Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
SUP-98-01
City of Wheat Ridge Planning and Development Department Memorandum TO: FILE: SUP-98-01 FROM: Meredith Reckert SUBJECT: Disposition of Application DATE: August 17, 1998 With the anticipated adoption of ZOA-98-02, revisions to Sections 26-20 (B) and (E); 26-21 (E) and 26-22 (B) concerning counseling and treatment clinics in the RC-1, R-C and C-1 zone districts, this case was closed by staff. The amendments negate the need for a special use permit by the applicant. e Aplanning\fomis\memotemp AGENDA ITEM RECAP QUASI-JUDICIAL Yes No PUBLIC HEARINGS PROC./CEREMONIES BIDS/MOTIONS INFORMATION ONLY AGENDA ITEM TITLE: CITY ADM. MATTERS CITY ATTY. MATTERS LIQUOR HEARINGS PUBLIC COMMENT CASE NO. SUP-98-1 AGENDA ITEM February 23, 1998 Meeting Date ELEC. OFFICIALS MATTERS ORDINANCES FOR 1ST READING ORDINANCES FOR 2ND READING RESOLUTIONS SUMMARY/RECOMMENDATION: Request by Greg Stieger for a special use permit to allow non-residential counseling and treatment at 4243 Harlan Street. ATTACHMENTS: 1) Ordinance 2) 3) BUDGETED ITEM: Yes Fund Dept/Acct # Budgeted Amount , Requested Exepnd.~ Requires Transfer/ Supp. Appropriation No Yes No SUGGESTED MOTION: I move that Council Bill No. be approved on first reading, ordered published, public hearing be set for Monday, , 1998, at 7:00 p.m. in City Council Chambers, Municipal Building and if approved on second reading, take effect 15 days after final publication. INTRODUCED BY COUNCIL MEMBER Council Bill No. Ordinance No. Series of 1998 AN ORDINANCE PROVIDING FOR THE APPROVAL OF A SPECIAL USE PERMIT TO ALLOW NON-RESIDENTIAL COUNSELING AND TREATMENT IN A RESTRICTED-COMMERCIAL ZONE DISTRICT ON LAND LOCATED AT 4243 HARLAN STREET, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO. BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF WHEAT RIDGE, COLORADO,THAT: Section 1. Upon application by Thomas C. Bruhns for approval of a Special Use Permit in Wheat Ridge, Colorado, Case No. SUP-98-1 based on recommendation for approval with conditions from the Wheat Ridge Planning Commission and pursuant to findings made based on testimony and evidence presented at public hearing before the Wheat Ridge City Council, a Special Use Permit to allow an auction house is hereby approved for the following described land: THAT PART OF THE EAST''/z OF THE NORTHEAST'/4 OF THE SOUTHWEST V4 OF SECTION 24, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., DESCRIBED AS FOLLOWS: BEGINNING AT A POINT 30 FEET WEST AND 453 NORTH OF THE SOUTHEAST CORNER OF THE NORTHEAST'/4 OF THE SOUTHWEST 1/4 OF SAID SECTION 24; THENCE WEST 150.0 FEET; THENCE NORTH 75.0 FEET; THENCE EAST 150.0 FEET; THENCE SOUTH 75.0 FEET TO THE POINT OF BEGINNING; EXCEPT THAT PART, IF ANY, LYING WITHIN KAREN SUBDIVISION, AND EXCEPT THE EAST 10 FEET THEREOF BY DEED TO THE COUNTY OF JEFFERSON, STATE OF COLORADO FOR ROAD PURPOSES ONLY. COUNTY OF JEFFERSON, STATE OF COLORADO. 1. The special use permit be issued to the Family Violence Program at 4243 Harlan Street under the ownership and operation of Greg Stieger. 2. No residential treatment be allowed. The applicant may continue to rent the two independent living units in the basement with the proviso that the tenants are not patients of the program. 3. The only sign allowed on the property will have only the address and the initials F.V.P. 4. The City retains the right to require the applicant to hire private security in the future to patrol its own grounds and any parking areas on the office building to the south, if they have made arrangements to use that parking, if there are sufficient problems about loitering and other undesirable behaviors. 5. The applicant must pursue overflow parking on the office building property to the south between the time of this public hearing and the City Council hearing and in the interim, the City should check how crowded the parking lot is in the evening and give a recommendation to the City Council, whether additional parking is or is not needed. Section 3. Vested Property Rights. Approval of this special use does not create a vested property right. This special use is approved subject to the revocation and termination provisions of Ordinance 945, Series of 1993. Section 4. Safety Clause. The City Council hereby finds, determines, and declares that this ordinance is promulgated under the general police power of the City of Wheat Ridge, that it is promulgated for the health, safety, and welfare of the public and that this ordinance is necessary for the preservation of health and safety and for the protection of public convenience and welfare. The City Council further determines that the ordinance bears a rational relation to the proper legislative object sought to be attained. Section 5 Severability. If any clause, sentence, paragraph, or part of this Zoning Code or the application thereof to any person or circumstances shall for any reason be adjusted by a court of competent jurisdiction invalid, such judgment shall not affect application to other persons or circumstances. Section 6 Supersession Clause. If any provision, requirement or standard established by this Ordinance is found to conflict with similar provisions, requirements or standards found elsewhere in the Code of Laws of the City of Wheat Ridge, which are in existence as of the date of adoption of this Ordinance, the provisions, requirements and standards herein shall supersede and prevail. Section 7. This ordinance shall take effect 15 days after final publication. INTRODUCED, READ, AND ADOPTED on first reading by a vote of to on this day of 1998, ordered published in full in a newspaper of general circulation in the City of Wheat Ridge and Public Hearing and consideration on final passage set for , 1998, at 7:00 o'clock p.m., in the Council Chambers, 7500 West 29th Avenue, Wheat Ridge, Colorado. Ordinance No. Page 2 READ, ADOPTED AND ORDERED PUBLISHED on second and final reading by a vote of to , this day of 1998. SIGNED by the Mayor on this day of , 1998. GRETCHEN CERVENY, MAYOR ATTEST: Wanda Sang, City Clerk APPROVED AS TO FORM BY CITY ATTORNEY GERALD DAHL, CITY ATTORNEY Published: 1st Publication: 2nd Publication: Effective Date: Wheat Ridge Transcript Ordinance No. Page 3 CITY OF WHEAT RIDGE PLANNING COMMISSION Minutes of Meeting January 15,1998 1. CALL THE MEETING TO ORDER: The meeting was called to order by Commissioner THOMPSON at 7:30 p.m. on January 15, 1998, in the Council Chambers of the Municipal Building, 7500 West 29 s Avenue, Wheat Ridge, Colorado. 2. ROLL CALL: Members Present: Janice Thompson Ann Brinkman Harry Williams Tom Shockley Nancy Snow Jay Rasplicka Dean Gokey Staff Present: Alan White, Director, Planning & Dev. Meredith Reckert, Senior Planner Barb Fuller, Recording Secretary 3. PLEDGE OF ALLEGIANCE The following is the official set of Planning Commission minutes for the Public Hearing of January 15, 1998. 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. APPROVE THE ORDER OF THE AGENDA Motion by Commissioner WILLIAMS, seconded by Commissioner SNOW to approve the agenda with an amendment by Commissioner BRINKMAN to add an item under New Business. Motion carried 7-0. 5. Minutes Unavailable For Approval 6. PUBLIC FORUM There was no one signed up to speak. 7. PUBLIC HEARING 1. Case No. SUP-98- • application by Greg Stieger for approval of a special use permikallowingnon-residential counseling and treatment in a Restricted- Commercial zoned district located at 4243 Harlan Street. Planning Commission Page 1 01/15/98 Meredith Reckert presented an overview of the case. Described the building in question and gave an overview of the general vicinity in which the business is located. The overview also included slide pictures and aerial slides of the business and its available parking. Ms. Reckert entered into the record the Comprehensive Plan Zoning Ordinance, Case File, Packet Materials and Exhibits. (Accepted by Commissioner THOMPSON.) The property is located within the City of Wheat Ridge, all proper posting and notification requirements were met and therefore the Commission does have jurisdiction to hear the case. Ms. Reckert continued her presentation with definitions of a special use permit, an overview of the previous use of the building in question, and descriptions of the parking and landscaping. Earlier in 1997, building permits were issued to the applicant for remodeling. There were two neighborhood meetings held with regard to the pending special use. Ms. Reckert reviewed the Evaluation Criteria for a special use permit. Most criteria were met. There was concern regarding parking and staff has recommended that the applicant pursue overflow parking at a nearby office building. After further scaling of the available parking lot at the facility in question, there is plus or minus 14 spaces, with 14 being required. Ms. Reckert reviewed all agency referrals and also included information from the Wheat Ridge Police Department. The Police Department reviewed the number of complaints and number/types of calls for the property since the applicant began occupying the building (August 1997). The report included that there had been nothing remarkable to indicate that this type of treatment facility has had an adverse affect on the immediate neighborhood. Ms. Reckert concluded that this special use permit would fill a void in services and provide a public benefit. The criteria used to evaluate a special use permit support the request, a recommendation of Approval was given with a number of conditions. Commissioner SNOW questioned the parking situation, inquiring about how the required parking figure is determined and how 14 spaces were scaled into the areas. Ms. Reckert responded and stated that the rental units in the building would bring the parking space requirement up to 17 (3, for the rental units). Commissioner BRINKMAN questioned how the private security condition would be monitored by the City. Commissioner GOKEY questioned whether there is overflow parking available in the adjacent lot according to a slide shown (that pictured a full lot). Ms. Reckert responded that Code Enforcement would have to be involved in monitoring the building for security. She also responded to Commissioner GOKEY and pointed out that the' 1 majority of the counseling sessions were held at night when other businesses are closed. "'V . Commissioner BRINKMAN questioned the sign and its content. And noted that in the packet it stated that the sign was removed, she noted that there is a large free standing sign in front of the facility. Planning Commission 01/15198 Ms. Reckert responded that the sign content was modified due to neighborhood response. She also noted that the sign and its location were existing when the business was a dentist office and so it meets the code requirements. The attorney for the applicant was sworn in by Commissioner THOMPSON, Evan Lipstein of 12600 West Colfax, Lakewood. Mr. Lipstein began with a couple of formal matters. He pointed out the conflict in the zoning ordinance where "counseling services" are listed as both a "use by right" and a "special use permit". He was informed that night of the procedure available through the Board of Adjustment (BOA) for an interpretation of the ordinance and he noted that he would have rather gone to the BOA first, but that the Planning Commission application had already been filed, therefore they would continue with the special use permit. Commissioner THOMPSON asked for clarification of the rules and procedures for the applicant. Alan White responded that the code does not prohibit the applicant from seeking the interpretation from BOA if turned down by the Commission or the City Council. Discussion continued between Commission members and Staff, regarding the interpretation of the zoning code, and whether it is a "use by right" or a "special use permit". Commissioner THOMPSON questioned Alan White about whether the Commission needed to take a vote about whether to hear the case or send it on to the BOA, or if staff makes the decision. Alan White responded that the applicant is responsible for pursuing an appeal to the decision by the zoning administrator. It is up to the applicant whether this case is continued pending interpretation by the BOA or the Planning Commission could table the item. Commissioner THOMPSON addressed Mr. Lipstein and explained that the Commission wants to ensure that the applicant has proper appeal