HomeMy WebLinkAboutWA-03-117500 West 29th Avenue
Wheat Ridge, Colorado 80033
The City of
Wheat
Telephone 303/235-2846
FAX 303/235-2857
June 4, 2003
Ann Quinn
A.W. Dunn & Co.
120 S. Brentwood St.
Lakewood, CO 80226
Dear Ms. Quinn:
RE: Case No. WA-03-11
Ridge
Please be advised that at its meeting of May 22, 2003, the Board of Adjustment APPROVED your
request for approval of a partial waiver of Section 26-501 (Parking Requirements) for property zoned
Commercial-One (C-1) and located at 3795 Kipling Street for the following reasons:
1. This request can result in a significant contribution or benefit to the community. Starbucks
has proposed beautifying an otherwise ugly corner.
2. Starbucks has knowledge of parking requirements and seems satisfied they can operate within
the constraints of this variance with or without agreements from other landowners.
With the following condition:
This variance apply only to the applicant for this specific use.
Enclosed is a copy of the Certificate of Resolution, as well as a draft copy of the minutes, stating the Board's
decision which became effective the date of the meeting, May 22, 2003. This variance shall automatically
expire within one hundred eighty (180) days of the date it was granted, November 18, 2003, unless a building
permit has been submitted.
Please feel free to contact me at (303) 235-2846 if you have any questions.
~Sincerely,
71~
Kathy Field
Administrative Assistant
Enclosures: Certificate of Resolution
Draft of Minutes
cc: Neil Kimmel
P.O. Box 22631
Denver, CO 80222
WA-03-1`1 (case file)"
Building File
CERTIFICATE OF RESOLUTION
I, Ann Lazzeri, Secretary to the City of Wheat Ridge Board of Adjustment, do hereby certify that
the following Resolution was duly adopted in the City of Wheat Ridge, County of Jefferson,
State of Colorado, on the 22nd day of May. 2003.
CASE NO: WA-03-11
APPLICANT'S NAME: Starbucks Coffee Company
LOCATION: 3795 Kipling Street
WHEREAS, the applicant was denied permission by an administrative officer; and
WHEREAS, Board of Adjustment Application Case No. WA-03-11 is an appeal to this Board
from the decision of an administrative officer; and
WHEREAS, the property has been posted the fifteen days required by law, and in recognition
that there were no protests registered against it; and
WHEREAS, the relief applied for MAY be granted without detriment to the public welfare and
without substantially impairing the intent and purpose of the regulations governing the City of
Wheat Ridge.
NOW, THEREFORE, be it resolved that Board of Adjustment Case No. WA-03-11 be, and
hereby is, APPROVED.
TYPE OF VARIANCE: A partial waiver of Section 26-501 (Parking Requirements) for
property zoned Commercial-One (C-1) and located at 3795 Kipling Street.
FOR THE FOLLOWING REASONS:
This request can result in a significant contribution or benefit to the community.
Starbucks has proposed beautifying an otherwise ugly comer.
2. Starbucks has knowledge of parking requirements and seems satisfied they can operate
within the constraints of this variance with or without agreements from other landowners.
WITH THE FOLLOWING CONDITION:
1. The variance shall only apply to Starbucks Coffee Company.
VOTE: YES: ABBOTT, BLAIR, HOVLAND, HOWARD, SCHULZ
NO: DRDA
ABSENT: ECHELMEYER, ROLLINS
Board of Adjustment
Resolution WA-03-11
Page two(2)
DISPOSITION: APPROVED.
ADOPTED and made effective this 22nd day of May. 2003.
2; /
P a, air
Board of Adjustment
Ann Lazzeri, Secretary
Board of Adjustment
of the ordinance in that the lot is substandard to lot size and lot width
requirements of the R-2 zone district.
3. The applicant is limited in alternative placements due to existing structural
improvements and mature landscaping.
4. The request will not impair adequate supply of light and air to neighboring
properties.
5. Granting of the request will not increase congestion in the public streets nor
increase fire danger to adjacent properties.
6. Letters in favor of the proposed variance have been submitted by neighbors
immediately adjacent.
7. Although no precedent, in the legal sense of the word, has been established,
according to the city's land use atlas there have been other side yard setback
variances granted in the vicinity over the years.
8. The requested side yard setback of the storage structure will be an
improvement from the existing 2-foot setback of the existing storage
structure.
The motion passed 6-0 with Board Members ECHELMEYER and ROLLINS
absent.
Chair DRDA advised the applicant that his request had been approved.
IUD
r-- B. Case No. WA-03-11: An application filed by Starbucks for approval of a partial
waiver of Section 26-501 (Parking Requirements) for property zoned
Commercial-One (C-1) and located at 3795 Kipling Street.
