HomeMy WebLinkAboutWA-07-15
CITY OF WHEAT RIDGE
PLANNING DIVISION STAFF REPORT
TO: Case File
CASE MANAGER: Adam Tietz
CASE NO. & NAME:
WA-07-15/Keenan
DATE: N/A
ACTION REQUESTED:
Approval of a 5 foot side yard setback variance from the 10 foot
setback requirement for detached garages over 8 feet on property
zoned Residential Two (R-2)
LOCATION OF REQUEST: 3740 Independence St.
APPLICANT (S):
OWNER (S):
Carole Keenan
Carole Keenan
APPROXIMATE AREA:
10,549 square feet (.25 acre)
PRESENT ZONING:
Residential- Two (R-2)
PRESENT LAND USE:
Single Family Residential
ENTER INTO RECORD:
(X)
(X)
( )
CASE FILE & PACKET MATERIALS
ZONING ORDINANCE
SUBDIVISION REGULATIONS
( )
DIGITAL PRESENTATION
Location Map
Site
I
Board of Adjustmen
WA-07-15/Keenan
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 5 foot side yard setback variance in order to
construct a 600 square foot detached garage which is over 8 feet in height at the property
indicated above.
II. CASE ANL YSIS
The applicant, Carole Keemll~,is. re9~esting this variance as the property owner of3740
Independence St.(Exhibitl;l,e*rofRequest). The request is for approval of a 5 foot
side yard setback variance from the 10 foot side yard setback requirement for detached
garages over 8 feet in height @@iblt2,SitePliffi). The R-2 zone district allows single
. . famjly uses, two family dwelling units, and accessory buildings.
The property is approximately 10,549 square feet in size. It is 75 feet in width and has a
depth of approximately 140 feet. The property already has an existing 1,386 square foot
home and 504 square foot detached garage. The applicant is proposing to demolish the
existing garage and wishes to construct a new, 600 square foot, detached garage on the
lot. The proposed garage would be constructed in the rear yard along the southern side of
the property in order to provide a more direct movement into and out of the garage.
Section 26-115.C (Variances and Waivers) of the Wheat Ridge City Code allows that the
Director of Community Development (Director) may grant administrative variances from
the strict application ofthe zoning district development standards. Administrative
variances are allowed for up to 50% of the development standard. All other development
standards have been met.
The footprint of the existing home is 1,386 square feet. The R-2 zone district allows for
maximum lot coverage of 40%. Based on a lot size of 10,549 square feet, 4,220 square
feet of structures are allowed. With the proposed detached garage being 600 square feet,
the lot coverage is under the allowable maximum with 1,986 square feet or 19% lot
coverage. The proposed garage also meets all other development standards including the
setbacks for the rear, height, and maximum size.
The proposed detached garage will partially utilize the existing concrete driveway in
place which provides access to the property. The driveway is horseshoe in shape located
in the front setback of the home ~~~it,~qi~~!~igNlIg. To access the garage, the southern
portion ofthe drive would be Il~i!~~;?i~.?~?~~.tl.)..gpve along the south side of the home
giving access to the rear yard !PiJiliipW1;{~jtt;Plj;qt~. The portion of land used to access
the reai)'ard is currently gravel. No changes are proposed.
Board of Adjustment
WA-07-15/Keenan
2
Access into the existing garage is from the south side. With the existing garage in its
current location and orientation, several backing up and pulling forward motions are
required when entering and exiting the garage El{]llpit 5;Siteghoto. According to the
applicant, the existing garage is also not structurally sound.
The proposed garage will have a different orientation and location than the existing
garage. The overhead door will be located on the west elevation of the garage which will
provide more direct access from the driveway. The garage would be difficult to access
with a vehicle if the garage were required to meet the 10 foot setback as the overhead
door would be located behind the house resulting in the for need multiple maneuvers
before clearing the garage and home.
III. VARIANCE CRITERIA
In order to authorize an administrative variance, the Director must determine that the
majority of the "criteria for review" listed in Section 26-1 15.C.4 of the City Code have
been met. The applicantha~provided their analysis ofthe applications compliance with
the variance criteria (Exhibit 6). 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 allowed by
regulation for the district in which it is located.
If the request were denied, the property would continue to yield a reasonable
return. The property currently has a single family home and a detached garage on
it and they may remain in this mauner regardless of outcome of the variance
request. If denied, the applicant could still construct a detached garage on the lot
but it would have to meet all setbacks. Staff finds this criterion has not been met.
