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HomeMy WebLinkAboutVARIANCE Setback 510 Moraine Ave 2023-04-4 Community Development Memo To: Chair Jeff Moreau Estes Park Board of Adjustment Through: Jessica Garner, AICP, Community Development Director From: Kara Washam, Planner I Date: April 4, 2023 Application: Variance Request for Side Setback 510 Moraine Avenue, Estes Park CS & NC, LLC, Owner/Applicant (Coffee on the Rocks) Jes Reetz, Cornerstone Engineering and Surveying, Inc., Consultant Recommendation: Staff recommends the Board of Adjustment approve the variance request, subject to the findings described in the report. Land Use: 2022 Estes Forward Comprehensive Plan Designation: (Future Land Use): Mixed-Use Centers & Corridors Zoning District: Commercial Outlying (CO) Site Area: 1.69 Acres +/- (73,812 SF) PUBLIC HEARING ORDINANCE LAND USE CONTRACT/AGREEMENT RESOLUTION OTHER QUASI-JUDICIAL YES NO Objective: The applicant requests approval of a variance to allow a reduced side setback of eight feet () in lieu of the twenty-five foosetback required in the CO (Commercial Outlying) Zoning District under Section 4.4.C.4. of the Estes Park Development Code (EPDC). If approved, the applicant intends to construct a partially open pavilion. Background: The applicant purchased Coffee on the Rocks in 2006, and has been using temporary tents since 2020 to host weddings and other special events. In lieu of utilizing temporary tents and structures, the owner is proposing to partially open pavilion near the western property line of the subject variance request. The pavilion will rty line. Variance Description This is a request to approve a variance to allow a reduced side setback of eight feet -five foo Outlying) Zoning District. Location and Context: The 1.69-acre lot is located at 510 Moraine Ave with frontage along Highway 36 to the north and Big Thompson River along the southern property line. A large pond makes up approximately half the parcel, and is encircled by a paved walking path that serves as a natural focal point and recreational feature for customers. A large, paved parking lot with thirty-five (35) spaces is located on the north side of the property with access from Moraine Ave. Adjacent properties east of the subject property are zoned CO (Commercial Outlying), and residential uses and zoned RM (Multi-Family), E-1 and E (Estate) are located to the west and south of the subject property. 2 Vicinity Map Zoning Map 3 Zoning and Land Use Summary Table Comprehensive Plan (2022) Zone Uses Subject Mixed-Use Centers & CO (Commercial Outlying) Commercial Site Corridors RE-1 (County Land: Estes North Mountains & Foothills Undeveloped Valley Rural Estate) South Suburban Estate E-1 & E (Estate) Residential Mixed-Use Centers & East CO (Commercial Outlying) Commercial Corridors Mixed Residential West RM (Multi-Family) Residential Neighborhood Project Analysis Review Criteria: The Board of Adjustment (BOA) is the decision-making body for variance requests. In accordance with EPDC Section 3.6.C., Variances, Standards for Review, applications for variances shall demonstrate compliance with the applicable standards and criteria contained therein. The Standards with staff findings for each are as follows: 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 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: Special conditions exist that reduce the developable areas of the property due to the large pond near the center and Big Thompson River along the southern property line. Aerial imagery obtained from Larimer County Assessor shows the pond existing prior to the owner purchasing the property in 2006. 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; Staff Finding: Without the variance, the property can continue being used as a coffee shop. However, the occasional events at the facility would be enhanced with the construction of a permanent pavilion. 4 b. Whether the variance is substantial; Staff Finding: The variance request for ) is moderately substantial. In addition, the existing coffee shop on the property the same property line, significantly less than the twenty-The proposed setback would not be uncharacteristic for the property. 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: Staff does not find that the Commercial Outlying (CO) character of the immediate neighborhood would be altered, nor would adjoining properties suffer a substantial detriment as a result of the variance. Events have taken place in temporary tents located in the subject area of the proposed setback variance for nearly three years without complaints from the neighboring properties. d. Whether the variance would adversely affect the delivery of public services such as water and sewer. Staff Finding: No public utilities would be affected by the variance request. A grease interceptor for the coffee shop would need to be modified to accommodate the proposed concrete patio, and access to it would be maintained. In addition, the water service for the coffee shop is in the general vicinity of the proposed improvements, and requires coordination with the Utilities Department and the Sanitation District prior to and during construction. e. Whether the Applicant purchased the property with knowledge of the requirement; Staff Finding: It is unknown whether the Applicant purchased the property with knowledge of setback requirements. f. Whether the Applicant's predicament can be mitigated through some method other than a variance. Staff Finding: Tcould potentially be mitigated by locating the proposed pavilion to another area of the property. However, due to the location of the existing coffee shop, pond, river, and patio this would require significant disturbance to the property. 