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HomeMy WebLinkAboutCUP-00-01CITY OF WHEAT RIDGE PLANNING COMMISSION Minutes of Meeting March 2, 2000 1. CALL THE MEETING TO ORDER: The meeting was called to order by Vice Chair BRINKMAN at 7:30 p.m. on March 2, 2000 in the Council Chambers of the Municipal Building, 7500 West 29th Avenue, Wheat Ridge, Colorado. 2. ROLL CALL: Commission Members Present: Anne Brinkman Jerry Collins Paulette Cooper Dick Doyle Dean Gokey Don MacDougall (arrived at 7:40 p.m.) Nancy Snow Janice Thompson Staff Members Present: Alan White, Planning Director Meredith Reckert, Sr. Planner Greg Knudson, City Engineer Ann Lazzeri, Secretary 3. PLEDGE OF ALLEGIANCE The following is the official set of Planning Commission minutes for the public hearing of March 2, 2000. A set of these minutes is retained both in the office of the City Clerk and in the Department of Planning and Development of the City of Wheat Ridge. 4. APPROVAL OF ORDER OF THE AGENDA It was moved by Commissioner SNOW and seconded by Commissioner THOMPSON to approve the order of the agenda. The motion passed by a vote of 7-0 with Commissioner MACDOUGALL absent. 5. APPROVAL OF MINUTES It was moved by Commissioner THOMPSON and seconded by Commissioner GOKEY that the minutes of February 17, 2000 be approved as presented. The motion passed by a vote of 7-0 with Commissioner MACDOUGALL absent. 6. PUBLIC FORUM There was no one signed up to speak before the Commission on unscheduled matters. PUBLIC HEARING (Chair MACDOUGALL arrived at 7:40 p.m.) A. Case No. CUP-00-01: Application by Alpine Valley School for a conditional use permit to allow a private school with a .34 acre variance to the 1-acre minimum lot size requirement for property zoned A-1 and located at 4501 Parfet Street. March 2. 2000 Page 1 The case was presented by Meredith Reckert. She reviewed the staff report and presented slides and overheads of the subject property. She entered all pertinent documents into the record and advised the Commission that there was jurisdiction to hear the case. In response to a question from Commissioner BRINKMAN, Ms. Reckert stated that the date of the neighborhood meeting referred to in the staff report should be corrected to read January 26, 2000. Commissioner THOMPSON expressed concern that there could be an increase in traffic if the use changes from a church to a school that operates five days a week. She also questioned whether there would be adequate parking. Larry Welshon 2469 Kendall Street, Edgewater Mr. Welshon, representing the applicant, was sworn in by Chair MACDOUGALL. In regard to concerns expressed about traffic and parking issues, he explained that the school's schedule allows for students to arrive or leave at any time during the day. In addition, many parents car pool. All pick-ups and drop-offs will occur on the school's property. He stated that the plans for the school are to keep enrollment numbers small and agreed with staff's recommendation of a maximum of fifty students. He stated that new grass, trees and flowers will be installed, a play structure will be added in the back, and the yard will be fenced. In regard to staff s recommendation that a six-foot solid fence be erected along the northern property line, Mr. Welshon submitted a letter dated March 1, 2000 from Lester Williams who is the property owner to the north of the building. Mr. Williams stated he had no objection to the proposed use; however he wished to leave the remaining six-foot steel wire fence in place. He did not desire a solid fence along his property line. The letter was made a part of the case file. Mr. Welshon also submitted a letter dated February 29, 2000 from Mr. Jack G. Atkinson, the adjacent property owner to the west. It was discovered that the present parking lot for the building encroaches one foot onto Mr. Atkinson's property. In his letter, Mr. Atkinson agreed to the school's use of this one foot of property; however, he does want to retain ownership of the piece. Mr. Atkinson's letter was made a part of the case file. Commissioner SNOW asked if there would be room for a drive-through if the one-foot encroachment is not considered. Mr. Welshon replied that the drive-through area does not involve that one-foot piece of land. Chair MACDOUGALL questioned whether the outdoor exercise area was large enough to meet the needs of students. Mr. Welshon replied that since 60% of the students are elementary age, there would be ample room and, also the children will be using the exercise area at staggered times. The nearby park and greenbelt area will also be utilized occasionally. Commissioner THOMPSON expressed concern that the cap of fifty students could be increased in the future resulting in additional building space. Meredith Reckert stated that Planning Commission. Page 2 March 2, 2000 any future requests for an increase would have to come before the Planning Commission. In addition, the CUP could also be granted specific to the Alpine Valley School. Commissioner GOKEY stated that he did not agree with the request for a six-foot solid fence along the northern property line since public schools do not have such requirements. He stated that the arrival and departure schedule, as described by Mr. Welshon, alleviated his concerns about increased traffic congestion. He was also in favor of placing a maximum enrollment of fifty students. In response to questions from Commissioner COOPER, Mr. Welshon stated that present enrollment consists of twenty students (60% elementary, 20% middle school and 20% high school.) in addition to six or seven staff members. He stated there will be occasional outings using staff or parental vehicles for transportation, and that high school students will usually be driving their own cars. In response to questions from Commissioner BRINKMAN, Mr. Welshon replied that the school is losing its lease for its present location and the plan is to relocate the school to the subject building. He also indicated that there will be no outside bells.or public address system at the school, and that there will be no changes to the present outdoor lighting. Greg Grossman 9556 West 47th Avenue Mr. Grossman was sworn in by Chair MACDOUGALL. He stated that he was in favor of the application. He liked the idea of having the building vacant in the evenings. Barbara Newman 4430 Pierson Street Ms. Newman was sworn in by Chair MACDOUGALL. She stated that she was not opposed to the application; however, she expressed concern about the sight triangle at 45th and Parfet. She requested a four-way stop for that intersection. She also liked the idea of having the building vacant in the evenings. Commissioner THOMPSON asked if the city would investigate the visibility issues at this intersection. Greg Knudson stated that they would investigate the sight triangle as well as the feasibility of a four-way stop. He cautioned there may not be enough traffic volume to justify a four-way stop. Commissioner COLLINS commented that, due to changes in that neighborhood and traffic from nearby city shops, a two-way stop should be considered if a four-way stop is not justified. Greg Knudson stated traffic volumes in this area will also be investigated. Larry Welshon returned to the podium. He stated the eleven existing parking spaces will adequately meet their parking needs except for a couple of times a year during parent/student meetings. He stated they would be willing to stripe the parking area and request that parents and students do not park within the sight triangle. Planning Commission Page 3 March 2, 2000 Karen Heine 4650 Parfet Ms. Heine was not present at the meeting. She submitted a letter dated March 2, 2000 in which she expressed her opposition to the application because of traffic and noise concerns. Meredith Reckert read the letter in its entirety into the record. The letter was made part of the case file. Laurie Korte 4573 Everett Court Ms. Korte was sworn in by Chair MACDOUGALL. She stated she was in favor of the application. She stated that children will, with parental permission, occasionally walk through the neighborhood to the park, etc. Commissioner THOMPSON expressed concern about the safety of unaccompanied children walking through the greenbelt area during the school year. Charles Harris 14581 Garfield Mr. Hams was sworn in by Chair MACDOUGALL. Mr. Harris is pastor of the church which presently occupies the building. He stated the building size is approximately 7,000 square feet; the cornerstone on fellowship hall added after the sanctuary was built reads 1967. The sanctuary seats over 200 with additional classrooms. He stated that there is an irrigation well on the property. He felt that traffic congestion will decrease if the proposed use is granted. Because the church has outgrown this facility, there would be a need to increase Sunday services from one to three each Sunday. There are also activities on Wednesday, Friday and Sunday evenings involving anywhere from 30 to 60 teenagers some who drive their own cars. During the summer, teens use the facility almost every day of the week. Mark Greaves 11733 West 33rd Avenue Mr. Greaves was sworn in by Chair MACDOUGALL. He stated that he was in favor of the application and felt the school would be the best alternative of all uses possible for the building. B. C. Dougherty 4686 Parfet Street Mr. Dougherty indicated that he did not desire to speak to the issue. It was moved by Commissioner THOMPSON and seconded by Commissioner DOYLE that a request to approve a lot width and lot area variance to allow a quasi-public use at 4501 Parfet Street, be approved for the following reasons: 1. This use has been existence for several years and has not proven to be problematic. 2. There is a unique circumstance due to the nonconforming lot. Planning Commission Page 4 March 2, 2000 Commissioner SNOW expressed concern about allowing expansion of anything on a lot that is too small, and indicated she would vote in favor of the motion only because she doesn't want to rezone agricultural property. The motion passed by a vote of 8-0. It was moved by Commissioner THOMPSON and seconded by Commissioner GOKEY that Case No. CUP-00-10, a request for approval of a conditional use permit to allow a private school in an A-1 zone district at 4501 Parfet Street be approved for the following- reasons: 1. The proposed use would cause less of an impact than the existing use. 2. The proposed use would not cause as much impact on the neighborhood in the evening as the existing use. 3. The site improvements will enhance the overall appearance of the neighborhood. With the following conditions: 1. Future enrollment shall not exceed fifty students. 2. The conditional use permit is only for this school and is not to be with the property. 3. Parking along Parfet Street shall be improved in accordance with the public works department to improve the sight triangle, and striping for parallel parking only will be placed in the excess right of way in front of the school on Parfet Street. In response to a question from Commissioner DOYLE, Meredith Reckert stated that staff would be agreeable to withdraw their request for a six-foot solid fence in light of the letter received from Mr. Williams. Commissioners BRINKMAN and GOKEY strongly encouraged the applicant to install irrigation for the new plantings. Commissioner SNOW requested the following amendment to the motion: Add Condition No. 4: That the school not open until the building has been sold and all church services have moved out. The amendment was accepted by Commissioners THOMPSON and GOKEY. The motion carried by a vote of 8-0. (A recess was called by Chair MACDOUGALL at 8:55 p.m. The meeting was reconvened at 9:05 p.m..) B. Case No's. WZ-99-14. MS-99-05 and PBG-99-02: Application by Kevin Finnegan to rezone a portion of property located at 4445 Parfet Street from Commercial-One to Residential-Three; a two-lot minor subdivision on 4445 Parfet and 11050 West 45th Planning Commission Page 5 March 2, 2000 ~fi9/'/VU ~EiwE 70 t CUP-00-0) 3 -~-OU ~q~~20,4,0 `~mm /SS/D!7 /cue. Con~e.Mr~s a•6o~f a. S/rralL wtio-has 9 urcLeool of~/r~ /JQ~ t it a, .very rrtircLl S'~i-~~f W~?B~ ~/'rz-~a /.S ~OCCt.L GZVtG~ /yJis~insaL . ~ji _Czwc°_ Gafso _a n y -AOrsc°6 7G`i ~t ~a//4Jed a~ rda/en wig L, ,~/-Q~c. Con9G°.s~ion , a .sQ~-e eel 0/7 Cry? i7oW o2_.Sc`ioo~s 4n `y/~~/l,Pr ~n~ ~oae-7 /.s A-19 LiAPninr . 7A e /S ~nor_n7ooc.f core is no Gz~joto~oriQte I for' ~ __rlorrnaL~y _~c`c~f' yei~h ooa-liooa~ /h y~f Cc/~ol~~er ~u~~t ~ey~/~r~taod /107` dar- (c 7A f i asaL _Co ztnt r ' Crisps 40e 4oaie -7, ~Orvdr,~ ve- v _ 7`~i e `or`-~s~erve vu.r-_s~e Nei~l,/oor/s , lire ~/'oDer y ii el a,t 02/29/2000 19:51 3039730805 JACK ATKINSON CPA JACK G. ATKINSON, CPA afr d-<PZnd o4awwd u t P.O. SoX 820759 7307 S. Platte Canyon Drive Littleton, Colorado 80182 (303) 973-4904 February 29, 2000 Alpine valley School. Inc. Attn: Larry WelShon Re: 10045-47 45th Ave PAGE 01/01 e''7Zo CUP-00-o( g-o~2 -00 I thank you for informing us about the one foot encroachment on our property. we do not have a problem with your using the one foot of our property, however we do want to retain ownership of the property. We understand that you will be installing a six foot fence in that area and that again is not a problem for us. We look forward to being good neighbors and that if we can be of further assistance please contact us. Reeeepectfull_y, - J //pack G. Atkinson Mr. Lester Williams 4593 Parfet St. Wheat Ridge, CO 80033 Wheat Ridge Planning Commission City of Wheat Ridge 7500 W. 29th Avenue Wheat Ridge, CO 80215 regarding: Case # CUP-00-01 March 1, 2000 To the members of the Wheat Ridge Planning Commission: I understand that you are reviewing the application for a conditional use permit for the building which is presently the Harmony Fellowship Free Will Baptist Church at 4501 Parfet Street. My property is directly adjacent to the north boundary of the church's property. I have spoken with some of the people from Alpine Valley School, who want to purchase the church and convert it to a small private school. This seems to me to be a fine use for the building, and I have no objection to having the church become a school. I also have no need or desire for Alpine Valley School to build a six-foot privacy fence on the boundary next to my property. I already have a six-foot steel wire fence there, and see no need for an additional fence. Sincerely, Lester Williams /3w TO QA2 E EXISTING DUILpIKJA IN THP6 AREA, _ 201.71 '01 n N N PARKI44 /o R..S2 G.A9% tupw ~CWG. KL5m 6RGom 6Iu,54-- 'VA_'Vr~&rYOV ONW`414WS I //,/~//~j~~~ EXISTIN4 R+UtLCIAt4 ` '/'.New G4NSTRUGTION ' ~ • r 2- 11'-0~ wlos WEST 45 -r R A%q NUF- ~ e S iE PLAN T SCAI~R_` :I e.tO.o f J -oC,,A U5A.Maf, ?LAN F6,.: SPINE VALLEY 5clnooL At- y5o1 TAR.FE-C 5tovWT COMMOM5/ Mul-D-USE KooM 2 A 0 $ jCtTcHEN ? N H 6IVEWAV5, SAt,MQ60X OFFICE / StcXX&E EQ. Tt4oiMIA r]= I s4R. Fco-r,AfF'rv 7,200 6-IF- Butwtra iSto21 -sr tcic/5tvctc GIVE StAGE 'ZOOM W MULTI-UH ROOM 2 W StAG E s t b I 6lVE / tt, 6tJ E T-M FUG wy / Sou1Y. VI" JJo?,tH R A LLt.JAY l/ ~ ~ CIASSR00M ( I 5UNM C.I MIAOOM 8AIl1YtoN Q ~A~A CONK ~ CLASSROOMZ , ~ bouth t AL.