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HomeMy WebLinkAboutWZ-98-017500 West 29th Avenue The City of Wheat Ridge, Colorado 80215 Wheat Telephone 303/ 237-6944 Ridge FAX 303/234-5924 June 19, 1998 Summer Chase Dear Summer: This letter is in regard to Case No. WZ-98-1 and the revised site plan and request for public hearing by City Council on the property located at 12200 West 44th Avenue. I have referred the revised site plan as submitted to both Valley Water District and the Arvada Fire Protection District and have attached their responses. Upon further conversations with Steve Steigleder, he has indicated that the rear of the building cannot be used in any way without either hydrant installation at the rear or sprinklering of at least this part of the structure. I have indicated on the attached site plan copy where this delineation occurs. Please have the site plan revised in accordance with these comments. We still need a site data breakdown with site coverage by building, parking and drives, landscaping and areas to be left natural. These figures should be shown in square footage and percentage of total site. Also, there appears to be no buffering shown for the adjacent single family neighborhood to the west. don't believe that Planning Commission would have supported the request without the buffering proposed. At a minimum, a 6' high solid fence with landscaping on the outside should be provided. Please advise me how you wish to proceed. I have scheduled a first reading (no public hearing) in front of City Council on July 13, 1998. The revised site plan must be submitted to our office no later than July 6 to be included in the packet for this date. I will be out of town from June 24 through July 6. If you have questions in the interim, please contact Alan White at 235-2844 or Barb Delgadillo at 235-2846. Sincerely, Meredith Reckert Senior Planner cc: WZ-98-1 file JU11-lU-y7 iVIU i:~l tk Z Arvada Fire Protection District Memorandum Date: May 29, 1998 To: Meredith Reckert Wheat Ridge Department of Community Development From: Steve Steigleder~~ Subject: Chase/ 12200 W. 44's Ave. Dear Meredith, if the existing structure that is presently at the site is not changed, and the Southern portion of the lot is not used for storage, access and fire protection changes will not be required by the Fire Code. If the use, or occupancy classification of the building change, or if new construction takes place at the site, or the Southern lot is used for storage, the access and fire protection requirements of the 1991 or currently adopted Uniform Fire Code will apply as when the Southern portion of the lot was being looked at the store recreational vehicles. We had required that access roadways, minimum of 20 feet of all weather surface, capable of supporting the imposed loads of 46.000 lb. fire apparatus be provided. Vertical clearance of 13 feet 6 inches be provided from trees and power lines. An additional fire hydrant be provided to the storage portion of the lot at the South end from Mr, Ficco's property. If major changes to the site or additional code requirements would be noted on a new site or construction plans we would address these issues at that time. If you need addtional information or have any questions, please feel free to give me a call Steve VALLEY WATER DISTRICT P.O. BOX 9 12101 WEST 52ND AVENUE WHEAT RIDGE, COLORADO 80034 TELEPHONE 424.9661 FAX 424-0828 June 3, 1998 City of Wheat Ridge 7500 West 29th Avenue Wheat Ridge, CO 80033 ATTN: Meredith Reckert .Dear Meredith, Per our phone conversation regarding the property at 12200 West 44th Avenue, I have done a preliminary review of the site plan and offer the following comments. 1) Valley Water District currently has a 1" tap, meter and service line to the existing building. Any additional buildings would require a separate tap for each building. 2) Arvada Fire Protection District may require a fire hydrant for the property. If a fire hydrant is required, the owner would be required to provide a 30' easement to the Valley Water District for installation of fire hydrant. If you have any questions, please call me at 424-9661. Sincerely, VALLEY WATER DISTRICT Robert Arnold District Manager RA:ad s 1 n V C R } s T I, I i i r I i I I f I 1 i ( i I I N N ~ H 7 ~ H ~m$ ryry~~ ~ 'mo 9 t! IIXM-0' CITY COUNCIL MINUTES: APRIL 13, 1998 Page -2- PUBLIC HEARINGS AND ORDINANCES ON SECOND READING Item 1. Planning Case.WZ-9r8-.1/SUP-98-3 Rezoning and Special Use Permit for property at 12200 W. 44th Avenue (To be Continued at Applicant's request). Motion by Mr. Siler that Case No. WZ-98-1 and Case.-No. SUP-98-3 be continued until such time as the-applicant is able to submit a revised plan in support of the rezone request;, seconded by Mrs. Worth; carried 8-0. Item 2. Council Bill 10 - An Ordinance amending Article III, Chapter 11 of the Wheat Ridge Code of Laws, pertaining to Alcoholic Beverages and the establishment of a Liquor Licensing Authority. Council Bill 10 was introduced on second reading by Mr. Mancinelli; title read by the Clerk; Ordinance No. 1114 assigned. Mr. Siler stated that he had several changes he wanted made to the Ordinance and asked that Mr. Mancinelli incorporate these changes when he made his motion for approval. On Page 2, Section 11-52.5 B. The sentence read: "The Licensing Authority for the City of Wheat Ridge shall consist of eight (8) qualified electors, two from each District, who shall be appointed by the City Council. Appointments shall be for a three (3) year term, except for the first Authority. For the first Authority one member from each District shall be appointed for two years. The other District member shall be appointed for three years. This shall be done by lottery drawing at the first Authority meeting. Page 3, Item E. he wants to change the wording to something similar as "All members must complete within 90 days of appointment a course or class of training provided by the City in the laws and regulations governing alcoholic beverage sales and.take out the rest of that verbiage to make it clearer. Item F. strike the last sentence. Mr. DiTullio had a variety of changes: Section 11-52.5 be amended by the addition.of a new subsection. I. If four vacancies exist simultaneously on the Licensing Authority, and there are matters scheduled for consideration before the Licensing Authority, the City Council shall act as the Licensing Authority until a quorum of the Licensing Authority is reconstituted by £illing.vacancies in accordance with this Section. AGENDA ITEM RECAP QUASI-JUDICIAL X _ Yes No X PUBLIC HEARINGS - CITY ADM. MATTERS - ELEC. OFFICIALS MATTERS _ PROC./CEREMONIES _ CITY ATTY. MATTERS _ ORDINANCES FOR I ST READING _ BIDS/MOTIONS _ LIQUOR HEARINGS X ORDINANCES FOR 2ND READING INFORMATION ONLY _ PUBLIC COMMENT - RESOLUTIONS AGENDA ITEM TITLE: WZ-98-1/SUP-98-3 SUMMARY/RECOMMENDATION: Rezone from A-2 and R-1 to R-C with a special use and a fence height variance. ATTACHMENTS: 1) Staff Report 2) Zoning ordinance 3) Special Use Ordinance BUDGETED ITEM: Yes Fund Dept/Acct # Budgeted Amount Requested Exepnd.S Requires Transfer/ Supp. Appropriation No Yes No SUGGESTED MOTION: "I move that Council Bill No. , a request to rezone property located at 12200 West 44th Avenue from Agricultural-Two and Residential-One to Restricted- Commercial, be APPROVED with conditions on 2nd reading, ordered published and take effect 15 days after fmal publication. 2. "I move that Council Bill No._, a request for approval of a special use permit with a site plan to allow recreational vehicle rental and sales on property located at 12200 West 44th Avenue be APPROVED with conditions on 2nd reading, ordered published and take effect 15 days after final publication 3. "I move that a request for a four foot fence height variance to allow a 10' high fence along the western property line of property located at 12200 West 44th Avenue, be APPROVED. E:\HOLD\BARBARA\CCRPTS\WZ981CV. WPD CITY OF WHEAT RIDGE PLANNING DIVISION STAFF REPORT TO: City Council DATE OF MEETING: April 13, 1998 DATE PREPARED: April 3, 1998 CASE NO. & NAME: WZ-98-1/SUP-98-3 CASE MANAGER: M. Reckert ACTION REQUESTED: Rezone from A-2 & R-1 to R-C with a special use and a fence height variance. LOCATION OF REQUEST: 12200 W. 44th Avenue NAME & ADDRESS OF APPLICANT(S): Vashi Sachanandani 14474 Colorado Blvd. Denver, CO 80210 NAME & ADDRESS OF OWNER(S): Karen Cleaveland 12200 W. 44th Avenue Wheat Ridge, CO 80033 APPROXIMATE AREA: PRESENT ZONING: PRESENT LAND USE: SURROUNDING ZONING: 1.4 acres Agricultural-Two & Residential-One Vacant; Commercial with ancillary residence. N: A-1; S: R-1; E: C-1; W: C-1, R-1. SURROUNDING LAND USE: N: I-70; S: low density; E: Commercial; W: Commercial, Low Density Residential COMPREHENSIVE PLAN FOR THE AREA: Multiple Use- Fruitdale Valley Master Plan DATE PUBLISHED: DATE POSTED: DATED LEGAL NOTICES SENT: City Council WZ-98-1/SUP-98-3 March 27, 1998 March 30, 1998 March 23,1998 Page I ENTER INTO RECORD: (X) COMPREHENSIVE PLAN (X) (X) ZONING ORDINANCE Q Q SUBDIVISION REGULATIONS (x) Q OTHER CASE FILE & PACKET MATERIALS SLIDES EXHIBITS 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. City Council Page 2 WZ-98-1/SUP-98-3 I. REQUEST The applicant requests approval of a rezoning from Agricultural-Two and Residential-One to Restricted-Commercial, approval of a Special Use Permit to allow recreational vehicle rental and sales with site plan approval with a 4' fence height variance. The property in question is located at 12200 West 44th Avenue and was formerly used as a greenhouse, retail sales and an ancillary residence. The property measures 100'x 600' and is split-zoned with Agricultural-Two zoning on the northern 400' with Residential-One zoning on the southern 200'. II. NEIGHBORHOOD MEETING A meeting for neighborhood input was held on December 23, 1997. The following persons were in attendance: Meredith Reckert - City Staff Summer Chase - Applicant Gary Krieg - 4320 Vivian Street The following items were discussed: - That the property would be used for RV rentals and sales but that no propane or gas sales would occur. - Whether site drainage would go into the City storm sewer. - Whether there were issues with emissions. - That soaps and detergents used on the vehicles must be biodegradable. - That the State motor Vehicle Licensing Board must approval of the oil disposal system used on the property. - The potential effect on wells in the area. III. CASE HISTORY The applicant had originally applied for a rezoning to Commercial-One pursuant to Case No. WZ-97-15. A public hearing was held by Planning Commission on December 4, 1997, where a recommendation of Denial was given for the following reasons: 1. The proposal is inconsistent with the Comprehensive Plan and the Fruitdale Valley Master Plan. 2. It is incompatible with the adjacent low density residential land use and zoning to the west. 3. The evaluation criteria did not support approval. . 4. The neighbors have raised valid issues about the possible impact on nearby wells. City Council Page 3 WZ-98-1/SUP-98-3 Please find attached minutes from that meeting included under Exhibit `A'. The applicant chose not to appeal the Commission's recommendation, but reapplied with the lesser zoning request with a special use. In regard to the issue of well contamination, the applicant has submitted a letter with support material from a registered professional engineer which concludes that the proposed development would have no affect on existing wells in the area. (See Exhibit `B'.) IV. REZONING CRITERIA Before a change of zone is approved the applicant shall show, and the Planning Commission and City Council shall find: (a) that the existing zone classification is an error, or (b) that a change in character in the area has occurred due to installation of public facilities, other zone changes, new growth trends, deterioration or development transition, and that the evidence supports the findings of the following: 1. That the change of zone is in conformance, or will bring he property into conformance, with the City of Wheat Ridge, Comprehensive Plan goals, objectives and policies, comprehensive land use plan and other related policies or plans for the area. In regard to the Comprehensive Plan, the northern half of the property is designated as being Multiple Use. Multiple use is defined as " a mix of residential, office and/or retail commercial uses, and parks and open space, and public/semi-public uses, to be developed in a manner which insures compatibility between uses within multiple use areas and adjacent uses, especially where adjacent to low density residential uses. Industrial uses are specifically prohibited." The southern half of the site is designated as Low Density Residential. This property is also located within the Fruitdale Valley Master Plan area. The master plan map shows the northern half of the property as General Commercial with the southern half shown as Low Density Residential on the edge of General Commercial. Within the Fruitdale Plan, the Comprehensive Plan map shows the entire property as General Commercial. Staff concludes that there are inconsistencies between the designations on the Comprehensive Plan and Fruitdale Valley Master Plan, but that the historic use of the property's greenhouses has been commercial in nature. City Council Page 4 WZ-98-1/SUP-98-3 2. That the proposed change of zone is compatible with the surrounding area and there will be minimal adverse impacts considering the benefits to be derived. Land use abutting the property includes the I-70 on-ramps to the north zoned A-1 and vacant, R-1 zoned property to the south utilized as low density residential. Development to the west includes grocery sales with C-1 zoning with R-1 zoned, single family development abutting the approximate southern two-thirds of the property. An old gas station converted to retail sales with C-I zoning is located directly east along 44th Avenue. The remainder of the land to the east is currently being developed as a 45,000 square foot office/retail/ancillary storage facility. Even though area conditions may have changed which makes commercial use of this property reasonable, there is an existing single family neighborhood which will abut the southern 400' of the sales lot. Staff is much more comfortable with the rezoning to Restricted -Commercial with a special use permit than with the C-1 zoning originally requested. Even so, the interface between these two land uses is critical. Approval of the R-C will complete a zoning transition from C-1 along Van Gordon, to R-C (subject property) to R-1 along Vivian Street. 3. That there will be social, recreational, physical and/or economic benefits to the community derived by the change of zone. There will be no social or recreational benefits to the community as a result of the rezoning. There could be physical benefits as the property which is currently not maintained would be developed. Staff is concerned that rezoning of the southern half could have a negative affect on the character of the neighborhood to the west although substantial buffering proposed will help mitigate this impact. Many of staff s concerns regarding potential commercial land uses in the C-1 zone have been negated with the reduced request. This type of retail sales generates minimal revenue for the City, therefore, economic benefits are correspondingly minimal. 4. That adequate infrastructure/facilities are available to serve the type of uses allowed by the change of zone, or that the applicant will upgrade and provide such where they do not exist or are under capacity. All infrastructure improvements will be installed at the expense of the developer. The applicant has proposed removal of a portion of the building's west side to accommodate fire access from West 44th Avenue. Secondary emergency access will be from the property to the east. A water line extension will be required in Van Gordon with an additional hydrant at the southeast corner of the property to the east at Van Gordon. See attached letter from the adjacent property owner under Exhibit `C'. City Council Page 5 WZ-98-1/SUP-98-3 5. That the proposed rezoning will not adversely affect public health, safety or welfare by creating excessive traffic congestion, creating drainage problems, or seriously reducing light and air to adjacent properties. All potential concern regarding fire access have been resolved. Drainage problems will have to be addressed by a drainage report required prior to the issuance of a building permit. As no new structures are proposed, only surface improvements and the parking of vehicles, there will be a small reduction of the amount of light and air to neighboring properties. 6. That the property cannot reasonably be developed under the existing zoning conditions. Current zoning on the property is A-2 and R-1. Uses allowed within the A-2 zoning include single family dwellings, general farming, fish hatcheries; group homes, riding academies and public stables, dog kennels, veterinarian hospitals, and greenhouses and landscape nurseries. R-1 zoning allows single family dwellings and group homes as allowed uses and a variety of conditional and special uses. Many of the permitted A-2 uses such as dog kennels and general farming would have more negative impacts than allowed R-C uses which could, for the most part, occur inside of a building. Because of the lot configuration and corresponding lack of access to the rear, staff concludes that the property cannot be reasonably developed under the current zoning unless a future assemblage with adjacent properties occurs. That the rezoning will not create an isolated or spot zone district unrelated to adjacent or nearby areas. There is commercial zoning in the immediate vicinity, therefore, spot zoning is not a concern. 8. That there is a void in an area or community need that the change of zone will fill by providing for necessary services, products or facilities especially appropriate at the location, considering available alternatives. It is impossible for staff to ascertain whether there is the need for this type of zoning and land use within the City that approval of this request would fill. There are two other RV sales lots within the Wheat Ridge city limits. The applicant has indicated that there are no other RV rental businesses in the western metropolitan area. City Council Page 6 WZ-98-1/SUP-98-3 Staff concludes that the proposal to rezone the entire depth of the property to R-C is inconsistent with adjacent low density residential land use and zoning to the west but that there are inconsistencies between the designations on the Comprehensive Plan and the Fruitdale Valley Master Plan. However, staff acknowledges that there are changed conditions in the area and that the property cannot reasonably be developed under the current zoning. With the reduced request, many of staff s concerns regarding deterioration of the neighborhood to the west have been negated. For these reasons, a recommendation of Approval is given for Case No. WZ-98-1. V. SPECIAL USE PERNHT/SITE PLAN/VARIANCE The Comprehensive Plan requires any application for an area designated as Multiple Use submit a site plan with any rezoning application. Within the multiple use area, Planning Commission and City Council have the ability to limit uses and to require additional design or development standards to achieve the stated compatibility objectives. A special use approval also requires site plan review. The applicant has submitted a site plan meeting both objectives. The site plan shows the existing two story building being kept and converted to office space. The remainder of the property will be paved and used as an RV rental and sales lot. The existing curb cut which is centered on the property will be used as access. Buffering shown is 10' in width along the perimeter of the property with a planting of blue spruce trees at 20' intervals and a 6' high solid fence. The City Forester has indicated Blue Spruce trees would be inappropriate because of overhead power lines. He recommends the use of six foot high upright Junipers or columnar Buck Thorns. The fence along the western property line, adjacent to single family homes is shown as 10' in height, therefore a specific variance is required. Pursuant to Section 26-31(C)(5), a 6' wide strip of landscaping with a 6' high solid fence is required when a parking lot adjoins adjacent residential development. However, this is not a typical commercial parking lot as RVs being stored will be up to 13' in height and would be visible over a 6' high fence. If the special use permit is approved for the property as requested, staff recommends approval of the variance for the 10' high fence with trees planted along the outside of the fence. Landscaping on the site appears to be adequate with roughly 11% coverage. In the C-1 zone district, a minimum of 10% landscaped coverage is required. The current building on the property is located 12' from the western property line and 18' from the eastern property line. The site plan submitted shows a large portion of the building being removed to increase clearance on the west to 25'. Secondary fire access has been provided through adjacent property to the east from Van Gordon Street. A future wash building has been shown as an addition 2250 square feet in size with a 20' height limitation. City Council WZ-98-1/SUP-98-3 If City Council approves the special use, staff would recommend that the conditions recommended by the Planning Commission be incorporated into the site plan. SPECIAL USE PERMIT CRITERIA Before a special use permit is approved, the applicant shall show and the the Planning Commission and City Council shall make the following determinations: Will meet a proven public need in that it will fill a void in necessary services, products or facilities especially appropriate at the location proposed, considering available alternatives. The applicant has indicated through testimony provided at the previous Planning Commission hearing that there is void in the market for recreational vehicle rentals in the western metropolitan region that this rezoning and special use would fulfill. There are already two existing RV sales lots in the City of Wheat Ridge. 2. Will not have a detrimental effect upon the general health, welfare, safety and convenience of persons residing or working in the neighborhood of the proposed use. There will be minimal detrimental affect on persons if the property is utilized in conformance with the conditions of the site plan and of those recommended by staff. 3. Will not create or contribute to blight in the neighborhood by virtue of physical or operational characteristics of the proposed use. The property is currently not maintained to the point of dilapidation which has had a blighting affect on the neighborhood. The development of the rear portion of the property with buffering should reduce blight in the area. 4. Will not adversely affect the adequate light and air, nor cause significant air, water or noise pollution. Drainage on the site will have to be addressed by a drainage report with a flood plain special exception prior to issuance of a building permit. The applicant has submitted a letter from a registered professional engineer addressing impacts to wells in the area included under Exhibit `C'. Since no new structures are proposed on the southern half of the property, there will be minimal impact to the amount of light and air to neighboring properties. City Council Page 8 WZ-98-1/SUP-98-3 5. Is consistent with the comprehensive plan. The proposal is inconsistent with the designation of the Comprehensive Plan for the southern portion. However, staff has concluded that there are changed conditions in the area and that the property is undevelopable under current zoning conditions. The historic use of the property has been commercial in nature. There appears to be contradictions in designation within the two Comp Plan documents. 6. Will 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. Adequate provisions have been made for access, on-site parking and display on the property. Fire access, including a turn-around on the southern end of the property and secondary access is adequate. 7. Will be appropriately designed, including setbacks, heights, parking, bulk, buffering, screening and landscaping, so as to be in harmony and compatible with the character of the surrounding areas and neighborhood especially with adjacent properties. Building height is restricted to 20' which is compatible with residential development. With the use of fencing and landscaping, the property exceeds the City's standards for residential buffering. 8. Will not overburden the capacities of the existing streets, utilities, parks, schools and other public facilities and services. All utilities can service the property at the developer's expense. A water line extension and hydrant installation will be required along Van Gordon. There will be no affect on parks or schools. VARIANCE CRITERIA Section 26-30(I) of the Wheat Ridge Code of Laws (Fences, Walls and Obstructions to View) prescribes that "no divisional fence, wall or hedge above the height of forty-eight (48) inches shall be permitted within a minimum required front yard, or above the height of six (6) feet". The applicant has requested a 10' fence along the western property line, a four foot variance, to provide buffering for the neighborhood to the west. Before a variance is granted, the Planning Commission and City Council shall base its decision in consideration of the extent to which the following facts, favorable to the applicant, have been established by the evidence: Page 9 WZ-98-1/SUP-98-3 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? If the rezoning and special use permit are approved, the property could still be utilized as an RV rental/sales with without the fence height variance. The impact to the neighboring residential properties will be much greater if the variance is not approved. 2. Is the plight of the owner due to unique circumstances? Circumstances are unique in that the neighborhood, in general, supports the development proposal if the higher fence is allowed. 