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Home My WebLink About05/04/2010RENEWAL N HEAT RIDC E Progress Through Partnership AGENDA May 4, 2010 Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge Urban Renewal Authority on Tuesday, May 4, 2010 at 6:00 p.m., in the Lobby Conference Room of the Municipal Building at 7500 West 29th Avenue, Wheat Ridge, Colorado. Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Wheat Ridge. Call Heather Geyer, Public Information Officer at 303-235-2826 at least one week in advance of a meeting if you are interested in participating and need inclusion assistance. 1. Call the Meeting to Order 2. Roll Call of Members 3. Approval of Minutes a. March 2, 2010 b. April 20, 2010 4. 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.) 5. Staff Updates 6. Sub Area Market Studies - Anne Ricker, Leland Consulting 7. WZ-08-05/Dearing for 4859 Miller St. - Zone Change Request 8. Other Matters 9. Adjournment MINUTES RENEWAL WHEAT RIDGE March 2, 2010 1. 2 3 4. 5. Call the Meeting to Order The meeting of Renewal Wheat Ridge was called to order by Chair Adams at 6:02 p.m. in the council chambers of the Municipal Building, 7500 West 29'x' Avenue, Wheat Ridge, Colorado. Roll Call of Members Authority Members Present Rick Adams James Bahrenburg Becky Bye Janet Leo Torn Radigan Larry Schulz Authority Members Absent: Walt Pettit Also attending: Patrick Goff, Executive Director Corey Hoffinann, WRURA Attorney Anne Ricker, Leland Consultants Ann Lazzeri, Recording Secretary Approval of Minutes - None PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda.) There was no one present to address the Authority. Staff Updates • Patrick Goff presented an update on the year-end budget. • Authority members reviewed an informational piece designed by Hilarie Portell regarding project at 44'1' and Wadsworth. Patrick Goff will send copies to Authority members via e-mail. Any changes or suggestions should be directed to Mr. Goff. WRURA Minutes - 1 - March 2, 2010 6. Anne Ricker, Leland Consulting A. URA Processes and Materials - Anne Ricker distributed copies of a draft urban renewal process manual that includes business plans, Renewal Wheat Ridge philosophy, goals, role in community development and economic development, measures of success, strategic alliances, criteria for selecting catalyst areas, information needed to prepare vision and objectives and project participation criteria. Also included were suggested forms for funding requests, confidential statement of financial capability, request for proposals, and a reference check questionnaire. B. Sub-Area Market Studies Ms. Ricker asked for direction about the market study areas she should address. Kipling south of I-70 to approximately 42" a Avenue Kipling north of I-70 38t" Avenue and Kipling 38`x' Avenue and Wadsworth There was consensus that market studies should be performed within the urban renewal boundaries. Ms. Ricker will incorporate suggestions and bring another draft back to the next meeting. 7. Other Matters Review of Reauest for Special Use Permit The Community Development Department received a request for a Special Use Pen-nit Request for a major automotive and diesel testing business in the 44"' and Ward Urban Renewal Area. It is necessary for the Authority to review the request in reference to its compliance with the urban renewal area. Following review by the Authority, it was moved by Larry Schulz and seconded by James Bahrenburg that the Authority finds the proposed use is NOT consistent with the 44`x' and Ward Urban Renewal Plan. The motion passed 5-1 with Tom Radigan voting no. WRURA Minutes -2- March 2, 2010 8. Executive Session It was moved by Becky Bye and seconded by James Bahrenburg to adjourn the regular meeting to executive session to consider the purchase, acquisition, lease, transfer or sale of real, personal or other property pursuant to C.R.S. Section 24-6-402(4)(a) and to determine positions relative to matters that may be subject to negotiations, develop a strategy for negotiations, and/or instruct negotiators pursuant to C.R.S. Section 24-6-402(4)(e) regarding property at 44"' Avenue and Wadsworth. The regular meeting was adjourned at 7:35 p.in. The executive session was convened at 7:37 p.m. The executive session was adjourned at 8:47 p.m. Those attending the executive session were: Rick Adams, WRURA James Bahrenburg, WRURA Becky Bye, WRURA Janet Leo, WRURA Tom Radigan, WRURA Larry Schulz, WRURA Patrick Goff, Executive Director Corey Hoffmann, WRURA Attorney Ann Lazzeri, Recording Secretary Rick Adams, Chair Ann Lazzeri, Recording Secretary WRURA Minutes -3 - March 2, 2010 MINUTES RENEWAL WHEAT RIDGE April 20, 2010 1. Call the Meeting to Order The meeting of Renewal Wheat Ridge was called to order by Chair Adams at 6:00 p.m. in the council chambers of the Municipal Building, 7500 West 29"' Avenue, Wheat Ridge, Colorado. 2. Roll Call of Members Authority Members Present: Rick Adams James Bahrenburg Becky Bye Janet Leo Walt Pettit Tom Radigan Larry Schulz Also attending: Patrick Goff, Executive Director Corey Hoffmarm, WRURA Attorney Steve Blarr, Weston Solutions John Reisma, Weston Solutions Lindsay Delecki, Weston Solutions Amt Lazzeri, Recording Secretary 3. Approval of Minutes - Minutes of March 2, 2010 will be considered at the next meeting. 4. PUBLIC FORUM (This is the time for any person to speak on any subject not appearing on the agenda.) There were no members of the public present. 5. 44th and Wadsworth Project Update - Weston Solutions Steve Blarr presented an update on the 44t" and Wadsworth project and invited questions from RWR members. He reviewed the project history and initial concept for the site which was dense mixed use development. Weston concluded that this concept would not work financially. He presented four financial scenarios for the project. Negotiations are still taking place with Jefferson County regarding the construction of a County service center on the site as phase one of the project. The County has signed a letter of intent. Weston will be meeting with County representatives around May 10 to discuss details of the big issues RWR Minutes - 1 - April 20, 2010 involved in the project, hopefully resolve those issues and arrive at a final agreement and a signed contract with the County. 6. 7. Sub-Area Market Studies - Anne Ricker, Leland Consulting This matter will be rescheduled for a future meeting. Staff Updates Mr. Goff distributed copies of the letter of intent signed by Jefferson County for review. It was moved by Janet Leo and seconded by Walt Pettit to authorize execution of the letter of intent on behalf of Renewal Wheat Ridge. The motion carried unanimously. Mr. Goff presented an update on Community Development Block Grants. RWR has approximately $1.2 million in allocations from 2007-2010. The 2007 allocation in the amount of approximately $70,000 must be spent by the end of May, 2010. The money could possibly be used for clean-up of the transmission shop at 44`' and Upham. The State would pay for 90% of clean- up costs. Silco would pay the remaining 10%. He checked out the possibility of using the CDBG funds to remove the building and canopy. Because a bid process is involved, a request has been made to the County to extend the deadline for spending the money. Other possibilities for the funds are also being investigated. Mr. Goff has also learned that only 30% of allocated CDBG funds may be used for blight removal.