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HomeMy WebLinkAbout06/21/2007AGENDA CITY OF WHEAT RIDGE PLANNING COMMISSION June 21, 2007 Notice is hereby given of a Public Meeting to be held beFore the City of Wheat Ridge Planning Commission on June 21, 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 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 - June 7, 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. Gase No. WZ-07-02: An application filed by H+L Architecture for Exempla Lutheran for approval of a final development plan amendment for property zoned Planned Hospital Development (PHD) and located at 8300 W. 38' Avenue. ADJOURNMENT CITY OF WHEAT RIDGE PLANNING COMMISSION Minutes of Meeting June 7, 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 29`h Avenue, Wheat Ridge, Colorado. 2. ROLL CALL Commission Members Present: Reinhart ~ Staff Members Present Anne 7im C Dick Jerry'Scezney Cassie Spaniel Kim Stewart Alan White, Community Development Director Ann Lazzeri, Secretary 3. PLEDGE OF ALLEGIANCE 4. APPROVE THE ORDER OF T It was moved by Commissioner SPANIEL to auprove the arder 5. 6. HE AGENDA STEWART and seconded by Commissioner of the agenda. The motion passed 8-0. AL OF MINUTES - May 17, 2007 It was moved by Commissioner BRINKMAN and seconded by Commissianer MATTHEWS to approve the minutes of May 17, 2007 as presented. The motion passed 6-0 with Commissioners SPANIEL and STEWART abstaining. 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.) There was no one present to address the Commission at this time. Planning Commission Minutes June 7, 2007 1- 7. PUBLIC HEARING A. Case No. WPA-07-01: A resolution adopting an amendment to the City of Wheat Ridge Comprehensive Plan to include areas outside the current city limits. The case was presented by Alan White. He entered all pertinent documents into the recard and advised the Commission there was jurisdiction to hear the case. State statute requires municipaliries to have a plan in place for areas under contemplation for annexation to be reviewed on an annual basis. The city is presently working with Coars for an annexation in the uicinity of the new interchange on Highway 58. In response to a question from Commissioner BRINKMAN, Mr. White explained that an amendment can be done at any time during the year if it becomes necessary. Mr. White stated that the City is presently working with the City of Golden to develop a land use intergovernmental agreement where both cities would recognize each other's growth areas. Commissioner McMILLIN pointed outseveral corrections that should be made to bring the document up to date. It was moved by Commissioner MATTHEWS and seconded by Commissioner STEWART to approve Resolution No. 02, Series of 2007, concerning adoption of an amendment to the Wheat Ridge Comprehensive Plan and forwarding said r:ecommendation to the Wheat Ridge City Council. CommissionerMcMILLIN offered a friendly amendment that the document be edited to inciude an update of the transpartation chapter to reflect recent dsvelopments in the Cabela's package. This amendment was accepted by Commissioners bv MATTHEWS and STEWART. The amended motion passed 8-0. 8. STUDY A. Residential Parking This study session item was presented by Alan White. 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. Although the regulations seem straightforward, they are difficult to implement. Planning Commission Minutes - Z - June 7. 