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Home My WebLink AboutWA-16-03City of Wheat Rids ge COMMUNITY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 29" Ave April 1, 2016 Dillon Hall Quail Hollow Patio Homes 6143 S. Willow Dr., Ste. 300 Greenwood Village, CO 80111 Re: Case No. WA -16-03 Dear Mr. Hall: Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857 Please be advised that your request for a 1.25% Variance for a one -family dwelling in the Residential -One (R-1) zone district resulting in a 26.25% building coverage for property located at 3355 Quail Court has been approved. Enclosed is a copy of the Approval of Variance. Please note that all variance requests automatically expire within 180 days (September 27, 2016) of the date it was granted unless a building permit for the variance has been obtained within such period of time. You are now welcome to apply for a building permit to construct the addition. Please feel free to be in touch with any further questions. Sincerely, Tammy Odean Administrative Assistant Enclosure: Approval of Variance and Staff Report Cc: WA -16-03 (case file) WA1603.doc www.ci.wheatridge.co.us City of Wheat J ge COMMUNITY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 29`h Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2846 F: 303.235.2857 Approval of Variance WHEREAS, an application for a Variance was submitted for the property located at 3355 Quail court referenced as Case No. WA-16-03/Quail Hollow; and WHEREAS, City staff found basis for approval of the variance, relying on criteria listed in Sections 26- 115 of the Wheat Ridge Code of Laws and on information submitted in the case file; and WHEREAS, the Community Development Department has provided notified and posting pursuant to Section 26-109 of the Wheat Ridge Code of Laws; and WHEREAS, there were no registered objections regarding the application; NOW THEREFORE, be it hereby resolved that a 1.25% lot coverage variance is granted for the property located at 3355 Quail Court based on the following findings of fact: 1. The variance request would not alter the essential character of the subdivision. 2. The request would not be detrimental or injurious to the public welfare. 3. The variation of the front fagade will create interest and uniqueness expected in a custom home development and the interior of the home will have the similar design features as the other homes in the subdivision. 4. The variance will accommodate the new owners who have physical challenges. With the following condition: The home is bunt in compliance with the site plan and architecture included in the report. Development Director www.ci.wheatridge.co.0 s ... City of eat jidge CITY OF W=RIDGEPLANNING DIVIS TO: Community Development Director DATE: March 30, 2016 CASE MANAGER: Meredith Reckert CASE NO. & NAME: WA-16-03/Quail Hollow ACTION REQUESTED: Approval of a 1.25 % lot coverage variance in the R-1 zone district LOCATION OF REQUEST: 3355 Quail Court APPLICANT/OWNER: Dillon Hall for Quail Hollow Patio Homes, LLC APPROXIMATE AREA: 15,000 square feet PRESENT ZONING: Residential -One (R-1) PRESENT LAND USE: Vacant ENTER INTO RECORD: (X) CASE FILE & PACKET MATERIALS (X) ZONING ORDINANCE Case No. WA -16-0 3/Quail Hollow Patio Homes JURISDICTION: All notification and posting requirements have been met; therefore, there is jurisdiction to make a determination regarding this request. I. REQUEST The applicant is requesting approval of a variance to the maximum building coverage of 25% in the Residential -One (R-1) zone district. The purpose of the variance is to allow construction of a custom home at 3355 Quail Court. (Exhibit 1, Aerial Photo) Section 26-115.0 (Variances and Waivers) of the Wheat Ridge City Code allows that the Director of Community Development (Director) may grant administrative variances from the strict application of the zoning district development standards. Administrative variances are allowed for up to 50% of the development standard. II. CASE ANALYSIS Property description/history The subject property is located on the west side of Quail Court and north of W. 33rd Avenue. It is located in the Quail Hollow