3. If the variation were granted, would it alter the essential character of the locality? To staff's knowledge, there are no other fence height variances in the immediate area. There would be more of an impact if the higher fence were not allowed. 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? If the variance were not approved, there would be a hardship on the adjacent residents. 5. Would the conditions upon which the petition for a variation is based be applicable, generally, to the other property within the same zoning classification? If the variance is approved, it could set a precedent for similar requests, although the results may not be the same. 6. Is the purpose of the variation based exclusively upon a desire to make money out of the property? The purpose of the variance is not economically motivated. It is being requested in the interest of the neighborhood. 7. Has the alleged difficulty or hardship been created by any person presently having an interest in the property? City Council Page 10 WZ-98-1/SUP-98-3 The situation has come about because of a recommendation from staff. Staff would not support the site plan and special use if a ten foot high fence weren't shown. 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? Granting of the variance would not be detrimental or injurious to other properties in the neighborhood. Construction of a higher fence will provide buffering from an adjacent commercial use. 9. Would the proposed variation 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 or substantially diminish or impair property values within the neighborhood? The higher fence may result in a small decrease in the amount of light and air to the properties directly adjacent. However, the benefits of the higher fence should outweigh this reduction. Construction of the fence may improve property values as development of a blighted property would occur. There will be no increase in fire danger or endangerment to public safety. 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 the public health and safety, public facilities and surrounding property values would not be diminished or impaired, then, would the granting of the variation 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? Approval of the fence height variance would result in a benefit to the neighborhood. It would not result in an accommodation of a person with disabilities. VL AGENCY REFERRALS Public Works will need a completed dumping/landfill permit. A drainage report will be required as part of the approval. No additional public improvements will be required along West 44th Avenue. The traffic division has no comments. Police Department has made comments relative to crime prevention which have been forwarded to the applicant. City Council Page WZ-98-1/SUP-98-3 Valley Water District and the Arvada Fire Protection District will require a water main line extension in Van Gordon with a fire hydrant installation at the southeast corner of the adjacent property (next to Van Gordon). The property owner to the east has agreed to access across his property which will have to be formalized into a recorded easement. Hydrant installation will be required in the rear part of the property. VII. PLANNING COMMISSION ACTION The Planning Commission reviewed this case during a public hearing held on February 5, 1998. A recommendation of approval was made regarding the rezoning for the following reasons: 1. The applicant has reduced the request from C-1 to R-C. 2. Conditions in the area have changed which support the reduced request. 3. The historic use of the property has been commercial in nature. 4. The property would be difficult to develop under current zoning conditions. With the following conditions: 1. That any future building be limited to a height of 20 feet. 2. That a drainage report be prepared and submitted to the Planning and Development Department. A recommendation of approval was made for the special use permit with a site plan for the following reasons: 1. According to the applicant, the Special Use Permit will fill a void in the market. 2. The applicant has provided buffering which exceeds the City's standards. 3. Approval of the Special Use Permit will eliminate blight in the area. With the following conditions: 1. The Special Use Permit be issued for the sales and rental of recreational vehicles for property located at 12200 W. 44th Avenue under the ownership of Vashi Sachanandani. 2. The site plan be recorded with the Jefferson County Recorder's Office as an official development plan. 3. The following conditions of approval be added to the site plan: a. For buffering along the west and south, a 10' high solid wood decorative fence with at least one gate with a variance be granted with 6' high trees planted at 30' intervals the type to be chosen in consultation with the neighbors and approved by the City Arborist and with a sprinkler system City Council WZ-98-1/SUP-98-3 on the outside of the fence. b. Lighting shall meet the following standards: - light poles shall be limited to 20' in height; - fixtures used shall be shielded or designed to direct light downward so that light is contained on the property; - all lights on the rear of the property shall be activated only by motion detectors. C. No loudspeakers be allowed. d. Outside materials used on the new building shall match the materials of the existing building. e. Signage be limited to the existing freestanding sign on the property plus one wall sign oriented toward 44th Avenue. f. Height limitation for any future building will be 20'. g. An easement for fire access be approved by the Arvada Fire Department and recorded with Jefferson County. h. Paving be concrete or asphalt. 1. That there be no propane fueling on the property. j. Hours of operation will be no earlier than 8:00 a.m. and no later than 8:30 p.m. k. That there be an agreement acceptable to the City between the property owner to the east and the applicant regarding payment for the fence and trees to be placed on the east side of that fence. 1. That there be a utility easement on the west side of property approved by Public Service Company and the telephone company and recorded on the plan. M. No pennants, streamers, or banners be allowed more than 100' from W. 44th Avenue. n. Landscaping will be approved and consistently maintained to City standards. A recommendation for approval was made for the request for a fence height variance for the following reasons: 1. There are unique circumstances. 2. Approval of the variance would result in a benefit to the neighborhood. VIII. STAFF CONCLUSIONS AND RECOMMENDATIONS Staff has concluded that conditions in the area have changed, that the historic use of the property has been commercial in nature and that the property is undevelopable under existing zoning conditions. Staff further concludes that there are inconsistencies in designation on Comprehensive Plan documents. Although there is adjacent residential development to the west, City Council Page 13 WZ-98-1/SUP-98-3 the applicant has provided buffering which exceeds the City's standards. With operational and development restrictions on the site plan, there should be minimal impact to the neighborhood. Because development of the property will result in elimination of a blighting influence in the neighborhood, staff is recommending Approval for Case Nos. WZ-98-1 and SUP-98-3 in accordance with the conditions of approval as recommended by the Planning Commission. IX. RECOMMENDED MOTIONS REZONING Option A: "I move that Council Bill No._, a request to rezone property located at 12200 West 44th Avenue from Agricultural-Two and Residential-One to Restricted- Commercial, be APPROVED on 2nd reading, ordered published and take effect 15 days after final publication for the following reasons: 1. The applicant has reduced the request from C-1 to R-C. 2. Conditions in the area have changed which support the reduced request. 3. The historic use of the property has been commercial in nature. 4. The property is unable to be developed under current zoning conditions." With the following conditions: 1. That any future building be limited to a height of 20 feet. 2. That a drainage report be prepared and submitted to the Planning and Development Department. Option B: "I move that Council Bill No. , a request to rezone property located at 12200 West 44th Avenue from Agricultural-Two and Residential-One to Restricted-Commercial, be DENIED for the following reasons: 1. 2. 3" SPECIAL USE PERMIT Option A: "I move that Council Bill No. , a request for approval of a special use permit with a site plan to allow recreational vehicle rental and sales on property located at 12200 West 44th Avenue be APPROVED on 2nd reading, ordered published and take effect 15 days after final publication for the following reasons: City Council WZ-98-1/SUP-98-3 1. According to the applicant, the Special Use Permit will fill a void in the market. 2. The applicant has provided buffering which exceeds the City's standards. 3. Approval of the Special Use Permit will eliminate blight in the area. With the following conditions: 1. The Special Use Permit be issued for the sales and rental of recreational vehicles for property located at 12200 W. 44th Avenue under the ownership of Vashi Sachanandani. 2. The site plan be recorded with the Jefferson County Recorder's Office as an official development plan. 3. The following conditions of approval be added to the site plan: a. For buffering along the west and south, a 10' high solid wood decorative fence with at least one gate with a variance be granted with 6' high trees planted at 30' intervals the type to be chosen in consultation with the neighbors and approved by the City Arborist and with a sprinkler system on the outside of the fence. b. Lighting shall meet the following standards: - light poles shall be limited to 20' in height; - fixtures used shall be shielded or designed to direct light downward so that light is contained on the property; - all lights on the rear of the property shall be activated only by motion detectors. C. No loudspeakers be allowed. d. Outside materials used on the new building shall match the materials of the existing building. e. Signage be limited to the existing freestanding sign on the property plus one wall sign oriented toward 44th Avenue. f. Height limitation for any future building will be 20'. g. An easement for fire access be approved by the Arvada Fire Department and recorded with Jefferson County. h. Paving be concrete or asphalt. 1. That there be no propane fueling on the property. j. Hours of operation will be no earlier than 8:00 a.m. and no later than 8:30 p.m. k. That there be an agreement acceptable to the City between the property owner to the east and the applicant regarding payment for the fence and trees to be placed on the east side of that fence. 1. That there be a utility easement on the west side of property approved by Public Service Company and the telephone company and recorded on the plan. City Council Page 15 WZ-98-1/SUP-98-3 M. No pennants, streamers, or banners be allowed more than 100' from W. 44th Avenue. n. Landscaping will be approved and consistently maintained to City standards. Option B: "I move that Council Bill No. , a request for approval of a special use permit with a site plan for property located at 12200 West 44th Avenue be DENIED for the following reasons: 1. 2. 3." VARIANCE Option A: "I move that a request for a four foot fence height variance to allow a 10' high fence along the western property line of property located at 12200 West 44th Avenue, be APPROVED for the following reasons: 1. There are unique circumstances. 2. Approval of the variance would result in a benefit to the neighborhood." Option B: "I move that the request for a four foot fence height variance to allow a 10' high fence along the western property line of property located at 12200 West 44th Avenue, be DENIED for the following reasons: 1. 2. 3." City Council Page 16 WZ-98-1/SUP-98-3 INTRODUCED BY COUNCIL MEMBER Council Bill No. Ordinance No. Series of 1998 TITLE: AN ORDINANCE PROVIDING FOR THE APPROVAL OF REZONING FROM AGRICULTURAL-TWO AND RESIDENTIAL-ONE TO RESTRICTED-COMMERCIAL DISTRICT ON LAND LOCATED AT 12200 WEST 44TH AVENUE, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF WHEAT RIDGE, COLORADO, THAT: Section 1. Upon application by Vashi Sachanandani for Karen Cleaveland for approval of a rezoning, in Wheat Ridge, Colorado, Case No. WZ-98-1 based on recommendation for approval from the Wheat Ridge Planning Commission and pursuant to findings made based on testimony and evidence presented at public hearing before the Wheat Ridge City Council, Wheat Ridge maps are hereby amended to exclude from the A-2 and R-1 zone district and to include int he R-C the following described land: LOT 1 AND THE EAST 100 FEET OF LOTS 6 & 7, JENSON SUBDIVISION, JEFFERSON COUNTY. THE SOUTH 210 FEET OF THE NORTH 773.7 FEET OF TRACT 1, PEARL OF THE VALLEY, EXCEPT THE EAST 25 FEET THEREOF, RESERVED FOR ROAD, TOGETHER WITH TEMPORARY RIGHT-OF-WAY AS PRESENTLY EXISTING OVER THE PROPERTY TO THE WEST FOR INGRESS AND EGRESS TO THE ABOVE DESCRIBED PROPERTY FROM WEST 44TH AVENUE. Section 2. Condition. All buildings on the property shall be limited to 20' in height. Section 3. Vested Property Rights. Approval of this rezoning does not create a vested property right. Vested property rights may only arise and accrue pursuant to the provisions of Section 26(c) of Appendix A and the Code of Laws of the City of Wheat Ridge. Section 4. Safety Clause. The City Council hereby finds, determines, and declares that this ordinance is promulgated under the general police power of the City of Wheat Ridge, that it is promulgated for the health, safety, and welfare of the public and that this ordinance is necessary for the preservation of health and safety and for the protection of public convenience and welfare. The City Council further determines that the ordinance bears a rational relation to the proper legislative object sought to be attained. Section 5. Severability. If any clause, sentence, paragraph, or part of this Zoning Code or the application thereof to any person or circumstances shall for any reason be adjusted by a court of competent jurisdiction invalid, such judgment shall not affect application to other persons or circumstances. Section 6. Supersession Clause. If any provision, requirement or standard established by this Ordinance is found to conflict with similar provisions, requirements or standards found elsewhere in the Code of Laws of the City of Wheat Ridge, which are in existence as of the date of adoption of this Ordinance, the provisions, requirements and standards herein shall supersede and prevail. Section 7. This ordinance shall take effect 15 days after final publication. INTRODUCED, READ, AND ADOPTED on first reading by a vote of to _ on this day of 1998, ordered published in full in a newspaper of general circulation in the City of Wheat Ridge and Public Hearing and consideration on final passage set for , 1998, at 7:00 o'clock p.m., in the Council Chambers, 7500 West 29th Avenue, Wheat Ridge, Colorado. READ, ADOPTED AND ORDERED PUBLISHED on second and final reading by a vote of to , this day of 1998. SIGNED by the Mayor on this day of 1998. GRETCHEN CERVENY, MAYOR ATTEST: Wanda Sang, City Clerk APPROVED AS TO FORM BY CITY ATTORNEY GERALD DAHL, CITY ATTORNEY Published: Wheat Ridge Transcript 1 st Publication: 2nd Publication: Effective Date: d:\files\wp\ccrpts\reso-ord\wz-98-1 INTRODUCED BY COUNCIL MEMBER Council Bill No. Ordinance No. Series of 1998 TITLE: AN ORDINANCE PROVIDING FOR THE APPROVAL OF A SPECIAL USE PERMIT TO ALLOW RECREATIONAL VEHICLE RENTAL AND SALES IN A RESTRICTED- COMMERCIAL ZONE DISTRICT ON LAND LOCATED AT 12200 WEST 44TH AVENUE, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF WHEAT RIDGE, COLORADO, THAT: Section 1. Upon application by Vashi Sachanandani for Karen Cleaveland for approval of a special use permit in Wheat Ridge, Colorado, Case No. SUP-98-3 based on recommendation for approval with conditions from the Wheat Ridge Planning Commission and pursuant to findings made based on testimony and evidence presented at public hearing before the Wheat Ridge City Council, a Special Use Permit to allow Recreational Vehicle Rental and Sales is hereby approved for the following described land: LOT 1 AND THE EAST 100 FEET OF LOTS 6 & 7, JENSON SUBDIVISION, JEFFERSON COUNTY. THE SOUTH 210 FEET OF THE NORTH 773.7 FEET OF TRACT 1, PEARL OF THE VALLEY, EXCEPT THE EAST 25 FEET THEREOF, RESERVED FOR ROAD, TOGETHER WITH TEMPORARY RIGHT-OF-WAY AS PRESENTLY EXISTING OVER THE PROPERTY TO THE WEST FOR INGRESS AND EGRESS TO THE ABOVE DESCRIBED PROPERTY FROM WEST 44TH AVENUE. Section 2. Conditions. 1. The Special Use Permit be issued for the sales and rental of recreational vehicles for property located at 12200 W. 44th Avenue under the ownership and operation of Vashi Sachanandani. 2. The site plan be recorded with the Jefferson County Recorder's Office as an official development plan. 3. The following conditions of approval be added to the site plan: a. For buffering along the west and south, a 10' high solid would decorative fence with at least one gate with a variance be granted with 6' high trees planted at 30' intervals the type to be chosen in consultation with the neighbors and approved by the City Arborist and with a sprinkler system on the outside of the fence. b. Lighting shall be meet the following standards: - light poles shall be limited to 20 feet in height; - fixtures used shall be shielded or designed to direct light downward so that light is contained on the property; - all lights on the rear of the property shall be activated only by motion detectors. C. No loudspeakers be allowed. d. Outside materials used on the new building shall match the materials of the existing building. e. Signage be limited to the existing freestanding sign on the property plus one wall sign oriented toward 44th Avenue. f. Height limitation for any future building will be 20 feet. g. An easement for fire access be approved by the Arvada Fire Department and recorded with Jefferson County. h. Paving be concrete or asphalt. I. That there be no propane fueling on the property. j. Hours of operation will be no earlier than 8:00 a.m. and no later than 8:30 p.m. k. That there be an agreement acceptable to the City between the property owner to the east and the applicant regarding payment for the fence and trees to be placed on the east side of that fence. 1. That there be a Utility easement on west side of property approved by Public Service Company and the telephone company and recorded on the plan. M. No pennants, streamers, or banners be allowed more than 100' from 44th Avenue. n. Landscaping will be approved and consistently maintained to City standards. Section 3. Vested Property Rights. Approval of this special use permit does not create a vested property right. This special use is approved subject to the revocation and termination provisions of Ordinance 945, Series of 1993. Section 4. Safety Clause. The City Council hereby finds, determines, and declares that this ordinance is promulgated under the general police power of the City of Wheat Ridge, that it is promulgated for the health, safety, and welfare of the public and that this ordinance is necessary for the preservation of health and safety and for the protection of public convenience and welfare. The City Council further determines that the ordinance bears a rational relation to the proper legislative object sought to be attained. Section 5. Severability. If any clause, sentence, paragraph, or part of this Zoning Code or the application thereof to any person or circumstances shall for any reason be adjusted by a court of competent jurisdiction invalid, such judgment shall not affect application to other persons or circumstances. Section 6. Supersession Clause. If any provision, requirement or standard established by this Ordinance is found to conflict with similar provisions, requirements or standards found elsewhere in the Code of Laws of the City of Wheat Ridge, which are in existence as of the date of adoption of this Ordinance, the provisions, requirements and standards herein shall supersede and prevail. Section 7. This ordinance shall take effect 15 days after final publication. INTRODUCED, READ, AND ADOPTED on first reading by a vote of to on thiE day of 1998, ordered published in full in a newspaper of general circulation in the City of Wheat Ridge and Public Hearing and consideration on final passage set for , 1998, at 7:00 o'clock p.m., in the Council Chambers, 7500 West 29th Avenue, Wheat Ridge, Colorado. READ, ADOPTED AND ORDERED PUBLISHED on second and final reading by a vote of to , this day of SIGNED by the Mayor on this day of 1998. 1997. GRETCHEN CERVENY, MAYOR ATTEST: Wanda Sang, City Clerk Published: 1 st Publication: 2nd Publication: Effective Date: APPROVED AS TO FORM BY CITY ATTORNEY GERALD DAHL, CITY ATTORNEY Wheat Ridge Transcript Ordinance No. Page 3 A -1 wz ae% D c- I PGD = LR-8}16 AMT. ~ J R-G T _ m -3 R ~ ^m 8 . S e w 44TH Ave 8 8 h 8 g R WESTLAKE ^ L SHUMWAY N RE -SUB aARK G-2 - P Z F THE 5LS V// MOMM/ ~ z N % - + SLATER t D - _ STLA F -Af K SUS aos - JENSEN +l •a Vl ` Il 1 1 7 r ~ SUB ` R 4 _ 1, SHUMWAY J i / ,J 4 RE-SUB 4 - A- 1 ~ W " AVE 2 IJ 11 ~ m I.J. 1 T 1 A I a,1 a a a m B A-2 - \ _ i • ~ - _ - - 1 t - 1 t 1 -I A / _ 3 s ~ ~ .+omw S1 f-018 ST j" _ t+658 II I C 7 of the Public Hearing section of the agenda.) 7. PUBLIC HEARING A. Case No. WZ-97-15: An application by Karen Cleaveland for approval of rezoning from Agricultural-Two and Residential-One to Commercial-One and for approval of a site plan. Said property is located at 12200 W. 44th Avenue. Meredith Reckert presented an overview of this case. Ms. Reckert stated for the record that there was a revised site plan that was received earlier in the day. She suggested that everyone take a few minutes to look over the plans. The property is currently zoned Agricultural-Two and Residential-One. The current land use Vacant; Commercial with ancillary residence. The site is approximately 1.4 acres and 600' deep. The historical use of the property has been a greenhouse associated with wholesale and retail sales and ancillary residence. Ms. Reckert would like to enter into the record the Comprehensive Plan, Zoning ordinance case file, packet materials and exhibits. The property is in the City of Wheat Ridge and all posting, publications and notification requirements have been met. She reviewed overheads and slides with the regulations and the case files and packet materials/exhibits. The intended use for the property is for recreational vehicle sales lot and there was a neighborhood meeting which was held on October 21, 1997. The neighborhood concerns were drainage issues, amount of paving and what type of buffering was being proposed by the applicant. The staff has reviewed the necessary criteria and made the following conclusions. Ms. Reckert pointed out that the property is located within the Fruitdale Valley Master Plan area. The Master Plan Future Land Use Map shows the northern half of the property as general commercial. The Future Land Use Map is consistent with the Comprehensive Plan as showing the southern half as Low Density Residential. Ms.. Reckert stated that there are multiple land uses surrounding the applicants property. Ms. Reckert pointed out that even though conditions of the area have changed there is still an existing Single-Family neighborhood to the west that staff is concerned with.. Ms. Reckert commented that the economic benefits will be minimal. Ms Reckert sated that they were able to come to a agreement with water and fire district to resolve some negative issues. Drainage problems would have to be addressed and since the rear of the property is within the Clear Creek 100-year floodplain, a special exemption permit will be required. Ms. Reckert stated that the proposal to rezone the entire depth of the property to C-1 is inconstant with adjacent low density residential land use and zoning to the west and that it is inconsistent with the designations on the Comprehensive Plan and the Fruitdale Valley Master Plan. Ms. Reckert stated that the rezoning of the property to Commercial-One may encourage deterioration of the neighborhoods to the west. Staff made a recommendation for denial. However, Ms. Reckert stated the City would support rezoning of the northern 200' as this portion is compatible with adjacent land use, as well as the Comprehensive Plan designations; If the applicant is willing to reduce the request, the staff recommends the case be continued so the site plan for the use of the property can be modified. In conclusion, Ms Reckert stated that if the new revised site plan meets rezoning conditions that staff would consider recommending approval. Commissioner Snow asked what is the legal status on a PCD versus site plan approval? Ms Reckert answered that the site plan approval would run with the property and the property would be developed 1` in conformance with the site plan. If there are any changes to the site plan then it would require coming back for a site plan approval review. Commissioner SNOW asked what the height maximum is in C-I? Ms. Reckert stated the maximum building height is 50'. Commissioner SNOW asked if the staff suggested a PCD. Ms. Reckert stated that they did suggest a PCD, however, that was not the route the applicant wanted to move forward with. Commissioner SNOW asked questions regarding Floodplain. Ms Reckert stated that the floodplain is merely a technicality and the applicant will need to get a special exemption permit if they decide to build in the floodplain Commissioner WILLIAMS asked if the property was posted. Ms. Reckert answered yes. Commissioner WILLIAMS inquired about the property zoning and asked why it was two different zone districts. Ms. Reckert explained that the property was designated with the Jefferson County zoning. Dick Steiner, a representative for the applicant, 2358 Van Gordon, distributed handouts which was to address the new proposed site plan. He reviewed