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HomeMy WebLinkAbout02/28/13l wl f City of heatP,id AGENDA February 28, 2013 Notice is hereby given of a public hearing to be held before the City of Wheat Ridge Board of Adjustment on February 28, 2013, at 7:00 p.m., in the City Council Chambers of the Municipal Building, 7500 W. 29 Avenue, Wheat Ridge, Colorado. Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Wheat Ridge. Call Heather Geyer, Public Information Qfficer at 303-235-28. at least one week in advance qr assistance. pvnnffr�� 3. PUBLIC FORUM (This is the time for anyone to speak on any subject not appearing on the agenda.) HLH 1 . 1 3 a 0 KWI 111 nali fluc 11 fly 3 setback requirement, resulting in a 16-foot tall freestanding sign with a 10-foot setbac t � on property zoned Mixed Use-Commercial (MU-C) and located at 3820 Wadswolrth Boulevard. 1* 64 4 Ir City of 9 CASE MANAGER: CASE NO. & NAME: CITY OF WHEAT RIDGE PLANNING DIVISION STAFF REPORT Board of Adjustment MEETING DATE: February 28. 2013 Lauren Mikulak WA- 13- OlBoston Market ACTION REQUESTED: Approval of (A) a 9 -foot variance from the 7 -foot height maximum and (B) a 20 -foot variance from the 30 -foot setback requirement for a freestanding sign on property located at 3820 Wadsworth Boulevard and zoned Mixed Use - Commercial (MU -C) LOCATION OF REQUEST: 3820 Wadsworth Boulevard APPLICANT (S): PROPERTY OWNER (S) APPROXIMATE AREA: Boston Market Corporation Wheat Ridge 08 A, LLC 41,730 Square Feet (0.958 acres) PRESENT ZONING: Mixed Use - Commercial (MU -C) PRESENT LAND USE: Boston Market Restaurant with drive - through ENTER INTO RECORD: (X) CASE FILE & PACKET MATERIALS (X) DIGITAL PRESENTATION (X) ZONING ORDINANCE (X) COMPREHENSIVE PLAN Location Map Site Board of Adjustment Case No. WA -13 -01 /Boston Market All notification and posting requirements have been met; therefore. there is jurisdiction to hear this case. I. REQUEST The applicant is requesting approval of two variance requests: Request A: Approval of a 9 -foot variance (129 %) variance from the 7 -foot maximum height for freestanding signs in the Mixed Use - Commercial zone district, and Request B: Approval of a 20 -foot (66 %) variance from the 30 -foot setback requirement for a freestanding sign over 15 feet in height. The purpose of the variance application is to allow the applicant to replace an existing monument sign with a new maiwW is 16 feet in height and located 10 feet from the front (western) property line Section 26 -115.0 (Variances and waivers) of the Wheat Ridge City Code empowers the Board of Adjustment to hear and decide on variances from the strict application of the zoning district development standards. For properties in mixed use zone districts, Section 26 -1117 (Administrative adjustment process) requires the Board of Adjustment to hear at a public hearing any request for relief which exceeds maximum allowable administrative adjustments. II. CASE ANALYSIS Existing Site Conditions The applicant, Boston Market Corporation, is requesting the variance as the tenant on the property. The site has been used as a Boston Market sit -down restaurant and drive through since it was constructed in 1995. The property is a five -sided parcel with 186.5 feet of frontage along Wadsworth Boulevard. The area of the lot is 41,730 square feet (0.958 acres), and the restaurant building has a footprint of 5,222 square feet in the center of the lot. The property is part of the Wheat Ridge Marketplace Shopping Center, and all adjacent parcels including the subject lot are under the same ownership. The restaurant building is surrounded on all sides by parking areas and shared access drives. Along the western property line, a landscape buffer separates parking spaces from the public sidewalk. Improvements in this area include a low garden wall, shrubs, and street trees. There is a driveway in the southwest corner of the property; it is 29 feet wide and provides direct access off of Wadsworth. The existing monument sign is on the north side of the driveway; it is 8 feet in height with a I 0 -foot setback from the front property line Mixed Use Zoning a The aiiaii j all surrounding properties are zoned Mixed Use - Commercial (MU -C) The MU -C zone district is generally located along major commercial corridors and at community activity centers. It is established to encourage medium to high density mixed use development, and it allows for a wide range of commercial and retail uses. The MU -C zoning provides for flexible land uses and streamlined approvals; it encourages pedestrian - friendly development and high quality design. Board of Adjustment 2 Case No. WA -13 -01 /Boston Market The MU-C district is one of lbur mixed use zone districts which were established in the City's zoning code in 201 (Case No. ZOA-09-07). Many of the City's adopted plans, including the Neighborhood