Subdivision which was platted in 2014 and contains twelve lots. Lot sizes in the subdivision vary from 15,000 square feet (subject site) to over 22,000 square feet. Zoning for the subdivision is Residential -One (R-1), a zone district established to provide high quality, safe, quiet and stable low density residential neighborhoods. (Exhibit 2, Subdivision Plat) Five of the twelve lots are currently being developed with large custom homes. Homes in the subdivision have footprints of at least 3500 square feet and are valued in the $1,000,000 price range. (Exhibit 3, Site Photos) The applicant wishes to construct a new single family residence on Lot 8, which will be addressed as 3355 Quail Court. The R-1 zone district allows maximum lot coverage of 25%. Based on the lot size of 15,000, a total of 3750 square feet of structure may cover the lot. The application is proposing a home with a 3937 square foot building footprint which is 147 square feet above the allowed maximum or a 1.2% variance for 26.2% lot coverage. (Exhibit 4, Site Plan) The proposed home will be a single -story, ranch style designed to meet the needs of the homeowners. All other requirements of the R-1 zone district have been met including setbacks and building height. The applicant has indicated that this particular home design has a three -car side -loaded garage which requires more interior space than a front loaded garage. (Exhibit 5, Fagade Architecture) In addition, the buyers are an older couple who specifically want a ranch -style home with fewer stairs, requiring a slightly larger footprint. Adjacent zoning and land use Case No. WA-16-03/Quail Hollow Patio Homes 2 Properties directly surrounding the subject site are all located within the Quail Hollow Subdivision, and are zoned R-1. Of the twelve lots in the development, two are completed and three are under construction. In the broader context beyond the subdivision boundaries, surrounding land uses include the Applewood Baptist Church parking lot to the south. Vacant property abuts the subdivision to the west. Lena Gulch and its regulatory floodplain abut the property on the north and single family homes are located on Quail Street to the east. All of the properties adjacent to the Quail Hollow subdivisions are zoned R-1. Public Notice Response During the 10 -day noticing period, no written comments were received in regard to the lot coverage variance. III. VARIANCE CRITERIA The Director of Community Development shall base his decision in consideration of the extent to which the applicant demonstrates that the 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. Staff provides the following review and analysis (Exhibit 6, Applicant Letter) 1. The property in question would not yield a reasonable return in use, service or income if permitted to be used only under the conditions allowed by regulation for the district in which it is located. If the request were denied the property would continue to yield a reasonable return in use. The property is currently vacant however a conforming structure could be built on the lot which meets all development standards. Staff finds this criterion has not been met. 2. The variance would not alter the essential character of the locality. If the request were granted, the character of the locality would not be altered. The proposed house is consistent with the size and style of the other houses in the Quail Hollow Subdivision. Variation of the front fagade will create interest and uniqueness expected in a custom home development. The slight increase in building coverage will not be discernable. 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 which would be possible without the variance. However, the alternate fagade design and garage Case No. WA-16-03/Quail Hollow Patio Homes layout could not be used and the house would likely have to be multi -story which would not meet the needs of the buyers. 