HomeMy WebLinkAboutWA-06-20
CITY OF WHEAT RIDGE
PLANNING DIVISION STAFF REPORT
TO:
Case File
CASE MANAGER:
M. Recker!
CASE NO. & NAME:
W A-06-20/Sutton
DATE OF MEETING:
N/A
ACTION REQUESTED:
Approval of a 1.5' foot side yard setback variance and a 1.5' rear yard setback
variance from the IS foot side and rear yard setback requirements for detached
garages over 8 feet in height on property zoned Residential One (R-I).
LOCATION OF REQUEST: 10550 W. 32nd Place
APPLICANT (S):
OWNER (S):
James Sutton
James Sutton
APPROXIMATE AREA:
15,000 s.f.
PRESENT ZONING:
Residential-One (R -I)
ENTER INTO RECORD:
(X)
(X)
CASE FILE & PACKET MATERIALS
ZONING ORDINANCE
o
DIGITAL PRESENTATION
Location Map
Board of Adjustment
Case W A-06-20/Sutton
1
Jurisdiction
All notification and posting requirements have been met; therefore, the administrative decision may be made.
I. REQUEST
The property in question is located at 10550 W. 32nd Place and has Residential One (R-I) zoning.
II. CASE ANALYSIS
The applicant, James Sutton, is requesting this variance as the property owner @;lifu~!iir;.L~#~~6J]R~qi1~st).
The request is for approval of a 1.5 foot side yard setback variance from the 15 foot side yard setback
requirement and a 1.5' rear yar1,~~tb.~~l<~~~cefT~~t~~I?foot rear yard setback requirement for detached
garages over 8 feet in height (gjcljI~!t;gi;F:?iis!iJ1g~ite)?l~;G). The purpose of the variance request is to allow
for the construction of a detached garage of approximately 620 square feet in the southwest comer of the
property. The R-I zone district allows single family uses and accessory buildings.
Because the request is for 10 percent variances, they can be approved adntinistratively. All other development
standards have been met with this request.
The property is 15,000 square feet. The property measures 120 feet wide with a depth of 125 feet. The R-I
zone district has a minimum lot size of 12,500 square feet and a minimum lot width of 100 feet.
The property currently has a single family residence on it. There is an existing attached garage on the west side
of the property. The proposed detached garage will utilize the existing driveway which provides access to the
garage already in place and continues along the west side of the existing structure. The proposed garage
location is in an area where an RV was stored by the prceyj?11~?~~r:.34~~~:~~~!~gr?]l?S~~t??;s!~e,~:-"ith
lap siding consistent with the architecture of the house.mJi!ii.l:ijt.~;sitl:p!illt:,cgj{jjil:iIti4;'\Wc!titl:gM'l!j;~1l:y~ti!l:n)
The remainder of the yard is heavily landscaped. An existing mature honey locust tree would need to be
removed to accommodate a garage with 15' setbacks.
III. V ARlANCE CRITERIA
Staff has the following comments regarding the criteria used to evaluate a variance request:
1. Can the property iu question yield a reasonable return in use, service or iucome if permitted to be
used ouly uuder 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 may still be
used 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?
If approved, the request should not have a negative effect on the essential character of the locality. The
proposed location of the garage is in an area where a recreational vehicle was previously parked.
3. Does the particular physical surrounding, shape or topographical condition of the specific property
iuvolved 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 shape or topography that render any portion of the property in
question unbuildable. The property is rectangular in shape and flat. There are limited alternatives for
placement of the garage due to existing mature landscaping on the property.
Board of Adjustment
Case W A-06-20/Sutton
2
4. Has the alleged difficulty or hardship been created by any person presently having an interest in the
property?
The applicant has created his own hardship by requesting a garage in this location.
5. Would the grauting 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 cougestiou iu public streets or iucreasiug 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 may be a small decrease in the supply of light and air to adjacent properties if the
variance is approved. The request would not substantially increase the congestion in public streets,
increase the danger of fire or endanger the public safety. Property values should not be impacted as a
result of this request.
6. If criteria 1 through 5 are found, then, would the granting of the variance result in a benefit or
contribution to the neighborhood or the community, as distiuguished 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 ofthe applicant.
The request would not result in a reasonable accommodation of a person with disabilities.
IV. STAFF CONCLUSIONS AND RECOMMENDATIONS
Upon review of the above request, staff concludes that the above criteria are supportive of the variance request.
