HomeMy WebLinkAboutWA-13-08City of'Wheat Ridge Municipal Building 7500 W. 29' Ave,
Justin Bride
3016 W. 32" Avenue
Denver, CO 80211
Re: Case No. WA -1 -08
Dear Mr, Bride:
Wheat Ridge. CO 80033-8001 P: 303.235.2846 3°: 303.235.2857
Attached please find notice that your request for a 7.5-foot variance from the 15-foot side yard
setback has been approved for the purpose of expanding the garage on the property at 12290 W.
31" Place.
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, subject to staff review and approval through review of a building
permit.
Enclosed for your reference is a copy of the Approval of Variance and the staff report. All
variance approvals automatically expire within 180 days of the date approval unless a building
permit for the variance is been obtained within such period of time, The expiration date for this
variance approval is December 2, 2013.
Please feel firee to be in touch with any further questions.
Sincerely,
Lauren Mikulak
Planner 11
ivwrNxi.wheatridgexiims
7500 West 29th Avenue City of
Wheat Ridge, Colorado 80033 VV
303.235.2846 Fax: 303.235.2857 v v he-at f 1 4ige
.. ....... . .
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WHEREAS, an application for a variance was submitted for the property located at 12290 W. 31
Place referenced as Case No. WA -13 -08 / Bride; 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 LaNvs; and
WHEREAS, there were no registered objections regarding the application;
NOW THEREFORE, be it hereby resolved that a 7.5-foot variance from the 15-foot side yard
setback requirement for an addition on property in the Residential-One (R -1) zone district (Case No.
WA-1 3-08 / Bride), is granted for property located at 12290 W. 31 Place, based on the following
findings of fact:
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. Existing casements and a steel) slope across the property significantly reduce the buildable
area of the lot and limit alternative designs.
4. The alleged hardship has not been created by any person presently having an interest in the
property.
5. The request would not be detrimental to public welfare.
6. No objections were received regarding the variance request.
With the following conditions:
The design and architecture of the proposed addition be similar in character to the existing
house, subiect to staff review and approval through review of a buildint permit.
Date
A 44
Cit or
W heat P,,Ldge
TO
CASE MANAGER:
CASE NO. & NAME:
ACTION REQUESTED:
CITY OF WHEAT RIDGE
PLANNING DIVISION STAFF REPORT
Community Development Director DATE: June 3, 2013
Lauren Mikulak
WA -13 -08 / Bride
Approval of a 7.5 -foot variance from the 15 -foot side yard setback requirement
on property located at 12290 W. 31" Place and zoned Residential -One (R -1)
LOCATION OF REQUEST: 12290 W. 31" Place
APPLICANT (S):
OWNER (S):
APPROXIMATE AREA:
Justin Bride
Allen and Marilyn Kenfield
22,647 Square Feet (0.52 Acres)
PRESENT ZONING:
PRESENT LAND USE:
Residential -One (R -1)
Single Family Residential
ENTER INTO RECORD:
(X) CASE FILE & PACKET MATERIALS
(X) ZONING ORDINANCE
Location Map
Site
Administrative Variance 1
Case No. WA -13 -08 I Bride
JURISDICTION:
All notification and posting requirements have been met; therefore, there is jurisdiction to make an
administrative decision.
I. REQUEST
The applicant is requesting approval of a 7.5 -foot (50 %) variance from the 15 -foot side yard setback
requirement resulting in a 7.5 -foot side setback. The purpose of this variance is to allow for
construction of an addition to the existing attached garage on the east side of the property at
12290 W. 31" Place.
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.
II. CASE ANALYSIS
The applicant, Justin Bride, 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 property located at 12290 W. 31" Place is zoned Residential -One (R -1) and is located in the
Mountain Shadows 2nd Filing Subdivision. Based on Jefferson County records, the subject parcel has
an area of 22,647 square feet (0.52 acres) and currently contains a two - story, single - family home with
an attached two -car garage. The existing home was constructed in 1977 and is located in the northeast
corner of the property (Exhibit], Aerial Map). The property is surrounded by other parcels zoned R -I
and containing single - family homes (Exhibit 2, Zoning Map).
