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HomeMy WebLinkAbout06/27/1996 W H E A T R I D G E B O A R D O F A D J U S T M E N T MINUTES OF NESTING • 1. CALL TBE M88TING TO ORDER: The meeting was called to order by Chairman WALKER at 7:34 P.M, on June 27,1996, in the Council Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado. 2. ROLL CALL: MEMBERS PRESENT: Tom Abbott Bill Echelmeyer Linda Mauro Karen Thiessen Robert Walker MEMBERS ABSENT: STAFF PRESENT: Paul Hovland Robert Howard Susan Junker Sean McCartney, Planner Susan Ellis, Code Enforcement Mary Lou Chapla, Secretary PUBLIC BEARING The following is the official set of Board of Adjustment minutes for the Public Hearing of June 27, 1996. A set of these minutes is retained both in the office of the City Clerk and in the Department of Planning and Development of the City of Wheat Ridge. • WHEAT RIDGE BOARD OF ADJUSTMENT MIavua.r.S OF MEETING: Juae 27, 1996 Page 2 2. APPROVE THE ORDER OF THE AGENDA Sean McCartney informed the Board that the location of request was published incorrectly for Case No. TUP-96-7, however, the public hearing notice was posted legally on the site. The Board could choose to continue the case and have it republished correctly. Motion was made by Board Member ABBOTT, seconded by Board Member ECHELMEYER, to hear Case No. TUP-96-7 despite the error in publication. Motion carried. 3. PUBLIC FORUM {This is the time for anyone to speak on any subject not appearing on the agenda.) No one came forward to speak. 4. PUBLIC HEARING A. Case No. TUP-96-5: An re-application by John Colip for approval of a Temporary Use Permit to allow a drive-thru coffee shop on a property zoned Commercial-One and located at 4313 Wadsworth Boulevard. • Sean McCartney presented the staff report. A11 pertinent documents were entered into record, which Chairman WALKER accepted. Board Member ECHELMEYER asked how many temporary permits are allowed, and Mr. McCartney answered it does not state in the regulations how many are allowed, it is on a case by case basis. It is up to the Board to decide how many can be allowed and that is why there are temporary uses. Board Member ABBOTT said this would appear to be a temporary use that could go on for a considerable amount of time. The occupancy, other than the setbacks, does not meet any of the permanent requirements; and the one that comes to mind would be landscaping. What would be required on landscaping for a little kiosk like this, and Mr. McCartney replied 10s of the parcel has to be landscaped. If this was a permanent use and the applicant was to develop landscaping it would have to be on the Planned Building Group and the applicant would be designing landscaping for the whole property. Board Member ABBOTT said if it was a stand-alone kiosk on a commercial lot, it is such a small building, 8' by 8', and designed to have traffic pass around it, what sort of landscaping would he be required to have. Mr. McCartney • said it would be on a subdivision that he would achieve this and would be lOg of his parcel of land he subdivided WHEAT RIDGE BOARD OF ADJQSTMENT MINIITES OF MEETING: June 27, 1996 Page 3 Staff would ask for a 10' buffer in the front and some landscaping outside of the drive aisles near the kiosk. By code he needs one street tree for every 30 feet of frontage. There is no parking, so there would be no parking lot landscape requirement. It would just be arbitrarily upon the buffer along Wadsworth and the street trees and around the kiosk. Chairman WALKER asked since the Putt-Putt has no landscaping he assumed it was there before the regulations, and Mr. McCartney replied if they do not meet today's standards, then he agreed they must have been there before the regulations. No further questions were asked of staff. The applicant, John Colip, said he hopes the Board votes in favor of this for one more year. He is in preliminary discussions with Putt-Putt to possibly take some of their frontage pad and hook up for sewer next year. Until he talks to Mr. Reagar, who lives in Ft. Collins and the applicant has not seen him all year, it would be a • possibility for the near future to go with the Planned Building Group. He would be most appreciative for approval again this year and also the 4-5 employees working the drive-thru will benefit with another e year. Chairman WALKER said at times there is a garden hose connection there and asked if that is part of Putt-Putt's setup for maintaining their grass out front, and Mr. Colip