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HomeMy WebLinkAbout06/28/2001CITY OF WHEAT RIDGE BOARD OF ADJUSTMENT AGENDA June 28,2001 Notice is hereby given of a public hearing to be held before the City of Wheat Ridge Board of Adjustment on June 28, 2001, at 7:30 p.m., in the City Council chambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado. 3. PUBLIC FORUM (This is the time for anyone to speak on any subject n appearing on the agenda.) i A. ' Case No. WA-01-03 (continuedfirom Me�y 24, 2001): An application filed by Compass Montessori for approval of a 1.5 foot front yard setback variance from the required 30 foot front yard setback resulting in a proposed 28.5 foot front yard setback for property located at 10399 West 44 and zoned Restricted-Commercial (R-C). B. ' Case No. WA-01-07 (continuedfrom May 24, 2001): An application filed by Abundant Grace Fellowship for approval of a waiver to the parking lot buffer requirement on the northern parking lot of property located at 4535 Wadsworth Blvd. and zoned Residential-Two (R-2). R�H] all all 113 B. Discussion of New Bylaws C:\Kadiy\B0AtAgendas\01 0628,wpd CASE NU. &NAME: WA-01-03 /Compass CASE MANAGER: Mary Austin ACTION REQUESTED: Request for a one and a half (1.5) foot front yard setback variance from the thirty (30) foot front yard setback requirement for the purpose of accommodating a school addition. NAME & ADDRESS OF APPLICANT(S): inmETMOM30= ilil 10 i�i 10399 West 44 Avenue. Compass Montessori School 10399 West 44 Avenue Wheat Ridge, CO 80033 APPROXIMATE AREA: 1.77 acres PRESENT ZONING: R-C, Restricted-Commercial; & A-1, Agricultural-One PRESENT LAND USE: Public Charter School SURROUNDING ZONING: N: R- 2A & PRD, S: and E: PRD, & W: C -1 & R-2 SURROUNDING LAND USE: N: Multi-Family Residential & Vacant S: and E: Multi-Family Residential W: Commercial & Duplex Residential DATE PUBLISHED: May 4, 2001 DATED LEGAL NOTICES SENT: May 10, 2001 JURISDICTION: The property is within the City of Wheat Ridge, and all notification and posting requirements have been met, therefore, there is jurisdiction to hear this case. 1. REQUEST The property in question is located at 10399 West 44 11 Avenue and is currently being used for a Public Charter School. The property is zoned R-C, Restricted Commercial (west) and A-1, Agricultural One (east) (Exhibit 1, Zoning Map). The property is nearly square in shape and has frontage on both W. 44 Ih Ave. (south) and Miller St. (west). In May, 2000, a Conditional Use Permit was granted to Compass Montessori for an expansion of approximately 10,300 square feet for the school. The approved site plan for the Conditional Use Permit showed the new addition in compliance with the 30 foot front yard setback. The addition was not built to plan specification, and upon completion, it was discovered that the foundation wall of the building encroached by 1.5 feet into the required front yard setback. The applicant has submitted a site plan showing the current location of the new building and the 28.5 foot front yard setback. (Exhibit 3, Site Plan). The applicant has also submitted a letter outlining the reasons for the requested variance (Exhibit 4, Applicant Letter). If the variance is denied the applicants have stated that renovations would delay the start of school in the fall, and could drastically affect the school's income. The variance is a result of errors made by the architect and general contractor. Ill. VARIANCE CRITERIA Staff has the following comments regarding the criteria used to evaluate a variance request: 1. Can the property in question yield a reasonable return in use, service or income if Board of Adjustment Page 2 WA -01 -031 Compass permitted to be used only under the conditions allowed by regulation for the district in which it is located? If the variance is denied the use of the property for a school could still continue. However, denial of the variance request would force the school to relocate the exterior wall of the new addition 1.5 feet to the north in order to come into compliance with the 30' front yard setback. The renovation process would temporarily displace students and faculty. 2. If the variation were granted, would it alter the essential character of the locality? Approval of this request would not alter the essential character of the neighborhood. The 1,5' encroachment is on the south side of the school in the front yard setback, which fronts West 44 th Avenue, The encroachment is minor and would have no impact on surrounding properties. 