HomeMy WebLinkAbout08/07/2008
I City Of
]~q'Wheat~idge
PLANNING COMMISSION
AGENDA
August 7, 2008
Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Planning
Commission on August 7, 2008, at 7:00 p.m., in the City Council Chambers of the Municipal
Building, 7500 West 29th Avenue, Wheat Ridge, Colorado.
Individuals with disabilities are encouraged to participate in allpublic meetings sponsored by the City
of Wheat Ridge. Call Heather Geyer, Public Information Offzcer at 303-235-2826 at least one week in
advance of a meeting if you are interested in participating and need inclusion assistance.
CALL THE MEETING TO ORDER
2. ROLL CALL OF MEMBERS
3. PLEDGE OF ALLEGIANCE
4. APPROVE THE ORDER OF THE AGENDA (Items of new and old business may be
recommended for placement on the agenda.)
5. APPROVAL OF MINUTES - July 17, 2008
6. PUBLIC FORUM (This is the time for any person to speak on any subject not
appearing on the agenda. Public comments may be limited to 3 minutes.)
PUBLIC HEARING
A. Case No. WZ-08-04: An application filed by Design Concepts for the City of Wheat
Ridge for approval oF a change of zoning conditions, approved pursuant to Case No.
WZ-82-15, to allow a park and approval of an amended outline development plan for
property zoned Planned Commercial Development (PCD) and located af 3700
Kipling Street.
8. STUDY SESSION (Continued from July 17, 2008 meeting)
A. Short Term Code Amendments
9. OTHER ITEMS
A. State APA Conference .
10. ADJOURNMENT
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PLANNING COMMISSION
Minutes of Meeting
July 17, 2008
CALL THE MEETING TO ORDER
The meeting was called to order by Chair BRINKMAN at 7:00 p.in. in the City
Council Chambers of the Municipal Building, 7500 West 29°i Avenue, Wheat
Ridge, Colorado.
2. ROLL CALL OF MEMBERS
Commission Members Present Anne Brinkman
John Dwyer
Dick Matthews
Kim Stewart
Steve Timms
Commission Members Absent Jim Chilvers
Davis Reinhart
Jerry Scezney
Staff Members Present: Ken Johnstone, Community
Development Directar
Meredith Reckert, Senior Planner
Jeff Hirt, Planner II
Ann Lazzeri, Recording Secretary
PLEDGE OF ALLEGIANCE
4. APPROVE THE ORDER OF THE AGENDA
It was moved by Commissioner STEWART and seconded by Commissioner
DWI'ER to approve the order of the agenda. The motion passed
unanimously.
5. APPROVAL OF MINUTES - June 5, 2008
It was moved by Commissioner MATTHEWS and seconded by
Commissioner STEWART to approve the minutes of June 5, 2008 as
presented. The motion passed 4-0 with Commissioners TIMMS abstaining.
6. PUBLIC FORUM (This is the time for any person to speak on any subject not
appearing on the agenda.)
Planning Commission Minutes 1 July 17, 2008
Claudia Worth
4650 Oak Street, Wheat Ridge
Claudia Worth announced that the Wheat Ridge Historical Park would be open
free-of-charge from 10:00 a.m. to 3:00 pm. during the Democratic National
Convention.
PUBLIC HEARING
A. Case No. ZOA-08-03: An ordinance amending Article IX of the Wheat
Ridge Code of Laws concerning historical landmark designation.
The case was presented by Meredith Reckert. She'advised the
Commission there was jurisdiction to heaz the case and then reviewed the staff
report.
Commissioner DWYER stated that he had researched other municipalities in the
Denver area and Wheat Ridge appears to be the only one that does not have a
board or commission to act as an advisory body in regard to historical
designations. He favored such an advisory body to beappointed by the City
Council.
Mr. Johnstone stated that research will take place in order to come up with
recommendations for an advisory body. Mr. Dwyer commented that he would
prefer to have that inforniation before making a decision to reduce or eliminate
the Historical Society in the local landmark designation process.
Commissioner MATTHEWS stated that he was opposed to anyone, other than the
property owner, xequesting historic designation for a property. He was also in
favor of giving a new property owner the option to "opt ouY" of an existing
historical designation on the property. He was in favor of an advisory board.
Commissioner STEWART agreed that the property owner should be the only one
to pursue historical designation. She suggested that City Council and the
Historical Society work together to create an advisory body.
Commissioner BRINKMAN was opposed to City Council pursuing historical
designation on any property not owned by the City. Mr. Johnstone cominented
that this was the intent of the amendment and the wording would be changed to
reflect that intent.
Commissioner TIMMS commented that Section 3, paragraph D. did not include
information regarding referrals froin other agencies. Mr. Johnstone explained that
the Community Development Deparhnent may administratively request referrals.
Chair BRINKMAN asked to hear from members of the public.
Planning Commission Minutes 2 July 17, 2008
Claudia Worth
Wheat Ridge Historical Society
Ms. Worth gave a brief history of the Wheat Ridge Historical Society since its
creation by City Council in 1973. The Society has a contract with the city to
perform such duties as taking care of historical artifacts and keeping the historical
park open. The Society has noininated two properties since its inception (the
Baugh property and the Olinger mansion).
She stated that she helped the city attorney draft the original ordinance. She
suggested that an amendment should be made on page two of the ordinance to
include the State Register of Historic Places in addition to National Register of
Historic Places. She was also in favor of requiring a super majority vote of
CounciL
Commissioner STEWART asked if Ms. Worth envisioned the Historical Society
serving as an official city board. Ms. Worth replied iY would probably wark.
Charlotte Wetzel
Wheat Ridge Historical Society
In response to a question from Commissioner TIMMS, Ms. Wetzel stated that she
is not in favor of the proposed changes because they were made as a result of
animosity and good decisions are not made under those types of circumstances.
Ken Johnstone stated thatthe city inanager would be the person to apply for
designation on behalf of a city-owned property unless City Council were
designated to do so in the ordinance. Commissioner DWYER commented that
there seemed to be a conflict of interest if City Council were to initiate a
designation when it is also the body to vote on it.
It was moved by Commissioner MATTHEWS to recommend approval of the
proposed ordinanceamending Article IX of chapter 26 of the Wheat Ridge
Code ofLaws concerning historic landmark designation. The motion died
for lack of a second.
It was moved by Commissioner STEWART and seconded by Commissioner
DWYER to recommend denial of the proposed ordinance with a
recommendation that City Council postpone hearing of an ordinance until
such time as they can hold meetings with the Historical Society to work out a
compromise where the Historical Society would become a city board or
commission. The motion passed 3-2 with Commissioners BRINKMAN and
MATTHEWS voting no and Commissioners CHILVERS, SCEZNEY and
REINHART absent.
Planning Commission Minutes 3 July 17, 2008
8. STUDY SESSION
A. Short Term Code Amendments
Ken Johnstone introduced the short term code amendinents. It has been
recommended that, as a major iinplementation component of the Neighborhood
Revitalization Strategy (NRS), additional amendments be made to Chapter 26 of
the Municipal Code. City Council has voiced its general support for this effort.
Staff intends to have a draft of the short term code amendments ready in late
2008.
Jeff Hirt reviewed the staff report. Research was conducted on sixteen
comparable jurisdictions related to some of the following issues: Density;
residential front setbacks; parking; extended stay lodging; zoning district
boundary discrepancies; assembly of multi-family land in the R-3 zone district;
city-initiated "up zoning"; floodplain administer duties; residenrial group home
densities; and amendments to planned developments as it relates to owner
consent.
The following issues were discussed'
• Some proposed amendments from the staff report seemed to be actions rather
than amendments: "
• Mare direction is needed from staff.
• Seems like a'lof to do in two years, but the amendments seem to be on the
right track.
• Public outreach is important. Targeted communication with city groups to
explain details shouldbe done before a general outreach. This should start
right away. Wheat Ridge,2020 can get the word out. Might be a good idea to
reinstate district meetings. Business owners as well as residential owners
should be targeted and meetings planned in the daytime as well as evening to
accommodate both. Photographs could be used to depict different densities.
• Re-examine R-3 zoning for high density some time in the future.
• Driveways and side yard drives should be examined.
• Parking by permit should be examined.
• Consider eliminating some restrictions to allow flexibility.
• Zoning district boundary discrepancies could be solved by designating the
zoning that is over 51 % of the property.
