HomeMy WebLinkAboutWA-96-42=Ay>'
The Crty Of
Wheat
Ridge
ADMINISTRATIVE PROCESS APPLICATION
Department of Planning and Development
7500 west 29th Ave., Wheat Ridge, CO 80033
Phone (303) 237-6944
Applican ~/1~-~.S~12u66Ei Address ~ o _ - Phoned3/ $~i..r3~
_._, -
Oo-mer ~; j -~ ~LL-'7~.~A/T-- Addres's ~'~~0 ~(~E'% -~~ Phone =2,3--~/~
Location of request 47~o F}GzF~T ~T
Type of action requested (check one or more of the actions listed below
which pertain to your request.)
^ Change of zone or zone conditions Variance/Waiver
Site development plan approval Nonconforming use change
Special use permit Flood plain special exception
Conditional use permit Interpretation of code _-
Temporary use/building permit Zone line modification
Minor subdivision Public Improvement Exception
Subdivision Street vacation
8 Preliminary Miscellaneous plat
Final Solid waste landfill/
[] ** See attached procedural guide mineral extraction permit
for specific. requirements. ^ Other
Detailed D-escription of request C~~T _ SPLIT z S"TO,e~^r6 wez~D
List all persons and companies who hold an interest in the described real
property, as owner, mortgagee, lessee, optionee, etc.
NAME _ ~I ADDRESS P ONE
~~y;.d ~ ~ZG~-~,q-nT`E 470 ~-~~'f=i ~T ~/-SWISS"
I certify that the information and exhibits herewith submitted are true and
correct to the best of my knowledge and that in filing this application, I
am acting with the knowledge and consent of those persons listed above,
without whose consent the requested actior, cannot lawfully be accomplished.
Applicants other than owners must submit power-of-attorney from the owner
which approved o£ this action n is behalf.
Signature of Applicant ~~~ ~~~,,~
Subscribed and sworn o me this ~ day of ~~~, 19 (~
Notary Pu lic
SEAL
My commission expires ""\ -~~-q~
Date Received Receipt No. ease rvo.
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•, Ina ,.•o.•I ?'~..G r''+•;r17rr,an,nn..,p.•c.d::,in months', insialL:uants of 57-14.43 per mwnth onl
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'I A paYCe°_ of Land .located in the: :ii:. 1/4 of Site :vL 1;rt, u: C1!(: zrticultrlteClcs~r'iued'.
T35„R64kt of the Gth P.Pi., Jefmrsnn C:uun:', Gttlora(to more p• ~
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Lt~i,ihlling ac the ?durtit 7 j5 Curntr of Fectiu(t .1-'!hence SF39 Degx(:es 3')'47 along Clle ~i
tierl:h line of the *;b1 1(4 of ,said Scaiion. 21, a distnnc;e ,~f 328.00' Co the Prue
Point pf "ieginning; Thence. 559 begzer:a 3G'iJ along said ICorrh lir.4, a distasu:e of i
300.00': Thence leaving Baia RorCl: line, South a u±.stancc of 13G.U0'; Thcue ~i
• ;;°S Degrees 30'A_ a distanr.c 3U0.U0t; Thence :.orth r: distance of 134.00 to t.w f
Trul+ Yoinc of 3,t!giur.ingr County of .:eff.:rson, State of Colarado. I,
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>e IJ l t1le ur ;n R' a Ilh•ni. rd u~ the ILP nn'lll of ltl1'+ 'n.,: iJ, tnliLl dl!: ('^. I'! nKrpal ~rt u'k; 1a.6 it :up, or rn ;.:,C do ln;;h,halt h; na,Jc In Or In ea•G u(t nJullUn
ul hn uch of uq ul the term., amJmuns. a+•r•crunn of aga•cm: o!^ L:¢'Innn'~'ll.rw! o'cvll ;'•.+Jc<rrua `'nd p~.1lrn tyl :1 ++Ih dnJ Jrnl irf.1 w:h wlle~ the ut
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i I . 5otlu ul CulurlJu, u1 u•r ,.ad pq'p•ivn, pr ::a. earl Ilmn,:i ua nu+' 1•r ,(':~ i!i; d :n the n•nlcr ul's.+u1 wk, k+r Jm htp'hctl ;uul IKa p::ee Ihr
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it unlc seed a nulrnequcnl n.urtd nuuu,l in ,;wi l;.l a^RU:.n n'I rl I(tl+InlnAc: nd t••Lelo Ih: hlul(.,h:nU Ulnpv eha,nsuL,tsh ;+lupntl} ul web >~il¢. ulCCrltr l'r.!rc
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1! aiF•I:J.n:Ln.,wlcJceJ nuJ J; beard by th:,:nd fuL!:(71vaei:n:J.h_~Ilumcey;,n.l tyullc!artn lu•.vch pe;•nunn pen :,t.emitlulw slob J(cdund sluJt
I In.."ant purdld,nl ::, a4n.>Jid anJ Jh the nl•llt. arse. ndca•,L Leuct9rn:d (gain .d Inluupliou u1 the grlnlor, lu•, heirs and as,igrts Ihercin•
~~ Nci¢thesvnull^unt, lrr which the vnJ pn:pcrlyu'.<, xdd an:l;do,ll mlcr N+tha lnmcrn(e:de lhenincontxinc{J{.:nul lp ll:c>a!c orsnlc>nluJc by virtue
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' I cnr unhr:urcrr. su(h J,•dgn I
11 dee l+allJ the l'ublfr Tra.+l.e,halL oln ul the prnrccJ,an:nnih ul saih wle. nflrr hr•rpaynlr and reu,ilung:dl Er¢t. ehurpe, nnJ eosls of ntuAinp sail east.
