcliff Drive – Setback Variance Estes Park Community Development Department, Planning Division Room 210, Town Hall, 170 MacGregor Avenue PO Box 1200, Estes Park, CO 80517 Phone: 970-577-3721 Fax: 970-586-0249 www.estes.org 5 2900 Cedarcliff Drive Setback/Height Variance October 1, 2019 Page 2 of 4 create drainage issues. The design proposed “lifts” the house onto piers, minimizing the disturbance to the property. Bridges are proposed from street level into the garage, and also to the front door, eliminating the need for a retaining wall. The front elevation of the home appears as a single-story home. It’s from the rear that the true size of the home is revealed. The property drops down with the slope on the piers, providing an aesthetically pleasing view for the home owners as well as neighbors. And, the creative design maximizes the beauty of the property while still providing for the structure. As evidenced on the vicinity map, the house is surrounded by dedicated open space owned by the HOA. The nearest home to this build site is two parcels south, over 200 feet from this site. REFERRAL AND PUBLIC COMMENTS: Public Notice. Written notice has been mailed to properties in accordance with EVDC §3.15 General Notice Provisions. A legal notice was published in the Estes Park Trail-Gazette and the application is posted on the Town’s “Current Applications” webpage. The applicant has also posted a “Development Proposal under Review” sign on the property. Affected Agencies. This request has been routed to reviewing agency staff for review and comment. Comments received supported the variance requests, offering advice and concerns with the building process. The building issues will be addresses with the building permit process. Public Comments. Staff has received no public comment on this request. REVIEW CRITERIA: In accordance with Section 3.6 C. “Standards for Review” of the EVDC, all applications for variances shall demonstrate compliance with the applicable standards and criteria contained therein. The Board of Adjustment is the decision-making body for this application. STAFF FINDINGS: 1) Special circumstances or conditions exist (e.g., exceptional topographic conditions, narrowness, shallowness or the shape of the property) that are not common to other areas or buildings similarly situated and practical difficulty may result from strict compliance with this Code’s standards, provided that the requested variance will not have the effect of nullifying or impairing the intent and purposes of either the specific standards, this Code or the Comprehensive Plan. Staff Finding: Significant circumstances and conditions exist due to topographic conditions of the property. The property is located on a steep slope of 40 degrees. The ingenuity of the proposed design takes advantage of the slope, allowing a home to be built of the same caliber of homes found in Windcliff. A conventional build would require extensive excavation and retaining walls, resulting in massive disturbance to the natural beauty of the lot and widespread drainage issues. 