HomeMy WebLinkAbout04/26/2007CITY OF WHEAT RIDGE
BOARD OF ADJUSTMENT
AGENDA
April 26, 2007
Notice is hereby.giuen of a public hearing to be held before the City of Wheat Ridge Board
of Adjustment on April 26, 2007, at 7:00 p.m., in the Gity Council Chambers of the
Municipal Building, 7500 W. 29th Avenue, Wheat Ridge, Colorado.
1. CALL THE MEETING TO ORDER
2. ROLL CALL
3. PUBLIC FORUM (This is the time for anyone to speak on any subject not appearing on
the agenda.)
4.
PUBLIC HEARINGS
A. Case No. WA-06-21: An application filed by Alan Wiedrnaier for approval of a
variance to Section 26-501.D.1 (Parking Lot Paving) for property zoned Industrial
(n and located at 11990 W. 52nd Avenue.
5.
CLOSE THE PUBLIC HEARING
~6.
OLD BUSINESS
7.
NEW BUSINESS
A. Approval of minutes - March 22, 2007
8.
ADJOURNMENT
CITY OF WHEAT RIDGE
PLANNING DIVISION STAFF REPORT
TO: Board of Adjustment
DATE OF MEETING:
Reckert
CASE NO. & NAME:
April 26, 2007 CASE MANAGER: Meredith
Case No. WA-06-21/Wiedmaier
ACTION REQUESTED: Approval of a variances for commercial paving in an I zone district
LOCATION OF REQUEST: 11990 W. 52nd Avenue
NAME OF OWNER(S): Alan Wiedmaier
APPROXIMATE AREA:
PRESENT ZONING:
PRESENT LAND USE:
11,793 square feet
Light Industrial (I)
glass shop office and warehouse
ENTER INTO THE RECORD:
(X) ZONING ORDINANCE
(X) CASE FILE AND PACKET MATERIALS
(X) DIGITAL PRESENTATION
Board of Adjustment
Case No. WA-06-21/Wiedmaier
JURISDICTION:
The property is within the City of Wheat Ridge, and all notification and posting requirements
haue been met, therefore, there is jurisdiction to hear this case.
1. REQUEST /EXISTING CONDITIONS
The property in question is located at 11990 W. 52"d Avenue and is zoned Light Industrial (I).
Current use of the property is as a commercial glass business office and shop area. This case is
being heard on appeal from a two-part request relating to parking lot paving and landscaping. At
the January 25, 2007 meeting the request for landscaping variance was approved; the paving
request was denied. Discussion regarding the January meeting is under Section IV of this report.
Although the property has Light Industrial zoning, it was originally developed residentially prior
to the incorporation of the City. The property contains 11,793 square feet of land area and has
the original house on it which is approximately 800 square feet in size. According to the
Jefferson County Assessor information, the house was built in 1948. In 1999, the applicant
purchased the property. A large garage with 1800 s.f. of footprint was constructed in 2001. At
the time of permitting, the property owner indicated that it was a garage accessory to the house
where he was residing and would be for his own personal use. (Exhibit 1, Survey/Site Plan)
In 2003, the applicant met with the Community Development department to discuss the
requirements needed to operate a glass business on his property. He was informed that he
needed to apply for a building permit to bring the property up to commercial standards with
required parking and paving, commercial landscaping and interior structure modifications. To
this date, a permit for this renovation/improvement has never been approved or issued. Code
enforcement acfion has been pursued several times with no resolution to the situation. The
business has now sold with the property sale pending. The former owner is attempting to
legitimize the existing situation through the variance process as part of the pwchase contract.
The City of Wheat Ridge has many existing homes along major corridors zoned commercially or
industrially, most of which were built prior to incorporation. As the City of Wheat Ridge has
continued to develop and commercialize, many once-residential streets have now become
commercial collector and arterials. Structures and properties originally developed as homes have
become undesirable for residential use as traffic on these streets has intensified. The existing
commercial zone districts allow existing single family homes to remain in perpetuity, however
no new freestanding residential units are permitted.
Many of the residential properties with coxmnercial zoning located on the arterials and collector
streets have been converted to commercial businesses. When a property is converted from
residential to commercial, it must be in conformance with all codes and regulations prior to being
considered a legal conversion. These requirements include, but may not be limited to,
compliance by the structure with applicable building and fire codes, installation of commercial
Boazd of Adjustrnent
Case No. WA-06-21/Wiedmaier
paving and striping based on an approved drainage report and installation of commercial
landscaping.
The applicanYs variance request relates to commercial paving requirements in arder to legitimize
the use of the property for a commercial glass operation.
Section 26: SO1.D.1. requires all uses other than single and two family residential to have hard
surfaced paving by concrete, asphalt, brick pavers or other hard materials. In this case portions
of the pazking and drive area aze covered in asphalt or concrete. Other portions are graveled.
The applicant wishes to retain the graveled areas "as is".
The current circulation pattern on the property allows for entry to the site from a curb cut located
adjacent to the westem property line. Proceeding straight in, parking is located on the west side
of the office which is paved in concrete. Proceeding across the front of the property leads to the
east side of the office. Continuing south leads toward the warehouse area. This area of the
property is the graveled portion. There is adequate parking on the site given the building sizes (7
total parking spaces with one handicapped space).
If the parking lot is required to be paved, Public Works will require submission of a drainage
plan and report meeting today's standards:and will likely require a lazge detention pond at the
southeast corner of the property. The property currently slopes from northwest to sontheast.
Drainage on the property follows this historic flow pattern.
II. ADJACENT PROPERTIES AND A12EA CONDITIONS
The property is abutted on the east, west and south by property zoned I, Light Industrial.
