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Home My WebLink About04/21/2011City OF l Wheat�idge PLANNING COMMISSION AGENDA April 21, 2011 Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning Commission on April 21, 2011, at 7:00 p.m., in the City Council Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado. Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Wheat Ridge. Call Heather Geyer, Public Information Officer at 303 -235 -2826 at least one week in advance of a meeting if you are interested in participating and need inclusion assistance. 1. CALL THE MEETING TO ORDER 2. ROLL CALL OF MEMBERS 3. PLEDGE OF ALLEGIANCE 4. APPROVE THE ORDER OF THE AGENDA (Items of new and old business may be recommended for placement on the agenda.) 5. APPROVAL OF MINUTES — April 7, 2011 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda. Public comments may be limited to 3 minutes.) 7. PUBLIC HEARING A. Case No. ZOA- 11 -02 An ordinance amending Chapter 26 concerning Urban Agriculture. 8. STUDY SESSIONS A. Potential Rezoning of 11100 W. 38 Ave. B. 38 Avenue Corridor Plan 9. ADJOURNMENT - ,/I( 1� City OF W heat ridge PLANNING COMMISSION Minutes of Meeting April 7, 2011 1. 2. 3. 4. 5. CALL THE MEETING TO ORDER The meeting was called to order by Chair BUCKNAM at 7:00 p.m. in the City Council Chambers of the Municipal Building, 7500 West 29` Avenue, Wheat Ridge, Colorado. ROLL CALL OF MEMBERS Commission Members Present: Alan Bucknam Tracy Guildner Dick Matthews Scott Ohm George Pond Commission Members Absent: Staff Members Present: PLEDGE OF ALLEGIANCE Anne Brinkman Marc Dietrick Steve Timms Ken Johnstone, Community Development Director Meredith Reckert, Senior Planner Tim Paranto, Public Works Director Gerald Dahl, City Attorney Ann Lazzeri, Recording Secretary APPROVE THE ORDER OF THE AGENDA It was moved by Commissioner MATTHEWS and seconded by Commissioner POND to amend the order of the agenda to move Item A (Case No. ZOA- 11 -03) to Item D. The motion carried 5 -0. APPROVAL OF MINUTES — March 17, 2011 It was moved by Commissioner MATTHEWS and seconded by Commissioner OHM to approve the minutes of March 17, 2011 as presented. The motion carried 4 -0 with Commissioner GUILDNER abstaining. Planning Commission Minutes 1 April 7, 2011 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda. Public comments may be limited to 3 minutes) No members of the public wished to speak at this time. 7. PUBLIC HEARING A. Case No. WZ -11 -01 (Addendum to original PC action): An application filed by Cabela's Retail Inc., Coors Brewing Co. and Jefferson County for approval of zoning for right -of -way being annexed into the City by Case No. ANX- 11 -01. This case was presented by Meredith Reckert. She advised the Commission that proper noticing had taken place and there was jurisdiction to hear the case. A portion of the property being annexed (2.7 acres) is remnant right -of -way owned by the Colorado Department of Highways. The applicants for Clear Creek Crossing have no interest in including this piece in the overall development plan, although it makes sense for the City to incorporate it. It was moved by Commissioner POND and seconded by Commissioner OHM to recommend approval of A -1 zoning on a 2.7 acre parcel owned by CDOT located north of 4105 Youngfield Service Road for the following reasons: 1. The parcel location is under consideration for annexation and zoning must be approved within 90 days. 2. The parcel is used for right -of -way purposes and is not being incorporated into the Clear Creek Crossing development. 3. Other right -of -way in the I -70 corridor is zoned A -1. The motion carried 5 -0. B. Case No. WZ -11 -02 (continued from March 17, 2011): An application filed by Cabela's Retail Inc., Coors Brewing Co. and Jefferson County for approval of a Specific Outline Development Plan for property zoned Planned Commercial Development (PCD) and located at 4000 Cabela Drive and 4105 Youngfield Service Road. Prior to her presentation, Ms. Reckert introduced Tim Paranto, Public Works Director and Ken Johnstone, Community Development Director. Mr. Johnstone assured the Commission that previous approvals related to the environmental assessment will be fully implemented. The traffic study demonstrated that capacity improvements being constructed as part of the development project will fully accommodate the new development scenario. Planning Commission Minutes 2 April 7, 2011 Ms. Reckert entered all pertinent documents into the record and advised the Commission there was jurisdiction to hear the case. She reviewed the staff report and digital presentation. Staff concluded that a Concept ODP with the Design Standards Pattern Book was recommended for approval by Planning Commission and all development within the Clear Creek Crossing project must be compliant with these documents. While a recommendation of approval was given for the Specific ODP, staff recommended several conditions that would ensure compliance. Commissioner POND asked about the call for extensive landscaping on the north side of Lot 1. Ms. Reckert explained that Cabela's intends to make this an amenity as part of the development and has agreed to work with the city's parks naturalist to develop an appropriate design. In response to a question from Commissioner BUCKNAM, Mr. Paranto explained that the large new water quality pond to the west is the primary treatment facility for all the wastewater. There is a small area on the east side of the project where water will come into a small pond proposed behind the Cabela's store. Commissioner BUCKNAM asked if additional changes to the Clear Creek Trail would take place when the overpass over Cabela Drive takes place. Mr. Paranto explained that there will be a ramp from Cabela Drive to access the trail which will be lowered slightly to go under the street. Dennis Armstrong Cabela's Mr. Armstrong stated that the multi -modal means of going through the project has been established and connections to the trail will be a strong amenity for the community. In addition to commitments fulfilled by Cabela's, there has been a real consistency to the project. He requested a favorable recommendation from the Planning Commission to enable the next step to take place. He expressed appreciation to the city staff and members of the community for the time and consideration that has been given to planning this project. Noel Cupkovik Cupkovik Architecture Mr. Cupkovik presented site plans for Lot 1.1 including exterior elevations for the Cabela's building planned to be 130,000 square feet in size. He reviewed building materials and lighting plans to be used as well as Cabela's sustainability strategies for the site. Shad Vermeesch VR Architecture Mr. Vermeesch presented the site plan for Lot 5.1 that includes a Wa1Mart building proposed to be 177,535 square feet in size on 17.86 acres. He reviewed Planning Commission Minutes 3 April 7, 2011 locations for two pedestrian crossings as well as vehicular access to the site. He pointed out a grade change of approximately 30 feet on the east side of the site with a 50 foot landscaping area. There is a grade change of 24 feet along the residential area to the south. He presented the hardscape plan and amenities for the entrance of the building and reviewed the unifying elements that meet requirements of the pattern book. He presented exterior elevations of the building and the lighting plan for the site. He reviewed Wa1Mart's sustainability strategies for the site. Karen Blumenstein THE Realty Ms. Blumenstein presented an overview of THE Realty, a private real estate development company that holds property for the long term. She stated that THE owns, manages, leases and operates its properties and is excited about being - a member of the community. Christopher Kenton SEM Architects Mr. Kenton presented proposed site plans for Lots 2.1, 2.2, 2.3, 2.4, 3, 5.2 and 5.3. He presented proposed elevations for potential development of future tenant buildings in the project and demonstrated how they will meet standards set forth in the pattern book. He reviewed potential landscaping plans that will accommodate potential tenants while meeting all requirements of the development. He reviewed sustainable design elements. Ms. Blumenstein suggested two minor modifications to staff's suggested conditions. She requested that the matter of additional buffering at the northeast corner be addressed during the Final Development Plan process. Secondly, while painted concrete is not currently in the pattern book she suggested that it be added with the requirement that it have a textured finish. Carolynne White Land Use Counsel, Cabela's Ms. White summarized the request for approval of the Specific Outline Development Plan. She concurred with the staff report with the exception of the two conditions discussed by Ms. Blumenstein. Commissioner OHM referred to page 3 of the ODP and asked if the truck turn- around will eliminate landscape buffering. Mr. Cupkovik explained that it would touch a lot line and landscape edge and stated that he would take another look at the turn- around to make sure it complies. Commissioner OHM asked if a screening wall would be considered if a landscape buffer is not possible. Mr. Cupkovik replied that an appropriate type wall would be considered, perhaps some type of a vegetative wall rather than a hard wall. Planning Commission Minutes 4 April 7, 2011 Commissioner OHM expressed concern about the trash compactor located within 100 feet from residential property on the WalMart plan. Ms. White commented that the city's code and state law set forth noise standards that may not be exceeded when a commercial property abuts residential property. Mr. Vermeesch noted that there will be a solid wall surrounding the compactor. Further, the compactor will be used less frequently due to recycling measures planned by Wa1Mart. In response to a question from Commissioner POND, Mr. Vermeesch stated that Leadership in Energy and Environmental Design (LEED) certification will not be pursued. They will strive to incorporate many aspects of several sustainability systems rather than focusing on one individual system. Ms. White stated that this is also true for the Cabela's project. Commissioner POND referred to the applicant's request to amend the condition regarding the buffer on the northeast corner of Lot 2.2. Ms. Blumenstein clarified that there is a 10 -foot retaining wall, rather than a screening wall, along Clear Creek Drive. Buffering will depend upon the user. She was comfortable with a requirement for enhanced buffering with the type to be decided upon at the time of FDP. In response to a question from Commissioner POND, Ms. Blumenstein stated they are requesting an amendment to the pattern book to include painted concrete as a primary material. In order to avoid the appearance of a tilt -up building, a textured paint would be required. Mr. Kenton explained that concrete can be finished to resemble stucco and would not be perceived as textured paint. Commissioner BUCKNAM commented that he is in favor of using recycled materials and asked if the use of Trespa panels was included in the pattern book. Ms. White explained that the pattern book allows for some variation if staff feels it generally meets the intent of the pattern book. Mr. Johnstone responded that the specific building materials are being considered and may be approved during this specific ODP process. Staff would not necessarily recommend amending the Pattern Book to add painted concrete as a permitted material. In response to a question from Commissioner BUCKNAM, Mr. Kenton stated that maintaining painted concrete is actually easier than synthetic stucco. Painted concrete lasts longer over a period of time than stucco. CHAIR BUCKNAM opened the public hearing. Kevin Smith 3230 Oak Street Planning Commission Minutes 5 April 7, 2011 Mr. Smith read the following statement from the Committee of Concerned citizens of the City of Wheat Ridge in support for the meaningful incorporation of the Clear Creek Greenbelt into Clear Creek Crossing: "Over 30 years ago Wheat Ridge was designated Tree City USA by the Arbor Day Foundation. This designation is given to communities that strive to incorporate the natural environment into their public spaces. Wheat Ridge has held this designation every year since. The Clear Creek Greenbelt is one of the crown jewels of Wheat Ridge's open space system. On, just about any day thousands ofpedestrians and cyclists travel up and down the multi use bike path some traveling many miles. Clear Creek Greenbelt is a sacred place to those of us who worship the natural environment. Five years ago we first learned that Cabela's would build a 200,000 sq ft - corporate flagship, right here in our town. We dreamed of a truly unique facility, next to our cherished Clear Creek Greenbelt, with a water feature for fishermen to test their tackle and for boy and girl scouts to try out a canoe, maybe for the very first time. Many in the audience have driven over 200 miles to visit the Cabela's store in Sydney Nebraska and have shared this dream of a flagship store. The economy took a downward turn and economic concerns required Cabela's to downsize its plan to 130,000 sq ft and to bring in a partner with deep pockets to share the site. When we learned that Wal -Mart was to become the main anchor tenant the flagship seemed to have sailed away to be replaced by a big box floating upon a sea of asphalt among acres of parked cars. Concerned citizens visited the site and went to view the plans. Standing on our cherished greenbelt at the north side of the Cabela's site we looked to the south. On the left is a depression basin to catch parking lot runoff and on the right a loading dock 2 football fields long soon to be littered with idling semi trucks and trash dumpsters. It doesn't have to be this way. Citizens wish to incorporate our cherished greenbelt in a meaningful way. The citizens of Jefferson County own the land wish to build a gateway for those who arrive via the greenbelt. One citizen's vision is to fold the drainage basin into a water feature for testing a fly rod, and put it inside an open space park with acres of trees. Build a 20 ft tall retaining wall sloped with a small forest of tress along the north to screen the loading dock. Access Jeffco Open Space funds so Wheat Ridge and Cabela's don't have to carry the burden alone. Screen away the loading dock and above it put a balcony so that Cabela's customers on the second floor can watch wildlife, gold panners and fishermen on Clear Creek, and enjoy refreshments. Call it "Cabela's Park' if you like and nickname it `Gateway to the Rocky Mountains'. We may no longer have a flagship store but we can still have a Rocky Mountain Gateway Store. Planning Commission Minutes 6 April 7, 2011 Travel south from here along the eastern border of the