The case was presented by Travis Crane. He entered all pertinent documents into the
record which were accepted by Chair DRDA. He advised the Board there was
jurisdiction to hear the case and reviewed the staff report and digital presentation. Staff
recommended approval of the application for reasons outlined in the staff report. One
letter of objection from Elaine Gendron, 10005 West 34 h Avenue, was received and
copies were included in the Board's packet material. He submitted copies of an e-mail
(dated May 21, 2003) sent to the Community Development Department from Ken Dahlin,
10045 West 34u' Avenue indicating support of the application. This e-mail was reviewed
by the Board and made a part of the official record. He stated the owner of the Family
Thrift Store to the south of the applicant's location verbally indicated to staff that he was
opposed to the application.
In reply to a question from Board Member ABBOTT, Mr. Crane stated that the
handicapped access aisle could not be counted toward the total number of parking spaces.
Ann Quinn
A.W. Dunn & Company
Ms. Quinn, architect for the applicant, was sworn in by Chair DRDA. She stated that
Board of Adjustment Page 3
05/22/03
every time she visited the site, there were cars parked around the subject property. She
suggested that perhaps the objections from the property owner to the south came from the
fact that the property owner would lose free parking on the subject site if the application
were to be approved. She submitted photographs, taken over several days, which were
reviewed by the Board and made a part of the official record.
In response to a question from Board Member ABBOTT, Ms. Quinn stated it would be
impossible to decrease the usable square feet in the building. Starbucks will be leasing
this building and will sublet a portion of the building. Board Member ABBOTT pointed
out that less parking would be required under this scenario than if Starbucks was utilizing
the entire building for the coffee shop.
Board Member HOWARD asked if there were plans for outside seating. Ms. Quinn
stated there is only room for two or three tables set on either side of the entrance of the
building.
In response to a question from Board Member SCHULZ, Ms. Quinn stated that the
amount of parking spaces involved in this application has been successful in other
locations.
Pat Petro
24069 West Shooting Star Drive, Golden
Mr. Petro was swom in by Chair DRDA. He stated that he owns the Family Thrift Store
building and the entire parking lot south of the subject property. He stated that he didn't
want to enter into a joint parking agreement with Starbucks because he would be
responsible for maintenance, property tax, etc. on the parking area. Further, he didn't
want to enter into a ten-year parking agreement. Although Starbuck's has indicated they
would provide signage advising their customers not to park on his property, he objected
to the fact that he would still be responsible for enforcement.
Don Peterson
9945 West 34`h Drive
Mr. Peterson was swom in by Chair DRDA. He lives four blocks from the subject
property. He spoke in favor of the application that involves a plan to improve
landscaping on an unsightly corner. He also commented that the improved landscaping
plan has eliminated possible parking spaces.
Board Member ABBOTT asked if compact car spaces could be utilized. Mr. Crane
explained that parking spaces cannot be classified as "compact only" unless there are at
least thirty spaces involved. He also explained that the architect has worked with staff on
several parking scenarios. The design presented in the application is the best design to
get the most parking spaces on the site.
Board of Adjustment
05/22/03
Board Member HOWARD asked if a drive-through window was planned for this facility.
Mr. Crane replied that a drive-through window would involve a special use process and
no such window is planned for this location.
Board Member ABBOTT inquired about peak-time use for Starbucks. Ms. Quinn stated
that 70% of business is done before 11:00 a.m. and the store will open at 6:00 a.m. It is
estimated that the majority of the beauty salon's business will occur during after-work
hours between 5:00 and 8:00 p.m.
Cary Plemmons
Regional Director, Starbucks ~U/ UU
Mr. Plemmons was sworn in by Chair DRDA. In response to a question from Mr. Petro
regarding the length of parking time for Starbuck's customer, Mr. Plemmons stated that
the average customer is inside the store for about fifteen minutes. It is rare that a
customer will stay in the store for an hour or more.
Board Member HOVLAND asked what projections are for peak use times. Mr.
Plemmons stated that 400-500 transactions (not customers) typically occur during the
day.
In response to a question from Board Member HOWARD, Mr. Plemmons stated the store
would close at 8:00 p.m. A total of fifteen employees would be hired with two to four
employees working at one time and off-site parking would be utilized for the employees.
Mr. Plemmons stated that Starbucks likes this particular corner and looks forward to
creating new jobs in Wheat Ridge as well as improving the appearance of the comer.
They want to be a good neighbor and would like to continue discussions about a joint
parking agreement.
Board Member ABBOTT commented that while Starbucks would be a great traffic
generator for the area, the parking situation does not seem to present a real hardship to
justify a variance.
Ann Quinn returned to the podium. She stated that Starbucks has been unsuccessful in
obtaining a joint parking agreement and, therefore, the only alternative is to obtain a
variance or eliminate this comer as a location for Starbucks.