` Remaining funds must be used for CDBG national objectives. Further, the City has appealed a HUD decision that requires Davis Bacon wages to be paid if CDBG funds are used on multi-family development in the 44th and Wadsworth project. Potential phase two developers have indicated to Weston that the HUD requirement would kill the deal with theirs. HUD's regional director replied that this decision would not be reversed. A decision must be made whether or not to appeal this decision at a higher level. • Anne Ricker with Leland Consulting presented her incentive policy to City Council. The Council was receptive. Staff will review the policy further and present it again to Council. This will be brought back to Renewal Wheat Ridge at a later date. A request has been received from Starkey Labs to use the vacant property at 44Th and Wadsworth to set up their Listening Lab for one day on May 14, 2010. There was consensus to approve this use as long as Starkey Labs provides a certificate of insurance. RWR Minutes -2- April 20, 2010 Other Matters The next Renewal Wheat Ridge meeting is scheduled for May 4. The May 18'x' meeting was cancelled. 9. Adjournment The meeting was adjourned at 7:40 p.m. Rick Adams, Chair Ann Lazzeri, Recording Secretary RWR Minutes -3 - April 20, 2010 1-70 & Kipling Node Site & Trade Area ■ al employment and i ercial opportunities will likely raw from at least 5-mile trade area -adius a£s ■ emographics within a 2-mi radius ill inform demand for wESTMrER eighborhood-scale uses) and esidential products, if any } WH AV ARVADA \ 461 M AY bar" AV 6:v] diL_ i AµFNDkLE a ! e f ~ l 56701 Ak RAW" 40 ~ - J / S $ C t ~ nhr ~ A 1+041 b , ► 4 ~NU A: ~ ~ 'f en AV Subject 92ND 5QrJI AW g Awi A7tr. ' ~ M r Gotoom A6'H AV .S M AA:H*V {AtM g5rs. WHEATRIDGE d G n SZ IiA Atwwe , uri. A.' } 151" AV Q .''357n AV 1I ND AV , $ $ DENVER-' 2 29104 AV _ f = r V ~ rRA ®0[WATJ y~ S JM.-AV t 11 , 7117 AV frV' >a` s care Ave GOLDEN Ii 3 G ,e rH~ 2.5 tu,rA9 ~ ~ tot»µ Miles LAKEWOOD r 4rH A% (O7 a~ 249AV s 4+J Av 1%1 AV Study Area Facts ■ 90 parcels ranging from under 1,000 square feet to over 26 acres (Miller/Coors) Parcels, Owners ■ Approximately 52 ownership entities ■ Ownership has significant out-of-town component Parcel Acreage 135 parcel acres (see map on following sheet) Status Mostly occupied, with scattered retail and small office vacancies Most zoning within the node is either PD (planned development) or commercial. one A-1 (agricultural) parcel Zoning remains, on Miller Street; the Mesa Verde Apartments are zoned R-3 1-70 & Kipling Node Node Aerial WA _4 - OF 'Wlk Future Arvada '1 + Ridge Light Rail I iL 1 , 17 l~ i t Temple-Inland a (industrial)- rte- ~ Target Allt (It. .,y (Arvada Crossroads f Ridge) j Church _-."ifi 1 f 'restaurants y, ~Starbucks, dining a' r office; Brunswick . ■ auto part, gas Zone a+ * _ . tomoti've+~ t. r 49th i4vE, 1 < '-American • ~ 'rc ~ Mote16,, i T. mediipl Habitat*r flex r (lodgsmg)•' P~ir"Y restaurants ; 1-70 % mile • The 1-70 & Kipling opportunity node wraps around a portion of Arvada, host to the newly redeveloped Arvada Ridge retail development (anchored by Super Target) and future RTD light rail station of the same name. • Revitalization of this node is challenged by a lack of vacant land • Existing uses range from moderate-income apartments to heavy industry, with smaller medical and professional offices, restaurants, two downscale-to-midscale motel properties and multiple flex office/light industrial properties. • Superior existing freeway access, together with the area's proximity to light rail should support strong land values, with opportunities for tenant upgrades - employment, lodging and retail. The Arvada Ridge light rail station is within walking distance of several properties (Temple-Inland and Mesa Verde Apartments), it is also within a reasonable %i mile walk for regular commuters, especially in good weather. Pedestrian connections, way-finding and other amenities will improve the perception of convenience to rail. 1-70 & Kipling Node Psychographics Psychographics go beyond basic demographics to describe characteristics of people and neighborhoods: profiling attitudes, interests, opinions, and lifestyles. Commercial retail developers use a community's psychographic profile as an indication of its residents' propensity to spend across selected stores and brands. Residential developers glean preferences for certain housing products. There are 66 total possible segments in the widely- used PRIZM-NE system used by Claritas, Inc. While in the vicinity of the node there is a strong modest working class base, there is also a significant senior presence. These groups are balanced by younger, well-educated groups along with greater ethnic diversity in the trade area at- large. Top Trade Area PRIZM-NE Segments Number of Index to all U.S. Trade Area Households Households (100% = average) American Dreams 6,627 658% Multi-Culti Mosaic 4,869 622% Old Glories 3,578 786% Close-In Couples 2,797 518% New Beginnings 2,743 393% Domestic Duos 2,135 379% Suburban Sprawl 2,052 334% Big City Blues 2,051 398% Urban Elders 2,044 334% Young Influentials 1,903 279% Together, these segments represent 213 of all trade area residents Profile of Selected Trade Area Segments American Dreams Just under half the American Dreams residents are Hispanic, Asian, or African-American. In these multilingual neighborhoods--one in ten speaks a language other than English--middle- aged immigrants and their children live in upper-middle-class comfort. Product and activity preferences include motivational tapes, Old Navy, Telefutura, and Lexus IS series autos. Old Glories Primarily downscale suburban retirees, Americans aging in place in older apartment complexes. Households in this racially-diverse segment often contain widows and widowers living on fixed incomes who tend to lead home-centered lifestyles. They're among the nation's most ardent television fans, watching game shows, soaps, talk shows, and news magazines at high rates. Domestic Duos A middle-class mix of mainly over-65 singles and married couples living in older suburban homes. With their high-school educations and fixed incomes, segment residents maintain an easy-going lifestyle. Residents like to socialize by going bowling, seeing a play, meeting at the local fraternal order, or going out to eat. Young Influentials t Once known as the home of the nation's yuppies, this segment is a now a common address for younger, middle-class singles and couples who are more preoccupied with balancing work and leisure pursuits. Having recently left college dorms, they now live in apartment complexes surrounded by ball fields, health clubs, and casual-dining restaurants. 