The applicant is requesting a 7.5 -foot (50 %) variance from the 15 -foot side setback requirement to
accommodate an addition on the east side of the attached garage. The addition would be about 200
square feet in size. The property is currently for sale, and the applicant is under contract to purchase
the home, but requires additional space for a third car and/or storage space (Exhibit 3, Site Plan).
Several notable features significantly reduce the buildable area of the lot and support the variance
request. First, a 52.5 -foot wide Denver Water easement runs along the western property line. It is
recorded on the subdivision plat as a "Denver Municipal Water Works Right of Way" and continues
down the center of Mountain Shadows Drive to the southeast (Exhibit 4, Subdivision Plat). The
easement consumes over 12,000 square feet of the property and explains why the existing home was
constructed in the far northeast corner of the property. The combined effect of the easement and the
R -1 setbacks results in a buildable lot area of about 7,200 square feet.
The buildable area is further reduced by a steep slope across the southern portion of the lot. The slope
is about 40% at the steepest point behind the home (Exhibit S, Topo Map). Because no permanent
structures can be constructed in the easement and the topography precludes structures from being in
the southern portion of the lot, the buildable area of the lot is ultimately about 5,000 square feet or 22%
of the lot area (Exhibit 6, Buildable Area) and (Exhibit 7, Site Photos).
Administrative Variance
Case No. WA -13 -08 /Bride
A detached storage shed or garage is not a practical or desirable alternative because it would have to be
located on the west side of the home which would consume the only useable flat yard space on the lot.
Instead, the applicant is requesting to expand the width of the garage which would result in a 7.5-foot
side yard setback. The addition would be built in-line with the front of the existing garage and would
continue the existing roofline. Selected materials would be compatible with the existing home.
The proposed addition would meet all other development standards for the R- I zone district. The
following table compares the required R -1 development standards with the actual and proposed
conditions:
R-1 P�c�vela tnE rzt Sttt��d rds:
Req!tz »cd
Actual
Lot Area
12,500 1, ii I ca 11�:-,-+
0 s feet (min)
1____
-
2 2, 62 4±77 s
Auare f eet
Lot Width
_
100 feet (min)
21 feet {frontage on 21'` PfJ_
145 C V__t a verse width
During the public notification period no objections were received. One neighbor contacted staff to
learn more about the variance request but did not submit any written comment.
In order to approve an administrative variance, the Community Development Director must determine
that the majority of the "criteria for review" listed in Section 6- 11 5.0.4 of the City Code have been
met. The applicant has addressed the application's compliance with the variance criteria O"WA
t. Staff provides the following review and analysis of the variance criteria.
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 aflowed 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 homes in the neighborhood
represent a range of architectural styles, and the applicant has proposed a design that is
consistent with the character of the existing home. He has proposed to continue the roofline of
Administrative Variance 3
Case,Nlo, 1VA-13-081Bride
the garage and to utilize either stone or lap siding which match existing materials on the house
and garage. The neighbor to the east is most immediately impacted by the variance request, but
a fence separates the two lots, and the one-story height of the garage is not expected to impact
the neighbor's western view.
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, which would not be
possible without the variance. As documented in the case analysis above there are limited
options for providing additional storage or garage space on the property.
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 investment being proposed results an end-product which is attractive and
compatible with the home.
Staff finds this criterion has been met.
4. The particular physical surrounding, shape or topographical condition of the specific
proper" 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.
As described above, the unique hardships on the site relate directly to the easements and
topography which affect the lot. The result of these conditions is a small and unusually shaped
buildable area of about 5,000 square feet O*iM,
Because no permanent
structures may be constructed in the casements and because the southern portion of the lot is
too steep, locating detached structures on the site is challenging.
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 hardships described above were not created by the current property owner or any person
currently having an interest in the property. used on the subdivision plat, the water easement
has existed since at least as early as 1961. Because the applicant is a prospective owner who
neither platted the lot, nor constructed the home in its current location, the hardships have not
been created by any person presently having an interest in the property.
Staff finds this criterion has been met.
6. The granting of the variance would not be detrimental to the public welfare or injurious
to other property or improvements in the neighborhood in which the property is located,
by, among other things, substantially or permanently impairing the appropriate use or
development of adjacent property, impairing the adequate supply of light and air to
Administrative Uariance 4
C'aseAlo. IVA-13-f)8 IBride
the dang
,.,er of fire or endangering the public safety, or substantially diminishing or
impairing property values within the neighborhood. I
The request will not diminish or impair property values within the neighborhood. The
proposed addition may in fact have a positive affect on the neighborhood by allowing covered
storage of vehicles or other items that could otherwise be stored outside.
