HomeMy WebLinkAbout07/17/2003CITY OF WHEAT RIDGE PLANNING COMMISSION
Minutes of Meeting
June 19, 2003
Commission Members Present: Karen Berry
Following is the official set ► Planning Commission minutes for the public hearing of June 19, 2003.
A set of these minutes is retained both in the office • the City Clerk and in the Community
Development Departmen0f the City of Wheat Ridge.
4. APPROVE ORDER OF AGENDA
It was moved by Commissioner PLUMMER and seconded by Commissioner WEISZ to
approve the order of the agenda. The motion passed 8-0.
[a
d
PUBLIC FORUM
There were none present to address the Commission during this portion of the meeting.
PUBLIC HEARINGS
A. Case No. MS-03-01: An application filed by James Sloan for approval of a two- ot
minor subdivision plat on property zoned Residential-Three (R-3) and located at 3995
Sheridan Boulevard.
The case was presented by Meredith Reckert. She reviewed the staff report and digital
presentation after entering all pertinent documents into the record and advising the Commissi
there was jurisdiction to bear the case. Staff recommended approval with a condition that a
parkland dedication fee of $1, 188.82 be paid prior to issuance of a building permit.
James L. Sloan
4102 Sheridan Boulevard
Mr. Sloan, the applicant, was sworn in by Chair McNAMEE. He stated that his application
f e westeri. varcel.
Chair McNAMEE asked if there were any present who wished to address this matter. e
following person addressed the Commission.
Commissioner McMILLIN asked what the city policy was on the installation of curb and
gutter. Ms. Reckert stated it depended upon whether or not curb and gutter exists on other
portions • the street which it does not in this case. She stated that the city would require the
applicant to sign a development covenant to remain in effect for ten years. This would allow
the city to reassess the curb and gutter situation at any time during the ten years.
It was moved by Commissioner STITES and seconded by Commissioner PLUMMER th'"
Case No. MS-03-01, a request for a two-lot minor subdivision for property located at 3
Sheridan Boulevard he approved for the following reasons:
1. All requirements of the City's Subdivision Regulations have been met.
2. The minimum lot size and lot width requirements of the R-3 zone district have
been met.
With the following condition:
1. Parkland dedication fee will be paid prior to issuance of a building permit.
Planning Commission Page 2
June 19, 2003
The motion passed 8-0.
B. Case No. MS-03-03: An application filed by Brad Burger for approval of a two-lot
minor subdivision plat on property zoned Residential-Three and Commercial-One and
located at 6900 West 38 Avenue (behind 6920 West 38 Avenue).
In reply to a question from Commissioner WEISZ, Marsha Bunger stated that they access the
property both from 38' Avenue and from 37 and Quay. I
Donald l
6910 West 38 Avenue, Unit A
Mr. Onorato was sworn in by Chair McNAMEE. He stated that he and his wife desire to
purchase the property and plan to keep the property just the way it is.
Planning Commission Page 3
June 19, 2403
It was moved by Commissioner WEISZ and seconded by Commissioner PLUMMER to
approve Case No. MS-03-03, a request for a two-lot subdivision located at 6900 West 38"'
Avenue, for the following reasons:
1. The plat meets requirements of a final plat.
2. All requirements of the R-3 zone district regulations have been met or exceeded.
3.
With the following condition:
C. Case No. ZOA-03-05 (continued from June 5,2003): An ordinance amending
Chapter 26 of the Wheat Ridge Code of Laws concerning "Family Foster Homes" and
"Residential Group Homes."
Alan White stated that this matter was continued in order to have a member of the city
attorney's office present to answer questions
The state requires different licensing procedures for foster homes versus group homes. The
city's differentiation between the two is that foster homes can have up to four children and
more than four children constitutes a group home.
Alan White pointed out that group homes in Wheat Ridge are a special use and foster homes
are permitted uses in all residential zone districts.
In answer to a question from Commissioner WITT, Carmen stated that the courts and social
r �c
homes o _rouX homes based on manij factors but tenure of a
child in a foster home is not a determining factor.
Commissioner BERRY asked if the city's family foster home definition was the same as the
state's definition of family care home. Carmen replied that they were the same. Commissioner
BERRY stated that she felt it was important that, since the state defines a family care home as
Planning Commission Page 4
June 19,2003
being residential, the city's ordinance should also include the residential aspect in the definition
of a family foster home.
There was discussion about taking the number of children for each type of home out of the
ordinance and inserting the state's definitions.
Commissioner McMILLIN expressed concern that fifth numbers are eliminated a foster home
could grow to any size.
Commissioner McMILLIN didn't believe there was a correlation between the number of
children a family may have • adopt and the number of unrelated children allowed in a foster
home. He favored abiding • the court ruling but was opposed to removing the numerical
restriction
• non-sex offenders.