2. The variance would not alter the essential character of the locality.
The variance would not alter the essential character of the locality. It appears
from aerial photos that several homes in the area have accessory structures such
as garal?es ~?s.~:?~i~th;..r;ar yard that are within five feet of their property
lines I\xhiPi!~;'7;'~~nwGPli()t(). Site visits do confirm this. Staff finds this criterion
has not been met.
3. The applicant is proposing a substantial investment in the property with this
application, which would not be possible without the variance.
If the request were denied, the property would continue to yield a reasonable
return. The property currently has a single family home and a detached garage on
it and they may remain in this mauner regardless of outcome of the variance
request. If denied, the applicant could still construct a detached garage on the lot
but it would have to meet all setbacks. Staff finds this criterion has not been met.
Board of Adjustment
WA-07-15/Keemm
3
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.
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 is relatively flat. However, the location of the existing home provides
only limited amount of space to install a driveway into a detached garage in the
rear of the property. The north side of the home does not have adequate room for
a driveway. Locating a driveway on the south side is the better option and to
provide a reasonably straight ingress and egress into that garage, it is helpful to
align the garage with the driveway, which creates the need for the setback
variance. 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 hardship described above relates to the location of the existing structure,
which was built prior to the current owner having an interest in the property and
prior to the City establishing zoning setback requirements for 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 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 i~urious
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 ofthis 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 a negative effect on property values in the
neighborhood. The garage would not cause an obstruction to motorists on the
adjacent street and would not impede the sight distance triangle. Staff finds this
criterion has been met.
-
<
Board of Adjustment
WA-07-15/Keenan
4
7. The unusual circumstances or conditions necessitating the variance request
are present in the neighborhood and are not unique to the property.
The unique circumstances described in criterion 4 relate to the fact that the house
was built prior to the fact that this structure and the majority of other structures in
the neighborhood were built prior to the adoption of zoning for the property.
Those circumstances are not unique to the property. Staff finds this criterion has
been met.
.tJ~
8. Granting of the variance would result in a reasonable accommodation of a ""4.<~
person with disabilities.
The granting of the variance would not result in the accommodation of a person
with disabilities. Staff finds this criterion has not been met.
9. The application is in substantial compliance with the applicable standards set
forth in the Architectural and Site Design Manual.
The Architectural and Site Design Manual does not apply to single and two
family dwelling units. Staff finds this criterion is not applicable.
IV. STAFF CONCLUSIONS AND RECOMMENDATIONS
Having found the application in compliance with the majority ofthe applicable review
criteria, staff recommends approval 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:
},....
I. The proposed garage would provide the applicant with direct access to the
garage providing ease in the entering and exiting of the garage.
2. There will be no negative impact to the public welfare or other properties
in the area.
3. The request would not substantially increase the congestion in public
streets, increase the danger of fire or endanger the public safety.
4. There have been no protests submitted during the ten-day public
notification period.
With the following condition:
.]. The design and architecture of the proposed garage be similar in character
to the existing ho se, subject to staff review and approval through review
I~ of a buildi g pe it.
U~ 1[)/~3 ))7
Deve opme I DAte
)(APproved with Conditions
Board of Adjustment
WA-07-15/Keenan
5
~
To: Whea t Ri dge Community Development Depa rt'11ent
From: Carole Keenan
RE: Variance request
[ vlould like to demo my existing garage because of the structural
conditions of the building. [would like to build a new detached
garage 5' from the south side pl"operty 1 ine \;here 10' is ,'equired.
1'ly age of 66 makes it difficult to have the garage 10' fl'om the
side setback because [ can't keep my head turned back when ['p]
backing up. 5' setback give me a move direct entrance into the
garage. It allo\'lS me to back un much easier then a 10' \./ould.
f:a-rrICY ou I ?
. //
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EXHIBIT 1
DATE ~~_~~/2007 F~;;;125.00 J08# 07-671
CUCNT ___..___.~PuaLIC GARAGES
ADDRESS 3740 INDEE'ENDENCE STREE'l'
LAND SURVEYING
5460 WARD ROAD' SUITE 160
AH....ADA COLOf{;\(:>O 80002
(303; <~20.4788
IMPROVEMENT LOCATION CERTIFiCATE
CAROLE KEENAN
NA-YlE~_
I.ESA:. DESCR;pr'!ON
f'er-C,."."'-)
At t;n; JOANN;,:
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DEL VUE SUSDIVISION,
CCw~TY CF JEFFERSO~,
ST^~E OF COLORADO
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On the basis of my knowleage, ir:f{mnallon and belief, I her ~ytEat thi;improvemei)Cr6ca~j,(.J.Q cel1ifie-ate ....as prepared for
REPUBLIC GAAAGES thatlN~ not a Land Survey PUll
or Improvement Survey Plat, and th;lt :1 ~s r' 0 be relied upon for .8 establishment of fen uildlng, or other futl,.lre
improvement lines. I further certify that e improvements on . e above described parcel on dale, except utility
connections, are entirely within the bou aries of the parcel, e ept as shown, :11at there are no nero hments upon the
described premises by improvements on ny adjoining premise ,exc-epl as inoicated, ana that the" is no app en! evidence or
sign of any easement crossing Of burden ng anv part of said reel. excePt as noled,
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~NOTICE; According to Colorado law ),'0", mu commence "ny I gi'Jo' uct,'Orl tJaserJ..' . tel .P. ')/1 rllI$ sl.irvtty Mlr.in mro years af.t)f)'Of.!
