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Home My WebLink AboutZOA-10-02City of ��Wh6atj- dge r. r r LOPMENT am�� SURIECT.- Screening of outside commercial storage and vehicles being serviced m : nSW 4SOqj, ° [ '! M 'j 'u l ! " ' U.IPJOD "PO u ' j r; * uu ju 'Plat u r VVAJV . uu I Our aou q u luu u J uA muuu AN c IWM*!AOd 01 hm Vehicle Screening Memo May 10, 2010 Page 3 -K-,ix-I in AkY—ads —rth • Only a few businesses that appeared would have additional screening requirements • Many of the auto service businesses on Wadsworth primarily of "quick serve" t of to services that do not necessitate ovcm-ight storage of vehicles 4. Staff does not recommend any changes to the requirement that outside storage of materials on commercial properties is required to be fully screened. This is a typical requirement in 10 a OTHER CITIES REGULATIONS PERTAINING TO THE KEEPINCOF VEHICLES BEIN(I'$' REPAIRED Do vehicl t being stored over n ight have to b e screened? Does the ordinance distinguish between operable and inoperable vehiclCs*; Is therea firne firnitation? Her vehicles kept Does it matter if Is there a time Anything else overnight have they're, operable limitation? impacting repair to he screened? or inn — Inoperable No Garage doors cannot Vehicles must be face residential kept inside at all PrOPerty times No response C "errtcnnial Yes. All vehicles Doesn*t matter No Repair garages in at repair facilities whether vehicles existence prior to 2001 must be screened are inoperable or do riot need to comply, by a masonry not. wall and landscaping regardless of adjacent land use . all srcle�s� mmerce Cit y Ord. distinguishes No Fo r minor repair, work between major must be done inside but and minor repair. cars- are usually not 1cft over night. For major repair, vehicles and materials must be stored inside. If toll for over 48 hours, become-., outside stora V and must be screened, Englewood Yes Do not distinguish No time limitation for ("ar repair is a "limited between, operable cars being worked on use' which sounds akin and non-operable but becomes "outside to a special use - code says storage "" after 24 hours storage of - extremely hard to materials and enforce parts are, allowed with screening N d � Aq Urld jwmdOj0A'.)p !sln o a hats o puu aft d;1 t piAoi Or uo tttt utua jos to ag piuxmisaq .toopi o d� . t-:� t �r e t ,fit .I; l m l ,( u..�.ww., d� utgj a lsul l , , .. � ,.. �r. . .. �.� . _, w �,�, ... , n .;. od a i O uolujoq. ry �._._ VIOUVIstunaill .._.�.�... a1t9 os i l u t oxis v aq d7tt;dttt t w, �. a....... w........e, m... d...,.......»_. �,... ..�..w.....,,a...»w,,..».�,�.,w r,»a,..�,..,..�.....M ,., X 11dt g .,..».,.. .«..,.._ „.w.......,..,...�...,, .,..w- ......,»,�.,, .�.,..�...w.,v..,,.m,.�..... .w,.......w�....�...w: ..,, a........ a.... A..... 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Does the ordinance distinguish between operable and inoperable vehicles? Is there a time limitation? City Do vehicles kept Does it matter if Is there a time Anything else overnight have they're operable limitation? impacting repair to be screened? or inoperable? -garages—? Arvada No Inoperable No Garage doors cannot vehicles must be face residential kept inside at all property times Broomfield No response Centennial Yes. All vehicles Doesn't matter No Repair garages in at repair facilities whether vehicles existence prior to 2001 must be screened are inoperable or do not need to comply. by a masonry not, wall and landscaping regardless of adjacent land use (all sides) Commerce City Ord. distinguishes No For minor repair, work between major must be done inside but and minor repair. cars are usually not left over night. For major repair, vehicles and materials must be stored inside. If left for over 48 hours, becomes outside storage and must be Screened. Englewood Yes Do not distinguish No time limitation for Car repair is a "limited between operable cars being worked on use" which sounds akin and non-operable but becomes "outside to a special use - code says storage" after 24 hours storage of - extremely hard to materials and enforce parts are allowed with screenn Golden No Outside storage unless Industrial zoning — forces vehicles being worked on be kep t inside No No Use by right but extremely hard to enforce Lakewood Ord. distinguishes No For minor repair, between major vehicles left overnight. and minor repair must be inside For major repair, vehicles can't be kept longer than 10 days and must be screened from adj. properties and r-o-w Littleton All cars being No No Use by right — but worked on plus screened outside parts and storage must have a materials must be design review screened Louisville Not specifically ... outside storage is Car repair facilities are stated but.... supposed to be a special use so other screened. standards could be applied based on the circumstances Thornton No res Westminster Anything kept Doesn't matter if Keeping of vehicles Areas for outdoor overnight has to inoperable or not overnight requires storage must be shown be screened from screening because on an approved r-o-w and considered outside development plan — adjacent property storage most commercial and industrial zoning is by