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Home My WebLink About02/07/2008. ciry or ~ Wheatl]Z,~idge PLANNING COMMISSION AGENDA February 7, 2008 Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning Commission on February 7, 2008, at 7:00 p.m.; in the City CounciLChambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado. Individuals with disabilities are encouragecl to participate in all public meetings sponsored by the City of Wheat Ridge. Call Heccther Geyer, Public Information Officer at 303-235-2826 at least one week in advance of a meeting if you are interested in participating and need inclusion assistance: 1. CALL THE MEETING TO ORDER 2. ROLL CALL OF MEMBERS 3. PLEDGE OF ALLEGIANCE 4. APPROVE THE ORDER OF THE AGENDA (Items of new and old business may be recommended for placement on the agenda.) 5. APPROVAL OF MINUTES - January 17, 2008 6. PUSLIC 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.) PUBLIC HEARING A. Case No. WZ-08-01: An application filed by Michael G. Pharo Associates for M& E Financial for approval of a change of zoning conditions approved pursuant to-Case No. WZ-05-10 and approval of an outline development plan for property zoned - Planned Commercial Development (PCD) and located at 7495 W. 29th Avenue. 8. OTHER ITEMS 9. ADJOURNMENT ♦~~I CIty Of ~ W heat ~idge PLANNING COMMISSION Minutes of Meeting January 17, 2008 1. CALL THE MEETING TO ORDER The meeting was called to order by Acting Chair McMILLIN at 7:05 p.m. in the City Council Chambers of the Municipal Building, 7500 West 29"' Avenue, Wheat Ridge, Colorado. 2. ROLL CALL OF MEMBERS Commission Members Present: Anne Brinkman Dick Matthews John McMillin Davis Reinhart Cassie Spaniel Coinmission Members Absent: Jim Chilvers Jerry Scezney Kim Stewart Staff Members Present Travis Crane, Planner II Ann Lazzeri, Recording Secretary 3. PLEDGE OF ALLEGIANCE 4. APPROVE THE ORDER OF THE AGENDA It was.moved by Commissioner MATTHEWS and seconded by Commissioner SPANIEL to approve the order of the agenda. The motion 5. APPROVALOF MINUTES - December 6, 2007 It was moved by Commissioner REINHART and seconded by Commissioner MATTHEWS to approve the minutes of December 6, 2007 as presented. The motion carried 4-0 with Commissioner SPANIEL abstaining and Commissioners CHILVERS, SCEZNEY and STEWART absent. 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda.) ~ Planning Commission Minutes 1 January 17, 2008 There was no one to address the Coinmission at this time. 7. PUBLIC HEARING A. Case No. ZOA 07-01: An ordinance amending Article VII of Chapter 26 concerning the regulation of billboards. The case was presented by Travis Crane. He entered all pertinent documents into the record and advised the Commission there was jurisdiction to hear the case. He reviewed the staffreport and digital presentation. Commissioner MATTHEWS asked if all existing billboards conformed to the proposed setback requirements. Mr. Crane stated that new setback requirements would render approximately 90% of the billboards nonconforming: In many cases the impact of a billboard affects adjacent property owners who have a large billboard five feet from their property line. There is no amortization period for nonconforming billboards to become conforming. Chair McMILLIN asked to hearrfrom meinbers of the public. Richard Holme Davis Graham & Stubbs 1550 17th Street, Denuer Mr. Holme stated that he represents CBS Outdoor, Lamar Advertising and Mile High Outdoor. After meefing with advertising representatives and city staff, he believed the language in tYie ordinance was acceptable with a few changes. Mr: Holme requested that the requirement for downcast lighting be removed. He suggested that Dazk Skies is an idea whose time has not yet come and that, to his knowledge, this requirement does not exist anywhere else in Colorado. Upcast lightjnp fixtures are Jess ob"trusive than downcast lighting fixtures. He requested that the',i¢ight limitation be raised from 32 feet to 45 feet noting that some billboards,are partially blocked by buildings and sound walls along I-70. Regarding the casement issue, he stated that if a company acquires a pennanent easement, there is no reason to gain approval from the owner of the remainder of the property. He prefened to see spacing requirements of 500 rather than 600 feet noting that 500 feet is required by CDOT and FHA. He expressed concern about the side setback requirements. Many times, it would be impossible to get the amount of setback required in the ordinance. He also disagreed that electronic variable message signs should be prohibited as they are the new technology in outdoor advertising. State statutes allow these signs as long as the message doesn't change more than every four seconds. Planning Commission Minutes 2 January 17, 2008 Steve Richards Mile High Outdoor Advertising 300 E. Hampden Mr. Richards' company has three billboards in Wheat Ridge and asked about general repair and maintenance requirements. Mr. Crane replied that the ordinance does provide for general upkeep and repair without requiring a building permit or temporary removal permit. In regard to downcast lighting, Mr. Richards stated that this type of lighting is less attractive because the lighting structure has to go out from the top in order for the lights to shine down. Downcast lighting is more difficult and less safe to access for repair, changing lights, etc. In regard to height limitations, he stated that his company has one sign that is affected by a sound wall which makes it difficult to lease. Russ Anderson 6470 48'" Avenue Mr. Anderson has a billboard=on his property and expressed concern that the lottery would be dictating to a property owner who he must do business with. Mr. Crane explained that the ordinance does not prevent a property owner from negotiating with specific sign companies to choose the coinpany to be placed in the lottery. Dan Scherer 6115 Rogers Court Mr. Shearer did not wish to speak but indicated in was in favor of the ordinance as written. yl Wise Marshall Ms. Wise stated that she is owner of Copperfields Event Center at 4901 Marshall. She asked that the Coinmission keep the purpose of billboards in mind which is to promote eommerce and industry. She questioned the $500 inspection fee because she believed $250 is acceptable. She considered the $1500 renewable fee to be exorbitant. She favored a smaller setback between billboards and I-70 and a billboard height based on topography. She was in favor of downcast lighting which provides safety and reduces vandalism on a property. She also spoke in favor of electronic signs. Flexibility should be built into spacing requirements. Each circumstance should be analyzed on an individual basis. Mark Giordano United Advertising 498 West Iliff, Denver Mr. Giordano is the owner of United Advertising. He was opposed to the downcast lighting requirement because this type of lighring requires a large Planning Commission Minutes 3 January 17, 2008 structure on top of the billboard and is more dangerous to service. In addition, these structures are aesthetically unpleasing. Setback requirements would make most of the billboards nonconfonning and could result in loss of a billboard for a property owner who wished to inove a billboard. He was opposed to the 600 foot spacing requirement. He was in favor of the electronic signs. He stated they could be tied into public address systems for announcements such as Amber alerts, tornado warnings, etc. He also stated that studies have shown there are no safety issues associated with these signs. He offered to provide a copy of these studies to city staf£ Chair McMILLIN asked if there were other individuals'who wished to address the Commission. Hearing no response, he closed the public hearing. In response to some comments made by the public, Mr. Crane explained that greater setbacks would not prevent billboards from being placed elsewhere on a property. He also noted that there are no vacant billboards under the present 35 foot height limit. He stated that he would not be opposed to 500-foot spacing which is the same as CDOT requirements. City Council requested that electronic signs be prohibited in the ordinance. Commissioner BRINKMAN stated that she would prefer to have billboards as close to I-70 as possible. She favored the downcast lighting. Since the 35 foot requirement was probably instituted before the sound bamer walls were constructed,,she would be in favor of a 45-foot height limitation. She was opposed to electronic signs. Commissioner McMILLIN suggested differentiating between I-70 setbacks and adjacent property setbacks. Commissioner REINHART agreed with Commissioner McMILLIN's suggestion. He expressed concem that an advertising company might be afraid they would lose their right to a billboard if they had to take a billboard down for soine reason. Mr. Crane explained that the ordinance provides far routine maintenance and it would not prohibit a company from removing and replacing a part of the structure for safety reasons. Commissioner REINHART commented that there is a history of only one billboard that could have potentially moved. Mr. Crane stated that the proposed ordinance was written in a manner to protect against future litigation. In response to a question from Commissioner SPANIEL, Mr. Crane stated that all existing billboards have uplighting. Downcast lighting would only be required for new billboards. Planning Commission Minutes 4 January 17, 2008 Commissioner REINHART stated that he would vote for the ordinance as it is written with staff's recommended conditions. Commissioner MATTHEWS stated that he would have no objection to a 45-foot height limitation or 500-foot separation between signs. In regard to fees, he commented that fees have to be related to the cost of administering the program. Commissioner SPANIEL commented that she would not object to increasing the height limitation or to allowing electronic signs. Cominissioner McMILLIN stated that, as a strong proponent of Dark Skies, he agreed with downcast lighting. He suggested that the height of the lighting structure should not be counted against the height of the billboard. He suggested exempting setbacks for I-70 frontage. The purpose of setbacks is to insulate adjacent properties. He agreed that electronic signs should be prohibited because, for one reason, they would be too difficult to regulate': He stated that it would be proper to give variances where the base of a sign is on relatively low terrain. He supported a 45-foot height limit because the billboards are fairly insulated from neighborhoods. It was moved by Commissioner MATTHEWS and seconded by Commissioner REINHART to recommend approval of the proposed ordinance amending Article VII of Chapter 26 concerning the regulation of billboards. With the following conditions: 1. Change the maximum height to 45 feet. 2. Change spacing requirements to 500 feet. 3. Add -B.i e. whieh states "Failure to norify the Departnzent of intent to temporarily re`nove a billboard structure." 4. , Remove all references to the 10-day window and replace with "application period. " 5. Change the 30-120 day lottery window to a 60-90 day lottery window. 