• Difficult to impleinent a subarea plan without the city's abiiity to iniriate
zoning.
• Some concern about changing requirement that written consent of all property
owners within a planned development to amend the plan. Things such as
cross access situations would be taken under consideration. Maybe a simple
inajority vote could be used. ~
Planning Commission Minutes 4 7uly 17, 2008
Public outreach plans will be discussed further at the August 7, 2008 meeting.
9. OTHER ITEMS
A. State APA Conference
Ken Johnstone announced that funds are available for a couple of Commissioners
to attend the APA Conference in Breckenridge, September 10-13. Anyone
wishing to attend should contact Meredith Reckert.
10. ADJOURNMENT
The meeting was adjourned at 10:15 p.m.
Anne Brinkman, Chair Ann Lazzeri, Secretary
Planning Commission Minu[es 5 July 17, 2008
CITY OF WHEAT RIDGE
CONIMiJNITY DEVELOPMENT STAFF REPORT
TO: Planning Commission CASE MANAGER: M. Reckert
DATE OF MEETING: August 7, 2008
CASE NO. & NAME: WZ-08-04/Design Concepts for Ciry of Wheat Ridge
ACTION REQiJESTED: Approval of a change of zoning conditions on property zoned Planned
Commercial Development and approval of an amended Outline Development
Plan
LOCATION OF REQUEST: 3700 Kipling Street
APPLICANT/OWNER: Design Concepts for City of Wheat Ridge Pazks and Recreation Dept.
APPROXIMATE AREA: 83 acres
PRESENT ZONING: PCD, Planned Commercial Development
COMPREHENSIVE PLAN: Neighborhood Park (Pazks and Recreation Master Plan)
ENTER INTO RECORD:
COMPREHENSIVE PLAN
ZONING ORDINANCE
CASE FILE & PACKET MATERIALS
DIGITAL PRESENTATION
Viciniry map
Planning Commission
WZ-08-04/Design Concepts for City of Wheat Ridge
All notification and posting requirements have been met; therefore, there is jurisdiction to hear this
case.
1. REQUEST
This application is for approval of a change of zoning conditions approved pursuant to Case No. WZ-
82-15 and for approval of an amended Outline Development Plan (ODP) for property located at 3700
Kipling Street. Pwsuant to Secuon 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 change of zoning conditions is for the construction of a City park. The underlying
ODP document must be modified as a public pazk is not a pernutted use. (Exhibit 1, applicant letter)
II. EXISTING CONDITIONS/PROPERTY ffiSTORY
The property is comprised of 8.3 acres of land azea and has street frontages on four sides; W. 35th
Avenue on the south, Kipling Street on the west, W. 38h Avenue on the north and Johnson Street on
the east The property is currently vacant and slopes downhill from the south to the north with an
approximate 60' grade change between 35°i and 38th Avenues. A parcel of land not owned by the city
is located at the southeast corner of W. 38`t` Avenue and Kipling Street (Applewood Cafe). The city
owned open space abuts this pazcel on the south and east. Pazking and circulation for the cafe
encroach onto the city owned land. A lateral of the Rocky Mountain Ditch runs along the 35h Avenue
and Johnson Street frontages to a drainage area at the northeast corner of the site. This water way
continues north under 38`F` Avenue and eventually empties into L.ena Gulch. The existing site
conditions are best viewed on page 4 of the ODP plan set (Exhibit 2, proposed Outline Development
Plan document)
The property is surrounded by a vuiety of land uses including R-1 zoned and developed subdivisions
to the east and south. To the west across Kipling are five different zoning categories (Commercial-
One, Restricted Commercial, Planned Commercial Development Residential-Three A and Residential
Two). Uses vazy from commercial to high density residential. Abutting the property to the north,
across W. 38h Avenue, is Commercial One zoning developed as a gas station/convenience store and a
home with R-2 zoning.
The property was rezoned from Commercial-One and Residential-One to Planned Commercial
Development pursuant to Case No. WZ-82-15. Subsequent to City Council approval, a referendum
petition was filed against the decision whereby the zone change issue went to a vote of the people and
was upheld. The zone change became effective on May 1, 1983. (Exhibit 3, existing Outline
Development Plan)
The property was purchased by the City of Wheat Ridge in 2000 with open space funds.
III. PARKS AND RECREATION MASTER PLAN
In 2006, the Pazks and Recreation Department, with help of a consultant, prepared and adopted a Parks
and Recreation Master Plan. This document was adopted by City Council as an addendum to the
Comprehensive Plan on November 13, 2006. The intent of the master plan was that it became the
Planning Commission 2 I~-!
WZ-08-04/Design Concepts for City of Wheat Ridge
guiding policy document for the next 10 - 15 years relating to parks, trails and recreation within the
City.
The subject parcel, referred to as the Einarsen property, is discussed in several locations in the master
plan. The first reference is in Chapter Two (Eaisting Park and Recreation Resources, Standards
and Level of Service)
Undeveloped Parkland (Page 2-32) .............The second undeveloped pazkland is an 8.3-acre pazcel
called the Einazsen Property, located at 3700 Kipling Street neaz the Wheat Ridge RecreaUOn Center.
This parcel has excellent street and visual access, and would provide needed neighborhood pazkland in
a currently underserved azea of the city.
Another reference is made in Chapter Four (Recommendations of the Master Plan).
Develop Existing Park Sites (Page 4-3)........... The City of Wheat Ridge currently owns three
pazcels of land for development of neighborhood pazks. Careful foresight and planning on the part of
the Parks and Recreation Department has allowed them to acquire and "bank" these parcels and
designate them for future pazk purposes...........
Einarsen Property (Page 4-7) .............The second undeveloped park property is 83 acres in size
and located along Kipling Street between 38`h Avenue and 35th Avenue. This site is adequately
sized for a full neighborhood pazk and has excellent access, both visually and physically, along
Kipling Street. Development of this park will not only provide a neighborhood pazk in an underserved
azea, but also provides an outstanding opportunity for other needed park features in a centralized
location within the city. It is recommended that consideration be given to providing a dog park at this
location as well as skateboarding features, in addition to other traditional neighborhood pazk amenities
such as a playground, picnic shelter, restroom, and shade structures. This is an ideal location for a dog
pazk due to its centralized location, easy access, and proximity to other park and recreation amenities,
such as the Wheat Ridge Recreation Center, which is located approximately one block away. As
skateboazding and in-line skating have become increasingly popular, the addition of elements designed
specifically for these activities would be ideal in this location as well. By co-locating a dog park near
the skate features, the park will be activated in a manner that provides for self-policing of the skate
area by dog park users as well as other park users. There would also be good line-of-sight from
Kipling Street as the parcel is narrow in shape. Since the site slopes somewhat steeply from south to
north, the inclusion of a multi-purpose turf field may not be possible without major retaining walls. An
attractive, low, transpazent fence should be provided along Kipling, allowing visibility into and
surveillance of the park, while preventing inadvertent conflicts between park users and traffic.
Implementation Actions (Page 5-9)
Develop site master plans and construction documents for 44th and Kendall and Einarsen property.
IV. NEIGHBORHOOD MEETING/PARK DESIGN MASTER PLAN PROCESS
The pazk design master plan process consisted of a series of three work sessions with the neighborhood
and community and study sessions with the Pazks Commission, Planning Commission and City
Council. Approximately 483 work session notices were sent out to the area bounded by 32 d Avenue
on the south, Miller Street on the west, 41S` Avenue on the north and Holland Street on the east. These
boundaries extended beyond what is required by code. In addition to the initial mailing, public notices
Planning Commission
WZ-08-04/Design Concepts for City of Wheat Ridge
were posted at various locations throughout the city and on the web site.
Attendance at the three work sessions totaled 154; included in this number aze duplicate individuals.
The Parks and Recreation Commission voted to recommend approval of the Master Design Plan to City
Council on June 18, 2008.
Due to amendment of the original zoning and requisite zone change process, a pre-application
neighborhood meeting was required. The first work session with the neighborhood on Apri13, 2008,
was intended to fulfill this requirement and was advertized as such. A neighborhood meeting recap
with issues discussed in regazd to the zone change and ODP is attached. (Exhibit 4, Neighborhood
Meeting Recap)
Attached is conespondence submitted regarding the park and zone change issue. (Exhibit 5,
Correspondence)
V. OUTLINE DEVELOPMENT PLAN
The Outline 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 parking. The Outline Development Plan is used to
establish design parameters including maeimum building height, minimum landscaped coverage and
minimum perimeter setbacks.