said yes, that is Putt-Putt's way to water the island out front. Chairman WALKER asked if the landscaping pad would be included and Mr. McCartney answered yes, it would be calculated in with the requirement. Board Member THIESSEN asked over the past year have there been any complaints or problems, and Mr. McCartney replied no written or verbal complaints have been received. Board Member THIESSEN wanted to know if there has been any complaints with the multi-family apartments, and Mr. McCartney replied no. No further questions were asked. Motion was made by Board Member ABBOTT that Case No. • TUP-96-5, an application by John Colip, be APPROVED for the following reasons: • WB'EAT MIDGE BOARD OF ADJQSTMENT Mla~uiaS OF MEETING: Juae 27, 1996 Page 4 1. There has been no negative outcome related to the nine criteria. 2. Staff concludes that a temporary use at this location has not had any detrimental impact on the surrounding property owners and continues to be operated in accordance with the original findings. 3. Since the property is located within the Wadsworth corridor Master Plan, staff would not support an approval of a permanent location on this site. WITH THE FOLLOWING CONDITIONS: 1. The Temporary Use will remain as it has within the last year and not expand its uses in any way, shape, or form. 2.' The consideration applied by the Board is based upon logic that this is clearly an interim temporary use. It will not be considered permanent nor used as a basis for future temporary requests. 3. As this is the third year for this request and in consideration of staff's conclusions, minimum landscaping shall be installed to meet permanent • requirements not to include parking or street tree requirements. Board Member ECHELMEYER feels landscaping would be a hazard of any kind. Cars are going on both sides of that building, and they would have to break up the macadam to put something in there and it would be awful easy to hang up a car going through. Board Member ABBOTT replied the way he stated it would mean that it would be permanent landscaping for a kiosk type of operation, whatever the code would require. The code would have to consider that traffic has to move in or out or the applicant couldn't do business. It may be that the minimum requirements are nothing more than some sort of a built up area with a barrel of flowers. He asked staff because of the size of the occupancy and configuration of the lot, if this was approved, how would staff see that requirement on landscaping. Mr. McCartney replied it would not need a building permit as it would go on the conditions placed in the motion and the property would then be inspected. The applicant could come in and work with staff to see what is required for landscaping on this kiosk. They do not really need to consult with staff unless the landscaping feature would be elevated. • • WSEAT RIDGE BOARD OF ADJ[TSTMENT MILVV16$ OF MEETING: Juae 27, 1996 Page 5 Board Member ECHELMEYER suggested hanging pots of flowers off of the building because he is afraid if they go down on that macadam, they are asking for trouble with automobiles. Board Member ABBOTT said how about something that says that related to the minimum requirements the board would expect that the applicant go in and work with staff to meet workable landscape requirements. Leave it to staff to exercise judgement and know that the facility has to be workable and the landscaping cannot make it non-workable and be acceptable. He said he could change the language to say 'the applicant needs to come in and work with staff to reach minimum standards'. Board Member ECHELMEYER asked staff if they see any problem with landscaping around the building, and Mr. McCartney said not necessarily around the building, they are more concerned with the visual impact of trees near the ingress and egress onto Wadsworth Boulevard. Board Member ABBOTT said he excluded street trees from the motion. Mr. McCartney added the applicant could possibly go in and • make a box planter in front of the kiosk and not disrupt the flow of traffic around the it and having more of a frontal landscaping. Board Member ECHELMEYER asked if cars have to pull up to that drive-in window and the driver reach across, and Mr. McCartney said he is not too sure of the traffic flow, but as far as the condition, staff can state that they don't require a permit for landscaping but that landscape needs to be included and consulted about with staff. Board Member ABBOTT said his intent is that this is the third year for this applicant, and staff said if he came back the 4th or 5th year they would recommend approval for a TUP but not for anything permanent, so he can't put in a condition that will apply for a anything permanent. However, at the end of three years the applicant should begin to kind of meet the minimum standards in recognition of the reality of how long he has been there. 