3. Would the particular physical surrounding, shape or topographical condition of the specific property involved result in a particular hardship (upon the owner) as distinguished from a mere inconvenience if the strict letter of the regulations were carried out? would have no affect • public safety, The use of the property will remain as a school regardless of the outcome of the variance request so it will have no impact on increasing congestion in the streets. The requested variance should not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood. If criteria a through e are found, then, would the granting of the variance result in a benefit or contribution to the neighborhood or the community, as distinguished from individual benefit on the part ► the applicant, or would granting of the variance resul in a reasonable accommodation of a person with disabilities? I 111 1 1 11�111�giiipi�� I R I 11� p 11 1 � 11111�1 I M I C i I Board of Adjustment Page 4 WA-0 1 -03 / Compass J A ;+fit 4 P1 n* l . 10575 IOSAI 1 V, .A x �e R lII�RI.iIWR' �.iR" � f� �/�•'' v J A eat .w!'I .M'I'd #/e� a�^!► "NIt w r Alriwr�!!rulrla! M . .,+ t 1 �� V The administrators, teachers, and parents ot'Campass Akritessori School aim to nurture she whole cbild, adpcing to meet each srudent' unique intellectual, enwriona4 soc;al, p;sysw,;4 and spirmial needs. Our goal it to foster competent, responsible, and independent citizens who are innovative problem solvers, At Compasi Monresyory students will learn to respect rhemselvec other people, and the environment. In addition, we will strive to instill life-long love o fearning 10399 West 44th Avenue Wheat Ridge, CO 80033 (303) 420-8288 email: compass@jefTco.kl2.co.us City of Wheat Ridge 7500 West 29 Avenue Dear Mr. White: Please accept the enclosed Land Use Processing Application. Compass Montessori School at 10399 W, 44 Avenue is requesting a minor variance from the 30' setback requirement along 44 Avenue. The school is requesting an administrative variance of 28.6 feet from the required 30-foot setback. Please feel free to call if you need further information. Sincerely, Richard Fulton, Principal A R LEUZ-1 "i ED APB; 2 FP= website: hup://204,9&L2/ I services/schools,html I EXH1131T 4 CASE NO. & NAME: WA-01-07 CASE MANAGER: Travis Crane ACTION REQUESTED: Approval of a waiver to the parking lot buffer requirement NAME & ADDRESS OF APPLICANT(S): Abundant Grace Fellowship Church 4535 Wadsworth Boulevard Wheat Ridge, CO 80033 NAME & ADDRESS OF OWNER(S): same APPROXIMATE AREA: 49,223 square feet (1.13 Ac) PRESENT ZONING: PRESENT LAND USE: Residential-Two (R-2) Church DATE PUBLISHED: MaA� DATE POSTED: May 10, 2001 JURISDICTION: The property is within the City of Wheat Ridge, and all notification and posting requirements have been met, therefore, there is jurisdiction to hear this case. I. REQUEST The property in question is located at 4535 Wadsworth Boulevard and is currently zoned Residential-Two (R-2) (Exhibit 1, Zoning Map), The property is currently being used as a church. IL SITE PLAN The applicant has submitted a site plan detailing the new parking as well as a six foot fence to screen the parking lot (Exhibit 5, Applicant Site Plan). The proposed fence would have been constructed to match the existing chain link fence on the west side of the property. Staff has not received objections, but a letter of support was submitted by the neighbor directly to the north (Exhibit 6, Neighbor Letter). 1. Can the property in question 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 is denied, the property may still receive a reasonable return in use. The church may incur additional cost to construct the buffer, but it may still be used as a church. Z. If the variance were granted, would it alter the essential character of the locality? 3. Does the particular physical surrounding, shape or topographical condition of the specific property involved result 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? This lot does not have any particular physical condition creating a hardship. It is rectangular in shape and relatively level. The hardship involved with this variance is strictly monetary, 4. Has the alleged difficulty or hardship been created by any person presently having all interest in the property? The applicant, who has interest in the property, has created a self-imposed hardship by failing to meet a condition of approval when the original application was filed and approved in June of 2000. 