Cabela's part of the project. The park can continue with a bike path separated from the road by a tall noise barrier. From here the trail travels through more trees, landscaping with benches and bike racks. As you turn west to face Cabela's main entrance on your left will be a forested greenbelt and on your right Clear Creek and the open space park. Cyclists can dismount and pedestrians and people in wheelchairs will never have to compete with cars What a lovely Gateway to Cabela's it could be. As the path continues south there must be curb cuts, bike racks and cross walks so that cyclists can visit not only Cabela's but also the mini anchors without competing with cars or being blocked by curbs. Continuing south along the trail toward Wal -mart you will see at least two trees for each car in view. Features along the whole stretch should incorporate lighting, curb cuts, fountains, trees, benches, picnic tables, bike rack, and red bikes from the bike share program. As you travel down the path to Wal -mart there must be more landscaping. This part of'the design calls for only 28% landscaping when other parts of the design required 30 to 40 %. Wal -mart must put in more trees and more landscaping to support our Tree City USA designation. We demand that City Council require Wal -mart to double that 18% and provide 36% landscaping and plant at least 2 trees for every parking space. They also can have their own park. This park will allow shoppers to spend more time shopping, allowing a place to rest and the children to play. It can serve as a monument to what a good corporate partner can do for a community. There is excess parking throughout the development. We wish to turn it into landscape areas with thousands of trees to support our Tree City USA Designation. From the highway you will not see an ocean of asphalt. You will see a modern shopping center among a of trees to grace our natural world. " Dan Lopp 10565 W. 32 Avenue Mr. Lopp stated that he is a Cabela's customer. He walks the area behind the proposed Cabela's store and is familiar with the wildlife in the area. He would like to see this wildlife area incorporated into the design. He liked the idea of a connection from the trail to the development. Users of the bike path should not have to look at the back side of Cabela's. He suggested that community volunteers work with Cabela's to enhance the area behind the store. Roxanne Runkel 3415 Alkire Way Ms. Runkel owns two acres of horse property directly behind the proposed WalMart. She expressed concern about the security of her property related to the WalMart location. She would like to have a substantial buffer, more than fencing or landscaping, to keep people from entering her property from the south and east Planning Commission Minutes 7 April 7, 2011 sides of the development. She invited Commissioners to visit her property to visualize the impact from Wa1Mart. She entered into the record a publication from the National Park Service regarding recommendations for reducing noise impacts. She also expressed concern about RV parking in the Wa1Mart parking lot. Commissioner MATTHEWS stated his understanding that there were fences on the south side of Wa1Mart. Mr. Armstrong stated the original ODP specifies screening requirements and those requirements have not changed. The wall adjacent to residential on the west will remain. Scott Christopher 2660 Gray Street Mr. Christopher stated that he was very excited about all the positive impacts this development will have on the community. He would like to see safe travel throughout the development including mass transit and bicycle access. Bike parking is very important. He would like to see alternatives to motor traffic encouraged. In response to a question from Commissioner BUCKNAM regarding ratio of bicycle parking, Ms. Reckert stated that bicycle parking requirements are 5% of required parking for buildings 15,000 square feet and under and 2% for buildings over 15,000 square feet. Commissioner BUCKNAM asked if there are any plans for RTD access to the development. Mr. Johnstone stated that RTD has expressed a willingness to discuss routes that would service this area, but nothing has been finalized. Ms. White stated that Cabela "s has also been working with RTD in this regard. Ron Kiefel 3893 Field Drive Mr. Kiefel owns Wheat Ridge Cyclery and echoed comments made by Mr. Christopher. As a business owner, he was excited about increased sales tax revenue to be generated by the project. He asked if there would be bike lanes along Cabela Drive. Mr. Paranto replied that there are no designated bike lanes on Cabela Drive or 40` Avenue. A speed limit has not yet been designated for Cabela Drive. In conclusion, Mr. Kiefel stated that he would like to see bike lanes included on Cabela Drive. Susan Motika 3651 Miller Ct. Ms. Motika commented that the number of parking spaces allotted in the development points to the need for shared parking strategies. She expressed concern about future tenants and did not want to see a proliferation of fast food Planning Commission Minutes 8 April 7, 2011 restaurants. While there is a need for increased tax revenue, she expressed concern about the selection of WalMart with their tradition of low wages and the lack of health insurance benefits for employees. Molly Hanson Live Well Wheat Ridge Coordinator Ms. Hanson expressed support for features that support a multi -modal transportation system. She asked if there would be space between the street and the 10 -foot wide multi -use path. Ms. White replied that there will be a 6 -foot landscaped zone between the path and the street. In working with city staff, it was determined that the 10 -foot width was adequate. Barbara Barry Applewood Valley Association - Ms. Barry asked the Commission to appreciate the nature of the Applewood community. She requested a correction on page 7 of the March 17 Planning Commission minutes to reflect that she disagreed with some of the staff report conclusions about the ODP but did not disagree with the ODP itself. There were two missing elements from the ODP presented on March 17: (1) a current commitment to required offsite roadway improvements; and (2) an approved traffic analysis showing how nearly double amount of developed floor space would be managed without causing new impact to the community. She appreciated that the first element has been addressed. The second element cannot be resolved until there is an acceptable final traffic analysis. She expressed concern that the total traffic entering and leaving the development will increase 36% over the amount predicted in the 2006 traffic analysis. This significant increase requires special attention to prevent impacts to the neighborhoods. She requested enhanced communication. In response to a question from Ms. Barry, Mr. Kenton stated that Wa1Mart auto service center is not included in the plan. It was moved by Commissioner OHM and seconded by Commissioner POND to recess the meeting at 9:30 p.m. The motion carried 5 -0. (The meeting was recessed from 9:33 p.m. to 9:44 p.m.) In conclusion, Ms. White stated that many issues discussed this evening were already addressed in the original ODP and some will not be dealt with until the time of Final Development Plan. She noted that the Wa1Mart site meets the standard of 18% landscaping that has already been approved. She stated that Cabela's does not want to wall off the trail but have a blending of vegetation to create a more natural environment. In regard to parking, she commented that maximum parking requirements are not set forth in the city code or the ODP. However, the parking proposed for Cabela's and Wa1Mart is necessary for use at peak times. Planning Commission Minutes 9 April 7, 2011 Angela Milewski BHA Design Ms. Milewski addressed the buffering on the north side of Cabela's adjacent to Clear Creek. She noted that the building will have four -sided architecture making the north side of the building very attractive. The existing vegetation will remain along Clear Creek and also along the secondary drainage area. This is considered an amenity to the project. A solid wall is not being proposed. Chris Fasching Felsburg, Holt & Ullevig Mr. Fasching addressed the 32 " Avenue and Youngfield situation. The increased density will create increased traffic. However, there will be an increase in capacity in both directions where 32 Avenue passes under I -70. There will be double left turns at 32" and Youngfield. There will be an added capacity at this intersection of 40% while there is an anticipated increase of 20 -25% increase in traffic. There will also be four ways to enter and leave the site. Commissioner POND expressed concern about landscaping around the water quality ponds. Ms. Milewski explained that she is working with city staff to develop an appropriate plan to provide a natural setting for the area. A direct extension of the trail will connect to the east side of Cabela Drive. In response to a question from Commissioner BUCKNAM, Mr. Paranto stated that a CDOT right -of -way permit could include a requirement for landscaping. Chair BUCKNAM asked if others present wished to address the matter. Hearing no response, he closed the public hearing. It was moved by Commissioner POND and seconded by Commissioner GUILDNER to recommend approval of Case No. WZ- 11 -02, a request for approval of Planned Commercial Development (PCD) Specific ODP on Lots 1.1, 2.1, 2.2, 2.3, 2.4, 3, 5.1, 5.2 and 5.3 within the Clear Creek Crossing Concept Outline Development Plan for the following reasons: 1. All requirements for a PCD Specific Outline Development Plan have been met. 2. The proposed Specific ODP is consistent with the development regulations established in the Clear Creek Crossing Concept Outline Development Plan and Design Standards Pattern book. It was moved by Commissioner POND and seconded by Commissioner MATTHEWS to amend the motion to change Condition 1 to read as follows: On the Cabela's site (Sheet 3) extensive landscaping be designed and installed along the rear of the building with a_focus on screening views and activating the space between the rear of the building and the greenbelt and users of the Clear Creek Trail and Clear Creek Crossing. Planning Commission Minutes 10 April 7, 2011 The motion carried 5 -0. It was moved by Commissioner POND and seconded by Commissioner OHM to amend the motion to accept the following conditions: 2. The access drive design from Cabela Drive show lane striping and dimensions to ensure proper functionality. 3. The western entrance from Cabela Drive be properly designed to provide an attractive entrance. 4. Bike parking areas be shown on Sheets 3 and 5. 5. On Sheet 5, screening must occur on the south side of the building including installation of fencing and landscaping consistent with the Pattern Book. 6. On Sheets 5 and 6, the public road be designated "Clear Creek Drive ". The motion carried 5 -0. It was moved by Commissioner POND and seconded by Commissioner OHM to amend the motion to change condition no. 7 to read as follows: Regarding the northeast corner of Lot 2.2, the applicant commits to a buffer area greater in scope than indicated on the ODP to be finalized in the FDP. The motion carried 5 -0. It was moved by Commissioner POND and seconded by Commissioner OHM to change condition no. 8 to read as follows: On Sheet 9, the use of painted concrete on building facades be changed to textured paint on concrete. Commissioner MATTHEWS stated he would not support the motion because painted concrete is not in compliance with the design pattern book. Commissioner BUCKNAM stated lie would support the motion because he could understand the architect's argument for a more permanent structure and the challenges of matching color with stucco. The motion carried 4 -1 with Commissioner MATTHEWS voting no. It was moved by Commissioner POND and seconded by Commissioner OHM to accept the following conditions: 9. On the elevation designs on Sheets 7, 8, 9 and 10, an analysis be incorporated demonstrating compliance with requirements for building articulation, unifying elements used, transparency and breakdown of architectural materials. Any deviation from these requirements must be . justified. 10. On Sheets 5 -10, the document title be revised to designate approval of Lot 1. 1, not Lot 1. The motion carried 5 -0. Planning Commission Minutes 11 April 7, 2011 The fully amended motion carried by a vote of 5 -0. Chair BUCKNAM thanked members of the public who came to observe and to voice their opinions as well as time spent by the applicant and staff on the case. C. Case No. WS- 11 -01: An application filed by Cabela's Retail Inc., Coors Brewing Co. and Jefferson County for a major subdivision plat on property zoned Planned Commercial Development (PCD) and located at 4000 Cabela Drive and 4105 Youngfield Service Road. This case was presented by Meredith Reckert. She entered all pertinent documents into the record and advised the Commission there was jurisdiction to hear the case. She reviewed the staff report and digital presentation. Staff recommended approval because the proposed subdivision meets all requirements of Article IV of the zoning and development code and will accommodate the new development scenario for the property. The plat contains 15 lots, an increase of 5 lots over the previous subdivision plat. Lori Baker Land Use Counsel, Cabela's Ms. Baker requested a recommendation of approval of the Clear Creek Crossing Subdivision Plat which is an amendment to the previously approved subdivision plat for Cabela's that was approved in 2006. The plat reflects the addition of approximately 33 acres. There are now 15 lots and 4 tracts. There is also a slight realigmnent of W. 40 Avenue, Cabela Drive and the new addition of Clear Creek Drive. John Moore Martin & Martin Engineering (civil engineer for applicant) 13950 W. 32 Avenue, Golden Mr. Moore presented an overview of the final plat for Clear Creek Crossing Subdivision Filing No. 1 which consists of approximately 210 acres. He reviewed vacations and drainage easements as well as dedications and revised lot configurations. Ms. Baker stated that the applicant is in agreement with the conditions suggested by staff as well as the staffs conclusion that the plat complies with all requirements of the city's subdivision regulations and the concept ODP and the Specific ODP. Chair BUCKNAM opened the public hearing and asked to hear from members of the public. Hearing no response, he closed the public hearing. It was moved by Commissioner MATTHEWS and seconded by Commissioner POND to recommend approval of Case No. WS- 11 -01, a request for approval of a fifteen -lot subdivision plat on property located at Planning Commission Minutes 12 April 7, 2011 4000 Cabela Drive and 4105 Youngfield Service Road, for the following reasons: 1. All requirements of Article IV of the zoning and development code have been met. 2. It will accommodate the new development scenario for the property. With the following conditions: 1. A note identifying the use of Tracts B, C and D must be added. 