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Home My WebLink AboutSUP-02-027500 West 29th Avenue Wheat Ridge, Colorado 80033 303/ 235-2846 Fax: 3031235-2857 The City of Wheat Ridge October 2, 2003 Dan Charleton 520 Main Avenue Norwalk, CT 06851 RE: Approval status for special use permit located at 11440 W. 44 h Avenue. Dear Dan: On April 28, 2003, City Council approved Case No. SUP-02-02, a request for approval of a special use permit to expand an existing pet care facility. Pursuant to Section 26-107(A)(2) final approvals will expire within one (1) year from the date of final approval if a building permit is not issued for the work authorized, or if the work is ceased for a period of one hundred twenty (120) days or more at any time after work is commenced. It has come to my attention that there has not been a building permit submitted for Best Friends to begin the expansion process. Randy Leeds and myself have had discussion regarding building permit submittal requirements, but I have not heard from him or yourself for several months. This letter is just a friendly reminder that the special use permit will expire one year (April 28, 2004) from the date of final approval. Please let me know if you are planning on proceeding with construction, or if the project is being revised or being abandoned. Sincerely, 4~ Michael Pesicka Planner, Community Development Cc. Randy Leeds 07/14/2003 23:54 3037362294 FAX TRANSMITTAL INTERGROUP - PAGE 01 J U L 1 4 2~~3 INTERGROUP Ar-chftects 2000 W. LITTLETON BOULEVARD UTTLETON, COLORADO 80120 GATE: U%' FAX: 3' 2- 5 FIRM: pAajj r(mr (S"~ ATTN: ~zs'- o9os" e PROJECT-' g~ rR u;- ,05 TOTAL NUMBER OF PAGES INCLUDING TRANSMITTAL: 2~- REMARKS: COPY T0: 363-z&5- ORIGINALS WILL BE MAILED: YES ❑ NO P- L ND (303) 738-8877 FAX 07/14/2003 23:54 3037382294 f 0. 2 WD F o s V ao vi J ~a W N a~i WaoN rc ~wLL ul LL Ga ow 0 LL W_u~u dr LLH z u'w~'o F-C30 N~mw m c w r LL OLL 1~-- 0 a~ 40 0 Z W m INTERGROUP PAGE 02 _L (MVW.W) &AMWAY Yisr i6H• WEST 1/4 CORNER WEST" E"a "T BEST FRIENDS KENNEL SECTION 21, T35. RW NTT OF A FOUND NT IN RIDGE SURW SITE DEVELOPMENT PLAN SURYET MONUMENT IN CAST IRON BOX. 3 1/4' -BRASS S 1 3CAP IN ALUMINUM PIPE 2 PER MONUMENT REcoBa CORD n BEING A PART OF THE W 112, SW114, NW114 OF SECTION 21, T3S, R69W, OF THE 6TH PM NOV. 19. 1984 BY J.B. LAMBERT i CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO SlAld!'lIT I I ~ - - - W YFIP.IN, A R ANN. i LMO p OF NY . lH BASIS DF o. p1 K NY l H WFNt"TONW1KKi A MB GmF DO H.S., oaEN. 2ooz. m xpWU srANOPrbs a "I or K~o _ _-mil _ I I E}IS1P14 1 sifRY euYLYlc I sD.rT. „Yn xERE PREY . UXDER Yr XE9'wvac CXFxts 1 p ml ME ITC CWERSIOx4 WN SARMNS S EL N b i I .0 7TI Y FEPRF9FN! SAN WiU VA MY. V, Z J-nl W 1- b m ~W I ~6 of OU CENF R. aE PROFESSIONAL VJW SURVEYOR N U Q rn W I CLCPACO X0. 31935 m 1 Z 1 ON . Cx BExALF OF W ENCWEERWG LLC ` 2]OI N. CHANT SIRFFT. 9AR 110 i- bq 1 N W.. MORAM SI'N1 N ~ b W I I l1 124* 0.11E i1BE ACCESS I I I` y W I I W 1 I I O ~ 3 / icAL IFSIMVMM ~ m a CF 1 PPRi OF MEW 1/2 $W 1/4 NW t/P EECNpI ' J - ME 6TH P.K. ptt OYM514P 3 SWIH. RM'GE 69 NEST Cf W .FfFEfl5a1r9TAYE Cf {i YMFAT PoOCE - ; 11 Cl u1 p I = ARI FOWAO. RIiG YCPE PIWWLLY OESD11&D AS N lf) I 3 I Z 19 ° IP-S CF BE- ME SW1N ONE DF lNE SW 1/a Nw tpbc f/A M SND SECT. 21 TOYM9GP ] SWM. RPNCE 69 i I EST OF ME GTH P.N.: BONS MONOMENTED AT B]M MF AST AND KST ENDS BY A 3 1/P' BRASS CAP SlAYPM %S - • WIS V3212a 0m.04NFD m BEAR SIS ,WLIYENCRIC AT ME ONE-.ARE. CQPNFA CF suo I WCT'M 21, TT.. N6TnI A aSTAHa OF soz`W ' ° ET M THE POINT Or BECNNM . THENCE N 00YB'2] W. NSNC A 1ME 19].W fEEi K42RLY OF AMD PARALEL MM alE EAST OAS GE ME N t/2 SN I 1/4 HW114, A OBTANCE CE AO2.DI FEET TB ME SWM III Or MSi MM AVLNME. AS RENBOED TER BECLP. ~0. BS1w13 JEFFE . ODUNTY. C0.plADP. THENCE S B9'S9'W E ALCNC SAD $ ONE OF EST IN AVEMIE A aS.M 0' IB20B T. 1XENCE S O,,W T E. A1MC A NINE 15. D2 iETT KSI " QI,FFF pNp pARp lC_ WIN SAID EAST OXE Di MEW 1/2 SN f CENTER 1/I CORNER 1/4 Hw 1/A omrxFE OF bOO.oo FEET: SECTION 21. T3S. R69W MEND N 893 Wf w..LLWO A ONE FFET i POUND CITY DF MEAT RIDGE _ 5a1MEFlY OF ADD PAAALLEI M UN SAID SWM LINE OF SURVEY MONUMENT IN CAST EST 44TH MNUE. A DIBTANFE M IMINT FEET TO T E 'T., CF MANMNG I ` IRON BOX , 3 1/4' BRASS CAP WNTNMMC A CALWUTFB AREA OF 72.797 SWNR FEET M N IN ALUMINUM PIPE LS 13212 PER MONUMENT RECORD FILED eT ACRES I i NOV. 19, 19M BY J.S. LAMBERT ~onamBFUr2WA Xr b NMI STORY I BUILDING 41% SF X ATTACHED TO EXG GARAGE . EMSnxD T MRAQ sNO sort. g J- S00'28 3 VARIANCE QUEST FOR 5' BUILDING SETBACK U N P L A T T E D A-2 ZONING 23'W z 1 - -115' SIDE LOT BUILDING SETBACK I I I IT ill 5 A-2 1 ZONING I ZONING ZI 'I I 8/ z WnMx I I I W2111 Ti FS I r J -NEON NI.Vq T' I I I I I r I I T I e - J15 91 UNPLATTED A-2 ZONING KEY NOTES: L EXISTING A9RU4-T PAWY z EXISTING LNmFLAFEAOFEN 6PACE AREA WE LAND5CAPE fiN1 A EXISTING CONCRETE PANN' 4 EXISTING PENCE. 6. EXISTIWi 9' WDE PARCING SPA' - I EXISTING RANOI p ACCESIIMI PARONG SPACE. "T, NEW CCNCRvm NfA AND GUTTER ALON i EWE OF EXISTING DPoY£ ME GRADING~DRAM^!.e PLAY A NEW OONcRETE IRA VASE PAN. WE GR.CDWiNRAINK£ PLN1 6 NEW DETFNTICH PJND. SEE GRADMG/DRADIAGE MAN. M IEWI CATCN BASH PIPED TO STCAN SEWER N STREET. SEE GRAD9YVDRAINA'£ FL, L L NEW E' WIDE PNA'ING SPACE O. REF1?r EXI5TING PARK11'li' SPACES h STRIFE AND SXW FOR FIRE LANE - NO PN2CING'. G, rX DIRT EXISIM FENCE P.IR NEW 24' WIDE GATES FOR FIRE DEPT. ACCE°B µ REPIOVE EXISTING WOOD FENCE FOR NEW FIRE ACCE55 La I NEW WY9ICAP ACCESSIBLE RA"P WITH HANDRAILS TO PRE, O'IHDOG eN sr'. _ IB. NEW WALL FIOWIED LIGHT FIXTURE. CUT-'RP MILE WITH NO fiLARE OFF SITE SITE DATA: A t]WFE AlIP~IR - {Ef A'BIFL NCOLp1 VKAM LLSE PEWBT MEIDTMEA 415119 3*11 OF 9lILCEYa fOhRK£ QpiEF n9A{> 0~w .1 O CWCFT'NEL RIIS 4.4109 low 4.4lO 9 low 0 OWYA LKB °F. lTIL4! 9M09 n0.`A1 WE ACCESS AND ARE AND ACCESS I-ME RE v+nxAFE AREA ~ AREA WWISP Waal WISP xiyNS r1Wv fl ATARA NGN-PAKL' 15309 lint 0. MDNTRLY.'IYI-IG ABSEL NFA5 1b359 0 X0IF 0. E n°^~s BW IF 0 v:NMG .ca UUWS 0 GROOI e609 0 6TPE CIlLAR'IWL LED, IBS 0 PAMOA E48}NOAIA W4LE6 d PPYFb. _ Eta N#9N:N"ROLE6 15PAGE 0' TRW BTAVDAJ✓D 6PAC$ T SP 1 SPACE TOTAL EPA^E5~m tlYP~S 81 1PAL£ ➢i_ UILOINO SETBACK = - - w~ E - I I I 1 I I I XI ~I i NI DI of ~I ml OI I pl 1 I I ..J PET NW Y_o SW SITE PLAN N . SCALE: I° = 20'-0' VICINITY MAP SCALE: NOT TO SCALE --UJ __FEB 14 2007 EXHIBIT 3 I k C I>: ro I` W e I, T 4 F B2 m 10. I ® I I 1 I II TD INTERGROUP, INC. 2000 West Littleton Boulevard Littleton, Colorado 80120 (303) 738-8877 Fax I(3I03)) A738-2294 TO C1 I Y ~1~1~.AT~lDc, ]5CKD W~s► Z9 AVENUE X11 AT ►pC- t co $ oz15" Mguvmn @I 4 0 & K1(G3 VLIMf1L5 DATE 5 D3 +J J02a w O iJ GC 1 AITENTIO' 1 1 g.~JC.AA-L P SI cKA l 1 RE: c ~C PEI- saT Ste) WE ARE SENDING YOU 1V-Attached ❑ Under separate cover via MA I L ❑ Shop drawings ❑ Prints ❑ Copy of letter ❑ Change order ❑ Plans ❑ Samples following items: ❑ Specifications COPIES DATE NO. DESCRIPTION Z 05 st7E PLC 5s` Z (0 0~ ILyA~IoNS THESE ARE TRANSMITTED as checked below: ❑ For approval ❑ Approved as submitted ❑ For your use ❑ Approved as noted ❑ As requested ❑ Returned for corrections ❑ For review and comment ❑ ❑ FORBIDS DUE REMARKS FI_ ASt ❑ Resubmit copies for approval ❑ Submit copies for distribution ❑ Return corrected prints ❑ PRINTS RETURNED AFTER LOAN TO US 'Fo0Td'1211171 SQvAeE i-7b0TNCaF R- LA&ws TrI _ SkMr_ 1s Glut nor- A C,&u- IF ~rF~j Y (r,~U~s JcVS COPY TO SIGNED: ' ` ` if enclosures are not as noted, kindly notify us at once. ~ k r ~ BEST FRIENDS ~CE~V E~ ■ SITE DEVELOPMENT PLAN n t~%, ~FING A PART nF THEW 1/2_ SW1/d_ NW1/d ~F SFCTICa[~ 21_'~'3 3s, ~r, of -r ' i ~ ; ~ 5 E ~ 8 ~-r~ ~ ~n~ nQenn a 6 ~ \ ' ~ 1 to } } 71 }S ~tl. n' ;3 6 «~.Z. , I g ti U t'y' r ,rye r~ r r i , .g a p ~ ~ } x; y C `r Y F~ e ~ ~ 4 f4 t 6 .s /bt ~ r C i Rr,. 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CO M U w 0 ir a- 0. 7500 West 29th Avenue The City of Wheat Ridge, Colorado 80033 Wheat Telephone 303/235-2846 Ridge FAX 303/235-2857 May 6, 2003 Randy Leeds Intergroup Architects 2000 W. Littleton Blvd. Littleton, CO 80120 Dear Mr. Leeds: Please be advised that at its meeting of April 28, 2003, City Council approved Case No. SUP-02-02, a request for approval of a special use permit to expand an existing pet care facility for property zoned Agricultural- Two and located at 11440 West 44`" Avenue, for the following reasons: 1. It will meet a proven public need to fill a void in necessary services. 2. It will not have a negative impact on the general health, safety and convenience of persons in the neighborhood, and fire service will be improved. 3. The request will not contribute to blight in the neighborhood. 4. Revenues to the City may increase. 5. It will not impact the adequate supply of light and air nor will it cause significant noise, water or air pollution. With the following conditions: 1. That the special use permit shall be a grant of use that runs with the land in perpetuity. 2. That the concrete fire access pad be shortened in length, and have trees planted between the existing building and the proposed addition. Staff will work with the applicant and Arvada Fire Department to locate the trees so fire access is not compromised. City Council also approved variance request A, considered concurrently with Case No. SUP-02-02, a request for approval of a 10-foot rear yard setback variance from the 15-foot rear yard setback requirement resulting in a 5-foot rear yard setback from property zoned Agricultural-Two and located at 11440 West 44'Avenue, for the following reasons: 1. The request will not alter the essential character of the locality. 2. The split zoning of the property does constitute a hardship. 3. The request will not have a negative impact on the surrounding neighborhood or community. Randy Leeds Page 2 May 6, 2003 Finally, City Council approved variance request B, considered concurrently with Case No. SUP-02-02, a request for a variance to the maximum allowed building coverage of 25% for property zoned Agricultural- Two and located at 11440 West 44' Avenue for the following reasons: 1. The request will not alter the essential character of the locality. 2. The split zoning of the property does constitute a hardship. 3. The request will not have a negative impact on the surrounding neighborhood or community. Enclosed is a draft copy of the City Council minutes. Please feel free to contact me at 303-235-2846 if you have any questions. Sincerely, Kathy Field Administrative Asst. Enclosure: Draft of Minutes cc: Daniel Charleton Best Friends Kennels 520 Main Ave. Norwalk, CT 06851 SUP-02-02 (case file) c ..\Ny D \K tby\PCUTS\PLANGCON\COR SM002\SOP0201 CITY COUNCIL MINUTES: April 28, 2003 Page -2- William Peterson, 6601 West 26th Avenue, thanked the City of Wheat Ridge for the streetscaping on 38th Avenue, the Christmas lights, the jazz on the net. He gave a check to the City Clerk for $50.00 for the lights, the jazz, whatever for the City. Amber Rae, 4000 Yarrow Street, addressed Ordinances 1273 and 1274, Psychic Advisors and Tattoo Parlors. She is concerned about limiting free enterprise and asked that these Ordinances be repealed. APPROVAL OF AGENDA Motion by Mr. Schneider to hold an Executive Session after Elected Officials Matters for the City Manager's annual review; seconded by Mr. Mancinelli; carried 7-1 with Mr. Gokey voting no. PUBLIC HEARINGS AND ORDINANCES ON SECOND READING Item 1. Public Hearing on Request for approval of a Special Use Permit to allow for the expansion of a Pet Care Facility with associated variances for property located at 11440 West 44th Avenue. (Case No. SUP-02-02) (Pet Village, Inc.) AFT Item 1 was introduced and read by Mr. Hanley. Meredith Reckert, Community Development Department, was sworn in by the Mayor and presented the staff report. Randy Leeds, architect for the applicant, was sworn in by the Mayor and agreed with the staff report. The new building will tie in with the old building as far as color and roof construction. This facility will provide about 60 more kennels, which is a 40% increase. Most of the animals will be housed in the new addition, with the exception of their busiest times of year. Dan Charleton, owner/applicant, was sworn in by the Mayor and answered questions. Motion by Mr. Hanley to approve Case No. SUP-02-02, a request for approval of a special use permit to expand an existing pet care facility for property zoned Agricultural- Two and located at 11440 West 44th Avenue, for the following reasons: 1. It will meet a proven public need to fill a void in necessary services. 2. It will not have a negative impact on the general health, safety and convenience of persons in the neighborhood, and fire services will be improved. 3. The request will not contribute to blight in the neighborhood. 4. Revenues to the City may increase. 5. It will not impact the adequate supply of light and air nor will it cause significant noise, water or air pollution. CITY COUNCIL MINUTES: April 28, 2003 Page -3- With the following conditions: 1. The special use shall be"a grant of use that runs with the land in perpetuity. 2. That the concrete fire access pad be shortened in length, and have trees planted between the existing building and the proposed addition. Staff will work with the applicant and Arvada Fire Department to locate the trees so fire access is not compromised; seconded by Mr. Gokey; carried 8-0. Motion by Mr. Hanley to approve variance request A, considered concurrently with Case No. SUP-02-02, a request for approval of a 10 foot rear yard setback variance from the 15 foot rear yard setback requirement resulting in a 5 foot rear yard setback for property zoned Agricultural-Two and located at 11440 West 44th Avenue, for the following reasons: 1. The request will not alter the essential character of the locality. 2.. The split zoning of the property does constitute a hardship. 3. The request will not have a negative impact on the surrounding neighborhood or community; seconded by Mr. Mancinelli; carried 7-1 with Mr. DiTullio voting no. RAFT Mr. DiTullio stated that, based on the comments made by the Planning staff regarding the variance, the applicant can still go ahead and build his building, just a smaller footprint, if the variances were denied. The property can yield a reasonable return in use, service, or income if the variance is denied. Motion by Mr. Hanley to approve variance request B, considered concurrently with Case No. SUP-02-02, a request for a 4.8% variance to the maximum. allowed building coverage of 25% for property zoned Agricultural-Two and located at 11440 West 44tH Avenue, for the following reasons: 1. The request will not alter the essential character of the locality. 2. The split zoning of the property does constitute a hardship. 3. The request will not have a negative impact on the surrounding neighborhood or community; seconded by Mrs. Rotola; carried 7-1 with Mr. DiTullio voting no. Item 2. Council Bill 10-2003 - An Ordinance amending Section 26-614 Trash Storage Area Screening of the Code of Laws of the City of Wheat Ridge. (Case No. ZOA-03-01) Council Bill 10-2003 was introduced on second reading by Mr. Schneider, who also read the title and executive summary; Clerk assigned Ordinance No. 1284. Meredith Reckert presented the staff report. A W rT~ r T~ V1 W 0 O V ~ O O -0 t~ 4-+ V a" CC C~ O O O v C~ O N N .9 M O O N N U O U z •If~I~ 0 W ^ /Y 7~ O ~ 00 W P C A rl N M N N O 00 l ~p 4"o M M 01 00 00 l~ N N rl N W P~ U W W ~ x E-+ ~ a I m TTI^^~1 v1 iz is 0 - to I ' S I NsP 7T5 III I < t - n I e U ! x^v3Aa Idi n9 'C..1VV".: ,AS y ~ l y/ t I ✓ , /I t{ V i ~ ~ ~ o { ti ' ~ V `4.11 l~ 4 sR~ j f ~ r , I r f ! v r V /fj J I t;i i ~I I l J i 1 NI I it I I I I -^i I`j Sur pIK'1'sJ ~C{ pr L) I rf-~ ~ 1 r/ Ur i t .rl l y r 1 ~ yn € v 1 \re 1 3 I ~ l e-l rmi E~~ _ A r k 'i I y r _ ...:40.8:..... ~ ~ m... NgG8c5E?i- fl 1 F U N w~ F .l# ut n Ufl K ZS 3 F.. T} ~ 'q, r t3 ~f". ~ P tC 4.. ,~,x t ,i F 1 µ ~ '2+^' ~ is ~ ~ a +ti 5 q ~ ~ F{ ~ ' ~~YS a ti ~ rO hw ~I/ O O O r.., O fxi t k ev" ems.- b I 3 i i M f r 1 k v- y O!ff O U O U U U U ~k f~fk1~ O O O GA . r., O O yeti. Y 1 1~1 M W eOe I~1 O t~ f~ tWt W O W U O O O bA O O W w 4-4 O O .s O V A aA W a~ O a~ 114 M PLO COO W O POO E O O O O 0 W w 4-4 O O O bA O 7161, L L V WE Ck' • rA V J 0 a~ c~ W* r4 C`• 0 COO a~ A cv POy O 0 M C`• ~O Poo .w•0 FEEMI O COO P04 ci 14 C`• 0 U -4100 0 kl~ N M POO O 0 O bA V 0 0 0 O WM W 9 C`• 0 W a~ A O ~ 00 O~ ~I rl 1-4 N M 4 ~ `O i REQUEST FOR CITY COUNCIL ACTION COUNCIL MEETING DATE: April 28, 2003 TITLE: REQUEST FOR APPROVAL OF A SPECIAL USE PERMIT TO ALLOW FOR THE EXPANSION OF A PET CARE FACILITY (SUP-02-02) WITH ASSOCIATED VARIANCES FOR PROPERTY LOCATED AT 11440 W. 44TH AVENUE, CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO. ® PUBLIC HEARINGS ❑ ORDINANCES FOR 1ST READING (Date: ) ❑ BIDS/MOTIONS ❑ ORDINANCES FOR 2ND READING ❑ RESOLUTIONS Quasi-Judicial: ® ❑ Yes No Director of Community Development City Manager EXECUTIVE SUMMARY: Best Friends Pet Care is requesting approval of a special use permit to allow for the expansion of an existing pet care facility. Included in this agenda item are associated requests for a 10-foot rear yard setback request from the 15-foot rear yard setback requirement (Request A), and a 4.8% variance to the maximum allowed building coverage of 25% in the A-2 zone district (Request B). The applicant is requesting building coverage of 29.8%. If the special use permit is not approved, no action should be taken on the variance requests. Planning Commission recommended approval with conditions. One of which is a berm and masonry wall totaling a height of eight feet to be installed along the southern end of the facility. This condition is unenforceable according to the City Attorney. The Fire District objects to this condition as it would obstruct fire access. An alterative plan that provides buffering for the park has been accepted by staff, the applicant, and the Fire District. This alternative is included in the motion for approval. Planning Commission recommended approval of Case No. SUP-02-02 at their meeting on April 3, 2003, with conditions. Planning Commission reviewed Case No. SUP-02-02 on April 3, 2003, and recommended approval of the special use permit for the following reasons: 1. It will meet a proven public need to fill a void in necessary services. 2. It will not have a negative impact on the general health, safety and convenience of persons in the neighborhood, and fire service will be improved. 3. The request will not contribute to blight in the neighborhood. 4. Revenues to the city may increase. 5. It will not impact the adequate supply of light and air nor will it cause significant noise, water or air pollution. With the following conditions: 1. That the special use permit shall be a grant of use that runs with the land. 2. That any existing trees that are removed for the proposed expansion be replaced along the southern property line to help buffer Prospect Park from the development. 3. A combination berm and masonry wall totaling at least eight feet in height be required to enclose the southern end of the facility Planning Commission also recommended approval of for variance request A, considered concurrently with Case No. SUP-02-02, a request for approval of a 10 foot rear yard setback variance from the 15 foot rear yard requirement resulting in a 5 foot rear yard setback, for the following reasons: 1. The request will not alter the essential character of the locality. 2. The split zoning of the property does constitute a hardship. 3. The request will not have a negative impact on the surrounding neighborhood or community. Finally, Planning Commission recommended approval of variance request B, considered concurrently with Case No. SUP-02-02, a request for a variance to the maximum allowed building coverage of 25% for property zoned, for the following reasons: The request will not alter the essential character of the locality. The split zoning of the property does constitute a hardship. The request will not have a negative impact on the surrounding neighborhood or community. STATEMENT OF THE ISSUES: The one outstanding issue is regarding condition number three from the Planning Commission hearing. Staff conferred with the City Attorney, and a conclusion was reached that a condition cannot be attached that is not permitted by development regulations set forth in Chapter 26 of the City of Wheat Ridge Code of Laws. Pursuant to Section 26-603.A., fences, walls or hedges above the height of 6 feet are prohibited. A letter received from Arvada Fire Department on April 14, 2003, states that the 8 foot wall would obstruct fire access to the southern end of the facility. The applicant has already redesigned the layout of the proposed building to accommodate fire access requirements to the site. An alternative to the berm and wall is to shorten the length of the concrete fire access pad by a few feet, and plant trees between the existing building and the proposed expansion. This would provide a buffer to the park, and replace some of the existing trees that will be removed for the new building. This alternative plan has been discussed with the Arvada Fire Department, and they are willing to work with the applicant and staff to locate the trees so as to not interfere with fire access requirements. Condition No. 2 of Planning Commission is not needed if this alterative is accepted. ALTERNATIVES CONSIDERED: None FINANCIAL IMPACT: The City has received a one-time application fee for the special use permit. If any development occurs, the City will receive a one-time fee for a building permit application. There may be economic gain through increased sales tax to the city as a result of the expansion. RECOMMENDED MOTION: Special Use Permit "I move to approve Case No. SUP-02-02, a request for approval of a special use permit to expand an existing pet care facility for property zoned Agricultural-Two and located at 11440 W. 44th Avenue, for the following reasons: 1. It will meet a proven public need to fill a void in necessary services. 