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• • CASE NO. 140-84
VARIANCE REQUEST OF Gale & Jane Hoffman GRANTED /(?(
VARIANCE REQUEST OF DENIED
~~~~~~~~~~~~~~~ ~~~~~
BOARD VOTE:
MEMBER FOR AGAINST
Peter Cabrinha x
John Tripp
Mary Odell
Allan Bowles
Velma Ragle x
ATTESTED BY:
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SEGRE ARY ::....:__~ CHAIRMAN
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-PROOF OF PUBLICATION
GLENWOOD POST
STATE OF COLORADO, }
SS,
COUNTY OF GARFIELD .
N2 015525
I, ...... S.1..'3.:¥. ... ~.~ ..... ~!~.~:f..'!'.~:C: ......................................... do solemnly
swear that I am ...... General...Manager. .............................. of the
GLENWOOD POST; that the same is a newspaper printed, in whole
or in part. and published in the County of Garfield, State of Colo-
rado and has a general circulation therein; that said newspaper has
been published continuously and uninterruptedly in said County of
Garfield for a period of more than fifty-t\VO consecutive weeks next
prior to the first publication of the annexed legal notice or advertise-
ment; that said newspaper has been admitted to the United States
mails as second-class matter under the prvvisions of the Act of
March 3. 1879, or any amendments thereof. and that said newspaper
is a newspaper duly qualified for publishing legal notices and ad-
vertisements within the meaning of the la\vs of the State of
Colorado.
That the annexed legal notice or advertisement was published in
the regular and entire issue of every number of said newspaper for
the period of ..... 1 ........ consecutive insertions; and that the first pub-
lication of said notice was in the issue of said newspaper dated
... Q)J.!1,~ .. J,..f ................. A.D., 19 ..... 8.4., and the last publication of said
notice was in the issue of said newspaper dated ............................ A.D.,
19 ............ .
:: :=.::tf il::~~',~,:=_'";= .
Subscribed and sworn to before me, a notary public in d for the
County of Garfield, State of Colorado. this ........ ~.?..~.~ ................... day
of .............. 'f.1:1n!'!. ..................................... A.D., 19 .... 8..4. ...
.... ~ .... b ..... ~
_ . . Notary Public
MY. tommlsslon Expires May 3, 1938
(SEAL)
. ·'!vly~sion Expires ... : ................................. ~~::.:~ ...................... : ................. ~
201'.i Grand Ave., Glenwood Springs, CO. 81601
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TO:
FROM:
RE:
DATE:
• • GARFIELD COUNTY
DEPARTMENT OF DEVELOPMENT
PLANNING/ ENVIRONMENTAL HEAL TH/ BUILDING: 945-8212
MEMO
Board of Adjustment Members
Department of Development, Planning Division
Board of Adjustment Hearing #140
Request of Gale & Jane Hoffman
June 20, 1984
Attached is the packet including staff recommendations on the
request of Gale & Jane Hoffman for a hearing before the Board
of Adjustment.
The hearing is scheduled at 3:30 P.M. on Thursday, June 28, 1984
in the conference room, second floor of the Mountain View Building,
2014 Blake Avenue, Glenwood Springs, Colorado.
Also enclosed for your review are the minutes for the April 26,
1984 Hearing #138 and May 24, 1984 Hearing #139.
p.c. Earl Rhodes, County Attorney
Mark Bean, Senior Planner
Gale & Jane Hoffman
1 00 8TH STREET P.O. BOX 640 GLENWOOD SPRINGS, COLORADO 81602
• •
VARIANCE REQUEST INFORMATION AND STAFF COMMENTS
VARIANCE REQUEST: For a variance to Sections 2.7 (1)
(a)(2) and 10.4 of the Battlement
Mesa PUD zone district text.
OWNER/APPLICANT: Gale and Jane Hoffman.
LOCATION: Lot 10, Block 16, Monument Creek
Village, Section One, Battlement
Mesa PUD.
EXISTING ZONING: Low Denisty Residential, Battlement
Mesa PUD.
ADJACENT ZONING: All directions: Low Density
Residential, Battlement Mesa
PUD.
I. The applicant is requesting a variance
to Sections 2.7 1 a 2 and 10.4 of the Battlement Mesa PUD Zoning
text. Section 2.7(l)(a)(2) requires a 25 foot front yard setback
from the adjacent street. The applicant's house encroaches on the
required setback by 2.2 feet on one corner due to a survey error.
Due to the fact that the lot on which the house was constructed
has streets on both the front and rear sides, Section 10.4 applies.
Section 10.4 requires that the same front yard setback (25 feet) be
applied to the rear yard because the lot is classified as a through
lot. This section allows a person to build a solid screening fence
in the rear yard, which changes the setback requirement to 15 feet.
This is contradicted by a plat restriction on the Monument Creek
Village Final Plat requiring a 25 foot setback. The County Attorney's
Office feels that the zoning text would rul~, The applicant's house
extends nine (9) feet into the required rear yard setback noted on the
Final Plat, but there is a solid screening fence in place.