2. The easement note on sheet 1 be modified to indicate that 10 -foot easements must be dedicated around the perimeter of lots, tracts, parcels and /or open space areas. 3. Public Works' comments be addressed prior to the City Council public hearing. The motion carried 5 -0. D. Case No. ZOA- 11 -03 An ordinance amending Chapter 26 concerning nonconforming structures in the Floodway District. Tim Paranto reviewed the staff report for this case. The current ordinance prohibits buildings within the floodway. This means that a building pen cannot be issued to rebuild any structure existing in this area that is destroyed or in need of major reconstruction. There are approximately 80 properties that were in existence before the ordinance was created. He showed maps of the affected areas within the city. The subject ordinance establishes standards for the maintenance of existing nonconforming structures for human occupancy within the city's established floodway district. Mr. Dahl explained that the present ordinance does not allow structures for human habitation within the floodway. The proposed ordinance will allow homes in existence as of February 26, 2001 to remain subject to certain requirements if they require reconstruction after damage. There was discussion among Commission and staff to clarify certain portions of the ordinance. It was moved by Commissioner MATTHEWS and seconded by Commissioner OHM to recommend approval of the proposed ordinance amending Article VIII of Chapter 26 of the Wheat Ridge Code of Laws concerning nonconforming structures in the Floodway District. The motion carried 5 -0. Planning Commission Minutes 13 April 7, 2011 8. OTHER ITEMS Chair BUCKNAM welcomed Tracy Guildner, representing District IV, to the Planning Commission. 9. ADJOURNMENT It was moved by Commissioner POND and seconded by Commissioner MATTHEWS to adjourn the meeting at 11:00 p.m. The motion carried 5 -0. Alan Bucknam, Chair Ann Lazzeri, Secretary Planning Commission Minutes 14 April 7, 2011 , I City of Wheatl PLANNING COMMISSION COMMUNITY DEVELOPMENT LEGISLATIVE ITEM STAFF REPORT MEETING DATE: April 21, 2011 TITLE: AN ORDINANCE AMENDING CHAPTER 26 TO SUPPORT URBAN AGRICULTURAL USES AND ACTIVITIES CASE NO. ZOA -11 -02 ® PUBLIC HEARING ® CODE CHANGE ORDINANCE Case Manager: Sarah Showalter, AICP Date of Preparation: April 14, 2011 SUMMARY: In the past year, the City has witnessed an increased interest in the topic of urban agriculture, evidenced by new community gardens that are under works in Wheat Ridge, as well as the formation of the Access to Fresh Fruits and Vegetables Task Force, a group of citizens formed by LiveWell Wheat Ridge and the Jefferson Conservation District. Planning Division staff has received several inquiries related to urban agriculture, such as whether community gardens are allowed on vacant lots and whether large gardens and greenhouses would be allowed on the same lot as a business or restaurant. For most of these topics, the current zoning code contains little to no direction. Due to the large interest in growing and selling produce in the City, the proposed ordinance would amend Chapter 26 to clarify what urban agriculture uses are allowed in various zone districts. The proposed ordinance establishes where three main uses — urban gardens, farmers' markets, and produce stands — are allowed and includes minimal regulations for each use. BACKGROUND In some communities, promoting urban agriculture dates as far back as the 1960s and 1970s, when community gardens first started to form in cities like New York City and Philadelphia. In the past 10 years, however, the trend to produce and sell local food in urban communities has become ever more prevalent. Some cities, such as Cleveland and Detroit, have embraced community gardens and market gardens (gardens where food is sold, usually for profit, to restaurants, stores, and farmers markets) as a way to revitalize vacant land in inner -city neighborhoods. Other cities, such as Seattle and Chicago, have planted fruit and vegetable plants on city -owned parks and medians. Urban and suburban communities are drawn to urban agriculture for a variety of reasons, including: • Economic and community development • Environmental sustainability • Connecting urban dwellers to fresh, healthy food ZOA- 11- 02/Urban Agriculture In Wheat Ridge, a founded on an agricultural past, there is a renewed interest in how agriculture can be integrated into a largely built -out city. Many residents already have home gardens and there is an existing community garden on City -owned land, called Happiness Gardens. However, there is demonstrated interest by residents, schools, and business to expand urban agricultural uses — including community gardens, yard sharing, community- supported agriculture, and roadside produce stands. The desire for Wheat Ridge residents to access shared gardens, especially if they do not have room on their private lot, is demonstrated by the Healthy Food Assessment completed by LiveWell Wheat Ridge in 2010 (see results of this assessment in Attachment 2). The intent of the attached ordinance is to clarify where uses related to growing and selling produce are allowed in the City. Chapter 26 already contains fairly flexible provisions that allow residential homeowners to keep animals on their property as well as grow and sell produce from their home through a home occupation license. The primary amendments in the ordinance relate to urban gardens, farmers markets, and produce stands. Based on policy direction received from City Council at a Study Session in December 2010 and from Planning Commission at a Study Session in January 2011, the approach is to be quite permissive, allowing these uses in all zone districts. Process Staff started researching zoning regulations related to urban agriculture one year ago. There is a limited number of jurisdictions in the Denver metro area that have updated their codes to address urban agriculture; Denver has already passed such changes and Lakewood is currently in the process of updating their code. Thus the majority of staff's research entailed communities throughout the country — including Seattle, Cleveland, Milkwaukee, and Kansas City — that have been recognized for adopting zoning codes that support urban agricultural activities. In drafting the code amendments, Planning staff sought input from relevant City departments and divisions, including code enforcement officers and the Building Division. Staff also utilized real-life inquiries from community members and residents to test the proposed code. A group of Wheat Ridge residents that are part of the Access to Fresh Fruits and Vegetables (AFFV) task force also reviewed and commented on a draft of the ordinance, providing very helpful feedback to staff. The proposed ordinance also reflects input received from Study Sessions with City Council on December 6, 2010 and March 7, 2011, as well as a Study Session with Planning Commission on January 6, 2011. Overview of Proposed Ordinance Below please find a summary of the amendments contained in the proposed ordinance. Landscape Definition The definition of landscaping in Section 26 -502 is amended to include vegetable plants, to clarify that areas planted as a garden shall qualify as landscaped area. 2. Home Occupation Regulations The regulations pertaining to home occupations (Section 26 -513) are revised to clarify that the sales of produce or other agricultural products made on -site are allowed to occur outdoors (as opposed to all other home occupations, which must occur indoors). This amendment is intended to allow homeowners to establish temporary produce stands on their property as a home occupation. ZOA- 11- 02/Urban Agriculture 2 Accessory Building Regulations The definition of an accessory building has been modified to clarify that urban garden uses may have an accessory structure (such as a shed or greenhouse) even if there is not a primary structure on the lot. 4. Urban Gardens Urban gardens are defined as shared gardens that are managed and maintained by a group of individuals. Urban gardens may include community gardens (typically a non - profit model in which plots are leased for a minimal cost to growers and food is consumed or donated), market gardens (where food grown on site is sold for a profit), and community- supported agriculture, or CSA, where people purchase shares of produce from a garden or farm. Per the proposed ordinance, urban gardens are allowed as a primary or accessory use in all zone districts. However, prior to establishing such a use, an applicant must first submit to the Community Development Department a packet that includes a site plan and operational information (including hours of operation and proposed parking areas) for review. The ordinance also establishes some basic regulations for urban garden uses, including: • Signage: each garden would be allowed one non - illuminated sign up to 6 square feet in size and 5 feet in height • Landscape buffer: a minimum 5 -foot planted area is required wherever an urban garden abuts a property with a residential use • Parking: there is no specific requirement for off - street parking. However, if there is not adequate parking on adjacent streets, then the Community Development Department may require some on -site parking • Hours of operation: in residential zone districts, hours of operation are restricted to lam to sunset (and any exterior lighting must be turned off at this time) • Structures: structures such as sheds and greenhouses are allowed, but they would need to follow the limits on size and height, as well as setbacks, for accessory structures in the property's underlying zone district. The attached ordinance currently does not allow urban gardens as an accessory use on residentially -zoned lots where there is a single- or two - family home as the primary use. Staff originally proposed this approach due to concerns about high intensity of use in low- density residential neighborhoods, as well as potential neighborhood impacts such as traffic and noise. However, staff received input from some Wheat Ridge residents that this provision is too restrictive and that there are cases in which it might be appropriate to allow an urban garden on the same property as a home. One example has already arisen as there is a Wheat Ridge resident who would like to add a quarter -acre community garden to their property, zoned R -2 on Marshall Court, where there is already a single - family home. Due to these concerns, staff recommends changing the ordinance so that urban gardens could be allowed as an accessory use to single- or two - family homes as a special use. This solution would require applicants to complete the special use permit (SUP) process, which would afford staff the opportunity to review a site plan and address any potential negative impacts on a neighborhood and adjacent properties. ZOA- 11- 02/Urban Agriculture 5. Farmers' Markets The proposed ordinance would allow farmers' markets in any zone district as a primary or accessory use. Markets would not be allowed as an accessory use on residential properties with a single- or two - family home as the primary use. The proposed language requires a submittal with parking and operational info to Community Development. This submittal may be part of the typical business license review process since all markets are required to obtain a business license. Under the proposed ordinance, farmer's markets would be subject to the following regulations: • Signage: each market is permitted one temporary sign or banner up to 50 square feet in size. The sign may only be up when the market is in operation. • Hours of operation: in residential zone districts, hours of operation are restricted to lam to sunset. • Parking: there are not specific off - street parking requirements. However, a proposed market must provide parking information to Community Development so it is clear that there is adequate parking provided, whether it be on -site, on an adjacent site, or on nearby streets. 6. Produce Stands The current zoning code allows for seasonal produce stands in Agricultural zone districts only. The proposed amendments would allow temporary stands, for up to 6 months per year, in any zone district. This means that homeowners with a home occupation could set up a stand, as could any business or urban garden in the City. Produce stands do not require a submittal to Community Development, but staff would be able to review each stand as part of the business license review process. Produce stands would be subject to the following regulations: • Products sold: produce or agricultural products. Products sold at a stand must have been primarily grown, raised, or produced on the property where the stand is located. • Seasonal operations: stands may be up for a maximum of 6 months each year and must be removed/stored when not in use. • Hours of operation: in residential zone districts, hours of operation are restricted to lam to sunset. • Parking: temporary off - street parking should be provided if there is not adequate on- street parking nearby • Signage: stands that are home occupations would have to meet home occupation regulations, which allow up to 2 square feet of signage (plus additional square footage for informational signs for parking, etc). All other stands would be allowed one sign up to 6 square feet in size and 5 feet tall. Building Code Amendments — Hoop Houses Staff has also received inquiries from community members interested in constructing temporary greenhouses, or hoop houses, on properties used for growing. These temporary structures represent an affordable way to extend the growing season. The building code currently exempts any structure under 120 square feet in size from building regulations, but a hoop house larger than 120 square feet must meet the building code requirements for wind and snow loads. This can be difficult given the plastic membrane structure that typically covers hoop houses. For this reason, the Building Division is working on amendments to the building code that would exempt any hoop house 400 square feet or smaller from the building code (as long as it is not used by the public and does not have electric or mechanical devices ZOA- 11- 02/Urban Agriculture 4 inside), and to make the wind and snow load requirements more flexible for hoop houses sized 400 — 1,000 square feet. Staff anticipates that these building code changes would be approved by Council at a time similar to the approval of the proposed zoning code ordinance (by the end of May). RATIONALE FOR AMENDMENT The proposed code amendment advances the City's goals, established