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Home My WebLink AboutWA-14-04Im www.ci.wheatridge.co.us gere were no reeistered obievii* Oy .......... t • NOW THEREFORE, be it hereby resolved that an 8-foot (27 front yard setback variance from the 30-foot front yard setback requirement to allow to allow the construction of a 6-foot garage extension, resulting in a 22-foot front yard setback on the property located at 9655 West 35"' Avenue and zoned Residential-One (R-1) zone district (Case No. A -14 -04 / 9655 W. 35' Ave.), based on the following findings of fact: With the following conditions: �of W heat R dge POSTING CERTIFICATION CASE NO. WA -14 -04 DEADLINE FOR WRITTEN COMMENTS: Friday March 14, 2014 a m e) residing at 9655 W. 35 Ave. (address) as the applicant for Case No. WA -14 -04 hereby certify that I have posted the sign for Public Notice at 9655 W. 35 Ave. (location) on this 2 " day of April, 2014 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. — �1 Signature: / GC 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 � � a 6 Ci ty of WheatI�i ge PUBLIC POSTING REQUIREMENTS One sign must be posted per street frontage. In addition, the following requirements must be met: ■ The sign must be located within the property boundaries. ■ The sign must be securely mounted on a flat surface. ■ The sign must be elevated a minimum of thirty (30) inches from ground. ■ The sign must be visible from the street without obstruction. ■ The sign must be legible and posted for ten (10) continuous days prior to and including the deadline for written comments [sign must be in place until 5pm on Monday April 14 2014] It is the applicant's responsibility to certify that these requirements have been met and to submit a completed Posting Certification Form to the Community Development Department. 4 1 q l_I Ly VI i ge CITY OF WHEAT RIDGE PLANNING DIVISION STAFF REPORT TO: Board of Adjustments DATE: November 13, 2013 CASE MANAGER CASE NO. & NAME: Wade Sanner WA -13 -20 / Nylund ACTION REQUESTED: Approval of a 35.5% front yard setback variance from the 25 -foot requirement resulting in a 16 -foot front yard setback for construction of an attached garage on property zoned Residential -2 (R -2). LOCATION OF REQUEST: 10745 W. 35`' Pl. APPLICANT(S): OWNER(S): APPROXIMATE AREA: Keith Nylund Restoration Reality, Inc. 10,716 square feet (0.25 Acres) PRESENT ZONING: . Residential -Two (R -2) PRESENT LAND USE: Single - Family Residential ENTER INTO RECORD: (X) CASE FILE & PACKET MATERIALS (X) DIGITAL PRESENTATION (X) ZONING ORDINANCE Location Map Variance Case No. WA -13 -20 /Nylund JURISDICTION: All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. I. REQUEST The applicant is requesting a 6 -foot (36 %) front yard setback from the south property line at the residence at 10745 West 35` Place resulting in a 16 -foot setback from West 35` Place. The request for variance is to allow for the construction of a 419 square foot garage addition on the south side of the home, which would direct water runoff that is channeled towards the house to flow around the garage (Exhibit 1, Request). Section 26 -115.0 (Variances and Waivers) of the Wheat Ridge City Code empowers the Director of Community Development to decide upon applicants for administrative variances from the strict application of the zoning district development standards that are not in excess of fifty (50) percent of the standard.) II. CASE ANALYSIS The applicant, Zaga Neighborhood Design, is requesting an administrative variance on behalf of their client, Keith Nylund of Restoration Realty for the property at 10745 West 35` Place. The property is located in the middle of the block between Owens Street and Nelson Street on West 35` Place. The property is unique to the other homes along West 35` Place as the orientation of the home is skewed at a 45 degree angle on the lot. Due to this angle, the corner of the garage rests against the front yard setback while the garage sits back farther in the lot. The homes and garages along West 35` Place all are built up to the 25 -foot