Grand County Board of Adjustment approves reduced front and side setbacks for Scanloch lot after utility hardship debate

The Grand County Board of Adjustment on Feb. 11 approved reduced setbacks for Lot 11 of Scanloch Subdivision, allowing a 20-foot front-yard setback instead of the code’s 30 feet and 7-foot side-yard setbacks on both sides instead of 10 feet.

Planner Hannah Mahorney told the Board the applicants plan to build a 2,471-square-foot residence on a 0.22-acre lot and that staff recommended approval because of “extraordinary and exceptional” conditions: a utility guy wire and anchor on the west side of the lot that staff estimated would cost $130,000 or more to relocate, the lot’s substandard size (platted in 1953), and the ability to preserve a 24-foot rear buffer to protect Granby Reservoir water quality.

The Board’s discussion centered on the tension between those infrastructure constraints and neighborhood impacts. Thomas Johnson said the lot is buildable within the regular setbacks and expressed concern that the proposed home and garage were too large for the site. Neighbors identified as the Vanous family, adjacent property owners since the 1950s, said in public comment they were worried about “vertical view, sunlight obstruction, horizontal view loss and our future property value” and asked for 3D visualizations.

Applicant Mark Strayer argued the situation was a “utility hardship,” saying, “My building envelope is physically locked by a utility guy wire. I cannot shift the house over without moving that wire or triggering a second variance for the front yard.” He added the requested garage depth is needed to accommodate larger vehicles and to preserve an attached home office. Hannah Mahorney confirmed the proposed residence height is 25 feet, below the zoning limit of 40 feet.

The Board initially voted to approve only the front setback and to deny the side setback, but after the applicant’s remarks and further discussion the Board rescinded that motion and approved the 20-foot front setback together with 7-foot side setbacks on both east and west sides. The final motion, made by James Easley and seconded by Sandra Scanlon, passed 2–1 with Johnson opposed.

The approval is subject to standard conditions: the applicant must pay fees associated with public notice and mailings prior to recording a resolution, obtain the variance within one year (or request a one-year extension), ensure all exterior features remain within the approved building area, provide a surveyed setback verification with any building permit application, and submit foundation verification once the foundation is set.