I pay lu the henrh(r:p hru•mular (n Ihr la F'al hutdrnrl >alJ Hole lilt plinrip:d and inknesl Clue un saiJ Hole steal Jing W the Irnur auJ diten dlmnr(, anJ all
. :~ mutLa ndranccJ bv~u'chb,`°(ail uln,um~•ylhrl+'ul:merhi,rlrppl lrpie~;ntativm pens,>+gna„hirltl•Jc nr all'+tanJ s(tiJJccJ (rrJ c(limm:+dc shullthcu
I1 nm wu. IrnJcring Jn I ul F
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S • nw Da obligatory upon the purchutrr rrt purr ha,cn of Joy :.odt ,:dc w nra lJ the ap1111GO1U11 td Ihl 1:0 rC11C~1' Iltpilr V. I(a rCIClllC (i CCJ bC M1111111rJ. 11 IS
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The City of
FyJ. BOX 635 TLLE'r'HOP;L s03; 237-6944
7500 W[ST 29TH AVENUE WH@AT RIDGE. COLORADO 80033 cWheat
Ridge
November 26, 1996
WA-96-42 which is a request
This is to inform you that Case No.
for approval of a garage addition to be used to house vehicles in anon-
conforming business _
for property located at 4760 Parfet Street
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 December 12, 1996
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.
I£ you have any 'questions or desire to review any plans, please
contact the Planning Division. Thank you.
PLANNING DIVISION
"'hht~ (~~tt'ltatit~n C'ity,.
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I
CITY OF WHEAT RIDGE
PLANNING DIVISION STAFF REPORT
TO: Board of__Adjustment --
DATE OF MEETING: December 12, 1996 DATE PREPARED: December 5,1996
CASE NO. & NAME: WA-96-42/Bellagante CASE MANAGER: Sean McCartney
TUP-96-12
ACTION REQUESTED: An application. by Colorado Tree and Shrubbery for two
separate requests: approval of a garage addition to be used to house
vehicles in a non-conforming business; and, to allow the continuation o~
a firewood splitting business.
LOCATION OF REQUEST: 4760 Parfet Street
NAME & ADDRESS OF APPLICANT(S) Colorado Tree, and Shrubbery
4760 Parfet Street
Wheat Ridge, Colorado 80.033
NAME & ADDRESS OF OWNER(S) John A. Bellagante
4760 Parfet Street
Wheat Ridge, Colorado 80033
APPROXIMATE AREA: 39,767 square feet
PRESENT ZONING: Agricultural-One _.
