HomeMy WebLinkAboutVARIANCE Setback Height 3323 Eiger Trail 2016-07-12
th
Lot 9, Block 3, Amended Windcliff Estates, 5
Subdivision, Variance Request
Height and Setback Requirements
Estes Park Community Development Department, Planning Division
Room 230, Town Hall, 170MacGregor 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:July12, 2016
REQUESTS:This request is for three(3)variancesfrom Estes Valley Development
Code (EVDC) as follows:
1.Variance from EVDC Section 4.3, Table 4-2,which requires a front setback of 25
feet. The request is to reduce the front setback to 7 feet from the east property
line due to the narrow lot configuration; to minimize grading impacts, driveway
slope;andto reduce the amount of height variance.
2.Variance from EVDC Section 4.3, Table 4-2,which requires a rearsetback of 25
feet. The request is to reduce the rearsetback from the west property line to 14
feet due to the narrow lot configuration; to minimize grading impacts, driveway
slope; and to reduce the amount of height variance.
3.Variance from EVDC Section 4.3, Table 4-2,which requires a maximum height
of 30 feet. The request is to allow the building to reach a maximum height of
approximately 39 feetand average height of 32.2feet due to an average lot
slopeof54%, a 2.2-foot variance to the height requirement.
LOCATION:3323 Eiger Trail
RECORD OWNERS:
Andrew and Stephanie Newberg
APPLICANT:
Nate Kinley
CONSULTANT/ENGINEER:
Primary Contact: Céline M. LeBeau, Van Horn Engineering and Surveying
STAFF CONTACT:Carrie McCool, Estes Park Planning Consultant
PROJECT DESCRIPTION AND BACKGROUND:
The subject property, Lot 9 is located in the Westcliff Estates Subdivision which hasa
mixture of lot sizes and configurations, steep topography and vegetation that create
unique hardships during development.The typical lot in Windcliff is subsized for the
zone district with average slopes of approximately 40 percent.
Lot 9 has characteristics that are extremely challenging. The lot has average slopes of
54%, which generatessignificant design challenges with regard to meeting the minimum
height standard of 30 feetand creates the need to construct the residence closer to the
road for access purposes. The lot is long and narrow with a buildable area that is only
23’ wide with the required building setbacks; thereby, making it very difficult to conform
to the front and rear setback requirements.
The applicant is requesting three(3) variancesas a part of this project scope to
construct a single-family residence of similar size and character to existing residences
within the subdivision.Due to the unique topographyof the site, the optimal locationfor
this residence is proposed as toutilize the southern portion of the lot in order to
minimize the amount of variance,and the need for significant grading, site disturbance,
and tree removal.
SITE DATA MAP AND TABLE:
The project site is accessed directly from Eiger Trail, approximately 4,000feet to the
southeastof the intersection of Windcliff Road andHighway 66. All of the surrounding
developed lots in the subdivision are single-family residences.The subject property is
zoned E-1(Estate), a single-family residential zoning district.The figure below depicts
thevicinity of the project and surrounding residential land uses.
Figure 1. Aerial Vicinity Map of Subject Site
Estes Valley Board of Adjustment, July 12, 2016 Page 2of 7
Lot 9, Block 3, Amended Windcliff Estates, 5th SubdivisionVariance Request
SITE DATA TABLE:
Parcel Number:34101-15-009Lot Area:0.37acres
Existing Land Use:Proposed Land Uses:
Vacant Residential Land1 single-family residence
Development Standard:Proposed:
Front Setback: 25 feet7 feet
Rear Setback: 25 feet14 feet
Height: 30 feet32.2 feet
Services:
Water: TownSewer: UTSD
Fire Protection:Estes Valley Fire
Protection District
Hazards/Physical FeaturesMapped in the project vicinity?
Wildfire HazardNo
Geologic HazardSteep Slopes/Moderate(2)
WetlandsNo
Streams/RiversNo
Ridgeline ProtectionNo
Wildlife HabitatNo
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 “Statement of Intent” document receivedonMay25, 2016,and the
applicant’s comment response letter dated July 2, 2016.
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 lot hasphysical particularities thatrequirevariances
from the Code standards.The combination of a narrow lot and slopes greater than
30%presentchallengeswhen planning the site layout. The applicant has made
efforts to avoid trees and minimize extensive grading wherefeasibleto achieve
reasonable use of the property for a single-family residence.Allother parts of the
site would have required substantialgradingwith fill,and tree removal to
accommodate a new residence.The steep slopes and narrow lot widthresults in a
combined need for variances to both setback and height requirements.