6. Add the foll'owing language to F: "With respect to aiiy single location withzr2 tlzs B-2 billboard district, only one application will be entered into the drawing. In tlie event multiple applications for single Zocation are submitted, none will be entered ihto the drawing unless all but one are withdrawn." The motion carried 5-0 with Commissioners CHILVERS, SCEZNEY and STEWART absent. 8. OTHER ITEMS Planning Commission Minutes 5 January 17, 2008 Mr. Crane encouraged Commissioners to attend the audio/web conferences listed in the memo attached to the meeting packet. Training sessions are being planned for the Commission. Travis Crane announced his resignation from the city as of February 13`1' to accept a position with the city of Raleigh, North Carolina. 9. Commission members offered congratulations and expressed appreciation for Mr. Crane's service to the city. ADJOURNMENT It was moved by Commissioner REINHART and seconded by,Commissioner SPANIEL to adjourn the meeting at 8:53 p.m. The motion carried 5-0.. John McMillin, Acting Chair Ann Lazzeri, Recording Secretary Planning Commission Minutes 6 January 17, 2008 City of A*~-'O-Wheat I~idge COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Coaunission CASE MANAGER: M. Reckert DATE OF MEETING: Feb. 7, 2008 CASE NO. & NAME: WZ-08-OIPharo for M& E Financial (Wadsworth Exchange) ACTION REQUESTED: Approval of a change of zoning conditions on property zoned Planned Commercial Development and approval of an amended Outline Development Plan LOCATION OF REQUEST: APPLICANT/OWNER: APPROXIMATE AREA: 7495 W. 29~'Avenue Michael G. Pharo Associates for M& E Financial, LLC 4.6 acres PRESENT ZONING: PCD, Planned Commercial Development COMPREHENSIVE PLAN: Commercial - Wadsworth Corridor Sub Area Plan ENTER INTO RECORD: COMPREHENSIVE PLAN CASE FILE & PACKET MATERIALS ZONING ORDINANCE DIGITAL PRESENTATION Vicinity map Planning Commission WZ-08-01/Pharo for M& E Financial (Wadswor[h Exchange) All notification and posting requirements have been met; therefore, there is jurisdiction to heaz this case. 1. REQUEST This application is for approval of a change of zoning conditions approved pursuant to Case No. WZ- 05-10 and for approval of an amended Outline Development Plan for property located at 7495 W. 29h Avenue. Pursuant to Section 26-112.B.2., a zone change process is required when changing the conditions of an existing zone district where those conditions were specifically established by a previous zoning action. The purpose of the zone change is for the construction of retaiUrestaurant development. (Exlribit 1, applicant letter) II. EXISTING CONDITIONS The property in question is zoned Planned Commercial Development having been rezoned from Residential-Two in 2005. It is comprised of 4.6 acres of land area and has street frontages on three sides; W. 29h Avenue on the south, Wadsworth Blvd. on the west and the interior curve of the intersection of W. 30t' Avenue and Webster at the northeast corner of the property. An unbuilt half width of right-of-way for W. 3& Avenue abuts the property on the north. (Exhibit 2, ALTA survey) At the time of original zone change approval, and as reflected on the survey, there were three primary structures on the property. On the north end of the site was a one and a half story frame farmhouse built circa 1892. Structures associated with the farmhouse included the original barn with brick foundation and a newer, contemporazy double caz gazage. On the southern portion of the property is what once was a primazy residence of the Olinger family built in 1914. It is of brick construction, contains a 3300 square foot footprint and has a red tiled roof. The interior of the structure was modified for office use. Other modifications to the original structure include a tented vinyl breezeway on the east side and a handicapped ramp on the west side. The third primary structure on the property is the chapel which was built in 1969-1970. It has similar azchitectural features to the house including the same brick pattern and red tiled roof. It has a basement, a porte cochere on the south side and is 3300 squaze feet in size. Other miscellaneous structures on the property included a brick well house and a pergola running along the Wadsworth frontage. A pazking lot large enough to accommodate azound 100 vehicles is located in the interior of the site. Modificauons to the site that have occurred since ODP approval have included the following: Planning Commission WZ-08-O1/Phazo for M& E Financial (Wadsworth Exchange) • Trimming and removal of dead and diseased trees as recommended by a professional licensed azborist. • Removal of the pergola. • Disassembly and relocation of the old barn to a private residential property in the City of Lakewood. • Removal of the faimhouse and associated gazage. All modifications to the property were reviewed and approved by the Wheat Ridge Community Development Departznent. III. PROPERTY ffiSTORY At the time of rezoning to PCD, the property had been used as commercial mortuary use; however it is unclear as to when and how the property was converted from residential to a commercial use. On August 5, 1969, the 7efferson County Board of Commissioners approved a zone change on the property from R-2 (Residential-Two) to RCl (Restricted Commercial-One) subsequent to the issuance of a building permit for the chapel. Seven days later, the Mayar and City Council of the newly incorporated City of Wheat Ridge came into office. Neighbors and adjacent property owners filed suit to overturn the zone change in district court. In April of 1970, the court found that the rezoning was an unconstitutional exercise of zoning powers by the Boazd of Commissioners and ordered the City of Wheat Ridge to take action to rezone the property back to R-2. At that time a church (chapel) was a pernutted use in the R-2 zone district The use of the property as a mortuary office and chapel continued until the property was sold to the cunent owners in 2005 where upon the commercial use of the house and chapel ceased. On September 19, 2005, an application was submitted for approval of a zone change from R-2 to Planned Commercial Development. On November 5, 2005, the Wheat Ridge Historical Society filed an historic landmark designation application for the property. The historic designation nomination was reviewed by City Council at a public hearing held on January 9, 2006. The case was continued until January 23, 2006, and then February 27 so that discussions could occur between staff, the property owners and the historical society. At the February public hearing a motion was made regazding Case No. WHL-05-01 to decline to approve the historical designation for the following reasons: The absence of sufficient factors under Secdon 26-906 of the Wheat Ridge Code of Laws; 2. The property owner does not consent to the designation; and 3. The applicant and property owner have reached an agreement with respect to the preservation of certain structures and elements on the site. It was further moved that City Council action not take effect until the approval of an Outline Development Plan which meets the following conditions: 1. The Olinger house be retained in its present location and exterior condition; normal maintenance and upkeep excepted. 2. The interior of the main house may be used for any purpose pernutted by the then-cunent zoning. Planning Commission WZ-08-O1/Phazo for M& E Financial (Wadsworth Exchange) 3. The existing pergola shall be moved, if feasible, to a location or locations on the subject property or shall be reconstructed at one or more locations on the subject property. 4. An option to acquire the old house and barn on the site (for no monetary consideration) shall be granted to any responsible organization, conditioned upon such option being exercised and buildings moved off of the site prior to the inifiafion of any construction on the site by the owner. 5. a. No application for a demoliuon permit shall be accepted, nor any such permit issued by the City for the Olinger house (mansion) or the pergola until the pending ODP application for the subject property has either been approved or denied, pursuant to the customary review process for such applications. b. The architectural design of any new structures on the property will be consistent with the elements of the architectural style of the Olinger house, including such elements as, by way of example, roof lines and shapes, building materials and colors, window pattems, building size, building mass. 6. The property owner shall have consented to the foregoing conditions of an Outline Development Plan approval on the record before the City Council. Planning Commission reviewed the zone change request at a public hearing held on March 16, 2006. A recommendation of Denial was given for the following reasons: 1. There is no reason to expand commercial land use area in Wheat Ridge. Wheat Ridge must develop the commercial azeas we have and not devalue existing uses. 2. This request would create an isolated spot zone. 3. This request would not benefit the neighbors. 4. The neighborhood objecdon is enough to constitute a legal protest. 5. Adjacent landowners would not support this request. Subsequent to the Planning Commission public hearing, a legal protest was submitted by adjacent property owners on the east. On Apri125, 2006, the City Council approved the zone change request and Oudine Development Plan (Exhibit 3, exisdng Outline Development Plan) for the following reasons: 1. The property is unsuitable for low density residential use due to intensification of traffic and uses along the Wadsworth corridor. 2. This land was used as a fairly intensive non-conforming commercial use (mortuary and funeral chapel) for over 40 years. 3. Zoning and development of the site would support the Neighborhood Revitalization Strategy concerning the redevelopment of the Wadsworth Corridor. 4. The design parameters shown are generally consistent with the C-1 zone district. 5. The proposed document meets all requirements for a Planned Commercial Development Outline Development Plan. 6. The application meets the requirements of Section 26-112 D of the Code of Laws. 7. The February 27, 2006, City Council condiflons have been incorporated into the motion for approval. Planning Commission WZ-08-O1/Phazo for M& E Financial (Wadsworth Exchange) With the following conditions: 1. The Olinger house be retained in its present location and exterior condition; normal maintenance and upkeep excepted. 2. The interior of the main house may be used for any purpose pernutted by the then-current zoning. 3. The existing pergola sha11 be moved, if feasible, to a location or locations on the subject property or shall be reconstructed at one or more locations on the subject property. 4. An option to acquire the old house and barn on the site (for no monetary consideration) shall be granted to any responsible organization, conditioned upon such option being exercised and buildings moved off of the site prior to the initiation of any construction on the site by the owner. 5. The architectural style of the Olinger House, including such elements as, by way of example, roof lines and shapes, building materials and colors, window patterns, building size, building mass. 6. The property owner shall have consented to the foregoing conditions of an outline Development Plan approval on the record before City Council. 