HomeMy WebLinkAboutWA-14-18-� City of
Wheat �idge
COMMUNITY DEVELOPMENT
City of Wheat Ridge Municipal Building 7500 W. 291h Ave.
December 2, 2014
Steve Wilson
162 S. Corona Street
Denver, CO 80209
Dear Mr. Wilson:
Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857
Enclosed please find a copy of the Approval of Variance and the staff report. All
variance approvals automatically expire within 180 days of the approval date
unless a building permit for the variance is obtained within such period of time.
The expiration date for this variance approval is June 1, 2015.
Please feel free to contact me at (303) 235-2846 if you have any questions.
Sincerely,
Kim Waggoner
Administrative Assistant
Enclosure: Approval of Variance and Staff Report
Cc: WA -14-18 (case file)
WA1418.doc
www.ci.wheatridge.co.us
7500 West 29th Avenue City of
Wheat Ridge, Colorado 80033
Wheat Rldgc303.235.2846 Fax: 303.235.2857
Approval of Administrative Variance Request
WHEREAS, an application for a variance was submitted for the property located at
3325 Quail Street referenced as Case No. WA -14-18 / Quail Hollow;
WHEREAS, City staff has analyzed the variance request, 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 pursuant to Section
26-109 of the Wheat Ridge Code of Laws; and
WHEREAS, there were no registered objections regarding he application;
NOW THEREFORE, be it hereby resolved that a 3 -foot side yard setback variance from the 30 -
foot minimum side yard setback in the Residential -One (R-1) zone district—resulting in a 27' side
yard setback—for the purpose of constructing a single family dwelling (Case No. WA -14-18 /
Quail Hollow), is granted for property located at 6300 W.49`" Drive, based on the following
findings of fact:
1. The variance will not alter the essential character of the surrounding locality.
2. The applicant is proposing a substantial investment that will benefit the neighborhood.
3. The street alignment for the West 33rd Avenue extension creates a physical hardship.
4. The request would not be detrimental or injurious to the public welfare.
J
Kenneth Johnston AICP —
Community Devel pment Director
Date
1*�Ile
hea
Wt �idge
CITY OF WHEAT RIDGE
PLANNING DMSION STAFF REPORT
TO: Community Development Director CASE MANAGER: Joshua Botts
DATE:
November 17, 2014
CASE NO. & NAME:
WA -14-18 / Quail Hollow
ACTION REQUESTED:
Approval of a 3' (10%) setback variance from the 30' maximum; resulting
in a 27' side yard setback for Lot 12 of Quail Hollow Subdivision or 3325
Quail Street.
LOCATION OF REQUEST:
3325 Quail Street
APPLICANT(S):
Quail Hollow Patio Homes
PROPERTY OWNER(S):
Quail Hollow Patio Homes
APPROXIMATE AREA:
16,000 Square Feet
PRESENT ZONING:
Residential -One (R-1)
PRESENT LAND USE:
Vacant Lot
ENTER INTO RECORD:
(X) CASE FILE & PACKET MATERIALS
(X) ZONING ORDINANCE
LOCATION MAP
Case No. WA-14-18/Quail Hollow
Site
JURISDICTION:
All notification and posting requirements have been met; therefore, there is jurisdiction to make a decision
regarding this case.
I. REQUEST
The applicant, Quail Hollow Patio Homes, is requesting approval of a variance to Section 26-205 of
the Zoning and Development Code for a variance to the side yard setback requirement adjacent to a
public street from thirty feet to twenty-seven feet. The purpose of this variance is to allow the applicant
to construct a new one -family dwelling on the property at 3325 Quail Street (Exhibit 1, Aerial Photo).
Section 26-115.0 (Variances and Waivers) of the Wheat Ridge City Code empowers the Director of
Community Development to decide upon applications for a variance from the strict application of the
zoning code, if the variance request is not in excess of fifty (50) percent of development. If the
applicant is denied administrative approval by the Director of Community Development, the decision
may be appealed to the Board of Adjustment.
II. CASE ANALYSIS
Property Description/ Existing Conditions
The applicant is proposing to build a single family dwelling on Lot 12 of the Quail Hollow
Subdivision. In order to accomplish this, a three foot front yard setback variance is required. Lot 12 is
16,000 square feet in size and the proposed single family dwelling's footprint will be roughly 2569
square feet (Exhibit 2, Quail Hollow Plat).
Lot 12, to be addressed as 3325 Quail Street, is zoned Residential -One (R-1), a zone district
established to provide high quality, safe, quiet, and stable low-density residential neighborhoods, and
which prohibits activities of any nature which are incompatible with the low-density residential
character.
The subject property is located on the west side of Quail Street and north of the proposed W. 33`d
Avenue extension. The subject property is surrounded to the north, south, and west by residential
properties zoned R-1. Across Quail Street to the east are properties zoned Residential -One A (R-1 A)
which include Prospect Elementary School and multiple single family dwellings (Exhibit 3, Zoning
Map).
The property was recently platted as part of the Quail Hollow Subdivision. The subdivision which
contains 9.145 acres is located on the western side of Quail Street and contains 13 lots. There were
two individual parcels that were combined to make the subdivision. The larger parcel, containing
7.882 acres is located roughly 177 feet to the west of Quail Street. The other parcel which has direct
frontage on Quail contains 1.26 acres and has a single family residence on it with open area south of
the home. This parcel was acquired to procure access from Quail Street for the rest of the land to the
west. Lot 12 was subdivided from the existing home and the southern 78 feet of the same parcel was
dedicated for right-of-way for West 33'd Avenue to allow for the extension Quail to the west.
Case No. WA-14-18/Quail Hollow
The Quail Hollow Subdivision will require an extension of 33`d Avenue west of Quail Street where it
currently dead ends. In order for alignment with 33`d east of Quail, the proposed right-of-way (ROW)
for the 33rd Avenue extension bends to the north and effectively narrows the rear/western portion of
Lot 12. Lot 12 measures 100' at the eastern property line but is only 79' wide at the western property
line. The reduction in lot width toward the rear of Lot 12 is compounded by being a corner lot and is
therefore subject to 30 -foot yard setbacks from both Quail Street and 33`d Avenue extension. (Exhibit
4, Site Plan)
The single family dwelling planned for construction on Lot 12 extends into the thirty foot side yard
setback adjacent to the 33`d Avenue ROW at only the southwest, rear corner of the home, and for less
than one foot. The only alternative to the proposed footprint would be to "flip" the layout of the house
to meet the thirty foot side yard setback. The applicant has expressed why this alternative is less
desirable:
• The home's garage would be placed on the southeast corner, the side nearest to the Quail Street
and 33`d Avenue intersection. The proposed home will be the first built in the subdivision and
is serving as the model home. It will abut the entrance into the subdivision.
• The home would lose a significant aesthetic benefit to the new development by placing the
"living side" of the home to the north side of Lot 12. By doing so, the garage would be the
first view of the new homes potentially downplaying the high quality of construction and
character of the development.
Ultimately the variance request would result in a permitted 27'side yard setback on the southern
portion of Lot 12. While the proposed home is less than a foot from being compliant with the setback,
the applicant has requested a three foot variance to avoid a situation where a very small mistake in
construction could require a second variance. The proposed one -family dwelling is compliant with all
other development standards in the zoning R-1 district.
Public Notice Responses
During the 10 -day public posting period, no written comments were received in regards to the proposed
setback variance.
III. VARIANCE CRITERIA
The Director of Community Development shall base his decision in consideration of the extent to
which the applicant demonstrates that a majority of the "criteria for review" listed in Section 26-
115.C.4 of the City Code have been met. The applicant has provided an analysis of the application's
compliance with the variance criteria (Exhibit 4, Letter of Request). Staff provides the following
review and analysis.
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.
Case No. WA-14-18/Quail Hollow
As mentioned, the orientation of the house could be "flipped" and the existing regulations
could be met. Other options would include utilization of a different floor plan and/or layout.
The existing regulations do allow for a reasonable return in use but the conditions allowed by
the regulations are just not ideal for the proposed layout.
Staff finds this criterion has not been met.
2. The variance would not alter the essential character of the locality.
The variance is not likely to alter the character of the locality. The requested encroachment into
the front yard setback is minor (10%), and the proposed architectural design of the one family
dwelling is compatible with the character of the area.
Staff finds 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 will result in a positive
outcome. The investment in the development of this lot will substantially increase the value of
property and could increase the value of neighboring properties.
If the applicant was not requesting a setback variance, physically the single family dwelling
could still be constructed on Lot 12. However, the applicant has suggested that without the
variance the house would have to be flipped. This would put the garage and the driveway on
the south side of the lot and put the access close to the Quail and 33`d Avenue intersection. As
the model home for the subdivision, this could result in a negative appearance with the "garage
dominant' at the subdivision entrance.
Staff finds this criterion has 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 lot has an odd shape because of the needed alignment for the street. The right-of-way
alignment for the proposed new street extension narrows the rear (west) portion of the lot
which otherwise exceeds the lot size standard for the R-1 zone district.
The reduction in the rear lot width is compounded by Lot 12 being a corner lot and therefore
subject to the thirty foot setback from both Quail Street and 33rd Avenue.
Staff finds 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.
4
Case No. WA-14-18/Quail Hollow
The hardship described above relates to the location of the proposed structure, which will be
built upon a lot that was zoned prior to the current owner having an interest in the property.
