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WA-21-05
7500 West 29th Avenue Wheat Ridge, Colorado 80033 303.235.2846 Fax: 303.235.2857 City of Wheat idge Approval of Variance WHEREAS, an application for a variance was submitted for the property located at 33 Morningside Drive referenced as Case No. WA -21-05 / Yach; and WHEREAS, City staff found basis for approval of the variance, relying on criteria listed in Section 26-115 of the Wheat Ridge Code of Laws and on information submitted in the case file; and WHEREAS, the Community Development Department has properly notified pursuant to Section 26-109 of the Wheat Ridge Code of Laws; and WHEREAS, there were no registered objections regarding the application, NOW THEREFORE, be it hereby resolved that approval a 5.5 -foot (36.7%) variance from the 15 - foot side yard setback requirement for primary structures in the Residential -One (R-1) zone district (Case No. WA -21-05 / Yach) is granted for the property located at 33 Morningside Drive, based on the following findings of fact: 1. The variance would not alter the essential character of the locality. 2. The topography and mature landscaping present a particular and unique physical hardship for the property. 3. The alleged difficulty or hardship has not been created by person(s) presently having an interest in the property. 4. 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. 5. Unusual circumstances or conditions necessitating a variance request are present in the neighborhood. With the following conditions: The design and architecture of the proposed addition shall be consistent with representations depicted in the application materials, subject to staff review and approval through review of a building permit that shall be submitted to the Building Division within 180 days of variance approval. x - to Kenneth Johnsto , AICP Community Development Director 7/16/21 Date City of Wh6atP,iLd �gc CITY OF WHEAT RIDGE PLANNING DIVISION STAFF REPORT TO: Community Development Director DATE: July 12, 2021 CASE MANAGER: Zareen Tasneem CASE NO. & NAME: WA -21-05 / Yach ACTION REQUESTED: Approval of a 5.5 -foot (36.7%) variance from the 15 -foot side yard setback requirement for primary structures for an addition to be constructed on property located at 33 Morningside Drive and zoned Residential -One (R-1). LOCATION OF REQUEST: 33 Morningside Drive APPLICANT (S): OWNER (S): APPROXIMATE AREA: PRESENT ZONING: PRESENT LAND USE: Ron Sieh Cat and Michael Yach 19,739 Square Feet (0.453 acres) Residential -One (R-1) Single Family Residential ENTER INTO RECORD: (X) CASE FILE & PACKET MATERIALS (X) ZONING ORDINANCE Location 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 5.5 -foot (36.7%) variance from the 15 -foot side yard setback requirement for primary structures in the Residential -One (R-1) zone district for an addition to be constructed. Section 26-115.0 (Variances and Waivers) of the Wheat Ridge City Code empowers the Director of Community Development to decide upon applications for administrative variances from the strict application of the zoning district development standards that are not in excess of fifty (50) percent of the standard. II. CASE ANALYSIS The site is a corner lot on the southwest corner of Morningside Drive and Rangeview Drive (Exhibit 1, Aerial), located near the intersection of Kipling Street and W. 32°d Avenue. According to the Jefferson County Assessor, the main house was originally constructed in 1957. The current property owners purchased the property in 2016. The property is zoned Residential -One (R-1), as are all the properties surrounding it (Exhibit 2, Zoning Map). All neighboring properties are primarily single-family residential uses. Properties further to the northwest are located in the City of Lakewood. The R-1 zone district provides high quality, safe, quiet and stable low-density residential neighborhoods. In the R-1 zone district, the minimum side yard and rear yard setback for primary structures is 15 feet; this applies to the southern and western lot lines. Because this is also a corner lot, the northern and eastern property lines both have a greater setback requirement of 30 feet. According to the Site Plan (Exhibit 3), the lot measures 19,739 square feet, well exceeding the minimum lot size requirement for R-1 zoned lots (12,500 sq.ft.). The Survey (Exhibit 4) shows that the existing structures on the site are the existing house, shed and pool located in the rear yard. Per the Survey, the existing house has the following setbacks: 30 -foot east front yard setback, 53.4 -foot north side yard setback, 46.4 -foot east rear yard setback, and 30.2 -foot south side yard setback. There is about 15 feet of unbuilt right-of-way (ROW) between edge -of -asphalt on Rangeview Drive and the northern property line and about 10 feet of unbuilt ROW between Morningside Drive and the eastern property line. Since these unbuilt ROW areas are currently landscaped, it results in the property seeming like it has greater setbacks than it actually does (see Exhibit 5, Site Photos). Site photos also depict a number of mature trees that exist on the property. In addition, there is 15 feet of grade change from the southern property line to the northern property line, with areas south of the driveway and north of the pool steeper than other areas on the lot (Exhibit 4, Survey). According to the Written Request (Exhibit 6), the applicant is requesting the variance to expand the livable square footage of the home to accommodate the property owner's growing family. According to the Assessor, the home is currently 1,799 square feet in size with 3 bedrooms and 2.5 baths on the main floor with additional living space in a garden level basement. It is a single -story ranch home with size, design, and floorplan typical of its vintage; but relatively small for its 0.45 -acre lot. The applicant Administrative Variance 2 Case No. WA -21-05 I Yach proposes to