The URL can be used to link to this page

Home My WebLink About2.00 Staff Report BOA 03.27.2017Exhibits - Gonzalez Variance Board of Adjustment, March 27,2017, continued from February 27,2017 I Exh¡b¡t Letbr Proof of Notice with attachmentsA 2013 Land Use and Code as amendedB icationc D Staff Memo Staff PresentationE F Email dated Jan 23 2O17 from Keesb Road & Resolution of DenialG Draft Resolution of rovalH I dated Fe 27 20'17 Luke Watkins of Pe issued GarfieldJ ILC subm nt with setback identifiedK L Site submitted the licant ication and site n Staff sketches on ILC ind location of nt with setbacksN S of su for vananceo Ph otos to ind icate sufficie nt iteon-sP Revised Staffo Revised Resolution ofR s Revised Staff Presentation T U V w x Y z EXHIBIT & Gurfteld County PUBTIC HEARING NOTICE INFORMATION Please check the appropriate boxes below based upon the notice that was conducted for your public hearing. ln addition, please initial on the blank line next to the statements if they accurately reflect the described action- - ..\\ lt-- lJ N I tUy application required written/mailed notice to adjacent property owners and mineral owners. / Mailed notice was completed on ,n 2! day of [/' All owners of record within a 200 foot radius of the subject parcel were identified as shown in the Clerk and Recorder's office at least 15 calendar days prior to sending notice. All owners of mineral interest in the subject property were identified through records in the rk and ror r, or through other means flistl 2016. . Please attach proof of return receipt requested mailed notice E My application required Published notice. Notice was published on the a 6 day of '1 u rtv r. rlz ,2o!6. Please attach proof of publication in the Rifle C¡tizen TelegramI EI My application required Posting of Notice. -rt Notice was posted on the Ì â dav oiTu rtcor¿,.ru 20L6. Notice was posted so that at leâst one sígn faced each adjacent road right of way generally used by the public. I test¡fy that the above information is true and accurate. Name: Signature: Date: U.S. Postal Service'" CERTIFIED MAI]L@ RECEIPT Domestic Mait Only FJNEtd,,t åSTI"Er È3.3ü ER"tum ll Return R€ceipt (hardcopy) R€celpt (olectronic) f] C€dmêd Måll Re6ldgted Dêllvery E Adult Slgnature Requked E Adult Stgnature Fêstricted Dêllvsry *f-r.47 $d.47 U.S. Postal Service'" CERTIFIED MAIL@ RECEIPT Domestio Maíl For visit our website at www,usps,com@, CERTIFIED MAIL@ RECEIPT Domestic Mail ry rfl m if ru -J0lf f ru tf, EI Ef, EI trlrl EI ru JT E]rr e ruff rLÍ' TTÐm ru f3 E¡t¡E U R. c3 ru JTf:ltrl n- f FtÍ ru JI E¡f ru E3E EI EIrr E¡ru -¡r{ c¡ r\- r!r:l .f ru JT Ef,:f ru E3E E¡ cf, tf rL[3 ru .Jf E¡t\ Here .i : ¿ Postmark tt/tr/2fr11 72",¿).1r ta' -t. .,, - r., trm ru JI EIt ru r:l T3r:l EI ÊtÞ E] ru ,.urjl 13 tr- -¡lr -l¡if, rr cO m ru t EI trl EI trlrrE ru -ErqE rL I'lEtl CASTIET CS 81d'47 û538 .. fi9 Poslmark' Hàre ' '?frtlV frq Postmark Hefg /Lql2ttt7 ü9 '!Po.gtmark Here ül "i: , I tr9 Postmark .. . r, fl9t",'. :1 '; t'! i ; !.ìjr:-- ;j2. ,,¡ i ''.trl /1 9/:t'1 7. ú 'å'å"i,:iå"$,i ä:;"J"J;* oo' "lo o" ' 1 ERetumnecolpt(electrcnic) O 3F$8[' ECertifisdMallRestdctsdDellvoi $ ft.Ûü flAdutt stsnaturs R€qutred $ -+{}¡sÉ-..j-EAdult slgnature Restrlcted Del¡very $ --_q--- $ü,17Postage ß \ "':j informatiorì, vis¡t our webs¡te at PS Form 3800, April 201 5 PsN 7530-02-000-9047 See Rêverse for For U.S. Postal Service" CERTIFIED MAIL@ RECEIPT Ðomestic Mail Only $3.3t1 t] Return Recelpl (el€clron¡c) flCerlíied Matt næUcted Del¡very Ü Adult Signaturs R€quìred $ $ $ $ sfl Adu[ Signature Rstr¡ctsd t Rêturn Recelpt (hardcopy) st:r.47 $d.4? (" PS Form 3800,5 PsN Tsso-02-ooo-s047 ,See Reverse for lnstruct¡ons v¡s¡t our atFor del $3.3¡l f]Êeturn Recelpt (hardcopy) S E Return Recelpt (eleclronlc) I EóedmedMallRostrictedDEl¡v€ry $ flAdult Signatur€ Required $ flAdult Slgnature Restrictsd Dsliv€ry $ sfi.47 66.47 information, visÍt our website at 2015 psN 7530-02.0û0.9042 See Reve¡se for lnstructionForm U,S, Postal Service'. öËäñFaÈP untu'REcElPr DomestÍc Maíl i3. ãü ff:]:)=-lll-i- dL-L I $ $ $ (oleotrcnic)Rec€¡Ptfl Beturn D€llvoryR6trlclodMailC€rlilledE Adult slgnature Requlredtr DellveryRestrictedS¡gnature Return R€ce¡Pt (hardcopy) tü.47 U.S. Postal Service'" CERTIFIED MAIL@ RECEIPT Domestic Mail Anly S3. Tü E Retum Beceipt (hardcopy) $ E Raturo R€c€ipt (electron¡c) $ E C€rtifled Mall Restrirted Dslirery $ l]Adult Signalure Requ¡red $ nAdult Signãture Restrlcted Dellvery $ $Lr. {7 \ 47 ôr t informalion, vis¡t our'For at PS Form See Revefse for lnstructionr201,5 CERTIFIED MAIL@ RECEIPT Domestic Mail CERTIFIED MAIL@ RECEIPT Domestic Mail Only Postal *3.3fr *å'åf""#å:::,1 ñ:å: f:;*'-' "oi':wffw E Roturn Recê¡pt (etætrcn¡o) s --$û-i#t-+f CortÌlÌed Mall Restrlot€d D€llvory $ -JËå-{ru- EAdutt slsnatuE Reqúlred t -+ff-;{A--EAdult stgnatur€ Restricted oellvory $ ._ tll.47 U.S. Postal Service'" CERTIFIED MAIL@ RECEIPT Domestic Mail Only Reverse for lnstructions2015 PSNPS Form 3800, our www,usps. HEI'I,rcQ $r"r+! {Ê ,l 0 ilEU, eASTtEr¡ '{g 916{? rrl./19 :¿Ltt / . r EO .! J r Êt¡ m ru 'J U J J Lt -8-q J r ¡jtrr f E. co m ru clt3 E3 EI E¡ rLt3 ru JIrl EIrr l',lEl^l JI n- if, ru JIE:¡. ru c3Eclt3 IJ rt-El ru JI r.? LJr! J¡ rurr ^f, tr E0 m ru [f EI E¡ EI tr]rr tr¡ ru JI r-l trlrr ru -i'ru .lú E]t ru EI[3 LJE Et rLE ru .¡ t3rl Postmârk tr- JTf ru ..n EI ru g EIE E3 Ff'-E ru JT EIrr {. "!':' Postmark .: . I",j :,::'i "lÅL/19/2ttl7 f":l: ¡.-: .'¡Postmark Postrhârk Here. . ' r', Itw.l9l?rj17 "?*, r¡h/Jç/?trl7 .!nül/19/?ü1?' è.l:," _ " t:1 ,cq la: Postmark ." ,i ': 'rp¿..,',' ?ü1? t3.3rr EIRstum Recelpt(hardcop9 $ E Return Rsæipl (€lectrcnlc) I ECedf¡ed Mall Restdcted D€llv€ry $ EAdult Slgnarure Requlrsd $ rI Adult Slgnature Restricted Dellvory $ I+tü.47 *6.47 '-', "i or visit our webs¡te at PS Form 3800, Apr¡l 2015 PsN7530'02-000-9047 See Rererse for lnstruct¡on U.S. Postal Service'" CERT¡FIED MAIL@ RECEIPT Ðomestíc Mail Only $3.3t1 l] R€turn Rgoolpt (hardcopy) $ ERdurn Receipt (€lectrcnic) $ L]Cêrtilied Mall Rêstr¡cted Delivôry $ EAdult Signature Rsquired $ Adult Slgnature Rêsk¡otêd Delívery $ sü,47 s¿.47 vis¡t our website at wwwusps,com@, PS Form 38oo, April 2015 psN 7530.02'ooo-s047 See Reverse fof lnstruct¡ons For del 93.3t1 ERetunRecelpl(hardcopy) S E Return Rse¡pt (€tectrenlc) $ ECertfiod Mall Reeiriot€d De¡lvsry $ nAdult Slgnaturo Rôqulßd $ E Adult Slgnature Fìesl¡lcted Del¡very $ )pnaBl lU-1"¡*rE}- srl. 47 i ,47 6 For delivery intormation,al .www.usps,comþouf PS Form 38OO, April 2015 pSN z5go.o2-000,9047 See Beverse for lnstruction{ U.S. Postal Service'" CERTIFIED MAIL@ RECEIPT Domestic Mail Only U.S. Postal Service" CERTIFIED MAIL@ REGEIPT Domestic Mail Only *3.31J E Return Recelpt (hardcopy) $ E Return Recetpt (electronic) $ nCertlfled Mall Relr¡cted Del¡very EAdult Signaturé R€quired $ E Adult Signature Restr¡cted D€livery $ fü.4? rö.+t or lro 5ctû u/ar visit our website at com6 PS Form 2015 PsN 7s30-02-oo0-9047 See Beverse for f3.3ü E Return Rece¡pt (eleadrcnlc) n C€rtified Mall Restds{ed Dellvery n Adu¡t SignatuÊ Requ¡red l] Adutt Slgnature Rætricied Del¡v€ry $ $ $ I Roturff F€celpl (hardcopy) gÈ1- F*---úfl- $'J.4? $d.47 visít our webs¡te at 2015 PsN 7s3o.o2-oo0-s047 See Reverse for lnstruct¡on08o0, lfl. "f,if ru J¡ Ef J ru EI E¡cfE EIr! E] ru JT E},r! rn EO ru ,n t3! ru ÉlE EIt: ru fi,-¡f, r EO m ru É trtÉ trl CERTIFIED MAIL@ RECEIPT Domestic Mail Only CERTIFIED MAIL@ RECEIPT Domestic Mail ttr.4? $ $ $ $ Del¡very D€livery R6tr¡çted R€qu¡red RestrictedMail Receipt (eleclonlc) slonature Adult Signaturc Retum n ÀdrrB EC€rtifisd (hardcoPY) $ $ Delv€ry DeliverY Ê€quiÉd Reslricted (elêcùñic) R6trictedMail Ræelpt (hardÉPy) RæelPt SignatuF Adút SignatlG Ceft:ftêd Ret¡m flAdult ún*um tr 8ÍrCfl U.S. Postal Service -' öËFiilÊEó uRtt-u REcElPr o websiteour forsee Reverse at OnlYMa,Domestic PSN2015AÞril3aoo,FoimPS f3.31' nRdumRæe¡pt(ha¡d@p9 $ E Retum Ræipt (elæùonic) $ E C€¡tfed Mai¡ Rstnded Delivery Ú Adult SignatuÞ Rêquired EAdult s¡gmruÞ R6tricted Del¡v€ry $ *ü. {7 For delivery informat¡on, visit our webs¡te al www,usps,com@ PsN 753ô-02-000-904? See Reverse for lnstruct¡onsPS form 3800,201 ll !)ü[.]r PGgtmark ü1/t?/?t¡t? Here NEII rurn J ru -¡EIjf ru EI trl IJ Tf, Ef,Il trtru .¡ 11 E¡r! cltr J ru -¡tfs ru E trt EI EI EIrr trI ru .¡rl E] rL .¡E lfl ru JI[f J ru Tft3 EfE .L \- fl Ç: ( l Postmark Hgre ; : ?::;7 +t Postrnark . Hore: : - ^.