Therefore, staff recommends APPROVAL for the following reasons:
1. There are limited alternatives for placement of the garage due to the location of mature
landscaping on the property.
2. If approved, the request should not have a negative effect on the essential character of the
locality or on property values in the neighborhood as the previous owner used this area for RV
parking.
3. There will be no negative impact to the public welfare or other properties in the area.
4. The request would not substantially increase the congestion in public streets, increase the
danger of fire or endanger the public safety.
5. There have been no protests submitted during the ten-day public notification period.
With the following condition:
I. The desigo and architecture of the proposed garage be similar in character to the existing house
as rl:presented in Exhibit 4.
d~~
Community Development Director
l(zJo'l
Date'
ff Approved with conditions
Board of Adjustment
Case W A-06-21/Sutton
3
November 21st, 2006
James B. Sutton
10550 W. 32"d PI.
Wheat Ridge, CO 80033
City of Wheat Ridge
Community Development Department
7500 W. 29th Avenue
Wheat Ridge, CO 80033
Re: Administrative Setback Variance
To Whom It May Concern;
Please let this letter serve as my formal request for an Administrative Variance, specifically
requesting the reduction of the setback from the west side and rear or south side of my property
by 1.5 feet, from the required 15 feet to 13.5 feet. This variance is requested to construct a
garage structure. Please see proposed plans and elevations.
I have evaluated other options on the property and have determined it impractical to locate this
type of structure elsewhere due to drainage and access problems.
The property already has in place driveway access on the west side. In an effort to save a large
well-established Honey Locust tree as well as provide the minimum turning radius to access the
garage, the variance will be required. Additionally, this is the only practical way to construct a
garage large enough to accommodate modern day-sized cars.
The current landscaping lends itself to construction in the proposed area.
Locating the garage further into the property with a side access would encroach into existing well-
established landscaping. Please see the attached photographs of the proposed construction site
and the established landscape.
I have discussed the proposed structure with the adjacent neighbors and have been received with
overwhelming approval for this project. The previous owners used this area for dog kennels and
non-conforming greenhouse uses. It is the consensus that this proposed structure will be a
welcome improvement to the neighborhood.
Please note the rooflines, scale, building materials and color schemes will complement the
existing house structure.
If you have any questions, please give me a call.
~IY,
~B.SU
Homeowner
EXHIBIT 1
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3470 S. SHERMAN ST. STE. 2
www.eopls.eom
· ENGLEWOOD, CO. 80110
COLORADO ENGINEERING &
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Surveying Colorado Since 1972
· FAX: (303) 761-0841
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EXHIBIT 4
7500 West 29th Avenue
Wheat Ridge, Colorado 80033
303/235-2846 Fax: 303/235-2857
The City of
Wheat Ridge
December 4, 2006
Dear Property Owner:
This is to inform you of Case No. W A-06-20, a request for administrative variances of
1.5 feet from the required 15 foot side and rear yard setbacks resulting in 13.5 foot side
and rear yard setbacks for property zoned Residential-One (R-l) and located at 10550
West 32nd Place.
The applicant is requesting an administrative variance review which allows no more than
a ten percent (10%) 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 December 13, 2006.
Thank you.
