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Home My WebLink AboutVARIENCE 580 Audubon St 1999-09-01• Date: 9-8-99 Title: Setback Variance Request, Lot 2 Kenoffer Addition Location: Audubon Street (access via private drive behind 580 Audubon). Applicant: John and Carol Conger I. SI DATA Designer: Charles Phillips Size of lot: 1.7 ac. Existing Zoning: E-Estate Existing Land Use: vacant Access: private drive behind 580 Audubon off Audubon Street (south side) II. PROJECT DESCRIPTION Constuct a new single family home. The request is for a variance from the required 25ft. side line building setback down to a 15ft. sideline setback. (Section 17.20.040 h,l,b.) III. PROJECT REVIEW The statement of intent notes that the buildable site on the lot adjacent to the east (lot 1 Kennoffer) will be situated to the north of the proposed location on lot 2. This is likely to be the case, however this does not provide the usual basis for granting a variance of this kind. The statement of intent also notes that the proposed location and building orientation (skew) will produce a better fit on the site. However, no proposed grading plan has been submitted to support this assertion. It is not apparent to staff that this is in fact a correct assumption. It may be argued that a variance in this location will not create any apparent harm to the lot adjacent to the west. However, it is staff's opinion that the applicant could easily conform to the required setback on this lot. Also, conformance would not necessarily result in any greater site disturbance, either in terms of tree removal or site grading disturbance, as compared to the proposed site plan.. In fact, it appears that conformance to the setbacks could be achieved with the same building footprint resulting in less site impact than the proposed plan. IV. COMMENTS OF REFERRAL AGENCIES (see attached correspondence) V. STAFF RECOMMENDATION Deny the request. Memo Date: September 1, 1999 To: Bob Joseph Front: Gregory A. White RE: Board of Adjustment Variance Request - Lot 2, Kenofer Addition 1. No Comment TOWN OF ESTES PARK August 25, 1999 TO: GREG WHITE BILL LINNANE RICHARD MATZKE UPPER THOMPSON SANITATION FROM: ROBERT B. JOSEPH SENIOR PLANNER SUBJECT: LOT 2, KENOFER ADDITION VARIANCE REQUEST Enclosed please find a Board of Adjustment Application for the above referenced property. This request was submitted by Petitioner John & Carol Conger/Designer Charles A. Phillips, III. It will be considered by the Board of Adjustment on Tuesday, September 14, 1999 at 8:00 a.m. in the Board Room (Room 130) of the Municipal Building, 170 MacGregor Avenue. Please submit any comments you may have regarding this request as soon as possible, but no later than Friday, September 3, 1999. ALSO, PLEASE SEND A COPY OF YOUR COMMENTS TO THE APPLICANT AT THE ADDRESS OR AGENT SHOWN BELOW. Charles A. Phillips, III P.O. Box 1106 Estes Park, CO 80517 Thank you for your comments. (970) 586-5331 • P.O. BOX 1200 • 170 MAC GREGOR AVENUE • ESTES PARK, CO 80517 • FAX (970) 586-0249 Statement of Intent for Setback Variance Request for the Conger Residence Please accept this material and consider this variance request which would allow Dr. and Mrs. Conger to place their proposed residence 15 feet (rather than the 25' required) from their side lot lines. Dr. and Mrs. Conger own Lot 2 of the Kenofer Addition to the Town of Estes Park. This addition, accepted by the Town in January of 1994, includes only two lots, and is zoned E-Estate which requires a 25' setback from all lot lines. The Congers can comply with this setback on 3 of their 4 lot lines. They are, however, requesting that the west lot line setback be varied to 15'. The proposed side setback of 15' will allow the proposed home to fit with the skew that is desirable for the specific lot and its somewhat