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HomeMy WebLinkAboutPACKET Estes Park Board of Adjustment 2023-11-01 BOARD OF ADJUSTMENT – TOWN OF ESTES PARK 170 MacGregor Avenue – Town Hall Board Room Tuesday, November 7, 2023 9:00 a.m. Estes Park, CO 80517 The meeting will be live-streamed on the Town’s YouTube channel and recorded and posted to YouTube and www.estes.org/videos within 48 hours. AGENDA INTRODUCTIONS: AGENDA APPROVAL CONSENT AGENDA: 1. Board of Adjustment Minutes October 3, 2023 PUBLIC COMMENT: Items not on the agenda (please state your name and address). ACTION ITEMS: 1. Variance Request 1360 B Brook Drive Planner I Washam Waiver of occupancy term requirement for employee housing 2. Variance Request 562 Driftwood Ave Planner I Washam Reduce the front setback from fifteen feet to eight feet for an addition to a residential building. REPORTS AND DISCUSSION ITEMS: 1. Upcoming meeting items ADJOURN The Town of Estes Park will make reasonable accommodations for access to Town services, programs, and activities and special communication arrangements for persons with disabilities. Please call (970) 577-4777. TDD available. November 1, 2023 1 2 Town of Estes Park, Larimer County, Colorado, October 3, 2023 Minutes of a Regular meeting of the ESTES PARK BOARD OF ADJUSTMENT of the Town of Estes Park, Larimer County, Colorado. The meeting was held in the Town of Estes Park on October 3, 2023. Board: Chair Jeff Moreau, Vice-Chair Wayne Newsom, Board Member Joe Holtzman Attending: Chair Moreau, Vice Chair Newsom, Member Holtzman, Planner I Kara Washam, Senior Planner Hornbeck, Recording Secretary Karin Swanlund Absent: none Chair Moreau called the meeting to order at 9:00 a.m. New Senior Planner Paul Hornbeck was introduced. APPROVAL OF AGENDA It was moved and seconded (Newsom/Holtzman) to approve the agenda. The motion passed 3-0. APPROVAL OF CONSENT AGENDA It was moved and seconded (Newsom/Moreau) to approve the Consent Agenda. The motion passed 2-0. Holtzman abstained. PUBLIC COMMENT: none VARIANCE REQUEST 1454 Narcissus Drive Planner Washam The Applicant requested a variance to allow a reduced rear setback of ten feet (10') along the north property line in lieu of the twenty-five foot (25') rear setback required in the E-1 (Estate) Zone District. The Applicant proposes constructing a 24'x24' detached garage with access in line with the existing gravel driveway. Staff recommended approval of the request. It was moved and seconded (Moreau/Newsom) to approve the variance request for a ten-foot (10') rear setback along the north property line for the subject property addressed as 1454 Narcissus Drive in the Town of Estes Park, with findings as outlined in the staff report. The motion passed 3-0. REPORTS: There are two possible items for the November 7 meeting. There being no further business, Chair Moreau adjourned the meeting at 9:10 a.m. Jeff Moreau, Chair Karin Swanlund, Recording Secretary dra f t 3 4 Community Development Memo To: Chair Jeff Moreau Estes Park Board of Adjustment Through: Jason Damweber, Interim Community Development Director From: Kara Washam, Planner I Date: November 7, 2023 Application: Variance Request for Occupancy Term 1360 B Brook Drive, Estes Park Reuben Bergsten, Town of Estes Park, Owner/Applicant 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): Industrial Mix Zoning District: Restricted Industrial (I-1) Site Area: 5.60 Acres (+/- 243,936 SF) ☒ PUBLIC HEARING ☐ ORDINANCE ☐ LAND USE ☐ CONTRACT/AGREEMENT ☐ RESOLUTION ☒ OTHER QUASI-JUDICIAL ☒ YES ☐ NO Objective: The Applicant requests approval of a variance to waive the occupancy term requirement for employee housing in the I-1 (Restricted Industrial) Zoning District under §5.2.C.2.a.(1)(c) of the Estes Park Development Code (EPDC) to create a duty house for Water Division staff. Background: The Town of Estes Park purchased the subject property in 2018 through its water activity enterprise and currently uses it for Water Division operations. The property was previously used by a construction excavation company and contains a small existing structure, historically used to weigh trucks. This structure is currently referred to as the “scale house.” The Water Division seeks to remodel the interior of the scale house as a dwelling for temporary use by on-call duty staff, particulary during emergencies and inclement weather. Water Division operators are on a rotational on-call period of one (1) 5 2 week. Staff living outside the Estes Valley can use the duty house while on-call. The on- call period of one (1) week will result in intermittent use of less than thirty (30) days. The scale house will be solely used as on-call employee housing when needed and will not be for lease or rent. Variance Description The Applicant requests a variance to waive the occupancy term requirement for employee housing in the I-1 (Restricted Industrial) Zoning District under §5.2.C.2.a.(1)(c) of the Estes Park Development Code (EPDC). The Applicant proposes an interior remodel of the existing scale house to create a duty house for Water Division staff. Proposed Site Plan Location and Context: The 5.60-acre lot is located at 1360 Brook Drive, at the southwest corner of Brook Drive and Fish Creek Road, and is along the eastern boundary of Estes Park Town Limits. The subject property and adjacent properties to the west and south are zoned I-1 (Restricted Industrial). The adjacent properties to the north and east are residential in use and zoned E (Estate) and Rural Estate (Unincorporated Larimer County), respectively. Fish Creek borders the subject property to the east. 6 3 Vicinity Map Zoning and Land Use Summary Table Comprehensive Plan (2022) Zone Uses Subject Site Industrial Mix I-1 (Restricted Industrial) Municipal North Suburban Estate E (Estate) Residential South Industrial Mix I-1 (Restricted Industrial) Storage East Mountains & Foothills Unincorporated Larimer County (EV RE) Residential West Industrial Mix I-1 (Restricted Industrial Industrial 7 4 Zoning Map 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. 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: Practical difficulty would exist with strict compliance to the occupancy standards outlined in §5.2.C.2.a.(1)(c) of the Estes Park Development Code (EPDC), requiring a minimum of thirty (30) day occupancy. The Water Division proposes remodeling an existing structure into a duty house for on-call 8 5 staff, with occupancy to vary but unlikely to exceed a one (1) week period at a time. 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: The existing scale house structure can be used as storage for the Water Division. However, due to aging and deterioration of the structure, substantial repair is necessary. b. Whether the variance is substantial; Staff Finding: The variance request to waive the occupancy term requirement for employee housing is not substantial. Impact to the subject property and surrounding area, including traffic, will not be affected. 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 essential character of the neighborhood will not be substantially altered. The structure is existing and would be aesthetically improved with the forthcoming remodel, contingent on approval of the variance request. d. Whether the variance would adversely affect the delivery of public services such as water and sewer. Staff Finding: Public services, including utilities, are available at the existing scale house structure and would not be affected by the variance request. e. Whether the Applicant purchased the property with knowledge of the requirement; Staff Finding: The Water Division was not aware of the occupancy term requirement at the time of purchase. f. Whether the Applicant's predicament can be mitigated through some method other than a variance. Staff Finding: Alternative solutions for on-call duty staff can be found, including providing a cot during emergencies or inclement weather. However, these options are temporary and not practical as a long-term solution. 9 6 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 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 Estes Park Development Code (EPDC). 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 zoning district containing the property for which the variance is sought. Staff Finding: The Applicant requests a variance to waive the occupancy term in order to provide a duty house for on-call staff. Employee housing is an accessory use permitted by right in the I-1 (Restricted Industrial) zoning district per Table 5- 2 of the EPDC. 