the site plan which is being proposed. Commissioner SNOW asked why did the applicant not do a PCD. Mr. Steiner stated that he was new at this process and decided to pursue a rezoning instead of a PCD. Ms. Reckert stated that the increase in application cost for a PCD is significantly more then a rezoning/site plan approval. The Vice Chairman BRINKMAN swore in Sommer Chase, applicant representative, 6783 Valley Drive, Morrison. Ms. Chase explained that a Site Plan and a PCD would filter down to the same result and reiterated that the applicant would save a considerable amount of money if they do not do the PCD. Commissioner WILLIAMS asked what the impact on traffic will be to the? Ms. Chase answered that the impact would be very little. Commissioner BRINKMAN asked if they planned to do repairs on this property? Mr. Steiner answered, very little but stated there will not be extensive repairs on the property only reconditioning of the vehicles. Commissioner BRINKMAN asked if there would be gas tanks or propane on the property? Mr. Steiner answered, no. Commissioner BRINKMAN asked if there would be loud speakers. Mr. Steiner answered, no. Commissioner BRINKMAN asked if there would be a sprinkler system for the trees? Mr. Steiner answered, yes. Commissioner GOKEY pointed out to Mr. Steiner that the trees on the future building site will eventually be gone. Mr. Steiner answered, yes. Ms. Reckert explained that the construction of the additional building will cut the root system and will interfere with the drip line of the trees and the trees will eventually die. Mr. Steiner answered, yes. Commissioner GOKEY asked what the height of the building was expected to be? Mr. Steiner stated that the dimensions will be the same as the existing building which is two-story. Commissioner GOKEY directed a question for Ms. Reckert regarding what type of structure will the building be? Ms. Reckert answered, she did not know. Mr. Steiner answered that the structure would be steel building. Commissioner GOKEY then asked what type of fence? Mr. Steiner answered, cedarwood. Commissioner GOKEY asked if the parking area foundation is road base not asphalt. Mr. Steiner answered, yes that is correct. Commissioner asked what type of lighting Mr. Steiner planned on using? Mr Steiner answered the applicant would use mercury vapor lighting and motion detectors. Commissioner BRINKMAN swore in Gary Wayne Krieg, citizen, 4320 Vivian. Mr Krieg stated that he did not feel that the RV sales lot would be a benefit to the community. The reason he stated was because there was already two RV sales lot in the area. He also sated he was concerned with the drainage problem that will be a negative result to the neighborhood due to the washing of the vehicles on this property. Commissioner BRINKMAN asked how long did Mr. Krieg live at his current address? Mr. Krieg answered, 10 years. Commissioner BRINKMAN asked what would be an acceptable land use to the neighborhood? Mr. Krieg answered that he would like to see a land use that had a lesser impact on the neighborhood. Commissioner BRINKMAN swore in Jamie Birky, citizen, 3550 Holland Ct. She stated she is opposed to the proposed project because of friends and family that live in that area. The concerns she had were the negative impacts to the immediate community. The concerns that she had were with drainage and that it is a rezoning to C-1 zoning, which allows a multiple of uses, some which are undesirable. Her other concerns were with the lighting and the increased pollution that would be caused by the proposed project. Commissioner SNOW asked if there were any ideas to better the buffering to the back of this property? Ms. Krieg answered yes, however, it would take 5 years to have these trees at a adequate height for buffering. Commissioner BRINKMAN swore in Wayne Bonger, citizen, 43400 Vivian Street. Mr. Bonger stated that he was opposed. Mr. Bonger stated that he has lived at his current address since 1954. The biggest concern he had was with the wells being destroyed. The drainage is a problem because the asphalt is course and will be degrading to the healthy existing soil in the area. Commissioner BRINKMAN swore in Curt Anderson, 4330 Vivian Street. He stated that he was opposed. He told the commission that he had owned the property for 9 years. Mr. Anderson explained that if the property becomes a RV sales lot that the property value surrounding the area will decrease. He stated that he really liked the agricultural/country atmosphere and would be opposed to the rezoning to C-1. He stated for the record, the concept of RV rentals was not mentioned at the neighborhood meeting. He also briefly discussed the drainage problem that the other citizens expressed a concern with and agreed with the earlier testimony. Commissioner GOKEY asked Mr. Anderson what it is that he would like to see the land use used as? Mr Anderson replied, a Use that has less of an impact on the neighborhood. Commissioner BRINKMAN asked what type of water does Mr. Anderson have? He answered, well water system. Karen Cleave land, property owner, 12200 W. 44th Avenue was sworen in. She wanted to clarify Commissioner WILLIAMS question regarding the divided zoning on the parcel. Ms. Cleveland land stated she was unaware until recently that the property was double zoned but this error occurred when the property was part of the unincorporated Jefferson County zoning. Her wish is to see the property zoned as one zone district rather then two so she can sell it for a specific use. Commissioner RASPLICKA asked if the house is on a sewer system? The owner answered yes. She also stated that they have City water and two well water systems on the property. There is drainage out in the front of the property. Mr. Bonger spoke again and explained why the land was subdivided in 1955 from a Agricultural zone district to Agricultural-One and Residential-One zone district. Ms. Chase asked to speak about the subdivided zoning. She stated that when they went to subdivide and replat this area the city adopted zoning the parcel maintained the existing county zoning. She made reference to the sewer tap and clarified that the sewer tap is a 4" tap and the public water is a 1" tap. Mr. Steiner addressed the propane and the fuel issue and pointed out that it is not the norm to have RV vehicles stored with full tanks. The propane, the purchase of fuel and the cleaning of the RV vehicles would all occur at the existing truck stop. Ms. Reckert indicated to the Commission members that before they make a motion that there are a couple of options to be considered. 1) The applicant would agree to revisions on the proposal. 2) The applicant would revise there proposal and consider a rezoning to RC with this one additional use. Commissioner SNOW asked if Ms. Reckert had any comments on the new issue of the rentals? Ms. Reckert stated that this would not change staff's recommendation at this point in time. Commissioner BRINKMAN asked if Ms. Reckert had any comments on the water issue? Ms. Reckert commented that the staff would not be required to make the applicant submit a drainage report unless they apply for a PCD. There are concerns about the groundwater and she suggested using concrete or asphalt so that it is not as permeable. Commissioner BRINKMAN swore in Vashi Sachanandani, 3224 Beech Ct, Golden. He stated that he has been in the business for 22 years. He explained that the impact on the neighborhood is minimal from h is point of view. Discussions continued. A motion was made by Commissioner SNOW, seconded by Commissioner SHOCKLY " I move that C` Case No. WZ-97-15, a request to rezone property located at 12200 West 44th Avenue from agricultural- Two and Residential-One to Commercial-One, be denied for the following reasons: 1. The proposal is inconsistent with the Comprehensive Plan and the Fruitdale Valley Master Plan. 2. It is incompatible with the adjacent low density residential land use and zoning to the west. 3. The evaluation criteria did not support approval. 4. The neighbors have raised valid issues about the possible impact on nearby wells. Motion carried 5-1 with Commissioner WILLIAMS voting no. Commissioner SNOW suggested that the applicant consider Ms. Reckert's recommendations to rezone to a different zone district, to change buffering or to do a well study. Commissioner WILLIAMS suggested RC-1 with 1 additional use. Commissioner SNOW encouraged the staff to work with the applicant and the neighbors before coming back to see the Planning Commission. 8. CLOSE THE PUBLIC HEARING HRS WATER CONSULTANTS, INC. UNION PLAZA BUILDING 200 UNION BLVD., SUITE 200 LAKEWOOD, COLORADO 80228 (303) 989-2837 FAX (303) 989-9425 CONSULTANTS IN AND MARK R. PALUMBO HYDROGEOLOGYWATER RESOURCES January 30, 1998 Ms. Meredith Reckert City of Wheat Ridge Planning & Zoning Department 7500 W. 29th Ave. Wheat Ridge, CO 80215 Re: Application Case No. WZ-98-1; Sup-98-3 Dear Ms. Reckert, We have been asked by Ms. Summer Chase to evaluate the following issues related to the application of a recreational vehicle (RV) sales and rental business located at 12200 West 44th Avenue, Wheat Ridge, Colorado. 1. Potential effects to neighboring domestic water wells. 2. Potential effects to the Slater-Moody Ditch 3. Paving improvements and their effect on the Clear Creek flood plain. At the proposed business we understand that RV sales and rentals will occur. RV maintenance will not occur. Recreational vehicles will be washed in a washing bay, and all wastewater from the business will go to the sanitary sewer system. Additionally, we have reviewed the material safety data sheets (copies attached) for cleaning products which will be used by the business. The hazard rating descriptions for these products, on a scale of 0 to 5, show that they are rated as either 0, insignificant or 1, light. There are no special handling or disposal requirements for these cleaning products. Therefore, there are no environmental issues related to the use of these cleaning products and their disposal. 1. Potential Effects To Neighboring Domestic Water Wells A review of the water well records on file with the State Engineer's Office show that several of residences on Vivian St., west of the subject property have permitted domestic use water wells. A domestic use permit limits the well owner to a pumping rate not to exceed 15 gallons per minute (gpm) and one acre foot of groundwater per year. The water may be used for indoor and outdoor domestic use. Ms. Meredith Reckert January 30, 1998 Page 2 We have reviewed documents related to 11 permits located to the west and southwest of the subject property. At this time it is not known if the wells are operational or if they are used by their owners. The wells produce groundwater from the Clear Creek alluvial aquifer. The wells are approximately 30 feet in depth and production from the wells is estimated to be about 15 gpm. According to the State's records the wells are grouted and completed according to the Division of Water Resource's Water Well Construction and Pump Installation Rules. Two well permits on the subject property were also reviewed. The records show that these wells are similar in construction to neighboring wells. One well, permit number 20489 was installed in 1964 and a second well, permit number 43728 was installed in 1970. The applicant agrees that these two wells will be abandoned according to Rule 11 of the Water Well Construction and Pump Installation Rules (copy attached). According to the Rule 11 the wells must be abandoned by a licensed water well or pump installation contractor. The steel casing will be cut off a short distance below ground level, the wells will be filled with sand to the groundwater level, and the well will be filled with cement grout to the surface. A steel plate will then be welded to the top of the steel casing and covered with dirt. The location of the abandoned wells will be marked on the plat maps and a Well Abandonment form will be completed and submitted to the State Engineer's Office. In our opinion the proposed recreational vehicle business proposes no potential threat of injury to the neighboring domestic water wells for the following reasons. 1. The water supply for the proposed business is from the City's water supply system and not the alluvial aquifer. The business will therefore not effect groundwater production from the neighboring wells. 2. All wastewater from the proposed business will be discharged to the sanitary sewer system. Therefore, there is no potential for contamination of the alluvial aquifer. 2. Potential Effects To the Slater-Moody Ditch The Slater-Moody Ditch is located to the south of the subject property. For the two reasons stated above, our opinion is that the proposed business poses no potential threat to the Slater-Moody Ditch. The operation of the business will not effect the quantity or quality of the ditch water. 3. Paving Modifications to the Clear Creek Flood plain Ms. Chase provided us with a copy of the Clear Creek flood plain map. We have approximately located the 100 ft. by 600 ft lot on the attached flood plain map. According to this representation of the lot and the flood plain the subject property is not located in the flood plain. Additionally, from our review of the United States Geological Survey (USGS) 7.5 minute topographic map, revised, 1994, (partial copy attached) we note that the 5420 foot elevation Ms. Meredith Reckert January 30, 1998 Page 3 contour which depicts the flood plain in this area, is not accurately depicted on the flood plain map. It appears that the West 42nd Avenue cul-de-sac east of Vivian St. should not be included in the flood plain. Based on this analysis paving improvements at the proposed business are not significant to Clear Creek flood plain issues. HRS Water Consultants appreciates the opportunity to comment on the groundwater and surface water related issues discussed above. Please call if you wish to discuss any portion of this letter. Very truly yours, ;aSk NSULTANTS, INC. R. Palumbo Vice President cc: Summer Chase Material Sarery Data Sneet }dav ce usea :0 COrnow with 1~~ r{ t~yw S4i I I 11~.Yr.~ xl.rr 1/VIIf1V/I/ r,»M v.w•Ax.. urn nu,n• ~xn main naun..m OSHA's Hazarc Communication Stancara. w C 010. !200. Standard lust ce canswtea for scecdic reeturements. HAZARD RATING 0 i•sbv o..xo,.d. x.o. •-yse®.n IDENTITY As -sea an Lace, anc Ls:: Let It Shine 'tote: olanx sates are rrcr aerr:nec. ' snv rem -s *not aooncave. cr no JL R- D r e s s i n a R TTT R T 1 87A nrenraaon ~s avarrec,e. '-e seace -or, de -arxea :o incrcae .rear. Section I `.tanurac:urer s Blame c^ergencj 7eiecnone ')umcer 3&B 31endinc, Inc. 1-800-535-5053 INFOTRAC address wumcer strner. C..•J. stare. anC ::P C.:ae, Taleonone Numoer ror :rtcrmdtled 6425 V. Washinczon, Unit 5 ~ 1-303-289-6320 Denver, CO 80229 Date Precama ~ October 04, 1995 i Signature of Precarer rocoonai) Section II - Hazardous Ingredients identity Information Other units Hazardous Comoonents (Specific Chemical Idenmv: Common Namels)) OSHA PEL ACGIH TLV Recommenced ok /eotnrta0 There are no hazardous ingredients Section III - Physicai/Chemical Characteristics Bailing Poutt 2120F Somfic Grainy (H20 - 1) J 11.01 Vapor Pressure (mm Hg.) I ND Mening Point I ND Vapor Density (AIR . 1) ND I Evaoorauon Rate (BuM Acetate x 1) I ND Sohminty in water - - Soluble Appearance and Caor Thick, white liquid/citrus fragrance Section IV - Fire and Explosion Hazard Data nasn Paint IMetnca used) Fammaeie :.mats LE: UEL None NA NA <anewsnmg >Aecia Non flammable Soecia) Pre r:cnnng Pmceaures None Unusuar Fire and E<p asion rlazares See hazardous decompositions ,Rearcauce locally) In : ;eacvvity Dat_ .aaomty :nstaoie :orccions :o Avoia None :ncomoanomty ;Materna(S to Avorcl None -azarcous veccntocsilion :r Svoroauc:s Burning can produce carbon monoxide and silicone oxides ~azaraous : %lav Cccur • Conanions to Avoia o'st menzation Ndl Not Cccur x ! Oxides Section VI - Health Hazard Data ~.~~r. mnaianonr gun? Ingestion? No Eves Yes No Health Hazaras (Acute ana Chronic; None known K Caranogentcrty: NTP? No IARC MtSnograons? No OSHA Regulated? No Si ana symptoms of posute ~ngestlon: Done known. Skin: None known. Inhalation: None known. Eye: May cause mild eye irritation. Mescal Corditions Generally Aggmvateo by Exposure None known Section VII - Precautions for Safe Handiinq and Use Steps to Be Taken in Casq Material 44 Released ar Speed Remove with inert absorbant and transfer for disposal. Wash spill area with water. Waste Disposal Method In accordance with local, county, state and federal regulations. Pnee`p"acooetT `4i'@pa"~lYan ~tO09flQen not in use. Other Precauaons This and all chemicals should be kept out of the reach of children. Section VIII - Control Measures Resovatory Protection (Specrry Type) None required in normal use. Ventilation I Local Exhaust Speaal Satisfactorv (General) I Other &Rft'O `i"~ uired in normal use Eye Protection Splash goggles Other Protective t,lominq or Egmoment WortgHygiersc Practices Normal safe practices. First Aid Pneu on: None Known. Inhalation: None Known. Skin: Wash with soap and Eyes: In Rrase of contact, flush eyes with plenty of water. If irritati SP k ma ir•al a++onti nn Page 2 . uaaea Iw.491-5x9145775 _ r.rr r,r HAZARD RATING Material Safety Data Sheet Mav be used to comory with OSHA's Hazard Communication Standard, sy, 29 CFR 1910.1200. Standard must be consulted for specific reauiremems. G IDENTITY As Used on Lacer and Lsn MQCLEAN Tire & Wheel Cleaner, RL380 ;dore:.Slanx spaces am nor cermirtec. If any rem Is nor aooacaoile. or no mormavon is avanacie, s^e space musr oe ma[aeo to moire drat Section I :Manuiac:urer s Name B&B Blending, inc. Emergencv Teleonone Numaer 1-800-535-5053 INFOTRAC Aaaress (Numoer. Street C,.y. State. arc ZIP coca) 6425 N. Washinaton Unit 5 Teiecnone Numoer for Information 1-303-289-6320 Denver CO 80229 Denver, Date Prepares January 18, 1995 Signature of Preparer (optional) Section II - Hazardous IngredientsiIdentity Information Hazarcous Components (Specific Chemical Identity: Common Name(s)) OSHA PEL ACGIH TLV Other umas Recommended "k (optiona0 Ethylene Glycol Mono Butyl Ether CAS# 111-76-2 LD50 Oral 0.5 gr/kg Rat LD Inhalation 700 ppm 7 hrs Mouse LD50 Dermal 0.4 gr/kg Rabbit Section III - Physical/Chemical Characteristics Boiling Point ND Specific Gravity (1-120 = 1) 1.02 Vapor Pressure (Ti Hg.) NA Meiting Point NA Vapor Density (AIR = t) NA Evaporation Rate (Butyl Acetate = 1) ND Solubilitv in Water Complete Appearance and Odor Light amber colored liquid/slight odor Section IV - Fire and Explosion Hazard Data Flasn Point (Metnoa useo) None to boiling I Fiammaole LIMNS I LEL UEL NA NA Foam,-C02, dry chemical Special Fire Fignting Proceaures None Unusual Fire and Explosion Haza s See hazardous decompositions. Avoid breathing high vapor concentration. )Reproduce locally) OSHA 774, Sept. 1985 Section V - Reactivity Data Staoiliry unsianie Conditions to Avoid I I Stadia X I None ncomoaabdiry ,Materials ro Avoid) Strong mineral acids and aluminum surfaces Hazardous Cecomoosnion -r By roaucts Carbon monoxide and unidentified organic compounds may be released during f Hazardous : Mav Occur Concdions to Avoid Pol menzation W1 Not Occur x None i Section VI - Health Hazard Data Routelsl or Entry: Inhalation? concentrated Skin? Ingestion? Harmful if vapors may he irrs a ina irritating auaal Inv mA Health Hazards (Acute ana Chronic) No known acute hazards. Excessive inhalation or ingestion overexposure may cause chronic effects because of the presence of Ethylene Glycol Mono Butyl Ether. Carcinogenicity: NTP? No IARC Monographs? No OSHA Regulated? No Signs and Sym toms of Exposure Headacie, nausea, vomiting, central nervous system depression. Medical conditions Generally Aggravated by Exposure Harmful if swallowed. Inhalation of concentrated vapors may be irritating. Skin and eye irritant. Emergencx and First Aid Procedures Ir~halation: Remove to res air, give oxygen i necessary. e: us WIN es. for 15 minu es. Get medical attention or consult physician. Skin: Flush with liowin water see pnysician it irritation persis s. Ingestion; LRD no in uce Worm ing. Get medical attention immediately. Section VII - Precautions for Safe Handling and Use Steps to Be Taken in case material is Reteasea or Spilled Remove with inert absorbant material and transfer for disposal, then wash spill area with water. Waste oisoosal method According to local, state and federal regulations. Precautions to Be Taken in Handling and Stonng Do not store with strong acids v Keep out of the reach of children Section VIII - Control Measures Respiratory Protection (Soecify Type) Avoid overexposure levels. When exceeded use self contained breathing apparatus. Ventilation I Local Exnaust . , , . Special Mechanical eoprene or rubber Protective Clotnino or Edupn Other chemical Page 2 n uS.G.P0, TM-49L-529/4577S M&:B BM-E DSixG TiNC. 1 HAZARD RATING Material Safety Data Sheet 3:R Utav be used to comply with z.,,,,,, OSHA's Hazard Communication Standard. 29 CFR 1910.1200. Standard must be consulted for specific reauirements. ••s»s,am" IDENTITY (As Usea on Label Zinc Lsn 1 Citri-Clean H.D., IL-114 ,yore: 81anK spaces are riot oermmec. ;l anv (am is not applicable. or no mrormation is avariacle. .^e space must be marked to indicate mat Section I Manufacturer's Name B&B Blending, Inc. I Emercencv Teleonone Number 1-800-535-5053 INFOTRAC Address (Number Street. city, state. ana ZIP Code) 6425 N. Washington, Unit 5 Telepnone Number for Intormabon 1-303-289-6320 Denver, CO 80229 DatSece;%er 15, 1992 Signature of Preparer (opoonar) Section 11 - Hazardous Ingredients/identity Information Hazarcous components (Specific Chemical Identity; Common Namels)) Other Limits OSHA PEL ACGIH TLV Recommended ?k (optional) A-TAmnnPnP. CAS#5989-27-5 Not established Ethylene glycol Mono Butyl Ether CAS#111-76-2 25PPM (type TW) 75PPM (Type STEL) 50PPM (Type TWA) OSHA Section III - Physicai/Chemical Characteristics Boding Point 1800f Specific Gravity (HZO = 1) 1 1.3-1 .5 Vapor Pressure (mm Hg.) 37@ 200 Melting Point NA Vapor Density (AIR = 1) Evaporation Rate 4 . 7 (8utvl Acetate = 1) 1.7 Solubility in Water appearance ana Color Clear orange color/citrus odor Section IV - Fire and Explosion Hazard Data F!asn Point (Malmo Usea) Fiammao!e Limits i LEL UEL >140°F 1 10.7 16.1 Meaia C02, Dry Chemical, Foam Soenal Fire Ficnang Procedures arrlxA fnr f;raf;ahtprc- Tf rontained, water spray may be useful for cooling Unusual Fire and Explosion Hazares Dense black smoke produced tReproauce locally) OSHA 174. Sept. 1985 Section V - Reactivity Data Stara ity I Unstable Conditions to Avoia x I Excessive heat ncorroatibnity (MatenatS to A9olo) Aluminum surfaces, strong oxidizing agents and acids Hazarccus Cecomposnlon cr Byproducts None known :lazeraous Mav Occur i Conolnons to Avolo Polvmen2atlon x I Excessive heat Section VI - Health Hazard Data Route(s) of Entrv: Inhatauon? Yes Skin? Yes Ingestion? Yes wtn azaras racure ana cmmnic/ N/D Carcinogenicity: NTP? NO IARC Monographs? NO OSHA. Regulates? NO olgns ana oymptoms of t-.xposure Irritation to eyes, skin and muccous membranes Medical Conditions Generally Aggravated by Exoosure None known - =W9erxy ano rim AM rrdCeciures Inhalation: Remove to fresh air, give oxygen if necessary. Eye/skin: Flush Section V - Precautions for Safe Handling and Use Steps to Be Taken in Case Matenai Is Releases or Spilled Remove with inert absorbant, transfer for disposal Metfloo ag to local Precautions Bstoren wiLll9 s'LronC~ acids or strong oxidizing agents Avoid excessive heat Section VIII - Control Measures Resotratory Proremon iSpecrly Type; None required for normal use Local Exnaust I Special Preferrable 7decnarnca (General) I. Other Acceptable Protective Gloves E/e P otechpn Neoprene or rubber TRemical Type Goggles Other Protective Clotnmg or Equipment _Mn"P U'ui rPA VVOnr/Hygtem: Practices Normal ca fi, n praci-ices Page 2 e uS%Wo'. 19116-491-529/45775 1300 Round Table Drive Dallas, Texas 75247 HEALTM< o 214-631-4000 MATERIAL SAFETY DATA SHEET EMERGENCY PHONE NUMBER 1-800-826-0828 i FACE _ 0- INSIGNIFICANT 1-SLIGHT 2-MODERATE 3- HIGH 4-EXTREME The information in this MSDS was obtained from current and reputable sources. However, the data is. provided without any warranty, express or implied, regarding its correctness or accuracy. It is the user's responsibility both to determine safe conditions for use of this product and to assume liablility for loss, injury, damage or expense resulting from improper use of this product. SECTION 01-IDENTIFICATION Code I Da10/9 ed I Dat06/92sed I RPrepared on Veath SECTION 02 - HAZARDOUS INGREDIENTS H LDS of Material LC of A CARCINOGEN azardous red ants % CAS No. (Specify species/ Route) rlai M (Specify Species) TLV (PPM) OSHA (PPM) NIP [ARC one SECTION 03 - PHYSICAL DATA hysical State dor and Appearance 10dor Threshold Glas Uc Wd (n Sold O Lemon Scent / Milky Liquid (PPM) Not Available [ apor Pressure abor Density Evaporation Boiling Point Freezing Point mm Hg) Not Available (AU = 1) Not Available Rate < 1 (°C) 100 (°C) Volatile lubiltty in H Specific Coeftident Not y Volume) 70 - 72% Water (20'C) Miscible 7.0-9.0 C-ravity 1.00 Waterloll Dist Availab! SECTION 04 - FIRE AND EXPLOSION DATA Rammablllty If Yes, Under Which Conditions as (1 No (/1 Bans o no on Water Dry Chemical, Alcohol Foam, Carbon Dioxide Procedures None utolgnrtton Hazardous Combustion emperature (°C) Not Available Products Carbon Monoxide and Carbon Dioxide Rashpoint (°C) and Upper Explosion Not Lower Explosion Limit Method None UmIt by Volume) Available by Volume) Not Available Explosion Sensitivity to Rate of Burning Explosive Power to t ' impact Data: Not Available Not Available Not Available n a ticDschargeNotAvailab/e UTO WAX COMPAI f, INC. PRODUCT NAME* n ",51r 'i•i e''r i. ~r ER DRESS R Poca®2 of 2 SECTION 05 REACTIVfIY DATA P SECTION 06 - TOXICOLOGICAL PROPERTIES Route of Entry Eye Contact (n Skin Contact 0 Skin Absorption Inhalation Acute (J) Inhalation ChroNc estion ('n Effects of Acute E>gooatre to Material Ingestion may cause stomach inflation and nausea. Repeated or prolonged skin contact may cause Irritation or redness. Eye contact may cause redness, irritation and teadng. Inhalation of vapors may cause headache and dizziness. Effects of Ctvonic Exposure to Material Not Available LD of Material LCD of Material posure m f Material Irritancy of Material (Specify Species and (Specify Species) NotAvaflable Not Available Not Available Route) NolAvailable 0enstftation Property f Material Not Available Carcinogenicity of Material Not Available eproductive ffecis of Material Not Available Synergistic Materials Not Available SECTION 07 - PREVENTIVE MEASURES Personal Protective Equipment* loves (Specify) Vinyl /Rubber Resp'uator (Specify) None Eye (Specify) Glasses / Goggles Footwear (Specify) None Cbih ng (Specify) Coveralls /Apron then (Specify) None Engineering Controls (Specify, e.g., Ventilation, enclosed Process) Normal air circulation Leak and Spill Procedure Contain and collect with absorbent ante Disposal Dispose in accordance with local, state, and federal laws Handling Procedures and Equipment None orage Requirements Do not allow to freeze al Shipping Information None SECTION 08 - FIRST AID MEASURES affected area with soap and water water for 15 minut amounts of water to PHONE -800-826-0828 12/18/1"1 IU:13 3032ybb-3911 MILE HIUH AUIO EXCEL HAUL b2 04/13/1994 19:10 303-746. 