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HomeMy WebLinkAboutWZ-97-12__ _ 2~i G --- - _~_y /2 v `s ~'' ~ ~-~-f `s ~-C ~C ~„~~ ~`~ w.~ ~~.~ ,,,.~: ~~ ~ ~~:;~ _ r ~. "~~.~~ -b ~ ~ ~e~ ys - _ __ __ U >° ~ ,~ MID WEST eSfizuz9 and ~zassis e~zvlee~td 5075 Cook Street • Denver, Colorado 80216 September 29, 1997 Re: Neighborhood Input Meeting Tuesday, October 7, 1997 at 7:00 Lobby Conference Room, Wheat Ridge City Hall 7500 West 29th Avenue, Wheat Ridge, CO Dear Resident/Property Owner: PHONE: (303) 296-1515 WATTS: (800) 627-0144 FAX: (303) 296-1519 ~~~~U~~~ OCT U i 1'97 This letter is to inform you that Mid West Spring and Chassis is proposing a rezoning from RC [o CI for the vacant ground located at the northwest corner of Xenon and ~Znd Avenue in Wheat Ridge. We will be holding a neighborhood input meeting for all residents and owners within a 600 foot radius of this properly. The purpose of this meeting is for us io present our proposal for how we w9Il use the property, and to allow you , as a neighborhood, to express directly to us your concerns, issues and desires. A staff planner will attend the meeting to discuss the City of Wheat Ridge policy and regulations involved, however, the planner will remain impartial regazding the viability of the project. The purpose of ourproposal is to change the zoning on the property [o allow for our intended use. We also want to fmd out what suggestions you may have that would make our usage of the pmperty more compatible with the neighborhood. Our intent is not to alter the basic nature of the businesses in the neighborhood. W e envision our use as light commercial, very much in character with existing businesses. Overall, our goal is to add value to the surrounding neighborhood through the wnstrnction of a high end facility that would enhance the neighborhood without adversely impacting the day-today lives of the surrounding residents. By way of introduction, Mid West Spring is a small family owned and ntrt business. We have been in operation for over 30 years, and specialize in alignments and suspension work for cars and heavy duty trucks. We do not do any engine or body work of any type, nor do we work on transmissions, clutches, eta We do not handle any cleaners, degresers, oils, paints, or any type of engine fluids, so there is no potential for any adverse environmental impact on the property or the azea. The new facility would move the company away from our traditional track customers base. It will be devoted almost exclusively to alignments plus the retail sale and installation of suspension pans and hitches for RV's, campers, trailers, and pick ups. We do not have a heavy volume of retail traffic, and our long range goals call for a peak of 20 to 25 customers a day. The facility would be a low profile concrete block building of around 5,000 square feet. The building would have generous landscaping and visual upgrades so we can attract the type of high end customers who own RV's and campers. We look fonvazd to meeting with you to discuss any questions or wncems you may have. After attending the neighborhood input meeting, please use the back of this letter to list any specific concerns, issues or suggesfions which you ntay have regarding this proposal. Please sign it and give it to us as we are required to provide these forms to the City along with our application. Sincerely, Howazd 1 SEP-29-97 11:07 AM MID WESTSPRIHG e MID W_E_ST Spring and CI~OSSis Service Ltd. 5075 Cook St. • Dcnver, Colorado A021G 303 296 1519~~ _^P.01 PI LONE: (303) 296.1515 WATTS: (S00) 627.Ot4d FAX: {303) 296.15!9 HATE. ~ r ~' 1 j t .r -- l cc>nirnNY: - ~ 3S- a s PitUNC Nt1AtB1~-il: - ! , c .. . ` ,, ~~. . 1 -- -._> _._ .~-......~i . - .r -...--. .. 