front yard setback. According to the Jefferson County Assessor, the lot has an area of 10,716 square feet (0.25 acres) and currently contains a 1,249 square foot single family home. The property is zoned Residential -Two (R- 2), a zoning district which provides a high quality, safe, quiet and stable low to moderate- density residential neighborhoods, and to prohibit activities of any nature which are incompatible with the residential character (Sec. 26- 209.A). The current single family home is permitted in the R -2 zoning district (Exhibit 2, Zoning). The single family home is located in the center of the rectangle lot and is oriented at a 45- degree angle in the lot. The ranch style home was constructed in 1957 and is part of the Rolling Hills Subdivision. The property is embedded in a residential neighborhood. The current building coverage on the property is 15.2 %, well below the 40% maximum lot coverage R -2 standard. Surrounding properties are all zoned R -2. The proposal would increase the garage size from 327 square feet to 419 square feet, an increase of 92 square feet. Based on current records the front property line is not at the edge of the asphalt. West 35` Place is approximately 25 -feet wide. According to the subdivision plat of the property, West 35` Place is not completely built out and a 50 -foot wide ROW exists. This ROW extends past the listed property line and extends approximately 12.5 feet from the asphalt (Exhibit 3, Right -of -Way). Current setback from the ROW is 31 feet. Variance Case No. WA -13 -20 /Nylund The property owner is requesting the garage extension to alleviate flood concerns with the property. The finished floor elevation of the house is substantially lower than the ROW elevation. With the house being angled on the lot, the drive currently directs water right into the house. The applicant feels that if they were able to pull the garage forward into the setback, lie would be able to direct the water around the hoarse. The initial variance application was not detailed as to how the increase in garage size would mitigate stormwater runoff concern, so staff contacted the applicant by phone. The applicant stated that the southeast section of the property would be sloped to channel water runoff to the east away from the home. For the west side of the property a slope will be built along the new single driveway to channel water runoff to the west around the foundation of the property. Public Notice Responses During the 10 day public posting period 2 adjacent property owners contacted the city in regards to the variance public posting: Adjacent Neighbor 2: Staff was initially contacted liz the property owner, Adam Marshall, at 10742 West 35 Place when staff visited the site on November 6 , 2013. When staff returned to city hall after the site visit, the planner contacted the Building Division to inform them that work was occurring on the house. A building inspector immediately went to the property and issued a stop work order on the site. The following day, on November 7 the applicant came in to city hall and paid the required fees for unapproved work and got the necessary pen for the site, pending the variance request decision. On November 10`", staff was contacted by Adam Marshall via email. Mr. Marshall objected to the variance requests for the following reasons 1 0 Variance 3 CaseAfo. W,4-13-201yylund If the request were denied, the property would continue to yield a reasonable return in use as it would continue to function as a single family home. Staff finds this criterion has not been met. 2. The variance would not alter the essential character of the locality. Homes along the north and south side of West 35"' Place are uniform in their alignment within encroachment in to the front -foot enci the 25 -foot setback With the 9 yard setback, the proposed garage is the only home that would protrude out and would be very noticeable along the street. This encroachment would alter the character of the neighborhood. 