104 FIRE HOUSE CPR cow B-D Chemical Co., Inc. Material Safety Data Sheet SECTION I Manufacturer's Maas: 8-0 Chemical Co., Inc. Address: 701 Dsnargo Market Telephone Number: 303-298-3800 Denver, CO 80216 Date Prepared: February 17, 1993 PRODUCT NAME: KOALA WASH SECTION II: Hazardous Ingredients/Identity-Information Hazardous Components CASs OSHA PEL ACGIN TLV Other sodium Hydroxide 1310-73-2 2 mg/m3 CL 2mg/m3 MAK: 2ma/m3 Dodecylbonzonsulfonic Acid 27178-87-0 N/I NIT NIT SECTION III: Physical/Chemical Characteristics Boiling Point: Approximately 195y Specific Gravity= 1.040 Vapor Pressure: NA Malting Point: NA Vapor Density: Heavier than air Envaporation Rats: Slower Solubility in water: Soluble than ether. Appearance and Odor: Green liquid with mild odor. SECTION IV; Fire and Explosion Hazard Data Flash Point: N/A (Liquid not flammable) Flammable Limits. NA LEL: NA UEL: NA Extinguishing Media! Use carbon dioxide, "alcohol foam," or dry chemical where KOALA WASH is stored. Special Fire Fighting Procedures: Pressure-demand, self contained respiratory protection and protective clothing should be worn by firefighters in areas where KOALA WASH is stored. Unusual Fire and Explosion Hazards: This product is not combustible nor does it support combustion. Pressure will develop in containers if temperatures over 186,F are achieved. SECTION V: Reactivity Data stability: Stable Conditions to Avoid: None Incompatibility: Avoid contact with strong oxidizers or anything reactive with water. Hazardous Decomposition or 9yproducts: Carbon dioxide, carbon monoxide and smoke. Hazardous Polymerization: Will not occur. Conditions to Avoid: NA 1L/18/ly`i/ IU. 13 JUJ2Jbb-J411 01d13l1994 19:10 303-744 -`4 KOALA WASH Page 2 MILL HIUH AUIU LXGEL FIRE HUUSL kA ~ wnar PAGE 113 . SECTION VI: Nsalth Hazard Data Effects of Overexposure Routes of Entry: Eye contact, Skin Contact. Inhalation and Ingestion. Eyes: Contact will be painful and irritating. Skin: Prolonged contact may cause irritation. Inhalation: Cintact may cause irritaion to nose and throat. Emergency and First Aid Procedures apar tosenof water for sure flushing tof holding eyelids large Eyes; lea t 15 tminutes flush the entire eye surface. Skin: Immediately wash contaminated skin with plenty of water. Remove contaminated clothing and footwear and wash clothing before reuse. Inhalation: Get person out of contaminated area to fresh air. If breathing has stopped, artificial respiration should be started. Oxygen may be administered, if readily available. Seek medical attention immediately. Ingestion; If swallowed, 00 NOT induce vomiting. Give large quantities of water. if available, give several glasses of milk. Never give anything by mouth to an unconscious person. Seek medical attention immediately. SECTION VII: Precautions for Safe Handling and Use Steps to Be Taken in Case Material Is Released or Spilled: Stop leaks. Contain spill. Remove as much as possible (e.g. shovel up). Persons performing this work should wear adequate personal protective equipment and clothing. waste Disposal Method: Dispose of in accordance with all federal, state, and local regulations concerning health and pollution. Dispose via approved chemical waste disposal method, if regulations permit. Praoautions to se Taken in Handling and Storing: store in a dry area. Other Precautions: Do not take internally or inhale vapors. Avoid eye contact. 1[/ lb/ i"/ 10: 1.i 3032'Jbb-:1411 81'13/1994 19:10 303-744-l' KOALA WASH Page 3 MILE HIGH AUTO EX-~L PAGE 04 sECTiom viii: Control Measure Respiratory: Use NIOSH approved respirator for mists. ventilation: Local Exhauat:Prefsrable. Mechanical (General): Acceptable. Protective Gloves: Rubber or PVC type gloves. Eye Protection: Chemical splash 9099198. Other protective Clothing or Equipment: Usually not needod_unless splashing is excessive. NA - Not Applicable NY - No information C IM THE PUBLIC RECORD CORPORA-ION ALL RIGHTS RESERVED 1ICR7, 7-88 Page lB developed. This measurement shall be reported on the well completion report. 10.10 Flowing Wells - Upon completion of grouting, flowing wells shall be equipped with either a valve, threaded coupling, or other suitable means to completely control the flow from the well, or the well shall be abandoned in accordance with Rule 11. Flowing wells shall be constructed to prevent any leakage around the casing or adjacent to the well. RULE 11 ABANDONMENT STANDARDS 11.1 General 11.1.1 The plugging and sealing of all wells and test holes is ne- cessary to prevent contamination of ground water and the migration of water through the unused borehole. It is the ultimate responsibility of the well owner to have a well properly plugged and abandoned. The well construction contractor is responsible for notifying the well owner of the plugging and abandonment requirement pursuant to this Rule 11. 11.1.2 Persons authorized to install pumping equipment may plug and abandon wells which do not require the removal of casing from more than one aquifer or the ripping or perforating of casing opposite confining layers. 11.1.3 All materials used for backfilling shall be clean, free from contaminants and chemically inert. 11.2 Unconfined Wells - Wells completed into unconfined aquifers shall be abandoned by filling with either on-site materials, clean sand or gravel to the static water level, then with chemically inert materials to the ground surface. A permanent watertight cover shall be installed at the top of the casing. The casing may be cut off up to five (5) feet below ground level provided the watertight cover is welded or permanently attached to the top of the casing and the hole is backfilled to the land surface. 11.2.1 Cathodic protection holes, dewatering wells, horizontal drains, monitoring and observation holes, percolation holes, piezometer holes, sump pumps and test holes shall be abandoned either pursuant to Rule 11.2 or by removing all casing which was installed and by filling the hole(s) with drill cuttings or chemically inert materials to within five (5) feet of the ground surface. The top five (5) feet of the hole shall be sealed with materials equal to or less permeable than the top foot of the surrounding soils. 11.3 Confined Wells 11.3.1 Wells which were constructed through more than one aquifer THE CODE OF COLORADO REGULATIONS - 2 CCR 402-2 - Page 16 shall be abandoned by placing a grout plug at the confining layer above each aquifer. If records do not show that the casing opposite each confining layer has been grouted when originally installed, the casing shall be either completely removed from the hole, or perforated or ripped opposite such layer prior to placing the grout plug. No plug shall be less than twenty (20) feet in length. 11.3.2 The well casing except for the grout plug intervals shall be completely filled to the land surface with chemically inert materials. A watertight cover will be permanently welded or attached to the top of the casing. The casing may be cut off up to five (5) feet below land surface provided the watertight cover is welded or permanently attached to the top of the casing and the hole is backfilled to the land surface. RULE 12 MONITORING AND OBSERVATION HOLES AND TEST HOLES 12.1 General - Monitoring and observation holes and test holes may be constructed by other than a well construction contractor pursuant to Rule 7. Table 2 summarizes the license and notice requirements for monitoring and observation holes and test holes. The person authorized to construct and to plug these holes shall keep accurate records of their work. 12.1.1 All monitoring and observation holes and test holes shall be constructed pursuant to the provisions of Rule 10 except where those re- quirements conflict with the intended use of the holes. All of these holes shall be abandoned according to the provisions of Rule 11. 12.1.2 When unattended, all monitoring and observation holes and test holes shall be securely capped or covered. Precautions shall be taken at all times to prevent contamination of the aquifer. 12.2 Monitorina and Observation Holes 12.2.1 Prior to the start of construction of any monitoring and ob- servation hole, the State Engineer shall be notified pursuant to Rule 6.3. The notice shall be valid for three (3) months from the date of its writ- ing. The State Engineer may require a geologic log for any monitoring and observation hole. 12.2.2 The testing and/or pumping of any monitoring and observation hole shall-not exceed a total of seven (7) days in any one year unless prior written approval for additional testing is obtained from the State Engi- neer. The well owner or his agent shall be responsible for obtaining permits and complying with all rules and regulations pertaining to the dis- charge of all fluids produced during the testing. ` gas ' 2 CCR 402-2 THE CODE OF COLORADO REGULATIONS -r osX13.1 S Ski1d19 u~ co W Z O N 13 aill In uJu 15 L S W 0 N r Q W Z a m W 2 O N a 7 W 2 Z 0 His l G is N s~.~o- LL, x~f^~ LOu ii sxila iv I~ui N W W z rs oz 0 WIN LL U \ ~d ° 2 Z 1S 331 Q _ m \ d A \ }W W 1S S1A31 z d Z '1S U3111W ~Z N a a z o i F M n z N ~ r- m 3 W Z O N u y a Q 1 n 3 ~ a w Jim z Z N N r- u' N,I udoa aHVnn '1S 1H`JItlM ^yi °C~uCI - i sl(w n 31vaodaoo is iin w ai i" N 00" 1 MILE '092 COLORADO QUADRANGLE LOCATION ROAD CLASSIFICATION Primary highway, Light-duty road, hard or hard surface... improved surface........ Secondary highway, hard surface Unimproved road Interstate Route D U. S. Route O State Route GOLDEN, CO 39106-G2-TF-024 1965 REVISED 1994 DMA 4963 1 SW-SERIES V877 1~ 0 °ss T 0 'ry 9 Fti 02-05-1900 06:59PM FROM FICCO EROS TO / i CP / ,le P As ?Pl- 235285? P.01 cj•S C4455:0, LJ• ~F 7~ c.J~lcp/~"~o3/n /n!/ . J U Oufn~rs U ~ I~/ eJ 10 ✓C/ -Pl z- k- ~j11 4 / ~kP 17IOJPCC /Ca N~ ~i0 f/t~E ~'PYPI~' / IA~C/, G S P/S C r 5r -21, W 2 ~ 7 ' Jj G./. f/ 7/t' /B Snv ` ~err1 /~~7 "7i f'J ~s✓ G~slav~ k D-le lp//GW,,,S,. I~ /f/P `~ia~j„n~ da/ a/O,OSpr~ Cu SP u/,I~ `c ~~la~ Of^ ~q nVt-ilrtvs ((''o:{n~1//~~ lk,sf;n~s.~ }rA ~ Gy/fe r~a ~.i~ f~IYH~ f% tl (cPSS Pnr' d J(e pro 4PC o do vtJ ~f/flay (h ~H~ ~ SoN fl, 3b ~f ~ 1527 L•el ~ ~ ,9-!ie f n. OL✓r r~ off' /a.2oo w `~Sfr_~ r fee ,~o ~h.~le ;N anP 44' 1AIr C aS C o- 7 G. 5d4La v/,o x4 fe ~fO Ei c p/~/v rrG! ins. o F ~~P Fc,scF ~lo%-~rl~~ ~;nr o ~ l~oZd'(} ~:.J, o/~/~' u✓ ,A-'f :s dHs f~er C,~~tfa~ o%~~ d cs- n Fr L•,_f ; l1 <4 SIP So<.~d f,/J' avt $ ~~~P ado f OW ,GYP D, tr' e SS r ~7~ ~z1no I 7~ G~{ ~osd L✓.~ bF p~.~.r by cw1f.>. ''r7 fE N„ ~rPaJ r T' Pa.S ! P OfA _ !i bGY ~yJFp 7l~ ~P iy S.~ / r~yrrr~ ^'~OVA L J / / P ~GL oifa Y~Mi o/' -/PJC -f/PPS JY ela G- V ~V ~.~i YFt• y Gt ,G lO~dfPyi' . v9 t TOTAL P.01 5. Minutes of January 8, 1998 and January 15, 1998 Motion by Commissioner WILLIAMS, seconded by Commissioner RASPLICKA to approved the Minutes of January 8, 1998, and January 15, 1998, as submitted. Motion carried 7-0 with Commissioner SHOCKLEY absent. 6. PUBLIC FORUM There was no one signed up to speak. 7. PUBLIC HEARING Chair THOMPSON declared the Public Hearings open. A. Case No. WZ-98-1/SUP-98-3:: An application by Vashi Sachanandani requesting a rezone from A-2 and R-1 to R-C with a special use to allow recreational vehicle rental and sales with site plan approval with a 4' fence height variance located at 12200 West 44th Avenue. Meredith Reckert presented an overview of the case. The overview also included slide pictures and aerial photographs of the business and the surrounding area. Ms. Reckert entered into the record the Comprehensive Plan, Zoning Ordinance, Case File, Packet Materials and Exhibits. (Accepted by Chair THOMPSON.) The property is located within the City of Wheat Ridge, all proper posting and notification requirements were met and therefore the Commission does have jurisdiction to hear the case. Ms. Reckert noted that concerns with site drainage, emissions, product disposal system and the potential effect on wells in the area have been addressed and mitigated. She informed that drainage from the site would go north to the sanitary sewer on 44th Avenue and would not affect the wells in the area. Ms. Reckert reviewed the Evaluation Criteria for a rezoning, a special use permit, and a variance informing that the criteria had been met. Ms. Reckert noted that the interim residential land use plan of the Comprehensive Plan pertaining to density changes shows the lower portion as single family with 1-5 dwellings per acre. Ms. Reckert added that the southern side of the property was found not to be in the 100 year flood plain. Ms. Reckert concluded that the request for rezoning, special use permit, and variance would fill a void in services and provide a public benefit. The criteria used to evaluate the applicant's request supports a recommendation of Approval with a number of conditions. Commissioner SNOW discussed the 50' building height limitation and the possibility of adding a condition limiting this use and any future use to a 20' building height limitation. Planning Commission Page 2 02/05/98 Commissioner BRINKMAN discussed the location of the fence and the use of Blue Spruce trees. She discussed her concerns with the height and width of the Blue Spruces that they may interfere with the fence and the power lines. Chair THOMPSON asked what this property could be zoned to give the best protection to the neighborhood. Ms. Reckert responded that due to the shape of this parcel, the R-C use would allow all the uses of the R-C1 as well as retail up to 2,000 square feet. She noted that a 20' building height limit for this lot could be added as well as a note in the future rezoning ordinance that any use of this area would require site plan approval. Chair THOMPSON swore in Ms. Summer Chase, applicant's representative, 6783 Valley Drive, Morrison. Ms. Chase presented various photos showing access to the site and distributed sales information for the Commission's information. She discussed the drainage from the property as well as the waste water from the wash bays going into the sanitary sewer system. She further noted that the property was not located within the 100 year flood plain and that the 10' fence would benefit the neighbors by buffering their property and the east side where additional commercial development exists. She informed that the owner had no problems with the conditions being imposed by staff. Upon questioning by Commissioner SNOW, Ms. Chase noted that there would be no propane fueling on this site. In response to Commissioner BRINKMAN's concerns with use of the Blue Spruces, Ms. Chase informed that they would have no problem in using a different species of tree and agreed to work with the City Arborist to determine which species would give sufficient buffering without interfering with the power lines or fences. Commissioner GOKEY discussed his concern with maintenance of the area along the fence . outside of the property and requested that some form of ground cover or maintenance be used to stop the area from becoming an eyesore. Mark Palumbo, HRS Water Consultants, Inc., 200 Union Plaza Boulevard, Suite 200, Lakewood, Co. Mr. Palumbo informed that he had prepared the report concerning this project's potential effects to neighboring domestic water wells, to the Slater-Moody Ditch and the paving improvements and their effect on the Clear Creek flood plain. He informed that since this business would be supplied with City water and sewer, that there would be no impact on the surrounding wells and on the Slater-Moody Ditch. He further reported that since this area is not located in the 100 year flood plain, that the paving improvements would have no negative impact. Chair THOMPSON discussed her concern with the idling of the RV's. Ms. Chase informed that the RV's would be brought up to the front of the property and may idle for a short time to warm up, but that the engines would be turned off as soon as they are returned to the back lot. Commissioner SNOW requested that an access gate be added mid-way from the west side. Ms. Chase stated that the owner would have no problem with adding a gate. Planning Commission Page 3 02/05/98 The following people were sworn in and spoke in favor of the application: Tony Ficco, 12425 W. 38th Avenue. Mr. Ficco, developer of the commercial property to the east, noted that he had an agreement with the applicant to pay for half of the fence and to put trees on his side of the fence. He in turn would allow access across his property giving the applicant access to the fire plug. Mr. Ficco informed that a gate would be added to the fence for fire plug access. He also added that he would like to meet with the applicant to make sure that drainage from their property doesn't run onto his property. Commissioner GOKEY discussed the landscaping and the sprinkler systems. Mr. Ficco informed that he will be adding a drip system for the landscaping. Ms. Reckert informed that a condition could be added referencing the landscaping and access agreements between Mr. Ficco and the applicant. The following people were sworn in and spoke in opposition to the application: Curt Anderson, 4330 Vivian Street. Mr. Anderson noted numerous concerns he had with the fence (placement, materials and maintenance), tree species being used, thickness of the paved surface, water drainage, wash bay, hazardous waste, and building height. Commissioner GOKEY responded that the wash bays, chemicals and drainage would not impact the surrounding wells. He also noted that the current building is at least 20' tall and that the request is consistent with use of the property within the last ten years. He informed that any future use would have to come before the Commission for approval. Ms. Reckert responded that the residue and water from the wash bay would drain directly into the sanitary sewer. She also noted that the fence material would be of solid cedar. Also speaking in opposition to the application: Margie Krieg, (did not give address). Wayne Bonger, 4340 Vivian. Diane Tipton, 4311 Tabor. Karen Cleaveland, property owner, 12200 W. 44th Avenue. Stated that previous use of this property included use of chemicals with no impact on the wells or water quality. She stated that the shape of the property made its use difficult under the current zoning. (Commissioner WILLIAMS exited the meeting at 9:20 p.m. and returned at 9:23 p.m) Commissioner SNOW moved that Case No. WZ-98-1, a request to rezone property located at 12200 W. 44th Avenue from Agricultural-Two and Residential-One to Restricted-Commercial be APPROVED for the following reasons: Planning Commission Page 4 02/05/98 1. The applicant has reduced the request from C-1 to R-C. 2. Conditions in the area have changed which support the reduced request. 3. The historic use of the property has been commercial in nature. 4. The property is unable to be developed under current zoning conditions. With the following conditions: That any future building be limited to a height of 20'. Seconded by Commissioner WILLIAMS and unanimously carried with Commissioner SHOCKLEY absent. Commissioner SNOW moved that Case No. SUP-98-3, a request for approval of a special use permit with a site plan to allow recreational vehicle rental and sales on property located at 12200 W. 44th Avenue be APPROVED for the following reasons: 1. According to the applicant, the Special Use Permit will fill a void in the market. 2. The applicant has provided buffering which exceeds the City's standards. 3. Approval of the Special Use Pennit will eliminate blight in the area. With the following conditions: 1. The Special Use Pen-nit be issued for the sales and rental of recreational vehicles for property located at 12200 W. 44th Avenue under the ownership of Vashi Sachanandani. 2. The site plan be recorded with the Jefferson County Recorder's Office as an official development plan. 3. The following conditions of approval be added to the site plan: a. For buffering along the west and south, a 10' high solid wood decorative fence with at least one gate with a variance be granted with 6' high trees planted at 30' intervals the type to be chosen in consultation with the neighbors and approved by the City Arborist and with a sprinkler system on the outside of the fence. b. Lighting shall meet the following standards: - light poles shall be limited to 20' in height; - fixtures used shall be shielded or designed to direct light downward so that light is contained on the property; - all lights on the rear of the property shall be activated only by motion detectors. C. No loudspeakers be allowed. d. Outside materials used on the new building shall match the materials of the existing building. e. Signage be limited to the existing freestanding sign on the property plus one wall sign oriented toward 44th Avenue. Planning Commission Page 5 02/05/98 f Height limitation for any future building will be 20'. g. An easement for fire access be approved by the Arvada Fire Department and recorded with Jefferson County. h. Paving be concrete or asphalt. 1. That there be no propane fueling on the property. j. Hours of operation will be no earlier than 8:00 a.m. and no later than 8:30 p.m. Commissioner WILLIAMS seconded the motion. Commissioner BRINKMAN suggested the following additional conditions: k. That there be an agreement acceptable to the City between the property owner to the east and the applicant regarding payment for the fence and trees to be placed on the east side of that fence. 1. That there be a utility easement on the west side of property approved by Public Service Company and the telephone company and recorded on the plan. Chair THOMPSON suggested the following additional condition: M. No pennants, streamers, or banners be allowed more than 100' from W. 44th Avenue. Commissioner THEANDER suggested the following additional condition: n. Landscaping will be approved and consistently maintained to City standards. All additional conditions were accepted by Commissioners SNOW and WILLIAMS and unanimously carried with SHOCKLEY absent. Commissioner SNOW moved that the request for a four foot fence height variance to allow a 10' fence along the western and southern property lines located at 12200 West 44th Avenue be APPROVED for the following reasons: I. There are unique circumstances. 2. Approval of the variance would result in a benefit to the neighborhood. The motion was seconded by Commissioner WILLIAMS and unanimously carried with Commissioner SHOCKLEY absent. Commissioner SNOW moved that an additional condition be recommended to the City Council for approval that there be no idling of vehicles for more than ten minutes in the back 400' of the property. Planning Commission Page 6 02/05/98 Commissioner GOKEY noted that this condition would be difficult to police. The motion FAILED for lack of a second. The Commission was recessed at 9:53 p.m. and reconvened at 10:04 p.m. by Chair THOMPSON. B. Case No WZ-98-2/SUP-98-2: An application by Rodne Brewer, Brewer Tire Company requesting a change of zoning conditions on property zoned C-1 with a special use to allow for the continuation and expansion of a tire servicing facility including semi-trucks on property zoned C-1 and C-2 and with site plan approval including a 4' fence height variance located at 11800 and 11900 W. 44th Avenue. Chair THOMPSON noted for the record, that on February 22, 1992, she spoke before the City Council concerning the rezoning of this property. She stated that she has no financial interest in this case and has been appointed to represent citizens of District IV to make impartial decisions. Since there has been a span of six year since this case came before the City, she feels she is qualified to hear this case as she has been on any other case that has been before the Commission since her appoint and that she would being hearing and deciding on the issues. Meredith Reckert presented an overview of the case. The overview also included pictures and aerial photographs of the business and the surrounding area. Ms. Reckert entered into the record the Comprehensive Plan, Zoning Ordinance, Case File, Packet Materials and Exhibits. (Accepted by Chair THOMPSON.) The property is located within the City of Wheat Ridge, all proper posting and notification requirements were met and, therefore, the Commission does have jurisdiction to hear the case. Ms. Reckert noted that the request is consistent with the existing zoning on the east, but is inconsistent on the southern half of the properly. Ms. Reckert reviewed the Evaluation Criteria for a rezoning, a special use permit and a variance informing that staff had concerns with semi-trucks being brought in closer to the residential area and inconsistency of the proposal with the designations of the Comprehensive Plan and Fruitdale Valley Master Plan. She discussed the problem with a zone designation of C-1 in this area because of the development intensities, provision for outdoor storage, and the adjacent residential areas to the south and east. In addition, staff would have difficulty administering one zone classification with a single use. Other options available would be R-C with a special use permit or perhaps a PCD. She noted that during the original zoning hearing in 1992 for the RV storage lot, that staff did give City Council an option to rezone to R-C with a special use permit, but that suggestions was not taken under advisement. Ms. Reckert concluded that although the change of zone conditions on the eastern property to allow unrestricted or an additional use in Commercial-One is consistent with the commercial designation on the Comprehensive Plan for the north half of the property, the proposal is inconsistent with the Comprehensive Plan for the medium density residential designation and Planning Commission Page 7 02/05/98 12200 WEST 44TH AVENUE WHEAT RIDGE, COLORADO SITE PLAN REVIEW EXIS'1Wi CCf.1MEfC!4:.C No- EX15"K 51DEWALK _XIST!w ENTRY\CE DRI•F_ 90 ?5 ! Z F Y v. m 3 L ~~J _yc ® DEMOLITION/EXISTINrs CONDITIONS SITE PLAN LL TFC=°15-R- 5 ETC. 0' OLEAR FCF iLW cxsT DR11- L4Cii ff LGGE Imo; r I I I T L Er15 w GRAVEL. CL:):F~=--T_. -M PACK LOT -0 ME 'OE=, REPL -m 6' PAYEy - ASFJIAL7 I ( I I O 0 + 1 4\ I I I I I 1 -ExiSTiV!z I TT~ BLO(SC'TO BE 1 =B-MOi ISHEA - I F 7-7v =xxSv &IR1°.RTcE 1 I EQExCr J 1 / 9s waRJ.rlc IG TO 1a~5 PPi~G sn`G'Ift s TD c eE4+D•F ---mcw~D~ ~-w D==xlsn.