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: Staff has no recommended conditions of approval. Review Agency Comments The application was referred to all applicable review agencies for comment. No concerns were received. Public Notice Staff provided public notice of the application in accordance with EPDC noticing requirements. As of the time of writing this report, Staff received two (2) phone call inquiries for the variance request. Support of the proposed variance request was expressed. ● Written notice mailed to adjacent property owners on October 18, 2023. ● Legal notice published in the Estes Park Trail-Gazette on October 20, 2023. 10 7 ● Application posted on the Town's "Current Applications" website. Advantages This variance would allow the Applicant to proceed with remodeling the existing scale house to be used as a duty house for Water Division staff. Disadvantages There are no known disadvantages of the variance request to waive the occupancy term requirement for employee housing in the I-1 (Industrial) Zoning District at the subject property. Action Recommended Staff recommends approval of the proposed variance described in this staff report. Finance/Resource Impact N/A Level of Public Interest Low. Sample Motions I move to approve the variance request to waive the occupancy term requirement for employee housing in the I-1 (Industrial) Zoning District for the subject property addressed as 1360 B Brook Drive in the Town of Estes Park, with findings as outlined in the staff report. I move to approve the variance request to waive the occupancy term requirement for employee housing in the I-1 (Industrial) Zoning District for the subject property addressed as 1360 B Brook Drive in the Town of Estes Park, with conditions [state conditions] and 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. Water Division Duty House Plans 11 Revised 2023-08-01 ks Condominium Map Preliminary Map Final Map Pre-App Development Plan Special Review Preliminary Subdivision Plat Final Subdivision Plat Minor Subdivision Plat Amended Plat Project Description Lot Size Area of Disturbance in Acres Proposed Land Use Town Well None Town Well None Existing Sanitary Sewer Service EPSD UTSD Septic None Proposed Sanitary Sewer Service EPSD UTSD Septic Is a sewer lift station required?Yes No Existing Gas Service Other None Existing Zoning Proposed Zoning Yes No Name of Primary Contact Person Complete Mailing Address Primary Contact Person is Owner Applicant Consultant/Engineer Existing Land Use Existing Water Service Attachments Proposed Water Service No Site Access (if not on public street) Are there wetlands on the site? Yes Site staking must be completed as required/requested by Planner. Complete? Please review the Estes Park Development Code Appendix B for additional submittal requirements, which may include ISO calculations, drainage report, traffic impact analysis, geologic hazard mitigation report, wildfire hazard mitigation report, wetlands report, and/or other additional information. Project Address Parcel ID # Legal Description General Information Boundary Line Adjustment ROW or Easement Vacation Street Name Change Time Rezoning Petition Annexation Request Extension Other: Please specify Project Name Supplemental Map ESTES PARK PLANNING DEPARTMENT APPLICATION Type of Application Submittal Date: Site Information Application fee Statement of intent 2 copies (folded) of plat or plan 11" X 17" reduced copy of plat or plan Xcel Primary Contact Information Community Development Department Phone: (970) 577-3721  Fax: (970) 586-0249  www.estes.org/CommunityDevelopment Town of Estes Park  P.O. Box 1200  170 MacGregor Avenue  Estes Park, CO 80517 Other (specify) Other (specify) Digital Copies of plats/plans in TIFF or PDF format emailed to planning@estes.org PLEASE CHECK ONLY ONE BOX Sign Purchase ($10) Variance Request Scale House Modifications Remodel the Scale house to turn it into a duty house for Water employees 1360 Brook Dr., Estes Park, CO 80517 Lot 1, Final Plat of Kearney Minor Subdivision, County of Larimer, State of Colorado 2531425901 5.6 acres Town facility Town facility I-1 restricted industrial I-1 restricted industrial Reuben Bergsten 1360 Brook Dr., Estes Park, CO 80517 12 Revised 2020.04.23 ks Consultant/Engineer PLEASE PRINT: PLEASE PRINT: Date DateApplicant Record Owner Applicant Fax Names: Email Article 65.5 of Title 24 of the Colorado Revised Statutes requires applicants for Development Plans, Special Reviews, Rezoning, Preliminary and Final Subdivision Plats, Minor Subdivision Plats if creating a new lot, and Preliminary and Final Condominium Maps to provide notice of the application and initial public hearing to all mineral estate owners where the surface estate and the mineral estate have been severed. This notice must be given 30 days prior to the first hearing on an application for development and meet the statutory requirements. Phone Cell Phone Mailing Address Applicant Fax Phone Email Contact Information Phone Cell Phone Cell Phone Mailing Address Mailing Address Record Owner(s) Email Signatures: Fax I hereby certify that the provisions of Section 24-65.5-103 CRS have been met. MINERAL RIGHT CERTIFICATION APPLICATION FEES For development within the Estes Park Town limits See the fee schedule included in your application packet or view the fee schedule online at www.estes.org/planningforms All requests for refunds must be made in writing. All fees are due at the time of submittal. Record Owner Town of Estes Park P.O. Box 1200, Estes Park, CO 80517 970-586-5331 Reuben Bergsten 1360 Brook Dr., Estes Park, CO 80517 970-577-3583 13 Revised 2020.04.23 ks ► ► ► ► ► ► ► ► ► PLEASE PRINT: PLEASE PRINT: Date Date APPLICANT CERTIFICATION I understand that this proposal may be delayed in processing by a month or more if the information provided is incomplete, inaccurate, or submitted after the deadline date. I understand that acceptance of this application by the Town of Estes Park for filing and receipt of the application fee by the Town does not necessarily mean that the application is complete under the applicable requirements of the EPDC. http://www.estes.org/DevCode Record Owner Applicant Signatures: I grant permission for Town of Estes Park Employees and Planning Commissioners with proper identification access to my property during the review of this application. I acknowledge that I have received the Estes Park Development Review Application Schedule and that failure to meet the deadlines shown on said schedule may result in my application or the approval of my application becoming null and void. I understand that full fees will be charged for the resubmittal of an application that has become null and void. I understand that a resubmittal fee will be charged if my application is incomplete. The Community Development Department will notify the applicant in writing of the date on which the application is determined to be complete. Record Owner Applicant I hereby certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge and that in filing the application I am acting with the knowledge and consent of the owners of the property. Names: In submitting the application materials and signing this application agreement, I acknowledge and agree that the application is subject to the applicable processing and public hearing requirements set forth in the Estes Park Development Code (EPDC). I acknowledge that I have obtained or have access to the EPDC, and that, prior to filing this application, I have had the opportunity to consult the relevant provisions governing the processing of and decision on the application. The Estes Park Development Code is available online at: Town of Estes Park Reuben Bergsten, Town of Estes Park Utilities Director 9-18-2023Reuben Bergsten Digitally signed by Reuben Bergsten DN: C=US, E=RBergsten@Estes.org, OU=Utilities, O=Town of Estes Park, CN=Reuben Bergsten Date: 2023.09.18 09:40:26-06'00' 14 Utilities Department Water Division 970-577-XXXX email@estes.org 170 MACGREGOR AVE. P.O. BOX 1200, ESTES PARK CO. 80517 WWW.ESTES.ORG September 18, 2023 To: Town of Estes Park Community Development, RE: Statement of Intent for Scale House modifications project The Town of Estes Park Water Division is submitting a variance request for an accessory dwelling at 1360 Brook Drive, Estes Park, Colorado to be used as employee (duty) housing for terms less than 30 days. Legal Description Lot 1, Final Plat of Kearney Minor Subdivision, County of Larimer, State of Colorado Found in warranty deed recorded at Reception No. 20180039673 dated 06/29/2018 in the Larimer County Clerk and Recorder records. Variance Request § 5.2.C.2.a.