1-70 & Kipling Node Demographics 2000 Population 43,846 264,022 2,179,296 2009 Population 45,003 264,267 2,528,842 2009 Households 19,388 109,170 976,666 Annual Household Growth Rate (Claritas or DRCOG projections) 0.52% 0.85% 1.48% Average Household Size (2009) 2.29 2.37 2.56 Pct. Non-family Households (2009) 39% 38% 35% Pct. Renters (2009) 45% 35% 32% Pct. Age 65+ 16% 14% 10% Pct. Age 0-14 19% 18% 21% Median Age 39.9 40.0 36.3 Pct. With Bachelors Degree 24% 28% 34% Pct. Blue Collar (Age 16+) 25% 22% 20% Median Household Income $46,555 $53,592 $60,902 Per Capita Income $24,961 $27,750 $30,552 Pct. With Income Over $100,000 36% 30% 26% Pct. Hispanic 12% 18% 24% Pct. Black/African- American At 18% 23% 23% Node locator with trade area boundary ~ 1LW~t.gy ~ - i e ~ e ■ 17% of residents within 5-miles of the node are also within the 2-mi vicinity - a percentage that has remained steady since 2000. ■ Expected growth is moderate throughout the neighborhood and trade area. ■ Residents within 2-miles of the node, as well as throughout the trade area as a whole, are somewhat less ethnically diverse. ■ Incomes and educational attainment within the immediate area of the node are somewhat below Metro levels. ■ With an older population base and higher percentage of non-family households, households are smaller on average. ■ Local employment skews to the well-paid blue collar (Miller-Coors / Temple Inland complex). ■ Residential development in the area is limited to one 1970's -era apartment complex. 1-70 & Kipling Node Residential Demand 10-year Residential Demand - Attainable Node Unit Capture Totals 41 142 Rental/Apartment $150K and up 0 0 Condo/Townhome $100-150K 0 0 Note: Shows attainable corridor e $75-100K 7 demand, assuming aggressive ~m land assembly and/or property n $50-75K 21 turnover. Reflects 7to 8% 16 capture of trade area new units R A 35 $35-50K 11 $25-35K 5 38 $15-25K 3 42 units • Projected trade area household growth rate is moderate over the next 10 years (0.85% annually) • Overall trade area demand for approximately 2,400 new market-rate rental or attached ownership units by 2020 • 1-70 & Kipling infill development and redevelopment could absorb approximately 180 new units at an attainable 7% to 8% market share/capture rate • Interstate location, employment proximity and future light rail access increases potential for higher density residential component 1-70 & Kipling Node retail Demand Existing Trade Area Surplus/Leakage Food and Beverage "leakage" (or "void") Electronics and Appliance trade area household spending potential minus SportmgGds, Hobby, Book. Music ~ 520.9 trade area sales Misc. Store Retailers •51.0 Furnitureand Home Furnishings -526.2 Clothing and Accessories Foodservice and Drinking Places General Merchandise Health and Personal Care Building Material, Garden Equip -574.4 -577.1 -577.1 -$87.7 -$93.1 X 1,000,000 Total 10-Year Attainable Demand (1-70 & Kipling Node) Totals Building Material, Garden Equip 41,053 Excluded Categories (including cinema, prof./med, office, consumer banks, etc.) @ 20"x; of total 35,157 Foodserviceand Drinking Places ~ 25,854 General Merchandise ~ 21,936 Furniture and Home Furnishings = 14,634 Clothing and Accessories = 13,341 Electronics and Appliance ■ 9,209 Food and Beverage E 8,671 Health and Personal Care N 7,562 SportingUs, Hobby, Book, Music 1 3,484 Misc. Store Retailers 1,186 $39.6 568.3 Leakage, household growth and some replacement of obsolete space adds up to 1.9 M s.f. of total trade area retail demand by 2020 This chart summarizes a (fairly aggressive) 10% share for this node- requiring coordinated assembly, design and policy efforts. square feet 1-70 & Kipling Node Office / Employment Demand Flex Demand estimate source Industrial Demand estimate 2010 production & service sector DRCOG, 2010 production sector employment 23,296 employment 89,485 LCG 2010 Trade Area occupied industrial s.f. 13,451,450 2010 Trade Area occupied flex s.f. 2,506,412 Costar 2010 Trade Area flex vacancy rate 11.7% Costar 2010 Trade Area industrial vacancy rate 4.7% Average trade area rents/s.f./mo. $8.05 Costar Average trade area rents/s.f./mo. $5.97 2010 above-equilibrium vacant 2010 above-equilibrium vacant space space (assuming 10%=balanced) 48,336 LCG (assuming 5%=balanced) 0 Production & service sectorjob DRCOG, Production sector job growth through growth through 2020 6,545 LCG 2020 2,486 New trade area flex demand New trade area industrial demand through 2020 (s.f.) 144,137 LCG through 2020 (s.f.) 1,506,954 Attainable node capture rate 20% LCG Attainable node capture rate 5% Attainable 10-yr. node capture (s.f.) 28,827 LCG Attainable 10-yr. node capture (s.f.) 75,348 Office Demand estimate 2010 Non-retail service sector employment 64,237 • This node is naturally attractive to employment uses, given its interstate 2010 Trade Area occupied office s.f. 8,933,775 access and strong regional educational and job training resources. 2010 Trade Area office vacancy rate 11.4% • While the area could absorb new Average trade area rents/s.f./mo. $17.22 industrial space overtime, the addition 2010 above-equilibrium vacant space of light rail raise the potential for (assuming 12%=balanced) 0 higher value uses including office, retail and / or residential. Non-retail service sector job growth through 2020 6,012 New trade area office demand through 2020 (s.f.) 936,384 Attainable node capture rate 5% Attainable 10-yr. node capture (s.f.) 46,819 1-70 & Kipling Node Urban Renewal Considerations 125 N06t O9 V-_ r 1-70 & Kipling Corridors URA - 1-70 & Kipling Opportunity Node existing urban renewal area (in gold) • The entire 1-70 & Kipling opportunity node is located within the newly-created I- 70 & Kipling Corridors Urban Renewal Area • The Urban Renewal designation enables this node to take advantage of tax increment financing- meaning that rising property values and retail sales could help fund some redevelopment costs, like infrastructure improvements, bypassing the City's general funds. Blighting conditions (a legal term in Colorado Urban Renewal Law) within this node are not generally severe, but do include... • deteriorated/deteriorating structures • poor vehicular access (in part due to limited rail and freeway crossings) • faulty lot shape/layout • some site deterioration (neglect, trash, parking surface problems, etc.) • underutilized land (primarily vacant commercial spaces) 1-70 & Kipling Node Ownership / Utilization Land Utilization (Development Density) in 38th & High Ct. Node r Land Utilizal 14 A10 I ~i . ✓r,e' ~ ,~y.e :a F F%of Area Ratio 3E7 t~ 1 a J , e~-i a up to 0. ' This node has a strong local presence, despite A "L significant absentee O'bWnership -32 parcel acres held by out-of- Node Parcels by Date of Last Sale 5 state (primarily Texas, California) owners. Fragmentation of ownership is a barrier to redevelopment: 52 owners control 90 parcels. Crossroads Church itself maintains 9 parcels, Mesa Verde Apartments Node Acres by Owner's City 1 1 1 1 4 c,Q 0 C1O `O. ~O 32 12 P 0 N?- & 0~9 ~e ~Xo maintains 6 parcels. Transactions in the area peaked in early 2000s, while moderate activity continues suggesting higher basis points. 