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: declazation page/development standards, site analysis and views, pazk site plan,
land survey plat and proposed building elevations.
Allowable Uses:
Permitted uses on the property currently include business and professional offices (medical and dental
offices, banks), service establishments (beauty shops, jewelry repair), retail uses (liquor store,
electronic equipment, restaurants, appliance stores, grocery stores and hazdware stores) and churches.
A public pazk is currently not a pernutted use.
The proposed amended ODP allows pazk, recreation, cultural and historical activities. All cunently
pernutted commercial uses have been removed. Due to the potential conveyance of land to the
Applewood Cafe property owner, a note should be added that up to 36,000 s.f. of the original pazk
pazcel can be used for support uses (parking) for adjacent commercial development.
Planning Commission
WZ-08-04/Design Concepts for City of Wheat Ridge
Site Plan/Structure Configuration
The existing site plan far the property (sheet 5 of the old plan) depicts a complex of six office
buildings with up to 129,100 squaze feet of floor azea.
The proposed master plan for the park has been included in the plan set as sheet 3. Moving from south
to north, several different use/activity areas aze provided. At the very southern end of the site a 230' x
145' soccer practice field is being shown. In the middle of the site aze restrooms, shade shelters,
children's gazden and maze and several play areas. Towazds Kipling on the northern one-third of the
site is a concrete skate pazk. Pazking and detention are located north of the skate park azea. A
provision has been added which would allow construction of a future building if the need arises.
The portion of city-owned land on 38h Avenue has been excluded from the pazk design site plan and is
shown as being a potential conveyance to the property owner to the west. A subdivision plat will be
required to subdivide this piece for conveyance.
Included on sheet five are several "section" views of the pazk which depict the grade changes and
different use areas.
Landscaping:
The original ODP set the minimum amount of landscaping at 22%. The specific landscaped coverage
depicted on the site plan is 35%. Landscaping on the site plan (page 5) is shown along the perimeter
and tluough the interior of the site. A note is included on sheet 1 requiring visual screening and
buffering to a height of 6' using plantings, bernung and fencing along 80% of boundary of Johnson
and 35th Avenue.
The proposed plan shows 69.27% landscaping and open space on the site. Other features include
walking paths, activity azeas, fencing and installation of plant materials. A specific landscape plan
will be required at the time of administrative FDP approval.
Access, Parking and Circulation:
The existing ODP shows two access points to Kipling (one full movement and one right-in/right-out)
and one access to 38`" Avenue. Parking is interspersed through out the site with connected circulation
and 301 parking spaces provided.
The proposed plan shows a single parking azea accessing Johnson Street with 42 spaces. Access for
the pazking lot aligns with 37h Avenue extended. Pazallel parking will be allowed along 35h Avenue
and Johnson Street. The areas where parallel parking is appropriate should be identified. Staff would
also recommend that the "bulb" portion of the parking azea be widened to provide a drop-off area.
Pedestrian connections aze shown to 35h Avenue at the southeast and southwest corners of the pazk, at
36'b Avenue extended and 37`h Avenue extended. A loop walk is provided around the perimeter with
internal paths accessing the different activity azeas.
A reservation for future right-of-way dedication is being shown along Kipling. The additional right-
of-way needed varies from 30' to 35' in width for a total of 75' from center line and is consistent with
the DRCOG long range transportation plan for the metropolitan area. A 10' wide path is being shown
running along the Kipling frontage in accordance with the City's Bike and Pedestrian Route Master
Plan map. No permanent improvements should be located in the reservation azea.
Planning Commission 5
WZ-08-04/Design Concepts for City of Wheat Ridge
Building Height/Minimum Setbacks:
Consistent with the eacisting ODP for the property, maximum building height remains at 35'.
Perimeter setbacks from rights-of-way are also the same at 30'.
Development Standards:
The development standazds depicted in the table aze shown as minimum standards on the ODP. The
table provides a compazison with whaYs provided or required by the existing ODP and what is being
shown on the proposed amended ODP.
Note that the figures for the park design are based on gross acreage of the total but do not include the
35,809 squaze foot pazcel for conveyance to the adjacent property owner. Therefore, if the wverage
figures aze added up for the proposed ODP plan, they do not equal 100% unless the conveyance pazcel
is included. Another item to note is for compazison purposes with the existing plan, the pazk
categories for "pazking and roads" and "open space and landscaped area" aze combined.
Item
Current ODP Plan
Pro osed ODP Plan
Mas. building coverage:
Gross building area:
100,000 s.£ (28%)
129,100 s.£
2,433 s.f. (.67%) this plan
32,730 s.£ (10%) maYimum
Landscaped coverage:
80,774 s.f. (22%)
251,502 s.f. (69.27%) this plan
224,970 s.f. (61.96%) maYimum
Roads, parking, sidewalk and
plaza coverage:
180,774 s.f. (43%)
73,360 s.f. (22.48%) this plan
69,595 s.f. (21.26%) maximum
Minimum parking required:
Commercial (1 space/200s.£)
Office (1 space/300 s.f.)
Refers to Section 26-501
Maximum buildin hei ht:
35'
35'
Minimum setback from r-o-w:
30'
30'
Signage
Not addressed
Refers to Article VII of the
Wheat Ridge Code of Laws
Fencing
Not addressed
Refers to Section 26-603
Exterior Lighting:
Not addressed
Refers to Section 26-503 of the
Wheat Ridge Code of Laws
Architectural Detail:
Not addressed
Refers Architectural and Site
Design Manual
Planning Commission
WZ-08-04/Design Concepts for City of Wheat Ridge
Architectural Elevations:
The existing ODP does not address azchitectural details for the proposed structures. Under the
description of "Chazacter" on sheet l, it is mentioned that structure facades adjacent to 35th and
Johnson will be of a"residential appearance". On Sheet 4, structures are noted to have an east/west
orientation to preserve views.
The proposed ODP depicts tentative azchitectural details for the restrooms and shade shelters on sheet
5. All structures are shown as being less than 15' in height. Architectural materials shown include
steel columns, metal roofing and block walls with wooden panels. Gateway design features are also
shown. A note should be added that these are tentative designs which will be finalized at the time of
FDP approval.
While only single and two family dwellings are listed as exempt from the Architectural and Site
Design Manual, the types of accessory structures being proposed are specially designed for public
pazk use. As such, many of the requirements in the CommerciaVindustrial Design Standazds cannot be
met. An example would be the requirement for transparency. The ASDM specifies that transpazency
of ground floor facades facing any street, regardless of distance, shall be have between 60% and 85%
transparency (windows). Not only is this impractical for the restroom building but it would constitute
an attractive nuisance.
Staff has concluded that the requirements of the CommerciaUlndustrial Design Standazds of the
Architectural and Site Design Manual aze not applicable for these types of accessory buildings. If a
new, primary structure is built on the property, the requirements of the ASDM would apply.
VI. ZONE CHANGE CRITERIA
Staff has the following comments regarding the zone change criteria. The Planning Commission sha11
base its recommendation in consideration of the extent to which the applicant demonstrates the
following criteria have been met:
1. The existing zone classification currently rewrded on the official zoning maps of the City of
Wheat Ridge is in error;
The official zoning map is not in error. The pazcel is cunently 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,
There aze have been changes in the area which impact the property. The recreation center was built in
2000 which has proved to be a community and regional draw, being identified as one of the premier
recreation centers in the metro azea. While there has been some new commercial construction, much
of the existing commercial development in the area us deteriorating with no investment from property
owners. The Urban Renewal Authority is in the process of contracting to have a blight study done for
the Kipling corridor.
Plarming Coaunission 7
WZ08-04/Design Concepts for City of Wheat Ridge
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 wnformance, or will bring the property into
conformance, with the City of Wheat Ridge comprehensive plan goals, objectives and policies,
and other related policies or plans for the area;
The Future Land Use map in the Comprehensive Plan, which was adopted in 2001, designates this
property as Village Center. Desired character includes well designed, landscaped, and maintained
planned developments offering goods and services to the surrounding neighborhoods. These
developments should be located at major intersections in the city. Desired attributes include shopping
goods and services, designed to provide a transition from streets with heavy traffic to residential
neighborhoods with effective buffering. Access by pedestrian and cyclists is important and these
azeas should contain amenities including bike racks, benches, picnic tables, etc. Indentified desirable
uses include small scale retail, professional offices and services, medical offices, gas stations and
restaurants.
