HomeMy WebLinkAboutVARIANCE Height Estes Valley Community Center 660 Community Dr 2016-08-02
Estes Valley Community Center
Maximum Building Height
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:August 2, 2016
REQUEST:Height variance from Section 4.4
(C)(4),Table 4-5 of the Density and
Dimensional Standards,to exceedthe
maximum 30-foot height limit by 1’ 0 3/8” in
order to accommodate adefined main entry to
the community center building.
LOCATION:Southeast corner of Community
Drive and Manford Drive (660 Community
Drive). Figure 1 depicts the overall vicinity of
the project and surrounding land uses.
APPLICANT:Estes Valley Recreation and
Park District
PROPERTY OWNER:Estes Park School
Figure 1Aerial Vicinity Map of Subject Site
District R-3
PROJECT DESCRIPTION AND BACKGROUND:The applicant received concurrent
Location andExtent Development Plan and Minor Subdivision Plat conditional approval
to accommodate a publically-owned Community Recreation Center located at 660
Community Drive. The subject property is zoned (CO) Outlying Commercial and
previously contained the old elementary school, which was demolished a few years
back.The proposed 66,401 square foot community center design incorporates the
existing 12,552 square foot aquatics center, includes four-sided architecture and
incorporates material and façadechanges on the main entry facing the parking lot on
the east side of the building. The west elevation that faces Community Drive,
incorporates exterior awnings, a sloped roof, multiple windows, building variation, and
material changes to enhance the appearance of the building along the street.
The 6.49-acre site slopes toward the north and includes frontage on both Community
Drive and Manford Drive. The land uses surrounding the site are Stanley Park (Public
Open Space) and Stanley Fairgrounds to the north, schools to the east, school play
fields to the south, and multi-family residential to the west. Theapplicant is requesting a
building height variance to exceed the maximum 30-foot height limit set forth in the
EVDC by 1’ 0 3/8 to accommodate a defined main entry to the community center
building.
SITE DATA TABLE:
Architect:Robert McDonald, Ohlson Lavoie Collaborative
Parcel Number:25304-00-910Lot Area:6.49 Acres
Existing Land Use:AquaticsCenterProposed Land Use:Community
Recreation CenterandAquatics Building
(to remain)
Zoning Designation:CO Outlying Commercial
Adjacent Zoning:
East: CO Outlying CommercialNorth: Public Open Space
West: RM Residential Multi-FamilySouth: CO Outlying Commercial
Adjacent Land Uses:
East: SchoolsNorth: Stanley Park and Fairgrounds
West: Multi-Family ResidentialSouth: School Play Fields
Development Standard:Proposed:
Front Setback: 15 feet35 feet
Rear Setback: 15 feet255 feet
Side Setback: 15 feet30 feet
Height: 30 feet31 feet -0 3/8 inches
Maximum Floor Area Ratio: 0.250.24
Max Lot Coverage: 65%71.7%
(Minor Modification approved by EVPC)
Minimum Lot Size: 15,000 sq. ft.282,676 sq. ft.
Services:
Water: Town of Estes ParkSewer: Upper ThompsonSanitation
District
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.
Please refer to the “Comment Response” document dated June 27, 2016for the
Applicant’s comments regarding the variance request.
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:The subject development includes an adaptive reuse component of
the existing Aquatics Building which limits significant grading of the siteand
promotes a more environmentally sustainable project, saving both material and
Estes Valley Board of Adjustment, August 2, 2016 Page 2of 6
Estes Valley Community Center Building Height Variance Request
energy resources by using as much of the existing facility as possible. Due to the
sloping nature of the site, the sloping roof above the building entry/lobby protrudes
slightly above allowable limits. The proposed heightand materials areconsistent
with the existing Aquatics Building structure and surrounding school buildings. As
such, the interior configuration of the building and ability to incorporatethe aquatics
facilityinto the building design, makes it an appropriate locationfor additional height
slightly beyond that permitted in the Outlying Commercial zone.
Staff finds the proposed development advances several adopted Community-Wide
Policiesset forth in the Estes Valley Comprehensive Plan, especially in
consideration of design and breakingup the façade to create visual relief and
stepping down buildings with sloping grades. It also advancescommunity design,
mobilityand circulation and economic policies set forth in the Comprehensive Plan.
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 proposal includes the redevelopment of the site of the old
elementary school, which was demolished a few years ago.The applicant
proposes to retain the existing Aquatics Building and create a Community Center
addition that steps down with the sloping grade. Decreasing the height by 1’ -0
3/8” significantly impacts the sloping grade and proportions of the façade,
making development of the Community Center challenging. Considering that the
portion of the roofthat is visible to the publicwill be in compliance with the
building height regulations,staff finds thatthe current design meetsthe intent of
the code.
The property could be put to beneficial use without the variance; however,
granting the proposed variance will effectively improve the visual appearance of
the building and will not create a visual obstruction.
b.Whether the variance is substantial.
Staff Finding:The variance request includes a maximum deviation of 1’ –0
3/8” above the 30’ height limit, with the greatest height located on the downhill
slope along the eastern building frontage, most visible at the main entry (interior
to the parking area). The new addition will not appear out of scale with the
surrounding form as the peak heightof the building will not be visible at the
pedestrian street level. The variance requested is less than a 10% deviation
from requirements, consistent with surrounding form, and is not found to be
substantial.
