HomeMy WebLinkAbout07/06/2006AGENDA
CITY OF WHEAT RIDGE PLANNING COMNIISSION
July 6, 2006
Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning
Commission on July 6, 2006, at 7:00 p.m., in the City Council Chambers of the Municipal
Building, 7500 West 29th Avenue, Wheat Ridge, Colorado.
i. 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 MI1ViJTES - June 15, 2006
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. WZ-06-02: An application filed by Wilson Community Development for
approval of a rezoning from Agricultural-One (A-1) to Planned Residential
Development (PRD) and approval of an Outline Development Plan far property
located at 5220 Quail Street.
B. Case No. ZOA-06-01: An ordinance amending Chapter 26 of the Wheat Ridge Code
of Laws concerning Temporazy Sales and Events.
8. OLD BUSINESS
9. NEW BUSINESS
A. Amendmenf to PC Bylaws
10. COMMISSION REPORTS
11. COMMITTEE AND DEPARTMENT REPORTS
12. ADJOiTR1VMENT
CITY OF WHEAT RIDGE PLANNING
Minutes of Meeting
June 15, 2006
1. CALL THE MEETING TO ORDER
The regular meeting of the Wheat Ridge Planning Commission was called to order by
Chair WESLEY at 7:00 p.m. in the Gity Council Chambers of the Municipal Building,
7500 West 29th Avenue, Wheat Ridge, Colorado.
2. ROLL CALL
Comxnission Members Present: Anne Brinkman
Jun Chilvers
John McMillin
Phil Pluxmner
Jerty Scezney
Cassie Spaniel
Kim Stewart
Scott Wesley
Staff Members Present: Alan White, Community Development Director
Travis Crane, Planner
Sally Payne, Sr. Planner
Jerry Dahl, City Attorney
Randy Young, City Manager
Tim Paranto, Public Works Director
Ann Lazzeri, Recording Secretary
3. PLEDGE OF ALLEGIANCE
4. APPROVE ORDER OF AGENDA
It was moved by Commissioner PLiJMMER and seconded by Commissioner
STEWART to approve the order of the agenda. The motion carried 8-0.
5. APPROVAL OF MINUTES - May 18, 2006
It was moved by Commissioner MeMILLIN and seconded by Commissioner
SPANIEL to approve the minutes of May 18, 2006 as presented. The motion
carried 7-0 with Commissioner SCEZNEY abstaining.
6. PUBLIC FORUM
There was no one present to address the Commission at this time.
Planning Commission
June 15, 2006 - 1 -
PUBLIC HEARING
Case No. WZ-06-03 - An application filed by Cabela's Retail, Inc. and Coors
Brewing Co. for approval of an Amended Outline Development Plan and Final
Development Plan for vacant land § enerally located west of I-70, south of
Highway 58 and north of West 32° Avenue.
Case No. WS-06-01: An application filed by Cabela's Retail, Inc. and Coors
Brewing Co. for approval of a final plat for vacant land generally located west of
I-70, south of Highway 58 and north of West 32"a Avenue.
The cases were presented by Travis Crane. He entered all pertinent documents into the
record and advised the Commission there was jurisdiction to hear the cases. He reviewed
the staff report and digital presentation. Staff recommended approval of both
applications for reasons, and with conditions, outlined in the staff report.
Commissioner McMILLIN commented that Parcel8 deviates the most from the
Comprehensive Plan which designates this parcel as open space and asked Mr. Crane his
opinion on the prospects of commercial development occurring in this area. Mr. Crane
agreed that the topography would present development problems; however, staff thought
it appropriate to set forth standazds just in case someone would be interested in
development in the future.
Carolynne C. White
Brownstein, Hyatt & Farber
41017th Street, Denver
Ms. White, land use counsel for Cabela's and Coors Brewing Co., was sworn in by Chair
WESLEY. She submitted into the. record a copy of her letter in response to Jefferson
County Referral Comments for Cases No. WZ-06-03 and WS-06-01. Copies were also
provided for Commissioners. Cabela's voluntarily delayed this application for over a
year to address various concerns expressed during public meetings especially in the azea
of traffic issues. She introduced other individuals who were present to answer questions:
Christopher J. Fasching, Felsburg, Holt & Ullevig; Mazk Kieffer, Norris Design; Mark
Nienhueser, Director of Construction/Facilities for Cabela's; and Neil Jaquet, Director of
Water Resources and Real Estate for Coors Brewing Co. She stated that Cabela's is
committed to this proj ect and becoming a part of the Wheat Ridge community.
Mark Kieffer
Norris Design
1101 Bannock, Denver
Mr. Kieffer was swom in by Chair WESLEY. He stated that he concurred with the staff
presentafion. Landscape buffers in parcels 4 and 5 follow the southern portion of the
property adjacent to residential area. He noted that there is a 2 to 1 slope from the
residential lots to the proposed retaii uses. There will be extensive landscaping in the
buffer area as well as some type of fencing and retaining walls. The existing trail through
the site will be preserved and will be 10 feet wide. The intent is to provide a irail '
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June 15, 2006 - Z -
connection from 32"a Avenue up to 44~h Avenue. Concern has been expressed about
accessibility to the Table Mountain Auimal Shelter. At this time a sidewalk and roadway
connecting to the frontage road is planned to access the shelter. The architectural concept
will be unique to Colorado and will reflect the local environment. For example,
indigenous species will be used in the aquarium. The store will also include public uses
such as a museum and wildlife exlvl~its. Attention will be gaid to each elevation to
provide high quality views of the building from every angle. Building height for parcels
4 and 5 will be fixed so there would be no change if someone in the fixture should bring
in extra fiil for development. There will be a comprehensive signage program with
uniformity and predictability throughout the site.
Christopher J. Fasching
Felsburg, Holt & Ullevig
6300 S. Syracuse Street, Centennial
Mr. Fasching, traffic engineer for the applicant, was sworn in by Chair WESLEY. He
stated that, given the state of transportation in the area, it is necessary to play "catch up"
to take care of existing traffic issues as well as plan far increased traffic from the
Cabela's development and future traffic growth. The Environmental Impact Statement
should be complete in the next few weeks. It is estimated there will be 24,000 vehicle
trips on an average weekday with an estimated 34,000 vehicle trips on weekends. He
noted that those numbers were developed with the assumption that the store would be
230,000 squaze feet. The size of the store has since been reduced by 20% to 185,000
squaze feet. Approximately 40-50% of the traffic would be specific to the Cabela's store
and approximateIy 45% of-traffia generation would be to and from I-70. There would be
three access points to the development. The main entrance wouid be Cabela Drive tying
into the new interchange at Highway 58 on the northwest and would serve 45% of the
traffic. The access to the east would be going under I-70 and tying into Youngfield and
would serve 25% of the traffic. Cabela Drive to the south would serve 30% of the traffic.
Studies indicate that additional traffic from this development would increase current
traffic levels on nearby xoadways by 10 to 20%. The first traffic improvement would
include addition of ramps at Highway 58 and I-70. CDOT hopes to have these under
constnxction by end of yeaz. There will be an additional interchange onto Highway 58
opposite of Holcomb Street and would serve as the prime access into Cabela's. There
will be signage along I-70 as well as way-finding signage on site to direct people to I-70.
Another major improvement will be an underpass to the east which will provide four
lanes of traffic and serve as a relief valve for 32°a Avenue. There will be hook ramps at
32na Avenue and 27`t` Avenue: One traffic signal will be eliminated on 32"a Avenue and
lane additions will occur. Sidewalks will be embellished near Mamiing School.
Youngfield will be widened and the intersection of 32"a and Youngfield will be enlarged.
Youngfield will also be widened from 38`h to 44`h Avenues. Cabela Drive will be five
lanes (four lanes with a cexiter.tuxn lane) to accommodate ramp traffic_
Carolynne White returned to podium. She stated that the project meets and exceeds
requirements of the city code and will accomplish goals of the comprehensive plan
especially in terms of providing destination retail.
Planuiug Commission
June 15, 2006 - 3 -
Coxnmissioner BRINKMAN asked about the inclusion of home improvement retail
stores. Ms. White explained that the area is conducive to that type of business.
Commissioner PLUMMER expressed concem about the 30-foot light poles when the
code calls for 18 feet.
Commissioner SCEZNEY asked if there was a plan for overflow parking to
accommodate weekend visitors to the store.
Christopher Fasching returned to the podium. He stated that overflow parking has been
accommodated. Parking will also be provided for RV parking. The parldng will
accommodate length of stay and number of vehicles during peak time.
In response to a question from Commissioner McMILLIN, Mr. Kieffer stated that they
anticipate 65% of Cabela's visitors will come from I-70 as opposed to 30% for visitors to
other development in the area.
Commissioner STEWART asked if the applicant was envisioning a Lowe's or Home
Depot type store when they refer to "home improvement retail."
Carolynne White returned to the podium. She stated that they were not envisioning any
particulaz use. Use will ultimately be detexxnined by factors such as lot size, setbacks,
etc.
Cominissioner STEWART asked about improvements at Highway 58 and I-70.
Christopher Fasching returned to the podium. He explained that interchange
improvements are planned for the 44`h and Ward area which would relocate the ramps to
the east and improve the traffic situation.
Chair WESLEY declazed a recess at 9:00 p.m. The meeting reconvened at 9:15 p.m.
Chair WESLEY invited members of the public to address the Commission.
Flora Andrus
4790 Easley Road, Golden
Ms. Andrus was sworn in by Chair WESLEY. Ms. Andrus is president of the Fairmount
Improvement Association and a member of Clear Creek Valley Neighborhood Council
(CCVNC). She was not opposed to the development but expressed concem about a
section of approximately one hundred homes that ue fifteen feet from the planned
intersection at 44t' Avenue and Holcomb. She requested that there be consideration of
privacy walls along 44th to protect those homes in regard to noise and safety. She
expressed appreciation that trails are to be built to connect the community with the Clear
Creek trail. She expressed a desire to wark with the city and the applicant in finding
solutions to pollution, noise and safety issues.
Planning Commission
June 15, 2006 - 4 -
Dave Kuehn
1498 Xenon, Wheat Ridge
Mr. Kuehn, Dishict Manager of the Prospect Park and Recreation District, was swom in
by Chair WESLEY. He spoke in favor of the application and stated that the District
could not express any criticism of the plans as presented. Cabela's will provide much
needed econnmic stimulus to the area. Recreation operations will also increase due to the
proposed new trail connections.
Edna Miklos
PO,Box 5177, Wheat Ridge
Ms. Miklos, President of Applewood Business Association, was sworn in by Chair
WESLEY. She spoke in support of the Cabela's development. She did ask that the
bridge at 32°a be aesthetically designed; that Cabela Drive signage be installed to inform
drivers of residential traffic; and that the buffer area for parcels 4 and 5 be larger than 20
feet with no activity, traffic or light poles within the buffer. She also asked that trails be
located away from Cabela Drive. She asked that the applicant work with Wheat Ridge
2020 for input on developing the gateway to the city. She expressed appreciation to
Trauis Crane and the city staff for their hard work on this project.
Bruce Chalker
3304 Beech Ct., Golden
Mr. Chalker, representing the Apple Lane Subdivision, was sworn in by Chair WESLEY.
His neighborhood is on the south end of the project and would be the most directly
affecteci. Tfie neighborhood's concerns related to noise and light emanating from the azea
and he didn't think these issues were adequately addressed in the ODP. The major
concern relates to the west-bound ramp passing over 32°d Avenue which will generate
high volume noise as trucks and cars leaving Cabela's accelerate onto I-70. He requested
that construction of sound barriers on the south and west sides of the ramp be completed
before certificates of occupancy are issued. He asked that freestanding light poles adhere
to the 18 foot height limit outlined in the code, especially for parcels 4, 5 and 6. Further,
minunum setbacks for buildings and lights adjacent to residential properties should be
measured from the edge of buffer zones rather than property lines. He urged the
Commission to carefully review the documents from the Clear Creek Valley Association
and the Jefferson County Commissioners. He submitted a copy of his comments to be
made a part of the official record.
Tim Paranto
Director of Public Works
In response to a question from Chair WESLEY, Mr. Paranto explained that the city can
make suggestions regazding noise abatements, etc., but CDOT has final control. These
issiSes will be addressed in the EIS.
Win King
14390 Foothill Road, Golden
Mr. King was sworn in by Chair WESLEY. He spoke in support of the application
because the current use of the site is underutilized and retail is a good use for the azea.
Plamiing Commission
June 15, 2006 - 5 -
He believed Cabela's will be a great asset to the Wheat Ridge azea. Traffic issues
represent the biggest problem but he believed everyone involved is doing their best to
address those issues.
