HomeMy WebLinkAboutSUP-11-02`~ .y City of
n Wheat iidge
- COMMUNITY DEVELOPMENT
City of Wheat Ridge Municipal Building 7500 W. 29" Ave. Wheat Ridge, CO 80033 -8001 P: 303.235.2846 F: 303.235.2857
Approval of Special Use Permit
WHEREAS, an application for a Special Use Permit was submitted for the property located at 6270 W. 38
Avenue to allow expansion of a nursing home in an R -3 zone district, referenced as Case No. SUP- 11 -02; and
WHEREAS, side yard setback variances are required to allow construction in -line with the existing building
(Case No. WA- 11 -03);
WHEREAS, City staff found basis for approval of the Special Use Permit, relying on criteria listed in Section 26-
114 of the Wheat Ridge Code of Laws and on information submitted in the case file; and
WHEREAS, the City staff found basis for approval of the Variances, relying on criteria listed in Section 26 -115
of the Wheat Ridge Code of Laws and on information submitted in the case file; and
WHEREAS, the Community Development Department has properly notified pursuant to Section 26 -109 of the
Wheat Ridge Code of Laws; and
WHEREAS, there were no registered objections regarding the application;
NOW THEREFORE, be it hereby resolved that a Special Use Permit to allow expansion of a nursing home in an
R -3 zone district (Case No. SUP- 11 -02) with side yard setback variances (Case No. WA- 11 -03) are granted for
the property located at 6270 W. 38 Avenue based on the following findings of fact:
SIDE YARD SETBACK VARIANCES:
There are unique conditions based on the current configuration of the building.
The proposed additions will not negatively impact the aesthetics of the property or area.
Approval will result in a substantial investment in the property which will benefit the current
residents.
SPECIAL USE PERMIT:
1. The proposed improvements are appropriately designed and will improve the aesthetics of the
structure and property.
2. The proposed parking reconfiguration will improve circulation on the property and will not result in
any traffic impacts either on or adjacent to the site.
3. The proposed Special Use Permit will not have a detrimental effect upon the general public health,
welfare, and safety of the surrounding area.
www.ei.wheatri dge.co.us
For these reasons, a recommendation of approval is given for Case Nos. WA -11 -03 and SUP -11 -02 with the
following conditions:
1. The grant of use shall run with the property.
2. Improvements shill be consistent with applicant's Exhibit 3.
4)L A rz= "sJI—
Johnstone, C,4ffiinunity Devi opment Director Date
®A
® City of
Wheatj�idge
COMMUNITY DEVELOPMENT
CITY OF WHEAT RIDGE
PLANNING DIVISION STAFF REPORT
TO: Community Development Director
DATE: May 11, 2011
CASE MANAGER: Meredith Reckert
CASE NO. & NAME: SUP -11 -02 and WA -11 -03 /Christopher House
ACTION REQUESTED: Request for Special Use Permit to allow expansion of a nursing home in R -3
with side setback variances
LOCATION OF REQUEST: 6270 W. 38"` Avenue
APPLICANT: Colorado Lessor — Conifer, Inc for Christopher House
APPROXIMATE AREA: 1.5 acres
PRESENT ZONING: R -3, Residential -Three
ENTER INTO RECORD:
(X) CASE FILE
(X) ZONING ORDINANCE
SUP -11 -02 and WA -11 -03 /Christopher House 1
All notification and posting requirements have been met; therefore, there is jurisdiction to make a
determination regarding this request.
I. REQUEST
The applicant, Christopher House, is requesting a special use permit to allow expansion of the existing
nursing home facility on the property. A nursing home is a special use in the R -3 zone district. In order
to accommodate the expansion, a new SUP is required. Side setback variances are required to allow
in -line construction of the improvements. (Exhibit 1, applicant's request)
Pursuant to Section 26 -114 of the Code of Laws, the Community Development Director has the ability
to decide upon applications for administrative Special Use approval, without requirement for a public
hearing, provided the following conditions are met:
1. A completed application package has been submitted and fee paid;
2. The Community Development Department has notified adjacent property owners by letter
notice and the site has been posted for at least ten (10) days;
3. No written objections have been received in such ten -lay period;
4. The Community Development Director concludes that the criteria for approval, as set forth
below, are substantially complied with and support the request.
The Community Development Director can impose conditions or stipulations upon the approval,
which may include physical design, operational, and maintenance considerations to ensure compliance
with the criteria for review. Staff is recommending conditions of approval with this request.
The Community Development Director shall also decide the following:
1. Whether the SUP runs with the land in perpetuity; or,
2. Whether the SUP is personal to the applicant and may or may not be inherited; and/or,
3. Whether the SUP is granted only for a defined period, after which time the special use shall
expire unless renewed subject to all of the requirements of this section.
II. PROPERTY DESCRIPTION/HISTORY
The lot is just over 1.5 acres in size (67, 450 square feet) and includes one primary structure built in
1961. The single story structure is approximately 22,300 square feet in size and accommodates a 75-
bed nursing home facility.
The property is in a flag lot configuration with driveway access to W. 38"' Avenue, but no additional
street frontage. Adjacent properties are zoned commercially and residentially. Immediately east of
the drive area to the subject property is a vacant lot zoned R -2. To the south and east are properties
zoned R -1C including Founder's Park. To the west is a Planned Residential Development that
includes the Highlands West and South senior living facilities. To the northwest is a Neighborhood -
Commercial property that shares two lot lines with the applicant.
In addition to the nursing home, the site improvements include a circular drive with drop- off /loading
area and paved parking areas along the drive and behind the main building. The rear parking area is
accessed via a narrow one -way drive along the east side of the structure. Most landscaping is
concentrated at the front of the east and west wings. There are also interior courtyards that are not
SUP -11 -02 and WA -11 -03 1Christopher House
visible from the front yard of the structure which provide more private landscaped amenities for the
residents and staff. (Exhibit 2, existing site plan)
III. CASE ANALYSIS
The Christopher House nursing home has been operating at 6270 W. 38 Avenue since before the
incorporation of the City of Wheat Ridge. Approval of Case No. SUP -89 -09 legitimized the use of
the property as a nursing home in its current configuration. (Exhibit 3, proposed site plan) Expansion
of the special use requires a new SUP and site plan review to assess any additional impacts that may
result.
A 1,967 square foot addition is being proposed to the front of the building. The proposal includes
expansion of the main entry, addition of a resident lounge and covered patio on the east wing, and the
enclosure and expansion of the west wing to accommodate a therapy and treatment area.
The proposal also includes fagade improvements and reconfiguration of the parking area on the "pole"
portion of the site extending north to 38 Avenue. The reason for the additions and improvements are
to enhance quality of life for Christopher House residents and to improve circulation on the site. The
proposal will not result in additional beds or staff.
The property is currently non - conforming in terms of lot width, sideyard setbacks and parking
facilities. The minimum lot width for a nursing home in R -3 is 200 -feet, and the property is
approximately 165.5 feet wide. Minimum side setbacks should be 15 -feet, but are 13' -9" on the east
and 9' -9" on the west. The proposed additions will not increase the extent of these nonconforrnities,
but a variance will be required for the setbacks.
IV. SPECIAL USE PERMIT CRITERIA
Before an administrative special use is approved, the applicant shall show and the Community
Development Director shall find that the majority of the proposed special use criteria have been met.
Staff provides the following review and analysis of the SUP criteria.
The special use will not have a detrimental effect upon the general health, welfare,
safety and convenience of persons residing or working in the neighborhood.
The proposed use will not have a detrimental effect on the general health, welfare, safety and
convenience of persons residing or working in the neighborhood. The nursing home has
been operating at this location since 1961 and provides a needed alternative for elderly
housing.
Staff concludes that this criterion has been met.
2. The special use will not create or contribute to blight in the neighborhood by virtue of
physical or operational characteristics.
The request will not create or contribute to blight in the neighborhood. The existing property
is attractive and properly maintained and it is expected that with the expansion, this will
continue.
SUP -11 -02 and WA -11 -03 1Christopher House
Staff concludes that this criterion has been met.
3. The special use will not create adverse impacts greater than allowed under existing
zoning for the property.
Under current conditions, the property could support 18 multi - family residential units. The
nursing home currently has 75 beds but given the physical condition of the residents, there
are likely fewer external site impacts than multi - family housing. Expansion of the facility
will not result in an increase in beds or personnel but will increase services to the residents.
Staff concludes that this criterion has been met.
4. The special use will not result in undue traffic congestion or traffic hazards, or unsafe
parking, loading, service of internal traffic conflicts to the detriment of persons whether
on or off the site.
Although the parking facilities are substandard to today's code for the property's use, the
proposed addition will not increase the number of beds or employees, and therefore will not
trigger any additional parking requirements. The parking improvements on the northern
portion of the property will be beneficial for circulation.
Staff concludes that this criterion has been met.
5. The property is 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.
The single story structure on the property is brick -sided and has a peaked roof. While the
structure is around 22,000 square feet in size, it appears residential regarding materials,
facades and roofiines. A variety of land uses surround the property including high density
multi - family to the west, commercial to the north, a park to the south and low density
residential to the east. The proposed small expansion of the existing structure will not
negatively impact any of these adjacent land uses.
Staff concludes that this criterion has been met.
6. The special use will not overburden the capacities of the existing streets, utilities, parks,
schools and other public facilities and services.
All utility agencies are currently serving the property and based on referral responses
received, will continue to do so. There will be no impact on parks, schools or other public
facilities or services.
Staff concludes that this criterion has been met.
7. There is a history of compliance by the applicant and /or property owner with Code
requirements and prior conditions, if any, regarding the subject property.
SUP -11 -02 and WA -11 -03 /Christopher House
No history was found regarding code requirements or violation of prior conditions of
approval on the subject property.
Staff concludes that this criterion has been met.
8. The application is in substantial compliance with the applicable standards set forth in
the Architectural and Site Design Manual.
The proposed improvements do not exceed the threshold for application of the ASDM
commercial design standards; however, the proposed improvements are an upgrade to the
aesthetics of the structure.
Staff concludes that this criterion is not applicable.
IV. VARIANCE CRITERIA
The existing structure was built in 1961 prior to the incorporation of the city. The following is a
comparison of the required development standards in the R -3 zone district with the proposed
expansion.
R -3 Development Standard
( nursing homes
Required
Proposed
Max. coverage by buildings:
40% maximum
35%
Minimum lot area:
One acre (43,560 s.f.)
1.55 acres (67,450 s.f.)
Minimum lot width:
200'
165.41'
Min. front setback
25'
25'
Min. Side setback:
15' —both sides
9.75' (west side)
13.75' (east side)
Min. rear setback:
20'
60'
Min. landscaped coverage:
20%
20%
Resulting variance requests:
5.25' side (west) setback variance and
1.25' side east setback variance
In order to approve an administrative variance, the Director must determine that the majority of the
criteria for review listed in Section 26- 115.C.4 of the City Code have been met. Staff provides the
following review and analysis of the variance criteria.
