HomeMy WebLinkAboutMINUTES Estes Park Board of Adjustment 2024-06-04Town of Estes Park, Larimer County, Colorado, June 4, 2024
Minutes of a Regular meeting of the ESTES PARK BOARD OF ADJUSTMENT of the
Town of Estes Park, Larimer County, Colorado. The meeting was held in the Town of
Estes Park on June 4, 2024.
Board: Chair Jeff Moreau, Vice-Chair Wayne Newsom, Board Member Joe Holtzman
Attending: Chair Moreau, Member Holtzman, Planner I Kara Washam, Senior Planner
Hornbeck, Director Steve Careccia, Town Board Liaison Bill Brown, Recording Secretary
Karin Swanlund
Absent: Newsom
Chair Moreau called the meeting to order at 9:00 a.m.
APPROVAL OF AGENDA
It was moved and seconded (Holtzman/Moreau) to approve the agenda. The motion
passed 2-0.
APPROVAL OF CONSENT AGENDA
It was moved and seconded (Holtzman/Moreau) to approve the Consent
Agenda. The motion passed 2-0.
PUBLIC COMMENT: none
.
VARIANCE REQUEST 261 W Riverside Dr. Planner Washam
It was moved and seconded (Holtzman/Moreau) to continue this item to a date
uncertain at the applicant's request. The motion passed 2-0.
VARIANCE REQUEST 2365 Big Thompson Ave Senior Planner Hornbeck
Planner Hornbeck reviewed the staff report. The applicant has requested a variance
from EPDC § 7.2.B.6 to allow retaining wall heights up to 23 feet in lieu of the maximum
of 6 feet. Rather than allowing retaining walls in excess of 6 feet in height, the EPDC
requires a system of terraced walls, each limited to a maximum of 6 feet in height with a
landscaped terrace with a minimum horizontal width of 5 feet between walls. The
applicant investigated using such a terraced system that would comply with the EPDC
requirements but found it not feasible given the slope and size of the property.
Also requested was a variance from EPDC § 7.2.B.2 to allow the original, natural grade
to be lowered by up to 25 feet rather than the maximum of 10 feet. The grade is
proposed to be lowered significantly in the northwest portion of the site to create a flat
building site. Staff recommended approval of the variance.
Discussion:
Chair Moreau questioned why such an extreme variance (approximately 250% and
400%) was being recommended for approval. A 14-foot grade is normal for Estes Park.
Projects are regularly built on grade, not on flat land. Developers work with the local
topography, and this request does not match the Estes Park environment. He asked if
tiering the building could be an option. It was confirmed that the excavated dirt would not
be taken to the Water Division property on Fish Creek.
Jodi Newton, hotel representative for the applicant, 2 Combs Enterprise, reviewed the
history behind acquiring the property. The retaining walls are tucked into the slope to
avoid site-line issues with the neighbors to the north. Numerous layouts were attempted
to fit the 30-foot building height, resulting in this proposal.
Jim Nugent, Thomas Construction, confirmed a 17-foot cut from the existing grade in the
back of the parking lot. ADA requirements would comply with slopes in the parking lot.
The north and south parking lots will be at different elevations (approximately 8-foot drop).
The wall closest to Big Thompson Ave will be a maximum of 10 feet. Due to the building
design, there is no ability to terrace.
Board of Adjustment, June 4, 2024 – Page 2
Public Comment:
Diane Perry, 2384 Bellvue Dr, does not want a retaining wall abutting her property.
It was moved and seconded (Moreau/Holtzman) to continue the variance to a date
uncertain. The motion passed 2-0.
REPORTS:
The Request for Proposal (RFP) for the Development Code Rewrite will be published
soon.
There being no further business, Chair Moreau adjourned the meeting at 9:50 a.m.
Jeff Moreau, Chair
Karin Swanlund, Recording Secretary