Cal Johnson
4255 Everett Street
Mr. Johnson was sworn in by Chair WESLEY. He spoke in support of the application
and thanked the city staff and Cabela's for their hard work. He expressed hope that
CDOT will recognize the traffic problems in the area.
Roxanne Runkel
3415 Alkire Way, Golden
Ms. Runkel was sworn in by Chair WESLEY. Her property is adjacent to parcels 4 and 5
and she asked that the Commission not relas standards for the buffer between those two
parcels. She also requested construction of a masonry fence before construction begins
that would provide privacy and sound abatement from Cabela Drive. In addition to
connecting the pedestrian trail, she requested that consideration be given to building an
equestrian trail. She asked that 18-foot lighting be used on parcels 4 and 5. She
disagreed with a statement made earlier in the meeting that Cabela's has worked closely
with the publia She stated that neither she nor her neighbors were notified of this
meeting.
Gretchen Cerveny
3425 Moore Street
Ms. Cerveny, former mayor of Wheat Ridge, was sworn in by Chair WESLEY. She
thanked the city staff and Cabela's for doing a great job over the past two yeazs. She
stated that she believed Cabela's is the most exciting thing to happen to Wheat Ridge
since she was mayor. Over the years CDOT consistently bumped the city's projects from
their list. The proposed Cabela's project has helped these projects stay on the list. She
was of the opuuon that if Cabela's should go away, most of the city's iraffic projects
would go away.
John Villachica
9695 W. 44th Avenue
Mr. Villachica was sworn in by Chair WESLEY. He spoke in support of the application.
He owns a small business which provides incomes to twenty families and is struggling
due to the slow economy. He believed that Cabela's would bring economic vitality to
the community as well as the county and the entire state. Cabela's will attract other
quality businesses to locate in the area and would also provide many employment
opporhuiities. He expressed concem that less quality development would occur on this
site if Cabela's is not allowed to go through with their project.
Janice Thom$son
12290 W. 42° Avenue, Wheat Ridge
Ms. Thompson was sworn in by Chair WESLEY. She spoke in support of the
application. She expressed excitement about the project which will have a very positive ~
P12nving Commission
June 15, 2006 - 6 -
unpact on the western entrance to Wheat Ridge. Cabela's will have a positive domino
effect on the rest of the city. She expressed concem about 30-foot lights and suggested
that RTD provide bus stops at the development. She stated that the highway
improVements would have a very positive effect on the city and she asked that
consideration be given to protection from the diamond interchange onto 44`i' Avenue for
the Fairmountneighborhood. She commented that traffic improvements would also
benefit the Applewood Shopping Center. She thanked Cabela's and staff for their hard
work on the project.
Amy Ito
700 Jefferson County Parkway
Ms. Ito, Pla.nning and Development Manager for Jefferson County Open Space, was
sworn in by Chair WESLEY. She provided copies to the Commission of a letter from
Ralph Schell, Jefferson County Open Space Director. This letter was made a part of the
official record. The letter contained a request that the trail be grade separated at Cabela
Drive by traveling beneath Cabela Drive. She stated that Jefferson County Open Space
would like to work with Coors and Cabela's on the design of the grade separation.
Kate Newman
Jefferson County Administration
Ms. Newman was sworn in by Chair WESLEY. She expressed concern about home
improvement stores being permitted in parcels 4 and 5. She was concerned about noise
from forklifts and trucks that emanate from stores such as Lowe's or Home Depot and
asked that tfus use be erminated from parcels 4 and S. She was pTeased witTi fhe
landscape buffer and asked for clarification as to whether or not buildings would be
allowed in the buffer zone. If buildings are to be allowed, she requested the buffer be
changed to 20 feet. The ODP calls for trees or shrubs in the buffer zone, and she
requested that trees be planted as they aze a more effective buffer. She also requested
construction of a masonry fence along parcels 4 and 5 to provide visual protection. She
asked that the impact on wetlands be considered when designing the alignment of Cabela
Drive. She expressed appreciation for the positive response to previous concerns
expressed by Jefferson County.
Jack Hoopes
14215 Crabapple Road
Mr. Hoopes, President of Applewood Property Owners Association, was swom in by
Chair WESLEY. He stated that he also represented the other associations in the CCVNC.
He supported previous comments made by Bruce Chalker, Roxanne Runkel, Amy Ito and
Kate Newman. He believed the Cabela's development will bring tremendous opporhuiity
to this azea; however, there's a lot of work yet to be done regarding bicycle and
pedestrian taails. Eie stated that he_would like to see more specific.details.on.how trail
connections will occur. He requested that trails not be built close to highways. He also
suggested a 100 foot buffer from residential areas to the south along parcels 4 and 5. He
also suggested that the city work with other entities regarding the future of Youngfield.
Planning Commission
June 15, 2006 - 7 -
Barbara Barry
PO Box 25, Golden
Ms. Bazry, President of Applewood Valley Association, was sworn in by Chair
WESLEY. The Association consists of 1700 households. She expressed concern about
protection of 32"a Avenue and asked that the front door of the development be shifted
from the south to the north onto Highway 58. She expressed concern that key decisions
about access have not yet been made and the applications should not be approved until
those decisions are made. Reducing the Cabela's store size will not reduce patronage or
traffic. None of the roads shown in the ODP and FDP connect to public roadways. The
documents do not match all of the verbal assurances made over the past two yeazs. The
drawings show S lanes to the south and only 21anes to the east and 21anes to the north
which will not support development traffic using Highway 58 as the front door
interchange. Wider roads are needed to prevent traffic from being driven south to 32 a
Avenue. The backyards of homes on Zinnia Court will be encroached upon. Acreage
totals keep changing. It is not possible to build 40`b Avenue under I-70 when developers
just started design a few weeks ago. Data has not been produced to substantiate the claun
that Cabela Drive must be five lanes to serve local traffia This will create significant
unpacts on 32°a and Youngfield neighborhoods. The Planned Commercial District with
proper access and mitigation of direct and secondary impacts would contribute to the
existing high quality community. Ms. Barry submitted a written copy of her comments to
be made a part of the official record.
Jean Osborne
1221 Well St. Golden
Ms. Osbome, President of Daniels Wellchester Homeowners Association and a member
of the CCVNC, was sworn in by Chair WESLEY. She expressed concern about traffic
issues and believed the front door of the Cabela's development will still be 32°a Avenue
and Cabela Drive. She didn't believe the Highway 58 interchange and I-70 or the 40`h
Avenue underpass would be in place by opening day in fall of 2007 and 32"a Avenue and
Cabela Drive would be established as the main entrance far the future. She
recommended that Cabela Drive be reduced to two lanes rather than five. She expressed
concem that the buffer zone is inadequate along parcels 4 and 5. She also asked that
height limits for pazcels 4 and 5 be reduced to 30 feet and that light poles be no higher
than 18 feet. She asked for clarification of height requirements for signage. She did not
believe big box development should be built next to a residential azea. There should be
better phasing on development that will occur in 2007 and 2008. She asked that traffic
improvements be in place before the Cabela's store opens. She asked if there would be a
light at the animal shelter.
There was no one else to speak. Chair WESLEY closed the public comment portion of
the meeting and recessed the meeting from 1035 p.m. to 10:40 p.m.
Chair WESLEY invited response to questions raised during public testunony.
Trauis Crane stated that maximum height for freestanding signs in the ODP is 15 feet.
One project identification sign to be located in the northeast corner of the property will be
Plamung Commission
June 15, 2006 - 8 -
30 feet in height. Staff suggested that front yard setbacks far parcel5 be reduced to 15
feet; however, no reduction in the landscape buffer has been suggested and the 20 foot
landscape buffer will remain. In regard to lighring, the code requires 18 feet for lighting
height; however, as the city researched lighting requirements metro-wide as well as
nationwide, it was found that 18 feet is rather antiquated and 25 feet is widely accepted.
Photometric informationcontained in the staff report indicates that there will be no light
spillage onto adj acent properties. Mr. Crane spoke with the manufacturer of the proposed
light poles and learned that, under a 30 foot pole, there would be a foot candle reading of
5 which would not cause any light pollution.
Commissioner McMILLIN asked about light unpact for houses in parcels 4 and 5. Mr.
Crane stated that the light fixtures would be fixlly shielded and, due to grade changes, the
lights would be at the same ground level as the adjacent yards.
Commissioner BRINKMAN asked about the requests for a masonry fence at pazcels 4
and 5. Mr. Crane stated that there have been no additional discussions with the applicant
about a higher fence. Maxixnum fence height in the ODP is presently 6 feet.
Coxnmissioner BRINKMAN suggested that the buffer azea be planted with more trees.
In response to a question from Commissioner McMILLIN, Mr. Crane explained that
setbacks are measured from the property line rather than from easements or buffers.
Commissioner McMILLIN referred to the diamond interchange and asked at what stage
sound barriers wouldbe decided upon. Mr. Paranto expIained tfiat sound barrier issues
are considered in the environmental assessment process.
Commissioner PLiIMMER disagreed with a 30 foot pole height which he believed is a
thing of the past. He believed the lighting should be lowered to 18 or 20 feet.
Mr. Crane explained that even though a 30 foot height is allowed, the applicanYs plans
call for freestanding lights not to exceed 25 feet in pazcel one.
Due to the 11:00 pm. time at this point in the meeting, it was moved by Commissioner
BRINKMAN and seconded by Commissioner PLUMMER that Planning
Commission stay in session until at least 12:00 midnight. The motion passed 8-0.
Carolynne White returned to the podiuxn to answer questions. She explained that Parcel
4 is not lazge enough to accommodate a big box store. Pazce15 could perhaps
accommodate such a store, but is not next to residential. The applicant does not wish to
discruninate this use from other uses. She stated that the applicant is agreeable to a grade
separationfor Cleax Creek Trail at Cabela Drive. She explainedthatwhila 301eet is the
masimum light pole height, Cabela's plans to have 25-foot poles on parcel one. There
aze extreme grade sepazations on Parcels 4 and 5 ranging from 30 to 60 feet which would
result in residential areas loolang down upon the lights. She asked that light pole height
remain the same. It would not be possible to have a 100-foot buffer on Parcel4 because
the parcel is only 100 feet deep. She believed the 20-foot buffer on Pazce15 is a good
Plauuing Commission
June 15, 2006 - 9 -
compromise and stated that no light poles, parking or buildings would be allowed in the
buffer azea. Cabela's has agreed to build a fence on the property line between the
residential and commercial properties. The type of fence will be decided during the Final
Development Plan. In response to questions raised about how the subj ect application
could be approved when the Environmental Assessment has not been completed, she
stated that there aze only two alternatives for the environmental assessment. One would
be to approve the suggested traffic improvements and the other would be to take no
action. One alternative would allow the project to go on as planned, the other would
prevent the Cabela's proj ect.
In response to a question from Commissioner BR1NI{IvIAN, Ms. White stated that the
applicant would be agreeable to an amendment requiring a preponderance of trees in the
buffer between parcels 4 and 5.
Chris Fasching returned to the podium to address a question from Commissioner
McMILLIN as to why the "front door entrance" at Gabela Drive at the Highway 58
interchange is planned to be three lanes when the 32°a Avenue entrance is planned to be
five lanes. Mr. Fasching explained that they are looking at five lanes from 32"a Avenue
because Cabela Drive will serve as an extension of the westbound hook ramps. There
will be five lanes at the Highway 58 interchange narrowing to four.
In response to a question from Commissioner WESLEY, Tnn Paranto explained that
responsibility for signage rests with the entity responsible for the roads. 32°a Avenue is a
city street and the intent is to sign traffic getting off the interstate onto Youngfield. The
city will place signage along Youngfield to direct traffic north to 40`}` Avenue to
encourage drivers to enter the north entrance. CDOT will be responsible for signage on
I-70, Highway 58 as well as the ramps.
Commissioner PLUMMER stated that he would vote for approval of the application with
a few modifications. It is a project that needs to go forwazd. Traffic concerns have been
addressed and most of the traffic will be taken away from the 32"d and Youngfield area.
Commissioner CHILVERS stated that he would vote in favor of the application. The
major concems have been addressed.
Commissioner BRiNKMAN thanked citizens for attending the meeting and voicing their
opinions. She stated that she would vote for approval. Although she still had some
concems, she believed Cabela's would continue to work to address neighborhood
concerns.
Commissioner SCEZNEY stated that he planned to vote in favor of the applicarion. The
two-year effort by the applicant, staff and the neighborhoods has been good. This is a
good plan that notes the integrity and value of the Applewood community. The applicant
has worked well with the community.