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 property has a typical rectangular shape and is relatively flat. The size of the property, however, has created a unique hardship. This is the smallest lot in the subdivision and while the developer is proposing a modified front facade design due to the side -loaded garage, he still wants to maintain the same ambiance of the other homes in the development. All of the homes in the subdivision have design features expected of a home in this price range. Those features include a spacious master suite with two walk-in closets, three car garages, and generous outdoor living space. Other lots in the subdivision less efficient lot configurations and as a result are larger in lots rea. These larger lot areas allows for the larger building footprint that is being requested for this lot. 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. The hardship has been self- created in that a smaller home could be built on the property. 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. Granting of the variance would not negatively impact street congestion, fire danger or the public safety. The slight increase in lot coverage will not impair Case No. WA-16-03/Quail Hollow Patio Homes 4 adequate light or air to adjacent properties. The request will not have a negative effect on property values. Staff finds this criterion has been met. 7. The unusual circumstances or conditions necessitating the variance request are present in the neighborhood and are not unique to the property. This is the smallest lot in the subdivision which limits the amount of building coverage. Other homes in the subdivision have lot coverages of 18% to 22.5% but are on substantially larger lots. Staff finds this criterion has not been met. 8. Granting of the variance would result in a reasonable accommodation of a person with disabilities. Granting of the variance would result in a reasonable accommodation of a person with physical challenges. The buyer is an older couple who wants a single -level ranch -style home, which will be more accommodating than a multi -story home. Staff finds this criterion has been met. 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 family home construction. Staff finds this criterion is not applicable. IV. STAFF CONCLUSIONS AND RECOMMENDATIONS Having found the application for the variance for the lot coverage variance in compliance with the majority of the applicable review criteria, staff recommends approval of the 1.2% lot coverage variance from the 25% maximum coverage standard in the R-1 zone district. Staff recommends approval for the following reasons: 1. The variance request would not alter the essential character of the subdivision. 2. The request would not be detrimental or injurious to the public welfare. 3. The variation of the front fagade will create interest and uniqueness expected in a custom home development and the interior of the home will have the similar design features as the other homes in the subdivision. 4. The variance will accommodate the new owners who have physical challenges. With the following condition: Case No. WA -1 b-03/Quail Hollow Patio Homes The home is built in compliance with the site plan and architecture included in the report. Case No. WA-16-03/Quail Hollow Patio Homes Exhibit 1 - Aerial Photo Exhibit 2 — Plat Sheet (NAIL HOLLOW SUBDIVISION A SUBDIVISION LOCATED 1N THE SOUTHWEST 1/1 OF THE NOR'CHWFBT 1/1 SECTION X TOWNSHM 3 SOUTH, RANGE 69 WE6TH P.M. CM- OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO ST PAGE Z OF 3 str pMw Z.-- - ..,nlr..:m ,n .u. f.i�,r R 1; roF O6AP. R7, . -4-------IPL.....,....a w. -N uiOi.+Iwu yuu .w.v vt�w.fw:-' _ rw --J1---' .rasa WrAU! .s.. ...,... rr _u.. ---R/WI'W.--- 'QI'_Y't__-- � ----fir'_'^"_.___ ______ lR0.Q� -- , -"`- ■ -wrG � �----��,/,w,r,-••------T ts..�.er.. j ` • Rot.o�.. \\ \ RM 1I — I IL ! r1M M R. I le I ,,: t^�`` I y � Iii l L7 �.{ l — — 7MNl,iZ \ •1 — — — _ L .- _ I !_ _ _ _ _ — _ — _ _ —�- I I �` M♦ \ rmb m.R I 1 I � q R4C' R \ .� fr w r+... • twu q R. ! 1 3I �i 4tl•� T I \' .w"wva s..'o'.w...i.. ,nm —4 fit i II 0 � . w.o.a \ elsl orrm ► -�r t. I / .rR, w rt. � I � � I €�t � --- r. ', e� er. r___ _ - � 1'+-wnit'Grr i•_ .-- r.- _� �, I �7� 5 � rww M R 7 I i -._ � �� ^ ``• _ 1 ( �"..': Lam"' I I I I� fM. i \\ i �� s"�-'ei? tt E �- • lowst ^z x,11 t� \ - mWm•rt lSi fl WnI rt it I u `/� / fae..u��"„• y1 `11;% - J - - - -rr- J I Is,`- �yF ! 