HomeMy WebLinkAboutWA-98-123
CITY OF WHEAT RIDGE
PLANNING DIVISION STAFF REPORT
TO: Board of Adjustment
DATE OF MEETING: April 23, 1998 DATE PREPARED: April 15, 1998
CASE NO. & NAME: WA-98-12 \ Harrold CASE MANAGER: Sean McCartney
ACTION REQUESTED: Request for approval of a 10' side yard setback variance to the 25' side yard setback
requirement to allow a vehicle entrance for a property zoned Commercial-One.
LOCATION OF REQUEST: 4420 Allison Street
NAME & ADDRESS OF APPLICANT(S) Kim Harrold
6075 Brooks Drive
Arvada, CO 80004
NAME & ADDRESS OF OWNER(S) Same
APPROXIMATE AREA: 22,750 square feet
PRESENT ZONING: Commercial-One
PRESENT LAND USE: Vacant
SURROUNDING ZONING: W:, E:, and S: Commercial-One and N: Residential-Two
SURROUNDING LAND USE: W: and N: Residential, S: Retail (Rocky Mountain Battery)
E: Church
DATE PUBLISHED: April 3, 1998
DATE POSTED: April 9, 1998
DATED LEGAL NOTICES SENT: March 27, 1998
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.
I. REQUEST
The applicant is requesting approval of a 10' side yard setback variance to the 25' side yard setback
requirement to allow a vehicular access 15' from the northern property lin The applicant believes the
location of the vehicular access is eminent to allow for adequate circulatio) of delivery trucks to on-site
tr qlr~
loading docks. 6+^ 34""
►r....n,..... a .e... A_ 4-V -t" Q r l'• i M.
Laws, "...no vehicular entrances or exits
may be closer than twenty-five feet to any property line except when used for joint access for two or
more lots." The applicant is proposing to locate the vehicular access 15' from the northern property line.
There is an existing single-family residential dwelling located directly north of the property. The
driveway of the residential structure will be approximately 30' from the proposeclfehicular
To date, staff has not received any opposition regarding this request.
II SITE PLAN
As shown on the attached site plan, the vehicular access in question is located on the north of the
property. The applicant has stated that this access will best serve the needs of the delivery trucks
accessing the property to either pick-up or deliver goods. The location of the building is truly what
dictates the location of the access. However, due to the irregular shape of the lot and the setback
~7 requirement established in the Commercial-One zone district, the applicant believes this is the best
location for the proposed structure.
NThis access will be one of two that will service the site. According to the City Traffic Engineer, Steve
o~ guyen, two accesses to a site is safer than a single access. This allows proper internal circulation and
equate fire access.
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, the applicant may allow for a single vehicular access, that would comply with the
strict letter of the law. However, the proposed access on the north side of the property would
better serve the proposed use of the site.
2. Is the plight of the owner due to unique circumstances?
No. The plight of the owner is not due to a unique circumstance. The owner is seeking to
Board of Adjustment Page 2
WA-98-12
maximize the full extent of the property.
3. If the variation were granted, would it alter the essential character of the locality?
No. The property is currently zone Commercial-One and may be used as a commercial property
regardless of the outcome. Even though the essential character of the locality is of a residential
neighborhood, the properties along West 44' Avenue are commercially zoned. Any
improvements on this existing vacant lot should improve 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?
Yes. The property was platted with an L-shape, therefore creating a difficult layout for any
development. The applicant is proposing to construct a 4,320 square foot structure and believes
that the proposed location is the only one that would comply with all setback requirements.
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?
Yes. The request for the variance is due to the location of the building. The applicant may be
able to construct a smaller building and still allow for direct access to the loading docks.
However, the applicant has informed staff that a smaller building would not suffice the needs for
the intended uses.
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 request would not be detrimental to the public's health, safety and welfare
in that the vehicular access will be located approximately 30' from the nearest residential
driveway.
9. Would the proposed variation impair the adequate supply of light and air to adjacent
Board of Adjustment Page 3
WA-98-12
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?
No. Because the request is to allow a vehicular access, approval of this request will not impair
the adequate supply of light or air, nor will it increase the danger of fire. Approval of this
request should allow for direct access for delivery trucks to the proposed loading docks. This
provision should allow for proper internal circulation, thus allowing for adequate traffic flow on
the public right-of-ways.
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?
Granting of this request is solely for the individual benefit of the property owner. However,
development of this property should improve the essential character of the locality.
IV STAFF CONCLUSION
Staff concludes that the above criteria supports approval of this request. Even though the access may be
moved to comply with the strict letter of the law, staff believes that a vehicle access variance
compensates for the odd-shaped lot. Because of the lot shape, the proposed site plan seems to be the
most viable.
V RECOMMENDED MOTIONS
Option A: "I move that case no. WA-98-12, a request for a 10' side yard setback variance to the 25' side
yard setback requirement to allow a vehicular access on a property zoned Commercial-One and located
at 4420 Allison Street, be APPROVED for the following reasons:
1. Approval of this request will not alter the essential character of the locality.
2. Due to the odd-shape of the property, the applicant does not have many design alternatives for
the location of a structure.
3. There will be approximately 30' between the vehicular access and the residential driveway to the
north."
Option B: "I move that case no. WA-98-12, a request for a 10' side yard setback variance to the 25' side
yard setback requirement to allow a vehicular access on a property zoned Commercial-One and located
at 4420 Allison Street, be DENIED for the following reasons:
Board of Adjustment Page 4
WA-98-12
I _
1. The applicant could move the access 10' to the south and comply with the 25' requirement."
Board of Adjustment Page 5
WA-98-12
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 April 23, 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-98-10: An application by Scott and Sharon Galloway for approval of an 8'
fence height variance for the north softball field in Randall Park.