The Pazks and Recreation Master Plan was adopted by the Wheat Ridge City Council in 2007. This
document is considered an addendum to the Comprehensive Plan and supersedes the Village Center
designation on the 2001 Comp Plan future land use map. Staff concludes that this land use proposal is
consistent with the recommendation in the Parks Plan that this property be developed into a pazk
serving the neighborhood and community.
Staff concludes that this criterion has been met.
b. The proposed change of zone is compatible with the surrounding area and there
will be minimal adverse impacts considering the benefits to be derived;
The subject property is surrounded to the north and east by R-1 zoned single family homes.
To the west is a hodge-podge of zonings and land uses including commercial retail, office, service,
low density and high density residential. On the north side of 38`h Avenue is a convenience store with
gas sales and low density residential. Staff concludes that the proposed park will have less of an
impact on the surrounding azea than if developed into a 130,000 square foot office complex.
Staff concludes that this criterion has been met.
c. There will be social, recreational, physical and/or economic bene£ts to the
community derived by the change of zone;
There will be obvious social, recreational and physical benefits from the pazk construction. There may
also be economic benefits due to parks spending money at azea businesses.
Staff concludes that this criterion has been met.
d. Adequate infrastructure/facilities are available to serve the type of uses allowed by
the change of zone, or that the applicant will upgrade and provide such where they do not eavst
or are under capacity;
Planning Coaunission
WZ-08-04/Design Concepts for City of Wheat Ridge
All agencies can serve the property with upgrades to infrasriucture.
Staff concludes that this criterion has been met.
e. The change of zone will not adversely affect public health, safety or welfare by
creating excessive traffic congestion, creating drainage problems, or seriously reducing light and
air to adjacent properties;
Development of the park will result in an increase in traffic from exisdng conditions, but the increase
will not substantially affect the levels of service on adjacent roadways. The exisUng adjacent streets
will not be overburdened by traffic generated as indicated in the submitted traffic study. A
preliminazy drainage report has indicated that the drainage can be accommodated on site. There will
be minimal reductions in light and air to the neighborhood. There will be much less overall impact to
the adjacent neighborhoods than if the property were developed under the existing ODP plan.
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 accessory public pazk structures are exempt from the
commerciaUindustrial design standards in the Architectural and Site Design Manual.
Staff concludes that this criterion has been met.
VII. AGENCY REFERRALS
All affected service agencies were contacted regarding 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 no objection to the site-generated traffic.
Consolidated Mutual Water: Can serve the property with needed improvements.
Wheat Ridge Police Department: Can serve.
Wheat Ridge Fire: No response.
Westridge Sanitation District: There is adequate capacity in the downstream sanitazy sewer system
for this consWction. Future development may require upsizing of 300' of 8-inch diameter sanitary
sewer pipe.
Wheat Ridge Public Works: The Public Works Department has reviewed preliminary drainage and
has found the report to be acceptable. A full drainage report will be reviewed at the time of submittal
of the administrative FDP and plat. A traffic study was also reviewed. They have deternuned that 75'
of right-of-way will be required to comply with the DRCOG long range transportation plan for the
Planning Commission
WZ-08-04/Design Concepu for City of Wheat Ridge
metro azea. As such, a reservation of 30' to 35' is required. The sidewalk on Kipling must be 10' wide
and located to the back of the reservation area.
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. Because the proposal is consistent with the recommendations made in the Parks
and Recreation Master Plan, a recommendation of approval is given for Case No. WZ-08-04 with
conditions listed below.
IX. SUGGESTED MOTIONS:
Option A: "I move to recommend APPROVAL of Case No. WZ-08-04, a request for approval of a
change in zoning conditions approved pursuant to Case No. WZ-82-15 and for an amended Outline
Development Plan for property located at 3700 Kipling Street for the following reasons:
l. The property was rezoned to Planned Commercial Development pursuant to Case No. WZ-82-15.
2. A zone change process is required to modify zoning conditions.
3. The criteria used to evaluate a change in zoning conditions support the request.
4. The proposal is consistent with the recommendations made in the Parks and Recreation Master
Plan.
5. The Pazks and Recreation Commission recommend approval of the Master Plan.
With the following conditions incorporated into the plan set prior to City Council public hearing:
1. A note be added on page 1 that up to 36,000 square feet of the site may be used to support
adjacent commercial development.
2. On Sheet 3, the "bulb" portion of the pazking area be widened to provide a drop-off area.
3. On Sheet 3, designate locations where parallel pazking will be allowed on W. 35th Avenue and
7ohnson Street.
4. A note be added on page 5 that the designs shown are conceptual and that the final structure
designs will be determined at the time of Final Development Plan approval."
Option B: "I move to recommend DENIAL of Case No. WZ-08-04, a request for approval of a
change in zoning conditions approved pursuant to Case No. WZ-82-15 and for an amended Outline
Development Plan for property located at 3700 Kipling Street for the following reasons:
2.
3."
Planning Commission 10
WZ-08-04/Design Concepts for City of Wheat Ridge
DES.IGN CONCEPTS
Cammunity and Landreape Architeatr
June 13, 2008
Community Development
Ciry of Wheat Ridge
7500 W. 29'" Avenue
Wheat Ridge, CO 80033
To Whom It 1VIay Concern:
303.664.5301 r,1,Pgo,,,
303.664.53 I 3 f,,,im;l, The intent of this submittal is to amend the approved ODP to allow for new park
construction. This preliminary plan has been approved by City Council,
Planning Commission, the Parks and RecreatiomDepartment, and the public.
The proposed ODP will serve as a community pazk. The park will contain a
grass practice field, a small grass aznphitheater, restroom, several picnic shelters,
playground, skate park, parking lot, landscaping, and detention pond. The pazk
will serve a wide range of residents, and will enhance the image of the City of,
Wheat Ridge.
i Please contact us with any questions.
21 I N. Public Road
Suite 200
Sincerely,
Erik Spri g.
Design Concepts
II afayeCTe, CO 80026 ' . - " .
`_..ncepts@dda.net . - www.dda.nec ~ .
EXHIBIT 1
ND USE SU(~~~4R1( LA
LAND~USES P'ERMITTED ~ _ r'~ ~ n r, ' r~ r~ ~ ~ ,
~
Include but are not limited to ark, recreation, cultural and historical activities, in
P
accordance with the ado ted Parks and Recreatior~ Master Plan as am~nded fram p 9
time-to-time.
CHARACTER
~ ~
~
Tl~e ro osed ODP will serve as a Community park. The park will contain a rass P p 9
ractice field a small rass am hitheater restroom several icnic she~t~rs la raund p 9 g ~ , , p ,p Y~ ~
skate park, parkin lot, landscaping, and tletentian p~nd. Access and ~arkin will be off ;
9 9
of Jahnson Street. Parkin will also be added at West 35th Avenue. 9 ~
The ark will serve a~ide range of residents, and will enhance the ir~~a e of the ci of p 9 ~Y ~
UVheat Ridge.
' "
DEVEL ~ ,
MAXIMUNI BUiLDING HEIGHT 35 Ft.
