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HomeMy WebLinkAbout06/07/2007AGENDA CITY OF WHEAT RIDGE PLANNING COMMISSION June 7, 2007 Notice is hereby g'►ven of a Public Meeting to be held before the City of Wheat Ridge Planning Commission on June 7, 2007, at 7:00 P:m., in the City Council Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado. 1. CALL THE MEETING TO ORDER 2. ROLL GALL OF-MEMBERS : 3. PLEDGE OF ALLEGIANCE 4. APPROVE THE ORDER OF THE AGENDA (Items of new and old business may be recommended for glacement on the agenda.) 5. APPROVAL OF MINUTES - May 17, 2007 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda. Public comments may be limited to 3 minutes.) 7. PUBLIC HEARING A. Case No. WPA-07-01: A resolution adopting an amendinent to the City of Wheat Ridge Comprehensive Plan to include areas outside the current city limits. 8. STUDY SESSION _ A. Residential Parking 9. ADJOURNMENT ~ CITY OF WHEAT RIDGE PLANNING COMMISSION Minutes of Meeting May 17, 2007 1. CALL THE MEETING TO ORDER The regular meeting of the Wheat Ridge Planning Commission was called to order by Chair SCEZNEY at 7:00 p.m. in the City Council Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge,, Colorado. 2. ROLL CALL Commission Members Present: Anne Brinkman Jim Chilvers Dick Matthews Davis Reinhart Jerry Scezney Commission Members Absent ` Cassie Spaniel Kim Stewart Staff Members Present: Alan White, Community Development Director Travis Crane, Planner II Administrative Assistant 3. PLEDGE OF ALLEGIANCIE' 4. APPROVE THE'ORDER OF THE AGENDA If was, moved by Commissioner REINHART and seconded by Commissioner CHILVERS to approve the order of the agenda. The motion carried 6-0 with Commissioners SPANIEL and STEWART absent. 5. APPROVAL OF MINUTES - May 3, 2007 It was moved by Commissioner MATTHEWS and seconded by Commissioner REINHART to approve the minutes of May 3, 2007 as presented. The motion carried 4-0 with Commissioners SCEZNEY and BRINKMAN abstaining and Commissioners SPANIEL and STEWART absent. Planning Commission Minutes - 1 - May 17, 2007 6. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda.) No one wished to address the Commission at this time. PUBLIC HEARING A. Case No. WZ-06-09: An application filed by Craig Dunham for approval of a Final Development Plan for property located at 3190 Youngfield Street. This matter was presented by Travis Crane. He ei into the record and advised the Commission there case. He reviewed the staff report and digital pre< In response to a question from Comir that the site plan shows an undergrou subsurface pipes that will filter water all pertinent documents urisdiction to hear the McMILLIN, Mr. Crane explained tion €acility consisting of a series of ' ' - Commissioner McMILLIN commented that it have only one drive-up window.; Commissioner REINHART uncommon for a bank to Crane stated that a traffic impact study was reviewed when the property was rezoned. A letter was received with this applie,ation from a traffic engineer stating that the proposed volumes forthis type of facility would,be much less than those volumes associated witlrthe previous business which was a service station. Coinmissioner BRINKMAN asked about signage. Mr. Crane explained that signage will be allowed in accordance with the zoning code. Final development plans do not usuallp detail signage. Commissioner McMILLIN asked about lighting standards. Mr. Crane stated that lighting conforms with present city code requirements and foot candle readings do not exceed the limits of the proposed changes to the lighting standards. Commissioner REINHART expressed concern about the potential for stacking to extend from the drive-through into the inain road. Mr. Crane explained that the director of public works did not believe traffic volumes were high enough to require relocation of the access points. In response to a question froin Commissioner CHILVERS, Mr. Crane explained that the applicant has agreed to provide a sidewalk easement. This will accommodate the roadway improvements at 32°d Avenue & Youngfield. Planning Commission Minutes - Z - May 17, 2007 In response to a question from Commissioner BRINKMAN, Mr. Crane stated that all parking (including handicapped parking) requirements have been met. Chair SCEZNEY asked to hear from the applicant. Craig Dunham Davis Partnership Architects 3222 Buckboard Dr., Evergreen, CO Mr. Dunham stated he is the architect for FirstBank. He had nothing to add to Mr. Crane's presentation and invited questions from the Commission. Commissioner BRINKMAN asked about mitigation related to the former gas station on the site. Mr. Dunham stated that an Environmental Phase One analysis was performed on the site and a letter of "no fizrther action" was received from the State of Colorado. Comtnissioner BRINKMAN asked about height of street trees in relation to signage. Mr. Dunham stated that signage'would be;in the 50-foot range and trees would be in the 15-20 foot