HomeMy WebLinkAbout08/27/15I
City of
WheatPdge
BOARD OF ADJUSTMENT
AGENDA
August 27, 2015
Notice is hereby given of a public hearing to be held before the City of Wheat Ridge Board of
Adjustment on August 27, 2015, at 7:00 p.m., in the City Council Chambers of the Municipal
Building, 7500 W. 29" Avenue, Wheat Ridge, Colorado.
1. CALL THE MEETING TO ORDER
2. ROLL CALL
3. PUBLIC FORUM (This is the time for anyone to speak on any subject not appearing on the
agenda.)
4. PUBLIC HEARING
B. Case No. FP -15-02: An application filed by Ryan and Karen Stephenson requesting approval
of a Class II Floodplain Permit to allow the construction of a single family dwelling unit on
property within the Special Flood Hazard Area.
5. CLOSE THE PUBLIC HEARING
6. OLD BUSINESS
7. NEW BUSINESS
A. Approval of Minutes — June 25, 2015
S. ADJOURNMENT
Individuals with disahilities are encouraged to participate in all puhlie meetings sponsored by the City of
WheatRidge. Call Heather Geyer, Puhlie Information weer at 303-235-2326 at least one week in
advance of a meeting ifyou are interested in partieipating and need inclusion assistance.
2.
3.
4.
I
City of
WheatRidge
BOARD OF ADJUSTMENT
Minutes of Meeting
June 25, 2015
CALL MEETING TO ORDER
The meeting was called to order by Chair HOVLAND at 7:04 p.m. in the City Council
Chambers of the Municipal Building, 7500 West Avenue, Wheat Ridge, Colorado.
ROLL CALL
Board Members Present:
Alternates Present:
Board Members Absent:
Staff Members Present:
PUBLIC FORUM
No one wished to speak at this time.
PUBLIC HEARING
A. Case No.WA-15-06
Thomas Abbott
Sally Banghart
Janet Bell
Paul Hovland
Larry Richmond
Lily Griego
David Kuntz
Michael Griffeth
Betty Jo Page
Dan Bradford
Gerald Dahl, City Attorney
Kenneth Johnstone, Community Development
Director
Meredith Reckert, Sr. Planner
Lauren Mikulak, Sr. Planner
Kelly Stevens, Recording Secretary
The case was presented by Lauren Mikulak. She entered the contents of the case file
and packet materials, the zoning ordinance and the digital presentation into the
record. She stated all appropriate notification and posting requirements have been
met and advised the board there was jurisdiction to hear the case. She reviewed the
presentation and staff report.
Board of Adjustment Minutes June 25, 2015
The applicant is requesting approval of a 21 -foot (84%) variance from the 25 -foot
setback requirement for side yards facing a public street. The purpose of this
variance is to allow for the construction of a two -car detached garage with a 4 -foot
setback on the northern portion of the property. The variance request would result in a
4 -foot side yard setback, but the proposed garage would meet all other development
standards including height and maximum size.
Staff recommends approval of this variance. There are unique circumstances
attributed to this request that warrant approval.
Chair HOVLAND asked about the entry to the current garage and stated it seems to
be a very tight entrance from Marshall.
Ms. Mikulak stated the new driveway would be off of 30th Avenue.
Member GREIGO asked if there was a natural swale on this section of the property.
She wanted to know if the applicant has demonstrated he will maintain current
drainage.
Ms. Mikulak stated that currently, they have not progressed to full design plans just
yet, but adequate drainage will be part of conditions and reviewed at the time of
building permit.
Member ABBOTT asked if the conditions at the site are consistent with the
representations depicted in the presentation and if the application provided sufficient
detail.
Ms. Mikulak responded that the application was accurate and completed size,
orientation, roof pitch, etc. are standard elements that are required with a variance.
Dave Fisher
2990 Marshall Ct
Mr. Fisher explained that he is aware that he will be required to include a culvert for
proper drainage at the site because of the drastic changes in topography. He also
expects to include a French drain behind the new building as well.
Member GRIEGO asked what size the current garage is and what the applicant plans
to keep in the new garage.