PUD Cit of ,�qrWh6,at ,.dge COMMUNITY Dr.vr.i,,oPmT-,�,N ULTA III TO: Honorable Mayor and City Council THROUGH: Randy Young, City Manager FROM: Ken Johnstone, Community Development Director DATE: March 29, 201 SUBJECT: Screening of outside commercial storage and vehicles being serviced At the request of the Mayor and Councilmember Stites, staff is bringing forward a discussion regarding the city's requirements for outside storage of materials and vehicles under repair. I �x,istin )r �Code �Reui�rcnicn�ts: Section 26-631 of the City Code contains the following language regarding outside display and storage: "Outside display or storage; requirements. A. Merchandise, material, or stock for sale or rent may be displayed or stored within ten (10) feet of the front of the buildings without being screened, except that required parking spaces or fire lanes shall not be used for such outside display or storage. B. Merchandise, material or stock may be stored or displayed behind the front of buildings within the side or rear yards only where completely screened from actjacent properties and streets by a six -foot high opaque wall or fence in addition to trees to be placed at thirty-foot intervals. Merchandise, material and stock shall not be stacked to a height greater than that of the screening fence. C. The above shall not apply to operable automobile or light-duty truck rental and sales lots; planted and potted nursery stock, plant and produce sales, boat and camper sales lots, or mobile home and structure sales lots, except that required parking spaces and fire lanes shall not be used for storage or display." Section 26 -50l . p. I 2.j of the City Code contains the following language regarding the storage of vehicles at automotive repair facilities: "Restrictions on the use of nonresidential parking areas. No parking area shall be used for the sale, storage, repair of, dismantling or servicing of any vehicles, equipment, materials or supplies. This shall not apply to vehicles on sales lots and does not preclude emergency repairs to a motor vehicle. For automotive repair facilities, vehicles stored in excess of seventy-two (72) hours for the purpose of being repaired must be screened from view from adjacent streets and properties by a six-foot high solid fence." Policy Discussion # The 72 hour standard is impractical to enforce in that it would require daily monitoring of all automotive repair facilities in the City, of which there are over 50. * As with most code enforcement activities in the City, based on staffing levels, we operate oil a complaint basis. e When complaints are received regarding a lack of screening for either materials or vehicles, those complaints are reviewed by code enforcement staff and assuming there is a violation, the property/business owner is given essentially two options: 1) eliminate the outside storage of materials, or in the case of vehicles, limit it to the maximum duration of 72 hours; or 2) provide the necessary screening. # When option I is chosen, the property/business owner needs to demonstrate compliance for a sufficient (but unspecified) period of time, such that staff would deem the code enforcement action closed. However, this does not preclude tile possibility that the violation will start again and a new code enforcement action would begin. There, is not a "hard and fast" rule as to when the City would insist on option 2 (installing the screening) based on repeat violations. * In regards to the screening required for vehicles being service, it would be more straightforward to entorce a code requirement that either does or does not require the screening, as an alternative to the daily monitoring that is necessary to enforce tile 72 hour maximum, e The code does not make a distinction between vehicles that have visible exterior damage vs. a vehicle that might be having engine service, but otherwise appears as ally other vehicle parked on a commercial or residential property and not required to be screened. Some jurisdictions have screening standards only for vehicles that are inoperable or have visible exterior damage. Review of other Jurisdictions fl Possible Code Amcndm k� Amend code to require that 11 vehicles being serviCed at an automotive repair facility be screened with a six-foot high, fence or wall when adjacent to residentially zoned properties, regardless of tile duration of the vehicle being on the property. Amend code to require that all vehicles being setwiced at ail automotive repair that are inoperable or have visible exterior damage be screened with a six-foot high fence or wall when adjacent to residentially zoned properties. One option to consider in implementing either of the above code amendments would be to allow for ail amortization period to allow property/business owners to comply with these modified screening requirements. Next Steps used on City Council direction, staff could conduct some additional field research to estimate how many properties might be affected by the new requirements. e,2tl`/ � Name lCity of Wheat Ridge Name F Phone Address City State zip t7 lrraurhiarr Name Name Phone Address City State zip C rta * J t rrr Name Name Phone Address City State ZIP