2) In determining "practical difficulty," the BOA shall consider the following factors: a) Whether there can be any beneficial use of the property without the variance; 6 2900 Cedarcliff Drive Setback/Height Variance October 1, 2019 Page 3 of 4 Staff Finding: Without the variance, there cannot realistically be beneficial use of the property. The home is located on a steep slope and is a narrow lot. Building a home on this lot with the 25 ft setbacks would be extremely difficult. b) Whether the variance is substantial; Staff Finding: The requested variance is substantial with a request of a reduction in the setbacks from 25 feet to 5 feet. However, the request allows the construction of a single- family home with minimal disturbance to the land, and no impact to neighbors. The variance to the height is minimal. c) Whether the essential character of the neighborhood would be substantially altered or whether adjoining properties would suffer a substantial detriment as a result of the variance; Staff Finding: The character of the neighborhood will be enhanced with this proposal. There will be no detriment as a result of the variance to anyone as there are no adjoining properties that are privately owned. All adjoining lots are open space with the exception of the lot that the applicant also owns to the south. They have no intent to develop the 2nd lot. It is also relevant that the former Windcliff UD provided for legal 5 ft setbacks on this lot. d) Whether the variance would adversely affect the delivery of public services such as water and sewer. Staff Finding: The variance would not adversely affect the delivery of public services such as water and sewer. This project has been routed to affected agencies and no concerns were expressed. e) Whether the Applicant purchased the property with knowledge of the requirement; Staff Finding: The applicant purchased the property in its current configuration. They had been incorrectly advised and were provided an Amended Plat from 2000 that indicated a 5-foot setback. They were told by two former planners of the Town that zero or 5-foot setbacks would be honored. They purchased the property in good faith that they would be able to develop it. f) Whether the Applicant's predicament can be mitigated through some method other than a variance. Staff Finding: Due to the size, shape and slope of this property, the predicament can not be mitigated through some other method. 3) No variance shall be granted if the submitted conditions or circumstances affecting the Applicant’s property are of so general or recurrent a nature as to make reasonably practicable the formulation of a general regulation for such conditions of situations. Staff Finding: 7 2900 Cedarcliff Drive Setback/Height Variance October 1, 2019 Page 4 of 4 The circumstance is not general or reoccurring typically in the Estes Valley. Although, there have been several similar variances granted in the Windcliff Homes area due to the steep slopes and small lots and the E-1 Estate zoning that was imposed with the valley- wide rezoning in 2000. 4) No variance shall be granted reducing the size of lots contained in an existing or proposed subdivision if it will result in an increase in the number of lots beyond the number otherwise permitted for the total subdivision, pursuant to the applicable zone district regulations. Staff Finding: No reduction in lot size or increase in number of lots is proposed by this variance request. 5) If authorized, a variance shall represent the least deviation from the regulations that will afford relief. Staff Finding: The setback and height variance as requested would be the least deviation from regulations that would allow for the proposed single-family home on the property. 