HomeMy WebLinkAbout05/21/20091`4'
City of'
W heat P,idge
PLANNING COMMISSION
AGENDA
May 21, 2009
Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning
Commission on May 21, 2009, at 7:00 p.m., in the City Council Chambers of the Municipal
Building, 7500 West 29th Avenue, Wheat Ridge, Colorado.
Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City
of Wheat Ridge. Call Heather Geyer, Public Information Officer at 303-235-2826 at least one week in
advance of a meeting if you are interested in participating and need inclusion assistance.
CALL THE MEETING TO ORDER
2. ROLL CALL OF MEMBERS
3. PLEDGE OF ALLEGIANCE
4. APPROVE THE ORDER OF THE AGENDA (Items of new and old business may be
recommended for placement on the agenda.)
5. APPROVAL OF MINUTES - April 16, 2009
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-09-04: An application filed by K & C RV Centers dba Camping World
for approval of an outline development plan amendment to allow additional land uses
of RV sales and rental for the property zoned Planned Commercial Development and
located at 4100 Youngfield Street.
8. STUDY SESSION
A. Mixed Use Development District
9. OTHER ITEMS
10. ADJOURNMENT
City of
W heat idge
PLANNING COMMISSION
Minutes of Meeting
April 16, 2009
1. CALL THE MEETING TO ORDER
The meeting was called to order by Chair REINHART at 7:00 p.m. in the City
Council Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat
Ridge, Colorado.
2.
3.
4.
ROLL CALL OF MEMBERS
Commission Members Present:
Commission Members Absent:
Staff Members Present:
OF
VE
AGENDA
It was moved by Commissioner CHILVERS and seconded by Commissioner
DWYER to approve the order of the agenda. The motion carried 5-0.
5. APPROVAL OF MINUTES - April 2, 2009
It was moved by Commissioner HOLLENDER and seconded by
Commissioner DWYER to approve the minutes of April 2, 2009 as presented.
The motion carried 5-0.
6. PUBLIC FORUM (This is the time for any person to speak on any subject not
appearing on the agenda.)
There was no one to address the Commission at this time.
Anne Brinkman
Jim Chilvers
John Dwyer
Henry Hollender
Davis Reinhart
Marc Dietrick
Dick Matthews
Steve Timms
Meredith Reckert, Senior Planner
Jeff Hirt, Planner II
Ann Lazzeri, Recording Secretary
CE
Planning Commission Minutes 1 April 16, 2009
7. STUDY SESSION
A. Parking Regulations
Jeff Hirt reviewed the staff report. The study session was held for the purpose of
obtaining feedback from the Commission on the first draft of revised citywide
parking regulations.
There was consensus that proportionate increase in parking is okay for expansion
but a change of use could require an administrative review and 75% compliance.
Shared Parking
There was consensus that shared parking can be across a street if it is a collector
but not a major arterial.
Regarding shared parking calculations, there was consensus that option two in the
staff report was the best option.
There was discussion about separate regulations for schools. Staff will do more
research about school parking. Staff will also look further into medical facility
parking.
Parking Reductions
A new section was drafted to provide options for applicants to reduce the number
of parking spaces in certain situations, such as proximity to transit, provisions for
bicycles, landscaping, etc.
There was discussion of alternate variance criteria. Staff will look into specific
criteria for parking.
Staff will also look further into parking reduction for congregate care, nursing
home, multi-family housing, etc., and bring the matter back to Planning
Commission.
Bicycle Parking
The addition of bicycle parking requirements where practical was discussed.
There was consensus to move forward with staff's proposal.
Planning Commission Minutes 2 April 16, 2009
Miscellaneous Changes
Maximum parking standards were discussed. There was consensus that parking
area design standards were more important than size limits.
Landscaping islands were discussed. Some comments were in favor of required
irrigation while other comments were not in favor of required irrigation. If
islands are planted, they should be irrigated. Xeriscape should be considered.
More flexibility would be good. Staff will do more research and bring the matter
back to the Commission.
There was a consensus that curbs should not be required for parking areas.
Handicapped parking was discussed. There was a comment that it would be a
good idea, in certain situations, to define handicapped spaces according to the
periods of highest use.
The Commission agreed with staff recommendations for public outreach
concerning the proposed changes and expressed appreciation to Jeff Hirt for his
work on the parking regulations.
8. OHER ITEMS' J
There were no other matters to come before the Commission.
9. ADJOURNMENT
It was moved by Commissioner BRINKMAN and seconded by
Commissioner DWYER to adjourn the meeting at. 8:47 p.m. The motion
passed 5-0.
Davis Reinhart, Chair Ann Lazzeri, Secretary
Planning Commission Minutes 3 April 16, 2009
City of
` wheat jddge
MUNITY DEVELOPMENT
CITY OF WHEAT RIDGE
COMMUNITY DEVELOPMENT STAFF REPORT
TO: Planning Commission CASE MANAGER: M. Reckert
DATE OF MEETING: May 21, 2009
CASE NO. & NAME: WZ-09-04/K & C RV dba Camping World
ACTION REQUESTED:
Approval of an amendment to a Planned Commercial
Development (PCD) Outline Development Plan (ODP)
LOCATION OF REQUEST:
4100 Youngfield Street
BUSINESS OWNER:
K & C RV Centers, LLC dba Camping World
PROPERTY OWNER:
KGC Trust
APPROXIMATE AREA:
4.6 acres
PRESENT ZONING:
PCD, Planned Commercial Development
COMPREHENSIVE PLAN:
Small Office/Business Center
ENTER INTO RECORD:
COMPREHENSIVE PLAN
CASE FILE & PACKET MATERIALS
ZONING ORDINANCE
DIGITAL PRESENTATION
Planning Commission 1
WZ-09-04/Camping World
All notification and posting requirements have been met; therefore, there is jurisdiction to hear this
case.
1. REQUEST
This application is for approval of an amendment to an existing Planned Commercial Development
Outline Development Plan for property located at 4100 Youngfield Street. The purpose of the
amendment is to allow additional uses on the property.
II. EXISTING CONDITIONS/PROPERTY HISTORY
The property in question is zoned Planned Commercial Development having been rezoned from A-1,
Agriculture-One, in 1980. The zone change was for 18 acres of land which was later subdivided into
four adjacent properties. All four lots have frontage on Youngfield Street and run north from the bluff
along 38th Avenue to the south side of the Clear Creek greenbelt trailhead. (Exhibit 1, Subdivision
Plat)
An ODP plan was approved which set allowable uses and general development parameters for the
entire 18 acres. Uses permitted included the following: business offices, service establishments,
banks, retail and wholesale businesses, appliance sales, manufacturing, processing and assembly.
Vehicle sales were not permitted by the ODP.
The office/warehouse complex addressed as 4096 Youngfield was the first property in the
development to be constructed, which is comprised of two buildings with 130,000 square feet of
building area. Tenants in these buildings include a day spa, building contractor's offices and research
labs. (Exhibit 2, Final Development Plan)
The subject property (4100 Youngfield) was the second phase of development in the
Youngfield Plaza PCD. Comprised of 4.1 acres of land, the Final Development Plan was
approved by City Council in 1991. The FDP allowed the construction of a 27,162 square foot
building which was intended for recreational vehicle (RV) accessories showroom/sales, office
and installation/servicing of RV's. (Exhibit 3, Final Development Plan)
A Final Development Plan for Lot 3 (4120 Youngfield) was approved by City Council in 1993
which allowed for construction of a 1900 square foot building with the intent of use for RV
sales. An ODP amendment with ordinance was processed with the FDP allowing this
additional use. A subsequent application for Lot 4 was approved allowing assemblage with
Lot 3 to expand the existing RV sales lot and existing building to 3800 s.f. Another building
addition was approved in 2003. (Exhibit 4, Final Development Plan)
In the autumn of 2008, K & C RV, dba Camping World, applied to the City of Wheat Ridge for
business licenses for RV sales and rental. These business licenses were approved by the Community
Development Department in conflict with the approved zoning on the property. Based on issuance of
the licenses, a Camping World sales facility located on Colfax was closed and the existing inventory
and sales personnel were relocated to the Wheat Ridge store.
When staff became aware of the error, K & C RV was notified of the zoning use violation and the
process for amendment was
Planning Commission 2
WZ-09-04/Camping World
initiated. Fees have been waived for the filing of this application. No additional ODP submittals have
been required and the ODP modification, if approved, will be memorialized with the Jefferson County
Clerk and Recorder through an affidavit of amendment. The City Attorney is aware of the situation
and has approved of the process. The underlying property owner concurs with the application. No
physical site changes are being proposed with the modified ODP.
It is the intent of this application to legitimize the RV sales and rental. No physical changes are
proposed for the property.
III. OUTLINE DEVELOPMENT PLAN/ ZONE CHANGE CRITERIA
The Outline Development Plan (ODP), which accompanies a rezoning ordinance, sets the allowable
uses and development standards for the property. In this instance, all parameters of the site regarding
design are consistent with the original ODP. No physical changes are being proposed to the site; only
the two additional uses are being added.
Because inclusion of additional uses to an existing ODP is processed as a rezoning, Staff has provided
an analysis of the zone change criteria. The Planning Commission shall base its recommendation in
consideration of the extent to which the following criteria have been met:
1. The existing zone classification currently recorded on the official zoning maps of the City of
Wheat Ridge is in error;
There is not a mistake on the official city maps. The property is zoned Planned Commercial
Development.
2. 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,
The property to the north at 4120 Youngfield was rezoned to allow RV sales in 1993.
There have also been changes to the western portion of the city which have impacted the subject
property. Most notably is the annexation of 178 acres to the west directly across I-70. The approved
ODP/FDP allows over 800,000 square feet of retail, service and office uses and while the Cabela's
project is currently on hold, Staff anticipates development of this area in the next few years. To
facilitate construction of the Cabela's store, many of the infrastructure improvements associated with
the project have been built. Those improvements include the widening and improvement of
Youngfield Street, construction of the W. 401h Avenue/I-70 underpass from Youngfield and the
relocation of a portion of the Clear Creek greenbelt trail. There have also been improvements funded
by CDOT for interchange movements between State Highway 58 and I-70.
Three recent annexations occurred in November of 2008 and March of 2009 on property owned by
Coors and the Long's Peak Metro district, respectively. These annexations lie directly to the west of
the Cabela's annexation area. It is anticipated that the two Coors' annexations will result in additional
commercial construction. In addition, the Coors' annexations and the Long's Peak Metro District
annexation effectively incorporated the remainder of the right-of-way for Cabela Drive and new
interchange right-of-way area into the City of Wheat Ridge. (Exhibit 5, map of annexations)
Planning Commission
WZ-09-04/Camping World
The Applewood shopping center to the south provides a regional draw with several of the existing
businesses among the top sales tax generators in the city. The Youngfield corridor continues to
commercialize with new redevelopment of and reinvestment in aging structures and sites. Examples
of this are the new First Bank building at the southeast corner of 32°d and Youngfield and the
"facelift" to the old Blockbuster building at 3500 Youngfield.
