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Home My WebLink AboutWA-93-6The City of ADMINISTRATIVE PROCESS APPLICATION Wheat Rid a Department of Planning and Development g 7500 West 29th Ave., Wheat Ridge, CO 80033 Phone (303) 237-6944 Applican~~(~1~GJ VCV~~~7~aress_/[l/~7i w i ~w -- r..~,~.av~-~ ~ ~n~~ Owner ~j /c»~x Addres's ~,Q~~i~'-'hone ~~~j -07~ Location of Type of action requested (check one or more of the actions listed below which pertain to your request.) Change_of zone or zone conditions Site development plan approval Special use permit Conditional use permit Temporary use/building permit Minor subdivision Subdivision Preliminary 8 Final ** See attached procedural guide for specific requirements. Detailed of request ~ e~Anr~~,li Variance/Waiver Nonconforming use change Flood plain special exception Interpretation of code Zone line modification Public Improvement Exception Street vacation Miscellaneous plat Solid waste landfill/ mineral extraction permit ^ Other List all persons and companies who hold an interest in the described real property, as owner, mortgagee, lessee, optionee, etc. NAME PHONE - , `- I certify that the information and exhibits herewith submitted ara true and;, correct to the best of my knowledge and that in filing this application;' T__ 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 act ~ j behalf. /J / ~ it -r Signature of Applicant '~li /~~ f%~ i Subscribed and sworn me this ~~ day of 19 Y 3 ._ SEAL Received My commission expires 1 a-T; ~- I . L_ - ~ -~Oj='S Receipt No. Case No. N Z 'l NOTICE OF PUBLIC HEARING Notice is hereby given of a public hearing to be held before the Wheat Ridge Board of Adjustment on April 22, 1993, at 7:30 P.M., at 7500 West 29th Avenue, Wheat Ridge, Colorado. All interested citizens are invited to speak at the Public Hearing or submit written comments. The following petitions shall be heard: 1. Case No WA-93-5: An application by Robert Ceaser for approval of a two (2) foot side yard setback variance and a five (5) foot rear yard setback variance to the side and rear yard setbacks required for a detached garage in a Residential-One C Zone District. Property is located at 2929 Chase Street legally described as follows: Lot 20, Block 9, Olinger Gardens County of Jefferson, State of Colorado 2. Case No TUP-93-2: An application by Floyd Gibson for approval of a Temporary Use Permit to-allow a commercial venture that would charge a fee to allow citizens to fish on a private lake located at approximately 4950 Independence Street and legally described as follows: Tracts A, B, and C, Independence Park County of Jefferson, State of Colorado 3. Case No WA-93-6: An application by Bistro at the Country Broker for approval of a variance to Section 26-410(e)- Freestanding Nonresidential District of the Code of Laws for property located at 10151 West 26th Avenue and legally described as follows: South 220' of Block 5, Paramount Heights Part 5 County of Jefferson, State of-Colorado Mary L u hapla~ Secretary ATTEST: Wanda Sang, City Clerk To be published: April 6, 1993 Wheat Ridge Sentinel P.O.BOX638 TELEPHONE:303/237-6944 The City of 7500 WEST 29TH AVENUE .WHEAT RIDGE, COLORADO 80034 cWheat Ridge April 8, 1993 This is to inform you that Case No. WA-93-6 which is a request for approval of a variance to Section 26-410 (e)-Freestanding- Nonresidential District of the Code of Laws for property located at 10151 W. 26th Avenue will be heard by the Wheat Ridge BOARD OF ADJUSTMENT in the Council Chambers of the Municipal Complex, 7500 West 29th Avenue at 7:30 p.m. on April 22, 1993 All owners and/or their legal counsel of the parcel under consideration must be present at this hearing before the BOARD OF ADJUSTMENT. As an area resident or interested party, you have the right to attend this Public Hearing and/or submit written comments. It shall be the applicant's responsibility to notify any other persons whose presence is desired at this meeting. If you have any questions or desire to review any plans, please contact the Planning Division. Thank you. 