6) Under no circumstances shall the BOA grant a variance to allow a use not permitted, or a use expressly or by implication prohibited under the terms of this Code for the zone district containing the property for which the variance is sought. Staff Finding: The variance does not propose a non-permitted or prohibited use. 7) In granting such variances, the BOA may require such conditions at will, in its independent judgment, secure substantially the objectives of the standard so varied or modified. Staff Finding: Staff is not recommending any conditions be placed on this approval. STAFF RECOMMENDATION: Staff recommends APPROVAL of the requested variances. SUGGESTED MOTIONS: I move to APPROVE the requested variances with findings and conclusions as outlined within the staff report. I move to DENY the requested variances with the following findings (state reason/findings for denial). ATTACHMENTS: 1. Vicinity Map 2. Application 3. Statement of Intent 4. Site Plans (2) 5. Design Renderings and Elevations (3) 6. Amended Plat from 2000 7. Emails from Former Planners (2) 8. “Development Proposal Under Review” Sign Posting Photo 8 Build Site 2900 Cedarcliff Dr. Vacant Lot (Same Owner) Town of Estes Park I Vicinity Map Community Development 2900 cedaruliff Drive printed:9/6/2019 Created By:Linda Hardin This draft docurner.:was prepared for internal use by the Tow’s of Estes Park,CO.The town makes no claim as to the accuracy or competeness of the data conta:ned hereon. Due to security conrerns,The Town requests that you do not poet this document on the internet or otherwise make it available to ncrsons unknown to you, ESTES PARK (0!ORAflO I in =65 ft 0 30 60 Feet 9 ESTESVALLEYBOARDOFADJUSTMENTAPPLICATIONRecordOwner(s):ci.&’CAe/Xkc7S._frn7Ff2-i/FO,ZZSAoLotSizeExistingLandUseProposedLandUseExistingWaterService/“townProposedWaterServiceFTownExistingSanitarySewerServiceProposedSanitarySewerServiceExistingGasServiceSiteAccess(ifnotonpublicstreet)Aretherewetlandsonthesite?FOthe(Specify)FOther(Specify)EPSDEPSDNameofPrimaryContactPerson1744Ec31h/7Y/F/f1.445,4/?c’J/)ZcfJfi,C-/CompleteMailingAddressZsr3O&tti7btCCc&3fPrimaryContactPersonis-F-OwnerJ/’”””’icant7’CouItant/Erigineer______FApplicationfee(seeattachedfeeschedule)7’Statementofintent(mustcomotywjt’standardsinSection3.6.CoftheEVDCno.3-10-3-iIseeattached)1copy(folded)ofsiteplan(drawnaascaleof1’=20)**1reducedcopyofthesiteplan(11X17”)Digitalcopiesofplats/plansinTIFForPDFformatemailedtoplanning@estes.organdPlanner**ThesiteplanshallincludeinformationinEstesValleyDevelopmentCodeAppendixB.Vll.5(attached).Theapplicantwillberequiredtoprovideadditionalcopiesofthesiteplanafterstaffreview(seetheattachedBoardofAdjustmentvarianceapplicationschedule),CopIesmustbefolded.SubmittalDate:‘Cczaw’c(,1c,.n,ieIStreetAddressofLot:LegalDescription:Lot:La/S/(2..Block:•‘2..Subdivision:/j/AJ,OCtj,4C4r4rz15ParcellD#:3-i’34’’d7/Tract:171V4cyAivrZoninc:•/lot/-CM.44CAAfl?/&/RiS/DhtWFFWellWellFFXcelUTSDFUTSDFOtherFFFNoneSepticSepticrYes7NO‘VarianceDesired(DevelopmentCodeSection#):7.5t?Z4Qc5—7.AIG4C—9‘2./f‘ITownof EslesPark.P.O.Box1200-170MacGrébrAvenue-e.EstesPark,CO80517CommunityDevelopmentDeportmentPhone:(970)577-3721e-Pox:(970)586-0249.www.estes.org/CommunityDevelopmentRevised2017,01.09KT10 ContactInformationApplicant67AL%citiIF/IA4AI,45AACthj7GZWI?1fMailingAddressMROAOI6AC’/i/cx’,,C!a1C20$’zdo5,309Phonet3.5sdCellPhone3C3.9’V.3zeZFaxEmail/)ALE‘?FA,&445.o5ConsultantlEngineerMailingAddressPhoneCellPhoneFax-EmailDEVELOPMENTPROPOSALUNDERREVIEWFORTHISPROPERTY970-577-3721RecordOwner(s)MailingAddressPhoneCellPhoneFax3in,6o’50,•714’5..4tfQAJQGf,2.42’-A3Letet&c.