HomeMy WebLinkAboutWA-12-08— NI City of
Wh6at ' id l e g
COMMUNiTy DEVELOPMIN�T
City of Wheat Ridge Municipal Building 7500 W. 29 Ave. Wheat Ridge, CO 80033-8001 P: 303-235.2846 F: 301235.2857
May 30, 2012
"I Ii - 11 1 , • I I 1 1 1 TEN your
request for a 7-1/2 foot variance from the 15-foot side yard setback requirement resulting in a 7-
1/2 foot side yard setback on property zoned Residential-One (R-1) and located at 4090 Field
Drive for the following reasons:
With the following conditions:
I . Design and construction of the addition will be generally consistent with Exhibit 3 subject to
staff review and approval through review of a building permit.
2. The applicant shall submit a landscape plan working cooperatively with city staff to have an
approved plan which will serve as a buffer to the neighbors to the west based on testimony
heard during the meeting.
www.ci.wheatridge.coms
William L. Rickman
Page 2
May 30, 2012
it
*1 Me Wale it 7737 gxamea, J A
2012, unless a building permit has been obtained.
Please feel free to contact me at (303) 235-2846 if you have any questions.
Sincerely,
Kathy Fieli
Administrative Assistant
OMMIONEMS
WAl208.doc
'CERTIFICATE OF RESOLUTION
I I i
1, WOMM V 1110
WHEREAS, application Case No. WA- 12-08 was not eligible for administrative reviel
and
3. The proposed investment is consistent with the Neighborhood Revitalizati
Strategy and other documents supported • the city that encourage propertl
improvements.
4. The unusual location of the home in the western comer of the lot reduces viable
alternatives.
5. The request would not be detrimental to public safety or welfare.
6. The request is consistent with the existing conditions in the surrounding area a,
several R- I properties in the area have pnmary or accessory structures that
encroach into side yard setbacks.
Board of adjustment
Resolution No. WA-12-08
Page 2 of 2
7. Staff noted that 13 properties in the area have encroachments, 8 of which have
some record of a variance or administrative review.
8. Some other alternative proposals would actually be detrimental to the propel
itself and to adjacent properties.
Design and construction of the addition will be generally consistent with Exhibit 3
subject to staff review and approval through review of a building permit.
2. The applicant shall submit a landscape plan working cooperatively with city staff
to have an approved plan which will serve as a buffer to the neighbors to the west
based on testimony heard during the meeting.
VOTE: YES: BANGRART, BELL, GRIEGO, HOVLAND, PAGE,
REDDON, WALTER
NO: ABBOTT
DISPOSITION: A request for approval of a 7-1/2 foot variance from the 15-foot side
yard setback requirement resulting in a 7-1/2 foot side yard setback on property zoned
Residential-One was APPROVED.
Ann Lazzeri, Secret y
Board of Adjustment
11
, HON.,
L"INUMIQ 'Flo, 4
2. ROLL CALL
Board Members Present:
M
Alternates Present:
3. PUBL"1
the age
No one
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RM
A. Case TIo. WA-12-08: An application filed by William L. Rickman for approval
of a 7-1/2 foot variance from the 15-foot side yard setback requirement resulting
in a 7-1/2 foot side yard setback on property zoned Residential-One (R-1) and
located at 4090 Field Drive.
Board of Adjustment Minutes - I -- May 24, 2012
interest that would prevent him from hearing the case. He stated that he has had no
conversations with the neighbors regarding this case.
there were eight.
0
Mr. Rickman stated that the garage
ised concern that raising the proposed garage to be
•
k ,
Board Member HEDDEN asked if the addition would necessitate the removal of mature
trees. Mr. Rickman stated that a mature tree may need to be removed but would be
replaced. He also commented that with the exception of one bush, all other large mature
foliage belongs to the adjacent property.
Board of Adjustment Minutes - 2 — May 2 4, 2012
I Q
that concerns seem to revolve around the elevation of the
•
wall. He stated that, he believed his idea takes less of a
• physical presence from Field Street. He commented that a
WAM"W IIIN
In response to a question from Board Member BELL, Mr. Rickman stated that he would
be willing to provide a landscape plan to the city.
if - orfi'Clo, WVS � I en Itp WIM
types of windows that would enhance the appearance while providing the security Mr.
Rickman needs for his cars.
Board of Adjustment Minutes -3— May 24, 201 2
'VIM$
the following resolution was stated:
WHEREAS, application Case No. WA-12-08
review, and
WHEREAS, the property has been
welfare and without substantially
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to the public
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#5�d of Adjustment Case No. WA-
Board of Adjustment Minutes -4— May 24, 2012
With the following conditions:
Board Member HOVLAND commented he believes itis, important that the proposal is
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the garage itself
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Th� inoltial. r ,will
Chair
expres
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Board Member PAGE reminded Board members about supporting a banner at the
Carnation Festival.
Board of Adjustment Minutes - 5 — May 24, 2012
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A. Approval of Minutes — April 26, 2012 — It was moved by Board Member
HOVLAND and seconded by Board Member BELL to approve the minutes
as written. The motion passed unanimously.
B. Meredith Reckert encouraged Board members to visit the 3 8 0 ' Avenue project.
Tom Abbott, Chair
Ann Lazzed,
Board of Adjustment Minutes -6— May 4, 2012
PIBLIC HEARING ROSTER
CITY OF WHEAT RIDGE BOARD OF ADJUSTMEN
May 24, 2012 1
Case No. WA-12-08: An application filed by William L. Rickman for approval of a 7 112 foot variance
from the 15 foot side yard setback requirement resulting in a 7 112 foot side yard setback on property
zoned Residential-One (R-1) and located at 4090 Field Drive.
(Please print)
Name
Address In Favor/Opposed
Var
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City of
Wheat �dge
CITY OF WHEAT RIDGE
PLANNING DIVISION STAFF REPORT
TO:
Board of Adjustment MEETING DATE: May 24, 2012
CASE MANAGER:
Lauren Mikulak
CASE NO. & NAME:
WA -12 -08 / Rickman
ACTION REQUESTED:
Approval of a 7 '/s -foot variance from the 15 -foot side yard setback requirement
for property located at 4090 Field Drive and zoned Residential -One (R -1)
LOCATION OF REQUEST:
4090 Field Drive
APPLICANT (S):
Bill Rickman
OWNER (S):
John Ziska
APPROXIMATE AREA:
18,125 square feet
PRESENT ZONING:
Residential -One (R -1)
PRESENT LAND USE:
Single Family Residential
ENTER INTO RECORD:
(X) CASE FILE & PACKET
MATERIALS (X) DIGITAL PRESENTATION
(X) ZONING ORDINANCE
Location Map
Site
Board ofAdjustment
Case No. WA -12 -08 / Rickman
JURISDICTION:
All notification and posting requirements have been met, therefore, there is jurisdiction to hear this
case.
I. REQUEST
The applicant is requesting approval of a 7 1 /2-foot (50%) variance from the 15-foot side yard setback
requirement, resulting in a 7 '/. side setback. The purpose of this variance is to allow for an
addition with an attached garage on property at 4090 Field Drive.