1970s 1980s 1990s 2000 to 2005 2006 to 2008 1-70 & Kipling Node Revenue Potential RENEWAL WHEAT RIDGE 170 & KIPLING: TIF POTENTIAL Development Program (Net New) Units Square Feet Retail/Restaurant 180,000 Office/Flex 75,000 Residential (Rental) 140 112,000 Residential (For-Sale) 40 72,000 Estimated Project Value (Stabilized Yr) Sq Ft/Unit Value Total Value Retail/Restaurant $120 $21,600,000 Office/Flex $90 $6,750,000 Residential (Rental) $80,000 $11,200,000 Residential (For-Sale) $200,000 $8,000,000 Estimated Tax Assessed Value (Stabilized Yr) Assessment Ratio Assessed Value Retail/Restaurant 29% $6,264,000 Office/Flex 29% $1,957,500 Residential (Rental) 8% $891,520 Residential (For-Sale) 8% $636,800 Estimated Annual Property Tax Revenue Mill Levy Property Tax Retail/Restaurant 0.0870 $544,968 Office/Flex 0.0870 $170,303 Residential (Rental) 0.0870 $77,562 Residential (For-Sale) 0.0870 $55,402 Total Annual Property Tax Revenue $848,234 Total 25-Year Property Tax Revenue $21,205,859 Estimated Annual Sales Tax Revenue Total Retail Sales* Sales Tax** Retail/Restaurant $45,000,000 $1,350,000 Total Annual Sales Tax Revenue $1,350,000 Total 25-Year Sales Tax Revenue $33,750,000 * Based on retail sales at $250 per sq ft **City sales tax rate = 3.0% Source: Leland Consulting Group. Positioning Strategies ■ Property assemblages ■ Land swaps ■ Expand empowerment zone to include area ■ Consider expanding urban renewal boundaries ■ Initiate IGA with Arvada - design and revenue-sharing overlay ■ Conduct study to determine impact of loss of industrial land to transit-oriented uses ■ Design / development standards 381h& High Court Node Site & Trade Area itTn AY stort Rd r W 844 h Av QFWDAV Corridor Data ■ 123 parcels on 38th Avenue, ranging from 750 to 800,000+ square feet (high school) within Study Parcels, Area Owners ■ Approximately 100 ownership entities ■ Excluding schools & churches, just 6 owners have holdings over one acre Parcel Approximately 85 acres fronting 381h Avenue Acreage Status Mostly occupied, some vacant or for sale Parcels fronting 38th Avenue are primarily zoned Zoning Commercial C-1, with some C-2, N-C (neighborhood comm.'s), R-C (regional comm.'s), PUD, R-3, etc. Though ownership is fragmented, corridor is fairly Notes active / liquid 50% of all fronting parcels bought/sold since 2000 , J 44 K \T V7 t,~ a JwI,YL J ~ ~J i L i t M AV 00 iT F AY f IA9 M 1St M 3 I Q Vacant/underutilized storefronts near High Court 38th & High Court Node Site & Trade Area Safe, '.a. a .c , ' Medical/ Wheat (dge Fit Clinics Depta 0.6 40l, --Ift M m F Burg;aA 1 Bra King Sta t 2idae arr. nniame School • ` O Wheat ra .C Ridge k M Grange Hall a parking lawn = (school) (school) Wheat Ridge Cyclery rarKN , ; wniit { M thodist ~ Chdreh v ,M 38th Ave generally attractive storefront retail E ¢ "fit M ` t a) CL single family F' neighborhoods ■ The 38th & High Court opportunity node includes one of the metro area's strongest independent regional retail destinations: Wheat Ridge Cyclery. ■ A suburban grocery anchored center at Wadsworth & 38th Avenue, along with single family residential neighborhoods, institutional uses and medical offices border main street-scale retail. ■ This segment of the study area is dominated by Wheat Ridge Middle School and semi- public buildings such as the Grange Hall. ■ Some of the more attractive, and in select cases historical, storefront buildings line the stretch from Upham Street to High Court - several rehabbed as live-work space. • r The lawn fronting High Court, belonging to the Middle School, often serves as an impromptu extension of the Cyclery and the Grange, with events spilling out into the grass. M w 4 381h& High Court Node Psychographics Psychographics go beyond basic demographics to describe characteristics of people and neighborhoods: profiling attitudes, interests, opinions, and lifestyles. Commercial retail developers use a community's psychographic profile as an indication of its residents' propensity to spend across selected stores and brands. Residential developers glean preferences for certain housing products. Top Trade Area PRIZM-NE Segments Number of Index to all U.S. Trade Area Households Households (100% = average) American Dreams 6,627 658% Multi-Culti Mosaic 4,869 622% Old Glories 3,578 786% There are 63 total possible segments in the widely- used PRIZM-NE system used by Claritas, Inc. While in the vicinity of the node there is a strong modest working class base, there is also a significant senior presence. These groups are balanced by younger, well- educated groups along with greater ethnic diversity in the trade area at-large. Close-In Couples 2,797 518% New Beginnings 2,743 393% Domestic Duos 2,135 379% Suburban Sprawl 2,052 334% Big City Blues 2,051 398% Urban Elders 2,044 334% Young Influentials 1,903 279% Together, these segments represent 213 of all trade area residents Profile of Selected Trade Area Segments American Dreams Just under half the American Dreams residents are Hispanic, Asian, or African-American. In these multilingual neighborhoods--one in ten speaks a language other than English--middle- aged immigrants and their children live in upper-middle-class comfort. Product and activity preferences include motivational tapes, Old Navy, Telefutura, and Lexus IS series autos. Old Glories Primarily downscale suburban retirees, Americans aging in place in older apartment complexes. Households in this racially-diverse segment often contain widows and widowers living on fixed incomes who tend to lead home-centered lifestyles. They're among the nation's most ardent television fans, watching game shows, soaps, talk shows, and news magazines at high rates. Domestic Duos A middle-class mix of mainly over-65 singles and married couples living in older suburban homes. With their high-school educations and fixed incomes, segment residents maintain an easy-going lifestyle. Residents like to socialize by going bowling, seeing a play, meeting at the local fraternal order, or going out to eat. Young Influentials Once known as the home of the nation's yuppies, this segment is a now a common address for younger, middle-class singles and couples who are more preoccupied with balancing work and leisure pursuits. Having recently left college dorms, they now live in apartment complexes surrounded by ball fields, health clubs, and casual-dining restaurants. 381h& High Court Node Demographics 2-mi Trade Denver Radius Area Metro 2000 Population 54,659 113,879 2,179,296 2009 Population 53,517 112,051 2,528,842 2009 Households 24,058 46,714 976,666 Annual Household Growth Rate (Claritas or DRCOG projections) 0.0% 0.6% 1.5% Average Household Size (2009) 2.15 2.32 2.56 Pct. Non-family Households (2009) 47% 45% 35% Pct. Renters (2009) 48% 48% 32% Pct. Age 65+ 16% 14% 10% Pct. Age 0-14 18% 20% 21% Median Age 40.6 37.9 36.3 Pct. With Bachelors Degree 23% 23% 34% Pct. Blue Collar (Age 16+) 25% 26% 20% Median Household Income $43,451 $43,147 $60,902 Per Capita Income $24,439 $22,785 $30,552 Pct. With Income Over $100,000 10% 11% 24% Pct. Hispanic 31% 40% 23% Pct. Black/African-American 2% 2% 5% Node locator with trade area boundary 0 w. ARVADA W~ ■ 48% of trade area residents reside within the 2-mi of the node - a percentage that has remained steady since 2000. ■ Expected growth is moderate (0.6% annually) across the trade area. ■ The 2-mile and trade area are both ethnically diverse (at least in terms of Latinos). ■ Incomes and educational attainment are correspondingly lower when compared to the Denver Metro overall. ■ With an older population base and higher percentage of non-family households, households are smaller on average. ■ While a large senior segment tends to drive down income statistics, figures may understate spending power, since these residents tend to have higher wealth/savings than young adults. . 