1. The property in question would not 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 be used as a nursing home without the variance on the west side but
the building would need to "jog in" at the addition on both sides which may look odd and
render the interior space as unfunctional. The variance on the east side will ensure that viable
access is still available to the parking to the rear. As it is, 13.75' is narrow and only allows one
way traffic. If the variances are not granted, the facility cannot be expanded.
Staff finds that this criterion has been met
SUP -11 -02 and WA -11 -03 /Christopher House
2. The variance would not alter the essential character of the locality.
The variances would not alter the essential character of the locality. The existing structure has
been in place for 50 years with the existing setbacks. There are single family residences with
deep yards on the east side and a drive aisle for the adjacent high density multi family
development on west. Extension of the non - conforming setbacks roughly 30' on each side will
not alter the character of the locality.
Staff finds that this criterion has been met.
3. The applicant is proposing a substantial investment in the property with this application,
which would not be possible without the variance.
This project represents substantial investment in the property which may not be cost effective
without the variances.
Staff finds this criterion has been met.
4. The particular physical surrounding, shape or topographical condition of the specific
property involved results in a particular and unique hardship (upon the owner) as
distinguished from a mere inconvenience if the strict letter of the regulations were
carried out.
There are unique conditions relating to the non - conforming side setbacks for the existing
structure. The proposed additions create the most logical expansion scenario.
Staff finds this criterion has been met.
5. The alleged difficulty or hardship has not been created by any person presently having
an interest in the property.
The hardship was created when the existing structure was built. There are no viable
alternatives for access to the rear parking area.
Staff finds this criterion has been met.
6. The granting of the variance would not be detrimental to the public welfare or injurious
to other property or improvements in the neighborhood in which the property is located,
by, among other things, substantially or permanently impairing the appropriate use or
development of adjacent property, impairing the adequate supply of light and air to
adjacent property, substantially increasing the congestion in public streets or increasing
the danger of fire or endangering the public safety, or substantially diminishing or
impairing property values within the neighborhood.
The request would not be detrimental to public welfare and would not be injurious to
neighboring property or improvements. It would not hinder or impair the development of the
adjacent property. The adequate supply of air and light would not be compromised as a result
of this request. The request would not increase the congestion in the streets, nor would it
SUP -11 -02 and WA -11 -03 /Christopher House 6
increase the danger of fire. The request will most likely not have a negative effect on property
values in the neighborhood.
Staff finds that this criterion has been met.
The unusual circumstances or conditions necessitating the variance request are present in
the neighborhood and are not unique to the property.
There is a mix of zoning and land use surrounding the property but no other nursing homes.
However, there are a substantial number of commercial and institutional structures in the city
which were built prior to incorporation and /or prior to the current zoning regulations which
also have nonconforming setbacks.
Staff finds that this criterion has been met.
8. Granting of the variance would result in a reasonable accommodation of a person with
disabilities.
One could argue that residents of nursing homes typically have physical and/or mental
disabilities or limitations. Granting of the variance will not directly result in accommodation
but it will positively impact their quality of life by increasing services.
Staff finds that this criterion is not applicable.
9. The application is in substantial compliance with the applicable standards set forth in the
Architectural and Site Design Manual.
The proposed improvements do not exceed the threshold for application of the ASDM
commercial design standards; however, the proposed improvements are an upgrade to the
aesthetics of the structure.
This criterion is not applicable.
VI. NEIGHBORHOOD MEETING
A meeting for neighborhood input required by the SUP application was held on March 23, 2011. A
summary of the meeting has been attached, as well as the sign up sheet (Exhibit 4, neighborhood
meeting recap; Exhibit 5, sign up sheet).
VII. AGENCY REFERRAL
Referrals were sent out to impacted agencies with the following specific comments received:
Wheat Ridge Fire Protection District: Can serve. Will require the following permits from the fire
district: fire district building permit, permit for alterations to the sprinkler system, permit for
alterations to the fire alarm system.
SUP -11 -02 and WA -11 -03 /Christopher House
Wheat Ridge Public Works: Commented reg the proposed water quality basin required at the
northeast corner of the property adjacent to 38` Avenue. A "section" design of this water quality
basin will need to be provided at the time of building permit.
VIIL STAFF RECOMMENDATION
In relation to the proposed side yard setback variances, Staff has concluded that the evaluation criteria
support approval of the request for the following reasons:
1. There are unique conditions based on the current configuration of the building
2. The proposed additions will not negatively impact the aesthetics of the property or area.
3. Approval will result in a substantial investment in the property which will benefit the
current residents.
Regarding the Special Use Permit, Staff has concluded that the evaluation criteria support approval of
the request for the following reasons:
1. The proposed improvements are appropriately designed and will improve the aesthetics of
the structure and property.
2. The proposed parking reconfiguration will improve circulation on the property and will not
result in any traffic impacts either on or adjacent to the site.
3. The proposed Special Use Permit will not have a detrimental effect upon the general public
health, welfare, and safety of the surrounding area.
For these reasons, a recommendation of approval is given for Case Nos. WA -11 -03 and SUP -11 -02
with the following conditions:
1. The grant of use shall run with the property.
2. Improvements shall be consistent with applicant's Exhibit 3.
SUP -11 -02 and WA -11 -03 /Christopher House
ELY architecture, Inc.
March 29, 2011
Project: Christopher House Building Additions
and Parking Lot Improvements
Address: 6270 West 3e Avenue
Wheat Ridge, CO 80033
Subject: Request for Special Use Permit (SUP) and Variances to the Side Setback and Landscape
Requirements
Christopher House is an existing 72 bed nursing home facility providing geriatric care to families in the
Wheat Ridge and West Metro communities. The facility was constructed in 1961 and is a single story
building approximately 22,300 square feet. The proposed additions, fagade improvements and parking
upgrades are intended to enhance the quality of life for the residents and their families.
Improvements proposed for Christopher House include:
1. Expansion of the main entry vestibule and lobby
2. Addition of a resident lounge area with covered patio (East Wing)
3. Addition of a therapy /treatment facility (West Wing)
4. Reconfiguration of parking areas
It is understood that these proposed improvements require a new Special Use Permit and site plan review.
Additionally, variances for infringement on required sideyard setbacks and nonconforming landscape
coverage are necessary.
On behalf of Pinon Management, Ely Architecture, Inc. requests that a new Special Use Permit be
granted. Also, due to the physical constraints of the property, we request that variances be granted for
non - conforming sideyard setbacks and required landscape coverage.
Sincerely,
r itec
Russell G. Ely, AIA
Ely Architecture, Inc., 2525 Outlook EXHIBIT 1 0. 7883 Fax: 303/ 860. 7809
44 e)
Christopher Resaonse to Variance and SUP Evaluation Criteria
HOUSE
* The variance requested as part of the proposal at Christopher House would not 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.
* Christopher House is proposing a substantial investment in the property with this application, which
would not be possible without the variance.
* The particular physical surrounding, shape or topographical condition of the specific property
results in a particular and unique hardship as distinguished from a mere inconvenience.
* The hardship is pre- existing and has not been created by any person presently having an interest in
the property. Further, it would not alter the essential character of the facility.
* The granting of the variance would not be detrimental to the public welfare or injurious to other
property or improvements in the neighborhood in which the property is located, by, among other
things, substantially or permanently impairing the appropriate use or development of adjacent
property, impairing the adequate supply of light and air to adjacent property, substantially increasing
the congestion in public streets or increasing the danger of fire or endangering the public safety, or
substantially diminishing or impairing property values within the neighborhood.
* The special use will not have a detrimental effect upon the general health, welfare, safety
and convenience of persons residing or working in the neighborhood.
* The special use will not create or contribute to blight in the neighborhood by virtue of
physical or operational characteristics.
* The special use will not create adverse impacts greater than allowed under existing zoning
for the property.
* The special use 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 appropriately designed, so as to be in harmony and compatible with the
character of the surrounding areas and neighborhood, especially with adjacent properties.
* The special use will not overburden the capacities of the existing streets, utilities, parks,
schools and other public facilities and services.
* The application is in substantial compliance with the applicable standards set forth in the
Architectural and Site Design Manual.
Phone: 303.421.2272 1 Fax: 303.421.1941
6270 west 38th Avenue I wheat Ridge. Colorado 80033
EXHIBIT 2
II
IPA-
Designer /Drafter:
Jennifer L. Ulsh Designs
3753 Rabbit Mountain Road
Broomfield, CO 80020
303.495.806
Architect:
ELY architecture. Inc.
2525 Outlook Trail
Broomfield. CO 80020
303. 860. 7883
WEST WING
DATE: 2011.03.23
CONSTRUCT A VWIDE CURB
PROPOSED E OF RECONFIGURED
EXISTING SIGNTO BE OPENING TO ALLOW FLOW RESIDENT DASH LINE DENOTES
RENOVAT FROM PARKING LOT TO LOUNGE & PATIO OVERHANG, TYR. DUMPSTER
'ED ENTER BASIN IN EAST WING CORRAL
S 014'17"E, 504.90' (PROP)
- - - - -
L IE--
DRIVE
I LI
IN Spt� I �i I 'U� 2,7 - - - - - - - - - -
-- --- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
'X
>
<
PARKING
LLT/
17'
IT,
T �
7K�'G 70 0A
A
- T 7 -_�7
, CA- 7 7 7 It 77,�
\ A c, 0
7 7
- ----- DRIVE
USE THE PROPOSED ISLAND TO CONSTRUCT EXISTING z I u-
PROPOSED LOBBY
A POROUS LANDSCAPE'DETENTION" BASIN C t -
NURSING PARKING
AT MAIN ENTRY
TO PROVIDE SOME WO T PEAT MENT FOR HOME
5 4 PARKING SPOTS
PARKING LOT RUNOFF.
_6
EXISTING
VAN
SUMMARY: k
RES'DEN
Z'
A ,
w
GARDEN
PROPOSED NEW COVERED PATIO ALK
ITT
_7
i 913
V/ EXISTING COVERED PATIO TO BE
x
FINISHED [NTERiOR SPACE
x
PROPOSED, ADDITIONAL ENCLOSED PROPOSED EXISTING
L'L FINISHED INTERIOR SPACE TREEATM-NiTj
K\ SHEDI
THERAPY SPACE IN
WEST WING 12 SOOTS
1 LANDSCAPE AREA
77
"k
& ------
0
EXISTING BUILDING AREA: 21,829 SQ. FT, N 0'14'39" W, 34 (PROP)
TOTAL PROPOSED BUILDING AREA: 23,789 SQ. FT
7 � ON'
PROPOSED ADDITIONS: SETBACK
IVIAIN ENTRY /LOBBY: 201 SO. FT.
EAST WING: 544 SO. FT.
WEST WING: 1,2'5 SQ. FT.
TOTAL: !.960 SQ, FT
PROPOSED COVERED EAST PATIO: 420 SQ. FT.
