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Home My WebLink AboutWA-97-31•- • rnB crry m ADMINISTRATIVE PROCESS APPLICATION Wheat ~Rid~re Department of Planning and Development 6 7500 West 29th Ave., Wheat Ridge, CO 80033 Phone (303) 237-6944 Applicant ~„ 6.~sri~in?e-"G Address j3rrS.~! "'~5"`t~~~z~Phone ~2O-'~395 Otaner ~., ~an~6iroc~~. Address !38"1 i"S~~~u.,~ Phone ~f'2~'S yl,~~5 Location - of-_r_equest ,~~~ L..~~. ~~ Type of action requested~~heck one or more of the actions listed below which pertain to your request.) Change of zone or zone conditions Site development plan approval Special use permit Conditional use permit Temporary use/building permit Minor subdivision Subdivision e Preliminary Final ** See attached procedural guide for specific requirements. Detailed Description of request Y1r~,a r~~rn ra~-r n..rn n iCl ....n Variance/Waiver Nonconforming use change Flood plain special exception Interpretation of code Zone line modification Public Improvement Exception Street vacation Miscellaneous plat Solid waste landfill/- mineral extraction permit ^ Other List. all persons and companies who hold an interest in the described real property, as owner, mortgagee, lessee, optionee, etc. NAME ADDRESS u~ PHONE r") . ~?, 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 of this action on his behalf. Signature of Applicant/~ -~,T/J ~~ Subscribed and sworn to me this (~~da of U 19 ~~ ~v~~ SEAL My commission expires C) 7~0 ~9F tP Recfai VP(~ Rart6i n+ Nn f`nco Nn ~~ ~~ ~ d -~.[ _~ C~ .~, r- ,_" ~. i C2X !q O ~' ~- ~ ~2 X /9 - (. ~ v,n9 /300iy1 9 O S X l D'- ~ x C 0 ~ Room + K,~~ti~~ ~ Q Oo t~v~n5 < jf, f"chcn 5~ .. _ - `` ~` ~~ ~ ~ i 1, . ~ i, ~ O Q ' _- -_ _,. _ ~ I I - ~ ~ 1 - - - - - ~ ~~ a~~ ~- * - 3 - ~ ~ ~` F • I I ,J , ~ ~. ~ + I ` i I' ' ~ • I ~ ~ ~ ~ ~ I I Gs fag c ~, r~+~ a I (~ ' I t ~ ~ ' a , ~: I I ~ .A 4~ ~ I~ I i ~ I ~ ~ ~ _ ~ I ~ ~ ~ r i a~ 2~. ~ /6 ~ ~ I6~ Z, 2, _._.~__ _ _ _. __n _~ n,._.-. . _ , i i ~O ~V~D Ex~-I~I ~(T 12/o i~57 __ __ ~~~~ ~~ ~1~ ~~ i~' I ~y' 6~ _A ~_~ ~, ii ~i i~ s i ao K yo i~ ~ yp Yo ~ -- - ~ 0 ~ 5 G2. l X - ~ bedroom ~~, l scdroam ~ D t f -- N ~ ~ 4 . a~ ~ n ,J ., cJ ~~ ~ C,~~~ ®P EN' To '~ ' ~ ~ ~~ O P~'N TV L~YinS ~~~ ____~ _-.- ~ L.ivin~ Rvom i ~ `~ , .~ ~, _ i 3 ~p` ~ ~lou-0' (Q j ~!d ~ ~ 36 3 G p° ~ i I f, ~ f ~, .. , ;, JIXf2. /Yxl2 I ~ .~3cclrvpm M~ Z ,(3~dr~orn No 2, ~~ ~, ~~ ,~~- - - - ~ - - -~" I .I - ~ ~ i ~ ~ ~~ I ~ ~" ' ' I i ~ '10c Y6 `' i '10+ V I i i I i ~ I I P i ~ ~ ~ { i NOTICE OF PIIBLIC HEARING Notice is hereby given of a public hearing to be held .before the -1997, at 7:30 Wheat Ridge Board of Adjustment on December 11, p.m., at 7500 West 29th Avenue, Wheat Ridge, Colorado. All interested citizens are invited to speak at the public hearing or submit written comments. The following petitions Shall be heard: 1 C~~P No CIA-9~: An aPPlication by Ben Bandimere for-, approval of a 953 square foot Iot area barance to-the 9,000 square foot lot area requirement, and a 15' lot width variance to-the 75' lot width requirement for a duplex. Said property is .zoned Residential Two-A and located at-4470 Lee Street. 2. ^^^^ No WA-97-32: An application by Bob Weiss for a 15' side yard setback variance to the 30' side yard setback requirement to allow a room addition. Said property is zoned Residential-One and located at 31 Hillside Drive. 3 ••-.^., rTO mUP-97-10:_An application by Jerry Roach for approval of a Temporary Use Permit to allow the parking of a tree_limb chipper and a dump truck. Said property is zoned- Commercial-One and located at 6545 W. 44th Avenue. 4. ^,^P No 'T'UP~-~11~ ~ aPPlication by Janet Gunn for approval of a Temporary Use Permit to allow a arterseelSaid trailer as a permanent structure and living qu property-is zoned Residential-One and located at 12310 W. 42nd Avenue. Mary Lou Chapla, Secretary ATTEST: _ -- , - _ :: --~ , ~ s Wanda Sang, City Clerk ~;. To_be published: November 21, 1997 Wheat Ridge Transcript TELEPHONE: 303/237-6944 The Cify of P.O. BOX 638 7500 WEST 29TH AVENUE WHEAT RIDGE, COLORADO 80033 cWheat Ridge November 26, 1997 This is to inform you that Case No. wA-97-31 which is a request for-approval of a 953 square foot lot area variance to the 9,000 required, and a 15' lot width variance to the 75' required for a duplex - for property located at 4470 Lee Street will be .heard by the Wheat Ridge BOARD. OF ADJUSTMENT in the Council Chambers of the Municipal Complex, 7500 West 29th Avenue at 7:30 P.M. _on December 11, 1997. - All owners and/or their legal counsel of the parcel under consideration must be present at this hearing before the BOARD OF ADJUSTMENT. As an area resident or interested party, you have the right to attend this Public Hearing and/or submit written comments. It shall be the applicant's responsibility to notify any other persons whose presence is desired at this meeting. If you have any questions.or desire to review any plans, please contact the Planning Division. Thank you. PLANNING DIVISION "The Carnation City" __ - -- :p .963 .361 857 ~ - - V U1 tii w n' ~ ~ CA m m m 1~ Z ~ m a 1 m ~ z P 963 361 858 ''m m m y ~ m ~ m ~ ~ ~' ~ W -: P °,63.361 855 >~- m m m ._ -I _.m y_z P 963 361 856 . Cn ~ m m ~I ~ m I T Z-I m y z ,~ ~~~ ~ l o ~~~ m n~ ~ ~ o ~~. 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JOSEPH PERSICHITTE 3525-URBAN CT WHEAT RIDGE CO 80033-5263 ~. • '~ tJ~-g7° ~/ CITY OF WHEAT RIDGE PLANNING DIVISION STAFF REPORT - - TO: Board of Adjustment DATE OF MEETING: December 11, 1997 DATE PREPARED: December 2, 1997 CASE NO. & NAME: WA-97-31\ Bandimere CASE MANAGER:_-Sean McCartney - ACTION REQUESTED: Request for approval of a 953 square foot lot area variance to the. 9, 000 square foot lot area requirement and a 15' lot width variance to the 75' lot width requirement. LOCATION OF REQUEST: ~-- 4470 Lee-.Street _. NAME & ADDRESS OF APPLICANT(S) Benjamin Bandimere -- 13831 West 54~' Avenue Arvada, CO 80002 NAME & ADDRESS OF OWNER(S) Same APPROXIMATE AREA: 8,047 square feet - - PRESENT ZONING: Residential .Two-A .. _ __ - - PRESENT LAND USE: Vacant SURROUNDING ZONING: Nand E: Agricultural-One and Commercial-one, W:Planned Residential Development, S: Agricultural_One SURROUNDING LAND USE: N:Single-Family Residential, E: and S: Church, W:_ Multi_Family Residential ------------------'-- DATE PUBLISHED: November 21, 1997 DATE POSTED: November 26, 1997 DATED LEGAL NOTICES SENT: November 26, 1997 AGENCY CHECKLIST: ( ) (XX) NOT REQUIRED RELATED CORRESPONDENCE: -- ( -) - (XX) NONE ENTER INTO RECORD: -- -. - -- - ( ) COMPREHENSIVE PLAN (XX) CASE FILE & PACKET MATERIALS (XX) ZONING ORDINANCE (XX) EXHIBITS ( ) SUBDIVISION REGULATIONS ( _ )-OTHER JURISDICTION: The property is within the City of Wheat Ridge, and all notification and posting requirements have been