2007 Possible solutions to this problem were discussed by the Planning Commission. Discussion items included: 9. • Requirements to over-improve parking surfaces with either gravel or concrete in the front yard would institutionalize front yard parking. Expense of such improvements could discourage homeowners from ever reinoving these surfaces. • Impervious swfaces such as asphalt or concrete would be preferable to gravel. Well compacted gravel sheds almost as much water as hard surfaces. • Allow nothing to be parked in the front of a driveway. Extra vehicles can be parked in s • There should be an intent to limit paved areas in • Existing situations would need to be • One size won't fit all. Should look at it is parked on a the percentage of front yard that can be paved and the percentage that should be landscaped. • Front yard parking of RV's should be discouraged by restricting areas that can be paved or graveled. • Environmental issuesrneed to be considered in any solution. • Before making final decisions, existing conditions should be researched. n-ru~u It was moved by Comm;issioner McMILLIN and seconded by ' Commissioner STEWART to cancel the July 5, 2007 Planning Commission meeting. The motion passed 8-0. 21, ART advised that she would not be present at the June Commission meeting. • Alan White reminded Commissioners to attend the June 181h study session with City Council. Planning Commission Minutes ' 3 - June 7, 2007 10. ADJOURNMENT It was moved by Commissioner BRINKMAN and seconded by Commissioner REINHART to adjourn the meeting at 8:25 p.m. The motion passed unanimously. Jerry Scezney, Chair Anr Planning Commission Minutes - 4 - June 7.2007 A~oF`""E°'qo CTTY OF WHEAT RIDGE ~ m PLANNING DIVISION STAFF REPORT °OCOaaoo TO: Planning Commission CASE MANAGER: Travis Crane CASE NO. & NAME: WZ-07-02/Exempla DATE OF MEETING: June 21, 2007 ACTION REQUESTED: A request for a Final Development Plan to allow an expansion of the existing hospital LOCATION OF REQUEST: 8300 W. 38°i Avenue APPLICANT (S): Exempla Lutheran Medical Center OWNER (S): Same APPROXIMATE AREA: 4,190,987 sq. ft. (96.2 ac.) PRESENT ZONING: Planned Hospital District (PHD) ENTER INTO RECORD: (X) Location Subject Property Planning Commission 1 WZ-07-02/ELMC COMPREHENSIVE PLAN (X) CASE FILE & PACKET MATERIALS ZONING ORDINANCE (X) DIGITAL PRESENTATION SUBDIVISION REGULATIONS All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. I. REQUEST The applicant is requesting approval of a Final Development Plan (Eachibit 1, Letter of Request). The current Planned Hospital District zoning designation allows medical uses. The applicant wishes to demolish 92,000 squaze feet of the existing hospital and reconstruct 282,000 squaze feet of new hospital azea; an overall increase of 190,000 square feet. The disturbed area of the campus as a result of this expansion will be 14.5 acres. The property contains multiple existing hospital facilities. The property is bounded by West 32"a Avenue to the south and West 38t" Avenue to the north, between Allison Street and Dover Street, approximately. II. FINAL DEVELOPMENT PLAN The Final Development Plan (FDP) details the area of demolition and reconshuction. This proposal also includes a relocation of Lutheran Parkway to the east. The realigned Lutheran Parkway will move east to Balsam Street. The traffic signal will be moved to the east as well (Exhibit 2, FDP). The enlargement of the hospital