HomeMy WebLinkAboutSUP-03-07City of Wheat Ridge pF "HEq P
Community Development Department
Memorandum ~~~pppOp
TO: Jay Moskowitz
FROM: Alan White
SUBJECT: Case No. SUP-03-07/Wheatridge Manor
DATE: October 14, 2003
Case No. SUP-03-07 is an application by Jay Moskowitz for Wheatridge Manor Nursing Home
requesting approval of an administrative special use permit to allow an office as an extension of a
nursing home on Residential-One C property located at 2946 Fenton Street.
Pursuant to Ordinance No. 1291, the Community Development Director has the ability to decide
upon applications for administrative special use approval, without requirement for a public hearing,
provided the following conditions are met:
1. A completed application package has been submitted and fee paid.
2. The Community Development Department has notified adjacent property owners by
letter notice and the site has been posted for at least ten (10) days,
3. No written objections have been received in such ten-day period;
4. The Community Development Director concludes that the criteria for approval, as set
forth below, are substantially complied with and support the request.
The Community Development Director can impose conditions or stipulations upon the approval,
which may include physical design, operational, and maintenance considerations to ensure
compliance with the criteria for review.
The Community Development Director shall also decide the following:
1. Whether the SUP runs with the land in perpetuity; or,
2. Whether the SUP is personal to the applicant and may or may not be inherited; and
/or,
3. Whether the SUP is granted only for a defined period, after which time the special use
shall expire unless renewed subject to all of the requirements of this section.
The applicant has submitted a site plan, which shows building layout in relation to the parcels owned
by and used as support for the nursing home at 2920 Fenton Street. Adequate parking is provided
for the nursing home administrative office (2946 Fenton Street). The parking is provided behind the
structure in a gravel parking lot and in the existing driveway. No other physical changes are
proposed for the property.
FINDINGS OF FACT:
1. Wheat Ridge Manor Nursing home, which owns property at 2920, 2932, 2942 and 2946
Fenton, has been in operation since the early 1970's.
2. The nursing home is in need of additional administrative office space.
3. A nursing home is a special use in the R-1 C zone district.
4. Adjacent property owners were notified by certified mail of the application.
5. No written objections were received.
6. The applicant, Jay Moskowitz for Wheatridge Manor Nursing Home, has the ability to
continuously meet the conditions of the special use permit.
7. The proposed special use will not have a detrimental effect upon the general public health,
welfare, and safety.
8. The proposed special use will not result in traffic congestion nor overburden the capacities of
the existing streets and utilities.
9. The proposed special use will not adversely affect the light and air to adjacent properties as
no physical changes are proposed to the structure or the property.
This request for an administrative special use meets all applicable conditions as required by Section
26-114 of the City of Wheat Ridge Code of Laws. Staff has not received written comments in
opposition to this request from the adjacent property owners.
Therefore, Case No. SUP-03-07 is hereby APPROVED with the following conditions:
1. The use of 2946 Fenton be limited to ancillary administrative offices for the nursing
home located at 2920 Fenton Street.
2. The special use shall be a grant of use to Jay Moskowitz for Wheatridge Manor Nursing
Home until the time that either 2946 Fenton is sold, or the nursing home at 2920 Fenton
ceases operation. The grant of special use cannot be inherited.
3. Upon sale of 2946 Fenton or closure of 2920 Fenton, the use of 2946 Fenton shall revert
back to a single family residence.
4. The use of 2946 Fenton Street shall remain consistent with the site plan contained in the
case file.
5. No signage be allowed on 2946 Fenton Street.
6. The parking area to the rear of the structure remain graveled with weed control.
7. The traffic volumes in the alley remain the same. If complaints are registered regarding
the amount and types of traffic generated by 2946 Fenton Street, staff will investigate.
is sc; ~
Community Development Director Date
POSTING CERTIFICATION
CASE NO.5 0 P-03-07
PLANNING COMMISSION / CITY COUNCIL / BOARD OF ADJUSTMENT (Circle One)
HEARING DATE: /o -
I, J A v M s Ian W ~ zz
owner a~ 4~H~ r (name
r~si~xg-a6 ,.2 9~ /E/~Tf D rJ T .