'I'O'1'Al. N1~n112I?EL 01' 1'AGGS INCL.l1DING COVGR: ~~ MID WEST PHONE: (303) 296-1515 -- __ -- - WATTS: (800) 627-0144 -- - eS'~¢in9 and ~zassia eSe¢crlcel'Ed ~ FAX: (303) 296-1519 5075 Cook Street • Denver, Colorado 80216 October 22, 1997 Ms. Meredith Reckert Wheat Ridge Planning and Zoning 7500 W. 29th Avenue Wheat Ridge, CO 80215 Dear Meredith: Enclosed is a copy of the letter I am sending to all the people that attended the initial meeting. I understand this process may take some time, but we are in this for the long haul. Please let me know how we should proceed and what the schedule of events and the time table will look like. Thank you for al] your help. Sincerely, /~~~ ""' Howard Siegel MID WEST G1f2Z(AZC~ QJ2d C..12CLS1L1 C>EZ(7LCE LCd. 5075 Cook Street • Denver, Colorado 80216 October 22, 1997 Ms. Liz Lemmer 4291 Xenon Street Wheat Ridge, CO Dear Ms Lemmer: PHONE: (303) 296-1515 WATTS: (800) 627-0144 FAX: (303) 296-1519 I want to thank you for coming to the public meeting recently on Mid West Spring's request for a rezoning of the property at 42nd and Xenon. We appreciate all your input on our intended use of the property, and we will try to respond as we continue through the rezoning process. I understand that additional traffic in the neighborhood, and specifically vehicles trying to enter or exit via Xenon, aze a major concern. I recognize that no matter what we do some of our customers may use Xenon Street, but I believe there are a number of steps that can be taken which will keep traffic on this street to a minimum. We wou}d be willing to post large signs at the edge of our property asking people to respect your privacy and stay off Xenon. We would also put the same signs up inside our shop and have the warning in red letters on all of our invoices. RV owners, who would be our primary customers, are generally a mature, tow key group, and they will usually respect clearly posted warnings. We would also be willing to make a request to the City of Wheat Ridge to gut a signal up at the intersection with Youngfield. This would help our customers get onto Youngfield easier, so they would be less likely to try an alternative route. Future use of the property if the zoning change is granted was another strong concern. We have no plans to move or sell the property if we are allowed to develop it, but we know we can't forecast the future. We are agreeable to reasonable restrictions on the zoning that allows only comparable uses of the land and not heavier industrial ones. Finally, we will listen to your suggestions on how the building sits on the lot, it's design, screening from neighborhoods, and landscaping. Our primary intent is to be located as close to Camping World as possible and have good sign exposure on Youngfield_ Beyond that we will work with you to come up with a reasonable plan that respects your ideas for development. We are also willing to have those ideas we can agree upon put into the zoning change proposal. Please let me know if you have any further questions. We look forwazd to working with you in designing a project that will be beneficial to the whole area. 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Mid ~Yest Spring Since 1965 Recreational Vehicle Suspension Systems and T: Almost Any Application. Alignments-RV's, Campers, Trailers, 4x4 Wheel Bearing Service Suspension Upgrades and Repairs Steering System Diagnosis and Repair Wheel Balancing Trailer Repair- All types Hitch Installations/Towing Packages 8895 Montview Avenue Denver, CO 80216 320-0054 Systems to Fit Overload Kits Steering Stabilizers Anti Sway Devices Gasp Shocks Air Lift Suspensions Coil and Leaf Springs Trailer Parts 5075 Cook Street Denver, CO 80216 296-1515 1-800-627-0144 Pick up and delivery service available for your convenience! ZbNING AND DEVELOP4IENT § 26-22 Sec. 26.22. Commercial-One District (C-1). i Supp. Vo. 18 (A) latent and Purpose: This district is estab- lished to provide for azeas with a wide range of commercial land uses which include office, gen- eral business, and retail sales and service estab- lishments. This district is supported by the com- munity and/or entire region. (B) Permitted Principal Uses: No building or land shall be used and no building shall be hereafter erected, converted or structurally al- tered unless otherwise provided herein except for one (1) or more of the following uses: (1) All uses permitted in the Restricted Com- mercial District as "permitted principal uses:' (2) Adult entertainment establishments when in accordance with Wheat Ridge Code of Laws, Chapter 3. (3) Assembly halls and convention facilities. (4) Automobile and light-duty truck sales and rental, subject to the following require- ments: (a) Sales, rental and service of a truck- tractor or semitrailer is prohibited. (b) All parking and vehicle display ar- eas shall be paved. (c) There shall be a minimum of