Planning Cominission
June 15, 2006 - 10 -
Commissioner McMILLIN stated that he planned to vote in favor of the application.
Cabela's is the best possible business to go into the site. It will be good for the city and
good for Cabela's.
Commissioner STEWART thanked the neighbors for being so active in developing plans
for the project. It is a good project for Wheat Ridge. She stated that she would vote in
favor of the application.
Commissioner SPANIEL stated that her questions had been adequately addressed and she
believed Cabela's would be a good addition to Wheat Ridge. She stated that she planned
to vote in favor of the applicarion.
Coxxunissioner WESLEY stated that he would vote in favor of the application. Cabela's,
as a good corporation and good neighbor, has worked well with the community and the
staff to address concems and work out the best possible plan.
It was moved by Commissioner McMILLIN and seconded by Commissioner
PLIIIVIMER to recommend approval of Case 1Vo. WZ-06-03, a request for approval
of an amended Outline Development Plan and rezoning to allow additional uses in
the Planned Commercial District, for property located generally west of I-70, south
of Highway 58, north of West 32"d Avenue and east of Eldridge Street for the
following reasons:
1. A change in character has occurred in the area. TFie progerfy has
historically been used as a gravel mine while the_ area that surrounds the
property has been developed and redeveloped as commercial and industrial
properties.
2. The change of zone will bring the property into conformance with the goals
and policies of the Comprehensive Plan. The properties contain commercial
and industrial designations. The range of allowed uses is consistent with the
future land use designation defined in the Comprehensive Plan.
3. The construction of roadway improvements will adequately accommodate
the additional traffic volumes produced by the proposed uses. The
improvements will not only benefit the development on site, but also the
surrounding properties.
4. The proposed uses will be compatible with the surrounding area, specifically
the commercial properties directly to the south, the commercial shopping
center to the east of I-70 and the industrial park north of Highway 58.
Required buffers will minimize the impacts to adjacent resident uses.
5. The change of zone will be a benefit to the City, County, School District and
special districts by providing additional tax r.eveuneYatldecLretail.ancl service
establishments, additional employment and the instaltation of pedestrian
connections to Clear Creek trails.
6. The change of zone will not create an isolated or spot zone district.
7. The change of zone will not adversely affect public health, safety or welfare.
Plauniug Commission
June 15, 2006 - 11 -
With the following conditions:
1. The easements or right-of-way needed for construction of Cabela Drive
where it crosses Jefferson County property and off-site to the State Highway
58 interchange and to West 32°d Avenue shall be secured prior to the
issuance of any building permit.
2. The traffic improvements labeled as `Year 2008 improvements' in the traffic
study dated June 2006 shall all be constructed prior to the issuance of any
certificate of occupancy. These improvements shall additionally include the
pedestrian trails on the west side of Cabela Drive and the west side of the
frontage road.
3. A note shall be added to the Outline Development Plan which reads:
"Freestanding signs that do not exceed I S feet in height must have a 10 foot
setback from anyproperty line. Freestanding signs which are more than IS
feet in height must have a 30 foot setback from any property Zine."
4. The footnote under Development Standards which references increased side
and rear yard setbacks where adjacent to right-of-way shall be removed.
5. The required front yard setback for parcel 5 shall be reduced to 15 feet.
6. The language that regulates signage shall be modified to include an
allowance for wall and freestanding signage for parce110.
7. The use chart shall be modified as it relates to processing and assembly to
read: `processing, assembly or light industrial operations."
Commissioner PLUMMER moved and Commissioner McNIII,LIN seconded to
amend the motion to provide that masimum pole height be litnited to 18 feet with
the exception of Parcel l where maximum pole height may be 25 feet. The motion
failed by a vote of 3-5 with Commissioners BRINKMAN, SCEZNEY, SPANIEL,
STEWART and WESLEY voting no.
It was moved by Commissioner BRINKMAN and seconded by Commissioner
STEWART to amend the motion to provide that no buildings, parking or signage
will be allowed in buffer areas throughout the entire Outline Development Plan.
The motion passed 8-0.
It was moved by Commissioner BRINKMAN and seconded by Commissioner
STEWART that a preponderance of trees be planted in the buffer area for parcels 4
and 5. The motion passed 8-0.
It was moved by Commissioner PLLTMMER and seconded by Commissioner
BRINKMAN that maximum pole height of 25 feet be maintained for light fibtures.
The motion passed 7-1 with Commissioner SCEZNEY voting no.
CommiSSioner McNIII.LIN moved that building setbacks be measured from the
inner edge of the buffer zone rather than the property line for parcels 4 and 5. The
motion died for lack of a second.
Plauning Commission
June 15, 2006 - 12 -
The amended motion passed 8-0.
It was moved by Commissioner PLUMMER and seconded by Commissioner
STEWART to recommend approval of Case No. WZ-06-03, a request for approval
of a FYnal Development Plan for property located generally west of I-70, south of
Highway 58, north of West 32"d Avenue and east of Eldridge Street, for the
following reasons:
1. The FYnal Development Plan meets the development standards as listed on
the Outline Development Plan, as defined in Article III of the Code of Laws.
With the following condition:
1. A ten-foot pedestrian trail shall be shown on the north side of West 40tn
Avenue on the Final Development Plan.
The motion passed 8-0.
It was moved by Commissioner PLUMMER and seconded by Commissioner
STEWART to recommend approval of Case No. WS-06-01, a request for approval
of a ten-lot subdivision plat for property located generally west of I-70, south of
Highway 58, north of West 32°d Avenue and east of Eldridge Street for the following
reasons:
1. All requirements of the Subdivision Regulations have been met.
2. All required utility easements are being provided.
3. Adequate infrastructure will be constructed with the development to serve
the proposed use.
It was moved by Commissioner McMILLIN and seconded by Commissioner
STEWART to amend the subdivision plat to require the applicant to be responsible
for providing grade separation of the Clear Creek Trail and Cabela Drive with the
trail going underneath Cabela Drive. The motion passed 5-0.
The amended motion passed 8-0.
Chair WESLEY thanked everyone who participated in the hearing.
8. OLD BUSINESS
There was no old business to come before the Commission.
9. NEW BUSINESS
There was no new business to come before the Commission.
10. COMMISSION REPORTS
There were no Comxnission reports.
Plauning Comxnission
June 15, 2006 - 13 -
11. COMIVIITTEE AND DEPARTMENT REPORTS
There were no comxnittee and department reports.
12. ADJOiTRNMENT
It was moved by Commissioner McMILLIN and seconded by Commissioner
STEWART to adjourn the meeting at 11:36 p.m. The motion passed 8-0.
SCOTT WESLEY, Chair Ann Lazzeri, Secretary
Plauning Commission
June 15, 2006 - 14 -
~o `y"E'!TRa CITY OF WHEAT RIDGE
~ m PLANNING DIVISION STAFF REPORT
C~[ORP~O
TO: Planning Commission CASE MANAGER: Travis Crane
CASE NO. & NAME: WZ-06-02/Wilson DATE OF MEETING: July 6, 2006
ACTION REQUESTED: A request for a rezoning from Agriculture Oue (A-1) to Planned Residential
Development (PRD), including an Outline DevelopmenY Plan.
LOCATION OF REQUEST: 5220 Quail Street
APPLICANT (S): Steve Wilson
OWNER (S): Charles and Jill Richardson
APPROXIMATE AREA: 278,650 sq. ft. (6.39 ac.)
PRESENT ZONING: AgriculYUre One (A-I)
COMPRE, HENSIVE PLAN DESIGNATION: Agriculture Esrate Residential (AER)
ENTER INTO 12ECORD:
(X) COMPREHENSIVE PLAN (X) CASE FILE & PACKST MATERIALS
(X) ZONING ORDINANCE (X) DIGITAL PRESENTATION
( ) SUBDIVISION REGULATIONS
Location
Subject
Property
All notification and posting requirements have been met; therefore, there is jurisdiction to hear
this case.
Planning Commission
WZ-06-02/Wilson
I. REQUEST
The applicant is requesting a rezoning from Agriculture One to Planned Residential
Development (Exhibit 1, Letter of Request). An associated Outline Development Plan is
included with the request. The current Agriculture One zoning designation allows single family
residential with associated agricultural uses. The property contains an existing single family
residence, which ultimately would be removed. The applicant has received proper consent
from the property owners to pursue this application.
An Outline Development Plan will rezone the property and set development standards. The
applicant wishes to rezone the property to allow approximately 25 single family dwelling units.
The property is bounded by Quail Street to the west and Ridge Road to the south. The property
slopes from northwest to southeast and is 6.3 acres in size.
II. OUTLINE DEVELOPMENT PLAN
The Outline Development Plan (ODP) will set all allowed uses and development standards for
the property (Exhibit 2, ODP). The ODP also contains a conceptual layout of the property
which includes street alignment and general property divisions.
Allowed Uses
The subject property is currently zoned Agriculture One (A-1). The A-1 zone district allows
single family residential and associated agricultural uses. Additionally, churches, day care
centers, bed and breakfasts, schools and golf courses are listed as special uses in the A-1
district. The applicant has proposed that only single family residential and home occupations as
defined in the Code shall be allowed uses for this property.
Comprehensive Plan
The Comprehensive Plan Future Land Use Map designation for this property is Agriculture
Estate Residential (AER). The Comprehensive Plan states that AER areas are to consist of
neighborhoods with very low density housing and a predominately rural chazacter. The
Comprehensive Plan lists the desired attributes of the AER areas as:
• Well maintained dwellings
• Lots comprised primarily of open lands
• Domesticated farm or ranch animals permitted
• Accessory structures that assist in the production of value-added agricultural products
• Allowed private and unpaved roads
• Not to exceed 1 dwelling unit per acre
These attributes clearly indicate that more rural, agriculturally oriented, low density
development is envisioned in the AER designated areas. The A-1 zoning and AER designation,
while appropriate at one time, are historic legacies and are not consistent with current growth
and development pattern in the area. When the Future Land Use map was created, all
properties in the City which were zoned A-1 were given the AER designation. This did not
give much consideration to long term planning. As a result, the Comprehensive Plan
envisioned every property that was zoned A-1 to remain an agricultural properry. In reality,
these parcels aze generally lazger, mostly vacant properties which are attractive for
redevelopment.
Planning Commission
WZ-06-02/Wilson
While not entirely consistent with the comprehensive pIan future land use designation, the
proposed use and density would be consistent with condifions in surrounding areas. Lazge
properties to the east have recently been rezoned and developed as single-fatnily residential
subdivisions. These new developments (Skyline Estates filing nuxnber 2 in Arvada and filing
number 3 in Wheat Ridge) contain subdivided lots of approximately 9,000 square feet in size.
A lazge retail development has recendy been constructed at Ridge Road and Kipling Street,
approximately %2 mile away from the subject property. As a result of the FasTracks project, a
new light rail line is being planned in this area. Tlie irufiat studies indicate that the Gold Line
will be just south of Ridge Road, extending through Wheat Ridge terminating azound Ward
Road.
These new subdivisions and retail development, coupled with the introducfion of light rail in
the near future, clearly indicate that a change in chazacter is occurring in this area.
The Comprehensive Plan also indicates the following goals:
• Provide quality, aesthetically-pleasing housing choices that are convenient to needed
services and amenities.
• The City of Wheat Ridge sha11 strive to be a community that provides a variety of
residential units - both in terms of price and type of unit - allowing households with
different incomes and needs to live in Wheat Ridge.
• New development or redevelopment shall be so designed as to be a positive
contribution to the entire community and compatible with surrounding uses.
The proposed rezoning is consistent with a11 of these goals. The ODP contains strong
architectural controls which will regulate Ehe type o-f housing constructed. The housing will be
similar in nature to the surrounding single family residential to the east. The proposed
development will be in character with the surrounding azea.
Density
The ODP is proposing a total of 25 residential lots. The property is 6.39 acres in size. This
would eqnate to 3.9 residential units per acre.
Landscaping
The ODP sets the minunum amount of landscaping for each proposed lot at 25%. All front,
side or rear yard adjacent to open space or right-of-way shall be 100% landscaped. The areas
listed as tracts on the ODP will be 100% landscaped and maintained by the homeowner's
association. All other landscaping will conform to Section 26-502 of the Wheat Ridge Code of
Laws. The amount of required landscaping for each lot is consistent with the landscaping
requirements for residential zone dishicts listed in the Chapter 26.
Minimum Lot Size/Width
The ODP specifies that the minimum lot size sball be 6,250 square feet in size. The minnnum
lot width sha11 be 25 feet at the frontage (the front property line) and 40 feet at the front setback
line. Even though these minimum lot widths aze compazatively low, the conceptual site plan
shows that each lot is at least 60 feet wide at the street frontage.
