HomeMy WebLinkAboutWA-10-10�" e �I City of
l Wheatldge
COMMUNITY DEVELOPMENT
City of Wheat Ridge Municipal Building 7500 W. 29' Ave. Wheat Ridge, CO
Rocky Monaco
2650 Gray Street
Wheat Ridge, CO 80214
RE: Variance Case No. WA -10 -10
Mr. Monaco,
80033 -8001 P: 303.235.2846 F: 303.235.2857
Attached please find notice that your request for a variance of 300 square feet from the 600 square
foot maximum for major accessory structures on a property in a R -1C one district was approved.
There are two conditions on the approval:
(1) The proposed 900 square foot accessory structure must be complementary in building material
and architectural style to the home (subject to staff review through the building permit)
(2) Once the 900 square foot structure is built, the total square footage for accessory structures on
the property will be utilized and no additional minor access structure(s) — 300 square feet or
less — will be allowed on the property.
You are now able to apply for a building permit to construct the garage.
Please let me know if you have any questions.
Sincerely,
S�'� (L
Sarah Showalter
Planner II
Cc: case file
www.ei.wheatridge.co.us
City of
�MlheatRdge
7500 West 29th Avenue
Wheat Ridge, Colorado 80033
303.235.2846 Fax: 303.235.2857
Approval of Variance
WHEREAS, an application for a variance was submitted for the property located at 2650 Gray
Street referenced as Case No. WA -10 -10 /Monaco; and
WHEREAS, City staff found basis for approval of the variance request, relying on criteria listed in
Section 26 -115 of the Wheat Ridge Code of Laws and on information submitted in the case file;
and
WHEREAS, the Community Development Department has properly notified pursuant to Section
26 -109 of the Wheat Ridge Code of Laws; and
WHEREAS, there were no registered objections regarding the application;
NOW THEREFORE, be it hereby resolved that a 300 square foot variance from the 600 square foot
maximum for major accessory structures on a property in the R -1C zone district (Case No. WA -10-
10/Monaco) is granted for the property located at 2650 Gray Street, based on the following findings
of fact:
1. The variance would not alter the essential character of the locality.
2. The applicant is proposing a substantial investment in the property that may not be possible
without the variance.
3. The alleged difficulty or hardship has not been created by any person presently having an
interest in the property.
4. The request would not be detrimental to public welfare and would not be injurious to
neighboring property or improvements.
5. There have been no protests submitted during the ten -day public notification period.
With the following conditions:
1. The garage must be complementary in building material and architectural style to the home
subject to staff review and approval through review of a building permit.
2. Once the 900 square foot accessory structure is built, the total square footage allowed for
accessory structures on the property will be utilized and no additional minor accessory
structure(s) — 300 squarelfeet or less — will be allowed.
13
D to
Director
® � City of
Wh6atldge
TO:
CASE MANAGER:
CASE NO. & NAME:
CITY OF WHEAT RIDGE
PLANNING DIVISION STAFF REPORT
Case File DATE: December 1, 2010
Sarah Showalter
WA- 10- 10/Monaco
ACTION REQUESTED: Approval of a 300 square foot variance from the 600 square foot maximum for
major accessory structures to allow construction of a detached garage on property
zoned Residential -One C (R -1C).
LOCATION OF REQUEST: 2650 Gray Street
APPLICANT (S):
OWNER (S):
APPROXIMATE AREA:
Rocky Monaco
Rocky Monaco
7,605 Square Feet (.17 acres)
PRESENT ZONING: Residential One C (R -1C)
PRESENT LAND USE: Single Family Residential
ENTER INTO RECORD:
(X) CASE FILE & PACKET MATERIALS
(X) ZONING ORDINANCE
Local
Site
All notification and posting requirements have been met; therefore, there is jurisdiction to make an
administrative decision.
I. REQUEST
The applicant is requesting approval of a variance of 300 square feet (50 percent) from the maximum 600
square feet for major accessory structures in the R -1 C zone district. The purpose of this variance is to allow for
the construction of a two -car garage, with storage area, in the rear of the lot. The proposed garage would have
access from the alley behind the property.