met, therefore, there is jurisdiction to hear this case. . Board of Adjustment Staff Report Page 2 Case No. WA-97-31 \ Bandimere I. REQUEST The applicant is requesting approval of a 953_ square foot 'lot. area -_ variance. to the 9,000 square foot lot area requirement and a 15' lot width variance to the, 75' lot width requirement to -allow the construction of_ a duplex in a Residential-Two A zone district. Currently the parcel is vacant and shown on the survey as Lot 1. __ The applicant originally requested approval of_ this variance before Planning Commission on January 18, 1996. At the time,-the applicant was also= requesting approval of a rezoning from Agricultural-one to Residential-Two A and a two-lot minor subdivision:. Planning Commission- -- reviewed the request for the variance and discussed the future problems that approval of the request may bring to the area.. Planning Commission denied the variance request based upon insufficient evidence in support to the variance criteria. The rezoning and subdivision were eventually approved by City Council. A copy of the Planning Commission .minutes is attached. The applicant is requesting the same variances as requested before the Planning- Commission. Since approval of the rezoning and minor subdivision, the applicant has. developed a duplex on the property shown as- Lot 2. Staff has yet to_see any development proposals for the proposed duplex on Lot 1, but it should be_stated that the applicant will need to comply -with the existing development regulations established in the Residential-Two A zone district (i.e. - 30' front yard setb-ack, 5' side yard setback and a 10' rear. yard setback for the main structure), whether a single-family dwelling or duplex is built on the lot.. _ To date,-staff has not received any opposition regarding this case.- II. CRITERIA Staff has-the following comments regarding the criteria to evaluate an application for a variance:... 1. Can the property in question yield a reasonable return in use, service, or income i£ permitted to -be used only under the conditions allowed by regulation for. the District in which it is located? Yes. According to Section 26-45 (F), of the Wheat_Ridge Code of Laws, a one-.family dwelling in the Residential-Two A zone district can be located on a 7,500 square foot property with a 60' lot .width. Therefore, if the request is denied, the property may yield a reasonable. ___ return in use, service and income. Board of Adjustment Staf£ Report, Page 3 Case No. WA-97-31 \ Bandimere 2. Is the plight of the owner due to unique circumstances? No. The property was subdivided .with the .intention that it was to- remain a single-family parcel. The applicant knew, during the subdivision process,-that the property was substandard in tot width and lot area_for the development of a duplex. Also, there are other vacant properties throughout the -city which contain substandard dimensions within their parameters: 3. If=the variation were -granted, would it alter the essential character of the locality; and No. The property is located in an area that is surrounded,by several apartments structures and adjacent to an existing church. Also, the applicant will be required to .comply with the existing setbacks established for the specific zone district. Therefore, approval of this request should not alter the essential character of the locality. 4. Would the particular physical surrounding, shape, or topographical condition of the specific property involved-.result in a particular hardship (upon the owner) as distinguished from a mere inconvenience if-the strict letter. of the regulations, were carried out; and, No. The property currently exists as a primarily rectangular lot. Although the southern property line meanders to the,east at a slight angle, there is an adequate. building envelope established that would permit proper development of a sizable residential structure. 5. Would the conditions upon which the petition for a variation is based be applicable, generally, to other property within the same zoning classification; and, Yes. There are several properties throughout the city of Wheat Ridge which exist as substandard lots of record, which would be permitted to apply for the same type of variance. 6. Is the purpose of the variation based exclusively upon the desi-re. to make money out of the property; and, Yes. The applicant would be permitted, by right, to develop a single- family residence. ~3owever, development of a duplex would probably create more of a market value for the property. Board of Adjustment Staff Report Case No. WA-97-31 \ Bandimere Page 4 7. Has the alleged difficulty or hardship been created by any person presently having an interest in the property; and, Yes. The hardship has been created by the applicant who has sole.-:- _ interest in the property. 8. Would the granting of the variations be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located; and, No. Granting of this variance will not be detrimental to the public welfare or__injurious to other property or improvements in the neighborhood as approval of this variation will only permit a change in density. Pny development on the site will be required to comply with the setbacks ..established in the Residential-Two A develdpment regulations. 9. Would the proposed-variation impair- the adequate supply of light and air- to adjacent property or substantially increase the congestion in the public streets or increase the danger of fire or endanger the public safety or substantially diminish or impair property values within the neighborhood, and No. As previously stated, any development on this side would be- required to comply with the setbacks established in the specific zone district-- Also, approval of this request will not substantially increase the congestion in the streets as approval of .the request will _ _ only allow for the development of a duplex. 10. If it is found in criteria 8 and 9 above, that granting of the variation would not be detrimental or injurious to other property or improvements in the neighborhood, -and it is also found that public health and safety, public facilities and surrounding property values would not be diminished or impaired, then, would the granting of the variance result in a benefit or contribution to the neighborhood or the community, as distinguished from an individual benefit on the part of the applicant, or would granting of the variance_result in a reasonable accommodation of a person with disabilities? No. Approval of this request is neither a benefit for.the community nor for the reasonable accommodation of a handicapped person. This request is based solely upon individual benefit. Board of Adjustment Sta££ Report _ - - Page 5 Case No. WA-97-31 \ Bandimere III STAFF'S CONCLUSION Staf-f concludes that the above criteria does not support the request to allow for development of a duplex. - Although staff. concludes that approval of the request will not alter the essential character of the locality, or increase congestion in the streets, the property is large enough and wide enough to allow for the development of a single-family structure, permitted by right. IV RECOM[~NDED MOTIONS OPTION A: "I move that Case No. WA-97-31, a request for a 953 _square foot lot area and 15` lot width variance, for property located at 4470 Lee Street, be-APPROVED for the following reasons: 1. - - 2. 