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HomeMy WebLinkAboutWA-08-11City of WheatRdEre 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 4340 Lamar Street, referenced as Case No. WA-08-11/Byron; and WHEREAS, City staff found basis for approval of the variance, 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 adjacent property owners 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 five (5) foot side yard setback variance; reduced from ten (10) to five (5) feet (Case No. WA-08-11/Byron) is granted for the property located at 4340 Lamar Street to construct an approximately 600 square foot detached garage, as described, based on the following findings of fact: 1. The request would not alter the essential character of the locality. 2. The physical surroundings render a hardship on the property relative to the standards for a detached garage. 3. The applicant has not created their own hardship by requesting the variance. 4. The request would not be detrimental to public welfare and would not be injurious to neighboring property or improvements. The conditions necessitating the variance request are present in the neighborhood and are not unique to the subject property There have been no protests submitted during the ten-day public notification period. 1 AR Date v ~Wl`I T9m Y~ O TO: CASE NO. & NAME: CITY OF WHEAT RIDGE PLANNING DIVISION STAFF REPORT Case File CASE MANAGER: Jeff Hirt October 20, 2008 WA-08-1I/Byron DATE: ACTION REQUESTED: Approval of a variance of 5 feet from the required 10 foot side yard setback for a detached garage over 8 feet in height resulting in a 5 foot side yard setback on property located at 4340 Lamar Street and zoned Residential Two (R-2). LOCATION OF REQUEST: 4340 Lamar Street APPLICANT (S): Theodore and Heather Byron OWNER (S): Theodore and Heather Byron APPROXIMATE AREA: 9,980 square feet (.23 acres) PRESENT ZONING: Residential Two (R-2) PRESENT LAND USE: Single Family Residential ENTER INTO RECORD: (X) CASE FILE & PACKET MATERIALS O DIGITAL PRESENTATION (X) ZONING ORDINANC E O SUBDIVISION REGULATIONS Location Man JURISDICTION: All notification and posting requirements have been met; therefore, an administrative decision may be made on this request. 1. REQUEST The applicant is requesting approval of a variance of 5 feet from the required 10 foot side yard setback for a detached garage over 8 feet in height resulting in a 5 foot side yard setback (Exhibit 1, Letter of Request). The purpose of the variance is to allow for the construction of an approximately 600 square foot detached garage (20' X 30') (Exhibit 2, Site Plan). Section 26-115.C (Variances and Waivers) of the Wheat Ridge City Code allows that the Director of Community Development (Director) may grant administrative variances from the strict application of the zoning district development standards. Administrative variances are allowed for up to 50% of the development standard. All other development standards have been met. II. CASE ANALYSIS Existing Site Conditions Theodore and Heather Byron are requesting this variance as the property owners. The subject property is 75 feet wide by 133 feet deep and 9,980 square feet in total area. There is an existing 1,509 square foot single family residence that includes a 293 square foot attached garage (Exhibit 3, Site Photos). There is also an existing small shed in the backyard, as well as vegetation lining the east and south property lines. Garage Characteristics The applicants wish to construct a 600 square foot detached garage to serve the single family residence. The location of the proposed garage is 20 feet from the rear property line and 5 feet from the side property line (See Exhibit 2, Site Plan), with the height shown at 9 '/2 feet at the midpoint of the roof from finished grade (Exhibit 4,Etevatioris). The materials of the fagade are shown siding composed of wood chip composite material. The garage will utilize the existing driveway that will extend into the backyard. Obstacles for Placement There does appear to be alternatives for placement of the structure, although they may be problematic for the applicant with regards to existing vegetation and usable backyard space. The structure has been placed 20 feet from the rear property line so