(address)
as the applicant for Case No. SUP-0.3-4n7 , hereby certify that I have posted the Notice of
Public Hearing at a9 h~! XEn/77ZW .ST-Rs,r---
(location)
on this a&jn day of 0e Tn:B!= /2. , 20_g_3 , 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.
NOTE: This form must be submitted at the public
applicant's case file at the Department of Planning
bon 60>6 ,
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this case-AncLwill be placed in the
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7500 West 29th Avenue The City of
Wheat Ridge, Colorado 80033 Wheat
Telephone 303/235-2846 Ridge
FAX 303/235-2857
October 3, 2003
This is to inform you of Case No. SUP-03-07, a request for administrative approval of a
Special Use Permit to allow an office ancillary to a nursing home on Residential-One C
(R-1C) zoned property located at 2946 Fenton Street.
Pursuant to Ordinance No. 1291, an administrative special use review can be granted by
the Community Development Director without need for a public hearing. Prior to the
rendering of a decision, all adjacent property owners are required to be notified of the
request by certified mail.
If you have any questions, please contact the Planning Division at 303-235-2846 or if you
would like to submit comments concerning this request, please do so in writing by 5:00
p.m. on October 13, 2003.
Thank you.
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:Su P-03 - 07 / Gyre 1(4 a n-o r
MetroScan
:Wheatridge Nursing Home Inc
:2942 Fenton St Wheat Ridge 80214
:2920 Fenton St Wheat Ridge Co 80214
:1112 Res,Improved Land
:3139
Bth:1.00 YB:1914 Parking:
MetroScan
:Raley William L
:2943 Eaton St Wheat Ridge 80214
:2943 Eaton St Wheat Ridge Co 80214
:1112 Res,Improved Land
:3139
Bth:1.00 Y3:1902 Parking:
MetroScan
:Budlong Julia A
:3002 Fenton St Wheat Ridge 80214
:3002 Fenton St Wheat Ridge Co 80214
:1112 Res,Improved Land
/ Jefferson
Schedule 7003 0500 0004 7661 2791
1972
Price :$18,600
OwnerPh .
Firepl: TotArea:909 Ac:
/ Jefferson •
Schedule :021308
n=.--. l -39 254 09 007
7003 0500 0004 7661 2807
Price
OwnerPh .
Firepl: TotArea:713 Ac:
/ Jefferson
Schedule :021345
Parcel :39 254 06 011
7003 0500 0004 7661 2814
3139 OwnerPh :303-462-1311
Bth:1.00 YB:1927 Parking:Detached Firepl: TotArea:753 Ac:.15
• MetroScan / Jefferson • *
:Starker William J
Schedule
:021386
:3019 Eaton St Wheat Ridge 80214
7003
050011 n0 n7661
28
:3019 Eaton St Wheat Ridge Co 80214
21
:1112 Res,Improved Land
Price
:3139
OwnerPh
Bth:2.50 YB:1919 Parking:Attached
Firepl:l
TotArea:2,212
Ac:
• MetroScan /
Jefferson
:
:Royal Joyce W
Schedule
:021391
:3003 Fenton St Wheat Ridge 80214
oarral
:39 254 07 011
:3003 Fenton St Wheat Ridge Co 80214
7003
0500 0004 7661
2838
:1112 Res,Improved Land
ri
:3139
OwnerPh
Bth:1.00 YB:1948 Parking:Mixed TypeFirepl:
TotArea:1,466
Ac:
* • MetroScan /
Jefferson
•
:Ortega Joshua P
Schedule
:021421
:2995 Eaton St Wheat Ridge 80214
•~Q 9sa o9 006
:2995 Eaton St Wheat Ridge Co 80214
7003
0500 0004 7661
284,5
:1112 Res,Improved Land
Price
,
:3139
OwnerPh
Bth:1.00 YB:1940 Parking:Detached
Firepl:
TotArea:923
Ac:
• MetroScan /
Jefferson
•
:Denver Union Water Board
Schedule
:195624
:*no Site Address*
7003
0500 0004 7661
285
:1600 w 12th Ave Denver Co 80204
:9149 Exempt,Political Sub,Land
Price
:3142
OwnerPh
Bth: YB: Parking:
Firepl:
TotArea:
Ac:8.36
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.