Revitalization Strategy (2005) and the City's comprehensive plan (2009), call for higher-density, mixed use development, that create vibrant and attractive places. In order to achieve this vision, the mixed use zone districts were developed with the input of various stakeholders including property and business owners and a technical advisory committee. Public outreach included several meetings. surveys, newspaper articles, Channel 8 features, and a dedicated website for viewing photos and drafts. Ultimately, the zone districts were adopted by City Council in September 20 and the mixed use code is located in Article XI of Chapter 26. ,signs in Hived Use-C.onunercial (NW-C') For the most part, signs in mixed use zone districts are regulated by the sign code standards in Article VII of Chapter 26. Because signage can significantly affect the aesthetic character of a place, Section 26-1113 establishes several limitations specific to the mixed use zone districts. This includes the requirement that new freestanding signs be monument signs (not pole signs) and be limited to 7 feet in height. The purpose of these requirements is stated in the code: S7gnage should complement building and site desigyn anti be strategically located to inininlize the impact o f advertising on the public reahn. x5igns should he oriented toivard anti scaled to the pedestrian. (See. 26-1113.A) Beyond limiting height and pole signs, the mixed use code does not place additional restrictions on the size of freestanding signs or on the size and location of walls signs. These standards, as well as minimum setbacks are determined by Article VII. Roard qf Aqjavonenl Case AV WA-13-01 �Boston Marker Although it slightly exceeds the 7-foot height maximum, staff considers the existing Boston Market monument sign to be a high quality example of the type of signage envisioned for mixed use corridors. �' The sign is scaled with pedestrians in mind, the design coordinates with the primary building, and it positively contributes to the character of the area. The proposed freestanding sign would be a similar face design, but is proposed to be significantly taller than the permitted 7 feet. The proposed sign is 16 feet in height and would be at the same location as the existing sign—set back about 10 feet from the front property l ine INNOON NwUnarm Board qf Adfusiment Case,Vo, IVA-13-01 1/13osion Harket Public Comment tuull?e4#t-roil The public notification period is currently in progress, and to date no property owners have contacted the City with questions or objections. The application was sent on referral to the Economic Development Department and they did not support the variance request. III. VARIANCE CRITERIA In order to approve a variance request, the Board of Adjustment must deten that a majority of the "criteria for review" listed in Section 26-115.0.4 of the City Code have been met TI Brant has provided their analysis of the application's compliance with the variance criteria 1111M. Staff provides the following review of the variance criteria. Please note that although the applicant has submitted two variance requests, only one analysis of the criteria is presented below because the impacts of the height and setback variances are interrelated. REQUEST A. Approval ofa 9-foot (129%) variance from the 7-foot maximum height standard for a freestanding sign in the Mixed Use-Commercial zone district. If the request were denied, the property would continue to yield a reasonable return in use. The property would continue to function as a restaurant with adequate signage, regardless of the outcome of the variance request. Staff finds this criterion has not been triet. Board ( )f.44#ustment 5 ("AwA'a 2. The variance would not alter the essential character of the locality. While the request may not have a substantial effect on the current character of the neighborhood, the variance requests are inconsistent with the mixed use zoning and the long term vision and desired character for the Wadsworth corridor. The City has set a goal and taken significant steps to achieve a less auto-oriented character along the corridor, and the proposed sign is inconsistent with pedestrian-scaled design. In standard commercial zone districts, no freestanding sign is permitted over 15 feet unless the site is located within !A-mile of an interstate and the subject property= is not within 1 /4-mile of Interstate-70. Staff finds this criterion has not 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 proposed sign would constitute an investment in the property; however, staff does not believe that construction of the proposed sign constitutes a substantial investment. The applicant could invest in alternative signs designs that comply with the zoning code and would not require a variance. 