convert the existing 2 -car attached garage into two additional bedrooms and a bathroom for the family's children, with a new 2 -car garage addition to be added to the south side of the residence. The variance request is, therefore, for this new garage addition. The Site Plan (Exhibit 3) depicts an addition that has a footprint that is 24.5 feet wide and about 735 sq.ft. in size. The applicant has taken the existing conditions of the property and neighborhood into consideration with the design and placement of the addition. The proposed attached garage was placed on the south side of the existing house to utilize the existing horseshoe driveway (Exhibit 6, Written Request). It is also proposed to be setback approximately 12 feet from the front fagade of the existing house to "provide design sensitivity to the neighborhood in addition to keeping existing windows in place for the existing bedrooms." This can be seen visually in the Elevations (Exhibit 7). Additional work included within the scope of the broader remodel project is a kitchen remodel, addition of a mud/laundry room, and a new back patio cover. The following table compares the required R-1 development standards for primary structures with the actual and proposed conditions relative to the proposal: R-1 Development Standards: Required Proposed Side Setback south 15 feet min. 9.5 feet Overall Lot Coverage (sum of all structures on lot, 25% (max.) / 4,934.75 sq. ft. u 22.5 /o / 4,438 sq. ft. including house, proposed (max.) additions, pool, and shed In analyzing past variance cases, in 2010, a property across the street to the southeast (28 Morningside Drive) requested a 7.5 -foot side yard variance for a 178 -square foot attached carport in the side yard in order to preserve mature landscaping. It was approved administratively per Case No. WA -10-05. Alternative Design There are limited options to build an attached garage of the proposed size on the property while meeting the setback requirements. The home has an unusually large northern setback almost 20 feet greater than required due to the slightly irregular shape of the lot. The home's placement on the lot results in a relatively shallow rear yard where space is limited due to the existing pool, shed, and steep slopes. Any attached garage in the front yard would also require a variance. While the generous northern setback appears to allow space to build an addition on the north side of the house, based on the Site Plan, Site Photos, and Elevations (Exhibits 3, 5, and 7), there is mature landscaping that would prevent a logical connection to the existing driveway. A garage on the north side would most likely need a new third driveway access point that would need to be approved by the Engineering Division to provide convenient access to it and would diminish the aesthetic value through loss of landscape. In addition, the north side of the house provides windows to the basement, which would then be blocked by the attached garage foundation and become a possible life -safety issue. There are, however, no physical hardships, as they pertain to the lot, clearly present that would prevent the applicant from building a pop -top addition for the new rooms while keeping the existing attached garage (Exhibit 6, Written Request). Public Comment Administrative Variance Case No. WA -21-05 I Yach During the 10 -day public notification period, staff received one general inquiry regarding the request. However, no written objections were received regarding the variance request. III. VARIANCE CRITERIA In order to approve an administrative variance, the Community Development Director must determine that the majority of the "criteria for review" listed in Section 26-115.C.4 of the City Code have been met. 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 was 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. The variance would not alter the essential character of the locality as an attached garage within the building coverage limits in the side yard is still in keeping with the character of the home and area. The applicant has also taken care to design a garage that is architecturally compatible to the existing house (Exhibit 7, Elevations). It has a greater front setback than the existing house to offset the side setback encroachment, and so the garage appears less prominent. In addition, because of the grade difference between this house and the house to the south (the southern house is higher in elevation, see Exhibit 5, Site Photos), the encroachment would be less impactful. 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. Even though the addition is an investment in the property, it would be possible to build the new rooms as a pop -top addition and keep the existing attached garage. 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. There are unique conditions related to the shape or topography of the property that results in a hardship. Because of the grade change in certain areas of the property, construction of an addition would be challenging. Furthermore, there are limited alternatives for placement of the Administrative Panance Case No. WA -21-05 I Yach proposed garage due to the existing placements of the house and pool, mature landscaping, and possible need for approval of an additional driveway. 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 current owner neither platted nor constructed the existing house in its current location on 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. The addition would not impede the sight distance triangle 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 unusual circumstances or conditions necessitating the variance request are present in the neighborhood. Other properties in the area have similar topographic challenges, mature landscaping, and deep setbacks. A property across the street to the south, 28 Morningside Drive, also previously requested a side yard variance for an addition. In that case, it was a 7.5 foot side yard variance for an attached carport in the side yard. It was approved per Case No. WA -10-05. Staff finds that this criterion has been met. 8. Granting of the variance would result in a reasonable accommodation of a person with disabilities. Administrative Panance Case No. WA -21-05 I Yach 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 requesting approval of a 5.5 -foot (36.7%) variance from the 15 -foot side yard setback requirement for primary structures in the R-1 zone district for an addition to be constructed. 