6. If criteria a through e are found, then, would the granting of the variance result in a bene or contribution to the neighborhood or the community, as distinguished from an individu - benefit on the part of the applicant, or would granting of the variance result in a reasonab accommodation of a person with disabilities? This potential waiver would not contribute to the neighborhood or community in any positive fashion. This waiver was requested based on a desire to save money. This waiver would not result in a reasonable accommodation of a person with disabilities. Board of Adjustment Page 3 WA-0 I -07/Abundant Grace Fellowship 1. Approval of the waiver could possibly alter the essential character of the locality, 2. This waiver is based solely on a desire to save money. 3. The buffer requirement was an original condition of approval of the parking lot. Board of Adjustment Page 4 -0I -071Abundant Grace Fellowship MIT --- T-A �l Abundant Grace Fellowship 4535 Wadsworth Blvd., Wheat Ridge, CO 80033 Ph.303-423-2625 Douglas L. Crook, Pastor EXnIBIT 31 As a Church our resources are limited and we are interested in avoiding this unnecessYry expense if at all possible. However, we will, of course, promptly abide by your ruling if you should decide to deny our request. Your consideration of our request is much appreciated. I It a Property Owner Property Address ; 4535 WAD WORTH ,,,;nz,ra,c,cr `w:cense i %ic. Date : /5/2000 C ompany : Co llegiate P hone l Construction Value 5,5tD Q Permit F : 5195 25 Plan Review Fee 3w Use Tax : $275,00 Total: S470.5 Im BUILDING DEPARTMENT USE ONLY Zd #fitVi SIC: Sq. Ft Approval: MR 6/2/00 - 6` fence required along northern parking lot, boundary by Zoning R -2 separate permit C }nrl Pleas uitdin Comments: contactor zs r - scx lines and C ^^ Approval: OK/DM . ,. t as Pub��c1?U'c�rks�C:orx�m+eri�s: , _ arcs ... b :.w 5131100 - Please see review sheetlor comments Appro�ui :OKIM Occupancy: Walls ; Roof : Stories : Residential Units Electrical license No Company Plumbing license o Company Mechanical license No Company Expiration Date Expiration bate : Expiration Cate Approval : Approval : Approval "STING W FENCE A" LINK 6. FENCE TO SCRMN PARKING LOT 11 5' _OUT RETAINING WALL WITH 90 LF OF CONC, 55 LF OF HANDRAIL EXSTtNO CRS - MR! 8' {TYP 1 9' (Typ.) I sz w 127 t 4 a. TRASH ENCLOSURE WTH CONC. PAD (SEE DETAIL) 'I . L EGS N' D I II Li ,,— EXST R R VT. WALL EXHIBIT ALLIANCE DEVELOPMENT SERVICES ASSUMES No RESPONSIBILITY F�A GThRv LOCATION& THE UTILITIES SHOW • T141S DRAWNG HAW BEE N PLOTTED VkOU 0 5 SST AVAILABLE INFORMATI • N. IT IS. H • WEVER, THE CO NTRACT • WS RESP ONSIBILITY E TO FIELD VERIFY THE LOCATION OF ALL UTILITIES PRIOR TO THE COMMENCEMENT OF EX, ANY coNsTRuchow "STING W FENCE A" LINK 6. FENCE TO SCRMN PARKING LOT 11 5' _OUT RETAINING WALL WITH 90 LF OF CONC, 55 LF OF HANDRAIL EXSTtNO CRS - MR! 8' {TYP 1 9' (Typ.) I sz w 127 t 4 a. TRASH ENCLOSURE WTH CONC. PAD (SEE DETAIL) 'I . L EGS N' D I II Li ,,— EXST R R VT. WALL 4990.5 4990,0 —4990.5— —4990,0 30 0 15 30 ORIGINAL SCALE: I I I W EXISTING CONTOURS PROPOSED EX, CONTOURS EXISTING EDGE OF z ASPHALT 0— PROPERTY LINE (APPROX. LOCATION) EXISTING CHAIN LINK FENCE �07 PROPOSED SCREEN t FENCE I ti It OVERHEAD UTILITY POLE z OVERHEAD UTILITY POLE D m EVERGREEN TREE EXISTING CUR DECIDUOUS TREE CUT 4990.5 4990,0 —4990.5— —4990,0 30 0 15 30 ORIGINAL SCALE: I I I W J I WIN 0 z 0— • �07 z z D m J I WIN 0 z 0— �07 z z D m "M The area of my property that is immediately adjacent to my neighbor's parking lot is • plowed garden. There are no houses on my property or any adjacent properties that would be affected by the headlights of their parking lot traffic. The shield of the privacy fence is not necessary. I am opposed to such a fence being built between our properti because it would deny a convenient access to the back part of my prope that my neighbors have allowed me use. I Sincerely, ,L� 4-o-01 City of Wheat Ridge Planning and Development Department Memorandum TO: Board of Adjustment I June 19, 2001 TUP-0 1 -0 1 due to a lack of a quorum, we received notice from Walmart to withdraw their request for a temporary garden center, \ > / 2. ROLL CALL Members Present: Tom Abbott Michelle Brown Paul Drda Bill Echelmeyer Paul Hovland Bob Howard Jerry Montoya Members Absent: Kent Young Staff Present: Alan White, Planning Director Mary Austin, Planner Travis Crane, Planner Mike