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WZ-11-07
City of Wheat �jge COMMUNITY DEVELOPMENT Memorandum TO: Linda Stengel FROM: Lauren Mikulak, Planner I UN`/ DATE: November 1, 2011 SUBJECT: Refund of pre - application fee On August 19, 2011 William Last paid an application fee of $725j and a public noticing fee of $450 for a zone change request (Case No. WZ- 11 -07). The receipt number was CDA006285 by a check numbered 1006. See attached receipt. On October 6, the Planning Commission recommended denial of the zone change request. After meeting with staff on October 20, the applicant determined that the proposed development scenario is unfeasible. On October 30, the applicant formally withdrew the zone change application. I respectfully request that half of the fees paid be refunded, in the arnount of $587.50. The mailing address to which the check should be sent is: William Last 955 Castle Ridge Golden, CO 80401 Please let me know if you have any further questions. Thank you! Lauren Mikulak From: w last <wclast1965 @gmail.com> Sent: Sunday, October 30, 20115:31 AM To: Lauren Mikulak Subject: kipling now i am told i need some kind of letter let this servie as official notice from William Last that I wish to withdraw rezoning request for the Kipling st lot and get my money refunded to me asap. Simply put the requirements make it to difficult to develope this lot. Do not continue in any manner to move forward with the request to rezone. thank you for your time William Last Lauren Mikulak From: Lauren Mikulak Sent: Friday, October 28, 20118:16 AM To: w last (wclast1965 @gmail.com) Subject: Application withdrawl & refund M I've been out of town and am just catching up on emails. In order to refund the portion of your application fee, please provide the following information: A mailing address to send a check The name of the person /company to whom we should write out the check A written statement that you are withdrawing your application for Case No. WZ -11 -07 (this can be in the form of an email) With this information, I can submit a request to our accounting department. Be well Lauren E. Mikulak Planner 1 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303 - 235 -2845 Fax: 303 - 234 -2845 www.ci.wheatridge.co.us tit City of CONFIDENTIALITY NOTICE: This a -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 are 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 e-mail, attaching the original message, and delete the original message from your computer, and any network to which your computer is connected. Thank you. ✓ City of �t7�lheatl�idQe COMb1UNITY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 29" Ave. Wheat Ridge, CO 80033 -8001 P: 303.235.2846 F: 303.235.2857 October 13, 2011 William Last 955 Castle Ridge Golden, CO 80401 Dear William: At its meeting of October 6, 2011, Planning Commission recommended DENIAL of Case No. WZ- 11 -07, a request for approval of a zone change from Commercial One to Mixed Use Commercial for property located at 4565 Kipling Street for the following reasons: 1. The traffic 2. The neighborhood 3. The crime rate Note: The reasons for denial were not elaborated upon during the motion, but refer to the discussion during the public hearing. Traffic concerns related to the high amount of traffic already existing on Kipling, and the possibility that redevelopment would contribute additional traffic volume. Concerns related to crime and neighborhood are based on the pattern of crime already present in the I -70 and Kipling area and the possibility that redevelopment (particularly a mini- storage facility) may contribute to crime rates and detract from the neighborhood. Your request for approval of a zone change is tentatively scheduled for public hearing before City Council at 7:00 p.m. on November 28, 2011. Please feel free to contact me at 303 - 235 -2846 if you have any questions. Sincerely, I �� Kathy Fiel ff Administrative Assistant Enclosure: Draft of Minutes cc: Kevin Schumacher 5411 Nelson St. Arvada, CO 80002 WZ -11 -07 (case file) www.ci.wheatridge.co.us including property addressed as 10700 West 50` Avenue for the following reasons: 1. Both the Kipling/I -70 Urban Renewal Plan and Envision Wheat Ridge support the amendment. 2. The evaluation criteria used to evaluate a zone change supports the request. With the following conditions: 1. Minor language and typographical errors be corrected prior to the City Council public hearing. 2. A note be added indicating that CMRS equipment shall be screened with split -face block wall to an 8 -foot height. 3. One CMRS tower up to 50 feet in height be allowed per property parcel. The motion carried 6 -0. -' B. Case No. WZ- 11 -07 An application filed by William Last for approval of a zone change from Commercial -One (C -1) to Mixed Use - Commercial (MU -C) for property located at 4565 Kipling Street. Commissioner MATTHEWS disclosed that the subject property is located directly north of his office. He stated there has been no ex parte contact and he has no financial interest in the property. He further stated that he believed he could act on this matter in an unbiased fashion. It was moved by Commissioner OHM and seconded by Commissioner POND that Commissioner MATTHEWS be recused from hearing the case. The motion failed 5 -1 with Commissioner MATTHEWS voting in favor of the motion. This case was presented by Lauren Mikulak. She entered all pertinent documents into the record and advised the Commission there was jurisdiction to hear the case. She reviewed the staff report and digital presentation. Staff recommended approval for reasons outlined in the staff report. Staff recommended a condition that a 30 -foot right -of -way reservation be established along the Kipling Street frontage. William Last Mr. Last, the applicant, stated that he has placed an offer on the property subject to zoning approval. He plans to build a storage facility on the property. He stated he has 20 years experience in the storage facility business. His plans would allow the residence on Lee Street addressed as 4471 Kipling to use the driveway. Planning Commission Minutes 3 October 6, 2011 In response to a question from Commissioner TIMMS, Ms. Mikulak provided photos of other facilities operated by Mr. Last for the Commission's examination. Mr. Last stated that exterior doors would not face Kipling. In response to a question from Commissioner MATTHEWS, Ms. Mikulak explained transparency standards for mixed use zones. There is a requirement of 40% transparency for facades facing a main street and 25% for other facades facing public space. In this case, only the Kipling fagade would be affected. Commissioner GUILDNER expressed concern about the high crime rate in the area. Mr. Last explained that there would be a security gate entrance with limited hours and an on -site manager with security camera surveillance. Units would have coded door openers instead of padlocks that can be easily cut. In response to a question from Commissioner TIMMS, Ms. Mikulak explained that residential units are not required in mixed use districts. In response to questions from Commissioner POND, Mr. Last stated that he is somewhat aware of the City's architectural standards and found no issues that would affect his proposed building. The entire building is planned to be two stories in height with all upstairs units having interior access. The first floor would also have some interior access. There would be approximately 150 units total. Commissioner TIMMS asked what zone districts allow mini - storage as use by right. Ms. Reckert explained they are allowed in industrial and planned commercial development. Mr. Last had the options to rezone to mixed use and request a conditional use permit or rezone to planned development. Chair BUCKNAM asked to hear from members of the public. ,, , Maurice Fox 4465 Kipling Mr. Fox stated that he is co -owner of the property to the south of subject property. He expressed opposition to the rezone due to the danger it would present to citizens north of property as there are many children in the area. Further, there cannot be adequate roadways into and out of the property. He did not believe the proposed use is in conformance with the City's vision. He intends to file an official protest which will require a' /o majority vote of City Council for approval. Larry Fike 4465 Kipling Mr. Fike stated that he is co -owner of property at 4465 Kipling with Mr. Fox. He expressed concern about parking and whether there would be sufficient dumpster space for people moving out of the units. He asked if there would be a fence on Planning Commission Minutes 4 October 6, 2011 the south side of the property to prevent people from driving through his property to access the storage units. Karen Joos PRAFT 4452 Lee Street Ms. Joos asked if the proposed storage facility would have access from Lee Street. She also expressed concern about moving trucks accessing the property from Kipling because of heavy amount of traffic the street carries. She was also concerned about crime and possible break -ins to the storage units. Ms. Reckert explained that access to the proposed facility would not be allowed from Lee Street. Ms. Mikulak explained that any use on this property would have to undergo a site plan review which would include a traffic study. The police department would also be involved in review of the use. Chair BUCKNAM asked for further public comment. Hearing no response, he closed public hearing. Commissioner TIMMS asked about the vacant property across Kipling to the east. Ms. Mikulak explained that the property is designated as commercial node. William Last returned to podium. In response to questions from Commissioner POND, Mr. Last stated there would be a fence line along the south side of the property leaving a I0 -foot easement for a drive on the south side of the fence. He explained there would be dumpsters on site. Customers want to park very close to their storage unit so they don't have to carry items any further than necessary. People would not be able to access the storage area from the 4465 Kipling property. In response to questions from Commissioner BUCKNAM, Mr. Last stated that a pick -up track is the average vehicle that brings contents to the storage unit. Perhaps 10% of the vehicles would be u -haul type trucks. Commissioner MATTHEWS commented that he likes the mixed use zoning and extensive work has been done to create it. The property has been an eyesore for many years and he would like to see it improved; however, he stated he would vote for denial because he did not believe the zone change criteria has been met in this case. Commissioner GUILDNER stated that she would also vote against the application. She did not believe this is the place for public storage. Planning Commission Minutes 5 October 6, 2011 Ms. Reckert reminded the Commission that the focus of this case is on the zoning. Even if mixed use zoning is approved, the proposed public storage would then need to meet the conditional use criteria. Commissioner TIMMS agreed that the site has been derelict for decades and the city has worked extensively to create a mixed use zone district which is a good thing. However, with potential redevelopment across Kipling and the priority of the interchange there, and with the property having a zoning of Commercial -One which is the most permissive commercial district in the city, he was not sure that mixed use was the best zoning for this piece of property. Since mini - storage is typically an industrial use, he expressed concern about introducing industrial use into this area and would therefore vote for denial. Commissioner OHM commented that the neighbors have indicated they would like to see more screening which is in contradiction to the mixed use zone district for reduced landscaping and indicated that he would also vote for denial. Commissioner BUCKNAM stated that with residential on one side, commercial on the other and a large undeveloped property across the street, he believed there was a case for mixed use zoning on this property and would vote in favor of the rezone. It was moved by Commissioner GUILDNER and seconded by Commissioner MATTHEWS to recommend denial of Case No. WZ- 11 -07, a request for approval of a zone change from Commercial One to Mixed Use Commercial for property located at 4565 Mpling Street for the following reasons: 1. The traffic 2. The neighborhood PRAFT 3. The crime rate The motion for denial carried 4 -2 with Commissioners BUCKNAM and POND voting no. Note: The reasons for denial were not elaborated upon during the motion, but refer to the discussion during the public hearing. Traffic concerns related to the high amount of traffic already existing on Kipling, and the possibility that redevelopment would contribute additional traffic volume. Concerns related to crime and neighborhood are based on the pattern of crime already present in the I- 70 and Kipling area and the possibility that redevelopment (particularly a mini- storage facility) may contribute to crime rates and detract from the neighborhood. 8. OTHER • Commissioner TIMMS asked staff to check for possible code violations on property located at the corner of 50 and Oak. Planning Commission Minutes 6 October 6, 2011 Good evening. My name is Lauren Mikulak, and I am a Planner with the City of Wheat Ridge Community Development Department. Tonight I am presenting Case Number WZ- 11 -07, which is a request for approval of zone change from Commercial -One to Mixed Use - Commercial on property at 4565 Kipling Street. I would like to enter into the public record the contents of the case file, the zoning ordinance, the comprehensive plan, and this digital presentation. The property is within the City of Wheat Ridge. All appropriate notification and posting requirements have been met, and therefore the Planning Commission does have jurisdiction to hear this case. 1 The subject property is outlined here in red. 4565 Kipling Street is located near the center of Wheat Ridge; about a quarter mile south of Interstate -70. The parcel is about 1 acre in size but has an unusually long and narrow shape; it's frontage on Kipling Street is about 100 feet wide, and the property is nearly 500 feet long. 3 The current zoning on the property is Commercial -One or C -1 and it is surrounded by a variety of land uses and zoning designations. Across the street is a large vacant area. Immediately north of the lot is a multi - family residential development zoned R -3; the front half of this lot is also vacant. Immediately to the south is a three -story office building zoned neighborhood - commercial, light pink color. The C -1 and A -1 properties that take up most of the corner are owned by the Jefferson Avenue United Methodist Church. Immediately west of the subject property is a parcel zoned A -1 that contains a single family residential home. The home is occupied and this parcel is under separate ownership from the subject parcel. In this image you can see that the residential lot is now adjacent to Lee Street. Lee Street did not exist when the home was built in the 1940s, so the lot is addressed off of and oriented toward Kipling. 