(1)(c) in the Estes Park Development Code: “Employee housing shall not be occupied or rented for a term of tenancy less than thirty (30) days.” The Town of Estes Park Water Division is requesting occupancy term of less than 30 days. Project Description The Town of Estes Park acting by and through its water activity enterprise purchased the property at 1360 Brook Drive in 2018 and uses it for its Water Division operations. At the time of purchase, the property was used for an excavation construction company and it included a structure to the east that was used to weigh trucks hauling construction aggregate. The structure is called the scale house. The Water Division seeks to remodel the scale house to make it suitable for temporary use by on-call duty staff, during emergencies or in bad weather. The structure’s footprint will not change. Water operators are on-call (duty) for a week-long period, rotating through staff members. On-call staff must be able to quickly respond to our treatment plants or on-site to a distribution leak or customer complaint. Staff living outside the Estes Valley can use the duty house while on-call, responding to emergencies, or during bad weather, resulting in intermittent use of less than 30-days. The less than 30-day use does not align with the development code restrictions. The scale house will be solely used as employee housing when needed and is not for lease or rent. Practical Difficulty 2. In determining “practical difficulty,” the BOA shall consider the following factors: 15 Utilities Department Water Division 970-577-XXXX email@estes.org 170 MACGREGOR AVE. P.O. BOX 1200, ESTES PARK CO. 80517 WWW.ESTES.ORG a. Whether there can be any beneficial use of the property without the variance. The structure can be used as storage, but it is deteriorating and needs to be repaired for use. b. Whether the variance is substantial. Traffic to and from the lot will continue to be the same. 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. The variance would not have a noticeable impact on the neighborhood. The structure is present on the lot and would be aesthetically improved and better kept if used as employee housing. d. Whether the variance would adversely affect the delivery of public services such as water and sewer. The variance would not affect the delivery of public services. Sewer, water, and electricity already exist for the building. e. Whether the Applicant purchased the property with knowledge of the requirement The Water Division was not aware of the requirement at the time of purchase. f. Whether the Applicant’s predicament can be mitigated through some method other than a variance. Alternative solutions can be found. For example, a cot can be set up in the office for emergencies or bad weather. This is not an ideal or long-term solution and would not work for employees on duty. 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 or situations. This is not applicable to the variance requested. 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. The variance requested will not alter the lot size or increase the number of building sites. 5. If authorized, a variance shall represent the least deviation from the regulations that will afford relief. This is not applicable to the variance requested. 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. 16 Utilities Department Water Division 970-577-XXXX email@estes.org 170 MACGREGOR AVE. P.O. BOX 1200, ESTES PARK CO. 80517 WWW.ESTES.ORG Per table 5-2 in section 5.2 of the Estes Park Development Code the I-1 zone permits employee housing as accessory use. Sincerely, Name Reuben Bergsten Title Town of Estes Park Utilities Director Reuben Bergsten Digitally signed by Reuben Bergsten DN: C=US, E=RBergsten@Estes.org, OU=Utilities, O=Town of Estes Park, CN=Reuben Bergsten Date: 2023.09.18 09:43:10-06'00' 17 Pe r m i t S e t - 7 / 2 5 / 2 3 WATER DIVISION STAFF HOUSING REMODEL 1360B Brook Drive Estes Park, CO 80517 ©2023 Interstice Architectural Studio, LLC Vicinity Map Estes Park, Colorado Not to Scale north ARCHITECTURAL A1 Title Sheet & Site Plan A2 Demolition Plans A3 New Construction Floor Plan & Reflected Ceiling A4 Roof, Exterior & Thermal Envelope A5 Interior & Electrical Plans MECHANICAL M-1 Manual D Floor Plan Sheet Index Permit Information APPLICABLE CODES: 2015 International Residential Code (IRC) 2020 National Electric Code (NEC) Estes Park Development Code (EPDC) MUNICIPALITY/OWNER:Town of Estes Park PARCEL #:2531425901 LOT AREA:5.6 Acres ZONING CLASSIFICATION: I-1 - Restricted Industrial ALLOWED USE (Table 4-4): Household Living is not normally allowed in the I-1 Zoning District, however, on-call duty housing is a critical aspect of the operation of the Water Division. This Employee Housing is accessory to the Offices and Shops being the primary use. The primary use is "Utility, Major" OCCUPANCY:Single-Family Residence - In reality the building is meant to be occupied only by a single individual. The project is not intended for occupancy by children. CONSTRUCTION TYPE: Type V-B (IBC Classification) - not sprinklered YEAR CONSTRUCTED: Original House appears to have been built in 1970. This assumption is not verified. BUILDING SETBACKS: Front Setback (Arterial) 25'-0" Actual = approx 135'-0" Side Setback 10'-0" Rear Setback 10'-0" River Setback 30'-0" Actual = approx 75'-0" FLOOR AREA: Main Building Lower Level 3200 sf Middle Level 822 sf Upper Level 3370 sf The Scale House 537 sf ← Work Area BUILDING HEIGHT: 12'-3"± (Scale House) NUMBER OF STORIES: 1 (Scale House) DESIGN CRITERIA: Project Elevation: 7613'± No structural modification proposed PLUMBING FIXTURES:Remodel Fixture Exist Demo Add Total Values Tub/Shower 0 1 1 8 Lavatory 1 1 2 Toilet (Tank) 1 1 3 Urinal (Flush Valve 1 1 0 12 Kitchen Sink 0 1 1 3 Hose Bibs 2 2 6 Laundry 0 0 0 5 Existing Fixture Units 29 Fixture Units After Remodel 28 ENERGY CONSERVATION: No changes to building envelope proposed except for replacement of (1) north- facing window for egress - See envelope assumed R-values on Sheet A4 Color Legend In these drawings colors represent... Demolition New Construction Items that have no color represent existing conditions to be maintained. Furniture and Appliances by Owner - Not In Contract Project Narrative The main building at 1360 Brook Drive is the Offices and Work Shop for the Estes Park Water Division, remodeled in 2020. The smaller building that is the subject of this project is on the same property, but separated 130± feet to the east. The subject building is residential in nature. It is low profile and wood framed. It was used in the past as an office for a concrete and earth material operation. It is often referred to as the "Scale House". The Zbuilding is to be minimally remodeled to become on-site employee housing for the Water Division. Initially, it will be occupied full-time by a member of the Division. In the future it will be on-site housing for a rotating number of members of the Division when they are performing on-call duty. With this remodel, it is being evaluated using the 2015 International Residential Code, not the Building Code. An existing room at the north end of the building will become a bedroom. It's current windows do not meet egress, so one window is being replaced to that purpose. The bathroom is being remodeled to add bathing. A middle portion of the building is being remodeled into a Kitchen. The existing roof is damaged near the southwest corner of the building. It is to be repaired with new asphalt shingles to match existing. Aside from the one replacement window and the patch on the roof. No part of the building thermal envelope is subject to the remodeling work. That said, these plans call for additional insulation in the roof to help improve energy efficiency. The building envelope drawings on Sheet A4 document the existing conditions plus the additional roof insulation. These factors are the basis of selection for new small-scale mechanical equipment - See Sheet M-1. The Town of Estes Park is pursuing an Asbestos and Lead Paint Investigation for the property, which is not complete at this time. The Architect shall review the report when available and make any adjustment to the plans as needed. The Contractor shall review the report. Any abatement recommend by the report shall be completed prior to commencement of work by the General Contractor. This project does not entail significant changes to utilities or services. The site west of the building is the open working yard for the Water Division Shops. Parking availability is not a consideration. OHU OHU OHU OHU OHU OHUOHUOHU OHU OHU OHU UG E UG E UG E UG E 30'-0" building setback to annual high water mark Floodpain Subject building 13 0 ' - 0 " ± LOT 1 Kearney Minor Subdivision (5.599± Acres) Stock pile area Acacia D r i v e Brook Drive Fis h C r e e k R o a d 15 1 ' - 7 " ± Fish C r e e k 25'-0" building setback from property line 25'-0" building setback from property line 10'-0" Utility Easement 130'-0" ± Main Building Scale House General Notes 1. Provide temporary building and site barricades where and when necessary. 