HomeMy WebLinkAbout05/01/1997AGENDA
CITY OF WHEAT RIDGE
PLANNING COMMISSION
May 1, 1997
Notice is hereby given of a Public Meeting to be held before the City of Wheat Ridge
Planning Commission on May 1, 1997, at 7:30 p.m., 7500 West 29th Avenue, Wheat Ridge,
Colorado.
3. PLEDGE OF ALLEGIANCE
4. APPROVE THE ORDER OF THE AGENDA (Items of new and old business may
be recommended for placement on the agenda.)
6. PUBLIC FORUM (This is the time for anyone to speak on any subject not
appearing under Item 6 of the Public Hearing Section of the Agenda.)
A. Can N9. WZ An application by Good Times Drive Thru, Inc., for
Walter R. Morris for approval of an amendment Planned Commercial
Development final development plan. Property is located at 4020
Wadsworth, City of Wheat Ridge, County of Jefferson, State of Colorado.
(Continued from April 3, 1"7)
0 - 0
d - B. Can N!Q. 3YZ-27--Q3; An application by Rob Tucker for Custom Envelope
4' �IIMY4. Corporatfion for approval of an amendment to a Planned Industrial
Development final development plan. Property is located at 4990 Iris Street,
City of Wheat Ridge, County of Jefferson, State of Colorado.
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Planning Commission Meeting
May 1, 199`7
Page 2
9. OLD BUSINESS
rVAINKC Ell 1:
Next meeting will be held May 15,199'7.
MINUTES OF MEETING
WT I IIA'
April 17, 1997
1. CALL THE MEETING TO ORDER: The meeting was called to order by Chairperson
WILLIAMS at 7:30 p.m., • April 17, 1997, in the second floor conference room of the
Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado.
STAFF PRESENT: Glen Gidley, Director
Planning & Development
Marilyn Gunn, Recording Secretary
The following is the official copy of Planning Commission minutes for the Training Session of
April 17, 1997. A copy of these minutes is retained both in the office of the City Clerk and in the
Department of Planning and Development of the City of Wheat Ridge.
4. APPROVE THE ORDER OF THE AGENDA (Items of new and old business may
be recommended for placement on the agenda.)
as 777717 - oTcoffirn $Slow ............ ......
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to approve the Agenda as written. Motion carried 7-0.
A motion was made by Commissioner THOMPSON, seconded by Commissioner GRIFFITH to
.2• prove the Minutes of April 3, 1997, with corrections. Motion carried 7-0.
Planning Commission Minutes
April 17, 1997
Page 2
UIIIIVRI�-.
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CITY OF i
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LOCATION OF REQUEST: 4024 Wadsworth
NAME & ADDRESS OF APPLICANT(S): Good Times Drive Thru, Inc.
8620 Wolff Court #330
Westminster, CO 80030
r
PRESENT LAND USE: Fast food restaurant (currently vacant)
SURROUNDING ZONING: N, : PCD, S, W: C -1
SURROUNDING LAND USE: N, S: fast food, E, W: office
COMPREHENSIVE PLAN FOR THE AREA: Commercial Activity Center- Town Master Plan Area
(} SUBDIVISION REGULATIONS (X) EXHIBITS
Planning Division Staff Report Page 3
Case No. WZ-97-6/Good Times
An additional item • concern is the size • the existing freestanding sign. When the original
development plan was approved, the existing freestanding sign was also approved. This existing sign is
2.) feet tall with a sign face equaling 10 1 square feet per face. The applicant is proposing no changes to
this sign. The current sign size standards for a building this size would be 40 square feet per side. Staff
recommends the freestanding sign be reduced in size to be consistent with the current sign code.
The property is located within the Town Center master plan area and, therefore, must be reviewed for
compliance vvith the established design guidelines, included under Exhibit '13'. Architectural materials
to be used include tan stucco similar in color to the McDonald's to the south. The roof has an
architectural feature which is similar in pitch to those used in the Safeway Marketplace building and th
recently completed Mak-atura office building directly to the east across the Connector Drive. I
1111,211 � I �1111
�ZNCY REFERRALS
�11�11111111plllliliii 111�1111 •
Wheat Ridge Sanitation District can serve.
Jefferson County Health Department is working with the applicant to resolve interior design issues.