Corresponding development includes vacant property to the east and south which is part
of a larger parcel consisting of 9.5 acres used for RV starage. (Exhibit 2, Aerial photo
with zoning) Farther to the east on W. 52"d Avenue is a single family residence and
alpaca farm. Under that same ownership to the south and west is Hance Subdivision
which is zoned R-l and platted as single family lots. This subdivision has not been
developed to date. (Exhibit 3, Hanee Subdivision Ptat)
Abutting the property on the west is a single family home zoned I which appears as if it is
still used residentially. Farther to the west on the south side of 52"d Avenue is an animat
crematorium. Continuing west towazds Ward Road on the-south side of 52"a Avenue is
commercial property under a variety of ownership used as office/warehouse, retail,
commercial parking-and gasoline sales.
Across the street is property located in the City of Arvada, zoned residentially.
Traveling west on Ward Road, the residential units transition to commercial uses.
III. NORTHWEST SUBAREA PLAN
In 2004, the City initiated a study on the state of the City in an effort to identify issues
facing the community. "Repositioning Wheat Ridge: Neighborhood Revitalization
Boazd of Adjustment
Case No. WA-06-21/Wiedmaier
Strategy" focuses on population and household trends, jobs, housing market and
commercial inventory. The goal was to restore Wheat Ridge to a community of choice
far homeowners and businesses. One of the recommendations was for the City to
undertake subarea planning to focus on unique opportunities and challenges facin~
certain areas in the City. The northwest subarea with boundaries generally of 52"
Avenue on the north, Simms and Tabor Streets to the east, I-70 on the south and Ward
Road to the west was one of these tazgeted azeas.
This subazea plan completed in 2006 was considered a priority since it is the location of
the proposed RTD Gold Line transit station. The potential for a light rail station brings
opportunities for development and redevelopment for transit oriented land uses. Transit-
oriented land use typically produces a mix of uses including retail, office and residential
that is in close proximity to convenient transit. It is oriented to the pedestrian rather than
the private automobile and encourages higher density land uses.
The Northwest Subarea is identified as having the potential to become a mixed use
"village" with a slightly urban character near the transit station in the vicnuty of 50th and
Ward, transitioning to more suburban as it extends to the north and east. The plan does
not change existing allowable uses or zoning but provides broad guidance regarding
future land use decisions in the area. The preferred land use map designates the subject
property as "light industrial". (Exhibit 4, Preferred land use map)
The light industrial designation is defined as having permitted uses that aze commercial
and light industrial in nature. Buildings should be designed as timeless transitional
buildings which enhance the pedestrian environment so that the structure can transition
from commercial use to commercial use (such as a retail facility to a restaurant use). The
ground floor should haue 60% transparency and the buildings should be pushed to the
streets with a 0' setback. Parking should be located in the rear.
The plan indicates that since the light rail development is several yeazs away; existing
businesses must be allowed to operate and expand but must not preclude the ultimate
development objectives. More specifically that "existing buildings and uses are
encouraged to continue" and that "new buildings and improvements that are not
consistent with the...plan... should be of a temporary nature such that they can be
amortized and removed with modest expense at such time that the planned roads and
other infrastructure aze developed."
There are implications for road connections including the widening of W. 52"d Avenue
with a pedestrian path and a north-south street connection which could impact the
property and any substantial improvements.
IV. PRIOR BOARD OF ADJUSTMENT ACTION
The Board of Adjustment reviewed the applicanYs requests for a both landscaping and paving
variances on January 25, 2007.
~
Boazd of Adjushnent
CaseNo. WA-06-21/Wiedmaier
The following landscaping variances were being considered:
• A variance to Section 26-502.D3.c.1. (20 % commercial landscaped coverage
requirement)
• A variance to Section 26-502.C.1. (Maximum of 35% non-living landscaping)
• A variance to Section 26-502.C.3.a. (Commercial street tree requirement)
• A variance to Section 26-502.C3.b. (Additional trees and shrubs required)
A motion was made to approve the landscape variances for the following reasons:
1. There will be no negative impact on the character of the area.
2. There are unique circumstances as an existing landscape buffer is located in the 52"a
Avenue right-of-way.
3. Granting of the landscape variance would not impact the adequate supply of light or air
to adjacent properties and would not increase the chance of fire or endanger the public
safety.
4. Variances will not be detrimental to the public welfare ar injurious to other properties
or improvements in the neighborhood.
5. Related to the subarea plans, there could be a long term negative impact on the
neighborhood due to the substantial investment in the property discouraging future
redevelopment under the Northwest Subarea Plan.
With the following condition:
The property owner will plant fifteen five-gallon sized low growing coniferous shrubs in the
planted area in the front of the property. This is to be completed by March 31, 2007.
A visual inspection of the property performed on April 10, 2007 confirms that the plantings haue
occurred and are consistent with the Boazd's condition of approval for the landscape vaziance.
A motion was made to approve the paving variance; however, the motion failed to pass as a
super majority vote of five affnmative votes was not received. (Exhibit 5, January 25, 2007
minutes)
The applicant approached the Boazd on March 22, 2007, and was granted a rehearing on the
paving portion of the request. Submitted as new evidence is a drainage analysis performed by
registered professional engineer. (Exhibit 6;-analysis of existing conditions). The City of Wheat
Ridge drainage review engineer has reviewed the analysis and performed a site visit and concws
with the fmdings (Exhibit 9, Dave Brossman memo)
V. VARIANCE CRITERIA
The applicant is requesting a variance to Section 26: SOl.D.l. for commercial paving
requirements.
Board of Adjushnent
CaseNo. WA-06-21/Wiedmaier
StafF has the following comments regarding the criteria used to evaluate a variance
request
1. Can the property in question yield a reasonable return in use, service or
income if permitted to be used only under the conditions allowed by
regulation for the district in which it is located?
If the paving is required, the property owner will have to install hard surfacing
which will require the submission of a drainage plan and report including a water
quality basin. Given the small size of the properry, it is questionable whether this
could be accommodated on site. The applicant has submitted drainage
information which indicates that under the existing conditions, there is minimal
impact to the property to the south and east.