2. Provide temporary enclosure for security and weather resistance. 3. The Contractor shall be responsible for legally disposing of all removed items and materials not to be reused or returned to the Owner. Contractor shall clean-up work premises each day and thoroughly clean at completion of work 4. Contractor shall protect all adjacent improvements/properties from damage. Any disturbed areas shall be restored to a minimum of their original condition. 5. Conditions depicted on these drawings have been compiled from available information and must be verified with on-site conditions. Notify Architect of any discrepancies between these drawings and the actual conditions. Small adjustments to deck plan, railing and opening dimensions may be required - field verify all dimensions prior to fabrication and orders. 6. Do not scale drawings for dimensions. Dimensions are typically to face of masonry or concrete and face of framing member, unless otherwise noted. 7. All weather-exposed surfaces shall have a weather-resistive barrier to protect the interior wall covering and exterior openings shall be flashed in such a manner as to make them weatherproof. 8. Contractors are responsible for all materials and quantities shown in these drawings graphically as well as those called for by note. 9. The Contractor shall obtain all necessary permits to complete the proposed work and shall comply with all local, state, and federal regulations. 10. All materials and construction shall be completed in accordance with the requirements of Town of Estes Park and the 2015 IRC. 11. Field verify all rough openings and wall widths prior to ordering or fabrication of materials. 12. Provide blocking in all walls as required for door stops, fixtures, accessories, cabinetry and shelving (including shelving by Owner) - verify locations with Architect prior to drywall. Blocking to be 2x8 Douglas Fir lumber. 13. Provide new portable fire extinguishers, ABC type 10lb in wall brackets mounted no more than 48" aff. Refer to Floor Plan for Location 14. Building address numerals to be reviewed and approved by the Fire Authority. 15. Electrical systems beyond the design provided on Sheet A6 of these drawings shall be design-build. 16. Existing information indicates no presence of asbestos or other hazardous materials. In the event that such materials are discovered, the Contractor shall abide by all abatement laws and codes as an equitable scope change is negotiated. The Town of Estes Park is pursuing an Asbestos and Lead Paint Investigation for the property, which is not complete at this time. The Architect shall review the report when available and make any adjustment to the plans as needed. The Contractor shall review the report. Any abatement recommend by the report shall be completed prior to commencement of work by the General Contractor. Electronic Documents Documents and Resources are available on the project web site… www.intersticearch.com/water-housing/ Site Plan Scale: 1" = 40'-0"north 0 20 40 60 80 Architect INTERSTICE ARCHITECTURAL STUDIO Joe Calvin, AIA (970) 420-8264 PO Box 155 joe@intersticearch.com Estes Park, CO 80517 Mechanical Design VORtech Services LLC Vance Richardson Loveland, CO (970) 691-3134 v3033@comcast.net Owner Town of Estes Par k Jacqui Wesley, Project Manager phone: (970) 577-3611 jwesley@estes.org 170 MacGregor Ave Estes Park, CO 80517 7/25/23 Sheet Number A1 Joseph E Calvin Date Sheet Title Title Sheet & Site Plan July 25, 2023 of 5 WA T E R D I V I S I O N S T A F F HO U S I N G R E M O D E L 13 6 0 B B r o o k D r i v e Es t e s P a r k , C O 8 0 5 1 7 Pr o j e c t : 2 2 2 0 – W A T E R D I V I S I O N S T A F F H O U S I N G R E M O D E L F i l e : " 2 2 2 0 C D " M o d i fi e d : T u e , J u l 2 5 , 2 3 P r i n t : T u e , J u l 2 5 , 2 3 D r a w n b y : X X X C h e c k e d b y : X X X 18 General Notes 1. Provide temporary building and site barricades where and when necessary. 2. Provide temporary enclosure for security and weather resistance. 3. Asbestos abatement procedure shall be fully completed and signed off before any work may proceed by GC. 4. Refer to Mechanical for additional demolition requirements. 5. The Contractor shall be responsible for legally disposing of all removed items and materials not to be reused or returned to the Owner. 6. Free standing furniture to be removed by Owner prior to demolition. 7. Conditions depicted on these drawings have been compiled from available information and must be verified with on-site conditions. Notify Architect of any discrepancies between these drawings and the actual conditions. Beginning of work by Contractors indicates acceptance of all readily visible existing conditions. 8. All items indicated in demolition notes as "remove" shall be interpreted to mean "remove and properly dispose of" unless specifically stated otherwise. 9. Coordinate all utility shut-off, security, and temporary weather protection with the Town. Maintain access to non-work areas. 10. Contractor shall take care during demolition to protect all items and materials to remain. Repair all damage caused by demolition to any areas of the property to its original condition. Protect adjacent areas from damage, dirt, dust and fumes. 11. Contractor shall clean-up work premises each day and thoroughly clean at completion of work. Demolition Plan Scale: 1/4" = 1'-0"pl a n t r u e 0 1 2 4 6 8 2'-2" Create opening with dimension shown. This will be a cased opening for this project, but size for future possible installation of 2'-0" x 6'-8" door leaf Maintain existing door and storm door Remove existing decking Remove all existing electric baseboard heaters Remove window and approx 1'-0" of wall framing/finishes below - frame new window sill Maintain existing windows except where noted otherwise Remove all existing electric baseboard heaters Remove all existing electric baseboard heaters Maintain existing water heater and cabinetry above Previously removed urinal - remove plumbing back to trunks and cap Remove lavatory, sink, plumbing, cabinetry, mirror and light above Remove crawlspace access panel and patch framing & sheathing - retain lifting hardware Remove lighting control panels Maintain electric panel Remove shelving on north & south walls - maintain west wall shelving Create / frame new opening in floor for new crawlspace access panel Create opening for new transfer air grille into crawlspace Remove signs Create openings though floor and wall (about 18" above grade) for new crawlspace ventilation Maintain existing door replace latch and lock Bath Living Room Kitchen Bedroom Closet Dining/Work x 6'-9"Remove all existing lighting fixtures Refer to Sheet A9 for reused light locations and locations requiring patching of finishes Replace ceiling fan at existing location Remove all existing lighting fixtures Refer to Sheet A9 for reused light locations and locations requiring patching of finishes Maintain existing exterior light fixtures re-wiring for controls likely required Maintain existing exterior water and electric utilities Remove existing signs Remove approx 12" of siding and framing below window - retain siding for patching at east removed doorway Remove siding and framing below window down to floor - retain siding for patching at other east removed door Remove existing sign Remove roofing from ridge down to eave at location of damage - patch underlayment and prepare for new replacement roofing Demolition 3D View Not to Scale n o r t h Remove gable end lighting and make openings in siding for new attic ventilation grilles Remove gable end lighting and make openings in siding for new attic ventilation grilles Maintain existing exterior water and electric utilities Maintain existing exterior water and electric utilities Demolition Northwest 3D View Not to Scale n o r t h Demolition Southeast 3D View Not to Scale n o r t h Ceiling Demolition Plan Scale: 1/4" = 1'-0"pl a n t r u e 0 1 2 4 6 8 Remove exhaust fan - rewire switching Remove all existing lighting fixtures (except Closet) Refer to Sheet A9 for reused light locations and locations requiring patching of finishes Maintain light at electric panel - rewiring of switch may be required Replace ceiling fan at existing location Maintain exterior lighting Remove all existing lighting fixtures Refer to Sheet A9 for reused light locations and locations requiring patching of finishes Refer to Sheet A11 for attic access improvements Bath Living Room Kitchen Bedroom Closet Dining/Work 7/25/23 Sheet Number A2 Joseph E Calvin Date Sheet Title Demolition Plans July 25, 2023 of 5 WA T E R D I V I S I O N S T A F F HO U S I N G R E M O D E L 13 6 0 B B r o o k D r i v e Es t e s P a r k , C O 8 0 5 1 7 Pr o j e c t : 2 2 2 0 – W A T E R D I V I S I O N S T A F F H O U S I N G R E M O D E L F i l e : " 2 2 2 0 C D " M o d i fi e d : T u e , J u l 2 5 , 2 3 P r i n t : T u e , J u l 2 5 , 2 3 D r a w n b y : X X X C h e c k e d b y : X X X 19 General Notes 1. Do not scale drawings for dimensions. Dimensions are typically to face of masonry or concrete and face of framing member, unless otherwise noted. 