~ Rr `4 slw srGSUC l1'`'a'Qh L-- e' - - - - - _ _ J la > J 1 i i e^m..rr(K")•-i••~.~.2 E%SiI +LI".]1.N Pe\~~ PRDPE't U'L- _i 5i 1 51 ft ~GVEJ E%!ST'.w yl^Op-_T' P-C'E'O LL Z= P.1.=Q °EQ AGRE- 15'Ni WIi AOIa E.':T LCJ R-\CE ESE _ CC?- G4: E5 KEES -C QIED +B I - E~55 D I S ~F. I Qc S~_ES ".153 _ \G s I 4:. Z D'-o-G-.AmRCx. - E,p~-a__;.y yvy F C ~ ..s EX15TIw SCE:4K f~\ of L- \ AO °G4CIWa AEUI RcTC4-. CLV-'E TC CIT" 6TOIdl DRAIN m ~S F~ nI G ` TRP ITE'.) EX STIK T¢__5 CN EST 3 4~1 E sT-E e U Si W5 W_i \\D'~ SQ^ FJCON/ G CRL^ICY=S a aCK .5c°GE K51 C F1 \ .G \ \,p p\-T RAIL -0 Y y[ P -l LINE ~ NEJ 6' ELYE s=QEC= • 30 OC. -T 1 G- LA\'D~ EG~¢ W DRIP sF II E¢ 5-1 ® PROPOSED SITE PLAN SCALE'S .3C'-E DECEMBER 11, 1997 Z -A~D "AW. LOT ~ IE~ 11. PROJECT DATA GW55 RL`~EC- AREA /SITEA ..GOO 3F 113T- ACJ WLD.K'-`COVERAGE: _ ISirG. T3'3 `S FQGYK`sE•.J. 1330 5~ YARD ~IACES: 53.AT 5= (L_I41 LA D5CA-1 G; 63]3 x °S +IO°S: • LAVDSOAAlYa' - EE LT 6 LA AREA ~ :--F- 1- 51ET GOR 30'-C' 6 5"RE= =¢p+T.3(p • 1 =I-ONAL -EE OR SYR:E =CR EVE' 'COD ^F CG ARE.: BE'J GGTEf FIRE ACCE55 P4CPEE^ LI\E J DIRECIOp..:L CTL 5EN5DRL TPCAL( A, LT ® VICINITY MAP SHEET I OFI 12200 WEST 44TH AVENUE i =,Q C°LD `cYl^6='C_ °~DG ~ \-_7 b G:C _ t - PQCREQ ! LI.\E ~ I 1 The City of 7500 WEST 29TH AVENUE WHEAT RIDGE, CO 80215-6713 (303) 234-5900 City Admin. Fax # 234-5924 March 23, 1998 Dear Property Owner: Police Dept. Fax # 235-2949 Wheat GRidge This is to inform you that Case Nos. WZ-98-1 and SUP-98-3 requesting approval to rezone the property located at 12200 West 44th Avenue from Agricultural-Two and Residential-One to Restricted Commercial and approve a special use permit with a site plan approval to allow the sales and rental of recreational vehicles in a Restricted Commercial zone district will be heard by the Wheat Ridge City Council in the Council Chambers of the Municipal Complex at 7500 West 29th Avenue. The meeting will be held on April 13, 1998, at 7:00 p.m. All owners and/or their legal counsel of the parcel under consideration must be present at this hearing before the City Council. As an area resident or interested party, you have the right to attend this Public Hearing and/or submit written comments. If you are an adjacent property owner, you have the right to file a legal protest against these applications which would require a 3/4th majority vote of City Council to approve the request. It shall be the applicant's responsibility to notify any other persons whose presence is desired at this hearing. If you have any questions or desire to review any plans, please contact the Planning Division at 235-2846. Thank you. Planning Division. ei9 RECYCLED PAPER v SENDER: •Complete items 1 andfor 2 for additional services. d 4b I also wish to receive the following services (for an m - m •Complete items 3, 4a, an . •Pdm your name and address on the reverse of this form so that we can return this extra fee): card to you. -•Attach this form to the front of the meilpiece, or an the back if apace does not 1. ❑ Addressee's address L ° permit. WWdte'Retum Raceipt Requested'on the mailpiece below the article n 2.❑ Restricted Delivery - o N C, •The Return Receipt will show to whom the article was del delivered. ivered a date Consult postmaster for fee. s. m, o ~ 3. Article Addressed to: 4a. Article Number _ Z ° Ms. Susanne Wilson - 4b. Service Type ~ m . 0 1362 Old Squaw ❑ RegisteredCertifiad Evergreen, CO 80409 ❑ Express Mail n.. ..:0 Insured UJI o wz981/sup983 ❑ Return Receipt for Merchandise 0 COD p 7. Date of Delivery a Z o. T 5. Received By: (Print Name) 8. Addressee's Address (Only if requested I, W and fee is paid) i 6. Signature: (Addressee Or Agent) r X PS Form 3811, December 1994 , 102595s7-e-o179 Domestia;Br;RWrn Rec2ipt/ card t0 you. 0 at •Attach this form to the from of the mailpiece, or on the e i t ❑ ` y • W permit. turn Receipt Requested' on the mailpiece below the article number' 00 -Re permit. d and the date tmasterfo fee. 9 t pos ill show to whom the article was delivere C The Return Receipt w m ° delivered. ed to: ° i 4a. Article Number cc s~ E 7 Z 3. Article Address p Mr. Wayne Bonger 4b. Service Type Certified 5 4340 Vivian Street ❑ Registered I Insured c e, CO 80033 Wheat.Aidg E3 Express Mail a tforMerchandise ~ COD i ILL wz981t1p983 p [3 Retumflece 7 Date of Delivery ° _ C a . o G r- T l i e uested Addressee's Address (O y • q 8 Z Received By: (Print Name) 5 . and fee is paid) tt- . W _ es3as or qqe ~ 6. Signatur a omestic Return Receipt . PS Forth 3V December 1994 ozs95-s - I also wish to receive (for n m SENDER:-- following services •Complete items 1 andio 2 for additional semces. rm so that we can return this extra tee): ms 3 4a and 46. f It i ' e m •Complete sprint your name and address on the reverse o s of th back if space does not 1. [:1 Addressee's Address h -e d i card to you. m •Attach this form to the fro of the mallpiece, it 0 e or on t live s Restricted cebelowthe article numbec i 0) T6 . e perm I •Wnte 'Retum Receipt Requested'on theearp the article was delivered and the date Conult postmaster toffee' Return Receipt will show to whom •The e delivered, qa. Article Number ? ~ o 7 Y~ ed to: S .0 3. Article Address l c Mr. Walter Burkey 4b. Service TypeCertified i e 12190 W. 44th Ave. 1 ❑ Registered /0 Insured i Express Mai [I - 1 y mRsceipt for Marchandise O COD R t I c 999 l a WZ981/SUp983 e u ❑ li ' i very 7. Date of De o C ! z B. Addressee's Address (Only if requested 7, C I~. ~ 5. Received By: (Print Name) ! and fee is paid) f- I ( Addressee Signature: (Addressee or Agent) o estic Return Receipt > X 102595-97.B-0179 Dom I Form 3811, December 1994 / d SENDER: v :Complete hems 1 and/or 2 for additional services. . I also wish to receive the following services for an 9 ~ :Complete items 3, 4a, and 4b. 'Prim your name and address on the reverse of this form so that we can return this extra fee): card to you. :Attach this form to the from of the mallpiece, or on the back if space does not 1. ❑ Addressee's Address Z y Vyn ei,Refum Receipt Requested' on the mailpiece below the article number. 2. ❑ Restricted Delivery y i !s, :The Return Receipt will show to whom the article was de livered and the date Consult postmaster for fee. delivered. i ° V 3. Article Addressed to: 4a. Article Number ` ¢ 4 M Ohlragga M L ~S ~o z, 7 I a . Service Type 4b 8 E 8 4350 VivialaStreet . ❑ Registered Certified s Wheat Ri CO 80033 ❑ Express Mail ❑ Insured S WZ981ls _-3 ❑ Return Receipt for Merchandise ❑ COD 0 ° j ° 7. Date of Deli l15R 4199 ° i I ' r Rece'v IS • P ' e) 5 B. Addressee's Address (Only it requested rr ~ w . and fee is paid) F f g 6 gna r .(Addresses 0 gent) r X ps Form 3811, December 1994 10259&§1-s-ol79 Domestic Return Receipt m SENDER: v. :Complete items 1 and/or 2 for additional services. I also wish to receive the w :Complete items 3, 4a, and 4b. following services (for an m 'Pnm your name and address on the reverse of this form so that we can return this. extra fee): d card to you. 'Attach this form to the front of the mailpiece, or on the back if space does not 1. ❑ Addressee's Address y •Wnei'Return Receipt Requested' on the mailpiece below the article number. 2.❑ Restricted Delivery y :The Return Receipt will show to whom the article was delivered and the date delivered. Consult postmaster for fee. «a a 3. Article Addressed to: 4a. Article Number d M/NI Abner 7 &%7 Z 3 j &,s E E 12280 W 44th Ave 4b. Service Type ° a $ . . ' ❑ Registered Certified ¢ y Wheat Ridge, CO 80033 ❑ Express Mail ❑ Insured to ¢ wz981/su 983 p ❑ Return Receipt for Merchandise ❑ COD 2 j 7. Date of Delivery~~ 33 T 'o ¢ 5. Received L3y: (Print Name) 8. Addressee's Address (Only it requested and fee~ The City of 'Wheat `Ridge 7500 WEST 29TH AVEI WHEAT RIDGE, CO 8021 L @g SENDER: -Complete items- '11or 2 for additional services. m 'Complete items ; and 4b. w 'Prim your name a„J address on the reverse of this tone so that we can return this j "A card to ttach this uform to the front of the mailpiece, or on the back if space does not permit. m 'Write-Return Receipt Requested-an the mailpiece below the article number. The Retum Receipt will show to whom the Wilda was delivered and the date C delivered. O •0 3. Article Addressed to: 4a. Article Ni a Mr. Curtis Anderson 7- 8 4330 Vivan Street 4b. service 1 +1 I -,So wish to receive the following services (for an extra fee): 1. ❑ Addressee's Address ° 2. ❑ Restricted Delivery N Consult postmaster for fee, a 1 Wheat Rilge, CO 80033 ❑ Registered W ❑ Express Mail Q wz981/sn'983 ❑ Return Receipt 6 z 7. Date of D ver i, calved By: (Pont Name) ~A n „ 1 8. Addressee's Ad ¢ and fee is paid) $ 6. Signature: Addressee Or gent a X _T PS Form 811,-D c mbar 1994_. nrosocozo~.~„ r1.... fir= ¢ E a, 19 0 Certified ¢ ❑ Insured 5 i i diss ❑ COD cc rlyif requested Y i c m H o SENDER: 9 'Complete hems t mdror 2 for additional smites. I also wish to receive the W ® •Campleta hems 3, 4a, and 4b. • Prim your name and address on the reverse of this tans so that we can return this following SBNICBS (for an card to you. extra fee): j .Attach this forth to the ham of the mailpiece, or on the back if space does not permit. 1. ❑ Addressee's Address tl at $ .Write-Retum Receipt Requested-on the mailpiece below the article number. 'The Return Receipt will show to whom the article was delivered and the date 2. ❑ Restricted Delivery m N C delivered. a v 3. Article Addressed to: m M/M Krieg E 4320 Vivian St. 1 Wheat Ridge, CO 80033 U)I wz981/sup983 a 5 ec ' y: (Print N me) W ¢ g 6. gn lure: dresse orAgen a°. X m c• 0 9 w w CO O m E v I Consult postmaster for fee. S. 4 a.. Article Number ^ 46. Service Type ❑ Registered DQ Certified ¢ ❑ Express Mail Insured S ❑ Return Receipt for Merchandise ❑ COD 7. Date of Degvety w i . 8. Addressee's Address (Only if requested c and fee is paid) ar f` 102595-97-B-0179 •wmprere Items 1 and/or 2 for additional services. 'Complete items 3, 4a, and 4b. I also wish t0 receive the 'Prim your name and address on the reveme of this fonn so that we can return this following services (for an card fo you. extra fee): - •Attach this farm to the from of the mailpiece, or on the back if space does not a permit. 1. ❑ Addressee's Address the mai below number 'The Retu Rece ptpwillshow to whom the arfd w W de vered and the date N 2. ❑ Restricted Delive ry delivered. Ms. Karen Cleaveland 12200 W. 44th Ave. Wheat Ridge, CO 80033 wz981/sup983 r. i~~~,~so ~ one) Consult postmaster for fee T• . 4a. Article Number m z low 40. SerwOe Type 4 ❑ Registered Certified ❑ Express Mail Insured S ❑ Retum Receipt for Merchandise ❑ COD 7. Date of Delivery o -3-98 0 d. Addressee's Address (Only if requested Y and fee is paid) t t. r PS F i;$$J"-0 Wecember 1994 m2595-97-e-0179 SENDER v :Complete items 1 and(or 2 for additional services. I also wish to receive the a ::Complete items 3, 4a, and 4b. following services (for an Norm your name and address on the reverse of this form so that we can return this eXffB fee): card to you. •~h this forth to the front of the mailpiece, or on the back if space does not 1. ❑ Addressee's Address Z m •Wrte'Refum Receipt Requested' on the mailpiece below the article number. 2. 11 Restricted Delivery N « :The Return Receipt will show to whom the article was delivered and the data delivered. Consult postmaster for fee. o- 3. Article Addressed to: 4a. Article Number a Mr. Tony Ficco Z E E 3650 Vance Street 41 4b. Service Type a a Wheat Ridge, CO 80033 ❑ Registered (Certified IE wz981/sup983 D a _ z 5~.Received By: (Print Name) Y -rg 77 I(✓ K l GC D g 6. Signature: (Addressee or Agent) M PS Form 3811, becember 1994 c ❑ Express Mail ❑ Insured f 'a ❑ Return Receipt for Merchandise ❑ COD 7. Date leliv2J . ry lG - 9 CSI ~ T 8. Addressee's Address (Only if requested and fee is paid) 102595-97-B-0179 m SENDER: a Complete items l andtor 2 for additional services. m :Complete items 3, 4a, and 4b. - Print your name and address on the reverse of this form so that we can return this cardloyou. :Attach this form to the from of the mailplece, or on the back if space does not permit o N Write'Retum Receipt Requested' on the mailpiece below the article number. r :The Return Receipt will show to whom the article was delivered and the dale delivered. Q n;.:_,_ 4a. Article t Vash1 Sachanandani Z fJ, 3224 Beech Ct. 4b. Service I also wish to receive the following services (for an extra fee): ai 1. ❑ Addressee's Address L 2. ❑ Restricted Delivery N Consult postmaster for fee. S Golden, CO ❑ Registered Wz981/sup983 ❑ Express Mail ❑ Return Receipt forMerch: t 7. Date of native a _ z 4 8. Addressee's Address I 5. Received By: (Print Name) and fee is paid) 6. Signat • (Addressee or`Agent) °a X m PS Form 3811, December 1994 102595-97-B-0179 Domestic 9 49 E w d Certified mE Insured ❑ COD `o 'frequested f m SENDER: I also wish to receive the a :Complete hems 1 anNor 2 for additional services. following services (for an m Complete items 3, 4a, and 4b. • Prim your name and address on the reverse of this form so that we can return this extra fee): w d. card toyou. Attach this form to the from of the mallpiece, or on the back if space does not ❑ Addressee's Address 1. Z Pe mit. •Wdte•Retum Receipt Requesfed'on the mailpiece below the article number. 2.0 Restricted Delivery y r The Retum Receipt will show to whom the article was delivered and the date Consult postmaster for fee. a delivered. 0 3. Article Addressed to. 4a` Article Number 5 7 555- 1 L. Diane Tipton . . E 1 -r-11 St 4b. Service Type 0 431 a or . ❑ Registered Certified Wheat Ridge, CO 80033 ' Im ; ❑ Express Mail Insured L Lit Wz981/sup983 I, ❑ Return Receipt for Merchandise ❑ COD ° G 7. Date of Delivery 2 Y 5. Received By: (Print Name) 8. Addressee's Address (Only t requested and fee is paid) _F December 1994 1o2sss-s7-a-ohs PUBLIC HEARINGS PROC./CEREMONIES BIDS/MOTIONS INFORMATION ONLY QUASI-JUDICIAL X Yes No CITY ADM. MATTERS CITY ATTY. MATTERS LIQUOR HEARINGS PUBLIC COMMENT ELEC, OFFICIALS MATTERS X ORDINANCES FOR IST READING ORDINANCES FOR 2ND READING RESOLUTIONS Case No. SUP-98-3 Sli'MMARY/RECOMMENDATION: Request by Vashi Sachanandani for a special use permit allowing recreation vehicle rental and sales in a Restricted-Commercial zone district located at 12200 West 44th Avenue owned by Karen Cleaveland. Xf 1) Ordinance 2) 3) BUDGETED ITEM: Yes No • I move that Council Bill No. _ be approved • first reading, ordered published, public hearing set for Mondal 1998 at 7:00 pm. in the City Council Chambers, Municipal Building, and if approved second reading, take effect 15 days after final publication. P'AF d 7500 West 29th Avenue Wheat Ridge, Colorado 80033 Telephone 303/ 237-6944 FAX 303/234-5924 February 9, 1998 Mrs. Karen Cleaveland 12200 W. 44th Avenue Wheat Ridge, CO 80033 The City of Wheat Ridge RE: WZ-98-1; SUP-98-3: Change of zoning from A-2 and R-1 to R-C, special use permit and variance for 12200 West 44th Avenue Dear Mrs. Cleaveland: The Planning Commission has recommended that the City Council approve your proposals for a change of zoning conditions, special use permits and variance for the above noted properties subject to the attached conditions. Your request is tentatively scheduled for first reading by the City Council at 7:00 p.m. on February 23,1998. Prior to final scheduling before the City Council, publication and public notice fees must be paid to the City in the amount of $285.00 per the City's fee schedule. In order to snake the scheduling deadline, payment must be made no later than February 12, 1998. Do no hesitate to contact the Planning and Development Department at 235-2846 should you have any questions. Sincerely, Barbara Delgadillo Planning Secretary /W Attachments: List of conditions cc: Vashi Sachanandani 14474 Colorado Blvd. Denver, CO 80210 Case Files: WZ-98-2; SUP-98-2 dAfiIes\wp\pingcom\appMtr\wz-98-1 Case No. WZ-98-1, a request to rezone property located at 12200 W. 44th Avenue from Agricultural-Two and Residential-One to Restricted-Commercial be APPROVED for the following reasons: 1. The applicant has reduced the request from C-1 to R-C. 2. Conditions in the area have changed which support the reduced request. 3. The historic use of the property has been commercial in nature. 4. The property is unable to be developed under current zoning conditions. With the following conditions: 1. That any future buildings be limited to a height of 20'. Case No. SUP-98-3, a request for approval of a special use permit with a site plan to allow recreational vehicle rental and sales on property located at 12200 W. 44th Avenue be APPROVED for the following reasons: 1. According to the applicant, the Special Use Permit will fill a void in the market. 2. The applicant has provided buffering which exceeds the City's standards. 3. Approval of the Special Use Permit will eliminate blight in the area. With the following conditions: 1. The Special Use Permit be issued for the sales and rental of recreational vehicles for property located at 12200 W. 44th Avenue under the ownership of Vashi Sachanandani. 2. The site plan be recorded with the Jefferson County Recorder's Office as an official development plan. 3. The following conditions of approval be added to the site plan: a. For buffering along the west and south, a 10' high solid would decorative fence with at least one gate with a variance be granted with 6' high trees planted at 30' intervals the type to be chosen in consultation with the neighbors and approved by the City Arborist and with a sprinkler system on the outside of the fence. b. Lighting shall be meet the following standards: - light poles shall be limited to 20 feet in height; - fixtures used shall be shielded or designed to direct light downward so that light is contained on the property; - all lights on the rear of the property shall be activated only by motion detectors. C. No loudspeakers be allowed. d. Outside materials used on the new building shall match the materials of the existing building. C. Signage be limited to the existing freestanding sign on the property plus one wall sign oriented toward 44th Avenue. f. Height limitation for any future building will be 20 feet. g. An easement for fire access be approved by the Arvada Fire Department and recorded with Jefferson County. h. Paving be concrete or asphalt. 1. That there be no propane fueling on the property. j. Hours of operation will be no earlier than 8:00 a.m. and no later than 8:30 p.m. k. That there be an agreement acceptable to the City between the property owner to the east and the applicant regarding payment for the fence and trees to be placed on the east side of that fence. 1. That there be a Utility easement on west side of property approved by Public Service Company and the telephone company and recorded on the plan. M. No pennants, streamers, or banners be allowed more than 100' from 44th Avenue. n. Landscaping will be approved and consistently maintained to City standards. The request for a four foot fence height variance to allow a 10 foot high fence along the western and southern property lines located at 12200 West 44th Avenue be APPROVED for the following reasons: 1. There are unique circumstances. 2. Approval of the variance would result in a benefit to the neighborhood. 5. Minutes of January 8,1998 and January 15,1998 Motion by Commissioner WILLIAMS, seconded by Commissioner RASPLICKA to approved the Minutes of January 8, 1998, and January 15, 1998, as submitted. Motion carried 6-1 with . Commissioner THEANDER abstaining and Commissioner SHOCKLEY absent. 6. PUBLIC FORUM There was no one signed up to speak. PUBLIC HEARING Chair THOMPSON declared the Public Hearings open. A. Case No. WZ-98-1/SUP-98-3:: An application by Vashi Sachanandani requesting a rezone from A-2 and R-1 to R-C with a special use to allow recreational vehicle rental and sales with site plan approval with a 4' fence height variance located at 12200 West 44th Avenue. Meredith Reckert presented an overview of the case. The overview also included slide pictures and aerial photographs of the business and the surrounding area. Ms. Reckert entered into the record the Comprehensive Plan, Zoning Ordinance, Case File, Packet Materials and Exhibits. (Accepted by Chair THOMPSON.) The property is located within the City of Wheat Ridge, all proper posting and notification requirements were met and therefore the Commission does have jurisdiction to hear the case. Ms. Reckert noted that concerns with site drainage, emissions, product disposal system and the potential effect on wells in the area have been addressed and mitigated. She informed that drainage from the site would go north to the sanitary sewer on 44th Avenue and would not affect the wells in the area. Ms. Reckert reviewed the Evaluation Criteria for a rezoning, a special use permit, and a variance informing that the criteria had been met. Ms. Reckert noted that the interim residential land use plan of the Comprehensive Plan pertaining to density changes shows the lower portion as single family with 1-5 dwellings per acre. Ms. Reckert added that the southern side of the property was found not to be in the 100 year flood plain. Ms. Reckert concluded that the request for rezoning, special use permit, and variance would fill a void in services and provide a public benefit. The criteria used to evaluate the applicant's request supports a recommendation of Approval with a number of conditions. Commissioner SNOW discussed the 50' building height limitation and the possibility of adding a condition limiting this use and any future use to a 20' building height limitation. Planning Commission Page 02/05/98 Commissioner BRINKMAN discussed the location of the fence and the use of Blue Spruce trees. She discussed her concerns with the height and width of the Blue Spruces that they may interfere with the fence and the power lines. Chair THOMPSON asked what this property could be zoned to give the best protection to the neighborhood. Ms. Reckert responded that due to the shape of this parcel, the R-C use would allow all the uses of the R-C1 as well as retail up to 2,000 square feet. She noted that a 20' building height limit for this lot could be added as well as a note in the future rezoning ordinance that any use of this area would require site plan approval. Chair THOMPSON swore in Ms. Summer Chase, applicant's representative, 6783 Valley Drive, Morrison. Ms. Chase presented various photos showing access to the site and distributed sales information for the Commission's information. She discussed the drainage from the property as well as the waste water from the wash bays going into the sanitary sewer system. She further noted that the property was not located within the 100 year flood plain and that the 10' fence would benefit the neighbors by buffering their property and the east side where additional commercial development exists. She informed that the owner had no problems with the conditions being imposed by staff. Upon questioning by Commissioner SNOW, Ms. Chase noted that there would be no propane fueling on this site. In response to Commissioner BRINKMAN's concerns with use of the Blue Spruces, Ms. Chase informed that they would have no problem in using a different species of tree and agreed to work with the City Arborist to determine which species would give sufficient buffering without interfering with the power lines or fences. Commissioner GOKEY discussed his concern with maintenance of the area along the fence outside of the property and requested that some form of ground cover or maintenance be used to stop the area from becoming an eyesore. Mark Palumbo, HRS Water Consultants, Inc., 200 Union Plaza Boulevard, Suite 200, Lakewood, Co. Mr. Palumbo informed that he had prepared the report concerning this project's potential effects to neighboring domestic water wells, to the Slater-Moody Ditch and the paving improvements and their effect on the Clear Creek flood plain. He informed that since this business would be supplied with City water and sewer, that there would be no impact on the surrounding wells and on the Slater-Moody Ditch. He further reported that since this area is not located in the 100 year flood plain, that the paving improvements would have no negative impact. Chair THOMPSON discussed her concern with the idling of the RV's. Ms. Chase informed that the RV's would be brought up to the front of the property and may idle for a short time to warm up, but that the engines would be turned off as soon as they are returned to the back lot. Commissioner SNOW requested that an access gate be added mid-way from the west side. Ms. Chase stated that the owner would have no problem with adding a gate. Planning Commission Page 3 02/05/98 The following people were sworn in and spoke in favor of the application: Tony Ficco, 12425 W. 38th Avenue. Mr. Ficco, developer of the commercial property to the east, noted that he had an agreement with the applicant to pay for half of the fence and to put trees on his side of the fence. He in turn would allow access across his property giving the applicant access to the fire plug. Mr. Ficco informed that a gate would be added to the fence for fire plug access. He also added that he would like to meet with the applicant to make sure that drainage from their property doesn't run onto his property. Commissioner GOKEY discussed the landscaping and the sprinkler systems. Mr. Ficco informed that he will be adding a drip system for the landscaping. Ms. Reckert informed that a condition could be added referencing the landscaping and access agreements between Mr. Ficco and the applicant. The following people were sworn in and spoke in opposition to the application: Curt Anderson, 4330 Vivian Street. Mr. Anderson noted numerous concerns he had with the fence (placement, materials and maintenance), tree species being used, thickness of the paved surface, water drainage, wash bay, hazardous waste, and building height. Commissioner GOKEY responded that if developed and used in a proper manner, the wash bays, chemicals and drainage would not impact the surrounding wells. He also noted that the current building is at least 20'_ tall and that the request is consistent with use of the property within the last ten years. He informed that any future use would have to come before the Commission for approval. Ms. Reckert responded that the residue and water from the wash bay would drain directly into the sanitary sewer. She also noted that the fence material would be of solid cedar. Also speaking in opposition to the application: Margie Krieg, (did not give address). Wayne Bonger, 4340 Vivian. Diane Tipton, 4311 Tabor. Karen Cleaveland, property owner, 12200 W. 44th Avenue. Stated that previous use of this property included use of chemicals with no impact on the wells or water quality. She stated that the shape of the property made its use difficult under the current zoning. (Commissioner WILLIAMS exited the meeting at 9:20 p.m. and returned at 9:23 p.m) Commissioner SNOW moved that Case No. WZ-98-1, a request to rezone property located at 12200 W. 44th Avenue from Agricultural-Two and Residential-One to Restricted-Commercial be APPROVED for the following reasons: Planning Commission Page 4 02/05/98 1. The applicant has reduced the request from C-1 to R-C. 2. Conditions in the area have changed which support the reduced request. 