3. The applicant shall work with staff in meeting minimum landscaping. Motion was seconded by Board Member ECHELMEYER. Motion for approval carried 5-0. Resolution attached. • • WSEAT RIDGE 8OARD OF ADJUSTMENT MINDTES OF MEETING: Juae 27, 1996 Page 6 B. Case No. TUP-96-7: An application by 4 X 4 Incorporated for approval of a Temporary Use Permit to allow a vehicle storage area on a property zoned Restricted-Commercial and Residential-Two and located at 12200 W. 52nd Avenue. Susan Ellis presented the staff report. All pertinent documents were entered into record, which Chairman WALKER accepted. Board Member ECHELMEYER wanted to know where has the fence been allocated, and Ms. Ellis replied wherever they have decided to put their storage. If it is in a large area, everything needs to be enclosed by a 6' fence. This would be on the north, south and west, and it would be up to the Board to decide whether or not they need to put up fencing to the east. There is nothing to the east except a vacant lot, and our main concern is to shield it from W. 52nd Avenue and the businesses and homes. Board Member ECHELMEYER said there are units now by 52nd Avenue up above the same property, and Ms. Ellis said yes, the applicant currently has their storage there now with a • temporary meter. Board Member ECHELMEYER asked if there could be a 6' fence put up facing W. 52nd Avenue, and Ms. Ellis said they could if it was set back 30', which most of their storage and equipment is set back quite a bit farther than that. Board Member ECHELMEYER said it would necessitate gates if they have to come through the upper entrance, and Ms. Ellis if the Board decides to force them to put up fencing along the east, then yes, they may have to put up gates. She added basically what staff is proposing is a 6' fence creating a barrier around the north, south and west sides. This is a rough draft, and Ms. Ellis is sure the applicant would like it different but it is just to give the Board an idea. They would have to move the storage down a little farther to their entrance and enclose it with a 6' fence. Across the east side put some sort of a berm or split-rail fence to make sure their drivers use those entrances and exits properly. Board Member ECHELMEYER said right now the applicant has a semi with a tractor on that site and to jockey that thing around with a lot of fencing is putting a hardship on the use of the lot. Ms. E11is said it is a very large lot and they are actually set back quite a ways from the home now. . There is a large tractor-trailer rig with a backhoe on the back of that and they maneuvered it quite easily in and out. • W8EAT RIDGE BOARD OF ADJIISTMENT MIND'TES OF MEETING: JuIIe 27, 1996 Page 7 Chairman WALKER questioned if the house numbered on W. 52nd Avenue and what is on the corner of Ward Road, Ms. Ellis said yes the house is numbered on W. 52nd. There is a gas station on the corner; Circle Mart or something. Chairman WALKER feels a 6' fence is like swatting at a knat with a bullwhip because the trailers are 8-10' tall and it seems like a waste of time putting up all that fencing. Ms. Ellis said the 6' fence would shield a lot of the activity that goes on and any storage or other items on the ground. The primary reason is not only to shield the vehicles but tc also shield the majority of the activity. Board Member ABBOTT stated he could understand the fence on the north and west sides, but he cannot see why the fence on the east because of what is adjacent to it and asked why isn't staff allowing them to expand to the south with this storage, Ms. Ellis replied they could expand all the way to the south if they choose, however wherever they go has to be screened with the fence. They have storage on the property but she has heard that other people are dumping on the property also. She noted there is a lot of storage back in • the corner. Board Member ABBOTT asked if they leave the entire eastern side open with no fencing, maybe bollards or jersey barriers, what purpose do the delineated ingress and egress pathways serve, and Ms. Ellis said the