HomeMy WebLinkAboutWA-06-02
7500 West 29th Avenue
Wheat Ridge, Colorado 80033
Telephone 303/235-2846
FAX 303/235-2857
The City of
Wheat
Ridge
March 7, 2006
Leigh Gauger
4820 W. Hayward PI.
Denver, CO 80212-1543
Dear Leigh:
RE: Case No. WA-06-02
Please be advised that at its meeting on February 23,2006, the Board of Adjustment DENIED your
request for approval of up to 2,190 square foot variance from the 12,500 square foot minimum lot area
requirement AND a 25 foot variance to the 100 foot lot width requirement to allow a two-family dwelling
unit on property zoned Residential-Two (R-2) and located at approximately 4525 Garland Street.
Enclosed is a copy of the Certificate of Resolution, as well as a draft copy of the minutes, stating the
Board's decision. Should you decide to appeal the decision of the Board, you will need to notify the
Jefferson County district court in writing within 30 days of the Board's decision.
Please feel free to contact me at (303) 235-2846 if you have any questions
Sincerely,
I(~vz-~
Kathy Fi~
Administrative Assistant
Enclosures: Certificates of Resolution
Draft of Minutes
cc: Chris Eller
6400 S. Fiddlers Green Cir.
Englewood, CO 80111-4950
W A-06-02 (case file)
Building File
\\srv-ci-eng-OOl \users\k:field\Kathy\BOA\CORRESP\2006\wa0602demaL wpd
CERTIFICATE OF RESOLUTION
reJJl?'1
I, Ann Lazzeri, Secretary to the City of Wheat Ridge Board of Adjustment, do hereby certify that
the following Resolution was duly adopted in the City of Wheat Ridge, County of Jefferson,
State of Colorado, on the 23rd day of February 2006.
CASE NO: W A-06-02
APPLICANT'S NAME: Leigh Gauger
LOCATION: 4525 Garland
WHEREAS, the applicant was denied permission by an administrative officer; and
WHEREAS, Board of Adjustment Application Case No. W A-06-02 is an appeal to this Board
from the decision of an administrative officer; 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 NOT 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. .
NOW, THEREFORE, BE IT RESOLVED that Board of Adjustment Application Case No.
W A-06-02 be, and hereby is, DENIED.
TYPE OF VARIANCE: Up to a 2,190 square foot variance from the 12,500 square foot
minimum lot area requirement and a 25-foot variance to the 100-foot lot width requirement to
allow a two family dwelling unit on property zoned Residential-Two.
FOR THE FOLLOWING REASONS:
.1. If the request is denied, the property may still receive a reasonable return iu.use. The
property could be developed as a single-family residence without the need for variances.
2. All properties immediately adjacent within the same blQck as the subject property on
Garland Street are currently single-family residences.
3. There are no unique cQnditions related t.o physical surroundings, shape or topography that
render any portion of the property in question unbuildable. The property is rectangular in
shape and flat.
Board of Adjustment
Resolution WA-06-02
Page two (2)
4. Even as R-2 allows for one or two-family dwellings, the subject property does not meet
the minimum lot size and lot width requirements to allow a two-family dwelling even of
a smaller size.
5, The request would not result in a s.ubstantial benefit or contribution to the neighborhood
distinguished from an individual benefit on the part of the applicant. For whatever
reason, the neighbors immediately to the north and south of the property did not sign the
petitions submitted. An owner directly across Garland and adjacent property to the north
testified to the Board in opposition to a multi-family use for the appealed property.
VOTE:
YES:
NO:
ABSENT:
ABBOTT, BELL, BLAIR, DRDA, PAGE
None
DRDA and HOVLAND
DISPOSITION: A request for up to a 2,190 square foot variance from the 12,500 square foot
minimum lot area requirement and a 25-foot variance to the 100-foot lot width requirement to
allow a two family dwelling unit on property zoned Residential-Two was DENIED.
ADOPTED and made effective this 23rd day of February, 2006.
~
Board of Adjustment
An~~A'
Board of Adjustment
CITY OF WHEAT RIDGE BOARD OF ADJUSTMENT
Minutes of Meeting
February 23, 2006
1. CALL THE MEETING TO ORDER
The meeting was called to order by Vice Chair Blair at 7:00 p.m. in the Council
Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge,
Colorado.
2. ROLL CALL
Members Present:
Tom Abbott
Janet Bell
Bob Blair
Bob Howard
Betty Jo Page
OR~f1
Members Absent:
Paul Drda
Paul Hovland
Staff Present:
Meredith Reckert, Senior Planner
Jeff Rirt, Planning Technician
Ann Lazzeri, Recording Secretary
The following is the officIal set of Board of Adjustment minutes for the public
hearing of February 23, 2006. A set of these minutes is retained both in the office
of the City Clerk and in the Community Development Department of the City of
Wheat Ridge.
3. PUBLIC FORUM
There was no one to address the Board at this time.
4. ELECTION OF CHAIR
Janet Bell was elected Chair of the Board of Adjustment. At this point, Vice
Chair Blair turned the gavel over to Chair Bell.
4. PUBLIC HEARING
~A.
Case No W A-06-02: An application filed by Leigh Gauger for approval
of up to 2,190 square foot variance from the 12,500 square foot minimum
lot area requirement and a 25-foot variance to the 100-foot lot width
requirement to allow a two family dwelling unit on property zoned
Residential-Two and located at approximately 4525 Garland Street.
Board of Adjustment
02-23-06
- 1 -
This case was presented by Jeff Rirt. He entered all pertinent documents into the
record and advised the Board there was jurisdiction to hear the case. He reviewed
the staff report and digital presentation. Staff recommended denial of the case for
reasons outlined in the staff report.
In response to a question from Board Member HOWARD, Mr. Hirt stated that
most of the properties, including the subject property, were platted prior to the
City's incorporation. He also stated that the majority of the surrounding
properties on Garland have 75-foot frontages.
