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HomeMy WebLinkAboutWA-12-10City of'Wheat Ridge Municipal Building 7500 W. 29"' Ave. Wheat Ridge, CO 80033-8001 P :303,235,2846 F: 301235.2857 Mr. Daniel Brennan 17 Twilight Drive Wheat Ridge, CO 80033 Re: Case No. WA-12-10 Dear Mr. Brennan: Attached please find notice that your request for a 5.4-toot variance t'rorn the 30-foot front yard setback requirement has been approved for the purpose of constructing an addition on property located at 17 Twilight Drive. Please note that there is one condition on the approval: 1. The design and architecture of the proposed addition be similar in character to the existing house and generally consistent with Exhibits 3 and 6, subject to staff review and approval through review of a building permit. Enclosed is a copy of the Approval of Variance and staff report. All variance approvals antornatically expire within 180 days of the date of approval unless a building permit for the variance is obtained within such period of time. The expiration date for this variance approval is Monday, January 21. 20 13 ). Please feel free to be in touch with any further questions. Sincerely, fcw� Lauren Mikulak Planner I w-*N N) xi.v� heatridgecoms 7500 West 29th A • Wheat Ridge, Colorado 80033 ' �Wh6atfZ► C i 303.235.2846 Fax: 303.235.2857 09 WHEREAS, an application for a variance was submitted for the property located at 17 Twilight Drive referenced as Case No. WA - -1 / Brennan; and WHEREAS, City staff found basis for approval of the variance, relying on criteria listed in Section 26-115 of the Wheat Ridge Code of Laws and on information submitted in the case file; and WHEREAS, the Community Development Department has properly notified pursuant to Section 26-109 of the Wheat Ridge Code of Laws; and WHEREAS, there were no registered objections regarding the application; NOW THEREFORE, be it hereby resolved that a 5.4-foot variance from the 30-foot front yard setback requirement, resulting in a 24.6-foot front yard setback for the purpose of constructing an addition on property in the Residential-One (R-1) zone district (Case No. WA-12-10 / Brennan), is granted for property located at 17 Twilight Drive, based on the following findings of fact: With the following condition: 1. The design and architecture of the proposed addition be similar in character to the existing house and generally consistent with Exhibits 3 and 6, subject to staff review and approval through review of a building permit. Date Community DevOopment Director City of A 9rWh6atP.,Ldge TO: CASE MANAGER: CASE NO. & NAME: ACTION REQUESTED: CITY OF WHEAT RIDGE PLANNING DIVISION STAFF REPORT Case File DATE: June 24, 2012 Lauren Mikulak WA -12 -10 / Brennan Approval of a 5.4 -foot variance from the 30 -foot front yard setback requirement on property located at 17 Twilight Drive and zoned Residential -One (R -1) LOCATION OF REQUEST: 17 Twilight Drive APPLICANT (S): OWNER (S): APPROXIMATE AREA: Daniel Brennan Daniel Brennan 19,300 Square Feet (0.44 Acres) PRESENT ZONING: Residential -One (R -1) PRESENT LAND USE: Single Family Residential ENTER INTO RECORD: (X) CASE FILE & PACKET MATERIALS (X) ZONING ORDINANCE Location Map Site Administrative Variance Case No. WA -12 -10 /Brennan I IN 3 M 11 All notification and posting requirements have been met; therefore, there is jurisdiction to make an administrative decision. UMMEMAMMMU The applicant is requesting approval of an 18% (5.4-foot) variance from the required 30-foot front yard setback for a single-family home in R-1, resulting in a 24.6-foot setback. The purpose of this variance is to allow for the construction of a 150-square foot addition. Section 26-115.0 (Variances and Waivers) of the Wheat Ridge City Code empowers the Director of Community Development to decide upon applications for administrative variances from the strict application of the zoning district development standards that are not in excess of fifty (50) percent of the standard. 