HomeMy WebLinkAboutWA-17-08`! L4
City of
Wheat
IT
COMMUNY DEVELOPMENT
City of Wheat Ridge Municipal Building 7500 W. 291h Ave.
303.235.2857
August 10, 2017
Robert Alldredge
902 Wadsworth Blvd.
Lakewood, CO 80214
Dear Mr. Alldredge:
RE: Case No. WA -17-08
Wheat Ridge, CO 80033-8001 P: 303.235.2846 F:
At its meeting of July 27, 2017, the Board of Adjustment APPROVED your request of a 20 -foot (80%) variance from the
minimum rear yard setback requirement of 25 -feet for an accessory structure on property zoned Residential -Three (R-3)
and located at 6085 West 391 Place.
FOR THE FOLLOWING REASONS:
1. The variance will not alter the essential character of the neighborhood.
2. The alleged hardship has not been created by any person presently having an interest in the property.
3. The request would not be detrimental to public welfare.
4. Existing conditions on the property present a particular and unique hardship.
5. No objections were received regarding the variance request.
WITH THE FOLLOWING CONDITIONS:
The design and architecture of the proposed garage shall be consistent with representations depicted in the
application materials, subject to staff review and approval through review of a building permit.
The rear fence should angle 45 degrees from the existing fence to the garage to improve the sight distance from
garage to street.
Enclosed is a copy of the minutes, stating the Board's decision. All variance approvals automatically expire
within 180 days of the date approval unless a building permit for the variance is obtained within such period of
time. The expiration date for this variance approval is January 27, 2018.
Please feel free to contact me at (303) 235-2846 if you have any questions.
Sincerely,
Tammy Odean
Administrative Assistant
Enclosures: Draft of Minutes
Certificate of Resolution (to follow by separate mailing)
cc: WA -17-08 (case file)
W A 1708.doc
wwwxi.wheatridge.co.us
61.,
City of
iWheatl)-Jdge
BOARD OF ADJUSTMENT
Minutes of Meeting
July 27, 2017
1. CALL MEETING TO ORDER
The meeting was called to order by David Kuntz at 7:05 p.m. in the City Council
Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado.
2. ROLL CALL
Board Members Present: Thomas Abbott
Janet Bell
Dan Bradford
Paul Hovland
David Kuntz
Betty Jo Page
Alternates Present: Larry Richmond
Board Members Absent: Sally Banghart
Lily Griego
Staff Members Present: Kenneth Johnstone, Community Development Director
Scott Cutler, Planning Technician
Tammy Odean, Recording Secretary
3. PUBLIC FORUM
No one wished to speak at this time.
4. PUBLIC HEARING
A. Case No.WA-17-0$: An application filed by Robert Alldredge for approval of a 20 -
foot variance from the minimum rear yard setback requirement of 25 -feet for an
accessory structure on property zoned Residential -Three (R-3) located at 6085 West
39th Place.
The case was presented by Scott Cutler. He entered the contents of the case file and
packet materials, the zoning ordinance and the digital presentation into the record.
He stated all appropriate notification and posting requirements have been met and
advised the board there was jurisdiction to hear the case. He reviewed the
presentation and staff report.
Board of Adjustment Minutes July 27, 2017
Member HOVLAND asked if there are drainage openings in the curb where the
driveway will be located or is that a reflection in the water.
Mr. Cutler explained it is a reflection.
Member KUNTZ asked once the garage and driveway are constructed, if the curb will
be cut or a roll over.
Mr. Cutler said he is not sure if it will be a curb cut or roll over. If it is a curb cut a
permit will have to be obtained through Public Works. The driveway is required to
be paved.
Member RICHMOND wanted to know how the fence will be configured for the sight
distance with regards to safety.
Mr. Johnstone explained that there is sight triangle requirements for alleys and streets,
but not one for garages.
Member PAGE asked if there is going to be a gate in the fence.
Mr. Cutler explained that there is access on the other side of the property, so a gate
will probably not be in the back fence area.
Member KUNTZ added that because 401h. Avenue is not a collector or arterial street
the sight distance is not as important due to the lower amounts of traffic and slower
speeds.
Member Richmond agreed with that statement, but believes the fence can be altered
to alleviate the problem.
Robert Alldredge, applicant
6085 West 3911 Place
Mr. Alldredge explained that there are a few non -conforming setbacks in the
neighborhood and he feels this variance will be consistent with the neighborhood. He
also said there would be no altering of the fence because the fence line is consistent
all the way down 40th Avenue. The garage is going to be contracted by Tuff Shed
and access to the yard will be through a man door in the garage.