Upon a motion by Board Member SCHULZ and second by Board Member
HOVLAND, the following resolution was stated:
Whereas, the applicant was denied permission by an administrative officer; and
Whereas, Board of Adjustment Application Case No. WA-03-11 is an appeal to this
Board from the decision of an administrative officer; and
Board of Adjustment Page 5
05/22/03
3795 Kipling Street
A request for a variance from the parking standards
in the Commercial-One zone district
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Property directly to the south
to the west
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11
Property to the south
to the east
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Looking south to the Family Thrift Center
Looking to the northeast
to the west
Looking east
The existing building is 2,400 square feet in size.
Starbucks wishes to occupy 1,304 square feet of the
building. The remaining 1,096 square feet would be
sublet to another tenant.
Parking requirements are based on use.
For every _ square feet of "usable' building area,
you shall provide spaces.
Areas such as restrooms, hallways, and kitchens are not
considered `Usable" building area.
Slat bucks has indicated that a letter of intent has been
signed by a hair salon to sublet the remaining building
area.
A hair salon is classified as a "retail, office or service
establishment".
This designation requires that one parking space shall
be provided for every 200 square feet of usable
building area.
A Starbucks coffee shop is classified as a "eating or
drinking establishment" in the Code.
An eating/drinking establishment requires that one
parking space shall be provided for every 75 square feet
of usable building area.
The usable space has been determined to be 860 square
feet.
860/75 = 11.5 required parking spaces
Required parking for Starbucks- 12
Required parking for Hair Salon-6
Required parking for entire site - 18
site plan shows a total of 14 parking spaces that can be
led on site.
1,096/200 = 5.5 required parking spaces
parking agreement - these discussions were not Wilful.
d occupancy - Starbucks peak tune is from 6 a.m. to I I
while a hair salon typically has more afternoon and
for a variance to the parking standards.
int parking agreement - negotiate with adjacent property owner
lease some excess parking.
ixed occupancy- if staff can determine that businesses have
fferent peak times, required parking spaces can be reduced by
to 50% by the Director of Community Development.
tply for a variance to the parking standards.
City has received one letter of objection to this request
by the property owner directly to the south.
City has also received one email in support of this
tore, and one phone call in support of this variance.
5
Can the property yield a reasonable return in
use?
Alter the essential character of the locality?
Condition of property result in a unique
hardship?
Hardship been created by anyone having
interest in the property?
Granting of the variance detrimental to the
public welfare?
Granting of the variance result in benefit to
the neighborhood?
PUBLIC HEARING ROSTER
CITY OF WHEAT RIDGE BOARD OF ADJUSTMENT
May 22, 2003
Case No. WA-03-11: An application filed by Starbucks for approval of a partial waiver of Section
26-501 (Parking Requirements) for property zoned Commercial-One and located at 3795 Kipling
Street.
(Please print)
Name Address In Favor/Opposed
nm~
T izo 1 K, sr
~J1 L
ivy r„"
City of Wheat Ridge OF WHEgT~
Community Development Department
v m
Memorandum ~o oRpoo
TO: Case File
FROM: Travis Crane
SUBJECT: WA-03-1 1/Starbucks
DATE: 27 May 2003
I received the attached letter one day after the public hearing for the above-mentioned case. I called
the property owner to discuss his concerns. He owns a transmission business in the building directly
to the west of 3795 Kipling Street. I advised him of the outcome of the public hearing. He stated that
if the Starbucks patrons starting parking in front of his business, he would contact the City.
-0f' A!@@0-OC@ A-
Aikis TRANSPORTATION
SERVICE, INC.
199010 YEARS 2000
10103 WEST 37TH PLACE
WHEATRIDGE, COLORADO 80033
PHONE 303/456-8802
FAX 303/456-8180
MAY 21.2003
CITY OF WHEATRIDGE
7500 WEST 29 TH AVE
WHEATRIDGE, COLO 80033
ATTN TRAVIS CRANE
THIS IS IN REFERENCE TO STARBUCKS COMING TO 38 TH AND KIPLING, I OWN A BUSINESS
CALLED MIKES TRANS JUST BEHIND WHERE STARBUCKS IS GOING TO BE. WE NEED THIS
PARKING FOR OUR PERSONAL CARS AND ALSO FOR OUR CUSTOMERS. WOULD
APPERICATE YOU HELP.
11111
AN /
MIKES TRAN SERVICE INC
MICHAEL ADUINO SR.
A
RECEIVED
KAY 2 rn7
Page 1 of 1
Kathy Field
To: Ken Dahlin
Subject: RE: Parking for possible Starbucks @ 38th & Kipling
Kim, thank you for your comments regarding Case No. WA-03-11. Your comments will be forwarded to the Board
of Adjustment for their consideration at tonight's meeting.