restrictive features. The skew of the proposed home will be beneficial for minimizing impacts to trees and rock outcrops, and for driveway access. The lot is an exceptionally long narrow shape (generally 112' x 674') the majority of which is un- buildable due to the steep topographic conditions. The access to the buildable portion of the lot is from the east - Audubon Street - via an existing platted 40' private access and utility easement. Considering a 25' setback on the east and west lot lines, the resultant buildable area dimensions of the lot would be 62' by 624'. The desire is for the home to be skewed on the lot which will result in the home falling within the 25' required setback on the west side. The prescribed setback of 25' will not be encroached upon on the east side of the home (attached garage). The west lot line adjoins undeveloped land in Latimer County outside of Town limits. This land adjacent to the west is zoned County E-Estate which lists a 50' side setback. The property adjacent to the east is zoned E-Estate in the Town limits and requires a 25' side setback. The adjacent property to the north, within Town limits, is zoned R-M which requires only a 10' side setback as compared to the 15' that is proposed. Approval of this request will remain in accordance with the overall planning scheme of the Town and will not result in unnecessary harm to surrounding landowners or property. Thank you for your consideration of this variance. UPPER THOMPSON SANITATION DISTRICT P.O. Box 568 Estes Park, CO 80517 (970) 586-4544 August 27, 1999 Mr. Robert Joseph SENIOR PLANNER COMMUNITY DEVELOPMENT TOWN OF ESTES PARK P.O. Box 1200 Estes Park, CO 80517 RE: Kenofer Addition, Lot 2 Dear Robert, The District has no objection to the proposed set back variance. Service is available, and the District has the capacity to serve the property. If you have any questions or may we be of further assistance, please do not hesitate to contact the District's administrative office. Sincerely, UPPER THOMPSON SANITATION DISTRICT Ronald D. Witt, Assistant Manager RDW:sd Encl: Charles A. Phillips John and Carol Conger Statement of Intent for Setback Variance Request for the Conger Residence Please accept this material and consider this variance request which would allow Dr. and Mrs. Conger to place their proposed residence 15 feet (rather than the 25' required) from their west side lot line. Dr. and Mrs. Conger own Lot 2 of the Kenofer Addition to the Town of Estes Park. This Addition, accepted by the Town in January of 1994, includes only two lots, and is zoned E-Estate which requires a 25' setback from all lot lines. The Congers can comply with this setback on 3 of their 4 lot lines. They are, however, requesting that the west lot line setback be varied to 15'. The proposed side setback of 15' will allow the proposed home to fit with the skew that is desirable for the specific lot and its somewhat restrictive features. The lot is an exceptionally long narrow shape (generally 112' x 674') the majority of which is un- buildable due to the steep topographic conditions. The access to the buildable portion of the lot is from the east - Audubon Street - via an existing platted 40' private access and utility easement. Considering a 25' setback on the east and west lot lines, the resultant buildable area dimensions of the lot would be 62' by 624'. The desire is for the home to be skewed on the lot which will result in the home falling within the 25' required setback on the west side. The prescribed setback of 25' will not be encroached upon on the east side of the home (attached garage). The west lot line adjoins undeveloped land in Larimer County outside of Town limits. This land adjacent to the west is zoned County E-Estate which lists a 50' side setback. The property adjacent to the