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HomeMy WebLinkAbout10/05/2000CITY OF WHEAT RIDGE PLANNING COMMISSION Minutes of Meeting September 21, 2000 Staff Members Present: Alan White, Planning Director Meredith Reckert, Sr. Planner Ann Lazzeri, Secretary 3. PLEDGE OF ALLEGIANCE The following is the official set of Planning Commission minutes for the public hearing of September 21, 2000. A set of these minutes is retained both in the office of the City Clerk and in the Department • Planning and Development • the City of Wheat Ridge. It was moved by Commissioner SNOW and seconded by Commissioner COLLINS to approve the order of the agenda as presented. The motion passed 7-0 with Commissioner GOKEY absent. # Planning Commission Page I September 2 1, 2000 Commissioners MacDOUGALL and THOMPSON abstaining and Commissioner GOOEY absent. 6. PUBLIC FORUM There was no one to appear before the Commission. A. Case No.,,,WZ-00-1,1: An application by Tony Ficco for Legend properties, LLC, for approval of a rezoning from Residential-Two (R-2) and Restricted-Commercial, (RC) to a Planned Commercial Development for the purpose of building a retail and service center. Said property is located at 9751 West 44th Avenue. Commissioner SNOW expressed concern about limiting retail space to 25%. Alan White explained the purpose for limiting the retail space related to concern about traffic generati and parking, Commissioner THOMPSON suggested a formula which would require a certain percentage of parking spaces if more than one modular unit in the development is combined to make larger units. Planning Commission Page 2 September 21, 2000 Commissioner SNOW asked Mr. Ficco how he felt about the 25% retail space limitation. I-le stated that, while he would prefer to have more retail if the parking limitations could be met. fie was comfortable with the present requirements of 25% retail space. It was moved by Commissioner THOMPSON and seconded by Commissioner COLLINS that Case No. WZ-00-1 1, a request for a zone change from Residential-Two and Restricted-Commercial to Planned Commercial Development and for approval of a combined outline and final development plan on property located at 9751 West 44th Avenue, be recommended for APPROVAL for the following reasons: 1. The existing zoning has affected the developability of the parcel. 2. The PCD zoning and permitted land uses are consistent with the Village Center designation on the Comprehensive Plan. 3. The proposal has been modified to more accurately reflect appropriate land uses. 4. All requirements for a Planned Commercial Development combined outline and final development have been met. Commissioner SNOW offered a friendly amendment to include an additional condition that wording be changed on numbers (11) and (35) of the plan to include the words "and sales". The amendment was accepted by Commissioners THOMPSON and COLLINS. Commissioner SNOW offered an amendment to change items (3) and (7) on the plan to change the ratio ♦ allow 30% space for office/retail. Planning Commission Page 3 September 21, 20001 Commissioner McNAMEE questioned whether the proposed ratio would affect the required number of parking spaces, Chair MacDOUGALL declared a brief recess at 8:50 p,m, to allow staff to recalculate parking requirements. The meeting was reconvened at 9:05 pm. Commissioner SNOW asked if there would b, sufficient parking with the 70-30% ratio. Meredith Reckert replied that there would not sufficient parking. Commissioner SNOW then withdrew her amendment., I A vote was taken on the motion. It passed by a vote of 7-0 with Commissioner GOKEY absent. B. Case No. ZQA-00-10: An ordinance amending Section 26-30(T) of the Wheat Ridge Code of Laws concerning Commercial Mobile Radio Service (CMRS) facilities. Herb Quintana 5453 S. Ulster, Denver Mr. Quintana, representing tel Communications, was sworn in by Chair MacDOUGALL. He invited questions from the Commission. In response to another question trom Commissioner V-fFTTM5n#TT company works with building owners to provide architecturally pleasing facilities. "'oramiTST =1SnY0r-" 'fixt Trw, should have opportunity to voice objections to building- or roof-mounted CMRS facilities through a public hearing process, • residential areas. Planning Commission Page 4 September 21, 2000 8. CLOSE PUBLIC HEARING Chair MacDOUGALL declared the public hearing closed. 