2. Contractors are responsible for all materials and quantities shown in these drawings graphically as well as those called for by note. 3. Field verify all rough openings and wall widths prior to fabrication and/or ordering of materials. 4. Contractor to run a continuous bead of sealant around all doors, windows, and other openings or joints. Leave adjacent surfaces clean and provide backer rod where needed. 5. Fire Authority to verify location of fire extinguisher. Refer to General Note #13 on Sheet A1 for additional requirements. 6. Provide min 2x8 blocking in framed walls for countertops, cabinetry, fixtures, shelving brackets, plumbing fixtures, accessories, and door stops. Alternately 8" galvanized steel 24 ga plates and/or strapping may be used. 7. At the Contractor's option, white plastic laminate may be used in substitution for melamine finishes at cabinet interiors. New Construction Floor Plan Scale: 1/4" = 1'-0"pl a n t r u e 0 1 2 4 6 8 New Pella 60"W x 48"T Fiberglass or Vinyl (series 250) slider window New rod and shelf New crawlspace access panel (2) new mop/broom hooks 2' - 0 " New 2x4 wood framed walls with MR drywall and epoxy paint on bathroom side New furniture by Town New 30"W refrigerator by Town New furniture by Town (36"ϕ table shown) New 2-compartment sink integral with solid surface countertop New kitchen faucet set New garbage disposal (2) new towel hooks New 60" bathtub with adjustable height shower head/hose set and fiberglass enclosure New shower curtain New quad power outlet and TrailBlazer Broadband entry location New furniture by Owner Patch floor construction at pre-existing crawlspace access panel New floor finishes throughout See Floor Finishes Plan Sheet A5 New transfer air grille into crawlspace re: Mechanical 1 A52 A5 3 A5 Maintain existing door replace latch and lock Construct vertical chase above new crawlspace ventilation riser to about 2'-0" above floor level - finish to match walls - re: Mechanical Bath Living Room Kitchen Bedroom Closet Dining/Work New electric cooktop with venting microwave oven above New upper and lower cabinets and solid surface countertop Heat pump / condenser for mini-split systems - re: Mechancial Maintain existing door replace latch and lock New 12" deep 5-tier pantry shelving - stain 2'-8" New fire extinguisher on wall backet - See General Note #13 on Sheet A1 Reflected Ceiling Plan Scale: 1/4" = 1'-0"pl a n t r u e 0 1 2 4 6 8 Mini-split head unit providing heat and AC - re: Mechanical Electric cove heater re: Sheet A5 for T-stat location Mini-split head unit providing heat and AC - re: Mechanical Electric cove heater re: Sheet A5 for T-stat location New LED "hockey puck" light fixtures at existing light locations Patch ceiling finishes and paint where light fixtures was removed New LED "hockey puck" light fixtures at existing light locations Patch ceiling finishes and paint where light fixtures was removed Maintaine exterior lighting Maintain exterior lighting Maintain exterior lightingNew wall-mounted light above mirror Refer to Sheet A4 for attic access improvements New bathroom exhaust fan with radiant heater Bath Living Room Kitchen Bedroom Closet Dining/Work New crawlspace exhaust fan New gutters & downspouts - see General Notes Sheet A4 New gutters & downspouts - see General Notes Sheet A4 Demolition 3D View Not to Scale n o r t h Demolition Northwest 3D View Not to Scale n o r t h Demolition Southeast 3D View Not to Scale n o r t h New roofing this area See Sheet A4 New ridge shingles this location - See Sheet A4 New vanity cabinets, solid surface countertop and integral sink - new framed mirror & new lighting above 7/25/23 Sheet Number A3 Joseph E Calvin Date Sheet Title New Construction Floor Plan & Reflected Ceiling July 25, 2023 of 5 WA T E R D I V I S I O N S T A F F HO U S I N G R E M O D E L 13 6 0 B B r o o k D r i v e Es t e s P a r k , C O 8 0 5 1 7 Pr o j e c t : 2 2 2 0 – W A T E R D I V I S I O N S T A F F H O U S I N G R E M O D E L F i l e : " 2 2 2 0 C D " M o d i fi e d : T u e , J u l 2 5 , 2 3 P r i n t : T u e , J u l 2 5 , 2 3 D r a w n b y : X X X C h e c k e d b y : X X X 20 General Notes 1. All roof flashing, gutters, and downspouts shall be prefinished metal. Provide samples for Owner approval prior to ordering. Mfgr: Berridge Mfg or approved substitute Gauge: 22 ga galvalume Finish: Kynar 500 Fluoropolymer coating applied by the mfgr on a continuous coil coating line with a top-side dry film thickness of not less than 0.70 mil over min 0.25 mil prime coat. Inside-side shall receive min 0.25 mil prime coat. Top of panels shall be protected with strippable film until installed. Hem all exposed edges of flashing, gutters and downspouts ½". 2. All roof penetrations shall be completed prior to roofing installation and sealed watertight. 3. Refer to Mechanical Plans for any additional requirements. 4. Provide 2x6 blocking at unsupported edges between trusses, at roof drains, roof vents, roof curbs, etc as required. Additional blocking may be needed at damaged area of roof to support edges of existing and new sheathing. 5. Confirm that the grade slopes away from Building. Notify Architect of any other conditions -- Re: Civil Drawings. 6. Run a continuous bead of sealant around all door and window openings and at all joints at change of finish materials. 7. Contractor to verify window RO sizes in the field, and wood & cladding colors and options with the Owner prior to ordering. Glass to have a maximum U- value of 0.32. Run a continuous bead of sealant around doors and window frames. Roof, Exterior & Thermal Envelope Scale: 1/4" = 1'-0"pl a n t r u e 0 1 2 4 6 8 Patch and selectively replace roofing deck this area of damage. New 30-year asphalt shingles to match existing over Grace Ice & Water Shiled New gable-end roof ventilation - see Elevations below New gable-end roof ventilation - see Elevations below New gutters & downspouts - see General Notes this sheet New gutters & downspouts - see General Notes this sheet Install new 2x12 (or similar) blocking around attic access panel to dam new insulation New R49 (15") FG batt insulation or similar value loose fill insulation New Roof Insulation Not to Scale n o r t h Thermal Envelope from NW Not to Scale n o r t h Thermal Envelope from SE Not to Scale no r t h CEILING - 538 sf - bottom chord of trusses New R49 FG batt insulation ALL EXIST EXTERIOR WALLS 809 sf (including opening areas) Assuming Exist R15 insul FLOOR - 538 sf - over crawlspace Assuming R24 insulation ALL EXIST WINDOW to remain 103 sf Assuming U0.45 EXIST BACK DOOR to remain 20 sf Assuming U0.50 CEILING - 538 sf - bottom chord of trusses New R38 FG batt insulation ALL EXIST EXTERIOR WALLS 809 sf (including opening areas) Assuming Exist R15 insul ALL EXIST WINDOW to remain 79 sf Assuming U0.45 EXIST FRONT DOOR to remain 20 sf Assuming U0.50 NEW Window 20 sf - U0.26 FLOOR - 538 sf - over crawlspace Assuming R24 insulation West Elevation Scale: 1/4" = 1'-0" 0 1 2 4 6 8 South Elevation Scale: 1/4" = 1'-0" 0 1 2 4 6 8 East Elevation Scale: 1/4" = 1'-0" 0 1 2 4 6 8 North Elevation Scale: 1/4" = 1'-0" 0 1 2 4 6 8 Patch new asphalt shingle roofing (and underlayment) to match existingNew min 6" address numberals Heat pump / condenser for mini-split systems - re: Mechanical New attic ventilation grille New attic ventilation grille New gutters & downspouts - see General Notes this sheet New Pella 60"W x 48"T Fiberglass or Vinyl (series 250) slider window New gutters & down- spouts - see General Notes this Sheet New crawlspace ventilation opening - re: Mech Sprit-system condenser below re: Mechanical New ridge-line shinges Maintain existing utilities 7/25/23 Sheet Number A4 Joseph E Calvin Date Sheet Title Roof, Exterior & Thermal Envelope July 25, 2023 of 5 WA T E R D I V I S I O N S T A F F HO U S I N G R E M O D E L 13 6 0 B B r o o k D r i v e Es t e s P a r k , C O 8 0 5 1 7 Pr o j e c t : 2 2 2 0 – W A T E R D I V I S I O N S T A F F H O U S I N G R E M O D E L F i l e : " 2 2 2 0 C D " M o d i fi e d : T u e , J u l 2 5 , 2 3 P r i n t : T u e , J u l 2 5 , 2 3 D r a w n b y : X X X C h e c k e d b y : X X X 21 General Notes 1. Install 2x8 blocking in bathroom, kitchen and pantry walls as required for cabinetry, countertops, door stops, plumbing fixtures, shelving, towel bars/ hooks, mirrors, light fixtures, and accessories. 