will not increase capacity; rather, existing rooms will be made larger to comply with hospital industry standards. Typically, the Final Development Plan should meet the standards established on the Outline Development Plan. There is no Outline Development Plan for this property. In this case, the development standards established in Section 26-306 (Planned Hospital District development standards) should be followed. The most critical development standards listed in this section aze setbacks, landscaping, parking and building height. Building Page two of the Final Development Plan shows the extent of the expansion. The new addition is shown on the site plan in a gray cross-hatch as letter "G". The building demolition and reconstruction will occur on the northeast corner of the existing building. The applicant is proposing an overall increase of 190,000 square feet of new hospital area. The new addition will match existing construction, and will be 91 feet tall. The PHD zone district allows additions to existing hospital buildings to be constructed to a height not to exceed the existing facility. The existing hospital building is 91 feet tall. The new addition will be located approximately 108 feet from the front (northern) property line and approximately 484 feet from the eastern (side) property line. The Pf ID standards require a minimuxn front yard setback of 50 feet, and a minimum side yard setback of 25 feet plus 10 feet for each story. The building is six stories tall, equaling a required side yard setback of 85 feet. There will be no construction towazds the western side property line or the rear (southern) property line. Landscaping The Planned Hospital District requires a minimum landscaped area of 25 percent of the lot. With the building addition and additional paved areas, the site will still maintain in excess of 50% open space area. New trees and shrubs will be installed along the realigned Lutheran Parkway and around the new parking areas. Staff has requested that the applicant increase planting density at the southwest comer of Lutheran Parkway and West 38h Avenue. i, Pluuning Commission WZ-07-02BLMC Additionally, a 5-foot tall landscape berm will be constructed in this location. This increase in landscaping should help soften the effects of a pazking lot adjacent to West 38~' Avenue and the neighborhood to the north. Elevations The new addition will match the existing azchitecture of the hospital. The addition will be six stories and 91 feet in height. The existing hospital is six stories and 91 feet in height. The Charter (and Code of Laws) allows additions to existing hospitals buildings to match existing building height, even if the existing building height is in excess of 50 feet. TrafTic The addition to the hospital will not result in new rooms, only increased room size. The submitted traffic study states that there should be no increase in traffic as a result. The major change to traffic patterns in the area is the signal relocation on West 38th Avenue. This proposal will relocate the traffic signal to the east to align with Balsam Street. The signal is currently located between Brentwood Street and Balsam Street. Anticipating interest from the neighborhood to the north, the applicant suggested a range of options which would restrict traffic from traveling north into the neighborhood. These options were discussed with staff and shown at the open house and ranged from