1. OLD BUSINESS There was no old business to come before the Commissiol 11. COMMISSION REPORTS There were no Commission reports. 12. COMMITTEE AND DEPARTMENT REPORTS There were no committee or department i I 0 � It was moved by Commissioner SNOW'and seconded by Commissioner McNAMEE to adjourn the meeting at 9:40 p.m. The motion passed 7-0 with Commissioner GOKEY absent. UM CITY OF WHEAT RIDGE TO: Planning Commission DATE OF MEETING: CASE NO. & NAME: Oct. 5, 2000 DATE PREPARED: Sept, 26, 2000 V.J. Properties for Vince Hopkins CASE MANAGER: M. Reckert Rezone from R-3 and C- I to PRIG, outline and final development plan and plat approval PRESENT ZONING: R-2, R-3, C- I PRESENT LAND USE: Vacant, Single Family Home (under construction) DATED LEGAL NOTICES SENT: Sept. 21 2000 ENTER IN TO RECO �ISDICTLQN: The propertr of Wheat Ridge,,. and all notification and wostimi 1p"T"MT41 met. Therefore, there is jurisdiction to hear this case. A-1 I. REQUEST Approval of a zone change from Residential-Three and Commercial-One to Planned Commercial Development and an outline developmerit plan on 4445 Parfet Street Approval of a P.D. final development plan on 4445 Parfet Street Approval of a two-lot minor subdivision on 4445 Parfet Street and 1 W 45 Avenue Three separate motions will be required. 91000���# The property in question is addressed 4445 Parfet Street and 1 W. 45" Avenue as it is "L-shaped" with frontages on both Parfet Street and 45" Avenue. The property has three separate zone classifications on it (Exhibit W) and is currently comprised of three separate parcels. A 75' wide Public Service Company easeme traverses the property from southeast to northwest which limits development options for the property. I In regard to the individual actions required, the applicant is requesting a rezoning from R-3 and C- I to Planned IXO�A.-WAJ Residential Development final development plan is requested for 4445 Parfet Street. The two-lot subdivision is being requested to separate off the R-2 portion (11050 W 45' Avenue) from the southern portion (4445 Parfet Street). A single family home is currently being built on proposed Lot 2. This same property was subject to a two-lot minor subdivision application pursuant to Case No. MS-97-02. The applicant was requesting the subdivision approval to separate off the R-2 (north piece) from the R-3 portion (south piece), The case was approved by Planning Commission with conditions on August 7, 1997. However, because the conditions of approval were not met by the applicant (related to legal description problems), staff recommended denial to City Council and the case was withdrawn. NEIGHBORHOOD MEETING A m . eeting for neighborhood input was held on March 22, 2000, Attached as Exhibits 'C' and '13' are a synopsis of the meeting and a sign up sheet. FM M_ V. REZONING CRITERIA Staff has the following comments regarding the criteria used to evaluate a zone change request. 1. The existing zone classification currently recorded on the official zoning maps of the City of Wheat Ridge is in error. The property is currently zoned Residential-Three and Commercial-One. There is no mistake on the zoning map. 2. A change in the character in the area has occurred due to the installation of public facilities, other zone changes, new growth trends, deterioration or development transitions. ram 4. That 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 R-2 zoned, single family residences to the west and single farnily dwellings and duplexes zoned R-2 to the north. To the east is mix • R-2 and R-3 zonings with development which includes single family, duplexes and multi-family. A commercial property zoned C- I with an office building abuts the property on the south. Staff concludes that the zone change request for duplexes is generally consistent with zoning and land use in the neighborhood. If the property were to be developed under the existing zoning conditions, eight dwelling units would also be built (one single family home and seven apartment units). As such, there will be no increase in the amount of traffic generated by the proposed planned development. Eight duplex units will have less of an impact than seven apartment units and a single family home