HomeMy WebLinkAbout12/18/1997AGENDA
CITY OF WHEAT RIDGE PLANNING COMMISSION
December I8, I997
Notice is hereby given of a Public Aearing to be heftc[7150'5�rei�`ijly 61
Planning Commission on December 18,1997, at 7:30 p.m., 7500 West 29th Avenue,
Wheat Ridge, Colorado. I
3. PLEDGE OF ALLEGIANCE
4. APPROVE THE ORDER OF THE AGENDA (Items of new and old business
may be recommended for placement on the agenda.)
5. APPROVAL OF MINUTES December 4,1997
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. Case No. WZ-97-13: An application by Petroleum Concepts, LLC for
Dwaine Richter for approval of a Planned Commercial Development
final development plan and plat for property located at 12851 W. 32nd
Avenue.
10. NEW BUSINESS
CITY OF WHEAT RIDGE
PLANNING DIVISION STAFF REPORT
TO: Planning Commission
DATE OF MEETING: December 18, 1997 DATE PREPARED: December 12, 9997
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NAME & ADDRESS OF APPLICANT(S): Petroleum Concepts, LLC
4600 S. Ulster Street
suite 1180
Denver, CO 80237
NAME & ADDRESS • OWNER(S): Dwaine Richter Virginia Richter
6930 E. Girad, # 205 11665 W. 39th Place
Denver, CO 80224 Wheat Ridge, CO 80033
SURROUNDING LAND USE: N:Iow density residential, vacant; S: Church, low density; E: 1-70; W:
low density residential
COMPREHENSIVE PLAN FOR THE AREA: Commercial Activity Center
— ----- – -- – ----- – – ------ – --- – --
DATE PUBLISHED: November 28,1997
DATED LEGAL NOTICES SENT: December 3, '1997
ENTER INTO} R_ECQRD-
COMPREHENSIVE PLAN (X) CASE FILE & PACKET MATERIALS
(X) ZONING ORDINANCE SLIDES
(X) SUBDIVISION REGULATIONS (X) EXHIBITS
OTHER
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JQRISDICTION:
The property is within the City of Wheat Ridge, and all notification and posting requirements have been
met, therefore, there is jurisdiction to hear this case.
na True, an ou Re =evejopment pI7
approved establishing uses and general design parameters for the property. Attached under
Exhibit 'A' is a reduced copy • the outline development plan.
During 1991, the City's Public Works Department went through a series of public meetings and
hearings to reach a decision on the placement on the relocated fronta ge road. Tile final decision
was made • City Council at a public hearing during June of 199 1. As part of the negotiation
process the City agreed to build a 10' high sound attenuation wall to buffer the neighborhood to
the west from the impact of the road relocation closer to their residences.
This case was recommended for approval with conditions by the Planning Commission at a
public hearing held on October 3, 1996. The City Council denied the request at their October 28,
1996, public hearing.
111. NEIGHBORHOOD MEETING
A meeting for neighborhood input was held on November 25, 1997. This case is not a rezoning
application but a development plan and resubdivision request, therefore, the meeting was not
mandatory and no City staff attended. Attached under Exhibit '13' is a synopsis of the meeting
from the applicant's consultant.
Included under Exhibit 'C' is correspondence received • the City regarding the propos]
The applicant is requesting development plan approval on only the southern one-third of old LA
2. An existing o po o o o o o o o 6
sit-down restaurant is located on the northern portion of this lot (old Lo
o o t 2).
Prir t any building permit issuance n the middle rtin f old Lt 2 r n Lts 5 r , a
development plan approval process will be required. I
Design parameters for the subject property established at the time • outline development plan
approval include the following: I
Uses permitted: All uses allowed within the C -1 zone district
Maximum building coverage: 25%
Minimum landscaped coverage: 15%
square toot convenience store715 with
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accessory fast food sales and carwash. With the 880 square foot car wash and 5 island f eling
station, total building coverage on the property is 7593 square feet or 13.6%. Landscaped
coverage on the site is 27.98% with 58.42% devoted to hard surfaces.
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As part of the development plan approval, the applicant has included a "Welcome to Wheat
Ridge"sign, although the design-bas-l=rLmndi&d-and-is-,tot cctsistert,
The plat submitted allow's for the resu•• ivision • original Lots 2, 3 and 7 of 70 West Business
Center Subdivision with the inclusion of land vacated by CDOT. The existing restaurant will be
encompassed by new Lot I with the proposed project located on new Lot 3. At this time, the
w roierti owner has noolani f0
1 # UC-X#J Wil # MA OIM I I I I I M
LA evra K ana signa
easement needs to be shown at the 32nd/frontage road radius. The r-o-w dedication for the
relocated service road has occurred by separate instrument but will be referenced on the pla I ti
A joint curb with cross access has been reserved along the common property line between Lots 2
and 3. Staff has reserved the right to review this common access point when a development
proposal has been submitted for Lot 2. A blanket access easement has been required over all
curb cuts, drive aisles and parking areas within Lots 1, 2 and 3.