Since the City had established zoning setback requirements prior to the purchase of the
property, the compliance of the property in relation to the development standards is the
responsibility of the owner.
Staff finds this criterion has not 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 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 the public welfare and would not be injurious to
neighboring property or improvements. It would not hinder or impair the development of the
adjacent properties. The adequate supply of light and air would not be compromised as a result
of this request. The request would not increase the congestion in the streets. It would neither
impede the sight distance triangle, nor would it cause an obstruction to motorists on the
adjacent streets.
Approval of the variance could have a positive impact on the aesthetics of the new home
without the "garage dominant" view at the intersection to the development.
Staff finds this criterion has been net.
7. The unusual circumstances or conditions necessitating the variance request are present in
the neighborhood and are not unique to the property.
Tile unusual conditions are unique to the property. Lot 12's narrow west side is caused by the
surrounding properties influence on forming the lot. The proposed 33rd Avenue extension is
required to bend around the northeast property lines of Applewood Baptist Church; reducing
Lot 12's rear width. No other lot in the Quail Hollow subdivision is impacted by the bend in
33"' Avenue.
Staff finds that this criterion has not been inet.
8. Granting of the variance would result in a reasonable accommodation of a person with
disabilities.
Single family homes and their accessory buildings are not required to meet building codes
pertaining to the accommodation of persons with disabilities.
Staff finds this criterion is not applicable.
Case No. WA-14-18/Quail Hollotir
9. The application is in substantial compliance with the applicable standards set forth in the
Architectural and Site Design Manual
The Architectural and Site Design Manual does not apply to single and two family dwelling
units.
Staff finds this criterion is not applicable.
IV. STAFF CONCLUSIONS AND RECOMMENDATIONS
Having found the application in compliance with the majority of the applicable review criteria, staff
recommends approval of the variance to reduce the minimum side yard setback adjacent to a public
street for property zoned R -I located at 3325 Quail Street for the following reasons:
1.) The variance will not alter the essential character of the surrounding locality.
2.) The applicant is proposing a substantial investment that will benefit the neighborhood.
3.) The street alignment for the West 33'd Avenue extension creates a physical hardship.
4.) The request would not be detrimental or injurious to the public welfare.
Case No. WA-14-18/Quail Hollow
EXHIBIT 1: Site Plan
r
Case No. WA-14-18/Quail Hollow
Lot 12
EXHIBIT 2: Quail Hollow Plat
QVA11. 1101,1.01Y SUBDIVISION
A SUBDIVISION LOCATED IN TIIE SOIITHVSST 1/4 OF THE NORTHWEST 1/448MON 2S. TOWNWM 3 SOVI'H. RANGE H —T 6TH P.H.
CRY OF WHEAT RIDGE, COUNTY OFMWSSON. STATE OF COLORADO
PAGE S OF 1
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Case No. WA-14-18/Quail Hollow
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Case No. WA-14-18/Quail Hollow
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EXHIBIT 3: Zoning
Care No. WA-14-18/Quail Hollow
EXHIBIT 4: Letter of Request
WILSON
COMMUNITY DEVELOPMENT
October 10 2014
Mr. Joshua Botts
Community Development Department
City of Wheat Ridge
Re: Administrative Variance Request; Lot 12 Quail Hollow Subdivision
Dear Mr Botts,
on behalf of Quail (follow Patio Homes, LLC, Owner of the subject property, I'm pleased to
submit this request for the approval of a side yard setback for a portion of the subject
property. This request is described in more detail, below.
Tri addition to this cover letter and the following explanation and justification of file
Variance request I have also attached an executed Land Use Application, and Variance
Submittal checklist. A check for the $200 application/processing fee is also included.
Background:
The City has recently approved the Quail Hollow Subdivision. To accommodate certain pre-
existing site conditions, the ROW for the extension of 33rd Avenue to the west from its
intersection with Quail SLreet,'switigs' to the North. This curve in the ROW for 33^3
impinges on or ellettively narrows the rear (west) portion of Lot 12, which is otherwise a
well -sized lot, fully meeting City standards for a lot in the R-1 District.
The reducrion In lot width toward the rear of the lot is compounded by Lot 1.2 being a
corner lot and therefor subject to a large 30' sett ack for both the front (Quail St) and side
(33M).
The home planned for construction on Lot 12 extends into the 30' side yard setback
adjacent to the 33rd Avenue ROW at only the southwest, near corner of the home, and for
less than 1 foot. Another corner near the rear of the home mect_s the setback but is less
than 1 foot from also being within the 30' side yard setback. Although the homes footprin-
could be 'flipped' sidc to side and meet the 30' side yard setback, that would then place the
home's garage on this home's south east corner, tate side nearest the Quail St/331d Avenue
intersection.
Request:
THE OWNER REQUESTS THAT THE EXISTING 30' SIDE YARD SE -(BACK APPLYING TO
THE FRONTAGE OF LOT 12 ON 33Rd AVENUE BE REDUCED TO 27' (A REDUCTION OF
TOR 10%) FOR ONLY A PORTION OF LOT 13. THE FRONT, REAR AND SIDEYARD
SETBACKS ON THE NORTH WOULD REMAIN IN EFFECT AS ESTABLISHED BY CITY
REGULATIONS.
162 S. Corona SL • Nnver, ('U 80219
(303)30.5-5019 • Email: %M&owd4gwestnet
Case No. WA-14-18/Quail Hollow
THE REDUCED SETBACK WOULD APPLY ONLY TO THAT PORTION OF LOT 12 WHERE
THE NORTH ROW OF 33" AVENUE IS NORTH OF THE LINE WHERE THE NORTH ROW
OF 33" "' INTERSECTS WITH THE ROW OF QUAIL STREET, AND SHALL APPLY TO ONLY
THE PRINCIPAL RESIDENTIAL STRUCTURE.
The requested variance is slightly larger than the minimum absolutely necessary to build
the home on this lot as intended. The'extra' is only to provide approximately ]'more to
work with' than the absolute minimum, primarily to avoid a situation where a very small
mistake in staking the home in the field would require another variance request to address.
Justificatiou:
Maintaining the garage and driveway access to Quail Street on the north side of Lot 11 is a
safer condition than the driveway being on the south side of the lot, nearer the Quail/33rd
intersection. This placement of the home also has a significant aesthetic benefit to the
community by placing the 'living side' of the home to the south side of Lot 12, adjacent to
33rd Street, where It Is the most visible part of the home for persons traveling north bound
on Quail, and/or west hound on 33^4.
Response to Variance Review Criteria:
1. Re "...return in use...or income..."
No relief sought using this criteria.
2. Re ..."uo allegation of essential character of locality..."
It is clear that this minor reduction in a large 3U' setback fronting a minor public street will
not alter the essential character of the community.
3. Re Effect on, %.substantlal Investment..."
Granting the requested minor variance will result in a safer condition, and will improve the
street appeal and entry into a new community of high value homes, therefor helping to
achieve a level of quality and value not possible without this variance.
h. Re hardship resulting from, "...physical surrounding, shape or
topographical condition..."
Although this is a new subdivision it is ort an infill site and therefor subject to a number of
constraints that limit the design of the subdivision. A unique combination of City
regulations and site conditions resulted Lot 12 being designed as it is, and these pre-
existing conditions are particular and unique to this site and were not created by the
owner.
S. Re "...unique hardship. -not created by person having an interest In the
property..."
See response to #4, above.
b. Re "...(action) detrimental to public welfare -.4r substantially diminishing
or impairing property values_.'
Granting this minor variance will in no way be detrimental to the public welfare ... in fact it
will result in a safer condition by placing a driveway to the north side of the site, where
there is a reduced chance of conflict between the use of driveway and traffic using the
Quail/33,s intersection. This requested variance affects the placement of the home
relatively to only the ROW of 33^4 Street, City setbacks relative to adjacent properties
Case No. TVA-14-18/Quail Hollow
remain unchanged and no property values will bed iminished. This variance results in a
more aesthetically pleasing. higher quality construction, enhancing neighborhood property
values.
7. Re "...unique circumstances in neighborhood ... not unique to this
property--,
Existing property ownership patterns in the neighborhood, i.e., the location and extent of
pre-existing property boundaries affected both the design and placement of the extension
of 33rd adjacent to Lot 12, and the location and dimensions and location of Lot 12 itself.
These neighborhood conditions resulted in the final design for Lot 12 and the need to
request a small variance affecting only a small portion of Lot 1Z.
8. RE ".-accommodation of person with disabilitles..."
No relief sought under this criteria.
9. Re "...substantial compliance with applicable standards..."
The Quail Hollow Subdivision, of which this lot is a part, has already been found to be in
substantial compliance with applicahle City standards, and that finding will not he altered
in any significant way by this minor variance request
Thank you for your guidance in the preparannn of the required material. Please do not
hesitate to contact me ifyou have any questions or need additional information.
Regards,
slWilton
12
Case No. WA -14-18/Q ail Hollow
Lily o
W heat Wiidgc
LETTER NOTICE CERTIFICATION
(as required pursuant to Code Section 26-109.D)
Case No.: WA -14-18
This is an administrative variance review with a 10 -day posting period. Public comments
concerning this request are due in writing by 5:00 p.m. on October 30, 2014.