PROPOSED COVERED PORCH: 201 SQ. FT.
TOTAL PROPOSED COVERAGE: 621 SQ, FT. 0 PLAN
EXISTING SITE AREA 67,450 SQ. FT. ( ACRES)
EXIST. SITE COVERAGE (INCLUDING COVERED PATIOS): 22 SQ, FT. (34%)
PROPOSED TOTAL SITE COVERAGE (INCLUDING PATIOS): 24,4 0 SO, FT. (36%)
EXISTING LANDSCAPE AREA: 15,306 SQ. FT. (23%)
PROPOSED TOTAL LANDSCAPE AREA 13,475 SQ. FT, (20%)
EXISTING PARKING: 43
PARKING PROPOSED: 47 (2 HC)
CHRISTOPHER HOUSE Designer/Drafter: Architect: DATE: 201
0 16 32' 64' 1 n
6270 West 38th Ave. Jenifer L. Ufsh Designs ELY architecture. Inc. SCALE: 1132_ = i I
Wheat Ridge, Colorado 3753 Rabbit Mountain Road 2525 Outlook Trail
d%mmm%mmmemi SITE PLAN 1+7 80033 Broomfield. CO 80020 Broomfield. CO 80020
SCALE: 1/32'= P-0' NORTH 303. 495, 8062 303. 860, 7883 A-2
PRD " T
—UNIINARY
30 YEAR ARCHITECTURA L
ASPHALT SHINGLE
FIBER CEMENT SHINGI E
L
STYLE SIDING -
BRICK TO MATCH EXISTING
FIBER CEMENT LAP SIDING
0 2' 4' 8
1 NINE=
In IWI
SCALE: 114" = 1`-0"
EAST WING
(�,�gAST WING ELEVATION
CHRISTOPHER HOUSE
Desioner/D
6270 West 38th Ave.
Jen .
rafer L. Ulsh Designs
When Ridge, Colorado
3753 Rabbit Mountain Road
Broomfield. CO 80020
80033
303.495.8062
Architect:
ELY architecture Inc.
2525 Outlook Trail
Broomfield, CO 80020
303. 860. 7883
DATE: 2011.0123
SCALE: 114" = 1 ° -0"
Aw=6 PRE� 11"AUNARY
30 YEAR ARCHITECTURAL
ASPHALT SHINGLE
FIBER CEMENT S€ INGLE
STYLE SIDING
EXISTING
BRICK TO MATCH EXISTING
FIBER CEMENT LAP SIDING
0 2' 4' 8'
i
SCALE: 1/4" _ ;' -0"
�,,WEST WING ELEVATION
CHRISTOPHER HOUSE
6270 West 38th Ave.
Wheat Ridge, Coiorado
80033
Designer /Drafter: Architect: DATE: 20? ?.03.23
Jennifer L. UIsh Designs ELY architecture. Inc. SCALE.: 1/4'= V -0"
3753 Rabbit Mountain Road 2525 Outlook Trail
Broomfald, CO 80020 Broomfield, CO 80620 A 8
303. 495. 8062 303. 860. 7883 PRE l,'JUNARY
WEST WING
SITE
NORTH
DATE: 2011. 03. 23
SCALE: NTS
Aw=9
PRELMNARY
CHRISTOPHER HOUSE
Landscape Renovation Concept
AM
( .
< :
\
■
PROPOSED DECOUCUS SHADE TREES
PROPOS
!, «
z «:
�
�
\
Ki ll
PRO POSED SOD
City of
`7`I heat p_
"COMMUNI Y DEVFLOPMEN 1
City of Wheat Ridge Municipal Building 7500 W. 29 "' Ave. Wheat Ridge, CO 80033 -8001 P 303 235 2846 F: 303 235.2857
NEIGHBORHOOD MEETING NOTES
Meeting Date: March 23, 2011
Attending Staff: Meredith Reckert, Senior Planner
Lauren Mikulak, Planner I
Location of Meeting: Christopher House
6270 W. 37' Avenue, Wheat Ridge, CO 80033
Property Address: 6270 W. 37' Avenue, Wheat Ridge, CO 80033
Property Owner(s): Colorado Lessor Conifer, Inc
Omega Healthcare Investors, Inc
Wabasha Leasing, LLC
Great America Leasing Corp
Property Owner(s) Present? No (Christopher House Administrator, Stacey Love, was
present on behalf of owners)
Applicant: Christopher House, Pinon Management
Existing Zoning: Residential -Three (R -3)
Existing Comp. Plan: Main Street / Neighborhood
Existing Site Conditions:
The property is located at 6270 W. 38` Avenue and is zoned Residential -Three (R -3). The lot is just
over 1.5 acres in size (66,647 square feet) and includes one primary structure built in 1961. The single
story structure is approximately 22,300 square feet and accommodates a 72 -bed nursing home facility.
Nursing homes are a special use in the R -3 zone district.
The property is in a flag lot configuration with driveway access to W. 38` Avenue, but no additional
street frontage. Adjacent properties are zoned commercially and residentially. Immediately east of the
drive area to the subject property is a vacant lot zoned R -2. To the south and east are properties zoned
R -1C including Founder's Park. To the west is the Planned Residential Development that includes the
Highlands West and South senior living facilities. To the northwest is a property zoned Neighborhood -
Commercial that shares two lot lines with the applicant and currently houses an optometrist office.
In addition to the nursing home, the lot includes a circle drive and paved parking areas along the drive
and behind the main building. Most landscaping is concentrated at the front of the east and west wings.
EXHIBIT 4
Applicant /Owner Preliminary Proposal:
The applicant, Christopher House, is proposing a 1,967 square foot addition to the front of the building.
The proposal includes expansion of the main entry, addition of a resident lounge and covered patio on
the east wing, and the enclosure and expansion of the west wing to accommodate a therapy and
treatment area.
The proposal also includes facade improvements and reconfiguration of the parking areas. The reason
for the additions and improvements are to enhance quality of life for Christopher House residents and to
improve circulation on the site. The proposal will not result in additional beds or staff.
The following is a summary of the neighborhood meeting:
• In addition to the applicant and staff, the applicant's architect was in attendance. Four member's of
the public attended the neighborhood meeting: Dorothy Archer, Larry Maske, Steve Rogers, and
Susan Streeter. In addition, several Christopher House residents were present.
• Ms. Archer resides one block to the west, and Mr. Maske resides one block to the north of the
subject property. Mr. Rogers owns the immediately adjacent property at 6280 W. 38' Avenue,
where he operates an optometry office. After learning about the applicant's proposal, none of the
attendees expressed any concerns.
• Staff discussed the site, its zoning and future land use.
• The applicant and members of the public were informed of the process for the Special Use Permit.
• The members of the public were informed of their opportunity to make comments during the process
and at the public hearing, if required.
The following issues were discussed regarding the SUP request and proposed development:
Will the landscape buffer that currently separates the subject property from the neighboring property
to the west be removed (between 6270 and 6280 W. 38`' Avenue)?
Yes, the proposal includes removing this grass to accommodate an irnpr parking plan. To
compensate, however, landscaped islands including trees and shrubs will be installed. The
owner of the adjacent property, Mr. Rogers, expressed no concerns with this solution.
Why does Christopher House need the extra space?
The proposed addition is needed to improve residents' quality of lf� and to improve the services
offered to Christopher House residents. In particular, Christopher House has recently
established new partnerships with other organizations and agencies to provide innovative
therapy for residents. These new partnerships present an immediate need for expanded
treatment space.
Will there be an increase in residents or parking spaces?
The proposal will not result in an increase in residents, beds, or employees. The proposal does
include a slight increase in parking spaces. The added parlcing is greatly needed by Christopher
House and is well within the limits of the City's zoning code.
Aside from the four neighbors at the meeting, staff received no comment from others in the area
regarding the proposal.
m Ui -P W
g �.
F €�
a
s
V
a
W
d
1
a m
Q cn
N m
EXHIBIT 5
N �
IZ
fD
S• cn
0
CD
0
N
C
cn
CD lD
O ; C
w CD O
S� Z
D��'
w3
N
O N
<D =
C4
Q
N O
r*
Cy
CD
r+
z�
<D
2)
S n
O N
�O O
CD
CD
r•r
Qc) co
00 - �1 a7 U l W N O
I
e�
N
POSTING CERTIFICATION
CASE NO. 5(-0 + 1 _O
DEADLINE FOR WRITTEN COMMENTS:
1, S4
residing at
(n am
U
(address)
as the applicant for Case No. hereby certify that I have posted the sign for
Public Notice at
(location)
on thi day of n 20 / ( and do hereby certify that
said sign has been posted and remained in place for ten (10) days prior to and including the
deadline for written comments regarding this case. The sign was posted in the position shown on
the map below.
Signature: 1 _
NOTE: This form must be submitted to the Community Development Department for this case
and will be placed in the applicant's case file.
+ JA-- //- 63
COLORADO LESSOR CONIFER
INC 39- 252 -00 -007 7 010 0290 000 3035 0
200 INTERNATIONAL CIR 3500
HUNT VALLEY MD 21030 1394
GRIFFIN PAMELA D 39- 243 -20 -014 7010 0290 0001 3035 2168
PO BOX 1871
WHEAT RIDGE CO 80034 1871
RECOVER XF ATION INC 39- 243 -99 -009 RE 7010 0290 0001 3035 2175
21
BRUCELYBARGERTRUST
MYERS DIANE S 39- 252 -02 -021 7p10 0290 0001 3035 2182
c/o DIANE MYERS
21761 CALATRAVA
MISSION VIEJO CA 92692 1172
VESTAL MARY JAY 39- 252 -02 -008 7010 029 0001 3035 2199
3743 JAY ST
WHEAT RIDGE CO 80033
PFARR MARGARET ESTHE� ` Q� 39- 252 -02 -006
PO BOX 991 \ ^ \v
CONIFER CO 80433
7010 0 00 30 35 22
SAUM DONALD C 39- 252 -02 -005
SAUM JEAN Y 7010 0290 0001 3035 2212
��
3711 JAY ST
WHEAT RIDGE CO 0033 7445
ROGERS STEVEN W 39- 252 -00 -006
6280 W 38TH AVE 7010 0290 0001 3035 2229
WHEAT RIDGE CO 80033 5056
UNITED PRESBYTERIAN ASSOC 39- 252 -03 -001 & 002 7010 0290 0001 3035 2236
6340 W 38TH AVE 100
WHEAT RIDGE CO 80033
HIGHLAND SOUTH INC 39- 252 -03 -003°
6340 W 38TH AVE 100 1 1 0290 0001 3035 2243
WHEAT RIDGE CO 80033 QQ
Q
`� �VD
�h A�
City of
`t WheatR dge
COMMUNITY DEVELOPMENT
City of Wheat Ridge Municipal Building 7500 W. 29" Ave. Wheat Ridge, CO 80033 -8001 P: 303.235.2846 F: 303.235.2857
CERTIFIED LETTER NOTICE
April 20, 2011
Dear Property Owner:
This is to inform you of Case Nos. SUP -11 -02 & WA- 11 -03, a request for a
Special Use Permit to allow expansion of a nursing home with variances to side
yard setbacks and landscape coverage for property zoned Residential -Three (R -3)
and located at 6270 W. 38 Avenue.