As the western area continues to develop commercially, it will become a new activity center resulting
in an increased employment base. Allowing the two additional uses will provide the business owner
more flexibility with use of the property.
Staff concludes that this criterion has been met.
The Planning Commission shall also find that the evidence supports the finding of at least four
of the following:
a. 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 property is designated as Small Office/Business Center on the future land use map. This category
is described as being located adjacent to higher traffic volume streets and contains a mix of office,
research and development, labs and storage uses.
Desired attributes include properties that are well landscaped, no visible outdoor storage and vehicular
circulation which is handled internally on-site. Desirable uses include workshops, contractor/trades,
repair and equipment shops, professional services, research and development and offices.
While the southern lot of this development is consistent with the land use designation, both of the
northern lots, including the subject site, are more consistent with the Community Commercial Center
land use designation. Staff would note that at the time zoning was approved, the properties were
designated as Multiple Use on the prior Comprehensive Plan. This category is described as "allowing
a mix of residential, office and/or retail commercial uses, parks and open space, and public/semi-
public uses, to be developed in a manner which ensures compatibility between uses."
Staff concludes that this criterion has not been met.
b. The proposed change of zone is compatible with the surrounding area and there
will be minimal adverse impacts considering the benefits to be derived;
Abutting the north and south are properties within the same Planned Commercial Development used
for RV sales and office/warehouse. The infrastructure for Youngfield and I-70 abuts the property to
the west. The Clear Creek open space system is located to the rear (east) of the property.
The additional uses will be compatible with adjacent commercial development and will allow
consumers shopping for RV's to comparison shop between the two sales facilities. This economic
development philosophy is termed "clustering" and is widely used in other types of vehicle sales
markets.
Planning Commission 4
WZ-09-04/Camping World
Staff concludes that this criterion has been met.
C. There will be social, recreational, physical and/or economic benefits to the
community derived by the change of zone;
Staff concludes that there will be economic benefits derived from the amendment. The additional uses
will allow Camping World to be a "full service" RV facility which would allow the servicing, the sales
of accessories and the rental and sales of recreational vehicles.
While sales tax collected from the sales of RV's is attributed to the community where the buyer
resides, there are potential "spin-off benefits" in additional jobs and retail purchasing by customers in
nearby commercial developments.
Staff concludes that this criterion has been met.
d. Adequate infrastructure/facilities are available to serve the type of uses allowed by
the change of zone, or that the applicant will upgrade and provide such where they do not exist
or are under capacity;
All infrastructure is already in place. Youngfield Street was recently widened which will allow for
better turning movements into and out of the site.
Staff concludes that this criterion has been met.
e. 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;
No physical changes are proposed for the property, therefore there should be no impact on public
health, safety and welfare. The Fire Marshall has inspected the site and has indicated that as long as
fire lanes remain clear, there is no adverse impact. Youngfield Street has increased capacity for traffic
due to recent widening.
Staff s only concern with the additional uses is that of parking. The current parking layout shows 161
spaces. Around 50 of those are oversized being 30' long (typical length for parking space is 18') to
accommodate the over-sized vehicles. Staff would note that RV's vary in size from about 25' in
length up to 60'. Many of the existing drive aisles are wider than the 22' required by City Code. Fire
access lanes around the building must have 25' of unobstructed width. The aisles on the south and
southeast sides are about 50' in width providing additional room for oversized vehicle parking and
turning radii.
Staff has performed an analysis of parking needs based on current site usage. (Exhibit 6, Display area
delineation)
Interior retail sales area:
1000 s.f. of retail area with required parking of one space per every 200 s.f. of floor area = 5 spaces
Planning Commission 5
WZ-09-04/Camping World
Work bays:
7 work bays with 19 employees with required parking of 1 space per employees on maximum shift
plus two spaces per bay = 33 spaces
Vehicle display areas:
21,000 square feet of display area with 4 employees with required parking of 1 space per every 1000
s.f. of display area plus 1 per employee on maximum shift = 25 spaces
Total required parking = 63 spaces for combined uses
161 existing spaces - 75* currently used for display = 86 spaces available for customers and
employees
*This number may be larger or smaller based on the length of vehicles being displayed
Based on this analysis, Staff concludes that there is adequate parking on-site to accommodate the two
additional uses.
Staff concludes that this criterion has been met.
3. The application is in substantial compliance with the applicable standards set forth in the
Architectural and Site Design Manual.
As there are no structural changes proposed for the property, the commercial/industrial design
standards in the Architectural and Site Design Manual cannot be applied.
Staff concludes that this criterion is not applicable.
IV. NEIGHBORHOOD MEETING
The required pre-application meeting for neighborhood input was held on April 9, 2009. There were no
persons from the neighborhood in attendance.
V. AGENCY REFERRALS
A limited referral was sent out based regarding the request with responses below.
Wheat Ridge Fire: No problems as long as required fire lanes around the building are maintained.
There is an existing emergency access with the property to the north which must be kept free of
obstruction.
Wheat Ridge Public Works: No problems. The surrounding street network can accommodate the
additional uses.
Wheat Ridge Police: No concerns with crime or traffic.
Planning Commission 6
WZ-09-04/Camping World
Wheat Ridge Economic Development: Supports approval of the amendment based on the potential
for expanding jobs. The proposed new uses are compatible with area commercial development.
VI. STAFF CONCLUSIONS AND RECOMMENDATION
Staff has concluded that the proposed modification to the original uses specified on the Youngfield
Plaza ODP must be processed as a zone change and that criteria used to evaluate a change of zoning
conditions supports approval of the modification for this lot only. Staff recommends approval of Case
No. WZ-09-04 with the conditions listed below.
VII. SUGGESTED MOTIONS:
Option A: "I move to recommend APPROVAL of Case No. WZ-09-04, a request for approval of a
an amendment to the Youngfield Plaza ODP for Lot 2 to allow the additional uses of RV sales and
rental on property located at 4100 Youngfield for the following reasons:
1. There is adequate parking on-site to accommodate the new uses.
2. It will legitimize the RV sales and rental occurring on the property.
3. The evaluation criteria support approval of the request.
With the following conditions:
1. The sales and rental of other types of vehicles is not allowed.
2. RV sales and rental inventory be located as specified on Staff's exhibit 6.
3. All required fire lanes be kept clear of obstruction."
Option B: "I move to recommend DENIAL of Case No. WZ-09-04, a request for approval of a an
amendment to the Youngfield Plaza ODP for Lot 2 to allow the additional uses of RV sales and rental
on property located at 4100 Youngfield for the following reasons:
2.
3."
Planning Commission 7
WZ-09-04/Camping World
-t_.
Y04
FINAL PLA
NGFIELD PLAZA
A PARCEL OF LAND IN THE SOUTIIIWEST QUARTER OF SECTION 20 AND THE NORTHWEST QUARTER OF SECTION 29,
TOWNSHIP 3 SOUTH, RANGE,69 WEST OF THE SIXTH PRINCIPAL MERIDIAN, COUNTY OF JEFFERSON, STATE OF COLORADO
' `F~WR SEC. 20 iRIKBMI YES
p REAL
WHEAT OF BRASS CAP N RAMC,E BDx PRCPERtt OF IB336 AC#S OESCR6 ED
/ A PNtCfI OF LAIC SITUATED N THE SW1HM:57 ONE-QUARTET OF
SECApI 20, AKI THE 4OWTHWEST pE-OUARTER OF SECwON 29
BOOK rt Y1aT S 14 cDR ST
SEC. 20 OF THE
WNDwY4{EAr RIDgE o U TOMf9i ,f A?111N, RMYiE a9 TE 91(1N PR11fpp41~]iCIAN,
S6N DESCRIBED AS STATE CE COLORADO MORE PIR11CLlARLY
~f
RE att CE WHEAT RIDGE OPEN SPACE---I YPUi f U
HET
Sly THIS PLA °FD T N 005tt 7S. I COIRENCT4G AT THE 80UTH ONE
CCPIIER Of SND ffCTgN
'
D PLAZA O.D.P
.
1. HLIB TH REGION
WITH
REPLACED WITH PIN ! CAP S (W'44'19' E
oari6/ , 257.9
LAM WA SSOUTH SAW EELV A71i0Mm 5416.4
R 1
I ~ M I CREEK
9t I AP LOCA~IDN
FROM ~/AJCL pRA A~EWAY
100
Z ll>)1FE7C'
wf 96ai.
N 1 ,
LOT 4
(Tian ACRES) Is LOT 3
~.1 (1.8640 ACRES)
t I~
~1Zo
TRACT A
I~
(1.0924 ACRES) N1 1 h
TFRS PCELA~TC•T107ED J It
BY~Y
AE att OF whW'AT
! WOREEEAAT"I'AT S DOY4'10 N •44'19"W
, _ N 00'14'16"W 180.
ACCESS M USE ONLY. 15000,
POUND I' NI1B fRTM RIBBIXH O.D.P.
REPUCEO WITH PN k cAP - - - - - - -
60' R.O.W. HEREBY DEDICATED
B SPLIT TO THE aTr OE
I W 144 CC. IO
/ BRASS ^CCAP MN RRIDGE
ANGE Box
XENON ST,
>D$PLAZA YIXMDI LAZA
PHASE >p A-1
A-1 (VACANT)
C-1
LA8
CASE HISTORY
W1-BO-11
WZ-91- 3
A-1 r-
2
VICINITY MAP
I" . 500'
1 4
Z PLAZA O.D.P
5 Bn5'11'W 20.017'
P k M= S 00'44'16" E 1772.95' 51 EA two a uTY
T61 t oo w .1.19'
Dart{ 1a~ 100.D0 L~ T- - - - - - -mss 00-41',a'E 6,31,70' - 2316. PACE 216
O - 1 - REOCMDED N BOON
IfL
l' I \ 1
s r1s•«^. tp
r ~ lam II i LOT 1
• I'r JO' P D (1.6619 ACRES) To u \ 0
S Ix~ REC. NO,~B10 25 REC. ~TYNEASppNT W C~
' e' WIDE un2x g vN n
~ \ rn G
Y OEDICAIEp B~ Y HSTIT
8= 8 1 1 N 1
j LOT 2
ig (4.132.2 ACRES) v l ~U
yl0o S '0'ununusaENT
REC. O. 8104430,
B III F 'm
o I' I \ \
' Unux EA5E1p T I I
8 v axEdk".1 BY R6s PUr I c~N~i). BS669~3 T REC. N0. mo<ii7A ~I ) I~ v\ mom.
- - - - - - - - - - - - - - - - - - - - - - - - -
I. 111 AI _P-,364.01'_ V *0"
_ N W_ 4416'W tpp_pp'
N N 00'4416'W 1040 00~ 1.
_ -P k M=N 00'44'16" W 1876 B' Y~INGFIELp STREET - - - - EAST R.D.W. YOUNCF1ELD ST.
4------- -
E YpNpIQO ST. 1RU~ T OF SEQt**4G
REIM ~cat►(d"i1PLAZ
>1RI4 - PIMA O.D.P.
