HomeMy WebLinkAbout07.07.2026.boa.agendaBoard of Adjustment Agenda
TUESDAY, JULY 7, 2026, 5:30 PM
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NEW BUSINESS
1. 198 Holland Hills LLC Rear Yard Setback Variance, Joanna Schaffner
MINUTES
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joanna.shaffner@pitkincounty.com
1
May 27, 2026
Pitkin County Board of Adjustment
Pitkin County Community Development Department
530 East Main Street
Aspen, CO 81611
RE: Variance Request – 198 Holland Hills Road
Dear Members of the Board,
We respectfully submit this letter in support of our request for a rear setback variance for the
existing residence located at 198 Holland Hills Road in Pitkin County.
The existing home was legally constructed within the current setback area prior to the adoption
of the current setback requirements. The proposed project consists primarily of remodeling and
improving the existing residence while maintaining the general existing building footprint and
location. The requested variance is necessary because portions of the existing structure
encroach into the required setback area by six feet (30 feet vs the existing 24 feet) at the closest
location.
Strict application of the current rear setback requirements would create an unnecessary
hardship, as compliance would effectively require demolition and complete reconstruction of
substantial portions, if not all, of the existing residence. Requiring the structure to be relocated
outside the current setback would be impractical due to the existing siting, structural
configuration, and associated construction constraints of the property.
The intent of the project is not to intensify or create a new encroachment into the setback, but
rather to improve and modernize an existing home that has long existed in its current location.
Denial of the variance would impose an extraordinary financial and practical burden
disproportionate to any public benefit gained by requiring demolition and reconstruction of the
residence solely to comply with current setback standards.
The requested setback variance pertains to the existing encroachment along the affected
property line(s), as identified in the accompanying site plans and survey materials submitted
with this application. The proposed remodel will substantially improve the residence while
preserving the established development pattern of the neighborhood and minimizing additional
site disturbance.
2
Granting the variance would:
● Allow reasonable use and improvement of an existing residence;
● Avoid unnecessary demolition and environmental impacts associated with complete
reconstruction; and
● Preserve the existing development footprint that has existed on the property for many
years.
We respectfully request the Board’s approval of the setback variance application and appreciate
your consideration of this request.
Please let us know if any additional information or supporting documentation is needed.
Sincerely,
John F. Reilly
198 Holland Hills Road
,Basalt, CO 81611
3
parcel owner_name owner_address1 owner_address2owner_city owner_state owner_zip situs_address
246717402800HOLLAND HILLS COUNTRY TOWNHOMES ASSOCCOMMON AREA COMMON AREABASALT CO 81621 331 HOLLAND HILLS RD
