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HomeMy WebLinkAboutVARIANCE 1700 Big Thompson Ave Statement of Intent 2012-02-24Statement of Intent Variance Request to the Estes Valley Board of Adjustment for an off -site sign and request for more lenient sign dimensional standards. County of Larimer, State of Colorado Applicant: Rocky Mountain Hotel Properties I, LLC (Lakeshore Lodge), Lot 1, Lake Estes Second Addition, 1700 Big Thompson Ave., Estes Park, CO 80517 Property Owner: Bureau of Reclamation/Department of the Interior (BoR) Zoning: CO —Commercial Outlying Code Section of Appeal: 1. EVDC - Section 8.1.B - All signs in unincorporated Larimer County shall comply with the Larimer County Sign Code 2. EVDC - Appendix D.IV.1 - Sight visibility triangle formed by an imaginary line starting at the point of intersection of property lines and extending thirty (30) feet from their point of intersection 3. LCLUC - Section 10.2.B - Signs may not be placed in road or access easements. We are requesting that the sign be placed in the access easement that Lakeshore Lodge has across BoR land. 4. LCLUC - Section 10.5.E - off -premises signs. We are requesting the sign be placed on BoR land adjacent to U.S. Highway 34. 5. LCLUC - Section 10.11.B.2 — Setback and Maximum Size. We are requesting that the sign be allowed to be 144 square feet and 8' from the property line. Both measurements meet the Town of Estes Park Municipal Code. The applicant, Rocky Mountain Hotel Properties, LLC, is requesting an off -site sign for an existing hotel called the Lakeshore Lodge that will be on BoR property. They are changing the name of the hotel to The Estes Park Resort and the restaurant inside is being renamed The Waterfront, thus the need for a new sign. The property is a landlocked parcel of land that was created when the BoR built Lake Estes. In 1947 the lot became landlocked when the owners at the time granted a sliver of land from the Lakeshore Lodge property to the BoR but simultaneously kept an access easement across BoR property to get to US 34. This sliver is part of what became the Lake Estes Marina. The access easement across BoR property has become the historical access for the Lakeshore Lodge property and there has been signage in this access easement since the construction of Lakeshore Lodge. The location of the sign, driveway, access easement and Lakeshore Lodge with respect to US 34 can be seen on the attached ALTA survey. Prior to the Lakeshore Lodge, the property was the Lake Estes Drive-in Theatre which utilized the same access to get to US 34. The drive-in theatre first established the driveway around 1952 and opened for business in May of 1953. The hotel was built in 1999-2001 at which time they applied for a sign permit Page 1 of 4 through the Town of Estes Park. Since then, it has been discovered that was actually the incorrect agency with which to apply for a sign permit because the BoR property is in the county, so now we are applying through the Larimer County Land Use Code's Sign Requirements. The off -site sign is requested because the property needs adequate signage along US 34 as any business accessed off of US 34 would need. A sign at the driveway entrance is the logical place since it can be readily seen from US 34. Any signage on the lodge property would not be easily seen from US 34 and would put the business at a competitive disadvantage with the other businesses on US 34. That is the main reason for the off -site sign. The sign also needs to be in the access easement because that is the property they have the ability to use through a Special Use Permit and access easement with the BoR. Because the sign needs to be within the access easement, the site visibility triangle makes a big difference with the setback. The sign needs to be 30 feet from the property line in order to meet the requirements because we need to keep the sign within the access easement. We would like to be up to 8 feet from the property line though. The site triangle where people actually stop at traffic is roughly 30 feet closer to the intersection with US 34 than the property line, which makes our sign about 38 feet from the stop point. In addition, the code mentions how the visibility triangle must not be blocked between a height of 3 feet and 11 feet. The proposed design has two poles supporting the sign that make the lowest point of the sign 8 feet above the ground, thereby opening up the visibility through the site triangle. That does not meet the code, but the current sign is a monument sign that is 6 feet tall and blocks traffic more than the proposed design. In addition, the standard height of someone sitting in a car is 3.5 feet high which would be the most common vehicle exiting the property. Someone sitting in a car at 3.5 feet high will easily be able to see through the posts of the sign. The other aspect of the proposed sign is that it needs to be larger. The current sign was limited in size by the BoR and the Estes Valley Recreation and Parks District (EVRPD). They wanted the sign to be consistent with the EVRPD sign for the Estes Park Marina in both size and materials. We are currently requesting approval from the BoR and the EVRPD for the new sign since we need permission and permits from these agencies as well. That application is running concurrently with this appeal to the