%.\ JAV J 5%GON etASS7to0M t_~QSS-Z OOM 3 y 5 CbkVENUE CUP-00-01 1 Alpine Valley School PUBLIC HEARING ROSTER Case No. CUP 00-01 Application by Alpine Valley Date: REQUEST: (Please print) School for a conditional use permit March 2, 2000 to allow a private school with a .34 acre variance to the I-acre minimum lot size requirem ent for proper zoned A-1 and located at 4501 Parfet Street Name Address/Phone G 7,C~p-,a~, gYs-6 w,974'`/6-e- yao In Favor/Opposed 6os+ P vo~ v ~osS ? / Let%ei- Sud m ,*v,--l ~r2~ Use 3u3- via 3~g~ C ll t - I r~ F, VD2- 0 ~~'l' 6:/-64- UO 11733 W, 33,-,I X e /r F ✓ o CITY OF WHEAT RIDGE PLANNING DIVISION STAFF REPORT TO: Planning Commission DATE OF MEETING: March 2, 2000 DATE PREPARED: February 22, 2000 CASE NO. & NAME: CUP-00-01/Alpine Valley CASE MANAGER: M. Reckert ACTION REQUESTED: Conditional Use Permit to allow a private school in an A-1 zone with Variances LOCATION OF REQUEST: NAME & ADDRESS OF APPLICANT(S): 4501 Parfet Street Alpine Valley School 14350 W. 32" Avenue Golden, CO 80401 NAME & ADDRESS OF OWNER(S): APPROXIMATE AREA: PRESENT ZONING: PRESENT LAND USE: SURROUNDING ZONING: LAND USE: COMPREHENSIVE PLAN FOR THE AREA: DATE PUBLISHED: DATE POSTED: DATED LEGAL NOTICES SENT: ENTER INTO RECORD: (IQ COMPREHENSIVE PLAN (X) ZONING ORDINANCE O SUBDIVISION REGULATIONS O OTHER Fellowship Free Will Baptist Church 4501 Parfet Street Wheat Ridge, CO 80033 24,446 square feet (.56 acre) Agricultural-One Church N: A-1, S,E, W: R-2 N: single-family, agricultural; S: vacant, single-family; E: single-family, duplex; W: duplex Agricultural Estate Residential February 11, 2000 February 17,2000 February 17,2000 O CASE FILE & PACKET MATERIALS O SLIDES O EXHIBITS 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 applicant requests approval of a conditional use to allow a private school to occupy an existing church at 4501 Parfet Street. Pursuant to Wheat Ridge Code of Laws, Section 26-6(A) Conditional Uses are "Permitted Uses" which are subject to review to ensure the use is properly designed so as to mitigate potential negative impacts to the neighborhood. In order to grant the conditional use, a variance to lot size and lot width must also be approved. In the A-1 zone district regulations, all properties are required to be a minimum of one acre in size. The property as it exists today is .56 of an acre. In addition, quasi-public uses are required to have a lot width of 200 where the lot is only 121.2' wide on the Parfet Street side (the "front" of the property). The width along W. 45' Avenue is 201.7. The school is currently leasing half of the education building behind the Unitarian Church at 14350 W. 32"a Avenue. It is unclear to staff the date the church was built, although the applicant's appraisal indicates it was built in 1953. A survey in the City's building permit file is dated 1963. See Exhibit `A'. The earliest evidence of building permit activity was in 1973 when a water heater was installed. In 1977 when the next building activity took place, there was an existing house on the property that was demolished. A permit was issued at the same time for additions to the church. On the building permit checklist it was noted that the property was .557 of an acre in size. See Exhibit `B'. The zoning code regulations which were in place at that time still required a one acre minimum lot size. Churches and private schools were a use-by-right and became conditional uses in 1989. The 200' lot width requirement also came into effect in 1989. Staff can find no evidence of any variances being granted. The applicant has submitted exhibits explaining current enrollment, description of property, site plan and interior building layout. (Exhibits `C', `D', `B' and `F'). Il. SITE PLAN The applicant hasa current enrollment of 20 students and is proposing minimal changes to the property. The building is roughly 7,200 square feet in size and is one-story in height. No building expansions are planned. All access, landscaping, and parking areas are currently in place There is existing parking in front of the building (Parfet Street side) and angle parking with a one-way aisle around the rear (west side) off of West 45' Avenue. The applicant is proposing 11 parking stalls which will be a reduction from the current layout which has approximately 28 perpendicular parking stalls. The removed parking will be displaced by additional playground area. The parking requirement for a school is based on the number of students. For elementary schools, one (1) space is provided per each classroom or each 20 students, whichever is greater, plus one (1) space for each teacher and administrative staff. The current site plan shows a total of 11 spaces. This should be adequate based on current building configuration. The applicant has indicated that at their existing facility, there are usually six to seven cars parked at one time. For outings, parental vans are used. Planning Commission Page 2 CUP-00-01/Alpine Valley School III. NEIGHBORHOOD MEETING A meeting for neighborhood input was held on Uafelr T, 1998. Those attending included the following: Meredith Reckert - staff Harry Hanley - District IV Councilman Connie Mann - Alpine Valley School Melissa Rondles - Alpine Valley School Bruce Smith - Alpine Valley School John Dunnewald - Alpine Valley School Tammy Welshon - Alpine Valley School Dean Berenbaum - Alpine Valley School Martha Sharma - Alpine Valley School No persons attended from the surrounding neighborhood. Discussion centered on the teaching philosophy of the school and proposed interior and site improvements . IV. AGENCY REFERRALS All responding agencies can serve the property. Arvada Fire Protection District can serve the property. They will require installation of a fire alarm system and exiting signage. Valley Water District can serve the property with the existing 3/4" tap and meter. Wheat Ridge Public Works Department will require a grading plan when the parking lot is re-paved. There will be no public improvements required on either Parfet or West 4511 Avenue. There is sidewalk on the property which will facilitate handicap accessability. V. VARIANCE CRITERIA Staff has the following comments regarding the criteria used to evaluate a variance request: 1. 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 variance were denied, the property could still be used as a church. A different church could occupy the building without need for a variance or a conditional use permit. Planning Commission Page 3 CUP-00-01/Alpine Valley School 2. Is the plight of the owner due to unique circumstances? The circumstances are unique as the church appears to have been built prior to the incorporation of the City. Prior to our current regulations, churches and private schools were both permitted uses, although the one-acre minimum lot size has always been required for A-I zoning. It appears that there was an existing house on the property prior to construction of the church. In 1977, the house was demolished and the church was enlarged. On the building permit checklist for the permit it was noted that the lot was substandard in size, although there is no evidence of a variance being granted. 3. If the variation were granted, would it alter the essential character of the locality? Since there are no building changes proposed, there should be little effect on the neighborhood. There may be changes in traffic patterns from what currently exists with activity during the weekdays, but not on the week-ends.. 4. Would the particular physical surrounding, shape or topographical condition of the specific property involved result in a particular hardship (upon the owner) as distinguished from a mere inconvenience if the strict letter of the regulations were carried' out? The nonconforming lot size could be considered an economic hardship for the owner. If the variance is denied, no action can be taken on the conditional use request and the existing church will have to find a new buyer. 5. Would the conditions upon which the petition for a variation is based be applicable, generally, to the other property within the same zoning classification? All variances should be judged on the individual circumstances surrounding the case. 6. Is the purpose of the variation based exclusively upon a desire to make money out of the property If the variance is not granted, then the school would not buy the property and the existing church would have to find another buyer. Has the alleged difficulty or hardship been created by any person presently having an interest in the property? The hardship was created when the church was originally built and then enlarged on a nonconforming property. It does not appear that any variances were approved to allow the expansion even though the City acknowledged the property as being nonconforming. 8. Would the granting of the variations be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located? The property has been utilized as a quasi-public use for over 30 years with no apparent detriments to the neighborhood. A neighborhood meeting was held to meet the CUP application requirements. No one from the neighborhood attended. There is no evidence of zoning code complaints or action taken against the property. Planning Commission Page 4 CUP-00-O1/Alpine Valley School 9. Would the proposed variation impair the adequate supply of light and air to adjacent property or substantially increase the congestion in the public streets or increase the danger of fire or endanger the public safety or substantially diminish or impair property values within the neighborhood. There should be no negative affect on the amount of light and air to adjacent properties since no building expansions are planned. It is impossible for staff to ascertain whether there will be a negative affect on the neighborhood. The property has been utilized as a quasi-public use since the early 1960's and no complaints have been registered in the City's code enforcement files. 10. If it is found in criteria 8 and 9 above that granting of the variation would not be detrimental or injurious to other property or improvements in the neighborhood, and it is also found that public health and safety, public facilities and surrounding property values would not be diminished or impaired, 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? Approval of the variance would not result in a reasonable accommodation of a person with disabilities. CONDITIONAL USE PERMIT CRITERIA Staff has the following comments regarding the evaluation criteria for a conditional use permit: 1. Will not overburden the capacities of the existing streets, utilities, parks, schools and other public facilities and services. All responding agencies can provide service to the property. There should be no negative impact on parks or public facilities and services if the enrollment does not increase substantially. The supporting paperwork indicates a potential future enrollment of 100 students. Staff does not believe the building is large enough to adequately handle this many students, although the maximum building occupancy has not been verified by our building department. 2. Will not have a detrimental effect upon the general health, welfare, safety and convenience of persons residing or working in the neighborhood of the proposed use. As a school, the property will continue to be a quasi-public use. There could be some affect on the general health and welfare of the neighborhood due to noise generated by the children at recess. 3. Will not adversely affect the adequate light and air, nor cause significant air, water or noise pollution. There should be no negative impact on the amount of light and air to adjacent properties as no building expansions are planned. Because there will be less impervious surfaces on the Planning Commission Page 5 CUP-00-01/Alpine Valley School property, water pollution should not be a concern. There will be noise generated by the children when they are on the playground. 4. Is consistent with the comprehensive plan. The property is designated as Agricultural Estate Residential (not to exceed one unit per acre) on the Comprehensive Plan. Schools are generally uses which are considered consistent with and complementary to low-density residential neighborhoods. The A-1 zoning will remain. The property is already less than one acre in size. 5. Will not result in undue traffic. congestion or traffic hazards, or unsafe parking, loading, service or internal traffic conflicts to the detriment of persons whether on or off the site. There is adequate parking for a school of this size. Drop-off will occur in the one-way parking area on the west side of the building. Cars will exit from the northern one-way drive to Parfet Street. 6. Will be appropriately designed, including setbacks, heights, parking, bulk, buffering, screening and landscaping, so as to be in harmony and compatible with character of the surrounding areas and neighborhood, especially with adjacent properties. The applicant is proposing no site changes except for a reduction in the amount of impervious surface. A new 6' high solid fence will be built along the western property line. A chain link fence runs across the northern property line. A 6' high solid fence along this property would provide buffering for the property to the north. VI. STAFF CONCLUSIONS AND RECOMMENDATIONS Staff has concluded that a conditional use approval is required to allow conversion of the existing church into a private school. Staff has also concluded that a variance for lot size and width are required as the property is currently substandard to the A-1 regulations. Although it appears that there have been no negative affects on the neighborhood from the existing church, staff believes that a future enrollment of 100 students may have a negative impact on the neighborhood. If this case is approved, staff would recommend a specific limit be placed on future enrollment not to exceed 50 students and that a 6' solid fence be constructed along the northern property line. Two motions are required: one for the variance and one for the conditional use permit. VII. RECOMMENDED MOTIONS VARIANCE Option A: "I move that a request to approve a lot width and lot area variance to allow a quasi-public use at 4501 Parfet Street, be APPROVED for the following reasons: Planning Commission CUP-00-O1/Alpine Valley School 2. 