246717402008DIOS PROPERTIES LLC 113 FAIRWAY DR 113 FAIRWAY DR SNOWMASS VILLAGECO 81615 331 HOLLAND HILLS RD #8
246717402005HUGHES MARCUS K & ADRIAN A3909 BRIAR OAK DR 3909 BRIAR OAK DRMOUNTAIN BROOKAL 35243 331 HOLLAND HILLS RD #5
246717402011ADAMS JANE MARIE 331 HOLLAND HILLS RD #11 331 HOLLAND HILLS RD #11BASALTCO 81621 331 HOLLAND HILLS RD #11
246717401006SCHULER R KENT & DELORES MARY417 HOLLAND HILLS RD 417 HOLLAND HILLS RDBASALT CO 81621 417 HOLLAND HILLS RD
246717402006GUNSHOR GEOFFREY B 1153 CUMBERLAND RD NE 1153 CUMBERLAND RD NEATLANTAGA 30306 331 HOLLAND HILLS RD #6
246717402006HALPERN SCOTT A 1153 CUMBERLAND RD NE 1153 CUMBERLAND RD NEATLANTAGA 30306 331 HOLLAND HILLS RD #6
246717401009JOHNSON TODD & PAIGE PO BOX 7946 PO BOX 7946HOUSTON TX 77270 280 HOLLAND HILLS RD
246717401010POSCHMANN JILL D & CRAIG H89 CHARLES ST #2 89 CHARLES ST #2BOSTON MA 02114 220 HOLLAND HILLS RD
246717401008SILVER DOLLAR MANAGEMENT LLCPO BOX 3405 PO BOX 3405BASALT CO 81621 336 HOLLAND HILLS RD
246717402007MARBLE RICHARD SCOTT 560 RIVERSIDE DR #14K 560 RIVERSIDE DR #14KNEW YORK NY 10027 331 HOLLAND HILLS RD #7
246717402007FAIRBANKS KAREN 560 RIVERSIDE DR #14K 560 RIVERSIDE DR #14KNEW YORK NY 10027 331 HOLLAND HILLS RD #7
246717401014KOPP MICHAEL B & RACHEL H142 HOLLAND HILLS RD 142 HOLLAND HILLS RDBASALT CO 81621 142 HOLLAND HILLS RD
246717402002CALM MANAGEMENT LLC 6882 PRESIDENTE DR 6882 PRESIDENTE DRHUNTINGTON BEACHCA 92648 331 HOLLAND HILLS RD #2
246717401040ISBERIAN FAMILY TRUST 300 CODY LN 300 CODY LNBASALT CO 81621 22 BISHOP DR
246717401041SABARESE WILLIAM F 23 HOLLAND HILLS RD 23 HOLLAND HILLS RDBASALT CO 81621 23 HOLLAND HILLS RD
246717401021JOHNSON TODD & PAIGE PO BOX 7946 PO BOX 7946HOUSTON TX 77270 80 BISHOP DR
246720101001COFFEEN COLORADO FAMILY TRUST1408 N RIVERFRONT BLVD #310 1408 N RIVERFRONT BLVD #310DALLASTX 75207 88 HOLLAND HILLS RD
246717401015GARRISON JAMES & KATHERINE FMLY TRST880 6TH ST 880 6TH ST MANHATTAN BEACHCA 90266 112 HOLLAND HILLS RD
246717401011ISBERIAN FAMILY TRUST 300 CODY LN 300 CODY LNBASALT CO 81621 372 HOLLAND HILLS RD
246717401012AXELMAN BART 426 HOLLAND HILLS RD 426 HOLLAND HILLS RDBASALT CO 81621-9214 426 HOLLAND HILLS RD
246717401012BRADLEY ADRIAN PO BOX 12186 PO BOX 12186ASPEN CO 81612 426 HOLLAND HILLS RD
246717401068GEESEN FAMILY TRUST 6316 CHELSEA CT 6316 CHELSEA CTAGOURA HILLSCA 91301 512 HOLLAND HILLS RD
246717402009VERDUZCO RAMON 480 PINION PT 480 PINION PTGLENWOOD SPRINGSCO 816019697 331 HOLLAND HILLS RD #9
246717402009ROMERO HILDA G PO BOX 28428 PO BOX 28428EL JEBEL CO 81623 331 HOLLAND HILLS RD #9
246717402010BIRKHOLZ NANCY 331 HOLLAND HILLS RD #10 331 HOLLAND HILLS RD #10BASALTCO 81621-9298 331 HOLLAND HILLS RD #10
246717401007VAGNEUR CALVIN PO BOX 1055 PO BOX 1055BASALT CO 81621 369 HOLLAND HILLS RD
246717401820BASALT COMMUNITY UNITED METHODISTPO BOX 1159 PO BOX 1159BASALT CO 81621 167 HOLLAND HILLS RD
246717402004ASPEN VALLEY HOSPITAL DISTRICT0401 CASTLE CREEK RD 0401 CASTLE CREEK RDASPEN CO 81611 331 HOLLAND HILLS RD #4
246717402003POPINCHALK JOSEPH PO BOX 244 PO BOX 244 SNOWMASS CO 81654 331 HOLLAND HILLS RD #3
246717402012WADE MAILE A 140 PITKIN MESA DR 140 PITKIN MESA DRASPEN CO 816111075 331 HOLLAND HILLS RD #12