range. In response to questions from Commissioner BRINKNIAN, Mr. Dunham stated that the proposed employee parking was more than adequafe. Snow removed from driveways, etc. will be placed in the landscaped areas. All landscaping will be adequately irrigated. Chair SCEZNEY closedtl?e public hearing. Commissioner CHTLVERS comunented that he believed parking would be adequate. Cominissioner McMILLIN Gommented that one drive-up window would encourage walk-in customers rather than drive-up customers who let their cars idle for several ininutes while awaiting their turn. Commissioner BRINKMAN stated that while she had no problem with the application, she expressed concern that this business will produce little or no sales tax revenue on a highly visible piece of real estate. It was moved by Commissioner REINHART and seconded by Commissioner MATTHEWS to recommend approval of Case No. WZ-06-09, a request for approval of a Final Development Plan for property located at 3190 Youngfield Street, for the following reasons: The Final Development Plan is consistent with the Outline Development Plan. Planning Commission Minutes - 3 - May 17, 2007 2. The Final Development Plan meets the standards established in Chapter 26, Article III of the Wheat Ridge Code of Laws. 8. The motion carried 6-0 with Commissioners SPANIEL and STEWART absent. OTHERITEMS Architectural and Site Design Manual - Travis Crane and Alan White reviewed the Manual for Commission's information. Mr. Crane informed Commissioners that City Council approved the Chapter 26 changes. The Architectural and Site Design Manual is a companion piece to Chapter 26. The manual will also be reviewed at the next City Council study session. Commissioner McMILLIN expressed hope that planning design will embrace ideas that will set Wheat Ridge apart and make the city unique: Commissioner REINHART exp expended to refine the manual's the time and effort Commissioner MATTHEWS expressed appreciation for the fact that changes can be made to the Manual administratively withont.having to come before Planning Commission and City Council for minor wordsmithing. Alan White exprzssed appreciation to Travis Ciane for his work on the Manual. = Citv Council Studv Session - Alan White reminded Commissioners to attend a City Council study session on Iune 18`i'. Subjects will include the draft plan for the Fruitdale Subarea and the Comprehensive Plan. The first City Council study session in June will include a discussion of lighting standards. Mr. White reported that second reading of the sign code ordinance is scheduled to be heard before City Council on June ll. 9. ADJOURNMENT It was moved by Commissioner McMILLIN and seconded by Commissioner REINHART to adjourn the meeting at 8:15 p.m. The motion passed unanimously. Jerry Scezney, Chair Ann Lazzeri, Recording Secretary l Planning Commission Minutes - 4 - May 17, 2007 ~ oF WHE4T ° PLANNING COMMISSION ` m LEGISLATIVE ITEM STAFF REPORT c~IORA~O MEETING DATE: June 7, 2007 TITLE: RESOLUTION 01-2007, A RESOLUTION RECOMMENDING ADOPTTON OF AN AMENDMENT TO THE WHEAT RIDGE COMPREHENSIVE PLAN AND FORWARDING SAID RECOMMENDATION TO THE WHEAT RIDGE CITY COUNCIL CASE NO. WPA 07-01 ~ PUBLIC HEARING ~ RESOLUTION Case Manager: Alan White Date of Preparation: May 30, 2007 ❑ CODE CHANGE ORDINANCE ❑ STUDY SESSION ITEM SUMMARY: State Statutes require a city to adopt a"Three Mile Plan" annually. This plan is to indicate in a general way how the city envisions areas outside their boundaries will develop in the future. Such a plan is required prior to a city annexing any area. The City has been adopting some form of this addendum since 2004. BACKGROUND: The last update to this addendum to the Comprehensive Plan was adopted last year prior to the annexation of land disconnected from Arvada and, under an intergovernmental agreement with Arvada, the City of Wheat Ridge agreed to annex. An update is needed this year prior to annexation of a parcel owned by Coars. This parcel contains right-of-way for Cabela Drive. STATEMENT OF THE ISSUES: Included in the packet is the addendum as adopted last year with updated inaps. There are no changes proposed to the text. Changes to the maps are: 1. Map 1 B- Updated to reflect new City boundaries due to aruiexation. 2. Map 4- Updated to reflect accurate location of new SH58 interchange. 3. Map 5- Relocation of Clear Creek trail and connection to 44"' Avenue, This is essentially the same plan addendum adopted the last three years with updates to reflect an annexation last year west of Miller Street, a proposed re-alignment of the Clear Creek trail in the pending Coors annexation area, and the accurate location of the SH58?Cabela Drive interchange. RECOMMENDED MOTION: "I move to adopt Resolution 01-2007, a resolution recommending adoption of an amendment to the Wheat Ridge Comprehensive Plan and forwarding said recommendation to the Wheat Ridge City Council." Exhibits • 1. 