11. CASE ANALYSIS The applicant, Daniel Brennan, is requesting the variance as the property owner of 17 Twilight Drive. The variance is being requested so that the applicant may construct a 150-square foot addition on the front of the home. The applicant would like to locate the addition on the front of the property to add square footage to the existing kitchen and entry area and to provide architectural interest to the front of the home. The property is located in the Paramount Heights Part 4 Subdivision and is zoned Residential-One (R-1), a zone district that provides for high quality, safe, quiet and stable low-density residential neighborhoods, and prohibits activities of any nature which are incompatible with the low-density residential character. The subject property is entirely surrounded by other properties with R- I zoning and single-family homes ( - The parcel has an approximate area of 19,300 square feet and currently contains a one-story single- family home. According to Jefferson County Assessor records, the home was originally constructed in 1964. The property was originally platted in 1956, and the Paramount Heights neighborhood is one of the few areas of Wheat Ridge with a curvilinear street pattern. As a result, the subject property was platted with an irregular five-sided shape and frontage on three streets: Twilight Drive to the south, Dawn Court to southwest, and Rangeview Drive to the northwest *11 "I "i"W ' . The zoning code requires any side or rear yard which abuts a public street to have a minimum setback of 30 feet for all structures, so three sides of the property have significant setbacks that reduce the buildable area. Despite the large size of the parcel, the home was constructed on the southern portion of the lot near the minimum setbacks. The home is addressed off of Twilight Drive but is not parallel to this right-of-way. The cumulative effect of the setbacks and orientation of the home reduces the buildable area along the front of the home ANWOOMW In addition to the unusual shape, the topography of the property further reduces alternative locations for an addition on other sides of the property. There is a 14-foot change in In -ade across the lot from Administrafivt, Mariance Casei'V6. IVA-12-10 / Brennan north to south, resulting in a walkout garage and basement on the west and north sides of the home R -1 DeveLo ment Standards: Rey wire l Actual Lot Area 12,500 square feet (min) 19,300 square feet Lot Width 100 feet (min) ±75 feet Sin le FamiLv Home: Re quired Proposed Buildin Covera e °gar (max) 12.4% Hei t 35 feet (max..) ±20 feet Front Setback (Twilight DK 30 feet ruin 24.6 feet Side Setback {Dawn Ct ) 30 feet (min) 33.9 feet Side Setback Ran geview Dr 30 feet min ±60 feet Side Setback east 15 feet (min) 25.1 feet Real- Setback (north) 15 feet (miii) X66.7 feet During the public notification period neither inquiries nor objections were received regarding the variance request. III. VARIANCE CRITERIA In order to approve an administrative adjustment, the Community Development Director must determine that the majority of the "criteria for review" listed in Section 26-115.C.4 of the City Code have been met. The a laleant has provided his analysis of the application's compliance with the � . �1 t t '� s'�,��: as ��� u �.. t a� i � blx variance criteria „ �� ��, ; Staff provides the following review and analysis of the variance criteria. Staff Ends this criterion