biggest purpose is safety. There are a lot of office buildings and workers that use this on a daily basis along with other large trucks. Typically, if there is an egress/ingress people know where to watch, it helps to define it a little more and it also makes for a neater area. Board Member ABBOTT said from a Code Enforcement standpoint if that condition is put in as a safety issue and they continue to expand to the south, will they need another ingress/egress and does staff want the Board or themselves to decide where the ingress/egress location will be and to insure they bring in a plan to finalize. Ms. Ellis said it can-be left up to the applicant, it does not matter to staff as long as it is delineated so the public knows where to expect vehicles to go in and come out. If the applicant chooses to put them close together and then decides later to move further south on the site then staff can work with them on possibly having more. • If the applicants are required to put up a fence Ms. Ellis doubts if they will move it as this is just a one-year . WHEAT RIDGE HOARD OF ADJIISTMENT MiLVUrr.S OF MEETING: Juae 27, 1996 Page 8 Temporary Use Permit and they will probably build what they need now and not expand after that. Chairman WALKER asked is the existing building on the other site plan part of the WZ-84-6 portion of that layout, and Ms. Ellis answered yes. Board Member THIESSEN wanted to know what percentage of the land would be allowed to be used for storage, and Ms. Ellis said staff would like to see the storage farthest east and north and it would be up to the Board to choose the limitations. As far as staff is concerned and the ordinance, they can use all they want unless a stipulation is placed on the use. Board Member THIESSEN said it states the vehicles are driven off in the a.m. and brought back in the p.m., does that mean all-of them and is it constantly during the day and how many are out there, and Ms. Ellis answered she has seen just the storage trailer at times only to 2-5 trucks. It is basically just a site where they can go to, as they are working at another place that does not allow them to store their construction vehicles. They have different vehicles coming and going so it really varies. Board Member THIESSEN was wondering if there is a specific project in the area, and Ms. Ellis said originally they had hoped to keep this vehicles there for quite some time, but the ordinance and zoning prohibits that. Ms. Ellis believes this is temporary and they will be looking for a permanent site and they did consider that before applying for this temporary permit. Board Member MAURO asked since this is a private drive, do they have right-of-way into that drive so there will be no problems, and Ms. Ellis replied yes. Board Member ECHELMEYER said he hates to belabor the fence, but the address is 52nd Avenue and that means if one puts up a 6' fence it will have to be back 30' from the property. If that is done it will change the point of entry into the property and also make a problem for the operator moving traffic in and out, and Ms. Ellis said the point of entry for them is 30' back now. He asked then what can they do with the other 30', and Ms. Ellis answered it would be open and vacant and they could not use it. . Board Member ECHELMEYER said he could see the 6' fence on the west to protect the one home and property, and Ms. Ellis . WHEAT RIDGE BOARD OF ADJUSTMENT MINUTES OF MEETING: Juae 27, 1996 Page 9 added it is a recommendation from staff, not a requirement, so it is up to the Board. It is mostly for screening from view on 52nd Avenue because there are some residential homes on that street. Board Member ABBOTT asked if they are trying to screen the home on the west, then the piece that doglegs out is Jolly Rancher and normally an industrial use is not required to be screened from another industrial use. He added actually staff would want that little piece of land running east/west fenced, and Ms. Ellis answered yes, if they choose to put storage back there. He .asked if the applicant didn't fence that piece would any resident be impacted by that, and Ms. Ellis said no, and they may choose not to do that. The applicant will try to keep the fencing expense at a minimum since this is only temporary. Board Member THIESSEN said to the north was Valley Water and one residential home and asked Ms. Ellis to point them out to her. Ms. Ellis pointed out all properties and said all of the activity is visible to them, however