opportunity. Discussion continued regarding the interpretation of the zoning code and the possibilities available to the applicant. Staff pointed out the possibility of hearing public comment especially with the number of people present to speak, and if the applicant after that wanted to request a continuance pending the BOA in February the City would not pursue any code action due to the fact that the application is in process. Mr. Lipstein commented on the options for his client, whether that is district court, BOA or an approval from Planning Commission and City Council. He asked the Commission for a 5 minute recess to speak with his client about the direction they want to go. A 10-minute recess was granted. Planning Commission 01/15/98 Mr. Lipstein stated that his client wished to proceed with the hearing. He then continued to present an overview of the case including the procedures followed by Greg Stieger to comply with all of the City's requirements. Lipstein noted that the heaviest use of the parking is in the evening. The office hours are 8:00 a.m. to 10:00 p.m., however, most therapy sessions are in the evening. The point was presented that most of the clientele do not drive. There are 10-minute periods of transition time when one session is ending and another is starting that provides for the heaviest traffic times. The center feels that it is appropriate for one or more members of the staff of the clinic to be present to monitor and encourage the clients to leave. Lipstein mentioned that his client does not feel that it is necessary to provide patrolling by private security. The issue of the sign was addressed when neighbors became offended by the name on the sign. This however presented a problem for clients locating the clinic. The clinic replaced the sign with just the initials of the name and a stick figure drawing used as their logo. Mr. Stieger did check with the City about sign regulations and did receive an informal approval, however, if there is a problem with the size, Mr. Stieger will comply. Lipstein asked for consideration for approval from the Commission and pointed out the need that it provides in this area of town. Commissioner SNOW asked for clarification of the stand that the applicant is taking on the need for security. Lipstein responded that it is important to monitor the transition time between therapy sessions with an onsite employee but that his client wishes to avoid the armed, uniformed security guard approach if possible. Commissioner BRINKMAN asked if the applicant has approached anyone about using the parking lot. Lipstein responded that they were unsure if it was appropriate to try to approach someone about the use of the lot before the special use is decided on. Commissioner THOMPSON asked staff what is required at City Council if the condition is made that overflow parking be provided? Staff responded that the parking agreement should be in writing. Greg Stieger of 4243 Harlan Street was swom in. Stieger began by passing out copies of his business brochure. He also presented his background including his degrees, his experience and special licenses that he holds. He explained that the program is heavily involved in community resources (task forces/legislative reviews). He explained the involvement with Jefferson County Schools and the training that his group provides to staff of the school district. His program is heavily involved in the community. He stated that the number one priority in working with violent offenders is victim and community safety. He pointed out that his agency provides a way to monitor violent offenders and thus help to keep victims and the general public safe. Mr. Stieger presented a map, showing the lack of area resources for the type of therapy that his program provides. He also noted, that at this time, his program and facility is the only state certified domestic violence program in the City of Wheat Ridge. Commissioner THOMPSON asked if any of the clinics on the map are in residential areas and whether they provide on-site protection? Mr. Stieger responded that many of the clinics are in residential areas and that policing is not a normal procedure. He stated that in his 12 years experience, he is not aware of any types of violent/criminal activity that has taken place in or near such facilities. In his own program, during the past 10 years he has had no violent incidents. Commissioner BRINKMAN questioned whether any other facility provides gang related therapy. Mr. Stieger responded that to his knowledge, there are no facilities doing any gang intervention other than his. Commissioner WILLIAMS asked about the number of staff working at the facility Mr. Stieger responded that there are 9 staff members at the Harlan clinic due to the volume of clients. Mr. Stieger continued his presentation with demographics of his clientele, the parking situation and the fact that the facility has changed their rules in order to control congestion during transition periods between sessions. The facility issues a policy of rules to each client upon entering the program. He stated that he responds to neighborhood complaints immediately and has attempted to rectify each situation. Mr. Stieger also explained that the sign in front of his business was put up and simply stated the name of the program and that he had no idea that it would be offensive to the public. Once aware of the problem, the sign was changed. Commissioner BRINKMAN asked questions regarding the bus schedules and whether they coincide with the therapy session times and also about the lighting around the building. Stieger responded that yes there are numerous options for routes and times. He also stated that the building is very well lit and that the property is shielded enough by trees and shrubs that the lights are not a problem to the neighborhood. Commissioner BRINKMAN also asked how a participant would flunk the family violence program. Mr. Stieger responded that each client signs a contract with his clinic and they would flunk by violating the contract. They are required to be clean and sober. That is monitored by drug screens, breath tests and Antibuse. They are also required to follow the policy of rules. Commissioner THOMPSON asked about the parking and the renters. Stieger stated that there are 2 to 3 staff members at the facility in the evenings and that only one of the renters owns a vehicle that is parked on the property. Mr. Stieger also informed the Commission that the renters are in no way related to the clinic, they are not clients. Commissioner SNOW reviewed Mr. Stieger's credentials and the licenses held by his clinic. 01/1 Commissioner GOKEY asked how big the client base is and about the potential for growth. Stieger stated that the laws will be greatly changed in the spring of 1998, so it is difficult for him to estimate the growth. He could have a number of competitors. He stated that he treats around 300 people per week, but that his client base is larger than that because of the different types of treatment and the frequency of some compared to others. Mr. Stieger also stated that the majority of his clients are amenable and that they want to get help. He noted that people do not usually spend money for treatment unless they want help and want to change, even if it is court ordered. Mr. Stieger also explained why clients do not act out in certain environments. He also explained why his facility is not the meeting place for drinking and loitering that has been portrayed as. Discussion followed regarding court ordered treatment, the treatment of youth offenders and the types of treatment at each of the Family Violence clinic locations. Commissioner BRINKMAN asked if the neighborhood approached the clinic when it opened about the sign and the clientele. Mr. Stieger said that until the neighborhood meetings he was not approach except by, he believes, a relative of a neighbor about the sign. The following people spoke in favor of the special use permit: Michelle Williams of 6141 Pierson Court. Linda Ault of 1387 Wyoming Street. Liz Faragher of 4243 Harlan. Peggy Guillen of 560 S. Elliot. In general, the comments in favor included assurance that the clients are not dangerous to people at the clinic or in the neighborhoods, they are seeking treatment in order to get help. Sometimes it takes people to show compassion to people that are trying to get help. These comments were made by female staff members of the clinics and each woman stressed the idea that they are not fearful of working with the types of clients that are treated. Commissioner BRINKMAN asked each staff person about the parking situation and if they would oppose parking in the adjacent lot. Each person responded that they do not find parking difficult and that they would not hesitate to park in the adjacent lot if it was needed. The following people spoke in opposition of the special use permit. Lois Phelan (address not given). Mary Knobbe of 7470 Highway 73, Evergreen. Owns property at 4275 Harlan. Dick Phelan of 4295 Harlan. (concurred with Mary Knobbe). Planning Commission Page 01/15/98 Mr. Knobbe of 7470 Highway 73, Evergreen. (concurred with Mary Knobbe). Bill Davis of 4300 Pierson. Laura Drapeau of 4280 Harlan. Luann Quintana of 4325 Depew Street. Loretta Garcia of 6190 West 40th The comments in opposition included concern for the traffic, concern that the clinic is in the middle of the neighborhood and that the clients are not model citizens. The citizens are concerned that the clinic clients are wandering the neighborhood and the citizens are worried about the children that live in the neighborhood and play at the park. The citizens also wondered why this particular site was chosen. Mr. Lipstein responded that the site was chosen because (a.) economics (b.) location and (c.) Mr. Stieger and his commercial realtor believed that the property was zoned as a "use by right". Closing statements by the applicant and the citizen's group in opposition were heard. 8. CLOSE THE PUBLIC HEARING Commissioner SNOW moved that Case No. SUP-98-1, a request for approval of Special Use ' Permit to allow non-residential counseling and treatment in a Restricted-Commercial zone district at 4243 Harlan Street, be APPROVED for the following reasons: 1. It will fill a void in services and provide a public benefit. 2. The criteria used to evaluate a special use permit support approval. 3. Staff recommends approval. 4. The Commission recognizes the fear of the neighborhood about violence, considering the nature of the clientele and treatment offered. However, the clinic has been there since August and the Police report no increased incidents in the neighborhood during that period. With the following conditions: 1. The special use permit be issued to the Family Violence Program at 4243 Harlan Street under the direction of Greg Stieger. 2. No residential treatment be allowed. The applicant may continue to rent the two independent living units in the basement with the proviso that the tenants are not patients of the program. 3. The only sign allowed on the property will have only the address and the initials F. V. P. 4. The City retains the right to require the applicant to hire private security in the future to patrol its own grounds and any parking areas on the office building to the Planning Commission Page 7 01/15/98 south, if they have made arrangements to use that parking, if there are sufficient problems about loitering and other undesirable behaviors. 5. The applicant must pursue overflow parking on.the office building property to the south between the time of this public hearing and the City Council hearing, and in the interim the City should check how crowded the parking lot is in the evening and give a recommendation to the City Council, whether additional parking is or is not needed. Seconded by Commissioner GOKEY and amended by Commissioner THOMPSON. Discussion continued regarding capacity limitations and the results of violating the special use permit and its consequences. Commissioner BRINKMAN addressed the citizens and told them that they are lucky to have someone in the neighborhood that is open to take comments and to act on them. There is a two way conversation, the building owner is listening and hopefully it works both ways. She understands the idea of "not in my back yard" but thinks that you are lucky to have a neighbor that is available to listen and to talk to if there are issues. Commissioner SHOCKLEY addressed the Commission and the audience and informed of his plan to vote NO. He is not doubtful of the good intentions of the Family Violence Program and the people working there. As part of what the neighbors have said and part of what he has seen in his own life about people that get into programs to avoid "hard time", he cannot in good conscience vote to put something like this in a neighborhood. The motion carried 6 to 1, with Commissioner SHOCKLEY voting NO. PUBLIC FORUM: Commissioner THOMPSON asked Ed Stucka of 4155 Lamar to come forward to speak. He had a complaint about the snow plowing in the City of Wheat Ridge. He thinks that they are doing too good of a job. He would like to know why the snow plows have to put the snow back on the sidewalks from the street. His name and number were taken down in order to be passed on to the Public Works Department. 