prohibitors on the south side of West 38Ih Avenue to creating a cul-de-sac north of West 38`" Avenue on Balsam Street. The Public Works Department reviewed the options in tandem with the comments received at the open house, and the option shown on the plans was selected. Drivers traveling northbound on Lutheran Parkway will only be able to turn left (westbound) or right (eastbound) on West 38`h Avenue. A turn prohibitor will not allow any traffic to cross northbound and continue on Balsam Street. There is no restriction southbound into the hospital from Balsam Street. Parking The applicant is proposing to relocate some parking and remove some parking area. Based on size of buildings, a total of 2,311 parking spaces are required for the campus. There are currently 2,428 parking spaces on the campus. This proposal will reduce the number of parking spaces to 2,347, a reduction of 81 parking spaces. The parking requirements will still be met, even with the reduction in total number of stalls. The applicant has submitted a parking analysis which confirms parking demand is being met. Lighting Any new lighting installed onsite must meet the requirements of Section 26-503 of the Code of Laws. The Code requires that all exterior light be contained onsite. A photometric lighting plan has been included in the Final Development Plan. All light will be contained onsite, and the levels of illumination are generally below 8 footcandles in the parking areas. The existing residential properties to the east should not be impacted by any light trespass. III. AGENCY REFERRAL All responding agencies have indicated that they can serve the property, and the applicant will bear the cost of upgrading any service to the property. The applicant submitted a preliminary drainage report with this Fina1 Development Plan. A final drainage report and plan will be reviewed with the building pernvt application. RTD has requested that one interior parking island be enlarged to accommodate bus turning movements. Planning Commission 3 WZ-07-02/ELMC IV. NEIGHBORFIOOD MEETING A neighborhood meeting is not required for a Final Development Plan amendment. The applicant felt it necessary to hold an open-house type meeting to inform the neighborhood of the proposal and gain feedback. The open house meeting was held on May 2, 2007. The meeting was well attended, and comments were taken in response to colored renditions and site plans on display. One letter has been received by a neighbor, and is attached as Exhibit 3. V. STAFF CONCLUSION & RECOMMENDED MOTION(S): Staff concludes that the Final Development Plan meets the standards established for the Planned Hospital District. The relocation of the traffic signal is potentially the largest impact to the surrounding neighborhood, and the applicant has installed measures to ensure the impact is mitigated. All landscaping and pazking standards are being met. FINAL DEVELOPMENT PLAN OPTION A: "I move to recommend APPROVAL of Case No. WZ-07-02, a request for approval of a Final Development Plan for property located at 8300 W. 381h Avenue, for the following reasons: 1. The Final Development Plan meets the requirements listed in Section 26-306 of the Wheat Ridge Code of Laws. 2. The Final Development Plan meets the standards established in Chapter 26, Article III of the Wheat Ridge Code of Laws. OPTION B: "I move to recommend DENIAL of Case No. WZ-07-02, a request for approval of a Final Development Plan for property located at 8300 W. 38th Avenue, for the following reasons: Planning Commission WZ-07-02/ELMC H+L ARCHITECTURE 1621 18TH STRCET, SUITE 110 DENVER, COLORADO 80202 (p) 303.295.1792 (t) 3033926437 infoQhlarch.mm www- i,ialci,.