HomeMy WebLinkAboutZOA-98-05the Commission members that if more restrictive zoning is desired along 44th Avenue, that
such direction be given to staff.
There was consensus of the Commission to declare a short recess to allow the applicant to
consider possible RC-1 zoning.
(Chair THOMPSON declared a recess at 10:10. The meeting was reconvened at 10:15 p.m.)
Chair THOMPSON advised the applicant that she had the option of taking the case to City
Council for appeal.
Marcie Emily advised the Commission that, after reading the list of allowed uses in RC and
RC-1 zoning, that she would be willing to apply for an RC-1 zoning.
Commissioner SNOW moved and Commissioner SHOCKLEY seconded that the motion for
denial of the request for Case No. WZ-98-12 be reconsidered.
The motion carried by vote of 7-0, with Commissioner DUNN absent.
Commissioner SNOW moved and Commissioner SHOCKLEY seconded that Case No. WZ-
98-12, a request for approval of a rezoning and a request for approval of a variance, be
continued to August 6, 1998; that the applicant be allowed to amend her application to
change the request from Restricted-Commercial zoning to Restricted-Commercial-One
zoning; that no additional fee be charged; and that the property be properly posted and
published in accordance with City regulations.
The motion carried by vote of 7-0, with Commissioner DUNN absent.
C. Case;No. ZOA-98-05: An application by the City of Wheat Ridge for an amendment to
Section 26-5. Definitions for the definitions of Net and Maximum Density within the Zoning
portion of the Code of Laws (continued from July 2).
This case was presented by Alan White. He recommended that the case be tabled for
reasons outlined in the staff report.
Commissioner SNOW stated that if someone should come to the City within the next two
weeks to apply for a PRD, she would like to see the process for computing net density
clearly outlined.
Commissioner SNOW moved and Commissioner SHOCKLEY seconded that staff draft an
ordinance to define net density to be included in all zone districts which specify a numerical
density.
The motion carried by a vote of 7-0, with Commissioner DUNN absent.
Planning Commission Page 8
07/16/98
architectural values, and building materials so as to be compatible with the cemetery
to the north and the concerns of nearby residents must be approved by the Planning
Commission.
14. Areas and tracts must be reconciled between the Final Development Plan and the
Final Plat. _
15. Site development notes should reflect the correct zone district.
16. The Wheat Ridge Parks and Recreation Department must review and submit written
comments before City Council review.
17. Exhibit "B" should read "trees of 2.5 inch caliber are to be used."
Commissioner GOKEY requested that condition no. 13 include the specific requirements of
the site plan which are to be addressed. This was acceptable to Commissioner COLLINS.
Commissioner SNOW requested that reason No. 1. "Approval of the Preliminary and Final
Plat will not cause a substantial negative impact to City services or residents" be removed
and that the remaining reasons be renumbered. This was acceptable to Commissioner
COLLINS and Commissioner GOKEY.
The motion carved by a vote of 4 to 1 with Commissioner BRINKMAN voting opposed and
Commissioners DUNN and SHOCKLEY absent.
B. Case No. MS-984: Application by John Cillessen for approval of a two-lot minor
subdivision for the property located at 12200 West 52nd Avenue.
It was moved by Commissioner SNOW and seconded by Commissioner GOKEY that Case
No. MS-98-4 be continued to the July 16, 1998 Planning Commission meeting in order to
meet public notice requirements.
The motion carried by a vote of 5-0, with Commissioners DUNN and SHOCKLEY absent.
C. Case No. ZOA-98-05: An application by the City of Wheat Ridge for an amendment to
Section 26-5.Definitions.-for the definitions of Net and maximum Density within the Zoning
portion of the Code of Ordinances.
It was moved by Commissioner SNOW and seconded by Commissioner GOKEY that Case
No. ZOA-98-05 be continued to the July 16, 1998 Planning Commission meeting and,
further that Discussion Item "City Review of Schools" also be continued to the July 16,
1998 Planning Commission meeting.
The motion carved by a vote of 5-0, with Commissioners DUNN and SHOCKLEY absent.