• « #1110 11011; 1 • Z1111 SAM, •
Colorado Department of Highways will not require additional improvements to Wadsworth Blvd. at this
time.
EDARC reviewed this request at their March 25, 1997 meeting. Their minutes area attached under
Exhibit 'C'.
0011 C1 at aniTri ment to Tne existing annea ommercia , 7velopment Tinal aevetopmen
plan is required to allow expansion of the building for inside seating. Staff further concludes that all
requirements for a PCD final development plan have been met and that the plan is in conformance with
the Town Center master plan design guidelines. For these reasons, a recommendation of approval is
given for Case No. WZ-97-6 with the following conditions;
I . The two new trees in front of the building be moved out of the right-of-way,
2. The parking lot island north of the dumpster be landscaped with at least one tree and four
•
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shrubs,
3. The lighting along the north and south sides of the building be eliminated, and,
4. The architect ensure that there is adequate room for a wheelchair to maneuver from the
handicapped parking space to the front door.
S. The freestanding sign be reduced in size to 40 square feet per side.
QZipn-A: "I move that Case No. WZ-97-6, a request for approval of an amendment to a Planned
Commercial Development final development plan for property located at 4020 Wadsworth Blvd., •
APPROVED for the following reasons:
The amendment to the PCD final development plan is required to allow the building
expansion.,
2. The proposal is consistent with the Town Center Master Plan Design Guidelines, and,
3. All the requirements for a PCD final development plan have been met.
0
• amerciiI Wolowe i
ILL�v •• ment nlan for t)rot)ertv located at 4020 Wadsworth Blvd., OT
I
1 11104 #
1.
2.
3. 94
E, c t T ° /
WHEAT RIDGE TOWN CENTER.
DESIGN GUIDELINES
b. Use of non- reflective glass with bronze meal frames and
casings.
c. Use of horizontal bands of complementary the or brick as
architectural accent.
d Use of round pillars, where pillars are used, as design
feature.
Mechanical equipment, trash storage areas, outside storage
loading docks and other
be unsightly, shall be appropriately screened or enclosed s
as not to be visible from adjacent properties or public
streets. I
6. Landscaping shall be designed to achieve the fallowing
objectives:
residential b. Provide both separation and buffering adjacent to
b. Protection for pedestrians at major store use of pavement * * * optional ~
Width pavement materials, and through use of appropriate
signage. Speed bumps are discouraged.
C.
particular purpose and function of the
th6"location within the Town Center.
* points to the public streets, especially Wadsworth
preserve Boulevard, should be consolidated and minimized so as to
.•.
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T'ae City of
GWheat ADMINISTRATIVE PROCESS APPLICATION
Department o Planning and Development-*
d ge 7500 West 29th Ave., Wheat Ridge, CO 80033
Phone (303) 237-6944
Cc
8620 t% Ct., i'�°330 -1 22
Applicant Good Times Drive Thru Inc Address , Phone303/4 -- L
;; GG SG431 -
Owner Dr. Walter Morris Address 4200 Leghorn Drive Phone 502/459-4503
Location of request
Type of action requested (check one or more of the actions listed below
which pertain to your request.)
Detailed Description of request
List all persons and companies who hold an interest in the described real
property, as owner, mortgagee, lessee, optionee, etc.
NAME ADDRESS PHONE
Dr. Walter Morris, Owner - 4200 Leghorn D,r,ive, Louisville, KY 40218 502Z459-4503
Good Times Drive Thru Inc., Lessee, 8620 Wolff Ct., #33Q, Westmjngtf.�r. CO 80030,10
I certify that the information and exhibits herewith submitted are true and
correct
• the best of my knowledge and that in filing this application, I
am acting with the knowledge and consent of those persons listed above,
without whose consent the requested action cannot lawfully be accomplished.
Applicants other than owners must submit power-of-attorney from the owner
which approved of this act.�pn on his behalf.
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My commission expires
Drn to me thi day of ; tc , 19
Date Received Receipt No.__ — Case No.
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CITY OF WHEAT RIDGE
PLANNING DIVISION STAFF REPORT
TO: Planning Commission
DATE OF MEETING: May 1, 1997 DATE PREPARED: April 2, 1997'
CASE NO. & NAME: WZ-97-3/Custom Envelope CASE MANAGER: M. Reckert
ACTION REQUESTED: PID Final Development Plan Amendment
F ,',PPROXIMATE AREA: 3.5 acres
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The applicant requests approval of an amendment to a Planned Industrial Development final
development plan to allow expansion of warehouse facilities.. The property is located at 4990 Iris
Street.