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 adjoining properties will not be substantially impacted by the
results of the variance. The tallest point of the building is internally-oriented
towards the parking area on the east elevation, with a separation of
approximately 200 feet from the western property line, and accommodates the
sloping roof that creates a defined main entry. The only elevation where the roof
protrusion may be visible to adjoining properties is along Community Drive
Estes Valley Board of Adjustment, August 2, 2016 Page 3of 6
Estes Valley Community Center Building Height Variance Request
(west), but will likely not be seen at the street level. The proposed height is
compatible with surrounding building form.
d.Whether the variance would adversely affect the delivery of public services such
as water and sewer.
Staff Finding:The requested variances would not adversely affect public
service delivery.
e.Whether the Applicant purchased the property with knowledge of the
requirement.
Staff Finding:The subject property is owned by the School District. The
applicant, Estes Valley Recreation and Park District,will purchasethe property
with the knowledge that a height variance is necessary to construct a quality
community centeras proposed.
f.Whether the Applicant's predicament can be mitigated through some method
other than a variance.
Staff Finding:Staff finds that the applicant’s proposal cannot be
accommodated through any other method except a variance. The applicant has
explored the possibility ofreducing the grade by another foot to accommodate
the height, but the 2:12 slope would be a challenge for development and building
at this grade would change the proportions of the building significantly.By
reducing the height, the architectural interest of the buildingwould be lost.
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:Staff finds that the applicant’s request for a variance is due to unique
site characteristics and the adaptive reuse component of this particular project.
Incorporating the existing aquatics building limits the ability to considerably grade the
site, but slopes on the site create a challenge. The applicant has provided mitigation
strategies (consideration of location, architectural enhancements and varying roof
heights) to alleviate potential impacts and improve the overall appearance of the
façade. The conditions of the site are not a commonality, and are not of so general
or recurrent of a nature as to make it reasonable for the regulation to be changed to
accommodate similar circumstances.
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:The variance requests will not result in a reduction in the size of lots
contained in theEstes Park Schools Subdivision.
Estes Valley Board of Adjustment, August 2, 2016 Page 4of 6
Estes Valley Community Center Building Height Variance Request
5.If authorized, a variance shall represent the least deviation from the regulations that
will afford relief.
Staff Finding:The applicant has demonstrated that the lobby/entry can be
accommodated by a minimum height of 31’-0 3/8” or 1’-0 3/8” variation from the 30’
height limit. In order to minimize the height of the entry/lobby area, the applicant
would have to construct further below grade to accommodate the lobby areadesign.
The applicant has incorporated exterior awnings, a sloped roof, multiple windows,
building variation, and material changes to enhance the appearance of the building
and effectively minimize the additional 1’-0 3/8” in building height along Community
Drive. As such, the proposed architectural designrepresentsthe leastvariation from
the building height requirementsthat will afford relief, and ensure the character of
the area is maintained.
6.Under no circumstances shall the BOA grant a variance to allow a use not permitted,
or a use expressly or by implication prohibited under the terms of this Code for the
zone district containing the property for which the variance is sought.
Staff Finding:The variancerequested will not permit a use prohibited or not
expressly permitted in the Outlying Commercialzone district.
7.In granting such variances, the BOA may require such conditions as will, in its
independent judgment, secure substantially the objectives of the standard so varied
or modified.
Staff Finding:Staff does not have any recommendations for conditionsofapproval
relating to the building height variance; however, the Boardmay set forth conditions
of approval to address any concerns that arise during the public hearing.
REFERRAL AND PUBLIC COMMENTS:This variancerequest wasrouted to reviewing
agency staff and adjacent property owners for consideration and commentconcurrently
with the Location and Extent Development Plan and Minor Subdivisionapplications.No
comments or concerns related to the variance request were received.
The public hearingfor the variance request waspublicly noticed in accordance with the
applicable public notification requirements of the Estes Valley Development Code.No
publiccomments were submitted to the Community Development Department in regards
to the height variance request.
STAFF FINDINGS:
Staff finds thatthe application for the proposed height variance requestcomplieswith
the applicable review criteria set forth in Section 3.6.C “Standards for Review” of the
Estes Valley Development Code and advancesgoals, policies, and objectives set forth
in the Estes Valley Comprehensive Plan.
POTENTIAL MOTIONS:
Below are the Board of Adjustmentoptions related to the variance request:
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Estes Valley Community Center Building Height Variance Request
1.I find that the applicationsubstantially meetsthe criteria above, and move to
recommend APPROVALof the variance request applications with no conditions.
2.I find that the applications substantially meetthe criteria above, and move to
recommend APPROVALof the variance request applications with the following
conditions:
a)\[The Boardmay include any condition(s) that it determines will render the
application compliant with all requirements, based on all the evidence and
testimony presented at the continued hearing.\]
3.I find that the applicationdoesnot substantially meet the criteria above, and
move to recommend DENIALof the variance request applications.
4.I find that the applicant has not provided sufficient information to review the
applications and move to CONTINUE THE HEARINGto provide adequate time
to review additional materials.
ENCLOSURES:
Exhibit A: Statement of Intent
Exhibit B: Applicant’s Responseto Town Comments dated June 27, 2016
Exhibit C: Architectural Elevations (Sheets (A1 and A2)
Exhibit D: Development Plan (Sheet DP101)
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Estes Valley Community Center Building Height Variance Request