Member KUNTZ asked if the garage will attached to the fence.
Mr. Alldredge said the fence will connect to the garage. The fence will stop at the
driveway then there will be a short connection of fence back to the garage corners.
Member HOVLAND thought it might be a good idea to improve the visibility by
angling the fence attachments to improve the sight distance.
Board of Adjustment Minutes July 27, 2017
Mr. Alldredge said the continuity would be different in the fence, but he would be
happy either way.
Phil Benallo
6088 West 3911 Place
Mr. Benallo explained that traffic in the neighborhood is fast. He added he is fine
with the garage being build, but would suggest that there be improvements to the
sight distance.
Judy Scanlin
6095 West 3911 Place
Ms. Scanlin explained her family has lived in the area for 58 years and is proud to
live there. She isn't pleased to possibly walk out her back door and see and 11 foot
garage. She stated there is not another garage along that 40th Avenue stretch. She is
also worried about an accident happening due to poor sight distance. She added there
is a drainage problem and asks the Board to reconsider this variance.
Member KUNTZ stated that there is another garage along 40th Avenue at Harlan
Street, so this would be the 2"d if approved. He also asked if the angling of the fence
will improve the visibility or not.
Member HOVLAND thinks the angling of the fence will improve the sight distance
but doesn't know if it should be a requirement.
Member RICHMOND thinks the angling of the fence should be a requirement and
will improve the situation.
Member Bell stated she does not understand the issues related to drainage, but if there
is an issue will that be looked at before construction.
Mr. Cutler explained for a project of this scope the additional drainage issues will
probably not be looked at.
Member PAGE asked if 40th Avenue is a standard street width. In looking at the
picture on page 9 of the packet, there are cars parked on both sides of the street. It
looks like there is sufficient room for a car to back out from a garage.
Mr. Cutler said he is not sure if it is a standard street width today but it is typical for
Wheat Ridge.
Mr. Benallo added that the street width for 401h Avenue is normal, but the width of
39th Avenue is not due to the homes being build front to front.
Member BELL reminded the Board that the City of Wheat Ridge was built under
Jefferson County Code before it was incorporated. Some of the problems are
inherited.
Board of Adjustment Minutes July 27, 2017 3
Upon a motion by Member PAGE and seconded by Member BRADFORD, the
following motion was stated:
WHEREAS, application Case No. WA -17-08 was not eligible for administrative
review; and
WHEREAS, the property has been posted the fifteen days required by law and
in recognition that there were no protests registered against it; and
WHEREAS, the relief applied for may be granted without detriment to the
public welfare and without substantially impairing the intent and purpose of the
regulations governing the City of Wheat Ridge; and
NOW, THEREFORE BE IT RESOLVED that Board of Adjustment application
Case No. WA -17-08 be, and hereby is, APPROVED
TYPE OF VARIANCE: Request for approval of a 20 -foot variance from the
minimum rear yard setback requirement of 25 -feet for an accessory structure on
property zoned Residential -Three (R-3).
FOR THE FOLLOWING REASONS:
1. The variance would not alter the essential character of the locality.
2. The alleged hardship has not been created by any person presently
having an interest in the property.
3. The request would not be detrimental to the public welfare.
4. Existing conditions on the property present a particular and unique
hardship
5. No objections were received regarding the variance request during the
public notification period.
WITH THE FOLLOWING CONDITIONS:
1. The design and architecture of the proposed garage shall be consistent
with representations depicted in the application materials, subject to staff
review and approval through review of a building permit.
2. The rear fence should angle 45 degrees from the existing fence to the
n garage to improve the sight distance from garage to street.
Motion carried 6-0.
5. CLOSE PUBLIC HEARING
Board of Adjustment Minutes July 27, 2017 4
City of
,9�Wheat idge
TO
CASE MANAGER:
CASE NO. & NAME:
CITY OF WHEAT RIDGE
PLANNING DIVISION STAFF REPORT
Board of Adjustment DATE: July 21, 2017
Scott Cutler
WA -17-08 / Alldredge
ACTION REQUESTED: Approval of a 20 -foot (80%) variance from the 25 -foot rear yard setback
requirement for rear yards which abut a public street, allowing a 24 -foot by 20 -
foot garage to be constructed on property located at 6085 W. 39" Place and
zoned Residential -Three (R-3).