Pursuant to Ordinance No. 1291, an administrative special use review can be
granted by the Community Development Director without need for a public
hearing. In addition, the applicant for this case is requesting an administrative
variance review which allows no more than a fifty percent (50 %) variance to be
granted by the Zoning Administrator without need for a public hearing. Prior to
the rendering of a decision, all adjacent property owners are required to be notified
of the request by certified mail.
If you have any questions, please contact the Planning Division at 303 - 235 -2846 or
if you would like to submit comments concerning this request, please do so in
writing by 5:00 p.m. on April 29, 2011.
Thank you.
SUP 102 &WA1103.doc
www. ci.wheatridge.co. u s
J
5W 24
a a — C �. wz $ a4 3 F
C,7 : aai 3 5
R 3 _ ^{
^ R �I1IZ 9 9 6]o16iz5 37M R -V „ Jis'J On p ^
f\ L ]i6
11 + 3755 ]]60
3]W
J) R -3
�T 3]]5
m m
eR- iss nzo c PW_ -_.
°i r ^ ,mac` Jsss as SUP -899 mzs
3]30
�• 6 y 3,.� PRD
n m m m n m m e 3545 3]11 3]A
W 36TH PL O
]�5 3636 5 N 3699 = J]16
F ? $ 3 �1s]s 3sso F-- 3iro
- p R -1 C
W _
V J x16 ... 3H0 , Q ^ SL ER SU
35]0 J559
m m m m g Y05 3EC6 D i
W 36TH AVE m m 3515 ]Yq Z R4i 38Y1
$ 0 8 J3ss5 3sss ,u= Q m Q GE LD n
B m m J i LEE
i]s 3ws u6 3R5 3.V0 (_� i W 35TH PL
m
^ 'i ZJSJS 3SM Jssz WHEAT
e 5 RI06E _ ,�,(' TS'
^ 35T 3`SS 5t5 35M - 3510 COMIAIINI - .x n
'W N 3i OTIS ST J515 LEMER - n
NJ w 35TH AvE
<35 �
aos
]ss
ass
a1s
a
m �
8
W33RD AVE
o WOa ao
;.-'_'""°' ^T'""pT•
F y n
xis
R W
XS,
�
bs
W
ss
R
^
#
a
a
xu
bss
8
W33RD AVE
o WOa ao
;.-'_'""°' ^T'""pT•
--�
%
m
A
VE
U$
p
f]'
]
N pPII SS
>—
$
\
Q x3o
�]us
3
3Y-0 3 i'
3JJ]
Y \ in
DZ
m LL
Q m
31A
�J305
Z
3x0
�JJ
3305
3300 T
335
y
3930 m
�
8
OFFICIAL
ZONING MAP
WHEAT RIDGE
COLORADO
PARCEULOT BOUNDARY
(DESIGNATES OWNERSHIP)
WATER FEATURE
* DENOTES MULTIPLE ADDRESSES
100 -YEAR FLOOD PLAIN
!. x (APPROXIMATE LOCATION)
m
W33RD AVE
o WOa ao
;.-'_'""°' ^T'""pT•
--�
%
2
p
$
'Ri
3305
3300 T
rc
A
$
Jz]6
3zm
Dz
n
W
L
m
^
3R5
VN
a
p'
r'R
0 JZ'N
e+
R
Y
m
m
' y
S
N m
-2
m
a>
�
m
m.
_
_
r_
OW25
OFFICIAL
ZONING MAP
WHEAT RIDGE
COLORADO
PARCEULOT BOUNDARY
(DESIGNATES OWNERSHIP)
WATER FEATURE
* DENOTES MULTIPLE ADDRESSES
100 -YEAR FLOOD PLAIN
!. x (APPROXIMATE LOCATION)
m
DEPARTMENTOF
o WOa ao
PLANNING AND DEVELOPMENT
NW 25
0 100 200 5W 900 Feet
MAP ADOPTED: June 15, 1994
I�
L ,
�N
�Z
$
r
_
Cit of
W heat idge
COMMUNrry DEVELOPMENT
City of Wheat Ridge Municipal Building
April 19, 2011
Stacey Love
Christopher House
6270 W. 38 "' Avenue
Wheat Ridge, CO 80033
Dear Ms. Love
7500 W, 29 "' Ave. Wheat Ridge. CO 80033-8001 P: 303.2 35.2846 F: 303.235.2857
This letter is in regard to your request for approval of a Special Use Permit with variances to allow the
expansion of a nursing home in the R -3 zone district.
Your request was sent out for referral and the following are comments received:
Wheat Ridge Public Works: See attached comments f-om Dane Brossman dated April 4, 2011.
Wheat Ridge Fire Protection District: See attached comments from Kelly Brooks dated April 13, 2011.
Other items of concern:
1. We have still not received a notarized copy of the application form.
2. We have still not received an authorization for you to proceed on behalf of the property owner.
Please make the requested modifications to the site plan and resubmit two 11" x 17" copies for our review.
The public noticing period starts on Wednesday, April 20 and ends on Friday, April 29, 2011. Since we
have still not received all of the completed application requirements, the staff report cannot be prepared
until the missing items have been supplied.
If you have any questions, feel free to contact me at 303 - 235 -2848. I will be out of the office from April
20 through April 27. Questions while I'm gone can be addressed to Lauren Mikulak who can be reached
at 303 -235 -2845.
Sincerely,
Meredith Reckert, AICP
Senior Planner
wwNv.ci.w heatridee.co.us
Y 3 -7T
WHEAT RIDGE FIRE PROTECTION DISTRICT
DOING THE RIGHT THINGS AT THE RIGHT TIMES FOR THE RIGHT REASONS
3880 Upham Street Wheat Ridge, Colorado 80033 • ph.303.403.5900 • www.wrfire.org
DIVISION OF FIRE PREVENTION
April 12, 2011
Meredith Reckert
City of Wheat Ridge
Community Development
7500 West 2g Ave
Wheat Ridge, CO 80033
RE: Community Development Referral
CASE No.: SUP -11 -02 /Christopher House
The Wheat Ridge Fire Protection District has reviewed the Community Development
Referral and has no requirements or concerns regarding our ability to serve this
property.
The project will require the following permits from the Fire District:
-Fire District building permit
- Permit for alterations to the sprinkler system
- Permit for alterations to the fire alarm system
Please feel free to contact me if there are any questions or concerns with respect to this
review.
Reviewed by,
r' r
Kelly Brooks
Fire Marshal
Wheat Ridge Fire Protection District
' 4 City Of
Wheat �dge
PUBLIC WORKS
Memorandum
TO: Meredith Reckert, Senior Planner
FROM: Dave Brossman, Development Review Engineer
DATE: April 4, 2011
SUBJECT: SUP -11 -0 /Christopher House
I have completed the first review of a Special Use Permit request for an expansion of a
nursing home received on April 1, 2011 for the property located at 6270 West 38 Avenue
and I have the following comments pertaining to the Site Plan (please see to attached Sheet
A -2 redlines):
1. They will need to remove the word "detention" from the note on the plan view
regarding the "porous landscape basin ". We don't want to confuse anyone into
thinking this building addition is triggering any kind of detention requirements.
2. They need to include a cross - sectional detail for the porous landscape WQ basin
on Sheet A -2; I have drawn an example on the redlined sheet for them to use.
3. The porous landscaped basin will need to be 18" deep, as measured from top -of-
curb to top -of -curb, to allow for ease of construction while collecting a decent
amount of runoff accumulation.
4. The porous basin must be constructed using a minimum of 18" of CDOT Class 3
filter material laid over Mirafi 140N (or approved equivalent) filter fabric. The
Class 3 material and filter fabric will form and preserve the porous basin.
5. The soil beneath the basin (subgrade) must be scarified prior to placement of the
filter fabric. The basin is a small area so this could be easily accomplished by
hand raking if necessary. Scarifying the bottom of the basin will allow
storrnwater to penetrate into the uncompacted ground in the event the subgrade
isn't of the best quality or contains high clay content (we don't want to require a
soils analysis for this basin).
6. They will also need to construct a small swale running along the south side of the
existing sign, from the proposed 1 -ft wide curb opening down to the WQ basin
itself. (Or if they prefer, they can construct a very small concrete U- channel if
they feel they need to protect the sign). They just need a means of conveyance to
direct the runoff from the curb opening into the WQ basin.
Christopher House 6270 W3811i - reviewl Itr.doo
CONSTRUCT A 1' WIDE CURB PROPOSED
EXISTING SIGN TO BE OPENING TO ALLOW FLOW RESIDENT DASH LINE DENOTES ROOF
RENOVATED FROM PARKING LOT TO LOUNGE & PATIO ? OVERHANG, TYP.
ENTER BASIN _ IN EAST WING
S 0'14'17 "E, 504.90' (PROP)
A o ; R . _:: •�,;.: - - -- ------- - - - - -- - DRIVE
247
t 4 0 1 PA KIN SP TS <<_ -----------------
> O] 335
F^
D N I PARKING 755
W
491
G \ \ no \ 11 BARKING SPOTS
Z
USE THE PROPOSED ISLAND TO CONSTRUCT
A POROUS LANDSCAPE v EW BASIN
TO PROVIDE SOME WQ TREATMENT F R
PARKING LOT RUNOFF(s D+c7irl��,
SUMMARY:
■ PROPOSED NEW COVERED PATIO
EXISTING COVERED PATIO TO BE
FINISHED INTERIOR SPACE
® PROPOSED, ADDITIONALENCLOSED
FINISHED INTERIOR SPACE
LANDSCAPE AREA
EXISTING BUILDING AREA: 21,829 SQ. FT.
TOTAL PROPOSED BUILDING AREA: 23,789 SQ. FT.
PROPOSED ADDITIONS:
MAIN ENTRY /LOBBY: 201 SQ. FT.
EAST WING: 544 SQ. FT.
WEST WING: 1,215 SQ FT
TOTAL: 1,960 SQ. FT.
PROPOSED COVERED EAST PATIO: 420 SQ. FT.
PROPOSED COVERED PORCH: 201 SQ FT
TOTAL PROPOSED COVERAGE: 621 SQ. FT.
25'
FRONT
SETBACK
EXISTING SITE AREA: 67,450 SQ. FT. (1.55 ACRES)
EXIST. SITE COVERAGE (INCLUDING COVERED PATIOS): 22,906 SQ. FT. (34 %)
PROPOSED TOTAL SITE COVERAGE (INCLUDING PATIOS): 24,410 SQ. FT. (36 %)
EXISTING LANDSCAPE AREA: 15,306 SO. FT. (23 %)
PROPOSED TOTAL LANDSCAPE AREA: 13,475 SQ. FT. (20 %)
EXISTING PARKING: 43
PARKING PROPOSED: 47 (2 HC)
0 16' 32' 64.