II. MAJOR ISSUES AND CONCERNS:
A. Previous Histor~: The Battlement Mesa PUD was approved in
1975, as a Plannednit Development. As a result, the PUD is
subject to the zone district text adopted as a part of the PUD.
Technically, the PUD zoning text becomes an addition to the
Garfield County Zoning Resolution. The Battlement Mesa PUD
zoning text was modified in 1982.
B. Staff Comments:
1. The lot on which the house sits is an unusual shape and,
as a result of the required setbacks, leaves very little building
area. To build a house on the lot and meet the required setbacks
would result in an unusual design, out of character with the
adjacent and nearby houses.
2. The previously mentioned plat requirement affects a number
of lots in the subdivision. It is an issue that can be
remedied by Battlement Mes~ Inc. submitting an amended Final
Plat to the Board of County Commissioners for approval as
allowed by the Subdivision Regulations.
3. The request for the variance to Section 10.4 is not necessary
due to the fact that the house does not encroach upon the required
15 foot setback and that the plat requirement or 25 feet does not
rule in this situation.
4. The requested 2.2 foot variance from the required front yard
setback contained in Section 2.7 (l)(a)(2) is subject to review
and approval by the Board of Adjustment. If the variance were to
be denied, the applicant would have to cut 2.2 feet off of one
corner of the already completed house. To approve the variance
it is necessary to make a determination that a hardship created
by zoning exists. While strict interpretation of the regulations
could justify a denial of the request due to the fact that the
hardship was created by the builder. It seems that requiring the
removal of 2.2 feet of a completed structure would produce an
• •
even greater hardship on the part of everyone. Additionally,
the error in the survey was relatively minor and will not
cause degradation of the neighborhood. There have not been
any objections by the neighbors to the requested variance.
III.SUGGESTED FINDINGS:
1. That the proper publication and public notice was provided
as required by law for the hearing before the Board of Adjustment;
and
2. That the hearing before the Board of Adjustment was extensive
and complete, that all pertinent facts, matters and issues were
submitted and that all interested parties were heard at the hearing;
and
3. That, due to an exceptional situation, the strict application
of the Garfield County Zoning Resolution will result in an
exceptional hardship; and
4. That the variance granted is the minimum necessary to
alleviate such exceptional hardship.
IV. RECOMMENDATION: Approval of the request for a 2.2 foot variance
from the front yard setback requirements of Section 2.7 (l)(a)(2)
of the Battlement Mesa PUD zone district text.
•• •• APPLICATION
GARFIELD COUNTY ZONING BOARD OF ADJUSTMENT
Battlement Mesa, Inc. reguest(s) a
appllcant/owner(s) name
variance to Section 4.12 & 5.05.03 of the Garfield
section number designation
County Zoning Regulations concerning Building set backs
type of variance requested
to permit a residence constructed over platted building set back lines
to remain in place.
in the P.U.D. Low Density Residential /QR! zone district.
name of zone district ~ ~~S~i~g~~n~a~t~u~r~e~~~~a~p~~==1?1~'c_a_n_t~/~o-w_n_e~r~(-s~)~~-
OWNER Gale J. Hoffman & Jane M. Hoffman
Mailing Adress: 37 West Carson Circle
Parachute, Colorado 81635
APPLICANT Gale J. Hoffman
Mailing address: 37 West Carson Circle
Parachute, Colorado 81635
PRACTICAL DESCRIPTION OF SUBJECT PARCEL: (Example: One mile west of Silt
on State Highway 6 & 24) :
One mile southeast of Parachute in Battlement Mesa P.U.D.
adjacent to County Road 300 also known as Stone Quarry Road.
LEGAL DESCRIPTION OF SUBJECT PARCEL:
Lot 19 Block 16 Monument Creek Village Section One
Battlement Mesa P.U.D., Garfield County, Colorado
' PRESENT ZONING: Low Density Residential (LOR)
WATER SUPPLY: Battlement Mesa Inc. Treatment Plant
METHOD OF SEWAGE DISPOSAL: Battlement Mesa Inc. Treatment Plant
UTILITIES PROVIDED: Public Service Co. (gas), HCEA (elec), Mtn. Bell
ACCESS TO THE PROPERTY: by platted and approved street known as Hackberry
Lane
APPLICANT'S REASONS WHY THE VARIANCE SHOULD BE GRANTED:
-See Attached -
•
•• ••
The applicant requests this variance be granted such that the
building may remain in place. The building plans were reviewed for
architectural compliance with the Declaration of Covenants,
Conditions, and Restrictions -Monument Creek Village, Section One
and the final plat of LOt 19, Block 16, but the fact that the
building encroached on the building lines was not noted. The
building does not encroach on any utility easement on the site.