Board of Adjustment. Unfortunately, the current sign blends in to the surroundings and is too small in comparison to other signs along this hotel corridor of US 34. Many customers call from the road because they can't find the entry. Attached is a letter from the owner and a former owner explaining this difficulty they have. This also creates a traffic hazard since many people are driving slow and calling on their phones trying to find the property entrance. Anything we can do to make the property more recognizable and convenient for the public will help. This proposal would be safer than what is currently there for multiple reasons. Attached is the proposed design. It is smaller than the other signs along this highway corridor, however it is larger than the Larimer County Sign Code requirements, therefore we are asking for a variance from Section 10.11.B.2, Setback and Maximum Size. The Town Municipal Code's sign regulations are different than Larimer County's. One difference is they don't have a varying setback based on size. It is simply eight feet from any lot line. In order to be consistent and stay competitive with the rest of the hotels we need to put the sign in roughly the same sight line, 8 feet from the lot line, and roughly the same size as Page 2 of 4 the other hotels. We are proposing a sign that is smaller in height and size than what the Town Municipal Code allows. This design is 18 feet tall and roughly 148 square feet. The Town Municipal Code regulations are 25 feet tall and 200 square feet. Our proposal is trying to be competitive with the other signs along the corridor, but also trying to not overwhelm the EVRPD sign for the Estes Park Marina. It would be shorter and smaller in area than many of the other signs in the area. The existing sign has been in place for several years now and though no documented study has proven that the current sign is inadequate, there have been comments from many people that they do not notice the sign as they pass by on US 34. Attached is a picture looking west that shows how small the current sign is compared to the neighboring resorts. The current sign is the second sign from the left. It shows how it is blocked by the Lake Estes Marina sign (the first sign from the left) as vehicular traffic approaches the driveway. The new design would raise it above the Lake Estes Marina sign so it will not be blocked and would be more noticeable compared to adjacent resorts. The size of the current sign is unrecognizable as a resort establishment sign. There is also a picture looking east. It shows how the new sign, located in the same place, would not block the Lake Estes Marina sign. It also shows how difficult it is to read compared to the size of the letters on the neighboring signs. This is what makes locating the resort property very difficult for guests as mentioned in the owner's letter. In summary and addressing the Review Criteria: Whether there can be any beneficial use of the property without the variance. The property can be used without the variance however this property has no street frontage and currently has a driveway crossing a neighbor's property. To put the sign on the owner's property would limit visibility and advertising for the property, thereby putting them at a competitive disadvantage with the rest of the hotel owners. Considering this property is commercial property and an access was provided over 60 years ago and has been used since 1953, it only makes sense to have a sign along the driveway entrance. Whether the variance is substantial. The variance request is to simply have a sign that looks like all the other signs along the US 34 corridor. It would not be any different than what everyone else along US 34 is already allowed. 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. The proposed sign design is consistent with the character of the neighborhood. It would not be a detriment at all. In fact it would improve what is already there and be a safer option to what already exists. Whether the variance would adversely affect the delivery of public services such as water and sewer. No it would not affect any public utilities. Whether the applicant purchased the property with knowledge of the requirement. The applicant assumed that since there was a sign, then it was okay to continue to have a sign. The applicant did not know the process necessary to upgrade the sign. Page 3 of 4 Whether the applicant's predicament can be mitigated through some method other than a variance. The applicant does have some other choices however they aren't cost effective. The owner could buy property directly to the north of the Lakeshore Lodge and build a new driveway and sign, however, that is very costly. He has offered to buy the vacant land, but the current owner counter offered at $500,000. That is too much just to install a more visible sign and then build a new driveway. Another option is to just have a sign on the Lakeshore Lodge property but that would prove to be more ineffective than what already exists. To put the sign on the owner's property would limit visibility and advertising for the property, thereby putting them at a competitive disadvantage with the rest of the hotel owners as mentioned earlier. Thank you for your consideration of this proposal. . Coop, Van Horn Engineer' for Rocky Mountain Hotel Properties, LLC Page 4 of 4 ESTES VALLEY BOARD OF ADJUSTMENT APPLICATION Submittal Date: General Information Record Owner(s): Street Address of Lot: J 7 " �w P'r^ 72,ta,t /-)5e,^t . vi. Legal Description: Lot: Block: Tract:_ i o: � r' we a t' 40 6, 43, y .1.