3. No variance shall be granted if the submitted conditions or circumstances 5 make reasonably practicable the formulation of a general regulation for such conditions or situations. Staff Finding: Not applicable. 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: Not applicable. 5. If authorized, a variance shall represent the least deviation from the regulations that will afford relief. Staff Finding: The proposed variance would be the least deviation from the Development Code. 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 applicant requests a setback variance in order to construct a partially open pavilion to be used for occasional outdoor events. This use, categorized as an event facility, is permitted by right in the CO (Commercial Outlying) zoning district per Table 4-4 of the EPDC. In addition, the primary use of the property, categorized as an eating/drinking establishment, is also permitted by right in this district. 7. In granting such variances, the BOA may require such conditions as will, in its independent judgment, secure substantially the objectives of the standard so varied or modified. Staff Finding: Not applicable. Review Agency Comments The application was referred to all applicable review agencies for comment. Public Works: Does not support the setback variance request due to the proposed pavilion being situated in the Special Flood Hazard Area (SFHA). New construction in the SFHA should be minimized whenever possible. There are concerns that in the event of a flash flood, evacuation could be problematic due to the proposed pavilion serving as a gathering place for large crowds of people. A Floodplain Development Permit (FDP) will be required to construct the proposed pavilion. However, the setback variance request is independent of the FDP process. 6 Estes Park Utilities:No objection to the setback variance request but remindsthe applicant of the privately owned water service line located in the vicinity of the proposed pavilion structure. Upper Thompson Sanitation District (UTSD): No concerns with the setback variance request but will make further comments once the location of the grease interceptor and its service laterals are shown on plans for the proposed improvements. No other agencies had concerns or comments. Public Notice Staff provided public notice of the application in accordance with EPDC noticing requirements. As of the time of writing this report, no written comments have been received for the variance request. Written notice mailed to adjacent property owners on February 15, 2023. Legal notice published in the Estes Park Trail-Gazette on February 17, 2023. 2023. Advantages This variance would allow the Applicant to construct a permanent pavilion structure to replace the temporary tent that has been used in the subject location for the past few years. The proposed pavilion would allow the business to continue hosting private and public events for the community. Disadvantages There are no known disadvantages of the variance to allow a reduced side setback of for the subject property. However, the proposed pavilion is situated in the Special Flood Hazard Area (SFHA), and a Floodplain Development Permit (FDP) will need to be issued if the setback variance is approved and the Applicant proceeds with the proposed improvements. Action Recommended Staff recommends approval of the proposed variance described in this staff report, with setbacks consistent with the Site Plan for Coffee on the Rocks Pavilion provided in Attachment 3. Finance/Resource Impact N/A Level of Public Interest Low. 7 Sample Motions I move to approve the variance request for for the subject property addressed as 510 Moraine Ave. in the Town of Estes Park, with findings as outlined in the staff report. I move to deny the requested variance with the following findings (state reason/findings). I move that the Board of Adjustment continue the variance to the next regularly scheduled meeting, finding that \[state reasons for continuance\]. Attachments 1. Application 2. Statement of Intent 3. Site Plan . 8 Kbovbsz!2:-!3134! ! Nst/!Kfttjdb!Hbsofs! Dpnnvojuz!Efwfmpqnfou!Ejsfdups! Upxo!pg!Ftuft!Qbsl! Q/P/!Cpy!2311! Ftuft!Qbsl-!Dp/!91628! ! SF;!!621!Npsbjof!Bwf! !Tusvduvsf!Tfucbdl!Wbsjbodf!Sfrvftu! ! Efbs!Nst/!Hbsofs-! ! Dpsofstupof!Fohjoffsjoh!boe!Tvswfzjoh-!Jod/!)DFT*-!po!cfibmg!pg!uif!pxofs!pg!Dpggff!po!uif!Spdlt-! jt!tvcnjuujoh!b!wbsjbodf!sfrvftu!gps!b!qspqptfe!qbwjmjpo!tfucbdl!bu!621!Npsbjof!Bwfovf-!Ftuft!Qbsl-! Dpmpsbep/!! ! Mfhbm!Eftdsjqujpo! 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