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HomeMy WebLinkAbout10/26/17I City of WheatP,idge BOARD OF ADJUSTMENT AGENDA October 26, 2017 Notice is hereby given of a public hearing to be held before the City of Wheat Ridge Board of Adjustment on October 26, 2017, at 7:00 p.m., in the City Council Chambers of the Municipal Building, 7500 W. 29" Avenue, Wheat Ridge, Colorado. 1. CALL THE MEETING TO ORDER 2. ROLL CALL 3. PLEDGE OF ALLEGIANCE 4. PUBLIC FORUM (This is the time for anyone to speak on any subject not appearing on the agenda.) 5. PUBLIC HEARING A. Case No. WA -17-13: An application filed by John & Theresa Yanello for approval of a 10 -foot (67%) variance from the minimum side yard setback requirement of 15 - feet for a carport on property zoned Residential -One (R-1) located at 4080 Independence Ct. 6. CLOSE THE PUBLIC HEARING 7. OLD BUSINESS S. NEW BUSINESS A. Approval of Minutes — July 27, 2017 B. Election of Officers 9. ADJOURNMENT Individuals with disahilities are encouraged to participate in all puhlie meetings sponsored by the City of WheatRidge. Call Sara Spaulding, Puhlie Information feud, at 303-235-2877 at least one week in advance of a meeting ifyou are interested in partieipating and need inclusion assistance. TO: CASE MANAGER: CASE NO. & NAME: City of Wh6atP,iLd �ge CITY OF WHEAT RIDGE PLANNING DIVISION STAFF REPORT Board of Adjustment MEETING DATE: October 26, 2017 Scott Cutler WA -17-13 / Yanello ACTION REQUESTED: Approval of a 10 -foot (67%) variance from the 15 -foot side yard setback requirement in the Residential -One (R-1) zone district, allowing a 10 -foot by 24 -foot carport addition to be constructed on property located at 4080 Independence Court. LOCATION OF REQUEST: 4080 Independence Court APPLICANT/OWNER: APPROXIMATE AREA: PRESENT ZONING: PRESENT LAND USE: John & Theresa Yanello 15,683 Square Feet (0.36 Acres) Residential -One (R-1) Single Family Residential ENTER INTO RECORD: (X) CASE FILE & PACKET MATERIALS (X) ZONING ORDINANCE Location Map Site All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. I. REQUEST The applicant is requesting approval of a 10 -foot (67%) variance from the 15 -foot side yard setback requirement for accessory buildings in the R-1 zone district. The purpose of this variance is to allow for the homeowner to construct a 10 -foot by 24 -foot carport attached to their garage on the south side of the property. II. CASE ANALYSIS The variance is being requested so the property owner may construct a carport in the southern portion of the lot. The property is located on Independence Court between W. 39"' Avenue and W. 41" Avenue (Exhibit 1) in the Rose Haven Subdivision. The existing house sits on a 15,683 square foot parcel and was originally constructed in 1963 per the Jefferson County Assessor. The property is zoned Residential -One (R-1), as are all of the properties on Independence Court between W. 38a' Avenue and the ditch just to the south of W. 41" Avenue. Properties to the east on Hoyt Court are zoned Residential -Two (R-2), as are properties to the north along W. 41" Avenue (Exhibit 2). Single-family homes are the primary land use in the area, with duplexes interspersed in the R-2 zones on Hoyt Court and W. 41" Avenue. Everitt Middle School is located behind the homes on the west side of Independence Court. The Clear Creek Greenbelt is located two blocks to the north, with a bridge across Clear Creek connecting Independence Court to the Greenbelt. The R-1 zone district provides for high quality, safe, quiet and stable low-density residential neighborhoods, and prohibits activities of any nature which are incompatible with the low-density residential character. In the R-1 zone district, all accessory structures require 15 -foot side setbacks. The proposed carport addition to the existing garage will therefore encroach upon this required setback, prompting the request for a 10 -foot variance from the side setback (67%). The existing home is set back 15 feet from the north property line, and the existing detached garage is set back 15 feet from the south property line, limiting any potential expansion in those directions. The proposed carport location (Exhibit 3) is at the south side of the property, attached to the existing garage. The garage is set back approximately 15 feet from the side property line. The proposed carport aligns with the front and back of the existing garage and with the existing driveway, and acts as a lean- to on the existing structure. The elevation drawings provided by the applicant show a carport with space for one vehicle, approximately 8 feet tall (Exhibit 4). A carport on the north side of the house would also require a variance, as well as