9. OLD BUSINESS Commissioner THOMPSON asked if staff had any updates on the Comprehensive Plan or any other meetings. Staff responded that the meeting between the City Council and the Planning Commission is scheduled for Monday, February 2nd. The Commission will have copies of the Comprehensive Plan. Planning Commission Page 8 01/15/98 866~ 6 0 Nvf 4240 Harlan Street Wheat Ridge, CO 80033 January 8, 1998 Dear Planning Commission: We are responding to your January 1, 1998 letter concerned with issuing a Special Use Permit to allow a clinic for non-residential counseling and treatment in a restricted commercial zone located at 4243 Harlan St.; Case No. SUP-98-1. We attended an open house at the clinic on December 13, 1997 and the director, Greg Stieger, explained the clinic operations to the neighborhood residents. We object to your issuing the Special Use Permit for the following reasons: 1. We own and have an interest in the property at 4240 Harlan St., which is directly across the street from the clinic. Our property is zoned residential, not commercial. 2. At the open house, Mr. Stieger explained that there are currently 300 patients visiting the clinic each week, and the counseling service is expected to grow. The clinic currently has neither adequate parking facilities nor do they have room to expand to accommodate parking requirements for 300 patients a week. The traffic congestion at the clinic adds to an already busy street in our residential neighborhood. Since clinic parking is inadequate, patients are parking and loitering on the adjoining properties. These problems have created an undesirable situation and adversely effect our property values. Please help us to maintain a residential lifestyle in an already busy neighborhood and deny the Special Use Permit for the clinic. cc/ Ken Siler Sincerely, d GI-1 r/ v L/ Lf PUBLIC HEARING SPEAKERS' LIST CASE NO. SUP-98-1 DATE: January 15, 1998 REQUEST: An application by Greg Stieger for approval of a special use permit allowing non- residential counseling and treatment in a Restricted-Commercial zoned district located at 4243 Harlan Street Position on Request Speaker Name, Address, & Phone # (please print) Please check one IN FAVOR OPPOSED /f Z s4e < wlJp( L Lam` T~l CITY OF WHEAT RIDGE PLANNING DIVISION STAFF REPORT TO: January 9, 1998 DATE OF MEETING: January 15, 1998 DATE PREPARED: ryl. Reckert CASE NO. & NAME: SUP-98-1/STIEGER CASE MANAGER: M. Reckert ACTION REQUESTED: Special Use Permit to allow non-residential counseling and treatment. LOCATION OF REQUEST: 4243 Harlan Street NAME & ADDRESS OF APPLICANT(S): Greg Stieger 4243 Harlan Street NAME & ADDRESS OF OWNER(S): Same APPROXIMATE AREA: 11,250 sq. ft. (land area) PRESENT ZONING: Restricted Commercial PRESENT LAND USE: Office, Counseling, Residential SURROUNDING ZONING: N: R-C; S: C-1; E: R-1; W: R-2 SURROUNDING LAND USE: N & S: Commercial; E & W: Low Density Residential COMPREHENSIVE PLAN FOR THE AREA: Neighborhood Commercial/Low Density DATE PUBLISHED: December 26, 1997 DATE POSTING REQUIRED: January 1, 1998 DATED LEGAL NOTICES SENT: December 31, 1997 ENTER INTO RECORD: (X) COMPREHENSIVE PLAN (X) CASE FILE & PACKET MATERIALS (X) ZONING ORDINANCE Q SLIDES Q SUBDIVISION REGULATIONS (X) EXHIBITS Q OTHER JURISDICTION: The property is within the City of Wheat Ridge, and all notification and posting requirements have been met, therefore, there is jurisdiction to hear this case. covrm.frm I. REQUEST The applicant requests approval of a Special Use Permit to allow non-residential counseling and treatment in a Restricted-Commercial zone district for property located at 4243 Harlan Street. II. ZONING APPLICATION The Wheat Ridge Code of Laws is somewhat contradictive as to where this type of facility can be located. In the RC-1 zone district, the most restrictive commercial zone in the City, one of the listed permitted uses (page 1722) are "Clinics and offices for psychological, social, marital, developmental or similar counseling and treatment, including counseling and treatment for substance abuse and alcoholism; however, not including residential facilities or residential treatment." In the Restricted-Commercial zone, listed as special uses (page 1727) are "Clinics for psychological, social, marital, developmental or similar counseling and treatment, including counseling and treatment for substance abuse and alcoholism; including both residential and nonresidential facilities." It has been staff's interpretation when applying zoning laws that the "specific" overrules the "general". Therefore, we must conclude that a special use permit is needed. Special uses are, "discretionary uses which are clearly shown to be void or deficient in an area and if properly designed, developed, operated and maintained, may be approved for any specific location within a zone district wherein the specific use is enumerated. Special uses are highly dependent upon proper design, management and operational aspects". Further, "The primary issues which the Planning Commission and City Council shall address are those related to justification of need and those special design and operational considerations which mitigate potential detrimental impacts of a special use on surrounding land uses, the street system, or public services or facilities." III. FACILITY OPERATION AND SITE LAYOUT In this particular case the specific use is for violence therapy including domestic and family violence, anger control, and gang related involvement. The facility also addresses alcohol and substance abuse issues. The majority of the counseling occurs at night. Please refer to Exhibit `A' which is correspondence relating to the services offered at the facility. The property in question is one-fourth of an acre in size and has an approximate 2400 square foot, single-story office structure on it. Parking for the facility is in the front of the building and in the rear. A six-foot high solid fence with some landscaping along the rear property line provides buffering to low density residential development to the west. Please refer to the attached site plan included under Exhibit `13'. Commercial uses abut the property to the north and south. It appears that the existing structure was built in 1958 as a residence. It is unclear to staff as to when the property was converted to a commercial use. There are two existing residential, rental units in the basement which are considered legal, non-conforming uses. Prior to the current use, the building was utilized as a dental office. In August of 1997, permits were issued by the Building Department for interior remodel. It was not until after the applicant remodeled and occupied the building and a sign erected, that Code Enforcement was asked to investigate zoning code violations. Once it was a determined that the use of the property was a zoning violation, the applicant was given the option to vacate the premises or pursue special use approval. The applicant is proposing no physical changes to the property. IV. NEIGHBORHOOD MEETINGS The applicant held two meetings for neighborhood input. The first meeting which was held on December 6, 1997, was not attended by staff. Attached under Exhibit `C' are a synopsis of the meeting from the applicant and responses submitted as a result of that meeting. A second meeting which did have a City staff person in attendance was held on December 16, 1997. The following persons were in attendance: Sean McCartney - City staff Greg Stieger - applicant Mary Krohne - 4275 Harlan Street Clement Krohne - 4275 Harlan Street Harry Kushniroff - 4101 Harlan Street Gregory Koons - 4101 Harlan Street Richard Phelan - 4275 Harlan Street Lois Phelan - 4275 Harlan Street Stephen Smith - 4380 Harlan Street The following issues were discussed: The types of clients and typical offenses committed requiring this type of treatment. - How many of the clients are court-ordered? (About 75%) - Whether approval of this case will establish a precedent for similar facilities? - The fact that there is a lot of loitering around the building before, during and after sessions with inappropriate behavior such as littering, use of alcohol, etc. - Can there be a condition that no sign is allowed? (Apparently, the freestanding sign for the business indicated that there was violence counseling on the premise. The neighborhood felt the sign content was offensive. As a result of the meeting, the freestanding sign was removed.) V. CRITERIA FOR EVALUATION a) Will meet a proven public need in that it will fill a void in necessary services, products or facilities especially appropriate at the location proposed, considering available alternatives. According to discussion with the City's probation officer, there is a void in counseling services for this specific type of treatment. As the problem of domestic violence continues to increase, so will the need for this type of facility. Since this facility donates services to "indigent" clients, it is filling a public need. b) 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. The true counseling use conducted within the building will not have a negative affect on the general health, safety and welfare of persons in the area. There could be anxiety created for the neighbors if clients are allowed to loiter on the grounds before, during and after sessions. The applicant has indicated that he is willing to have the grounds patrolled to alleviate this concern. C) Will not create or contribute to blight in the neighborhood by virtue of physical or operational characteristics of the proposed use. Once again, if loitering by clients is allowed or if the grounds are littered as a result of loitering, there could be a negative affect resulting in blight. d) Will not adversely affect the adequate light and air, nor cause significant air, water or noise pollution. As no physical changes are proposed to the property, there should be no affect on the adequate light and air. In regard to noise, there may be some affect on adjacent residences at night, if clients congregate in the parking areas before and after sessions. e) Is consistent with the comprehensive plan. The Comprehensive Plan designates this area Neighborhood Commercial on the edge of low density residential. Generally, Restricted-Commercial zoning is intended to provide "office uses performing administrative professional and personal services, and to provide for a limited range of retail uses which are neighborhood oriented". Even though the counseling services provided are utilized primarily by persons within the western portion of the metropolitan area, the zoning will not change; therefore, consistency with the Comprehensive Plan is maintained. I) 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 on the property for an office use with 20 spaces provided where only 14 are required. Harlan Street is a designated as a Class 4 street (collector) which should support this type of commercial use. There are transit stops at the intersections of Harlan Street with West 38th Avenue and West 44th Avenue. It may be appropriate for the applicant to pursue overflow parking on the office building property to the south. g) Will be appropriately designed, including setbacks, heights, parking, bulk, buffering, screening and landscaping, so as to be in harmony and compatible with the character of the surrounding areas and neighborhood, especially with adjacent properties. There are no physical changes proposed for the property. The existing improvements appear to conform to the commercial development standards of the City with the exception of landscaping (a minimum of 10% required) and access (unlimited access). Unless additions are proposed for the building, the City cannot require conformance. Buffering for the homes to the west is consistent with Code. h) Will not overburden the capacities of the existing streets, utilities, parks schools and other public facilities and services. All utilities are in place. Because this is an office use, there will be no negative affect on parks and schools. Harlan Street is classified as a collector street and should be able,to support this type of office use. VI. AGENCY REFERRALS All responding agencies are serving the property. Wheat Ridge Water District is already serving the property. Wheat Ridge Fire Protection District can serve the property. Public Works Department will require no physical improvements. VII. STAFF CONCLUSIONS AND RECOMMENDATIONS Staff concludes that the proposed special use permit would fill a void in services and provide a public benefit. Staff further concludes that there are no physical changes proposed to the property, but that there are aspects of the use which could have a negative affect on the character of the area. Because the criteria used to evaluate a special use permit support the request, a recommendation of Approval is given with the following conditions: 1. The special use permit be issued to the Family Violence Program at 4243 Harlan Street under the direction of Greg Stieger. 