BUILDING SETBA~K ~FR4M ROW} 3O Ft. ~ _ _
IUTAXIMUM ~UILDING COVERAGE 10% - ~
! _r
LE AL RI N AREA S~UAR~ o AREA F T TAL L SC~UAF /o ~ ~ AND
A PART OF THE WEST ~NE HALF OF THE 1NEST ONE MALF OF TH~ NC?RTHWEST ONE QUARTER OF 7HE NORTHWEST '
FEET FEET AREA ONE QUFeRTER t7F SECTION 27, TOWNSHIP 3 SQUTH, RANGE 69 WEST OF THE SIXTH PF~INCIPAL MERIDIAN, CITY OF
WhIEAT RIDGE, COUNTY OF JEFFERSON, STATE OF GOLORADO, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
~UILDING AREA ~ f'~{~ry/ ~ 2 433 . 7 0 67 /o
o ~ tr j ~dGo 1~„ CQMMENCING AT THE NORTHWEST GORNER QF SAID SECTION 27; THE(dCE SQUTH 00 12 37 E, A L~ISTANCE OF 180.00 `d
FEET; WALKS ~ PLAZA 14. ° 53 78 ~1 /o 0 47 , 8~
,
THENGE NORTH 89°39'34° EAST PARALLEL WITH TH~ NORTH LINE OF SAID NORTHWEST ONE QUARTER 4Q.00 FEET TO PARKI I~G ~ R4ADS .T
THE POINT OF BEGINNiNG SAID POINT BEING ON THE EAST RIGHT OF WAY LINE OF KIPLING STREET~ ~I 9 J$O J.39% Z ~I , , o$ s 9
THENCE CONTINUING NORTH 89°39'34" EAST ALONG THE AFORESAID GOURSE 140.00 FEET TO THE SOUTHEAST OPEN SPACE ~c ~
GORNER OF A PARCEL OF LAND DESCRIBED IN BOOK 1748, PAGE 767 OF THE JEFFERSC?N COUNTY RECORDS;
LANDSCAPED AREA 251 502 69.27% 224 ~7 a 9
THENCE NORTH 00°12'3T' WEST ALONG THE EAST LINE QF SAID BQOK 1748, PAGE 787 RND PARALLCL WITH THE WEST LINE OF SAID N4RTHWEST QNE QUARTER 145.00 FEET TO A POINT ON THE SOUTH RIGNT OF WAY !_INE OF WEST 38TH
AVENUE;
TOTALDEVELOPED 327 295 90.13% 32~ 2~
THENCE ALONG THE FOLLOWING FOUR 4 COURSES ON SAID SOUTH RIGHT OF WAY L1~IE OF WEST 38TH AVENUE: PARK SITE ~ ' y
o ~ e, NORTHEAST FUTURE (1) THENCE NORTH 89 3934 EAST 90.D1 FEET; p
35 ~09 9.~6 35 o ~ „ 8C (2) THENCE NORTN 00 2026 WEST 5.00 FEET; C4NVEYANCE ~ '
(3) THENCE NORTH 89°39'34" EAST 56.45 FEET; ! ~
4 THENCE SOUTH 45°16'22" EAST 14.13 FEET TO A POiNT ON THE WEST RIGHT ~F TOTAL ALL AREAS 0 WAY LINE OF JOHNSON 363104 ~ 0~ ~ 0 3631 C
STREET ALSO BEING A POINT ON THE EAST LINE OF TRACT "A" OF WESTHAVEN ; ~ ' ~ )
* UPT~ONAL BUILDING NOT TO EXCEED 10% OF TOTAL DEVELOPED PARK SITE
THENCE SOUTH 00°12'18" EAST AL4NG THE WE5T RIGHT OF WAY LINE OF JOHNSON S°~~EET {ALSQ BEWG THE EAST ~
LINE OF SAiD TRACT "A" 1291.04 FEET TO A PQINT ON THE NORTH RIGHT OF WAY LIN~ ~F WEST 35TH AVENUE~ ) ,
THENCE SOUTH 89°34'42" WEST ALONG SAID N~RTH RI~HT OF WAY LiNE OF WEST 35~H AVENUE 291.33 F~ET TO A ~
P~3~~T pN THE EAST RIGNT OF WAY LiNE ~F SAiD KIPLING STREET;
THENCE ALONG THE FOLLOWING THREE (3) COURSES ON SAID ~AST RIGHT OF WAY €.IP~E OF KIPLIa~G STREET: ~ e~ ~
~ i
~9) THENC~ NORTH 00°12'37°' WEST 2~4.46 FEET;
2 THENCE SOUTH 89°34'42" WEST 5.00 FEET; ~a~~ ~ r' f ) ~ , '
~ ) _ _ 3 7HENCE N(3RTH 00°12'37" WEST 937AQ FEET TO THE POINT OF BEGINNING, GO~rAINING 363,101 SQUARE FEET - _..SL,QJ~Q~i tRE~J" so~ wauc r~-ar-nr
OR 8.3357 ACRES, MORE OR LESS. ___~_0ao -----_---e----- ~ ~_~_.~_m ~---e-----~_.v~ ..m._.._~_.r . _ _ - - - - sno~u'sra __.~_.~.....------v,..~.-------_,--__-__ov_.~,.o_.~,.__----•---------_°°_°-__-__~--__.._..
~ 946MB'31't ff~t04' • ~ N.f3'
o i n ~1~ BASIS OF BEARINGS IS THE RECORD BEARING OF S 0012 37 E ALONG TME WEST LIN~ C~F THE N~RTHWEST QUARTER
0~' SECTION 27, T3S, R69W, 6TH P.M. BASED 4N CITY OF WHEAT RIDGE MODIFIED GR(~~ND COORDINATE SYSTEM "
BETWEEN FOUND MONUMENTS AT CITY OF WHEAT RIDGE POINT N0.15409 - THE NOFt`f~WEST CORNER OF SECTION 27 ~
RND POINT N0.160065 - THE SOUTHWEST CORNER, NW114, NW1(4 OF SECTION 27, BOT#~ MONUMENTS BEING A 3-112"
~ W ~ ~ g s.oo' BRASS CAP IN RANGE BOX STAMPED CITY OF WHEAT RIDGE SURVEY MONUMENT LS ~3212 .
z ~ ~
Q : ,~,~,e~.
PREPNRED BY: ~ ~ "6~0°;
ELDON L. KNOLL, PLS 25953 ga
FqR AND ON BEHALF OF ~
NTIER SURVEYING. INC. W~~ ~ FRO ~ f
~ " ~
~s
s ~
~-7~ sar,oor- - 6 ~
I ~a~~-B KiPLING S~REET
rsa~.se~ (ro~r+e wcm~a~r~r r,~atra!
W 44TH AVE.
ww caaxtx sEC. 2~. T. 3 s., R, e~ w. rawo ri/s' a~~s cr~ u~ Rr~
BOM iT11FE6 '~tt OF WfCAT Po~OE SURYEY MOMWflIT LS 1J41Y.
100~ `~U' U i
PROJECT SITE 5C
W 38TH AVE.
W 35TH AVE ~ I ( ~LJ'
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W 32ND AVE
It o eat i e `'i
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Fax 303-664-5313 Fax 303-444-1957 Fax 303-340-0114
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211 North Public Road Suite 200 0' 25' 50' 100!
303.664.5301 fax 303.664.5313
SITE TE PLAN Lafayette, Colorado 80426 emaii: concepts@dcla.net Sheet 3 of 5
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~
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NW CORNER SEC. 27, T. 3 S., R. 69 W. FOUND 3-t/2" BRASS CAP IN RANGE + r
BOX STAMPED "CITY OF WHEAT RIDGE
SURVEY MONUMENT LS 13212".
t'~ -
LEGEND
NoTEs
UTILITY POLE
SIiR GUY OOWN t VEY DOES NOT CONSTITUTE A TITLE SEARCH 8Y FI s'< - EXISTING DENVER METRO WASTE WATER LINE SURVEYING, INC., NO 11TLE COMMIT~IENT OR RESEARCH WERE I
pd WATER VALVE FOR 1NIS SURVEY FQR INFORMATION REGARDING EASEMENTS - s - EXISTING STORM SEWER LINE ~~~UMEN RIGHTS-OF-WAY AND ENCUMBRANCES OF RECORD AFFECTING 1
T LEG~END FIRE HYDRANT SUBJECT FROPERTY.
' E~ISTING SANITARY SEWER LINE STORM MANNOLE ~
2.) THE LOGATION OF UNDERGROUND PUBLIC UTILITIES AND OR E~ISTING WATER LINE ~
SANITARY SEWER MANHOLE FOUND YELLOW PLASTIC CAP ON N0. 5 REBAR SHOWN HEREON ARE BASED ON RECORD PLANS UNDERG ~ „ y , R~UND
~E~= E~4ISTING GAS LINE STAMPED MILLER ENG. LS 10717 SERVI~E AND VISIBLE A80VE GROUND APPURTENANCES. THE LC ~ DENVER METRO WASTE WATER MANHOLE ALL ~JNDER ROUN
G D l1TILITIES OR FACILITIES WHICH ARE NOT CLI
WATER MANHOLE k---~ - EXISTING TRAFFIC LINE VISIBLE SHALL BE VERIFIED BY OTHERS PRIOR TO THEIR DESIGN CONSTRUCTING IMPROVEMENTS ~N OR N EAR THE SITE, . -
WATER METER ~ - - EXISTIN~ CA9LE TELEVISION LINE FOt1ND YELLOW PIASTIC CAP aN N0, 5 REBAR
2 STAMPED "LADD L " 3. N011CE: ACCORDI TRAFFIC POLE _ S 15278 ) NG TO COLORADO LAW YOU MUST COMMEN
EXiSTING FIBER OPTIC LINE LEGAL ACTION BASED UP ON ANY DEFECT IN THIS SURVEY WITHI
TRAFFIC FEDESTAL - E7(ISTING TELEPHONE I (3) YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO E' LNE
ANY ACTION 8ASE0 ON ANY DEFECT IN THIS SURVEY 6E COMMI TRAFFIC VAULT FOUND NAIL AND WASHER STAi~PING WAS MORE TNA ~V
N TEN ' EXISTING OVERHEAD UTILITY LINE 3 {10} YEARS FROM THE DATE OF CERTI~ICATIO~ ILLEGIBLE.