2. It will not have a negative impact on the general health, safety and convenience of persons in the neighborhood, and fire services will be improved. 3. The request will not contribute to blight in the neighborhood. 4. Revenues to the city may increase. 5. It will not impact the adequate supply of light and air nor will it cause significant noise, water or air pollution. With the following condition: 1. The special use shall be a grant of use that runs with the land. 2. That the concrete fire access pad be shortened in length, and have trees planted between the existing building and the proposed addition. Staff will work with the applicant and Arvada Fire Department to locate the trees so fire access is not compromised." or, "I move to deny Case No. SUP-02-02, a request for approval of a special use permit to expand an existing pet care facility for property zoned Agricultural-Two and located at 11440 W. 44th Avenue, for the following reasons: 1." Variance Request A "I move to approve variance request A, considered concurrently with Case No. SUP-02-02, a request for approval of a 10 foot rear yard setback variance from the 15 foot rear yard setback requirement resulting in a 5 foot rear yard setback for property zoned Agricultural-Two and located at 11440 W. 44th Avenue, for the following reasons: The request will not alter the essential character of the locality. The split zoning of the property does constitute a hardship. The request will not have a negative impact on the surrounding neighborhood or community." or, "I move to deny variance request A, considered concurrently with Case No. SUP-02-02, a request for approval of a 10 foot rear yard setback variance from the 15 foot rear yard setback requirement resulting in a 5 foot rear yard setback for property zoned Agricultural-Two and located at 11440 W. 44th Avenue, for the following reasons: 1." Variance Request B "I move to approve variance request B, considered concurrently with Case No. SUP-02-02, a request for a 4.8% variance to the maximum allowed building coverage of 25% for property zoned Agricultural-Two and located at 11440 W. 44th Avenue, for the following reasons: The request will not alter the essential character of the locality. The split zoning of the property does constitute a hardship. The request will not have a negative impact on the surrounding neighborhood or community." or, "I move to deny variance request B, considered concurrently with Case No. SUP-02-02, a request for a 4.8% variance to the maximum allowed building coverage of 25% for property zoned Agricultural-Two and located at 11440 W. 44th Avenue, for the following reasons: 1.11 Report Prepared by: Michael Pesicka (303)-235-2845 Reviewed by: Meredith Reckert(303)-235-2848 Attachments: 1. Planning Commission Staff report including review plan set. 2. Letter from Arvada Fire Department cc: K\PESICRAWlI TUFF\STA FREPORTS\RCA OR ESTFREN SSUP-02-02DOC MOTION FOR SUP-03-1/BEST FRIENDS FOR APPROVAL: "I move do to approve Case NO. SUP-02-02, a request for approval of a special use permit to expand an existing pet care facility for property zoned Agricultural-Two and located at 11440 West 44"' Avenue, for the following reasons: I. IT will meet a proven public need to fill a void in necessary services. 2. IT will not have a negative impact on the general health, safety and convenience of persons in the neighborhood, and fire services will be improved. 3. The request will not contribute to blight in the neighborhood. 4. Revenues to the city may increase. 5. It will not impact the adequate supply of light and air nor will it cause significant noise, water or air pollution. With the following conditions: 1. The special use shall be a grant of use that runs with the land in perpetuity. 2. That the concrete fire access pad be shortened in length, and have trees planted between the existing building and the proposed addition. Staff will work with the applicant and Arvada Fire Department to locate the trees so fire access is not compromised." CITY OF WHEAT RIDGE PLANNING DIVISION STAFF REPORT TO: Planning Commission CASE NO. & NAME: SUP-02-02/Best Friends DATE OF MEETING: March 27, 2003 CASE MANAGER: Michael Pesicka ACTION REQUESTED: Approval of a Special Use Permit to allow expansion of a pet care facility with a 10-foot rear yard setback variance from the 15-foot requirement and a variance to the maximum allowed building coverage of 25% for property zoned Agriculture-Two (A-2). LOCATION OF REQUEST: 11440 W. 44`s Avenue NAME & ADDRESS OF APPLICANT: Randy Leeds Intergroup Architects r 2000 W. Littleton Blvd Littleton, CO 80120 NAME & ADDRESS OF OWNER: Pet Village, Inc. 520 Main Ave Norwalk, CT 06851 APPROXIMATE AREA: 72,984 square feet (1.67 acres) PRESENT ZONING: Agriculture-Two (A-2) & Commercial-One (C-1) PRESENT LAND USE: Pet care facility SURROUNDING ZONING: N: Restricted-Commercial; S, E & W: Agriculture-One (A-1) SURROUNDING LAND USE: N: Commercial trailer sales; S & E: Public Open Space; W: Historic landmark COMPREHENSIVE PLAN: Transitional Residential (TR) & Park and Open Space (P) ENTER INTO RECORD: (X) COMPREHENSIVE PLAN (X) CASE FILE & PACKET MATERIALS (X) ZONING ORDINANCE (X) DIGITAL PRESENTATION ( ) SUBDIVISION REGULATIONS (X) EXHIBITS ( ) OTHER JURISDICTION: The property is within the City of Whea t Ridge, and all notification and posting requirements have been met, therefore, there is jurisdiction to hear this case. Planning Commission ATTAC H M E N T 1 1 SUP-02-02/Best Friends I. REQUEST The applicant is requesting approval of a Special Use Permit to allow expansion of an existing pet care facility with a 10-foot rear yard setback variance from the 15-foot rear yard requirement and a variance to the maximum allowed building coverage of 25% for property zoned Agriculture-Two (A-2) The purpose of the request is to allow for the expansion of an existing pet care facility, improve landscaping, and provide better fire access to the site. (Exhibit-1, LEtterrof Request:). The applicant/owner does not reside on the property. The business is currently located in an existing building and detached garage, all of which will remain on the property with the proposed expansion of facilities. The property is split-zoned. The C-1 (north) portion of the property is approximately 31,671 square feet in area, and the A-2 (south) portion is approximately 41,314 square feet in area (Exhibit 2,Vicunty" Pursuant to Section 26-204 of the City of Wheat Ridge Code of Laws, pet care facilities and kennels are not allowed uses in the C-1 zone district, and they are special uses in the A-2 zone district. With that in mind, the review for this application has been limited to the A-2 zoned portion of the property. The reason for this is since pet care facilities are not allowed in the C-1 zone district, and the proposed expansion is limited to the A-2 portion, staff is not requiring the applicant to meet the development standards for the C-1 zone district. All components of the facility except the access drive from W. 44 h Avenue are located on the A-2 portion. Two variance requests are included with the special use permit. A 10-foot rear yard setback variance from the 15-foot rear yard setback requirement, and a variance to the 25% maximum allowable building coverage. The applicant is proposing building coverage of approximately 29.8% for this proposal. Although the kennel site improvements will occur on the A-2 portion, the applicant is proposing to plant four street frees along W. 44°i Avenue, which is on the portion of the property zoned C-1. The applicant and staff agreed that planting trees along W. 44`h Avenue would be more beneficial to the property than if the trees were planted further back on the A-2 portion. Special uses are "discretionary uses which are clearly shown to be void or deficient in an area and which, if properly designed, developed, operated and maintained," may be approved. "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 on the surrounding land use, street and public service facilities." The Planning Commission shall recommend whether the special use is dependent upon design, management or operational aspects so that the SUP should be a personal grant of use to the owner or whether the SUP runs with the land. If it is recommended to run with the land, then the following must be decided: 1) if it is in perpetuity, 2) is personal to the applicant and may or may not be inherited or, 3) if it should be granted for a defined period of time. Three separate motions will be required for the individual case components. H. CASE HISTORY The property in question is approximately 72,984 square feet in area. The CA portion contains 31,671 square, and 41,314 square feet make up the A-2 piece. The property is presently zoned Agriculture-One (A-2) and Commercial-One (C-1). The property is rectangular in shape and relatively flat. The Lees and Baugh Ditch runs parallel to the southern property line. Prospect Park and Lake lie to the south and east Planning Commission 2 SUP-02-02/Best Friends of the property. To the west is the Joy Williams Barn, which was designated a historical landmark by the Wheat Ridge City Council in August of 1998. To the north across W. 44`s Avenue are a trailer sales business and a single-family residence. As far back as 1971, City building records show the property being used as a pet care facility. There have been a few different owners and some upgrades over that time span, but the use has not changed. Best Friends has owned and operated the site since 1998. Prior to the zoning revisions in February of 2001, a pet care facility/kennel was a permitted use in the A-2 zone district. Now any new pet care facility/kennel, and any expansion of an existing facility requires a special use permit in the A-2 zone district. III. NEIGHBORHOOD MEETING A meeting for neighborhood input was held on September 17, 2002. The following persons were in attendance: Michael Pesicka - City Staff Travis Crane - City Staff Dan Charleton - Owner/applicant Phil Edwards - 11297 W. 44' Avenue Warren Johnson - 11600 W. 44"' Avenue Corrine Deorio- 7990 Melrose Drive The following issues were discussed: -Concern over the property changing hands over the last twenty years. -Neighbors are concerned about noise containment and waste disposal with regard to well-water issues. -Area residents wanted to know what would be done with the exercise area in the front of the property? IV. AGENCY REFERRALS The Public Works Department has reviewed a drainage report and traffic analysis for the proposed improvements. All public improvements are in place for the W. 44`s Avenue frontage. Valley Water District can serve the property. Arvada Fire Department has reviewed and approved the plans including the installation of a new fire hydrant. Jefferson County Department of Health and Environment has no issues with the physical improvements to the property. The Wheat Ridge Parks and Recreation Department recommends that there should be a buffer between the business and the greenbelt belt that is aesthetically pleasing, and that there should be no access to the greenbelt through the business. Agencies contacted but not responding: Qwest Communications, Xcel Energy, Lees & Baugh Ditch Company, Wheat Ridge Code Enforcement, Wheat Ridge Police Department, Wheat Ridge Forestry Division, Fruitdale Sanitation District. Planning Commission SUP-02-02/Best Friends V. PROPOSED SITE PLAN Attached in the plan set are sheets showing the location of new and existing buildings, a landscaping plan, and building elevations of the proposed expansion (E it 1,Thh- Set). The new building will be located to the east of the existing building. The proposed building will be approximately 4,135 square feet in size, and 17 feet high. The new building will consist of 60 kennels, laundry and kitchen facilities, and storage. The new structure is designed to minimize noise to adjacent properties. An outdoor play area will remain between the existing structure and the new building. The new building will be separated from the existing facility by 24 feet to accommodate Arvada Fire Department requirements, which will improve fire access to the site over current conditions. In addition, a new fire hydrant will be installed at the request of the fire department in the parking lot island. A minimum of 20% landscaping is required in the A-2 zone district. Pursuant to Section 26-502(C)(4) "For properties with existing development, landscaping, in addition to existing landscaping shall be required on a percentage basis up to the maximum required for that district." Because this is a 55% increase in building area, an 11 % increase in landscaping on the A-2 is required. There is 17% existing on the property, bringing the new total to 28.7%. Since the applicant is adding mainly kennel space, and not adding office or retail area, no additional parking spaces will be required. The applicant is relocating four spaces to the C-1 zoned portion of the property to accommodate the emergency access entrance required by the fire department. The relocated spaces will meet current design standards for off-street parking stalls. Architectural material proposed for the new building is split-faced, scored concrete block, and will be colored to match the existing building. The roof will also be designed to match existing conditions. VI. CRITERIA Staff has the following comments regarding the criteria used to evaluate a special use: 1. 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. Pet care facilities/kennels are a common business in Wheat Ridge, and several kennels around the City are currently undergoing some type of renovation. The applicant has indicated that not only is the expansion needed for the increased demand in Wheat Ridge, but also for the significant number of regional customers that the business attracts. 2. Will not have a detrimental effect upon the general health, welfare, safety and convenience of persons residing or working in the neighborhood of the proposed use. Adjacent properties are either commercial in nature, or are public use facilities, and will experience minimal impact from the proposed expansion. The applicant is upgrading the facility to reduce noise emission from the site, and improve access for emergency services. Planning Commission SUP-02-02/Best Friends 3. Will not create or contribute to blight in the neighborhood by virtue of physical or operational characteristics of the proposed use. According to Colorado Urban Renewal Law, C.R.S. 31-25-101, a blighted area is one if it impairs the sound growth of the municipality, retards the provision of housing, constitutes an economic or social liability or is a menace to public health, safety, morals and welfare by the presence of the following: deteriorated structures, inadequate street layout, faulty lot layout, unsafe conditions, deterioration of the site, unusual topography, unmarketable title, fire danger, unsafe buildings, environmental contamination, inadequate public improvements or utilities. Staff concludes that if adequate provisions for protection of fire safety and the environmental protection are ensured, than blight should not be an issue. 4. Will not adversely affect the adequate light and air, nor cause significant air, water or noise pollution. There may be a small increase in the noise, but the applicant has indicated that the new building will reduce the amount of noise produced by the business. All waste from the site will be disposed of through a modern sanitation system. 5. Is consistent with the comprehensive plan. The Comprehensive Plan Designation for the area designates the property as Transitional Residential and Parks and Open Space Desired Character and Locational Characteristics of Transitional Residential: • Small retail uses and professional services with residential uses in the same structure. • Transitional residential is located along higher traffic volume streets and serves as a buffer between stable, primarily detached residential units and the commercial collector streets. • Transitional residential uses provide a visual break from the more intensive retail commercial uses and create an appearance of mixed residential and commercial uses rather than a solid commercial strip. Desired Attributes: • Parking areas will be well buffered and landscaped. • All uses have controlled access. • Small, independently owned businesses that serve the above ground floor residents and neighborhood residents. • Well designed and maintained. • Live/work developments; business owner may live in structure. • No outdoor storage; screened trash areas. • Development contains amenities including bike racks, benches, picnic tables, public art, and pedestrian connections to surrounding neighborhoods. • Depth of use is limited to the depth of one standard residential lot- no expansion into residential neighborhoods. Desired Uses: Planning Commission 5 ' SUP-02-02/Best Friends • Small convenience or specialty retail establishments (coffee shop, ice cream store, drugstore) • Professional and convenience services (e.g., beauty parlor, tailor, bookkeepers, dance and/or art studios) • Daycare • Residential Desired Characteristics of Parks and Open Space: This category includes publicly owned and managed developed parkland, recreation facilities, and undeveloped land utilized for active, passive, and recreational purposes as well as for conservation. Park and recreation facilities are defined as areas used for outdoor recreational activities. Open space is all known open space that is owned or leased by the City and are kept stabilized with vegetative cover and are not covered by any structure nor is the open space used for drives, parking or storage. Public open space can be used for hiking, picnicking and other non-intensive outdoor recreation. The facility is located along a major roadway and is limited to one access off of W. 44s' Avenue. The use is not necessarily neighborhood oriented, but it does buffer the adjacent open space to the south from W. 44" Avenue. This is an expansion of a use that has been in existence for over thirty years, and given the predominant commercial character of W. 44 s Avenue, staff believes that the property is more compatible with the surrounding uses than what the comprehensive plan designates. 6. 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. A traffic analysis was provided to the Public Works Department, and it was determined that the facility has the capacity to handle the proposed expansion, and will not negatively affect persons are or off the site. 7. 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. Staff has recommended, and the applicant has indicated that the design of the new building will match the existing building, but without the metal siding of the existing structure. The applicant is requesting a 10' rear yard setback variance from the 15' requirement. Essentially the new building will be built in line with the existing structure. So any impact from the setback has already been established by the existing building, which is set back less than 2' from the rear property line. Planting more trees will increase landscaping on the site, and existing landscaping will be cleaned up and enhanced to be in balance with the surrounding park areas. If existing trees along the southern property line that are removed to accommodate the new building, staff suggests the applicant plant new trees just south of the southern property line to provide a buffer to the park from the new development. 8. Will not overburden the capacities of the existing streets, utilities, parks, schools and other public facilities and services. Planning Commission SUP-02-02/Best Friends The applicant is taking care to not impact adjacent parks. All utility agencies can serve with improvements installed at the developer's expense. There should be minimal impact on surrounding public streets. 9. History of compliance by the applicant with code requirements and prior conditions, if any, regarding the subject property. The property has been and is presently in compliance with all code requirements. 10. Ability of the applicant or any permitted successor-in-interest to continuously meet the conditions of the proposed permit. If conditions of an approved special use permit are violated, the permit can be revoked. If the permit is revoked, then the new facility must be removed. It is in the applicant's best interest to follow the terms and conditions of any approval received from the city. 11. Other factors relevant to the specific application. There are no other relevant factors. VII. VARIANCE CRITERIA Staff has the following comments regarding the criteria to evaluate a variance request. There are two separate variance requests, Request A is a request for a 10' rear yard setback variance from the 15' rear yard setback requirement resulting in a 5' rear yard setback, and Request B is a variance to the maximum allowed building coverage of 25 percent for property zoned Agriculture-Two (A-2). Proposed building coverage on the property is 29.8% For the purpose of this report, the variance criteria will only be listed once, and each request will be addressed with regard to each criteria. Can the property in question yield a reasonable return in use, service or income if permitted to be used only under the conditions allowed by regulation for the district in which it is located? Requests A & B: If the requests are denied, the property may still receive a reasonable return in use. The property is currently utilized as a pet care facility, and this use may continue, regardless of the outcome of these variances. 