firsldisCQ\lOf..such.defed.. In no aV9nt 'm;:lll Am... Adi .hA~ I,.",.,.. rU;;.f_ ,"" tJti..,'~'-:..., M." -' . _.'h~...,...... ._~_ _ 'oJo_ ~...._I
EXHIBIT 3
Board of Adjustment
W A-07-15/Keenan
8
EXHIBIT 4
Board of Adjustment
W A-07-15/Keenan
9
EXHIBIT 5
Board of Adjustment
WA-07-15/Keenan
10
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rREPUBLIC GARAGESl
:.1!i32 SlJlJ~ BIM3v....IiV . !)E'J)'iEl[. iJ:iltlr.:JdoJ 80210
(311,; '>a'.~~<): . 1'0' (:>>317Rl,~'70
()~ lul:w;r 1;1:, 2007
Tel; Adam
I'mm Jerryf1l.eplfhHc G:trages-J03-78.1-9400
'R",; ClIrolc: Kl:i;QaB - 3140 Indepoodimc>e Strm. . van;mee Ievi"'....
In respOmjl; W u... IlCW ilin:CtorS tIOqueSl Cor mOl'1: aCOO\.UllilbiUty Oil. may pan as to wily
the varillllile should be gmnted.
Cri rc:ril1. f tlr J'I.','ic:w;
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A. By I m:aling tho gnrAJ,'" J 0' mf ooulh pl"Operty ljJ'le tlw .!l1l1ll!1" would b.~Dl1'Ie mln'e
lliffi",Ylt for Ow lJ"'''1i!1' to euter Ol'ld ~1< up !Ii...... Ilire ill 6~ )",ars old. Ibe
",."m.s.! ~ dm". wLluLd line up tIl=tly b.hind the: door.
a. TMllpprolllllofa 5' set bllck off the somh p'opcrtylillcw"1,1ldncrtaltorth,,,
e.sscr1lial cl18m.ta-Q(tlw loosIily. Other hmneowl'lel'll hlWe~ that: (JI'l1
altl:ll~ ;5' from side pl'(}pllrty lillt.'
c_ . the l}8fat\c that ptC8Cntly ig in the back yard ill struc:lurllUy not flmot;oool. If the
variam:e woLlld IlClt be gJ8Dled, then Ih~ _~Id he n" purpn.... or "u;ldin~ Ih.
nl;;W ll"'""lll' 10' lJT1d nuL u.e 01" ""i.ling SW'll!". Jf!hl!.ci3l~'[maloo il functional fur
hilt use !hen slle would ?oIItbl'r not build the m,'1'r' !llI'1ll!".
D. Whm lt1r: howl: WlIlI \lrigimill~' bui II, il wll$ built IT froIl1 soutb propllrly W. If
i I. wuuhl have """" I 7' thi. wLluld "ul have been a. issue. The Ilwners hardmip is
to make it easier for a direct entry into th.c gatago. If II}' jg enforced 1!l~1ilt
~e overl:Jead dODl: 'WDuld 00 directly bcbiod the houilC makibg i~mel)'
difficYlt f\>r her to l.'11 tl:r IlI1d 1M:lt. lip.
E. No it WlIS crellled when the house was built.
f. ItVllluld Dol be dc:trimenlsl to LhI: p~l:1li" \Voir....... Odleo- ClWlle1S' in the
llfisJlborhaod have similllt set batk:s OIl their.l!lIl";ll!Q~.
C. The).:Ite pre.selll: in thII neighborhooll.
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Board of Adjustment
WA-07-15/Keenan
11
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Homes in the vicinity ()lthe variance request which have structures within 5 feet of the property line,
EXHIBIT 6
Board of Adjustment
WA-07-15/Keenan
12
POSTING CERTIFICATION
CASE NO. WA-07-15/Keane
DEADLINE FOR WRITTEN COMMENTS:
C~~
3?~~)6/~
(address)
October L 2007
I,
residing at
o If Y03 :3>>
as the applicant for Case No.