Estes Valley Board of Adjustment, July 12, 2016 Page 3of 7
Lot 9, Block 3, Amended Windcliff Estates, 5th SubdivisionVariance 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 buildable area on the lot is 23’ wide with the required
building setbacks andthe average lot slopeis 54%. A variance would be
needed to accommodate any residencedesign;however, this particular
configuration minimizes the amount of variance necessary.Similar variances
weregranted to other lots within this subdivision with similar characteristics. The
house has been proposed forthe southern end of the property to minimize the
variancesneeded to accommodate a residence. Other locations on this property
would require greater setback variances and potentially affect neighborhood
character through the need for grading and removal of trees.
b.Whether the variance is substantial.
Staff Finding:The variancerequest is not substantial given the physical
constraints of this lot. Theaverage lot slope of 54% is a substantial challenge to
development that necessitatesthe three proposed variances to setback and
height requirements.
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 house design associated with this proposal seeks to match
the character of the surrounding neighborhood. Without a variance, it would not
be possible to construct a residence that conforms tothe surrounding
neighborhood character.The preservation of trees on the lot will minimizevisual
impact from development of this site.
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.The Upper Thompson Sanitation District has no objection to the
proposed variance requests. The applicant has depicted a rerouted sewer
service line to connectto the sewer main southwest of the subject lot as shown
on the July 2, 2016 site plan. The Estes Valley Fire Protection District had not
comments or concerns regardingthe proposed plans. The Larimer County
Engineering Department reviewed the proposed variance requests and provided
three comments to be addressed as follows:
Grading for Infrastructure Right-of-way Encroachment.The County
Engineer raised concerns regarding the encroachment of grading and
infrastructure in the Eiger Trail right-of-way and required that the design and
grading would needto be revised as necessary so contours tie in within the
property boundary. The applicant revised the retaining walls and grading
around the house to stay out of Eiger Trail right-of-way. A shortretaining wall
was added along the entry walkway to keep grading on the lot. The applicant
states that the driveway enters off Eiger Trail, so grading will be required within
the right-of-way and the turnaround grading will enter the right-of-way. While the
Estes Valley Board of Adjustment, July 12, 2016 Page 4of 7
Lot 9, Block 3, Amended Windcliff Estates, 5th SubdivisionVariance Request
applicant proposes grading for the aforementioned items to be kept to a
minimum to obtain safe grades and slopes, the County’s comments regarding
the requirement that grading for infrastructure shall not encroach into the road
right-of-waymust be adhered to.
Turnaround and Parking within the Eiger Trail right-of-way.The County
Engineer requested confirmation that the orientation of the proposed garage is
such that the vehicles will still be parked outside of the road right-of-way limits
and there will be space on the property to maneuver the vehicles in order to exit
onto Eiger Trail in a forward manner. The applicant stated that parking is
planned to be inside the garage and one spot on the west side of the turnaround
as there is not 20’ of space from the garage doors to the right-of-way line. The
turnaround width is 20’ and a three point turn is possible to enter Eiger Trail in a
forward direction. The applicant asserts that the current drive and parking
design present the most feasible design for this lot regarding access andparking
as they note that if the house location wasmoved west, a greater rear setback
variance will be required and greater site disturbance will occur (more fill, taller
retaining walls).
Historic DrainagePatterns.County Engineering Staff assumes that any
subsequent improvements on this site would not adversely impact the drainage
patterns or create erosion problems in the area. If drainage patterns are going
to be changed, a drainage plan will need to be submitted to the Engineering
Department for review and approval. Any disturbance of the site shouldbe
reestablished to be equal to or better than the preconstruction condition. All
disturbed areas should be reseeded with a native dry land seed mix.
The applicantstated that drainage currently flows west and southwest across the
lot and confirmed that the flow pattern will be maintained and directed around the
proposed house as shownby the drainage arrows on the site plan. Erosion
control and re-vegetation notes, including a seed mix for the local area, have
been added to the site plan.
Staff finds that all comments from the County Engineering Department shall be
adequately addressed prior to issuance of a building permit. Staff has provided
a condition of approval for the Board’s consideration.
e.Whether the Applicant purchased the property with knowledge of the
requirement.
Staff Finding: Staff was not provided information as to what knowledge the
applicant had of these requirements at time of purchase.However, given that
multiple homes have been built on surrounding properties, the ownermust have
purchased the lot under the assumption that they would have reasonable use of
the property per the zoning of E-1, allowing for a single-family residence.
f.Whether the Applicant's predicament can be mitigated through some method
other than a variance.
Staff Finding: The applicant is proposing the solution with the least impact to
the siteand with minimal permanent impact to the site by minimizing grading and
Estes Valley Board of Adjustment, July 12, 2016 Page 5of 7
Lot 9, Block 3, Amended Windcliff Estates, 5th SubdivisionVariance Request
disturbance of vegetation on a steep slope.Staff finds that the applicant’s
proposal cannot be accommodated through any other method except a variance.