HEREON. STORM SEWER INLET -x-x-x- EXISTING WIRE FENCE LINE C.R.S.13-60-105 3 a.
S(GN ~ !-e' J;
TELEPHONE P 54ao EXISTING CONTOUR 4,} THE SURVEY FIELD WORK TO COMPILE THE INFaRMATION USi ~ EDESTAL 4 FOUND A BENT N0, 5 REBAR NO CAP. SURVEY WAS GOMPLETED ON FEBRUARY 12, 2008. ~
~ LIGHT POLE i
Y
i~ ~
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i
~
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NORTH
DESIGN CONCEPTS ~v ~
LAND SU SURVEY PLAT 211 North Pubiic Road Suite 200 0' 25' 50' 100, Lafeyette, Colorado 80026
303.664.5301 fax 303.664.5313
email: concepts@dcla.net Sheet 4 of 5
,
BEGIN POTENTiAL ~ a. ~ ~ CONVEYANCE AREA ~ ~ ~
~ ~-l~ ~ , 3 5 ^ ~ ~ `~'h.~
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SHADE SHELTER
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OUTLINE DEVELOPMENT PLAN
P~pa6~
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LAND-USE -
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p. fs~i
land sraa
BUILDiNG AREA
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22%
100,000
28%
PARKINCa& ROADS
757,552
43%
180,774
50%
OPEN SPACE 3
LANDSCRPEU AREA
123,908
35%
80,774
22%
TOTAL
381,548
700%
381,548
100%
DEVELORMENT ST6itiLf/kRDS
MA%IMUM BWLL1INPa HEFfiHT
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7500 West29th Avenue
Wheat Ridge, Colorado 80033
303/235-2846 Fax:303/235-2857
The WNE4TRO
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NEIGHBORHOOD MEETING NOTES
Date: Apri13, 2008
City Staff Present: Meredith Reckert, Senior Planner
Joyce Manwaring, Director of Parks and Recreation
Location of ineeting: Wheat Ridge Recreation Center
4005 Kipling Street
Wheat Ridge, CO 80033
Property address: Southwest corner of W. 38`h Avenue/Johnson Street (aka 38"'
and Kipling Park)
Property owners: City of Wheat Ridge Parks Department
4005 Kipling Street
Wheat Ridge, CO 80033
303-231-1308
Property Owner(s) present?
Applicant representatives:
Existing Zoning:
Yes
Carol Hendry, Shanen Weber, Erik Spring
Design Concepts
211 N. Public Road
Suite 200
Lafayette, CO 80026
303-644-5301
PRD, Planned Residential Development
Comprehensive Plan Designation: PRD (16 dwelling units/acre)
ApplicanYs Proposal: The City of Wheat Ridge Parks and Recreation Department is initiating a
master planning process for the property to develop it into a neighborhood park. The property has
an approved Outline Development Plan for a commercial/office complex which was approved in
1983. As a park is not a permitted use in the recorded development plan, the underlying zoning
document (ODP) must be modified to allow a public park as a pennitted use. This is considered a
change of conditions to the existing zoning.
The following issues were discussed regarding the proposed amendment to the Westhaven
Park Planned Commercial Development Outline Development Plan:
EXHIBIT 4
Can the property be used commercially now or at any tiine in the future? Because the properry
was purchased with open space funds, it cannot be used commercia[ly. If the property would
convert to a commercial non park use, the Ciry would have to reimburse Jefferson Counry for
the purchase price.
Who would be the applicant for the zone change application? The City of YVheat Ridge Parks
and Recrea[ion Department.
Why not rezone the property to a"publid' type of zone category such as PF, Public Facilities, to
eliminate the possibility of a future commercial use? There were several different options for
the zoning modification; however, it was decided that the planned commevcial zoning tivith a
specific ODP document was desirable for review by Planning Commission and Ciry Council. It
was unclear whether the PF zoning would get approved without an accompanying development
plan for use of the properry. The master plan design approved at the June 4 Neighborhood
Plan Presentation Meeting will be the site plan component of the ODP document.
Why wasn't the property ever developed commercially? There were many inquiries regarding
development of the properry prior ta purchase by the Ciry in 2000- The most serious proposal
was to allow an "upscale" mini-storage faciliry. As this was not a permitted use, a process akin
to a zone change was requir-ed. A neighborhood was held tivith numerous neighbors attending.
The developer did not pursue the project further due to the negative reaction from the
neighborhood.
~
April 4, 2008
Mr. Erik Spring and the Design Concept Team
Design Concepts
211 N. Public Road Suite 200
LafayetCe, CO 80026
RE- 38`h & Kipling Park Meeting (4-3-'08)
I want to thank you, Shannon and Carol for how you conducted the first design meeting
of our neighborhood park. You seemed to have an excellent grasp on the potentlal this
property has for the kind of park the neighborhood would enjoy and all residents of the
City of Wheat Ridge would be justiTiably proud. Shannon did an excellent job at keeping
the meeting as "civiP" as possible.
My "Comment Form" summary would be the same ideas I tried to verbalize last night.
The neighborhood has been rightly concerned over many years that commercial interests
would utilize the property to the detriment of the neighborhood. Even the 1980's zoning,
described by Meredith Reckert last night, protected the neighborhood because of both
height and percent of land to building use restrictions eta In short, Yhis zoning meant that
only a"Denver WesP' type of business building designs would fit the limitations.
Consequendy, nobody bought the land from the Einersons with the restrictions intact.
Although this happened before I moved to Colorado, the long-term neighborhood
residents have described the united effort that was initiated to protect the neighborhood's
interests. My two attached letters describe my concerns regarding a 1996 proposed
purchase and a 2007 "scare" regarding property use.
After the City of Wheat Ridge purchased the property with "Open Space" funds, the
neighbors - many of whom were there last nighC- met in the middle of the field to
brainstorm ideas about our future park. Ideas expressed at that time and which have
stood the test of a decade of time include:
l.> A west side berm, trees and barrier to Kipling to muffle the noise, increase
park safety (kids chasing balls unto Kipling etc.), create a visual barrier to the
AutoZone view, and create a safe and pleasant walking path between 35`h and
38`h. Thus, many of us were very pleased with your initial presentation -
including the removal of the power lines item. Kite lovers will rejoice.
2.> A central sheltered picnic area with bathrooms and a preschool age kids play
options. Last night we didn't talk about this much I believe it was assumed to
be central to any park concept.
3.> A trees/schrubs/flower beds designed into the large area to make to create a
great park atmosphere for walking (with and without pets), with paths
accessible for both strollers and wheel chairs, and - if at all possible - have
connections to both Crown Hill and Clear Creek for riders on horseback and
joggers. Last night there were many details presented that I'm happy to let the
pros design and earn their pay. In many ways this field is an excellent
"Artist's Canvas" that can result in a finished product that can exceed our
EXHIBIT 5
fondest desires. You mentioned the 60 foot elevation drop would allow you to
create some unique designs. Pm looking forward to your next presentation on
this.
4.> The non-potable irrigation water available to the site also provides a unique
opportunity to do samething very special despite the drought potential. We
were happy to hear that this asset was recognized and part of your initial
plans.
5.> When sports amenities were discussed at the neighborhood meeting nobody
was really for or against any of the potential options except that we felt that no
priority should be given to duplicating facilities already available at the
nearby schools, Wheat Ridge Recreation Center and other Wheat Ridge parks.