3. Option B: "I move that a request to approve a lot width and lot area variance to allow a quasi-public use at 4501 Parfet Street, be DENIED for the following reasons: 2. 3." CONDITIONAL USE PERMIT Option A: "I move that Case No. CUP-00-01, a request for approval of a conditional use permit to allow a private school in an A-1 zone district at 4501 Parfet Street, be APPROVED for the following reasons: 1. 2. With the following conditions: 1. Future enrollment shall not exceed 50 students. 2. A six foot high solid fence shall be constructed along the northern property line." Option B: "I move that Case No. CUP-00-01, a request for approval of a conditional use permit to allow a private school in an A-1 zone district at 4501 Parfet Street, be DENIED for the following reasons: 1. 2. 3." Planning Commission Page 7 CUP-00-O1/Alpine Valley School OFFICIAL ZONING MAP WHEAT RIDGE COLORADO MAP ADOPTED: June 15, 1994 Last Revision: April 19, 1999 ® AREA REQUIRING 51TE PLAN APPROVAL [CO-YEAR FLOOD PLAIN (APPROXIMATE LOCATION) ZONE D15TRICT BOUNDRY - PARCEL/LOT BOUNDRY (DE5IGNATE5 OWNERSHIP) WATER FEATURE DENOTES MULTIPLE ADDRE55E5 NW eXmx o x ao w ero wo SCALE 1•=~ MPARTWNT OF PLA 4J * MD DEVEAP W - 235-2B52 i.. If .SCALE: ~'IE INCII LOUALC c0 FEET ' < ACL`FL aG: I:''101 Pn R1 ET JTRCET iHZ;T i1;OS C, i,Ol:ItA00 r. Iv a VACANT SITE 71W -TO i%c,x THIS GU[IVCY IS NOT 131 TO Be V£2D FOR 'CHE PURPOSE OF ENECT 174 :IG FLNCEB. F 17.5' Z^ 10.5' 3 PARLOHAGL C, n. S'INCLE- C6.21 N £TORY F DWELLING I WALK Y.ltl❑ 1((11(('1 i1 JJRVEY LL'2T IF ICATC ~ V Lrl ~ r . I > $ L~nN ..Ea JC InT ID COW .1A ;:A lM1GIN.LLR AVO SUF VtY JR .Aeiwcon CoCO~~AOR [.OLOHn00 DICT$I:T C OF THE JANUARY -2I, 1~1C1 NnzARLNE, OONIF. i ; x r: J .m :'.01.71 r'V W II, ~ ~ f. J W W < 5' ` I O P 6 -5' 22.7' r • $INGLE-STORY RR ICK 5.5' CHURCH CUILOI.VG T Z I- - - l0 rY h- DRIVE I ,Y rSj I 21~ II 1:7.21 SINGLE-STORY STUCCOED FRAME CHURCH BUILOINO x[11 1 M~~ ~~Llu' 3 N) I zl M WALK 3 201.71 372 1 J OF cvl) CENTERLINE OF ~~ICST 45TH AVENUE (50 FEET WIDE) COFUTRUCT I..^N: NEW CHURCH: CONCRETE. FOOTING & FOUNDATION NO BASEMENT ORICK WALLS COMPOSITION AOCF CAIGINAL CHURCH: CONCRETE FOOTING R FOUNDATION NO BASEMENT STUCCOED FRAME WALLS TAR E GRAVCL ROOF PARSONAGE: CGNGRETC FOOTING d FOUNOA'l IUN NO SAYLMLNT CINDER BLOCK WALLS TAR GRAVEL F CERTIFI::ATE: I CERTIFY THAT I HAVE. ON JANUY.PY 19, IG03, RLSURVEVEO THE IMiROVEMENTS AT 4501 PARFET STREET, ALSO KNOWN AS THAT PART OF THE EAST HALF OF THE NORTHWE£T QUARTER OF SECTION 21, TOWNSHIP 3 SOJTH, RANGE 69 WEST OF THE SIXTH PRINCIPAL MERIDIAN, CESCRIBED AS SLCINNING ON THE ';"'EST LINE OF PARFET SYREEY 1~,Z3.25 FEET SOJTH OF THE NORTH LINE OF SAID SECTION 21: THENCE :rIEGT AND PARALLEL WITH THE I+ORTH LINE OF WEST 44TH AVENUE 2c1.7 FF,ET'j THEF:CC SOUTH a AND PARALLEL WITH PARFET STREET 121.2 FEET MORE OR LESS TO THE NORTH LINE OF WEST 45TH AVE,:V( THENCE EAST ALONG SAID NORTH LINE 201..7 FEET MORE OR LESS TO THE PiCST LINE OF PARFET STREET; THENCE NORTH ALO.IG SAID ';,EBT LINE 121.2 FEET MORE OR LESS TO THE POINT OF BEGINNIYG, CON- TAINING 0.557 ACRC NET, IN JCFFER'cON COURtY. COLORA'70, AND FOUN- THE STVCCOCO FRA:AC AND CRICK CH;IRCM SUILOINGA WITH NO EA:E:ACNTS AND VIC SINGLE~STORY STUCCOED CINCER CLOCK PARCJLAL( t TIITH NO CASEMENT A[:O NO GARAGE TO BE LOCATED ENTIRELY WITHIN THE POUNDARY LINES OF }HE AlOV" DESCRIBED FNOPFRTY AS SHOWN OH THIS PLAT. THE LOCATION AND DIMCHSIDUO OF ALA BUILDINGS, 1\r PROVCNGLITS, EIN"IACNTS OR RIGHTL-OF-WAY IN CV/1GEY.GE OR KNOWN TO MC ..NO LNCIIOACHMLATS BY OR -C:1 THE ;LMISCS AAL-ACCURATELY SHOWN' / / , !/M//,//'/(1'LP/LL•~ X H I B T a L'fl[iFN[ER-AND LAND SJR VLYDN,, COL ORA00 REG IBTNATiOf! PiO/372. 7 1,771 . r _ .O: P(rrcV f IuLrlt 'u;lut ~t LC,L J . Dti b~D<_: Y IhO.,: „nn'.tur f C",11"170 ly REtruE:.t 1tn;: ckvm% Q U 1{I L~tM_~ da (C{C{r- ~t IAR.W a!;tav oSiS Phan" revtcw and in,,lr.ate yout' decisloe on tile:;, itsm;: checked bul o•.a. .r 1. ✓ Iktundary Chuure.: Ol: OK; refer to StinULItieef'. 2. Ar(.n: :'1!'F. Acre _74p- I Square Fern 1• ralungc: itraina EC l+lnn needed _ Drainage Plan. not tl, fell _ /1~//1_ Drainage provisi,+nS h:;vc been rc•cfe:<od and nro found to l+r: i•C Not OK; refer LO Stinulnti.an:+i_.._~ 4. Ocncript:len: OK Not OK; refer to Ft ipulatlor,ni_..~ If not o!.ay, PI cnsv exp In in: 5. Public. Improvement. YES Hi Street Paving eompl,te Curb f, Cutter complete Sidewalk complete Escrow required improvements: In what amount. P1O G~2t obS~4 I:1 R.~i~S ~ltn~ b L -I11 ~ 2Ta0 [t~. Np.Jkr if yes, for what b, f 1.7 i)cvclo;ment Ai:reement required L~ ' If Ye:, for 7. FV_YAll necesecry documents have been initiated by Public 1201ks m, hereto: F~!l F- 1 8. 7 F"'T Provisions for Public 7rgt rnvement. have been reviewed and round ti br OK E-k Not Ok; refer Stipulations Check dedirations: Any q:•w dcdicatod roadways or alleys nccrrommended? .f yes, what recomlu2uded: - I's 10. [ All exis ['n}; dedicated roadways it}rd aLl cs:' me:L the standards of Lhc t-.uy: If na, whl.ch do not; and :hat is n`q';csteu: 11. GIAll exis Ling and proposeu dedications have been reviewed :.nd (uuml o Lc: 01: LV Not OK; refer to Sti Pnlat ion::..-_1 12. LApprovnl: The Public dalrks Department has revlcwed this request and hereby giv. its~CpI 1,%subiect to the <uaachcd sLipulatiun:;: Date Nigniturc, 15, The Public Works Dcnnrtmont has reviewed this rcqucst and duo _!!o_t approve for the reasons r.tnted: Si~nnu;re Da tc 14. Stinitlatinnn nt ;ached 1-.; L_~ Nn , 15. L-V~] DRADLING-DA4'E-FOIi-Pu6IfC-WORKS L,PARTIESFT REPLY i\ ' C - EXHIBIT sf!e l rSo for n ienn. 7 d.tUT G VJ/JE q TO QA~Z E Ex15Ti NL.i 6WLOi~1G iv TNi6 ^IZEA 201,71 \ Z61/ e Em ax 1 4 6UILbIA14 f New ~".eyi p'-nn d^v N bTAV ~I . A* 45 I SITE PLAN SCrs.LE: _1 a.1n.o WSW r-ow-, YUA6 I( Ali f a pluminum wire wader s re 8 Mt dloned In Wood "e SIR IM REOUIRED ON FUEL APPR0uj Subject to FieW III WhW RkIp Bu14s'{ r~ ~WF.!SR TC RAZE EXISTIN4 eulLOlNq IN 'THfb AREA 2U1.T1 - N_I< I L FIAKCI44 /OK. .S2 C.Ait% 'I ~IUKN GOIJG. FI.U'iN B R.eeM F~u~sH ~YA.sevsYpEO ~'SwUti i EXISTIN4 ~bUILbIAl4 4d NSTKLK.TIO 1.1 , , I; y~.2 II'-a l W IOE \ \ r WEST 45 'Ti{WEST 45 AVS.UE iTE F'LA.t4 'SGd..t.E: 1 1m,2O.o Alpine Valley School 14350 West 32nd Ave Golden CO 80401 • (303) 271-0525 January 27, 2000 Planning Division City of Wheat Ridge 7500 West 29th Avenue Wheat Ridge, CO 80033 Members of the Planning Division: Alpine Valley School is submitting this site development plan as part of our Conditional Use Permit application for the property at 4501 Parfet Street, Wheat Ridge, Colorado. We are a small private school with a current enrollment of 19 students ranging in age from 5 to 18. Over 70% of our students and staff live in Wheat Ridge, Arvada, Edgewater, Golden and Lakewood. In keeping with our goal that our school remain affordable to as many as possible, our current full-time tuition is $3500 per year with discounts for siblings. We are open weekdays from 8 am to 5 pm. The children are required to attend five hours a day, so drop-off and pickup times are staggered. We expect there will be no more than 6 or 7 cars at the school at any one time, except when we have events outside school hours; this usually happens two or three times a month. Our Assembly may consider the possibility of leasing space to a small church during hours that involve no concurrent use with AVS. By this fall, we plan to repave the parking lot and reduce it in size. We also plan to put a fence around the balance of the grounds, as indicated in the site plan. We will eventually replace a portion of the existing parking lot with a playground which will include some grass, a sandbox, and an area for the playground equipment. We will also be planting trees and bushes, as well as flowers in planter boxes. We will place our sign on the front lawn and plan to paint the outside of the building and remove the steeple. We will install a smoke detection system, modify the hallway door to meet code, and convert one bathroom to meet ADA requirements. For specifics on room usage, please see the attached floor plan. Aside from the items mentioned above, we don't anticipate changing the interior of the building at present unless the asbestos evaluation calls for immediate maintenance or the City of Wheat Ridge requires some alterations. Based on past history, we expect our growth to be approximately 5 new students each year for the next few years. Our site plan is designed for a maximum of 100 students, though we don't anticipate reaching that number for at least ten years. We pride ourselves on being respectful and responsible neighbors. We have experienced no problems being in a residential area for the past three years. We expect this will also be true at 4501 Parfet Street. Sincerely, arry Welshon AVS President EXHIBIT D Type 1 Site Plan for Alpine Valley School at 4501 Parfet Please Note: The only modifications we are planning to the outside of the building include reducing the amount of parking lot, increasing the landscaped areas, erecting fences, painting the building. This plan includes the following in accordance to the requirements: Scale and North Arrow - Property Boundaries with lot lines and dimensions - Existing Excess Right-of-Ways indicated - Existing Street Lights - Street Access Points for One Way Parking onto and off our lot - Site Development plan including building, landscape/open spaces buffers, parking, and play spaces We have included the following attachments: - Land Survey with Legal Description and Pin locations Landscape & Parking Plan to scale Room Usage Plan to approximate scale Site Data Table: 4501 Parfet is on the north west corner of Parfet and 45' Avenue The property is located on .6 of an acre. The building is 7,200 square feet The property is 201.7 x 121.2', giving us an area of 24,446.04' square feet - The building is a one story building made of brick and stucco - The parking lot is 6,593.6 s. f. area - The landscape area is 9,694.5 square feet (includes grass, sand, walkways gardens) - Fences will be constructed of wood and/or chain link. Heights are listed on the Landscaping plan Parking will be one way The number of parking spaces is based on 100 students and staff EXHIBIT E Z J 4 0 J o ~ U z r La P4 C~s _z Liu) G ~ V J Q a J u. 0 • ' I i 1 I 1 I N ~ IQI L ILo - - - - - - - L sl at LL cn r ---t - i - I ,59~ I 7 9-c o D'61 i t1> lfl I. N I~ • o 0 a I~ ' o ss»av t _ n I 0 N a 0 Z A a y W w up JY1 o W a r W _ ~ a a 3 i h 2 h h n h z P O o ° 0 3 Qp 3 ° ,c ° 2 3 0 2 o a 3 a r Z .6 Z c o p, Z .V a w u~ J j ~ W z uw O U. T- u. J lu w d LL .ft s° W w r ZO = 3 z 3 w O I, II II • . p ~l o 0 • II cC)q I ,0'09 i L~ I • ~ M ptvno~,6~(plct SSPxh ~.~aydsy z a • u P EXHIBIT F ..2;2. -SCC WEST 247H-! AVENUE The City of P.0. BOX 638 Y WHEAT RIDGE. CO 8CC3,:-C?36 .303123%-5900 GWheat City Aomin. Fax a 234-592 Police Dect. Fax c 235 29-9 "'Ridge POSTING CERTIFICATION CASE NO. CUP- 00-01 PLANNING COMMISSION - CITY COUNCIL - BOARD OF ADJUSTMENT (Circle One) HEARING DATE: Mx,,i, o?, 02000 I, Lary Llelsl~o. <~0r 1912`neVotlle4S,l (na it e) residing at M35o (~er~ .3o7,d 14a-<- 6t i{o / a d d r e s s as the applicant for Case No. C v p G 0 oI , hereby certify that I have posted the Notice of Public Hearing at r/So 1 J ar?'e-L S-b-ee~ (1 o c a t i o n) on this /01, 0p day of F; L rk,104 ~'a2LYJ0 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 on this case and will be placed in the applicant's case file at the Department of Planning and Development. <pc> rev. D d O d h D D C •V C d N / ` U a a ~ v ~ y : a K m 0 zi el a' v c ; J D I a' > K j O w w = ~ . - y O Q N d E o a y w U L O N ° a c E o.2 E a = t0 " # d . 0 0 0 0 0 0 0 0 0 x ~ 'm a N m o° °o °o °o °o °o o° °o °o Q m°« U U U U U U U U o V 0 O O E d L i C G D o - O ~ O o O O' ~ N L o W O N 9~0 W J yit~ c W d >W Q NJW CTS O N U N d w o d dp 02W ' CO O d EM Z; (n E O N 0=0 EN m« O N C m m c Yy0 o m (q O . °.~O mU '~Q U K~U _`tU _ YUO U 20 t0 'tU N •p Uz U °Od 3 ==U . >,dd a M m ai :E zi 2imd a m Q~U q doU mmd - a m d d y a Q a m~ aci 0 _mmK m >~s L ooo O1o ; jE d ~o. o ty =o mN C o~ d {Q -Q d..° Un O U l0 mn d p V m aD d > d~0 J V d m d ~U« d N" d a m _ V~ W L~ y L N N Z L O L L M J O LL L C a ~ 3 ~ ~ 3 i~ °N N N a Q o n LL p c E d N 0) 46 K C LU U w X E ❑ ❑ ❑ ® ❑ ❑ z d N ~ _W 04 N Y Q uoi m m m m m m m ~n G o V CO m ow m m ro w m m W W O E r rn n m n rn n rn n m rn n m r m `n rn U z waw g C9 L N o Q Z a a w z ~ _ ? d Ur,3: a JI a d c m d ~ c ~ c N N b y D V U a y c Z v NI d Ir C 7 a D O 7 o y Mn N . y_ : . O E a 0 a L 0 0 O ~p as C o E v y t0 # 0 0 xuva N m U Q m ~ $ o 0 _ N .O C N M 0 w p N ~ L Q O 67 d N ON c« o C ( J p h a m t O U N M O N d ~ ~ d ~ s c ~ U >3~ Q wo ~ V c 016 a .w c a K o nm o 1 = C y N aai~ON Q 16 'o ~ U ci~l~w ~ E ❑ ❑ ❑ ® ❑ ❑ m z d Lf) G w N v Q o O ~O n N r N Q co 0 W O E n m n m z' Q Q W Z o N Z O~Q Z a w c z LO g U t~ ~ a ❑ Q N 0 W C U ~i O U z L N N ti O Q. is b 7 N ~i N ti a w 0 N z v m o FO m K T p b N N a N U U a O E z Y H The City of 7500 WEST 29TH AVENUE WHEAT RIDGE, COLORADO 80215 GWheat 9Ridge February 11, 2000 Dear Property Owner: This is to inform you that Case No. CUP-00-01 which is a request for approval of a conditional use permit to allow a private school with a .34 acre variance to the 1 acre minimum lot size requirement on the property located at 4501 Parfet Street for the Alpine Valley School will be heard by the Wheat Ridge Planning Commission in the Council Chambers of the Municipal Complex at 7500 West 29th Avenue. The meeting will be held on March 2, 2000, at 7:30 p.m. All owners and/or their legal representative of the parcel under consideration must be present at this hearing. As an area resident or interested party, you have the right to attend this Public Hearing and/or submit written comments. It shall be the applicant's responsibility to notify any other persons whose presence is desired at this hearing. If you have any questions or desire to review any plans, please contact the Planning Division at 235-2846. Thank you. Planning Division. C Tarbua\PCRPTS\PLANGCOM\PUBHRG\cupO001.wpd (303) 234-5900 • ADMINISTRATION FAX: 234-5924 POLICE DEPARTMENT FAX: 235-2949 ff - • Met ,can / Je erson Owner :Schroeder Richard J Schedule :042985 Site :4470 Parfet St Where S~•R lqr-"80033 Parcel :39 212 00 057 Mail 5717 Mc ,n 3*re"PSt Golden Cc 80403 Xferd LandUse 11 es,Improved Land Price TaxDist 111 OwnerPh Bedrm. Bth:1.00 