2. If the variance were granted, would it alter the essential character of the
locality?
If the paving variance is granted, it would not impact the essential character of the
area. There are numerous commercial properties in the area which have graveled
or recycled asphalt parking and drive azeas.
3. Does the particular physical surrounding, shape or topographical condition
of the specific property involved resu►t in a particular and unique hardship
(upon the owner) as distinguished from a mere inconvenience if the strict ,
letter of the regulations were carried out?
The lot in question has a typical rectangular shape and slopes from northwest to
southeast. If the entire lot is paued, accommodation of the required drainage
facilities is questionable. According to the adjacent property owner, the
improvements installed by the applicant over the past five years have already
impacted his properiy. While he does not want additional pauing on the property
which will exacerbate the drainage concerns, he would like to haue some
accommodation of the existing situation to lessen the impact to his property. The
drainage impact analysis submitted by the applicant indicates there is minimal
impact. The City of Wheat Ridge drainage review engineer concurs with this
fmding.
4. Has the alleged difficulty or hardship been created by any person presently
having an interest in the property?
The hardship has been created by the property owner who started using the
property commercially without completing the required commercial site and
building improvements.
5. Would the granting of the variance be detrimental to the public welfare or
injurious to other property or improvements in the neighborhood in which
Boazd of Adjustment
Case No. WA-06-21/Wiedmaier
the property is located, by, among other things, impairing the adequate
supply of light and air to adjacent property, substantially increasing the
congestion in public streets or increasing the danger of fire or endangering
the public safety, or substantially diminishing or impairing property values
within the neighborhood?
Granting of the variance would not be detrimental to the public welfare. The
paving variance would not impact the adequate supply of light and air to adjacent
properties, would not increase the chance of fire or endanger the public safety.
There could be a negative impact on the neighborhood if the variance is not
granted as installation of additional improvements in the property could
discourage the assemblage of adjacent parcels for future redevelopment. It is
clearly stated in the Northwest Subazea Plan that interim uses without substantial
monetary investment should be encouraged to facilitate future redevelopment.
6. If criteria 1 through 5 are found, then, would the granting of the variance
result in a benefit or contribution to the neighborhood or the community, as
distinguished from an individual benefit on the part of the applicant, or
would granting of the variance result in a reasonable accommodation of a
person with disabilities?
The requested paving variance would result in an individual benefit for the
i property and would not result in the accommodation of a person with disabilities.
There may be a benefit to the neighborhood and the community if the property
were assembled with adjacent parcels and redeveloped.
VI. STAFF CONCLUSIONS AND RECOMMENDATIONS
Upon review of the request, staff concludes that the above criteria are supportive of the
commercial paving variance request. Therefore, staff recommends approval for the
following reasons:
l. There will be no negative impact on the chazacter of the area.
2. Granting of the paving variance would not be detrimental to the public
welfare.
3. Grranting of the paving variance would not impact the adequate supply of
light and air to adjacent properties and would not increase the chance of fire
or endanger the public safety.
4. There could be a long-term negative impact on the neighborhood due to
investment in the property discouraging redevelopment.
With the following conditions:
1. The existing parking areas be striped as laid out by Staff on Exhibit 1
including the handicapped loading space with freestanding sign.
Boazd of Adjustment
Case No. WA-06-21/Wiedmaier
2. The existing shed, vehicles and all other outside materials stored in the
graveled "landscaped "areas along the eastern property line and at the south end
of the property must be removed.
\
Boazd of Adjushnent
CaseNo. WA-06-21/Wiedmaier
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EXHIBIT 4
CITY OF WHEAT RIDGE BOARD OF ADJUSTMENT
Minutes of Meeting
Jauuary 25, 2007
2.
3.
CALL THE MEETING TO ORDER
The regular meeting of the Wheat Ridge Board of Adjustment was called to order
by Vice Chair BLAIR at 7:05 p.m. in the City Council Chambers of the Municipal
Building, 7500 West 29`" Avenue, Wheat Ridge, Colorado.
Meredith Reckert introduced Adam Tietz who was recently hired as Planner I in
the Community Development Department
ROLL CALL
Board Members Present:
Board Members Absent:
StaffMembers Present:
Tom Abbott
Bob Blair
Paul Hovland
Bob Howard
Larry Linker
Davis Reinhart
4.
Janet Bell
Paul Drda
Meredith Reckert, Sr. Planner
Adam Tietz, Planner I
Ann Lazzeri, Recording Secretary
PUBLIC FORUM
There was no one present to address the Board.
PUBLIC HEARINGS
A. Case No. WA-06-21: An application filed by Alan Wiedmaier for
approval of (A) variances to Section 26-501.D.1 (Parking Lot Paving) and
(B) Section 26-502 (Landscaping Requirements) for property zoned
Industrial and located at 11990 West 52°d Avenue.
The case was presented by Meredith Reckert. She entered all pertinent
documents into the record and advised the Board there was jurisdiction to hear the
case. She reviewed the staff report and digital presentation. Staff recommended
approval of the variances for reasons, and with conditions, outlined in the staff
report.
Board of Adjushnent EXHIBIT 5
January 25, 2007 - 1 -
In response to a question from Board Member ABBOTT, Ms. Reckert stated that
the property owner to the south and east was unable to attend the hearing but she
has talked with him on the phone regarding his concems. He did receive a copy
of the staff report for this case and indicated he thought it was a fair assessment
and recommendation.
Alan Wiedmaier
Mr. Wiedmaier, the applicant, was sworn in by Vice Chair BLAIR. He disagreed
that there was a need for an engineer to analyze the drainage. He stated that in the
seven years he has owned the property, he has never observed a drainage problem
even with the heaviest rains. He also stated that he has had engineers look at the
property in the past and all they could say was that the property sloped to the
south and east sides. He agreed to stafPs recommended conditions regarding
landscaping requirements and parking lot striping.