246717401005MOODY BRETT C TRUST 9655 KARY FRWY #600 9655 KARY FRWY #600HOUSTON TX 77024 465 HOLLAND HILLS RD
246717401042BOWLBY CHARLOTTE S PO BOX 4404 PO BOX 4404BASALT CO 816214404 29 HOLLAND HILLS RD
246717402001ANGLIN BRONWYN H 331 HOLLAND HILLS RD #1 331 HOLLAND HILLS RD #1BASALTCO 81621 331 HOLLAND HILLS RD #1
246717401022SILVER JULIE 67 BISHOP DR 67 BISHOP DRBASALT CO 81621 67 BISHOP DR
4
331 HOLLAND HILLS RD #8
331 HOLLAND HILLS RD #5
331 HOLLAND HILLS RD #11
331 HOLLAND HILLS RD #6
331 HOLLAND HILLS RD #6
331 HOLLAND HILLS RD #7
331 HOLLAND HILLS RD #7
331 HOLLAND HILLS RD #2
331 HOLLAND HILLS RD #9
331 HOLLAND HILLS RD #9
331 HOLLAND HILLS RD #10
331 HOLLAND HILLS RD #4
331 HOLLAND HILLS RD #3
331 HOLLAND HILLS RD #12
331 HOLLAND HILLS RD #1
5
6
DESCRIPTIONDATEMARK
AS-02
ARCHITECTURAL
SITE AND
GRADING PLAN
Da
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5/
2
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3
65 North 4th Street, Suite 5
Carbondale, CO 81623
tel. 970.963.6689
www.greenlinearchitects.com
19
8
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Please Recycle!
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19
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,
4.22.2026 SCHEMATIC DESIGN 1
4.27.2026 SCHEMATIC DESIGN 2
5.5.2026 SCHEMATIC DESIGN 3
5.11.2026 NEW COVER SHEET- EX. VS. NEW
5.20.2026 far & grading
(N
4
3
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4
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9
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(N54°26'16"W)
N54°20'14"W 90.11'
R=1169.95'
(L=204.75')
L=204.29'
LOT 19
S45°39'35"E 289.51'
S4
2
°06
'
0
2
"
W
1
2
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8
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HOLLAND HILLS ROAD N
1/4":12"
30
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15'-0"side setback
15'-0"SIDE setback
30
'
-
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15
'
-
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24
'
-
0
7/
8
"
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'
-
0
"
100' = 6797'
T.O.F.F.
6796'-11 1/2"
T.O. CONC. @ PATIO
108' = 6808
T.O.F.F.
wood rail fence
DIRT TRAIL
EXISTING TREES TO BE REMOVED
PLANTING BED
existing driveway,
dashed
existing house,
dashed
EXISTING TREE
TO BE REMOVED
CONC. retaining wall
W/ STONE VENEER
10%
68
0
5
680
0
6795
6785
6780
6790
67
9
0
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6807'-11 1/2"
T.O. CONC.
6796'-11 1/2"
T.O. CONC. @ GARAGE
SCALE: 1" = 10'
1 ARCHITECTURAL SITE PLAN AND GRADING PLAN
0 5'10'20'
note: 100'-0" bldg elev. = 6797'-0" site elev.
7
DESCRIPTIONDATEMARK
A-201
EXTERIOR
ELEVATIONS
Date Printed: 5/27/26 198 HOLLAND HILLS ROAD 3
65 North 4th Street, Suite 5
Carbondale, CO 81623
tel. 970.963.6689
www.greenlinearchitects.com
198 Holland Hills
Please Recycle!
Basalt, CO 81621
N O T F O R C O N S T R U C T I O N
198 Holland Hills Rd,
4.22.2026 SCHEMATIC DESIGN 1
4.27.2026 SCHEMATIC DESIGN 2
5.5.2026 SCHEMATIC DESIGN 3
5.11.2026 NEW COVER SHEET- EX. VS. NEW
5.20.2026 far & grading
5.27.2026 WDWS & DOORS
existing roof line, dashed
100'-0"
LOWER LEVEL
T.O. F.F.
