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HomeMy WebLinkAboutVARIANCE Setback 1711 Mills Dr 2018-02-05 1711 Mills Dr.–Building 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 th MEETINGDATE& LOCATION:February52018; Board Room, Town Hall, 170 MacGregor Avenue APPLICANT REQUEST:This is a request for a variance to Estes Valley Development Code (EVDC) Section 4.4.B. Table 4-5 Base Densityand Dimensional Standards Non-Residential Zoning Districts.The Variance would allowone2’ footside and one 13’ foot sidesetback in lieu of the15’ footrequired setbacks in the A-1(Accommodation) zone districton two existing buildings. The purpose of the Variance is to allowtwo existing structures to remain; a cabin and garage. Staff recommends approval. LOCATION:1711 Mills Dr. Estes Park, CO 80517(County) VICINITY MAP:See attachment APPLICANT/OWNER:Jay Vetter/Same STAFF CONTACT:Robin Becker, Planner I PROJECT DESCRIPTION:The Variance would allow one 2’ foot side and one 13’ foot side setback in lieu of the 15’ foot required setbacks in the A-1 (Accommodation) zone district on two existing buildings. The A-1 Accommodationzone district requires a 15’ foot front setback. Thelot has anexistingcabinthat already extendsroughly13’feet into thesidesetbackorroughly 2’feet from the property line.The lot also has an existing garage that extends 2’feet into the side setback or roughly 13’feet from the property line.It is unknown when this encroachment occurred and the owner was aware of the non-conformity at time of purchase. What was unknown was the implication of being within the setbacks on the ability to secure an “as-built” permit to satisfy the Vacation Home life safety inspection Larimer County Requirement. By correcting this non-conformitythis would also allow theowners to continue to operate as a vacation home within the County and tidy up two setback encroachments. 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: Public Notice. Written notice has been mailed to 10 surrounding property owners. A legal notice was published in the Trail Gazette. The application is posted on the department “Current Applications” webpage. The site has been posted with a “Development Proposal” sign (Attached). Affected Agencies. This request has been routed to reviewing agency staff for review and comment. No significant comments/concerns were received by reviewing agency staff. Public Comments. Staff has received one public comment to date, copy attached. Any written comments received after January 31, 2018 will be posted to the “Current Applications” webpage under public comment. 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: The property is approximately .42-acres in size and is zoned A-1 (Accommodation). The setbacks for A -1 zoning are 15’ from the the front on a local street, 10’ from the side and 15’ from the rear setbacks. The existing cabin is placed within the side setback on the west by 13’ feet. The existing garage is placed within the side setback on the east by 2’ feet. Staff believes that the special circumstances of both structures (garage and cabin) existing in the setback is not common and will not nullify the intent and purposes of the specific standards the code or 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: Without the variance, there cannot be beneficial use of the property. These properties have existed in their two locations for at least two decades. Without a variance the owners may eventually be faced with removing the two buildings and forfeit their Vacation home license. Given the surrounding neighborhood having similar cabins and accessory structures existing in their respective setbacks and the fact that County is requiring the homeowners to obtain this variance to obtains the required permits, staff finds that no beneficial use of the property can be had without a variance. b) Whether the variance is substantial; Staff Finding: The requested variance would establish an east side setback at 13’ out of 15’ and a west side setback of 2’ out of 15’. These are an 86.66% and 13.3% reduction from the code. The overall proposed setbacks of 2’ and 13’ is substantial. Staff finds that that where the structures are currently located will be minimal as they have been located 1711 Mills Dr. – Building setback Page 2 of 5 variance in theselocationsfor quite some time.It is unknown when the nonconformity occurred. Staff does not find that granting this variance would be a substantial request. 