3." OPTION B: "I move that Case No. WA-9'7-31, a request for a 953 square foot lot area and 15' lot width variance, fos property located at 447.0_ Lee Street, be DENIED for_the following reasons: - 1. The evaluation criteria does not support approval of this request.. 2. The applicant may build a single-family residence without need of- a variance. - 3. Planning Commission originally denied the request. 4. Staff does not support approval of the request. ~ s •~ 8 g o .~ 8 34 -... . . .. _ g a - ~ ~ 8 O g - - - - - - g • ~, G I I •~ f ~tL N ~_ Y O ~ ~ I I ~ `~-' ' ` ® AREA REQUIRING SITE PLAN APPROVAL Mf~ P NG NI Z O < - --; 100-YEAR FLOOD PLAIN / ~` j~ Jy _ I I Y~1 ~--I~T~T I\IDV~ _ ,__~' (APPROXIMATE LOGATIOIJ) GOLO~ A ~O f-~ -ZONE DISTRICT BOUNDRY PARCEL/LOT BOUNDRY mESIGNATES OWNERS#iIP) MAP ADOPTED: Inc 15, 1994 Last Reviaai~ -September 19, 199b ' -' ~ - ~'`T~ ~~~ w DENOTES MULTIPLE ADDRESSES - - 17~hRThB1T OF Pu1MlNG A1II7 DEV9.OPMTT -235-]657 1 l ~ 6s ~® SCALE I'~400 - - s+r~ So,U2V E`1 aN~ ,-,_ f _ -- ~OINT OF _ •' jF _, i~ 89~ JJ' ~_cJ~ ~ 95.v^0' 3Er,INN1NG j ~~ _ ~ ' i .1 i °o i LOT 1 -- k`~__^\ ~• ~" v~ 3 iL 807.60 S. F. ~;'~ / ~_ o ,., o+ i .c __, z - ~ I Opp ~ `~`~ ~ i °J Q _ ~T - -gyp .~ ^~• ~ ~ ~ ~~ ~n Q O - ~'' = i . ~ ~ ~' ~ Z L~1 w LiJ ~ " ~ - ~ ~ w, ~ ~ 9019.69 S.E. ~~ ~ ~ ~~ { ~/ ~, r - Z, _ .~`/ ~ ~ ,~ w ~ U p ,~` Dc A . _ _, w ~~ z i ~ ~ ~ ~ mT =~ I p I U._ / ~ U aox / ! i U }.T - _~~~ -~ I ; ;ay ~v. •oo.oo ~ ~ of c~tiFJx Ii Planning Commission Minutes - Page 2 -- January 18, 1996 _- 3. PLEDGE OF ALLEGIANCE 4. APPROVE THE ORDER OF THE AGENDA Commissioner ECKHARDT-moved to approve the agenda for the meeting of January 18, 1996 as piinted: Commissioner WILLIAMS seconded the motion. Motion carried 5-0. 5. APPROVAL OF MINIITES The-minutes. for=the meeting of January 11, 1996 will be available__ __ ,_ at the February 1, 1996 meeting. 6. PIIBLIC FORIIM (This is-the time for anyone to_speak on any subject not appearing under. Item 7 of the Public .Hearing section of the agenda.) No one had signed the roster, nor came forward at that time to speak. 7. PIIBLIC HEARING 1. Case No. WZ-96-1; An. application by Benjamin Bandime_re for approval of a rezoning from A-1 to R-2A for property located at 4470 Lee Street. -- - 2. Case No. MS-96-1: An application by Benjamin Bandimere for approval of a two-lot minor subdivision with variances for property located at 4470 Lee-_Street. - Mr. Gidley presented the staff report, which included both Case No. wZ-96-1 and MS-96-1. Entered into the record and accepted by the .Chairperson were the Comprehensive-Plan, Zoning Ordinance, Subdivision Regulations, case-file, packet. materials and exhibits. _ -- __ Commissioner RASPLICKA asked if the parcel was large enough to accommodate a triplex. Mr. Gidley stated that if the parcel was not subdivided, .12,500 square feet would be needed and the parcel is large enough. ___ Commissioner RASPLICKA asked if-it was necessary that the utility easement be located through the center of the parcel. Mr. Gidley stated that the_Subdivision Regulations require that there are five-foot side-and rear iot easements. If the parcel. was not subdivided, the. easement through the middle df the. property would not be necessary. Planning Commission Minutes - Page 3 January 18; 1996 Mr. Gidley reminded Commission that three separate motions were required. The motion regarding the variance requires a greater- than-majority vote, or four out of five members. Chairperson LANGDON-asked if the variahce should be voted on first. What happens if the variance is denied? Mr. Gidley explained that approval of the variance. to put a duplex on Lot 2, to 9,000 square feet a si 1. If the parcel was not triplex on-the property. the rezoning to R-2A could pass without The applicant would still be allowed and .upon increasing the square footage Zgle-family home could be placed on Lot subdivided, the owner could put a Ben Bandim re, 13831 West-54th Avenue, Arvada, was sworn in. Mr. Bandimere stated he originally had planned to build two houses on the property, however, the appraisal done did not support his plan. He had also considered a four-plex, but decided two duplexes would work better. Commissioner CERVENY asked if. the property was large enough to support a four-plex. _ -- Mr. Gidley stated that a minimum of 4;000 square feet of land area is required for each dwelling-unit iri multi-family buildings. The applicant has more. than the 16,000-square feet required. - Commissioner CERVENY asked-if a four-plea would-have advantages over two duplexes, other-than one meeting Subdivision Requirements and the other-does not? Mr. Gidley stated that he felt that the four-plex structure would have-a better relationship on the whole parcel, than two duplexes on two smaller lots. He explained that this was true because you have individual side lot requirements and also individual private__ property associated with the smaller lots. Commissioner:CERVENY mentioned. possible pros and cons of owner- occupied versus renter-occupied units. Mr. Gidley reminded Commissioner CERVENY that :the same argument could be made for any R-2A zone district having a substandard lot situation. He reiterated that the variance criteria asked "How is this parcel different from any other R-2 zone district in the -- City?" He elaborated. Commissioner CERVENY asked if approving the variance might set a' precedent for further actions? Planning Commission Minutes Page 4 January 18, 1996- - Mr. Gidley stated that when a subdivision is under deliberation,- ____ unless unusual/unique circumstainces exist, staff .will recommend compliance with recommendations. In this case, no-unique/unusual circumstances were .found. Commissioner CERVENY-asked if the fact that a duplex would be allowed on the whole parcel, but that two duplexes would not be . allowed on the subdivided lot, would be considered unique or unusual circumstances. He thought that the two duplexes:might__ actually enhance the neighborhood. He elaborated. Ms. Reckert answered.that there was quite a bit of vacant land- left, especially in that area. Mr. Gidley noted that because of