<om May 9, 2007 ~ Mr. Travis Crane City of Wheat Ridge Community Development 7500 W. 29' Avenue Wheat Ridge, CO 80033 Re: Exempla Lutheran Medical Center Northeast Wing Addition PHD Amendment Application Letter of Request H+L Project #177.202.02 Dear Travis: 219 EAST COLORADO AVENUE COLOkADOSPRWGS,COLORADO 80903 IPl 71 9 5 75-9317 I f i 719.578.9548 info@hlzrdh.com mww.hlarch.com We are submitting herewith an application for an Amendment to the Planned Hospital Development (PHD) plan for the Exempla Lutheran Medical Center, located at 8300 West 38`h Avenue in Wheat Ridge. The required Pre-Appiication Meeting was held on November 9`", 2006 and a Community Meeting was held on May 2, 2007. The enciosed application includes the necessary forms and documents required for the submittal per the Pre-Application Meeting Summary prepared by Wheat Ridge Community Development. Also enclosed is a check for $8,200 for the application fee. This submittal is for PHD Amendment #8 for a proposed new addition to the existing hospital. The last recorded amendment to the PHD is Amendment #7, Case Number WZ-05-15. The proposed new addition will be approximately 282,000 square feet and will affect approximately 14.5 acres of the existing campus currently zoned PHD. The proposed addition will be located in the northeast corner of the existing hospital, north of the main hospitai entrance and west of the Chapel. Approximately 92,000 square feet of existing hospital will be removed to buiid the new addition. The new addition will be five stories plus a basement and a mechanical penthouse and will increase the Hospital land coverage by approximately 35,000 square feet. Associated site improvements for the expansion project inciude realigning the north end of Lutheran Parkway with Balsam Street, adding new parking and reconfiguring existing parking lots. A detailed parking analysis has been completed to determine the best allocation of parking assignments for visitors, patients, doctors and empioyees on the campus and is included in this amendment appiication. The complete development will provide approximately 190,000 square feet of new building area and 13,400 square feet of additional paved area. JEFFREI' A. AM6ROSE, AIA R06 OAVIDSON, AIA MICH,EL E ossIA~~ AI,, EXHIBIT 1 S~Un hUFHN. AIA Page 2 Mr. Travis Crane May 9, 2007 We respectfully request your review of this application. We appreciate your assistance to date with this submittal process. If you have any questions or require additional information, please contact me. Sincerely, H+L ARCHITECfURE k Kaye Mullaney Cc: AI Davis, ELMC Steve Catts, LHS Todd Kreinbrink, H+L KM/jllilc (r:\e1mc.177\northeast add.202\177202.02-ne wing city\mrrespondence\letters\phd letter of request OS 08 07.doc) \ - - - c ~ ~ ~r ~ n ~ ~ ~ ~ ~ ~ . ~ ~ 4 S a M tl~ r ~ ~p ' ` ' % '4 ~ ~ 0 u~i r ~ ~ ' - , , ~ _ - , , ~ ~ , - - - , ~ ~ ~ ~ ~ ~ _ - / \ ~ ~ ~ ~ ~ ~ - ~ , , n - - ~ _ _ _ _ - - ` - - y - __-------__--u~ . . ¢ S _ - , w._ _ ~ - - - _ _-----v__ _ ~ _ - ~ - _J ~ m . - - _ -38~A1tEt~tttJE--- - ~ ~ - ~ - , _ _ - ~ - - - - - _ , _ ~ _ - - ~ ~ _ ~ - - ~ ` ! _ Q~~"~,0~ w ~0~~~--____---- NO _ . , . - _ 1 ~ ; ~ - _ N _ 37' S" . _ _ ~ (~n ' /~d - H _ . _ ` ~ . . . 