7. A tree assessment performed by a licensed azborist be submitted at the time of Final Development plan and Plat. 8. Remove Use #59 "taverns or bars with food service, "and change Use #24 to read "eating establishment, sit-down, with or without liquor service requiring a hoteUrestaurant liquor license." 9. Revise Use #40 to read "liquor stores, high quality wine and spirits, no beer sales pernutted, no drive through". The current applicaUOn was submitted on January 7, 2008. On January 22, 2008, the Wheat Ridge Historical Society submitted an historical landmark designation for the former residence on the southwest corner of the site. This will be reviewed by City Council at a public hearing held on Mazch 24, 2008. IV. OUTLINE DEVELOPMENT PLAN The Oudine Development Plan (ODP), which accompanies a rezoning ordinance, sets the allowable uses and development standards for the property. In the past, the Outline Development Plan has been general in nature and served as the blueprint for development of the property by showing approximate areas of landscaping, building footprints and pazking. The Outline Development Plan is used to establish design pazameters including masimum building height, minimum landscaped coverage and minimum perimeter setbacks. Planning Commission WZ-08-O1/Pharo for M& E Financial (Wadsworth Exchange) In the summer of 2007, the planned development regulations were modified to expedite the Outline Development Plan (ODP) and Final Development Plan (FDP) review processes. An applicant has a choice of providing more written and graphic information detailing the development proposal at the ODP stage, allowing the FDP to be approved administratively. This case is being processed in accordance with more detailed ODP requirements. As such, the plan set for the ODP contains the following five sheets: declaration page/development standards, site plan, building elevauons, isometric perspective of the property and isometric perspective in reladonship to the azea. (Elchibit 4, Outline Development Plan) Allowable uses: The proposed amended ODP does not vazy in regard to the uses approved from the original zone change. Those permitted uses were taken from the Commercial-One zone district regulations and many of the normally permitted uses in C-1 were eliminated based on traffic generation and potential negative impact on the neighborhood. Those eliminated uses included the following: auto sales, auto service and repair, fast food restaurants, gas stations, cabinet shops, carpet clearing, day caze, electrical supplies and service, equipment rental agencies, exterminators, home improvement supply stores, locksmith shops, indoor amusement enterprises, indoor flea markets, motorcycle sales and service, schools, plumbing and heating supply stores, schools, and upholstery shops. Drive-through facilities were eliminated from the liquor store category. Uses which were allowed to have "sofY" drive-through facilities include banks, coffee shops, laundry and dry cleaning shops and pharmacies. No additional land use process would be required for these uses. Site Plan/Structure configuration The existing Outline Development Plan was configured to show three different use areas as described under "Development of the Property" on Sheet 1. Use Areas 1 and 2 included the house and chapel on the south side in their existing configurations (see descrip6on on Sheet 1). Verbiage regazding Use Area 1(Olinger Residence) discusses retention of the house including the recording of a restricted covenant to ensure retention and maintenance of the structure in perpetuity if the structure/pad azea were to be sold. Pernutted adaptive use of the residence includes all of the uses identified under "Allowed Uses". Use Area 2 allows retention or demolifion of the chapel at the will of the property owner based on the market. Permitted adaptive use of the chapel includes all those uses identified under "Allowed Uses". Use Area 3(the grounds) is indicated as the area for new construction located north of the existing structures remaining. The configuration of the new azea may be a single structure or several smaller structures consistent with the three pads shown on Sheet 2, to be deternuned at the time of Final Development Plan and plat. Maximum building coverage for a11 structures is shown as 30,000 square feet with overall malcimum coverage by buildings and hazd surfaces of 80%. Discussion of the relocation/reconstruction of the pergola in different azeas on the property is included in Use Area 3. The farmhouse and barn on the north end were not incorporated into the existing Outline Development Plan. "Chazacter of the DevelopmenY" discusses integration of design features from the Olinger residence into new structures, the existing vegetation on the property and pedestrian access. Planning Commission ( WZ-08-01/Phazo for M& E Financial (Wadsworth Exchange) The proposed Outline Development Plan has been modified to eliminate the three use azeas from the first sheet and the graphic on the second sheet of the existing ODP. The graphic on the second sheet of the proposed ODP has gone beyond the existing "bubble" diagram to a site development plan. The site plan shows four structures including a restaurant pad at the north end, two retail pads in the center of the site and a bank pad on the south end. The bank pad is located in the azea currently taken up by the residence and chapel. Total maYimum building footprint is shown as 30, 000 squaze feet. Both the bank and retail pad A are shown as a having drive-throughs. To be consistent with the intent and requirement of the expedited OPD/FDP process, the site plan (sheet 2) must be expanded to illustrate existing adjacent development. Landscaping: The original ODP set the minimum amount of landscaping at 20%. The specific landscaped coverage depicted on the site plan is 39%. A solid wall or fence at least 6' in height in combination with landscaping will be required to be constructed along the east and north property lines. A detention pond runs along the eastern boundary of the project. An area has been reserved betund the new property line on Wadsworth for streetscape elements indicated as a hatched pattem on Sheet 2. The note on the le8 hand side of the drawing, "Streetscape azea...." should denote the hatched area. This area will have to be increased in size to allow a 10' wide detached walk within it. Final landscape design will be determined and reviewed at the Final Development Plan stage. Access: There have been no changes from the existing ODP document. Existin~ access to the site is by two primary curb cuts; one each on W. 29`~' Avenue and Wadsworth. The 29 Avenue entrance is currently pushed to the east against the common property line with the row of homes on the west side of Webster. It is offset from the City Hall entrance by about 35'. The other primazy access from Wadsworth is located north of the house. A second access point farther north on Wadsworth appears to havex rovided access to the farmhouse. This driveway provides access through to the Webster/W. 30 Avenue intersection. Proposed access points aze depicted on 29`h Avenue alyning opposite the access into the municipal building property and 460' north of the Wadsworth/29 Avenue intersection. The 29`h Avenue access will be full movement and should align with the centerline of the city hall access. The access to Wadsworth will be restricted to right-in/right-out. A pedestrian connection will occur at the northeast corner of the property at the Webster/W. 30`t' Avenue intersection. No vehicular access will be pemutted from this corner. Proposed access is consistent with what is shown on the existing ODP. Public Works has determined that a total of 48' of right-of-way/easement azea will be required for future roadway improvements. A 20' right-of-way dedicafion will be required to accommodate public improvements with this development (lane widening, new through-lane, and curb and gutter). The 10' wide sepazated sidewalk must be relocated behind the right-of-way dedication out of the cross-hatched easement azea which wIll require the pazking lot improvements to be shifted to the east. As Wadsworth is a state highway facility, the final design and location of all access points will be subject to CDOT approval. Planning Commission WZ-08-O1/Phazo for M& E Financial (Wadsworth Exchange) Public Works has also commented that a left hand turn lane be provided along the 29d' Avenue frontage to accommodate vehicles going eastbound to turn into the property. An undetermined amount of right-of-way will be required at the time of FDP and plat to accommodate that tum lane on 29`b Avenue. An RTD transit stop is depicted north of the Wadsworth /W. 29th Avenue intersection. Parking and Circulation: Parking is located on both sides of the proposed structures with interconnected circulauon azound the building pads. Drive-throughs are provided along the eastern sides of the proposed bank building and Retail pad `A'. Proposed pazking exceeds the amount required by Section 26-501 of zoning and development code. Handicapped accessible spaces will be interspersed through out the project, the locations of which will be deternuned at the time of FDP and building permit approval. Building Height/Minimum Setbacks: Consistent with the original ODP for the property, maximum building height remains at 35' which is more restrictive than the 50' allowed building height in the RC and C-1 zone districts. Setbacks proposed remain the same and are generally consistent with the City's commercial zone districts. Development Standards: The development standazds depicted in the table aze shown as minimum standards on the ODP. The table provides a comparison with whaYs required by the ODP and what is being shown on the site development plan. Item Re uirement Provided Max. Building and Hard 80% 6 1 % of the entire site Surfaced Covera e: Minimum setbacks (restaurant) From rights-of-way: (Wadsworth) 30' 80' from new property line (29'b Avenue) 30' 490' From northern property line: 20' 25' From eastern property line: 20' 120' From rights-of-way: (entire site) (Wadsworth) 30' 60' from new property line (29'' Avenue) 30' 60' From northern property line: 20' 25' From eastern ro ert line: 20' 120' Minimum landscaped 20% 39% total site covera e• Minimum parking required: Refers to Section 26-501 of the Exceeds pazking requirement for Wheat Ridge Code of Laws all four structures Maximum building height: 35' 35' to mid-roof (excluding non- occu ied architecturalfeature) Planning Commission WZ-08-01/Phazo for M& E Financial (Wadsworth Exchange) Signage Refer to Article VII of the Complies Wheat Rid e Code of Laws Fencing Refers to Section 26-603 Complies Exterior Lighting: Refers to Section 26-503 of the Will be evaluated at the time of Wheat Ridge Code of Laws FDP approval Architectural Detail: Refers Architectural and Site Complies Design Manual Architectural Elevations: Architectural elevations (Sheet three) have been provided for the restaurant on the northern-most pad site. The structure will be two-stories in height with an architectural feature on the south side. An outdoor dining azea with fireplace