YB:1924 Parking:Detached Firepl: TotArea:744 Ac:.40 * ' MetroScan / Jefferson Owner :Schroeder Richard J Schedule :042985 Site :4470 Parfet St Wheat Ridge 80033 Parcel :39 212 00 057 Mail :5717 Mc Intyre St Golden Co 80403 Xferd LandUse :1112 Res,Improved Land Price TaxDist :3111 OwnerPh Bedrm: Bth:1.00 YB:1927 Parking:Detached Firepl: TotArea:512 Ac:.40 * MetroScan / Jefferson-- Owner :Worth Clay O Jr Schedule :043626 Site :4490 Pierson St Wheat Ridge 80033 Parcel :39 212 09 001 Mail :4650 Oak St Wheat Ridge Cc 80033 Xferd :10/24/1972 LandUse :1112 Res,Improved Land Price :$21,000 TaxDist :3109 OwnerPh :303-467-0023 Bedrm: Bth:1.00 YB:1961 Parking:Carport Firepl: TotArea:1,040 Ac: * • MetroScan / Jeffe rson Owner :James William Joseph/Beverly Schedule 043780 Site :4499 Parfet St Wheat Ridge 80033 Parcel :39 212 00 056 Mail :24877 Walnut St #206 Newhall Ca 91321 Xferd :04/29/1998 LandUse :1112 Res,Improved Land. Price TaxDist. :3109 OwnerPh Bedrm:3 Bth:1.00 YB:1954 Parking:Detached Firepl: TotArea:808 Ac:.21 * • MetroScan / Jefferson Owner :Wyman Dorothy L Schedule :043842 Site :4500 Parfet St Wheat Ridge 80033 Parcel :39 212 00 038 Mail :4500 Parfet St Wheat Ridge Co 80033 Xferd :07/23/1975 LandUse :1112 Res,Improved Land Price :$16,100 TaxDist :3109 OwnerPh Bedrm:l Bth:1.00 YB:1941 Parking: Firepl: TotArea:513 Ac:.20 * ' MetroScan / Jefferson Owner :Rose Virginia M Et Al Schedule :043849 Site :4590 Parfet St Wheat Ridge 80033 Parcel :39 212 00 029 Mail :10850 W 45Th Ave Wheat Ridge Cc 80033 Xferd :07/11/1990 LandUse :1112 Res,Improved Land Price TaxDist :3109 OwnerPh :303-422-2798 Bedrm: Bth:1.00 YB:1909 Parking: Firepl:l TotArea:962 Ac:.22 * • MetroScan / Jefferson • Owner - :Williams Lester Schedule :043929 Site :4593 Parfet St Wheat Ridge 80033 Parcel :39 212 00 031 Mail :4593 Parfet St Wheat Ridge Co 80033 Xferd LandUse :4131 Agr,Meadow And Hay Land Price TaxDist :3109 OwnerPh :303-424-4053 Bedrm:3 Bth:1.00 YB:1924 Parking:Detached Firepl:. TotArea:1,152 Ac:4.25 MetroScan / Jeffe rson - Owner Owner :Atkinson Jackie G Schedule :136122 Site :11095 W 45Th Ave Wheat Ridge 80033 Parcel :39 212 08 001 Mail :7307 S Platte Canyon Dr Littleton Cc 801 28 Xferd :04/05/1982 LandUse :1112 Res,Improved Land Price TaxDist :3109 OwnerPh :303-973-0805 Bedrm: Bth:2.00 YB:1976 Parking:Attached Firepl:2 TotArea:1,904 Ac: ' MetroScan / Jeffe rson ' - Owner :Mc Cook Bill J Schedule :164137 Site :10985 W 45Th Ave Wheat Ridge 80033 Parcel :39 212 00 043 Mail :160 Forest St Denver Co 80220 Xferd :05/02/1986 LandUse :1112 Res,Improved Land Price :$44 TaxDist :3109 OwnerPh - Bedrm:2 Bth:1.00 YB:1954 Parking: Firepl: TotArea:894 Ac:.10 C~QO-Ol The Information Provided Is Deemed Reliable, But Is Not Guaranteed. Met ;can / Jefferson Owner :First Free Will Baptist Church Schedule :176563 - Site :4501 Parfet St Wheat Ridge 80033 Parcel . :39 212 00 037 Mail :4501 Parfet St Wheat Ridge Co 80033 Xferd :03/06/1989 LandUse :9159 Exempt,Church,Land Price :$225,000 TaxDist :3109 OwnerPh Bedrm: Bth: YB: Parking: Firepl: TotArea: Ac:.55 * : MetroScan / Jeffe rson Owner :Johnson Robert Lee Schedule :406683 Site :4590 Parfet St Wheat Ridge 80033 Parcel :39 212 14 001 Mail :4590 Parfet St Wheat Ridge Co 80033 Xferd :11/03/1989 LandUse :1112 Res,Improved Land Price TaxDist :3109 OwnerPh :303-422-1355 Bedrm:2 Bth:1.00 YB:1924 Parking:Detached Firepl: TotArea:793 Ac:.33 The Information Provided Is Deemed Reliable, BUt Is Not Guaranteed. 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 March 2, 2000 at 7:30 p.m. in the City 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 petiti s shall be heard: Case No. CUP-00-01: Application by Alpine Valley School for a conditional use permit to allow a private school with a .34 acre variance to the 1 acre minimum lot size requirement for property zoned A-1 and located at 4501 Parfet Street. The property is legally described as follows: That part of the East 'h of the NW 1/4 of Section 21, Township 3 South, Range 69 West of the 6" P.M., described as beginning on the West line of Parfet Street 1283.25 feet South of the North line of said Section 21; thence West and parallel with the North line of West 44" Avenue, 201.7 feet; thence South and parallel with Parfet Street 121.2 feet more or less to the North line of West 45' Avenue; thence East along said North line 201.7 feet more or less to the West line of Parfet Street; thence North along said West line 121.2 feet more or less to the Point of Beginning, City of Wheat Ridge, County of Jefferson, State of Colorado. 2. Case No. WZ-99-14: Application by Kevin Finnegan to rezone a portion of property located at 4445 Parfet Street from Commercial-One to Residential-Three for the purpose of subdividing and constructing five duplexes as separate buildings. The property being rezoned is the southerly 30 feet of the parcel legally described as follows: From a point of beginning on the West right-of-way line of Parfet Street, a distance of 150.0 feet South of the South.right-of-way line of 45" Avenue; thence South 00° 18'35" East on and along the West right-of-way line of Parfet Street a distance of 232.0 feet; thence South 89°26'25" West a distance of 201.70 feet; thence North 00°18'35" West a distance of 232.00 feet; thence North 89°26'25" East a distance of 201.7 feet to the point of beginning, City of Wheat Ridge, County of Jefferson, State of Colorado.. 3. Case No. MS-99-05: Application by Kevin Finnegan for a two-lot subdivision for the purpose of developing five duplexes (10 units) on one lot and a single-family unit on the other lot on property zoned Residential-Two and Residential-Three, located at 4445 Parfet Street and 11050 West 45' Avenue and legally described as follows: That part of the North one-half of the Southeast Quarter of the Northwest One-Quarter of Section 21, Township 3 South, Range 69 West; more particularly described as follows: PARCEL A: Beginning at a point on the West right-of-way line of Parfet Street at a point 225 feet South of the South right-of-way line of West 45" Avenue; thence West, parallel to said South line of West 45" Avenue 201.7 feet; thence South parallel to said West line of said Parfet Street, 157 feet; thence East parallel to said South line of West 45" Avenue, 201.7 feet; thence North along said West line of Parfet Street 157 feet to the point of beginning, City of Wheat Ridge, County of Jefferson, State of Colorado. PARCEL B: Beginning at the point on the South right-of-way line of West 45`e Avenue, 125 feet West of the intersection of said South line of West 45`b Avenue and the West right-of-way line of Parfet Street; thence West 76.7 feet; thence South 225 feet; thence East 76.7 feet; thence North 225 feet to the point of beginning, City of Wheat Ridge, County of Jefferson, State of Colorado. PARCEL C: Beginning at a point on the West right-of-way line of Parfet Street at a point 150 feet South of the South right-of-way line of West 45' Avenue; thence West parallel to said South line of West 45`h Avenue 125 feet; thence South parallel to said West line of Parfet Street 75 feet; thence East parallel to said South line of West 45' Avenue 125 feet to said West line of Parfet Street; thence North along the West right-of-way line of Parfet Street 75 feet to the point of beginning, City of Wheat Ridge, County of Jefferson, State of Colorado. Said land contains a total of 1.34 acres, more or less. 4. Case No. PBG-99-02: Application filed by Kevin Finnegan to develop five duplexes (10 units) as separate buildings with a variance to Section 26-30(N) regarding access via a private drive on one lot zoned Residential-Three and located at 4445 Parfet Street, legally described as follows: From a point of beginning on the West right-of-way line of Parfet Street, a distance of 150.0 feet South of the South right-of-way line of 451h Avenue; thence South 00 ° 18'35" East on and along the West right-of-way line of Parfet Street a distance of 232.0 feet; thence South 89°26'25" West a distance of 201.70 feet; thence North 00°18'35" West a distance of 232.00 feet; thence North 89°26'25" East a distance of 201.7 feet to the point of beginning, City of Wheat Ridge, County of Jefferson, State of Colorado.. Said parcel contains 1.07 acres, more or less. ,C.>o.~ uzuoa of ilX,~ Barbara Delgadillo, Senior Secretary ATTEST: I CI Wanda Sang, City Clerk To be Published: February 11, 2000 Wheat Ridge Transcript C:\Barbara\PCRPTS\PLANGCOM\PUBHRG\000302pab.wpd w PUBLIC SERVICE COMPANY OF COLORADO A NEW CENTURY ENERGIES COMPANY 01:CEN U r~ 2 r February 15, 2000 CITY OF WHEAT RIDGE PLANNING DEPARTMENT 7500 W 29TH AVE WHEAT RIDGE CO 80033 Re: 4501 Parfet St CUP00-01 Siting and Land Rights 550 75th Street, Suite 700 Denver, Colorado 80202-4256 Telephone 303.571.7799 Facsimile 303.571.7877 Public Service Company of Colorado (PSCo) has received and reviewed the preliminary plans for 4501 Parfet St CUP00-01. PSCo has no apparent conflict with this proposed project. Please be aware that PSCo has an existing 115kv line within close proximity of this proposed development. PRIOR to any construction and/or activity near these lines, please have the developer contact Harry Swinhart 303-571-7292 concerning encroachments issues. As a safety precaution, PSCo would like to remind the developer to call the Utility Notification Center, at 1-800-922-1987, to have all utilities located prior to construction. If PSCo has existing gas or electric distribution facilities in this area, the developer should contact PSCo's Engineering Department at (303) 425-3867 regarding the use or relocation of these facilities. Please be advised that while the easements indicated on the plans should accommodate the majority of utilities to be installed, some additional easements may be required as planning and building progresses. If you have any questions about this referral response, please contact me at (303) 571- 7029. Thank You, t Contract Right(-.of-Way Processor 7500 West 29th Avenue The City of Wheat Ridge, Colorado 80033 Wheat Telephone 303/ 235-2846 Ridge February 1, 2000 The Wheat Ridge Department of Community Development has received a request for a conditional use permit at he property described below. Your response to the following questions and any comments on this proposal would be appreciated by February 15, 2000. No response from you by this date will constitute no objections or concerns regarding this proposal. CASE NO: CUP-00-01 LOCATION: 4501 Parfet Street REQUESTED ACTION: Conditional use permit and variance from the 1 acre A-1 minimum lot size requirement for quasi- judicial uses. PURPOSE: Private School. No building expansion proposed; minimal site alterations proposed. APPROXIMATE AREA:.66 acres 1. Are public facilities or services provided by your agency adequate to serve this development? 2. Are service lines available to the development? 3. Do you have adequate capacities to service the development? 4. Can and will your agency service this proposed development subject to your rules and regulations? 5. Are specific easements needed on this or any other document? 6. Are there any comments your agency has identified which would or should affect approval of this request? Please reply to: Meredith Reckert Department of Planning & Development Fax: 303/235-2857 DISTRIBUTION: X Water District (Valley Water) X Sanitation District (Fruitdale) X Fire District (Arvada) - Adjacent City X Public Service Co. X US West Communications State Land Use Commission State Geological Survey Colorado Dept. Of Transportation Colorado Div. Of Wildlife Colorado Dept. of Natural Resources Denver Regional Council of Governments Scientific and Cultural Facilities Dist. Metro Wastewater Reclamation Dist. Jefferson County Planning Dept. Completed by: (Name, Agency/Department, Date) X X X X X X X Jeffco Health Department Jeffco Schools Jeffco Commissioners TCI of Colorado WHEAT RIDGE Post Office WHEAT RIDGE Police Department WHEAT RIDGE Public Works Dept. WHEAT RIDGE Park & Rec Commission WHEAT RIDGE Forestry Division WHEAT RIDGE Building Division WHEAT RIDGE Economic Development Fairmont Homeowners Association Prospect Recreation District Urban Drainage and Flood Control Dist. Regional Transportation Dist. Denver Metro Major League Baseball Dist. "The Carnation City" e:\planning\forms\phn,&m ' RF # 1/ ~,i4J r „y^ ±s W.' t(,,lfri n r 4. MEMORANDUM Approved Date ®EPARTtA=OF PUBLIC W0.1M TO: Meredith Reckert, Senior Planner FROM: Greg Knudson, City Engineer/Development Review Engineer DATE: February 10, 2000 SUBJECT: 4501 Parfet Street, CUP-00-01- Conditional Use Permit & Variance From the 1 Acre Minimum Lot Size Requirement For Quasi-Judicial Purposes The Public Works Department has reviewed the Planning Department referral dated February 1, 2000 for the above referenced site, and has the following comments: Prior to issuance of a building permit for this address, a final drainage report, grading and erosion control plan, based upon the City's drainage criteria, and prepared by a Colorado licensed professional engineer, will need to be submitted to the Public Works Department for review and approval. 2. The placement of City standard curb, gutter and sidewalk will not be required due to the lack of these improvements at surrounding properties and the existence of private sidewalks on the property which facilitate the need for handicap accessibility. The Survey Division has reviewed this referral and the legal documents associated with this property and does not have any comments at this time. 4. The Traffic Division has reviewed this referral, and will not require a traffic analysis at this time based upon the staggered traffic pattern stated in the letter dated January 27, 2000 from the Alpine Valley School. If these traffic conditions change, a traffic analysis and/or study will be required. cc: Alan White, Planning & Development Director Steve Nguyen, Traffic Engineer John McGuire, City Surveyor File (3) CUP00-OLMEM VALLEY WATER DISTRICT P.O. BOX 9 12101 WEST 52ND AVENUE WHEAT RIDGE, COLORADO 80034 TELEPHONE 424-9661 FAX 424-0828 February 8, 2000 Meredith Reckert City of Wheat Ridge 7500 W. 29th Avenue Wheat Ridge, CO 80033 i ' Dear Meredith: In reference to CUP-00-01, 4501 Parfet St., Valley Water District offers the following comments: 1. Location is currently served by water mainline in W. 45th Ave. and Parfet St. Depending on AFPD requirements, additional water main lines, fire hydrants and/or fire sprinkler system line may be needed. 