2. No residential treatment be allowed. This would not pertain to the two independent living units in the basement. 3. No freestanding signs be allowed on the property other than an address posting. 4. The grounds be patrolled by private security during all hours of operation to discourage loitering or other undesirable behaviors. 5. The applicant pursue overflow parking on the office building property to the south. VIII. RECOMMENDED MOTIONS Option A: "I move that Case No. SUP-98-1, a request for approval of Special Use Permit to allow non-residential counseling and treatment in a Restricted-Commercial zone district at 4243 Harlan Street, be APPROVED for the following reasons: 1. It will fill a void in services and provide a public benefit. 2. The criteria used to evaluate a special use permit support approval. 3. Staff recommends approval. With the following conditions: 1. The special use permit be issued to the Family Violence Program at 4243 Harlan Street under the direction of Greg Stieger. 2. No residential treatment be allowed. This would not pertain to the two independent living units in the basement. 3. No freestanding signs be allowed on the property other than an address posting. 4. The grounds be patrolled by private security during all hours of operation to discourage loitering or other undesirable behaviors. 5. The applicant pursue overflow parking on the office building property to the south." Option B: "I move that Case No. SUP-98-1, a request for approval of Special Use Permit to allow non-residential counseling and treatment in a Restricted-Commercial zone district at 4243 Harlan Street, be DENIED for the following reasons: 1. 2." ZONE DISTRICT BOUNDRY SW 2)FF I C I TEL -ZONE DISTRICT BOUNDRY - PARCEL/LOT BOUNDRY O N I N G MAP -PARCEL/LOT BOUNDRY (DESIGNATES OHNERSHIP (DESIGNATES OWNERSHIP DENOTES MULTIPLE ADDRESSES a mwo aim soo .MEAT RIDGE _ -CITY LIMIT LINE SCALE ,OLORDO DENOTES MULTIPLE ADDRI ,P ADOPTED: Jjn 15, 1994 >t Revisi m: December 22, 1994 OF RJAM* AW DEY9 OR ER( - 735-2851 E.Lf-1/(3rr `A~ The Family Moknee Program 4243 Harlan Street WbeatRidge, CO 80033 (303) 403-8525 (fax) 403-8497 To: The City of WheatRidge, Colorado Re: Business License and "Special Use Permit." Date: 11-17-97 Pursuant to your "Administrative Process Application" requiring a detailed description of my program, I offer the following: The Family Violence Program originated in 1989 after I became frustrated with the lack of substance abuse treatment being conjunctively administered to violent offenders, and I despised the glib reference of "domestic violence" in referencing the suffering of men, women and especially the children within the family setting. Thus, I named my program "Family Violence" to communicate that this horribly sad and debilitating behavior is in our families; in our communities; and our society. I believe that violence and addiction effects everyone whether directly or indirectly and with the increasing proliferation of violent offenders being released from prison, they need for programs such as mine have become a necessity for insuring community safety. I was directly involved in the inception of CRS 18-6-803 (domestic violence laws) by testifying before 3 Senate subcommittees, supporting the need for legislation to hold violent offenders accountable for their behavior and to serve the community in insuring reasonable safety for the victims of violent crimes through treatment, monitoring and surveillance of said offenders. I have dedicated the last 12 years of my life toward the amelioration of violent behavior by creating scientifically tested intervenient approaches and insuring the highest ethical and professional standards in the implementation of these approaches. Additionally, I have worked in developing curriculum that is used in the Jefferson County School system and the Jefferson County Jail. Community based involvement's has always been a priority of this program's operation. I have also worked extensively with schools in Jefferson County to conduct in-service teaching for both students and faculty to aid in addressing the dynamics of violence and addiction and to offer resources for children and their families. Currently, my program supplies 240 staff hours each month toward "indigent" clinical services for the poor (we receive no state, federal or other grant moneys for this). We offer an advocacy program to help victims of violent crimes find the necessary resources to help themselves rebuild their lives or to simply find a safe harbor where their lives will not be in danger. We are also doing a lot of work with social services in helping families whose children have been placed in temporary custody due to violence and addictions. Additionally, we have a youth offender program to assist youth away from directing their energy and time into drugs and gang activities. This also includes family therapy when it is appropriate. Currently, I hold licensure as a Licensed Clinical Social Worker through the Department of regulatory Agencies pursuant to CRS 12-43-107, a State License from the of Alcohol and Drug Abuse Division pursuant to CRS 12-22-303:12-36-101:12-43- 201:19-1-103:19-3-102:24-1-102 to 25-1-1100.2: 17-10-101 to 129, State Certification to practice domestic violence therapy through the state appointed boards in the 1st, 2nd, 17th, and 18th Judicial Districts pursuant to CRS 18-6-803 and finally, Provider recognition from the Department of Corrections pursuant to CRS Article 50 of title 24. Title VI of the civil rights act of 1964.-Section 504 of the Rehabilitation Act of 1975. the Education Amendments of 1972: the Age Discrimination Act of 1975: the American Disabilities Act, including Title II, subtitle A, 24USC. 12101, et seq.,: Antidiscrimination Act of 1957 as amended, CRS 24-34-402: executive Order, Equal Opportunity and Affirmative Action, dated Apri114, 1975 and all riles and regulations applicable to these laws prohibiting discrimination because of race, religion, color, national origin, creed, sex, age and handicap offederally assisted health and human services programs Other specificity's of programmatic services is outlined in the enclosed brochure. Thank you, ~1,~~Sq _ LC 5 Uj Greg Stieger, LCSW, CAC III Executive Director: Family Violence Program Greg Stieger, LCSW Family Violence Program 4243 Harlan Street WheatRidge, CO 80033 (303) 403-8525 E D U C A T 1 0 N University of Denver 1968 - 1990 Denver, Colorado MASTERS DEGREE IN SOCIAL WORK, MENTAL HEALTH EMPHASIS. Metropolitan State College 1985-1988 Denver, Colorado BACHELORS DEGREE IN HUMAN SERVICES FROM THE INSTITUTE FOR THE STUDY OF DRUGS, ALCOHOL AND ADDICTIVE BEHAVIORS. A C C R E D I T A T 1 0 N H S LICENSED CLINICAL SOCIAL WORKER; DEPARTMENT OF REGULATORY AGENCIES # 991029. SINCE 1992. CERTIFIED ADDICTIONS COUNSELOR, LEVEL III: SENIOR STATUS, SINCE 1986. STATE CERTIFIED DOMESTIC VIOLENCE TREATMENT PROVIDER, SINCE 1989. ATP PREFERRED PROVIDER FOR THE DEPARTMENT OF CORRECTIONS. S U M M A R Y OF Q U A L I F I CAT I O N S Family Violence Program WheatRidge, Colorado 1989-XXXX OWNER/DIRECTOR SPECIALIZATION IN ADDICTIVE AND VIOLENT BEHAVIORS Southwest Family Services, Inc. 1991 -1996 Denver, Colorado OWNER/CORPARATE OFFICER SPECIALIZATION IN ADDICTIVE AND VIOLENT BEHAVIORS Darrow Clinic Denver, Colorado 1989 - 1990 PSYCHOTHERAPIST SPECIALIZATION IN PARAPHILIC BEHAVIORS Chemical Dependency Program WheatRidge, Colorado 1988-1990 PSYCHOTHERAPIST Crossroads Counseling Lakewood, Colorado 1988-1990 PSYCHOTHERAPIST SPECIALIZATION IN ADDICTIVE BEHAVIORS Aurora Center for Treatment Aurora, Colorado 1988-1990 PSYCHOTHERAPIST SPECIALIZATION IN DOMESTIC VIOLENCE AND ADDICTIVE BEHAVIORS Arapahoe House Englewood, Colorado 1986-1987 DETOX SHIFT SUPERVISOR SPECIALIZATION IN ADDICTIVE BEHAVIORS P R O F E S S 1 O N A L E X P E R I E N C E EXPERIENCED FORENSIC EXPERT WITNESS. WRITER OF FORENSIC ASSESSMENT AND EVALUATIONS. EXPERIENCE WITH LEGISLATION AND POLICY REFORM. TRAINING IN ADMINISTRATIVE AND ORGANIZATIONAL SKILLS. DESIGN, DEVELOPMENT AND LICENSING OF HUMAN SERVICE ORGANIZATIONS. POSSESS SCIENTIFIC RESEARCH EXPERIENCE. SUPERVISOR FOR FOUR DOMESTIC VIOLENCE PROGRAMS. DESIGNED AND IMPLEMENTED CURRICULUM ON DOMESTIC VIOLENCE FOR JEFFERSON COUNTY SCHOOL DISTRICT. EDUCATIONAL SPEAKER FOR AREA HIGH SCHOOLS AND JAILS. CONSORTIUM DEVELOPMENT AND PRESENTATION EXPERIENCE. COMPUTER LITERACY AND PROGRAMMING DESIGN. A D D I T 1 O N A L P R O F E S S I O N A L A C T I V I T I E S MEMBER ON THE STATE COMMISSION'S DOMESTIC VIOLENCE STANDARDIZATION COMMITTEE. MEMBER ON THE JEFFERSON COUNTY DOMESTIC VIOLENCE TASK FORCE. MEMBER ON THE DISTRICT ATTORNEY'S JEFFERSON COUNTY SUBCOMMITTEE ON EDUCATION AND PREVENTION OF DOMESTIC VIOLENCE. f I m, z w J w H Q J fj) Q W m 05 30 v W N W O In- LO O O OD O (n n iSV3480330 100'9L m (S3SOd80d Otl08 )1110 01.01 031d30X3 r O V SV3W 8 03 O Z W V` w J a a U K Q m W J ~ Q ¢ Z r rN w wo N N m N O III W r r# O O Z Z W W O O J © O O N o N W J V to N i5~4 N / Ofl- `B' A~ e o C SP 0 W F J J ¢ I° W Z3 Z _ WI N 7 - Q vi p m Z m m N dr 3I ext-4/6J-r 'G Notes for Neighborhood Meeting of 12-6-97 Approximately 12 neighbors attended the meeting and about 8 staff persons form the Family Violence Program along with their families. Most of the 12 neighbors comprised married couples living on the 4200 block of north Harlan. Property Values were discussed as a concern, although one resident noted that property values have gone down over time anyway. In speaking to my realtor, Tom Monks, he states that property values in this area have, in fact, been going up recently. There were several allegations that the clinic's clientele and their friends are hanging around outside loitering, smoking and drinking beer. We assured the neighbors that the clientele here on under strict monitoring with us for substance use and through ancillary agencies including the courts and that it is not likely that they are drinking. Furthermore, after discussing this issue with my staff, it was noted that in the 9 years of this program's existence we have never noticed any such behavior and that we feel the clients would not be that naive due to the severe consequences of said behavior. However, we agreed to police the front area more diligently after meetings at night. Another concern was about the type of individuals coming into the neighborhood for treatment here. We attempted to explain that many of our clients live in the surrounding neighborhood and that geographic location is significant in the referral process. It was also noted by the neighbors that there have been questionable people living in the house on the corner; that we found an incoherent woman on in the bushes next door; and that there was a severe gang related shooting at the Korean Church some years ago. In other words, the violence and addiction will be present in the community whether we are here or not. The clinic's sign was a consistent problem with the neighbors and has since been removed. Safety concerns were also raised