in regard to building mass and the resultant amount of light and air to adjacent properties. M-M 9. That the zoning will not create an isolated or spot zone district unrelated to adjacent or nearby areas. M Although there is no PRD zoning in the area, there are existing single family residences and duplexes and corresponding zonings directly adjacent to the proposed development, 10. That there is a void in an area or community need that the change of zone will fill by providing for necessary services, products or facilities especially appropriate at the location, considering available alternatives. Approval of the zone change will not result in providing necessary services, products or facilities. It w consolidate zoning on the property and allow more uniforin development of the land with lesser impact than the existing zoning. I An outline development plan is proposed which restricts the number of dwelling units on the property to eight duplex units. Minimum landscaped coverage is 50% which exceeds the 25% minimum for a PRD. Maximum building coverage cannot exceed 20% with maximum paving coverage at 29%. A 30'building height maximum is proposed. Two access points are shown to Parfet Street. All minimums for a planned development outline development plan have been met. VII, FINAL DEVELOPMENT PLAN Site data breakdown for the PRD includes 20% coverage by buildings, 28.6% hard surfaces and 5 1.4% coverage by landscaping and open space. The Planned Residential Development district regulations have site design criteria which were incorporated into the zoning code when the allowable density regulations were revised. See attached 'E'. Staff has the following comments regarding those criteria. Potential building locations within the development are limited because of the 75' wide easement that traverses the property. Therefore, the buildings are restricted to placement on the rear (west) side of the lot. The surrounding residential development is primarily one-story in height although any residential property in the city has a 35' height limitation. The proposed duplexes will not exceed 25in height. An eight foot high solid fence and the planting of ornamental trees along the western property line will provide buffering. Access points to Parfet Street have been limited by providing individual unit access off of the private drive rather than direct access for each one to Parfet. Although no interior sidewalks are provided, there will be minimal amounts of traffic on the private drive. Conflicts between pedestrian traffic and vehicular traffic within the �I Staff has concluded that a subdivision is required to separate the northern portion of the property from the southern portion. Staff further concludes that all minimums of the R-2 and PRD zone districts have been m With minor corrections, all requirements of the Subdivision Regulations have been met, Therefore. a recommendation of approval is given with the following conditions: I . Minor corrections be made prior to the public hearing before City Council. 2. The developer be required to contribute 5% of the land value for parkland purposes and that this be paid prior to the recording of the development plan and plat. 1 The license agreement with Public Service Company shall be signed prior to recordation of tile plat. UE�� Option A: "I move that Case No. WZ-00-06, a request for approval of a zone change from Residential-Three and Commercial-One to Planned Residential District and for approval of an outline development plan for property located at 4445 Parfet Street, be APPROVED for the following reasons: Option B: "I move that Case No. WZ-00-06, a request for approval of a zone change from Residential-Three and Commercial-One to Planned Residential District and for approval of an outline development plan for property located at 4445 Parfet Street, DENIED for the following reasons: 1. 2. Y' *p_fi move that the request tor approval ot a plannea reslae aevemptilen ina oevotilpment p I property located at 4445 Parfet Street be APPROVED for the following reasons: I The proposed duplexes will have a lesser impact on adjacent property than what could,be built under current zoning conditions. 