Kathy Field
Community Development
City of Wheat Ridge
303-235-2846
-----Original Message-----
From: Ken Dahlin [mailto:kedahlin@attbi.com]
Sent: Wednesday, May 21, 2003 7:23 PM
To: Kathy
Subject: Parking for possible Starbucks @ 38th & Kipling
May 21, 2003
1 am unable to attend the zoning hearing on the 22nd, and I would like to voice my support for a parking
variance to allow Starbucks to move into the now empty building at 38th and Kipling. Certainly, a proven
business is a much better tenant for the City, and there is ample parking nearby. I would hope Wheat
Ridge would be happy to welcome a viable enterprise into the community.
Kim Dahlin
10045 W. 34th Avenue
Wheat Ridge, CO 80033
5/22/2003
CITY OF WHEAT RIDGE
PLANNING DIVISION STAFF REPORT
TO: Board of Adjustment
DATE OF MEETING: May 22, 2003 DATE PREPARED: May 14, 2003
CASE NO. & NAME: WA-03-1 1/Starbucks
CASE MANAGER: Travis Crane
ACTION REQUESTED: Approval of a partial wavier of Section 26-501 (Parking Requirements)
LOCATION OF REQUEST: 3795 Kipling Street
NAME & ADDRESS OF APPLICANT (S):
Starbucks Coffee Company
2401 Utah Avenue South
Seattle, WA 98134
NAME & ADDRESS OF OWNER (S):
Neil Kimmel
P.O. Box 22631
Denver, CO 80222
APPOXIMATE AREA: 12,500 square feet (.29 Acres)
PRESENT ZONING: Commercial One (C-1)
PRESENT LAND USE: Vacant Building
SURROUNDING ZONING: N, S, E & W: Commercial One
SURROUNDING LAND USE: N: Gas Station W: Restaurant S: Office/Retail E: Retail
DATE PUBLISHED: May 8, 2003
DATE POSTED: May 8, 2003
DATE LEGAL NOTICES SENT: May 8, 2003
ENTER INTO THE RECORD:
(X)
CASE FILE & PACKET MATERIALS
(X)
ZONING ORDINANCE
(X)
EXHIBITS
(X)
DIGITAL PRESENTATION
JURISDICTION:
The property is within the City of Wheat Ridge, and all notification and posting requirements have been
met, therefore, there is jurisdiction to hear this case.
I. REQUEST
The property in question is located at 3795 Kipling Street, and is currently a vacant commercial
building. The property previously operated as The Denver Boot Company. The property is zoned
Commercial One (Exhibit 1, Zoning Map).
The applicant, Starbucks Coffee Company, is requesting a variance to decrease the amount of required
parking spaces on the subject property (Exhibit 2, Letter of Request). Starbucks is acting on behalf of
the property owner, Neil Kimmel with his consent.
II. SITE PLAN
The building was constructed in 1975 as a convenience store. The building is approximately
2,400 square feet in size. Starbucks will occupy 1,304 square feet of the building. Starbucks has
indicated that they are in negotiations to sublet the remaining portion of the building (1,096
square feet) to a hair salon (Exhibit 3, Site Plan). The submitted site plan shows an area of
landscaping to be installed by the applicant. This landscaping is not required, but it will provide a
visual amenity to this site.
Parking requirements are based on building use. The Code details a variety of uses and
associated parking standards. One of the more common parking requirements is one space per
every 200 square feet of building area. This standard is used for general retail, office and service
establishments. One of the most restrictive parking standards is the designation of eating or
drinking establishment. This use requires one parking space for every 75 square feet of gross
floor area.
Starbucks is considered an "eating or drinking establishment"; therefore 1 parking space shall be
provided for every 75 square feet of gross floor area. The Code of Laws allows an exemption of
building areas such as hallways, restrooms, kitchen areas, etc. These exempted areas cannot be
counted as "gross floor area". Starbucks has calculated the gross floor area to be 860 square feet,
utilizing this provision for exemption of kitchen, restroom and hallway areas. Based on a useable
floor area of 860 square feet, 12 parking spaces would be required to satisfy parking
requirements for the Starbucks use.
The proposed hair salon would occupy the remaining 1,096 square feet of the building. A hair
salon would fall under the "service establishment" designation in the parking requirements. This
category requires one parking space per every 200 square feet of gross floor area, excepting out
areas as described above. Based upon 1,096 square feet, the hair salon would be required to
provide a maximum of 6 parking spaces. Therefore, the proposed uses would be required to
provide 18 parking spaces to satisfy the parking requirements as specified in the Code of Laws.
The provided site plan shows a total of 14 parking spaces. It was indicated to Staff that the
applicant attempted to contact adjacent business owners for a shared parking agreement. These
discussions were not fruitful therefore the variance is needed.