^'' :..,,1ít {¡1/19/3rr1?.' \r r:jPostmark .Hårê .,t ':' ,,- /lgt1ttt7 Postmârk Flero i"r cl r.,B ru -¡rq trlrt . ¡1 ,-\l-,'l. " Postmart ,,r :HîlP j,'rj uY-i-# ¡ruår- et-- Êü-- i3.3tl Return Ræelpt (had@pt4 I E Retum Rælpt (eledpnlc) $ ICertiñea Uatnestrtcted Del¡very $ EAdults¡gnaiureRequh€d $ E Adult S¡gnat@ Restricted Delþery I sü,4? sti.47 2015 PSN 7s30,02-000.9047 See Reverse for lnstructions U.S. Postal Service'" CERTIFIED MAIL@ RECEIPT Domestic Mail combvisit our website at www.information PS Form 38OO, ERêtum R€ceiÞt (hadcopt ) $ ERetumReæiÞt(elect¡oniq) S DCêrtified Ma¡lRætict€d Dê|tuery I EAdult Signature RequiÞd $ f] Adult Slgnatre Restr¡cted Del¡vqy $ *3.3ü flRetum Rstpt(hârd@pg I Retm næa¡ ¡eteetronic¡ $ I $ $ $ E Csrtifi€d Mail R€striEt6d Doltuery E Adult Slgnaturc Requ¡Gd Û Adult SignatuÞ Resticted Del¡wry *11. {7 information. visit our website at PS Form 38OOr Apr¡l 2015 PSN 7530^02-000-s047 See Reversefor U.S. Postal Service'" CERTIFIEI MAIL@ RECEIPT Domestic Mail Omt our webs¡tê atínformation, '; : .r^,^ ' l, . 'r!l I * * h t. U.S. Postal Service'- CERTIFIED MAIL@ R ECEIPT Dontestic Mail Only CERTIFIED MAIL@ RECEIPT Dontestic Mail Only Ð JI EIlft ru .¡tff ru EIEcf Êr t3 f! trt ru *¡ r.:lEr\. ei ru rL.T .f TT cB mru E EI EI c3 EI rL tr¡ru JIrttf, rL L ! PoÊtrnerk tt|/t9/2ttt7 L]Hêr€ g . ^ Po.stmad< .:,i itler.e "-,,-,n-"" "J ....,í,''l'! t:,.,¡ í lj ? lÊt$ft_) ij ,:"i, ì,,RI tS.3tl E Retum F€ælpt (hardæpy) ÚRetum Recelpt (olectrcnlo) E Cortlísd Mall nsdrlct€d Dellvdy EAdult slgnatuÞ Requlri¡d $ sSfgnatuÞ Rðstrlcted tü.47 $3. rtr D Ê€'tuÌn Êecolpt (hardæp9 El R€tum Rædpt (olætþnlc) Ecgltmsd Mall Rssùlctêd Deliwry EI Adult SignatuE Roqulr€d $ s s t $Adult 6lgnatuÞ sû,{? "-{::": information. vis¡t our website at PS Form 38OO, April 2015 PsN 7540-02-000-9047 See Reverse fol cotnr'For U.S. Postal Service" CERTIFIED MAIL@ RECEIPT Domestic Mail NEUåtlsuËE t3.3fi ERêtumRselpt(hardcopy) $ ElRdurn Rædpt (slectrþrb) S Ecolüf,ed MallRq*rlc,ted fÞllvqy $ llAdult Slgnatuß R€qulßd S Adult SlgnatuÞ R€str¡cled D€llwry $ Sr'.47 $6.4'7 .,;a9 L See Fleverse for lnstructionsPSN201.5 7530-02-000.9047FormPSApr¡l38OO, For visit our website atdelivery information' ùtt /ê (/ mr{tfl ru -!EI¿ ru tf Êl EI E¡ f:l rL E¡ ru .¡r:l EI rL fr ti '! .¡ fUt3tt, .!trlÍru trlc¡ EI EI trlrr EIru J¡ r.:l trlr! "r,ti ", .'li" Postúalk Hgrg Itv/2fr17 Postmark Hore ,' J :¡ iì]i"¡..,.)!: /t9/2ltl7 r r{ E¡lr¡ J¡ EI ' I ;, ,. .'.:, Postmark H6r€ /tq/2út7 ru ct E¡trtrI t3 rL EI ru JIr{Er! U.S. Postal Service'" CERTIFIED MAIL@ RECEIPT Domestic Mail *3,3(r IflReù¡m RælPt (oloclþnlc) $ Ecerttfod MallR6tdcted Dsllv€ry S EAdult signaturg R€qulÞd $ signature Reslricted Dellwry 0 tF€turn R&tPt fiad@Py) lr_ t'1.17 Seê Reverse forPS Form Apr¡l 201 5 PsN 7530-02'000-9047 colttn'website at w!vw.For delivery information, visit our U.S. Postalservice'" CERTIFIED MAIL@ REC Only EIPTDomestic Mail 13.3tr Rofurnfl Rocelpt (h{dcopy) ÐREtum Fæelpt (electontc) Ecertlffod Mâfl Rsstdsted Dellrery s EAduft stgnatuË R€gulrcd Ðstivsry gSlsnat¡Þ Rostdctod iú,47 *å.47 \. April 201PS Forrn s800, lnstructions lt PSN 7s30.J2,000,9047 See Reverse fot visit ourFordelivery at wwwusps.com@ Receipl of Payment olt20t17 Swift Communications City Glenwood Springs State CO Credit Gard Type M NUm *********:É********* Auth 091428 Expir &&/a/ Zip 81602 Country Code US Start 01126117 Paytype CC lssues f Stop o1t26t17 Rate Code vCT Glass 0990 Copy ct Heidi Schultz BOA 5 Ute Ave. æbfu:Al0'tubtur¿d¡d2s ûñ sdbk tu kfthfo fddtz @rffirhér@dãiMs 'b4l)ffidffi(Ð Púlshdhl& tllæ¡ l¿¡oyåñ &1Ert 26.ærz{f¿61@1i Ad shown is not actual print size 283 Words 1 cols x 4.28 inches 1:17 PM Account 8627595 Name RMS Concrete Phone (970)945-0887 Address POB 670 rykdÞ: bts1Ád2.@k3.Ëlxçdæwd.hh MD..qFcr su.Ávæ Amount Tax 37.80 0,00 Rep 8P175 Ad # 126',5521 Paytype Credit Card Balance 0 Receipt No Amount Paid Payment Due Received by 01/2A/17 Original Receipt of Payment Swift Communications Account 8627595 Name RMS Concrete Phone (970)945-0887 Address POB 670 Credit Card Type M Num Gity Glenwood Springs State CO Auth 091428 Expir &&lal Zip 81602 Gountry Code US Start 01126|,7 Paytype CC lssues 1 $top o1tz6tlz Rare Gode VCT Class 0990 Copy ct Heidi Schultz BOA 5 Ute Ave. A pud¡é ldñg6 th dldb tulã 'fr&ldffi,F@flmtø7,A6SÂñ-lnrh(Mhftra3jffiÊtu-e¡3.d'dl:dffiñtuffi.Ml@.1M*d,dMSFrc.(É tu@k@dH*rtury PùbisM iñ rÈClrl¿e¡ relègrs¡ h@ry 2û 2ù17. \12G1æ1t Ad shown is not actual print size 283 Words 1 cols x 4.28 inches 37.80 0.00 Ad Size Date 1 ;17 PM L@l kldd: !6 J d2. gek 3, €rkâéelD6@t md,Wtu æedrFh:5u.Ayfu Iì#Mih Ate'vffiêÍdhÈrÞqú.åd25 trfi! sdkkdáabeÞrc trârd 12'Vdbmàtdr û!¿ ¡rydã lM É! Amount Paid Payment Due ReP 8P175 Ad # 12615521 Paytype Credit Card Balance 0 Receipt No Amount Tax 37.80 0.00 37.80 0.00 Received by Customer Gopy Ad Size Date Outlook.com Print Message Page I of3 Print Close RE: Public Notice (5 Ute Avenue) From: Pam Schultz (PSchultz @eaglevalleyenterprise.com) Sent: Fn l/20/17 2:18 PM To: RMS CONCRETE INC. (rmsconc@msn.com) l attachment ct l?615521 rms concrete At-26-2t17,pdf {85i.9 KB) Attached is your paid ad receipt and a copy of your notice for the Citizen Te1egram. ACCO UNT NUMBER: 8627595 ÄD II¡ NUMBERT 12615521 n'tell p¿ff&ffNt$ fO: Make Fayable to: Eagle Valley Enterprise Colorado Mcuntain News Media FO Box 15t0 Gypsurn, CÛ 81637 Pamela J. Schultz 97û328.{,656 x 128t2 970-777-3172 (direct) Fax: 970- 328-6409 Legals mailto: psehultz@eaglevalleyenterprise.com or @ Legals Ctenk for: Eagle Valley Enterprise; Vai! Ðaily and Midråle Fark Times, https://blu I 80.mail. live.com/ol/mail.mvclPrintMessages?mkFen-us 1120/2017 Outlook.com Print Message Page2 of 3 Çlenwood Pcst Independemt, Rifle Citizen Telegram, Aspen Times Weekly, Snowrn*ss Sun *nd the Susr¡nit Co*nty Journal Beginning soon after January LZAIT w€ a!"e going to a ncw prog!'åm" You will need to include your Account nurnher when making a req¡rest for any publieatioxr" If you *lcn'f have you!" âeeß¿lnt q:¡lmbcr úhen I wilå let yau lenow what it is" If you have questions ûn an ad please incle¡de yaur ad nnrnber whÊch is at the top of yoarr ad fieket" Flease review y*ur procf tå¡at is aftaeË¡ed rvhe¡'¡ I retaarB it rvítfu the sd tåekeË" If there are corrections piease res¡¡oFd f¡ra¡E.rptly. Errors f,oupd more Éhan 24 hoËrs af,ter $¡¡bliesÉion wiil not be done for frçe. Aàso please have yarur eopv ç"e*dv far p¿rbåic*tåon rvhen sent ts rne" R.edoing tl¡em ås time ecnsr¡ming and *rav res¿¡lt !n your notice noÉ making *he deadåi¡¡e reguÊr"ed. DeadEine for all weeklv Ë¡âÊetrs are due I week of the date vour ree¡nest n¡¡hlücsÉia¡r. ÐeadËines for Ðailv papers are f*vo davs prior to requested publieation. From¡ RMS CONCRETE INC. [mailto: rmsconc@msn.com] Sent: Thursday, January L9,2Ol7 10:344M To: Pam SchulE Subjecü FW: Public Notice (5 Ute Avenue) Thankvou Rulsen L'cu'gas Esfimator/Owner (e70)-37e-664e RMS COI{CRETE TI{C" (970)-94s-0887 ffice https ://blu I 80.mail.live.com/oVmail.mvc/PrintMessages?mkFen-us r/2012017 Outlook.com Print Message (970)-94s-9412 fax PO BOX 670 Glenwoad Springs, Co. 81602 Page 3 of3 From: rmsconc@msn.com To: rmsconc@msn.com Subject: Date: Thu, 19 lan 2Ot7 09:55:23 -07æ > htþs :/iblu 1 8O.mail. live. cor¡/oVmail.mvc/PrintMessages?mkt:en-us 1/20/2017 REQUEST APPLICANT / OWNER REPRESENTATIVE LOCêT|ON SITE DATA ACCESS EXISTING ZONING Gonzalez Variance Board of Adjustment - F 27,2017 PROJECT INFORMATION Gonzalez Variance Petronello Gonzalez Ruben Vargas 5 Ute Avenue, Elk Creek DeveloPment Approximately Tz miles northwest of the Town of New Castle .203-acres ez - ool Parcel No. 2125-251-W Ute Avenue Residential Mobile Home Park (RMHP) t.PROPOSAL The Applicant owns a .203-acre parcel in the Elk Creek Development northwest of the Town of New Castle, Figure 1. The lot is located at the corner of Ute Avenue and Comanchero Trail. The Garfield CountY Land Use and Development Code, as amended (LUDC), Section 3-202 C., states that corner lots shall observe the 25' front Yard setbacks along both streets. A shed/garage currently exists on the site and the Applicant recently had a modular home set on the site without benefit of a building permit. The location of the modular unit encroaches on the two required 25 foot front setbacks along Ute Avenue and Comanchero Trail. The encroachment along Ute Avenue is 9.6 feet and the encroachment along Comanchero Trail is 11.7 feet as shown in the lmprovement Location Certificate, Figure 2. '1 l[:'a;ge Figurel-SiteLocation z T ú LOT 1 I ¡.5' LOT 2 r5,4' 6 t Ëå f J.t' Æ¡vrs&r Creek \#-il ¡MFRC'ìr'EME¡IT TOCATION CFRNRC¡:.Is FOFTNON OF LdTS ' ANO 2. BLTCJ< 5 ELK CFIËEK ÞEVELC'PE{I,iEIìIÍ. UNÍT ONÊ 5 UTE AVENUE NEWCÅSTLE. COLORAÐA NO\EMEEFI 28. ãOS PFOJ. ì6t73 Ll 2EeDtrCÛ'dÖ lffi cfff,KguRltfoñú ltË. mwc.ffiffiffildffi L8ffi wwtub*f;*ffistl tÊsrr Fr4€tæ IMPROVEMENT LOCATION CERTIFICATE s / Ètltflb ÉÊ¡âÊ øf &{D eâP l,trr{Ess c$t{Ê N { q Þz C) Erïñð'rl ,ÐÕ -ln 1-ê a PROPÉFÌY t€S{8rs¡roru t¡srERh Pû{11ø{ OF LOtÊ r rn0 2, 8LÓEK ¡,€ìÍ üEf¡( ü€vÊLoÞr¡Éxl uNfr or* rÉw crsnr. colcRÀm ¡ lôrt{o Rf,!