3 For that reason, there is a 10 -foot wide easement on the subject property. The easement has been in place since 1961 and grants perpetual access to the rear property owner and to utility providers. W Existing Conditions • Size: 44,509 sf • Zoning: C -1 • Use: Vacant Land • Easement: 10 ft along southern property line 4 .I sa_n +' y g Jr i y d 4 w.w �J 1 For that reason, there is a 10 -foot wide easement on the subject property. The easement has been in place since 1961 and grants perpetual access to the rear property owner and to utility providers. W Existing Conditions • Size: 44,509 sf • Zoning: C -1 • Use: Vacant Land As you can see from this aerial, the easement appears to be actively used for access to the neighboring lot. This aerial also shows that the subject property is currently vacant. A little background on the subject property. As I said the property is now zoned C -1 which is the result of a zone change in 1980. At that time, in 1980, the zone change applicant intended to scrape the lot and open a ski shop and office building. Previously the lot was zoned residentially and had a single family home on the east side towards Kipling. The ski shop development never took place in the 1980s, and in fact there have been no commercial uses on the property since the zoning was changed to C -1 over 30 years ago. As a result, the subject site has been underutilized for several decades. This has led to deterioration, culminating in removal the single family home in 2005 after the City initiated abatement. 5 • Easement: 10 ft along southern property line So that brings us to today, and I have several images to share of the existing conditions. Front of the property, standing at Kipling and looking south west. This mailbox is for that separate residential lot to the rear, and you can see in this picture the office building to the south. L This image is also looking west, and I think this image really highlights how narrow the property is. Multifamily to the north Southern property near this railroad ties. Start to see the residential lot to the west 7 Closer view, a little obscured, of the property to the west The gravel drive is part of the access easement A few pictures of the Kipling frontage This one looking north Currently 2 curb cuts; unlikely that CDOT would allow a developer to use both. The streetscape improvements — including the lightposts and pavers — were installed within the last 8 years. And now looking to the south on Kipling. You can see an accell /decel lane stops at the property to the south. When the site is developed, CDOT is likely going to request that this lane be extended. 10 Finally, this image is also taken looking south. The site has several mature trees, this grove is located along the northern property line. 11 Applicant Proposal • Zone change to MU -C • Mixed use redevelopment with mini- storage and employee residence — CUP required for mini- storage — Site plan review required for any development The applicant is requesting a zone change from C -1 to Mixed Use Commercial. The applicant is a potential purchaser and he has proposed a mini - storage facility with an on -site employee residence. I should point out that if the zone change request is approved, the proposed mini - storage still requires a Conditional Use Permit under the mixed use zoning. Review of a conditional use is administrative and review considers the property design, the operation of the use, and the potential impacts on adjacent properties. Site plan review is required after the CUP or for any type of future development to ensure compliance with mixed use development standards. 12 Development Standards Building Height Minimum 20 feet Maximum 6 stories (90') for mixed use 4 stories (62') for single use Landscape /Open 10% open space for mixed use Space (min) 15% open space for single use At least 35% must be living Architectural Apply to all facades Standards N/A 50 feet 20% landscape for all uses At least 65% must be living Apply to facades adjacent to street And it is the development standards that I want to run through next. Staff feels that one of the biggest benefits of a zone change to mixed use is the added flexibility in terms of site design. This table compares several development standards in the MU -C zone district and the C -1 district C -1 allows for a range of commercial land uses; it has a 50 foot height limit, a limited allowance for residential use, and also higher landscape and off - street parking requirements. Especially on a narrow and constrained property, these higher landscape and parking requirements can affect the buildable area of the property. For comparison, in MU -C district the landscape requirement is 10% and in C -1 the requirement is 20% of the lot area. The mixed use zoning is really intended for a commercial corridor such as Kipling. The 13 MU -C district encourages mixed use development, and allows a wide range of uses but has more architectural controls and required residential transitions that will help to ensure compatibility with the variety of land uses that surround the subject site. 13 Neighborhood Meeting • Held on June 21, 2011 • Three people in attendance • Discussion included the zone change process and the business operation for the proposed mini- storage facility with on -site residence As part of the zone change request, require a neighborhood meeting and this was held in June. Three neighbors were in attendence and discussion included the zone change process and also discussion of the potential end use. There was a sense that the mini - storage may not be the ideal end use. 14 Referral Arvada Fire No objections. At site plan review, will address access, water lines, fire hydrants As part of the zone change process, the application was sent on referral. No objections to the zone change were received. Service districts did make comments that will need to be considered during site plan review. For example, Valley Water does not currently serve the property. Water service, emergency access, and site drainage requirements will all need be addressed at the of development and site plan review. Kipling is a state highway, so CDOT controls the roadway. To allow for potential future widening, a 30 -foot wide right -of -way reservation along Kipling will be required. 15 Xcel Energy No objections. Maintain existing easements for gas and electric facilities. Urban Renewal No objections. Comprehensive /Subarea Plans • Envision Wheat Ridge — Primary commercial corridor — MU commercial area — Neighborhood buffer • 1- 70/Kipling URA — Village center One of the zone change criteria is consistency with the comprehensive plan, and staff believes the proposed MUC zoning is consistent with the policies and goals in the City's comp plan— Envision Wheat Ridge. In the comp plan, Kipling is identified as a primary commercial corridor, and the property is adjacent to a mixed use commercial area (the light pink) and a neighborhood buffer area (the brown), the intent of which is to provide a small scale commercial uses. 16 Comprehensive /Subarea Plans • Envision Wheat Ridge — Primary commercial corridor — MU commercial area — Neighborhood buffer • 1- 70/Kipling URA — Village center The property is in the 1- 70 /Kipling Corridor Urban Renewal Area which is indicated by the salmon /pink color. The urban renewal plan for this area was adopted in 2009. 17 Comprehensive /Subarea Plans • Envision Wheat Ridge — Primary commercial corridor — MU commercial area — Neighborhood buffer • 1- 70/Kipling URA — Village center In the urban renewal plan, Kipling is again designated as a commercial corridor, and the subject property is adjacent to a designated village center or commercial node at 44th Avenue. At their August 30 meeting, the Urban Renewal Authority confirmed that the zone change request is in keeping with the renewal plan. Both the subarea and comprehensive plans call for mixed use development with elevated design standards and the MU -C zoning certainly supports these goals. li" Zone Change Criteria Staff concludes: — Zone change to MU -C supported by adopted plans — Site is underutilized and may further deteriorate — MU -C may increase likelihood of development — Zone change is compatible with area — Architectural controls may minimize impacts — Utility upgrades will be provided Staff has concluded the request meets the zone change criteria. As the Commission is aware, there are several criteria we use to evaluate a zone change request. Those are detailed in your staff report, but I'll go over some of the conclusions that Staff has drawn. Staff believes that a zone change to mixed use is supported by the City's Comp plan and the urban renewal plan for the area. The site has been underutilized for years with no viable development proposals, and further deterioration is possible if it continues to remain vacant. Staff concludes that the zone change to mixed use may increase the chances of development because of the flexible site design that MU -C allows. The proposed zone change is compatible with the surrounding area, and the architectural controls may help to minimize any potential impacts of future development. Staff further concludes that the proposed zone change will not adversely affect public health, safety or welfare and the change is expected to benefit the community as it 19 may encourage redevelopment of a vacant property. Lastly, adequate utility upgrades will have to be provided if any development takes place under the proposed mixed use zoning; this would be addressed during site plan revi ew. 19 Staff Recommendation Staff recommends APPROVAL of the request with the following condition: — 30 -foot ROW reservation provided along Kipling That being said, staff does recommend approval. There is one recommended condition that was not included in the staff report, that condition is to establish the 30 -foot reservation along Kipling with the zone change. 20 23 22 21 V , d a° City of Wheatdge COMMUNITY DEVELOPMENT CITY OF WHEAT RIDGE COMMUNITY DEVELOPMENT STAFF REPORT TO: Planning Commission CASE MANAGER: Lauren Mikulak DATE OF MEETING: October 6, 2011 CASE NO. & NAME: WZ -11 -07 / William Last ACTION REQUESTED: Approval of a zone change from Commercial -One (C -1) to Mixed Use - Commercial (MU -C) LOCATION OF REQUEST: 4565 Kipling Street APPLICANT(S): William Last PROPERTY OWNER(S): Kevin Schumacher APPROXIMATE AREA: 44,509 Square Feet (1.02 Acres) PRESENT ZONING: Commercial -One (C -1) PRESENT LAND USE: Vacant land COMPREHENSIVE PLAN: Primary Commercial Corridor ENTER INTO RECORD: (X) CASE FILE & PACKET MATERIALS (X) COMPREHENSIVE PLAN (X) ZONING ORDINANCE (X) DIGITAL PRESENTATION LOCATION MAP SITE Case No. WZ- 11- 071Last 1 All notification and posting requirements have been met; therefore, there is jurisdiction to hear this case. I. REQUEST Case No. WZ -11 -07 is an application by William Last requesting approval of a zone change from Commercial -One (C -1) to Mixed Use - Commercial (MU -C) for property located at 4565 Kipling Street (Exhibit 1, LegabDescripfion &Map). The zone change is the first step in the process for approval of mixed use redevelopment of this site. If approved, and prior to construction of any structures, a site development plan will be required to meet the standards of the mixed use zone district. The applicant is proposing a mixed use development that includes a mini - storage facility with an employee residence on the site. If the zone change request is approved, a Conditional Use Permit (CUP) with site plan and building elevations will also be required for the proposed mini - storage use. An approved rezoning does not guarantee the approval of a CUP for the mini - storage facility. Review of a conditional use includes consideration of the property design, the operation of the use, and the potential impacts on adjacent properties (Exhibzt.2, Letter•4ReguesG);. The proposed rezoning area includes one parcel -4565 Kipling Street —the total area of which is approximately 1.02 acres in size. II. EXISTING CONDITIONS/PROPERTY HISTORY Subject Property The property is located at 4565 Kipling Street about one quarter -mile south of Interstate -70 and is zoned Commercial -One (C -1). The site has an area of 1.02 acres, but is unusually long and narrow at 98 feet wide and 495 feet long. The property is part of the I -70 /Kipling Corridor Urban Renewal Area —one of the City's high priority redevelopment areas. There have been two prior zone change applications on the property. In 1978, a request to rezone from R -2 and A -1 to R -3 was denied by City Council, citing severe traffic problems with ingress and egress on Kipling. In 1980, a zone change was approved for the property; per Case No. WZ -80 -12 the zoning was changed from R -2 and A -1 to Commercial -One (C -1). The applicant proposed removing the existing house and developing the site with an office building and ski shop. Zoning approval included use restrictions and a condition to extend the existing deceleration lane north on Kipling. Ultimately, the applicant did not move forward with development, and the deceleration lane was not installed. There have been no commercial uses on the property since the zoning was changed to C -1 over 30 years ago. In late 2004, a pre - application meeting was held with a potential end user. The applicant was proposing a special use permit to allow a drive- through carwash on the property. The SUP process required a neighborhood meeting and likely a public hearing before City Council. Additional requirements included a traffic study, drainage report, and again the extension of the deceleration lane on Kipling. The applicant was strongly encouraged to contact CDOT and the fire department to discuss access and circulation issues. A neighborhood meeting was never held, and an SUP application was never submitted after the pre - application discussion. Case No. WZ -11 -07 1Last By 2004, the property had significantly deteriorated, and the City initiated abatement. In early 2005, a cease and desist order was issued, and in February 2005 the existing single - family home was removed (Exhibit 3, Aeriallmagesj. The site has been vacant since. Surrounding Zoning and Land Use The surrounding properties include a variety of land uses and zoning designations (Exhibit 4, Zoning Map) . To the northwest is a multi - family residential development zoned Residential -Three (R -3). Further to the north is the Camelot Club Apartments Planned Residential Development (PRD) which includes the Kipling Village apartments. South of the subject site is an office building and a church. The three -story office building is on property zoned Neighborhood - Commercial (N -C). The Jefferson Avenue United Methodist Church includes parcels zoned A -1, R -2, and C -1. Across Kipling Street to the east is a large vacant parcel zoned Residential -Two (R -2) and Agricultural -One (A -1). This undeveloped area is about 8 acres in size. On the west side of the subject parcel is a single - family home zoned Agricultural -One (A -1). Prior to 1980, this adjacent residential property had no street frontage. For this reason, it is addressed 4471 Kipling Street, and access to the lot is provided by a 10 -foot easement that exists along the south side of the subject parcel. The easement was recorded in 1961 and grants perpetual access rights to the rear property owner w and to utility providers. This easement reduces the developable area of the site by 10 % 111.1-11- (Exhibit 5, Improvement Survey Pla'tJ. For the most part, the properties along the west side of Kipling, including the subject parcel, are unplatted. The subject lot is clearly a remnant piece which is not zoned properly or desirable to assemble with adjacent land uses. Prior attempts to redevelop it have not materialized. III. PROPOSED ZONING The applicant is requesting the property be rezoned to Mixed Use - Commercial (MU -C), a zone district that is generally located along major commercial corridors and at community and employment activity centers. The MU -C zone district is established to encourage medium to high density mixed use development, and allows for residential and civic uses, in addition to a wide range of commercial and retail uses. The following table compares the proposed and existing standards that apply to