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 the
unique topographical challenges created by the steep slopes combined with the
narrow width ofthe lot and small lot size of 0.37 acres.While other variances have
been grantedon other lots in this subdivision, this lot provides an extreme and
unique situation. As such, Staff finds that the circumstances are unique to the
applicant’s proposal, and are not 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 an existing or proposed subdivision.
5.If authorized, a variance shall represent the least deviation from the regulations that
will afford relief.
Staff Finding:Staff, the architect and project engineer evaluated the potential to
minimize the amount of each variance and determined that the proposed site design
was the leastdeviation from the regulations necessary to achieve reasonable use of
the property as compared to other variances and residences throughout the
subdivision.
6.Under nocircumstances 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 variances requested will not permit a use prohibited or not
expressly permitted in the Estatezone 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 has provided recommended conditions of approval for the
Board’s considerationrelating to the County Engineering Department comments to
be addressed. The Board is welcome to set forth conditions of approval to address
any concerns that arise during the public hearing.
Estes Valley Board of Adjustment, July 12, 2016 Page 6of 7
Lot 9, Block 3, Amended Windcliff Estates, 5th SubdivisionVariance Request
REFERRAL AND PUBLIC COMMENTS:Thisvariancerequestswererouted to
reviewing agency staff, the Windcliff Homeowners Associationand adjacent property
owners for consideration and comment.All agency staff comments and concerns
related to the variance requeststhat needed to be addressed are included in thisstaff
report.
The public hearing for the variance requestswerepublicly noticed in accordance with
the applicable public notification requirements of the Estes Valley Development Code.
No formal written comments were received from the public or adjacent property owners.
The Windcliff Architectural Control Committee has reviewed the variance as
summarized in the May 25, 2016 Van Horn Engineering letter and have no objectionsto
the variance requests.
STAFF FINDINGS:
Staff finds that the application for the proposed variance requestwould comply with the
applicable review criteria set forth in Section 3.6.C “Standards for Review” of the Estes
Valley Development Code and advance goals, policies, and objectives adopted in the
Estes Valley Comprehensive Planif the conditions of approval noted below are
addressed prior to building permit issuance.
POTENTIAL MOTIONS:
Below are theBoard of Adjustmentoptions related to the variance request:
1.I find that the applicationsubstantially meetsthe criteria above, and move to
recommend APPROVALof the variance requestswith no conditions.
2.I find that the applicationsubstantially meetsthe criteria above, and move to
recommend APPROVALof the variance requestswith the following conditions:
a.Prior to building permit issuance, all comments from the County Engineering
Department and Town Staff shallbe adequately addressed.
3.I find that the variance requests donot substantially meet the criteria above, and
move to recommend DENIALof the variance request applications.
ENCLOSURES:
1.Statement of Intent and Application
2.Revised Site Plan dated July 2, 2016
3.Applicant’s Response Letter Dated July 2, 2016
4.Larimer County Engineering Department Comment Email dated June 21, 2016
5.Windcliff Architectural Control CommitteeApproval
Estes Valley Board of Adjustment, July 12, 2016 Page 7of 7
Lot 9, Block 3, Amended Windcliff Estates, 5th SubdivisionVariance Request
th
Lot 9, Block 3, Amended Windcliff Estates, 5
Subdivision, Variance Request
Height and Setback Requirements
Estes Park Community Development Department, Planning Division
Room 230, Town Hall, 170MacGregor 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:July12, 2016
REQUESTS:This request is for three(3)variancesfrom Estes Valley Development
Code (EVDC) as follows:
1.Variance from EVDC Section 4.3, Table 4-2,which requires a front setback of 25
feet. The request is to reduce the front setback to 7 feet from the east property
line due to the narrow lot configuration; tominimize grading impacts, driveway
slope;andtoreduce the amount of height variance.
2.Variance from EVDC Section 4.3, Table 4-2,which requires a rearsetback of 25
feet. The request is to reduce the rearsetback from the west property line to14
feetdue to the narrow lot configuration; tominimize grading impacts, driveway
slope; and to reduce the amount of height variance.
3.Variance from EVDC Section 4.3, Table 4-2,which requires a maximum height of
30 feet. The request is to allow the building to reach a maximum height of
approximately 39 feetand average height of 32.2feet due to an average lot
slopeof54%, a 2.2-foot variance to the height requirement.
LOCATION:3323 Eiger Trail
RECORD OWNERS:
Andrew and Stephanie Newberg
APPLICANT:
Nate Kinley
CONSULTANT/ENGINEER:
Primary Contact: Céline M. LeBeau, Van Horn Engineering and Surveying
STAFF CONTACT:Carrie McCool, Estes Park Planning Consultant
PROJECT DESCRIPTION AND BACKGROUND:
Thesubject property, Lot 9 is located in the Westcliff Estates Subdivision which hasa
mixture of lot sizes and configurations, steep topography and vegetation that create
unique hardships during development.The typical lot in Windcliff is subsized for the
zone district with average slopes of approximately 40 percent.