to not interfere with the existing vegetation - which extends approximately 20 feet from that property line. The vegetation in the backyard consists of a row of bushes along the south property line, and various bushes and shrubs along the east property line (See Exhibit 3, Site Photos). Additionally, placing the structure to be 10 feet from the side property line with this 20 foot rear setback would likely create issues with turning movements for vehicles in relation to the existing house (Exlubit,5, Placement, Alternatives). However, placing the structure to be 10 feet from both property lines (and eliminating much of the vegetation) would appear to provide reasonable turning movements for vehicles. Adjacent Properties All three surrounding properties are single family uses and have detached garages. Two of these garages appear to be at or less than 5 feet from their side and rear property lines Some have information regarding their approval in the city's building permit database and some do not (EWbrt 6, Soundmgl'ropexties). Notably, the accessory structure that would be immediately adjacent to the proposed structure is a two story structure that sits approximately 5 feet from the fence - presumably the property line (Exhiht 7, Adjacept Structure Photo. Administrative Variance 2 Case No. WA-08-111Byron This structure is considerably taller than the proposed structure. It is also noteworthy that prior to 2003, a 5 foot side and rear yard setback was in place for detached garages regardless of their height. VARIANCE CRITERIA In order to authorize an administrative variance, the Director must determine that the majority of the "criteria for review" listed in Section 26-115.C.4 of the City Code have been met. 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 may still yield a reasonable return in use. The property would still function as a single family residence without the need for the variance. Alternative placement options are available. Staff finds that this criterion has not been met. 2. The variance would not alter the essential character of the locality. The variance would not alter the essential character of the locality. All three surrounding properties have detached garages and two appear to be at 5 feet or less from side and rear property lines. 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 may be possible without the variance. There are alternative placement options for the dimensions of the proposed detached garage. Staff finds this criterion has not 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. The physical surroundings render a hardship on the property relative to the standards for a detached garage. Imposing a 10 foot setback requirement from the side and rear property lines where adjacent properties may have detached garages at or less than 5 feet from side and rear property lines creates a unique situation for the subject property. Existing vegetation is also problematic for the applicant to meet required setbacks. Staff finds that this criterion has been met. 5. The alleged difficulty or hardship has not been created by any person presently having an interest in the property. The applicant has not created their own hardship by requesting the variance. The applicant was not involved with the approval of any of the adjacent property's detached garages. 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 Administrative Variance Case No. WA-08-11IByron property, impairing the adequate supply of light and air to adjacent property, substantially increasing the congestion in public streets or increasing the danger of fire or endangering the public safety, or substantially diminishing or impairing property values within the neighborhood. The request would not be detrimental to public welfare and would not be injurious to neighboring property or improvements. It would not hinder or impair the development of the adjacent property. The adequate supply of air and light would not be compromised as a result of this request. The request would not increase the congestion in the streets, nor would it increase the danger of fire. The request will most likely not have an effect on property values in the neighborhood. 