Building Coverage
A maximum floor area rafio of .45 is proposed on the ODP. Floor azea ratio is the total amount
of square footage allowed related to the size of the lot. By example, a 7,400 square foot lot
Planning Commission
WZ-06-02/Wilson
would pernut a house with a maaiimum of 3,321 square feet. This can be the total footprint of a
one-story house or a footprint of 1,660.5 squaze feet for a two-story house. This maximum
floor area ratio does not include the square footage of any accessory structures.
Accessory shuctures are ailowed to a masimum size of 600 square feet.
Parking
The ODP specifies that parking shall be in conformance with Section 26-501 of the Code of
Laws. The Code requires 2 parking spaces for residential shuctures where on-street parking is
allowed, and 4 parking spaces where there is no on-street parking.
Building Height/Setbacks
The masimuxn building height is being established at 35 feet for residential dwellings.
Accessory shuctures may be a maximuxn height of 15 feet. These aze consistent with the
maximum allowed heights established in the Code for residential zone districts.
The minimum setbacks established on the ODP aze as foliows: 20 feet for the front yazd, 5 feet
for the side yazd and 20 feet for the rear yazd. Each adj acent lot must stagger the front yard
setback by at least 2.5 feet to avoid a linear development pattern. This will create front yard
setbacks of 20 feet, 22.5 feet and 25 feet. Any structure located in a side yazd which is adjacent
to right-of-way will require a 10 foot setback.
Accessory structures (detached garages and sheds) must also meet minimum setbacks.
Accessory structures are not allowed in the front yard. Accessory structures must be at least 2
feet from any side or rear property line, provided that the shucture is less than 8 feet tall at the
setback line. If the accessory structure is between 8 and 15 feet in height, a 5 foot setback is
required. If the accessory structure is adjacent to right-of-way in the side or reaz yard, a ten-
foot setback is required.
The required setbacks have been established on the ODP to a11ow flexibility and greater
diversity. The Code specifies that residential zone districts shall haue a miuiinum 30 foot front
yard setback, and side and rear yard setbacks are between 5 feet and 15 feet, depending on
zone district.
Architecture
The ODP includes azchitectural standards for the shuctures. The front elevation shall have at
least 50°/a stone or brick, with a four-foot return on each side. Any residential structure
adjacent to open space or structures on corner lots shall have a four-foot retum on each side, a
minimum of two windows, trim enhancements, a variation in materials and privacy fence.
Identical house models may not be located on adjacent lots or across the street. Garage
dominant models may not be located on adjacent lots. The Final Development Plan will
contain typical elevations of the house models.
Any accessory shucture in excess of 120 square feet must be similaz in nature to the primary
shucture.
Fencing
The ODP refers to Section 26-603 of the Code of Laws for perimeter fence regulations.
Site Plan
Plauniug Commission
WZ-06-02/Wilson
Page two of the ODP shows a conceptual site layout. The lots are between 7,400 square feet
and 8,200 square feet in size. One lot is shown at approximately 10,500 squaze feet. These lot
sizes aze approacimates, and because this rezoning does not include a subdivision plat, the lot
sizes may change slightly. There aze two tracts of land shown directly north of Ridge Road
which will be used for detention. These tracts will be maintained by the homeowner's
association.
The property will be served by two new public streets. One street will be located on the very
north end of the subject property coflnecting to Quait Street. The second street will be parallel
to and east of Quail Street, intersecting with the east/west street. These streets aze labeled
Street "A" and Street "B" respectively. These streets will be named af the Final Development
Plan stage.
Street "A" is shown as being 25 feet wide. Chapter 26 states that any street proposed on the
boundary of a development may be 25 feet wide; or half the `normal' right-of-way width of 50
feet. If the property to the north of the subj ect pazcel were to redevelop, the other half of the
street would be constructed.
Street "B" is shown with a total right-of-way width of 46 feet. Even though the Code requires a
minimum right-of-way width of 50 feet for neighborhood streets, the ability exists to reduce
the right-of-way width to 40 feet with a variance request. The variance request will be included
with the fmal plat. The 46-foot width will accommodate two through lanes and pazking on each
side of the street.
Street right-of-way will be examiued fitrther when a final s.ubdivision plat is submitted and
ieviewed.
III. CRITERIA
Staff has the following comments regazding the criteria used to evaluate a change in zone:
1. That the existing zone classification currently recorded on the official zoning maps of the
City of Wheat Ridge is an error.
The existing zone classification on the official zoning map is not in error. The property
currently has Agriculture One zoning.
2. That a change in character in the area has occurred due to installation of public facilities,
other zone changes, new growth trends, deterioration, or development transitions, and
tLat the evidence supports the finding of the following.
There has been a recent change in character of the azea. While this area of the City has
historically been zoned and used either agriculturally or industrially, much of the surrounding
land has been redeveloped as single family residential properties. The property directly to the
east (Skyline Estates filing number 2 in Arvada) has been rezoned and developed as single
family residential within the past five yeazs. The property to the east of that (Skyline Estates
filing nuxnber 3 in Wheat Ridge) was rezoned and developed as single family residential in
2003. The property directly to the west of the subject pazcel is located in Arvada and currently
zoned industrial, but the City of Arvada is in the process of amending their Comprehensive
Plan to designate the property as medium density residential.
Plauving Commission
WZ-06-02/Wilson
In addition, the RTD Gold Line is expected to locate just south of Ridge Road. The current
projection shows a light rail stop at Kipling Street and one at Ward Road. Tlus properiy is
located in between each of these lightxail stops, making it an attractive property for residential
development. The proposed rezoning will be in chazacter with the surrounding neighborhood.
3. That the change of zone is in conformance, or will bring the property into conformance,
with the City of Wheat Ridge Comprehensive Plan goals, objectives and policies, and
other related policies or plans for the area.
The Future Land Use map in the Comprehensive Plan designates this property as Agriculture
Estate Residential. The proposed rezoning is for residential dwellings, which is consistent with
the AER designation; however the proposed density will be much more than one dwelling per
acre. While not consistent with this future land use designation, the rezoning will be
compatible with surrounding areas.
The change in zone will be in conformance with several goals of the Comprehensive Plan,
specifically providing quality aesthetically pleasing housing, providing a vaziety of housing
and development that is a contribution to and compatible with the surrounding neighborhood.
4. That the proposed change of zone is compatible with the surrounding area and there will
be minimal adverse impacts conaidering the benefits to be derived.
The request is for a rezoning to PRD. To the east of the subject pazcel is an abundance of
residential properties. The surrounding residential properties are located within the City of
Arvada and the City of Wheat Ridge. The development on these properties is extremely similaz
in nature. The ODP contains architectural and development standards similar to these
surrounding developments. This similarity will create cohesion between the properties.
5• That there will be social, recreational, physical and/or economic benefits to the
community derived by the change of zone.
This proposed zone change should create a benefit to the community. The proposed zone
change will allow 25 new single fanuly homes. The change of zone will provide more quality
housing for existing and future residents. Two new streets will be constructed to serve this
development, and two existing streets will be widened and improved as a result of
development. Quail Street currently eacists as a sixteen foot wide dirt road. The developer will
be responsible for widening and paving Quail Street for the extent of roadway adjacent to the
property. New sidewalks will be installed adjacent to the streets.
6. That adequate infrastructure/facilities are available to serve the Type of uses allowed by
the change of zone, or that the applicant will upgrade and provide such where they do not
exist or are under capacity.
All responding agencies are able to serve the properiy, and the developer will incur the cost
and maintenance of any improvements. Two new streets will be conshucted with the
development of this property. New curb, gutter and sidewalks will also be conshucted.
7. That the change of zone will not adversely affect public health, safety or welfare by
creating excessive traffic congestion, creating drainage problems, or seriously reducing
light and air to adjacent properties.
Plaimiug Commission 6
WZ-06-02/Wilson
The change in zone will not affect public health, safety or welfare in the area. Traffic will
increase from existing conditions; however, the amount of traff c generated by the single
family residences will not overburden the roadway system. The eventual developer will be
constructing two new streets to serve this development, and Ridge Road and Quail Street will
be improved as well. All site generated drainage will be accommodated with onsite detention
facilities. This change of zone will not reduce air or light to adjacent properties.
8. That the change of zone will not ereate an isolated or spot zone district unrelafed to
adjacent or nearby areas.
This change of zone will not create an isolated zone district. The proposed rezoning and future
development will be extremely similar to the single family development which is directly to
the east in Arvada. Further east is another single family development. All of these
developments have similar azchitectural controls and will have snnilaz housing styles, choices
and layouts.
IV. AGENCY REFERRAL
All responding agencies haue indicated that they can serve the property, and the applicant will
beaz the cost of upgrading any service to the property.
Because the request is for a rezoning, a final drainage report was not required. Drainage will be
exaaniued in fizrther detail at the Final Development Plan stage.
V. NEIGHBORHOOD MEETING
The required neighborhood meedng was held on March 15, 2006. There were five attendees at
the neighborhood meeting. General questions ranged from roadway improvements proposed to
the effect on wells in the area. There was a large amount of discussion regarding the proposed
density. Some of the attendees felt that there would be too many lots created and one- or two-
acre lots would be more appropriate. A meeting synopsis has been included as Exhibit 3.
VI. STAFF CONCLUSION & RECOMMENDED MOTION(S):
Staff concludes that the rezoning is compatible with surrounding uses, and that the eventual
development of the property should be an improvement over the existing conditions. The area
has been steadily evolving from lazge agricultural lots to smaller single-family lots. Multiple
rezonings have occurred in the azea, which allowed the development of more single-family
residential homes. The construction of a large format retailer and the introduction of light rail
in the area will foster more growth and change in the azea. The rezoning conforms to goals
listed in the Comprehensive Plan. Adequate infrastructure will be constructed to accommodate
the development.
REZOIVING AND OUTLINE DEVELOPMENT PLAN
OPTION A:
"I move to recommend APPROVEYL of Case No. WZ-06-02, a request for approval of a
rezoning from Agriculture One to Planned Residential Development, and an Outline
Development Plan for property located at 5220 Quaii Street, for the following reasons:
1. A change in character has recently occurred in the area. Adjacent properties
have been rezoned and developed with single-family residential homes. A large
retail center has been consiructed within 1/z mile of the subject property. A
Planniug Commission 7
WZ-06-02/Wilson
proposed light rail line will be located just south of Ridge Road. These changes
create a favorable clnnate for additional residences.
2. The change in zone is compatible with the new development to the east and the
proposed Arvada Comprehensive Plan update directly to the west.
3. Adequate infrastructure will be consiructed as a result of development. Two
existing roads will be widened and improved, and two new streets will be
constructed. Sidewalks will be constructed adjacent to the new public streets to
serve the neighborhood. These additions and alterafions will improve the
vehiculaz and pedestrian traffic in the azea.
4. The change in zone will not adversely affect the public health, safety or welfare,
nor will it create an isolated or spot zone district.
5. The change in zone will be in conformance with several goals of the
Comprehensive Plan, specifically providing quality aesthetically pleasing
housing, providing a variety of housing and development that is a contribution
to and compatible with the surrounding neighborhood."
With the following condition:
1. The note on the ODP in Character of Development shall be amended to read:
Accessory structures larger than 120 square feet in area shall be constructed of
materials and painted in a manner similar to and compatible with the primary
structure.
OPTION B:
"I move to recommend DENIAL of Case No. WZ-06-02, a request for approval of a rezoning
from Agriculture One to Planned Residential Development, and an 0utline Development Plan
for property located at 5220 Quail Street, for the following reasons:
Plaxming Commission 8
WZ-06-02/Wilson
WILSON
` ' COMMUNITY DEVELOPMENT
April 10, 2006
Mr. Travis Crane
City of VJheat Ridge
Re: Quaii Ridge Application for Rezoning, Subdivision
Dear Travis,
With this lettex we request the review and approval to rezone approximately 6.4 acres from
Agriculture to PUD-Residential to permit the development of a subdivision of single-family
detached homes.
Design/Arclutecture: Quail Ridge subdivision is intended to present the opporhxnity for a
builder or builders to construct quality single-family homes in the $300,0004400,000 price
range. Lot sizes will range from a minimum of 6000 sq. ft. to 8000 sq ft. To insure the quality
of this new community, it is our intent to apply to Quail Ridge the same azchitectural standards
applied to the VJheat Ridge portion of Skyline Estates. .
Transportation: A letter from our Traffic Engineer has been included as requested.