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.
The water easement that necessitates the variance request is not unique to the subject property.
Plat documents show that the easement bisects multiple lots in the Mountain Shadows 2"
Filing Subdivision, as well as properties in the adjacent subdivisions (Mountain Shadows I"
Filing and Maple Village Blocks 2 — 10).
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
A rehitectural and Site De.vign Manual
The Architectural and Site Design Manual does not apply to single and two family dwelling
units.
Staff finds this criterion is not Vplicable.
Having found the application in compliance with the majority oft e review criteria, staff recommends
APPROVAL of a 7.5-foot (50%) variance from 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:
Administrative Variance
Case No. PV.4-13-08 I Bride
Administrative P"ariancer 6
Case No. lVA-1 3-0 J Brrdr=
EXHIBIT 1: AERIAL
A
Administrative Variance
Case No. if'A -13 -08 /Bride
EXHIBIT 2: ZONING MAP
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.Administrative Variance
Case No. WA -13 -08 / Bride
EXHIBIT 3: SITE PLAN
Existing Footprint
Proposed Footprint
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Proposed Garage Addition
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Administrative Variance q
Case No. WA -13 -08 /Bride
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Proposed Garage Addition
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Administrative Variance q
Case No. WA -13 -08 /Bride
Administrative Variance 10
Case No. WA -13 -08 /Bride
The applicant provided this conceptual drawing which shows how the roofline would be continued and an
additional overhead door will be installed.
EXHIBIT 4: SUBDIVISION PLAT
The image below is an excerpt from the Mountain Shadows 2 " Filing Subdivision which was recorded
in 1961 and shows a 105 -foot wide Denver Municipal Water Works Right -of -Way (shown in blue)
bisecting the neighborhood, including a significant portion of the subject property (shown in red).
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Case No. iFA -13 -08 / Bride
EXHIBIT 5: TOPO MAP
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Administrative Variance
Case No. WA -13 -08 /Bride
EXHIBIT 6: BUILDABLE AREA
The image below shows the Denver Water easement, topography contours, and R -1 setbacks all of
which reduce the buildable area of the 22,600 - square foot parcel to about 5,000 square feet (indicated
by the black dotted line).
- Denver Water Easement
R -1 Setbacks
N •.... Buildable Area
Administrative Variance 13
Case No. IVA -13 -08 /Bride
EXHIBIT 7: SITE PHOTOS
View looking southeast trom the corner or Vivian street ano w. ii r►ace. inesuujuutplupulty bull
the left side of the image. Much of the open space in this view is within the Denver Water easement
and cannot be built upon. This image also shows the topography of the neighborhood.
Administrative Variance 14
Case No. WA -13 -08 /Bride
Looking south at the subject property; the addition is proposed to be east (left) of the existing garage.
These images, provided by the applicant,
show the steep slope of the backyard
which makes it undevelopable.
Top Image:
Looking north at the back of subject
home from south side of the lot
Bottom Image:
Looking south at the back of the lot
Administrative Variance 15
Case No. 117A -13 -08 /Bride
EXHIBIT 8: LETTER OF REQUEST
Ms. Lauren Mikulak
City of Wheat Ridge Building and Zoning
7500 W. 29th Avenue
Wheat Ridge, Colorado 80033
RE: 12290 W 31 Place Zoning Variance Request
Dear Lauren,
Thank you very much for meeting with me yesterday to go over the city's existing zoning ordinances
and how they affect the property that my family and I are hoping to purchase. As we've considered
properties to purchase in Wheat Ridge, one of my goals is to have a property incorporate a third car
garage, or a separate detached garage for my business needs. I own a local general contracting
company, and I will need an accessible place to house some my business related tools and
equipment, and I would like this storage to be indoors.
As I mentioned, this property, which sits on a listed' /2 acre lot, has a Denver Municipal Water line
that runs through the property at the SW property line and has an easement of 52' which cuts
through the lot. My original goal when considering this property was to build a detached garage
somewhere on the west end of this lot, however with the easement it seems this will not be possible.