Mr. Fisher stated the current garage is a 2 -car garage, but the current driveway is
oddly oriented at best. The current garage and driveway configuration will only
accommodate a standard sized car. With the unusual angle of the driveway, most of
the family has to use on -street parking. His family has 5 cars in total. He plans to
park his boat and his teenagers' vehicles in the new garage.
Chair HOVLAND asked about the trailer on the property that appears in the
photographs.
Board of Adjustment Minutes June 25, 2015
Mr. Fisher responded that it will be moved to a spot perpendicular to where it is
presently located. It will not be stored in the garage but will be better screened by the
garage.
Member ABBOTT asked if the severe grade change explains why the garage is
oriented toward 30a' Avenue instead of Marshall.
Mr. Fisher stated it was. The topography is difficult and steep when entered from
Marshall. The area flattens out on the 30th Avenue frontage and he wants to build on
the flattest part of the property and avoid major changes to the topography of the site.
The Denver Water easement encompasses most of the lawn area, which pushes the
buildable parts of the site to the north end. He wants to build a 24 x 36 foot garage
and the orientation of the property keeps it on the flattest part of the property.
Member KUNTZ remarked that the grades make it difficult to construct a flat
driveway off of Marshall.
Member RICHMOND asked the applicant to elaborate on the need for a French drain.
PF
Mr. Fisher responded that he assumes he will have to address drainage issues on the
property and plans on a culvert along 30a' Avenue and a French drain at the back of
the garage. Regardless of City requirements, he has to divert drainage from top of the
property or he will have problems with the garage foundation in the future.
Member GRIFFETH asked how the applicant determined the proposed 4 -foot
setback.
Mr. Fisher stated he was trying to orient the new garage to keep on the flat part of the
property. The closer the garage sits to the street, the more it mitigates the problems
with the topography of the site. By utilizing the flat frontage along 30th Avenue, he
can eliminate the steep driveway.
Chair HOVLAND asked if Mr. Fisher intends to keep the fence and gate pictured
along Marshall.
Mr. Fisher responded that he will not keep the gate as pictured — it will become a
solid fence. He may add a gate parallel to W. 30th Avenue instead. There will be no
fence between the garage and the street.
Member ABBOTT asked the applicant if he had looked into grade mitigation with
any engineers.
Mr. Fisher responded that he fully expects this to have to be done. He doesn't want
to increase the grade of that driveway, and he can't change the topography of the
street, so has to deal with the situation and use the flatest frontage along 301. The
culvert he plans for drainage will help reduce the grade. He wants to stay in Wheat
Ridge a very long time and needs to enhance his property accordingly.
Board of Adjustment Minutes June 25, 2015
Member GREIGO asked if the applicant had a back-up plan if this application was to
be denied.
Mr. Fisher replied that he really has no other option because of the topography of the
lot and the Denver Water easement that runs across it. These two features severely
limit his options. If the request is denied, then he likely wouldn't be able to build a
detached structure at all.
Chair HOVLAND asked staff if it was legal to have driveway along 30u' Avenue.
Ms. Mikulak answered that driveways have to be 25' from intersection and must be 5
feet or less or over 18 feet in length. Driveways are not permitted to be between 5
and 18 feet in length because cars would overhang the road or sidewalk, but this
planned driveway is 20 feet, so it is legal.
Chair HOVLAND observed that the property presents a challenge and unique
circumstances.
qqdk
Mr. GRIFFETH referred to page 12 of the handout and asked how wide the garage
doors would be.
Mr. Fisher stated he had planned on two 15 -foot doors.
Ms. Mikulak stated the project is within the allowable size of 1000 square feet. The
planned size of the garage is 24' x 36'.
Upon a motion by Member KUNTZ and seconded by Member BELL, the
following motion was stated:
WHEREAS, application Case No. WA -15-06 was not eligible for administrative
review; and
WHEREAS, the property has been posted the fifteen days required by law and
in recognition that there were no protests registered against it; and
WHEREAS, the relief applied for may be granted without detriment to the
public welfare and without substantially impairing the intent and purpose of the
regulations governing the City of Wheat Ridge; and
NOW, THEREFORE BE IT RESOLVED that Board of Adjustment application
Case No. WA -15-06 be, and hereby is, APPROVED
TYPE OF VARIANCE: Request for approval of a 21 -foot variance to allow a 4 -
foot setback in a side yard adjacent to a public street, in the R-2 zone district,
and for the construction of a detached garage.