east is zoned E-Estate .in the Town limits and requires a 25' side setback. The adjacent property to the north, within Town limits, is zoned R-M which requires only a 10' side setback as compared to the 15' that is proposed. The skew of the proposed home provides adequate space and grade for the driveway approach. In a related issue, the driveway can be placed with minimal or no impact to an existing rock outcrop near to the east boundary line. The proposed skew of the home will also allow a walkout basement with minimal site grading. Whereas, a home parallel to the side lot lines would require more site grading and associated impact. Placing the home as far south on the lot as practical (near the bottom of the steep sloped portion) will be considerate of the smaller buildable portion of the adjoining Lot 1, and will lessen impacts to their most probable building location. The buildable portion of Lot 1 is north of the buildable portion of Lot 2 given the skew of the hillside contours relative to the lot lines. Approval of this request will remain in accordance with the overall planning scheme of the Town and will not result in unnecessary harm to surrounding landowners or property. Thank you for your consideration of this variance. €44ATE: 8-18-99 RECORD OWNER: BOARD OF ADJUSTMENT The BOARD OF ADJUSTMENT meets at 8:00 a.m. on the first Tuesday of each month (as needed), in the Board Room (Room 130) of the Municipal Building. This is a petition for a variance of the zoning ordinance. It must be on file at the Community Development Office (Room 210), Town of Estes Park, twenty-one (21) days prior to the Board of Adjustment meeting. A $50 processing fee shall accompany the Variance Application. Checks should be made payable to TOWN OF ESTES PARK. Additionally pursuant to Municipal Code, Applicants shall also be responsible to reimburse the Town for legal, engineering and planning costs incurred by staff and consultants as necessary for project review. All variances granted by the Board of Adjustment shall become null and void if a Building Permit has not been issued and paid for, and work thereunder commenced within four (4) months from the date the variance is granted. It is understood that only those points specifically mentioned are affected by action taken on this appeal. The Petitioner or Representative should be present at the Board of Adjustment meeting. Your Application must include a Statement of Intent, 12 copies of a Site Plan, drawn at a scale of 1" = 20', 1 reduced copy (11 "x17") that includes the following: Property lines with dimensions, all structures, trees, rock outcroppings on the lot, topography, edge of street traveled way, adjacent structures within 100' of the lot boundaries, and any other pertinent information. Address of Lot or Tract : Number Street Legal Description: Lot -2- Block µ /A Tract i-tAt Subdivision 4_Ik-ir) FE-ri-- ADO Owner's Name: John D. and Carol A. Conger Telephone #: 303 683-6698 Owner's Address: 9862 S. Silver Maple Road, Highlands Ranch, CO 80126 Number Street Box # City State Zip John D. and Carol A. Conger 303 683-6698 Petitioner's Name: Telephone #: Petitioner's Address: 9862 S. S1iver Maple Road, Highlands Ranch, CO 80126 Number Street Box # City State Zip Petitioner is: (check one) Owner xx Lessee Agent SPECIFIC VARIANCE DESIRED - SECTION #: 13,20,040 (I) STATE WHY IT IS NOT PRACTICABLE TO COMPLY WITH THE ORDINANCE: T1 LOT is ---xcra,-Tiouis.)...t LofJ6 74,4 ezou) 3o-43P 71-le 144 JOTzis-rl OP int4 ICH IS - But L_DA-CL3L-C- DLIU TO —1-1E STEEP `7-0Pc96P-API-f iC c-03-4 NAMES AND MAILING ADDRESSES OF ALL ADJACENT PROPERTY OWNERS (within 100', excluding R-O-W): (Use separate sheet if necessary) •SEE Date and Time of B and of Adjustment Meeting: 52_0-O frrY1 Board of Adjustmentlboa.app April 20, 1998 (Office Use Only) 12goz ,9-f-1-7-: 6 e a,44e2-c---5 4. Pe-ma...m.0s, wr 7?o. '.f))4 406, EGTES 17-704,.m Co 6067 7 0170) .513‘o - 164C7 -w-oBa-i- 4 Gio SZ._ BO-ow Kt 1407 55 72i Ca 6722 1 aIJ Len e JsP W 741,1 P x 4154 Es-re-s 'PA•42-K Cr? f0517 JAN C14.621-8-1E- 1-116 i&J t-t-iAuS 730) 51t, c DE. Cot UU5 r co eos --1(31-44-1 -114 x 2417 VAI--IDE-g‘41CV-- TY TX L.L .X,kJ . 