2. The existing PSC easement crossing the property hinders developability of it 3. The developer has tried to mitigate impacts to the adjacent residences to the west by erection of an 8' high solid fence and the planting of ornamental trees at 20' intervals. With the following conditions: I . Minor corrections be made prior to the public hearing before City Council. 1 The private drive be constructed to the City's standard for pavement thickness. Option B: "I move that the request for approval of a planned residential development final development plan for property located at 4445 Parfet Street be DENIED for the following reasons: l. 2. 3.~ Option A: " I move that the request for approval of a two-lot minor subdivision for property located at 4445 Parfet Street and 11050 W. 45' Avenue, be APPROVED for the following reasons: I A subdivision is required to separate the northern portion of the property from the southern 2, All minimums of the R-2 and PRD zone districts have been met. 3. With minor corrections, all requirements of the Subdivision Regulations have been met. Option B. " I move that the request for approval of a two-lot minor subdivision for property located at 4445 Parfet Street and 1 W. 45 Avenue, be DENIED for the following reasons: l, 2' 3.= M-* n � i , "� IS e h � N s „ w � »• 2"' a. . # a ., r a �.,a.•� ins : �� � ,. �� � t s. W 45TH A „w.. �',"'�?' .* "`"' S#`"FS .��. JMC :,. ro _r �,n »T gym' »n .n,• �:4 ,. . `H; � t a • Y r zN 0 S i A 'C" • .? ,, «u • �' +" a�.'nESttF� °'Y"�"""'w��,. .. e � •��a.'��'t" rryyss s". '. #6 e ws w r e 9• s:, ` }} It a r`T t` 8 's.o„' r �w- { sedy t ? S "t° 4 A �� fir, t� 7m UT I A t �. � i 4 w' � "` ��. »' t ""'�+ fie.. .� � � . ""'� -�s„; ."+. � ; C"'" a �* ar mr rr rs Frr �rwr Fwr wrr rr �m wr ;� � wa. "" ' Commissioner SNO�V expressed concern about allowing expansion of anythine on a lot -,hat is too small, and indicated she would vote in favor of the motion onk because s " want to rezone agricultural propemy. It was moved by Commissioner THOMPSON and seconded by Commissioner GOKE1' that Case.No. 6UP-00-10, a request for approval of a conditional use permit to allow a Private school in an A-1 zone district at 4501 Parfet Street be approved for the followina reasons: 1. The proposed use would cause less of an impact than the existing use. 2. The proposed use would not cause as much impact on the neighborhood evening as the existing use. 3. The site improvements will enhance the overall appearance of the neighborhood. t!* In response to a question from Commissioner DOYLE, Meredith Reckert stated that staff would be agreeable to withdraw their request for a six-foot solid fence in light of the letter received from Mr. Williams. Commissioners BRINKMAN and GOKEY strongly encouraged the applicant to install irrigation for the new plantinas. Commissioner SNOW requested the following amendment to the motion: Add Condition Alo. 4: That the school not open until the building has been sold and all church set-vices have moved out. The amendment was accepted by Commissioners THOMPSON and GOKEY. (A recess was called by Chair MACDOUGALL at 8:55 p.m. The meeting was reconvened at 9:05 p.rn..) Avenue, and a plaraied building 12roup plan "'ith a variance to Sect' '( - 3 0 Parfet Street. - , (N) on Meredith Reckert explained that the applicant has reduced the density for his project from a multi-family building to duplexes. Commissioner THOMPSON expressed concern about access to the second story for the handicapped unit and questioned why the handicapped unit was the only unit without a garage. She also expressed concern, that the Comprehensive Plan shows this area as single family. In response to a question from Commissioner THOMPSON, Ms. Reckert explained that cul- de-sac design would limit the applicant to two lots which is the reason for the applicant's driveway configuration. However, if the variance is not granted, the applica still has the • constructing an apartment house. I Planning Comrrussi March 2, 2000 Page 6 In response to a question from Commissioner THOMPSON. Nlr, Stated he planned to sell the units individualiv for S120 per square foot or an appro = mate cost of S 160- I t O,OOO per unit. The single family house planned for the other lot will be It) proxiniateiv 1600 to I FOCI square feet upstairs and down and - ,,vill also sell for S 1 20 per square foot. ' In response to questions from Commissioner