Those of us who have been to the neighborhood meetings over the years and made our
ideas known to Wheat Ridge City officials were taken back by the "Skate Board Park"
emphasis presented by peopie from outside om immediate neighborhood - at least Pve
never seen them at any of the neighborhood functions or city meetings previously. Pve
seen a State-Of-The-Art (SOA) skateboard facility in Santa Barbara, CA recently and
understand why enthusiasts would like that to be part of a new park purchased and
maintained (including the liability insurance payments) by taxpayers. You must
understand, however, that the neighborhood residents have been very patiently waiting
for a park knowing and understanding the City's budget constraints, priorities, etc. We
really don't want to lose our park to a skateboard (or another type of) facility at this time.
My sense is that we should have nothing to worry about However, we have seen strange
things happen with politica] influence. Thus, a key question for both Design Concepts
and City of Wheat Ridge planners Meridith Reckert, Joyce Manwaring, et al. is this: Is it
possible that "Skate Boarders Incorporated" could essentially stuff a"Your Comments"
type of "ballot box" so that the basic long-term neighborhood interests will be subverted?
If so, I'm sure the neighborhood residents will create petitions, etc. to prevent this from
happening.
Overall, your company's presentation and handling of the meeting last night convinced
me that an exce!ler.t company has been selected by the City of Wheat Ridge to do the
design work on our neighborhood park.
Sincerely,
Dalmon M. Larson
9940 West 35`" Avenue
Wheat Ridge, CO 80033
Cc - Meridith Reckert & 7oyce Manwaring
- many neighborhood residents
April 25, 2007
Mayor Jerry DiTullio
City of Wheat Ridge Colorado
7500 W. 29th Ave.
Wheat Ridge, CO 802115
Re: Potential Use Changes to the Wheat Ridge Park and Open Space, formerly known as
the "Einersen property" South of 38`h Avenue and North of 35`h Avenue, between Kipling
andJohnson.
Dear Mayor DiTullio:
As a Wheat Ridge resident and worker since 1990 I feel the need to once again put in
vdriting some of the primary concems nearby residents to the subject property have
whenever potential commercialrezoning or property use changes for this property are
considered that appear to ignore their interests. Frustrations have been verbally vented at
neighborhood meetings, etc. over many years.
Faced with the difficult task of "sorting out" the interests of the former property owners
(Einersons), the proposed development plans of potential buyers, the concerns of
neighbors, and the long-term best interests of the people of Wheat Ridge, a decision was
made to purchase the property as a Wheat Ridge Park and Open Space area. At that time,
this decision was enthusiastically applauded by nearby residents who had faced decades
of uncertainty regarding various schemes to develop the property commercially. At the
same time, however, we were told to be very patient because the Parks and Recreation
Department of the City of Wheat Ridge had many ongoing commitments and that even
the planning stage for the development of the park was years in the future. Thus, at that
time nobody was available to listen to neighborhood ideas for park development that
included: l.> a berm and tree line along Kipling to reduce street noise, 2.> the use of the
property's right to icrigation water from the SW comer of the property (inherited from the
apple o:chard days of the property), and 3.> many safety features for kids at play. We
were assured, however, that because "Open Space" money was used for the purchase, the
property could not be rezoned, sold, or "traded away" by future political decisions.
Today, two young mothers with babies in stirollers indicated to me that changes to the
property use are being considered. They were rightly upset because, as recent home
buyers, the park area was an important part of their home-buying decision. If any
proposals are now being considered to either sell or trade the property it would be an
outrageous humiliation to all of the neighbors - not just recent homebuyers.
Piior to the cun-ent "park zoning status" the neighborhood was protected by rather tight
commercial zoning criteria for the property. The Hendry development project people of
the mid 1990's put political spin and half truths like "It's our storage unit complex or
liquor stores, unsavory enterprises, etc." or anything to make their development option to
appear comparatively attractive. However, the 1984 zoning change had rigid criteria in
regard to height of buildings, percentages of property for building, parking lots, and
landscaped grounds. In other words, any development conducted under the 1984 zoning
cri[eria had excellent zoning protec[ion for the neighborhood. See the attached letter (D.
M. Larson to Ms. Meredith Reckert, Wheat Ridge Planning Department, September 5,
1996) for additional neighborhood concerns at that time.
Today's concern is based on your Drainage, Infrastructure, Roads, and Trails task force
meeting of February 28, 2007. An idea - attributed to Mr. Schulz to exchange our Park
and Open Space for other park land - was suggested. This idea probably has no
foundation in reality for you and others but it has alarmed our neighborhood greatly.
Since the planning phase of the Park and Open Space should be s[arting anytime now,
you could announce it. Planning for the development of the Gretchen Cherveny City
Park of Wheat Ridge, Colorado will be initiated on.... It would focus our neighbors on
the planning of our long awaited Park instead of potential negative alternatives If I can
be of help to you in this process please let me know.
Sincerely,
Dalmon M. Larson
9940 W 35`h Avenue
Wheat Ridge, CO 80033
Co- Ciry Council Members
- Neighborhood Residents
Attachment
~
September 5, 1996
Ms. Meredith Reckert
Wheat Ridge Planning Department
City of Wheat Ridge
7500 W 29th Avenue
Wheal Ridge, Colorado 80033
VIA FAX 235-2857
Dear Ms. Reckert
Subjecr. Follow-up comments on Neighborhood Meeting of May 23, 1996 for Hendry
Investments, Inc. plans for construction of Lock-N-Key Self S[orage facility at 35th and
Kipling.
Mr. Jeff Bailey made a very professional and positive presentation on behalf of Hendry
Investments, Inc. As probably all expected, the neighbors expressed many of their
concerns in the form of questions and comments. NIMBY (Not In My Back Yard)
reactions were both expected and expressed. We all heard a healthy skepticism about
many facets of their plans, which are very tentative plans. Thus, concerns about the
type of pirotection we would receive from the City of Wheat Ridge in any preplanning
activities, in overseeing the construction, and in the long-term oversight of the facility
and adjacent property once it is built still reinain.
Your answers to how the process works were excellent at the May 23rd meeting. I
apologize for not being able to attend last night's meeting.
The current zoning protects us (adjacent home owners) now and in the future from the
type of business use we see elsewhere, i.e., near 100% blacktop and buildings with messy
dumpsters in the business backyard. Why is it necessary to rezone the property? The
combination of streetside landscape, inside lawn area for the resident family, potential
landscaping between this business site and the next business site to the North could meet
current requirements. Just how close do the current plans come to meeting the
current zoning requirements? I don't object to the proposed use of the property, as I
understand it, only the zoning change.
The current zoning meant that when we boughc our homes we could expect usage like the
Denver West Office complex, the Lakewood Iibrary, and other similar uses in which
landscape concerns were addressed. Thus, my primary problem is that changing the
zoning forever changes the rules for the future and diminishes real estate values.
It is really only a secondary concem that we, the neighborhood residents are at risk of not
really knowing what will occur when Lock-N-Key Storage opens for business. But ten
years from now, commercial land value could easily make it profitabie for Hendry
Investments, Inc. (or the facility may have its Chird owner) to simply bulldoze the walls
and buildings and rebuild within the new zoning restrictions of that time which could
greatly devalue the neighborhood. At Chat time the City of WheaC Ridge officials (the
majonty of which will not have first hand information) will look at the paperwork from
the cuirent time period and determine what is legal. In short, what was said at the May
23rd and September 4th, meetings or will be said at future meetings will matter not at all.
For these reasons I believe most of the neighbors want someone working for the Ciry of
Wheac Ridge to start giving us the real answers - in writing and for the record - to our
real concerns. I admit naivete at this process but submit these questions at this time
knowing the quality of the questions is limited.
QUESTIONS FOR CITY OF WHEAT RIDGE OFFICIALS:
. Why does the property need to be rezoned for this application? Long-term
residents fought a zoning batde in the early 1980's. Since then, a major concern in all
adjacent residential property transactions has been the intended property use. As a
prospective buyer in 1990 I learned that any commercial use of the property had
Iimits as to both the percentage of building area and the percentage of concrete/black
top surface area and a minimum requirement for landscape areas. A height restriction
on the buildings also exists. Thus, the zoning for the property influenced both the
desirability of our property for a home and the price paid. We knew that any negative
impacts on adjacent property values caused by the development of the property were
limited by the current zoning. I raised this question at the May 23rd meeting without
receiving an answer.