Section 26-115.0 (Variances and Waivers) of the Wheat Ridge City Code empowers the Director of
Community Development to decide upon applications for a variance from the strict application of the
zoning code, if the variance request is not in excess of fifty (50) percent of development and if no
objections are received during the public notification period.
The applicant was denied administrative approval by the Director of Community Development because
an objection was received during the public notification period. Therefore, the Board of Adjustment is
empowered to hear and decide upon the variance request at a public hearing.
11. CASE ANALYSIS
The applicant, Bill Rickman, is requesting the variance as a prospective purchaser of the property. The
current owner has authorized the request, and the applicant is under contract to purchase the home
dependent on the outcome of the variance request.
The applicant is requesting a 7.5-foot (50%) variance from the 15-foot side setback requirement to
accommodate an addition that would be about 800 square feet in size and would include an attached
two-car garage. The property is currently for sale, and the applicant is tinder contract to purchase the
lot, but requires the additional garage space to accommodate two classic cars.
The addition is proposed to be located adjacent and perpendicular to the existing attached garage. This
would allow the applicant to continue using the existing driveway. This configuration would also
allow the design to continue the existing roofline such that the addition is aesthetically cohesive with
the rest of the home
It may be possible to construct additional garage space without a variance, but the alternatives are less
desirable Ior several reasons. Given the size of the property, one alternative would be to construct a
garage on the east side of the property. There are currently no accessory structures, so the applicants
could construct a 1000-square foot detached garage.
Board of Adjusltneni
Case No, HA-12-08 Rickman
This option could have significantly more impact, however, than the proposed configuration. A
detached garage would result in a second driveway. The zoning code Would require a horseshoe drive,
and the additional paved area could negatively impact the aesthetics of the property due to the large
amount of hard surfacing in the front yard. This alternative would also consume a significant portion
of the useable yard space and may require the removal of mature trees. A garage on the east side of the
property could be located at the 30-foot front setback which would be significantly closer to the street
than the home is currently located.
A detached structure on the east side may also result in the new garage doors facing Field Street and
visually dominating the f4ade of the home. The applicants have proposed the new doors to be
perpendicular to the home precisely to avoid this effect.
A second alternative would be to extend the depth of the existing garage. The additional space is being
requested to store vintage vehicles that do not require frequent access or use. This would avoid the
visual impact of new garage doors, but it is not a viable option because there is not enough space
between the home and rear property line. The existing garage is only 24 feet deep and is located at the
back of the lot only 15 feet from the rear property line—this is the minimum setback required in R -
The variance would result in a 7 V.-foot side yard setback, and the proposed single-family home would
meet all other development standards including maximum lot coverage. The following table compares
the required R-1 development standards with the actual and proposed conditions:
R-I Lei:elcr rrraenl.�Ian(lyr(ls.
__ - - 1 ------------------
Required
Actual
Lot Area
12,500 square feet (man)
18, 125 square feet
Lot Width
100 feet (min)
150 feet
Home uVAtMilion.
Required
PrOpOsed
BuildillIg Coverage
25% (max)
18.6%
Height
3 5 feet (max)
1 5 feet
front Setback (north)
30 feet (min)
±50 feet
- Rear Setback (south)
15 feet (min)
1 5 feet
Setback Sn���
15 feet (min)
7 V2 feet
- Side
- Side Setback (east)
15 feet (min)
38 feet
This variance request began as an administrative application. During the required 1 0 -day public
notification period, two neighbors inquired as to the nature of the request but stated o obje ction . A
written objection was received from the property owner at 4070 Field Drive iiii
in addition, that property owner collected signatures from 12 other neighbors. None of
these neighbors have independently contacted staff regarding the variance request.
Board elf Adjuslment
Case No. IIA-12-08, Rickman
The 15-day public notification period for the public hearing is currently in progress. As of
May 16. 2012 no additional objections or inquiries have been received.
111. VARIANCE CRITERIA
The Board of Adjustment shall base its decision in consideration of the extent to which the applicant
demonstrates that a majority of the - criteria for review" listed in Section 26-115.0.4 of the City Code
have been met. The dicant has provided an analysis of the application's compliance with the
variance criteria Staff provides the
following review and analysis.
1. The property in question would not 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.
If the request were denied, the property would continue to yield a reasonable return in use. The
property would continue to function as a single-family residence, regardless of the outcome of
the variance request.
Staff finds this criterion has not been met.
2. The variance would not alter the essential character of the locality.
The variance is not likely to alter the character of the locality. The applicants have expressed
that they are requesting the variance in order to provide the most aesthetically appealing and
least impactful end product, The addition is proposed to be about 50 feet from the front
property line, and mature landscaping provides a visual buffer from the nearest home to the
west. The addition will be designed to complement the house; the garage will extend the
existing roofline and the new garage doors will be perpendicular to Field Drive.
As described above, a detached garage on the east side of the property could be constructed
without a variance, but this alternative is more likely to negatively impact the character of the
neighborhood -- -it would result in more hard surfacing in the front yard, closer proximity to the
street, garage doors that are more visible from the street, and the possible removal of mature
trees from the front yard.
It should also be noted that while the entire neighborhood is zoned Residential-One, several
properties in the area have primary or accessory structures that encroach into minimum
setbacks. There have been 4 approved setback variances for properties within 300 feet of the
subject site. Permit records. aerial imagery, and a field survey indicate that all additional 9
homes have setback encroachments.
While approved variances and nonconforming setbacks do not necessitate approval of the
current request, they are indicative of the physical character of the area. It should also be noted
that 8 of the 13 properties a party to the letter of objection are those which also have setback
encroachmentswNWAIWOMON.
Staff finds this criterion has been met.
Board (,?f Ae#uslmen/
Case AV IVA42-08 Rickman
3. The applicant is proposing a substantial investment in the property with this application,
which would not be possible without the variance.
The applicant is proposing a substantial investment in the property that would not be possible
without the variance. Without the variance, a second garage could be built on the cast side of
the property but may have a less positive impact on the neighborhood and property value.
The Neighborhood Revitalization Strategy (NRS) encourages investment in property and
supports thoughtful and well-designed upgrades of older homes. Approval of the variance
could ensure that the substantial investment being proposed results in the most attractive and
highest quality end-product which is more consistent with the goals of the NS.
Staff finds this criterion has been met,
4. The particular physical surrounding, shape or topographical condition of the specific
property involved results in a particular and unique hardship (upon the owner) as
distinguished from a mere inconvenience if the strict letter of the regulations were carried
out.
Staff finds this criterion has been met.
5. The alleged difficulty or hardship has not been created by any person presently having an
interest in the property.
The alleged hardship relates to the location of the home in relation to the property lines.
Because the prospective owner neither platted the lot, nor constructed the home in its current
location, the difficulties have not been created by any person presently having an interest in the
property.
Staff finds this criterion has been met.