I Kim Waggoner, Administrative Assistant, Community Development Department, hereby
certify that I mailed a total of 6 letters on October 20, 2014 to the attached recipient list.
Signature:
Date: ZC ( I LI
City of
Wheat�idge
COMMUNITY DEVELOPMENT
City of Wheat Ridge Municipal Building 7500 W. 291h Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857
LETTER NOTICE
October 20, 2014
Dear Property Owner:
This is to inform you of Case No. WA -14-18, a request for a 3 -foot (10%) side
setback variance from the 30 -foot standard resulting in a 27 -foot side setback due
to a reduction in the lot width by the right-of-way at 33`d Street for property
located at3325 Quail Street. The attached aerial photo identifies the location of the
variance request.
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 30, 2014.
Thank you.
WA1418.doc
www.ci.wheatridge.co.us
Site Plan
Subject lot will be
apart of the Quail
Hollow Subdivision.
An entrance will be
placed at (A). Given
the current side yard
setback standard of
30' the applicant has
requested a 3'
variance to
accommodate the
proposed single
family structure (B).
A - Location of new
subdivision entrance
- B - Side vard variance
SUGAI WILFRED M QUAIL HOLLOW PATIO HOMES LLC APPLEWOOD BAPTIST CHURCH
MOSBARGER SHERYL A 6143 S WILLOW DR 300
R� GREENWOOD VILLAGE CO 80111 11200 W 32ND AVE
11158 W 33 AVE W
WHEAT RIDGE CO 80033 HEAT RIDGE CO 80033
JEFFERSON COUNTY SCHOOL
DISTRICT R1
1829 DENVER WEST DR
GOLDEN CO 80401
BARNHART DANIEL E
BARNHART TIFFANY L
3275 QUAIL ST
WHEAT RIDGE CO 80033
HILL LEILA J
HILL MCARTHUR O
3345 QUAIL ST
WHEAT RIDGE CO 80033
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POSTING CERTIFICATION
CASE NO. WA -14-18
DEADLINE FOR WRITTEN COMMENTS:
I, <
tname)
residing at e % L _ �j LOy,/&Pv-) A
City of
W heat I4dge
October 30, 2014
(address)
as the applicant for Case No. WA -14-18 hereby certify that I have posted the sign for
Public Notice at
on thisQ�th�day of
f_
3325 Quail Street
(location)
October 2014 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.
MAP
. ' `
City Of
W heat PQi.dge
PUBLIC POSTING REQUIREMENTS
One sign must be posted per street frontage. In addition, the following requirements
must be met:
• The sign must be located within the property boundaries.
■ The sign must be securely mounted on a flat surface.
• The sign must be elevated a minimum of thirty (30) inches from ground.
■ The sign must be visible from the street without obstruction.
The sign must be legible and posted for ten (10) continuous days prior to and
including the deadline for written comments [sign must be in place until 5pm on
May 31, 20131
It is the applicant's responsibility to certify that these requirements have been met and
to submit a completed Posting Certification Form to the Community Development
Department.
City of
��9""Wh6atWidgyc
LAND USE CASE PROCESSING APPLICATION
Community Development Department
7500 West 29tt' Avenue • Wheat Ridge, CO 80033 • Phone (303) 235-2846
(Please print or type all information)
Applican 1 / Address 6/14 G Phone770 4WI&M
CityState v Zip / Fax
Owner j6pi t 4 Address Phone
City State Zip Fax
Contact � +L `j// AiL42 Address /V7- S J!0jeo IA— 5f " Phone V5 WS?*?
City %- t,tZ-0w/ State Zip '90204 Fax
(The person listed as contact will be contacted to answer questions regarding this application, provide additional information when necessary, po.
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): �u�i 1��rw �,,,�Q�j /fin,., ALT Z
Type of action requested (check one or more of the actions listed below which pertain to your request):
Please refer to submittal checklists for complete application requirements; incomplete applications will not be accepted.
0 Change of zone or zone conditions O Special Use Permit O Subdivision: Minor (5 lots or less)
O Consolidation Plat 0 Conditional Use Permit O Subdivision: Major (More than 5 lots)
O Flood Plain Special Exception O Site Plan approval O Temporary Use, Building, Sign
O Lot Line Adjustment O Concept Plan approval YrVariance/Waiver (from Section 5o
O Planned Building Group i7 Right of Way Vacation 0 Other:
Detailed description of request: T. e- t,[LTlt'/�-+ t/Y._ �� �It�l 5(4f,�j 30,�y Z7 / V
Required information:
Assessors Parcel Number: — Size of Lot (acres or square footage):
Current Zoning: — Proposed Zoning: NO L
Current Use: & AMr-#Proposed Use: 4 _
I certify that the information and exhibits herewith submitted are trete 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 lis ed above, without whose consent the requested action cannot lawfully be accomplished.
Applicants other than owners must submit power -of- n fiorrythe owner which approved of this action on his behalf.
Notarized Signature of Applicant
State of Col ado Leslie A. Omer
County of t y� ss Notary Public
State of Colorado
The foregoing instrument (Land Use Processing Application) was acknowledged Notary ID N
MY CofllRllflfOfl Expires 20084040371 Noovvembeembe
r 21,
by rr(e this qday of �G1-ybe�, 20 1 L) by
ary Public
commission expires l D/ 1 /20 /
To be filled out by staff:
Date received 1p=(N �L'� Fee $ �� Receipt No. 1, b Case No. wA-- jq'1 g
Comp Plan Design. Zoning
Related Case No. Pre-AppMtg. Date Quarter Sectio
n ap VJ
g Case Manager
City of
Wheat icjge
COMMUNITY DEVELOPMENT
Submittal Checklist: Variance
Project Name:
Project Location:
Application Contents:
A variance provides relief from the strict application of zoning standards in instances where a
unique physical hardship is present. The following items represent a complete variance
application:
V 1. Completed, notarized land use application form
172. Application fee
�3. Signed submittal checklist (this document)
4. Proof of ownership—e.g. deed
5. Written authorization from property owner(s) if an agent acts on behalf of the owner(s)
6. Written request and description of the proposal
Include a response to the variance review criteria—these are found in Section
26-115 of the municipal code
Include an explanation as to why alternate designs that may comply with the zoning
standards are not feasible
Include an explanation of the unique physical hardship that necessitates relief
#jA_7. Survey or Improvement Location Certificate (ILC) of the property
%,-- 8. To -scale site plan indicating existing and proposed building footprints and setbacks
_9. Proposed building elevations indicating proposed heights, materials, and color scheme
As applicant for this project, I hereby ensure that all of the above requirements have been included with
this submittal. 1 fully understand that if any one of the items listed on this checklist has been excluded,
the documents will NOT be distributed for City review. In addition, I understand that in the event any
revisions need to be made after the second (2"d) full review, I will be subject to the applicable resubmittal
fee.
Signature: '—/" , Date: 0
20 -
Name (please print): c% W/Aw Phone: 30-3 �7
City of Wheat Ridge
10/16/2014 14:44 CDH
INVOICE AMOUNT
ZONING APPLICATION FEES
BALANCE
M010950
FMSD ZONING APPLICATION FEES
AMOUNT
200.00
PAYMENT RECEIVED
AMOUNT
`d0'00
CHECK: 1029
1 CHECK 1029
TOTAL --------------200_00
nunil Hollow Patio Homes LLC
DATE INVOICE NO DESCRIPTION
INVOICE AMOUNT
DEDUCTION
BALANCE
10-10-14 CR101014 QH - Lot 12 setback Va
200.00
200.00
CHECK
10-13-14
1 CHECK 1029
TOTAL, 200.00
200.00
DAT
NUMBER
PLEASE DETACH AND RETAIN FOR YOUR RECORDS
Case No. WA1418 Date Received 10/14/2014 Related Cases Case Planner Botts
Case Descriptior Request for a 3 -foot (10%) side setback variance from the 30 -foot standard resulting in a 27 -foot side setback due to a reduction in the
lot width by the right-of-way at 31d Street.
Apfi*- rN 1W1mwddierr
Name Quail Hollow Patio Homes Name
Address 6143S. Willow Dr., #300 City
Owrrerlr./erWatma – ---
Name
Quail Hollow Patio Homes'. Name
Address 6143 S. Willow Dr., #300 City
Phone
(720) 488-1600
Greenwood Village State CO Zip 80111 -
Greenwood Village
Phone (720) 488.1600
State CO Zip 80111 -
CvnValCt /irlcarrrosafion
Name Steve Wilson Name Phone (303) 345-5019
--- —
Address 162 S. Corona St. City Denver State CO Zip 80209 ;
Prviecf 11?1eh ra&,n
.._.. �
Address 3325 Street Quail St I City Wheat Ridge State CO Zip 80033
Location Description -
P Project Name
Parcel No Qtr Section District No
Parcel No.
NW28 3 . ..
fieriews
Pre -App Date Neighborhood Meeting Date
Review Type Review Body Review Date Disposition
Review FM]Admin 0 j
......-
- -
Dixpoxlf% r
Case Disposition Disposition Date I ---
Conditions of Approval _
Res # Ord #
Qtr Section: NW28 District No.: III 0
APP No: _—L!