~ FOLIC AIDE PIN !CAP
i
SW COR. SEC.20 E
WHEAT RIDGE BEARMG N 001;-- 6'E 44.34 200.00'
M . N OOR9'44T 26"..I4' -
F
zC
ST. o ' 290 ~NOIE: P . A
11
4 . MEASURED)
EDJ
SCALE: 1 1 100'
TELEGRAPH
CITY OF MCAT RIDGE, DMECTO~I OF PUBLIC WDRKS
MEAT IWGFADWC" OF PARKS TAD RECREATION
CITY OF WHEAT RIDGE, OHRECT F PL "M`NG AND DE3ELOPSIENT
BRASS GIP RN EA B01I
200' APTNESS CORNER
MAYOR'S CERTIFICATE
THIS IS TO CERTIFY THAT ME Cai MEAT C/LORADO BYMACTION
OF Its a COId1aL DID ON TIE R DAY pF 1y1
APPRO OAT AND
SExTHE MAIN PLAT AND A T THE DEDICANEIIEO. MADE
~J
MAYOR
A T
CITY SEAL
PLANNING COMMISSION CERTIFICATE
er TILE PT~NwIT~Tr, Tlur 7NE MTMIN PtAr NAS TIER MpllpyQ
CdMIS9pN CIF THE att CIF TREAT IbCE, COLORADO.
,tea l S/r~/
a OAIIE
CLERK AND RECORDER'S CERTIFICATE
STATE OF COLORADO )
COUNTY OF JEFFERSON ) SS
I
ACCEPTED FOR FILING N THE OFFICE OF COUNTY CLERK AND
RECORDER OF JEFFERSON COUNTY AT GOLDEN. COLORADO ON
THIS-ftDAY OFQi►yy 1191 AT //:/S
CCSDac d M, T7--
RECEPT40N Mo. TROT ftS3
O!i CO 1 N N
114Y/CE SOUTH 77;7 Y4' WEST 13M-36 FF,ET TO RIE TRUE PH3NT CE 20,
SUBDrA90K AS %W 4`11.081ECMI. W*INKST CORNIER OF
TI!
4E10001FE STREET
A FAST RRI WAY I Of'
CE - w '14'19' Yp~3$TT ALOwO iNE FAST MPIT a wAr LIE
L aWO l Y EAST AOt$TA q OF 462n ~ Wigki
4 7
SNTH
T; OOY4'l(i' EAST DISTANCE OF 1112.95 FU_ T 1p THE MOUTH
UN ~ p SOUTN 64 P2 WEST
415 67 FiSET ID W TRUE Paver CIF 6E0 MC A DDIISSTGANCE OF
820,402 SOUME FEET OR 18 &%,36 AalES WORE OR LESS,
STATE OF COLOIIADO ) SS
COUNTY OF JEFF61sON )
7HE FOREGONG INSTRUMENT WAS. ACKNOWLEDGED BEFORE ME
DAY OF . 19 Fl BY . IL
~L
WT4ESS MY HAND AND OFFICIAL SEAL
MY ~XlktkvSSM EXPRES:.S'1LIL
N.O>TARY PPUSIX ISL
ADDRESS
Yu
aREIGHTOF R. MOORE
PLS N0. Io945
C.R. wOCNE LAND SUIIVEY3VG
P.O. BOM 5153
^wo
ARY .A CO SLOW
(J03) 122-1919
Q
N
F- J
Q
J
J
J W
Q ~
Z
Z
CD
. Co
U00
(nz00
CV
ft= F-LjR000
w
LLJ
= Z CD Q
~Lj
Cn ~
ZU~O
OZZU
W -j LAJ
p: m7
Z U) Z
<o°0o
U(D
CN
I BY: GPA
ED BY: JVH
AD BY: JVH I
9 JULY 1991
I
1
T
3
d
No-PE EXHIBIT I
4066 BYgA1ffT1D 40a96YdMiE1L
E, W K]6
BY:
OOERA. PARTNDIIrB112
Z:1
SURA-Y R~ 5 CERTIFICATE
DEVELOPMENT PLAN
Q~ lC MLED pL 7A
I A PLANNED COMMERCIAL DEVELOPMENT
PHASE ONE
I
i
I
T
A PARCEL OF LAND IN SECTION 20, AND SECTION 29 , TOWNSHIP 3 SOUTH, RANGE 69 WEST
VACANT) R lA ; OF THE 6 tK P. M. , COUNTY OF JEFFERSON, STATE OF COLORADO
81N6L
FAM
IS F)
C-I PHASE 2 PHASE/I
YOUNBF{ElD Sr. Nqt/EAST CORNER OF
i
N* /4 SECT ON 20
7
VICINITY MAP '
I! . soo=o'
S o ppo lopo n
N CP44'IS'WaN.7d
I 56 ~ ~ I 1~ III I ~
L1
BUILDI NG°B'
(ONE STORY) "t
INTENT ~fo96 ~
THE FOLLOWING USES 70 BE PERMITTED WITHIN THE DEVELOPMENT:
/f.
BUSINESS AND PROFESSIONAL OFFICES SUCH AS REAL ESTATE BROKER,
INSURANCE BROKER, STOCKS AND BONDS BROKER, LAW OFFICE, ` PHASE ONE ARCHITECTS AND ENGINNEERS, AND OTHER SIMILAR USES. SERVICE F~ -1
ESTABLISHMENTS SUCH AS BARBER SHOPS, BEAUTY SHOPS, HEALTH CLINICS, F~r~ J
PHARMACIES, RESTAURANTS, AND OTHER SIMILAR USES, 1 11' m
(PAST OFFICES AND BANKS, LOAN AND FINANCE COMPANIES. PRIVATE EDUCATIONAL ESTABLISH- J
MENTS, RETAIL AND WHOLESALE BUSINESS SUCH AS BUSINESS OFFICES
• lr r 1 4 ,3
AND AGENCIES, ELECTRONIC EQUIPMENT SALES AND SERVICE, PRINTING
AND REPRODUCTION ES7ABU SHMEN7S, OPTICIAN AND OPTICAL STORES
APPLIANCE SALES, OUTLETS AND SERVICE. MANUFACTURING, PROCESSING a BUILDING "A" "
OR ASSEMBLY WHERE OPERATION OF ONE MACHINE DOES NOT EXCEED (ONE STORY)
m
FIVE(WHORSEPOWER. THERE WILL BE NO OUTSIDE STORAGE, OR DISPLAY
BUILDING 'A'AND'B'WILL BE BUILT SIMULTANEOUSLY. ALL SIGNS
SHALL COSNFORM TO CITY OF WHEAT RIDGE REGULATIONS,
X
1 ~ I I i ~ k~ _ aoo Accbs I
*IS.5
RtcauTlod,
I ) so-lo,
(SIGN
YOUNGFIELD STREET
LAND SURVEYORS CERTIFICATE
I KENNETH R,FENWICK, A REGISTERED LAND SURVEYOR REGISTERED
IN THE STATE OF COLORADO, DO HEREBY CERTIFY THAT THERE ARE NO
ROADS, P I PELINES,IRRIGATION DITCHES OR OTHER EASEMENTS IN
EDIVENCE OR KNOWN BY ME TO EXIST ON OR ACROSS THE HEREINBEFORE
DESCRIBED PROPERTY EXCEPT AS SHOWN ON THIS PLAT,I FURTHER
CERTIFY THAT THIS SURVEY WAS PERFORMED IN ACCORDANCE WITH
COLORADO REVISED STATUTES, CHAPTER 136, ARTICLE 2, AND THAT
THIS PLAT ACCURATELY REPRESENTS SAID SURVEY,AND THAT ALL
MONUMENTS EXIST AS SHOWN HEREON,
7LU C --Z-SC,
KEN ETH R. FENWICK
LS, NO 745
PLOT PLAN E
1601 p' N.®S
o 50 1- W
APPROVAL BY PLANNING COMMISSION
THIS PLANNED COMMERCIAL DEVELOPMENT IS APPROVED THIS IQTN DAY
OF LAT. A.D. 1980, BY THE WHEAT RIDGE PLANNING COMMISSION.
APPROVAL BY THE CITY COUNCIL
THIS PLANNED COMMERCIAL DEVELOPMENT IS APPROVED THIS I uDAY OFPIEL--_A.D,
1980, BY TME'.-CITY 6411r{ FL OF THE CITY OF WHEAT RIDGE.
MAYOR
DID
NORTHWEST C.-.. OF
NE I/4 "1/4 SECTION 2S
INDICATES
LDICATERINO
. INDICATES POLE
LleHTS
1 LNDICATLS WALL
aHTS
OWNER
TRI - KB INVESTMENT COMPANY
11445 W. 48TH AVE.
WHEAT RIDGE, COLO. 80033
423-9700
LEGAL DESCRIPTION
A PARCEL OF LAND LYING WITHIN THE E 1/2 OF THE SW 1/4 OF
SECTION 20, AND THE NE 1/4 OF THE NW 1/4 OF SECTION 29, TOWNSHIP
3 SOUTH, RANGE 69 WEST OF THE 6th. PM., COUNTY OF JEFFERSON,
STATE OF COLORADO, MORE PARTICULARLY DESCRIBED AS FOLLOWS
BEGINNING ATA POINT WHICH LIES 1,306.06 FEET,S73'22'00
W, (S89'3S'W, 1,256,16`FEET, S 0°44'16'E, 364.01 FEET) FROM THE NORTH
1/4CORNER OFSECTION 29,TOWNSHIP 3 SOUTH, RANGE 69 WEST OF
THE 6M RM., WHICH POINT IS ALSO THE NORTHWEST CORNER OF
RIDGE SUBDIVISION, AS FILED IN THE RECORDS OF JEFFERSON COUNTY,
COLORADO, AND WHICH POINT LIES N89'33'E, 60.0 FEET, SO'44'16'E,
364,01 FEET FROM THE NORTHWEST CORNER OF THE NORTHEAST
1/4 OF THE NORTHWEST V4 OF SAID SECTION 29, THENCE RUNNING
N64'25'23'E, A DISTANCE OF 495,87 FEET, ALONG THE NORTH
LINE OF RIDGE SUBDIVISION, THENCE N 0'44' 16'W A DISTANCE OF
831.70 FEET, THENCE S89415'44'W,A DISTANCE OF 450.00 FEET,
TO A POINT ON THE EAST RIGHT OF WAY LINE OF YOUNGFIELD STREET,
THENCE SO-44'16'E, A DISTANCE OF 1040.00 FEET TO THE POINT OF
BEGINNING.
TOGETHER WITH A 50 FOOT NON-EXCLUSIVE EASEMENT OVER
AND ACROSS TRACT AS DESCRIBED HEREINABOVE FOR INGRESS,
EGRESS AND UTILITY LINES, SAID 50 FOOT NON-EXCLUSIVE
EASEMENT OVER AND ACROSS THE NORTHERLY 75. IO FEET OF THE
SOUTH 80.10 FEET OF THE TRACT AS DESCRIBED HEREINABOVE,
SAID EASEMENT TO BE PARALLEL TO THE SOUTHERLY LINE OF
SAID TRACT WITH THE 50 FOOT DIMENSION BEING MEASURED
PERPENDICULAR TO THE SOUTH LINE OF SAID TRACT.