As an alternative, my current goal is to build an addition onto the existing 2 car garage, however
doing this will encroach on the 15' side setback that the city mandates.
I'd like to begin the process or requesting a variance to determine whether this addition to the
property will be allowable by the city. In the variance, I would like to request an 8'- 10' encroachment
into this setback to be able to build a 3` stall -sized garage addition My hope is that in considering
this variance, the city will consider the following limitations to this property (all described in attached
pictures):
Existing Denver Water easement of 52', which effectively reduced my buildable lot size to about 55%
of the listed lot size
The existing topography of the lot does not allow for any new structure to be placed behind the
property, due to the severe slope (see pictures attached)
My family and I are very excited about the potential purchase of this home because we love the
neighborhood, the views, and the safety for our children that West Wheat Ridge offers. However, it's
very critical to my business that I have proper housing for my equipment, and without this variance I
do not believe the purchase will be possible.
Please let me know the expected outcome of this variance as soon as possible so that we can make
an appropriate decision on the purchase of the home.
Sincerely,
I�
Justin Bride
Administrative Variance 16
Case No. WA -13 -08 /Bride
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3122 MOUNTAIN SHADOWS DR
WHEAT RIDGE CO 80215
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3159 VIVIAN ST
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COMMUNITY DEVELOPMENT
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
May 21, 2013
Dear Property Owner:
This is to inform you of Case No. WA- 13 -08, a request for approval of a 7/2
side yard setback variance from the 15 -foot side yard setback requirement for an
addition on property zoned Residential -One (R -1) and located at 12290 W. 31 s`
Place. The attached site plan identifies the location of the variance request.
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 adiacent 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 May 31, 2013.
Thank you.
WA 1308.doc
www.cl.wheatridge.co.us
VICINITY MAP
The subject site is 12290 W. 31" Place which is outlined in blue in the map. The applicant
is proposing to expand the garage to the east resulting in a setback of 7'/z feet from the side
property line.
of
Whe'atRiL�gc
POSTING CERTIFICATION
CAST: NO. WA-13-08
Dl FOR WRY]"TEN COMMEN"I'S:
(ti a m C)
residing at t s)
d
May 3 1, 201 - )
I
as tile applicant ter Case No. WA-13-08 hcrebv certify that I have posted tile sign for
Public Notice at 12290 W. ']`'Place
(fi0Ck11 ion)
can this 22" dav of 1\ 2013 and do herebv certify that said sign has been
posted and remained in place tbr tell (10) days prior to and including tile deadline
tear written
comments regarding this case. The sign was posted in the po i i
sitiot aasrr le m - , "&low.
NO'H": 'rhis form Must be submit to tile ( .'On' "l ull k DeVelop'llctit Department fir this case
and will be placed in the applicant's case file,
M A P
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City of �Wh6atPsLdge
A
Owner—M(C,# jt�A4f�' -NJOJO Address tjj,,'� C�
City State Phone
contact Orw' Address t A-YfL- Phone
State Fax
(The person listed as contact will be contacted to answer questions regarding this application, pr
ovide additional inibrination when necessary, post
public hearing signs, will receive a copy ol'the staffreport prior to Public Hearin and shall be responsible for forwarding all verbal and written
communication to applicant and owner.)
Location of request (address
M
Type of action requested (check one or more of the actions listed below which pertain to your request):
Application subminal requireinents on rev =erse side
I certify that the infort'nation and exhibits herewith submitted are true and correct to the best of my knowledge
and that in filing this applicati on' a'!! I ith knowledge and consent of those persons listed above,
a
w he 4 �, TC6
ithout whose consent t re action cannot lawfully be aCCO1411plished. Applicants other than owners
0 ;, the re ! dc
c owner which apakq*" 'L
must submit power- of this action on his behalf.
Signature of Applicant
To be filled out by staff-,
Date received 7-t, 1
2 x 3 Fe e$ WJ RecciptNo, <' - POM84 0 9
-- — ---------- X Case No._(
Comp Man . ....... Zoning___,_k7
Quarter Section N4
Related Case Pre-App N4tg, Date____ ........ Case Manager._P',& tw.
Case No. WA1308 Date Received 5/21/2013 Related Cases Case Planner Mikulak
Case D escriptior Addition of 3rd car garage up with a request of a 7.5' side setback from the 15' standard
sf nyvsd - oW ,1^69Y�
Name Justin Bride
Name
Phone (303) 265 -1046
Address 12290W. 31st PI.