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 alter the essential character of the locality. 2. The topography and mature landscaping present a particular and unique physical hardship for the property. 3. The alleged difficulty or hardship has not been created by person(s) presently having an interest in the property. 4. 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. 5. Unusual circumstances or conditions necessitating a variance request are present in the neighborhood. With the following conditions: 1. The design and architecture of the proposed addition shall be consistent with representations depicted in the application materials, subject to staff review and approval through review of a building permit that shall be submitted to the Building Division within 180 days of variance approval. Administrative Panance Case No. WA -21-05 I Yach EXHIBIT 1: AERIAL �;ty� �3AVE �� M' whRi� 2ND"" , Geographic r Information Systems Legend Subject Property � y C; o III Y 0� Q�y5 i jtr Mft .14 1 fill i b A # e � r Administrative Panance Case No. WA -21-05 I Yach y � 7 •• N sen vane cw ae v,geeon 7 EXHIBIT 2: ZONING MAP M� sNo AV WlieatR�ga T31S ceayrapmcInlormMion SystemsL aen&b]e6 PmperryRas�ntalOne R-1011•0 ✓...^ tr �RPNGE��EW � F z_ N 1 A O 9� 2 Qf O� i i �. r A Adm enesnanve Variance Case No. WA -21-05 / Pach IDWI IIIIjNMJIMNYaWIM11 c13 \* The lot measures 19,939 square feet. Area outlined in yellow shows the extent oftle proposed gavage addition that is requesting the variance. The addition has a proposed footprint that is 21.5 feet wide, about 935 sq. R. in size, 9.5 feet setback from the southern side property fine, bather setback from the from property line than the existing house. Additional work included within the scope of the broader remodel project proposed is a new back patio cover. There are several mature landscaping features on the property. Adeenstrahve Yaname Case No WA -21-051Y h EXHIBIT 4: SURVEY The casting structures on the site are the casting house shed, and pool. Me existing hoose has the follovnng setbacks :3o -foot ®4 fiootyaN sdbatic, 534 -foot north sheyard sdbatic, 464 -foot ®4 =yard setback, and 30 2 -foot south side yard setback There is about 15 fed ofwbwlt right-of- way (ROW) between edge of asphalt on faogeviess Drive and the northern property line and about to fed between Mortaogside Drive and the eastern pmpMy line Toaddition, there is 15 fed of fall from the southern prop Mylioe to theooMeropmpMy line withae®s south of the tlrivewayand north ofthe pool steeper than order areas on the lot aemmnwmau a 10 Gm M. Wh11051YwL EXHIBIT 5: SITE PHOTOS A view down the driveway on the southern side of the house towards the side yard where the new attached garage is proposed to be placed (approximate area outlined in red). A steep slope separates the house on this property from the one to the south. Administrative Variance 11 Case No. W4-21-05 /Yach Administrative Variance 12 Case No. W4-21-05 /Yach Administrative Variance 13 Case No. W4-21-05 /Yach EXHIBIT 6: WRITTEN REQUEST Ms. Tasneem This letter is provided to request an administrative variance to the side setback requirement outlined in the Wheat Ridge Municipal Code (WRMC) Section 26-205. The Property Owners request a reduction in the minimum side setback of five feet, six inches (5'-0") to accommodate their desired garage addition to the south side of the existing residence. The reduction requested is less than 50%of the total side setback requirement of fifteen feet (15') which qualifies for an administrative variance under WRMC Section 26-115.[.1. The described project at 33 Morningside Drive is to expand the livable square footage of the home to accommodate the Owners growing family. In order to accommodate the needs for additional living space and vehicle storage space, the project will convert the existing two (2) car garage space into new livable space with two separate bedrooms and a bathroom for the family's children. A new garage addition is proposed to be added to the south side of the residence to utilize the existing driveway, and will be set back from the face of the existing residence to provide design sensitivity to the neighborhood in addition to keeping existing windows in place for the existing bedrooms. Additional work included within the scope of this project is a kitchen remodel to open up the living space, a formal mud/laundry room for storage and laundry capabilities. Due to the orientation of this existing property, as well as the orientation of the existing house on the property, it is not possible to provide sufficient width to accommodate a modern two -vehicle garage within the existing side setback. The lot tapers toward the rear (west) side, and construction of a wall along this line would create an angle that would not allow sufficient space to park two vehicles. While it may be possible to construct a new garage to the north side of the existing residence, the severity of the grade, which slopes fifteen feet (15') from the south to the north as demonstrated on the site plan Adminis&a1sve Ianance Case No. WA-21-05/Yach would make integration with the existing residence difficult. This would also result in the loss of existing mature landscape, and would require a new drive access off of Rangeview Drive. A garage addition on this portion of the existing residence could impact egress and life safety