there has been no complaints as yet. • No further questions were asked of staff. The applicant, Tom Hobson, said they do need a place to park - their trucks and plan on this being temporary for one year. Board Member ABBOTT asked if there would be any reasons why they couldn't meet staff's requirements, and Mr. Hobson replied no, not at all. They are trying to keep things downsized as much as possible and in a minimum area as possible_ No further questions were asked. Motion was made by Board Member ABBOTT, that Case NO. TUP-96-7, an application by 4 x 4 Incorporated, be APPROVED for the following reasons: 1. The vehicles are currently stored on the property and staff has not received any complaints. The primary uses within the vicinity are industrial and staff believes persons working in the area are accustomed to this type of activity. 2. This is a large piece of property and the storage should not affect the light and air or cause • significant air, water or noise pollution or cause drainage problems in the area since no structures are being proposed. • WSEAT RIDGE BOARD OF ADJUSTMENT MINUTES OF MEETING: Juae 27, 1996 Page 10 3. The vehicles will be parked on private parking at all times and will not be allowed to park within City right-of-way or private entrances. 4. Storage will be buffeted and set back from adjacent properties. WITH THE FOLLOWING CONDITIONS: 1. The permit will be for storage only. The vehicles will be driven off the lot in the a.m. and brought back in the p.m. The trailers will remain on the lot for purposes of secured storage of materials used off-site. The daily operation of the business will be conducted from another location. 2. The portion of the property being used for storage shall be screened by a 6' opaque wall or fence on the north and west boundaries so as to minimize visibility to adjacent residential property and right-of-way. 3. For reasons of safety of other users of the parcel, entrances and exits shall be physically delineated with • some sort of a barrier acceptable to staff. 4. The portion of the lot being used for storage in the entrance and exits shall have road base laid to help prevent erosion and the tracking of mud and dirt onto the paved driveway and right-of-way. Board Member ECHELMEYER asked if Board Member ABBOTT would entertain a motion for a 4' fence along 52nd, thereby opening up the remaining 30' for the applicant to do anything he wants with the property and still give some degree of off-street privacy to the lot as well for the people driving up and down 52nd Avenue. Let the 6° fence remain on the west side, stay within our guidelines of 4' on the frontal address, and still give the applicant the opportunity of having 30 feet. Ms. Ellis spoke saying the 4' and 6' fence is not relevant, but the 30' setback also helps to prevent vehicles from being parked in that 30 feet. In the entrance it would prevent possible sight obstructions if large vehicles got parked within that 30', and people would have a hard time seeing to pull out of the entrance and exit. The 30' would also push all the storage back so everyone would have a clear view of 52nd Avenue. It is a substandard street and a • little narrow and sometimes it can be difficult to see around, so that is also the purpose of the 30' setback. • WHEAT RIDGE BOARD OF ADJIISTMENT ffi.i.avvicS OF MEETING: Juae 27, 1996 Page it Ms. Ellis said the 4' and 6' is up to the Board, but staff would prefer they do not have any storage in that 30 feet anyway. Board Member ECHELMEYER asked if the applicant knew that, and Ms. Ellis replied she does not think they have anything in that 30' anyway. They have more room than they need and probably will not use half of that property anyway, so they can move everything farther south if they need to without causing any undue hardship. Board Member ECHELMEYER asked if they should ask the applicant, and Board Member ABBOTT replied he already asked the applicant if he had any problems with meeting staff's recommendations and he said no. Board Member ABBOTT said Ms. Ellis makes a good argument for the sight triangle and with the amount of property they have there is no reason the applicant shouldn't shift to the south. In bringing a tractor-trailer in, the applicant could not make a turn sharp enough to get himself in within that 30' anyway. Chairman WALKER asked how far is the house set back on 52nd, and Ms. E11is said it is a good 75-100' off of 52nd Avenue. Board Member ECHELMEYER said he would withdraw