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 appears to be no hardship due to the topography, size or shape of the lot, and there are no unique conditions which necessitate a variance. The only physical feature which may affect the design of freestanding signage is the off -site RTD bus shelter located just south of the property. This shelter momentarily reduces the visibility of the existing freestanding sign fear northbound traffic. Existing wall signs compensate, however, by providing substantial visibility for the business. While the 7-foot height limitation for freestanding signs is relatively new, the changing of zoning code standards and the presence of nonconforming signs on other properties does not constitute a unique hardship. Staff finds this criterion has not been met. 5. The alleged difficulty or hardship has not been created by any person presently having an interest in the property. Staff finds no unique hardship, therefore this criterion does not apply. Staff finds this criterion is not applicable. Board qf,44justment Case, IIA-13-01"I3ovlotil,,Iark-eI Staff finds this criterion has been met. 7. The unusual circumstances or conditions necessitating the variance request are present in the neighborhood and are not unique to the property. Staff finds that this criterion has not been met. 8. Granting of the variance would result in a reasonable accommodation of a person with disabilities. The height and location of a freestanding sign has no effect on the reasonable accommodation of a person 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. In the Mixed Use-Commercial (M -C'} zone districts, the requirements of the Architectural and, ile Desig g n,kfanual are trumped by the design standards which are incorporated into the mixed use code. Board qf,44jusimeni Case No. t4 1#- 13- C ?/;`13o. lbrket While the base ofthe sign is proposed to be compatible with the primary building, the purpose of tile, 7-foot height limitation is to minimize the impact of advertising on the public realm and provide signs that are oriented toward and scaled to the pedestrian. The proposed 16-foot tall sign does not comply with the design principals or standards of the mixed use code. Staff finds that this criterion has not been met. IV. STAFF CONCLUSIONS AND RECOMMENDATIONS I . The height variance is inconsistent with the mixed use zoning and the long term vision for the Wadsworth corridor. 2. The subject property would continue to yield a reasonable return in use and function as a restaurant if the variance were denied. 3. There are no physical features or other irregular conditions present on the property or in the neighborhood that would preclude a freestanding sign from being constructed in a manner that complies with the zoning code regulations. 4. The changing of zoning code standards and the presence of nonconforming signs on other properties does not constitute a unique hardship. 5. In combination, the existing wall and freestanding signs provide substantial visibility for the business. REQUEST B: Not having found the application in compliance with the majority of the review criteria, staff recommends DENIAL a 20-foot (66%) variance from the 30-foot minimum setback for a freestanding sign that exceeds 15 feet in height. Staff finds no unique circumstances attributed to this request and warranting approval of a variance. Therefore, staff recommends denial for the following reasons: I . The setback variance is inconsistent with the mixed USC zoning and would result in a sign that is close to the pedestrian realm but not scaled to the pedestrian. 2. The subject property would continue to yield a reasonable return in use and function as a restaurant if the variance were denied. 3. There are no physical features or other irregular conditions present on the property or in the neighborhood that would preclude a freestanding sign from being constructed in a manner that complies with the zoning code regulations. 4. The changing of zoning code standards and the presence of nonconforming signs on other properties does not constitute a unique hardship. 5. In combination, the existing wall and freestanding signs provide substantial visibility for the business. Board of Adjustinent Case No. II,A-13-t)l,"73o.vion)i,fark-eI EXHIBIT 1: SITE PLAN i ne site plan neiow is trom the origmai 1 99-) construction documents and shows the location of the existing and proposed sign which is located 10 feet from the western property line 1 �\ ,q 4%4 .. _. ... ' ^Y� _ I n N N Y ti r O , I •` `\ I i \ fir' % �w N�OVI WE 20+ 06' U N Board of Adjustment q Case No. WA -13 -01 /Boston Market EXHIBIT 2: AERIAL Board of Adjustment Case No. WA -13 -01 /Boston Alarket EXHIBIT 3: ZONING MAP Board ofAdjustment Case No. WA -13 -01 1Boston Market The subject property is outlined in bright blue and is zoned Mixed Use - Commercial (MU -C). The dotted black line indicates the boundary for the 2011 City- initiated