In response to a question from Board Member ABBOTT, Mr. Rirt stated that,
under City Code, a two-unit dwelling of any size would not be allowed on this
. property without a variance.
In response to a question frorn Board Member BELL, Mr. Hirt explained that it
appears most of the duplex lots in this area have lot widths of 100 feet or more.
At this time, all those present who wished to address the Board were sworn in by
Chair BELL. DRAFT
Chris Eller
6400 South Fiddlers Green Circle, Englewood
Mr. Eller stated that he was working with the applicant, Lee Gauger, to build and
sell two housing units on the subject property. He stated the variance request was
based on twelve other duplex properties within 100 to 200 feet across the street
from the Gauger property: Those twelve homes exceed the standard 40%
coverage and the variance request for 4525 Garland wocld come in below the
40%. If approved, this variance request wocld add two disabled-accessible and
affordable ranch homes in a community and city dominated by homes that are
unfriendly to the disabled. There are 23 single family homes and about 18 duplex
homes in the area so this variance would not change the balance in the
neighborhood.
BoardMember ABBOTT commented that the neighbors immediately adjacent to
the north and south did not sign the applicant's petition. Mr. Eller stated that
these people never answered their doors.
Leigh Gauger
4820 West Hayward Place, Denver
Ms. Gauger stated that they have researched housing prices in the area to ensure
that these units would be affordable. In response to a question from Board .
Member BELL, Ms. Gauger stated there is nothing that would require sale of the
homes only to people requiring disabled access.
Board of Adjustment
02-23-06
-2-
In response to a question from Board Member ABBOTT, Mr. Eller stated these
units would be priced at market price and, although there is no guarantee that
these homes would not be sold to investors, the homes would have separate titles.
Mr. Eller stated that their desire is to sell these homes to disabled couples or
small families looking for affordable housing. He stated they would not be
opposed to placing deed restrictions on the houses.
Elaine Maichle
9336 S. Pepperwood Lane, Highlands Ranch
Ms. Maichle stated that her mother lives across the street from the subject
property. She and her sister own that property with their mother. She expressed
.concern that a duplex on this property would turn into rental property and affect
property values and the character of the neighborhood. There would be no
objection to building a single family home on the lot. She expressed further
concern about the increased number of vehicles that would be generated by a
duplex. She submitted into the record a letter of objection written by her sister
who is .part owner in the property at 4565 Garland.
Della Downing
4565 Garland Street
Ms. Downing lives across the street from the subject property and spoke in
opposition to the variance. She expressed concern about increased traffic and
parking in the neighborhood. She would have no objection to a single family
home being built on the lot.
DRAfT
Upon a motion by Board Member ABBOTT and second by Board Member
PAGE, the following resolution was stated:
Whereas, the applicant was denied permission by an administrative officer;
and
Whereas, Board of Adjustment Application Case No. WA-06-02 is an appeal
to this Board from the decision of an administrative officer; 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 not 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.
Now, therefore, be it resolved that Board of Adjustment Application Case
No. W A-06-02 be, and hereby is, denied.
Board of Adjustment
02-23-06
- 3 -
L
5.
6.
7.
Type of Variance: Up to a 2,190 square foot variance from the 12,500 square
foot minimum lot area reqnirement and a 25-foot variance to the 100-foot lot
width requirement to allow a two family dwelling unit On property zoned
Residential-Two.
For the following reasons:
DRAft
1. If the request is denied, the property may still receive a reasonable
return in use. The property could be developed as a single-family
residence without the need for variances.
2. All properties immediately adjacent within the same block as the
subject property on Garland Street are currently single-family
residences.
3. There are no unique conditions related to physical surroundings,
shape or topography that render any portion of the property in
question unbuildable. The property is rectangular in shape and flat.
4. Even as R-2 allows for one or two-family dwellings, the subject
property does not meet the minimum lot size and lot width
requirements to allow a two-family dwelling even of a smaller size.
5. The request would not result in a substantial benefit or contribution
to the neighborhood distinguished from an individual benefit on the
part of the applicant. For whatever reason, the neighbors
immediately to the north and south of the property did not sign the
petitions submitted. An owner directly across Garland and adjacent
property to the north testified to the Board in opposition to a multi-
family use for the appealed property.
The motion passed 5-0.
Chair BELL advised the applicant that the request for variance was denied.
CLOSE THE PUBLIC HEARING
Chair BELL closed the public hearing portion of the meeting.
OLD BUSINESS
There was no old business to come before the Board.
NEW BUSINESS
A. Approval of minutes - January 26, 2006
It was moved by Board Member BLAIR and seconded by Board Member
ABBOTT to approve the minutes of January 26, 2006 as presented. The
motion passed ruianimously.
-4-
Board of Adjustment
02-23-06
1;'~~~.~ ;;/~;::
~ WI9~'H.-O
City of Wheat Ridge Planning Board Meeting - Thursday February 23,2006
This variance request is based on 12 other "duplexed" homes within 100 to 200 feet across the street/comer
from this land (seen in staff report cover).
These 12 homes exceed the maximum standard of 40% coverage on the land. The variance request pursued for
4535 Garland still comes in below the 40%.
Overall this variance request provides more positive value to the neighborhood, community and the City of
Wheat Ridge than not. In fact there are no negative impacts to a variance approval:
I. There would be no negative precedence set, as there is no more land left after this lot.
2. This is a variance request, not a rezoning request. The land is already zoned for this use.
3. A variance request would add two disabled accessible ranch homes two a neighborhood, community
and city dominated by homes that are unfriendly to the disabled.
4. A variance granted would result in two more affordable homes in a city that the retiring Baby
Boomers are going to look to in 2008.