2. If the variance were granted, would it alter the essential character of the locality? Request A: The existing building is setback only 1' 10" from the rear property line so the impact to the locality is already in place. The proposed addition will have less impact as it is farther from the property line. Request B: The proposed building coverage for the site is 29.8%. Only 4.8% over what is allowed in the A-2 zone district so the impact to the site as a whole will be minimal. Planning Commission SUP-02-02/Best Friends 3. Does the particular physical surrounding, shape, or topographical condition of the specific property result in and unique hardship (upon the owner) as distinguished from a mere inconvenience if the strict letter of the regulations were carried out? Request A & B: The property is rectangular in shape, and relatively flat. The C-1 zoning limits the area that the applicant is allowed to build on. There are no alternatives for locating the building elsewhere on the site that does not create a more difficult situation than what already exists. Parking and landscaping would have to be removed in order to accommodate a change in the design. 4. Has the alleged difficulty or hardship been created by any person presently having an interest in the property? Requests A & B: The applicant has not created the hardship. Due to the constraints that the split zoning places on the property, the expansion can only occur on certain areas of the site. Approximately one third of the property cannot be developed as a pet care facility. 5. Would the granting of the variance be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located, by among other things, impairing the adequate supply of light and air to adjacent property, substantially increasing the congestion in public streets or increasing the danger of fire or endangering the public safety, or substantially diminishing or impairing property values within the neighborhood? Requests A & B: Granting of the variances will not be detrimental to the public welfare or injurious to other properties or improvements in the neighborhood. The adequate supply of light and air will not be impaired. The variance requests will not increase congestion in public streets or increase the danger of fire, or endanger the public safety. The requests will not impair property values in the neighborhood. 6. If criteria 1 through 5 are found, then would the granting of the variance result in a benefit or contribution to the neighborhood or the community, as distinguished from an individual benefit on the part of the applicant, or would granting of the variance result in a reasonable accommodation of a person with disabilities? Requests A & B: The variance requests will not result in a benefit or contribution to the neighborhood or community. The requests will not result in the reasonable accommodation of a person with disabilities. VIII. STAFF CONCLUSIONS AND RECOMMENDATION Staff concludes that although the request is not consistent with the comprehensive plan, the use is historical and more consistent with the character of the area than the comprehensive plan designation of Transitional Residential. The request will not have a detrimental effect on person residing or working in the neighborhood, as fire access and service is being improved. The request will fill a void in necessary public services. Because the proposal will be appropriately designed to be in harmony with the surrounding neighborhoods, and there will be economic benefits derived from the proposal, a recommendation of APPROVAL is given. Planning Commission Page 6 SUP-02-02/Best Friends Upon review of the above variance requests, staff concludes that the above criteria are supportive of the variance requests. Staff has found that there are unique circumstances attributed to these requests that would warrant approval of the variances. Therefore, staff gives a recommendation of APPROVAL. IX. RECOMMENDED MOTIONS Case No. SUP-02-02 Option A: "I move to recommend approval of Case No. SUP-02-02, a request for approval of a special use permit to expand an existing pet care facility for property zoned Agriculture-Two and located at 11440 W. 44`s Avenue, for the following reasons: 1. It will meet a proven public need to fill a void in necessary services. 2. It will not have a negative impact on the general health, safety and convenience of persons in the neighborhood, and fire service will be improved. 3. The request will not contribute to blight in the neighborhood. 4. Revenues to the city may increase. 5. It will not impact the adequate supply of light and air, nor will it cause significant noise, water or air pollution. With the following conditions: 1. That the special use permit shall be a grant of use that runs with the land. 2. That any existing trees that are removed for the proposed expansion be replaced along the southern property line to help buffer Prospect Park from the development." Option B: "I move to recommend denial for Case No. SUP-02-02, a request for approval of a special use permit to expand an existing pet care facility for property zoned Agriculture-Two and located at 11440 W. 44`s Ave, for the following reasons: 1." VARIANCE REQUESTS Request A Option A: "I move to recommend approval for variance Request A, considered concurrently with Case No. SUP-02- 02, a request for approval of a 10-foot rear yard setback variance from the 15-foot rear yard setback requirement resulting in a 5-foot rear yard setback from property zoned Agriculture-Two and located at 11440 W. 44" Avenue, for the following reasons: 1. The request will not alter the essential character of the locality. 2. The split zoning of the property does constitute a hardship. 3. The request will not have a negative impact on the surrounding neighborhood or community." Option B: "I move to recommend denial for variance Request A, considered concurrently with Case No. SUP-02-02, a request for approval of a 10-foot rear yard setback variance from the 15-foot rear yard setback Planning Commission SUP-02-02/Best Friends requirement resulting in a 5-foot rear yard setback fro property zoned Agriculture-Two and located at 11440 W. 40 Avenue, for the following reasons: 1." Request B Option A: "I move to recommend approval of variance Request B, considered concurrently with Case No. SUP-02- 02, a request for a variance to the maximum allowed building coverage of 25% for property zoned Agriculture-Two and located at 11440 W. 40 Avenue for the following reasons: 1. The request will not alter the essential character of the locality. 2. The split zoning of the property does constitute a hardship. 3. The request will not have a negative impact on the surrounding neighborhood or community." Option B: "I move to recommend denial of variance Request B, considered concurrently with Case No. SUP-02-02, a request for a variance to the maximum allowed building coverage of 25% for property zoned Agriculture-Two and located at 11440 W. 40 Avenue for the following reasons: 1." Planning Commission SUP-02-02/Best Friends SITE DEVELOPMENT PLAN FOR: BEST FRIENDS KENNEL BEING A PART OF THE W 112, SWIA, NW114 OF SECTION 21, T3S, R69W, OF THE 6TH PM CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO U N P L A T T E D j' £ iS gsv x 00 ~ _ IY 4 i.3 - H _ O OIP' 0 I I 2 O 0+ b~ E, W^ WY WO W ~ I ~O I I - Im Ir Io la ] Iw Ip In VARIANCE RERUE5T FOR 5' BUILDING SETBACK KEY NOTES: L EXISTING ASPHALT PAVIW'. EXISTING LANDSCAFE/OPEN SPACE AREA SEE LANDSOAPE PLN 9. EXISTING CONCRETE PAVING. A EXISTING FENCE- S. EXISTING 9' WIDE PARKING SPACE. b. EXISTING ACCEVELE RAP I SPACE. 1 NEW CONCRETE UJRB AND EWTTER A ONO EDGE OF EXISTING ORI VE. SEE GRADING/DRAINYaE M. S. NEW CONCRETE DRANAGE PAW SEE GRADING/DRAINAGE PLAY 4 NEW DETENTION PCND. SEE GRADIIK.DRAINAGE PLAN b. NEW CATCH BASIN PIPED TO 670p SELLER IN STREEL SEE GRADING/DRAINAGE PLAN 15' 510E LOT BUILDING SFT ACK~ I I ul ¢I ~I o PET MWEE m SIGN pl V L I UNPLATTED SITE PLAN SCALE: 1" : 10'-0' SITE DATA: amEET PN'.R'BED ILN1Y O-1,A-2 C-1, A-2 fRTgYD ICY PETKEfNEL :SALai FET KEIPLR I9N.Q1 WDERS NL INDERB I`W WE f£R'IlT M PSWIT TO&STE pFFH l]~3 w'.'mDE6 99M °.F/IbI OLRE9 811E 1llfPAf£9 WLD6GC . _ 0P,sr I' x3 ME EF flllS) NRD WME 03'w (II Bj6IIS ILNIN .610E rcNEL :.€A LPNDOCN£/a"cN WALE 3U35 FF f435S) 16,9305 f3TbR1 PAVNG/ORIVc ]L(.]l Y (33H1! ]db]T `F (93@bl PNKPY STNIDAD WKES I] 6PPCE9 V WACE6 AOCEESSI{.E 0PN£0 19PGLE IWKf VICINITY MAP SCALE: NOT TO SCALE I W 2 W e V a F W I~ INTFASIPIE 70 NW-6088 IL Q N 3 N Dos O O m°o 0- A v C j m LL ~O ~UW W ~0. wD~ Z 00 - O~m m cPYN0M11v rT~~e a`aiaww u~amairve~PUra°vnemfeb Pew w F w rc a y o z ~ o 17.1 Z N ~ U LL u H 3 3 co DATE }V-0] FlELII'INARi }6-01 F1ID.IMlWRT }5- 1 1EV. MP 6I ST 9i %SHR1K 1 SITE PUN - x I KENNEL I r - - I X P I I I ; Iillle l Ij1;1 11' I I N-----X- R IIIIJI I ~I Igix } OPEN SPACE I~ ,,III z /l\\ ADDITION AREA--~M1,Y25 SF I m III F., I fj( X95 - 100 YEAR WS = 99.50 5 YEAR WSEL=5399.10 8 R ~p b a Y a MIRAA 140N~ FILTER FABRIC OR EQUAL (36%35') - OFFICE I ~ vl PARKING AND DRIVE I i / I I r DETENn TTO BD 10 L. 5396 GARAGE { 'S400~ 9 h h T E I O SUE Ztl ZJ G I PROSPECT PARK 1.. \ PARKING I TYPE C WiTi CLOSE MESH GRATED INLET COOT. STD. M-604-10. 24 x 24 5 YR. CONTROL PLATE 100 YR. CONTROL I W. CONTROL BLOCKOUT FROM -OtREEF DE FAA {SIDE NLLVAnON) PVC OUTLET PIPE FRUITDALE SANITARY DISTRICT 1a 1, rv-_-AOOyyO-____w__ rv__ ~-w 1-!- IF ~ ~ ~ -..WI III \ III ---a"sAr. SEWER- I ~ II II x-ll , OPEN SPACE I > R _ Ig IN ,540/ ~ Iz I lit c 54ca~ I I I I 'Il ~ II \ 5FV1: I o I c F I III 1 1 I ' 1 1 R "N' ED ON ° W PVC NV O T)•6J97J9 / I I 11 l~s 1 ° i II F M m E~ OOU91 1 v1 / m 4 RI L. I: s.I _ I lKV L. li II ~ ~~5400- ~ ~ I NV e' wets- 2--__--~ I I i I111 0 400.00' \ - h F w~ 1 ~ssPo._. / / ~ I L g/ I II I F EM OU=DETAIL N.TS. DEiEPlT1(N1 POND-OUTLETCON[ROLSiFiUC7URE 20 t0 ~ 40 SCALE: 1" = 20 I!WMMARKI SECPON 21. T35. R69W FOUND CITY OF MEAT 1 4 CORNER RIDGE .SURVEY MONUMENT, 3 ENT RECORD CAP IN L/4- BRASS ALUW ALUMINUM PIPE PER MONUMENT RECIX30 TILDE NOV. 19, 19% BY J.S.S. S 13212 LAMBERT EROSION CONTROL LEGEND BF SILT FENCE KEY NOT LT TO INSTALL CONCRETE CURB & GUTTER. OA UT 1 FOOT SHEET. S O2-FOOT NIOE CONCRETE CROSS PAN SEE DETAIL, THIS SHEET. INLET Im OEND CONCRETE CURB & CUTTER. •539SW COLLECT RUNOFF FROM AOOITON DOWNSPOUT AND DIRECT TO CURB k GUTTER. =5]94.66# O END CURB & GUTTER. MATCH ASPHALT t-f00i CUT AT CURB LIP. EES AND ROOTS AS REQUIRED RIP APPR REMOVE O OX. F L N O CONSTR CTON P N D FOR DETE N "®OETENTOM PONT OUTLET CONTROL STRUCTURE. SEE DETAIL THIS SHEET O7 BORE & GROUT CONNECTOR FOR a PVC DRAIN PIPE. 2' 24 SX. NOEHSMO PROVIOEPGAWO GUT .,H P RO SAW CVT 1ST i _IS - , ASPHALT WEDGE m < 4 ASPHALT WEDGE 'rte FIBERMESH REINFORCEMENT NOTE: PPOViDE CONTROL JOINT EVERY TEN (10) FEEE 2, CONCPETE.PAN DETAIL XiS (ENGINEER'S STATEMENT PREPARED UNDER MY SUPERVISION pO RED/ N '•w "•Sl o•o°q/o/aecZtF1 WEDGE O 2814 :O P. . GAREN A. UTTCA COLORADO NO. 29814 FOR AND ON BEHALF OF JR ENNEERING, LUC. 100 YE L=5399.50 CATCH CURB ? CUTTER SITE DEVELOPMENT PLAN FOR: BEST FRIENDS KENNEL BEING A PART OF THE W 1/2, SW1/4, NW1/4 OF SECTION 21, T3S, R69W, OF THE 6TH PM CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO NCO'28 2 1 _ EXISTING IS' CAL.- . ( AUSTRIAN PINE Enrnxc BUILO.N6 I' - - - - 1 2 am I 2 ~ - I ~x ~ I I O U I EXISTI U B D thy - 2 t O m Im yn EXISt q w --SIBE I C j 4 Ip Wx ~ Lo-, Wo 3 y IS' E ~ z BOA E taA~ a I 5b SO,Fi. ' ' ' i ~ - 500'28 23 E - J i U N P L A T T E D 1B SDE OT BLA,O"NG SETBACN~ EXISTING 3", l" 1I CAL. ASPEN9 o EXISTING B" MULTI EXISTIN's @" GAL. STEMMED BOXELDER CRABAPPLE TIP. NEW DETBJTION IS" CA ELMS .'I U N P L A T T E D PES E SEED MD EXISTING S" CAL. SIBERIAN ELMS l3 TOTAL) S" CAL. ELMS II I EXISTING NR'n, AREA I II I e" CAL. LIE 1 FT NLLPR q srr+~° ml O zl ~I ~I 'ol EXISTING 3" CAL. SIBERIAN ELM I I I STD. EEµW I I I ' EXISTING CAL. EXISTING 1E" CAL SIBERIAN ELM . SIBERIAN ELM I I J W O e F Ik NOTES 1. THE NEW DETENTION AREA SHALL BE SEEDED WITH A FESCUE SEED BLEND INCORPORATING DROUGHT TOLERANT VARIETIES. THE DETENTION AREA SHALL BE ROTOTILLED WITH SPECIFIED ORGANIC COMPOST AT THE RATE OF 4 (POUR) CUBC YARDS PER 1,000 SQUARE FEET. THIS PREPARATION SHALL BE THOROUGHLY INCORPORATED INTO THE TOP C OF SOIL 2. ALL EXISITNG TREES SHALL HAVE ALL DAMAGED AND DEAD LIMBS PRUNED. ALL EXISTING TREE LIMBS BELOW B' IN HEIGHT SHALL BE PRUNED FOR PEDESTRIAN SAFETY. 0 TO 20 40' V) NORTH SCALE: II SITE DEVELOPMENT PLAN FOR: BEST FRIENDS KENNEL BEING A PART OF THE W 112, SW114, NW114 OF SECTION 21, T3S, R69W, OF THE 6TH PM CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO NORTH ELEVATION SCALE: I/S" = I'-0" EAST ELEVATION SCALE: 1/5" - 1'-0" 5OUTH ELEVATION SCALE: VS" = I'-0" WE5T ELEVATION SCALE: I/S" = I'-0" Arvada Fire Protection District Division of Fire Prevention Michael Pesicka Wheat Ridge Department of Planning and Development 7500 W 29~` Ave. Wheat Ridge, CO 80033 RE: Best Friends Pet Care, 11440 W 44`x' Ave. Dear Mike, 4/10/03 It has been brought to our attention that Wheat Ridge City Council has addressed the installation of a permanent sound barrier wall assembly connecting the existing structure with the proposed new addition. If constructed this barrier would obstruct fire department access requirements exceeding the one hundred fifty (150) feet of travel distance required to reach all portions of the building. UFC 97 902.2.1. If the wall assembly is mandatory to be installed by council, the access requirements around the building may be modified if the building is provided with an approved automatic fire sprinkler system that could prove to be cost prohibitive to the project. Please call me if you have any questions. Sincerel E§ ~VEY :o 4 2003 Kent "Sparky"Shriver Fire Marshal Arvada Fire Protection District 7300 Kipling Street • Arvada, Colorado 80005-3876 • (303) 463-7655 • Fax (303) 422-5549 7500 West 29th Avenue The City of Ridge FAX 303/235-2857 April 14, 2003 Dear Property Owner: This is to inform you of Case No. SUP-02-02 which is a request for approval of a Special Use Permit to allow expansion of pet care facility with a 10 foot rear yard setback variance from the 15 foot rear yard setback requirement resulting in a 5 foot rear yard setback and a variance to the maximum allowed building coverage of 25 percent for property zoned Agricultural-Two (A-2) and located immediately south of 11440 West 44" Avenue. This case will be heard by the Wheat Ridge City Council in the Council Chambers of the Municipal Complex at 7500 West 29th Avenue. The meeting will be held on April 28, 2003 at 7:00 p.m. As an area resident or interested party, you have the right to attend this Public Hearing and/or submit written comments. If you are a property owner within 100 feet of this property, you may have the right to file a legal protest against the application which would require 3/4 majority vote of City Council to approve the request. A copy of the protest rights section of the code is enclosed. If you have any questions or desire to review any plans, please contact the Planning Division at 303- 235-2846. Thank you. Planning Division. CADmuments and Settings\kathyWy DOelllnents\Katlty\CCRPTS\PUBNOTIC\2003\snp0202.wpd a a a U N a ~ n o y a a a ~ a o a ~ Z a ? al a a ~ C 7 I I K > K j O w N a Is N C ~ N ~ a a t o m oa c E 1 .0 N N N N N N N~ U_ y N N N N N N a y N y co N y u O z _ • a v rl {O O. M M ° J M J M O O M a N M O C a a° ¢ c0 Np c Oc0 U~_ O N .M-O t j of TYM GlJ. V S N a a~ N 10 MF WE 0. 00 0 0 N V a v a a a U ~rU m O y U O p N q U y J2,m =2a moo v~'a H~ aco y a N Q f~~ ~ 6°i ~ o` 0 N N co ^ o C y 0K O Q U W Q 2i m~ N a) m J W a 0 O J x O i (if C , K W a ❑ ❑ ❑ ® ❑ ❑ Z Ln N u7 ru i LO 0 LO Ln i LO .n .n - CO m co m co ru N ru N RI S a ? ❑l S Ln S S ❑7 S "n rq Cl) u rl a a rl ra W co Y ¢ ` rn Ln -9 u7 Ln p C) o C3 p p p p p p p ' p p p y E3 . p In O p V Z m p p p p aaW Z a ~ q 19 rq W m m m m m r^ = F N na ru Rr N N p N L3 p p p p p p p p p p to g a V n~ a ~I NOTICE OF PUBLIC HEARING Notice is hereby given that a Public Hearing is to be held before the City of Wheat Ridge CITY COUNCIL on April 28, 2003, at 7:00 p.m. in the City Council Chambers of the Municipal Building at 7500 West 29s' Avenue, Wheat Ridge, Colorado. All interested citizens are invited to speak at the Public Hearing or submit written comments. The following petition shall be heard: Case No. SUP-02-02: An application filed by Intergroup Architects for Best Friends Pet Care for approval of a Special Use Permit to allow expansion of pet care facility with a 10 foot rear yard setback variance from the 15 foot rear yard setback requirement resulting in a 5 foot rear yard setback and a variance to the maximum allowed building coverage of 25 percent for property zoned Agricultural-Two (A-2) and located immediately south of 11440 West 44'h Avenue. Said property is legally described as follows: A PART OF THE W/2 SW'/4 NW'/4 OF SECTION 21, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., CITY OF WHEAT RIDGE, COUNT OF JEFFERSON, STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BASIS OF BEARINGS: THE SOUTH LINE OF THE SW 1/4 NW '/4 OF SAID SECTION 21 TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M.; BEING MONUMENTED AT BOTH THE EAST AND WEST ENDS BY A 3 '/4" BRASS CAP STAMPED "LS 13212; IS CONSIDERED TO BEAR S89°35'15"W. COMMENCING AT THE WEST ONE-QUARTER CORNER OF SAID SECTION 21, THENCE N67°02'39"E A DISTANCE OF 502.30 FEET TO THE POINT OF BEGINNING. THENCE N00028'23"W, ALONG A LINE 197.00 FEET WESTERLY OF AND PARALLEL WITH THE EAST LINE OF THE W '/z SW '/4 NW '/4, A DISTANCE OF 400.00 FEET TO THE SOUTH LINE OF WEST 44TH AVENUE, AS RECORDED UNDER RECEPTION NO. 85101333, JEFFERSON COUNTY, COLORADO. THENCE S89059'08"E ALONG SAID SOUTH LINE OF WEST 44TH AVENUE A DISTANCE OF 182.00 FEET; THENCE S00°28'23"E, ALONG A LINE 15.00 FEET WESTERLY OF AND PARALLEL WITH SAID EAST LINE OF THE W 1/z SW 1/4 NW '/4, A DISTANCE OF 400.00 FEET; THENCE N89059'08"W, ALONG A LINE 400.00 FEET SOUTHERLY OF AND PARALLEL WITH SAID SOUTH LINE OF WEST 44TH AVENUE, A DISTANCE OF 182.00 FEET TO THE POINT OF BEGINNING. CONTAINING A CALCULATED AREA OF 72,797 SQUARE FEET OR 1.671 ACRES. Kathy Field, Administrative Assistant ATTEST: Wanda Sang, City Clerk To Be Published: Wheat Ridge Transcript Date: April 10, 2003 7500 West 29th Avenue The City of Wheat Ridge, Colorado 80033 Wheat Telephone 303/235-2846 Ridge FAX 303/235-2857 April 9, 2003 Randy Leeds Intergroup Architects 2000 W. Littleton Blvd. Littleton, CO 80120 Dear Mr. Leeds: Please be advised that at its meeting of April 3, 2003, the Planning Commission recommended -approval of Case No. SUP-02-02, a request for approval of a special use permit to expand an existing pet care facility for property zoned Agricultural-Two and located at 11440 West 44" Avenue, for the following reasons: 1. It will meet a proven public need to fill a void in necessary services. 2. It will not have a negative impact on the general health, safety and convenience of persons in the neighborhood, and fire service will be improved. 3. The request will not contribute to blight in the neighborhood. 4. Revenues to the city may increase. 5. It will not impact the adequate supply of light and air nor will it cause significant noise, water or air pollution. With the following conditions: 1. That the special use permit shall be a grant of use that runs with the land. 2. That any existing trees that are removed for the proposed expansion be replaced along the southern property line to help buffer Prospect Park from the development. 3. A combination berm and masonry wall totaling at least eight feet in height be required to enclose the southern end of the facility from the existing metal buildings to the edge of the proposed masonry building to provide a noise buffer to the park. Planning Commission also recommended approval for variance request A, considered concurrently with Case No. SUP-02-02, a request for approval of a 10-foot rear yard setback variance from the 15-foot rear yard setback requirement resulting in a 5-foot rear yard setback from property zoned Agricultural-Two and located at 11440 West 44`s Avenue, for the following reasons: 1. The request will not alter the essential character of the locality. 2. The split zoning of the property does constitute a hardship. 3. The request will not have a negative impact on the surrounding neighborhood or community. Randy Leeds Page 2 April 9, 2003 Finally, Planning Commission recommended approval of variance request B, considered concurrently with Case No. SUP-02-02, a request for a variance to the maximum allowed building coverage of 25% for property zoned Agricultural-Two and located at 11440 West 44`s Avenue for the following reasons: 1. The request will not alter the essential character of the locality. 2. The split zoning of the property does constitute a hardship. 