2. Current building is served by a 3/4" tap and meter. This may need to be increased to meet water service demands. Also, each separate building structure must have a separate tap. 3. If any water improvements are needed, owner will be required to provide easements to the Valley Water District. Should you have any questions, please feel free to contact me at 303-424-9661. Sincerely, IA 44 I Robert Arnold District Manager 7500 West 29th Avenue Wheat Ridge, Colorado 80033 Wheat Telephone 303/ 235-2846 Ridge February 1, 2000 ? The Wheat Ridge Department of Community Development has received a request for a conditional use permit at he property described below. Your response to the following questions and any comments on this proposal would be appreciated by February 15, 2000. No response from you by this date will constitute no objections or concerns regarding this proposal. CASE NO: CUP-00-01 LOCATION: 4501 Parfet Street REQUESTED ACTION: Conditional use pemrit and variance from the 1 acre A-1 minimum lot size requirement for quasi- j;ulicia) uses. PURPOSE: Private School. No building expansion proposed; minimal site alterations proposed. APPROXIMATE AREA:.66 acres 1. Are public facilities or services provided by your agency adequate to serve this development? Location is currently served by Valley Water. Addl. lines or taps may be needed to meet AFPD requirements. 2. Are service lines available to the development? Property is currently served by a 3/4" tap. Larger tap may be needed to meet increased demands. 3. Do you have adequate capacities to service the development? Yes 4. Can and will your agency service this proposed development subject to your rules and regulations? Yes Owner would be required to provide easements 5. Are specific easements needed on this or any other document? . 4 P to the District if any water line improvements are needed. 6. Are there any comments your agency has identified which would or should affect approval of this request? None The City of Please reply to: Meredith Reckert Completed by:~/~/irr~ Department of Planning & Development (Name, Agency/Department, Date) Fax: 303/235-2857 X Water District (Valley Water) X Sanitation District (Fruitdale) X Fire District (Arvada) Adjacent City Q X Public Service Co. X US West Communications State Land Use Commission State Geological Survey Colorado Dept. Of Transportation Colorado Div. Of Wildlife Colorado Dept. of Natural Resources Denver Regional Council of Governments Scientific and Cultural Facilities Dist. Metro Wastewater Reclamation Dist. Jefferson County Planning Dept. X X X X X X X Jeffco Health Department Jeffco Schools Jeffco Commissioners TCI of Colorado WHEAT RIDGE Post Office "The Carnation City" WHEAT RIDGE Police Department WHEAT RIDGE Public Works Dept. WHEAT RIDGE Park & Rec Commission WHEAT RIDGE Forestry Division WHEAT RIDGE Building Division WHEAT RIDGE Economic Development Fairmont Homeowners Association Prospect Recreation District Urban Drainage and Flood Control Dist. Regional Transportation Dist. Denver Metro Major League Baseball Dist. 7500 West 29th Avenue The City of Wheat Ridge, Colorado 80033 Wheat Telephone 303/ 235-2846 Ridge February 1, 2000 The Wheat Ridge Department of Community Development has received a request for a conditional use permit at he property described below. Your response to the following questions and any comments on this proposal would be appreciated by February 15, 2000. No response from you by this date will constitute no objections or concerns regarding this proposal. CASE NO: CUP-00-0I LOCATION: 4501 Parfet Street REQUESTED ACTION: Conditional use permit and variance from the 1 acre A-1 minimum lot size requirement for quasi- judicial uses. PURPOSE: Private School. No building expansion proposed; minimal site alterations proposed. APPROXIMATE AREA:.66 acres 1. Are public facilities or services provided by your agency adequate to serve this development? 2. Are service lines available to the development? 3. Do you have adequate capacities to service the development? 4. Can and will your agency service this proposed development subject to your rules, and regulations? 5. Are specific easements needed on this or any other document? 6. Are there any comments your agency has identified which would or should affect approval of this request? Please reply to: Meredith Reckert Department of Planning & Development Fax: 303/235-2857 DISTRIBUTION: X Water District (Valley Water) X Sanitation District (Fruitdale) Fire District (Arvada) Adjacent City Q X Public Service Co. X US West Communications State Land Use Commission State Geological Survey Colorado Dept. Of Transportation Colorado Div. Of Wildlife Colorado Dept. of Natural Resources Denver Regional Council of Governments Scientific and Cultural Facilities Dist. - Metro Wastewater Reclamation Dist. Jefferson County Planning Dept. Completed by::rrer e, Age hey/Department, Date) Jeffco Health Department X Jeffco Schools Jeffco Commissioners X TCI of Colorado X WHEAT RIDGE Post Office X WHEAT RIDGE Police Department X WHEAT RIDGE Public Works Dept. WHEAT RIDGE Park & Rec Commission X X "The Carnation City" WHEAT RIDGE Forestry Division WHEAT RIDGE Building Division WHEAT RIDGE Economic Development Fairmont Homeowners Association Prospect Recreation District Urban Drainage and Flood Control Dist. Regional Transportation Dist. Denver Metro Major League Baseball Dist. Arvada Fire Protection District Organizational Excellence In Fire, Rescue, and Disaster Services. Wheatridge Building Department 2/15/00 7500 W 29th Ave Wheatridge, Colorado 80033 RE: Remodel and occupancy use change for Alpine Valley School, 4501 Parfet Street. The following are our plan review comments; 1) Group E occupancies shall be provided with an approved manual and automatic fire alarm system and shall be supervised by an approved central station supervisor. Submit three (3) sets of plans for review for comment prior to work commencing. UFC 97 1007.2.4.1 Amended. 2) An alarm-signaling device shall be mounted on the exterior of the building. UFC 97 1007.2.4.3. 3) Emergency lighting shall be'provided and is subject to field inspection. UFC 91211.1. 4) Exit signs shall be subject"toyfield inspection. Additional exit signs may be required. UFC 97 1212.2 5) Exit doors from rooms having an occupant load of 50 or more and from corridors shall not be provided with a latch or lock unless it is panic hardware. Remove double cylinder locking devices on existing sanctuary doors. UFC 97 2501.8.2. 6) The required width of corridors shall be unobstructed. Doors in any position shall not reduce the required width by more than one half. UBC 97 1004.3.4.2 7) A Knox Box Key box shall be provided on the building and contain keys to gain access shall be maintained at all times on a building containing a required fire alarm system. UFC 97 902.3.2. Amended. 8) Fire extinguishers shall be a 4-A rated 10-1b ABC dry chemical type. The required number of extinguishers and mounting information shall be provided prior to final inspection. UFC 97 1002.1. Amended. 6503 Simms Street • Arvada, Colorado 80001-0060 • (303) 424-3012 • Fax (303) 432-7995 9) Carpeting shall be a minimum of a Class II Critical Radiant Flux. Documentation shall be provided prior to installation. UFC 97 Appendix IV-A. 10) Wall coverings other than paint are to meet the requirements of UBC Chapter 8, documentation to be provided prior to installation. 11) All drapes, hangings, curtains, drops and other decorative material that would tend to increase the fire and panic hazard shall be made of material which is not flammable or shall be treated and maintained in a flame-retardant solution or process approved by the Fire Marshal. UFC 97 2501.5. 12) Any code requirements arising from construction. 13) Twenty-four hours notice required for all tests and inspections. Kent S a y" Shriver Fire Marshal Arvada Fire Marshals Office e- 6- 7500 West 29th Avenue The City of Wheat Ridge, Colorado 80215 Whet FAX 303/235-2857 DATE: & Vt t ?moo C~ 0 Ridge CITY STAFF PRESENT: B • W GUS Y-~- LOCATION OF MEETING: 4g) I V--(C+ 'St PROPERTY ADDRESS: '45 01 o `-f2 ~ Si. -etloWSb,,p Pv-eeuwM PROPERTY OWNER(S): ~aQ};S-I GLu,.MA,) PROPERTY OWNER(S) PRESENT? Applicant(s): 'S Yes X No A0_ e--A~ c 2esldev l;e I Existing zoning: A - Comp Plan Designation: (t.Jk 40 e)cwrd j d.(A .lac re Existing use/site conditions: {~✓p pr V h CAA ✓V c V)--VA n In ¢ y [ti ?AU c ~n ran b~ \ W'% 0. ")VN - c 6~r~Csr r, o A - l 1 a~ less Eti o o ,CYc iMk A (\vr-12v or Pe VhOd~t - p Applicants proposal: v\Ve r-t- _("VCA--\' -6 oy"O 71 (R SCAk id u`, n`,,MO l E aeckertVieighmeeting recap.wpd Attending parties of interest: (See attached sign-up list) Issues discussed: ~j O 1f v-r 6V S, 0, Re via e cl rru~ ~ SC.~-064 ~ rlvJhOj,2-cr ~ -12✓t l~r~ ~ ~\'~2. i ~/V~(JYi1U~VVPi~ PLEASE PRINT NAME Name NEIGHBORHOOD MEETING JANUARY 26, 2000 CA ress . Phone 1. P1'A AQ. 1 ! UI!~'~/J~~1~V C>e, I t U ":1 -7? 2. ~lj'ssa ~o~;~llP - /BUS -Q7►-/15~5 3. ~/uCP ~mrf~, - A U S 4. w 5 6. fz 3 213/-71/0 A5 3cD/ o 9./ EyS 5V3 ,z71--05.25 as i9~oD 10. 11. 12. 13. 14. 15. 16. JAN-21 -'00 FRI 15:22 ID:RE/MRX 100 01/09/1995 02:16 303-. .-3690 Meredith Reckert Senior Planner 7500 West 29th Avenue Wheat Ridge CO 80215 January 21, 20W Bear Meredith> at t being ce. Valle We are in School's support of Conditional their effort Use Permit Application We are considered by aware y of our office. Alpine obtaining the Conditional Use Permit for their school. Sincerely, n GAl I K£ /IA. rrR i /i s igsDei~ Pastor Harmony Fellowship Free Will Baptist Church `~J 2G + alcV 2ou 0 na DOREEN I . RODRIGUEZ NOTARY PUBLIC STATE OF COLORADO TEL NO:3035261796 ALPINE VAI.LE. .>CHOOL #343 P02 PAGE f'2 dltK£ //ATr ?i5 Chu] ~s His- Harmony Fellowship Free Will Baptist Church 4501 Parfet Street When Ridge CO 80033 7-_ Alpine Valley School 14350 West 32nd Avenue Golden, Colorado 80401 • voice: 303.271.0525 • fax: 303.279.3690 January 14, 2000 Rev. Charles Harris Harmony Fellowship Free Will Baptist Church 4501 Parfet Street Wheat Ridge, Colorado 80033 Dear Rev. Harris: We are writing to let you know we will be holding a public neighborhood meeting on Wednesday, January 26, 2000 at 7 pm at the Harmony Fellowship Free Will Baptist Church, 4501 Parfet Street, Wheat Ridge, Colorado, concerning the possibility of buying the church for our small private school. This neighborhood meeting is a requirement of the conditional use permit process that is required to allow a private school in an R-2 zone district. Alpine Valley School has been leasing space from the Jefferson Unitarian Church in Golden for the past three years. We currently have 20 students ranging in age from 5 to 18 and our school is open from 8 am to 5:30 pm. Since we are a Sudbury school, the children's schedules are flexible - dropoff and pickup times will be staggered during the day. Since our school has been in a residential area, we are very aware of being responsible and respectful neighbors and have had a positive relationship with those people around us. In order to better fit our needs, we plan some renovations over time, such as redoing the parking lot, landscaping, putting up a fence and painting the building. If you would like to know more about us prior to this meeting, please call me at the above number, or e-mail us at alpineval@aol.com. We look forward to meeting you. Sincerely, Larry Welshon AVS President Gilbert & Felix Romero Dorothy Wyman Mary Lou Romero 10805 West 44th Avenue 4500 Parfet Street 4475 Pierson Street Wheat Ridge, Colorado 80033 Wheat Ridge, Colorado 80033 Wheat Ridge, Colorado 80033 Virginia Rose & Carolyn Special Development, LLC A.J. Reasoner Holzschuh 11045 West 44th Avenue 4375 Pierson Street 10850 West 45th Avenue Wheat Ridge, Colorado 80033 Wheat Ridge, Colorado 80033 Wheat Ridge, Colorado 80033 Scott & Joan Dalton John & Richard Obialero Dale & Mary Thrash 4444 Parfet Street 10240 West Montgomery 10940 West 44th Place Wheat Ridge, Colorado 80033 Avenue Wheat Ridge, Colorado 80033 Wheat Ridge, Colorado 80127 Margarette Fisher Lester & Bernice Williams C. Deorio Investment, LLC 4350 Pierson Street 4593 Parfet Street 4595 Parfet Street Wheat Ridge, Colorado 80033 Wheat Ridge, Colorado 80033 Wheat Ridge, Colorado 80033 Patricia Marquez Kevin Kubasta Craig Barry 4485 Pierson Street 3595 Moore Street 6829 Xenon Street Wheat Ridge, Colorado 80033 Wheat Ridge, Colorado 80033 Arvada, Colorado 80004 W. R. Schmidt Indalesio & Odila Trujillo Auto Reflections, Inc. 10830 West 44th Avenue 10991 West 44th Avenue 11114 West 44th Avenue Wheat Ridge, Colorado 80033 Wheat Ridge, Colorado 80033 Wheat Ridge, Colorado 80033 Richard & Diane Devries Jackie & Jeanette Atkinson Douglas & Katie Neely 4300 Parfet Street 7307 South Platte Canyon Road 7012 Quail Street Wheat Ridge, Colorado 80033 Littleton, Colorado 80128 Arvada, Colorado 80004 Ruby Blagdon David Butler Minshall Family Ltd. Parnership 4435 Pierson St. 8901 W. 51st Ave. 11650 W. 38th Pl. Wheat Ridge, Colorado 80033 Arvada, Colorado 80002 Wheat Ridge, Colorado 80033 Maria Dolores Lopez Frederick & Susanne Allen School District R-1 10921 W. 44th Ave. 4730 W. 108th Pl. 1829 Denver West Dr. Wheat Ridge, Colorado 80033 Westminster, Colorado 88030 Golden, Colorado 80401 Thelma Soucy Michael & M. Patricia Krupa Dick & Charlene Morishige 10821 W. 45th Ave. 10860 W. 45th Ave. 3268 Swadley St. Wheat Ridge, Colorado 80033 Wheat Ridge, Colorado 80033 Wheat Ridge, Colorado 80033 Patricia Kelly Betty McCarthy John Crisci 10891 W. 45th Ave. 4570 Teller St. 28926 Summit Ranch Dr. Wheat Ridge, Colorado 80033 Wheat Ridge, Colorado 80033 Golden, Colorado 80401 Chester Holstein 3995 Easley Rd. Golden, Colorado 80403 Robert & Margaret Johnson 4590 Parfet St. Wheat Ridge, Colorado 80033 Betty Mizell 10881 W. 45th Ave. Wheat Ridge, Colorado 80033 Mary Rita Minnellono 10841 W. 45th Ave. Wheat Ridge, Colorado 80033 Sam Covington 10840 W. 45th Ave. Wheat Ridge, Colorado 80033 Chester Holstein 10911 W. 44th Pl. Wheat Ridge, Colorado 80033 Pierson Group Ltd. 13847 W. 22nd Ave. Golden, Colorado 80403 Barbara Jo Newman 4430 Pierson St. Wheat Ridge, Colorado 80033 Beverly Ward 7281 Meadow View Parker, Colorado 80134 Bill & Barbara McCook 160 Forest St. Denver, Colorado 80220 Garry & Louise Gallegos 10801 W. 45th Ave. Wheat Ridge, Colorado 80033 Katherine Lodge 10798 W. 46th Ave. Wheat Ridge, Colorado 80033 Richard Schroeder 5717 McIntyre St. Golden, Colorado 80403 EJ Iacovetta 7472 Routt Lane Arvada, Colorado 80005 French Robert & Judy Ann Martin 4485 Parfet St. Wheat Ridge, Colorado 80033 Kevin Kubasta 18299 W. 60th Ave. Golden, Colorado 80403 John & Patricia Dwyer 4365 Pierson St. Wheat Ridge, Colorado 80033 Debbra & Darrell Beer 10890 W. 45th Ave. Wheat Ridge, Colorado 80033 Daniel & Evelyn Thorn 2293 Allison St. Lakewood, Colorado 80215 Herbert Alexander 4361 Oak St. Wheat Ridge, Colorado 80033 Leland Fedel 4480 Pierson St. Wheat Ridge, Colorado 80033 Clay & Claudia Worth 4650 Oak St. Wheat Ridge, Colorado 80033 Pumps, hic. 11072 W. 44th Ave. Wheat Ridge, Colorado 80033 Janice Womac 4495 Pierson St. Wheat Ridge, Colorado 80033 Kenneth & Ellen James Erich Hauert Georgia Hoyer 6600 S. Yarrow St. 4592 Parfet St. 4420 Pierson St. Littleton, Colorado 80123 Wheat Ridge, Colorado 80033 Wheat Ridge, Colorado 80033 Michael Regrut William & Beverly James Edward & Pat Perez 4440 Parfet St. 24877 Walnut St. #206 RR 1, Box 187 Wheat Ridge, Colorado 80033 Newhall, California 91321 Robstown, Texas 78380 Dale & Shirlene Mekelburg Barbara May 4596 Parfet St. 10820 W. 45th Ave. Wheat Ridge, Colorado 80033 Wheat Ridge, Colorado 80033 01/01/1995 00:07 303-279-3690 ALPINE VALLEY SCHOOL PAGE 01 Alpine Valley School 14350 West 32nd Ave Golden CO 80401 a voice: 303-271-0525 9 fax: 303-279-3690 January 4, 2000 Meredith City of Wheat Ridge fax number: 303-235-2857 Hello Meredith: Please find attached the two parking plans for the Parfet Street property. I would greatly appreciate it if you would review these and give me your feedback today. You can call me at home at 303-239-9303 or 303-237-2872. If you want to fax something back to the school, give them a call so they can set up the fax machine. Thank you, Larry Welshon Alpine Valley School e kA/ 0l/ /lyyJ UU:U/ joi-219-3690 RE4uat(C 6'awseR 04EAIL Res. - - 1 1 d&~ J-0 qA >GA CG~ . ~p ~i T 44/6 F ~ J V V ALPINE VALLEY SCHOOL a M bo'b" lev. 4e1~ ry^YG I1 j~1 Y 1 C n I 1f' L" c ~ w/E•.r~ L t 1 a►'x 9' Cgy,1{y pKM511oFT eF u.p) 43RK1,76 yPA[C 'PA4.PE f yL1G. T. .