The request would not be detrimental to public welfare and would not be injurious to
neighboring property or improvements. It would not hinder or impair the development of the
Board of A(tiustment
Case,Vo. 11'4-12-08 Rickman
adjacent properties. The adequate supply of air and light would not be compromised as a result
of this request. The request would not increase the congestion in the streets. Nor would it
cause an obstruction to motorists on the adjacent streets or impede the sight distance triangle.
The request will not diminish or impair property values within the neighborhood. Conversely,
the proposed addition will likely have a positive impact on the neighborhood by promoting
investment in property and providing covered storage of vehicles that would otherwise be
visible from the right-of-way.
Staff finds this criterion has been rnet.
7. The unusual circumstances or conditions necessitating the variance request are present in
the neighborhood and are not unique to the property.
The only unique condition in the neighborhood that may support the variance request is the
existence of several homes in the block that are also zoned R-I and have nonconforming or
reduced setbacks. There are 24 properties within 300 feet of the subject lot—half of these lots
include primary or accessory structures that encroach into minimum setbacks either as
nonconfon or through approved variances.
It should also be noted that the curvilinear streets, rolling topography. and abundance of mature
trees make this neighborhood unique in Wheat Ridge and may help to minimize the impact of the
setback encroachment.
Staff finds that this criterion has been met.
8. Granting of the variance would result in a reasonable accommodation of a person with
disabilities.
Single family homes and their accessory buildings are not required to meet building codes
pertaining to the accommodation of persons with disabilities.
Staff finds this criterion is not applicable.
9. The application is in substantial compliance with the applicable standards set forth in the
Architectural and Site Design,Hanuat
The Architectural and Site Design Manual does not apply to single and two family dwelling
units.
Staff finds this criterion is not applicable.
Board q1". Idjustinein 6
Case AV HA - 12-08 Rickman
IV. STAFF CONCLUSIONS AND RECOMMENDATIONS
Having found the application in compliance with the majority of the review criteria. staff recommends
APPROVAL of 7 1 1/� -foot (50%) variance front the 15-foot side yard setback requirement. Staff has
found that there are unique circumstances attributed to this request that would warrant approval of a
variance. Therefore, staff recommends approval for the following reasons:
1. The variance would not alter the essential character of the locality.
2. The applicant is proposing a substantial investment in the property that may not be possible
without the variance.
3. The proposed investment is consistent with the Neighborhood Revitalization Strategy and other
documents supported by the city that encourage property improvements,
4. The unusual siting of the home in the western corner of the lot, reduces viable alternatives.
S. The request would not be detrimental to public safety or welfare.
6. The request is consistent with the existing conditions in the surrounding area, as several R I
properties in the area have primary or accessory structures that encroach into side yard
setbacks.
With the following conditions:
1. The design and construction of the addition be generally consistent with Exhibit 3 subject to
staff review and approval through review of a building pen
Board q1A4#ns1men1
Case,,Vo. 1JA- 12-08 'Rickntan
EXHIBIT 1: AERIAL
Board o/. h#11sollent
('use Ao. It:I -1' -OS Rirkimm
EXHIBIT 2: ZONING MAP
The subject property and surrounding neighborhood are entirely zoned Residential -One (R -1) as
indicated by the light yellow overlay in the zoning map excerpt below.
Board ofAdjusiment
Case No. WA -12 -08 / Rickman
EXHIBIT 3: SITE PLANS
DESCRIMON:
Lot A5, and that portion of Lot 26, Bel -Aire, described as follows: Beginning at the
c er common to Lots 25, 26, 28 and 29 of said Bel -Aire Subdivision; thence north -
est
erly y along the line conrron to Lots 26 and 28 of said subdivision 50 feet; thence
northeasterly midway between the easterly and westerly lines of said Lot 26 to a point
on the southerly boundary of Field Drive; thence easterly along the southerly boundary
of said Field Drive to the corner common to Lots 25 and 26 of said subdivision and the
southerly boundary of said Field Drive; Thence southwesterly along the line common to
Lots 25 and 26 of said subdivision to the point of beginning. County of Jef 'ar6on,
State of Colorado.
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WESTERLY
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of LOT 26
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Field Drive fd�Q. P r0Y1�Ma�0�
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`( `nr_ 40' 1(.O. W.
DATE: IC)/3/73
REVISION:
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1�,tC�. PEGISiFR f
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't 10381*
I hereby certify that a field survey wsa conducted, under my
supervision on this date of the above described buildings and
that sit improvements. easements, rights -of -way in evidence or
known to me are correctly shorn on the above plat. I further
certify that there are no encroachments by and /or on this
property, unless otherwise noted. This plat has been prepared
from prior survey data and shotid not be used for the location
of future permanent im >!s.tii c•,
Reiiistered Land- Surveyar
HILL SURVEYIlG Buyer: Pullen
P.O. 80X 594 Order No.lst. Fed. North
BXOOMFIMD, COLORADO .roe Not 872
80020 Closer: uoroth'•
X _
Board of Adjustment
Case No. KA -12 -08 Rickman
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Case A'O. ItA-12-08 Rickman
9
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Board r ': cafjustment
Case NO IVA- 12-08 Rickman
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Board qfAetjustment 13
C ase a cs. II A -1 -08 'Rickman an
EXHIBIT 4: SITE PHOTOS
Board of Adjustment 14
Case No. WA -12 -08 / Rickman
4090 Field Street, looking at the front facade. The proposed addition will extend from the right side
of the existing garage and is designed to match and balance the gabled projection that exists on the far
left side of the home.
A garage on the east (left) side of the property could result in significantly more hard surfaced area in
the front yard and the possible removal of mature trees. In addition, a detached garage on the east
(left) side of the property could be constructed at a 30 -foot setback —in closer proximity to the street
than the rest of the home is located.
Board of Adjustment 15
Case No. WA -12 -08 / Rickman
4090 Field Street, looking south at front fagade. The side setback variance may be offset by the
unusually large front setback. The front of the existing garage is currently about 70 feet from the front
property line and nearly 80 feet from the edge of pavement. The proposed addition would extend from
the west side of the house towards the street and would have a front setback of nearly 50 feet.
The white arrow indicates the approximate location of the property line between the subject lot and the
neighbor to the west. The setback encroachment will be adjacent to the neighbor's backyard and may
be offset by the presence of mature landscaping on both properties.
Board of Adjustment 16
Case No. NSA -12 -08 / Rickman
on the subject lot and the mature landscaping to the west that will help provide screenings
EXHIBIT 5.- LETTER OF OBJECTION
Carlo & Martha Spano
4070 Field Drive
Wheat AtLd_g_e, CO 8W33
Lauren Mikulak
751 pp W. 2e Avenue
Dear Ms. Mikulak:
We purchased our home last year in this neighborhood partly because of the layout of the
neighborhood and the large variances between buildings. The proposed variance and garage addition
will di t1v affect r ho and vad . 1 g! nt f*r
to do similar additions thereby diminishing the overall appearance of the area.
variances set out for this neighborhood and preserve the beauty of the area.