THIS PARCEL CONTAINS APPROXIMATELY 9,67 ACRES,
PROJECT DATA
PHASE-1 (9,67 ACRES)
BUILDING 'A' 64,673 15,3%
BUILDING 66,792 15.8Y.
PAVING 166,406 39.5%
LANDSCAPING :23,258 29.3%
421,130 S0. FT. 100%
CERTIFICATE OF THE CLERK AND RECORDER
THIS PLAT WAS FILED FOR RECORD IN THE OFFICE OF THE JEFFERSON OOU TY
CLEI6HK,'NO RECORDER, IN THE STATE OF COLORADO, AT I- M. ON THEdS Y
OFUnn A.D. 193#
~ APPROVALS
`I`
DIR G 0F: F LIC W PARKS D RECREATION
C~\ COMMIS ON
'11 ~ a~-
16TiE~' QMMU V L N
MOUNTAIN AST TES TELEPHONE PUBLIC SERVICE COMPANY
COMPANY
COUNTY CLERK
AND RECORD
BY:
.
DEPUTY
GiOrk and Recorder
County Of Jefferson, Colorado
Cerl'died to he full, true, and
-rect Copp of the Original
irm in my custody.
Norman C. Allen
Jefferson COunty Clerk 8 Recurdar
B
L Deputy ClttF
_
EXHIBIT 2
06 p*. 6-3 Qk f' 9/07 / It 6 y 9/9/'+i
CITY OF WHEAT RIDGE OPEN SPACE--
SOUTH
CLEAR
Is LOT 3
0
~ (1.e641 ACES)
IW
f
r L{ITA
$
e WOE UV T
cAtm BY THE EYOUN6fIIn
PLAZA FMK PUT
/45' WPB CUT
v ~10Z1l~ -N '16'YI }'A.00' -N 0044'16"
- N 00'44'16"W 833.28'-
DECELERATION NEW
CLAN CO aTTER- - - - - -
So R.O.W.
CITY OF WHEATWDOE DEDIFa1® TO BY 7T1E4E _
YOU"WIELD PLAZA FMAL PLAT
PROJECT DESCRtPTION:
RE PHASE I SITE WLL BE DEVELOPED M THREE PHASES.
CASE HISTORY
WZ 60 19
W2-91- 3
s/00.00
PROJECT DATA - PHASE 11
LOT 2
BUlANG 17,162 SO. FT. 15.1;
CCkRETE PAVING 121,299 SOFT. - 67.45
WAxS 4,995 SOFT. 2OX
LANDSCAPED 16,554 SOFT.-- 14.6[
TOTAL 160.000 SOFT
LOTS 3 AND 4
BUILDINGS 50,060 SO.FT.- 2695
PAA14G 55,492 SOFT. - 3215
WALKS 2500 SOfr. - 1.55
LANDSCAPED 15.000 SQ.FT - 675
LAKE 54000 SO.FI: - 2695
TOTAL 17ZM SOFT.
S 0044'16TE
18.00 S
---~--CONCRETE PAVING -Z~
PRECAST BUILDING
BUILDING HEIGHT .27-6
LOT 2
(4.1.32 ACES)
S~ IMAH A LOIIG
P"
fSu
8 WALK
~ TYP
LI CONCRETE PAVING LANDSCAPED I UI
0
z01
SCALE 1' - 50'
PMONG SIAIYARY - LOT 2
4 - 12' x 20' HANDICAP
4 - 9' x 20' AJTOMOS.E
103 - 10' x 20' AAUTOMJBLE
50 - 10' x 30' RECEA 11014AL VEHICLE
161 TOTAL PMNIUG SIAM
TRACT A 46,277 SOXT.
TOTAL LOTS 23 AND 4 AND TRACT A - 399,266. SO.FT. OR 9.1060 ACRES
9ENON ST.
Al
( LAS
C-1 f
LAG
FARE HYDRANT
. 'U.", PLAZA PHASE I -'-1
O•
0
N
vo16
Y
3
Y
m
N
ST.
T°v .
PLAZA
A-1
(VACANT)
Y)
PHASE YOUNGFULD PLAZA
(CHURCH) 0f.
2
VICINITY MAP
1' - 500
S
101;'4'1k T s Do• E
~ C
C
11
941.25
044
.1 111 1
1 1 1
2
,GW~W° 1' 11
U~
ACT A 1`f 1
m (1.0624 ACRES) 1
DEDICATED SEAT LOT 4
1
115
WSW FOR CITY PAWS
p 1
~ UP ~ 11 (21073 AGRESI
N ~A1C'C1fF5E5 O ONLY J MA2A FINAL PLAT 1 1 yhra
SD' EASEMENT
RACE
F]OSTOIG 9' WIDE CO
NTY16
EXISTING ASPHALT PATH11 RE X"
WaTMa1NC SD vYD~V~L. PL Z4 FINAL
PLAT
1 1
1 1
1 \ 11 1
1 11 X35' CURB '.UT 6' CONCRETE WALK
1 ~ i57g0'1 ~ r
- - --~1~L ~EIIEt1~YENT-f L~tM - - - -
YOUNGFIELD PLAZA PHASE II
A PARCEL OF LAND IN THE SOUTHWEST QUARTER OF SECTION 20, TOWNSHIP 3 SOUTH, RANGE 69 WEST
OF THE SIXTH PRINCIPAL MERIDIAN, COUNTY OF JEFFERSON, STATE OF COLORADO
a INDICATES LNASCIPNIG
EASTING CURB A GUTTER
40' HIGH POLE MOUNTED SIGN.
IS' x 7 SIGN AT TOP OF POE
AND 16' x 4'-3 SIGN BELOW.
4 DRAIN CHASE 10' UT51TY EA5771E1T O®ICAIED BY fl4E 6' DRAINAGE CHASE
YO1Nff1E1D PLAZA FINAL PLAT
--------6T------------ AT71 TING E709WALK YOUN~ CORNER
e' wNnELE WALK TD PLAZA
TRUE PONT O.D.P.
3s OF eF.G6NNWIG
1/609COA4G (C LANDSCIPMG N 094416' W 1040.00'
16644` N 00'4496'09 409.06 - - -y,
- - - - NEW FIRE HYDRANT EAST R.O.W. YOuwGFlELD ST.
OF"P~VEUEgT YDUNGFlELD STREET IDLMGFILD ST. E7951M6 WALE kGUTTER
- - - - - - - - - - - - - - - - - - - - - - - - -
A DISTANCE ~ 151 TO 11E IAG'TiHLESf CORFI:It OF SID OA.P.;
AE)ACE NGTWH 754692' FAST ALCNG iNE 11GR1H LlE OF SAO OAP. A
OISTAN12: SE 77 fEETTO Mg THFAST COIItER OF SID OAP.: T1IRNCE
SOUTH 00'44'16 EAST AAA6 LAE OF SAO OD
9 P. A pISTINCE OF
1.25 FIST 1lgDE SW41 ■'1544 ''TEST A DISTANCE OF 410.00 TOR
TO THE 1RN~; SE eE1D6ANf Cd VEST A 9 SWINE FEET CN
9.1660 AFS Y OR I ESS
SU RVEPoR'S CERTPCATE
I, aEGHTON R. MODE, A PROFES9GIAA LAND SAWYOR REOSIU0
R THE STATE OF *?MA= THAT A BOUNDARY AND
TOPOGRAPHIC SIA6EA]LBED FRAPERTY WAS MADE
UINOER YY 011ECT IRE'.~a45re3n, SIERLI9D'TI. AD aHEaG+G. AMID
M *SED EAIN'E WITH ALL A9UGIKE Q STAIVIES, a IT
REVISED ."P ASAAD ATTAG A9EI4E®. Fl4RTFE3t CFRiFY TIMi THE,4~pA~
LEGAL OE31O9iTI0M 4® ORAIw16 NE /RUE AD 0.RCT
To THE BEST OF MY I0109AEDNt AND BE1.6.
BASIS OF BEM61G BEP~EBI THE sourHREST COI6El a YOlAl~1Ei~
PLAZA OAP. p4G A RRt PM 6 GP, AIRY 111EIgIt1FIRE5T CGI94ER
OF 1DlRIeFIE1D PLAZA OAP A 1' N!. IEAM1f N OD' M' 16-W.
ROTATE AEARAWS 06' 2I 19' CUMIER LIWKWQE fi OEhBUK/4 CITY
OF WHEAT RIDGE SEARING SYS,EII.
. SET 5/s• ROAR 44TH ALUM LU CfJA~PS, PLS 1091. SURVEY BASED
ON EVS71NG CONTROL FOUR FOR YOUNCfiED PLAZA OA.P.
R MOOIE
PLS No. 10645 ~W[
CA MOOIE LAM SU R 1'T~w
P.O. Box 5153
ARVADA ca 91x,as
(303) 422-1618 ~1
OWNER'S CERTIFICATE
THE BELOW SIGNED OWNERS DO HEREBY AQEE THAT THE PROPERTY
LEGALLY IH9EO1. WILL BE DEl'EI.OPED AS A P4NDD OE,,gasMElT
IN A00010,28E 6031 TD USES, Rf5T18CT1G'TS, A90 CONDITIONS CONTAINED
IN 7HI5 PLAIT AID AS MAY OI,ERM! BE RMINEO BY LAM. SE FURTHER
REM41 THAr THE APPROVAL OF FINAL OEIEI.AIWIBAT PLAN NO PIAn DOES
OILY PoT TO ~ OF ItldStIM H15 25-*G) OF
ARTICLE I OF THE OWE OF LAWS OF THE CITY OF WHEAT ROQ
R6 K B M1E51111ENTS KW 1RJST 1
4016 YGRAGIFIE D 4081 T9{MRBD
WFEAIMQ, W 0EAIBDOE.00
(303) 431-9581
B . BY:
RL KU
GEENER L P12
G APTHEN iRU57F
NOTARY PUBLIC -
AA15CA0ED AND SWORN TO BEFORE ME THIS DAY
19-IL
WITNESS MY. HAND AND OFFICIAL SEAL
MY CCIR1IS90N E)FI ES Y-11-22,
PLANNING COMMRSSpON CERTIFICATION
APPROVED THIS DAY OFA(~, 19.r BY THE WHEAT RIDGE
PLA NINC COMMISSION, ~ .