In response to a question from Board Member REINHART, Mr. Wiedmaier
stated that he was attempting to sell the property to the person who purchased his
glass business. He stated that years ago, he built a garage for a storage area
connected with his residence. It is now being used as a warehouse for the glass
business. Meredith confirmed that a permit was issued for the garage to be built
as accessory to a residence. Board Member REINHART commented that the
property was then upgraded in a manner that didn't meet either residential or
industrial standards, and now he has sold the business and wants to sell the
property associated with the business.
Meredith Reckert stated that staff would like an engineer to look at the drainage
situation to know for certain that existing improvements won't affect adjacent
neighbors.
Board Member LINI{ER expressed concern about the drainage and commented
that he would also like to have an engineer take a look at the property. He
commented that if the drainage isn't taken caze oF today it can become someone
else's problem in the future.
Mr. Wiedmaier then stated that he would agree to have an engineer analyze his
property.
Board Member ABBOTT commented that this matter revolves around the City's
Northwest Subarea Plan for future redevelopment in the area. The City, therefore,
wants to discourage any major inveshnents in these properties. Meredith Reckert
agreed and commented that if not for the subarea plan, staff would have
recommended denial.
Board Member REINIIART commented that, while a certain amount of
indifference to the process may be tolerated, he believed this property owner has
certainly benefited by ignoring the city for a long period of time. He expressed ~
Board of Adjustment
January 25, 2007 - 2 -
concem about drainage issues, also. On the other hand, he didn't want to see the
applicant be required to spend a huge amount of money to fix a problem.
Board Member HOVLAND commented that RTD plans seem to be imminent.
He agreed with Board Member REINHART that he wasn't pleased with the
chronology of events on this property. However, at this point in time, considering
future plans, staff recommendations seem to be a reasonable option.
Board Member BLAIR agreed with Board Member HOVLAND.
Board Member ABBOTT commented that he didn't think there was any chance
the buildings on this property would survive the next ten years due to the
projected RTD light rail station in this area. He also stated that he didn't have
sympathy for the applicant because of the reasons he ended up in the situation. In
reality, that property will be redeveloped in our lifetimes so the staf£s
recommendations make sense to follow City Council's guidelines in not putting
excess investment into the present houses and businesses along 52"a Avenue.
There were no other individuals present who wished to address the case. Vice
Chair BLAIR closed public testimony on this case.
Upon a motion by Board Member ABBOTT and second by Board Member
REINHART the following resolution was stated:
Whereas, the applicant was denied permission by an administrative officer;
and
Whereas, Board of Adjustment Application Case No. WA-06-21(A) is an
appeal to this Board from the decision of an administrative officer; and
Whereas the property has been posted the fifteen days required by law, and
in recognition that there was concern registered by the neighbor adjaceut to
the east; and
Whereas, the relief applied for may be granted without detriment to the
public welfare and without substantially impairing the intent and purpose of
the regulations governing the City of Wheat Ridge.
Now, therefore, be it resolved that Board of Adjustment Case No. WA-06-
21(A) (Paving Variance) be, and hereby is approved.
For the following reasons:
There will be no negative impact on the character of the area.
Board of Adjushnent
January 25, 2007 - 3 -
2. Granting of the paving variance would not be detrimental to the
public welfare.
3. Granting of the paving variance would not impact the adequate
supply of light or air to adjacent properties and would not increase
the chance of £re or endanger the public safety.
4. Not granting the variance could result in a long-term negative impact
on the neighborhood due to investment in the property discouraging
future redevelopment as per the city's Northwest Subarea Plan.
5. Staff recommended approval.
With the following conditions:
1. The existing parking areas will be striped as laid out by staff on
Exhibit 1 including the handicapped loading space with freestanding
sign. This must be completed by April 30, 2007.
2. The existing shed, vehicles and all other outside materials stored in
the graveled "landscaped" areas along the eastern property line and
at the southern end of the property must be removed. This must be
completed by March 31, 2007.
3. A professional engineer must be hired to perform an analysis of the
existing conditions on the site to determine what improvements could
be made on the southern end of the property, if needed, to relieve
current impacts on the property to the east and south. This analysis
must be completed by March 15, 2007 and the required improvements
installed by May 15, 2007.
Board Member Reinhart offered a friendly amendment to allow the Director
of Public Works and/or the Director of Community Development discretion
to extend the completion of improvements an additional 60 days. This
amendment was accepted by Board Member ABBOTT.
The motion failed 4 to 2 with Board Members HOWARD and LINKER
voting no. (A super majority of five affirmative votes was required for approval.)
Upon a motion by Board Member ABBOTT and second by Board Member
REINHART the following resolution was stated:
Whereas, the applicant was denied permission by an administrative officer;
and
Board of Adjustment
January 25, 2007 - 4 -
Whereas, Board of Adjustment Application Case No. WA-06-21(B) is an
appeal to this Board from the decision of an administrative officer; and
Whereas the property has been posted the fifteen days required by law, and
in recognition that there were no protests registered against it; and
Whereas, the relief applied for may be granted without detriment to the
public welfare and without substantially impairing the intent and purpose of
the regulations governing the City of Wheat Ridge.
Now, therefore, be it resolved that Board of Adjustment Case No. WA-06-
21(B) (Landscape Variances) be, and hereby is approved.
For the following reasons:
1. There will be no negative impact on the character of the area.
2. There are unique circumstances as an existing landscape buffer is
located in the 52"d Avenue right-of-way.
3. Granting of the landscape variances would not impact the adequate
supply of light or air to adjacent properties and would not increase
the chance of £►re or endanger the public safety.
4. Variances will not be detrimental to the public welfare or injurious to
other properties or improvements in the neighborhood
5. Related to the subarea plans, there could be a long term negative
impact on the neighborhood due to the substantial investment in the
property discouraging future redevelopment under the Northwest
Subarea Plan.