Approval of the subdivision will necessitate the widening of both Quail Street and Ridge Road.
The new homes in Quail Ridge will gain direct access to both an improved Quail Street and a
yet unnamed local street parallel to and east of Quail.
We have proposed that the east-west lane connecting Quail with the future local street be
approved with a ROW lesser than 50'. Under the current design, we do not anticipate the need
for pazking on both sides of this street and a lesser street section would be appropriate.
Similarly, We would like the City to also consider permitting the ROW of Quail Street, and
street section to be narrower than the standard 50'. Tlus reduction in width would be
accomplished by not consiructing a parldng lane on the west side of Quail. If the developer of
the property to the west of Quail Street (in Arvada) desires to permit pazldng on Quail, that
developer can expand the street at that time.
Current plans anticipate that Quail will remain a`dead-end' street. North of Quail Ridge are
only four existing additional residences utilizing Quail Street for access. It is also uniikely that
the approacimately 8 acres of properiy (total) to the north of our property adj acent to Quail
would be redeveloped 'mto anytlung other than a relatively low-density development. The
development of the property in Arvada to the west of Quail is not dependent on Quail Street for
access. Therefore expanding Quail to full width is not only of questionable fairness, it
increases the amount of hard surface in this community and decreases the amount of property
dedicated to residential lots and landscaping_
Drainage: A letter from our Drainage Engineer is included. We anticipate that Quail Ridge
will have minimal effect on historic drainage patterns in this azea. We anticipate the
EXHTRTT 1
construption of.an on-site detention pond at the southem portion of our properiy, adjacent to
R"tdge Roarl, to control most releases at lustoric levels. The current letter explains that the
anticipated outfall of our detention pond would be located at the northern gutter of an improved
Ridge Road in front of our property, then flowing east to utilize existing roadside ditch on the
north Side of Ridge road before entering the drainage ditch withiu the Skyline Estates
development.
We are continuing to analyze the drainage/detention situation and will advise of any proposed
changes to this proposal.
Water And Sewer: The existing residence on this properiy is currently served by a well and
septic system: We anticipate extending lioth public water and sewer service to this prpperty
from their current temunation points in the Skyline Estates subdivision.
Processing: We aze submitting this ODP applicadon to allow the City to begin the initial
review process as soon as possible. Once we have a better understanding of the response to
our submittal we will begin working on the Final P1at and Construction Documents.
Thank you for your assistance in meeting City requirements. Please contact me if you have
any questions or need additional information.
Sincerely,
4w,-
Steve Wilson
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7500 West 29"' Avenue Clly Of
Wheat Ridge, Colorado 80215 Wheat Ridge
Telephone (303)235-2846
Faac (303)235-2857
Date: 15 March 2006
City Staff Present: Travis Crane
Location of Meeting: Municipal Building, 2"a floor conference room
Property Address: 5220 Quail St.
Property Owner: Charles & Jill Richardson Property Owner Present? No
Applicant: Steve Wilson
Existing Zoning: Agriculture One (A-1)
Comp Plan Designation: Agriculture Estate Residential (AER)
Existing use/site conditions: Single family house on approximately 6 acres
Applicant proposal: Would like to apply for a rezoning to Planned Residential Development
(including an outline development plan). The rezoning would
accommodate development of approximately 25 single-family homes.
Two new streets would be constructed to serve the development.
Issues discussed: There were five neighbors in attendance. A question was asked about the
properiy values in the neighborhood; specifically what would happen to
property values if the rezoning were approved.
A few neighbors expressed concem over the number of new houses. A
comment was made that this will continue the trend of development that
has occurred to the east. Some felt that either one- or two-acre lots would
be more appropriate.
There was some concern in regard to the existing wells in the
neighborhood, specifically, if the level of water would drop. A few follow
up questions were asked regarding drainage and utility service to the
properties.
A neighbor suggested that the east-west street should be located on the
northern property line to create a buffer.
Finally, a question was asked about the widening of Ridge Road
EXHIBIT 3
City of Wheat Ridge oF WHEqr
~ a
Community Development Deparhnent ~ m
Memorandum C~~~RA~O
TO: Planning Commission
FROM: Travis Crane, Planner
SUBJECT: ZOA-06-O1/Temporary Sales & Events
DATE: 19 June 2006
Staff has taken a preliminary look at our process as it relates to temporary sales and events. The
Code cuxrently defines some regulations for temporary Christmas tree, produce and bedding plant
sales; however, the definition and regulations are fairly narrow.
We seem to have a problem every spring/summer with how to handle temparary events such as
sidewalk sales, fundraisers and block parties, as the Code does not address these situations. In the
past, we have required a temporazy use pemut for some sidewalk sales while others are allowed
without any permit. Temporary food sales are allowed in front of an existing business, but no permit
is required.
The Code requires that far a temporazy use perxnit, the applicant is required to submit a land use
application, site plan, and $290 fee. The temporary use permit is valid for 30 days, and may be
renewed twice in a 12 month period. A$100 fee is required for each renewai. After the Staff review;
a ten-day public comment period begins. If anyone objects to the temporary use permit, a Board of
Adjustment hearing is required. For a sale that might last one weekend, it could potentially take 5-6
weeks to get through the process. This is cumbersome and unnecessary. Staff feels that new
regulations would eliminate confusion and inconsistency.
Current Process
The Code currently allows temporary Christmas tree lots and bedding plant sales in the RC, C-1, C-
2, and I zone districts as a permitted use. These uses must adhere to Section 26-627 of the Code of
Laws, which states:
• Temporary sales lots shall be permitted for no more than ninety (90) days.
• If located upon a parcel which is occupied by a primary use, the temporary sales areks shall
not occupy required parking spaces or ftre lanes, and shall not be located within the required
sight distance triangle of the intersection of two streets.
• If located upon an undeveloped parcel, adeguate off-street parking area for the use must be
provided.
• Temporary fences, signs, structures and other temporary improvements shall meet all zoning
and builcling code reguirements.
• No such temporary sales lot shall occupy a parcel without fzrst having received a business
Zicense, sales tcz,r Zicense, and building permit(s) as may be required by the City of Wheat
Ridge.
These regulations are fairly adequate for temporary Christxnas tree lots, produce lots and bedding
plant sales. The problem arises with `other' temporary sales and events. As the Code reads today,
only temporary Chrisrinas tree, produce sales and bedding plant sales are allowed. There is no
mention of temporary sidewalk sales, prepared food sales or temporary events.
The A-1 and A-2 zone districts allow a six-month temporary roadside stand for produce sales. These
produce stands must be at least 30 feet from the street right-of-way, and temporary off-street parking
shall be required. These roadside stands are for the sale of produce which is grown on the property.
The residential zone districts do not allow any type of temporary sales or event; however, block
parties have historically been allowed for residential subdivisions.
To further confixse the issue, itinerant sales are a special use in the C-1, C-2 and I zone districts. The
Code doesn't define itinerant sales, but staff has interpreted this as the sale of comxnercial goods not
associated with a primary commercial business located on a roadside. For example, someone selling
rugs in front of a gas station would be considered itinerant sales.
With potential Code changes, Staff typically researches with surrounding municipalities to deternune
if a widely-accepted approach is present. After perfoxxning research with other municipalities, it has
become cleaz that every city has a unique process and unique regularions. Some require Councii
approval, while many make temporary events an admnustrative review, with no public process. Most
municipalities require some sort of perxnit to be submitted, reviewed and ultimately approved.
The pernut fees range from $25.00 to $280.00, with a few municipalities requiring a large deposit
($1,000.00) to ensure site cleanup.
Proposed Changes
It is proposed that a change occur in Chapter 26 to,address these deficiencies and clarify the
confusion. Staff suggests that Section 26-627 (Temporary Christmas tree lots, etc.) be revised to
include a wider range of temporary sales and events. A new category would be listed in the use chart
(for commercially zoned properties) called "Temporary sales and events". Staff suggests that this use
should be an allowed use in all commercial zone districts (Neighborhood Commercial, Restricted
Commercial, Commercial One, Commercial Two and Indusriial). Regulations should be created
which address the different types of temporary event.
The first major change is the establishment of hvo separate `temporary sales' categories: temporary
sales and temporary events. Temporary sales would be sidewalk sales, Chrishnas tree or pumpkin
lots, produce or bedding plant sales, and prepared food sales. Staff proposes that these temporary
sales should be allowed for a period of ten days, by issuance of a temporary sales permit. The pemut
would be reviewed administratively, and can be renewed two times in a 12 month period. Far
example, a temporary sidewalk sale could occur for a period of ten days, and the permit may be
renewed twice in a 12 month period, effectively allowing a 30 day temporary sale.
As proposed, there are some exceptions to the ten-day time limit. Chrishnas iree lots or pumpkin
patches usually occur for at least 30 days. Staff proposes that these tree lots and pumpkins patches
should be a 30 day permit, not to be renewed within a 12 month period. Temporary bedding plant
sales should be allowed for 30 days and may be renewed twice within a 12 month period.
2
Staff kas also believes temporary food sales should be defined in these proposed regulations: For
example, the hot dog cart out in front of the large format retailer should be allowed and classified as
`temporary sales', but a ten or 30-day permit is unrealistic for these types of vendors. Staff proposes
that these temporary vendors should be allowed for any amount of time, and that no pernut is
needed.
The second category is temporary events. Temporary events would be fairs, canuvals, parades,
road/bike races, grand openings (outdoor events only), fund raisers, auto shows and farmer's
markets. Staff proposes these Eemporary events should be allowed for a period of ten days, and may
not be renewed. The one exception is farmer's markets may be allowed for a period of 60 days.
It should be noted that these temporazy sales or events do not need to occur on consecutive days. For
example, if a ten-day temparary event permit is granted for a carnival, the carnival could operate
every Saturday and Sunday for a period of 5 weeks.
Staff also feels that temporary block parties should be addressed in residential zone districts. These
events have historically been allowed, but there are no regulations in the Code to dictate process, and
there is no formal perxnitting process. Additionally, Staff suggests that temporary sales and events
should be allowed for non-residential uses in the residential zone districts. For example, if a church
wanted to conduct a fund raiser (like a caz wash or bake sale) a temporary event permit would be
required.
Staff proposes that all temporary sales or events should be reviewed administratively without a
public notice period. Not only do most surrounding jurisdictions review temporary sales or events
perxnits administratively, adding a public process to these interim situations would be unnecessary .
and would lengthen the review process. Staff understands that City Council is interested in creating a
more streamlined, predictable land use approval process.
It would also be beneficial to define itinerant sales in Sec. 26-630. Without this definition, it could
be confusing trying to distinguish between itinerant sales and special sales events.
Staff suggests that temporary roadside produce stands in the A-1 and A-2 zone district shall remain
an allowed use for a period not to exceed six months. Staff would suggest that language should be
removed that requires that produce shall be grown onsite. A temporary sales perxnit should be
submitted, reviewed and approved by Staff prior to establishment of any temporary roadside produce
stand in the A-1 or A-2 zone district.
The following suggested language would need to be inserted into Chapter 26:
Sec. 26-123. Detinitions
Itinerant Sales. The temporary sale of goods, merchandise, products or services provided on a
property not associated with a primary business. Itinerant sales occur in the parking lot of an existing
business or on an undeveloped property, adj acent to the roadway to capitalize drive-by traffic.
Itinerant sales shall not include any temporary sale or event as defined in this section.
Outdoor food sales. The sale of prepazed food products as an ancillary use to an existing commercial
business. The sale typically occurs outside the building and may occur from a cart, stand or small
temporary shucture. The sale of food is typically for a perishable item to be consumed onsite.
Temporary Sales and Events. Temporary sales are those activities which occur directly in front of an
existing business where merchants sell goods associated with said business. Temporary sales include
sidewalk sales for existing businesses, holiday tree or produce sales, produce sales, bedding plant
sales and prepazed food sales associated with an existing business, camival or fair. Temporary events
shall include carnivals, fairs, parades, grand opening events for new businesses (outdoor events
only), fund-raisers for non-profit arganizations, automobile shows where the automobiles are not for
sale, farmer's markets, road races such as running, walking and bicycling events and special events
such as block parties.
Sec. 26-204. Zone District Use Schedule
Uses
Notes
R-1
R-IA
R-1B
R-IC
R-2
R-2A
R-3
R-3A
Temporary
See Sec.
P
P
P
P
P
P
P
P
block
26-627
parties
Temporary
See Sec.