LOCATION OF REQUEST: 6085 W. 39" Place
APPLICANT/OWNER:
APPROXIMATE AREA:
PRESENT ZONING:
PRESENT LAND USE:
Robert Alldredge
5,036 Square Feet (0.115 Acres)
Residential -Three (R-3)
Single Family Residential
ENTER INTO RECORD:
(X) CASE FILE & PACKET MATERIALS
(X) ZONING ORDINANCE
Location Map
ie X
i 1 f
I
K
t�
Site
JURISDICTION:
All notification and posting requirements have been met; therefore, there is jurisdiction to hear this
case.
I. REQUEST
The applicant is requesting approval of a 20 -foot (80%) variance from the 25 -foot rear yard setback
requirement for rear yards which abut a public street. The purpose of this variance is to allow for the
homeowner to construct a 24 -foot by 20 -foot garage in the rear (northwest) corner of their yard. The
garage is planned to comply with the required 5 -foot side yard setback.
II. CASE ANALYSIS
The variance is being requested so the property owner may construct a garage in the northwest corner
of the lot which abuts W. 40th Avenue. The property is located on W. 39th Place between Ingalls Street
and Harlan Street (Exhibit 1) in the Harlan Court Subdivision, described further in the Subdivision
History section below. The existing house sits on a 5,036 square foot parcel and was originally
constructed in 1952 per the Jefferson County Assessor. The property is zoned Residential -Three (R-3),
as are all of the properties on W. 39th Place, W. 39th Avenue to the south, Ingalls Street to the west, and
Harlan Street to the east. Properties across W. 401h Avenue to the north are zoned Residential -Two (R-
2), Commercial -One (C-1), and Residential -One C (R -1C) at the corner with Harlan Street (Exhibit 2).
6025 W. 40th Avenue, just to the northeast across W. 40th Avenue, is an active land use case pending
City Council approval; the property is proposed to be rezoned to R -1C and split into two buildable
single-family lots.
The R-3 zone district provides for high quality, safe, quiet and stable medium to high-density
residential neighborhoods, and prohibits activities of any nature which are incompatible with the
medium to high-density residential character. In the R-3 zone district, a major accessory structure
generally requires 5 -foot rear setbacks if at or under 10 feet tall or 10 -foot rear setbacks if over 10 feet
tall. However, since the rear yard abuts a public street, W. 40th Avenue, the required setbacks increase
to 25 feet for all structures. The proposed garage will therefore encroach upon this required setback,
prompting the request for a 20 -foot variance from the rear setback (80%).
The proposed garage location (Exhibit 3) is at the rear of the property along W. 40th Avenue. The
garage is similarly sized and similarly located as other garages in the area. Part of the proposed garage
aligns with an existing small shed on the neighboring property to the east. The elevation drawings
provided by the applicant show a two -car garage with siding, a small window, and shingles (Exhibit 4).
The site photographs provided (Exhibit 5) show the existing fence along W. 40th Avenue where the
garage would be located. The fence is 6 feet tall and runs close to the substandard sidewalk along the
street. The existing homes and accessory structures are mostly one story, and the proposed garage
would be at or below the height of these structures. W. 40th Avenue acts as a rear access to the homes
on the north side W. 39th Avenue; many residents store trash and recycling bins there, and have gates
to access their properties.
Many of the surrounding properties are non -conforming to the minimum lot size in the R-3 zone
district, and have structures with non -conforming setbacks (Exhibit 6). Several garages on surrounding
Board of Adjustment
Case No. WA -17-08 /Alldredge
streets are set back less than 25 feet. Most garages are set back in the range of 5 feet to 10 feet. The
map provided in Exhibit 6 indicates that five properties in the immediate subdivision have non-
conforming garages and/or the primary buildings are non -conforming. One additional property, 6088
W. 39'h Place, had setback variances approved in 2008 for all three street frontages. The surrounding
area is a mix of single-family homes and duplexes, with two multifamily buildings at the corner of W.
39`h Place and Harlan Street.
The applicant is proposing a substantial investment in the property, particularly since the existing
home does not have a garage or additional storage space.
Development Standards
The parcel does not meet minimum standards for the R-3 zone district. The garage meets the standards
for major accessory structures in residential zones. The following table compares the required R-3
development standards with the actual and proposed conditions:
R-3 Development Standards:
Required
Actual
Lot Area
7,500 square feet (min)
5,036 square feet
Lot Width
60 feet (min)
50 feet
Building Coverage
40% max
—28.9% with garage)
Major Accessory Building:
Required
Proposed Garage
Building size
600 square feet (max)
480 square feet
Height
15 feet (max)
—11 feet at mid -roof)
Rear Setback (abutting public street)
25 feet min
5 feet
Subdivision History
The property was subdivided as Lot 3 as part of the Harlan Court Subdivision approved by the
Jefferson County Commissioners in 1951. The subdivision originally contained 10 lots. W. 39'
Avenue was the southern boundary of the subdivision, Ingalls Street was the western boundary, W.
