Commission recommends approval of Turf Master LLC variance for Ponca Road with conditions on future residence use

The El Paso County Planning Commission voted 9-0 to recommend approval of variance of use VA248, which would allow Turf Master LLC to operate a contractor's equipment yard at 7695 Ponca Road, and to forward the recommendation to the Board of County Commissioners.

Planning staff described the request and the review process. Lisa Elgin, project manager, said the property is zoned RR-5 (Residential Rural) within the Commercial Airport Overlay District; a contractor's equipment yard is not an allowed or special use in that district, so the applicant applied for a variance of use. Elgin said no neighbors had contacted the office in writing and that the application area had been posted; she noted the applicant proposed three pole barns and that areas proposed for vehicle movement would be graveled.

Engineering staff said a traffic study was not required because the applicant's letter of intent estimated approximately 50 daily trips, below the county threshold. Daniel Torres, engineering, added that the property is in the Sand Creek drainage basin and that a drainage report will be required with the subsequent site development plan.

Applicant representative Nina Ruiz said the owner met with each adjacent neighbor before submitting, and the proposal calls for storing equipment inside the new buildings so there would be no outside storage. "They felt comfortable with all of his equipment being stored inside, and that the buildings essentially screen where most of the activity will take place," Ruiz said.

A nearby resident, Chris Martin, spoke in public comment and asked whether landscaping materials or chemicals could affect the creek behind the property. Staff and the applicant said stormwater review and the site development plan will address those concerns; engineering and stormwater reviewers will enforce controls to protect Sand Creek.

Commissioners discussed compatibility with the surrounding area, notification (staff said notices were sent within a 500-foot radius and 14 notices were mailed), enforcement, and whether granting the variance would allow the owner to live in the existing house on the property in the future. Planning staff and county counsel clarified that a variance or a special use is typically treated as an additional principal use on the property and that the owner would still have to meet applicable administrative or special-use requirements to establish a rural home occupation if they later choose to reside on-site. To avoid ambiguity, commissioners added a notation in the motion spelling out that the approval is understood to allow the property owner to live in the existing residence in the future.

Commissioner Trowbridge moved to recommend approval with two conditions, four notations and an added fifth notation regarding the owner's ability to live in the house on the property; Commissioner Fuller seconded. The motion passed 9-0 and will be transmitted to the Board of County Commissioners for their consideration.