Section 26 -115.0 (Variances and Waivers) of the Wheat Ridge City Code empowers the Director of
Community Development to decide upon applications 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, Rocky Monaco, is requesting the variance as the property owner of 2650 Gray Street (Exhibit 1,
Letter of Request); The variance is being requested so that the applicant may construct a detached two -car
garage, with storage area, at the rear of the lot. The applicant would like to locate the new garage in roughly the
same location as an existing detached garage, which is 256 square feet and located at the rear of the lot, with
access from the adjacent alley (Exhibit 2,`, ' rial). The existing garage would be removed and replaced with the
proposed 900 square foot, one -story garage.
The property is located on the east side of Gray Street, mid -block between W. 26' and W. 29"' Avenue. It is
zoned R -1C, a zone district established to provide high quality, safe, quiet and stable low- density residential
neighborhoods, and to prohibit activities of any nature which are incompatible with the low- density residential
character. The block is predominantly single - family homes with residential zoning. One block east (along
Fenton Street) and one block west (along Harlan Street) there are some multi - family uses with R -3 zoning
(Ezhtbit 3, Zoning Map):;
The property currently contains a one -story single - family home, approximately 1,403 square feet in size, which
was constructed in 1951. There is also a small detached garage in the back of the property that is approximately
256 square feet in size (Exhzlirt.4, Existing Site Plan) .The applicant has made several improvements to the
home since purchasing it in 2004 hib "it Fjzotos):'
(Ex The area of the lot, 7,605 square feet, meets the
minimum lot size for single - family dwellings in the R -1 C zone district, which is 5,000 ft. The lot's width of 50
feet meets the 50 foot minimum lot width requirement.
The applicant would like to construct an oversized detached garage that is 30'x 30' (900 SF) that will provide
storage space as well as room to park two private vehicles. The R -1C zone district requires a maximum lot
coverage of 40 %. The current lot coverage is 17 %. With the proposed detached garage, the lot coverage would
be 26 %, below the maximum 40 %. The R -1C zoning requires a minimum 5 foot side and rear setback for the
proposed garage. The proposed location for the garage would provide a minimum 8' -6" side setback and 14'
rear setback, thus meeting the required setbacks (Exhzbtt 6, ;bite Plan);
Because there is no basement for storage area in the existing home, the applicant currently uses the existing 256
SF garage in the rear of the property for storage and parks two private vehicles in front of the house on a paved
driveway. The proposed 900 SF garage would enable the applicant to park both vehicles in the garage and still
Administrative Variance
Case No. WA -10 -10 /Monaco
retain significant storage space. The proposed location for the garage is logical given the alley- access and meets
the zoning requirements for setbacks. It would be possible for the applicant to construct a detached garage that
meets the 600 SF maximum per zoning in a similar location, which would easily fit two vehicles. The applicant
could also construct a storage shed (minor accessory structure) up to 300 SF in the backyard per zoning to meet
his family's storage needs. The applicant's proposal essentially combines the 900 SF total allowed per zoning
(600 SF for a major accessory structure and 300 SF for a minor accessory structure) into one structure, rather
than having a separate garage and storage shed. The proposed garage would contain windows, a sloped roof,
and siding to match the home (Exhibit 7,Proposed Elevations and Material) and would likely have a more
positive aesthetic impact, or at least a similar one, when compared to the option of providing a separate garage
and shed. Given the relatively small lot size of 7,605 SF and the limited back yard area, it seems logical to
combine the garage and storage area into one structure.
Another option that would not require a variance from the zoning regulations would be to build an attachment
on the rear of the house. This option would be significantly more expensive and would require paving a sizeable
portion of the backyard as there would need to be a paved driveway leading from the alley to the garage.
Although the proposed size of the garage is larger the 600 SF maximum for major accessory structures, it is
consistent with several adjacent properties. The home at 2628 Gray Street, which is two lots south of the
applicant's property, has a garage that is 1,200 SF in size ( Exhzbtt ,$,;AdjacentPropeYty,Cvarages). A few
properties further to the south, at 2618 Gray Street, there is a large accessory structure that is two stories on a
property with a home built in 1894. Further south, at 2600 Gray Street, there is a 768 SF garage that is over the
600 SF maximum 044bit'8, Adjacent,Property Garages). On the other side of the same alley, there is a 768 SF
garage at 2675 Fenton Street and two garages, totaling 860 SF, at 2625 Fenton Street (Exhibit 8, Adjacent
Property Garages).These existing over -sized garages appear to be nonconforming as there are no variances or
building records on file for these properties, all of which have homes built prior to the City's incorporation in
1969. Given the presence of several over -sized major accessory structures along this alley, the applicant's
proposal should not have a negative impact on the area, especially since the proposed structure would only be
visible from the alley and the properties immediately adjacent to the applicant's home.