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CITY a CO. OF DENVER
12
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City of Wheat Ridge of WHEgT
Community Development Department o
Memorandum (m
~~<oRAO~
TO:
Case No. SUP-03-07
FROM:
Meredith Reckert
SUBJECT:
History
DATE:
October 3, 2003
Case No. SUP-03-07 was initiated after an electrical inspection was requested at 2946 Fenton Street.
The property in question has Residential-One C zoning. The owners of the Wheatridge Manor
Nursing Home purchased the property as a residence but were in the process of trying to convert it to
an office use for the nursing home.
Staff determined that the property owner could request a special use permit to allow the office as
ancillary to the nursing home. During the application process, the special use permit process was
modified to allow an administrative review. References to a neighborhood meeting held in August
of 2002 reflect the requirement for a neighborhood meeting required by the old process.
~ ~ _ r
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SPECIAL USE PERM r~
SITS PLAN
2946 FENTON STREET
CITY Off' WHE/~►T MIDGE
Jefferson County, Colorado
v
LEGAL DESCRIPTION
LOT 1, EXCEPT THE REAR 8 FEET THEREOF, BLOCK 7, OLINGER
GARDENS, COUNTY OF JEFFERSON, STATE OF COLORADO.
SINGLE FAMILY RESIDENCES
R-7C ZONE
50'
ALLEY • - • • - ' rt' ALLEY.
. ~ ~ i l ! IMF"""
Z ~ ~ ~ f w ~ EXISTING
~ Z BUfLDING ~ w
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Z Z rr~ ~d
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v (3 SPACES ~1 ~
Z + 1 HIC SPACE) v a~
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_BUILDING V . i
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2946 a i sir
R1-C ZUNE 2942 .'c
R-3 ZONE -r +r
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SITS DATA i 5 1
LOT COVERAGE SQ. F4~TAGE PERCENTAGE
BUILDING/GROSS FLOOR AREA 1,210 s.f. 18.0 °lo
(Existing) d
LANDSCAPED AREA (Existing) 2,900 s.f. % ASHLAND RESE ALLEY (Existing) 400 s.f. 6.0 R 7 ZONE
.7
WALKWAY {Existing) 140 s.f. 2.0 ~ d
PORCN (Existing) 138 s.f. 2.0 n J
GRAVEL DRIVE {Existing) 1,fl64 s.f. 16.0 L1-.
PROPOSED PARKING AREA 795 s.f. 12.0 i I
1
TOTAL LOT AREA 6,500 s.f. 100.0
'1
~a
REQUIRED PARKING
OFFICE FIRST FLOOR (709 sfl1 space per 200 s.f.} 4 Spaces e~r/~l1►1R r~ ~n~ /47~ ~.f/1 ~r~~no nor ~znn ~ f ~ 1 Space d
urri~,,c aC~.v~~v r~r.,►..r~ ► 011 1 aNuw Frv..,.,......., NOT TO SCALE AND HAS BEEN INCLUDED ON THE SITE VLAtv ruK c:►:~v r~nivn
pace o HANDICAP PARKING is m CONTEXTUAL PURPOSES. DIRE
5 Spaces 7. THE SITE IS LOCATED IN FL40DZONE C AS ESTABLISHED BY DIRECTOR OF COMMUNITY DEVELOPMENT ASHLAND RESERVOIR
o TOTAL PARKING F.E.M.A. Sheet:
~ (including 1 h/c space)
a Direc Director of Community Development T
m PARKING PROVIDED
PARKING AREA AND DRIVEWAY 5 Spaces
~ (INCLUDES HANDICAP PARKING IN PARKING AREA) 1 Space
b
U
SPECIAL USE PERMIT
SITE PLAN
2946 FENTON STREET
CITY OF WHEAT RIDGE
Jefferson County, Colorado
I LEGAL' DESCRIPTION
LOT 1, 'IXCEPT THE 'REAR 8 FEET THEREOF, •BLOCK 7, OLINGER
GARDENS, CWNTY OFaEF.F.BJ3SON, STATEUF COLGRADO.
PARKINGAREA;
(3 SPACES
IM SPACE)'
R-iCZONE
LU
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SITE DATA
-
SQ.FO
PERCENTAGE
1,21D t.
16.0%
msfiM)
D
SCAPED AREA(Eri N)
LAN
2,900 sf.