SCALE: 1/32"= V -0"
DRIVE
It za
See
116
A
PROPOSEDLOBBY
AT MAIN ENTRY
N 0'14'39 "W, 345.18' (PROP)
EXISTING
NURSING
HOME
/Uea' 74> iNGc.ubF- it
1477 hOA- 7716 WQ !3/fiS/ t7 :
nSIT PLA
CHRISTOPHER HOUSE
6270 West 38th Ave.
SITE PLAN Wheat Ridge, Colorado
80033
NORTH
�x r P!
RECONFIGURED
DUMPSTER
I
I
I
I
I
M
I
—
rn
I
N
o_
..-.
� l a
— I CK
z
n
PARKING
Q
L6
I -
0
I M
co
N
I
0)
00
�
1n
EXISTING
SHED
I
I
I
-
2S
OT
V Nb !-&
�
SE:GT/Dn-)
Designer /Drafter:
Jennifer L. Ulsh Designs
3753 Rabbit Mountain Road
Broomfield, CO 80020
znz AOq Ana'>
fia
EXISTING
RESIDENT
GARDEN —
• f
c
I
Cr� 0 L�
z
PROPOSED
TREATMENT/
THERAPY SPACE IN
WEST WING -�
Architect:
ELY architecture, Inc.
2525 Outlook Trail
Broomfield, CO 80020
nnz non 7AAZ
lt4 am-ri 1 q0k
,AZ EQui v4Zal�l
Frz-7291? F AUC*
DATE: 2011.03.23
SCALE: 1/32" =1' -0"
A -2
City of
Wheat�dge
COMMUNITY DEVELOPMENT
Community Development
7500 West 29th Avenue
Wheat Ridge, Colorado 80033
303.235.2846 Fax: 303.235.2857
Community Development Referral Form
Date: April 1, 2011 Response Due: April 15, 2011
The Wheat Ridge Community Development Department has received a request for approval of
a Special Use Permit to allow expansion of a nursing home (Christopher House) on property
zoned Residential -Three located at 6270 W. 38 Avenue. No response from you will
constitute having no objections or concerns regarding this proposal.
Case No.: SUP -11 -02 /Christopher House
Request: Approval of Special Use Permit to allow expansion of a nursing home to
accommodate a new main entry vestibule and lobby, addition of a resident lounge with
covered patio, additional of a therapy /treatment facility and reconfiguration of existing parking
areas. The total increase in building size is 1967 square feet. This request also includes a
variance for a reduction in landscaped coverage.
Please respond to this request in writing regarding your ability to serve the property. Please
specify any new infrastructure needed or improvements to existing infrastructure that will be
required. Include any easements that will be essential to serve the properly as a result of this
development. Please detail the requirements for development in respect to your rules and
regulations. If you need further clarification, contact the case manager.
Case Manager: Meredith Reckert Voice: 303.235.2848 Fax: 303.235.2857
Email: mreckert@ci.
DISTRIBUTION:
Renewal Wheat Ridge
Wheat Ridge Public Works
Wheat Ridge Building Division
Wheat Ridge Fire Protection District
Wheat Ridge Water District
Wheat Ridge Sanitation District
"The Carnation City"
Vicinity map
"The Carnation City"
2
Parcel Description
(PROVIDED BY CLIENT)
THE WEST ONE —HALF OF THE EAST ONE —HALF OF THE WEST ONE —HALF OF
THE NORTHEAST ONE— QUARTER OF THE NORTHWEST ONE— QUARTER OF
SECTION 25, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH PRINCIPAL
MERIDIAN, EXCEPTING THEREFROM THE SOUTH 792 FEET THEREOF AND THE
WEST 100.65 FEET OF THE NORTH 190 FEET THEREOF, AND THE NORTH 30
FEET OF THE EAST 65 FEET THEREOF, COUNTY OF JEFFERSON, STATE OF
COLORADO.
TO OGRA HIC EXHI IT Notes
A PARCEL OF LAND LOCATED IN THE NORTHWEST QUARTER OF SECTION 25,
TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M.,
COUNTY OF JEFFERSON, STATE OF COLORADO.
SHEET 1 OF 1
1) THIS EXHIBIT WAS PREPARED WITHOUT THE BENEFIT OF A CURRENT TITLE COMMITMENT AND
DOES NOT CONSTITUTE A TITLE SEARCH BY FLATIRONS, INC. TO DETERMINE TITLE OR
EASEMENTS OF RECORD. THIS EXHIBIT DOES NOT PURPORT TO REFLECT ANY OF THE
FOLLOWING WHICH MAY BE APPLICABLE TO THE SUBJECT REAL ESTATE: EASEMENTS, OTHER
THAN POSSIBLE EASEMENTS THAT WERE VISIBLE AT THE TIME OF MAKING THIS EXHIBIT;
BUILDING SETBACK LINES; RESTRICTIVE COVENANTS; SUBDIVISION RESTRICTIONS; ZONING OR
OTHER LAND —USE REGULATIONS; AND ANY OTHER FACTS THAT AN ACCURATE AND CURRENT
TITLE SEARCH MAY DISCLOSE.
2) ACCORDING TO COLORADO LAW, YOU MUST COMMENCE ANY LEGAL ACTION BASED UPON
ANY DEFECT IN THIS EXHIBIT WITHIN THREE YEARS AFTER YOU FIRST DISCOVER SUCH DEFECT.
IN NO EVENT MAY ANY ACTION BASED UPON ANY DEFECT IN THIS EXHIBIT BE COMMENCED
MORE THAN TEN YEARS FROM THE DATE OF THE CERTIFICATION SHOWN HEREON.
OUND 2"
IETAL PIPE
3) THIS EXHIBIT WAS PREPARED FOR THE EXCLUSIVE USE OF CHRISTOPHER HOUSE, NAMED IN
THE STATEMENT HEREON. SAID STATEMENT DOES NOT EXTEND TO ANY UNNAMED PERSON
WITHOUT AN EXPRESS STATEMENT BY THE SURVEYOR NAMING SAID PERSON.
4) THIS EXHIBIT IS VALID ONLY IF PRINT HAS ORIGINAL SEAL AND SIGNATURE OF SURVEYOR.
I
�o
c�
5) ONLY SURFACE EVIDENCE OF UTILITIES VISIBLE AT THE TIME OF THE FIELD WORK IS SHOWN
HEREON. ALL UNDERGROUND UTILITIES MUST BE FIELD LOCATED BY THE APPROPRIATE AGENCY
OR UTILITY COMPANY PRIOR TO ANY EXCAVATION, PURSUANT TO C.R.S. SEC. 9 -1.5 -103.
6) THE DISTANCE MEASUREMENTS SHOWN HEREON ARE U.S. SURVEY FOOT.
7) THE CONTOURS REPRESENTED HEREON WERE INTERPOLATED BY AUTOCAD CIVIL 3D (DIGITAL
TERRAIN MODELING) SOFTWARE BETWEEN ACTUAL MEASURED SPOT ELEVATIONS. DEPENDING ON
THE DISTANCE FROM A MEASURED SPOT ELEVATION AND LOCAL VARIATIONS IN TOPOGRAPHY,
THE CONTOUR SHOWN MAY NOT BE AN EXACT REPRESENTATION OF THE SITE TOPOGRAPHY.
THE PURPOSE OF THIS TOPOGRAPHIC MAP IS FOR SITE EVALUATION AND TO SHOW SURFACE
DRAINAGE FEATURES. ADDITIONAL TOPOGRAPHIC OBSERVATIONS MAY BE NECESSARY IN
SPECIFIC AREAS OF DESIGN.
8) BENCHMARK INFORMATION: AN ASSUMED ELEVATION OF 100.00 FROM THE FINISHED FIRST
FLOOR (ENTRANCE) OF EXISTING BUILDING.
9) DATE OF FIELDWORK: MARCH 9, 2011.
10) BOUNDARY DETERMINATION IS NOT A PART OF THIS EXHIBIT. THIS IS NOT A "LAND
SURVEY PLAT" OR "IMPROVEMENT SURVEY PLAT" AND THIS EXHIBIT IS NOT INTENDED FOR
PURPOSES OF TRANSFER OF TITLE OR SUBDIVISIONS OF LAND.
Legend
• FOUND MONUMENT AS DESCRIBED
+ FOUND CHISELED CROSS
GRAPHIC SCALE
30 0 15 30 60
�%e I I
( IN FEET )
i inch = 30 ft.
CONTOUR INTERVAL = 1 FOOT
it
u
U
0 POSITION NOT FOUND
\ EM ELECTRIC METER
1
UTILITY POLE
\
i MANHOLE
`.
® BOLLARD
i
EDGE OF ASPHALT
CONCRETE AREA
Surveyor's Statement
I, JOHN B. GUYTON, A DULY REGISTERED LAND SURVEYOR, LICENSED IN THE STATE OF COLORADO,
HEREBY STATE FOR AND ON BEHALF OF FLATIRONS, INC., TO CHRISTOPHER HOUSE, THAT THIS
TOPOGRAPHIC EXHIBIT WAS PREPARED BY ME OR UNDER MY RESPONSIBLE CHARGE; THAT SAID
EXHIBIT AND THE RELATIVE ELEVATIONS SHOWN HEREON ARE ACCURATE TO THE BEST OF MY
KNOWLEDGE, INFORMATION AND BELIEF.
R E G ,, 0 0 , ,
� RUCE '• , p
;
16406 ; o
JOHN B. GUYTON
COLORADO P.L.S. #1640F % �s'•. .•' S1 JOB NO. 11- 58,305
CHAIRMAN & CEO, FLATIR W�q ,, ,
��ANO,,,`
FOUND #5 RESAR W/
2" ALUMINUM CAP "PLS 26606
VIGIL LAND CONSULTANTS"
165.65'
6270 W. 38TH AVE. (POSTED)
I - - - - - 1
1 0 EXCEPTED I
RECEPTION NO. F1475504
5/03/2002 12:52:15 PG: 001-003
PAGE FEE: 15.00 DOC.FEE: 0.00
RECORDED IN JEFFERSON COUNTY. COLORADO
QUITCLAIM DEED
n (Christopher)
BAYSIDE STREET, INC., a Maryland corporation, whose address is 9690 Deereco
Road, Suite 100, Timonium, MD, 221093 ( " Grantor "), for and in consideration of the sum of
Ten and No /100 Dollars ($10.00) and other good and valuable consideration paid to Grantor by
COLORADO LESSOR — CONIFER, INC., a Maryland corporation, whose address is 9690
Deereco Road, Suite 100, Timonium, MD, 21093 ( " Grantee ") the receipt and sufficiency of
which is hereby acknowledged has GRANTED, SOLD, and CONVEYED and by these presents
does GRANT, SELL, and CONVEY unto Grantee that certain real property situated in Jefferson
County Colorado, which is more particularly described in Exhibit A attached hereto and
incorporated herein by reference, together with all improvements situated thereon, and including
all and singular all rights and appurtenances to said property in anywise belonging, including
Grantor's interest in and to appurtenant easements, adjacent roads, highways, rights -of -way,
including, without limitation, any strips and gores adjacent to or lying between said property and
any adjacent real property (all of such real property, improvements, rights and appurtenances
referred to herein as the "Property ").