2007 Comprehensive Plan Addendum 2. Resolution 01-2007 ~ ADDENDUM TO THE CITY OF WHEAT RIDGE COMPREHENSIVE PLAN URBAN GROWTH AREA ADDITION INTRODUCTION This document serves as an addendum to the City's Comprehensive Plan adopted by City Council on October 25, 1999. Amendments to the Plan were considered and adopted on January 24, 2000. The adopted Comprehensive Plan does not identify areas of potential development outside the City's boundaries. The Plan contains a general discussion of areas of potential annexation, but does not illustrate the areas on any maps or recommend any future uses in these general areas. Prior to any annexation, C.R.S. 31-12-105 requires that a municipality have in place a plan for the area, including proposed land uses. Such plan may extend up to three miles from the municipality's boundary. There are unincorporated areas to the northeast, north, west and southwest of the current City boundaries. Areas to the northeast and north are primarily unincorporated industrial or multi-family enclaves which, although eligible for annexation, present questionable economic benefit to the City versus the costs of providing services. The City of Arvada recently disconnected from its incorporated area several parcels located near Kipling and 50th Avenue. Under an Intergovernmental Agreement with Arvada, Wheat Ridge agreed to annex these disconnected parcels. A majority of the area to the west of Ward Road north of I-70 consists of established residential neighborhoods, public uses (schools), and a cemetery. These uses provide little benefit to the City compared to the costs of providing services. A large area west of I-70 befinreen 32"d Avenue and Clear Creek is vacant and may provide development opportunities of benefit to the City. Southwest of the City are commercial areas along Youngfield and the established residential area of Applewood. In the mid-1990's the City submitted to the Denver Regional Council of Governments (DRCOG) its proposed urban growth boundary as part of the preparation of the regional plan known as Metro Vision 2020. The identified urban growth area was generally bounded by I-70, W. 32"d Avenue, Mclntyre Street, and W. 52nd Avenue. Containing a little over two square miles, this area was not incorporated into the Comprehensive Plan. This Comprehensive Plan addendum addresses the potential urban growth area to the ~ west of the City and the parcels disconnected from the City of Arvada near Kipling and Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum ~ 50th Avenue: The areas subject to this addendum are iAustrated on Maps 1A and 1 B. The West Area was submitted to DRCOG as the City's urban growth boundary for the 2030 Metro Vision update. The disconnected parcels should be subtracted from the urban growth boundary for Arvada and added to the growth boundary of Wheat Ridge. This addendum meets the requirement of C.R.S. 31-12-105 of having a plan in place should the City consider any annexations in these areas. The following sections of this addendum address two growth areas and they are identified as follows: 1. West Area (that area generally west of the City bounded by I-70, W. 32nd Avenue, Mclntyre Street, and W. 44th Avenue). A portion of this area has been annexed by the City. 2. Kipling/50th Area (those areas near Kipling/50th Avenue intersection disconnected from the City of Arvada). The portion of the West Area of the Urban Growth Area that has been annexed by the City is included in this 2006 addendum and by this reference hereby retains the "Community Commercial Center" land use designation for the annexed property. Planning/Growth Area Map1A 441h ~ M HVdY 58 ~ , ~ ~ a m ~ 1 ~ ~ o 1 1 y 1 1 t 1 1 ~ 1 hwwwy _ ~ 32nd Ave. ~ ro.rs. ~euve.k:M.ionzaae Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum Right-of way % u~% Area Bounda ~m.r.s. ~•j , CityBoundary 1astUpAate:May2007 ~ LAND USE Existing Land Use West Area Existing land uses in the urban growth area are varied. Along the north side of 32"a Avenue are areas of low to medium density residential development. To the west of I- 70 is industrial development along W. 44t" Avenue and State Highway 58. A CDOT maintenance facility is adjacent to SH58 at I-70. The area to the west of I-70 between 32nd Avenue and 44t" Avenue contains a golf course, and several old gravel pits now used for water storage. A majority of this land is vacant and undeveloped. Kipling/50th Area Land uses in this area consist of a mixture of retail commercial, office, light industrial and industrial uses. The Arvada Ridge shopping center was recently constructed north of 50th Avenue. The Rocky Mountain Bottling facility is located to the west of Miller Street. Development Constraints West Area Few natural hazard areas are present in the planning area. The Clear Creek 100- and 500-year floodplains generally parallel SH58 in the center of the planning area. No other natural hazards exist in the area. I-70, SH 58, and Clear Creek present constraints to