Comments Report
Notes
Status :Open
Storage:
City of Wheat Ridge
10/16/2814 14:44 CDBB
ZONING APPLICATION FEES
CDBB18950
AMOUNT
FMSD ZONING APPLICATION FEES
280.00
PAYMENT RECEIVED
AMOUNT
CHECK: 1829
200.80
TOTAL
----------------------------------------
200.86
MER'S CERTIFICATE:
WE. OU4L HOLLOW PATO HOMES, LLC, AND MCMINUR 0. 8 LEU :. NEL. OEM THE
OWNERS OF READ PROPERTY CONTAINING 9.145 ACRES MORE OR LESS, BEING DESCRIBE)
AS FOLLOWS.
LOT 2. APPLEWOOD BAPTIST CHURCH SUBONISON,
COUNTY OF JEFFERSON. STATE Of COLORADO.
AND DEN, FURTER DESCRIBED AS FOLLOWS:
LOTS. THE SOUTH 10 FEET OF LOT 4, AND THE NORTH 200 FEET Of LOT 6, APPLEWOCO
KNOLLS - 17111 FUD. COUNTY OF JEFFERSON. STATE OF COLORADO
A PARCEL OF LAND BEING A PORTION OF APPL.EVOCD BAPTIST OVRCM SUBDIVISION REC.
12006112621, NAA PORTION OF APPLEWDOD KNOLLS 12T4 FILING REC PF0397126, BOTH
BEING LOCATED IN TIE NORTHWEST OUARTER OF SECTION 2Q TOWNSHIP 3 SOUTH, RANGE 69
WEST OF THE 6TH PRINCIPAL MEROMN. CRY OF WHEAT RIDGE. COLANIY OF JEFFERSON. SATE
OF COLORADO AND BEING MORE PARTICIWLY DESCRIBED AS FOLLOW:
BASIS OF BFANNGS:
BEARINGS ARE BASED ON THE SOUTH UNE OF THE NORTMWCSl QUARTER OF SAND SECTION
28. BEING CONSIDERED To
WM
BEAR S 89'19.53' WEST, A OISUNCE OF 2623.64 FEET
BETWEEN THE FOLLOWING DESCRIBED MONUMENTS:
-CENTER OLARTER COMER SECTION 28 BEING A FOUND 3.25' BRASS CAP IN RANGE BOX
HATCHING MONUMENT RECORDS ON FILE WHEAT ROOF CONTROL POINT NUMBER 16309
- WEST OUIWER CORNER SECTION 26 BEING A FOUND 3.25" BRASS CAP IN RANGE BOK
HATCHES MONLAIEM RECORDS ON f'AE WHEAT RIDGE CONTROL PONT NUMBER 16209
COMMENCING AT SAO CENTER OwRTER CORNER.
THEN; E ALONGSND SOUTH LINE OF TME NORTHWEST OUARTEA SWM 8719.53' WEST, A
D'STANU OF 1 475 7D FEET TO A POINT WHERE THE EAST LINE OF LOT 1 OF SAID
APP EW000 BAPTIST CHURCH SUBOIV90N EXTENDED 64IERSECTS SAID SOUTH LPE:
THENCE ALONG SAID EAST LITE AND EAST LM EXTENDED NORTH 0030'57' WEST. A
DISTANCE of 630.65 FEET TO THE SOUTHEAST CORNER OF LOT 2 TY SAID APPLEWOM
BAPTIST CHURCH AAD THE PONT OF BEGINNING.
THENCE ALONG THE COMMON LINE O SAID LOTS I AND 2 SOUTH 871954" WEST, A
DISTANCE OF 492.70 FEET TO ME SOUTHWEST CORNEA Of SATO LOT 2,
THENCE ALONG THE BOUN8)AY OF SAID LOT 2 THE FOLLMAI THREE (3) COURSES AND
DISTANCES;
1) THENCE NORTH 01'34'34" WES', A DISTANCE OF 6%.05 FEET:
2)1HENCE NORTH 871526' EAST, A DISTANCE OF 49343 FEET;
31 THENCE SOUTH 0030'57" EASI, A DISTANCE OF 43245 FEET;
THENCE ALONG THE NORTH UNE OF THE SOUTH 1000 FEET OF LOT 4 SAID AIrtEW000
KNOLLS 12M FILING NORTH 8723'02' EAST, A DISTANCE OF 177.57 FEET TO THE WESTERLY
RIGHT-OF-WAY OF ONMIL ST;
THENCE ALONG SAID WESTERLY RIGHT-OF-WAY SOUTH 00'27'45' EAST. A DISTANCE OF
309.98 FEET;
FENCE ALONG THE SWHMY LIE OF THE NORTH ZWOO FEET OF LOT 6 OF S40
APPLEWOOD KNOLLS 12TH FILING SOUTH 8723'02 WEST, A DISTANCE OF 177.28 FELT TO
THE EASTERLY UNE OF SAID LOT I APPLEWOOD BAPTIST CHURCH.
THENCE ALONG SND EASTERLY LME NORM 0030'57' WEST, A DISTANCE OF 45.74 FEET TO
THE POINT OF BEGINNING
COMJNNING 398.355 SOUMRE FEET OR 9.145 ACRES. MORE OR LESS,
MAK WD OUT. SUBDMOED AND PUTTED SAID LANA AS PER THE DRAWING NIKON
CONTAINED LARDER THE NAME AID SMF a TXMx IMpLcy_'WIIM,ft� A AIBDNnyDN Of
A PMT OF THE CRY OF wNFAT RODE, COLORADO, NIDI BY THESE PRESEHIS 00 DEDICATE
TC THE CITY OF WHEAT IA RIDGE ATHE PUBLK THOSE PORTIONS OF REAL PROPERTY
SHOWN AS RIGHT -DIF -WAY. AND 00 FURTHER DEDICATE TO THE CITY OF WHEAT RIDGE AND
THOSE MUNICIPALLY OWNED ARD/DR MUNICIPALLY FRWCHISED UTItM AND SERVICES
'MDSE PORTIONS OF WA PROPERTY SHOWN AS EASEMENTS FOR THE CONSTRUCTION.
INSTALLATION. OPERATION, MAINTENANCE. REPAIR AND P.EPUAGEMENT FOR ALL SERVICES. TWS
INCLUDES BUT R NOT UNITED TO TELEPHONE AND ELECTRIC LINES. CHS LINES. WATER AND
SANITARY SEWER LINES, HYDRANTS. STORM WATER SSTEMS AA PIPES. DETENTION PONDS.
STREET LIGHTS AND ALI APPURTENANCES THERETO.
BY WJJJAM 5 LYONS A. AS MANAGER
WAIL HOLLOW PATIO HOMES, LLC
6143 S WILLOW DRIVE, SUITE 300
GREENWOOD VILLAGE. CO BOIL
SATE Of COLORADO )
) SS
COUNTY OF JEFFERSON )
THE FOREGOING INSRJMENT WAS ACKNOWLEDGED BEFORE ME TM5
_DAY OF -_ A0. 20- B1'_ _ w7TNESS
w HAND AND OFFICIAL SEK MY COMTSS40N EXPIRES.
NOTARY PUBLIC
BY: LEILA J. HIL
AS OWNERS OF LOTS 13 AND 14
3,.345 QUAIL ST
04EAT RIDa. COLORADO
STATE OF COLORADO )
) SS
COUNTY OF ,FFTEW04 )
FINAL PLAT
QUAIL FOLLOW St)TBDIVISION
A SUBDIVISION LOCATED IN THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 SECTION 28,
TOWNSHIP 3 SOUTH, RANGE 69 WEST 6TH P.M.
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
GENERAL NOTES: PAGE 1 OF 3
1.) PER COLORADO REVISED STATUTES SEC. 38-51-106 (L), ALL UNEAE UNITS DEPICTED ON THIS LAND SURVEY PLAT ARE U.S SJRVEY FEET ONE METER
DIVIDED 39.37 DOED EFT 12 U.S. SURVEY FEET ACCORDING TO THE NATIONAL INSTITUTE OF STANDARDS AND TECHNOLOGY
2.) ANY PERSON WHO KNOWINGLY REMaVES. ALTERS OR DEFACES ANY PUBLIC LINO SURVEY' MONUMENT, LAND SURVEY BOUNDARY MONUMENT DR ACCESSORY 13
COMMITS A CLASS TWO (2) MSDEMEANOR PURSUANT TO STATE STATUE 18-4-508, C.R.S.
3.) NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON AM' DEFECT IN THIS SURVEY WITHIN THREE YEARS AFTER
YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT IN TMS SURVEY BE COMMENCED MORE THAN TEN YEARS FROM
-:War
THE DATE OF CERTIFICATION SHOWN HEREON,
-'-
4) FIRST AMERICAN TITLE COMPANY, INC. FILE NUMBER 5520-2 225780. EFFECTIVE DATED MARCH 18. 2014 AT 5:00 P.M (AS TO LOT 2. APPLEWOOD BAPTIST
AN5520-2225780.