numerous small,- in-fill loss within-.the City, this type of request will not be unusual. He - reminded Commission:that most variance requests are for , individual to-ts and are referred to_the Board of Adjustment. He elaborated. - Commissioner CERVENY asked what Board of Adjustment would do, for-- example, if the parcel was already subdivided and requested such a variance. Mr. Gidley answered that they had denied and approved some such cases-:-He added that he did not know nor could he predict-what _ the Board would do in the incidence_Commissioner CERVENY mentioned.: Mr. Reckert informed-Commission that should the Subdivision be approved, denial of the variance re-quest would not preclude an applicant from applying for variance again in-the future. Commissioner ECKHARDT suggested the possibility of staggering the unit fronts, attaching them only a corners. He explained. Mr. Gidley noted to Commission that the greatest possibility for. ownership would exist if_the variance request-was denied. Commissioner ECKHARDT stated he-was not concerned about ownership. Mr. Bandimere stated he had concerns about a four-plex being °- -- maintained. He noted: that should-duplexes be allowed, an owner- could live- in half, renting the other half and make sure that. the _ units. were maintained. Commissioner ECKHARDT_.suggested condominium ownership could be. _ ,- done. Planning Commission Minutes Page 5 January 18, 1996 - Mr. Bandimere noted,,that it was costly to set up condominium. ownership. Commissioner RASPLICKA asked if a four-plex was constructed,- - would the units have to be attached?_ Mr. Gidley answered yes. Chairperson LANGDON_asked that Mr. Gidley further explain Mr. ___ -_- Bandimere's options should the variance not be granted. _ Mr. Gidley answered that if the subdivision was approved but the - variance denied, Mr. Bandimere or another applicant/owner would have the option of doing a -consolidation plat and after one year __ has passed any owner-can reapply for-variance request. Chairperson LANGDON asked if that was only if the lots were still.. unimproved. _- Mr. Gidley stated yes, that was correct. Commissioner ECKHARDT moved that the request for rezoning from C- 1 and A-1 to R-2A for property located at 4470 Lee Street be..... .. Approved for the following reasons;., _- 1. The request is compatible with the surrounding use; 2. It is consistent with the_Comprehensive Plan; and 3. The evaluation criteria presented support the request. Commissioner RASPLICKA seconded-the motion.- Motion carried S-0. - " Commissioner ECKHARDT moved that the request for lot area-and lot width variances associated with a proposed minor subdivision be Denied for the following ..reason: 1. The variance evaluation criteria do not support approval. Commissioner RASPLICKA seconded the motion. Motion carried 4-1, with Commissioner CERVENY voting no. Commissioner ECKHARDT moved-that the request for approval of a two-lot minor subdivision for property located at 4470 Lee Street be approved for the following reason:, 1. All requirements of the Subdivision Regulations have been. met. With the following condition: _ 1. The plat be redesigned to allow for one R-2A single-family _ __ lot and one R-2A duplex lot.. ', Planning Commission Minutes January 18,-1996 Commissioner CERVENY seconded the motion. Page 6 Commissioner CERVENY suggested that since the request for variance-had been denied, perhaps the applicant would not care to subdivide the lot. Mr- Bandimere considered-his options. Commissioner ECKHARDT asked if there was a possibility of purchasing additional land. Mr. Bandimere answerQd that he had tried to purchase additional land,-but had no,success. He explained. Commissioner CERVENY stated that Commission was awaiting Mr. Bandimere's decision whether he wished to proceed with his subdivision request. - Discussion followed Commissioner ECKHARDT thought that if the subdivision was approved, but not recorded, it would make no difference. Mr. Gidley reminded those present that the case-would go next to City Council,-who will make a decision on the zoning request. The applicant can appeal Planning Commission's decision on the subdivision-and variance to City Council. Discussion followed regarding various options for the applicant and procedures for same.` - - Mr. Gidley went through the pros and cons for the various options the applicant has, explaining them to the applicant., Mr. Bandimere decided to _leave.his request as is. Commissioner ECKHARDT's motion regarding the subdivision request carried,-5-0. 3. Case No. WZ-96-2:,_An application by Terry Kunz for HJH, L.L.C., for approval of a final development plan and plat for PCD zoned property within the Town Center Master Plan area. Said property is located at 4010 Wadsworth Boulevard. Meredith Reckert presented-:the staff report.- Entered and -.- accepted into the record by the Chairperson were the Comprehensive-Plan, Zoning Ordinance, Subdivision Regulations, case file, packet materials and slides. - -- The City of ~Wh eat ADMINISTRATIVE PROCESS APPLICATION ~Rid~re Department of Planning and Development 6 7500 West 29th Ave., Wheat Ridge, CO 80033 Phone (303) 237-6944 Applicant ~„ ~~m~,„r Address /,3 $s~~ / `'SY' ~~~y ". Phone ~f 2O"'[3 25 Owner „~.,, ~~,,,,(i„i~„~ Addres's_ r38'~1 ~"~Yr~•v., Phone yZp `l,7~S Location of request - f}L/~® ~. ~.~. ~r Type of action requested~~heck one or more of the actions listed below which pertain to your request.) ^ Change of zone or zone conditions Site development plan approval Special use permit Conditional use permit Temporary use/building permit Minor subdivision Subdivision 8 Preliminary Final ^ ** See attached procedural guide for specific requirements. Detailed Description of request YJr~~u ncmra~r n..c~ n ~cl ..,.n w List all persons and companies who hold an interest in the described real property, as owner, mortgagee, lessee, optionee, etc. NAME ADDRESS Variance/Waiver . Nonconforming use change Flood plain special exception interpretation of code Zone line modification Public Improvement Exception Street vacation Miscellaneous plat Solid waste landfill/ mineral extraction permit ^ Other PfiONE 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 of this action on his behalf. Signature of Applicant ,„ .,,, ,y Subscribed ~;1~~i ' ', '';l\ I; i •.SEAL ,~•~ ~,~'• ,. ,:•i I~ ,. ~1/ Date Received My commission expires Rorroint Nn i+...... f.r.. and sworn to ~e this [~ d~f y~ ~7~1, 19 ~` u~a ~ 9~ • ~i : t96.it~ H~r~. - - ~1 ~~~ Q (~o~s~ v~csrl . Leh c.~~~.~s~a ~~- r~ ~'~~'~ in-°-t" t~s~.l 1-.-t.uC.~ W~e1,Jv~rti1 ,n/J.C~ ~i-t-rr~p -M `+'C'~'-° . ~~v.~~sr.