61L1-1E-ea.L. MABEL 0-11 r • 1-1161-1 AVE: rata -Pr4OEW 4Z asor(,, -134.1bts. y 8060 tt),-,7- 4-a57 9 JCIP 11-1 Iebb -FALL -el Ce TES P,Az Co 80517 Zoning Section 17.20.040 approved through the development plan review process. No parking, loading, refuse containers or storage shall be located within ten (10) feet of the high water line. (3) Other property line setbacks where abutting a single or multifamily residential or estate district: ten (10) feet. (See Section 17.24.020 for planting requirements in dis- trict boundary setbacks.) (4) Other property line setbacks for other cases: none required, provided that building code requirements are met. (b) All other districts. (1) Property line setbacks. A building setback must be provided from the street or property line as follows: a. From the street line, twenty-five (25) feet in the E, R-M, C-O and C-H districts; and in the R-S district there shall be a twenty-five-foot setback from an arterial street and fifteen-foot setback from all other street lines; b. From side lines in the E district, twenty-five (25) feet; in the R-S and R-M districts, ten (10) feet or twenty-five (25) feet when the side line abuts the E district; in the C-O and C-H districts, fifteen (15) feet or twenty-five (25) feet when the side line abuts the E, R-S or R-M districts; c. From rear lines in the E district, twenty-five (25) feet; in the R-S district, fifteen (15) feet or twenty-five (25) feet when abutting the E district; in the R-M district, ten (10) feet or twenty-five (25) feet when abutting the E district; in the C- O and C-H districts, fifteen (15) feet or twenty-five (25) feet when abutting the E, R-S or R-M districts. (2) River setback. A thirty-foot build- ing setback is required from the high water line of the Big Thompson and Fall Rivers, and a ten-foot building setback is required from the high water line of any other river or stream. However, no river setback shall be required to exceed twenty percent (20%) of the distance to the opposite lot line. No park- ing, loading, refuse containers or storage shall be located within ten (10) feet of the high water line of any river or stream. (3) Corner setback. No essentially opaque fence, landscaping, wall or free- standing sign shall be maintained between three and one-half (3%) and eight (8) feet above grade within one hundred (100) feet of the intersection of street centerlines. (4) Setbacks on special review. For multifamily development, "bonused" subdi- visions or other residential development subject to special review, there shall be a thirty-foot buffer on the perimeter of the property being developed, to be kept free of buildings, structures and parking areas and must be landscaped, screened or protected by natural features so that adverse effects on surrounding areas are minimized. In such cases, required setbacks from property lines internal to the development may be reduced if approved by the Board of Trustees. (5) Zero lot line development. Any side yard on a lot eligible for reduced area under Subsection (6) below may, on special review by the Board of Trustees, be reduced to zero (0), provided that the following are complied with: a. In the E and R-S districts, the opposite yard must equal at least twenty percent (20%) of the lot width; 17-22 TOWN OF ESTES PARK Au( August 25, 1999 TO: GREG WHITE BILL LINNANE RICHARD MATZKE UPPER THOMPSON SANITATION FROM: ROBERT B. JOSEPH SENIOR PLANNER SUBJECT: LOT 2, KENOFER ADDITION