P
P
P
P
P
P
P
P
sales and
26-627
events
For non-
residential
uses only
Uses
Notes
A-1
A-2
PF
Roadside stands
Provided such
P
P
for operation for
stands are located
not more than 6
no less than 30
months per year
feet from any
for the sale of
street, highway or
farm products
right-of-way line,
and that
temporary off
street parking is
rovided
Uses
Notes
NC
RC
GI
G2
I
Temporary sales and
events
See Sec. 26-
627
P
P
P
P
P
Sec. 26-627. Temporary outdoor sales and events
A. Temporazy sales and events shall be permitted in zone districts in accordance with Section
26-204 of this Code.
B. Temporary sales shall include sidewalk sales for existing businesses, holiday tree or produce
sales, produce sales, bedding plant sales and prepared food sales associated with an existing
business, carnival or fair.
1
C. Temporary events shall include carnivals, fairs, parades, grand opening events for new
businesses (outdoor events only), fund-raisers for non-profit organizations, automobile shows
where the automobiles are not for sale, £anner's markets, road races such as ruuning, walking
and bicycling events and special events such as block parties. Temporary events may occur
on properties without a primary business or structure, or in a parking lot of an existing
business.
D. Temporary block parties shall be allowed in the residential zone districts, pursuant to
subsection J.
E. The following temporary events shall not be allowed: automobile, boat, trailer and
recreational vehicle sales, itinerant sales and flea mazkets.
F. Temporary sales shall not occur for a period longer than 10 calendar days. Temporary sales
permits may be renewed up to two times in a twelve month period. Holiday tree or produce
sales may occur for a period of 30 calendar days, and may not be renewed. Prepared food
sales associated with an existing businesses are not limited by time, and do not require a
permit. Bedding plant sales may occur for a period of 30 days, and may be renewed twice
within a 12 month period.
G. Temporary events may occur for a maximum of 10 calendar days, and may not be renewed.
Fanner's markets aze allowed for a period of 60 calendar days, and may not be renewed.
H. The allowed timeframe for temporary sales and events shall not be construed to exclusively
mean the days are consecutive. By example, a ten-day temporary event may occur only on
Saturday and Sunday for a period of five weeks.
1. Temporary events must supply adequate restroom facilities.
J. Temporary sales or events must conform to the following standards:
1. A temporary sales and event permit is required.
2. For property not owned by the sales or event coordinator, consent from the
property owner must be supplied.
3. The minimum width for sidewalks must be maintained to allow passage for
patrons, and must comply with minimum widths as defined by the Americans
with Disabilities Act.
4. All fire lanes must be unnnpeded.
5. Parking spaces required for the business (as defined in Section 26-501) must be
maintained. Parking for temporary events must be provided either on site or on an
adjacent property, with the property owner's consent.
6. Adequate trash receptacles must be provided far temporary events.
7. Temporary power must be in accordance with the current applicable electrical
code, and must be reviewed and inspected by the Chief Building Official.
8. A sales tas license is required.
9. Signage for a temporary sale or eve,nt is perxnitted pursuant to Section 26-709 of
this Code.
10. All lighting must conform to Section 26-503 of this Code.
11. Department of Health approval is required for the sale of prepared food.
12. For larger temporary events which utilize the public street right-of-way, a street
closure permit may be required.
13. Temporary stands, booths, fences, barricades, electrical power drops or restrooms
do not require a separate building permit however, these items must be listed on
the temporazy sales and event permit.
K. Temporary block parties must conform to the following standards:
1. Block parties are only allowed in the residential zone districts.
2. A temporary event pemut must be completed and submitted.
3. A street closure pernut may be required by the Director of Public Works or
designee.
L. Temporary outdoor food sales must adhere to the following standards:
1. A temporazy sales and event permit is not required for temporary outdoor food
sales.
2. There is no maximum timeframe assigned to temporary outdoor food sales.
3. The food sales must be ancillary to an existing commercial use.
4. Only one food merchant is allowed per principal comxnercial use.
5. Only food items to be consuxned onsite are allowed.
6. No perxnanent structures are allowed.
7. Sales must occur within ten feet of the building.
8. Sales azeas cannot be located within a landscaped area, parking area or fire lane.
9. A sales tax license is required.
10. Signage may only be applied to the cart, stand or temporary building.
11. All lighting must confoxm to Section 26-503 of this Code.
12. Department of Health approval is required for the sale of prepared food.
13. The minimum width for sidewalks must be maintained to allow passage for
patrons, and must comply with minimum widths as defined by the Americans
with Disabiliries Act.
14. A building permit is required for electrical power improvements. Electrical power
improvements must be in accordance with the current applicable electrical code,
and must be reviewed and inspected by the Chief Building Official.
M. The following items must be submitted with a temporary sales and event permit (except
where noted otherwise):
L A completed temporary sales and event permit.
2. For property not owned by the sales or event coordinator, consent from the
property owner must be supplied.
3. A to-scale site plan identifying all use azeas.
4. A narrative describing the nature of the temporary sale or event.
5. The appropriate fee as shown on the fee schedule.
N. The temporary sales and events perxnit will be reviewed by the Community Development
Director or his or her designee, and may be approved with conditions which relate to the
specific request.
Recommended Motion
"I move to recommend approval of the ardinance amending Chapter 26 of the Zoning Code which
will establish regulations for temporary sales and events as presented by staff."
If Plamiing Commission wishes to change any of the suggested language:
"I move to recommend approval of the ordinance amending Chapter 26 of the Zoning Code which
will establish regulations for temporary sales and events, with the following changes:
INTRODUCED BY COUNCIL MEMBER
Council Bill No. -2006
Ordinance No.
Series of 2006
TITLE: AN ORDINANCE AMENDING CHAPTER 26 OF THE WHEAT
RIDGE CODE OF LAWS PERTAIIVING TO TEMPORARY OUTDOOR
EVENTS AND SALES
WHEREAS, the City of Wheat Ridge has adopted limited legislation pertaining
to temporary holiday tree, produce and bedding plant sales lots;
WIIEREAS, the City of Wheat Ridge has recognized the need for the
establishxnent of regulations pertaining to a greater range of temporary outdoor sales and
events;
WHEREAS, there are no current regulations pertaining specifically to temporary
outdoor sales and events;
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF WHEAT
RIDGE, COLORADO THAT:
Section 1. Section 26-123. Definitions of the Wheat Ridge Code of Laws is hereby
amended as follows:
Sec. 26-123. Definitions
Itinerant Sales. The temporary sale of goods, merchandise, products or services provided
on a property not associated with a primary business. Itinerant sales occur in the pazking
lot of an existing business or on an undeveloped property, adjacent to the roadway to
capitalize drive-by traffic. Itinerant sales shall not include any temporary sale or event as
defined in this section.
Outdoor food sales. The sale of prepared food products as an ancillary use to an existing
commercial business. The sale typically occurs outside the building and may occur from
a cart, stand or small temporary structure. The sale of food is typically for a perishable
item to be consumed onsite.
Temporary Sales and Events. Temporary sales are those activities which occur directly in
front of an existing business where merchants sell goods associated with said business.
Temporary sales include sidewalk sales for existing businesses, holiday tree or produce
sales, produce sales, bedding plant sales and prepared food sales associated with an
existing business, canuval ar fair. Temporary events shall include camivals, fairs,
parades, grand opening events for new businesses (outdoor events only), fund-raisers far
non-profit organizations, automobile shows where the automobiles are not for sale,
farmer's markets, road races such as iuuning, walking and bicycling events and special
events such as block parties.
Section 2. Section 26-204. Zone district use schedule of the Wheat Ridge Code of
Laws is hereby amended as follows:
Sec. 26-204. Zone District iJse Schedule
Uses
Notes
R-1
R-IA
R-1B
R-IC
R-2
R-2A
R=3
R-3A
Temporary
See Sec.
P
P
P
P
P
P
P
P
block
26-627
arties
Temporary
See Sec.
P
P
P
P
P
P
P
P
sales and
26-627
events
For non-
residential
uses only
Uses
Notes
A-1
A-2
PF
Roadside stands
Provided such
P
P
for operation for
stands are
not more than 6
located no less
I
months per year
than 30 feet
for the sale of
from any street,
fann products
highway or
gre&Ie~
right-of-way
madeen tke
line,andthat
preniises.
temporary off
-street pazking is
rovided
Uses
Notes
NC
RC
C-1
G2
I
Temporary sales and
events
See Sec. 26-
627
P
P
P
P
P
Section 3. Section 26-627. Temporary holiday tree, produce and bedding plant sales
lots; conditions of the Wheat Ridge Code of Laws is hereby repealed and reenacted as
follows:
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5ec. 26-627. Temporary outdoor sales and events
A. Temporary sales and events shall be permitted in zone districts in accordance with
Section 26-204 of this Code.
B. Temporary sales shall include sidewalk sales for existing businesses, holiday tree
or produce sales, produce sales, bedding plant sales and prepared food sales
associated with an existing business, carnival or fair.
C. Temporary events shall include carnivals, fairs, parades, grand opening events for
new businesses (outdoar events only), fund-raisers for non-profit organizations,
automobile shows where the automobiles are not for sale, farmer's markets, road
races such as n,nning, walking and bicycling events and special events such as
block parties. Temporary events may occur on properties without a primary
business or structure, or in a parking lot of an existing business.
D. Temporary block parties shall be allowed in the residential zone districts, pursuant
to subsection J.
E. The following temporary events shall not be allowed: automobile, boat, trailer and
recreational vehicle sales, itinerant sales and flea markets.
F. Temporary sales shall not occw for a period longer than 10 calendar days.
Temporary sales permits may be renewed up to two times in a twelve month
period. Holiday tree or produce sales may occur for a period of 30 calendar days,
and may not be renewed: Prepazed food sales associated with an existing
businesses are not limited by time, and do not require a permit. Bedding plant
sales may occur for a period of 30 days, and may be renewed twice within a 12
month period.
G. Temporary events may occur for a masimum of 10 calendar days, and may not be
renewed. Farmer's markets aze allowed for a period of 60 calendar days, and may
not be renewed.
H. The allowed timeframe for temporary sales and events shall not be construed to
exclusively mean the days are consecutive. By example, a ten-day temporary
event may occur only on Saturday and Sunday for a period of five weeks.
1. Temporary events must supply adequate restroom facilities.
J. Temporazy sales or events must conform to the following standards:
1. A temporary sales and event permit is required.
2. For property not owned by the sales or event coordinator, consent from
the property owner must be supplied.
3. The minimum width for sidewalks must be maintained to allow
passage for patrons, and must comply with minimum widths as
defined by the Americans with Disabilities Act.
4. All fire lanes must be unimpeded.
5. Pazking spaces required far the business (as defined in Section 26-501)
must be maintained. Parking for temporary events must be provided
either on site or on an adjacent property, with the property owner's
consent.
6. Adequate irash receptacles must be provided for temporary events.
7. Temporary power must be in accordance with the current applicable
electrical code, and must be reviewed and inspected by the Chief
Building Official.
8. A sales tax license is required.
9. Signage for a temporary sale or event is permitted pursuant to Section
26-709 ofthis Code.
10. All lighting must conform to Section 26-503 of this Code.
11. Department of Health approval is required for the sale of prepared
food.
12. For lazger temporary events which utilize the public street right-of-
way, a street closure perxnit may be required.
13. Temporary stands, booths, fences, barricades, electrical power drops or
restrooms do not require a separate building permit; however, these
items must be listed on the temporary sales and event permit.
K. Temporary block parties must conform to the following standards:
1. Block parties are only allowed in the residential zone districts.
2. A temporazy event perxnit must be completed and submitted.
3. A street closure permit may be required by the Director of Public
Works or designee.
L. Temporary outdoor food sales must adhere to the following standards:
1. A temporary sales and event permit is not required for temporary
outdoor food sales.
2. There is no masimum tuneframe assigned to temporary outdoar food
sales.
3. The food sales must be ancillary to an existing commercial use.
4. Only one food merchant is allowed per principal commercial use.
5. Only food items to be consumed onsite aze allowed.
6. No permanent structures aze allowed.
7. Sales must occur within ten feet of the building.
8. Sales azeas cannot be located within a landscaped area, pazking area or
fire lane.
9. A sales tas license is reguired.
10. Signage may only be applied to the cart, stand or temporary building.
4
11. All lighting must conform to Section 26-503 of this Code.
12. Department of Health approval is required for the sale of prepared
food.
13. The minunum width for sidewalks must be maintained to allow
passage for patrons, and must comply with minimum widths as
defined by the Americans with Disabilities Act.
14. A building permit is required for electrical power improvements.
Electrical power improvements must be in accordance with the current
applicable elech-ical code, and must be reviewed and inspected by the
Chief Building Official.