FOR THE FOLLOWING REASONS:
Board of Adjustment Minutes June 25, 2015
1. The variance would not alter the essential character of the locality.
2. The applicant is proposing a substantial investment in the property that
may not be possible without the variance.
3. Topography and easements on the property significantly reduce the
buildable area of the lot.
4. The alleged hardship has not been created by any person presently
having an interest in the property.
5. The request would not be detrimental to the public welfare.
6. No objections were received regarding the variance request
WITH THE FOLLOWING CONDITIONS:
1. The design and architecture of the proposed garage shall be consistent
with representations depicted in the application materials, subject to staff
review and approval through review of a building permit.
A friendly amendment was offered to add the following two reasons:
7. Staff feels the plan for a 20 -foot driveway will be appropriate now and
into the future.
8. The driveway length will exceed the 18 -foot minimum established by the
zoning code.
Motion carried 8-0.
5. CLOSE PUBLIC HEARING
Chair HOVLAND closed the public hearing.
6. OLD BUSINESS
NEW BUSINESS
A. Approval of Minutes — May 28, 2015
It was moved by Board Member BANGHART and seconded by Board Member
Thomas ABBOTT to approve the minutes as written. The motion passed 6-0-2 with
Board Member KUNTZ and GRIEGO abstaining.
8. ADJOURNMENT
Chair HOVLAND adjourned the meeting at 7:46 p.m.
Paul HOVLAND, Chair Kelly Stevens, Recording Secretary
Board of Adjustment Minutes June 25, 2015
♦��4'
City of
i�9rWh6atWidLye
CITY OF WHEAT RIDGE
ENGINEERING DIVISION STAFF REPORT
TO: Board of Adjustment MEETING DATE: August 27, 2015
CASE MANAGER: Mark Westberg PE, CFM
CASE NO. & NAME: FP -15-02 / Stephenson Residence
ACTION REQUESTED: Approval of a Class II Floodplain Permit to allow the construction of a single
family dwelling unit on property within the Special Flood Hazard Area (SENA)
LOCATION OF REQUEST: 9292 W. 42"a Avenue
APPLICANT (S):
OWNER (S):
APPROXIMATE AREA:
Karen Stephenson
Ryan and Karen Stephenson
26,618 SF
PRESENT ZONING: Residential -Two (R-2) / 100 -year Floodplain with Elevations (Zone AE)
PRESENT LAND USE: Vacant
ENTER INTO RECORD:
(X) CASE FILE & PACKET MATERIALS (X) DIGITAL PRESENTATION
(X) ZONING ORDINANCE
SITE
Bomd ofAdjustment 1
Ca e No. FP -15-021 &ephemon Resuknce
All notification and posting requirements have been met; therefore, there is jurisdiction to hear this
case.
I. REQUEST
The property in question is located at 9292 W. 42nd Avenue (Exhibit], Vicinity Map). The property is
zoned Residential -Two (R-2), a zone district which allows for single- and two-family homes
(Exhibit 2, Zoning Map). The site is within zone AE of the Special Flood Hazard Area (SFHA).
The parcel is just over one-half acre in size with 26,618 square feet. The applicant is requesting a
class II floodplain permit to allow the construction of a single family dwelling unit within the 100 -year
flood plain. A floodplain analysis has been performed and has been included with the application
(Exhibit 3, Floodplain Permit Application & Analysis).
Section 26-808.D (Administration) of the Wheat Ridge Municipal Code empowers the Board of
Adjustment to hear and decide upon requests for class II floodplain permits. The Board shall consider
all technical evaluation as provided within this report and in the attached floodplain analysis.