from the existing garden level basement, as existing egress capable windows would likely be blocked by such an addition. While it may be possible to add additional bedroom areas to the north side of the property, the severity of the grade, which slopes fifteen feet (15') from the south to the north as demonstrated on the site plan would make construction difficult. This would also result in the loss of existing mature landscape; could require significant fill soils to be added to the property, further impacting the landscape by changing the existing grade and water runoff profiles. This could possibly result in the shedding of additional water onto neighboring properties, or the requirement of additional water runoff mitigation. This mitigation would further impact the existing landscape. An addition in this location could possibly create life safety concerns by blocking the existing windows on the north side of the residence at the basement level. Creating sleeping rooms on the north side of the residence would also create a disconnect with the existing bedrooms on the south side of the house. Though this is not technically a hardship, it is certainly an undesirable condition for the function of the residence and not a path that the Owners wish to pursue. A pop top addition, though present elsewhere within the neighborhood, would be difficult to integrate into the architecture of the existing residence, and is not seen in any of the residences within the immediate vicinity of the subject property. Elevating the residence would impact the views of the surrounding properties, and would require significant modifications to the existing structure and utilities. Though this type of addition would save the existing mature landscape, it would also require the familys small children both under the age of 10) to sleep on a different floor from the adults. This is a concern for the adults who, in the rase of an emergency such as a fire, would have difficulty or be unable to assist the children to safety. It is believed that the existing electrical service to the residence is a buried line, and a pop -top type addition could require a service upgrade to the existing panel. If such a modification required new work on the system between the existing residence and the main service branch, it is likely that the existing mature landscape would be compromised by such a modification. Please see the graphic below with the locations of possible addition alternatives and their drawbacks Admnisbaftw I anance Case Db. WA-21-05/Yach AdrmMSbMDe VE,"", 16 Cos, N, WA21A5/Yxh Under wRMC Section 26-115.0.4, it is our belief that: (a) the property would not yield a reasonable return in use without a two car garage that can accommodate the size of modem vehicles; (b) The variance would not alter the essential character of the locality. Several design considerations have been taken into amount to ensure that the project will conform to the character of the surrounding neighborhood; (c) the investment in the property by the Owner would not be possible without this variance due to the required modification to the footprint of the garage addition; (d) the shape and topographical condition of this property has limited the possible options for this project to be constructed; (f) the granting of the variance would not substantially or permanently impair the appropriate use or development of adjacent property; would not impair the adequate supply of light or air to any adjacent property; would not substantially increase the congestion in public streets or increase the danger of fire or public safety; would only seek to improve the property values of surrounding properties; and (g) the conditions necessitating the variance request are present within the neighborhood and not unique to the property. Thank you for your consideration of the requested variance. Respectfully submitted, 7714117— 14117—' / Ronald R. Sieh, III C 3 Design Solutions, LL[ Admnisbaftw I anance Case Db. WA-21-05/Yach EXHIBIT 7: ELEVATIONS 1 East Elevation ,B" =,'-0" —b} 2South Elevation EXIGTING RESIDENCE NEW ADDITION Gl - NEW PATIO ROOF NEW ROOF LIVINGSPACE - ..a�a 5H-1 SH -I- SN. ® F 65 *.o.wnwo�o.x —t _ o. 'v t a --------------- L 3 West Elevation Administrative Variance 18 Case No. WA -21-05 / Yach 4 North Elevation Elevations of the proposed new attached garage. The applicant has taken care to design a garage that is architecturally compatible to the existing house. Administrative Variance 19 Case No. WA -21-05 /Yach T•i='n �) Ad V It It ' ok IN VIA VIA Ad A d r Ad Mte�y� tiz Ad VA I'dAd e O"y` �+ -, �;A AM, III P' . ►, S VIA "-AdoodIr It.'ra tr AM Ad IN III a ALLA qw- do Ad AL old M AM MA I ?moiAM_to ' Ift I A Nd At C.1% dredd Nord CIA At Aj iH - ,ALL Mood, A Ad �_ _ ; d IN Add AdArd AdN -- d __. 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WA -21-05/ Yach DEADLINE FOR WRITTEN COMMENTS: 5 PM — 7/9/2021 1, Cal 0a( -K residing at S3 as the applicant for Case No. Public Notice at on this 30th day of (n am e)^"11 " AA 001 ( dress) WA -21-05 hereby certify that I have posted the sign for 33 Morningside Drive (location) June and do hereby certify that said sign has been posted and remained in place for ten (10) days prior to and including the deadline for written comments regarding this case. The sign was posted in the position shown on the map below. Signature: NOTE: This form must be submitted to the Community Devel ment Department for this case and will be placed in the applicant's case file. MAP NOTE: Land use applications must be ► I submitted BY APPOINTMENT with a City Of planner. Incomplete applications will not Wheat DC�e be accepted—refer to submittal checklists. LAND USE CASE PROCESSING APPLICATION Community Development Department 7500 West 29th Avenue • Wheat Ridge, CO 80033 • Phone (303) 235-2846 (Please print or type all information) Applicant Mike & Cat Yach Phone 720-323-5761 Email mikeyach@gmail.com