a new driveway, and a carport on the south side of the house would block access to the existing garage. A carport on the east side of the garage would require significant property upgrades, including extending the driveway to the rear of the garage and demolishing the existing storage shed. The site photographs (Exhibit 5) show the design of the existing structures which feature relatively low pitch roofs and horizontal clapboard siding. As stated above, the proposed carport would be to the right of the garage when facing into the property (east). Board ofAdfustment 2 Case No. WA -17-13 /Yanello Development Standards The parcel meets minimum standards for the R-1 zone district. The carport addition to the garage meets the standards for major accessory structures in residential zones. The following table compares the required R-1 development standards with the actual and proposed conditions: R-1 Development Standards: Required Actual Lot Area 12,500 square feet (min) 15,683 square feet Lot Width 100 feet min 100 feet Building Coverage 25% max —16.7% with carport) Major Accessory Building: Required Proposed Carport Building size 1000 square feet (max) 240 square foot addition (816 square feet total) Height 15 feet max —8 feet at mid -roof) Side Setback 15 feet (min) 5 feet Floodplain Regulations The subject property lies fully within the 100 year floodplain. As such, any new construction requires Class I Floodplain Permit which is reviewed and approved by the Public Works Department for non - habitable spaces. If the carport is enclosed (walled in), the floor must be 1 -foot above the Base Flood Elevation (BFE). If the carport is not enclosed, then the lower portions must be built with flood resistant materials (any portion within the BFE). If the variance is approved and construction is pursued, the applicant must work with Public Works to obtain a floodplain permit. The design shown in Exhibits 3 and 4 indicate an open design with three concrete caissons as the base supports. Public Comment As of the date of distribution of this staff report, October 20, 2017, Staff has received one letter from a neighboring property owner. The writer, Pastor Bob Enyart of Denver Bible Church (across the street from the subject property), offered support for the variance under the condition that the immediate neighbors offered no objection. If the immediate neighbors object to the proposal, Mr. Enyart wished to remain neutral on the matter (Exhibit 6). Staff has received one call from an immediate neighbor in opposition to the variance request. The resident stated they would submit a formal letter of objection, but one has not arrived as of this publication. If letters arrive between the delivery of this staff report and the Board of Adjustment hearing, they will be entered into the record and provided to the Board members during the hearing. 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 7, Written Requests). 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. Board ofAdjustment Case No. WA -17-13 /Yanello 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 because of existing conditions in the neighborhood. The R-1 zone district allows accessory buildings of the proposed size, and many surrounding properties have non -conforming setbacks for primary and accessory structures. At least six of the surrounding properties on Independence Court contain non- conforming structures or setbacks for the R-1 zone district, including garages and carports with setbacks less than 10 feet, many of which likely pre -date the City's incorporation in 1969 (Exhibit 8). Sheds located on nearby properties have setbacks ranging from approximately 0 feet to approximately 10 feet. The home to the north, 4084 Independence Court, has a carport with a side setback of approximately 9 feet. The home to the south, 4000 Independence Court, has a garage with a side setback of approximately 7 feet. This property has a driveway that abuts the southern property line, and vehicles are parked as close as 1 foot to the southern property line. The map provided in Exhibit 6 indicates that six properties in the immediate surrounding area have garages, carports, or accessory buildings that do not comply with the 15 -foot side setback requirement for all structures in the R-1 zone. Four of these non -conforming buildings are sheds. Additionally, properties to the east on Hoyt Court and north on W. 41" Avenue are zoned R-2, which only requires 5 -foot side setbacks. Many of these buildings are set back between 5 and 10 feet from the side property lines. Two carports are located on Independence Court in the immediate proximity, and four additional carports are located on W. 41' Avenue to the northwest (Exhibit 9, Nearby Carports). 