is proposed on the eastern side of the structure. Proposed materials include stucco with wood accents and tiled roofing material. Four-sided architecture is provided with vazying rooflines and faqade changes. The proposed materials and colors need to be specified on the azchitectural elevations. All additional buildings proposed in the development will be required to emulate the design features of the restaurant. This third sheet needs to be incorporated into the plan set. Staff concludes that the proposed elevations aze consistent with the CommerciaUlndustrial Design Standazds of the Architectural and Site Design Manual. Isometric Perspective: The final sheet of the plan set is the required azchitectural design portrayed as an isometric perspective. The intent of this requirement it to demonstrate graphically the nature of the proposed development and demonstrate that the proposal is not inconsistent with adjacent land uses. This graphic must be modified to show the sidewalk along Wadsworth behind the dedication area. V. ZONE CHANGE CRITERIA Staff has the following comments regarding the zone change criteria. The Planning Commission shall base its recommendation in consideraflon of the extent to which the applicant demonstrates 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; The official zoning map is not in error. The parcel is currenYly 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, Planning Commission WZ-08-O1/Pharo for M& E Financial (Wadsworth Exchange) Commercial development along the Wadsworth Blvd. corridor continues to intensify. Wadsworth is one of the heaviest traveled corridors in the meuopolitan azea. On the city's street classification plan, it is designated as a major regional arterial and carries over 40,000 vehicles per day. Based on increased uaffic and intensification of commercial land uses, Staff concluded at the time of original rezoning to PCD that there were changed conditions which made this property undesirable for low density residential use. 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 plaas for the area; The Wadsworth Corridor Subarea plan was adopted by the Wheat Ridge City Council in 2007. This document is considered an addendum to the Comprehensive Plan for this portion of the city. The document is intended to be used as both a short-term and long-term planning document by providing guidance for the future development and redevelopment of properties along Wadsworth. The property is shown as Commercial on the Recommended Land Uses Map in the subarea plan. Other goals and policies of the Comprehensive Plan which apply to this situation aze: • Good urban design through the use of pedestrian connections, reduction of the number of access points on arterials and providing places for people to gather. • Supports a transportation network by providing adequate on-site circulation for vehicles and pedestrians and limiting traffic impact on adjacent neighborhoods. • Supports economic development efforts to preserve and enhance the City's tas base. • Provides a development which supports and complements adjacent residential development. • Provides a development which minimizes negative impacts to residential neighborhoods through effective buffers and landscaping Staff concludes that the proposed change of zoning conditions and ODP amendment have met this criterion. 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; The subject property is surrounded to the north and east by low density residential land uses, primazily single family dwellings with some duplexes mixed in. Corresponding zoning is R-2 and R-lA. To the south are Haywazd Pazk and the Wheat Ridge municipal building zoned Residential-Two. Property to the west is located in unincorporated Jefferson County and is utilized as a mortuazy and cemetery. The proposed commercial zoning is compatible with adjacent residential use due to good urban design and the use of upgraded buffering to minimize impacts. There should be no additional impacts with the removal of the old house and chapel and replacement with new structures. Staff concludes that the proposed change of conditions and ODP amendments have met this criterion. c. There will be social, recreational, physical and/or economic beneFts to the community derived by the change of zone; Planning Commission 10 WZ-08-O1/Phazo for M& E Financial (Wadsworth Exchange) There will be economic benefits as a result of the zone change. The applicant has been trying unsuccessfully to lease the house structure for a commercial use for two yeazs. The interior of the structure does not meet today's building and fire codes, nor is it handicapped accessible. Prior to occupancy, the interior would require substantial modifications. Redevelopment of the property would support the Neighborhood Revitalization Strategy concerning the redevelopment of the Wadsworth Corridor and the intent of the Wadsworth Corridor Sub azea plan. Staff concludes that the proposed change of conditions and ODP amendments have met this criterion. 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 eiust or are under capacity; All agencies can serve the property with upgrades to infrastructure, the cost of which will be borne by the applicant. 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 probleros, or seriously reducing light and air to adjacent properties; The property was used for over 40 years as a mortuary/funeral chapel. This specific use was at times a heavy traffic generator. West 29h Avenue is a collector street and has a signalized intersection with Wadsworth Blvd. Wadsworth is designated as a major regional arterial. It has been concluded that the existing street network has adequate capacity to handle the anticipated volume generated by the commercial development with improvements being required by Public Works. The change of conditions will allow the existing structures on the south side of the property to be demolished and replaced with contemporary construction which meets building, fire and accessibility codes. The maacimum building height, minimum perimeter setbacks, minimum landscaped coverage and maximum building coverage have not changed from the original zone change and ODP approval. 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. Staff has concluded that the proposed site design and azchitectural elevations are consistent with applicable standards in the Architectural and Site Design Manual as conditioned in StafPs recommended motion. Attached is the applicants' narrative regazding compliance with the Architectural and Site Design Manual (Exhibit 5, Applicant response) Staff concludes that this criterion has been met. Planning Commission 11 WZ-08-O1/Pharo for M& E Financial (Wadsworth Exchange) VI. NEIGHBORHOOD MEETING The required pre-application meeting for neighborhood input was held on Januazy 3, 2008 with 23 persons in attendance. (Exhibit 6, Neighborhood Meeting Recap and Exlubit 7, Attendance List) VII. AGENCY REFERRALS All affected service agencies were contacted regazding the ability to serve the property. The developer will be responsible for any needed upgrades to accommodate the proposed development. Specific referral responses follow. Colorado Department of Transportation: CDOT has granted conceptual approval of the proposed right-in/right-out access onto Wadsworth provided that a deceleration lane be constructed. Consolidated Mutual Water: Can serve the property with needed improvements at the developers expense. Xcel Energy: Can serve. Regional Transportation District: Has an existing transit stop on Wadsworth just north of 29`h Avenue intersection which must be accommodated on the Final Development Plan. Wheat Ridge Sanitation District: Can serve the property by an 8" sewer main in W. 29th Avenue. L'united service may also be available from the north. Line upgrades and new taps will be the responsibility of the developer. Wheat Ridge Fire: Can serve. Wheat Ridge Public Works: The Public Works Department has reviewed preliminazy drainage and traffic information. They have deternuned that 48' of right-of-way/easement area will be required for future roadway improvements on Wadsworth. A 20' dedication is required to at the time of FDP and plat to accommodate a new continuous uavel lane and curb and gutter. The sidewalk on Wadsworth must be 10' wide and located behind the dedication in the easement azea. This may require shifting site improvements to the east. A continuous left hand turn lane must be provided along W. 29t' Avenue which may require a dedication of right-of-way to be deternuned at the time of FDP and plat. The entrance to 29th should line up with the centerline of the entrance to City Hall. Wheat Ridge Economic Development: In support of the NRS, this application meets the goal of redevelopment of the Wadsworth corridor. Retention of the existing structure may be a negative factor in mazketing and developing the remainder of the site. Removal of the house may be necessary for the viability of not just the property but this section of the Wadsworth corridor. (Exhibit 8, Economic Development Comments) Wheat Ridge Long Range Planning: The proposal is consistent with the Wadsworth Corridor Subarea Plan. (Exhibit 9, Long Range Planning Comments) Planning Commission 12 WZ-08-O1/Phazo for M& E Financial (Wadsworth Exchange) VIII. STAFF CONCLUSIONS AND RECOMNIENDATION Staff has concluded that the proposed modification to the original zoning conditions must be processed as a zone change and that criteria used to evaluate a change of zoning conditions supports approval of the modified ODP. The proposal is consistent with the Wadsworth Corridor Subarea Plan, the goals of the Neighborhood Revitalization Strategy and the CommerciaUIndustrial Design Standards in the Architectural and Site Design Manual. For these reasons, a recommendation of approval is given for Case No. WZ-08-01 with conditions listed below. IX. SUGGESTED MOTIONS: Option A: "I move to recommend APPROVAL of Case No. WZ-08-01, a request for approval of a change in zoning conditions approved pursuant to Case No. WZ-05-10 and for an amended Outline Development Plan for property located at 7495 W. 29th Avenue for the following reasons: 1. The property was rezoned to Planned Commercial Development pursuant to Case No. WZ-05-10. 2. Retention of the existing structures on the property has proved to be prohibitory to development of the rest of the property. 3. No changes are proposed to the uses and development standards approved pursuant to Case No. WZ-OS-10. 4. The criteria used to evaluate a change in zoning conditions support the request. 5. The proposed site design and azchitectural elevations are consistent with the CommerciaUIndustrial Design Standazds in the Architectural and site Design Manual. 6. With modifications recommended by Staff, all requirements of an Outline Development Plan have been met which will allow administrative approval of FDPs for the property. With the following conditions incorporated into the plan set prior to City Council public heazing: 1. For consistency with the intent and requirement of the expedited OPD/FDP process, the site plan (sheet 2) be expanded to illustrate existing adjacent development conditions. 2. On Sheet 2, modify the 29`h Avenue access to align with the centerline of the city hall access. 