HomeMy WebLinkAbout09/27/2000CITY OF WHEAT RIDGE
BOARD OF ADJUSTMENT
AGENDA
SEPTEMBER 27,2000
Notice is hereby given of a public hearing
► be held before the City of Wheat Ridge Board of
Adjustment • September 27, 2000, at 7:30 p.m., in the City Council chambers of the Municipal
Building, 7500 West 29th Avenue, Wheat Ridge, Colorado.
3. PUBLIC FORUM (This is the time for anyone to speak on any subject not
appearing on the agenda.)
F
B. Case No. WA-00-07: An application filed by Walter Kelleigh for approval of a 10 foot
side yard setback variance from the required 15 foot side yard setback for the purpose of
constructing a detached garage on property located at 6680 West 28th Avenue and zoned
Residential-One (R-1).
C. Case No. WA-00-08: An application filed by Robert Alldredge for approval of a 20 foot
side yard setback variance to the required 30 foot side yard setback for the purpose of
constructing an attached garage on property located at 2890 Lamar Street and zoned
Residential -One (R- 1).
D. Case No. WA-00-09: An application filed by Sandra Thompson for approval of a 27
percent landscape variance to the landscape area requirement of 80 percent living material,
reducing the living materials to 53 percent of the total landscaped area. Said property is
located at 9461 West 37th Place and is zoned Residential-Two (R-2).
•
I
C:\KatJiy,BOAI,Agendas\000927,%vpd
ACTION REQUESTED: 5° height variance to allow a 5" high CMRS tower
LOCATION OF REQUEST: 4056 Youngfield Street
NAME & ADDRESS OF APPLICANT(S): Ralph Walker for Airtouch Cellular
7354 S. Eagle Street
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PRESENT LAND USE:
DATE POSTED: Sept. 13, 2000
DATED LEGAL NOTICES SENT: Sept. 13, 2000
ENTER INTO RECORD:
JURISDICTION:
The property is within the City of Wheat Ridge, and all notification and posting requirements have been
met, therefore, there is jurisdiction to hear this case.
I. REQUEST
'rhe applicant requests approval of a 5' height variance in accordance with Section 5.10,1.(e) of the•City Charter,
This case is being requested in conjunction with Case No. WZ-00-03 which is a request for approval of an
amendment to a Planned Commercial Development final development plan to allow a Commercial Mobile
Radio Service tower and ancillary equipment cabinet at 4056 Youngfield Street. Attached as Exhibit 'A' is a
petition in opposition to the request.
11. CASE HISTORY
Pursuant to Section 26-30(S) of the Wheat Ridge Code of Laws, freestanding CMRS facilities are allowed in
planned development districts only if specifically listed under the allowed uses of the regulating planned
development. CMRS; facilities not specifically listed require an amendment to the underlying final developme
plan. The requested tower is not specifically listed or shown on the development plan. I
The development plan on the property, known as Youngfield Plaza, was approved in 1980. Lot I of the
Youngfield Plaza PCD has on it two office/warehouse buildings containing roughly 130,000 square feet. See
attached Exhibit 'B. The applicant is proposing the 55' high tower at the southwest comer of the property where
there is a substantial slope to get the tower as high in the air as possible. The applicant has pursued other
locations in this 1-70/Youngfield corridor to no avail.
The tower and accessory cabinet box will result in a small reduction in the amount of landscaping on the
property.
A public hearing for Case No. WZ-00-03, the request for final development plan amendment, was held before
Planning Commission • June 15, 2000. A recommendation • denial was given. The applicant has appealed the
denial recommendation
• City Council. The public hearing before City Council is scheduled for September 25,
2000. If the City Council denies the request for plan amendment, the public hearing in front of Board of
Adjustment will not occur. Attached as Exhibit 'C' is a copy of the proposed development plan to be reviewed
by City Council.
I. Can the property in question yield a reasonable return in use, service or income if permitted to be
used only under the conditions allowed by regulation for the district in which it is located?
The property can still be used as an office/warehouse development if the height variance is denied.
However, according to the applicant, the variance is required to allow line of sight visibility from
adjacent cell towers, Denial of the variance would result in the tower not being built.
2. Is the plight of the owner due to unique circumstances?
Circumstances are not unique. The City's height restrictions are applied uniformly throughout the City.
There are other options for the installation of CMRS facilitates including structure-mounts and roof-top
mounts.
3. If the variation were granted, would it alter the essential character of the locality?
The topography of the office park property has a variation of about 40' from the parking lot in front of
the building to the south property line. The site was chosen due to the grade change to get the tower
higher into the air.
S. Would the conditions upon which the petition for a variation is based be applicable, generally, to
the other property within the same zoning classification?
6. Is the purpose of the variation based exclusively upon a desire to make money out of the property
7. Has the alleged difficulty or hardship been created by any person presently having an interest in
the property?
There are other types of installation techniques available to accommodate antennas. The applicant has
indicated that other options in this corridor have been explored with all options unworkable.
8. Would the granting of the variations be detrimental to the public welfare or injurious to other
property or improvements in the neighborhood in which the property is located?
If Mr =T, 417
The existing mature trees will provide a natural buffer.
9. Would the proposed variation impair the adequate supply of light and air to adjacent property or
substantially increase the congestion in the public streets or increase the danger of fire or endanger
the public safety or substantially diminish or impair property values within the neighborhood
Approval of the variance will not result in an accommodation of a person with disabilities.
Staff believes it is the applicant's responsibility to provide the burden of proof as to whether denial of the
variance would result in "an extreme hardship". Staff has concluded that granting of the variance should not
negatively affect light and air to adjacent properties, impact the public streets or prove to be a health risk. There
could be a negative affect on the visual aesthetics of the area if the tower can be seen from the ridge.
If the variance is granted, Staff recommends a condition be added that it will be repealed if the development
plan amendment is not approved by City Council.
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City of Wheat Ridge
Planning and Development Department
Memorandum
TO: Board of Adjustment
FROM: Mary Austin, Planner
SUBJECT: WA-00-09/Thompson
DATE: September 22, 2000 lwlnwmww�
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Per Section 26-6(F)(3) of the Wheat Ridge Code of Laws, posting of the property is required at
least fifteen (15) days prior to a public hearing. The applicant, Sandra Thompson (WA-00-09),
did not meet the posting requirement for the property. Staff recommends a motion of
continuance to the next Board of Adj ustment meeting on Thursday, October 26, 2000.
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