HomeMy WebLinkAboutWA-98-08Deborah J. Utzinger
13257 W. 26th Avenue
Golden, CO 80401
March 26, 1998
City of Wheat Ridge
Sean McCartney - Planner
7500 West 29th Ave.
Wheat Ridge, CO 80215
Regarding: Case No. WA-98-7- (3992 Lee Circle) and Case No. WA-98-8- (4002 Lee Circle)
Dear Sean,
I am withdrawing my request for the two variances I applied for on the above referenced properties.
Please omit our requests from your schedule of cases to be heard tonight at 7:30.
Sincerely,
Deborah J. Ilmger V
CITY OF WHEAT RIDGE
PLANNING DIVISION STAFF REPORT
TO: Board of Adjustment
DATE OF MEETING: March 26, 1998 DATE PREPARED: March 18, 1998
CASE NO. & NAME: WA-98-7 and 8 \Utzinger CASE MANAGER: Sean McCartney
ACTION REQUESTED: Request for approval of a 2.3' from the 5' side yard setback requirement for
Lots 46 and 47 of the Cambridge Park Development.
LOCATION OF REQUEST:
NAME & ADDRESS OF APPLICANT(S)
NAME & ADDRESS OF OWNER(S)
3992 and 4002 Lee Circle
Deborah J. Utzinger
13257 West 26" Avenue
Golden, CO 80401
Cambridge Builders LLC
835 Delaware
Denver, CO 80204
APPROXIMATE
PRESENT ZONING:
PRESENT LAND USE:
SURROUNDING ZONING!
SURROUNDING LAND USE:
DATE PUBLISHED:
DATE POSTED:
DATED LEGAL NOTICES SENT:
AGENCY CHECKLIST:
RELATED CORRESPONDENCE:
ENTER INTO RECORD-
( ) COMPREHENSIVE PLAN
(XX) ZONING ORDINANCE
7,154 square feet (Lot 46, 3992 Lee Circle)
7,301 square feet (Lot 47,4002 Lee Circle)
Residential One
Single Family Residential
N:, E:, W: and S: Residential-One
N:, E: W: and, S: Residential Single Family
March 6, 1998
March 12,1998
February 27, 1998
( ) (XX) NOT REQUIRED
( ) (XX) NONE
(XX) CASE FILE & PACKET MATERIALS
(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.
I. REQUEST
The applicant is requesting approval of a 2.3' side yard setback variance to the 5' side yard setback
requirement, on both properties, to allow for the existence of two existing single-family dwellings
located in the Cambridge Patio Homes Development.
This case was brought to staff's attention when the contractor for the project illegally added garage
extensions to two homes they were building for Cambridge Park Pation Homes. The contractor
originally applied for a building permit proposing garage extensions on both house plans. Upon
approval of the building permit, staff had noted that the 2' garage extensions had to be removed from the
plan to allow for the two structures to comply with the 10' separation requirement established in the
development plan. A copy of the original building permit has been attached to this report.
After construction began, the Wheat Ridge Building Department noticed that the buildings were closer
than the development plan allowed and issued a stop work order on the project. Since then, the
applicant, who is in the process of purchasing the property, has requested approval of the variance to
allow for the garage to encroach within the separation requirement. The applicant has stated that the
wider garage is required for her elderly parents who are handicapped and need the larger space.
A verbal protest from an adjacent neighbor has been received in opposition of this request.
II SITE PLAN
As the attached subdivision plat shows, these two properties are located within the Cambridge Park
Patio Homes Development Plan. The development plan, which was approved by the Wheat Ridge City
Council, establishes specific development regulations for all structures located within the development.
Of these requirements is a 10' minimum separation between main structures. The separation
requirement was intended to allow for adequate separation between structures which were to be located
on lots which typically have a minimum lot size of approximately 4,800 square feet.
As previously stated, the properties in question are larger than average lots (approximately 7,100 square
feet). The developer constructed their largest model home on the property (model D) and found that the
property, which was platted with an odd shape, was too narrow for this size of structure. Along with the
garage extensions, this lot is too narrow for such a large structure.
III 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 if
permitted to be used only under the conditions allowed by regulation for the District in
which it is located?
Yes. If denied, this property may continue to be used as a single-family home and yield a
reasonable return in use, service and income.
2. Is the plight of the owner due to unique circumstances?
No. The plight of the owner is due to a structure which is too large for the property. A smaller
structure may have been proposed on this site and comply with the 10' minimum separation
requirement.