and my female staff addressed this by indicating that they have no fear of the client base, any more than they would leaving the grocery store at night. We also told the neighbors that the clientele are likely to be compliant and that they would pose more of risk to the community if they were not coming here. Additionally, if the clientele were not interested in changing their behaviors, they would not bother to even show up for treatment. To summarize, the agency's sign being changed and having client's park out back would appease most of the neighbors concerns. Greg Stieger, MSW, LCSW, CAC III Executive Director: Family Violence Program The Family T "iolmee Pmgram 4243 Harlon Street VhrntRidge, CO 80033 (303) 403-8525 (/.v) 4034497 Greg Stieger, LCSW is proposing a special use permit for the Family Violence Program located at 4243 Harlan Street WheatRidge, Colorado. The location for this meeting will be at 4243 Harlan Street in WheatRidge, Colorado at 7:00 PM on 12-6-97. The City of Wheat Ridge has adopted a requirement that, prior to application for rezoning of property for Special Use Permits which allow a special use of land, an applicant must notify all residents within 600 feet and invite them to a Neighborhood Input Meeting. The purpose for this meeting is to allow the applicant to present his proposal to the neighborhood and also to allow the neighborhood to express directly to the applicant, their concerns issues and desires. A Staff Planner will attend the meeting to discuss City policy and regulations and the process involved, however, the Planner will remain impartial regarding viability of the project. Keep in mind that this is not a public hearing. Although a synopsis of the meeting will be entered as testimony, it is the public hearings in front of the Planning Commission and City Council where decisions are rendered. If you want input in the decision-making process. It is imperative that you attend the public hearings. The kinds of concerns residents normally have include the following: Is the proposal compatible with surrounding land uses and zoning? Are there adequate utilities and services in place or proposed to serve the project? What is the impact on our streets? Where will the storm drainage go? How will the project be designed to enhance rather than detract from the neighborhood? What specific changes can be made in the proposal to make it more acceptable to me? After attending the Neighborhood hiput Meeting, please use the following space and the back of this form to list any specific concerns, issues or suggestions which you may have regarding this proposal. Please sign it and give it to the applicant, as he is required to provide these forms to the City along with his application. PRINT NAME ADDRESS PHONE a71 ReecCd- yd'Lo `/a /7cl~y EcCit ~~l+er F'~lcC " zJaN - dS`f !.t / °--D m._ (`o-n C.Pn rl-P C L LL attA ~ S a AZPA~-67 A_ 1 / OIL L94--' , 1--e 0--A- Gyt-e- t;-P~wf- f~rz.f~z-2- {gems i u-2. Cam. ~ rf-<.c~ ~t' VYMC~ /~P u~- v i v 1 e n+ or Ire_ /-ek6- v f o'i _ a-L& o ~ 16~s o~ f~ecc~s 3 0D )~-i s c~ u eel~J v7pl~va ,,n G ~QArt~l_ C'G^r-. L'.F~L-{hQ.~fCr-yl~ o-~ ,pno _ rls ~ 6-iJ .i~ ~ tid6'l hO 0OL 7QUA,&6 ~LGp L ~6p CL-5 u, LLtiIe 2U aL--' a urtf~ . ~ r~~-Q a.az na'><~ / , ,cWJ d6 Ce ~ Cvt,t n c ~ ~ ~k CcJZt~nGL- The Family Lialanre Program 4243 Harlan Street Wheat&dge, CO 80033 (303) 403-8525 (fax) 403-8497 Greg Stieger, LCS W is proposing a special use permit for the Family Violence Program located at 4243 Harlan Street WheatRidge, Colorado. The location for this meeting will be at 4243 Harlan Street in WheatRidge, Colorado at 7:00 PM on 12-6-97. The City of Wheat Ridge has adopted a requirement that, prior to application for rezoning of property for Special Use Permits which allow a special use of land, an applicant must notify all residents within 600 feet and invite them to a Neighborhood Input Meeting. The purpose for this meeting is to allow the applicant to present his proposal to the neighborhood and also to allow the neighborhood to express directly to the applicant, their concerns issues and desires. A Staff Planner will attend the meeting to discuss City policy and regulations and the process involved, however, the Planner will remain impartial regarding viability of the project. Keep in mind that this is not a public hearing. Although a synopsis of the meeting will be entered as testimony, it is the public hearings in front of the Planning Commission and City Council where decisions are rendered. If you want input in the decision-making process. It is imperative that you attend the public hearings. The kinds of concerns residents normally have include the following: Is the proposal compatible with surrounding land uses and zoning? Are there adequate utilities and services in place or proposed to serve the project? What is the impact on our streets? Where will the storm drainage go? How will the project be designed to enhance rather than detract from the neighborhood? What specific changes can be made in the proposal to make it more acceptable to me? After attending the Neighborhood Input Meeting, please use the following space and the back of this form to list any specific concerns, issues or suggestions which you may have regarding this proposal. Please sign it and give it to the applicant, as he is required to provide these forms to the City along with his application. PHONE llol aC~v1CV'i q3! 2t~0 The Family Violeme Pmgmm 4243 Harlan Simet [['/beotAidge, CO 80033 (303) 403-8525 (/ax) 403-8497 Greg Stieger, LCSW is proposing a special use permit for the Family Violence Program located at 4243 Harlan Street WheatRidge, Colorado. The location for this meeting will be at 4243 Harlan Street in WheatRidge, Colorado at 7:00 PM on 12-6-97. The City of Wheat Ridge has adopted a requirement that, prior to application for rezoning of property for Special Use Permits which allow a special use of land, an applicant must notify all residents within 600 feet and invite them to a Neighborhood Input Meeting. The purpose for this meeting is to allow the applicant to present his proposal to the neighborhood and also to allow the neighborhood to express directly to the applicant, their concerns issues and desires. A Staff Planner will attend the meeting to discuss City policy and regulations and the process involved, however, the Planner will remain impartial regarding viability of the project. Keep in mind that this is not a public hearing. Although a synopsis of the meeting will be entered as testimony, it is the public hearings in front of the Planning Commission and City Council where decisions are rendered. If you want input in the decision-making process. It is imperative that you attend the public hearings. The kinds of concerns residents normally have include the following: Is the proposal compatible with surrounding land uses and zoning? Are there adequate utilities and services in place or proposed to serve the project? What is the impact on our streets? Where will the stoma drainage go? How will the project be designed to enhance rather than detract from the neighborhood? What specific changes can be made in the proposal to make it more acceptable to me? After attending the Neighborhood Input Meeting, please use the following space and the back of this form to list any specific concerns, issues or suggestions which you may have regarding this proposal. Please sign it and give it to the applicant, as he is required to provide these forms to the City along with his application. PRINT NAME ADDRESS PHONE rPvPi 7 Co%ilpt C~ ~if~~-J J J -"5 4'Ffalp3 7 v4✓~ ~/I~~. daGd~ J 22 G ~yv / GYM ~J yn J~ ~7'J ~J P l 6 3cS>y'Q _ 37 4 12 V) F The Family TVmlme Pmgram 4243 Harlon Street 1Fyheatltr'dge, CO 80033 (303) 403-8525 ((ax) 403-8497 Greg Stieger, LCSW is proposing a special use permit for the Family Violence Program located at 4243 Harlan Street WheatRidge, Colorado. The location for this meeting will be at 4243 Harlan Street in WheatRidge, Colorado at 7:00 PM on 12-6-97. The City of Wheat Ridge has adopted a requirement that, prior to application for rezoning of property for Special Use Permits which allow a special use of land, an applicant must notify all residents within 600 feet and invite them to a Neighborhood hnput Meeting. The purpose for this meeting is to allow the applicant to present his proposal to the neighborhood and also to allow the neighborhood to express directly to the applicant, their concerns issues and desires. A Staff Planner will attend the meeting to discuss City policy and regulations and the process involved, however, the Planner will remain impartial regarding viability of the project. Keep in mind that this is not a public hearing. Although a synopsis of the meeting will be entered as testimony, it is the public hearings in front of the Planning Commission and City Council where decisions are rendered. If you want input in the decision-making process. It is imperative that you attend the public hearings. The kinds of concerns residents normally have include the following: Is the proposal compatible with surrounding land uses and zoning? Are there adequate utilities and services in place or proposed to serve the project? What is the impact on our streets? Where will the storm drainage go? How will the project be designed to enhance rather than detract from the neighborhood? What specific changes can be made in the proposal to make it more acceptable to me? After attending the Neighborhood Input Meeting, please use the following space and the back of this form to list any specific concerns, issues or suggestions which you may have regarding this proposal. Please sign it and give it to the applicant, as he is required to provide these forms to the City along with his application. PRINT NAME ADDRESS PHONE The Family i%rolmce Pmgram 4243 Harlan Street I17heatRldge, CO 80033 (303) 403-8525 ((ax) 403-8497 Greg Stieger, LCSW is proposing a special use permit for the Family Violence Program located at 4243 Harlan Street WheatRidge, Colorado. The location for this meeting will be at 4243 Harlan Street in WheatRidge, Colorado at 7:00 PM on 12-6-97. The City of Wheat Ridge has adopted a requirement that, prior to application for rezoning of property for Special Use Permits which allow a special use of land, an applicant must notify all residents within 600 feet and invite them to a Neighborhood hiput Meeting. The purpose for this meeting is to allow the applicant to present his proposal to the neighborhood and also to allow the neighborhood to express directly to the applicant, their concerns issues and desires. A Staff Planner will attend the meeting to discuss City policy and regulations and the process involved, however, the Planner will remain impartial regarding viability of the project. Keep in mind that this is not a public hearing. Although a synopsis of the meeting will be entered as testimony, it is the public hearings in front of the Planning Commission and City Council where decisions are rendered. If you want input in the decision-making process. It is imperative that you attend the public hearings. The kinds of concerns residents normally have include the following: Is the proposal compatible with surrounding land uses and zoning? Are there adequate utilities and services in place or proposed to serve the project? What is the impact on our streets? Where will the storm drainage go? How will the project be designed to enhance rather than detract from the neighborhood? What specific changes can be made in the proposal to make it more acceptable to me? After attending the Neighborhood htput Meeting, please use the following space and the back of this form to list any specific concerns, issues or suggestions which you may have regarding this proposal. Please sign it and give it to the applicant, as he is required to provide these forms to the City along with his application. 7500 West -29th Avenue The City of Wheat Ridge, Colorado Wheat Telephone 303/ 237-6944 Ridge DATE: 1-1-98 This is to inform you that Case No. SUP-98-1 which is a request for annroval of a Special Use Permit to allow a clinic for non-residential counseling and treatment in Restricted-Commercial zone for property located at 4243 Harlan Street will be heard by the PLANNING COMMISSION Wheat Ridge in the Council Chambers of the Municipal Complex, 7500 West 29th Avenue at 7:30 P.M. , on January 15. 