44.0%
ALLEY(ExiSUM)
400 S.f.
6.0%
_
WALKWAY (ExI5M9)
140S.f.
2.0%
PORCH(Ex"m8n9)
In S.t.
20% '
GRAVEL DRIVE(EtoMln9)
1,066 s.1.
16.0%
-PROPOSEDPARKINGAREA
795 91.
12.0%-
TOTAL LOT AREA
6.=.t
100.0 %
REQUIRED PARKING
.-OFFICEFIRS-FLOOR (1WW1 spamper2WSI)
4Speces
-
OFFICE SECOND FLOOR (321 e81 spare per 300 e.f.)
1Spane-
HANDICAP PARKING
16p
TOTAL PARKING
5Spanes
(in
duc[IM l Nc space)
OMI(I G PROVIDED
ARKING AREA AND-DRIVEWAY
5Sp.
(INCLUDES' HANDICAP PARKING IN PARKING AREA)
1Space
SINGLE FAMILYRESIDENQE
RACZONE
a..
Yo
EMPLOYEE
PARKING
I.
2942 f
R4 ZONE.
ASNIANDRESERVOIR
R-1 ZONE -
EXISTING
JII +
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II
1
1
II
1
i y.
I
ALLEY,.
WHEATRIDGE MANOR NURSING HOME
2920
RJA ZONE
I~
v
93
~R4 ZONE 1 I '
FENTON STREET
-
- - -
PLANNING COMMISSION CERTIFICATE
GENERAL NOTES
-
i.
THE PURPOSE OF THIS SPECIAL USE PERMIT IS TO ALLOW THE
ANCILLARY OFFICE FOR THE
OWNER, MR. JAY NICSKOWTZ, AN
RSIN
WHEAT RIDGE MANOR NURSING ROME PERMITTED TTED IN THE Rl-C -
CnallpaNOn
ZONEFOR THE PROPERTY LOCATED T2846 FENTON STREET. .
3.
-
E E IS IS
NO SIGNA PROPOSED FOR THE SITE.
3.
NO ADDUJ
.
O
LIGHTING IS
FOR
O
4.
THE SITE
P
OUTD
EPR
R STO
SITE
OFOR
RAGE IS PROPOSED
No OUTDOOR
CITY COUNCIL APPROVAL
5.
AN
DEWRI
SI
MEE
EXISTING E
DIMENSIONS. LEGAL
N
FE
290
NTS F
MPRO
IOSTREET REET-PROPERTY M ARE
IMPROVEMENTS
VEMEM
PREPARED
BASED ON AN IMPRUROVENT
LOCATION
J
NT
6.
TED
ANUARRY 0Y2.
BITE DIENMON RVEYINGANC.;OATE20D8. -
SITE MMENSTONS MID IMPROVEMERTS NTS. FOR THE REMAINING
. City Clerk Mayor
O
PROPERTY
PORTION THE WHEAT RIDGE HOME
R
SITE
F
NOT TO O SCALE AND HAS BEEN INCLUDED O ON THE SITE PLAN FOR
-
CONTEXTUAL PURPOSES'. -
- -
NE C AS ESTABLISHED BY
DIRECTOR OF COMMUNITY DEVELOPMENT
7.
THE SITE IS LOCATED IN AOODZO
F.E:MA
DiredorofcwmunBYDeW4nt
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SCALE: 1" =20'
VICINITY MAP
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2916 Fanlou St
ASHLAND
RESERVOIR
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Of WHEgT LAND USE CASE PROCESSING APPLICATION ofW"Eq,9
Pc Planning and Development Department
7500 West 29" Avenue, Wheat Ridge, CO 80033 m
Phone (303) 235-2846 °ot oRPO°
COG ORPO~
(Please print or type all information)
Applicant AIM dCk= MT Address Z~ ~/V ` N Ca2~r Phone3[3,2W`0%1
City \/V4~ R( Grp State e Zip Fax S ° ZI 2 5
r>~K#C J Kl ,~1A1~19k
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OwnerAP-JM NU2$U Address Z1 5VZE~
FaxPhone3`~~233'31_
City W l State C(3 Zip 0Z1
Contact CI ( Address l~ ~ ~ Phone 3 4
City Il ~S (x~ State CO Zip _ FaxJ6Z3-j-3175
(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): 2,q,% ta fiE11 1 aN
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 ;K 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: ~NWL dFr-1a T fR -I W~-- W}fttg 1 nc-'4c-, 'Agy /~11ttQKrNr^~ I-~t7/l~
Acquired information:
Assessors Parcel Number: ~ 2S q ' 0~ -CV Size of Lot (acres or square footage): (
Current Zoning: P'Ir q, - Proposed Zoning: R- I G
Current Use: xi AI Proposed Use:
I certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge and that in filing this
application, I am acting with the knowledge and consent of those persons listed above, without whose consent the requested action
cannot lawfully be accomplished. Applicants other than owners must submit power-of-attorney from the owner which approved of
this action on his behalf.