--Ib17 PAGE 02 cc6~ 11 A Z ~OUJ ~PARkING ~N r•TbV yf v • a, d y3'9"Sr r, ~ , zjp Sv' X 1 F= b,y46.5"5F 'PL^-fAVEA SPAS ~ G~O,LFv IY~b4✓S° A4LA7 A N M -1417 W rj0~ NORLN £ CATnox) 133'7"x td6' ❑ ° 3' to SCA~.c 01/ 1/1995 00:03 303-279-3690 ALPINE VALLEY SCHOOL *-MIS 'PLAM AUOwS 'Faz 160 toTUdf,Jk.S Aura N"rW. AbE 41aftua CAMMAW.°ILS Wne'5A'A•D ON PeCCpa7wOes CJRRf.+C~Y lt"f4 60..14 d . G 6' WUN74 Euwm1tGOUmFD A1fA IVA } T - - - 1!7 - 4S { { WHEAT xlaa¢ 'Reaulte5 00 PAIWA* 6P4CRj,- 7dt7 { ~4 °C .nua Out AA AM$AP ACUM. 1FACe ~ 1 M13 P140 M} JJW%J N+.WC0, OuC ~ My L1JteetrW m i J lot's* e Y' O b s'/' et 1 1r ~nw V' S A w V PAVX14b StWn Wb' •Q' SUM PAGE 02 4 / 2J.a QI-WAY P~ PLA,N P4~,Y5PACE RR - ALFAS Ai 4- 7,0'51'4'• S. F. ALrws JyD,~,9. 10, 654' f's.r. A= 1° W 6.3T ro:;,i, s f\1~-µent>A r Aft C AMPCaxl 7-x ldb' ❑ - 3' 3cntE More Information About Sudbury Model Education Alpine Valley School is modeled after Sudbury Valley School in Massa- chusetts, which has been in continuous operation since 1968. The Sudbury model of education has proven effective for hun- dreds of students at Sudbury Valley and the twenty other schools based on the philosophy. AVS offers a wealth of information about the Sudbury model, includ- ing the experiences of Sudbury Valley students after graduation. We have books available for purchase, free pamphlets and a website. Books Available for Purchase Free At Last The Sudbury Valley School Experience Kingdom of Childhood "And Now for Something Completely Different Education in America A New Look at Schools Legacy of Trust Reflections on the Sudbury Model Pamphlets Free Upon Request "Learning Without Coercion" "A Comparison of AVS to Other Schools" "Can You Trust Your Gifted Child to Learn?" "How Alpine Valley School is Governed" "Basics About Enrolling in AVS" www.alpineval.org The AVS website offers descriptions of our school, Sudbury model schooling and links to other schools like ours. General Information Enrollment: We accept students ages 5 to 19 at any time throughout the school year. Hours: The doors open at 8 a.m. and close at 5 p.m. Students may attend between five and nine hours per day and may arrive and leave at times convenient to the family. Location: From metro Denver, take I-70 to exit 264 (Youngfield/32nd Avenue). Turn west on 32nd Avenue and continue about a mile - AVS is on the left, behind Jefferson Unitarian Church. From Boulder, take Colo. Hwy. 93 south. At the intersection of Hwys 93, 58 and 6, turn left (west) onto 58. After almost 4 miles, exit at MacIntyre and turn right (south) onto Maclntyre. After half a mile turn left (east) onto 32nd Ave. AVS is about a mile on the right, behind Jefferson Unitarian Church. Tuition: 1999-2000 tuition is $3500. Discounts are available for multiple students from the same family. Students under seven years of age are eligible for part-time student status. Calendar: First day of school Thanksgiving break Thesis Proposal Due (for June Diplomas) Winter break Presidents' Day Spring break Sudbury Day Thesis Draft Deadline Memorial Day Last day of school September 7,1999 November 24 - 26, 1999 December 9, 1999 December 20 - January 3 February 21, 2000 March 20 - 24, 2000 April 21, 2000 May 11, 2000 May 29, 2000 June 9, 2000 We welcome cultural, religious, and racial diversity. We do not discriminate on the basis of race, color, sexual orientation, gender, religion, or national or ethnic origins. W& Alpine Valley School 14350 West 32nd Avenue Golden, Colorado 80401 303-271-0525 http://www.alpineval.org An Introduction to Alpine Valley School COLORADO'S FIRST SUDBURY SCHOOL A Place of Freedom, Respect and Responsibility Pursue Your Passion! Children today must prepare themselves for a world full of change. Creativity, initiative, perseverance, adaptability, the ability to work with others - these are some of the most valuable tools they can take into adulthood. These are precisely the skills and qualities that are fostered at AVS. With the freedom to direct their own lives, students at Alpine Valley School enjoy unparalleled opportu- nities for self-discovery, growth and satisfaction. 0:; 0 a x w Discovery, Learning & Self Determination Freedom is at the heart of the school; it belongs to all as their inherent right. Here students ages 5 to 19 determine what they will do, as well as when, how, and where they will do it. The aim of our school is to provide a setting in which students are independent, trusted and responsible. All activities at Alpine Valley School are initiated and pursued by individual students based on their own interests and desires. Each student chooses whether to play, converse, dream, or study. Students may par- ticipate in one or several activities for a day, a week, a month, or more. They may focus on personal interests or school management. The students make their own decisions. At AVS, students find a wealth of resources, the most important of which is time. Time to think, create, investigate, socialize, reflect, practice - in short, time to pursue their lives. Through interaction with peo- ple of all ages, interests, and aptitudes, students can learn to appreciate diversity and discover infinite possibilities for themselves. The staff at Alpine Valley serve as role models and resources, helping students find answers rather than providing answers for them. With the help of inter- ested students, staff members handle administrative tasks and maintain the respectful culture of the school. Why Choose Alpine Valley School? Because AVS offers an environment uniquely suited for children to: • explore • communicate effectively • be creative • experience community • exercise judgment • be themselves • identify and attain goals • develop self-discipline • become independent • be happy and self-confident Life After AVS After leaving Sudbury schools, graduates continue pursuing their dreams, with a remarkable number becoming entrepreneurs. Many have gone on to higher education and received degrees from colleges and universities including Harvard, Yale, Boston Univer- sity, Columbia University, University of Colorado, and University of Denver. From Legacy of Trust Life After the Sudbury Valley School Experience, Sudbury Valley School Press "...this delicate little plant, aside from stimulation, stands mainly in need of freedom; without this it goes to wrack and ruin without fail. It is a very grave mistake to think that the enjoyment of seeing and searching can be promoted by means of coercion and a sense of duty." - Albert Einstein Students & Staff though, was arithmetic for reckon- ing. They wanted to know how tc use the tools. 1 finally found a book perfectly suited to the job: a math primer written in 1898. Small and thick, it was brimming with thousands of exercises designed to train young minds to perform the basic opera- tions accurately and swiftly. Class began on time. That was part of the deal. "You say you are serious?" 1 had asked, challenging them. "Then I expect to. see you in the room on time-tLQ0 am sharp, every Tuesday and Thursday. If you are five minutes late, no class. If you blow two classes, no more teach- ing." "It's a deal," they said, with glints of pleasure in their eyes. Basic addition took two classes. They learned to add everything -long thin columns, short fat columns, and long fat columns. They did dozens of exercises. Subtraction took another two classes. We might have done it in one, but "borrow- ing" needed some additional expla- nation. On to multiplication, and the tables. Everyone was expected to memorize the tables, and each per- son was quizzed again and again in class. Then the rules. Then the prac- tice. Sailing along, mastering the techniques and the algorithms, the children could feel the material entering their bones. Hundreds and hundreds of exercises, class quizzes, and oral tests pounded the material into their heads. Still they continued to come- every one of them. They came at 11:00 sharp, stayed half an hour, and left with homework. They returned to class with all the homework done.. Every single student. The 12 year olds and the 9 year olds, the lions and the lambs, sat peacefully together in harmonious coopera- tion-no teasing, no shame. They helped each other when -necessary.. and kept the class moving. Division-long division. Fractions. Decimals. Percentages. Square roots. Within 20 weeks-a total of 20 con- tact hours-they had covered it all. Six years' worth. Every student knew the material cold, and we cele- brated the end of the classes with a rousing party. I should have been prepared for this miracle, but I wasn't. The fol- lowing week, I talked to Alan White, a long=time elementary math specialist in the public schools who knew all the latest and best peda- gogical methods. When I told him the story of my class, lie was not surprised. "Why not?" I asked, amazed at his response and still reeling from the pace and thorough- ness of it all. "Because everyone knows that the subject matter itself isn't that hard," lie replied. "What's hard-virtually impossible-is beating it into the heads of youngsters who hate every step. The only way we have a ghost of a chance is to hammer away at the stuff, bit by bit, every day for years. Even then, it doesn't work. Most sixth graders are mathematical illiterates. Give me a kid who roans to learn the stuff-well, 20 hours or so makes sense." I guess it dues. Arithmetic has never taken much more than that in the years since. When children are not forced, pushed, urged, cajoled, or bribed into learning the basics, they bring to the task a desire to learn. Along with readiness and desire, they bring a certain aptitude, an appreciation of what is involved, personal insights, and meaningful observations. At Sudbury Valley, we have no dyslexia, and none of our graduates are either real or functional illiter- ates. Some 8 year olds are, some 10 year olds are, and an occasional 12 year old is; but by the time the chil- dren leave, they are all literate. No one who meets our older students would be able to guess the age at which they first learned to read, write, and compute. And even if someone could, why should it matter? Daniel Greenberg (55) is an author and one of the founders of The Sudbury Valley School. He and his mifc, Hanna, have helped guide the school's philoso- phy and direction since its fnceptimrin .7968.. Their children are, .Michael_(28), Talya (26), and David (18). An earlier article by Daniel Green- berg, "Sudbury Valley School: A School for Equals," appeared in Motln•rfrrg, no. 40 (Summer 1986). His books include Free at Last and A New Look at Schools. These and other publications of The Sudbury Valley School Press, including The Sudberry Valley School Experience, can be obtained by writing to 2 Winch Street, Framingham, MA 0170E Alpine Valley School 14350 West 32"d Avenue Golden, Colorado 80401 For more information on the Sudbury model, contact us. www.alpineval.org 303-271-0525 Alpine Valley School www.alpineval.org 303-271-0525 Alpine Valley School, located in West Metro Denver, is based on the Sudbury model of education. n over two decades, not a single case of dyslexia has developed at The Sudbury Valley School. No one knows exactly why. Al- though dyslexia. is-considered an impaired ability to comprehend written language, its cause, its nature, and even its existence as a true functional disorder are matters of great dispute. Nevertheless, based on research findings-some of which show that as much as 20 percent of the population is affect- ed by dyslexia-one would expect to find some measure of this alleged disorder in an educational setting. ..But we have never seen it at Sudbury Valley. It just might be because we have never "made" any- one learn how to read. In fact, we have never made anyone learn any of the basics. The Sudbury Valley School, in Framingham, Massachusetts, is known for its noncoercive environ- ment. The school is democratically run, and each of the 140 day stu- dents, ranging in age from 4 to 19, initiates his or her own activities. How do children learn the three Rs in such a setting? What if they choose to play all day instead? Parents and educators question this noncoercive approach, but the fact remains that the children learn not because they are pushed to do so but because they are inwardly driv- en to conquer the unknown, to understand. A Noncoercive Approach to Reading Reading puts us hard to the test. As with everything else, we let the initiative come from the child, with no prompting from the teachers. No one says, "Learn to read now!" No one asks, "Wouldn't you like to learn to read now?" No one sug- gests, "Don't you think it would be a good idea if you learned to read now?" And no one offers, with feigned excitement, "Wouldn't it be fun to read?" Our credo is "Wait for . the student to take the first step." 102 Originally published in Mothering magazine. Issue 958, Winter 1991. Subscriptions $13.9$. (8110)984-81IE