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Home My WebLink About10/21/2004CITY OF WHEAT RIDGE PLANNING COMMISSION Minutes of Meeting October 7, 2004 UP Im The regular meeting of the Wheat Ridge Planning Commission was called to order by Chair PLUMMER at 7:00 p.m. in the City Council Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado. Commission Members Present: Staff Members Present: Alan White, Community Development Director Meredith Reckert, Senior Planner Jeff Hirt, Planning Technician Ann Lazzeri, Recording Secretary Following is the official set of Planning Commission minutes for the public hearing of October 7, 2004. A set of these minutes is retained both in the office of the City Clerk and in the Community Development Department of the City of Wheat Ridge. m III #I iffILT411 11WITaitri F, a 1 It was moved by Commissioner WESLEY and seconded by Commissioner McNAMEE to approve the minutes of August 5,2004 as presented. The motion passed 5-0 with Commissioners PLUMMER, SCEZNY and WITT abstaining. 6. PUBLIC FORUM • one indicated a desire to speak at this timl 11 1 NAMM A. Case o. MS- 04 -07: An application filed by Keith Gantenbein, for approval of a two- lot minor subdivision plat for properties located at approximately 3 821 and 3 841 Otis Street. In response to a question from Commissioner WESLEY, Mr. Hirt explained that, under present zoning, a single family home could • built on lot 7 which would leave the apartment building without a parking lot. • METZ • 1101 -0 explainct inut CUT on Lot 6. Keith Gantenbein 8106 Druhill Road, Golden Mr. Gantenbein explained that the lot size insufficiency came to light as the result of a survey, If the application is approved, he plans to build a two-family dwelling on Lot 6 and the city w require curb and gutter at the time of development. in response to a question ITom • = off-street parking for his proposed development. He showed the Commissioners elevations of a similar duplex he recently completed in Golden. Art ♦ Barbara Coltrin Mr. and Mrs. Coltrin own the subject property. Mr. Coltrin stated that, as soon as weather permits, Lot 7 would be graded. Lot 6 is for sale because it serves no purpose to the apartment building. He further stated that he is upgrading the existing apartment building. Chair PLUMMER asked if there were anyone present who wished to address this matter. There was no response. Planning Commission Page 2 October 7, 2004 Commissioner WESLEY commented that he would support approval of the application because it presents an improvement to the area. In resFconse to a ituestion from Commissioner McNAMEE. Mr. Hirt rei that no comments have been received from the neighbors regarding the application. She expressed concern that the application would probably result in more rental property in Wheat Ridge. Mr. Coltrin commented that many rental units already exist in the area. It was moved by Commissioner McMILLIN and seconded by Commissioner WESLEY to approve a lot size variance of 562 square feet and a lot width variance of 8.95 feet to the R-3 development standards for 3841 Otis Street, or Lot 7 of the Anel Subdivision, for the following reasons: i TRIT I M IMMETIZ 9 11!�Jr "TIVIZ MV %Iffl T T.Mr. to approve Case No. MS-04-07, a two -lot minor subdivision plat for property located at approximately 3821, and 3841 Otis Street, for the following reasons: With the following condition: A note be added as follows: "Lot 7 shall only be used as accessory to the multi-family structure at 3851 Otis Street as long as the multi-family structure is in existence. In the event that the use changes at 3851 Otis Street or if parking for the apartments is acquired Planning Commission Page 3 October 7, 2004 elsewhere, Lot 7 can be developed in accordance with applicable zoning regulations." The motion passed 8-0. B. Case No. ZOA-03-18: ' An ordinance amending Chapter 26 of the Wheat Ridge Code of Laws pertaining to signage. The case was presented by Meredith Reckert. She distributed a proposed amendment by staff regarding reader-board menus. She reviewed the staff report containing proposed amendments to the sign code. Previous suggestions made by the Commission were incorporated into the proposed amendments. In response to a question from Commissioner McMILLIN regarding the length of life for cabinet signs, Ms. Reckert stated that in talking with a sign company representative, she learned that the life depends upon the quality of construction. Nonconforming signs can stay until changes are requested. 