development by acting as barriers to providing road, utility and other infrastructure improvements to the central portion of the planning area. State and federal rules mandate where access can occur and the manner in which rights-of-way may be crossed for installing utilities. Responding to calls for service in the planning area is made more challenging by the restricted access these barriers present. Kipling/50th Area The smaller parcels comprising this planning area have been deeded to the City of Wheat Ridge for right-of-way purposes and will not be developed. The larger parcel consists of Miller Street right-of-way and approximately 2.55 acres purchased by Rocky Mountain Bottling. There are no development constraints present on these parcels. Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum ll County Plans West Area Because the urban growth area is currently unincorporated, Jefferson County has jurisdiction over planning and zoning matters. The urban growth area lies within two subareas the County has identified for planning purposes. The North Plains Plan covers that portion of the urban growth area north of Clear Creek and the Central Plains Plan covers the area to the south of Clear Creek. Originally prepared in the late 1990's, the Central Plains Community Plan has recently been updated. The process of updating this plan included extensive public meetings. These subarea plans show recommended land uses in the urban growth area as residential in existing established residential neighborhoods. Applewood Golf Course and Clear Creek are shown as major park/recreation/open space areas. The area along W. 44th Avenue south to Clear Creek is recommended as mixed use areas containing office, light industrial, retail, and residential (up to 15 du/ac) uses. The bulk of the large, undeveloped area to the west of I-70 is shown as industrial. Kipling/50th Area None of these areas was included in any previously adopted County Plan because they were located within the corporate limits of Arvada. Future Land Use Map West Area The Future Land Use map reflects the recommended land uses for the area. The recommended land uses were matched as closely as possible to the land use categories contained in the Wheat Ridge Comprehensive Plan. The Future Land Use Map (Map 2) illustrates recommended land uses for the urban growth area. The categories used and the definitions, desired character, and attributes of the various land use categories shown are the same as defined in Chapter 2 of the Comprehensive Plan and are hereby incorporated as a part of this Addendum. Future land uses for the planning area are shown on the Future Land Use Map on the following page. The Plan establishes the following recommended land uses: • Existing residential neighborhoods at the approximate density shown in the County subarea plan, SF (4) Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum • Existing golf course parks, and the Clear Creek floodplain as parks and open ~ space • Planned Business Park along W. 44`h Avenue and south of SH58 to Clear Creek • The large, vacant area west of I-70 between 32"d Avenue and Clear Creek as Community Commercial The designation of "open space" is a designation to indicate the land should not be developed. This designation does not mean that the property so depicted necessarily will be owned by a public entity. Kipling/50thArea The smaller parcels and the eastern 60 feet of the larger parcel are to be used for right-of-way for Kipiing, 50`h Avenue, and Miller Street. The remainder of the larger parcel was purchased by Rocky Mountain Bottling to expand the truck loading and maneuvering area for the facility, separating these activities from Miller Street. The Future Land Use Map (Map 3) for this area shows the recommended land uses for these areas. Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum wnpuappy eaiy yymojo ueqjn - ueld anisuayaadwoo a6pi,y;eayM L Future Land Use Last U pE afe: M ag 200] Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum TRANSPORTATION The existing street nefinrork consists of the major north-south connectors of Youngfield on the eastern border of the planning area and Mclntyre Street on the western border. East-west connectors are W. 44th Avenue at the north and W. 32"d Avenue to the south. I-70 and State Highway 58 provide regional, limited access highway connections in the area. The I-70/SH58 interchange is currently a partial interchange with only limited movements provided. The Colorado Department of Transportation (CDOT) has prepared plans for the completion of the movements at this interchange, making it a full-movement interchange. This entails relocating the current eastbound on-ramp at 38th Avenue to the south and relocating the eastbound on-off ramps at Ward Road to the east. Timing of the construction of these improvements is currently uncertain. Trails currently exist along Clear Creek from I-70 west to Golden and along 32"a Avenue from