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. The conditions necessitating the variance request are present in the neighborhood and are not unique to the subject property. Two of the three surrounding properties appear to have detached garages that are at or less than 5 feet from side and rear property lines. The proposed garage would be consistent with the existing conditions in the neighborhood. Staff finds that this criterion has 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. Single family dwellings are not subject to accessibility requirements. 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 request would not alter the essential character of the locality. 2. The physical surroundings render a hardship on the property relative to the standards for a detached garage, as two of three adjacent properties have detached garages that are at or less than 5 feet from side and rear property lines. 3. The applicant has not created their own hardship by requesting the variance. 4. The request would not be detrimental to public welfare and would not be injurious to neighboring property or improvements. 5. The conditions necessitating the variance request are present in the neighborhood and are not unique to the subject property 6. There have been no protests submitted during the ten-day public notification period. Administrative Variance Case No. WA-08-11IByron EXHIBIT 1: LETTER OF REQUEST Headier and Theodore Byrou, 4340 Lamar St Wheat Ridge, CO 80033 Sept-22-2008 City of Wheat Ridge Request for Variance As new owners of 4340 Lamar St., and new residents of Wheat Ridge, we would like to improve the value of the property by adding a detached 2-car garage. The property has an existing 11' wide drive extending from the street to the back ofthe main structure. The plans are to extend this drive back to a 20' wide x 30' deep structure. This is a variance request to place the structure 5' from the side property line, half of the current zoning standards. The evidence supporting the conditions of the variance request include the following: • Placing the structure 10' from the side property line would result in difficulty turning into the second auto bay. • The narrow and deep floorplmi to keeps the backyard open and usable. • Building the garage 20' from the back of the house prevents the excavation of existing landscaping at the back of the property. • A S' variance holds the property in tune with neighboring properties. (ie: The 3 bordering properties have existing garage structures within the 5' setback. Please take this information into evidence and understand we have taken the aesthetic of the neighborhood and Ron property values into consideration of this application. Thank you for your time. Sim ely, Heather Byron Theodore Byron Administrative Variance Case No. WA-08-11/Byron Scale. 1 "=24` Canc. EXHIBIT 2: SITE PLAN r0T 9, r WWB BUMMSIM, COUNTY OF JEMMON, BT= or C014VADO L Note: Cerfificite Baud on Exisft Fe Limos, J An Improvementsurwey Plat Is Reom commetttied Residence/t/k/4/3/50r far Pr®eise Lac of Improvements. .~j~J~/.~1 ~ LdT ~qqt fulor~ Drive 133.06 it .f P a Conc. Drive 16 7,2'x 9.9' + i Frame Sled One story Y „1 Frame g o LOTS ; a 7t 2.0 1 ~ f '30° ~t ~ f C7 7.0 k A/tr1 ~ p + a ~ ~ ~ Gaeagty 1~~ i Conc. Drive 7L i 5° r 133.06 U41 , . 1z, LOT 8 l l ~9¢ serr44► Z5 -08 1 h®wPW e91YifV 1h9t this ifI7aYOV2flIB[I locatioh,,rortitieat$ was arepereddor Administrative Variance Case No. WA-08-11IByron 6 Administrative Variance Case No_ WA-08-II/Byron Administrative Variance Case No. WA-08-II/Byron EXHIBIT 4: ELEVATIONS M rou !Z 4 Cor~LRFCE :x plavpt u ovcR Hs~n ~ae(t hGALE V4' = 1'-a' 7 +e aidpo - ee-4jgz a nuts, "M'Vt ; VCMWnrcg4 V/4M " t~4ecK o oMC~WR~f- _ iy4 C oftZEK TMR 1 /V 1 S 1`.