VARIANCE REQUEST Enclosed please find a Board of Adjustment Application for the above referenced property. This request was submitted by Petitioner John & Carol Conger/Designer Charles A. Phillips, III. It will be considered by the Board of Adjustment on Tuesday, September 14, 1999 at 8:00 a.m. in the Board Room (Room 130) of the Municipal Building, 170 MacGregor Avenue. Please submit any comments you may have regarding this request as soon as possible, but no later than Friday, September 3, 1999. ALSO, PLEASE SEND A COPY OF YOUR COMMENTS TO THE APPLICANT AT THE ADDRESS OR AGENT SHOWN BELOW. Charles A. Phillips, III P.O. Box 1106 Estes Park, CO 80517 Thank you for your comments. (970) 586-5331 • PO. BOX 1200 • 170 MAC GREGOR AVENUE • ESTES PARK, CO 80517 • FAX (970) 586-0249 August 25, 1999 TO: ADJACENT PROPERTY OWNER RE: LOT 2, KENOFER ADDITION VARIANCE REQUEST Please find information enclosed regarding a request to the Board of Adjustment pertaining to property which is adjacent to yours. Applicant is requesting a variance from Section 17.20.040 (b)(1)b. This request will be considered by the Board of Adjustment on Tuesday, September 14, 1999, at 8:00 a.m. in the Board Room (Room 130) of the Municipal Building. Should you have any questions, desire additional information, or if you would like to comment on the proposed requested, please contact me at the address or telephone number listed below. Sincerely, TOWN OF ESTES PARK Community Development Department Robert B. Joseph Senior Planner Enclosures TOWN OF ESTES PARK i3-•-•sk ' • _ „ • 2”. - - August 25, 1999 Charles A. Phillips, III P.O. Box 1106 Estes Park, CO 80517 Re: Lot 2, Kenofer Addition Variance Request Dear Mr. Phillips: Your application to the Board of Adjustment pertaining to the above described property will be considered by the Board of Adjustment on Tuesday, September 14, 1999, at 8:00 a.m. in the Board Room (Room 130) of the Municipal Building, 170 MacGregor Avenue. You or your representative should be present at this meeting. Please contact me if you should you have any questions or desire additional information. Sincerely, TOWN OF ESTES PARK Community Development Department Robert B. Joseph Senior Planner ()---0) 586-5331 • P.O. BOX 1200 • 170 MAC GREGOR AVENUE • ESTES BARK, CO 80517 • FAX (970) 586-0249 DR. JOHN D. CONGER 6-79 CAROL A. CONGER 9862 S. SILVER MAPLE RD. HIGHLANDS RANCH, CO 80126 18454 1, g/79 23-2/1020 491 DATE 722/ I $ oe, DOLLARS 0 Security leatures UBank. 24-Hour Phone Banking 1-800 US BANKS (303) 585-8585 FOR floadkji ac ilti‘tiL.t4na,gets.4 IYP LO 200002 Li: L15960285 it' 84 54 0 HARLANO PAY TO THE ORDER OF I Statement of Intent for Setback Variance Request for the Conger Residence Please accept this material and consider this variance request which would allow Dr. and Mrs. Conger to place their proposed residence 15 feet (rather than the 25' required) from their side lot lines. Dr. and Mrs. Conger own Lot 2 of the Kenofer Addition to the Town of Estes Park. This addition, accepted by the Town in January of 1994, includes only two lots, and is zoned E-Estate which requires a 25' setback from all lot lines. The Congers can comply with this setback on 3 of their 4 lot lines. They are, however, requesting that the west lot line setback be varied to 15'; The proposed side setback of 15' will allow the proposed home to fit with the skew that is desirable, fOr the specific lot and its somewhat restrictive features. The skew of the proposed home will be beneficial for minimizing impacts to trees and rock outcrops, and for driveway access. The lot is an exceptionally long narrow shape (generally 112' x 674') the majority of which is un- buildable due to the steep topographic conditions. The access to the buildable portion of the lot is from the east - Audubon Street - via an