áRr A{t} cåPtr UTE AVE eû'a0'ü' I HEREey CEFÎíT fl{^f ÌHls ll.PRWÊUEr{l tôC^ìlor¡ CËÊlf,leAfÊ Tl 5 FñÉFIRÍÛ U,¡O€F YY Dlß€Ct SUPfñilS¡Ol{ FOR PETEOIÈO C¡årol't4 'lr{ÀÍ tHr9 s r¡01 å l¡¡Ê s(.ñ|tr Ft¡^l 0ñ ¡¡aFFentuEt*t slJ8lvEY FtÀr. Íraf fr l5 t{or ro gE nEufo oFotr FoR l¡il €sr¡ålls}q{Hf É rEtc€. óe ôTHEÊ fvlUF€ ruFÈtvÉt¡Ër{f uNÉÊ. r,{o ¡ur[00rc, p¡ÊcËL elrnÊfLY ^sNO ¡¡{l} Ólr rXAY ÈÄsñirfiror sÀq Plf,qfL Gonzalez Variance Board of Adjustment - February 27,2017 Figure 2 - lmprovement Location Certificate ,il. HlsroRY AND DESGRIPTION fhe County euitOingjivision discovered the modular home being set on the site in early November. No building permit was issued to permit this activity. The Applicant then submitted the November 2gth lmprovement Location Certificate (lLC) which clearly indicates that the unit was not set in compliance with the required 25 foot front yard setbacks. A photograph of the modular 2lPage Gonzalez Variance Board of Adjustment - February 27,2017 home is shown, right, in Figure 3. On December 9, 2016 the APPlicant requested a pre-aPPlication conference to discuss the Variance process to correct the setback issues. The Applicant has stated that the location of the shed/garage and the existing septic system do not allow them to located the modular home in conformance with the setbacks. :lll. REFERRAL COMMENTS Staff referred the application to the following agencies/County Departments for their review and comment. Comments received are attached as exhibits and incorporated into the memorandum where applicable. 1. Road & Bridse,ExhibÉE Wyatt Keesbery has no issues with the application Agencies who did not respond to the request for comments include the following: Còlorado River Fire Rescue, Town of New Castle, Book Cliff, Mount Sopris & South Side Soil Conservation Districts .lV. REVIEW CRITERIA Variances require that all of the standards be met for a finding of approval. Section 4-115 C., Review Criteria. The following standards shall be satisfied for approval of a request for variance from specific regulatory provisions of this Code: 1. Special Circumstances or Conditions Exist. One or more of the following circumstances or conditions exist with respect to the specific property: a. Exceptional narrowness, shallowness, or shape of the property at the time of the enactment of the regulation in question; Staff Comment: The site is a corner lot that is neither narrow, shallow nor irregularly shaped. The dimensions of the lot are 87.31 feet by 120feet. b. Exceptional topographic conditions of the property; and Staff Comment: There are no exceptional topographic conditions on 3lFage Figure3-ModularUnit the property c Gonzalez Variance Board of Adjustment - February 27,2017 Other extraordinary and exceptional situations or conditions of the property. Staff Comment: No extraordinary and exceptional situations or conditions exist on the property. Not a Result of the Actions of Applicant. The special circumstances and conditions have not resulted from any act of the Applicant. Staff Comment: There are no special circumstances or conditions that exist on the site. lt is Staff opinion that the 27 foú by 60 foot modular unit cannot be placed on the site compliant with the setbacks due to existing improvements on the site. Those improvements include a garage/shed and a septic system. The placement of the unit on the site is the cause of the proposed setback encroachment and therefore would be a direct result of an act of this applicant. Strict Application Consequence. Because of the special circumstances and conditions found pursuant to section 4-115.C.1., the strict application of the regulation would result in peculiar and exceptional, practical difficulties to, or exceptional and undue hardship on, the owner of the property. Staff Comment: Strict application of the regulation could result in peculiar and exceptional practical difficulties for the Applicant as the modular unit has been installed on the site and it does not appear that the unit can be located elsewhere to allow conformity with the setbacks. Variance is Necessary for Relief. The granting of the variance from the strict application of the provisions set forth in this Code is necessary to relieve the owner of the peculiar and exceptional, practical difficulties or exceptional and undue hardship. Staff Comment: The variance is necessary for relief to allow the modular home to remain on the site. Not Detrimental to the Public Good. Granting the variance will not cause substantial detriment to the public good. Staff Comment: The variance would not cause detriment to the public good Variance Will Not lmpair the County's Zoning. Granting the variance will not substantially impair the intent and purpose of this Code. Staff Comment: Granting the variance would be contrary to the code purpose; that provides clearly for a required front setbacks of 25 feet. 4lPage 2. 3. 4. 5 6 Gonzalez Variance Board of Adjustment - February 27,2017 .V. DISCUSSION The burden of demonstrating a hardship is a difficult threshold to meet, given the 'exceptional' and 'extraordinary' language in the LUDC and that it is not a result of the applicant's actions. A hardship is solely related to the physical conditions of the site and the potential limitations that result from those conditions. The task of demonstrating a hardship lies with the Applicant, and a determination of whether a hardship exists is to be determined by the Board of Adjustment. The Applicant installed the modular unit on the site without first obtaining required building permits which would have identified an issue with the setbacks. However it does not appear that the size of the modular home, along with existing site improvements, would allow the unit to conform with the two front yard setþacks. Staff is of the opinion that the Applicant has created the hardship and therefore the variance should be denied. vt.RECOMMEN D FINDINGS 1. That proper notice was provided as required by the Garfield County 2013 Land Use and Development Code; 2. That the review before the Board of Adjustment was extensive and complete, that all pertinent facts, matters and issues were submitted and that adjacent property owners had the ability to be heard regarding this request; 3. That for the above stated and other reasons, the proposed Gonzalez Variance lS/lS NOT in the best interest of the health, safety, and welfare of the citizens of Garfield County if recommended conditions of approval are satisfied; 4. That, upon satisfaction of conditions of approval, the application HASiHAS NOT met the requirements of the Garfield County 2013 Land Use and Development Code, as amended. VII. STAFF RECOMMENDATION Staff finds the variance criteria has not been met as there are no extraordinary or exceptional conditions that exist on the site that result in a hardship, therefore the request for a variance does not meet the LUDC requirements and should be denied. VI¡I. BOARD OF ADJUSTMENT DELIBERATION AND DECISION SlFlaage Gonzatez Variance Board of Adjustment February 27,2017 Project Summary Owner/Applicant Representative Location Legal Description Site Data Access Zoning Variance Request Petronito Carmona Gonzatez Ruben Vargas Northwest of the Town of New Castle Elk Creek Development, Unit 1, Block 3, Porti .203-acres (approximatety 8,843 square feet) Parcel No. 21 25-251-02-001 5 UteAvenue Ute Avenue Residentiat Mobite Home Park (RMHP) Front Setback along Comanchero Trail Front Setback along Ute Avenue ons of Lots 1 and 2 -ÏH ...{l o' ll¡.¡Ê.J uîd ant A,tlul)l Request Applicant has placed a modular home on the site that encroaches the required 25 foot front setback along Comanchero Trail and the required 25 foot front setback along Ute Avenue. The lot has an existing shed/garage and a septic system that the Appticant states does not a[[ow for ptacement of the modular home in compliance with the required 25 foot setbacks Site Detaits The site is approximately 87' x 120' and requires minimum 25' setbacks on the 2 fronts. Gonzalez Variance 5 UteAvenue Elk Creek Development Ì Modular Home Ptacement IMPROVEMENT LOCATION CERTIFICATE 3 ;z Fùl¡g ÊÉlrny- a¡ Crtcl?r{ls gßcn 2 I N ÞffiÌ Delcærû. fll'fiÌ FÇrEt f tor's r nD 2.È¡tx 3.a* citû( ol\,BOFl{tF. tlÍr O.Éx€r cfüifi.E- coL&ron (^)o z(-)ü:Eæ frtn It0 Þr t rûll¡ Ëxn.üD Cp 0' ¿0' {0" 6ryffi I (, LOT 1 LOr 2 r¡-J r5.a', 6 trl r1.6' UTE AYE Code Review Criteria Section 4-11 5 The fottowing standards shall be satisfied for approval of a request for variance from specific regulatory provisions of this Code: 1. Special Circumstances or Conditions Exist. One or more of the foltowing circumstances or conditions with respect to the specific property: Exceptional question; narrowness, shallowness, or shape of the property at the time of the enactment of the regutation ina. 2 b. Exceptional topographic conditions of the property; and c. Other extraordinary and exceptional situations or conditions of the property. Not a Result of the Actions of Applicant. The special circumstances and conditions have not resutted f any act of the Appticant. 