} ~R.asDt_ e 'EA s rZLEVA; P'IC~*1 $cAlz- 1/4' V-o' t ]YNGrWr-b V/4MAliH kDOWS 1e T.RL /1/15 t 1y ~R~D£ Administrative Variance 9 Case No. WA-08-11/Byron Administrative Variance NOTE. Dimensions Approximate -for illustrative purposes only. 10 Case No. WA-08-11/Byron EXHIBIT 6: SURROUNDING PROPERTIES NOTE: Dimensions Approximate -for illustrative purposes only. Administrative Variance Case No. WA-08-11/Byron 11 EXHIBIT 7: ADJACENT STRUCTURE Administrative Variance 12 Case No. WA-08-11/Byron POSTING CERTIFICATION CASE NO. DEADLINE FOR WRITTEN COMMENTS: I, residing at as the applicant for Case No. U Oq -nY hereby certify that I have posted the sign for Public Notice at y7yy w z/- 11 (location) on this/ 7 day of 6P L LS l 20¢', and do hereby certify that said sign has been posted and remained in place for ten (10) days prior to and including the deadline for written comments regarding this case. The sign was posted in the position shown on the map below. Signature: NOTE: This form must be submitted to the Community Development Department for this case and will be placed in the applicant's case file. q0,r U U~ MAP CClea~- ` -LJ outer 3011 V"56 LAnl4f- s7-- t?J,---CR--1/ Bdr-w 161~-10117 BYRON HEATHER L 39-243-06-035 7008 0150 0003 4502 7309 4340 LAMAR ST - WHEAT RIDGE CO 80033 BLOOM ALAN M 39-243-06-034 6800 FLAGSTAFF RD 7008 0150 0003 4502 7316 BOULDER CO 80302 BUNNELL MICHAEL H 39-243-06-024 43 5 5 KENDALL ST 7008 0150 0003 4502 7323 WHEAT RIDGE CO 80033 SANDERS DEBRA RAE SVARE JON ROBERT 4345 KENDALL ST WHEAT RIDGE CO 80033 BERGTHOLD KEVIN A BERGTHOLD JESSICA M PO BOX 882 GOLDEN CO 80402 MAES DAVID 4330 LAMAR ST WHEAT RIDGE CO 80033 NELSON JOSEPH W NELSON JOAN M 4295 LAMAR ST WHEAT RIDGE CO 80033 COSTANTEN CANDACE J 4335 LAMAR ST WHEAT RIDGE CO 80033 39-243-06-023 7008 0150 0003 4502 7330 39-243-06-022 7008 0150 0003 4502 7347 39-243-06-036 7008 0150 0003 4502 7354 39-243-07-006 7008 0150 0003 4502 7361 39-243-07-007 7008 0150 0003 4502 7378 y- b1 dl ® City of Wheat]Flijge COMMUNITY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 2qh Ave. Wheat Ridge, CO 80033-8001 CERTIFIED LETTER NOTICE P: 303.235.2846 F: 303.235.2857 October 8, 2008 Dear Property Owner: This is to inform you of Case No. WA-08-11, a request for approval of a variance of 5 feet from the required 10 foot side yard setback for a detached garage over 8 feet in height resulting in a 5 foot side yard setback on property located at 4340 Lamar Street and zoned Residential-Two (R-2). The applicant for this case is requesting an administrative variance review which allows no more than a fifty percent (50%) variance to be granted by the Zoning Administrator without need for a public hearing. Prior to the rendering of a decision, all adjacent property owners are required to be notified of the request by certified mail. If you have any questions, please contact the Planning Division at 303-235-2846 or if you would like to submit comments concerning this request, please do so in writing by 5:00 p.m. on October 17, 2008. Thank you. WA0811.doc www.ci.wheatridge.co.us <XQ-/ ~ :1 FI mI ~i ~i m N W U1 aos ft95 -7-s NW 25 OFFICIAL ZONING MAP WHEAT RIDGE COLORADO PARCEVLOT BOUNDARY (DESIGNATES OWNERSHIP) WATER FEATURE * DENOTES MULTIPLE ADDRESSES 100-YEAR FLOOD PLAIN (APPROXIMATE LOCATION) 1 RI e1 ~I RI ,x ax az~ ax L ~ N W _N d' lk S SW 24 0 100 200 300 400 Feet DEPAKTMENTOF MAP ADOPTED: June 15,1994 PLANNING AND DEVELOPMENT Last Revision: September 10, 2001 LL' O H J Q U H Q O ~ N o m LL W o LL c O ~ LL ~ ~ 0 Q O N O M M 0 ' ILL - LL ' LL N Ln 0 O M O O F M O N > - ' . j ~ 0 O O U ~ n O O N D o c n Lo p O p O O O O ~ O N O CL O O N O ` co O N O LO N O O QQ 2 O N w w d7 a uj ~ M .Ja C U U 0 z En p CO m O , a N O \ rn W Cf. r CO 0 M 0 J M M cOj I~ M O ~ N M Oa M M O sAa }aaag Je wel M O O d O LO O O~ O r O LL O m O O N O N ~ O p n 0 O N N Ln po N O O° O N = ^ O O O ~ M °O W ~ O O° O O O CO N O LO N O N O m M ~ O < ~ c s ~aa~~S w peysaeW N ~ 0 o N ~ O O N O O M O r) O 04 m O CY) M O CO O LO C M M G O O Case No.: A0811 ! Quarter Section Map No.: W24 _ App: Last Name: Byron Related Cases: r App: First Name:odore _ Case History: 5ft. side yard setback anance... Owner: Last Name: Byron _ Owner: First Name: Heather _ App Address: 340 Lamar St. Review Body: M. City, State Zip: _heat Ridge, C080033 _ App: Phone: 303748.1699 APN: 9-24306-035 . _ r Owner Address: ame 2nd Review Body: CitylStatelZip:-__ 2nd Review Date: Owner Phone: ame Decision-making Body: rte- - Project Address: Approval/Denial Date: Street Name: Lamar Street r-~- CitylState,Zip: -.heat Ridge, C080033 Reso/Ordinance No.: 1 I, Case Disposition: Conditions of Approval: District: Project Planner: Hut File Location: ctive __'i Date Received: 912612008 Notes: Follow-Up: Pre-App Date: F r CITY OF WHEAT RIDGE 05126108 9:42 AM cdha BYRON/THEODORE A RECEIPT NO:CDA000782 AMOUNT FMSD ZONING APPLICATION F 200.00 zone PAYMENT RECEIVED AMOUNT VS 4002 200.00 Auth Code: 468084 TOTAL 200.00 wHear~ LAND USE CASE PROCESSING APPLICATION v m Community Development Department 7500 West 29th Avenue, Wheat Ridge, CO 80033 Phone (303) 235-2846 CO~ORpp//~ (Please print or type all information) Applicant ~tPa ~~tr p ~l~ma E zz" Address-'1,3~~O C-G_/Yt s Phone -7 ~0 City off`--~ State r + o .