40`h Avenue was the northern boundary, and Harlan Street was the eastern boundary (Exhibit 7).
At the time of construction of the majority of the homes, a private alley was built along the interior of
the common shared lot lines of the subdivision. The alley was privately owned but named W. 39h
Place. Many of the homes built fronted this interior roadway and were eventually addressed to it,
including the subject property. The original Harlan Court Subdivision dedicated 15 -foot easements
along the shared edges of the lots, which allowed W. 39a` Place to be created within a 30 -foot total
easement.
The private roadway known as W. 39h Place was not built to the City's standard road construction
section for width and pavement thickness and was inadequately maintained by the homeowners. In
1987, the subdivision residents approached the city to inquire about dedication of this private roadway.
In 1988, W. 39`h Place was dedicated to the City Council by a dedication plat, the "39`h Place Roadway
Dedication Plat" (Exhibit 8). Dedication of 30 Place as a public street resulted in the creation of
numerous nonconforming setbacks in the subdivision. Over time, lots 3, 4, 7, and 8 of the Harlan Court
Subdivision were further re -subdivided subsequent to the original plat approval, which was noted on
the dedication plat. Lot 3 was subdivided into parcels A (subject property, 6085 W. 39`h Place) and B,
now 6065 W. 39th Place.
Board ofAdjustment
Case No. WA -17-08 /Alldredge
III. VARIANCE CRITERIA
In order to approve a variance, the Board of Adjustment must determine 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 their analysis of the application's compliance with the variance criteria (Exhibit 9). Staff
provides the following review and analysis of the variance criteria.
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 would continue to function as a single-family residence, regardless of the outcome of
the variance request.
Staff finds this criterion has not been met.
2. The variance would not alter the essential character of the locality.
A variance is not likely to alter the character of the locality. The R-3 zone district allows
accessory buildings of the proposed size, and many surrounding properties have non-
conforming setbacks for primary and accessory structures. At least five of the surrounding
properties on W. 39th Place and W. 39th Avenue contain non -conforming structures or setbacks,
including garages with setbacks of approximately 5 feet. A small shed located on the
neighboring property to the west has a setback of approximately 5 feet. At least one property,
6088 W 39th Place, had a variance approved to reduce the required side and rear setbacks due to
multiple street frontages.
The general appearance and proposed materials of the garage will be consistent with other
homes and garages in the neighborhood.
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, consistent with the
Neighborhood Revitalization Strategy. Constructing a garage would allow the applicant to store
vehicles currently parked in the front driveway. Building a garage that conforms to the rear
setback requirements is not possible due to the narrow lot and placement of the existing home.
The 25 -foot setback requirement on both sides of the home limits the ability of the applicant to
make investments in the property.
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
Board of Adjustment
Case No. WA -17-08 /Alldredge
distinguished from a mere inconvenience if the strict letter of the regulations were carried
out.
Although the property is rectangular in shape and is flat, there are unique conditions related to
the physical surroundings that hinder the development potential of the vacant portion of the
property. Double -fronted lots (lots with streets along both the front and rear property lines) are
prohibited in the current Subdivision Regulations. Given the existing 25 -foot setback
requirements on both the front and rear boundaries, and the 5 -foot side setback requirements, a
limited portion of the lot is buildable.
It is a City policy that garage setbacks cannot be between 5 and 18 feet in length. The purpose
of the regulation is to allow setback encroachments where there will not be the possibility of
vehicles parked in the driveway extending into public rights-of-way (Sec. 26-625 C). While the
intent of this policy was to regulate allowable setback encroachments for accessory buildings
associated with a non -conforming primary structure, the policy has been applied to other land
use cases. This further limits the location of the garage, since a setback greater than 18 feet
would not allow enough space for a garage due to the position of the existing home.
Five of the 11 lots in the subdivision have nonconforming setbacks adjacent to streets, and one
additional property received variances to reduce the required setbacks (Exhibit 6, map).
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.
Because the current owner neither platted the lot, nor constructed the home in its current
location or orientation, the difficulties have not been created by any person presently having an
interest in the property.
Staff finds this criterion has 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 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 air and light would not be compromised as a result
of this request.
The request would not increase the congestion in the streets, nor would it cause an obstruction
to motorists on the adjacent streets, and would not increase the danger of fire. It is unlikely that
the request would impair property values in the neighborhood.