The property owner of the parcel directly to the south of the subject property has submitted a
letter outlining some concerns with this request (Exhibit 4, Neighbor Letter).
Board of Adjustment
WA-03-11/Starbucks
III. VARIANCE CRITERIA
Staff has the following comments regarding the criteria used to evaluate a variance request:
Can the property in question yield a reasonable return in use, service or income if
permitted to be used only under the conditions allowed by regulation for the district in
which it is located?
If the request is denied, the property may still receive a reasonable return in use. A tenant
with a lesser parking requirement could occupy the building; however, because the lot size
and layout will remain constant, this potential parking deficiency could be problematic for
other tenants.
2. If the variance were granted, would it alter the essential character of the locality?
If the variance were granted, the character of the locality would not be altered. An adjacent
commercial parcel to the south (Family Thrift Center) has a large parking lot that goes
mostly unused. The parcel directly to the south (Retail Building) could potentially be
impacted by this request, due to immediate proximity. The adjacent property owner has
indicated some concerns about impact to her parcel, and to customers.
3. Does the particular physical surrounding, shape or topographical condition of the
specific property involved result in a particular and unique hardship (upon the owner)
as distinguished from a mere inconvenience if the strict letter of the regulations were
carried out?
The lot does not have a unique shape. It is a rectangular shaped lot, and is relatively flat.
The size of the lot coupled with the existing layout of the building does create a hindrance
upon any future tenants.
4. Has the alleged difficulty or hardship been created by any person presently having an
interest in the property?
The hardship stems from a user that wishes to occupy a building located on a developed
site. Based on the current parking regulations, it could be difficult for any user to meet the
parking requirements.
5. Would the granting of the variance be detrimental to the public welfare or injurious to
other property or improvements in the neighborhood in which the property is located,
by, among other things, impairing the adequate supply of light and air to adjacent
property, substantially increasing the congestion in public streets or increasing the
danger of fire or endangering the public safety, or substantially diminishing or
impairing property values within the neighborhood?
The request would not be detrimental to the public welfare. The property directly to the
south could be impacted by this request. It could result in an inconvenience for her tenants
and clients. The adequate supply of light and air would not be compromised as a result of
the request. The request would not increase congestion in the streets, nor increase the
Board of Adjustment
WA-03-1 1/Starbucks
danger of fire. The request would most likely not have an effect on property values in the
neighborhood.
6. If criteria 1 through 5 are found, then, would the granting of the variance result in a
benefit or contribution to the neighborhood or the community, as distinguished from
an individual benefit on the part of the applicant, or would granting of the variance
result in a reasonable accommodation of a person with disabilities?
The request could possibly result in a contribution or benefit to the neighborhood. This
particular building has been vacant for at least one year. As mentioned above, the current
parking requirements will greatly restrict the variety of tenants. The request would not
result in a reasonable accommodation of a person with disabilities.
IV. STAFF CONCLUSIONS AND RECOMMENDATIONS
Upon review of the above request, staff concludes that the above criteria are supportive of the
variance request. Staff has found that there are unique circumstances attributed to the request that
would warrant approval of a variance. Therefore, staff recommends APPROVAL for the
following reasons:
1. The property owner has not created the hardship. The hardship can be
partially attributed to the fact that the existing site is not able to adequately
support all associated parking for some allowable uses in the zone district.
2. Approval of the variance will not alter the character of the locality.
3. Approval of the request could result in a benefit to the community by
establishing two services for the neighborhood and surrounding areas. The
City will also receive sales tax from any retail uses located in this building.
Board of Adjustment
WA-03-11/Starbucks
EXHIBIT 1
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5E 28
OFFICIAL
ZONING MAP
WHEAT RIDGE
COLORADO
PARCEULOT BOUNDARY
-(DESIGNATES OWNERSHIP)
WATER FEATURE
* DENOTES MULTIPLE ADDRESSES
100-YEAR FLOOD PLAIN
(APPROXIMATE LOCATION)
G !GG 200 'X '00 Fcd
NE 28
4 DEPARTMENT OF MAP ADOPTED: June 15, 1994
PLANNING AND DEVELOPMENT Last Revision: September 10, 2001
E A"Iff HIBIT 2
AM D= & Company
120 S. Brentwood Street - Lakewood, CO 80226 - 303/445-0982 fax: 303/445-6915
30 April 2003
Travis Crane
City of Wheat Ridge
Community Development Department
7500 West 29`s Avenue
Wheat Ridge, CO 80033
RE: Starbucks Coffee Company
3795 Kipl ng Street
Wheat Ridge, CO 80033
Dear Travis:
Starbucks Coffee is proposing to open a new location in the east side of the old Denver
Boot store building (2,400 square feet) located on the southwest corner of 38th and Kipling.
