HomeMy WebLinkAboutWA-07-09
CITY OF WHEAT RIDGE
PLANNING DIVISION STAFF REPORT
TO: Case File
CASE MANAGER: Adam Tietz
CASE NO. & NAME: W A-07-09/Andy's Custom Homes
DATE: N/A
ACTION REQUESTED:
Approval of a 1.04 foot front yard setback variance from the 30
foot setback requirement resulting in a 28.96 foot front yard
setback on property zoned Residential Two (R-2)
LOCATION OF REQUEST: 3845 Cody St.
APPLICANT (S):
OWNER (S):
Andy's Custom Homes
Presley and Patricia Askew
APPROXIMATE AREA:
6,748 square feet (.16 acre)
PRESENT ZONING:
Residential- Two (R-2)
PRESENT LAND USE:
Vacant land
ENTER INTO RECORD:
(X)
(X)
( )
CASE FILE & PACKET MATERIALS
ZONING ORDINANCE
SUBDIVISION REGULATIONS
( )
DIGITAL PRESENTATION
Location Map
Site
Board of Adjustment
W A-07 -09/ Andy's Custom Homes
1
JURISDICTION:
All notification and posting requirements have been met; therefore, the administrative
decision may be made.
I. REQUEST
The applicant is requesting an approval of a 1.04 foot front yard setback variance in order
to construct a single family home at the property indicated above.
II. CASE ANL YSIS
The real property located at 3845 Cody St. is approximately 6,748 square feet in size and
square in shape. (Exhibit 1, Photo) The property is currently vacant with no
improvements on the lot. It is substandard to the minimum single family lot size of9,000
square feet in an R-2 zone district. The property is located on Cody Street between W.
38th Ave and W. 41st Ave. The applicant wishes to construct a new, 3,242 square foot,
single family home on the lot.
The property was platted in 1996. The substandard lot size was negotiated between the
developer, the neighborhood, and City Council.
There is 10 foot utility and drainage easement on the west side of the lot and another 20
foot detention pond easement on the north side of the lot. The height of the home is also
restricted to one story. (Exhibit 2, Recorded Plat) The easements dramatically reduce the
developable area of the lot which is already below the minimum lot size. The home will
be pushed back to the edge of the easement in the rear yard so that the front of the home
would extend into the front yard setback as little as possible.
The footprint of the new home will be 2,194 square feet. The R-2 zone district allows for
maximum lot coverage of 40%. Based on a lot size of 6,748 square feet, 2,699 square
feet of structures are allowed. With the proposed house footprint being 2,194, the lot
coverage is under the maximum with 32% lot coverage. The home would also meet all
other development standards including the setbacks for the sides, rear, maximum size,
and maximum height. (Exhibit 3, Site Plan)
The applicant has expressed the structure will be quality built and will add to the
character ofthe neighborhood. (Exhibit 4, Elevations) The proposed home will be a ranch
style home which is the style of the majority of homes in the area. Additionally, the home
to the south was granted a 3 foot variance to the front yard setback in order to construct
the home that is on it. (Exhibit 5, Photo) The plat shows the lot to the south as having
similar easements as well as it being a smaller lot. The home on the south lot is similar in
its construction style and size.
One letter has been received in support ofthe applicant's proposal. There has been no
other contact regarding the variance request for this lot. (Exhibit 6, Letter of Support)
Board of Adjustment
WA-07-09/Andy's CustolU Homes
2
III. VARIANCE CRITERIA
Staff has the following criteria to evaluate variance requests:
1. The property in question would not yield a reasonable return in use, service
or income if permitted to be used only under the conditions allowed by
regulation for the district in which it is located.
If the request were denied, the property may yield a return. The property
currently is vacant and it may remain in this manner regardless of outcome of the
variance request. If denied, the applicants could still construct a single family on
the lot as well but would have to meet the front setback.
The variance would not alter the essential character of the locality. The home that
is being constructed will fit in with the character of the neighborhood as most
homes in the area are single family, ranch style homes. Though most homes do
meet the required front setback the neighboring home to the south was
constructed 3 feet into the required front setback.
2. The variance would not alter the essential character of the locality.
3. The applicant is proposing a substantial investment in the property with this
application, which would not be possible without the variance.