"' M
0 TO HAVE AND TO HOLD the Property unto Grantee, its successors and assigns
a forever; and Grantor does hereby bind itself, and its successors to WARRANT AND FOREVER
DEFEND all and singular and Property unto Grantee, its successors and assignees, against any
person whomsoever lawfully claiming or to claim the same or any part thereof, except general
taxes and assessments for the year 2002 and subsequent years, and subject to easements,
reservations, restrictions, covenants and rights of way of record, if any.
Dated: Mk 1. , 2002
BAYSIDE ST RE , INC., a Maryland
corporation
By: J
Name: PA-14 , 40'17
Its: 000
Acl wwledgmem Follows
3
::ODM A\PCDOCS \GRO M3237\ 1
STATE OF I )
) SS
COUNTY OF kh )
The foregoing instrument was acknowledged before me on — V? )nA" L , 2002 by
.D�7_ fwd IG� who is d,00 of Bayside Street, Inc., a Maryland
corpgra�inrZ, on behalf of the corporation.
a A. JA— I _e _
PUBLIC
JUDITH A,
Notary " uUic, SI
c,u rly of
hh Comrnissiun Gp
when recorded return to:
Jennifer J. Bakhuyzen
Dykema Gossett, PLLC
300 Ottawa Ave., N.W., Suite 700
Grand Rapids, MI 49503
Ph: 616- 776 -7500
I
:ODMAWC'IXKS \Ga01 \5323 T 1
EXHIBIT A
Legal Description
The West one -half of the East one -half of the West one -half of the Northeast one - quarter of the
Northwest one - quarter of Section 25, Township 3 South, Range 69 West of the 6th Principal
meridian, excepting therefrom the South 792 feet thereof and the West 100.65 feet of the North
190 feet thereof, and the North 30 feet of the East 65 feet thereof.
County of Jefferson, State of Colorado
.0 D MA\ PC DOGS \G R 01 \5323 T 1
Property appraisal system
Property v
1 Informatlon
Previous 7 OF 42 Next
GENERAL INFORMATION
Schedule: 026331 Parcel ID: 39- 252 -00 -007 Print Help
Status: Active Property Type: Commercial
Property Address: 06270 W 38TH AVE lOwner Name(s)
WHEAT RIDGE CO 80033 ICOLORADO LESSOR CONIFER INC
Mailing Address: 00200 INTERNATIONAL CIR 3500
HUNT VALLEY MD 21030 1394
Neighborhood: 561 -
PROPERTY DESCRIPTION
Subdivision Name: -
Block
Lot
Key
Section
Township
Range
QuarterSection
Land Sqft
12 -31 -1998
0
024
125
j
169
NW
66647
1 66647
05 -01 -2002
Total
Quit Claim Deed
Assessor Parcel Maps Associated with Schedule
mao39- 252.00f
COMMERCIAL INVENTORY
SALE HISTORY
Sale Date
Sale Amount
Deed Type
lReception
01- 03-1990
3,000,000
Warranty Deed
90001886
12 -31 -1998
0
Special Warranty Deed
F0769634
03 -01 -2000
0
Quit Claim Deed
IF1029836
05 -01 -2002
0
Quit Claim Deed
IL1475504
TAX INFORMATION
Graphic Parcel Mao MaoOuest Location
Page I of 1
2011 Payable 2012
20
Actual Value
Land
417,800
Imp
1,671,300
Total
2,089,100
WHEAT RIDGE
Assessed Value
Land
33,257
Imp
133,035
Total
166,292
2010 Payable 2011
TBA
Actual Value
Land
527,700
Imp
1,583,200
Total
2,110,900
Assessed Value
42,005
F Lan _ ,d ,
p
126,023
ta
168,028
View Mill Levy Detail For Year
20
2011 Mill Levy Information
Tax District -
3139
County
TBA
School
TBA
WHEAT RIDGE
TBA
REGIONAL TRANSPORTATION DIST.
TBA
URBAN DRAINAGE &FLOOD CONT DIST
TBA
URBAN DRAINAGE &FLOOD C SO.PLAT
TBA
WHEATRIDGE FIRE DIST.
TBA
WHEATRIDGE -SAN. DIST.
TBA
WHEATRIDGE W. DIST.
TBA
Total - - - - -- -
TBA
2010
Treasurer Information
http: / /www.co. jefferson. co .us /ats /displaygencral.do ?sch= 026331 &offset =6 5/5/2011
LAND USE CASE PROCESSING APPLICATION
Community Development Department
7500 West 29' Avenue, Wheat Ridge, CO 80033
Phone (303) 235 -2846
(Please print or type all information)
Applicant Colorado Lessor - Conifer, Inc.
CitV Hunt Valley
Address 200 International Circle, Suite 3500 Phone 4 427 -1726
State MID Zip 21030 Fax 410427 -8826
Owner Colo L Conifer, Inc. Address 200 International Circle, Suite 3500 Phone 4 10427 -1726
City H V State MD Zip 21 Fax 410427 -8826
Contact Stacey Love, NHA Address 6 270 W. 38th Street Ph 303421 -2272
City W h ea t Ri State co Zip 8003 Fax 303421 -1941
(The person listed as contact will be contacted to answer questions regarding this application, provide additional information when necessary, post
public hearing signs, will receive a copy of the staff report prior to Public Hearing, and shall be responsible for forwarding all verbal and written
communication to applicant and owner.)
Location of request (address): 6270 W. 38th Avenue, Wheat Ridge, Co 80033
Type of action requested (check one or more of the actions listed below which pertain to your request):
Application submittal requirements on reverse side
O Change of zone or zone conditions ❑✓ Special Use Permit
O Consolidation Plat O Subdivision: Minor (5 lots or less)
• Flood Plain Special Exception O Subdivision: Major (More than 5 lots)
• Lot Line Adjustment O Right of Way Vacation
• Planned Building Group Cl Temporary Use, Building, Sign
O Site Development Plan approval [Z] Variance/Waiver (from Section 26 -11/26 -502 )
13 Other:
Detailed description of
Required information:
Assessors Parcel Number: 39- 252 -00 -007
Current Zoning: Residential Three (R -3)
Current Use: Nursing H ome
Size of Lot (acres or square footage): 1.5 acres
Proposed Zoning: Residential Three (R -3)
Proposed Use: Nurs ing H
I certify that the information and exhibits herewith submitted are true and correct to 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 requ ste action cannot lawfully be accomplished. Applicants other than owners
must submit Dower- of- attorne $ro the oymer which approved of this action on his behalf.
Signature of Applicant_ `L ° _ '!
S scri ed and sworn to me this /h day of A�� `^ 20
J��'�- Al -Oa�
otary Public M Commission Expires 0;
My commission expires
To be filled out by staff:
dl
U —
Date received ! ` / .// ( Fee $ -- Receipt No. CD4 J 0 5 , 7 32- Case No.
Comp Plan Desig. Zoning — 3 Quarter Section Map _ AL Ll 0 2S
Related Case No. Pre-App Mtg. Date T Z - 3 4 1 t Case Manager -rya.. 4--
City of LAND USE APPLICATION FORM
Case No. �M102 Date Received [� �4/1 /20111 Related Cases Case Planner eck
Case Description SUP to allow expansion o a nursing home
Afip&"
Name Colorado LessorConifer Ir Name Phone 410 4
Address 200 International Cir., Suite 3500 City Hunt Valley State FED Zip
]
Name Colorado Lessor - Conifer, Irl Name r- Phone F(410) — 427-1726 - 7
L—
- - ---
Address 2001nternational Cir. Suite 3500 1 City iHunt Valley State W Zip 12103 -
N HA N ame Phone 1(303) 4 2M
Name [S�wey —Lov
City Wheat — aFR R idge Address !6270 W. 38th Ave. State CO Zip F0031
Projec7lirfnmvahvn - -- --
City [�heatMi Cg State
Address Street ' WesQ%AtVenua_ CD Zip Non
Location Description Project N ame t`CM
Parcel No. �200 Qtr Section: District No.:
)7&yji w
Pre-App Date 32=2011 Neighborhood Meeting Date 3 2011
�2= App No:
Review Type Review Body Review Date Disposition Comments Report
[Review Edm
El
CITY OF WHEAT RIDGE
03130/11 10.06 AM edba
Christopher House
RECEIPT NO-CDA005732 AMOUNT
FMSD ZONING APPLICATION F 950.00
ZONE
PAYMENT RECEIVED AMOUNT
CK 11892 950.00
TOTAL 950.00
• r,
Aerial
Residential -Three (R -3) — Nursing homes for 9 or more residents are a Special Use in the R -3 zone district.
City of
T
`Nheat idge
C®MMUNITY DEVELoPMENT
Wheat Ridge Community Development Department
PRE- APPLICATION MEETING SUMMARY
Meeting Date:
Applicant:
Attending Staff:
Specific Site Location
Existing Zoning:
Existing Comp. Plan:
March 3, 2011
Christopher House
Attendees:
Stacey Love, Christopher House
Russell Ely, Ely Architects
Jennifer Ulsh, Ely Architects
Tony Trepasso, Avondale Construction
Meredith Reckert, Senior Planner
Lauren Mikulak, Planner I
Dave Brossman, Development Review Engineer
6270 W. 38` Avenue, Wheat Ridge, CO 80033
Residential -Three (R -3)
Main Street / Neighborhood
Existing Site Conditions:
The property is located at 6270 W. 38"' Avenue and is zoned Residential -Three (R -3). The lot is just
over 1.5 acres in size (66,647 square feet) and includes one primary structure built in 1961. The
single story structure is approximately 22,300 square feet and accommodates a 72 -bed nursing home
facility. Nursing homes are a special use in the R -3 zone district.
The property is in a flag lot configuration with driveway access to W. 38 Avenue, but no additional
street frontage. Adjacent properties are zoned commercially and residentially. Immediately east of
the drive area to the subject property is a vacant lot zoned R -2. To the south and east are properties
zoned RAC including Founder's Park. To the west is the Planned Residential Development that
includes the Highlands West and South senior living facilities. To the northwest is a Neighborhood -
Commercial property that shares two lot lines with the applicant.
In addition to the nursing home, the lot includes a circle drive and paved parking areas along the drive
and behind the main building. Most landscaping is concentrated at the front of the east and west
wings.