The parking regulations require 12 parking spaces for Starbucks (based on the actual
store layout of 1,304 square feet) and an additional 6 spaces for the adjacent building tenant, as
yet unknown. Thus, a total of 18 parking spaces are required per current regulations.
Per the site plan attached, Starbucks' layout can generate only 14 spaces on the property,
due to the site constraints. Starbucks is anxious to improve the property and will add landscaping
to soften the site appearance at the corner.
Starbucks has been unable to obtain a parking agreement with the adjacent property
owners allowing the additional four spaces needed to be located on the adjacent property.
Therefore, a variance is requested allowing the fourteen spaces shown.
Thanks you for your consideration.
Sincerely,
VJ
D. Quinn, Architect
A.W. Dunn & Company
EXHIBIT 3
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EXHIBIT 4
Elaine Gendron C)l R~~~~
10005 West 34`h Avenue
Wheat Ridge, Co. 80033 &
May 13, 2003
Mr. Travis Crane, Planner
Planning Division
The City of Wheat Ridge
7500 West 29th Avenue
Wheat Ridge, Co. 80033
Re: Case No. WA-03-11
Dear Members of the Board of Adjustment:
I am the owner of the property at 3785 Kipling which is immediately
adjacent to the property at 3795 Kipling. I was please to learn of Starbuck's
interest. They would certainly be a welcome addition to the area and a step
in the right direction for the existing commercial space.
That having been said, I am tremendously concerned with the impact their
presence could have on the parking situation on my property. My concern is
that especially during the morning rush at Starbucks all of my parking could
be taken at a time when my tenants and/or their clients or patients are trying
to park. This could create huge problems for my tenants, and therefore, for
me. I could certainly post my property. The problem is, by the time a tow
truck arrived, the violators would be long gone. While it is true, that the
patrons of a Starbucks are in and out in a relatively short time, it makes no
difference to someone trying to legitimately park in my lot if it is full at the
time they arrive.
I would be happy to have Starbucks as a neighbor, but I am totally against a
partial waiver to Section 26-501 (Parking Requirements). Starbucks needs
to get their ducks lined up before they open for business. They need to
arrange with one of the two owners of larger properties adjacent to their
proposed store to lease additional parking spaces which should then be
posted as parking for Starbucks customers, with signage on their building
directing people to said parking. Thank you for your consideration.
Sincerely,
~/2
POSTING CERTIFICATION
CASENO. WA-03-1
PLANNING COMMISSION / CITY COUNCIL / BOARD OF ADJUSTMENT (Circle One)
HEARING DATE: ✓ - z Z,
I,
re
(address)
as the applicant for Case No. hereby certify that I have posted the Notice of
Public Hearing at 2 J /C -14;0~/n61 5/ .
r(1 cation)
on this J~day of 20_0Z, 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:
NOTE: This form must be submitted at the public hearing n this case and will be placed in the
applicant's case file at the Community Development Department.
MAP
e:lplanni nglformslposti ngcert
Rev. 111/03
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7500 West 29th Avenue
The City of
Wheat Ridge, Colorado 80033 Wheat Ridge
Telephone 303/235-2846
FAX 303/235-2857
May 8, 2003
Dear Property Owner:
This is to inform you of Case No. WA-03-11 which is a request for approval of a partial waiver
of Section 26-501 (Parking Requirements) for property zoned Commercial-One (C-1) and
located at 3795 Kipling Street. This case will heard by the Wheat Ridge Board of Adjustment
in the Council Chambers of the Municipal Complex at 7500 West 29th Avenue on May 22,
2003, at 7:30 p.m.
As an area resident or interested party, you have the right to attend this Public Hearing and/or
submit written comments.
If you have any questions or desire to review any plans, please contact the Planning Division at
303-235-2846. Thank you.
Planning Division.
CADocuments and Settings\kathyAMy Documents\Kathy\BOA\pubnotice\2003\wa031 l.wpd
• MetroScan / Jefferson
(CO)
Owner
:City Of Wheat Ridge
Parcel
:048793
Site
:3865 Kipling St Wheat Ridge 80033
Xfered
:07/23/1999
Mail
:7500 W 29th Ave Denver Cc 80033
Price
Use
:1111 Vacant,Residential
Phone
Bedrm:
Bath: TotRm: YB: Pool:
B1dgSF
: Ac:2
.28
*
• MetroScan / Jefferson
(CO)
•
Owner
:Tpr Acquisition Group Llc
Parcel
:049153
Site
:10101 W 37th P1 Wheat Ridge 80033
Xfered
:08/24/1994
Mail
:PO Box 9867 Colorado Springs Cc 80932
Price
:$525,000
Use
:2112 Com,Improved Land
Phone
Bedrm:
Bath: TotRm:2 YB:1974 Pool:
B1dgSF
:27,043 Ac:2
.95
*
• MetroScan / Jefferson
(CO)
;
Owner
:Gendron Elaine
Parcel
:049229
Site
:3785 Kipling St Wheat Ridge 80033
Xfered
:07/17/1998
Mail
:10005 W 34th Ave Wheat Ridge Co 80033
Price
:$165,000 Full
Use
:2112 Com,Improved Land
Phone
:303-232-4050
Bedrm:
Bath: TotRm:l YB:1961 Pool:
BldgSF
:2,875 Ac:.