1998 All owners and/or their legal counsel of the parcel under consideration must be present at this hearing before the PLANNING COMMISION. 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 meeting. If you have any questions or desires to review any plans, please contact the Planning Division. Thank You. PLANNING DIVISION "The Carnation City" SENDER - Complete and/or 2 for additional servicef - Po t y I also wish to r the F O ~ n ouand address on the reverse Of form so that we can retu to rop rn this card following-services f ( , r extra fee): ( P- - Attach thifront of the mailpiece, or on the back if space does not permit • The Returwill show to wh h ❑ Addressee s Address 2 Restricted DEIIVEr i W a O om t e article was tleliv„-„®date del 3 Article Ao ivered. y Consult postmaster for fee Z W t H L rt . 4a. Article Number o o . u P 9 6 6 013 8 4 7 o z in ° t. r s s CP 0033-51 20 4b. Service T ype . CERTIFIED 7. Date of Delivery e _ Q i ~c lved By; (Print Name) - U 8. Addressee's Address l a F l,Gr(,l (ONLY if requested and fee paid.) - ° ~ z i 6. Sgnature: (Addressee or Agent) X (I o 0 r PS'FORM 3$11, Janu ry tsss Domestic Return Receipt sitl ij I i i- SENDER: - - - • Complete items 1 antl/or 2 for additional services, I also wish to rec the r 1 • Print your name and address, on the reverse of this farm so that we can retum this card to you. following services (for fee): xtra ach this form to the front of Att the mailpiece or on the back f space does not permit. The Ret R - 1. ❑ Addressee s ress : 2. ❑ Restricted De urn eceipt mil show to whom the article was delivered and the date delivered 3Article Addressed to y Consult postmaster fee. W - 4a. Article Number A;ltta 3uttariied P 966 013 848 aI z 4240 i$earlai9 cit 4b. Service Type i r W . x I t z2 ? CC} CERTIFIED r , 81033 5 12 0 o j 7. Date of Delivery x ~ k? I ti,_ re, -v- ` e 5. Received By: (Print Name) 8. Addressee's Address I (ONLY if requested and fee paid.) ~ 6:.Signature: (Addressee of Agent) PS FORM 3871, January 1996 bOrfiestlC RetUrn.;Recelpt tdrn: i _Y 3 m m C7 .D 0- RETURN RECEIPT SERVICE POSTAGE sROw To wHOm DATE AmD aESTaiaeD POSTMARK OR DATE o AoDr;ESSOEOECmeRV DeuveRr UERPTEO FEE - .RETIDN RECEIPT , TOTAL POSTAGE AND FEES .tae 'nfac~,a 4260 - tbJ:r3&0, ifYv¢ -413`~5120 PS FORM 3800 US Postal Service W O WNI 2Wi C LL aQ OZ of W rG ttl W LL UO r~ a, 2 Up Receipt for a Certified Mail o 20 1 SENDER: - I also wish to receive the lete items 1 and/or 2 for adds - I services. following sr" -.es (for an extra fee): • comp • Print your name and address on derse of this form so teat we can return this card 1. ❑ asset s Address to you. . • Attach this form to the front of the mailpiece, or on the back it space does not permit. 2. ❑ Restricted Delivery • The Return Receipt will show to whom the article was delivered and the date delivered. CORStlt postmaster for fee. 3, Article Addressed to: 4a. Article Number P 966 013 839 F. 4b. Service Type 7e e ll Hwy. 73 X CERTIFIED CD '30439-62-12 7. Date of Deli ry ,2_ 5. Received By: (Print Name) 8. Addressee' ddress (ONLY if re ueste and fee paid.) 6. Signature (Add se or ?c/ ) PS FORM 3811, January 1996 Domestic Return Receipt - I SENDER: I also wish to receive the • complete items 1 and/or :for additional services. following services (for an extra fee):• Print your name antl adon the reverse of this form so that we can return this card 1 Addressee S Address to you. • Attach this form to the fthe mailpiece, or on the back it space does rwt permit. 2. ❑ REStflCted DeIVery • The Re[urn Receipt will o whom the article was delivered and the data delivered Consult postmaster for fee. 4a. Article Number 3. Article Addressedto:-.. P 966 013 838 '7471, '3q. 3 5vrrcz Te, W, 30439 t 5. Received By: (Print Name) 6. signature: (Addrsee o ge gn PS FORM 3811, January 996 4b. Service Type X CERTIFIED 7. Date of Delivery I (ONL) ff requested nd fee paid.) Domestic Return Receipt SENDER: i complete items 1 and/or 2 for additional services. ''rz• Print your name and address on the reverse of this tam so that we can return this card to. you. - • AVach this form to the front of the mailpiece, ocon the back if space does not permit. Th Return Receipt will show to whom the article was delivered and the dale delivered. I also wish to receive uae following services (for an extra fee): 1. ❑ Addressee's Address 2. ❑ Restricted Delivery r-. df r,r,ctmaster for fee. • e 4a. Article Numb 3. Article Addressed [o:.. Starry J. Xu L1imff P 966 4101 ,darlar. St. 4b. Service Typt 7. Date of Deliver 8. Addressee's Address 5. Received By: (Print Name) 1-r~. (ONLY if requested and fee paidJ- GV'2~G 1. 6. Signature: (Addressee or Agent) january C PS FORM 381 1,C1996 CERTIFIED -t o ` a 0 zW X ad ¢ w 0 M a I Oz at Q~I xa DmeStic herb ntlu-PL I iI. 013 850 . Complete items 1. and/or 2' iinonal services.' o wish to receive the • Print. your name and address m the reverse d his form so that we can return this card follow,. services (for an extra fee); to you. 1. ❑ Addressee's Address r s Attach this form to the front of the mailpiece, or on the back if space does not permit. 2. ❑ Restricted Delivery If • The Return Receipt will show to whom the article was delivered and the date delivered. Consult postmaster for fee. tl 3. Article Addressed to: - 4a. Article Number P 966 013 837 c 5. Received B7: (Print 4b. Service Type - X CERTIFIED uate of uehvery 8. Addressee's Address (ONLY if requested and fee paid.) 6. Signature: dressee or Ag nt) X+~ - PS FORM 811, January ?sss . ;Domestic Return Receipt SENDER: ,Q_I • complete items 1 and/or 2 for additional services. I also wish to receive the . Print your name and address on the reverse of this form so that we can return this card following services (for an extra fee): to you. 1. ❑ Addressee's Address if Attach this form to the front of the mailpiece, or on the back if space does not permit. • The Return Receipt will show to whom the article was delivered and the data delivered. Consult 2' El Restricted Postmaster 3. Article Addressed to: postmaster for fee. r" 4a. Article Number 3 a P 966 013 841 eu"eat tt3ucs , 0i) J1033-511. J r P ~ D 5. Received . (Print Name i i 6. Signature: (Addressee of Agent) X PS FOR $8 4b. type X CERTIFIED r. uare of uettvery 5. Addressee's Address (ONLY if requested and fee paid) M 11, January, lsss , ,Domestic Return Receipt SENDER: I alsdPwlsh to receive the - - • Complete items 1 and/or 2 for additional services. following services (fo Ad dress r an extra fee): Addressee's your name and address on the reverse of this form so that we can return this card to you. . Attach this form to the front of the mailpiece, or on the back if space does not permit. 2. ❑ Restricted Delivery in The Return Receipt will show to whom the article was delivered and the date delivered. Consult postmaster for fee. 3. Article Addressed to: 4a. Article Number P 966 013 849 m ri 0 0- a 3ryy~~u ,}}a~t:gq ta~ gg~C. yy ues[?ri are; ia€ tia e, CC) 50033-532 Tit,.. d& 6, 5A, - 5. Received By: (Print Name) 6. Signatul X PS FORM 1, January 1995 Domestic 4b. Service Type Yom`. CERTIFIED 7. Date of Delivery 8. Addressee's Address (ONLY if requested and fee paid.) rtecelpt wish to receive the SENDER: followu -,services (for an extra f !ENDER- items 1 and/or 2 for additional services. . Print your name and address on the reverse of this form so that m can return this card 0 Addressee's Address to you. . Attach this form to the front of the mailpiece, or on the back if space does not permit. 2. ❑ Restricted Delivery postmaster for fee. date delivered. Of • The Return Receipt will show to whom the atlicle was delivered and the 4a. Article Number. 3. Article Addressed to: P 966 013 840 4b. Service Type Z41 ' tArlarl St- By: CERTIFIED 7. Date of Delivery / - z - 9,Y s. Addressee's Address (ONLY if requested and fee paid.) -Sq X , Domestic Return Receipt PS FORM 3 1, Jan ar 996 - _ - Lazo wish to receive the ,.~z,dr aaartrona-rservices. ~ .Print your name and address on the reverse of this form so that we can return this card following services (for an extra fee, to you. 1. O Addressee's Address . Attach this form to the front of the mailpiece, or on the back if space does not permit, 2. ❑ Restricted Delivery • The Return Receipt will show to whom the article was delivered and the date delivered. Consult postmaster for fee. 3. Article Addressed to: - 4a. Article Number P 966 013 843 tt %iaUL rY. t. 4b. 4135 1"'mir 6t , t =27dgkt'r, 4': 0033-5037 G Date 5. l / 6 (ONLY if requested and fee paid.) zl w °i Wt i- i i 6. Signature: Addressee r,Agent) PS FORS 11, January; 1996 Domestlc'Return Receipt I~ -jl - I also wish to receive the - - SENDER. following services (for an extra fee): 'Io !ENDER: items 1 and/or 2 for additional services. rel4m this card t. 0 Addressees ress I i Add w .,Print your name and address on the reverse of this form so that we cam 2 El Restricted Delivery a to you. of Attach this form to the tmnl of the maJpiece or on the back if space does not permit. ? N Consult P • The Return Receipt will show to whom the article was delivered and the date del vered. Article Number OStmaster for fee. 0 3. Article Addressed to: P 966 013 842 L C. T001-a-_-.1 Z1€ at (Print (Addressee or 6. Addressees vuui cam (ONLY if requested and fee paid.) Domestic Return Receipt 4b. Service Type F- CERTIFIED to x 7. Date of Delivery CLEMENT F.KNORBE 7470 HWY 73 EVERGREEN CO 80439-6242 BONNIE L. ROSIER 4270 INGALLS ST WHEAT RIDGE CO 80033-5129 EDWIN W. STUCKA 4155 LAMAR ST WHEAT RIDGE CO 80033-5037 EDITH L. BUTTERFIELD 4240 HARLAN ST WHEAT RIDGE CO 80033-5120 GREGORY K. STIEGER 4243 HARLAN ST WHEAT RIDGE CO 80033-5119 EDNA C. TOOHEY 4180 INGALLS ST WHEAT RIDGE CO 80033-5127 EVERETTL.CHASE 4260 HARLAN ST WHEAT RIDGE CO 80033-5120 PHILLIP L. BURGE 4220 HARLAN ST WHEAT RIDGE CO 80033-5120 JUSTUS C. SAUF..RIAND HARRY J. KUSHNIROFF 42401NGALLS ST 4101 HARLAN ST WHEAT RIDGE CO 80033-5129 WHEAT RIDGE CO 80033-5117 N 4157 N s 14TH AVE .__.1= - - W 44TH AV E - - - - - s ~ r-1s- ug ~ S -I~ C 500° G $ f 43J5 I ~ 5 i ,p( 1 $ Z 4335 1,150 W ( {]25 ; 1 u m W 4710 AV E • r 4y ~ ° N ~ 1315 1]10 - . I ' 4m 1101 W 43RD A E - $ Y f I II MOUNTA r N m~..;f i,¢y 12 4245 R-1 Z O o {225 lzos HORACE E. w 1114 N RANDALL N F N ` 1 J PARK E z : p < 3 a v s aloo a1o5 .:._....:...2M~:..::.:.:::: ~..2: -.:~:✓:~_~v~ H 41ST AYE 0 RC-I RI =N"Na IA I I ILA. H WTH AVE ZONE DISTRICT BOUNDRY - PARCEL/LOT BOUNDRY (DESIGNATES OWNERSHIP) DENOTES MULTIPLE ADDRESSES S X 2)ff I C I `L -ZONE DISTRICT BOUNDRY O N I N G MAP PARCEL/LOT BOUNDRY J°~ I JJ~~ HEAT RIDGE (DESIGNATES OWNERSHIP) --::-:-CITY LIMIT LINE SCALE 1-400 OL.ORADO ` DENOTES MULTIPLE ADDRi 1P ADOPTED June 15, 1994 A Revision: December 22, 1994 j OF R.N+11MS MD DFV9.OPMENT - 735-2857 NOTICE OF PUBLIC HEARING Notice is hereby given of a public hearing to be held before the wheat Ridge City Council on January 15, 1998, at 7:30 p.m., at 7500 West 29th Avenue, Wheat Ridge, Colorado. All interested citizens are invited to speak at the public hearing or submit written comments. The following petitions shall be heard: 1. Case No. SUP-98-2: An application by J.W. Brewer Tire Company for approval of a Special Use Permit to allow for the continuation and expansion of tire service including semi-trucks for properties zoned Commercial-One located at 11800 and 11900 W. 44th Avenue. Said properties are legally described as follows: 11900 W. 44th Avenue: Lots 2 and 3, Block 1, Westlake Park Subdivision, County of Jefferson, State of Colorado. 