In reference to the Planning Division Staff Report
1. Ref. II Variance Criteria, Item Number 2.
a. "...the block and street consists primarily of single family residences." This is almost correct;
there are some 23 single family residences and about 18 Duplex homes. The addition of two
more duplex homes would not change the balance of almost SO/50.
b. "All properties adjacent to the subject property on Garland street are single family
residences." Actually, as seen in the satellite photo the subject property is adjoined on the
West side by two duplex homes.
c. "In the general vicinity however... there is a mix of single and two-family residences along
with some commercial uses. " There are actually a predominance of duplex homes in the
general vicinity and not mentioned in the staff report, but obvious in the satellite photo, there
is also a predominance of Multi-family homes right nearby.
2. Ref. II Variance Criteria, Item Number 5.
a. "...Garland street is ajUll width street and should be able to accommodate the resultant
increase in traffic. " This positive statement supports that granting the variance would not be
detrimental to the public.
b. This variance would actually help increase property values in the vicinity by converting the
last useful land into two new accessible homes.
3. Ref. II Variance Criteria, Item Number 6.
a. "...approval of the variance would likely provide an incentive to develop a vacant lot. "We
know that the purpose of the planning division and board is not the profitability of the county,
city or any citizen's enterprise. However, the cost of bringing one home onto the vacant land
is close to prohibitive and would require a much larger home that might not fit the average
home profile and price in the neighborhood.
b. "The request would not result in a reasonable accommodation of a person with disabilities. "
This is almost accurate. If we are talking about the "letter of the law" in the criteria-then no,
a person with disabilities would not immediately benefit from the variance. However in the
"spirit of the law", the variance would actually benefit more than one person with disabilities
who could afford to live in the city of Wheat Ridge as there would be two new accessible
homes in a neighborhood and city of very inaccessible homes.
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TO:
CASE NO. & NAME:
ACTION REQUESTED:
CITY OF WHEAT RIDGE
PLANNING DIVISION STAFF REPORT
Board of Adjustment
CASE MANAGER: JeffHirt
W A-06-02/Gauger
DATE OF MEETING: February 23,2006
Approval of up to a 2,190 square foot variance from the 12,500 square foot
minimum lot area requirement and a 25 foot variance to the 100 foot lot width
requirement to allow a two family dwelling on property zoned Residential-Two
(R-2).
LOCATION OF REQUEST: Approximately 4325 Garland Street, Lot 51 Sun Valley Subdivision
APPLICANT (S):
OWNER (S):
APPROXIMATE AREA:
Leigh Gauger
Leigh Gauger
10,312.5 (.34 acres)
Residential-Two (R-2)
PRESENT ZONING:
COMPREHENSIVE PLAN: Single Family Detached Residential and Existing Two Family Conforming
Structures and Lots (Not to exceed 6 du's per acre)
ENTER INTO RECORD:
(X)
(X)
( )
COMPREHENSIVE PLAN
ZONING ORDINANCE
SUBDIVISION REGULATIONS
CASE FILE & PACKET MATERIALS
DIGITAL PRESENTATION
(X)
(X)
Location Map
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44TH AVENUE
Jurisdiction
All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case.
I. REQUEST
The property in question is located at approximately 4325 Garland Street, or Lot 51 of the Sun Valley
Subdivision. The property has Residential Two (R-2) zoning and is currently vacant with no structures on it.
The applicant/property owner, Leigh Gauger requests approval of a 2,187.5 square foot variance from the
12,500 square foot minimum lot area required to allow for a two family dwelling on property zoned R-2. The
applicant also requests a variance of 25 feet from the required 100 feet of lot width to allow for a two family
dwelling on property zoned R-2 _l)J~f~J&@'::~t:5Be1i~ti:a~a\!ltfk!1I!!IttJ,>~1:iUitJ. The existing
conditions on the subject lot and the development standards can be summarized as follows:
Subiect Lot
. 10,312.5 square feet
. 75 feet in width
. 137.5 feet in depth_ _ . ._^ ___ ^__~
~I~'1@R,1)M&IR~~1:l'o.rt.~mi:li:G:af@lE[ID~~@~~
Residential-Two Development Standards
One Family Dwelling
. Minimum Lot Area
. Minimum Lot Width
Two Family Dwelling
. Minimum Lot Area
. Minimum Lot Width
9,000 square feet
75 feet
12,500 square feet
100 feet
Therefore, in order for the applicant to construct a two family dwelling on the subject property, the above
mentioned variances to lot size and lot width are required.
There are no requirements in the planning and development code for the applicant to submit specific
architectural and/or site plans for improvements to the property for this variance re uest. The a licant has
however submitted sample elevations and photographs ~..fl.)I;!!~~jj;lli .' The
applicant has also submitted 4 site plan alternatives for the layout of the proposed two family dwelling
~4 C>~~.~~.
n. CASE ANALYSIS
The property is 10,312.5 square feet, or.34 acres. The property measures 75 feet wide, with a depth of 137.5
feet. The applicant is requesting a variance to allow for a two family dwelling on the subject property. R-2
development standards specify a minimum lot area of 12,500 square feet, and 100 feet of lot width to allow a
two family dwelling. A variance to lot size and lot width is therefore required. The applicant meets lot size and
lot width requirements to construct a single family dwelling without the need for any variances.
The area surrounding the subject property is a mix of one and two family dwellings, with commercial uses to
the south (See Exhibit I, Aerial Image). Immediately adjacent to the subject property are single family to the
north, south and east. To the immediate west is an existing two
family dwelling. The majority of the properties with two family dwellings in this vicinity appear to meet
applicable lot size and lot width requirements under current regulations. The two family dwellings to the south
Board of Adjustment
Case W A-06-02/Gauger
2
(on 45th Avenue) appear to be deficient in this regard however. According to the Jefferson County Assessors
Office records, these structures were built in the years 1961-1962, prior to the incorporation of Wheat Ridge.
