HomeMy WebLinkAboutWPA-06-02City of Wheat Ridge of wHEgT
Community Development Department Pm
Memorandum ~~~~Ra~~
TO: Mayor
City Council
Planning Commission
Jerry Dahl, City Attorney
Pam Anderson, City Clerk
Randy Young, City Manager
Tim Paranto, Public Works Director
Joyce Manwaring, Parks & Recreation Director
FROM: Alan White, Community Development Director ow
SUBJECT: Northwest Subarea Plan
DATE: August 24, 2006
Attached is a copy of the Northwest Subarea Plan adopted by City Council on June 26, 2006.
If you have any questions, please contact me.
cc: Planning & Zoning Staff
Community Development Dept.
7500 West 29th Avenue
Wheat Ridge, Colorado 80033
303/235-2846 Fax: 303/235-2857
The City of
Wheat Ridge
August 24, 2006
Faye Griffin
Jefferson County Clerk & Recorder
100 Jefferson County Pky.
Golden, CO 80419
To whom it may concern:
For your information, enclosed is a certified copy of the Northwest Subarea Plan
for Wheat Ridge, Colorado, adopted by City Council on June 26, 2006. This
plan shall take precedence over the Comprehensive Plan for the portion of the
City covered by the Subarea Plan.
The copy is being provided "for filing" as required by C.R.S. 31-23-208.
Sincerely,
A C, 4ZL
Alan C. White, AICP
Community Development Director
Enclosure
CITY OF WHEAT RIDGE CITY COUNCIL
RESOLUTION NO. 30
Series of 2006
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WHEAT
RIDGE, COLORADO, ADOPTING THE NORTHWEST SUBAREA PLAN
AND BY SUCH ADOPTION, AMENDING THE WHEAT RIDGE
COMPREHENSIVE PLAN
WHEREAS, the City Council of the City of Wheat Ridge adopted a Comprehensive Plan
on October 25, 1999 and amendments were considered and adopted in January 24, 2000; and
WHEREAS, the Regional Transportation District's plans for constructing a light rail line
into the subarea with an end-of-the-line station proposed near Ward Road and W. 50th Place has
the potential to dramatically change land uses and the development pattern in the subarea, and
WHEREAS, the Comprehensive Plan adopted in 2000 did not contemplate a light rail line
or station to be located in the subarea, and
WHEREAS, the City Council directed staff and its consultant to prepare a subarea plan
for the area generally bounded by Ward Road, W 52"d Avenue, Tabor Street, and 1-70 in
fulfillment of one of the Council's strategic goals; and
WHEREAS, C.R.S 31-23-206 (2) provides that the Comprehensive Plan may be
amended by the City from time to time; and
WHEREAS, City Council desires to amend the Comprehensive Plan to address changed
conditions in the area due to the plans of the Regional Transportation District to construct a light
rail line into the area,, and
WHEREAS, Planning Commission has held a public hearing as provided by C.R.S 31-
23-208 and Section 2-60 (b) of the Wheat Ridge Code of Laws, legal notice thereof duly
published in the Wheat Ridge Transcript on May 11, 2006, with a written recommendation
forwarded to the City Council, and
WHEREAS, the City Council has held a public hearing as provided by Section 2-60 (b) of
the Wheat Ridge Code of Laws, legal notice thereof duly published in the Wheat Ridge Transcript
on June 15, 2006.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Wheat
Ridge, Colorado, as follows:
1 That the City Council of the City of Wheat Ridge hereby adopts the Northwest
Subarea Plan attached as Exhibit A.
2. The Northwest Subarea Plan shall take precedence over the Comprehensive Plan
for the portion of the City covered by the Subarea Plan. Where the Comprehensive
Plan conflicts with the Northwest Subarea Plan, the Northwest Subarea Plan shall
I:.( onadev.Nonhwcst Suhairoa Plan cc resolulion.doc
supercede the Comprehensive Plan.
3 An attested copy of this resolution shall be attached to the Plan amendment and a
copy of the Plan as attested shall be certified to Jefferson County, Colorado
DONE AND RESOLVED THIS day of 3 Lklq e- 2006
ATTEST
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~~AMELA OA DERSON, CITY CLERK
L ( omde%+Northacst Suh=a Plan.cc res,,1.1w11.doc
1
JERK vMUIO, MAYOR
CITY COUNCIL MINUTES: June 26, 2006 Page -2-
PUBLIC HEARINGS AND ORDINANCES ON SECOND READING
Item 2. COUNCIL BILL NO. 13-2006 -AN ORDINANCE ADOPTING A NEW
ARTICLE X OF CHAPTER 11, CONCERNING THE LICENSING OF
MASSAGE THERAPISTS AND MASSAGE THERAPY CENTERS, AND
REPEALING ARTICLES X AND XI OF CHAPTER 16, CONCERNING
MASSAGE PARLORS AND MASSAGE THERAPY PRACTICE.
Mayor DiTullio opened the public hearing.
Council Bill 13-2006 was introduced by Mrs. Rotola. City Clerk Pam Anderson assigned
Ordinance No. 1363 and read the executive summary.
Kathy Franklin, Sales Tax Auditor, presented the staff report.
Mayor DiTullio closed the public hearing.
Motion by Mrs. Rotola to approve Council Bill 13-2006 (Ordinance 1363) on second
reading and that it take effect January 1, 2007; seconded by Mrs. Sang; carried 8-0.
Item 3. PUBLIC HEARING ON RESOLUTION 30-2006 - A RESOLUTION OF
THE CITY COUNCIL OF THE CITY OF WHEAT RIDGE, COLORADO,
\W~/ ADOPTING THE NORTHWEST SUBAREA PLAN AND BY SUCH
ADOPTION, AMENDING THE WHEAT RIDGE COMPREHENSIVE
PLAN.
Mayor DiTullio opened the public hearing.
Resolution 30-2006 was introduced by Mr. Schulz and he read the executive summary.
Alan White, Director of Community Development presented the staff report. He stated
that notice of the public hearing was given as required by state statute. In addition,
letters and amendments were sent to approximately 80 owners in this area.
Jeff Winston, principal of Winston & Associates and Consultant to the Community
Development Department, made a PowerPoint presentation on the proposed Northwest
Subarea Plan.
Alan White summed up the presentation and described three proposed amendments to
the plan.
Connie Burg, 5195 Swadley Street, not in favor or opposed, and is just asking that the
Council hold in the highest regard the quality of life of the existing residents.
CITY COUNCIL MINUTES: June 26, 2006 Page -3-
Janet Bell, 10095 W. 34th Avenue, testified that she did participate in many of the
planning sessions that Winston & Associates conducted. She has questions about
whether the enterprise zone in the area still existed. She has concerns about the lack of
infrastructure, including drainage improvements, in the efforts to market development
and redevelopment. She questioned potential 1-70 improvements and the impact on the
area, and some suggestions on building placement. The next piece is involving a panel
of people experienced in development R.F.P.'s and the shifts in the current market
environment and implementation for the salability. She strongly supports the sub-area
plan approach.
John Cillessen, property owner at 49th Place and 52nd Ave and Swadley Avenue;
testified that there are a whole lot more roads than were talked about at first. He stated
that the parcels are too small for development. He doesn't believe that the plan should
be adopted. Other considerations need to taken and looked at.
Byron Kelly, 12681 W. 49th Avenue, testified that he is a professional engineer with
background in railroading and light rail. He has attended several of the planning
sessions. He stated that traffic is and will continue to be a major concern. You have not
approached this right regarding the grade separation for the railroad. You need to get
involved with CDOT and RTD. I think it is a good idea to do this, but since it is an
advisory document, there are no teeth to the document.
Bob Harmsen, 12068 W. 50th Place, believes that there should be more thought put
into the plan. He does not see any economic advantage to the plan; we are cutting the
property into too small pieces. There is no railroad right of way in Mt. Olivet Cemetery.
With so much traffic, where are all the pedestrians going to walk? I don't think this is the
plan that we need.
Mr. Womble left the meeting at 8:14 p.m. He returned at 8:16 p.m.
Sharon Peterson, trustee for the property at 12360 W. 49th Place, testified that she
sees problems with traffic and drainage. I think the plan is premature. With the streets,
there is no room left for development. Increasing density will increase traffic. She asks
that the plan not be adopted until there is more input from other agencies involved in
this.
Ranya Kelly, 12601 W. 49th Avenue, she agrees with the previous individuals that
testified in opposition to the plan.
Kim Calomino, 4070 Dover Street, spoke in support of the plan. It is a guiding
document as we move forward over the next 6, 8 and 10 years. She stated that this is a
thoughtful and forward thinking vision that identified appropriate policy goals. We can't
neglect, misuse or misdirect this opportunity in line with the goals of Wheat Ridge 2020.
She stated that density is really important to allow mixed use and allow for a range of
affordability. The Charter is not an appropriate location for addressing density.
CITY COUNCIL MINUTES: June 26, 2006
Page -4-
John Geiger, property owner at 12280 W. 50th Place, stated that by the time the road
and drainage goes in, his property is worthless. He believes there needs to be more
research before adopting the plan.
Sean Baker, property owner at 5040 Ward Road, recommends conditional approval. He
sees this as a first step of a many step vision. He has big traffic and drainage concerns.
The additional language relieves some of his concerns. He is worried about having to
give up a third to half of his property for roads. Who is going to pay the burden? It would
be nice to see a nice project here.
Tom Beyer, 165 Dudley, property owner in that area, asks that Council moves a little
slower on this.
Recess called at 8:33 p.m. Reconvened at 8:44 p.m.
Mr. White spoke to the changing nature and adaptability of comprehensive or sub-area
plans according to the needs and desires of the area and the process for amendment.
In response to questions from citizens he stated that the enterprise zone is still in effect.
He addressed the proposed relocation of ramps at 1-70 and 44th Avenue. There are not
immediate cures to the drainage and traffic issues included in the plan. The only way to
sub-divide a parcel is by application of the property owner in a public hearing process. It
is an advisory document. Because of the limitations of the railroad and the State
Highway, a grid system is a good approach. Subdivision of the parcels and creating
street frontage also increase property values. He does not believe that we wait until
RTD completes the EIS, and that it is important that we have a plan in place for the
record before that process takes place.
Mr. Winston stated that the nature of the plan is to address the problems in the area. He
addressed this issue of the railroad crossings brought up in testimony. The importance
of the plan is predictability, not finality. Ten years in a developer's framework is
tomorrow. If the developer knows that there is an overall strategy, it increases the
attractiveness of the parcels to development. It is important to have a plan in place,
because in the absence of one, we may preclude the possibility of a transit-oriented
development. .
City Council asked questions of staff.
Mayor DiTullio closed the public hearing.
CITY COUNCIL MINUTES: June 26, 2006
Page -5-
Motion by Mr. Schulz to adopt Resolution 30-2006 with the following amendments:
The following language will be added to the Northwest Sub-area Plan
Introduction on page 4: "The plan is an advisory document and is not
mandatory. It provides guidelines for development and design and is
not intended as strict requirements for development."
2.. In the Land Use Section on page 16, the following statement will be deleted:
"LANDSCAPE: The area along Ward Road should be landscaped at least
10 feet from the right of way." ,
3. In the Traffic Section on page 22 under the Ward Road discussion, the
following statement will be added: "When Ward Road is widened,
consideration should be given to streetscaping in the roadway design."
Seconded by Mrs. Rotola.
Mr. Gokey finds it difficult to support a sub-area plan that goes all the way over to
Kipling. Does it impact businesses and landowners? And none of them were notified.
Let's be open and transparent and let's not be selective. I agree with the people that
came and spoke from the area, we need a little bit more time and more thought to be
added to this. I don't think it is a horrible document, it's just lacking in those specific
areas. I would like for us to feel confident, whichever direction this goes, that in 20
years somebody doesn't say who is the egg-head who voted for this one. I just don't
want to stick my name on this one without a little bit more work to go into it.
Motion by Mrs. Berry to amend the Resolution to Strike #2 and insert:
"The Northwest sub area plan shall take precedence over the Comprehensive
Plan for the portion of the City covered by the Subarea Plan. Where the
Comprehensive Plan conflicts with the Northwest Subarea Plan, the Northwest
Subarea Plan shall super cede the Comprehensive Plan"; seconded by Mrs.
Adams; carried 6-2, with Womble and Gokey voting no.
Mr. Gokey just wanted to caution everybody that this is a huge leverage tool that can
either be used correctly or incorrectly.
Motion as amended carried 7-1, with Mr. Gokey voting no.
ITEM NO:
of WHEgTP
n
REQUEST FOR CITY COUNCIL ACTION
~~l ORA00
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COUNCIL MEETING DATE: June 26, 2006
TITLE: RESOLUTION NO. 30-20069 A RESOLUTION ADOPTING THE
NORTHWEST SUBAREA PLAN
® PUBLIC HEARING ❑ ORDINANCES FOR 1 ST READING (Date: )
❑ BIDS/MOTIONS ❑ ORDINANCES FOR 2ND READING
® RESOLUTIONS
Quasi-Judicial: ❑
Yes No
Community Development Director City Manager
EXECUTIVE SUMMARY:
The Plan was prepared by Winston Associates and Community Development Department staff
over the course of the last nine months. This area was selected for one of the first subarea
planning efforts because of RTD's Fastracks plan to build the Gold Line with an end of the line
station near Ward Road and 50`h Place.
The 2000 Comprehensive Plan did not envision a transit station in this area of the City. The
Subarea Plan envisions a mixed-use transit oriented development (TOD) adjacent to the proposed
station on the north side of the tracks.
Adoption of the Subarea Plan would supercede the Comprehensive Plan for this area of the City.
Planning Commission recommended adoption of the plan.
Adoption of the subarea plan implements Council's strategic goal of preparing for growth and
opportunities.
COMMISSION/BOARD RECOMMENDATION:
At a public hearing on May 18, 2006, the Planning Commission recommended approval of the plan.
STATEMENT OF THE ISSUES:
The attached memorandum to Planning Commission contains a brief description of the concepts for
future development contained in the Subarea Plan.
The existing Comprehensive Plan recommends primarily industrial uses for the area. Without a
change to the Comprehensive Plan, the area would likely become a series of unconnected industrial
parks with an 800 car parking lot next to the transit station.
Construction of the Gold Line is nine years away and the Plan discusses what the City and landowners
can do in the meantime until the market for a mixed use TOD village emerges.
Landowners who attended the Planning Commission hearing voiced opposition to the Plan. Staff has
met with these owners in an effort to clarify what the Plan is and isn't. Additional language has been
included in the document to clarify the issues raised by the owners. Major points follow. The Planis
an advisory document setting a vision and policies for future development. It is important to have this
Plan in place prior to RTD starting the EIS process so that the City and landowners create the vision
rather than having something different assumed in the EIS process. Existing zoning and entitlements
will not change upon adoption of the Plan. Zoning changes will only be considered when requested by
owners or future developers. Roads will not be constructed until the area redevelops. Developers will
need to pay for the infrastructure needed to serve future development. Because of these costs,
increases in density are needed. Some of the existing problems, most notably drainage and blockage
of Ward Road by freight trains, do not have immediate solutions, but it is noted in the Plan that the
City should start addressing these issues with the appropriate agencies. The Plan's goals and policies
should be re-evaluated in five years or if RTD plans change.
ALTERNATIVES CONSIDERED:
Several alternative land use scenarios were investigated during the public workshops.
FINANCIAL IMPACT:
There is no financial impact to the City as a result of adopting the plan.
RECOMMENDED MOTIONS:
"I move to adopt Resolution 30-2006, a resolution adopting the Northwest Subarea Plan."
Or,
"I move to continue the public hearing concerning the Northwest Subarea Plan in order for staff to
meet with landowners to address their concerns."
Or,
I move to continue the public hearing concerning the Northwest Subarea Plan and to schedule the
Plan as a study session item at the earliest possible date."
Report Prepared by: Alan White
Reviewed by:
Attachments:
I . Northwest Subarea Plan
2. Planning Commission Memo
3. Planning Commission Resolution
4. Resolution No. -2006
Request for City Council Action-report form
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City of Wheat Ridge of "HEgT~
Community Development Department
Memorandum c~~OR
TO: Planning Commission
FROM: Alan White, Community Development Director
SUBJECT: Case No. WPA 06-02, Northwest Subarea Plan
DATE: May 10, 2006
This Case is: ❑ Quasi-Judicial RI Legislative
Enclosed is a copy of the draft Northwest Subarea Plan. The Plan was prepared by Winston
Associates and Community Development Department staff over the course of the last seven months.
The preparation of the plan fulfills one of Council's strategic goals to prepare plans for subareas in
the City in order to prepare for growth and its opportunities.
This area was selected for one of the first subarea planning efforts because of the Fastracks plan to
build the Gold Line with an end of the line station near Ward Road and 50 Place. The Park `n Ride
at I-70 and Ward will be relocated to somewhere in the area. Not only will transit passengers
potentially arrive by automobile, but by bus. This amount of activity has the potential to transform
the area dramatically.
Four public design workshops were held with landowners, business owners and tenants during the
last seven months. RTD officials and planners from neighboring jurisdictions also attended the
meetings.
The plan envisions a mixed use "village" or "mini-downtown" for the area around the proposed
station location. The core area would consist of retail, office and service uses on ground floors with
higher density residential uses on upper floors and as stand alone uses away from the core,
transitioning to existing low density neighborhoods. Parking for the station users would be
dispersed through the core area. The area south of the core area, generally south of the tracks, would
remain as an employment area with light manufacturing and office/warehouse uses.
A grid street system is proposed with new or improved connections to major roads to the east, west
and south. "New urbanism" concepts of zero front setbacks, parking to the side or rear, wide
sidewalks, on-street parking, mixed uses, quality architecture, and street trees are proposed in an
effort to create a village where people want to live and/or work.
Construction of the Gold Line is nine years away and the Plan discusses what the City and
landowners can do in the meantime until the market for a mixed use village emerges.