3 4. Strict Apptication Consequence. Because of the speciaI circumstances and conditions found pursuant section 4-115.C.1., the strict application of the regutation would resutt in peculiar and exceptionat, practical difficulties to, or exceptional and undue hardship on, the owner of the property. Variance is Necessary for Relief. The granting of the variance from the strict application of the p set forth in this Code is necessary to relieve the owner of the peculiar and exceptional, practical difficutties or exceptionat and undue hardship. 5. 6. Not Detrimenta pubtic good. I to the Public Good. Granting the variance wi[[ not cause substantial detriment to Variance Witt Not lmpai and purpose of this Cod r the County's Zoning. Granting the variance will not substantiatty impair e Staff Recommendation The request for the variance does not meet the criteria, particularty that the request is not a result of actions by the Appticant. Findings Proper posting and pubtic notice were provided as required for the meeting before the Board of Adjustment. 2 3 1 4 The meeting before the Board of Adjustment was extensive and comptete, that alt pertinent facts, matters and issues were submitted and that att interested parties were heard at that meeting. For the above stated and other reasons, determined to be in the best interest of citizens of Garfietd County. the proposed Variance has not been the heatth, safety and welfare of the The application has not met the standards and requirements for Variance pursuant to the 2013 Land Use and Devetopment Code, ai amended. Board of Adjustment Deti beration / Decision The Board has the foltowing options regarding the Gonzalez Variance request: 1. Deny the requested Variance and adopt the recommended findings. Authorize the Chairman to sign the resolution of denial; z. Approve the requested Variance and amend the recommended findings in support of the action. Authorize the Chairman to sign the resotution of approvat; 3. Continue the request to a specific date, citing the information or reason for the continuance. EXHItsIT t- Kat A. From: Sent: To: Subiect: Wyatt Keesbery Monday, January 23,2017 11:44 AM Kathy A. Eastley RE: Referral Request - Variance in Elk Creek at 5 Ute Avenue No issues from Road and Bridge. Wyatt From: Kathy A. Eastley Sent: Thursday, January 19,2OL7 11:06 AM To: Wyatt Keesbery; Kelly Cave; Tim Cain; Orrin Moon; Prow, Sharie - NRCS, Glenwood Springs, CO Cc: Tamra Allen Subject: Referral Request - Variance in Elk Creek at 5 Ute Avenue Good day, The Garfield County Community Development Department has received a land use application for a Variance on a lot in Elk Creek Development, located northwest of the Town of New Castle. The Applicant seeks relief of the requirement to provide a 25' front yard setback along Ute Avenue and Comanchero Trail in order to allow a modular home to be placed on the site. You are receiving this email because you are a referral agency or a party that may have an interest in reviewing and commenting on the application. The County is requesting your comments no later than February 10th so that those comments can be considered by the Garfield County Board of Adjustment at the public hearing on the application. Attached is a referral form which lists the timeframe for the review and provides the file number of the application (vARA-1_2-L6-8s06). A link providing direct access to the application materials is provided for your ease of review https://records.garfield- countv.com/We bLin k/Browse.aspx?sta rtid=3589392 lf this link does not work you may access these application materials through our online File Cabinet found at https://www.garfield-countv.com/public-records/countv-documents.aspx by searching with the File Number VARA-12- L6-8506. Please feel free to call me at 970-9 45-1377 extension 1580 ¡f you have any questions about the requested review or difficulty in locating the application on the County system. Thank you for your time. Kothy Eostley, ATCP Senior Plonner GarÍield County Community Development 108 8th Street, #4Ot Glenwood Springs, CO 8t6OL Phone: 97O-945-L377 ext. t58O Fox: 970-384-3470 keost ley@gorf i eld-county.com RESOLUTION NO. Series of20l7 A RESOLUTION OF THE BOARD OF ADJUSTMENT OF GARFIELD COUNTY DENYING A VARIANCE FOR MINIMUM FRONT YARD SETBACKS ALONG UTE AVENUE AND COMANCHERO TRAIL FOR A PROPERTY LOCATED AT 5 UTE AVENUE IN ELK CREEK DEVELOPMENT, NORTHWEST OF THE TOWN OF NEW CASTLE, GARFIELD COUNTY PARCEL NO# 2 I 25-2 5 I -02-0 I Recitals A. Petronilo Carmona Gonzalezmade an application to the Board of Adjustment of Garfield County, Colorado, (the "Board") requesting the Board grant variances from the20l3 Land Use and Development Code, as amended (LUDC), Table 3-201, Zone District Dimensions. B. Petronilo Carmona Gonzalez is the owner of real property as identified in a Warranty Deed recorded at Reception No. 866820 in the Office of the Garfield County Clerk & Recorder, more practically described as 5 Ute Avenue, Portions of Lot I and2, Block 3, Unit One of the Elk Creek Development. C. The subject property is contained within the Residential Mobile Home ParkZone District and issuance of the requested variance will not effect the requirement for the parcel to comply with the remainingzone district standards contained within the LUDC. D. Petronilo Carmona Gonzalez specifically requests the Board grant variances from the required 25 foot front yard setback along Ute Avenue to allow for an encroachment of 9.6 feet and along Comanchero Trail to allow for an ll.7 feet encroachment into the setback as indicated on attached Exhibit A. E. Garfîeld County is a legal and political subdivision of the State of Colorado, for which the Board of County Commissioners is authorized to act. F. The Board of County Commissioners of Garfield County has appointed the Garfield County Board of Adjustment. H. The Board of Adjustment conducted a public hearing on February 27 , 2017, upon the question of whether the requested variance should be approved, denied, or whether any action should be taken on this matter. 1. Proper posting and public notice were provided as required for the meeting before the Board of Adjustment. 1 2. The meeting 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 atthatmeeting. 3. For the above stated and other reasons, the proposed Variance has been determined to be in the best interest of the health, safety and welfare of the citizens of Garfield County. 4. The application has met the standards and requirements for Variance pursuant to the 2013 Land Use and Development Code, as amended. RESOLUTION NOW THEREFORE, BE IT RESOLVED by the Board of Adjustment, Garfield County, Colorado, that: A. The forgoing Recitals are incorporated by this reference as part of the resolution. 1. The Variance from Table 3-201, Zone District Dimensions,25 foot front setback from Ute Avenue permitting a 9.6 foot encroachment and an 11.7 foot encroachment on Comanchero Trail is hereby approved subject to the compliance with Exhibit A. Dated this _ day of A.D. 20_. ATTEST:GARFIELD COLTNTY BOARD OF ADJUSTMENT, GARFIELD COLTNTY, COLORADO Secretary to the Board Chairman Upon motion duly made and seconded the foregoing Resolution was adopted by the following vote: BRAD JORDAN. CHAIRMAN .Aye ORNay STEPHEN DAMM" VICE-CHAIRMAN Aye OR Nay DWIGHT JUHL. SECRETARY , Aye OR Nay JOCK JACOBER , Aye OR Nay JARMAN SMITH , Aye OR Nay MATT LANGHORST , Aye OR Nay RICK ULLOM , Aye OR Nay RUSSEL TALBOT Aye OR Nay SEAN MELLO , Aye OR Nay STEVEN BOAT , Aye OR Nay DANIEL ADAMS , Aye OR Nay 2 :++ EXHIBIT booa RESOLUTION NO. Series of2017 A RESOLUTION OF THE BOARD OF ADJUSTMENT OF GARFIELD COUNTY DENYING A VARIANCE FOR MINIMUM FRONT YARD SETBACKS ALONG UTE AVENUE AND COMANCHERO TRAIL FOR A PROPERTY LOCATED AT 5 UTE AVENUE IN ELK CREEK DEVELOPMENT, NORTH\üEST OF THE TOWN OF NE\il CASTLE, GARFIELD COUNTY PARCEL NO# 2 I 2 5-25 I -02-0 I Recitals A. Petronilo Carmona Gonzalezmade an application to the Board of Adjustment of Garfield County, Colorado, (the "Board") requesting the Board grant variances from the 2013 Land Use and Development Code, as amended (LUDC), Table 3-201, Zone District Dimensions. B. Petronilo Carmona Gonzalez is the owner of real property as identified in a Warranty Deed recorded at Reception No. 866820 in the Office of the Garfield County Clerk & Recorder, more practically described as 5 Ute Avenue, Portions of Lot I and2, Block 3, Unit One of the Elk Creek Development. C. The subject property is contained within the Residential Mobile Home ParkZoneDistrict and issuance of the requested variance will not effect the requirement for the parcel to comply with the remaining zone district standards contained within the LUDC. D. Petronilo Carmona Gonzalez specifically requests the Board grant variances from the required 25 footfront yard setback along Ute Avenue to allow for an encroachment of 9.6 feet and along Comanchero Trail to allow for an 1 1.7 feet encroachment into the setback as indicated on attached Exhibit A. E. Garfield County is a legal and political subdivision of the State of Colorado, for which the Board of County Commissioners is authorized to act. F. The Board of County Commissioners of Garfield County has appointed the Garfield County Board of Adjustment. H. The Board of Adjustment conducted a public hearing on February 27,2017, upon the question of whether the requested variance should be approved, denied, or whether any action should be taken on this matter. 