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HomeMy WebLinkAboutVARIANCE Setback 1418 Narcissus Dr 2015-03-03 1418Narcissus Drive SetbackVariance Request Estes Park Community Development Department, Planning Division Room 230, Town Hall, 170 MacGregor Avenue PO Box 1200,Estes Park, CO 80517 Phone: 970-577-3721 Fax: 970-586-0249 www.estes.org E STES V ALLEY B OARD OF A DJUSTMENT MEETING DATE: March3, 2015 REQUEST: This request is for a variance from the Estes Valley Development Code (EVDC) Section 4.3, Table 4-2, which sets a minimum side setback of ten feet and front setback of fifteen feet in the E Estate zone district. The Applicant requestsa variance to construct an attached garage. The north 5- feet wouldencroach into the required 10-foot side yard setback. View to Southeast On February 3, the Board of Adjustment tabled this request at the request of the applicant. The purpose of the tabling was to address safety concerns regarding the driveway depth, and potential impact on view to the adjoining property to the north. The applicant has submitted a revised plan that addresses both of these issues: the building will be one story, and the garage will comply with the required front yard setback. LOCATION:1418 Narcissus Drive OWNER/APPLICANT:John P. Weires/Owner. Steve Lane, BASIS Architecture is designer. STAFF CONTACT:David Shirk 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. REFERRALAND PUBLIC COMMENTS:This request has been routedto reviewing agency staff and adjacent property owners for consideration and comment. A legal notice was published in the Trail Gazette. Affected Agencies. The Larimer County Engineering Department has expressed concern about the variance for tworeasons: potential impact on stormwater runoff and potential impact on the travel way of Narcissus. This memo is attached for reference. The applicant has since redesigned the garage to comply with the required front yard setback. The drainage concerns can be addressed with the building permit application, which will include grading details to ensure positive drainage away from the structure as required by the building code. Public. At the February 3 meeting, Ruth Routten expressed concern about impact to her view of the Continental Divide. The addition has been redesigned as a one-story addition instead of two, as previously proposed. As of Thursday February 26, 2015, staff has not receivedany comments.Any comments received after February 26will be posted at www.estes.org/CurrentApplicationsfor the Board’sreview. 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:At .27-acres the lot is undersized for the E Estate, which has a minimum lot size of ½ acre.The R-Residentialzone district has a minimum lot size of 1/4-acre, which is closer to size of the lot. However, the setback requirements are the same for both zone districts: 10-foot side and 15-front yard setbacks. The existing dwelling was built in 1939,and is located approximately 6-feet from the north property line. According to the Larimer County Assessor records, the property wasremodeled in 1980. 