, hereby certifY that I have posted the sign for
Public Notice at
~~-
3?Yc::: . S/ r
( 0 cat Ion)
on thi~ J day of ~j r , 20 E, and do hereby certifY that
said sign has been posted and remained in place for ten (10) days prior to and including the
tu"f69~
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 Development Department for this case
and will be placed in the applicant's case file.
MAP
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03190
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7500 West 29th Avenue
Wheat Ridge, Colorado 80033
303/235-2846 Fax: 303/235-2857
The City of
Wheat Ridge
September 21,2007
This is to inform you of Case No. WA-07-15, a request for approval ofa 5 foot side yard
setback variance from the 10 foot side yard setback requirement on property zoned
Residential-Two (R-2) and located at 3740 Independence Street.
The applicant is requesting an administrative variance review which allows no more than
a fifty percent (50%) variance to be granted by the Zoning Administrator without need
for a public hearing. Prior to the rendering of a decision, all adjacent property owners are
required to be notified of the request by certified mail.
If you have any questions, please contact the Planning Division at 303-235-2846 or if you
would like to submit comments concerning this request, please do so in writing by 5:00
p.m. on October 1, 2007.
Thank you.
e:\planning\forms\zapubnot. wpd
tVA--07-/S / K~O--Ij
M"Y)
J(2
7006 3450 0002 4529 4368
WEAVER RONALD
3760 INDEPENDENCE ST
WHEAT RIDGE CO 80033
39-272-04-013
KEENAN CAROLE
3740 INDEPENDENCE ST
WHEAT RIDGE CO 80033
39-272-04-012
7006 3450 0002 4529 4351
STRYKER STACY L
3730 INDEPENDENCE ST
WHEAT RIDGE CO 80033
39-272-04-011
7006 3450 0002 4529 4344
COLLEY LARRY L
3785 HOYT ST
WHEAT RIDGE CO 80033
39-272-04-002
7006 3450 0002 4529 4337
RICCIARDI MARTHA J
RICCIARDI ANTHONY A
3775 HOYT ST
WHEAT RIDGE CO 80033 5755
39-272-04-003
7006 3450 0002 4529 4320
VECCHIARELLI PAM 39-272-04-004
HAINES CYNTHIA E
3765 HOYT ST
WHEAT RIDGE CO 80033
TROUT ROBERT BRUCE ^ n "~~72-05-011
4639NMILLERRD ~-
SCOTTSDALE AZ 85251 1526
7006 3450 0002 4529 4313
7006 3450 0002 4529 430~__
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Residential Worksheet
Address: 5710 j fl/ep~v!etu~
Zoning: K -1- Property in the flood plain? Al
Lot Size: 10,5'1~. 71 sq. ft. Lot Width: 7,) ft.
,
Maximum Lot Coverage: ;0 % t/. 'L 111 sq. ft.
/
Proposed Improvements: Existing Improvement(s):
House: sq. ft. House: /76((,> sq. ft.
Addition to House: sq. ft. Shed: I sq. ft.
Shed: sq. ft. Detached Garage: sq. ft.
Detached Garage: (1;00' sq. ft. Other: sq. ft.
Proposed Lot Coverage: (Total) /9 % {?~ sq. ft.
Required Setbacks: FR ~O S 10 S 10 R (0
Provided Setbacks: FR ~') . \ S S S ~6 R })
Maximum Height:
15
IS-
ft.
Proposed Size:
sq. ft.
ft.
Maximum Size:
/tJCo
(,00
sq. ft.
Proposed Height:
Access Notes
For one and two-family dwellings, the first 25' of driveway area from the existing edge of pavement into the site
shall be surfaced with concrete, asphalt, brick pavers or similar materials.
For all uses other than one and two family dwellings, no vehicle entrances or exits may be closer than 25' to any
property line, except when used as joint access for two or more lots.
In residential zone districts, curb cuts sball be at least 10 feet and not more than 24 feet in width.
One and two-family dwellings may have horseshoe driveways, provided that the street accesses are at least 30 feet
apart, measured from the interior edges.
For all uses, one access point per property is permitted.
Landscaoini! Notes
For one-and two-family dwellings, one tree for every 70 feet of street frontage is required.
100% of the front yard and 25% of the entire lot must be landscaped prior to issuance ofC.O.