000 M R. 1 � m ' � 5• IMt y R. - � -i.. �. w.,.ti nfe.ev ' � yTt wmcfi` 1 la°I°.ie: �• � t n... n,.. M^• �. Otf.w.. T. ,.Y .M•'lV'1111!n."� 1 .qa Ta.'Y♦ Subject site Case No. WA-16-03/Quail Hollow Patio Homes 8 Exhibit 3 — Site photos Case No. WA-16-03/Quail Hollow Patio Homes Subject property behind posting sign Home to the north with front -load garage Home across the cul-de-sac withl •. front load garage a f Case No. WA-16-03/Quail Hollow Patio Homes 10 E:tExhibil:4— Site Plan PLOT PLAN Case No. WA-16-03/Quail Hollow Patio Homes 1 1 Exhibit 5 - Facade Architecture %• �sr. AM ❑❑❑❑®CDCI� DODO y IE61 r EF /A! ON FfsAt FiEJ�n�, Case No. WA-16-03/Quail Hollow Patio Homes 12 Exhibit 6 — Applicant letter February 25 , 2016 Meredith Reckert Wheat Ridge planning Dept 7500 W. 29`' Avenue Wheat Ridge, Colorado 80033 RE: Quail Hollow tot 8 Variance Request Dear Meredith, The purpose of this letter is to request a variance for the maximum lot coverage for Lot 8 at Quail Hollow. When preparing the attached plot plan, the surveyor did not include the front porch or rear patio areas in the lot coverage calculation, as this is not a common practice in other municipalities. As a result, the lot coverage calculation came in at 23.2%. When these areas were later added in, it was determined that the lot coverage exceeded the City of Wheat Ridge maximum by 1.25%, or 187 SF, which represents a little over half of the rear patio square footage, It is important to note that the average lot size in the Quail Hollow subdivision is 17,230 square feet, while Lot 8 Is only 15,000 square feet. Only 2 of the 12 lots at Quail Hollow are Similar in size to Lot 8, limiting the lot coverage thal can be allowed on them. Of the 4 lots that have been permitted through the city thus far, the average lot coverage of all 4 is only 21.5%, which is well below the city's maximum. Therefore, we are requesting a variance for this minor infraction of the maximum lot coverage for the home proposed to be built on Lot 8. It is our intention to explain why this variance is necessary, and to demonstrate that a majority of the City's variance review criteria have been met. The Quail Hollow subdivision offers beautiful, semi -custom homes to potential buyers at a price point around one million dollars. As such, our buyers expect their homes to have a high level of individuality and uniqueness. A majority of these buyers are empty -nesters, looking to move into larger homes with more storage, but built on smaller lots. Although there are multiple floor plans available in this subdivision, each with a few unique elevations, there is one floor plan that has been more popular than the rest_ Variation with this plan can only be accomplished by alternating the elevations, but this could conflict with the desire for and expectation of a semi -custom home community. Therefore, an alternative configuration of the most popular floor plan has been offered to the buyers of Lot 8 to enhance the custom look of the neighborhood. More specifically, a 3 -car side load garage option has been designed for this lot, but with this new design the square footage of the garage increased, resulting in greater lot coverage than the maximum allowed. Due to the minor nature of the infringement on the City's maximum allowable lot coverage, we are confident that granting this variance would not alter the essential character of the neighborhood in any way. Additionally, the variance being requested would not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood. Due to the large adjacent lots, the additional 1.5% of lot coverage on Lot 8 will neither impair the appropriate use or development of these lots, nor will it impair the adequate supply of light and air to adjacent property. in fact, allowing this variance, and in tum allowing the proposed home to be built on this lot, will preserve and protect the Case No. WA-16-03/Quail Hollow Patio Homes 13 property values of the homes within the surrounding neighborhood by maintaining the custom look and feel that was intended for and is expected of Quail Hollow. The developer is proposing a substantial investment