Board ofAdjustment
Case No. WA -17-08 /A11dredge
The request does not comply with existing sight triangle requirements for driveways, which
requires 15 feet from the edge of pavement. However, several existing garages on the
surrounding streets, including another garage that faces W. 401h Avenue, do not comply with
these regulations. West 40th Avenue carries minimal amounts of traffic at low speeds so this is
not a concern.
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.
There are unusual circumstances which impact all of the homes in this subdivision due to the
public dedication of W. 39th Place and the 25 -foot required setbacks from the front and rear
property lines. The neighborhood is unique in that there are a large number of nonconforming
setbacks, including encroachments to the extent of—or beyond—this application.
Staff finds that this criterion has been met.
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.
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 review criteria, staff recommends
APPROVAL of a 20 -foot (80%) variance from the required 25 -foot rear yard setback for rear yards
which abut a public street. Staff has found that there are unique circumstances attributed to this request
that would warrant approval of a variance. Therefore, staff recommends approval for the following
reasons:
1. The variance would not to alter the essential character of the neighborhood.
2. The alleged hardship has not been created by any person presently having an interest in the
property.
3. The request would not be detrimental to public welfare.
4. Existing conditions on the property present a particular and unique hardship.
Board of Adjustment
Case No. WA -17-08 /Alldredge
5. No objections were received regarding the variance request during the public notification
period.
With the following conditions:
1. The design and architecture of the proposed garage shall be consistent with representations
depicted in the application materials, subject to staff review and approval through review of a
building permit.
Board of Adjustment
Case No. WA -17-08 /Alldredge
EXHIBIT 1: AERIAL
Board ofAdjustment
Case No. WA -17-081 Alldredge
EXHIBIT 2: ZONING MAP
Wheat �d_gc
Geographic
Information Systems J
Legend
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Subject Property 06065 06045
Residential -Three (R-3)
Residential -Two (R-2)
Residential -One C (R -1C)'
Commercial -One (C-1)
Q
5
06085 06085 06065 IonW3
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- 39 ift -
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\ '06080 046.060 06035
State Plane Coordinate Projection N
i Colorado Central Zona
Datum: NAD83 N
Board of Adjustment 9
Case No. WA -17-08 /Alldredge
J
J
03950
R,. J
Q
Q
5
06085 06085 06065 IonW3
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State Plane Coordinate Projection N
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Datum: NAD83 N
Board of Adjustment 9
Case No. WA -17-08 /Alldredge
EXHIBIT 3: PROPOSED LOCATION
Board of Adjustment 10
Case No. WA -17-08 /Alldredge
EXHIBIT 4: GARAGE ELEVATIONS
-_.--____ _ _--_-_-- .- ..__.___________----_-_--_
ACCESSORY BUfLDING DaAwINc IrioEx
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WAIL A ELEVATION
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WALL C. EL L ATION
Board ofAdjustment
Case No. WA -17-08 /Alldredge
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WALL 8 ELEVATION
_._______---
WALL D ELEVATION
11
EXHIBIT 5: SITE PHOTOS
L
View of the property from W. 40th Avenue, facing southeast. The garage would be located to the
left of the neighbor's red and white shed. Note that W. 40th Avenue is used by some W. 39th Place
residents to store trash bins and for parking.
Board ojAdjustment 12
Case No. WA -17-08 / Alldredge
View of the frontage on W. 39`" Place. The garage would be located behind the home, and would
not be visible from this view. The lot is narrow and the home is built at or near the required front
and side setbacks.
t
An additional view looking east on W. 40`h Avenue. The garage would be located to the right and
the driveway would connect to the street with a new curb cut. For many residents on W. 39`" Place,
401' Avenue functions as a rear alley, with trash pickup and additional parking.
Board ofAdjustment 13
Case No. WA -17-08 /Alldredge
EXHIBIT 6: NEARBY NON-
CONFORMING STRUCTURES
.,*, .,.l.
A non -conforming garage located on W. 39th Place, with setbacks of less than 5 feet. This garage
was constructed when the street was a private drive. However, it is in character with the
surrounding area. A similar garage exists on W. 40th Avenue, where the proposed garage is located.
A non -conforming garage located at the corner of W. 39th Place and Ingalls Street. This garage also
has a driveway between 5 and 18 feet, which would not be supported by staff today.
Board ofAdjustment 14
Case No. WA -17-08 /Alldredge
6088 W 39th Place received a variance in 2008 to reduce all setback requirements. This property has
three street frontages, none of which meet the 25 -foot standard.