ATTACHMENT 2
The Subarea Plan is proposed to supercede the Comprehensive Plan for the area. The existing
Comprehensive Plan recommends primarily industrial uses for the area. Without a change to the
plan, the area would likely become a series of unconnected industrial parks with an 800 car parking
lot next to the station.
This item has been scheduled for a public hearing. Notice as required by state statute for the hearing
has been provided. (Notice in the Transcript newspaper.) hi addition, notices and draft plans have
been sent to a mailing list of approximately 50 persons who have attended the workshops.
Winston Associates will be at the hearing to present the Plan.
Staff recommends adoption of the Plan. A motion to adopt a resolution recommending adoption of
the plan by City Council is needed.
Suggested Motion:
"I move to adopt Resolution 02-2006, a resolution recommending adoption of the Northwest
Subarea Plan, and forwarding this recommendation along with the Resolution to City Council for
their consideration."
CITY OF WHEAT RIDGE PLANNING COMMISSION
RESOLUTION NO.
Series of 2006
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
WHEAT RIDGE, COLORADO, RECOMMENDING ADOPTION OF THE
NORTHWEST SUBAREA PLAN AND BY SUCH ADOPTION,
AMENDING THE WHEAT RIDGE COMPREHENSIVE PLAN
WHEREAS, the City Council of the City of Wheat Ridge adopted a Comprehensive Plan
on October 25, 1999 and amendments were considered and adopted in January 24, 2000; and
WHEREAS, the Regional Transportation District's plans for constructing a light rail line
into the subarea with an end-of-the-line station proposed near Ward Road and W. 50th Place has
the potential to dramatically change land uses and the development pattern in the subarea; and
WHEREAS, the Comprehensive Plan adopted in 2000 did not contemplate a light rail line
or station to be located in the subarea; and
WHEREAS, the City Council directed staff and its consultant to prepare a subarea plan
for the area generally bounded by Ward Road, W. 52nd Avenue, Tabor Street, and I-70 in
fulfillment of one of the Council's strategic goals; and
WHEREAS, C.R.S. 31-23-206 (2) provides that the Comprehensive Plan maybe
amended by the City from time to time; and
WHEREAS, City Council desires to amend the Comprehensive Plan to address changed
conditions in the area due to the plans of the Regional Transportation District to construct a light
rail line into the area; and
WHEREAS, Planning Commission has held a public hearing as provided by C.R.S. 31-
23-208 and Section 2-60 (b) of the Wheat Ridge Code of Laws; legal notice thereof duly
published in the Wheat Ridge Transcript on May 11, 2006, with a written recommendation
forwarded to the City Council.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Wheat Ridge, Colorado, as follows:
1. The Planning Commission of the City of Wheat Ridge hereby recommends
adoption of the Northwest Subarea Plan attached as Exhibit A.
2. The Planning Commission recommends that the Northwest Subarea Plan supercede
the Comprehensive Plan for the portion of the City covered by the Subarea Plan.
3. A copy of this resolution shall be forwarded to the City Council.
ATTACHMENT 3
1AComdev\Northwest Subarea Plan\pc resol
DONE AND RESOLVED THIS ay of2006.
CHAIR, PLANNING CO SION
ATTEST:
~C 2~~ F A A
Secretary to the Planning Cron 'ssion
IAComdev\Nor[hwest Subarea Plan\pc resolution.doc 2
CITY OF WHEAT RIDGE CITY COUNCIL
RESOLUTION NO. 30
Series of 2006
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WHEAT
RIDGE, COLORADO, ADOPTING THE NORTHWEST SUBAREA PLAN
AND BY SUCH ADOPTION, AMENDING THE WHEAT RIDGE
COMPREHENSIVE PLAN
WHEREAS, the City Council of the City of Wheat Ridge adopted a Comprehensive Plan
on October 25, 1999 and amendments were considered and adopted in January 24, 2000; and
WHEREAS, the Regional Transportation District's plans for constructing a light rail line
into the subarea with an end-of-the-line station proposed near Ward Road and W. 50th Place has
the potential to dramatically change land uses and the development pattern in the subarea; and
WHEREAS, the Comprehensive Plan adopted in 2000 did not contemplate a light rail line
or station to be located in the subarea; and
WHEREAS, the City Council directed staff and its consultant to prepare a subarea plan
for the area generally bounded by Ward Road, W. 52nd Avenue, Tabor Street, and I-70 in
fulfillment of one of the Council's strategic goals; and
WHEREAS, C.R.S. 31-23-206 (2) provides that the Comprehensive Plan may be
amended by the City from time to time; and
WHEREAS, City Council desires to amend the Comprehensive Plan to address changed
conditions in the area due to the plans of the Regional Transportation District to construct a light
rail line into the area;; and
WHEREAS, Planning Commission has held a public hearing as provided by C.R.S. 31-
23-208 and Section 2-60 (b) of the Wheat Ridge Code of Laws; legal notice thereof duly
published in the Wheat Ridge Transcript on May 11, 2006; with a written recommendation
forwarded to the City Council; and
WHEREAS, the City Council has held a public hearing as provided by Section 2-60 (b) of
the Wheat Ridge Code of Laws; legal notice thereof duly published in the Wheat Ridge Transcript
on June 15, 2006.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Wheat
Ridge, Colorado, as follows:
That the City Council of the City of Wheat Ridge hereby adopts the Northwest
Subarea Plan attached as Exhibit A.
2. The Northwest Subarea Plan shall supercede the Comprehensive Plan for the
portion of the City covered by the Subarea Plan.
BComdev\Northwest Subarea Plan\cc resol ATTACHMENT 4
3. An attested copy of this resolution shall be attached to the Plan amendment and a
copy of the Plan as attested shall be certified to Jefferson County, Colorado.
DONE AND RESOLVED THIS day of 2006.
JERRY DITULLIO, MAYOR
ATTEST:
PAMELA Y. ANDERSON, CITY CLERK
1AComdev\Northwest Subarea Plan\cc resolution.doc
7500 West 29th Avenue The City of
Wheat Ridge, Colorado 80033 Wheat Ridge
FAX 303/235-2857
June 19, 2006
Dear Property Owner:
This is to inform you of Case No. WPA-06-02 which is a request for approval of
a resolution adopting the Northwest Subarea Plan. This request 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 June 26, 2006
at 7:00 p.m.
As an area resident or interested parry, 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.
0: currents and Sntmgs\kathyWyD cumenM\V hyWC"TSTLA GCOWcnotice\2006\"a0602,"d
City of Wheat Ridge
Community Development Department
Memorandum
TO: Northwest Subarea Plan Property Owners
FROM: Sally Payne, Senior Planner d'
SUBJECT: Revisions to the Northwest Subarea Plan
DATE: June 16, 2006
v
On May 18, the Wheat Ridge Planning Commission recommended adoption of the Northwest
Subarea Plan. The Plan goes to City Council pubic hearing on June 26.
A subarea plan such as the Northwest Subarea Plan is an advisory document that provides broad
policy guidance for future development or redevelopment of a particular area of the City. At the
Planning Commission meeting, some property owners in the Northwest area expressed concerns
about the Plan. In an effort to address these concerns, Wheat Ridge Community Development staff
met with these property owners to clarify the purpose and function of the Plan and to better
understand their concerns. Based on discussions from these meetings, revisions have been made to
the Plan to attempt to address issues expressed by property owners. Copies of the specific
revisions to the Plan are enclosed for your review. The revisions are summarized below.
The Introduction was revised to include language that the Plan does not change existing uses or
zoning and that any development or redevelopment would not be undertaken without the cooperation
of the property owner. In addition, it was noted in the Introduction that there are several issues
needing to be addressed in the area such as drainage and traffic on Ward Rd. It states the Plan
cannot at this time address these issues but that the City will work with the necessary outside
agencies to address issues as any development would occur. Finally, a statement was added that the
Plan would be re-evaluated in the future as circumstances arise, such as completion of RTD's
Environmental Impact Statement (EIS).
A page was added providing information on RTD's EIS process. It outlines the types of issues that
will be looked at when the EIS is undertaken.
Goal 7, Policy 7.1 was revised to remove the reference to "non-conforming" uses to read that
"Existing buildings and uses are encouraged to continue."
The revised Northwest Subarea Plan can be found on the City of Wheat Ridge website at
,v~-A-,N,.ci.-,vheatridee.co.us. Go to the Departments link and click on Community Development. The
Plan can be found on the Community Development main page. If you would like a copy of the Plan
mailed to you, please call the phone number below.
If you have any questions about these changes or other concerns regarding the Northwest Subarea
Plan please call me at 303-235-2852.
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Mark Modglin & Rita Modglin
William Braning
elvin Koeltzow
10570 W 83rd PI
14125 W 48th Ave
12385 W 48th Ave
Arvada, CO 80005
Golden, CO 80403
Wheat Ridge, CO 80033
Hydrotropics Corporation
Jws Llc
Judy Adams
14022 W 54th Ave
4835 Van Gordon St
5125 Swadley St
Arvada, CO 80002
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Apache Steel Corp
Lf Enterprises Llc
Wayne Hinkle & Alice Hinkle
12280 W 50th PI
14887 W 57th Dr
3420 Garland St
Wheat Ridge, CO 80033
Golden, CO 80403
Wheat Ridge, CO 80033
Karl Allred & Jill Allred
Petersen
Lew Champ & Linda Rae Champ
5075 Simms PI
5110 Swadley St
5145 Simms PI
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Carol South & Brian South
Elfline Plumbing & Heating Inc
Kimberlee Reed
5110 Simms PI
PO Box 18288
5170 Tabor St
Wheat Ridge, CO 80033
Denver, CO 80218
Wheat Ridge, CO 80033
David Werber
Connie Tomsic
G Grant Gordon & Bernice Gordon
5160 Tabor St
5195 Swadley St
5190 Tabor St
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Alan Wiedmaier
David Gonyea
Barbara Sago
11990 W 52nd Ave
5190 Simms PI
5180 Simms PI
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Steve & Doug Realty LIc
Hauptmen Investment Co
James Erlsten
PO Box 7428
8690 Wolff Ct
5120 Swadley St
Golden, CO 80403
Westminster, CO 80031
Wheat Ridge, CO 80033
John Robert Moyer & Lynne Moyer April Martinez
Emanuel Valentino & Eileen Valentino
5000 Tabor St
5160 Simms PI
6892 Wright Ct
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Arvada, CO 80004
Voth Family Llc The Michael Ritz Jr. & Marie Carolyn Ritz Terry Griffin
PO Box 1361 5115 Swadley St 5140 Simms Pl
Arvada, CO 80001 Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
Gene Pietro
Tech Management Lie
Anthony Moreno & Andrea Moreno
4836 Van Gordon St
12000 W 52nd Ave
5075 Swadley St
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Ronald Vessa & Paula Vessa
Crawford Holding Corp
Melody Flora
5170 Swadley St
8295 Ralston Rd #300
5080 Swadley St
Wheat Ridge, CO 80033
Arvada, CO 80002
Wheat Ridge, CO 80033
James Black & Kristin Black
S H O P Properties Lie
Ronald Yelick & Dory Yelick
14667 Madison St
13020 W 58th Ave
4675 Easley Rd
Brighton, CO 80602
Arvada, CO 80002
Golden, CO 80403
Spencer Clark & Marilee Clark
Steven Speth & Garee Speth
Oliver Investments Lie
2333 S Balsam Ln
5185 Simms PI
5702 W 60th Ave
Lakewood, CO 80227
Wheat Ridge, CO 80033
Arvada, CO 80003
Gary Gosik
Hydrotropics C rp
J & B Jones Ptshp Up
896 Robinson Hill Rd
Ave
11 Carla Cir
Golden, CO 80403
Arv CO- 0002
Broomfield, CO 80020
Robert Hall & Debra Hall
5124 Swadley St
John Cillessen & Janeil Cillessen
13020 W 58th Ave
5175 hn Locke & Sandra Locke
Swadley St,/
Wheat Ridge, CO 80033
Arvada, CO 80002
(
heat Ridgg,.Cb 80033 J s
John Turek & Nancy Turek
Kent Schaeffer & Lelani Schaeffer
Classic Mechanical Inc
5105 Simms PI
5190 Swadley St
4975 Van Gordon St
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
A Deorio Marital Ralph
Jacqueline Oglevie & Shaun Baker
Ibc Denver 11 Lie
3051 Nelson Dr
PO Box 2121
1153 Bergen Pkwy #M454
Lakewood, CO 80215
Englewood, CO 80150
Evergreen, CO 80439
Ward Road Storage Lie
Jack Walker & Dannette Walker
Arnold As Cillessen
5025 Ward Rd
3628 W I I lth Dr
Dorothy Ma Cillessen
Wheat Ridge, CO 80033
Westminster, CO 80031
PO Box 740997
Arvada, CO 80006
Grossman Ventures Lie
Robert Hance
Aa Wholesale Storage Lie & Redwood Lie
15030 W 52nd Ave
11818 W 52nd Ave
5040 Acoma St
Golden, CO 80403
Wheat Ridge, CO 80033
Denver, CO 80216
Powderhorn Park Iv Partnership Lllp Lee Doud Inc Patrick & Sarah Smith Llc
4896 Van Gordon St 11885 W 38th Ave 16036 W Ellsworth Ln
Wheat Ridge, CO 80033 Wheat Ridge, CO 80033 Golden, CO 80401
City Of Wheat Ridge Lake Front Partners Rw Holdings Llc
7500 W 29th Ave 632 Gold Run Rd 4800 Tabor St
Denver, CO 80033 Boulder, CO 80302 Wheat Ridge, CO 80033
L B Management Llc Gilligan Homes Of Colorado Inc Tabor Street Realty Venture Llc
11907 W I-70 Frontage Rd N 16463 W 56th Dr 12782 W 75th PI
Wheat Ridge, CO 80033 Golden, CO 80403 Arvada, CO 80005
-7;-_
Tabor Street Up Mountain Vista Health Center Inc (:!4700 ptist Home Ass f Colo Inc
16463 W 56th Dr 4800 Tabor St Tabor S LD-12
Golden, CO 80403 Wheat Ridge, CO 80033 heat Ri CO 80033 Baptist Home Association Of Colorado Baptist Home Association Of Colo Inc Mclean Investments Up