- See,--6 h t Parcel ID*: —©O — Site Information Lot Size / d . (o Ar r"W j AV 1-. Zoning CO Cosimel'c A` .. Existing Land Use [ . p i a W r. Proposed Land Use / Existing Water Service !I'S<Town r Well r"" Other (Specify) Proposed Water Service %(frown r Well I" l. Other (Specify) Existing Sanitary Sewer Service EPSD rX UTSD Septic Proposed Sanitary Sewer Service EPSD ;I . UTSD Ia Septic Existing Gas Service 74 Xcel la Other r None Site Access (if not on public street) 70 Y"z*. .. &out Are there wetlands on the site? f Yes I" .w. No Variance Variance Desired (Development Code Section #): ; . (� /19.z . Primary Contact Information Name of Primary Contact Person Complete Mailing Address Primary Contact Person is Attachments Coo 3 - F" Owner Application fee (see attached fee schedule) Statement of intent (must comply with standards set forth in Section 3.6,C of the Estes Valley Development Code) 1 copy (folded) of site plan (drawn at a scale of 1" = 20') ** 1 reduced copy of the site plan (11" X 17") ** The site plan shall include information in Estes Valley Development Code Appendix B.VII 5 (attached), The applicant will be required to provide additional copies of the site plan after staff review see the attached Board of Adjustment variance application schedule). Copies must be folded. v Ci d Code Ctae+k)J et-t-estgr`CCO8'Q "" Alicant d m Consultant/Enineer Town of Estes Park - P„O. Box 1200 4 t 70 MacGregor Avenue Estes Park, CO 80517 ComrnunUty Devevopment Department Phone: (970) 577-3721 .. Fax: 19701 586-0249 .sc www.estesorg/CornDev Revise ai'-hN- O709" 0116 Contact Information Record Owner(s) Mailing Address Phone Cell Phone Applicant j Mailing Address Phone Cell Phone Fax Email Consultant/Engineer Mailing Address Phone Cell Phone Fax Email APPLICATION FEES For variance applications within the Estes Valley Planning Area, both Inside and outside Town limits See the fee schedule included in your application packet or view the fee schedule online at: e s o rrtDe P c euLeseescationFee d Ali requests for refunds must be made in writing. All fees are due at the time of submittal. R,ked 'I I l 0109 January 19, 2012 Lake Shore Lodge Estes Park, Colorado To Whom It May Concern: As you may know, we took over the operation of the Lakeshore Lodge in Estes Park, Colorado on May 17th of 2011 and are looking forward to the challenging task of making this historically unsuccessful hotel property profitable. Having spent 30 years in the hospitality industry, I don't believe I have ever seen a property in more dire need of signage than this one. We are always cognizant of being responsible members of each community where we operate hotels and strive to be good stewards of both our assets and the environments where they occur. This facility is located in an idyllic environment that is highly attractive to our customer base. Expanding this base is easily accommodated by the existing facility and would result in increased employment needed to serve our customers as well as positively impacting the local economy in general. A major impediment to responsibly growing the use of the Estes Park Resort is in being able to make our prospective customers aware that we exist. In my professional opinion, one of the main reasons the property has repeatedly failed in the past (under the leadership of numerous owners and management companies) is directly related to the inability to establish an identity or gain much needed brand recognition in Estes Park. The hotel is located adjacent to but not visible from Highway 34, which is required to access it. Travelers in the area cannot see the hotel (at all) from the highway and many, perhaps most, locals do not even know this hotel, equipped with eating, meeting and other facilities they too would find attractive, and is open to the public. We are so secluded that only past customers that have already stayed here are helping us market the facility by word of mouth and even they are challenged when asked to pinpoint our location for first time visitors. We need to upgrade our visibility in the community to better inform travelers passing by and locals in the community of our existence. Installation of tasteful and informative signage on our easement from the Bureau of Reclamation to be readily visible from Highway 34 is critical and synergistic with other marketing efforts to better attract the public to the high quality products and services we have to provide them in this highly accessible but attractively secluded environment. It is imperative that the Lake Shore Lodge obtain signage in order to succeed. The erection of new environmentally friendly signage would allow us to establish an identity for the hotel that is critical to growing our business, adding new jobs, increasing the quality of tourism experience for area visitors and serving the local community. This would also place our facility on equal footing with all of the other hotels located up and down our street that are equipped with adequate highway signage. Thank you respectfully! Sincerely, Kevin A. 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