At Sudbury Valley, we have no dyslexia, and none of ourgraduates are either real orfunctional illiterates. As parents and teachers, we can easily live up to our belief in nonce- ercion when learning proceeds the way everyone would like it to. We are more challenged when learning takes its own course. In my family, for ;nsti-ce, oar oldest child became interested in reading at the age of five. On his own-and we are not sure just how, because he did not share his methods with us-lie became a reader at six. No problem. Everything "worked" just fine. Then came our daughter, two and a half years younger. My wife and I waited for her to express an interest in reading-to request that we teach her to read, or help her teach herself to do so. We waited. And waited. And waited. That she did not read at six was-fine, as far.as the world was concerned. That she did not read at seven was not so hot in some people's eyes. Grandparents, friends, and our adult acquaintances began to feel uneasy and started dropping subtle hints. That she did not read at eight cre- ated a scandal among family and friends. We were seen as delinquent parents. The school? Well, it could hardly be a proper school if it allow- ed eight year olds to be illiterate and did not. take remedial action. At school, no one seemed to no- tice. Most of our daughter's eight- year-old friends could read. Some could not. She, herself, did not care. Her days at school were busy and happy. At nine, she decided that she want- ed to read. She asked us to read to her for long periods of time; and while one of us read, she watched carefully, book after book, until she had the words memorized and could recognize them. By nine and a half, she could read anything. Thorough and quick mastery is typical of children who are given the freedom to read when they are ready to read, and not a minute ear- lier. At Sudbury Valley, some chil- dren read early, and some read late. Everyone.reads eventually.. Some. of the late readers become bookworms. Some of the early readers master the skill and then rarely crack a book. We have no reading textbooks at school-no first, second, or third grade primers. We figure that the modern child, streetwise and often nurtured on TV, would find these elementary readers simpleminded, boring, and irrelevant. Certainly, they would not be the sort of thing a child would pick up to read for plea- sure. As a matter of fact, no one at school bothers much about reading, and only a few children seek help once they have decided to learn. As it turns out, each child has a preferred method. Some learn by being read to, memorizing the sto- ries, and ultimately reading them. Others learn from cereal box inscrip- tions, or board game instructions, or street signs. Still others teach them- selves letter sounds, or syllables, or whole words. To be honest, we do not know how they do it, and rarely can they tell us. One day, I asked a child who had just become a reader, ")-low did you learn to read?" His answer: "It was easy. I learned in. I learned out. And then I knew how to read." Learning how to read is much like learning how to speak. Infants are surrounded by the world of speech, the world of human communication. At some point they want more than anything to master that world. Try to stop them! A child's struggle to learn how to speak is an epic of determination and persistence. Fortunately, society does not insist that children attend speaking classes. Of course, if one year olds went to school, there probably mould be speaking classes, together with a full panoply of newly discovered "speak- Mothering, Winter 1991 103 ing disorders," As it is now, although some children have functional speech disorders that require treat- ment, the overwhelming majority somehow-and no one knows how -teach themselves to talk. So it is with reading. Left to their own devices, children see for them- selves that the written word is a magic key to knowledge. When curiosity leads them toward that key, they go after it with great gusto. And they find that, compared with the earlier task of learning how to speak, reading is a breeze. This is partly because they are older and more experienced in learning new things. They know what language is, how it works, and what the words mean. The child who is ready to read will point the way toward the best method and will choose the best people to help. Teaching such a child to read takes very little time and effort, no expertise, and a little bit of patience Parents and teachers need only remember not to be anx- ious and not to push. Writing Many children want not only to write, but to write nicely. For them, it is a matter of aesthetics. So they go to someone to learn the art of writing nicely, much as they would go to someone to learn the art of painting or embroidery. The idea of writing as an aesthetic skill can lead to some odd percep- tions. It is not unusual to see young children spending hours forming pretty script; but it is peculiar to think that half of these scribes do not know how to read what they are writing! "Why are you learning cal- ligraphy if you cannot read?" I have often asked. "Because it's pretty," is the inevitable reply. Some children pursue the art of handwriting and eventually learn to 104 _ w~rw t r' ~~~)i Fpys 1 . read by decoding their own mes- sages. In such instances, the art of writing transfers easily into the skill of writing. Other children who learn handwriting as an art eventually move on to something else and leave the art of writing behind. A few years later, when they learn flow to read, they learn how to write all over again. When a child expresses interest in writing, the adult's primary role is to respond to the precise level of curiosity expressed and to help until the child is ready to do something else. Writing is one area in which we can allow children to guide us and not-worry-about teaching them the "wrong" things. 'Rithmetic We were partway into the opening year of school. Sitting before me were a dozen boys and girls between the ages of 9 and 12. A week earlier, they had asked me to teach them arith- metic. They wanted to learn to add, subtract, multiply, divide, and all the rest. "You don't really want to do .this," I suggested, when they first approached me. "We do..We are sure we do," was their answer. "You don't really," I persisted. "Your neighborhood friends, your parents, or your relatives might want you to, but you would probably much rather be playing or doing some- thing else." "We know what we want, and we want to learn arith- metic. Teach us, and we'll prove it. We'll work as hard as we can." I knew that it took six years to teach arithmetic in traditional schools, and I was sure my students' interest would flag after a few months. But I had to yield to their request. They had pressed hard, and I was cornered. My biggest problem was finding a textbook to use as a guide. I had been involved in developing the "new math;' and 1 had come to hate its pretensions and abstruseness. We academicians of the Kennedy post- sputnik era had been filled with the beauty of abstract logic, set theory, number theory, and other exotic mathematical games. (Had we set out to design an agricultural course for farmers, we would have begun with organic chemistry, genetics, and microbiology. Luckily, for the world's hungry people, we were not asked!).What my students wanted, 4 independence within the family. In the environment of Alpine Valley School, children face direct personal responsibility for their actions, without the emotional baggage that family-based accountability can sometimes carry. In addition, children are more able to develop some important social shills in a democratic school the ability to tolerate diversity of opinion, to speak out against inappropriate behavior, and to develop and carry out group projects, for example. In most homeschooling families, the parent sees him or herself as ultimately responsible for the child's education, while at Alpine Valley School, that responsibility rests squarely with the child. ...STUDENT GOVERNMENTS IN TRADITIONAL SCHOOLS School Meetings at Alpine Valley School are similar to student governments only in that they are composed of students. But the School Meeting is a participatory democracy, where every student and staff member has the option of a direct vote in every decision made. Student governments are representative students are chosen to represent the larger student body. More importantly, student governments are hardly ever given real power over substantive issues. Elected positions serve primarily as symbols of status, popularity, and "leadership potential" for college admissions purposes. The School Meeting decides who will be staff each year, how tuition will be spent, what each and every rule of the school will be, and who will be suspended or expelled for violation of those rules. Staff members are involved on an equal footing, arguing their positions with gusto. But they are also equally bound to the rules of the school. As a free majority, students experience real control over their lives at school, and real consequences if they fail to meet the responsibilities such control requires of them. That hind of government brings a community identity and sense of individual empowerment no token school government could hope to achieve. Alpine Valley School is modeled after the Sudbury Valley School. For more information, call 303-237-2872. THIS WAS ORIGINALLY WRITTEN BY ROMEY PITTMAN, A FOUNDER OF FAIRHAVEN SCHOOL, A SUDBURY MODEL SCHOOL OPENING IN 1998. FOR MORE INFORMATION ABOUT SUDBURY VALLEY SCHOOL AND ITS PHILOSOPHY, WRITE TO THE SCHOOL AT 2 WINCH ST., FRAMINGHAM, MA 01701. A Comparison Of Alpine Valley School to Other Schools "OK, SO YOU'RE SORT OF LIKE..." After hearing a short explanation of our school's philosophy, many people understandably try to link it with something already familiar to them. The most frequently mentioned "so-you're-sort-of-lilies" are listed below. We have tried to be fair, but clear, in distinguishing ourselves from other models of schooling. However, all the subtleties of these educational models are not laid out and comparisons are not made from every angle. We hope that the explanations below serve to clarify what the our school is really about, and what it is not. A MONTESSORI SCHOOL? There are some ways in which we are similar to the Montessori approach. Children in both settings are allowed more freedom to maize decisions about what interests them and how to pace themselves than in most other schools. Both models also hold the basic assumption that children are naturally curious and don't need to be forced to learn. But Montessori children may choose only between the specific options presented by the teacher, not from the full array of activities which life itself presents. Montessori educators believe that all children learn according to specific patterns and sequences. They base classroom activities on the model's assumptions about what is "developmentally appropriate" for each age group, and restrict access to certain activities if earlier activities in the preplanned sequence have not been completed. Alpine Valley School makes no assumptions about how individual children will learn at any age. There is no expectation that one learn multiplication before negative numbers or how to draw a circle before a square. Interest is the only criterion for engaging in any activity, and satisfaction the only evaluation of success. ...A WALDORF SCHOOL? Like Waldorf schools, we care about the whole child. We are not only interested in academic success, but in the happiness and full human potential of each individual. Like Waldorf schools, we do not push children to read early, as traditional schools do. 2 We both value play, "deep" (intensely involved) play, in particular, as crucial to the development of children's mental, physical, emotional, and spiritual selves, indeed as the fundamental "work" of children. We both respect the intuitive wisdom of children, and take their world views and interests quite seriously. But Alpine Valley School espouses no particular path of spiritual or emotional growth. Rather than listening to children in order to better guide them, we listen to them to respond to their self-determined needs. unlike Waldorf education, we have no predetermined curriculum. We trust children to maize their own mistakes, work through their own problems, and come to their own solutions, with help, when it's needed, but without the assumption that we know the best outcome. Waldorf educators endeavor to move children, and society in general, in a particular direction, and seek to set up an environment which fosters such social transformation. By contrast, we seek to create an environment where children can recognize and pursue their own agenda. Children and adults together assess and modify the culture of the school through the School Meeting. The democratic process in our school can be loud and contentious; it involves special interest groups politicizing, voters malting judgments, defendants being sentenced. It is "real" and not necessarily "enlightened" (although always respectful). Alpine Valley School simply aims to give children access to the full complexity of life, and the curiosity, confidence, and competence to participate in and perhaps to change society according to their own interests, experience, knowledge, and goals. A PROGRESSIVE SCHOOL? Alpine Valley School believes, as progressive school reformers do, that traditional schooling is not working. Both identify authoritarian teaching and administration as problems, and seek to reduce the stresses students experience in being coerced into learning and evaluated by "objective" testing. But our school also rejects the notion that the alternative to authoritarianism is permissiveness hind teachers giving kids second and third chances to shape up, trying to prevent any unhappiness, and bending over backwards to "maize learning fun," getting children to learn without them noticing they are learning. When kids are treated permissively they do not learn personal responsibility for their actions. Adults in progressive schools are still retaining the authority to grant or deny that second chance, to step in to resolve disputes, to establish the rules of conduct in their schools. There can be an illusion of freedom or democratic decision-malting in progressive school, but if kids matte poor decisions, adults always retain the power to step in and solve the problem for them. In the context of learning, progressive schools often try to have the curriculum follow