4700 Tabor St #BLDG-l2 4800 Tabor St #LOWR 4850 Ward Rd
Wheat Ridge, CO 80033 Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
Bryan Properties Corp A-1 Pattern Co Inc Steven Aberle
1165 S Clayton St 6820 Orion Ct 4860 Van Gordon St
Denver, CO 80210 Arvada, CO 80007 Wheat Ridge, CO 80033
Robert Little & Shuku Little San Remo Inc Calabri Llc
13900 W 58th Ave 11919 170 Frontage Rd N #112 11919 W 170 Frontage Rd N #103
Arvada, CO 80002 Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
Jacobsen Properties Llc R W Holdings Llc 108 Llc
7993 Orion Way 7790 S Race St 747 Sheridan Blvd #61)
Arvada, CO 80007 Littleton, CO 80122 Lakewood, CO 80214
Sdt Investments Llc
J & S Holdings Llc
Pauls Slides Inc
11919 N W 170 Frontage Rd
6451 Crestbrook Dr
11919 W 1-70 Frontage Rd N #110
Wheat Ridge, CO 80033
Morrison, CO 80465
Wheat Ridge, CO 80033
Rick Eads
Lakemont Property Llc
Neighborhood Investments Llc
11919 W 1-70 Frontage Rd N #111
11919 N W 170 Frontage Rd
3677 W 103rd Dr
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Westminster, CO 80031
Roger Franz & Roger Alfred Franz
5001 Ward Rd
Wheat Ridge, CO 80033
Rd Veternary Hospital Pc Ward
5015 Ward Rd
Wheat Ridge, CO 80033
Ward Road Storage Llc
5025 Ward Rd
Wheat Ridge, CO 80033
Alexis Investments Corp
441 Donelson Pike #310
Nashville, TN 37214
Kaiser Foundation Health Plan Of Colorad
10350 E Dakota Ave
Kathleen Knight & Nancy Hollinger Merle Mays & Carolyn Mays
9184 Fern Way 12490 W 52nd Ave
Golden, CO 80403 Arvada, CO 80002
Robert Jones & Elaine Jones Ward West Properties Llc
29505 Golden Gate Canyon Rd PO Box 100
Golden, CO 80403 Mead, CO 80542
Lewis Samuel Lazaroff Calhoun Street Arvada Llc
Winona Mari Lazaroff 2121 S Oneida St #600
550 S Parfet St Denver, CO 80224
Lakewood, CO 80226
Xutumnwood Investments LI 4865 Ward Road Llc
400 Corporate pr #o ` 242 S Olive St
Golden, CO 0401 \ Denver, CO 80230
Denver, CO 80247
Larry Reed & Ramona Reed Mile High Music Properties Lie C William Hennessey
12497 W 69th Ave 11919 W 1-70 Frontage Rd N #118 9376 Garrison Dr
Arvada, CO 80004 Wheat Ridge, CO 80033 Westminster, CO 80021
Bootstrap Investments Lie
85 S Holland St
Lakewood, CO 80226
Hood Properties Lie
11919 W 1-70 Frontage Rd N #121
Wheat Ridge, CO 80033
David Wacker & Gayl Wacker
11919 W 1-70 Frontage Rd N #123
Wheat Ridge, CO 80033
Ray Williams & Leslie Williams
3900 E Mexico Ave #310
Denver, CO 80210
Lakemont Landing Condominium Assn Inc
7790 S Race St
Littleton, CO 80122
Tgba Properties Lie
6223 Buffalo Run
Littleton, CO 80125
Bighorn Directional Inc
4895 Ward Rd #IA
Wheat Ridge, CO 80033
Regional Transportation District
1600 Blake St.
Denver, CO 80202
Bob Harmsen
Ward Road Storage, LLC
5025 Ward Rd.
Wheat Ridge, CO 80033
Valley Water District Kate Newman Brian Mott
12101 W. 52" Ave. Jefferson County Planning & Zoning IBC Denver 11, LLC
Wheat Ridge, CO 80033 100 Jefferson County Pky., Suite 3550 1153 Bergen Pky., M454
Golden, CO 80419 Evergreen, CO 80439
Kevin Nichols Kevin Gilligan
City of Arvada 12354 E. Caley Ave., Unit G
8101 Ralston Rd. Centennial, CO 80111
Arvada, CO 80002
Current Resident Current Resident Current Resident
5075 Tabor St 12295 W 48th Ave 12275 W 48th Ave
Wheat Ridge, CO 80033 Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
Current Resident Current Resident Current Resident
4830 Ward Rd 4825 Van Gordon St 4800 Van Gordon St
Wheat Ridge, CO 80033 Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
Current Reside Current Resident Current Resident
12060 W 52-ttd Ave 12198 W 50th PI 5055 Tabor St
Wheat dge, CO 80033 Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
Current Resident Current Resident Current Resident
4965 Van Gordon St 12050 W 52nd Ave 5000 Ward Rd
Wheat Ridge, CO 80033 Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
Current Resid u\~ I Current Resident Current Reside
5026 War ).Rd 1 5085 Swadley St 11950 W 5 Ave '
Wheat dge, CO 80033 Wheat Ridge, CO 80033 Wheat dge, CO 80033
Current Resident Current Resident Current Resident
5100 Tabor St 12300 W 49th PI 5150 Tabor St
Wheat Ridge, CO 80033 Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
Current Resident Current Resident Current Resident
5140 Tabor St 5175 Simms PI 5135 Swadley St #37
Wheat Ridge, CO 80033 Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
Current Resident Current Resident Current Resident
5045 Swadley St 4830 Ward Rd 5155 Simms PI
Wheat Ridge, CO 80033 Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
Current Resident Current Resident Current Resident
5140 Swadley St 4800 Ward Rd 5040 Ward Rd
Wheat Ridge, CO 80033 Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
uYige, Current Resident Current Resident
50612068 W 50th PI 4990 Ward Rd
Wh80033 Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
Current Resident Current Resident Current Resident
5190 Ward Rd 12360 W 49th PI 11771 W 49th Ave
Wheat Ridge, CO 80033 Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
Current Resident / Current Resident Current Resident
12100 W 52 ve k 4890 Van Gordon St 4894 Van Gordon St
Wheat Re, CO 80033 Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
i
Current Reside Current Resident Current Resident
11925 W 17,1 rontage Rd N 11931 W 170 Frontage Rd N 11941 W 1-70 Frontage Rd N
Wheat Ri ae, CO 80033 Wheat Ridge, CO_ &0033 Wheat Ridge, CO 80033
Current Resident Current ode ~7> Current Resident
11901 W 1-70 Frontage Rd N 11931 I Frontage Rd N i 4800 Van Gordon St
Wheat Ridge, CO 80033 \ Wt~a t ~i ge, CO 80033 Wheat Ridge, CO 80033
- 1
a)'o
Current Resident Current Resident Current Resident
4850 Ward Rd 4850 Ward Rd 12200 W Sd Ave
Wheat Ridge, CO 80033 Wheat Ridge, CO 80033 WheatJ2idge, CO 80033
11-N I
j Current Resident j / Current Reside t Current Residen .1 1- 12250 W 52 Av~Ifff, 4880 Van G dont / 4840 Van Gio
Wheat Ri ae, CO 80033 / Wheat ' ge, CO 80033 ( Wheat R' ge, CO 80033 j
Current Resident Current Resident Current Resident
11919 1-70 Frontage Rd N #101 11919 1-70 Frontage Rd N #102 119191-70 Frontage Rd N #103
Wheat Ridge, CO 80033 Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
Current Resident Current Resident Current Resident
11919 1-70 Frontage Rd N #104 119191-70 Frontage Rd N #105 11919 1-70 Frontage Rd N #106
Wheat Ridge, CO 80033 Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
Current Resident Current Resident Current Resident
11919 1-70 Frontage Rd N #107 11919 I-70 Frontage Rd N #108 119191-70 Frontage Rd N #109
Wheat Ridge, CO 80033 Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
Current Resident Current Resident Current Resident
11919 1-70 Frontage Rd N #110 11919 1-70 Frontage Rd N #I 11 11919 1-70 Frontage Rd N #112
Wheat Ridge, CO 80033 Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
Current Resident Current Resident Current Resident
11919 1-70 Frontage Rd N 9113 119191-70 Frontage Rd N # 114 11919 1-70 Frontage Rd N #116
Wheat Ridge, CO 80033 Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
Current Resident
119191-70 Frontage Rd N #117
Wheat Ridge, CO 80033
Current Resident
11919 1-70 Frontage Rd N # 118
Wheat Ridge, CO 80033
Current Resident
11919 1-70 Frontage Rd N #119
Wheat Ridge, CO 80033
Current Resident
119191-70 Frontage Rd N #120
Wheat Ridge, CO 80033
Current Resident
119191-70 Frontage Rd N #123
Wheat Ridge, CO 80033
Current Resident
11919 1-70 Frontage Rd N # 126
Wheat Ridge, CO 80033
Current Resident
11919 1-70 Frontage Rd N # 121
Wheat Ridge, CO 80033
C fia(
Current Reside V1
11919 1-70 ontage Rd N # 124
Wheati ge, CO 80033
Current Rend t
11919 I-P- rontage Rd N #127
Wheat, Ridge, CO 80033
Current Resident
11919 1-70 Frontage Rd N # 122
Wheat Ridge, CO 80033
i
Current Resident ,
11919 1-70 Frontage Rd N # 125
Wheat Ridge, CO 80033
Sharon Peterson Howard Bunger Stacy Spaulding
12360 W. 49th Pl. 6070 Estes Ct. 4330 Newland St.
Wheat Ridge CO 80033 ArvadaCO 80004 Wheat Ridge CO 80033
John Cillessen Marca Hagenstad Dino Pietro
13020 W. 58th Ave. 925 Lincoln St. 4830 Van Gordon St.
ArvadaCO 80002 DenverCO 80203 Wheat Ridge CO 80033
Current Resident/Tenant Don Ulrich Will Sugai
12300 W. 49th Pl. 9193 S. Jamiaca St. 11158 W. 33`d Ave.
Wheat Ridge CO 80033 Englewood CO 80112 Wheat Ridge CO 80033
Current Resident/Tenant Connie & Geoff Burg Shaun Baker
12200 W. 52nd Ave. 5195 Swadley St. 5040 Ward Rd.
Wheat Ridge CO 80033 Wheat Ridge CO 80033 Wheat Ridge CO 80033
Mark & Rita Modglia Ranya & Byron Kelly Patrick & Sarah Smith
12295 W. 48 h Ave. 12681 W. 49th Ave. 4894 Van Gordon St.
Wheat Ridge CO 80033 Wheat Ridge CO 80033 Wheat Ridge CO 80033
Eileen Valentino Mona Wyatt Bob Alldredge
12050 W. 52nd Ave. 11775 W. 53`d Pl. 2890 Lamar St.
Wheat Ridge CO 80033 ArvadaCO 80002 Wheat Ridge CO 80214
Bob & Barb Hance Don Elfline Charles Holcer
11818 W. 52"d Ave. P.O. Box 18288 3175 Lamar St.
Wheat Ridge CO 80033 DenverCO 80218-0288 Wheat Ridge CO 80214
John Geiger Fred Orr Janet Bell
12280 W. 50th Pl. 5040 Acoma St. 10095 W. 34" Ave.
Wheat Ridge CO 80033 DenverCO 80216 Wheat Ridge CO 80033
Nancy Hollinger Linda Wilson Roger Loecher
12601 W. 49th Pl. 12467 James Ct. 5500 W. 44d' Ave.
Wheat Ridge CO 80033 Broomfield CO 80020 Wheat Ridge CO 80212
Bob Harmsen Bob Vermillion David Adzema
5025 Ward Rd. 11912 W. I-70 F.R.N. 4855 Ward Rd.
Wheat Ridge CO 80033 Wheat Ridge CO 80033 Wheat Ridge CO 80033
Van C. Wedgwood Brian Mott
3251 Tabor St. IBC Denver II LLC
Wheat Ridge CO 80033 1153 Bergen Pky., M454
Evergreen CO 80439
BA Wyatt Kevin Nichols
11775 W. 53`a Pl City of Arvada
Arvada CO 80002 8101 Ralston Rd.
Arvada CO 80002
Current Resident/Tenant
Bob Manwaring
4836 Van Gordon St.
City of Arvada
Wheat Ride CO 80033
Ridge
8101 Ralston Rd.
Arvada CO 80002
Allen Kenfield Bob Arnold
12290 W. 31st Pl. Valley Water
12101 52 d
Wheat Ride CO 80215 w. Ave.
Ridge Wheat Ridge e CO 80033
Kim Calomino Kate Newman
4070 Dover St. Jefferson County Administrators
Wheat Ridge CO 80033 100 Jefferson County Pky., Suite 5536
Golden CO 80419
Mike Baran Dave Hollis
RTD
7110 W. 35th Ave.
1560 Broadway St., Suite 700
Wheat Ridge CO 80033 Denver CO 80202
Mary Williams Walt Pettit
6150W.29 Pl. Wheat Ridge Water
6827 W 38th Ave
Wheat Ridge CO 80214 Wheat Ridge, CO 80033
Janelle Shaver Michelle Claymore
8890 W. 35th Ave. Jefferson Economic Council
1667 Cole Blvd., Suite 400
Wheat Ridge CO 80033 Golden CO 80401
Evan Kirby
5898 S. Rapp 11919 St. 11919 W. que 48n
Ave.
Littleton CO 80120 Wheat Ridge CO 80033
Kevin Gilligan Dave Ruchman
12354 E. Cale Ave., Unit G RTD
y 1560 Broadway St., Suite 700
Centennial CO 80111 Denver CO 80202
Steven Ferris
New Town Community Dev. Dir.
1805 Shea Center Dr., Suite 250
Highlands Ranch CO 80129
David Ruchman
RTD-Vice Chair, Ex. Committee
1600 Blake St.
Denver CO 80202
Twistique
11919 W. 48' Ave.
Wheat Ridge CO 80033
Dave Ruchman
RTD
1560 Broadway St., Suite 700
Denver CO 80202
Steven Ferris
New Town Community Dev. Dir.
1805 Shea Center Dr., Suite 250
Highlands Ranch CO 80129
David Ruchman
RTD-Vice Chair, Ex. Cormnittee
1600 Blake St.
Denver CO 80202
John Geiger
Stacy Spaulding
Kim Calomino
12280 W. 50" J'1.
4330 Newland St.
4070 Dover St.
Wheat Ridge CO 80033
Wheat Ridge CO 80033
Wheat Ridge CO 80033
Current Resident
Will Sugai
Mike Baran
'
12601 W. 49th Pl.
11158 W. 33`d Ave.
Ave.
7110 W. 35
Wheat Ridge CO 80033
Wheat Ridge CO 80033
Wheat Ridge CO 80033
Howard Bringer
Bob Alldredge
Mary Williams
29' Pl
0 W
6070 Estes Ct.
2890 Lamar St.
.
.
615
Arvada CO 80004
Wheat Ridge CO 80214
Wheat Ridge CO 80214
Marca Hagenstad
Charles Holcer
Janelle Shaver
925 Lincoln St.
3175 Lamar St.
8890 W. 35' Ave.
Denver CO 80203
Wheat Ridge CO 80214
Wheat Ridge CO 80033
Don Ulrich
Janet Bell
Evan Kirby
9193 S. Jamiaca St.
10095 W. 34' Ave.
5898 S. Rapp St.
Englewood CO 80112
Wheat Ridge CO 80033
Littleton CO 80120
Ranya & Byron Kelly
Roger Loecher
Bob Manwaring
12681 W. 49th Ave.
5500 W. 44°i Ave.
City of Arvada
Wheat Ridge CO 80033
Wheat Ridge CO 80212
8101 Ralston Rd.
Arvada CO 80002
Mona Wyatt David Adzema Bob Arnold
11775 W. 53`d Pl. 4855 Ward Rd. Valley Water
Arvada CO 80002 Wheat Ridge CO 80033 12101 W. 52nd Ave.
Wheat Ridge CO 80033
Fred Orr Van C. Wedgwood Dave Hollis
5040 Acoma St. 3251 Tabor St. RTD
Denver CO 80216 Wheat Ridge CO 80033 1560 Broadway St., Suite 700
Denver CO 80202
Linda Wilson BA Wyatt Walt Pettit
12467 James Ct. 11775 W. 53`d Pl. Wheat Ridge Water
Broomfield CO 80020 Arvada CO 80002 6827 W 38th Ave
Wheat Ridge, CO 80033
Bob Vermillion Allen Kenfield Michelle Claymore
11912 W. I-70 F.R.N. 12290 W. 31st Pl. Jefferson Economic Council
Wheat Ridge CO 80033 Wheat Ridge CO 80215 1667 Cole Blvd., Suite 400
Golden CO 80401
Van C. Wedgwood Brian Mott
3251 Tabor St. IBC Denver
Wheat Ridge CO 80033 115 rgen Pky., 9
ergreen CO 80439
BA Wyatt Kevin Nichols
Of Irv
11775 W. 53rd Pl >8
ston O 800
Arvada CO 80002 al 02
da C
CO 00
0002
Curren esident/Te Bob Manwaring
4836 VanoYH n St. 8101 RArvada
8101 Ralston Rd.
dge 80033 Arvada CO 80002
Allen Kenfield Bob Arnold
12290 W. 31st Pl. Valley Water
Wheat Ridge CO 80215 12101 W. 52"d Ave.
Wheat Ridge CO 80033
Kim Calomino Kate Newman
4070 Dover St. Jefferson County 4dwmWiTalers
Wheat Ridge CO 80033 loo Jef Ounty Pky., Suite 5536
G en CO 80419
Mike Baran Dave Hollis
7110 W. 35th Ave. 1560 Broadway St., Suite 700
R
Wheat Ridge CO 80033 Denver CO 80202
Mary Williams Walt Pettit
6150 W. 29th Pl. Wheat Ridge Water
6827 W 38th Ave
Wheat Ridge CO 80214 Wheat Ridge, CO 80033
Janelle Shaver Michelle Claymore
8890 W. 35th Ave. Jefferson Economic Council
1667 Cole Blvd., Suite 400
Wheat Ridge CO 80033 Golden CO 80401
Evan Kirby
5898 S. Rapp 11919 St. 11919 W. W. 48 Ave.
Littleton CO 80120 Wheat Ridge CO 80033
Kevin Gilligan Dave Ruchman
12354 a e Ave., Unit G RTD
y 1560 Broadway St., Suite 700
ennial CO 80111 Denver CO 80202
Steven Ferris
New Town Community Dev. Dir.
1805 Shea Center Dr., Suite 250
Highlands Ranch CO 80129
David Ruchman
RTD-Vice Chair, Ex. Committee
1600 Blake St.
Denver CO 80202
Eileen Valentino
6892 Wright
,da,C. ,80004
Arv,
Shaun Baker
P.O. B
ewoo CO 80150
Sharon Peterson Howard Bunger Stacy Spaulding
12360 W 1. 6070 Estes Ct. 4330 Newland St.
dge CO 80033 ArvadaCO 80004 Wheat Ridge CO 80033
John Cille Marca Hagenstad Dino Pietro
130 58`h Ave. 925 Lincoln St. 4830 Van don St.
ArvadaCO 80002 DenverCO 80203 Wbeat-Ridge CO 80033
Current Resident/Tenant Don Ulrich Will Sugai
12300 W. 9193 S. Jamiaca St. 11158 W. 33rd Ave.
V& dge CO 80033 Englewood CO 80112 Wheat Ridge CO 80033
Current Resident/Te t Connie & Geoff Burg Shaun Baker
12200 W Ave. 5195 Sw 5040
Wh 'dge CO 80033 Ridge CO 80033 eat Ridge CO 80033
Mark & Rita Modglia -7 Ranya & Byron Kelly Patrick & Sarah ith
12295 W `h ve. - 12681 W. 49th Ave. 4894 V ordon St.
Ridge CO 80033 Wheat Ridge CO 80033 t Ridge CO 80033
Mona Wyatt Bob Alldredge
11775 W. 53`a pl. 2890 Lamar St.
ArvadaCO 80002 Wheat Ridge CO 80214
Bob & Barb Hanc Don Elfline Charles Holcer
11818 . 2" Ave. P.O. 3175 Lamar St.
at Ridge CO 80033 -BrenverCO 80218-0288 Wheat Ridge CO 80214
John Geiger Fred Orr Janet Bell
12280 W. 50`h Pl. 5040 Acoma St. 10095 W. 34' Ave.
Wheat Ridge CO 80033 DenverCO 80216 Wheat Ridge CO 80033
Nancy Hollinger Linda Wilson Roger Loecher
12601 W. 49th Pl. 12467 James Ct. 5500 W. 44`h Ave.
Wheat Ridge CO 80033 Broomfield CO 80020 Wheat Ridge CO 80212
Bob Harmsen Bob Vermillion David Adzema
5025 Ward 11912 W. I-70 F.R.N. 4855 Ward Rd.
idge CO 80033 Wheat Ridge CO 80033 Wheat Ridge CO 80033
-rilm
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 June 26, 2006, at 7:00 p.m. in the City Council Chambers of the
Municipal Building at 7500 West 29t' Avenue, Wheat Ridge, Colorado. All interested
citizens are invited to speak at the Public Hearing or submit written comments. The
following case shall be heard:
Case No. WPA-06-02: A resolution adopting the Northwest Subarea Plan.
Kathy Field, Administrative Assistant
ATTEST:
Pamela Y. Anderson, City Clerk
To Be Published: Wheat Ridge Transcript
Date: June 15, 2006
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interested party, you have the right to attend
this public meeting and/or submit written
comments... more information...