1418Narcissus DrivePage 2of 5 Front and Side Yard Setback Variance Request 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 residential use may continuewithout the addition. b.Whether the variance is substantial; Staff Finding:The variance request would reduce the side yard setbackfrom 10-feet down to 5-feet; this is a 50% reduction. The Board should consider if this request is out of character for the neighborhood. c.Whether the essential character of the neighborhood would be substantially altered or whether adjoining propertieswould suffer a substantial detriment as a result of the variance; Staff Finding:Approval of the variance would result in a sideyard setback that is out of character for the neighborhood.The reduction of the building from two-story to one will minimize the overall impact on the neighborhood. 1418Narcissus DrivePage 3of 5 Front and Side Yard Setback Variance Request d.Whether the variance would adversely affect the delivery of public services such as water and sewer. Staff Finding: The revised plans will comply with the required front yard setback. Care should be taken with the construction of the garage to ensure no impact on stormwater drainage. e.Whether the Applicant purchased the property with knowledge of the requirement; Staff Finding: The owner purchased the property in 2007, with the current setback standards in place. The existing setback requirements were established with adoption of the Estes Valley Development Code in 2000.Prior to that, the setback requirements were 50-feet from all property lines. f.Whether the Applicant's predicament can be mitigated through some method other than a variance. Staff Finding:Other options exist. These include (1) building the garage in a different location, which would result in additional site disturbance, and (2) building a narrower garage that would not encroach into the side yard setback. 3.If authorized, a variance shall represent the least deviation from the regulations that will afford relief. Staff Finding:The Board should consider if the garage could be relocated further away from the property line. It may be possible to locate the addition 2-3 feet further away from the property line. 4.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 Comment.If the BOA approvesthe variance,staff recommends a Surveyor Certificate be required to confirm compliance, and include a detailed grading plan to ensure no impact on drainage. 1418Narcissus DrivePage 4of 5 Front and Side Yard Setback Variance Request Staff recommends window openings in the north wall to provide visual relief to the long flat blank wall. This recommendation is based onadevelopment codestandardthat prohibits more than twenty-two feet of blank garage wall from facing a front property line, and on Community-Wide Policy 2.7 which states “facades should be broken up with windows, doors or other architectural features to provide visual relief.” STAFF RECOMMENDATION: Staff recommends APPROVALof the requested variance with the following conditions: 1.A detailed grading plan shall be submitted with the building permit application. 2.A surveyor certificate shall be required to verify compliance with the approved site plan. 3.The garage design shall be modified to comply with Community-Wide Policy 2.7 which requires facades should be broken up with windows, doors or other architectural features. SUGGESTED MOTIONS I move to APPROVEthe requested variance with the findings and conditions recommended by staff. I move toDENY the requested variance with the following findings (state reason/findings). 