1 38th & High Residential Demand Court Node 10-Year Residential Demand - Attainable Corridor Unit Capture Rental/Apartment ■ Condo/Townhome OJ on M cc 40 1= 0 C 0 s d N 0 $150K and up No units likely for this income range over near term, but $100-150K potential as area revitalizes 3 $75-100K i; M4 9 $50-75K ~ A J 15 $35-50K 6 ~ $25-35K 17 3 ~ i 19 $15-25K , 1 Note: 63 Reflects attainable corridor absorption (not necessarily policy goals) over 10 years With strong activity generators, attractive storefronts and convenient access to Wadsworth, the High Court node could capture almost half of this corridor-wide demand (some assembly required). units ■ Projected trade area household growth rate is moderate over next 10 years (0.6% annually) ■ Overall trade area demand for approximately 720 new market- rate rental or attached ownership units by 2020 ■ 38th Avenue corridor infill development and redevelopment could absorb approximately 85 new units at an attainable 12% market share/capture rate ■ Strong value proposition for 38th Avenue corridor means potential to capture increasing share of infill development otherwise going to Denver's Highlands or Lakewood / Edgewater area 381h& High Court Node Retail Demand Existing Trade Area Surplus/Leakage Clothing & Accessories Health & Personal Care Furniture& Home Furnishings Misc. Store Retailers Building Material, Garden Equip Sporting, Itobby, Book, Music Electronics & Appliance Foodservice/Di ning/Drinking General Merchandise $25.0 I>, 55.2 $3.5 -S4.5 512.7 ~ $37.4 514.9 "leakage" (or "void") _ trade area household spending S16.3 potential minus trade area sales $16.3 Food & Beverage (Grocery) -S20.9 X 1,000,000 10-Year Attainable Demand (38th Avenue Corridor) Total retail (excl. auto sales) "Other" (banks, storefront medical, cinema, etc.) Health & Personal Care Food & Beverage (grocery) Foodservice/Dining/Drinking Building Material, Garden Equip Clothing & Accessories General Merchandise Sporting, Hobby, Book, Music Misc. Store Retailers Furniture & Horne Furnishings Electronics & Appliance 49,464 - 11,004 7,350 I 6,739 Leakage, household growth and 6'609 some replacement of obsolete space M 3,949 could support almost 500,000 square feet of total trade area retail demand r 3,926 by 2020. 3.925 The chart here summarizes a (fairly 2'637 aggressive) 10% share for the 38tH M 1,237 Avenue - which could be achieved with coordinated design, marketing If 1,057 and policy efforts. 1 1,030 As a catalyst area, the High Court node could, with aggressive assembly, see % to % of this demand. 381h& High Court Node Urban Renewal Considerations r 43T.1 AV O."AV 0.25 Miles Ur" AY ~ y} I Alog PI _ a1w9 Av 4 6 i i } S +f Mtl ♦V ~ i ~ A1Afl AM E ~ 38th & High Court is Opgq,t, unity Node .1-A Av „RA „w, Av yy s Times _ - ................Mwry ' rka wiw 11tw Ay' py YMAV ~ 3 sr WO *k 1IAA AV • The 38th Avenue Urban Renewal Area includes primarily commercial properties fronting the street, as well as parcels owned by the Wheat Ridge Middle School. ■ The 38th Avenue & High Court node area also includes a portion of the Times Square URA, covering the Safeway and associated parcels west to Wadsworth . Nl w Ati l~Ir♦ S 1 G t 0 ILTw.w ylwn t existing urban I k..~ ~ }17 M renewal areas (in gold) a Blighting conditions (a legal term in Colorado Urban Renewal Law) along the corridor are not generally severe, but do include... ■ deteriorated/deteriorating structures ■ poor vehicular access (including on High Court itself) ■ faulty lot shape/layout (including inadequate lot depth and poor separation between commercial and residential parcels) ■ some site deterioration (neglect, trash, parking surface problems, etc.) ■ inadequate public improvements (primarily overhead utilities and instances of inadequate pedestrian provisions) ■ underutilized land (primarily vacant commercial spaces) 3811 & High Court Node Ownership / Utilization Land Utilization (Development Density) in 381h & High Court Node ~4~N~Itr~rrrtrrlrr~r~~~rtrrlrt ~ r~~~~rrn~rnrrrr..r~iAdl/r~tu,~r,~~e`$~ a_ a ~ Node Acres by Owner's City 12.5 5.8 5.8 0.1 0.2 0.3 0.3 0.4 0.7 1.6 000 O~aJ ~~O vP OAP ~0v ~~P Node Parcels by Date of Last Sale 30 Number of Parcels 17 17 12 0 1 M pre-1990 1990s 2000-2006 2006+ Commercial vacancies in combination with site underutilization on several parcels suggests the potential for investment and reinvestment of a magnitude sufficient to impact use and product patterns. ■ Although property ownership in the node is fragmented, properties tend to be controlled locally (Golden's 5.8 acres reflects county ownership of the school property). ■ 17 parcels have changed hands since 2006 (data through the end of 2008), indicating at least moderate market activity and higher basis points. ■ Land utilization, summarized in the map above is spotty, though many underutilized parcels are set back from 38th. ■ Vacant buildings (many found across from the school and Cyclery) are not reflected in the shading, but also indicate underutilization. 38th & High Court Node Revenue Potential RENEWAL WHEAT RIDGE 38TH & HIGH COURT: TIF POTENTIAL Development Program Net New Units Square Feet Reta i I/Resta ura nt 15,000 Office/Employment 5,000 Residential (Rental) 30 24,000 Residential For-Sale 10 18,000 Estimated Project Value Stabilized Yr Sq Ft/Unit Value Total Value Retail/Restaurant $120 $1,800,000 Office/Employment $100 $500,000 Residential (Rental) $80,000 $2,400,000 Residential For-Sale) $200,000 $2,000,000 Estimated Tax Assessed Value Stabi lized Yr Assessment Ratio Assessed Value Retail/Restaurant 29% $522,000 Office/Employment 29% $145,000 Residential (Rental) 8% $191,040 Residential For-Sale 8% $159,200 Estimated Annual Property Tax Reve nue Mill Levy Property Tax Reta i I /Resta ura nt 0.0800 $41,760 Office/Employment 0.0800 $11,600 Residential (Rental) 0.0800 $15,283 Residential For-Sale 0.0800 $12,736 Total Annual Property Tax Revenue $81,379 Total 25-Year Property Tax Revenue $2,034,480 Estimated Annual Sales Tax Revenue Total Retail Sales* Sales Tax** Retail/Restaurant $3,750,000 $112,500 Total Annual Sales Tax Revenue $112,500 Total 25-Year Sales Tax Revenue $2,812,500 * Based on retail sales at $250 per sq ft **City sales tax rate =3.0% Source: Leland Consulting Group. Positioning Strategies ■ Property assemblages ■ Facade improvement program ■ Streetscape improvements (place-making_ ■ Shared public amenities ■ Signage and design standards that reflect eclectic character ■ Neighborhood improvement district (pilot program) ■ "Main street" overlay zone (bring building setbacks / active spaces to the street) ■ Escrow for undergrounding utilities RENEWAL Progress Through Partnership TO: Urban Renewal Authority Members FROM: Patrick Goff, Executive Director RE: WZ-08-05/Dearing for 4859 Miller St. - Zone Change Request DATE: April 26, 2010 The Community Development Department has received the attached request for a zone change from Agricultural-one to Planned Commercial District for the property located at 4859 Miller Street. The property is comprised of two parcels and extends roughly 510 feet west from Miller Street right-of-way. Total size of the two parcels is 1.88 acres. The property under consideration for this zoning request is closely related to commercial activities on adjacent properties. The intent of the zone change is to allow expansion of vehicles for display and sale on 4855 Miller and to legitimize the use of the western portion which is utilized by the adjacent