3. If the variation were granted, would it alter the essential character of the locality?
Yes. Even though the homes in Cambridge Park were designed to allow for a "dense single-
family" feel, approval of this request will allow for a less than 6' separation. between structures.
Therefore, approval of this request will 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?
No. Although the property in question does have an odd shape, the development plan was
approved giving the developer knowledge that these properties would be difficult to build upon.
Even though the property does slope to the east, the Chief Building Official for the City of
Wheat Ridge stated that these properties are not difficult to build upon and therefore do not
create a particular hardship.
5. Would the conditions upon which the petition for a variation is based be applicable,
generally, to other property within the same zoning classification?
Yes. Anyone may apply for the same type of variance request. However, because variances are
reviewed on a case by case basis, the outcome may not be the same.
6. Is the purpose of the variation based exclusively upon the desire to make money out of the
property?
No. The purpose of the request is to allow for the garage extensions to remain on these existing
homes. The applicant would need to remove these garage extensions to allow for the structures
to comply with the 10' minimum separation requirement.
7. Has the alleged difficulty or hardship been created by any person presently having an
interest in the property?
Yes. The hardship has been created by the applicant and the owner who have interest in the
property.
8. Would the granting of the variation be detrimental to the public welfare or injurious to
other property or improvements in the neighborhood in which the property is located?
No. Approval of this variance will not be detrimental to the public welfare nor will it be
Board of Adjustment Page 3
WA-98-7 and 8
injurious to other properties or improvements in the neighborhood.
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?
Yes. Approval of the request will increase the danger of fire as the two structures in question
will be less than 6' apart. The 1994 Uniform Building Code requires a minimum separation pf 6'
between structures before adequate fire rated material is required within the walls. According to
the Chief Building Official, structures closer than 6' do not allow for safe and adequate fire
protection.
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 will not benefit or contribute to the neighborhood as distinguished
from an individual benefit. However, according to the applicant, they are requesting approval of
this request to allow their handicapped parents to get in and out of their vehicles.
IV STAFF CONCLUSION
Staff concludes that the above criteria does not support approval of the request and recommends that the
existing garage extensions be removed prior to the completion of the unfinished structure.
V RECOMMENDED MOTIONS
Option A: "I move that case no. WA-98-7 and WA-98-8, a request for a 2.3' side yard setback variance
to the 5' side yard setback requirement for properties zoned Planned Residential Development and
located at 3992 and 4002 Lee Circle, be APPROVED for the. following reasons:
The proposed request will allow for adequate space for the applicant's handicapped parents.
With the following condition:
1. Rain gutter down-spouts must be direct to allow for rainwater to flow away from the adjacent
property„
Option B: "I move that case no. WA-98-7 and WA-98-8, a request for a 2.3' side yard setback variance
to the 5' side yard setback requirement for properties zoned Planned Residential Development and
Board of Adjustment Page 4
WA-98-7 and 8
located at 3992 and 4002 Lee Circle, be DENIED for the following reasons
1. The owner/ developer knew that the garage extensions would encroach the 10' minimum
separation requirement.
2. Builder altered construction without proper permit approval.
3. The close proximity of the structures increases the danger of fire.
4. Approval of this request will alter the essential character of the locality."
Board of Adjustment
WA-98-7 and 8
Page 5
DISC-
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OFFICIAL
ZONING MAP
WHEAT RIDGE
COLORADO
MAP ADOPTED:.lune 15, 1994
Lost Revision: Sspto be 17, 1996
DE'ARTMEW OF PINid1,16 AND DEV9APH5fT - 235-1857
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® AREA REQUIRING SITE PLAN APPROVAL
"i 100-YEAR FLOOD PLAIN
(APPROXIMATE LOCATION)
- ZONE DISTRICT BOUNDRT
- PARCEL/LOT BOUNDRY
(DE51ONATES OWNERSHIP)
- - - - WATER FEATURE
+ DENOTES MULTIPLE ADDRESSES
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SCALE 1•-400
;FINAL DEVELOPM]
1. NO MSTE FENCING RRL N: ALLDlO.PLI 8001 1. ~ ~ FOR
FEMET. EE AMY Y FREE M OE` $TACMING T RLL C W MAW A A Yro AAXWM IE HE aIOHi A Q SIX R l. E t
MLMG SXN SMALL FLCT
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LOT lNE3. WL BUILDINGS S LL,ALL E A YM.Y TIT. T RICA SVARAtgL
'A T_ YARD SET BACK SHILL SIC 20 FEET FOR ALL NIEIONIL L019 M 0.001 1
4. LOTS t-107 M 0.0CX 1 }HALL 9E SIMPLE FAIRLY RESIDENTS.
S. THE NOME ONNEAS ASOOATION SHALL 0. RESPoMSINE FOR ALL LAAO$
MAINTENANCE IN CONKM AREAS AN0 ON LOTS 1-107 IN RL001 1.
