HomeMy WebLinkAboutWZ-09-01° e A. City of
i29 Wheat Midge
COMMUNITY DEVELOPMENT
Memorandum
TO: Case File
FROM: AdamTietz, Planner A<
DATE: March 16, 2009
SUBJECT: Case No. WZ-09-01
This memo shall serve as the formal closing of Case Number WZ-09-01, a request to
change the zoning at 4593 Parfet St. from A-1 to PF. The request was received by the
representatives of the property owners. The property will be rezoned at a different time
and is not required in order to purchase the property.
City of
`Wheat -Midge
PUBLIC WORKS
Memorandum
TO: Adam Tietz, Planner
FROM: Mark Westberg, PE, CFM, Project Supervisor i~
DATE: March 12, 2009
SUBJECT: Change in Zone at 4593 Parfet Street
I am formally requesting that the Change in Zone application for this property be withdrawn.
We have decided at this time to only subdivide the property to create the two lots so that we
can purchase the western lot. With the passage of the ordinance allowing the City to initiate a
rezoning, we no longer need to have the property rezoned prior to purchase. We may decide
to rezone the western lot at a future date.
d'> City of
Wheat~idge
COMMUNITY DEVELOPMENT
City of Wheat Ridge Municipal Building 7500 W. 291n Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2846
F: 303.235.2857
NEIGHBORHOOD MEETING NOTES
Date: February 25, 2009
City Staff Present: Adam Tietz, Planner
Jeff Hirt, Planner
Tim Paranto, Public Works Director
Mark Westberg, Special Projects Manager
Location of meeting: City Hall, Second Floor Conference Room
7500 West 29th Avenue
Wheat Ridge, CO 80033
Property address: 4593 Parfet Street
Wheat Ridge, CO 80033
Property owners: George and Allen Williams
Property Owner(s) present? Yes
Applicants: George and Allen Williams
8469 75 h Way
Arvada, CO 80002
Existing Zoning:
A-1, Agricultural One
Comprehensive Plan Designation: AER, Agricultural/ Estate Residential (Not to exceed one
dwelling unit per acre)
Fruitdale Sub-area Plan: Agricultural Uses and Single Family Residential
Existing Use/site conditions: The parcel on which the action is being requested is zoned
Agricultural One, A-1. This district was established to provide a high quality, safe, quiet and
stable residential estate living environment within a quasi-rural or agricultural setting.
The property is a long and narrow lot that is approximately is 4.25 acres in size. The lot is
relatively flat but has two irrigation ditches that traverse the property. One irrigation ditch runs
along the southern property line while the other cuts across the rear portion of the property from
southwest to northeast before following the northern property line. The area to the west of this
irrigation ditch remains unused. The front portion of the property has historically been used for
agricultural purposes. More specifically, it has been used to grow pumpkins for several decades.
The surrounding area has a large mix of different zone districts and land uses. The majority of
the area is zoned A-1 with single family homes and agricultural uses on large lots. There are
areas of R-2 zoning to the west and southeast that contain both single family homes and
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duplexes. Directly to the south of the property is the Public Works Operations facility, which is
zoned PF. Further to the south there is some commercial zoning on properties that have frontage
along W. 44th Ave.
Applicant's Proposal: The applicant is proposing to subdivide the lot into two smaller lots.
One lot will be 1.5 acres while the remaining parcel will be 2.75 acres. The western lot (1.5 acre
lot) will be purchased by the Public Works Department in order to expand their Maintenance and
Operations Facility.
The western lot will also be rezoned to PF, Public Facilities, to allow the property to be used for
the operations of the Public Works facility.
The following issues were discussed regarding the zone change request and proposed
development:
Other than the applicants and staff, 10 members of the public were in attendance at this
neighborhood meeting. The people that were present represented all areas of the surrounding
neighborhood.
Staff discussed the site, its current and proposed zoning, future land use and the process that
will be required to rezone the property.