1418Narcissus DrivePage 5of 5 Front and Side Yard Setback Variance Request ESTESVALLEYBOARDOFADJUSTMENT REQUESTFORVARIANCESTATEMENTOFINTENT wĻǝźƭĻķЋ͵ЊА͵ЊЎ 1418Narcissus,EstesPark,Colorado ThisapplicationisarequestforavariancefromthesetbackrequirementsofTable42intheEEstatezoning,from10feetto ЎŅĻĻƷ(side)toallowconstructionofagarage.Theexistinghomeisapproximately1,850squarefeet,originallyconstructedin 1939,witharemodel/additionbuiltin1980.Thereisnoexistinggarageorothercoveredvehicleparking.Theownersintendto makethishometheirpermanentresidenceandso,duetotheinclementwintersinEstesPark,wishtoimprovetheirproperty byconstructingagarage. ReviewStandards 1.Specialcircumstancesorconditionsexist:Theexistinglotis0.25acres,whilethezoning(EΑEstate)is1/2acre minimum,sothelotissubstantiallyundersizedforthezoning.Theexistinghousealreadysitsapproximately4feet onthelot. intothe10footsidesetback,andissetatanangle Thecurrentdriveaccessesthepropertyinthenorthwestcorner.Thelotslopesofftothesouthandwest.Finally,one verylargeponderosapine(theonlysignificanttreeontheproperty)sitsjustsouthoftheproposedgarage.Preserving line)createsaverytightwindowinthenorthwestcornerofthepropertyin thistree(byremainingoutsidethedrip whichtoplaceagaragestructure. 2.PracticalDifficulty a.Thepropertyhasbeeninusewithoutthevariance;however,theownerswouldliketobeabletobuildan attachedgaragetomakebetteruseofthepropertyyearround. b.ŷĻƩĻǝźƭĻķƦƌğƓƦǒƌƌƭƷŷĻŭğƩğŭĻĬğĭƉźƓƷƚĭƚƒƦƌźğƓĭĻǞźƷŷƷŷĻŅƩƚƓƷƭĻƷĬğĭƉͲƚƩźĻƓƷźƓŭƷŷĻŭğƩğŭĻƩƚǒŭŷƌǤ ƦğƩğƌƌĻƌǞźƷŷƷŷĻƦƩƚƦĻƩƷǤƌźƓĻ͵ŷĻƓƚƩƷŷƭĻƷĬğĭƉƩĻƨǒĻƭƷŷğƭĬĻĻƓƩĻķǒĭĻķŅƩƚƒЍŅĻĻƷƷƚЎŅĻĻƷ.ŷĻŭğƩğŭĻźƭЋЍ͸ ǞźķĻͲğƭƷğƓķğƩķǞźķƷŷ.Onlyapproximately20%oftheactualgarageareawouldencroachintothesetbacks (hatchedareaonsiteplan). c.Theessentialcharacteroftheneighborhoodwouldnotbealtered,norwouldadjoiningpropertiessuffer detrimentasaresultofthevariance.Thesurroundingpropertiesareamixofolderandnewerhomes,manywith detachedorattachedgarages,particularlythosethathavebeenconstructedorremodeledrecently.Withrespect tothepropertyimmediatelytothenorth,theimpactisadditionallymitigatedbythesubstantialgradedifference betweentheproperties.Theelevationbetweendrivewaysoneachpropertyisapproximately10feet,ina relativelysmalldistance.Inaddition,asectionofexteriorretainingwallandstairthatisencroachingnotonlyinto thesetback,but(justbarely)ontotheneighboringproperty,willberemoved.ŷĻƚƓĻƭƷƚƩǤŭğƩğŭĻƩźķŭĻǞźƌƌĬĻ ƚƓƌǤğŅĻǞŅĻĻƷΛњΉЌŅĻĻƷΜŷźŭŷĻƩƷŷğƓƷŷĻƩźķŭĻƚŅƷŷĻĻǣźƭƷźƓŭŷƚǒƭĻͲƭƚƷŷĻƓĻźŭŷĬƚƩ͸ƭǝźĻǞƭǞźƌƌƓƚƷĬĻźƒƦğĭƷĻķ͵ d.Thevariancewouldhavenoeffectonpublicservices. e.Theownerspurchasedthepropertyin2007atwhichtimeitwaslegal,nonconforming. f.Theonlyotherlocationonthelotforagarageisthesouthwestcorner.However,therearemultipleissueswith thislocation,suchasaccesstothehouseandgradeelevation,butmostsignificantly;inthisspot,thegarage wouldcompletelyobstructthelivingroomanddeck.WhiletheproposedgarageisdeeperthanaͷƒźƓźƒǒƒ͸size, evenabasicЋЍ͸ǣЋЍ͸twocargaragewouldrequireaverysimilarvarianceduetothelocationoftheexistinghouse. Thegaragecouldconceivablybeshiftedsouth,however,theplanwillalreadyresultintwowindowsinthe northwestcornerofthehousebeingeliminated.Shiftingsouthwouldcausetheonlyremainingwindowinthe anddiningareatobecovered,whichisahighlyundesirablesituation. kitchen 3.Theconditionsreflectedinthisapplicationarenotgeneral.Theyarespecifictothisparticularhomeandproperty, sizeandorientation. request. 