The motion passed 6-2 with Commissioners McMILLIN and WEISZ voting no.
Alan White reported that City Council approved the floodplain maps.
In response to a question from Commissioner McMILLIN, Alan White reported that the
Planning Commission Page 5
June 19, 2003
• li-s
,.&4-Ahe kitchen sho=%—ardin -,Le�placemevj
of trees. If the owners do not comply, the city will set deadlines for compliance.
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In
NEW BUSINESS
DLux.w•? business.
COMMISSION REPORTS
it was move0o & T&M a 17 T
to adjourn the meeting at 8-45 p.m. The motion passed 8-0.
Marian McNAMEE, Chair
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NAME & ADDRESS OF APPLICANT(S): Melody Homes
11031 Sheridan Blvd.
Westminster, CO 80020
APPROXIMATE AREA: 17,67 Acres (769,655.51 square feet)
PRESENT ZONING: A-1, Agricultural
ENTER INTO RECORD:
(X) COMPREHENSIVE PLAN (X) CASE FILE & PACKET MATERIALS
(X) ZONING ORDINANCE (X) EXHIBITS
SUBDIVISION REGULATIONS OTHER
JURISDICTION:
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.
The required neighbo of the meeting summary
and the sign-in sheets (Exhibit 2) are included with this report.
111. OUTLINE PLAN
As part of the rezoning process the applicant has submitted the required Outline Development
Plan (ODP). (Exhibit 3, Outline Development Plan)
The property being rezoned is approximately 17.67 acres in size (769,655.51 sq.
property has frontage • Ridge Road (southern boundary) and W 54Avenue (northern
boundary). The property is currently zoned A-1, Agricultural. The site is, at the present, vacant
land. It was formerly utilized as a tree farrii.
Planning Commission Page 2
WZ-02-13/Melody Homes
Arvada creates an industrial area adjacent to Ridge Road with residential lots to the north.
The development of the total site is planned to occur in two phases. The first phase will
encompass the residential lots with associated improvements, streets, utilities, drainage
improvements and all public improvements. The Final Development Plan and Final Plat have
been submitted and are currently under final review prior to public hearing. The second phas
will consist of the develo ment of the industrial lot for which a final development plan will b
p
Residentig Component
There will be a total of 37 residential lots. The permitted uses in the PRD zoning area are limited
to single family residences and typical accessory structures such as sheds and detached garages.
The permitted uses do not allow for any type of multi- family dwellings.
Most of the development standards for the residential zoning refer to the appropriate section of
the City's Zoning Code. The minimum lot size is being established at 7,900 square feet which is
slightly larger than the City's R- I B residential zoning district. The average lot size is
approximately 0.25 acres in size.
#
Open space is being provided in the amount of 4.79 acres. This announts to 27% of the total site.
Some • the open space will also function as drainage features. Open space and drainage areas
will be set up in tracts • the final Plat document.
Planning Commission Page 3
WZ-02-13iMelody Homes
The industrial development standards are consistent with the City's current code requirements,
For most standards, a reference to the specific code section is made. The minimum landscaped
area is established at 20% of the total site.
In order to help protect the traffic pattern on Ridge Road and the residential neighborhood,
access to the industrial parcel shall be from Oak Street only.
The industrial standards require buffering and screening for parking areas. Any outdoor storage
will have to be explicitly identified on an approved final development plan and function only as
an accessory to a permitted use with screening requirements being met.
The architectural design will be specifically detailed on the final development plan at the future
time it is submitted for approval. Architectural standards established on this Outline
Development Plan require exterior materials of brick, stone, wood and glass. Fenestration and
articulation of the fagade is also required. Metal buildings are expressly prohibited.
1� �� I I 1�1� ��� q ig�liig 1111� 1111pill i
1. That the existing zone classification currently recorded on the official zoning maps of
the City of Wheat Ridge is an error.
The property is currently zoned A-1, Agricultural. There is no mistake • the zoning map.
2. That a change in the character in the area has occurred due to installation of public
facilities, other zone changes, new growth trends, deterioration or development
transitions.
Arvada has been approved for industrial zoning along Ridge Road, with the remainder of the
I *roperty as residential.
Other than the one-time fees and taxes, the economic benefit to the City will be minimal.
Property tax revenue is low considering the services the City will • required to provide to
the new residences. Additionally, residents may shop in Wheat Ridge but a good portion of
retail shopping will likely occur in Arvada due to the close proximity • Arvada businesses.
6. That adequate infrastructure/facilities are available to serve the type of uses allowed
by the change of zone, or that the applicant will upgrade and provide such where they
do not exist or are under capacity.