SNOW, Mr. Finnegan explained that property in front of the units will be the rcsponsib�ility of the homeowners association and all of the property between each unit and behind each unit will be the responsibility of the individual homeowner. There would be a front facin- fence between each unit and homeowners would have the option of erecting a fence between the units, Commissioner COOPER asked what the ADA (Americans With Disabilities Act) requirements are for a garage, Commissioner SNOW replied that there are no ADA requirements.unless the unit is built in conjunction with state • local governments. Thomas Rossillon 9327 West IoNva, Lakewood Mr. Rossillon, engineer for the applicant, was sworn in by Chair MACDOUGALL, In response to concerns expressed by Commissioner GOK.EY, he described elevations and drainage on the property. Commissioner COLLIN'S inquired about drainage. Mr. Rossillon explained that all water up to a five-year flood will ► detained. Above that point, water will be released into a six-inch pipe that flows into the curb and gutter and across a cross-pan into an area with buried rip- rap located in city right-of-way. Grea Knudson stated that this plan was satisfactory with the city. In response to a question from Commissioner THOMPSON, Mr. Rossillon stated that he was not aware • any flooding history in this area, Barbara Newman Ms. Newman was sworn in • Chair MACDOUGALL. Ms. Newman stated her opposition to this project and felt that one-story single family residences were more suited to the area, She also requested that a solid eight-fo• t fence be built between her property and the units to serve as bufferin-. She also expressed concern that this development will have an adverse impact on the intersection of 45th and Parfet. In response to a question from Commissioner SNOW, Ms. Newman stated that she has not experienced any drainage problems in her back yard. Commissioner COLLrNS commented that trees in the backyards of the development might help to buffer the development fronn adjacent neighbors. Leland J. Fidal 4480 Pierson Street Mr. Fidal was sworn in by Chair MACDOUGALL. He stated his opposition to the Planning Commission Marc h 2, 2000 Commissioner SNOW asked if it would be helpful to have the power lines buried. N Fidal replied that he would prefer that, Since the utility poles are located on his Property I i would be a matter for Mr. Fidal to discuss with & Public Service Company. , 1 MIS Commissioner BRINKMAN commented that, considering the price of these units, the% could not be considered low-income housing. She also urged the neighbors to consider a more neiclhborly approach than to erect an eight-foot fence between the properties, Commissioner COOPER commented that it is inevitable that this piece of property is a i to be developed and this plan is less of an impact than an apartment building. oing Z Regardin le familli rn consider building a one story house. Mr. Finnegan stated that it would not work because of Z bedrock which would prevent the construction of a basement. He also pointed out that there are • be no windows on the west side of the house. Commissioner THOMPSON stated that although she understood the nei(,Yhbors concerns, the applicant does have the zoning to build the units as planned. The alterna a hit-her density apartment building which c uld be ten feet higher than the Proposed develo 0 March - 21000 En M Judy Martin 4485 Parfet Street .% , Is. Martin indicated her opposition on the public hearing roster, but was not present to speak, Charlotte Regrut 4440 Parfet Street %4s, Rearut %v as sworn in by Chair MACDOUG ALL. She stated her opposition to the application. Denise'N'lidraugh 4686 Parfet Street Ms. Midrauah was sworn in by Chair NIACDOUGALL. She stated her opposition to the Z: application because it will have a negative impact on the surrounding neighborhood. Fritt'll it =I to It-13 1841AMMA 0091MB Commissioner BRINKMA asked the applicant if he would be willing to change to single story units. He replied that one-story buildings would not be feasible because it is not possible to build basements. She asked if he would consider using - skylights or glass block =1 in place of windows facing wef, Mr. Finnegan replied that these . two alternatives would be a possibility. Commissioner GO KEY commented that a certain amount of windows are required by the building code. LJ I I t, 1z; Company can access their lines through adjacent properties. It was moved by Commissioner COOPER and seconded by Commissioner DOYLE that Case No. WZ-99-14, a request for approval of a rezoning from R-3 and C-I to R-3 for property located at 4445 Parfet Street, be approved for the following reasons: 1. The proposed strip of C-I property cannot reasonably be developed under the existing conditions. 