3. The historic use of the property has been commercial in nature. 4. The property would be difficult to develop under current zoning conditions. With the following conditions: That any future building be limited to a height of 20'. Seconded by Commissioner WILLIAMS and unanimously carried with Commissioner SHOCKLEY absent. Commissioner SNOW moved that Case No. SUP-98-3, a request for approval of a special use permit with a site plan to allow recreational vehicle rental and sales on property located at 12200 W. 44th Avenue be APPROVED for the following reasons: I. According to the applicant, the Special Use Permit will fill a void in the market. 2. The applicant has provided buffering which exceeds the City's standards. 3. Approval of the Special Use Permit will eliminate blight in the area. With the following conditions: 1. The Special Use Pen-nit be issued for the sales and rental of recreational vehicles for property located at 12200 W. 44th Avenue under the ownership of Vashi Sachanandani. 2. The site plan be recorded with the Jefferson County Recorder's Office as an official development plan. 3. The following conditions of approval be added to the site plan: a. For buffering along the west and south, a 10' high solid wood decorative fence with at least one gate with a variance be granted with 6' high trees planted at 30' intervals the type to be chosen in consultation with the neighbors and approved by the City Arborist and with a sprinkler system on the outside of the fence. b. Lighting shall meet the following standards: - light poles shall be limited to 20' in height; - fixtures used shall be shielded or designed to direct light downward so that light is contained on the property; - all lights on the rear of the property shall be activated only by motion detectors. C. No loudspeakers be allowed. d. Outside materials used on the new building shall match the materials of the existing building. e. Signage be limited to the existing freestanding sign on the property plus one wall sign oriented toward 44th Avenue. Planning Commission Page 5 02/05/98 f. Height limitation for any future building will be 20'. g. An easement for fire access be approved by the Arvada Fire Department and recorded with Jefferson County. h. Paving be concrete or asphalt. 1. That there be no propane fueling on the property. j. Hours of operation will be no earlier than 8:00 a.m. and no later than 8:30 p.m. Commissioner WILLIAMS seconded the motion. Commissioner BRINKMAN suggested the following additional conditions: k. That there be an agreement acceptable to the City between the property owner to the east and the applicant regarding payment for the fence and trees to be placed on the east side of that fence. 1. That there be a utility easement on the west side of property approved by Public Service Company and the telephone company and recorded on the plan. Chair THOMPSON suggested the following additional condition: M. No pennants, streamers, or banners be allowed more than 100' from W. 44th Avenue. Commissioner THEANDER suggested the following additional condition: n. Landscaping will be approved and consistently maintained to City standards. All additional conditions were accepted by Commissioners SNOW and WILLIAMS and unanimously carried with SHOCKLEY absent. Commissioner SNOW moved that the request for a four foot fence height variance to allow a 10' fence along the western and southern property lines located at 12200 West 44th Avenue be APPROVED for the following reasons: 1. There are unique circumstances. 2. Approval of the variance would result in a benefit to the neighborhood. The motion was seconded by Commissioner WILLIAMS and unanimously carried with Commissioner SHOCKLEY absent. Commissioner SNOW moved that an additional condition be recommended to the City Council for approval that there be no idling of vehicles for more than ten minutes in the back 400' of the property. Planning Commission Page 6 02/05/98 Commissioner GOKEY noted that this condition would be difficult to police. The motion FAILED for lack of a second. The Commission was recessed at 9:53 p.m. and reconvened at 10:04 p.m. by Chair THOMPSON. B. Case No. WZ-98-2/SUP-98-2: An application by Rodne Brewer, Brewer Tire Company requesting a change of zoning conditions on property zoned C-1 with a special use to allow for the continuation and expansion of a tire servicing facility including semi-trucks on property zoned C-1 and C-2 and with site plan approval including a 4' fence height variance located at 11800 and 11900 W. 44th Avenue. Chair THOMPSON noted for the record, that on February 22, 1992, she spoke before the City Council concerning the rezoning of this property. She stated that she has no financial interest in this case and has been appointed to represent citizens of District IV to make impartial decisions. Since there has been a span of six year since this case came before the City, she feels she is qualified to hear this case as she has been on any other case that has been before the Commission since her appoint and that, she would being hearing and deciding on the issues. Meredith Reckert presented an overview of the case. The overview also included pictures and aerial photographs of the business and the surrounding area. Ms. Reckert entered into the record the Comprehensive Plan, Zoning Ordinance, Case File, Packet Materials and Exhibits. (Accepted by Chair THOMPSON.) The property is located within the City of Wheat Ridge, all proper posting and notification requirements were met and, therefore, the Commission does have jurisdiction to hear the case. Ms. Reckert noted that the request is consistent with the existing zoning on the east, but is inconsistent on the southern half of the property. Ms. Reckert reviewed the Evaluation Criteria for a rezoning, a special use permit and a variance informing that staff had concerns with semi-trucks being brought in closer to the residential area and inconsistency of the proposal with the designations of the Comprehensive Plan and Fruitdale Valley Master Plan. She discussed the problem with a zone designation of C-1 in this area because of the development intensities, provision for outdoor storage, and the adjacent residential areas to the south and east. In addition, staff would have difficulty administering one zone classification with a single use. Other options available would be R-C with a special use permit or perhaps a PCD. She noted that during the original zoning hearing in 1992 for the RV storage lot, that staff did give City Council an option to rezone to R-C with a special use permit, but that suggestions was not taken under advisement. Ms. Reckert concluded that although the change of zone conditions on the eastern property to allow unrestricted or an additional use in Commercial-One is consistent with the commercial designation on the Comprehensive Plan for the north half of the property, the proposal is inconsistent with the Comprehensive Plan for the medium density residential designation and Planning Commission Page 7 02/05/98 PUBLIC HEARING SPEAKERS' LIST CASE NO: WZ-98-1/SUP-98-3 DATE: February 5, 1998 REQUEST: Request by Vashi Sachanandani for a rezone from A-2 and R-1 to RC with a special use to allow recreational vehicle rental and sales with site plan approval with a 4' fence height variance located at 12200 W. 44th Ave. Position on Request (Please check) I V L SPEAKER NAME, ADDRESS & PHONE (PLEASE PRINT) IN FAVOR OPPOSED To/LI ~cc v U/27-" ovP7S / 4 ~Lk ate. d/wp/forms/phroster. frm / its CITY OF WHEAT RIDGE PLANNING DIVISION STAFF REPORT TO: Planning Commission DATE OF MEETING: February 5, 1998 DATE PREPARED:\anuary 28, 1998 CASE NO. & NAME: WZ-98-1/SUP-98-3 CASE MANAGER: M. Reckert ACTION REQUESTED: Rezone from A-2 & R-1 to R-C with a special use and a fence height variance. LOCATION OF REQUEST: 12200 W. 44th Avenue NAME & ADDRESS OF APPLICANT(S): Vashi Sachanandani 14474 Colorado Blvd. Denver, CO 80210 NAME & ADDRESS OF OWNER(S): Karen Cleaveland 12200 W. 44th Avenue Wheat Ridge, CO 80033 APPROXIMATE AREA: 1.4 acres PRESENT ZONING: Agricultural-Two & Residential-One PRESENT LAND USE: Vacant; Commercial with ancillary residence. SURROUNDING ZONING: N: A-1; S: R-1; E: C-1; W: C-1, R-1. SURROUNDING LAND USE: N: I-70; S: low density; E: Commercial; W: Commercial, Low Density Residential COMPREHENSIVE PLAN FOR THE AREA: Multiple Use- Fruitdale Valley Master Plan DATE PUBLISHED: DATE POSTED: DATED LEGAL NOTICES SENT: ENTER INTO RECORD: (X) COMPREHENSIVE PLAN (X) ZONING ORDINANCE Q SUBDIVISION REGULATIONS OTHER January 16, 1998 January 22, 1998 January 21, 1998 (X) CASE FILE & PACKET MATERIALS Q SLIDES (X) EXHIBITS 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. I. REQUEST The applicant requests approval of a rezoning from Agricultural-Two and Residential-One to Restricted-Commercial, approval of a Special Use Permit to allow recreational vehicle rental and sales with site plan approval with a 4' fence height variance. The property in question is located at 12200 West 44th Avenue and was formerly used as a greenhouse, retail sales and an ancillary residence. The property measures 100'x 600' and is split-zoned with Agricultural-Two zoning on the northern 400' with Residential-One zoning on the southern 200'. II. NEIGHBORHOOD MEETING A meeting for neighborhood input was held on December 23, 1997. The following persons were in attendance: Meredith Reckert - City Staff Summer Chase - Applicant Gary Krieg - 4320 Vivian Street The following items were discussed: That the property would be used for RV rentals and sales but that no propane or gas sales would occur. Whether site drainage would go into the City storm sewer. Whether there were issues with emissions. That soaps and detergents used on the vehicles must be biodegradable. That the State motor Vehicle Licensing Board must approval of the oil disposal system used on the property. The potential effect on wells in the area. III. CASE HISTORY The applicant had originally applied for a rezoning to Commercial-One pursuant to Case No. WZ-97-15. A public hearing was held by Planning Commission on December 4, 1997, where a recommendation of Denial was given for the following reasons: 1. The proposal is inconsistent with the Comprehensive Plan and the Fruitdale Valley Master Plan. 2. It is incompatible with the adjacent low density residential land use and zoning to the west. 3. The evaluation criteria did not support approval. 4. The neighbors have raised valid issues about the possible impact on nearby wells. Planning Commission WZ-98-1/SUP-98-3 Please find attached minutes from that meeting included under Exhibit 'A'. The applicant chose not to appeal the Commission's recommendation, but reapplied with the lesser zoning request with a special use. In regard to the issue of well contamination, the applicant has submitted a letter with support material from a registered professional engineer which concludes that the proposed development would have no affect on existing wells in the area. (See Exhibit `B'.) IV. REZONING CRITERIA Before a change of zone is approved the applicant shall show, and the Planning Commission and City Council shall find: (a) that the existing zone classification is an error, or (b) that a change in character in the area has occurred due to installation of public facilities, other zone changes, new growth trends, deterioration or development transition, and that the evidence supports the findings of the following: That the change of zone is in conformance, or will bring he property into conformance, with the City of Wheat Ridge, Comprehensive Plan goals, objectives and policies, comprehensive land use plan and other related policies or plans for the area. In regard to the Comprehensive Plan, the northern half of the property is designated as being Multiple Use. Multiple use is defined as " a mix of residential, office and/or retail commercial uses, and parks and open space, and public/semi-public uses, to be developed in a manner which insures compatibility between uses within multiple use areas and adjacent uses, especially where adjacent to low density residential uses. Industrial uses are specifically prohibited." The southern half of the site is designated as Low Density Residential. This property is also located within the Fruitdale Valley Master Plan area. The master plan map shows the northern half of the property as General Commercial with the southern half shown as Low Density Residential on the edge of General Commercial. Within the Fruitdale Plan, the Comprehensive Plan map shows the entire property as General Commercial Staff concludes that there are inconsistencies between the designations on the Comprehensive Plan and Fruitdale Valley Master Plan, but that the historic use of the property's greenhouses has been commercial in nature. 2. That the proposed change of zone is compatible with the surrounding area and there will be minimal adverse impacts considering the benefits to be derived. Planning Commission Page 2 WZ-98-1/SUP-98-3 Land use abutting the property includes the I-70 on-ramps to the north zoned A-1 and vacant, R-1 zoned property to the south utilized as low density residential. Development to the west includes grocery sales with C-1 zoning with R-1 zoned, single family development abutting the approximate southern two-thirds of the property. An old gas station converted to retail sales with C-1 zoning is located directly east along 44th Avenue. The remainder of the land to the east is currently being developed as a 45,000 square foot office/retail/ancillary storage facility. Even though area conditions may have changed which makes commercial use of this property reasonable, there is an existing single family neighborhood which will abut the southern 400' of the sales lot. Staff is much more comfortable with the rezoning to Restricted -Commercial with a special use permit than with the C-1 zoning originally requested. Even so, the interface between these two land uses is critical. Approval of the R-C will complete a zoning transition from C-1 along Van Gordon, to R-C (subject property) to R-1 along Vivian Street. 3. That there will be social, recreational, physical and/or economic benefits to the community derived by the change of zone. There will be no social or recreational benefits to the community as a result of the rezoning. There could be physical benefits as the property which is currently not maintained would be developed. Staff is concerned that rezoning of the southern half could have a negative affect on the character of the neighborhood to the west although substantial buffering proposed will help mitigate this impact. Many of staff's concerns regarding potential commercial land uses in the C-1 zone have been negated with the reduced request. This type of retail sales generates minimal revenue for the City, therefore, economic benefits are correspondingly minimal. 4. That adequate infrastructure/facilities are available to serve the type of uses allowed by the change of zone, or that the applicant will upgrade and provide such where they do not exist or are under capacity. All infrastructure improvements will be installed at the expense of the developer. The applicant has proposed removal of a portion of the building's west side to accommodate fire access from West 44th Avenue. Secondary emergency access will be from the property to the east. A water line extension will be required in Van Gordon with an additional hydrant at the southeast corner of the property to the east at Van Gordon. See attached letter from the adjacent property owner under Exhibit `C'. 5. That the proposed rezoning will not adversely affect public health, safety or welfare by creating excessive traffic congestion, creating drainage problems, or seriously reducing light and air to adjacent properties. Planning Commission Page 3 WZ-98-1/SUP-98-3 All potential concern regarding fire access have been resolved. Drainage problems will have to be addressed by a drainage report required prior to the issuance of a building permit. Since the rear of the property is within the Clear Creek 100-year floodplain, a special exception permit will be required. As no new structures are proposed, only surface improvements and the parking of vehicles, there will be a small reduction of the amount of light and air to neighboring properties. 6. That the property cannot reasonably be developed under the existing zoning conditions. Current zoning on the property is A-2 and R-1. Uses allowed within the A-2 zoning include single family dwellings, general farming, fish hatcheries, group homes, riding academies and public stables, dog kennels, veterinarian hospitals, and greenhouses and landscape nurseries. R-1 zoning allows single family dwellings and group homes as allowed uses and a variety of conditional and special uses. Many of the permitted A-2 uses such as dog kennels and general farming would have more negative impacts than allowed R-C uses which could, for the most part, occur inside of a building. Because of the lot configuration and corresponding lack of access to the rear, staff concludes that the property cannot be reasonably developed under the current zoning unless a future assemblage with adjacent properties occurs. 7. That the rezoning will not create an isolated or spot zone district unrelated to adjacent or nearby areas. There is commercial zoning in the immediate vicinity, therefore, spot zoning is not a concern. 8. That there is a void in an area or community need that the change of zone will fill by providing for necessary services, products or facilities especially appropriate at the location, considering available alternatives. It is impossible for staff to ascertain whether there is the need for this type of zoning and land use within the City that approval of this request would fill. There are two other RV sales lots within the Wheat Ridge city limits. The applicant has indicated that there are no other RV rental businesses in the western metropolitan area. Staff concludes that the proposal to rezone the entire depth of the property to R-C is inconsistent with adjacent low density residential land use and zoning to the west but that there are inconsistencies between the designations on the Comprehensive Plan and the Fruitdale Valley Master Plan. However, staff acknowledges that there are changed conditions in the area and that the property cannot reasonably be developed under the current zoning. With the reduced request, many of staff s concerns regarding Planning Commission WZ-98-1/SUP-98-3 deterioration of the neighborhood to the west have been negated. For these reasons, a recommendation of Approval is given for Case No. WZ-98-1. V. SPECIAL USE PERMIT/SITE PLAN/VARIANCE The Comprehensive Plan requires any application for an area designated as Multiple Use submit a site plan with any rezoning application. Within the multiple use area, Planning Commission and City Council have the ability to limit uses and to require additional design or development standards to achieve the stated compatibility objectives. A special use approval also requires site plan review. The applicant has submitted a site plan meeting both objectives. The site plan shows the existing two story building being kept and converted to office space. The remainder of the property will be paved and used as an RV rental and sales lot. The existing curb cut which is centered on the property will be used as access. Buffering shown is 10' in width along the perimeter of the property with a planting of blue spruce trees at 20' intervals and a C high solid fence. The fence along the western property line, adjacent to single family homes is shown as 10' in height, therefore a specific variance is required. Pursuant to Section 26-31(C)(5), a 6' wide strip of landscaping with a 6' high solid fence is required when a parking lot adjoins adjacent residential development. However, this is not a typical commercial parking lot as RVs being stored will be up to 13' in height and would be visible over a 6' high fence. If the special use permit is approved for the property as requested, staff recommends approval of the variance for the 10' high fence with trees planted along the outside of the fence. Landscaping on the site appears to be adequate with roughly 11% coverage. In the C-1 zone district, a minimum of 10% landscaped coverage is required. The current building on the property is located 12' from the western property line and 18' from the eastern property line. The site plan submitted shows a large portion of the building being removed to increase clearance on the west to 25'. Secondary fire access has been provided through adjacent property to the east from Van Gordon Street. A future wash building has been shown as an addition 2250 square feet in size with a 20' height limitation. If Planning Commission approves the special use, staff recommends the following conditions be placed on the site plan approval: For buffering along the west, a 10' high solid fence with a variance be granted with 6' high Blue Spruce trees planted at 30' intervals (separation recommended by City Forester) on the outside with sprinkler system installation. Lighting shall meet the following standards: - light poles shall be limited to 20 feet in height; - fixtures used shall be shielded or designed to direct light downward so that light is contained on the property; Planning Commission Page 5 WZ-98-1/SUP-98-3 - all lights on the rear of the property shall be activated only by motion detectors. 3. No loudspeakers be allowed. 4. Outside materials used on the remodeled office (existing building) shall match the materials of the existing building. 5. Signage be limited to the existing freestanding sign on the property plus one wall sign oriented towards 44th Avenue. SPECIAL USE PERMIT CRITERIA Before a special use permit is approved, the applicant shall show and the the Planning Commission and City Council shall make the following determinations: 1. Will meet a proven public need in that it will fill a void in necessary services, products or facilities especially appropriate at the location proposed, considering available alternatives. The applicant has indicated through testimony provided at the previous Planning Commission hearing that there is void in the market for recreational vehicle rentals in the western metropolitan region that this rezoning and special use would fulfill. There are already two existing RV sales lots in the City of Wheat Ridge. 2. Will not have a detrimental effect upon the general health, welfare, safety and convenience of persons residing or working in the neighborhood of the proposed use. There will be minimal detrimental affect on persons if the property is utilized in conformance with the conditions of the site plan and of those recommended by staff. 3. Will not create or contribute to blight in the neighborhood by virtue of physical or operational characteristics of the proposed use. The property is currently not maintained to the point of dilapidation which has had a blighting affect on the neighborhood. The development of the rear portion of the property with buffering should reduce blight in the area. 4. Will not adversely affect the adequate light and air, nor cause significant air, water or noise pollution. Drainage on the site will have to be addressed by a drainage report with a flood plain special exception prior to issuance of a building permit. The applicant has submitted a letter from a registered professional engineer addressing impacts to wells in the area included under Exhibit `C'. Since no new structures are proposed on the southern half of the property, there will be minimal impact to the amount of light and air to neighboring properties. Planning Commission Page 6 WZ-98-1/SUP-98-3 5. Is consistent with the comprehensive plan. The proposal is inconsistent with the designation of the Comprehensive Plan for the southern portion. However, staff has concluded that there are changed conditions in the area and that the property is undevelopable under current zoning conditions. The historic use of the property has been commercial in nature. There appears to be contradictions in designation within the two Comp Plan documents. 