2. Verify floor tile and vinyl plank colors and patterns with Owner prior to ordering. 3. Vinyl base shall be installed with preformed corners. 4. New interior wood trim, window trim, base trim and door opening casing shall match existing wood trim finish. Kitchen East1Scale: 1/4" = 1'-0" 0 1 2 4 6 8Kitchen West2Scale: 1/4" = 1'-0" 0 1 2 4 6 8Bath West3Scale: 1/4" = 1'-0" 0 1 2 4 6 8 Living/Dining looking SE Living/Dining looking SW Bath looking North/NW Kitchen looking NorthBedroom looking North Floor Finishes Plan Scale: 1/4" = 1'-0"pl a n t r u e 0 1 2 4 6 8 New 6" vinyl tile base - typ New 1x6 wood base - stain - typ Reinstall existing lifting hardware T MS SD GFI SD T Lighting & Power Legend J T MS AC ACC Below cabinet LED light with shatter proof protective covering Recessed can light (LED) into level or sloping ceiling Wall mounted over-mirror light fixture Exterior down light fixture in weather resistant canister Combination light and exhaust fan Ceiling fan and light combination Light Switch Timer Switch Jamb Switch Exterior Motion Sensor Standard Duplex Outlet - mounted at 18" aff unless noted otherwise Ground Fault Circuit Interrupt protected Outlet - height as noted Smoke Detector Junction Box - refer to plans for usage Fiber optic data port by Town Bathroom Exhaust Fan Split-System AC (concealed above ceiling) Condenser on Pad Cove Heater with Integrated Thermostatic Control Distribution Panel Electric Meter J Lighting Plan Scale: 3/16" = 1'-0"pl a n t r u e 0 2 4 6 8 10 Power Plan Scale: 3/16" = 1'-0"pl a n t r u e 0 2 4 6 8 10 AC C J AC AC J Remove existing vanity light fixture Redirect exist switches as shown Exist elec panel & outlet to remain Remove outlet & repurpose for cove heater above Exist elec meter Remove exist light fixture Bath Living Room KitchenBedroom Closet Bath Living Room KitchenBedroom Closet Dining/Work Remove existing light fixtures - re: Sheet A5 New light fixtures - typ Repurpose power from this location for AC & cove heater New split-system AC head New cover heater New split-system AC head Remove exist light switches Replace ceiling fan at existing location switch light & fan separately J Power & disconnect for split system condenser New outlet for refrigerator Replace upper light switch with new GFI outlet Relocate power high & low for new cooktop and microwave oven Upgrade outlet for GFI Add below cabinet light & switch Dining/Work MS New switch location +42 GFI +42 GFI +42 GFI New outlets SD New interconnected smoke detectors Maintain existing light & switch Add motion sensor to east exterior lights Add motion sensor to east exterior lights New light fixtures - typ Remove existing light fixtures - re: Sheet A5New exhaust Fan Replace exist switch with timer switch Redirect exist switches GENERAL NOTES 1. Electrical contractor is to be responsible for working with the GC and Owner on the details of this plan on a "Design-Build" basis, including the following: a. Selection of fixtures, devices, and plates. b. Service including expanding/adding: transformers, meters, panels & sub- panels, circuits, disconnects & other switches, distribution & devices. c. Requirements to meet Local and State of Colorado Code regulations, including the 2020 National Electric Code. d. Power needed for mechanical equipment, appliances, and other systems. e. Locating thermostatic controls. 2. All smoke detectors shall be wired directly to electrical panel and interconnected so that actuation of one device will activate all alarms. 3. This project does not entail a lighting control system. Power for new electric water heater Replace existing fixture with new LED light - new switch WPWP J Power for radiant heater T T 1½"± filler panel 9"2'-0" 2' - 8 " 1'-11" New wall construction with MR gypsum board, epoxy paint and fiberglass shower enclosure New adjustable height shower head New bathtub New faucet & valves New shower curtain New light fixture New mirror Existing outlet replace for GFI compliance New door stop install solid 2x8 blocking behind when opposite side of wall is open for kitchen plumbing New vanity cabinets, solid surface countertop and integral sink Schluter carpet edgeNew 12" ceramic floor tile Select product with Owner New vinyl plank flooring throughout building (except bathroom) - Select product with Owner New vinyl plank flooring throughout building (except bathroom) - Select product with Owner New 1x6 wood base - stain - typ 1'-6"3'-0"1'-6" 3'-0"3'-0" 3' - 0 " 2' - 0 " ± 3' - 0 " Fire extinguisher re: General Note #13 on Sheet A1 New 12" deep 5-tier pantry shelving - stain Case and trim opening with time to match existing - Confirm dimensions with possible future 2'-0"x6'-8" door 3' - 0 " 1' - 6 " 3' - 0 " 2'-6"2'-3"2'-6"1½"± Finish end panel 2'-3"2'-6"2'-3" Backsplash New cabinets, solid surface countertop, backsplash, and integral sink New cabinets and solid surface countertop 30" refrigerator by Owner Backsplash on 2 faces 7/25/23 Sheet Number A5 Joseph E Calvin Date Sheet Title Interior & Electrical Plans July 25, 2023 of 5 WA T E R D I V I S I O N S T A F F HO U S I N G R E M O D E L 13 6 0 B B r o o k D r i v e Es t e s P a r k , C O 8 0 5 1 7 Pr o j e c t : 2 2 2 0 – W A T E R D I V I S I O N S T A F F H O U S I N G R E M O D E L F i l e : " 2 2 2 0 C D " M o d i fi e d : T u e , J u l 2 5 , 2 3 P r i n t : T u e , J u l 2 5 , 2 3 D r a w n b y : X X X C h e c k e d b y : X X X 22 In t e r s t i c e A r c h i t e c t u r a l S t u d i o , L L C 97 0 - 4 2 0 - 8 2 6 4 Es t e s P a r k , C o l o r a d o M-1 23 24 25 Community Development Memo To: Chair Jeff Moreau Estes Park Board of Adjustment Through: Jason Damweber, Interim Community Development Director From: Kara Washam, Planner I Date: November 7, 2023 Application: Variance Request for Front Setback 562 Driftwood Avenue, Estes Park Linda Small, Owner/Applicant Paul Brown, 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): Neighborhood Village Zoning District: Residential (R) Site Area: 0.17 Acres (+/- 7,405 SF) ☒ PUBLIC HEARING ☐ ORDINANCE ☐ LAND USE ☐ CONTRACT/AGREEMENT ☐ RESOLUTION ☒ OTHER QUASI-JUDICIAL ☒ YES ☐ NO Objective: The Applicant requests approval of a variance to reduce the front setback along the south property line to eight feet (8') in lieu of the fifteen feet (15') front setback required in the R (Residential) Zone District under Section 4.3.C.4. (Table 4-2) of the Estes Park Development Code (EPDC). Background: The subject property is in the Country Club Manor Addition subdivision and contains one single-family residence constructed in 1974. The Applicant, Linda Small, purchased the property in 2013. The lot is 0.17 acres and is legally nonconforming in lot size and front setback along Landers Avenue. The Applicant proposes to construct an addition to the east side of the existing residence in order to extend the master bedroom and bathroom to accommodate health needs, including mobility issues. A carport is 26 2 proposed under this addition. There are currently four (4) points of access to the subject property, totaling approximately sixty feet (60’). Existing access is noncompliant per Appendix D.III.B.5.d. of the EPDC, which permits up to two (2) driveway openings per lot, totaling no more than thirty feet (30’). The subject property is categorized as a corner lot, per §13.3.138 of the EPDC, with frontage along Driftwood Avenue and Landers Street. The EPDC Rules of Measurement, under §1.9.D.1.c., states that “for corner lots and double-frontage lots, all sides of the lot with street frontage shall be required to establish the applicable front yard setback.” The fifteen feet (15') front setback required in the R (Residential) Zone District applies to both property lines along Driftwood Avenue and Landers Street. Variance Description The Applicant requests a variance to allow a reduced front setback of eight feet (8') along the south property line (Landers Street) in lieu of the fifteen feet (15') front setback required in the R (Residential) Zone District. The Applicant proposes to construct a 12’ x 16’ addition on the east side of the existing residence. Proposed Site Plan Location and Context: The 0.17-acre lot is located at 562 Driftwood Avenue, approximately 1,300' southwest of the intersection of Stanley Avenue and Prospect Avenue. The subject property and all adjacent properties are zoned R (Residential) and are residential in use with medium 27 3 density. The majority of lots in the surrounding area are nonconforming by lot size and building setbacks. Vicinity Map Zoning and Land Use Summary Table Comprehensive Plan (2022) Zone Uses Subject Site Neighborhood Village R (Residential) Residential North Neighborhood Village R (Residential) Residential South Neighborhood Village R (Residential) Residential East Neighborhood Village R (Residential) Residential West Neighborhood Village R (Residential) Residential 28 4 Zoning Map 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. 