The applicant has distributed a petition for surrounding property owners and tenants regarding this proposal. It
is not specified if those signing are property owners, however there are 10 signatures with 6 in favor and 4 with
no opinion on this proposal ~~~eJil],g
The property is currently the only vacant lot in the vicinity, surrounded on all sides by residential structures.
There is an existing approximately 6 foot solid wall on the south side of the property, and a 6 foot solid fence on
the west side of the property.
There were no other comparable variances or similar requests made found in this area.
II. VARIANCE CRITERIA
Staff has the following comments regarding the criteria used to evaluate a variance request:
1. Can the property in question yield a reasonable return in nse, 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 is denied, the property may still receive a reasonable return in use. The property could be
developed as a single family residence without the need for any variances.
2. If the variance were granted, would it alter the essential character of the locality?
The use proposed may have an impact on the surrounding area, as the block and street the subject
property is on consists primarily of single family residences. All properties adjacent to the subject
property on Garland Street are single family residences. In the general vicinity however (beyond the
subject properties' street) there is a mix of single and two family residences along with some commercial
uses (See Exhibit 6, Land Use Map).
3. Does the particular physical surrounding, shape or topographical condition of the specific property
involved result 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?
There are no unique conditions related to physical surrounding, shape or topography that render any
portion of the property in question unbui1dable. The property is rectangular in shape and flat.
4. Has the alleged difficulty or hardship been created by any person presently having an interest in the
property?
The property owner has created her own hardship by requesting a variance from the R-2 development
standards. Even as R-2 allows for one and two family dwellings, the subject property does not meet the
minimum lot size and lot width requirements to allow for a two family dwelling.
5. Would the granting of the variance 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, impairing the adequate supply of light and air to adjacent property, substantially increasing
the congestion in public streets or increasing the danger of fire or endangering the public safety, or
substantially diminishing or impairing property values within the neighborhood?
Approval of the variance would not be detrimental to the public welfare or injurious to other property in
the area. There will likely be more traffic generated by two units than one, however Garland Street is a
Board of Adjustment
Case W A-06-02/Gauger
3
full width street and should be able to accommodate the resultant increase in traffic. Property values
should not be significantly impacted due to the wide diversity ofland uses in the general vicinity.
6. If criteria 1 through 5 are fouud, theu, would the grauting of the variauce result in a benefit or
coutributiou to the neighborhood or the community, as distinguished from an individual benefit on
the part of the applicant, or would granting of the variance result in a reasonable accommodation
of a person with disabilities?
The request would not result in a substantial benefit or contribution to the neighborhood distinguished
from an individual benefit on the part of the applicant, although approval of the variance would likely
provide an incentive to develop a vacant lot.
The request would not result in a reasonable accommodation of a person with disabilities. The applicant
has stated however that it is their intention to construct accessible units in a neighborhood that has mostly
inaccessible homes (See Exhibit I, Letter of Request).
III. STAFF CONCLUSIONS AND RECOMMENDATIONS
Upon review of the above request, staff concludes that the above criteria are not supportive of the variance
request. Staff has found that there are not unique circumstances attributed to these requests that would warrant
approval ofa variance. Therefore, staff recommends DENIAL for the following reasons:
I. If the request is denied, the property may still receive a reasonable return in use. The property could be
developed as a single-family residence without the need for any variances.
2. There are no significant features which render any portion of the lot unbuildable.
3. The applicant has created a self-imposed hardship by requesting a variance.
Board of Adjustment
Case W A-06-02/Gauger
4
Dear Planners and Board Members
I own property in the city of Wheat Ridge and I need to ask for your help.
The property is at 4535 Garland St. It is zoned R2 and is bordered and surrounded by a mix
of single family homes, duplexes and multi-family homes 1.
4535 Garland has approximately 10,454 square feet.
I'm seeking a variance of approximately 16% for square foot and lot width requirements.
Duplex homes require 12,500 and I'm seeking a variance of 1,023 (about 8%) per unit.
The exact variance will be illustrated by the ILC from the land survey company.
Twelve homes (6 duplexes), within 200 feet from the property have structures that exceed
40% lot coverage2 and do not have lot sizes of 12,500 sq. ft.
Even after a permitted variance the proposed two-home, single structure duplex will:
. Use less than the allotted 40% lot coverage, and
. Meet the average of 1,300 square footage of neighborhood homes, with
. Comparable three bedrooms, two bathrooms plans, and
. Be available at the prevailing market value to fit community needs.
Additionally we have photographed over 150 homes3 in this neighborhood in order to
develop the duplex ranch homes to purposely blend while adding aesthetic value.
As an important aside, my Realtor is disabled and understands disability needs. He has
encouraged me to use this property to develop accessible ranch homes to add value for
disabled and elderly people to this neighborhood that has mostly inaccessible homes.
I've enclosed the application and supporting documents and illustrations. The required ILC
Improvement Location Certificate (survey) will be delivered within a few days of this
application as soon as the land surveyor company completes the work.
I look forward to a positive review of this request and the ability to provide the City of Wheat
Ridge, and this neighborhood, two beautiful and accessible homes.
Kind regards,
~~
Leigh Gauger
1 Please see Satellite Photo Illustration.
2 Please also refer to Dense Duplexes Photos
3 Please see also Examples of Homes Photos
Attached Letter - Page 1 of 5
Satellite Photo Illustration
V5((
LEGEND
. Multi-Family
. Duplexes
o Dense Duplexes over 40% Sq.Ft. of lot
. Subject Property: 4535 Garland St.