During the public notification period no objections were received. One phone call was received from the owner
of 2705 Fenton Street, across the alley from applicant's property, to express support for the application. The
applicant also submitted letters of support from the two property owners immediately to the north and south of
his lot (Exhibit 9, Letters from Neighbors).:
VARIANCE CRITERIA
In order to approve an administrative adjustment, the Community Development Director must determine that
the majority of the "criteria for review" listed in Section 26- 115.C.4 of the City Code have been met. The
applicant has provided his analysis of the application's compliance with the variance criteria (Exlkibzt 1 Q). 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 in use. The property
would still function as a single family residence regardless of the outcome of the variance request.
Staff finds that this criterion has not been met.
Administrative Variance
Case No. WA -10 -10 /Monaco
2. The variance would not alter the essential character of the locality.
The variance is not likely to alter the character of the locality. The R -1C zoning would allow for a 600
SF garage and 300 SF storage shed in the backyard and the proposed request combines this total square
footage into one 900 SF garage. As documented in the case analysis, there are several existing properties
on both sides of the alley that have oversized accessory structures ranging from 786 —1200 SF. The
proposed garage would be in the back of lot, only visible from immediately adjacent property owners
and those using the alley, but not visible from the public street.
Staff finds that this criterion has been met.
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 would not be possible without
the variance. It would be possible to build a 2 -car garage and a storage shed under the existing zoning
without the variance. However, the proposed 900 SF structure should have a more positive impact on the
property than two separate structures. The proposed structure would improve the property by removing
an older, quite small garage, and replacing it with a structure that will provide a place for parking
vehicles that are currently parked at the front of the home.
Staff finds this criterion has been met.
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 physical surroundings or topographical conditions. The lot size and configuration
are not unique.
Staff finds that 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 hardship relates to the layout and characteristics of the existing property. The
owner /applicant purchased the property in 2004. At that time, there was no basement for storage and the
existing 256 SF garage was in place. Thus the difficulty of providing a garage and storage space within a
small backyard was not created by a person who currently has an interest in the property.
Staff finds that 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.
Administrative Variance 4
Case No. WA -10 -10 /Monaco
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 nor
impair adequate supply of light and air to the adjacent property. Since the garage is intended to provide
shelter for the two main vehicles that are already parked on site, it would not increase congestion in
public streets. It would also enable the applicant to utilize the alley, rather than Gray Street, to gain
access to the property. The proposal would not increase the danger of fire. It is very unlikely that the
request would have an impact on property values in the neighborhood.
Staff finds that 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.
There are no unique or unusual circumstances present in the neighborhood that are also present on the
property that necessitate the need for a variance.
Staff finds that this criterion has not been met.
8. Granting of the variance would result in a reasonable accommodation of a person with disabilities.
Staff finds that this criterion is not applicable.
9. The application is in substantial compliance with the applicable standards set forth in the
Architectural and Site Design Manual.
Staff finds this criterion is not applicable as the variance request involves a detached garage for a single
family dwelling.
III. STAFF CONCLUSIONS AND RECOMMENDATIONS
Having found the application in compliance with the majority of the 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:
1. The variance would not alter the essential character of the locality.
2. The applicant is proposing a substantial investment in the property that would not be possible without
the variance.
3. The alleged difficulty or hardship has not been created by any person presently having an interest in the
property.
4. The request would not be detrimental to public welfare and would not be injurious to neighboring
property or improvements.
With the following conditions:
1. The garage must be complementary in building material and architectural style to the home
subject to staff review and approval through review of a building permit.
2. Once the 900 square foot accessory structure is built, the total square footage allowed for
accessory structures on the property will be utilized and no additional minor accessory
structure(s) — 300 square feet or less — will be allowed.
Administrative Variance
Case No. WA -10 -10 /Monaco
EXHIBIT 1: LETTER OF REQUEST
Rocky and Leslie Monaco
2650 Gray Street
Wheat Ridge, CO 80214
October 31, 2010
City of Wheat Ridge
Community Development
VARIANCE REQUEST
To Whom It May Concern:
As the owners of the property located at 2650 Gray Street, we are requesting a variance
regarding the zoning rules for detached garages/accessory buildings. According to
zoning regulations (R-IC — Alley Access), the maximum square footage allowed for
garagesimajor accessory buildings is six hundred square feet (20' X 30').