Please feet free to contact me with any additional information or for further input, Thank you for your
time
t .
4070 Field Drive
Board (?1'Aqjusftnen1 17
Case No, IIA-12-08 Rickman
OM399M
Lauren Mikulak
7500 W, 29� Avenue
Wheat fhdM. • 8CF33
a whole and win set an unwanted precedent for similar variances in the future.
We strongly oppose this requested variance and would like the City of Wheat Ridge to uphold the
variances set out for this neighborhood and preserve the beauty of the area.
M=
Sincerely,
T)e
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r4,zxMBIT 6.* LETTER OF REQUEST
April23,2012
To: Community Development Department
City • Wheat Ridge, CO
z
9LITO 2T--I ro I #
We are under contract to purchase 4090 Field Drive on June 5,2012. We are
moving from Denver and this will be our new permanent home. The home and
neighborhood are wonderful and we look forward to our new environment and
becoming long term residents.
As a condition or our purchase we are applying, in coorperation with the current
owners, to receive a variance to increase the size of the current garage to
accommodate a small car collection we have owned for a number of years. To
increase the garage capacity and to maintain the architectural integrity of the
home and site, it will require that we encroach on the side setback by 7.5ft. 1
of the original home and garage and attached to this application are prelimin ry
drawings explaining our concept.
We look forward to working with the City and adjoining neighbors to accomplish
the variance, and intend to start the design, planning, review and building
process as soon as we take ownership.
EXHIBIT 7: CRITERIA RESPONSE
March 12, 2012
To: Lauren Mikulak
City of Wheat R
Z on i n g an " •
Zoning Variance
Request for informal review
11 ij� III 11111pilir 1,
This is to follow up on our conversation March e in regard to a variance I would seek on
this a bove proper and are consider purc t h ome and alt
is a wonderful property, we need to expand the attached garage, Responding to item 6
on the submittal checklist, we are asking for an Informal review of our variance request
prior to proceeding with the purchase. The following Is our narrative in response to the
Variance Review Criteria.
Board qf,44justment 21
('aw ,ko, RA -I2 -0 ' "Rictkirr an
INWAMMUM U-M
Al a It I I a M.1 I we] ad RIM awl I mon I nol IV W1
APPLICANT NAME: Bill Rickman
— &TIMMIN 1 1 1 ,49
WHEREAS, the application Case No. WA -12 -08 was not eligible for administrative review; and
WHEREAS, the property has been posted the fifteen days required by law and in recognition that
there were protests registered against it; and
WHEREAS the relief applied for may be granted without detriment to the public welfare and
without substantially impairing the intent and purpose of the regulations governing the City of
Wheat Ridge
•
p
1111=
TYPE OF VARIANCE: A 7 1 /2-foot variance from the 15-foot side and setback reguirement for
oronertv located at 4090 Field Drive and zoned Residential-One (R-I).
1. The variance would not alter the essential character of the locality.
2. The applicant is proposing a substantial investment in the property that may not be
possible without the variance.
3. The proposed investment is consistent with the Neighborhood Revitalization Strategy and
other documents supported by the city that encourage property improvements.
4. The unusual siting of the home in the western corner of the lot, reduces viable
alternatives.
II I I I
III Jill !1 1111 1111! 111 1 1 ii 1 1 lill • I
6. The request is consistent with the existing conditions in the surrounding area, as several
R I properties in the area have primary or accessory structures that encroach into side
yard setbacks.
VA
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WITH THE FOLLOWING CONDITIONS:
I. The design and construction of the addition be generally consistent with Exhibit 3 subject
to staff review and approval through review of a building permit.
0
KI
CUNNINGHAM MICHAEL L
CUNNINGHAM VALERIE S
4040 FIELD DR
WHElT RIDGE CO 80033
ie *]NMI=
DEROSE, JOAN P
4093 FIELD DR
FRANK ALFRED J
FRANK VICTORIA R
4050 FIELD DR
WHEAT RIDGE CO 80033
SPANO C
SP MARTHA
4070 FIELD DR
WHEAT RIDGE CO 80033
WELSCHINGER, PAUL
BRA KATHLEEN
4030 FIELD DR
WHEAT RIDGE CO 80033
mfl�l
ZISKA JOHN W
ZISKA TONI M
4090 FIELD DR
?010 2?80 0002 5833 8442
NANCE JOHN
•
NANCE SANDRA L MICHEL
4097 FIE LD DR
WHEAT RIDGE CO 80033
Is
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ROMANO ANTHONY J
ROMANO DIANE E
4091 FIELD DR
WHEAT RIDGE CO 80033
7010 2780 0002 5833 8572
City of
heat p idge
comt - fy DEVELOPMENT
COMMUNi ENT
City of Wheat Ridge Municipal Building 7500 W. 29 Ave, Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303,235.2857
CERTIFIED LETTER NOTICE
(as required pursuant to Code Section 26-109,1'3)
ffa
NZMWZM��
This is to inform you of Case No. WA-12-08, a request for approval of a 7.5 foot side yard
setback variance from the 15 foot side yard setback requirement resulting in a 7.5 foot side yard
setback on property zoned Residential-One (R-1) and located at 4090 Field Drive. This request
will be heard by the Wheat Ridge Board of Adjustment in the Council Chambers of the Municipal
Complex at 7500 West 29th Avenue on Mgy 24, 2012 at 7:00 p.m.
As an area resident or interested party, you have the right to attend this Public Hearing and/or
submit written comments. Individuals with disabilities are encouraged to participate in all public
meetings sponsored by the City of neat Ridge, Call Heather Geyer, Public 11! ormation Qlficer
at 303-235-2826 at least one week in advance o a meeting ifyou are interested in participating
)f
and need inclusion assistance,
vc relTiew an,
303-235-2846. Thank you.
Planning Division.
www.d.wheatridge.coms
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City of
Wh6at�idge
POSTING CERTIFICATION
CASE NO. WA -12 -08
BOARD OF ADJUSTMENT HEARING DATE: Thursday, May 24, 2012
1, �/I�JG��� �m Z . C, /- Mrig tn
(name)
residing at � ��� /t a 9( 1-
(address)
as the applicant for Case No. WA- 12 -08, hereby certify that I have posted the Notice of
Public Hearing at 4090 Field Drive
(location)
on this 10 day of May 2012, and do hereby certify that said sign has been
posted and remained in place for fifteen (15) days prior to and including the scheduled
day of public hearing of this case. The sign was posted in the positid\� shown on
the map below.
Signature:
NOTE: This form must be submitted at the public hearing on this case and will be placed in the
applicant's case file at the Community Development Department.
MAP
I
`q!
A
The full text of this notice is available in electronic form on the City's official website,
www.ci.wheatridge.co.us, Legal Notices. Copies are also available in printed form in the
Community Development Department.
Published: Wheat Ridge Transcript, May 10, 2012
• MIEE=
Case No. WA-12-08: An application filed by William L. Rickman for approval of a 7 1/2
foot variance from the 15 foot side yard setback requirement resulting in a 7 1/2 foot side
yard setback • property zoned Residential-One (R-1) and located at 4090 Field Drive.