6. Will 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. Adequate provisions have been made for access, on-site parking and display on the property. Fire access, including a turn-around on the southern end of the property and secondary access is adequate. 7. Will be appropriately designed, including setbacks, heights, parking, bulk, buffering, screening and landscaping, so as to be in harmony and compatible with the character of the surrounding areas and neighborhood especially with adjacent properties. Building height is restricted to 20' which is compatible with residential development. With the use of fencing and landscaping, the property exceeds the City's standards for residential buffering. 8. Will not overburden the capacities of the existing streets, utilities, parks, schools and other public facilities and services. All utilities can service the property at the developer's expense. A water line extension and hydrant installation will be required along Van Gordon. There will be no affect on parks or schools. VARIANCE CRITERIA Section 26-30(I) of the Wheat Ridge Code of Laws (Fences, Walls and Obstructions to View) prescribes that "no divisional fence, wall or hedge above the height of forty-eight (48) inches shall be permitted within a minimum required front yard, or above the height of six (6) feet". The applicant has requested a 10' fence along the western property line, a four foot variance, to provide buffering for the neighborhood to the west. Before a variance is granted, the Planning Commission and City Council shall base its decision in consideration of the extent to which the following facts, favorable to the applicant, have been established by the evidence: Planning Commission Page 7 WZ-98-1/SUP-98-3 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? If the rezoning and special use permit are approved, the property could still be utilized as an RV rental/sales with without the fence height variance. The impact to the neighboring residential properties will be much greater if the variance is not approved. 2. Is the plight of the owner due to unique circumstances? Circumstances are unique in that the neighborhood, in general, supports the development proposal if the higher fence is allowed. 3. If the variation were granted, would it alter the essential character of the locality? To staff s knowledge, there are no other fence height variances in the immediate area. There would be more of an impact if the higher fence were not allowed. 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? If the variance were not approved, there would be a hardship on the adjacent residents. 5. Would the conditions upon which the petition for a variation is based be applicable, generally, to the other property within the same zoning classification? If the variance is approved, it could set a precedent for similar requests, although the results may not be the same. 6. Is the purpose of the variation based exclusively upon a desire to make money out of the property? The purpose of the variance is not economically motivated. It is being requested in the interest of the neighborhood. 7. Has the alleged difficulty or hardship been created by any person presently having an interest in the property? The situation has come about because of a recommendation from staff. Staff would not support the site plan and special use if a ten foot high fence weren't shown. Planning Commission Page 8 WZ-98-1/SUP-98-3 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? Granting of the variance would not be detrimental or injurious to other properties in the neighborhood. Construction of a higher fence will provide buffering from an adjacent commercial use. 9. Would the proposed variation 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 or substantially diminish or impair property values within the neighborhood? The higher fence may result in a small decrease in the amount of light and air to the properties directly adjacent. However, the benefits of the higher fence should outweigh this reduction. Construction of the fence may improve property values as development of a blighted property would occur. There will be no increase in fire danger or endangerment to public safety. 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 the public health and safety, public facilities and surrounding property values would not be diminished or impaired, then, would the granting of the variation 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? Approval of the fence height variance would result in a benefit to the neighborhood. It would not result in an accommodation of a person with disabilities. VI. AGENCY REFERRALS Public Works will need a completed dumping/landfill permit. A portion of the property is located within the Clear Creek 100-year floodplain therefore a special exception permit will be required along with a drainage report for the paving. No additional public improvements will be required along West 44th Avenue. The traffic division has no comments. Police Department has made comments relative to crime prevention which have been forwarded to the applicant. Valley Water District and the Arvada Fire Protection District will require a water main line extension in Van Gordon with a fire hydrant installation at the southeast corner of the adjacent property (next to Van Gordon). The property owner to the east has agreed to access across his Planning Commission WZ-98-1/SUP-98-3 property which will have to be formalized into a recorded easement. Hydrant installation will be required in the rear part of the property. VII. STAFF CONCLUSIONS AND RECOMMENDATIONS Staff has concluded that conditions in the area have changed, that the historic use of the property has been commercial in nature and that the property is undevelopable under existing zoning conditions. Staff farther concludes that there are inconsistencies in designation on Comprehensive Plan documents. Although there is adjacent residential development to the west, the applicant has provided buffering which exceeds the City's standards. With operational and development restrictions on the site plan, there should be minimal impact to the neighborhood. Because development of the property will result in elimination of a blighting influence in the neighborhood, staff is recommending Approval for Case Nos. WZ-98-1 and SUP-98-3 with a 4' fence height variance with the following conditions: 1. The Special use Permit be issued for the sales and rental of recreational vehicles for property located at 12200 W. 44th Avenue under the ownership of Vashi Sachanandani. 2. The site plan be recorded with the Jefferson County Recorder's Office as an official development plan. 3. The following conditions of approval be added to the site plan: a. For buffering along the west, a 10' high solid fence with a variance be granted with 6' high Blue Spruce trees planted at 30' intervals (separation recommended by City Forester) on the outside with sprinkler system. installation. b. Lighting shall meet the following standards: - light poles shall be limited to 20 feet in height; - fixtures used shall be shielded or designed to direct light downward so that light is contained on the property; - all lights on the rear of the property shall be activated only by motion detectors. C. No loudspeakers be allowed. d. Outside materials used on the remodeled office (existing building) shall match the materials of the existing building. e Signage be limited to the existing freestanding sign on the property plus one wall sign oriented towards 44th Avenue. Planning Commission Page 10 WZ-98-1/SUP-98-3 VIII. RECOMMENDED MOTIONS Option A: "I move that Case No. WZ-98-1, a request to rezone property located at 12200 West 44th Avenue from Agricultural-Two and Residential-One to Restricted- Commercial, be APPROVED for the following reasons: 1. The applicant has reduced the request from C-1 to R-C. 2. Conditions in the area have changed which support the reduced request. 3. The historic use of the property has been commercial in nature. 4. The property is unable to be developed under current zoning conditions." Option B: "I move that Case No. WZ-97-15, a request to rezone property located at 12200 West 44th Avenue from Agricultural-Two and Residential-One to Restricted-Commercial, be DENIED for the following reasons: 1. 2. 3." Option A: "I move that the request for approval of a special use permit with a site plan to allow recreational vehicle rental and sales on property located at 12200 West 44th Avenue be APPROVED for the following reasons: 1. According to the applicant, the Special Use Permit will fill a void in the market. 2. The applicant has provided buffering which exceeds the City's standards. 3. Approval of the Special Use Permit will eliminate blight in the area. With the following conditions: 1. The Special use Permit be issued for the sales and rental of recreational vehicles for property located at 12200 W. 44th Avenue under the ownership of Vashi Sachanandani. 2. The site plan be recorded with the Jefferson County Recorder's Office as an official development plan. 3. The following conditions of approval be added to the site plan: a. For buffering along the west, a 10' high solid fence with a variance be granted with 6' high Blue Spruce trees planted at 30' intervals (separation recommended by City Forester) on the outside with sprinkler system installation. Planning Commission Page 11 WZ-98-1/SUP-98-3 b. Lighting shall meet the following standards: - light poles shall be limited to 20 feet in height; - fixtures used shall be shielded or designed to direct light downward so that light is contained on the property; - all lights on the rear of the property shall be activated only by motion detectors. C. No loudspeakers be allowed. d. Outside materials used on the remodeled office (existing building) shall match the materials of the existing building. e Signage be limited to the existing freestanding sign on the property plus one wall sign oriented towards 44th Avenue." Option B: "I move that the request for approval of a special use permit with a site plan for property located at 12200 West 44th Avenue be DENIED for the following reasons: 1. 2. 3." Option A: "I move that a request for a four foot fence height variance to allow a 10' high fence along the western property line of property located at 12200 West 44th Avenue, be APPROVED for the following reasons: 1. There are unique circumstances. 2. Approval of the variance would result in a benefit to the neighborhood." Option B: "I move that the request for a four foot fence height variance to allow a 10' high fence along the western property line of property located at 12200 West 44th Avenue, be DENIED for the following reasons: 1. 2. 3." Planning Commission Page 12 WZ-98-1/SUP-98-3 7500 WEST 29TH AVENUE O. BOX 638 The tilty of WHEAT RIDGE. CO 80034-Cc35 1303) 23-1-5900 GWheat City Admin.Fax#234.5924 Police Deot.Fax:235-2949 Ridge POSTING CERTIFICATION CASE NO. W2-98-1/Sup-98-3 PLANNING COMMISSION - CITY COUNCIL - BOARD OF ADJUSTMENT (Circle One) HEARING DATE: February 5,1998 I, residing at 6783 Valle n a m e a d d r e s s as the applicant for Case No. W2-98-1/SUP-98-3 , hereby certify that I have posted. the Notice of Public Hearing at 12200 West 44th Avenue (1 o c a t i o n) on this 22nd day of January , 19 98 , and do hereby certify that said sign has been posted and remained in place for fifteen (15) days prior to and including the scheduled day of public hearing of this case. The sign was posted in the position shown on the map below. Signature: NOTE: This form must be submitted at the public hearing on this case and will be placed in the applicant's case file at the Department of Planning and Development. M A P <pc>postingcert rev. 05-19-94 er Chase a TAE(JR PR~TIFi? A-4 PG PROPORTI qq G--1 PCE) R R--c Z9RP oP.~. a ml _ $ _ x ¢-go-eg wMlB ANE a ° tt~STtRIC£- ~ :5FAJF8^lhY. RE-SUB P B G-2 THJ ' N-4bYi AvE- 't>~ ~ PRPaPELT PARK PLACE 46-01-I, NIS. Susanne V~T~.15 1362 Old Sgt~d tame ~cklelL Evergreen. Q4- Aelus ~o streuAddr \ bo efi/~ '\ou WZ-98-1 oof rema. r~stthi~\ ~~3~-,~;,~t~, gtthll„..d,dtttll~{,t,Jt,t1„tl,t,{{,tiltal,til 9 The City of 'Wheat GRidge 7500 WEST 29TH AVENUE WHEAT RIDGE, CO 80215-67 and the date delved. I t( g{f f 9 METER G. 6828106 N- 4b Ser Consult postmaster for fee. " N i Number f w M 966 013 853 a o z ;e Type tj CERTIFIED r o OF f ery s s Address ( a , d and tee paid.) P f ~I o I y une) O. (0 c (ONL rA i . 7'O d/ ~ r~vcich,Receipt_cE P IM c T p u t y. 1m 2? :f J~ `7176 ~ !'s9t 2nd Notice; Opturn !ENDER complete items 1 and/or a additional services. • print your name and address on the reverse of this form so that we can return this card to you. • Attach this form to the treat of the mailpiece, or on the back if space does not permit. • The Return Receipt will show to whom the article was delivered and the date delivered. 3- Article Addressed to: 4a 435 Viet.-- f mat :&AG''al CC) 310033 5. Received By: (Print Name) 4b. Jac wish to receve the foll6v,,ng services (for an extra fee)' 1. ❑ Addressee's Address i 2. ❑ Restricted Delivery Consult postmaster for fee. j •ticle Number P 966 013 854 ervice Type - CERTIFIED (ONLY if requested and fie paid.) nature addressee or Hgenr/ o M3 11, Jan ary'1 96; Domestic SENDER: I also wish to receive the e I • Complete items 1 and/o,-2 for additional services. following services (for an extra fee): Print your name and adtlress on the reverse of this form so that we can return this cab to you. ~ 1. ❑ Addressee's Address i • Attach this form to the front of the mailpiece, or on the back if space does not permit. 2. ❑ Restricted Delivery • The Return Receipt will show to whom the article was delivered and the date delivered. Consult postmaster for fee. i 3. Article Addressed to: 4a. Article Number 4 w: ?fkxYar • P 966 013 855 l 12280 W. 44th Ve 41b. Service Type v+Leat Auge=r Xrr ~3pt7 3 3 o V CERTIFIED 5. Received By: (Print Name) or --23- 92 (ONLY if requested and fee paid.) s F 811, Jar/pry Domestic Return Receipt ~_AENDER: • Complete items 1 aM/or 2 for additbnal services. I also wish to receive the 1 • Print your name and address on the reverse of this form so that we can return this card following services (for an extra fee): r io you . El Addressee's Address b. • Attach this form to the front of the mailpiece, or on the back if space does not permit. 1 1 I' • The Return Receipt will show to whom the article was delivered and the date delivered. ❑ d Restricted Delivery . 3 Article .Addressed to: Consult El Postmaster for fee 4a. Article Number t-4xriOl Tcx tti P 966 013 857 4280 Vv c"' 4b. Service Type - it E" teat Riu r CC) 30033 h CERTIFIED j X~ GA 7. Date of Delivery L-l~J~ 5. Received BY: (Print Name) 8. Addressee's Address (ONLY if requested. and fee paid) 6. Sig ture: (Addressee or Agent) P oRMU811;; January 1999 Domestic Return Receipt -sal wi ~i I a r z 0 to i I I I SENDER: o I, wish to receive the I .complete items 1 and/or z for aonal services. = following: services (for an extra fee). I • Print your name and address an the reverse of this form so that we can return this card - ❑ Addressee's Address 1 ; r to rou. - - . + • Attach this form to the front of the mailpiece, or on the back if space does not permit. 2. El Restricted Delivery N h W ~ • The Return Receipt will show to whom the article was delivered and the date delivered. Consult postmaster for fee. F O F 3. Article Addressed to. 4a. Article Number 7 O ~ P 966 013 858 Z t ~I I n ' - - 4b. Service Type w ~'s ,WI :zll~C' sLidget CC) 30033 F ° CERTIFIED X 5~1 :fd-98-1 7. Date of Delivery W 5. Received By: (Print Name) S. Addresse 's Address t tt _ `l ~I (ONLY if requested and fee paid.) L l ll 4 D I 6. Signature: (Addressee or Agent) `c PS FORPh 3811, Janoary, 7996 SENDER: i • complete items 1 and/or 2 for additional services. • Print your name and address on. the reverse of this form so that we can return this card to you. • Attach this form to the front of the mailpiece, or on the back if space does not permit. • The Return Receipt will show to whom the article was delivered and the date delivered. Mr. Curtis Pi iersm 4330 Vivian :;t. t ddwr C7 W -033 say.-~~-1 5. By: (Print 6. Signature: (gel7~ressde Ag ) X PS FORM 3 11, JanuarST 1996 I also wish to receive the following services (for an extra fee): 1. ❑ Addressee's Address. 2. ❑ Restricted Delivery Consult postmaster for fee. Article Number P 966 013 852 CERTIFIED,. 7. Date o: yf Delivery 8. Addressee's Address (ONLY if requested and fee paid) uornestic rfeturna ecelpt ems 1 and/or 2 for additional services. name and address on the reverse of this form so that we can return this card to you. • Attach this form to the front of the mailpiece, or on the back if space does not permit. • The Return Receipt will show to whom the article was delivered and the data tlelbered. 3:. Anice Addressed to: uqCiy,»~ 43~n~°.f~ Yi'Viat1 StYt""'t Ail 5. Received By. (Print Name) y 6. Signa ur : (Addressee or Agent I also wish to receive me. following services (for an extra fee): 1. ❑ Addressee's Address 2. ❑ Restricted Delivery r..nciilt r mAtmaster for fee. 4a. Article Number P 966 013 851 4b. CERTIFIED 7. Date of ueuvery ~ - ~3 - cl 8. Addressee's Address (ONLY if requested and fee paid.) F- o ~ a O I > ~Zw. LLgi OQZI a awl ¢ WLLI 001 W ~I TI WR J 2 ar a 0 I i i O w a O WN >Ni zwl LLOI OQ OZI rZ W a~I WLLI UO. f Nx Wei ~xl are zI p i a I' PS FORM 3t5 I I, January, ~-N - xal sn Tor additional Prmtyour name and to U. address on the reverse of this form~ so f also;wi"sh to receive the ha w - " r t t e : follows R4services (for an extra fee • Attackfhrs form to the front of the mailpiece, ar on the back If Addres • The Retur if R ' A n see s space does not permit. ddress eceipt willshow to whom the article was delivered and the data tlerm t. - 3. Article Address 2. RestIT ad Delive d e to: 6 _ ry Consult postmaster for tea. r 4 r th 4a. Article Number P "200 W. 44th Ave t s 966 013 859 f 1$' ` Oct 80 ; 4b. Service. Type 33. CERTIFIED 7 Da . te of Deliver 5: Re eived By. (print Name) g' 8. Ad ressee'. Add dress 6. igna - re: ( d r see or nt) Age r (ONLY if requested and fee paid) ~ i PS FORM 8], , danutaiY t1 f396~ s , i } , I I~ F ; i -(E~t{ 7~;~~€ = a a ' ~ t Dopa~&1t~R€gu5~~~cerpt" 'I; r ~ ~ „ t#a~, ~.fa , yep` ya~e t~~~n> I I ~ SENDERt -„--1 • Complete items i and/&;2 for additional services I also wish to receive the • Print your, name and ad,dress oa the reverse of this farm so that we can return this card following services (for an extra fee): _ ' to you t. ❑ Addressee's Address 1 • Attach this form to the front of the mailptece or on the back if space does not per mit 2 ❑ Restricted Delivery • The Return Receipt W it show to whom the article was delivered and the data delivered Consult postmaster for fee. 3., Article Addressed to. ' 4a. Article Number- I 16 I P-966 013 861 W 0i 4b. Service Type (a f" I= k CERTIFIED jw l ' pl o 7. Date of Delivery - ~ 5 Re IvedB : (Print yea) ss d fee paid.) 6. Slgnatu (Addressee r Agent L qg y PS FORK S h V q; I The City of 7500 WEST 29TH AVENUE WHEAT RIDGE, CO 80215-6713 (303) 234-5900 Wheat City Admin. Fax # 234-5924 Police Dept. Fax # 235-2949 ,Ridge January 21, 1998 Dear Property Owner: This is to inform you that `Case No. WZ 98 ° nd Case No., SUP-98-3'which are requests for approval of a rezoning to Restricted-Commercial, approval of Special Use Permit to allow the sales and rental of recreational vehicles, and site plan approval with a 4' fence height variance for the property located at 12200 W. 44th Avenue will be heard by the Wheat Ridge Planning Commission in the Council Chambers of the Municipal Complex at 7500 West 29th Avenue. The meeting will be held on Thursday, February 5, 1998, at 7:30 p.m. All owners and/or their legal counsel of the parcel under consideration must be present at this hearing before the Planning Commission. 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 hearing. If you have any questions or desire to review any plans, please contact the Planning Division at 235-2846. Thank you. Planning Division. dMiles\wp\forms\pubnotic.wpd , RECYCLED PAPER Dear Adjacent Property Owner: If you have received this notice, you reside or own property adjacent to a property involved in a land use case being processed by the City of Wheat Ridge. This notice is intended to inform you of the process involved in land use development applications. Prior to application for rezoning or special use permit, the developer is responsible for holding an informal neighborhood meeting. The purpose of the meeting is to provide the opportunity for citizens to become aware of a proposed development in their neighborhood and to allow the developer to respond to citizen concerns in the design of their project. All residents within 600 feet are required to be notified of the meeting. A staff planner will attend the meeting to discuss City policy and regulations and the process involved. However, the planner will remain impartial regarding viability of the project. Keep in mind, that this pre-application neighborhood meeting is not a public hearing. Although a synopsis of the meeting will be entered as testimony, it is the public hearings in front of Planning Commission and City Council where decisions are rendered. If you want input in the decision- making process, it is imperative that you attend the public hearings. The public hearings you will be attending are quasi-judicial in nature. Please do not contact your Planning Commissioners or Council representatives to discuss the merits of a case prior to the public hearing. It could jeopardize your representatives' ability to hear the case. If you are an adjacent property owner, you may have the right to file a "legal protest" against the application. The result of this filing is that it requires a 3/4 majority of City Council to approve a request. If you have any questions regarding any of the information given above, do not hesitate to contact a planner at the City offices by calling 235-2846. The Planning and Development Department is open Monday through Friday 8:30 a.m. - 5:00 p.m. d\files\wp\for s\neimtgs T, s 6 I` ' I --r LLB CC3 /z L/ 3l 5 tJ~"`~-. 0~5n `f 7 3a-0 y i~-61t 6e~t~, Lz Copyright © 1996-97 Experian Page: 1 of 1 01, Name and Address Please Print _ 3 " qg-l NOTICE OF PUBLIC HEARING Notice is hereby given that a Public Hearing is to be held before the City of Wheat Ridge PLANNING COMMISSION on February 5, 1998, 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. WZ-98-1: An application by Karen Cleaveland for approval of a rezoning from Agricultural-Two and Residential-One to Restricted Commercial and for approval of a site plan Said Froperty is located at 12200 West 44th Avenue. 2. Case No. SUP-98-3: An appliAtion by Karen Cleaveland for approval of a Special Use Permit with a site plan to allow the sales and. rental of recreational vehicles in a Restricted Commercial zone district. Said property is located at 12200 West 44th Avenue. The following legal description is for items I and 2 above: LOT 1 AND THE EAST 100 FEET OF LOTS 6 & 7, JENSON SUBDIVISION, JEFFERSON COUNTY. THE SOUTH 210 FEET OF THE NORTH 773.7 FEET OF TRACT 1, PEARL OF THE VALLEY, EXCEPT THE EAST 25 FEET THEREOF, RESERVED FOR ROAD, TOGETHER WITH TEMPORARY RIGHT-OF-WAY AS PRESENTLY EXISTING OVER THE PROPERTY TO THE WEST FOR INGRESS AND EGRESS TO THE ABOVE DESCRIBED PROPERTY FROM WEST 44TH AVENUE. Case No. WZ-98-2: An application by J.W. Brewer Tire Company for approval of a change of zoning conditions on property zoned Commercial-One located at 11800 West 44th Avenue. Said property is legally described as follows: PARCEL A: THE NORTH 125 FEET OF THE EAST 150 FEET OF LOT 11, EXCEPT THE EAST 10 FEET THEREOF, LEE'S SUBDIVISION, COUNTY OF JEFFERSON, STATE OF COLORADO. PARCEL B: THE NORTH %2 OF THE EAST %2 OF THE NORTH 1/3 AND THE NORTH 3/5 OF THE SOUTH %2 OF THE EAST %2 OF THE NORTH 1/3 OF LOT 11. LEE'S SUBDIVISION, THE PLAT OF WHICH IS RECORDED IN PLAT BOOK 2 AT PAGE 23. EXCEPT THE EAST 10 FEET OF SAID LOT 11; ALSO EXCEPT THAT PART DESCRIBED IN BOOK 1019 AT PAGE 570 AS FOLLOWS: ~ N d N (O (O (O N O ~ 'O 'O 7 N 7 N O 7 'C CD N N N ~ ; 0 i 7 = 169 . 7 N < O X X N N < < < ~ o N m N N II II N O? < 11 3 Hi EA o fA n D. A O X N q U O O O c o -I 0 O O O 0 (a 0 O 0 0 - - 0 0 O 0 O W (0 6S EA 0 !fl cri > a iD l O N CA) ~ r (O t0 ' W C i1 0 L t U O to A O O O O X ® \ (P ® \ Hl ffl ffd (A T ~ry yv ~ ' m T gp6 > m > CD j t OD O co O 6< > > OD N W V® O 0 N O O r O O O O ® p , y~ O 0 0 0 N O N O 0 69 Efl fA (0 69 69 fA O OD V 0 y 7 W N A O O 0 0 0 W 3 OD W N 0 OD C 0 0 O 0 y d 0 0 0 0 O 0 0 O O O M O UT o 0 0 0 0 0 . O 69 .7) W 69 fA fA Hi 63 'A -0 CD 0 - CD N) 0 4 w iD O :C Dr O) 0 UJ W O: 0 0 N d W M O A N OD N N d m x 0 d C 0 0 m 0 0 0 ' CD ~ ~ 0 0 y a ,0 0 0 0 co 0 0 % N 0 O 0 O 0 O 0 O o 0 0 ( N O V N o g a1 N ~ W O te 7 V ° ~ V O a ~ W C JI W i U 0 O O O O Nolan's RV & Marine - Welcome Page Nolan's RV Rentals (800) 232-8989 6935 Federal Blvd. (303) 429-6114 Denver, Colorado 80221 Fax: (303) 427-6517 1998 RENTAL RATES PER WEEK (7 nights) 100 FREE Miles Per Day 22¢ Per Additional Mile RV TYPE ro `It WINTER SPRING- FALL SUMMER ` Simon ' JUN Season Chck on the Image to get more JAN t-MAY 13 MAY 14-JUN to 11 AUG 25 l pictures. Season e information and SEP 23-DEC 31 AUG 26-SEP 22 497 693 889 )MPAC T Mini Home 20'- 24'- Sleeps up to 5 LUXUKY Mini Home 28'-31'-SIwps6-8 Generator Included I UIMUIVIE Bus Style 31' - 35'- Sleeps up to 6 Generator Included 595 770 973 840 980 1155 1 i 3 nights 4 nights 7 nights i 165 1 198 259 FOLD-DOWN Trailer 10' opens up to 22'- Sleeps 6 - 8 $200 reservation deposit must be received to assure confirmation. OPTIONAL ■ Insurance is free with a $2000 deductible, $100 deductible available for $12 per day (one week minimum), ask rental agent for current and additional information. ■ Convenience kits; (bedding, towels, dishes, airport shuttle), $35 per person per rental (4 person minimum). ■ Rentals more than one week prorated at in. Rentals of less than one week and one way rentals available only upon request. ■ Rental equipment: TV-VCR, child seat, bicycle racks, table & chairs. Please Print, then Fax, Mail or Email the Rental Reservation Application ® Copyright 1996,1997 Nolan 's RV Renmis 2/5/98 5:44 PM I ofI RV Rental Rates Zone 2' W W •,.y, u,~.w..,,........,.... 