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. 29 5 Staff Finding: Special conditions exist due to the legally nonconforming status of the property. The subject lot was included in an amended plat recorded in 1985, well before the current Estes Park Development Code was adopted in 2000. The existing lot size of 0.17 acres is below the minimum lot size of 0.25 acres in the R (Residential) Zone District, creating a challenge for building setbacks to be met. 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: The property can be beneficial without the variance and without the proposed addition. However, approval of the variance would allow the Applicant to move forward with construction of the addition that would allow her to remain in the home while addressing medical and mobility challenges. b. Whether the variance is substantial; Staff Finding: The variance request for an eight-foot (8') front setback in lieu of fifteen feet (15') is moderately substantial. 30 6 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 essential character of the neighborhood will not be substantially altered with this proposed addition as it would be flush with the existing residence. The requested reduced front setback (Landers Avenue) is consistent with the setback of the adjacent property at 561 Columbine Avenue. d. Whether the variance would adversely affect the delivery of public services such as water and sewer. Staff Finding: The proposed addition to the existing residence would not affect the delivery of public services. e. Whether the Applicant purchased the property with knowledge of the requirement; Staff Finding: The Applicant purchased the property in 2013. It is unknown if the Applicant had intention of constructing an addition to the existing property when it was purchased or if the Applicant was aware that the front setback (Landers Avenue) for the existing residence was non-conforming. f. Whether the Applicant's predicament can be mitigated through some method other than a variance. Staff Finding: The Applicant could consider proposing an addition to the existing residence that meets the fifteen feet (15') front setback required in the R (Residential) Zone District. However, the Applicant desires the proposed addition to be flush with the existing south wall of the property. 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 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. 31 7 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 zoning district containing the property for which the variance is sought. Staff Finding: The Applicant requests a setback variance to construct an addition to the existing residence. The existing use is single-family dwelling and is permitted by right in the R (Residential) zoning district per Table 4-1 of the EPDC. No additional or accessory uses are proposed with this variance request. 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: Staff has no recommended conditions of approval. Review Agency Comments The application was referred to all applicable review agencies for comment. No concerns for the variance request were received. Review comments from Town of Estes Park Public Works Department expressed concern for existing non-compliant driveway access at the subject property (Attachments 6 & 7). The variance request is not affected by this issue. Neither existing nor proposed driveway access is included in this setback variance request and is not subject to approval or denial by the Board of Adjustment. However, Public Works recommends mitigation of the excessive site access and will review as part of the building permit process, if the variance is approved . Public Notice Staff provided public notice of the application in accordance with EPDC noticing requirements. As of the time of writing this report, Staff received one (1) phone call inquiry for the variance request. Support of the proposed variance request was expressed. No written public comment was received. ● Written notice mailed to adjacent property owners on October 18, 2023. ● Legal notice published in the Estes Park Trail-Gazette on October 20, 2023. ● Application posted on the Town's "Current Applications" website. Advantages This variance would allow the Applicant to proceed with constructing an addition to the existing residence. 32 8 Disadvantages There are no known disadvantages of the variance to allow a reduced front setback of eight feet (8') in lieu of the fifteen feet (15') front setback required in the R (Residential) Zone District. Action Recommended Staff recommends approval of the proposed variance described in this staff report. Finance/Resource Impact N/A Level of Public Interest Low. Sample Motions I move to approve the variance request for an eight-foot (8') front setback along the south property line for the subject property addressed as 562 Driftwood Avenue in the Town of Estes Park, with findings as outlined in the staff report. I move to approve the variance request for an eight-foot (8') front setback along the south property line for the subject property addressed as 562 Driftwood Avenue in the Town of Estes Park, with conditions [state conditions] and 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. Statement of Intent, Revised 4. Small Residence Site Plan 5. Planning Review Comment Letter, 1st Round Review 6. Public Works Referral Form, 1st Round Review 7. Public Works Referral Form, 2nd Round Review 33 34 35 36 37 38 39 40 41 170 MACGREGOR AVE. P.O. BOX 1200, ESTES PARK CO. 80517 WWW.ESTES.ORG Community Development Department Planning Division 970-577-3721 planning@estes.org Community Development Planning Review Comment Letter Community Development To: Paul Brown, paulbrown0813@outlook.com Linda Small, LUVESTES@gmail.com Through: Jason Damweber, Interim Community Development Director From: Kara Washam, Planner I, kwasham@estes.org Date: October 3, 2023 Project: 562 Driftwood Variance Request Submittal #: 1 – 1st Round Review Comments Summary: The following documents were reviewed with this submittal: • Statement of Intent • Site Plan Analysis: Statement of Intent RE: PLN STATEMENT of Intent 562 Driftwood Variance Sub#1 • Statement of Intent incorrectly calls this a sideyard setback variance. This lot is a double frontage lot. The property line along Driftwood Ave and Landers St are both considered front setbacks. However, the Statement of Intent correctly calls out the setback as 15’-0.” No need to revise or resubmit the Statement of Intent-- I just want to make sure the applicant/consultant understands this technicality. Site Plan RE: PLN SITE Plan 562 Driftwood Variance Sub#1 pdf for redlines. Comments summarized below: 42 170 MACGREGOR AVE. P.O. BOX 1200, ESTES PARK CO. 80517 WWW.ESTES.ORG Community Development Department Planning Division 970-577-3721 planning@estes.org • Show conceptual (or sketch) of the elevation of the proposed addition, for clarity. The S.O.I. mentions ground floor but this is confusing since it appears the garage is the ground floor. • Proposed new access off of Landers St in line with the proposed carport is NOT supported by staff. Existing access already far exceeds what is permitted per Estes Park Development Code. • Provide clear dimensions of the proposed setback from the property line to the proposed addition. • Update Legend to show hatch (patterned fill) for proposed areas. • Access Notes state that no new access is being proposed. This contradicts what is show on the plan. Update for consistency. Summary of Comments by Reviewing Agencies Town of Estes Park Public Works The number and width of driveway openings is not in compliance with EPDC, Appendix D, III. B. 5. d. or 7. b. The quarter-circle driveway with entrances on Driftwood (17 feet) and Landers (16 feet) exceeds 30 feet. The access at the overhead door is about 12 feet wide on Landers St. Also, a vehicle was parked on the property in the area to the east of the proposed addition using an access from Landers St which requires the driver to back into the ROW. In summary, the property currently uses four access openings that total about 60 feet. The proposed carport would add a fifth access and increase the total opening width to about 70 feet. Public Works does not support the existing or proposed site access without mitigation of current non-compliance. General Notes: • Resubmittal IS required. • All comments shall be addressed and corrected prior to resubmittal. • Subsequent submittals shall include a response letter that acknowledges comments by Town Staff and external agencies. If comments cannot be resolved as noted, applicant/consultant shall provide reasoning and alternatives. • All comments by Town Staff and external agencies must be satisfied prior to approval. • Please contact Planning Division at (970) 577-3721 or planning@estes.org for further clarity. 