We are proposing the construction of a detached I -story oversized two car garage,
totaling nine hundred square feet (30' X 30'). Therefore, we are requesting a variance in
regards to the total square footage allowed under the current zoning rules. In addition,
the request for a nine hundred square foot garage is less than My percent of the
allowable regulations and will be within currant setback rules.
Thank you for your time and consideration in this request,
Sincerely,
Rocky and Leslie Monaco
Administrative Variance 6
Case No. WA -10 -10 /Monaco
EXHIBIT 2: AERIAL
Administrative Variance
CaseNo. WA -10 -10 11fonaco
EXHIBIT 3: ZONING MAP
Administrative Variance
CaseNo. TVA- 10- 1011fonaco
EXHIBIT 4: EXISTING SITE PLAN
LOT 16
LEONARD SUEDIVISION
EOLNTY OF EFFEFrON
STATE OF CCLO' AW
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22
Fn
Administrative Variance
case No. W11 -10 -10 /Monaco
EXHIBIT 5: SITE PHOTOS
2650 Gray Street when owner purchased in 2004
2650 Gray Sheet in November 2010, showing applicant's
improvements to the property
Administrative Variance 10
Case No. Wit- 10- 10 /N9onaco
EXHIBIT 6: SITE PLAN
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1 4. il 0 NJ
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EXHIBIT 7: ELEVATIONS
Administrative Variance 11
Case No. {VA -10 -10 /Monaco
WEST' E(evaf o
Administrative Variance 12
Case iVo. WA- 10- 10111onaco
8 ,1 ZP S110IN6
Administrative Variance 13
Case No. WA- 10- 101,11fonaco
EXHIBIT 8: ADJACENT PROPERTY
PHOTOS
Over -sized accessory structure at 2618 Gray Street
Adminis0rative Variance
Case No. TVA -10 -10 /Monaco
14
Over -sized accessory structure (1200 SF) at 2618 Gray Street
Over -sized accessory structure (768 SF) at 2600 Gray Street
Administrative Variance 15
Case No. WA- 10- 10IMonaeo
Garages at 2625 Fenton (totaling 860 SF)
Administrative Variance 16
CaseNo. Wit -10 -10 11lonaco
Accessory structure at 2675 Fenton (768 SF)
EXHIBIT 9: LETTERS FROM
NEIGHBORS
November 2, 2010
Dear City of Wheat Ridge Community Development,
As the owners of the property adjacent to 2650 Gray Street, we ate not opposed to tite
future construction of a one-story 900 square foot garage on the property. if you have
any further questions please feel free to contact us.
Sincerely, /`
V (,� QU. t<si r
Bryce and Natalie Anderson
2640 Gray Street
Wheat Ridge, CO 80214
November 2, 2010
Dear City of Wheat Ridge Community Development,
As the owners of the property adjacent to 2650 Gray Street, we are not opposed to the
future construction of a one -story 900 square foot garage on the property. If you have
any fiuther questions please feet free to contact us.
Sincerely, , R „ J
Scott and Susan Lloyd
2660 Gray Street
Wheat Midge, CO 80214
669 S ,5T
Administrative Variance 17
Case No. WA -10 -10 /Monaco
EXHIBIT 10: APPLICANT
RESPONSE TO CRITERIA
Rocky and Leslie Monaco
2650 Gray Street
Wheat Ridge, CD 50214
Variance Criteria fgr F,evievr
A. The property in question located at 2650 Gray Street, has a total living space of 1,043
square feet with no basement. In addition, it currently has a 12.5'x 20.5' detached
garage totaling 256 square feet. The existing garage barely has enough mom for a
compact car. As it stands now, we have to park our two vehicles outside in the from
driveway of the house. The current detached gauge is used to store lawn equipment
and other household items due to the lack of storage space in the home (i.e. no
basement). We are a couple that enjoys living in Wheat Midge with no intentions of
leaving our current home. We would like to expand our family in the not to distant
future. In order to accomplish this v to feel that a two car garage with adequate
storage space is needed as we are running out of storage space under our current
living conditions. Also, parking our vehicles inside of a garage instead of leaving
them outside in the front will help with the aesthetic appeal of the neighborhood. We
feel that a variance should be granted on the aforementioned conditions.