11800 W. 44th Avenue: PARCEL A: THE NORTH 125 FEET OF THE EAST 150 FEET OF LOT 11, EXCEPT THE EAST 10 FEET THEREOF, LEE'S SUBDIVISION, COUNTY OF JEFFERSON, STATE OF COLORADO. PARCEL B: THE NORTH h OF THE EAST OF THE NORTH 1/3 AND THE NORTH 3/5 OF THE SOUTH % OF THE EAST OF THE NORTH 1/3 OF LOT 11, LEE'S SUBDIVISION, THE PLAT OF WHICH IS RECORDED IN PLAT BOOK 2 AT PAGE 23, EXCEPT THE EAST 10 FEET OF SAID LOT 11; ALSO EXCEPT THAT PART DESCRIBED IN BOOK 1019 AT PAGE 570 AS FOLLOWS: THE NORTH 125 FEET OF THE EAST % OF LOT 11, LEE'S SUBDIVISION, EXCEPTING THEREFROM THE EAST 10 FEET THEREOF, AND EXCEPTING THE WEST 20 FEET THEREOF. COUNTY OF JEFFERSON. STATE OF COLORADO. WITH THE FOLLOWING EXCEPTIONS: A PART OF LOT 11, LEE'S SUBDIVISION, BEING IN THE SOUTHEAST 1/4, NORTHEAST 1/4 OF SECTION 20, TOWNSHIP 3 SOUTH, RANGE 69 WEST, 6TH P.M. CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE EAST 1/4 CORNER OF SAID SECTION 20, BEING MARKED BY A 30" LONG ALUMINUM PIPE IN A RANGE BOX, FURTHER DESCRIBED IN REC-#84104808; THENCE ALONG THE SOUTH LINE OF THE NORTHEAST 1/4 OF SAID SECTION 20, S89°9'12"W, 997.14 FEET; THENCE ALONG THE EAST LINE OF THE WEST HALF OF LOT 11 OF SAID LEE'S SUBDIVISION, N00°25'06"W, 81.22 FEET TO THE SOUTHWEST CORNER OFTHAT PARCEL DESCRIBED IN RECEPTION NO. 92056019, SAID POINT ALSO BEING THE NORTHWEST CORNER OF THAT PARCEL DESCRIBED IN BOOK 1243, PAGE 299, SAID POINT ALSO BEING THE TRUE POINT OF BEGINNING; THENCE. CONTINUING N00°25'06"W, 28.00 FEET; THENCE N86°48'19", 165.96 FEET; THENCE S00°25'06"E, 34.99 FEET TO THE NORTHEAST CORNER OF THAT PARCEL DESCRIBED IN BOOK 1243, PAGE 299; THENCE S89013'07"W, 165.77 FEET ALONG SAID PARCEL DESCRIBED IN BOOK 1243, PAGE 299 OF THE JEFFERSON COUNTY RECORDS, TO THE TRUE POINT OF BEGINNING. CONTAINING 5,221 SQUARE FEET, MORE OR LESS. THE BASIS OF BEARING IS THE ASSUMPTION THAT THE SOUTH LINE OF THE NORTHEAST 1/4 OF SAID SECTION 20 IS N89°09'12"E. THE EAST 1/4 CORNER OF SAID SECTION 20 BEING MARKED BY A 30" LONG ALUMINUM PIPE IN A RANGE BOX FURTHER DESCRIBED IN RECEPTION #84104808. THE CENTER OF SAID SECTION 20 BEING MARKED BY A 3 1/4" BRASS CAP, L.S. #13212, IN A RANGE BOX FURTHER DESCRIBED IN RECEPTION #84104807. and A PART OF LOT 11, LEE'S SUBDIVISION, BEING IN THE SOUTHEAST 1/4 , NORTHEAST 1/4 OF SECTION 20, TOWNSHIP 3 SOUTH, RANGE 69 WEST, 6TH P.M., CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO, MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE EAST 1/4 CORNER OF SAID SECTION 20, BEING MARKED BY A 30" LONG ALUMINUM PIPE IN A RANGE BOX, FURTHER DESCRIBED IN REC. #84104808; THENCE ALONG THE SOUTH LINE OF THE NORTHEAST 1/4 OF SAID SECTION. 20, S89°09'12"W, 997.14 FEET; THENCE ALONG THE EAST LINE OF THE WEST HALF OF LOT 11 OF SAID LEE'S SUBDIVISION, N00°25'06"W, 81.22 FEET TO THE SOUTHWEST CORNER OF THAT PARCEL DESCRIBED IN RECEPTION NO. 92056019, SAID POINT ALSO BEING THE NORTHWEST CORNER OF THAT PARCEL DESCRIBED IN BOOK 1243, PAGE 299; THENCE N89°13'07"E, 165.77 FEET TO THE NORTHWEST CORNER OF THAT PARCEL DESCRIBED IN RECEPTION NO. 82079921, SAID POINT ALSO BEING THE TRUE POINT OF BEGINNING; THENCE N00°25'06"W, 34.99 FEET; THENCE N89°23'08"E, 156.13 FEET TO A POINT ON THE WESTERLY RIGHT OF WAY OF TABOR STREET; THENCE ALONG THE WESTERLY RIGHT OF WAY OF SAID TABOR STREET, SOO°25'06"E, 34.53 FEET TO THE SOUTHEAST CORNER OF THAT PARCEL DESCRIBED IN RECEPTION NO. 92056019, SAID POINT ALSO BEING THE NORTHEAST CORNER OF THAT PARCEL DESCRIBED IN RECEPTION NO. 82079921; THENCE S89°13'07"W, 156.13 FEET ALONG SAID PARCEL DESCRIBED IN RECEPTION NO. 82079921 OF THE JEFFERSON COUNTY RECORDS, TO THE TRUE POINT OF BEGINNING. CONTAINING 5,427 SQUARE FEET, MORE OR LESS. THE BASIS OF BEARING IS THE ASSUMPTION THAT THE SOUTH LINE OF THE NORTHEAST 1/4 OF SAID SECTION 20 IS N89°09'12"E. THE EAST 1/4 CORNER OF SAID SECTION 20 BEING MARKED BY _A 30" LONG ALUMINUM PIPE IN A RANGE BOX FURTHER DESCRIBED IN RECEPTION #84104808. THE CENTER OF SAID SECTION 20 BEING MARKED BY A 3 1/4" BRASS CAP, L.S. #13212, IN A RANGE BOX FURTHER DESCRIBED IN RECEPTION #84104807. 2. Case No SUP-98-1: An application by Greg Stieger for approval of a Special Use Permit to allow a clinic for non-residential counseling and treatment in a Restricted-Commercial zone district on property located at 4243 Harlan Street. Said property is legally described as follows: THAT PART OF THE EAST M OF THE NORTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SECTION 24, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., DESCRIBED AS FOLLOWS:. - BEGINNING AT A POINT 30 FEET WEST AND 453 NORTH OF THE SOUTHEAST CORNER OF THE NORTHEAST 1/4 OF THE SOUTHWEST 1/4 OF SAID SECTION 24; THENCE WEST 150.0 FEET; THENCE NORTH 75.0 FEET: THENCE EAST 150.0 FEET; THENCE SOUTH 75.0 FEET TO THE POINT OF BEGINNING; EXCEPT THAT PART, IF ANY, LYING WITHIN KAREN SUBDIVISION, AND EXCEPT THE EAST 10 FEET THEREOF BY DEED TO THE COUNTY OF JEFFERSON, STATE OF COLORADO FOR ROAD PURPOSES ONLY. COUNTY OF JEFFERSON, STATE OF COLORADO. Mary L hapla, Secretary ATTEST: Wanda Sang, City Clerk Tn be published: December 26, 1997 Wheat Ridge Transcript Alan and Meredith-. I disagree that there is anything "contradictive" about the language in the RC-1 and R-C zoning districts regarding counselling centers. The decision that this one needs a special use permit overlooks the clear language that, in the R-C District, Permitted Principal Uses includes "All uses permitted in the Restricted Commercial-One District as "permitted uses." Since counseling clinics "not including residential facilities or residential treatment" are permitted principal uses in the RC-1 District, they are permitted principal uses here also. I think what has been overlooked is the scheme found throughout the ordinance-- that some use is permitted in a lower zone district, but with a restriction or limitation, then permitted minus the restriction in a higher district, either as a permitted use or with a special use permit. If you analyze that way it makes perfect sense, and he does not need a special use permit. To me , it is clear that this is what the ordinance says: In the RC-1 District, you can have counseling centers, but' not including residential facilities or residential treatment." In the RC District, you can also have counseling centers without residential facilities or treatment, but, if you want a counseling center "including both residential and nonresidential facilities" then you need a special use permit. (Wording slightly different for the special use permit in the RC-1 but same meaning:"Clinics'for residential counseling and treatment...") That's the way the ordinance has always been interpreted in my memory, and makes perfect sense. If you keep on going to the next higher zone district, the C-1, then you can have the clinics with or without residential treatment as a permitted principal use, no special use permit required. Look at similar situations as you go down the list of uses in the same two zone districts. In the RC-1 you can have golf courses, "but not including miniature golf..., private clubs or restaurants." In the RC-1 or RC District you could continue to have the golf course with those restrictions as a'permitted use, but you would need a special use permit if you wanted a golf course"including private clubs, restaurants..." If you wanted to have the miniature golf also, it would be allowed only in RC with a special use permit. Same with government buildings "where outside storage, operations or repair facilities are not planned" Allowed as permitted uses in both RC-1 and RC without storage, allowed in RC-1 or RC with storage, but with a special use permit . LO'd ST:6 86. ST uef 028Lb68£02:Xed 00 d0 IiHls UD e abed =3oOIb 1V9HM do A1Io 0£9Lb69£o£ !"VLo:e 96/SL/L ;P.nTa.08 MEMO To: Meredith Reckert From: Deri Patt Police Department Subject: SUP-98-1/Stieger 4243 Harlan Date: January 15, 1998 In reviewing the number of requests for service and types of calls for 4243 Harlan and the surrounding area since August 1997, I found nothing remarkable to indicate that this type of treatment facility has an adverse effect on the immediate neighborhood. Please let me know if I can be of further help. Deri L.IPSTEIN & MORTIMER PC January 12, 1998 Via Facsimile: 234-5924 Planning Department City of Wheat Ridge 7500 West 29th Avenue Wheat Ridge, Colorado 80033 Attention: Meredith Re: Our Client: Our File No.: Greg Stieger 4243 Harlan Street 98-103 RECENED JAN 1 3 1998 Dear Meredith: As you know, we represent Greg Stieger in connection with his application for a Special Use Permit for his property at 4243 Harlan Street. I am writing to inform the City that I do not believe that a Special Use Permit is required for a counseling office in the R-C zone. As you know, Section 26-21 of the Wheat Ridge City Code contains the district regulations for the R-C zone. Pursuant to Section 26-21(B)(1), all permitted principal uses in the RC-1 zone are also permitted principal uses in the R-C zone. Nonresidential counseling offices are a permitted principal use in the RC-1 zone pursuant to Section 26-20(B)(3). Thus, such offices are permitted principal uses in the RC zone. It is not clear why Section 26-21(E)(1) lists counseling clinics as uses requiring a Special Use Permit, unless those requiring a permit are only those "including both residential and non-residential facilities." However, having already classified non-residential facilities as uses by right, the ordinance cannot also require a Special Use Permit. 12600 West Colfax Avenue, Suite C-400 Lakewood, Colorado 80215 Phone: (303) 232.5151 Fax:(303)232-5161 Planning Department City of Wheat Ridge January 12, 1998 Page 2 Please make this letter a part of the case file in this matter. Sincerely yours, G Evan S. Lipstein ESL:dpw cc: Mr. Greg Stieger MEMORANDUM Approved Date TO: Meredith Reckert, Senior Planner FROM: Greg Knudson, Development Review Engineer DATE: January 7, 1998 SUBJ: 4243 Harlan Street, SUP-98-1/Steiger The Public Works Department has reviewed the Planning Department referral dated December 29, 1997 for the above referenced site, and does not have any comments at this time based upon your information that interior modifications to the existing structure are the only changes proposed for the site. cc: Alan White, Planning & Development Director Dave Kotecki, Sr. Project Engineer Steve Nguyen, Traffic Engineer John McGuire, City Surveyor File 7500 West 29th Avenue The City of Wheat Ridge, Colorado 80033 Wheat Telephone 303/ 237-6944 Ridge December 29, 1997 The Wheat Ridge Department of Community Development has received a request for approval of a Special Use Permit to allow a clinic for non-residential counseling and treatment in a Restricted-Commercial zone district at the property described below. Your response to the following questions and any comments on this proposal would be appreciated by January 12. 1998. No response from you by this date will constitute no objections or concerns regarding this proposal. CASE NO: SUP-98-1/Stieger LOCATION: 4243 Harlan St. REQUESTED ACTION: Approval of a Special Use Permit PURPOSE: To allow a clinic for non-residential counseling and treatment in a Restricted-Commercial zone district. APPROXIMATE AREA: N/A I. Are public facilities or services provided by your agency adequate to serve this development? YES NO. If "NO", please explain below. 2. Are service lines available to the development? YES NO. If "NO", please explain below. 3. Do you have adequate capacities to service the development? YES NO. If "NO", please explain below. 4. Can and will your agency service this proposed development subject to your rules and regulations? YES NO . If "NO", please explain below. 5. Are there any concerns or problems you agency has identified which would or should affect approval of this request? Please reply to: Meredith Reckert Department of Planning & Development DISTRIBUTION X TCI of Colorado X Water District (Wheat Ridge) X, Jeffco Health Department X Sanitation District (Wherat Ridge) Jeffco Schools X Fire District (Wheat Ridge) Jeffco Commissioners Adjacent City X Public Service Co. X US West Communications State Lane Use Commission State Geological Survey Colorado Dept. Of Transportation Colorado Div. Of Wildlife Denver Water Board WHEAT RIDGE Post Office X WHEAT RIDGE Police Department X WHEAT RIDGE Public Works Dept. WHEAT RIDGE Park & Rec Commission WHEAT RIDGE Forestry Division X WHEAT RIDGE Building Division "The Carnation City" 7500 West 29th Avenue The City of Wheat Ridge, Colorado 80033 Meat Telephone 303/ 237-6944 - Ridgre a~ nr~m~ t December 29. 1997 JAN 0 9 1998 The Wheat Ridge Department of Community Development has received a request for aooroval of a Special Use Permit to allow a clinic for non-residential counseling and treatment in a Restricted-Commercial zone district at the property described below. Your response to the following questions and any comments on this proposal would be appreciated by January 12. 1998. No response from you by this date will constitute no objections or concerns regarding this proposal. CASE NO: SUP-98-1/Stieger LOCATION: 4243 Harlan St. REQUESTED ACTION: Approval of a Special Use Permit PURPOSE: To allow a clinic for non-residential counseling and treatment in a Restricted-Commercial zone district. APPROXIMATE AREA: N/A Are public facilities or services provided by your agency adequate to serve this development? YES NO . If "NO", please explain below. Are service lines available to the development? YES NO . If "NO", please explain below. 