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. Variance Case No. ITA-13-20INylund Staff finds this criterion has not been nict 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. While the size and shape of the property is not irregular, tile location of the home oil the property creates a unique hardship. The house sits just below the street ROW, and the house is skewed at an angle. This orientation of the house limits the ability to add to the home within required setbacks. However the lot's physical surrounding are not unique to the property. The lot is a regular rectangle shape. The topographical conditions are not specific to the property. All the homes h Z Z 'J , A along the north side of West 35"' Place are on a similar slope K, W, with ., 041119 similar lot sizes and shapes. 40*4 Staff finds this criterion has not been met, 5. The alleged difficulty or hardship has not been created by any person presently having an interest in the property. The alleged difficulty or hardship for the property is self-imposed. The difficulty to build on the home is due to its orientation in the lot. In adding further living space in the back of the garage, the applicant could have looked at further options to extend the garage into the backyard to the north. An extension to the north could have alleviated the need to extend the garage in to the front yard setback. Staff finds this criterion has not been met. The request would not be detrimental to public welfare and is not expected to injure neio iboring property or improvements. It would not hinder or impair the development of the adjacent properties. The adequate supply of air and light would not be compromised as a result V'ariance Case No, ITA - 13-20 / A54und of this request. It is unlikely that the request would impair property values in the neighborhood. Staff finds this criterion has been met. 7. The unusual circumstances or conditions necessitating the variance request are present in the neighborhood and are not unique to the property. The homes along West 35' Place are on all on a slope. Due to this slope, water runs off the properties to the north. Staff finds that this criterion has been met. 8. Granting of the variance would result in a reasonable accommodation of a person with disabilities. Accessory structures in residentially zoned districts are not required to meet building codes pertaining to the accommodation of persons with disabilities. Staff finds this criterion is not 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 fence design within public parks. Staff finds this criterion is not amicable. Having found the application in compliance with a majority of the review criteria, staff recommends DENIAL of a 35.5% front yard setback variance from the 25-foot requirement resulting in a 16-foot front yard setback for construction of an attached garage on the property at 10745 West 35"' Place. 2. The variance would not alter the essential character of the locality. 3. The applicant is proposing a substantial investment in tile property with this application, which would not be possible without the variance. Variance 6 Case ,No, RA-13-20 I Nylund 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, 5. The alleged difficulty or hardship has not been created by any person presently having an interest in the property. Post Variance Actions T"ariance CaseiVo. lfA-13-20I Nylund EXHIBIT 1: REQUEST % Rcsioration 111c, A, lF I U kh W d Variance 8 Case No. RA-13-20 /Alv/und To Wheat Ridge Zoning Department RE: 10745 W. 35' Place Variance Request gaga Neighborhood Design is requesting an administrative variance for the above referenced project on behalf of our client, Keith Nylund of Restoration Realty, We are requesting a front set-back reduction of 35,5% (W-1-1/2" instead of 25'), Currently the Finished Floor Elevation of the house is substantially lower than the Right-Of-Way elevation, and the house is angled on the lot. This has created drainage difficulty for the property as the drive currently directs water right into the house. If we could pull the garage forward into the current setback, we would be able to direct water around and past the house instead of into it. fleiriance Cost?Nr). 