auto body repair shop for vehicle storage which was constructed without any City approval. The City's Zoning and Development Code requires the review by Renewal Wheat Ridge (RWR) of land use applications in an urban renewal area. The Code requires a recommendation from RWR based on its review of the application "against the provisions of the urban renewal plan with respect to the land area, land use, design, building requirements, timing and procedure." You are not making a recommendation on whether the request should be approved or not. Your task is to determine if the request is in compliance with the I-70/Kipling Corridors Urban Renewal Plan. Your finding will be one factor to be considered in the approval process. I-70/Kipling Corridors Urban Renewal Plan The recommended vision for the I-70/Kipling Corridors area is one that will... create a series of destinations that are both region-serving and locally supportive. The Plan envisions quality materials; notable architecture; strong internal and external connections; and, host environments for public events and cultural venues. New uses and redevelopment of existing uses may be developed in mixed-use and multi-use formats where feasible, and in an architectural style that is regionally-relevant. Whereas existing neighborhoods will be stabilized, new neighborhoods will be co-located with commercial, employment and institutional uses. Improvements in the physical realm will be consistent and communicate a unified identity and brand. Connections for vehicles, pedestrians, bicycles and other modes of transportation will be improved and strengthened in a manner that is regionally-relevant and in accordance with the Architectural and Site Design Manual. Potential land uses with the Urban Renewal Area include a range of commercial, employment (industrial and office), residential, institutional, lodging, civic, cultural and parking. Other more general development objectives include flexibility given changing market conditions; adaptability to a range of uses and product types; and, consistency in building material and development quality. 7500 West 29th Avenue Wheat Ridge, CO 80033 Phone: 303.235.2805 Fax: 303.235.2805 www.ci.wheatridge.co.us Recommended Findings: The Urban Renewal Concept Plan recommends that the subject property be considered for Commercial uses which would be adjacent to Employment uses. Staff finds that the proposed zone change is in conformance with the I-70/Kipling Corridors Urban Renewal Plan. The intended use of the property is to allow expansion of vehicles for display. This use would be considered "flexible" and could adapt to changing market conditions. Attachments: 1. Community Development Staff Report (excluding exhibits) 2. Urban Renewal Concept Plan City of Wheat midge COMMUNITY DEVELOPMENT CITY OF WHEAT RIDGE COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission DATE OF MEETING: April 15, 2010 CASE MANAGER: M. Reckert CASE NO. & NAME: Case No. WZ-08-05/Dearing for 4859 Miller St., LLC ACTION REQUESTED: Zone Change from A-1 to PCD LOCATION OF REQUEST: 4859 Miller Street PRESENT ZONING: A-1, Agriculture-One CURRENT USE: Vacant/miscellaneous buildings ENTER INTO RECORD: COMPREHENSIVE PLAN ZONING ORDINANCE CASE FILE & PACKET MATERIALS DIGITAL PRESENTATION 7 a umm ..rs'•s r Planning Commission WZ-08-05/Dearing All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. 1. REQUEST The applicant is requesting approval of a zone change for property located at 4859 Miller Street from A-1, Agriculture-One to PCD, Planned Commercial Development. II. EXISTING CONDITIONS/PROPERTY HISTORY The property in question is located at 4859 Miller Street is comprised of two parcels and extends roughly 510' to the west from the Miller Street right-of-way. Total size of the two parcels is 1.88 acres. The property under consideration for this zoning request is closely related to commercial activities on adjacent properties. The intent of the zone change is to allow expansion of vehicles for display and sale on 4855 Miller (parcel directly to the south) and to legitimize the use of the western portion which is utilized by the adjacent auto body repair shop for vehicle storage which was constructed without any City approval. The auto body repair facility (Abra) is addressed as 10501 W. I-70 Frontage Road North. (Exhibit 1, aerial photo) The western parcel is devoid of structures although a portion of it has been paved. The eastern parcel has a house on it which appears to be occupied and miscellaneous outbuildings. The front portion (eastern part) of it is surfaced with road base. The current zoning on the subject parcels is A-1 The A-1 zone district is a zone district which allows single family residences and agricultural uses such as general farming operations, greenhouses and landscape nurseries, fish hatcheries and riding stables. The parking of equipment, implements, machinery and trucks is allowed only as an accessory use to an agricultural or public maintenance operation. The existing car lot property to the south is addressed as 4855 Miller and is zoned C-1. 10501 W. I-70 Frontage Road (existing vehicle repair facility) is zoned Planned Industrial Development. The Commercial-One zone district allows vehicle sales lots as special uses. The requirement for an SUP for vehicle sales lots has been in place since 2001. The existing vehicles sales property located at 4855 Miller Street is nonconforming to today's standards in the following areas: Use: Vehicle sales lots are a special use in the C-1 zone district. A special use permit was never granted for the car lot use which appears to have been operating since 2001. The commercial vehicle sales standards also require a 1500' separation between adjacent vehicle sales lots. The closest lot is part of the Medved Autoplex on the west side of Parfet Street which is approximately 600' from the subject parcel. Landscaping: The current standard for commercial landscaping is a minimum of 20% coverage. Ten foot wide buffer strips are required along streets with a minimum street tree installation for every 30' of street frontage. In addition, the city's standards for vehicle sales lots include one interior island for every 30 vehicles planted with one tree and five shrubs. In 2008, a perimeter landscaped strip planted Planning Commission 2 WZ-08-05/Dearing with shrubs was installed as a result of code enforcement negotiations. It appears that the landscaping was unmaintained and is no longer living. Paving: All vehicle sales lots are required to be hard surfaced. The property was paved in 2008 as a part of code enforcement negotiations. Architectural and Site Design Manual: The existing structure is 1800 s.f. in size and is made of metal. It was built prior to the adoption of the ASDM and is not required to comply with the architectural standards. The property located at 10501 W. I-70 W. I-70 Service Road (vehicle repair facility) is in compliance with the approved FDP and use allowances for the property. The structure which is almost 20,000 s.f. in size was recently modified with new front fagade treatments. Parcel B to the north, subject to the zone change request, is being used for vehicle storage for the car repair facility to the south. This is not a permitted use in the A-1 zone district. The applicant is requesting zone change