50=1 There was discussion regarding a possible requirement to replace nonconforming signs regardless of the reason they are destroyed. There was a consensus of the Commission that it is very important to consider sight triangles when placing signs at signalized intersections. During discussion of banner regulations, Commissioner McMILLIN commented that he was surprised there have been no comments from the business community regarding limitation on banners. Ms. Reckert commented that while there was evidence that a temporary sign permit was issued in • are no records showing that it was ever renewed. Planning Commission Page 4 October 7, 2004 There was a consensus of the Commission that the sign code needs more consideration. Staff will also survey surrounding jurisdictions regarding their sign codes. It was moved by Commissioner MINA EE and seconded by Commissioner WESLEY to continue Case No. ZOA-03-18 to a date uncertain. The motion passed unanimously. I I t NEW BUSINESS There was • new business to come before the Commission. 10. C*MMISSION REPORTS There were no Commission reports. It was moved by Commissioner CHILVERS and seconded by Commissioner STEWART to adjourn the meeting at 10:02 p.m. The motion passed unanimously. Phil Plummer, Chair Ann Lazzeri, Recording Secretary Planning Commission Page 5 October 7, 2004 CASE NO. & NAME: WZ-04-07/Exempla DATE OF MEETING: October 21, 20(m ACTION REQUESTED: A request for a rezoning from Residential Two (R-2) to Planned Hospital Development and approval of an 0 utline Development Plan. LOCATION OF REQUEST: 8301 W. 32 Avenue, 8321 W. 32 Avenue APPLICANT (S): Exempla Lutheran Hospital OWNER (S): same 8300 W, 38 Ave. Wheat Ridge, CO 80033 APPROXIMATE AREA: 256,728 sq. ft, (5.89 ac.) PRESENT ZONING: Residential Two (R-2) M ON COUNTY A-2 (Jefferson County) All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. I. CASE ANALYSIS The applicant (owner) is requesting a zone change from Residential Two (R-2) to Planned Hospital Development (PHD). This application includes a request for approval of an Outline Development Plan. The purpose of this application is to allow eventual construction of a hospice facility. Develogment Standards The applicant wishes to construct a building that is not obtrusive to the neighborhood and uses architectural elements of the larger hospital property to the north, creating a cohesive feel. Development Standards have been established on page one of the ODP. These development standards are detailed in the following table: Minimum Landscape l' 2 of lot area Coverage Refer to Section 26-502 of the Wheat Ridge Code of Laws for Jl— additional requirements Minimum Parking parking space for each 5 beds provided + I parking space for Required each employee (at peak shift) Refer to Section 26-501 of the Wheat Ridge Code for Laws A additional requirements Maximum Building 35 feet H•i ht -- --------- N�Iml Architectural Detai I IFF Planning Commission 3 WZ-0,4-07/Exempla The ODP shows a crosshatched area on the northern property to be used for parking and access. If a parking area is created on the northern lot, the Exempla Lutheran Me&cal Center Final Development Plan must be amended. If the applicant wishes to create an overflow parking area and gain access from the larger Exempla property, a cross-access casement and parking agreement must be established. Since the request is to rezone the property, the rezoning criteria must be analyzed. [11. CRITERIA Staff has the following comments regarding the criteria used to evaluate a change in zone: 1. That the existing zone classification currently recorded on the official zoning maps of the City of Wheat Ridge is in error. The official zoning map is not in error. The parcels are currently zoned Residential Two. 2. That 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, and that the evidence supports the finding of the following. 