3. The request will not have a negative impact on the surrounding neighborhood or locality. Your request is scheduled for a public hearing before City Council at 7:00 p.m. on April 28, 2003. Enclosed is a draft copy of the Planning Commission minutes. Please feel free to contact me at 303-235-2846 if you have any questions. Sincerely, Kathy Field Administrative Asst. Enclosure: Draft of Minutes cc: Daniel Charleton Best Friends Kennels 520 Main Ave. Norwalk, CT 06851 SUP-02-02 (case file) c:l, ft DOmmenU~ athyTC"TSWLANGCONACOR ESPY 002\SU 0201 7. PUBLIC HEARINGS A. Case No. SUP-02-02: An application filed by Intergroup Architects for Best Friends Pet Care for approval of a Special Use Permit to allow expansion of a pet care facility with (A) a 10-foot rear yard setback variance from the 15-foot rear yard setback requirement resulting in a 5-foot rear yard setback and (B) a variance to the maximum allowed building coverage of 25 percent for property zoned Agricultural-Two and located immediately south of 11440. West 44th Avenue. This case was presented by Alan White. He advised the Commission there was jurisdiction to hear the case. He reviewed the staff report, digital presentation and entered all pertinent documents into the record which were accepted by Chair WEISZ. Staff recommended approval of the application for reasons outlined in the staff report. In answer to a question from Commissioner McNAMEE, Alan White stated that the applicant would not be required to plant trees outside of the property line on the south. Randy Leeds Intergroup Architects DRAFEF 2000 West Littleton Boulevard, Littleton Mr. Leeds, architect for the applicant, was sworn in by Chair WEISZ. In response to a question from Commissioner McMILLIN, Mr. Leeds stated that there is adequate room for additional parking should it become necessary. He commented, however, that existing parking spaces are greatly under-utilized. He also stated that the proposed addition would be constructed of pre- colored concrete block rather than brick as stated in the staff report. He stated that buffering already exists on the southern property line and additional plantings will be installed. In answer to a question from Commissioner DAVIS, Mr. Leeds stated the addition would increase kennel spaces from 88 to 148. Existing kennels have both indoor and outdoor space. The new addition is designed to have the kennel spaces completely indoors in order to provide better temperature control as well as to reduce noise. Daniel Charleton 11440 West 44th Avenue Mr. Charlton, Best Friends Kennels, was sworn in by Chair WEISZ. He stated the front portion of the new building will be used for operational purposes and not for public access. Commissioner DAVIS asked if any additional buffering was planned for the west property line. Mr. Charleton explained that there is an 8-foot fence on the west and additional landscaping would not be visible to the public. He stated that additional beautification would be provided along 44th Avenue. Commissioner McMILLIN asked if the applicant had considered rezoning the property thereby eliminating the need for a special use permit. Mr. Charleton stated they had considered rezoning but decided to stay with the existing zoning and keep the kennel on the portion of the property which is zoned A-2. He also stated that part of the reasoning for not pursuing a Planning Commission Page 2 April 3, 2003 rezone or planned commercial development included a desire to proceed as quickly as possible on the expansion in order to meet immediate needs of the business. Alan White explained that kennels require a special use permit in all zone districts. Commissioner McMILLIN expressed concern about the split zoning which requires animals to be placed on the south side of the property which backs up to Prospect Park. He asked the applicant if he would consider constructing an 8-foot masonry wall between the buildings to provide buffering to the park. Mr. Charleton replied that they would consider some type of additional buffering. In response to a question from Commissioner DAVIS, Mr. Charleton replied that sales tax is collected on retail sales of food, toys, etc. Sales tax is not collected on kennel fees. It was moved by Commissioner DAVIS and seconded by Commissioner McMILLIN to recommend approval of Case No. SUP-02-02, a request for approval of a special use permit to expand an existing pet care facility for property zoned Agricultural-Two and located at 11440 West 44`n Avenue, for the following reasons: 1. It will meet a proven public need to fill a void in necessary services. 2. It will not have a negative impact on the general health, safety and convenience of persons in the neighborhood, and fire service will be improved. 3. The request will not contribute to blight in the neighborhood. 4. Revenues to the city may increase. 5. It will not impact the adequate supply of light and air nor will it cause significant noise, water or air pollution. DRAFT With the following conditions: 1. That the special use permit shall be a grant of use that runs with the land. 2. That any existing trees that are removed for the proposed expansion be replaced along the southern property line to help buffer Prospect Park from the development. Commissioner McMILLIN offered a friendly amendment to add a third condition as follows: A combination berm and masonry wall totaling at least eight feet in height be required to enclose the southern end of the facility from the existing metal buildings to the edge of the proposed masonry building to provide a noise buffer to the park. Commissioner STITES commented that the existing 4-6. foot berm along the south side of the property should provide sufficient buffering. Commissioner McMILLIN stated that he proposed the amendment because he believes that public parks should be protected from as much noise as possible. The motion passed 6-1 with Commissioner WITT voting no and Commissioner PLUMMER absent. Planning Commission Page 3 April 3, 2003 It was moved by Commissioner McNAMEE and seconded by Commissioner STITES to recommend approval for variance request A, considered concurrently with Case No. SUP-02-02, a request for approval of a 10-foot rear yard setback variance from the 15- foot rear yard setback requirement resulting in a 5-foot rear yard setback from property zoned Agricultural-Two and located at 11440 West 44th Avenue, for the following reasons: 1. The request will not alter the essential character of the locality. 2. The split zoning of the property does constitute a hardship. 3. The request will not have a negative impact on the surrounding neighborhood or community. Commissioner McMILLIN stated he would vote against the motion because the applicant could still build a 52-unit addition to his kennel without going into the setback. Secondly, the variance would impact a public park. The motion passed 6-1 with Commissioner McMILLIN voting no and Commissioner PLUMMER absent. It was moved by Commissioner DAVIS and seconded by Commissioner McMILLIN to recommend approval of variance request B, considered concurrently with Case No. SUP- 02-02, a request for a variance to the maximum allowed buildin11 coverage of 25% for property zoned Agricultural-Two and located at 11440 West 44t Avenue for the following reasons: 1. The request will not alter the essential character of the locality. 2. The split zoning of the property does constitute a hardship. 3. The request will not have a negative impact on the surrounding neighborhood or locality. The motion passed 7-0 with Commissioner PLUMMER absent. PRAFT B. Case No. ZOA-03-04: An ordinance amending the Wheat Ridge Code of Laws in its entirety changing references to "Planning and Development" to "Community Development." Alan White reviewed the staff report. Following brief discussion, Chair WEISZ asked if there were individuals present who wished to address this matter. Robert Wallace 3749 Sheridan Mr. Wallace was sworn in by Chair WEISZ. He asked for clarification on the name change. He asked if this meant that the Wheat Ridge Urban Renewal Authority would now be associated with the Planning Commission. Planning Commission Page 4 April 3, 2003 CITY OF WHEAT RIDGE PLANNING DIVISION STAFF REPORT TO: Planning Commission CASE NO. & NAME: SUP-02-02/Best Friends DATE OF MEETING: March 27, 2003 CASE MANAGER: Michael Pesicka ACTION REQUESTED: Approval of a Special Use Permit to allow expansion of a pet care facility with a 10-foot rear yard setback variance from the 15-foot requirement and a variance to the maximum allowed building coverage of 25% for property zoned Agriculture-Two (A-2). LOCATION OF REQUEST: 11440 W. 44 s Avenue NAME & ADDRESS OF APPLICANT: Randy Leeds Intergroup Architects 2000 W. Littleton Blvd Littleton, CO 80120 NAME & ADDRESS OF OWNER: Pet Village, Inc. 520 Main Ave Norwalk, CT 06851 APPROXIMATE AREA: 72,984 square feet (1.67 acres) PRESENT ZONING: Agriculture-Two (A-2) & Commercial-One (C-1) PRESENT LAND USE: Pet care facility SURROUNDING ZONING: N: Restricted-Commercial; S, E & W: Agriculture-One (A-1) SURROUNDING LAND USE: N_: Commercial trailer sales; S & E: Public Open Space; W: Historic landmark COMPREHENSIVE PLAN: Transitional Residential (TR) & Park and Open Space (P) ENTER INTO RECORD: (X) COMPREHENSIVE PLAN (X) CASE FILE & PACKET MATERIALS (X) ZONING ORDINANCE (X) DIGITAL PRESENTATION ( ) SUBDIVISION REGULATIONS (X) EXHIBITS ( ) 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. Planning Commission SUP-02-02/Best Friends L REQUEST The applicant is requesting approval of a Special Use Permit to allow expansion of an existing pet care facility with a 10-foot rear yard setback variance from the 15-foot rear yard requirement and a variance to the maximum allowed building coverage of 25% for property zoned Agriculture-Two (A-2) The purpose of the request is to allow for the expansion of an existing pet care facility, improve landscaping, and provide better fire access to the site. (Exhibit 1, Letter of Request). The applicantlowner does not reside on the property. The business is currently located in an existing building and detached garage, all of which will remain on the property with the proposed expansion of facilities. The property is split-zoned. The C-1 (north) portion of the property is approximately 31,671 square feet in area, and the A-2 (south) portion is approximately 41,314 square feet in area.(Exhibit 2,Uicinity Map). Pursuant to Section 26-204 of the City of Wheat Ridge Code of Laws, pet care facilities and kennels are not allowed uses in the C-1 zone district, and they are special uses in the A-2 zone district. With that in mind, the review for this application has been limited to the A-2 zoned portion of the property. The reason for this is since pet care facilities are not allowed in the C-1 zone district, and the proposed expansion is limited to the A-2 portion, staff is not requiring the applicant to meet the development standards for the C-1 zone district. All components of the facility except the access drive from W. 4401 Avenue are located on the A-2 portion. to Two variance requests are included with the special use permit. A$-foot rear yard setback requirement from the 15-foot rear yard setback requirement, and a variance to the 25% maximum allowable building coverage. The applicant is proposing building coverage of approximately 29.8% for this proposal. Although the kennel site improvements will occur on the A-2 portion, the applicant is proposing to plant four street trees along W. 446' Avenue, which is on the portion of the property zoned C-1. The applicant and staff agreed that planting trees along W. 44 ° Avenue would be more beneficial to the property than if the trees were planted further back on the A-2 portion. Special uses are "discretionary uses which are clearly shown to be void or deficient in an area and which, if properly designed, developed, operated and maintained," may be approved. "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 on the surrounding land use, street and public service facilities." The Planning Commission shall recommend whether the special use is dependent upon design, management or operational aspects so that the SUP should be a personal grant of use to the owner or whether the SUP runs with the land. If it is recommended to run with the land, then the following must be decided: 1) if it is in perpetuity, 2) is personal to the applicant and may or may not be inherited or, 3) if it should be granted for a defined period of time. Three separate motions will be required for the individual case components. II. CASE HISTORY The property in question is approximately 72,984 square feet in area. The C-I portion contains 31,671 square, and 41,314 square feet makeup the A-2 piece. The property is presently zoned Agriculture-One (A-2) and Commercial-One (C-1). The property is rectangular in shape and relatively flat. The Lees and Baugh Ditch runs parallel to the southern property line. Prospect Park and Lake lie to the south and east Planning Commission 2 SUP-02-02/Best Friends of the property. To the west is the Joy Williams Barn, which was designated a historical landmark by the Wheat Ridge City Council in August of 1998. To the north across W. 44°i Avenue are a trailer sales business and a single-family residence. As far back as 1971, City building records show the property being used as a pet care facility. There have been a few different owners and some upgrades over that time span, but the use has not changed. Best Friends has owned and operated the site since 1998. Prior to the zoning revisions in February of 2001, a pet care facility/kennel was a permitted use in the A-2 zone district. Now any new pet care facility/kennel, and any expansion of an existing facility requires a special use permit in the A-2 zone district. III. NEIGHBORHOOD MEETING A meeting for neighborhood input was held on September 17, 2002. The following persons were in attendance: Michael Pesicka - City Staff Travis Crane - City Staff Dan Charleton - Owner/applicant Phil Edwards - 11297 W. 44`" Avenue Warren Johnson- 11600 W. 44h Avenue Corrine Deorio- 7990 Melrose Drive The following issues were discussed: -Concern over the property changing hands over the last twenty years. -Neighbors are concerned about noise containment and waste disposal with regard to well-water issues. -Area residents wanted to know what would be done with the exercise area in the front of the property? IV. AGENCY REFERRALS The Public Works Department has reviewed a drainage report and traffic analysis for the proposed improvements. All public improvements are in place for the W. 44ffi Avenue frontage. Valley Water District can serve the property. Arvada Fire Department has reviewed and approved the plans including the installation of a new fire hydrant. Jefferson County Department of Health and Environment has no issues with the physical improvements to the property. The Wheat Ridge Parks and Recreation Department recommends that there should be a buffer between the business and the greenbelt belt that is aesthetically pleasing, and that there should be no access to the greenbelt through the business. Agencies contacted but not responding: Qwest Communications, Xcel Energy, Lees & Baugh Ditch Company, Wheat Ridge Code Enforcement, Wheat Ridge Police Department, Wheat Ridge Forestry Division, Fruitdale Sanitation District. Planning Commission SUP-02-02/Best Friends V. PROPOSED SITE PLAN Attached in the plan set are sheets showing the location of new and existing buildings, a landscaping plan, and building elevations of the proposed expansion (Exhibit 3, Plan Set). The new building will be located to the east of the existing building. The proposed building will be approximately 4,135 square feet in size, and 17 feet high. The new building will consist of 60 kennels, laundry and kitchen facilities, and storage. The new structure is designed to minimize noise to adjacent properties. An outdoor play area will remain between the existing structure and the new building. The new building will be separated from the existing facility by 24 feet to accommodate Arvada Fire Department requirements, which will improve fire access to the site over current conditions. In addition, a new fire hydrant will be installed at the request of the fire department in the parking lot island. A minimum of 20% landscaping is required in the A-2 zone district. Pursuant to Section 26-502(C)(4) "For properties with existing development, landscaping, in addition to existing landscaping shall be required on a percentage basis up to the maximum required for that district." Because this is a 55% increase in building area, an 11% increase in landscaping on the A-2 is required. There is 17% existing on the property, bringing the new total to 28.7%. No additional parking spaces will be required. Because the applicant is adding mainly kennel space, and not adding office or retail area, the applicant will not be required to add any additional parking spaces. Four parking spaces will be relocated to accommodate the emergency access entrance required by the fire department. Architectural materials proposed for the new building are brick, and will be colored to match the existing building. The roof will also be designed to match existing conditions. VI. CRITERIA Staff has the following comments regarding the criteria used to evaluate a special use: 1. 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. Pet care facilities/kennels are a common business in Wheat Ridge, and several kennels around the City are currently undergoing some type of renovation. The applicant has indicated that not only is the expansion needed for the increased demand in Wheat Ridge, but also for the significant number of regional customers that the business attracts. 2. Will not have a detrimental effect upon the general health, welfare, safety and convenience of persons residing or working in the neighborhood of the proposed use. Adjacent properties are either commercial in nature, or are public use facilities, and will experience minimal impact from the proposed expansion. The applicant is upgrading the facility to reduce noise emission from the site, and improve access for emergency services. Planning Commission 4 SUP-02-02/Best Friends 3. Will not create or contribute to blight in the neighborhood by virtue of physical or operational characteristics of the proposed use. According to Colorado Urban Renewal Law, C.R.S. 31-25-101, a blighted area is one if it impairs the sound growth of the municipality, retards the provision of housing, constitutes an economic or social liability or is a menace to public health, safety, morals and welfare by the presence of the following: deteriorated structures, inadequate street layout, faulty lot layout, unsafe conditions, deterioration of the site, unusual topography, unmarketable title, fire danger, unsafe buildings, environmental contamination, inadequate public improvements or utilities. Staff concludes that if adequate provisions for protection of fire safety and the environmental protection are ensured, than blight should not be an issue. 4. Will not adversely affect the adequate light and air, nor cause significant air, water or noise pollution. There may be a small increase in the noise, but the applicant has indicated that the new building will reduce the amount of noise produced by the business. All waste from the site will be disposed of through a modem sanitation system. 5. Is consistent with the comprehensive plan. The Comprehensive Plan Designation for the area designates the property as Transitional Residential and Parks and Open Space Desired Character and Locational Characteristics of Transitional Residential: • Small retail uses and professional services with residential uses in the same structure. • Transitional residential is located along higher traffic volume streets and serves as a buffer between stable, primarily detached residential units and the commercial collector streets. • Transitional residential uses provide a visual break from the more intensive retail commercial uses and create an appearance of mixed residential and commercial uses rather than a solid commercial strip. Desired Attributes: • Parking areas will be well buffered and landscaped. • All uses have controlled access. • Small, independently owned businesses that serve the above ground floor residents and neighborhood residents. • Well designed and maintained. • Live/work developments; business owner may live in structure. • No outdoor storage; screened trash areas. • Development contains amenities including bike racks, benches, picnic tables, public art, and pedestrian connections to surrounding neighborhoods. • Depth of use is limited to the depth of one standard residential lot- no expansion into residential neighborhoods. Desired Uses: Planning Commission SUP-02-02/Best Friends • Small convenience or specialty retail establishments (coffee shop, ice cream store, drugstore) • Professional and convenience services (e.g., beauty parlor, tailor, bookkeepers, dance and/or artstudios) • Daycare • Residential Desired Characteristics of Parks and Open Space: This category includes publicly owned and managed developed parkland, recreation facilities, and undeveloped land utilized for active, passive, and recreational purposes as well as for conservation. Park and recreation facilities are defined as areas used for outdoor recreational activities. Open space is all known open space that is owned or leased by the City and are kept stabilized with vegetative cover and are not covered by any structure nor is the open space used for drives, parking or storage. Public open space can be used for hiking, picnicking and other non-intensive outdoor recreation. The facility is located along a major roadway and is limited to one access off of W. 44`h Avenue. The use is not necessarily neighborhood oriented, but it does buffer the adjacent open space to the south from W. 44 h Avenue. This is an expansion of a use that has been in existence for over thirty years, and given the predominant commercial character of W. 44'h Avenue, staff believes that the property is more compatible with the surrounding uses than what the comprehensive plan designates. 6. 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. A traffic analysis was provided to the Public Works Department, and it was determined that the facility has the capacity to handle the proposed expansion, and will not negatively affect persons p or off the site. 7. 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. Staff has recommended, and the applicant has indicated that the design of the new building will match the existing building, but without the metal siding of the existing structure. The applicant is requesting a 10' rear yard setback variance from the 15' requirement. Essentially the new building will be built in line with the existing structure. So any impact from the setback has already been established by the existing building, which is set back less than 2' from the rear property line. Planting more trees will increase landscaping on the site, and existing landscaping will be cleaned up and enhanced to be in balance with the surrounding park areas. If existing trees along the southern property line that are removed to accommodate the new building, staff suggests the applicant plant new trees just south of the southern property line to provide a buffer to the park from the new development. 8. Will not overburden the capacities of the existing streets, utilities, parks, schools and other public facilities and services. Planning Commission 6 SUP-02-02/Best Friends The applicant is taking care to not impact adjacent parks. All utility agencies can serve with improvements installed at the developer's expense. There should be minimal impact on surrounding public streets. 