&WtVjflcnv/04?caEmail/I/L5JSIJ/t/4,t,CQQ,tV9/Z1Co41APPLICATIONFEESForvarianceapplicationswithintheEstesValleyPlanningArea,bothinsideandoutsideTownlimitsSeethefeescheduleincludedinyourapplicationpacketorviewthefeescheduleonlineat:www.estes.org/planningformsAllrequestsforrefundsmustbemadeinwriting.Allfeesaredueatthetimeofsubmittal.Revised2017.01.09KT11 OWNER&APPLICANTCERTIFICATIONAsOwner,Icertifytheinformationandexhibitsherewithsubmittedaretrueand correcttothebestofmyknowledgeandIamtherecord owneroftheproperty.AsApplicant,herebycertifythat theinformationandexhibitsherewithsubmittedaretrueandcorrecttothebestof myknowledge andthatinfilingtheapplicationIam actingwiththeknowledgeandconsentoftheownersoftheproperty.Insubmittingtheapplicationmaterialsandsigningthisapplicationagreement,Iacknowledgeandagreethat theapplicationissubjecttotheapplicableprocessingandpublichearingrequirementssetforthintheFatesValleyDevelopmentCode(EVDC).Iacknowledge thatIhaveobtainedorhaveaccesstotheEVDC,andthat,priortofilingthisapplication,Ihavehadtheopportunitytoconsult therelevantprovisions governingtheprocessingofanddecisionontheapplication.TheFetesValleyDevelopmentCodeisavailableonlineat;https://wwwmunicode.com/library/CO/estesyalley/codes/developrnent_codeIunderstandthatacceptanceof thisapplicationbytheTownofEstesParkforfilingandreceiptoftheapplicationfeebytheTowndoesnotnecessarily meanthattheapplicationiscomplete underthe applicablerequirementsoftheEVDC.Iunderstandthatthisvariancerequestmaybedelayedinprocessingbyamonthormoreiftheinformationprovidedisincomplete,inaccurate,or submifted afterthe deadlinedate.Iunderstandthataresubmittalfeemay bechargedifmyapplicationisincomplete.TheCommunityDevelopmentDepartmentwillnotifytheapplicantinwritingofthedateonwhichtheapplicationisdeterminedtobecomplete.Igrant permissionforTownofEstesParkEmployeesandMembersoftheBoardofAdjustmentwithproperidentificationaccesstomypropertyduringthereviewofthisapplication.IacknowledgethatIhavereceivedtheEstesValleyBoardofAdjustmentVarianceApplicationScheduleand thatfailuretomeet thedeadlinesshownonsaidscheduleshallresultinmyapplicationortheapprovalofmyapplicationbecomingnullandvoid.Iunderstandthatfullfeeswillbechargedfortheresubmittalofanapplicationthathasbecomenullandvoid.Iunderstand thatIamrequiredtoobtaina‘DevelopmentProposalUnderReview”signfromtheCommunityDevelopmentDepartmentandthatthissignmustbepostedonmypropertywhereitisclearlyvisiblefromtheroad.Iunderstandthatthecornersofmypropertyandtheproposedbuilding/structurecornersmustbefieldstaked.Iunderstandthatthe signmustbepostedandthestakingcompletednolaterthanten(10)businessdayspriortotheEstesValleyBoardofAdjustmenthearing.IunderstandthatiftheBoardofAdjustmentapprovesmyrequest,“Failureofanapplicanttoapplyforabuildingpermitandcommenceconstructionoractionwithregardtothevarianceapprovalwithinone(1)yearofreceivingapproval ofthevariancemayautomaticallyrenderthedecisionoftheBOAnullandvoid.”(EstesValleyDevelopmentCodeSection 3.6.D)Names:RecordOwnerPLE4SEPINT:r&44Jflp,ApplicantPLEASEPRINT:•(A4Signatures:RecordOwner__________________________________________DateYApplicant——7’-Date‘7/47/9’Revised2017.01.09CT12 anasarchtecturet.]sPdce/vPPortiiuityGardner-BowieResidenceBoardofAdjustmentSubmittalStatementofIntentOctober1,2019OnbehalfofJamesBowieandSarahGardner,theownersofthepropertyat2900CedarcliffDrive(Lot37WindcliffEstates),wearerequestingtwovariancesfortheconstructionofanewsingle-familyhome,intendedtobeoccupiedonafull-timebasis.VarianceRequestsBelowwehavenotedtwovariancerequeststhatwearepursuing.Bothrequestsnotedareafunctionofthesmall,steepproperty.Thevariancerequestsare;1.AbandonmentofEstesParkzoningcode25’requiredsetbacks,andacceptanceoforiginalplatsetbacksof5’.2.Avarianceoftherequired30’averagebuildingheightof2’-S”.Variance4*1—RevisedSetbacklocationsWearerequestingavarianceofthecurrentTownofEstesParkzoningrequiressetbacksof25’onallsidesoftheproperty,beabandoned,andtheoriginalplatsetbacksof5’behonored.