111'-0"
UPPER LEVEL
T.O.F.F.
100'-0"
LOWER LEVEL
T.O. F.F.
111'-0"
UPPER LEVEL
T.O.F.F.
existing roof line, dashed
100'-0"
LOWER LEVEL T.O. F.F.
111'-0"
UPPER LEVEL T.O.F.F.
100'-0"
LOWER LEVEL T.O. F.F.
111'-0"
UPPER LEVEL T.O.F.F.
SCALE: 1/4" = 1'-0"
1 SOUTH ELEVATION
0 2'4'8'
SCALE: 1/4" = 1'-0"
2 WEST ELEVATION
0 2'4'8'
8
DESCRIPTIONDATEMARK
A-202
EXTERIOR
ELEVATIONS
Date Printed: 5/27/26 198 HOLLAND HILLS ROAD 3
65 North 4th Street, Suite 5
Carbondale, CO 81623
tel. 970.963.6689
www.greenlinearchitects.com
198 Holland Hills
Please Recycle!
Basalt, CO 81621
N O T F O R C O N S T R U C T I O N
198 Holland Hills Rd,
4.22.2026 SCHEMATIC DESIGN 1
4.27.2026 SCHEMATIC DESIGN 2
5.5.2026 SCHEMATIC DESIGN 3
5.11.2026 NEW COVER SHEET- EX. VS. NEW
5.20.2026 far & grading
5.27.2026 WDWS & DOORS
existing roof line, dashed
100'-0"
LOWER LEVEL
T.O. F.F.
111'-0"
UPPER LEVEL
T.O.F.F.
100'-0"
LOWER LEVEL
T.O. F.F.
111'-0"
UPPER LEVEL
T.O.F.F.
existing roof line, dashed
100'-0"
LOWER LEVEL T.O. F.F.
111'-0"
UPPER LEVEL T.O.F.F.
100'-0"
LOWER LEVEL T.O. F.F.
111'-0"
UPPER LEVEL T.O.F.F.
SCALE: 1/4" = 1'-0"
1 NORTH ELEVATION
0 2'4'8'
SCALE: 1/4" = 1'-0"
2 EAST ELEVATION
0 2'4'8'
9
MEMORANDUM
TO: Pitkin County Board of Adjustment
THRU: Suzanne Wolff, Community Development Director
FROM: Joanna S. Schaffner, Senior Planner
MEETING DATE: July 7, 2026
SUBJECT: Resolution of the Board of Adjustment of Pitkin County, Colorado
Granting Approval of Rear Yard Setback Variance to raise the roof on an
existing residence for 198 Holland Hills, LLC on Lot 19, Holland Hills
Subdivision
(BOA 02-2026)
=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-
SUMMARY: The Applicant requests Setback Variances where 30’ is required to place a roof
over a patio, and to raise the roof of an existing residence located partially within the setback.
The Applicant claims existing conditions as a hardship.
APPLICANT: 198 Holland Hills, LLC
LOCATION: Lot 19, Holland Hills Subdivision. AKA 198 Holland Hills Road, Basalt, CO.
The Parcel ID number is 246717401013.
ZONING: Lot 19 contains .84 acres and is non-conforming in size for the AR-10 zone district,
which requires 10 acres.
BACKGROUND: The existing residence received a Certificate of Occupancy in 1977. At the
time, the property was zoned AF-2, which required a minimum of two acres and a 20’ Rear Yard
setback. The property was non-conforming in size in that it did not contain a minimum of two
acres. Though the house complied with a 20’ setback requirement at the time of its construction,
the property has since been downzoned, the rear yard setback requirement was increased from
20’ to 30’, and the house now lies partially within the required 30’ setback. The house is
considered legal, non-conforming in relation to the existing setback encroachment.
CURRENT REQUEST: The Applicant is requesting a 15’ Rear Yard setback variance where
30’ is required to place a roof over a patio, and a 6’ variance to raise the roof of the existing
residence located partially within the setback due to existing conditions.