3. A left hand turn lane be provided along the W. 29t' Avenue frontage. The required right-of-way dedication will be assessed at the time of FDP and plat. 4. On all graphic sheets, modify the sidewalk along Wadsworth to be 10' in width and located behind the 20' r-o-w dedication. The proposed pazking should be shifted east to accommodate this. 5. The architectural elevations and isometric perspectives be incorporated into the plan set and all sheets be renumbered accordingly. 6. The proposed materials and colors be added to the azchitectural elevations. 7. The existing restrictive covenant requiring retention of the old house be released as an encumbrance on the property." Option B: "I move to recommend DEIVIAL of Case No. WZ-08-01, a request for approval of a change in zoning conditions approved pursuant to Case No. WZ-05-10 and for an amended Outline Development Plan for property located at 7495 W. 29h Avenue for the following reasons: Planning Commission 13 WZ-08-O1/Phazo for M& E Financial (Wadsworth Exchange) 2. 3:' Planning Commission 14 WZ-08-O1/Pharo for M& E Financial (Wadsworth Exchange) Michael G. Pharo Associates, [nc. 7anuary 23, 2008 Ms. Meredith Reckert Senior Planner 7500 W. 29`h Avenue VJheat Ridge, Colorado 80215 Re: 7495 W. 29`h Avenue Wadsworth Exchange Dear Ms. Reckert: The purpose of this letter is to provide a response to portions of Section 26-112 Private Rezonine of the Wheat Ridge Code. Specifically, we are responding to paragraph D. Criteria for Review. This response will be a bit different from the norm in that our current submittal is not requesting a change of zone, but rather a change of condition to the existing zone. The property remains zoned Planned Commercial District per our previous approval. We are requesting that we be allowed to remove an existing structure to better implement the allowable uses. This response will address the implications related to the removal of the existing structure. D. Criteria for review. The city council shall base its decision in consideration of the extent to which the applicant demonstrates the following criter-ia have been met: 1. The existing zone classifzcation currently recorded on the official zoning maps of the City of Wheat Ridge is in error; or The official zoning map is not in error. The parcel remains zoned Planned Commercial District. 2. A change in character in the area has occurred due to installation ofpublic facilities, other zone changes, new growth trends, deterioration, or development transitions, and that the evidence supports the finding of at least four of the following: a. The change ofzone 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; We believe that the current zoning of the property reflects the goals of the City as stated in the comprehensive plan. This approval of the current zone by City Council would seem to confirm this position. Implementation of the existing zone will be assisted by the removal of the existing structure to allow development of the property per contemporary commercial requirements. \ 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; 2835 West Oxford Ave., #6, Englewood, Colorado 80110 • phone: 303/783-3772 • faY: 303/783-377' EXHIBIT 1 2 Compatibility with the surrounding area remains constant per the previous zoning approval. On-site compatibility will be retained since all development can be done utilizing similar architectural and landscape treatment. c. There will be social, recreational, physical and/or economic benef ts to the community derived by the change ofzone; We believe that the anticipated economic benefits as outlined in our previous submittal can be realized by the removal of the existing structure. Elimination of the existing structure removes the physical and economic impediments posed by the former use and dated nature of the facility. The comer location will be available for new construction that is a positive in the retail marketplace. The entire project will benefit from the synergistic conditions provided by integrated development practices. All of these considerations speak to a successful project, and thus, economic benefits to the City. d. Adequate infrastructure/facilities are available to serve tlie 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,- Adequate infrastructure remains available to serve the allowable uses. Phased implementation of the project will occur utilizing on-site improvements which transition into perimeter traffic and utility facilities per approved plans. 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; and These issues were properly addressed when the property was zoned for commercial uses. Replacing the existing structure with new construction does not alter any of the issues. 3. The application is in substantial compliance with the applicable standards set forth in the Architectural and Site Design Manual. Please refer to our response to this issue provided by SEM Architects under separate cover. Please let me laiow if I can clarify any part of this response at this time. MGP/kp c: Andy Miller A.L:T.A. SURVEY EXHIBIT 2 , # V1C1ll11V Idutim~b-mm[o1uadsw C~ 80SfofSaWLd hb'.meYbcallowedW^^~meeaofAeCam~ib~ • . . del~iuaontbn ihe J~we~elmdme u af~ar' O ~~du+ca~. j ofPoeYJMe~tBidgc M~mYmrNaR~fiolP.~e): Jo:t - ~iodediea~mvewtieew Codea(Levn. M~B~dMbBti~~ 2~bina35Fen i. AmmalvpsdmS~R~~a~Q'~wwtizcPoveavvowMidePma~for ~iinclothzi d0g: W p(IDlWII - inv]odidl g~yg~a:- WdnM6B1H.RO.W.-30Paa Ma9'xStmn - WsL19°A.1-O.W.-M~ NodbvuAmaOBOMKWY-tt'~ 4. APP4meeNaeemdlocWNtleervieemC~m - - pyROp~rg~yy.-20Fed - 5. MBJlaiamwfia e._ b. Aofup~b,eWPFia.mddam~dsl~.~M1~81mwW~wbiL f C~qcimiginodbasdinqh Ffm~miSP~&twaeBwlGeP: lOFat . dtlivetlwPW~~°OFWeSmmWBamorv-tlw~araiieo .mcLev&eeinkahd[at ~'v1✓dl~m. NOm-db~iveisp+u° ftion, Mpvkmg&116e'mmvammeewMhSttEau165010( ilWwed:ivbWltfionbam¢wiPoin6ndloa+bleEwioae. . hnnp~inodmf 9ssWhWRidR~^oflam. . 1. Bekcin.Iqtil 8. Bmka.lommdfivmccolficc+~Wdrivetluaugh Fm:me: AOfmcaBtlWl6?Ivwufowmcvaib Safiao2b-L03of 10. 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QR'IICI'S CECf1fiC8t104: Thehsba-A@iMovm¢. m1egl~Y~o~hd eg~mamC daa hsehY Y~ thEtFi P~P~Y~S+QY~bed6naanwi66edn'ebpedw~PI~NC~iil Dwdopv~ m exadmw. wV h Bw vw. rtahicUme md wuNewu m Vimd'm tEUc pIQ mE m maYatlicmiwbcnTuadMlaw. ~fivtlodaao~¢v qrt~he epp~uvet o(~vamnB N Remed Coddeeid Deo~ md TPoyw attl~ Outlmc DwalapmmtPl~daumcaeue~vMeEPOP~1'n~, VeehdP~W~O'riBT~°mnY odY aiwnd rm~eF~omtm 9nPA^m^m ofBaAOn26t21 of&e Whd RidBa CoEeaFitm. MQEP/~' AC NOtARY PUBL[C Svbembedmdmambbefiereetlw_jf~_daYO( ~L- .20~_ we.e. onr md me oa.~w u+~. MrPo~m;onur~+ ~1 IaE ►q'.15 pm a vx Im~edu~tlu~bemwoadmx . AeGUediNrieStr«mrT^mdAxchl~mtim(DmpMmvel .1~hi~acooaL .4~mawAUdmbaw~MCO~~H pwyp~{pyy9xm .vopdaevnWtllOStrabmps mWArcFknnsallwle^ Mmiwl. Planning Commission CcrfiGcation. - Rao~ewdeEfmWPbv~ltltle /L~" . dvYef%nH~w .10?%.br yw WMtRidgePlmuoB Co~uieriw. Community Develapment Dire~c/t/~~ . ~ ~ - .,CIL}' COU11C71 ~.'EI{lfICBhOIl: : . ~Vwm. AY,~ a.rot G.►c:l .saos~roymn, Cih &il . a zll ~ County Ci&Qr&*&otders CeRificate: <pew ~pA 'mBmk__JPvge_JRaepewMQ.~y~ d . e }y II~FFERRSON j A,~ ~ E ~ 1N e NowYSW: . AIFOIIM~_ . . ~pRR{111111C ' OWIICLS~~fCIllCIIL: M' The mwa of We papaM1y u M& 5 Fmmeid, I.LC. I I . Unified Conttol StaLement: _ 11rcowMrofWepapertyisM&EFlVmcuL~.MREFinvmiQt3.ChavevaY " immmov o[EevekP~B coiomaud ctiNiw ntW¢ IaeGw. ShoWd mskeVbusmue cmNnau mryirc e eAe o£MC pFapmy. Net awna rouW h abligetN by tlro cmdiriwe of~ docvmmt 00 Wadsworth Exchange Planned Commercial District itline Development Plan : An ~Official Development Plan in the City of Wheat Ridge A Parcel of Land Located in the SE 1/4 of Section 26, Township 3 South, Range 69 West of the 6th P.M.; City of Wheat Ridge, County of Jefferson, State of Colorado - AIIOW-P.d-USCS_ - _ _ - . . DCV0IOp111CBT Cl'ttCilB 5MU t d2 vmrammmaad~au~.~r.acehv. - .wora.dapm~t rartaM.+.ca~ncu,fMAa1 K.n) nm.<aou..wuwoaaor. . Atr~e~e Imtl ~.ea md wLm~PP~~4 a~ire~4f➢ine vo~ ~ . aim~m rtkv3e Surveyo:s Ce~cahon. SMirLSf S. Cbv~mn de b¢NY~vOnihee~.rLed dunRb~ f^k~ J.Block I ot e.~m'. ~i.;uon, wr ~rya~ maa nr P4~~ ~°v^^^T ~~r ~~b^s . dtuW?,beNOfmYioo^^»vfaemeimetldbliefmaccoNaece. ~JIKK ~ le Cola(de emmM. 1Te c~mg damphw +a"~Y A~m . eqtjficdau sdwrin Lawn b mtwded odY ffa 1M1e la dmaryaw. ~i 07A` Miducl S. Chcemoe. PIiPI3 M9 19. Cnff ShoPewithdriveuaoo9~ 30. Gmmunirybuildinge 21. DvrypmduGetmu. 12. ON~evlorwieryeroms 33. Drvgecmw 24. &ilnewtebiiahmwm-dtdown.wnhwwiWonN9~.aevittm9iua6• ]S, j`101016Wpf 36. Fuminveatarta - 2]. Ga+densuPPlYsbmwiAvowfeihemn+BaofiovmroR' 18. GiRnwclrya~wuva~ o e w.atc.a~i~h- 19. l~esi-BovrmmmuT~~ du~+ d, noentVI~MoW 30. Gmccrymwuvwimcsetuamgupwipc 31. an.,naii.oaonionm..mvi~<u 32 HudwmearoremdhomeMpeovemmtnWPtiaevriPor~o"LiBbox"ilms 13. Hobbyaudaaftetaee X. HomsNml~ttiv8+bm 35. Inario~h<metin8m4PwimeupholelaY~°P' 36. leweiry M. 38. , laundry md d*Y c~udn6 sMpe wM Eriv~ tlvougL 37 L~M1mBO^demdlugg'geebrte . - . 40. Li~atWmmWgh 9uelibMUeW94xi4mba:mimPenni4xi.votriw 41 Ultrya~eafmdM~W1«ka . MwLW 42. MeAW md dcuW o81cu, etivc+~ Lhaam~id 43. Mueic nwea u. x~a. 65. Odmeupply~ 66. O&cea: 8Waa1 edm~etrefin.6iWaem mdA^fvselwil ofta; mci0ry ~.fta, k]. OpGCelaMnu . 46. Paiv[eedwallpepc*abrts '<9. Pelsmm M. P6vmxiawiihdriwiNou& 51. N~ Emtin6ilPe 52. Rcvdwriel-RMbPmo^tde°IsP°tidWtlboocofF'vW DevelopmmtPLn . 53. Shoertq+iceMps 5t. Shoeacorm 55. Spceidryeha"ewLvbedKae,leCba,Mefuedgl%+e. 56. Scort^BHaodsmwv fl. StudiafmP^COrioeatwmkorkrL'meof6oeeRS.V-WB'Pb1'.music.Nmuw a.nc. 58 Tulor.deasniebn8oreloNfigalmAwd'uPo 59- Tckvwoq'W~a.melivpplimce~qmode¢^~^5~0 fi0 Tobocwsonw . 61 Toysivvo 63 VidwnaW s3. w.nnaj=kr-,otbo^^w - Statement of Existing Zoniag: Thie nezanie8 n9°ert u ie4u7e3 4 mnm Poe arikm8 0. 2(AeaHmtiil 3) zoift to PCD(Plmmd CammmiY Dimin). lbb mmoewiube viceomPti-bid m+oodpib°°ofine idmto[We WhnRidgeCwaqdmi~°~~R~dY~VmofmaCM1yDcvebVmmofthePW~Y m ecro~da~x:cwi9.~smnedam~ee[wiLLMmdwifh ,pw~,aaNmop~ev~oom~oowmaan. vdannbndeN~nx pro1idWiveao,dmeeail6romAmrtY.Rbda DddYot6wpopae1dhVeWpoybot . will bepmvided et the time afFDP (Finai Developm~Plm) prrCilyrtqoh~u. Pbas'mg f FmtiDwelopmentPlmi 'Itaauwitlmitime~~of iLedeei, W PmwneBo ¢ rppcowunattlY9 Ns'It+edev<IOpmmtofthePAla~~~a~°°~"°~°°°d`°°'"'OL~oo ofroep~muysnucwee.nli [ollo'w Hffiin e Hme fiw<Mppmximeeely9 ro t2 monUS 'folelnm<fimmODP~tlmuP`.fta+Y mli6°Vp'°A°tiAYZO~. eNQOEe6I@IStbvd6: - ieoeofftetrocndvad bvG mee w lae Moi`2: Eaa~cl-~~oruw.trucn,a.ml.mve.no~mmm~or«s 9omtltespucWe. Thi~--W-IlogofOn.RWonY etraaMwm NoraroamacoumuaeCV¢ P~^6MtlrieP~^P~Y. T6eProP~Yemto( ae.z: meen~W..rnueu. ofm~a,~uew ~a~.m.ra~ oalbe retameE dR~6~ 0°dm8~owmue iviceelwcbo^wiWlb~ Wmf 2'. AvcnuaentryloWep jat Project Contacts: mm~ a cid.G.C M a - p Fnpvee~~ ~ LpSprvceSVCd.SUi41W ~ 80U0 ~ ]853$.PJm Sf~W,S 80120 0 ~ ~ # i~l 00 AMYM1filltt-PivcN~ 3 11 9/~ - WmEeRAyva-PiiecNv I L ~A ~LNI Twg p~xt~un(:ovWluN.inc. x S C ~ bTl S ColoMO BIM. M200 1889 Y~9trwl pm~e coim,ao emac f22b 8900 ~a cou~ saza 303tl3'l-110 - 303 BmuMeLenna¢-Nincipsi DaveRUhle-Priec'ryal ~en...v Mwhwl4.PhmaMmc~~, luc. CLamadAmoci~ee BhdSwNe203 i A30S U 1835 WenA[ordAvmnaNb c t m e0110 m ty . mvm ~ Soztd o m. B~1~wa , 303l783d'I'!2 303/1223751 ' FLchulPhem -Priocipsi . ryil MchWS.Chuw«-Pnec Case Histo WHLAS-01, WY heprtedOe:Se ~~Go Im M EXHIBIT 3 ..11cPmP~3'willhe ( ~yflheAilweilleneelkMaoYtiedacmenc Dwatopmem willbe mdev4 ~widiWeoao.b. Wb~w, W dryectivm ofPoe Ctiry of' .amwwa¢e. ; \ Wadsworth Exchange Planned Commercial District Qutline Development Plan : An Official Develapment Plan in tihe City of Wheat Ridge A Parcel of Land Locatcd in the SE 1/4 of Section 26, Township 3 South, Range 6~9 West of the 6~ P,M., City of Wheat Ridge, County of Jefferson, State of Colorad 5heet 2 of2 . . Selid MawmY Fash Enclonne w/Lavdeceping 20' RO. W. Dedieation !i~g1tt-In/ Rt'p7tt-Out ~Cccess Exiating Cemeterv (7effio) R-2 ; R-lA Pergoffi. . Existing Single FY R.O.W. Dedicaiion - w~,~ ~o'" n.