26
*
; MetroScan / Jefferson
(CO)
Owner
:Kimmel Neil
Parcel
:110071
Site
:3795 Kipling St Wheat Ridge 80033
Xfered
:12/13/2002
Mail
:550 E Yale Ave #200 Denver Co 80222
Price
:$130,000
Use
:2112 Com,Improved Land
Phone
Bedrm:
Bath: TotRm:l YB:1975 Pool:
BldgSF
:2,400 Ac:.
28
MetroScan / Jefferson
(CO)
•
Owner
:Peter Jacob Investments Llc
Parcel
:110075
Site
:10050 W 38th Ave Wheat Ridge 80033
Xfered
:01/15/1997
Mail
:3777 Kipling St Wheat Ridge Cc 80033
Price
:$650,000
Use
:2112 Com,Improved Land
Phone
Bedrm:
Bath: TotRm:l YB:1967 Pool:
B1dgSF
:21,735 Ac:2
.85
*
• MetroScan / Jefferson
(CO)
Owner
:Zanon Enterprises Inc
Parcel
:401659
Site
:9999 W 38th Ave Wheat Ridge 80033
Xfered
:03/22/1995
Mail
:10304 W 81st Ave Arvada Co 80005
Price
:$30,000
Use
:2112 Com,Improved Land
Phone
Bedrm:
Bath: TotRm:l YB:1987 Pool:
B1dgSF
:2,993 Ac:.
64
MetroScan / Jefferson
(CO)
Owner
:Equilon Enterprises Llc
Parcel
:405811
Site
:3805 Kipling St Wheat Ridge 80033
Xfered
:07/01/1998
Mail
:PO Box 4369 Houston Tx 77210
Price
Use
:2112 Com,Improved Land
Phone
Bedrm:
Bath: TotRm:2 YB:1989 Pool:
B1dgSF
:1,716 Ac:.
77
Information compiled from various sources. Real Estate Solutions makes no representations
or warranties as to the accuracy or completeness of information contained in this report.
* Search Parameters
* Jefferson (CO)
* 5/5/2003
* 11:26 AM
Parcel
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99
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CITY OF WHEATRIDGE C
2444-378
ITY OF WHEATR DGE F1
F0008942 F00603860
060385 West 38 1t1 QVe
s w
NOTICE OF PUBLIC HEARING
Notice is hereby given that a Public Hearing is to be held before the City of Wheat Ridge
BOARD OF ADJUSTMENT on May 22, 2003, at 7:30 p.m. in the Council Chambers of the
Municipal Building 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 petition
shall be heard:
Case No. WA-03-10: An application filed by David & Marilyn Roll for approval of a 5
foot side yard setback variance from the 5 foot side yard setback requirement resulting in
a 0 foot side yard setback AND a 1 foot side yard setback from the 5 foot side yard
setback requirement resulting in a 4 foot side yard setback for property zoned
Residential-Two (R-2) and located at 4676 Upham Street.
Case No. WA-03-11: An application filed by Starbucks for approval of a partial waiver
of Section 26-501 (Parking Requirements) for property zoned Commercial-One (C-1) and
located at 3795 Kipling Street.
Case No. WA-03-12: An application filed by John Offersen for approval of a 2 foot
variance to the 48" maximum fence height in the front yard resulting in a 6' fence AND
approval of a 2 foot variance to the 6' maximum fence height in the side yard resulting in
an 8' fence for property zoned Residential-Two (R-2) and located at 4375 Garrison
Street.
Kathy Field, Administrative Assistant
ATTEST:
Wanda Sang, City Clerk
To be published: Wheat Ridge Transcript
Date: May 8, 2003
LAND USE CASE PROCESSING APPLICATION
Community Development Department
7500 West 29th Avenue, Wheat Ridge, CO 80033
Phone (303) 235-2846
(Please print or type all information)
Applicant /~vJ7 C/ ( p9 t~ Address ;-4'~(Jl ~/fhLr~(z°Sg Phone 3/S IS7.S
City `jpr{~~o y~ State
G r'1 Zip 9K/3T Fax
Owner_ N6V Address Phone
City State
ZiP Fax
Contact ~J1 0 (11~;hn Jmnf&o Address jd;A 61MV4- w1Q 5t Phonc'"ef f5'Oq$ti
City / Jdu State Zip W 2J 2, o Faxxj,3 ytfS ~9l~
(The person fisted as contact will be contacted to answer questions regarding this application, Provide additional information when necessary, post
public hearing signs, and will receive a copy of the staff report prior to Public Hearing.)