PLANNING AND DEVELOPMENT DIRECTOR
CITY COUNCIL CERTWICATION
APPROVED THIS DAY OF . 11ft BY THE WHEAT RIDGE
an COUNCIL
CITY SEAL J w
fSA fe
a
zw
Q (n
J Q
a- _
wQ
~ N
a- Q
(D -i
J C)
w
ow
<
Z j
t~ p
U~
cn :z '
0 C14
Z Ln (o
w
V)
277oQ
~ L.j
Z: z (-D p
OzZU
zVV)mz LAJ
QZo3w
p 0
UN
DRAWN BY.. GPA
CHECKED BY: JVH
APPROVED BY:JVH
DATE: 9 JULY 1991
EXHIBIT 3
a
s
1~ Y
lxq Ag)c av f,# Fool 9997 7.5.95 /,o z9 9m a p. 14A..,,,
COMBINED OUTLINE & FINAL PLAN
Y 0U~GFELa PLA7A PuQSE
LEDAL DESCRIPTION - YGUNGFUU~ PLAZA PHASE E
LOT A PARCEL OF LAND SITUATED IN A PORTION OF YDUNGFlEID PLAZA, O.D.P;,
BEING A PORTION OF hIE SOUTHWEST ONE-QUARTER OF SECTION 20, t
70WNgIP J SOUTX RANGE 69 WEST OF THE SIXTH PRNCIPAL MQtlOAN, i
A PARCEL OF LAND IN THE SOUTHWEST QUARTER OF SECTION 20, TOWNSHIP 3 SOU-H, RANGE 69 WEST xCO~"5°eTMxD°FAS TIE OF COLORADO' MORE PA"CULARLY
1
OF THE _S'IXT_H P_RINC_IPAL MERIDIAN, COUNTY OF JEFFERSON, STATE OF COLORADO CQWENONG AT THE SOUTHWEST CORNETT OF SAID YOUNCREID PLAZA,
~d.
f CTY OF 'WHEAT RIDGE OPEN SPACE-~`l_. DEDICA OED BRAME YORUCFIf1DT 0.0-P. SAID POINT BEING ON THE WWI A ANTI OF WAY LINE OF YOHIGFIELD o
STREET: THENCE NORTH 00' 44' 16' LONG THE HEST LANE OF SAID
YOUNO"TELD
P AND ALONG THE EAST RIGHT O WAY LINE OF SAID
STREET A DISTANCE OF 1040.00 TO THE TRUE POINT OF BEGINNING,
A DISTANCE OF Ii FEET TO T RIGHT OF WAY LINE OF I OF SAIDD O.D P1R; ~ a p
1 . S 00'44 ' 6"E J.. 941 25 J - PLAZA PHASE II FINALE PLAT
4 _ r.._.
0 Do OD THENCE W 46277 FEET 70 EAST ALONG NORTHEAST ~ NORTH C OF ~ SAID SAID LDP, Ah1ENC£ a
I I ~S 6'E 10264 1 5 16 5297 k
d c _
00 4416 EAST ALONG THE EAST LINE OF SAID O.O.P. A DISTANCE O
1 5 00'44 T IRO 41~ 1 / SOUTH
941.25 FEET; THENCE SOUTH 6915'M' WEST A DISTANCE OF 450.00 FEET
1 _ OXTNATE .OCATICN 1 TO III 7811E POINT OF 9EONNMG CONTAINING 399.269 SNARE FEET OR
Y 1 1. IOU YEAR PLAIN
J. OR LAl(E WATER SURFA I 9.1660 ACRES MORE OR II
I1 35 FROM 11A ORAINAGEWAYti
EMPLOYEE-
, STAFF PARKING
J
P
N
1
P;
N I
r
(1.0624 1
SOUTH
CLEAR
THE
PLAZA
L
0 4
5 IOU
eDISPLA OISRI,IY e• I "
C
i
i
TERRACE
? SPL ~ 1'
DISPLAY
. c
A 1 4
'ol 5. `
74 1([IZ0
°nI NEW CONCRETE
L DbP{A 11 ~I
1 OFSPLA
1 1 , "I' SRAQS 11612.10' 11
I
111
1 1
) -NEW GA E 67
~1
I l NEW LIGHT-, q g- _ ~1571NG ~15 CURB ''U7
ER
T ~ ~
O.0 30. 30.0" 70.0 0.
LANDSCAPED ^ NEW CONIC,
BERM TERRACE
NEW BUILDING
II tt ADDITION Ev4 UWI+ Ioi 1 i
~ H I 1
xTll
10 5` I 101 Ar
1 _ 0 OF FENCE EDIT Y
I 35' CUT
I 1 IN
16'W5oj2(D,,
R S N
/ C NAB
Ex15TING ACCELRATION EXISTING FIRE~HYDRAN-T/
DECELERATION LANE -EXISTING CONCRETE CURB k GUTTEP,
L0` 3
~ (1.86n ACRE
I I I GI I I NI G'
~I
EXISTING BUILDING
:RASE J I COIIC1lETE WALIC j u t TRUE POINT O.O.P
15, OF BEGINNING
CURB
O C N004a 16 H 40000 CUT - - N 00'4+16" W 1040.00'
PROJECT DESCRIFTION: PROJECT DATA - PHASE G
THE PHASE D SITE WILL BE DEVELOPED IN THREE PHASES
LO 2
LOT 2 IS LEASED TO CAMPING WORLD WHICH IS A RETAILER OF
RECREATIONAL VEHICLE ACCESSORIES. THE USE OF L07 2 IS FOR
BUILDING
27.162 SO.FT.-- ',517.
SHOWROOM. OFFICE AND INSTALLATION. CONSTRUCTION WAS
CONCRETE PAVING
121,269 SOF'-- 67.4%
COMPLETED IN JANUARY 1992-
WALKS
a,99S SOFT. - 2.8%
LOT 3 IS OWNED BY CASEY MOTORS WHICH IS A RETAILER
LANDSCAPED
26,554 SO.FT-- 14.6%
OF IAO TOR HOMES. THE USE OF LOT 3 6 FOR DISPLAY
TOTAL
160
000 SO
FT
AND OFFICE. CONSTRUCTION WAS COMPLETED IN JUILY, 1994.
,
.
.
THE FOLLOWING USES WILL BE PERMITTED AITHIN LOT 1:
BUSINESS AND PROFESSIONAL
OFFICES SUCH AS REAL ESTATE BROKER,
_D7 3
INSURANCE
BROKER, STOCKS KS AND BONGS BROKER, ARCHITECTS
BUILDING
T
2
74 S0
- 295
AND ENGINEERS. AND OTHER SIMILAR USES. SERI CE ESTABLISHMENTS
.
,
.
SUCH AS BARBER SHOPS 9EAUTY SHOPS, REALM
PHARMACIES
SHEC
120 0 FT 01%
A
RESTAURANTS, AND OTHER SIMILAR USES. POST OFFICES ANO BANKS
CONCRETE PAVING
173 SO 47
36
0%
77
LOAN AND FINANCIAL COMPANIES. PRIVATE EDUCATIONAL ESTABLISHMENTS.
.
,
.
.
RETAIL AND WHOLESALE BUSINESS SUCH AS BUSINESS OFFICES AND
ORAVELED LOT
2,620 SO %T. 3.2%
AGENCIES, ELECTRONIC EQUIPMENT SALES AND SERVICE. PRINTING
AND R
PR
WALKS
2,186 SO. FT. 2.7%
E
ODUCTION ESTABLISHMENTS, OPTICIAN AND OPTICAL STORES.
APPLIANCE SALES OUTLETS AND SERVICE. MANUFACTURING PROCESSING
LANDSCAPED
26.552 50. FT. 3277,
OR ASSEMBLY WHERE OPERATION OF ONE MACHINE DOES NOT EXCEED
LAKE
9.200 SO. FT. 11.4%
FIVE (5) HORSL°OVI AND RECREATIONAL VEHICLE SALES
TOTAL
81,198 SO 7?
CASE HISTORY
07
4
W2-60-19
BUILDING
1,493 S0. P7.-- 1.6%
CONCRETE PAVING
56,614 SO. F7.-- 6L7%
WZ-93- B
GRAVELED LOT
2.740 SO.7.-- 3.0%
WALKS
+,490 SO rT.-- 6%
LANDSCAPED
21.656 SQ F'. - 23.6%
LAKE
7,800 50. F'.-- 85%
TOTAL
91,793 SO FT.
EXISTING FIRE HYDRANT
EXISTING RETAIL
_OT 2
(4-1322 ACRES)I
4100
I
YNNGFlEID PLAZA PHASE
0
ul.
L//347/-
C 2o DRIVEWAi ~ ~ / s
I 'Q
P
~.oNcure a
CLTTER
1 1 IIcc
I IilII l Icc
EXISTING
8' WIDE J17L,71 EASEMENT I
DEDICATED BY THE 70UNGFELC
PLAZA FINAL PLR' I,
I I !II'~I II Ir
~I~IIj~ I i1 I
FE-,Nt IDEIvALtII III
-sST1-~_
I
EX151"ING CURB k GUTTER
n OLIrY EASEMENT OEICA7FD By TINE 6' DRAINAGE CHASE
. 1 20 Y EXISTING CONCRETE WALK, a DRAIN -HAS LE r UNGFIELD PLAZA FINAL P_A* SW CORNER
_ _
~u ~XI~TI~IG ISi~ :1r9TING1 1 YOUNGFIEL7 PLAZA
N 00'44,•6-N 87.3.28' EXISTING FIRE HYDRANT EAST R.D.W. "OUNCFIELD STJ
YO N GFI ELC 'S RC - - T - - - - - - - L EXISTING CURB k GUTTER'- -
LET 1 YOUNGPELD ST.
60' R.0 W. DEDICATED TO ME 6
CITY OF WHEAIRIDGE BY THE
YOUNGFlELD PLAZA FINAL FIAT 0 INDICATES LANDSCAPING
~ I.
PARKING SUMMARY - L0T 2
4- 12' X 20' HANnICAP SCLE: 1' 50'
4- 9' X 20' AUTOMOBILE
103- 10' X 20' AUTOMOBILE
50- 10' X 30' RECREATIONAL VEHICLE
161 TOTAL PARKING SPACES
PARKING SUMMARY - LOT 7
1- VAN ACCESSIBLE
AUTO ACCESSIBLE
3 I X 20 AUTOMOBILE
14 12' X 20 AUTOMOGILE
44'2' X 30 RECREATIONAL VEHCLE
59 TOTAL PARKING SPACES
PARKING SUMMARY - LOT A
IA- 10' X 20 AUTOMOBILE
66- 12' X 30' RECREATIONAL VEHICLE
62 TOTAL PARKING SPACES
1T 1
XENON ST.
n 11 ~7 ST.
\ryN OT A A-1
'
)fl
VACANT
_
of A-iT \P.
m
_ 'TAMGI Y I; 'I
C_1 Ai^I1 YOU
(LAS) /
NGFELD PLAZA
PHASE I R-1 '1
LSF ),y
'.(CHURCH)'
TRACT A. 46,277 SO.FT.
70TAL LOTS 2. 3 AND 4 AND TRACT A . 399,269 S0. FT. OR 9.1.650 ACRES
A-1
Q -
0
F
VICINITY MAP
r = 500'
SURVEYOR'S CERTIFICATE
I, CREIGHTON A. MOORE, A P ONAI LANG SURVEYOR AfCTSTERED
TOPOGRAPHIC SURVEY O ME ABOVE OESCMBED PgOPERtt WAS 4AOE
UNDER 4Y DIRECT RESPON578H1TY, SUPFANiS10N, ANO ORECKING, ANO
IN ACCORDANCE WITH ALL APPLICABLE CLidRA00 sTA1utE5. CURRENT
REVISED EDITION, AS AMENDED. I FURTHER CERTIFY THAT 714E ABOVE
BASIS Cf BEARING -BETWEEN THE SOUTHWEST CORNER OF YNNGFlELO
PLAZA O.D.P, BEING A RICE %N III CAP, AND THE NORTHWEST CORNER
BY" BY'.
