Loading...
HomeMy WebLinkAbout05/18/1999AGENDA j CITY OF WHEAT RIDGE ~ ECONOMIC DEVELOPMENT AND REVITALIZATION COMMISSION Tuesday, May 18,1999 7:00 p.m. Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Economic Development and Revitalization Commission on May 18, 1999, at 7:00 p.m., Lobby Conference Room, 7500 West 29th Avenue, Wheat Ridge, Colorado. 1. Call The Meeting to Order 2. Roll Call of Members 3. Consideration of Absences 4. Approval of Minutes - Apri120,1999 5. Public Forum (This is the time for any person to speak on any subject not appearing on the agenda.) 6. Unfinished Business A) Wheat Ridge Wadsworth Boulevard Corridor Study Update B) Discussion of Economic Development Strategic Plan 7. New Business A) Discussion of Possible Zoning Code Revisions 8. Adjournment - to June 15, 1999 CdBarbara\ECODEVOW GENDAS\990518.wpd City of Wheat Ridge ~ Planning and Development Department Memorandum TO: EDARC FROM: Martin Orner,^~l~ V~ SUBJECT: 1. Church and School Uses in Commercial and Industrial Zones. 2. Car, Truck, Motorcycle, Recreational Vehicle and Trailer Dealerships/Storage/Rental and Mini-warehouses as Special Uses. DATE: May 11, 1999 1. Church and School Uses in Commercial and Industrial Zones: The Planning and Development Department has recently received public inquiry regarding church and school uses for the building formerly used as the Wheat Ridge Dairy and the currently operating Sports O Rama (indoor soccer), both located on West 44~' Avenue. Also apparent is an increase in small church congregations leasing space in retail strip centers (Wilmore Center at Wadsworth and 38`", Furrs shopping center at Kipling and 49`h, Chase Plaza at 38t" and Chase). Last year the Garramone produce building at 40 and Miller was converted to a school. Surrendering existing commercially zoned parcels and commercial rental space to tax exempt uses such as schools and churches can significantly undermine the long term economic viability of commercial zones. Not only is the potential for sales and property tax revenue to the community lost, but the synergy of closely located commercial operations, with normal daytime business hours, is compromised by the hours of operation for churches (night time and weekends) and the typical school attendees (children). Therefore, it is suggested that EDARC consider making a formal recommendation to City Council expressing this concem along with proposed amendments to the City's Code of Laws. Staff recommends amending the Code of Laws permitting schools and churches as uses-by-right in the RC-1 Zone District only and by Special Use Permit approval (City Council) in all other commercial zones (remaining as Conditional Uses in the Residential Zone Districts and not permitted in the Industrial Zone District). This would provide that any new proposed school or church land use in Commercial Zones other than the RG 1 Zone District would be required to apply for and obtain City Council approval for said use, with attachment of any conditions to the operation which Council deems appropriate. A potential problem with this method of regulation is that it is politically unpopular to deny a church or school as a permitted (Special Use) land use. Should EDARC choose to pursue this effort, staffwill prepare a resolution and recommended Code of Laws revisions, which may then be forwarded to City Council. If Council chooses to pursue EDARC's recommendation, the matter would then be advertised and proceed to Planning Commission and City Council public.hearings. 2. Car, Truck, Motorcycle, Construction and Heavy Equipment Sales/RentaUStorage, Recreational Vehicle and Trailer Dealerships, and Mini-warehouses as Special Uses: From a city economic and fiscal perspective, the above uses do not typically represent the highest andbest use ofcommercially zoned land. Although vehicle, construction equipment and trailer sales and rental often involve substantial sums of money, the taac dollars are filtered to the. city where the purchasing party lives/does business, not the city where the sale/rental takes place. Wheat Ridge receives the sales taac only if a Wheat Ridge resident purchases the vehicle, or if parts are sold through the service department. Use tax is collected on building materials, but the remainder of these sites can essentially be considered as parking lots. Today's car dealerships usually aze located on valuable land with excellent visibility and access to principal arterial roadways or highways. The other end of the spectrum are used car lots where an individual obtains their dealer license and sells vehicles normally obtained at auctions. Again, sales tax is only received when a Wheat Ridge resident buys a vehicle, minimal employxnent happens at these businesses, and no parts are sold. Vehicle sales dealerships and rentals are currently permitted by right in the Commercial One (C-1), Commercial Two (C-2) and Industrial Zone districts, with a minimum spacing requirement of 1,500 feet beriveen sales lots. Staff recommends that vehicle/equipment sales dealerships and rentals be a permitted use-by right only in the Industrial zone and permitted in the G2 zone only by approval of Special Use Permit by City Council. The 1,500 foot spacing requirement between sales lots would remain in force. Mini-wasehousing is also a marginal land use and, while Use Tax on building materials is collected by the City, little if any jobs or sales are generated. Mini-warehouses are currently permitted as a use-by-right in the G2 and Industrial zones. Staffrecommends that mini-warehouses be a permitted use only in the Industrial Zone District. If these Code of LaNv changes were to be approved, existing businesses in operation prior to the passage of the amendments would be permitted to remain as legal non-conforming uses, although no expansion of the operation would be allowed, and ifthe non-conforming use ceased operation for a period of sixty days or more, the use would then be illegal on the property. Again, should EDARC choose to pursue this effort, staffwill prepaze a resolution and recommended Code ofLaws revisions, which may then be forwarded to City CounciL If Council chooses to pursue EDARC's recommendation, the matter would then be advertised and proceed to Planning Commission and City Council public hearings.