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HomeMy WebLinkAboutVARIANCE 1700 Big Thompson Minutes 2003-02-05RECORD OF PROCEEDINGS Special Meeting of the Estes Valley Board of Adjustment February 5,2003,8:00 a.m. Board Room,Estes Park Municipal Building Board:Chair Jeff Barker,Members Joe Ball,Judy Lamy,Wayne Newsom and Al Sager Attending:Chair Barker,Members Ball,Lamy,Newsom and Sager Also Attending:Town Attorney White,Planner Shirk,Planner Chilcott and Recording Secreta Williamson Absent:Director Joseph Chair Barker called the meeting to order at 8:05 a.m.The following minutes reflect the order of the agenda and not necessarily the chronological sequence. 1.U.S.BUREAU OF RECLAMATION PROPERTY OFF HIGHWAY 34 AND ADJACENT TO LOT 1,LAKE ESTES 2N0 ADDITION (LAKE ESTES MARINA),1770 BIG THOMPSON AVENUE,APPLICANT:STANGER FAMILY,LLC —VARIANCE REQUEST FROM SECTION 17.66.060(13)OF THE MUNICIPAL CODE. Planner Chilcott reviewed the staff report.The Stanger Family,LLC received a variance from the Estes Valley Board of Adjustment on April 11,2000 for the Lake Shore Lodge off-premise sign located at 1770 Big Thompson Avenue on land owned by US Department of the Interior,Bureau of Reclamation.The Bureau of Reclamation has contracted with the Estes Valley Recreation and Park District to provide public park and recreation services on this land.The Lake Shore Lodge does not have frontage on a public road.The existing off-premise sign is in an access easement granted to Lake Shore Lodge.This is unusual for a business.This is a minor addition to the existing off- premise sign to advertise the Silverado restaurant which is within the Lake Shore Lodge.The sign currently advertises only the lodge and conference center.This request does not exceed the maximum permitted sign area on a single lot or building. Ray Marez was present to represent the Lake Shore Lodge.He stated that the tourists that come to Estes Park miss the sign for Lake Shore Lodge and turnaround illegally on Highway 34.He feels that adding the name of the restaurant will help the general public find the restaurant.He believes this is a safety issue for the general public. Public Comment: Cory Blackman,1260 Big Thompson Avenue,is the general manager of Best Western Silver Saddle.He spoke in opposition when the off-premise sign was first passed by the Board of Adjustment in April 2000.He feels the owners of Lake Shore Lodge created this hardship for themselves when they chose to build on a site without highway frontage. Board Member Newsom stated that due to the building being located away from the highway,a sign identifying the property should be allowed.Board Member Ball agreed with Newsom’s statement. It was moved and seconded (Newsom/Ball)to approve the variance request for the additional wording of “Silverado Restaurant”on the existing Lake Shore Lodge off-premise sign located at 1770 Big Thompson Avenue and the motion passed, with the following conditions.Those voting “yes”Ball,Newsom,Sager and Lamy.Those voting “no”Barker.All variances granted by the Board of Adjustment shall become null and void if a Sign Permit has not been issued and paid for,and the work commenced within twelve (12)months from the date the variance is granted. 1.Limit the wording on the sign to the Lake Shore Lodge,Conference Center,and Silverado Restaurant name,and address. 2.Allow sign to be calculated as the rectangular area within the structure (47.25 square feet). RECORD OF PROCEEDINGS Estes Valley Board of Adjustment February 5,2003 Page 2 3.Sign design and materials shall be as presented with this request,reviewed by the Board of Adjustment on January 7,2003. 4.Maintain an eight foot setback from the highway ROW. 5.Lighting shall be directed to prevent any offsite glare and shielded so as not to be visible from adjacent property or the highway. 6.Total exterior signage on the property shall not exceed the allowable limit set by the Municipal Code including this off-site sign. 7.Place dimensions on the approved site plan that verify sign locations setbacks and sight visibility at the highway intersection. 2.UNPLATTED PARCEL AT THE INTERSECTION OF KIOWA DRIVE AND MARY’S LAKE ROAD,APPLICANT:MARY’S LAKE LODGE -VARIANCE REQUEST FROM SECTION 17.66.060(13)OF THE MUNICIPAL CODE. Planner Chilcott reviewed the staff report.The petitioner requests a variance to Section 17.66.060(13)of the Estes Park Municipal Code,which prohibits off-site signs from being permitted,erected or maintained in the Town.This variance will allow Mary’s Lake Lodge to erect a twenty-four square foot (eight foot by three foot)off-site sign on the eastern corner of an unplatted parcel of land shown on the Kiowa Ridge Subdivision plat.The sign will be approximately four feet high.The applicant has proposed that the sign be temporary,i.e.that it be removed once Kiowa Drive is completed behind Mary’s Lake Lodge.However,temporary is an unknown number of years.Road construction will not be triggered until Lot 4 and or Lot 5 of Mary’s Lake Subdiyision is developed. When development will happen is unpredictable.On-site signs have been erected which are visible from the right-of-way,including the paved sections of the right-of-way. However,the existing on-site signs are not easily visible from Mary’s Lake Road or Highway 7.In staff’s opinion the variance would not be in harmony with the purposes of Chapter 17.66 Signs.The sign design blends with the historic character of the lodge. This request exceeds the maximum permitted sign area on a single lot or building in the “E”zoning district. Board Member Sager questioned why the sign will not be needed after the completion of Kiowa Drive.Planner Chitcott stated that the applicant’s Letter of Intent states the sign would help direct traffic during the construction of Kiowa Drive,forwhich the timing of construction has not been determined.People looking for Kiowa Subdivision or the Rocky Mountain Church drive into the Lodge because Kiowa Drive currently dead ends at the lodge,Planner Chilcott does not feel a sign at the intersection of Mary’s Lake Road and Kiowa Drive will lessen the confusion. Frank Theis,general manager and one of the owners,was present to represent the lodge.He stated that he feels there are legitimate special circumstances for the off- premise sign.Mr.Theis advised that once Kiowa Drive is completed it will create a public road that will loop around the property.Currently there is no traffic driving by on Mary’s Lake Road that can see the lodge’s sign.He stated that there was no provision made for the sign during annexation because there was an understanding that all parties would work on cooperative signage.Mr.Theis stated the lodge would be happy to place a timeframe for which the off-premise sign could exist.He feels that the sign is in harmony with the sign code and the neighborhood. Public Comment: Jim Tawney,1820 FaIl River Road,spoke in favor of the proposed variance request.It has always been his understanding that there would be signage on this piece of unpiatted property,which was created when Kiowa Drive was constructed. Bob Koehler,2106 Ute Court,is the developer of the Kiowa Subdivision.He spoke in favor of the proposed variance request.He stated that the original Mary’s Lake Lodge sign stood on what is now referred to as an unplatted parcel.It was agreed by the property owners that there would always be a Mary’s Lake Lodge sign at this location. Mr.Koehler stated that provisions were made with Ed Dragon,former Line Superintendent,for underground electricity and that a meter needs to be installed.