his suggestion. No further discussion. Motion was seconded by Board Member MAURO. Motion carried 5-0. Resolution attached. C. Case No_ Ti7P-9h-8: An re-application by Second Storage for approval of a Temporary Use Permit to allow an office/professional use and storage on a property zoned Agricultural-One and located at 4590 Kipling Street. Sean McCartney presented the staff report. All pertinent documents were entered into record, which Chairman WALKER accepted. Chairman WALKER said the portable buildings that were on the east end are not there now, and Mr. McCartney replied the site plan he was given is from the prior request so he is not for sure if all of the storage sheds are still there, and Chairman WALKER said that is still an option and not a fact, and Mr. McCartney replied yes. • Board Member THIESSEN asked to be clear, if they do bring in these portable storage buildings then the screening • WHEAT RIDGE BOARD OF ADJUSTMENT MILYVI6$ OF MEETINGS Juae 27, 1996 Page 12 will be asked for, and Mr. McCartney answered the screening is for outside storage and not for anything interior. If they opt for outside storage it must be screened with a 6' fence. No further questions were asked of staff. The applicant, Tom Malinson, was sworn in. He said they are still contemplating the storage, however, the site is working the way they intended it to from the beginning so they just plan on continuing to do that, and maybe come back and visit us every year. Board Member THIESSEN asked if there was anyone living on that site, and Mr. Malinson answered no. No further questions were asked of the applicant. Motion was made by Board Member ABBOTT, that Case No. TUP-96-8, an application by Second Storage, be APPROVED for the following reasons: • 1. The surrounding properties are commercial or multi- family, therefore, the request has not had a detrimental effect on the general health, welfare and safety and convenience of persons residing or working in the neighborhood. 2. This request has not adversely affected the adequate light and air or cause significant air, water or noise pollution or cause drainage problems in the area. 3. Since the Kipling Activity Center is on the Comprehensive Plan, staff would not support the approval of a rezoning on this site alone. One of the goals of the Kipling Activity Center is to establish a unified commercial activity center and this cannot be done by allowing piece-meal development. WITH THE FOLLOWING CONDITIONS: 1. All conditions set by the most recent, previous approval shall continue in force. 2. As the consideration applied by the Board is based upon logic that this is clearly an interim, temporary use and shall not be considered permanent or used as a • basis for future temporary requests. • WSEAT RIDGE BOARD OF ADJ[75TMENT MINUTES OF NESTING: Juae 27, 1996 Page 13 Motion was seconded by Board Member THIESSEN. Motion carried 5-0. Resolution attached. D. Case No. TUP-96-9: An application by Johnny Ketelsen for approval of a Temporary Use Permit to allow the storage of camper-trailer products for a property zoned Agricultural- One and located at 9870 West I-70 Service Road South. Sean McCartney presented the staff report. All pertinent documents were entered into record, which. Chairman WALKER accepted. Board Member ABBOTT wanted to know if the same conditions from the previous request apply to this one, and Mr. McCartney replied yes. Chairman WALKER asked where is the school in relationship to this property, and Mr. McCartney replied to the southeast. Board Member THIESSEN re-iterated there is agricultural and residential to the west and asked Mr. McCartney to point it • out to her on the overhang. Board Member ECHELMEYER stated the fence the applicant has now on the west stops at the R-C1 south line and asked if he is going to finish it all the way to the end of the property, and Mr. McCartney said he believes so but to ask the applicant again. Board Member ECHELMEYER asked about the southern end of that fence, and Mr. McCartney replied-what was asked is that the site be surrounded by a 6' fence from all sides. Board Member THIESSEN asked if the existing RV storage lot is being used with a Temporary Use Permit now, and Mr. McCartney answered no, originally in 1993 it was zoned to a Planned Commercial Development to allow the storage. Board Member THIESSEN asked by granting the Temporary Use Permit will it hinder the case for rezoning, and Mr. McCartney said no. The reason for the Temporary Use Permit