1. Proper posting and public notice were provided as required for the meeting before the Board of Adjustment. I 2. The meeting 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 atthatmeeting. 3. For the above stated and other reasons, the proposed Variance has been determined to be in the best interest of the health, safety and welfare of the citizens of Garfield County. 4. The application has met the standards and requirements for Variance pursuant to the 2013 LandUse and Development Code, as amended' RESOLUTION NOW THEREFORE, BE IT RESOLVED by the Board of Adjustment, Garfield County, Colorado, that: A. The forgoing Recitals are incorporated by this reference as part of the resolution. 1. The Variance from Table 3-20l,Zone District Dimensions, 25 foot front setback from Ute Avenue permittingag.6 foot encroachment and an 11.7 foot encroachment on Comanchero Trail is hereby approved subject to the compliance with Exhibit A. Dated this - day of A.D. 20 ATTEST:GARFIELD COUNTY BOARD OF ADJUSTMENT, GARFIELD COUNTY, COLORADO Secretary to the Board Chairman Upon motion duly made and seconded the foregoing Resolution was adopted by the following vote: Frp ÂT)JORD A'NI ôf,TATPI\fAN Aye OR Nay Aye OR Nay Aye OR Nay Aye OR Nay Aye OR Nay Aye OR Nay Aye OR Nay Aye OR Nay Aye OR Nay Aye OR Nay Aye OR Nay ETtrDIJFNT TìA \/TñE ñIJATPI\/ÍA]\T DWIGHT JUHL.ARY JOCK JACOBER IAT)'t\/f^-l'{ Sl\/fTTI{ GHO pTf-ra ULLOM ISSF,T,T T ROT SEAN MELLO STEVEN BOAT TìA'NTTFT ANÂNíS 2 Page I ofl 4ütb\T T Deb Sanderson From: "LukeWatkins"<lukewatkins@gmail.com>Date: Monday, February 27,2017 12:39 PM To: <debsanderson@,sopris.neÞ Subject: variance meeting for 05 Ute Ave Greetings Deborah Sanderson, I am the owner of 44 Navajo Street., New Castle Colorado property in the Elk Creek Subdivision. I wish to provide you with a record of my wishes regarding the variance request by the owner/representative of the 05 Ute Avenue property. The set backs that are in place provide for a better look-and-feel for the neighborhood, giving a more natural living space with trees, shrubs, decorative plants,grasses and lawns and such to line the roadways instead of buildings and walls up against the roadways. So I am against granting any variance from the current set back requirements. To be sure, a foot or so variance would be no problem. Thank you for conveying my statement to the appropriate parties, Luke Watkins (aka Lawrence G V/atkins owner of 44 Navajo St) 720 530-8830 [text or voice] 11169 Dexter Dr, Thornton CO 80233 212712017 PERMIT CARD Community Development Department 108 8th Street, Suite 401 Gfenwood Springs, CO 81601 Phone (970)945-8212 POST THIS IN A CONSPICIOUS PTACE WHEN CONSTRUCTION IS STARTED Garfield County Project Address 5 Ute Ave parcef No. 212525102001 Owner Name Petronilo Carmona Owner phone 970-366-7322 Contractor(s)Gontractor Phone Work Description Replace existing septic tank AGREEMENT In consideration of the issuance of the permit, the applicant hereby agrees to comply with all laws and regulations related to the zoning, location, construction and erection of the proposed structure for which this permit is granted. The applicant further agrees that if the above said regulations are not fully complied with ín the zoning, location, erection and construction of the above described structure, the permit may then be revoked by notice from the County Building division and immediately become null and void. ìPâil5'i;jþ¿iiil1'¡, r' PercTest Final PLEASE SEE BACK OF PERMIT FOR OTHER COMMENTS ADDITIONAL TNSPECTIONS MAY BE REQUIRED For Inspections Call (970) 945-1377 xl62l For Driveway Inspections Call (970) 625-8601 ozo ô-f ãCo &{ Èc AU ÊzLd 29o?E -"t Õ 2^ É; äË äÉ äsct o ,4 a ä:Ësùt(J F 3ãã* 'aiU?.d ..94úE.ðUc¡r.a ei) lJz=fF¡l-gã;COMANCHERO TRAIT N oO' - . ¿A t.4()Ur.l¡ ' e\ @ ,ll , !+-'( ilg, ru .) ø ¡ ( ) ).J ,i; I ! , t ) + \ll:,/ . i.- -' t.Oú'É L!]'/ !-l "-) ? .-).ì ;.. iljl4i I 'o Þâ t /¡-Êbg.g .f 1' o(l 0 ù * .;...,, o-ì"rr' ;i:.-- ,- - ¿::. lð .. '';;r--:>' a I i lZr¿.Çr¡(ít':'t ¡Xi L e I t I l .t 14 -LF'++Y= L e ,-._-,_)_1 .) I I ,l ,l 'ì rì Ìl "'.i 14 Lletw= T t ot ldat, _1 - ,rî ¡',4\ ¡;É.; a ç* I t' I t j' I'1.¡.. -'.-- \ --1. t.*',t..?. --:-" #""¿-.- Garfield County (t Communily DeveloPment fÞpartmcnt 1oE tü sÙect, Sulte 4ol Glc¡rwood SPrft¡r, CO 81601 (970194s€212 wnnr.qarfi eld-countv,+m TYPE OFCOI{STßUCNON E New lnstallation :E Alterathn E Repair WASTETYPE Dwelling . E Transier¡t Use t Comm./lnductr¡al tr Non-I)'omestk El Other Desc¡ibe INVOLVED PARTIES j pr'o*tt-gü-Iea TãZfPrsperty Owncr: MailingAddress: Contractor: -Phone: Mailing Addrcss: 'Engfuieer;Phone: ¡ Mailing Address: '1 t I ¡ ONSITE WASTEWATER TREATMENT SYSTËM (owrs) PERMIT APPLICATION A¡sesso¡'s Parccl N Building or Servicc Dísþnce to Ncarãt Commun¡ty Sewer Syslemf W¡s an cffort m¡de to conncct to the Comnrunlty Satlar Systcm:ño FlnalOlspoeal bY AùEorptioll lratch, trd or Plt tr undg¡rcqdO¡t¡rr¡t Aboræ Gtpr¡r¡d Þlspc¡¡d PROJESf NAME AI{D TOCATION Job Address:4 W¡tcr Source & TYPe W.t tr Sprlnt umber: Sr¡b- : ?¡+ tot I -2 tsock ? Type: rn6\q ùq\,o^ :¿tÀ1c tribidroomd - Gerb¡æ 6rindcr- Enpot'.arprrdoo tr tt.ttrxrrtÊf Pmd S¡d Fltcr O¡fi.r tr Sr:rnrqG¡cct E Grtcm --'-! Cglltnut¡¡ìY W.tar Smr tlilna lype of OWTS E v¡utt i tr Y¡utPrfut tr CqnpçlhtToilttS:ptkTent El ArÊt¡ü Plñt tr Chctnk lloiþt llcycÍn¡, Potúl¡Usr lnúr.ret¡oí lqtctRrcrdhrFlr Othcr Pcrcrnt Grurnd 9opCrOUn¿ Con¿¡t¡onS Dçtt to ln 6romd w¡þr t¡Þlc - Eff,ucnt ff! Eñlrpnt bc dltó.ftd t|FtcrÙbbw.tcr¡of ttcStltt?[3 Y¡¡ t] llo c TflRCANON. I hereby rclno¡rledtc have providcd rc¡d ¡nd unde¡st¡nd ths Notite rnd Ccrtifk¡t¡on aboyÊ a¡ well e¡ information whkh is corrcct and accur¡te to the best qf my knotvledg¡. DatCÈlnt ard Sign Êùd Q.tk.¡¿e î',!Ñ*ea$å -$z.-tæ l_____, oFRGTAIUStOrútY Pcín'¡t fcg;#?s.oô Perl Ëca: -û.VH ':$åä.*'l'it * to¡ldln¡ PcrmittùlA ¡ seft¡cfcrmìEgFeçìft3\lsrr¡e D¡ta! I4ltrltþ "w;.''* a STOG DIV:1-'îA DATE IMPROVEMENT LOCATION CERTI FICATE s 895ô'00' W 87-40' w 87.31' FÍT.T.II} REEAR A}¡D CAP UITÌGSS CÍnl€R PROPERTY TESCRIPIìON E S'IERN PORflON 0F LOTS 1 Af,lD 2, BLOCK 3, ELK CÎEE1( DEVELOPMENT, UNIT ONE NEW CAS.TLE, COLORAOO FÍ¡UND REBAR AND CAP 40'60' N z f o Noôô oo =z C) fËrÉ IPÍþ rrl;uo -tn t'- '2b' ôg.re,lctr-* uTE AVE Ì.t{Ðúø'[dDM-d\¡:tOr'$'t"øP =auP{E +ffi t,(9a sq.t,&æ< I HERESY CERTIFY TIIAT THIS ILPRO\'€UENT -Lq)AIION CERnflC^TE WAS paiËìñro -uHoen w DlREcr suP€Fr4goN-FoR-PÉrRoNlLo c¡Rl'ou'- ;liñ'iH'S rs iór ¡ r¡xò-snvw-purr_oR IMPRo/E¡IENT SUfn4Ylt T, Al,¡o ä.üir ri'rS ñOf ro er Èl¡ED iJPoN FoR THE EsT¡EuSHuENT Of FEt-tcE' BulLflNG' on orxrn FLIruRE lrrPBov€t Er{Î LINES. 0'?0' KJ 'ooo + Éd fúî?ß,1trfrÍo rrl 1 2.ı' Gts I LOT 1 1J.3' 15.,r' LOT 2 z('qoN Nobo- * IMPROVEMENT LOCATION CEtrN FrcATE POFTION OF LOTS 1 At\¡D 2' BLOCKS ELK CREEK DEVELOPEMENT, UN]T ONE 5 UTEAVENUE NEWCASTLE, COLORADO L1 2 ECD ILC.DIIVGPFOJ.16073NCA/EMBER 28. æ09 olVÞE CFEEK SlrRl/Ë¡r13RS ÌNC. F¡Ehrt off,l lJrd grYlypr Ls.84505 æ¡¡cdûdoFtGFoß NdcdqCoaqÈ (970187'6-5632 tytq8ã5æ6 DA\m C. NlcHot sol.l {* g.vl {df o{ rrl T I T I qi'-¡ -g*-fil -l-* C -{r-l F1 Z.t'-tao o{ (-).1 Corrnrforo Trt/ Frt lg 5 ulE -Lv ;uL Ð¡t¡s;n¡n Ñ'"-l 'Ni ,i'i";;;i"",;úi; /" 4'¿l*sl/.cô 8/ ø î',V /o ¿tc/tbn o i L.it it . c>, f)ú/ ØLf thÆr"Q^?5 C o ,^o nchn,, -t n¡t N¿*Ces¡ k . t r¿ u { C" r. a(l-,,-¿ Tr'.ìl tU ú tl{,,-c i L; I or^u] i. t;LL' . 'C- icb,*¡ t),Àüç {-o'rn¿u^,'L,*.n-, -fî, ¡\f ø ,'1tL..- -4't -trpi-..) tiiq g )2ö' ú 9 Í'l¿ú¿- y' t{J rÍiL.\-. g rT\ ¿ira( -¿"¿4:t ¿1,,r'/4 tî ,/o.Y.otre tl:-( 2 ¿-! nll + lo'*t ,- ¡ eu, t\ tj StLÉ t ¿' .- he¡-.t-i? f ¿r.