•Thispropertyapproximately120’x80’.25’setbackswouldresultinabuildableareaofabout70’x30.•Wearemaintainingaproposeddistanceof25’fromthenewstructuretothefront,oreast,setbackline.•PerconversationwithWindcliffPropertyOwnersAssociationboard&members,andTownplanningstaff,alargenumberofWindcliffsiteshavebeengrantedthisrequest.•Thisrequestwaspreviouslyapprovedby TownPlannerBrittanyHawthorne.Brittany’semail,datedMarch28,2019,noted:“Therecordedamendedplot(Reception#20000074968)depictbuildingsetbacksatSfeetonal/sides.Wearepreparedtohonorthosesetbacksasopprovedontheamendedplotdespitemorerestrictivezoningrequirements.”•Whenpurchasingtheproperty,theGardner-Bowieswereprovidedanexistingconditionssite-plan(createdbyVan-HornEngineering)thatidentified5’setbacksonthepropertyreferencinganamendedplat.Thissiteplanisvisibleinourdetailedsiteplanandwe’veincludedacopyoftheamendedplatintheattacheddocumentsforreference.ThesiteplanmakesnoreferencetheTown’s25’setbacksbasedontheE-1zoning.•Referenceprovideddrawing4101FoundotionSitePlan.“Clouded”areasindicatelocation(s)ofvariance.Variance#2—HeightVarianceWearerequestingavariancetothezonedheightlimitof30-0.•AsnotedinVariance1descriptions,thehousehasbeenplacedatapproximately20’fromthefrontpropertyline,providingadequateoff-streetparkingfortwovehiclesonthedriveway‘bridge’.Asseenintheattacheddrawings,theMainFloorElevationofthehouseisabout2’belowthatoftheexistingCedarcliffDriveelevation.Thenecessityforthisvariancerequestisasin1pe,butdirectresultoftheslopeofthissite,ataconsistent40degrees(degrees,notpercent).•TheactualheightabovetheadjacentCedarcliffDriveaveragesabout13’(variesduetotheroadslope),whichislowerthanatypicalone-storyranchhome.•ReferenceprovideddrawingsAIQI&A302b.“Clouded”areasindicatelocation(s)ofvariance.DesignIntentOurmainintentwiththis,orany,mountainproperty,istoworkwiththesite,notforceourdesireontoit.Weliveherebecauseofourenvironments’naturalbeauty,andwouldpreferleavingthatintactasmuchaspossible,whilestillachievingourclients’goals.Ourdesignteamexploredbothconventionalandnot-so-conventionalapproachestowhatweperceiveasthechallengesonthisproperty—themostobviousbeingthesteepgrade.However,therelativelyshortlengthofthepropertyonlyexacerbatesthegrade,asthetwotogetherdonotallowforaconventionaldrvewaywithoutscarringandconsuming20%-30%oftheproperty,withnodiscernableaestheticorfunctionalgain.Byliterallybridgingbetweentheroad&thehouse,thedamagetothesite,aswellasincreasedcostofaconventionaldriveway&retainingwall,isabated,leavingthatportionofthesitelargelyuntouched.Aspreviouslynoted,thesteepgradealsodictatessomethingofarectilinearfootprintwhichrunsparallelwiththecontours.Aconventionalhousewithaconventionalfoundationsystemthencreatesa‘dam’fornatural,historicdrainagepatterns,subsequentlyI;‘‘UIdcrDuraiiJ3,i(4.l45{.O.3%553S1)ixii’’yzianasarclitcrru,c.Cnnlwwu.fans.,rcbire,rUrct-rim13 