Board of Adjustment 15
Case No. WA -17-08 /Alldredge
A map showing the surrounding properties with non -conforming setbacks. The subject property is
outlined in bright red. Each non -conforming property has a garage located within the required 25 -
foot setback.
Board ofAdjustment 16
Case No. WA -17-08 /Alldredge
EXHIBIT 7: HARLAN COURT
SUBDIVISION
Board of Adjustment
Case No. WA -17-08 /Alldredge
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Board of Adjustment 18
Case No. WA -17-08 /Alldredge
EXHIBIT 9: WRITTEN REQUEST
June 30, 2017
Re: variance request for 6085 W 39' PI
Review criteria: variance
1. Currently there isn't any garage on the property, therefore the addition of a 2 car detached
garage will make the property more functional and usable.
2. As the garage would be added to the rear of the property and conform to the general
neighborhood, the character would not really change as a number of garages and homes are
located within 5 feet of a front or rear property line.
3. If the variance is not granted, I would not build any garage on the property.
4. The use and configuration of the garage would be compatible with the neighborhood.
5. The request for the variance is common in older neighborhoods in order to bring the property
up to normal use in the 21' century.
6. As the proposed garage would be at the rear of the property, there wouldn't really be any
adverse impact on the neighbor's property.
7. There are many structures that sit within 5 feet of the front or rear property line and my 1 story
garage is not as tall or large as some of the other structures in the immediate neighborhood.
Respectfully submitted
Robert L. Alldredge
Applicant and owner
Board of Adjustment 19
Case No. WA -17-08 /Alldredge
EXHIBIT 10: JEFFERSON COUNTY
ASSESSOR RECORD
GENERAL. .
PIN/Schedule: 300024314 AIN/Parcel ID: 39-243-19-003
Status: Active Property Type: Residential
Property Address: 06085 W 39TH PL I ownerName(s)
WHEAT RIDGE CO 80033 5153 1ALLDREDGE ROBERT L
Mailing Address: 00902 WADSWORTH BLVD
LAKEWOOD CO 80214
Neighborhood: 2405 - BARTHS, COULEHAN GRANGE, WHEAT RIDGE AREA
PROPERTY
Subdivision Name: 330600 - HARL-^J -O SRT
Block Lot Key Section Township Range QuarterSection Land Sgft
0003 OOA 24 13 59 lskm 5036
Total 5035
Assessor Parcel Maps Associated_ with Schedule
ma 39-243. df
Interactive Map
PROPERTY INVENTORY
Property Type RESID Year Built: 1952 Adjusted Year Built: 1952
Design: 1 Story/Ranch Improvement Number: 1 •
Item Quality No.
Number of Units Average 1
Base Bath Average 1
Bedroom (Above Grade) Average 2
Adjustment CodeAdjustment SgFt
Hot Water Heat 736
Areas Quality Construction Sqft
Covered Porch Average 63
First Floor Average M 736
Carport Average 171
Land Characteristics
Typical Location
Board ofAdjustment 20
Case No. WA -17-08 /Alldredge
¢ City of
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MUNITY 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
(As required pursuant to Code Section 26-109.D)
July 12, 2016
Dear Property Owner:
This letter is to inform you of Case No. WA -17-08, a request for approval of a 20 -foot (80%)
variance from the minimum rear yard setback requirement of 25 -feet for an accessory
structure on property zoned Residential -Three (R-3) and located at 6085 West 39th Place.
This request is scheduled for a public hearing in the Council Chambers of the Municipal
Complex at 7500 West 29th Avenue. The schedule is as follows:
Board of Adiustment July 27, 2017 A 7:00 p.m.
As an area resident or interested party, you have the right to attend this Public Hearing and/or
submit written comments. If you have any questions or desire to review any plans, please
contact the Planning Division at 303-235-2846.
Thank you,
City of Wheat Ridge Planning Division
Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City
of Wheat Ridge. If you need inclusion assistance, please call Sara Spaulding, Public Information
Official at 303-235-2877 at least one week in advance of a meeting.
W A 1708.doc
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PUBLIC HEARING ROSTER
CITY OF WHEAT RIDGE BOARD OF ADJUSTMENT
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Case No. WA-17-08: an application filed by Robert Alldredge for approval of a 20-foot
variance from the minimum rear yard setback requirement of 25-feet for an accessory
structure on property zoned Residential-Three (R-3) located at 6085 West 39' Place.