NOTARY PUBLIC
SUBSCRIBED AND SWORN i0 BEFORE NE THIS, _ DAY
19~f
MT14ESS MY HAND AND OFFICIAL SEAL
MY COMMIS51 EXPIRES 9-11 - t7
0<*-~
ft
PLANNING COMMISSION CERTIFCAn~ON~a~- Qw%'
APPROVED THIS DAY OF 91~ BY ME WHEAT RIDGE
PUNNING COMMISSION. / , _
IN THE STATE O COLORA00 Y CERTIFY MAT A BQINOARY ANO
LEGAL DESCRIPTION AND ATTACHED DRAWING ARE TRUE AND CORRECT
TO ME BEST OF My NNOMIFDGE AND BEU6
.
OF YOUNCFIEiD PLAZA O.O.P4 BEING A 1' NUB. GEARING N 00' w IB"W.
ROTATE BEARINGS 00' 2O' 19' COUNTER 0.0CKMSE TO DETERNRTE Ott
OF WHEAT RIDGE BEARING SYSTEM.
1 SET 5/8- REBAR MM ALUMINUM CAPS PLS 10945 SURVEY 9
ON EXISTING CONTROL FOUND FOR YOUNGFlEI.D P zA, O M. - IL~
A
yf 494 o U
"REICH R. MOORE t"TE^
PLS NO. 10945 E 3
o.A 4008E LANG SUR IT
VENG ~1 J
0. BOX 5757
nRYAOA CO 80003 v d
(3OJ) 122-1918 ` - d
OWNER'S CERTIFICATE
ME BELOW SIGNED OWNERS DO HEREBY AGREE THAT ME PROPERTY
LEGALLY DESCRIBED HEREON WILL BE DEVELOPED AS A PLANNED DEVVELCPMENT
N ACCORDANCE WITH ME USES RESTRICTIONS. AMC) CONDITIONS CONTAINED
IN THIS PLAN AND AS MAY OTHERWISE BE AEppNNRED BY LAW. WE NRMDO
RECOGNIZE THAT ME APPROVAL bF FINAL DEVELOPMENT PUN (AND PUT)
ODES
NOT CREATE AvE51ID PROPERTY RIGHT VE51ED PROPERTY RIGHTS WAY
(G)
ONLY ARISE AND ACCRUE PURSUANT TO THE PROVISIONS OF SECTION 26-5 OF
ARTICLE 1 - F ME CODE Of LAWS OF THE CITY OF WHEAT RIDGE.
iRl K G INVESTMENTS KGC TRUST I
4096 rouncFlaD 4096 YNNGFIELD
VWREATRIDC£, CO WHEATRIDCE. CO
'303) 1-9 (,303) 431-9535
LEE R. NUNZ REFER I
GENERAL FARMER 'NUS
PLANNING AND DEVELOPMENT DIRECTOR
C17Y COUNCIL CERTIFICATION
APPROVED THIS L' "i AY OF 19:E BY THE 'MiEAT RIDGE
CITY COUNCIL
CUT' SEAL \ MA70R
SEAL ATTEST.
6 I CITY
A
COUNTY CLERK AND RECORDER'S CERTIFICATE
THIS DOCUMENT ACCEPTED FOR FILING IN THE OFFICE OF THE COUNTY CLERK
AAND RECORDER QpFF $FFERSON COUNTY AT GOLDEN, COLORADO, ON THE
S DAY OF_WTb~Z__A.D. 19 JS AT 4A3iED'CLOCK A_ M.,
RECEPTION FoW1 ftt7
3 ~^1
- ~C3, ASON COUNTY CLERK AND RECORDER
~a.1 --r DEPUTY BY
KH "'RRRRIIII
LJ
0 $
J g1
I' WWW 11
it
Q
F~
N
W
Q N
a
CL
_j o
Q
Z
U- p U
W
Z a
d
Z
N
a
Q J
~ J
® C
Wi ^y
z W Z
® C Q
Z
0; 8
I ~T
A - u
EXHIBIT 4
0
R '
0
CD
x
K
0'
7
.D
n
i
e
I
4
i \
ii
y
r
i
Z
T` IV IXUD TT G
~CATlp 13Y THE YOUNMELDT
PLAZA PHASE I FINAL PLAT
: S 00'44'16" E
12ES 89'15'44'W
20. oo' CONCRETE P A WNG ---Zi
CONC.
- WALK
:,--I
I
PRECAST BUILDING
I BUILDING HEIGHT = 27'-6
LOT 2
(4.1322 ACRES) CONC.
WALK
BUILDING MOUNTED SIGN
TO STATE "CAW"G WORLD"
3'-6 HIGH x 39' LONG
CONC. PAINTED
WALK ISLAND
TIP.
CONCRETE CURB
GUTTER CONCRETE PAVING Zy ell
I w
LANDSCAPED
t ISLAND
TYPICAL
z M
30' Hlfi STEEL " HIGH FUG POLE
VVT POLE 5 WITH 2 GROUND MOUNTED
LIGHT FIXTURES
PLACES
EXHIBIT 6
City of
" W heat --Midge
CommuNiTy DEVELOPMENT
Memorandum
TO: Planning Commission
THROUGH: Ken Johnstone, Community Development Director
FROM: Jeff Hirt, Planner II
DATE: May 14, 2009 (for May 21 study session)
SUBJECT: Mixed Use Zone District
A key recommendation throughout the adopted Neighborhood Revitalization Strategy (NRS) is
to encourage mixed use development at strategic locations in the city. Further, the NRS explains
how the current zoning code does little to accommodate mixed use development. Adopted
subarea plans also recommend more allowances for mixed use, including the Wadsworth
Subarea Plan and the Northwest Subarea Plan (area around future light rail station). With this,
one of the high priority zoning code amendments agreed on by City Council, Planning
Commission, and staff is to implement a mixed use zone district that the current zoning code
does not have.
The intent of this district is two-fold: first, it would provide a base mixed use zone district(s) for
the city to utilize for a possible city-initiated rezoning(s) at strategic locations. Second, it would
provide a base mixed use zone district(s) for a private rezoning if the provision in the zoning
code that mandates that all private rezonings to nonresidential districts be to planned
developments is eliminated.
This memo is intended to be a starting point in the discussion of this mixed use district. Staff has
provided some background and preliminary recommendations to facilitate the discussion. At the
meeting, staff will conduct a presentation with talking points and direct policy questions
regarding the mixed use district.
This memo is structured as follows:
1. Issue Summary
2. Current Code
3. Research Summary/Tools Available
4. Preliminary Staff Recommendations
5. Policy Direction Requested
Issue Summary
The current zoning code does not have a mixed use zone district as a base zone district (not a
planned development). There is a Planned Mixed Use District (PMUD) and limited allowances
for mixed residential and nonresidential uses on commercially zoned property.
With this, the only opportunity for true mixed use in the city is within the planned development
process - meaning a rezoning process and a site-specific development plan. This presents
challenges to encouraging mixed use development. In order for a mixed use project to
materialize, a developer must be committed to undertaking a minimum 6 month rezoning process
without 100% certainty of the outcome; while in the process developing a plan that may have
limited flexibility to evolve through time as planned developments are by nature site specific.
Planned developments are a common and useful tool to encourage an organized, integrated
master plan. When communities "over rely" on them however, it can present a number of
problems touched on above - the inability for sites to evolve through time with changing
conditions as well as difficulty tracking approved planned developments and all the regulations
specific to each.
A base zone district sets forth general development parameters - allowed uses, setbacks, building
heights, etc. - without getting into a site plan level of detail. With this, much more flexibility is
established to respond to market conditions for any given site.
1. Current Code
The only allowances for any significant mixed use are in two sections:
The Planned Mixed Use District (Sec. 26-3065)
• Requires a rezoning and outline and final development plan approval
• Allows a mix of residential and nonresidential
Residential Uses in Commercial Zones (Sec. 26-626)
• Allows ancillary residential uses in all commercial zones (NC, RC, C-1, C-2)
• Floor area for residential must be less than the commercial floor area
• Residential can only be on ground floor if in rear half of building
• Residential density allowed = 1 dwelling unit/5,000 square feet of lot area (8.7 dwelling
units/acre)
2. Tools Available/Research Summary
A base mixed use zone district, as drafted for a zoning code, typically has 3 main elements:
Purpose/Description of the District(s)
Some communities have one mixed use base district, but most have multiple for different
purposes - e.g., mixed use commercial (emphasis on wide range of commercial allowances),
mixed use neighborhood (more low impact, neighborhood serving uses), and mixed use
residential (more residential with limited supporting/ancillary commercial)
Permitted Uses and Use-Specific Standards
Tailored to the district - for example:
• Restricted auto-oriented uses to encourage pedestrian-friendly development
2
• Putting size caps on uses in neighborhood mixed use districts to encourage neighborhood
scale uses
• Some communities state that no residential is allowed on the ground floor
• Ceiling height minimums for ground floor space to ensure commercial viability
• Mandatory vs. optional mix of uses (e.g., must be 20% commercial, etc.)
Development and Dimensional Standards
• Minimum lot area, lot width
• Building setbacks, height, building coverage
• Parking, landscaping
• Residential density
Research Summary
As part of the research, there were 10 sources of information utilized. Most area jurisdictions
were looked at with regards to any mixed use base zone districts they might have - some have
them and some do not.
The results of this research are generally as follows:
• Communities that do have mixed use districts do not typically have just one - they have at
least 2 or three. The multiple districts are typically organized by those with more
residential components, those with smaller, neighborhood scale residential, and those
more geared towards commercial (e.g., along commercial corridors).
• Development standards and uses vary by district. This is how the districts are
differentiated - e.g., neighborhood mixed use doesn't allow higher intensity uses, and the
more town center-oriented districts have lesser setbacks, greater building heights, etc.
• Some may mandate a certain mix of uses. For example, at least 20% of the floor area
must be commercial, at least 60% must be "street level" commercial, etc. This can help
implement true mixed use development, but can be onerous as well.
• Many have square footage caps on certain uses, or any one use. Fort Collins, for
example states that no one nonresidential or mixed use building may be over 20,000
square feet in one of their districts. Another states no one use may be over 15,000 square
feet.
• Residential density allowances vary from very small to very large. Some communities
allow density bonuses with certain community objectives - e.g., green building,
structured parking, etc.
More detail on the elements of each of these sources of information is provided in Attachment 1
of this memo.
4. Preliminary Staff Recommendations
Districts
Staff recommends two districts:
• Mixed Use Commercial (MU-C)
This district would be designed more for the city's commercial corridors such as
Wadsworth and Kipling, as well as the area around the light rail station. The "design"
would be reflected as described below in the uses and development standards.