the subject property. Under the existing C -1 zoning, the property is in the contemporary overlay and is also subject to the requirements of the Architectural and Site Design Manual. In general, the MU -C district is expected to make the subject property more developable. The mixed use district allows for a wider range of uses and does not contain the C -1 restrictions on residential development. MU -C zoning allows for increased height and density compared to C -1, and also has reduced requirements for landscape and off - street parking. Ultimately, the MU -C district allows for more flexible site design that is particularly beneficial for properties with unusual shapes or sizes. The MU -C zone district also has enhanced architectural controls to ensure compatibility with the variety of surrounding land uses. Case No. WZ- 11- 071Last 20 feet 6 stories (90') for mixed use 4 stories (62') for single use 0 — 20' (50% contains frontage) 0 feet 10 feet 1 story = 10 feet 2 story = 10 feet 3 story = 15 feet 4 story or more = 20 feet N/A 50 feet 0 — 20' (40% contains frontage) 5 feet per story 5 feet per story 1 story= 10 feet 2 story = 15 feet 3 story = 20 feet Iiot' overage (max) 90% for mixed use 80% 85% for single use Landscape ! Open 10% open space for mixed use 20% landscape for all uses a w Space (min) 15% open space for single use At least 65% must be living At least 35% must be living Off street parking Lower off - street parking Higher off - street parking requirements requirements e.g. office use: 2 space / 1000 sqft e.g. office use: 1 space / 200 sqft Apply to all fagades Apply to facades adjacent to street =Ground Floor 40% for non - residential, non - retail 60% all uses Transbarenco 60% for retail Uses Allows new residential uses Does not allow new residential uses Allows mini - storage as CUP Does not allow mini - storage IV. ZONE CHANGE CRITERIA Staff has provided an analysis of the zone change criteria outlined in section 26- 122.D.2. The Planning Commission shall base its recommendation in consideration of the extent to which the following criteria have been met: 1. The existing zone classification currently recorded on the official zoning maps of the City of Wheat Ridge is in error. Staff has not found any evidence of an error with the current Commercial -One (C -1) zone district as it appears on the City's official zoning map. Case No. WZ- 11- 071Last 4 2. A change in character in the area has occurred due to installation of public facilities, other zone changes, new growth trends, deterioration, or development transitions. The property is located in the I -70 /Kipling Corridor Urban Renewal Area —one of the City's high priority redevelopment areas. The urban renewal plan for this area was adopted in 2009 and identifies the area as blighted. The renewal plan calls for cooperative development through public - private partnership to revitalize the Kipling and 1 -70 corridors. The subject site has been underutilized for several decades. Under has led to deterioration, culminating in the 2005 abatement proceedings on the property. In recent years, code enforcement action has addressed weeds, tall grass, and litter. This vacant land creates blight in the middle of a corridor where the City's plans call for vibrant, attractive commercial activity. An anticipated change along the corridor relates to CDOT's plans for Kipling Street. Kipling is State Highway 391 and is slated to be upgraded and widened in the future. The vacant property across Kipling has the potential for development of a major mixed use commercial node. Staff concludes that this criterion has been met. 3. The Planning Commission shall also find that the evidence supports the finding of at least four (4) of the following: a. The change of zone is in conformance, or will bring the property into conformance, with the City of Wheat Ridge comprehensive plan goals, objectives and policies, and other related policies or plans for the area. The proposed zoning is consistent with the policies and goals in the I -70 1Kipling Corridors Urban Renewal Plan and the City's comprehensive plan — Envision Wheat Ridge. Both plans call for mixed use development with elevated design standards and notable architecture. The comprehensive plan identifies Kipling as a primary commercial corridor that can accommodate a mix of commercial and office uses that exhibit high quality urban design and appearance. The subject site is adjacent to a designated mixed -use commercial area and a nei ghborhoo d buffer area the intent of which is to provide a small scale commercial uses (Exhibit 6, Guiding Documents). In the urban renewal plan, Kipling is again designated as a commercial corridor, and the subject property is adjacent to a designated village center at 44` Avenue. At its August 30, 2011 meeting, the Urban Renewal Authority confirmed that the zone change request is not in conflict with the renewal plan. The proposed MU -C zoning encourages mixed use development and contains design standards that directly support the goals of the City's guiding documents. Staff concludes that this criterion has been met. Case No. WZ -11 -071 Last b. The proposed change of zone is compatible with the surrounding area and there will be minimal adverse impacts considering the benefits to be derived. The Mixed Use - Commercial zone district has specific design requirements, but is considered more flexible in terms of land use, open space, and parking requirements than the existing C -1 zoning on the property. For these reasons, a rezoning to MU -C is expected to add value to the property and make it more developable. The enhanced architectural standards in the MU -C code are expected to benefit the character of the area. The proposed zone change is compatible with the surrounding area, as Kipling is a primary commercial corridor that includes a wide range of uses. There are existing residential uses to the north and west, but required residential transitions and screening in the MU -C code should help to protect these properties and ensure minimal adverse impacts. The property has been zoned for commercial use since 1980 with no viable development proposals. Commercial development under the MU -C zone district will ensure higher quality of design and better compatibility with the surrounding area than is currently required under the C -1 zoning. The intent of the mixed use zone districts is to focus not only on use, but also on design and impact to the area. While it could be argued that a mini- warehouse facility may be inconsistent with adjacent office and residential uses, if the design of the property meets landscape, drainage, and architectural standards, then the use may be compatible. The use could provide a good fit for the property given the physical limitations of the remnant parcel. In addition, while mini - storage facilities are not viewed favorably upon as a tax generator, they create relatively low impacts from a traffic perspective. If a zone change is approved and a CUP request moves forward, the specific development proposal and impacts will be evaluated through site plan and CUP review. Staff concludes that this criterion has been met. c. There will be social, recreational, physical and /or economic benefits to the community derived by the change of zone. The proposed zone change is expected to benefit the community, as the property has long been underutilized and is an eyesore. The zoning may encourage redevelopment of a blighted property and improve the character of the street. The MU -C zone district provides more flexibility for developers and will enable the site to become a tax generating property. Staff concludes this criterion has been met. d. 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. Any new development under the proposed MU -C zoning will be required to complete a site plan review process, which includes a referral to all impacted utility agencies. The developer will be required to provide utility upgrades in the event that current capacity is not adequate. Case No. WZ -11 -07 1Last Valley Water District has expressed that they do not currently service the subject property. Prior to development, an applicant would need to contact the district regarding water availability. Staff concludes that this criterion has been met. e. 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 change of zone will not adversely affect public health, safety, or welfare. While the new zoning would allow higher - density development, any proposed development will require site plan review through which traffic impacts, drainage, and buffering will be analyzed. Development proposals will be required to meet stormwater drainage and water quality requirements in order to be approved, therefore no drainage problems are anticipated. Staff concludes that this criterion has been met. 4. The application is in substantial compliance with the applicable standards set forth in the Architectural and Site Design Manual. This criterion is not applicable as the Architectural and Site Design Manual does not apply in the MU -C zone district. Staff concludes that this criterion is not applicable. V. NEIGHBORHOOD MEETING Prior to submittal of an application for a zone change, the applicant was required to hold a neighborhood input meeting in accordance with the requirements of section 26 -109. A meeting for neighborhood input was held on Ju 21, 20 11. Three persons from the neighborhood were in attendance (Exhibit 7, Neighborhood Meeting 1Votes)'. VI. AGENCY REFERRAL All affected service agencies were contacted regarding the ability to serve the property. Any applicant for development will be responsible for providing upgrades, as needed. Specific referral responses follow: Arvada Fire Protection District: There are no objections to the requested zone change. At the time of site plan application, the fire district will address concerns regarding fire department access, water lines, and fire hydrants. Valley Water District: There are no concerns with the zone change. The district does not currently serve the property, so a developer will need to contact the district to regarding water availability. Case No. WZ -11 -071 Last Xcel Energy: Existing underground and overhead, gas and electric facilities are within the zone change area. There are no objections to the proposed zone change contingent upon maintaining all existing rights. Wheat Ridge Public Works: Kipling Street is State Highway 391 and is controlled by the Colorado Department of Transportation (CDOT). A 30 -foot wide right -of -way reservation along the eastern property line is required and no structures may be located in the reservation area. The need for a driveway off Kipling will require a CDOT access permit, and the extension of the existing accel -decel lane on Kipling may be required based on CDOT review. Site development will require stormwater detention and water quality facilities. A preliminary drainage report will be required with a Conditional Use Permit. A final drainage report will be required with the building permit. Wheat Ridge Urban Renewal Authority: There are no concerns with the requested zone change. VII. STAFF CONCLUSIONS AND RECOMMENDATION Staff concludes that the proposed zone change is consistent with the Comprehensive Plan and the I -70 /Kipling Corridors Urban Renewal Plan. Staff concludes that the zone change will be compatible with the surrounding area. Staff further concludes that the subject property has long been an underutilized, remnant parcel with no viable development proposals; property development will be more feasible under the mixed use zoning which allows for more flexible site design. Staff concludes that any applicant for development under the new zoning will, through the site plan review process, be required to provide utility upgrades, as needed. Finally, staff concludes that the proposed zone change will not adversely affect public health, safety, or welfare as the architectural controls of the mixed use district will ensure compatibility with surrounding land uses. Therefore, because the zone change evaluation criteria support the zone change request, a recommendation of approval is given. VIII. SUGGESTED MOTIONS Option A: "I move to recommend APPROVAL of Case No. WZ- 11 -07, a request for approval of a zone change from Commercial -One to Mixed Use - Commercial, for property located at 4565 Kipling Street, for the following reasons: 1. The proposed zone change is consistent with the goals and objectives of the Comprehensive Plan and the I -70 /Kipling Corridor Urban Renewal Plan. 2. The proposed zone change is compatible with the surrounding area. 3. The proposed zone change will not adversely impact the public health, safety, or welfare. 4. The subject property is currently underutilized, and a zone change may increase the likelihood of development." Option B• "I move to recommend DENIAL of Case No. WZ- 11 -07, a request for approval of a zone change from Commercial -One to Mixed Use - Commercial, for property located at 4565 Kipling Street, for the following reasons: Case No. WZ- 11- 071Last 1. 2. Case No. WZ- 11- 071Last 9 EXHIBIT 1: LEGAL DESCRIPTION & MAP Legal Description The area proposed to be rezoned is legally described as: THAT PART OF THE EAST V2 EAST /2 NORTHEAST' /4 OF SECTION 21, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6 TH P.M, DESCRIBED AS FOLLOWS: BEGINNING AT A POIINT 1529.75 FEET SOUTH OF THE NORHTEAST CORNER OF SAID SECTION 21, THENCE WEST 495.5 FEET; THENCE NORTH 98.8 FEET; THENCE EAST 495.5 FEET; THENCE SOUTH 98.8 FEET TO THE POINT OF BEGINNING, EXCEPT THAT TRACT OF LAND CONVEYED TO THE DEPARTMENT OF HIGHWAYS BY ROSCOE A. RILEY AND IOLA V. RILEY, IN DEED RECORDED SEPTEMBER 19, 1969 IN BOOK 2133 AT PAGE 136, COUNTY OF JEFFERSON, STATE OF COLORADO. Parcel Map Case No. WZ -11 -07 1Last 10 EXHIBIT 2: LETTER OF REQUEST The reason for the re- zoning of 4565 Kipling Street. The current zoning does not allow for self storage which is the ultimate goal of this process. Re- zoning to mixed use would allow this to transpire. This area is primarily commercial with some large apartment complexes in close proximity to the lot in question. The vast mix of zoning in this area seems to lends itself to the mixed use feel of the neighborhood. This development should have a beneficial aspect to the area, as it is projected that a vast majority of clients should come form the apartment complex's allowing less outside storage/ display of unsightly items. There should be very little effect on the adjacent properties as self storage is not a high volume type business and traffic flows should only be impacted in a very minor way. The vast majority of tenants do not visit their unit daily, weekly, or even monthly. With a large number of clients coming from such a short distance many may simply choose to walk rather than drive making traffic impact even less. The lot is currently vacant and unsightly with tall weeds, developing this lot would add to the overall view on this main thoroughfare in the city. With the city requiring significant zoning regulations and oversight to any plans that might be submitted, ultimate control over the look and overall scheme of the project will be greatly determined by the city. The city services will not be greatly impacted. With a proposed on site manager residence greatly reducing the likelihood of "mischief' arising, the impact on city services is expected to be minimal. I would hope to never need the police or fire dept. to come. With a computer access gate, high tech security camera system and top of the line locking mechanisms this facility should be crime free. With a vast majority of the units not having an outside access, controlling entry to each building will greatly reduce any attempt theft. Over 17 years of managing storage facilities I have seen an evolution from the "back 40" type facility to the modem multi story units with pleasing building facades. I will strive to build a facility that the city and neighbors can be happy that they allowed it to come to pass. Case No. WZ -11 -07 1Last 11 EXHIBIT 3: AERIAL IMAGES CaseNo. W7-11- 071Lass 12 2010 Aerial Imagery -4565 Kipling Street The property is currently undeveloped. 