3. That 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. The Comprehensive Plan future land use map designates these properties as Single Family, not to exceed six dwelling units per acre. The current Residential Two zoning classification is consistent with the future land use as defined in the Comprehensive Planning Commission 4 WZ-04-07/Exempla Plan. Some of the goals and policies in the Comprehensive Plan are related to adequate buffering from residential uses and the relationship of scale between existing and new development. The proposed development standards should provide an ample buffer between the intended uses and the existing residential, while not exceeding the scale of the neighborhood. 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. 5. That there will be social, recreational, physical and/or economic benefits to the community derived by the change of zone. The Fire District is requiring the installation of two new fire hydrants on the property. The parking lot on the west side of the building will contain a turnaround that is able to accommodate fire truck turning. A secondary fire access point will be located in the southeast comer of the property. The applicant will be responsible to upgrade any additional infrastructure as required • the respective districts. - 7. That the change of zone will not adversely affect public health, safety or welfarl by creating excessive traffic congestion, creating drainage problems, or serious reducing light and air to the adjacent properties. 8. That the change of zone will not create an isolated or spot zone district unrelated to adjacent or nearby areas. The proposed rezoning will not create an isolated zoned district. However, much of the surrounding area is zoned Residential The proposed rezoning will not be consistent with the designation on the future land use map in the Comprehensive Plan. Access One access point has been provided from Lutheran Parkway. Access will be gained through the existing hospital property. An access casement must b.. on the Final Plat. The Wheat Ridge Fire District has reviewed and approved all interior-tuming radii and the secondary emergency fire access point. Agency Referral V will bear the cost of upgrading any service to the property. Neighborhood Meeting The required neighborhood meeting was held on September 16, 2004 and there was no one in attendance. The applicant did hold an informal neighborhood meeting approximately 2 weeks before the required neighborhood meeting and several adjacent neighbors were present, I � ,., Iwlli 1431 A # i RJR The change in zone, while not in conformance with the City of Wheat Ridge Comprehensive Plan future land use designation, will provide a han transition between the existing hospital :, . g residential properties. 2. The proposed use is compatible with the surrounding area, and will provide a beneficial service to the citizens and patients of the Exempla Hospital facility. 3. The change of zone will not adversely affect the public health, safety or welfare. OPTION B: "I move to recommend DENIAL of Case No. WZ-04-07, a request to rezone from Residential Two to Planned Hospital Development for properties located at 8301 and 8321 W. 32 d Avenue, and the area labeled as Tract A on the ODP for the following reasons: Planning Commission 6 WZ-04-07/Exempla eyq 4 0 1, 4 KIM PLA NNING «' CE RECOMMEN FOR .., • OF t B RI DGE PLANNING * *' I PROJECT NO. 03117,00 EXISTING (112) Residential •.i U s ly PERMITTED PLANNING USES PE PUBLIC r PRIV GE NERAL HOSPITAL HOSP MAXIMUM BUILDING 2. H OSP IT AL S AND SAN F OR C ON T AGIO US iR A LD M � O DISEASES, OR THE MENTALLY DISTURBED OR 3. NURSING HOMES SETBACKS HANDICAPPED. 1 4. CONGREGATE CARE HOMES FROM SIDE PROPERTY LINES: 25 FEET + 10 FEET FOR EACH STORY. 