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CITY OF WHEAT RIDGE PLANNING DIVISION STAFF REPORT 9T0: BOARD OF ADJUSTMENT Date of Meeting: April 22, 1993 Date Prepared: April_14, 19-93 Case Manager: Greg Moberg Case No. & Name: WA-93-6/BISTRO @ COUNTRY BROKER Action Requested: Approval of a variance to Section 26-410(e)- Freestanding Nonresidential District o£ the code of Laws. Location of Request: 10151 West 26th Avenue Name & Address of Applicant(s) Name & Address of Owner(s): Approximate Area: 3.5 Acres Bistro @ Country Broker 10151. W. 26th Avenue Wheat Ridge, CO Lee Doud Inc. 10080. West 27th Avenue Lakewood, CO 80215 Present Zoning: Commercial-One Present Land Use: Various retail and service uses Surrounding Zoning: S: Lakewood; ~: R-2; N: R-2 & R-3; E: Jefferson County Surrounding Land Use: N Multi-family, service and park E: Park, W: Single family S: Lakewood Date Published: April 6, 1993 Date to be Posted: April 8, 1993 Date Legal Notices Sent: April 8, 1993. Agency Check List ( ) Attached (XX) Not Required Related Correspondence ( ) Attached (XX) None ----------------------------------------------------------------- ENTER INTO RECORD: ( ) Comprehensive Plan (XX) Case File & Packet Materials (XX) Zoning Ordinance _ (XX) Exhibits ( ) Subdivision Regulations (XX) Other 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. BOARD OF ADJUSTMENT STAFF REPORT CASE NO. WA-93-6 Page 2 I. REQUEST The applicant is requesting additional freestanding sign Parkway. approval of a variance to allow an to be, located along Paramount II. SITE The shopping center is located at the northwest corner of Kipling Street-and West 26th Avenue, and is approximately 3.5 acres in size and has four street frontages.- The Bistro (aka "The Bull and .Bear") which is part of "The Country Broker" has recently remodeled and has proposed placing another freestanding sign on Paramount Parkway. Currently there are four (4) existing freestanding signs. One (1) is located along Kipling Street and three (3) along West 26th Avenue. As per Section 26-410(e), the property is allowed a maximum of two freestanding signs. III:- FINDINGS OF FACT 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 the regulations for the district in which it is located? The property has been used for many years and therefore, if permitted to be used only under the conditions allowed by the regulations for the district in which it is located, the property can yield a reasonable return in use; and 2. Is the plight of the owner due to unique circumstances? There are no unique circumstances as this site is under the same constraints as are all other commercial properties within the City, and in addition it is. up to property management to decide who and how much signage each use receives; and 3. If the variation were granted, would it-alter the essential character of the locality? Approval of the variance will alter the essential character of the local neighborhood as the location of the proposed.. sign is along a residential thoroughfare. 4. Are there any particular physical surroundings, shape or topographical conditions of the property involved that would result in a particular hardship? BOARD OF ADJUSTMENT STAFF REPORT CASE NO. WA-93-6 Page 3 There are no particular physical surroundings, shape or topographical conditions of-the property involved that would result in a particular hardship; and 5. Are the conditions upon which the petition for a variation is based be applicable, generally, to the other property within the same zoning classification? Because there are no unique circumstances or hardships, the conditions upon which the variance is based are applicable to other properties within the same zoning classification. 6. Is the purpose of the variation based exclusively upon a desire to make more money out of the property? Because the use (i.e. restaurant) is in the business to make money, a sign that can be seen more easily will help the business make more money. Therefore, this request is based exclusively upon a desire to make more money; and 7. Has the alleged difficulty or hardship been created by any person presently having an interest in the property? No hardship has been created by the applicant; and 8. Will the granting of the variation be detrimental to the public welfare or_injurious to other property or improvements in the neighborhood in which the property is located? The granting of this variance will not be injurious to other property or improvements in the neighborhood; and 9. Will the proposed variation would not impair the adequate supply of light and air to adjacent property or substantially increase the congestion in the public streets or increase the danger of fire or endanger the public safety and substantially diminish or impair property values within the neighborhood? The granting of this variance will not impair the adequate supply of light or air to adjacent properties, nor increase the congestion of public streets or increase the. danger of fire or public safety. IV. CONCLUSIONS AND RECOMMENDATIONS Based_on conclusions derived from "Findings of Fact", staff has the following comments: 1. The property has been used for many years and will therefore remain in use if permitted to be used only under the