6. Staff recommended approval.
With the following condition:
1. The property owner will plant fifteen five-gallon sized low growing
coniferous shrubs in the planter area in the front of the property.
This is to be completed by March 31, 2007.
The motion passed 6-0.
5. CLOSE THE PUBLIC HEARING
Vice Chair BLAIR closed the public hearing.
Board of Adjustment
January 25, 2007 - 5 -
aVni
February 21, 2007
Meredith Fteckert
5enior Planner
City of Wheat Ridge
7500 W. 2e Ave.
Wheat Ridge, CO80033-SOo1
Ref. M R W Giass
11990 West 52"4 Avenue
Wheat Ridge, CO
Drainage l.etter and Plan
Job # 204-013
Dear Meredith:
As requested by the City staff and the Boazd of Adjustment, Alan Wiedmaier has
retaineci our services Yo perform a drainage analysis of the property Ivcated at
71990 West 52nd Avenue, Wheat Ridge, 00. The purpose of this letter is to
identify the exis6ng conditions on the site and determine the magnitude of the
drainage impact on the downstrearn properties. I have attached several sheets
showing caleulatlons and plan for your iriformatinn.
The site is less than one-third of an acre in size and is currently being used as a
eommercial lot with two buildings; an affice structure on the nodh end and a
metal garage located at the southwest corner of the site. The temaining portion
of the lot is covered by either concrete or asphalt pavement and crushed qravel.
The property slopes from the northwest to southeast at a genUe slope of
approximately 2°/a grade. There are no significant point discharge aress on the
property other than at gutter downspouts from the buiidings. 5oils on the site are
in hydrologic soil dass "C", soil group Nunn urban land.
The site lies in the Clear Creek Major Drainage Basin with flows from the site
traveling in a southeasterly direction towards Ciear Creek. The site drains evenly
iowards the southeast and is considered as nne sub-basin. The ratronal method
was employed to estlmate the peak discharge in the 5-year and 100 year storms,
or storm events of 20°/, and 1% probability, respectively. The time of
cancentration for the sub-basin was taken to be 6.48 minutes. 7he site
imperviousness is approximately 79% based upon the coverage shown on the
survey provided by Alpha and Omega Consuitants Improvement Survey Piat,
tlated November 3, 2006. '1`he expected runoff from the site for the 5-year storm
event is 0.85 cfs and for the 100-year storm event is 1.87 cfs.
CIN OF WHEp,T RIDGE
PUBLIC WORKS
10 39Fid
EXHIBIT 6
DATE___AJg f67
RECEIVED .31.gl07
l srsvB.+o~.a~
9L0b8E£918 95:80 L00Z/ZZ/Z9
02/22/2007 09:01 8163384026 PAGE 01
The property drains onto an adjacent site towards the south antl east that is
currently being used as a recreationaf vehide storage facility. Trie adjacent
property has piaced recycled asphalt rnillings over a road located along the fence
line. Assuming that there could fae a shallow swale located ott this property to
convey the water from the subject property, there woutd be less than three
inches of water flowing across at a vetociry of less than iwo feet per second. The
existing ground surface and use of the adjacent property should be more than
capabie of conveying this runoff without any excessive erosipn or detriment.
In my opinion, the existing grading and drainage facilities for the properry do not
pose a significarrt hazard to tYie adjacent propertles. The existlng runoff from the
praperty will continue to flow toward its historic point and the increased flows are
not significant. If you have questions or comments feel free to call me at
720-898-0660.
$incerely,
Andrew J. Marner, PE
Alliance Consulting Engineers and Surveyors
Cc: Alan Wiedmaier
file
Fncl: Runoff CalCUlations
Open Channel Flow calcuiations
Drainage Plan
11990 W 52nd Avenue
DRAINAGE PLAN
~ iro-.ww.ww...ow I
~
~
~
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.
.
~
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0.27 .69 ~
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L-wmzmrr-mrr r i'wwj
30 0 15 30 60
ORIGINAL SCALE: 1"=30'
BASIN 10
MINOR STORM
RUNOFF COEF'F.
? y (7
0 YR)
`-MAJOR STORM
(ACRES) RUNOFF COEFF.
(100 YR)
BASIN BDUNDARY
YCla~f[:AnRi
6
•urwMe • maneoro. metaLercxlwu~uYr
md[ciww.r.tw~. %MflAp•
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7
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01~ MON_~
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204013~~ho"
• IYf Yt ~OI Of M fIR~
~PNO~ Ari11~ MkE~1110.T
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Allia~~~e C~o~t~ng
DRAINA(;E PI,AN
2/20/07
a303-A R
5440 WNWPORD.SUIE7M'AF^/NIR0080002
~
tr.w,wMrw.lMwrr.rra
PflfY[p)8q.0B80•FA%(90.i)42F8734
ALAN ~EDIi~AIER
~
L0 3DCd 9L0b8EE918 99:89 L09Z/ZL/Z0
I Area-Weighting for Runoff Coefficlent CalCUlation
proJact TIEIe: M b W QLASS
Catclmerrt 10: EX1571NG - S-YEAR
IIIUStratlOn
s-0"1
~F---~ r~oWuueenm
~se
g 4t~~
Sriura3 ~
Inatructions: For each catchment su6area, ariter vaiuea for A and C.
Subam
Area
RunoH
Producl
ID
acxes
CoeH.
A
C•
CA
i ut
i
inpLd
t
BUILOING
0.07
0.75
0.05
PAVED
0.11
0.90
0.10
GRAVEL
0.09
0.35
0.03
sum: 0.27 Sum: - 0.19
AmtWNghladHunoNCOblOeleM(wmCNsuml) = 0.69
'Sae sheet "Gealgn INO" (pr InpBrvlOUSneee-6eSed nrfoH caettlcient vetues.