9. History of compliance by the applicant with code requirements and prior conditions, if any, regarding the subject property. The property has been and is presently in compliance with all code requirements. 10. Ability of the applicant or any permitted successor-in-interest to continuously meet the conditions of the proposed permit. If conditions of an approved special use permit are violated, the permit can be revoked. If the permit is revoked, then the new facility must be removed. It is in the applicant's best interest to follow the terms and conditions of any approval received from the city. 11. Other factors relevant to the specific application. There are no other relevant factors. VII. VARIANCE CRITERIA Staff has the following comments regarding the criteria to evaluate a variance request. There are two separate variance requests, Request A is a request for a 10' rear yard setback variance from the 15' rear yard setback requirement resulting in a 5' rear yard setback, and Request B is a variance to the maximum allowed building coverage of 25 percent for property zoned Agriculture-Two (A-2). Proposed building coverage on the property is 29.8% For the purpose of this report, the variance criteria will only be listed once, and each request will be addressed with regard to each criteria. 1. Can the property in question yield a reasonable return in use, service or income if permitted to be used only under the conditions allowed by regulation for the district in which it is located? Requests A & B: If the requests are denied, the property may still receive a reasonable return in use. The property is currently utilized as a pet care facility, and this use may continue, regardless of the outcome of these variances. 2. If the variance were granted, would it alter the essential character of the locality? Request A: The existing building is setback only 1' l0" from the rear property line so the impact to the locality is already in place. The proposed addition will have less impact as it is farther from the property line. Request B: The proposed building coverage for the site is 29.8%. Only 4.8% over what is allowed in the A-2 zone district so the impact to the site as a whole will be minimal. Planning Commission SUP-02-02/Best Friends 3. Does the particular physical surrounding, shape, or topographical condition of the specific property result in and unique hardship (upon the owner) as distinguished from a mere inconvenience if the strict letter of the regulations were carried out? Request A & B: The property is rectangular in shape, and relatively flat. The C-1 zoning limits the area that the applicant is allowed to build on. There are no alternatives for locating the building elsewhere on the site that does not create a more difficult situation than what already exists. Parking and landscaping would have to be removed in order to accommodate a change in the design. 4. Has the alleged difficulty or hardship been created by any person presently having an interest in the property? Requests A & B: The applicant has not created the hardship. Due to the constraints that the split zoning places on the property, the expansion can only occur on certain areas of the site. Approximately one third of the property cannot be developed as a pet care facility. 5. Would the granting of the variance be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located, by among other things, impairing the adequate supply of light and air to adjacent property, substantially increasing the congestion in public streets or increasing the danger of fire or endangering the public safety, or substantially diminishing or impairing property values within the neighborhood? Requests A & B: Granting of the variances will not be detrimental to the public welfare or injurious to other properties or improvements in the neighborhood. The adequate supply of light and air will not be impaired. The variance requests will not increase congestion in public streets or increase the danger of fire, or endanger the public safety. The requests will not impair property values in the neighborhood. 6. If criteria 1 through 5 are found, then would the granting of the variance result in a benefit or contribution to the neighborhood or the community, as distinguished from an individual benefit on the part of the applicant, or would granting of the variance result in a reasonable accommodation of a person with disabilities? Requests A & B: The variance requests will not result in a benefit or contribution to the neighborhood or community. The requests will not result in the reasonable accommodation of a person with disabilities. VIII. STAFF CONCLUSIONS AND RECOMMENDATION Staff concludes that although the request is not consistent with the comprehensive plan, the use is historical and more consistent with the character of the area than the comprehensive plan designation of Transitional Residential. The request will not have a detrimental effect on person residing or working in the neighborhood, as fire access and service is being improved. The request will fill a void in necessary public services. Because the proposal will be appropriately designed to be in harmony with the surrounding neighborhoods, and there will be economic benefits derived from the proposal, a recommendation of APPROVAL is given. Planning Commission Page 6 SUP-02-02/Best Friends Upon review of the above variance requests, staff concludes that the above criteria are supportive of the variance requests. Staff has found that there are unique circumstances attributed to these requests that would warrant approval of the variances. Therefore, staff gives a recommendation of APPROVAL. IX. RECOMMENDED MOTIONS Case No. SUP-02-02 Option A: "I move to recommend approval of Case No. SUP-02-02, a request for approval of a special use permit to expand an existing pet care facility for property zoned Agriculture-Two and located at 11440 W. 44" Avenue, for the following reasons: 1. It will meet a proven public need to fill a void in necessary services. 2. It will not have a negative impact on the general health, safety and convenience of persons in the neighborhood, and fire service will be improved. 3. The request will not contribute to blight in the neighborhood. 4. Revenues to the city may increase. 5. It will not impact the adequate supply of light and air, nor will it cause significant noise, water or air pollution. With the following conditions: 1. That the special use permit shall be a grant of use that runs with the land. 2. That any existing trees that are removed for the proposed expansion be replaced along the southern property line to help buffer Prospect Park from the development." Option B: "I move to recommend denial for Case No. SUP-02-02, a request for approval of a special use permit to expand an existing pet care facility for property zoned Agriculture-Two and located at 11440 W. 44t, Ave, for the following reasons: 1." VARIANCE REQUESTS Request A Option A: "I move to recommend approval for variance Request A, considered concurrently with Case No. SUP-02- 02, a request for approval of a 10-foot rear yard setback variance from the 15-foot rear yard setback requirement resulting in a 5-foot rear yard setback from property zoned Agriculture-Two and located at 11440 W. 44`" Avenue, for the following reasons: 1. The request will not alter the essential location of the locality. 2. The split zoning of the property does constitute a hardship. 3. The request will not have a negative impact on the surrounding neighborhood or community." Option B: "I move to recommend denial for variance Request A, considered concurrently with Case No. SUP-02-02, a request for approval of a 10-foot rear yard setback variance from the 15-foot rear yard setback Planning Commission SUP-02-02/Best Friends requirement resulting in a 5-foot rear yard setback fro property zoned Agriculture-Two and located at 11440 W. 44`h Avenue, for the following reasons: 1." Request B Option A: "I move to recommend approval of variance Request B, considered concurrently with Case No. SUP-02- 02, a request for a variance to the maximum allowed building coverage of 25% for property zoned Agriculture-Two and located at 11440 W. 44`h Avenue for the following reasons: 1. The request will not alter the essential location of the locality. 2. The split zoning of the property does constitute a hardship. 3. The request will not have a negative impact on the surrounding neighborhood or community." Option B: "I move to recommend denial of variance Request B, considered concurrently with Case No. SUP-02-02, a request for a variance to the maximum allowed building coverage of 25% for property zoned Agriculture-Two and located at 11440 W. 44" Avenue for the following reasons: 1." Planning Commission SUP-02-02/Best Friends EXHIBIT 1 3;;ft1r. Best Friends PET RESORT & SALON The Pet Village 11440 W. 44`s Avenue Wheat Ridge, Colorado Narrative on Property Improvements In this document we will outline our objectives and plans for The Pet Village, and also will outline our logic regarding certain variance requests, which are in our submittal. Our Objectives To ensure that our pet care services remain both competitive and responsive to the needs of our guests, Best Friends wishes to make several improvements to our existing pet care center facility. These improvements are also aimed at: • Shielding our main outdoor exercise area from direct public view and access. • Improving fire department access to all parts of the property, and improving water access for fire department usage • Improving landscape presentation along the 44`h Avenue streetscape • Reducing noise Our Plan We will build a new, totally enclosed kennel building to house 60 pet guests. This building will be located parallel with our easterly property line, and will (as shown on the proposed site plan provide a buffer and boundary for the exercise area between its proposed location and the existing kennel structure. The new kennel will feature fully air-conditioned and heated individual living quarters, connected to individual run areas, which will be ventilated and kept at ambient temperatures, under roof and within walls. The combination of controlled temperature living/eating/sleeping rooms combined with the ambient temperature runs will provide the dogs with a good combination of environments in keeping with their home experience. This has proven very healthy for pets under our care in many of our facilities around the country. The enclosing walls will minimize normal kennel noises Adjoining the new kennel building is a wing that will provide space for a kitchen and laundry room to serve the 60 new guest quarters, and a small storage room. The new building will be separated from our existing kenneling structure, and there will be clear access of over 24 feet in width between the structures to enable fire department access to all areas of the property and buildings - a substantial upgrade over current access. Variance Requests There are three areas of potential variance request. They are: 1. Variance to setback requirement from property line at rear of A2 zoned portion of lot. 2. Variance to building coverage ratio requirement on A2 zoned portion of lot. Request # 1. Set-back from property line We have placed our proposed building inside the required setback for these reasons: • No abutment onto residential or commercial property - no visibility issues, and property is adjacent to Lees and Baugh ditch. • Noise abatement and pet security from outside play yard • Economic and customer service advantage of eight additional kennel suites. • Opportunity to serve more pet guests in the enclosed, noise-abated premises during slow to moderate occupancy periods (cuts noise from property, provides better care for the pets • Existing building sits within set-back from property line - consistent presentation Based on these reasons, we feel that building construction within the set-back area poses no visual, auditory or physical impediment to the community; and the additional square footage affords us the opportunity to both better serve the local community and improve the economics of this construction project. Request # 2. Building Coverage Ratio The proposed building, being restricted to the A2 zoned parcel of our lot, may/may not run over the maximum coverage ratio for that zoned portion of the lot (final coverage analysis will be reviewed by Planning as part of formal review of our recent re-submittal. Despite this possibility, we are well within coverage ratio requirements for the overall lot (combined zoning parcels). If the final submittal is still outside of coverage ratio requirements, we believe the project should still be approved as submitted for these reasons. The A2 parcel is at the rear of the lot and is not easily visible to the street. Landscape presentation on the A2 parcel would be wasted effort with no resulting presentation improvement to the overall property, or to the community, as viewed from the street. Enclosing pets in a tempered environment, improving security for pet guests, and noise abatement are superceding objectives and community needs as compared to landscape, 2 or open land coverage ratios. There is no better community service on the A2 parcel than to provide improved buildings for pet care and housing. Landscape improvements (see Decision Logic 3) are better placed on the C1 zoned parcel to benefit community beautification. If required, Best Friends Pet Care could remove the old well building enclosure on the tree island area in the parking lot/driveway to reduce overall building coverage on A2. The proposed new structure and the existing garage are all necessary elements of providing adequate space for lodging, storage, cleaning, and utility service compartments. We believe, based on many years experience with numerous operating facilities, that our present submittal is sound and proper to the community and operational need. Thank you for your consideration. Please feel free to contact me for further discussion and details at your convenience. Best Regards, Dan Charleton Vice President Business Development Best Friends Pet Care, Inc. 3 5W 16 O N W Z COLORADO ' DENOTES MULTIPLE ADDRESSES 100-YEAR FLOOD PLAIN 0 100 200 300 4X Fc (APPROXIMATE LOCATION) PEPARTMENTOF MAP ADOPTED: June 15, 1994 N W Z OFFICIALS'(` or c~,q~~esT ZONING MAP PARCEULOT BOUNDARY NW 21 (DESIGNATES OWNERSHIP) WHEAT RIDGE - WATER FEATURE Po~N of co~li~ENcE~ENr WEST 1/4 CORNER ~ SECTI!~N 21, T3S, R69W FOUND) CITY OF WHEAT RIDGE SURVf~Y MONUMENT IN CAST IRON 80X, 3 1 /4" BRASS CAP Q W AL~JMINUM PIPE LS 13212 ~ PER h~IONUMENT RECORD FILED e, ar Il _ _ ~ _ ~,S,.NOV. 19, 1984 BY J.S. LAMBERT ,ti . O?, `~9~ POINT OF BEGI SO =r.. BEST FRIENDS KENNEL I SITE DEVELOPMENT PLAN -_~~r .X X Y BEING A PART OF THEW 1/2, SW1/4, NW1/4 OF SECTION 21, T CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STA BEGINNING U N P L A T T t U co Q :cv , s: u SUR~IEYOR'S STAiE1ylENT X I ~~-~m~r~w ~ SET~AGK i, LONNIE R. MERLIN, A PROFESSIONAL LAND SURVEYOR \ ` ~ I ~ IN THE STATE OF COLORAdO, ON THE BASIS OF MY KNOWLEDGE, INFORMATION AND BELfEF, DO HEREBY x STATE: ~ONIN~ u ® _ THAT IN OCTOBER, 2002. TO NORMAL STANDARDS OF I CARE OF A PROFESSIONAL LAND SURVEYOR PRACTICING x I x. IN THE STATE OF COLORADO, THAT THIS SITE PLAN f. ~ ~ ~ i--_- ~ 80UNDARY AND THE LAND SURVEY ON WHICH IT IS _x_~_ BASED WERE PREPARED UNDER MY RESPONSIBLE CHARGE, i ~ ~ AND THAT THE DIMENSfONS AND BEARfNGS SHOWN 0 X i W C"~ HEREON ACCURATELY REPRESENT SAID LAND SURVEY. ~ 00 - O Z ~ ~ ~ -J Q co ~ r-im~r,w ~ P ~ C3 X I s~Taac~c W Z T t'~ m , ~Y ~ W I I ~ Q ~ LONNIE R. MERLIN, PROFESSIONAL LAND SURVEYOR ~ U Q ( ~ u~i C DATE ~ I ~ I ~ COLORADO N0. 31935 FOR AND ON BEHALF OF JR ENGINEERING, LLC Z " L 12301 N. GRANT STREET, SUITE 110 O Oj x~ THORNTON, COLORADO 80241 f ~ ~ I ~ L' ~ ~ X ( ~fl k W ~ ~ ~ ~ Q. ~ ~ I t' ~ I i~ W~ ~ It c~P~rih~t TismQa nla~r~ grad .4vwi~4a,n r~ris~arL~ai era o ~ ~ s 1ST®R M i~ ~~i +siiaiv sV resaav sera awi,va■ •1f~i1i~i1 lfiR ris S • ~~~'t~tilt3fl~e 4f V t3t1t~ a~'® #ht~ i` LEGAI. DESCRIPT~d`I ! I m x o0 U ~ ~3 I~.DI 17 2 ~ F1~, pt'Op~tty +af htterg~r'c~p, MtC. $n#i tiny i~+Dt be aced. +c~BCtoSed Qr repr'C►du+~ed o r 9•r4 A PART OF THE W 1 /2 SW 1 /4 N W 1 /4 OF SECTION 21, 2 6~ r~~ 2 ( without the Mrr~tten consent of the Archuitt~c#. Mrf~gem~enta be TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., CITY I ~ ~ ~ prosece# OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF - cw~ C7~ 1~ Q ~ ~ COLORADO, BEING MORE PARTICULARLY DESCRIBED AS - ~ FOLLOWS: _ p z ' ~ i/'-' ~im ~ STONE WALL----~ BASIS OF BEARWGS THE SOUTH LINE OF THE SW 1 /4 NW I ~'-m"MN~ 1 /4 OF SAIQ SECTION 21 TOWNSHIP 3 SOUTH, RANGE 69 s~r~A~K WEST OF THE 6TH P.M.; BEING MONUMENTED AT BOTH THE EAST AND WEST ENDS BY A 3 1/4" BRASS CAP STAMPED "LS 13212; IS CONSIDERED TO BEAR S89°35'15" W. ( 9,_4„ ~ COMMENCING AT THE WEST ONE-QUARTER CORNER OF SAID ~ SECTION 21, THENCE N67°02'39"E A QISTANCE OF 502.3Q FEET TO THE POINT OF BEGINNING. ~ x THENCE N QO'28'23" W, ALONG A LINE 197.00 FEET WESTERLY " x OF AND PARALLEL WITH THE EAST LINE OF THE W 1 /2 SW S~ i ~t 1 /4 NW 1 /4, A DISTANCE OF 400.00 FEET TO THE SOUTH I LINE OF WEST 44TH AVENUE, AS RECORDED UNDER RECEPTION N0. 85101333. JEFFERSON COUNTY, COLORADO; THENCE S 89'59'Q8" E ALONG SAID SOUTH LINE OF WEST 't~- 44TH AVENUE A DISTANCE OF 182.00 FEET; THENCE S QO°28'23" E, ALONG A LINE 15.Q0 FEET WESTERLY OF AND PARALLEL WITH SAID EAST LINE OF THE W 1 /2 SW d- ,fin Cl~ W 1 f4 NW 1 /4, A DISTANCE OF 400.00 FEET; ~ CENTER 1 /4 CORNER n' SECTION 21, T3S, R69W THENCE N 89°59'08" W, ALONG A LINE 400.00 FEET ~ FOUND CITY OF WHEAT RIDGE l~~ ~ SOUTHERLY OF AND PARALLEL WITH SAID SOUTH LINE OF SURVEY MONUME~~i IN CAST k WEST 44TH AVENUE, A DISTANCE OF 182.Q0 FEET TO THE ~t POINT OF BEGINNING. ~ ~ IRO(~.1 BOX, 3 1 /4" BRASS CAP IN ALUMINUM PIPS LS 13212 { CONTAINING R CALCULATED AREA OF 72,797 SQUARE FEET OR ~ PER MONUMENT RECORD FILED 1.671 ACRES. I NOV, 19, 1984 BY J.S. LAMBERT w z. ~ z r~%~ 1~~1 z ~ ~ ~r ~o 1. EXISTINCs ASPF-~,4~T 1 ~ f 7. EXISTINCx ~aNDSG 3 EXISTINCx GONCRE 4_ EXfSTINCs ~ENC~. C 1 / w 1 i 5. EXfSTfNC-c 9' U11DE fy. ~XISTINC~s HANDIG, a NEW CONCiZET~ G ~ CsF~.4D INCx/DRAINAGRE 1 )1 j - ~i I i 0 8 NEW GONGRETE D M O a 9. NEW DETENTION P a .a-her ~ NEW GATCN BASI :N •icyr Y 1 PLAN. c~ 11. NEIU 9' U11pE PARK t- 00 11. co REMOVE EXISTING rr_ -r- t►, r-s A [R Lo-r- rn A e. A %L Ir1 G°f°in tZ:n= A k,r, C L,.-ik i r°nrn IIr-,ter- A iL It- . 1 10"1 ~4j t~t ro o PARIGINCx 0 21 00 13. MODIFY EX15TING 0 m m 14: REMOVE EXISTING 0 z m ~E 15. NEW HANDICAP A z 0 16. NEW UJ,4LL MOUN U W I SPACE Q 1 SPACE SITE PLAN a I III Y i _ _ . . iq . r ~ ' ~ ~ r t m....~, N. N+v.. tea ir.. . ..ss :+.v n...rv n.., oz,..a r.. .n~~Yr, -...n,~m. Y~'u-c, w. -R..l_, .b. r,... a'a .r Irv 8'' ~e.,fl--c <ra.a.o i,. nur...n ~s..n~ _.l .u i t i i ~'l 1 s 7. i. s t EkISTING . ~ ~ ~ STORY BUfI.QIN ~ . ~ , . 74fi2 S . FT. . . . - ~ ~ x •x - x x x p . , ~ ~ • , ~ ~ • ; • . . z ~ t. F+AT'/~'~'J '.F wV 1 1 Y 4 A', "1 % 1. f j '4 s t ill's. ~~1, 4£ r, lH Jr. - x 't, Y y. n us -n,..aw-. . ;~s< ~ ~ ,S"yJ S S c~.. • ~ , T y ~ Ca; i }f 7f 4Pj Si { ~'r~' ~ ~ 7 t 1' ~ ~`yr~~~ t~ J 7 1' site design ~ J''~ landscape archifecture site planning ' ~ M F~~ . e ~ JJ ~ , .F E ~ . ONC X00 SS 8a2 broad~+ay, suite 2~Q r ..ti.? • 1r~' i` rife x,~" Ff'; G is r' ~`v denver, Colorado 8(Y~03 3D3.a12.t~549 fax 3D3.~~.~,1~24 r . r F nn } r X ~'e 4 > i 3f ~4 Or1~h~ ~ ~ ~ F ~ ~A ..:v { x ~ .3 1 ~ ~N ~ " v T . - 55s~ ~ tir i' i r ,y, ; ' ~ ~ ~ These plans and written material are } ~ S•yt' 1 "a' x' a • r • ~ ~ . ~ ~ ! r 1st .r ~ A F . ~ . l 3 7 Si~S ~ hag t~strum®nfis of service and ara the property of Intergroupr Inc. and may not l~f 7l f 4 "fit Y ~p ,'~n rwwr x,~,~ 172 S F .i C r~j,.. J; .;r P'jk~ "'S ,s r be duplicated disclased or reproduced wl~h~ut fi~ wrlt#en consent o~ the 4 ~ t~'~~ S tr~'NN ? = t M . ~ri~ • •'1 . y . ~ ~ Architect, infringetnent8 wiii ~e prosecuted. 'fib W • V T : dad L w 1' 1 1 ~ ' ~ 7 Y. # II 0 f ~ ~ ~ Ma "~N yy» j Ma , ~ I I ~ ~ ~s ~ C 1 ~,~_~.y,.w.. W ANT _ . ~ . . ~ ~ . . ~e aip'` ~ '1 y. <"j ~ ;i 5 c F~ V a„ { ~ i i /~~r V u s , T ~ ~t~ a 'ti ~Y S ■ ~ * ■ . ~ 7 ,,,~,r.. ~..,mrr. :i,. ,,,...~r-nn ~v+~.„ r.~.; o-ua... ~zwNe .c,,e. y . .,~,.,u~_~ i7" K 4 r & ' vr~ ~ ~a. r .rnT ~ ~ i T ~ ~ ONE WAIL ~ _ PLAN TER EXIST ' ~ X ~ ~ a as ..o ' # GARA i ~4Q ' - ~ ~ •.s ~ z~ ~ C ~ K•amn. .~./--v" iwtvi. ren-. i. .-Fta a ..xiw. ~G".n:. .n. v_ A..k,u.' ..iu., e i.~..,~..~c w.nucu~ +nie:r,.x ~~ava an.. , ~ n m..~r. .i ~m,.+ 2 ~rt i F s x x , o ~ i i " ~x_. tl-_ _ `t ~+r 1wwwn~° w.n~~ , Y l u~i 4 J Z. Y f a~ _ , s f Jac + r~ J 1 a•~ ~.1 R Yom. 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Y~, _.fi ..f+._.; it Q?~r,.~ fr.ti r?. r:f. !i rf. akr it 1. a I+if f_!.. r, e•i r+.. f. a._i _'4J J° lJf •rr. r _C ° m 4~• m f,...,,:4 IM~' ~.!'y i~~a A,~„y°I r ► ►;.1,~. ~~...L': m °w..6.. :.tj.Q°=~- , A j • . e~ 00 Q a 2) co i co (ID r C6 co t~ y ANNE T ' Z J z W N' W 'I 0 0- 0- 1~ POSTING CERTIFICATION CASENO. SUT-oZ'OZ PLANNING COMMISSION / CITY COUNCIL / BOARD OF ADJUSTMENT (Circle One) HEARINGDATE:-~a2it 3 2c~o3 I, 9c- (name) residing at `1 Yo w '941 v~.w.c a ~ - ~ as c d ce-1 (address) as the applicant for Case No. Sv P - oa- o'S, , hereby certify that I have posted the Notice of Public Hearing at Volb w_ ~ r" (location) on this 1 A4, day of -o"naJAa J/ 2003 , and do hereby certify that said sign has been posted and remained in place for fifteen (15) days prior to and including the scheduled day of public hearing of this case. The sign was posted in the position shown on the map below. Signa e: NOTE: This form must be submitted at the public hearing on this case and will be placed in the applicant's case file at the Community Development Department. S PLA C[D MAP ~i lL. ~t 4.d \J e:\planning\forms\posdngcert --I Rev. 1/1/03 e" TIZgNCG tL,e')D 7500 West 29th Avenue The City of Ridge FAX 303/235-2857 March 20, 2003 Dear Property Owner: This is to inform you of Case No. SUP-02-02 which is a request for approval of a Special Use Permit to allow expansion of pet care facility with a 10 foot rear yard setback variance from the 15 foot rear yard setback requirement resulting in a 5 foot rear yard setback and a variance to the maximum allowed building coverage of 25 percent for property zoned Agricultural-Two (A-2) and located immediately south of 11440 West 44th Avenue. This case will be heard by the Wheat Ridge Planning Commission in the Council Chambers of the Municipal Complex at 7500 West 29th Avenue. The meeting will be held on April 3, 2003 at 7:00 p.m. As an area resident or interested party, you have the right to attend this Public Hearing and/or submit written comments. If you have any questions or desire to review any plans, please contact the Planning Division at 303- 235-2846. Thank you. Planning Division. CADocuments and Settings\kathy My Documents\Kadiy\PCRPfS\PLANGCOM\Penofice\2003\sup0202.wpd D d C d p d ~ d d • N C V y d a ~ ~ a u d d d O a d ` c p Z u ~ dl d ~ d C 7 ' U D D U J ~ ~ 6 S . d p s C h r ~ ;E8 V u ( U j~ ~ S m E a c 0 .0 N N N N N N d!