All parcel data is from the Jefferson County Assessor's Office.
Applicant /Owner Preliminary Proposal:
The applicant, Christopher House, is proposing a 1,967 square foot addition to the front of the
building. The proposal includes expansion of the main entry, addition of a resident lounge and
covered patio on the east wing, and the enclosure and expansion of the west wing to accommodate a
therapy and treatment area.
The proposal also includes fagade improvements and reconfiguration of the parking areas. The reason
for the additions and improvements are to enhance quality of life for Christopher House residents and
to improve circulation on the site. The proposal will not result in additional beds or staff.
Will a neighborhood meeting need to be held prior to application submittal?
Yes, the request for a Special Use Permit requires a neighborhood meeting.
Planning comments:
The Christopher House nursing home has been operating at 6270 W. 38 °i Avenue since before the
incorporation of the City of Wheat Ridge, making it a legal nonconfom2ing use. Approval of Case No.
SUP -89 -09 legitimized the use of the property as a nursing home. Expansion of the special use
requires a new SUP and site plan review to assess any additional impacts that may result. The SUP
process is explained below.
The property is currently non - conforming in terms of lot width, sideyard setbacks, landscape coverage,
and parking facilities. The minimum lot width for a nursing home in R -3 is 200 -feet, and the property
is approximately 165.5 feet wide. Minimum side setbacks should be 15 -feet, but are 13' -9" to the east
and 9' -9" to the west. The proposed additions will not increase the extent of these nonconfornities,
but a variance will be required for the setbacks.
In a multi- family residential zone district, landscaping is required to cover no less than 30% of the
total lot area. It appears that the proposed additions will reduce landscaping coverage, making the
property more nonconforming. The applicant should provide additional calculations that identify the
existing and proposed net landscaping. A variance request may be processed to address the
substandard coverage at the same time that the SUP application is processed.
Variances are only granted when there is a unique physical problem; in this case the physical hardship
is based on the flag lot configuration and the existing nonconforming structure.
Although the parking facilities are also substandard for the property's use, the proposed addition will
not increase the number of beds or employees, and therefore will not trigger any additional parking
requirements.
Process
The applicant's proposal will require the request of a Special Use Permit (SUP) and variances to the
side setback and landscape requirements. These requests may be processed simultaneously.
Special Use Process
The first step in the SUP process began with the pre- application meeting on March 3, 2011. The
second step required by the Community Development Department will be to conduct a neighborhood
meeting. For this meeting, the applicant must notify all property owners within a 600 foot radius of
the property of the meeting. Notification may be via mail or hand delivery. The Community
Development Department will supply the applicant with a list of all property owners within the 600
foot radius. A sample notification letter will be provided and can be used as a template. The letter
will need to be approved by a planner before it is mailed.
The meeting should be coordinated with the assigned staff member. A fee of $100 is required for staff
to be present at this meeting. Meetings can be held at City Hall or any location the applicant desires.
All costs associated with meeting, its location, and mailings will be paid by the applicant. The
meeting will be led by the applicant and should inform those who are in attendance what is being
proposed. After the neighborhood meeting is held, the applicant may submit their application for the
Special Use Permit.
Upon the submittal of the application for the Special Use Permit, the application will be reviewed by
the case manager and sent to outside agencies for review. A 15 day time period is given for the
agencies to respond with and corrections or revisions to the application.
Once the review of the application is complete, the property must be posted for a minimum of 10
consecutive days. If no legitimate complaints are received regarding the request within the 10 day
period, the application for a Special Use Permit may be reviewed administratively. If a complaint is
received by the Community Development Department, then the request for the Special Use Permit will
be decided upon at a public hearing before the City Council.
If the application is reviewed administratively and denied, the applicant can be appeal the decision to
the City Council.
If a hearing before City Council is required for any reason, the neighborhood will be notified and the
property shall be posted for a 15 -day period. At the public hearing staff will present evidence to
recommend the approval, approval with conditions, or denial of the Special Use Permit. The public
will be allowed to present evidence or give testimony in support or in opposition of the project. The
City Council will approve, approve with conditions, or deny the project based on the testimonies given
by staff, applicant and the public.
Variance, Administrative
There are two types of variance requests, administrative approvals and non - administrative approvals
requiring a public hearing. An administrative variance may be requested for a waiver of up to 50% of
what the regulations allow. For example: A variance of 5 feet from a required setback of 10 feet,
results in setback of 5 feet, or a 50% variance.
Upon the submittal of an application for an administrative variance, the application will be reviewed
by the case manager. Once the application has been deemed complete, the proposal may be referred to
outside agencies and other City departments depending on the complexity of the request. If the
application is required to be referred to other departments, all comments received will be forwarded to
the applicant.
If no referral to other departments is required, or after comments have been sufficiently addressed, a
neighborhood notification and 10 -day property posting period is required. The posting and notification
inform the surrounding neighborhood of the request. If no legitimate complaints are received
regarding the request within the 10 day period, the variance request may be reviewed administratively.
The Community Development Director can approve, approve with conditions, or deny the variance.
A variance may be processed non - administratively under certain conditions: upon receipt of a written
objection, upon appeal by the applicant, or if the variance request is over 50 %. Any written objections
3
must be directly related to the variance request; objections regarding existing land use conditions or
issues not related to the request will not be considered a valid reason for objection. In these instances,
the variance request will be heard by the Board of Adjustment through a public hearing process.
Once a public hearing date is set, the case manager will prepare a staff report to be presented to the
Board. The case manager evaluates the variance request using the same set of criteria to which the
applicant must supply responses in their application.
Fifteen days prior to the hearing the Community Development Department will prepare a sign that
must be placed on the property by the applicant. The sign informs citizens of the public hearing and
must remain in place until 5:OOpm on the day of the hearing. In addition, the Community
Development Department shall simultaneously notify property owners within a 300 -foot radius of the
hearing by certified letter.
At the hearing, the staff report will be presented to the Board of Adjustments by the case manager.
After the staff report is presented, the applicant and members of the audience will be given a chance to
give testimony regarding the application. The Board of Adjustments can approve, approve with
conditions, or deny the variance. A super majority vote (or'/ votes) is required to approve an
application. (For example: if 8 members are present, 6 affirmative votes are needed). Sometimes a
case will be continued to another hearing date for further study and input.
Architectural and Site Design Manual (ASDM)
The Architectural and Site Design Manual (ASDM) does not apply in this case. The proposal does not
meet the development thresholds that trigger ASDM requirements.
Building Division comments:
The building division was not present at the meeting and has no comments. The applicant may contact
Chief Building Official John Schumacher with any questions related to building codes.
Public Works comments:
Public Works was present at the meeting and requests additional calculations to confirm the net
increase in impervious surface. If the proposal fits the criteria for a "minor redevelopment," the site
drainage requirements will be minimal. The property drains to the northeast, so a 12 -18" curb cut in
the proposed northeast landscape island may provide an adequate water quality basin. If landscaped.
the island would capture much of the runoff from the site. The applicant may need to consult an
engineer to stabilize the existing sign in the island.
An erosion control plan will be required before the start of construction. A site plan will likely suffice
so long as it indicates necessary protections (e.g. silt fencing) along W. 38` Avenue.
Attachments: Pre- application transmittal sheet
Phone Numbers
Meredith Reckert
— Senior Planner
Sarah Showalter —
Planner II
Lauren Mikulak —
Planner
Dave Brossman —
Development Review Engineer
John Schumacher
— Chief Building Inspector
303 - 235 -2848
303 - 235 -2849
303 - 235 -2845
303 - 235 -2864
303 -235 -2853
0
14 1 City of
PUBLIC Wheat dge
WORKS
City of Wheat Ridge Municipal Building
March 3, 2011
7500 W. 29 Ave. Wheat Ridge, CO 80033 -8001
Pre - Application Meetin¢
Christopher House (6270 W38th Ave.)
P: 303.235.2861 F: 303.235.2857
Public Works Requirements
It is understood by the scope of work in your letter that at this time you are not making substantial changes to the
site. If only minimal changes will be made to the site, Public Works has the following requirements. All
documents must be signed and sealed by a CO licensed Professional Engineer and remain separated from the
structural building plan set, but be included with the Building Permit Application (BPA):
1. Drainage Letter and Plan: Water quality measures are required for all commercial redevelopments.
Therefore, a Drainage Letter shall be required stating how the area of proposed asphalt will be placed without
impacting adjacent properties and specifying what water quality items will be constructed (i.e., infiltration
basin) to meet the City Site Drainage Requirements (please see attached sheets). The Drainage Letter shall be
accompanied by a Drainage Plan showing the including existing percent grades and drainage direction, water
quality features, and release point(s). Both drainage documents are to be signed and sealed by a Professional
Engineer licensed in the State of Colorado.
2. Erosion Control Plan: An Erosion Control Plan (signed and sealed by a Professional Engineer) which
includes details for all utilized BMP's both during and subsequent to the proposed construction will be
required.
3. Site Plan: A Site Plan included with the Construction Plans shall include the following:
a. 24" X 36" sheet format. Include a vicinity map, scale, and north arrow.
b. The property boundary bearings & distances.
c. Existing and proposed contours at 0.5 ft intervals on the NAVD88 datum in the construction area
(essentially the northerly portion of the property).
d. Location of all existing & proposed easements and rights -of -way, fences, walls, parking areas,
driveways, drainageways, irrigation ditches, adjacent streets, and buildings to be developed or
retained on site.
4. Construction Plans: Civil Construction Plans (signed and sealed by a CO licensed Professional Engineer) for
all water quality and drainage - related items such as drain pans, curbing, infiltration basin, porous landscaping,
etc. Include any applicable City of Wheat Ridge standard details for all proposed constructed items.
NOTES
1. Information pertaining to the Public Works Development Review requirements, Land Surveying/ROW
information, and the City's Standard Street Construction and Erosion Control Details are available under the
Public Works Department page on the City of Wheat Ridge website:
www.ci.wheatridge.co.us
2. Due to the size and scope of this project, the Construction, Drainage, and Erosion Control Plans may be
combined into a single "Drainage & Erosion Control Plan."
3. Submittals will not be considered as being under review until all of the above stated submittal
requirements have been received. Incomplete submittals will be returned to the applicant without being
reviewed.
wwwxi.wh eatri d gexo. us
ELY architecture, Inc.
Project Narrative
February 22, 2011
Project: Christopher House Building Additions
and Parking Lot Improvements
Address: 6270 West 38' Avenue
Wheat Ridge, CO 80033
Zoning: Residential -Three (R -3)
Use: Nursing Home (as requested by a Special Use Permit in 1989)
Christopher House is an existing 72 bed nursing home facility providing geriatric care to families in the
Wheat Ridge and West Metro communities. The facility was constructed in 1961 and is a single story
building approximately 22,300 square feet. The proposed additions, fagade improvements and parking
upgrades are intended to enhance the quality of life for the residents and their families.