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http://www.ci.wheatridge.co.us/GovSite/ 6/20/2006
Commissioner BRINKMAN stated that she would like to have more information about the
proposed use and, although it is not required, she would have preferred to see a zoning change
application.
In response to a question from Commissioner McNIHIIN, Jeff Hirt stated that Advance Auto
Parts meets all parking requirements, and may have surplus parking spaces. Commissioner
McMILLIN commented that he would like to see the applicant have the ability to develop the
property as residential.
Commissioner STEWART asked if the subject property could be used for auto repair. Alan
White replied that auto repair would be a special use.
Commissioner SPANIEL commented that she didn't see a good reason to vote against it. She
did not believe it would be a good location for a small business.
Commissioner WESLEY commented that the revitalization plan suggests that additional multi-
family dwellings in the city be kept to a minimum and, therefore, any residential use of this
property should be limited to a single-family dwelling.
It was moved by Commissioner PLUMMER and seconded by Commissioner
BRINKMAN to deny Case No. MS-06-03 on the basis that it is not appropriate to have a
small commercial lot encroaching into the neighborhood.
Commissioner BRINKMAN offered a friendly amendment to add to the reason for denial that
the application does not meet the guidelines of the Comprehensive Plan and the neighborhood
revitalization strategy for the city. Commissioner PLUMMER did not accept the amendment.
Commissioner BRINKMAN moved to amend the motion to refer to the Urban Renewal
Authority's concern about subdividing this property and the argument that the
application is not compatible with the city's future redevelopment and revitalization plan.
The motion died for lack of a second.
The motion failed 4-3 with Commissioners CHILVERS, McMILLIN, SPANIEL and
STEWART voting no.
It was moved by Commissioner STEWART and seconded by Commissioner McMILLIN
to approve the minor subdivision request for the following reasons: (1) all requirements
of the City's Subdivision Regulations have been met; and (2) all applicable development
standards for the Commercial-One zone district have been met. The motion passed 4-3
with Commissioners BRINI(MAN, WESLEY and PLUMMER voting no.
B. Case No. WPA-06-02: A resolution adopting the Northwest Subarea Plan
Alan White advised the Commission that in addition to required public notice, notice was
provided to those individuals on a mailing list compiled from previous workshops held on the
subarea plan. He then introduced Jeff Winston.
Planning Commission Page 3
May 18, 2006
Jeff Winston
Winston Associates
4696 Broadway, Boulder
Mr. Winston reviewed the subarea plan which was prepared by his firm. The plan would
amend the city's comprehensive plan for the northwest subarea only.
Commissioner BRINKMAN noted some editorial inconsistencies in the report. Mr. Winston
took note of these.
Commissioner STEWART expressed concern about increased traffic on Tabor Street. Mr.
Winston replied that it is not known at this time what the final scenario for Tabor Street would
be. He commented that the most important connections would be east/west and it is planned to
make 50th Avenue a through street.
Chair WESLEY asked to hear from members of the public at this time.
Sharon Peterson
12360 West 49th Place
Ms. Peterson submitted a written copy of her comments for the record. She expressed concern
that the draft plan states that existing businesses would become nonconforming uses. She
believed the plan would reduce property values and any development would be extremely
expensive. She asked that further consideration be given to changing the Comprehensive Plan.
She expressed concern that a grade separation on Ward Road would harm present and future
businesses in that area. She suggested that adoption of the plan wait until RTD's plans for a
transit station are actually finalized and the success of similar developments around the country
are analyzed.
Bob Harmsen
5025 Ward Road
Mr. Harmsen expressed concern about auto and train traffic problems that already exist in the
area. A through street would turn 50`" Avenue into a racetrack. Development of properties in
this area would be cost prohibitive. He was in favor of giving more consideration to the plan
before it is approved.
Erica Geiger
12208 West 50th Place
Ms. Geiger expressed opposition to plan. She expressed concern about increasing traffic on
52nd Avenue because of the school in the area. She was also opposed for the same reasons
stated by Bob Harmsen.
John Geiger
12208 West 50th Place
Mr. Geiger expressed his opposition to the plan.
Planning Commission Page
May 18, 2006
John Cillessen
12220 West 52°d Avenue
Mr. Cillessen also owns property on 49th Avenue and stated that he was strongly opposed to the
plan. His family has owned this industrial property for many years and this plan would tie the
hands of industrial property owners in the area. He asked that the plan be given more
consideration until such time as RTD's plans are finalized.
Ms. Calomino
4070 Dover Street
Ms. Calomino is a member of Wheat Ridge 2020 but spoke as a Wheat Ridge citizen. She
spoke in favor of the plan as a guiding document for the city and commended Winston
Associates for development of the plan. The light rail station is a one-of-a-kind opportunity for
the entire community and would create a vibrant entrance to Wheat Ridge. The plan has good
traffic flow and street grids that would encourage fixture development. She believed current
properties would increase in value as a result of the plan. The plan should be looked at from
the perspective of what is good for the community as a whole. She did not believe the city
charter should be the document to regulate density issues. She asked that the Commission
recommend to City Council that these issues be addressed by the Comprehensive Plan, zoning
code, and overlay districts. She commented that resistance to change because it is unfamiliar is
unproductive.
Byron Kelly
12681 West 49th Avenue
Mr. Kelly expressed his opposition to the plan based upon critical access issues. The effects of
a grade separation which would limit access to properties are not addressed in this plan. He has
been employed for eleven years as a design engineer with the railroad and also RTD. He did
not believe the railroad would be happy about an at-grade crossing at 50th Avenue due to the
large amount of buses that would be using that crossing. He believed that design criteria
should be included in the document and that more research should be done. He commented
that the transit station is merely a possibility at this time and it would be good to wait until the
environmental impact statement is completed.
Bob Harmsen returned to podium. He expressed concern that adding roads in the area would
result in small parcels that would be virtually undevelopable.
There were no other individuals who wished to speak at this time. Chair WESLEY closed the
public comment portion of the meeting.
Commissioner PLUMIVIER commented that he believed adoption of the plan was premature
and should be delayed until more engineering could be done by the railroad and RID.
Commissioner CHILVERS commented that it seems to be a good plan if the RTD station were
a reality. The station would give impetus to development. He questioned whether approval
could be given in anticipation of what RTD is going to do.
Commissioner McMILLIN commented that the plan doesn't seem so premature because the
Commission has already held hearings on the Jolly Rancher and Medved properties. Traffic
Planning Commission Page 5
May 18, 2006
congestion is a reason for light rail. The status quo of the area is an underutilized light
industrial area and light rail could bring improvement.
Commissioner STEWART commented that this was a difficult decision due to her concern for
property owners m the area. Individual rights versus community needs is a difficult balance to
gain. A lot of the planseems to be based upon speculation.
Commissioner SPANIEL commented that if RTD is coming to the area, it is important for the
city to have a plan in place.
Commissioner WESLEY stated that he would vote in favor of the plan. Approval of the plan
would not be a commitment to anything that is not irreversible. The city needs to be in a
position to shepherd growth in an economically viable way
Alan White stated that the plan is not a regulation but a comprehensive master plan to serve as
a guideline for fixture development. Existing landowners would still have rights under their
zoning that could be enhanced by reducing parking requirements, etc. Waiting until an
environmental impact statement (EIS) is completed is the wrong approach because the city
should drive the plan rather than the EIS. The city won't have the ultimate say on a grade
separation at Ward and railroad, but needs to be involved in the process. The area being cut up
into parcels as mentioned by Mr. Harmsen would not happen until someone wished to
subdivide after light rail is in place.
Jeff Winston stated that the grade separation at Ward Road would not occur for some time and
would occur because of the existing traffic situation and not necessarily because of future
development. He and the city have been working closely with RTD and they are thinking that
the Tabor Street crossing could be moved to the west. Colorado citizens are using light rail
more than some parts of the country and more people are inhabiting urban settings. Extending
and widening 50th Avenue would provide a much needed east/west connection. A pedestrian
path would be provided for schoolchildren in the area. He stated that it is important to have a
plan in place now for the future and commented that, as an example, the recent application for
development of the Jolly Rancher property would have compromised many properties and
precluded development in the area in a highly productive way.
It was moved by Commissioner McMILLIN and seconded by Commissioner STEWART
to adopt Resolution 02-2006, a resolution recommending adoption of the Northwest
Subarea Plan, and forwarding this recommendation along with the Resolution to City
Council for consideration with attached whereases that the city needs to be proactive in
planning for potential light rail development in this area and this plan has allowed
L flexibility and made allowances for interim uses until light rail arrives. The motion
passed 7-0 with Commissioner SCEZNEY absent.
A. Case No. WCA-06-01: An ordinance adopting amendments to the International
Building Code, the International Residential Code, and Section 26-207(A)(3) of the
Wheat Ridge Code of Laws concerning expiration of building permits.
Planning Commission Page 6
May 18, 2006
PUBLIC HEARING ROSTER
CITY OF WHEAT RIDGE PLANNING COMMISSION
May 18, 2006
Case No. WPA-06-02: A resolution adopting the Northwest Subarea Plan
Name Address In favor/Opposed
9
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S- /9-06
May 18, 2006
Planning Division
City of Wheat Ridge
7500 West 29 h Avenue
Wheat Ridge, Colorado
RE: Wheat Ridge Northwest Subarea Plan
Dear Sirs,
I have received a copy of the draft of the abovementioned plan. I attended 2 of the
meetings held regarding this plan and expressed my concerns. I do not believe this plan
fully addresses subjects that need to be considered.
I am Trustee of the Arnold A. and Dorothy M. Cillessen Trust, which is the ownership of
the property at 12360 W. 49a' Place. I also manage the property. This property currently
provides income to Mrs. Cillessen through the trust. I am the Cillessen's daughter and
have been involved with the property since it was built 30 years ago. I am also a
Commercial Real Estate Broker.
This area is primarily Industrial. Changing zoning can and will impact many livelihoods
in the area. The plan calls for no changes south of the railroad tracks, which includes my
property, but does mention "nonconforming use" designation for the entire area. This
impacts property values and rights.
Wheat Ridge needs an industrial area. The businesses in this area serve Wheat Ridge and
all of Metro Denver. We receive little or no services from Wheat Ridge as our fire
protection is provided by Arvada Fire District, our water is Valley Water District and our
sewer is Fruitdale Sanitation. As an occupant of our property I have witnessed little or no
services from the City of Wheat Ridge.
I have been advised by the city's consultants creating the above mentioned plan, that this
redevelopment would greatly increase my property values. I disagree. The costs of roads,
storm water drainage, water and sewer improvements, etc. would have to be deducted
from the value of my property for an incoming developer to meet the requirements set
forth in this plan. My ability to sell prior to light rail's arrival would be damaged by the
future "what if' plans. Some property owners would have roads needed to be built in the
middle of what they own with little left over for anything else. Developers are in the
business to make a profit. If costs are higher than the market will bear, the property
values will be adjusted or the development will not be built.
In review of the Wheat Ridge Northwest Subarea Plan, I have addressed the following
subjects.
Access
The access to the proposed Northwest Subarea Plan is poor. Considerations that need to
be explored and finalized before adoption of this plan are the following:
Ward Road - DRCOG is recommending expansion to 6 lanes. This further
decreases the available land for this area. Possible expanding to 6 lanes may
change access to 49'h and 50a'. The current traffic on Ward is a problem for the
current users of the plan area. Ward Road is a main artery to the north Arvada
area.
Railroad - There is mention and discussion regarding the grade separation of the
tracks at Ward Rd. Whether the road goes over the tracks or under the tracks
could eliminate the existing property on both sides of Ward Road and will surely
eliminate access to Ward Road businesses, and to 49 h and 50'" for access to the
planned area. Example: Grade separation on Wadsworth Bypass and 57a' is
eliminating businesses along Wadsworth..
Light rail - If light rail goes for a grade separation to cross Ward Road (which
was mentioned in the report) it could change the location of the rail stop due to
incline problems.
I-70 & Ward Exchange -There has been discussion is the past about moving the
Ward Road exit from east bound 1-70, east towards Tabor. There is no mention of
the probability of this and the impact on Tabor, and the traffic congestion, which
would be another access to the Planned area.
DRAINAGE
Being involved with property in the proposed area for over 30 years, I have not seen any
storm water drains or management there of. The property I am involved with cannot have
asphalt or concrete over a specified percentage. I have to allow for absorption and slow
any storm water with slopes and detainage ability.
If this area is built up as proposed there could be major storm water problems as all areas
will be covered with buildings, concrete parking lots, brick pavers, trees in sidewalk
boxes, etc. Where is the water going to go? Detainage ponds have been required for a
long time and the area required for these will be diminished.
RTD Plan
it is my understanding the EIS (Environmental Impact Study) for the Gold Line has not
commenced and is possibly 2+ years away from completion. The completion date for the
Gold line is approximately 10+ years away. If Ward Road is the end of the Gold Line, it
is possible the area needed for the park-n-rides is understated as has been a problem at the
"end of the line" in Littleton.
2
TOWNCENTER PLAN
There is extensive "hipe" regarding the "Light Rail Towncenter" developments in the
Real Estate market. Several are being developed in the metro area. Time will tell the
success of these centers. Coloradoans sometimes do not shop, live and play with the same
attitudes as other parts of the country. Wheat Ridge does not need another area of empty
small shops and stores. More information should be available in the next couple of years
regarding the success of these TownCenters.
DEMOGRAPHICS
The traffic counts on Ward road are substantial. The income level of the area is extremely
above median. However, the market demographics for retail in this area are questionable.
Arvada is and has developed a large retail center at Kipling and 50th. The retail at 641'
and Ward, 64`" and Indiana, and a possible redevelopment with the coming of Cabella's
at 32°d and Youngfield all diminish the attractiveness of the Plan area. There would be
limited visibility from Ward Road, no visibility from I-70, and limited and awkward
ingress and egress. The cost of development for the area with roads, landscaping, open
space, water & sewer improvements, storm water development, etc could make the cost
prohibitive for smaller businesses with their main market being to serve the adjacent
neighborhood and light rail passengers.
In closing, my opinion is that Wheat Ridge's problems would be better served advancing
the development of Cabella's, redevelopment of 32°d and Youngfield, redevelopment of
38d' and Kipling and 38'h and Wadsworth, than to destroy the economic future of the
Northwest subarea. The current residents of Wheat Ridge need options in there own city
instead of driving up and down Wadsworth and Kipling to Arvada and Lakewood for
their shopping needs.
If you have any questions, I can be reached at 303-425-7477.
Sincerely,
Sharon L. Peterson/Mcgee
Trustee
Arnold A_ Cillessen Irrevocable Trust
City of Wheat Ridge of WHEgr
Community Development Department Pm
Memorandum cOC ORA~~
TO: Planning Commission
FROM: Alan White, Community Development Director aw
SUBJECT: Case No. WPA 06-02, Northwest Subarea Plan
DATE: May 10, 2006
This Case is: ❑ Quasi-Judicial Q Legislative
Enclosed is a copy of the draft Northwest Subarea Plan. The Plan was prepared by Winston
Associates and Community Development Department staff over the course of the last seven months.
The preparation of the plan fulfills one of Council's strategic goals to prepare plans for subareas in
the City in order to prepare for growth and its opportunities.
This area was selected for one of the first subarea planning efforts because of the Fastracks plan to
build the Gold Line with an end of the line station near Ward Road and 50`h Place. The Park `n Ride
at I-70 and Ward will be relocated to somewhere in the area. Not only will transit passengers
potentially arrive by automobile, but by bus. This amount of activity has the potential to transform
the area dramatically.
Four public design workshops were held with landowners, business owners and tenants during the
last seven months. RTD officials and planners from neighboring jurisdictions also attended the
meetings.
The plan envisions a mixed use "village" or "mini-downtown" for the area around the proposed
station location. The core area would consist of retail, office and service uses on ground floors with
higher density residential uses on upper floors and as a stand alone uses away from the core,
transitioning to existing low density neighborhoods. Parking for the station users would be
dispersed through the core area. The area south of the core area, generally south of the tracks, would
remain as an employment area with light manufacturing and office/warehouse uses.
A grid street system is proposed with new or improved connections to major roads to the east, west
and south. "New urbanism" concepts of zero front setbacks, parking to the side or rear, wide
sidewalks, on-street parking, mixed uses, quality architecture, and street trees are proposed in an
effort to create a village where people want to live and/or work.
Construction of the Gold Line is nine years away and the Plan discusses what the City and
landowners can do in the meantime until the market for a mixed use village emerges.
The Subarea Plan is proposed to supercede the Comprehensive Plan for the area. The existing
Comprehensive Plan recommends primarily industrial uses for the area. Without a change to the
plan, the area would likely become a series of unconnected industrial parks with an 800 car parking
lot next to the station.
This item has been scheduled for a public hearing. Notice as required by state statute for the hearing
has been provided. (Notice in the Transcript newspaper.) In addition, notices and draft plans have
been sent to a mailing list of approximately 50 persons who have attended the workshops.
Winston Associates will be at the hearing to present the Plan.
Staff recommends adoption of the Plan. A motion to adopt a resolution recommending adoption of
the plan by City Council is needed.
Suggested Motion:
"I move to adopt Resolution 02-2006, a resolution recommending adoption of the Northwest
Subarea Plan, and forwarding this recommendation along with the Resolution to City Council for
their consideration."
CITY OF WHEAT RIDGE PLANNING COMMISSION
RESOLUTION NO.