B. The variance will not alter the essential character of the locality as the proposed one-
story garage will simply be replacing an existing structure. In fact, the proposed
garage will add character to the locality as the old garage is not very pleasing to look
at.
C. We are proposing a substantial investment in the property that would not be possible
without the variance. Twenty thousand dollars will be the cost in building a nine
hundred square foot garage. A licensed contractor has been selected and the funding
is available.
D, The property does not contain any hardships due to physical surroundings, shape or
topographical conditions.
E. No hardships as mentioned in section O are associated with the property.
F. The granting ofthe variance will not be detrimental to the public welfare or injurious
to other property or improvements in the neighborhood in which the property is
located. Several houses within the neighborhood have detached garages, including a
few that are two -story three cars. Our proposed detached garage will be within the
required setback limits and the elevations will be no greater than the existing one-
story house located on the property. Also, sufficient land is available in supporting a
900 square foot garage as the lot size of the property; (according to public record) is
7,605 square feet.
Administrative Variance 1$
Case No. WA -10 -10 /Monaco
In regards to adjacent properties, an existing detached garage resides to the north. In
addition, both properties will not be affected by the granting of the variance due to an
ample amount of space available for air and light on each side of the proposed
build The adjacent properties will in no way be impaired in regards to
appropriate use, nor will they be impacted for future development. We have included
two letters from our neighbors supporting our proposed project.
The garage will not and shall notinerease congestion in public streets; it will actually
help to alleviate crowded parking conditions on Gray Street as visitors to our house
will be able to park in the front driveway due to our own cars being inside of the
garage. Fire danger will be minimised by the use of current building codes and the
use of modern building materials. Public safety will be enhanced as outside fighting
attached to the garage will provide light to an otherwise dark alley way.
With the proposed $20,000 garage being built by a ctrdfied, highly recommended
contraetor, a substantial amount of value will be added to the neighborhood. As
property owners, we take an enormous amount of pride in keeping our house and
property in great condition. We believe in adding and sustaining value in our
property as well as in the neighborhood.
Cl. The requested variance will not make the property unique to the neighborhood,
Several houses located within our block on Gray Street contain various sized
detached garages, including a few that are two-story high and well above the six
hundred square foot limit allowed by zoning. We have attached several pictures of
garages within our alley. A majority of the garages in lie alleyway are in poor
condition, if our variance request is granted, it will bring much needed elm to the
neighborhood.
Administrative Variance 19
Case No. WA -10 -10 /Monaco
of
Wheatjjdge
POSTING CERTIFICATION
CASE NO. WA -10 -10
DEADLINE FOR WRITTEN COMMENTS: November 19, 2010
I lZc ky
!� (name)
residing at - 1 & 50 6R Y S I'
(address)
as the applicant for Case No. _WA- 1040_, hereby certify that I have posted the sign for
Public Notice at 2650 Gray Street
(location)
on this _l O day of November , 2010, 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: eoq�
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
------ .- ...p28TH AVE L
_� I I 02690 I I 02745
02695 1 II 1 02660 I I 02725
02685 1 11 1 02660 1 1 02715
02675 I< 11 1 02650 1 i 02705
02667 1 11 1 02640 1 1 02695
02600 02659 i `02630 02628 j 02685
02651 1 I 1 02628 1 I 02675
027
027
027
02
021
W4--lo- / m oqck-(� o Awe . 'vw-Q c /l /r®/�b r /Wd L9
MONACO ROCKY JASON
2650 GRAY ST
WHEAT RIDGE CO 80214
ANDERSON BRYCA rLL JR.