~,~ a WeMhr 56eU Invcsecrton- ~ c4onro - Corm hi -P d f e s u an Neishno~hooa Pedeski an coumeceoo ofBUildinB' Pazknnp/VehicularAccess ~ Planned Comrnercial E--g ° SinAle Family DiStrict II m z ~ x-tn SoiidMasonry '1leshenclosure waaadscapine - f I 6 Foot Solid Pencing- . )~j~/~ ~ w/Ove[storyPl~Ulings \ Y f Line e t E i ti ng Pmp ` y x s 0 We't29m A. W Full Movement pccess Existing Ci of ~ty ~e R2 i. Site Plan x,ic r/J-~!poo' . Sak1oFM 0 - l00 200 North smtuepe^.oawim - Reee~vetionfocYodestrian Aeceas,lboe I.awn, Sn+xt f§unipa2,~~¢ etc.; MmimumA41- owabie ODP ~~s7~~.. Biril' ffid~ 0% Ar~9bme. 30000SF. IB'.6 g~dypyb 83 tO3.F. 65% MmimmioE20% TaMb IOBY. - i~% IVO4-e: l. Gmrlatamis<_601cm-2W.<019F.NMIatueq~uimutJ.]SSF.f 8an 30"pvmadWdMaStreadediatimod12,716SF.fmWtlorm1LBadwN . dedicapoN 'm12'19ww-IH6,110SF. ' D+1~ProHdNIWIEO°nho~Wadeov~ePaP<~mowYUkdmO~~uCm - R~~~VmP~^^~TmEla+ablactmrAm6aFwldnwiil4aqeNEeCwiWtlm - Foil pew~opmentPhn. ]Te"dbwebk~TVa*8~ Pa ~^~'8 ~ilawma" uvefidpa Wis0u11meDevdapxmPlm. . of FDP N 00°0093" E P,rea 3 --r rplanned Co~scislIIisiiict eres PIet 39A S 00°02'03" E Projec[ Sigaagi Shaetacepe Awa aNh Reeen'ahon fot Padesgien parsota_ Acesee. Tr~ee Law4 ~Shxt . P~~' qHowaVFemg, etc.;p Detenfion Pand Miov~mm ~ V8ry 6 Foot Solid FC P. rw/OVax[orvPL Wadswrnth AoUlevard 'S~c~5c Locetiun of Existlng Oliugec Pugola to bc -xetocekd m Reconsliucted on pther Pwtions of dw Ropmty Sckcmatic Flan 1" = ao' ' ~ 0 40 120 ' NottL at 29a Avenue pecTretSc ProjectSignage / I Ciry ofVYhezt Ridge AccemPOint ~I ~ ~N :v 3 Full Movcment Iatetseefion to Align with Pinson P3ace ProjcctSigaage for ~ . _ aa Hi_ . Case story: Wt6-05-01, WZOS-l0 prepuedOV:SCptembaN.2005 RevbeSp: Imury13.2006 Jmuay26.R006 ~9.2006 . Apil 14, Rql6 J. l5. ZW06 ~ _ ` ~~e . er~ . - e~e ~ ~e~ o~~er~l a ~ , . . A 1~ 1 ~ ~ -1- ~ n ~ ~ ~1-~ T ~ ~ ~ 1~► ~ ~ 1(~ +C~' • ~ ~ ~ • ' e ~ • • ~.R ~~e~ ~ ~ Sheet ? of 2 wed Uses Allo ; riteria nt C velo me De ll ~ar~s,s p , Allowed uses sha . Total Lot Area-4,601 Acres (200,401 sq, f~.) ~ ~ Area of Development: Alternate laild uses, and ~a Icin~ ~ 80% of Total Lot below, may be allowed u~ ~w ,,N~ ~ Maximum T3uilding and Hardscape Coverage: determination tl~at the alt t~.5,. Av~. f 1 ,50:1 Outside displays are sub~f ~ Maximum Floor Area Ratio (FAR): Co~e of Laws. ~ ~ . Feet l. Animal veterinary } r,,,. t. 2 stories or 35 . 1.~p Maximltm Buildmg Heigh do s; no cremation i ~o g F t~'~ ` h Blvd. R.O.W.--------- 30 Feet 2, Antique tores LAKESIDE uildin Setbacks: Wadswort d access B g v nue R.O,W.--------- 30 Feet 3. Apparel an ~ , West 29 A e b~'~~ ert Boundar 20 Feet 4. Appliance stores at , TF, G Northern Prop y Y s or stu~ W.44 AVE. rn Pro ert Boundar 20 Feet 5. Art ga ene Easte p y Y rts su lie ! 6. Auto pa , pp , 20 Feet derive the prepond~ . Minimum Space Between Buildings, merchandise irlten~ • _ Q with Section 26-501 of allowed; installatie > in : All parking shall be in confarmance q Park g 7, Bakeries, retall ~rH ~ ~ the Wheat Ridge Code of Laws. W. 38 AvE. x a 8, Banks, loan and fi~ ~ ~r H N ~ ~ H ~ z . nformance with Section 26-603 of 9. Bicycle stores ~ ~ ~ z ~ Fenczn : All fenemg shall be m co W Q S 10, Bh~eprmtmg, phot~ ~ ~ Q tl~e Wheat Rldge Code of Laws. ~ WHEAT RIDGE Q ~ ~ W 1 l. Bookstores, newss a ~ ~ w ¢ x ' Article VII of the 12, Busii~ess machine . N~ ~ a x ~ All si nage shall be ~n conformance witl~ ~ w. 32 AvE. Signage: ~ 13, Camera and photo SUBJECT Wheat Ridge Code of Laws. 14. Candy, nut and co CROWN HILL ~ W 7~1TN AVE. . ' onformance with Section 15. Carpet sales ~ CEME1'ExY ~Q Cln ; All exterlor llghtmg shall be in c 'cROFVNxrr.c, ~ibh g Laws. 16, Caterers 1 ~~Kr 26-503 of the Whea~t Rldge Code of . ~ 'TH 17. Church wIt ayc W.26 ~t1V~. miniinum of 20°~0 of the tatal lot 18. Clinics and office~ andsca_in~. Landscaping shall be a ~L L edestrian access shall be in mantal, developm area. Landscape des~gn and p ; EWA1'ER ~iteria defined in the Architectur~al and 19. Coffee Shops wit~ I.D _ accordance wzth ci ~ , 20. Community build~ Stte Desibn Mrmi~at. W. 20`" AvE. 21. Dairy product sto~ ~ be a ~ro~~ed b r Community 22. Department or va~ Arcl~litecCural: Archl(eclural deta~l to p~ 5 o xnent Director in accordance wilh the 23. Drug stores Devcl ~ r ablishm LAKEtiV00D ect~~ra! a~~d Site Desigri MariU~a1. 24. Eatm~ est Ar•c)ZZf hotellrestaurant li w. COLFAX AvE. 25, Floral shops ~ ~ 26. Furniture sfores ,~t~~aox~h~,~r~ , . 27, Garden supply st~ ~ - ~ ertificat~on; ~ ~~-3000~ slon C ~ scnLE. i Tx 1111111 COTI11111S 2g. Gift novelt or s NoR Pla , y ~ . is day of bY 9, uas~- overnmer Recomnaended for approval th ~ 2 Q ~ _ , Che Wheat Ridge Planning Commission. no outside storag~ 30. Grocery or conve ' CT'1 t10n: . 31. Hair, nail and co: Le al Des ~ ~ ~c halrman ~ ~ ion 26 ToGVnslv 3 South, Range 6J West of C 32. Hardware ~tores A tract of land located m the SE /4 of Sect , p of lefferson State of Colorado, being the West',iz of Lat ~i, Block 1, 33. Hobby and craft ~ the 6th P.M., County , :r~ - ~ bein more ai~ticularly describe<i as follows: 34. Home funiishing BART~I S SUBDIVIS~ON, g P ~ ~ ~1T~CtOT: 35. Interior decoratir - s evelo men unit D Comm p o„„ Y the Center u~rter Corner of said section; thence S02 3~, ~5 E, (~61,25 feet 36. Jewelry stores Begmnmg at Q e~_~ t Ri~ht of Wa Line of Wadsworth Boulevard, which is Che TRUE _ 37, Laundry and dry to a pomt on the Eas b y ~ G~ thence S00°02'03"E along said right-of way line G35.80 feet ; Community Development Director 38. Leather goods ar POINT OF BEGINNIN , . - . ~ aid ri ht-of wa line S89°52' 13"E, 31'.i.06 feet; thence N00°~G'33"E, 39. Linen supply thence leavmg s g y N89°4T46"'W 315.54 feet to the TRUE POINT UF BEGINNING. 40, Liquor stares, hi 635.39 feet; thence , ~ escribed tract contains 200,401 square feet or 4.601 acres more or less. through The above d ~ ~ 41. Meat, poultry or RINGS: An assumed bearing of N89°47'46"W betwe.en two found 42. Medical and dei~ BASIS OI' BEA , T~l~1Cat1011. ncll Ce , ~ It Cou Tx s C ' Q orner of the West /z of Lot 3, Block l, BAR y 43. Mustc stores monuments-one bema the Nol~theast C o f ~ ZQ , by the ~ ' . Tlie other bein~ a oint on the North Line of Approved thls daY 44. Newsstands SUBDNISION, a found diameter pipe b 1~ ~ of said Northeast Conler along said Narth Line said ~ Wheat Ridge City Council. 45. Office supply st~ ~ i said Lot 1 being 315.54 feet westeily ' a No. S rebar with oran~e cap stamped P.E. & L.S. #9489. 4b. Offices: general polnt beinb a ~ ~ Attest: warehousiilg ~s r ~ ar 47. Optical stores City Clerk May ' lI ~ 48. Pamt and wa p 49, Pet stores ' 'fication: T S Certl ~t Seal: ~Wne C acies w~tt Y 50. Pharm -si ned o~vtle~~ or leQall t desi naCed agent thereof, does h~.reby agrce that rhe The below g > ~ 51. Picture framing ~ ~ ert le all described hereon will be developed a~ a Planned Co~~lmercial idential - D~ Plop y g y 52. Res n~ent in accordance with the uses, resCrictions 1nd conditions contained in this ment P~. Develop Develop ~ n and ~~s ma otherwise b~ required by law. Owner further ~~ecogniaes t(~at the re air s11o~ pla , Y } . , _ _ 53. Shoe p t I •oval of this Outline Develo ment Plan docs not create a vested propeity ~~ght. ~ app~ i~ 54. Shoe stores ~ visio~ls ~f Section ~ert1~1G1~e: ~ •s~.~al~t ro the lo ReCOTC~eTS r~ - ~~l~t~~ t ~ 1 rk and ~ onl ause and a P OUl1t C~ ~ ri hts ma 1~ C Vested propeity g y~ y 55, Spec~alty shops ~ he Whe~~t Rid~e Code of Laws, This dociiment acce ted for filing in the office of tlle County Clerk and Recorder of 26-121 of t ~ p 56. Sporting goods Jefferson Count at Golden, Colorado, on the day of > Zo-~~ rof Y S7. Studlo for p ~i M& E Financial, LLC in Book , Page , Reeeption No. _ ~ dance 58. Tailor, dressma - 3EFFERSON COt1NTY CL~RK AND RECORDER 59. Television, radi 1 P By: Andy M~ller 60. Tobacco stores Y = ! NOTARY PUBLIC _ 61, Toy stores Subscribetl and s«~orn to before m~ this day of _ Recorder Deputy 62. Video rentals 63. Watch and jew W,itness my hand an officia( seal. My eommission expires - Statement o No~ar Seal: 1~1f1Cat1011: y v ors Ce Sur e ~ . n y , The property is 70 4 I Michael S. Chessnoe, do l~ereby certify that the aktached descrlption for Wadsworth commercial uses wi , j t Excl~an~e PCD Amendment No.l, was prepared under n1y supervision, responsibility linfrastructure. Thf and checkina and to the best of my knowledge, information and belief in accordance low removal of an existing structure located at the intersection of West 29th AvenUe b ro allow removal oi 3031783-3772 303/722-3267 Wadsworth Boulevard. Michael Pharo - Principal Michael S. Chessnoe - Principal QWnewitl~ all applicable Colorado statutes, The accompanying description accurately and Wadsworth Bo y fol• tfae lot p tatement: represents said lot. The certifzcation as shown hereon Is liltended on The owner rS of ~11 the S property ls M & E Financial, LLC. I ~ Phas. ~ng: asing: Case ~Irstory; The initial phase of initial phase of development will consist of a destina(ion sit-down restaurant IocaCed WZ-08-OI Uni tsFA~~> at the north ena of .e north end of the properry and associated infrastructure. Construction will begin Prepared On: January 4, 2008 The ofled Co ntrol Statement: descri tion. n obtaining required entitlements ~~nd continue for six to nine months. Development - -ther portions of the property will occur as the market allows. Revised On: 1anuary mtentlowner of the proPertY is M& E Financial, LLC. M& E Financial, LLC has eve~y obtaining req portions oi condittons req ' n of developin$ commercial activities at this location. Shou(d market/busmess uPon uire a sale of the proPertY, that owner would be obligated b~~ the conditions Micl~ael S. Chessnoe, PE/PLS 9489 of this document of other EXHIBIT 4 ~ ~ . . ~ 1 . ' . ~ . e • • ~ V ~ • • ~ 9 ~ r S~eet 2 of 2 R(~W Dedication to City : ~ , i; i - Solid Masonty Trash Encloslire , ; W w/Landscapzng i ~ i i Q i i ~ ~ Nel hborlaood Pedestrlan g ~ ' Z ~ nnection i i Co ~ ~ ~ ~ o ~ ~ ~ N 00°04'33" E~ 635.39' ~ I I_ _ . ~ _ , . ~ • r- ~ . ' R-2~R-lA . . , , , . . , . ~ I F-- . ~ . . . ~ , , . . , . , c~ ' . ~ - ' ~ ' ' ' ~ ~~i tin . , ~ . I . . . E, s . ~ • . . g . . . , W ~ , . . • . . in ~e Faml1 • • . • ~ . . . ~ S . -g y . . . , RO.W. _ _ ~ ~ ~ , , _ _ _ _i_-- _ , - - - _ _ , , _ _ s~ ~ Dedicatlon ~ ; . . 