Address, City, State, Zip 33 Morningside Drive, Wheat Ridqe, CO, 80033 Owner Mike & Cat Yach Phone 720-323-5761 Email mikeyach@gmail.com Address, City, State, Zip 33 Morninqside Drive, Wheat Ridqe, CO, 80033 Contact Ron Sieh Phone 303-912-9261 Email ron@c3designsolutions.com Address, City, State, Zip 10924 West 67th Way, Arvada, CO, 80004 (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): 33 Morninqside Drive 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 O Site Plan O Minor (4 or 5 lots) O Temporary Use, Building, Sign O Concept Plan O Major (6 or more lots) O Variance/Waiver (from Section 26- 205 ) O Right of Way Vacation O Other: Detailed description of request: The Property Owner would like to expand their home to accommodate their growing family. In order to accomplish this with their projected budget, the project would include converting the existing garage into new living space, and adding on a new two car garage to the south side of the house. Double frontage, steeply sloping grade, and an existing in -ground pool make this the only viable option for the Owner 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 Applican """ State of } Color do ss County of � The f,,44re of g ii„nstrume (Land Use Processing Application) was acknowledged by me this by Notary Pu is To be filled out by staff: Date received 6-23-21 Comp Plan Design. Related Case No. Assessor's Parcel No. 39-284-06-001 Size (acres or sqft) Rev 1/22/ 2016 My commission expires _Z_ /Z� /20_�V Fee $ 200.00 Receipt No. CDA024891 Pre -App Mtg. Date . Current Zoning R-1 Proposed Zoning NOTARY PUBLIC STATE OF COLORADO NOTARY ID 20184007604 f COMMISSION EXPIRES 02115/2022 Case No. WA -21-05 Quarter Section M9 SE28 Case Manager l asneem Current Use Singe Family Home Proposed Use Tammy Odean From: ERP@ci.wheatridge.co.us<DoNotReply@ci.wheatridge.co.us> Sent: Wednesday, June 23, 2021 4:02 PM To: Tammy Odean Subject: Your Wheat Ridge Receipt Hello, Here is your requested receipt from the City of Wheat Ridge. Sincerely, The City of Wheat Ridge 7500 W. 29th Ave. Wheat Ridge, CO 80088 303-234-5900 Receipt CDA024891 Receipt Code: Operator Code: Receipt Date: Receipt Total: Received From: Distributions CDA024891 TODEAN 06/23/202104:00 PM $200.00 ZONING APPLICATION FEES Payment Description variance v,ppucanon ree Money Description 'W Amount Fee Total VISA 1674 / AUTH CODE: 96027087 $200.00 $0.00 $200.00 1 C 3 Design Solutions, LLC 10924 W. 67" Way Arvada, CO 80004 303-912-9261 1 ronald.sieh@gmail.com June 22, 2021 To: City of Wheat Ridge Planning & Development Services 7500 W. 291h Avenue Second Floor Wheat Ridge, CO 80033 303.235.2852 Re: Agent Authorization Letter 33 Morningside Drive Wheat Ridge, CO 80033 To Whom it May Concern: 33 Morningside Drive Agent Authorization Letter This letter is provided as satisfaction to the City of Wheat Ridge that the property Owners of the address known as 33 Morningside Drive, have, upon signing of this letter, formally authorized C 3 Design Solutions, LLC and their staff to act as an official Agent to the Owner of the property. The undersigned property owners hereby grant the Agent the authority to submit documents, exhibits, applications and payments on their behalf as it pertains to improvements to the subject property. Owner Responsibility The Owner will provide background information and/or materials pertaining to the project as well as intermediate coordination as needed. The Owner acknowledges upon signing this agreement that C 3 Design Solutions, LLC will become their Authorized Agent and may provide information, documentation, and payments as required to facilitate the approval of their building project. 6e /Z 312 4 Owl6rer/Authorized fvl lresentative Signature Date Cc+ \//ac.lA U A3 f2 Print Name i Date Respectfully submitted, Ronald R. Sieh, III C 3 Design Solutions, LLC Design Concepts, Ideas, and Arrangements represented herein are and shall remain property of the Designer. Any use without written permission is unlawful. 2016056308 6/13/201610:12 AM PGS 1 $11.00 DF $53.25 ElectropicallyRecordedJeffersonCcoy CU Faye Gnffin Cork and Recorder �DIGFJ(i a WARRANTY DCGD THIS DEED, Made this June 10, 1016 between E5 John M. McNaughlon and Pamcla J. McNoughtun of the City bad Courtly ofJeReraun and Stole ofCOLOftADO, grantor, and Cut T. Ynch and M11lchnel 1V. Ynch nsjuinl knants whose Irgai addrru Is Jl Murningsldc flrlvc, Wheat Rld�c f_O 2151 of eine Clty and County of leRenon, Stale of Colorado, grantce(e); WITNESS, Tltat the grantor, for and in camldcratlon of the sum of Five Hundred Tldrty-Two Thowand Flre Hundred And 001100 DOLLARS (S532,500.W), the recelpt and sufficiency of which Is hereby acknowledged, hes granted, bargained, sold and conveyed, and by tMse presents does grsnt, bargain, sell, convey and confo n, unto the grunites, their heirs told assigns forever, all die reel proputy together with Improvements, If any, situate, lying and beIng in the City and County of JcrlFnon, and Stole or COLORADO, described as roflows: t.ot 5. Block I5, Paramount I lelghts, Port Four, County of )cfTcrson. State of Colorado. also known by ureal and number as 37 MornlnQslde Drive, Wheal Ridge, CO 80215 TOGETHER with all and singular the itcrcdilamcnu and appurtenances Utercunto belonging, or in anywise appcnaln ng, and lilt reversion and reversions, remainder and remainden, rents, Intoes and profits dtereof, and ell the estate, right, title, Interest, claim and demand whatsoever of Ole grantor, either In law or equity, nf, in and to the above bargained premises, with the heredltnments and appurtenances. TO HAVE AND TO HOLD the said premises above baTalned and describes with Uta appurunancca, unto the grantee, Ihctr heirs and assigns forever, The grantor, for himself, his heirs and personal rcpresemntives, doe; covenant, granI, bargain and agree to and whit the grantees, their heirs and amigns, dal at the time of dso enseaJing and &!very or these presents, he is well