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 not proposing a substantial investment in the property. However, there are few if any alternatives to the applicant's proposal, regardless of the level of investment. Constructing a carport would allow the applicant to store a vehicle currently parked in the front driveway and/or street. Building a carport that conforms to the side setback requirements is not possible due to the placement of the existing home and garage. The 15 -foot setback Board ofAdfustment Case No. WA -17-13 /Yanello requirement on both sides of the home limits the ability of the applicant to make investments in the property, or make any additions that are not rear additions. The carport could not be placed at the front of the garage due to the position of the home and curve of the driveway. It could not feasibly be placed to the back (east) of the garage due to the position of the existing building and driveway, unless the driveway was extended east past the garage into the backyard. This would require an addition onto the rear of the existing garage, constructing a driveway into the backyard, and the removal of a shed. It would also be difficult to turn a vehicle into this space. Staff finds this criterion has not 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. Although the property is rectangular in shape and is relatively flat, there are unique conditions related to the physical surroundings that hinder the development potential of the vacant portion of the property. The existing improvements are built to the 15 -foot side setback lines, which prevents any additions to either side of the home and garage. The position of the driveway and the shed in the rear yard eliminate the feasibility of a carport built at the rear of the garage. 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 or garage 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. Board ofAdfustment Case No. WA -17-13 /Yanello 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. Staff finds this criterion has been met. The unusual circumstances or conditions necessitating the variance request are present in the neighborhood and are not unique to the property. The unique condition in the neighborhood that supports this variance is the large number of nonconforming setbacks. Many of the homes are built at or near the 15 -foot side setback requirement, but contain accessory buildings or structures that encroach on those setbacks. While the properties themselves in the neighborhood appear to meet the R-1 zone standards and are regular in shape, the improvements on those properties do not reflect the R-1 zone standards. 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. However, the carport would allow one of the applicants, who has a disability, to more easily access their vehicle in a protected location without having to walk to the street or clear ice and snow in winter. 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 10 -foot (67%) variance from the required 15 -foot side yard setback for buildings in the R-1 zone. 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. Board ofAdfustment Case No. WA -17-13 /Yanello 2. The alleged hardship has not been created by any person presently having an interest in the property. 3. Existing conditions on the property present a particular and unique hardship. 4. The request would not be detrimental to public welfare. The conditions necessitating the variance request are present in the neighborhood and not unique to the property. 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 applicant shall apply for a Class I Floodplain Permit through the Public Works Department. Board ofAdfustment Case No. WA -17-13 /Yanello EXHIBIT 1: AERIAL Board ofAdjustment Case No. WA -17-13 /Yanello EXHIBIT 2: ZONING MAP "� R ..GREENBELT �or Q� W heat �dgc Geographic Information Systems Legend 04120 OSubject Property 09635 04125 Residential -One (R-1) I I Residential -Two (R-2) 04100 Agricultural -One (A-1) i. S9� 'T0p9"fiMr,. .,09630 04095 04090 04085 1 04084 04085 I ' 04080 04005 04000 03995 03990 03935 U$dl/ 400) 0 - "03930..- 03925 39TH AVE 09550 03875 Z 03894 Sine Plane coordinate Protection Na '03875 Colorado central hi t, 5 oaWin NAD83 09550 11 1h..