City
Wheat Ridge
State CO Zip
80215 -
,94" rAS&AIIII11a6w
Name Alen Kienfield
Name
Phone
Address 12290 W. 31st P.
City
Wheat Ridge
State CO Zip
80215
Cavhfacf /irkxwa//ri�vs�r
Name Justin Bride
Name
J
Phone (303) 265.1046
Address 3016W. 32nd Ave
City
Denver
State CO Zip
80 211- j
Ff V*rf /nfiN ahiar!
Address 12290
Street W. 31st. PI
City Wheat Ridge State
CO Zip 80215
location Description
Project Name
Parcel No Qtr Section
District No
Parcel No.
39. 294. 07.024
Qtr Section: SE29 District No.: III
3929407 S E 29
3
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Rarwwrx
Pre -App Date
Neighborhood Meeting
Date
App No:
Review Type Review Body Review Date Disposition Comments Report
Review Admin 0 /
Dixfrvsifrovr
Case Disposition Disposition Date
Conditions of Approval
Notes
Res q Ord
Status Open
tt
Storage:
L -J
0
May 21, 2013
Ms. Lauren Mikulak
City of Wheat Ridge Building and Zoning
7500 W. 29th Avenue
Wheat Ridge, Colorado 80033
RE: 12290 W 31 Place Zoning Variance Request
Dear Lauren,
Thank you very much for meeting with me yesterday to go over the city's existing zoning ordinances
and how they affect the property that my family and I are hoping to purchase. As we've considered
properties to purchase in Wheat Ridge, one of my goals is to have a property incorporate a third car
garage, or a separate detached garage for my business needs. I own a local general contracting
company, and I will need an accessible place to house some my business related tools and
equipment, and I would like this storage to be indoors.
As I mentioned, this property, which sits on a listed % acre lot, has a Denver Municipal Water line
that runs through the property at the SW property line and has an easement of 52' which cuts
through the lot. My original goal when considering this property was to build a detached garage
somewhere on the west end of this lot, however with the easement it seems this will not be
possible. As an alternative, my current goal is to build an addition onto the existing 2 car garage,
however doing this will encroach on the 15' side setback that the city mandates.
I'd like to begin the process or requesting a variance to determine whether this addition to the
property will be allowable by the city. In the variance, I would like to request an 8' -10'
encroachment into this setback to be able to build a 3` stall -sized garage additon My hope is that in
considering this variance, the city will consider the following limitations to this property (all
described in attached pictures):
- Existing Denver Water easement of 52', which effectively reduced my buildable lot size to
about 55% of the listed lot size
- The existing topography of the lot does not allow for any new structure to be placed behind
the property, due to the severe slope (see pictures attached)
My family and I are very excited about the potential purchase of this home because we love the
neighborhood, the views, and the safety for our children that West Wheat Ridge offers. However, its
very critical to my business that I have proper housing for my equipment, and without this variance I
do not believe the purchase will be possible.
Please let me know the expected outcome of this variance as soon as possible so that we can make
an appropriate decision on the purchase of the home.
Sincerely,
Justin Bride
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Lauren Mikulak
From: Justin Bride <jbride@ascentcontractinginc.com>
Sent: Friday, May 24, 2013 12:28 PM
To: Lauren Mikulak
Subject: RE: Variance : Public Comment
Follow Up Flag: Follow up
Flag Status: Completed
Lauren, at this point it is safe to say that roof siding materials will either be matching stone or matching siding that
already exists on the house, The roof would be matching shingles, and the roof line would in general follow the style of
the current roof.
When I introduced myself to Ruth and brought up the variance, she did mention that her only concern would be that her
view to the west is: not obstructed, and that the addition is consistent with the house. I don't believe her view to the
west is going to be affected, since the extents of the construction to the north and south would not protrude beyond the
current extents.
If she calls I will express these same thoughts, but if you'd like to convey the message please feel free. Thanks a lot
Lauren,
MEMEEMMMEMEW
Ascent Contracting, Inc.