Series of 2006
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
WHEAT RIDGE, COLORADO, RECOMMENDING ADOPTION OF THE
NORTHWEST SUBAREA PLAN AND BY SUCH ADOPTION,
AMENDING THE WHEAT RIDGE COMPREHENSIVE PLAN
WHEREAS, the City Council of the City of Wheat Ridge adopted a Comprehensive Plan
on October 25, 1999 and amendments were considered and adopted in January 24, 2000; and
WHEREAS, the Regional Transportation District's plans for constructing a light rail line
into the subarea with an end-of-the-line station proposed near Ward Road and W. 50"' Place has
the potential to dramatically change land uses and the development pattern in the subarea; and
WHEREAS, the Comprehensive Plan adopted in 2000 did not contemplate a light rail line
or station to be located in the subarea; and
WHEREAS, the City Council directed staff and its consultant to prepare a subarea plan
for the area generally bounded by Ward Road, W. 52nd Avenue, Tabor Street, and I-70 in
fulfillment of one of the Council's strategic goals; and
WHEREAS, C.R.S. 31-23-206 (2) provides that the Comprehensive Plan may be
amended by the City from time to time; and
WHEREAS, City Council desires to amend the Comprehensive Plan to address changed
conditions in the area due to the plans of the Regional Transportation District to construct a light
rail line into the area; and
WHEREAS, Planning Commission has held a public hearing as provided by C.R.S. 31-
23-208 and Section 2-60 (b) of the Wheat Ridge Code of Laws; legal notice thereof duly
published in the Wheat Ridge Transcript on May 11, 2006, with a written recommendation
forwarded to the City Council.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Wheat Ridge, Colorado, as follows:
The Planning Commission of the City of Wheat Ridge hereby recommends
adoption of the Northwest Subarea Plan attached as Exhibit A.
2. The Planning Commission recommends that the Northwest Subarea Plan supercede
the Comprehensive Plan for the portion of the City covered by the Subarea Plan.
3. A copy of this resolution shall be forwarded to the City Council.
I:\Comdev\Northwest Subarea Plan\pc resolution.doe
DONE AND RESOLVED THIS day of 2006.
CHAIR, PLANNING COMMISSION
ATTEST:
Secretary to the Planning Commission
I:\Comdev\Northwest Subarea Plan\pc resolution.doc 2
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7500 West 29th Avenue
Wheat Ridge, Colorado
FAX 303/235-2857
May 12, 2006
Dear Property Owner:
The City of
Wheat Ridge
This is to inform you of Case No. WPA-06-02 which is a request for approval of
a resolution adopting the Northwest Subarea Plan. A copy of this plan is
enclosed. The request 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 May 18, 2006 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.
Mocumenta and Settinps athyfl yDocuments\ Uhy\PCUTSTP N000M\Pcnotice\2006\wpa0602wpd
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 May 18, 2006, 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 cases shall be heard:
Case No. WPA-06-02: A resolution adopting the Northwest Subarea Plan.
Case No. WCA-06-01: An ordinance adopting amendments to the International
Building Code, the International Residential Code, and Section 26-207 (A)(3) of
the Wheat Ridge Code of Laws concerning expiration of building permits.
Kathy Field, Administrative Assistant
ATTEST:
Pamela Y. Anderson, City Clerk
To Be Published: Wheat Ridge Transcript
Date: May 11, 2006
City of Wheat Ridge - Home
Page 1 of 1
0
Wed. 0511712001
0 0 0 i " t
Public Hearing on Thursday, May 18
The public is invited to attend a public hearing
for the Northwest Sub Area Plan at the Wheat
Ridge Municipal Building (City Hall) on
Thursday, 5/18 at 7pm. As an area resident or
interested parry, you have the right to attend
this public meeting and/or submit written
comments... more information...
2004 Annual
Financial Report
2006 West Nile
Virus Update
Bldg Permit
more information...
Johnson Park Closed
Johnson Park (48th & Wadsworth) will be
Maps & Directions
closed on Tuesday, 5/16 and Wednesday, 5/17
City Employment
due to tree trimming operations. The park will
re-open on Thursday, 5/18. For further
Feedback & Comments
- -
information please call the Parks, Forestry &
,-E -news
Open Spaces offices at 303.235.7552.
Stormwater Open House
We hope to see you at the proposed
Stormwater Quality & Control Ordinance Open
House meeting on May 17 from 6pm-8pm at
the Wheat Ridge Recreation Center. There will
be presentations at 6:20pm and at 7:20pm...
Zone Changes
All properties within the City of Wheat Ridge
are zoned. Zoning regulates what land uses
are allowed and establishes rules for how
property can be developed. There are many
different zone districts within the City including
residential, commercial, industrial and planned
development zoning... more information...
Question
How should juvenile drug
loffenders be treated? I
OJail Sentences
O Substance Abuse
Programs
O Both
O Neither
Vote
View Results
About I Calendars I Departments I Elected Officials I Forms I Contact Usl Policy I Site Index
Copyright 2002, City of Wheat Ridge, Colorado
I III
http://www.ci.wheatridge.co.us/GovSite/ 5/17/2006
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April 18'h, 2006
5:20 p.m.
The next meeting for the Northwest Subarea
Plan will be
April 18, 2006 at 5:30 p.m.
at the Wheat Ridge Recreation Center
4005 Kipling Street
We will be mailing you additional materials prior to the meeting.
Please plan on attending.
Your involvement is crucial to a successful plan!
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Y
ou are invited to the 3rd meeting for the
"S`°" 0_1
Northwest Subarea Plan ~[ORcombination
• make sure the key issues have been addressed
• create guidelines for interim uses
_-discuss long term uses
Wh
'1 ~1k
f'R
Id1c WI
Y1Pyy'
en. _
The Northwest Subarea-approximately
January 24th, 5`30pm - 7:30pm
70 to 52n° Ave, Ward Road to Tabor St.
s
Where:
Background
fi
_
o RTD is planning a Light Rail transit
P
Wheat Ridge Recreation Center
stop for 2015 in the Northwest
.
Wheat Ridge
55 4005 Kipling Street
Subarea(near4g Ave)inWheat
,
Ridge.
' -
o There is already growing
Two public meetings have been held to gather
development interest in this area.
o New development and the
public input about the plan. Come `and be a part of
introduction of light rail will change
the process!
traffic patterns, future land use, land
values
and utility requirements.
,
o The plan for the area will help guide
1I "I r ' '
For more information please contact
land use, development and the
placement of roads, pedestrian
n Paul Glasgow at Winston Associates:
connections and utilities
fi
; Ph
303
440
9200
r
one:
-
-
Email: paul@winstonassnciates.com
>
r ,bn r, J ,
n ;
f
a t ~
MEETING SUMMARY WINSTON
NORTHWEST SUBAREA PLAN MEETING
PUBLIC DESIGN SESSION ,
WHEAT RIDGE, COLORADO. ASSOCIATES
On November 29", the City and Winston Associates hosted the 2°d public workshop for residents
/landowners. The purpose of the meeting was to report back on issues raised at the first meeting about of
the planning context (traffic, drainage FasTracks) and how it affects Wheat Ridge, gather public comment,
and hold a public design session to explore acceptable land use and traffic circulation options. There will be
at least one more meeting at which alternative plans will be presented.
The November 29th meeting was broken down into 3 parts: a presentation, a question and answer session
and a design session. This meeting started with a discussion of what is subarea planning and why this area
needs a subarea plan.
Subarea Planning/Planning Context
The City of Wheat Ridge is
currently implementing I .WHAT
strategies outlined in the
recently adopted Neighborhood
Revitalization Strategy (NRS).
These strategies are designed
to reposition the City and
increase key socioeconomic
indicators. As part of this effort,
the City is reevaluating its long
range plans through subarea
planning.
Subarea planning is intended to
provide three basic planning
needs for the City of Wheat
Ridge: First, to provide
comprehensive planning
guidance to the City in areas of
immediate concern while the
IS SUBAREA PLANNING
GENERAL
DETAILED
update to the comprehensive plan is prepared. Second, to encourage quality development consistent with
the visions, goals and strategies of the comprehensive plan. Third, to incorporate the Neighborhood
Revitalization Strategies into an official planning document of the City. The product for each subarea will be
a graphic illustration outlining the major issues and identifying goals, major priorities, key plan elements
(circulation, land use) design ideas, a sequencing of events and neighborhood policies.
FasTracks Ward Road Station will be at the end-of-the-line
FasTracks is a recently passed voter referendum that funds a large scale expansion of the rapid transit
system in the metropolitan region. The Gold Line, one of two East-West routes, terminates in Wheat Ridge
and is expected to be complete in 2015. Rapid transit, especially light rail, has the potential to change traffic
patterns and development pattems/forms around the station. To initiate the light rail planning process, the
WINSTON ASSOCIATES
4696 Broadway, Boulder CO, 80304 (P)303.440.9215 (F)303.449.6911 wwwwinstonassociates.com
WHEAT RIDGE, NORTHWEST SUBAREA PLAN MEETING SUMMARY
Regional Transportation District (RTD) developed very preliminary plans for the Ward Road station including
a preliminary platform location and parking for approximately 500 cars. The Park and Ride location at Ward
David Hollis from RTD attended the meeting. He noted that:
• RTD needs to get through its Environmental Impact Assessment process before it can finalize plan
specifics. The EIA process will take about 2 Y= years.
• RTD is not the business of land development. Therefore, RTD will not participate in development of
anything other than the rail line, station platform and parking areas.
• The platform location can move east, but is restricted from moving west because expansion of the
transit line to the west requires this distance from Ward Road for an above grade crossing.
• The north side of the tracks is the preferred side for the station platform as the current rail line has
southern rail spurs farther east that discourage locating the light rail tracks on the south side of the
railroad tracks.
• A pedestrian connection for the south side of the tracks is a possibility, but would likely involve
bridging over the tracks rather than an at grade crossing.
Figure 1: The Current Goldline Alignment
Discussion of issues in the Northwest Subarea
Traffic Circulation:
Most of the area roads are already congested, at times the traffic light at 52nd Avenue and Ward Road
backs up north bound traffic past the railroad tracks. The main access point to the station platform will
most likely be from 50th Place. According to CDOT, a signal at 50th and Ward is unlikely as it may be
too close to the 52nd Avenue stoplight, is close to the railroad tracks, and is not a four way intersection.
East-west circulation is also a problem. 52nd Avenue dead ends at the Arvada border and cannot
become a major east-west route due to previous agreements made by the City. It is therefore
necessary to connect 50th Place to Tabor/Ridge Road and add north-south roads to accommodate
traffic needs. There is also the possibility of 48th Avenue providing alternate access.
There is already a congestion problem on Ward Road, which is made worse when the freight line
blocks Ward Road. In the design session, citizens identified the need for extensive pedestrian
circulation around the area, including pedestrian access along 52nd Avenue extending into Arvada's
jurisdiction and allowing children a safe route to Drake middle school west of Ward Road.
Drainage:
Residents pointed out that currently there is flooding near the rail corridor. The Urban Drainage and
Flood Control District has a long-term master plan for the area which would alleviate these problems. It
consists of a series of swales and underground pipes from the cemetery to the Arvada channel near
170. Urban Drainage usually contributes only''/: of the cost of the project, the other % is usually covered
by local partners (the City and others). Until now, this area has not seen a lot of development interest,
so historic drainage problems have not been corrected.
To help fund the needed drainage improvements it may be necessary to create an improvement district
or impose impact fees on new development to equitably assign costs to those that benefit.
Transit Opportunities
Although the Ward Road Station is nearly 10 years away, it is not too early to start planning for transit. Most
successful transit oriented developments start planning well in advance of the proposed transit. Surrounding
communities are well under way in planning their transit stations. For example, Arvada has already adjusted
the land use surrounding the station locations in its comprehensive plan.
WHEAT RIDGE, NORTHWEST SUBAREA PLAN MEETING SUMMARY
WHEAT RIDGE, NORTHWEST SUBAREA PLAN MEETING SUMMARY
The benefits of transit were discussed. These included the increase inland values that often occurs near the
station, the increase in household purchasing power for those living within walking distance to the station
the reduction in roadway congestion.
Interim vs. Long-term Conditions
Opportunities for interim and long-term uses include building forms that could adjust to transit. Interim uses
include current uses, additional temporary buildings which have a short amortization period or permanent
buildings which are adaptable to future plans. Buildings should not be built in the middle of proposed roads.
Interim uses which do not have a short amortization period should include timeless buildings which can
adapt to many uses including transit oriented development.
Long-term uses include residential developments of medium and high density buildings that encourage
traffic circulation in all directions and the creation of a pedestrian environment with wide sidewalks and
buildings close to the street. Several uses which could complement transit include commercial businesses
such as convenience shopping, restaurants, coffee shops, offices and general services uses, which serve
the surrounding community as well as potential commuters.
In General, the City is to approve developments that reverse the key indicators identified in the
Neighborhood Revitalization Strategy and cater to the coming rapid transit system.
In the long-term -
•
Encourage commercial businesses such as
restaurants and convenience shopping and services
such as cleaners, car repair and daycare
•
Services should serve the surrounding community as
well as potential commuters
•
Offices to allow a reverse commute community
•
Residential developments of medium and high
density
•
Buildings that encourage traffic circulation in all
directions
•
The creation of a pedestrian environment with wide
sidewalks and buildings close to the street
In the meantime -
•
Current uses should continue
•
Landowners can expand current use
•
Introduce new uses that:
-Don't preclude future transportation needs
-Can transition to other TOD uses
-Have costs which can be amortized over 10 years or
less.
•
Plan road locations for the future
Next steps:
The next step is to develop alternatives for circulation and potential land uses that incorporate the input
received and present these at a follow-up meeting. This meeting will be held on January 24, 2006 at 5:30 at
the Wheat Ridge Recreation Center.
For more information please contact: -
Paul Glasgow 4696 Broadway
303-440-9200 Winston Associates
paul@winstonassociates.com Boulder, Colorado 80304
City of Wheat Ridge - Home
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Tue. 112412006
2004 Annual
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Return
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, ,r
-Maps & Direchons
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Feedback & Comments
E-news
= Sales Tax
The Wheat Ridge Sales and Use Tax Return is
now available in Excel format with pre-
calculated fields for electronic calculation but is
also sized for printing out and completing by
hand. more information...
Ask the Mayor
Let Mayor DiTullio know how he is doing in
your neighborhood and around Wheat Ridge!
s We will post those questions and the Mayor's
answers online (anonymous, of course) that
would be of general interest to the citizens of
Wheat Ridge. more information...
Public Meeting Tonight-1124
The public is invited to the 3rd meeting for the
Northwest Sub Area Plan at the Wheat Ridge
Recreation Center on Tuesday, January 24 at
5:30pm. This is an open house to present and
discuss the various sub area plan options...
more information...
Wadsworth Corridor Plan
You are invited to the Public Design Meetings
for the Wadsworth Corridor Sub-Area Plan.
Meetings will be held for 3 days beginning
Thursday, January 26. Your participation is
crucial... more information...
Question :
And the winner is...
O Seahawks
O Steelers
_ Vote
View Results
About I Calendars i Departments i Elected Officials I Forms I Contact Usl Policy I Site Index
Copyright 2002, City of Wheat Ridge, Colorado
0
http://www.ci.wheatridge.co.us/GovSite/ 1/24/2006
Page 1 of 1
0
Wed. 111812006
2004 Annual
Financial Report
2005 Sales Tax
Return
Bldg Permit
Maps & Directions
City Employment
Feedback & Comments
E-news
Northwest Sub Area Plan
The public is invited to the 3rd meeting for the
Northwest Sub Area Plan at the Wheat Ridge
Recreation Center on Tuesday, January 24 at
5:30pm... more information...
Ask the Mayor
Let Mayor DiTullio know how he is doing in your
neighborhood and around Wheat Ridge! We will post
those questions and the Mayor's answers online
(anonymous, of course) that would be of general interest
to the citizens of Wheat Ridge. more information...
Mayor's Letter to Joe Jehn Re: Cabela's
"The City of Wheat Ridge remains fully committed to
getting this project built in a timely manner as it will
provide the following benefits to the communities of
central and northern Jefferson County"... more
information...
February Valentine Tea
The annual Valentine Tea at the Richards-Hart Estate will
be held on Tuesday, February 14 at 1:30pm. Tickets are
$6.50 per person, add $1 if purchased after 219. Bring
your own tea cup and sweet tooth. A visit from 01'
Ramrod, a trapper from the 1800's is sure to teach you a
thing or two about the good old days. Call 303.205.7500
for more information.
Question :
Where do you live?
O Wheat Ridge
O Denver Metro Area
O Elsewhere in Colorado
O Elsewhere in U.S.
O Outside the U.S.
Vote
View Results
About I Calendars I Departments I Elected Officials I Forms I Contact Usj Policy I Site Index
Copyright 2002, City of Wheat Ridge, Colorado
file://C:\DOCUME-I\kfield\LOCALS-l\Temp\HWVYUSJG.htm 1/18/2006
7500 West 29th Avenue
Wheat Ridge, Colorado 80033
3031235-2846 Fax: 303/235-2857
The City of
Wheat Ridge
WHEAT RIDGE BEGINS SUB-AREA PLANNING
In July 25, 2005 the Wheat Ridge City Council adopted a resolution accepting the Neighborhood
Revitalization Strategy (NRS). This report was the result of a lengthy study of current conditions and trends
in the City. The report recommends several strategies to restore Wheat Ridge to a community of choice for
homeowners and businesses.
One of the recommendations of the NRS report is for the City to initiate sub-area planning. The
Comprehensive Plan is a broad policy document providing guidance on the desirable future physical
development of the entire City. The Comprehensive Plan generally looks about 20 years into the future.
Ideally the Comprehensive Plan provides guidance and priority for where sub-area plans should be
developed.
Sub-area plans look at smaller geographic areas and provide more detailed guidance on the future of an
area than the Comprehensive Plan. Sub-area plans tend to look at actions that can be accomplished in
timeframes such as five to ten years. Sub-area plans are generally adopted as amendments to the
Comprehensive Plan.