The applicant is proposing a substantial investment in the property that will result
in a positive outcome for the neighborhood. The investment in the developing of
this lot is substantial. Ifthe applicants were not asking for a variance they still
would be able to construct single family home on the lot.
4. The particular physical surrounding, shape or topographical condition of the
specific property involved results in a particular and unique hardship (upon
the owner) as distinguished from a mere inconvenience if the strict letter of
the regulations were carried out.
The surrounding physical conditions have resulted in a hardship on the property
owner. Due to the size of the lot, which was not created by the owner, it would be
difficult to construct the proposed home according to the plans without a variance.
The lot is also limited as to how much it is developed because ofthe two
easements that restrict the areas which can be built upon. The easement on the
north end of the lot is a particularly large easement of20 feet. The easement on
the west is smaller and the home will be built up to the easement line in order to
keep the variance request to a minimum for the front setback.
s. The alleged difficulty or hardship has not been created by any person
presently having an interest in the property.
Board of Adjustment
W A-07-09/Andy's Custom Homes
3
A person who has interest in the property has not caused the hardship.
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 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.
The request would not be detrimental to public welfare and would not be injurious
to neighboring property or improvements. It would not hinder or impair the
development of the adjacent property. The adequate supply of air and light would
not be compromised as a result of this request. The request would not increase
the congestion in the streets, nor would it increase the danger of fire. The request
will most likely not have an effect on property values in the neighborhood. The
home would not cause an obstruction to motorists on the adjacent street and
would not impede in the sight distance triangle.
7. The unu~ual circumstances or conditions necessitating the variance request
are present in the neighborhood and are not unique to the property.
The circumstances that make the variance necessary are due to the substandard lot
size of the property and easement that have been placed on the property as part of
the plat approval. Although these circumstances are fairly unique in the
neighborhood the lots on the north and south are both substandard and similar in
size. Both of the lots have single family, ranch style homes on them as well. The
homes on these lots have not altered the character of the neighborhood or
negatively impacted surrounding neighbors.
It does appear that the home on the south has been built in the required setback, as
well.
8. Granting of the variance would result in a reasonable accommodation of a
person with disabilities.
The granting of the variance would not result in the accommodation of a person
with disabilities.
9. The application is in substantial compliance with the applicable standards set
forth in the Architectural and Site Design Manual.
Board of Adjustment
W A-07 -09/ Andy's Custom Homes
4
The Architectural and Site Design Manual does not apply to single and two
family dwelling units. However, the applicant and the elevations indicate the
home will be of quality construction; the architecture of the home will be
complimentary to the neighborhood and be visually appealing. It will also add to
the character of the neighborhood and enhance the property as well.
IV. STAFF CONCLUSIONS AND RECOMMENDATIONS
Upon review of the above request, staff concludes that the above criteria are supportive
of the variance request. Staff has found that there are unique circumstances attributed to
this request that would warrant approval of a variance. Therefore, staff recommends
APPROVAL for the following reasons:
1. The property is substandard in size, rendering it unusable to any
development except for a single family home.
2. The request will not alter the character of the neighborhood.
3. The hardship has not been caused by the applicant.
4. Easements on the property make the development of the lot difficult and
severely decreases the amount of land that may be used for construction of
a new home.
5. The construction of a home on the lot will be a significant investment in
the community and neighborhood.
6. There were no objections received for the variance during the 10 day
public noticing period.
With the following condition:
1. The home be built consistent with the applicants exhibits 3 and 4
~/qJD1
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Date
,
Interim Co
o Approved with conditions
Board of Adjustment
W A-07-09/Andy's Custom Homes
5
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James M. Meurer & Rhea L Meurer
3860 Cody Street
Wheat Ridge, CO 80033
[303] 425-4325
7/16/2007
City of Wheat Ridge
Planning Division
7500 West 29'" Avenue
Wheat Ridge, CO 80033
RE:
Case # WA-07-09
Dear Planning Division,
I live across the street (Cody) and north one house from the property requesting this variance. Neither my
wife, Rhea, nor I have any objection to the proposed less than 2 feet variance from the 30' normal front
setback. We see no reason not to grant them the proposed variance especially in view of the limited depth of
their lot.