4.Noreductioninlotsizeorincreaseinnumberoflotsisproposedbythisvariance 5.Theplanproposedisnotexcessive,particularlyconsideringthesmalllotsizeandangleofthehousetotheproperty. 6.Thevariancedoesnotproposeanonpermittedorprohibiteduse. Preparedby:SteveLane,AIA BAS1SArchitecturePC ESTESVALLEYBOARDOFADJUSTMENT REQUESTFORVARIANCESTATEMENTOFINTENT wĻǝźƭĻķЋ͵ЊА͵ЊЎ 1418Narcissus,EstesPark,Colorado ThisapplicationisarequestforavariancefromthesetbackrequirementsofTable42intheEEstatezoning,from10feetto ЎŅĻĻƷ(side)toallowconstructionofagarage.Theexistinghomeisapproximately1,850squarefeet,originallyconstructedin 1939,witharemodel/additionbuiltin1980.Thereisnoexistinggarageorothercoveredvehicleparking.Theownersintendto makethishometheirpermanentresidenceandso,duetotheinclementwintersinEstesPark,wishtoimprovetheirproperty byconstructingagarage. ReviewStandards 1.Specialcircumstancesorconditionsexist:Theexistinglotis0.25acres,whilethezoning(EΑEstate)is1/2acre minimum,sothelotissubstantiallyundersizedforthezoning.Theexistinghousealreadysitsapproximately4feet onthelot. intothe10footsidesetback,andissetatanangle Thecurrentdriveaccessesthepropertyinthenorthwestcorner.Thelotslopesofftothesouthandwest.Finally,one verylargeponderosapine(theonlysignificanttreeontheproperty)sitsjustsouthoftheproposedgarage.Preserving line)createsaverytightwindowinthenorthwestcornerofthepropertyin thistree(byremainingoutsidethedrip whichtoplaceagaragestructure. 2.PracticalDifficulty a.Thepropertyhasbeeninusewithoutthevariance;however,theownerswouldliketobeabletobuildan attachedgaragetomakebetteruseofthepropertyyearround. b.ŷĻƩĻǝźƭĻķƦƌğƓƦǒƌƌƭƷŷĻŭğƩğŭĻĬğĭƉźƓƷƚĭƚƒƦƌźğƓĭĻǞźƷŷƷŷĻŅƩƚƓƷƭĻƷĬğĭƉͲƚƩźĻƓƷźƓŭƷŷĻŭğƩğŭĻƩƚǒŭŷƌǤ ƦğƩğƌƌĻƌǞźƷŷƷŷĻƦƩƚƦĻƩƷǤƌźƓĻ͵ŷĻƓƚƩƷŷƭĻƷĬğĭƉƩĻƨǒĻƭƷŷğƭĬĻĻƓƩĻķǒĭĻķŅƩƚƒЍŅĻĻƷƷƚЎŅĻĻƷ.ŷĻŭğƩğŭĻźƭЋЍ͸ ǞźķĻͲğƭƷğƓķğƩķǞźķƷŷ.Onlyapproximately20%oftheactualgarageareawouldencroachintothesetbacks (hatchedareaonsiteplan). c.Theessentialcharacteroftheneighborhoodwouldnotbealtered,norwouldadjoiningpropertiessuffer detrimentasaresultofthevariance.Thesurroundingpropertiesareamixofolderandnewerhomes,manywith detachedorattachedgarages,particularlythosethathavebeenconstructedorremodeledrecently.Withrespect tothepropertyimmediatelytothenorth,theimpactisadditionallymitigatedbythesubstantialgradedifference betweentheproperties.Theelevationbetweendrivewaysoneachpropertyisapproximately10feet,ina relativelysmalldistance.Inaddition,asectionofexteriorretainingwallandstairthatisencroachingnotonlyinto thesetback,but(justbarely)ontotheneighboringproperty,willberemoved.ŷĻƚƓĻƭƷƚƩǤŭğƩğŭĻƩźķŭĻǞźƌƌĬĻ ƚƓƌǤğŅĻǞŅĻĻƷΛњΉЌŅĻĻƷΜŷźŭŷĻƩƷŷğƓƷŷĻƩźķŭĻƚŅƷŷĻĻǣźƭƷźƓŭŷƚǒƭĻͲƭƚƷŷĻƓĻźŭŷĬƚƩ͸ƭǝźĻǞƭǞźƌƌƓƚƷĬĻźƒƦğĭƷĻķ͵ d.Thevariancewouldhavenoeffectonpublicservices. e.Theownerspurchasedthepropertyin2007atwhichtimeitwaslegal,nonconforming. f.Theonlyotherlocationonthelotforagarageisthesouthwestcorner.However,therearemultipleissueswith thislocation,suchasaccesstothehouseandgradeelevation,butmostsignificantly;inthisspot,thegarage wouldcompletelyobstructthelivingroomanddeck.WhiletheproposedgarageisdeeperthanaͷƒźƓźƒǒƒ͸size, evenabasicЋЍ͸ǣЋЍ͸twocargaragewouldrequireaverysimilarvarianceduetothelocationoftheexistinghouse. Thegaragecouldconceivablybeshiftedsouth,however,theplanwillalreadyresultintwowindowsinthe northwestcornerofthehousebeingeliminated.Shiftingsouthwouldcausetheonlyremainingwindowinthe anddiningareatobecovered,whichisahighlyundesirablesituation. kitchen 3.Theconditionsreflectedinthisapplicationarenotgeneral.Theyarespecifictothisparticularhomeandproperty, sizeandorientation. request. 