Sub-area plans are advisory documents, not regulatory like the zoning ordinance. They provide broad policy
guidance and recommendations for the future of a particular area. The plans are developed through a public
process working with residents and property owners to identify issues of concern, develop alternatives to
address the issues and a desired future direction for the area. Goals, policies and specific action steps
make up the plan as well as maps showing existing and desired future conditions. Sub-area plans are not
"set in stone" and should be updated periodically to address any changing conditions or circumstances in the
sub-area.
The intent of sub-area plans is not for the City to acquire or rezone private property. The plans may provide
guidance on future development or redevelopment of an area but redevelopment would occur with the
involvement of property owners. Sub-area plans will be used by Planning Commission, City Council and the
Wheat Ridge Community Development staff when reviewing proposals and making decisions regarding land
uses in the sub-area.
The NRS recommended the City focus its initial sub-area planning efforts in three particular areas of the City.
A consultant was hired by the City to assist in the preparation of these Plans. These areas are described
below.
1. The Northewest Sub-area Plan is generally bounded by 52nd Ave., Simms and Tabor Streets, 1-70
and Ward Rd. This area was chosen first due to the proposed light rail station planned for the area
as part of RTD's Fastracks Gold Line light rail project. This would be the only light rail station in the
City of Wheat Ridge so this is an opportunity for property owners and the City to consider
redevelopment of the area to a more transit oriented development creating mixed uses and a unique
character as the end-of-the line light rail station for the RTD Gold Line. The Plan was developed
after a series of meetings and open houses with property owners in the area. City Council adopted
the Plan on June 26. It is available on the City's website at www.ci.wheatridge.co.us under the
Community Development link.
2. The Wadsworth Blvd. Sub-area Plan covers Wadsworth Blvd. through Wheat Ridge from 26th Ave. to
1-70. Wadsworth Blvd. is a major corridor for north-south travel in the Denver Metro area. It is
many people's only glimpse of Wheat Ridge. The goal of the Wadsworth Subarea Plan is to identify
a roadway design that will effectively move traffic to ease congestion while at the same time making
the area more attractive and successful for businesses and more appealing to shoppers. A three-
day design workshop was held in January with property owners and businesses along Wadsworth
Blvd. to discuss possible roadway design options. Another public meeting is being held September
26 to review preferred roadway and building designs, and desired land uses. A final public meeting
will be held to present a recommended alternative. Based on public input and studies, a plan will be
developed around a recommended alternative. The Plan will then go to Planning Commission and
City Council for review and adoption.
3. The Orchard District Sub-area Plan includes 44th Ave. between Kipling St. to Tabor St. The
purpose of this Plan would be to create a commercial corridor oriented around gardening, farmer's
markets, home and yard improvement, and landscape design to draw on Wheat Ridge's strong
agricultural past. Planning for the Orchard District Sub-area Plan is expected to begin this fall.
Several community meetings will be held during the development of the plan to obtain input and
feedback from residents and property owners. Watch for further information on the City of Wheat
Ridge's website at www.ci.wheatridge.co.us and in future editions of the Connection.
Upon completion of the three plans above, City staff will take a comprehensive look at the City and
recommend to City Council where future sub-area planning efforts should be focused.
The NRS also recommended the creation of a non-profit organization, Wheat Ridge 2020 (WR2020) to work
with the City on development and redevelopment projects and to promote the City as a desirable place to
live and do business. The City will be working with WR2020 in the development of the sub-area plans.
For more information on sub-area planning, please contact Sally Payne at 303-235-2852 or email at
spayne(a)ci wheatridge co us.
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You are invited to the
2nd Meeting, of the Northwest Subarea Plan
The Northwest Subarea-approximately
I-70 to 52" Ave, Ward Road to Tabor.
paul@win , opassociates.com
Background
o RTD is planning a Light Rail transit
stop for 2015 in the Northwest
Subarea (near 49' Ave) in the
Wheat Ridge.
o There is already growing
development interest in this area.
o Development, and the transit stop
will change traffic patterns, future
land use, land values, and utility
requirements.
o A plan for the area will help
coordinate development, roads and
utilities and reduce duplication and
uses that don't work well together.
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WHEAT RIDGE NORTHWEST
SUBAREA MEETING PLAN MEETING
OCTOBER 19TH, 2005,
WHEAT RIDGE RECREATION CENTER
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ASSOCIATES
A. Background:
a. As the result of the city report entitled "REPOSITIONING WHEAT RIDGE, Neighborhood
Revitalization Strategy" (NRS), the city has identified the need for change; primarily to include
increasing the number of strong households within Wheat Ridge.
b. With the passage of FasTracks a transit stop in Wheat Ridge is probable. Transit stops provide an
opportunity to attract strong households, hence provides an opportunity to meet the goals of the
NRS.
c. Subarea planning is the beginning of the process to evaluate future of area.
B. Purpose:
a. To educate the public about findings and conclusions for the NRS.
b. Toeducate the public about the ranges of Transit Oriented Development (TOD) and how they it
can help establish NRS goals.
c. To educate the public that Transit Oriented Development with a residential component can
increase the land values.
d. To gather public input and goals.
e. To identify people to form a small working group to represents the public during Subarea planning
process.
C. Agenda:
a. NRS "What it tells us"
b. FasTracks, RTD, the Goldline and how transit fits the NRS goals.
c. NRS, Sub Area Planning, the comprehensive plan and the Northwest Sub Area.
d. Transit Oriented Development (TOD):
I. Kiss and Ride.
ii. Park and Ride.
iii. Mixed use infill.
e. The site:
I. Transportation network.
ii. Zoning.
f. Public input
I. Surveys
ii. OA
g. Ad Hoc Committee
Meeting Outline:
1. Description of "Repositioning Wheat Ridge Neighborhood Revitalization Strategy"
a. A report studying the economic problems facing the city of Wheat Ridge and outlines the solutions
i. NRS recommends reducing Wheat Ridge's economic deficits because
1. Jefferson County, 1 in every 5 homes was built since 1990. In Wheat Ridge, its
1:20. And in Jefferson County, old and tired does not sell.
2. In 1990, every $100,000 in housing value in the county was matched by
$95,000 for the same house in Wheat Ridge. Today, that figure is $89,000 and
falling.
3. Since 2000, Jefferson County has grown, Wheat Ridge has lost population.
4. 10% of the people in Jefferson County are 65 or older. In Wheat Ridge, that
percentage rises to 20% (1 in 5 people)
5. Female heads of household comprise 26% of the households in Wheat Ridge,
TWICE the County rate. These are the most at-risk households.
6. Crime rates in Wheat Ridge are actually higher per capita than Denver, and
MUCH higher than Arvada, which spends HALF AS MUCH on police for
TWICE AS MANY people.
7. 1 in 7 Wheat Ridge adults have not completed high school; this is TWICE the
Jefferson County rate.
8. The poverty rate in the county is 5% and falling. It's 50% higher in Wheat Ridge
AND RISING.
9. Only Edgewater has a lower home ownership rate than Wheat Ridge in
Jefferson County.
10. For every dollar earned by a Wheat Ridge family, a Jefferson County
family earns $1.46. That's an extra $23,000 for every $50,000 in household
income to spend on housing, cars, groceries, quality retail, and public
improvements.
ii. NRS Recommends attracting strong households, Wheat Ridge can do this through:
1. Providing an open for business message to developers.
2. Upgrading the housing stock.
3. Upgrading commercial quality.
4. Encouraging open space connections.
5. Creating appropriate signage.
2. Transit plans for Wheat Ridge :
a. FasTracks:
I. Is a recently approved referendum.
ii. Created funding, $0.04 tax on every $10.00 sales tax.
iii. The RTD rapid transit system attributes.
1. 119 miles of new light rail and commuter rail
2. 18 miles of bus rapid transit service
3. 21,000 new parking spaces at rail and bus stations
iv. On a national scale FasTracks will push Denver to a medium size transit system and the
larger the systems the more demand for transit oriented development.
v. The Goldline is the transit line that extends from Downtown Denver to Wheat Ridge.
The Ward Road Stop is the transit stop in Wheat Ridge.
1. This line is Scheduled for completion in 2015
2. Ward road will be a Park and Ride with 500 + parking spaces
3. From Wheat Ridge to downtown Denver the transit ride will take 15 minutes
4. The Goldline will run at the following intervals
a. Peak (rush hour intervals)
i. 7 minute peak period service interval
b. Off peak (day-time, non rush hour intervals)
I. 15 minute off peak
ii. 30 minute late night
iii. No delay due to weather or traffic
5. Projected decrease commuting time by transit in rush hour
a. Ward Road to Downtown Denver: 19 minutes
b. Ward Road to Denver Tech Center: 31 minutes
3. Transit's relation to NRS goals
a. What is Transit Oriented Development (TOD)?
i. "Development that takes advantage of proximity to transit'.
ii. Typically within ''/z mile of transit station.
iii. Is linked to a network of walkable/bikeable streets, particularly within aradius from the
transit station.
iv. Typically increases land values through increasing density.
b. Transit's values:
i. Increases transportation options.
ii. Increases house purchasing power by reducing auto expense.
it. Produces environmental benefits including
1. Reduces driving, hence pollution
2. Increase density which reduces land consumption.
iv. Reduces congestion.
1. Reduce transportation costs and hours lost in rush hour.
v. It is a cost efficient pattern of growth for the city.
1. Increasing density reduces cost of providing infrastructure and services.
c. Transit stops have a variety of solutions including:
i. Kiss and Ride:
1. No parking, it is just a drop off/walk to site.
2. Kiss and rides have little, if any related development.
3. These are typical of historic transit stops.
ii. Park and Ride
1. Have associated parking.
2. The orientation of parking and increase in pedestrian traffic provides an
opportunity for limited commercial development.
iii. Transit Oriented Development (TOD) which can be expressed in an urban downtown, a
suburban town center...
TOD provide an opportunity to meet NRS goals
1. Uses:
a. Mix of housing, employment, entertainment, daycare, education,
retail and services
b. Limits car/auto dependent uses
c. Encourage pedestrian uses
d. Mixed income housing
2. Compact design
a. Compact development at core
b. Shared consolidated open space to create civic space
c. Shared parking
d. Higher density of uses
3. Circulation
a. Pedestrian/bicycle circulation
I. Connecting neighborhoods outside the TOD to transit
ii. Sidewalks on every side of every street
iii. Bike facilities throughout development
b. Street network
i. Interconnected street network to reduce potential
congestion
ii. Pedestrian, bicycle, other transit and vehicular access
within space
iii. Street calming measures
iv. Pedestrian friendly
c.
Feeder transit system
i. To take full advantage of alternative access to transit stop
4. Parking
a.
Reduce regulatory requirements
b.
Encourage structured/on street parking
c.
Shared alternating parking uses
5. Site design:
a.
Windows and doors at street level, no blank walls
b.
Place surface parking at rear of building
c.
Build to property line
d.
Minimums density requirements
e.
Is design for pedestrian comfort and safety
6. Streetscape
a. Is human scaled
b. Includes trees, planters, and statues,
c. Places utilities underground
d. Promotes pedestrian environment
7. Community spaces
a. Transit areas should strive to create civic spaces
8. Economics
a. Property closer to a TOD station results in higher commercial
property value)
b. In the DC area a 1000 feet reduction in the distance to a Metro
station equates to a 2.3$/sgft rise in property value.ii
c. Demand for housing near transit is projected to outstrip supply.
d. Mixed use development provides stability through diversity.
e. Density increases the cities property and sales tax base.
f. The majority of the demographic profile which likes transit and TOD
includes:
i. Elderly.
ii. Baby boomers
iii. Single person households
4. Transit Strategies and the NRS
a. Performance standards are being selected from the NIPS to help the City implement the goals
within the NRS.
b. TOD has potential to meet NRS related performance standards:
c. Performance standards that a TOD can meet are the following:
Promote development that includes retail that is friendly to pedestrians. Strong households want to be able to
easily drive to one store and then be able to walk to several others in an appealing environment.
Promote development that supports vibrant commercial activity in Wheat Ridge.
Promote development that includes new, high quality housing desired by strong households which will then
support upper tier retail and result in stable, rising property values.
Promote development that supports a community with a small town flavor exemplified by a pedestrian-friendly
Main Street with small shops.
Promote development that reduces the existing oversupply of retail in the areas of health care and social
assistance (including hospitals, nursing and residential care facilities, social assistance and ambulatory services)
and motor vehicle parts and dealers and increase food services and drinking places
Promote development that includes paths that link homes to the Open Space.
Promote development that includes well light sidewalks with period lighting.
Promote development that increases residential densities in key areas (such as behind the Safeway on
Wadsworth) to create more buying power for higher quality retail
Promote development that rebalances commercial activity resulting in a more evenly distributed sales tax base.
Promote development that address visually unattractive/eyesore areas.
Promote development that helps to create recognizable 'Gateways' to Wheat Ridge.
Promote development that increases the visibility of open space.
Promote development that promotes/improves Wheat Ridge's rural and historic qualities.
Promote development that results in diversity in income, housing stock, and amenities with destination
businesses, and livable, walkable neighborhoods
Promote development that improves existing multi-family rental property.
Promote development that will accelerate and shape the development of 38th Avenue.
Promote development that continues the development of Wheat Ridge Open Space.
A pedestrian-oriented place with character that is differentiated from other places.
Promote development that that adds market rate housing, reduces auto dependency and creates an urban
design framework
5. Description of Sub Area Planning
a. The need for Subarea planning:
L The NRS and the comprehensive plan are inconsistent.
ii. Current regulations like the Code of Laws are outdated as they do not address infll
development.
b. Why are we Subarea Planning:
I. Sub Area plans areaway to address current needs and provide for a future land use
plan, land use plans are used in the comprehensive plan update.
ii. Part of the process to update the Code of Law and the Comprehensive Plan
iii. Help accomplish NRS through Transit catalyzed development.
6. Existing site conditions
i. A large portion of the''/2 mile radius from the transit stop is within Arvada
ii. Provides quick access to the mountains and downtown Denver.
iii. Mountain views
iv. Large underutilized parcels
v. End of line, regional draw for transit
vi. Constraints
1. Current Zoning
a. Confectionary zoning.
b. Industrial zoning
2. Circulation
a. Insufficient East West connectors
i. 50th, 52nd, connections to east
b. Lack of north south circulators
c. Only one access to current transit stop location
7. Issues, concerns, opinions
a. Question Answer session at the end.
8. Ad hoc committee
9. Additional Resources
a. http://www.rtd-denver.com/ProjectsfTOD/
b. http://www4.trb.org/trb/erp.nsf
c. http://www.tcrponline.org/index.cgi
d. http://www.cgpe.org/PDF/Reports/Ten%2OPrinciples%20for%2OSuccessful%2ODevelopment
%20arou nd %20Transit.pdf
e. http://www.smartgrowth.umd.edu/internationalConference/ConferencePapers/Cervero_Transit
%200riented%20Development. pdf
f. http://www.todadvocate.com/todlessons.htm
g. http://www.reconnectingamerica.org/htmifTOD/outside.htm
h. http://www.reconnectingamerica.org/html[TOD/case_studies.htm
'Commercial Property Benefits of Transit, Final Report, June 12 2002.
http://www.rtd-denver.com/Projects/TOD/Commercial_Property_Benefits_of Transit.pdf
" Ibid.
REPOSITIONING WHEAT RIDGE
NEIGHBORHOOD REVITALIZATION STRATEGY
9 STRATEGIES
RESIDENTIAL
1. Develop new market rate housing throughout the City.
2. Acquire, upgrade and sell out-of-date housing stocks throughout the City.
3. Improve existing multi-family rental property throughout the City.
COMMERCIAL
4. Redevelop Wadsworth Corridor.
5. Develop West 44th into an Orchard District.
6. Accelerate and shape the development of 38th Street.
7. Develop a Wheat Ridge Town Center.
UNIF77NG
8. Continue the development of Wheat Ridge Open Space.
9. Develop signage and enhance gateways and general appearance
(beautification)
ULFUJ111UN1NU VVIALA1 ttIOUP
NEIGHBORHOOD REVITALIZATION STRATEGY
DATA
Average Household income for Owners Moving between 1990 and 2000
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Homeownership Rate
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Jefferson county
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Wheat Ridge has one of the lowest homeownership rates in Jefferson County: While nearly three-quarters of Jefferson County households own their
hones, barely half of wheat Ridge households do so. Homeowners are clustered in nearby municipalities like Bow Mar, Genesee, Ken Caryl, Evergreen
and Arvada.
JiLl'VJ111VN LN lY VV 11LA1 1(1LlYr.
NEIGHBORHOOD REVITALIZATION STRATEGY
DATA
Median Household Income, 1980-2000
$75,000
$57,339
$50,000 $39,084
$24,044 -u° $38,983
$25,000 -
$28,338
$18,498
$0
1980 1990 2000
Jefferson County - Wheat Ridge
Jefferson County and Wheat Ridge Population, 2000 to 2005
560,000
540,000
c
0
a 520,000
5
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500,000
c
{j 480,000
c
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9D 460,000
m
440,000
420.000
539,941
527,056 529,401 530,821 529,479 531,654
Jefferson County
32,913 32,661 32,316 32,229
31,902 32,022
Wheat Ridge
2000 2001 2002 2003 2004 2005
Year
39,000
37,000
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33,000 0
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m
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29.000 L+g
27,000
25.000
Source: Colorado Department of Local Affairs (DOLA); Denver Regional Council of Governments
(DRCOG); RRC Associates, Inc.
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NEIGHBORHOOD REVITALIZATION STRATEGY
DATA
Commercial Square Footage in Jefferson County
by Community
Golden
g%
WHEAT RIDGE
9%
Westminster
(JeffCo Part) Mountain View
9% 0%
Lakewood
35%
Source: Jefferson County Assessor data (February 2005); RRC Associates, Inc.