I-70 west to Maple Grove Park. Future Street Network West Area The future street network in the area will build upon the existing grid system of north- south and east-west streets. The roadway classifications in this plan are based upon the recommendations of the Countywide Transportation Plan. The proposed street network for the area is shown on the Roadway Classification Map (Map 4). Improvements to complete the I-70/SH58 interchange movements are needed to improve not only access to the area, but to increase mobility for the region. Because of minimum spacing requirements, no new interchanges are proposed for I-70 and SH 58. Improvements to the 1-70/32"d Avenue interchange to increase capacity will be needed. I-70 and SH58 will continue to serve the dual roles of providing access to the area and carrying regionai traffic. Major east-west streets included in the future street network 32"d Avenue and 44tn Avenue. Streets providing north-south connections are Ward Road, Youngfield Street, and Mclntyre Street. A new connection from the Youngfield Service Road at 32"a Avenue to a new interchange on SH58 is proposed. The new interchange is proposed approximately one mile west of the SH58/I-70 interchange and to the east of the existing Mclntyre interchange. This collector street would also connect the Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum interchange to W. 44th Avenue. From this 32"d Avenue1SH58 collector, in the vicinity of the new interchange, a collector is proposed to extend west to Mclntyre Street. An additional collector is proposed to connect Youngfield to this Mclntyre/32"d Avenue collector with an underpass at I-70. This will provide an additional access to the Community Commercial area. Kipling/50thArea Kipling will remain an arterial roadway in the area, providing north-south movements for regional and local traffic. 50`h Avenue has been constructed as a collector part of the Arvada Ridge project and has been constructed to transition into Miller Street to the south to eventually provide a continuous route for Frontage Road traffic. This is in keeping with the Comprehensive Plan Roadway Classification Plan. Miller Street, a collector, has been realigned to provide additional room for truck maneuvering at the bottling plant. Miller Street and 50th Avenue provide important connections to and from Kipling to the residential areas bordering Ridge Road, both in Wheat Ridge and Arvada. 10 Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum 11 Wheat Ridge Comprehensive Plan - Urban Growth Area Adtlendum I Future Trails West Area The County community plans for the area show potential trails extending along W. 32"d Avenue from Maple Grove Park to Mclntyre and on Mclntyre from W. 32"a Avenue to the Clear Creek Traii. A trail connection is proposed from 32"d Avenue to the Clear Creek Trail in an alignment to be determined at the time of development of the area. An additional north-south trail is proposed linking W. 32"d Avenue to the Clear Creek trail on the east side of the Applewood Golf Course. Kipling/50th Area No on-street bike routes or off-street trails are planned for this area. Sidewalks should be required adjacent to any development along Kipling, both sides of 50th Avenue, and Miller Street. 72 Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum COMMUNITY AMENITIES AND COMMUNITY SERVICES ' Community Services West Area Services in the unincorporated portions of the planning area are currently provided by Jefferson County and several special districts. Jefferson County currently provides general governmental services and law enforcement. Portions of the area are included in the Urban Drainage and Flood Control District (UDFCD). A large area in the central portion of the planning area is not currently served by a sanitation provider. A small parcel of land is not provided with fire protection. Special districts serving the West Area are listed below. Fire Protection Districts • Fairmount • West Metro Water and Sanitation Districts • North Table Mountain W& S • Consolidated Mutual Water Park and Recreation Districts • Prospect The City, Prospect Recreation and Park District, and the Long's Peak Metropolitan District have entered into an Intergovernmental Agreement (IGA). The IGA provides that the boundaries of the Prospect Recreation and Park District will not be affected by the formation of the Long's Peak Metropolitan District, any future inclusions into the metro district, and any future annexations by the City. Coordination will be needed among these entities to provide park and recreation services and facilities in the growth area. Kipling/50th Area Special districts serving the Kipling/50th Area are: Fire Protection 13 Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum • Arvada Fire Protection District Water and Sanitation Districts Valley Water District Clear Creek Valley Sanitation District No other special districts provide any other services in