2. It is generally desirable to have zoning lines run with lot lines. Planning Commission Page 9 .\larch 2. 2000 am Coil III Iss I onler COLLINS indicated he would vote aialnst the motion to, the listed by Commissioner SNOW, Commissioner BRINKMAN requested the last sentence of item no. 3 oil pa�, t of ji S'a I report which reads - The 1'e--olmicr will 1101 1*CSI111 ill the cl-cac ioll of addinowl, """'o be removed, Commissioner THOINMPSON expressed concern that, even though she does not like this plan_ a higher density use could come in. Planning Commission Pace 10 March 2. 2000 kls� 0 ROL Milli A-17 March 8, 2000 NOTICE OF NEIGHBORHOOD INPUT MEETING FOR REZONING 7o, � =07 Wes onsai,7717777 piuwm 7 I 090Y,411111JUM I oll Date: Wednesday, March 22nd Time: 6:30 PM Where: Wheat Ridge City Hall, 7500 W. ` Ave. Room: Glass Conference Room, 2' Floor MpE wFul TO neigno 1( a rugwumg Ulu ruzolung, buyurrision awnu Tor Me Planned Residential Development. "" Un ZVMRr M utable to the commercial use (m) Intent and Purpose*: The intent of shall be considered to be the the following design and develop- building square footage occu- ment standards is to encourage the pied by commercial uses, the creation of safe, adequate and attrac- required parking, and a propor- tive development, establish quality donate share of the common appearance, and to minimize views areas, such as ingress-egress, of unattractive uses or activities landscaping, roadways, etc, through use of sound design princi- Commercial ventures solely for ples and establishment of minimum the use of the residents, such requirements. The standards set forth as food service, laundry facili- herein have been conceived to en- ties, etc., shall be considered an hance the compatibility of dissimilar amenity rather than a commer- uses and increase property values. cial use, and the land and build- Site Design Requirements: ings occupied by such uses are not required to be subtracted 1. All new development shall be A from the total acreage before designed in a way that respects computing the maximum of six- existing development on adja- teen (16) residential units per cent sites. This can be achieved acre. by addressing the following 0 Compatible building mass- (1) The requirements of this section 26- ing and scale; special at- 25(IV)(BXI) shall not apply to im- tention shall be given when pose a density requirement of less new development is adja- than twenty-one (21) units per acre, cent to existing residen- with respect to the reconstruction of tial; residential dwelling in the PRD dis- # Provision for consolidat- trict, where such structures and their g access points with reconstruction meet all of the follow- a utting properties ing requirements: (1) the structure through joint access ease- was legally in existence on Septem- meats or other negotiated ber 8, 1997, (2) the structure is lo- means; cited upon a lot which does not meet the then-applicable minimum lot area # Provision for making side- and/or minimum land area per unit walks, pedestrian paths requirements for such proposed re- and bicycle paths contigu- construction, and (3) such reconstruc- ous with abutting proper- tion is restricted to replacement of ties in all instances where the structure which has been de- pedestrian amenities are strayed. This exemption shall not present; apply to: (1) new construction where 2. All development shall be de- no replacement of a pre-existing struc- signed so that for the given ture takes place or (2) reconstruction location, egress points, grading of structures which were not legally in existence (as distinguished from *Editor's note—Ord, No. 1997.1097, adopted Sept. 22, legal nonconforming structures). 