BOARD OF ADJUSTMENT STAFF REPORT CASE NO. WA-93-6 Page 4 conditions allowed by the regulations for the district in which it is located; and 2. There are no unique circumstances as this site is under-the same constraints as are all other commercial properties within the City and currently has more freestanding signs than the maximum allowed; and 3. Approval of the variance will alter the essential character of the local neighborhood as the-proposed sign is to be located along a residential thoroughfare; and 4. There are no particular physical surroundings, shape or I topographical conditions of the property involved that would result in a particular hardship; and 5. Because there are no unique circumstances or hardships, the conditions upon which the variance is based are applicable to other properties within the same zoning classification. 6. Because a use (i.e. restaurant) is in the business to make money, a sign that can be seen more easily will help the business make more money. Therefore, this request is based exclusively upon a desire to-make more money. Therefore, staff would recommend that Case No. WA-93-6 be DENIED. CITY OF WHEAT RIDGE BOARD OF ADJUSTMENT MINUTES OF MEETING: April 22, 1993 Page 15 Mr. Gibson asked if they could move the June 1st opening day up a few days so their grand opening could be Memorial Day, and Board Member ABBOTT replied the opening day could be changed to the Memorial Day weekend. Board Member ROSSILLON agreed. Board Member ABBOTT said for the benefit of the people here tonight, State Wildlife has the authority to stop anything that they feel is causing a problem to the wildlife. So no matter what date we choose, the Division of Wildlife has the authority to override anything that we have in this motion. By having them come out and take a look at the sight, everyone will get an expert opinion on exactly what the status of the habitat. Motion carried 7-0. Resolution attached. C. Case No. WA-93-6: An application by Bistro at the Country Broker for approval of a variance to Section 26-410(e)- Freestanding Nonresidential District of the Code of Laws for property located at 10151 West 26th Avenue. Greg Moberg entered into record a letter from a homeowner objecting to this approval, labeled Exhibit 'A'. Mr. Moberg presented-the staff report. All pertinent documents were entered into record, which Chairman HOWARD accepted. Board Member ROSSILLON asked where exactly will the sign be located, and Mr. Moberg answered along West 26th Avenue. Board Member BERNHART commented there was no mock-up and asked will there be a combination of signs to help with the clutter, and Mr. Moberg said that is why staff published and posted it the way they did. The applicant is allowed to apply for a master sign plan that would allow four additional free standing signs. Part of the problem is the signs would have to be brought into character with a theme about them. Mr. Moberg added there are things that can be done to improve this sign situation. Board Member BERNHART said since there is no plans for the sign in the packet, how do we even know it meets all other codes, and Mr. Moberg answered the sign will have to meet all sign codes. The area is based on the sign face and not the number of signs but you would want to ask the applicant how big the sign is that he is proposing. Board Member BERNHART questioned then the need to view this as an independent sign and not as connected with other signs, and Mr. Moberg replied as far as staff is concen it is not independent and is part of the entire develop~~~~nt. CITY OF WHEAT RIDGE BOARD OF ADJUSTMENT MINUTES OF MEETING: April 22, 1993 Page 16 All of these signs are part of the development and it is up to the management to decide who and how much signage is given to each use. Board Member BERNHART asked then is management putting the sign up and is Lee Doud the manager, and Mr. Moberg answered he is the management company, however the owner is here tonight also. No further questions were asked of staff.. Trip Kadey, 527 Madison Street, Denver, CO, was sworn in. Mr. Kadey said the reason for the variance request is due to the change of their business. They are no longer the Bull & Bear Pub - no pool tables, no dart boards and no longer appealing to that market. They have gone more along the lines of a dining establishment with dancing and entertainment consisting of a three piece jazz group that plays five nights a week. They are trying to appeal to more of-the mature audience. Mr. Kadey said there is a bit of uniqueness as we changed our market completely, and we now need to get the word out for people that drive by. The Bistro does not have