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I : , t , ; r , ~ . _ . ~ F (t R~~ewcuGCT 14 ~ ~ , i i SITE PLAN . 1 "=40'-0" ~ lhke dmwtris am owmurmnt dmr4m w+ ~ r ~ ~ ~ C~ I I(° I'- T ~ r\ f - .f - ~ . 1 4 ~ ~ ~ , r ! ~ ( ~ - ~ ~r i ~ i j ~i 1 - ~ - ~ / ~ , r ~ ' ~ ~ ~ ~ ,C~ ~ : i ! i i ~ 1 _ _ - I ~ ~ I ~ ~ If I' i' N / , lr~ ~I i ~ i _ ~~~.A i ~ " ~ ~ ~ ~ _ I V' ; ~I I; ~I - ~i . - , i~ ; i,~ . , / _L = - - ~ . , , . , ~ . ; , ~ , ~~~r- ~ r ~ 1 ~ ~ S ~ ~ ~ ~ \ ~ i , : t ~ ~ ' ~ I ( _ r , I I `i ~ ' ~ , ~ 1 , _ _ , Y ; / ~ ~ ° ~ ~ ~w+ ' ~ ~ ~ ~ ~ ~ ~ ~ , , , ~ ~~r. r~~ ~ - ~t~ _ v ~ I i,~ ` . r . . ~ . _ . _ ~V ~ ~ ~ / f ~ , , ~ ~ - = _a... , . - _ ; _ , - , ~ , , . ~ \ , ~ ~ ~ - - _ , - - - - „ ; , _ . - , ~ ~ , ~V~~:~\ ~ ~ f ~ ,p ~ ~I q , ~ i I i:; ~ ~ I ~ ~ ~ i t ' ~ ,p ~ i i ~ - `~V C1 ~c`\~ i ii t ~ ~ ~ -F---- - AA ~ . 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A . , ~ ~ , ; ~ ~ ~ T _ ~ ~ , , ~ _ _ _ , _ a . . ~ ~ _ - . _ < , . 4 ~ , _ ~ . ~ . ~ , ~ , ~ ~ ~ ` ~ ~ ~ ; . , , - > . . . = ~ _ ` , , ; / ~ ~ , . ~ ~ ~ ~ ~ . . , ~ , ~ , , ~ . ~ . . , t:. . ~ . . _ ~ . _ . ~ _ ~ , ~ ~ . - : ~ . ; k . , ti. . _ . - ' . . ~-t~ ; . i . ~ ~ ~ . e. . , . , ; ; ' ~ .-,.r-~ ,r . . . . , . i . , . - - . , - ' ' ~ ' - ' ~ , : / ~ , , _ . ` ~ x , . r ~ . ~ ~ . ~ ~~'t' . _ . , ~ . _ , _ , _ ~ _ l t , , ~ , ~ ~ , ti.., _ ~ ~ , , . ~ ~~r ~ _ , A ; ~ ~ ~ ~ ~ -i~`' ° n ~ ~ i i , , ' \ , ~ \ , , ~ ; ~ ~ ~ ~I . , ~ . , ~ , , . , ' , s \ ~ „ \ \ ' ~ _ , . ~ : . , . , ~ . : - , . ~ . . _ ~ . '1.~. . . . . ~ ~ ~r ~ ! , _ , ~ ~ ~ ~ ~ ~ ~ ~ . , ~ , ~ ~ ~ _ P- KING _ 1Vf ~ -1 PHYSICI AR ~ ~ , . m_ A , ~ ~ . , ` ` l _ ^ ' ~ , , ~ _ . ~ ~ . ~ ~ , \ , \ S , ; , : : _ j~ - ~ ~ ~ ~ a i ~ , _ ; , ~ ~ ~ , p~ ~ I` , : . , . . ~ ~ , , . ~ ~ ~ ~ ~ ~ ` t , _ ~ ~ , _ , _ ~ _ ~ . 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( 00 ~ . _ , , r~ . ~ ~ ~ ~ ~ . . . . ~ ~ . j . ~ ~ . ; _ _ ~ ~ , ^ ~ I ' ' ,'v,. . .as~. \ _ . . i^~.✓~ . i ..._....r.,. \ . ~,...i ~t~ ' ~ ~ / . ~ ~1.,,.., . , ~ i L ~ ~ , . . _ . . ~ _ . ti ~ ~ ~ ~v~ = .i ~ ~ 1 ~ ~ ~ _ ~ _ O2 ~ , _ ~ ; T`~ _ , . _ _ _ ~ _ , ~ _ _ , ~ , ~ ~ ~ . _ _ ~ , _ . _ , - , , , ~ ~ . ; ~ - . - . . . . , ; ~ / ~ .........i ii ~ ~ \ `:__.~r.. , . . ,..r~ ~ N 4 , CO~IMON,~80T~ICAL NAME S~A~I1~C.~P 0 20 0 80 ~~~=~0~-O~~ SCALE: t" = 40'-0" SIREET TREES 8 PARKING LOT TREES 63 ADDITIONAL TREES 149 PARKING tAT SNRUBS 274 ADDiT10NAL ~IRUBS 539 GROUND COVER/PERENNIALS 6600 iNtdre'AnBban Wtrumantofmrvkemd dul rxntln dro pmpe'ryof N+LMNeecwro. 7h6 dravWng and dw aoncepb and Weu oonhNed haem d~ not 6e uc4 reProdumd ' reYYed a teu6ied xiiAdn the mqxm mNqn &pptw+lo(FkLAnNtecGVe. ~ SubMdon udbvbirtlon atddi *awbgm 2 maxaAWdroW4coryroqutrexwnlcorfir 2 M4/0 Ciry of Wheat Ridge PHD Resubmittal dFe papmea in wum4hq xfiF, Ihe pojea Y ""mb"w'""°°x"jA°"°"k. &°"w"~ of ,w a d~ rWro of H. 1 5/9107 City of Wheat Ridge PHD Submittal ~.ad~n~~. No: Date: Description of Revision Des. by Qm. b Apped. E-f-Ii ARccHrrecruaE 162116th Street, Suite 110 Te1303245.1792 perwcr, Calorado 80202 Fax.3D3.29Z6437 - ~ C" l~! G~ T~; C- 'I 1 . i ~ ■ ~ ~ , 4 ~ a ~ , ~ _ _ _ _ _ _ _ ~ - _ , , , , ~ - _ ~ ~ ~ , , _ ~ r ~ . , ~ ~ _ _ - _ - - - - , _ _ _ ~ - - , ~ ~ ~ - ~ c e _ ~ ~ ~ c, ~ _ _ _ _ - ~ , _ _ - . . - _ _ , , - _ _ - . ~ _ ` . E ~`~S ~~~0 E~M ~ ~ _ - ~IM ~ - . ~ , - ~ - ~ ~ , ~ ~ ~ - - ~ ~ ~ ~ _ _ _ , _ _ ~ - ~ ~ - - . _ , - - > . ; ~ ~ ~ A ~ , • ~ ~ - - ~ E~ST. CCESS,ESM7: 1 ~ BK. ,2577, 1, i i ~ _ TYP~ "R" _ GOR _ ~ ~E.