2. Case No. WA-98-12: An application by Kim Harrold for approval of a 10' rear setback
variance from the 25' setback requirement for the purpose of constructing a driveway to
access the rear of the property. Said property is zoned R-2 and located at 4420 Allison.
3. Case No. WA-98-3: An application by Barry Jumpe for approval of a 1' side yard and P
rear yard setback variance to the 5' side and rear yard setback requirements to allow a
storage shed. Said property is zoned R-2 and located at 4201 Reed Street.
4. Case No. WA-98-13: An application by Jordan's Building Center for approval of a 25'
front yard setback variance to the 50' requirement to allow a 6' fence. Said property is
zoned Commercial-Two and located at 5026 Ward Road.
Barbara Delgadillo; Red rding Secretary
ATTEST:
Wanda Sang, City Clerk
To be Published: Wheat Ridge Transcript
Date: April 3, 1998
P O. BOX 638 TELEPHONE' 303/237-6944 T. of
7500 WEST 29TH AVENUE . WHEAT RIDGE. COLORADO 60034 GWheat
Ridge
POSTING CERTIFICATION
CASE NO. W,4 - `rg-
PLANNING COMMISSION - CITY COUNCIL - BOARD OF ADJUSTMENT (Circle One)
HEARING DATE: LE-- ~2- 3- ?r
I, lZ t. k27 6Z r N
residing at 607-r grpo
n a m e
a
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2
as the applicant for Case No. LV 71- 42!?j- 12- , hereby certify
that I have posted the Notice of Public Hearing at
t- " Soh ,
o c a t i o n
on this - day of 198_jy~ and do
hereby certify that said sign has been posted and remained in place for
fifteen (15) days prior to and including the scheduled day of public
hearing of this case. The sign was posted in the position shown on the
map below.
Signature:
NOTE: This form must be submitted at the public hearing on this case
and will be placed in the applicant's case file at the
Department of Community Development.
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M A P
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the City of
7500 WEST 29TH AVENUE
WHEAT RIDGE, CO 80215-6713
(303) 234-5900
City Admin. Fax # 234-5924
March 27, 1998
Dear Property Owner:
Police Dept. Fax # 235-2949
Wheat
GRidge
This is to inform you that Case No. WA-98-12 which is a request for approval of a 10'
rear setback variance from the 25' requirement for the purpose of constructing a
driveway to access the rear of the property located at 4420 Allison 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 April 23, 1998, at
7:30 p.m.
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 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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The city or
G1Vheat ADMINISTRATIVE PROCESS APPLICATION
Rid~ra Department of Planning and Development
6 7500 West 29th Ave., Wheat Ridge, CO 80033
Phone (303) 237-6944
Applicant1<;yy, Narrol Address 6o7S,6roDk,SDr• -Phone 4,73- 5-o3.3
Owner -/L" n, lia "'n„ /e/ Address Phone
Location of request i+ Lf ;2.D
Type of action requested (check one or more of the actions listed below
which pertain to your request.)
Change of zone or zone conditions ariance/Waiver
Site development plan approval Nonconforming use change
Special use permit Flood plain special exception
Conditional use permit interpretation of code
Temporary use/building permit Zone line modification
Minor subdivision Public Improvement Exception
Subdivision Street vacation
8 Preliminary Miscellaneous plat
Final Solid waste landfill/
❑ See attached procedural guide mineral extraction permit
for specific requirements. ❑ Other
Detailed Description of request IV,qrfh ✓2 wa on ro v
L `rr r For ! r c ,5 5 Te v ester o F /olio •e✓)!e
List all persons and companies who hold an interest in the described real
property, as owner, mortgagee, lessee, optionee, etc.
NAME ADDRESS PHONE
)~i.y ifarroIc/ 94075- B, /mss~J, htryatt~~ Cm ~voa~i '+,2a S033
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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 2~~ 171~
Subscribed and sworn to me this Qq0p\day of M 19 q~
SEAL Notar Public
My commission expires -t - o\tA
Date Received Receipt No. Case
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CITY OF WHEAT RIDGE
PLANNING AND DEVELOPMENT DEPARTMENT
INVOICE
NAME K0 (I L ~",u DATE: J° c3q` J r
CASE NO.
FEE TYPE
FEE
CHARGE
ACCOUNT
NUMBER-
Application Submittal
See Fee Schedule
~J
01-550-01-551
Publications/Notices
See Fee Schedule
01-550-02-551
24" x 36" Blue Line
$ 3.25
01-550-04-551
24" x 36" Mylar Copy
$ 6.00
01-550-04-551
Single Zoning Map
$ 2.00
01-550-04-551
Set of Zoning Maps
$20.00
01-550-04-551
11" x 17" Color Map
$ 2.00
01-550-04-551
Comp. Plan Maps
$ 2.00
01-550-04-551
Comp. Plan Book w/Map
$10.00
01-550-04-551
Fruitdale Valley Master Plan
$ 2.50
01-550-04-551
Subdivision Regulations
$ 4.50
01-550-04-551
Zoning Ordinance
$15.00 (does not
include annual updates)
01-550-04-551
.
Copies
$.15/page
01-550-04-551
Copy of Meeting Tapes
$25.00/tape
01-550-04-551
Miscellaneous:
01-550-04-551
TOTAL COST:
/D• Ob