Lot 19 is bounded on the east by Lot 20 owned by Mr. R. Flinders,
on the northwest by Monument Trail, on the southeast by Hackberry
Lane, and on the southwest and north by vacant lots owned by
Battlement Mesa, Inc. Battlement Mesa, Inc., and Mr. R. Flinders
are supporting the owner and builder in this request, because it is
felt that the building is compatible with other buildings in the
area. Also, the Battlement Mesa Architectural Review Board has
approved a deviation of the protective covenants in this instance,
conditional on the approval of this variance application by
Garfield County.
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•• IC NOTICE ••
Take Notice that aok-/lo.//',rna'7 ~ltgfte.) applied to the Zoning Board of Adjustment, Garfield County, State
of Colorado, to grant a variance in connection with the following described
property situated in the County of Garfield, State of Colorado; to-wit:
Legal Description:
Lot 19 Block 16 Monument Creek Village Section One
Battlement Mesa P.U.D., Garfield County, Colorado.
Practical description (location with respect to high1-1ays, County roads and
residences):
One mile southeast of Parachute in Battlement Mesa P.U.D. adjacent
to County Road 300 also known as Stone Quarry Road.
Said variance requested is to permit t-Re--P€~,-i-t.i-Ofl€1'~~):a residence constructed
over platted building set back lines to remain in place.
on the above described property.
All persons affected by the proposed v~riance are invited to appear and state their
views, protests or objections. If you'&annot appear personally as such meeting,
then you are urged to state your views by letter, particularly if you have objections
to such variance, as the Zoning Board of Adjustment will give consideration to the
comments of surrounding property owners and others affected in deciding whether
to grant or deny the request for variance. This variance application may be reviewed
at the office of the Department of Development, Planning Division, located at 2014
Blake Avenue, Glenwood Springs, Colorado, between the hours of 8:00 A.M. and 5:00 P.M.
(excluding lunch hour 12:00 noon to 1:00 P.M.) Monday through Friday.
That a .£ub.l\~,ihearing of thbapplication for the above ~9ance has been set for
the ,J?{jr. day of ._/t//')~ , 19 ~"!" at the hour of 3:30 P.M.
in the conference room of the Department of Development, second floor of the Mountain
View Building, 2014 Blake Avenue, Glenwood Springs, Colorado.
Garfield County Zo~ng Board of Adjustment
By: /dtJf~ L::e4C) -~--
I
j
~r. ~· e Hoffman
37 ·~est Carson Dr.
Parach te, ColorFtdo 8163S
Dear Mr. Hoffman:
••
May 18, l9BLr
We have reviewed the application to the Garfield
Boar,d of Adjustments concernl.np; '" hnildinr~ set bctck
variance for Lot lC), Blo"'k 16, Monument Creek Village,
Section 1, !Oattle:nent Mesa P. 'J.D., Garfl.eld County.
I, as the owner of trw adjacent lot rmd home, supports
the owner and bui.lc1er in this request because it is
felt that the buildinp; is compatlble witl• my home and
other buildinp;s in the area.
Sincerely,
•• BATTLEMENT
MESA
INC.
131 Tamarlsk
P.O. Box 96
Parachute, Colorado 81635
Mr. Gale Hoffman
37 W. Carson Cr.
Parachute, Colorado 81635
Dear Mr. Hoffman:
••
May 7, 1984
Charles L. Jack
Project Superintendent
Marketing/Operalioos
(303) 285-9174
We have reviewed your application to the Garfield County Board of
Adjustments concerning a building set back variance for Lot 19,
Block 16, Monument Creek Village, Section 1, Battlement Mesa P.U.D.,
Garfield County.
Battlement Mesa, Inc. as owner of the adjacent vacant lots, supports
the owner and builder in this request because it is felt that the
building is compatible with other buildings in the area.
Sincerely,
CLJ:ccb
Mr. G. J. Hoffman
37 West Carson Circle
Parachute, Colorado 81635
Dear Mr. Hoffman:
••
ARCHITECTURAL REVIEW BOARD
P. O. Box 308
Grand Junction, Colorado 81635
May 4, 1984
On April 30, 1984 the Battlement Mesa Architectural Review Board
met to consider your request for a deviation from the Covenants,
Conditions, and Restrictions Monument Creek Village, Section One
to allow a residence constructed over platted buildings setback
1 ines to remain in place on Lot 19, Block 16 Monument Creek Village
Section One, Battlement Mesa P.U.D. It is the finding of the Board
that exceptional and undue hardship would result if the Board did
not grant you a deviation in this instance.
The Architectural Review Board has conditionally approved your
request for a deviation from the Covenants, Conditions, and
Restrictions -Monument Creek Village, Section One as shown on the
attached drawings to allow your home to remain as constructed on
the existing lot. This approval will become final upon issuance of
a variance by the Garfield County Board of Adjustment.
This is a specific deviation granted for your lot and specific set
of circumstances. The adjacent lots, together with all other lots in
Monument Creek Village -Section One, shall be required to comply with
the plat restrictions.
RAF:mrk
Attachments
Sincerely,
R. A. Foster
Chairman
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