rezoning of the Wadsworth Corridor to MU -C; the subject property was a part of this rezoning which included properties roughly between W. 35 and W. 45 Avenues. EXHIBIT 4: SITE PHOTOS A view of the subject property looking north. The existing 8 -foot freestanding sign is visible in the foreground. This image also shows the existing wall signs. The west fagade facing Wadsworth, has 3 -foot tall channel letters spelling "Boston Market" —this sign is 93 square feet which is considered legally nonconforming; current standards would provide for only 56 square feet of signage on this fagade. The south fagade (shown in the image above) and the north fagade (shown in the image below) each have 66 square feet of signage which includes the oval - shaped company logo and 2 -foot tall channel letters spelling "Boston Market." Board of Adjustment 12 Case No. WA -13 -01 /Boston Market A view of the subject property looking south. The freestanding sign is visible from the sidewalk and is scaled for pedestrians. The wall sign on the north fagade is visible in this image and matches the south fagade. I Board of Adjustment 13 Case No. WA -13 -01 /Boston Market A view of - the subject property looking north. This image shows the Burger King sign associated with the property to the south which does not conform to current standards with regards to height and setback. The RTD bus shelter which is located in the right -of -way is indicated by the white arrow. Although it slightly exceeds the 7 -toot height maximum, staff considers the existing Boston Market monument sign to be a high quality example of the type of signage envisioned for mixed use corridors. Similarly, a multi- tenant freestanding sign further to the north (indicated by the white arrow) is also similar to the type of signage that the City desires. Both signs are scaled with pedestrians in mind and the designs coordinate with primary buildings. EXHIBIT 5: PHOTO SIMULATION The following photo simulations illustrate how the proposed sign would look. Board of Adjustment 14 Case No. WA -13 -01 /Boston Market The photo simulation below uses a Google Streetview image in which landscaping is in Full bloom. 1 taller sign may be blocked by the existing street trees. Board of Adjustment 15 Case No. WA -13 -01 /Boston Market EXHIBIT 6: CRITERIA RESPONSE February 4, 2013 Ms. Lauren Mikulak, Planner I Department of Community Development 7500 West 29 Avenue Wheat Ridge, Colorado 80033 Re: Boston Market Sign Variance Dear Ms. Mikulak: Please find attached our submittal to the City of Wheat Ridge Board of Adjustment for a Variance to the current sign code. This submittal consists of the following: 1. Completed, notarized application. 2. Fee: Check in the amount of $480. 3. Proof of Ownership: We have provided a letter of authorization from the property owner. We have also included a copy of a tax document verifying property owner. 4. Power of Attorney: NA; the application is signed by Ms. Diane McClelland of Boston Market. 5. Written Request: Narrative to follow. 6. Survey — Improvement Location Certificate: We have included an Architectural Site Plan of the existing restaurant. 7. Proposed Building Elevations: This is a constructed facility so all building elevations are existing. No variance to any building- mounted sign is being requested. 8. Additional items provided, though not specifically requested, include photos of the subject property, photos of other signs along the Wadsworth Boulevard corridor, an elevation of the proposed sign with dimensions, and a photo - simulation of the requested sign in place on the property. Our variance request is limited to the monument sign located in front of the Boston Market restaurant on the Wadsworth Boulevard street exposure. This sign was approved and permitted for construction in August of 1995. It is approximately 8 feet 0 inches tall; the sign is 51.48 square feet in size. Our request is to increase the maximum height of the sign to 16 feet 0 inches. We propose to accomplish increasing the height of the sign by extending the base of the existing monument sign design. We also propose that the base of the sign be painted a cream or beige color to better match the color on the building. Separate from this request, we propose to add approximately 6 1/2 square feet of sign face through the addition of a new sign which reads "Drive Thru." This sign will be permitted through the normal procedures of the City. The new sign will increase the total Board q/'Adjustment 16 Case .Vo. 11A -13 -01 Boston .Market size of the m to approximately f , size is within the current allowance of ' code, The following narrative provides a response to each of the nine criteria which will be tuilized to evaluate this request- A. 77tc propeM in question would not yield a reason return in use, serv or ; income if permitted to be used only under