this area. Future Service Provision The City will provide general governmental services and police protection for any areas annexed by the City. Because the City is not a full service City, water, sanitation, and fire services will need to be provided by special districts in the future if any areas are annexed. The Long's Peak Metropolitan District has been formed to provide financing, construction, and maintenance of infrastructure within a portion of the growth area. The Service Plan for the District sets out the services to be provided, which include streets, water, sanitary sewer, storm sewer, parks and recreation, parking, and TV and fiber optic. The District is required to include within its boundaries any areas within its service area that are annexed by the City. Fire protection will continue to be provided by existing districts currently providing services. Water and sanitation services will continue to be provided by districts currently providing services within their respective boundaries. Within the area currently not served by water or sanitation districts, there are three options to consider: • Inclusion into existing water or sanitation districts. • Formation of a new water and sanitation district, or metropolitan district, with provision of services by the new district. • Formation of a new water and sanitation district, or metropolitan district, with provision of services by another district or districts by contract with the new district. Provision of services by an existing or new district will depend upon the capacity of that district to provide treated water or sewage plant capacity and the financial ability to construct improvements. It is likely a developer will need to pay for any infrastructure improvements, upgrades, or expansions. Any new sewage treatment plants or expansions must be included in the Regional Clean Water Plan and be approved by the State Department of Public Health and Environment. Stormwater facilities will need to be provided by developers as required by City and UDFCD standards. Facilities will need to conform to any drainage basin master plans prepazed and - . adopted by UDFCD. 14 • Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum ( Parks and Open Space Park and open space areas in the urban growth area are currently acquired and managed by Jefferson County and the Prospect Recreation and Park District. Two parks located just outside the growth area, Maple Grove Park and Arapahoe Park, are provided by the Prospect Recreation and Park District. Policies: At the time of rezoning, the following items should be requested of a developer, if applicable: a. Access easements across private property to public land; b. Dedication of private land; c. Open space required with the development if located adjacent to public land; 2. Open space purchases should be based on regional demand for recreation in the area and on the goal of preserving an open character and significant natural features. 3. The growth area is currently served by the Prospect Recreation and Park District and the Jefferson County Open Space Department. There should be improved communication among the district, governmental agencies, and private organizations responsible for buying and managing public land in the area. Improved communication among these groups could result in more efficient management of public lands and a higher level of use. Coordination among these public entities and the planning departments of the City and the county should facilitate more effective siting of private open space ta a. secure access easements across private property to public land; b. encourage dedication of private land by providing information about open space incentive programs, and c. suggest, where appropriate, that the open space required in a development be located to augment adjacent public land. 4. The acquisition of undeveloped land should be related to the following planning objectives: a. Maintenance of important visual resources; b. Maintenance of open spaces between developments; c. Provision of needed recreational opportunities; d. Protection of significant wildlife habitats and wildlife corridors; e. Protection of areas subject to significant natural hazards, (e.g. floodplains); 15 WheatRidge Camprehensive Plan - Urban Growth Area Addendum 16 Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum f. Protection of areas having cultural and historical significance; g. Provision of connecting trail systems; h. Retention of unique or relict flora, (i.e., tall-grass prairie, sites with rare and endangered plants, and sites with high quality riparian vegetation); i. Protection of ecologically sensitive areas; j. Prevention of soil erosion; and k. Protection and conservation of vegetation. While these areas are desirable as open space, development should not be precluded if sensitive site planning accommodates these concerns. 