Lot 9 has characteristics that are extremely challenging. The lot has average slopes of
54%, which generatessignificant design challenges with regard to meeting the minimum
height standard of 30 feetand creates the need to construct the residence closer to the
road for access purposes. The lot is long and narrow with a buildable area that is only
23’ wide with the required building setbacks; thereby, making it very difficult to conform
to the front and rear setback requirements.
The applicant is requesting three(3) variancesas a part of this project scope to
construct a single-family residence of similar size and character to existing residences
within the subdivision.Due to the unique topographyof the site, the optimal locationfor
this residence is proposed as toutilize the southern portion of the lot in order to minimize
the amount of variance,and the need for significant grading, site disturbance, and tree
removal.
SITE DATA MAP AND TABLE:
The project site is accessed directly from Eiger Trail, approximately 4,000feetto the
southeastof the intersection of Windcliff Road andHighway 66. All of the surrounding
developed lots in the subdivision are single-family residences.The subject property is
zoned E-1(Estate), a single-family residential zoning district.Thefigure below depicts
thevicinity of the project and surrounding residential land uses.
Figure 1. Aerial Vicinity Map of Subject Site
Estes Valley Board of Adjustment, July 12, 2016 Page 2of7
Lot 9, Block 3, Amended Windcliff Estates, 5th SubdivisionVariance Request
SITE DATA TABLE:
Parcel Number:34101-15-009Lot Area:0.37acres
Existing Land Use:Proposed Land Uses:
Vacant Residential Land1 single-family residence
Development Standard:Proposed:
Front Setback: 25 feet7 feet
Rear Setback: 25 feet14 feet
Height: 30 feet32.2 feet
Services:
Water: TownSewer: UTSD
Fire Protection:Estes Valley Fire
Protection District
Hazards/Physical FeaturesMapped in the project vicinity?
Wildfire HazardNo
Geologic HazardSteep Slopes/Moderate(2)
WetlandsNo
Streams/RiversNo
Ridgeline ProtectionNo
Wildlife HabitatNo
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 “Statement of Intent” document receivedonMay25, 2016,and the
applicant’s comment response letter dated July 2, 2016.
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 lot hasphysical particularities thatrequirevariances
from the Code standards.The combination of a narrow lot and slopes greater than
30%presentchallengeswhen planning the site layout. The applicant has made
efforts to avoid trees and minimize extensive grading wherefeasibleto achieve
reasonable use of the property for a single-family residence.Allother parts of the
site would have required substantialgradingwith fill,and tree removal to
accommodate a new residence.Thesteep slopes and narrow lot widthresults in a
combined need for variances to both setback and height requirements.
Estes Valley Board of Adjustment, July 12, 2016 Page 3of7
Lot 9, Block 3, Amended Windcliff Estates, 5th SubdivisionVariance 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 buildable area on the lot is 23’ wide with the required
building setbacks andthe average lot slopeis 54%. A variance would be needed
to accommodate any residencedesign;however, this particular configuration
minimizes the amount of variance necessary.Similar variances weregranted to
other lots within this subdivision with similar characteristics. The house has been
proposed forthe southern end of the property to minimize the variancesneeded
to accommodate a residence. Other locations on this property would require
greater setback variances and potentially affect neighborhood character through
the need for grading and removal of trees.
b.Whether the variance is substantial.
Staff Finding:The variancerequest is not substantial given the physical
constraints of this lot. Theaverage lot slope of 54% is a substantial challenge to
development that necessitatesthe three proposed variances to setback and
height requirements.
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 house design associated with this proposal seeks to match
the character of the surrounding neighborhood. Without a variance, it would not
be possible to construct a residence that conforms tothe surrounding
neighborhood character.The preservation of trees on the lot will minimizevisual
impact from development of this site.
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.The Upper Thompson Sanitation District has no objection to the
proposed variance requests. The applicant has depicted a rerouted sewer
service line to connectto the sewer main southwest of the subject lot as shown
on the July 2, 2016 site plan. The Estes Valley Fire Protection District had not
comments or concerns regardingthe proposed plans. The Larimer County
Engineering Department reviewed the proposed variance requests and provided
three comments to be addressed as follows:
Grading for Infrastructure Right-of-way Encroachment.The County
Engineer raised concerns regarding the encroachment of grading and
infrastructure in the Eiger Trail right-of-way and required that the design and
grading would needto be revised as necessary so contours tie in within the
property boundary. The applicant revised the retaining walls and grading around
the house to stay out of Eiger Trail right-of-way.A shortretaining wall was added
along the entry walkway to keep grading on the lot. The applicant states that the
driveway enters off Eiger Trail, so grading will be required within the right-of-way
and the turnaround grading will enter the right-of-way. While the applicant
proposes grading for the aforementioned items to be kept to a minimum to obtain
Estes Valley Board of Adjustment, July 12, 2016 Page 4of7
Lot 9, Block 3, Amended Windcliff Estates, 5th SubdivisionVariance Request
safe grades and slopes, the County’s comments regarding the requirement that
grading for infrastructure shall not encroach into the road right-of-waymust be
adhered to.