approval to allow the interim use by the two adjacent businesses until the property can be permanently developed. As such, minimal improvements are being proposed. Once a more definitive development scenario with new building construction is proposed by the property owner, a specific ODP and administrative FDP would be required. Staff is concerned by the consideration that this is a temporary situation. Most "interim uses" end up being permanent uses with no ability by Staff for enforcement, although a five to ten year timeframe is specified on the ODP document. City staff has indicated to the applicant that because this is the expansion of an illegal nonconforming use (existing car lot at 4855 Miller Street), both the existing sales lot, as well as the expansion area should be looked at as a whole. A comprehensive zone change would allow the southern lot (existing sales lot) to be brought into compliance with both the commercial property standards, as well as the car lot standards. The applicant has chosen not to do this. Staff would normally support a commercial zone change on this property; however, use of this "piecemeal" approach does not provide a benefit for the city. As proposed, the application represents an expansion of a non-conforming use that does not bring the facility into compliance with any applicable development standards. Therefore Staff is not supporting the application as proposed. III. OUTLINE DEVELOPMENT PLAN The applicant has provided a two-sheet outline development plan document (Exhibit 2, ODP document). Sheet 1 contains the legal description and all required certification blocks. Language has been included indicating that this is an interim use. Upon a permanent development scenario, the applicant must receive approved of a specific Outline Development Plan and administrative Final Development Plan. Until that happens, the ODP document specifies that the only proposed uses permitted on the property will be vehicle storage, sales and display. Development standards relate back to the various sections in the zoning and development code for parking, landscaping, lighting, and signage. Planning Commission WZ-08-05/Dearing Sheet 2 of the plan set shows a site plan for the property which depicts the existing asphalt vehicle on Parcel B. The parking on Parcel B was installed without a permit and does not comply with city standards regarding landscaping and storm water quality and detention. Improvements on Parcel A include removal of all existing structures and the road base which will be replaced with asphalt. A 10' wide landscaped buffer area with plantings is shown along the property frontage and one interior island is proposed. If this plan is approved, a note regarding required irrigation should be added. No direct access is provided to Miller Street, rather access easements are shown from the adjacent parcels to the south. If the plan is approved, prior to recording of the ODP mylar, access easements should be created and recorded with reception numbers cited on the ODP document. The Arvada Fire Protection District has indicated that they need an emergency access 24' in width with hard surfacing. IV. ZONE CHANGE CRITERIA The Outline Development Plan (ODP), which accompanies a rezoning ordinance, sets the allowable uses and development standards for the property. Staff has the following comments relative to the criteria used to evaluate a zone change application. Planning Commission shall base its recommendation on consideration of the extent to which the applicant demonstrates the following criteria have been met: 1. The existing zone classification currently recorded on the official zoning maps of the City of Wheat Ridge is in error; There is not a mistake on the official city maps. The property is zoned Agriculture-One. 2. A change in character in the area has occurred due to installation of public facilities, other zone changes, new growth trends, deterioration, or development transitions, West 50`x' Avenue was completed when the Arvada Ridge development occurred. The construction of this new street has provided a catalyst for new commercial construction in the area. Continued development of the northern end of the Arvada Ridge property will result in construction of new housing units and a light rail transit stop. (Exhibit 3, aerial photo) Staff concludes that this criterion has been met. The Planning Commission shall also find that the evidence supports the finding of at least four of the following: a. The change of zone is in conformance, or will bring the property into conformance, with the City of Wheat Ridge comprehensive plan goals, objectives and policies, and other related policies or plans for the area; Planning Commission 4 WZ-08-05/Dearing The property is designated as an Employment area on the Comprehensive Plan Structure Plan. Employment areas are described as existing light manufacturing, storage, warehouse, and other industrial-related uses where adequate screening is provided for adjacent residential neighborhoods. While the proposed car lot expansion does not fit a typical industrial project, it could provide jobs for area residents. (Exhibit 4, Comp Plan Structure Plan) In August of 2009, a new urban renewal plan area was adopted by City Council. The urban renewal area includes the I-70 corridor between 32nd and Kipling Street and the Kipling corridor between I- 70 and 261h Avenue (Exhibit 5, URA map area) A blight study was conducted with the conclusion that the following items are present in the study area: slum/deteriorated structures, predominance of defective or inadequate street layout, faulty lot layout, unsanitary or unsafe conditions, deterioration of site or other improvements, inadequate public improvements or utilities, unsafe or unhealthy buildings, environmental contamination factors and a high level of municipal service, including code enforcement responses. These conditions of blight "substantially impair or arrest the sound growth of the municipality or constitute an economic or social liability, and are a menace to the public health, safety, morals or welfare". Urban renewal powers include creation of special districts to make public infrastructure improvements, establishment of sales tax increment areas and acquisition of property including the use of the powers of eminent dolman. The plan establishes objectives with respect to appropriate land uses, public and private investments in concert with the goals and objectives of the Comprehensive Plan. The property is designated "employment" on the urban renewal concept map. (Exhibit 6, UR Concept plan). The following are goals identified in the Comprehensive Plan and supported by the Urban Renewal plan. • New development or redevelopment shall be so designed as to be a positive contribution to the entire community and compatible with surrounding uses. • New development should be conveniently located and attractive to accommodate commercial, office and service uses that meet the needs of the City and are compatible, yet well buffered from surrounding areas. • Any development or redevelopment site, whether public or private, shall be reviewed with extraordinary attention to siting, orientation, scale, mix and compatibility of uses, and relationship to on-and off-site community amenities and design elements to make