Single Family (gray - no color)
Commercial, other (faded white)
Not to Scale. Estimated for reference
Attached Letter - Page 2 of 5
Dense Duplexes Photos
~,
Attached Letter - Page 3 of 5
Examples of Homes Photos
Attached Letter - Page 4 of 5
Examples of Homes Photos continued
Attached Letter - Page 5 of 5
FE8-7-2006 10:37A FROM:RE PORT
3034200459
TO: 3032352857
P.3
CuENT
DATE 02/07/2006 FEe:lJ.O.OO JoB#'
LEIGH GAUGER
06-67
LAND SURVEYIN.G
5460 WARD ROAD' SUITE 160
ARVAOA. COLORADO 60002
(303) 4204786
IMPROVEMENT LOCATION CERTlF1Cf'TE;
Attn.: LEIGH
AO.DRESS
NA~E
4S'l'H , QARLAND S'rREZ'r
SUN INVBS'I'MElm'S
LEGAL DESCRIPTION
ll'mlCI.J~
r; 51, EXCZP! '1'HE NOR.'l'H 10
:&'IlE'!' AND 'l'HE NORTH 10 nET or
'Lo'r 52, BON VALLEY SUBDIVISION,
_COON'l'Y OF JEFFERSON,
L:'1'B 011' COLOMtlO
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EXHIBIT 2
EXHIBIT 3
4535 Garland Street
Wheat Ridge, CO 80033
Site Plan Examples, and
Exterior and Interior Examples
From Preferred Home Builders
February 2006
Attached Letter - Page 1 of 3
EXHIBIT 4
Exterior Illustrations
Attached Letter - Page 2 of3
Interior Illustrations
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Two Disability Accessible
Ranch Homes
- Three Bedroom
- Two Bathroom
-1330 Square Feet (each)
each with an
Attached Twaxar Garage
for
4535 Garland St
Wheat Ridge, CO 80033
PIN: 690322202016
February 2006
E
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Copyright@2006, Epic Service, LLC, The Real Estate Experience Company. All Rights Reserved.
Approx. Scale: 1ft.=O.055in. for Illustration Only.
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PLAN- 2
Single Structure Duplex
Two Disability Accessible
Ranch Homes
- Three Bedroom
- Two Bathroom
- 1330 Square Feet (each)
each with an
Attached Two Car Garage
for
4535 Garland St
Wheat Ridge, CO 80033
PIN: 690322202016
February 2006
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PLAN - 3
Single Structure Duplex
Two Disability Accessible
Ranch Homes
- Three Bedroom
- Two Bathroom
- 1330 Square Feet (each)
each with an
Attached Two Car Garage
for
4535 Garland St
Wheat Ridge, CO 80033
PIN: 690322202016
February 2006
E
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Copyright@ 2006, Epic Service, LLC, The Real Estate Experience Company. All Rights Reserved.
Approx. Scale: 1ft.=0.055in. for Illustration Only.
GARLAND STREET
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- Three Bedroom
- Two Bathroom
-1330 Square Feet (each)
each with an
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for
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4535 Garland St
Wheat Ridge, CO 80033
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7'-6"r----------1 ;'-6"1 .
PIN: 690322202016
February 2006
E
".'
Copyright@2006, Epic Service, LLC, The Real Estate Experience Company. All Rights Reserved.
Approx. Scale: 1ft.=O.055in. for Illustration Only.
Feb 1506 11 :21a
Chris Eller
303-265-9977
p.1
Fax: 303-235-2857
Phone: 303-235-2848
JeffHirt
City of Wheat Ridge
Community Development
Dear Jeff,
We went door to door adjacent to 4535 Garland St.
The signature sheet is lists homes where a resident answered the door and was willing to
sign regarding their opinion about building a duplex on the vacant land at approximately
4525 Garland (adjacent to the south of 4535 Garland).
We asked each person who answered the door if they were aware of the vacant land and
if they would be opposed, in support of or have no opinion about building a duplex on the
vacant land.
We let them know that the lot had a sign posted if they needed more information.
Leigh Gauger
Chris Eller
EXHIBIT 6
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153 1./'\4 .1
154 "I,,, t&'i"
155 ,UJ' () II
156
157
158
159
160
161
162
163
164
165
166
167
168
169
170
171
172
173
174
175
176
177
178
179
180
181
182
183
184
185
186
187
188
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NOTICE OF PUBLIC HEARING
Notice is hereby given that a Public Hearing is to be held before the City of Wheat Ridge
BOARD OF ADJUSTMENT on Thursday, February 23, 2006, at 7:30 p.m. in the Council
Chambers of the Municipal Building at 7500 West 29th Avenue, Wheat Ridge, Colorado. All
interested citizens are invited to speak at the Public Hearing or submit written comments. The
following petitions shall be heard:
Case No. WA-06-02: An application filed by Leigh Gauger for approval of up to 2,190
square foot variance from the 12,500 square foot minimum lot area requirement AND a
25 foot variance to the 100 foot lot width requirement to allow a two-family dwelling unit
on property zoned Residential-Two (R-2) and located at approximately 4525 Garland
Street.
Kathy Field, Administrative Assistant
ATTEST:
Pamela Y. Anderson, City Clerk
To be published:
Date:
Wheat Ridge Transcript
February 9, 2006
7500 West 29th Avenue
Wheat Ridge, Colorado 80033
303/235-2846 Fax: 303/235-2857
The City of
W"heat
Ridge
February 9, 2006
Dear Property Owner:
This is to inform you of Case No. W A-06-02 which is a request for approval of up to
2,190 square foot variance from the 12,500 square foot minimum lot area requirement
AND a 25 foot variance to the 100 foot lot width requirement to allow a two-family
dwelling unit on property zoned Residential-Two (R-2) and located at approximately
4525 Garland Street. This case will heard by the Wheat Ridge Board of Adjustment in
the Council Chambers ofthe Municipal Complex at 7500 West 29th Avenue on
February 23, 2006, at 7:30 p.m.
As an area resident or interested party, you have the right to attend this Public Hearing
and/or submit written comments.