in Envision Wheat Ridge, to support urban agriculture and access to local food. Specifically, under policy Sustainable Future 4.2, Envision Wheat Ridge recommends that the City revise its regulations to allow farmers' market, produce stands, and urban agriculture. The proposed ordinance would fulfill this strategy and help the City to implement its comprehensive plan. Adoption of the proposed ordinance will allow a variety of urban agricultural uses in Wheat Ridge and enable the community to pursue uses and activities, such as community gardens and farmers' markets, which will positively impact health, the environment, and community development. RECOMMENDED MOTION: "I move to recommend approval of the proposed ordinance amending Chapter 26 to support urban agricultural uses and activities, with the condition that urban gardens are allowed as a special use on residentially -zoned lots where the primary use is a single- or two - family home." Exhibits: 1. Proposed Ordinance 2. Summary of Results from LiveWell Wheat Ridge Health Foods Assessment ZOA- 11- 02/Urban Agriculture CITY OF WHEAT RIDGE, COLORADO INTRODUCED BY COUNCIL MEMBER COUNCIL BILL NO. ORDINANCE NO. _ Series 2011 TITLE: AN ORDINANCE AMENDING CHAPTER 26 TO SUPPORT URBAN AGRICULTURAL USES AND ACTIVITIES. WHEREAS, the City Council of the City of Wheat Ridge is authorized by the Home Rule Charter and the Colorado Constitution and statutes to enact and enforce ordinances for the preservation of the public health, safety and welfare; and WHEREAS, the City's Comprehensive Plan, Envision Wheat Ridge, establishes that the City will work to promote access to healthy foods and support urban agriculture according to Policy SF 4.2 Accessible Healthy Foods; and WHEREAS, said plan includes the recommendation to "revise regulations to allow farmers' markets, produce stands and urban agriculture" within the City; and WHEREAS, the City Council of the City of Wheat Ridge wishes to amend the Wheat Ridge Code of Laws (the "Code ") to accomplish these goals. NOW THEREFORE BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF WHEAT RIDGE, COLORADO: Section 1: Section 26 -123, entitled "Definitions," is amended to review the definition of "Building, accessory," to read: Building, accessory. A subordinate building or portion of a main building the use of which is incidental to that of the main building or use on the same lot. These accessory buildings shall include, but are not limited to, private storage sheds, detached garages, detached carports, membrane structures that meet current building code requirements, chicken coops, gazebos, greenhouses and barns. An urban garden use may but is not required to have a main building. Except for urban garden uses, An an accessory building must be clearly subordinate to a main ttse building located on the same lot and Addlit l ionall-y- an accessory structure shall not be located on a vacant lot devoid of a main building. Section 2: Section 26 -123 of the Code is amended to include the following new definitions in appropriate alphabetical order: EXHIBIT I re Section 3: The Table of Uses in Section 26 -204 of the Code are amended to read: TABLE INSET: Table of Uses -- Residential Uses Notes R- R- R- R- R- R- R- R- 1 1A 1B 1C 2 2A 3 3A One - family dwelling P P P P P P P P Two - family dwelling P P P P Three - family P P P dwelling Four - family P P P dwelling Multifamily dwelling P P Bed and breakfast See § 26 -608 S S S S S S S S Uses Notes R- R- R- R- R- R- R- R- 1 1A 18 IC 2 2A 3 3A Church, parish S S S S S S S S house Day care home, S S S S S S P P large Electric S S S S S S S S transmission substation Not permitted as an accessory use on prop erties 'wherO the Farmers' markets primary use is a single- P P P P P P P P or two- family home. Submittal to community development department required. See § 26635 Foster care home P P P P P P P P Governmental and quasi - governmental P P P P P P P P buildings, fire No outside storage stations and public utility buildings Governmental and quasi - governmental S S S S S S S S buildings, fire Outside storage stations and public utility buildings Parking of automobiles of Shall be allowed only on clients, patients or lots containing P P P P P P P P patrons of adjacent nonresidential or quasi - commercial or public uses, subject to § nonresidential uses 26 -501 CA Parking of automobiles of Shall be allowed on lots clients, patients or adjacent to business only S S S S S S S S patrons of adjacent if the business owner also commercial uses owns the adjacent lot Parks Includes: noncommercial P P P P P P P tp Uses Notes R- R- R- R- R- R- R- R- 1 IA 18 IC 2 2A 3 3A playgrounds or other public recreation uses See § 26 -636. Where located on a lot with a residential dwelling unit, Produce stands P P P P P P P P must meet home Public or private golf courses, country Restaurants, lounges and clubs or clubs operated for the bars permitted as S S S S S S S S benefit of members accessory to a public or only and not for private golf course gain Public and private S S S S S S S S schools, colleges and universities. Residential group See § 26 -612 S S S S S S S S home for children Residential group homes, nursing homes, and P P P P P P P P congregate care See § 26 -612 facilities for 8 or fewer elderly persons Residential group homes, nursing homes, or See § 26 -612 S S S S S S S S congregate care facility for 9 or more elderly persons M Uses Notes R- R- R- R- R- R- R- R- Home occupations, including produce stands See § 26 -613 and §,26-436 for produce stands 1 IA 18 IC 2 2A 3 3A Wind powered Not in excess of 35 feet S S S S S S S S electric generators Private swimming pools and tennis courts and other See § 26 -603 recreational facilities Public and private communications towers, For satellite earth receiving stations, see § 26 -616 and TABLE INSET: Accessory Uses For Notes Residential Districts Bee keeping See § 26 -603 and 607 Ancillary uses operating within e.g.: Day care centers, scout meetings a church's primary structure Home occupations, including produce stands See § 26 -613 and §,26-436 for produce stands See § 26 -123; 605 (excludes keeping of swine); 606. Accessory buildings shall not be located on a vacant Accessory buildings lot devoid of any primary or main building, except for urban garden uses, which may or may not have a primary or main building. Not permitted as an accessory use on properties Farmers markets where the primary use is a single- or two- family home. See § 26 -635 Household pets, limited to no Plus their unweaned offspring more than 3 dogs and 4 cats Private swimming pools and tennis courts and other See § 26 -603 recreational facilities Public and private communications towers, For satellite earth receiving stations, see § 26 -616 and television or radio antennas § 26 -617 Public utility lines and poles, irrigation channels, storm drainage and water supply facilities Rooming and /or boarding of On a contract basis for not less than 7 days not more than 2 persons Not permitted as an accessory use on' properties Urban gardens where the primary use is a single- or two- family home. See § 26 -637 Accessory Uses For Notes Residential Districts 2 Water towers or aboveground Not in excess of 35 feet reservoirs S TABLE INSET: Table of Uses -- Agricultural and Public Facilities Uses Notes A 2 PF Bed - and - breakfast Subject to requirements set forth in S S § 26 -608 Cemeteries and crematories Not including funeral homes S S Churches parish houses S S Day care home, large S S Day care center, large S S Day care center, small S S Provided that outside runs which are Dog kennels, catteries, adjacent to residentially zoned or S S veterinary hospitals used property are no closer than 25 feet to a side or rear lot line Electric transmission S S substations PROHIBITED in A -1: The raising or General farming and raising or keeping of swine INCLUDED in A -2: The keeping of keeping of stock, bee keeping, swine and /or potbellied pigs, Sus P P poultry or small animals such as Scrofa Vittatus, except such animals rabbits or chinchillas shall not be fed garbage Submittal to community Farmers' markets development department P P P requtred:,See § 26 -635 Uses Notes A 2 PF Foster care home P P Fish hatcheries P P Governmental and quasi- No outside storage governmental buildings, fire P P P stations and public utility buildings _ Governmental and quasi - governmental buildings, fire Outside storage S S P stations and public utility buildings Greenhouses and landscape nurseries, including both See § 26 -624 P P wholesale and retail sales of related products One - family dwelling P P Includes noncommercial P P Parks playgrounds or other public P recreation uses See § 26 -636. Where located on a Produce stands lot with a residential dwelling P P P unit, must meet home occupation regulations per § 26 -613. Public and private schools, In public facility district only public S S P colleges, and universities schools Public or private golf courses, Not including a private club which country clubs or clubs operated provides service customarily carried S S for the benefit of members only on as a business and not for gain Race track, fair grounds, S S amusement resorts, heliports, radio towers and stations Residential group homes for 8 or See § 26 -612 P P fewer elderly persons Uses Notes A 2 I PF Residential group or nursing homes, or congregate care See § 26 -612 S facilities for 9 or more elderly persons Residential group homes for See § 26 -612 S children Provided that any structure housing Riding academies and public animals which is adjacent to a P P stables residentially zoned or used property shall be no closer than 25 feet to a side or rear lot line Wind - powered electric S S generators not in excess of 35 feet. TABLE INSET: Agricultural and Public Facilities Notes Districts Accessory Uses Home occupations, including produce Meeting the definition and standards in § 26- stands 613 and, for produce stands, § 26 -636 Detached private garage or carport Farmers markets See § 26.635 Household pets, limited to no more than Plus their unweaned offspring 3 dogs and 4 cats Parking of equipment, implements, machinery and /or large trucks, trailers and semi - tractor trailers, when used in support of agricultural and public maintenance operations Agricultural and Public Facilities Notes Districts Accessory Uses RC Private storage sheds, barns, animal C shelters or outbuildings Private swimming pools and tennis See § 26 -603 for related requirements courts Public utility lines and poles, irrigation Includes other similar facilities such as channels, storm drainage and water electric transmission lines and poles supply facilities P Includes other similar communications Public and private communications receiving or sending devices. None may towers, television or radio antennas exceed 35 feet in height, whether ground or structurally mounted. For satellite earth receiving stations, see § 26 -616 and 26 -617 Rooming and /or boarding for not more On a contract basis for not less than 7 days than 2 persons Urban gardens See § 26 -637 Water towers or above ground Not in excess of 35 feet reservoirs TABLE INSET: Table of Uses -- Commercial and Industrial Districts Uses Notes NC RC C I Adult entertainment In accordance with Wheat P P P establishments Ridge Code of Laws, Chapter 3 Ambulance services P P P P Amusement parks S P P Animal veterinary hospitals With outside runs; no P P and clinics cremation Animal veterinary hospitals Where there are no outside S P P P P or clinics pens or runs for dogs; no cremation Antique stores In NC & RC Districts: S P P P P Uses Notes NC RC C 1 Provided that no more than 200 square feet of building area shall be allocated to repair Apparel and accessory See Footnote 1 S P P P P stores Appliance stores and P P P incidental service and repair Art galleries or studios See Footnote 1 P P P P P Assembly halls and P P P convention facilities Auction houses S P P Auto service, repair and See § 26 -631 P P P maintenance shops, minor Auto service, repair and See § 26 -631 S P P maintenance shops, major Automobile and light -duty See § 26 -628 S S S truck sales and rental Automotive parts and P P P supplies sales See Footnote 2. See § 26- P P Bail bonds businesses 634 for distance requirements. Bakeries, retail See Footnote 1 S P P P P See § 26 -633 P P P P P Banks, loan and finance offices Bed and breakfast homes Subject to requirements set P P P P P forth in § 26 -608. Bicycle stores See Footnote 1 S P P P P [[17 Uses Notes NC RC 2 I Blueprinting, photostatic EXCLUDING: Large printing, S P P P P copying and other similar publishing and /or book reproduction services binding establishments See Footnote 1 Boat, recreational vehicle S S S and trailer sales, rentals and See § 26 -628 service Body art establishments S S S Book stores, stationery and See Footnote 1 S P P P P card stores Building contractor's service S P P shop and storage yard incidental to an See § 26 -629 office /showroom principal use. Business machine or See Footnote 1 S P P P P computer stores Butcher shops and food EXCLUDING: Food P P P lockers processing Cabinet and woodworking S shops Camera and photographic See Footnote 1 S P P P P service and supply stores Candy, nut and See Footnote 1 S P P P P confectionery stores Caretaker residence Only one (1) unit for caretaker P P P P or manager S Carpet cleaning and fumigating Carting, express, hauling or S storage yard Car wash, automatic S P P Uses Notes NC RC 2 I Car wash, coin operated S P P Caterers P P P Day care center, large P P P Day care center, small P P P C -1, C -2 & I INCLUDE: S P P P P Clinics and offices for the Residential facilities. counseling and treatment of NC & RC EXCLUDES: psychological, social, Residential facilities marital, developmental or ALL districts INCLUDE: similar conditions, excluding substance abuse clinics Counseling and treatment for alcoholism Cold storage plant P P Commercial machine shops S P P e.g.: YMCA's, YWCA's, P P P P P Community buildings churches, libraries, parks, museums, aquariums and art galleries. Construction and heavy P P equipment sales, service, See § 26 -629 rental and storage Contractor's plant or storage S yard Dairy products stores See Footnote 1 S P P P P Day care center and P P P preschools, large Day care center and P P P preschools, small Department or variety P P P 12 Uses Notes NC RC 1 C 2 I stores Drug stores P P P Eating establishments, drive S S S S S through Eating establishments, sit S P P P P down Electric transmission and S S S S S public utility substations Electrical motors and S armature regrinding shops Electrical supplies and EXCLUDING: Contractors P P P service storage yards Equipment rental Subject to § 26 -628; in RC P P P P District: Outside storage and agencies display prohibited Exterminators P P P P Farm equipment sales, See § 26 -628 P P service and storage