There is a large amount of unused right-of-way at the southwest comer of West 50th Avenue and
Independence Street. This is a remnant piece from the street reconstruction done several years ago.
Since it is no longer needed by the City, the applicant could either apply for a right-of-way vacation
d.
if it is incorporated into the landscaping • the site (as shown), a right-of-way pennit will • require I
In regard to landscaping on the plan, all new plant materials required • Staff have been shown as
shaded. In the southern parking area along Iris, shrubs have been added to the parking lot islands. Staff
would recommend that at least one tree be added to each island in addition to the shrubs shown.
Construction type and materials used on the addition will match those on the existing building
Planning Division Staff Report Page 3
Case No. WZ-97-3/Custorn Envelope
street frontages where there is none now. No right-of-way dedications are required.
All requirements for a PID final development plan have been met.
111. AGENCY REFERRALS
Valley Water District has an 8" water line running between Iris and Independence • the south side of
the building. This will have to • protected during construction.
Arvada Fire Protection District is working with the applicant regarding fire rating. There is adequate
access around the addition.
Public Works will not require a drainage study as there is a negligible change in impervious area. They
would like signature blocks added to the plan face for the project engineer and surveyor.
Staff concludes that an amendment to the existing PID final development plan is required to allow
building expansion. Staff further concludes that all requirements for a final development plan have been
u-net. Therefore, a recommendation of approval is given with the following conclusions.-
Trees be added to the parking lot islands in the southern lot.
Sidewalks be installed along street frontages where there are none now,
OPTION A: "I move that Case No. WZ-97-3, a request for approval of an amendment to a Planned
Industrial Development final development plan for property located at 4990 Iris Street, be APPROVE
for die following reasons:
1. A plan amendment is required to allow building expansion.
2. All requirements for a final development plan have been met.
3. Staff recommends approval.
With the following conditions:
I Trees
• added to the parking lot islands in the southern lot.
1). Sidewalks be installed along street frontages where there are none now.
3. Those parking areas indicated as "Reserved" • the plan, shall be developed for parkil
Planning Division Staff Report
Case No. WZ-97- )/Custom Envelope
9M
parking is needed to meet parking demand."
OPTION B: - I move that Case No. WZ-97-3, a request for approval of an amendment to a Planned
Industrial Development final development plan for property located at 4990 Iris Street, be DENIED for
the following reasons:
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Dlepartment o- Planning Development
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7500 'West 29t •1. ea Ridge, CO
P (303) 237-591'S�i
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P;Ione 456-30 CO
436-80"0
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Phone
off _rezuest 4 :990 iris St.
' of action requested (check one or rnore of - 'the act listed belo
"'*n i C . n Perttaia to your request.)
C]Change 0';C zone or zone conditions
tceVeIoOment Galan a0proval
Sp _
use ver
Condition a! use permit
Teoo_-a_-v use/building permit
Xinor subdivision
Subd-ivision
R Preliminary
�inal
See attached procedural guide
for specific requirements.
Detailed Descrip"Zion of -_equest.
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add
a:7eanced- s-i
E,ist all persons and companies who hold an interest in the described real
property, as owner, mortgagee, lessee, optionee, etc.
N A XE ADDRESS PL:ONE
Vect. Bank 1650 Colo Blvd Denver 782-7500
Signature of Applicant
Subscribed and sworn to,-me 4 th is day li=�/_L 19
Notan Public
S EEA L Mv commission expires
r a s s 4!990 7ri S S"
Variance/Waiver
Nonconforming use change
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=food plain special
int-erore of code
Zone line mod--* ficat"ion
Public improvement E�*xception
Street vacation
, Miscellaneous plat
Solid waste landfil-
mineral ext permit
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Planning Division Staff Report Page 2
Case No. CUP-97-2/Sts. Peter & Paul Catholic Church
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11. SITE PLAN
No other changes are proposed for the property, Staff would note that several existing, mature trees on
the west side of the building will be removed with the second phase. The City Arborist has been
working with the architect concerning removal, relocation and replacement of existing trees,
Planning Division Staff Report
-97-2 ts. Peter & Pau at o ic Church
Case No. CUP
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111. NEIGHBORHOOD MEETING
A meeting for neighborhood input was held on February 25, 1997. Those attending included the
following:
lrvo.3 k^11 OUGGt
Pam Thoutt - 3851 Otis Street
Mary Ann Keseloff - 4105 Otis Street
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-The location of the new play area along Pierce Street and the type of fencing being proposed
-'Yke
driveway because • cars parked along Pierce. Could there be a street constructed pull-off • could
parking • disallowed along the east side of Pierce?