is because they are currently looking to rezone, so this would just allow them to use it as a temporary basis until it is rezoned. Board Member THIESSEN asked if their rezoning was in the works right now, and Mr. McCartney replied he is un- • knowledged on that one because this was not his case. He is assuming yes, but again to ask the applicant that question. • WHEAT RIDGE HOARD OF ADJUSTMETiT MINiJTES OF MEETINGe June 27, 1996 Page 14 No further questions were asked of staff. Chris Porter, attorney for the applicant, was sworn in. Mr. Porter said they were at the City three years ago for an ODP and rezoning. Since then they have picked up more ground because they were under contract to buy it. Mr. Porter said Mr. Chado could not deliver title and could not get the mortgages paid off and then they found out the school board had foreclosed on the ground so they were able to consummate the purchase of that land. They got the PCD for the ground but have not filed for the rezoning as of yet because they have some thoughts and ideas on how they might be able to still expand a little bit more and buy a little more ground before they come in and go through the process. However, that is eminent within the next six months. Mr. Porter continued saying Ketelsen Campers has been in Wheat Ridge for about 11 years and are growing aggressively and the need is strictly for placement of their inventory. He said sometimes storage has ugly connotations, but this is • virtually all new inventory and virtually all very low folding campers that are pulled behind the vehicle. The 6° fence really precludes view and really is effective. In 1993 in anticipation in coming for the first TUP, Mr. Porter personally went over and met with the principal of Pennington School and asked her to gather a dozen of her kids to talk about the issues and examples of fencing and what would look clean. They did not want a wooden fence for splinters and such, so they agreed and did exactly what the school wanted. They wanted a 6' high fence with screening into it. At that time they were kind of mixed as to the slats or the green netting, but as it turned out the netting really did not hold up too well. It seems at this point what seems to be most durable and safe and pleasant to the eye is the slatting that goes into it, and that is what they have done. Mr. Porter said in fact most of the parcel is already fenced as he speaks. They have not fenced the southern portion but they have ordered materials and it should be wrapped up in the immediate future. They are expecting as soon as possible to firm up what land will be acquired, and then get back in and get it rezoned. Board Member ECHELMEYER stated he would like to compliment the owner as this is the neatest trailer lot in all of Wheat Ridge and probably Denver included. This is a nice . operation and he thinks the owner can be proud of it. • WSEAT RIDGE 80ARD OF ADJUSTMENT MINUTES OF MEETING: Juae 27, 1996 Page 15 • Mr. Porter said thank you and added they are trying to do it right and that is also why they are doing a good job to make sure it all works together. No further questions were asked of the applicant. Motion was made by Board Member ABBOTT, that Case No. TUP-96-9, an application by Ketelsen Campers, be APPROVED for the following reasons: 1. No changes to the property would occur aside from the screening. The proposed vehicle storage lot should not negatively affect the general health, safety, and welfare of the persons residing or working in the area. The Arvada Fire District has reviewed the proposal and can provide fire protection. 2. There is no structure proposed in the area. 3. The lot will be all weather surfaced. The existing permeability will remain the same and therefore, will not have a negative effect on drainage in the area. 4. Based on the criteria, staff has concluded that use of the property as a recreational vehicle storage lot will not affect the general health, safety or welfare of persons in the area and that it should be compatible with adjacent land use. 5. The applicant stated they expect to apply for a rezoning and site plan approval on the parcel and this use is an extension of the current storage lot. WITH THE FOLLOWING CONDITIONS: 1. The lot will be surrounded with a 6' high screening fence and shall be the type and design approved by the principal of Pennington Elementary School. 