PRESENT LAND USE: Residential Single Family
SURROUNDING ZONING: W:, S:, N:, and E: Agricultural-One
SURROUNDING LAND USE: W:, S:, and E: Residential single family
N: Interstate 70
DATE PUBLISHED: November 22, 1996
DATE POSTED: November 27, 1996
DATED LEGAL NOTICES SENT: November 27, 1996
AGENCY CHECKLIST: ( ) (XX) NOT REQUIRED
RELATED CORRESPONDENCE: ( ) (XX) NONE
ENTER INTO RECORD:
( ) COMPREHENSIVE PLAN (XX) CASE FILE & PACKET MATERIALS
(XX) ZONING ORDINANCE (XX) EXHIBITS
( ) SUBDIVISION REGULATIONS ( ) OTHER
JURYSDICTION:
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-96-42 / TUP-96-12
Y. REQUEST
Page 2
The applicant is requesting approval of two separate waiversc a
Temporary Use Permit (T.U.P.) to allow the storage, cutting, splitting,
and sale of wood, for business, in a zone district (Agricultural-One)
which currently does not allow such a use; and, a variance to allow the
enlargement of a garage to be used to .store and service vehicles
directly used for the non-conforming business. The Board of Adjustment
must make two separate motions for approval of these cases.
Pursuant to Section 26-7(E) of the Wheat Ridge Code of Laws, there
should not. _be any splitting and cutting of firewood, as a permitted
principal use, on a property located in the Agricultural-One zone
district. Section 26-18(E)(7) of the Wheat Ridge Code of-Laws states
that a Special Use Permit would be required .for this business to
continue. to operate, legally. The applicant's request for a T.U.P.
will, if approved, allow for the temporary continuation of this business
for- up to one (1) year. During this time, -the applicant should be
required_to apply for a Special Use Permit to be .heard by the Planning
Commission and_City Council._
In 1986, this issue came before the Board of Adjustment in two separate
instances. Case No. WA-86-11 was a request for an interpretation for
the sales of firewood in the Agricultural-One zone district. The
interpretation was approve 5-0, thereby establishing the minimum
requirement of a T.U.P. prior to wood cutting and splitting businesses
to operate in the Agricultural-One zone district.
Case No. WA-96-22, a request for a one-(1) year T.U.P. to allow a wood
cutting and splitting business, was approved with conditions. The
T.U.P. was set to expire in November, 1987. The applicant did not re-
apply for a T.U.P. until June, 1988, where. the Board of Adjustment
approved. it for one (1) more year, expiring in June, 1989. .The
applicant failed to re-apply after that one (1) year T.U.P., however,
continued the business.
Just recently, the applicant submitted an application for a building
permit (see attached). ,-Upon further review of the 616 square foot
garage addition, and a phone conversation with the applicant, Staff
concluded that the addition was proposed to be used to store__and
maintain vehicles that are directly involved with the non-conforming
business. Pursuant to Section 26-{7)(E), you may not expand or add to
an existing structure which is directly related to a legal non-
conforming business. We also found .that the applicant was also
Board of Adjustment Staff Report Page 3
Case No. WA-96-42 / TUP-96-12
continuing to cut, split, and sell firewood from the premises. -Hence
these requests.
II. CRITERIA
This case involves two separate issues. The first issue involves a
Temporary Use Permit to allow the storage, cutting., splitting, and sale
of firewood upon this property. The second issue involves a variance
for the. expansion of a building which supports a nonconforming use.
Therefore, the Board .must base its decision on two separate .sets of
evaluation criteria found in the Wheat Ridge Code of Laws at 26-6_(D)(3) ._
for the Temporary Use, and at 26-6(D)(2) for the variance.
TEMPORARY USE PERMIT
(firewood storage, cutting, splitting and sales)
1. Will the temporary use have a detrimental effect upon the general
health, welfare, safety, and convenience of persons residing or
working in the neighborhood of the proposed use; and,
The. existing business has been in operation since 1986, and, so far,
there-have not been any registered complaints relating to the business
having a detrimental effect on the general health, .safety, and welfare
of .persons residing in the neighborhood. _:.
2a Will the temporary use adversely affect the adequate light and air,
or cause significant air, water, or noise pollution, or cause
drainage problems for the general area; and
Approval of the existing business use to continue .would not.. adversely
affect the adequate supply of light nor cause drainage problems in the
general area. However, eight (8) hours of splitting and cutting
firewood with gas powered mauls and chainsaws may adversely affect the
air and cause significant air and noise pollution to adjacent
properties.
Board of Adjustment Staff Report
Case No. WA-96-42 / TIIP-96-12
Page 4
3. Will the temporary use result in undue traffic congestion and
traffic hazards, unsafe parking, loading, service or internal
traffic conflicts to the detriment of persons whether on or off the
site; and,
Approval of this request would not result in undue traffic congestion or
traffic 'hazards, or unsafe parking, loading service or internal traffic
conflicts to the detriment of persons whether on or off the site.