one .thousand five hundred (1,500) feet of separation between sales lots. (d) There shall be a minimum ten-foot landscape buffer adjacent to any pub- 1729 ' WHEAT RIDGE CITY CODE ~ ~~ § 26-22 lic 'street, with such buffer to be. completely within the property bound- aries, although the owner may addi- tionally landscape that area be- tween the front property line and ' the street improvements if approved by the public works director. There shall be no waivers of this landscape buffer requirement. (e) Whenever a parking lot or display lot adjoins property zoned for resi- dential use, a landscape buffer of twelve (12) feet from said lot bound- ary shall be required. Within the twelve-foot landscape buffer, asix- foot view-obscuring fence or decora- tive wall shall be constructed. There shall be no waivers of this landscape and fence buffer requirement. (fl There shall be at least one (1) inte- rior landscaped island for each thirty (30) parking and/or vehicle display spaces. Each such landscape island shall occupy the equivalent of one (1) parking space, and each such re- quired island shall be landscaped with a minimum of one (1), two-inch caliper tree or larger, and four (4) shrubs or acceptable living ground cover. (5) Auto service and repair and maintenance shops, including fire sales (but excluding recapping). muffler shops, auto and light- duty truck fueling stations, detail shops, tune-up shops, engine repair, transmis- sionrepair, alignment services, car washes, upholstery shops, radiator repair shops, lubrication services and sound system shops. It is the intent to exclude such work or painting, and to exclude any use primarily for service, repair or main- tenance to truck-tractors or sebetal olwed Body repair and painting may as a conditional use. (6) Banks, loan and finance offices. (7) Child care centers. (8) counselfmgandtreat~ment includingcounl Supp. No. 18 seling and treatment for substance abuse and alcoholism, and including residential treatment facilities. (g) Commercial machine shops. (10) (11) (12) (13) Community buildings,Y.M.C.A's,Y.W.CA's, churches, libraries, parks, museums, aquariums and art galleries. Golf courses, includi sg Pnriri ature golfeor taurants and bung driving ranges, and those uses commonly accepted as accessory thereto when lo- cated on the same premises. Government or quasi-governmental build- ings and offices or public utility buildings, where outside storage, operations or re- pair facilities are not planned. Greenhouses and landscape nurseries, in- cluding both wholesale and retail sales of related products; provided, however, that bulk storage or piles of materials, such as manure, peat, top soil, rock, sand, fire- wood or similar materials, are screened from view from adjacent properties by a view-obscuring fence six (6) feet in height. Bulk storage or piles of such materials shall not be permitted within a front yard setback and shall be no closer than twenty- five (25) feet to aside or rear lot line which abuts reside cultural and therei s a or where zoned Agri residential structurero e~nli ~en (15) feet of the common p p I't7' (14) Homes ate care homesursing homes and congreg (15) o=t~rsans.°ent oc upancY•bTh~ashall be one thousand (1,000) square feet of gross lot area far each unit. (16) Indoor amusement and recreattbO v?linntal- prises, such as roller rinks, g leys, arcades and similar uses. (17) Indoor flea markets; however, outdoor flea markets are prohibited. 1730 (183 Liquor stores. (19) Medical and dental offices, clinics or lab- oratories. \~.. C ZONING Ai~ID DEVELOP)fENT § 26-22 (20) Reserved. (1) Upholstery shops. (21) Motor fueling stations. (m) Watch and jewelry repair [shops]. (22) Offices; general business and professional (29) Small animal veterinary hospitals or clin- offices. ics where there are no outside pens or ' runs for dogs. (23) Pazking of automobiles of clients, patients and patrons of occupants of adjacent com- (30) Stores for retail trade as listed below: mercial districts. (a) Antique stares. (24) Private clubs, social clubs, bingo pazlors and similar uses. (25) Restaurants, drive-in restaurants, ice cream sales and similar related uses. (26) Rooming and boardinghouses. (27) Schools, public parochial and private (in- cluding private, vocational trade or pro- fessional