M. The following items must be submitted with a temporary sales and event permit
(except where noted otherwise):
1. A completed temporary sales and event permit.
2. For property not owned by the sales or event coordinator, consent from
the property owner must be supplied.
3. A to-scale site plan identifying all use areas.
4. A narrative describing the nature of the temporary sale or event.
5. The appropriate fee as shown on the fee schedule.
N. The temporary sales and events permit will be reviewed by the Community
Development Director or his or her designee, and may be approved with
conditions which relate to the specific request.
Section 4. Safetv Clause. The City of Wheat Ridge hereby finds, determines, and
declares that this ordinance is promulgated under the general police power of the City of Wheat
Ridge, that it is promulgated for the health, safety, and welfare of the public and that this
ordinance is necessary for the preservation of health and safety and for the protection of public
convenience and welfare. The City Council further determines that the ordinance bears a
rational relation to the proper legislative object sought to be attained.
Section 5. Severabilitv. If any clause, sentence, paragraph, or part of this Zoning
code or the application thereof to any person or circumstances shall for any reason be adjusted by
a court of competent jurisdiction invalid, such judgment shall not affect application to other
persons or circumstances.
Section 6. Supersession Clause. If any provision, requirements or standard
established by this Ordinance is found to conflict with similaz provisions, requirements or
standards found elsewhere in the Code of Laws of the City of Wheat Ridge, which are in
existence as of the date of adoption of this Ordinance, the provisions, requirements and standards
here shall supersede and prevail.
Section 7. Effective Date. This ordinance shall take effect 15 days after final
publication.
INTRODUCED, READ, AND ADOPTED on first reading by a vote of to
in this day of , 2006, ordered published in full in a newspaper
of general circulation in the City of Wheat Ridge and Public Hearing and consideration on final
passage set for 2006, at 7:00 o'clock p.m., in the Council
Chambers, 7500 West 29` Avenue, Wheat Ridge, Colorado.
READ, ADOPTED AND ORDERED PUBLISHED on second and final reading by a
vote of to , tlus day of , 2006.
SIGNED by the Mayor on this day of , 2006.
JERRY DITULLIO, MAYOR
ATTEST:
Pamela Y. Anderson, City Clerk
APPROVED AS TO FORM BY CITY ATTORNEY
GERALD DAHL, CITY ATTORNEY
1 ST publication:
2"a publication:
Wheat Ridge Transcript
Effective Date:
City of Wheat Ridge oF "'"EqrP
,
Community Development Department ~ °
Memorandum ~~~oRao~
TO: Plamiiug Commission
FROM: Alan White, Community Development Director
SUBJECT: Change to Bylaws
DATE: June 30, 2006
Attached is a copy of the Plauning Commission Bylaws with proposed changes. The primary
change is to paragraph 10 dealing with quorums. Under the proposed change, items scheduled for
the meeting at which no quorum is present will be automatically continued to the next regular
meeting.
If no quorum is present, the Commission cannot take action to continue items, let alone open the
meeting: Under current rules, members must be polled to determine if the items should be
continued. No guidance is given as to how many members must decide to continue the items. If a
quoruxn isn't going to be present at the meeting, how can less than a majority decide to continue the
items? A simple fix is to automatically continue the items.
Other changes are housecleaning items. The bylaws srill refer to the Planxung and Development
Director and City Administrator. These references have been changed to Community Development
Director and City Manager.
SUGGESTED MOTION:
"I move to approve theproposed bylaws changes and direct that they be forwarded to City Council
for ratification."
CITY OF WHEAT RIDGE PLANNING COMMISSION BYLAWS
Statement of Purpose
These bylaws are promulgated by the Planning Commission of the City of Wheat Ridge,
Colorado, for the purpose of governing all public hearings and meetings before this body,
thereby insuring that this body conducts itself in accordance with its status as a quasi-judicial,
fact-finding body, and further ensuring that due process of law will be accorded to all those
participating therein. By consistent interpretation of these bylaws, the above purposes will be
fulfilled, and the City of Wheat Ridge and its residents will be well-served.
1. ReQUlar Commission Meetings. The Commission shall meet in regular session on the
first and third Thursday of each month at 7:00 p.m. When Thursday is a holiday, which
is officially recognized by the City of Wheat Ridge, the regular meeting shall be held on
the following Thursday at the same hour, unless otherwise provided for by motion. The
Commission may, by motion, dispense with any regulaz meeting except that at least one
regular meeting shall be held each month. The place of the meeting shall be in the
Municipal Complex. No public hearing shall be started after 11:00 PM, except upon
majority vote of the Commission.
2. Special Meetings. Special meetings shall be called by the Commission Secretary on the
written request of that Chairxnan or any two members of the Commission on at least
forty-eight (48) hours written notice to each member of the Commission. The City
Administrator and the Director of Planning and Development shall be notified personally
or written norice left at their usual place of residence. A special meeting may be held on
shorter notice if all members of the Commission are present or haue waived notice
thereof in writing, and the relevant provisions of Section 5.2.(b) of the Wheat Ridge City
Charter have been followed.
Adioumed Sessions. Any session of the Commission may be adjourned or adjoumed
from day to day, or for more than one day, but no adj oununent shall be for a longer
period that until the next regular meeting thereafter.
4. Executive Sessions.
A. An executive session of the Planning Commission may be convened only if the
majority of the members of the Commission present vote publicly to hold such a
session, the subject matter to be considered is one of those listed in Subsection
(B) of this Section and a public announcement is made as to which category of
Subsection (B) the matter concerns. No formal votes may be taken in any
executive session unless they concern a matter included as a category of
Subsection (B) of this Section.
4. Executive Session (continued)
B. An executive session may be convened only on the following matters:
(1) Legal Consultation. The Planning Commission may convene an
executive session under the following conditions:
a. A suit, which names the Planning Commission or any of its
members, has been filed against the City and has received formal
written notice that suit against the City is imminent.
b. The Planning Commission is considering instituting legal action
against another party.
c. The Planning Commission has lrnowledge of violations of the law
and is considering the possibility of recommending prosecution.
(2) Personnel Matters. Personnel matters concerning City employees may be
considered in an executive session if that employee requests such a
session. However, no request of the employee is required if the matter
concems a subj ect covered under another category of trus subsection.
(3) Real Estate Appraisals. The Comxnission may convene an executive
session to consider real estate appraisals made for the purpose of the
possible acquisition of real property or an interest therein for public use,
or the sale of any real property owned by the City. However, no
executive session shall be convened to discuss the merits ofpurchasing
real property for public use or the sale of real properry owned by the City,
or any other matters pertaining to land acquisition or sale.
C. The Commission Secretary shall make a tape recording and prepare the minutes
of all execufive sessions. Such recordings and minutes shall be closed to the
public unless a majority of the Comxnission votes to make them available to the
public. The Chairman, any member of the Commission, the City Attorney, or the
Director of Planning and Development ar his/her designee (in the event the
Director of Planning and Development was a participant in the executive
session), may ex2mine such tapes or minutes at any reasonable tune under the
direct supervision of the Commission Secretary. The Commission Secretary may
also release such tapes and minutes pursuant to a valid court order in any action
challenging the legitimacy of an executive session.
THE PRESIDING OFFICER
5. Election of Officers. A majority vote of a11 members present of the Commission shall be
required to elect a Chauman and Vice Chairxnan.
6. Presiding Officer. The Chairman, or in his/her absence, the Vice Chairman, shall take
the Chair at the hour appointed for the Commission to meet, and shall immediately call
the members to order. The roll shall then be called by the Commission Secretazy who
shall enter in the minutes of the meeting the names of the members present. The
Chainnan shall be elected on a rotating basis at the next regulaz meeting following
appoinhnents in March of each year. The Chairman shall be elected on a rotating basis
and shall not succeed himself/herself. This shall be the first order of business after public
hearings at that meeting and it shall be held by secret ballot without nomination.
In the case of a tie, the Director of Planning and Development shall preside until the
election of the Chairman. He/she will disclose the names of the tied contestants and
another ballot shall be taken. Until one person has received a majority of all members
present of the Coxnmission, successive ballots will be taken. .
Vice Chairxnan. After selection of the Presiding Officer, the Commission shall choose
one of its members as Vice Chainnan who shall serve as Chairman during the absence or
disability of the Chairman and, in case of vacancy in the office of the Chairman, pending
the selection of a successor at the next regular meeting. He/she shall be selected in the
same manner as the Chairman.
Temvararv Chairman. In the case of the absence of the Chairman and Vice Chairman,
the senior member of the remaining members shall act as Temporary Chairman until the
Chainnan or Vice Chairman appears.
9. Decoruxn and Order. The presiding officer shall preserve decorum and decide all
questions of order, subject to appeal of the Commission. If a member transgresses the
rules of the Commission, the presiding officer shall, or any officer may, call him to order,
in which case he/she shall relinquish the floor, unless pernutted to explain.
10. uorum. A minimum of five (5) Commissioners shall constitute a quoruxn for the
transaction of business at all Commission meetings. Once the Commission Secretary
makes a deterxnination, based upon advice from Plaminig Commission prior to a meeting
thataquorumwillnotbeattained,*'i°n °h°the ~~°°,b• `°'°~he~°: ^a
,
„e:W;;:e t:;e Y;:b?:; '.:e:^in b all public hearing items scheduled for that meeting shaIl
automatically be continued to the next regular meeting.
11. Commission Secretary and Employees. The Commission Secretary and other officers
and employees of the City shall be under the control and direction of the Chair during
session of the Commission.
12. Citv Manager Adminisfirate~. The City Manager A d4:Ri4qis4ate~ or appointed
representative from his/her office may attend all meetings of the Commission. He may
make recommendations to the Commission and may take part in the discussions on all
matters concerning the welfare of the City, but shall have no vote in the meetings of the
Commission.
13. Director of Plannigg-and Communitv Development. The Director of Plan-aixg-an
Community Development or his/her appointed deputy, shall attend all meetings of the
Commission, unless excused by the Commission or the City Manager AdRi,~stfate .
He shall keep the Commission fully advised as to all matters related to the planning and
development conditions and needs of the City. He may make recommendations to the
Commission and may take part in discussions on all matters comuig before the
Commission. He shall have a seat, but no vote in the meetings of the Plamiing
Commission.
14. Commission Secretarv. A City employee appointed by the Planning Commission shall
serve as Commission Secretary and shall keep minutes of the meetings and perform such
other and further duties in the meering as may be ordered by the Chairman, Commission
or Director of Planning and Development.
15. Citv Attomev.. The City Attomey may either in person or by deputy, attend all meetings
of the Commission. An oral or written opinion to provide advice on any question of law
by the City Attorney may be requested by a majority of the Comxnission and shall be
submitted through the City Administrator.
16. Officers and Emplovees to Attend. When the Commission needs to confer with the head
of any department or any officer or employee of the City on any matter relating to zoning
or planniug, the City Administrator shall be asked to request that such officer or
employee attend any regular or special meeting. Such request shall be by the majority of
the Commission and shall be submitted through the City Administrator.
DUTIES AND PRIVILEGES OF MEMBERS
17. Right of Floor. When recognized by the Chair, a member shall confine himself to the
question under debate, avoid personalities, and refrain from impugning the motives of
any other member's argument ar vote.
18. Right of Appeal. Any member may appeal to the Commission from a ruling of presiding
officer. If the appeal is seconded, the member making the appeal may briefly state
his/her reason for the same, and the presiding officer may briefly explain his/her ruling,
but there shall be no debate on the appeal and no other member shall participate in the
discussion. The presiding officer shall then pose the question, "Shall the decision of the
Chair be sustained?° If a majority of the members present vote "Yes", the ruling of the
chair is sustained; otherwise, it is overruled.
19. Limitation of Debate. No member shall be allowed to speak more than once on any one
subj ect until every other member choosing to speak thereon shall have spoken, and no
member shall speak more than five minutes without permission of the Cominission.
20. VotinQ.
A. The vote by "Yes" and "No" shall be taken upon the passage of all motions and
entered upon the minutes of the Commission proceedings. Every matter for
decision before the Planning Commission shall require the affirmative vote of a
majority of the members of the Plauuing Commission present for adoption,
unless a greater number is specifically required by Ordinance. An abstention
shall not be counted as a vote, but shall be entered into the record.