Pesicka, Planning Technician Ann Lazzeri, Secretary Board of Adjustment Page 1 04/26/01 A. Case No. WA-01-01 - An application filed by Shayne Ankoviak for approval of a 10-foot side yard setback variance from the required 15-foot side yard setback resulting in a proposed 5-foot side yard setback for the purpose of constructing a garage addition for property zoned Residential-One (R- 1) and located at 12141 West 32"' Drive. In response to a question from Board Member ABBOTT, Travis Crane explained that Board Member ABBOTT asked for clarification regarding potential problems for neighbors if the variance were granted. Travis Crane explained that staff did not believe property values would be impacted; however, there could be potential drainage problems to a neighbor caused by run-off from the roof of the proposed structure. Board of Adjustment Page 2 Q4/Z6/0l Board Member MONTOYA expressed concern about ice encroaching into the neighbors driveway caused by shade of the proposed structure. Mr. Ankoviak replied that there would be no difference in the amount of ice on the neighbor's driveway. In response to questioning from Board Member ABBOTT, Mr. Ankoviak- replied that he plans to build the garage from materials that would match the house. There were no other individuals present who wished to address the Board. Whereas, the property has been posted the fifteen days required by law; and in recognition that there were no protests registered against it; and p 11111111�1111111pp�1!111 i! Board of Adjustment Page 3 04,126/01 For the following reasons: 1. The addition would be more in line with the existing character of the neighborhood. 2. The proposed addition would be located on the west side of the propert , 0 Y, whereas on the east side the city forester indicated there would be a proble in removing four mature trees. With the following conditions: 1. The addition must be compatible in design and building materials to the current existing structure of the house. 2. The building inspectors will address the drainage issue before the building permit is issued. Board Member ABBOTT offered the following friendly amendments: Add the following reasons: The Board recognizes that there are other properties in the immediate 17 V Letters/petitions of support for the desirability of the additional garage and for support of the 10-foot encroachment have been submitted by eleven immediately adjacent neighbors. Also expressed by these neighbors was the opinion that the addition would "enhance the value of our homes." The variance would, although not primary to purpose, provide accommodation for a disability as described in the application. 1111�1111qiiii Add a conon that the adjacent neighbor provide a letter to the city stating that he understands and accepts the impact of shade on his property from the proposed structure before a building permit is issued. Board Member ECHELMEYER stated he would vote against the application because he did not believe there is evidence of a valid hardship in this case. Board of Adjustment Page 4 04/26/01 Tam Stang 6295 'West 4 "' Avenue M Stand, the applicant, was sworn in by Chair HOWARD. H e stated one of the reasons for his desire to build a garage is to get his vehicles off the street. Because he lives on a Beard of Adjustment Page 5 04/26/01 Board Member BROWN inquired as to the possibility of extending the present garage. Mr. Stano explained that existing easements would prevent this option. Board Member HOVLAND expressed concern with the size of the requested variance and would be more inclined to vote for a lesser variance. Mr. Stano suggested that he could move the front yard setback a few feet, Debra Stano 6295 West42 n ' Avenue Ms. Stano was sworn in by Chair HOWARD. She stated that building a garage in t back yard would destroy the ambience for all of the adjacent neighbors. I significantly change the look • the neighborhood. Board Member BROWN shared concern about the large size of the structure which would be too close to the street. Upon a motion by Board Member ABBOTT and second by Board Member ECHELMEYER, the following resolution was stated: 111�11��1�1111�qil J 1111111 plillill I 11 lid 111 ii •1 1 11 Ag i il! 4i I Ill I Whereas, Board of Adjustment Application Case No. WA-0 1 -04 is an appeal to this Board from the decision of an administrative officer and Board of Adjustment Page 6 041-76/01 Whereas, the property has been posted the fifteen days required by law; and in recognition