8. CLOSE THE PUBLIC HEARING
Planning Commission Page 11
07/02/98
of WHEgT
City of Wheat Ridge ~o
Planning and Development Department
Memorandum
TO: Planning Commission
FROM: Alan White, Planning and Development Director
SUBJECT: ZOA 98-05, Density Definitions
DATE: June 26, 1998
BACKGROUND
Over the past year the Planning Commission has discussed the issue and definition of density.
The Commission requested that staff create these definitions for inclusion into the Zoning
Ordinance definitions section.
The definition is critical in determining consistency with the Comprehensive_Plan or Planned
Residential District plans. Density is a number usually expressed as the number of units per acre.
What is critical is the land area included in the acre calculation. The more land included, the
lower the density.
Discussions last year focussed on the definition of `net density' and `maximum density.' Net
density is usually defined as the number of units per acre, excluding street right-of-way, but
including such land as parks and open space. In mixed use developments, commercial and other
land uses are usually excluded to arrive at a truer density figure. "Net density" is distinguished
from "gross density." Gross density is usually defined as the number of units per acre, including
all land within the boundary of the project, including right-of-way, parks, open space, and other
land uses.
The definitions reviewed last year were:
Net Density: Net Density is the number of dwelling units allowed on an area of land
excluding all streets and roads, whether public or private, to their full platted, dedicated
or reserved width for circulation for the traveling public within or through the
development. The calculation for net density shall exclude those areas used as driveways
and access to parking areas.
Maximum Density: Maximum density shall not exceed the stated number. This per acre
maximum is not a guarantee and shall only apply if all site development standards and
rezoning evaluation criteria are adhered to. The future land use map for residential units
contained within this plan designates a range of densities. There is no absolute right to
C- I
have the highest density in any land use category. Additional site design criteria will be
added to all zoning districts upon adoption of a revised comprehensive plan as directed by
City Council.
The definition of maximum density is not a definition, but rather a policy statement of how the
density categories on the land use map are to be used. The statement does not make a distinction
between gross and net density.
Why a definition of "maximum density" needs to be created and included in the Zoning
Ordinance is not clear. The Code does not use density as a development standard for the various
zone districts. Minimum lot size and lot width are used to control the size of lots and, ultimately,
density.
It appears the times when density is an issue are limited to rezonings (consistency with the
Comprehensive Plan) and Planned Residential Developments. With Planned Residential
Developments, density should be reviewed and limited with express conditions recorded on the
Outline Development Plan. A definition of density is appropriate to the Comprehensive Plan,
but should include whether the definition is "net" or "gross." That definition should then state
that the density (whether net or gross) is the maximum. A policy statement such as that above is
appropriate to include in the Comprehensive Plan.
STAFF RECOMMENDATION:
Staff recommends that this issue be tabled indefinitely and discussed as part of the upcoming
Comprehensive Plan meetings with City Council. Ultimately, staff recommends that the
densities of the land use categories in the Comprehensive Plan be defined as net densities and
that a definition of net density be included also. The "maximum density" definition noted above
should become an additional policy in the land use chapter.
The definition of net density can be included in the Zoning Ordinance, but it has limited
applicability.
c~
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 July 2, 1998, at 7:30 p.m. at 7500 West 29th Avenue, Wheat Ridge,
Colorado. All interested citizens are invited to speak at the Public Hearing or submit written
comments. The following petitions shall be heard:
Case No. MS-98-04: An application submitted by John Cillessen for the purpose of
subdividing the Wheat Ridge Industrial Center into two lots to allow the sale of one lot.