5. Public acquisition, management agreements befinreen owners, and private dedication of land to public entities, i.e., conservation easements, are only three of the methods that could be used to increase the amount of land which remains undeveloped. 6. Plantings in open space areas should be native or naturalized species and should be varieties that require minimal maintenance, are drought tolerant, and benefit desirable wildlife needs. Trails ~ Existing trails have been constructed along W. 32"d Avenue and Clear Creek by Jefferson County. Future trails planned for the area include the extension of the W. 32"d Avenue trail from Maple Grove Park to Mclntyre and a trail along Mclntyre from 32nd Avenue to the Clear Creek traii. A connection between 32"d Avenue and the Clear Creek trail is proposed. These trail alignments are shown on Map 5. No trails are proposed in the 50th/Kipling area; however sidewalks will be required adjacent to any development to accommodate pedestrian traffic. The provision of traiis in the urban growth area should be based on the following policies: Policies: An expanded trails network should be developed that provides additional trails for hiking, biking and equestrian use, and that precludes motorized vehicles. These trails should: A. vary in length, ascent and nature experience; B. traverse diverse landscape; C. access views and vistas; n Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum D. intersect to allow the traveler a choice of paths to a destination; E. avoid damaging or impairing areas containing endangered species, fragile environments, or high hazard areas; and F. Link communities and other Plan areas, and link these areas to adjacent cities and open space lands along the foothills to the west. 2. Accessible trails should be provided for all citizens, including barrier-free trails where possible, recognizing that trail users have different levels of ability and seek different levels of challenge. 3. New trail systems in critical wildlife habitat areas, i.e. nesting and calving areas, and wintering grounds, should be routed in a sensitive fashion, and/or have seasonal closures to minimize stress to the wildlife. 4. Trail corridors should be negotiated which utilize floodplains, public rights- of-way, leased private property, parks, and public open space. 5. Liability releases should be used to remove this obstacle to the creation of trails across private land. 6. Areas of development should have trail connections to areas of natural open space. 7. Trails should be separated and buffered with landscaping from streets, roads, and parking lots when possible. Landscaped buffers should be established befinreen the Clear Creek trail and adjacent land uses. 8. Roadway projects should provide equestrian, pedestrian and bicycle crossings; (e.g., equestrian tunnels and grade separated bike crossings at railroads). 9. The Jefferson County Open Space Department shouid be requested to assist in funding the Clear Creek regional trail corridor. 10. Local trails could be jointly funded through the Jefferson County Open Space Joint Venture Grants Program. This is a joint venture program with adjacent cities and park and recreation districts. 11. Equestrian and jogging trails shouid be unpaved and marked. 12. Parking areas should be provided at trailheads to facilitate trail usage by equestrians, hikers, bicyclists, etc. 18 Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum 13. Public facilities, e.g. restrooms and telephones, should be provided at major trail intersections and significant open space sites where feasible. 14. The local park and recreation agencies should be consulted to determine potential traii connections. 15. Developers should coordinate with public entities to provide trails and public access along flood plains and/or easements such as ditches, roads, power lines, etc., whenever possibie. 16. Developers should provide trail connections to adjacent open space areas, trails, schools, bus stations, Regional Transportation District park-n-rides, and light rail stations. This includes providing a safe crossing at roads whenever possible. Trail Design Criteria A variety of trail systems should be provided with appropriate fencing and signage to minimize trespassing. 2. Trails should connect with others in the City and surrounding jurisdictions to provide opportunities for commuting to other jurisdictions and to provide multipie recreational alternatives. 3. The trails should intersect at strategic points to allow travelers a number of choices to reach a desired location. 4. Areas containing endangered species or fragile environments should be avoided. 5. Intersections between paths should be defined with a good visual warning of an intersection as it is approached. 6. Trails should take advantage of the diversity of the landscape through which trails pass. As the landscape changes, its dominant features should be clearly seen from the paths, i.e., good observation points for views and vistas that feature landmarks. 