~ t~-FaT' sc4~ ~+6P-~ 7-o n of v-J eu.o ~n1 3 ~t ~l irs . Zzaa.1TG+^~ ~tnr 3oMr ~o66M~'nVf ¢0 y,-~ o.do . PUBLIC HEARING SPEAKERS' LIST CASE' NO: WA-97-31 DATE: December 11, 1997 REQUEST: An application by Ben Bandimere for approval of a 953 square foot lot area variance to the 9,000 square foot lot area requirement, and a 15' lot width, _ variance to th~_75' lot width requirement for a duplex. Said property is zoned Residential-~ao A and located at 4470 Lee Street. SPEAKER NAME, ADDRESS & PHONE (PLEASE PRINT) Position o Please IN FAVOR Request heck OPPOSED .~ ~ mil. ~sr'~, t,,.~=. f/,/. /~./ ~ ~ f/ ~ , /~ ~. ., ~, • De~,ber 18 1997 To Whom it may Concern . I Lucille Knowlton has agreed to the proptery line that was survaed by owner of proprety joining proptery of Ben Bandimer. 1 ~-.-. r.T .~.~.-.~ ..,-....._ _~ .-.,-.-.~ . r.-.-.__., __~.-.._ _._~__., ,~I~ -- --- - G~~n=err--- - - _~.___ -- ~~~~~ -~ - - ~- __ -~- -- ~~ .,~-y~~_ ~~_~--- • ~ CITY OF WHEAT RIDGE BOARD OF ADJUSTMENT AGENDA JANUARY 22,1998 Notice is hereby given of a public hearing to be held before the City of Wheat Ridge Boazd of Adjustment on January 22, 1998, at 7:30 P.M., 7500 West 29th Avenue, Wheat Ridge, Colorado. 1. CALL THE MEETING TO ORDER 2. APPROVE THE ORDER OF THE AGENDA - 3. PUBLIC FORUM (this is the time for anyone to speak on any subject not appearing on the agenda) 4. PUBLIC HEARINGS Denied _ _ A. - ~~ ~- =97-"3°I~(CONTINUED FROM 12/11/97) An application by Ben Bandimere for approval of a 953 squaze foot lot azea variance to the 9,000 square foot lot area requirement and a 15' lot width variance to the 75' lot width requirement for a duplex. Said property is zoned Residential Two-A and located at 4470 Lee Street. Continued B. S'ase No. WA-98-1: An application by Leonard and Glenna Keams for approval of a Fve foot side yard setback variance to the 15' side yazd setback requirement for the purpose ofconstructing atwo-caz gazage. The property is zoned Residential-One and located at 2971 Teller Street. Approved w/ C. Case No. WA-97-29: An application by Robert Davis for approval of a 1 T-6" conditions froht yard setback variance to the 30' front yazd setback requirements for the purpose of constructing an addition to their garage. The property is zoned Residential-One and is located at 12075 W. 29th Place. 5. CLOSE THE PUBLIC HEARING 6. OLD BUSINESS Approved to -A. Reconsideration of Case No..TUP-97-7, Chesrown Automotive Group reconsider @ __ Feb. Meet~ng NEW BUSINESS Approved A. Approval of Minutes: December I1, 1997 8. ~ ADJOURNMENT to February 26, 1998 i __ WHEAT RIDGE BOARD OF ADJUSTMENT Minutes of Meeting January 22, 1998 1. CALL THE MEETING TO ORDER: The meeting was called to order by Chairperson MAURO at 7:35 p.m. on January 22, 1998, in the Council Chambers of the Municipal Building, 7500 West 29`h Avenue, Wheat Ridge, Colorado. ROLL CALL: Members Present: Tom Abbott Bill Echelmeyer Paul Hovland Bob Howazd Susan Junker Karen Thiessen Linda Mauro Robert Walker Members Absent: None Staff Present: Alan White, Director, Planning & Dev. Sean McCartney, Planner Barb Fuller, Recording Secretary PUBLIC HEARING The following is the official set of Board of Adjustment minutes for the Public Hearing of January 22, 1998. A set of these minutes is retained both in the office of the City Clerk and in the Department of Planning and Development of the City of Wheat Ridge. 2. APPROVE THE ORDER OF THE AGENDA: Motion was made by Board Member JUNKER, seconded by Board Member ECHELMEYER to approve the order of the agenda. Motion carried 8-0. 3. PUBLIC FORUM (This is the time for anyone to speak on any subject not appearing on the agenda.) There was no one signed up to speak. 4. PUBLIC HEARING A. Case No. WA-97-31 : (Continued from 12/11/97) An application by Ben Bandimere for approval of a 953 square foot lot area variance to the 9,000 square foot lot area requirement and a 15' lot width variance to the 75' lot Board of Adjustment 01 /22/98 Page 1 ~ ~ width requirement for a duplex. Said property is zoned Residential Two-A and located at 4470 Lee Street. Sean McCartney presented the staff report including an overview of the case and why it was continued. The packet included a letter from the adjacent property owner that spoke on December 11, 1997. Since that time, the property lines were surveyed and both parties agreed to the lot lines as previously presented. All information was entered into the record. - Boazd Member ABBOTT questioned the square feet and possible inconsistency in the requirements. Sean McCartney tried to explain the inconsistency in a Planning Commission report referred to by Board Member ABBOTT and assured him that the lot requirement for a duplex in R-2A zoning is 9,000 square feet. Chair Person MAURO swore in Ben Bandimere of 13831 West 54`h Avenue, Arvada. Bandimere presented an overview of his application including new evidence that showed the lot would be wide enough now that the property line dispute was settled. He assured the Board that there would be plenty of parking, each unit would include a 2-car gazage. Bandimere also assured the Boazd that the duplex would not be just a rental, his plan was to sell both units to young families. He also used the overhead and slides to demonstrate that his structure does fit with the neighborhood. Boazd Member THIESSEN asked about Mr. Bandimere's plans if the variance was denied and the exact square footage of each unit. Bandimere responded that he is unsure, he feels stuck because the bank would not finance a single-family home due to the appraisal value in the neighborhood and the amount he would need to build. Each unit would be 1,000 squaze feet with a 2-car garage. Board Member ECHELMEYER questioned the set backs, the width of the building and direction it would face. Bandimere responded that the unit would face west as does the first similaz unit, the building is 40 feet wide, and the set backs have been pre-approved by the Planning Department pending the outcome of the variance decision. Case No: WA-97-31 Applicant's Name: Ben Bandimere Location: 4470 Lee Street. Upon motion by Board Member ABBOTT, seconded by Board Member HOVLAND, the following resolution was stated. Board of Adjustment 01/22/98 Page 2 - _ _ _ _ _ _ - !' Whereas, the applicant was denied permission by an Administrative Officer; and Whereas, Board of Adjustment Application, Case No. WA-97-31 is an appeal to this Board from the decision of an Administrative Officer; and Whereas, the property has been posted the required 15 days by law and in recognition that there WERE NO protests tegistered against it; and Whereas, the relief applied for MAY NOT be granted without substantially impairing the intent and purpose of the regulations governing the City of Wheat Ridge. Now, Therefore, Be It Resolved that Board of Adjustment Application Case No. WA-97-31, be and hereby is DENIED. Type of Variance: A Request for approval of a 953 squaze foot lot area variance to the 9,000 square foot lot area requirement and a 1 ~-foot lot width variance to the 75-foot lot width requirement for the purpose of building atwo-family residence. For the Following Reasons: Criteria: 1. According to Section 26-15 (F), of the Wheat Ridge Code ofLaws, aone-family dwelling in the Residential-Two A zone district can be located on a 7,500 square foot property with a 60 foot-lot width. 