Turnaround and Parking within the Eiger Trail right-of-way.The County
Engineer requested confirmation that the orientation of the proposed garage is
such that the vehicles will still be parked outside of the road right-of-way limits
and there will be space on the property to maneuver the vehicles in order to exit
onto Eiger Trail in a forward manner. The applicant stated that parking is planned
to be inside the garage and one spot on the west side of the turnaround as there
is not 20’ of space from the garage doors to the right-of-way line. The turnaround
width is 20’ and a three point turn is possible to enter Eiger Trail in a forward
direction. Theapplicant asserts that the current drive and parking design present
the most feasible design for this lot regarding access andparking as they note
that if the house location wasmoved west, a greater rear setback variance will be
required and greater site disturbance will occur (more fill, taller retaining walls).
Historic DrainagePatterns.County Engineering Staff assumes that any
subsequent improvements on this site would not adversely impact the drainage
patterns or create erosion problems in the area. If drainage patterns are going to
be changed, a drainage plan will need to be submitted to the Engineering
Department for review and approval. Any disturbance of the site shouldbe
reestablished to be equal to or better than the preconstruction condition. All
disturbed areas should be reseeded with a native dry land seed mix.
The applicantstated that drainage currently flows west and southwest across the
lot and confirmed that the flow pattern will be maintained and directed around the
proposed house as shownby the drainage arrows on the site plan. Erosion
control and re-vegetation notes, including a seed mix for the local area, have
been added to the site plan.
Staff finds that all comments from the County Engineering Department shall be
adequately addressed prior to issuance of a building permit. Staff has provided a
condition of approval for the Board’s consideration.
e.Whether the Applicant purchased the property with knowledge of the
requirement.
Staff Finding: Staff was not provided information as to what knowledge the
applicant had of these requirements at time of purchase. However, given that
multiple homes have been built on surrounding properties, the ownermust have
purchased the lot under the assumption that they would have reasonable use of
the property per the zoning of E-1, allowing for a single-family residence.
f.Whether the Applicant's predicament can be mitigated through some method
other than a variance.
Staff Finding: The applicant is proposing the solution with the least impact to
the siteand with minimal permanent impact to the site by minimizing grading and
disturbance of vegetation on a steep slope.Staff finds that the applicant’s
proposal cannot be accommodated through any other method except a variance.
Estes Valley Board of Adjustment, July 12, 2016 Page 5of7
Lot 9, Block 3, Amended Windcliff Estates, 5th SubdivisionVariance Request
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 the
unique topographical challenges created by the steep slopes combined with the
narrow width ofthelot and small lot size of 0.37 acres. While other variances have
been grantedon other lots in this subdivision, this lot provides an extreme and
unique situation. As such, Staff finds that the circumstances are unique to the
applicant’s proposal, and are not 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 an existing or proposed subdivision.
5.If authorized, a variance shall represent the least deviation from the regulations that
will afford relief.
Staff Finding:Staff, the architect and project engineer evaluated the potential to
minimize the amount of each variance and determined that the proposed site design
was the leastdeviation from the regulations necessary to achieve reasonable use of
the property as compared to other variances and residences throughout the
subdivision.
6.Under nocircumstances 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 variances requested will not permit a use prohibited or not
expressly permitted in the Estatezone 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 has provided recommended conditions of approval for the
Board’s considerationrelating to the County Engineering Department comments to
be addressed. The Board is welcome to set forth conditions of approval to address
any concerns that arise during the public hearing.
REFERRAL AND PUBLIC COMMENTS:Thisvariancerequestswererouted to
reviewing agency staff, the Windcliff Homeowners Associationand adjacent property
owners for consideration and comment.All agency staff comments and concerns
Estes Valley Board of Adjustment, July 12, 2016 Page 6of7
Lot 9, Block 3, Amended Windcliff Estates, 5th SubdivisionVariance Request
related to the variance requeststhat needed to be addressed are included in thisstaff
report.
The public hearing for the variance requestswerepublicly noticed in accordance with
the applicable public notification requirements of the Estes Valley Development Code.
No formal written comments were received from the public or adjacent property owners.
The Windcliff Architectural Control Committee has reviewed the variance as summarized
in the May 25, 2016 Van Horn Engineering letter and have no objectionsto the variance
requests.