II. CASE ANALYSIS
Property description
The property in question is comprised of one parcel with an area of 26,618 square feet. It is currently
vacant, and has been undeveloped since at least 2001. The parcel is within two SFHA zones including
zone AE and the floodway. In Exhibit 4, Flood Zones, the blue shaded areas represent different
100 -year floodplain zones within the SFHA. The red hatched area is the floodway, the most restrictive
zone, which does not allow filling or construction of new structures.
Zone AE is a 100 -year floodplain with established Base Flood Elevations (BFE). The BEE is the
calculated elevation of the regulatory or 100 -year flood. Zone AO is an area of shallow flooding, one
to three feet deep, without defined elevations during the regulatory flood. Zone AH is an area of
horizontal flooding, in this case caused by the embankment for the Denver Water ponds.
The subject parcel is in the AE zone because the ground is currently below the Base Flood Elevation.
The BEE for the parcel is between 5348 and 5349, but the ground elevations range between 5344 and
5348 (Exhibit 5, Flood Zones with Topo).
Municipal Code
City code allows construction within the 100 -year floodplain, however, Section 26-808.C.3 requires
that any structure for human occupancy proposed to be constructed can only be permitted upon
issuance of a class II floodplain permit. As a part of the application for a class II floodplain permit, a
plan certified by a registered engineer must be submitted to the floodplain administrator that shows the
proposed construction in relation to the floodplain limits and the BFE. Construction is allowed within
the SFHA and outside of the floodway with the condition that the lowest floor of the structure be at
least one foot above the BFE.
Board ofAdfustment
Case No. FP -15-02 /Stephenson Residence
Floodplain Analysis
This application includes a Floodplain Analysis, dated July 6, 2015, that meets the requirements
Section 26-808.C.4 (Exhibit 3, Floodplain PermitAppliWn & Analysis). The Floodplain Permit
Plan, included as the last page of the Floodplain Analysis, indicates that the proposed elevation of the
garage floor will be at 5351, which is at least two feet above the BFE. The proposed top of slab
elevation for the remainder of the house will be at 5353.5, which is at least 4.5 feet above the BFE. In
addition, as indicated on the Floodplain Permit Plan, all of the proposed construction is outside of the
floodway.
III. STAFF CONCLUSIONS AND RECOMMENDATIONS
Upon review of the Floodplain Analysis and Municipal Code, staff recommends APPROVAL for the
proposed single family dwelling unit for the following reasons:
1. The lowest floor of the proposed single family residence is at least one foot above the BFE,
thereby reducing the potential flood damage to the structure.
2. All of the proposed construction is outside of the floodway, thereby reducing the potential of
this project causing flood damage to other properties.
3. The floodplain administrator has reviewed and supports the findings of the Floodplain
Analysis, dated July 6, 2015.
With the following conditions:
1. Prior to commencing any construction on the property, the boundary of the floodway must be
staked to ensure that no construction or storage of materials occurs within the floodway. The
stakes shall be maintained throughout construction.
2. The proposed single family dwelling unit must be constructed in accordance with the
Floodplain Permit Plan outside of the floodway and at least one foot above the BFE.
3. The location and elevation of the proposed single family residence must be verified with a
Foundation Setback and Elevation Certification.
4. In order to verify that no construction has occurred within the floodway, a Drainage
Certification must be submitted and approved prior the issuance of a Certificate of Occupancy.