'Therefore, if the request is denied, the property may yield a reasonable return in use, service and income. 2. The property was subdivided with the understanding by the Planning Commission, that it was to remain a single family parcel. The applicant was made aware during the subdivision process that the property was substandard in lot width and lot area for the development of a duplex. 3. The property currently exists as a primarily rectangular lot, although the southern property line meanders to the east at a slight angle there is inadequate building envelope established that would permit proper development of a sizable residential structure. 4. The hardship has been created by the applicant through the subdivision process. The applicant has sole interest in the property. 5. There would appear to be no hardship other than the lot size and width. There are several properties throughout the City of Wheat Ridge which exist as substandard lots of record, this hardship situation is common to all of these properties. The motion'carried 8-0. B. Case No. WA-98-1: An application by Leonard and Glenna Kearns for approval of a five foot side yard setback variance to the 15' side yard setback requirement for the purpose ofconstructing atwo-car garage. The property is zoned Residential-One and is located at 2971 Teller Street. Board of Adjustment 01/22/98 _ Page 3 Sean McCartney presented the staff report, including a correction to the cover sheet. The date posted and date legal notices sent should state January 8, 1998, instead of January 15, 1998. Zoning Ordinance, case file and exhibits were entered into the record. The property is within the City of Wheat Ridge, all notification and posting requirements have been met, therefore there is jurisdiction to heaz the case: Mr. McCartney presented slides and aerial pictures of the property. He also presented an overview of the case including measurements, comparisons to properties nearby, and other options for the size of the proposed garage. Mr. McCartney followed with explanation of the criteria used to evaluate a variance application. Staff concluded that the criteria supports approval of the request. Board Member ECHELMEYER brought attention to the fact that the application is unsigned and was not notarized, he asked if the Board is still able to act. Staff responded that an incomplete application keeps the Board from taking any action at this time. Public testimony can be heazd but decision should be based on a complete application. Boazd Member THIESSEN asked for clarification of the option of locating the structure at a different location of the site. Mr. McCartney responded that the structure could be located in the rear of the property which would comply with the setback requirement, however, this would create a long driveway, which would be more costly. Boazd Member HOVLAND asked if the gazage has to be detached, or could an attached garage be proposed. Chair Person MAURO swore in Leonard Kearns of 2971 Teller Street. Leonazd Kearns presented his case including the explanation for proposing a detached gazage. The reason being is that in order to attach the gazage the gas meter would have to be moved. Mr. Keams also explained his reason for proposing the extra width, in order to accommodate his large vehicles and space to open the doors while in the garage. Board Member ABBOTT discussed the hardship criteria with the applicant and explained that this is one of the major deciding factors. He also explained that there aze a number of properties within the City of Wheat Ridge that meet the same requirements of his property and they have located their garage behind the house. Discussion followed regazding the requirements of ventilation and escape windows according to the Building Code. There was a motion by Board Member HOVLAND, seconded by Board Member WALKER, to continue the case until the application is complete and the Board has all of the information that is necessary. Board of Adjustment 01/22/98 Page 4 .> ,.. WHEAT RIDGE BOARD OF ADJUSTMENT MINIITES OF MEETING: December 11; 1997 not the case; they are not really 100°s done until the chairman signs them. Board Member HOWARD questioned what the by-.laws states, and Mr. White read the section and noted it is not clear what constitutes final action. Board Member HOWARD feels the by-laws should be changed before any action is taken on the motions. This will-not prevent the cases from being heard tonight. Board Member ABBOTT suggested on this one particular resolution to make a motion putting it into effect the date it was signed, but it was noted the actual date is not known. Board Member WALKER feels at the time the resolution. is voted upon should be the effective date; the rest of it is just paperwork. Mr. White said resolution needs to make clear to the applicants that the resolution becomes effective on this date. Board Member THIESSEN suggested it should perhaps state in the resolution itself when it will take effect, thus eliminating any 30 days waiting period. Mr. White said he thinks the problem is more when the case is denied. Board Member THIESSEN disagreed with a resolution taking effect when it is signed. Discussion followed regarding approving the minutes without attached resolutions. Motion was made by Board Member MAURO to table the voting of minutes and resolutions and move them back under New Business Motion was seconded by Board Member THIESSEN, and carried unanimously. 3. PIIBLIC FORIIM (This is the time'for anyone to speak on any subject not appearing on the agenda.) No one came forward to speak. 4. PIIBLIC HEARING ase o wA-97-37? An application by Ben Bandimere•for approval of a 953 square foot lot area variance to the 9,000 square foot lot area requirement, and a 15 '' lot width variance to the 75 ', lot width requirement for a duplex. Said property is zoned Residential Two-A and located at 4470 Lee Street. Sean McCartney presented the staff report. All pertinent documents were entered into record, which Chairman HOVLAND • accepted. r ~' WHEAT RIDGE BOARD OF ADJUSTMENT MINUTES OF MEETING: December 11, 1997 Page 4 Board. Member HOWARD said the frontage of this property is 60' wide and then it narrows down twice and asked what is the width narrowed down to, and Mr. McCartney replied 50 feet. Board Member HOWARD asked if anything is built on Lot 1, would it have to be' . 