STAFF FINDINGS:
Staff finds that the application for the proposed variance requestwould comply with the
applicable review criteria set forth in Section 3.6.C “Standards for Review” of the Estes
Valley Development Code and advance goals, policies, and objectives adopted in the
Estes Valley Comprehensive Planif the conditions of approval noted below are
addressed prior to building permit issuance.
POTENTIAL MOTIONS:
Below are theBoard of Adjustmentoptions related to the variance request:
1.I find that the applicationsubstantially meetsthe criteria above, and move to
recommend APPROVALof the variance requestswith no conditions.
2.I find that the applicationsubstantially meetsthe criteria above, and move to
recommend APPROVALof the variance requestswith the following conditions:
a.Prior to building permit issuance, all comments from the County Engineering
Department and Town Staff shallbe adequately addressed.
3.I find that the variance requests donot substantially meet the criteria above, and
move to recommend DENIALof the variance request applications.
ENCLOSURES:
1.Statement of Intent and Application
2.Revised Site Plan dated July 2, 2016
3.Applicant’s Response Letter Dated July 2, 2016
4.Larimer County Engineering Department Comment Email dated June 21, 2016
5.Windcliff Architectural Control CommitteeApproval
Estes Valley Board of Adjustment, July 12, 2016 Page 7of7
Lot 9, Block 3, Amended Windcliff Estates, 5th SubdivisionVariance Request
From: Audem Gonzales \[agonzales@estes.org\]
Sent: Tuesday, June 21, 2016 4:30 PM
To: Carrie McCool
Subject: Fwd: REFERRAL FOR COMMENT: EIGER TRAIL-3323 - NEWBERG RESIDENCE
----------Forwarded message ----------
From:Traci Shambo <shambotl@co.larimer.co.us>
Date: Tue, Jun 21, 2016 at 4:28 PM
Subject: Re: REFERRAL FOR COMMENT: EIGER TRAIL-3323 - NEWBERG RESIDENCE
To: Karen Thompson <kthompson@estes.org>,Audem Gonzales <agonzales@estes.org>
My Comments are asfollows:
1.Grading for theinfrastructure shall not encroach into the road ROW. The design andgrading should be revised as
necessary so contours tie in within theproperty boundary.
2.It should be confirmed thatthe orientation of the proposed garage is such that the vehicles willstill be parked
outside of the road right-of-waylimits and therewill be space on the property to maneuver the vehicles in order
to exitonto Eiger Trail in a forward manner.
3.Staffassumes that any subsequent improvements on this site would not adverselyimpact the drainage patterns or
create erosion problems in the area. Ifdrainage patterns are going to be changed, a drainage plan will need to be
submitted to the Engineering Department for review and approval. Anydisturbance of the site should be
reestablished to be equal to or betterthan the preconstruction condition. All disturbed areas should bereseeded
with a native dry land seed mix.
On Fri, Jun 10, 2016 at 4:07 PM, Karen Thompson <kthompson@estes.org>wrote:
TOREVIEWING AGENCIES
TheTown of Estes Park Community Development Department has accepted the belowreferenced development application(s) as
complete for review, i.e. minimalsubmittal requirements have been met and the application is ready for reviewfor compliance with the
Estes Valley Development Code.
PROJECT NAME, TYPE, & LOCATION
Name: Eiger Trail – 3323 – Newberg Residence
Type: Variance
th
Legal: Lot 9, Block 3, Amended Plat of Windcliff Estates, 5Filing
Address: 3323 Eiger Trail
Project details can be found in the Statement of Intent &Application (SIA)
COMMENTS DUE ON OR BEFORE
June 24, 2015
EMAIL COMMENTS TO
Property Owner: Andrew &Stephanie Newberg – no email address provided
Applicant: Nathan Kinleynathan@kinleybuilt.com
Consultant/Engineer(s): CelineLeBeaucelinevhe@airbits.com
Planner: CarrieMcCoolplanning@estes.org
Email addresses can be found in theemail distribution list above.
APPLICATION DOCUMENTS
Documents are postedatwww.estes.org/currentapplications and/or are attached.
EXTENSIONSOF TIMEFRAMES FOR REVIEW
COUNTY REFERRAL FOR COMMENT EIGER TRAIL-3323 - NEWBERG RESIDENCE (1).htm\[7/7/2016 3:40:18 PM\]
Incertain circumstances, review agencies can request additional time to review anapplication and the public hearing(s) may be
delayed. For questions about thisplease contact the planner.
KarenThompson
Executive Assistant
Community Development Department
Town of Estes Park
Phone:970-577-3721
Fax:970-586-0249
kthompson@estes.org
--
Traci Shambo, P.E.