•Y •^� 03865 03880 Board of-4djustment 9 Case No. WA -17-13 /Yanello EXHIBIT 3: PROPOSED LOCATION EE00H O] 9SON fv3HM -- 9mo OJ QOOM3Ji '.0 30N30N3d30NI 0904 '1S NOSNHOC HOOS LT01 an3NVA NHO[ ']NI NOLJNNISNOO ivDaALAT4 — —look — — — - - — — — — -� PRO�ERn LIN! I SHF.V EXISTING TWO GAR GARAGE 5 i z I EXI5TING STRUCTURE ___-__--- ; N �NOEPENDexLEGWR' Board of-4djustment 10 Case Mo. WA-17-131Yanello EXHIBIT 4: CARPORT DRAWINGS DIMENSIONAL SHINGLES u �s EXISTING �r GARAGE •"REV1510N5W" b1b 2011 'CHANGED 2Xb ROOF J015T5 FROM 24" OG TO 16" Or, MAX `CHANGED TRIPLE 2X10 BEAM TO TRIPLE 2X12 BEAM 'ADDED FLASHING AT INTERSECTION 'ADDED 2X2 GALVANIZED DRIP EDGE FLASHING �FLASHIN6 AT INTERSELTION u ®'1(E.D-G IMPSON H2.5T� DIMENSIONAL 5HINGLE5 TO MATCH (TWO LAYERS OF ROOF UNDERLAYMENT) GALVANIZED DRIP EDGE FLA5HIN6 Y,'////// 1/7058 ROOF SHEATHING V GUTTER5 WITH END DONN5POUT \ FASCIA TO MATCH EXISTING a 0 Fy �n SOLID ELOMNG BETWEEN RAFTERS TRIPLE 2X12 BEAM 51MPSON PGbb LN (5) bXb TREATED POSTS 1/2" x 12" Anchor Boit 51MPSON ABU- &,.:h e z. e ti o CRU SHED GRAVEL o -Ili- -III=1 ili--'�'-1 I: Il ..lig-J' 11=1�1 Ili II Ili_I ��ool j,-.III-�[ !C ^o - - - - - - - - IN-SITU SOIL 12" DIAMETER FR05T DEPTH 0 5 P CONCRETE CAISSONS 8/y303J SECTION A A-2 Board ofAdjustment 11 CaseNo. WA-17-131Yanello - ---------------------------- ------------ ---------------- 1._ 1 1 II I I I I 1 I 'PDGF MFTPgYVERE LXNI6EDIROM N'CL TO 15'OL tyle UAµ1/gG 1 'BFAMMVSGPMN9GD fROM1RIPLE ]%10 TOiRIILE3K13 RF91N6) I Ex5GG1pN I 1 I 1 I I I I I I I I _ _-- _ N PLAN VIEW (EXISTING) Board ofAdjustment CaseNo. WA-17-131Yanello 'POD®HAEXM6 TOTNE RPT E4OEE Ai Xi GFMRP6E R09rAMOLAMORIRCDE. PDD[0]%3 WVANIRDDITCDLEPTIPGOFFAV55 AXD 6P0.EATNIKVP[. twn.e DzuvEPR G MP 38B1R VZO B, o Yn10 O 2Op 6 3; @4 HF2tuTEvonts r3n xACEn lvoc. — -- V ,G=OI O N Cl � �aSLLNLFED!cN650N 2 r OO .0031 z� ,wxBPt noGFiluremox ��- -_ PLAN VIEW (FRAMING) 12 l rwxnD�� - I Ilvan. 1-R A-1 EXHIBIT 5: SITE PHOTOS F- The existing house and garage configuration, looking east. The carport would be located to the right of the garage, behind where the truck is parked. The neighbor's house is shown on the far right. A view of the property looking east. The carport would be located on the right side of the existing garage, with a roof that slopes lower than the existing roof. Board ofAdjustment 13 Case No. WA -17-13 /Yanello A view of the neighboring property, 4000 Independence Street (left), showing the nonconforming setback on this property. This resident parks a pop-up camper on the site within 2 feet of their property line. The proposed carport would have a 5 -foot side setback, slightly less than this example. Board of-4djustment 14 Case No. WA -17-13 /Yanello Another view of 4000 Independence, the property to the south. This shows the nonconforming setback of approximately 7 feet. The proposed carport, despite having a smaller setback, would have a lower profile than this garage because of the low, sloping roof. A view of the home and carport immediately to the north of the subject property, 4084 Independence Court. This carport is partially obscured from the street by trees and parked vehicles. There are two carports on Independence Court between the 3900 block and the 4100 block (see Exhibit 7). Four more carports are present on W. 41StAvenue to the northwest. Board ofAdjustment 15 Case No. WA -17-13 /Yanello EXHIBIT 6: LETTER OF POSSIBLE SUPPORT OR NEUTRALITY Planning Division 7500 W 29th Ave Wheat Ridge, CO 80033-8001 October 17, 2017 Pastor Bob Enyart Denver Bible Church PO Box 583 Arvada CO 80001 Case No. WA -17-13 To Whom It May Concern: Thank you for informing us of the upcoming variance hearing. I will be out of town on the 26th so please accept this letter as our written comment. We are relatively new property owners here and very thankful to be a part of the Wheat Ridge community. In our interactions with city services, we find the inspectors, the fire and police department officials, and everyone to be completely professional. We also appreciate the Planning Division's work to keep our neighborhood beautiful., Likewise, the property owners and renters around us (including the staff at Everitt Middle School), have been a pleasure to interact with. That includes the residents at 4080 Independence Court and we are confident in their judgment that their carport would be an enhancement to their property and so to the neighborhood. We realize though, as our property lies across the street, that their immediate neighbors with property directly adjacent to the proposed carport may have the same or a different opinion. And since the immediate neighbors would be more affected than we would be, we would not recommend any variation action against the concerns of those neighbors. So if the immediate neighbors object to the variance, we will be neutral on the matter. If the immediate neighbors offer no objection, then yes, we support the issuance of a variance in this case. Sincerely, Pastor Bob Enyart 4085 Independence Ct Wheat Ridge, CO 80033 cc: 4080 Independence Court Denver Bible Church PO Box 583 Arvada CO 80001 303-463-1707 DenverBibleChurch.org