has not been met. Administrative Variance 3 Case Alt). HA-12-10 / Brennan 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 requested encroachment into the front setback is minor (18%), and the proposed architectural design of the addition is compatible with the character of the home with similar windows, roof pitch, and materials Because the proposed addition is located at an angle to Twilight Drive, only a small portion of the building area will be located in the minimum setback (about 70 square feet). Mature landscaping in the front yard and l0 -feet of undeveloped right-of-way will provide visual relief and make it difficult to discern that an encroachment exists VON 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. A smaller addition may be possible without a variance request, but the minimum front setbacks would yield an unusually-shaped and unworkable space. 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 M istinguished from a mere inconvenience if the strict letter of the regulations were carried out. The unique hardships on the subject property relate directly to the shape and topography of the lot, the location of the home in relation to the property lines, and the existence of three street frontages. As described in the case analysis, the home is not centered on the large property; rather it is located in the southern comer close to•but not parallel with—Twilight Drive. The result of this orientation is a triangular sliver of buildable area between the home and front A WEI setback With the change in grade on the property and the interior floor plan of the home, it is difficult to identify alternative locations for the proposed addition. Staff finds this criterion has been met. Administrative Pariance Case Alo, TVA-12-10 / Brennan 5. The alleged difficulty or hardship has not been created by any person presently having an interest in the property. The hardship described above was not created by the current property owner or any person currently having an interest in the property. The hardships are based largely on the platting of the lot and the location of the home. The subdivision was recorded in 1956, and the home was constructed in 1964. The current owner purchased the property in August 2005, and thus is not responsible for the existing conditions of the property. Staff finds this criterion has been met. The request will not diminish or impair property values within the neighborhood-, conversely, the addition will likely have a positive impact on the neighborhood by enhancing visual interest on the faqade and upgrading a traditional ranch-style home. 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. Unusually shaped lots are present throughout the neighborhood. The Paramount Heights subdivision includes over 200 residential properties that are all zoned R-1. Because of the curvilinear street pattern throughout the subdivision, there are numerous properties that have irregular shapes, hence the unusual conditions are not entirely unique to the subject lot. 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. Administrative Variance Case No, IGI-12-10 / Brennan 9. The application is in substantial compliance with the applicable standards set forth in the ,Architectural and Site Design ManuaL The Architectural and Site Design Manual does not apply to single and two family dwelling units. Staff finds this criterion is not qppjicable. Having found the application in compliance with the majority of the review criteria, staff recommends APPROVAL of a 5.4-foot variance fi the 30-foot front 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: With the following condition: 1. The design and architecture of the proposed addition be