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Ca A"Il 8 Mew V* paAws _M MM W4 .."M L N . 0 r M. f WS win and S" ,101 17' r". t _ r, Mpm"Awh"k U "A CM ~ I VAN My" — , , , 'y"'u'lf," f x¢ * all the Vallt MUM " 0 wa mom 0 rM w"MM Swe t s 0 s t a r w 1- ealMl R n ov, sgh 1 I'C t ' "re , Malm, a "M 0 q"M am wc wmn, Sed 6�11, k"A , a',ac p-7, Un��1 ATI�IPIS��f" Y fc, a w PO of o 7" , and .xgt COMMM"" wM V wo M MWW K W, FM M MV aw mneAWRANT ANtC, s MN7,l!hv pmrss Y X� wc f "w h t i an 8=0; a" .M 0 a's tam Xne, r� va"M ow ov 1w ?wn MO WWC 6= Se 3% mom OF CMw: t"O"ni S C A v Z" .. ... .. ... 'tCYTAP Nmr, Mw AWnce to ("aseAlo. TE4-13-20/,N�vlund IMPROVEMENT LOCATION CERTIFICATE LCYT 51 BLOCK 4, ROLLING HILLS St"HOIVISION, SITUATE, IN 7111, NWY 'SECTION 28, TOWNSHIP 3 SOUTH, RANGE 68 WESl, OF THE SIXTH PRINCIPAL MERIDIAN, COU"NTY OF JFVFFfi',,'0N, snvTE OF COLORADO . . ......... -,�; .................. B L 0 x , . ............ ... —4- I .... . . .... 00 . . ........ MPROVEMENT LOCH VOW OEROFiCATE h—'y 1 . 1 dy P- M. cwlj, ah, "w reg'w"'o P 1 KE 97H NII,UND, Pwllw edd Ow ol " h. P.m,P A (vs wi, hnw " q— v. m. 60-6"-f r—'s" 'y P w nar"'w"t ""do 0, M" of *AW4`tb 1 1 .' 1134'ON4 01 Wde"" &,Iy pal 0 —A 0 ,,% M S"W! �A MAAfI 0 KEITH NYLUND Surveyin $,MPROVEM ENT L,OCAT$t NCERTkFICATE 0 nc 9 To 1020uhi Road 351HPLACE Fr ` - i � � 13 l-kfto.l�, CO, 60116 8 30 660-8109 11 � j Variance Case No. TVA- 13-20 / A,'y.lttnd Variance 12 Case Xo. TVA -13- 0 / A'vlund \ \ I . :I .� � � � � � . : Varia . . Case Na w 4Z &n w \ .� 2» §� .� <gi .� .� � v » � � �.. � � . . IJ \ / .; .. !3 property erty apparaisal system ENERAL INFDRMATIQN Schedule: 049090 Parcel I0; 39- 282 -02 -006 Rrun't Status. Active Property Type: ResWenbal Property Address: 10745 W 35TH PL Qw r N arrae EL WHEAT RIDGE CO 80033 RESTC3RAT RI NC Mailing Address: 07986 S ROSLYN WAY CENTENNIAL CO 80112 Neighborhood: 2443 - APPLEWOOD VILLAGES, PROSPECT VALLEY AREAS PROPERTY DESCRIPTION Subddvisi Marne. 646400 - IN „ Assessor Parcel MI5, >s Associated wstta Schedule PROPERTY INVENTORY Property Type RESIII Year Bunt; 1957 Adjusted Year Built; 3 Improvement: Nurnber: 1 E Sale date Sake AMOU t geed Type Reception 11-26-1985 4 V ' C'a 04 -18 -2940 0 Spec al Warranty Creed V R 10 °10 -1990 98,000 T rustees treed 1221 . °, dy 06 -07 -2013 0 Warranty bets L - i TAIL INFORMATION Ta <�a?�S?E�e lttp�;,ttje tE .c,.t1 It "ci s} �a c l cr lec el'.' P = t3 p) CD 10/21, 3 Val -hinc e ] 4 Case jNl r. Tf "A- 13 -201Aiy,1ttrlct EXHIBIT 2: ZONING Variance 15 Case No. WA -13 -20 /Nylund EXHIBIT 3: RIGHT -OF -WAY Fariance 16 Cccc No. !! : i -13 -20 , Ni-lund EXHIBIT 4: HOME ALIGNMENT These pictures illustrate the uniform alignment along West 35 Place to the south. All the homes align with one another and have similarly large setbacks along West 35`" Place. A 9 -foot encroachment of the setback and the close proximity of the garage to the street would stand out in the neighborhood. Variance Case No. WA -13 -20 /Nylund EXHIBIT 5: TOPOGRAPHY 10750 10700 o 10785 10786 10705 10705 10680 10620 m�31 118 The lot at 10745 West 35` Place highlighted in blue. Topographic lines overlaid with parcel layers in GIS show a ridge that runs along the properties that are north of West 35` Place. Variance I Case No. WA -13 -20 / Nylund >pT M R own 10782 10742 10710 10'11 10620 m�31 118 The lot at 10745 West 35` Place highlighted in blue. Topographic lines overlaid with parcel layers in GIS show a ridge that runs along the properties that are north of West 35` Place. Variance I Case No. WA -13 -20 / Nylund From: Adarrr Marshall <a,marsha &t 7t @9mait,com Sent: Sunday, November IQ 2013 313 PM To. Wade Banner SubjecV Case # A- 131.20 Dear Wade, It -as atac;e to mect you the other day My wife and I are excited to ate im reavernoents ticing made to the property. It adds to the revitalization of this ceder neighborhood and everyone's lea °eaperty values. l4Owever, I have scaarae c Onc:eraas about tlae rupuesteal variance for the p araafpe. 