2001 Aerial Imagery -4565 Kipling Street A single family home is visible on the east side of the property; the home was removed in 2005. EXHIBIT 4: ZONING MAP Case No. WZ -11 -07 1Last 13 EXHIBIT 5: IMPROVEMENT SURVEY PLAT C �C 4 z J ` c� d m m W a C s N N F j C� s rg 404 .o � F i Case No. WZ -11 -07 1Last c ai r \ 7i r. N \ CQ a i� d o. L e 7 J 's t 9 � s. 1 � a o r ,r I I � r A Bf ,,p 0. 11b� s. c� } A i� v � - r o Irk /I q 0 11�lla Vl1 _ ®. 1 K �m cmr r `.uce AA KlpL,lp46 sTx-er--T 4.o.W. J.aeaE 14 1 � o r I I � m c� } A i� v � - r o Irk /I q 0 11�lla Vl1 _ ®. 1 K �m cmr r `.uce AA KlpL,lp46 sTx-er--T 4.o.W. J.aeaE 14 EXHIBIT 6: GUIDING DOCUMENTS - Neighborhood Buffer Area CaseNo. WZ- 11- 071Last 15 Excerpt from Envision Wheat Ridge Structure Plan Excerpt from I- 701Kipling Corridors Urban Renewal Plan Concept Map Neighborhooc T t Commercial + Corridor KW,h M Portals H�N Primary Gateway �, Community Commercial Center Neighborhood `J Commercial Center CaseNo. WZ- 11- 071Last 15 Excerpt from Envision Wheat Ridge Structure Plan Excerpt from I- 701Kipling Corridors Urban Renewal Plan Concept Map EXHIBIT 7: NEIGHBORHOOD MEETING NOTES ��;��� City of Wheatlk COMMUNITY DEVELOPMENT City of Wheat Ridge Municipal Building 7500 W. 29'" Ave. Wheat Ridge, CO 80033 -8001 P: 301235.2846 F: 303.235.2857 NEIGHBORHOOD MEETING NOTES Date: June 21, 2011 City Staff Present: Meredith Reckert, Senior Planner Location of meeting: Wheat Ridge Municipal Building Lobby Conference Room 7500 W. 29 Avenue Wheat Ridge, CO 80033 Property location: 4565 Kipling Applicant William Last, All Secure Storage (potential buyer) Dave Talley, MB Zimmerman & Associates (representing the property owner) Existing Zoning: C -1, Commercial -One Comprehensive Plan Designation: Primary Commercial Corridor Member(s) of the community present: Maurice Fox — adjacent property owner (4465 Kipling) Larry Fixe — adjacent property owner (4465 Kipling) Diane Lyons — representing adjacent property owner (4471 Kipling Street ApplicantlOwner Preliminary Proposal: The applicant, William Last, is proposing construction of a mini - storage facility with offices that front Kipling. Mr. Last has constructed several mini - storage facilities across the country and retains ownership of those facilities. In addition to constructing and owning the proposed facility on Kipling, Mr. Last would likely manage it as well. The proposed preliminary site plan includes two primary structures. Building 1, to the east, is proposed to have a two -story fagade including offices for lease on the ground floor and possibly a manager's apartment on the second floor. Building I includes mostly indoor storage units to minimize the number of garage doors visible from Kipling. The building to the west, Building 2, is proposed to have outdoor storage units on all sides that would be at -grade and allow drive -up loading. Inside Building 2 are additional indoor storage units. Drive aisles are proposed along the entire perimeter of the site, with gated access to the storage units. For an additional fee, tenants would be allowed to gain twenty -four hour access. Building design and landscaping has not yet been designed, but the applicant has expressed willingness to work with the City to comply with the design standards and provide a high quality fagade and streetscape. In particular, the applicant has proposed a neutral color palette to deemphasize the garage doors on Building 2. Case No. WZ -11 -07 1Last 16 Existing Conditions: The property is located at 4565 Kipling Street about one quarter -mile south of Interstate -70 and is zoned Commercial -One (C -1). The surrounding properties include a variety of land uses and zoning designations. To the east is a large vacant parcel zoned Residential -Two (R -2) and Agricultural - One (A -1). To the north is a multi - family residential development zoned Residential -Three (R -3), and to the west is a single - family home zoned Agricultural -One (A -1). South of the property is a small office building zoned Neighborhood - Commercial (N -C) and the Jefferson Avenue United Methodist Church which includes parcels zoned A -1, R -2, and C -1. The subject property has an approximate area of 1.1 acres, but is unusually long and narrow at 98 feet wide and 495 feet long. The property is part of the I- 701Kipling Corridor Urban Renewal Area —one of the City's high priority redevelopment areas. • In addition to the applicant, the selling broker and staff, there wer four members of the audience present. • Staff discussed the site, its zoning and future land use. • The applicant explained his proposed development scenario of the site into self storage units. • The applicant and members of the public were informed of the process for the zone change. • 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: • Since no parking is allowed on Mpling, where will customers park so as not to impact the office building to the south? Adequate parking will be provided on -site. Generally, customers like to parkas close as possible to their storage unit. There should be no impact on the adjacent office building. • How will the proposed development impact the neighbors? This a property has development constraints due to it's narrow width. The use ofselfstorage, while not generally supported by staff, may work with the property conftguration and will be a low traff c generator. It will have to meet the standards for the mixed use zoning including paving, detention and landscaping installation. • What are the proposed hours? Self storage facilities' are typically open 24 hours but the busiest times are at night and on weekends. • How will the facility accommodate the 10' wide access /utility easement running down the southern side? The easement will need to be accommodated by the development. • Will there be an on -site manager? Yes, there will be a second story apartment/office for the on- site manager. The floor ofthe frontportion will have offices which can be leased. • Will vehicles be stored in the units? Yes, the units to the rear will have garage doors and are large enough to store vehicles: • Do you photos of other facilities under your ownership that you can show us? Not at this time but Mr. Last was willing to drop offpictures ofhis otherfacilities tomorrow. • It was generally the opinion of the property owners to the south that they would not support the use for a variety of reasons including aesthetics, incompatibility, etc. Case No. WZ -11 -071 Last 17 IV7- 4600 KIPLING LLC 1250 8TH ST MANHATTAN BEACH CA 92066 COLORADO PASTICHE LLC 3605 LONG BEACH BLVD 428 LONG BEACH CA 90807 PTARMIGAN CONDOMINlU`�' ASSOCIATION % JOHN W.IA-Th'iN 1025 1,W"44TH AVE 1-202 WHf'A RIDGE CO 80033 7011 0470 0002 3336 2029 7011 0470 0002 3336 2043 .- 7011 0470 0002 3336 2036- --- FOX MAURICE F SCHUMACHER KEVIN KNOWLTON MAX W FIKE LARRY L 5411 NELSON ST KNOWLTON LUCILL-W 4465 KIPLING ST ARVADA CO 80002 4471 KIPLINaST WHEAT DGE CO 80033 WHEAT RIDGE CO 80033 7011 0470 0002 7011 0470 0002 3336 2005 7011 0470 0002 3336 2012 3336 lq-9-2 JEFFERSON AV COMMUNITY WELLS DOUGLAS G JOOS KAREN E METHODIST CHURCH WELLS VICKY L 4452 LEE ST 4425 KIPLING ST CAVENDER JACKSON 1, WHEAT RIDGE CO 80033 WHEAT RIDGE CO 80033 PO BOX 826 WHEAT RIDGE CO 80034 7011 0470 0002 3336 1961 7011 0470 0002 3336 1985 7011 0470 0002 3336 HUGHES KATHERINE B 4450 LEE ST WHEAT RIDGE CO 80033 City of Wheat�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 September 22, 2011 Dear Property Owner: This is to inform you of Case No. WZ -11 -07 which is a request for approval of a zone change from Commercial -One (C -1) to Mixed -Use Commercial (MU -C) for property located at 4565 Kipling Street. This request is scheduled for public hearings in the Council Chambers of the Municipal Complex at 7500 West 29th Avenue. The schedule is as follows: Planning Commission October 6, 2011 (a, 7:00 p.m. City Council ** November 28, 2011 A, 7:00 p.m. As an area resident or interested party, you have the right to attend these Public Hearings and /or submit written comments. * *If you are a property owner within 100 feet of this property and immediately adjacent to this property, you may have the right to file a legal protest against the application which would require 3/4 majority vote of City Council to approve the request. A copy of the protest rights section of the code is enclosed. Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Wheat Ridge. Call Heather Geyer, Public Information Officer at 303 - 235 -2826 at least one week in advance of a meeting if you are interested in participating and need inclusion assistance. If you have any questions or desire to review any plans, please contact the Planning Division at 303 - 235 -2846. Thank you. Planning Division. WZl 107.doc wwwxi.wheatridge.co. us CITY OF WHEAT RIDGE NOTICE OF PUBLIC HEARING BEFORE PLANNING COMMISSION NOTICE IS HEREBY GIVEN that a Public Hearing to consider Case No. WZ -11 -07 filed by William Last for approval of a zone change from Commercial -One (C -1) to Mixed -Use Commercial (MU -C) for property located at 4565 Kipling Street will be held in the City Council Chambers, Municipal Building at 7500 West 29 Avenue, Wheat Ridge, Colorado, on October 6, 2011 at 7:00 p.m. All interested citizens are invited to speak at the Public Hearing or submit written comments. The full text of this notice is available in electronic form on the City's official website, www.ci.wheatridge.co.us Legal Notices. Copies are also available in printed form in the Community Development Department. Published: Wheat Ridge Transcript, September 22, 2011 NOTICE OF PUBLIC HEARING Notice is hereby given that a Public Hearing is to be held before the City of Wheat Ridge PLANNING COMMISSION on October 6, 2011 at 7:00 p.m., in the Council Chambers of the Municipal Building at 7500 W. 29` Avenue, Wheat Ridge, Colorado. All interested citizens are invited to speak at the Public Hearing or submit written comments. Individuals with disabilities are encouraged to participate in all public meetings sponsored by the City of Wheat Ridge. Call Heather Geyer, Public Information Officer at 303 -235 -2826 at least one week in advance of a meeting if you are interested in participating and need inclusion assistance. The following case shall be heard: Case No. WZ- 11 -07 An application filed by William Last for approval of a zone change from Commercial -One (C -1) to Mixed -Use Commercial (W-C) for property located at 4565 Kipling Street and legally described as follows: THAT PART OF THE EAST' /2 EAST'' /z NORTHEAST %4 OF SECTION 21, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6 TH P.M., DESCRIBED AS FOLLOWS: BEGINNING AT A POIINT 1529.75 FEET SOUTH OF THE NORHTEAST CORNER OF SAID SECTION 21, THENCE WEST 495.5 FEET; THENCE NORTH 98.8 FEET; THENCE EAST 495.5 FEET; THENCE SOUTH 98.8 FEET TO THE POINT OF BEGINNING, EXCEPT THAT TRACT OF LAND CONVEYED TO THE DEPARTMENT OF HIGHWAYS BY ROSCOE A. RILEY AND IOLA V. RILEY, IN DEED RECORDED SEPTEMBER 19, 1969 IN BOOK 2133 AT PAGE 136, COUNTY OF JEFFERSON, STATE OF COLORADO. Kathy Field, Administrative Assistant 04/21/2011 2:53:21 PM Commitment No.: 598- F0376202- 122 -KH9 Amendment No. 1 Attached Legal Description That part of the East 1/2 East 1/2 Northeast 1/4 of Section 21, Township 3 South, Range 69 T West of the 6th P.M., described as follows: Beginning at a point 1529.75 feet South of the IT Northeast corner of said Section 21, thence West 495.5 feet; thence North 98.8 feet; thence V �{L y East 495.5 feet; thence South 98.8 feet to the Point of Beginning, EXCEPT that tract of land conveyed to the Department of Highways by Roscoe A. Riley and Iola V. Riley, in Deed recorded September 19, 1969 in Book 2133 at Page 136, County of Jefferson, State of Colorado Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and T ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American IT Land Title Association. Owner 1 CITY OF WHEAT RIDGE Owner 2 Owner 3 Company Mailing 7500W St Street Name 29TH Type AVE Unit City LAKEWOOD State CO Zip 80215 Property St Street Name VACANTLAN Type City State Zip COLORADO PASTICHE LLC COLORADO PASTICHE LLC 4600 KIPLING LLC COLORADO PASTICHE LLC COLORADO PASTICHE LLC _— _ COLORADO PASTICHE LLC _ 4600 KIPLING LLC PTARMIGAN CONDOMINIUM ASSOCIATION 4600 KIPLING LLC _ _ SCHUMACHER KEVIN _ _ KNOWLTON MAX W FOX MAUR_ICE F JEFFERSON AV COMMUNITY METHODIST CH WELLS DOUGLAS G - KNOWLTON LUCILE FIKE LARRY L WELLS VICKY L _ - - _ - _ - -- LAVENDER JACKSON _ %JOHN WATHE - -- 05 3_6. 3605 1250 3605 - -- 3605 3605 1250 10251 1250 5411 4471 - 4_4_6 4425 _T LONG BEACH - LO NG BEACH 8TH LONG BEACH - - BEAC 428 LONG BEACH _ LONG G BEACH - MANHATTAN BEACH - - - _ LONG BEACH - _- __ L BEA CH CA CA CA _-__.. CA CA CA CA CO CA CO CO CO CO _ CO 90807 90807 92066 -- 90807 90807 90807 92066 80033 92066 80002 80033 80033 80033 80034 4635 466 _ 35 4600 — 4635 4635 635 4551 4590 _ 4565 _ _ 4_47_1 4465 4425 4470 _- — K K -_- - KIPLING KIPLING KIPLING ILING - - - -- - - KIPLING KIPLING KIPLING VACANT LANC V LAN KIPLING KIPLING KIPLING KIPLING LEE ST - S ST ST - ST ST ST ST ST ST ST ST WHEAT RIDGE WHEAT RIDGE WHEAT RIDGE _. WHEAT RIDGE - WHEAT RIDGE WHEAT RIDGE WHEAT RIDGE WHEAT RIDGE WHEAT RIDGE WHEAT RIDGE WHEAT RIDGE WHEAT RIDGE WHEAT RIDGE WHEAT RIDGE CO -- CO CO CO CO CO CO CO _ CO - CO CO _ CO_ CO CO CO 80033 80033 80033 80033 80033 80033 _800_33 80033 80033 80033 _80033 80033 80033 80033 BL BLVD- ST _- 4 28 BLVD BLVD_ BLVD BLVD _ - 428 428 42 8_ _LO LONG BEACH 8TH 44 LONG BEACH MANHA TTAN BEACH WHEAT RI - - - -- - MANHATTAN BEACH AR_V - WHEAT RI WHEAT R IDGE WHEAT_R WHEAT RIDGE _ ST AVE - W _ 1-202 - _- _ 8T - 8TH NELSON - KIPLING KIPLIN KIP _ _ PO BOX 826 - ST ST ST ST - _S_T__ _ _ JOGS KAREN HUGHES KATHERINE B - FOX MAURICE F - FIKE LARRY L 4452 __- 44 0 445 4465 - -- LEE LEE KIPLING ST ST -- ST WHEAT RIDGE - WHEA RI DGE _ WHEAT RIDGE CO CO CO 80033 80033 80033 4452 4450 4465 LEE LE - - -- - LEE KIPLING ST - ST ST WHEAT RIDGE WHEAT RIDGE WHEAT RIDGE CO CO CO 80033 80033 80033 POSTING CERTIFICATION CASE NO PLANNING CONMSSION / CITY COUNCIL / BOARD OF ADJUSTMENT (Circle One) HEARING DATE: residing at (name) (addre s) as the applicant for Case No. J hereby certify that I have posted the Notice of Public Hearing at _ �� / o 9 0ocatioh) on this r day of St�� 20 , and do hereby certify that said sign has been posted and remained in place for fifteen (15) days prior to and including the scheduled day of public hearing of this case. The sign was posted in the position shown on the map below. Signature: %i�� NOTE: This form must be submitted at the public hearing on this case and will be placed in the applicant's case file at the Department of Planning and Development. _ w a s WZ -6397 L4EJ BA TON PTARMIGAN ,asi W z. AVE W W WZ -863] WZ -8]= � R -C CAMELOT CLUB APT5. R -3 C -1- N -C A -1 � 4 s` Clfy Of WheatMidge COMMUNITY DEVELOPMENT Community Development 7500 West 29th Avenue Wheat Ridge, Colorado 80033 303.235.2846 Fax: 303.235.2857 Community Development Referral Form Date: August 23, 2011 Response Due: September 7, 2011 The Wheat Ridge Community Development Department has received a request for approval of a zone change from Commercial -One to Mixed Use — Commercial for property located at 4565 Kipling Street. No response