~T ~H / ~/E~IUE ~ ~ ~ EXI ~ l ~2 ~ - - , - - - - - - - - _ _ , ~ - - - - _ . r ~ ~ - - . 5 : - - - _ J - ~ - - ~ T ~ -7 II~11:.E~`- ` , ; ~ , , r , i T:~ , ~7 ; _~6f>A 3ER ~ . 25~~ P~. ~25 - , , - - - - - - n,7~~ .-O.-W.-V~F~ES~ - . - ~ ' h ' ~ ~ ~ , , s ~ ' ~ , , i ~ ~ - ~ - - - - - - ~ - - - _ r ~ ~ ~ ~ ~ n~ ~~J ' . : ~ - - - ~ - - - - - ~ _ _ . - - - , ~ _ ~ ~ ~ - ~ ; _ ~ ~ - - . - - - - ~ . - - - ~ , - - i 5}~~ - - - - - - ~ - - - - C' . , / ~ . ; ; ; , ; _ r j _ i _ _ _ ' _ _ _ . i ~ \ ~ ~ . . a i . ~ ~ n i ~ _ ~ _ _ ' . _ _ _I ~ . , t ~ _ , _ _ ' _ - (J-~ ' V lJ ~J li ~ : ~ . . . _ _ _ _ _ - ' , ~ - - ~ - ~ ~ , - . _ ~G°~~ ~ , , rt - ~ - ~ _ _ , - ~ _r~~;:_ ~ ~ - ~ ~ _ =~1 - ~ - _ _ _ ~ ~ ~ _ - ~ - . _ _ , ~ ~ . _ ~ ~ - ~ ~ ~ s, _ ~ - - - - - - _ _ ~ ~ ~ ~ - ~ - - , . , ~ _ , - ~ ~ ~ T ~ - ~ - - -y _ ~ ~ h~ . ~ . ` ' - ' ~ - _ ~ - - - - - - - - , ~ ~ ~ ;t _ ~ ,5s~~w - ~ ~ - -r-- - - ~ f ~ ~ : . ~ , , ~ ~ ~ 1 ~'i" r ,r ~ - - - ~ ~ - ~ - ~ ~ . j, ~ _ \ _ _ ~ ~ , ~ ~ ~ , - _ - ~ ~ - , ~ , , , ~ , 1 ~ ~ i ~ ~ ~ ~ _ , ~ ~ ~ , , , _ , ~ ~ . , ~ ,..,.-:~.r _ / ~ , , _ : _V_ ' ~ ~=~-~.,..,,...:,,e.~.:~..,. i , ~ ~ ~ , l ~ ~ ~n....-~,..~,.,. i ~ ~ ~ 1 / ~ ~ ~ i , ~ ~ - ~ ~ f ~ , , ~ , ~ ~ : _ , ~ r - _ ` ` 1 ~ , _ ~ 1 . ~ . . _ _ _ , - _ , _ : _ ' ~ t'A~ _ ~ - , I q'~. r=._ ' - . _ 1 , i - . ~ ~ j , 1 ~ . . ~.tY t' _ _ , n 1 , - ~ - ~ ~ l i . . ~ ~ ~ . ~I ~ 1 ~ ' Ii, _ _ rr 7 i~ ~ ~ , , i , ; / _ _ _ -~5-- ' _ ~ . ~ i , ~ ~ ~ 28 RCP ~ ~ , , ~ - , , ~ ` ` ' ~ ~°,i" r~' - ~ lS ~ ~ F ~~R i i Q 1 i ` ~ ~ _ _ ' _ _ ( r ~ i ~ ~ / ~ ' ~ ~3 , , , ` , i ' ~ ~ - , ~ 1 ~ E MT R ,Q" J~n 1 , ~ ~ ~ ' ~ , i ±r, ! i ' - ~ t ~ ~ _ ~ ~ 't' . ; , ~~-R _ i ~ i 1-+' ' _l_.~ ~ ~ - ~'F - ~ ~ - _ - ~ ~ 8 94~8 i ~ ~ ~ , ~ ~ ~ ~ ~ ~ ~ , - ~ ~ _ _ ~ , ~s 1 i ti ~ ~ , ~ i~~ ' ~ ` T I , - . ~ - - _ ~ ~ ; ~ ~ ; ' ~ ; ~f . ~ - ~ _ ~ - ~ - _ _ - - - - - ~ ~ , ;2 PRC , ~ ~ ~ ~ i~ ~ , ~ ~ - - - ~ ~ - , - - - - ; ~ - ~ - - - r - , _ , ~ _ - , , , ~ , ~ : , ; ~ , _ - ' ' ~ 30 . , , ~ i ~ r; ~ y - 1--- ~ ~ ~ _ _ , i ~ ~ ~ ~ ~ i 7 . ,I~ t , , ~ ~ , ~ , ~ ) t ~ ,r , , ~ , T~~ - - - ~ , ~ ~ ~ ~ ~ ~ . _ _ , , ~ j . , '~ti , ~ ; ~ ' ~ ~ ; ~ ~ ~ EA., ~ ~ ~ _ , ~ , ~ ~ ~ , ( ~ ; , . , i ~ ~ ; ~ . 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P.SCD ESMT E„ ~ ~ ' , ' r Ir\` ' ' > ~ ~ ~ i ~ REC 82069436 ' ~ # ~ ; , ; ; PROPOSED SS ~ , ~ ~ - , ~ ` - - ~ ~l Exisr AccESS ~sMr. ~ ~ , \ i ~ ~ i ! ~ ~ ~ ~ ~ W MANHOLE ~ ~ ~ r~ ~ ~ ~ ~ ~ ~ ~s ~ ~ , A~, ~ , i ; BK. 2560, PG. 6?_ 5 ~ 1 , / ~ 1 ~ ~ ~ , ~ , , ~ ~ ' ~ i ~ ~ _ ~ ~ ~ ~ _~5 _ ~ ~T , ~ ~ ~ ~ . , - ~ ; - - _ - , , _ ~ , , _ ~ „ ~ ~ - , ' - ~ i ~ _ ~ , , ,i , _ ~ J T - - -S - - _ ~ ~ ~ , ; A ~ ~ ' ~ ' I i I . _ ~I ~ ~ ~ ~ , , ~ ; ~ ~ I~ - ~ y ~ , ~v1 ~ ' ~ ; Xi wfa r~ . ~ ~ ~ , ~ , ; , ~ ~ - ~ . ~ , , ~ ~ : ; ' ~ ' ~ k ' \ I REC~99099389 - I : ~ - ~ . , ~ - , ~ , ~ , , _ _ ~ ; ~ REC 91023226 ~ ~ ~I ~ ` , ~ ~ ~ - ~ ~ ~ , , - ~ ; ; # ° i ! 