4. Will the temporary use be appropriately designed, including
setbacks, heights, parking, bulk, buffering, screeningo and
landscaping, so as to be in harmony and compatible with character
of the surrounding areas and neighborhood, especially with adjacent
properties; and,
The design of the site appears to offer adequate setbacks and although
not paved as required by code, the property to continue to be used in a
commercial manner. Parking is provided off of Parfet Street, although
not paved as required and access to the tree storage lot is provided on ----
West I-70 Frontage Road south. If approved, the storage of firewood
would need to be screened by a six (6) foot privacy fence. Landscape
buffer of at least ten (10) feet would need to be provided along both
Parfet _Street .and West I-70_ Frontage Road south. A three (3) foot
barrier (wall or berm) would need to be installed to buffer the parking
lot. from the existing public right-of-ways, All parking requirements,
stated in Section. 26-31 of the Wheat Ridge Code of Laws, would need to
be met prior to continuance_of the business unless the Board grants a
waiver to these requirements._ _:-_-
5. Will the temporary use sot overburden the capacities of the
existing streets, utilities, parks, schools, and other public
facilities and services.
Approval of this request will not overburden the capacities of -the
existing streets, utilities, parks, schools, and other public facilities
and services because this business will not require the relocation of
its' employees.
Board of Adjustment Staff Report
Case No. WA-96-42 / TUP-96-12
Variance Criteria (Garage Expansion)
Page 5
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; and,
Because the request is for a garage addition which-is intended for the
expansion of service and storage of vehicles directly used for-a non-
conforming business and adequate covered parking is currently provided,
the property could supply an adequate return in use, service, .and
income.
2. Is the plight of the owner due to unique circumstances; and,
There are no unique circumstances attributed to this.property that would
warrant approval of this request.
3. If the variation were granted, would it alter the essential
character of the locality; and,
Because the property is located in the Agricultural-One zone district .
and- large structures .are attributed to quasi-agricultural uses as
properties in the Agricultural-One zone district are intended to be
used, approval of the .garage addition would not alter the essential
character of the neighborhood.
4. 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; and,
Because of-the relatively flat topography and the rectangular shape of
the property, there are no hardships created by irregular shape or
topography.
5. Would the conditions upon which the petition for a variation is
based be applicable, generally, to other property within the same
Board of Adjustment Staff Report
Case No. WA-96-42 / TUP-96-12
zoning classification; and,
Page 6
Anyone may apply for the same type of variance-for their property but
applications are viewed on a case by case basis so the same outcome may
not apply.
6. Is the purpose of the variation based exclusively upon the desire
to make money out of the property; and,
Because the proposed addition will be used to store and service vehicles
used for .the existing non.-conforming business, the purpose of the
variation is solely based upon the desire to make money.
7. Has the alleged difficulty or hardship been created by any person
presently having an interest in the property; and,
Yes. The applicant is also the owner of the property and has been aware
of this nonconforming use status of the property.
8. Would the granting of the variations be detrimental to the public
welfare or injurious to other property or improvements in the
neighborhood in which the property is located; and,
Because the use of ,the property has existed since 1986, .the public's _
health, safety, and welfare is not endangered. Also, history has
indicated that this use is not injurious to the adjacent properties
within the neighborhood.
9, Would the proposed variation impair the adequate supply of light
and air to adjacent property or substantially increased the
congestion in the public streets or increase the danger of fire or
endanger the public safety or substantially diminish or impair
property values within the neighborhood.
Because-the garage would be built_.in line with existing garage, approval
of the request would not impair the adequate. supply of light or air to
adjacent properties. Nor will there be an increase in traffic
congestion. Although the proposed use is intended to perform service
and maintenance to vehicles specifically used for .the existing non-
conforming business, the chance of fire on this property greatly
increases.
Board of Adjustment Staff Report
Case No. 9~TA-96-42 / TUP-96-12
Page 7
10. If it is found in criteria 8 and 9 above, that granting of the
variation would not be detrimental or injurious to other property
or improvements in the neighborhood, and it is also found that
public health and safety, public Facilities and surrounding
property values would not be diminished or impaired, then, would
the granting of the variance result in a benefit or contribution to
the neighborhood or the community, as distinguished from an
individual benefit on the part of the applicant, or would granting
of the variance result in a reasonable accommodation of a person
with disabilities?