== ~ O O O O O O a ° N N N N N N d d m U Q NR$ y N N N N N v O 0 ° a a z D G J M > U 4~ 10 > ~ p r O O U> 0 'O j TY~ ~ tp O y Q 2 O C U OJ E O (O ° L j Sao C a O 6. ' d d O o d d y ~ 40 N O " N E2 o U U Q U N L D J ~ N N 0 j, /IU d a C co B OO CI- N'dU a > `m MEd oox y n N a ~ va °-v y _m d m o n ' CJ ' u i C d d dL D y o l •C D L O 3 V f+ OJ 1-~ W C r L :C O o Z }i mo N E Q U D s E 0 H ' s2 N N N O U J O of SU Uot~ii ~ E nil m ' o o a Q' M m IP ' , o- ~ o-. rr o- r M1 M1 Q , ' M1, M1 M1 i M1 d Ln r-i Ln I = In V7 Ln M u I ra r-q ra rl r-l LLI CV) ¢ ~ Ln C3 v7' Ln C3 ,n Ln m 0 p 00 c C3 ' C3 E3 a D F3 O M M O > L) Z ED Lr 1 C3 C3 Lr) M O Q W Z Q L ) LLI 2 Q o m m 'I m' m m 2 I- G 1 l m ] r u, fL N rn r p L O o O p n, o' O' m O O 0 L (D O Q z a M1 M1I r M1' E3 M1 z W z o L Una ~I • MetroScan / Jefferson (CO) • Owner :Huss Tim L Parcel : 042778 Site :11480 W 44th Ave Wheat Ridge 80033 Xfered : 11/21/2000 Mail :11480 W 44th Ave Wheat Ridge Co 80033 Price : $299,000 Full Use :1112 Res,Improved Land Phone : 303-237-8014 Bedrm: Bath:1.75 TotRm: YB:1892 Pool: B1dgSF: 1,255 Ac:1.01 : MetroScan / Jefferson (CO) • Owner :Windsor Pet Care Inc Parcel : 043609 Site :11440 W 44th Ave Wheat Ridge 80033 Xfered : 10/28/1994 Mail :520 Main Ave Norwalk Ct 06851 Price : $661,400 Use :5178 Misc,Residential,Mixed Use Land Phone Bedrm: Bath: Tot Rm:2 YB:1977 Pool: B1dgSF: 7,396 Ac:1.75 • MetroScan / Jefferson (CO) : Owner :C Deorio Investments Llc Parcel : 043683 Site :11401 W 44th Ave Wheat Ridge 80033 Xfered : 04/28/1999 Mail :7990 Melrose Dr Wheat Ridge Cc 80033 Price : $500 Use :2112 Com,Improved Land Phone Bedrm: Bath: TotRm:l YB:1969 Pool: B1dgSF: 1,500 Ac:.86 • MetroScan / Jefferson (CO) • Owner :City Of Wheatridge Parcel : 043864 Site :11361 W 44th Ave Wheat Ridge 80033 Xfered : 07/24/1997 Mail :7500 W 29th Ave Denver Co 80033 Price : $277,500 Full Use :9149 Exempt,Political Sub,Land Phone Bedrm: Bath: TotRm: YB: Pool: B1dgSF: Ac:3.00 * • MetroScan / Jefferson (CO) • Owner :Lc At/T Broadband Of Colorado L Parcel : 065708 Site :11501 W 44th Ave Wheat Ridge 80033 Xfered : 08/01/2001 Mail :188 Inverness Dr W Englewood Cc 80112 Price Use :3112 Ind,Improved Land Phone Bedrm: Bath: TotRm:l YB:1984 Pool: B1dgSF: 6,453 Ac:1.41 * • MetroScan / Jefferson (CO) ; Owner :Saint Martin Society Branch 134 Of P N A Parcel : 130741 Site :*no Site Address* Xfered : 09/09/1997 Mail :11460 W 44th Ave #2 Wheat Ridge Cc 80033 Price Use :1111 Vacant,Residential Phone Bedrm: Bath: TotRm: YB: Pool: B1dgSF: Ac:1.00 * • MetroScan / Jefferson (CO) ; Owner :City Of Wheat Ridge Parcel : 151431 Site :*no Site Address* Xfered : 05/17/1979 Mail :7500 W 29th Ave Denver Cc 80033 Price Use :9149 Exempt,Political Sub,Land Phone Bedrm: Bath: TotRm: YB: Pool: B1dgSF: Ac:31.62 ; MetroScan / Jefferson (CO) • Owner :Jefferson County Parcel : 205165 Site :*no Site Address* Xfered : 06/21/1966 Mail :100 Jefferson County Pkwy Golden Co 80419 Price Use :9139 Exempt,County,Land Phone Bedrm: Bath: TotRm: YB: Pool: B1dgSF: Ac:.68 Information compiled from various sources. Real Estate Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report. * Search Parameters * Jefferson (CO) * 3/20/2003 * 1:45 PM Parcel Number ...8 39 212 00 076 39 212 00 077 39 212 00 079 39 212 00 048 39 212 00 049 39 212 00 050 39 213 00 010 39 212 00 090 230 ® 7 1013, 112' 86 6' 50 00 080 " 017 8073' 11910 105 5' 268 44' 150' 3.~7 208 14 n 04B rv 00 049 295 268 31' 069 150' §4135 8~L`101334 85101333 242 c N 49 260 ® 076 - J ryO~ ~ ~ W ~ N 34 079 00 077 116 42' M/L .-I 296 219 216 42' M/L @oo O 090 JEFF. CO 0 296 1879-640 I OF WHEAT RIDGE ' F1156936 m - . ® 090 1 1. 2655 vI 66 nI 213-00-014 m 39t 213-00-010 o CITY OF WHEAT IRIDGE F1156936 14 ® 05o sue. CITY OF WHEATRIDGE F0448854 001 (A), w 44 1010.01' CITY OF I I CITY OF WHEAT RIDGE (HEAT RIDGE I 78068869 F1156936 I 'o 265 39-213-00-010 _ _ nm 343TS _ _ _ 4 I 0 265 M 265 M I tV CITY OF WHEATRIDGE I 79043465 I 39-213-00-010 N 89° 351 F z39- a / 2- NOTICE OF PUBLIC HEARING Notice is hereby given that a Public Hearing is to be held before the City of Wheat Ridge PLANNING COMMISSION on April 3, 2003, at 7:00 p.m. in the City Council Chambers of the Municipal Building at 7500 West 29th Avenue, Wheat Ridge, Colorado. All interested citizens are invited to speak at the Public Hearing or submit written comments. The following petition shall be heard: Case No. SUP-02-02: An application filed by Intergroup Architects for Best Friends Pet Care for approval of a Special Use Permit to allow expansion of pet care facility with a 10 foot rear yard setback variance from the 15 foot rear yard setback requirement resulting in a 5 foot rear yard setback and a variance to the maximum allowed building coverage of 25 percent for property zoned Agricultural-Two (A-2) and located immediately south of 11440 West 44th Avenue. Said property is legally described as follows: A PART OF THE W %2 SW %4 NW '/4 OF SECTION 21, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., CITY OF WHEAT RIDGE, COUNT OF JEFFERSON, STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BASIS OF BEARINGS: THE SOUTH LINE OF THE SW '/4 NW '/4 OF SAID SECTION 21 TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M.; BEING MONUMENTED AT BOTH THE EAST AND WEST ENDS BY A 3 /4' BRASS CAP STAMPED "LS 13212; IS CONSIDERED TO BEAR S89°35' 15"W. COMMENCING AT THE WEST ONE-QUARTER CORNER OF SAID SECTION 21, THENCE N67°02'39"E A DISTANCE OF 502.30 FEET TO THE POINT OF BEGINNING. THENCE N00028'23"W, ALONG A LINE 197.00 FEET WESTERLY OF AND PARALLEL WITH THE EAST LINE OF THE W'/2 SW'/4 NW'/4, A DISTANCE OF 400.00 FEET TO THE SOUTH LINE OF WEST 44TH AVENUE, AS RECORDED UNDER RECEPTION NO. 85101333, JEFFERSON COUNTY, COLORADO. THENCE S89°59'08"E ALONG SAID SOUTH LINE OF WEST 44TH AVENUE A DISTANCE OF 182.00 FEET; THENCE S00028'23"E, ALONG A LINE 15.00 FEET WESTERLY OF AND PARALLEL WITH SAID EAST LINE OF THE W %2 SW'/4 NW'/4, A DISTANCE OF 400.00 FEET; THENCE N89059'08"W, ALONG A LINE 400.00 FEET SOUTHERLY OF AND PARALLEL WITH SAID SOUTH LINE OF WEST 44TH AVENUE, A DISTANCE OF 182.00 FEET TO THE POINT OF BEGINNING. CONTAINING A CALCULATED AREA OF 72,797 SQUARE FEET OR 1.671 ACRES. Kathy Field, Administrative Assistant ATTEST: Wanda Sang, City Clerk To Be Published: Wheat Ridge Transcript Date: March 20, 2003 FROM : FAX NO. : Mar. 05 2002 05:24PM P2 Arvada Fire Protection District Division of Fire Prevention TO: City of Wheat Ridge, Department of Planning and Development FROM: Arvada Fire Protection District DATE: 3/5/03 RE: Plan amendment for an expansion of pet care facility CASE # SUP-02-02/ Best Friends Pet Care 1) Water lines and fire hydrants shall be installed and operational, and capable of supplying the required fire flow for the site prior to above grade construction. UFC 97 901.3,903.2,9704.3. 2) All-weather fire department access roadways, minimum of 24 feet of unobstructed width capable of supporting the imposed loads of 52,000 lb. fire apparatus are to be installed prior to above grade construction. UFC 97 901.3, 9704.2 Amended. 3) Access requirements have been modified to meet construction requirements. 4) Any code requirements arising from construction. Sincerely, Kerrt "Sparky"Shriver Fire Marshal Arvada Fire Protection District 730016pling Street • Arvada, Colorado 80005-3876 • (303) 463-7655 • Fax (303) 422-5549 FROM FAX NO. Mar. 05 2002 05:23PM P1 Arvada Fire Protection District Division of Fire Prevention T Fax Transmittal Date: To: Company: Lo tz-, Location: Fax Number: Number of Paves Including Cover Sheet: j5,_ From: Comments: 73CO Kipiirg Street Arvada, Colorado 80005-3876 • (303) 463-7635 • Fox (3C3) 422 SITE PLAN REVIEW AND=CONTACT.RECORD CONTACT NUMBER: 2 DATE RECEIVED: February20, 2003 DATE REVIEWED: February21, 2003 DEVELOPMENT NAME: Best Friends Kennel SURVEYOR: NAME: Lonnie R. Mehlin, P.L.S. J.R. Engineering ADDRESS: 6020 Greeenwood Plaza Blvd Englewood, CO 80111 PHONE: 303.740.9393 FAX: 303.721.9019 CITY REPRESENTATIVE: David F. Brossman, P.L.S. REMARKS: 1. All comments have been addressed. 2. 3. 4. 5. 6. 7. 8. 9. 10. PLEASE RETURN ALL REDLINES WITH NEXT SUBMITTAL. SURVEYING REPRESENTATIVE: Richard L. Harvanek, P.L.S. The above comments are as of the date reviewed and may not reflect all comments from other departments or reviewing agencies. •4 DEPARTMENT OF PUBLIC WORKS (303) 235-2861 7500 WEST 29TH AVENUE WHEAT RIDGE, CO 80033 FAX (303) 235-2857 CILY 01 heat tt~dge I Depar mnt of PPtmc Works February 24, 2003 Mr. Daren A- Duncan, P.E. 7R Engineering 12301 N. Grant Street, Suite 110 Thornton, Colorado 80241 Re: Stamp and Signature Dear Mr. Duncan, The Public Works Department will require the following item be completed on the Final Drainage Report: ❑ Please provide Stamp and signature on the Final Drainage Report Please call me at 303-235-2868 if you have any questions. Sincerely, Miccllhael~/ Garcia Development Review Engineer Cc: Michael Pesicka, Planner File sf r. City of tRidge MEMORANDUM Department of Public Works TO: Michael Pesicka, Planner FROM: Michael Garcia, Development Review Engineer 01~ DATE: Friday, February 21, 2003 SUBJECT: Best Friends Pet Care - 11440 W. 44th Avenue The Public Works Department has no further comments for the Final Drainage Report or Site Plan. All comments have been addressed. _ - - ~m.~~~~~ : , BEST FRIENDS KENNEL L ~ T3S, R69W, OF THE 6TH PM SITE DEVELOPMENT PLAN BE BEING A PART OF THEW 1/2, SW1/4, NW1/4 OF SECTION 21, T3 T c ~'1 c ~ P''~ Q CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STA -NEW ASPHALT SNII~KaLES F EXISTINCs CsAR~4tsE ONE STORY U1C)C)D FRAME t _f L EXISTINCx KENNELcv EXISTINCs c~FFIGE/ADMIN. ONE STORY METAL BL ,ONE STORY UJOOp ~RAMEp 8L _j i~ l t ~ 5 1 } ' ~ . - ~ r be ti~~t~c~~, discla►~~rd ~r reproduced vait~out t~ wcitt ~t~ns8nt of # - - - SPLIT-FACED GONG. BLOCK a n I t EXISTINCs KENNELS ONE STORY 1"fETAL BL ~T~. O. ROOF a `~ELEY.=113'-0" _ 1 a . ~ r- ! ii~~~i III I' I i ~ i I i' i~ i~ I I ii i SPLIT-PA GONC. BL ExIvTING C:ARAGE 4~ i i .p : 1 tU ONE STORY UlOOD FRAMED BLLXs L ~y~ 4 ~E J~l.1Lll~ LI~ 1 JL~ ! i L 1llC.111L ~~i~l~~~~1.~.l.J,l_11.LJ1.1.~.~~~.11~ l~ 1~ 1_l~ll.lt~- _1.1.,~[ll~ ..J,11.l..1~..~1~i-~[.. LI.[~l_-111 f~~~-L1 i Ll i{~1~ G IL1{ ► fLf ~1 l.L1ll1~111L1~.E f i~ .1I f~Lll~1L11 L~~l.Ltlll.rk#~~l,ll-ll ~JLi:.~_.t~_.L~.l. 11~1l-!l. W~~ - - r- ^~+.y~~ lY 4 v W =-4 pQp~ W ,.7.+7"~ 6J+ 7 l eve . . ~ i_ w Q CD 117 71,~'. -.11777- . . . . . . t~ Co 00 C) OD co Ca Ct7 z z U) C~ uj 0 cr- C. Ll. - L~ ~ . t February 12, 2003 Mr. Michael Garcia Development Review Engineer Department of Public Works 7500 West 29th Avenue Wheat Ridge, CO 80033 ft) J•R ENGINEERING A SuWdiary of Wastrian RE: Comments Received from Michael Garcia of the Departmenf of Public Works - Best Friends Pet Care, 11440 W. 44`I' Avenue - First Review Comments of Final Drainage Study, Grading & Erosion Control Plan, Surveying Comments & Construction Plans Dear Mr. Michael Garcia: This letter is in response to comments received from your division. Our response (in normal) follows your original comments (in italics) Drainage Study (Discussion) 1. Pleaseprovide discussion regarding the historic drainageflowpatterns with appropriate volumes and points of discharge. We have calculated the historic area and discharge from the site. See the final Drainage Report. 2. Please include language discussing the impact to the Lees and Baugh Ditch. There is no added impact to the Lees and Baugh Ditch. 3. Please discuss how the roof drain runoff will flow from the building to the new curb and gutter. (i.e.: swale design - ifso, please include a detail of the swale with the appropriate calculations used to the size the swale) Roof runoff will be directed by roof drains and downspouts to the new curb and gutter. 4. Please provide P.E. seal and signature on the final approved report. The approved Final Drainage Report will be signed and sealed by the professional engineer. 12301 N. Grant Sneer, Suite 110, Thornton, CO 80241 720872-9850 • Fax: 720-872-9853 ww Jwngineeringsonn Mr. Michael Garcia February 12,2003 City of Wheat Ridge Page 2 Drainage Plan 1. Please provide detailed cross-section at the locations redlined on the drainage plan. A roof drain at the northeast corner of the new addition will spill from a downspout directly to the new Curb and Gutter. 2. Please show the locations of the roof drains on the plan Roof drains are shown on the plans. 3. Please provide P.E. seal and signature on the final approved report. We will provide a signed and sealed final approved report. Please provide 2 signed and stamped sets of the drainage reports and plan with the second submittal. Survey Comments 1. Please show all utility easements. No easement of record appear on subject property. 2. Need a Legal Description, including a metes and bounds portion showingP.O. C, and P.O.B. (section tie) on the graphical portion of the Site Plan Provided as requested. 3. Need to include a signed Surveyor's Certification on the Site Plan. Provided as requested. X:\1480000.all\1487900\Word\02-12-03 Commens to Michael Garica.doc Mr. Michael Garcia February 12,2003 City of Wheat Ridge Page 3 Traffic Engineering A copy of the construction plans has been forwarded to the City's Traffic Engineer, Mr. Steve Nguyen, P.E., 303-235-2862 for review and has no comments at this time. The provided traffic data indicated this a low traffic generator. Thus, traffic impact is minimal. Application for Minor Dumping /Landfill permit - Prior to the commencement of any onsite grading, an Application for Dumping/Landfill Permit, along with the fees due will need to be submitted for review and approval Contractor will obtain the required permit Right-of-Way Construction Permit(s)/Licensing Prior to any construction of the public improvements, the necessary right-of-way construction permit(s) and respective licensing will need to be submitted for processing by the City. Contractor will obtain the required permit All red-lined prints will be returned with the second submittal. If you have any questions, please contact me at 720-872-9850 Sincerely, JR ENGINEERING, LLC Alvin 26~a_n, P Senior. Project Engineer a"00"- Daren A. Duncan, PE Senior Project Manager Cc: Greg Kundson, Interim Public Works Director Steve Nguyen, Interim City Engineer Dave Brossman, City Surveyor Michael Pesicka, Planner File X:\1480000.all\1487900\Word\02-12-03 Commens to Michael Garica.doc RECE V ED February 11,_2003 INTERGROUP Mr. Michael Pesicka~ City of Wheat Ridge Planning 7500 West 29th Avenue Wheat Ridge, Colorado 80215 Re: Best Friends Kennel Special Use Permit Dear Michael, We have completed the modification requested in your review comments,. as well as those requested by outside agencies. The following is an itemized response to each comment. Planning and Development Department 1. Our calculations for building coverage on the A-2 portion of-the lot are shown in the site data table on Sheet 1., The coverage exceeds 25% allowed for that parcel. We request a variance in building coverage be included with this application. ' 2. Square footage calculations for landscape areas,in the A-2 zone have been added to the site data table on Sheet 1. We have provided four new streetscape evergreen trees along 44th Avenue. This exceeds a 12% increase in the quantity of existing trees currently on site. However, we have located the trees on the C-1 zoned portion because this will provide the most benefit-to both the communityand.the applicant. SITE PLAN - 1. Square footage breakdowns have been provided in the revised site data table. 2. All adjacent properties have been identified by zoning. 3. The site plan and data table now reflects the current and proposed conditions. I - INTERGROUP ARCHITECTS 2000 WEST LITTLETON BLVD LITTLETOrL. COLORADO 60120 FAX 303.73B. 2294 303.738.6877 i 4. Sheet titles have been corrected. - 5. The breakdown square footage of building. functions has been added to the site data table. The projected project value is $275,000.00. I 6. See revised site data table. 7. The drawing scale has been corrected. 8. All setback distances have been added. 9. Parking spaces have been corrected to reflect actual width of 9'. 10.. Landscape table has been, added to the landscape plan. i 11. A colored elevation showing the design intent has been provided. The concrete block is to be integral colored and may vary slightly from colors shown. Four cut-off style wall mounted light fixtures have been added - see Key Note 16 on Site Plan. Arvada Fire Department 1. Reviewed access. concerns with the fire department and have provided fire access lane and fire hydrant at their request. See Key Note 13`0n Site Plan. Valley Water District; 1. Reviewed-comments with the district and-we are preparing an application for main water line extension for the new hydrant., A new water tap will be provided for the new building. City of Wheat Ridge Parks and Recreation 1. No access will be provided to the greenbelt. 2. No change to the existing buffering is expected. I INTERGROUP ARCHITECTS 2000 WEST LITTLETON BLVD UTTLETON. COLORADO 80920 FAX 303,173B.2294 303.73B,BB77 i Public Works *See attached response letter from JR Engineering. 1. All existing easements and right-of-ways have been shown to the best of our knowledge. r 2. The legal description and surveyor's statement have been added to the Site Plan - Sheet 1. The surveyor's statement will be signed after final comment revisions. If you have any questions regarding the above responses or to modifications made to the drawings, please call. Cordially'. Ranson V. Leeds, AIA Architect 1 I t INTERGROUP ARCHITECTS 2000 WEST LITTLETON BLVD- LITTLETON. COLORADO 60120 FAX 303.73B.2294 303.73B.BB77 - City of Wheat Ridge Planning and Development Department Memorandum mow TO: Intergroup Architects/Best Friends Kennel FROM: Michael Pesicka SUBJECT: Special Use Permit Review for Best Friends Kennel DATE: December 16, 2002 Please make the following corrections and revisions to the submittal: General Notes: The property is split-zoned with A-2 on the south and C-1 on the north. Kennels are an allowed use (special use) on the A-2 portion, but not on the C-1 portion. Therefore, all of the improvements must be confined to the A-2 zoned portion of the parcel. Development standards for the A-2 zone district shall be applied to this review, and we can not require any additional parking or landscaping on the C-1 portion of the lot. 1. Pursuant to Section 26-614B Development Standards: Maximum Building Coverage for the A-2 zone district is 25%. The existing and proposed addition calculate out to roughly 30% building coverage. Please provide your own calculations for building coverage for the A-2 zoned area. Since we are limiting the expansion to the A-2 portion of the lot, then we must take into account the A-2 development standards. A variance to the maximum building coverage must be processed with this application. 2. Pursuant to Section 26-502(C).4 "For properties with existing development, landscaping, in addition to existing landscaping shall be required on a percentage basis...... up to the maximum required for that district." Because this is a 63%o increase in building area, a 12% increase in landscaping on the A-2 parcel shall be required. Please provide calculations of the square footage totals for landscaping on the A-2 portion of the lot. All required variances, including the rear setback request, can be processed concurrently. The proposed 10' variance request to the rear lot line will not receive staff support. Site Plan: On the plan please show the zoning line that separates the property into A-2 and C-1. All proposed new construction, landscaping and parking must occur on the A-2 zoned area. Please provide the square footage breakdown of each separate zone district on the lot. According to our calculations, the A-2 zoning extends approximately 225 north of the southern property line. 2. Please label all adjacent properties with correct zoning. Also label the subject property with the correct zoning for the northern portion and the southern portion. 3. Please have the Site Plan reflect all current conditions. Are you counting the dog runs as landscaping on the landscape plan? Does sod exist in the dog runs? 4. In the title, please move "Best Friends Kennel" to the top and, move "Site Development Plan" underneath that. Provide a breakdown (in square feet) of the interior uses of existing and proposed buildings. We need this information to accurately assess how much if any, new parking and landscaping shall have to be provided on the A-2 zoned area. Please provide the value of the proposed improvements. 6. For both existing and proposed provide a table with a breakdown in square feet and percentage of building coverage, landscaping, paving, kennel runs, and other hard surfaces. This will be for the A- 2 portion only. 7. Please check to see that the scale is accurate. The property lines do not scale out to the dimensions shown on the site plan. 8. Please provide distances and setbacks for all existing and proposed structures. 