schools), colleges, universities, preschools and day nurseries (including those uses commonly accepted as neces- sary thereto when located on the same premises). (28) Service establishments as listed below: (a) Ambulance services. (b) Blueprinting, photostatic copying, and other similar reproduction services; however, not including large print- ing, publishing and/or book binding establishments. (c) Equipment rental agencies; provided, however, that the outside storage of trucks, trade;s or other equipment for rent shall be within areas screened from view from all streets and adja- cent properties. (d) Exterminators. (e) Hair, nail and cosmetic services. (fl Interior decorating shops. (g) Laundries and dry cleaning [shops]. (h) Locksmith shops. (i) Shoe repair [shops]. (j) Studio for professional work or teach- ing of fine arts, photography, music, drama or dance. (k) Tailoring, dressmaking or clothing alteration shops. Supp. Na. 18 1731 (b) Apparel and accessory stores. (c) Appliance stores and incidental ser- vice and repair. (d) Art galleries or studios. (e) Automotive parts and supplies sales. (fl Bakeries, retail. (g) Bicycle stares. (h) Boat, camper, and travel trailer sales and services. (i) Book stores and newsstands. (j) Butcher shops and food lockers, but not including food processing. (k) Business machine or computer stores. (1) Camera and photographic service and supply stores. (m) Candy, nut and confectionery stores. (n) Caterers. (o) Dairy products stares. (p) Delicatessens. (q) Department or variety stores. (r) Drug stores. (s) Dry goods stores. (t) Electrical and supplies and service, but not including contractors stor- age yards. ' (u) Floral shops. (v) Furniture stores. (w) Garden supplies stores. (x) Gift, novelty or souvenir stores. (y) Grocery stores. (z) Hardware stores. (aa) Hobby and craft stores. (bb) Home furnishing stores. l § 26-22 WHEAT RIDGE CITY CODE (cc) Home improvements supply stoles. (dd) Jewelry stores. ' (ee) Leathergoods and luggage stores. (ffl Liquor stores (sale by package). (gg) Linen supply. (hh) Lumber yards and building supply stores; provided, that unenclosed stor- age ofany materials shall be screened from view from adjacent properties and streets. (ii) Locksmith shops. ' (jj) Meat, poultry or seafood stores. (kk) Motorcycle sales and service. {ll) Music stores. (mm) Newsstands (for the sale of news- papers, magazines, etc.). ~, (nn) Notions stores. (oo) Office supply [stores]. (pp) Optical stores. {qq) Paint and wallpaper stores. (rr) Pet stores. (ss) Picture framing [shops]. (tt) Plumbing and heating supply stores and shops, but not including contrac- tors' storage yards. (uu) Shoe stores. (vv) Sporting goods stores. (ww) Stationery stores. (xx) Television, radio, small appliance re- pair and service [shops]. (yy) Tobacco stores. _ (zz) Toy stores. (aaa) video rentals. (31) Taverns, night clubs, lounges, private clubs and bars. (32) Theatres (excluding drive-ins). (33) Any similar use which, in the opinion of the zoning administrator, or upon appeal of his decision, of the board of adjustment, would be compatible in character and impact with other uses in the district, Supp. No. 18 would be consistent with the intent of this district, and whiro ert 1 bRO eason of odor, able to nearby p p Y Y dust, fumes, gas, noise, radiation, heat, glaze, vibration, traffic generation, pazk- ingneeds, outdoor storage or use, or is not hazardous to the health and rf of fire surrounding areas through dang or explosion. (C) Permitted Accessory Uses and Accessory Buildings: (1) Electric transmission or oat on channels, ity lines and poles, irrig storm drainage facilities, and water sup- ply facilities, and other similar facilities. (2) Residential uses in commercial zones shall be allowed under the following conditions: (a) Residential use shall be allowedound on a floor other than the gr floor, or if allowed on the ground floor, restricted to the rear half of the building. (b) notlexcetedlone (1) dwelling umt for each five thousand (5,000) square feet of lot azea. (c) Residential dwelling units shall be no less than five hundred(500)square feet each. (d) of one gl h Pace Pe pthreethundred (300) square feet of floor azea. (e) Where it is intended to convert an existing residential structure either partially or wholly. to