students' interests. But the effect of teaching to a child's interests is like a parent waiting for a child to open her mouth to speak before popping in the medicine the parent wants to give her. Children who show an interest playing "Cowboys and Indians" for a few hours, might be subject to six weeks worth of projects about Native Americans, regardless of whether their interest is sustained or not. The child administered medicine in such a manner may learn never to open her mouth around a parent with a spoon; the student administered education in such a manner may learn not to show interest, at least in school. Learning something new can be hard work, and children are quite capable of hard work when they are working on something they want to do. When a student has a serious interest, there is no stopping her, and "malting it fun" is often an intolerable distraction. When a student has an interest, we believe she should be allowed to pursue it only as far as she feels necessary. She may return to an important idea later, to deepen her interest, but forcing or manipulating her to deepen it will only serve to lessen her curiosity and sense of self-determination. Some progressive schools offer an array of courses, but do not require attendance. Sudbury schools do not have standard offerings, because learning to pursue one's own agenda can be challenging, sometimes painful, sometimes boring. We think boredom is a valuable opportunity to maize discoveries about one's self. It is often easier to sit in classes, be entertained (maybe not as well as TV entertains, but still better than nothing), and avoid parental pressure, than it is to schedule one's own life, wrestle with one's own questions, learn how to seek the answers, and master one's own destiny. HOMESCHOOLING? There is a particular philosophy of homeschooling, often referred to as "unschoohng," which shares many similarities with the Sudbury model. John Holt was its best known proponent, and his writings have been invaluable to us in helping to explain just how learning can happen without teaching, and why on earth a cbild might choose to learn arithmetic or some other supposedly dreadful subject. Unschoolers believe, as we do, that children are born curious about the world and eager to succeed in life and that kids learn best through experience and experimentation rather than by being told how and what to think. In the words of John Holt: "Real learning is a process of discovery, and if we want it to happen, we must create the kinds of conditions in which discoveries are made... They include time, freedom, and a lack of pressure." But unschoolers, for the most part, see the family environment as the best place for children to grow, while Alpine Valley School believes that, as the African proverb states, "It takes a village to raise a child." Children and parents have complex relationships and interdependencies which maize it harder for children to discover true ND LSE CASE PROCESSING APPLICATION oLA A Planning and Development Department 7500 West 29th Avenue, Wheat Ridge, CO 80033 °otoRPO° Phone(303)235-2846 °oto~ao° (Please print or type all informations ApplicanALpine__Valley School Address 14350 W. 32nd Ave. Phone 271-0525 llty Golden, Colorado 80401 Harmony FelloTTship Free Wil Owner Baptist Church Address 4501 Parfet Street Phone - City Wheat Ridge 80033 Location of request (address) 4501 Parfet St. Wheat Ridge, CO 80033 Type of action requested (check one or more of the actions listed below which pertain to your request.) ❑ Change of zone or zone conditions ❑ Variance / Waiver ❑ Site development plan approval ❑ Nonconforming use change ❑ Special Use Permit ❑ Flood plain special exception FX Conditional Use Permit ❑ Interpretation of Code Temporary Use, Buildings, Signs ❑ Lot line Adjustment ❑ Minor Subdivision (5 lots or less) ❑ Planned Building Group ❑ Subdivision (More than 5 lots) ❑ Street Vacation ❑ Preliminary ❑ Final ❑ Other: Detailed description of the request: Conditional TJqP Permit and to allow f or lot size variance for a private, non-profit school. Fill out the following information to the best of your knowledge. Current Zoning: Size of Lot (acres or square footage): -66 ;~rrps Current use: Church Proposed use: - Assessors Parcel Number: 39-212-00-037 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 person s listed above, without whose consent the equested action cannot lawfully be accomplished. Applicants other than owners er w hich approved of this action on his behalf. must submit power-of-a a ney fro Signature of Applicant mad4 Quo Subscribed orn to rye this day of ~y6 , fJ- notary Public My commission expires Date received Receipt No. ~ Case No. M Quarter Section ap Related Case No. Zoning R<cerded at o'clock .,.....,....M., 1. 7,w rs This Deed. Made this G. it.., of 9A" 19 89 between THE COLORADO UISTRICT CHURCH OF -THE !AZARENE, a Nan-Profit Colorado Corporation a corporation dub ortivuhiod and existing under and by vlrwt of like laws of the Suit of Colorado of the first part and FIRST FREE WILL BAPTIST CHURCH, a Colorado Non-Profit COTWJ clot 4501 Pa fat, Wheatr,age Cg BO433 a co .,I an duly organum and extetmg pager and Cy vrr oe of the laws of the note of Colorado of the scwnd port: DOC FEE $22.50 as m ~4 c N WITNESSETH. That the said party of the first part, for and in consideration of the sum of TWO HUNDRED TWENTY-FIVE THOUSAND AND 00/100----------------- DOLLARS to the said party of the first part in hand paid by the said party of the second part, the receipt whereof is hereby wnf,mcd and acknowledged, hall, granted, bargained, sold and conveyed, and by lhcit presents does grant, bargain, aril, convq and confirm, unto the said parer of the srcmd pan, is Succcmom and assigns forever, all the following described or parcel of land, situate. Bing and being in the County of Jeffere and start of Colorado, to-wit: (SEE EXHIBIT "All ATTACHFD HERETO AND BY REFERENCE MADE A PART HEREOF) 6TAd'>;/ ppmgp;'ARd/ FEE/ tl wxpr'l Known and and numbered: 4501 Parfet, M eatridge Cc 80033 TOGETHER, with all and singular the hcfediurnmle and apDurb amee$ thereunto belangmg, or In mywise apptrtalaing, and the revcnirm and reversions, remainder and rcmaiadera, recta, iamta and profits thereof; and alt the entale, right. title, intern!, claim and demand whalsoever of the said party of the f rat poet. citbes In law or tautly. of. in and to the above barealnW prcmiacc, with the brrcditml+ente and appnrtrnancce. TO HAVE AND TO HOLD the sold oremhto above bargained and dnmrbed, with the abourknucn unto the said party of the second part, Ile 5110e1310rs and assign, forever. And the mid THE COLORADO DISTRICT CHURCH OF THE NAZARENE, a Non-Profit Colorado Corporatim party of the fuse part. for itself, its successors and asigns, doth eovrnan grant. bargain and agree to and with the said parry of the second part, its successors and assigns. that at the time of the coaealing and delivery of lhesc pres. ants it is well sefaed of the premises above conveyed, as of good, sure, perfect, absolute and indefineibte edam of inheritance, in law. in fee simple, and hath good right, full power and lawful authority to grant bargain, sell and convoy the came in manner and form aforesaid, and that the same are free and dear from all fanner and ether grants, bargains, sales, Items, taxes, sssnamenta and 'encumbrances of whatever kind or nadwe aoevcr; except general cares for the year 1989 and subsequent years, except easements, rights of way, reservations, rescrictiong and protective covenants of record if any, and the above bargained premises in the quiet and peaceable posaeaim of the said party of the Second part. its am, cellars ono assigns agatnst all and every person or pcr:ons lawfully dabuing or to claim flit whole or any part thereof, the said party of the first part shall and will WARRANT AND FOREVER DEFEND. IN WITNESS WHERSOF, The said party of the first pare hater caused its corporate name to be hereunto evb. scribed by its prcaident and its eorpnrafv seal to be hereunto affixed, attosted by its sbijf F' sal secretary. the day and year first above written. THE COLORADO DISTRICT, CHURCH OF T!}~',1JA E, ntkenr a Nov.Prof it Colorado- g4r iraa` n";.' day of as Pihaldmeind a Non-Profit' Colorado Corporationof 1 a corporation. My notarial en..... eton carpe. 5/29/92 Whits, my I,anil of nsi Ica[. J4T .t, ~ a,ua, n B STATE OF COLORADO, c1TY a ER ,.J......._,......,....._ ............................._.emmly at,. DrNV 'Ihc foregoing inrtrli nnrt wa+ ntknewlrJgrd before me rhi, 19 S'~ ,err J+.'.rrc.i rI. n, sic Tii"e ORAUO Df$TRICT CHURCH OF THE NAZARENE, No. 767. wARRANrr D81t0-i:.,b•.IM,1 w i.,an,lak- RECORDED, IN a COUNTY OF JEFFERSON STATE OF COLORADO RECENTION NO. 09022350 03/'IG/Q7 '1Da40 28. SD d__ti6tl'ON-aria,,-R 1S3M '91S NHlS Ol OOOZ'bl'N~ exxlBlr ^n,. LEGAL DESCRIPTION 1 That Part a!: the East 7.12 of the NW 1/4 of section 21, Townehip 3 t line the Souhnof P69 arfet oS fthe126th P' B3. 25Nfeetesoutheof thee NOTehp line of "id Seaioa 7.7.7 then.. ~.,eat end pora11e1 mitts the art h line of Meat , c Parfet street 1'd1h2 Avnue, r201.7 e or feea,toJ,chee North hllne of r Meet 1 45thhAvenue; thence and . along feet said arch line 201.7 feet more or lees to the Hest lir.¢ of west line 121.2 feet more or 121 Egg Parfet Sereec; thence North along said leas to the Point of Beginning, County of Jefferson, Stars of Colorado. Rfr ,r%ON NO. !D9022350 l L l 'ONE _ 1S3M 'O1S WHE4 O l OOOZ 'bl 'N 1 x m 0 l ww w 0 u w (7 Q C7 F H 0 o 0 I m ~ o O ✓ U C w m ✓ 0 o o N m a N N N m M 4 W m w 4 l 3 m z O H U -H N N g m C 1 H 7 a u m o O C 9 .C N tt z U m rl N w 00 u w O X] H H ow 0 U Z 1r C ¢ j'.. r-1 N W .C m w U j W N C U C r a $ O Z i .-i Ur 3 ❑ v. N f U ° U N N r 0 W m N N o .i N w O N✓ b 7 m 0 R m o o o -A C N o o 0 O •.f m > .-i O Q m ) O. 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WIY -O D y W O ° a m a -t b m C ro N F O m ° 'y Op N"O T pC p O v 9 O m ~ J I F v c t~ ro c M O } ~ N N Y m T m ~ N 49 o myooom Em - ro yea Em a~ `0 adt d~ mE m 1.w1 > 0 an d 0 '+to L- 0 C p p_ ' to VVff y ~ 3 0 o c ~ q p'O TE O Uc0 p - vl T U ~ ' m o 1M4$ uos°ed N N m E a 3 J < = p O N N N ¢=N . ' S Z. UI a) N N p- m N° ✓ 112' m > E O 'D c W 'T m - °<w m p_>o~ro ~Of n 1- 0W° $ E°c~° Facvi Yn r ° iaka c 0c0m gym £91 JL- -A OFFICIAL ZONING MAP WHEAT PIDGE COLORADO MAP ADOPTED: June 15, 1994 Last Revision: April 19, 1999 i` ® AREA REQUIRING SITE PLAN APPROVAL 100-YEAR FLOOD PLAIN (APPROXIMATE LOCATION) ZONE D15TRICT SOUNDRY - PARCEL/LOT 5OJND12Y VE51GNATE5 OWNERSHIP) WATER FEATURE +DENOTES MULYIPLE ADDRE55E5 ~JW 2 uxcrx o so wo vo .oo SCALE 1-400 D9'&Z Nt OF "MW, W MVR.MW - 235-2552 Proposal for the use of 4501 Parfet Street Alpine Valley School 14350 West 32nd Ave Golden CO 80401 Thank you for the opportunity to present to you our preliminary ideas for the use of the church building at 4501 Parfet Street. The school We currently have 18 students and hope to grow slowly to 100 over the course of a few years. It is very possible that we may remain below 50 students and staff members for a number of years. Use of the building We anticipate keeping the interior of the building basically the same. At this time we do not have an interior space diagram. The current layout of the building includes 6 classrooms, one office, one kitchen, two large assembly areas (currently called fellowship hall and sanctuary), and 4 bathrooms. There are several closets within the building as well. It is all on one level. Use of the grounds We would like input on one idea we have thought about for the outside. Currently the bulk of the parking spaces are in a lot on the west side of the building. There are a few in front of the building along the street. We would like to put the parking area totally in front of the building and along the south side of the building. Is this possible? If not, how much can we reduce the size of the parking lot so that we can put in a grassy area/playground? i. In terms of aesthetics, we also would like to know if the following are permitted: a four foot fence around the proposed play area, planting of trees, and signs for the school. Fire Protection I have spoken to a representative of the Arvada Fire Department. He and I have spoken and will speak further on whether or not there are some critical issues. We look forward to meeting you soon. d 3 0 y V% ~jl 3 b 0 J `V 7 lz~z V 3 Case No.: App: Last Name: App: First Name: Owner: Last Name: Owner: First Name: App Address: City, State Zip: App: Phone: Owner Address: - City/State/Zip: Owner Phone: Project Address: Street Name: City/State, Zip:. Case Disposition: Project Planner: File Location: Notes: Follow-Up: „UP0001 Quarter Section Map No.: NW21 (pine Valley School Related Cases: F7~-~ Case History: CUP to allow private Fellowship Free Will chool within A-1 zoning - nd variance to the 1 acre Baptist_Church -1 minimum for - 14350 W 32nd Ave - ~ . . Review Body: ~ olden, CO 80401 303.271-0525 A P N' 39 212 00 037 _501 Parfet Street 2nd Review Body: heat Ridge, CO 80033 j 2nd'Review Date: 303.4233220 Decision-making Body: Planning Commission 501 - Approval/Denial Date: Parfet Street Reso/Ordinance No.: Reckert ctive Conditions of Approval: District: IV Date Received: 1/27/2000 Pre-App Date: ti O~ wHC<~P Wheat Ridge tanning and DevelopmenL: Department _ o PRE-APPLICATION MEETING SUMMARY Date://_?_ q~ 6G ~ fl Q~~c~ COC OR POO Attending Applicant:/ V /I Address/Phone: V 363 - Z3`J- GG~ Attending Owner: wt WL-b-L V Address/Phone: ivu~o C d h-~ Attending Staff: 2e/ ( -may Address or Specific Site Location: WO/ Existing Zoning:' A - i Existing Comp.. Plan: -1-,, Applicant/OwnerPrrel`im~inary Proposal: ~Ce~~,..e~ I ~,.v✓~~ Application(s): Building Permit Only * Zone Change * Site Plan * Minor Subdivision * Major Subdivision * Street Vacation Other Relevant Issues- * Planned Unit Development Variance * /Temporary Use Permit Conditional Use Permit * Special Use Permit * Lot Line Adjustment Planning De part. Public Works' - Building Dept Easements Roads/Transportation . Soils Setbacks ✓ Survey Info. Height Use ✓ Drainage/Erosion - " Height Control Utilities Zoning Flood Plain Fire Access Landscaping Traffic Parking ROW Vacation Signs ROW Dedication Comp Plan Public Improvements 1/ Access Li MEETING SUMMARY AND STAFF RECOMMENDATION S - c Favorable:. - favorable: O C ' ivGr-r . to / -710 Planner's Initials: / Appi cant's 'als: ~~4. *ALTHOUGH STAFF REACTION MAX BE FAVO \ LE AT THE TIME OF PRE-APPLICATICN MEETING, THE FINAL RECOMMENDATION MAX CHANGE DUE TO INFORMATION UNAVAI LE TO THE STAFF OR APPLICANT AT THE PRE-APPLICATION MEETING. e:\planning\forms\preappmt