Kathy Field, Administrative Assistant
WA,
ZISKA JOHN W
ZISKA TONI M
i
,090 FIELD DR
1"
VANBLERKOM MERRILL
VANBLERKOM PALMA E
4092 FIELD DR
FRANK ALFRED J
FRANK VICTORIA R
4050 FIELD DR
I
HALL DENNIS J
THOMPSON JANE E
4052 FIELD DR
SPANO CARLO
SPANO MARTHA
4070 FIELD DR
alLu1 "
ROMANO ANTHONY J
ROMANO DIANE E
4091 FIELD DR
W.UAJ�u
GARCIA MARK A
GARCIA VALERIE R
4087 FIELD DR
R
THOMAS NORMA A
THOMAS ARLEN L
4083 FIELD DR
.11 T
?010 2?80 0002 5833 980?
1t 0002 5833 9814
7010 2780 0002 5833 9821
7 010 2780 0002 5833 9845
_uw (:?80 0002 5833 9 869
yt
City of Wheat Ridge Municipal Building 7500 W. 29 Ave. Wheat Ridge, CO 80033-8001 P: 301235.2846 F: 303.2352857
ffaua�
Ezmz• •�
This is to inform you of Case No. WA- 12-08, a request for approval of a 7.5 foot
side yard setback variance from the 15 foot side yard setback requirement resulting
in a 7.5 foot side yard setback on property zoned Residential-One (R-1) and
located at 4090 Field Drive.
11, ## - " f�' - ITSL TU
allows no more than a fifty percent (50%) variance to be granted by the Zoning
Administrator without need for a public hearing. Prior to the rendering of a
decision, all adiacent prol2erq owners are required to be noted of the request
by certified mail.
If you have any questions, please contact the Planning Division at 303-235-2846 or
if you would like to submit comments concerning this request, please do so in
writing by 5:00 p.m. on May 3, 2012.
USM=
WA I 208,doc
www.ci.wheatridge.co.us
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WheatR�e
POSTING CERTIFICATION
CASE NO. WA -12 -08
DEADLINE FOR WRITTEN COMMENTS: May 3, 2012
I, �tilC �r��1 � � �'� rJ��►1a �
(name)
residing at - ))ZnV -Qr t�
(address)
as the applicant for Case No.
WA -12 -08
hereby certify that I have posted the sign for
Public Notice at
4090 Field Drive
(location)
on this 20 day of April, 2012, and do hereby certify that said sign has been
posted and remained in place for ten (10) days prior to and including the deadline for written
comments regarding this case. The sign was posted in the positio shown on the map below.
Signature:
NOTE: This form must be submitted to the Community Development Department for this case
and will be placed in the applicant's case file.
MAP
City of
h6
W at
0gle
COMMCINTTY DE via LOPMENT
TO: Board of Adjustment
FROM: Lauren Mikulak, Planner I
DATE: May 24, 2012
SUBJECT: Case No. WA-12-08 — Public Comment
In the tit since the staff report was prepared and distributed for Case No. A -12 -C1 / Rickman,
three additional written comments have been received. A summary of those comments are below,
and the three letters are attached for your review.
Summary of public input since May162012-
4070 Field Street :: Property owner submitted a second letter of objection (the first was included with
the staff report)
3840 Field Drive:-. Property owner submitted a letter of support
3275 Upham Street :- Property owner submitted a letter of support; owner is not an immediate
neighbor, but is a Wheat Ridge resident
ZRIN91M
Carlo & Martha Spano
4070 Field Drive
A
Board of Adjustment
City of Wheat Ridge
7500 West 29 Avenue
10.1
MEMO* M-111
HWO
# ac
Field Drive. We have reviewed the proposed variance and the addition desired by our neighbors, as did
other residents of Belair. As noted in our initial letter of opposition dated April 30, we are strongly
*pposed to the proposed variance of the 15-foot setback established for the neighborhood.
The property at 4090 Field Drive is adjacent to our home. The addition of a garage with a 7 Y2 foot
4 # r is # V M # « a
natural view with a view of a garage.
o p # T
pr" fie s I
We are now distressed by the possibility that our home will be closed in upon by a garage just 7 Y2 feet
from our property line, This is not congruous with the neighborhood.
best interest of the neighborhood and will set a dangerous precedent for future homeowners to do the
same. This is the basis of the opposition letter that was submitted that was signed by 13 households
including all the homes adjacent to the applicant's property at 4090 Field Drive.
We strongly urge the Board to uphold the existing ordinances for this area, These ordinances are t
reason why this neighborhood is sought after and they help maintain our home values. I
We are submitting this letter because we are not able to attend the public hearing of May 24 in person
ifiue to a family wedding out of state, Please accept this letter as if we were in attendance.
Hmas��i
Sincerely,
4070 Field Drive
sD
May 2 2, 2012
To whom it may concern
Sincerely,
Russ Ward
3840 Field Drive
303-424-8865
Lauren Mikulak
Follow Up Flag: Follow up
Flag Status: Flagged
I am writing to urge approval of a 50% (7.5-foot) variance from the required 15-foot side yard setback at the subject
address. The applicant, Bill Rickman, has requested a preliminary review.
19FT111 , 1 11 11 1 0 - 0 a MMURNMR.Kna M M-MaRli I:,; I I I! !I I ''i I Tli I NOOMM
applicable variance criteria.
0 IN I
w I
cnaracte"o Tne exisittly nulrbe, TinTruCaNX 17-aUc"
agree. He has already designed the garage addition to fit the character of the house and neighborhood, In fact, Mr.
Rickman has spent a good part of his career as a trained professional designer and whenever he solves a problem he
does it with aesthetic criteria in mind.
6 for variance approval, which emphasizes the public welfare, neighborhood values, and the interests of immediate
neighbors. Actually I think improvements of this kind are a net benefit to all because they are physical and economic
evidence of Wheat Ridge's attractiveness as a place to live.
milip Ili ! 11 1111 �!11 III I I
Sincerely,
W
Lloyd Levy
3275 Upham St.
Wheat Ridge, CO 80033
303-458-5363
Iloydlevy@aol,.com
G3� -'
WMAUBM
Carlo & Martha Spano
4070 Field Drive
• 80033
Lauren Mikulak
7500 W. 29 Avenue
Wheat Ridge, CO 80033
111� mrr; r i iiin InF� 11 11
We purchased our home last year in this neighborhood partly because of the layout of the
neighborhood and the large variances between buildings. The proposed variance and garage addition
will directly affect our home and yard, It will also set a precedent for other houses in the neighborhood
to do similar additions thereby diminishing the overall appearance of the area.
variances set out for this neighborhood and preserve the beauty of the area.
Please feel free to contact me with any additional information or for further input. Thank you for your
time and attention.