Sfanasarchitecturepure/opporteittyrequiringsignificantdrainage&erosioncontrol.Weareproposingthehouserestonaseriesofpiers,placedperpendiculartotheslope,requiringminimalfoundationexcavation&earthwork,and,uponcompletionofthehouse,allowingalmosttheentiretyofthesitetoberestoredtoitscurrent,existingslope&condition.ThismaybebestdepictedonprovideddrawingC103.Thedesignofthishouserespondsto,andisempatheticto,itssitelikefewothersinEstesPark,oranywhereelse.SarahGardner&JimBowiepurchasedthislotforitsobviousintendeduse;totakeadvantageoftheviewsithastooffer.Theypurchasedthelotawareofitsphysicalchallenges,butalsobasedonrecentinformationprovidedbyothers.Thedrawingsbeingprovidedforthesevarianceshavethesupport&approvaloftheWindcliffPropertyAssociation’sArchitecturalControlCommittee.Thevariancerequestsareminimal,theywillnotalterthecharacteroftheneighborhood.Thispropertyhasnoadjacentneighborsharingapropertyline.Thereisaconservationeasementtothesouth,openspacetotheeast,west&north.Theyhavevirtuallynoimpactonanyadjacentneighbor,whilecreatinganextremelyhighstandardofminimal-impactsitedevelopment.Werespectfullyrequestyourapprovaltothevariancesrequested.5incerely,DaleSmithFanasArchitecture2930BroadwaySuite106Boulder,CO80304303.444.5380UIderI)uraCg0IIfl34.I4.53l)I)QlI3RS5380inr€fr1tlasarchitcctui,..comwvwianasirchiterrurt-corn14 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[5100lO.LET005111515•MW1OSITLOSCITSOLID15Q050510TE5W5501155751700007OSAT‘SFWESUETOSOLO5Ff17411554175015OlE’.[755000.TOES[5040001501LHTLITSESE—,50020547001000SLAIn501181505HOOSESTOLIRE.05550CETIWS25.OTTT)O0 05510SAT205151)50LITnOOLSS55L5S04*7LES5051145005W[01.SITSOlE079011551A13OPIT-SEESSITROPTOI10055100lOTLSEATCS0041STATES551000005005TTOA0000450010001100FAlSE.5O5SL0000E55205001)050EXIStS054070510COLAS[TA005040.0155SITSTOAT5OIS5I1YOS1)41EOOTRSCTOS12OOIAIOTOOILSE)735710EISOPTOTO505100SEThL410011)05075500541flOfliPlflOIESOOr05[5)505041500SHOE.TOIlS7004.5052502ITSEISSO.1)40050 P002P0(10045TH455‘1500 55bASILTOLLFEPT[PtS5<255050*5550IRA)570005.cia’LEGALDESCRIPTION(FOOL)CORRECTIONorTOARRIJIIYDEEDATRECEPS1ON#2017004194))P00051ILLOSI.HIIESEESFLATOFLOTS.SLOSH2.000(555[TESTES70(0Th)[JWTIS[I500PIELOTS 5.1.0)55OPThE10100015551)0ALOESFLOT2.SLACk0.INDOOrSNOTATED4050150(54004,70040100105IIIER.STATESF00(01000———————N———————C00____.5.I—.N—-:s_____0__,.E0lTSL00TIRWCOPIE,,100(5015000—‘__.__.511T’——5401)0055‘%10ACCESSANDLTILITIES%QTES-,-_————j2---—-z-.,:_05€105)0090.15IICASFRSEOOET.TL.L•TpLLSTTCSU4I,.0TOnt.TL••SL./I———An001,[A5lDP0421)505“Q,,1,,[fr,——--------—LOT1H-LOT23---/----I*--.-t———-t--‘—H--.--———-_-&_...-..O-—TO—I.-—--L———/-_:415-50,--:N —--zzrON-;z-00____0,5400‘..———.—.._-14__EZ.E_______________00WAPN00‘O50550a)oCICO-0C0tJNoTs-c—)CC#)“0CSCEDARCLJFFDRIVE(GRAVEL)0lvtER)5:0055041‘0*_—521I57J;VANHORNENGINEERINGANDSURVEYINGIC4FISHCREEKRD.•ESTESPARK,COLORADO80517PhONE’(970)586—g5e8•eMa)):vhe@orrbits.com-xBo.5,0—‘C)ST(0TopoSurvey15 ‘1 .0 C:2 II 0 0 2 In •0 3n 2 E-) 0ii ISSUANCE RECORD No:DATE TITLE Gardner-B owie Residence 2900 Cedarcliff Drive, Estes Park,CO 80517 eEht a n a s a r c h it e c t u r e p a c e/o p p o r t a ii t y (II 190715 (12 191(51(2 (13 19(1515 (14 1911(1(2 Witidelill ACC Varijncc Rcqucsl BOA Boulder 3034445380 Durango 970.264.5380 16 LEGEND:•ceo:C4005r0uT.CvO%UMCTt:.SOTEDoNOtATESSETRISeRw/TDuNPtAST,CCAP STAMPEDPE&P155760*sSys3xrr88 25)PLATDATA.NOtATED1Oc.’EPENTTHANACTUAL589530018830ACTUAL2215.TI’CN%rEREC’.RCXTO0500FOeOR.C*•CCL55savIusDel’AS.ETE_.0ONAPE‘.0.S.NSA’tOTSR—$T.NTZPD!050ONCL65TIeASE‘OLSONaS.O.aR..ka.,.e.TTanj.:...*4s,e•.sTr:o.TonoTunA.•aTIe.lpa.1..,..n.72&o..Nan.r.N.R72ay00..&ru..&T.-TC_.u.cN.81,.b..N—,.,O5NAO,Io.eaeT.eT,Ia.S.4aosu.,a.T....os.ba.vTareoae.I.2,.acrTICd2.kuS2.OCTavIT0e006‘auvu0..nd.nIT.ToTNdOddNTIS64Ne•sN...’-0*ONDDeCeT5TLOTT.5.C010205_PCONIESrasAOIOCeSVaTO..1-aLoesT.Neaaau’nTeT6a4ECXDP.