Larimer County EngineeringDepartment
200 West Oak St, Suite 3000
P.O. Box 1190
Fort Collins, CO 80522
Phone:(970)498-5701
tshambo@larimer.org
--
Audem Gonzales
Community Development Department
Town of Estes Park
Estes Park, CO 80517
Ph: (970) 577-3729
COUNTY REFERRAL FOR COMMENT EIGER TRAIL-3323 - NEWBERG RESIDENCE (1).htm\[7/7/2016 3:40:18 PM\]
From: Audem Gonzales \[agonzales@estes.org\]
Sent: Thursday, June 23, 2016 10:38 AM
To: Carrie McCool
Subject: Fwd: Variance Request Newberg - 3323 Eiger
----------Forwarded message ----------
From:Karen Thompson <kthompson@estes.org>
Date: Thu, Jun 23, 2016 at 10:24 AM
Subject: Fwd: Variance Request Newberg - 3323 Eiger
To: Audem Gonzales <agonzales@estes.org>
Karen Thompson
Executive Assistant
Community Development Department
Town of Estes Park
Phone:970-577-3721
Fax:970-586-0249
kthompson@estes.org
----------Forwarded message ----------
From:Charles Cofas <cofasc@msn.com>
Date: Thu, Jun 23, 2016 at 10:17 AM
Subject: Variance Request Newberg - 3323 Eiger
To:kthompson@estes.org
Cc: Jack Reed <pairojacks@q.com>,Joe & Maryliz Adair - Home <adairvideo@aol.com>,nathan@kinleybuilt.com,
BUD MARY DURYEA <aspenspring1@msn.com>
Ms. Thompson, Mr. Kinley
The Windcliff Architectural Control Committee has reviewed thevariance request for Lot 9 Block 3 of the fifth
subdivision of WindcliffSubdivision in Larimer County (3323 Eiger Trail)as summarized in the May25, 2016
Van Horn Engineering letter and have no objection to the variancerequest.
Thank you for including us in the process. We assume thatany comments or objections from neighbors will
result in a direct response toyou as a result of the post cards you sent to them.
Respectfully,
Charles Cofas
Chairman, Windcliff Architectural Control Committee
--
HOA Comments_Variance Request Newberg - 3323 Eiger.htm\[7/7/2016 3:39:52 PM\]
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From: Audem Gonzales \[agonzales@estes.org\]
Sent: Tuesday, June 21, 2016 4:30 PM
To: Carrie McCool
Subject: Fwd: REFERRAL FOR COMMENT: EIGER TRAIL-3323 - NEWBERG RESIDENCE
----------Forwarded message ----------
From:Traci Shambo <shambotl@co.larimer.co.us>
Date: Tue, Jun 21, 2016 at 4:28 PM
Subject: Re: REFERRAL FOR COMMENT: EIGER TRAIL-3323 - NEWBERG RESIDENCE
To: Karen Thompson <kthompson@estes.org>,Audem Gonzales <agonzales@estes.org>
My Comments are asfollows:
1.Grading for theinfrastructure shall not encroach into the road ROW. The design andgrading should be revised as
necessary so contours tie in within theproperty boundary.
2.It should be confirmed thatthe orientation of the proposed garage is such that the vehicles willstill be parked
outside of the road right-of-waylimits and therewill be space on the property to maneuver the vehicles in order
to exitonto Eiger Trail in a forward manner.
3.Staffassumes that any subsequent improvements on this site would not adverselyimpact the drainage patterns or
create erosion problems in the area. Ifdrainage patterns are going to be changed, a drainage plan will need to be
submitted to the Engineering Department for review and approval. Anydisturbance of the site should be
reestablished to be equal to or betterthan the preconstruction condition. All disturbed areas should bereseeded
with a native dry land seed mix.
On Fri, Jun 10, 2016 at 4:07 PM, Karen Thompson <kthompson@estes.org>wrote:
TOREVIEWING AGENCIES
TheTown of Estes Park Community Development Department has accepted the belowreferenced development application(s) as
complete for review, i.e. minimalsubmittal requirements have been met and the application is ready for reviewfor compliance with the
Estes Valley Development Code.
PROJECT NAME, TYPE, & LOCATION
Name: Eiger Trail – 3323 – Newberg Residence
Type: Variance
th
Legal: Lot 9, Block 3, Amended Plat of Windcliff Estates, 5Filing
Address: 3323 Eiger Trail
Project details can be found in the Statement of Intent &Application (SIA)
COMMENTS DUE ON OR BEFORE
June 24, 2015
EMAIL COMMENTS TO
Property Owner: Andrew &Stephanie Newberg – no email address provided
Applicant: Nathan Kinleynathan@kinleybuilt.com
Consultant/Engineer(s): CelineLeBeaucelinevhe@airbits.com
Planner: CarrieMcCoolplanning@estes.org
Email addresses can be found in theemail distribution list above.