\\srv-ci-eng-OO 1 \users\kfield\Kathy\BOA \pubnotice\2006\wa0620.wpd
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CITY LIMITS
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SE28
l .1
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OFFICIAL
ZONING MAP
WHEAT RIDGE
COLORADO
s;1'1/
- PARCEULOT BOUNDARY
(DESIGINATES OWNERSHIP)
------- WATER FEATURE
NE 28
. DENOTES MULTIPLE ADDRESSES
~ 100-YEAR FLOOD PLAIN
~ (APPROXIMATE LOCATION)
@
o ICO 200 XX) 400 Feet
DEP ARlMENi OF
PLANNING AND DEVELOPMENT
MAP ADOPTED: June 15, 1994
Last Revision: September 10, 2001
{4/.1-:(?~, ~9/~ ~t2"", NetroScan / *fi?Js~::: SiD ~""" -" -'''' *
Owner :Korb Danice C Parcel :048768
Site :3255 Moore St Wheat Ridge 80033 Xferen .11/~~/0AnA
Mail ,3255 Moore St Wheat Ridge Co B0033 7006 0100 0006 7650 6563
Use :1112 Res/Improved Land J:'uuut::
Bedrm, 3 Bath,2.25 TotRm, YB,1957 Pool, BldgSF,2,507 Ac:.32
*____________________________: MetroScan / Jefferson (CO) :----------------*
Owner ,Hartley Gary L Parcel ,049064
Site ,3250 Moore Ct Wheat Ridge B0033 xfered ,07/0B/1977
Mail ,3250 Moore Ct Wheat Ridge Co B0033 7006 0100 0006 7650 6570
Use : 1112 Res I Improved Land l:"UU.LJ.C
Bedrm, 3 Bath,2.50 TotRm, YB,195B Pool, BldgSF,1,B19 Ac,.2B
*____________________________" MetroScan / Jefferson (CO; :----------------*
Owner :Adsit Glenna J Parcel :049224
Site ,3245 Moore St Wheat Ridge B0033 Xfered ,'0/n7/'000
Mail ,3245 Moore St Wheat Ridge Co B0033 7006 0100 0006 7650 6587
Use :1112 Res/Improved Land l:"'uuuc
Bedrm, 3 Bath,1.75 TotRm, YB:1959 Pool, BldgSF,2,144 Ac,.31
*____________________________: MetroScan / Jefferson (CO) :----------------*
Owner :Sutton James B Parcel :049252
Site ,10550 W 32nd Pl Wheat Ridge B0033
Mail ,10550 W 32nd Pl Wheat Ridge Co B0033
Use :1112 Res, Improved Land
Bedrm, 3 Bath,3.25 TotRm, YB,1956 Pool,
*____________________________: MetroScan / Jefferson (CO)
Owner :Lauff Linda E Parcel
Site ,10565 W 32nd Ave Wheat Ridge B0033 ~(" / Xfered
Mail ,10565 W 32nd Ave Wheat Ridge Co ~~' )( 7006
Use :1112 Res,Improved Land' -
Bedrm:3 Bath:2.25 TotRm, Y ,961 Pool, BldgSF,1,616 Ac,.03
*____________________________: MetroScan / Jefferson (CO) :----------------*
Owner ,Bedell Steven K Parcel ,194434
Site :10560 W 32nd PI Wheat Ridge 80033 Xfpypn .1^/~~/~nnn
Mail ,10560 W 32nd Pl Wheat Ridge Co B0033 7006 0100 0006 7650 6617
Use :1112 Res/Improved Land J:'!lUlle
Bedrm, 3 Bath,1.75 TotRm, YB:1956 Pool ,Yes BldgSF,2,2Bl Ac, .37
*____________________________: MetroScan / Jefferson (CO) :----------------*
Owner :Leaf Caren Michelle Parcel :201139
Site ,10535 W 32nd Ave Wheat Ridge B0033 7006 0100 0006 7650 6624
Mail ,10535 W 32nd Ave Wheat Ridge Co B0033 ~~~~. ",o~v, vvv
Use ,1112 Res,Improved Land Phone
Bedrm, 5 Bath,2.50 TotRm, YB,1961 Pool, BldgSF,l,BOl Ac,.32
*"""""_",_,,,,_,,_""_, NetroScan / Jefferson (CO) "-"-",,,,-,,,'*
Owner :william Murrell Clark Trust Parcel :204252
Site ,3205 Moore St Wheat Ridge B0033 Xfered ,05/20/1999.
Mail ,3205 Moore St Wheat Ridge Co B0033 7006 0100 00)]6 7650 6631
Use :1112 Res/Improved Land
Bedrm, 4 Bath,2.25 TotRm,
51
7006 0100 0006 7650 6594
Phone
BldgSF,2,052
Ac,.35
:----------------*
,049256
,12/02/2002
0100 0006 7650 6600
YB:1960
Pool,
Ac, .35
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Information compiledfrom various sources. Real Estate Solutions makes no representations
or warranties as to the accuracy or completeness of information contained in this report.