• Mixed Use Neighborhood (MU-N)
This district would be designed more for smaller scale, neighborhood oriented mixed use
development that may materialize along such corridors as 38th and 44th Avenue. The
"design" would be reflected as described below in the uses and development standards.
Other possible districts:
• Transit Mixed Use - this district could be more geared towards the area around the light
rail station.
• Mixed Use Residential - this district could have more of a residential emphasis, with very
limited supporting nonresidential uses.
Uses
• Mixed Use Commercial
o Wide range of commercial uses, similar to that of the Commercial One (C-1)
district as set forth in Section 26-204.
o Some allowance for auto-oriented uses (special use permits for drive-thru uses,
auto repair, car washes) but limited "by right" allowance.
o Incentivize ground floor retail or a mix of uses in some manner - e.g., reduced
parking, landscaping, increased density, or building height.
o Both residential and nonresidential uses allowed "by right", with exception of
single family detached residential that would not be allowed.
• Mixed Use Neighborhood
o Lesser range of allowable uses, more similar to that of the Neighborhood
Commercial (NC) and Restricted Commercial (RC) district in Section 26-204,
where auto-oriented uses would not be allowed. Only low impact uses such as
neighborhood serving retail, office, live/work, restaurant, etc. would be allowed.
o Incentivize ground floor retail or a mix of uses in some manner - e.g., reduced
parking, landscaping, increased density, or building height.
o Both residential and nonresidential uses allowed "by right", with exception of
single family detached residential that would not be allowed.
• Other possible use regulations:
The above would be the more modest approach to regulating uses in these districts.
Further, more aggressive strategies may be employed, such as:
o Size Caps for Uses
Establishing size maximums for uses, particularly in the MU-N district to
encourage smaller scale neighborhood uses. Specifying a maximum of 15,000
square feet for instance would accommodate a modern drug store, but would
place restrictions on any type of "big box" development. This maximum square
footage could be lowered accordingly (e.g., Fort Collins has a 5,000 square foot
cap on retail on some mixed use districts). These caps would be per business, and
not cumulative.
o Ground Floor Retail
Some communities mandate ground floor retail (and prohibit ground floor
residential along the street), others allow it, others incentivize it. Staff has
recommended incentivizing it in some way rather than getting into specifying
percentages and square footages of required ground floor retail. Additionally,
4
some communities mandate that any ground floor commercial space have
minimum ceiling heights to ensure long term viability of the space for
commercial.
o Mandatory vs. Optional Mix of Land Uses
Some communities also mandate a certain mix of uses (e.g., a maximum % that
can be of one use, or certain types of uses). The option also exists to mandate a
mix of uses when the development is larger, e.g. over 5 acres.
Development Standards
Staff has the following general recommendations for how to address development standards in
these districts.
• Parking
Staff is currently working on a draft of new citywide parking regulations that includes
more allowances for parking reductions and shared parking. The shared parking
provisions would apply to mixed use projects as well, and would serve to reduce the
required number of parking spaces. Staff may also add a note in the parking regulations
that parking reductions up to a certain percent are allowed "by right" on properties with
mixed use zoning.
• Landscaping
Landscaping regulations would be subject to the underlying development standards for
nonresidential uses. Staff will work to identify any inconsistencies within these
regulations that may present an obstacle for mixed use development. Staff may also look
to provide reductions for landscaping where appropriate.
• Setbacks
Staff's preliminary recommendation is to have mandatory build to lines like the
traditional overlay district in the Architectural and Site Design Manual (ASDM). These
would either be directly stated in the zoning code, or the ASDM would be amended so
that all mixed use projects are subject to this build to line. We will likely need to specify
that the build to line be from current or future right-of-way along roads with future
expansions (e.g, Wadsworth).
Building Heights
Building heights are restricted by the city's charter, where nonresidential buildings
cannot exceed 50 feet, and mixed use buildings cannot exceed 35 feet. Staff recommends
the maximum building heights to match the charter.
Density
Staff recommends a maximum residential density of 21 dwelling units per acre in the
Mixed Use Commercial District, and a maximum residential density of 16 dwelling units
per acre in the Mixed Use Neighborhood District.
Other possible regulations
There are a few other more aggressive strategies that could be employed with the mixed
use districts, including:
o Minimum and maximum parking requirements. This would help eliminate
excessive amounts of parking.
o Transitional building heights. Where buildings are near residential property, this
district could mandate that building heights transition down to the level of the
adjacent residential structures so they blend in more with the neighborhood.
o Tradeoff/incentive system. If we wanted to encourage certain amenities, e.g., a
mix of uses, structured parking, green building practices, ground floor retail, etc.
- we could offer a tradeoff menu. This is a strategy some communities employ to
receive an amenity in return for something the developer may want. For instance,
if ground floor retail is built, then higher densities are allowed, reduced parking or
landscaping, etc.
Procedures for Development
Staff recommends relying on the current procedures for review of nonresidential, mixed use, and
multifamily projects. They are as follows:
o Preapplication meeting required with staff for all nonresidential, mixed use, and
multifamily development.
o Building permit/site plan review for compliance with Architectural and Site Design
Manual, as well as standards set forth in zoning code. Section 26-111 contains the
submittal requirements for these applications.
Addressing Nonconformities
The issue of nonconforming uses will need careful consideration in adopting these districts,
particularly if the city would initiate a zone change along any commercial corridors. Staff
recommends the following:
o Any existing use that becomes nonconforming as a result of the new district can remain
in perpetuity. The use will stay with the land, so other similar businesses can come in
and operate the same use.
o Expansions up to 20% of the square footage of the building for nonconforming uses
would be allowed.
5. Policy Direction Requested
There are several policy questions that must be addressed prior to moving forward with drafting
the ordinance. In addition to any issues Planning Commission has with the above topics, staff
has the following policy questions we would like feedback on at this meeting:
1. Number of Districts - How many mixed use districts should Wheat Ridge have? Is
Planning Commission in support of staff's approach for two districts? Or should we
simply have one with general standards?
2. Mix of Land Uses - Should the mixed use district(s) have a mandatory or optional mix of
land uses? (e.g. percentage of commercial vs. residential, ground floor retail, etc.)
3. Density - What should the maximum residential density be in this district(s)?
4. Site Plan Approval - Does Planning Commission feel that there should be a public
process for site plan approval in these districts?
5. Nonconformities - How should nonconforming uses be addressed? Should they be
allowed to expand at all? What about if they change users but do not expand? Should
uses be amortized?
6. Other - Other standards, procedures, or policies that should be considered in this
district(s)?
6
W
Z
W
0 ~O
U J w
w. O
U)
c .
C) m
o o S? =3
E v
0
a) ° rnQ-S 'au~
0
-0
L a)~Q o a)
~
• U)
o 7 :G Y 7
C w N m (n
O H
X O O
7
m
U
N
N
E O N O
N
fn C
O
U
N
N
(d
c O
O -
d
U
O a)
o
O a) V
-O c a)
a)
L6
_
v E °o
c
00
N
CL
cC6r z O -
°
m
a
cn
_
)
7
60-
45 Q
cm ca
= a)
c
n
°
x
0
S
i 0 0
.
m U)
a Q N p
O
E
O
U
O
a)
E() N (D
° a
L
'O C 7 a) -O -
-p
O
a)
o
a) _
a -0
LJ U O
2_
a)
.c
O a)
U t 0 0
a) 2 N O O
O
cr
C
-p c
C t
0 0
=3
_c_- a) U) o
-o
a)
3
o
~ CD
o f
C= q=
a m
o s 3 C?
O
c
-
X
~
c m
c
LV
a o 0=
E
'C
m N N
•C~
°
L
o
N cn
E Y
(t
45
a) m
a) d
=
_
2 o- C
m-0 E 02i
O N (UU O 0 U a)
L
'
'D U) L
2
L6 O
O
j cn
C
70
c
a)
N Q L
9o~
Q
Cn
m
H Y
Z O C
w
LL • •
• • • •
LL. U)
• _
• CL
a3
•
•
~O L
O
C
c6 O
7
O
LQ
Cl) m
: N
C C
m
C
C a) .
a)
O ~ ~ w
m a) 2 a)
C
O O. O O. O
-Q (n cn m
C
O O O
•
cow E~-C3
J • •
N
O cOn
C C
a) O
O.X
E
7 a3
.U. N
(O
~ a
o
a
. E
m
U
Q)
E
O U
a N
O 0
N
o ~
70
z
(D
_
U
C
' O
a
U)
Q~
Y
a
a)
.d
Y.
a) ~
° •3
N ~
c
a 3
:n
U `n
cNc ~
v~ q N
O t
cd U th
O Y cC
O C a
C's
N , Y-a~ ° 3 0
of y l
sue. O ~
b a c ~
X Q O ~--a) ~ O
U O U O
i
¢ O
N v cd
N
° New
Cv,
w to
o 4(~ Co
O O ~ ~
W W t W
F-' E-' .c H
O O .40
zz~z
00
0
7u -
C%3
c a)
(1)
a LO
~r--:
C N
0-0
C cn
a) N
N
O 2
I
E U 32
Q N U m [b
m a)
U U
Z • • Z
_0
o
c N
N
O
N
N
O
C O C
O
C
o
I
m
i
O
~ -CU
I
C
41
C
cn
~
N
to
f%7 O
`)o
a
m
u
c '
a)
O
)
c a
`
Y m L:
cn Y
Y
O
a)
N
u
U
a)
cu U~
U) LO
CO Fn
O U
~ O
C cu
a) E Q)
-0 O C
a) 06 cn
I c 0
m N a) O
Fn f
m m m 0 U
o_
7 7 C
-0 _0 - U
O_ O
QmU"E I
3o a)
c coo
UC~U m
Z Z Z a
o ~
Z
O
16
aNi O -0 a)
c 3
x m o
> 1H E io
•
~ o
C Y O
cn d N 0`0
C (D C C
°c 0
L
I
O c c0 cn
N O O
O O 'O (o
1 ~ O
_le C C O
u) L: cn
3 co
U
U
co cu - p N
U U 2
cK$ N ~ CO 1~ CO Lo
U
U
Z
c-x -oQ-o DLO _ ~U
N E mC: (n ~ (n mT a)~
cn [2 I U U co U a) in
U =3
_ '0 O
Ef= U
c a) v OZ~ oZ .c -z
=3 in a) (D T
E _p in co 2
E' O C _0 (n O C 0 0 C
3
U a) E
a) -0 o n n -0 ~o
N
n
N Q' m N N
a) -wa
Z 16 = • • •
m
O_
Q
_ o
m U
a N
a)
m
C cn
O N
U m
o
s
_ 0)
C O L
U C O
O) O
C E
~ cY`a U Lo Q
a- -o ZLL_
_T
U • •
O
a)
U
m
0
m
L
m
C T
.0_.