APPLICATION DOCUMENTS
Documents are postedatwww.estes.org/currentapplications and/or are attached.
EXTENSIONSOF TIMEFRAMES FOR REVIEW
COUNTY REFERRAL FOR COMMENT EIGER TRAIL-3323 - NEWBERG RESIDENCE (1).htm\[7/7/2016 3:40:18 PM\]
Incertain circumstances, review agencies can request additional time to review anapplication and the public hearing(s) may be
delayed. For questions about thisplease contact the planner.
KarenThompson
Executive Assistant
Community Development Department
Town of Estes Park
Phone:970-577-3721
Fax:970-586-0249
kthompson@estes.org
--
Traci Shambo, P.E.
Larimer County EngineeringDepartment
200 West Oak St, Suite 3000
P.O. Box 1190
Fort Collins, CO 80522
Phone:(970)498-5701
tshambo@larimer.org
--
Audem Gonzales
Community Development Department
Town of Estes Park
Estes Park, CO 80517
Ph: (970) 577-3729
COUNTY REFERRAL FOR COMMENT EIGER TRAIL-3323 - NEWBERG RESIDENCE (1).htm\[7/7/2016 3:40:18 PM\]
From: Audem Gonzales \[agonzales@estes.org\]
Sent: Thursday, June 23, 2016 10:38 AM
To: Carrie McCool
Subject: Fwd: Variance Request Newberg - 3323 Eiger
----------Forwarded message ----------
From:Karen Thompson <kthompson@estes.org>
Date: Thu, Jun 23, 2016 at 10:24 AM
Subject: Fwd: Variance Request Newberg - 3323 Eiger
To: Audem Gonzales <agonzales@estes.org>
Karen Thompson
Executive Assistant
Community Development Department
Town of Estes Park
Phone:970-577-3721
Fax:970-586-0249
kthompson@estes.org
----------Forwarded message ----------
From:Charles Cofas <cofasc@msn.com>
Date: Thu, Jun 23, 2016 at 10:17 AM
Subject: Variance Request Newberg - 3323 Eiger
To:kthompson@estes.org
Cc: Jack Reed <pairojacks@q.com>,Joe & Maryliz Adair - Home <adairvideo@aol.com>,nathan@kinleybuilt.com,
BUD MARY DURYEA <aspenspring1@msn.com>
Ms. Thompson, Mr. Kinley
The Windcliff Architectural Control Committee has reviewed thevariance request for Lot 9 Block 3 of the fifth
subdivision of WindcliffSubdivision in Larimer County (3323 Eiger Trail)as summarized in the May25, 2016
Van Horn Engineering letter and have no objection to the variancerequest.
Thank you for including us in the process. We assume thatany comments or objections from neighbors will
result in a direct response toyou as a result of the post cards you sent to them.
Respectfully,
Charles Cofas
Chairman, Windcliff Architectural Control Committee
--
HOA Comments_Variance Request Newberg - 3323 Eiger.htm\[7/7/2016 3:39:52 PM\]
Audem Gonzales
Community Development Department
Town of Estes Park
Estes Park, CO 80517
Ph: (970) 577-3729
HOA Comments_Variance Request Newberg - 3323 Eiger.htm\[7/7/2016 3:39:52 PM\]
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CERTIFICATE OF COMPLETENESS
Submittal Date: May 25, 2016
Certificate of Completeness Issued: June 6, 2016
Project Name: Newberg Variance 3323 Eiger Trail
Project Application Type: Variance
Owner/Applicant: Andrew and Stephanie Newberg
Prepared By: Audem Gonzales, Planner I
______________________________________________________________________________
Staff has reviewed the Variance application and it has been determined it is substantially
complete. Planning Staff is requesting an update of two items on the submitted plan set. Please
be advised that this Certificate of Completeness is not a Code compliance review. Additional
correspondence will follow concerning the full review, Estes Valley Development Code (EVDC)
standards that may need to be addressed, and/or additional information that may be required
during the formal review process.
Next Steps
th
Re-submit updated plan set by Thursday June 9 before noon showing:
1. All building footprints on adjacent properties within 200 feet of the property line of the
subject site.
2. Existing grade on architectural elevation sheets
Once the updated plan set is resubmitted, Planning Staff will refer the application to the
appropriate review agencies, review the application for compliance with the EVDC, prepare a
staff report, schedule the public meetings and notice the project accordingly. Below are the
anticipated public meeting dates.
Board of Adjustment July 12, 2016
If you have any questions concerning comments on your project or the development review
process, please feel free to contact, Audem Gonzales at 970-577-3729 or via email at
agonzales@estes.org.
Best Regards,
Audem Gonzales
Planner I