similar in character to the existing house and generally consistent with Exhibits 3 and 6, subject to staff review and approval through review of a building permit. Administrative Variance 6 Case No. TYA- 12-10 / Brennan EXHIBIT 1: ZONING MAP Administrative Variance Case No. WA -12 -10 / Brennan EXHIBIT 2: AERIAL 464 K ,. s. s V r _ Administrative Variance 8 Case No. WA -12 -10 / Brennan SITE PLAN A N GRAPHICAL SCALE 10 0 10 20 31 iii /% ( FEET) a� 4 ~N 5� �lqp / �G�pw 1 ^ �O O 4 /339 i , i LOT 2 IT ASS, SS l� X- I n 30' Setback w, oST Wood Line Deck \ Pavers LEGAL DESCRIPTION: (PROVIDED BY CUENM LOT 1, BLOCK 15, PARAMOUNT HEIGHTS PART 4, JEFFERSON COUNTY, STATE OF COLORADO. SHEET 1 OF 1 i Minimum R -1 Setbacks ® Proposed Addition LOT 12 I I i Note: Site Plan is Based on Control Found on Adjoining Lots in Subject Subdivision. e An Improvement Survey Plat is Recommended LOT 11 for Precise Location of Improvements. b oh �o z SURVEYORSSTATEMENT I, ROBERT E. TORT, A DULY AEOIST LAND SURVEYOR LICENSED IN THE STATE OF COLORADO, HEREBY STATE FOR AND ON BEHALF OF RE.PORT LAND SURVEYWQ TO DAN BRENNAN, THAT A SURVEY OF THE ABOVE DESCR ®FD PREIOSES WAS CONDUCTED BY ME OR UNDER MY RESFONS ®LE CHARGE ON 07,024VAl2: THAT SAID SURVEY AND THE ATTACHED PRAT IMLM- N WERE MADE IN SUBSTANTIAL ACCORDANCE WITH C.R.S. 31-51- 106 RAND SURVEY PLAT'. PEG/ p � 4� 'St •LyQ ROBERT E- PORT � ' 1�•`� t0•ZL71Z P1.S. 415721 A.E.PORT LANDSURVEYDIG'•. DOB NO. - "46" AT LAh" N92 °10'E 75.00 (Chord) - — — 150.00' Centerline Radius �V 17 TWILIGH.) iJ i S �a , G Oh cP ti 0 - 30' Radius Brick & Glass Greenhouse 14.7 C? Q O jN 14.7 j -� 53 9 C OP. G J �J, � J � � ! a •O o � cte ke e G � e � e L W MCI M ICI W Case No. WA -12 -10 / Brennan EXHIBIT 4: TOPO MAP �r 7 '1 I ,F- I t � � Administrative Variance ] 0 Case No. WA -12 -10 / Brennan Administrative Variance Case,N'o. JV4-12-10 / Brennan Administrative T "ariaracc> 12 Case,No. WA-12-10 / Brennan 1'r-4XHIBIT 6: ELEVATIONS Case Na 11 7 4-12- /0 / Brennan EXHIBIT 7: SITE PHOTOS I A view of the front of the property at 17 Twilight Drive; the proposed 150-square foot I addition will be located to the left of the front doors. Mature landscaping in the front yard will obscure the addition and effectively minimize the visual impact of the variance. Administrative Variance 14 Case No. WA -12 -10 / Brennan BRENNAN MARY BRENNAN DANIEL 17 TWILIGHT DR WHEAT RIDGE CO 80215 SH`URI RICHARD L HOERNER PEGGY A 19 TWILIGHT DR I • I - IN I I my • 1 0141 otoLe-mon DRIFTMIER STEPHEN W 17 RANGEVIEW DR WHEAT GE CO 80215 imm"Ayllimillol k &V I I VA a 4 1 14 1 RB 0 9 NOX&N PETERS JULIE A LEGGETT SHERRI 14 TWILIGHT DR WHEAT RIDGE CO 80215 # # ?012 1010 0001 ?2?7 098 7012 1010 0001 7277 1003 1 7012 1010 0001 7277 1010 ---m 7012 1010 0001 7277 1027 7012 1010 C11301 72 113 7012 1010 0001 7277 1058 1 f, City of Wheat Ridge Municipal Building 7500 W. 29' Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303,2352857 CERTIFIED LETTER NOTICE • •� This is to infonn, you of Case No. WA- 1 2-1 0, a request for approval of a 5.4 foot front yard setback variance from the 30 foot front yard setback requirement resultin in a 24.6 f s bot front yard and located at 17 Twilight Drive. The applicant for this case is requesting an administrative variance review which 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 adjacent property owners are required to be notified 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 July 23, 2012. Thank you. WAl21O.doc www.6wheatridge.co.us DR llltv�� I ) MILLSIDEOR NE 26 Address Phone,---- contacc - 5A ,, vot Address Phone CitY­_­________-- State--.