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PZB recommends approval of Hancock Street addition in Silver Plume, contingent on historic materials; height variance required
Summary
The Planning and Zoning Board recommended that the Board of Trustees approve a development plan to expand a home at 425 Hancock Street, finding the addition does not encroach into the floodway but noting the proposed height exceeds residential limits and requires a variance; approval was made contingent on using materials that meet the town's historic-building code.
The Silver Plume Planning and Zoning Board on Aug. 5 recommended that the Board of Trustees approve a development plan to expand a single-family home at 425 Hancock Street, with the condition that the applicant use materials that comply with the town's historic-building standards and that the project obtain a height variance from the Board of Adjustments.
The applicant, Nick Reckman, who attended the hearing by Zoom, said the project would convert an existing one-bedroom and add a rear addition to create a three-bedroom home. "I've got 3 small kids and 650 square feet, throwing 3 kids in in one bedroom just isn't cutting it," Reckman told the board, summarizing the family's need for the expansion.
Board members reviewed compliance items on the town's development checklist. Several dimensional standards — front, rear and side setbacks — were found to remain compliant with the submitted plan. The board flagged building height as noncompliant with the residential standard and advised the applicant to seek a variance. Floodplain concerns were a central focus: the board cited an engineer's report concluding the addition does not encroach into the floodway, and Floodplain Administrator Randal "Mac" McDonald confirmed the technical review, providing a measurement during the hearing: "based on this figure, 36 point 36 feet 9 inches." McDonald also noted that FEMA approvals had been obtained for aspects of the proposed work.
Mark Basham, who chaired the hearing in the absence of Chairman Chris Frey, summarized the board's reading of staff and engineering materials and said the proposed work "is not in the flood way" and that the engineer's report addressed anchoring, flood-resistant construction methods and vents in the foundation to allow water passage.
A resident in the audience, Martin Gitlin, offered public comment in support of the Reckman family, calling them "a delightful family" and noting their community involvement. Reckman thanked the attendee for his support.
On the issue of historic compatibility, board member Lisa Rae said final approval should be conditional on materials meeting the historic code and asked that the Board of Trustees confirmation include that requirement. Basham moved to recommend approval "contingent on the building materials satisfy the historic codes," and Lisa Rae moved the motion. The transcript does not record the name of the second for the motion; John Busenitz was recorded voting "Aye," and the chair indicated the recommendation would be forwarded to the Board of Trustees.
Town Clerk Chelsea Nihiser advised the applicant on next steps for the height variance: the Board of Adjustments will review variances in a public hearing, following the same public-notice protocol used for the PZB hearing. She instructed the applicant to submit a written letter requesting the variance describing why the project does not meet the code (for example, stating the building height difference from the code). "The Board of Adjustments . . . will review variances, which are exceptions to the land use code," Nihiser said, explaining notice and application requirements.
The PZB's recommendation will go to the Board of Trustees for final action; the applicant was told staff will try to coordinate the Board of Adjustments and Trustees hearings to limit scheduling delay. The hearing adjourned at 8:09 p.m.