*aT_DT2..acaTnTT.T*5C:TOEaT0TEST2uTTSs5RDOa’sTe•.e..,Tn,TTTT,r,.T100TuTa,.NT,7t,..ae:.oTus1,,,rdu.,.a:Tra,00.cecun..a.e.TadsuTo,aan,ary.uChT.2-e,___________0—to:::.:0zxahnA&_uva/StolE0’L4g1rnt‘T.a..075no..A4haT.8AT,0C.pro..bs.rORaeTNSy,JtIt’.ta.fltLflsI_nas.TTery.,rouesoec,ooeoaa,.o*,o.sjTSt’ORTStTTfl:COTR.T*T*.T.NTaTT.R.flIn*ad..6ON,.nt,-.5.,5e•TC<7500(_TToI!3C’CtT450*OCT:e.*0CCI2.5.5002.‘TIACS.’TConsS5RON5.2:-s-so.0.0.70T*;T*u.a_T2*%65.*’rIa..,.N015T.T.*.T.TOTTOT005.0.4TI1.rSt,-.Cu1OTIOTLOTITOSCNT•,T0eT,-_._I...re00000-5.Ta_.-...a2a-...0!—0015(TO•*T_StTSulTana..tk.-.co—ro-—________usTa..VLaan.TCONT$Ea..TTN0.0,0-051IPPROTAO.PTLLTSLTCSMPlode)OFOCNNCTSOSTNSTSSKTATOSen.”5t0*L00T.,CcTT,*66fC*u,TyOo,rdda,.-,.1..L}t’,i,tA&o.,o.2OS.OOTaeoflo.dS...IaTTNlp,IT..TTPTR:aloTd.aT,5t.uNce.Na.TC*NTTTSTTI•ILni03/26/19AMENDEDPLAY-2000fanasarchitectureCe/oppoptiintyGardner-BowieResidenceorpto,2$SucT,,so:oII201010.13000S?SOFSTITIEeu-un.10005100.L15SET-TaCIT?70STAlETOOCON.-SAMENDEDPIATOFLOT1.BLOCK2,WINDCLIFFESTATESFOURTHSUBDIVISIONANDLOTS1,2AND3OFTHETHIRDAMENDEDPLATOFLOT2,BLOCK2,WINDCLIFFESTATESFOURTHSUBDIVISIONLOCATEDTNTHES1/2OFSECtION3.T4NR73WOF THEGTE)P.M..L4RIMEP.COUNTY.COLORADONIT1’T°EF.50.550L010..B.CC-F0—s-n4’‘TIIACodCroleCtOFThL•Tal/007000NTT/4SICN.007505,II)D2COILT.XIrE0.aNrC..noT55*0.060000TTCR0OCT00.&ZioJbnn.\V.0(5500’sr4éo.FTVAnt6ad.JrtmSt.1OOtnCAr________aSGtjcNOTES5oonTNoyIiaestnd°uotedonthtsmopareOClunboTentsofarrserboundary1,0enoftheprope’tydepUtedhereon.SuchGdyosImentsdolotcreateadda-onoltotsorbuitd,’qsh’sfo,a,yionpagesN.areacOoedtoeachtotahoonhereonAotucnaOl..stoTenIIstoScconsideredonadditionto.5h09becomepartat,and snaItbeconveyedtoqeth,r-aTv.es&tabasshow,.2.Appraunla,ahoplo0crectesalas:adETCPRTTynqhtF0’yCO5.purOuaflToA—tnt.65ofTitle24.C.PS.Osare’o273Ats,gh.o-eraIs’Aenos,.ctoe’,.c:ss’c.r.at.nspot.UpSR:ao..:otan‘sob.:09ro’ar-f.beToGTreSocp25.d,o,Sut.,00acrc’nti;ot,—:to.—.t055OhITtcLcr’e(2nT:y*7’.CSOCCC2CCCAO’c:a’.-a:ciT,as.fleC.,,t0eL.Socme,lcoderc-na’t:,saof-,—t’;C.’stoezoedobat 0-os:berlorf4-Elna;nee,’.ofoendstasdeSIreshaltb.rearhed01?LenIaedI)OPETuSPACELOTLOT2.BLOCKICatsTINOOPENSPACE.01._OT1.STOCK2k15700an01155510OPENSPACELOTLOT1.BLOCK2VICINITYAMPGRAPH:CSCAT.EloParI520—00ILU[SEESPAlESLtevEnOfS&ENOINCERS.NC.20003q05TOTESPORNOSfCRuEOORS&ENGINEERS.NCP0BOa0047POSTNASOEIALStENO500EtAaPdR.COLORADOSUITE20452517(570)58t—5T75PRCSEC.*V1C05P.01CACAOB’05*0CIOECKECSn:P’A.N(ENUOOA0SKANT25.200.g000ROESLANE‘RE’;NJOUST00.2000’I00500E.CT0t465I1(203)STNSET:IOPIIPBOJWT‘.0:-51617 C C Cz C 3 Co C 0 Cz 0 —1 0z .1, t .0 Cz 0 > z 3 Co 0 0 Cz 7 3 Co C t -I, F’) 0 N) ISSUANCE RECORD NO.DATE TITLE DI 190715 Windcliff ACC 02 I 90802 Pcrmi I So .03 I 90815 Variance Reque’I .1 0S Gardner-B owie Residence 2900 Cedarcliff Drive, Estes Park,CO 80517 at änas architecture ‘I Boulder 303.4445380 Durango 970.264.538018 anasarchitecturepae‘/opportii iiityStreetView______//11January2019-=1-0”FullViewEast/FrontElevationAltAGardner-BowieWindcliffResidence19 C -z ‘23 IL -1 ‘.p ISSUANCE RECORD ?“NO.DATE TITLE 112 I 9(10(12 PCflnLI Sc)C (3 191)0 15 Variance Request (jJ 01 190715 Wi’iddeiACC Gardner—B owie Residence aL%f a n a s a r c h i t e c t u r e 2900CedarcliffDrive, Q... .Estes Park,CO 80517 Boulder 303.4445380 Dur’ango 970.264,5380 -0 tte .5,H—TV IIH11_IHfflEfHHJThi I Hfflffl I ______ I ______________________ I I I - ,‘ I I FwfflT=d=fflEffl ..‘‘..I :‘— DiETETSfflEElli-E :“.‘.