a commercial use, then commercial development standazds shall be applied for park- ing,landscaping and residential buff- ering. Any changes to building floor area shall fully comply with all com- mercial development standards. (fl No new residences as a primary or principal use shall be allowed. (3) Outside display or storage subject to the following: (a) Merchandise, mate bel dis lao ed f or sale or rent may P Y 1732 4. ZONING AND DEVELOP\tE\T stored within ten (10) feet of the front of buildings without being screened, except that required park- ing spaces or fire lanes shall not be used far such outside display or stor- age. (b) Merchandise, material or stock may be stored or displayed behind the front of buildings within side or reaz yazds only where completely screened from adjacent properties and streets by asix-foot-high opaque wall or fence. Merchandise, material and stock shall not be stacked to a height greater than the height of the screen- ing fence. (c) The above shall not apply to opera- ble automobile or light-duty truck rental and sales lots; planted and potted nursery stock; plant and pro- duce sales; boat and camper sales lots; or mobile home and structure sales lots, except that required park- ing spaces and fire lanes shall not be used for storage or display. (4) Stocking of items intended for use or sale upon the premises is permitted; however, warehousing is prohibited. (5) Storage buildings, sheds, garages, work- shops and other similar structures when accessory to the primary use. (6) Temporary Christmas tree, produce and bedding plant sales lots aze permitted on undeveloped parcels or upon developed parcels, subject to the following require- ments: (a) Temporary sales lots shall be permit- ted for no more than ninety (90) days. (b) If located upon a parcel which is occupied by a primary use, the tem- porary sales area shall not occupy required parking spaces or fire lanes and shall not be located within the required sight distance triangle of the intersection of two (2) streets. Supp. No. 18 1733 § 26-22 (c) If located upon an undeveloped par- cel, adequate off-street parking area for the use must be provided. (d) Temporary fences, signs, structures and other improvements associated with the use shall meet all zoning and building code requirements. (e) No such temporary sales lot shall occupy a parcel without first having received an administrative tempo- rary use permit, business license, sales tax licenses and building per- mit(s) as may be required by the City of Wheat Ridge. (7) ~'Vholesale sales of any item offered at retail on the premises, where wholesale is ancillary to the primary retail use. (8) Parking of not more than three (3) com- mercial truck-tractors and/or semitrailers in conjunction with, and accessory to, a restaurant, hotel or motel primary use, and when in conformance with the park- ing design standards set forth in section 26-31(C)(14) of this Zoning Ordinance. It is not intended that such parking limita- tions shall apply to pickup and delivery trucks normally associated with business operations. (9) Temporary outside storage utilizing semi- trailers, other trailers, shipping contain- ers or other nonstructural enclosures for which a building permit is not required shall only be allowed as a temporary use approved' pursuant to section 26-6(D)). Any temporary use permits granted by the board of adjustment for such outside storage methods shall require asix-foot- high view-obscuring screen or fence azound the trailers or containers so as to mini- mize visual impacts to surrounding prop- erties and streets. Any existing outside storage trailers or containers shall be removed or otherwise come into conform- ance with these provisions by July 1, 1996. WHEAT RIDGE CITY CODE § 26-22 (D) Conditional Uses: The following uses shall (5) this district upon a pazcel which ltva ant be permitted only upon approval of the Wheat or occupied by a permanent principal per- Ridge Planning Commission, following proce- rovided, however, that such witted use; p re uired dures as set forth in section 26-6(A): itinerant sales do not occupy 4 (1) Automotive hody and paint shops for au- parking spaces or fire lanes, do not occupy tomobiles and light-duty trucks. the sight distance triangle required at the {2) Electric