The applicants were represented by Tim Paranto, Public Works Director. Mr. Paranto
informed the members of the public of a study that was completed in 2004 that indicated the
need to consolidate the Public Works and Parks Department maintenance and administration
facilities. The study also found that the cost of consolidating and moving the facilities to a
new site would be extremely costly. It was recommended that the land to the north of the
existing facility be purchased in order to expand the operations of both at the existing site.
Mr. Paranto showed the public in attendance a proposed site plan of the expansion. He also
informed the public that the uses allowed in the A-1 zone district will allow for the expansion
of the Public Works shops but was proposing to rezone the property to PF to be consistent
with zoning that is already on the existing Public Works maintenance facility.
The members of the public were informed of their chances to make comments in the process
and at the public hearings. The Planning Commission hearing is scheduled for April 2, 2009.
The City Council hearing is scheduled for April 16, 2009
When the City wants to purchase land, do the neighbors have a choice as to what goes
in?
The purchase of land is a contractual agreement between two or more parties. There are
no formal public hearings or noticing requirements required when land is being
purchased, whether it is by either a private party or the City.
Anyone who purchases land and proposes to use the land in a manner the zoning does
not allow for, a rezoning is required. In the rezoning process, the neighborhood has
multiple opportunities to voice their concerns. They can speak at the neighborhood
meeting and at any subsequent public hearing. Rezoning requires a public hearing
before both City Council and Planning Commission where concerns can be expressed to
both boards.
Why do the Parks Department buildings in Anderson Park have to be moved to this location?
The Public Works/ Parks Maintenance Master Plan was completed 2004 and proposed
the consolidation of the Public Works and Parks maintenance operations at the existing
Public Works Maintenance Facility. The consultant that developed the master plan
determined that it would be very difficult and expensive to relocate both operations to
another site. Locating the Police Department evidence custody function at the Public
Works Maintenance Facility was also recommended. The Master Plan concluded that a
minimum 1.05 acres of additional land was needed to accommodate the needs of the
consolidated Maintenance Facility.
The Master Plan concluded that there were numerous advantages to combining the
maintenance operations of the Public Works and Parks Departments and include the
following:
1. Greater efficiency in having the operations at the same location
2. Shared work areas (less duplication for the same types of spaces)
3. Improved work areas
4. Covered storage for equipment
5. Better access to shared equipment
6 Better access to equipment and vehicles by City mechanics
With the increase of employees coming to the site, how will it affect the traffic?
No traffic studies have been conducted to determine the specific numbers of additional
trips that will be generated from combining the Public Works and Parks Operations.
There will be an increase in but the increase should be minimal.
Were any alternate locations considered for the facilities?
There were other sites considered. Since of the cost involved with moving the existing
Public Works facilities to a new location would be significant and trying to find a parcel
land large enough to accommodate the combined facility would be difficult, the purchase
of this vacant land to the north was the most cost effective, efficient and viable option for
the City. If additional information is requested on what other alternate sites were
considered, please contact Tim Paranto, Public Works Director.
Why would you propose this use in an existing neighborhood?
There will essentially be no change as to what conditions already exist in the
neighborhood today. The Public Works shops do exist today and are in use. This will just
be a small expansion of those facilities where the same types of work will be done. The A-
1 zoning that is already on the property would allow for the public works facility to be
expanded and used. The PF zoning will just make the zoning consistent with the existing
facilities. No surrounding land uses or zoning will be affected by this specific rezoning.
Will the facilities be lit at night?
There will be no difference in how the site is currently lit. The lights will remain on at
night but lighting plan will be required to be approved before lights can be installed. All
lights will have to comply with the City of Wheat Ridge lighting standards to minimize the
impacts of light spilling onto neighboring properties. The City of Wheat Ridge requires
that light meter readings must measure zero at all property lines to help ensure that light
does not spill over.
Will West 46t' Avenue be used to access the facilities?