-Zip- :F=13 Fax~~o?-~72 -9G 7q Owner//O' Ltrf Address 'f NO L4M4r 01' Phoned City State C6 zip S C FaNZ(5 -L 7.2 -T42? ~3-7~/S /G Contact r Address iHr~ rvtc~ . Phone City State Ct O Zip, YC~Q&3_ Fajt> 72 -4G 77 (The person listed as conta will be contacted to answer questions regarding this application, provide ad3itional information when necessary, post public hearing signs, will receive a copy of the staff report prior to Public Hearing, and shall be responsible for forwarding all verbal and written communication to applicant and owner.) Location of request (address): e Type of action requested (check one or more of the actions listed below which pertain to your request): Applicadon submiaal requiremeals on reverse side ❑ Change of zone or zone conditions ❑ Special Use Permit ❑ Consolidation Plat ❑ Subdivision: Minor (5 lots or less) ❑ Flood Plain Special Exception ❑ Subdivision: Major (More than 5 lots) ❑ Lot Line Adjustment ❑ Right of Way Vacation ❑ Planned Building Group ❑ Temporary Use, Building, Sign ❑ Site Development Plan approval rariance/Waiver (from Section ) ❑ Other: n Detailed description ofnregU`est: I d11~MC A o~ - ear aC Qe 6'W,;4 61 X rtr Crcj?x/` j Lrie Required information: Assessors Parcel Number: Size of Lot (acres or square footage): L03 4 Current Zoning: Proposed Zoning: Current Use: &r-5: 611-A Proposed User sal 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-o£-attorney from the owner which approved of this action on his behalf. Signature of Applicant SubsgK } 6, loo me this.2 day of / 24 CC Odd,.... 9p u, otaryPublic My commission expires To be filled out by staff 331 Date received /0 Fee V -YA pt No. 7 Case No. !N✓.~" Comp Plan Desig. Zoning 2 Quarter Section Map .2 Related Case No. Pre-App Mtg. Date Case Manager Property appraisal system j Property 1 Information Page I of 1 GENERAL INFORMATION Schedule: 023792 Parcel ID: 39-243-06-035 Firint Help Status: Active Property Type: Residential Owner Name(s) BYRON HEATHER L Property Address: 04340 LAMAR ST WHEAT RIDGE CO 80033 Mailing Address: SAME ADDRESS AS PROPERTY Neighborhood: 2405 - EARTHS, COULEHAN GRANGE, WHEAT RIDGE AREA PROPERTY DESCRIPTION CnhAivicfee Names 9114nn - DouGS Block Lot Key Section Township Range QuarterSection Land Sgft 0009 24 3 69 SW 10369 Total 10369 Assessor Parcel Maps Associated with Schedule Graphic Parcel Map MapQuest Location lmaR39-241.pdf PROPERTYINVENTORY Property Type RESID Year Built: 1950 Adjusted Year Built: 1950 Design: Ranch Item Quality No. FULL BATH Average 1 MAIN BEDROOM 2 Improvement Number: 1 Areas Quality Construction Sgft FIRST FLOOR Average M 954 ATTACH GARAGE Average M 293 COVERED PORCH Average 262 Sale Dater Sale Amount Deed Type Reception 08-08-1979 0 CONVER03 10-07-1986 0 Quit Claim Deed - Joint Tenancy CONVER02 06-22-1987 64,500 Warranty Deed 87082970 06-25-1987 0 Death Certificate CONVER01 12-30-1993 84,000 Warranty Deed - Joint Tenancy 94006010 12-18-1995 0 Quit Claim Deed F0171336 09-14-2001 174,900 Warranty Deed F1319103 07-29-2002 0 Quit Claim Deed F1589178 07-31-2008 195,000 Warranty Deed 2008075109. TAX INFORMATION 2008 Payable 2009 Actual Value Total 180,400 Assessed Value Total 14,360 2007 Payable 2008 Actual Value [Total 180,400 Assessed Value otal 14,360 Treasurer Information http://Www.co.jefferson.co.us/atsladdressresult.do?offset=0&HouseNoTo=&HouseNoFrm... 9/23/2008 q Y ~ h b LO t0 C Y ti ~ C r0+. ~ a0i u m ~ O A C w O C O P v: G G ..C. 3 y m m Y C O y L O CL m A o 10 a c bD p ro o ~o ° 3 00 fA to A o cCa y a`i .G K r m 3 E: U o y .3 W o> w w .Y T to L Q ~ L~ .O ~ T w .o 0 0 0 Y m v > mb~ ro O O a~ 00 q G t4'b 7> = P A b y w w U C h Rt a N> p,'« C N y = 0. O N O 'b0 o N N d b ..C. ro C s Z .L' U O .O y C W w p N O O U > O m b O v O m b m b w a~ 'ca q v p O L G C o O 'c' a m 'O v~ v, o P O. 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