Sincerely,
c9~7" ??/ ~~
James M. Meurer
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07-17-'07 10:33 FROM-MRI
3032798429
T-690 P01/01 U-929
James M. Mluror & Bhoa L Mouror
3860 COdy Stroet
Wheat Blduo, CO 80033
(3031425-4325
7/16/2007
City of Wheat Ridge
Planning Division
7500 West 29'h Avenue
Wheat Ridge, CO 80033
RE:
Via Fax::
Case # WA-07-09
(303) 235-2857
Dear Planning Division,
I live across the street (Cody) and north one house from the property requesting this variance. Neither my
wife. Rhea, nor I have any objection to the proposed less than 2 feet variance from the 30' normal front .
setback. We see no reason not to grant them the proposed variance especially in view of the limited depth of
their lot.
Sincerely,
James M. Meurer
POSTING CERTIFICATION
CASE NO.
WA-07-09
DEADLINE FOR WRITTEN COMMENTS: Julv 23,2007
I, ~ f;()d1~
~ /7 (name}..,. / fi_
residing at '7 !i~7 P JA- L-1-~ ~ , L-tJ
(address) I
~~2--
as the applicant for Case No.
, hereby certify that I have posted the sign for
Public Notice at =3gtft;) CcvO" eJ.-
~cation)
:tIi
on this R day of ~1 ,20197 , and do hereby certify that
said sign has been posted and remained in place for ten (10) days prior to and including the
deadline for written comments regarding this case. The sign was posted in the position shown on
the map below.
Signature:
NOTE: This form must be submitted to the Community evelopment Department for this case
and will be placed in the applicant's case file.
MAP
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7500 West 29th Avenue
Wheat Ridge, Colorado 80033
303/235-2846 Fax: 303/235-2857
The City of
Wheat Ridge
July 13, 2007
This is to inform you of Case No. W A-07-09, a request for approval of a 1.4 foot front
yard setback variance from the 30 foot front yard setback requirement on property zoned
Residential-Two (R-2) and located at 3845 Cody Street.
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 ofthe request by certified mail.
If you have any questions, please contact the Planning Division at 303-235-2846 or if you
would like to submit comments concerning this request, please do so in writing by 5:00
p.m. on July 23, 2007.
Thank you.
e:\planning\fOlTIls\zapubnot. wpd
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OFFICIAL
ZONING MAP
WHEAT RIDGE
COLORADO
DEPARTMENT OF
PLANNING AND DEVELOPMENT
., .1.'
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NE27
!<:l :?I 21
---- PARCEULOTBOUNDARY
(DESIGINATES OWNERSHIP)
----- WATER FEATURE
* DENOTES MULTIPLE ADDRESSES
~ 100-YEAR FLOOD PLAIN
~ (APPROXIMATE LOCATION)
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o 100 7fX) 500 400 feet
MAP ADOPTED: May 24. 1999
Last Revision: September 10, 2001
c39 ->><-;- /)L-O OJ
HCS INVESTMENTS LLC
7450 W 52ND AVE M245
ARV ADA CO 80002
;51- d-d-iL I c:; - () 0 d-
WOJCIK MARIA
3815 CODY ST
WHEAT RIDGE CO 80033
.s q - p.;:;Atj- - () 0 - ,;Ly
MEURER JAMES M
MEURER RHEA L
3860 CODY ST
WHEAT RIDGE CO 80033 4311
.2/1-;2/-,4- -00 - 03/
WINDES CONNOR L
WINDES ALLISON E
3830 CODY ST
WHEAT RIDGE CO 80033 4311
.5"7-,;1-;;;)-4- -00 -{).3;2
LADIGES CAROL L
LADIGES RICHARD
4643 W PT LOMA BLVD
SAN DIEGO CA 92107
i31 - :2.;).4-- - 00- () ;5 rI
WOODCOCK ALLEN K
PEPPER DANA G
3838 DOVER ST
WHEAT RIDGE CO 80033 4317
37-,;J-:2-f- 00_ 056
SIPLON ROBERT L
SIPLON KRISTEN M
3820 DOVER ST
WHEAT RIDGE CO 80033 4317
3;- ~-()O~{) (Pi
NOSAL VICfORIA A
~O CODY r
, Nit -()7-~c;j ~ {)~
7007 0220 0004 4828 2369
7007 0220 0004 4828 2376
7007 0220 0004 4828 2383
7007 0220 0004 4828 2390
7007 0220 0004 4828 2406
7007 0220 0004 4828 2413
7007 0220 0004 4828 2420
7007 0220 0004 4828 2437
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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 infonnation)
"OLOR~QO
Applicant f/!I'{lY~ CtlpWrJ1~b?