No. Daily traffic and access to the property will remain off of West 45th Ave on the east
side of the property. West 46th Ave will remain as it is and it will not be constructed
through. A gate will be constructed at the end of West 46`h Avenue and will be used an
emergency access only.
What type of fencing will be used around the property, if any/
6 foot high, wood privacy fencing with barbed wire at the top will be used around the
entire property.
Will the water flows in the ditches that cross the property be affected?
No. The ditches will be relocated but the water flows in the ditches will not be affected.
The ditches will be moved during a time of the year when the ditches have been turned
off. Before the ditches can be moved an engineering report must be submitted showing
that the relocation of the ditches will not affect the historic water flows to those who hold
water rights.
Will the drainage on West 46`h Avenue be affected?
When the site is developed, it will be design to accommodate all the drainage from West
46`h Avenue. Until the site is developed there will be no change and drainage will remain
as it is today.
Was gaining access off of West 44`h Avenue through acquiring properties to the south of the
existing facilities considered?
The 2004 study did consider using West 44`h Avenue as the main access point for the
Public Works shops over keeping the existing access oint off of West 45`h Avenue. The
study did indicate that gaining access off of West 44` Avenue be very costly as several
properties would have to be acquired. Gaining access from West 44`h Avenue would have
also created long narrow drive aisle that would have been difficult for more than 1 large
truck to drive through at a time. Keeping the access off of West 45`h Avenue was the
preferred alternative.
• How much did the City of Wheat Ridge pay for the 1.5 acres?
$310,000
• Will there be any sort of buffer between the expanded facility and the neighboring
residential properties?
As soon as the contract to purchase the property is compete a 6 foot high wooden fence
will be constructed around the property. Additional landscape buffer will take place
when the property is developed.
• Will there be required setbacks for the fence?
City regulation allows the fence to be constructed up to the property line.
• Can traffic calming devices or speed bumps be installed on Pierson St., Parfet St. and on W.
45'h Ave?
The Public Works facility is the fueling location for all city vehicles including police
emergency vehicles. Installing speed bumps or other traffic calming devices could create
a public safety issue with police responding to calls. These streets are emergency routes
and therefore cannot have obstructions that may cause an emergency vehicle to slow or
stop. In the past, the police department has been made aware of neighbors concerns with
the speed at which police vehicles leave the facility. The commanding officers have made
it known to all officers to watch their speed as they enter and exit the facility. If this
continues to be a concern of the neighborhood, the police commanders can be notified
that they need to remind the police officers again about their speed in this area.
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February 17, 2009
City of Wheat Ridge
Public Works Department
Attn: Mark Westburg
7500 West 29`h Avenue
Wheat Ridge, CO 80033
To Mr. Westburg,
My name is Dianne Street and I live at 10938 W. 45`h Avenue in Wheat Ridge, CO. I am
writing about my concerns regarding the rezoning exhibit of 4593 Parfet Street. I do not
wish to see this unique and peaceful agriculture property transform into a public facility.
I intentionally chose to live in Wheat Ridge just for the sole purpose of getting away from
the closeness of public facilities and the noise and the more people and commotion that it
attracts, and specifically this neighborhood BECAUSE of the agriculture properties and
the quietness. To take that away would be an insult not only to the people living close
by, but to this beautiful and unique city of Wheat Ridge.
I feel very strongly about this issue in my neighborhood and I do not want to see this
agriculture beauty taken away from my peaceful neighborhood.
Respectfully submitted,
Dianne Street
DIANNE E. STREET. 10938 WEST 45T AVENUE.. WHEAT RIDGE, CO 80033
City of
WheatWdge
PUBLIC WORKS
City of Wheat Ridge Municipal Building 7500 W. 29'" Ave. Wheat Ridge, CO 80033-8001 P: 303.235.2861
F: 303.235.2857
CITY OF WHEAT RIDGE
NOTICE OF NEIGHBORHOOD INPUT MEETING
The City of Wheat Ridge is proposing a Rezoning on the western third of the property located at 4593 Parfet
Street, Wheat Ridge, Colorado 80033. A neighborhood meeting will be held on Wednesday, February 25'h
2009 at 6:00 pm in the Second Floor Conference room at the City Municipal Building, 7500 West 29th Avenue,
Wheat Ridge, Colorado 80033 to discuss rezoning the property from A-1, agriculture - one, to PF, public
facilities to accommodate the future expansion of the City's maintenance facility.