LLi—de 2 -mmemtsmomt —raLt-in-L!i
www.ascentcontract'
303-265-1046
From: Lauren Mikulak [ I
Sent: Friday, May 24, 2013 1214 ►
To: Justin Bride
Subject: Variance Public Comment
U�•
Lauren E. Mikulak
7500 W. 29th Avenue
Wheat Ridge, Colorado 80033
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KNOW ALL A/EN Br THESE PRESENTS that AAOUNrA/N SHADOWS, INC o Cotoroob Corpovllon, being the owner bF, part of
the Northwest one - quarter of the Sw MaMt ow-quorttr (NW 114, SE 114) of Section 29, 7bwnship 3 South, Range 69 West of the 6m
Fr,mpo/ AAeridian, Vffersov Can Coksroda, a scrlbed as follows' Beg / ining of the ,ntersocfan of the South lint of West 32n4 Aw-
(\\ hue with cite fast lint of .food NW 114, ,SLc //4 of Secton ?9, said point lying 30 feet South of the Northeast corner of said NW 114,
SE1 14, Tbome Southerly along the Eest line of said NW 1/4 S£ 1/4 o distance of 115770 feet to the true point of beginning i 7Ywncv
NorMershr of on onf /e of 131'52'55' h Me right a distance of 275 feet to a point rhence Norfhaoslvr /y of an angle of
90' to the right a distance of 13750 het to a point, Thence Northwesterly of an angle of 64 12'33 to the left a distance d
I _ � - 53646 foot to a point; rhtnce Sbufhrwrster /y at on angle of 74' to the left a distance of 86.04 fief to a point, rhtnce Awth-
L -- - - - -- !l `\\ / - - � ' S' rwstr/y of on angle of .AO' to the right o Aisbnce of 132 fort h o point rnence SMIk"sto ly of on angle of 90' to the left o dnt-
M.' e'e '�' \ / I I once of 20.339 foot to o pain/ of rota ./ Than" SouthrrsAtrly on o curve M the right with radius of 145681 fief on arc distance
471 r : 01 101.70 fort h ,/pint of hnpenl ; rMecv Southwshrly clang said lohpenfi o distance of 2/064 het, Thence Southwesterly of on
vw*.pf 76' to the left a distance of 14.5Sfiof 10 a point on the confer line of the 105fmt rigMrof•woy of the Denver Arunxipol
polar Works rhtnce Southeasterly of an asg/e of 59' 37'27' to the left one along said center /one. a distance of 14134 foot; .
t. I �� '�- � ` \ \ I f j Thence Southwester /p, of an "to of 5O'to boo - right o distance of 69.46 - foot, thence Southerly of an angle of 4e3P'33" to
j , Nun / 1
_ I _T'�I \, 4 _�. - - /..0 t1 \ _J t L Mt /aft o dirlenty of S.�.S7B hN/ 7Rwun EoaAr /y of on ang /e of Be 59' 30' to the /a ft o dlstoace of 113715 Fart lard Soulherff' --
- ( -4 1 �\ ` f - - `,� / of an angle of 910'fo the right a distance of 934* foot, Theme £otter /y of an ono/* of -Seto the /off a distrmv of 1tO het, n�'
�• �\ , .k / , \` - ,wile _ El / - �f \ r -��/ yhanLe Northeaster /y at an eagle of 4S'JP' 41' to the loft a distance of 10&58 fort, 7Mnce Marl ?%okahrty at an Ong* of 5 .,
t ' I I -^ - -' - ` t ,! ♦�f. as 1' . to the leff a distance d /P0.35 iirt TAeace Soerfhratfar /y or on arrp/e of //d 0T 5Th the tithe o. disloncv of 240./0 foot; rhen4
Ir I \ NortMoshrly of w angle of 90' to Mr left a distance of 4.9,5,2 feet Theme 9oufhtoshrly of on angle of 90' to M&-fight
a distance of 135.01 Rcpt to o point an The South lim Of the ,VW 114, SE 114 of ao/d Sec. 29 rhenoe EbOwly along said South flee
( �r E ms/ --- - - --•� a distance or /May Art1 to the SE corner of sold NW114, SE 1/4 Thence Northerly along Mr East lint of said NW 114,SE1Af a,
- ^ ,J o,shrnl of /3751 /eat to cite trw peiM of bpianing ceis/oln/np 12.304 acres ?.vv or leas, has bid out, pbihd and subdivided into • :r
>+('�; ^�� � , Y�i - - -� - j Af \�. � N � � ?I Blocks, Lots, Places aced p'iw -er Aegeh shown, under Me amt once style of 'A/OUN7A/N SHADOWS SUBD /V /S /ON, SECOND F/LPVG"
one do by these presents /rant had aedlce e o ✓efforson County, Co/oroda, in for simple, a// such places and drive Also, there
'� - - - - -� I Is reserved to one for the use of 9/1 Present and future owners of lots in this subdivision, m easement over one across said late
of locations shorn on EMS plot for loo cons true Lion, operation and lainFoinonce of utilities and drainage foid'rues.