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Parks and Recreation Commission is requesting the construction of a 10' wide -
pedestrian/equestrian path east of the property on CDOT r-o-w at the devel•per's expense.
West Metro Fire Protection District can serve the property with improvements at the developer's
expense.
Jefferson County has commented relative to traffic and design of the site. They have commented
relative
• traffic impacts and desirable street improvements and protection • the neighborhood
to the west. See attached Exhibit
Staff has concluded that all requirements for a Planned Commercial Development final
development plan have been. Staff further concludes that the proposal is consistent with the
underlying outline development plan and that it exceeds the standards in the Wheat Ridge Code
N f Laws for commercial development. For these reasons, a recommendation of Approval is
given with the following conditions:
I That the "Welcome to Wheat Ridge" sign • consistent with the City's standard.
2. If it is appropriate, a 10 wide pedestrian/equestrian path be shown along the
eastern property line of Lots 1, 2, and 3 in the CDOT r-o-w and that the
Option A: "I move that Case No. WZ-97-13, a request for approval of a Planned Commercial •
Development final development plan for property located at 12851 West 32nd Avenue, be
APPROVED for the following reasons:
KIIII I III
Option B: "I move that the request for approval of a resubdivision plat for property located at
12851 West 32nd Avenue be DENIED for the following reasons:
1.
2.
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Received: 11/26/97 S:t OAM~
130V-26-97 WED 08 11
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MEMO
To: File
Fmm: Dave Galloway ~,,,,
Subject: Nav. 24, 1997 N~ 4 Q oad ~eetsng at La C2uinta for PCi., 32nd & 1-70, 'Wheat
Ridge, CO boa d
Date: ATovember 25, 1997
A meeting was held T 1-24-97 as described above. The meeting started at 6:00 pm and ended. at
approximately 7:30 pm with continued individual discussions lasting until about 5:00 pm.
Approximately 13 people representing i0 households attended. In general, the meeting was
polite. Ofthe people attending, the following were major speakers:
gilt Farrel - President of Applewood Homeowners Assoc.
Harold Gorse - Possibly a board member of Applewood 1~.O.A. He is an attorney aad
the individual who called Jahn Bennitt.
Brad Brauer - Lives at NE corner of 32nd & Zirmia, directly behind site. Indicated he
has his house under contract to sell.
Comiie & Gene Ivlauldin -Live at S~'V comer of 32nd & Zinnia, immediately '
Kitty corner from site.
gill Srnitham - Lives north side of 32nd on Zirmia.
DWG presented the project,l'CL, and Breakplace concept and entertained questions from
audience. The first person to speak and leave was Mr. Farrell, who presented a letter along with
several hundred pages of form petitions used on the Richter proposal from 199fi. His position
was that we don't want gas or fast food and Applewood has told Richter this on .many occasi°°s•
Tf T'CL wants to $ght all of their power, they stand ready, willing anal able to do anything to stop
this project. They will boycott Conoco's existing facility, boycott the PCL facility if built, go to
the newspapers to get their story out, etc. etc.
Other speakers continued in this vein - we don't want this use and go away. Later in the meeting,
Mr. Gorse spoke stating his research has indicated that the City of W h' eat Ridge iatay be loolang
favorably on this plan because they are tired of lawsuits and paysng lawyers.
Specific comments and requests discussed were:
1. Does this plan iu,elgde drive-thru and fast food? 'I`lae plan currently does not have adrive-
thru shown but there is mom to add ozte in the fixture between the store and the car wash.
Presently, a deli type operation is planned for the store. PCL would reserve fire right to add
other food offerings and adrive-thru in the frrture.
a CITY WHEAT RIDGE; Page 3
Received: ~t/26/97 B:tOA~ ~ p, 03/04
NOV-26-97 WED 08 12
Pile
Page 2
l~lovember 25, 1997
2. Will this be a Z4-hour facil~Ity? PCL wou]d ]ike the abi]ity to operate 24 haurs a day should
business warrant it. PCL wants to Dave the same ability to operate as other businesses in
Wheat Ridge. Tt is our understanding that Wheat Ridge does not legislate hours of operation
as a zoning matter.
3. Will PCL build au 8' high brick wall around the site? - Na.
4. Berms or Iow bricl: walls - 3'-ti' high would be nice? The site is already planned to be 3'
lower than 32nd. PCL will investigate berms.
5. Why so much landscaping on east side of site (behind car wash)? To provide screetting
ofbacks afbuilding.
5. Why not more landscaping along 32nd? We will review this area..
7. Where are signs? Signs presented without commetrt.
8. What do yon need the Sb' high sign fpr? The zon'sng allows this sign. The site is an
interstate location; the overpass at 32nd is appmxunately 25' higher than the site.