1, No rather house ern the black or aarhacent blacks for that matter stick out that much towards the street Aesthetically it doesn't match and contribute to the open feel and flow Of the street, As it sits right ararw the: house already scents creaser to tine street than the other house. on the block that sit back 40 feet or so. 2, Readjusting the layout will require them' to after the U-shaped driveway, All other homes on tite street have ceris=e -Ways that face one another, Likely there will no longer be at driveway entrance across fiorn our entrance qty° concern is that the area acres from our driveway will become ides street parking which would create a hazard fear safely banking; out o fmy driveway, I ant okay xvith a smaller variance, like ,3 fo:ct. but rant the size that is being requested, Thank you tux° your consideration, Adarn Marshall I0742 W 35th III Wheat Ridge CO 80033 r T'ttr ieinee 19 City of Wheat idge COMMUNITY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 29 Ave. Wheat Ridge, CO 80033 -8001 P: 303.235.2846 F: 303.235.2857 CERTIFIED LETTER NOTICE April 2, 2014 Dear Property Owner: This is to inform you of Case No. WA- 14 -04, a request for approval of an 8 -foot (26 %) front yard setback variance resulting in a 22 -foot front yard setback to allow for a garage addition on property zoned Residential One (R -1) located at 9655 W. 35` Avenue. The attached site plan identifies the location of the variance request. The applicant for this case is requesting an administrative variance review which allows no more than a fifty percent (50 %) variance to be granted by the Zoning Administrator without need for a public hearing. Prior to the rendering of a decision, all 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 April 11, 2014. Thank you. WA 1404.doc www.d.wheatridge.co.us Site Plan A request for approval of an 8 -foot (26 %) front yard setback variance resulting in a 22 -foot front yard setback to allow for a garage addition. Site u C c� 'O C Q 'O C A THOMAS WARING 965 5 W. 3 5TH AVE WHEAT RIDGE, CO 80033 2250 0000 6 704 ANNA TAYLOR 9685 W 35TH AVE WHEAT RIDGE CO 80033 7013 2250 0000 3608 2711 MARILYN S WHISNEAND 9660 W. 36 T " AVE WHEAT RIDGE CO 80033 7013 2250 0000 3377 5029 ------------- - I IVO A LANGE 9590 W. 35 AVE WHEAT RIDGE CO 80033 7013 2250 0000 3377 5050 Date Received Related Cases Case No iWA1 Case Planner Sanner zoned district. ` Name , ho i Phone Address cog e State zip Name Name Phone 1(307) 640-3691 Name Nam Phone Address ij��j Par� t4adows Dr. City �Lone Tiee state M Zip 1 '8'0"1'2'4'. Address 35th Ave, Location Description Project Name Parcel No, 73 M-272-13-018 Ott Section: "KW�� DistrictNo,: MM3018,iNW27 PreApp Date Neighborhood Meeting Date App No eview Type Review Body Review Date Disposition Comments Report Conditions of Approval Notes Statu's : Open Storage CITY OF WHEAT RIDGE 04/91/14 307 PN idba ZONING APPLICATION F FNSD ZONING APPLICATION F 208.08 zone PAYMENT RECEIVED AMOUNT CK 4574 208-06 TOTAL 208 .08 Type of action requested (check one or more of the actions listed below which pertain to your request) Please refer to submittal checkfistsfor conq)lete application requirements; incomplete applicItions will not be accepted. 0 Change of zone or zone conditions 0 Special Use Permit 0 Consolidation Plat 0 Conditional Use Permit 0 Flood Plain Special Exception 0 Site Plan approval 0 Lot Line Adjustment 0 Concept Plan approval 0 Planned Building Group 0 Right of Way Vacation 0 Subdivision: Minor (5 lots or less) 0 Subdivision: Major (More than 5 lots) CI Temporary Use, Building, Sign 't 3 XVariance/Waiver (from Section _oq7 www.cf.wheatridge.co.us I I THIS DEED, made this b— of March, 2014 between Sandra L. Nystrom, Grantor, whose address is 9820 Johnson Court, Westminster, Colorado «1 Thomas Edward Waring, Grantee, whose address is 9655 W. 35 Ave., Wheat Ridge, Colorado 80033. A • ! I I I 111 1@11 1 1 ''111111 1 TOGETHER with all and singular the hereditaments and appurtenances thereunto belonging, • in =ise appertaining, the reversion and reviiijig, q 3 Maw F ' Wr W-MMIIPWAPP� k - SrR740VM7?