Submittal to community P P P P P Farmers' markets development department required. See § 26 -635 Floral shops See Footnote 1 S P P P P Furniture stores P P P Garden supply stores See Footnote 1 S P P P P Gift, novelty or souvenir See Footnote 1 S P P P P stores INCLUDES: Private clubs, P P P Golf courses restaurants and lounges, driving ranges, and those uses commonly accepted as 13 Uses Notes NC RC 1 C 2 I accessory thereto when located on the same premises Governmental and quasi- P P P P P governmental buildings and No outside storage offices, fire stations or public utility buildings Governmental and quasi- S S S P P governmental buildings and Outside Storage offices, fire stations or public utility buildings Greenhouses and See § 26 -624 S S P P P landscape nurseries, retail Greenhouses and S P P landscape nurseries, See § 26 -624 wholesale Grocery or convenience See Footnote 1 P P P P P stores, no gas pumps Grocery stores which may S S S P P include no more than 1 gasoline service island with See Footnote 1 no more than 2 dispensing pumps Hair, nail and cosmetic P P P P P services Hardware stores See Footnote 1 S P P P P Hobby and craft stores See Footnote 1 S P P P P Home furnishing stores P P P Home improvements P P P supply stores Hotels or motels for There shall be 1,000 square S S S transient occupancy. feet of gross lot area for each unit 14 Uses Notes NC RC 1 C 2 I Ice plants P P Indoor amusement and e.g.: Roller rinks, bowling P P P recreational enterprises alleys, arcades and similar uses Indoor flea markets PROHIBITED: Outdoor flea P P P markets Interior decorating shops S P P P P Itinerant sales See § 26 -630 S S S Jewelry stores See Footnote 1 S P P P P Kennels S Laundry and dry cleaning S S P P P shops Laundry and dry cleaning P P P P P pick up stations Leather goods and luggage P P P stores Linen supply P P P Liquor stores P P P Locksmith shops P P P P P Unenclosed storage of any P P P Lumber yards and building materials shall be screened supply stores from view from adjacent properties and streets PROVIDED: An antidote S Manufacture of vaccines, exists and is readily available serums and toxins for such vaccine, serums or toxins; and approval of such 15 Uses Notes NC RC C I manufacture is received from the state department of health and the county health department Manufacturing, processing, See § 26 -505; § 26 -631 and § P P assembly, or light industrial 26 -123, definitions operations Manufacturing, fabrication S and /or processing of concrete products See Chapter 11, Article 10 P P P P P Massage therapist Code of Laws for additional restrictions See Chapter 11, Article 10 P P P P P Massage therapy center Code of Laws for additional restriction Meat, poultry or seafood See Footnote 1 S P P P P stores Medical and dental offices, P P P P P clinics or laboratories, Pharmacies and optical excluding substance abuse stores are accessory use clinics Mini - warehouses for inside P P storage Mobile or modular homes or See § 26 -628 S S building sales Mortuaries and crematories S S S Motor fueling stations S P P Motorcycle sales and See § 26 -628 P P P service Music stores See Footnote 1 S P P P P Newsstands For the sale of newspapers, P P P P P magazines, etc. 16 Uses Notes NC RC C I Office supply stores See Footnote 1 S P P P P Offices: General P P P P P administrative, business and professional offices Optical stores See Footnote 1 S P P P P Outdoor amusement S P P facilities Paint and wallpaper stores See Footnote 1 P P P P Parking of automobiles of P P P P P clients, patients or patrons Subject to § 26 -501 CA of adjacent commercial or nonresidential uses Parking of not more than 3 See § 26 -619; § 26 -123, S S S commercial truck - tractors definitions and /or semi - trailers When in conformance with the parking design standards set forth in § 26 -501 It is not intended that such parking limitations shall apply to pickup and delivery trucks normally associated with business operations Pawn shops S Pet stores See Footnote 1 S P P P P Pharmacies S P P P P Picture framing shops See Footnote 1 S P P P P Plumbing and heating EXCLUDING: Outdoor P P P supply stores and shops storage yards 17 Uses Notes NC RC 1 C 2 I Printing, engraving and S other related production processes Private clubs, social clubs, P P P bingo parlors and similar uses Produce stands See § 26 -636 P P P P P Psychic advisors and similar S S S P uses Research laboratories, P P offices and other facilities for research Residential group and P P P P P nursing homes and congregate care facilities for 8 or fewer elderly persons Residential group and S S S nursing homes and congregate care facilities for 9 or more elderly persons Residential group home for S S S children Such residential uses may be P P P P P Residential uses in extended, enlarged, and /or existence on 3/11/97 reconstructed so long as no additional dwelling units are created Residential uses in See § 26 -626 P P P P P commercial zones Rooming and S S P P P boardinghouses RV, boat, trailer and travel See § 26 -628 P P trailer storage Sales, repair, rental and P P servicing of any commodity that the manufacture, Uses Notes NC RC 2 I fabrication, processing or sale of which is permitted in the district Schools for industrial or S S business training, including Conducted entirely within an vocational trade or enclosed building professional schools INCLUDES: Those uses S S S P P Schools: public; private commonly accepted as colleges and universities necessary thereto when located on the same premises Shoe repair shops P P P P P Shoe stores See Footnote 1 S P P P P Shops for custom work or P P for making articles, materials or commodities to See § 26 -631; § 26 -632 be sold at retail on the premises In accordance with Wheat P P P Social club Ridge Code of Laws, Chapter 11, Article XI Sporting goods stores See Footnote 1 S P P P P Stone cutting or polishing P P works Studio for professional work P P P P P or teaching of fine arts, photography, music, drama or dance Substance abuse clinics S S P Tailor, dressmaking or P P P P P clothing alteration shops 19 Uses Notes NC RC 2 1 Taverns, night clubs, P P P lounges, private clubs and bars Television, radio, small S P P P P appliance repair and service See Footnote 1 shops Temporary Christmas tree, P P P P produce and bedding plant See § 26 -627 sales lots Theatres, indoor P P P Tobacco stores See Footnote 1 S P P P P Toy stores See Footnote 1 S P P P P Transit station, public or S S S private Submittal to community P P P P P Urban gardens development department required. See § 26 -637 Upholstery shops P P P Video rentals See Footnote 1 S P P P P Warehousing and outside See § 26 -631 P P storage Maximum 75% total area as S P P Warehouse /office warehouse; minimum 25% as total area as office Watch and jewelry repair P P P P P shops Woodworking or carpentry S P P shops for the making of articles for sale upon the See § 26 -632 premises, such as cabinets or custom furniture 20 Footnote: 1 The amount of building space devoted to retail use is limited to 5,000 square feet in NC and RC Districts. 2 In addition to being allowed as a Permitted Principal Use in the C -2 and I zone districts, bail bonds businesses may be permitted in Planned Industrial Development districts if approved as part of an Outline Development Plan (ODP) and in conformance with the requirements of Code section 26 -634. TABLE INSET: Commercial and Industrial District Accessory Notes Uses Accessory buildings and structures See § 26 -625 Electric transmission or other public utility lines and poles, irrigation channels, storm drainage and water supply facilities Farmers' markets See § Primarily for the occupants of a building Food services containing a permitted use when located within the same building Produce stands See § 26 -636 Residential uses in commercial zones See § 26 -626 Outside storage or display See § 26 -631 Urban gardens See § 26 -637 Key: P = Permitted Principal Uses S = Special Uses Section 4: Section 26 -502 of the Code is amended to read: Sec. 26 -502. Landscaping requirements. A. Landscaping defined: A combination of living plants, such as trees, shrubs, vines, groundcover, flowers, vegetable plants, sod or grass; and may include natural features, such as rock, stone and bark; and structural features, including, but not limited to, fountains, reflecting pools, art work, screen walls, fences and benches. Uncontrolled weeds shall not be considered as landscaping; however, maintained natural grasses and natural flowers may be considered as landscaping. Sidewalks, whether paved or gravel, which serve as functional links between parking areas and main structures, or which serve as general public access routes around a main structure, or between a main structure and a public street or alley, shall not be counted as landscaping. Other sidewalks or paths which serve as casual access to or through landscape areas may be counted a nonliving landscape features. 21 Section 5: Section 26 -613 of the Code is amended to read: Sec. 26 -613. Home occupations. A. Home occupation. Home occupations are permitted as accessory uses to any conforming (as to use) residential dwelling; provided, however, that the following requirements are met: 1. Such use shall be conducted entirely within a dwelling or accessory structure except for sales of plants, -and produce, or oth6r agricultural products grown, raised, or produced on the premises and carried on only by the inhabitants living there, with the exception that should the operator be substantially, physically handicapped a nonresident may be employed to assist the operator in his work to the extent he requires it to make up for his physical handicap. 2. Not more than one (1) employee may live off - premises. 3. Such use shall be clearly incidental and secondary to the use of the dwelling for dwelling purposes and shall not change the character thereof. 4. The total area used for said purposes shall not exceed twenty -five (25) percent of the gross floor area of the user's dwelling unit. 5. No sogn advertising the hGme occupatileii shall be pennitted. Each home occupation is permitted to have one non - illuminated sign up to 2 Square feet in size. The Sign may be freestanding or !wall- mounted. See 11. Home occupations are limited to the following business or commercial activities: a. Craft work, such as the making of pottery, jewelry or dolls, flower arranging, smithing and woodworking. b. Garment work, such as tailoring, dressmaking, millinery work, ironing and garment repair. c. Office uses, such as office uses for door -to -door, home party and telephone solicitation sales, investment counseling, typing, notary public, travel services, surveyors, physicians, dentists, lawyers, accountants, architects, engineers and other similar services. d. Repair services for electronics, small appliances, and mechanical devices, bicycles and upholstery. e. Tutoring, music lessons, dance lessons, gymnastics lessons, swim lessons and tennis lessons. f. Artistic endeavors, such as art studios, portrait studios, photography studios, writing and lithography. g. Garage sales, not to exceed four (4) three -day periods, which need not be consecutive, per calendar year. 22 h. Hair care services carried on by only one (1) inhabitant of the dwelling. No other employee shall be permitted. i. Small day care home. j. Sales directly related but merely ancillary to the primary home occupation, such as: (1) Sale of hair care products by a beautician or barber. (2) Sale of accompaniment items, such as neckties, bows, ribbons or belts for a tailor or dressmaker. (3) Sale of component parts or accessories used in repair services for electronics, small appliances, bicycles, etc. (4) Supplies related to a class, course of instruction, or lessons conducted on the site. (5) Sale of artistic or craft works which were created on the site, such as pottery, jewelry, dolls, portraits, paintings, sculptures, etc. - (6) Sale of Wants' and GFed ee a mm A wfn e.. the 606mi cs°s agricultural Section 6: Sections 26 -635, 26 -636, and 26 -637 are hereby added to Article VI. Supplementary Regulations: Section 26 -635: Farmers' markets. Farmers' market uses, as defined in Section 26 -123 and where allowed per Section 26-204, shall comply with the following regulations. A. Temporary canopies: temporary canopies may be allowed in order to provide,protection from the elements for both the operators and products. B. Signage a farmers' market is permitted to have one temporary sign;, or banner, which is non- illuminated and no greater than 50 square feet in size. Such sign or banner must be located on the premises and may only be displayed when the market is in operation. C. Hours of operation: in residential zone districts, hours of operation for farmers' markets shall 'be restricted from 7 a.m. to sunset. 23 n 26- A. Location,. produce stands m ust be located on private property. 