Retail Space Available For Purchase in Jefferson County
By Community: MSS - March 30, 2006
Other Jefferson Arvada
County 3%
8%
WHEAT RIDG
51%
Golden
?8%
akewood
10%
Other Jefferson Arvada (JeffCo
County part)
24% 14%
Westminster
0%
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NEIGHBORHOOD REVITALIZATION STRATEGY
DATA
Percent of Persons Earning Below Poverty: 1980 to 2000
Jefferson County and Wheat Ridge
10%
6.8%
9% 8.8%---------- -
Wheat Ridge
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m
3% , .
a
1980 1990 2000
Source: 1980, 1990 and 2000 US Census
Property Crime Rates, 1999-2002
6,000.0
5,411.2 5,407.6
5,b31.b
---5.r344.1k_-_..._~._.....
5,434.4
5,000.0 4
4
685.2
,888:%'"=,_
-
4,976.9
,
1
4,774.5
4,598.1
"
4,222.0 4,249.9
4,000,0
-
3,904.8
3,490.3
3,694.9
3.0
3,432.2
3,000.0
3,090.7
2,000.0 1
1,735 3.....
-4,626.7
1,000.0
0.0
-
1999
2000 2001
2002
-Arvada Denver
- -
- Golden Jefferson County Lakewood
- - - -
-Wheat Ridge
1(C.rUJ,MUNIINU WHLal 17UUUL
NEIGHBORHOOD REVITALIZATION STRATEGY
TOP 10 REASONS THAT WHEAT RIDGE
NEEDS TO REPOSITION ITSELF
10. Jefferson County, l in every 5 homes was built since 1990. In Wheat
Ridge, its 1:20. And in Jefferson County, old and tired does not sell.
9. In 1990, every $100,000 in housing value in the county was matched by
$95,000 for the same house in Wheat Ridge. Today, that figure is $89,000
and falling.
8. Since 2000, Jefferson County has grown, Wheat Ridge has lost
population.
7. 10% of the people in Jefferson County are 65 or older. In Wheat Ridge,
that percentage rises to 20% (1 in 5 people)
6. Female heads of household comprise 26% of the households in Wheat
Ridge, TWICE the County rate. These are the most at-risk households.
5. Crime rates in Wheat Ridge are actually higher per capita than Denver,
and MUCH higher than Arvada, which spends HALF AS MUCH on po-
lice for TWICE AS MANY people.
4. 1 in 7 Wheat Ridge adults have not completed high school; this is TWICE
the Jefferson County rate.
3. The poverty rate in the county is 5% and falling. It's 50% higher in
Wheat Ridge AND RISING.
2. Only Edgewater has a lower home ownership rate than Wheat Ridge in
Jefferson County.
1. For every dollar earned by a Wheat Ridge family, a Jefferson County
family earns $1.46. That's an extra $23,000 for every $50,000 in house-
hold income to spend on housing, cars, groceries, quality retail, and
public improvements.
Dihwreh Crescent (Single Family)
Density -11 units per acre
(Charlatte, NC)
O mateard Pm•k (Single Family)
Density - 7 units per aim
(Chm lo&e, NO
Phillips Place (Mufti-Family)
Density - 22 units per acre
(Charlotte, NC)
DihmHh Heights (Muhi-Family)
Density -15 units per acre
(Charlotte, NO
Center Cary (Multi-Family)
Density - 72 units per acre
(Chmdotte, NC)
Ohnsteud Park (Mul&Fan:*)
Densiy, -3Q unitsperaaw
(Charlotte, NC)
SURVEY OF RESIDENTS, LANDOWNERS AND BUSINESS OWNERS IN THE
ti~~f;vsrn NORTHWEST SUBAREA
Wheat Ridge, Colorado
® October t9th 2005
AW~IATB
The purpose of this survey is to develop baseline information about the public perception of Wheal Ridge revitalization efforts and to gather how the
community perceives the planned RTD transit stop. If you have any questions or concerns, please call or mail Paul Glasgow with Winston
Associates: phone 303-440-9200, mail Winston Associates 4696 Broadway, Boulder Colorado 80304
What is your name/Name of your business?
2.
Address, business, property or rental
3.
Do you own property or rent?
4.
What is your telephone number/Email address?
5.
What type of property do you rent or own? (residential, Industrial, commercial).
6.
Where is your property/house (provide cross streets and address)? If this is the same as your address write same.
7.
Where do you shop for your groceries? What market place?
Where do you shop for your clothes and household essentials?
9.
Do you run a business in the area? (yes/no)
a.
What is the name/address of your business?
b.
What type of business?
Q
What uses is the area missing?
10.
How do you see a transit stop affecting your property?
11.
What transitional uses would you consider if transit comes to this site?
12.
Would you consider serving on an Ad Hoc Advisory committee?
13.
Do you know what the Neighborhood revitalization strategy is? (Yes/No) If yes please describe.
14.
Do you know what Wheat Ridge 2020 is? (Yes/No) If yes please describe.
15.
Please tell us any other things you want us to know. (Please use the back of this form)
You. are iwv~ted
a tke l Uko Meetitv~o for tie Nortrt west Subarea PLavv.
With the arrival of light rail in the area in 2015, the Wheat Ridge City
Council has hired a consultant to prepare a subarea plan to address
future development. As a landowner, your thoughts are crucial to the
preparation of this plan.
Wednesday, October 19, 2005
5:00 p.m. - 7:30* p.m.
Wheat Ridge Recreation Center
*Consultants will be available at 5:00 for one-
on-one discussion. At 6:15, a short presentation
will be made.
(4005 Kipling St.)
~~WH~r9m Mark October 19th on your calendar and
plan to attend this important meetingll
Have questions? Call Community Development 303.235.2846
WllVJ1VIN
WA
ASSOCIATES
Page 1 of 1
Kathy Field
From: Sally Payne
Sent: Thursday, July 13, 2006 9:15 AM
To: Kathy Field
Subject: NW subarea plan
Kathy,
Would you please add this person to the Northwest Subarea Plan mailing list:
Kimberlee Reed
P.O. Box 1144
Arvada, CO 80001
Thanks
Sally
7/13/2006
P[ V NW
Steven R. Ferris
envision
community Development Director
(303)]0].4454 c(303)435.5393
f(740)348.1347
SUStdln
steve_ferrisOntmgmt.com
unite
New Town
enable
New Town
1805 Shea Center Drive, suite 450
Highlands Ranch, CO 80149 r
13031707.4400 f(790)348.1384
t
NW SUBAREA PLAN
WHEAT RIDGE CO
Proposed Policies
1. New Construction
All new proposed buildings and infrastructure in the NW sub area shall be consistent with the
NW Sub Area Plan. That is,
a. Buildings and permanent improvements should not be located so as to preclude
development of the road system shown in the plan.
b. Buildings and improvements that are not consistent with the plan should be of a
temporary nature such that they can be removed with modest efpppse at such time that
the planned infrastructure is developed. r"
2. Buildings in the NW sub area are encouraged to be developed soijµ they can transition to
91 .
different uses as the sub area and transit-oriented develop ent mater11 a'Fe. That is,
a. Buildings should be located close to the street, withsparking to thetear and side of the
, t
building. p¢it'R";_
b. A building setback of 10' to 12' from the c r will alloy room for a wide ~.ideFalk and
street trees.
c. Buildings should have front doors facing the
identify the front door.
d. Buildings are encouraged to havegenerous v
transparency) that can eventually beco Vie. sh,
portico to
ground floor (60%
gffice lobbies.
3. Existing buildings in the sub area will
located so as not to permit the implem
Sub area Plan. E ~gII;E=[f±,
4. To encourage trahsl oriented, pedestrian-
consistent with the NWri ub am,plan and
(trees
Lug' primarily if they are
infrastructure of the NW
y„ development, if the development is
ted policies, the City will consider:
ie parking requirements for new buildings.
in the sidewalk) as a substitute for meeting
EEF{°' the laffit b pe are'dAl'uirement.
11ba c. Reduce pUkipg requuemeints to achieve an overall average parking supply that
gs~, will meet thneeds of a mix of uses.
E~ 3f LN
5. The drainage ;slues m the'I sub area are best solved by a comprehensive program for the
whole sub aresaiher thani individual, case-by-case solutions. However, in lieu of
comprehensive drainage improvements, individual property owners will retain/detain runoff
generated by their'ftoperty, to be released at historic, undeveloped runoff rates.
Proposed Actions
1. Create an overlay, transit-oriented zone for the NW sub area.
2. Develop illustrated guidelines for NW sub area.
3. To enable development of a drainage system that will reduce flooding and benefit the
entire sub area, a drainage improvement district will be implemented for the NW sub
area.
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Current Resident Current Resident Current Resident
5075 Tabor St 12295 W 48th Ave 12275 W 48th Ave
Wheat Ridge, CO 80033 Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
Cur t Resident Current Resident Current Resident
12385 4 ve 4830 Ward Rd 4825 Van Gordon St J--
W~a i CO 80033 Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
Cu nt Res dent C ent Resident Current Resident
5125 d 12280- 0th PI 4800 Van Gordon St
WIhPtl-l i CO 80033 Wheat 0033 Wheat Ridge, CO 80033
Current Resident Curxrnt Resident Cur t Resident
12060 W 52nd Ave 5075 Si 5]
Wheat Ridge, CO 80033 WM tdge, O 80033 Wheat Ri CO 80033
Curr6itQResidei J Cur&nt,Resident Current Resident
5145 Sint . Pi 5110 Siyu!"'12198 W 50th PI
wleff tage; O 80033 mat iidge, O 80033 Wheat Ridge, CO 80033
Current Resident- Cu~nt Resident, Curr`ent,Resident
517 T 51601`ab~prf g1gt Wva
Ydge, CO 80033 .AAgldeBidge, CO 80033 eat Ridge, 80033
CKrentResident>=>"--~ Curren eside~,~ Current ent
5195 t 5190 Tab f 1199 , ve
W R e, CO 80033 WhearR'idge, O 80033 WFea[ Ridge, CO 0033
F , \
Curv~yt Resident,- Cu4o~ Resident Current Resident
5190 Si 5180 S'I'r 5055 Tabor St
W1e3[°5tid CO 80033 Wht 1 g~ 80033 Wheat Ridge, CO 80033
Current Resident Corte Resident Cu~ent Resident
4965 Van Gordon St 5120 Sw h -S 500 ab
Wheat Ridge, CO 80033 Wheat CO 80033 -~ite~~at dg- CO 80033
Curre , esident Current Resident Current Resident
5160 Si 12050 W 52nd Ave 5000 Ward Rd c -
idg , CO 80033 Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
Current Resident C ent Resident Cu nt Resident
5026 Ward Rd 5115"Swadle S 514 ms
Wheat Ridge, CO 80033 Wheat a e, CO 80033 Whoa e, CO 80033
Curret-Resident Cur Resident / Current Resident
4836 Va.'.Gru~ofi St 12000 52tizi Ave L.. 5085 Swadley St_
Wh "id CO 80033 Wheat Ri CO 80033 Wheat Ridge, CO 80033
CuNslit Resident Current Resident Cur t Resident
5170' adley.St'' 11950 W 52nd Ave 5080 S- le
Whea CO 80033 Wheat Ridge, CO 80033 Wid O 80033
Current Resident Current Resident Current Resident
5100 Tabor St 12300 W 49th PI L 5150 Tabor St
Wheat Ridge, CO 80033 Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
Current Resident Current Resident Current Resident
5140 Tabor St 5175 Simms PI 5135 Swadley St #37
Wheat Ridge, CO 80033 Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
Current Resident
Cu ntResident
Current Resident
5045 Swadley St
5155 Simms PI
Wheat Ridge, CO 80033
Wheat Ridge, O 8003
Wheat Ridge, CO 80033
CUrrB Resident
5124 Svdley St
Current Resident
5140 Swadley St
Cuh ent Resident
517ad
Wheat Ri ,-80033
Wheat Ridge, CO 80033
`Wheat ge, CO 80033
Curr nt Resident
5105 ms PI
Carr et~t Resident
5190 5~4eq Sf
Curt Resident
4975 V K Gordon-St
Wheat , , CO 80033
WhPaRidg , O 80033
Wheat Ridge, O 80033
Current Resident
Current Resident
Current Resident
4800 Ward Rd L'
5040 Ward Rd i -
5060 Ward Rd
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Current Resident Current Resident Current Resident
12068 W 50th PI 4990 Ward Rd ti 5190 Ward Rd L>
Wheat Ridge, CO 80033 Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
Current Resident
12360 W 49th PI L
Wheat Ridge, CO 80033
Cu t Resident
4896 Va on St
Y4T9 Ridge, 0033
Current Resident
11925 W 1 70 Frontage Rd N
Wheat Ridge, CO 80033
Current Resident
11907 W I-70,,Fr5ge Rd N
Weat Ri 80033
Current Resident
11901 W 1-70 Frontage Rd N
Wheat Ridge, CO 80033
Cudbrit Reside
4800', ib r'St
Wlfeat Rid~CO 80033
Current Resident
470a T t
What Ridge,..CO 80033
Current Resident
12200 W 52nd Ave ,L
Wheat Ridge, CO 80033
Current Resident
4880 Van Gordon St
Wheat Ridge, CO 80033
Current Resident
11919 1-70 Frontage Rd N #102
Wheat Ridge, CO 80033
Current Resident
Current Resident
11771 W 49th Ave
12100 W 52nd Ave L.....-
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Current Resident
Current Resident
4890 Van Gordon St t/
4894 Van Gordon St
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Current Resident Cur0t Resident
11931 W 170 Frontage Rd N 4800-ra~or Sj-~-
Wheat Ridge, CO 80033 Weai'R lk,, CO 80033
Cuawt Resident Current Resident
4800 TaborSt_ 11941 W 1-70 Frontage Rd N
WhtRid'ge-S0 80033 Wheat Ridge, CO 80033
Current Resild,~ent 7.Cnt Residet
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11919 W 170~'Frontage Rd 4800 D"on St
Wheat Ridge, 00033 W t1 arl2idge, n .tJr
f
Curre t,.Resident Current Resident
4700 Tab 12 4800
Wh 2idg , O 80033 What Ridge, O 80033
Current Resident Cu t Resident
4850 Ward Rd 4850 -d Rd L-_-
Wheat Ridge, CO 80033 Wft-ea-t Ri e, CO 80033
Current Resident
Current Resident
12250 W 52nd Ave 1_^
4866' 61Srdo t 3C
Wheat Ridge, CO 80033
Weaf edge, 80033
Current Resident
Current Resident
4840 Van Gordon St
11919 1-70 Frontage Rd N 11
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Current Resident Current Resident
11919 1-70 Frontage Rd N #103 11919 1-70 Frontage Rd N #104
Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
Current Resident Current Resident
11919 1-70 Frontage Rd N #105 11919 1-70 Frontage Rd N 9106
Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
Current Resident Current Resident
11919 1-70 Frontage Rd N 4108 11919 1-70 Frontage Rd N #109
Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
Current Resident Current Resident
11919 1-70 Frontage Rd N #111 11919 1-70 Frontage Rd N #112
Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
eeat80033
Current Resident
91919 I-70 Frontage Rd N #118
Wheat Ridge, CO 80033
Current Resident
11919 1-70 Frontage Rd N #116
Wheat Ridge, CO 80033
Current Resident
11919 1-70 Frontage Rd N #119
Wheat Ridge, CO 80033
Current Resident Current Resident
119191-70 Frontage Rd N #121 11919 1-70 Frontage Rd N #122
Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
Current Resident Current Resident
119191-70 Frontage Rd N #124 11919 1-70 Frontage Rd N #125
Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
Current Resident Current Resident
11919 1-70 Frontage Rd N # 127 - t 79--1tt e Rd N
Wheat Ridge, CO 80033 Wheat Ridge;`CO 80033
Current Resident
11919 1-70 Frontage Rd N # 107
Wheat Ridge, CO 80033
Current Resident
119191-70 Frontage Rd N #110
Wheat Ridge, CO 80033
Current Resident
11919 1-70 Frontage Rd N 4113
Wheat Ridge, CO 80033
Current Resident
11919 1-70 Frontage Rd N #117
Wheat Ridge, CO 80033
Current Resident