15'.away from the property line, and Mr. McCartney said no, the Code of Laws for R2-A establish a minimum side yard setback of 5' for all structures. He added there would be approximately 10' between structures. The applicant,. Ben Bandimere, 13831 W. 54th Avenue, Arvada, CO, was sworn in. He explained the duplex to the south has the required 5' setback. He entered two drawings into record, labeled Exhibit `A', for all members to review. 'He asked the board. to bear in mind these two units have been sold to young couples just starting out and both parties are satisfied. Board Member ECHELMEYER asked what is the width of the second unit, and Mr. Bandimere replied 40'. Board Member ECHELMEYER asked what was the width of the present unit, and Mr. Bandimere answered 55'. Board Member ECHELMEYER noted the plot plan is inaccurate for the smaller duplex. Mr. Bandimere entered two more drawings, labeled Exhibit `B' Discussion followed. Lucile Knowlton, 4471 Kipling Street, was sworn in. Ms. Knowlton's main concern is there is an easement on her property that has not been used for 40 years and believes it has reverted back to her (the property owner), and said according to the applicant's survey, part of the old easement is on his property, leaving only 3' from her garage to his property line. For the benefit of both parties,-she feels this should be investigated. Ms. Knowlton is not against this application, she just wants to know where the property lines and easement are. Board Member ECHELMEYER asked staff if they knew anything•about the easement reverting back to the original property owner, and• Mr. McCartney answered easements are created on the individual property for utility companies and he has never heard of a shared easement with two properties. Mr. white commented easements are usually vacated and recorded with the county by agreement with the property owner and easement holder. Ms. Knowlton said she just wants to make sure Mr. Bandimere is not taking property away from her. . ~ r' µ; WFIEAT RIDGE BOARD OF ADJUSTMENT MINUTES OF MEETING: December 11, 1997 Page 5 Mr. Bandimere said he has had the property survey and is just going on what the surveyors have stated. Board Member THIESSEN said this sounds like a property line dispute and feels the request will be effected. Mr. McCartney said these issues cannot be settled tonight and if the Board feels this is pertinent information, staff would suggest continuing the case until more information is brought forward. No further questions were asked. Motion was made by Board Member THIESSEN, and seconded by Board Member MAURO to continue this case indefinitely until more information is submitted regarding the property line dispute. Motion carried' 8-0. C. Caa No. T -97-ii: An application by Janet Gunn for approval of a Temporary Use Permit to allow a 5th wheel trailer as a permanent structure and living quarters. Said property is zoned Residential-One and located at 12310 W. 42nd Avenue. Susan Ellis presented the staff report. All pertinent documents were entered into record, which Chairman HOVLAND accepted. Board Member ABBOTT spoke on the building inspector's comment and said the intent was to tell him to enforce that part of the. electric code and not the applicability. Discussion followed. Ms. Ellis stated she took into consideration the Board's concerns last year with this being a Temporary Use Permit for a permanent structure. It is kind of confusing, however she cannot alter what the applicant requests on the application. Larry Davis, 12310 W. 42nd Avenue, was sworn in. He discussed the letter submitted, and confirmed, even though it was worded `permanent' in last year's and this year's application, this is NOT a permanent structure. He apologized for being late with this year's application, but they were a bit'-confused and did not fully understand the procedure. Board Member-ECHELMEYER asked if the request is through the end of August 1998, and Mr. Davis replied yes. Their ward, Michael, graduates high school in May, however they have to get him off to college in August. Mr. Davis pointed out Michael is graduating high school at the age of 16. • WHEAT RIDGE BOARD OF ADJITSTMENT MINUTES OF MEETING: December 11, 1997 Page 6 Board Member THIESSEN questioned alternatives and Mr. Davis said they will not wait until the end this time to look for alternatives and will start making plans immediately. Marnie Boom, 4225 Vivian Street, was sworn in. She lives across the street to the north of-the applicant. She is in favor of the request as the property is kept very nice and there has never been a problem with noise or anything. Aidan Ridley, 12350 W. 42nd Avenue, was sworn in. Mr. Ridley lives. immediately to the west of the applicant. He and his wife would like to see this permit approved because they are goad neighbors and take care of the property. Michael Phillips, the applicant's ward, 12310 W. 42nd Avenue, was sworn in. He asked that this permit be approved because as a 16 year-old senior high student he is under a good amount of stress, and having to move at this time would create more. He will be leaving for college in August, so the permit will be only until he graduates from high school. Board Member HOWARD wanted to know if this is not granted, why would he have to move, and Mr. Phillips said that Mr. Davis helps out financially and helps with the upkeep of the house. If Mr. Davis has to move, they cannot afford to stay in the house and will be _forced to move as well. Board Member ECHELMEYER was confused and Mr. Davis stated he owns and lives in the trailer, and he and Ms. Gunn are co-owners of .the house which she and Michael live-in. Mr._Davis further explained the living situation and added he and Ms. Gunn are not married. The trailer (RV) will be put on the market for sale late spring and he will look for another residence. No further questions were asked. Motion was made by Board Member ABBOTT that Case No. TUP-97-11, an application by Janet Gunn, be APPROVED for the following reasons: 1. The applicant has demonstrated that a personal and temporary hardship exists. 2. The lot is oversized and backs on to Clear Creek open space. 3. The RV is a 1995 model and kept in near new condition. 4. Fire separation from adjacent structures is adequate. 