3. Do you hav adequate capacities to service the development? YES 7NO . If "NO", please explain below. 4. Can and wil your agency service this proposed development subject to your rules and regulations? YES NO . If "NO", please explain below. 5. Are there any concerns or problems you agency has identified which would or should affect approval of this request Please reply to: Meredith Reckent nvt Department of Planning & Development DISTRIBUTION: X Water District (Wheat Ridge) X Sanitation District (Wherat Ridge) X Fire Disttict (Wheat Ridge) Adjacent City X Public Service Co. X US West Coin munications State Lane Use Commission State Geological Survey Colorado Dept. Of Transportation Colorado Div. Of Wildlife X TCI of Colorado X Jeffco Health Department Jeffeo Schools Jeffco Commissioners Denver Water Board WHEAT RIDGE Post Office X WHEAT RIDGE Police Department X WHEAT RIDGE Public Works Dept. WHEAT RIDGE Park & Rec Commission WHEAT RIDGE Forestry Division X WHEAT RIDGE Building Division "The Carnation City" 7500 West 29th Avenue Wheat Ridge, Colorado 80033 Telephone 303/ 237-6944 JAN 0 5 1998 December 29, 1997 The City of Wheat Ridge The Wheat Ridge Department of Community Development has received a request for approval of a Special Use Permit to allow a clinic for non-residential counselint and treatment in a Restricted-Commercial zone district at the property described below. Your response to the following questions and any comments on this proposal would be appreciated by January 12. 1998. No response from you by this date will constitute no objections or concerns regarding this proposal. CASE NO: SUP-98-1/Stieger LOCATION: 4243 Harlan St. REQUESTED ACTION: Approval of a Special Use Permit PURPOSE: To allow a clinic for non-residential counseling and treatment in a Restricted-Commercial zone district. APPROXIMATE AREA: N/A Are public facilities or services provided by your agency adequate to serve this development? YES NO. If "NO", please explain below. 2. Are service lines available to the development? YES~(_ NO . If "NO", please explain below. 3. Do you have adequate capacities to service the development? YES V NO. If "NO", please explain below. 4. Can and will your agency service this proposed development subject to your rules and regulations? YES ~C NO. If "NO", please explain below. 5. Are there any concerns of problems you agency has identified which would or should affect approval of this request? Please reply to: Meredith Reckert Department of Planning & Development DISTRIBUTION: X Water District (Wheat Ridge) X Sanitation District (Wherat Ridge) X Fire District (Wheat Ridge) Adjacent City X Public Service Co. X US West Communications State Lane Use Commission State Geological Survey Colorado Dept. Of Transportation Colorado Div. Of Wildlife X TCI of Colorado X Jeffco Health Department Jeffco Schools Jeffco Commissioners Denver Water Board WHEAT RIDGE Post Office X WHEAT RIDGE Police Department X WHEAT RIDGE Public Works Dept. WHEAT RIDGE Park & Rec Commission WHEAT RIDGE Forestry Division X WHEAT RIDGE Building Division "The Carnation City" to i G r2 c~ L a°' ra l t (Pere, &Y~' p r'kr I CHIL-~ #;~a,cF isrC wows is ° Gvutafx° ~r , Gl.i -n~T`~ mmq J[64 F~,Lf T-( Gvu(?-~ M i ua 121f5V f t0 p- C CA437Y I~w i t~tttlo4z P~~~~~ W t t,u ;AAL,r GA I x" t~ E G ~t~hT~"~c r~-1 l 4tl StG>~ C4Q t$4' ~y ~p.~,vaCr. '[?c nrn"Tx1~= ~t(aP tN~ F A(Z- 1 h~ I ~s p , t Wtuor?C~ IV CWouO`-S. t to FA S2V f O LL- fih - ' 9 s To t>A7 Name and Address Please Print . J L The Family Vidma Program 4243 Harlan Street WhwtRidge, CO 80033 (303) 403-8525 (ax) 403-8497 Greg Stieger, LCSW is proposing a special use permit for the Family Violence Program located at 4243 Harlan Street WheatRidge, Colorado. The location for this meeting will be at 4243 Harlan Street in WheatRidge, Colorado at 7:00 PM on 12-6-97. The City of Wheat Ridge has adopted a requirement that, prior to application for rezoning of property for Special Use Permits which allow a special use of land, an applicant must notify all residents within 600 feet and invite them to a Neighborhood Input Meeting. The purpose for this meeting is to allow the applicant to present his proposal to the neighborhood and also to allow the neighborhood to express directly to the applicant, their concerns issues and desires. A Staff Planner will attend the meeting to discuss City policy and regulations and the process involved, however, the Planner will remain impartial regarding viability of the project. Keep in mind that this is not a public hearing. Although a synopsis of the meeting will be entered as testimony, it is the public hearings in front of the Planning Commission and City Council where decisions are rendered. If you want input in the decision-making process. It is imperative that you attend the public hearings. The kinds of concerns residents normally have include the following: Is the proposal compatible with surrounding land uses and zoning? Are there adequate utilities and services in place or proposed to serve the project? What is the impact on our streets? Where will the storm drainage go? How will the project be designed to enhance rather than detract from the neighborhood? What specific changes can be made in the proposal to make it more acceptable to me? After attending the Neighborhood Input Meeting, please use the following space and the back of this form to list any specific concerns, issues or suggestions which you may have regarding this proposal. Please sign it and give it to the applicant, as he is required to provide these forms to the City along with his application. PRINT NAME ADDRESS PHONE The Family Kolmm Program 4243 Harfrm Street Wheatlt dge, CO 80033 (303) 403-8525 (ax) 403-8497 To: The City of WheatRidge, Colorado Re: Business License and "Special Use Permit." Date: 11-17-97 The Family Violence Program originated in 1989 due to the lack of substance abuse treatment being conjunctively administered to violent offenders, and the glib reference of "domestic violence' in referencing the suffering of men, women and especially the children within the family setting. "Family Violence" is a sad and debilitating reality in many families well as our communities and our society. Violence and addiction effects everyone whether directly or indirectly. With the increasing proliferation of violent offenders being released from prison, they need for programs such as The Family Violence Program have become crucial for insuring community safety. I was directly involved in the inception of CRS 18-6-803 (domestic violence laws) by testifying before 3 Senate subcommittees, supporting the need for legislation to hold violent offenders accountable for their behavior and to serve the community in insuring reasonable safety for the victims of violent crimes through treatment, monitoring and surveillance of said offenders. I have dedicated the last 12 years of my life toward the amelioration of violent behavior by creating and applying scientifically tested intervenient approaches and insuring the highest ethical and professional standards in the implementation of these approaches. Additionally, I have worked in developed violence prevention curriculum that is used in the Jefferson County School system and the Jefferson County Jail. Community based involvement's has always been a priority of this program's operation As well as providing in-service teaching for students and faculty to aid in addressing the dynamics of violence and addiction and to offer resources for children and their families. Currently, The Family Violence Program supplies 240 staff hours each month toward "indigent" clinical services for the poor (we receive no state, federal or other grant moneys for this). Our services include an advocacy program to help victims of violent crimes find the necessary resources to help themselves rebuild their lives or to simply find a safe harbor where their lives will not be in danger. We also work with social services in helping families whose children have been placed in temporary custody due to violence and addictions. Additionally, we have a youth offender program to assist youth away from directing their energy and time into drugs and gang activities. This also includes family therapy when it is appropriate. Currently, I hold licensure as a Licensed C finical Social Worker through the Department of regulatory Agencies pursuant to CRS 12-43-107,• a State Licensefrom the of Alcohol and Drug Abuse Division pursuant to CRS 12-22- 303:12-36-101:12-43-201.19-1-103.19-3-102.24-1-102 to 25-1-1100.2: 1710-101 to 129, State Cerdf radon to practice domestic violence therapy through the state appointed boards in the lsy 2nd, 17th, and 18th Judicial Districts pursuant to CRS 18-6-803 andfinally, Provider recognition from the Department of Corrections pursuant to CRS Article 50 of title 24: Tide V1 of the civil rights act of 1964. Section 504 of the Rehabilitation Act of 1975. the Education Amendments of 1972: the Age Discrimination Act of 1975: the American Disabilities Act, including Me 77, subtitle A, 24USC 12101, et seq.,: Amid isedmination Act of 1957 as amended, CRS 24-34-402. executive Order, Equal Opportunity and AfJrmadve Action, dated April 14, 1975 and all rules and regulations applicable to these laws prohibiting discrimination because of race, re[igiory color, national origit, creed, sex, age and handicap of federally assisted health and human services programs Other specificity's of programmatic services is outlined in the enclosed brochure. Thank you, \ Greg Stieger, LCSW, CAC III Executive Director: Family Violence Program W W N IMPROVEMENT SURV PART OF THE NE I/4 SW I/4 SEC.24,T COUNTY OF JEFFERSON,STATE W U :y W a W. 44TH AVENUE f N0. LINE SW i/4 SEC. 24 S89° ~W.i/4 COR. SEC.24,T3S,R69W FOUND 3~~ BRASS CAP tN RANGE 80X (L.S.#i32~~) 9 t ~ .Y~ [ 7 2.► I t L S 89°55 52 W limp- 150.00 ~ DEED & MEAS. ~x-Y -~t- ~ ~.-wOGO FENCE I.U~ S0. / ;n ~ ~ - - v ASPHALT 4 3. 4' ~ J 56.8' Ji 1 1 }y Q Y ~ r ~T W ( ~ ~ ~ 3 ~ ~ N ~ 0 IO 20 40 ~ ~ ~ z i ~ rn i w i I "y m d' L SCALE ~~~=2C~ W ~ , ~ y.v O I W~ J i E-- 0 LEGEND LL w a i- w Q ~ z cn 2 0 ° w d ~ o ~ OA - DENOTES SET NAIL to 3~ a N utNuTtS BEM ,~~F RE~iNh a ~:AF' _ L.S.#i~~~2 ~e7'r~~z' ~ -i ~ -r-...,...... ~ w i ~ 4 3. 4 it z . _a ( ~ 0 80-~wo~QFENCE+0.5~so. 150.00 DEED & MEAS. X89°55 52 "W I LU W ~,f frr ~ t{ 'a ,.111 d ..tea ~..f ..~J. ~'f. w Y / ( (A j~ i 3 II E 0 W, 42ND AVENUE f S89°55~52~~W (CALCUL CEPT'UTCA W. 38TH AVENUE F o _ _ _ _ _ _ - . _ _ - ~ SW COR. SEC. 24 S0. LINE SW t/4 SEC.24 S8~°53T2~,r J I ; ,Y ..e~...~~ t i"~ "f l' "T' R T ri t'~ 7"' e f '1" Y The City of Wheat ADMINISTRATIVE PROCESS APPLICATION ~Ridare Department of Planning and Development b 7500 West 29th Ave., Wheat Ridge, CO 80033 Phone (303) 237-6944 Applicant _LL,61 j Address 4"2-4-z, ..jA , vq- Phone L c52S Owner 5w4V4 Address Phone Location of request L-1-.2-43 c® goo-- Type of action requested (check one or more of the actions listed below which pertain to your request.) EjChange of zone or zone conditions 8 Variance/Waiver rTemporary a development plan approval Nonconforming use change cial use permit ❑ Flood plain special exception ditional use permit Interpretation of code use/building permit Zone line modification H Minor subdivision Public Improvement Exception Subdivision Street vacation H Preliminary Miscellaneous plat Final Solid waste landfill/ See attached procedural guide mineral extraction permit for specific requirements. ❑ Other Detailed Description of request List all persons and companies who hold an interest in the described real property, as owner, mortgagee, lessee, optionee, etc. NAME ADDRESS PHONE - '--c2 LGS~.J ~iz4, :~la~t en--nJ tt0"~ S?SaS xl~ I certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge and that in filing this application, I am acting with the knowledge and consent of those persons listed above, without whose consent the requested action cannot lawfully be accomplished. Applicants other than owners must submit power-of-attorney from the owner which approved of this action on his behalf. Signature of Applicant Subscribed and sworn to me this day of J,~'_tr, 19 9 7 SEAL Nota y Public My commission expires Date Received 6 - Receipt No4f-W Case No. CITY OF WHEAT RIDGE 11114!97 1:55 PM cdb ,u fant vilence prrjq RECEIPT 40-CO04388 AMOUNT FMSD ZONING APPLICATION F io0.00 PAYMENT RECEIVED AMOUNT CK 3342 100.00 TOTAL 100.00 t r }