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HomeMy WebLinkAboutVARIANCE Height, Setback 2900 Cedarcliff Dr 2019-10-01 2900 Cedarcliff Drive–Setback Variance Estes Park Community Development Department, Planning Division Room 210, 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 MEETINGDATE& LOCATION:Tuesday, October 1, 2019, 9:00am; Board Room, Town Hall, 170 MacGregor Avenue APPLICANT REQUEST:This is a request for a variance to Estes Valley Development Code (EVDC) Section 4.3.CTable 4-2 Base Densityand Dimensional Standards Residential Zoning Districts,to permit 5ftsetbackson all sides, in lieu of 25ft setbacksas required by the E-1 (Estate) residential zoning district. The plat from the original PUD before rezoning allowed for 5 ft setbacks, and the owners had been told by former Town staff that the 5 ft setbacks would be honored. Unfortunately, this is not the case and they are required by code to request a variance, as the PUD was voided with adoption of the EVDC rezoning. In addition, the unique design of the home brings the height on the rear of the home to 44.5 ft., andthe front of the home is at 19’11”at grade. However, the grade measurement of the front on the property drops below the street level, so the height from street level averages 13’. Using the calculation in the EVDC, they will require a 2.21ft height variance. The height is not apparent to observerswith the design and the slope of the property and the variance will not impact the neighbors. The purpose for the variance request is the challenge of building a single-familyhome on this lot in Windcliff that has a 40-degreeslope. The unique design of the proposed home would require variances as requested, which is not uncommon to the area. Staff recommends approvalof this request. LOCATION:2900 Cedarcliff Drive, Estes Park, CO 80517 VICINITY MAP:See attachment#1 APPLICANT/OWNER:Sarah Gardner / Jim Bowie PROJECT DESIGNER:Dale Smith, Fanas Architecture STAFF CONTACT:Linda Hardin, Planner I PROJECT DESCRIPTION: The property is located in the E-1(Estate) zoning district, which requires 25-foot setbacks on all sides. The property has steep terrain and is a narrow lot. The property owners bought the lot next door, and intend to keep it vacant. Together the two lots are less than half an acre (.2 and .23 acres). The property would require an extensive and unsightly retaining wall to access the property, and a conventional design of the home would cause extensive disturbance to the natural land, and create drainage issues. The design proposed “lifts” the house onto piers, minimizing the disturbance to the property. Bridges are proposed from street level into the garage, and also to the front door, eliminating the need for a retaining wall. The front elevation of the home appears as a single-story home. It’s from the rear that the true size of the home is revealed. The property drops down with the slope on the piers, providing an aesthetically pleasing view for the home owners as well as neighbors. And, the creative design maximizes the beauty of the property while still providing for the structure. As evidenced on the vicinity map, the house is surrounded by dedicated open space owned by the HOA. The nearest home to this build site is two parcels south, over 200 feet from this site. REFERRAL AND PUBLIC COMMENTS: Public Notice. Written notice has been mailed to properties in accordance with EVDC §3.15 General Notice Provisions. A legal notice was published in the Estes Park Trail-Gazette and the application is posted on the Town’s “Current Applications” webpage. The applicant has also posted a “Development Proposal under Review” sign on the property. Affected Agencies. This request has been routed to reviewing agency staff for review and comment. Comments received supported the variance requests, offering advice and concerns with the building process. The building issues will be addresses with the building permit process. Public Comments. Staff has received no public comment on this request. 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. 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: Significant circumstances and conditions exist due to topographic conditions of the property. The property is located on a steep slope of 40 degrees. The ingenuity of the proposed design takes advantage of the slope, allowing a home to be built of the same caliber of homes found in Windcliff. A conventional build would require extensive excavation and retaining walls, resulting in massive disturbance to the natural beauty of the lot and widespread drainage issues. 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; 2900 Cedarcliff Drive Page 2 of 4 Setback/Height Variance October 1, 2019 Staff Finding: Without the variance, there cannot realistically be beneficial use of the property. The home is located on a steep slope and is a narrow lot. Building a home on this lot with the 25 ft setbacks would be extremely difficult. b) Whether the variance is substantial; Staff Finding: The requested variance is substantial with a request of a reduction in the setbacks from 25 feet to 5 feet. However, the request allows the construction of a single- family home with minimal disturbance to the land, and no impact to neighbors. The variance to the height is minimal. 