^i L. s tl¿ 1& (ir t'L .è J {¿ì I ¡le¡J .-I^*215 C o'* o*YtcV'c 1s T¡ \ {-i tüo 5*7 ILTE, l'-YÉ ßç *,n, t'l¡'L 4(Con*I E.L s8m17 ¿{17û904-1547321Jpc tüþe/mai l.geogle.csn/mdl/u/Off rÈodlSaaac06cbe$-/8c?prciecW= 1 lt1 REQUEST APPLICANT I OWNER REPRESENTATIVE LOCATION Gonzalez Variance Board of Adjustment - March 27 , 2017 , continued from Febru ary 27 ,2017 PROJECT INFORMATION Gonzalez Variance Petronello Gonzalez Ruben Vargas 5 Ute Avenue, Elk Creek Development Approximalely % miles northwest of the Town of New Castle SITF DATA .203-acres Parcel No. 2125-251 -02-001 ACCESS EXIST¡NG ZONING Ute Avenue Residential Mobile Home Park (RMHP) Staff has revised this report based upon a site visit conducted on March 7, 2017, review of supplemental information submitted by the applicant, neighbor signatures of support, and further review of Section 3-202 E. Partially Developed Frontages, of the 2013 Land Use and Development Gode, as amended (LUDC). Answers to the Board of Adjustment questions are located in Section lV. Of this report. All of the additional infomation has resulted in a revised Staff Recommendation to approve the requested front yard variances. I I. PROPOSAL The Applicant owns a .203-acre parcel in the Elk Greek Development northwest of the Town of New Castle, Figure 1. The lot is located at the corner of Ute Avenue and Comanchero Trail. The Garfield Coun$ Land Use and Development Code, as amended (LUDC), Section 3- 2O2 C., states that comer lots shall observe the 25' front yard setbacks along both streets. A garage currently exists on the site and the Applicant recently had e modular home set on the site. The location of the modular unit encroaches on the two required 25 foot front setbacks along Ute Avenue and Comanchero Trail. The encroachment along Ute Avenue is 9.6 feet (property line to edge of llPage EXHIBIT Figure I -Site Location Gonzalez Variance Board of Adjustment - March 27 ,2017 , continued from February 27 , 2017 structure) and the encroachment along Comanchero Trail is 11.7 feet (property line to edge of structure) as shown in the lmprovement Location Certificate, Figure 2. A site visit indicates that the unit is essentially 21' from the edge of Ute Avenue and 19'from the edge of Comanchero Trail as shown in Figure 2, below. IMPROVEM ENT LOCATI ON CE RTIFICATE t Qf Ff¡lfâ ¡úl¡¡ ¡a4 Êü,'¡ç¡3 66rEt I N ì I t * LO'I I t f ¡ i ãl 3l ¡låt â LÞ¿('i g;æ r-"1E ã' I ,t : Ii- I I ! I I I 'I ! --* 1r?.6'¡g E ¡t Ð 3 ci? ,l Èå t ¡ lg I I ! I i i-, EfFPd fÆis t{f't{ Cf Ltrt r ¡r* ¡, ! I Ltf; 0F{ LI]T ?r¡xl t&¡.ú +lþ1{! .-rþ t:,¡' - lif I IE:'drriÈN:lÊs : - ¡¡3rrr-få -7: ¿,:-ð1É fr-:'lr¿.r,:, iliE rif:aÐ ffi cÓiir\ '{r w1 r.r'tEl.J:{r t{tlr4ñ Snrráll-t^: tfriTÍå,¿..ßi îÆi,ffiffi,à'l¿ffiif sffi?i;!. .p iüi ;.'* iá-ra fí Ç¡þ r¡t3¡ tttr-tt€ tjirÊ{{rtfl{t 'r '!xl-r' &rt¡rç' m íF{it rJ-Jl¿ r2folrIlf,f lrçÍ 1 E¡¡l tdt. r i,!49-êllFËåFrærq l'rPñtllF}rlE¡rT lllC nOh CEFF'FIG¡:IE tstitìrtç¡t ôF'-aT8' A¡r¡ ¿ BLÞEI(8 ã-X I;il[fx fIF"ELOFEìI€'{T. UM.T çô¡E E LITE A'JE¡IJE ^rÊ,¿r cAsllå C{tLOR¡\[ro I i ilfiC Eãr- -¡3ãJr=!æ!- -lÆ Í{ahkHbSûô,¡. â!t?.f ñlE ir 3û.!pãJ I t.iclt r-î D¡'3 Figure 2 - lmprovement Location Ceftificete 2lPage Gonzalez Variance Board of Adjustment - March 27,2017, continued from February 27,2017 The site visit was conducted to determine the distance of the modular unit from the edge of the roadway as well as to determine if the location was consistent with the neighborhood. As the photos -below show, the adjacent structures are located close to the edge of the roadway, similarly to the subject site. House A House A House B House B House B House A House B i sr !Lt Photos of the Gonzalez home are shown below: 3lPage Gonzelez Variance Board of Adjustment - March 27,2017 , continued from February 27,2017 II. REFERRAL GOMMENTS Staff referred the application to the following ageneies/County Departments for their review and comment. Comments received are attached as exhibits and incorporated into the memorandum where applicable. 4lPage 1. Road & Bridqe. Exhibit F: Wyatt Keesbery has no issues with the application. Gonzalez Variance Board of Adjustment - March 27,2017, continued from February 27,20'17 Agencies who did not respond to the request for comments include the following: Cãbrado River Fire Rescue, Town of New Caotle, Book Cliff, Mount Sopris & South Side Soil Conservation Distric'te I Variances require that all of the standards be met for a finding of approval Section 4-115 G., Rcvlow Gritcria. The following standards shall be satisfied for approval of a request for variance from specific regulatory provisions of this Code: 1. Special Circumstances or Conditions Exist. One or more of the following circumstanoes or conditions exist with respect to the specific property: a. Exceptional nanowness, shallowness, or shape of the property at the time of the enactment of the regulation in question; Staff Comment The site is a corner lot, 87.31 feet by 120 feet, subject to providlng two 25 foot front setbacks as it fronts on both Ute Avenue and Comanchero Trail. The lot is neither narow, shallow nor inegularly shaped. b. Exceptional topographic conditions of the property; and Staff Comment There are no exceptional topographic conditions on the property. c.Other extraordinary and exceptional situations or conditions of the property. Staff Comment: Several exceptional situations that exist relative to this application. 1) The Elk Greek Development is an older subdivision zoned as Residential Mobile Home Park. As it has built'out it has become apparent that many of the units are not compliant with setbacks and that the roads do not appear to be consistently located in the described ROW. 2) Section 3-202 E. of the LUDC contemplates this exact situation where the 'neighborhood' or'adjacent' units are similarly non- compliant. This code section permits previously constructed buildings not meeting the required front yard setback for the district to average the front yard setback of the adjacent buildings. Staff review of the area setbacks show that the placement of the modular home on the Gonzalez parcel is consistent with the neighborhood. Not a Result of the Actions of Applicant. The special circumstances and conditions have not resulted from any act of the Applicant. 2. SlPage Gonzalez Variance Board of Adjustment - March 27 ,2017 , continued from February 27 ,2017 Staff Commcnt: Thcrc arc epccial circum¡tanccc and conditions that exist within the Elk Creek Development. lt is Staff opinion that the 27 tool by 60 foot modular unit cannot be placed on the site compliant with the setbacks due to existing improvements on the site, Those improvements include a garage/shed and a septic system. 3.Strict Application Consequence. Because of the special circumstances and conditions found pursuant to eection 4-115.C.1., the etrict application of the regulation would result in peculiar and exceptional, practical difficulties to, or exceptional and undue hardship on, the owner of the property. Staff Comment: Strict application of the regulation could result in peculiar and exceptional practical difficulties for the Applicant. The modular unit cannot be moved within the site to allow conformity with the setbacks and not permitting the variance would result in exceptional, practical difficulties as well as exceptional and undue hardship on the owner. 4.Variance is Necessary for Relief. The granting of the variance from the strict application of the provisions set forth in this Code is necessary to relieve the owner of the peculiar and exceptional, practical difficulties or exceptional and undue hardship. Staff Comment: The variance is necessary for relief to allow the modular home to remain on the site. 5.Not Detrimental to the Public Good. Granting the variance will not cause substantial detriment to the public good. Staff Comment: The variance would not cause detriment to the public good 6.Variance Will Not lmpair the County's Zoning. Granting the variance will not substantially impair the intent and purpose of this Code. Staff Comment: Granting the variance would not substantially impair the intent and purpose of the code purpose. tv. ifsêusslorr At the public hearing on February 27, 20'17 the Board of Adjustment continued the public hearing to March 27,2017 so that the Applicant could provide the following information (with staff response in italics): 'l. Determine the septic tank and leachfield location in relation to the modular unit; Staff Comment: The septic tank is læated approximately 5 feet from the home, compliant with separation distance. The leachfreld is located as shown in photos below: 6lPage Gonzalez Variance Board of Adjustment- March 27,2017, continued from February27,2017 2. Determine if the existing septic tank in adequate to serve the 3-bedroom modular unit; Statr Comment: The tank is sufficiently sized to serue a &bedroom home. 3. Determine if the prior home on the lot was non-conforming as far as setbacks; StafÍ Comment: The prior home a 6û square foot structurc that was compliant with the 25' frant setbacks. Photos from the,Assessor's weösrfe are shown below to indicate the size and location of the former strudure. Rear Yard from Comanchero Trail Rear Yard lookinq at Comanchero Trail TlPage -rF f t{ rl r,!