4.Noreductioninlotsizeorincreaseinnumberoflotsisproposedbythisvariance 5.Theplanproposedisnotexcessive,particularlyconsideringthesmalllotsizeandangleofthehousetotheproperty. 6.Thevariancedoesnotproposeanonpermittedorprohibiteduse. Preparedby:SteveLane,AIA BAS1SArchitecturePC Estes Park, Colorado 80517 1418 Narcissus Estes Park, Colorado 80517 1692 Big Thompson Avenue, Suite 100 Garage Addition bas1s.com © Site Plan John + Deb Weires BOA2/17/2015 fax: 970.586.9149 vox: 970.586.9140 Issue:Sheet Title:Sheet Title:Sheet No: Date: Revised LOT 17 1.22 ACRES ZONING: E-1 ESTATE PARK ENTRANCE ESTATES )'5 9W' 10°1 0S( " 0 - ' ' 5 1" PIPE 2 S 1 3 ). G ' 3 N 3 I. 3 3 1 R 3 A E 1 " E 0 E B ' 0 ' 9 F 9 5 ° 5 O ° 8 8 S 8 I 8 S S ( S ADIV 6 LOT 4 B 0.27 ACRES LOT 3 K 0.31 ACRES ZONING: E-ESTATE C HIGH DRIVE HEIGHTS E D ZONING: E-ESTATE D "8 /111 -'5 O ) O ' 7 W . 7 FRAME HOUSE G 2 1-STORY EXISTING N 1 I BE REMOVED 5 T 0 W WALL & STEPS TO S ' 8 I 5'-0" 9 7EXISTING RETAINING X WINDOW 5 EXISTING E ° 8 8 NLOT 5 ( 0.23 ACRES ZONING: E-ESTATE 5 9 7 7 5 9 7 7 "0-'01 IN SETBACK 1-STORYGARAGE HATCHED AREA +/- 1,000 SF PROPOSED24" PINE PONDEROSA "0 -'01 0 0 G" ( 89 5NO CAP )' 0 NL G 7#4 REBAR - I ' L9 7 3. 9 ' N GUY N5 I A I WIRES 1 T S 3 POLE° 5 02 LIGHT4' A1 " E SMALL 9 W S 7 T I 7 DRIVE 8" ASPEN E X GRAVEL T EXISTING R E (TO BE REMOVED) GRAVEL DRIVE MODIFY EXISTING AN CR SI S SU D VIR E G( AR EV L ) CAP 9485 WITH PLASTIC SURVEYING, INC STAMPED #4 REBAR BY VAN HORN ENGINEERING & DRIVE SITE BACKGROUND INFORMATION GRAVEL EXISTING LOT 6DIV. 9 0.58 ACRES ZONING: E-ESTATE E V A E N I A R O M D R E K A L S Y R A M SUBJECTPROPERTY SUBJECTPROPERTY NARCISSUS DR scale = 1" = 200' R D S USTRUCTURES WITHIN 200' S S I C R A VICINITY MAP N E V I R D 6 6 H R G I U P H S Estes Park, Colorado 80517 1418 Narcissus Estes Park, Colorado 80517 1692 Big Thompson Avenue, Suite 100 Garage Addition bas1s.com © Site Plan John + Deb Weires BOA1/12/2015 fax: 970.586.9149 vox: 970.586.9140 Issue:Date:Sheet Title:Sheet Title:Sheet No: LOT 17 1.22 ACRES ZONING: E-1 ESTATE PARK ENTRANCE ESTATES )'5 9W' 10°1 0S( " 0 - ' ' 5 1" PIPE 2 S 1 3 ). G ' 3 N 3 I. 3 3 1 R 3 A E 1 " E 0 E B ' 0 ' 9 F 9 5 ° 5 O ° 8 8 S 8 I 8 S S ( S ADIV 6 LOT 4 B 0.27 ACRES LOT 3 K 0.31 ACRES ZONING: E-ESTATE C HIGH DRIVE HEIGHTS E D ZONING: E-ESTATE D "8 /111 -'5 O ) O ' 7 W . 7 FRAME HOUSE G 2 1-STORY EXISTING N 1 I BE REMOVED 5 T 0 W WALL & STEPS TO S ' 8 I 9 7EXISTING RETAINING X WINDOW 5 EXISTING E ° 8 8 NLOT 5 ( 0.23 ACRES ZONING: E-ESTATE 5 9 7 7 K5 9 "0 -'4 L 7 7 A "0-'01 W D E IN SETBACK S HATCHED AREA O 24" PPINE O R PPONDEROSA "0 -'01 GARAGE PROPOSED G 0 0 NL G I" ( 8L9 5NO CAP )' N 0 N I 7#4 REBAR - A I ' 9 7 3. T9 ' GUY A5 W S WIRES" T 1 I S 3 POLE° 5 02 LIGHT4' 1 " E 9SMALL 9 E X 7 - '7 DRIVE R E 8" ASPEN DRIVE 5 GRAVEL 15"T 9'-6" GRAVEL EXISTING ADS1 PIPE EXISTING (TO BE REMOVED) AN CR SI S SU D VIR E G( AR EV L ) CAP 9485 WITH PLASTIC SURVEYING, INC STAMPED #4 REBAR BY VAN HORN ENGINEERING & DRIVE SITE BACKGROUND INFORMATION GRAVEL EXISTING LOT 6DIV. 9 0.58 ACRES ZONING: E-ESTATE E V A E N I A R O M D R E K A L S Y R A M SUBJECTPROPERTY SUBJECTPROPERTY NARCISSUS DR scale = 1" = 200' R D S USTRUCTURES WITHIN 200' S S I C R A VICINITY MAP N E V I R D 6 6 H R G I U P H S