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 character of the neighborhood will be enhanced with this proposal. There will be no detriment as a result of the variance to anyone as there are no adjoining properties that are privately owned. All adjoining lots are open space with the exception of the lot that nd the applicant also owns to the south. They have no intent to develop the 2 lot. It is also relevant that the former Windcliff UD provided for legal 5 ft setbacks on this lot. d) Whether the variance would adversely affect the delivery of public services such as water and sewer. Staff Finding: The variance would not adversely affect the delivery of public services such as water and sewer. This project has been routed to affected agencies and no concerns were expressed. e) Whether the Applicant purchased the property with knowledge of the requirement; Staff Finding: The applicant purchased the property in its current configuration. They had been incorrectly advised and were provided an Amended Plat from 2000 that indicated a 5-foot setback. They were told by two former planners of the Town that zero or 5-foot setbacks would be honored. They purchased the property in good faith that they would be able to develop it. f) Whether the Applicant's predicament can be mitigated through some method other than a variance. Staff Finding: Due to the size, shape and slope of this property, the predicament can not be mitigated through some other method. 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 of situations. Staff Finding: 2900 Cedarcliff Drive Page 3 of 4 Setback/Height Variance October 1, 2019 The circumstance is not general or reoccurring typically in the Estes Valley. Although, there have been several similar variances granted in the Windcliff Homes area due to the steep slopes and small lots and the E-1 Estate zoning that was imposed with the valley- wide rezoning in 2000. 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: No reduction in lot size or increase in number of lots is proposed by this variance request. 5) If authorized, a variance shall represent the least deviation from the regulations that will afford relief. Staff Finding: The setback and height variance as requested would be the least deviation from regulations that would allow for the proposed single-family home on the property. 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 variance does not propose a non-permitted or prohibited use. 7) In granting such variances, the BOA may require such conditions at will, in its independent judgment, secure substantially the objectives of the standard so varied or modified. Staff Finding: Staff is not recommending any conditions be placed on this approval. STAFF RECOMMENDATION: Staff recommends APPROVAL of the requested variances. SUGGESTED MOTIONS: I move to APPROVE the requested variances with findings and conclusions as outlined within the staff report. I move to DENY the requested variances with the following findings (state reason/findings for denial). ATTACHMENTS: 1. Vicinity Map 2. Application 3. Statement of Intent 4. Site Plans (2) 5. Design Renderings and Elevations (3) 6. Amended Plat from 2000 7. Emails from Former Planners (2) 8. “Development Proposal Under Review” Sign Posting Photo 2900 Cedarcliff Drive Page 4 of 4 Setback/Height Variance October 1, 2019 Ftuft!Qbsl-!DP!91628 3:11!Dfebsdmjgg!Esjwf- !!!!13!!!!2:1913!!!!!!!!!!Qfsnju!Tfu !!!!12!!!!2:1819!!!!!!!!!!Xjoedmjgg!BDD .Cpxjf!SftjefodfHbseofs 26 Ebuf!$3 Tiffu!Jttvf JTTVFEBUFOBOBOB TIFFU!$TIFFU!OBNF BSDIJUFDUVSBMB112Benjojtusbujwf!Jogp1801902:19018026D212Upqp!Tvswfz1801902:19018026D213Izespmphz!Sfqpsu!Tjuf!Qmbo1801902:B212Tjuf0!Hsbejoh!boe!Gpvoebujpo!Qmbo1801902:190180B312Mpxfs!Mfwfm!Gmpps!Qmbo1 801902:19018026B313Nbjo!Mfwfm!Gmpps!Qmbo1801902:19018026B314Sppg!QmboOBB314bSppg!pwfs!Tjuf!Qmbo1901802:19018026B315Dmfsftupsz!Sppg!QmboOBB316Mpxfs!Mfwfm!SDQOBB317Nbjo!Mfwfm!SDQOBB412Fyufsjps!Fmfwbujp ot1801902:19018026B413Fyufsjps!Fmfwbujpot1801902:19018026B413cOpsui!Fmfwbujpo!Ifjhiu!Mjnju1901802:19018026B512Cvjmejoh!TfdujpotOBB513Cvjmejoh!TfdujpotOBB514Cvjmejoh!TfdujpotOBB515Cvjmejoh!TfdujpotOBB 612Fombshfe!Qmbot!'!Joufsjps!FmfwbujpotOBB712Tubjs!Qmbot!'!EfubjmtOBB812Fyufsjps!EfubjmtOBB813FYUFSJPS!EFUBJMTOBB814FYUFSJPS!EFUBJMT1803302:B815FYUFSJPS!EFUBJMT1803702:B2112UCEB2113UCEB2114UCETUSVDUV SBMT2Tusvduvsbm!OpuftOBT3Gpvoebujpo!QmboOBT312Mpxfs!Mfwfm!Qsfmjn!Gsbnjoh!QmboOBT313Nbjo!Mfwfm!Qsfmjn!Gsbnjoh!QmboOBT314Sppg!Gsbnjoh!Qmbo1502302: Ftuft!Qbsl-!DP!91628 3:11!Dfebsdmjgg!Esjwf- !!!!14!!!!2:1926!!!!!!!!!!Wbsjbodf!Sfrvftu !!!!13!!!!2:1913!!!!!!!!!!Qfsnju!Tfu .Cpxjf!SftjefodfHbseofs !!!!12!!!!2:1826!!!!!!!!!!Xjoedmjgg!BDD! 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