11919 1-70 Frontage Rd N #120
Wheat Ridge, CO 80033
Current Resident
119191-70 Frontage Rd N #123
Wheat Ridge, CO 80033
Current Resident
119191-70 Frontage Rd N #126
Wheat Ridge, CO 80033
* Search Parameters
* Jefferson (CO)
* 11/17/2005
* 10:51 AM
Street Number ...74
5075 TABOR ST
12295 48TH AVE,W
12275 48TH AVE,W
4830 WARD RD
4825 VAN GORDON ST
4800 VAN GORDON ST
12060 52ND AVE,W
12198 50TH PL,W
5055 TABOR ST
4965 VAN GORDON ST
12050 52ND AVE,W
5000 WARD RD
5026 WARD RD
5085 SWADLEY ST
11950 52ND AVE,W
5100 TABOR ST
12300 49TH PL,W
5150 TABOR ST
5140 TABOR ST
5175 SIMMS PL
5135 SWADLEY ST #37
5045 SWADLEY ST
5155 SIMMS PL
5140 SWADLEY ST
4800 WARD RD
5040 WARD RD
5060 WARD RD
12068 50TH PL,W
4990 WARD RD
5190 WARD RD
12360 49TH PL,W
11771 49TH AVE,W
12100 52ND AVE,W
4890 VAN GORDON ST
4894 VAN GORDON ST
11925 I 70 FRONTAGE
11931 I 70 FRONTAGE
11941 I-70 FRONTAGE
11901 I-70 FRONTAGE
4850 WARD RD
12200 52ND AVE,W
12250 52ND AVE,W
4880 VAN GORDON ST
4840 VAN GORDON ST
11919 I-70 FRONTAGE
RD N,W
RD N,W
RD N,W
RD N,W
RD N #
JEFFERSON, CO
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Mark Modglin & Rita Modglin
William Branine
Melvin Koeltzow
10570 W 83rd PI
14125 W 48th Ave
12385 W 48th Ave
Arvada, CO 80005
Golden, CO 80403
Wheat.Ridge, CO 80033
Hydrotropics Corporation
Jws Llc
Judy Adams
14022 W 54th Ave
4835 Van Gordon St
5125 Swadley St
Arvada, CO 80002
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Apache Steel Corp
Wayne Hinkle & Alice Hinkle
Karl Allred & Jill Allred
12280 W 50th PI
3420 Garland St
5075 Simms PI
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Petersen
Lew Champ & Linda Rae Champ
Carol South & Brian South
5110 Swadley St
5145 Simms PI
5110 Simms PI
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Elfline Plumbing & Heating Inc
Kimberlee Reed
David Werber
PO Box 18288
5170 Tabor St
5160 Tabor St
Denver, CO 80218
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Connie Tomsic
G Grant Gordon & Bernice Gordon
Alan Wiedmaier
5195 Swadley St
5190 Tabor St
11990 W 52nd Ave
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
David Gonyea
Barbara Sago
Steve & Doug Realty Llc
5190 Simms PI
5180 Simms PI
PO Box 7428
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Golden, CO 80403
Hauptmen Investment Co
The Martin
James Erlsten
8690 Wolff Ct
3835 Robb St
5120 Swadley St
Westminster, CO 80031
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
John Robert Moyer & Lynne Moyer
April Martinez
Emanuel Valentino & Eileen Valentino
5000 Tabor St
5160 Simms PI
6892 Wright Ct
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Arvada, CO 80004
Voth Family Llc The
Michael Ritz Jr. & Marie Carolyn Ritz
Terry Griffin
PO Box 1361
5115 Swadley St
5140 Simms PI
Arvada, CO 80001
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Gene Pietro
Tech Management Llc
Anthony Moreno & Andrea Moreno
4836 Van Gordon St
12000 W 52nd Ave
5075 Swadley St
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Ronald Vessa & Paula Vessa
Crawford Holding Corp
Melody Flora
5170 Swadley St
8295 Ralston Rd #300
5080 Swadley St
Wheat Ridge, CO 80033
Arvada, CO 80002
Wheat Ridge, CO 80033
James Black & Kristin Black Ronald Yelick & Dory Yelick Spencer Clark & Marilee Clark
14667 Madison St 4675 Easley Rd 2333 S Balsam Ln
Brighton, CO 80602 Golden, CO 80403 Lakewood, CO 80227
Steven Speth & Garee Speth
Oliver Investments Llc
Gary Gosik
5185 Simms PI
5702 W 60th Ave
896 Robinson Hill Rd
Wheat Ridge, CO 80033
Arvada, CO 80003
Golden, CO 80403
Hydrotropics o
J & B Jones Ptshp Lllp
Robert Hall & Debra Hall
140 W 5
11 Carla Cir
5124 Swadley St
At 80002
Broomfield, CO 80020
Wheat Ridge, CO 80033
John Cillessen & Janeil Cillessen
John Locke & Sandra Locke
John Turek & Nancy Turek
13020 W 58th Ave
5175 Swadley St
5105 Simms PI
Arvada, CO 80002
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Kent Schaeffer & Lelani Schaeffer
Classic Mechanical Inc
A Deorio Marital Ralph
5190 Swadley St
4975 Van Gordon St
3051 Nelson Dr
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Lakewood, CO 80215
Jacqueline Oglevie & Shaun Baker
Ibc Denver II Llc ful"'W 0
Ward Road Storage Llcp~
PO Box 2121
1153 Bergen Pkwy #M454
5025 Ward Rd
Englewood, CO 80150
Evergreen, CO 80439
Wheat Ridge, CO 80033
Jack Walker & Dannette Walker
City Of Wheat Ridge
Arnold As Cillessen
3628 W 111th Dr
7500 W 29th Ave
Dorothy Ma Cillessen
Westminster, CO 80031
Wheat Ridge, CO 80033
PO Box 740997
Arvada, CO 80006
Grossman Ventures Llc
Aa Wholesale Storage Llc & Redwood Llc
Powderhom Park Iv Partnership Lllp
15030 W 52nd Ave
5040 Acoma St
4896 Van Gordon St
Golden, CO 80403
Denver, CO 80216
Wheat Ridge, CO 80033
Robert Hance
Lee Doud Inc
Patrick & Sarah Smith Lie
11818 W 52nd Ave
11885 W 38th Ave
16036 W Ellsworth Ln
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Golden, CO 80401
Lake Front Partners
Rw Holdings Lie
L B Management Lie
632 Gold Run Rd
4800 Tabor St
11907 W I-70 Frontage Rd N
Boulder, CO 80302
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Gilligan Homes Of Colorado Inc
Tabor Street Realty Venture Lie
Tabor Street Lllp
16463 W 56th Dr
12782 W 75th PI
16463 W 56th Dr
Golden, CO 80403
Arvada, CO 80005
Golden, CO 80403
Lf Enterprises Lie
Baptist Home Association Of Colorado
Mountain Vista Health Center Inc
14887 W 57th Dr
4700 Tabor St #BLDG-12
4800 Tabor St
Golden, CO 80403
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
Baptist ome A Colo Inc
Baptist Home Association Of Colo Inc
Mclean Investments Up
4700 r S DG-12
4800 Tabor St #LOWR
4850 Ward Rd
Whe ge, O 80033
Wheat Ridge, CO 80033
Wheat Ridge, CO 80033
S H O P Properties Lie
Bryan Properties Corp
A-1 Pattern Co Inc
13020 W 58th Ave
1165 S Clayton St
6820 Orion Ct
Arvada, CO 80002
Denver, CO 80210
Arvada, CO 80007
Steven Aberle
Robert Little & Shuku Little
San Remo Inc
4860 Van Gordon St
13900 W 58th Ave
11919 170 Frontage Rd N #112
Wheat Ridge, CO 80033
Arvada, CO 80002
Wheat Ridge, CO 80033
Calabri Lie
Jacobsen Properties Lie
R W Holdings Lie
11919 W 170 Frontage Rd N #103
7993 Orion Way
7790 S Race St
Wheat Ridge, CO 80033
Arvada, CO 80007
Littleton, CO 80122
108 Lie J & S Holdings Lie Pauls Slides Inc
747 Sheridan Blvd #61) 6451 Crestbrook Dr 11919 W I-70 Frontage Rd N #110
Lakewood, CO 80214 Morrison, CO 80465 Wheat Ridge, CO 80033
Rick Eads Lakemont Property Lie Neighborhood Investments Lie
11919 W 1-70 Frontage Rd N #111 11919 N W 170 Frontage Rd 3677 W 103rd Dr
Wheat Ridge, CO 80033 Wheat Ridge, CO 80033 Westminster, CO 80031
Larry Reed & Ramona Reed Mile High Music Properties Lie C William Hennessey
12497 W 69th Ave 11919 W 1-70 Frontage Rd N #118 9376 Garrison Dr
Arvada, CO 80004 Wheat Ridge, CO 80033 Westminster, CO 80021
Bootstrap Investments Lie
85 S Holland St
Lakewood, CO 80226
Hood Properties Lie
11919 W 1-70 Frontage Rd N #121
Wheat Ridge, CO 80033
David Wacker & Gayl Wacker
11919 W 1-70 Frontage Rd N #123
Wheat Ridge, CO 80033
Ray Williams & Leslie Williams
3900 E Mexico Ave #310
Denver, CO 80210
Lakemont Landing Condominium Assn Inc
7790 S Race St
Littleton, CO 80122
0Tgba Properties Lie
p~vlvek:~
6223 Buffalo Run
Littleton, CO 80125
Bighorn Directional Inc
4895 Ward Rd #IA
Wheat Ridge, CO 80033
Regional Transportation District Kate Newman
1600 Blake St. Jefferson County Planning & Zoning
Denver, CO 80202 100 Jefferson County Pky., Suite 3550
Golden, CO 80419
Brian Mott
Valley Water District
Kevin Nichols
IBC Denver II LLC
12101 W. 52nd Ave.
City of Arvada
1153 Bergen Pky., M454
Wheat Ridge, CO 80033
8101 Ralston Rd.
Evergreen, CO 80439
Arvada, CO 80002
Bob Harmsen
Ward Road Storage, LLC
5025 Ward Rd.
Wheat Ridge, CO 80033
Roger Franz & Roger Alfred Franz
5001 Ward Rd
Wheat Ridge, CO 80033
Rd Veternary Hospital Pc Ward
5015 Ward Rd
Wheat Ridge, CO 80033
Ward Road Storage Llc
5025 Ward Rd
Wheat Ridge, CO 80033
Alexis Investments Corp
441 Donelson Pike #310
Nashville, TN 37214
Kaiser Foundation Health Plan Of Colorad
10350 E Dakota Ave
Denver, CO 80247
Kathleen Knight & Nancy Hollinger Merle Mays & Carolyn Mays
9184 Fem Way 12490 W 52nd Ave
Golden, CO 80403 Arvada, CO 80002
Robert Jones & Elaine Jones Ward West Properties Llc
29505 Golden Gate Canyon Rd PO Box 100
Golden, CO 80403 Mead, CO 80542
Lewis Samuel Lazaroff
Calhoun Street Arvada Llc
Winona Mari Lazaroff
2121 S Oneida St #600
550 S Parfet St
Denver, CO 80224
Lakewood, CO 80226
Autumnwood Investments Llc 4865 Ward Road Llc
400 Corporate Cir #O 242 S Olive St
Golden, CO 80401 Denver, CO 80230
* Search Parameters
* Jefferson (CO)
* 9/29/2005
* 2:37 PM
Parcel Number ...19
39 173 01 002
39 173 01 003
39 173 01 005
39 173 01 052
39 173 01 053
39 173 01 055
39 173 01 056
39 173 01 057
39 173 01 058
39 173 01 059
39 173 01 060
39 173 01 096
39 173 00 001
39 173 02 002
39 173 02 005
39 173 02 006
39 173 02 008
39 173 02 010
39 202 01 002
7 JEFFERSON, CO
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John Harper Daniel Travers & Kath ravers Margaret Schoenwald
966 S Josephine St 5154 Zinnia 5192 Zi
Denver, CO 80209 Aga O 80002 -AKa-da, CO 80002
Walter Jonland & Lucill Jonland Byron Kelly & Ranya Kelly Roger Franz & Roger Alfred Franz
5114 Zinnia Ct 12681 W 49th Ave 5001 Ward Rd
Arvada, 0002 Wheat Ridge, CO 80033 Wheat Ridge, CO 80033
Monte Claxto hcya Claxton Kathleen Knight & Nancy Hollinger Nancy Ho 'tiger & Kath en Knight
5132 is St 9184 Fern Way 9184 Fe o in st
vada, CO 80002 Golden, CO 80403 Gold 80 3
Mark Pokorny & Loretta Cirrincione Nancy Franz & Andrew Franz Merle Mays & Carolyn Mays
5122 Zinnia St 4950 Youngfield St 12490 W 52nd Ave
Arvad 80002 Wheat Ridge, CO 80033 Arvada, CO 80002
Rd Vetemary Hospital Pc Ward Sherri Lucian The Bisping
5015 Ward Rd 5182 a St 5185 ' 'a Ct
Wheat Ridge, CO 80033 ada, CO 80002 ada, CO 80002
Byron & Ranya Kelly Daniel Murphy & Jacqueline Murphy Robert Jones & Elaine Jones
12681 W 49th Ave 6261 Urban Ct 29505 Golden Gate Canyon Rd
Wheat Ridge, CO 80033 Arvada, CO 80004 Golden, CO 80403
Jason Roubidoux cite Hobbs Robert Halter & Zula ' Halter Claude Potter &&P 'sift-Potter
5115 Zinnia 5102 Zinn 5184 Zin
Arvad O 80002 A~rya , CO 80002 " A a, CO 80002
Richard Sorensen & Donna Sorensen Bruce Johnson & Beverly Johnson Ward Road Storage Llc
Shia S 5193 Zinni Ward
Arvad 80002 Ayad , CO 80002 Wheat Ridge, CO 80033
Joseph Mcknight & Christine Mcknight Richard Schlupp & Judith Schlupp Lawrence Smith & Julayne Smith
5174 Zinnia 5194 Zinnia Ct 5124 Zinnia C
Arvid , 80002 Arvada, 002 Ar ~ 80002
Gary Eisenbrandt Jeffrey Faist Charles Dill & He 1
5125 Zinni 5134 tit Ct 5183 Zi
Arva 0 80002 ada, CO 80002 A a, CO 80002
Scott Pratt & Cat e Pratt Patrick Dailey Emily Hack
5123 Zinn' 6633 Welch St 515 is Ct
Arv CO 80002 Arvada, CO 80004 'Arvada, CO 80002
Jeraldine Mart' Stuart Sorensen & D' Itermatt Kim Mcpherso
5175 Zi ' Ct 5133 Zinni 5153 is St
a, CO 80002 Ar O 80002 7Crvada, CO 80002
Andrea Chilto manda Gay Chilton David Edward Lawson & J Lawson Lewis Samuel Lazaroff
5173 a St 5152 Zinnia St Winona Mari Lazaroff
ada, CO 80002 Arvada 0002 550 S Parfet St
Lakewood, CO 80226
Randall Bushlack
William Brown & Jud rown
Randy Sons & Eli h-SoTs
5111 Zang St
5131 Zang S
5151 Zar
Arva ,80002
Ar O 80002
A a, CO 80002
Karl Thaden & y Westrich
George Rotola Jr. & ene Kate Rotola
Patrick Dean Wallace
5171 Za t
5181 Zan
5191 an
Ar a, CO 80002
Ay<a , CO 80002
A~ , COd~ 80002
Melvin Greene artha Greene
Brian Edie & De Edie
William Sweet & Julie Sweet
5190 Zan
5180
5170 Zang St
Arv , CO 80002
-At ada, CO 80002
Arvada, 002
Kenneth Pott endy Pott
Douglas Wayne Fos & Sue Foster
Donald Ray Sheely
5150 Za t
5130 Zan
5120 Zang St
At a, CO 80002
Arad , CO 80002
Arv O 80002
Doris Tyler & Michalina Pietras
Mount Olivet Cemetary Assoc
Ward West Properties Llc
51105110 Z -
Ri 44th Ave
12801
Box 100
Ar a, CO 80002
Wheat Ridge, CO 80033
W
heat
Mead, CO 80542 -
Jefferson County School District R-1
Calhoun Street Arvada Llc
Edward Rivas Jr. & Denise Rivas
1829 Denver West Dr
2121 S Oneida St #600
5199 Yank Ct
Golden, CO 80401
Denver, CO 80224
A~-Va 10 80002
Terry & Judy Du n
Craig Coon & Barbar Coon
James Schleske & Met ith Schleske
5189 Yan
5179 Yank C
5169 Yank
A , CO 80002
Ar O 80002
Arv , CO 80002
Bruce Schwab & Ardis Schwab Paul Genest & Ren s Phillips Smith & _Mary Van Smith
5159 Yank Ct 5149 Yank 5139 Yan
Arvada 80002 Arva O 80002 Arv CO 80002
Merlin Wh!'~nm John & M A Bistline William Smith eslie Smith
5138 Ct 5148 Yank C 5158 Ya t
rvada, CO 80002 AZ 80002 A a, CO 80002
John Ferrero ay wing-ferrero Kelly Fields & Paul 'e~s Shellie Kreme
5168 Y Ct 5178 Yank 5188 Ya t
a, CO 80002 APAtdtr, CO 80002 A a, CO 80002
Raymond Eg Carmen Eggert Randal Crowden & Tammy Crowden Bridget Green & Jim C_arrasquillo
51981 t 5197 Youngfeld 5187 Youngfie
a, CO 80002 Arvada 002 Arv ada, 80002
Mary Romano James Wellbrock & Jea e Wellbrock Ward & Neena zhti-
rmer
5177 Youn Ct 5167 Young fie) 5157 You geld Ct
Arv O 80002 Arvada 80002 Arva ,CO 80002
Herbert Finkel & Michelle Finkel Thomas Reed & C P auren David Easter amela Maya Easter
5147 Youn t 5137 Youn f Ct 5136 Yo gfield Ct
Arva O 80002 A v , 80002 Arv CO 80002
Paul Kornafel ith Kornafel- William Karlin & yn Karlin Dennis Angelo & Elaine Marie Angelo
5146 Yo eld Ct 5156 Yo e d Ct 5166 Youngfield
Ar a, CO 80002 Ar a, CO 80002 Arvada, C 002
Joseph Sninchak & 1 Shinchak jNanette Wilmot-ke ing James Steven Kennedy _
5176 Youngfi t hael Keas ' Deanette Bec Ke
Ada 80002 6 Y gfield Ct 5196 Youn ada, CO 80002 Arvad O 80002
Alexis Investments Corp Autumnwood Investments Llc 4865 Ward Road Llc
441 Donelson Pike #310 400 Corporate Cir #O 242 S Olive St
Nashville, TN 37214 Golden, CO 80401 Denver, CO 80230
Kaiser Foundation Health Plan Of Colorad Marx Properties Inc West Ridge 4 Llc
10350 E Dakota Ave 1295 W Littleton Blvd 4875 Ward Rd 4200
Denver, CO 80247 Littleton, CO 80120 Wheat Ridge, CO 80033
48th & B4 Lllp Ward 48tP80002 Osprey One Investments Lp
5394 Marshall St #400 539 400 11880 W 30th PI
Arvada, CO 80002 A Lakewood, CO 80215
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:
PA0602 Quarter Section Map No.:
Citywide Related Cases:
Case History: Resolution adopting the
Review Body:
APN:
2nd Review Body:
2nd Review Date:
I Northwest Subarea Plan .
PC: 5/18/06
CC
_ Decision-making Body: CC
Approval/Denial Date:
Reso/Ordinance No.:
Conditions of Approval:
District: I
Payne
]Active Date Received: 5/812006
Pre-App Date: F_
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