9, People on east bound I-70 won'k be able to see the sign before they have to erit? PoirtE
well taken.
10. Does PCI, knpw that this area is traffic bound? PCL has researched this site, including
traffic situation, extensively.
1 ]. Will there be a light at 32nd Avenue anal Frontage Road intersection? We hope so.
Qur traii'ic study has investigated this feasibility of this device. PCL wf71. support its
installation.
12. Who will pay for traff~e signal? Good, question. We don't have the answer exactly but
would assure some participation by this development.
13. Does PCL know there are gravel trucks running every 3 minutes oa Frontage Road?
DWG personally wasn't aware, but PCL maybe aware.
14. WiU this facility have diesel? Possibly diesel for pickup type trucks will be provided;
however, five is not a truck stop and will not provide facilities for over-the-road truckers.
15. Will the Conoco across I-70 elose? DWG has ~od infa ~ ~o a oo Compet n$'gasoline marketeez
street. I would assume that if it elosed, they
8:71AM;
WED 08;12
ge 3
vember 25, 1997
Received: 77/28/97
selling other than Conoca products.
-> CITY OF WHEAT RIDGE; Page 4
+• P. 04/04
Previous traffic studies did not false into account the schools in the area because counts
were talren in dune; does onrs? Not certain about this issue. Will review.
Will the canopy lights be like the Conoco at S3rd & Wadsworth? No. We Hal commit
to recessed, flat lensed lights on this facility, not the dropped lenses exhibited on the Arvada
site. l'CL agrees that those type lights are objectionable.
Is PCL willing to negotiate site design: after they complete the public hearings at Wheat
Ridge? PCL would 1>7ce to negotiate changes to the plans now with the neighbors in order to
attempt to accommodate their concerns and hopefully to get thear support ofthe project. It is
unlikely that changes to the plans will be forthcoming once the City passes judgement on
them.
Will there be a liquor license here? DWG is tzot sure but thinks that FCL wilt probably try
and get a 3,2% beer license. This is typically a separate pmcess and not part of the
application in front of the City at this tiltxe.
Why have the City of Wheat Midge sign? We arc nat Wheat Ridge and it"s ahleady
confusing enough to people. The sign was added as a screening device to the intersection.
PCL feels iY is a nice amenity; however, we will remove rt if directed by the City.
list is not exhaustive but covers maw of the poims brought up. In general, PCL has stated
e public that this is not a use hearing in that all of the proposed uses are `uses by right" under
zoning, PCL wants to provide a superior project that sets the tone for development in this
We feel that we have done this and are sure we far exceed the established standards under
oning.
~rsvcot.co~~n~noc:s~M°sarcuaoli'rc.aia~
Applewood Property Owners Association
14399 Garden Circle
Golden, Colorado 80401
(303) 273 - 0425
President Bill Farrell
Vice President Chris Stance
Treasurer Janet Cheadle
Secretary Amy Hodges
December 4, 1997
Ms. Gretchen Cerveny
Mayor
City of Wheat Ridge
7500 W. 29th Street
Wheat Ridge, Colorado 80215
Re: Proposed Conoco °Breakplace" at 32"d and Younafield
Dear Mayor Cerveny,
Please find enclosed a recent letter from our Association (°APOA")addressed to Galloway,
Romero and Associates,the engineering firm for the Conoco franchisee, PCL, regarding the
above project that includes a gas station, fast food restaurant and car wash to be located just
West of the 32"d and Youngfield intersection. As noted in that correspondence, various
individuals were copied including the members of Wheat Ridge City Council. Because of your
recent election to office, I have taken the liberty of providing additional background regarding
this property. I will not repeat in this cover letter the various points of concern that are identified
within the attached correspondence, however, I would be pleased to answer any questions that
you may have following your review.
You will quickly conclude that Applewood is not in favor of a Conoco station. We believe that
the primary market served by the proposed "Breakplace' is traffic from outside bofh of our
communities. Furthermore, this intersection does not need more traffic. Please also note that
there are already three (3) gas stations just on the East Side of the intersection (Amoco,
Diamond Shamrock and Conoco) Two (2) of these stations also have car washes.
Please be aware that following the City Council's 8 - 0 rejection of the proposed development in
October 1996, the Applewood neighbors provided commercial development alfematives to the
fast food restaurant, gas station and car wash. These suggestions were verbally conveyed to Mr.
Richter and various City Planning Officials at meetings subsequent to the City Council vote.
Applewood is part of unincorporated Jefferson County and is contiguous to the City of Wheat
Ridge. Most of our residents patronize the nearby stores located in your City. We have
appreciated Wheat Ridge's past sensitivity to how development within its borclers can affect
Applewood. We hope that we can count on your opposition to the proposed Conoco
"Breakplace".
Congratulations for your recent election to Wheat Ridge City Council!
Sincerely,
~~~~~~~~
Bill Farrell
President •
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