that there were no protests registered against it; and D. Case No. WA-01-05: An application filed by Paul Mintken for approval of a 12- foot side yard setback variance from the 30-foot side yard setback requirement Board of Adjustment Page 7 04/226/01 w t ing apt for the purpose of constructing a garage addition for property located at 3071 Union Street and zoned Residential-One. In response to a question from Board Member DRDA, Ms. Austin explained that her visual inspection of the site revealed an extremely steep driveway on the north side. The neighbor across the street from the applicant's driveway expressed concern about vehicles running into her home from the driveway. Paul Mintken 3071 Union Street Mr. Mintken was sworn in by Chair HOWARD. He stated that several options have been discussed with designers. The steep driveway facing north is extremely hazardous during the winter and they would like to improve this situation. He contacted all of the neighbors and gave them opportunity to review the blueprints. The neighbors are highly in favor of the application. Board Member ABBOTT inquired about the adjacent neighbor who lives within Lakewood city limits. Mr. Mintken replied that he has contacted this neighbor, also, and he is also in favor of the application. Chair HOWARD inquired about plans for the front yard if the application is approved. Mr. Mintken replied that, once the present driveway is removed, he would build a sidewalk down the side of the house to the proposed garage and build steps down to West 3 1 5 ' Place. require removal of the present driveway within 90 days of receiving a certificate of occupancy for the new garage. Stacie Mintken 3071 Union Street # Vie Ticignolir 7 VIM 17 int; variance is grainct, explained that the garage would face the neighbor's garage. Board of Adjustment Page 8 04/26/01 Twormu NiONTOYA, the following resolution was stated: Whereas, the applicant was denied permission by an administrative officer; and Whereas, Board 'of Adjustment Application Case No. WA-0 1 -05 is an appeal to this Board from the decision of an administrative officer; 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. 6. It would not negatively alter the essential character of the surrounding neighborhood. 7. It could result in a benefit to the neighborhood by correcting the potentially unsafe driveway conditions. With the following conditions: The concrete driveway onto West 3 1 Place shall be removed within 90 days of obtaining a certificate of occupancy for the new garage addition. The motion passed by a vote of 7-0. 5, CLOSE THE PUBLIC HEARING Chair HOWARD declared the public hearing closed. 6. OLD BUSINESS There was no old business to come before the Boarl VANNEINAMWIMIM A. Approval of Minutes - It was moved by Board Member HOVLAND and seconded by Board Member ABBOTT to approve the minutes of October 26, 2000. The motion carried unanimously. B. Election of Officers - Michelle Brownwas elected as Chair and Jerry Montova was elected as Vice Chair. C. Bylaws - There was consensus of the Board to have the City Attorney review the Board of Adjustment Bylaws, particularly as they relate to procedures to be followed when an applicant fails to appear. 11111ir q1I 1111111irl 1 mmii! I; MITI MW I 1 11 BOB HOWARD, Chairman Ann Lazzeri, Secretary Board of Adjustment Board of Adjustment Board of Adjustment Page 10 04/26,101 *H 4 City of Wheat ridge Planning and Development Department Memorandum LOR'' 0 CITY OF WHEAT RIDGE BOARD OF ADJUSTMENT BY-LAWS ARTICLE 1: MEETINGS Regular hearings before the Board of Adjustment shall be held on the fourth Thursday of each month beginning at 7:30 P.M, provided however, if Thursday falls on a City holiday, the Board will convene on the next Thursday which does not conflict with Planning Commission, or on a date, otherwise set b a affirfflative vote of A majori!Y y aL ofthe Board. 2. Special meetings and/or hearings shall be held at the call • the Chairman and at such other times that the Board shall determine. 3. All hearings shall be open to the public. Hearing notice shall be by news pa publication, site posting and letter notice as provided in Section 26-109 of the Cily of Wheat Ridge Code of Laws - ---------- I I Every owners ttprettl regutst for relief shall be made to the Board in the name of the owner or of the affected property or his or her or their designee-, and shall include the data required in sueh the applicable formi-, so as to supply all the information (including such plans or plats as may • necessary) required for a clear understanding of the case ftn4 intelligem ft by the Board. 