204013UD-Rational v1.02axis, Weighted C 5-YR
2121/2007, 72:32 PM
60 39Gd 9Z9b8EE918 99:80 L99Z/ZZ/Z0
Area-Weighting for Runoff CoefHdent Calculation
Projec171t1e: M & W GUSS
Catclvrient ID: El(ISiING -100 YEAR
Illustration
,~y Ftewnxecnon
r-
g~ CaLe7rm1;
Siaea9 ~Y
~
InbiNMlona: Fpr qgGh cqkhmen( guWga, eMBrWuea foY A and C.
SlIt1PlB8
N'0P
RIwff
PrIXl11Cl
ID
acres
CoeH.
A
C"
CA
i t
i ut
i
o t
BUILDING
0.07
0.83
0.06
PAVED
0.17
0.96
0.11
GRAVEL
0.08
0.58
0.05
Sum:~ 0.27 ~ Sum:1 0.22
~
Aroa-WNgMed FhirwH Cqetflclaq (aum Gusum A) = 0.61
'See sheet "Deslgn Infa" for inperv{ousiness4based runoff coetfi4lend vglues.
204013UD-RatlOrial v1.02a.)d3, WBighted C 100-YR
2/21/2007, 72:32 PM
00 30dd 9Z0b8EE9S8 95:89 L00t/LL/Z0
1 CAl.cutAnOr+ oF a aEUC AunoFF usINO raano►uL ►,Er►wa A
nrqect rMw- N a w auSS
caWmem o:
1. (atcnmqrR tMtkdaWc oala
CatohmmR10=
70
Nea-
027ACre9
PerCent Imperv}ousnass =
79.00 %
NRCSSoBType.
CA,B,C,orD
II.Re1MaI11n~prmaiivn 1(incMAx1=Ct`P1!(C2+Td)"C3
D68ign $tpm R9(yrR P¢rjpd, Tr _
5 ye81'S
C7 =
28,50
Cz.
70.00
cs.
.rec
P1=
1.45 M1eMs
(inpyt m01m pgriod for daeipn 69om1)
(uput tha vaWe or Ct)
(inwcue vak,e a c21i
crput me vuue ot p)
(input orahr precipiVUior-sea Sheec'Decign trAO'1
m. Arelye4 u! Flow Tlms (7'Ime ol Conoantmllan) la a Catchmad
Rucroit Goeflcian[, C - 0.74
Overide Runoif Coetf{cient C- 0.68 (amer an warida C velua N dasiretl, a leave hlank m accept calculated GJ
arr.rvunaf caeirdem,GS= 0.61
0ver1r10 Syr. Runpfl Coefficienl, C m 0.69 (enter an oVefide G5 value if dwired, qr 19ave Nenk W aoaapt caiculatetl C-54
llikkUMOffi
~ weWwl ~i.~
YsarA i p~.
}]rb4a.w~
NFC$LqnO
FNBVy
TAlage/
SMbA Nparly G~d846d Pgryp~A~99ea
T7Pa
Meedaw
FiHd
PaaWrc✓ Bare Swa'ee( 9hellow 14ved Swelas
uwna Grwro wa~er« SMHFlOw
Ca
2.B
5
7 10 15 20
CakauWoana
fNR ( ~ I G5 I Ce~ V Ips H m nu1Bb
Rgyipngl
UserEnterod
IV. Psak punofi ProdlNan
RahlaR IMgneiry ac CqnpuW TC, I= 4.57 inNyM
Paak Fbwrate, pp.
0.85 cta
F1anlAA ItilBNSlty 2t FlByldlel TC. I . 3.76 kX:1JM
Peak Flowrata, qp a
0.70 cts
RahfaM Immeiry et Ueer-Oefined Tc, I= 4.57 :tdi/hr
Peak Fbwraoe, pp a
0.85 cfs
Cakulated values Tor 7c 6 Qp ara basod on uvarMa valuas enlored to! C G C-6.
204913U0.RaHOna1 v1.02a.tle. Tc and PeakO 5-year
2/2112007, 72:32 PM
50 39tid 9Z9b8£E9L8 99-89 L09Z/LZ/Z9
CALCUl.A7tON OF A PEAK RUHOFF USIlKi RA710NAL MEfHOD
Prolea rnl.: M s w ouSS
Ca[c1lrmettt IO: EXWiMP -10oyr
L CPfchmBM FIyMrdaylC DotO
Ca$ohmgn{ ID ~ 10
Area= 027Aaes
Pen:ent Imporviouane¢s. 79.00qo
NRCSSaIType= CA,&C,arD
II. FhtMall IMOrmetlan I Qncll/hr) = Cl ' PI /(C7 i 7d)"C3
oeagn Stmn Aqum Period. Tr=
100 years
C1 =
28.50
G2-
10.00
C3=
0.786
P7.
2.70 incFies
(Wpl(181um pBfiod fp d9gi0n g(pm}
(Mput the value d c+)
fuqxrt ihe reiue ot c2)
(Iriput 1fre value of 03}
(inpuS dwhr WgC~P~~•~sae Shset "Oesign IMD")
IB. Andyeie d FlwvTlme (Tlma vl ConwMrallrn) for a Calchm^^t
Runofl CoetLcientt, C m 0.74
Ov6dda qwrotf CoeKaeM, C= 0.81 (emer an aeride C value a dwued, u IaNen Nank tp acCapt Celculated C.)