\ -- 4t. Gonzalez Variancc Board of AdJustment-March 27,2017, contlnued from February27,2017 ñouse from Ute Avenue t Ë , r't .-rtÉ t#t. Ð..,. Garage from Ute Avenue House frcm Comanchero Trail I '- I.t SlPage ?ç a ¿ I I a ¿>.ö' -¡t 'l¡ '- f, t.. à ef,L Gonzalez Variance Board of Adjustment - March 27 , 2017 , continued from February 27 ,2017 4. Discuss the proposal with neighbors and HOA to get local support for the variance; Staff Comment: The Applicant has submitted twenty-two signafures from the neighbors in support of granting the variance, Exhibit O. 5. Determine if the setbacks of the modular unit are consistent with the neighborhood; Staff Comment: Based upon the photos of the neighborhood taken at the staff sife visit, it does appear that the subject sife sefbacks are consisfent with some of the neighboring properties. 6. Determine the size of unit that could fit on the site compliant with the setbacks; Staff Comment: Staff completed an analysis that appears to indicate that a 1,000 square foot envelope would allconstruction of a home compliantwith the seföacks. 7. Any other information that could be used in support of the request' Staff Comment: The Appticant has indicated to staff that they had planned to purchase a smaller unit when their son was diagnosed with autism. The additional space was deemed necessary to accommodate fhe issues with their son. They purchased the unit from a friend. v. RECOüMENDED FINDINGS 1. That proper notice was provided as required by the Garfield County 2013 Land Use and Development Code; 2. That the review before the Board of Adjustment was extensive and complete, that all pertinent facts, matters and issues were submitted and that adjacent property owners had the ability to be heard regarding this request; 3. That for the above stated and other reasons, the proposed Gonzalez Variance is in the best interest of the health, safety, and welfare of the citizens of Garfield County if recommended conditions of approval are satisfied; 4. That, upon satisfaction of conditions of approval, the application has met the requirements of the Garfield County 2013 Land Use and Development Code, as amended. VI. STAFF RECOi'IIIIENDATION Staff finds the variance criteria has been met and therefore recommends that the Board of Adjustment grant the requested front yard variances from Ute Avenue and Comanchero as shown on the lmpiovement Location Certificate. Staff also recommends that the motion include authorization for the Chair to sign the resolution. VII. BOARD OF ADJUSTMENT DELIBERATION AND DECISION 9lPage Exhibits - Gonzalez Variance Board of Adjustment, March 27 , 2017 , continued from February 27 ,2017 ExhibitExhib¡t Letûer fA to Zl A Proof of Notice with attachments B Garfield Countv 2013 Land Use and Development Code, as amended G Application D Staff Memo E Staff Presentation F Email dated January 23,2017 from Wyatt Keesbery, Road & Bridge G Draft Resolution of Denial H Draft Resolution of Approval I Email dated February 27,2017 from Luke Watkins J Copy of Septic Permit issued Garfield Cou ILC submitted bv Applicant with setback identifiedK L Site photos submitted by the Applicant M Septic Application and site plan N Staff sketches on ILC indicatinq location of footprint compliant with setbacks o Siqned petition of support for granting variance P Photos to indicate sufficient on-site parking o Revised Staff Report R Revised Resolution of approval s Revised Staff Presentation T U V w x Y z R RESOLUTION NO. 02 Series of20l7 A RESOLUTION OF THE BOARD OF ADJUSTMENT OF GARFIELD COUNTY APPROVING A VARIANCE FOR MI¡IIMTJM X'RONT YARD SETBACKS ALONG UTE AVEI\ruE A¡ID COMANCHERO TRAIL FOR A PROPERTY LOCATED AT 5 UTE AYENUE IN ELK CREEK DEVELOPMENT, NORTr{VyEST OF THE TOWIï OF NE}Y CASTLE, GARFIELD COI]NTY PARCEL NO# 2 I 2 5-25 I -02-0 I Recitals A. Petronilo Carmona Gonzalezmade an application to the Board ofAdjushnent of Garfield County, Colorado, (the "Board") requesting the Board graut variances ûom the 2013 Land Use and Development Code, as amended (LUDC), Table 3-207, Zone District Dimensions. B. Petronilo Carmona Gonz.alez is the owner of real property as identified in a Warranty Deed recorded at Reception No. 866820 in the Offrce of the Garfield County Clerk & Recorder, more practically described as 5 Ute Avenue, Portions of Lot I andZ, Block 3, Unit One ofthe Elk Creek Development. C. The subject property is contained within the Residential Mobile Home Park Zone District and issuance of the requested variance will not effect the requirement for the parcel to comply with the remaining zone district standards contained within the LUDC. D. Petronilo Carmona Gorø.alez specifically requests the Board gant variances from the required 25 foot front yard setback along Ute Avenue to allow for an encroachment of 9.6 feet and along Comanchero Trail to allow for art ll .7 feet encroachment into the setback as indicated on the site plan attached as Exhibit A. E. Garfield County is alegal andpolitical subdivision ofthe State of Colorado, forwhichthe Board of County Commissioners is authorized to act. F. The Board of County Commissioners of Garfield County has appointed the Garfield County Board of Adjusünent. H. The Board of Adjustnent conducted a public hearing on February 27,2017, upon the question of whether the requested variance should be approved denie{ or whether any action should be taken on this matter. This public hearing was continued to March 27,2017 so that the Applicant could address issues raised by the Board of Adjustnent. I. The Board of Adjustment conducted a continued public hearing on March 27,2Al7,upon the question of whether the requested variance should be approved, denied, or whether any action I should be taken on this matter. l. Proper posting and public notice were provided as required for the meeting before the Board of Adjustment. 2. The meeting 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 that meeting. 3. For the above stated and other reasons, the proposed Variance has been determined to be in the best interest of the health, safety and welfare of the citizens of Garfield County. 4. The application has met the standards and requirements for Variance pursuant to the 2013LandUse and Development Code, as amended. RESOLUTION NOW THEREFORE' BE IT RESOLYED by the Board of Adjusünent, Gmfield County, Colorado, that: A. The forgoing Recitals are incorporated by this reference as part of the resolution. 1. The Variance from Table 3A01,Zone District Dimensions, 25 foot front setback from Ute Avenue permitting a 9.6 foot encroachment and an 11.7 foot encroachment on Comanchero Trail is hereby approved subject to the compliance with Exhibit A. Dated this - day of A.D.20_ ATTEST:GARFIELD COUNTY BOARD OF ADruSTMENT, GARFIELD COTINTY, COLORADO Secretary to the Board Chairman Upon motion duly made and seconded the foregoing Resolution was adopted by the following vote: ÞD ATì ITìPÏ'ìAN ATDI\/f A'NT Aye ORNay Aye ORNay Aye ORNay Aye ORNay Aye ORNay s'TFPT¡trN A'IUÍI\Í VITTF-T'IJ ÀTIIM ^\f rrìñra r^rtÕËlLip 2 STEVSNpOAT " - , DAT{ML AÞATVÍS Aye ORNay Aye ORNay Aye ORNay Aye ORNay Aye ORNay Aye ORNay 3 IMFROVEMENT LOCAT¡ON CERTIFICATE @--/ M'{II RÊDAß ânlt cAP I'ITIGSS CMTER PIOPERÍY DEgCRIPTION E STEnn P(nnON (F tOlS t áilO 2, ELOCK 3.- EtI( CREEI( DEI'ELOPUEilT. UNTT OilE NEt cASfLE O(}-ORTOO s 8956'00' w 87-{O' w 87Jr' UTE AVE N z E('eltaC' f oo z c)Tmno -l7 t- tËr¿o FED No b. I HEREFT CERÍ|FY 1l{Àr r{ls nFROYEllEtfT ,tq:^!q¡¡ -cElßnncAÏE sAs inlËiñËo-ti¡ËËi rr onecr s,pgnrrlsþN FoR-I'ryìlll¡ c¡Rr{lu. -ï¡äi'iñ5 rs'l¡sr ^ urp-snøv njr,oq $.P-!qEIE{r sLRlEr PuT, qro - -üüi ä'É'Nor TO E ntuËO upo¡ Ffr fHE Esr^EuSxuofi oF ÍEr{cE, ilJll¡|î{G. OR OÎTER FUTI.IRE IIPßO'EIIEilT LII{ES- olr TllE TMUTY 0' sHoril, EXCEFî Z- FfItJl{D REBER./- AIID CAP e0'40 60' PTRCEL Û{NRELY AREåsIHAT Äs EVIDS|CE ffi SlCt{ OF Ailr ilSAlEilt PARCET- ÐrcEpr ^s NofiÐ. 9.I ff¡o =ooc E Lo ffi LOT I r2.G' r3.5 LOT 2 t5-¿t' t Gß , äl z c'c!o f Creek IMPROVEMENT LOCANON CERNHGATE POFmOh¡ OF LOTS I Al.lD 2, BLOCKS ELK CREEK DEVELOPEMENT, UNIT ONE 5 UTEAVENUE NEWCASTLE, COLORADO L1 2ECDLC.üftGPFqt. 