3 C. Seasonal operations: produce stands may operate for up to 6 months of the year, When the produce stand is not in use, it must be removed and stored indoors. D. Hours of operation: in residential zone districts, hours of operation shall be restricted from 7 a.m. to sunset. E. Home occupation requirement: where a produce stand is located on a property with a residential dwelling unit, it shall qualify as a home occupation and must comply with the regulations in Section 26-613, F. Signage: Produce stands operating as home occupations shall be allotted one non-illuminated sign up to 2 square feet in size, as defined in Section 26-709. All other produce stands are permitted to have one non-illuminated sign up to 6 square feet in size with a maximum height of 5 feet. The sign may not be displayed when the stand is not in operation. G. Parking: Temporary on-street parking is required if -there is not adequate on-street parking on adjacent streets. Section 26-637 Urban gardens. - Urban gardens, as defined in Section 26-123 and where a llowed per Section 26 204, shall comply with the following regulations. A. Signage: each urban garden is permitted one non-illuminated sign up to 6 square feet in size, with a maximum height of 5 feet. B. Landscape buffer: where urban gardens directly abut a res agriculturally zoned lot with a residential use, there,sball b foot landscaped buffer between the garden or farm area ar line. 24 E. Hours one- districts, urban gardens are sunset and any exterior lighting must be ng in all zone districts shall comply with F. Submittal to community development department: a submittal with a site plan (including any'exterior lighting and mechanical equipment/utilities) management plan, and operational information including hours and days of operation and a parking plan is required for review and approval by the community development department prior to operation. Section 7: The Table of Uses in Section 26 -1111 of the Code are amended to read: Permitted Uses Use Group MU -C MU -C Interstate MU -C TOD MU -N Residential Assisted living facility P P P P Dwelling, single detached NP NP NP P Dwelling, single attached P P P P Dwelling, duplex P NP NP P Dwelling, multiple P P P P Dwelling, live /work P P P P Foster care home NP NP NP P Residential group home P P P P Public, Civic, and Institutional 25 Permitted Uses Use Group MU -C MU -C MU -C TOD MU -N Interstate Community buildings and cultural facilities, including libraries, P P P P museums, and art galleries Hospital C C C NP Parks, open space, playgrounds, and plazas P P P P Place of worship P P P P Public uses and buildings P P P P Recreation facilities, indoor and outdoor P P P P _ Schools, public and private; colleges, universities, and trade P P P P schools Utilities, major NP NP NP NP Utilities, minor P P P P Urban gardens (Submittal required to community development department. See P P P P §26 -637) Transit stations, public or private C C C C Commercial Services and Retail Adult entertainment NP NP NP NP Animal daycare, indoor with no outdoor runs or pens P P P P Bail bonds (per §26 -634) C C NP NP Banks and financial institutions, no drive - through or drive -up P P P P Banks and financial institutions, with drive - through or drive -up C P C C Bars, taverns, and night clubs P P P P Bed and breakfast P P P P Car washes NP C NP NP Day care center, child and adult P P P P Drive -up or drive - through uses (per §26- 1106.E) C P C C Eating establishment, sit down P P P P Eating establishment, drive - C P C C through or drive -up Fast food eating establishment, drive - through or drive -up C P C C Motor fueling stations C C NP C 26 Permitted Uses Use Group MU -C MU -C MU -C TOD MU -N Interstate Motor vehicles sales, outdoor NP NP NP NP display Motor vehicle sales, indoor display P P C C Outdoor storage NP NP NP NP Pawn brokers NP NP NP NP Personal services P P P P Ph and printing P P P P Produce stands (see §26 -636 and §26613 for Morrie P P P P _ occupatiol S) Recreation facilities, commercial P P P P Repair, rental and servicing of C P C C automobiles, no outdoor storage Retail sales — up to 20,000 gsf for P P P P one tenant space Retail sales — up to 60,000 gsf for P P C C one tenant space Retail sales — over 60,000 gsf for C C NP NP one tenant space Urban gardens (Submittal required to community P P P P development department. See §26 -637) Veterinary clinics and hospitals, P P P P no outdoor runs or pens Hospitality and Entertainment Art studios and galleries P P P P Hotels, motels, and extended stay P P P P lodging Studios, including art, music, dance, television and radio P P P P broadcasting stations Theaters P P P P Office and Industrial Medical and dental clinics P P P P Offices P P P P Office - warehouse, no outdoor C C C NP storage Outdoor storage NP NP NP NP Restricted light industrial C C C NP 27 Permitted Uses Use Group MU -C MU -C Interstate MU -C TOD MU -N Wholesale C C C C Ancillary Uses Parking facilities P P P P Temporary Uses Special events, including festivals and farmers markets. For farmers' markets, see § 26 -635 P P P P Key: P = Permitted C = Conditional Use (see § 26 -1117) NP = Not Permitted Section 8: Table 1 in Section 26 -709 of the Code is amended to include the following sign types: TABLE INSET: TABLE 1. SIGN STANDARDS IN RESIDENTIAL, AGRICULTURAL, AND PUBLIC FACILITIES ZONES (R -1, R -1 A, R-113, R -1 C, R -2, R -2A, R -3, R -3A, A -1, A -2, PF) TYPE ALLOWED PERMIT MAXIMUM SIZE AND MAXIMUM MINIMUM OTHER OF REQUIRED HEIGHT PER NUMBER SETBACK REQUIREMENTS SIGN SIGN 13. Miscellaneous May not be illuminated. May only be on q- Farmers' Yes No larger 1 per display when the market No than 50 farmers' None market is in '' square feet. market operation. See § sign 26 -635 Where produce stand is a No for home occupation, May not be temporary the sign illuminated. May r Produce freestanding must meet 1 per only be on display during stand Yes si gns, Yes requirements stand 5 feet months when the sign , for for Home produce stand is permanent Occupation operational See wall signs. signs in f. All § 26 -636 other produce stands may have one W . TABLE 1. SIGN STANDARDS IN RESIDENTIAL, AGRICULTURAL, AND PUBLIC FACILITIES ZONES (R -1, R -1 A, R -1 B, R -1 C, R -2, R -2A, R -3, R -3A, A -1, A -2, PF) TYPE ALLOWED PERMIT MAXIMUM SIZE AND MAXIMUM MINIMUM OTHER OF ALLOWED REQUIRED HEIGHT PER NUMBER SETBACK REQUIREMENTS SIGN REQUIRED SIGN NUMBER REQUIREMENTS 13. Miscellaneous sign up to 6 May not be square feet illuminated. May q. in size and No larger only be on display Farmers' Yes up to 5 feet than 50 1 per when the market is market in height. square farmers' None in o See operation. #� § sign Maximum feet. market 26 -635 size of 6 Maximum s. Urban r. square feet size of 6 May not be garden Yes Yes and 1 5 feet illuminated. See sign stand maximum feet and stand § 26 -637 when the produce sign' height of 5 maximum stand, is feet height of 5 Section 9: Table 1 in Section 26 -710 of the Code is amended to include the following sign types: TABLE INSET: TABLE 1. SIGN STANDARDS IN COMMERCIAL, INDUSTRIAL AND MIXED USE DISTRICTS (NC, RC, C -1, C -2, I) MAXIMUM TYPE OF ALLOWED PERMIT SIZE AND HEIGHT MAXIMUM MINIMUM SETBACK OTHER SIGN REQUIRED PER SIGN NUMBER REQUIREMENTS 13. Miscellaneous May not be illuminated. May q. No larger only be on display Farmers' Yes than 50 1 per when the market is market No square farmers' None in o See operation. #� § sign feet. market 26 -635 No for Maximum May not be illuminated_ May r. temporary size of 6 only be on display Produce Yes freestanding square 1 per 5 feet during months stand signs. Yes feet and stand when the produce sign' for maximum stand, is permanent height of 5 operational. See 29 TABLE 1. SIGN STANDARDS IN COMMERCIAL, INDUSTRIAL AND MIXED USE DISTRICTS (NC, RC, C -1, C -2, 1) MAXIMUM TYPE OF ALLOWED PERMIT SIZE AND MAXIMUM MINIMUM OTHER SIGN REQUIRED HEIGHT NUMBER SETBACK REQUIREMENTS PER SIGN wall signs. feet. 26 -636 Maximum size of 6 s. Urban square May not be Orden Yes Yes feet and 1 5 feet illuminated. See '§ sign maximum 26 -637 height of 5 feet Section 10: 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 11: Severability; Conflicting Ordinances Repealed If any section, subsection or clause of the ordinance shall be deemed to be unconstitutional or otherwise invalid, the validity of the remaining sections, subsections and clauses shall not be affected thereby. All other ordinances or parts of the ordinances in conflict with the provisions of this ordinance are hereby repealed. Section 12: Effective Date This Ordinance shall take effect fifteen days after final publication, as provided by Section 5.11 of the Charter. INTRODUCED, READ, AND ADOPTED on first reading by a vote of _ to _ on this day of , 2011, ordered published with Public Hearing and consideration of final passage set for Monday, , 2011 at 7:00 p.m., in the Council Chambers, 7500 West 29 Avenue, Wheat Ridge, Colorado, and that it takes effect 15 days after final publication READ, ADOPTED AND ORDERED PUBLISHED on second and final reading by a vote of to , this th day of , 2011. SIGNED by the Mayor on this day of 2011. Jerry DiTullio, Mayor 30 ATTEST: Michael Snow, City Clerk Approved As To Form Gerald E. Dahl, City Attorney First Publication: Second Publication: _ Wheat Ridge Transcript Effective Date: 31 r LiveWell WhEM FO April 21, 2011 Planning Commission City of Wheat Ridge 7500 W 29 Avenue 1 St floor Wheat Ridge, CO 80033 Dear Wheat Ridge Planning Commissioners: LiveWell Wheat Ridge is a community movement funded by LiveWell Colorado working to reduce and prevent obesity for better health outcomes. Emerging best practices show that we positively impact food consumption choices by increasing access to healthy foods. To this end, LiveWell Wheat Ridge is involved in a myriad of approaches to increase nutritional food consumption in our community and to grow our markets in Wheat Ridge. In the fall of 2010, LiveWell Wheat Ridge partnered with the Wheat Ridge Access to Fresh Fruit and Vegetables Task Force, Jefferson Conservation District and CREA Results to administer the Wheat Ridge Healthy Food Assessment. Modeled after similar healthy food assessments in the country, this assessment surveyed over 200 respondents on questions related to access and barriers to growing, purchasing and consuming fresh fruit and vegetables. Using an online and paper survey in English and Spanish, and by partnering with older adults and bilingual and bicultural outreach workers, we over - sampled diverse socioeconomic segments of our community. In this report, we captured important information about ways to reduce barriers to accessing fresh fruit and vegetables, increase growing opportunities, expand local markets, and integrate local produce into our food systems. Because we need to use a multifaceted systems approach to solving healthy food access issues and grow our markets, we hope this report provides valuable information to the Planning Commission, as well as all sectors of our community, to support informed policy making, innovate our programming and provide opportunities for economic growth in Wheat Ridge. Sincerely, Molly Hanson LiveWell Wheat Ridge Coordinator EXHIBIT 2 LiveWell SUPPORT FOR LiveWell Wheat Ridge (LWWR), a community initia- tive funded by LiveWell Colo- rado, advocates healthy eating and active living (HEAL) poli- cies and infrastructure im- provements in Wheat Ridge. LWWR is working with city policymakers, staff and resi- dents to incorporate plans for increasing access to healthy foods, particularly for lower in- come and Latino residents of Wheat Ridge. needs assessment in the fall of 2010 of access to fresh fruits and vegetables and locally grown foods. A 25 -item sur- vey in English and Spanish was administered online and in hardcopy to Wheat Ridge residents and nonresidents to gather information on con- sumption patterns, attitudes and barriers to accessing fresh foods. Over two hundred re- spondents completed the sur- vey. For the purposes of this In partnership with the Jeffer- report, we have confined our son Conservation District and analysis to the 135 Wheat CREA Results, a community- Ridge residents who com- based outreach organization, pleted the survey. LWWR conducted a community WHAT RESIDENTS - _D'l ► 1 Shopping The vast majority (over 90 %) of respon- dents report going to grocery stores to get their fresh fruits and vegetables regardless of the time of year and most use their own cars to get there. Almost half (47 %) of the respondents get their produce at farmers' markets, fruit and vegetable stands or gardens during the summer. A far greater per- centage of Whites (69 %) go to these lo- cations compared to Latinos (20 %). 5� 1p S 0� Demographic Profile of Survey Respondents n age = 46 years seniors (65 years older) What to Eat A majority (72 %) of respondents report freshness as an important aspect of deciding which fruits and vegetables to eat, followed by 62% who report cost as impor- tant, 47% who report healthiness as important and 43% who report taste as important. b � _ HEALTHY EATING IN WHEAT RIDGE Under $15,000 27% $15,000 - $29,000 21% $30,000- $49,000 19% $50,000 - $99,000 9% >$100,000 17% Chose not to respond What to Eat A majority (72 %) of respondents report freshness as an important aspect of deciding which fruits and vegetables to eat, followed by 62% who report cost as impor- tant, 47% who report healthiness as important and 43% who report taste as important. b � _ HEALTHY EATING IN WHEAT RIDGE ACCESS�' 1 DEVELOP AND FUTURE OF WHEAT .Farmers' Markets Almost half (46 %) of the respondents go to the Wheat Ridge Farmers' Market. Most (over 70 %) buy fruits and vegetables. A quarter buy other food items, a quarter don't buy anything and 5% buy flowers or plants. Sixty -nine per- cent of Latinos, 45% of males and 32% of lower income respondents who go to the Wheat Ridge Farmers' Market do not buy anything com- pared to only 9% of Whites who do not buy any- thing. Fifty -four percent of respondents, or 73 peo- ple, do not go to the Wheat Ridge Famers' Mar- ket. Why Don't People Go to the Farmers' Market? (73 Respondents) 15 14/. `. 1 s Twenty -six percent of the respondents (35 people) report going outside of Wheat Ridge to another farmers' market. Reasons include: more convenient locations, better days of the week, more convenient hours or better produce selection at the other markets. A very small percentage (3 %) report that they go to another market because the produce at the market is grown locally in that jurisdiction. This fact sheet was designed and created by A& RESEARCI Center for Research Strategies STRATEG I E www.crsllc.org ro11SW/V 11[fOO 10710 0alol `AF IC °JCS a te\ °c e� `� �` e A ° lD T� r� y e p c p Qe � O O o Other reasons for not going to the Wheat Ridge Farmers' Market reported by only a few respondents include: prefer going to grocery store, only eat organic, grow my own, not inter- ested, don't think about it, hard to walk around or find parking, forget because market open only one day a week, part of Community Supported Agriculture. 