5. All utilities must be installed in a manner that will protect any equipment from flood damage.
Attachments:
1. Exhibits 1 - 5
2. Resolution Template
Board ofAdfustment
Case No. FP -15-02 /Stephenson Residence
EXHIBIT 1: VICINITY MAP
Iv the image below, the subject prepaCs is outlived in blue It is locetedjost north of Clear Creek and
the Wheat Ridge(3rembelt
EXHIBIT 2: ZONING MAP
As shown in me zoning map below, the subjed property is zoned ResidentialTwo(R-2)
EXHIBIT 3: FLOODPLAIN PERMIT APP & ANALYSIS
Rev 2/28/14
Cily of �xjgc The City of Wheat RidgeW hcat
/ Floodplain Permit
' Application Information
Permit #: � �� ��- 0�'`
Date: ) UL y L, Zxvy,,-
Owner: ��a �� n S+112 h e-evs a,, Telephone: 3'0 3 Q,6 G- J 171
Address: Yd?lo lai. �`� �i..: W e�-�.+..�,� G/✓ �o o ,� o
Contractor: Li, 1 1 .c..w e� rt 6 Telephone:
Address: T� Dr.✓� C. J f�• i?�� �. o
Project Location: 9 2 5 2 W s x r y I "L /� ✓�
Project Description
(Check all that Apply)
Single Family Residential X New Construction
Fill
Multi -Family Residential _ Substantial Improvement (J0%)
_ Utility Facility
_ Manufactured (Mobile) Home _ Improvement (<50%)
_ Roadway/Trail
Non -Residential _ Rehabilitation
_ Bridge/Culvert
_ Accessory Structure _ Critical Facility
_ Channelization
Other:
Class of Permit/Fee Schedule
Floodplain Permit — Class I
Fee
Fence, less than or equal to 200 feet in length
$100
_
Fence, greater than 200 feet in length
$200
Fence with a break -away design
$500
Shed or deck
$100
_ Detached garage
$200
Addition to a habitable structure
$800
_ Fill, less than or equal to 500 cubic yards
$800
Fill, greater than 500 cubic yards
$2,000
_ Utility Facility
$200
Roadway/Trai1
$800
Bridge/ Culvert
$1,000
_ Construction of a habitable structure
$1,000
All other structures — fee to be determined by estimating processing expenses
Flood lain Permit — Class II
_ Construction of a habitable structure
$1,000
Publication/Public Notice Fee
$120
I haver ad and understand and will comply with the requirements of this Floodplain Permit.
pplicantignat a Date
(To be completed by Floodplain Administrator)
Flood Hazard Data
Location
Tyne
Freeboard Required
Clear Creek
_ SFHA
_ 1' Freeboard
Lena Gulch
_ Floodway
_ 2' Freeboard
Base flood elevation, BFE 3 Y e• 7f
Ground Elevation
S 3 q-7
Source Reports/Maps:
Review Checklist
All Projects
/Site Plan
/Engineering Plans
N FEMA Approval
✓SFHA
� Previous Improvement
Floodway
^1A Nonconforming Use
Other
SFHA Projects
,/'Walled & Roofed
NA Anchoring
NA Enclosure
—;,/Utilities
120 SF
Flood Resistant Material
_-7>
^/4 Historic Structure
Floodproofing Certificate
A/ 4 Previous LOMB -F
Floodway Projects
^� Floodway No -Rise Certificate
N3 Utility Facilities
Bridge/Culvert
AIA Agricultural Use
N4 Roadway/Trail
Nom} Recreational Use
Permit Action
_ Permit Approved: The information submitted for the proposed project was reviewed and is in
compliance with the City's floodplain management standards (see permit conditions below).
Permit Denied: The proposed project does not meet the City's floodplain management
standards.
Floodplain Administrator Signature
Date
Permit Conditions
—No Fill 2 Feet, Depth of Flood
✓Fill in Approved Areas `{' Feet, Lowest Floor Above Ground
No Prohibited Materials Feet, Floodproofing Above Ground
Anchoring Required 1'4 Feet, Flood Resistant Materials Above Ground
Utilities Protection Required Erosion Protection Required
Enclosure Openings Required No Basement
Other JT4kE l=1,ac1Jw4--! f01,4N/li1ZY
Compliance Documentation
Engineering Certifications. Certified documentation by a registered professional engineer of as -built
conditions for finished fill, lowest floor elevation, floodproofing measures, and/or other flood protection
factors are incompliance with the approved plans. Received on
City Inspection. A community official inspected the as -built conditions and found that it was in
compliance with the approved plans. Completed on
Floodplain Permit Certificate of Compliance. Issued on
FLOODPLAIN ANALYSIS
STEPHENSON PROPERTY
9292 WEST 42ND AVENUE
WHEAT RIDGE, COLORADO
July 6, 2015
HVS ENGINEERING, INC
9201 WEST TENNESSEE AVENUE
LAKEWOOD, CO 80226
303 - 940-5807
PRINCIPAL IN CHARGE:
HENRY HOLLENDER, PE
TABLE OF CONTENTS
PAGE
INTRODUCTION
PURPOSE
METHODOLOGY
CONCLUSIONS
APPENDIX
FLOOD INSURANCE RATE MAP (FIRM) NUMBER 08059CO213F
FEMA'S NATIONAL FLOOD HAZARD LAYER (OFFICIAL)
DRAWING (REAR POCKET)
INTRODUCTION
The Stephenson property is located in the City of Wheat Ridge on a lot located at 9292 West 42 d
Avenue, Wheat Ridge, CO 80033. The property is in the Southwest Quarter of Section 22,
Township 3 South, Range 69 West. The property is located in the 100 -year floodplain for Clear
Creek, designated as Zone AE on Flood Insurance Rate Map (FIRM) Number 08059CO213F. A
portion in Zone AE on the property is located in the floodway.