`I -f W 71. ME kiranfor, eimer in la'. or equity, of, in and to the above bargained premises, with the bereditaments and appurtenances; I STATE OF COLORADO COUNTY OF )ss. Subscribed and sworn to bef ore me on thi d ay of 2014, by Sandra L. Nystrom, Grantor. I 01 6VIV& } k zi r 13 t t 15 y t �5 4Q dv 6A c T/ AJ pg L.S. 25953 1 LEGAL DESCRIP110N: S 0 Fence 1.2' West of Property Line (See Note 6) 0 N 1� ti 0 .h I C) 0\ d CONCRETE PATIO E 1 —Story Fence 0.7' North of Property Line Fence 1.2' West of Property Line (See Note 6) Brick & Frame Loo Building 5 ( #9655) foot Top of Roof Tppk h Elevation at NO F 31.( Corner of __ ---- 18_5' East Face of Concrete 19 Retaining Wall .03' West ) of Property Line 0 ,)" 2' overhang = 112.6 _ N �� z \ 0.8 2' � m F 1o�ry - 1'103.39 coNCR= n x DRIVEWAY 0 100.04' (100.0') . — W w 95.6' O 9 0. 17 1.�• 0 g ! Lot 11, Block 3, I I Westhaven Subdivision, Jefferson County, 0 State of Colorado. L 114 16 (114 32) I I� 9 R' k o� I Fence 1.0' West 1 of Property Line (See Note 6) ` _ v 25' n 9 - O C0T 1� 0 -" �� 4 p `- Flowline 5.3' Combination Curb /Walk o0 N a ¢ 0 0 9 R' k o� I Fence 1.0' West 1 of Property Line (See Note 6) ` _ v 25' n 9 - O C0T 0 -" �� 4 p `- Flowline 5.3' Combination Curb /Walk o0 a 0 — — — 1,325.29 (ts24.822 — -- Northweet 1/16 Corner Sec. 27 North 1/16 Corner Sec. 27/28 T. 3 S., R. 69 W., 6th P.M. T. 3 S., R. 69 W., 6th P.M. Found 3 -1/4" Alloy Cap W E S T 3 5 T H A VE Found 2" Alloy Cap in Range Box in Range Box L.S. 25953 (Illegible) LEGEND: ® Set #5 Rebor with Cap L.S. No. 38091 at Boundary Corner Position, unless indicated otherwise. Set Chiseled Cross with Disc L.S. 38091 on Concrete. GRAPHIC SCALE ® Water Meter 20 0 10 20 40 ® Gas Meter 1 inch = 20 feet o E Electric Meter � Lamp Pole rob Utility Pole Overhead Utility Lines — x —x —x— Fencing XX.XX'(XxXX) Field Measurement (Platted Measurement) a Zi U �3 'N2 07Y W 1.) In preparing this survey, the undersigned surveyor was not provided a title policy or commitment by the client in order to identify record title and easement matters. No independent record search was made by the surveyor. 2.) Certification Defined: The use of the word "certify" or "certification" by a registered professional surveyor, in the practice of land surveying, constitutes an expression of professional opinion regarding those facts of findings which are the subject of the certification, and does not constitute a warranty or guarantee, either expressed or implied. 3.) Notice: According to Colorado law you must commence any legal action based on any defect in this survey within three years after you first discover such defect. In no event, may any action based upon any defect in this survey be commenced more than ten years from the date of the certification shown hereon. 4.) Surface utility appurtenances have been located using the standard of care prevailing among professional land surveyors practicing in the metropolitan Denver area; no other representations are made. Before making any excavation, the utilities should be field located by calling Utility Locates at 1- 800 - 922 -1987. 5.) The subject property is zoned R -1 with minimum building set —back distances of 30 feet from front property line, 15 feet from rear property line, and 15 feet from side property lines. Front setback reductions may be allowed in accordance with Section 26 -611 of the City or Wheat Ridge municipal code. 6.) The fencing on the north, east, and west side of the subject property deviate from the surveyed property lines as shown hereon. Agreement with neighboring property owners and /or advice of counsel suggested before asserting normal ownership rights in these areas. 