5-yr- Runwff Cceft'iciant G5 = 0.81
Ove'ide 5-yr. Rurwff Coetficient, C= 0.68 (enter an overMe GS value it desired, w feave Msnk to accept caiwWtad C-5.)
nIIgtrfftIm
NAC$ I.Arq
HBeV
Tillsga/
SIbA N08dY
GfMENI
Pfi9tl
TYpe
M11Cadow
FiolO
PasMal 09'e
I
Swe~ed
Shaliow P
X
I
U.nt GroUntl
WalerwaYS
Sne
_c~ara~a 1
zs
s
7 ro
u
M
cakulabans:
ID I 5 I L qunM I Comey- Vebcily Tlme
Caefl ence V Tf
fUfl X G5 Ips minuMs
Rgqipndl
IV. Poak RunaH hsdlotlon
R9rtitW IMengity et Cpmputgd 7c,1 - 8.51 kdlfM
Peak FlaxraW, qp =
1.87 ds
Rahfal lntenaily at Hepionsl Tc. I= 7.pp mcfyhr
Peak Flowrare, Qp =
1.53 GS
peintaN In,en* ffi User-DatNW Tc. I. 8b1 Ble:Nhr
PaaN F1owrag, Qp'
1.87 cfs
CaiDUletpd vsluas for 7a & tlp are tlgeed on avbritls V¢IUeb enlered ttt C&(Y$.
204013UD-Hpypnal yl,ppgbs, TC Md Pggkp 100-yeel'
2/2112007,12;32 pM
90 39tid 9Z0bSE£9S8 95:80 L90Z/ZL/Z0
Worksheet
Worksheel fqr Triangular CF►attrlel
ProJecx oeacription
Wakaheet
Ttlangul¢r Channe
Ffow Elemem
Triangular Cnenne
MeUlad
Mannntt]'e FormWe
SoNB For
ChannBl Depfh
Inpul bals
Mennings Cp91fiC
U.090
3bpB
0200pp tyry
Left 31de Sbpe
20.00 H: V
Rght Slde &ope
20.00 H: v
oisc,arge
1.e7 cfs
Hesuhs
Depih
2.8 in
FlowArae
1,1 ft°
Wetted Pedmi
9-44 ft
TaAwKfth
9.49 ft
C`itiCalOepth
0.22 h
CrltlCel Sbpg 0.0273'A fVft
Veloe(ty
1.68 fVs
VelocKy Heatl
0.04 ft
3pedfic Engrg
3.4 in
Froude NumW
0.86
FlqwTypg Ru6Cfltlcal
G1...WrgMagB120A0Y3dfElnege.hn2 Pm'pct Englneer. anCrew Marrier
AIIImeeOpvplppmpr1l$ervlNf FiowMastefV8.1 1674KJ
02/21l07 12:43:54 PM @Hggsfad MoIhppg, InC. 37 Brpplqldp Rpgd WatMblity. GT 06T08 U3A (203) 755-1688 Page 1 of 1
L9 39tid 969486£918 95:80 L90Z/LZ/Z9
Crass Section
Cross Section for THangular Channel
PrqeCt Dascnp[i0n
WoNtSh96t
TrianputarGhenna
Fbw Elemant
Tr"ienguler Chenna
Methad
Mgnninp's FOfmule
3oNe Poi'
Ghannaf Oepih
SacGOn Oata
Manninge Coefflc
4.030
SbPe
020000 tt/tt
D9ptl+
2.8 in
Leh Skfe $Yope
20.00 FI : v
Right 3ide Slppe
20.00 H: V
D'18chafgB
1.87 cfe
in
V:1 N
H:1
NTS
c{...Wradnage1204013dreinage.fm2 PYOfoc,1 Engimer: ArWrey Marner
NIIIptICo pWainp'ryp~h$peWpy FWWMHb1erv6.1 f614k]
02/21/W Y2;44:40 PM 0 ryeestsd M¢(tvodS. InC. 37 6Ytl0lmid2 Rpad W810l6ury, G7 06708 USA (203) 755-7866 pgga i pf i
80 39Gd 9Z0b8E69t8 99:89 L00Z/LZ/Z0
~F
~C,ryoffteatRia9e ~ M E M O R A N D U M
Department of Poblic Works
TO: Meredith Reckert, Senior Planner
FROM: Dave Brossman, Development Review Engineer
DATE: March 12, 2007
SUBJECT: M& W Glass (Alan Wiedemaier)
I haue completed the first review of the drainage analysis received on March 8, 2007 far the M& W
Glass commercial business located at 11990 West 52"d Avenue, and have the following comment:
1. In his drainage analysis, the Engineer-of-Record, Mr. Andrew J. Marner, P.E. of Alliance
Consulting Engineers and Surveyors states that "In my opinion, the existing grading and
drainage facilities for the property do not pose a significant hazazd to the adjacent properties".
Today I performed an inspection of the site which indicated this appears to be a fairly accurate
statement. I did observe some minor erosion along the westerly entrance drive to the adjoining
property produced by nxnoff from the subject properiy, but in my opinion it did not appear to
have a significant negative impact to the adjoining property.
2. If the paving variance is NOT granted by the Board of Adjustment it appeazs that additional
pavement will be required to bring this property into compliance with current City Code. Due
to this being a commercial property, if more pavement is added to this site then the property
will need to provide on-site stormwater detention incorporating water quality in order to bring
this property into compliance with current EPA regulations (the Clean Water Act). This
property is relatively small (only 1/3 acre) which makes the placement of a detention facility
difficult given the current site layout, it would be expensive to construct, and in the end would
provide very little added water quality benefit.
EXHIBIT 7
To Mece - M& W Glass (11990 W52nd Ave) (3-12A7).doc
CITY OF WHEAT RIDGE BOARD OF ADJUSTMENT
Minutes of Meeting
March 22, 2007
CALL THE MEETING TO ORDER
The regular meeting of the Wheat Ridge Board of Adjustment was called to
order by Chair BELL at 7:00 p.m. in the City Counci] Chambers of the
Municipal Building, 7500 West 29"' Avenue, Wheat Ridge, Colorado.
2. ROLL CALL
Board Members Present: Tom Abbott:
Janet Bell
BobrBlair
Paul,Hovland:.
Larry Linker"
Board Members Absent: Betty Jo Page
Staff Members Present: Meredith Reckert, Sr. Planner
Ann Lazzeri, Secretary
3.
No one wished to address the Board at this time.