6. PEDESTRIAN AND Mf= A=SS TO M SITE RHALL BE KSTRCTm TOM GOERAL
PUBLIC BY THE USE ff SECURITY GATES AT ALL ACCESS PORTS. EMERGENCY WMIM S
SHALL HALE UNRESTRCTED AcQ
7. TRACT A SHALL BE OESg1Alm. FIT IRE AS A FNNATE STREET AND EAREART
FOR EMERGENCY WHCIES UMTEE All, CRARNAQ
& TRACTS L C L AND E SHALL t ppglATED FOIE USE AS A MARIAM
EASEMENT. ACCESS TO THESE TRACTS SMALL BE IMROMOEO TO PRINK
A s fQ-YAMIEMAMCE AS IEOLRRED.
1. RIC'LAR N ILO= I SWILL RAW TED /MINE VACS N EACH OARAIL ND
'710"IMDIIO.VAIa K' FROWN 9" GARAGE LTARAGES URST BE A. MINIM[ M
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9. NO MUSE HOURS. BUSES. TRU01 TRACTOR, ?RAKM SOX-TRALRS. ALL MAN
WHILES. CAMPNG TRAILERS OR TRAM. MAKERS, SMALL BE STORED IN rqS
SUUOM UNLESS SAID YEMKLE IS STORED CWP %l MTM IN A GRACE.
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LNNOSCANNF SMALL BE GEED AND MAINTAINED K M IKMI[OIAERS ASSOCIATION.
THEY RILL BE YNNTNNED BY M SIIBOTAOEN, ITS } ESO S OR ASSIO.S.
UNTIL SUCH THE AS IT IS CONWYED TOM HOOORNNERS ASSOCATOM.
PTOECT BURP out SHALL occu t OAR A ITw (9) WAR RERDO. RUTH
APPROmNATELT TOEXTY PRCEIIT Cf M OEWLRYRT OCLLRRNG PER
WAR. WR CT START IS ANTICIPATED BY SEPTEMBER 1995.
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LOT DATA
MNIIRIY LOT AREA- NltRI
YACMIY LOT AREA- 10620
AWRAGE LOT AREA-195RH
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11EDNT OTRAOE-33.68
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SLINKY EXTORNB=S LLG
115 UNHON BLVD. WTE TIM
LANER000. M. W236
CONTACT:
DAM DERTNA
106-NM
OR
RUSSELL p KAMER A.
TAI-22M
IENHNRT AROMMIS
2SB INEAINI STREET
MAR. CO. W203
COMTACi:
MIKE XEPKART
632-""
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kA 0 A Y S- A V[
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Im iwrM F~1. ]W 1F
CITY OF WHEAT RID
POWER OF ATTORNEY
(REAL ESTATE)
ALL BY THESE PRESENTS I, I C f1 K Q 2~ D (C 8 L) 41 cn-,, L-. L . C
KNOW , t at ,
of the County of bcw Lf e2 , State of r Co L on A 60
,
do make, constitute and appoint PPS. bE GO U 14 J - UTZI Nfkt- , of the
County of , State of , to act as
A pl t Foa-
my true and lawful attorney for me and in my name, place and stead for my sole use and benefit to gr .
A VATuAnI(-E Az- Tiff GTy ~r L)41'9T PCOCe
.f@haso ....r.,,_ a,... «h ,...to_ _ of the followvii~ng described real estate situate in the County
of c~eta D, , State of ` ZLoa,4 b0 , to wit
1- 3q9~ Ix~ C,'2eic burr r~ Pt'orsr , Go ?DO30
_ 4o0t Lt~ URCt c) l v ~ i , ~o x'00 D
My said attorney-in-fact is hereby authorized and empowered to ,
upon such terms
and conditions as my said attorney may deem necessary and convenient to accomplish such w".ecconveyance of said real
estate. My said attorney shall have full power and authority to do and perform all acts necessary to be done to complete awls
ef-set}veyaasael said real estate, - -44 fall Powe_..e..o..,.,..,«,...~ ti V;Qb .af;~„ng and confirm;^g all tkat'aid at~.3
I
*This Power of Attorney shall not be affected by disability of the principal.