0 m� ul N Y E� 0 a Op L C) :v N D C a� n m 0 8$ a Reasons for Visiting Farmers' Markets Outside of Wheat Ridge Why do you patron a farmers' market outside of Wheat Ridge? _ Location Day of the Market Hours Better Produce Selection Produce Grown in that Jurisdiction I lC rl Gardening at Home Just over half of respondents (52 %) garden at home. Seventy percent grow vegetables, 54% grow flowers, 49% grow spices and herbs and 37% grow fruit. Forty -eight percent, or 65 people, do not grow at home. The most common reasons for not growing at home are shown in the graph below. Additional reasons noted by a few respondents include: living in an apartment, no desire, having moved or contending with squirrels. Of the 30 respondents who report not hav- ing enough space to garden, only 5 are interested in renting space at the Wheat Ridge commu- nity garden called the Happiness Garden. Why Don't People Grow at Home? (65 Respondents) 46% C — 226 G - a Gl .tl %u D J r f I 7 Dor'thave Don'thave Don'tliketo Notalcwed Can'tafford space time gzrden to plant to plant Locally Grown Foods Wheat Ridge residents are interested in having access to locally grown foods. Respondents report that they think it is important for markets to carry locally grown foods, that they would be more likely to go to a restaurant if it served locally grown food, that they would be interested in buying produce from a local farmer and that they would consider joining a local food co -op grocery store that sells local produce. Thirty -one percent report they want more information about buying from a local farmer. Twenty -four percent want more information about food co -ops. Locally Grown Foods 100% c v v� c oa o C 50% ac � IhL 0 1 a 0% • Important for Wheat Ridge food markets to carry locally grown produce • More likely to go to a Wheat Ridge restaurant using locally grown food • Willing to pay more for locally grown foods • Interested in buying produce from a local farmer and having it delivered to their homes • Want to be part of a food co -op grocery store to access more locally grown products Getting Involved Wheat Ridge residents want to get in- volved and they want more information. Almost half (46 %) of the respondents re- port they are interested in coming to a community event that raises awareness of the importance of locally grown pro- duce. A quarter (25 %) report they would like to join the Fresh Fruits and Vegeta- bles Task Force. Only 3 respondents re- port they had ever called the City of Wheat Ridge about growing or selling fruits and vegetables, farming, compost- ing or other gardening questions. Respondents also report they would like more in- formation about urban agriculture. N >o m� 30 N p C V co N C p N O C �go �R a a U �o a o Message to Policymakers Desire for Additional Information Most residents buy their produce at grocery stores, but almost 50% also buy at farmers' markets. Should the city encourage more grocery and produce stores to locate in Wheat Ridge? Should the city partner to create additional farmers' markets, perhaps on a weekend day, to en- courage greater participation? Almost 75% of the respondent group rates freshness of produce as an important aspect of considering what fruits and vegetables to buy. Two - thirds are sensitive to cost. What can be done to ensure freshness of produce? How can we ensure produce is affordable? Not quite half of the respondent group patronizes the Wheat Ridge Famers' Market. When asked why they don't go, reasons include cost, inconvenient time, not having transportation and not knowing where the market is. How do we ensure produce is affordable at the Wheat Ridge Farmers' Market? How do we do a better job of marketing the Wheat Ridge Farmers' Market? Half of the respondents grow gardens at home. Half do not. Individuals surveyed don't have space or time to grow at home. Additionally, those surveyed did not want to rent space at the Wheat Ridge community garden. Should the city use resources, such as city -owned land or funding, to help create new community gardens? How do we support home gardening in Wheat Ridge? Residents want locally grown foods to be available, not only to prepare and consume at home, but to eat at local restaurants. How can more locally grown produce by available in Wheat Ridge? Are there policies or incentives that the city could provide to encourage restaurants to use local produce? For more information, please contact Molly Hanson, LiveWell Wheat Ridge Coordinator, at mhansonGjeffco. us. Funding for this report is provided by LiveWell Colorado Would you like additional information regarding any of the following topics? ® Food Cooperative Grocery Stores - Community Supported Agriculture - Community Gardens or School Gardens Sharing a yard or garden with your neighbors City of " MUNITY DEVELOPMENT Memorandum TO: Planning Commission THROUGH: Ken Johnstone, Community Development Director FROM: Sarah Showalter, Planner II DATE: April 7, 2011 (for April 21st Study Session) SUBJECT: Potential Rezoning of 11100 W. 38 Avenue Introduction The current owner of 11100 W. 38 Avenue has approached Planning staff about a variety of proposed agricultural uses for the property, which is almost 12 acres in size. The site is zoned Residential -Three (R -3) and Residential -One (R -1) and has not been developed since a farmhouse was built on the property in 1922. The majority of the property is unimproved, containing only the farmhouse and several barns and accessory structures related to the original farm use on the property. The owners of the property, Amanda Weaver and Louise Turner, recently restored the original farmhouse and Ms. Weaver is currently living in the home as her primary residence. The entire property is encumbered by a conservation easement that prevents any new development not related to agricultural uses on the property. The intent of the easement, put in place in the early 1990s, was to prevent any development of the site and to preserve it for agricultural activities. Ms. Weaver's plans for the property include a range of agricultural uses. While some would clearly be allowed under the current residential zoning, especially under the proposed zoning code amendments currently being considered by the Planning Commission, there are other proposed uses for the site that indicate agricultural zoning might be more appropriate than the current R -3 and R -1 zoning. The purpose of this memo is to outline the history of the property, summarize the owner's plans for the site, and discuss the option to potentially rezone the site to allow for a range of uses related to agriculture. At the April 21 Study Session, Ms. Weaver will be present to discuss her proposal for the property and staff would like to receive input from Planning Commission regarding a potential rezoning of the site to either Agricultural -One (A -1) or a Planned Development (PD). History of Property The site was owned by Earnestine Williams from the 1920s through the 1990s. Mrs. Williams and her husband used the property as a small farm, keeping animals such as hogs, Angus steer, chickens, and eventually goats. In the 1990s, Mrs. Williams placed a conservation easement on the property. The easement, which was granted in perpetuity upon the entire site, is monitored by Colorado Open Lands. It prevents any redevelopment of the property, allowing existing structures to be improved or replaced within their existing footprint only. The easement also precludes any form of large -scale or industrial agricultural (such as a feedlot) operation that would "degrade" the current state of the land and natural wildlife habitat. In the late 1990s, Mrs. Williams also conveyed the entire property to two of her neighbors, including Louise Turner, a long -time Wheat Ridge resident. For several years after Mrs. Williams passed on, no one lived on the property. However, Ms. Turner maintained the property and continued to care for Mrs. Williams goats, which remain on the property to this day. In 2010, Amanda Weaver became co -owner of the property with Louise Turner. As mentioned above, Ms. Weaver has restored the original farmhouse and now uses the site as her primary residence. Ms. Weaver plans to rehabilitate several of the deteriorated barns and accessory structures on the site over the years, as discussed in more detail below. - Desired Uses for Property Raising Animals and Producing /Selling Dairy Products and Honey Ms. Weaver cares for the many goats that are already on the property and was trained by Ms. Turner in milking and producing dairy products from the goats' milk. This summer she plans to convert one of the accessory buildings on the site to a commercial kitchen so that she can package and sell, via County regulations, goat cheese and other dairy products made on site. Ms. Weaver also keeps bees on the property and hopes to one day sell honey from the property. She hopes to establish a beehive -share program in which people who may not have the room to keep hives on their own property could rent a share of the hives for this purpose. Growing Food and Selling Produce There are several acres of undeveloped land that Ms. Weaver, in partnership with others, intends to use for crop production. Two Wheat Ridge residents have already formed an agreement with her to start a community- supported agriculture (CSA) farm for a small portion of the land. They will grow vegetables that people may purchase either as a regular share through participation in the CSA or via a small produce stand on the property. The hope is that a CSA farm and or /community garden could expand in the future to utilize several acres of the site. Other Potential Uses Ms. Weaver already plans to offer classes in agriculturally -based culinary arts once the commercial kitchen is finalized later this year. She has a vision for the property to be a thriving agricultural center that will benefit the community, offering such services and attractions as: • Plots for growing produce and/or the ability to participate in a CSA • A roadside stand that will sell produce grown on site as well as food products made from animals on site, such as dairy products and honey • Classes in urban agriculture and culinary arts connected to the commercial kitchen • Possibility to host special events, such as weddings • Possibly an indoor retail area where produce and products made on -site could be sold, especially during months that the produce stand is not able to operate Summary of Existing Zoning 2 Several of - the existing and proposed agricultural uses would be allowed under the existing residential zoning. For example, Ms. Weaver's property meets the minimum space requirements for the keeping of goats on residential property, and she would be allowed to make and sell dairy products from the goats' milk as long as she obtained a home occupation license. She would even be allowed to establish the commercial kitchen as long as it met the home occupation regulations. These regulations also allow for the sales of produce grown on site (whether from inside or outside via a temporary stand). The ability to operate a seasonal roadside stand to sell produce and products made from animals on site will be even more clearly allowed as a home occupation if the proposed zoning code amendments relating to urban agriculture are passed. However, there are several regulations for residentially -zoned lots that could impede Ms. Weaver's plans for the property, even if the code amendments pass. Potential issues related to the existing residential zoning include: • Limits on home occupations: perhaps the restriction that would be most limiting is the requirement that the size of the area dedicated to a home occupation may not be larger than 25% of the area of the residence. The residence on this site is quite small, only about 970 SF, which means that the kitchen/classroom /potential store could only be a maximum of 240 square feet. The building that Ms. Weaver plans to utilize as a kitchen and classroom area is about 600 square feet, well above the size allowed. • CSA and/or community garden: as proposed by staff, the urban agriculture code amendments would allow the CSA or community gardens on Ms. Weaver's property as a special use. This means that any CSA or other form of shared garden would not be allowed without first undergoing the SUP process, which costs $300 plus $300 /per acre. Potential Rezoning: Summary of Issues Given the proposed agricultural uses for the site, as well as the conservation easement, staff believes that rezoning the site would be appropriate. One option could be to rezone the site to A- L This zone district would enable the CSA or other urban garden uses, beekeeping and the sharing of bees (as well as overall farming and the raising of animals). One potential issue with A -1 zoning is that the only category for a retail/commercial use that is permitted in A -1 is "Greenhouses and landscape nurseries, including both wholesale and retails sales of related products." It is unclear how the commercial kitchen/classroom and small indoor component for the selling of products made and grown on site would fit under this category. The kitchen, classroom and indoor sales could be permitted under A -1 as a home occupation, but the same home occupation limits on size (240 square feet total) would apply whether the site is zoned residentially or agriculturally. Another potential zone option that staff has discussed would be a form of PD (perhaps a PMUD or PRD) that would enable the unique range of uses proposed for the site. While the PD provides greater flexibility than the A -1 option, potential drawbacks include a longer, more expensive process as well as the need to write the zoning document with enough flexibility so that it is not difficult to administer as the property evolves in the coming decades. In order to create a more streamlined and affordable rezoning process, one option might be to rezone the property to A -1 and then have the applicant pursue a variance to the size limit on home occupations so that she can establish the commercial kitchen/classroom, and potentially an indoor sales component, at a size larger than 240 square feet. Based on a preliminary analysis of the rezoning criteria in Section 26 -112.1) of the zoning code, it seems that a rezoning to allow agricultural uses on the site could meet a majority of the criteria. It appears to meet the first requirement that there has been a change in character due to "installation of public facilities, other zone changes, new growth trends, deterioration, or development transitions" since the City has witnessed a growing interest in urban agriculture in the past 1 -2 years, including adopted policy in the comprehensive plan, Envision Wheat Ridge, to work with the agricultural community to provide residents with access to local, healthy foods and to "preserve existing small agricultural operations." In addition, the City has experienced a sustained decrease in population over the past decade, indicating that the need for multi - family residential zoning in this area is no longer as great. Although it is specific to the property, and not the area or city as a whole, there is also the change that a conversation easement has been placed on the property. A rezoning appears to meet the other following criteria: First, the zone change conforms with the comprehensive plan, given the policy language cited above, which says that the City should preserve existing small -scale agricultural operations. Second, there are adequate infrastructure /facilities to serve the type of uses allowed by the change of zone (and where not the applicant would upgrade such facilities). Third, the change of zone would not adversely affect public health, safety, or welfare by creating excessive traffic congestion, creating drainage problems, or seriously reducing and light and air to adjacent properties. One criterion that presents some difficulty is the requirement 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." Since the conservation easement precludes intensive agricultural uses that might degrade the current land, uses permitted under new agricultural zoning that could be detrimental to the surrounding area (such as a feedlot) are not allowed. However, the existing zoning and character for the area is largely residential, with no agricultural zoning in the immediate vicinity. Thus staff has some concern that a rezoning, especially to A -1, could be perceived as "spot zoning" within a residential area. Policy Direction Requested Staff would like feedback from the Planning Commission on the following items: • Is it reasonable to rezone the site from its current residential zoning to either A -1 or a PD that would better allow the agricultural uses that the owner has envisioned for the site? • If so, what zoning option seems most appropriate — A -1, or a PD that is specifically - tailored to the site? The input that staff is seeking is non - binding as no rezoning application for the property is currently pending. The purpose of the discussion is to solicit input from the Commission so that staff can help direct the property owners toward a reasonable rezoning solution. 