Sincerely,
4070 Field Drive
RD
03-MERME
Lauren Mikulak
7500 W. 291h Avenue
Wheat Ridge, CO 80033
70.�M
The undersigned residents are opposed to the proposed variance cited above. We feel that negating
15-f•• t variance between buildings and property lines is detrimental to the beauty of the community
,?, whole and will set an unwanted precedent for similar variances in the future. I
w r 11 1 � SRI 11j;Il
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City of Wheat Ridge Municipal Building 7500 W. 29"' Ave. Wheat Ridge, CO 80033-8001 P::303.235.2846 F: 303,235.2857
April 27, 2012
Mr. Al Frank
4050 Field Drive
Wheat Ridge, CO 80033
Dear Mr. Frank:
Please find enclosed copies of the submittals associated with Case No. WA- 12 -08. Included are a
site plan, elevation, and a photo of the existing conditions. You will notice on the elevations that
the applicant has noted his intention to match the brick and gable with the existing house.
As we discussed on the phone, if the variance were to be approved, a condition of approval would
be that the addition/garage be similar to in character to the existing house and consistent with the
exhibits submitted, subject to staff review and approval.
I have also enclosed for your review the criteria we use to assess all variance requests. A request
must demonstrate substantial compliance with a majority of the criteria. You will note that among
the considerations for review are the character of a neighborhood and any impacts on the adjacent
properties.
Please feel free to be in touch with any further questions.
Sincerely,
Lauren Mikulak
Planner I
www.ei.wheatridge.co.us
City of
- 6 0 , 0 0 0 0"o ,or W :' at F?.I c
LAND USE CASE PROCESSING APPLICATION
Community Development Department
7500 West 29 Avenue • Wheat Ridge, CO 80033 • Phone (303) 235-2846
(Please print or type all information)
Applicant 44 �M W ck Address,,��Iq PhoncJ2LY07
City_L)fE,q) L/g State CV Zip
Faxj2Lg_:,��
Owner, OHM :fix _7JS7k C717 �/ Address Phoncio-11AVI--5j�Y-R
City L2ii State Zip Fax
�
Contact_al�- tc-k Address
L_ &__ Phone -
City State Zip_ Fax
(The person listed as contact will be contacted to answer qucstions regarding this application, provide additional information when necessary, post
public hearing signs, will receive a copy of the staff report prior to Public Hearing, and shall be responsible for forwarding all verbal and written
communication to applicant and owner.)
Location of request (address):
Type of action requested (check one or more of the actions listed below which pertain to your request):
Application submittal requirements on reverse side
C] Change of zone or zone conditions C3 Special Use Permit C3 Subdivision: Minor (5 lots or less)
0 Consolidation Plat 0 Conditional Use Permit C3 Subdivision: Major (More than 5 lots)
Cl Flood Plain, Special Exception 0 Site Plan approval 0 Temporary Use, Building, Sign
0 Lot Line Adjustment Cl Concept Plan approval J X Variance/Waiver (from Section
0 Planned Building Group 0 Right of Way Vacation C3 Other: ---------
Detailed description of request:
M
Required information:
L I'Lowelol IM it Kw sit im- i
7
V cannot lawfully be accomplished. Applicants other than owners
I I owner which approved of this action on his behalf.
To be filled out by staff.
Date received Fee $ d Receipt N,,C'�?l ItM — 12
�j ' �3 4 'zf Case No
Comp Plan Zoning_,-.-------A. Quarter Section Map_
Pre-App Mt g, Date Case Managerh
Related Case 1-t�
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RECEPTION NO. 90076,913
FfECEPTXON NO. 90076813
filed for recoftj the day of A 9/04/90 IP
Reception --'.D. 19 ax - ' -FRECORI)CI) IN 2a. 75
Z I'My: rm"A -COUNTY OF JEFFERSON
STATE OF COLORADO
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Im
TRIO DEED. kade this day of kryiSt 27, 1990
b*t~
T M H. PUI"W and Wn)% S. MUM
I ,,
of she cvnty of JEFFERXN and state of
Colorado, of the first wt, and
JCHN W. ZTM and T= M. ZLSM
%ihoso le"t address is 4090 FTM DRIVE
MW RIDGE COLDROM
of the Canty of JEFFERSM and state of Colorado, of the second parts
W17MESSETA, that the said party of the first wt, for and In tamsider*tfon of the an of (*e*$I27,5W.00)
CK WW"M 11*11TY SEVEN T#QLMAW FIVE HILAMIRED I)MtAft AJO 00110MRS
The foregoing instrument was acknowledged before as this day of AUqWt 27, 1990
ty IH3W If. PLUM and WLM S. MUM
*Y commission expiresNovember 02, 1.992
vitness, my hand and Official seat.
fare 92111 COPPUTER IORRWY DttIf - To Joint Tenants
981D.0295941 B0295041
46'
4090 Field Drive
Wheat Ridge, CO 80033
Owne"rs:j
John W. Zis
behalf to obtain a zoning variance for the above named property from the City of
Wheat Ridge, Colorado.
all
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SCALE I'l-3Y
Field Drive
40 H.O.W.
•
HILL SURVEYING
P.O* BOX 594
DROOWIELD Colawl
$0020
Buyer.* Pullen
Order No* Isto Fed. North
job Not 872
Closer.* aoroth.
Em
A. The property in question would not yield a reasonable return in use, service or income if
i U. V jad
I ' -4-4 .
C. The applicant is proposing a substantial investment in the property with this application, which
would not be possible without the variance.
D. The particular physical surrounding, shape or topographical condition of the specific prope"i
results in a particular and unique hardship (upon the owner) as distinguished from a mere
inconvenience.
E. If there is a particular or unique hardship, the alleged difficulty or hardship has not been created
'F , y any person presently having an interest in the property.
Case No. WA1 208 Date Received 412312012;
RelatedCases Case Planner
Case Description se"t v -, a -- r - ia - n , c -- e -,
- ---------
051 10:58 AN edba
CITY OF WHEAT RIDGE
Name vriliram L.Rickman Name
Phone :(303)81
. .. ... ..
Address 4i §4 Rooker S L city ,Denver
State CD Zip 80211-
BILL RICKMAN
RECEIPT N0:000722
AMOUNT
Name Joh�V2iika Name Toni M Zska i
Phone 3 , ) -- 8 - 8 - 1 ,-, 8 - 4 - 49" --, - 1
FS D ZONING APPLICATION F
ZONE
. . .... .... .... . ... .. .. .... .. I
Address 14 City t
S Zip i80033-
...... ...... ...... .... ... -
FMSD ZONING APPLICATION F
200.00
F D ZONING REIMBURSEMENT
180.08
Name Name F
Phone
ZREIN
.......... . .... ......
Address City
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State Z i
---------- --------
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PAYMENT RECEIVED
AMOUNT
-------- - . ..........
-- - --------
Address Street Field Dnve
-------- ----------
Ci iCo j Z i
RY Wheat Ridge p' 80033
J -:--
280.00
M.
Location Description
. ... .............
Project Name i
.... ...... ..
Parcel - No - Qtr Section District No
-----------
Parcel Na .