1997 added a new paragraph (1) to § 26.25 (WXBX1). Inas- much as Ord. No. 1997-1092, adopted Sept. 8, 1997, already added paragraph (1), the editor has added these new provi- sions as W. M.. t MM. Ir ZONING AND DEVELOPMENT § 26-25 and other elements of the de- Complement existing res- velopment could not be reason- idential development in ably altered to: scale and location; Minimize adverse impacts Ensure compatibility by on any existing residence the use of adequate set - or area zoned for residen- backs, landscaping, barri- tial use; ers or transition zones, and • Reduce disruption to the building height consider- existing terrain, vegeta- ations; tion, habitat areas or other Provide an adequate sys- natural site features; to of pedestrian and bi- Reduce or consolidate the cycle pathways and walk- number of access points ways in conformance with onto a Class 2, Class 3, or the City of Wheat Ridge's Class 4 arterial or roller- adopted Parks and Recre- tor street as defined in the ation Plan as well as the adopted Roadway Classi- Jefferson County Open fication Standards for the Space Plan; City of Wheat Ridge; Have exterior walls of all • Improve pedestrian, bicy- primary structures de- cle and vehicle safety signed on a pedestrian within the site and from scale by; the site to adjacent uses 0 Fragmenting them or streets; into smaller or mul- • Improve pedestrian and bi- tiple planes; cycle connections within 0 Providing adequate the site and from the site vertical landscaping to adjacent uses; and berming; • Provide additional living 0 Placing wall texture landscaping and site amen- or architectural re- ities; lief at eye-level; • Preserve existing land- and/or scaping and site ameni- 0 Clustering small ties; scale elements such • Reduce the visual intru- as planter walls soon of parking areas, stor- around the primary age areas and similar ac- structure. cessory areas and Insure that ground floor structures. uses, if a commercial com- 3. All development including build- ponent for the general pub- ings, walls and fences shall be lic is included, are ori- so sited to: ented toward the • Preserve drainage ways in pedestrian with storefronts as natural state as possi- that open onto the street ble without channeliza- as well as other pedes- tion or engineered struc- trian oriented spaces. tures or as required by • Provide a landscaped area other agencies; at least ten (10) feet wide UM '6-25 Supp. No. 20 1748.2 LAND USE CASE PROCESSING APPLICATION Parzntrt p and D Leaarttnerz[ ^' yt }i:' N e..z 2 9th, .? srztsc. Wheat 4 z e, CO tJtF .. Phone 23,5 Applicant V 'L i-LC Address Phone City State Zip g Fax Owner V, r • J 3, City a w State rn Zip F ax Contact Ad dress • City C-1, Won state r • in, Zip g, 'The person listed as contact will be contacted to ans%ver questions regarding this application, provide additional information when necm�saf'V i po.st public hearing signs, and will riceive a copy of the staff report prior to Public Hearing) Location of request (address): -WNS' [ !1 t VM I I DEOI.CATO @Y STATI PARALLEL TO SA A�tEkNUC, 20 TI 2taID'f �4€sTE LINE " FEET; THENCE D 6 LIME OF WEST A. µ GI IIO ALONG S E I 1 57 F EET TO TH € _ OF JiE FEPSON, PARCEE_ AEG; ...._.. 40 IA 8 111) I 1� a i__ .L.: .C..� S �T RIGH { ..z�' �— AVE E, 19-5 FE ( OF SAID SOUTH I ' THE WEST RIGHT 1, I a THENCE WEST P I� Ld �` FEET; THENCE S ?s L5 FEET; `THEN: € �� '; 45TH 7£x.7 FEET; cry in u,i ! ROW PARFET ET `T2.. s 5 t LC BED. �iilNtl33O, ��.CffJ I CO u {P��DO. Pt {.,r uEOI AY IJ IN WI N L IkiE O WE PAF?A E r t0 SAI AVENUE, 125 i E, SAID WEST LINE N r THENCE EAST PA =" WEST n STI -I ` A%IFN ° OF PARFET STELE WEST RIGHT OF v 4.: FEE; TO THE PO JCFFEr�'v-SON, SEA'E N clod '1 Tv" W SAID : PAR COI ESs. BASIS OF SEARING NO 1 4 Cl,0R IER HAVE LAID OUT, s SEC FIOiwl,' 1.. T3S, €HE 91±,� AS PER THE DRA NAME AND STYLE: SO" D VISION OF OF�IM DETENTION ;AREA. sHoW ON! THE, COLORADO AND E . �RAINAGE` FLAN- SHALL 8E � oNsTRUCTE,D AND THE G'jy OF V+ HE Dv °miC ,'.°t4Afhf 6l %rV RI t�` C'a iriccni eChi3" wSi Aa,v,f nc nnr�^r',^�n. sr° ^` nr ) L4IN IfIC vd44ltdI; V, 'Ir�C 1'CCfAL . , NBED AS: If COUNTY OF JEF R-50N THE NORTH ONE HALE` OF THE STATE OF COLORADO TER, OF THE NORTHWEST ONE CTION 21, TOWNSHIP .3 SOUTH, : MORE "_ P,ARTICULARLY" DESCRIBED THE FOREGOING Jt+STR WAS , N °I G AT POINT ON THE 'NEST BEFORE h E T "HiS -- DAY'. 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