Said property is zoned PID and located at 12200 West 52' Avenue and legally described
as follows:
A tract of land located in the southeast one-quarter of Section 17, Township 3 South,
Range 69 West of the Sixth Principal Meridian City of Wheat Ridge, County of Jefferson,
State of Colorado, being a portion of Lot 13, Standley Heights, a subdivision recorded in
the office of the Jefferson County Clerk and Recorder in Plat Book 2 at Page 68, more
particularly described as follows:
Commencing at the center of said Section 17, thence N.89 ° 11'27"E, on an assumed
bearing, along the north line of the southeast one-quarter of said Section 17, a distance of
548.12 feet, thence S.00°17'42"E a distance of 30.00 feet to the true point of beginning;
thence N.89° 11'27"E a distance of 269.48 feet; thence S.00°17'42"E a distance of 146.87
feet; Thence S.88°58'40"W a distance of 9.79 feet; Thence S.00°17'42"E a distance of
266.80 feet to a point on the south line of said Lot 13, Standley Heights; Thence
S.88 °58'40"W., along the south line of said Lot 13 a distance of 259.71 feet; Thence
N.00 ° 17'42"W, a distance of 414.68 feet to the true point of beginning, containing
108,998 square feet or 2.502 acres more or less.
2. Case No. ZOA-98-05: An application by the City of Wheat Ridge for an amendment to
Section 26-5.Definitions. for the definitions of Net and Maximum Density within the
Zoning portion of the Code of Ordinances.
Barbara Delgadillo, Red rding Secretary
ATTEST:
Wanda Sang, City Jerk
To be Published: Rocky 'Rountai n News
Date: June 16,i90'
TP ;ity of
7500 WEST 29TH AVENUE
WHEAT RIDGE, , CO 80275-6713 (303) 234-5900 6Wheat
City Admin. Fax # 234-5924 Police Dept. Fax 4.235-2949 ffZid e
August 29, 1997
TO: PLANNING COMMISSION
FROM: F l~ffi'REDITH RECKERT
RE: DEFINITIONS OF NET AND MAXIMUM DENSITY
At the August 21, 1997 Planning Commission it was requested that the definitions of net and
maximum density be re-reviewed at the September 4 meeting.
The definition of net density as approved by Planning Commission at their meeting on August
14 is as follows:
"Net density: Net density is the number of dwelling units allowed on an area of land
excluding all street and roads, whether public or private, to their full platted, dedicated or
reserved width for circulation for the traveling public within or through the
development. The calculation for net density shall not-insh+de those areas used as
driveways and access to, parking areas." exc t(,ul P-
The definition of maximum density as approved by Planning Commission their meeting on .
August 14 is as follows:
"Maximum density: Maximum density shall not exceed the stated number. This per
acre maximum is not a guarantee and shall only apply if all site development standards
and rezoning evaluation criteria are adhered to. The future land use map for residential
units contained within this plan designates a range of densities. There is no absolute
right to have the highest density in any land use category. Additional site design
criteria will be added to all zoning districts upon adoption of a revised comprehensive,
plan as directed by City Council." \
At the August 14 meeting there was substantial discussion regarding the inclusion of private
streets under density definitions. Staff will reference, as an example, the Parkside Patio Homeq
development include under Exhibit `C' of the discussion regarding PRD duplex development in
this packet.
The Parkside Patio Homes development was approved in 1994 as a Planned Residential
Development for the construction of 12 duplex structures (24 units total). However, the streets
CO RECYCLED PAPER
within the development are privately owned and maintained and were included in the density
calculations. Because the density figures including private streets fell within the current low
density definition (1 - 6.9 unit/acre), this was a basis for staff recommending approval. Please
consider the following figures regarding density on this property.
Total land area = 4.04 acres or 175,982 square feet - 9200 square feet for parkland dedication
requirement = 166,782 square feet including private streets or 3.83 acres
24 units divided by 3.83 acres = 6.3 units per acre density (low density)
Total land area = 4.04 acres or 175,982 square feet - 9200 square feet for parkland dedication
requirements = 166,782 square feet excluding private streets (.6 acre or 26,136 square feet)
= 140,646 square feet or 3.23 acres
24 units divided by 3.23 acres = 7.4 units per acre density (medium density)