3. HOMES FOR THE AGED, NURSING HOMES, : 5. ACCESSORY RESIDENTIAL USES Lu CONGREGATE CARE HOMES, HOSPICES OR SIMILAR :6. ACCESSORY USES AND STRUCTURES CUSTOMARILY 75% MAX. OF SITE AREA RESIDENTIAL FACILITIES WHICH ARE ACCESSORY TO ASSOCIATED WITH THE PERMITTED USES AS SHOWN ON THE MINIMUM H OSPITAL O APPROVED '. ! FIN AL O. REFER TO SECTION 26-502 OF THE WHEAT RIDGE CODE OF LAWS FOR 4. ACCESSORY USES AND STRUCTURES TRACT A IS UNBUILDABLE. USES LIMITED TO VEHICULAR AND MINIMUM PARKING CUSTOMARILY ASSOCIATED WITH THE PERMITTED PEDESTRIAN ACCESS, SIGNAGE, LIGHTING, LANDSCAPING. REFER TO SECTION 26 -501 OF THE WHEAT RIDGE CODE USES AS SHOWN ON THE APPROVED FINAL OF LAWS FOR ADDITIONAL REQUIREMENTS. - MAXIMUM BUILDING HEIGHT DEVELOPMENT P - — SIGNAGE U s ly CHAIRPERSON CITY COUNCIL APPR APPROVED THIS DAY OF 20 BY THE WHEAT RIDGE CITY COUNCIL. CITY CLERK MAYOR 3 omm um s JEFFE RSO N COUNTY CLER REC THIS DOCUMENT ACCEPTED FOR FILING IN THE COUNTY CLERK AND RECORD OF JEFFERSON C OUNTY OCOLORADO ON DAY OF i A IN ". ! i:.: .. E RECEPTION NUMB i offxFA—ViI now- o l oolrom ALL DRAWN AND WRITTEN INFORMATION APPEARING HEREIN SHALL NOT 113E DUPLICATED, DISCLOSED, OR OTHERWISE USED WITHOUT THE WRITTEN CONSENT OF M +O +A Amhiteutuml Pa .Np PRINT REC PUR POSE DA =11, tl REVISION RECORD � NO. I CHANGE I DATE SHEET TITLE OUTLINE DEVELOPMENT REQUI PHD ZONE CHARACTERISTICS MINIMUM SITE 5 ACRES AREA w� 0 MAXIMUM BUILDING 40,000 GSF MAX. AREA (GROSS S.F.) LD M � O MINIMUM BUILDING f INIIMUM SETBACKS FROM FRONT: 30 FEET FROM SIDE PROPERTY LINES: 25 FEET + 10 FEET FOR EACH STORY. N FROM REAR PROPERTY LINE: 25 FEET Lu FROM RIGHT -OF -WAYS: 30 FEET MAXIMUM. BUILDING & 75% MAX. OF SITE AREA HARDSCAPE COVERAGE MINIMUM 25% MIN. OF LOT AREA LANDSCAPING REFER TO SECTION 26-502 OF THE WHEAT RIDGE CODE OF LAWS FOR vw ADDITIONAL REQUIR MINIMUM PARKING i SPACE PER 5 BEDS + 1 SPACE PER EMPLOYEE AT PEAK SHIFT. REQUIRED (SPACES) REFER TO SECTION 26 -501 OF THE WHEAT RIDGE CODE OF LAWS FOR ADDITIONAL REQUIREMENTS. - MAXIMUM BUILDING HEIGHT 35 FEET - — SIGNAGE REFER TO ARTICLE VII, CHAPTER 26 OF THE WHEAT RIDGE CODE OF LAWS. +1 FREES TANDING SIG AS EXISTS ON TRACT "A ". (100 SF + / -) FENCING REFER TO SECTION 26 -603 OF THE WHEAT RIDGE CODE OF LAWS. EXTERIOR LIGHTING REFER TO SECTION 26 -503 OF THE WHEAT RIDGE CODE OF LAWS. ARCHITECTURAL DETAIL REFER TO THE STREETSCAPE AND ARCHITECTURAL DESIGN MANUAL. CHAIRPERSON CITY COUNCIL APPR APPROVED THIS DAY OF 20 BY THE WHEAT RIDGE CITY COUNCIL. CITY CLERK MAYOR 3 omm um s JEFFE RSO N COUNTY CLER REC THIS DOCUMENT ACCEPTED FOR FILING IN THE COUNTY CLERK AND RECORD OF JEFFERSON C OUNTY OCOLORADO ON DAY OF i A IN ". ! i:.: .. E RECEPTION NUMB i offxFA—ViI now- o l oolrom ALL DRAWN AND WRITTEN INFORMATION APPEARING HEREIN SHALL NOT 113E DUPLICATED, DISCLOSED, OR OTHERWISE USED WITHOUT THE WRITTEN CONSENT OF M +O +A Amhiteutuml Pa .Np PRINT REC PUR POSE DA =11, tl REVISION RECORD � NO. I CHANGE I DATE SHEET TITLE OUTLINE DEVELOPMENT Z Z> RICHAR +' N OB BE PL #23899 SIGNATURE OF OWNER OR AGENT Date NOTORIAL: STATE OF COLORADO ) )SS COUNTYOF ) THE FOREGOING WAS ACKNOWLEDGED BEFORE ME THIS_— DAY OF , 200_A.D.BY _ AS OF EXEMPLA /LUTHERAN HOSPITAL APPLICANT AS APPROVED BY EXEMPLA / LUTHERAN HOSPITAL. NOTAR WITNESS MY HAND AND OFFICIAL SEAL: NOTARY PUBLIC MY COMMISSION EXPIRES Zo �m ® w i w� 0 UI o LD M � O „1 Z Z> RICHAR +' N OB BE PL #23899 SIGNATURE OF OWNER OR AGENT Date NOTORIAL: STATE OF COLORADO ) )SS COUNTYOF ) THE FOREGOING WAS ACKNOWLEDGED BEFORE ME THIS_— DAY OF , 200_A.D.BY _ AS OF EXEMPLA /LUTHERAN HOSPITAL APPLICANT AS APPROVED BY EXEMPLA / LUTHERAN HOSPITAL. NOTAR WITNESS MY HAND AND OFFICIAL SEAL: NOTARY PUBLIC MY COMMISSION EXPIRES ai o Q M SHEET Of TOTAL Z Z Z Z O J G ' O o H u N 0 Lu w w w� Q� I ~ vw ai o Q M SHEET Of TOTAL Z EXISTING _. -° 5750— . 5750.....- O ST - DRIVE • • *r t PROPERTY LINE Z w < J a_ d EASEMENT ul w W W � N Uo Q rn CURB & GUTTER CONTOURS 5750 MANHOLE STORM SEWER ST INLET FLARED END SECTION SIGN JL DIRECTION OF FLOW mmo- TREE DESCRIPTIONS DRIVE FENCE —. —.— STORM DRAIN - -ST -- SANITARYSEWER - -SS —° WATERLINE LINE ELECTRIC LINE - -E —� GAS LINE - -G -- TELEPHONE LINE - -T —� DRAINAGE LINE HYDRANT VALVE —�— CATCH BASIN OUTFALLIHEADWALL BENCHMARK TRIANGULATION POINT • ♦ a ( , tk t REVISION RECORD NO. I CHANGE I DATE 1 4HEET TITLE CONCEPTUAL d. a �m wT p o OM z za � o m �v J zw SHEET O TO AL Z w < J a_ d ul w W W � N Uo Q rn SHEET O TO AL