ECHTER NA A AL
2640 GRAY T
WHEAT 080214
LLOYD SUSAN E
CHRISTOPHER SCOTT B
2660 GRAY ST
WHEAT RIDGE CO 80214
SWARTZ DAVID D
SWARTZ JANET M
2685 GRAY ST
WHEAT RIDGE CO 80214
HAMILTON ROBERT W JR
HAMILTON LENORA M
11641 GARFIELD ST
THORNTON CO 80233
EVERS RONALD E
HUDSON LAURA JEANNE
2667 GRAY ST
WHEAT RIDGE CO 80214
BADJE CYNTHIA D
2715 FENTON ST
WHEAT RIDGE CO 80214
CLEARY TIMOTHY E
2705 FENTON ST
WHEAT RIDGE CO 80214
39- 254 -21 -041 7010 0290 0001 3035 4513
39- 254 -21 -042 7010 0290 0001 3035 4506
39- 254 -21 -040 7010 0290 0001 3035 4490
3035 4483
39- 254 -23 -002
7010 0290 0001
39- 254 -23 -003 7010 0290 0001 3035 4476
39- 254 -23 -004 7010 0290 0001 3035 4469
39- 254 -21 -011 7010 0290 0001 3035 4452
39- 254 -21 -010 7010 0290 0001 3035 4445
MC GRIFF JOAN 39- 254 -21 -009 7010 0290 0001 3035 4438
ERTLER Cl OP R
2695 FE T N S
WHEAT 080214 /t
Cj � O1
. I{ CD U
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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
November 10, 2010
Dear Property Owner:
This is to inform you of Case No. WA- 10 -10, a request for approval of a 300
square foot variance to the 600 square foot maximum for accessory structures to
allow construction of a garage on property zoned Residential -One C (R -1C) and
located at 2650 Gray Street.
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 adiacent 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 November 19, 2010.
Thank you.
WA1010.doc
www.ci.wheatridgexo.us
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E CASE PROCESSING APPLICATION
Community Development Department
0 West 29 Avenue, Wheat Ridge, CO 80033
Phone (303) 235 -2846
(Please print or type all information)
Address - )65o G S P1
State Zip F�
Address o� 05c G( ST .-
Stme L0aA -CCU Zip E02/ �
Contact RO Gky /t' 10 r.1 / CO Address ,2650 6 rw - , S F — ,, Phon 3 57"O 7
city Wg 4- Al✓6ri— State COLoPA•DO Zip 8D. Fax
(The person listed as contact will be contacted to answer questions regarding 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
Sr.
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 O Special Use Permit
• Consolidation Plat O Subdivision: Minor (5 lots or less)
• Flood Plain Special Exception O Subdivision: Major (More than 5 lots)
❑ Lot Line Adjustment ❑ Right of Way Vacation
❑ Planned Building Group 0 Temporary Use, Building, Sign
O Site Development Plan approval 2"Variance /Waiver (from Section )
O Other:
Detailed description of req
Required information: ��
Assessors Parcel Number: �q ' ZSY l '6 �/ Size of Lot (acres ors uar� a footage):
Current Zoning: P, - l C- Proposed Zoning: �Q
Current Use: S ; t ; i L Proposed Use: iL euw -' w
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 cannot lawfully be accomplished. Applicants other than owners
must submit power -of- attorney from the owner which approved 'on on his behalf.
Signature of Applicant Y �-� c° <�� N p
Subscribed and savor Ia+,eth i� V&" �� , 20 JCP
Pu _
Ngti puniS expires �5 17 /09 a/ SL
To be filled out b y y / staff:
Date received r/ lT /l U Fee$ 60 Receipt No. CbA"� .5 Case No. WA —
Comp Plan Desig. Zonin / (' Quarter Section Ma
Related Case No. Pre -App Mtg. Date Case Manager Lv Z.
Owner R0 t—k /' l0r-J C'D
cit In kf tovi=
I
City of
W LAND USE APPLICATION FORM
heat�idge
COMMUNITY EV
DELOPMENT
Case No. WA1010 Data Received.. 11/4/2010 Related Cases L - Case Planner Showalter
Case Description Variance of 300 square feel to 600 square loot maximum requirement to allow a 900 square foot detached garage
AppbcaiK /nleiwa�,w
Name jRocky Monaco Name Phone (303]594 -9097
Address 12650Gray Sl. City. Wheal Ridge Slate M Zip, 80214
Dyer /nMywa/mm
Name Rocky Monaco Name- 0 Phone (303)594 -9097
Address 2650 Gray Sl. � City Whea[Ridge State [C:O::] Zip [810:21:4: J
Cwifacf /rz{oisa/dan
Name Rocky Monaco Name Phone '13j 03)5 949097_
Add.. 12650 Gray St City Whea[Ridge stale CO Zip i80274�
l3q�ct /Mwma/ivn
Address 2650 Sheet Gray Sheet City -Wheat Ridge'i State [ M Zip ; 8021d v;
Location Description j Project Name_
Parcel No, Dh Section: 9E25 District No.: j vi
Pre App Date L Neighborhood Meeting Date App No: vl
Review Type Review Body S Review Date Disposition :Commends Report Al
4
CITY OF WHEAT RIDGE
11/84/18 8:27 AM Ddba
ROCKY J MONACO
RECEIPT NO:CDA885242 AMOUNT
FM5D ZONING APPLICATION F 288.80
ZONE
PAYMENT RECEIVED AMOUNT
CK 138 208.08
TOTAL 280.88
Rocky and Leslie Monaco
2650 Gray Street
Wheat Ridge, CO 80214
October 31, 2010
City of Wheat Ridge
Community Development
VARIANCE REQUEST
To Whom It May Concern:
As the owners of the property located at 2650 Gray Street, we are requesting a variance
regarding the zoning rules for detached garages /accessory buildings. According to
zoning regulations (R -1C — Alley Access), the maximum square footage allowed for
garages /major accessory buildings is six hundred square feet (20' X 30').