All utility providers will serve the property with improvements constructed at the
developer's expense. Tracts will be provided for on-site drainage features according to the
final drainage plan.
7. That the change of zone will not adversely affect public health, safety or welfare by
creating excessive traffic congestion, creating drainage problems, or seriously reducing
light and air to adjacent properties.
The traffic impact study has been reviewed and approved to assure that the increase in traffic
from theresidential and industrial development is accounted for. Setbacks are established
with the development standards to protect the amount of light and air available to adjacent
MEMO=
8. That the change of zone will not create an isolated or spot zone district unrelated to
adjacent or nearby areas.
Both the PRD and PID zoning as proposed will be compatible with surrounding property.
The rezoning will not create an isolated zone district • either residential • industrial. The
industrial area will be adjacent to industrial zoning to the south and west. The residential
zoning will be adjacent to similar single family residential zoning to the north and west,
All outside service agencies will serve the property when developed. Arvada Fire District will
serve the property.
A traffic impact study has been reviewed and approved by the City's Traffic Engineer. All public
improvements required for the safe movement of vehicles will • constructed by the developer.
a • � wc� s • •
pq anu rinat 47TAN-7�771
of the final plat and final development plan.
Staff concludes that although inconsistent with the Comprehensive Plan designation of
agricultural estate residential, there has M een such a change of character in the surrounding area
as to warrant the proposed zone change. Therefore, staff recommends Approval of Case No.
WZ-02-13 with a condition that the parkland fee in lieu of land dedication be required at time of
final plat.
With the following condition:
1.
2.
Planning Commission Page 7
WZ-02-13 /Melody Homes
�( SITE
MrARTMENT OF
PLANNIW, AND DEVELOPMENT
RM
7500 test 29"' Avenue City of
Wheat Ridge, Colorado 80215 cheat Ridge
City Staff Present: Mary Austin, Plann
Michael Marcia, Development Review engineer
NEW ;li'`i
• • Ming, 2"' floor conference room
Property Address.
10285 Ridge Road
Property Owner:
Sate of Colorado Property Owner Present`' No
Applicant:
Melody Homes Applicant Present? "Yes
Existing Zoning:
A -1 Comp Plan Designation: AER (I unit/acre)
Existing use /site conditions; Vacant lance
Applicants proposal: To rezone the property from A -1 to PRD and PID and receive approval of
an Outline Development Plan, Final Development Plan and Final flat. The
applicant intends to develop the site with 37 single family residential
homes and an industrial area along Ridge Road.
Issues discussed:
Questions were posed regarding plans for the industrial area. Melody
Homes commented that the industrial area is planned to be compatible
with the industrial area in the City of Arvada along Ridge Road, It is not
planned to be an intensive manufacturing area. The industrial area will
p\most likely not be a part of the homeowners association,
Traffic circulation: A traffic impact study will be required to be submitted
by Melody Homes and approved by the City,
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R IDGE, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6th PRINCIPAL MERIDIAN,
CITY OF WHEAT C COLO
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ITEM
INDUSTRIAL
RESIDENTIAL
MAXIMUM LOT COVERAGE
80% BUILDING AND HARDSCAPE
40% BUILDING COVERAGE
TRACT
COVERAGE
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REFER TO SECTION 26 -502 OF THE
LANDSCAPING
MINIMUM 20%
WHEAT RIDGE CODE OF LAWS
MINIMUM SETBACKS
P
MINOR CONTOUR
FRONT
50 FEET
20 FEET
SIDE
5 FEET PER STORY*
7.5 FEET
2.55
10 FEET FOR A ONE STORY
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"THE FRONT OF EACH HOUSESHALL BE
208.189,86
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STAGGERED A MINIMUM OF 2'
0.25
WAY, MINIMUM SETBACK OF 30 FEE
' IF AMA CENT TO DEDICATED RIGHT -OF-
3.24
WAY, MINIMUM SETBACK OF 20'