The existing building wall adjacent to the new playground is setback from the Pierce Street right-of-way
line 30'. The new fence will be roughly 13' from the western property line.
ISM=
Planning Division Staff Report Page 4
Case No. CUP-97-2/Sts. Peter & Paul Catholic Church
1. Can the property in question yield a reasonable return in use, service or income if
permitted to be used only under the conditions allowed by regulation for the district in
which it is located?
The property could still • used as a church and parochial school if the variance is denied and a four foot
high fence built. Many existing school playgrounds are surrounded • four foot high fences.
i ; 1 11 1
1 1 1 7 1 � IF 1 11 1 111 11
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Circumstances are not unique except perhaps that Pierce Street is designated as a collector street and has
a fair amount of traffic volume. The fence could be designed using wrought iron above the four foot
height and wouldn't need a variance.
3. If the variation was granted, would it after the essential character of the locality?
There are no other 6' high front yard fences in the immediate neighborhood which may have an affect on
the character of the area.
4. Would the particular physical surrounding shape or topographical condition of the specific
Property involved result in a particular hardship (upon the owner) as distinguished from a
mere inconvenience, if the strict letter of the regulations were carried out?
There are no unusual characteristics of the property such as topography or irregular lot shape which
constitute a hardship.
5. Would the conditions upon which the petition for a variation is based be applicable
generally, to the other property within the same zoning classification?
If the variance is approved without a finding of unique circumstances or hardship, a precedent could be
set for similar requests.
6. Is the purpose of the variation based exclusively upon a desire to make money out of the
property?
7. Has the alleged difficulty or hardship been created by any person presently having an
interest in the property?
This request is not economically motivated.
Planning Division Staff Report Page 5
Case No. CUP-97-2/Sts. Peter & Paul Catholic Church
8. Would the granting of the variations be detrimental to the public welfare or injurious to
other property or improvements in the neighborhood in which the property is located?
q
VARIANCE CRITERIA - SETBACK
Section 26-16 of the Wheat Ridge code of Laws requires that the rear setback for churches, schools and
other quasi-public uses be 20'. The rear setback shown on the proposed site plan is only 5', requiring a
15' setback variance.
The architect has indicated that if the variance is not granted, that the interior space o t e c assrooms
and library media area will become nonfunctional. Staff would note that the existing eastern (rear)
Planning Division Staff Report Page 6
Case No. CUP-97-2/Sts. Peter & Paul Catholic Church
2. Is the plight of the owner due to unique circumstances?
Circumstances are not unique, These setback requirements are applied consistently to public and quasi-
public buildings in the residential zone districts of the city • Wheat Ridge.
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If the variance is granted, the character • the area in general would not be affected since the
construction would occur on the interior of the property. However, there could be a detrimental affell
on the residence located directly to the east.
4. Would the particular physical surrounding shape or topographical condition of the specific
property involved result in a particular hardship (upon the owner) as distinguished from a
mere inconvenience, if the strict letter of the regulations were carried out?
There are no physical attributes to the property in regard to shape or topography which constitute a
hardship.
Would the conditions upon which the petition for a variation is based be applicable,
generally, to the other property within the same zoning classification?
If the variance is approved without a finding of unique circumstances or hardship, a precedent could be
established for similar requests.
6. Is the purpose of the variation based exclusively upon a desire to make money out of the
property?
I lie variance request is not Dasea exclusive y wit Me cesire to MaKe money, •
being requested to accommodate increased enrollment.
7. Has the alleged difficulty or hardship been created by any person presently having an
interest in the property?
UMMM
8. Would the granting of the variations be detrimental to the public welfare or injurious to
other property or improvements in the neighborhood in which the property is located?