Qtr Section:
IS E 221 District No-•
1
392240500 8 JSE22 IV . . ..........
Pre•App Date Neighborhood Meeting Date
App No
- ii.;ie. Type Review Body Review Date Disposition
Comments
Report A,!
...... . .... ...
i I min
Review
Deadline t o`o6j ec — t 5131 ------ -
- ---- -------
Case Disposition Disposition Date
... ...........
.... .. .
- ------------------- - - ---- - --
Conditions of Approval
Notes
.... .... .... . . .. ...... ..... ..... . .... .....
Status }Open
Res # I Or d#
d
...... - - ------ - . . ......... .. ........ .... .... ......
Storage:
CT TY OF WHEAT RIDGE
1
051 10:58 AN edba
CITY OF WHEAT RIDGE
04/23/12 11:19 AN edba
BILL RICAN
BILL RICKMAN
RECEIPT N0:000722
AMOUNT
RECEIPT :CA 7148
AMOUNT
FS D ZONING APPLICATION F
ZONE
100.00
FMSD ZONING APPLICATION F
200.00
F D ZONING REIMBURSEMENT
180.08
ZONE
ZREIN
PAYMENT RECEIVED
AMOUNT
PAYMENT RECEIVED
AMOUNT
CF 2987
206.00
CE 2992
280.00
TOTAL
208.00
TOTAL
280.00
Lauren Mikulak
JFrom
Sent:
To:
9��*-
Bill Rickman < bill@ rickmandenver,com >
Tuesday, March 13, 2012 9 AM
Lauren Mikulak
Bill Rickman, Managing Broker
RE/MAX Professionals/City Properties
303-807-1829
Lill�@dckmand_enver.com
www,bLll-rLckman.re-max.com
From: Lauren Mikulak rmailto:lmikulak(&ci.wheat rite ae.cous1
Sent: Tuesday, March 13, 2012 8:22 AM
To: Bill Rickman
Subject: RE: INFORMAL VARIANCE REQUEST ON 4090 FIELD DR
En
I have received your submittals for a courtesy review of a variance request for property at 4090 Field Drive. The next step
is for our staff to complete a preliminary analysis of your request to determine how it meets the criteria. That analysis is
submitted to the Community Development Director for review. I will be in touch with you by the end of the next week with
the outcome of the courtesy review.
Lauren E. Mikulak
Planner I
Office Phone 303-235-2845
From: Bill Rickman rmailtotiftrickmandenvercorn
Sent Monday, March 12, 2012 1:29 PM
To: �auren Mikulak
Subject: INFORMAL VARIANCE REQUEST ON 4090 FIELD DR
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C"ity of Wheat Ridge Municipal Building 7500 W. 29 Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2846 F 303.235.2857
Submittal Checklist • Variances (administrative and non-administrative)
Project Name:
Applicant:
Project Planner:
Project Location: ,4 LO20 Lr Q Q 1 VE�
Date:
Fee Paid:
Proposed building elevations
ROME
www,cl.wheatridge.co.us
To: Lauren Mikulak
City of Wheat Ridge
Zoning and Planning
Zoning Variance
Request for informal review
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We are under contract to purchase 4090 Field Drive on June 5, 2012. We are
moving from Denver and this will be our new permanent home. The home and
neighborhood are wonderful and we look forward to our new environment and
becoming long term residents.
As a condition or our purchase we are applying, in coorperation with the current
owners, to receive a variance to increase the size of the current garage to
accommodate a small car collection we have owned for a number of years. To
increase the garage capacity and to maintain the architectural integrity of the
home and site, it will require that we encroach on the side setback by 7.5ft.
It is important to us to match the addition with the same style, materials and scale
of the original home and garage and attached to this application are preliminary
trawings explaining our concept.
We look forward to working with the City and adjoining neighbors to accomplish
the variance, and intend to start the design, planning, review and building
process as soon as we take ownership.
ME=
Bill Rickman
303-807-1829
=
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Lauren Mikulak
From: Lauren Mikulak
Sent: Thursday, March 22, 2012 12:19 PM
To: Bill Rickman (bill @rickmandenver.com)
Subject: Variance Follow -up :: 4090 Field Drive
Attachments: Potential Variance Memo 4090 Field.pdf; Land Use Application.PDF
Bill,
This email is a follow -up to the courtesy review of your variance request for 4090 Field Drive. Based on a preliminary
analysis, staff would support your request for a 7.5 -foot (50 %) variance from the 15 -foot side setback requirement for an
addition /attached garage. I have attached to this email the preliminary analysis for your records.
o move forward with a formal variance application, the following items would need to be submitted:
- Notarized land use application, form is attached
Application fee of $200
If you apply before purchasing the property, we would also require a brief statement from the owner authorizing
you to apply
Proof of ownership, if you apply before purchasing the property a copy of the current owner's deed will suffice,
available through Jefferson County
After a formal application is received, the next step is a 10 -day posting period. We will prepare a sign for the property (2'
x 3' corrugated plastic, similar to a real estate sign). We will also prepare a mailing that is sent to immediately adjacent
property owners. You and I will coordinate a day to start the posting period, such that the mailing is sent and the sign is
posted on the same day.
Assuming no objections are received during this 10 -day period, the variance can be approved by the Director of
Community Development. If a valid objection is received, the request cannot be approved administratively, but would
rather require a public hearing before the Board of Adjustment.
Please note that I will be out of the office next week, from Monday, March 26 through Friday, March 30. 1 will update the
rest of our staff on the pending status of your application in case you decide to move forward with the variance request
during my absence.
Please feel free to be in touch with any further questions.
Be well,
Lauren E. Mikulak
Planner I
7500 W. 29th Avenue
Wheat Ridge, Colorado 80033 U
Office Phone: 303 - 235 -2845
Fax: 303 - 234 -2845
www.ci.wheatridge.co.us
City of
WheatF�id��e
C ommuNl7v D m. T
CONFIDENTIALITY NOTICE: This e-mail contains business - confidential information. It is intended only for the use of the individual or entity named above. If you are
not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use of this communication is prohibited. If you received
this communication in error, please notify us immediately by e-mail, attaching the original message, and delete the original message from your computer, and any
network to which your computer is connected. Thank you.
City of
" s-0 9 4
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'COMMUNiTy DEVELOPMENT
TO: Ken Johnstone, Community Development Director
FAONI: Lauren Mikulak
DATE: March 20, 2012
SUBJECT: Potential Administrative Variance — 4090 Field Drive
A prospective property owner, Bill Rickman, is proposing an addition to a single-family home on
property at 4090 Field Drive. The proposal requires a 50% (7.5-foot) variance from the required
15-foot side yard setback for a single-family home in R-1.
Before purchasing the property and before submitting a land use application and fee, the
applicant has requested a courtesy review of the variance request. The current owner is aware
that the applicant has requested this preliminary review.
This memo contains a summary of the existing and proposed conditions, as well as a brief
analysis of the variance criteria. After reviewing this memo, please provide input as to the
likelihood of approval of a 50% (7.5-foot) variance from the required 15-foot side yard setback.