43 170 MACGREGOR AVE. P.O. BOX 1200, ESTES PARK CO. 80517 WWW.ESTES.ORG Community Development Department Planning Division 970-577-3721 planning@estes.org PROJECT ROUTING REFERRAL FORM PROJECT NAME 562 Driftwood Ave Setback Variance PROPOSAL REQUEST Reduced front setback to construct addition to existing residence SITE ADDRESS 562 Driftwood Avenue, Estes Park, CO LEGAL DESCRIPTION LOT 17, AMD LOTS 15, 16 & 17, BLK 8, COUNTRY CLUB MANOR ADD, EP PARCEL ID 2530338017 OWNER(S) / APPLICANT(S) Linda Small CONSULTANT /ENGINEER Paul Brown (Concept Design/Build) PROJECT MANAGER Kara Washam, Planner I DECISION MAKING BODY Board of Adjustment SUBMITTAL # 1 – 1st Round Review Comments COMMENTS DUE DATE Thursday, September 21, 2023 If the checkbox is selected below, review comments are requested. Please complete form on Page 2 and return via email to project manager by due date listed above. TOWN STAFF ☒ Jennifer Waters (PW) ☒ Gary Rusu (Building) ☐ Adam Edwards (Power) ☒ Joe Lockhart (Power) ☐ Tyler Boles (Power) ☒ Jason Lang (Water) ☐ Shane Krell (Water) ☐ Dan Kramer (Attorney) ☐ Jackie Williamson (Clerk) EXTERNAL AGENCIES & DISTRICTS ☒ EV Fire Protection ☒ Fire Dev. Review ☒ Estes Park Sanitation ☐ Upper Thompson San. ☐ EV Recreation & Parks ☐ EP School District R-3 ☐ Telecomm: ☐ Other: ☐ Other: LARIMER COUNTY ☐ Planning ☐ Building ☐ Engineering ☐ Surveyor ☐ Health & Environment ☐ LETA STATE AND FEDERAL ☐ CDOT ☐ CO Division Parks/Wildlife ☐ Estes Park Post Office ☐ Army Corps of Engineers ☐ Bureau of Reclamation ☐ RMNP ☐ Bureau of Land Mgmt ☐ National Forest Service ☐ Other: 44 170 MACGREGOR AVE. P.O. BOX 1200, ESTES PARK CO. 80517 WWW.ESTES.ORG Community Development Department Planning Division 970-577-3721 planning@estes.org PROJECT ROUTING REFERRAL FORM AGENCY Public Works REVIEWER Jennifer Waters SIGNATURE DATE 9/21/2023 ☐ No Comments ☐ Resubmittal Required ☐ Comments Provided via Comment Letter (attached) SUMMARY OF COMMENT 562 Driftwood Ave Public Works finds no case to make in opposition to the applicant’s request for setback variance in order to attach a ground-floor living space to an existing home; however, the site access is non-compliant as discussed at the Pre-App meeting on 8/24/23. The number and width of driveway openings is not in compliance with EPDC, Appendix D, III. B. 5. d. or 7. b. The quarter-circle driveway with entrances on Driftwood (17 feet) and Landers (16 feet) exceeds 30 feet. The access at the overhead door is about 12 feet wide on Landers St. Also, a vehicle was parked on the property in the area to the east of the proposed addition using an access from Landers St which requires the driver to back into the ROW. In summary, the property currently uses four access openings that total about 60 feet. The proposed carport would add a fifth access and increase the total opening width to about 70 feet. See photos from site visit on 9/21/23. Public Works does not support the existing or proposed site access without mitigation of current non-compliance. 45 170 MACGREGOR AVE. P.O. BOX 1200, ESTES PARK CO. 80517 WWW.ESTES.ORG Community Development Department Planning Division 970-577-3721 planning@estes.org 46 170 MACGREGOR AVE. P.O. BOX 1200, ESTES PARK CO. 80517 WWW.ESTES.ORG Community Development Department Planning Division 970-577-3721 planning@estes.org 47 170 MACGREGOR AVE. P.O. BOX 1200, ESTES PARK CO. 80517 WWW.ESTES.ORG Community Development Department Planning Division 970-577-3721 planning@estes.org PROJECT ROUTING REFERRAL FORM PROJECT NAME 562 Driftwood Ave Setback Variance PROPOSAL REQUEST Reduced front setback to construct addition to existing residence SITE ADDRESS 562 Driftwood Avenue, Estes Park, CO LEGAL DESCRIPTION LOT 17, AMD LOTS 15, 16 & 17, BLK 8, COUNTRY CLUB MANOR ADD, EP PARCEL ID 2530338017 OWNER(S) / APPLICANT(S) Linda Small CONSULTANT /ENGINEER Paul Brown (Concept Design/Build) PROJECT MANAGER Kara Washam, Planner I DECISION MAKING BODY Board of Adjustment SUBMITTAL # 2 – 2nd Round Review Comments COMMENTS DUE DATE Thursday, October 26, 2023 If the checkbox is selected below, review comments are requested. Please complete form on Page 2 and return via email to project manager by due date listed above. TOWN STAFF ☒ Jennifer Waters (PW) ☒ Gary Rusu (Building) ☐ Adam Edwards (Power) ☐ Joe Lockhart (Power) ☐ Tyler Boles (Power) ☐ Jason Lang (Water) ☐ Shane Krell (Water) ☐ Dan Kramer (Attorney) ☐ Jackie Williamson (Clerk) EXTERNAL AGENCIES & DISTRICTS ☐ EV Fire Protection ☐ Fire Dev. Review ☐ Estes Park Sanitation ☐ Upper Thompson San. ☐ EV Recreation & Parks ☐ EP School District R-3 ☐ Telecomm: ☐ Other: ☐ Other: LARIMER COUNTY ☐ Planning ☐ Building ☐ Engineering ☐ Surveyor ☐ Health & Environment ☐ LETA STATE AND FEDERAL ☐ CDOT ☐ CO Division Parks/Wildlife ☐ Estes Park Post Office ☐ Army Corps of Engineers ☐ Bureau of Reclamation ☐ RMNP ☐ Bureau of Land Mgmt ☐ National Forest Service ☐ Other: 48 170 MACGREGOR AVE. P.O. BOX 1200, ESTES PARK CO. 80517 WWW.ESTES.ORG Community Development Department Planning Division 970-577-3721 planning@estes.org PROJECT ROUTING REFERRAL FORM AGENCY Public Works REVIEWER Jennifer Waters SIGNATURE DATE 10/26/2023 ☐ No Comments ☐ Resubmittal Required ☐ Comments Provided via Comment Letter (attached) SUMMARY OF COMMENTS: 562 Driftwood Ave Public Works finds no case to make in opposition to the applicant’s request for setback variance in order to attach a ground-floor living space to an existing home; however, the site access is non-compliant as discussed at the Pre-App meeting on 8/24/23 and in Public Works comments on 9/21/23 for the original setback variance submittal. The number and width of driveway openings has not been compliant with EPDC, Appendix D, III. B. 5. d. or 7. b. • The quarter-circle driveway with entrances on Driftwood Ave and Landers St is acceptable. • Public Works understands that access at the overhead door on Landers is not used for vehicles. • The applicant is aware of the Public Works request to use the existing gravel drive only as overflow parking for visitors and guests. Mitigation of the gravel drive as a permanent driveway will be reviewed as part of the building permit process if the variance is approved. • The proposed concrete access for a new carport will be reviewed as part of the building permit process if the variance is approved. Previous building permit approval is not relevant for Public Works staff currently reviewing proposed construction and development for public safety and Code compliance. Where warranted and allowed by the Town’s Code, non-conforming conditions shall be mit igated. 49 50 51 NOTICE On Tuesday, November 7, 2023, at 9:00 a.m., a meeting will be held by the Estes Park Board of Adjustment to consider variance applications for the properties and purposes described below. Location: 1360 B Brook Drive, Estes Park Type and Intensity of Use: A Variance is proposed to waive the occupancy term requirement for employee housing in the I-1 (Industrial) Zoning District to create a duty house for Water Division staff. Owner/Applicant: Town of Estes Park/Reuben Bergsten Location: 562 Driftwood Avenue, Estes Park Type and Intensity of Use: A Variance is proposed to reduce the front setback to eight feet in lieu of the fifteen feet required in the R (Residential) Zoning District to allow the construction of an addition on the existing residence. Owner/Applicant: Linda Small For more information, please visit www.estes.org/currentapplications or contact the Community Development Department at planning@estes.org or 970-577-3721. 52