seized of the premises above conveyed, has a good, sure, perfect, obsoluse and Indefeasible estate of inheritance, in law, In fee simple, and has gnad right, full power unJ lewfal authority to gram, bargain, sell and convey the same in manner and form aforesaid, and that the same aro free and clear from all farmer and Other grants, bargains, sales, liens, tuxes, ussessmenu, encumbrances and restrictions of whatever kind or nature saver, except for taxes far the current year, a licit but not yet due and payable, and those speciric Exceptions described by reference to rccarded documents as reflected in the Title Documents accapted by Buyer in accordance with sectJon 11,1 Mille Review), of the contract dated May 10, 2016, between the ponies, the gmntor shall and will WARRANT AND FOREVER DEFEND the abavo•bargalncd premises in dic quiet and peaceable pusscssion of Ole grantees, Inch hetes and assigns, against all and every person or persons I:Wfully claiming the whole of any part thereof. The singular number shall Include the plural, ilia plural the singular, and die use of any gender shall be applicable to all genders. IN WITNESS WHEREOF, Ile grantor ties executed this dad on the dace set forth above. SELLERS: i Ji n M. McNoughloa amets J. McNnugh STATE OF 5 )ss' COUNTY or ?1fo �{I d(41 �, (y The foregoing Instrument was acknowledged before mo tib %Ij day afJune, 2U16. by John M. McNaughton and Pamela 1. McNaughton Witness my hand and official seal. I My Carnmission explra:� Fk Na. Uaari tdf H'smary Dad is Jam Tmanu f uh�lc U 33 MORNINGSIDE DRIVE J Z O VARIANCE REQUEST DOCUMENTS o s a52 LOT 5, BLOCK 15, PARAMOUNT HEIGHTS, PART FOUR, COUNTY OF JEFFERSON, STATE OF COLORADO Q J o a j = O W � w NEW GARAGE M F - T.O.Pkde G 1 $H-1 - _ -. - $H 1 w 1- TO. UPMr bpO� b WMav Hats — �` WMvx XmE m RS- -- m T.O. Man Fbm Deck C r T.O. Man Fkwr DaYc O. FaunMion - To Fouts TO. e� � � TO. SM East ElevationNO W-04,0114, o 1/8" EXISTING RESIDENCE NEW ADDITION z T.O. Rw c � - F 1 TO, RW � tl O TO. UDPor Fkar Deck T O. Upper Flan Oeck a T.O. PW TO. PMk —p WlnHatl } ' r Wintlow HeaO F1 yya EBR-1 L0 T.o. Meln Fkor Oerlc Flmr Oerk CN.O. FauM ' . FwnEetlon r� //� 0 F JI L F / ` W T.O. Basemen�52b T10 �� •� 2 South Elevation Z o EXISTING RESIDENCE 1/8 — 11-011 O U NEW ADDITION /1/ •� n; G-1 —� NEW PATIO ROOF NEW ROOF 01 LIVING SPACE LL //'��� LL/ ,L TO. Rw T.O. Rw ,` 0 5 r.o.0 a SH-1 SH-I T.o.U� 5 �U'[) T.O.P H - ... T.o.Rete _ V M WlnOwv HaO WYgaw Hatl t_ F-1 ...-.... .. '° O RS-I T.O. MI III Deck - T.O. Mab FW Oeck 2 .O. F.Im _ —T.0. FI U / Wi O. F F I I OT.eaeren[SMb T.O. Beeame Slab Z No /exr/ReW�on Ode 1 Variance Rea. 05/0521 3 West Elevation EXISTING RESIDENCE CI, NEW PATIO ROOF 7 TO. rwd L O DRAWN Rs3 TO. s TO. P� T.O. nefe W Wkdav Heatl Wintlow Heai b R 1 b . w r W-1 T.O. Man Fbor Oxk T.O. Mein Fbar Doak .O. FaunMbn O.FWgalkkl -- - - U VAR F F �r.a.emem Mb T.aa�enna ska ,� PROJECT 201922 TO. QREVIEWED Rs3 4 North Elevation Variance Elevations SHEET m V-2 1"I IE R-IN M Exterior Finish Schedule KEY TYPE MANUFACTURER STYLE COLOR NOTES EBR-1 Existing Brick WA Running Bond Existing to Remain F-1 Composite or Cedar Fascia James Hardie or EO. 1x10 Dark Gray Pre-finished or painted G-1 Metal Gutter Prefinished Metal Gutter, Size TBD Dark Gray Finish Pre-fnished. ISSUED RS-1 Reveal Panel Fiber Cement Siding James Hardie or EO. 4' x S' Flat panel w/ Reveal Channels Light Gray Pre-finished or painted SH-1 Roof Shingles GAF or EO. Asphalt Composition Shingles Match Existing Install per Mfr. Specifications Exterior Grade Wood Posts Western Cedar or Eq. Dark Gray Paint to match Fascia C 3 Design Solutions, LLC 10924 W. 67' Way Arvada, CO 80004 303-912-9261 1 ron@c3designsolutions.com July 1, 2021 To: Ms. Zareen Tasneem Planner I City of Wheat Ridge Planning & Development Services 7500 W. 29th Avenue Second Floor Wheat Ridge, CO 80033 303.235.2852 Re: Variance Request Letter 33 Morningside Drive Wheat Ridge, CO 80033 Ms. Tasneem: Variance Request Letter 33 Morningside Drive This letter is provided to request an administrative variance to the side setback requirement outlined in the Wheat Ridge Municipal Code (WRMC) Section 26-205. The Property Owners request a reduction in the minimum side setback of five feet, six inches (5'-6") to accommodate their desired garage addition to the south side of the existing residence. The reduction requested is less than 50% of the total side setback requirement of fifteen feet (15') which qualifies for an administrative variance under WRMC Section 26-115.C.1. The described project at 33 Morningside Drive is to expand the livable square footage of the home to accommodate the Owner's growing family. In order to accommodate the needs for additional living space and vehicle storage space, the project will convert the existing two (2) car garage space into new livable space with two separate bedrooms and a bathroom for the family's children. A new garage addition is proposed to be added to the south side of the residence to utilize the existing driveway, and will be set back from the face of the existing residence to provide design sensitivity to the neighborhood in addition to keeping existing windows in place for the existing bedrooms. Additional work included within the scope of this project is a kitchen remodel to open up the living space, a formal mud/laundry room for storage and laundry capabilities. Due to the orientation of this existing property, as well as the orientation of the existing house on the property, it is not possible to provide sufficient width to accommodate a modern two -vehicle garage within the existing side setback. The lot tapers toward the rear (west) side, and construction of a wall along this line would create an angle that would not allow sufficient space to park two vehicles. While it may be possible to construct a new garage to the north side of the existing residence, the severity of the grade, which slopes fifteen feet (15') from the south