Executed this -4 It
-- -day of �u�, A.A.D. 196E
. .. I �- I w• 'Ar � _ --'-�
a0' MOUNTAIN SHADOWS, INC.
d f I ~ ' % GONIIa t /ECafa, Mf3/A[Nr cAoa "Lt. mcirtrARr
9 �
NOTARIAL -
STAIi- OF COLORADO / s s
t • I I ., ^; I '~ ~A• rs // , ( ( r , ` COUNrY Gin ✓EFFrRscvv 1
The abo1w lbrego/np map and dedicotlon of AIOUNTA/N SHADOWS SiJ*D /V /5 /ON, S6COim. FILING gas acknowkedoed before me.
- - ' j _` �-- -+ ----I _ •� X ' -•� ���f I I t_ =
this �j � day of A���L' 'L 1961, - by CCWRAO R. B£CKER as presfoVnt and CAROL SOLE os secretary of MOUNTAIN '+
li r �,• - ' I y, P4 6w`ory \\ I ;v, SHADOW.j INC. /
j + t F i : i 14� 4* I K .. , \\ I `+ My commission afpires
I I ` �"! —� 4f b '1 �\ J i1: r ♦ ',CL ATTORNEY'S CERr1F1CAT£ t
( E! 4 �• 't! T/ 'r (- f �'�/�/ �— , an oftanw -ot -low My licorice to prac*co Moro wurts of record of Colorado, do Araby certify that
: I L • •�� �. I 4", 1 have examined the title of off Ion* ft"M above dad /eohd o/d shown upon this platys a public ivy, and rite ti Ile to such /ands Is in the
dedreo Mrs froo had clear of oil %Ins and encummbr /ones, /' �{F. /J -
• 1°� Doted this �l �* day of f�1`f/,',�Y 1 961. t'- -�fL*1tilLJi 1]
.L
�- I I - - - - � ' 2 o•,ro• \ _ ,\ ENGINEERS CERr /F /GATE
! JAMES L LARSN, a registered engineer asd /and wrnryar In the State OF Colorado, do hereby cer lift' Me survey of MDi/Al /Ai + e
SHADOWS AND/V/SA6N, SECONDFILMOV was made by me and Mot this mop is on accurate ltpresenhtion of mid survey.
.. -sl Cat., M' ✓e, Sf / /e,>t1.'.» '•fO1rrN LINE, Nwi /A M1141=09 Dated this G day of > /At(M R'f fm/. Sh t I f .
xcnt, vw/ /a, SE r/s, set to - � Is 1 t!
APPROVAL 5
,
Approved by Mt Jefferson County P/ non Commission Mrs 21st day of / %/.
�. APPROVALS t Af
y.
_ • °tor trans srsArr r
Tills low is approved for filing, and 'CanwyarKt of tho public places aMdriw shown Iereon is accepted by Me County of Mferson,
Colorodo this 7 _ day of /t� t4aj 1961. Subtecl to me following conditions' rho Canty sM11 u(naerfake /win- _
�' ' IL.NNi,M ..lea Jp INe AENnIYEH? fNa/Nf£N/NS gCMRrKNr K1(rN aeM.1)YENr
feno/xe of any such public places or dNra on after construction of sold public places and dr Ms been mlisfdcfovi A'
the subdivider 893M "W O f CLVNTY - OAAMISSIONERS
' /• rrnotL Or E +aesrwrs i
CLERK AND RECORDERS CERr /F /GATE i sEMrr"r a LwLlrrw -
+ Eat can anetwx worurea
Accepted for'Ming /n fAteffla of Me Ctark and Recorder of✓efferson at Golden, Colorado, this f day of
.lea ,.rcotvrn
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