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Ql Q L fl- 0 rn 10 609V1 T LU a a o (D 0 = F a N T 0) F M c 10 livi 9 w L 1S x w City of "� WheatMidge COMMUNITY DEVELOPMENT Memorandum TO: Planning Commission THROUGH: Ken Johnstone, Community Development Director FROM: Sally Payne, Senior Planner and Sarah Showalter, Planner II DATE: April 14, 2011 (for April 21 Study Session) SUBJECT: 38 Ave. Corridor Plan Status Thirty- eighth (38 Avenue between Wadsworth and Sheridan is one of five priority areas for reinvestment and revitalization in Envision Wheat Ridge, the City's Comprehensive Plan. That plan recommended the City develop a specific corridor plan for 38 Avenue. The corridor is also a high priority investment area in the City's Economic Development Strategic Plan. WR2020's strategic plan places a high priority on 38 Avenue. In late 2009 they commissioned a market study and revitalization assessment of 38 Avenue from the Department of Local Affairs (DOLA) and Downtown Colorado Inc. (DCI). The final report recommended developing a more detailed vision and corridor plan, as well as considering potential modification to the street that might improve pedestrian and bicycle access and safety. In August 2010 City Council approved a supplemental budget appropriation for the purpose of hiring consultants with expertise in conducting traffic and roadway design analysis in conjunction with development of a 38 Ave. Corridor Plan. In December 2010, Entelechy Design was hired to assist the City with the necessary studies and analysis for a corridor plan. Participation from property and business owners as well as residents in close proximity to the corridor is critical for a successful planning process. To ensure participation from these groups, a Mayoral appointed Stakeholder Committee was formed. In addition to property owners, businesses and residents, the Stakeholder Committee includes members of City Council and Planning Commission as well as other partners in the community such as WR2020, Exempla Lutheran Hospital, Jefferson County School District and LiveWell Wheat Ridge. The first 38 Avenue Stakeholder Committee was held on March 10 At this meeting, the consultant team gave an overview of the planning process and then broke the Committee into three groups to discuss issues and opportunities for the 38 Avenue corridor. The groups generally agreed that the corridor needs to be more pedestrian- friendly, accommodating modes of transportation beyond ust vehicles. The groups also agreed that a unique identity needs to be developed that makes 38 Avenue different than other similar "Main Streets" in the Denver area. There was the desire for a more diverse mix of retail and commercial uses such as restaurants, coffee shops and book stores with uses clustered in nodes along the corridor. In addition to the Stakeholder Committee meetings, three public meetings will also be held. The first public meeting was held on March 15 with approximately 70 people attending. After a presentation on the planning process and schedule by the consultants and a presentation by LiveWell Wheat Ridge on their mission and goals, the attendees were broken into groups to do a visioning exercise. The groups were asked to discuss issues such as what should 38 Avenue's role be in the City /region, what about the existing character of the corridor should be preserved and/or rehabilitated, what type of retail and housing uses would be appropriate, and what should the character of the street be. Responses from the groups were similar to the Stakeholder Committee including a desire for 38 Avenue to accommodate pedestrians and bicycles more safely, the need for more shopping and dining opportunities, and also the need to have a theme or something special about the corridor to attract people to it. There was also concern expressed that any changes made do not force existing businesses to leave. There is also a desire to maintain adequate vehicular access and parking, especially if more uses and businesses come to the corridor in the future. - Finally, attendees at the meeting were asked to respond to a visual preference survey for the corridor to find out people's desires for streetscape character, residential building types, gathering spaces and retail storefronts. Responses showed that people preferred active streetscapes with outside seating and dining, vegetation and planters and pedestrian friendly amenities. The preference for residential buildings was for brick construction with traditional architectural details. For gathering spaces or parks, responses were for spaces with multiple amenities such as tables, chairs, lighting, paths and ample landscaping and vegetation. The next steps involve developing alternative corridor scenarios based on input from the meetings and from the results of the traffic analysis as well as input from a Potential for Change land use analysis prepared by staff. That analysis identified properties that might have the greatest likelihood for redevelopment. The traffic analysis looks at the feasibility of reducing the number of traffic lanes taking, into consideration issues such as traffic diversion, projected future traffic volumes and traffic operations. These alternatives will first be presented at the next Stakeholder Committee at a May 11 meeting and then to the public at a May 17 meeting. With input from these meetings, a preferred alternative will be selected and refined, which will include land use recommendations, the roadway design, urban design considerations and branding and marketing ideas. The final meetings to present the preferred alternative are anticipated to be held in July or August. Staff will be present at the April 21st study session to answer any questions and take comments. If you have any questions prior to the study session, please contact Sally Payne, Senior Planner at 303 - 235 -2852 or Sarah Showalter, Planner 11, at 303 - 235 -2849. Exhibits: 1. Stakeholder Committee Notes 2. Public Meeting Notes 3. Visual Preference Survey 2 entelechy taking potential to reality Plan design develop MEETING NOTES MEETING DATE: 10 March 2011 TO: City of Wheat Ridge /Stakeholder Committee FROM: Deana Swetlik RE: 38th Avenue Corridor Study — Stakeholder Group Meeting #1 At the first stakeholder group meeting, attendees broke into three groups to discuss issues and opportunities along the 38th Avenue Corridor. At the end of their discussion, each group reported their top issues and opportunities, which are listed below. Table 1 Issues N Need traffic calming, not hospitable for pedestrians, bikes, seniors N Long term owners content with acquiring rent, maintaining status quo — no incentive to change N Obsolete parcels and land use patterns, vacant buildings N Political hurdles — need city buy -in Opportunities N 3 nodes — business /restaurant area N Branding related to farming /carnation history; sense of identity — statues, artwork N Attract more foot traffic — diverse mix of uses like South Broadway, build off active community uses N Cater to mid - century modern housing — branding /marketing of adjacent housing Table 2 Issues N Shortage of street appeal — Highlands is a counter- example N No aesthetic consistency — shortage of ambience N Excess capacity for vehicles — street could accommodate other modes of travel N Marginal quality of residences along corridor — many property owners have no incentives to reinvest in property — may require intervention / incentives to spark redevelopment Opportunities N Explore opportunities for consolidating parking where excess / underutilized parking exists N Attract several high quality redevelopments to generate revenue for city and fuel additional investment N More youth / GenX/GenY — diversify demographics N More households needed on corridor — developers follow roofs N Form a unique identity by upgrading existing buildings and stimulating infill entelechy Denver, Colorado o 303.331.1 171 info @entelechydesign.com www.entelechydesign.com EXHIBIT I entelechy taking potential to reality plan design develop Table 3 Issues • Multiple landowners, difficulty with land assembly • No regional destinations attracting people and keeping people on corridor — need more 24 -hour activity generators • Plenty of parking needed as redevelopment moves forward • Design of street is too auto - oriented, need to accommodate pedestrians better • Need more consistent theme I identity • We need a district or some sort of mechanism I group to fund maintenance on the street • There is great need for pedestrian improvements to increase safety, such as nice crosswalks. Some residents don't feel safe crossing 38th in the locations where there are not patterned crosswalks (like the ones that currently exist on the east end of the corridor) • "I used to be able to walk to a grocery store on 38th Avenue. It would be great to have this again, even if it just a really small store that sells fruits and vegetables." Opportunities • Create a unique place people want to go, think outside box, don't replicate other places • Restaurants, bars, and coffee shops that serve a range of incomes and ages • Cluster activity of like shops I services • Reflect small -town feel where people know their customers • Create an environment where people want to walk rather than drive Additional Comments • Brand area as an active living community • Play up history • Bdng farmer's market to corridor • Consider creating a special events space • Hospital has several special events I race fundraisers • Concentrate main street investment in nodes — not appropriate where senior uses are clustered • Harlan and Pierce are good nodes as is former Mark's restaurant • Restaurants may want smaller formats, several existing may be too large entelechy Denver, Colorado o 303.331.1171 info @entelechydesign.com vwvw.entelechydesign.com entelechy taking potential to reality plan design develop MEETING NOTES MEETING DATE: 15 March 2011 T0: City of Wheat Ridge RE: 38th Avenue Corridor Study — Public Meeting #1— Visioning Session The public meeting was attended by approximately 70 individuals, not including City Staff, Live Well Wheat Ridge representatives, or Consultant Team members. The following is a summary of the reporting out from the visioning session that took place at the meeting. Group 1 • Restaurants like 32nd and Lowell, Trader Joes • Historic preservation • Put a Kohl's at 38th and Wads car lot • Safer access at King Soopers • More green space, buffer zones for peds • Maintain width along 38th for emergency access • Bike sharing • Comfortable place to hang out after work Group 2 ■ Garage sale along the corridor brought community together in the past ■ 127 American flags along corridor used to attract people ■ No incentives to come to the corridor ■ Need to create excitement, activity to promote city Group 3 • Diversification needed — other uses and green space • More ped and bike friendly — active lifestyle • Long -term transition will be difficult Group 4 • Corridor is to long — should be broken into segments • Ped crossing is an issue — don't make so ped friendly that you hurt auto businesses • Cars are central to economy and businesses • Have incentives to attract people to businesses • Improve look of businesses • Flexible, regulatory environment needed 11Page EXHIBIT 2 entelechy taking potential to reality plan design develop Group 5 • Move Town Hall to 38th • Preserve historical assets — balance old with new • Attract art galleries, restaurants, bars • Welcome new developers • Old Golden, 32nd and Lowell are good examples • Don't go out to eat or hang out at night on 38th Group 6 • Don't run existing businesses out — they feel threatened now • Businesses that are a wide variety, not just auto shops, but shops, restaurants, book stores, etc. • Currently more of a thoroughfare then a main street with a mix of uses • More ped friendly, particularly for seniors • More of an old town feel like Arvada, rather than Belmar • More parking will be necessary with redevelopment • Give the whole corridor a cohesive theme Group 7 • Make 38th a downtown — homey and comfortable that will attract people • Coffee shops, unique stores, restaurants • More greenery • More housing • Emphasis on sidewalks • Narrow certain sections to slow traffic down • Need for placemaking — pocket park to relax, picnic • Get away from auto - oriented uses • More ped and bike traffic • Parking needs to be considered to accommodate future development • 38th and Wads car lot good place for park • Trolley along corridor • Increase safety for kids going to school along 38th • Make corridor charming and attractive to people throughout region 21 Page entelechy taking potential to reality plan design develop Group 8 • Make places where a diversity of people want to spend time and money • Look at density and intimacy — invite people, density will increase population • Greenery • Beautification • Wider sidewalks with patios • Narrow lanes in one section to create human scale • Theme of active lifestyles — tie into hospital, Wheat Ridge Cyclery, yoga studios • Start implementing, provide incentives • Cluster activity to help catalyze development Group 9 • Form an assembly of vacant properties — city should buy properties and transform them • Reduce parking fronting 38th — parking lots along street not attractive • Enhance major intersections for pedestrians • Create an environment where people want to frequent businesses • Arvada, Golden and Lakewood all have defined downtowns, unlike Wheat Ridge Group 10 • Not possible to make entire corridor a walkable area • Create 3 areas to focus redevelopment • Depew and 38 vacant lot is a good opportunity for residential I mixed use development • Safeway center isn't safe to walk • Improvements to buildings have helped increase appeal • Need to maintain convenient parking • Need more pedestrian crosswalks 31Page Urban residential homes meeting the street Ground floor retail storefronts 7 Instructions: 1. Mark a maximum 4 green (good) and 4 red (bad) dots per category 2. Mark only 1 green or 1 red dot per image 3. Add a qualifier (a word or two): mark + (for good) or - (for bad) and then "xxx xxxx" next to the picture 4. You do not need to place all of your dots ) AV � e = „., Visual Preference Survey: Public Realm AR -LAND 15 March 2011 Corridor Plan y entelechy EXHIBIT 3