Improvements proposed for Christopher House include:
1. Expansion of the main entry vestibule and lobby
2. Addition of a resident lounge area with covered patio (East Wing)
3. Addition of a therapy /treatment facility (West Wing)
4. Reconfiguration of parking areas
The following addresses the Architectural and Site Design Manual (ASDM Sect. Ilc) Multi - Family Design
Principles:
1. In addition to the existing outdoor garden area located north of the West Wing, a new open space
for residents has been accommodated by means of a covered patio. The patio will be located at
the north end of the East Wing. The patio permits residents to enjoy the outdoors without direct
exposure to sun.
2. The proposed building addition design is intended to be residential in scale. Traditional gable
roofs and covered porches along with brick veneer details help emphasize a "homey" residence
feel.
3. Although the entire facility is comprised within a single building, the proposed building fagade
improvements are divided into three distinct elements; Main Entry, West Wing and East Wing.
The residential scaled features down -play the institutional role this facility provides. The proposed
additions and fagade improvements complement each other while avoiding monotony.
4. The proposed new fagades successfully emphasize the main entrance, welcoming visitors to the
facility. Covered porches and patios along with muntin styled windows are key features that add
to the residential feel.
5. The existing parking area located in front of the property has been redesigned to improve safety
and provide convenient circulation while adding parking stalls and landscape enhancements.
6. The front fagade improvements are contemporary and fresh. The scale is purposely kept small
and intimate to emanate quaintness.
Ely Architecture, Inc., 2525 Outlook Trail, Broomfield, Colorado 80020, Tel: 303/ 860. 7883 Fax: 303/ 860. 7809
Page 1 of 1
Page 1 of 2
Lauren Mikulak
From: Lauren Mikulak
Sent: Wednesday, February 16, 2011 9:04 AM
To: 'Jennifer Ulsh'
Subject: Christopher House
Jennifer,
Good morning! I apologize for any confusion I may have caused yesterday when we spoke about the
parking and landscaping requirements. For some reason, I was under the impression that the
Christopher House was on commercially -zoned property. After we spoke on the phone, I confirmed with
Meredith the information she may have already passed on, and she gave me the case history which
designates the property as a "nursing home."
Usually, this information is all discussed during the pre -app meeting, but I will try to clarify some of the
parking and landscaping requirements below. Again, feel free to call me for clarity or to bring questions to
the March 3rd meeting.
Be well,
Lauren
Address: 6270 West 38th Avenue
Zoning: Residential -Three (R -3)
Use: Nursing home (as requested by a Special Use Permit in 1989)
Landscaping Requirements:
These are determined by the zoning of the property, and the extent of new development.
- Additional landscaping is required on a percentage basis determined by the total square footage
added or substantially altered.
- Multi- family districts actually require 30% landscape coverage. We quoted you earlier with 20%
which is for nonresidential uses, and I apologize for this mistake. I would suggest that we discuss
your landscaping proposal the pre - application meeting, at which point we can determine how
much landscaping your addition would require and if a waiver or variance to the requirements is a
possibility. We can also discuss if any landscaped screening is required between the parking
area and right -of -way. I'm not comfortable giving you a firm number without a discussion,
particularly given the limited extra space you have on the property. The pre -app will be the most
appropriate venue for that discussion.
Parking Requirements:
These are determined by the zoning of the property, the use, and the extent of new development.
Required parking for a nursing home are lower than what we discussed yesterday:
Use
Requirement
Nursing Home
1 space per each 5 beds, plus
1 space for each employee on
maximum shift
Additional off - street parking is only required to serve the enlarged or expanded area. Because
the unit of measure is based on beds and employees, you are only required to increase parking
based on the number of beds or employees that are added.
If you are required to add parking (based on added beds or employees), the requirements to
meet parking lot design standards is based on a percentage of the added parking. For example,
if you currently have 40 spaces and need to add 4 spaces, you would only need to meet the
Kegwrea increase in rarKing Haanionai rarKmg uesign acanaares
(% of existing # of parking spaces)
Less than 25 percent I Only the following design standards must be met
02/16/2011
Page 2 of 2
for any new parking areas:
• Surfacing;
• Handicapped accessible parking; (see below)
• Sight distance triangle requirements;
• Usable parking spaces; marking of spaces;
• Truck - tractor /semi - trailer parking;
• Parking space and aisle dimensions,
• Use and maintenance of parking areas; and
• Small car Darkina may be
Between 25 and 50 percent New parking areas must meet all design
standards of Section 26 -501 part E.
More than 50 percent All parking areas must meet all design standards
of Section 26 -501 Dart E.
Handicapped parking requirements are based on the total number of off - street spaces required. The
minimum width of an accessible parking space is 8.5 -feet with an adjacent accessible aisle with a
minimum width of 5 -feet. Two accessible spaces may share a common aisle with a minimum access
aisle length of 20 -feet. One in every 6 accessible spaces (no less than 1) shall be designated van -
accessible and be a minimum of 11 -feet in width with a minimum aisle width of 5 -feet.
Total # Off - street
Parking Spaces
Minimum # Handicapped Spaces
1 —25
1
26-50
2
51 —75
3
76-100
4
L.aut E. Mikulak
Planner)
7500 W. 20th Avenue
Wheat Ridge, Colorado 80033
Office Phone: 303 - 235 -2845
Fax: 303- 234 -2845
www. ci.wheatndqe.co.us
City 01
What c
CCDMd`4lFPkItI DElEI01','vik N3
CONFIDENTIALITY NOTICE: This e-mail contains business-confidential information. It is intended only for the use of the individual or entity named
above. If you are not the intended recipient, you ate notified that any disclosure, copying, distribution, electronic storage or use of this communication is
prohibited. If you received this communication in error, please notify us immediately by o-mail, attaching the original message, and delete the original
message from your computer, and any nelwor'k to which your computer is connected. Thank you.
02/16/2011
® EXISTING COVERED PATIO TO BE
FINISHED INTERIOR SPACE
® PROPOSED NEW ENCLOSED FINISHED
AREA
EXISTING SITE SQ. FT: 67,450 SQ. FT. (1.55 ACRES)
EXISTING BUILDING AREA: 21,856.2 SQ. FT. (32%)
EXIST. SITE COVERAGE (INCLUDING COVERED PATIOS): 22,905.7 (34%)
PROPOSED TOTAL SITE COVERAGE: 23,995 SQ, FT. (36%)
Iti 30 G„ Oir "s, 100.65' !
f _ _
%%
:k �I
I
I I
I
I
I I
I
I
k h "1 GUMS
1 =N
I
I
F'aUF'i5'r_i?
I
I
I
I
1
I
I
I
I
I
I
I
I
I
TL
L_
I
I
I
I
1
I
I
r - 1 r - ,
I I 1
I
-,%
h,
I
I
I I
I
I 1
1
I
I
I
I
'j
!j
I I
I I
�J- 1- LuiL1Lt fflII �
NORTH
CHRISTOPHER
Designer /Drafter:
Architect:
DATE: 2011.01.21
SITE
HOUSE
Jennifer L. Dish Designs
ELY architecture, Inc.
SCALE: 1/64" = T -0"
3753 Rabbit Mountain Road
2525 Outlook Trail
PLAN
6270 West 38th Ave.
Broomfield, CO 80020
Broomfield, GO 80020
Wheat Ridge, Colorado
A 1
80033
303.495.8062
303.860.7883
Page 1 of 2
Meredith Reckert
From:
Meredith Reckert
Sent:
Wednesday, January 26, 2011 3:11 PM
To:
'Jennifer Ulsh'
Subject:
RE: Christopher House
Attachments: SUP revised.doc; VARIANCES revised.doc
Hi, Jennifer
I apologize for the delay in my response. Yesterday, I finally had a chance to look at your site
plan /exhibit.
As you are aware, the property is zoned R -3 and the required setbacks are as follows: front setback: 25';
side setbacks: 15' and rear setback: 20'. It appears from your drawing that the building is currently
nonconforming on both the east and west sides. Enclosing the two existing patios, should not be an issue
as the floor and roof line are existing. However, the expansion on the west outside of the existing building
footprint in line with the existing structure wall must meet the setback of 15' (where only 9' -9" is existing)
or a variance is required. In addition, since the nursing home is a special use in the R -3 zone district, any
expansion beyond the current structure footprint would require a Special Use Permit. If the owner wants
to pursue the expansion on the west, both processes could be rolled into the same application. See
attached information on both the variance and the special use process. While it is difficult to know
whether the processes would be approved, the City likes to see property investments /improvements and
is generally supportive when there are minimal options available to property owners.
At any rate, I would advise you to set up a pre - application meeting so that the proposed expansion can be
further analyzed. Please contact Lauren Mikulak at 303 - 235 -2845 to set this up. It would be beneficial to
have a conversation with John Schumacher, Chief Building Official, to discuss any building code
requirements as well. His number is 303 - 235 -2853.
071=2 * f
Meredith Reckert, AICP
Senior Planner
Office Phone: 303 -235 -2848
/^ Cain r,f
� I j 't 7 V]�r��t] it]cs
(in4ul Yli4 �tiJkf3(Y ASYIVi ��`
From: Jennifer Ulsh [mailto:jlulsh @comcast.net]
Sent: Friday, January 21, 20114:33 PM
To: Meredith Reckert
Subject: Christopher House
Meredith,
Thank you so much for the information you have gathered for me for the Christopher House. I have put
together a site plan that explains a bit of what we want to accomplish with this facility. Could you
please take a look and see if this looks reasonable to pursue? According to my calculations, we would
still be under the 40% maximum building coverage limit. Is there something I'm missing?
I'm assuming I won't hear back from you today, so have a great weekend and I'll talk with you early next
week.
Thank you,
Jennifer Ulsh
1/26/2011
Page 2 of 2
J
JENNIFER ULSH
303.495.8062
1/26/2011
PreappNo: APP1107 PreappDate: 313/2011
ApplicantName: ELY Architecture For Christ Ho use ��
Project5treetNo: 627D W. 38th A ve.
0 PreappFeePd PreappFee: 1 $200
NbadmeetingDate:
❑ NbadmeetingFeePd NbadmeetingFee: $ 0
Notes.
Case #: � _ Permit #:
r
CITY OF WHEAT RIDGE
02/22/11 11:41 AM cdba
ELY ARCHITECTURE INC
RECEIPT NO0 005616 AMOUNT
FMSD ZONING APPLICATION F 208.88
ZONE
PAYMENT RECEIVED AMOUNT
CK 7618 288.88
TOTAL 280.88
CITY OF WHEAT RIDGE
03/16/11 1:56 PM cdba
CHRISTOPHER HOUSE
RECEIPT NO:CDABIS687
AMOUNT
FMSD ZONING APPLICATION F
108.08
ZONE
FMSD ZONING MISCELLANEOUS
3.88
ZOMI
PAYMENT RECEIVED
AMOUNT
CK 11886
103.88
TOTAL
183.88