If you have any questions or desire to review any plans, please contact the Planning
Division at 303-235-2846. Thaok you.
Planning Division.
\\srv~ci-eng-OO I \users\kfield\Kathy\BOA\pubnotice\2006\wa0602. wpd
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100
200
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MetroScan / Jefferson (CO)
Parcel
XfPT<,,>n
7004
AJ/f-O&- Od-/{/d-<"-<_A;1-<> r
*-------------------~-------:
Owner :Martensen Mary Jane
Site :9325 W 45th Ave Wheat Ridge 80033
Mail :9325 W 45th Ave Wheat Ridge Co 80033
Use :1112 Res/Improved Land
Bedrm:4 Bath:l.75 TotRm:
*----------------------------:
Owner
Site
Mail
*----------------------------:
Owner :Keble
Site :4535 G and St
Mail :442 Clarks
Use :1155 Vaca
Bedrrn: h:
MetroScan /
at Ridge 80033
Denver Co 80218
'dential
otRm:
"----------------*
:043348
28"9'0" 0001 6396
5813
~LLvJle
BldgSF:1,588 AC:.31
(CO) .----------------*
Parcel :043378
v;OO-4' 2890 0001 6396 6216
.t'none
BldgSF:l,739 Ac:
(CO)
Parcel
Xfered
Price
Pho.ne
BldgSF: Ac:
"----------------*
:----------------*
:043379
:12/15/2003
:$217,000
YB:
MetroScan /
Pool:
Jefferson (CO)
Parcel
:043391
*----------------------------:
Owner :Fabrizio Henry M
Site :4560 Holland St Wheat Ridge
Mail :4560 Holland St Wheat Ridge
Use :1112 Res, Improved Land
Bedrm:3 Bath:1.50 TotRm:
80033
Co 80033
V-Foror'l
7004 2890 0001 6396 6223
rUUlle
*----------------------------:
YB:1962 Pool:
MetroScan / Jefferson (CO)
Parcel
:043414
Owner :Heald Robert Paul
Site :9395 W 45th Ave Wheat Ridge 80033
Mail :6647 Orion Ct Arvada Co 80007
Use :1112 Res, Irnproved Land
Bedrm: Bath:2.75 TotRm:
BldgSF:l,300
AC:.23
-----------------*
7004 2890 0001 6396 6230
Phone
BldgSF:1,834
. 971 Pool:
efferson (CO)
Parcel
Xfered
*----------------------------:
Owner
Site : 4530
Mail: 4530
Use : 1112
Bedrm:3
*----------------------------:
Owner :Courtney Susan K
Site :4550 Garland St Wheat Rid
Mail :248 Marble Cir Golden Co
Use :1112 Res,Improved Land
Bedrm:3 Bath:l.75 TotRm:
*----------------------------:
Owner :Downing Della A
Site :4565 Garland St Wheat Ridge
Mail :4565 Garland St Wheat Ridge
Use :1112 Res, Improved Land
Bedrm:3 Bath:1.00 TotRm:
*----------------------------:
YB:1971 Pool:
I Jefferson
80033
Co 80033
Ac: .30
:----------------*
:043424
:05/1 gnoo,
2890 0001 6396
6247
7004
~H~H"'"
BldgSF:1,360 AC:.22
._----------~~---*
(CO)
Parcel
:043425
7004 2890 0001 6396 6254
Phone
BldgSF:l,078
Ac: .22
(CO) :----------------*
Parcel :043437
Xf~r~~ --. 0001 6396
7004 2890
.Ll~VUe : 303 421 8748
BldgSF:l,220 AC:.24
6261
YB:1961 Pool:
MetroScan I Jefferson (CO)
Parcel
61 Pool: BldgSF:1,689 AC:.14
/ Jefferson (CO) :----------------*
Parcel :043473
Owner :Reyes Celso Jaime
Site :9280 W 45th Ave Wheat Ridge
Mail :9280 W 45th Ave Wheat Ridge
Use :1112 Res,Irnproved Land
Bedrm:4 Bath:2.00 TotRm:
80033
Co 80033
*------------~--------------_.
Pool:
Owner :Monge Lou
Site :9350 W 45th Ave Wheat Ridge 800
Mail :9370-9380 W 45th Ave Wheat Ridg
Use :1112 Res, Improved Land
Bedrm:4 Bath:2.00 TotRm:
*----------------------------: MetroScan
Owner :Jordan Mary R
Site :9310 W 45th Ave Wheat Ridge
Mail :9310 W 45th Ave Wheat Ridge
Use :1112 Res, Improved Land
Bedrm:3 Bath:1.00TotRm:
001:
:----------------*
:043463
-,........,/....,....,/....,,....,........,
7005 2570 0001 4282 1237
Phone :303-431-9174
BldgSF:1,669 AC:.14
(CO)
Parcel
XfAn~cJ
7004
:~---------------*
:043472
: OR/HnOOl
2890 0001 6396 6278
.LUV.L.L'C
7005 2570 0001 4282 1176
Phone
BldgSF:844
Ac: .07
information compiledfrom various sources. Real Estate Solutions makes no representations
or warranties as to the accuracy or completeness of information contained in this report.