Signature of Applicant 02E;~
day of p~~~(Q~71 , 200 3
d sworn to me this /S
7'-
tart' Public /
My commission expires d
Date received /ate 0.3 Fee $ / 0 Receipt No. /~-O/5^ Case No.
Comp Plan Desig. Zoning Quarter Section Map Z/e - S
Related Case No. Pre-App Mtg. Date Case Manager /l LGI~LI
ator
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Date:
To:
Re:
From:
TRANSMITTAL
September 18, 2003
Ms. Meredith Reckert
City of Wheat Ridge, Community and Development Department
Special Use Permit Application Submittal
2946 Fenton Street
Mr. Jay Moskowitz
Wheatridge Manor Nursing Home
Transmittal Items:
$600.00 Special Use Application Fee
Land Use Application for Special Use Permit
Letter of Request
Copy of Property Deed (Proof of Ownership)
Improved Location Certificate of Property
Legal Description of Property
Letter of Authority for Applicant to Represent Owner
Copy of Neighborhood Meeting Notes and Attendees
One Copy of Special Use Permit Site Plan, 24" x 36" Format
One Copy of Special Use Permit Site Plan, 11" X 17" Format
Office Space Calculations
If you have any questions or concerns regarding the above items, please do not
hesitate to contact me at (303) 238-3838.
Mr. Jay Moskowitz
c: File
WheatridgeManoffursingllome, Inc. -2920 Fenton Street- WheatRidge, Colorado 80214-3031238.0481-pafientphone 3031232-9819 -fax 3031233-3775
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September 18, 2003
Ms. Meredith Reckert
City of Wheat Ridge
Planning and Development Department
7500 West 29th Avenue
Wheat Ridge, CO 80033
RE: Letter of Request and Application
Special Use Permit for 2946 Fenton Street
Dear Ms. Reckert:
The Applicant and owner, Mr. Jay Moskowitz of Wheatridge Nursing Home, Inc., is
requesting a Special Use Permit for the property located at 2946 Fenton Street, Wheat
Ridge, Colorado. The purpose of this request to allow an ancillary office for the
Wheatridge Manor Nursing Home in an existing single-family residence located at 2946
Fenton Street. This property is located at the southeast corner of Fenton Street and
West 30th Avenue, just north of the Wheatridge Manor Nursing home facility. The zoning
designation for this property is Residential-One C (R-1 C).
This request is to use the existing residence as an ancillary office space for the
Wheatridge Nursing Home management staff, while maintaining the residential character
of the building. Management staff that is anticipated to utilize the proposed office
includes five full time employees. Four of the five employees will have minimal use of
the ancillary office and will use the office approximately 1 to 1 '/z days a week. These
employees primarily conduct business and services off-site and are "on the road" a
majority of the week. The proposed office will maintain regular business hours of
operation.
It is the intent of the owner of the property to retain the residential character of the
residence and property. The interior of the house has been minimally altered for the
proposed office use so that it may easily be reverted to a single-family residence. The
exterior of the building and property has not been modified in order to maintain its
residential character in the neighborhood. If the ancillary office ceases to operate, the
building will be converted back to a residence.
The required number of parking spaces for the proposed ancillary office is five parking
spaces that include one handicap parking space. Parking is provided for this property
on the east side of the residential building and includes three regular parking spaces and
one handicap space. One additional parking space may also be provided in the
driveway of the property. Access to the property and parking is provided from the alley
WheatridgeManorNursingHome, Inc. -2920 Fenton Street -WheatRidge, Colorado 80214-3031238-0481-patientphone 3031232-9819 -fax 3031233.3775
2946 Fenston Street, Special Use Permit Request
Page 4
r I
7.