7. Bicycle paths should be designed for safety and be clearly marked. Safe bicycle paths can be provided in the following ways: A. Providing wider roadways with paved shoulders. B. Providing off-road paths for multiple users. C. Utilizing road, rail, ditch or power, line rights-of-way or easements. 19 Wheat Ridge Comprehensive Plan - Urban Growth Area Addendum OF WHEqT P ~ m ~~<ORA~O PLANNING COMMISSION LEGISLATIVE ITEM STAFF REPORT MEETING DATE: June 7, 2007 TITLE: CASE NO. RESIDENTIAL PARKING ❑ PUBLIC HEARING ❑ RESOLUTION Case Manager: Alan White Date of Preparation: May 30, 2007 ❑ CODE CHANGE ORDINANCE Z STUDY SESSION ITEM SUMMARY: Parking vehicles in the front yard on dead grass is one of the most common code complaints the city receives. The Planning and Development Code contains conflicting regulations concerning surfacing requirements for parking vehicles in residential zone districts. These conflicting regulations need to be rectified. BACKGROUND: Section 26-501 D states that for all uses other than single-family dwellings in agricultural zone districts, areas subject to wheeled traffic for access, parking, sales, or storage shall be properly graded for drainage and on-site detention of storm runoff. These areas shall be surfaced with concrete, asphalt, or brick pavers. For one- and two-family dwellings, the first 25 feet of driveway area from the existing edge ofpavement into the site shall be surfaced with concrete, asphalt, brick pavers or similar materials. The auxiliary storage ofmotorized or non-motorized vehicles cannot occur within 6 feet of the front property line. The storage area must be hard surfaced and must be built so that the material used as to the parking surface stays contained within the parking pad (with the use of concrete curbs, railroad ties, etc.) Section 26-621 H states that areas which are used to store or park allowed recreational vehicles or trailers shall be of an improved surface consisting of concrete, asphalt, brick pavers, gravel at least 6 inches in depth, or similar materials. If gravel is used, the parking or storage area must be built so that the material used for surfacing stays contained within the storage or parking area with the use of concrete curbs, railroad ties, landscape timbers, or similar materials. There has been some difficulty with different departments interpreting the requirements in various ways. This stems from some vagueness in the Code, or simply from inadequacies in the Code. One section which is the subject of debate is Section 26-621 H: specifically the allowance of gravel in RV parking areas. This has been applied to all parking areas, even though Section 26-501 D does not list gravel as an allowed surfacing material. There have been instances when an interpretation was made which allowed someone to place one small concrete block or brick under each tire, thereby technically meeting the `parking on a hard surface' requirement. Related to parking are the landscape requirements. Section 26-502 D 1 b states that no less than 25% percent of the gross lot area and no less than 100% of the front yard (exclusive of driveway and sidewalk access to the home) shall be landscaped. STATEMENT OF THE ISSUES: Although the regulations seem straight forward, they are difficult to implement. Consider the following situations: 1. A person wants to install a parking pad for his RV. It is located next to his paved driveway and extends 30 feet back from the street. Can it be gravel or does it need to be asphalt, concrete, or brick pavers? 2. A person builds a garage to replace his carport. The driveway to the carport was gravel since 1952. Should he be required to pave the first 25 feet? What if all the other driveways on the block are gravel? 3. Impervious surfaces such as concrete add to stormwater runoff which is a major challenge for the City. Should alternative materials such as porous pavement, gravel, recycled concrete, or recycled asphalt be allowed? When is it appropriate to use pervious materials? In the past, the City was concerned with the use of pervious materials and the potential seepage of contaminants such as automobile oil into the groundwater. With porous pavement design, the potential contamination is addressed through subsurface design and construction. With the use of gravel or recycled asphalt, this contaminant seepage is usually not addressed. 4. A person has been issued a summons for parking his car in the front yard on the lawn. To come into compliance, he decides his entire front yard is a driveway and decides to pave it with asphalt. The landscaping requirement excludes driveways. Other than required street trees, there is not a minimum percentage of landscaping required for a front yard or a maximum percentage driveways and sidewalks can occupy. Should this be changed to limit the amount of paved area within the front yard? Should parking pads in the front yard be required to comply with a setback? ~