Street trees required:
Street trees provided:
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)
Applicant Carole Keenan Address 3740 Independence St. Phone 720-898-5230
City Wheat Ridge State Co. Zip 80033 Fax
Owner Carole Keenan Address 3740 Independence St. Phone 720-898-5230
City Wheat Ridge State Co. Zip 80033 Fax
Contact Same Address Phone
City 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
communication to applicant and owner.)
Location of request (address):
3740 Independence St. - Wheat Ridge
Type of action requested (check one or more of the actions listed below which pertain to your request):
Application submittal requirements on reverse side
,)(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 0 Variance/Waiver (from Section )
o Other:
Detailed description of request: Build a detached garage 5' from side setbacks where 10' is
required
Required information:
Assessors Parcel Number: 39-272-04-012
Current Zoning: R 2
Current Use: Single Familv Dwellinq
Size of Lot (acres or square footage): 10,955 SF
Proposed Zoning: R2
Proposed Use: Single Family Dwelling
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 caunot lawfully be accomplished. Applicants other than owners
must submit power-of-att~ from the owner which approved of this action on his behalf.
Signature of Applicant C;:;~ .~~
Subscribed and sworn to me thi~ da
t
20 Oil
,~
pIres -06-08
To be filled out by staff:
Date received3/;1/o7
Camp Plan Desig. I
Related Case No.
Fee $~otft- Re~:t No. tlJPf'37;J....
Zoning - d-
Pre-App Mtg. Date
Case No.
Quarter Section ~
Case Manager '
To: Wheat Ridge Community Development Department
From: Carole Keenan
RE: Variance request
I would like to demo my existing garage because of the structural
conditions of the building. Iwould like to build a new detached
garage 5' from the south side property line where la' is required.
My age of 66 makes it difficult to have the garage 10' from the
side setback because I can't keep my head turned back when I'm
backing up. 5' setback give me a move direct entrance into the
garage. It allows me to back up much easier then a la' would.
~Yo~ ~
ko'1?--K'eenan.~~
oCT-12-2007 11:17 FRoM:REPUBLIC
303 781 4170
TO: 3032352845
P.l
REPUBLIC GARAGES
2532 South Broadway . Denver, Colorado 80210
(303) 781.9400 . Fax (303) 781-4170
October 12, 2007
To: Adam
Prom Jerry/Republic Garages.303-781-9400
Re: Carole Keenan - 3740 Independence Street, - Variance review
In response to the new directors request for more accountability on may part as to why
the variance should be granted.
Criteria for review:
A. By locating the garage 10' off south property line the garage would become more
difficult for the owner to enter and back up since she is 65 years old. The
overhead garage door would line up directly behind the door.
B. The approval of as' set back off the south property line would not alter the
essential character of the locality. Other homeowners have garages that are
already 5' from side property line.
. C. The garage that presently is in the back yard in structura1ly not functional. If the
variance would not be granted, then there would be no purpose of building the
new garage 10' and not use the existing garage. If she can't make it functional for
her use then she would rather not build the new garage.
D. When the house was originally built, it was built 12' from south property line. If
it would have been 17' this would not have been a issue. The owners hardship is
to make it easier for a direct entry into the garage. If 10' is enforced then the
garage overhead door would be directly behind the house making it extremely
difficult for her to enter and back up.
E. No it was created when the house was built.
F. It would not be detrimental to the public welfare. Other owners in the
neighborhood have similar set backs on their garages.
G. They are present in the neighborhood.
H. N/A
I. N/A
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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:
IwA0715
IK~~D.(;lD
I(;~role
Jsame
I
13740 Independence 51.
Iwheat Ridge, CO 80033
1720-898.5230
I~~-~e
lsam.~
13740
IIIJcI_(;!p(;!n~:tE!_~~_(;!,~Jr~~t~~_'n'
Iwheat Ridge, CO 80033
jTietz
IActive
I
1
Quarter Section Map No.: IN\IV?!
Related Cases: I
Case History:
5 ft. side yard setback
ariance . . .
Review Body:
APN:
IAdm.
139-272-04-012
2nd Review Body:
2nd Review Date:
Decision-making Body:
Approval/Denial Date:
I
I
1
I
I
Reso/Ordinance No.:
Conditions of Approval:
District: 111I
Date Received: 19/17/2007
Pre.App Date:
CITY OF WHEAT RIDGE
09/07/07 10:44 AM cdb
Republic Garages
RECEIPT NO:C024372
FMSD ZONING APPLICATION F
zone
PAYMENT RECEIVED
CK 197658
TOTAL
-
AMOUNT
200.00
AMOUNT
200.00
200.00
----------------------------------------