If the variance were granted, there should not be a negative impact on the neighborhood in general.
Planning Division Staff Report Page 7
Case No. CUP-97-2/Sts. Peter & Paul Catholic Church
There could be a negative affect on the aesthetics and livability of the property to the east. If t
additional were single story instead of two-story, the affect would be less. li
9. Would the proposed variation impair the adequate supply of light and air to adjacent
property or substantially increase the congestion in the public streets or increase the
danger of fire or endanger the public safety or substantially diminish or impair property
values within the neighborhood?
I I I
[40111HIMISHIP � � 111 11 [41111MIgj. Le a I Mg, M'M
IV. CONDITIONAL USE CRITERIA
I. Will not have a detrimental effect upon the general health, welfare, safety and convenience
of persons residing or working in the neighborhood of the proposed use.
The proposed conditional use will allow the expansion of an existing use, The impact from Phase I
should be minimal as the new building addition will occur on the interior of the property, although only
a five foot rear setback is being shown, There is an existing 6' solid fence which provides buffering for
the neighbor to the east. Denial of the setback variance will reduce the impact on this property owner.
Phase 11 construction will have a visual impact on the area because of the reduction of the amount of
landscaping in the yard adjacent to Pierce Street. By limiting parking on the east side of Pierce should
have a positive affect by increasing sight distance for adjacent residences to the north.
Planning Division Staff Repo ' rt Page 8
Case No. CUP-97-2/Sts. Peter & Paul Catholic Church
2. Will not adversely affect the adequate light and air, nor cause significant air, water or noise
pollution.
3. Is consistent with the Comprehensive Plan.
The Comprehensive Plan designates this property as Low Density Residential. A church and associated
ancillary uses are typically thought as being consistent with and complementary to a low density
resideniial neighborhood. Staff concludes that because the R-2 and R-3 zoning remains, there is
consistency with the Comprehensive Plan.
4. Will not result in undue traffic congestion or traffic hazards, or unsafe parking, loading,
service or internal traffic conflicts to the detriment of persons whether on or off the site.
The property is abutted by Otis Street on the east and Pierce Street on the west. There are no fonnal
vehicular drop-off areas for the school. Striping and signing the east side of Pierce Street to allow only
short term parking for passenger drop-off and pick-up will help traffic flow on Pierce.
5. Will be appropriately designed, including setbacks, heights, parking, bulk, buffering,
screening and landscaping, so as to be in harmony and compatible with the character of the
surrounding areas and neighborhood, especially with adjacent properties.
Except for the playground fence and 5' rear setback, all minimum requirements of the Zoning Ordinance
have been met. Because of the mass of the Phase I addition, Staff would recommend that the rear
setback variance
• denied and the rear yard be increased to at least 20' with landscaped buffering
installed along the existing fence. Where possible, mature trees on the property should be saved.
6. Will not overburden the capacities of the existing streets, utilities, parks, schools and other
public facilities and services. I -
All responding agencies can provide service to the property. Striping of the eastern side of Pierce to
prohibit long-term parking should help mitigate traffic impacts for adjacent residences. There should be
no negative impact on parks as the church is providing their own recreation amenity with the
playground.
Planning Division Staff Report Page 9
Case No. CUP-97-2/Sts. Peter & Paul Catholic Church
MMEMME= •
Wheat Ridge Fire Protection District has no immediate concerns. They are working with the applicant
to resolve fire rating issues.
Wheat Ridge Building Department is working with the applicant to resolve fire rating and building code
issues.
Wheat Ridge Police Department has commented that a 6' solid fence around the play area should be
avoided as it "Provides cover and concealment, raising the risk and fear of crime." The fence should be
at least partially open for visibility purposes. A 1 , . vrought iron fence would discourage climbing over,
The Public Works Department need a revised drainage report. The existing improvements along Otis
and Pierce are acceptable. They would support restricting long-term parking along the east side of
Pierce Street.
Staff has concluded that a conditional use approval is required to allow expansion • a church and
private school. Staff concludes that the criteria use to evaluate a CUP support approval of the reque
However, Staff concludes that the evaluation criteria for variance support neither the fence height
variance nor the building setback variance. I
For these reasons, a recommendation • approval is given for the conditional use permit with the
condition that the east side • Pierce Street be striped and signed to allow passenger pick-up and dro
off only and the architect continue working with the City Arborist regarding saving existing trees.
recommendation of Denial is given for the fence height variance and 15' rear setback variance.