-------- (The person listed as contaoxvill be contacted to answer questions regarding thisµ application, provide additional information when necessary, post public hearing signs, , will receive a copy ofthe staffreport prior to Public Hearing. and shall be responsible fior tonvaTding all verbal and written communication to applicant and covner.) Location of request (address):.ov, ,' ,j ar' Type of action requested (check one or more of the actions listed below which pertain to your request): Application su Innittal reqnirenrents on reverse side Required information: To be filled out by staff: [)are Fee C.asc Connp Plan Desig. ............ Quarter Section Map­­_­_­_­_______- R lated Case No -------- Pre-App Mtg. . ...... Case Manager, ...... 71 Chang ,c of zone or zone conditions 0 Special Use Permit CI Subdivision: Minor (5 lots or less) 0 Consolidation Plat 0 Conditional Use Permit 0 Subdivision: Major (More than 5 lots) 0 Flood Plain Special Exception 07 Site Plan approval 0 Temporary Use. Building, it 0 f,ot t.,ine Adjustment 0 Concept Platt approval Variance/ giver (from Section 0 Planned Building Group 0 Right of Way Vacation 0 Other:­------------ City of Wh6at * 'COMMUNiTy DEmoPM]ENT City of Wheat Ridg Municipal Building 7500 W 29 Ave. Wheat Ridge, CO 80033-8001 P: 303.2352846 F: 303.235,2857 Submittal Checklist - 'Variances administrative and non-administrative) Project Namc:l? Project Location: Y Tt� Applicant: 1)(A md �4' 12 Date: TV U Project Planner: ; �tneAfrna Fee Paid: 1 12 06 As applicant this project, I hereby ensure that all qf1he above requirements have been included with this submilIaL Ifill/y understand that ij'an�y one ql'the items listed on this checklist has been excluded, the documents i+WINOT be distributed fin- (7io, revietv. In addition, I understand that in the event any revisions need to be made after the second (2 .. ') JnII review, I will be subject to the apl,)Iicable resubmittal Signature: Date: /fp Name (please print): Phone: — ,5CY - wwwxi.wheatridgexoms Variance Criteria for Review A. 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. B. The variance would not alter the essential character of the locality. The variance does not after the essential character of the locality. The residence will remain a ranch-style residence and the design incorporates some of the architectural concepts seen in other remodels in the area. C. The applicant Is proposing a substantial investment in the property with this application, which would not be possible without the variance. A substantial investment is being made to the property. The cost for this project is approximately $83,000. D. The particular physical surrounding, shape or topographical condition of the specific property results in a particular and unique hardship (upon the owner) as distinguished from a mere inconvenience. 17 Twilight Drive was built in 1964. The residence is bordered on three sides by streets; Twilig Drive to the south of the residence, Dawn Court to the west and Range View St. to the northwe The attached site itian accur existing setback requirements. z — " I I % - WITIM - Cff any of the properties adjacent to 17 Twilight Drive. G. The unusual circumstances or conditions necessitating the variance request are present in the neighborhood and are not unique to the property. Yes. H. Granting of the variance would result In a reasonable accommodation of a person with disabilities. Yes, increasing the depth of the entryway and kitchen are reasonable accommodations for persons with disabilities. 1. The application is in substantial compliance with the applicable standards set forth in the Architectural and Site Design Manual. TOM= �. nrvaoa► *.c►...o ... ' • u BORROWERS NAME 4303) 420 -4768 Y rzs DESCRIPTION LOT "RCUIUM 3. 