STAFF ANALYSIS: The property is non-conforming in size in this ten acre zone district. The
proposed roof heights will comply with all county Building Height requirements and regulations.
A Height variance is not being sought. The new proposed roof will not break the skyline as
viewed from Highway 82. Staff is supportive of updating the roof profile of the residence and
the request for a variance to do so is minimal. Staff is not supportive of the roof proposed over
the patio as an additional encroachment into the setback, as the Applicant knew the house was
located within the setback at the time of purchase and should have had no expectation of
expansion into that area.
10
The house is located on a platted, subdivided lot and avoids all “Areas of Constraint” addressed
in Chapter 7 of the Pitkin County land use code, with the exception of Scenic Review. The
existing residence is visible from State Highway 82 but the site is located more than 200’ from
the highway. No land use approval has yet been granted for the proposed work, but conditions
related to mitigating scenic impacts will be addressed in the land use approval.
PROCESS/REVIEW CRITERIA: This review is to determine whether a hardship(s) exists
which warrants a variance(s) from the Rear Yard setback requirements of a .84 acre lot in the
AR-10 zone district. Possible hardships the Board may consider are identified in Section 2-40-
110(b) of the county’s Land Use Code, which states:
“Where, by reason of unusual narrowness, shallowness, or shape of a specific piece of property
at the time of the enactment of the regulation, or by reason of unusual topographic conditions or
other situation or condition of such piece of property, the strict application of the height or yard
and road setback regulations of this Land Use Code would result in peculiar practical difficulties
to, or undue hardship upon, the owner of such property, and the granting of relief from the strict
application of the Land Use Code will not cause substantial detriment to the public good and will
not substantially impair the intent and purpose of the Pitkin County Comprehensive Plan and this
Land Use Code.”
HARDSHIP: The Applicant cites existing conditions as a hardship, and Staff also supports a
consideration of a downzoning hardship. A portion of the existing house is legally located within
the required 30’ rear yard setback. The house is considered legal, non-conforming with regard to
this existing setback encroachment.
RECOMMENDATION: Staff does not support the Applicant’s request for a 15’ Rear Yard
setback variance for a roof over a patio. Staff does support a 6’ setback variance where 30’ is
required to raise the roof of the existing residence partially located within the setback, as shown
on the plans submitted in the application, due to existing conditions and downzoning hardships.
ATTACHMENT:
BoA Resolution 02-2026
11
RESOLUTION OF THE PITKIN COUNTY, COLORADO
BOARD OF ADJUSTMENT
GRANTING APPROVAL FOR THE 198 HOLLAND HILLS, LLC
7’ FOOT REAR YARD SETBACK VARIANCE TO RAISE THE EXISTING SFR ROOF,
AND DENYING A 15’ REAR YARD SETBACK VARIANCE FOR A PATIO ROOF
Resolution No. 02-2026
WHEREAS, 198 Holland Hills, LLC, owner of 198 Holland Hills Road, Basalt, CO is requesting a
15 foot Rear Yard Setback Variance to place a roof over a patio, and a 7’ Rear Yard Setback
Variance to raise the roof of an existing single-family residence partially located within the required
30’ Rear Yard Setback; and
WHEREAS, the lot is referred to as Lot 19, Holland Hills Subdivision; and
WHEREAS, the lot contains .84 acres and is non-conforming in the AR-10 Zone District; and
WHEREAS, the Board of Adjustment is vested with the power to grant or deny such variances by
virtue of Section 2-10-30(d) of the Pitkin County Land Use Code; and,
WHEREAS, based on the evidence presented, the Board of Adjustment makes the following
findings:
1. Proper notice procedures, including the notification of all adjoining property owners, have been
shown by the applicant.
2. The required hardship or practical difficulty has been established to raise the roof and has not
been demonstrated for the patio roof.
3. Granting such relief will not cause substantial detriment to the public good and will not
substantially impair the intent and purpose of Pitkin County’s Comprehensive Plan, and the
Pitkin County Land Use Code.