We are proposing the construction of a detached 1 -story oversized two car garage,
totaling nine hundred square feet (30' X 30'). Therefore, we are requesting a variance in
regards to the total square footage allowed under the current zoning rules. In addition,
the request for a nine hundred square foot garage is less than fifty percent of the
allowable regulations and will be within current setback rules.
Thank you for your time and consideration in this request,
Sincerely,
Rocky and Leslie Monaco
Rocky and Leslie Monaco
2650 Gray Street
Wheat Ridge, CO 80214
Variance Criteria for Review
A. The property in question located at 2650 Gray Street, has a total living space of 1,043
square feet with no basement. In addition, it currently has a 12.5' x 20.5' detached
garage totaling 256 square feet. The existing garage barely has enough room for a
compact car. As it stands now, we have to park our two vehicles outside in the front
driveway of the house. The current detached garage is used to store lawn equipment
and other household items due to the lack of storage space in the home (i.e. no
basement). We are a couple that enjoys living in Wheat Ridge with no intentions of
leaving our current home. We would like to expand our family in the not to distant
future. In order to accomplish this, we feel that a two car garage with adequate
storage space is needed as we are running out of storage space under our current
living conditions. Also, parking our vehicles inside of a garage instead of leaving
them outside in the front will help with the aesthetic appeal of the neighborhood. We
feel that a variance should be granted on the aforementioned conditions.
B. The variance will not alter the essential character of the locality as the proposed one-
story garage will simply be replacing an existing structure. In fact, the proposed
garage will add character to the locality as the old garage is not very pleasing to look
at.
C. We are proposing a substantial investment in the property that would not be possible
without the variance. Twenty thousand dollars will be the cost in building a nine
hundred square foot garage. A licensed contractor has been selected and the funding
is available.
D. The property does not contain any hardships due to physical surroundings, shape or
topographical conditions.
E. No hardships as mentioned in section D are associated with the property.
F. The granting of the variance will not be detrimental to the public welfare or injurious
to other property or improvements in the neighborhood in which the property is
located. Several houses within the neighborhood have detached garages, including a
few that are two -story three cars. Our proposed detached garage will be within the
required setback limits and the elevations will be no greater than the existing one-
story house located on the property. Also, sufficient land is available in supporting a
900 square foot garage as the lot size of the property; (according to public record) is
7,605 square feet.
In regards to adjacent properties, an existing detached garage resides to the north, In
addition, both properties will not be affected by the granting of the variance due to an
ample amount of space available for air and light on each side of the proposed
building. The adjacent properties will in no way be impaired in regards to
appropriate use, nor will they be impacted for future development. We have included
two letters from our neighbors supporting our proposed project.
The garage will not and shall not increase congestion in public streets; it will actually
help to alleviate crowded parking conditions on Gray Street as visitors to our house
will be able to park in the front driveway due to our own cars being inside of the
garage. Fire danger will be minimized by the use of current building codes and the
use of modern building materials. Public safety will be enhanced as outside lighting
attached to the garage will provide light to an otherwise dark alley way.
With the proposed $20,000 garage being built by a certified, highly recommended
contractor, a substantial amount of value will be added to the neighborhood. As
property owners, we take an enormous amount of pride in keeping our house and
property in great condition. We believe in adding and sustaining value in our
property as well as in the neighborhood.