transmission substation. intersections of are set back at least ten comer prop rty (10) feet from all property lines and do not (E) Special Uses: The following uses shall be occu ancy of the permitted only upon approval of the Wheat Ridge exceed thirty (30) days' P council following same property In addition, only one itin- planning Commission and city Brant merchant may occupy a premises at procedures as set forth in section 26-6(B): any time. A temporary use permit shall (1) Auction houses. not be issued by the board of adjustment. (2) Automobile and light-duty truck sales and or carpentry shops for the rental, subject to the requirements set (6) Woodwa of articles for sale upon the prem- forth in subsection (B)(4), except the 1500- maluno foot sepazation between sales lots does provided, however, that no ex essi~noise, not apply. vibrations, dust, emission of heat, glare, (3) ~~, A building contractors service shop and radiation, smoke or fumes are produced to storage yard incidental to an office/show- the extent that it is dangerous, hazardous room principal use. This would include or a nuisance to the reasonable enjoyment carpenters, painters, roofers, electricians, or use of adjacent properties. Machinery plumbers, heating and air conditioning shall not exceed five (5) horsepower. contractors, and similar uses which do not use heavy equipment in the business, but, {7) (a) Pazking of mare than three (3) com- however, do have vehicles, tools, machin- mercial truck-traces el or otrwherle ery and supplies used in the business trai]ers on any p such vehicles are not related to the stored upon the premises, either inside or transportation needs of the business outside, and where some customer work conducted thereon, shall require ap- may occur upon the premises. All outside proval of a special use permit. In storage areas shall be screened from view order to evaluate the proposal, the from adjacent properties and streets by a applicant shall submit a site plan six-foot opaque wall or fence. Stacking of which adequately illustrates loca- materials and supplies shall not exceed s aces tion and size of all pazking p the height of the fence. Additionally for and drive isles and direction of traf- uses which involve customer work and/or which shows the pro- fabrication upon the premises, no single fic flow, and relative to existing machine shall exceed five (5) horsepower posed parking and provided that no excessive noise, vi- structures on and adjacent to the site, to adjacent streets, and which bration, dust, emission of heat, glare, ra- shows point of ingress/egress to the diation, smoke or fumes aze produced to the extent that it is dangerous, hazardous site. The intent of this provision is to r *r., . or a nuisance to the reasonable enjoyment tractors and/oresem'trailers usedcin or use of adjacent properties. commercial ventures maybe parked, (4) Governmental buildings, fire stations, and is not intended to apply to any sewer treatment plants and public utility o era- noncommercial use of such truck- buildings, where outside storage, p tractors and/or semitrailers. Park- tions or repair facilities are planned. Supp. No. 18 1734 ZONING AND DEVELOPMENT § 26-22 ing lot design shall meet the Stan- 3. Any of such vehicles shall be dards for truck-tractors and considered commercial when uti- semitrailers as specified in section lized with or as a part'of a 26-31, Off-Street Parking Require- commercial venture. mens. (c) Any property upon which a special the applicant shall sub- In addition use permit is granted pursuant to , mit a report which addresses the subsection (E)(7) hereof shall be con- spicuously posted to indicate the au- following: thorization for the parking of com- 1. Traffic impact to adjacent and mercial truck-tractors and/or surround street systems; semitrailers thereon. It shall be a 2. Noise generated on the subject violation of the Code of Laws for any - site and proposed methods of commercialtruck-tractorand/orsemi- mitigating its off-site effects; trailer to be parked or stored upon 3. Air pollution caused by the new property not so posted. Any commer- development and the relation- cial truck-tractor and/or semitrailer ship with ambient air pollution parked in violation of the provisions in the surrounding area. Pro- hereof shall