7.) The area of the subject property is 13,940 square feet or 0.32 acres, more or less. ►.. / 1fi . G I ,. I hereby certify that this is a true and correct survey of the above described parcel, and was performed by me, or under my direct supervision, and that the locations of all visible improvements are properly shown hereon, that there are no visible encroachments by or on said premises, except as shown, and that all easements, known to me either by physical inspection or of record provided, affecting said parcel are shown hereon. Z Signature And Date L.S. 25953 1 LEGAL DESCRIP110N: S 0 Fence 1.2' West of Property Line (See Note 6) 0 N 1� ti 0 .h I C) 0\ d CONCRETE PATIO E 1 —Story Fence 0.7' North of Property Line Fence 1.2' West of Property Line (See Note 6) Brick & Frame Loo Building 5 ( #9655) foot Top of Roof Tppk h Elevation at NO F 31.( Corner of __ ---- 18_5' East Face of Concrete 19 Retaining Wall .03' West ) of Property Line 0 ,)" 2' overhang = 112.6 _ N �� z \ 0.8 2' � m F 1o�ry - 1'103.39 coNCR= n x DRIVEWAY 0 100.04' (100.0') . — W w 95.6' O 9 0. 17 1.�• 0 g ! Lot 11, Block 3, I I Westhaven Subdivision, Jefferson County, 0 State of Colorado. L 114 16 (114 32) I I� 9 R' k o� I Fence 1.0' West 1 of Property Line (See Note 6) ` _ v 25' n 9 - O C0T 1� 0 -" �� 4 p `- Flowline 5.3' Combination Curb /Walk o0 N a ¢ 0 0 9 R' k o� I Fence 1.0' West 1 of Property Line (See Note 6) ` _ v 25' n 9 - O C0T 0 -" �� 4 p `- Flowline 5.3' Combination Curb /Walk o0 a 0 — — — 1,325.29 (ts24.822 — -- Northweet 1/16 Corner Sec. 27 North 1/16 Corner Sec. 27/28 T. 3 S., R. 69 W., 6th P.M. T. 3 S., R. 69 W., 6th P.M. Found 3 -1/4" Alloy Cap W E S T 3 5 T H A VE Found 2" Alloy Cap in Range Box in Range Box L.S. 25953 (Illegible) LEGEND: ® Set #5 Rebor with Cap L.S. No. 38091 at Boundary Corner Position, unless indicated otherwise. Set Chiseled Cross with Disc L.S. 38091 on Concrete. GRAPHIC SCALE ® Water Meter 20 0 10 20 40 ® Gas Meter 1 inch = 20 feet o E Electric Meter � Lamp Pole rob Utility Pole Overhead Utility Lines — x —x —x— Fencing XX.XX'(XxXX) Field Measurement (Platted Measurement) a Zi U �3 'N2 07Y W 1.) In preparing this survey, the undersigned surveyor was not provided a title policy or commitment by the client in order to identify record title and easement matters. No independent record search was made by the surveyor. 2.) Certification Defined: The use of the word "certify" or "certification" by a registered professional surveyor, in the practice of land surveying, constitutes an expression of professional opinion regarding those facts of findings which are the subject of the certification, and does not constitute a warranty or guarantee, either expressed or implied. 3.) Notice: According to Colorado law you must commence any legal action based on any defect in this survey within three years after you first discover such defect. In no event, may any action based upon any defect in this survey be commenced more than ten years from the date of the certification shown hereon. 4.) Surface utility appurtenances have been located using the standard of care prevailing among professional land surveyors practicing in the metropolitan Denver area; no other representations are made. Before making any excavation, the utilities should be field located by calling Utility Locates at 1- 800 - 922 -1987. 5.) The subject property is zoned R -1 with minimum building set —back distances of 30 feet from front property line, 15 feet from rear property line, and 15 feet from side property lines. Front setback reductions may be allowed in accordance with Section 26 -611 of the City or Wheat Ridge municipal code. 6.) The fencing on the north, east, and west side of the subject property deviate from the surveyed property lines as shown hereon. Agreement with neighboring property owners and /or advice of counsel suggested before asserting normal ownership rights in these areas. 7.) The area of the subject property is 13,940 square feet or 0.32 acres, more or less. ►.. / 1fi . G I ,. I hereby certify that this is a true and correct survey of the above described parcel, and was performed by me, or under my direct supervision, and that the locations of all visible improvements are properly shown hereon, that there are no visible encroachments by or on said premises, except as shown, and that all easements, known to me either by physical inspection or of record provided, affecting said parcel are shown hereon. Z Signature And Date