9. Parking spaces shown on the plan do not scale to a 9 foot width. I scaled them to be 8 feet wide. Please revise to show accurate dimensions. The scale was off approximately 2 feet. 10. Please add a table showing any new landscaping, with location, type (species name), quantities, percentage of new landscaped areas (living/non-living). 11. Please provide a color detail of the elevations, and provide the height for each elevation. If you are proposing any new wall or freestanding lights please provide location and detail of light, type of light source and luminaries. 12. Please label all adjacent properties with proper zone districts. Under Key Notes: No. 6, please change from "accessible" to "handicapped accessible." Please call me with any questions at: 303-235-2845. Thank you. Michael Pesicka Planner Gtyuf VAieet Ridge DEPARTMENT OF PUBLIC WORKS ❑apa rtment u° PCbliC V&S6 7500 WEST 29 AVENUE WHEAT RIDGE, CO 80033 December 13, 2002 Mr. Daren A. Duncan, P.E. JR Engineering 12301 N. Grant Street, Suite 110 Thorton, Colorado 80241 (303) 235-2868 FAX (303) 235-2857 Re: Best Friends Pet Care, 11440 W. 44`t' Avenue - First Review Comments of Final Drainage Study, Grading & Erosion Control Plan, Surveying Comments & Construction Plans Dear Mr. Duncan, I have completed the first review of the above referenced documents for the Best Friends Pet Care building addition received on November 15, 2002, and have the following comments: Drainage Study (Discussion) 1. Please provide discussion regarding the historic drainage flow patterns with the appropriate volumes and points of discharge. 2. Please include language discussing the impact to the Lees and Baugh Ditch. 3. Please discuss how the roof drain runoff will flow from the building to the new curb and gutter. (i.e.: swale design- if so, please include a detail of the swale with the appropriate calculations used to the size the swale) 4. Please provide P.E. seal and signature on the final approved report. Drainage Plan 1. Please provide detailed cross-sections at the locations redlined on the drainage plan. 2. Please show the locations of the roof drains on the plan. Please provide P.E. seal and signature on the final approved report. Please provide 2 signed and stamped sets of the drainage report and plan with the second submittal. Survey Comments 1. Please show all utility easements. 2. Need a Legal Description, including a metes and bounds portion showing P.O.C., and P.O.B. (section tie) on the graphical portion of the Site Plan. 3. Need to include a signed Surveyor's Certification on the Site Plan. Any questions related to these survey corrections can be addressed to Mr. Dave Brossman, P.L.S. at 303-235-2858. Traffic Engineering A copy of the construction plans has been forwarded to the City's Traffic Engineer, Mr. Steve Nguyen, P.E., 303-235-2862 for review and has no comments at this time. The provided traffic data indicated this a low traffic generator. Thus, traffic impact is minimal. Application for Minor Dumping/Landfill Permit Prior to the commencement of any onsite grading, an Application for Dumping/Landfill Permit, along with the fees due will need to be submitted for review and approval. For your information and submittal in the second review package, a copy of this permit is provided. Right-of-Way Construction Permit(s)/Licensing Prior to any construction of the public improvements, the necessary right-of-way construction permit(s) and respective licensing will need to be submitted for processing by the City. Please return all red-lined prints with the second submittal. If you have any questions, please contact me at 303-235-2868. Sincerely, Michael Garcia Development Review Engineer cc: Greg Knudson, Interim Public Works Director Steve Nguyen, Interim City Engineer Dave Brossman, City Surveyor Michael Pesicka, Planner File 11440w44th reviewl.ltr Mindi Ramig, 04:48 PM 12/12/2002 -0700, Case #SUP-02-02 Best Friends Pet Care 1144... Page 1 of 1 X-Mailer: Novell GroupWise Internet Agent 6.0.1 Date: Thu, 12 Dec 2002 16:48:07 -0700 From: "Mindi Ramig" <MRamig@co.jefferson.co.us> To: <michaelp@ci.wheatridge.co.us> Subject: Case #SUP-02-02 Best Friends Pet Care 11440 W 44th AVE X-MIME-Autoconverted: from 8bit to quoted-printable by wwl.co.jefferson.co.us id gBCNmES20725 12/12/02 • All requirements of the Pet Animal Care and Facilities Act, under the Colorado Department of Agriculture, must be complied with for this kennel facility. . The proposed kennel addition should be designed so that waste materials can be flushed directly into the public sewer system. The animal waste should not impact the surrounding ground surface. • Since the proposed addition will be located east of the existing building, it is very likely that noise levels from the expanded kennel would not adversely impact the residential property to the west. However, if noise is a concern then a study can be conducted to verify that the levels from the expansion will not exceed the allowable residential levels for that property. This Department would be available to review such a report if it were conducted. Mindi Ramig, REHS Environmental Health Services Division Department of Health and Environment mramig@jeffco.us 303.271.5736 303.271.5760 fY Printed for Mike Pesicka <michaelp@ci.wheatridge.co.us> 12/13/2002 VALLEY WATER DISTRICT 12101 WEST 52ND AVENUE WHEAT RIDGE, COLORADO 80033 TELEPHONE 303-424-9661 FAR 303-424-0828 December 4, 2002 City of Wheat Ridge 7500 W. 29th Avenue Wheat Ridge, CO 80033 Attn: Mike Pesicka Dear Mike: In reference to Case No. SUP-02-02/Best Friends Pet Care, 11440 W. 44th Avenue, Valley Water District has reviewed your inquiry and offers the following comments: Ivelopment Valley Water District can provide water service to the subject to Valley Water District rules and regulations. Water service tap and line will be required for each separate building structure at owners expense. 2. Valley Water District currently provides Water service to the property and will provide service to the proposed addition. The owner may wish to consider increasing the size of the existing water tap to meet the demands of the increased building size as proposed. 3. Valley Water District is supplied water through a master meter distributors contract with the Denver Water Department and must follow Denver Water operating rules and engineering standards. 4. Valley Water District currently has adequate capacity through their Denver Water contract at the present time to serve the project. Valley Water District in its contract with Denver Water must follow all Denver Water conservation/ drought requirements imposed. 5. Additional water main lines and fire hydrants may be needed to serve the property that meet AFPD requirements at owner's expense. 6. If aditional water lines and fire hydrants are required, owner will be required to provide necessary easements to the District that meet Denver Water Department requirements. If you have any questions, please feel free to contact me at 303- 424-9661. sincerely, Robert Arnold District Manager 9F~0 7500 West 29th Avenue Wheat Ridge, Colorado 80033 303-235-2846 DATE: November 15, 2002 The Citv of w The Wheat Ridge Department of Planning & Development has received a request for a Special Use Permit at the property described below. Your response to the following questions and any comments you may have regarding this proposal would be appreciated by December 11, 2002. No response from you by this date will constitute having no objections or concerns regarding this proposal. CASE NO.: SUP-02-02/Best Friends Pet Care LOCATION: 11440 W. 44"' Avenue REQUESTED ACTION: Special Use Permit to allow expansion of pet care facility on property zoned Agricultural-Two. PURPOSE: Expand existing building to accommodate more kennels, laundry facilities and kitchens. APPROXIMATE AREA: 76,317 square feet (area of construction) Please describe your ability to service the property, while considering the following: See Attached Letter • The adequacy of public facilities or services provided by your agency to serve this development. • The availability of service lines to the development. • Will any service lines need to be extended to accommodate development? • The adequacy of capacities to serve the development. • Servicing of this proposed development subject to your rules and regulations. • Specific easements that are needed for this proposal. • Any comments that would affect approval of this request by your agency. Please reply to: Michael Pesicka Department of Planning and Development Fax: 303-235-2857 DISTRIBUTION: XX Water District (Valley) XX Sanitation District (Fruitdale) XX Fire District (Arvada) Adjacent City Jefferson County Planning Department XX Xcel Energy XX Qwest Communications Colorado Department of Transportation Denver Regional Council of Governments XX JeffCo Health Department JeffCo Schools Completed by: Robert Arnold (Name, Agency/Department, Date) Valley Water District JeffCo Commissioners XX AT&T Broadband Urban Drainage and Flood Control District Regional Transportation District Wheat Ridge Post Office XX Wheat Ridge Police Department (APCO) XX Wheat Ridge Public Works XX Wheat Ridge Parks & Recreation Department XX Wheat Ridge Forestry Division XX Wheat Ridge Building Division Wheat Ridge Economic Development "The Carnation City" FROM : AFPDDFP<) 7500 West 29th Avenue FAX NO. : 3034225549 Dec. 02 2002 05:04PM P2 Wheat Ridge, Colorado 80033 303-235-2846 DATE: November 15, 2002 The Ctyof l The Wheat Ridge Department of Planning & Development has received a request for a Special Use Permit at the property described below. Your response to the following questions and any comments you may have regarding this proposal would be appreciated by December 11, 2002. No response from you by this date will constitute having no objections or concerns regarding this proposal. CASE NO.: SUP-02-02/Best Friends Pet Care LOCATION: 11440 W. 440 Avenue REQUESTED ACTION: Special Use Permit to allow expansion of pet care facility on property zoned Agricultural-Two. PURPOSE: Expand existing building to accommodate more kennels, laundry facilities and kitchens. APPROXIMATE AREA: 76,317 square feet (area of construction) Please describe your ability to service the property, while considering the following: • The adequacy of public facilities or services provided by your agency to serve this development. • The availability of service lines to the development. • Will any service lines need to be extended to accommodate development? • The adequacy of capacities to serve the development- • Servicing of this proposed development subject to your rules and regulations. • Specific easements that are needed for this proposal. • Any comments that would affect approval of this request by your agency. Please reply to: Michael Pesicka Completed by: ~r.rc Department of Planning and Development (Name, Agency/Department, Date) Fax: 303-235-2857 DISTRIBUTION: XX Water District (Valley) JeffCo Commissioners XX Sanitation District (Fruitdale) XX AT&T Broadband XX Fire District (Arvada) Urban Drainage and Flood Control District Adjacent City Regional Transportation District Jefferson County Planning Department Wheat Ridge Post Office XX Xcel Energy XX Wheat Ridge Police Department (APCO) XX Qwest Communications XX Wheat Ridge Public Works Colorado Department of Transportation XX Wheat Ridge Parks & Recreation Department Denver Regional Council of Governments XX Wheat Ridge Forestry Division XX JeffCo Health Department XX Wheat Ridge Building Division JeffCo Schools Wheat Ridge Economic Development The Carnation City" FROM : RFPDDFP<) FAX NO. : 3034225549 Dec. 02 2002 05:04PM P3 Arvada Fire Protection District Division of Fire Prevention TO: City of Wheat Ridge, Department of Planning and Development FROM: Arvada Fire Protection District DATE: 12/4/02 RE: Plan amendment for an expansion of pet care facility at 11440 W 44s' Ave. CASE NO: SUP-02-02/3est Friends Pet Care The fallowing are our site review comments; 1) Fire protection to this facility is provided by the Arvada Fire Department Station #2 located at 12195 W 5r" Ave., and Station #1 located at 7900 W 57" Ave 2) Water lines and fire hydrants shall be installed and operational, and capable of supplying the required fire flow for the site prior to above grade construction UPC 97 901.3, 903.2, 8704.3. 3) All-weather fire department access roadways, minimum of 24 feet of unobstructed width capable of supporting the imposed loads of 52,0001b. fire apparatus are to be installed prior to above grade construction. UPC 977 901.3,8704.2 Amended 4) Fire apparatus access roads shall be required for every building hereafter constructed when any portion of an exterior wall of the first story is located more than 150 feet from fire department vehicle access. UPC 97 902.2.1. Access appears to be inadequate. 5) Access requirements may be modified when the building is provided with an approved automatic fire sprinkler system. UPC 97 902.2.1. Exception. 6) Any code requirements arising from construction. Sincerely Kent "Sparky" Shriver Fire Marshal Arvada Fire Department 7300 Kipling Street • Arvada. Colorado 80005-3876 • (303) 463-7655 • Fax (303) 422-5549 7500 West 29th Avenue Wheat Ridge, Colorado 80033 303-235-2846 DATE: November 15, 2002 The Citv of U The Wheat Ridge Department of Planning & Development has received a request for a Special Use Permit at the property described below. Your response to the following questions and any comments you may have regarding this proposal would be appreciated by December 11, 2002. No response from you by this date will constitute having no objections or concerns regarding this proposal. CASE NO.: SUP-02-02/Best Friends Pet Care LOCATION: 11440W.44 1h Avenue REQUESTED ACTION: Special Use Permit to allow expansion of pet care facility on property zoned Agricultural-Two. PURPOSE: Expand existing building to accommodate more kennels, laundry facilities and kitchens. APPROXIMATE AREA: 76,317 square feet (area of construction) Please describe your ability to service the property, while considering the following: • The adequacy of public facilities or services provided by your agency to serve this development. • The availability of service lines to the development. • Will any service lines need to be extended to accommodate development? • The adequacy of capacities to serve the development. • Servicing of this proposed development subject to your rules and regulations. • Specific easements that are needed for this proposal. • Any comments that would affect approval of this request by your agency. Please reply to: Michael Pesicka Complete y- , ~ / l Department of Planning and Development /Nf me, Agency/Department, Dat / Fax: 303-235-2857 Z /U Z DISTRIBUTION: XX Water District (Valley) XX Sanitation District (Fruitdale) XX XX Fire District (Arvada) Adjacent City Jefferson County Planning Department XX Xcel Energy XX XX Qwest Communications XX Colorado Department of Transportation 1,~rx Denver Regional Council of Governments XX XX JeffCo Health Department XX JeffCo Schools JeffCo Commissioners AT&T Broadband Urban Drainage and Flood Control District Regional Transportation District Wheat Ridge Post Office Wheat Ridge Police Department (APCO) Wheat Ridge Public Works Wheat Ridge Parks & Recreation Department Wheat Ridge Forestry Division Wheat Ridge Building Division Wheat Ridge Economic Development "The Carnation City" DRAFT CITY OF WHEAT RIDGE PARKS & RECREATION COMMISSION MEETING November 20, 2002 The meeting was called.to order at 7:00 p.m. by Chair Coates. Commissioners present: Mary Margaret Coates, Marion Garramone, Bunny Gordon, Jack Rose, Floyd Sasa, Jean Schilling, Susan Seeds. Commissioners Absent: Charles Spielman. Staff present: Joyce Manwaring, Parks Director; Ann Lazzeri, Secretary ITEM 1 - DETERMINATION OF QUORUM Chair Coates declared a quorum present. TTF,M 2 - APPROVAL OF MINUTES FROM Ortoher 16, 2002 - It was moved by Jack Rose and seconded by Floyd Sasa to approve the minutes of October 16, 2002, as presented. The motion passed unanimously. ITEM 3 - INTRODUCTION OF GUF,STS - There were no guests. The Commissioners reviewed the park naming process and policy. Comments were made that there didn't seem to be reason to change the policy. Susan Seeds suggested that staff keep a running list of park naming ideas received by the city. Further, it might be a good idea to have a booth at the Carnation Festival to receive input for possible park names. Also, when consideration for a park name comes up, suggestions could be requested at First Monday meetings. ITEM 5 - 2003 BUDGET - Joyce Manwaring stated that, since the sales tax issue was defeated, it has become necessary for the city to make several budget cuts. The Parks and Recreation Department will probably be affected in areas such as Performance in the Parks, flower plantings, parks maintenance and parks construction, street tree plantings as well as other areas. Personnel layoffs will also be proposed as well as an increase in some fees. Suggestions were made that volunteers could help maintain flower beds, etc. Joyce commented that this would be nice but wanted the Commission to be aware she doesn't have the staff to coordinate large-scale volunteer projects. Suggestions were also made that the annual Boards and Commissions Dinner could be a potluck rather than having it catered. Parks & Recreation Commission Meeting November 20, 2002 Page 1 DRAFT Joyce Manwaring presented three items that require comment from the Parks and Recreation Commission. Best Friends Kennel on 44th is planning to expand toward the greenbelt. It was moved by Susan Seeds and seconded by Bunny Gordon that the Parks Commission recommend to City Council that a buffer between the business and the greenbelt be aesthetically pleasing and that there not be an access to the greenbelt through the business. The motion passed unanimously. Minor Subdivision on Harlan between 38th and 41st. It was moved by Bunny Gordon and seconded by Jack Rose to forward a recommendation to Planning Commission for a contribution of cash in lieu of land dedication for the minor subdivision on Harlan between 38th and 41st Avenues. The motion passed unanimously. Skyline Estates Subdivision. It was moved by Bunny Gordon and seconded by Floyd Sasa to forward a recommendation to Planning Commission for a contribution of cash in lieu of land dedication for the Skyline Estates Subdivision. The motion passed unanimously. Fire Management Plan Review - January Meeting December Meeting - It was moved by Marion Garramone and seconded by Floyd Sasa to cancel the December meeting with the provision that, should something urgent arise, a meeting would be called. The motion passed unanimously. Susan Seeds requested to see a list of plantings planned for the Davis property. Joyce Manwaring will provide this list. • Davis property is 80% complete. The apartments will install a wrought iron fence to the west which will open up the view from the apartments as well as from Jay Street. The city contributed some money toward the fence. The city is working with Christopher House nursing home on the north in regard to creating an access into the park. Planting will take place in the spring. Staff is still looking into nontraditional playground equipment. 44th and Kendall design process is now budgeted for 2004. Parks & Recreation Commission Meeting November 20, 2002 Page 2 DRAFT • The Open Space Management Plan is now available on CD. CD's were distributed to members of the Commission. Manwaring field is progressing and one field should be playable next year. • City Council is no longer requiring monthly reports and Joyce Manwaring asked if the Commission members would still like to receive them. There was a consensus that the Commission would like to continue receiving a monthly report giving highlights of Parks and Recreation Department activity. There are four active property acquisitions: property west of 44a' and Kendall; two properties directly south of the Recreation center and the Arvex property. Tabor Lake fence project should occur this year. City Council approved applying for a joint venture grant for trail replacement. Susan Seeds reported that her husband and a neighbor reported seeing a bald eagle at Tabor Lake. A neighbor also asked Susan what happened to the tree on the island in Tabor Lake. Joyce Manwaring will look into this. Several people in Susan's Pilate class asked about the availability of a piece of equipment used in this class called the reformer. Joyce Manwaring stated that she didn't think the city owns the reformer but that it is owned by the Pilate instructors who contract with the city. Joyce will have the fitness instructor write up an explanation regarding this matter. Joyce Manwaring asked Commissioners to encourage people to fill out comment cards if they have a comment about the Recreation Center. Runny Gordon suggested that the city may consider a trail sign system that she saw when she was in California where trail rules were stenciled in bright green directly on the asphalt trail. Bunny reported that she has been approached by a citizen who would like to have her deceased husband's name carved on a fallen tree in the greenbelt as a memorial. Joyce Manwaring stated that while she appreciated the sentimentality behind this request, the open space management plan must be followed. Joyce will look this up in the management plan and report back. She mentioned that there is a memorial tree planting program; however, there could not be a plaque to accompany the tree. i Parks & Recreation Commission Meeting November 20, 2002 Page 3 DRAFT Mar; Margaret Coat(-.,q commented that there was an informative article on dog parks in the Rocky Mountain News. Other members reported seeing a segment regarding dog parks on Channel 9 News. It was moved by Jack Rose and seconded by Bunny Gordon to adjourn the meeting at 8:22 p.m. Parks & Recreation Commission Meeting - ' November 20, 2002 Page 4 " o I z ~Y p° I I m I z pm W- v Y I Wp ~p 0 ~ v ' II I I 0 KEY NOTES: 5' BUILDING SETBACK L O ISTING ASPHALT PAVING. 