8s ~ ~ ~ , ~ ~;s ~ / l ~ ~z ' za I!1( , EB T ER T. i T' . ~ i 9 spaces ~ 58 sp~ 20 Ped tr r es z~n , ~ ~ ~ ~ ~ R.O. W. - onnecti~al - - - ~ ' ' ~ ~ s ( Dedtcatlon I ~ ~ ; ' ; ' I - ~ j ~ ~ , - - - - i ' ~ ~ , ~ ~ , ~ Ri ht-I~/ ~ ~ _ g !I a ~ 6 Foat Solid Fencmg _ _ R~ ht-Out - - ~ , wl ver to Plantin s , ~ 0 s ry g _i. ACCeSS ~ DRIVEdHRU I ~I , r - I 1~ `n - ~ 'ti # I ~ . RESTAURANT A ~ - cd ~ t*~ ~ , ~ - RETAIL A ~ anne 6,300 sf ~ 27 s aces ~ . ~ p - s,6ao sf . • ~ 1(75 sf ~ E'Xj~ I ~ 1/200st t~n ~ I - _ g 84 spaces mm. ~ 0~1~1~rC1a. _ I 7~ , , i 44 spaces min. Qa / ~ I a . , ~>In le ~ am11 ~ a g__ _ Y ~ . ~ ~ i ~ ~ ~ , i ~ Is r~c . . - . • ~ _ . ~ - o ~ R~ A Restau~ ant A slte desl n shown ~ 1 ~ , g ~r _ 3 / / , o ~ ' - - ~ ~ for s ecl~c user as of the date of , _ b , p o, i ~ _ ~ ~ ~ pp 12 I th15 ODP ~ , ~ .1 ~ I Z , i - _ _ 15 ~ _ _ _ _ -i _ - . ~ ~ ( ~ ~ i ~I ~ Ex~strn 25 ubhc rl ht of wa - I ~ g p ~ Y xlst~n ~ ~ ~ I E ~ 7 25 g 1 no connection af vehicular access , s I ( ~ ~ ~ i Cemete ~ ~ ~ - ~ (I ~Y ~ ~ , t0 th1S I'0 eCt~ U11{~eI' IOUl1d ~ 20 spaces 53 s aces . p J g i p ~ ~V ~ ~ 2 fco \ . Jef utilities wil] be accessed , A ~ I ~ , - - ~ ~ ~ ~ \ ~ i , 9 ~ . . ~ ~11 7 sas> 1 ~i~ ~ Streetsca e Area witl~ r'" ~ ) ~ . ) • _ ~ ~ Reservat~an for Pedestnan i , - ~ ~ • - ' - ~ ' ~ . . . ~ ~ ~ , , ' ~ ' ~~~~~n ~n~~~~l ~ ~ ~ ' ' ' ~ . / i L treet _ ~ • . ~ ~ ~ / Access, Tree awn, S _ _ _ _ _ _ _ _ ~ ~ _ - - - - - - - ~ Furniture, Landscapmg, etc. , ; _ L__ _ ; , sic ~ ~ ~ ~ ~ Mmimum Allowable per ODP . . ~ - - - . - _ rh ~ ) Cnteria; Distanee will Va - - , , - West 29 Avenue rY ~ ~ F~ull Movement per Final Site Plan ~ ~ LV D HB , Acces~ - ~x in Cit of , ~st g_ Y_ - Project S~gnage Wheat R.Id e g. Clt Ha~l Ri ht-in/Ri ht-out Intersection y g g _ er Traffic Anal sis Criteria ' p Y R-2 1 ~ aI1 Scale: 1"=! ~0' ~ . Scale In Feet 0 l00 200 North Szte Data Table Le end: - g Allowable Covera e Anticipated Coverage Per Zoning Allowance Per Preliminar~Site Desi~n New C~ntinuous Traffic Lane ~ Buildings 30,000 S.F. (1~,%) - 80% 61% ~ t ) Roads/Parkin 83,470 S.F. (45%} ROW Dedication ~ - - Areas 0 ens ace Minimum of 20% 72,9~0 S.F. (39%) P P • ' Y , ' • • , ♦ - ~ a ~ , Streetscape Area Totals l00 /0 100 /o ' ~ ' ~ ' ~ Notes: 1. Gross lot area is 4.601 acres - 200,4Q 1 S.F. Net lot area, minus 1,275 S.F. Far East 30°' AvenuelWebster Street dedication and 12,716 S.~', for WadsworCh Boulevard deciication, is 4.279 acres --186,410 S.F. 2. Data provided for the "anticipated coverage per preliminary site design° is for refereuce purposes only and is subject to change. Final data will be provided with the Final Development Plan. The "allawable coverage per zoning allowance" is valid per Case History: this Outline Development Plan. WZ-0$-01 Prepared On: ,1anLzary 4, 2008 3. 176 total parkin- spaces reyuired; 194 parking spaces provided. Revised On: January 31, 2008 , ~ , ~ . ~ „ rt ~ , , a~ < ~ ~ : ~ ~ ~ , { . , ; ;,a,.,rc " k „%1 . , : t` . ~,3" ~....».a.q~, „ . . .t; , , . ~"e . ' u ^ y ^t.. . k i .,,x '~:r,Y ' t. , +.n, .N . ,~..v „"i``f ~.e~ ,sA~ s., a~ _ „ _ . w ~ ~ ~ ~ ~ • ~ The Cit fi o Wheat Rid ~am us acro e ss West 29th Av enue offers a c Y 9 p ommerc~al aesthetic I a an th i 9 ra osed blends th mercial ' ~ e cor~ as ects of the fr n o fia e w~th th p P e scale that p ~s resent ~n the s g urro P ~ alang the Wadsworfh Boulevard frontage. The architecture hum n ' ~ • a scaled and ~ te or an~ze ntima d to offer , ockets of activ~fi I a on the ed 9 estr~an an p d v~h~c Y 9 p ~ the surrounding neighborhood. The buildings are proposed to be such as stone m nthetic st , asonr s ucca and textured roof mat , , erials are ro osed far the ro Y ec1 pP pJ ~nd v~hicular travel paths that infiersect the site. Durable materials a ed. Ret il f ro ' a acades r osed to embelii ~ a e sh th ir e trans ar nt e nature 9 and en p eral f n ~ e t es ration p acteristics fi fih he emb o e Tenants ~ od . Colors are denved from a r ich alet# Y e of eart t Y h ones an d p ~ s ecifie ` r • ~ • ~ d, li htin u a ed t is n o enhan e c~ ce the c aracter f o th p e acade w s hcl g 9 e m ~nt g a a~ntn g con ~reas. _ Si na i e s ro ose fi int r d o b~ e al to th e charact r e of th r h 9 9 p e a c itectur P e of th 9 e dev lo e ment whil ~ r ~ r ter of thi ' s ro ecfi ~ndi cates that c onsol~~ate d monu ~ p ment si na e i 1 s a ro riate and ke # , enant si 9 g pp p Y ~ ~ ~ featur es of the fac ades. Iconic archit ectural elem ents such as t w o ers and corn r f e eatures a re enc riat Th e, e ro osed restaurant ~ s desi ned t p o incor orate th P ~ e exist~n si na e from th i t ~ g er current p I 9 9 9 bec om~ a sales m r a kf rt o he r o aniza~i n. g o , i ~ , ~ ~ ~ ~ : ~ ~ ; . ~ ~ ~ a ~~i~ ~,.y, . ~ t ~ fi ~,:8 ~ ~ s. t ,ti i ~ ~ . i ~ ~ f}~, ~ f r ~ t F ~4~ , ' . , ~A,4 r~y.~^ ~~~-3: .,,1 F ~ , i S~ I ~ ~ ' ~ . 3~ ~ . . ~ ~ " 1 * x~~ ~ { l I ~ . . a . ~ } ; ' ~ p, . . ~ - ;r:. . . . ,a . . . , . y . . ~ ~ ..j < . ~ . 5. ~ _ . . ~ < - . . ~ ~ . . ~ : . . ' . fr . ~ i _ _ .f . 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'~i) b ~ - . n~ ~ ~ ~ ' k . . : y , y . . . ~ ~ ~ tlsy~i s , , . . .s...~ , . ; ' ;~r.: ~ , ~ w~~ ~ ~ ~ . ~ , ' r:. „t' ~ . . ~ ~+i..: ~~'-y:Y`,., ` : . i ~ . , . . , r ~'f "4 ~ . • ' N~`.k S ~~£.,l : ~iiu.. ; ~ti r y w~~ ~ ~ ~ , ~ ~ ~ ~ ~ ~ ~ ' . ~ p ~ ~i ~,~.~~'ir 't:a"~1, ~"°+,t.. r~; ;~y~~ 'k4~ 1~:,`~r~`.~, . .~1.. ~ s_ . z ~ a,~ . kx~ . ,e..f..-.. . k~. . . ~ - . . . t s ; ~ ; M1~ ~ry` t ~ ~ s ~ ~ ; ~ ~ o-~~ ! . ~ ~ d ~ i . I , ~7 ~ k~e~'` ~d~ ~ . ~ d ~ , ~ r ~ ~ ~ ~ , ~ ~ ~ : ~ ~ .:i . ~ ~ s~ r~~ z: ~ ,;a ~ ~ ~ . Fr ~ ' _ ~ ~ ~ ~ , ~ ~ , ~ a ~ ~ ~ ~ ,'~as , ` ~ ti^'~ ' ~ t ~ ~ . ~ ~ . ~ ~~r,,, K . ~ !Y ~ k ~T"`. ~ ~ . ~ ' ~"S~~ ~ : ~ ~ ! ~ . n, . ?rs'. ~ ~ ~ , ~ `~r : . - ~ ~ i A~ SEMC E Wadsworth Exchange ODP Revision for 3 Sons Restaurant CommerciaU Industrial Design Standards Compliance Principle: Create a pedestrian travel system similar to a roadway network into, across, and through the site. A connected, continuous pedestrian sidewalk system will make pedestrian activity more convenient and prevalent. Wadsworth Exchange incorporates a pedestrian circulation network that services pedestrian traffic at the perimeter and interior of the site. The Wadsworth Boulevard frontage is serviced by a meandering sidewalk in the planned public right-of-way. This walk connects to the major circulation nodes created by the planned retail frontage along Wadsworth and offers multiple cross connections into the interior of the site. The 30th Avenue/ Webster Street alignment intersects the site's Northeast corner, and that pedestrian sidewalk connects to Wadsworth Exchange's pedestrian network through a landscaped buffer area that meanders to the west through the site, and connects to the Wadsworth frontage sidewalk. Pedestrian activity is encouraged between buildings in enclaves that connect the perimeter to the interior of the site. This creates a pedestrian network that allows patrons to experience the site and its amenities from neighboring activity centers without the requirement for automobile traffic. Principle: Building Design shall contain significant interest, Ieve1 of detail, and human scale. Where these elements are present on adjacent buildings and/or properties, building architecture and design shall be consistent with surrounding buildings. The City of Wheat Ridge campus across West 29th Avenue offers a commercial aesthetic along the Wadsworth Boulevard frontage. The architecture proposed blends the commercial aspects of the frontage with the scale that is present in the surrounding neighborhood. The buildings are proposed to be human scaled and intimate, organized to offer pockets of activity along the pedestrian and vehicular travel paths that intersect the site. Durable materials such as stone, masonry, synthetic stucco, and textured roof materials are proposed for the project and iconic forms from the surrounding context are encouraged. Retail facades are proposed to embellish their transparent nature and general fenestration and massing will be designed to reflect the functional characteristics of the Tenants they embody. The project allows frontage parking along Wadsworth Boulevard balanced by additional parking on the interior of the site. This maximizes the convenience offered to retail patrons and allows the neighborhood interface to be buffered generously with landscape features and materials. 6]] S Colorado Blvd Svite 200 I Denver CO 80246 303 220 8900 I 303 220 0708 Fax "-wwSE"4ARC"`TE`T5`°M EXHIBIT 5 SEM Wadsworth Exchange ODP Revision for 3 Sons Restaurant Page 2 Principle: Development or redevelopment shall minimize the impact to surrounding properties. The edges of the development proposed are compatible in scale and character to the surrounding neighborhood. The shared boundaries to the east and north are generously buffered with landscape materials, and the character the buffers create enhances areas that are currently not maintained. Service areas are proposed to be visually screened with landscape materials and permanent enclosures compatible with the building facades. Lighting will be designed to incorporate the technology required in City codes, implementing cutoff technology in all ambient fixtures installed on the site. Principle: Incorporate well designed landscaping which establishes a buffer between incompatible uses and clearly defznes a street edge. The Wadsworth Boulevard and West 29th Avenue street edges will be landscaped in a manner that is compatible with both vehicular and pedestrian traffic, enhancing the meandering nature of the proposed sidewalk. The North and West buffers to the adjacent neighborhood are proposed to incorporate landscape and permanent fence materials where appropriate to enhance the interface between residential and commercial uses. Principle: Site Design shall foster both pedestrian and automobile traffic and safety, and shall include unigue amenities and a level of interest to patrons and passers-by. The proposed sriuctures are intended to be placed to allow for areas of congregation and activity centers accessible to the pedestrian and vehicular circulation networks. Automobile traffic can circulate through the interior of the site without impacting adjacent roadways, and the main automobile circulation path connects West 29th Avenue with Wadsworth Boulevazd within the project site. Principle: Parking areas shall be de-emphasized and made less prominent. This site utilizes an existing access point on Wadsworth Boulevard, relocated to enhance vehicular access to the interior components of the site. The site circulation and resulting parking maintains an appropriate level of commercial convenience along Wadsworth Boulevard and isolates the main vehicular path of travel to the interior of the site. Parking is placed coincident to the main circulation routes, and all parking is shared between the uses proposed for the site. Parking bays aze separated by landscaped areas, and open space opportunities are maximized by the nature of this concept. SE~M .:,Wadsworth Exchange ODP Revision for 3 Sons Restaurant Page 3 Principle: Signage shall be well designed and located strategically so as to lessen the impact of advertising. Signage is proposed to be integral to the character of the architecture of the development, while implementing innovative designs. The multi-tenant character of this project indicates that consolidated monument signage is appropriate, and key tenant signage is proposed to be integral to the architectural features of the facades. Iconic architectural elements such as towers and corner features