2. The lot shall be surfaced with an acceptable all weather surface. • Board Member ECHELMEYER said the present lot is a dirt lot with grass and asked if that is an acceptable surface, and Board Member ABBOTT replied he thinks for the permeability issue it should be gravel or road base. If they went to concrete or asphalt it would affect the permeability and the applicant would have to create a drainage solution. . WHEAT RIDGE BOARD OF ADJUSTMENT MINUTES OF MEETING: Juae 27, 1996 Page 16 Mr. Porter said crushed road base is where they are now and it should be graveled almost before they are done here this evening. Board Member ABBOTT said he used the term 'all weather' because the statement regarding permeability precludes them from using asphalt or concrete without drainage provisions. Chairman WALKER added road base still maintains permeability. Mr. Porter added it will be largely gravel with some road base and it should not be a problem because they did not want to end up with mud back there. Board Member ECHELMEYER said since the fence on the west is a better fence than on the east, wouldn`t the applicant want to go completely with the fence on the west rather than the approval of the school, and Mr. Porter said they would prefer to do the chain link fence with the slats and when they met with the school they said either one is okay. They tried the green netting and it truly is not working out so they prefer slats for the screening. Board Member ABBOTT said he imagines the principal would • agree since they are the ones that are looking at this fence. Mr. Porter said he tried to reach the principal a couple of times, but it is summer obviously and he cannot get hold of anyone. Board Member ECHELMEYER said why restrict this to someone's approval who has a fence that is satisfactory now so why not let him put up the fence he wants. Board Member ABBOTT said at the last request he thought the school district showed up to the meeting, and Mr. Porter said they met with the school before the Board meeting. The slats have not been approved by the school but has proven out over time to be far better than the netting. Randy Ketelsen spoke and said the slatting has been fine and it is their preference to spend about four times the cost of the green to make it look impeccably nice with the slats. He would like to take the green down all along and go with the-slats but their desire to have it look as nice as it can. Then fence has been wind damaged but not kid damaged. Discussion how it would be installed and quality of the fence regarding safety followed. Board Member ABBOTT said he does not see why the school would object to the fence but felt they should leave the safety issue up to the principal. Board Member ECHELMEYER • noted they are not here tonight. That was three years ago and the applicant has demonstrated that he is willing to put up a good fence. • WHEAT RIDGE HOARD OF ADJIISTMENT MIi~~ic.5 OF MEETING: Juae 27, 1996 Page 17 Board Member ABBOTT said he is willing to re-word the motion if the Board would accept their own judgement relating to safety. He re-worded the motion to read: 1. The 6' fence will match the appearance and construction of the existing fence which borders the existing lot on the western perimeter. Motion was seconded by Board Member MAURO. Motion carried 5-0. Resolution attached. 5. CLOSE THS PD'BLIC HEARING 6. OLD BIISINESS A. Discussion regarding the billboard on 10501 W. I-70 Service Road North. 7. NEW BIISINESS A. Discussion followed regarding the new voting ordinance. B. Approval of Minutes: May 23, 1996 Motion was made by Board Member MAURO, seconded by Board Member ABBOTT, that the minutes of May 23, 1996, be approved as amended: Page 5, paragraph 3, line 7: Change the word 'so' to 'though'. Page 6, paragraph 6, line 3: Add in the word NOT to make the sentence read "he believes they will not be able" Page 7, paragraph 5, line 7, and in the resolution: In #2 change the word 'intent' to 'intend'. Page 13, paragraph 5, line 5: Change the word °set' to °sat°. Page 14, paragraph 4, line 5: Change the word 'whole' to 'hole'. Page 15, paragraph 3, line 1: Change the word 'contruced' to 'constructed'. Page 24, paragraph 4, line 13: Change the word 'sight' to 'site'. 8. Motion was made to adjourn the meeting and carried. Meeting adjourned at 9:31 p.m. ~Y ~y.~_C~~~~ Mary L•u~k~apla, Secretary B O A R D O F A D J U S T M.E N T PUBLIC FORUM ROSTER Sune 27, 199.6 THIS IS THE TIME FOR ANYONE TO SPEAK ON ANY SUBJECT NOT APPEARING UNDER ITEM 3 OF THE PUBLIC HEARING SECTION OF THE AGENDA. Name and Address Please Print •