City
owt1711/CII t)), 1j'Gl<tJ1/ 1ffi5tE-Y ~~~w' 0'7 ~9 td ~/}~ PhOl{e 'f70 fZ6-C> 72...
City' State e&, Zip g d&3-p Fax
Contact ~ft2.idJp~ fpA/.J..,'~ddress P'<a. Phone
City I~ State Zip Fax
(The person listed as contact will be contacted to answer questions regardi,ng this application, provide additional information when necessary, post
public hearing signs, will receive a copy of the staff report prior to Public Hearing, and shall be responsible for forwarding all verbal and written
corrununication to applicant and owner.)
Address 778'/7 Pt4-.I~ tV,
State Ctl Zip ~ Z-
3"'~ rOc;lf1S{
Phone;t'~1-Zz--931
Fax
Location of request (address):
Type of action requested (check one or more of the actions listed below which pertain to your request):
Application submittal requirements on reverse side
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)
~Lot Line Adjustment 0 Right of Way Vacation
o Planned Building Group 0 Temporary Use, Building, Sign
o Site Development Plan approval %Variance/Waiver (from Section )
o Other:
Detailed descriptiou of request: the
'.' /,4
~<f- .je~$- 2<$ .Qc.
/ cl.-
Required information:
, Assessors Parcel Number:
Current Zoning: ~ Z-
Current Use: \laD! r hs+
Size of Lot (acres or square footage): 6, 7 n PI
Proposed Zouing:
Proposed Use:
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 carmot lawfully be accomplished. Applicants other than owners
must submit power-of-~ttom y frory., the .9,\VI1er which approve'! of ~ct!ol} on his behalf.
, tt,~ ,{}#/t.tp~ iY'
Signature of Applicant "tfP-IIIlty" ~-L1f" /21 b/J.J.// .
I Subscrioed and sworn to me this ~ day of 20~
CHOI FUNG WONG
NOTARY PUBLIC
STATE OF COLORADO
Oq loelwo.
To be filled out by staff:
Date received 115101
Comp Plan Desig.
Related Case No.
My Commission Expires 09/08/2010
Fee $iJt)({~ Receipt ):;o.eo:;"3'1 Pi?--
Zoning t2 .:;;J.....
Pre-App Mtg, Date
Case No. U/,(f--()7 -() '7
Quarter Section Map 8:2~;;2-
Case Manager 7/ '1: ~
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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/State/Zip:
Owner Phone:
Project Address:
Street Name:
City/State, Zip:
Case Disposition:
Project Planner:
File Location:
Notes:
Follow-Up:
jwA0709
~!!~i~~,~~9D.'IJ!C?,~,~!i~_~,
I~L9AC?~~,AI}~~r.~91"l
lAs~ ~
1~~_!r!C?j~Jt~r.~~_!~Y,___" _
15585 Dudley Ct.
lArvada, CO 80002
1303-422-9313
16739 W. 44th Ave. _
jwheat Ridge, CO 80033
(970-826.Q412
13845
Ic;()dY~l1![eet _
Iwheat Ridge, CO 80.033 ,~
[rietz
IA~JiY~
I
I
Quarter Section Map No.: ~I;_~,?
Related Cases: Ln.,_
Case History:
1.4 foot front yard setback
ariance . . .
Review Body:
lA~m.,_,
139-224-14-001
APN:
2nd Review Body:
2nd Review Date:
Reso/Ordinance No.:
I
I
1
1
L
Decision-making Body:
Approval/Denial Date:
Conditions of Approval:
District: I~Y,,,_,_,.
Date Received: 17!~!~QQZ_
Pre-App Date: L ___
CITY OF WHEAT RIDGE
07/0&/07 10:30 AM cdb
andys custom homes
RECEIPT NO:C023922
FMSD ZONING APPLICATION F
zone
AMOUNT
200.00
PAYMENT RECEIVED
CK 4466
TOTAL
AMOUNT
200.00
20U0
----------------------------------------