. Who is the person, if any, who will work to protect the iuterests of adjacent
property owners at the City of Wheat Ridge in this matter at this time? What are
the Iimits of the efforts we can expect from this person? Who is involved in the
cuiTent planning activities, in addressing safety concerns during construction, and in
addressing the long-term oversight of the facility once it is built?
• Is there an alternative not yet presented which would allow the proposed use of
the 35th & Kipling property by Hendry Investments, Inc. to proceed without the
rezoning of the property? For example, could a waiver be drawn on cunent zoning
restrictions to change the zoning from an x% landscape restriction to a y% landscape
restriction for this particular use? Quite frankly, I'm not opposed to the L,ock-N-Key
use of [he property if the landscape issues are addressed - which I believe there
should be a way to do.
. Does rezoning impact the entire property or just the part 6eing purchased by
Hendry Investments, Inc.? If the entire property is rezoned, how are the building
limits changed for the other part of the property? It well could be that our real
concem should be focused on this other property use.
Any help in finding answers to these questions will be appreciated.
Sincerely,
Dalmon M. Larson
9940 West 35th Avenue
Wheat Ridge, Colorado
cc- Mr. Stuart Hendry FAX (210) 341-2369
- Adjacent home owners
tn
May 16, 2008
Mayor Jerry DiTullio
City of Wheat Ridge Colorado
7500 W. 29th Ave.
Wheat Ridge, CO 802115
Re: Concept Options 38`h & Kipling Wheat Ridge Park
Dear Mayor DiTullio
Thank you for your long-standing support for the 38"' & Kipling Wheat Ridge Park and
your specific input given at Wednesday night's planning meeting far nearby Wheat Ridge
residents. You, Meredith and Joyce, representing the City of Wheat Ridge, made the
effort to meet with nearby residents and answer our questions concerning park design etc.
late into the evening - probably at the end of a very busy day. This dedication is
appreciated. Thus, I only reluctantly raise questions regarding the options for the new
park design because I understand the very difficult job you and the City Council have in
sorting through the problems facing our community.
After last month's initial meeting I was very enthusiastic about the future design of the
park (see attached letter to Concept Designs Team with copies to Meredith and Joyce -
with apologies for not copying you at that time). The skateboard controversy that
occurred was addressed but I greatly underestiinated the proponent's ability to influence
the City Council and others. At the April meeting very assertive individuals representing
a sole business interest attempted to dominate the discussion to a pro-skateboard
conclusion that nearby residents resisted. The skateboard proponents criticized the
nearby Anderson Park skateboard facility as totally inadequate and that the City of Wheat
Ridge needs an expensive State of the Art facility that doesn't exist anywhere else in
Colorado. On Wednesday night, however, skateboard features were included in two of
the three options presented to us for comments. It was also implied that unless the neazby
residents didn't go along with the skateboard aspect to the park design it would be
difficult to obtain funding approval from the City Council.
My concerns are twofold. First, as I mentioned to you and others, the monetary outlay for
a skateboard type facility has to be a substantial portion of the overall budget for the park
which needs funding approval from the City Council. Couldn't this increased cost result
in the approval being either delayed or defeated? Also, if the overall budget far the park
is relatively fixed wouldn't the skateboard feature cause the elimination or diminishing of
other critical park features? Compared to the initial presentation of ideas by the Design
Concepts Team at the April meeting, the three options that were presented suggest that
the diminishing process on park features has already occurred.
My second concern is not monetary but much more esoteric and diff cult to rationalize.
As an undergrad student in 1960 I took only one course in Landscape Architecture. That
course was enough to cause an appreciation for the Designer's/Artist's creative mindset
in projects like our park design today. Thus, as I wrote in my April comments, I was
looking forward to seeing the designs experts in this profession would develop to change
our field into a great park, i.e., the field as an artist's canvas. I don't believe we really
saw what excellent park designers could do with this empty field.
In Ayn Rand's classic book, The Fountainhead, the conflict between individual
architectural expression and the imposition of collective design is explored. Also, in the
movie Amadeus "musical experts" wanted to modify Mozart's compositions. In St.
Louis today we admire the Gateway Arch designed by Eero Saarinen's team that
symbolizes a city, state and national region. In these examples excellence comes from a
unity of design and purpose. During the April meeting some of the creative ideas
presented by Carol, Shannon, and Erik gave me very high expectations that with a strong
sense of purpose for the park (coming from the City of Wheat Ridge), they would retum
with excellent design options that you, the City Council, and most residents of Wheat
Ridge - as well as Design Concepts - would be very proud to call their own.
Although I liked many features in the three design options, the idea that there was duality
in purpose that compromised the project was present. I noted that Design Concepts tned
to minimize the problein by putting the skateboard options to the NW comer of the park.
Did we really see the best designs your consultants have far a park or did we see options
that a consulting business in park design has to offer when they understand what their
paying customer probably wants - a skateboard facility in a park setting or park with an
expensive skateboard facility?
You indicated that City Council members strongly indicated that this park area needs to
have facilities for the entire city - not just the immediate neighborhood and I believe that
most in the immediate neighborhood agree with this premise also. As point 5 in my April
letter indicates we thought that "no priority should be given to duplicating facilities
already available at the nearby schools, Wheat Ridge Recreation Center and other Wheat
Ridge parks." In essence we believe that a park design as I attempted to outline in very
general terms in points 1-4 of the April letter would have the type of unique
features/facilities for all Wheat Ridge residents.
As with past projects the City of Wheat Ridge has done an excellent job completing, I
fully expect the 38`" & Kipling park to be a successful venture when it is completed.
Maybe these comments will help.
Sincerely,
Dalmon M. Larson
9940 W 35`h Avenue
Wheat Ridge, CO 80033
Cc- Design Concepts
City of
"~h~dge
W eat
COMMUNI7Y DEVELOPMENT
Memorandum
TO: Plaaning Coimnission
THROUGH: Ken Johnstone, Community Development Director
FROM: Jeff Hirt, Planner II
DATE: July 31, 2008 (for August 7 study session)
SUBJECT: Short Term Code Amendments
A study session for the proposed zoning code amendments was held at the July 17 Planning
Commission public hearing. The purpose of this memo is generally to summarize the comments
received at that meeting and follow up from that discussion, as well as to facilitate the continued
discussion of this project. This memo is structured as follows:
1. Summary from July 17 meeting
a. Public involvement strategies
b. Planning Commission comments on list of amendments
2. Staff proposed next steps
a. August 21 Open House
i. Presentation
ii. Who we're inviting
1. General summary from July 17 meeting
a. Public involvement
The first item discussed by Planning Commission was regazding public involvement for
this project. Generally, the sentiment was that the maximum amount of communication
and socialization should take place as eazly as possible while keeping the project on a
reasonable timeline. This communication should be tazgeted and reach out to the
individuals and groups that would be most interested in this process. The challenge will
be to facilitate an adequate level of public involvement while keeping the short term
amendments on a relatively expedited timeline for completion.
b. Planning Commission Comments on list of amendments
The Planning Commission then analyzed each proposed short term amendment and
provided comment. Specifically, the "level of contentiousness" was discussed for each
item. This list will assist us as to whether or not we decide to expedite certain
amendments and perhaps deliberate more on others. The summary from this discussion
is as follows:
Short Term Code Amendments
7111108
Possible
No, nut some
education needed
Yes
Yes
No
Other comments were provided for specific amendments that will be incorporated as we begin
drafting the language in the respective sections.
2. Staff proposed next steps
a. August 21 Open House
Staff has scheduled an open house for Thursday, August 21 from 6:30 to 8:30 p.m. to
replace the normally scheduled Planning Commission public heazing for this night.
There aze no cases scheduled for this night. The location will be in the City Council
chambers. Additionally, staff will be providing information on this project at the
September 10 Town Hall meeting at the recreation center.
The format of the meeting is still up for discussion, and staff is looking for feedback from
Planning Commission for the most effective way to communicate the project. We
recommend the following approach:
• Presentation
A powerpoint presentation(s) shortly after the start time. Display boards grouping the
amendments by categories - procedures, development standazds, and miscellaneous
amendments. We will create graphics and photos illustrating the concepts (e.g.,
different densities). Additionally, there may be boazds introducing the project and
providing background as well as handouts. Staff is looking for some direction as to
the preferred role of the Pluuiing Commission at this meeting.
• Who we're inviting
Staff is working with the City's public information specialist to formulate a list that
provides outreach to the appropriate individuals and groups for this open house based
on discussions with the Planning Commission.