Location of request
Type of action requested (check one or more of the action
s listed below which pertain to your request):
Application submittal requirements on reverse side
❑ Change of zone or zone conditions ❑ Special Use Permit
❑ Consolidation Plat
❑ Flood Plain Special Exception
❑ Subdivision: Minor (5 lots or less)
❑ Lot Line Adjustment
❑ Subdivision: Major (More than 5 lots)
❑ Right of Way Vacation
❑ Planned Building Group
❑ Site Development Plan approval
❑ Temporary Use, Building, Sign
671Variance/Waiver (from Section )
❑ Other:
Detailed description of request:.
Required information:
Assessors Parcel Number: 3J-2 $ i-60-1)m 2in~{GCfr s )
Size of Lot (acres or square footage): : 1~, Sa0 5sr
Current Zoning: C-/ Proposed Zoning: NR
(-=entUse: Vdcoyrl otryiudS, rclzil51bre Proposed Use:
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/fiRm the owner w ' of this action on his behalf.
Signature of
AUBUG
P
~~R C01.0~
day of 20 03
Notary PubliC/
My commission expires
IVA, /64
To be filled out by staff:
Date received 2 e/a 3 Fee $ -390 ol. Receipt No..Z.!5-LO_ Case No. ~i1/
Comp Plan Desig. _ -i'
Related Case No. Pre-App Mtg. Date Z Quarter Section Map
Case Manager 1y~ ~C
I N FIELD
EATER I I
SITE MAP: _ p6.
Parkin Calculations:
Existing building: s.f. total I ess LO% ` /2~ ` 5 5(kx2 S
Future tenant: Z1,096 .f./200 s.f. = 6 parking spaces required
Starbucks: s.f.
Less 131 s.£ barista
Less 211 s.f. workroom
Less 102 s.f. restrooms
860 s.f. /75 s.f. =12 parking spaces required
18 parldug spaces required -10 provided on site
8 provided off-site with owner agreement
Locate 6 spaces (including an accessible space at the east end) nortb of the
banding and 4 spaces east of the building
I b 4 MI ~fl
38TH AVENUE
sga. D CAP dr REBAR
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LEGEND:
CD NORTH ARROW
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t SECTION
A0.0
SHEET NUMBER
2
A0.0 3 ELEVATION
4
DETAIL NUMBER
1
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CENTE I
REVIS
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SCALE
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04/28/03 MON 13:07 FAX 3037732330 METRO BROKERS SO
PH: (303) 773 -1900
PAX: (303) 77.3 -2330
DATE:. 11161.03 4 Zi (a7 TIME:
TO: J Pa~L¢ 4 ! ~~y~
COMPANY:
FAX NO#: L 4 _.10 Zd
FROM: PNE(I.. ~%uiil
COMPANY: 1 I-) etpurJ61 i
TOTAL FAGES
(INCW15ING COVER SHEET)
000
METRO BROKERS SOUTH .
5500 E. YALE AVE
SUITE 200
DENVER, COLORADO 80222
Independent Q=panles
Wodting Together
Case No.:
App: Last Name:
App: First N ame:
Owne r: Last Name:
Owner: First Nam e:
App Addre ss:
City, State Z ip:
App: Pho ne:
Owner Address:
City/St ate/Zip:
Owner Phone:
Project Address:
Street Name :
City/State, Zip:
Case Disposition:
Project Planner:
File Lo cation:
Not es:
Follow- Up:
VVA0311
Quarter Section Map N
tarbucks
Related Cases:
clo AW Dunn & Co.
Case Histor y:
Neil Kimmel,
Po Ann Quinn
2401 Utah Ave., S. _
Review Body:
Battle, WA 98134
-
206-318-1575
APN'
2nd Revie w Body:
2nd Review Date
Decision-making Body
3795 _
Appro vallDenial Date:
f<ipling Street
heat Ridge, CO 80033
Reso/Ordinance No.:
rane
dive
o.: NE28
ariance to parking
requirements .
IBOA -5122103 39-281-00-001
BOA - 5122103
Conditions of Approval:
District:
Date Rec eived: /3012003.
Pre-App Date: I
CITY OF uMEAT RIDGE
V°5'U-lira 11.01 AM C."b
A. W'. Dann & C0=
RECEIPT NO.C015002
AMOUNT
FMyD 7ONING APPLICATION F
300.60
_urle
FMSD 20HING REIMPURSEMENT
90.00
zrellft
PAYMENT RECEIVED
AMOU14T
C4 ,,-iE:%J
:,90,00
TOTAL
39M0