Board ofAdjustment 16 Case No. WA -17-13 /Yanello EXHIBIT 7: WRITTEN REQUESTS Explanation Why Alternate Design is Not Feasible We would like to request that the proposed carport be attached to the south side of the existing detached garage, as per the construction drawings. We cannot see a feasible alternative. The proposed carport cannot be attached to the front of the garage, due to the house being in the way, it cannot be built further back to the east do to non -accessibility of a vehicle, and it cannot be built to the north of the property due to no accessibility. Furthermore, we have installed 3 drains, spread out beside our driveway and next to our house, two of which use 4" PVC pipe, sloped away from the house and garage, which runs to the east and downhill away from our property. The third drain uses perforated 4" pipe directed to the east away from our driveway and house, to divert water away from the house and garage. This drain system needs to remain porous on the surface to allow water from heavy storms and snow, to absorb into the ground and into the perforated drain pipe to be diverted away from our property. This means we cannot concrete or asphalt on our area proposed for the carport and beyond. By not using concrete or asphalt (I will use weed barrier, crushed concrete and decorative rock) for the carport and adjacent to the driveway, it would be impossible to drive the vehicle in and out from further east on our property when it snows or rains and becomes icy or slick, therefore the only reasonable place for the carport is attached to the South side of the garage. I have requested quotes to install a new 30ft. driveway gate, and an adjacent walk thru gate, in to provide ease of entering and exiting by driving or walking. In addition, our garage roof has been damaged by the hail storm in April of 2017. We would like to remove and replace the garage roof and gutter at the same time we construct the carport, so the contractor can expose the garage roof joists to tie the carport roof structure while these joists are easier to get to for re -roofing. Explanation Unique Physical Hardship that Necessitates Relief Currently we own 3 vehicles, and have a 2 -car detached garage. My pickup truck has recently been damaged by hail, and I intend to buy a new pickup. I would like to protect the pickup from hail and inclement weather. We prefer not to park vehicles on the street because children walk to and from school on Independence Ct. Other residents along Independence Ct. park vehicles, RV's, ATVs, Food Trucks, etc. In the street, and this appears to impede traffic, both pedestrian and vehicular. Additionally, my wife Theresa is disabled and cannot clean off snow and ice from the vehicle that would be parked outside in the elements. In addition, our garage roof was damaged by hail in the April hailstorm in Wheat Ridge. We would like to build the carport at the same time that Regal Construction tears off the damaged roof, so they can tie the support beams into the garage joists while they are exposed for re -roofing. It is our desire to park our 3rtl vehicle safely behind a newly built gate, under the proposed carport. I have prepared the ground by leveling and laying crushed aggregate in anticipation of the carport, then I would like to place %" Colorado Rose River Rock to beautify the property upon completion of the carport. We noticed that both neighbors on each side of us, each have parking structures within only a few feet of their property lines. Board ofAdjustment 17 Case No. WA -17-131 Yanello EXHIBIT 8: AREA PROPERTIES WITH NON -CONFORMING SETBACKS A map showing the surrounding prop cities vathnov conforming setbacks. The subject property is outlined in bright red Thepropcities labelled Non dock have atached garages or carports witlh setbacks less than 15 feet. Thepropcities labelled Ace Bldg have accessory buildings wah setbacks of less than 15 feet inending sheds, detached garages, and outbuildings. BOONgfAk,,e,,nt Q,M WA17131Ywa LL, EXHIBIT 9: NEARBY CARPORTS Thereare two carports located on Independence cmut between W. 3Sos Avenue and W.4 to Avenue so the proposed carport wound not be out of place Additonallg there we four carports tooled on W.4 to Avenue to the northwest Thepmperty immediately to the north of the subject prop III a carport Ain larger dim®aons than the proposed carport Board,fAb,ament Q,M WA17131Ywa LL, EXHIBIT 10: IMPROVEMENT LOCATION CERTIFICATE (ILC) RoEJMff LAND S U R V E Y ING 5660 WaR. ROnJ • $Ii'E l— ARVFOP,COWA S=)2 (303) 420 1788 IMPROVEMENT LOl'ATION CERTIFICATE Note: Ccrtficate is Based ce Contral asShowm, An Improvement SNrvey Plan is Recommended For Precise Location of Improvements. Lryip