Will be appropriately designed, including setbacks, heights, parking, bulk,
buffering, screening andyandscaping so as to be in harmony and compatible.
with the character of the surrounding:areas and neighborhood, especially with
adjacent properties.
The proposed use will be provided in an existing structure that has been
constructed on the site with adequate setbacks; height, bulk, buffering-and,
'screening. Adequate on-site parking, access, and landscaping are provided
for the proposed use. Single-family residences, the Ashland Reservoir and a
nursing home surround the property. The existing residential structure and
propertywill have minimal exterior improvements in order to retain its
residential character in thesurrounding neighborhood. The proposed use
and property will be harmonious and compatible with the surrounding uses -
and buildings in the area and neighborhood.
8.
Will not overburden the capacities of the existing streets, utilities, parks,
schools and other public facilities and services.
This proposal wilFnot require additional public improvements or services and
will not contribute to overburdening; the capacities of existing streets, utilities,
parks, schools and other public facilities or services.
9.
History-of compliance by We applicant with Cone requirements and prior
conditions, if any, regarding the subject property.
The Applicant has been working with the Planning and Development
Department to comply with Code requirements for the property. As a result,
this application fora Special Use Permit has been submitted to allow the t
existing' single-family residence to be used as an ancillary office of the
nursing home facility.
10.
Ability of the applicant or any permitted successor-in-interest to continuously. -
meet the conditions of the proposed permit.
The Wleatridge Manor Nursing Home, Inc. has been operating. at this
location in Wheat Ridge for approximately 30 years. The Applicant and -
owner, Mr. Jay Moskowitz has managed and operated nursing homes for 22
years and has maintained a good relationship with the neighbors and
community. The nursing.home has complied with code requirements and
conditions of preyious permits for their facility located south of the property.;
'
Therefore, the.applicant and owner, is also able to Meet the conditions of the
proposed permitfor this property.
11.
Other factors relevant to the specifics application.
A neighborhood meeting was held in 'which two persons attended. Their
concerns included adequate on-site parking for staff and they were assured
that their concern of additional parking would not be a problem. The
attendees were in favor of retaining the residential character of the structure
so that it may be easily converted back to 'a residence. This proposal
Office Space/Parking Calculations
First Floor * 709 sf/ 1 space per 200 s.f. = 4 spaces
■ Office (Kitchen Area) = 168 sf
• Conference Room (Dining Room) = 282 sf
■ Office (Bedroom) = 130 sf
■ Office (Bedroom) = 129 sf
Second Floor 321 s.f./1 space per 300 s.f = 1 space
• Office (Bedroom) = 94 sf
■ Office (Bedroom) = 135 sf
■ Office (Bedroom) = 92 sf
Handicap Parking
1 space
Total Parking Spaces 5 spaces
(Includes 1
handicap space)
* Excludes hallways, kitchen, bathroom and storage areas
Excludes hallways and storage/common area
dVff'//(/C/j A w.
2920 Fenton Street • Wheat Ridge Colorado 80214 • Phone (303) 238-0481 • Fax (303) 233-3775
April 16, 2003
Ms. Meredith Reckert
City of Wheat Ridge
7500 West 29th Avenue
Wheat Ridge, Colorado 80033
Re: Wheatridge Nursing Home, Inc.
Special Use Permit and Variance Request for 2946 Fenton Street
Dear Ms. Reckert:
This will confirm that Jay Moskowitz is authorized to represent Wheatridge Nursing
Home, Inc. in proceedings before the City of Wheat Ridge with regard to the Special Use and
Variance Request for 2946 Fenton Street, Wheat Ridge, Colorado.
Yours very truly,
JSR:ew
WHEATRIDGE NURSING HOME, INC.
~cques S. Rude
President
"Dedicated to happiness... for those you love."
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a COUNTY OF 1 FFER&ON
STATE OF ZAOo
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SPECIAL USE PERMIT REQUEST
2946 FENTON STREET
WHEAT RIDGE, COLORADO
LEGAL DESCRIPTION
LOT 1, EXCEPT THE REAR 8 FEET THEREOF, BLOCK 7,
OLINGER GARDENS, COUNTY OF JEFFERSON, STATE OF
COLORADO.