existing platted '40' private access and utility easement. Considering a 25' setback on the east and west lot lines, theyesultant buildable area dimensions of the lot would be 62' by 624'. The desire is for the home to be skewed on the lot which will result in the home falling within the 25' required setback on the west side/ The prescribed setback of 25' will not be encroached upon on the east side of the home (attached gauge). The west lot line adjoins undeveloped land in Larimer County outside of Town limits. This land adjacent to the west is zoned County E-Estate which lists a 50' side setback. The property adjacent to the east is zoned E-Estate irythe Town limits and requires a 25' side setback. The adjacent property to the north, within Town limits, is zoned R-M which requires only a 10' side setback as compared to the 15' that is proposed. Approval of this request will remain in accordance with the overall planning scheme of the Town and will not result in ;Unnecessary harm to surrounding landowners or property. Thank you for your consideration of this variance. Lot 2 Kenoffer v 90 NJ VERY STEEP UP HILL (PROSPECT MTN) 110 BRADFORD PUBLISHING CO. RECORD OF PROCEEDINGS Board of Adjustment September 14, 1999 Board: Chair John Baudek, Members Jeff Barker, Lori Jeffrey, Wayne Newsom and Al Sager Attending: Chair Baudek, Members Barker, Jeffrey, Newsom and Sager Also Attending: Senior Planner Joseph and Recording Secretary Wheatley Absent: None Chair Baudek called the meeting to order at 8:00 a.m. CONSENT AGENDA MINUTES The minutes of the August 10, 1999 meeting were accepted as presented. LOT 2, KENOFER ADDITION, JOHN & CAROL CONGER, APPLICANTS - VARIANCE REQUEST FROM SECTION 17.20.040 (b) (1) b OF THE MUNICIPAL CODE. Charles Phillips, designer for the applicant, explained the variance request. The lot is long and narrow with two-thirds being unbuildable due to a steep slope. The building could be built on the lot without the setback variance; however, the applicants wish to skew the building envelope in order to avoid looking directly into the neighbor's windows. The contours of the lot are also more compatible with the house on an angle. By allowing the variance, rock outcroppings on the east side of the driveway would also be spared. Lonnie Sheldon from Van Horn Engineering also pointed out the advantages of grading, lessening site disturbance and improved driveway approach. Due to the contours of the land, a walk-out basement is more workable on the skew. The angle on the driveway would also be less. He noted that one of the adjacent property owners, Sam Gates, was inadvertently left off the application list. They met with him yesterday to review the site and variance request. John Conger, applicant, commented that at the time they purchased the property, they were told it was in the County and had 15 foot setbacks. They have also spoken with their neighbors just below who were pleased that the house would be angled away from the neighbor's back windows. Sam Gates, adjacent property owner to the west, was just apprised yesterday. He asked for clarification of the setback requirements. Commissioner Sager pointed out that the setback for E estate in the county (property to the west) is 50 feet. Town setbacks for this site is 25 feet from all lot lines. The variance would affect only the west property line setback. The original plat indicated that the property was E-estate. When Charles Phillips contacted the county, they advised setbacks were 50 feet, but when asked about this particular piece of property, someone advised it would only be 15 feet. Since he did not get a name, no one will confirm that now. Senior Planner Joseph briefly reviewed the staff report. He understands the purpose of the site plan and that it is more considerate of the neighbors; however, it