fFm-tIN JSbry aK Apiviim¢ ecLQ ------o ---- owls mmnnt'FEE earn dD JO" n_aax cul RQf.CI. CPNCTRNCTIM ADDRESS 40go i RQTNI,QNCQ C , .v , NAME Tn. V trn LEGAL DESCRIPTION I (PER COENY @SIMf — LOT ti, ROSE RAVEN, COUNTY OF JEPPERSON, t STATE OF OCLORDO }t.1 =ii3 1 J ' O.El , .v , @SIMf — !,aSl i R t }t.1 =ii3 t 1 1 1� •. �n� IDill }I • - Psl::Fi asHE .i 0 dNag 10 (x16J Shd IL y < 3 ZS _________ ___sem____. _____________�. im On the basis of my knaTledge, information and belief. I hereby cenlfy that this MaRoyement Iocabon ceNficate was pnoparso fol RECAL CONSTRUCTION , that it is not a land Surnrey Plat or Improvemera Survey Plat. sntl that it u not 10 be relied upon esmbl m of fence, building, or other fu< re improvement lines- I furthtt cannily ttNt the impnovemer!i the above tlesLNttetl el mr this date, ezDept uiiiry' eomeetions. are entirety within the bowdanas of the el, except as s no ant-hments upon the described promises by Improvements do any atljofni premises, excep intlicmed. and that. her rw apparent evidence or sign of any easement crossing or bothering any po f aaitl parcel, ex as noted. ' na !M vne^ 111, I%8An *Mr. is ReGa6!tl T! MTY C ue E,.. t.veT I toRlIm.'"IURN^ rypo9'.Y [O!M1Yb u C•QR!Y Lrm. P rrcm Fo:M fMv{YgMxW t®+] =C: �sira.,DOSE�xi O—r.uA C OSA h�Q'•.14'a01 . Board of-4djustment 20 Case No. WA -17-13 /Yanello WHEAT RIDGE BOARD OF ADJUSTMENT CERTIFICATE OF RESOLUTION (TEMPLATE) CASE NO: WA -17-13 APPLICANT NAME: John Yanello LOCATION OF REQUEST: 4080 Independence Court WHEREAS, the application Case No. WA -17-13 was not eligible for review by an administrative officer; and WHEREAS, the property has been posted the fifteen days required by law and in recognition that there were/were not protests registered against it; and WHEREAS the relief applied for may/mav not 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 NOW, THEREFORE BE IT RESOLVED that Board of Adjustment application Case No. WA - 17 -13 be, and hereby is, APPROVED. TYPE OF VARIANCE: Request for Approval of a 10 -foot variance (67%) from the 15 -foot side yard setback requirement for accessory structures. FOR THE FOLLOWING REASONS: 1. The variance would 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. Existing conditions on the property present a particular and unique hardship. 4. The request would not be detrimental to public welfare. 5. The conditions necessitating the variance request are present in the neighborhood and not unique to the property. With the following conditions: 1. The design and architecture of the proposed carport shall be consistent with representations depicted in the application materials, subject to staff review and approval through review of a building permit. 2. The applicant shall apply for a Class I Floodplain Permit through the Public Works Department. I City of WheatRi c BOARD OF ADJUSTMENT Minutes of Meeting July 27, 2017 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 29' Avenue, Wheat Ridge, Colorado. 2. ROLL CALL Board Members Present: Alternates Present: Board Members Absent: Staff Members Present: 3. PUBLIC FORUM 4. Thomas Abbott Janet Bell Dan Bradford Paul Hovland David Kuntz Betty Jo Page Larry Richmond Sally Banghart Lily Griego , _ Kenneth Johnstone, Community Development Director Scott Cutler, Planning Technician Tammy Odean, Recording Secretary No one wished to speak at this time. PUBLIC HEARING A. Case No.WA-17-05: 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 39a' 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 40"' 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 39' 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 40ffi 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 39' 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 39' 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 40"' 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 40"' 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 40"' 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 40"' Avenue is normal, but the width of 39u' 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 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 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 Chair KUNTZ closed the public hearing. 6. OLD BUSINESS 7. NEW BUSINESS A. Approval of Minutes — September 22, 2016 It was moved by Board Member HOVLAND and seconded by Board Member BELL to approve the minutes as written. The motion passed 6-0. B. Member PAGE invited Members of the Board to join her at the Mayor's reception at the Carnation Festival on 8. ADJOURNMENT Chair KUNTZ adjourned the meeting at 7:49 p.m. David Kuntz, Chair Tammy Odean, Recording Secretary J Board of Adjustment Minutes July 27, 2017 5