in the home proposed to be built on Lot 8 at Quail Hollow. Should the request for this variance be denied, this investment would not be possible, and the overall community would be negatively impacted Additionally, as Lot 8 is the 2"° smallest lot in this development, the particular physical shape and size of the property presents a unique challenge to the developer to provide as desirable of a home as can be fit onto the majority of the other lots. Thus, the approval of this variance will not only accomplish each of the objectives stated above, but it will also ensure that the maximum potential for this community will be realized. We appreciate your review and consideration of this variance request. It is our desire to provide the highest quality homes in the most attractive community possible. It is with your help that we can accomplish this goal. Should you have any questions regarding this request, please reach out to us directly at 720-488-1600. We look forward to your approval. Sincerely, Quail Hollow Patio Homes, LLC Case No. WA-16-03/Quail Hollow Patio Homes 14 City of /"A Wheat idge MMUN1Ty 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 March 2, 2016 Dear Property Owner: This is to inform you of Case No. WA -16-03, a request for a 1.25% Variance for lot coverage of 26.25% from 25% for property zoned Residential -1 (R-1) located at 3355 Quail Court. 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 March 11, 2016. Thank you. WA 1603.doc www.ci.wheatridge.co.us Site Plan A request for a 1.25% Variance for lot coverage of 26.25% from 25% for property zoned Residential -One (R-1) located at 3355 Quail Court. 19v r.aay 0 -1 WUcli I Am Bend along line to I I Use Avery® Template 5160® 1 Feed Paper expose Pop-up Edge*'" j a AVERY® 51600 tiquettes faciles 3 peler tilisez le gabarit AVERY® 51600 i QUAIL HOLLOW PATIO HOMES LLC 6143 S WILLOW DR #300 GREENWOOD VILLAGE CO 80111 I 9b68 AN `05LIFA aullaul M auUnld I60I TT'T�_ 7fOZ10iig'N asmo-I aauziV < k� U �F v . Sens de Repliez i la hachure afin de chargement r6veler le retard Pop-upmc j IOZ08 07 `.Tanc.aQ 8j7J71717 XoU Ind Iuau.iO&UPW Allodoid aln;)V 1uapis3.1d `ul'II?.AA Ma.TpuV www.aVerVcom 44 M i S x 3 N(00 1 -800 -GO -AVERY ) C 9/ i 1S, o c) o i v1 = 2509 4t7 / , , 7- I/ 6ov- 1) (3 e-ov Address: 3 3 5 -/' ' � ` X 'J" � , ' Zoning: Lot Size: (S . n; U Q sq. ft. Lot Width: Property in the flood plain? ., Ifes ft. Y ,add surveying condition FLD. Type of project (applicable survey conditions in parenthesis): ❑ Accessory ISP, ILC or site plan none ❑ Addition ILC and site plan if w/in 2' of setback or in New ILC and site plan yes (FND) Maximum Lot Coverage: 5 Existing Improvements: House: sq ft Shed: sq. ft. Detached garage: sq ft. Other: sq. ft. Total Existing sq. ft Lot Coverage % Rev. 06/2014 if in floodplain (FLD) if in floodplain (FLD) if Win 2' of setback (NRS) ifln flOodnlSlin /Vi T\ S Q sq. ft. Proposed Improvements: o\° House/addition: s Shed: sq. Detached Garage: sq • ft Other: sq• ft. r�- sq. ft. n� Proposed+Existing Lot Cover,- sq. ft J Required Setbacks: FR30 S,/!(-, S S o=� R --s _ Provided Setbacks: FR 3(o, S � � :, g S 1 2 R ---_ For additions or new construction, is the structure within 2 feet of minimum setbacks? sur Mari ft. _ ^_.__.__ If yes, add veying condition FND. mum Height: 3 5 _ Maximum Size: Proposed Height: Z(, ' ft sq. ft. Proposed Size: sq. ft. Parkland: If the permit is for new construction, have parkland dedication fees been paid? If no, add condition PFEE, notify owner, and -notify buili Streetscape: Does the permit result in any of the following conditions? g division. Q Construction of new roads ❑ Platting of new lots ❑ New development Q Additions that increase floor area by 60% or more (proposed floor area — existing floor area (see formula) —_) /existing floor area _ If any box is checked... SF/DUPLEX—Is there existing ❑ Curb Q Gutter 05 -foot sidewalk adjacent to thero If curb, gutter or sidewalk is missing, streetscape construction or fees -in -lieu will be r uiirederty. eq MULTIFAMILY—Does the frontage meet current city standards? If not, streetscape construction or fees -in -lieu will be required. Fees -in -lieu of dedication or construction are due at the time the permit is issued. OM0 8 JOl OO 1000HM HSO\NV id lU ld\SUNIMVbU IVNI�\nniiJ\Jm� \ w�mm�o u Md 9ZZ 9(OZ/S(/( e ° LAJ J° d 0 O O ---- ------------------- 4 ---a ---°—.