~----------------------------: MetroScan / Jefferson (CO)
Owner :Sandoval Lee E Parcel
Site :4520 Holland St Wheat Ridge 80033
Mail :4520 Holland St Wheat Ridge Co 80033
Use :1112 Res/Improved Land
Bedrm:4 Bath:2.75 TotRm:
._------------~-~*
:043483
X-fo::>rQr< "',, t, . I~""''''''-
7005 2570 0001 4282 1183
ruUIle
*----------------------------:
Owner :Rose
Site :4500
Mail: 4500
Use : 1112
Bedrm: 4
Jerra D
Garland St Wheat Ridge
Garland St Wheat Ridge
Res,Improved Land
Bath:3.25 TotRm:
YB:1971 Pool: B1dgSF:2,536 Ac:
MetroScan / Jefferson (CO) "----------~-----*
Parcel : 043510
7005 2570 0001 4282
80033
Co 80033
1190
Barbara M
Garland St Wheat Ridge
Garland St Wheat Ridge
Res/Improved Land
Bath:1.50 TotRm:
YB:1955 Pool:
MetroScan / Jefferson (CO)
Parcel
Phone
BldgSF:2,435
AC:.29
*----------------------------:
Owner :Sena
Site : 4520
Mail :4520
Use : 1112
Bedrm:3
:----------------*
:043513
80033
Co 80033
V-F=Y'........-.l
. no /-,,., /-, n(""\n
*----------------------------:
1-'none
YB:1956 Pool: BldgSF:1,446 Ac: .21
MetroScan / Jefferson (CO) :----------------*
Parcel :043547
'''~~n'' : 06/21/2001
Phone7005. 2570 0001 4282 1213
YB:1961 Pool: B1dgSF:2,037 AC:.14
MetroScan / Jefferson (CO) "----------------*
Parcel :208465
v.~-7005 2570 0001 4282 1220
7005 2570 0001 4282 1206
Owner :Saunders Janean
Site :9330 W 45th Ave Wheat Ridge
Mail :9330 W 45th Ave Wheat Ridge
Use :1112 Res,Improved Land
Bedrm: Bath:2.00 TotRm:
80033
Co 80033
*----------------------------"
Owner :Howell Jessica
Site :9320 W 45th Ave Wheat Ridge
Mail :9320 W 45th Ave Wheat Ridge
Use :1112 Res/Improved Land
Bedrm:3 Bath:1.00 TotRm:
80033
Co 80033
J:'none
BldgSF: 844
Ac:.07
YB:1961
Pool:
Information compiledfrom various sources. Real Estate Solutions makes no representations
or warranties as to the accuracy or completeness of iriformalion contained in this report.
*******************************
*
Search Parameters
*
*******************************
*
*
*
Jefferson (CO)
2/8/2006
11:50 AM
*
*
*
*******************************
Parcel Number.. .16
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39 222 02 015
39 222 02 016
39 222 02 017
39 222 02 018
39 222 02 019
39 222 02 020
39 222 01 016
39 222 01 017
39 222 01 018
39 222 01 019
39 222 07 003
39 222 07 004
39 222 07 005
39 222 07 006
39 222 07 017
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FAX COVER SHEET
FAX NUMBER +1-3034200459
FROM
DATE
RE
Chris Elller
2/01/06 8:14 AM
ILC, setbacks and floorplan for 4535 Garland St
COVER MESSAGE
Bob,
Thank you for your help.
Leigh Gauger will be contacting you to order the ILC and
extra CAD work for 4535 Garland St., Wheatridge, CO 80033.
LEGAL DESC: SUN VALLEY LOT: 0051 LOT: 0052
PIN: 690322202016
MapsCO: 251R, North 4400, West 9200.
Setbacks (City of Wheat Ridge) :
Front: 30 Feet
Rear: 10 Feet
Side: 5 Feet on one side with a total of 15 Feet
for both sides.
Floorplans (a scan of 8.5 x 11 line drawings with outside
dimensions) will be delivered tomorrow for CAD. The outside
dimensions of the proposed structure should not cover more
than 40% of the total lot square footage. And it has to meet
the above setback requirements.
The property is the vacant land adjacent and South of the
home at 4535 Garland St. This is near 44th and Garrison.
Thank you for your support,
Chris Eller
Broker Associate, Realtor(R)
RE/MAX Masters, Inc.
720-560-5908
303-265-9977 efax
WWW.EFAX.COM
I
~
~. }
.--7-....,
1:.,\>,\.1
After Recording Return to:
Leigh Gauger ()
Ift!zo OJ. Ho_youCt,d 1- ~.
J)€,we" (0 ,!:O.;;J-/J-
111111111111111111111111111111111111111111111111111111111I1I ~ ~ ~ : g g
2005119578 WD
11/28/2005 12:07:29 1 Page(s)
Jefferson County, CoLorado
WARRANTY DEED
This Deed, made November 18, 2005
Between Curtis Prize ofthe Connty Jefferson, Stale ofCOWRADO, grantor(s) and Leigh Gauger, a Tenant
in Severalty whose legal address is qgJ.D W. Hay Ward Pt. /)e~v(i, CO Connty of Jefferson,
. and State of COLORADO, grantee. OO),/:L
WITNESS, That the grantor, for and in the consideration of the sum of SIXTY THOUSAND AND 00/100
DOLLARS ($60,000.00) the receipt and sufficiency of which is hereby acknowledged, has granted, bargained, sold
. and conveyed, and by these presents does grant, bargain, s~H, convey-and confirm, unto the grantee, their heirs and assigns
forever, all the real property together with improvements, if any, situate, lying and being in the County of Jefferson, State
of COLORADO described as follows:
The South 65 feet of Lot 51, and all of Lot 52,
Except the South 90 feet of said Lot 52,
Sun Valley Subdivision,
City of Wheat Ridge,
County of Jeffersoo, State of Colorado.
also known by street and number as 4535 Garland Street, Wheat Ridge, CO 80033
TOGETHER witb all and singular hereditaments and appurtenances, thereunto belonging, or in anywise appertaining,
and the reversion and reversions, remainder and remainders, rents issues and profits thereof, and all the estate, right,
title, interest, claim and demand whatsoever of the grantor, either in law or equity, of, in and to the above bargained
premises, with the hereditaments and appurtenances.