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 area would not be substantially altered, and the adjoining properties would not suffer a detriment (no impact to drainage, migration corridors, etc). No new construction is expected as a result of this process. Staff believes the proposed variance would not cause any detriment to nearby properties. 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 major concerns were made. Staff believes the proposed variance would not cause any detriment to the delivery of public services. e) Whether the Applicant purchased the property with knowledge of the requirement; Staff Finding: The applicant purchased the property and were informed by a realtor that the buildings were properly permitted. It was not until the Vacation Home license registration process was underway that the owners were informed of the two structures being within the setbacks and the impact this would cause. Staff finds that granting the variance would help the applicant overcome the hardship of making sure the home is within compliance and allow for the continued use of the vacation registration. f) Whether the Applicant's predicament can be mitigated through some method other than a variance. Staff Finding: The structures are already built within the setback; short of tearing down the two structures or not allowing the use of the vacation registration the applicant’s predicament is pretty limited. One option is to allow the structures to remain within the setbacks, continue to be nonconforming and not allow the use of the vacation license. Staff finds this inappropriate for the applicant as the structures were already within the setback when the property was bought. Not granting the variance would eventually have negative consequences with or without the vacation-home element. 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. 1711 Mills Dr. – Building setback Page 3 of 5 variance Staff Finding: The conditions of this application are not general to the Estes Valley. It is not common to have structures located partially within a required setback. One could argue variances of this nature are becoming more common due to the zoning of this (and other) properties as incorrect to begin with. Any significant change in zoning is not likely to be accomplished quickly or easily. Zoning code and zoning map changes have proven to be difficult in Estes Valley. A variance is the only feasible alternative in the short term. 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: A setback Variance as requested would be the least deviation from Code that would allow the existing buildings to continue to be located at this site. 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 variance. SUGGESTED MOTIONS I move to APPROVE the requested variance with the findings recommended by staff. I move to DENY the requested variance with the following findings (state reason/findings for denial). ATTACHMENTS: 1. Vicinity map 2. Statement of Intent 3. Public Comment 4. Application 5. Variance sign photos 1711 Mills Dr. – Building setback Page 4 of 5 variance 6.Site plan 1711 Mills Dr. – Building setback Page 5 of 5 variance ! Opwfncfs!39-!3129! ! Ns/!Sboez!Ivou! Dpnnvojuz!Efwfmpqnfou!Ejsfdups! Upxo!pg!Ftuft!Qbsl! Q/P/!Cpy!2311! Ftuft!Qbsl-!Dp/!91628! ! ! SF;!!2822!Njmmt!Esjwf! !Tusvduvsf!Tfucbdl!Wbsjbodf!Sfrvftu! ! ! Efbs!Ns/!Ivou-! ! Dpsofstupof!Fohjoffsjoh!boe!Tvswfzjoh-!Jod/!)DFT*-!po!cfibmg!pg!uif!pxofs!Kbz!boe!Nbvsffo!Wfuufs-! jt!tvcnjuujoh!b!wbsjbodf!sfrvftu!gps!bo!fyjtujoh!dbcjo!boe!hbsbhf!tfucbdl!bu!2822!Njmmt!Esjwf-!Ftuft! Qbsl-!Dpmpsbep/!! ! Mfhbm!Eftdsjqujpo! Tvckfdu!qspqfsuz!jt!b!nfuft!boe!cpvoet!mfhbm!eftdsjqujpo!bt!eftdsjcfe!jo!xbssbouz!effe!sfdpsefe!bu! sfdfqujpo!op/!311:1171287!ebufe!190390311:!jo!uif!sfdpset!pg!uif!Mbsjnfs!Dpvouz!Dmfsl!boe! Sfdpsefs/! ! 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Tjodfsfmz-! Dpsofstupof!Fohjoffsjoh!'!Tvswfzjoh-!Jod/! ! Kft!Sffu{! Qmboofs! February 6, 2019 Jay and Maureen Vetter 1711 Mills Dr. Estes Park, CO 80517 RE: Setback Variance Dear Mr. and Mrs. Vetter, On February 5, 2019, the Estes Valley Board of Adjustment APPROVED your request for two setback variances from EVDC Section 4.3(C)(4) Table 4- Dimensional Standards . These two variances would permit a 2side setback from the west property line property line in li per the R-Residential Zoning District. Please keep this letter for your records. Should you have any questions, please do not hesitate to ask. Sincerely, Robin Becker Planner I 170 MACGREGOR AVE. P.O. BOX 1200, ESTES PARK CO. 80517 WWW.ESTES.ORG /ƚƒƒǒƓźƷǤ 5ĻǝĻƌƚƦƒĻƓƷ 5ĻƦğƩƷƒĻƓƷ ВАЉΏЎААΏЌАЋЉ tƌğƓƓźƓŭ ε œƚƓźƓŭ ƩĬĻĭƉĻƩθĻƭƷĻƭ͵ƚƩŭ