from you will constitute having no objections or concerns regarding this proposal. Case No.: WZ -11 -07 /Last Request: Approval of a change of zoning to Mixed Use - Commercial to allow future development of the property in accordance with the City's mixed use zone district regulations. The property is 1.1 acres in size. See the attached sheet about the MU -C zone district for information on use allowances and development standards. The zone change is the first step of the process. If approved and prior to construction of any new structures, a site development plan will be required. Please inform the case manager of any concerns about the site's ability for future development based on the proposed zoning. At the time of site plan review, when a specific development proposal is available, an additional referral regarding utility needs for the proposed development will be issued. Case Manager: Meredith Reckert Voice: 303.235.2848 Fax: 303.235.2857 Email: mreckert@ci.wheatridge.co.us DISTRIBUTION: Water District (Valley) Sanitation District (Clear Creek Valley) Fire District (Arvada) Colorado Department of Transportation AT &T Broadband Xcel Energy Qwest Communications Wheat Ridge Public Works Wheat Ridge Economic Development Wheat Ridge Police Department Wheat Ridge Building Division Wheat Ridge Urban Renewal Authority "The Carnation City" 1 -4 � \ {� City of Wheat�dge COMMUNITY DEVELOPMENT City of Wheat Ridge Municipal Building September 19, 2011 Mr. William Last 955 Castle Ridge Golden, CO 80401 Dear Mr. Last: 7500 W. 29 Ave. Wheat Ridge, CO 80033 -8001 P: 303.235.2846 F: 303.235.2857 This letter is in regard to your application for approval of a zone change from Commercial -One (C -1) to Mixed Use - Commercial (MU -C) on property at 4565 Kipling Street. Your submittal documents were sent on referral to other City departments and outside agencies. Attached are the comments received regarding your zone change request: Wheat Ridge Building Division: No comments received. Wheat Ridge Economic Development. No comments received. Wheat Ridge Police Department. No comments received. Wheat Ridge Public Works: See attached comments from Steve Nguyen dated August 31, 2011. Wheat Ridge Urban Renewal Authority: No concerns. Arvada Fire District: See attached comments from Steve Steigleder dated September 1, 2011. Clear Creek Valley Sanitation District: No comments received. Qwest Communications: No comments received. Valley Water District. See attached comments from Kathleen Kadnuck dated August 25, 2011. Xcel Energy: See attached comments from Donna George dated August 31, 2011. Please note that the comments received relate only to the zone change request. A separate referral process will be required as part of site development and will likely yield additional comments from outside agencies and City departments. An approved rezoning does not guarantee the approval of a CUP for mini - storage or approval of a site plan. www.cI.wbeatridge.co.us Please also note that redevelopment of the property at 4565 Kipling Street will entail significant obstacles. As discussed in the pre - application meeting and highlighted by the attached comments, these obstacles include: negotiations with CDOT, fire /emergency access, potential water tap fees, the permanent 10 -foot access easement on the south side of the property which must remain and be incorporated into the design, and meeting the development standards of the mixed use zone district. Please note that it is the applicant's responsibility to contact outside agencies to address potential site development issues. This concludes the summary of comments. If you have any further questions or need further clarification, please feel free to contact me at 303 - 235 -2848. Sincerely, Meredith Reckert, AICP Senior Planner cc: WZ -11 -07 2 Life Safety Division September 1, 2011 9 _ Ms Meredith Reckert, Senior Planner City of Wheat Ridge Department of Community Development 7500 W. 28' Ave Wheat Ridge, CO 80033 RE: WZ -11 -07 Last 4565 Kipling St Dear Meredith, We have reviewed the request for the Re- Zoning at 4565 Kipling Street and have no objections to the proposed Re- Zoning. We do have concerns for fire department access and water lines and fire hydrants for firefighting purposes that we will address upon the submittal of site plans for review and comment. Sincerely, Arvada Fire Protection District Sta ev Steiglei"' Deputy Fire Marshal 7903 Allison Way Arvada, Colorado 80005 -5033 303 - 424 -3012 VALLEY WATER DISTRICT 12101 WEST 52ND AVENUE WHEAT RIDGE, COLORADO 80033 TELEPHONE 303 -424 -9661 FAx 303 - 424 -0828 August 25, 2011 Meredith Reckert Planning Department City of Wheat Ridge 7500 W- 29 Avenue Wheat Ridge, CO 80033 Dear Meredith: We have reviewed the recent request for rezoning (WZ- 11 -07, Last) at 4565 Kipling Street, The Valley Water District does not currently serve the property. Prior to development, Valley Water District would need to be contacted regarding water availability to the site. At this time, we have no concerns with the proposed rezoning. Please feel free to contact me with any further questions. Xce/ Energysm PUBLIC SERVICE COMPANY August 31, 2011 City of Wheat Ridge Community Development 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Attn: Meredith Reckert Re: Last Rezone at 4565 Kipling Street, Case # WZ -11 -07 Right of Way & Permits 1123 West 3' Avenue Denver, Colorado 80223 Telephone: 303.571.3306 Facsimile: 303. 571.3524 donna.l.george@xcelenergy.com Public Service Company of Colorado has reviewed the request for the Last Rezone. Please be advised that Public Service Company owns and operates existing underground natural gas distribution pipelines as well as existing overhead and underground electric distribution facilities within the areas indicated in this proposed rezone. Public Service Company has no objection to this proposed rezone, contingent upon Public Service Company of Colorado's ability to maintain all existing rights and this amendment should not hinder our ability for future expansion. If you have any questions about this referral response, please contact me at (303) 571- 3306. Thank you, Donna George Contract Right of Way Referral Processor Public Service Company of Colorado City of Wheat�dge .. PUBLIC WORKS Memorandum TO: Meredith Reckert, Senior Planner FROM: Steve Nguyen, Engineering Manager DATE: Wednesday, August 31, 2011 SUBJECT: WZ -11 -07 /Last Zone Change from Commercial -One to Mixed Use - 4565 Kipling Street Public Works Department has completed the 1" review of the referral for the above property and zone change received on August 24, 2011 and I have the following comments: Traffic 1. Kipling Street is State Highway 391 and is controlled by the Colorado Department of transportation (CDOT). Because Kipling is slated to be upgraded and widened in the future, a 30 -foot right -of -way reservation along the eastern property line will be required. No buildings or permanent structures will be allowed within the reservation area. 2. The need for a driveway off of Kipling will require an access permit from CDOT. It is unlikely that CDOT will allow two access points, so the applicant should consider a site plan with a wide central curb cut. 3. Extension of the existing accel -decel lane on Kipling maybe required on the east property frontage based upon CDOT review. Drainage 1. The site appears to drain to the east and any development of the site will require stormwater detention and water quality facilities. The City welcomes alternative water detention and water quality designs, such as porous pavers, landscaping, or underground detention. Detention facilities may be distributed across the site, but not in the right -of- way reservation area. The applicant should work with an engineer to design a sufficiently sized detention system. A preliminary drainage report will be required with the CUP application. A final drainage report will be required with the building permit. of ; +¢ r u a3 r •c r g G q 0140 d cr W � a W €� .. ar c+ � un 4 Z W< Z am w rrr x cr ty... x va c a 0 r A r 'CCt Cx,� r• rw) r L. dA , # f) 2 Gti — 'M K4 S# Y X'L'! n W tt] •C — t 4n 4. C1 ¢$ W w g . Sk. 0— f X • Sf ¢ 2 in b 4 al 00 . q K S[ S$ S. vt V1 •[. p U• x W p w x A m .• if a.. F* t 1p It K q ll a �" W 6 t F z OoOQwz2Q , ;i A. L . th R Li W w w rx x 0 z dy p c c r W i i r e ]k 3 I , � w W w ^s v; a+ E a t? j z a' N rJ ° W 0 d) m w ra N 67 G � \ \� � V ° 7 ; 3 § E ) < « & f 2 /$$\,G 7ECIe2:.. y ) . 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U m C7 (Q m m p UIuP.� mC W U f! m E I9 n ry w tl 6 lllm OO � �y fznv._m s m L7d O ¢ oau no o.�ti v >mm� t w b ° GA - C 'm o ..t��' m N Y T PC i LL O: l Pro H - 1 infor=n1anal Previous 5 OF 8 Next GENERAL INFORMATION ILot Schedule: 042810 Parcel ID: 39-211-00-015 Print Help Status: Active Property Type: Residential IRange Property Address: 04471 KIPLING ST lOwner Nam (s) WHEAT RIDGE CO 80033 2810 6 MAX W N Mailing Address: SAME ADDRESS AS PROPERTY 12 2 MLTON LUCILE R Neighborhood: 2408 - FRUITDALE, LEES, STONERIDGE 3 PROPERTY DESCRIPTION NE Subdivision Name: - Low ]Block ILot jKey Section Township IRange IQuarterSection Land Sqft 12 Low IF 143 121 3 69 NE 16117 Low Quit Claim Deed 120 Land Characteristics 1 '. Multi- Family Total 16117 Assesso ' a1 rce' Maps Associated with Schedule 1m,13 21 Graphi Parcel Map MayQuest Location d 1, 511l3 2!L PROPERTY INVENTORY Property Type RESID Year Built: 1942 Adjusted Year Built: 1954 Design: Ranch Improvement Number: 1 Item Qualit Construction FULL BATH I Fair I 1 IMAIN BEDROOM I 12 SALE HISTORY Areas Quality Construction ISqft FIRST FLOOR Fair IF 1322 DETACH GARAGE Low IF 9 90 02-07-1997 Fair Quit Claim Deed 94 COVERED PORCH Low Quit Claim Deed 120 Land Characteristics '. Multi- Family Sale Date Sale Amount Deed Type Reception 09-03-1976 20,000 Assessed Value CONVER01 12-31-1985 55,000 Warranty Deed 86003257 02-07-1997 0 Quit Claim Deed F0368823 08-10-1998 O . Quit Claim Deed F0669927 2011 Payable 2012 Actual Value Total 173,660 Assessed Value Total 13,823 2010 Payable 2011 Actual Value Total 191,020 Assessed Value Total .. ................. . 15,2051 Mill Levy Detail For Year FIRE DIST. 2011 2010 IURBAN DRAINAGE&FLOOD CONT DIST I TBAI Treasurer Information Lauren Mikulak From: Sent: To: Subject: Attachments: hello Lauren Bill Last here, w last <wclastl965 @gmail.com> Monday, October 17, 20113:08 PM Lauren Mikulak Fwd:noahs IastSto ragel0- 17 -11. pdf for some reason I can not get the attached plans to print right, it jumps and so none of the lines line up I thought you might be able to get it and print it off so you can see the idea here as maybe i have a printer problem, try to blow it up as big as you can maybe legal size paper would help to see it better. this is the new idea with the open space in the middle as a driveway the entire exterior would be solid no doors hence no security issues. as to the easement i woudl think they could use the same driveway enterance I am I could pave it for them to transition to the main enterance. Also thought that maybe i can work out some sort of arrangement with the apartments next door and have a seperate drive /enterance from their lot, that way traffic might be reduced, is this against code or can we just put in writting on the deed and it is good. Definately hope to have most renters from aprtment building, if this is not ok what if they had an ownership interest or something like that. Let me know thanks Bill ---- - - - - -- Forwarded message ---- - - - - -- From: < WayneKiwi2 ct aol.com Date: Mon, Oct 17, 2011 at 10:08 AM Subject: Re: noahs To: wclastl965@gmail.com Ca terryconnersl ersl@msn.com Bill , please see attached revised layout . Take a look and give me a call. Thanks Cheers Wayne Wayne Woolsey N O W CONSTRUCTION INC 28177 Keller Rd Murdeta,eA,92563 877 465 4942 ph. 951 301 4096 fx. 909 374 3342 cell waynekiwi2na aol.com www. kiwiconstruction.com & 4I 0-- G, U CI P0 .r 0 01 `0 LE I .PxaTU NI ox10 5210 ',' ✓r10 _1I9 ; •),IA 5x1: 5,10 5x1 . 5rC ', 5x .. 5 ! 5x l. 5r19 5x10 5,' 5a1c -, v .3 .x1✓ ! sI_ .xE. Sr.IO .x5 •^ x r x _r . x x IC00 10x20 19x20 Cx< ,20 10x20 x La20 CY20 !C%20 bx20 ICY20 IN O IN2 19x20 10x2 Lx_.. L.xn^ - -- 20r35 2)x30 2 -x ' - 2630 10x30 u. nATOi 0x20 20 35 = ,,, v= p omcx L9x'+) ! I x xt✓ I ✓x20 lu ., 1 ,21 C)2J '. I„ ,.x:.. '. Ivx .. L,xe.. baw 1012, I_x_., ' L,x< L,x ., '- L.x<C TI PpP 0x50 '.0x30 10x30 0x30 10x30 0x30 Ifn30 l G , v ARCHITECT INFO -- GENERAL CONTRACTOR INFO 3z1., x x16' Ex ^ C 5x aC 5,f max.. 5x10 Yrl„ x 'r 5P C _x l., Fx ` Sr... u - 5 GENERAL NOTES SHEET NUMBER ` // I ` s C, C'. J,., ..rte :m ., C, C 0 _. ,. :.0. r. ., 16c_ rx. :Cy 10 lcr 0, , -:rr' rx <vwwmr G, U CI P0 .r 0 01 `0 LE I .PxaTU NI ox10 5210 ',' ✓r10 _1I9 ; •),IA 5x1: 5,10 5x1 . 5rC ', 5x .. 5 ! 5x l. 5r19 5x10 5,' 5a1c -, v .3 .x1✓ ! sI_ .xE. Sr.IO .x5 •^ x r x _r . x x IC00 10x20 19x20 Cx< ,20 10x20 x La20 CY20 !C%20 bx20 ICY20 IN O IN2 19x20 10x2 Lx_.. L.xn^ - -- 20r35 2)x30 2 -x ' - 2630 10x30 u. nATOi 0x20 20 35 = ,,, v= p omcx L9x'+) ! I x xt✓ I ✓x20 lu ., 1 ,21 C)2J '. I„ ,.x:.. '. Ivx .. L,xe.. baw 1012, I_x_., ' L,x< L,x ., '- L.x<C TI PpP 0x50 '.0x30 10x30 0x30 10x30 0x30 Ifn30 l G , v ARCHITECT INFO -- GENERAL CONTRACTOR INFO OWNER INFO PROJECT INFO COVER PAGE, & .. GENERAL NOTES SHEET NUMBER ` // I ` s To whom this may concern I Kevin Schumacher give my permission to William Bill Last and his agent to submit to rezone this property at ling ST. Any questions can be addressed by Kevin Schumacher a 03 521 1141 cell or home number 303 - 749 -8809 thank you for you time 7- / NOTARY T PUBLIC C6l d I arp -FY-P a I- U�DD :3 4565 KIPLING ST PIN 690321100014 WHEAT RIDGE, CO 80033 -2812 JEFF County Public Records Owner Information* Owner: KEVIN SCHUMACHER - Sale Price: $135,000 Co- Owner: Sale Date: 05105/09 MKfofoic` Previous Price: $155,000 ARVADA, CO 80002 -4903 Previous Date: 02/15/85 Lot Size: 47350 Acres: 1.0870 Improvement Code: 3105 �Vtrtual Earth Land Code: e Legal: E o v'w E e ; t 4nh Ave vaCnh AVe 1 0 6 _ ee. W I&h Ave 45 A, W 45h Ave m W <& z a w 44th Ave ` m. _o in e g S 1 2 lY �Wd�Aw ©2008 NaAeq©2000 Momsoft( n + Property Information PIN: 690321100014 Owner Occupied: No County PIN: 39- 211 -00 -014 Assessor Date: SPRING 2009 Owner Information* Owner: KEVIN SCHUMACHER - Sale Price: $135,000 Co- Owner: Sale Date: 05105/09 Owner Address: 5411 NELSON ST Previous Price: $155,000 ARVADA, CO 80002 -4903 Previous Date: 02/15/85 Land Information Subdivision Name Schedule #: 042807 Census Tract: 08059010403 Property Type: Vacant Latitude: 39.779757 Zoning: C -1 Longitude: - 105.110594 Lot Size: 47350 Acres: 1.0870 Improvement Code: 3105 Land Code: 1111 Legal: Prooertv Character Year of Construction: Garage Type: Style: Garage SgFt: Beds: Heat Type: Baths: Heat Fuel: Roof Cover: Construction: Stories: Basement Type: SgFt: Basement SgFt: Fireplace: Basement Fin SgFt: Taxes Tax Year: 2008 Prior Tax Delinquency: Taxes Paid: $4,620.24 Land Value: $168,300 Annual Taxes $4,620.24 Assessed Value: $48,810 Tax Liens: No Value Total: $168,300 Tax District: 3105 Deed owner is more current 0 ©1998 -2010 All rights reserved. Powered by Microsoft Virtual Earth. All information is subject to change and should be independently verified. 