141,154.36
REFER TO SECTION 26 -503 OF THE
REFER TO SECTION 26 -503 OF THE
LIGHTING
WHEAT RIDGE CODE OF LAWS
WHEAT RIDGE CODE OF LAWS
REFER TO SECTION 26 -501 OF THE
REFER TO SECTION 26 -501 OF THE
PARKING
WHEAT RIDGE CODE OF LAWS
WHEAT RIDGE CODE OF LAWS
AS APPROVED ON THE FINAL
DEVELOPMENT PLAN AND IN
AS APPROVED ON THE FINAL
ARCHITECTURE
ACCORDANCE WITH THE
DEVELOPMENT PLAN
STREET.SCAPE AVD
ARCHITECTURAL DESIGN MANUAL
ACCESS
ACCESS ONLY FROM OAK STREET
REFER TO ARTICLE VII OF THE
REFER TO ARTICLE VII OF TI-1E
SIGNAGE
WHEAT RIDGE CODE OF LAWS
WHEAT RIDGE CODE OF LAWS
FENCING AND SIGHT
REFER TO SECTION 26-603 OF THE
REFER TO SECTION 26-603 OF THE
DISTANCE TRIANGLE
WHEAT RIDGE CODE OF LAWS
WHEAT RIDGE CODE OF LAWS
REFER TO SECTION 26 -204 OF THE
ACCESSORY BUILDINGS
WHEAT RIDGE CODE OF LAWS
35 FEET; SINGLEFAMILY DWEt_LING
MAXIMUM HEIGHT
50 FEET
20 FEET; DETACHED GARAGE OR SHED
NO LIMITATION PROVIDED ALL
MINIMUM LOT SIZE
OTHER REQUIREMENTS CAN BE
7900 SQ. FT.
MET
NO LIMITATION PROVIDED ALL
40.0 FT. AT FRONTAGE
MINIMUM LOT WIDTH
OTHER REQUIREMENTS CAN BE
65.0 FT. AT SETBACK
MET
* MINIMUM REQUIREMENTS R ► EFIN0
AND INDUSTRIAL STANDARDS.
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6. ARCHITE FEATU*... ,:. E AVE BELTCOURSES I:
VvlN DOWS , POR t AND
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EXTEND OR MAY
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5. INDUSTRIAL DEVELOPMENT SHALL MEET THE REQUIREMENTS OF •
INDUST PE STANDARDS OF THE V*iEAT RIDGE tD
OF LAWS.
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EXISTING
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EXISTING
OVERHEAD ELECTRIC
EXISTING
TREES
17.67
ACRES
769,655.51
SO
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14.49
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630,920,76
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3.18
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RESI DENTIAL SINGLE FAMILY R s" ACR
SINGLE FAMILY RESIDENTIAL 2.49 ACRES
SINGLE FAMILY RESIDENTIAL 2.43 ACRES
COMMERCIAL/INDUSTRIAL 2.01 ACRES
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AN OFFICIAL DEVELOPMENT PLAN IN THE CITY OF WHEAT RIDGE
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1. THIS PROPERTY LIES WITHIN ZONE 0, DESIGNATED AS AREAS OF
MINIMAL FLOO ACCO FE
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PANEL NO. OM79-0005 C, REVISED FEBRUARY 4, 199&
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1. THIS PROPERTY LIES WITHIN ZONE 0, DESIGNATED AS AREAS OF
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PANEL NO. OM79-0005 C, REVISED FEBRUARY 4, 199&
WMEMW
Attached is an ordinance amendin Section 26 -123, the Table of Uses, for Commercial and
Industrial zone districts. The ordinance separates clinics and offices providing for substance abuse
treatment and counseling from other types of clinics and makes substance abuse clinics subject to the
special use process. Other clinics remain as permitted uses as currently provided in the code.
A motion for a recommendation to City Council is requested.
Suggested Motion:
C \ProjectsVoning amendments\Substancet Abase Clinics\PC memo.cloc
CITY OF WHEAT RIDGE, COLORADO
INTRODUCED BY COUNCIL MEMBER
Council Bill No.
Ordinance No.
CNB\53027X443958,01 1
Section 3. The Table of Uses for Commercial and Industrial Districts
provided by Section 26-204 of the Code of Laws is amended by the addition of the
following:
— Uses
Notes
NC
RC
C-1 —
C-2
I
Substance abuse clinics
S
S
P
Section 4. The Table of Uses for Commercial and Industrial Districts
provided by Section 26-204 of the Code of Laws is further amended as follows:
CNB\53027\443958.01 2
CLINICS
Section 7. Severability; Conflicting Ordinances Repealed. If any section,
subsection or clause • this ordinance shall • deemed to be unconstitutional or
otherwise invalid, the validity of the remaining sections, subsections and clauses
shall not be affected thereby. All other ordinances or parts of ordinances in conflict
with the provisions • this ordinance are hereby repealed.
Section 8. Effective Date. This Ordinance shall take effect fifteen days
after final publication, as provided by Section 5.11 of the Charter.
READ, ADOPTED AND ORDERED PUBLISHED on second and final reading by
i! vote of - to , this _ day of 2003.
SIGNED by the Mayor on this day of , 200 It
Gretchen Cerveny, Mayor
CNB\53027\443958,01 3
ATTEST:
Wanda Sang, City Clerk
I
Gerald E. Dahl, City Attorney
First Publication:
Second Publication:
Wheat Ridge Transcript:
Effective Date: A
CNB1530271443958.01 4