major street frontage, it is around behind the building in the alley. The sign over the door does not really tell anybody anything, so we feel we do need some signage. Mr. Kadey stated many of our goals were to comply with the wishes of our neighbors to try and control the noise. We were looking for a concept to be easier to conform with the residential neighborhood, and this does seem to please the neighbors. Another point is the old illuminated Bull & Bear sign will be removed. Board Member HOWARD asked if they are proposing to eliminate the sign on the back door and will that be the only entrance to the Bistro, and Mr. Kadey answered yes, the sign will be removed. This will not be the only entrance, as a good percentage of the people come through the Broker and then down the stairs. Chairman HOWARD asked if there was going to be any indication on this sign that the Bistro is downstairs, and Mr. Kadey said not that he is aware of, however it could be worked out to read that way. Chairman HOWARD added if not it could be confusing if people do not know where to go. Board Member BERNHART wanted to know how tall the sign will be, and Mr. Kadey replied it will be 8` x 4' and 5` from the bottom. CITY OF WHEAT RIDGE BOARD OF ADJUSTMENT MINUTES OF MEETING: April 22, 1993 Page 17 Board Member ROSSILLON questioned where the sign will be placed, and Mr. Kadey said approximately where the photo was taken (slides). No further questions were asked of Mr. Kadey. Ed Novak, 1900 E. Girard Place, Englewood, CO, was sworn. Mr. Novak is the owner of the Country Broker Restaurant and opened it 20 years ago. Mr. Novak also owns the other Broker restaurants in the Denver area as well. The reason for the variance is because the last couple of years this restaurant has not been profitable and he is trying to remain in business in Wheat Ridge. Mr. Novak entered into record, a letter from a neighbor stating no objection to this request, labeled Exhibit 'A'. Mr. Novak said the neighbors objected to the Bull & Bear because they felt it was to late at night when the people left and the crowd was to young. The determination was then made to go ahead and try to put in a more sophisticated menu and restaurant. The concept of this downstairs is hopefully to increase the volume and to make this whole program work. Mr. Novak said he would much rather have the sign on Kipling Street instead of 26th Avenue, but it does need to be on the property. The concept of the sign is to let people know that it is separate from the Country Broker and that there is a separate format and menu. However, some of the same people that have dinner upstairs, go downstairs and have a drink and enjoy dancing and we want people to feel comfortable in doing so. Board Member BERNHART asked if he owned the restaurant only, or did he have anything to do with the rest of the shopping center, and Mr. Novak replied no, he just leases the building from the owner, Mr. Cal Jenks. Mr. Novak added the letter sent in objection was because they thought the sign was going to be placed on Paramount Parkway. No further questions were asked of-Mr. Novak. Cal Jenks, 11885 W. 38th Avenue, was sworn in. Mr. Jenks is the owner of the shopping center and land. Construction started in 1955 with four separate buildings, and the restaurant being the last building built and that was in 1961. Mr. Jenks listed the businesses in the center and explained that some of those people insist on having some sort of signage. Mr. Jenks said there are a lot of smaller signs because for some reason people have a hard time finding these businesses. Mr. Jenks said he feels this is a good change because there were some 'ruckus' times there at 2 in the morning. The center used to have a huge sign on the corner of 26th & Kipling but when Public Service put in CITY OF WHEAT RIDGE BOARD OF ADJUSTMENT MINUTES OF MEETING: April 22, 1993 Page 18 new towers the sign had to be taken down, so they don't have a shopping center sign as such. Mr. Jenks said they_get along real well with the Broker and would like to retain them as a client. Board Member ABBOTT said to Mr. Jenks we certainly agree we don't want to see the Broker or any of the other businesses leave there, but I am sure you appreciate the corner we are painted in when you are already over-signaged by the new code and then wanting another sign. Board Member ABBOTT asked of staff if .there was a way to modify the existing Country Broker sign or is it oversized, and Mr. Moberg replied he doubted if the sign was oversized as that is a big building. Mr. Moberg asked just how big the center is, and Mr. Jenks answered he has 55,000 square feet (there