(Please print)
Name Address n Fav '/Opposed
201� t, ��,��
2013001472 01/04/2013 09:13:26 AM
PGS 1 $11.00 DF $16.60
Electronically Recorded Jefferson County CO
Pam Anderson, Clerk and Recorder TD1000 Y
WARRANTY DEED
THIS DEED, Made this �� 5T day of December, 2012 between
Judy M. Sykes
of the County of Jefferson, State of Colorado, grantor and
Robert L. Alldredge
whose legal address is: 902 Wadsworth Blvd., ,Lakewood, CO 80214
of the County of Jefferson, State of Colorado, grantee:
WITNESSETH, That the grantor for and in consideration of the sum of One Hundred Fifty -Six Thousand Dollars and
No/100's (:6156,000.00) the receipt and sufficiency of which is hereby acknowledged, has granted, bargained, sold and
conveyed, and by these presents does grant, bargain, sell, convey and confirm, unto the grantee, his heirs and assigns forever,
all the real property together with improvements, if any, situate, lying and being in the County of Jefferson, and State of
COLORADO, described as follows:
The West one-half of Lot 3,
Harlon Court,
County of Jefferson,
State of Colorado.
Doc Fee
5 15.60
also known by street and number as 6085 West 39th Place, Wheat Ridge, CO 80033-5153
TOGETHER with all and singular the hereditaments and appurtenances thereunto belonging, or in anywise appertaining, and
the reversion and reversions, remainder and remainders, rents, issues and profits thereof, and all the estate, right, title, interest,
claim and demand whatsoever of the grantor, either in law or equity, of, in and to the above bargained premises, with the
hereditaments and appurtenances.
TO HAVE AND TO HOLD the said premises above bargained and described, with the appurtenances, unto the grantee, his
heirs and assigns forever. And the grantor, for himself, his heirs, and personal representatives, does covenant, grant, bargain
and agree to and with the grantee, his heirs and assigns, that at the time of the ensealing and delivery of these presents, he is
well seized of the premises above conveyed, has good, sure, perfect, absolute and indefeasible estate of inheritance, in law, in
we simple, and has good right, full power and lawful authority to grant, bargain, sell and convey the surae in :Wanner and form
as aforesaid, and that the same are free and clear from all former and other grants, bargains, sales, liens, taxes, assessments,
encumbrances and restrictions of whatever kind or nature soever, except all taxes and assessments for the current year, a lien
but not yet due or payable, and those specific Exceptions described by reference to recorded documents as reflected in the Title
Documents accepted by Buyer in accordance with section 8.1 "Title Review", ofthe contract dated November 19, 2012,
between the parties.
The grantor shall and will WARRANT AND FOREVER DEFEND the above -bargained premises in the quiet and peaceable
possession of the grantee his heirs and assigns, against all and every person or persons lawfully claiming the whole or any part
thereof. The singular number shall include the plural, the plural the singular, and the use of any gender shall be applicable to
all genders.
IN WITNESS WHEREOF, the grantor has executed this deed on the date set forth above.
SELLER:
idy M. S es
STATE OF COLORADO
COUNTY OF Jefferson
The foregoing instrument was acknowledged before me this
Witness my hand and official seal.
My Commission expires: io'Z:�)
Im
1 5 day December y J y M. Sykes
Notary
ELIZABETH
A17HA
NOTARY' F I3LIC
STATE OF' OULOF ADp
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PROTECTIVE COVENANTS
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HARLAN Q 0 Q R T
A Subdivision d eaj 2.f the SANEASEASW Sectim 24
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June 30, 2017
Re: variance request for 6085 W 391' pl
Review criteria: variance
1. Currently there isn't any garage on the property, therefore the addition of a 2 car detached
garage will make the property more functional and usable.
2. As the garage would be added to the rear of the property and conform to the general
neighborhood, the character would not really change as a number of garages and homes are
located within 5 feet of a front or rear property line.
3. If the variance is not granted, I would not build any garage on the property.
4. The use and configuration of the garage would be compatible with the neighborhood.
5. The request for the variance is common in older neighborhoods in order to bring the property
up to normal use in the 21' century.
6. As the proposed garage would be at the rear of the property, there wouldn't really be any
adverse impact on the neighbor's property.
7. There are many structures that sit within 5 feet of the front or rear property line and my 1 story
garage is not as tall or large as some of the other structures in the immediate neighborhood.