3/12/10 04121/20112:53:21 PM Commitment No.: 598- F0376202- 122 -KH9, Amendment No. 1 Fidelity National Title Insurance Company COMMITMENT SCHEDULE A Commitment No: 598- F0376202- 122 -KH9, Amendment No. 1 1. Effective Date: April 13, 2011 at 7:00 A.M. 2. Policy or policies to be issued: Proposed Insured Policy Amount (a) ALTA 2006 Owner's Policy $165,000.00 William Last (b) ALTA 2006 Loan Policy $123,750.00 TBD 3. The estate or interest in the land described or referred to in this Commitment is: A Fee Simple 4. Title to the estate or interest in the land is at the Effective Date vested in: Kevin Schumacher 5. The land referred to in this Commitment is described as follows: See Attached Leval Description (for informational purposes only) 4565 Kipling Street, Wheat Ridge, CO 800332812 PREMIUMS: Lenders Coverage: $125.00 Owners Coverage: $727.00 Tax Cert: $18.00 Copyright American Land Title Association. All rights reserved. The use of this Form is restricted to ALTA licensees and � ALTA members in good standing as of the date of use. All other uses are prohibited. Reprinted under license from the American !^No TITL Land Title Association. roperty w Infor . _�._...�- �....... Previous 7 OF 8 Next GENERAL INFORMATION Schedule: 042807 Status: Active Parcel ID: 39- 211 -00 -014 Property Type: Vacant Land Property Address: 04565 KIPLING ST WHEAT RIDGE CO 80033 Mailing Address: 05411 NELSON ST ARVADA CO 80002 Neighborhood: 103 - PROPERTY DESCRIPTION Print Help Owner Name(s) SCHUMACHER KEVIN Subdivision Name: Block Lot lKey Section Township Range QuarterSection Land Soft CONVER03 09 -28 -1983 045 21 3 69 NE 47350 2011 CONVER01_ 05 -20 -1989 0 Quit Claim Deed Total 47350 Assessor Parcel Maps Associated with Schedule �pmap39 -211a 21ib 211d.pdf SAI_F HISTORY Graphic Parcel Mao MapOuest Location Sale Date Sale Amount Deed Type Reception 04 -26 -1978 58,500 _ _ 132,600 CONVER03 09 -28 -1983 155,000 38,454 CONVER02 02 -15 -1985 155,000 2011 CONVER01_ 05 -20 -1989 0 Quit Claim Deed 89046967 01 -02 -1996 0 Personal Representative Deed F0224468 08 -28 -2007 0 Death Certificate 2007100161 05 -05 -2009 135,000 Warranty Deed _ 2009040843 TAX INFORMATION Lnp.'✓1/bv! S }. '1�alriCiw, S}, I, i ry�+;/fTrlrr. � IWV7� -i RuLi4�', 2011 Payable 2012 201 Actual Value Land 132,600 Total _ _ 132,600 School Assessed Value Land 38,454 Total 38,454 2010 Payable 2011 REGIONAL TRANSPORTATION DIST. Actual Value Land 116,000 Total 116,000 VALLEY W. DIST. Assessed Value Land 33,640 Total 33,640 View Mill Levy Detail For Year 201 2011 Mill Levy Information Tax District 3105 County TBA School TBA WHEAT RIDGE TBA ARVADA FIRE DIST. TBA CLEAR CRK VLY W &S DIST. TBA REGIONAL TRANSPORTATION DIST. I TBA URBAN DRAINAGE &FLOOD CONT DIST TBA URBAN DRAINAGE &FLOOD C SO.PLAT TBA VALLEY W. DIST. TBA Total TBA 1 20'10 Treasurer Information /{ 1= }} a \ ƒ E { | :w 5pllse�v � \�\ � t f■2 ` _ §( ))§ }f ,my 2! §§ \70 r ) (| )/; §/ �\ q/ t :w 5pllse�v \\ {} \\ (\ �,m+ mwe ©r i t f \ $\ � \�\ � t f■2 ` _ §( ))§ }f ` 2! §§ \70 r ) (| )/; §/ \\ {} \\ (\ �,m+ mwe ©r i t f \ $\ � � t }© }f § „ k \ ) \\ {} \\ (\ �,m+ mwe ©r i t f \ $\ Request for Re- Zoning. The current zoning of 4565 Kipling does not allow for self storage hence we hereby request a zoning change to Mixed Use -C from C -1. The reason for the re- zoning of 4565 Kipling Street. The current zoning does not allow for self storage which is the ultimate goal of this process. Re- zoning to mixed use would allow this to transpire. This area is primarily commercial with some large apartment complexes in close proximity to the lot in question. The vast mix of zoning in this area seems to lends itself to the mixed use feel of the neighborhood. This development should have a beneficial aspect to the area, as it is projected that a vast majority of clients should come form the apartment complex's allowing less outside storage/ display of unsightly items. There should be very little effect on the adjacent properties as self storage is not a high volume type business and traffic flows should only be impacted in a very minor way. The vast majority of tenants do not visit their unit daily, weekly, or even monthly. With a large number of clients coming from such a short distance many may simply choose to walk rather than drive making traffic impact even less. The lot is currently vacant and unsightly with tall weeds, developing this lot would add to the overall view on this main thoroughfare in the city. With the city requiring significant zoning regulations and oversight to any plans that might be submitted, ultimate control over the look and overall scheme of the project will be greatly determined by the city. The city services will not be greatly impacted. With a proposed on site manager residence greatly reducing the likelihood of "mischief' arising, the impact on city services is expected to be minimal. I would hope to never need the police or fire dept. to come. With a computer access gate, high tech security camera system and top of the line locking mechanisms this facility should be crime free. With a vast majority of the units not having an outside access, controlling entry to each building will greatly reduce any attempt theft. Over 17 years of managing storage facilities I have seen an evolution from the "back 40" type facility to the modern multi story units with pleasing building facades. I will strive to build a facility that the city and neighbors can be happy that they allowed it to come to pass. City o 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 Submittal Checklist Zone Change (to straight zone district) Project Name - / 1#14 1- ye' Applicant: Project Planner: Neighborhood Meeting Held: CA t Project Location: Date: Fee Paid: Information to be submitted and accepted with zone change application: l-- Completed, notarized application ✓ 2\, Fee t/ 3. Proof of ownership (deed) 4. Power of Attorney (if an agent is acting for property owner) IX_5�_ Written request including justification for this request 6. Lego g cription on the Current City Datum with proper section and PHAC ties per City Geodetic Requirements. 7. Certified boundary and improvement survey of the property 8. Mineral Rights certification form Written narrative addressing the following: a. The need for the zone change. b. Present and future effect on the existing zone districts, development and physical character of the area. C . Access to the area, traffic patterns and impact of the requested zone on these factors. d. Availability of utilities. e. Present and future effect on public facilities and services, such as fire, police, water, sanitation, roadways, parks, schools, etc. f A discussion of the relationship between the proposal and adopted land and /or policies of the city. Any additional materials necessary to adequately review the proposal. As applicant for this project, I hereby ensure that all of the above requirements have been included with this submittal. I fully understand that if any one of the items listed on this checklist has been excluded, the documents will NOT be distributed City review. In addition, I understand that in the event any revisions need to be made after the second (2" d ) fill review, 1 will be subject to the applicable resubmittal fee. Signature: 4 � z � G � r Name (please print): 2/ A. 4 - Revised 10 -10 Phone: & g " - 0 ��?S www.ei.)vheatridge.co.us ��/ City of l WheatR�idge 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 informations) Applican qst �.�5 L Address / - < Ct><lp ltl -e Phone gZo6�0 City jeti State C Zip O Fax Owner k ) 4 C� -'Nzfe to /� Address Sy /i /lie /JOi✓ Sf` Phone City 4 State CO Zip $aoo 2_ Fax Address City State Zip Fax (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): Type of action requested (check one or more of the actions listed below which pertain to your request): Application submittal requirements on reverse side 71" of zone or zone conditions O Special Use Permit O Subdivision: Minor (5 lots or less) O Consolidation Plat O Conditional Use Permit O Subdivision: Major (More than 5 lots) O Flood Plain Special Exception Cl Site Plan approval O Temporary Use, Building, Sign O Lot Line Adjustment O Concept Plan approval O Variance /Waiver (from Section ) O Planned Building Group C1 Right of Way Vacation O Other: Detailed description of request: Adn g e_ 4 – ( � "e ,.� & l 4 � dyr n f y5 � Required information: Assessors Parcel Number: Size of Lot (acres or square footage): 1.0 &, c Current Zoning Proposed Zoning: (A F4-k VS e- Current Use: Proposed Use: S-lm'" e. 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 requested action cannot lawfully be accomplished. Applicants other than owners must submit power -of- attorney f - 9TAbe owner which approved of this action on his behalf. Signature of Applican t , / Subscribed and sworn to me this � e day of 20 =ALAN MER lic Notary Public rado / 1 My commission expires To be filled out by st ' N .7-11-07 Date received d �( Fee $ 41 Receipt No_ . �) ,4194 6 2 iS – Case No. Comp Plan Desig. Zoning ��� Quarter Section Map E % Related Case No. Pre -App Mtg. Date Case Manager G e/c -e d� d ' Osrrerin/er�aticv� Name Kevin Schumacher Name Phone Ii Address 5411 Nelson St. City Arv State M Zip 80 002- 1 CmNacflnfomea/mir Name _ Name L Phone i -- - - Address �i City State = Zip Prajecfl�hrravatw� -- — - - -- i State i- Location Description J Street �Kipling Street � city W dg heat Rie [co Zip x 80033 v� Address ;4565 � Project Name C ParcelNo. 139211 - 00.014 qtr Section �NE21 District No HIV - ._--- ---- - - -. -: ._ .._ ----...._.._� __.__ __....__ ----- - - - - -— - - -- - -- - -- -- --_._. - _._..._..---- --------- - - - - -- _ ---- - -- F; Pre - App -0ate L 4/28/20111 Neighborhood Meeting Date 6/21/2011 App No APP1113 v @ — - - Review Type Review Body Review Date Disposition Comments Report I i { CITY OF WHEAT RIDGE 88/19/11 4:87 PM cdba ASHLEY PHOS SELF STO RECEIPT NO:CDA886285 AMOUNT ZO NE ZONING APPLICATION F 725.88 FMSD ZONING REIMBURSEMENT 458.80 ZREIM PAYMENT RECEIVED AMOUNT CK 1886 1,175.80 TOTAL 1,175.88 h -y � Wh6a-tR i g ge L b N Case No. `W Z1107 Date Received 8/812011 Related Cases i Case Planner jReckert Case Description ;Rezone from C -1 to MU -C { .1ppAca flh6zn� Name r illiam Last Name I Phone i iF920) 650 -562 it Address 95 Castle Ridge City Golden S State CD Zip 18 0401 - . - - --- - - ---- — --- - _._ .... . CITY OF WHEAT RIDGE 88/19/11 4:87 PM cdba ASHLEY PHOS SELF STO RECEIPT NO:CDA886285 AMOUNT ZO NE ZONING APPLICATION F 725.88 FMSD ZONING REIMBURSEMENT 458.80 ZREIM PAYMENT RECEIVED AMOUNT CK 1886 1,175.80 TOTAL 1,175.88 { City of WheatP,idge 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 NEIGHBORHOOD MEETING NOTES Date: June 21, 2011 City Staff Present: Meredith Reckert, Senior Planner Location of meeting: Wheat Ridge Municipal Building Lobby Conference Room 7500 W. 29 Avenue Wheat Ridge, CO 80033 Property location: 4565 Kipling Applicant William Last, All Secure Storage (potential buyer) Dave Talley, MB Zimmerman & Associates (representing the property owner) Existing Zoning: C -1, Commercial -One Comprehensive Plan Designation: Primary Commercial Corridor Member(s) of the community present: Maurice Fox — adjacent property owner (4465 Kipling) Larry Fixe — adjacent property owner (4465 Kipling) Diane Lyons — representing adjacent property owner (4471 Kipling Street Applicant/Owner Preliminary Proposal: The applicant, William Last, is proposing construction of a mini - storage facility with offices that front Kipling. Mr. Last has constructed several mini- storage facilities across the country and retains ownership of those facilities. In addition to constructing and owning the proposed facility on Kipling, Mr. Last would likely manage it as well. The proposed preliminary site plan includes two primary structures. Building 1, to the east, is proposed to have a two -story fagade including offices for lease on the ground floor and possibly a manager's apartment on the second floor. Building I includes mostly indoor storage units to minimize the number of garage doors visible from Kipling. The building to the west, Building 2, is proposed to have outdoor storage units on all sides that would be at -grade and allow drive -up loading. Inside Building 2 are additional indoor storage units. Drive aisles are proposed along the entire perimeter of the site, with gated access to the storage units. For an additional fee, tenants would be allowed to gain twenty -four hour access. Building design and landscaping has not yet been designed, but the applicant has expressed willingness to work with the City to comply with the design standards and provide a high quality fagade and streetscape. In particular, the applicant has proposed a neutral color palette to deemphasize the garage doors on Building 2. www.ci.wheatridge.co.us Existing Conditions: The property is located at 4565 Kipling Street about one quarter -mile south of Interstate -70 and is zoned Commercial -One (C -1). The surrounding properties include a variety of land uses and zoning designations. To the east is a large vacant parcel zoned Residential -Two (R -2) and Agricultural - One (A -1). To the north is a multi - family residential development zoned Residential -Three (R -3), and to the west is a single - family home zoned Agricultural -One (A -1). South of the property is a small office building zoned Neighborhood - Commercial (N -C) and the Jefferson Avenue United Methodist Church which includes parcels zoned A -1, R -2, and C -1. The subject property has an approximate area of 1.1 acres, but is unusually long and narrow at 98 feet wide and 495 feet long. The property is part of the I -70 /Kipling Corridor Urban Renewal Area —one of the City's high priority redevelopment areas. • In addition to the applicant, the selling broker and staff, there wer four members of the audience present. • Staff discussed the site, its zoning and future land use. • The applicant explained his proposed development scenario of the site into self storage units. • The applicant and members of the public were informed of the process for the zone change. • 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: • Since no parking is allowed on Kipling, where will customers park so as not to impact the office building to the south? Adequate parking will be provided on -site. Generally, customers like to parkas close as possible to their storage unit. There should be no impact on the adjacent office building. How will the proposed development impact the neighbors? This a property has development constraints due to it's narrow width. The use of self storage, while not generally supported by staff, may work with the property configuration and will be a low traffic generator. It will have to meet the standards for the mixed use zoning including paving, detention and landscaping installation. • What are the proposed hours? Selfstorage facilities' are typically open 24 hours but the busiest times are at night and on weekends. • How will the facility accommodate the 10' wide access /utility easement running down the southern side? The easement will need to be accommodated by the development. • Will there be an on -site manager? Yes, there will be a second story apartment /office for the on- site manager. The first floor of the front portion will have offices which can be leased. • Will vehicles be stored in the units? Yes, the units to the rear will have garage doors and are large enough to store vehicles. • Do you photos of other facilities under your ownership that you can show us? Not at this time but Mr. Last was willing to drop off pictures of his other facilities tomorrow. • It was generally the opinion of the property owners to the south that they would not support the use for a variety of reasons including aesthetics, incompatibility, etc. U� M a� a� ca 0 U) m Cfl O m z a �- n N U �_, w m S 0 = Y Q �.J 'aC Q N � J � � O CD d Z ca V O 4 O C ca t c N �I z U� NOTICE OF NEIGHBORHOOD INPUT MEETING William Last and Kevin Schumacher are proposing a Rezoning on property located at 4565 Kipling Street . A neighborhood meeting will be held on Tuesday, June 21, 2011 at 6 p.m. at the Wheat Ridge Municipal Building, Lobbv Conference Room at 7500 W. 29 °i Avenue The purpose of the request is to