are encouraged to supplement signage where functionally appropriate. L:IPROJECTSIWIWadsworth ExchangelODPlDesign Standards compliance 1-18-08.doc 7500 West 29th Avenue Wheat Ridge, Colorado 80033 303/ 235-2846 Fax: 303/235-2857 ~QF WHEAT,pO The Cify of U 'm Wheat Ridge c°`°Rp°° NEIGHBORHOOD MEETING NOTES Date: City Staff Preseut: Location of ineeting: Property address: Property owners: Property Owner(s) present? Applicant representatives Existing Zoning: January 3, 2007 Meredith Reckert, Senior Planner Second Floor Police Training Room Wheat Ridge Municipal building 7500 W. 29`h Avenue 7495 W. 29th Avenue M & E Financial No Michael Pharo Michael G. Pharo Associates, Inc. 2835 W. Oxford Avenue, 46 Englewood, CO 80110 PCD, Planned Commercial Development Comprehensive Plan Designation: Small Office/Business Center on the majority. A small piece at the northern end of the property is shown as Single Family (not to exceed 6 du's/acre) and Single Family (not to exceed 4 du's/acre). Existing Use/site conditions: The property contains 4.45 acres and is a corner lot with street frontages on W. 29th Avenue and Wadsworth Blvd. The property was rezoned from R-2 to PCD in 2005 pursuant to Case No. WZ-05-10 with an Outline Development Plan approved. The prior use of the property was nonconforming in that it had a mortuary and chapel on the southern portion. A farmhouse, barn and garage on the north side of the property were removed or demolished subsequent to the zone change approval. Access to the property is provided by a curb cut on 29th Avenue and two curb cuts on Wadsworth. There is an existing access (driveway) from Wadsworth previously used by the farmhouse. An additional unpaved access exists from the intersection of Webster Street and W. 30th Avenue at the northeast corner of the property. Applicant's ProposaL• The applicant is proposing to modify the existing ODP document to remove the condition requiring the structure (mansion) on the southwest corner of the property to be retained. The modified ODP document includes a 6300 s.f. restaurant pad on the north side of the property. EXHIBIT 6 The following issues were discussed regarding the zone change request and proposed development: • Will there be pedestrian access from Webster? Yes, there will be a pedestrian connection but not a plaza as discussed during the original zoning case. • Have any other building users been determined? No, although the owners are anticipating a bank to occupy the corner of 29`h and Wadsworth. • How will the restaurant be oriented? The restaurant will be oriented to the south with an outside patio. Deliveries and trash truck service will occur on the east side. Hours of operation have not yet been determined. • Why can't the mansion be used residentially? It would probabZy not be cost effective to restore the existing office use back to residential. AZI of the interesting interior features such as woodwork have been removed. • Would the old legal protest submitted with the 2005 case still be applicable? No, this is a new land use case so a new legal protest would have to be submitted. This usually occurs after the Planning Commission public hearing but prior to City Council. • There is an existing 25' wide piece of right of way for 30`h Avenue between Webster and Wadsworth. Will this be built? No and no access to it from this development is proposed. Utilities may be accessed from this right-of-way. • Would the City consider vacating this unused right-of-way? Perhaps. An application would have to be fzled requesting vacation. There are costs involved for the applicants in preparation of the legal description, filing f'ees, etc. • Will the "elbow" intersection of 30"' and Webster be improved? The "elbow" intersection will be improved on the property's frontage with curb, gutter and sidewalk • What improvements are proposed for W. 29`h Avenue? Installation of curb, gutter and sidewalk on the north side. • What improvements will occur on Wadsworth Blvd? The developer will dedicate 20' of right- of-way for future widening. An additional travel lane will be required to be buiZt for the length of the property. • Are the neighbors able to contact their City Council representatives to express their opinions regarding the proposal? Once an application has been fled, all outside contact with elected officials must stop. Comments can be submitted in writing to the Community Development Departnzent which will be forwarded to reviewing bodies with the public hearing information packets. Public testimony can be provided at both the Planning Commission and City Council public hearings. • What is the total square footage approved as part of the original zone change? 30,000 square feet. . What if the proposal is not approved? The owners would sell the entire property to a church (not the church currently leasing the chapel structure). • Have any of the permitted land uses changed? Nq no additional land uses have been added since the previous proposal. . What kind of buffering is proposed for the east and north? Landscaping with a 6' high wooden fence. 0') U1 -P W N Q ~Al e . U) ~ ~ L fi p~F C r ~ ~ -c U, ~ ~ ~ N r N U ~ i• z Im 3 m -h O ~ -0 0 O S 01 (D ~ I M ~ D m D , N Q ~ ~ rn ~ ~ O N n D e-h o. (D ~ Cl) ~ c m ~ 0 O ~ op Z cD (F ? L s2) o ~ °o~ CL w E N CD D G O = oo ~ ca EXHIBIT 7 ~l ~ I (C) co ~ ~I CY) CJi ~ W N ~ p . . . V / (IZ) f~ c t p N m ~ ~ ~ R ~ i / rv ~ ~ N 9-) ~ ~ G e r`' ~ Cr ~ co . , I ~ ~ N m C.Il _rl_ W N ~ ~ ~ 11 E J ( ntl ~ N W ~ ~ -t- T Z ~ ~ ~ -h 0 ~ ~ n ~ O ~ m ~ mN rt (D ~ ° D m rt h D N Q. ~ ~ O m N w '3^ N • T N ~ n ~ to Q 0 (D N ~ C (D 0) 0 O ~ v Z (D (3, = C. S 2) O ~ o Q. W (D O rt CD oo ~ (Q ~ I (C) 00 ~ ~J ~ Ui .P W N ~ p . . . ~ _f ~ ~ (v ~ 13~ N City of "Wheat~idge ECONOMIC DEVELOPMENT I Memorandum TO: Meredith Reckert FROM: Ryan Stachelski, Economic Development Specialist ~ DATE: January 18, 2008 SUBJECT: Economic Development Refenal Response for Case No: WZ-08-O1/Pharo for M & E Financiai In terms of Economic Development for the City of Wheat Ridge this case has two main components. These are the proposed construction of a new restaurant and the removal or demolition of the existing structure on the property. The first component, the proposed new restaurant, would be a positive addition to the business community in Wheat Ridge. In addition to the revenue producing aspect that this business would bring to the City, it also brings new development along a key commercial corridor within the City. The Wadsworth Conidor has been identified in the Neighbarhood Revitalization Strategy (NRS) and subsequently the Wadsworth Sub Area Plan as a vital conidor in which this new development would be consistent with those plans overall vision. The second component, the removal or demolition of the current structure, would also be consistent with the Wadsworth Sub Area plan giving the following condition. If the applicant can show, even just anecdotally, that a major prohibitory factor in mazketing and selling the property, with the cnrrent structure, was excessive cost burden to the buyer, in term of making the structure oompliant with current commercial code that would make the structure usable for commercial purposes. If, over the course of the marketing period for this property, these factors played a role, then the removal or demolition of the building may be necessary for the viability of not just the property, but also this section of the Wadsworth Conidor. The justification for this statement is that if current market conditions are not allowing an economically viable solution to the redevelopment of this structure, then it will only become increasingly difficult in the future due to deferred maintenance. As a result this could negatively impact the corridor as we would have an underutilized building at a key focal point in the City. EXHIBIT 8 1( 1 CIty Of Wheatldge ECONOMIC DEVELOPMENT In order to help service this development the City has two major incentive plans that may be used. These aze the Enhanced Sales Tax Incentive Program (ESTIP) and the V✓heat Ridge Business DistricYs (WRBD) Sign Grant Program. The ESTIP provides for a share-back of retail sales tas generated, to local retailers or developers, as reimbursement for capital projects that meet the criteria established as "public or public related improvements. This program needs the approval of City CounciL The WRBD grant program is approved by a boazd of local civic leaders. The applicant may contact the City's Economic Development Depar[ment for any further infortnation about these projects. Please feel free to contact me with any addition questions or clarifications on this case. CIty Of ~7`Theat ~~idge - COMMUNITY DEVECOPMENT Memorandum TO: Meredith Reckert, Senior Planner FROM: Sally Payne, Senior Planner DATE: January 30, 2008 SUBJECT: Comments on WZ-08-Q1/Wadsworth Exchange as it relates to the Wadsworth Corridor Subarea Plan These coinments concern the proposed Wadsworth Exchange project and its compliance with the Wadsworth Corridor Subarea Plan. The Wadsworth Comdor Subarea Elan was,adopted bg,.Qity Council in August of 2007 as amendment to the City's ComprehensiVe, Yl'an to supercede the Comprehensive Plan for the Wadsworth eomdor. The Wadsworth Corridor Subarea Plan encoml 26`h Ave. to I-70. The purpose of the Plan is ti redevelopment of properties along Wadsworth the Denver metro area and is the most heavily vehicles travel Wadsworth Blvd. daily making a lack of investment and reinvestment leading the City to encourage the revitalization of Wad development. This project to remove an unma the goals of the Wadsworth Plan ofrevitalizin€ Blvd. through ~'Qat Ridge froin ; for the'future develonment and 3vd. W:~4flsivorth Blud is:a majbr regional roadway in sed arterial through Wheat Ridge. Nearly 40,000 t Wlzeat Ridge's~.front door". The corridor has seen 3 declirping property conditions. It is important for worth~Bldd. to stimulate criYical econoinic cetable building and develop new retail uses meets the Wadsworth comdar. The Wadsworth Plan includes a Recommended Land Use map for future land uses along Wadsworth Blvd. The Wadsworth Exchange project fronts on Wadsworth Blvd. on the northeast corner of Wadsworth Blvd. and 29th Ave. The Recommended Land Use map indicates commercial development for this site making the proposed project consistent with the Wadsworth Plan. With the widening of Wadsworth Blvd. from I-70 to 36`h Ave. on CDOT's long range plans, the Wadsworth Comdor Subarea Plan provides recommendations for potential roadway designs to provide input to CDOT as they consider widening options for the roadway. While the widening of Wadsworth Blvd. south of 36'h Ave. is not currently on CDOT's long range plans, current congestion and increased future traffic volumes will justify the widening in this section of the roadway. The proposed roadway improvements of additional traffic lane and dedication of 20' of right-of-way for widening should meet the right-of-way needs for any future widening by CDOT. The Wadsworth Plan also encourages new development to create a more pedesh-ian fiiendly environment along Wadsworth Blvd. The proposed plans include a sidewalk setback from Wadsworth Blvd. as well pedestrian amenities such street furniture and tree lawns. EXHIBIT 9