NOW, THEREFORE, BE IT RESOLVED by the Board of Adjustment that a 15 foot Rear Yard
Setback variance for a patio roof be denied due to lack of demonstrated hardship, and to grant a 7
foot Rear Yard Setback variance to raise the roof as indicated in the application for a single family
residence located partially within the setback, due to existing conditions and downzoning hardships.
WARNING: Any violation of the terms of this resolution may result in rehearing and possible
revocation.
The Resolution was adopted by vote of the Board of Adjustment of the County of Pitkin, State of
Colorado.
DATED: July 7, 2026
ATTEST:
________________________________________________
Joanna S. Schaffner, Date Rick Head, Date
Pitkin County Sr. Planner Chair, Board of Adjustment
Parcel ID# 246717401013
12
Proj ec t/Ca se #
PBOA.148 0.2026
Address:Parc el Number(s):
198 HOL L AND HILLS R D, PITKIN COUNTY, CO 81 621 24 671 740 1013
BOARD OF ADJUST MENT APPLICAT ION
530 E Main St, Suite 205 Aspen, C O 81611
OFFICE PHONE 970-920-5526 http://w w w .pitkincounty.com
PROJEC T NAME : 198 Holland Hills LL C Rear Y ard S etback Variance
OWNER
OWNER INFORMA TION #1 Is the Pr operty ow ned by an Entity ? (e.g. LLC , Trust, etc .)No Yes
Par cel Number:246717401013
Ow ner Name:198 HOLLAND HILLS LLC
Address:13 PINE RID GE RD BAS ALT, CO 81621
Legal Description:Subdivision: HOL LAND HIL LS AT BAS ALT L ot: 19
Authorized Individual f or the Ow nership Entity (per Statement of Authority )
Authorized A gent Name:Mike Ca rnes
Address:PO Bo 460334 Glendale, CO 80246
APPLICANT
The applicant is w hoever is off ic ially requesting the land use review . T his may be the property ow ner, but can be another individual/entity authorized by
the Owner. For example:
A buyer under c ontract exploring development options
A tenant/lessee applying for development or change of use approval
I MPORT ANT : I f Multiple Ow ners are listed above Select No and enter the primary applicant's contact inf ormation below.
I s the property ow ner requesting the review?Y es No
APPLICANT REPRESENTATIVE
The primary contact & pers on submitting the application.
First Name
Mike
Last Name
Carnes
Company Name
Reilly co
Email
mike@reillyco.com
Phone Number
7203088239
S treet Addres s
411 Meadow Ct
City
Basalt
S tate
Col ora do
Zip
81621
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13
Boa rd of Adjustment App Form
Lis t of Relev ant Land U s e A pprov als (Though not required, we strongly suggest that all required land use approvals be obtained before submitting an application
to the Board of Adjustment)
There are no other required land use approvals associated with the project except the HOA which we are in the process of
getting approval.
Des c r iption of w hy a V ariance is Neces s ary
The existing residence wa s constructed in 1977, and a rear corner of the structure extends a f ew feet into the current rear setback. The
proposed project is primarily a remodel and improvement of the existing home. Beca use a portion of the structure already encroaches
into the setback, strict compliance with the current setback requirements would effectively require demolition and relocation of the
entire residence. Relocating the home would create an extraordinary financial burden.
What is the Hards hip?
If Road Setback selected th en requ ired u pload is surv ey show ing distan ce from the proposed develop ment to
th e right-of-way.
If Yard Setback selected th en requ ired u pload is surv ey show in g distance from the proposed development to lot
lin es.
If Sign s selected then the requ ired u pload is a survey sh owin g location of all existing and proposed
identification signs located on -site.
If Heigh t Variance selected then required u pload is 2’ topographic surv ey and sections sh owin g natural an d
proposed grades th rou gh the area of dev elopm en t and as related to th e heights of prop osed retain in g walls.
Ya rd
Setbacks -
Rear Y ard
Setback
Va riance
Lot Siz e
38064
Z one District
AR-10
Section C ode
S ection 17
township
8 south
range 86
W
x
14