1998 RV Rental Rates* Rates are in US Dollars for US rentals and in Canadian Dollars for Canadian rentals. Additional mileage charge is .29¢ per mile/.25¢ kms in Canada. North USA rn• Chlrann- H,_ Salt Lake Citv. UT; Seattle, WA ecial Sp Low ow Seas Season ci Standard High Season Special Standard F ates R Packaged Rates Daily/Extra Daily/Extra Jan I - Jun 26 31 D Night Rate Jun 27 -Aug 15 Night Rate VEHICLE ec Aug 16 500 1.000 I 500 i 1,000 ~Wes/800 I; Miles/1600 No Miles/kius :i Miles/800 1 Miles/1600 No Miles/lons kms Free lens Free included knis Free knis Free i Included 3-Nights 7-Nights 3-Nights I_. 7-Nights Larne USD $444 $927 $129 $598 $1285 $179 Intermediate: SD $41 $866 $1 7 $556 $ $167 S D S 398 $ 04 $ $10 5 $515 $1093 $153 Compact USD $365 $743 $97 $470 $988 - I $138 ~CamperhomeUSD, r $354 , $717 $89 _ r $425 i..,_ $883 $124 Canada Calgary, Montreal, Toronto, Vancouver - 500 j 1000 500 1,000 VEHICLE Miles/800 I Miles/1600 No Miles/kms Miles/800 ! Miles/1600 No Miles/kms kms Free !I kras Free Included kris Free kms Free Included 3-Nights j 7-Nights 3 -Nights I 7-Nights i i Larne CAD $593 y $171 $801 $1720 $239 1235 Intermediate CAD $538 $1106 $49 $724 $1542 $216 ~ Standard '.CAD 19501 ;1 $1022 $132 $669 11 $1412 $197 con act CAD $487 987- $128 $628 $1319 $184 Cam" home CAD F $472 1 $952 $117 [ $568 ( $1176 $165 Large = A, Intermediate = A Standard = C, Compact = D, Camperhome = E *Rates are subject to change without prior notice. No miles are included in daily/extra night rates. Generator, VIP coverage and free mileage allowance included in special packaged rates, which are available to US & Canadian Residents ONLY and is verified by valid drivers license. 2/5/98 5:52 PM I of 3 RV Rental Rates Zone 2* nup:owww.cruiseanrcrrca.convragesazouez.uuu Make Reservation Requests via E-Mail at ReservationsAcruiseamerica.com Rates Include • The free miles/kms • VIP protection plan • Transfer to/from designated area (for fly/drive customers only, at selected locations) • Initial propane fueling • Initial supply toilet chemicals • Campground guide • 24-hour toll-free Customer Assistance Line • Use of generator, where applicable, USA motorhomes A, B, C and Canadian motorhome A. Rates Do Not Include • Vehicle provisioning kit rental at $85 per trip • Personal kit rentals at $35 per person • VIP Plus protection plan, which includes Supplemental Liability Insurance, Personal Accident Coverage, Personal Property Coverage, and Accidental Damage responsibility reduction, sold in USA only at an additional $12 per day • Mexico Liability Insurance and travel surcharge • One-way drop fees (one-way rentals available from limited locations) • Departure fuel deposits • All gasoline and propane refueling and additional toilet chemicals • Security deposits which are balanced against extra charges at end of rental and refundable • Sales tax, GST and other civic imposed surcharges, if applicable MAKE YOUR RESERVATION EARLY BY CALLING: 1-800-327-7799 BOOK EARLY! (Mention that you read about Cruise America, on-line) FAX: 1-602-464-7321 Postal address: 11 W. Hampton Ave, Mesa AZ 85210 2/5/98 5:52 PM 2of3 FRUITDALE SANITATION DISTRICT 11460 West 44th Avenue WHEAT RIDGE, COLORADO 80033 Phone: 424-5476 February 2, 1998 RE: Sewer Service at 12200 W. 44th Avenue Dear Ms. Chase, In response to our conversation regarding the proposed development at 12200 W. 44th Avenue this letter is to confirm that currently there is a 4" service line connected to the existing building and there is a main line running west to east in 44th Ave. At this time there is sufficient capacity to serve your development, but please be aware the "first come, first served" policy is in effect. In order to figure any additional connection charges for the development I will need to be provided with the plumbing layout plans. In addition, a monitoring point, a grease and sand interceptor and an Elder valve are required to be installed on the service line to the building in a public right of way. All drawings and specs can be obtained from the District office. Please call me if you have any questions or comments. Sincerely, i Kimberly A. Greer District Manager J fbt II ~ ~.n ~~1~+~(]Q 17 I-8 ~,+nae-I~ 9~ u ~ I C~ ° Q fl I C] 1I,j(y ISO R FLOOI I A:1 ?mtP x,or FXI IN,,. CON01' by f.. >r Un~ ~T~~ .~'ra> 3 ~ {r •jt~l~~ FLDODPLAIN PRESERVATION STA.-559+00 70 STA 658+00 NiI- 04rf - Fj I cf 4 ` YSI DF R4DG@J9- K5 was szrr QL .e -a .'Zti L~=AKA 1. ~ x16 `OLt ~ ( J nL~( 'ERENCE LINE') U CITY OF WHEAT I GREENBELT AND EXISTING CH j STA 615,60 100 YEAR 01`. MAX.CHANNE MAX CHANNE -T 630 625 620 615 URB DRAINAGE AND FLWD CON ROL DISTRICT MAJOR DRAINAGEWAY I .v mE 1 Al ADAMS COUNTY CT' OF ARNADA 5 :ITY OF YIHEAT RIDGE PI GAD !`AF AFFIDAVIT I, Summer Chase, on Sunday, February 1st, beginning at about 6:45 p.m. personally spoke with the following adjacent land owners to the subject property (12200 W. 44th Avenue) regarding the topics discussed on December 23, 1997 in the Neighborhood Meeting and gave them each a letter stating the same as well as a revised site plan (see Attachments): John & Bonnie Ohlrog_e: 4350 Vivian Street We discussed the previously expressed concerns of the neighborhood regarding their wells whether they could be 65 contaminated with an R.V. Sales and Rental use on the subject Ci~lisr~re property and that an environmental engineer was hired to review the arf proposed future use. With the revised site plan reflecting drainage into the city sewer from a proposed wash building, a paved asphalt surface, sw~ 393 and the use of biodegradable cleaning products which will be used, the environmental engineer concluded that... "there is no potential for contamination of the alluvial aquifer" from the which wells are fed. We also discussed the proposed 10' fence and trees to be planted for buffering; the proposed RC use with special use permit requiring any changes for any future use of the subject property to be applied for and approved by the Planning Commission; and that there will be adequate fire access in the case of a fire on the subject property. They stated that they had no problems with these plans, had no other issues, and that they will not be attending the Planning Commission hearing. Wayne Bonger: 4340 Vivian Street We discussed the previously expressed concerns of the neighborhood regarding their wells whether they could be contaminated with an R.V. Sales and Rental use on the subject property and that an environmental engineer was hired to review the proposed future use. With the revised site plan reflecting drainage into the city sewer from a proposed wash building, a paved asphalt surface, and the use of biodegradable cleaning products which will be used, the environmental engineer concluded that..."there is no potential for contamination of the alluvial aquifer" from the which wells are fed. 2081 Youngfield Street Golden, Colorado 80401 (303232-5511 FAX: 237-6652 We also discussed the proposed 10' fence and trees to be planted for buffering; the proposed RC use with special use permit requiring any changes for any future use of the subject property to be applied for and approved by the Planning Commission; and that there will be adequate fire access in the case of a fire on the subject property. Mr. Bonger did not express any objections or other concerns regarding the subject property. He mentioned how the whole area used to be alfalfa fields. Mr. & Mrs. Curtis Anderson: 4330 Vivian Street We discussed the previously expressed concerns of the neighborhood regarding their wells whether they could be contaminated with an R.V. Sales and Rental use on the subject property and that an environmental engineer was hired to review the proposed future use. With the revised site plan reflecting drainage into the city sewer from a proposed wash building, a paved asphalt surface, and the use of biodegradable cleaning prodacts which will be used, the environmental engineer concluded that... "there is no potential for contamination of the alluvial aquifer" from the which wells are fed. We also discussed the proposed 10' fence and trees to be planted for buffering; the proposed RC use with special use permit requiring any changes for any future use of the subject property to be applied for and approved by the Planning Commission; and that there will be adequate fire access in the case of a fire on the subject property. Mr. and Mrs. Anderson expressed a concern of whether or not they would have a vote in any future requested changes to the proposed RC use with special use permit. I told them that if there were any proposed changes, the same process would apply going before the Planning Commission where they could express their opinions in the matter. I also suggested they call Meredith Reckert with the City's Planning and Zoning who could explain to them the process. (Later I asked Meredith Reckert to call them regarding this concern.) They expressed to me no opposition nor any other concerns. Gabriel Tomassetti: 4270 Vivian Street Knocking with no response, I left a copy of the attached letter and site plan. TOR January 21, 1998 Dear Land Owner: The neighborhood meeting held December 23, 1997, of which you were notified, addressed the new request for rezoning on 12200 W. 44th Avenue from A-1, R-1 zoning to a Restricted Commercial zone with a Special Use Permit for R.V. Sales and Rentals. ~yG~5~ LiwaarP The concerns of the neighbors expressed in the previous Planning Commission ears hearing for Commercial zoning on this property regarding any possible fire hazards, well • contamination, depreciation of the neighborhood to the west of the property and the too sMM 193 broad of use for commercial zoning were addressed with a resolution expressed for each issue. There is a fire hydrant planned within 300 feet of the property to which there will be access from the rear of the property. The property's surface will be capped with paved asphalt. Water will drain into the city's sceptic system. There will be a 10 foot fence placed, and trees planted buffering the property line to the neighborhood existing to the west. The new request is specifically for the use of RV. Sales and Rentals, for which zoning with additional use permit will keep this as its primary use for years, unless a new petition is made to the Planning Commission for which you will be notified. Enclosed please find a revised site plan for your information and review. The next Planning Commission hearing is scheduled for February 5th. Sincerely yours, (=Summer Chase Moore & Company 2081 Voungfield Street Golden, Colorado 80401 (303) 232-5511 FAX: 237-6652 12200 WEST 44TH AVENUE WHEAT RIDGE, COLORADO SITE PLAN REVIEW SEE E=^ _3- 5.-E 1` _5 ri -J -O `E y . ~ _ ' L :..Y:F EX'S':\G ~ _3FGE :FE9 _ I I ~ ETGF Ei~ \iS I I i I I I..' I L L__________j - --EX 'S-\G I _ -c J I FAVED hSFtiaH I II U I El m I ® DEMOLITION/EXISTIN-a CONDITIONS SITE PLAN -S V - Y_ -O E C _ 1'. EMAT-:O i~ \ L I I 9~'l\s .Y..ES$'~ 5 i4 J sEC-'s - ~ a ^,l. I _ I i6 L G 'E_ 'Ff F<? ^y1r I L_ F - JF-n LOx YECTEO N'ITH Y' SEWfA LINE E- c. r / ,`6.yr p4G ~F _ _ ill Y J 1 ® PQOPOSED SITE PLAN DECEMBER 11, 1997 PROJECT DATA ' N Ei:S'\FF ~ ~3 SHEET I OFI I o'Ml \\'FCT 11TH .f V FMI IF I ~ V VICINITY MAP I < i -ate-941 2,), rz . - - / e G - ~ - - - - - - j _ ~.e ~~.w _-ll%✓ - Viol A' nay rise a min a of 4?' abom fixture flood hno and ,w rs oomblao with Voet 6" above Ina 4Z" line At lefty/ a e/ngl# ran/ through IA* roof . .er C.I. or holy. Sewer vool of 1Horetl WWI IAru roof vanl C. 2`1 r or Saolanl 4' Full size doo"A al 6rodo 4' 1 1 Sao. T** M PRECAST CONCRETE MANHOLE MATERIAL all 48"MI SECTION POURED IN PLACE -BASE NOTES: 1. THIS TRAP TO BE A MINIMUM OF 5' OUTSIDE OF BUILDING. 2. WATER TEST REQUIRED. 3. PIPE DIAMETERS SHOWN ARE MINIMUM. 4. ALL PIPE TO BE C.I. SOIL PIPE, X.H. 5. SIZE SHOWN IS FOR A MAXIMUM CAPACITY OF 40 VEHICLES PER DAY. FOR CAPACITIES OVER 40 VEHICLES PER DAY, ADD 1 CU. FT. PER VEHICLE PER DAY BY INCREASING THE DIAMETER OF THE STRUCTURE. 6. COVER OF INTERCEPTOR MUST BE DESIGNED TO CARRY LOADS AS MAY BE IMPOSED. 7. A PRECAST CONCRETE SAND AND GREASE TRAP STRUCTURE MEETING THESE SPECIFICATIONS MAY BE USED IN LIEU OF THE ONE SHOWN. COMBINED SAND AND GREASE INTERCEPTOR PUBLIC R.O.W. SANITATION DIST , PLUNGER KEY WNII RISER ROD 4"dia. airtight, gripper plug cherne industries or equal 2"dio. rock for a deplhl___~ of 2 ruin. ELDER VALVE DISTRIBUTED BY: JP SALES, 8350 S, ZEPIIYR ST. L111110on, Colorado 80123-6151 Li1i lock " T" valve assembly shall be within street R.O.W. as shown on the drowings or per-the district inspector's direction. VARIES ---Y DEETER # I810 CLEAN -OUT RING 9 COVER, SEE SHEET NO.2 FOR SPI / proposed ground Surface PROPERTY BRAZE 10"D.1. PIPE TO C.O. RING FOR ENTIRE CIRCUMFERENCE " 2'MIN. OF 10" 0 D.I. PIPE, CLASS 350 4'PVC SDR 35 RISER PIPE unit housing with plunger (closed Position) ELDER VALVE, INC. OR EOUAL sewer service line flow direction - TO SAN- SEWER MAIN N F.. 4 „ MIN . oir. ro[- r~i_. u~ -ru7 LOCK "Ta VALVE FRUITDALE SANITATION DISTRICT SHEET I OF 2 Deeter Foundry, Inc. IM Cleanout Ring'& Solid Cover Heavy Duly Total Wt. - 29# i. sing end cover are kderlocking. P.O. Box 29708, Lincoln, Nebraska 68529 800-234-7466 FAX 402-464-8533 ~I.m Installation Instructions m.o u.m:.aco:,,,R awm~.a r r u F eYVtl poY~an. lf.w,la..aoaaa aov' -«xou.. e:wK..o •RSVan~.nYt. Shcy la.a.d YYn.n.bY nxal ~clo]Y xn-Nat aawY FRUITDALE SANITATION DISTRICT SHEET NO. Plunger Assembly Stand Pipe Assembly f 24 CAST IRON RIN.. AND COVER 4 CE MENT MORTAR FILLET. = r0 LW a a MIN. OF 2~ MAX. OF 4 COURSES OF BRICK OR EQUIV. PRECAST CONC. RING PRECAST REINFORC- ED CONCRETE BARREL SECTIONS CONFORMING TO A.S.T.M. C-478-) CEMENT MORTAR FILLET a = iz f I~ PRECAST CONCRETE ECCENTRIC CONE SECTION CONFORMING TO A.S.T.M. C-478 d 1 u~ w ~ H 0 z H. 4'- O OR 5-0 'i o SECTION A J STEEL REINFORCING PER A.S.T.M. C-478 EACH PRECAST SECTION TO BE SET IN A FULL BED OF PORTLAND CEMENT MORTAR OR FLEXIBLE PLASTIC JOINT SEALING COMPOUND. POURED IN PLACE CONCRETE BASE. TO BE POURED AT LEAST AS HIGH AS TOP OF HIGHEST PIPE. INVERT MAY BE MADE BY USE OF HALF PIPE OR BY USE OF FULL PIPE WITH TOP HALF BROKEN OUT. WHERE INVERT IS NOT PIPER THE INVERT SHALL BE SHAPED BY USING A PROPER SIZE TEMPLATE. WOOD FLOAT FINISH INVERT OF BRANCH LINE"- TO BE Od ABOVE INVERT OF OUTLET PIPE. SECTION B SLOPE Ir/ SECTION C STANDARD PRECAST CONCRETE MANHOLE DETAILS PREPARED BY NO SCALE LANE ENGINEERING SERVICE INC. STANDARD DRAWING Copolymer Polypropylene Plastic -GRADE 60 STEEL REINFORCEMENT 2 CONCEALED PICKS SEE DETAIL 1 1/4!' 3/4" 3/4" 0/ V PICKSLOT DETAIL SCAT 7 - NOTE: 1. FURNISHED WITH MACHINED HORIZONTAL BEARING SURFACES. 2. FURNISHED WITH 01/4" O'RING GASKET. MATERIAL: CAST. GRAY IRON ASTM A-48, CLASS 35B FINISH: NO PAINT WEIGHT: 385 LBS. 7/8" Deeter Foundry, Inc. ® 5945 NORTH 701h STREET LINCOLN, NEBRASKA 68529 # 1 258 MANHOLE RING do COVER 9m. 02 NOV 93 RON 5 1/8 01 /4" GASKET GLUED IN PLACE MACHINED DOVETAIL GROOVE 1/4" x 3/16'T O'RING GASKET DETAIL SCALE 1/4' SELF- SEAL GASKET DETAIL L? 16- 7 'I 32 I" 4,e DEETER FOUNDRY INC. 5945 NORTH 70th STREET _._L.INCOLN.t NEBRASKA__68529 m z D F m = 2 m ~ D F7 z D m D mTl f N N m m_ v v m a ~ N A m m N p 0? A _ 0 s~ sm vi r^~ N 2 a ~ A Omy \ q ® A O p p y N pv m ~ z N r v 8 ~ o z ~ m ~ m r i ~ T~ Z A 3 Z N C) Z W i Q ~ N 'a. 00 N 8 1--~i l P o J Ao ?a ~I 4 Ih la \ A .f _ prT r.. ! ! v t METHOD I n1 L \ ~ 1 1 4 . METHOD 2 i al E 4j b° ! r i..a,.,. 1 precoef concretc , ` ( 1 { j rrin9 i» m tch pre"ht i a, I LL B i j i~ confiq rotion. ~ 11 !i t x 1 ~ I t i S , ..-.,ter t J s a yyz yy METHOD 4' F; METHOD 3. - MANHOLE GRADE "STMENT SET NEW ALUMINUM STEPhARNOHOLO 7N I Cl) EPOXq GROL)T _ n _ I m L iL u r c m N I) ;u H 03% L L ~ ~ -I m P i r EX16T. CHIMNC`1 NECK MATEFUAL I r O U) l~ c) m ~ i C'f s ic D Dr' I > 2 r Om : r s3 ' MM x y 'JTO WAX COMPA! INC. RRE - -t _ 1300 Round Table Drive - Dallas, Texas 75247 0 0 11 . v 214-631-4000 HEALTH REACT a- INSIGNIRCANT 1-SLIGHT MATERIAL SAFETY DATA SHEET 3:HIGHERAiE EMERGENCY PHONE NUMBER 1-800-826-0828 4-EXTREME The information in this MSDS was obtained from current and reputable sources. However, the data is. provided without any warranty, express or implied, regarding its correctness or accuracy. It is the user's responsibility both to determine safe conditions for use of this product and to assume liablility, for loss, injury, damage or expense resulting from improper use of this product. L SECTION 01-IDENTIFICATION code Date Issued Date Revised Prepared By 65 10/91 06/92 Ron Veath rrt( vuUCl NAMt► 5UPERDRESS4T- SECTION 02 - HAZARDOUS INGREDIENTS Hazardous CAS LDS of Material (S ecif S ecie / LC of dd M I° TLV OSHA CARCINOGIEN rris fJo. p y p s Route) a e (Spedty Spades) (PPM) (PPM) , IARC ft SECTION 03 -PHYSICAL DATA Pysicaf State don and Appearance dor Threshold Uquld(n Sall Lemon Scent/ Milky Liquid (PPM) NotAvailable apor Pressure apor Density Evaporation Boiling Point Freezing Point (mm Hg) Not Available (Air = 1) Not Available Rate c 1 (°C) 1003 (°C) 0' Volatile lubility in H Coefficient Not By Volume) 70 - 72% ester (20°C) Miscible 7.0-9.0 Gravity 1.00 Water/O/1 Dist Availabl SECTION 04 - RRE AND EXPLOSION DATA Rairmablifty It Yes, Under Which Conditions es O No (,n Bans a nu an Water, Dry Chemical, Alcohol Foam, Carbon Dioxide Procedures None utoigniflon Hazardous Combustion emperature (°C) NotAvailable Products Carbon Monoxide and Carbon Dioxide Rashpoint (°C) and Upper Explosion Not Lower Explosion Limit Method None It by Volume) Available by Volume) Not Available Explosion Sensitivity to Impact Data Rata of Burning Explostve Power to : NotAvailable NotAvailable NotAvailable Static DkchargeNotAvailable ~t. PRODUCT NAME ► ,.F ^ .51r jL ;M it 4 4' C i. i ~1, Passe 2 of 2 S1 'R DRESS-(T SECTION 05 REACTIVITY DATA Chemical Stability ado, under which conditloru Yes W) No ( ) Incompatibility with Yes, which ones? Cher Substances: Yes NO 0 ReactNity, and under what conditions? Not Available Hazardous Decomposition Products Carbon Monoxide and Carbon Dioxide r SECTION 06 - TOXICOLOGICAL PROPERTIES Route of Entry V) Sldn Contact V) Skin Absorption (n Eye Contact Inhalation Acute inhalation Chronic Ingestion Effects of Acute Exposure Io Material Ingestion may cause stomach irritation and nausea Repeated or prolonged skin contact may cause irritation or redness. Eye contact may cause redness, irritation and tearing. Inhalation of vapors may cause headache and dizziness. Effects of Chronic Exposure to Materiel Not Available of Material LD LCD of Material posure m i l Irritancy of t i l S (Specify Species and (Specify Species) Not Available f Mater a Not Available ma er a Not Available Route) Not Available Pensitization Property f Material Not Available Carchogerticity of Material Not Available eproductive ffects of Material Not Available rgtsnc Materials Not Available SECTION 07 - PREVENTIVE MEASURES protective Equipment: pecify) Vinyl / Rubber Respuator (Specify) NonE ye (Specify) Glasses / Goggles r (Specify) Coveralls /Apron Pther (Specify) None ng Controls (Specify, e.g., Ventilation, enclosed Process) r Normal air circulation SpM Procedure Contain and collect with absorbent sposal Dispose in accordance with local, state, and federal laws Procedures and Equipment Hadl None orage Requirements Do not allow to freeze ial Shipping Information None SECTION 08 - FIRST AID MEASURES IlSldn Contact: Remove contaminated clothing. Wash affected area with soap and water Ili Rush with water for 15 minut Drink large amounts of water Move to fresh air EMERGENCY PHONE AUTO WAX COMPANY, INC. 8.R E `1300 Round Table Drive Dallas, Texas 75247 HEALTH ' R~cr 214-631-4000 INSIGNIFICANT 1- SLIGHT MATERIAL SAFETY DATA SHEET 3;HGH M(IDERATE EMERGENCY PHONE NUMBER 1-800-826-0828 4-EXTREME The information in this MSDS was obtained from current and reputable sources. However, the data is provided without any warranty, express or implied, regarding its correctness or accuracy. It is the user's responsibility both to determine safe conditions for use of this product and to assume liablility for loss, injury, damage or expense resulting from improper use of this product. a n SECTION 01-IDENTIFICATION 1 Code Date Issued Date Revised Prepared By 11 64 11/80 06/92 Ron Vearh PRODUCT NAME ► GLASS CLEANER READY TO USE 11 SECTION 02 - HAZARDOUS INGREDIENTS LID of Material e LC of l OSHA CARCINOGEN Hazardous Ingredients % CAS No. (Sp dfy Species/ Roure) Ma arial (Spedfy Species) TLV (PPM) (PPM) NiP IARC sopmpy Alcohol o var e o var e No No - u oxye m g RAI ppm - No 0 SECTION 03 - PHYSICAL DATA Ph~-~- State and Appearance Thre shold r Lkg1 dWI S IM Alcohol Odor/Groan Liquid Not Available ressure apor Density Evaporation g Point Bt Freezing Point ) Not Available (Ak - 1) Not Available Rate Not Available 100' r e biGly In pH E C Coefficient Not me) 100% ester (2(°C) 100% B-10 y 0.9865 W ater/Oil Dist Available SECTION 04 - FIRE AND EXPLOSION DATA bl9ty Which Conditions o ne on Water, Alcohol Foam, Carbon Dioxide, Dry Chemical F x:id Procedures None ition Hazardous Combustion ature (°C) Not Available Products Carbon Monoxide and Carbon Dioxide flashpoint (°C) and Upper Explosion Not Lower Explosion Limit Method 43/ TCC Umit by Volume) Available by Volume) Not Available EE xPlosion Sensitivity to Rate of Burring Explosive Power Pendlivrity to 4 mpact Data NotAvailable Not Available Not Available aryc DischargeNotAVailab/e MODUC.°T NAME • GIASS CI' NER READY TO USE P~®2 of 2 SECTION 05 - REACTIVITY DATA Chemical Stability No. under which conditions: Yes V) No o incompatibility with Yes. which ones? other Substances: O, Yes No Reactivity, and under what condtlonv? Not Available Hazardous Decomposition Products Carbon Manozide and Carbon O wdole N SECTION 06 - T0,3COLOGICAL PROPERTIES Route of Entry Skin Contact Skin Absorption n We Contact Inhalation Acute inhalation Chrorvc Ingestion (V) Effects of Acute Exposure to Material Ingestion may cause nausea, vomiting, and denhea. Repeated or prolonged skin contact may cause Irritation redness or dermatitis. inhalation of vapors may cause dizziness, headache, or imiation of nasal passages. Eye contact may cause redness, tearing or blurred vision. Effects of Chronic Exposure to Material Not Available LDS of Material LCD of Materiel poaure Um It Irritancy of (Specify Species and (Specify Species) I Material Material Route) Not Available Not Available Not Available Not Available Pensitization Property Carcinogen city Of eproducttve Synergistic f Material Not Available Material Not Available of Material Not Available Materials Not Available SECTION 07 - PREVENTIVE MEASURES Ir Personal Protective Equipment ves (Specify) While / Vinyl Respirator (Specify) None Eye (Specify) Glasses / Goggles Footwear (Specify) None Clothing (Specify) Coveralls /Apron Pther (Specify) None Engineering Controls (Specify, e.g., Ventikrtion, enclosed Process) Normal air circulation Leak and Spill Procedure Contain and collect with absorbent Waste Disposal Dispose in accordance with local, state, and federal laws Handling Procedures and Equipment None "rage Requirements Keep from freezing pecid SNppkig Information None SECTION 08 - RRST AID MEASURES Skin Contact: Wash affected area with soap and water Eyes: Flush with water for 15 minutes Ingestion: Give 2 glasses of water. Induce vomiting. Seek medical attention immediately Breathing: Move to fresh air Additional Information: EMERGENCY PHONE NUMBER 1-800-826-0828 Y 0 II 2 ^ W6i 4}X ¢¢KKIn W!i ktw I Tb @R" $ ~e h'F PIS' 1 I th X ® T~'f d X d ~ 1 dr ~ Ida _.a ® I Pi adz I fjR$ it 1., lyre no J. @ zf, I i l; 9 a ~rv f~k ,°n III ai {R{ _eT x no ~ I~''lRl ys3 ~,,a ,,r m F~ 1 V ,p 24, Fs ,R g 1 o d 7 j all = t i pp i~ a J • I i e~ I ~ r I I"a' 1 L---- lbw. pr ,r + ;a I j a~ ~ I zaa aaR I f4 I pq;qA ® I I I I z Is.' I-,I I I},I I R4~ ~ o-,o r.( '8 I v a r 7 5A J L - r- R I e i i z ' i i R ~ ~ 3~ f awl xj' xo.-~J UU i a I ti Ur: I z > C° I r ~ I li-, ^)r I n~ p qq l ~ L p 1 d 2 Ii X _ j z £ ~ i J X)'M 6 N _ 1fro! i .r V I I j I' y YIRl ,i-.L'4N NJXIGMG_.'MV1 TVMM .O 1 I ~ 1 SXl} 1 f _ F In '{.III r .1 I I h - d o. s ~ z ~ ~ ~ h A>F\3.FCzZ( I19H147 '4 I I .-y4 1-4 • i I y.I .i Ai v _hD _ I ~L~ • x j I ? 14 -X~d O 061 -M: p pe \ e t y iN i et w Y . P I d I ; : a h i ~ o I o ^ o \ 1~ ) I j r O > 8 y a' sg s v o F r. '.s 5 1 C The City of Wheat Ridge ADMINISTRATIVE PROCESS APPLICATION Department of Planning and Development 7500 West 29th Ave., Wheat Ridge, CO 80033 Phone (303) 237-6944 Applicant Vashi Sachanandani Address 14474 E. Colorado Blvd. Phone 690-5425 Owner Karen Cleaveland Address12200 W. 44th Avenue Phone526-1227 Location of request 12200 W. 44th Avenue 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 H Subdivision Street vacation 8 Preliminary Miscellaneous plat Final Solid waste landfill/ ❑ See attached procedural guide mineral extraction permit for specific requirements. ❑ Other Detailed Description of request We would like to have the current zoning changed to RC for the use of R.V. Sales and Rentals as per city zoning or n c,_ 5 ec a e P~ i 'i 4-Vt At tAiAlk'AA List all persons and companies who hold an interest in the described real property, as owner, mortgagee, lessee, optionee, etc. NAME ADDRESS PHONE Gudmund T. Jensen & Grethe T. Jensen, 8405 Garland Ct., Arvada, CO 80005 431-8270 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 requeste ac ion canno awfully be accomplished. Applicants other than owners mu su it powe of-attorney from the owner which approved of this action behal Signature of Applicant Subscribed and s t me this 10 day of Dec r 19 97 SEAL Notary Public My commission expires 3/28/2001 Date Received Receipt No. S Case No. I