Summary of Existing and Proposed Conditions
The property located at 4090 Field Drive is zoned Residential-One (R -1) and is located in the Bel
Aire Subdivision. Based on Jefferson County records, the subject parcel has an area of 18,125
square feet and currently contains a one-story, single-family home with an attached two-car
garage. The existing home was constructed in 1951 and is located in the southwestern comer of
the property 'k surrounded by other parcels zoned R -1 and
containing snag
applicant is requesting a 7.5-foot (50%) variance from the 15-foot side setback requirement
to accommodate an addition that would be about 800 square feet in size and would include an
attached two-car garage The property is currently for sale, and the
applicant is interested in purchasing the lot, but requires the additional garage space to
accommodate two classic cars.
The addition is proposed to be located adjacent and perpendicular to the existing attached garage.
This would allow the applicant to continue using the existing driveway. This configuration
would also allow the design to continue the existing roofline such that the addition is
aesthetically cohesive with the rest of the home
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Variance Criteria
The potential applicant has supplied site plans and responses to the variance criteria
below is an initial analysis of how each criterion is fulfilled.
1. The property in question would not 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.
If the request were denied, the property would continue to yield a reasonable return in
use. The property would continue to function as a single-family residence, regardless of
the outcome of the variance request.
Staff finds this criterion has not been met.
2. The variance would not alter the essential character of the locality.
The variance is not likely to alter the character of the locality. The applicants have
expressed that they are requesting the variance in order to provide the most aesthetically
N
appealing and least impactfill end product. The addition is proposed to be about 50 feet
from the front property line, and mature landscaping provides a visual buffer from the
nearest home to the west. The addition will be designed to complement the house; the
garage will extend the existing roofline and the new garage doors will be perpendicular to
Field Drive.
As described above, a detached garage on the east side of the property could be
constructed without a variance, but this alternative is more likely to negatively impact the
character of the neighborhood—it would result in more hard surfacing in the front yard,
garage doors that are more visible from the street, and the likely removal of mature trees.
Staff finds this criterion has been met.
3. The applicant is proposing a substantial investment in the property with this
application, which would not be possible without the variance.
The applicant is proposing a substantial investment in the property that would not be
possible without the variance. Without the variance, a second garage could be built on
the east side of the property but may have a less positive impact on the neighborhood and
property value.
The Neighborhood Revitalization Strategy (NRS) encourages investment in property and
supports thoughtfiii, and well-designed upgrades of older homes. Approval of the
variance could ensure that the substantial investment being proposed results in the most
attractive and highest quality end-product which is more consistent with the goals of the
NRS.
Staff finds this criterion has been met.
4. The particular physical surrounding, shape or topographical condition of the
specific property involved results in a particular and unique hardship (upon the
owner) as distinguished from a mere inconvenience if the strict letter of the
regulations were carried out.
The unique hardship oil the property relates to the location of the home in relation to the
property lines. Rather than being centered on the lot, the home is located in the
southwestern comer. The unusually large front setback restricts any addition to the rear
of the home. The majority of the usable yard space is on the east side of the property, so
any addition on the eastern side would effectively eliminate the usable yard.
Staff finds this criterion has been met.
5. The alleged difficulty or hardship has not been created by any person presently
having an interest in the property.
3
The alleged hardship relates to the location of the home in relation to the property lines.
Because the prospective owner neither platted the lot, nor constructed the home in its
current location, the difficulties have not been created by any person presently having an
interest in the property.
Staff finds this criterion has been met.
The request will not diminish or impair property values within the neighborhood.
Conversely, the proposed addition will likely have a positive impact on the neighborhood
by promoting investment in property and providing covered storage of vehicles that
would otherwise be visible from the right-of-way.
Staff finds this criterion has been met.
7. The unusual circumstances or conditions necessitating the variance request are
present in the neighborhood and are not unique to the property.
There are no unique or unusual circumstances present in the neighborhood that are also
present on the property and necessitate the need for a variance. However, it should be noted
that the curvilinear streets, rolling topography, and abundance of mature trees make this
neighborhood unique in Wheat Ridge and may help to minimize the impact of the setback
encroachment.
Staff finds that this criterion has not been met.
8. Granting of the variance would result in a reasonable accommodation of a person
with disabilities.
Single family homes and their accessory buildings are not required to meet building
codes pertaining to the accommodation of persons with disabilities.
Staff finds this criterion is not applicable.
11
5
EXHIBIT 1 :: Aerial of 4090 Field Drive
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EXHIBIT 2:: Zoning Map
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EXHIBIT 3 :: Site Plan
D:;SC11 FTION:
Lot 5, and that portion of Lot 26, Bel -Aire, described as follows: Beginning at the
c her common to Lots 25, 26, 28 and 29 of said Bel -Aire Subdivision; thence north -
esterly along the line common to Lots 26 and 28 of said subdivision 50 feet; thence
northeasterly midway between the easterly and westerly lines of said Lot 26 to a point
on the southerly boundary of Field give; thence easterly along the southerly boundary
of said Field Drive to the corner common to Lots 25 and 26 of said subdivision and the
southerly boundary of said Field Drive; Thence southwesterly along the line common to
Lots 25 and 26 of said subdivision to the point of beginning. County of Jefarson,
State of Colorado.
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of LOT 26
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SCALE 1" -30
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Field Drive C PYGU1�ia�/b'1
40' X.O.W. p qs_ /2 / 99
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I hereby certify that a field survey was conducted, under my
DATE: 10/3173
supervision on this date of the above described buildings and
that all improveisents, easements, rights -of -way in evidence or
known to me are correctly shown on the above plat. i further
known
REVISION:
that there are no encroachments by and /or on this
property, unless otherwise noted. This plat has been prepared
from prior survey data and should aot �.e used for the location
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of future permanent ltr•►,rct tn_ c..
�.� Nk
Registered Land- Surveyar
=# 10381
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HILL SURVEYING
Buyer: Pullen
'�;T•:° s UR. P
F.O. Box 594
Order No. 1st. Fed. North
OF CO� +
BROOMFIELD COL "Do
Job Not 872
1j,+1
80020
C l oser: l)o h,,
EXHIBIT 4 :: Site Photos
4090 Field Street, looking south at front facade. The side setback variance may be offset by the
unusually large front setback. The front of the existing garage is currently about 70 feet from the front
property line and nearly 80 feet from the edge of pavement. The proposed addition would extend from
the west side of the house towards the street and would have a front setback of nearly 50 feet.
A garage on the east side of the property could result in significantly more hard surfaced area in the
front yard and possibly the removal of mature trees.
mature landscaping on both properties.
10
The white arrow indicates the property line between the subject lot and the neighbor to the west. The
setback encroachment will be adjacent to the neighbor's backyard and may be offset by the presence of
This aerial image courtesy of Google Maps better illustrates the mature landscaping on and adjacent to
the subject property which is provides better screening during warmer months.
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