Respectfully submitted
4 6 iU4
Robert L. Alldredge
Applicant and owner
.... ........ ... _ . _.__. .... ...................... ....... . ... 1— -
ACCESSORY
_._......-ACCESSORY BUILDING DRAWING INDEX
24' X 20' = 480 S FT Al • ROJEi f NUT a c .nno s
A3 •I't \S. SHEAR WALL SCHECULC
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WALL A_ELEVATION
WALL B ELEVATION
WALL D ELEVATION
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WALL B ELEVATION
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City Of
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COMMUNITY DEVELOPMENT
Submittal Checklist: Variance
Project Name:
Rev. 5/2014
Project Location: �% `� h a t + d i f, C D o '3
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:
_ Completed, notarized land use application form
Application fee
33,
Signed submittal checklist (this document)
_. Proof of ownership—e.g. deed
Iv R 5. Written authorization from property owner(s) if an agent acts on behalf of the owner(s)
ri6. Written equest and description of the proposal
�� nclude a response to the variance review criteria—these are found in Section
A 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
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. I 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, 1 understand that in the event any
revisions need to be made after the second (2nd) full review, I will be subject to the applicable resubmittal
fee.
Signature: � A -LL y.�, .
Name (please print): ')�" 6 , �_t l.. )� (I,( k
Date: L I )-,s 11.7
Phone: 3 c1-3 :l3 It - o ff `i �
Community Development Department - (303) 235-2846 - www.ci.wheatridge.co.us
City of Wheat Ridge
06/30/2017 10:14 CDBB
ZONING APPLICATION FEES
CDB015387
AMOUNT
FMSD ZONING APPLICATION FEES
200.00
PAYMENT RECEIVED
AMOUNT
CHECK: 2902
200.00
TOTAL
200.60
NOTE: Land use applications must be
► Asubmitted BY APPOINTMENT with a
V, City of planner. Incomplete applications will not
��WheatKidgc be accepted—refer to submittal checklists.
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 b e t I'1 c� h C cls
Address, City, State, Zip H c 2 Ili aci5 :..1;'r f
Phone -103 137 -138). Email 1" I -c1 11 SIF e d 10, t? M S M: Co ria
1, '_�a1v,1 en Rc:-lel
Owner!2o 6 e- vJ q hr-e A cr e, Phone 303 =13 1 :).SS.LEmai1 e 6 VA -5 N, co m
Address, City, State, Zip
Contact
Address, City, State, Zip
Phone
Email
(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): 6 0 3 5 L,-' I9 '4 P 1 W h ,e-, f 1� i -y e C 0 SO P S"
Type of action requested (check one or more of the actions listed below which pertain to your request):
O Change of Zone or Zone Conditions O Special Use Permit O Subdivision — specify type:
O Planned Development (ODP, SDP) O Conditional Use Permit O Administrative (up to 3 lots)
O Planned Building Group 0 Site Plan O Minor (4 or 5 lots)
O Temporary Use, Building, Sign 0 Concept Plan O Major (6 or more lots)
XVariance/Waiver (from Section 26-) O Right of Way Vacation O Other:
i
Detailed description of request: a p p }-o v e zi s el b a c k 1~ �ee1 u i i• N m e wt o f 5 f k c yr,
s fi l it t fi i N c i c�t x ti' t,_ i ei •e �6 v-1 a clime p nt e4 c cl 4 a 4
1 / L -a NJ T
f �i`; 'a 1J�1.+`, ni M'ax.lmLA-TA r-leOA741iNei -6,04ce �C- V-21 l -6 NJ d S, -an! NU
I certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge and that in
filing this application, I am acting with the knowledge and consent of those persons listed above, without whose consent
the requested action cannot lawfully be accomplished. Applicants other than owners must submit power-of-attorney
from the owner which approved of this action on his behalf.
Notarized Signature of Applicant
State of Colorado } ss
County of `5.Q-' 1 c2 So/1
The foregoing instrument (Land Use Processing_ Application) was acknowledged by me this day of , 20 1 -7
by pLut k L<. �t t6t-, c -L6
GAY BENNETT
NOTARY PUBLIC
1 STATE OF COLORADI
�� My commission expires �_/ t7 � /20�Z �
Notary Pub is NOTARY ID 019984030252
MY CIOMMIC-q
To be filled ou by staff: 1
Date received(4,-, SU- (% Fee_Case No.`1-
Comp Plan Design. Receipt No. Q 1 !�'3�(I Quarter Section Map .5Q,2
Related Case No. Pre -App Mtg. Dat Case Manager d,.,-4 Jtr
Assessor's Parcel No. 3 - 2q 3,l '063 Current Zoning QS," 4 -3 13 Current Use
Size (acres or sgft) Proposed Zoning Proposed Use
Rev 1;22' 2016