2. Any n communication purporting to be mi appeal or petitio a request for relief. shall be regarded as it mere notiee of intefftion to seek reli such until it is made in the form required (including gll required 4ata docUmentation). N �... -.* .. _ ..a .. r.. � ♦ a ♦,.. .. ...� � ♦... fi x. �.. � � r ♦ •. srs. •.r w .. Pon m tir. �.... kAm MA ( The app ell a nt applicant shall prove his or he case by presenting evidence in accordance with the pr o f # • r 65. The Board shall not be required hold hearings on proposals requests which have been app • denied within the previous twelve (12) calendar months, unless new evi been due diligence presented at the orig N Every decision • the Board on any case shall • • resolution indicating the reasons of the Board therefor. Resolutions shall specify type of action requested, amount gf relief granted for what purpose and any stipulations or condition�. Members Present Votes Needed to Approve 8 6 7 6 6 5 5 4 3. The case may be continued, tabled or postponed by a vote of simple majority for an indefinite period of time or for a given period of time. If the case is continued or tabled for an indefinite period • time, the case shall be reset and renotified. If the case is continued or tabled for a definite time, no additional notice shall be given. N • #I#& &or. WaLft*A a t* a to twi .. .: ... ♦ i � r 0 i. sir ." • r . •. t"r .s •.a • e 0 W-199W. FrMn W I &I'tAL-M, T-40,1#1M Ua Can the proVeM in gugstiLm yield a reasonable Uturn in Mse. sel:vice. incoMe if Rel:Mittgd Iq bg usedgply q Ltidgr the gogdifiqLis aIIQ_wed,, regulatign for the district in which it is located? I fAJ If the ygriaggg were granted, would it alter the essential, character of the localily? M If criteria a through e are found, then, would the granting of the variance result ip, a, hgngfit or con1r:ihytion tq the peighb_orhqqd Qr the com, muni!y, as distinguished, frpman in4ividual hengfit on the part of the applicapi,,o woMid granting L)f thg yLtriancerg�qlt in a reasonable accommodation !Rf a person with disabilities? Amendments • these Rules of Procedure may be proposed and approved by the Boari, of Adjustment at any regular meeting "pen the affirmative vote of a simple majority of members present., a"d eopies CopieN • such amendments shall be filed with the City Attorney and thereafter, forwarded to the City Council for approval. M P"MM �W - % MR #4K'W4FWFFff4WWW W-199W. FrMn W I &I'tAL-M, T-40,1#1M Ua Can the proVeM in gugstiLm yield a reasonable Uturn in Mse. sel:vice. incoMe if Rel:Mittgd Iq bg usedgply q Ltidgr the gogdifiqLis aIIQ_wed,, regulatign for the district in which it is located? I fAJ If the ygriaggg were granted, would it alter the essential, character of the localily? M If criteria a through e are found, then, would the granting of the variance result ip, a, hgngfit or con1r:ihytion tq the peighb_orhqqd Qr the com, muni!y, as distinguished, frpman in4ividual hengfit on the part of the applicapi,,o woMid granting L)f thg yLtriancerg�qlt in a reasonable accommodation !Rf a person with disabilities? Amendments • these Rules of Procedure may be proposed and approved by the Boari, of Adjustment at any regular meeting "pen the affirmative vote of a simple majority of members present., a"d eopies CopieN • such amendments shall be filed with the City Attorney and thereafter, forwarded to the City Council for approval. M 11 1 1 11111` 11 11 i 1 1 Milli 1 11 1 1'JC7C'JJJJgN # v I ttLrolng- " I lucifs1l.— Yud'r ' wf a V ice prvzit��" MccungsTILTIng Me absence or disability of the Chairman. Neither the Chairman or Vice Chairman shall be eligible to succeed himseW or herself In the absence of both the Chairman and Vice Chairman, the senior member of the Board shall preside. 2. The Chairman, subject to these rules, shall decide all points of orderor "A procedure, unless otherwise directed by a resolution passed by a simple majority of the Board members present-ftf4he-time. 3. The secretary, who shall not be a member of the Board, shall be provided by the City to record minutes of meetings, assemble documents, duplicate reports, and perform such other clerical duties as the Board shall from time to time assign. Such clerical employee shall serve under the immediate supervision of the head of the department assigned to work with the Board. am= ON in