B. No member of the Commission shall vote upon any question upon which he/she
believes himself to have a conflict of interest (other than the common public
interest), on any question concerning his/her own conduct, or on any question
upon which the remaining voting members of the Commission detemunes, by
majority vote, that said member shall be disqualified from the hearing based upon
the reasons specified herein. On all other questions, each member who is present
shall vote when the question is called. Application to abstain from voting shall
be made before the hearing of the case commences, or immediately upon
discovery of the fact requiring abstention. The moving member shall briefly state
the reason for his/her request or motion, and the decision thereafter shall be made
without debate. It shall not be in order For any member to explain his/her vote on
a question of abstention during said vote. Once an affirmative vote granring or
requiring abstention is recorded, the abstaining member shall take no further part
in discussion or consideration of, or voting upon, the case pending. The sole
reasons upon which a member may base a motion to disqualify a member are
actuat or apparent conflict of interest, breach of this Commission's bylaws, or
breach of quasi judicial procedures as defined herein. No member abstaining
under the provisions of this Rule 20(3) shall be penalized for thus abstairung. A
member who abstains from voting shall remove himself/herself from the hearing
room until the matter has been finalized, except where a member is the applicant
in a matter before the Commission, then the member may step down and
participate in the presentation of his/her request and shall not retake his/her seat
with the Commission until the matter is finalized by the Commission.
C. Any member who was absent from a public hearing and said public hearing has
not reached a conclusion, may vote on the public hearing of a previous case,
provided he/she has listened to the tapes, read the minutes of the previous public
hearing (if available), has familiarized himself/herself with the contents of the
case file, and at the beginning of the continuation of the subject hearing, states
he/she has complied with the foregoing requirements,
21. Demand for Roll Call. When a vote is taken on any question befare the Commission for
which a roll call vote is not otherwise required and upon demand of any member, made
before the question has been put, the roll shall be called for "yes" and "no" and entered
upon the Minutes of the Commission proceedings. It shall not be in order for members
to explain their vote during the roll ca1l.
22. Yersonal Privilege. The right of a member to address the Commission on a question of
personal privilege shall be limited to cases in which his/her integrity, character or
motives are assailed, questioned or impugned.
23. Dissents and Protests. Any member shall have the right to express dissent from, or
protest against, any action of the Coxnmission, and have the reason therefore, entered
upon the minutes. Such dissent or protest must be filed in writing, couched in respectful
language and presented to Commission not later than the next regular meeting following
the date of the action objected to, and shall become a minority report which shall become
a portion of the record of the Plaiming Commission action.
24. Attendance. All members of the Commission are expected to attend all regular and
special meetings of the Commission. The Chair shall review all absences of Commission
members and inforxn the secretary whether such absences aze excused or unexcused.
Where the Chair determines that a Commission member has a sufficient number of
unexcused absences to constitute neglect of duty, in accordance with Wheat Ridge Code
of Laws Sec. 2-53(e), the Chair shall bring the matter to the attention of the Commission
under agenda item number 10, Discussion and Decision Items, and the Comxnission shall
vote upon the matter. If the Commission fmds neglect of duty, a resolution shall be
adopted that informs the City Council of the Comxnission's fmdings and requests that the
member be replaced.
25. Excusal Durine MeetinQ. No member may leave the chamber while Commission is in
regular session without permission from the presiding officer.
26. Making Motions. A motion presented by any member shall require a second. The
presiding officer shall have the same rights and privileges of making motions as any
other member. However, to do this, the presiding officer must step down from the Ghair
and have his/her deputy preside.
COMMISSION PROCEDURE
27. Order of Business. The business of all regular meetings of the Commission shall be
transacted in the following order, unless the Commission, by a vote of the majority of the
members present, shail suspend the rules and change the order:
l.
Call to Order
2.
Roll Call of Members
3.
Pledge of Allegiance
4.
Approval of Order of Agenda
5.
Approval of Minutes
6.
Public Hearing
7.
Close the Public Hearing
8.
Old Business
9.
New Business
~ 10.
Discussion & Decision Items
11. Committee and Department Reports
12. Adjouimnent
Notes on Tentative Agenda
The Commission will make every attempt to be as flexible as possible in the order of the
agenda to make the most considerate use of tnne for those who must appear. On the
Friday proceeding the regular Commission meeting, the Director of Plamiing and
Development will have delivered to each Commission member an agenda showing the
order of business and indicating the public hearings to be anticipated, and items
pertaining to said agenda items. Only Commission members and staff may submit other
matters for consideration under New Business at that same meeting.
At each meeting, it shall be asked by the presiding officer if there are objections or aze
corrections to be made to the minutes of the preceding meeting, as published.
28. Precedence of Motions. When a question is before the Commission, no motion shall be
entertained except: (a) to fix the hour of adjournment, (b) to adjourn, (c) to lay on the
table, (d) for the previous question, (e) to continue to a certain date, ( fl to refer, (g) to
amend, and (h) to postpone indefinitely. These motions shall have precedence in the
order indicated. Any such motion, except a motion to amend the motion to postpone
indefinitely, shall be put to a vote without debate.
29. Motions - General. Roberts Rules of Order shall govern the meeting unless otherwise set
forth in these Bylaws or changed by a majority vote of the Commission.
30. Anonymous Communications. Unsigned communications shall not be introduced before
the Commission.
31. Tie Vote. In case of a tie in votes on any proposal, the proposal shall be considered lost.
COMNIITTEES
32. Standing Committees. The Chairman, as president of the Commission, shall appoint
such standing committees as may be authorized by vote of the Commission.
33. How Appointed. There shall be three members of the Commission appointed on each
standing committee unless otherwise authorized by the Commission, the Chairman
designating the member who is to serve as Chairman of the Comxnittee. Vacancies
occurring on any committee shall be filled in like manner. The Chairman may also
appoint, from time to tune, such special or select committees as in his/her discretion
he/she deems desirable, ar as may be desired by the Commission, to expedite the
handling of the business and affairs of the City.
34. Notice. It shall be the duty of the Chairperson of special committees to give advance
notice of the time and place of ineeting to all members of the Commission, the City
Clerk, City Administrator, Directar of Plamiiug and Development and other persons
Irnown to be interested, in favor or, or opposed to, the particular matters proposed to be
considered.
35. Reoorts. When a committee to which a matter has been refened, with instructions to
report at a time named in the order of reference, is not ready to report at such times, the
matter so referred shall, unless further time be granted, be considered as though reported
back without recommendation. In such case, the committee shall forthwith return to the
Secretary, the documents pertaining to the matter, and the matter shall take its proper
place in the order of business.
36. Report to be in Writing. The reports of committees other than the committee of the
whole shall be in writing, agreed to in committee assembled and shall not be presented
unless signed by a maj ority of the committee. Copies of the report shall be available to
each Commission member. Documents referred to the committee shall be returned with
the report. Nothing in this rule shall be construed to prohibit the introduction of minority
reports.
37. Relieving from Further Consideration. Upon motion, Commission may, by a majority
vote, relieve a committee of further consideration of matter referred to it and order the
same placed on the agenda.
38. Secretary to Committees. Commission Secretary or other City employee shall act as
secretary to the several committees, and keep a record of the attendance and business
transacted at their meeting.
ORDINANCES AND RESOLUTIONS
39. Introduction. All changes to the Code and Subdivision Regulations shall be introduced
in the Commission in printed or written form. All such changes shall be approved by the
Commission in their final written form before forwarding to City Council.
40. Review. All proposed ordinances shall be forwazded to the City Attorney with a request
for review to assure conect legal forxn. The Director of Plaxmiug and Development shall
attach to each proposed ordinance a brief digest of the provisions thereof, and where it is
proposed to amend an existing Ordinance, such digest shall indicate the change sought to
be made.
MISCELLANEOUS
41. Privileges of F1oor. No persons except members of the Commission and Officers named
in the rules and persons invited by the presiding officer of the Commission or by vote of
the Commission, shall be allowed to address the Commission except as set forth in Para.
42 and 45.
42. Addressine the Commission under Public Forum Section of AQenda. Any cirizen may
address the Commission under the Public Forum section of the agenda on any subject not
on the agenda. Time may be limited by the Chair.
43. Susnension of Rules. Any provision of these rules not govemed by State statute or City
Code of Laws may be temporarily suspended at any meeting of the Coxnmission by a
majority vote of all those members of the Commission who are present. The vote on any
such suspension shall be taken by "yes" and "no" votes and entered into the record. Any
rule may be suspended by general consent if presented by the Chair and if there are no
objections from any member.
44. To Amend Rules. These rules may be amended or new rules adopted by a majority vote
of all members of the Commission present. Any such alterations or amendments shall be
submitted in writing at the preceding regular meeting and shall be placed on the calendar
under the order of "New Business". This requirement shall be waived only by majority
consent, with a recorded vote of all members.
45. Public Hearin¢s. All those desiring to be heard on a particulu issue at a regulaz public
hearing before the Commission shall list their names on forms provided. This list shall
be handed to the Chair who shall have all those so listed step forward to attest, by sworn
oath, that all evidence they present shall be the truth.
The Chair shall be empowered to announce the length of time allotted to any particular
case, and thereafter to enforce said time limit. Presentation and discussion of all zoning
and rezoning cases, subdivision plat approvals, and any other action upon which a public
hearing is required by ordinance, and shall follow the following procedure:
A. Upon the calling of a case, the planning staff shall give a brief presentation
summarizing the action requested, introducing into the record all relevant
ordinances, regulations and related materials, and briefly outlining the non-
disputed facts of the case. Staffs presentarion may include recommendations and
findings which the Commission, at its discretion, may accept, accept in part or
reject.
B. Following staffs presentation, applicant shall present all facts, whether in written
or testimonial form, which he deems appropriate to meet his/her burden of proof.
The burden of proof in any zoning or rezoning case, in any subdivision plat
request, any planned development request, any special use permit request, or any
other request for change wherein a public hearing is required shall be upon the
applicant (whether the City or a third part), to establish the existence of the need
for action or relief requested.
C. Protestants may present any evidence, whether in written or testimonial form,
which they deem appropriate. Authority is hereby expressly granted to the Chair
to designate or recognize a spokesman or representative for a group of protestants
hauing the same ar substantially similar positions, said authority being granted
solely for the purpose of expediting hearings by avoidance of repetitious
presentations, and not for the purpose of luniting the opposition.
D. After presentation of all direct evidence by the applicants and protestants, a right
of cross-examination shall exist. All questions shall be posed to the Commission
rather than directly to staff, the protestants or the applicant. The order of cross-
examination shall be:
(1) Applicant and staff may be cross-examiued by protestants; and
(2) Protestants and staff may be cross-examined by applicant.
E. An opportunity for brief rebuttal shall be afforded applicant and staff, during
which rebuttal testimony or other evidence may be presented only to rebut
evidence presented during the case on behalf of either applicant or protestant.
F. Following said rebuttal, applicant and/or protestant may be examined and/or
cross-examined by members of the Planning Commission, the staff, and the City
Attorney.
G. An opporiunity for brief summation shall be granted, first to protestants, and then
to staff, then to applicant.
H. In the presentation of evidence, the Colorado Rules of Evidence shall not be
applied, but the Commission expressly reserves to itself the right to 1'unit or
exclude evidence which it deems to be inelevant, repetitious, or otherwise
inappropriate or unhelpful in reaching a decision.
I. Upon closing the public hearing, the Commission shall render a decision based
solely upon the facts adduced and appearing upon the record of the public
hearing just completed. A motion shall be made and duly seconded
recommending Commission action either granting or denying the action sought,
which motion shall embody the facts relied upon to sustain the action
recommended. In the event a condition is sought to be imposed as a portion of
the motion thus made, a right shall be granted to the applicant to briefly and
succinctly respond to the proposed condition. Nothing contained in this rule shall
be deemed automatically to preclude the staff from making suggestions or
answering questions regarding the form of the motion thus made. In the event
the motion fails to receive a majority vote, it shall conclusively be presumed that
no action has been taken, and it shall be required that a second motion be made,
seconded, and adopted by majority vote indicating the definite action (either
granting or refusing the requested action), action; provided, however, that a vote
which ends in a tie shall constitute a denial of the action sought, and shall not
require a second motion and vote thereon.
Upon the vote on the question being recorded, a Resolution shall be prepared by
the Commission Secretary, and executed by the Chauman, which Resolution
shall be the official record of the Commission's action.
READOPTED this 16th day of October, 1980.
Adopted by the Planning Commission
Amended by Planning Coxnmission
Amended by Plaiming Commission
Amended by Planning Commission
Amended by Planning Commission
Amended by Platmiiig Commission
Amended by Planning Commissiom
<pc>pcbylawsk
signed/Bonnie Scoma
BONNIE SCOMA, CHAIR
Wheat Ridge Pla.uuing Commission
May 1, 1980
May 15, 1980
February 16, 1984
December 11, 1986
April 4, 1991
December 3, 1992
April 4, 2002