Option A: I move that the '
a oo
request for a fence height variance to llow a six ft high solid fence in the
front yard of property located at 3900 Pierce Street, be Denied for the following reasons.
I There are design alternatives available which would not compromise the safety of the
children.,
2. The evaluation criteria does not support approval-
3. Staff recommends denial."
Planning Division Staff Repo ' rt Page 10
Case No. CUP-97-2/Sts. Peter & Paul Catholic Church
Option B: "I move that the request for a fence height variance to allow a six foot high solid fence in the
front yard of property located at 3900 Pierce Street, be Approved for the following reasons:
I
•
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1.
2.
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Option A: "I move that the request for approval of a 15' rear setback variance for property located at
3900 Pierce Street, be Denied for the following reasons:
I There is
• hardship or unique circumstances,
2. There are potential negative impacts • the residence directly to the cast,
3. The evaluation criteria does not support approval,
4. Staff recommends denial."
Option B: "I move that the request for approval • a 15' rear setback variance for property located at
3900 Pierce Street, • Approved for the following reasons:
1.
2.
3.
Option A: "I move that Case No. CUP-97-3, a request for approval of a Conditional Use Permit to allow
the expansion of a church and private school for property located at 3900 Pierce Street, be Approved for
the following reasons:
I . It will allow for the expansion of an existing use,
2. The evaluation criteria support approval of the request.
3. Staff recommends approval 1 f the request.
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Detailed Description of request
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Planning Division Staff Report
Case No. CuQ-97-3/Apj2lewood BaRtist Church
Pursuant to Wheat Ridge Code of Laws, Section 26-6 (A) Conditional Uses are "Permitted Uses" which
are subject to review to ensure the use is properly designed so as to mitigate potential negative impacts
to the neighborhood. In accordance with these provisions, the applicant requests approval of a
conditional use permit to allow the construction of a baseball field and volleyball pits as ancillary uses to
a church.
The existing church building is located on the south side of West 32nd Avenue within the City of
Lakewood, across from the subject property. A church education building and parking area, (built in the
mid-80's) are located on the north side of West 32nd Avenue. Another parking lot to the west was
approved as a conditional use and built in 1996.
Planning Division Staff Report
Case No. Cup-97-3/Applewood Baptist Church
Page 3
The following concerns were expressed:
Planning Division Staff Report Page's
Case No. Cup-97-3/Applewood Baptist Church
naT T i ias nT U11 rcsponi
they should come back with a more specific proposal.
1 All iii 11111 0 11= �, ��41
1. Will not have a detrimental effect upon the general health, welfare, safety and convenience
of persons residing or working in the neighborhood of the proposed use.
The proposed conditional use will allow the expansion of an existing use. Because property which is
currently vacant will now have a baseball field and volley ball pits, it would be wrong to say there will
be no affect • the neighborhood. There will • affects • the amount and type of traffic • 32nd
Avenue which will have a negative affect
• the convenience of persons living in the area. There will be
minor visual impacts and noise impacts to area residents, as well.
2. Will not adversely affect the adequate light and air, nor cause significant air, water or noise
pollution.
3. Is consistent with the Comprehensive Plan.
4. Will not result in undue traffic congestion or traffic hazards, or unsafe parking, loading,
service or internal traffic conflicts to the detriment of persons whether on or off the site.
There will obviously be an impact on traffic on West 32nd Avenue by creation of the fields, but, no
more of an impact than low density residential usage would. Parking on the existing, paved and strip]
Planning Division Staff Report Page 5
Case No. Cup-97-3/Applewood Baptist Church
lots could not be considered hazardous or unsafe. Emergency vehicle access with a break-away chain
must be provided as shown on Staff s site plan.
5. Will be appropriately designed', including setbacks, heights, parking, bulk, buffering,
screening and landscaping, so as to be in harmony and compatible with the character of the
surrounding areas and neighborhood', especially with adjacent properties.
Consolidated Mutual Water District can serve subject to the company's rules and regulations.
Wheat Ridge Fire Protection District will require emergency access to the baseball field.
Public Works will require a drainage study and a fill permit, if required. They are requesting the curb
cut to the western parking area be closed to eliminate conflicting turning movements for cars exiting the
site.