*---'
CHURCH SUBDIVISION), AND FIRST AMERICAN TITLE COMPANY. INC FILE NUMBER 5320-2264851, EFFECTIVE DATED MAY 30. 2014 AT 5:00 P.M. (AS TO THE
HILL PROPERTIES). WAS ENTIRELY RELIED UPON FOR RECORDED RIGHTS-OF-WAY, EASEMENTS AND ENCUMBRANCES Al THE PREPARATION OF THIS SURVEY
5.) JEMN ENCINEERNG, INC. WAS MADE NO INVESTIGATION OR INDEPENDENT SEARCH FOR RECORDED/UNRECORDED EASEMENTS, ENCUMBRANCES, RESTRICTIVE
/
COVENANTS, OWNERSHIP TITLE EV;DENCE OR ANY OTHER FACTS THAT AN ACCURATE AND CURRENT TITLE SEARCH MAY DISCLOSE.
y`
6.) ALL LOT CORNER MONUMENTS SMALL BE SET PER COLORADO STATE STATUTE 38-51-105./��T�`
M
�I
7.) BASIS OF BEARINGS: BEARINGS ARE BASED ON THE SOUTH LINE OF THE NORTHWEST OUARTER Of SECTION 28 BEING CONSIDERED TO BEAR S 89'19'53
W BETWEEN MONUMENTS AS SHOWN W/TH4N THIS PLAT BETWEEN CRY OF WHEAT RIDGE CONTROL POINTS j16309 AND #16209.
8.) TEN -FOOT (LOWIDE CASEMENTS ARE HEREBY GRANTED ON PRIVATE PROPERTY ADJACENT ALL PUBIC STREETS AND FRONT AND REAR PROPERTY
LANES OF EACH LOT IN THE SUBDIVISION OR PLATTED AREA FINE -TOOT (S') WIDE EASEMENTS ARE HEREBY GRANTED ON PRIVATE PROPERTY Ap„ACENT TO ALL
SDE LOT LINES OF EACH LOT IN THE SUBDIVISION OR PLATTED AREA THESE EASEMENTS ARE DEDICATED FOR THE NSTALLATION, MAUNTENANCE, ANO
�; l
REPLACEMENT OF ELECTRIC, GAS, TELEViSK7N CABLE, DRAINAGE AND TELECOMMUNICATIONS FACILITIES. UTILITIES SHALL ALSO BE PERMITTED WITHIN ANY ACCESS
EASEMENTS AND PRIVATE STREETS IN THE SUBDIVISION . PERMANENT STRUCTURES AND WATER METERS SMALL NOT BE PERMITTED WTMIN SOD UTILITY
FASEMENIS.
9.) THE GEODETIC POINT COORDINATE DATA SHOWN HEREIN HAS BEEN DERNED FROM ME AL40 83 W4RN STATE PLANE COLORADO CENTRAL FIRS 0502
COORDINATE SYSTEM, AND HAS A HORIZONTAL ACCURAC CLASSIFICATION OF 0.07 U.S SURVEY FEET AT THE 95X CONFIDENCE LEVEL. AS DEFINED IN THE
GEOSPATAL POSITIONING ACCURACY STANDARDS OF THE FEDERAL GEODETIC CONTROL SUBCOMMITTEE (FGDC-SFO-007.2-1998).
10.) 'HTS PUT IS ON THE CTTY OF WHEAT RIDGE 'CURRENT CIN DATUM', DEFINED AS FOLLOWS'.
A A GROUND-BASED MODIFIED FORM OF THE NAD83/92 STATE PLANE COORDINATE SYSTEM, COLORADO CENTRAL ZONE 0502,
B. VERTICAL DATUM USED IS THE NORTH AMERICAN VERTICAL DATUM OF 19U (NAVD88).
C. GROUND TO GRID COMBINED SCALE FACTOR IS 0.99974780300, SCALED FROM BASE POM, PHAC 1 (PERMANENT HIGH ACCURACY CONTROL POINT #I)
HAVING THE FOLLOWING NAD93/92.
STATE PLANE COORDINATES: PHAC 1: NORTHING: 1701258 75, FASTING. 311821 7.58. ELEVATION 5471.62.
11.) THE AREA HEREIN SHOWN AS -TRACT A CONTAINS A REGULATED FLOODPLAIN AND IS HEREBY DESIGNATED AS A NON-8ULLDABLE TRACT THAT SHALL BE
MAINTAINED BY THE OWNERS, SU85E.QUENT OWNERS. WITS, SUCCESSORS. AND ASSIGNS. A DRAINAGE EASEMENT OVER THE ENTIRETY OF TRACT A IS HEREBY
GRANTED RY THIS PUT 70 THE CRT' Of WHEAT RIDGE.
12.) THE STORMWATER O'VAUTY DETENTION AREA HEREIN SHOWN AS 'TRACT B" SHALL BE CONSTRUCTED AND MAINTANED BY THE OWNER AND SUBSEQUENT
OWNERS, HEIRS, SUCCESSORS AND ASSIGNS. A DRAINAGE EASEMENT OVER THE ENTIRETY Of TRACT B 15 HEREBY GRANTED BY THIS PUT TO THE CITY OF
CONSTRUCTIONNOT
NNE HAND
COST WHICHPERFORMED
K aCH1�TOHENTER SUCHH DETENTION AREA N CESSARY WORRK.ITHESAID WNNER.HEIRS. SUCCESSORS ASSISIGNSH�
PLANNING COMMISSION CERTIF)WON:
AGREES TO PAY. NO BUILDING OR STRUCTURE WILL BE CONSTRUCTED WITHIN THE DETENTION AREA AND NO CHANGES OR ALTERATIONS AFFECTING THE
HYDRAULIC CHARACTERISTICS OF THE DETENTION AREA MILL BE MADE WITMOUT APPROVAL OF THE DIRECTOR OF PUBLIC WORKS.
PLANNING COMMISSION CERTIFICATION
RECOMMENDED FOR APPROVAL THIS DAY OF
13.) THE AREAS HEREIN SHOWN AS TRACTS 'C' AND b" ARE HEREBY OED!CATED BY THIS PUT AS PUBLIC RIGHT -CF -NAT. IF, AT A FUTURE GTE, THE
_ _
BY THE WHEAT RIDGE PLANNRNC COMMISSION.
CITY WISHES TO VACATE THF TRACT r" AND V RIGHT-OF-WAY, TRACT 'C' WILL BECOME A PART OF LOT 11 AND TRACT "D" WILL BECOME A PART OF LOT
12.
_ _ _ _ _ CHWRPER509
14.) PROPERTY 5 ZONED RESIDENTIAL -ONE (R-1).
15.) ACCORDING TO FEMA FIRM PANELS 194 k 213 or 675 BEING MAP NUMBERS 08059CO194F h 08059CO213F 30TH DATED FEBRUARY 5. 2014, THE
SUBJECT PROPERTY LIES WTT IN BOTH AE h X (UHSHAOEO):
ZONE AE: BASE FLOOD ELEVATIONS DETERMINED.
ZONE X (UNSHADED): AREAS DETERMINED TO BE OUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN.
16.) TRACTS E AND F ARE HEREBY DEDICATED TO THE QUAL HOLLOW HOME OWNERS ASSOCIATION FOR LANDSCAPING, ACCESS, DRAINAGE AND UTIUTIES.
SPECJK IMPROVEMENTS WILL BE DETERMINED BY THE DEVELOPER AND CITY STAFF. A DRAINAGE EASEMENT OVER THE ENTIRETY OF TRACT F IS HEREBY
GRANTED BY THIS PUT TO THE CITY OF WHEAT RIDGE.
IT) LOTS 13 AND 14 ARE EXCLUDED FROM. AND NOT SUBJECT TO. THE QUAIL HOLLOW HOME OWNERS ASSOCIATION. AT SUCH IIIE AS THE OWNERS, HEIRS
OR ASSIGNS DESIRE TO JON THE DUAL HOLLOW HOME OWNERS ASSOCIATION, THEY MAY PE71PON TO DO SO IN ACCORDANCE WITH THE OUAL HOLLOW
COVENANTS.
IB.1 THE PORTION OF THAT CERTAIU
N DETENTION EASEMENT AS DELINEATED ON THE PT RECORDED IN THE OFFICE OF THE CLERK AND RECORDER OF
JEFFERSON COUNTY, COLORADO, ON DECEMBER 1, 2006, AT RECEPTION NO. 2006142621 THAT UES WSTHIN THE BOUNDS OF THE QUAL HOLLOW SUBDMSON,
AND HEREIN INDENTInED ON THIS PLAT AS BEING 'HEREBY VACATED BY THIS PLAY SMALL FOREVER BE VACATED, TERMINATED, AND EJTINGUSHED BY THE
CITY OF WHEAT RIDGE UPON RECORDATION OF THIS PLAT WITH THE JEFFERSON COUNTY CLERK E RECORDER'S OFFICE. LOT DATA TABLE
ACKNOWLEDGEMENT:
ME INTERESTS OF THE UNDERSIGNED LIEN HOLDER N THE PROPER'Y PUTTED HEREBY
ARE SUBORDINATED TO SUCH FEE SIMPLE DEDICAT7O6 AND CIUVTS Of EASEMENTS TO
THE CITY OF WESTMINSTER AS ARE OEPICTED OR REFERENCED HEREON.
COMPANY: MEGASTAR FINANCIAL AFFILIATES, AN ARKANSAS CORPORAION
By.___ GEE:
MECASTAR FINICAL NTLA'ES, AN ARKANSAS CORPORATION
APO YCARTEJR 0 HILL NOTARY:
STATE OF
)SS
COUNTY OF
ME FOREGOIVC INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS _- DAY OF 2014,
BY _ AS-.�_____-.-0
MEGASTAR FINANCIAL AFFLIATES AN ARKANSAS CORPORATION
WITNESS MY HAND AND SEAL
MY COMwSS1014 EXPIRES
THE FOREGCNG L45TRUWENT WAS ACKNOWLEDGED BEFORE ME THIS
-DAY OF AD 20__ B/W'RIESS W HAND
AND OFIICML SEAL. MY COM6SSON EXPIRES.