is two levels in the rear). Mr. Moberg continued saying to do anything with any of those signs they would have to bring the number into conformance. The way the case was published allows them to increase a sign, however, there are still more signs there than are allowed by right. Board Member ABBOTT asked if he wanted to increase the Broker sign would he still have to come before this Board to do any modification of the sign. Mr. Moberg answered he would still need a variance to increase or decrease the sign. It is within the Board's legal right to do whatever is wanted with any of these free-standing signs. Board Member ABBOTT asked Mr. Jenks if he had looked into re-designing the signage for this shopping center into something more modern, and Mr. Jenks said he was thinking of doing some remodeling which would make the signs on the front businesses all uniform. Mr. Jenks said someone told him once he could subdivide and have more signage. Board Member ABBOTT commented he passes the center everyday but finds it confusing and does not shop there because they don't even know what is there. He added honestly, other than the market and the restaurant, -could not tell what is in the shopping center. Mr. Jenks said there is a sign over every one of the businesses, and added most people do not even know we are in Wheat Ridge. Again, we are thinking of re-doing some of the signage that is over each business. It is a problem letting people know what is in the center without signs along tt,~• street. No further questions were asked. CITY OF WHEAT RIDGE BOARD OF ADJUSTMENT MINUTES OF MEETING: April 22, 1993 Page 19 Motion was made by Board Member ABBOTT, that Case No. WA-93- 6, an application by The Bistro/Country Broker, be DENIED for the following reasons: 1. There are no unique circumstances at this site. It is under the same constraints as other commercial properties within the City. 2. Currently this property has more free-standing signs than the maximum allowed. 3. Approval of the variance will alter the character of the local neighborhood because the proposed sign is to be located along a residential thoroughfare. 4. There are no particular physical surroundings, shape or topographical conditions of the property involved that would result in a particular hardship. 5. The allowance of this additional free-standing sign to this property would run counter to the primary intent and spirit of the current sign code. 6. There is an alternative such as a master sign plan approach to this problem. Motion was seconded by Board Member ROSSILLON. Greg Moberg suggested to strike #3 as it has been found that the sign is not along a residential thoroughfare. Board Members ABBOTT and ROSSILLON agreed. Board Member BERNHART asked of staff what are the owner's options in terms of combining these signs, and Mr. Moberg answered they can apply under a master sign plan. They need to show that the signs are being brought into a character in terms of architectural style, size, color, placement of lighting, etc. Planning Commission will grant them a bonus if a "well designed plan" up to a 1008 increase in the number of signs and/or a 50g increase of the square footage. The burden will then be placed on the owner of the property or his leasee to figure out what signage is best for the property. Board Member BERNHART said a 100 increase would go from 2 to 4 signs and a 50~ increase is over the current, and Mr. Moberg answered yes, but they could never get to that size. Mr. Moberg said again ali of the signage has to come into some character, not all exactly the same, but some semblance of character. Board Member ABBOTT said then the master sign plan has to be approved by Planning Commission and not staff, and Mr. Moberg said correct. Motion carried 6-1 with Board Member ALBERTSEN voting no. Resolution attached. CITY OF WHEAT RIDGE BOARD OF ADJUSTMENT MINUTES OF MEETING: April 22, 1993 Page 20 D. Case No. WA-93-4: An application by Corry E. Sheely for approval of variances to Section 26-30(J) to allow an existing satellite receiving earth station to remain. Said property is located at 5160 Tabor Street. Motion was made by Board Member ROSSILLON, seconded by Board Member DOOLEY, that Case No. WA-93-4 be tabled indefinitely. Greg Moberg said this is the same as a withdrawal, and the applicant will have to come back and pay the fee again for publishing and posting. Motion carried 7-0. 5. CLOSE THE PUBLIC HEARING 6. OLD BUSINESS Greg Moberg informed the Board there will be no meeting in May but there will be a study. session held on May 27, 1993. Discussion followed. 