V. STAFF CONCLUSION AND RECOMMENDATION
I
I=
Option A: I move that Case No. CUP-97-3, a request by Applewood Baptist Church for approval of a
Conditional Use Permit to allow the construction of a baseball field and three volleyball pits for property
located at 11225 West 32n4 Avenue, be APPROVED for the following reasons:
I . A conditional use permit is required to allow the construction of these amenities.
2. The proposal is consistent with the Comprehensive Plan,
3. There will be minimal impacts to the neighborhood if proper buffering and
controls are used.
4. Staff recommends approval.
MMM4 M�
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Dear Ms. Reckert:
Please find enclosed our Administrative Process Application along with a check for the
$100 filing fee.
As a result of our neighborhood meeting, on April 10, 1997 and the comments and
I
concerns that were expressed at that meeting, we would like to offer the following
response to those comments:
1. Will there be Supervision by the church when the fields are in use? The church plans
to have a church representative present at all times in which the fields are being, utilized.
I
2, Will there be established times for the fields to be used? The baseball field will not be
used beyond 9:00 PM during the summer (sunset year round) and the volley ball pits
beyond 10:00 PM. All times for use will be posted at the fields. The field and pits will
not be used during service times. Very limited use of the field and pits will occur during
the months of October to March.
Will there be any sound buffering? It is not in our plan at this time; however, we
would be willing to entertain any suggestions from City staff.
4 Will there be timers on the lights for the volley ball pits? Yes! They will be set to
turn off no later than 10:00 PM. All times will be posted on the pits.
S. Will there be emergency access to the fields? Yes. We intend to install a gravel path
for pedestrians which can also be used by emergency vehicles. It would be barricaded in
such a way to prevent any unauthorized use by other vehicles.
7. Concern for balls going onto adjacent neighboring properties. The orientation of the
field should assure that this is kept to a minimum. The entire field will be fenced to keep
balls from going beyond it's boundaries.
8. Will the field be for public or private use? The baseball field will be for private use
only.
9. The fence around the baseball field will be locked during times of non-use.
10. The volley ball pit lights will be no brighter than the existing and adjoining parking
lot lights and will be controlled by a timer.
11. The church will look into hiring a private security company to patrol church property
during times of high usage,
12. The field will be professionally maintained to ensure proper upkeep and pleasing
visual appearance.
13. The church will explore the possibility of limiting access to parking lots after hours
to discourage trespassing.
14. Regular maintenance patrols will be conducted to clean and maintain the field and
surrounding areas.
I hope this serves to adequately answer some of the comments and concerns raised at last
Thursday's meeting. Again, I would like to point out that this plan is a considerable
reduction from the plan that was submitted to the neighborhood last July.
Please provide me with any other comments you may receive and I'll try to address them
as best we can prior to the Planning Commission meeting. Once again, I request that you
keep us scheduled for the May I Planning Commission meeting.
NOTICE OF NEIGHBORHOOD MUT MEETLNG
Applewood Baptist Church is proposing a CONDITIONAL USE to allow private
recreational facilities on property located at 1122 West 32nd Avenue.
The location of this meeting is 11225 West 32nd Avenue.
"1 11, 111
IIIII III I 1111111111�11 11 �� I IIIIIIII! I IIIIIIIII �1111 1111ppill �1111 11 11 , 1
A staff planner will attend the meeting to discuss City policy and regulations and th
left
1 4414tAff t 0 tT-M EMM
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it is imperative that you attend the public hearings.
1� !ligl i�� 13
e,
PRINT NAME ADDRESS PHONE
NOTICE OF NEIGHBORHOOD INPUT NfEETING - -------
Applewood Baptist Church is proposing a CONDMONAL USE to allow
recreational facilities on property located at 11 225 West 3 2nd Avenue.
The location of this meeting is 11225 West 32nd Avenue,
#
it is imperative that you attend the public hearings,
The kinds of concerns residents normally have include the following:
Is the proposal compatible with surrounding land uses and zoning?
Are there adequate utilities and savices in place or proposed ♦ serve the project?
What is the impact on our strects?
• Where will the storm drainage go?
• How will the project be designed to enhance rather than detract from the
neighborhood?
• What specific changes can be. made in the proposal to make it more acceptable to mt?