5. Two adjacent property owners testified in favor of the request. v+. ,e M ~ .K i CERTIFICATION OF RESOLUTION I, Bazb Fuller, Secretary to the City of Wheat Ridge Board of Adjustment, do hereby certify that the following Resolution was duly adopted in the City of Wheat Ridge, County of Jefferson, State of Colorado, on the 22nd day of January, 1998. Case No: WA-97-31 Applicant's Name: Ben Bandimere Location: 4470 Lee Street. Upon motion by Board Member ABBOTT, seconded by Boazd Member HOVLAND, the following resolution was stated. Whereas, the applicant was denied permission by an Administrative Officer; and Whereas, Boazd of Adjustment Application, Case No. WA-97-31 is an appeal to this Board from the decision of an Administrative Officer; and Whereas, the property has been posted the required 15 days by law and in recognition that there WERE NO protests registered against it; and Whereas, the relief applied for MAY NOT be granted without substantially impairing the intent and purpose of the regulations governing the City of Wheat Ridge. Now, Therefore, Be It Resolved that Board of Adjustment Application Case No. WA-97-31, be and hereby is DENIED. Type of Variance: A Request for approval of a 953 square foot lot area variance to the 9,000 squaze foot lot azea requirement and a 15 foot lot width variance to the 75' foot lot width requirement for the purpose of building atwo-family residence. For the Following Reasons: Criteria: 1. According to Section 26-15 (F), of the Wheat Ridge Code of Laws, cone-family dwelling in the Residential-Two A zone district can be located on a 7,500 square foot property with a 60 foot lot width. Therefore, if the request is denied, the property may yield a reasonable return in use, service and income. 2. The property was subdivided with the understanding by the Planning Commission, that it was to remain a single family parcel. The applicant was made aware during the subdivision process that the property was substandazd in lot width and lot azea for the development of a duplex. 3. The property currently exists as a primarily rectangular lot, although the southern property line meanders to the east at a slight angle there is inadequate building envelope established that would permit proper development of a sizable residential structure. 4. The hardship has been created by the applicant through the subdivision process. The applicant has sole interest in the property. 5.. There would appear to be no hardship other than the lot size and width. There are several properties throughout the City of Wheat Ridge which exist as substandazd lots of record, this hardship situation is common to all of these properties. VOTE: .Yes: All members of Board ofAdjustment No: DISPOSITION: Denied the Variance WA-97-31 to allow a 953 squaze foot lot area variance to the 9,000 square foot lot area requirement and a 15-foot lot width variance to the 75-foot lot width requirement by a vote of 8-0. DATED this 22nd day of January, 1998. DA MAURO, Chairperson Bazb Fuller, Secretary oazd ofAdjustment Board of Adjustment 7500 West 29th Avenue Wheat Ridge, Colorado 80033.- Telephone 303/ 237-6944. FAX 303/234-5924 January 30, 1998 Mr. Ben Bandimere 4470 Lee Street Wheat Ridge, CO 80033 Dear Mr: Bandimere: The City of _ Wheat Ridge Please be advised that at its meeting of January 22, 1998, the Board of Adjustment DENIED your request fora 953 square foot lot area vaziance to the 9,000. squaze foot lot area requirement and a 15 foot lot width variance to the 75 foot lot width requirement for the purpose ofbuilding atwo-family residence at the property locaied at 4470 Lee Street in the City of Wheat Ridge. Attached is a copy of the Resolution of Denial listing the Board's reasons for such denial. This resolution will become effective within thirty (30) days of the Board of Adjustment's decision. Ali appeals must be forwarded in writing to the Jefferson County districf court should you decide to appeal. Please feel free to contact me at 235-2846 if you have azly questions. Sincerely, PLANNING AND DEVELOPMENT Barbara Delgadillo Planning and Development Secretary Attachments: Certification of Resolution /bd _..,-- = V i O ~ N ~~ ~ m N H ~ ~ l7 n ~ O = ~ (~ 'c O~O.Z ~ ~ H/~~I O Oa N Or\ ~ _T ty r' 1 O ~ N m'B ~oQ' c o ~4e ~ ~'m ea ~~' 4 ~~ C1T1. ~ yg h ~ ?~a ~/ ~£~ o~ ~ o +~" `~ ,S* h Y v a P 966 013 595 ti ~ '~ °7~~~ ,~,~~~~~ ao y ! ~ / fi 0° 3~0~0 ~ m ~ ~ m m n O 1 m y ~ ~ ~ I ~ E Jl t-, +9 ~ ° ~ i ~ ~ m ~ ~ `~`~ n=g ado ~ N wv~pp~~~' ~ a- ^ ~ ~a o am ~ N (t ,7 Z -~ a a ~ 8 ~ ~ 8° ~ =n y a ~ { (rt m , m O ~ ~ ~o ~ 1 0 ~ ~ m i~$iil ~4,.p ~ r° c w ~ ""'~'~ '.' m ,o ~" ` o t ~ ~ ~ ~ %~ o r', M F -rf? ~._.: _N. ~ 3 f . ~~rs ~ l ~ . .`•' ~/.t I ~-~- ~ ~~~~.: ~ . j IMPORTANT! PLACE STICKER AT TOP OF ENVELS. c TO THE RIGHT OF RETURN ADDRESS. _~ ! ' ~fj'` ~~ ~.~~ ~. _~ ~ ~,_ .~: ",~ ;~sw~a~ ~~~~~~a wt ~o~ a ~I u. `p z ~ J N 4 0 0. 3EC'T'10N A - f! tJ S HISTORIC BASIN A HISTORIC C5=0.15 BASIN B 0.18 ~ A C100 0213 C5=0.15 ~ 0.50 5366 ~ A C100 0.50 N 35' 15" E 195.00' s3s7 , Q A PROP LW = 5' UTILITY_EASEMENT _ _ ~,O , _ , o _ ~ 1536, ~ . ~ _ _ _O~o~%= ~~~P w 25 CO~lCRET AEI (d" A - ~ ~ $04~. o S. . ~ S~' ~ Pss ~ ~ r ~ . 5366 ~ c DRIVE / -gel D~NGD ~ ~ R~~EL~ ~ DEVELOPED W W 77 Z ~ r ~ - PR ERN LINE BASIN o ~ a. O ~ ~ O ~ ~ ~ ! F.F. 5369 k~(~ ~5> 15» ~E ~ C5=0.15 0 AVENUE ~ w .51;' ~ 0.213 ~ N I ~ ~p ; ~ ~ , ~ i ~ A C100 44TH AVENUE j ~ ~ ~ N v=i p 5 ~ 19 5370 ~ 68~ _ _ _ 0.50 ~ X w ~ ~ 3~. ~i-' PROPERTY LINE 5L U ~ ~ W ~ ° ~ 5367 VICINITY MAP ~ ~z Hl~fO"R-IC , W O g - ~ N.T.S. Q!~ W ~I Z~~ CDNIVEE BUI~LDW~~ B~~I~;, ~ 3 o z,, ~ F.F. 70'~ -~,'SGP ~ ~ ~ f~" W F Q 537Q-'"~ ~ APPROX. EXISTING BANK OF DITCH , HISTORIC HISTORIC HISTORIC HISTORIC REVIEWED A J W O i ~ a ~ - DESIGN POINT CONTRIBUTING RUNOFF PEAK STEPHEN KE c AREA 5 YR. 100 YR. REPRESENTA 0- I ~ ~ z I ~ { ~r ~ p>~ ' ~ ~~NP•~ (ACRES) (CFS) (CFS) OULETTE DIT 9019.69 S.F. ~ ~ I N o' ~ GPe~'~ A 0.18 0.104 0.796 ~ ONSTRUCT A BERM ABOVE BANK g 0.213 0.073 0.621 . ~ ! 5368 OF IRRIGATION DITCH TO DIRECT z I p ~ p ~ RUNOFF AWAY FROM THE DITCH ~ U I ~ ~ p~ ~ FLOWLINE. BERM TO BE MIN. OF t' ~ ~ ~V PROPERTY LINE HIGH. DEVELOPED DEVELOPED DEVELOPED DEVELOPED O , O~ DESIGN POINT CONTRIBUTING RUNOFF PEAK B•M. CITY OF WH 25' P ~ F LATERAL TO THE OULETTE DITCH c AREA 5 YR. 100 YR. DESIGNATED 71- i ~ ~ IRRIGATION DITCH RUNS ENTIRE LENGTH ~~NP•~ (ACRES) (CFS) (CFS) THE CITY OF WH ~ OF EASTERLY PROPERTY LINE VERTICAL CONTR ~ ~ i ~P THIS A LATERAL DITCH WITN NO C 0.392 0.33 1.448 LQGATED AT INT G KIPLING STREET. 4 T.B.M. E EV. 5368.95 F~SEMENT OF RECORD FOUND IN THE FILES OF V }5 THE CLERK AND RECORDER AT GOLDEN, COLORADO. TOP OF ~ORNER ~v NO PART OF DITCH ACTUALLY IS LOCATED ON THE PREPARED B ' p'E'' SITE. CONTACT STEPHEN KELLER, 4325 IRIS STREET KENNETH R. 1 i Q~' TELE. 303-425-0130 GOLDENBRCO ~ P k°' ° HISTORIC BASIN BOUP~DARY DRAINAGE PLAN 303-279-4 ~ i~ 1-5369 _ ~ BANDIMERE MINOR SUBDIVISION EXISTING CONTOUR LIN;. i DEVELOPED CONTOUR LINE 4470 LEE STREET ~~t SCALE / 1" = 20' ~CJ~`s~ - - - - - UTILITY EASEMENT LINE WHEAT RIDGE, COLORADO KENNETH R. PE/RLS #74 'EPHEN KELLER 'D1?C7CC_hiTATI\/G' n97 TWr- ~j kZ~GV'D ~F+I~IT IZ~u~87 JLETTE DITCH COMPANY