*This Power of Attorney shall become effective upon the disability of the principal.
*This Power of Attorney shall automatically expire by its own terms upon completion of the limited purpose set forth
above. 0~4
EXECUTED this day of
STATE OF (2,0 1Oy_a-d`
Vt✓1
COUNTY OF
The fore
19 57 , by
day of Rru_lrc `
the Principal.
Witness my hand and official seal.
Nowry Public
My commission expires:
-Strike according to fact.
was acknowledged before me this
_LL_
No. 34R. Rev.6-91. POWER OF ATTORNEY (REAL ESTATE) (DURABLE)
Bradford PubliWng, 1743 Wam St., Deroer, CO 80202 - (303) 292-2500 - 1.98
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The City of
Wheat ADMINISTRATIVE PROCESS APPLICATION
G Rid~re Department of Planning and Development
6 7500 West 29th Ave., Wheat Ridge, CO 80033
Phone (303) 237-6944
Applic
Location of reque
Zj~address
Phone 7 96L
Type of action requested (check one or more of the actions listed below
which pertain to your request.)
C ]Change of zone or zone conditions
Site development plan approval
Special use permit
Conditional use permit
Temporary use/building permit
H Minor subdivision
Subdivision
8 Preliminary
Final
See attached procedural guide
for specific requirements.
Description of request `/J lp
CV-
List all persons and companies who hold an interest in the described real
property, as owner, mortgagee, lessee, optionee, etc.
U PR, Co
PHONE
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__aat_ion on his behalf.
Signature of App
Subscribed and sworn to me this (D~ day of(S~LM&\ , 19 0(12~, _
SEAL
My commission expires
Received Receipt No.
5~ ~ 1
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
Case Nd%-W-
r U
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No.
IiZ-94-9
T55 R89W
Ell
60.06 11.4 0]17x11
C15 25.06 15.49
537311
IN•..~r.r t-.~N-+,~4sy 5rt4-9
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CASE
No.
WZ-94-14
' CRY 011 WIMAT PIECE MAPS CAP
4
P
I
R
N
L10.
N32'.91aE
29.29
L 1 Nmll29w x271
CAMBRIDGE PARK
PA
CASE
No
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1iZ-95-5
IN RANCE BOA LS 1592. 19M
EDESTRIAN EASEMENT 15
-FEET ON 06TH 9065 OE CEN
LI
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C
R(OESNIAN rA5EA1EN1 K 5_18[1 OR 2dH SIDES of, 12NRRLINE
DATE 02 AlI
05
CASE
.
N
.
1N-9517
NOTICE OF PUBLIC HEARING
Notice is hereby given that a Public Hearing is to be held before the City of Wheat Ridge
BOARD OF ADJUSTMENT on March 26,1998, at 7:30 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:
Case No. WA-98-7: An application by Debra Utzinger for approval of a 2.3' variance
from the 5' side-yard setback requirement for the property located at 3992 Lee Circle and
Case N A- - n application by Debra Utzinger for approval of a 2.3' variance
from the sideyard setback requirement for the property located 4002 Lee Circle. The net
result of the two requested variances would be a 4.6' variance from the 10' separation
requirement of the Cambridge Park Planned Residential Development final development
plan.
v ~Barbara Delgadillo, Rec ding Secretary
ATTEST:
Wanda Sang, Ci Clerk
To be Published: NO LATER THAN March 11, 1998
ROCKY MOUNTAIN NEWS
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WEST 29TH AVENUE
RIDGE. CO 80215-6713 (303) 234-5900
WHEAT heat
City Admin. Fax # 234-5924 Police Dept. Fax # 235-2949 GRidge
March 9, 1998
Dear Property Owner:
This is to inform you that Case Nos. WA-98-7 and WA-98-8 which are requests for
approval of a four foot six inch variance from the 10' separation requirement of the
Cambridge Park Planned Residential Development final development plan for the
adjacent properties located at 4002 and 3992 Lee Circle will be heard by the Wheat
Ridge Board of Adjustment in the Council Chambers of the Municipal Complex at
7500 West 29th Avenue. The meeting will be held on March 26,1998, at 7:30 p.m.
All owners and/or their legal counsel of the parcels 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 hearing.
If you have any questions or desire to review any plans, please contact the Planning
Division at 235-2846. Thank you.
Planning Division.
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