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( , E b.0 b.0 b.0 'O.Q b,0 b.0 b.0 ~0.0 b,0 bA 4g5 ~ ~.o . . . . o ~.o . b.o b,o b.o b.o ~.o b.o b.o b.o s.o ~.o b.o b'o. b,o 0 ~ ~ _ o ~.o . i ~.o . ~ . I 5~00 ~ , ; i ~ ~ ~ ~ ~ I , 5 5so 50,~ ~ ,5, ; i  Th6Amingb'nNsCwxntofseMcend 2 dWroMMtheprupatyofNghid9kcann lhu draWmg md iM mnapb md ideac cmtdned hatln du0 not he med, mRoduxd ' ftv4e4 m:enkcdwM1outtlscqneuxdom ~ N wprovror»+L Arcl*mUm ~ Su6miWon or dhbihutiw of " dmMg m x °^°e°cittwy requVernem °r for 131/14/07 City of Wheat Ricl e PHD Resubmitta) oow purp~ in owmecwn WA dw pfcod is SITE PHOTOMETRIC PLAN 0 20' 4d eo' th. ~w°"0 1 5/9/07 City of Wheat Rudge PHD Submittal t'=40p-0» 1 J No: Date: Descn tion of Revision Des. b Dm. b fd. SCALE: 1" = 40'-0" t I I L ARCHOTECTURE 162118th SUCet, Sutte 110 Te1303295.1792 Demer, Colorado 80202 Fax3032926437 Rose M. Fedorowicz 3803 Balsam Street Wheat Ridge, CO 80033 303-423-7970 Travis Crane Planner City of Wheat Ridge 7500 West 29`h Avenue Wheat Ridge, CO 80033 Dear Mr. Crane: June 4, 2007 RECEOVED J#iN 0 4 2007 The proposed redesign of Lutheran Hospital's parking lots will have a profoundly negative impact on the residents of Balsam Street between West 38`h Avenue and West 415' Avenue. These adverse impiications include noise pollution, financial hardship, loss of aesthetic beauty, and potential safety concerns. Balsam Street is at present an idyllic, quiet, and peaceful side street occupied by a diverse mix of retired and working persons with young families. It is narrow and was never designed to be an arterial with a high traffic volume. Plans to place a stoplight on the corner of 38th and Balsam Street will limit available on street parking and create a significant inconvenience for residents and their guests. There will be more accidents and noise due to the increased traffic volumes and velocity. The residents of Balsam Street have for many moons enjoyed the mature landscaping that wiil be destroyed to create the new parking lot between Lutheran Parkway and Brendtwood Street on the south side of 38`h Avenue. We have watched our children and these trees grow together. Replacing such beautiful trees with pavement is also an environmentally unsound decision. T~ foot traffic on 38`h Avenue will increase if hospital's redesign plan is implemented. Although we are proud of L; .aran's commitment to providing care to the underserved, the number of automobile break-ins, vandalism, and public intoxication on our doorstep is sure to increase. The property values of our homes will decrease markedly when the butterFly that is now Balsam Street becomes a noisy and congested caterpillar. This will limit the ability of its senior citizens to utilize reverse mortgages for their retirement and throw a significant stumbling block in front of families just starting out. We have been good neighbors of Lutheran Hospital for decades, we ask for the same consideration in return. The plans to redesign Lutheran's parking lots should be shelved. If it is not, the hospital should receive input from both an architect and environmental designer about how to minimize the negative impact on Balsam StreeYs residents. Homeowners that are unsatisfied by these proposals should have the opportunity to sell their homes to Lutheran Hospital for 110% of fair market value. Sincerely, Q,mu., M. &Z dt,45~rr,~ Rose M. Fedorowicz cc: Robert Malte, President and CEO, Exempla Lutheran Medical Center Pam Porter, Exempla Lutheran Medical Center Jerry DeTullio, Mayor, Wheat Ridge Terry Wombie, Wheat Ridge City Council, District I Karen Berry, Wheat Ridge City Council, District I Dean Gokey, Wheat Ridge City Council, District II JVanda Sang, Wheat Ridge City Council, District II Karen Adams, Wheat Ridge City Council, District III Mike Stites, Wheat Ridge City Council, District III Larry Shultz, Wheat Ridge City Councii, District IV Lena Rotola, Wheat Ridge City Council, District IV EXHIBIT 3