7. NEW BUSINESS A. Approval of Minutes: April ll, 1993 Motion was made by Board Member ROSSILLON, seconded by Board Member DOOLEY, that the minutes of April il, 1993 be approved as printed. Motion carried. 8. ADJOURNMENT Motion was made by Board Member ABBOTT, seconded by Board Member BERNHART, that the meeting be adjourned. Meeting was adjourned at 10:25 p.m. ~ _ Mary o hapla, Sec etary PUBLIC HEARING SPEAKERS' LZST CASE N0: WA-93-6 DATE: April 22, 1993 REQUEST: An application by Bistro at the Country Broker for approval of a variance to Section 26-410(e) - Freestanding Nonresidential District of the Code of L aws. Property is located at 10151 W. 26th Avenue. Position On Request; ~ ; (Please Check) ; i SPEAKER'S NAME & ADDRESS (PLEASE PRINT) i IN FAVOR i OPPOSED , ~ J ~" %/~ l~' /~i F1.Dk ~ / jo~si "~J~ a~ %~ `r9J~ , x ~% E'lJ nlvV,~K,~ tgao €. G;~C~-ttu_a~C, ~NGcgw~~~ ~ ~x Loretta Krieger 15 Paramount P',cway Lakewood, CO 80215 -- - April 22, -1993 - Case-# WA-93-6 _ - - - - TO WI?OM IT-MAY CONCERN: I, Loretta L. Krieger,-homeotianer on-Paramount_Parkway_would cbjewt to ar_y more. signs-being erected on 26th & Paramount Parkway because:-- _ 1. Too many advertisements in the form of large signs at that location now? 2. The telep'rone ce],lu],ar_aQwer is very over hearing to_the neighborhood __ -- with more gadgets being added! 3. The commercial type atmosphere keeps increasing with the high volume of traffic- conjesting the small shopping center on a_daily basis. Sincerely,, . ~~~/ . Loretta L._Kreger , #iomeowner - , ` _- _. ^ q ,.~~*r, '~~ s•...5+ u n+7^szs r+ a'S `tea mndis+ §BESA.9z.axl t'i.~5 vsr^" ~tgt~rea ..r ~a :„ - ~ vim.. a.,a-+~.. ..,. • ~'-. PROPERTY~MANAGEMENT 143 Union Boulevard, Suite 550 Lakewood, Colorado 80228 (303)986.1500 April 22, 1993 WheatRidge City Council 2500 W. 29th Ave. WheatRidge, Colorado 80033 Dear Council Members: This is to advise you that I own the property directly north of the Country Broker Restaurant located at 26th and Kipling. I am also aware that the Bull & Bear Pub which was located in the basement of the Country Broker has been closed and that a new dining and dancing establishment called the Bistro has been opened for business. I have no objection to an additiona3 sign being placed on 26th Avenue to advertise the Bistro. I might add that we are delighted that the Pub has been closed because of the noise problems that we have had to contend with for a number of years. The new establishment should be a great improvement to the neighborhood. Sincerely, ~ ~~ e Ri hard Billings Owner Paramount Gardens Apartments 2684 Paramount Parkway Lakewood, Colorado 80215 CERTIFICATE OF RESOLUTION I, Mary Lou Chapla, Secretary to the City of Wheat Ridge Board of Adjustment, do hereby certify that the following Resolution was duly adopted in the City of Wheat Ridge, County of Jefferson, State of Colorado, on the 22nd day of April 1993._ CASE NO: WA-93-6 APPLICANT'S NAME: The Bistro at the Country Broker LOCATION: 10151 West 26th Avenue Upon motion by Board Member ABBOTT seconded by Board Member ROSSILLON the following Resolution was stated. WHEREAS, the applicant was denied permission by an Administrative Officer; and WHEREAS, Board of Adjustment Application, Case No. WA-93-6 is an appeal to this Soard from the decision of an Administrative Officer; and WHEREAS; the property has been posted the required 15 days by law and there WERE NO protests registered against it;-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-93-6 be and hereby is DENIED. TYPE OF VARIANCE: TO Section 26-410(e)-Freestanding Nonresidential District of the Code of Laws PURPOSE: To erect a free-standing sign FOR THE FOLLOWING REASONS: 1. There are no unique circumstances at this site. it is under the same constraints as other commercial properties within the City. 2. Currently this property has more free-standing signs than the maximum allowed. 3. Approval of the variance will alter the character of the local neighborhood because the proposed sign is to be located along a residential thoroughfare. 4. There are no particular physical surroundings, shape or topographical conditions of'the property involved that would result in a particular hardship. CASE NO. WA-93-6/Resolution Page 2 5. The allowance of this additional free-standing sign to this property would run counter to the primary intent and spirit of the current sign code. 6. There is an alternative such as a master sign plan approach to this problem. VOTE: YES: Abbott, Bernhart, Dooley, Howard, Junker and Rossillon NO: Albertsen DISPOSITION: Variance denied by a vote of 6-1. DATED ,this 22nd day of April, 1993. ROBERT HOWARD, Chairman Mary of C apla, Se etary Board of Adjustment Boar Adjustment