2. EXISTING LANDSCAPE/OPEN SPACE AREA SEE LANDSCAPE PLAN. 9. EXISTING CONCRETE PANNE 4. EXISTING FENCE. 5. EXISTING 9' WIDE PARKING SPACE. & EXISTING ACCESIBLE PAWING SPACE. 1. NEW CCNCF£TE G1. AND COTTER ALONG EDGE OF EXISTING DRIVE. SEE GRADING .INAGGE PLAN. S, NEW CONCRETE DRAINAGE PAY SEE GRADING DRAINAGE PLAN- E. NEW DETENTION POND. SEE 0R 1499ADRA1NAGE PLAN 10. NEW CATCH BASIN PIPED TO 6TOR SELLER IN 5TREET. SEE GRADM Ii AINYaE PLAY SITE DATA: CWBIf fWNO[ED MUN C-l AR C-1,A-1 P OSED IJSS PET Kpd.FL / SKCN PET KBlVEL I SALON WNER SPECIAL WDERSF£CIAL WE PE. ME PEBIR TxA.m N@h 12X93 ACRES 11993 11 ACRES STE fOYFPKfb III CbJERdGE AP1 5F 111261 11999 EF IMM') H W ACE 5341% 111561 S' lPF (II .AfAENEL 4'FA LADY~APE/LfEN SPACE 3W SE 1635%) ]6,°.30'3 olID ) PA 1J Dm,E 24111 °F 133911 24*fl W 133811 PAVOYa 5TADA®W=5 115PKE5 ¢WACE6 ACCE551B1£ 6PAOR, SPACE ISFK SITE PLAN NORTH SCALE: I" = 20'-0' VICINITY MAP SCALE: NOT TO SCALE INTEPSTAIE 70 SITE DEVELOPMENT PLAN FOR: BEST FRIENDS KENNEL BEING A PART OF THE W 1/2, SW114, NW1/4 OF SECTION 21, T3S, R69W, OF THE 6TH PM CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO 0 YEAR WSEL=5399.50 MIRAFI 160N~ FILTER FABRIC OR EQUAL (36"x36') TYPE C WTH CLOY MESH GRATED INLET COOT STD. M-604-10. 24" A 24" YR.-CONTROL PLATE 100 YR. CONTROL YR. CONTROL. BLOCKOUT PO (SIDE ET DETAIL (SIDE ETEVATIOH) N i.S. PVC OUTLET PIPE 100 TEAR WS = ROOM BIRI.ET DETAL HIC. DETENTION POND-OUTLET CONMOL STRUCTURE NTS. F 20 10 0 20 40 SCALE: 1" = 20 BENCHMARK. NORTH 1/4 CORNER SECTION 21. TM. R69W FOUND CITY OF WHEAT'. RIDGE. SURVEY MONUMENT. 3 1/4- BRASS CAP IN ALUMINUM PIPE LS 13212 PER MONUMENT RECORD FILED NOV 19,-1984. BY J.S. LAMBERT EROSION CONTROL LEGEND BF SILT FENCE KEY NOT (D O SAW CUT 1 FOOT ASPHALT TO INSTALL CONCRETE CURB & GUTTER. SEE DETAIL, THIS SHEET O2 -FOOT WIDE CONCRETE CROSS PAN SEE DETAIL. THIS SHEET. O END CONCRETE CURB & BUTLER. COLLECT RUNOFF FROM ADDITION DOWNSPOUT AND DIRECT TO CURB & GUTTER. -.O ENO CURB & GUTTER. MATCH ASPHALT 1-FOOT WT AT CURB LIP. APPROX. TREE DRIPLINE, REMOVE TREES AND ROOTS AS REQUIRED FOR DETENTION POND CONSTRUCTION. O DETENTION PONT OUTLET CONTROL STRUCTURE. SEE DETAIL, THIS SHEET. -O BORE & GROUT CONNECRON FOR S" PVC DRAIN PIPE. PRO NDE NMOOI S H PRONOERS T1 SAW CUT TA_ q7 _1N SAW CUT M~ ASPHALT WEDGE , ASPHALT WEDGE • FIBERMESH 6 REINFORCEMENT NOTE PROVIDE CONTROL JOINT EVERY TEN (1D) HET. 2'.CONCREM PAN DETAIL .11 WEDGE JOB NO. 14879.00 V) Z O J 6 N N W Z O W VI U W Z O BIG QY 4 Q TO a o3 TO DO ~o o z _W F DO W 0 z e III W z z. V epyrigM1l~ -=u 2 O QJ N b F C O C N O Z O Lu z.o LY/ Q U LL H 4 z U) m 3 DATE 11-65-02 1ST SUBMITTAL 2 GRAfNNG PLAN EROSION CONTROL CATCH CURB +Gun Ei SITE DEVELOPMENT PLAN FOR: BEST FRIENDS KENNEL BEING A PART OF THE W 1/2, SW1/4, NW1/4 OF SECTION 21, T3S, R69W, OF THE 6TH PM CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO I - - - - - - - - - - - - - - - - - II I m m 2 ~ I Ox ~ s °q I Nn IN m W° m § ~ F °v N a a H) 1 I Ilrc I/ U N P L A T T ED EXISTING B" CAL. AUSTRIAN PINE E%IS11HG I G7HO BUILDING I M.R. 6i EXISTING- ERENNIAL BEDS, TTP EXISTMG I (--SIBERIAN'. 8 TOTAL) li 9DE LOT SOONG SETBACK- EXISTING 3 T' 12" DAL. ASPENS I EXISTING 8" MULTI EXISTING D" CAL STEMMED BOXELDER j CRABAPPLE EXISTING NRF AREA I I I EXISTING 8" CAL. CRABAPPLE SI mi NEW ➢ETB'TNDP1 POND N NON-IRRIGATED FESCUE SEED MIX ° vR IIU(N _o mj o EXISTG 9" CAL of SUBERI SIBERIAN ELMS -0 (3 TOTAL) of ® Is EXISTING 2" CAL. wl , i:. .1 \1 SIBERIAN ELM I)25 F I EXISTING V CAL. - OOXELDER h.. a -EXISTING 15" CAL. GiWLE w L SIBERIAN ELMS - (2 TOTAL) EXISTING T ' GAL iw mvT SIBERIAN ELMS - 'fSIDE L ' NC SETBACr - I' U N P L A T T£ 0 EXISTING 15" CAL. SIBERIAN ELM NOTES: 1. THE NEW DETENTON AREA SHALL BE SEEDED WITH A _ FESCUE SEED BLEND INCORPORATING DROUGHT TOLERANT VARIETIES. THE DETENTION AREA SHALL BE ROTOTLLED WITH SPECIFIED ORGANIC COMPOST AT THE RATE OF 4 (FOUR) CUBIC YARDS PER 1,000 SQUARE FEET. THIS PREPARATON SHALL BE THOROUGHLY INCORPORATED INTO THE TOP 6' OF SOIL 2. ALL EXISITNG TREES SHALL HAVE ALL DAMAGED AND DEAD LIMBS PRUNED. ALL EXISTNG TREE UMBS BELOW 8' IN HEIGHT SHALL BE PRUNED FOR PEDESTRIAN SAFETY. W W Q F F W I$ 0 ED 20 40' NORTH SCALE: V-20'-0" SITE DEVELOPMENT PLAN FOR: BEST FRIENDS KENNEL BEING A PART OF THE W 112, SW114, NW114 OF SECTION 21, T3S, R69W, OF THE 6TH PM CITY OF WHEAT RIDGE, COUNTY OF JEFFERSON, STATE OF COLORADO e lwm a WO NORTH ELEVATION SCALE: I/8" = I'-0" EA5T ELEVATION SCALE: I/8" = 1'-0" 5OUTH ELEVATION SCALE: 1/5" = 1'-0" UJE5T ELEVATION SCALE: /e" = I'-0" Of WHEgl LAND USE CASE PROCESSING APPLICATION Of WHEgT~ Ro Planning and Development Department m ° 7500 West 29" Avenue, Wheat Ridge, CO 80033 co o Phone (303) 235-2846 °o~oRAO° (ORAO (Please print or type all information) Applicant JM-TL`~uq Au4l-ImTS Address Zbt:0 W. Lt Y e-rii:*4 Sum Phone 3o3'13$sa"(7 City L tyT~ll State co Zip-%012, Fax 303'13j1?- Owner IL°T VIUA46 ]NO. Address 520 Mbdr! Me--. Phone to 33So52.o3 City o"At_K State ut zip D(.%51 Fax Zo5 S4(o 11br Contact p./ Lee7bs & 11.!LTL44AV*ss 5&uv~-- As pp) tc`:r Phone City State Zip Fax (The person listed as contact will be contacted to answer questions regarding this application, provide additional information when necessary, post public hearing signs, and will receive a copy of the staff report prior to Public Hearing.) Location of request (address): i V^ N.74. 44114 4114 Mt, , W kA-F T2tbc ~ , C-0 $0033 Type of action requested (check one or more of the actions listed below which pertain to your request.) Application submittal requirements on reverse side ❑ Change of zone or zone conditions Special Use Permit ❑ Consolidation Plat ❑ Subdivision: Minor (5 lots or less) ❑ Flood Plain Special Exception ❑ Subdivision: Major (More than 5 lots) ❑ Interpretation of Code ❑ Preliminary ❑ Final ❑ Lot Line Adjustment ❑ Right of Way Vacation ❑ Planned Building Group ❑ Temporary Use, Building, Sign Site Development Plan approval Variance/Waiver (from Section ) ❑ Zoning Ordinance Amendment ❑ Other: Detailed description of request: '125 sr- It-cm0e, 1`X tJStt~ Pt cd " lroPZ-. & Fb;T Kut-NJ fA"L. y VP TZ4M ZZ (ea+- A S't RKAF- 5wtbuc_ 11 11) L46U hl- t5' per- 2,60L04 6& 1 , Required information: Assessors Parcel Number: Size of Lot (acres or square footage): 1.67 k4'E5 Current Zoning: cl-I -2. Proposed Zoning: CA IA-2, Current Use: 1 I GAQty~K40414LPL.. Proposed Use: D,--r GgRC~K~hIFtEL 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-attomey from the owner which approved of this action o iris belialf:. , Signa 1 ' Subscribed and sworn tome this day of 20S2 3 lic ' as ~ 'e/~7~j i `"r i i on exp res 1 My comm ss Date received 0 Fee $ 0.66 Receipt No. 4~/O Case No. ~x~ttiJ" ~0~ Comp Plan Desig. Zoning - di Quarter Section Map Related Case No. Pre-App Mtg. Date Case Manager P~&~~6 Recorded at acco.der. WARRANTY DEED THIS DEED, Made this 26th day ref Oc Lobe r 19 94 between Pet Village, Inc., a corporation duly organized and existing under and by virtue of the laws 'cf the Slate of Colorado , grantor, and Windsor Pet Care, Inc., a Delaware corporation, whose legal address is 440 Route 17 North Hasbrouck Heights, N.J. 07604 of the 'County of , State 0003ky=, gramce: WITNESSETH, That the grantor, for and in consideration of the area of ($661,400.00) Six Hundred Sixty One Thousand Four Hundred and no 1100----------------- DOLLARS, the receipt and sufficiency of which is hereby acknowledged, has granted, bargained, sold and conveyed, and by these presents does grant, bargain, sell, convey and confirm, unto the grantee, his heirs and assigns forever, all the real property, together with improvements, if any, situate, lying and being in the Coulay of Jefferson Store of Colorado, described m follows: See attached Exhibit "Al. also known by street and number as: 11440 W. 44th Avenue, {cheat Ridge M 80033 TOGETHER with all and singular the hereditaments and appurtenances thereto belonging, or in anywise appertaining, and the reversion and reversions, remainder and remainders, rents, issues and profits thereof, and all the estate, right, tide, interest, claim and demand whatsoever of the grantor, either in law or equity, of. in and m the above bargained premises, with the heredinments and appurtenances. TO HAVE AND TO HOLD the said premises above bargained and described will] the appurtenances, unto the grantee, his heirs and assigns forever. And tire grantor, for itself, and its successors, does covenant, grant, bargain, and agree to and with the grantee, leis heirs and assigns, that at the time of the ensealing and delivery of these presents, it is well seized of the premises above conveyed, has good, sure, perfect, absolute and indefeasible estate of inheritance, in law, in fee simple, and has good right, full power and authority to grant, bargain, sell and convey the same in manner and form as aforesaid, and that tire same are free and clear from all former and other grants, bargains, sales, liens, Imes, assessments, encumbrances and restrictions of whatever kind or nature griever, except those of record The grantor shall and will WARRANT AND FOREVER DEFEND the above-bargained premises in the quiet and peaceable possession of the grantee, his heirs and assigns, against all and every person or persons lawfully claiming the whole or any pan thereof. The singular number shall include the plural, the plural the singular, and the use of any gender shall he applicable to all genders. IN WITNESS WHEREOF The grantor has caused its corporate name to be hereunto subscribed by its President, and its corporate seal to be hereunto affixed, attested by its Secretary, the day and year first above written. lest: J f .McLaury sm~wm/ STATE OF COLORADO County of ~FA1 94- By Catherine 1Mlaury l n.ddnm J gg. The foregoing instrument was acknowledged before me this by Catherine McLaury and Jeff B. McLaury of Pet Village,.Inc., My commission expires l-/c2 F/~o Witness my hand and official seal. and. 26th day of October 1994 US President as Secretary ' a corporation. nlvy Max Mrvo, 4UU, uav. 5.84. WARRANTY UEEn ICalormine, Ar Ilmdefol Nbashing, pG] Mzcc S,. Oenvo, CO 80202-(301) 2921500- L89 November 5; 2002 INTERGROUP BEST FRIENDS PET CARE TRAFFIC COUNT DATA V Attn: Mr. Steve :Nguyen Traffic Engineer City of Wheat Ridge Y, - The following data represents,actual 24-hour period customer traffic counts (both arrivals and departures) taken at four random, quarterly intervals throughout the last 12 months. .Tuesday' 8/13/0.2 Arrivals -18, Grooming - 3,-Depart - 22 total 43 Friday 5/17/02 Arrivals 11, Grooming 11, Depart -14 total 36 VZ/ednesday 2/6/02 Arrivals:- 12„Grooming - 5; Depart - 6 total 23 Saturday 11/01/01 Arrivals - 11, Grooming.- 9, Depart - 6 total 26 The August and February data represent the peak and valley, respectively, of the. business seasons. Dates also include a mix of weekend and weekday traffic. The Wheat Ridge facility has, not held special events in the past, however hosting of future events is being considered a possibility. Below and the traffic counts for three such events held at a comparable, sized facility in Oklahoma City, Oklahoma. Event Date' 'Traffic Count Hours.. Traffic ` Total Count/Hour Grand Opening 10/04/95 652 transactions 11 am to 5 pm' 109 Adopt-a-Pet. Event 1O/09/99 392 data cards (019 trans) '1:1 am to 4pm 78 Party with your Pet. 4/20/00 .401 transactions 10. am to 4 pm' 80 Note: Additional data, or counts can be obtained and provided on request: . INTERGROUP ARCHITECTS. 2000 WEST LITTLETON BLVD' LITTLETON, COLORADO 3012 0 FAX 303.738.2224 303.738.8877 EXHIBIT A LEGAL DESCRIPTION THAT PART OF THE W 1/2 SW 1/4 NW 1/4 OF SECTION 21, TOWNSHIP 3 SOUTH, RANGE 69 WEST OF THE 6TH P.M., DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE SOUTH LINE OF WEST 44TH AVENUE WITH THE EAST LINE OF THE W 1/2 SW 1/4 NW 1/4 OF SECTION 21, RUNNING THENCE SOUTH ALONG SAID EAST LINE OF SAID W 1/2 SW 1/4 NW 1/4, 400 FEET; THENCE WEST AND PARALLEL WITH THE SOUTH LINE OF WEST 44TH AVENUE, 197 FEET] THENCE NORTH AND PARALLEL WITH AFORESAID EAST LINE OF THE W 1/2 SW 1/4 NW 1/4, 400 FEET TO AFORESAID SOUTH LINE OF WEST 44TH AVENUE; THENCE EAST 197 FEET, MORE OR LESS, TO THE POINT OF BEGINNING, EXCEPT ANY PORTION HEREIN LYING WITH PROPERTY DESCRIBED IN BOOK 1879 AT PAGE 638, AND EXCEPT THAT PORTION CONVEYED IN DEED RECORDED OCTOBER 21, 1985 AT RECEPTION NO. 85101333, COUNTY OF JEFFERSON, STATE OF COLORADO (for informational purposes only) 11440 W. 44TH AVE. A V October 30, 2002 Via Fed Ex and Facsimile Mr. Randy Leeds, AIA Intergroup 2000 West Littleton Boulevard Littleton, CO 80120 P E T RESORT & S A L O N PET RESORTS & SALONS Dan Charleton Vice President New Business Development 520 Main Avenue Norwalk, CT 06851 Phone: (203) 750-5203 Fax: (203) 846-1784 email: dcharleton@bestfriends.net Re: Authorization to Represent Best Friends Pet Care, Inc. and The Pet Village Mr. Leeds: This letter is intended to serve as authorization for you, as architectural firm of record for our proposed kennel expansion project before the City of Wheat Ridge, CO Planning and Zoning department and board, to represent us in any project submittals to the City, and for all documentation of site plans, surveys and other relevant materials that the City and/or its representatives may require. Please include this document with your submittal documents to the city. Should any member of the Planning and Zoning department or board have any questions regarding this appointment, please advise them to contact me directly at 203-750-5203, or via dehadeton@besffriends.net. Very truly yours, Best Friends Pet Ca C. - Daniel Charieton Vice President Business Development Seal of Notary Public Subscribed and sworn to before me 7gE ~T r!«~ this -._6 day of ///0(J--, ( 2 / ZGJ D7C .~~Ig-161'0 My COMMIS -6,t n pu es Dec. 31, 2004 Signed before me this day 6 Page 1 of 2 From: "Dan Charleton" <dcharleton@bestfriends.net> To: "Mike Pesica" <michaelp@ci.wheatridge.co.us>, "Randy Leeds" <rleeds@intergrouparchitects.com> Cc: "Dennis Dolan" <ddolan@bestfriends.net>, "Jack Cook" <jcook@bestfriends.net> Subject: Follow-Up Confirmation on Our Meeting Date: Mon, 20 Jan 2003 10:57:59 -0500 X-Mailer: Microsoft Outlook IMO, Build 9.0.2416 (9.0.2910.0) Importance: Normal First off, thanks to you both for making the effort to meet with me. And, Mike, it was very helpful to have your peers at the meeting we got a lot reviewed and resolved. I've written this email to give us a central document of the discussions we held, decisions reached and action steps to take over the next few weeks, to keep our project fully on-track. If there is any item that doesn't fit your recall, please advise ASAP, so we can get it resolved. I'll approach this by topic. Sprinkler Issues/Fire Marshall Review If we are going the route of sprinkler installation, Sparky wants both the new building, and the back sections of the existing building sprinklered. We would need a remote connection installed near the new building, would have to erect a 2 hour rated wall in the existing building (to separate the sprinklered and non-sprinklered sections), and would have to, per Darren, change the parapet to fit building code (at the 2 hour rated wall). Concerns over project cost and viability were reviewed, and the group developed a plan to potentially split the buildings, create a fire truck access road to the rear of the property and thus not require sprinkler installation in the buildings. After review of the access points and measurements, this plan was acknowledged as acceptable to Fire, Building and Planning with the following caveats: 1) Minimum 24' width clearance between buildings. 2) Impervious surface (roadway surface) for fire truck to drive on. 3) Hydrant installation on property (group identified the retention "island" as best spot) 4) Removal of designated parking stalls in front of fencing (at the entrance to 24' wide access road) stalls to be moved to other part of lot. 5) Fencing is fine with/without Knox Box. Access road must be easily accessible by Fire Department. Since the existing building and surrounds do not currently provide such access, this plan would enable Planning and Best Friends to vastly improve the safety and security of the property. Best Friends was urged to address this in Narrative description of proposed improvements for Planning Commission review. Intergroup and Best Friends were to follow-up with the Water Board to determine tap fees for 3/4" hydrant to service sprinkler needs. A cost comparison will be conducted (versus sprinklering) to determine best economic course of action to enable project to continue while meeting Fire and Building code requirements. Set-Back Variance The group reviewed the set-back variance request and determined that it woul receive Planning and Building support due to: 1) Minimal (and favorable) visual impact on abutting property (Lees and Baugh drainage ditch, 50 foot drainage easement, and retention pond). file://C:\winnt\Temp\eud9.htm 1/27/2003 Page 2 of 2 2) Current building structures are closer to property line than proposed new building. Improvements do not create a "new" encroachment. 3) Enclosed building for housing dogs substantially improves noise reduction from current open yard, and creates a sound buffer to newly proposed play yard for dogs. 4) Economic value of square footage to both the operator, Best Friends and, to the community, via sales tax. Based on this discussion, Best Friends and Intergroup will proceed with building plans and submittal to include the variance request. No ~uAyCµ Building Coverage Variance The group reviewed the coverage variance request and identified that, under the A2 zoning classification portion of the lot, the project represents approximately 28% building coverage, which is more than the 25% building coverage allowance, under code. Intergroup will re-cast the project coverage, once the access road cut-out is finalized, and will provide revised plans to Planning for review. With the set back variance remaining in our submittal, we may wind up with a relative coverage "wash" this remains to be determined. However, as both sides recognize, the project does not exceed maximum coverage requirements for the lot, which is split into two zones. a Planning identified the existing garage as a potential demolition to reduce square footage on Ab zoned land; however, if the access road cut is the adopted approach (after cost and feasibility analysis), then the storage, cleaning and training functions envisioned for the new building portion that would be eliminated in the access road cut would be necessarily fit into the existing garage structure. Planning agrees that the zoning classification restriction makes this a very difficult requirement for Best Friends. Best Friends is urged to outline their case and points in narrative (revenue development, overall lot coverage, planned use of space, service improvements to customer base, access road provision, beautification of property via new building and facade, etc.). Best Friends will re-assess square footage coverage, and will proceed to make submittal with/without need for variance request, depending on outcome. If it will include a variance request, the Company will do so with supportive Narrative detail, per Planning's suggestions. Landscape Coverage Variance The building plan submitted represented a 63% increase in building coverage, which triggered a required 12% increase in landscape coverage on the A2 portion of the lot. After much discussion, the group consensus was that Best Friends should include a revised landscape plan to provide as follows: ' 1) Frontage landscape enhancements (on Cl zoned parcel of lot) to coincide with the City's important "Streetscape" initiative. While technically, Best Friends would have to show a 12% gain in landscape coverage on A2, no one in the group could see the logic in holding fast to this requirement e.g. the A2 portion is deeply set-back from street view, the proposed building facade and structure is a vast improvement in "landscaping" from the open dirt and grass playyard, and there is no viable room on A2 for a cogent landscape plan to be executed. Planning indicated its support for Best Friends to provide landscape plan revisions to include improvements along the CI frontage. Best Friends is recommended to draft a supportive Narrative citing the above points. Planning Commission Meeting Group consensus was that we should shoo or March or our appearance before the Planning Commission. Intergroup and Best Friends will revise/refine our submittal l g to the points outlined above, and will proceed to get a fully revised submittal, addressing all points outlined, in meeting and documents, by Planning by first week of February, to meet the schedule. JS4- avielabte Swl~avv► 0.`°'"k % S A60 Q, file://C:\winnt\Temp\eud9.htm ~yyV~ Q 1a/ 1Me (ae'ti 1/27/2003 OAAJ Case No.: SUP0202 _ Quarter Section Map N App: Last Name: Intergroup Architects Related Cases: App: First N ame: c/o Randy Leeds- Case Histor y: Owne r: Last Name: Pet Village Inc. Owner: First Nam e: App Addre ss: 2000 W. Littleton Blvd. Review Body: City, State Z ip: Littleton, CO 80120 App: Pho ne: 303-738-8877 APN: Owner Address: 520 Main Ave. ! 2nd Revie w Body: City/St ate/Zip: Norwalk, CT 06851 2nd Review Date Owner Phone: 303-750-5203 Decision-making Body Project Address: 11440. Appro val/Denial Date: Street Name West 44th Avenue City/State, Zip: JWheat Ridge, CO 80033 Reso/Ordinance No.: Case Disposition: Project Planner: Pesicka File Lo cation: ctive Notes:..... Follow-Up: 0.: NW21 F expansion of ity into A-2 0 ft rear yard ance PC 39-212-00-076 ~i CC CC Conditions of Approval: r District: IV Date Rec eived: 1118/2002 Pre-App Date: F_ CITY OF WHEAT RIDGE 11/09/02 1;52 PM cdb Intergroup, Inc. RECEIPT NO:CO14100 AMOUNT F115D ZONING APPLICATION F 700.00 zone FMSD ZONING REIMBURSEMENT 300.00 2reim PAYMENT RECEIVED AMOUNT CK 16'907 1.000.00 TOTAL 1,000.00