After attending the Neighborhood Input Meeting, please use the following space and the
back of this fonn to list any specific concerns, issues or suggestiom which you may have
regarding this proposal. Please sign it and give it to the applicant, as he is required to
provide these forms to the City along with his application. You may also nVW yo
comments to the City of Wheat Ridge, Department of Conununity Development, P.O.
Box63&.WheatRi '" e,CO80034.
NotKing �-as solved 0 1 . restr= faciliraes. Lights) fron the last ceetaxig - the only
PRINT NAME DRESS PHONE
Linda Hock 3494 QLail I;t. 23-7-9495
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MMNMMEM��
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Keep in trtind that this is not a public hearing. Although a synopsis of the meeting wUl be
entered as testimony, it is the public hearings in front of Planning Cortunission and City
Council where decisions are rendered. If you want input in the decision-making process,
it is imperative that you attend the public hearings,
3EEMM=
• Is the proposal compatible with surTounding land uses and zoning?
• Are there adequate utilities and services in place • proposed to serve the project?
• What is the impact on our streets?
• Where will the storm drainage go?
• How will the project be designed to enhance rather than detract from the
neighborhood?
• What specific changes can be made in the proposal to make it more acceptable to me?
M
PRINT NAME ADDRESS PHONE
Applewood Baptist Church is proposing a CONDITIONAL USE to allow private
recreational facilities on property located at 11225 West 32nd Avenue,
The location of this meeting is 11225 West 32nd Avenue.
The time and date for this meeting is 7:00 pro on April 10, 1997.
Ill 11111111 11111111 11�111 I IF !I ''! 1 1111 ,
• Is the proposal compatible with surrounding land uses and zoning?
• Are there adequate uz tilities and se—.Acm in placz or proposed to zerve the project?
• What is the impact • our streets?
• Where will the storm drainage go?
• How will the project be designed ♦ enhance rather than detract from the
neighborhood?
- ale!
After attending the Neighborhood Input Meeting. please use the following space and the
tions wludch - ou mar have
regarding this proposal. Please sign it and give it to the applicant, as he is required to
provide these forms to the City along with his application. You may also mail your
cornments to the City of Wheat Ridge, Department of Community Development, P.O.
Box 639, Wheat Ridge, CO 80034.
Please
refer
to
the
attachments.
PRINT NAME ADDRESS PHONE
Edward A. & 10961 West 30th Plaee (303) 232-3411
Phyllis K. Lakewood, CO 80215
Watlington,
C omments for s •• o w
r
*- Ballfield an Applewood S ap ' • s •
ne eds In any event there a be 20 de nse
v egetation between the Gulch ard the Church Prope
uses for 2 reasons:
Also questions that need to be asked/answered-,
P.A. system? Will there b e lights and will there b
This was before any building • paving a
h omes property north of 32nd Ave. and before the fill for the
of Quail Street. The result even with no
generat water nor�,h of 32nd Ave was a north-south river
that n o dne could cro
10961 West 30th Place
Lakewood, Colorado 80215
April 11, 1997
June 24, 1996
I am writing this on M7 north patio on a quiet summer
afternoon. The meeting at the church did nothing 4 change
our « for • r fields, soccer
courts. and tennis y discussion convinced
more •
There are just • R many • a
2 Sanitation
3. Traffic congestion
4. Disturbing the "quality of life" of residents living
adjacent to and nearby the property.
5. Disturbing "quality of 1
6. The definite possibility of late— night unapproved
and unwarranted use.
ME
8. Proposed fences obstructing neighbors' views.
There are parks and schools grounds (i.e. Everitt Middle
School in Wheat Ridge) for such uses.
believe According to the Applewood Baptist Church this propertir
was very expensive ( however, no taxes are paid). A churc
member stated the church plans to lease the fields if the
proposed plan is approved. I
We • « wait until i can .
build the "sanctuary" as shown on its plan. The proposed playing
fields ♦ M belong midst of
The Conditional Use request by the Applewood baptist Church should not be
approved by the Tannin Commission and /or the City Council for the
following reasons:
I . The addition of sports Melds on this property would not be compatible
with the -1 zoning which surrounds this property.
Sincerely,
:l'. Cheslcyr
•
+r
Department of Planning and Development
* •! "' i�
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