IPARCEL NAME E FEET, ACRES
I LOT 1 _ 16453 0.378
LOT 2 17081 0.392
LOT 3 16959 0.435
LOT 4 22044 0.506
LOT 5 16039 0.366
LOT 6 14410 0.331
LOT 7 17712 0,407
LOT 8 15000 0.344
LOT 9 14968 0.341
'LOT 10 17075 0.392
LOT 11--- 20487 0.470
LOT 12 1 16224 0.372
LOT 13 21261 j 0.5341
wimalm
6.
VICINITY MAP
SCALE `"-500'
CITY CERTIFICATION:
APPROVED THIS _ CAY CF
2014, COUNCIL,
ATTEST
CITY CLERK
COMMUNITY DEVELOPMENT D:RECTOR
DIRECTOR OF PUBLIC WORKS
CASE HISTORY
:VIS -06-07
WS -07-01
WS -14-02
2014 BY THE WHEAT RIDGE Cil'
MAYOR
SURVEYOR'S CERTIFICATE'
I ROBERT J HENNE$SY. A REGISTERED LAND SURVEYOR IN THE STATE OF COLORADO. DO HEREBY
CERTIFY THAT THE "VEY OF QUAIL HOLLOW SUBDIVISION WAS MADE UNDER MY SUPERVISION AND i t
ACCOMPANYING PLAT ACCURATELY AND PROPERLY SNOWS SAID SUBDMVON
ROBERT J HENNESSY, P.L.S. 34580
FOR AND ON BEHALF OF JEHN ENGINEERING, INC.
CLERK AND RECORDER'S CERTIFICATE:
RECEPTION NUMBER
ACCEPTING FOR FILING IN THE OFFICE OF THE CLERK AND RECORDER OF XFFERSON COUNTY, AT GOLDEN COLORADO
ON THIS _- - DAY OF 2014 AT __ - O'CLOCK.
JEFFERSON COUNTY CLERK AND RECORDER
EXHIBIT 3
PAGE. I OF 3
J:\2127\214--020 OUAIL\SLRVFl-\PLAT\214-020 PLAT FINAL NEW LOT CONFIG NEA' TRAC-,&DWG
or RENSION6
w aaawnNw 1>ArE s* �.
OTT mauwi s/15/1N WN WA
N On uLK3 /Jpf14 AAS -.Vns _
3 NXXD N" MOFAT" N Np;CI GAP. W
3EE W83TBI STREET
_ AANA6A CO RWOG
M pml 04MM FAX TADI4174Q1
FINALPLAT
STJ
A SUBDIVISION LOCATED IN THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST 6TH P.M.
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
PAGE 2 OF 3
< R_7 ZONING P_t ZONING ARTHUR A & LINDA CIBBARD R -I ZONING SEEY HEL17' 3
> 'AL4'LE uONtCA O'i001E A & AMY C SMES i LOT 3 JfROME F SCEZNEY /
< F(yUNj REBAR & LOT 2 APPLEWOOO KNOLLS 12TH FLG LOT 4 T I FOUAIL ST.
1 :' ALUMTNtA/ APPtEWOOD KNOLLS 1111. FLG APPLEW000 KNOLLS 72111 RG i REC JFl53257t APPLEWOOD /KNOLLS 12TH FLG �5. 75' t','j/
_- R--�yACS DETAIL
Pt'5 136 REG JF 157327? R -t 20NR+0 REC /F0357`2E � tB LOT 1!
/
RE,- 89077686 ---- 40': F In t_..-____- ___-__��� ���•____-_-. 16!86
a� r,i--------__= sq-
b_-----_--_-�_-_-__ - - _- A. Al S G's' _ v. �', - - -_____ - H1ROPERTIE
S00'30'57'E 432.45'f\_0'30' 7 W
1 10' _ !' E6' _ zt 630.80•
r 1 - - - _ DRAINAGE & / 1 - 155.57' / 1 NO REBAR &
\ , DRAINAGE &E ENT 7R4CT C 1 30.0 1 7 YELLOW' PUAS?IC
\ LR7LITY FASEMEM 100' .
RrC. /2DO61 42621 \ \ \ .. - BY SEf� D�EOAIGITED / 0166 SQ. !T. `�'- i i I POINT OF 459<
NOP305T'M A - I- - - S BBGINNINC
LOT 3
/ \ ]me sq. rr.
1 LOT I \ Mile)
a ` \ 1 2E014 SQ. LOT
I L34�Oj \ 5' SIDE LOT UNE DRMNAC•E & ' 170e1 Si rr.
�'i c <.- I & `+ \ UTILITY EASEMENT TYPICAL _LOT
HATCHING REPRESENTS UNLESS OTHERWISE NOTED) 8y 1 '
7 PORTION OF SENA CULCH HEREBY DEDICATEDByTHIS PUT I (3� 16465 SQ. FT.
�' t `• 1 ACCESS & V"''TENANCE\ 3�0 >
FEMA. i YR + , EASEMENT REC. _ / I I� ! I I ti p$
It000 UNE FOT08269 VACATED By
\� I �
$EPAPA? DOCUMENT RFC. ] 5\ I I 1 1 o
'a � g
3'
,rfo± -- L--------- - h8-¢
'� -Jl. -- �'DO DRAINAGE & UTILITY F
I ' F- 50314'70 N 89260 � \ \� >b � 1 <' _ _ _ _ _p_5 ....S1.SL7 _ _ _ r_ _ SSGG_I- _ � _ _ _ _ASEMENT 97 x,
I -'� \ 1p WATER' EASE 30200 . -- _ _ _ `.
DEDICATED BY HEREBY DEDICATED
SEPARATE DOCUMENT82, Tw15 PLA/ 530'
DIwNACE & ' A -IJ,\ ° REG. IQUAIL COURT _ _ -ROW" UTILITY EASEMENT t '\ 20' SANITARY SEWER+____-__ /-%mERERY DEDIwim �00090'01'E 39660E _ WA`ER UNE EASEMENT ROW NON
REC. 42006142671 1y , a' \ \ EASEMENT OEDICATEO BY ,16.u,E DEDICATED B'r
SCPARAIE DOCUMEAT / /3.9' RICNr-Oi-a•IY/ J93A5
N6.00' I CARATE DOCUMENT._ 1
o. I , , '•i, REC. J�__^__ LOT S t ROW VON.
16039 SQ. FT. ' -' )9346 /� - - CRAINAGE 6 Lmut CASEMEN
FEMA +00 YR 52.79 10000 67.50 J
e I FLOOD LINE 20 - - -" ITi3TCTiTNA7{7; 7'�'PQRTtpY -1 �'^'
OT DETENTION EASEAENT REC.
\ ` 54.58-' 1 I 'EASEMENTADEOIC�ATEO 81' I / 12006142671 I PING WITHIN THE
_ I BOUNDS OF THE QUAIL HOLLOW
I EASEMENT
^ �. SEWER t, p' �+ \ 1 I I R-eCARATE DOCUMENT I ISUBOMSION THAT 15 HEREBY' 1 I �y ma
{ VACATED BY THIS PLAT AND ALSO 1�8 c F
REC /615725 , S' 1� / RE-LEASED E7Y SEPARATE I I r
= I
VACATEDEBr a�7, �, / y / 5' I I (DOCUMENT REC.)_-__-__-_
JMENT 1 11 / /\ `a / _-6• I (SEE NOTE 18)
'¢L•. ,,(T(''''' JA'1 i►� 111 / \ TYPtC.ti' SLOE LOT UNE I I
1 \ / / / DRAINAGE & U71Lm I I tore
T _ g V / 1 t 1 a L` q�
DEDICATEDDBY THIS PUTHERI IS000 SQ. FT. I ! ETA,
o I 20' SANITARY SEWER , 5 , `J` '�-I• t �� NON-STANDARD SIDE I I I (3_3� I ^I 7 60
Z LOT UNE ORNNACE & '1
r 2 EASEMENT D[MGTED BY
b' I SEPARATE OOCUMENI 1 1 a UTILITY EASEMENT I LOT 7 I I I z
PEC /---___---- `y HEREEIY OED:CATEO 1771E SQ. Ft. 1 I 162,66 SQ PT1
/ � LOT B THIS I
L ezlsj'6�'CT sQ�rr. 1,1 Iu1sQ. 1'r. I I I I 1 I
I! --- -- i-- --, -�
.161 SANITARY SEWER 5 1 ^\ 1 I \r-[,-
- - - - - ypQ�OLL 4&
p I u
BOOK 1616 \ b2 1 I 20i I
PACE ISO / w.. J. 3 -
I I A1� SANITARY SEWER
u / EASEMENT ,1 \` y Ya i 1 ( I I "20EASEMENT DECIMATE 9v / 8-'y
w I I REC. /84/19721 \ = W ry '$ I I - - 1 I SEPARATE DOCUMENT /
VACATED B1' J _J ! r
s m I I SEPARATE ` 5 W o - .Ir - - M -7r- - - i LOT 10
I �i BEC. /_______ #
FEMA toe YR 4 SI,2C3 W K 1 .7a g
T - - - if& _50- - - r _ - In 17075 SQ. FT. 1 1
i m Poi FLOOD LINE
REM
DOCUMENT v
I 1/9051 TRA[T !'
zoz�s sv. 1'r. 30' D6�Ir
pEDICATEO PRA l
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_ L Y1F•a,' , a �!- ... AI Rcr »�r F1TY 1a>aTI CASEMENT3191'7' _ 630.80'--
_
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F JND REBAA &
YELLOW PLASTK.