TO HAVE AND TO HOLD said premises above bargained and described, with the appurtenances, unto the grantee,
hiS'heirs and assigns forever. Arid the'graiitor, fOi'-hHnself, his-heirs "and personal representatives, does covena.~t,grant,
bargain and agree to and with the grantee, his heirs and assigos, that at the time of the ensealing and delivery of these
presents, he is well seized of the premises above conveyed, has good, sure, perfect, absolute and indefeasible estate of
inheritaoce, in law, in fee simple, and has good right, full power and lawful authority to grant, bargain, sell and convey
the same in manner and form as aforesaid, and that the same are free and clear from all former and other grants,
bargains, sales, liens, taxes, assessments, encumbrances and restrictions of whatever kind of nature so ever, except for
taxes for the current year, a lien but Dot yet due and payable, and those . specific Exceptions described by
reference to recorded documents as reflected in the Title Documents accepted by Buyer in accordance with
section 8a (Title Review) of the contract dated November 3, 200S, between the parties.
The grantor shall and will WARRANT AND FOREVER DEFEND the above-bargained premises in the quiet and
peaceable possession of the grantee, his heirs and assigos, against all and every person or persons lawfully claiming the
whole or any part thereof. The singular number shall include the plural, the plural the singular, and the use of any
gender shall be applicable to all genders.
IN WITNESS WHEREOF, the grantor has executed this on the date set forth above.
----------...............
Curtis Prize
. ,'_0" ,_ .',-'--
.- " ,- .
ST A '(E'OF.t '.<"..
9Q9J<iTY9f';;B~~itk' ..
~. .\'491"A1? H' ',0.0.....\
. .'~~~f;5~~~W~iID~lr~nI~asaCknOWledged, subscribed and sworn to before me November 18, 200S by Curtis Prize.
. ...~rtjS!t~f~~~;~jmcial seal. /;~
"\!"f-:':-~':;;'':'.\'' /'
}ss:
Notary Public
My Commission exPiresi! W/JvOY'
ESCROW NO. 232-H0087582-034-CI'E
WO.Warranty Deed
.HOO 6;5'6:A
LAND USE CASE PROCESSING APPLICATION
Community Development Department
7500 West 29th Avenue, Wheat Ridge, CO 80033
Phone (303) 235-2846
(please print or type all information)
Addresf' 'iR 2. 0
State~ (.A
Address'
State ,
t-l. fia'(./lJa.rJ 'PI.
Zip. R-ozrz....
Zip fI
Phonl20 -'13Cf-'f7/t
F~1-4.5b-03'll
Phone 8
Fax~
~~,/~,( P/luiz/Rt ~ CR ~Pt97?
Type of action requested (check one or more of the actions listed below which pertain to your request):
JJ$-~ Application submittal requirements on reverse side
~~llllge of zone or zone conditions - Special Use Pennit
'.~ Consolidation Plat - Subdivision: Minor (5 lots or less)
- Flood Plain Special Exception - Subdivision: Major (More than 5 lots)
- Lot Line Adjustment - Right of Way Vacation
- Planned Building Group ~~.' Building, Sign
- Site Development Plan approval -, - .. .~ )
- Other:
Detailed description of request: .?/.,f~e "7C'ef A:--~~/ /tt'~ 4/ k~yoA-o~
Required information:. ~
Assessors P~ceWumb# V" ~ 7 t-- t-4-tl:;!.tJ/
Current Zonm~ J! 'l.. .
Current Use:. VtUIt-n!- (dUd'
iJtt'P)(.
Size of Lot (acres or square footage);I/(),ttt;t.j
Proposed Zoning: . fZ. ~ .
Proposed Use;~' 4: 11 <el(
I certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge
and that in filing this application, I am acting with the knowledge and consent ofthose persons listed above,
without whose consent the requested action cannot lawfully be accomplished. Applicants other than owners
must submit power-of-attorney from the owner which approved of this action on his behalf.
Signature of Applicant,. .
To be filled out by staff:
Date received ;i- -{ .... 0 Ii>
Comp Plan Desig.
Related Case No.
k
Case No. W~()tP-O,;l...
Qnarter Section Map ;; iJ .;l...:2-.
Case Manager 1-/.-[ T
.
Case No.:
App: Last Name:
App: First Name:
Owner: Last Name:
Owner: First Name:
App Address:
City, State Zip:
App: Phone:
Owner Address:
City/State/Zip:
Owner Phone:
Project Address:
Street Name:
City/State, Zip:
Case Disposition:
Project Planner:
-File Location:
Notes:
Follow-Up:
___-----.1
L
I~____-
~~~---
L
L___
Quarter Section Map No.: ~W2~
Related Cases: l
Case History:
ariance to lot size & lot
idth to allow second
dwelling unit. . .
IBOA: 2123/06 _.
~~:{J1~
.
J
--~
2nd Review Date:
! Decision-making Body:
IBOA-2I23/06 .
L_
I
1v:I",0_~~___ ..
ILeigh Gauge~__",.._ ._______
Ie/o Chris EII!!__..__
!same _ ________
I
"S20W. Ha_~...._ard PI.
~ ,e.:. Review Body:
~_<<Q~9~L_____j
17:~9:560-590S_~ AP N:
~_ .J 2nd Review Body:
L_
17:20-934-9111__
14535
!Garland Street
!wheat RidS!, CO S0033
Approval/Denial-Date:
,
~
Reso/Ordinance No.:
Conditions of Approval:
District: 'I!Y.
1_-
i
~
Date Received: ~3/2006
,
__ __J
,
__."J
Pre-App Date:
CITY OF WHEAT RIDGE
01/30/06 11~28 AM cdb
Silf: Inve~.tment~-
RECEIPT NO~C020863
FMSD Zot~n~G p:F?U[ATION !"'
~-:Gne
FM~iD Zm..!I!~G REIMBUFSEHENT
zr--.elfi:
PAYMENT RECEIVED
LK 2064-
TOTAL
AMOUNT
~;oo" 00
'iO.OO
Ai10Ur.n
390.00
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