Damce Korb
3255 Moore St
Wheat Ridge, CO 80033
Gary Hartley & R Janet Hartley
3250 Moore Ct
Wheat Ridge, CO 80033
James Sutton
10550 W 32nd PI
Wheat Ridge, CO 80033
Linda Lauff & Darnel Lapp
10565 W 32nd Ave
Wheat Ridge, CO 80033
Caren Michelle Leaf
10535 W 32nd Ave
Wheat Ridge, CO 80033
Murrell Clark William & G Jamce Clark
3205 Moore St
Wheat Ridge, CO 80033
Glenna Adsit
3245 Moore St
Wheat Ridge, CO 80033
Steven Bedell & Rosalind Bedell
10560 W 32nd PI
Wheat Ridge, CO 80033
Parcel Number...8
39 281 16 010
39 281 16 011
39 281 18 013
39 281 18 014
39 281 18 015
39 281 18 018
39 281 18 019
39 281 18 020
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* Jefferson (CO)
* 12/4/2006
* 11:28 AM
*
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Case No.:
App: Last Name:
App: First Name:
Owner: Last Name:
Owner: First Name:
App Address:
City, State Zip:
App: Phone:
Owner Address:
City/Stale/Zip:
Owner Phone:
Project Address:
Street Name:
City/State, Zip:
Case Disposition:
Project Planner:
File Location:
Notes:
Follow-Up:
IwA0620
Isutton
~ames B.
~ame
1
110550 W. 32nd PI.
Iwheat Ridge, CO 80033
1303-5984205
~ame
I
~ame
b0550
Iwest 32nd Place
Iwheat Ridge, CO 80033
IRecker!
IActive
Quarter Section Map No.: INE28
Related Cases:
1.5 ft. side & rear yard
etback variances to the 15
. side & rear yard setback
req. requirement. . .
Case History:
Review Body:
APN:
IAdm.
139-281-18:014
2nd Review Body:
2nd Review Date:
I
I
I
I
I
Decision-making Body:
Approval/Denial Date:
Reso/Ordinance No.:
Conditions of Approval:
District: 1m
Date Received: 111/21/2006
Pre-App Date:
CITY OF WHEAT RIDGE
11/24/06 2:12 PM cdb
JAMES B SUTTON
RECEIPT NO:C022679
FMSD ZONING APPLICATION F
ZONE
PAYMENT RECEIVED
CK 124
TOTAL
AMOUNT
20B.00
AMOUNT
20B.00
200.00
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)
Addresst!r'5'.;'O f I ). 3 <>",J ~
State (, Zip ~33
Phone
Fax
Owner
City
Address
State
Zip
Phone
Fax
Contact . Sa.. VI'\. @ Address Phone
City State Zip Fax
(The person listed as contact will be contacted to answer questions regardi,ng this application, provide additional infonnation when necessary, post
public hearing signs, will receive a copy of the staff report prior to Public Hearing, and shall be responsible for forwarding all verbal and written
communication to applicant and owner.)
Locationofreqn~st (address): I r.,fj'5' () (, J .":l 2. d PI
Type of action requested (check one or more of the actions listed below which pertain to your request):
Application submittal requirements on reverse side
o Change of zone or zone conditions 0 Special Use Permit
o Consolidation Plat 0 Subdivision: Minor (5 lots or less)
o Flood Plain Special Exception 0 Subdivision: Major (More than 5 lots)
o Lot Line Adjustment 0 Right of Way Vacation
o Planned Building Group 0 Temporary Use, Building, Sign
o Site Development Plan approval J&fVariance/Waiver (from Section )
o Other:
D. etailed description ofrequest~d ;;~ ~~ ~ ~.~ e gVld '::~r 1ft;l~~ ~
!;~:?t K~r.::.Tk -tVt>tM po I e :F .'
Required information: .
Assessors Parcel Number: b4 q,~ S2-II,." <j Da2fSl/P;Of'f Size of Lot (acres or square footage): I~ J~ -1--
Current Zoning: ~_ ~ Proposed Zoning: ,
Current Use:J<'p-.5 'd 'J4 'h'a/ Proposed Use: /(e.<:!' (/.ou1v'cJ,/
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 of those persons listed above,
without whose consent the requested. action c ly be accomplished, Applicants other than owners
must submit power-of-atto e from the 0 ~ d of this action on his behalf.
,....~
. "~O
Signature of Applic
isZLdayof No.v ,20~
~' ~
~a
My commission expires s-4./.;2L> I 0
To be filled out by staff:
Date received /I/.z.; /0 y
Comp Plan Deslg.
Related Case No.
Fee $ ,MO~ R~PtNo(6P.f{7c;
Zoning - /
Pre-App Mtg. Date' ,
Case No. /.() IJ '()(r,;). ()
Quarter Section ~ :1{{:::..;;l-.r
Case Manager ,& (:::' f-.r";--
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