The FIRM panel is included in the appendix.
The property is located north of Clear Creek on the south side of the West 42nd Avenue between
Garland and Garrison Streets. The lot is currently vacant.
PURPOSE
The purpose of this analysis is to support an application for a Class II Floodplain Permit from the
City of Wheat Ridge, Colorado for the construction of a single family residence.
METHODOLOGY
Field topography was provided by CBM Surveying, Inc. to produce a plan of the site with
existing features, including 1' contours. The elevations are provided using City of Wheat Ridge
datum, which is the datum used on the FIRM (NAVD 1988). The location of the floodplain,
floodway, and flood cross section elevations were superimposed from the firm onto the
topography. Actually, a more accurate map of the floodplain information obtained from the
FEMA site, FEMA's National Flood Hazard Layer (Official) was used. Both the FIRM and
FEMA's National Flood Hazard Layer (Official) are included in the Appendix.
A grading plan showing the location of the house and driveway and elevations of the house and
fill were then developed to avoid the floodway. The 100 -year floodplain elevation just off the
southwest comer of the property is 5349. The 100 -year floodplain elevation on the site varies
from just below elevation 5349 in the southwest comer of the site to about 5348.5 in the northeast
comer of the site. The minimum floor elevation in the structure, which is located in the garage is
set at elevation 5351, which is more than 2' above the 100 -year flood elevation. The finish floor
elevation of the living space is set at elevation 5353.5, which is 2.5' higher than that. A copy of
the plan is included in a pocket in the back of this report.
CONCLUSIONS
Grading constructed on the Stephenson property located at 9292 42nd Avenue in Wheat Ridge,
CO will not be located in the floodway for Clear Creek and is therefore permitted by Wheat
Ridge floodplain regulations. Furthermore, the minimum floor elevation in structure will be set
over 2' higher than the 100 -year flood elevation on the site and is also permitted by Wheat Ridge
floodplain regulations. The entire property will still be located within the FEMA designated
floodplain after construction until the portions that are raised above the floodplain elevation are
removed through the Letter of Map Revision (LOMR) or Letter of Map Amendment (LOMA)
process.
APPENDIX
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11/10/2014
FEMA's National Flood Hazard Layer (Official)
HOME FEMA's National Flood Hazard Layer (Official)
Details Basemap
Legend
NFHL (dick to expand)
LOWS
13 Effective
L OMAS
FIRM Panels
Cross -Sections
Base Flood Elevations
M
Flood
Hazard Boundaries
Other Boundaries
Limit Lines
SFHA / Flood Zone Boundary
Flood
Hazard Zones
1% Annual Chance Flood Hazard
Regulatory Floodway
Special Floodway
Area of Undetermined Flood
Hazard
■
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Future Conditions 1% Annual
Chance Flood Hazard
Area with Reduced Risk Due to
Levee
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CALL U11LITY NOT]IFICAT11ON
CENTER OF COLORADO
1-800-922-1987
OR
534-6700 IN METRO DENVER
CALL 2 BUSINESS DAYS IN ADVANCE
BEFORE YOU DIG, GRADE OR EXCAVATE FOR
THE MARKING OF UNDERGROUND MEMBER
UTILITIES
100—YEAR FLOODPLAIN BOUNDARY
INV_ 5345.5
V
100—YEAR FLOODPLAIN ELEVATION
STEPHENSON PROPERTY
9292 WEST 42ND AVENUE
WHEAT RIDGE, COLORADO
SHEET 1 OF 1
WEST 42ND AVENUE
INV 5345.860
Nx ------
5349-
X
EASEMENT REC. NO. 83028535\
Garage floor = 5351
GARAGE
STOW WALL
11:11N DAn — in
DRIVEWAY
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STONE WALL
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100 -YEAR FLOODPLAIN ELEVATION
LEGEND
EXISTING
MANHOLE
EXISTING
WATER VALVE
EXISTING
UTILITY POLE
—X EXISTING
SANITARY SEWER
------ EXISTING
FENCE
EXISTING
CONTOUR
-5349- PROPOSED
CONTOUR
Civ NOTES:
1. Topographic survey provided by Randy Fortuin of CBM Surveys, Inc.
2. The bench mark for this survey is based on the found 3.25" Bross Cap in range box
located at Garrison Street and West 38th Avenue (City of Wheat Ridge #15509).
ELEVATION = 5448,21'
Design H. H.
Drawn H.H./L. R.
Scale 1 "®20'
PLAN
Date: 08-12-15
SHEET 1 OF 1
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Design H. H.
Drawn H.H./L. R.
Scale 1 "®20'
PLAN
Date: 08-12-15
SHEET 1 OF 1
EXHIBIT 4: FLOOD ZONES
The subject property is located primarily within the 100yearfloodplan. More specifically it is located
in Zone AE meaning that the ground is below the base flood elevation.
100-Yearl"loodplan Moo away
aneAE—areabelowbase flood elevation
aneAO—ar®ofshalowflooding
aneAH—ar®ofhorizontal flooding
EXHIBIT 5: FLOOD ZONES/TOPO
The base flood elevation (BFE) for the parcel is between 5348 and 5349, but me ground elevations on
the site range from 5344 to 5348. The property is in floodplain because the elevation of me she is
below the BFE For this reason all structures will need to be elevated at least one foot above the BFE
Topography nevahov
Baseflood elevahoa
WHEAT RIDGE BOARD OF ADJUSTMENT
CERTIFICATE OF RESOLUTION (TEMPLATE)
CASE NO: FP -15-02
APPLICANT NAME: Karen Stephenson
LOCATION OF REQUEST: 9292 W. 42°d Avenue
TYPE OF REQUEST: Class II Floodplain Permit
WHEREAS, the application Case No. FP -15-02 was not eligible for administrative review; and
WHEREAS, the property has been posted the fifteen days required by law; and
WHEREAS the Class 11 Floodplain Permit applied for may be granted without detriment to the
public welfare and without impairing the intent and purpose of the regulations governing the City
of Wheat Ridge.
NOW, THEREFORE, I move to adopt a Resolution APPROVING Case No. FP -15-02 FOR
THE FOLLOWING REASONS:
1. The lowest floor of the proposed single family residence is at least one foot above the
BFE, thereby reducing the potential flood damage to the structure.
2. All of the proposed construction is outside of the floodway, thereby reducing the
potential of this project causing flood damage to other properties.
3. The floodplain administrator has reviewed and supports the findings of the Floodplain
Analysis, dated July 6, 2015.
WITH THE FOLLOWING CONDITIONS:
1. Prior to commencing any construction on the property, the boundary of the floodway
must be staked to ensure that no construction or storage of materials occurs within the
floodway. The stakes shall be maintained throughout construction.
2. The proposed single family dwelling unit must be constructed in accordance with the
Floodplain Permit Plan outside of the floodway and at least one foot above the BFE.
3. The location and elevation of the proposed single family residence must be verified with
a Foundation Setback and Elevation Certification.
4. In order to verify that no construction has occurred within the floodway, a Drainage
Certification must be submitted and approved prior the issuance of a Certificate of
Occupancy.
5. All utilities must be installed in a manner that will protect any equipment from flood
damage.