U U
m U
7
O
a`) 3
aci ~
U .2)
_TL
U
c 0)
a)
T a)
cU o Q
o_
a) C
> > m
C
E
v
O
m m m
E E E
ao
O
I I ~ I
~ Q 0) <
O LL .C LL_ LL
U
DO
0
m
~ d
- O
a)
7 L
L O
a C
c
m
Y a)
U N
(6 U
U T (n
cn fl p
cm O
C C C
E
> E
o :3
o
Q CD a
2 m
cn
C
U
m ~E
O
U O Q a)
m
`
O_ a
U ` cn C
_ c O
cn
N
c 2
0
cn C
o T cno
C
=
-6 (U
Q) q~
O
a`) U
= C U cn
U) C13 Ir- a
a) 2(D Ln m
C
70 C d a m
U
C m a
m U
n 0_
a) a) m
"
U °
0) .
°
a) a)
U m n
(6 O U 7
) co a)
i
c a
i
,
%n
a.
u
o
U E- E rn m
=3
O_
U cn
a) M -C- cn
O) L U E C
T
j
uS N
-C COQ
C
d
N
Y
N
41 -O C L N
_
7 ~
L
a)
ZT Q
m 7
a) d T _N
T Co (6
co C U~ L
a) ~ CT N
N
X
a)
'
9)
6) E
N O
D
C
> _
_0 T N N .U -
. m O t
c ~
C U
0
O N
U O
,
o
-
a) p N O 42-
m
a) U)
7 p a) C
C3. -o a)
-NC
L ZAo
L Cu
7 C: U X
> `
X
a)
T
E
a) io 0 (u O`
d
C
'
N
.
C7
C2 m
C v0i
Q) N
70
a)
O
(D a)
25 N
U
co E)
C L
I cu
O
ti
n3 N
N
cn
o
-m
ocf
~
00
o
u
Q
a)
iL
'E
,
U T N
C
CL L U
a)
cu II
O
O 4)
C 7 U
a) CY)
70
N
E I ~ c
~ n ~
.L a) n
ai cu .c
E O X
Mn
U 7
m
t
Q) CT
Uj Cu co d-
a) d'
p N
Z CS
7 2 C L
y _
>L-O
T
C
N
E U
U N ~
U
N L
a) co
L (U O
L
N L
a) N (u
N
a)
E
> 7 '
U oM
N
°
N
-a _
U
U) O
a)
O
c
O
::D
a) 3 O N2i
T
F=
4 Rf a)
'
C
:p E U ~
=3 N
cv N
I O C D
C
CO _0 m i O
i s
N O
D U >i
y O N
N - 0)
E.>'+~ E
N
X
aw)
N
co
aw)
N U
00 ~ ~
CV
O x Ch
N
N
m
0 Q
U
Q C
E
N
O N
C13
p N
-
p -
a)
N O
oa)m :~E
U
a)
-0
a
Ca cm
'
N
Q a) E
o
0
O
m a) M C V
o' O
Q O
-0
Q O
f9
N
E.So_
m
d'c T U
X
t= N
U)++ 4))~•~ U
c)
m a) E: N a)
a) N
-Fu
m U
Cn U
cu
Q
U 7
CO 4) O L O a) O
c a CV M L - E
a
N
N E 'F,5 O
S C I C `
in
-6 a)
(6
_
E U~
N~ U
C
O in
a) L
n
_
Q ~ 'p L
U) in C
0)
)
o- a)
c
0
E
CL
(D
N V
O yy
~ U
N~
H'a 2•
Oa) Q
~
UHM
X
X_ N
CV C6
~t
it 0
N O
C'7
~f
Ln
00
0
3
aa))
c
0
w
Z a)
O
a)
Z
E a
E a
U v 0
C
d
O)
-a
O
v 0
O
O
a
i m L
=3 -0 a
~o
3 rn
a 3
E
°5 >
a) 3 a)
3
a)
(D
3 m
L c a
c c
v) O 0
7 -
o
Z
o
~
rn
Z QE
C:
a) ~ 0)
-0
cn
E
m
a)o
v7
z.~
(D En a) w
cn = a
a)
rn - 0 (D
I O c
E CD
ca
a)
v~
o
a)
(n
70 T m 0 0 a) 7
iO
L
C
X
O O
1~ C
LO
a
a 0)0
1 O 0 a) D
a) 0)O C L a) O
N
C T
D1
U
0) O p
C L (D
.0
a)
a)
_
U O~ r- U
> E
a
~
O -0
a)
p .N 0 L O>
L N
(1 O II N
a)
a)
O
L 7,
U a
L
'
'y
a) U
Z5
c O O C a) c
C C Q)
75
0
d
'(n
C:j
(n
O
O
U fn to
O
as
0)
(n
~
-
O X_ a o (U C C
•
cv
O -O O 7 X
O a3 C
N
O U
0
'
cu m o U Cn OU
Z o Z u
W
=p Z
O O U
Z C OU
L m
4)
m
~
a
~ J O
=
zz
O
0)
O
a
O
0 a L
L
O O)
LO
t Z
2
0)
0
Z
Z
Z
c
(n
=3
N
=3
70
=3
aa) co g
aa)
oN
x a)
L X
co
> c
E
¢ 2-
E
m E a 0
o c
E
0 ~ cxa (N _
C'4
D
. c
3 2i E Lo aZ
rL t
~ ~ Z • • ~ ~
m
• 2 Z
•
~ Z
a)
:E
= o 0
(n
v
x
E
0 M ( o
+T O E U E
n L O cn 7
(6
L O U O
O x
M
3 N O
L E N
0
Z • •
_ U)
Z (D Z
o a
a) 00 X 2
L
cn Z
5
a) >1 0
O L :tf O
_ NE 0 L ~n.c
O O ~ O
0 L Z L
3 2) ~a IUD)
J Z Z 2 Z
N M
• u)
C
O
U
-If
0
U-
0
a
.s
3
a
U
O
-
N
E
O
co
E
O
N
E
U
N
c_
-O
E
L
U . )
C L
O
O)
C
O
o a)
a)
c6 o
m
c E
p
I c
O
I
p
E
O
0
C-4
-E
a)
E I I I U I
E
O
O U
U
c O -0 (U6 O a
lL to Q' a u
Cn
U
1
-
'O
J a)
-
O a)
-
Z U • • • CO • •
•
•
•
(D
ca
a
O
~
a)
N
Q
c
c
a)
m
c
a)
-o
•
U)
2 a)
U C
O O
rn U) (p U
O O O ch
to -
p
C
C Q 0
Off
(6
O
a)
A Q cu o O
`
o
2 E a ac°)
O
O N co
'
O U
0
O
0
(4 a) a}
I U c N
U
•
4)
fA
7
O
X
O
U
(n
LL
•
m
E
O
O
~O
O
M
c c _ o
a) N N
N
o
E in
N _
~
C~l
I
E
L
3 ? ~
0
0
E I I a)
m
c
I
a) co o
X
Y
co
O
E E
= a Q
a
a 0
(6
E
0 a E 00
F
CD co
4=
O a) a)
S
_
Z'
L
N N
a)
C
E
CD
O R
N
CY) a
T
13
N O
7 C N C
in to C
~
C
r'
E 7
C m Y
_
E o7 ca o rn
a) a)
,
_
7 M
I
a~ 0
=3 (n
Q L 7
Y
E C)
co ::3 O
.fl d
U
L L
U
Q) a (a
'E
(B a)
X
CU 0
C)
L Q
3
0)
0 L 'C Q
E
N C
c
E O
L
0 O i
a)
E E a) am
d
Q
a)
I a-~
m
E<D
N
E
=3 n
L rn
(
•
OL
LL CD
E U
(D
x O c
O E
N
O
E
2
.
V
-0
a a aJ
U
LO c
`
O O a' C C
O
N co 07
U
C
-O X
M to fn
d C
fn
to
m (d m E 4=
O
U7
c
a)
N
elf "
o ~ c O
N (4
0
: O
co
Q
m Q' E
-
m O
N
Z
E a) a) ca
0
CL.) cv :3 (D
a c
0
0 0
ca 2
U 0 E I S
m N
N O
a~ o c
t~ ~
(
a)
o
'
c
O (n
0
U
6
_
U
O C 0
'
O
rn ..a.
.-T. Cu
(6
c
(n O a) -ID
d
0 a)
~
C
E (1) U O
D1 C
C a)
-
C
CD co
_
m
LL F=
C, 'a) Q)
0
_C
0
E O
0
a)
C a) j
0
E
°
E
E
E
7 N
E
N
0) a) m
m
a>
a)
a~ 'x N
•
cu E m
= 3: E O '
LL i
i
~
d
V
O
n
N
n
W
c Q • • •
•
• • •
En O O 41
O a)
7 a) °O L _En (n
co O
(6 a)
.Z3 15 N ' -0
9)
p
m a)
E > 0 c O
U a> c
E is E a) ca
0 !~j
0 a`5
>
_
a) (1)
o
Q . S in co co
•
0
~
o
0
E
0
t
E
m
o
N
U
Z
a)
0
N
-0
a Z
X
X
N
O
O
O
U)
N
U U C
C C (6 t~
7 a) -a ~
O C U a)
O O a) _X
ca a p U)i E
ca
U
H
N
U
ca
a)
cn
U
U
N
J
-a
(D
U
Q
a)
C
~ C
3
co
N
E o p
4) a)
a
a) a
co E
O
~
s
~ ~
..U_ c
L a)
-o
0)
a)
= ca
_
o
s 2
U E
m
o
Fu
_ C Y
c
c E c p
C O .a.)
O U
E
15 '
0
a)
a-. ca (n
a) (a
0
a)
N
_ • U
• O
cn
Q
a) C
C .0 (a O
D ` 4)
7 C 0
0 (D a)
O O -zt
Q aL co
a N O
N (D a)
`m ~F) E Y
a) ~ ~ 3
ca
a)
ca
N
U
m
7
(a
i
O
`
O
E
N
T -
cc
O
O
O
O
E
"C U
-E
0 0
-E CL
0 0
O
U
aci E E
'
~'o~
To
u)
cn E
p -
o
E a,n
E o
u)
o o ~
c~a a)
;g a)
0 3
a
o
73 o
o
x
JiE o a
3 U
N
x
(a
.
aa)
(6 • V C
C ~ Q)
a) U
a E c
a) U 110
a) a) a)
cn (n (n
X_ X_ X_
N M
O
U
N
Q)
c
.Q
U
ca
U
O
a)
a3
a-
O
a)
c 3
O
ca
m
7
0 C)
N O Y
7 O al
U O Q
i -0
O
O
U 0
a
O (n U
~ 7 7
O C i
C ~ O
O Q
-0 U- O
A N
C C a)
0 70 a)
Q)
C3 O
C3 C))
a O ° a) _OO 00 in
43 a) 'N a) _C- a
can = -c cca 0
(D cy-
O co co U) - is uvi c o
•
C
a3 C _ 'a
_ U a)
(D a) .(u O
E U
-u
3 a)
a
E 0
CU a o N
U 0 ti
a =
o c p a) v
O a p X X 'C
c c E a in
3 .2) E c a) a
O W O O> j-
0 = U C) ~a
N M -
-d--Fu
U
a) a)
E
O -a
U a)
c X
0)
a) a c
iv
O cca ~
N -~5 7
t O U
3: E I c
M