allow a zone change from Commercial -One (C -1) to Mixed Use - Commercial (MU -C) . The City of Wheat Ridge has adopted a requirement that prior to any application for a rezoning of property an applicant must notify all residents and property owners within 600 feet and invite them to a Neighborhood Input Meeting. The purpose of this meeting is to allow the applicant to present his proposal to the neighborhood and to give the neighborhood a forum to express their concerns, issues and desires. A Staff Planner will attend the meeting to discuss City policies and regulations and the process involved, however, the Planner will remain impartial regarding viability of the project. Keep in mind that this is not a public hearing. Although a synopsis of the meeting will be entered as testimony, it is the public hearing in front of the Community Development Director and/or City Council where decisions are rendered. If you want input in the decision - making process, it is imperative that you attend the public hearing. The kinds of concerns residents normally have include the following • Is the proposal compatible with surrounding land uses and zoning? • Are there adequate utilities and services in place or proposed to serve the project? • What is the impact on our streets? • How will this proposal affect my property? • Where will the storm drainage go? • How will the project be designed to enhance rather than detract from the neighborhood? • What specific changes can be made in the proposal to make it more acceptable to me? If you have any questions, please call the Planning Division at: (303) 235 -2846. If you are unable to attend the meeting, you may mail comments or concerns to: City of Wheat Ridge Community Development Department 7500 West 29 °i Avenue Wheat Ridge, Colorado 80033 Rev. 3/18/11 Zone Change Process Step 1: Pre - application Meeting Step 2: Neighborhood Meeting Step 3: Submit Complete Application Step 4: Staff Review, Referral (Typically 15 days) Step 5: Comments to Applicant Changes Necessary? No Step 6: Publish Request/Post Property for Planning Commission Public Hearing (15 days prior to public hearing) Step 7: Staff Report for Planning Commission Public Hearing Step 9: Packet to City Council for 1st Reading Step 11: Resubmit Relevant Documents (Based on Planning Commission recommendation, if necessary) Step 12: Publish Request/Post Property for City Council Public Hearing (15 days prior to public hearing) Step 13: Packet to City Council for Public Hearing qt of cat I lci��' 4565 Kipling Street Proposed zone change: From Commercial -One (C -1) to Mixed Use - Commercial (MU -C) City of a.. Wheat -Midge COMMUNITY DEVELOPMENT Zone Change Criteria Before a zone change is approved, the applicant will demonstrate that the following criteria have been met: 1. A change in character in the area has occurred due to installation of public facilities, other zone changes, new growth trends, deterioration, or development transitions, and that the evidence supports the finding of at least four (4) of the following: • The change of zone is in conformance, or will bring the property into conformance, with the City of Wheat Ridge comprehensive plan goals, objectives and policies, and other related policies or plans for the area; • The proposed change of zone is compatible with the surrounding area and there will be minimal adverse impacts considering the benefits to be derived; • There will be social, recreational, physical and /or economic benefits to the community derived by the change of zone; • 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; • 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. 2. The application is in substantial compliance with the applicable standards set forth in the Architectural and Site Design Manual. What is zoning? All properties within the City of Wheat Ridge are zoned. Zoning regulates what land uses are allowed and establishes standards for construction including building setbacks, lot coverage, and building height. There are many different zone districts within the City including residential, commercial, industrial and planned development zoning. What is a zone change? A zone change is the process of changing the current zone district to a different zone district. A property owner may choose to change the zoning to use his property differently from what the existing zoning allows (e.g., residential vs. commercial). All proposed commercial, industrial and residential applications for property exceeding one acre in size must be rezoned to a planned development district. Why is a neighborhood meeting required? A neighborhood meeting is required for all zone change requests. The purpose of the meeting is to provide the opportunity for citizens to become aware of the proposed development in their neighborhood, and to allow the developer to respond to citizen concerns regarding the proposed project. All residents within 600 feet are notified of the meeting. How do I give my opinion on a zone change? All public hearings for proposed zone changes are open to the public to appear and give testimony. Testimony can include written correspondence or a statement made at the public hearing. Any written correspondence provided to staff will be forwarded to the Planning Commission and City Council as part of the evidence of the case. All pertinent correspondence should be routed through planning staff. Can I contact my council representative? Public hearings for zone changes are quasi - judicial in nature. This means that the deciding body should make a decision only based on testimony presented at public hearings. Please do not contact the Mayor, Planning Commissioners, or City Council representatives to discuss the merits of the case prior to the public hearings; it could jeopardize their ability to hear the case. What is a legal protest? A legal protest is a formal, written protest which can be submitted by adjacent property owners within 100' of a subject property. If 20% of property owners on one side within a 100' radius file a legal protest, it requires a three - fourths vote of City Council (6 out of 8 members present) to approve a zone change instead of a simple majority (5 out of 8 members present). A legal protest is usually filed after the Planning Commission public hearing. 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KI PLING AVE - ST WHEA RIDGE WHEAT RIDGE CO CO 80033 8 0033 ATKINSON GEORGE C ATKIN NANNETTE F _ _ 4425 PO BOX 19 03 KIPLING ST W EST JEFFERSO WHEA RIDGE_ CO JEFFERSON AV COMMUNITY METHODIST CHURCH CO COM MR 428 LON BEACH _ CA _80033 90807 4635 _ KIPLING _ ST W HEAT RID CO 8003 CO LORADO PASTICHE LLC 3605 3605 LON BEACH LONG BEACH _ _ BLVD COMMR COMMR COLORADO PASTICHE LLC BLVD 425 LONG EACH B CA 90807 4635 KIPLING ST WHEAT RIDGE CO 80033 ,� ;`. . ;:.� .,�. ;`. . ;:.� -�� Use Google maps to view any of these facilities to aid your views. Use the street view to see a different angle. The picture provided listed as 1201 Whitewater Fort Atkinson is the street view, it has 5 buildings that exist on site. This is the oldest facility that I have owned since 1992 developed from raw land and built all the buildings as we needed them. It is fully maxed out and no more buildings can be built 151 units exist. The pine tree in the pix and shrubs where planted my me to comply with local code. The picture provided of 440 Collins Jefferson is a street view, on Google does not show the finished concrete dive towards the street which exists now. The 3 trees in front where in compliance with local code. It is zoned Industrial as you can see several other industrial land uses close to this facility. Owned this facility since 2000 built both buildings myself and developed the property from raw land, no more buildings can be built 134 units exist. Although I have no pictures of the Florida facility look up 900 Valastics Valparaiso Fl. The street view shows from Christmas time with candy canes and shows palm trees and shrubs by the building. There are 2 sides of the streets which I own the side with 2 buildings I bought existing in 2000 the other side of the street I bought a few years later. On that site I built 5 buildings closest to the street the other 2 buildings existed. The manager there has been with me the entire time and does a great job. The facility in Rockford Illinios 4908 s Main I purchased existing and have made no additions. We no longer allow outside storage as shown on Google. The views are limited and there has been a widening of the road that has moved the fence line back and removed all plantings they have been replaced to date by the state. Clearly the Google pix are old as the gas price is only $2 not the $4 it is now I would say a couple years old on the street view. Any questions contact me at 920 - 650 -5625 I will be more than happy to discuss. Sincerely, Q� � e- , William Last City of Wheat idge COMMUNITY DEVELOPMENT Wheat Ridge Community Development Department PRE - APPLICATION MEETING SUMMARY Meeting Date: April 28, 2010 Applicant & Attendees: William Last, All Secure Storage (potential buyer) Evan Noyes, Market Masters Real Estate Dave Talley, MB Zimmennan & Associates (representing the property owner) Attending Staff: Specific Site Location: Existing Zoning: Existing Comp. Plan: Existing Site Conditions: Meredith Reckert, Senior Planner Sarah Showalter, Planner II Lauren Mikulak, Planner I Dave Brossman, Development Review Engineer 4565 Kipling Street Commercial -One (C -1) Primary Commercial Corridor The property is located at 4565 Kipling Street about one quarter -mile south of Interstate -70 and is zoned Commercial -One (C -1). The surrounding properties include a variety of land uses and zoning designations. To the east is a large vacant parcel zoned Residential -Two (R -2) and Agricultural -One (A -1). To the north is a multi- family residential development zoned Residential -Three (R -3), and to the west is a single - family home zoned Agri cultural -One (A -1). South of the property is a small office building zoned Neighborhood - Commercial (N -C) and the Jefferson Avenue United Methodist Church which includes parcels zoned A -1, R -2, and C -1. The subject property has an approximate area of 1.1 acres, but is unusually long and narrow at 98 feet wide and 495 feet long. The property is part of the I -70 /Kipling Corridor Urban Renewal Area —one of the City's high priority redevelopment areas. Applicant /Owner Preliminary Proposal: The applicant, William Last, is proposing construction of a mini - storage facility with offices that front Kipling. Mr. Last has constructed several mini- storage facilities across the country and retains ownership of those facilities. In addition to constructing and owning the proposed facility on Kipling, Mr. Last would likely manage it as well. The proposed preliminary site plan includes two primary structures. Building 1, to the east, is proposed to have a two -story facade including offices for lease on the ground floor and possibly a manager's apartment on the second floor. Building 1 includes mostly indoor storage units to minimize the number of garage doors visible from Kipling. The building to the west, Building 2, is proposed to have outdoor storage units on all sides that would be at -grade and allow drive -up loading. Inside Building 2 are additional indoor storage units. Drive aisles are proposed along the entire perimeter of the site, with gated access to the storage units. For an additional fee, tenants would be allowed to gain twenty -four hour access. Building design and landscaping has not yet been designed, but the applicant has expressed willingness to work with the City to comply with the design standards and provide a high quality facade and streetscape. In particular, the applicant has proposed a neutral color palette to deemphasize the garage doors on Building 2. Will a neighborhood meeting need to be held prior to application submittal? Yes, a neighborhood meeting will be required prior to the zone change process. Planning comments: The site is zoned Commercial -One (C -1) which does not allow for mini- storage facilities. Mini - storage facilities are generally not considered the highest and best use for commercial property, however given the unusual shape of the subject property it may be an appropriate use if thoughtfully designed and operated. Because the current C -1 zoning does not allow for the proposed use, a zone change will be necessary. In the Mixed Use - Commercial (MU -C) zone district a mini - storage facility requires a Conditional Use Permit (CUP), therefore two land uses processes will be required: a zone change and request for a CUP. These two processes are described below. Please note that an approved rezoning does not guarantee the approval of a Conditional Use Permit for the proposed mini- storage facility. Review of a conditional use includes consideration of the property design, the operation of the use, and the potential impacts on adjacent properties. Mired Use Zoning Staff would likely support a rezoning to MU -C, but would more favorably support the request if made by the current property owner or a representative. Although the mixed use zone district has more specific design requirements, it is considered more flexible in tenns of land use, open space, and parking requirements. For these reasons, a rezoning to MU -C is expected to add value to the property. Development standards for the MU -C zone district explicitly address building placement, materials, transparency, parking, and open space. If a rezoning and CUP were approved, the proposed site plan would need to be modified to address the following development standards: The build -to area in which the building facade must be located is within 20' of the front property line or ROW reservation. Building design must be of finished architectural quality with at least one change in color or texture. • Primary building materials include brick, stone, architectural pre -cast concrete, synthetic brick or masonry, hard coat stucco, integral textured colored concrete block, terra- cotta, and architectural metal panels. Use of EIFS may not exceed 25% per building fagade. • For non - residential and non - retail uses, the primary fapade must be at least 40% transparent. • Off- street parking is not permitted in front of the building closest to the street. • For single use development, the open space requirement is 15 %; for mixed use development, the open space requirement is reduced to 10 %. Of this, 75% must be usable open space, such as courtyards or outdoor dining areas. Stormwater detention areas may be counted toward usable open space if properly designed. (For comparison, the current C -1 zone district has a 20% open space requirement.) • For the subject property, a 10 -foot rear setback plus screening would be required because the adjacent property to the west includes a single - family home. For a comprehensive explanation of the mixed use zone district and development standards, the applicant is encouraged to reference the attached Municipal Code, Sections 26 -1101 to 1119. A site plan review is required for any development within the mixed use zone district to ensure consistency with all standards. Process This request will require two separate land use applications: the request for a zone change and the request for a Conditional Use Permit. These two requests may not be processed simultaneously. The first step in the process began with the pre - application meeting on April 28, 2011. Zone Change Process The zone change process can take three to four months, and the first step in the process began with the pre - application meeting. The second step required by the Community Development Department is to conduct a neighborhood meeting. For this meeting, the applicant must notify all property owners within a 600 -foot radius of the property. 