The City of Wheat Ridge has adopted a requirement that prior to any application for Rezoning of a property an
applicant must notify all residents and property owners within 600 feet and invite them to a Neighborhood
Input Meeting. The purpose of this meeting is to allow the applicant to present his proposal to the
neighborhood and to give the neighborhood a forum to express their concerns, issues and desires.
A Staff Planner and a Staff Engineer will attend the meeting to discuss City policies and regulations and the
process involved, however, the Planner will remain impartial regarding viability of the project.
Keep in mind that this is not a public hearing. Although a synopsis of the meeting will be entered as
testimony, it is the public hearing in front of the City Council where decisions are rendered. If you want input
in the decision-making process, it is imperative that you attend the public hearing.
The kinds of concerns residents normally have include the following:
• Is the proposal compatible with surrounding land uses and zoning?
• Are there adequate utilities and services in place or proposed to serve the project?
• What is the impact on our streets?
• How will this proposal affect my property?
• Where will the storm drainage go?
• How will the project be designed to enhance rather than detract from the neighborhood?
• What specific changes can be made in the proposal to make it more acceptable to me?
If you have any questions, please call the Engineering Division at: (303) 235-2861. If you are unable to attend
the meeting, you may mail comments or concerns to:
City of Wheat Ridge
Public Works Department
Arm.: Mark Westberg
7500 West 29th Avenue
Wheat Ridge, Colorado 80033
www.ci.wheatridge.co.us
4593 Parfet Street
Rezoning Exhibit
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A e co ea.:wm:
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-aw
Case No.:
App: Last Name:
App: First Name:
Owner: Last Name:
Owner: First Name:
App Address:
City, State Zip:
App: Phone:
Owner Address:
City/State/Zip:
Owner Phone:
Project Address:
Street Name:
City/State, Zip:
Case Disposition:
Project Planner:
File Location:
Notes:
Follow-Up:
20901 _
George&Allen Williams__,j
clo Mark Westberg_J
illiams
George & Allen J
8468 W. 75th yVay_ __J
rvada, CO 80005
593
Partet Street
heat Ridge, CO 80033
ietz _
Quarter Section Map No.:
NW21 ___J
Related Cases:
MS0901 _ _
Case History:
one western third of
perty from A-1 to PF to
V
ommodate future
of City's
ansion
Review Body:
APN:
2nd Review Body:
2nd Review Date:
Decision-making Body:
Approval/Denial Date:
Reso/Ordinance No.:
PC 412109
CC 3123109 (1st_
CC 413109 (2nd)_____~
F
J
Conditions of Approval:
i
District:
Date Received: 212012009,_.
Pre-App Date:
.V 41 V_ City of
~d Wheat idge
COMMUNITY DEVELOPMENT
PRE-APPLICATION MEETING SUMMARY
Meeting Date: November 20, 2008
Attending Staff for the Applicant(s):
Tim Paranto - Public Works Director
Dave Brossman - Development Review Engineer
Mark Westberg - Special Projects Engineer
Attending Staff: Meredith Reckert - Senior Planner,
Jeff Hirt - Planner II
Adam Tietz - Planner I
Ryan Stachelski - Economic Development Specialist
Address or Specific Site Location:
4593 Parfet St.
Wheat Ridge, CO 80033
Existing Zoning: A-1, Agricultural-One
Existing Comp. Plan: AER, Agricultural/ Estate Residential (Not to exceed one
dwelling unit per acre)
Applicant/Owner Preliminary Proposal:
The property on which the action is being requested is currently zoned A-1, Agricultural
One District. The applicant is proposing to subdivide the lot into two smaller lots. One lot
will be 1.5 acres while the remaining parcel will be 2.75 acres. The western lot (1.5 acre
lot) will be purchased by the Public Works Department in order to expand their
Maintenance and Operations Facility.