‘ ____ .I _____ Ifl ___ - ___________ I ____ LEHH ‘‘ C I ______ OUIL_m AWl_40 AWU AT uTAflIDW FACA OflT1FlOR WALl. ____________________ 1 L IJ I ---© ---0 20 WindcliffVarianceRequest-Updateemail:“bhathawayestes.orgBrittanyHathaway”Thursday,March28,2019at10:56:54PMGreenwichMeanTimeTo:email:“bowie@mbi.uclaedu”email:“hilsenhoffgmail.com’email:‘dale@fanasarchitecture.com”Cc:email:“rhunt@estes.orgRandyHunt”GoodAfternoon,Ihavereviewedyoursubmitteddocumentationfor avariancetoallowfordecreasedsetbacksatyourpropertyinWindcliffon CedarcUffDrive.Therecordedamendedplat(Reception#20000074968)depictbuildingsetbacksat5feetonallsides.Wearepreparedtohonorthosesetbacksasapprovedontheamendedplat,despitemorerestrictivezoningrequirements.Assuch,avariancewillnotbe requiredshouldyoubeabletoadheretothe5footsetbacksasdescribed.Pleaseletmeknowifyouhaveanyquestions.Pleasekeepthisemailforyourrecords.BrittanyHathawayPlannerIICommunityDevelopmentDepartmentTownofEstesPark970-577-372921 7..LonnieSheldonFrom:AudemGonzales<agonzales@estes.org>SentTuesday,November28,20178:27AMTo:LonnieSheldonSubject:Re:WindcliffPUDTheoriginalPUDhaszerosetbacksonthefrontpartsofthelots,ThePUDwasneveramendedpermyrecords,onlythepropertylines(plats)were.PUDsandPlatsaretwoseparatedocuments.Theamendedplatsovertheyearsestablishednewsetbacksbutdidnotcalloutamendingtheplat.SotheoriginalPUDshouldstillbeineffect.Howthattranslatesintothenewlotsisoddbecausethelotlineshavechangedsomuchovertheyears.Themostrecentplatsshow5footsetbacksbutagaindonotcalloutamendingthePUDthatwouldallowsmallersetbacks.Itwouldbesafetobuildat5-feetfromthepropertylinebutsomeofthoselinesshouldstillbezerosetbacksbecausethePUDthatallowednosetbackswasneveramended.Iftherecentplatscalledthesetbacklinesabuddingenvelopethenthatwouldbethefinalsetback.ThisisaclassiccasewhyweneedtoALWAYSseparatePUDsfromsubdivisions.Theyarenotthesame.Wewouldhonorthe5-feetbutreallysomeofthoseareascouldbezero.IftherewasaPUDamendmentwearenotawareof,itwouldtrumpeverything.I’mnotfindingthat.Maybeyoucouldlookonyourendaswell,Thanks,AudemOnMon,Nov27,2017at7:17PM,LonnieSheldon<hinvhe@airbits.com>wrote:Audem,thanksfortheemail.SoZerolotlinesetbacksareokwiththisworkweareplanningonthesetwolots?WearejustdoingaSitePlanforafuturebuildingononeorbothofthelots.TheymaywanttocombInebothlotsinthisAPtoallowalargerhousetocrossoverthecurrentlotline.TheyknowthatanAmendedPlatwillberequiredtodissolvethelotlinetherebetweenthesetwolots.Justconfirmingthatzeroisokonallsidesofthelotforsetbacks.AttachedisourDRAFTSitePlantodatefortheselots.Itstillneedsalotoflabelingandatitle,butitgivessomeindicationofthebuildingareawiththe5’setbacks.IfdowntoZero,thathelpswithmoreroom.Thereisanoteaboutsetbacksinthemiddleoftheattachedsheet.Wewillamendthatifitiszero.Thanksagain,LonnieFrom:AudernGonzales[m&Jto:pgpnzplesestes,prg]Sent:Monday,November27,20174:28PM22 p1Tu:LonnieSheldonSubject:WindcliffPhDWelookedupthewindclifflotsandfoundthreeamendedplatsfromtheoriginalPUD/Subdivisionforthisarea.NoneoftheamendedplatsreferencethePUD.Onlythesubdivisionlotswereamended.Randy,JeffandmyselfthinkthesetbacksrevertbacktotheoriginalPUD(zeroIbelieve).Setbacksshouldnotbeshownonplatsunlesstheyareplattedbuildingenvelopes.AmendingthecurrentlayoutshouldnotshowbuildingsetbacksontheFinalPlats.1suggestnoteventouchingthePUD.WewillhonortheoriginalnosetbacksunlessthePUDwasamendedatsomepoint.I’mnotseeingwherethatis.AudemGonzalesPlannerIICommunityDevelopmentDepartmentTownofEstesParkEstesPark,CO80517Ph:(970)577-3729AudemGonzalesPlannerIICommunityDevelopmentDepartmentTownofEstesParkEslesPark,CO80517Ph:(970)577-3729223 acc.....‘%‘e4I)*t1j.I;;s!-It“..:M:SAC24