Case No.:
UP0307_
Quarter Section Map N
App: Last Name:
Moskowitz
Related Cases:
App: First N ame:
ay
Case Histor y:
Owne r: Last Name:
heat Ridge Manor
-
Owner: First Nam e:
Nursing Home
App Addre ss:
946 Fenton St. -
Review Body:
City, State Z ip:
~Nheat Ridge, CO 80033
App: Pho ne:
303-238-0481
5
APN:
Owner Address:
920 Fenton St.
2nd Revie w Body:
City/St ate/Zip:
Prheat Ridge, CO 80033
2nd Review Date
Owner Phone:
ame
Decision-making Body
Project Address:
946
Appro val/Denial Date:
Street Name :
Fenton Street
City/State, Zip:
heat Ridge, CO 80033
Re so/Ordinance No.:
Case Disposition: I
Project Planner: Reckert
File Lo cation: ctive
Notes: ~.W
Follow- Up:
0.: FE25
SUPtoallowforan
ancillary offi ce
dm.
39-254-09-005
i
Conditions of Approval:
District: )i
Date Rec eived: 9/2512003
Pre-App Date: I
Py' V Iihl '~i7
7500 West 29th Avenue
Wheat Ridge, Colorado 80033
3031235-2846 Fax: 303/235-2857
The City of
Wheat Ridge
September 16, 2003
Jay Moskowitz
Wheat Ridge Manor Nursing Home
2920 Fenton Street
Wheat Ridge, CO 80033
Dear Mr. Moskowitz:
This letter is in regard to your pending application for approval of a special use permit to allow an office
use extension of a nursing home in a Residential-Three zone district at 2946 Fenton Street.
The special use process has changed substantially since our first discussion regarding the violation in
the fall of 2001. The new process expedites the review and approval process by allowing the
Community Development Director to decide upon applications for special use at the administrative
level, without requirement for a public hearing. The property is posted for ten days and adjacent
property owners are notified. If no written objections are submitted, the Community Development
Director can approve the request. The Director can impose conditions or stipulations upon the
approval, including physical design, operational, and maintenance considerations to ensure compliance
with the criteria for review. Staff would be recommending that the special use remain in place until
sale of the property at 2920 or 2946 Fenton occurs. Attached is the revised process information
packet.
Keep in mind that until the special use process is completed, the property addressed as 2946 Fenton
Street is in violation of the City of Wheat Ridge Code of Laws. The Community Development
Department has postponed code enforcement action, as we believe you intend on making application
in the near future.
If you would like to discuss this further, do not hesitate to contact me at 303-235-2848.
Sincerely,
Meredith Reckert, ACIP
Senior Planner
C: Patty McCartney
7500 West 291 Avenue
Wheat Ridge, Colorado 80033
City of
Wheat Ridge
Telephone (303)235-2846
Fax (303)235-2857
Date: August 6, 2002
City Staff Present: Meredith Reckert
Location of Meeting: Wheat Ridge Manor Nursing Home - 2920 Fenton Street
Property Address: 2946 Fenton
Property Owner: Jay Moskowitz Property Owner Present? Yes
Applicant: same
Existing Zoning: R-1C Comp Plan Designation: Single family and
duplexes not to exceed
6 du's per acre
Existing use/site conditions: Existing single family home was illegally converted to office space as
ancillary to the nursing home at 2920 Fenton. Ownership includes
properties addressed as 2920, 2932, 2942 and 2946 Fenton Street.
Applicants proposal: Pursue special use permit to legitimize office use at 2946 Fenton as
ancillary to the nursing home at 2920 Fenton
issues discussed:
Is there adequate parking on-site for staff members using the office space?
Good decorations on nursing home at Christmas time.
Both attendees were long time neighborhood residents and were not aware that the house had
been converted to an office. They have no problem with the request. They liked the fact that
the structure could be easily converted back to a house if the office use by the nursing home
would cease. .
7500 West 29th Avenue The City of
Wheat Ridge, Colorado 80215 Wheat Ridae
Telephone 303/ 235-2846
FAX 303/235-2857
December 14, 2001
Jay Moskowitz
Wheat Ridge, Manor Nursing Home
2920 Fenton Street
Wheat Ridge, CO 80033
Dear Jay:
Earlier this year you met with Alan White and myself regarding a zoning code use violation on
property located at 2946 Fenton Street. The property in question is zoned Residential-One C which
allows single family dwellings and customary ancillary uses. It came to our attention that you were
operating an office for the nursing home at this location which is not an allowed use in the R-I C zone
district.