to the north as demonstrated on the site plan Page 11 Design Concepts, Ideas, and Arrangements represented herein are and shall remain property of the Designer. Any use without written permission is unlawful. C 3 Design Solutions, LLC 10924 W. 67' Way Arvada, CO 80004 303-912-9261 1 ron@c3designsolutions.com Variance Request Letter 33 Morningside Drive would make integration with the existing residence difficult. This would also result in the loss of existing mature landscape, and would require a new drive access off of Rangeview Drive. A garage addition on this portion of the existing residence could impact egress and life safety from the existing garden level basement, as existing egress capable windows would likely be blocked by such an addition. While it may be possible to add additional bedroom areas to the north side of the property, the severity of the grade, which slopes fifteen feet (15') from the south to the north as demonstrated on the site plan would make construction difficult. This would also result in the loss of existing mature landscape; could require significant fill soils to be added to the property, further impacting the landscape by changing the existing grade and water runoff profiles. This could possibly result in the shedding of additional water onto neighboring properties, or the requirement of additional water runoff mitigation. This mitigation would further impact the existing landscape. An addition in this location could possibly create life safety concerns by blocking the existing windows on the north side of the residence at the basement level. Creating sleeping rooms on the north side of the residence would also create a disconnect with the existing bedrooms on the south side of the house. Though this is not technically a hardship, it is certainly an undesirable condition for the function of the residence and not a path that the Owners wish to pursue. A pop top addition, though present elsewhere within the neighborhood, would be difficult to integrate into the architecture of the existing residence, and is not seen in any of the residences within the immediate vicinity of the subject property. Elevating the residence would impact the views of the surrounding properties, and would require significant modifications to the existing structure and utilities. Though this type of addition would save the existing mature landscape, it would also require the family's small children (both under the age of 10) to sleep on a different floor from the adults. This is a concern for the adults who, in the case of an emergency such as a fire, would have difficulty or be unable to assist the children to safety. It is believed that the existing electrical service to the residence is a buried line, and a pop -top type addition could require a service upgrade to the existing panel. If such a modification required new work on the system between the existing residence and the main service branch, it is likely that the existing mature landscape would be compromised by such a modification. Please see the graphic below with the locations of possible addition alternatives and their drawbacks: Page 12 Design Concepts, Ideas, and Arrangements represented herein are and shall remain property of the Designer. Any use without written permission is unlawful. C 3 Design Solutions, LLC 10924 W. 67th Way Arvada, CO 80004 303-912-9261 1 ron@c3designsolutions.com Variance Request Letter 33 Morningside Drive LV - - - �pG� Addition Option Diff DH Constru&,on O 5f' - -ft ypRp 5HT :Loss al Mature Landscape Could pos bly block Exit g Egress i stl-AMT'S ,MndowG ale mem Steep 000 r --- [ Vi Q X` --_-- - --- V to -'EI LANDSCAPE AREA EXISTING iE:ASPHALT tt - ...COVERED - ��r- PORCH CIRCLE DRWE _ - NEW PA710 Roof � 833 EXISTING [1) STORY S ::- 'E -11, 4 -RESIDENCE -s -GARDEN - SERVICE (ABSVME -'LEVEL BASEMENT Poo Too Ornlon -Impact Neighborhood wows :Diff ` -It OCh,ldn ti ` �.. -�� ---- - -Required Children to sleep on different How w -r{ to train adults Des not solve the s ze of the ex sk g garage 1 �L _ ~� ✓ - (t o small to accommodate modern vehicles) Does save mature landscape 1 NEW" CONDITIONED - Requires sgaihwnt modiicabons to the 'sting .. , HVING AREA - -moi J e structure DIKGUIt Lo mteg at¢ the ArchilecNr¢ wnh ATE Ex sriNs Ili, ETER , ngresdence and neghbwnood NEW GARAGES f _ -� ADDITION t ' I 1 1 pE YAR 5 TBPCH 1015 _ 1 105.81- �(yyR�p SECTRIN /. / -. .- - pE SEIBAC� h �S - 7 / i- - --_ s- - , _ -----_ - _-----`- Page 13 Design Concepts, Ideas, and Arrangements represented herein are and shall remain property of the Designer. Any use without written permission is unlawful. C 3 Design Solutions, LLC 10924 W. 67th Way Arvada, CO 80004 303-912-9261 1 ron@c3designsolutions.com Variance Request Letter 33 Morningside Drive Under WRMC Section 26-115.C.4, it is our belief that: (a) the property would not yield a reasonable return in use without a two car garage that can accommodate the size of modern vehicles; (b) The variance would not alter the essential character of the locality. Several design considerations have been taken into account to ensure that the project will conform to the character of the surrounding neighborhood; (c) the investment in the property by the Owner would not be possible without this variance due to the required modification to the footprint of the garage addition; (d) the shape and topographical condition of this property has limited the possible options for this project to be constructed; (f) the granting of the variance would not substantially or permanently impair the appropriate use or development of adjacent property; would not impair the adequate supply of light or air to any adjacent property; would not substantially increase the congestion in public streets or increase the danger of fire or public safety; would only seek to improve the property values of surrounding properties; and (g) the conditions necessitating the variance request are present within the neighborhood and not unique to the property. Thank you for your consideration of the requested variance. Respectfully submitted, Ronald R. Sieh, III C 3 Design Solutions, LLC Page 14 Design Concepts, Ideas, and Arrangements represented herein are and shall remain property of the Designer. Any use without written permission is unlawful. 