4. PUBLIC HI
A. Case No. WA-07-03: An application filed by Wheat Ridge Rotary
Club forapproval of a variance to Section 26-709.K.2 (semi-public
signs) to allow an additional semi-public sign on property zoned
Commercial-One and located at 4005 Kipling Street.
The case was presented by Meredith Reckert. She entered all pertinent
documents'into the record and advised the Board there was jurisdiction to hear
the case. She reviewed the staff report and digital presentation. City code
allows two signs per activity. Since there are going to be two multi-
organizational signs at the entrances of the city on Wadsworth which will
include the Rotary Club's name, a variance is necessary to allow a third sign.
Staff recommended approval of the variance for reasons outlined in the staff
report.
Board Member ABBOTT commented that the unique thing about the subject
sign is that it would indicate where and at what time the Rotary Club meets.
Board of Adjushnent
March 22, 2007
Board Member HOVLAND commented that since there are signs at the north
and south ends of the city, it might open the door for other organizations to
request signs.
Walt Pettit
President, Wheat Ridge Rotary Club
Mr. Pettit was sworn in by Chair BELL. He showed the two proposed signs.
The first was a round 18-inch Rotary Club sign with the second being a
smaller rectangular sign indicating ineeting place and time. Mr. Pettit stated
that the Rotary Club will pay for the sign and the installation. He stated that
Joyce Manwaring, Director of Parks and Recreation, has written a letter
stating she has no objection to the sign being placed on the northeast corner of
the recreation center property.
Board Member ABBOTT commented that the only unique situation is that the
Rotary Club has permission from the property owner. He suggested that
perhaps this section of the sign code needs to be amended.
Mr. Pettit stated that there is a unique situation with the Rotary Club in that it
supports the city by improving city facilities and has donated over $30,000 to
the recreation center for community room improvements.
There were no other individuals to speak at this time. Therefore, Chair BELL
closed the public hearing.
In response to a question from Board Member HOWARD, Meredith Reckert
stated that several phone calls were received from residents who lived in the
Cambridge Park Subdiuision to the west. Once they understood the nature of
the variance request, they were not opposed to it.
Board Member HOVLAND; commented that it seems there would be no harm
done by granting the variance; however, it is difficult to find a hardship. He
agreed that the'sign code may need to be changed.
Board:Member LINKER commented that it is a unique situation when the
Rotary Club meets at the recreation center.
Board Member BLAIR stated that he would support a motion to approve the
variance. He could see no problem with placing a sign on that stretch of
Kipling that has very little signage.
Upon a motion by Board Member ABBOTT and second by Board
Member LINKER, the following resolution was stated:
Whereas, the applicant was denied permission by an administrative
ofFcer; and
Board of Adjushnent - 2 -
March 22, 2007
Whereas, Board of Adjustment Case No. WA-07-03 is an appeal to this
Board from the decision of an administrarive officer; and
Whereas, the property has been posted the fifteen days required by law,
and in recognition that there were no protests registered against it; and
Whereas, the relief applied for may be granted without detriment to the
public welfare and without substantially impairing the intent and
purpose of the regulations governing the City of Wheat Ridge.
Now, therefore, be it resolved that Board of Adjustment Case No. WA-07-
03 be, and hereby is, APPROVEA
For the following reasons:
1. The proposed semi-public sign'will not impact the essential character
of the neighborhood.
2. Granting of the variance would not be detrimental to the public
welfare or injurious to other properties or improvements in the
neighborhood.
3. The additional sign would not impact the adequate supply of light and
air to adjacent properties and would not increase the chance of fire or
endanger the public safety.
4. There may be a benefit to the'applicanYand the community due to
increased exposure for a Wheat Ridge service club.
5. Toward recommendations from the NRS, this sign may promote
The request was approved by the planning staff and a letter of
permission was submitted by the city as property owner.
With the
1. The Rotary Club will approach city council to wnsider modifying this
ordinance toward the benefit of all other organizations affected by
this ordinance.
The motion carried 7-0.
5. CLOSE THE PUBLIC HEARING
There were no other cases to be heard by the Board at this time. Chair BELL
closed the public hearing portion of the meeting.
6. OLD BUSINESS
There was no old business to come before the Board.
Board of Adjustment -3-
March 22, 2007
NEW BUSINESS
A. Request for a rehearing of Case No. WA-06-21(A) which was
denied by Board of Adjustment on January 25, 2007.
Meredith Reckert presented this item. On January 25, 2007, The Board heard
this case which was a request for approval of landscaping and paving
variances for property located at 11990 West 52°d Avenue. The Board
approved the request for a variance to landscaping but denied the request for
variance to paving. The applicant has submitted new evidence which is a
drainage analysis regarding existing conditions on theproperty and is
requesting the Board to reconsider his case.
It was moved by Board Member B
HOVLAND to rehear the case on f
engineer be present to make interp
The motion passed 6-1 with Board
3 seconded by Board Member
rith the proviso that an
for the lay person.
I30WARD voting no.
B. Approval of Minutes - January 25, 2007.
It was moved by Board Member HOWARD and seconded by Board
member HOVLAND to approve the'minutes of January 25, 2007 with
amendments to the listing of those present aYthe meeting. The motion
passed 6-0 with Bo.ard Member BELL abstaining.
C. Election of Officers
It was moved by Board Member ABBOTT and seconded by Board
Member HOVLANA,seconded to nominate Board Member BLAIR as
Chair. The motion passed 7-0.
It was moved by Board Member ABBOTT and seconded by Board
Member HOVLAND to nominate Board Member LINKER as vice chair.
The motion passed 7-0.
8. ADJOURNMENT
It was moved by Board Member HOWARD and seconded by Board
Member BLAIR to adjourn the meeting at 7:52 p.m.
Janet Bell, Chair
Ann Lazzeri, Secretary
Board of Adjustment - 4-
March 22, 2007