G. The requested variance will not make the property unique to the neighborhood.
Several houses located within our block on Gray Street contain various sized
detached garages, including a few that are two -story high and well above the six
hundred square foot limit allowed by zoning. We have attached several pictures of
garages within our alley. A majority of the garages in the alleyway are in poor
condition, if our variance request is granted, it will bring much needed class to the
neighborhood.
November 2, 2010
Dear City of Wheat Ridge Community Development,
As the owners of the property adjacent to 2650 Gray Street, we are not opposed to the
future construction of a one -story 900 square foot garage on the property. If you have
any further questions please feel free to contact us.
Sincerely,
o
4
Bryce and Natalie Anderson
2640 Gray Street
Wheat Ridge, CO 80214
November 2, 2010
Dear City of Wheat Ridge Community Development,
As the owners of the property adjacent to 2650 Gray Street, we are not opposed to the
future construction of a one -story 900 square foot garage on the property. If you have
any further questions please feel free to contact us.
Sincerely,
Scott and Susan Lloyd
2660 Gray Street
Wheat Ridge, CO 80214
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Rocky and Leslie Monaco
2650 Gray St.
Wheat Ridge, CO 80214
PROPOSED BUILDING ELEVATIONS
The elevation of our proposed detached garage will be less than or equal to the
height of the existing one -story house located on the property.
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11 -2 -2010
Picture of 2650 Gray Street in 2004
Top Picture: View from backyard looking South -
Bottom Picture: Front view of garage two properties to the south.
Garage on the southwest end of alley.
Garage on the southeast middle part of alley.
Existing garage at 2650 Gray Street.
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http:// www. morstorage .com/images /masonitelapF.jpg 11/6/2010
l�
City of
i Wheatdge
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
Submittal Checklist - Variances d2j nd non - administrative)
Project Name: Project Location:
Applicant: Date: ll 6 =1)
Project Planner: Fee Paid: 8
Information to be submitted and accepted with variance applications Plan:
&4. Completed, notarized application
✓2. Fee
�. Proof of ownership (deed)
MT4. Power of Attorney (if an agent is acting for property owner)
vl request including justification for this request as responses to the evaluation criteria
V6. Survey or Improvement Location Certificate for the property.
7. Proposed building elevations
As applicant for this project, I hereby ensure that all of the above requirements have been
included with this submittal. I fully understand that if any one of the items listed on this
checklist has been excluded, the documents will NOT be distributed for City review. In
addition, I understand that in the event any revisions need to be made after the second (2 nd )
full review, I will be subject to the applicable resubmittal fee.
Signature: � Date: L� y �r� cy
Name (please print): 7Z c —ky Wc Phone: Jo — i I /10 ?7
Rev. 4/10
w vxi.wheatridgexo.us
Reports
pts" s, Ye I of I
255E GRAY ST PW 690325421041
s','H,EA R0GE,CCJ 31:214-8122 JEFF Count-, Public Records
County PtW �9
Assessor Date: SPRING 20
Co-owner : Saie rate:
Daine Address: 265C> GRAY ST pmvious Price:
AAHEATRiDrGE C-08CZl prev'ous Date:
Land informaziort
SubdWision Name:
LECW RD
uarage type:
jerac,
Scheduie ri:
022571
Census Tract:
0605ciDIC
Property Type�
Fasideritial
Latttiide:
31,766263
zoning
R-IC
LonqKude:
-1061
Lot Sizi
7605
Acres:
0,175i
improvement Code:
1212
Basement Type:
Land Code:
1112
Basement SqFt:
Legak
LEONAR.0 LCT Mcd
Basement Fin SaFt:
Cnar2cteiiistics
Year of conslruction
lito",
uarage type:
jerac,
Style:
Ranch
Garage SqFt:
240
Beds:
2
Heat Ty pe:
Forceci Air
Saths:
1
Heat Fuer:
Roof Cover:
Construction:
Frame
Stories:
Basement Type:
SqFt:
043
Basement SqFt:
Firepiai
Basement Fin SaFt:
Taxes
Tax Year
20
Prior Tax 00nquency:
Taxes Paid:
Land Vaiue:
Arinuai Taxes
$tE737. 60
Assessed Varue:
S
Tax Liens:
lNo
Vaiue TodM:
$163,45C
Tax District:
3142
0- Q Ailn Fxi ry kliscw v... a Faqn Ai! mf.!-mtjr is t, v, c Shoi,r re lelifies,
ge
'lo/lu
1 36-4 i 1 /2/201