0 STATE O *, TY c ,r r s Mt$, } * r N ap Q wt a � ■r r ° *cr w s k w y f t , r4F# w " tv S� VA, a .. . L ! `� ! � � � •.. � r � � r, ��yj � pY , 3 ` « R m f herelf l cw %fwaw���+�� aw locates Ge *w ats p . tstlapt OW beK Plot or Im i�a� eat uvoy plat and that it s not to be � � sa�t�t �patt a�' f it. or other future improvement l' f I Author no tlro lm stets o� the of the above desai on ,• date, except uttllty ne e04 within the p! 'showxt�� at are eu � � Vrtmim improvements on any ,, ex t "as or sign of a,ay a eat r ,u at ths" Is no sipporant s. O 0 0 o f7 U r- Cl. 5 13 — - = u tj tz O r O 13 q 0 0 u 0 0 ci 0 7s 2 QC U to , a 0 0 0 8 ce r. u Li 0 13 O 0 0 CZ CJ Gl! 7R E5 0 .9 0 Q 0 0 0 > L ' r 0 0 0 r—> fX. 0 .2L t) 0.5 �: = o� I 0 I il N 1-1 hi ;OS • • cs IN IN 4 CL cf 9 n I R N , "a '1--= r) o 0 Z� ol u 0 -Z TA 71 - 5 t— p. .0 EA 0 > tt t3 0 u 4, to a 0 UU 73 0 0 Pk v: U CA 4z U� tn xr 78 — — = ul CA .0 Q0 'm a C!: tol tn 1 2- U 5i in tc IOW ✓ ab 72 Ln t— TI t4 En 7 . ) . . . . :, I- — — 0 � -::: = 'r- 8 2 -ti 0 RL) IN IN 4 CL cf 9 n I R N , "a '1--= r) o tn u 0 -Z TA 71 - 5 t— p. .0 EA 0 > tt t3 0 u 4, to a 0 UU = 40i 0 0 Pk v: U CA 4z U� tn 78 — — = ul CA .0 Q0 'm a C!: tol tn 1 2- U 5i in 72 t— TI t4 En 7 . ) . . . . :, I- — — 0 � -::: = 'r- 8 2 -ti 0 RL) tn 1 4 zz u 6A C3 ZA 0 tn 0 n+i tn (40 Lf CL o col ry) o. 2 — C.- 73 tz Ln 4m tA ' to) 14 1:j CI. z tjr) IN IN 4 CL cf 9 n I R N SHEET I OF 1 / \ 3 0" Radius GRAPHICAL, SCALE \ 10 0 10 20 30 \ 6p \ Scale: V \ (IN FEES') \ \ \ \ LEGAL DESCRIPTION: (PROVIDED BY CLIENT) 1 4.7 - 7 X4.7/ -\ Note: 06� OP \ s a � a mw* 1.94' 1fl 11 w `' v l� s 30' Setback Wood Line ap of \ Deck V a a i / 4 4' -a ^ a Pavers a 4 4 b a a a \ SURVEYOR'S STATEMENT I, ROBERT E. PORT, A DULY REGISTERED LAND SURVEYOR, LICENSED IN THE STATE OF COLORADO, HEREBY STATE FOR AND ON BEHALF OF R.E.PORT LAND SURVEYING, TO DAN BRENNAN, THAT A SURVEY OF THE ABOVE DESCRIBED PREMISES WAS CONDUCTED BY ME OR UNDER MY RESPONSIBLE CHARGE ON 07/02 - 04/2012; THAT SAID SURVEY AND THE ATTACHED PRINT HEREON WERE MADE IN SUBSTANTIAL ACCORDANCE WITH C.R.S. 38 -51 -106 "LAND SURVEY PLAT ". aS Crn. mQ x ROBERT E. PORT /li N 3-1 � . P.L.S. #15321 R.E.PORT LAND SURVEYING JOB NO. - 894695 < ' -?s ------ -- Date Received ---- Case No. 7/12/2012, Related Cases Case Planner 'Reckert . . ........ Case Description 5.4 foot hontyard setback variance . ...... . . .......... . ........ AAv&-" IkAvao4w? . . ..... .. .. - - ---- ... .... . . . . . ....... Name I iel Name Phone i(303) 233-0180 1 .... ....... . . Address 1 - 7" T_ w if ig' ht" Dr. - --------- Cly Wheat Ridge ..... .... . - — _-_- - State CO Zip Il8 . ..... 9$Mff 11A&V=AJ*W Name lDaniel Brennan Name ......... .... ..... Phone 'f dd 8 Address 17 Twilight Dr. city Vheat Ridge ........ ...... State fitb 11 i Zip f8 L7-7-- ... ...... . ........... ............. .. .... ....... - Name 'Daniel Brennan Name Phone 23 -0180 Address City Wheat Ridge State CO Zip Street Address Twilight Drive City Wheat Ridge State 3 ---- — ---- -- Zip' 80033 CO Location Description Project Name .. . ........ ..... . .. ........... ... .. . .... ..... ... ........ . Parcel N o Qtr Section District No .... ..... .......... Parcel No Qtr Section: District No.: 392840600815 E28 ill . .... ..... .. Pre-App Date Neighborhood Meeting Date App No . ...... ... .. ........ .. ... . ... ..... . Review Type Review Body Review Date Disposition Comments Report . . ............ ...... . ........ ......... .......... f Review Aamin . ....... ..... Deadline to object 7/23112 i .. .... - -------- - ----- - -----­--- 4 Case Disposition D isposition D ate ...... ..... - Conditions of Approval ............. Notes Status Res # Ord # Storage: I CITY OF WHEAT RIDGE V/U/12 2:17 PN edba DANIEUMARY BRENNAN