1æ73NC'VEMBER29. æ09 DII'I'E CfiCEKSJñìIEIOFS ¡IC.' -= - DAVDc' I.!CTK'I.æN ffiÈrdL-úùtrrrû t¡,,.ttË Hüc-.,Cffi mx .¡. E -{ \A Gonzatez Vari ance Board of Adjustment March 77 , 2017, continued from February 27 , 2017 Project Summary Owner/Applicant Representative Location Legal Description Site Data Access Zoning Variance Request Petronilo Carmona Gonzalez Ruben Vargas Northwest of the Town of New Castte Etk Creek Development, Unit 1, Block 3, Portions of Lots I and 2 .203-acres (approximatety 8,843 square feet) Parcel No. 21 25-251-02-001 Ute Avenue Residentiat Mobite Home Park (R^IlHP) Front Setback atong Comanchero Trail Front Setback along Ute Avenue /\ l¡au i I I ,unI A,tlulll Request Applicant has p[aced a modular home on the site that encroaches the required 25 foot front setback along Comanchero Trail and the required 25 foot front setback atong Ute Avenue. The lot has an existing shed/garage and a septic system that the Appticant states does not allow' for placement of the modutar home in compliance with the required 25 foot setbacks. i I BOA February 27,2017 hearing to March 27 , 2017 . 1. Determine the septic tank and leachfietd location in retation to the modutar unit; The tank is located approximately 5 feet from the home. BOA February 27,2017 z. Determine if the existing septic tank in adequate to serye the 3-bedroom modular unit; Based upon the septic permit issued by Garfietd County the system is sufficient for a 3-bedroom unit. 3. Determine if the prior home on the lot was non-conforming as far as setbacks; The prior home was approximatety 650 square feet and it wâs compliant with the front setbacks. lt appears from photographs that the home was involved in a fire. BOA February 27,2017 4. Discuss the proposal with neighbors and HOA to get [oca[ support for the variance; The Appticant has submitted a petition of adjacent owner signatures who are in favor of granting the variance. s. Determine if the setbacks of the modutar unit are consistent with the neighborhood; The Etk Creek Development contains a variety of actual structure setbacks. Some appear to meet the setback from the road, however the location of the road may or may not be located within the prescribed right-of-way. Other homes are tocated very close to the right-of-way. House A Houee B House A te Subject House A House B Hou¡c B I I BOA February 27,2017 6. Determine the size of unit that coutd fit on the site comptiant with the setbacks; There appears to be an approximately 1,000 square foot, irregutarty shaped area in which a structure coutd fit that would be compliant with the setbacks. LOr ? 12.6 r ati! 6fy N r0' tüiÉr tÊt ¡ n[l.¡*¡ CAP ao' a rco' I5 t Lb'cpe*cus uît Avt Fina1Y üsc*1¡ft6ar Ë^sfE¡i{ FfffÞt f tots ! åo 2,ã"0ı( J.{u( cEû( otullfrãn" u|fr cc{€ç Crglr.å" COL*|ûo c) ËÞzn &f@ f?tn C) -1 Þr r- ): BOA February 27,2017 7. Any other information that could be used in support of the request. The Applicant has made staff aware that they had ptanned to purchase a smatler modutar home but that their autistic son needed space. A friend was selling the modular unit and they purchased it because it was Larger and would be a better fit for their famity, in particular their son. LUDC Section 3-202 E. Partially Developed Frontages. On a vacant lot bordered on 2 sides by previousty constructed buitdings that do not meet the required front yard setback for the district, the required front yard setback for the vacant lot sha[[ be established as the averaged front yard setback of the 2 adjacent buitdings; where a vacant lot is bordered on onty I side by a previousty constructed buitding that does not meet the required front yard setback for the district, the required front yard setback for the vacant lot shall be estabtished as the averaged front yard setback of the adjacent buitding and the minimum front yard setback for the zone district. Code Review Criteria Section 4-11 5 1. Special Circumstances or Conditions Exist. One or more of the following circumstances or conditions exist with respect to the spec¡f¡c property: a. Exceptional narrowness, shallowness, or shape of the property at the time of the enactment of the regulation in question; Staff Comment: The site is a corner lot, 87.31 feet by 120 feet, subject to providing two 25 foot front setbacks as it fronts on both Ute Avenue and Comanchero Trail. The lot is neither narrow, shallow nor irregularly shaped. b. Exceptional topographic conditions of the property; and Staff Comment: There are no exceptional topographic conditions on the property. c.Other efraordinary and exceptional situations or conditions of the property. Staff Comment: Several exceptional situations that exist relative to th¡s application. 1) The Elk Creek Development is an older subdivision zoned as Residential Mobile Home Park. As it has built-out it has become apparent that many of the units are not compliant with setbacks and that the roads do not appear to be consistently located in the described ROW. 2) Section 3-202 E. of the LUDC contemplates this exact situation where the 'neighborhood' or 'adjacent' units are similarly non- compliant. This code section permits previously constructed buildings not meeting the required front yard setback for the district to average the front yard setback of the adjacent buildings. Staff review of the area setbacks show that the placement of the modular home on the Gonzalez parcel is consistent with the neighborhood. Code Review Criteria Section 4-11 5 2.Nol a Result of the Ac{þns of Apdicant. The specbl circr¡mstances and conditions have not resulted ftom eny act ol the Apdicârìt. Staff Gornment ThEre arc special circunrstances ard cortdilbns that exist within the Elk Creek Development. lt b Statr o¡rinion th6t the 27 bot by 60 foot modr.dar unil cannoû be placad on the site compliant with üe setbecks due to exiding irnproæments on ttre site. Thæe inprovenænts Ûndufe a garæe/Ehed and a sa$ic system, Sfict Appl¡cati<¡n Cons€quence. Becar.se d the special circr¡lretancee and condilions found pursuant to sedion 4-i15.C"1., the stfid apPücaliôrl of the regulatbn umuH result in peanliar sd Exceptþnal. pncticaldifficulties to, or exceptional and undue hadship on, tlìe ou,nd of the propeny" Sffi Commenl: Sfirbt applicatim of ttre ngulatirn could result in peculiar and exæptlmal practical difnulties for üe Applicent. The moú¡lar mit cenncil be moved within the dþ to alþrr conhrmi$ wtlh fie s€ûbed€ and not permi[ing the varbnæ r¡puþ resuft in excedi¡nal, praclical diffict¡ltþs as urell æ exceptional and undæ hardship on the ovúner. Vrrirno! þ i'lcccæ¡ry þr Rrllrf. Tþ gnnling of thr vrfirncc frül üa lbtd æpllc¡t¡on of üre provi¡ionr æt fuüì in thh Codc h ncoet¡rry to ¡dlcw the orxrer of tfia peanliar and except'nn¡|, ptncticel dlÍllctllüæ or excaptlonal rnd undue h¡nlahip. St¡fi-Commrft Tlr vsirnca ir nrcarrery br nllaf to ¡ll¡r üp modul¡r honc to rum¡in on thc slta. 3. 4. Code Review Criteria Section 4-11 5 t. 8. Ì.lot D*iment¡al to the Public fud" Grantlng tlrs veri¡noa will not cau¡a gubatantial dstriment to he rublic good. Shfr.Qommant: Tlp varianca upuld not cau¡e ddrimcnt to tlp puilb good. Vaiance W¡ll Not lmpair the Corng'e Zoning. Granting üte varianoe will not g¡bstantialfi impair the intent and purpoeo of this Codo" StEff Cornmarrt Granüng ths verianot wgr¡ld not cubsntially impair he intent and purpose dttþ æde purfs. Staff Recommendation Based upon additional review the request for the variance does appear to meet the required criteria. Staff recommends that the BOA approve the variance, incorporating the required findings and authorizing the Chairman to sign the Resotution of approvat. Findings Proper posting and public notice were provided as required for the meeting before the Board of Adjustment. The meeting before the Board of Adjustment was extensive and comptete, that a[[ pertinent facts, matters and issues were submitted and that att interested parties were heard at that meeting. 7 3 4 For the above stated and other reasons, the determined to be in the best interest of the heal citizens of Garfield County. proposed Variance has been th, safety and wetfare of the The apptication has met the standards and requirements for a Variance pursuant to the 2013 Land Use and Devetopment Code, as amended. Board of Adjustment Deti beration / Decision The Board has the following options regarding the Gonzatez Variance request: 1. Approve the requested Variance and adopt the recommended findings. Authorize the Chairman to sign the resolution of approvat; z. Deny the requested Variance and amend the recommended findings in opposition of the action; 3. Continue the request to a specific date, citing the information or reason for the continuance.