the conditions allowed by regulation for the district in, w hich it is loc ated. 71tis is absolutely true. In fact, it could easily be suggested that the granti: of this Ing variance request places the Boston Market restaurant rnore in character with the locality than it is at the present time. applicant is ro sing a s ubstantial investme in the prope ith this application, which would not be possible w ithout the variance. Boston Since this is an existing facility, investment in the property. Recent interior upgrades pi th t ace e z« the highest level within the entire Boston Board qfAdjustment 17 Case No. IVA-13-01lBosion Market topogr D. The particular physical surrounding, shape or property results in a particular and unique hardship (upon the owner) as distinguishedfrom a mere inconvenience. IM.11 G. 77a unusual circumstances or conditions necessitating the , ri a a request are present in the neighborhood and are not unique to the property. H. Granting of the variance would d result in a reasonable accommodation of ra person with disabilities» We do not. believe that this request is related in any way to the consideration personal disabilities. Board of A(tiustment 18 Case .' o, RA- 13- 01,Bostonillarkef WHEAT RIDGE BOARD OF ADJUSTMENT CERTIFICATE OF RESOLUTION (TEMPLATE) 3MINMEMM1=11 APPLICANT NAME: Boston Market LOCATION OF REQUEST: 3820 Wadsworth WHEREAS, the application Case No WA- 13-01 (Request A) was not eligible for administrative review; and WHEREAS, the property has been posted the fifteen days required by law; and WHEREAS the relief applied for Ay 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- 13-01 (Request A) be, and hereby is, DENIED. TYPE OF VARIANCE: rd for a freestanding sign in the Mixed Use - Commercial zone district. 1. The height variance is inconsistent with the mixed use zoning and the long term vision for the Wadsworth corridor. 2. The subject property would continue to yield a reasonable return in use and function as a restaurant if the variance were denied. 3. There are no physical features or other irregular conditions present on the property or in the neighborhood that would preclude a freestanding sign from being constructed in a mariner that complies with the zoning code regulations. 4. The changing of zoning code standards and the presence of nonconforming signs on other properties does not constitute a unique hardship. 5. In combination, the existing wall and freestanding signs provide substantial visibility for the business. 6. ... 7. ... 8. ... WHEAT RIDGE BOARD OF ADJUSTMENT CERTIFICATE OF RESOLUTION (TEMPLATE) APPLICANT NAME: Boston Market LOCATION OF REQUEST: 3820 Wadsworth WHEREAS. the application Case No WA-13-01, (Request L3) was not eligible for administrative review; and WHEREAS, the property has been posted the fifteen days required by law; and WHEREAS the relief applied for may 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- 13-01 (Request B) be, and hereby is. DENIED. TYPE OF VARIANCE: AA 20-foot '66 20 -foot �00%) variance frorn the 30-foot minimum setback for a freestanding sign that exceeds 15 feet in height_ FOR THE FOLLOWING REASONS: 1. The setback variance is inconsistent with the mixed use zoning and would result in a sign that is close to the pedestrian realm but not scaled to the pedestrian. 2. The subject property would continue to yield a reasonable return in use and function as a restaurant if the variance were denied. 3. There are no physical features or other irregular conditions present on the property or in the neighborhood that would preclude a freestanding sign from being constructed in a rnanner that complies with the zoning code regulations. 4. The changing of zoning code standards and the presence ot'nonconforming signs on other properties does not constitute a unique hardship. 5. In combination, the existing wall and freestanding signs provide substantial visibility for the business. 6. ... 7. .. 8. .. 9 0 ROLL CALL Board Members Present: Alternates Present: p.m. in the City Council ie, Wheat Ridge, Colorado. Mered4j, ,,, eckert, Sr. Planner Lauren Mikulak, Planner I Ann Lazzeri, Recording secretary for anyone to speak on any subject not appearing on Board of Adjustment Minutes - I — May 24, 2012 interest that would prevent him from hearing the case. He stated that he has had no conversations with the neighbors regarding this case. Board Member PAGE asked how many sign eprsW the letter of opposition contained in the packet have variances or encroachments 5w their propel v. Ms. Mikulak replied there were eight. William L. Rickman 4194 Hooker Street, Denver, CO Mr. Rickman, the applicant, was sworn in by Chair"'ABBOTT. He stated that after looking for over a year, he and his wife settled onA subject property. The reason for the variance request is to build a garage to house his '6611ector cars. They feel it is important