be subject to the provi- - posed methods of controlling or signs of section 13-2 of this Code of ~ reducing air pollution that are Laws. part of the development con- (g) Mortuaries and crematories. cept shall be described; and (9) AnY other use not specifically listed in 4. Compatibility with adjacent this district may be permitted as a special land uses, and proposed meth- use where the planning commission and ods of assuring compatibility, city council find, in addition to the stan- such as screening, landscaping, dard review criteria for all special uses as setback of orientation. set forth in section 26-6(B), that a specific (b) When used in subsection (7Xa) above, site is uniquely appropriate for the use the following words shall have the proposed. following meanings: 1. "Truck tractor" means any mo- (F) Deuelopment and Use Regulations: for vehicle which is generally (1) Maximum height. Fifty (50) feet. and commonly designed and used to draw a semitrailer and (2) Minimum lot area. No limitation, pro- fits cargo load over the public vided that all other requirements can be highways. met. 2. "Semitrailer" means any (3) Maximum lot coverage. Ninety (90) per- _ wheeled vehicle, 'without mo- cent, with a minimum of ten (10) percent _ _ tive power, which is designed to of the lot being landscaped. be used in conjunction with a (4) Minimum lot width. No limitations, pro- truck-tractor so that some part vided that all other requirements can be of its own weight and that of its met. I~ cargo load rests upon or is car- (5) Front y¢rd setback. Fifty (50) feet mini- ' ried by such truck tractor and except as follows: mum which is generally and cow- , monly used to carry and trans- (a) Thirty (30) feet for structures on lots port property over the public or portions of lots which abut a cul- ~ highways. de-sac bulb. Supp. No. 16 1735 § 26-22 WHEAT RIDGE CITY CODE (b) "' Thirty (30) feet where the height of - the building does not exceed thirty- five (35) feet, and where the front setback area is completely land- scaped, exclusive of ingress/egress drives on either side of a structure. (c) Structures on lots which abut Sheridan Boulevazd, Wadsworth Bou- levazd, Kipling Street, Ward Road, north of West 44th Avenue and Youngfield Street shall be setback a minimum of fifty (50) feet. 6) Side yard setback. Based upon the specific site, adjacent land use and adjacent pub- lic streets, one (1) or more of the following requirements shall apply: (a) Five (5) feet per story minimum, except a zero setback may bepermit- ~ed where structures are constructed ~ of masonry or nonflammable mate- rial and in accordance with the Uni- form Building Code. (b) In all cases, thirty (30) feet where adjacent to a dedicated public street. (c) In addition tsubsecion (ab aboves required by where a side yard abuts property zoned residential, or where zoned Agricultural and there is a residen- tial structure within fifteen (la)fvet of the commercial property, foot-per-story landscaped buffer, plus a six-foot high solid duired between or fence, shall be req the building and the Property line. (7) Rear yard setback. Based upon specific site, adjacent land use and adjacent pub- lic streets, one (1) or more of the following shall apply: (a) Ten (10) feet for aone-story building and an additional fiv~ereafter. per each additional story (b) In all cases, any reaz yard which abuts a public street shall have a minimum setback of fifteen (15) feet far all structures. (c) In all cases, any rear yard. which abuts a public alley shall have a minimum setback for all structures of five (5) feet from the edge of the alley. (d) In addition tsubsetion ( babove, required by where a rear yard abuts property zoned residential, or where zoned Agricultural and there is a residen- tial structure within fifteen (la)fivet of the commercial property, foot-per-story landscaped buffer, plus a six-foot-high solid decorative wall or fence, shall be required between the building and the property line. (8) Parking requirements. See section 26-31. (9) Landscape requirements. See section 26- 32. (10) Fencing requirements. See section 26- 30(I). (Ord. No. 1989-801, § 3, 7-24-89; Ord.i 3-27-95; 827, § 1, 4-9-90; Ord. No. 129 i0-15-96; Ord. No. Ord. Na. 1996-1052, §§ 1, 1996-1053, § 1, 10-14-96) C c 1736 Supp. No. IB .