Commercial offices are allowed uses in all of the commercial and industrial zone districts in the city.
Nursing homes with 9 or more persons are special uses in both the residential and commercial zone.
categories. The office use would be considered an extension of and supporting to the nursing home to
the south.
The property in question (2946 Fenton) is surrounded by single family residences with R-1C on the
north and east, a semi-public use (Ashland Reservoir) zoned R-1 on the west and a single family home
with parking to the south. This property is zoned R-3 and is owned by the nursing home. The
Comprehensive Plan designates desirable land use for 2946 Fenton as Single Family Detached
Residential and Existing Two Family Conforming Structures and Lots (Not to Exceed 6 du's per acre).
We discussed several options available to correct the violation as follows:
Abate the illegal use and resume use as a single family residence.
Apply to rezone the property to a commercial category. This would not be supported by staff,
Planning Commission or City Council due to inconsistency with the Comprehensive Plan and
incompatibility with adjacent zoning and land use.
Apply for Special Use approval for the property as an extension of the nursing home use. The
special use permit could be approved in such a way that the commercial office use would cease
if and when the property is sold and is no longer under ownership of the nursing home
consortium.
It is staff s opinion that the special use permit process is the most appropriate choice with the best
chance for approval to allow the office use to continue. Enclosed is an informational packet that
describes the process and submittal requirements.
Staff has researched the zoning status of the other properties within the Wheat Ridge Manor holdings
(2920, 2932 and 2942 Fenton) and has concluded that they are legal, non-conforming uses. No land
use actions are required on any of these properties.
Please contact me within ten days of receipt of this letter to discuss how you want to proceed.
Sincerely,
Meredith Reckert, AICP
Senior Planner
c: Darin Morgan
Code violation file
City of Wheat Ridge
Planning and Development Department
Memorandum
TO: an White, Director of Planning and Development
FROM: eredith Reckert, Senior Planner
SUBJECT: Wheat Ridge Manor
DATE: August 22, 2001
This memorandum is in response to your request for information regarding the zoning history of
the Wheat Ridge Manor Nursing Home facility.
The property is comprised of four parcels
2920 Fenton - nursing home built in 1972
R-3A zoning
2932 Fenton - single family home built in 1927
R-3 zoning
2942 Fenton - single family home built in 1914 with 15 space parking area
R-3 zoning
2946 Fenton - single family home built in 1922
R-1C zoning
The following are the zoning codes under which the facility has operated:
Original zoning code adopted after city incorporation:
• Homes for the aged and nursing homes in the R-3A district as a permitted use
• Not allowed in R-1 series, R-2 series or R-3
• Permitted use in all commercial zones
Prior zoning code adopted in 1988:
• Homes for the aged for 6 - 8 elderly as a permitted use in R-1 series and R-2 series
• Homes for the aged for 9 or more as SUP in R-1 series and R-2 series
• Nursing home allowed as SUP in R-3 and R-3A
• Permitted use in all commercial zones
Current zoning code adopted February 2001:
• Group homes, congregate care facilities and nursing homes with 6 - 8 elderly persons as
permitted uses in all residential and commercial
Group homes, congregate care facilities and nursing homes with 9 or more elderly
persons as SDP's in residential and commercial
The original structure appears to have been built in 1972. In 1975, a major addition was
completed.. The permit was issued contingent on demolition of an existing house (2930 Fenton)
and garage (2942 Fenton) and paving of the existing parking lot at 2942 Fenton Street. Another
addition was built in 1987 to increase the size of the dining area and lounge and to meet ADA
requirements. Front (9' variance) and rear (14' variance) setback variances were granted for the
addition pursuant to Case No. WA-87-17. Since there was no increase in resident capacity,
parking was not an issue.
Based on the information above, I have concluded that the nursing home structure and parking
lot are legal nonconforming uses. They can remain "as is" in perpetuity as long as no
expansions are planned. The owner should pursue a special use approval on the northern lot to
operate an office for the nursing home with expiration upon sale of the property.