The request for additional garage_space, to store and service commercial
vehicles is an individual benefit, yet, it may enhance the character of
the neighborhood. As proven in the past, additional enclosed storage
space retracts the blight that is often strewn on properties. Because
of-the commercial nature_of this property, enclosed storage and service ,
could only benefit this property. _
222. STAFF'S CONCLUSION
REs Temporary Use Permit
For the past ten {10) .years, the applicant has been employing the
business of firewood cutting and .splitting successfully without
complaint from any adjacent landowners. Even though the Board of
Adjustment upon approval of the previous T.U.P. (1989), made a condition
that there shall not be anymore Temporary Use Permits issued for the
firewood .business Staff recommends approval of the Temporary Use .Permit
upon the condition that the-applicant immediately apply for a Special
Use Permit. The Temporary Use Permit should terminate upon final City
Council's decision (regarding Special Use Permit), and Staff would not
support-additional T.U.P. requests if the applicant does not apply for
a S.U.P. or the S.U.P. is_denied.
RE: Variance
Staff concludes that the _eariance criteria supports the request.
Therefore, Staff recommends approval of the variance.
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WSEAT RIDGE BOARD OF ADJIISTMENT
MINIITES OF MEETING: December 12, 1996 Page 5
Department and the Traffic Engineer, and it is their --
conclusion that the proposal layout allows for adequate
circulation and should not pose a problem with ingress
and egress off of W. 49th Avenue.
3. The proposed upgrade should positively impact the
character of the neighborhood. .The variance is a
component of a total. rebuild of the site and should not
endanger the public or negatively effect the character
of the neighborhood.
Motion was seconded by Board Member HOVLAND. Motion carried
6-0. Resolution .attached.
The applicant for Case No. WA-96-40 requested to be last on
the agenda Motion was made by Board Member ABBOTT to place
this case .last on the-.agenda. Motion was seconded by Board
Member HOVLAND and carried .6-0.. _. _ -
C. _ - - - An application by Colorado Tree & -
~'1rn fez proval of a garage addition to be used to
house vehicles in a non-conforming business. Said property
is zoned Agricultural-One and located at 4760 Parfet Street,
and,
D. Case No. TUP-96-12: An application by Colorado Tree-& _
Shrubbery for approval of a Temporary Use Permit to allow.
the continuation of a business of splitting, cutting and
storage of wood on property zoned Agricultural-One-.and -
located at 4760 Parfet Street.
Sean McCartney presented both staff reports at once... All _
pertinent documents were entered into record, which Chairman
WALKER accepted. Mr. McCartney informed the Board there. _._
will have to be two separate. motions. for this case.
Board Member HOVLAND seeing-how restricted hours placed on
the previous TUP has not been a problem over the last
several years, asked would it be necessary to restrict them
now,, and Mr. McCartney replied that would be solely up to
the Board.
Board Member HOVLAND asked if
business are conforming uses,
they are both non-conforming.
the tree and shrubbery
and Mr. McCartney answered no,
Board Member HOVLAND asked if the construction was..dor~e
before applying for a permit, and Mr. McCartney said it
would be_better to ask-the applicant.
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 12th day of December ,_1996._-
CASE NO: WA-96-42
APPLICANT'S NAME: Colorado Tree & Shrubbery
LOCATION: 4760 Parfet Street -
Upon motion by Board Member ABBOTT seconded by Board Member
.._ ,
JUNKER the following Resolution was stated.
WHEREAS, the applicant was denied permission by an Administrative
Officer; and
WHEREAS, Board,of Adjustment Application, Case No. WA-96-42
is an appeal to this Board 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 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-96-42 be and hereby is APPROVED.
TYPE OF VARIANCE: To allow a garage addition to be used to house
vehicles in a non-conforming business
FOR THE FOLLOWING REASONS:
1. The staff and the board conclude the variance criteria
supports the request.
2. ~ Additional enclosed storage space mitigates the blight
on properties. Because of the commercial nature of this
property, enclosed storage and service can only benefit-the
property and the surrounding neighborhood.
This construction does not exacerbate the existing non-
conforming conditions.
VOTE: YES: Abbott, Hovland, Junker, Mauro, Thiessen and Walker
NO: None
DISPOSITION: Variance for approval of a garage addition to be
used to house vehicles in a non-conforming business
approved by a vote of 6-0.
D D this 12th,day of December, 1996..
~~
OBERT WAL 'R, Chairman Mar L u Chapla, ecretary
/ Board of A justment Board o Adjustment