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 a formal application for the zone change. An appointment with a planner is required to submit the application. The application must include a written justification of the requested zone change from C -1 to MU -C. This justification should address the following items: • The need for the change of zone; • Present and future effect of the existing zone districts, development, and physical character of the surrounding area; • Access to the site and traffic patters; • Availability of utilities; Present and future effect on public facilities and services such as fire, police, water, sanitation, roadways, parks, schools, etc; and A discussion of the relationship between the proposal and the adopted plans and /or policies of the City. After the application is submitted, a case manager will review it for content. If all submittal requirements have been met, the application will be sent to outside agencies for review. This referral period is 15 days long and allows time for agencies to comment on the application. After all comments have been received, the case manager will forward those to the applicant. Modifications to the application may be required as a result of these comments. Once all comments and requirements have been met, the zone change application can be scheduled for public hearing in front of Planning Commission. The Planning Commission is a body of appointed Wheat Ridge citizens that reviews various land use proposals and makes a recommendation to City Council. Publication in the Wheat Ridge Transcript, notice to landowners within 300 feet, and posting signs on the property are required prior to the Planning Commission hearing. The City will coordinate the publication, will mail notices of the hearing, and will provide the applicant with the posting signs. The notifications and postings must occur at least 15 days prior to the public hearing. Using the criteria in Section 26 -112.1) of the Municipal Code, the case manager will prepare a staff report and make a recommendation to present at the Planning Commission public hearing. After the staff report is presented at the hearing, the applicant and members of the audience will be allowed to give testimony regarding the application. Generally, a decision for recommendation will be made at the end of the public hearing; sometimes a case will be continued to another hearing date for further study and input. Regardless of the Planning Commission recommendation, the case is automatically scheduled for public hearing in front of City Council. The zone change requires two readings and must be approved by ordinance by the City Council. The first reading of the ordinance is not a public hearing and no testimony is given regarding the case. The first reading date is solely for the purpose of publicly setting the date for the public hearing. The second reading of the ordinance is a public hearing. The same requirements for landowner notification and posting will be followed as for the Planning Commission public hearing. A staff report with recommendations will be presented at the public hearing. If approved, the zone change ordinance goes into effect 15 days following the final publication of the ordinance. Conditional Use Permit (CUP) Process If a zone change from C -1 to MU -C is approved, use of the property for a mini- storage facility would require a Conditional Use Permit. Unlike a zone change, the CUP request is processed administratively and does not require any public notification or public hearings. This process can take one to two months. The first step in the process was the pre - application meeting held on April 28, 2011. The next step is to submit a complete application following approval of a zone change. Applications must be submitted by appointment with a planner, and should include a written justification for the CUP. The case manager will review the submittal application for content. If all submittal requirements have been met, the proposal will be referred to outside service agencies (Xcel Energy, water district, fire district, etc.) and other City agencies (Public Works, Economic Development, Urban Renewal, etc.) for their review and comment, generally for a period of 15 days. After all comments have been received, the case manager will forward those to the applicant. Modifications to the application may be required as a result of these comments. Once all comments and requirements have been met, the case manager will prepare a staff report for review by the Community Development Director. The Director can approve, approve with conditions, or deny the CUP. Conditions of approval may be placed on the CUP to ensure that the use will have a minimal impact on the surrounding area. The Director will evaluate each application based on the criteria in Section 26 -1118 of the Municipal Code. A decision by the Community Development Director to deny a conditional use permit application, or any conditions imposed by the Community Development Director, may be appealed by the applicant to the Board of Adjustment. Applications that go to the Board of Adjustment will be subject to an additional processing and public notification fee. A certificate of occupancy for development of the conditional use must be issued within three years of the date of the approval, or the Conditional Use Pen will expire. Architectural and Site Design Manual (ASDM) The Architectural and Site Design Manual (ASDM) does not apply in this case. Building Division comments: The building division was not present at the meeting and has no comments at this time. Public Works comments: Traffic Kipling Street is State Highway 391 and is controlled by the Colorado Department of Transportation (CDOT). Because Kipling is slated to be upgraded and widened in the future, a 30 -foot right -of -way reservation along the eastern property line will be required. No buildings or permanent structures will be allowed within the reservation area. The need for a driveway off of Kipling will require an access permit from CDOT. It is unlikely that CDOT will allow two access points, so the applicant should consider a site plan with a wide central curb cut. Drainage The site appears to drain to the east and any development of the site will require stormwater detention and water quality facilities. The City welcomes alternative water detention and water quality designs, such as porous pavers, landscaping, or underground detention. Detention facilities may be distributed across the site, but not in the right -of -way reservation area. The applicant should work with an engineer to design a sufficiently sized detention system. A preliminary drainage report will be required with the CUP application. A final drainage report will be required with the building pen-nit. Please see the Public Works Requirements summary that was distributed at the meeting and is attached to these minutes. Contact Dave Brossman, Development Review Engineer, with any additional questions related to Public Works requirements. Attachments: Pre - application Transmittal Sheet Mixed Use Zoning Code (Municipal Code, Sections 26 -1101 to 1119) Public Works Requirements Summary Phone Numbers Meredith Reckert — Senior Planner Sarah Showalter — Planner II Lauren Mikulak — Planner I Dave Brossman — Development Review Engineer 303 - 235 -2848 303 - 235 -2849 303 - 235 -2845 303 - 235 -2864 on Land Use Application for All Secure Storage 4565 Kipling Street Wheat Ridge Co. 80033 Submitted 4/14/2011 for a pre - application meeting on 4/28/2011 1. The general concept is a self storage facility with a resident manager and leased office space fronting Kipling. 2. Parking for the storage unit will be minimal as most people will park next to their respective units while they load /unload items into their vehicle. Additional parking will be provided in the front of the lot. (see plan) 3. Construction will take place as soon as approval is granted from Wheat Ridge. Since the lot is fairly narrow, construction of the building will be from the back to the front of the lot so that construction equipment and contractors will have adequate room to build. Total time to complete entire project should not be more than 9 -12 months depending on contractors and weather. 4. (See plan) exterior of building 2 will be a typical metal self storage facility. Building 1 will have exterior block, stucco, or as requested by Wheat Ridge an exterior that will match other architecture and design in the nearby area. 5. Building 2 will have a flat roof (minimal pitch) aluminum silver in color. The roof of building 1 would be a heavy metal roof that would withstand hail, wind and heavy snow loads but the builder is open to suggestions by the city. The color of the roof would be natural earth tone browns, tans, etc. Windows shall be double pane clear glass. Interior walls shall be metal and or fire rated drywall or block. 6. Landscaping shall be at front of the lot on Kipling with small shrubs or ground cover as to not interfere with the view of drivers exiting or entering the property. Minimal irrigation would be preferred. Exterior lights will be mounted to the building and comply with city codes. Signage can be mounted to building facing Kipling and with City approval a street sign that does not block driver's views. Drainage will follow existing slope of lot at this time. If necessary a storm water retention area could be built on the rear of the property. William Last All Secure Storage 720- 256 -8206 Wclast1965 @gmail.com A 01 N i b 1 P O N C � m N � � I (T N I � I N N Z �m I � N� ~ I O a m y am , 'I m r j m A mmf 1 I l i 1 AP m W i l ll' I III o� III',: _ I i, li I ' , I A ' I m I� m z I I I pp N I t] C/J fA A OZ_ m� I 9F I A y $F u CW It I z � A 01 N i b 1 P O N C � m N � � I (T N I � � o �* EXCEPTION j I I I o BOOK 2133, PAGE 735 0 — - KIPLING STREET 5 0922'60 'E 2651.93' BA515 FpR BEARING EAST UN I N N Z �m I � N� ~ I O a m y IA m r j m � o �* EXCEPTION j I I I o BOOK 2133, PAGE 735 0 — - KIPLING STREET 5 0922'60 'E 2651.93' BA515 FpR BEARING EAST UN r L , Mm ._I Won= /D 7 e 14 A)/ I %C !k (Sun.rfs / 9 k//o n I� I :>-I- �kl v° ro✓ L $+ F-;K? Or / 9 k//o n I� I :>-I- �(p • r� (FG to ,` t_ - e_ 3o f 9 oO I �� A (43 F-;K? 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I Lauren Mikulak From: Lauren Mikulak Sent: Tuesday, April 19, 2011 4:41 PM To: 'enoyes @mbpros.net' Cc: 'dave @mbpros.net' Subject: 4565 Kipling Street Attachments: Commercial - Industrial Use Chart.pdf Evan, In preparation for an internal meeting tomorrow, I was just looking at the documents you submitted for the development of property at 4565 Kipling Street. The zoning for the property is Commercial -One (C -1), which unfortunately does not include mini - storage facilities as either a permitted or special use. I had communicated with Dave Talley earlier in the month regarding the pre - application process, but was unaware of the specific development proposal until we received your submittals. Use of the property as a mini - storage facility would require rezoning to a higher intensity zone district, and it is unlikely that staff would support such a request. You may proceed with a discussion of rezoning at the pre - application meeting, or you may choose to cancel the meeting and we can refund the $200 fee. Please call me at your earliest convenience to discuss options. I have also attached to this email the use chart from the City's Zoning Code, which outlines permitted and special uses for all zone districts, including C -1. Be well, Lauren E. Mikulak Planner I 7500 W. 29th Avenue Whleat Ridge, Colorado W033 Office Phone: 303.235 -284: Fax: 303 -234 -2845 Vssro, ci.whe,anidce.co. us Cdy t>I" CONFIDENTIALITY NOTICE: This e -mail contains business - confidential information. It is intended only for the use ofthe individual or entity named above. If you are not the intended recipient, you are notified that any disclosure, copying, distribution, electronic storage or use ofthis communication is pjnhibiled. If you received this communication in en'nr, please notify as immediately by e -mail, attaching the original message, and delete the orginal message fmm you computer, and any network to which your computer is connected. Thank you. UA �- A V CID JA. if 04/19/2011 Lauren Mikulak From: dave @mbpros.net Sent: Thursday, April 07, 2011 10:02 AM To: Lauren Mikulak Subject: RE: Pre - application Meeting Lauren, Thanks - it will take another week to accumulate the data - I should have called, but I thought there might be an inside chance to collect the data yesterday. Let me know if the the 21st will work and what the best time would be. Thanks you, Dave Talley MB Zimmerman & Associates 720- 974 -5900 or 303 - 908 -4725 -- - - - - -- Original Message -- - - - - -- Subject: RE: Pre - application Meeting From: Lauren Mikulak < Imikulak2ci.wheatridge.co.us > Date: Wed, April 06, 2011 2:58 pm To: " dave0)mbpros.net " < dave(a)mbpros.net > Dave, Please be aware that I have cancelled the pre - application meeting tentatively schedule for April 14th due to not receiving submittals by this morning. If you or your client would like to reschedule, please feel free to be in touch. Be well, Lauren E. 9ilikuhuk Planner Office Phone: 303- 235 -2845 L cta c,l W I t R iclge From: dave(a�mbpros.net [ mailto:dave0m bores. net Sent: Monday, April 04, 2011 11:38 AM To: Lauren Mikulak Subject: RE: Pre - application Meeting Lauren, Thanks, DT -- - - - - -- Original Message -- - - - - -- Subject: Pre - application Meeting From: Lauren Mikulak < Imikulak(a)ci.wheatridge.co.us Date: Mon, April 04, 2011 10:16 am To: " dave(a)mbpros.net " < dave(a)mbpros.net > 04/19/2011 Dave, Please find attached a short informational handout on the pre - application process. I have tentatively scheduled a pre -app for April 14th at 2pm for the property located at 4565 Kipling Street. To confirm this date, please submit the required documents and fee by this Wednesday (April 6) at 11:30am. If this is too soon, we can reschedule the pre -app for a different Thursday afternoon. Required submittals include a written narrative and site plan, as well as any other documents that may help to explain the development proposal. Feel free to be in touch with any further questions. Be well, Lauren E. Mikuliah Planner 7500 W. 29th Avenue Wheat Ridge, Colorado 80033 Office Phone: 303- 235 -2£345 Fax: 303 - 234 -2845 www.cimheatridge.co.us CONFIDENTIALITY NOTICE: This e -mail contains business - confidential information. It is intended only for the use of the individual or entity trained above. If you are not the intended recipient, you are notified that any dis'clos'ure, copying, distribution, electronic storage or use of this communication is prohibited. If you received this communication in error, please notity us immediately by e -mail, attaching the original message, and delete the original message firm your computer, and any netwm'k to which your computer is connected. Thank you UR LA S�e� 04/19/2011 v PreappNo: APP1113 PreappDate: [ 4 2812011 ApplicantName: - William Last For All Secure Storage Project5treetNo: 14565 Kipling St, ❑v PreappFeePd PreappFee: $200 NbadmeetingDate: NbadmeetingFeePd' NbadmeetingFee: F $0 Notes; Case #: I Permit #r Record: N0 407 ►I ►dIE of 407 V . 1 CITY OF WHEAT RIDGE 04/14/11 11:13 AM cdbb TAMARA M LAST RECEIPT NO:CDB0B6066 AMOUNT FMSD ZONING APPLICATION F 280.88 ZONE PAYMENT RECEIVED AMOUNT CK 1064 288.88 TOTAL 288.80 CITY OF WHEAT RIDGE 06/87/11 2:43 PM cdba WILLIAM LAST RECEIPT NO:CDA985984 AMOUNT FMSD ZONING APPLICATION F 108.88 ZONE PAYMENT RECEIVED AMOUNT CA 109.00 TOTAL 180.08