BLOCK 23
PLS 17869
BROOKSIDE
CAP
REC J850051CA
CONTROL POINT 18309
n
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NORTM-703080.!7
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OW, INKµ SEAL: 1'- 30' HO%I
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i
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C•TY OF WHEAT RIDGE:
1
SECTION 28
DATUV
O
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CONTROL POINT 18309
n
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NORTM-703080.!7
ri
MO`0MENT RECORDS OV
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C7
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COMMINCKMENT
54.46'
i
R- • ZONING
LEGEND
CURVE TABLE
SET JSX24- REBAR
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OaTA
CNM 6EARNG
Of= WOO
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2166'
54.50'
02152'15
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2141'
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30.39'
54.46'
03176'35'
N41'31'06'9
3080'
C3
61 IT
54.50'
06504'3-'
SO978'29-W
36.62,
C4
50.91'
54.50' 053'32'54'
S10'40'34'9
49.10
C5
6565
54.50'
069111'01'
S5036'231
61.75'
06
19.01'
54.50'
019VIS'
S4776'38 -W
1892*
C)
251.51'
54.50'
26476'48-
547106'30'9
6072'
GO
11.05'
7.50'
06476.18'
N427Y30'W
1006'
co
19.65
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09090'00'
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19.61
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17.66'
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10.85'
756'
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9.91
C12
89.82'
54.50
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50.00
C13
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69.05
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154.61'
54.50'
17303'06'
5657!'26'9
106.80
CIS
29.79'
99.97
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29.68'
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54.18'
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53.69'
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54.62'
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$6013'281
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7.19'
C21
521
12.30'
03711 2'
53103431
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C22
0&13'
174.50 019w'35'
58035'271
59.63'
C23
26.35'
75.50'
01979'54'
560'43'061
26.27
R- • ZONING
LEGEND
I
SET JSX24- REBAR
FENCES
BLOCK 23
BROOKSIDE
AND I * YELLOW
CITY OF WHEAT
G)
PLASTIC CAP
LAT UNE
PLS 345W
I
MONUMENT RECORDS ON
EASEMENT LINE
6
FOUND MONUMENT
ROAD CENTER LINE
AS DESCRIBED
SECTION UNC
CE -r4. AIONUIIEMATITN 70 8E
SET PER CITY STANDARDS _
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UNE
FOUND SECTION
FEMA 100YR FLOOOPL t N
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(1
ADDRESS ASSIGNED
I
BY CITY
R- • ZONING
ROW MON I
RAI PH J & DEBORAH A PERRI
19347
BLOCK 23
BROOKSIDE
WEST 1/4 CoRNEa
CITY OF WHEAT
REC /95005204
SECTION 28
FOUND 3IBRASS ASS CAPa
RIDGE DATUM
C NROL PONT
IN RANGE BOX MATCHESVj
MONUMENT RECORDS ON
"TH. 1030-9.56
nLF. O--10576p.7j
PAGE 2 OF 3
FINAL PLAT
HOLLOW St_l
A SUBDIVISION LOCATED IN THE SOUTHWEST 1/4 OF THE NORTHWEST 1/4 SECTION 28, TOWNSHIP 3 SOUTH, RANGE 69 WEST 6TH P.M.
CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO
PAGE 3 OF 3
L'RI"..7:N 5('ALC, 7'• .f0' MOWL
1/4 CORNER
CITY Of 9RIU- ROUGE
tCENTER
SECTION 28
JEFFERSON COUNTY SCHOOL DIST R1 I I WILFRED M SUWI
O FOUND 1.25" ORASS CAP
3400 PIERSON ST L iV i 6 W 33RD A0CR
T. IN RANGE BOX MATCHES
BRO077St0E SUBDIVISION SI
'.,
2'j MONUMENT RECORDS ON
gRE SU90ASION
REC 1!9660161 I94072lOS 94072106
4072 t C6Ii
I' F;LE. POINT OF
COMMENCEMENT
I
54.50'
02452'13'
N1306'12'W
23.42'
C2
30.39'
O
QUAIL STREET
015615'
/6XLS77NG 30' iiG-OF-BAYI
30.07
(9344
61.97
tiG?r45'W
06594'34'
500927,459E 309.98' 043 - 79.5 '- 46' - 11113
------�---
15;39 - 00.[11 - - 1 C. 50'2x45
5094'
7- w'
AINAGE EASEMENT
I
053'32'54'
47 REC.//0021714
49.17
TOEVACATED.
TERMINATED. AND !
65.65'
09.
T
069.'01'
EXnNGUISHED EY -f
' �
61.75'
RECORDING OF TN,S
I
�
19.01'
-
I LOT 12r. -D �
01919,13'
BOTH EASEMENTS 16224 SQ. Pf.
VACATED BY SEPARATE I (AOAETL.VG ADDA&SSI1 i� p(�
16.92'
DOCUMENTAAA i
s v1
Nip
REC. 1 100* UT!L;TY At 7N �!
N ^
\L*l
REC/_- DRNNAGE Y' 1J n
60.72'
-_____-.__
+qz
25261 SQ.tor 7 FT. I REC. 120! 2095810
rc UZ -
•
I
I 1K
RIGH --OF-WAr 1 .
f. '
EASEMENT -
I r
Z
I REC. /2072093809 - "- - - -�
4;' -C22 .00 I
�
i
i
;7M)TS OF 100 / .a 2 1
YR. FLOODWAY / (4p 4
REC. 180021761 I 7%' L�� LR F of 1DD
vR rLCOOWAr 46'
17.66'
¢a
DRAINAGE AND Sj / ~ !�}y Ri C. /80.:23714
IIA.
43.7ti
EASEMENT/
0970700'
HEREBr DEDICATED r 1VY \L � 23;%1' " I
HEREY
3
17.66'
�1'fa]'
BY THIS PLAT I 5.75,'�'o�>1t�
1062'
�__� -yr--____ __ "' S7!_ -i F; - ___-_-_ _
EXISTING -10'-
--____________
7 50[5[997,[
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7
tS0.9i'Utt 77 NT - SM•30'57t 79.06' - :596'�r125.5C. •t•. -y r
_ 63,26'- - _ _ _ _95 2E'- _ - _` _ _ .92 77' _ _ _S.-2ffi'-r++ - 45.74' 56:.06
3.76 "i ( POUND RfBAR h
TP.Al7 f, 'tOP 1 1 rELLOW PLASTIC CAP
/ �a4a8 9Q.LR. 1 0,5 I
g I 17081 Sp FT.
6466 SQ. rP. 9�' T 094
HEFT 2 BEGINNING
54.57
094-25'40'
L'RI"..7:N 5('ALC, 7'• .f0' MOWL
1/4 CORNER
CITY Of 9RIU- ROUGE
tCENTER
SECTION 28
DATUM
O FOUND 1.25" ORASS CAP
CONTROL POINT 16309
T. IN RANGE BOX MATCHES
'WrH-707060.17
2'j MONUMENT RECORDS ON
EA51.107aa4.18
I' F;LE. POINT OF
COMMENCEMENT
I
54.50'
I
WEST 1/4 CORNER CITY Of WHEAT
SECTION 28 R10GE DATUM
FOUND 3.25' BRASS CAP CONTROL POINT
INRANGE BOX MAT".E5 16209
AIONl7MfNT RECORDS ON NORTH -703049.56
T. 105260.72
FILE. C
1.\212.'\2t4.-020 WAIL\5URVEY\P7.AT\214-020 PLAT r7N7u. NEW LOT C10NFWC NEW TRACTS DWC WEST 1/4 CORNER
PAGE. 3 Of 3
LEGEND
SET /57721' REBAR
FENCES
EMS TABLE
AND 1' YELLOW
CLINK / UMI. RADIA
DELTA
CHORD BEARK
CHORD LENCTN
C1
23.66'
54.50'
02452'13'
N1306'12'W
23.42'
C2
30.39'
54.46'
015615'
.41'31'06'11
30.07
C3
61.97
51.57
06594'34'
5895119'111
56.62'
C4
5094'
54.50'
053'32'54'
S174O'WW
49.17
Cs
65.65'
54.57
069.'01'
S50'36'23%
61.75'
G6
19.01'
54.57
01919,13'
S47'26'36'W
16.92'
C7
25134'
54.50'
26476'411'
54706'30'110
60.72'
Ca
71.05'
7.50'
0841548'
N4253.30 -W
70.06'
C9
19.63'
12. S7
09000'00'
S45 -10.06-E
17.66'
CIO
IIA.
1157
0970700'
N4419'54'E
17.66'
C11
1062'
736'
06217'00'
S49106'321
9.94'
C12
a9.82'
54.57
094-25'40'
N54'49'WW
60.00'
C13
74.76'
54.57
07677*09'
53.3819'.