33 MORNINGSIDE DRIVE VARIANCE REQUEST DOCUMENTS LOT 5, BLOCK 15, PARAMOUNT HEIGHTS, PART FOUR, COUNTY OF JEFFERSON, STATE OF COLORADO ARCHITECTURAL SITE PLAN LEGEND -W---W---W---W E E E- SS SS SS SS GAS—GAS—GAS—GAS -x x x OHU OHU OHU OHU -E E E E- -T T T T- WRMC SECTION 26-205.B -x x x x - LINES TCHES SYMBOLS PROPERTY LINE PROPERTY SETBACKS PROPERTY EASEMENTS WATER LINE SANITARY SEWER LINE GAS LINE OVERHEAD UTILITY LINE(S) ELECTRICAL LINE TELEPHONE / DATA LINE FENCE LINE LINE OF CONCEPTUAL FLOW (STORM WATER DRAINAGE) PROPOSED BUILDING HATCH EXISTING BUILDING HATCH EXISTING ATTACHED GARAGE HATCH CONCRETE PAVED AREAS AND SIDEWALKS PROPERTY CORNER (W/ ELEVATION) - SEE SURVEY DOCUMENTS SPOT ELEVATION SYMBOL - SEE SURVEY DOCUMENTS SHADE TREE LOCATION ORNAMENTAL TREE LOCATION CONIFEROUS TREE LOCATION LOT AREA COVERAGE CALCULATIONS TOTAL SITE AREA: 19,739 SQUARE FEET MAX. ALLOWED LOT COVERAGE: (Lot Size x 0.25) = 25 WRMC SECTION 26-205.B (19,739 x 0.25) = 4,935 SQUARE FEET EXISTING RESIDENCE AREA: = 1,799 SQUARE FEET EXISTING ATTACHED GARAGE AREA*: = 495 SQUARE FEET EXISTING COVERED PORCH AREA: = 97 SQUARE FEET EXISTING SHED AREA: Qo = 352 SQUARE FEET TOTAL EXISTING COVERAGE: (1,799+495+352) = 2,646 SQUARE FEET U NEW ADDITION AREA (GARAGE): ° = 738 SQUARE FEET NEW DECK AREA: �w o� = 202 SQUARE FEET TOTAL NEW COVERAGE: (738+202) = 940 SQUARE FEET 01 TOTAL CALCULATED COVERAGE: (2,646+940) = 3,586 SQUARE FEET PROPOSED HARDSCAPE AREA: Lu 3,046 SQUARE FEET PROPOSED LANDSCAPE AREA: Q 13,107 SQUARE FEET PERCENTAGE OF SITE THAT IS BUILDING: 3,586 / 19,739 = 18.2% PARKING REQUIRED = 2 SPACES PARKING PROVIDED = 6 SPACES SITE &LANDSCAPE NOTES WRMC = WHEAT RIDGE MUNICIPAL CODE, CURRENT EDITION *EXISTING GARAGE AREA WILL BE CONVERTED TO LIVABLE SPACE AND IS INCLUDED IN THE EXISTING RESIDENCE BUILDING COVERAGE CALCULATIONS. SITE PLAN NOTES: 1. THE SUBJECT PROPERTY'S USGS ELEVATION IS 5,203.9' ASL AT THE FINISHED FLOOR. 2. UTILITIES SHOWN ON THE SITE PLAN ARE FOR INFORMATIONAL PURPOSES ONLY. ALL UTILITIES ARE TO BE VERIFIED IN THE FIELD PRIOR TO ANY WORK. 3. THE FENCE LINE(S) ARE SHOWN OFF OF THE PROPERTY LINE FOR GRAPHICAL CLARITY, ACTUAL LOCATION MAY VARY. j —Z cPo 00 0000 dap oo�ao p ° Wo i °800 o oo°o � p°eo aoo°per o0 0° o°op o° Nn oa°0/ / i /I �� op °opo ao B0000 o�oopoWUWpo oU°oop����°ao �� 0000 moo OR A�oopo°pp^�'�°-'s / I 0 / \ / 000 _5530'— oo° 0000 i. �j t / \ o �opfio ° 4'oono� o° o°o�op 4�°o0e°�ov o 00 0 0 o° / p- 00 8°0 pa op 0 "oo e °per 000° ° o Q0 bopp0o� p0 B NJ. v? op°�0`0�0 °°0 p0°op°oho oo°000°p 000 p�D oa�po 000 pe — °po4, ago o°'Io 0000000�po��° — 'ILI o�op o°o o°� � ��dp�°pDo 08�t� o Ni 4o � pop 00�°�0 0 0 0 � °�°p °p ° o0ppa° ��ngp � poo -� 0Up0o �on oo° \ po`� o 0°°0 0 ep 2° 0000 00 0 op 0D� °0000°" �o 00 p�° — 00 06fl p pop°o°oo 0600 moo o" apo° 6p 000 o�0 o4 °oao"o 0 0 00 o 6opo p ap ;° moo° po° Lot 4 \ Lot 5o°o��°a �opB" o g° 6 °o ga o o o°boa° o° �p pgo o apo p 5535'—X�X�X X50 , PATIO EXISTING ELECTRICAL _ w w SERVICE (ASSUMED) vC)�i \ vC) 2.0 -EXISTING SWIMMING POOL, —1 N COND N LIVIN( ��\\,j RESVOE"��„ I G XQ \ of 1A -5545' � — 133.80' _ l H8305 51 EXISTING 6' WOOD PRIVACY FENCE GRAPHIC SCALE Site Plan y 1 if = 10'-0" 0 z 0 20 40 60 80 U Z o OJ Qo 70Q CN \ED _00 C� U o O ° _ �O u �w o� \z wQ �> zz o 01 oQ =� Lu Q w U No, Issue /revision l�afe 1 Variance Rea. 05/05/21 ISSUED VAR PROJECT 201922 DRAWN RS3 REVIEWED RS3 Variance Site Plan SHEET V_ I THESE DRAWINGS, SPECIFICATIONS AND THE IDEAS, DESIGNS AND ARRANGEMENTS REPRESENTED THEREBY ARE ANDS HALL REMAIN PROPERTY OF THE ARCHITECT/DESIGNER. ANY USE WITHOUT WRITTEN PERMISSION IS UNLAWFUL Rev 5/2014 City of Wheat dge Co., uNnr DMWPTT Submittal Checklist: Variance Project Name: 33 Morningside Drive Addition Project Location: 33 Morningside Drive, Wheat Ridge, 80033 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: E]1. Completed, notarized land use application form [Z]2. Application fee =. Signed submittal checklist (this document) m4. Proof of ownership—e.g. deed Wntten authorization from property owner(s) if an agent ads on behalf of the owner(s) 6. written request and description of the proposal m Include a response to the variance review criteria—these are found in Section 26-115 of the municipal code © Include an explanation as to why alternate designs that may comply with the zoning standards are not feasible © Include an explanation of the unique physical hardship that necessitates relief [ Survey or Improvement Location Certificate (ILC) of the property m8. To -scale site plan indicating existing and proposed building footprints and setbacks [Z]9. Proposed building elevations indicating proposed heights, materials, and color scheme As applicant for this project, 1 hereby ensure that all of the above requirements have been included with this submittal. 1 fully understand that if any one of the items listed on this checklist has been excluded, the documents will NOT be distributed for City review. In addition, 1 understand that in the event any revisions need to be made after the second (2nd) full review, 1 will be subject to the applicable resubmittal fee. Signature: Name (please print): Ronald Sieh Date: 6/22/2021 Phone: 303-812-8261 Community Development Department (303) 2352846 www.ci.wheatridge.co.us \ \ o N O r W w C` 0 m D 71,7 ■ \ -P, cn O m Z } U) 0 O m U) U) m / 0DD= N D z 2 O 0 O o OmK m .. > Z Z \ / m O Oz A O 0 0 Z O O D =00� m O O mi � M w r Om D 7 -1N -ptam=NO D p �m �=cn D w mm D O ONi 0 m O .m m C0 m 13J0 C� Omz0 z z lu r D m it --3 mOG 70.7 D z FFJ Z F7 p o � 00p0 m = z O S. 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