citizens feel more comfortable and safe in and around the development parcel. • New development should preserve and enhance the community's tax base. While the proposed rezoning is generally consistent with the "employment" designations on both the Comp Plan structure map and the urban renewal concept map, the proposal is not consistent with high quality, aesthetically pleasing development envisioned by both of these policy documents. Staff concludes that this criterion has not been met. Planning Commission WZ-08-05/Dearing b. The proposed change of zone is compatible with the surrounding area and there will be minimal adverse impacts considering the benefits to be derived; The property is surrounded by a variety of commercial land uses. To the north is an office/warehouse facility zoned Planned Industrial Development. To the south are properties zoned PID (south of western parcel) and Commercial-One (south of eastern parcel), which if this request is approved, will provide an extension of and support to these facilities. Property to the east is zoned C-1 and contains the American Motel. Abutting the property to the west is the rear of an office/warehouse development. There have been improvements in the vicinity within the last ten years with the relocation of the frontaie road's connection to Kipling Street. With the construction of the Arvada Ridge development, W. 50 Avenue was constructed and now serves as the primary traffic connection with Kipling. New development in the 50`h/Kipling area is attractive and well maintained. The parcels under consideration for zoning are in need of investment and maintenance by the property and business owners. While the proposed zone classification is not incompatible with commercial zoning and land use to the north and west, the proposed property investment is minimal and also allows for the expansion of an illegal nonconforming use. If the individual parcels were rezoned as a unified whole and properly developed, there could be benefits to the area. The proposed haphazard development scenario, which expands the non-conforming use without addressing the non- conformities, will not. Staff concludes that this criterion has not been met. C. There will be social, recreational, physical and/or economic benefits to the community derived by the change of zone; Vehicle sales do not generate sales tax revenues unless the person buying the vehicle lives in Wheat Ridge, therefore, economic benefits will be minimal. There will be no social or recreational benefits derived from the zone change. There could be physical benefits as some improvements will be made to the eastern portion of the property. Staff concludes that this criterion has not been met. d. Adequate infrastructure/facilities are available to serve the type of uses allowed by the change of zone, or that the applicant will upgrade and provide such where they do not exist or are under capacity; Minimal infrastructure is needed to serve the interim use. The applicant will be responsible for any other utility upgrades and installation of curb, gutter and sidewalk upon permanent development. Staff concludes that this criterion has been met. Planning Commission 6 WZ-08-05/Dearing e. The change of zone will not adversely affect public health, safety or welfare by creating excessive traffic congestion, creating drainage problems, or seriously reducing light and air to adjacent properties; Approval of the zone change will not create excessive traffic congestion as it will allow expansion of adjacent uses. Drainage in the area will not be impacted due to the small increase in impervious area. There will be no impact on the amount of light and air to adjacent properties as no new buildings will be constructed. Staff concludes that this criterion has been met. 3. The application is in substantial compliance with the applicable standards set forth in the Architectural and Site Design Manual. The applicant has submitted an application for conceptual ODP. Compliance with the Architectural and Site Design Manual will be evaluated upon submittal of a specific ODP. Staff concludes that this criterion is not applicable. V. NEIGHBORHOOD MEETING The required pre-application meeting for neighborhood input was held on May 20, 2008. There were no interested parties in attendance at the meeting. VI. AGENCY REFERRALS A referral was sent out regarding the request with responses below. Arvada Fire Protection District: An emergency access from Miller Street will be required. This access should be 24' in width and hard surfaced. Additional requirements will be necessary upon permanent development. Valley Water District: Can serve the property subject to improvements. Additional looped water main lines, fire hydrants and fire sprinkler lines may be needed to be installed at the owner's expense at the time of permanent development. Wheat Ridge Public Works: The area of increased impervious surfacing on the eastern parcel is under 10,000 s.f., therefore only water quality treatment is required. A drainage letter was provided regarding the new impervious surfacing and has been approved. The legal description is not consistent with current city datum. If the zone change is approved, a revised legal description will be needed and incorporated prior to recording of the ordinance and ODP mylar. The existing paving on the western parcel was done without city approval and does not meet commercial landscaping or drainage requirements. No additional right-of-way is required for Miller Street. Wheat Ridge Police Department: Can serve. Has made specific recommendations for crime prevention. Planning Commission 7 WZ-08-05/bearing VII. STAFF CONCLUSIONS AND RECOMMENDATION Staff has concluded that while the Comprehensive Plan and Urban Renewal Plan designate this area as "employment", the proposed investment in the property is minimal and the zone change will result in expansion of an illegal nonconforming use. Staff does not support this type of "incremental" zoning where a commercial use will be entitled with little benefit to the City. Staff would support a rezoning that included the parcel to the south and brought the entire operation into a higher level of compliance with the City's zoning and development standards. The applicant has not indicated a willingness to take that approach. For these reasons, a recommendation of Denial is given for Case No. WZ-08-05. VIII. SUGGESTED MOTION: "I move to recommend DENIAL of Case No. WZ-08-05, a request for approval of a zone change from A-1, Agriculture-One to PCD, Planned Commercial Development, and approval of a conceptual Outline Development Plan for property located at 4859 Miller Street for the following reasons: 1. The proposed rezoning would effectively allow for the expansion of an illegal nonconforming use. 2. The proposed haphazard development scenario will not be a positive contribution to the area. 3. The City's zoning and development code does not make allowances for "interim uses". . 4. There will be minimal economic benefits to the city." Planning Commission 8 WZ-08-05/Dearing 54V) 8(,V ? `4 z y.,e pp grog" ,,a .100 Commercial sr 1.70 Kipling Road Corridors Urban Renewal Concept Map IV L ek CO~%dor Village Cent-, GSeat Cte i¢ A S 1 L i ;:able Residenr, r.. . i f" 1 I t 0 L: LI 1 1Nl) CL)vtil I T-Nk. (-;Kl)LT ('Il I:& 200011 43