— — a— d w WF - 0] ° ° 4 A a n n d N O� (� J n J "r3 n YO'Z 0_ Z F- O O LI) W U C7 Y9•S Y9'S YO'Z O LO 3 :2 '00,09 L 3 „79,61.68 N Z d a (0 Z o i cn (n O O L� O CL to m ° 0 Go L) 41 ° s, FN o---Nx-------�"�-- ---n X— ° °I ° d �, oU aLi 0 U o a o -- MI a ° ° < ° e ° W=� _j>Ln LIJ Q a.0> O 0 .a .a ° n Qo o I YO'SZ Ijz=z.!� O Z 0 67"7�=501 e N m I ° ° Cl! ° V) n m n Z Y a 0 I NNn << O U m LJ PO u I w U o 36.0' ; Y...�.� c0 Z O< D F_ 0 (n O I F U ZO��O w O �r�.�M '� �LO�� ; U IY�N Q I n Y0'0L u) O tL m m o - - >- . / �0� ''�+�a��•�' ��, \ . YO'SZ YOZ �- a I x I , °� Sao ;,` W Z I W lu% ,,rr�rgr�st,��l'��' 0 w Ti I �s 3'o N I vii n m n n m Q Q .ten I W co I � ZO WO W I n n o ivbt N R i K ~ ~ O 0 I� Z � _ z �- ui ,� of K F- Z d Z r7 W (n O p Z U Z 0 0 D o Yf'z 00'09 L YS z to w o o cn �. w N V U Yfz 3 „79,61.69 N _ pmm� _� J m c� 0 na — U WN0_ F-� Z }KZ OZ Q00 M Q N d' ~ I 0 X 11 J 3 W M N ------I 0ZOU 00 0 0 3 M I r I I I I I o �wo� o� 0' J O U Q OM0 8 JOl OO 1000HM HSO\NV id lU ld\SUNIMVbU IVNI�\nniiJ\Jm� \ w�mm�o u Md 9ZZ 9(OZ/S(/( February 25 , 2016 Meredith Reckert Wheat Ridge Planning Dept 7500 W. 29`h Avenue Wheat Ridge, Colorado 80033 RE: Quail Hollow Lot 8 Variance Request Dear Meredith, The purpose of this letter is to request a variance for the maximum lot coverage for Lot 8 at Quail Hollow. When preparing the attached plot plan, the surveyor did not include the front porch or rear patio areas in the lot coverage calculation, as this is not a common practice in other municipalities. As a result, the lot coverage calculation came in at 23.2%. When these areas were later added in, it was determined that the lot coverage exceeded the City of Wheat Ridge maximum by 1.25%, or 187 SF, which represents a little over half of the rear patio square footage. It is important to note that the average lot size in the Quail Hollow subdivision is 17,230 square feet, while Lot 8 is only 15,000 square feet. Only 2 of the 12 lots at Quail Hollow are similar in size to Lot 8, limiting the lot coverage that can be allowed on them. Of the 4 lots that have been permitted through the city thus far, the average lot coverage of all 4 is only 21.5%, which is well below the city's maximum. Therefore, we are requesting a variance for this minor infraction of the maximum lot coverage for the home proposed to be built on Lot 8. It is our intention to explain why this variance is necessary, and to demonstrate that a majority of the City's variance review criteria have been met. The Quail Hollow subdivision offers beautiful, semi -custom homes to potential buyers at a price point around one million dollars. As such, our buyers expect their homes to have a high level of individuality and uniqueness. A majority of these buyers are empty -nesters, looking to move into larger homes with more storage, but built on smaller lots. Although there are multiple floor plans available in this subdivision, each with a few unique elevations, there is one floor plan that has been more popular than the rest. Variation with this plan can only be accomplished by alternating the elevations, but this could conflict with the desire for and expectation of a semi -custom home community. Therefore, an alternative configuration of the most popular floor plan has been offered to the buyers of Lot 8 to enhance the custom look of the neighborhood. More specifically, a 3 -car side load garage option has been designed for this lot, but with this new design the square footage of the garage increased, resulting in greater lot coverage than the maximum allowed. Due to the minor nature of the infringement on the City's maximum allowable lot coverage, we are confident that granting this variance would not alter the essential character of the neighborhood in any way. Additionally, the variance being requested would not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood. Due to the large adjacent lots, the additional 1.5% of lot coverage on