The western lot will also be rezoned to PF, Public Facilities, to allow the property to be
used for the operations of the Public Works facility.
Will a neighborhood meeting need to be held prior to application submittal?
A neighborhood meeting will not be required for the platting process. One will be required
for a zone change.
Existing Conditions:
The parcel on which the action is being requested is zoned Agricultural One, A-1. This
district was established to provide a high quality, safe, quiet and stable residential estate
living environment within a quasi-rural or agricultural setting.
The property is a long and narrow lot that is approximately is 4.25 acres in size. The lot is
relatively flat but has two irrigation ditches that traverse the property. One irrigation ditch
runs along the southern property line while the other cuts across the rear portion of the
property from southwest to northeast before following the northern property line. The
area to the west of this irrigation ditch remains unused. The front portion of the property
has historically been used for agricultural purposes. More specifically, it has been used
to grow pumpkins for several decades.
The surrounding area has a large mix of different zone districts and land uses. The
majority of the area is zoned A-1 with single family homes and agricultural uses on very
large lots. There are areas of R-2 zoning to the west and southeast that contain both
single family homes and duplexes. Directly to the south of the property is the Public
Works Operations facility, which is zoned PF. Further to the south there is some
commercial zoning on properties that have frontage along W. 44th Ave.
Planning Comments:
The subdivision of the lot will be required to be platted by a licensed engineer in the State
of Colorado. The plat will describe the new lots in legal terms as well as depict them in
graphical form. Easements will be required to be placed around both irrigation ditches.
These easements will also need to be shown on the plat.
Rezoning the property to PF is a straight rezoning. It does not require an outline
development plan or final development plan to be developed in conjunction with the
rezoning. The uses allowed in the PF zone district are restricted to governmental, quasi-
governmental, and other public facilities including parks and schools. Since the property
will be used for the Public Works Operations facility in the future, the zone change to a PF
zone district will be an appropriate zone district for the future land use.
The Process:
Both the application for the zone change and subdivision may be submitted
simultaneously for review. Incomplete applications will not be accepted or reviewed. All
required documents must be included with the application otherwise the application will
be considered incomplete.
The minor subdivision process does not require a neighborhood meeting. The application
for this process may be submitted at any time. Upon submittal of the subdivision
application and plat, the case manager will review and make comments on the project. .
The project will simultaneously be reviewed by other departments and utility companies
for their comments.
When the review is complete the case manager will inform the applicant of issues that
other departments and outside utility companies need to have addressed or if all
requirements have been met. If all requirements are to the satisfaction of Community
Development Staff the plat must be printed on Mylar paper and signed by the appropriate
parties in order for the plat to be recorded with the Jefferson County Clerk and Recorder.
Once the plat has been recorded, the subdivision will become official.
Before the application for the application for the zone change can be submitted, the
second step required by the Community Development Department will be to conduct a
neighborhood meeting. For this meeting, the applicants must inform all property owners
via mail or hand delivery within a 600 foot radius of the property on which the request is
being applied for of the meeting. The Community Development Department will supply
the applicant with a list of the all property owners within the 600 foot radius. The meeting
will be led by the applicant and should inform those who are in attendance what is being
proposed. After the neighborhood meeting is held, the applicant may submit their
application for the request.
Neighborhood meetings can be held at city hall or any location the applicant desires. All
costs associated with meeting, its location, and mailings will be paid by the applicant.
A sample of the neighborhood meeting letter can be found in the pre-application meeting
packet and can be used as a template. However, changes to the letter should be made
to suit the applicant, including the letterhead. A fee of $100 is required for staff to be
present at this meeting.
After the neighborhood meeting is held, the process will be similar to that listed above
however public hearings before both Planning Commission and City Council will be
required.