69.05
C14
164.61'
545W
17303'06'
56551'21'.
'0680'
C15
29.79'
99.97'
077,01123'
N7916'O7'W
29.66'
C16
54.71'
150.07 OW4150'
N6006'50'W
53.69'
C17
2039
51.62'
021'272]'
N5719'51'0
2026'
CIO
39.32'
Ita 50' 01900'3'
Sa013'2a$
3974'
CIO
4159'
126.50'
019'44'33'
517359259E
43.37'
C20
7.29'
1150'
03315'11'
N321r31'E
7.19'
C21
Q23'
12.57
03743'42'
531074]'[
1.01'
C22
60.13'
174.50'
D19'44'3S'
SW35.27-1
59.83'
C23
26.17,
75.50'
01959'54'
S8743'O6'E
26.22'
PAGE. 3 Of 3
LEGEND
SET /57721' REBAR
FENCES
AND 1' YELLOW
--
OO
PLASTIC GAP
LAT UNE
PLS 34560
F/SEMENT 1111E
FOUND MONUMENT
AS DESCRIBED
ROAD CENTER UNE
- -
E -F MONUMENTATION TO BE
-
SECTION LINE
SET PER CM STANDARDS
-�
AND C.R.S. 38-51-105
RDLINOARY L6K_
SUBSECTION 4
RIGHT -0F -WAY UNE
- _ _ _ - - - -
a
FOUND SECTION
CORNER AS
DESCRIBED HEREON
(,3 f
ADDRESS ASSIGNED
BY Cm
PAGE. 3 Of 3
WILSON
COMMUNITY DEVELOPMENT
October 10 2014
Mr. Joshua Botts
Community Development Department
City of Wheat Ridge
Re: Administrative Variance Request; Lot 12 Quail Hollow Subdivision
Dear Mr Botts,
On behalf of Quail Hollow Patio Homes, LLC, Owner of the subject property, I'm pleased to
submit this request for the approval of a side yard setback for a portion of the subject
property. This request is described in more detail, below.
In addition to this cover letter and the following explanation and justification of the
Variance request I have also attached an executed Land Use Application, and Variance
Submittal checklist. A check for the $200 application/processing fee is also included.
Background:
The City has recently approved the Quail Hollow Subdivision. To accommodate certain pre-
existing site conditions, the ROW for the extension of 33rd Avenue to the west from its
intersection with Quail Street, 'swings' to the North. This curve in the ROW for 33rd
impinges on or effectively narrows the rear (west) portion of Lot 12, which is otherwise a
well -sized lot, fully meeting City standards for a lot in the R-1 District.
The reduction in lot width toward the rear of the lot is compounded by Lot 12 being a
corner lot and therefor subject to a large 30' setback for both the front (Quail St) and side
(33rd).
The home planned for construction on Lot 12 extends into the 30' side yard setback
adjacent to the 33rd Avenue ROW at only the southwest, rear corner of the home, and for
less than 1 foot. Another corner near the rear of the home meets the setback but is less
than 1 foot from also being within the 30' side yard setback. Although the home's footprint
could be'flipped' side to side and meet the 30' side yard setback, that would then place the
home's garage on this home's south east corner, the side nearest the Quail St/33rd Avenue
intersection.
Request:
THE OWNER REQUESTS THAT THE EXISTING 30' SIDE YARD SETBACK APPLYING TO
THE FRONTAGE OF LOT 12 ON 33RD AVENUE BE REDUCED TO 27'(A REDUCTION OF
XOR 10%) FOR ONLY A PORTION OF LOT 13. THE FRONT, REAR AND SIDEYARD
SETBACKS ON THE NORTH WOULD REMAIN IN EFFECT AS ESTABLISHED BY CITY
REGULATIONS.
162-S. Corona St. - Denver, CO 80209
(303) 345-5019 - Email: wilsoncd@gwest.net
THE REDUCED SETBACK WOULD APPLY ONLY TO THAT PORTION OF LOT 12 WHERE
THE NORTH ROW OF 33RD AVENUE IS NORTH OF THE LINE WHERE THE NORTH ROW
OF 33RD INTERSECTS WITH THE ROW OF QUAIL STREET, AND SHALL APPLY TO ONLY
THE PRINCIPAL RESIDENTIAL STRUCTURE.
The requested variance is slightly larger than the minimum absolutely necessary to build
the home on this lot as intended. The 'extra' is only to provide approximately 1' more to
'work with' than the absolute minimum, primarily to avoid a situation where a very small
mistake in staking the home in the field would require another variance request to address.
justification:
Maintaining the garage and driveway access to Quail Street on the north side of Lot 12 is a
safer condition than the driveway being on the south side of the lot, nearer the Quail/33rd
intersection. This placement of the home also has a significant aesthetic benefit to the
community by placing the 'living side' of the home to the south side of Lot 12, adjacent to
33rd Street, where it is the most visible part of the home for persons traveling north bound
on Quail, and/or west bound on 33rd.
Response to Variance Review Criteria:
1. Re "...return in use ... or income..."
No relief sought using this criteria.
2. Re ..."no alteration of essential character of locality..."
It is clear that this minor reduction in a large 30' setback fronting a minor public street will
not alter the essential character of the community.
3. Re Effect on, "...substantial investment..."
Granting the requested minor variance will result in a safer condition, and will improve the
street appeal and entry into a new community of high value homes, therefor helping to
achieve a level of quality and value not possible without this variance.
4. Re hardship resulting from, "...physical surrounding, shape or
topographical condition..."
Although this is a new subdivision it is on an infill site and therefor subject to a number of
constraints that limit the design of the subdivision. A unique combination of City
regulations and site conditions resulted Lot 12 being designed as it is, and these pre-
existing conditions are particular and unique to this site and were not created by the
owner.
5. Re "...unique hardship ... not created by person having an interest in the
property..."
See response to #4, above.
6. Re "...(action) detrimental to public welfare ... or substantially diminishing
or impairing property values..."
Granting this minor variance will in no way be detrimental to the public welfare ... in fact it
will result in a safer condition by placing a driveway to the north side of the site, where
there is a reduced chance of conflict between the use of driveway and traffic using the
Quail/33rd intersection. This requested variance affects the placement of the home
relatively to only the ROW of 33rd Street; City setbacks relative to adjacent properties
remain unchanged and no property values will be diminished. This variance results in a
more aesthetically pleasing, higher quality construction, enhancing neighborhood property
values.
7. Re "...unique circumstances in neighborhood ... not unique to this
property..."
Existing property ownership patterns in the neighborhood, i.e., the location and extent of
pre-existing property boundaries affected both the design and placement of the extension
of 33rd adjacent to Lot 12, and the location and dimensions and location of Lot 12 itself.
These neighborhood conditions resulted in the final design for Lot 12 and the need to
request a small variance affecting only a small portion of Lot 12.
8. RE "...accommodation of person with disabilities... -
No relief sought under this criteria.
9. Re "...substantial compliance with applicable standards..."
The Quail Hollow Subdivision, of which this lot is a part, has already been found to be in
substantial compliance with applicable City standards, and that finding will not be altered
in any significant way by this minor variance request.
Thank you for your guidance in the preparation of the required material. Please do not
hesitate to contact me if you have any questions or need additional information.
Regards,
Steve Wilson
Meredith Reckert
From: Steve Wilson <wilsoncd@q.com>
Sent: Tuesday, September 30, 2014 1:37 PM
To: Meredith Reckert
Cc: Bill Lyons; Mike Thomas
Subject: Qauil Hollow Lot 12 admin variance
Attachments: Quail Hollow Lot 12().pdf
Follow Up Flag:
Flag Status:
Follow up
Flagged
Meredith
Per your request I have sent the sketch showing the placement of a home on this lot.
As you can see we miss the 30' side yard (corner lot) setback by just .8 ft. at the rear corner of the house, because of the
curvature of the new 33rd street.
We are sending you this to see if staff would consider an administrative variance of the required 30' side yard of say ... no more
more than 5-10%?
While it's true that this is a new subdivision and that theoretically, we could have designed it to avoid this issue we were
actually constrained by a number of factors including a requirement of the Hill's that this lot be platted at the minimum width
allowed to preserve as much space between this lot and their existing home. Additionally, we have the unique circumstance
of 33rd curving into rear portion of the lot. That fact, coupled with the City's unique requirement that corner lots utilize the
same setback for front and side yards for corner lots, has put us in this position.
Honestly, we could 'flip' or'mirror" the house plan and meet the existing setbacks. But this puts the garage on the SE corner
of the house, facing the beautiful entrance to Quail Hollow. While this works for meeting setbacks, I hate garages blocking the
south (solar gain) side of homes. Bill Lyon's view is that he strongly prefers having the 'living side' of a home at the
landscaped entry to this new, high-end community instead of a garage and concrete driveway facing people as they turn into
the community.
Finally, the setback relief we are seeking wouldn't even need to apply to the entire lot frontage alone 33rd. It's only 1 or 2
corners along the curve of 33rd that are affected... probably less than 1-2% of the home's footprint. Another alternative would
be to allow us to move the house 1-2 feet to the north, preserving the full 30' along the entire curve of 33rd.
We're happy to meet with you to further discuss. Thanks for your attention to this matter.
Best,
Steve Wilson
303 345 5019