Lot 8 will neither impair the appropriate use or development of these lots, nor will it impair the adequate supply of light and air to adjacent property. In fact, allowing this variance, and in turn allowing the proposed home to be built on this lot, will preserve and protect the property values of the homes within the surrounding neighborhood by maintaining the custom look and feel that was intended for and is expected of Quail Hollow. The developer is proposing a substantial investment in the home proposed to be built on Lot 8 at Quail Hollow. Should the request for this variance be denied, this investment would not be possible, and the overall community would be negatively impacted. Additionally, as Lot 8 is the 2nd smallest lot in this development, the particular physical shape and size of the property presents a unique challenge to the developer to provide as desirable of a home as can be fit onto the majority of the other lots. Thus, the approval of this variance will not only accomplish each of the objectives stated above, but it will also ensure that the maximum potential for this community will be realized. We appreciate your review and consideration of this variance request. It is our desire to provide the highest quality homes in the most attractive community possible. It is with your help that we can accomplish this goal. Should you have any questions regarding this request, please reach out to us directly at 720-488-1600. We look forward to your approval. Sincerely, Quail Hollow Patio Homes, LLC City of ]9"Wh6atWdLe LAND USE CASE PROCESSING APPLICATION Community Development Department 7500 West 291h Avenue • Wheat Ridge, CO 80033 • Phone (303) 235-2846 (Please print or type all information) Applicant QWNL ff*611^1 A17016K�1( UZ- Address b1Y3 S•WJ"4w 0,e Su 1 j 30o Phoney,.' ft 160o City GlivWaop Vltlt+beE State_ �'lp Zip_ 801// Fax,a. �88.�bol Owner 56:944 AS flovf- Address City State Zip Phone Fax Contact bl ont il*1.1- Address �f ou AOb Phone_Z&.yF/.9yZ8 City State Zip Fax (The person listed as contact will be contacted to answer questions regarding this application. provide additional information when necessary. post public hearing signs, will receive a copy of the staff report prior to Public Hearing, and shall be responsible for forwarding all verbal and written communication to applicant and owner.) Location of request (address):_ 3355 QWA/L Go $o1D33 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. O Change of zone or zone conditions O Special Use Permit O Subdivision: Minor (5 lots or less) O Consolidation Plat O Conditional Use Permit O Subdivision: Major (More than 5 lots) O Flood Plain Special Exception O Site Plan approval Temporary Use, Building, Sign O O Lot Line Adjustment O Concept Plan approval Variance/Waiver (from Section ) O Planned Building Group O Right of Way Vacation O Other: Detailed description of request: VA11f47y4E Af-dw,r 6 tri &M 7tE cfll t ��xirhu�2e LAT ftVE946 of 25'-% tEW "r— R. at#t.tL i%t`ow S,it6Dtvili.,✓ Required information: Assessors Parcel Number: 39-Z 2 Os- 131 Size of Lot (acres or square footage): IF D00 Sir Current Zoning: g— t Proposed Zoning: fiH1tE T4s _, f Current Use: Q.F-dlyrt'l-I&t- Proposed Use: Pom�.twom, T I certify that the information and exhibits herewith submitted are true and correct to the best ofmy lotoivledge and that in filing this application, I am acting with the knowledge and consent of those persons listed ove. without whose consent the requested action cannot lawfully be accomplished. Applicants other than owners must submit power -o' uorney om 1hy owner which approved of this action on his behalf. Notarized Signature of Applicant State of Col rado } ss MELISSA MACKEY County of .v` 1 NOTARY PUBLIC The foregoing instrument (Land Use Processing Applic ti ) was acknowl dg d STATE OF COLORADO b me t is FZ ,*da of fie / NOTARY ID 20134042377 by h r� y t t ^, 20 �, COMMISSION EXPIRES JULY 4, 2011 My commission expires /20 To be filled out by staff: Date received �2 -25- Fee $ 2W. 66Receipt No. Case No. Comp Plan Design. Zoning (zps, p!�� , t_n„ Quarter Section Map kiLJ SSS Related Case No. Pre -App Mtg. Date Case Manager r�k�,