After the review of the application and the accompanying documents, if all requirements
are to the satisfaction of Community Development Staff, the applicant will be scheduled
for a public hearing before the Planning Commission with a recommendation of approval,
approval with conditions, or denial. At the hearing, staff will present evidence to support
their recommendation. The public will also be allowed to present evidence or give
testimony in support or in opposition of the project. The Planning Commission will
recommend approval, approval with conditions, or denial of the project based on the
testimonies given by staff, the applicant and the public.
After the Planning Commission hearing, the case will be heard before City Council. City
Council will make the final determination to approve, approve with conditions or deny the
application. The City Council meeting will follow the same format as the Planning
Commission hearing, at which, the City Council will give a final ruling on the case.
Public Works comments:
No comments.
Building comments:
Building Department not present at the meeting. Comments will be made upon
application submittal.
Streetscape / Architectural Design comments:
N/A
Attachments: pre-application transmittal sheet
Phone Numbers
Meredith Reckert - Senior Planner 303-235-2848
Jeff Hirt - Planner II 303-235-2849
Adam Tietz - Planner I 303-235-2845
John Schumacher - Building Official 303-235-2853
Dave Brossman - Development Review Engineer 303-235-2864
Mark Westberg - Special Projects Engineer 303-235-2863
Ryan Stachelski - Economic Development Specialist 303-235-2806
.r
City of
" Wheat ~dge
PUBLIC WORKS
Memorandum
TO: Meredith Reckert, Senior Planner
FROM: Mark Westberg, PE, CFM, Project Supervisor
DATE: November 17, 2008
SUBJECT: Pre-application Meeting for the William's Brothers Subdivision (aka the
Pumpkin Patch Subdivision) at 4593 Parfet Street
The 2004 Public Works/ Parks Maintenance Master Plan proposed consolidation of the Public
Works and Parks maintenance operations at the existing Public Works Maintenance Facility. The
consultants determined that it would be very difficult and expensive to relocate both operations
to another site. Locating the Police Department evidence custody function at the Public Works
Maintenance Facility was also recommended. The Master Plan concluded that a minimum 1.05
acres of additional land was needed to accommodate the needs of the consolidated Maintenance
Facility.
The Master Plan concluded that there were numerous advantages to combining the
maintenance operations of the Public Works and Parks Departments and include the
following:
1. Greater efficiency in having the operations at the same location
2. Shared work areas (less duplication for the same types of spaces)
3. Improved work areas
4. Covered storage for equipment
5. Better access to shared equipment
6. Better access to equipment and vehicles by City mechanics
Future relocation of the Parks Administration offices and Operations Shops from the facility
near Anderson Park will allow future redevelopment of that area to be included in the Park
per the recommendations in the Parks and Recreation Master Plan.
Phase 1 of the Master Plan implementation was completed in 2006 with the construction of
the new Police Department evidence building and storage yard. Phase 2 will consist of the
construction of a new administration building, which was originally proposed for
construction in 2008 and 2009, but is now planned for 2012.
In anticipation of funding the administration building in 2009, the City Council authorized
Staff to negotiate the purchase of 1.5 acres of vacant land adjacent and north of the
Maintenance Facility. Staff has negotiated with the property owners, Allen and George
Williams, for the purchase of the rear 255 feet of their lot at 4593 Parfet Street. The amount
to be purchased is larger than recormnended in the Master Plan in order to avoid leaving an
unusable remnant north of the recommended area.
On October 27, 2008, City Council approved the purchase of approximately 1.5 acres of property
north of the existing Public Works Maintenance Facility for future consolidation of the
maintenance functions.
The purpose of this plat is to divide the existing lot into two separate parcels to allow the
purchase of western 1.5 acres of the lot. An easement will be dedicated for the existing
irrigation ditch that crosses the property. Otherwise, no other dedications or improvements
are planned. Eventually, a consolidation plat will be done to combine this lot with the
existing Maintenance Facility lot.
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