to retain the architectural character of the hotNc Due to the location of the house on the property, a variance is necessary in order to tittiI d a garage in an aesthetically pleasing manner. He submitted drawings of the proposed addition for the Board to review. He stated that he plans to install additional landscaping as a buffer to the neighbors. In reply to a question fi - om Board Member GRIEGO, Mr. Rickman stated that the garage will only be used to house his show cars. Board Member HOVLAND expressed concern that raising the proposed garage to be level with the house would make the structure appear massive to the property to the west. Mr. Rickman stated that the garage would have a vertical wall and that is the reason he plans to install additional landscaping to act as a buffer between the properties, Chair ABBOTT shared the same concern expressed by Board Member HOVLAND. Board Member HEDDEN asked if the addition would necessitate the removal of mature trees. Mr. Rickman stated that a mature tree may need to be removed but would be replaced. He also commented that with the exception of one bush, all other large mature foliage belongs to the adjacent property. Board of Adjustment Minutes - 2 — May 24, 2012 Sandy Nance was speaking on behalf of iev are out of town and Board Member BANGHAR' garage, there would still be a without a variance, the wall ) . He expressed opposition to the variance and and property value. Be was also . .. .. . ABBOTT as,, ie a t to return to the podium to address questions. pp . Mr. nan connnefitp that c6ikerns seem to revolve around the elevation of the garage a b e len "t Ah oth wall. He stated that he believed his idea takes less of a g footprint and ni i es physical presence from Field Street. He commented that a tandem garage about the same bulk but would create a void on the west side that woul able space. There is also a drainage swale that needs to be taken into considerattt i . He stated his belief that additional foliage added to that which already exists would provide a good buffer to the adjacent property. In response to a question from Board Member BELL, Mr. Rickman stated that be would be willing to provide a landscape plan to the city. Board Member GRIEGO commented that the wall to the west could be broken up with types of windows that would enhance the appearance while providing the security Mr. Rickman needs for his cars. tier that is included in the st t report. Mr. Lokey .-ty many times and is familiai",W the layout of their property owner since the structure would be elevated ty line. cd that if the applicant were to build a tandem xt to the neighbor. Mr. Lokey commented that, ien b6`14f0wr from the Proi)ertv line. Board of Adjustment Minutes -3— May 24, 2012 Board of Adjustment Minutes - 4 -- May 24, 2012 With the following conditions: Board Member HOVLAND commented be believes it is important that the proposal is consistent with the Neighborhood Revitalization Strategy and the applicants have worked extensively to make it as consistent with the neighborhood as possible. Board Member PAGE commented that, in ad " Jition to the landscaping, the garage itself will create a sound buffer for the neiAborsii Board Member ABBOTT stated that lie w I c pld vote against the motion because of the objections stated by neighbors and the s`cop"s' end Sea the project along the property line. .. . ....... . .. . . .. motion because she believed 'her alternatives. Extension of the ' yard. Addition of -1 "Pact of the wall and the ed the applicant has found the Chair ABBOTT e) 5. CLOSE PUBLIC Chair ABBOTT cl am the public hearing. she agreed with staff's analysis. The applicant has dition to add landscaping will mitigate visual to all those who participated in the hearing. Board Member PAGE reminded Board members about supporting a banner at the Carnation Festival,. Board of Adjustment Minutes -5— May 24, 2012 im 0 A. Approval of Minutes — April 26, 2012 — It was moved by Board Member HOVLAND and seconded by Board Member BELL to approve the minutes as written. The motion passed unanimously. B. Meredith Reckert encouraged Board members to visit the 38 Avenue project. [101MRWIM The meeting was adjourned at 8:50 pm. Tom Abbott, Chair ME= Board of Adjustment Minutes .6— May 24, 2012 RESOLUTION NO. 01 TMENJ Series of 2013 WHEREAS, the Colorado state legislature amended the Colorado Open Meetings Laws, Section 24-6-401, et seq., C.R.S. to require all "local public bodies" subject to »> • ». local public body's first regular meeting of each calendar year, the place for posting notices of public hearings no less than twenty-four hours prior to the holding © the meeting; and NOW, THEREFORE, BE IT RESOLVED by the Board of Adjustment of the City of ©„ Ridge, Colorado, that: DONE AND RESOLVED THIS - day of 2013. Im Secretary to the Board of Adjustment eApJanning\fonns\re—,cc