is still BRADFORD PUBLISHIM6 CO. RECORD OF PROCEEDINGS Board of Adjustment September 14, 1999 Page 2 staff's opinion that the applicant has not demonstrated the required need or hardship. The building can be built on the property without the need for a variance. He also noted that there have been no public comments, written or phoned, regarding this variance. Commissioner Newman commented that after looking at the site, he agrees with the reasons for the variance. Commissioner Sager noted that even though there is a 50- foot setback for the property to the west, it could possibly be annexed into the city so that property line deserved the required setback as well. It was moved and seconded (Sager/Jeffrey) to deny the variance request for Lot 2, Kenofer Addition and it passed unanimously. REPORTS Commissioner Sager expressed his appreciation to Van Horn Engineering for having the building envelope and property corner staked. Chair Baudek requested Staff for a report on the issue of better staking and marking of building and property lines on subject variance sites. Senior Planner Joseph advised that a more explicit requirement is being considered in the proposed Development Code. In the meantime, Staff will request more detailed staking on the properties. Lonnie Sheldon from Van Horn Engineering noted that there is a serious complication of staking out property lines due to legal ramifications of state statutes. If you put in a stake that represents a property line, it must be platted. Commissioner Newman requested that packets be distributed on Wednesday before the meeting if at all possible. There being no further business, Chair Baudek adjourned the meeting at 8:32 a.m. IficeAJ kok4,7:b Meribeth Wheatley, Recordin ecretary 40' ACCESS & UTILITY EASEMENT PER THE CRAGS SUB. AND KENOFER ADD'N. ONE POSSIBILITY OF DRIVEWAY LOCATION (SCHEMATIC ONLY) UNDEVLEOPED LARIMER COUNTY LOT 1 KENOFER ADD'N DATE J REVISION By LOT 3 CRAGS SUB. FOUND 1/2' REBAR AM) CAP f8499 LOT 2 CRAGS SUB. 111.70 S 89 56' 29" W LOT 1 CRAGS SUB. MUM) 1/2' Kw AM) CAP 05 EXISTING ASPHALT DRIVEWAY END P&C 6499 PROPOSED HOUSE LOCATION 95 100 105 CURRENT WESTERN TOWN LIMITS co N C O 0 FOUND vr REBAR AM) CAP f0499 1048 nab Creek Road Box 450 Kale, Park. Colorado 80517 Pboor. (970 586-9388 Fax: (070) 580-8101 20' UTILITY EASEMENT 25' SETBACK ALL AROUND LOT 2 85 PROPOSED 15' SETBACK WEST PROPERTY LINE ONLY 90 CONTROL POINT #5 (BRIDGE SPIKE) TEMPORARY BENCHMARK ELEVATION = 100.00' (ASSUMED) TRAIL EXISTING LARGE ROCK VAN HORN ENGINEERING FOUND 1/2 REBAR AM) CAP f15710 SITEPLAN LEGAL DESCRIPTION: LOT 2 OF THE KENOFER ADDITION TO THE TOWN OF ESTES PARK, COUNTY OF LARIMER, STATE OF COLORADO. LOCATED IN THE SW 1 /4 OF SECTION 25, T5N, R73W OF THE 6th P.M. AUDUBON STREET (PAVED) Je) SCALE: 1- 50" CPT- DU6C,-D) 0 50 100 150 =I NO LEGEND LESS THAN 10" PONDEROSA a 10" TO 20" PONDEROSA GREATER THAN 20" PONDEROSA ii STUMP Cikip ROCKS 0 FOUND MONUMENTATION )4--X FENCE SURVEYOR'S NOM I. THIS SITE PLAN IS REPRESENTATIONAL ONLY AND IS NOT TO HE CONSTRUED AS A LAND SURVEY PLAT NOR AN IMPROVEMENT SURVEY PLAT. 2. THE CONTOUR INTERVAL IS ONE FOOT. INDEX CONTOURS ARE ON 5' INTERVALS. 3. ELEVATIONS ARE BASED ON THE ASSUMPTION THAT CONTROL POINT #5 HAS AN ELEVATION OF 100.00% 4. LOT 2 OF THE KENOFER ADDITION IS ZONED E—ESTATE AND CURRENTLY HAS 25' SETBACKS ALL AROUND THE PROPERTY. A SETBACK VARIANCE IS IN PROGRESS TO ALLOW THE HOME TO BE PLACED AS SHOWN. PROJECT: UNDEVLEOPED LARIMER COUNTY CON= WEE PAW =ORM DATE: DRAWN SCALE: 50, 8-19-90 OHS PROD. NO.: CHECKED BY: SHEET 99-6-27 LAS 1 OR 1 TOWN OF ESTES PARK P.O.BOX 1200 Estes Park, CO 80517 586-5331 N2 019669 DATE oV,7-2-.57 .7 RECEIVED OF FUND ACCOUNT # DESCRIPTION AMOUNT 07° / THE SUM OF BY TOTAL $ /4670 DOLLARS WHITE - CUSTOMER COPY YELLOW - OFFICE COPY PINK - FILE COPY